HomeMy WebLinkAbout2022-09-14 Planning Commission Regular MeetingAg enda
Planning Commission
City Of E dina, Minnesota
City H all, Council Cham ber s
Wednesday, Septem ber 14, 2022
7:00 PM
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I.Ca ll To Ord er
II.Roll Ca ll
III.Approva l Of Meeting Agenda
IV.Approva l Of Meeting Min u tes
A.Draft Minutes of Regu la r Meetin g August 24, 2022
V.Special Recogn ition s An d Presentation s
A.W elcom e Studen t Com m ission ers- Sha y aa n Ga n d h i and Sara h
Hu
VI.Com m u n ity Com m ent
During "Community Comment," the Board/Commission will invite residents to share relevant issues
or concerns. Individuals must limit their comments to three minutes. The Chair may limit the
number of speakers on the same issue in the interest of time and topic. G enerally speaking, items
that are elsewhere on tonight's agenda may not be addressed during Community Comment.
Individuals should not expect the Chair or Board/Commission Members to respond to their
comments tonight. Instead, the Board/Commission might refer the matter to sta% for
consideration at a future meeting.
VII.Pu b lic Hea rings
A.Zon ing Ordin ance Am endm en t, to revise the PUD-16 Zonin g
District to include a new Overa ll Develop m ent Pla n a n d Site
Plan Review for 7200 a n d 7250 France Aven u e
VIII.Rep orts/Recom m en d ation s
A.2023 Pla n n ing Com m ission W ork Pla n
IX.Cha ir An d Mem ber Com m ents
X.Sta6 Com m ents
XI.Adjournm en t
The City of Edina wants all residents to be comfortable being part of the public
process. If you need assistance in the way of hearing ampli9cation, an
interpreter, large-print documents or something else, please call 952-927-8861
72 hours in advance of the meeting.
Date: S eptember 14, 2022 Agenda Item #: I V.A.
To:P lanning C ommission Item Type:
Minutes
F rom:Liz O ls on, Administrative S upport S pecialist
Item Activity:
Subject:Draft Minutes of R egular Meeting Augus t 24, 2022 Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve the draft minutes from August 24, 2022.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Draft Minutes August 24, 2022
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 1 of 4
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
August 24, 2022
I. Call To Order
Chair Agnew called the meeting to order at 7:02 PM.
II. Roll Call
Answering the roll call were: Commissioners Miranda, Strauss, Barberot, Bennett, Padilla, Smith, and
Chair Agnew. Staff Present: Cary Teague, Community Development Director, Kris Aaker, Assistant
Planner, Scott Neal, City Manager, Bill Neuendorf, Economic Development Manager, Liz Olson,
Administrative Support Specialist.
Absent from the roll call: Commissioner Hayward, Alkire, and Olson.
III. Approval Of Meeting Agenda
Commissioner Padilla moved to approve the August 24, 2022, agenda. Commissioner
Miranda seconded the motion. Motion carried unanimously.
Commissioner Bennett arrived at 7:04 p.m.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, July 27, 2022, and August 10, 2022
Commissioner Smith moved to approve the July 27, 2022, and August 10, 2022, meeting
minutes. Commissioner Padilla seconded the motion. Motion carried unanimously.
V. Community Comment
None.
VI. Public Hearings
A. B-22-15, Setback Variance at 5900 Zenith Avenue S
Assistant Planner Aaker presented the request of 5900 Zenith Avenue S for a setback variance . Staff
recommended approval of the setback variance, as requested subject to the findings and conditions listed
in the staff report.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 2 of 4
Staff answered Commission questions.
Appearing for the Applicant
Mr. Brian & Mrs. Cassie DeLaitsch, property owners, addressed the Commission.
Public Hearing
None.
Commissioner Strauss moved to close the public hearing. Commissioner Smith seconded
the motion. Motion carried unanimously.
The Commission discussed the setback variance.
Motion
Commissioner Smith moved that the Planning Commission recommend approval of the setback
variance as outlined in the staff memo subject to the conditions and findings therein.
Commissioner Strauss seconded the motion. Motion carried unanimously.
B. Preliminary Rezoning from PID, Planned Industrial District to PUD, Planned Unit
Development at 5146 Eden Avenue (Former Public Works Site)
City Manager Neal introduced Economic Development Manager Bill Neuendorf who presented the
request for a Preliminary Rezoning to PUD. Staff recommended approval of the preliminary rezoning to
PUD, as requested subject to the findings and conditions listed in the staff report.
Director Teague answered Commission questions.
Appearing for the Applicant
Mr. Alex Hall, United Properties; Terry Minarik and Jake Coryell from Think Confluence; Brian Larson, Zac
Rosenow, Christine Soma, Kathy Moris and Katherine Gilster from Pope Design; Jordan Brookens, Shea Design;
and Erin Jordan, Traffic Engineer at SEH addressed the Commission and answered questions.
The Commission asked questions of the applicants.
Public Hearing
None.
Commissioner Bennett moved to close the public hearing. Commissioner Miranda seconded
the motion. Motion carried unanimously.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 3 of 4
The Commission discussed the Preliminary Rezoning from PID (Planned Industrial District) to PUD
(Planned Unit Development) and provided the following feedback:
The aspects of the project, in general are great and overall, a good development
Missing some of the key context of the framework and excitement embedded in it
This deviates from some of the framework and the framework has the hope for significant change
There are other creative uses that could have been explored
Does not want to see something that is repeating other projects
This is not going to promote the change the City deserves
There is still a huge missing component in this project
This is providing the best of what has been planned over the last ten years
Like the idea of senior cooperative housing with an allocation for low-income housing
Like to see more consideration of alternatives
Would like to see this more pedestrian friendly with round abouts that have bike paths
Signal monitoring is needed for pedestrian recognition
Needs more safety and truly be friendly to alternative forms of traffic
This project fails as a people centered hub for Grandview
This site is crucial for this neighborhood and does not meet what the area needs
The City has a huge responsibility and nothing ties this together
There is no mixed use on the property (no vertical mixed use) and is not a memorable
development
Appreciated seeing the story of the ten years of work done on this space
The community is running out of space and this is a generational opportunity
This is not the best project that could be placed on this site
Motion
Commissioner Strauss moved that the Planning Commission recommend approval to the City
Council of the Preliminary Rezoning from PID to PUD at 5146 Eden Avenue, as outlined in the
staff memo subject to the conditions and findings therein. Commissioner Padilla seconded the
motion. 3 Ayes (Strauss, Padilla, Smith), 3 Nays (Miranda, Bennett, Agnew). Motion moved
forward with a tie vote.
VII. Reports/Recommendations
A. 2023 Planning Commission Work Plan
Director Teague reviewed the 2023 Planning Commission Work Plan.
Staff answered Commission questions.
VIII. Correspondence and Petitions
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 4 of 4
Received.
IX. Chair and Member Comments
Received.
X. Staff Comments
Received.
XI. Adjournment
Commissioner Strauss moved to adjourn the August 24, 2022, Meeting of the Edina Planning
Commission at 9:29 PM. Commissioner Miranda seconded the motion. Motion carried
unanimously.
Date: S eptember 14, 2022 Agenda Item #: V.A.
To:P lanning C ommission Item Type:
O ther
F rom:
Item Activity:
Subject:Welc ome S tudent C ommis s ioners- S hayaan G andhi
and S arah Hu
Information
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
I N TR O D U C TI O N:
Date: S eptember 14, 2022 Agenda Item #: VI I.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:Zoning O rdinanc e Amendment, to revis e the P UD-16
Zoning Dis tric t to inc lude a new O verall Development
P lan and S ite P lan R eview for 7200 and 7250 F ranc e
Avenue
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
R ecommend the C ity C ouncil approve the proposal.
I N TR O D U C TI O N:
Orion Investment is requesting a Zoning Ordinance Amendment for a completely new redevelopment
project for the subject property. T his site received a rezoning approval to P lanned U nit Development-16
in 2019; however, the project was never constructed. T he underlying, or previous zoning on the site is
P O D, P lanned Office D istrict. T he existing P U D would allow two six-story buildings with 299 unit of
housing and 30,000 square feet of retail/restaurants and 10 owner occupied townhomes. T he previous
P O D, P lanned Office D istrict would allow 113,000 square feet of office/medical office use.
T he existing office buildings and parking ramp on the sites would be removed. T he existing parking
ramp is in a very poor state of repair. T he project would be developed in two phases. T he first phase
would be the construction of a five-story 124,620 square foot office building and coffee shop with
underground parking at the 7250 F rance Site. T he 7200 site would include a ponding area, sidewalks,
green space, landscaping and surface parking where the future building pad would be.
P hase 2 would include a similar sized building in height and square footage, with the future use of
housing with retail (150 units). P ermanent parking for P hase 1 would be required to be included in the
P hase 2 development.
T his request would require the following:
A R ezoning/O rdinance Amendment to revise the P U D -16, P lanned U nit Development District
to establish a new Overall Development P lan and Site P lan review for P hase 1.
AT TAC HME N T S:
Description
Staff Report and Memos
Applicant Narrative
AFO Review (Mic Johns on)
Site Location, Zoning, & Comp. Plan
Proposed Plans and Renderings 1 of 4
Proposed Plans and Renderings 2 of 4
Proposed Plans and Renderings 3 of 4
Proposed Plans and Renderings 4 of 4
Better Together Public Hearing Comment Report
Previous ly Approved Plans and Renderings
Southdale Design Experience Guidelines
Draft Ordinance
Traffic and Parking Study
Staff Pres entation
Applicant Pres entation
September 14, 2022
Planning Commission
Cary Teague, Community Development Director
Zoning Ordinance Amendment, to revise the PUD-16 Zoning District to include a new
Overall Development Plan and Site Plan Review for 7200 and 7250 France Avenue
Information / Background:
Orion Investment is requesting a Zoning Ordinance Amendment for a completely new
redevelopment project for the subject property. This site received a rezoning approval to
Planned Unit Development-16 in 2019; however, the project was never constructed. (See
attached approved plans.) The underlying, or previous zoning on the site is POD, Planned
Office District. The existing PUD would allow two six-story buildings with 299 unit of
housing and 30,000 square feet of retail/restaurants and 10 owner occupied townhomes.
The previous POD, Planned Office District would allow 113,000 square feet of
office/medical office use.
The existing office buildings and parking ramp on the sites would be removed. The existing
parking ramp is in a very poor state of repair. The project would be developed in two
phases. The first phase would be the construction of a five-story 124,620 square foot office
building and coffee shop with underground parking at the 7250 France Site. The 7200 site
would include a ponding area, sidewalks, green space, landscaping and surface parking where
the future building pad would be.
Phase 2 would include a similar sized building in height and square footage, with the future
use of housing with retail (150 units). Permanent parking for Phase 1 would be required to
be included in the Phase 2 development.
This request would require the following:
A Rezoning/Ordinance Amendment to revise the PUD-16, Planned Unit
Development District to establish a new Overall Development Plan and Site Plan
review for Phase 1.
Flexibility is requested through the PUD for reduced setbacks building height, floor area ratio,
building coverage and parking stalls.
STAFF REPORT Page 2
The applicant has gone through the sketch plan process and per the attached applicant narrative
have made the following changes to the plans in response:
Address the West Promenade Street Room typology 1A:
incorporated Woonerf in north-south direction
bikes and vehicles share Woonerf with striped bike lanes and vegetated
median strip.
due to extreme grade changes, the Woonerf itself was not determined to be
appropriate location for pedestrians to share; pedestrian paths are closer to
proposed buildings for safety and accessibility.
West 72 ½ street (AKA Danila Street)
Developed to become a pedestrian-only public realm and a network of
accessible green spaces with art located at intersection with France
Building scale and fenestration:
“75% of building walls to be at setback line to support creation of street room”
When considering Danila Street as “street” as defined by the applicable
typologies, the proposed buildings meet this requirement.
“All building façades are prime (including parking) and must be designed accordingly.
There is no back side of a building. “
Removed grocery store from program – all facades of proposed building have
been carefully considered as prime with mix of human-scaled glazing and
natural materials
“All facades on the first vertical 60 feet of a building (above grade) shall use natural
materials facing the public realm.”
Natural materials have been selected for portions of all facades within first 60
feet of building above grade
“The landscape of the West Promenade should reinforce the characteristics of the
neighborhood: tree lined to make sidewalks pleasant and safe to be on, creating a
green vertical street room that is always pleasant to walk down”
Danila Street connects the greater Southdale district through this site with a
pedestrian-scaled greenway featuring a mix of native landscape, paths with
seating, and spaces primed for community events and art installations. This
path connects further west to the beautified retention basin nature area, and
to the north-south accessible pedestrian path connecting 72nd Street to
Gallagher.
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Senior Housing, Sunrise assisted living facility; zoned PSR-4, Planned Senior Citizen
District and guided OR, Office Residential.
Easterly: Macy’s Home Store; zoned PCD-3, Planned Commercial District and guided MXC,
Mixed Use Center.
Southerly: Office building; zoned POD-1, Planned Office District and guided OR, Office
Residential.
Westerly: Apartments and duplexes; zoned PRD, Planned Residential District and guided High
Density Residential, and zoned R-2, Double Dwelling Unit District and guided Low
Density Residential.
STAFF REPORT Page 3
Existing Site Features
The subject property is 5.2 acres in size, contains two existing 4-story office buildings, a parking ramp,
surface parking and a wooded area. The parking ramp is in an extremely poor condition.
Planning
Guide Plan designation: OR, Office Residential.
Zoning: PUD-16, Planned Unit Development -16
Greater Southdale District Design Experience Guidelines - City Goals
The development pattern is generally consistent with the previously approved plans and does
attempt to address the Greater Southdale District Design Experience Guidelines. The
following remain the highlights the proposal: The division of the property into smaller blocks
and the provision of public pedestrian and vehicle access and connections through the site
(comprises 19% of the entire site); At final build out, there would be no visible surface parking
stalls from France Avenue, and public realm created through the site. Phase 1 does include a
surface parking lot with 83 parking stalls.
The applicant has not followed the street room typology for the east-west street (Typology 4),
where the building must step in after the initial 60 feet in height. That is the same for the area
along France. Below is the typology that should be followed along France:
Dimensional Characteristics of Street Room Typology 2
Cornelia Overlay at France Avenue
France Avenue
At sketch plan review, Mic Johnson, AFO, the City’s consultant on the Greater Southdale Area
Vision Plan reviewed the revised plans and has provided feedback. (See attached AFO review.)
The applicant has attempted to address the AFO review. (See attached applicant narrative.
Meeting these street room typologies could be made a condition of any approval.
STAFF REPORT Page 4
Parking
Based on the City Code requirement, Section 36-1311, (this application was made prior to the
adoption of the new parking regulations) Phase 1, 124,620 s.f. of office and a 2,200 s.f. coffee
shop would require 700 parking stalls (423 under the new ordinance.) The project would
provide 317 parking stalls, 219 underground stalls and 15 surface stalls on the Phase 1 site, and
83 parking stalls on the Phase 2 site to the north. At full build out, including the additional 150
units of housing and 10,000 square feet of retail would require 900 parking stalls (606 under the
new ordinance.) The project would provide 468 parking stalls.
Stantec conducted a parking study to determine if the parking provided would be adequate. The
study concludes that there would be adequate parking in both Phase 1 and Phase 2. (See
attached study.) Parking needed for Phase 1 is 289 stalls (317 provided) and Parking needed for
Phase 2 is 356 stalls (468 provided).
Site Circulation/Access/Traffic
Primary access to the proposed development would be off Gallagher Drive and 72nd Street. The access
off France Avenue has been eliminated. The result of the elimination of that access allows more green
space on the site, as the right turn land is eliminated.
Stantec conducted a traffic study. The study concludes that the existing roadways can be supported by
the project. (See attached traffic study.)
Landscaping
Based on the perimeter of the site, 55 overstory trees would be required. The proposed plans
show that over 100 overstory trees on site. A full complement of understory shrubs and bushes
are also proposed.
Grading/Drainage/Utilities
The city engineer has reviewed the proposed plans and found them to be acceptable subject to
the comments and conditions outlined in the attached memo. A site improvement plan
agreement would be required to outline public vs. private responsibilities and ownership for
private improvement on public property. 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, architectural metal panels, and
glass. The applicant will have a materials board for review at the Planning Commission meeting.
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 area and trash enclosures would be on the inside of the building/parking ramp.
STAFF REPORT Page 5
Building Height
The previously approved project for this site allowed building height up to 67.5 feet. The
previous building height requirement for this site was 4 stories and 48 feet. The applicant is
requesting flexibility from this standard through the new PUD rezoning of 84 feet.
Within the underlying POD zoning district, the Edina City Code requires that buildings 5-6
stories tall be setback two times the height of the building from the property line of single-family
homes. The building height is 84 feet; therefore a 168-foot setback is required. The distance as
proposed would be 255 feet, therefore would be code compliant.
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:
(1) It is the policy of the City to require the construction of sidewalks and trails
wherever feasible so as to encourage pedestrian and bicycle connectivity throughout
the City. Therefore, developments shall provide sidewalks and trails which adjoin the
applicant's property:
a. In locations shown on the City's sidewalk and trail plan; and
b. In other locations where the council finds that the provision of such sidewalks and
trails enhance public access to mass transit facilities or connections to other
existing or planned sidewalks, trails or public facilities.
(2) Developments shall provide sidewalks between building entrances and sidewalks or
trails which exist or which will be constructed pursuant to this section.
(3) Developments shall provide direct sidewalk and trail connections with adjoining
properties where appropriate.
(4) Developments must provide direct sidewalk and trail connections to transit
stations or transit stops adjoining the property.
(5) Design standards for sidewalks and trails shall be prescribed by the engineer.
(6) Nonresidential developments having an off-street automobile parking requirement
of 20 or more spaces must provide off-street bicycle parking spaces where bicycles
may be parked and secured from theft by their owners. The minimum number of
bicycle parking spaces required shall be five percent of the automobile parking
space requirement. The design and placement of bicycle parking spaces and bicycle
racks used to secure bicycles shall be subject to the approval of the city engineer.
Whenever possible, bicycle parking spaces shall be located within 50 feet of a
public entrance to a principal building.
(b) The expense of the improvements set forth in subsection (a) of this section shall be
borne by the applicant.
The proposal to add 150 units of housing and an office building with retail/commercial uses on
France Avenue with extensive pedestrian walkway opportunities through and around the
perimeter of the site would enhance the pedestrian experience in the area. The plans are
consistent with the vision document for the Greater Southdale Area by providing a 50-foot
STAFF REPORT Page 6
setback on France Avenue and 72nd Street. The Setback on Gallagher Drive is proposed at 25
feet, consistent with the previously approved plans.
Planned Unit Development (PUD)
Per Section 36-253 the following are the regulations for a PUD:
1. 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.
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.
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 (1)
land use in the Comprehensive Plan, the City may require that the
STAFF REPORT Page 7
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;
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;
ii. permitted densities may be specifically stated in the appropriate
planned development designation and shall be in general
conformance with the Comprehensive Plan; and
iii. 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 previously approved plans were found to meet the above standards, and therefore, the
site was rezoned to PUD. While the plans have been downgraded to make for a more
economically feasible project, staff believes the proposal would still meet the purpose and
intent of the PUD, as most of the above criteria would be met. The site is guided in the
Comprehensive Plan for “Office Residential,” which allows for office, retail and multi-family
housing in a density range of up to 75 units per acre. The proposal still is a mixed-use
(horizontal mixed-use) development including office, retail, and multi-family residential
within the required density range.
The previous project and existing zoning on this site requires affordable housing to be
provided within the project. Staff recommends that the multi-family housing development
provide 10% of the units within the project for affordable housing.
The proposal would create a more efficient and creative use of the property than existing.
The site would be divided up with a public north-south vehicle, bike and pedestrian path as
well as an east west pedestrian path. Parking would be primarily enclosed with limited
surface parking behind the building, eliminating the surface parking that exists today.
The project will be required to meet the City’s sustainability policy. The sustainability
coordinator has reviewed the proposal and submitted comments within the engineering
memo. (See attached.)
Comprehensive Plan
The proposed density and uses are all consistent with the City’s 2040 Comprehensive Plan.
As mentioned, the site is designated as OR, Office Residential The description of Land Uses
within the Comprehensive Plan is as follows:
Transitional areas along major thoroughfares or between higher-intensity districts and
residential districts.
Upgrade existing streetscape and building appearance, improve pedestrian and transit
environment.
Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail
and service uses (not including “big box" retail).
Encourage structured parking and open space linkages where feasible; emphasize the
enhancement of the pedestrian environment.
50%/50% estimated residential/commercial mixed-use.
STAFF REPORT Page 8
Compliance Table
City Standard
(PUD-16)
(Measured to the
curb)
POD District
(Measured to the
curb)
Proposed
(Measured to the
curb)
Front – 72nd Street
Front – France Ave.
Front – Galagher Drive
Side – West (north half)
Side – West (south half
35 feet
39 feet
20 feet
90 feet
45 feet
30 feet
50 feet
30 feet
20 feet
20 feet
30 feet
50 feet
25 feet*
150 feet
90 feet
Building Height 6 stories and 67 feet 4 stories and 48 feet 5-6 stories and
84 feet*
Floor Area Ratio (FAR) 1.8 .50 1.0*
Building Coverage .30 .31*
Parking Office/retail – 456
spaces
Housing – 150 spaces
Total – 606 spaces
468 spaces*
*Requires Variance from the original zoning requirement
STAFF REPORT Page 9
PRIMARY ISSUES/STAFF RECOMMENDATION
Primary Issues
Are the proposed changes to the approved Overall Development Plan reasonable
to justify amending the PUD rezoning for this site?
Yes. Staff does support the revised PUD, for the following reasons:
1. While the plans are more flawed that the previously approved plans, they still do generally
address the Greater Southdale District Design Experience Guidelines. Highlights continue
to include: The division of the property into smaller blocks and the provision of
pedestrian, bicycle and vehicle access and connections through the site both east-west and
north-south; increasing the public realm on the site; eliminating most of the surface
parking stalls, with none being visible from France Avenue in the Phase 2 build out. The
street typology that requires buildings step in 10 feet above 60 feet in height shall be made a
condition of approval. Affordable housing should be required within the future apartment
project as well as public art located along France Avenue. They will be seeking a LEED
certified building in Phase 1.
2. The project would meet the following goals of the Comprehensive Plan:
Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and
service uses (not including “big box" retail).
Encourage structured parking and open space linkages where feasible; emphasize the
enhancement of the pedestrian environment.
Locate and orient vehicle parking, vehicular access, service areas and utilities to
minimize their visual impact on the property and on adjacent/surrounding
properties, without compromising the safety and attractiveness of adjacent
streets, parks, and open spaces.
Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
Limit driveway access from primary streets while encouraging access from
secondary streets.
Provision of the north-south public vehicle, bike and pedestrian connection
through the site.
Encourage the development of parking lots or structures so they can be shared
by more than one building on the site or by buildings on neighboring sites, and
which can transition over time to other uses if parking needs change.
Increase mixed-use development where supported by adequate infrastructure to
minimize traffic congestion, support transit, and diversify the tax base.
Support the development of mixed-use districts that provide a variety of living
opportunities within a walkable and livable area.
Recognize and support commercial, office, and industrial job centers that draw
workers from the city and across the region.
Ensure that the city’s roads continue to evolve to act as connectors, rather than
as barriers. Incorporate amenities and infrastructure into public corridors to
make them beautiful, efficient, and multimodal public spaces that contribute to
community identity and pride.
50%/50% estimated residential/commercial mixed-use.
3. The proposal meets the City’s criteria for PUD zoning. In summary the PUD zoning
would:
STAFF REPORT Page 10
Create a more pedestrian-friendly development with the construction of improved
sidewalks and connections to the Promenade. The project would bring vibrancy to
the area.
The building would be of high-quality architectural brick, metal, stone, and glass.
Ensure that the buildings proposed in Phase 1 would be the only buildings built on
the site unless an amendment to the PUD is approved by City Council. Phase 2
would be required to be multi-family residential with some retail commercial as
long as there is adequate parking on the site for all phases.
Project would add to the City’s affordable housing stock by providing 10% of the
units in Phase 2 for affordable housing.
Provide for a more creative site design, consistent with goals and policies in the
Comprehensive Plan.
Enhance green space and landscaping and utilize sustainable concepts.
Meet the City’s sustainability policy, including seeking a LEED certified building in
Phase 1.
Provide 19% of the site for public use.
4. The provision of public space still makes up 19% of the site for the interior public
sidewalks, driveways, bike space and public realm. If the public space in front of the
building on France, Gallagher and 72nd street was included it would make up 38% of the
site. (See attached public realm graphic.)
5. The proposed height is justified. While the proposed buildings would be taller than the
previously approved project it would still meet the required setback of buildings 5-6 feet
tall to R-1 property. Edina City Code requires that buildings 5-6 stories tall be setback two
times the height of the building from the property line of single-family homes. The building
height is 84 feet; therefore a 168-foot setback is required. The distance as proposed would
be 255 feet.
6. The existing roadways and proposed parking would support the project. Stantec
conducted a traffic and parking impact study and concluded that the proposed
development could be supported by the existing roads and proposed parking.
Recommendation
A case can be made for approval and denial of this project. Below provides options for the Planning
Commission and City Council to consider:
Denial
Recommend the City Council deny the request for Zoning Ordinance Amendment and new
Overall Development Plan for PUD-16.
Denial is based on the following findings:
1. Does not adequately address the Greater Southdale District Design Experience
Guidelines like the originally approved plan did. The streetscape is less active due to more
street level parking within the structures. The street typologies have not been adequately
followed.
STAFF REPORT Page 11
2. The proposed project would not meet the criteria for Rezoning to PUD.
3. The proposed building height is too tall compared to the previously approved project for
the site, and there is not an adequate setback to Gallagher Drive.
Approval
Recommend the City Council approve the request for Zoning Ordinance Amendment and
new Overall Development Plan for PUD-16.
Approval is based on the following findings:
1. The proposed land uses, and density are consistent with the Comprehensive Plan.
2. The proposal still 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 Promenade. The project would bring vibrancy to
the area.
b. The building would be of high-quality architectural brick, metal, stone, and glass.
c. Ensure that the buildings proposed in Phase 1 would be the only buildings built on
the site unless an amendment to the PUD is approved by City Council. Phase 2
would be required to be multi-family residential with some retail commercial as long
as there is adequate parking on the site for all phases.
d. Project would add to the City’s affordable housing stock by providing 10% of the
units in Phase 2 for affordable housing.
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.
g. Meet the City’s sustainability policy, including seeking a LEED certified building in
Phase 1.
h. Provide 19% of the site for public use.
3. The PUD would ensure that the development proposed would be the only building that
would be allowed on the site unless an amendment to the PUD is approved by City
Council.
4. The plans address the Greater Southdale District Design Experience Guidelines as
follows: The division of the property into smaller blocks and the provision of
pedestrian, bicycle and vehicle access and connections through the site both east-west
and north-south; increasing the public realm on the site; eliminating most of the surface
parking stalls, with none being visible from France Avenue in the Phase 2 build out.
Affordable housing should be required within the future apartment project as well as
public art located along France Avenue
5. The proposed project would meet the following goals and policies of the
Comprehensive Plan:
Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail
and service uses (not including “big box" retail).
STAFF REPORT Page 12
Encourage structured parking and open space linkages where feasible; emphasize the
enhancement of the pedestrian environment.
Locate and orient vehicle parking, vehicular access, service areas and utilities to
minimize their visual impact on the property and on adjacent/surrounding properties,
without compromising the safety and attractiveness of adjacent streets, parks, and open
spaces.
Provide sidewalks along primary streets and connections to adjacent neighborhoods
along secondary streets or walkways.
Limit driveway access from primary streets while encouraging access from secondary
streets.
Provision of the north-south public vehicle, bike and pedestrian connection through the
site.
Encourage the development of parking lots or structures so they can be shared by
more than one building on the site or by buildings on neighboring sites, and which can
transition over time to other uses if parking needs change.
Increase mixed-use development where supported by adequate infrastructure to
minimize traffic congestion, support transit, and diversify the tax base.
Support the development of mixed-use districts that provide a variety of living
opportunities within a walkable and livable area.
Recognize and support commercial, office, and industrial job centers that draw workers
from the city and across the region.
Ensure that the city’s roads continue to evolve to act as connectors, rather than as
barriers. Incorporate amenities and infrastructure into public corridors to make them
beautiful, efficient, and multimodal public spaces that contribute to community identity
and pride.
50%/50% estimated residential/commercial mixed-use.
6. The existing roadways and proposed parking would support the project. Stantec
conducted a traffic and parking impact study and concluded that the proposed
development could be supported by the existing roads and proposed parking.
Approval is subject to the following Conditions:
1. The Final Development Plans must be generally consistent with the Preliminary Development
Plans dated August 28, 2022.
2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of
the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be
submitted for one and one-half times the cost amount for completing the required
landscaping, screening, or erosion control measures at the time of any building permit.
3. Provision of code compliant bike racks for each use near the building entrances.
4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City
Code.
5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require
revisions to the approved plans to meet the district’s requirements.
7. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of Final
STAFF REPORT Page 13
Approval.
8.Phase 2 of the project must include affordable housing within the project, compliant
with the City’s affordable housing policy. Final determination to be made at final
approval for Phase 2.
9.Compliance with the conditions outlined in the director of engineering’s memo dated
September 1, 2022.
10.Compliance with the Stantec Consulting Traffic & Parking Study recommendations.
11.Subject to the Zoning Ordinance Amendment revising the PUD-16, Planned Unit
Development for this site.
12.Public sidewalks must be a minimum of 5 feet in width with a 5-foot boulevard on Gallagher
Drive and West 72nd Street, and 8 feet minimum width with an 8-foot boulevard on
France Avenue.
13.Dedication of public access easements of the east-west and north-south sidewalks and drive-
aisles through the site and sidewalks around the perimeter of the site.
14.Submittal of a construction management plan subject to review and approval of city staff prior
to issuance of a building permit. The plan must demonstrate minimal impact to pedestrian and
vehicle movement.
15.Hours of construction must be consistent with City Code.
16.The property owner shall be responsible for the maintenance of internal sidewalks and drive
aisles. The City would snow plow a 5-foot path of the sidewalk on France. The property
owners would be responsible for the remaining areas.
17.Public art should be provided along street frontages and the courtyard.
18.Final Plans shall comply with the street typologies in the Southdale Design Experience
Guidelines along France Avenue and the building step in at least ten feet at the 60-foot
building height.
Staff Recommendation
Staff recommends approval of the request subject to the findings and conditions listed above.
Deadline for a City decision: November 1, 2022
DATE: 9/1/2022
TO: 7200 – 7250 France Ave, Owner and Development Team
CC: C ary Teague – Community Development Director
FROM: Chad Millner, PE, Director of Engineering
Ross Bintner, PE, Engineering Services Manager
Zuleyka Marquez, PE, Graduate Engineer
Mattias Oddsson, Engineering Services Intern
Grace Hancock, Sustainability Manager
RE : 7200 – 7250 France Ave – Development Review
The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections,
grading, flood risk, and storm water. Plans reviewed included c ivil, landscape, and survey drawings dated
8/1/2022. Additional staff comments on transportation elements are attached.
Review Comment Required For
General
1. Deliver as -build records of public and private utility infrastructure
post construction , including xyz coordinates for storm, water,
and sanitary infrastructure.
Certificate of Occupancy
2. Staff has had discussions with the Sunrise Senior Living facility
north of the project area. They have concerns with noise and
vibrations and the effect on their residents. Communication with
them will be required to better understand their concerns.
Survey
3. An existing and proposed site condition survey is required. Grading/Building Permit
3.1 Show all existing and proposed public and private easements.
Update existing private easement regarding drainage as needed.
Provide City a copy if updated.
Grading/Building Permit
3.2 Provide easement over Danila St. Grading/Building Permit
Living Streets
4. Design sidewalks to meet ADA requirements. Grading/Building Permit
5. Saw cut concrete sidewalk joints on public sidewalks. Grading/Building Permit
6. Public sidewalks to be minimum 5’ in width with a 5’ boulevard
on Gallagher Drive and West 72nd Street and 8’ minimum width
with 8’ boulevard on France Avenue.
Grading/Building Permit
7. Consider narrowing north -south access road to 12’ lanes to
create a wider (8’-10’) shared-use path on the west side of access
road instead of east side across the 7250 France parcel.
General Comment
8. Increase width of sidewalk to 8’ minimum or 10’ preferred for
west sidewalk across 7200 France to create a shared -use route
or a West P romenade.
General Comment
9. On -site sidewalks are the responsibility of the property owner to
maintain , including snow plowing. City will maintain sidewalks
adjacent to France Avenue and Gallagher Drive.
General Comment
10. Consider relocating access road medians to pedestrian crossing
to serve as refuge island. General Comment
11. Consider covered outdoor bike parking and dedicated bike
parking with underground garage. General Comment
Traffic and Street
12. Review fire access requirements with fire department. Fire truck
turning template attached. Grading/Building Permit
13. Provide traffic study and implement City -approved
recommendations. Grading/Building Permit
14. Driveway entrance permit required for entrance reconstruction.
Add pedestrian ramps. Comply with standard plates 410 and 415. Building Permit
15. Road patching shall conform to Edina standard p lates 540 and 543
on Gallagher Dr and 540 and 545 on 72nd St W . Comply with
County requirements for France Ave S.
Certificate of Occupancy
16. Proposed France Avenue lighting must remain consistent with
Canto light fixtures and be the responsibility of the property
owner.
Grading/Building Permit
Sanitary and Water Utilities
17. Verify fire demand and hydrant locations. Grading/Building Permit
18. Domestic water shall be sized by the developer’s engineer. Grading/Building Permit
19. A looped watermain to the 72nd street right of way to create a
public loop is required. Developer should create plan to serve
future 7200 building with private main and City will pay oversize
to create 8” consistent with City of Edina Water Supply Plan
(SEH 2018) The 8” could be phased with any requirements for
developer improvements on 72 nd street, or stubbed to the right
of way and finished with a future City lead improvement.
20. Domestic sanitary shall be sized by the developer’s engineer. Grading/Building Permit
21. Apply for a sewer and water connection permit with Public
Works . Prior to Starting Utility Work
21.1 Meter required for building service line and combined lines. No
meter required for fire only service line. Grading/Building Permit
21.2 Public Works to determine acceptable installation methods. Grading/Building Permit
22. Disconnected sanitary and water services to be capped at main.
23. A SAC determination will be required by the Metropolitan
Council. The SAC determination will be used by the City to
calculate sewer and water connection charges
Grading/Building Permit
24. Single connection from main for fire and domestic, split after
main connection. Grading/Building Permit
25. Verified well of unknown status located onsite at 7200 France
Ave S. Provide well sealing record. Wells not in use must be
sealed by a licensed well contractor per MN Rules, Chapter 4725.
Grading/Building Permit
Storm Water Utility
26. Provide geotechnical report with soil borings. Grading/Building Permit
27. Provide hydraulic and hydrologic report meeting watershed and
state construction site permit requirements. Grading/Building Permit
28. Submit watershed district permit and copies of private
maintenance agreement in favor of watershed. Grading/Building Permit
29. Provide high points at/near property lines to verify runoff from
both W 72nd St. and France Avenue are eliminated (at permit
and with final as -built survey).
Grading/Building Permit
30. Existing basin LE_20 flood elevation appears to be lowered by
this proposal through the creation of additional flood storage.
This basin has the potential to have extended inundation of
stormwater in flood events.
Confirm that b uilding lowest floor elevation will be a minimum of
2’ above the 100-year HWL of basin.
-or-
Applicant to request a site-specific standard with engineer to
provide groundwater analysis (or confirm that WD standard is
properly used) to confirm that flood exposure does not exist, or
inform the vulnerability reducing measures such as floodproofing
of the underground parking lot (CWRMP Section 3.1.2.2 ).
Grading/Building Permit
31. Infiltration basins are proposed on a site with MPCA hazardous
waste and underground tanks listed. Refer to MNR000018127
and TS0019522 and MNR000017855.
Confirm soil remediation meets MPCA/MDH Guidance to allow
soil infiltrating features. Nine Mile Creek WD permit review
should specifically address this issue.
Grading/Building Permit
32. These sites are served by a private lift station and the
downstream stormwater system has limited capacity. Rate will be
limited to 0.5 cfs or existing conditions, whichever is less.
Current plan meets this requirement through replacement of
private station.
Provide city with documentation of ownership and responsible
party for maintenance of private lift station .
Grading/Building Permit
33. The 7200 property provides conveyance of stormwater and flood
storage for adjacent properties to the south through three
private easements noted on ALTA title survey. Review legal
obligations of easement and propose update that are acceptable
to each property.
Grading/Building Permit
Grading Erosion and Sediment Control
34. A SWPPP consistent with the State General Construction Site
Stormwater Permit is required. Grading/Building Permit
Constructability and Safety
35. Construction staging, traffic control, and pedestrian access plans
will be required. Grading/Building Permit
36. Developer is responsible for maintaining temporary open green
space on 7200 France Ave S in Phase 1A. General
37. Suggest temporary/permanent railing along sidewalks with steep
slopes adjacent.
38. Retaining walls over 4 -ft in height require design by a structural
engineer. Grading/Building Permit
39. Provide an existing condition survey (e.g. video or thorough
photography) of ROW around the sites. Grading/Building Permit
Sustainability
40. Project must follow Sustainable Buildings Policy General
Other Agency Coordination
41. MDH, MPCA and MCES permits required as needed. Grading/Building Permit
42. Nine Mile Creek Watershed District permit is required. Grading/Building Permit
43. Impacts to France Avenue and France Avenue ROW will require
Hennepin County permits. Grading/Building Permit
Turning Performance Analysis 5/1/2013
45.00 ° Inside Cramp Angle:
81.92 in.Axle Track:
5.25 in.Wheel Offset:
16.60 in.Tread Width:
65.99 in.Chassis Overhang:
258.00 in.Wheelbase:
20 ft. 4 in.Inside Turn:
36 ft. 8 in.Curb to Curb:
41 ft. 1 in.Wall to Wall:
Parameters:
Calculated Turning Radii:
Comments:
Truck 12205
Additional Bumper Depth: 19.00 in.
Axle Track
Tread WidthChassis Overhang
Wheelbase
Inside Turning Radius
Wheel Offset
Cramp Angle
Additional Bumper Depth
C
urb to C
urb Turning R
adius
W
all to
W
al
l T
u
rnin
g
R
a
diu
s
84.99 in.Front Overhang
Components
Front Tires
Chassis
Front Bumper
Aerial Device
Tires, Michelin, 425/65R22.50 20 ply XZY 3 tread
Dash-2000, Chassis, PAP/SkyArm/Midmount
Bumper, 19" extended, Imp/Vel
xxxAerial, 100' Pierce Platform
PRIDE #Description
0078244
0070220
0123625
0006900
Notes:
Actual Inside Cramp Angle may be less due to highly specialized options.
Curb to Curb turning radius calculated for a 9.00 inch curb.
Page 1 of 2
Turning Performance Analysis 5/1/2013
Definitions:
Inside Cramp Angle Maximum turning angle of the front inside tire.
Axle Track King-pin to king-pin distance of the front axle.
Wheel Offset Offset from the center-line of the wheel to the king-pin.
Tread Width Width of the tire tread.
Chassis Overhang Distance from the center-line of the front axle to the front edge of the cab. This does not include the
bumper depth.
Additional Bumper Depth Depth that the bumper assembly adds to the front overhang.
Wheelbase Distance between the center lines of the vehicle's front and rear axles.
Inside Turning Radius Radius of the smallest circle around which the vehicle can turn.
Curb to Curb Turning Radius Radius of the smallest circle inside of which the vehicle's tires can turn. This measurement assumes a
curb height of 9 inches.
Wall to Wall Turning Radius Radius of the smallest circle inside of which the entire vehicle can turn. This measurement takes into
account any front overhang due to the chassis, bumper extensions and/or aerial devices.
Page 2 of 2
Widen sidewalk to 8’
shared-use path to form
part of West Promenade
Narrow north-south street
to discourage through
traffic
Remove sharrows,
encourage cyclists to use
off-street facility
Remove sidewalk between
drive lanes
Relocate median to serve
as pedestrian refuge island
Consider covered outdoor
bike parking
Consider dedicated bike
parking within underground
garage
7200-7250 France Site Plan:
Staff Comments on
Transportation Elements
7200 & 7250 France P.U.D. Application Narrative
8/29/2022
Detailed project narrative explaining the proposed plans
This project’s goal is to transform a dilapidated and historically problematic site into a thriving center for
business and community activity. Development of this site has the potential to create 450-600 jobs
when assuming 3-4 per 1,000 sf in jobs
The extreme grade change within the site, paired with the requirement to address the 100-year flood
stormwater needs for the adjacent area, provided numerous challenges to the project team. However,
we were able to use these challenges to our advantage by working with the existing grade, keeping
podium heights human-scaled and at street level, and incorporating ramps and stairs for improved
pedestrian circulation while the roadway remains safely shared between bikes and vehicles.
Below is a summary of the proposed project’s metrics compared to the previously approved PUD
(Ordinance No. 2018-15_PUD-16) on the same site.
· Building Height
o Previously approved maximum PUD building height: 88’-6” feet above Gallagher with 7
stories
o Proposed maximum PUD building height: 84’-0” above Gallagher (see Site Section
Comparison diagram for reference).
· Gross Floor Area (GFA)
o Previously approved GFA:
- Residential: 323,690 (6 floors)
- Retail: 29,300 (1 floor)
- Parking: 132,842 (2 floors)
o Proposed GFA of 7250 (calculated per City of Edina’s definition):
- General Office: 124,620 (5 floors)
- Parking: 97,080 (2 floors below grade)
· Parking Metrics
o Previously approved parking total: 590 stalls
o Proposed parking:
- 7250 France (Phase 1A)
- On grade: 15 stalls
- Below grade: (P1: 110 ) + (P2: 109) = 219 stalls
- Total 7250 parking: 234 stalls
- 7200 France
- (Phase 1B): 83 temporary parking stalls
- (Phase 2): approx. 234 enclosed
- Total 7200 parking: 317 stalls (pending final design)
- 7200 + 7250 Totals by Phase
- Total Phase 1A: 234 parking stalls
- Total Phase 1B: (234 + 83) = 317 parking stalls
- Total Phase 2: potentially 468 (pending final design for 7200)
The proposed uses
· 7250 France:
o General Office
o Retail (approximately 2,000 SF)
· 7200 France:
o Mixed use to potentially include to following:
- 150 Dwelling Units
- 5 Story Building
- Residential: ~150,000 GFA
- Retail
Proposed public easements
· France Ave setback becomes pedestrian corridor with landscaped paths, treescapes, and seating
areas.
· Stormwater retention basin with landscaped paths and overlooks on west side of site.
· Danila Street becomes pedestrian-only corridor connected by ADA-compliant ramps and paths
throughout entirety of site.
How a PUD is justified with this proposal
Per Sec 36-253 of City of Edina Zoning code:
· sustainable design: 7250 will pursuing LEED certification; sustainable efforts include energy
efficient MEP systems, reduced landscape irrigation needs through use of native/drought
tolerant plantings, reduced light pollution, EV charging capacity, among other efforts.
· Landscaping design creates attractive public amenities for the surrounding community; Danila
Street provides a courtyard that can be utilized for accessible pedestrian access to on-site
businesses during the day and then utilized for community events in the evening. The proposed
storm-water basin incorporates public viewing and seating areas along with ADA accessible
pathways across the site. France Ave setback becomes pedestrian corridor with landscaped
paths, treescapes, and seating areas.
· stormwater management: new storm-water basin has been designed to address the historically
problematic storm water issues on site while also transforming it into a public amenity with
overlooks, seating areas, and landscaped paths. The basin public amenity area is sunken below
street level to provide a peaceful respite from the streetscape, immersed in a natural setting.
· Total drainage area addressed with this design: 350,232 sf, including 43,451sf of adjacent
residential lots, and 104,076sf from 7300 Gallagher.
· pedestrian-oriented design: provides a human-scaled street grid by introducing Danila Street at
the midpoint of the site, a pedestrian-only path with ADA-compliant ramps, stairs, benches and
landscaping from France to the new North-South local street and to the new storm-water basin
public nature area on the west side of the site.
· transition to residential neighborhoods: by locating the buildings along the east side of site
adjacent to France, the density is located away from the adjacent residential buildings. The scale
of the proposed buildings is lower or similar to the previously approved PUD; proposed building
heights provide a more gradual transition from the residential neighborhoods in the west to the
commercial center located to the east across France Ave.
How the phasing will work
· Phase 1A (baseline assumption)
o 7250 France: Site prep and building construction.
o 7200 France (west side of site): will become open greenspace as a temporary condition
until design for 7200 development is finalized.
o 7200 France (east side of site): will be developed to meet anticipated stormwater needs
for both parcels in their developed form with a vegetated stormwater detention basin
along the west side of the site. Area designed with careful intention to become a
community asset by providing an accessible and beautiful natural area with paths,
overlooks, and seating.
o New North-South local street: will create the north-south multi-modal connection
providing direct shared vehicle and bike corridor from Gallagher to 72nd street; the
north-south pedestrian connection occurs closer to the buildings in order to provide a
safer, more welcoming, and ADA-compliant path than would otherwise would have
been possible with the extreme grade change of the existing site.
o New East-West pedestrian street – Danila St: will provide ADA-compliant path that
connects pedestrian traffic from France Ave across site. Designed to become an
extension of the ground level building amenities and retail with entries and seating that
spill out onto the public plaza. Which phase?
o France Ave frontage: will provide fully landscaped greenspace and hardscaped
pedestrian plaza along the entirety of the 50’ setback fronting both 7200 and 7250.
· Phase 1B
o Phase 1A is ongoing.
o Pending finalization of tenant types at 7250, supplementary parking for that building
can be provided on existing surface lot portion of 7200. This would be a temporary
condition until 7200 is developed. When the 7200 building is completed, it will provide
similar quantities and distribution of parking as the 7250 building. Development of 7200
and the resulting total parking counts will meet the City of Edina’s requirements.
· Phase 2
o 7200 France (east side of site): Site prep and building construction. The building at 7200
will be of similar height and size of the 7250 building. 7200 France will similarly contain
enclosed parking so that the majority of parking is not visible from surrounding areas.
The remaining areas of the site are to remain as developed in previous phases.
Bullet point summary of how you have implemented recommendations from the sketch plan review
(what changes have been made to the plans)
· Address the West Promenade Street Room typology 1A:
o Incorporated multi-modal local street in north-south direction
- Bikes and vehicles share this street with striped bike lanes and vegetated
median strip.
- Due to extreme grade changes, the street itself was not determined to be
appropriate location for pedestrians to share; pedestrian paths are closer to
proposed buildings for safety and accessibility.
o West 72 ½ street (AKA Danila Street)
- Developed to become a pedestrian-only public realm and a network of
accessible green spaces with art located at intersection with France.
· Building scale and fenestration:
o “75% of building walls to be at setback line to support creation of street room”
- When considering Danila Street as “street” as defined by the applicable
typologies, the proposed buildings meet this requirement.
o “All building façades are prime (including parking) and must be designed accordingly.
There is no back side of a building. “
- Removed grocery store from program – all facades of proposed building have
been carefully considered as prime with mix of human-scaled glazing and
natural materials.
o “All facades on the first vertical 60 feet of a building (above grade) shall use natural
materials facing the public realm.”
- Natural materials have been selected for portions of all facades within first 60
feet of building above grade.
o “The landscape of the West Promenade should reinforce the characteristics of the
neighborhood: tree lined to make sidewalks pleasant and safe to be on, creating a green
vertical street room that is always pleasant to walk down”
- Danila Street connects the greater Southdale district through this site with a
pedestrian-scaled greenway featuring a mix of native landscape, paths with
seating, and spaces primed for community events and art installations. This path
connects further west to the beautified retention basin nature area, and to the
north-south accessible pedestrian path connecting 72nd Street to Gallagher.
Cary:
At your request, we reviewed the PUD submission for the proposed redevelopment of 7200-7250
France Avenue South based on our experience working with the Greater Southdale Work Group to
craft a physical vision for how their guiding principles may translate to the built environment. The
resulting vision for development in the district is to create an enhanced human experience along
existing major and new connector streets, with overall experience shaped via landscape setbacks,
building step backs, a hierarchy of street typologies, transparency at street level, minimizing the
impact of the car, and managing storm water as an amenity. The outcome of our collaborations with
the Work Group is described in the urban design chapter of the Greater Southdale District Plan and
resulted in the Greater Southdale District Design Experience Guidelines (DEG).
The DEG were developed with the understanding that larger sites may yield multiple blocks to be
developed, potentially with infill projects that follow the initial phase of development. Every site has a
program that is relevant to its own successful operations, and should stay within that footprint to
ensure flexibility for future adjacent infill development. On grade parking is strongly discouraged –
particularly a full block of on-grade parking. Unless all of a site’s parking and broader site
infrastructure needs are addressed in the first phase of a PUD, we believe it is in the best interest of
both the developer and the City for each block to be independently developed – without program
needs for one site being accommodated on an adjacent one. This means that in the future there is
not a conflict that would inhibit a site to be fully realized. The proposed phasing of this master plan,
especially as it relates to parking, blurs this line and makes us uncertain of the site’s future flexibility.
This particular site is unique in that it is influenced by four street typologies (Typology 1: Promenades
and Transition Zones; Typology 2: Cornelia Overlay Zone; Typology 3: New Local Streets; Typology
5: Boulevards), which makes it more important that the development of each block be approached
separately. Each façade of each block has a different role to play. And, each block has a different role
to play in the larger development, the north half of this property has the retention pond; this should be
a different consideration than the south half. The master plan should be clear about those
distinctions, but in this case the master plan for the PUD is not clear as there is not a clear division
between the two blocks.
The woonerf experience illustrated in this proposal offers no transparency into buildings, but rather
views of blank walls, lots of stairs, ramping, a parking access door, a typical ramped parking entry,
and no pedestrian sidewalk. All we can imagine is that approach would be duplicated in the design
framework for Phase 2. These elements are not in the Design Experience Guidelines for a reason.
To
City of Edina
Cary Teague, Community Development Director
4801 W. 50th Street
Edina, MN 55424
From Mic Johnson, FAIA
Date August 10, 2022
Page 2 of 4
The kind of space they create is not human-centric, does not promote equity of experience, and does
not encourage people to ‘come to and stay at’ a place. The following comments and questions are
intended to guide clarification from the applicant as to why this is the best solution for this site, located
at a very important gateway at Gallagher and France and a transition into the neighborhood to the
west.
Site Topography and Building Organization
Throughout the report, and by example, the PUD submission itself, it is mentioned that the grades on
the site are extreme. The existing topography is 10-20 feet below the level of the surrounding grades.
However, when one considers Gallagher Drive (elevation 859’ per ESG drawings) and West 72nd
Street (elevation 855’ per ESG drawings), and the south floor elevation of the proposed new Phase 1
entry (beginning at 857’ per ESG drawings), this represents a 3-4 foot difference across the site’s
north-south axis, which stretches 560 feet—making the experience of walking around the site on
West 72nd, France and Gallagher Drive a relatively flat one. The DEG goal was to use the woonerf as
the fourth street that connects Gallagher to 72nd (3-4 foot difference in elevation) to make it easy and
comfortable for bicycle and pedestrian use. Filling in the empty holes left by the previous buildings
with below-grade parking would bring the grade of all of the building footprints up to street level,
allowing that to be the starting point for vertical construction. The woonerf would be a true woonerf
(ADA compliant) and would be constructed roughly at the same grade as France Avenue. The
exterior car ramps, parking garage access doors, stairs, and ADA ramps shown in this proposal all
seem unnecessary in a phased master plan for this site.
Transition to Residential Neighborhood
The DEG goal is not to move density away from the adjacent neighborhoods but to create a transition
that is framed by the scale of the neighborhood. In this part of the district, one-, two-, or three-story
buildings are envisioned to be fronting on a street (West Promenade), defined as a woonerf –
meaning combined pedestrians, bicycles and vehicles with pedestrians having the greatest influence.
New buildings on the east side of the woonerf would then be scaled to transition from the West
Promenade in the form of stepbacks. In this proposal, above the proposed 24-foot first floor at the
edge of the woonerf, the building could step back to the proposed final height of the building. This
would comply with the spirit of the DEG and meet the characteristics of the woonerf as a transition
street within the Cornelia Overlay Zone.
Proposed Danila Street
The DEG recognizes the space between buildings can provide more opportunities for expanding the
public realm and in some cases, to introduce pedestrian-oriented streets into sites. There are other
options such as woonerfs (reduced thru traffic, pedestrians and bicycles having priority) and an
opportunity to create – by linking multiple blocks together – a network of pedestrian-oriented
pathways throughout the district. However, in this instance, using Danila as a pedestrian-only space
may create limitations in how the street network, with the addition of the West Promenade, may
evolve in the future. This is discussed further under Phasing, on the following page. (Woonerfs are
ADA compliant by design if they are to accommodate all residents and visitors equitably.)
Proposed Stormwater Retention Basin
It is unclear what the variation in the basin water level will be from day to day, or after a heavy rain
event, so as an amenity it might have restrictions that would need to be clearer if it were to become a
valued part of community infrastructure. W e also note that the use of sunken gardens in urban
settings has historically been mixed, with their location below street level leaving many people feeling
unsafe for use as part of daily life.
Page 3 of 4
Observations on Phasing
a. Woonerfs are shared streets with pedestrians having precedence over vehicles. Generally,
vehicles move through the street at approximately 5 miles per hour. The City of Edina already
has an example of this type of space in the Nolen Mains development at 50th and France.
The DEG’s use of woonerfs on both the East and West Promenades is to provide a physical
redefinition of the street to become pedestrian and bicycle oriented, with vehicular traffic to
serve new development. The woonerf becomes the primary element in organizing transition
zone spaces that link the entire Southdale district from north to south. New buildings are
intended to frame and characterize the woonerf as a safe pedestrian environment. They are
intended to house new services that support the neighborhood, along with new commercial
programs that create an experience that is shared between building occupants and residents
of the adjacent neighborhoods.
The ‘woonerf’ illustrated in this proposal is essentially a parking garage entry ramp with trees
in the middle of the road with no pedestrian access. As it relates to PUD phasing, if Phase 1
of this proposal were to be a self-contained development as described above (i.e. not
dependent on any use of the Phase 2 site to meet its program/parking needs), the south half
of the woonerf would be constructed as part of Phase 1, with Danila Street completing the
woonerf and providing access to below-grade parking. A future Phase 2 would complete the
north half of the woonerf and share parking access to below-grade parking from Danila Street
with Phase 1.
b. It is unclear how the future Phase 2 will work if its site is developed initially with a 115-car
surface parking lot dedicated to meet the parking requirements/program of Phase 1. Given
that the construction duration for new buildings is generally 2-3 years, approximately one-
third of Phase 1’s parking would be taken out of commission during that time. The DEG
recommends no new on-grade parking in the district. It also intends that each building takes
care of its own services, parking, etc. The hybrid approach outlined in this submission puts
restrictions or a possible future covenant on development of the north parcel based on its
proposed initial use as a surface parking lot. Should this 115-car surface lot be necessary to
meet the required parking counts for Phase 1, it seems highly unlikely that this important
gateway site into the Cornelia neighborhood would ever be developed beyond a surface lot
that is more than 10 feet below the level of surrounding sidewalks. Also of note, this surface
lot is accessed solely via a ramp down from 72nd Street, not from the “woonerf” roadway
shown in the proposal.
c. It is unclear from the information provided whether the two below-grade parking levels are
interconnected within the Phase 1 building or if the access to Phase 1 parking is via the
surface lot. Should the latter be the case, the construction of Phase 2 may limit access to one
level of Phase 1 parking—which again, could be an impediment to future development of the
site.
Other details not addressed:
a. A building service plan has not been discussed; no building facades or plans show
service access point beyond parking access. The Design Experience Guidelines
provide considerations into the how the form of buildings and width of streets impact
the public realm. As it relates to buildings, important factors influencing the
experience in the public realm include the transparency of walls at the ground floor,
and the location of drop offs and parking entries, service vehicle access, and on-site
utility equipment–all of which, if not taken into consideration at the earliest in the
Page 4 of 4
sketch plan and reflected in all phases of the review process, can become unwanted
surprises in the later phases of design and construction.
Additional questions we would encourage the applicant and the Planning Commission/City Council to
consider addressing include:
On grade parking is expressly discouraged in the Design Experience Guidelines. Why does
the current plan ignore this important guideline?
Each building should be able to meet its own internal parking requirements and not depend
on on-grade parking or district parking. Why does the current plan use on-grade parking to
meet parking needs for a Medical Office Building in Phase 1?
In this proposal, there is no discussion about the possibility of extending below grade parking
or basements under the public realm/streets (the woonerf) as an option to expand the parking
footprint without creating a surface lot.
Has the applicant considered adding a level of parking above the ground floor of Phase 1 to
meet all of that building’s parking requirements within its site constraints without limiting
future flexibility of the north parcel? This is a common way to increase parking on a site when
there are limitations to below-grade parking.
District parking, as the on-grade parking implies, should be reserved for districtwide needs,
not those of individual buildings. Is District Parking part of the proposal?
Why does the north elevation not show the full depth of the surface parking lot below France?
Why is there extensive investment being made in the North on-grade parking lot, to be
removed by a future Phase 2?
Why are the sites for Phase 1 and Phase 2 connected by a series of 3 ramps that descend
15 feet down from Gallagher into a surface parking lot and access to 2 levels of below grade
parking before ascending back out to W. 72nd Street?
We understand that Phase 2 is not designed, but it is unclear how the applicant would reach
501 parking stalls, unless they envision adding a P3 level to the Phase 2 project? In addition,
based on the sections provided, it appears that Phase 2 ground floor would be constructed
approximately three feet above grade on 72nd Street.
Why is the roadway not a woonerf as described in the DEG for the West Promenade?
Why are there no provisions for pedestrians on the proposed west roadway – only bicycles
and cars?
Is the road there to only provide access to the Phase 1 below grade parking and on grade
parking and (potential) Phase 2 below-grade parking?
What is the strategy for building services – loading dock, garbage and recycling, medical
wastes (assuming a medical office building), access from the public realm, etc.?
Thank you for the opportunity to review. Please let me know if you have any questions.
Mic
EdinaMN.gov 2
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EdinaMN.gov 3
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LANDSCAPE SITE PLAN
Signature
Typed or Printed Name
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DRAWN BY CHECKED BY
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I hereby certify that this plan, specification, or
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supervision and that I am a duly licensed architect
under the laws of the State of Minnesota
22113
JC TM
7200-7250
7200-7250 France AvenueSouth, Edina, MN
No. Description Date
P.U.D.
SUBMISSION
08/12/2022
LANDSCAPE ARCHITECT530 N THIRD ST, SUITE 120,
MINNEAPOLIS, MN 55102PH: 612.333.3702 FAX: 515.288.8359
www.thinkconfluence.com
INFILTRATION
BASIN
7250
DEVELOPMENT COURTYARD
COURTYARD
Survey Responses
Public Hearing Comments-7200 and 7250
France
Better Together Edina
Project: Public Hearing: 7200 and 7250 France Avenue
VISITORS
30
CONTRIBUTORS
5
RESPONSES
5
0
Registered
0
Unverified
5
Anonymous
0
Registered
0
Unverified
5
Anonymous
Respondent No:1
Login:Anonymous
Email:n/a
Responded At:Aug 22, 2022 14:42:55 pm
Last Seen:Aug 22, 2022 14:42:55 pm
IP Address:n/a
Q1.First and Last Name Melinda Emerson
Q2.Address 7124 Heatherton Trl
Q3.Comment
I don't understand why they are putting surface area parking at 7200 if it won't be there long term and there is ramp parking
available. We should be avoiding traffic on 72nd. Make it a wild flower garden for now.
Respondent No:2
Login:Anonymous
Email:n/a
Responded At:Aug 29, 2022 09:00:38 am
Last Seen:Aug 29, 2022 09:00:38 am
IP Address:n/a
Q1.First and Last Name robert and linda carlson
Q2.Address 5250 grandview sq. unit 2105 edina mn 55436
Q3.Comment
This proposal is a great use of the property -. It provides much needed residential and office needs in this location.. It is
proposed by a quallty developer who has recently completed other successful projects within the City. He has proven his
word is his bond. His developments have todays look and quality above the norm. Suggest this be expedited in a timely
manner. Consternation of any kind should be limited. Thanks for the opportunity to respond. Live in Edina for 12 years.
Respondent No:3
Login:Anonymous
Email:n/a
Responded At:Sep 01, 2022 06:57:40 am
Last Seen:Sep 01, 2022 06:57:40 am
IP Address:n/a
Q1.First and Last Name Linda Carlson
Q2.Address 5250 Grandview Square, #2105, Edina. 55436
Q3.Comment
I think this proposal is perfect for that location. The developer has an excellent history in our wonderful city and can be relied
upon to do an outstanding job on a timely basis. We would hope the city grants approval without much consternation. The
sooner that building is completed the better.
Respondent No:4
Login:Anonymous
Email:n/a
Responded At:Sep 12, 2022 09:00:02 am
Last Seen:Sep 12, 2022 09:00:02 am
IP Address:n/a
Q1.First and Last Name Lorenzo Bassi
Q2.Address 6337 Mildred Avenue, Edina, MN 55439
Q3.Comment
This looks like a great project, and one that would help the area thrive. I believe the idea of having both an office building
and a quality apartment/retail complex in that space is a very good one. I look forward to seeing this project come to life.
Regards, Lorenzo Bassi
Respondent No:5
Login:Anonymous
Email:n/a
Responded At:Sep 12, 2022 11:30:26 am
Last Seen:Sep 12, 2022 11:30:26 am
IP Address:n/a
Q1.First and Last Name Angela Chapman
Q2.Address 5509 Parkwood lane
Q3.Comment
I am very excited to hear more about the building project at 7200 and 7250 France Ave EDINA. From what I have seen so
far I think it will be an amazing improvement for that area! I am definitely for job creation and supporting ways to improve
EDINA. I cant wait for the new buildings!
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue Height Diagram Comparison
Height Diagram - CurrentEdina, MN
November 7, 2018
17-124.01
7200 - 7250 France Avenue Height Diagram
56'
56'
45'-5"
24'-5"
24'-5"
14'
14'
67'-5"
24'-5"
56'
24'
56'45'-5"
67'-5"
56'
APPARENT HEIGHT 65'-5"
DUE TO FIRST LEVEL
BEING 2' BELOW FRANCE
AVE AND GALLAGHER DR.
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue North East View
•6th Floor @ 67’-5”
•Full step back on 6th floor
•Stone on street level
•Brick added on upper levels
CITY COUNCIL MEETING, DECEMBER 4TH
56'-0"
67'-5"
56'-0"
67'-5"
56'-0"
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue South East View
•6th Floor @ 67’-5”
•Full step back on 6th floor
•Stone on street level
•Brick added on upper levels
CITY COUNCIL MEETING, DECEMBER 4TH
56'-0"
67'-5"
56'-0"
67'-5"
56'-0"
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue
•6th Floor @ 67’-5”
•Full step back on 6th floor
•Stone on street level
•partial Brick on upper levels
South West View
CITY COUNCIL MEETING, DECEMBER 4TH
67'-5"
67'-5"
67'-5"
56'-0"
56'-0"
56'-0"
56'-0"
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue
•6th Floor @ 67’-5”
•Full step back on 6th floor
•Stone on street level
•Brick added on upper levels
North West View
67'-5"
67'-5"
67'-5"
67'-5"
56'-0"
56'-0"
CITY COUNCIL MEETING, DECEMBER 4TH
Edina, MN
December 4, 2018
17-124.01
7200 - 7250 France Avenue South East View
•6th Floor @ 67’-5”
•Full step back on 6th floor
•Stone on street level
•Brick added on upper levels
CITY COUNCIL MEETING, DECEMBER 4TH
Greater Southdale District
Design Experience Guidelines
March 5, 2019
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page c
APreface
What are Design Experience Guidelines?
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page A1
For nearly four years, a Work Group comprised of Edina residents and
business leaders contemplated the future evolution of the Greater
Southdale District, using the notion of “experience” as the foundational
element from which to shape the district over the next 50 years. The
first phase of the Work Group’s efforts consisted of developing Working
Principles that would guide the group’s efforts into subsequent stages
as well as suggest a dialog for considering new introductions within
the district. Phase Two translated these principles into an urban design
framework plan that proposed enhanced connections across existing major
streets, introduced a new block framework to encourage walkability, and
posed design strategies to create an improved public realm and promote
higher quality, pedestrian-oriented development.
The broader experience the urban design framework strives to achieve
is the creation of a Greater Southdale District that connects seamlessly
between the existing urban and residential fabric, maximizes the
development potential of each site, enhances walkability and livability, and
encourages interaction among current and future residents, businesses, and
institutions. The urban design framework is the foundation to the Greater
Southdale District Plan, a part of the City of Edina 2018 Comprehensive
Plan. The Greater Southdale District Design Experience Guidelines is a
companion to those documents, outlining high-level planning and design
strategies for public realm, site, and building design supporting the desired
experience outcomes.
The Design Experience Guidelines sets baseline guidance for
developers, designers, City of Edina staff, Planning Commissioners
and members of the City Council when proposing, designing or
evaluating proposed introductions within the Greater Southdale
District.
Use of the Design Experience Guidelines
The Design Experience Guidelines apply to proposed development within
the Greater Southdale District and former Pentagon Park, and should be
referred to when embarking on new development or redevelopment.
The Design Experience Guidelines also offer direction for new public
realm features and the reimagining of existing public infrastructure. The
document does not stand alone; it must be considered as part of a larger
set of district goals, urban design framework and patterns, and policy
guidance outlined in the Greater Southdale District Plan and the 2018
City of Edina Comprehensive Plan. Together, these documents set forth
A. Preface
What are Design Experience Guidelines?
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page A2
City expectations for the future form of the Greater Southdale District, and
inform all potential projects within the district.
The Design Experience Guidelines are not a substitute for City of Edina
zoning codes and ordinances, but instead provide substantial background
for developers and design teams and a framework from which to approach
proposed projects within the district. The Design Experience Guidelines
clarify the dimensional characteristics of eight different Street Room
typologies that together form the experience within the district. The
physical qualities of each street room’s height and width, and shaped by
the architecture of the district, informs the design of the public realm on
streets that connect and bind the human experience of the district. These
physical characteristics also shape the experience of transition – transitions
from existing single-family neighborhoods and transitions into and out of
the district, outlining gradual changes in building scale within these critical
transition areas to bridge between one- and two-story residences and the
greater intensity of the Greater Southdale District.
In conjunction with the Urban Design chapter of the Greater Southdale
District Plan, this document provides both a philosophical and practical
framework to facilitate discussion among the City, development teams, and
the community when considering proposals for change within the district.
During the recommended Sketch Plan review process (described on page
70 of the Greater Southdale District Plan), the Design Experience Guidelines
are intended to facilitate dialog about broader district goals, patterns and
connections, building massing, programmatic opportunities and shared
public realm connectivity. Dialog at this point in the review of a proposal
requires imagination, looking beyond the immediate site to imagine the
creation of a consistently positive human experience, requiring a proposal
to recognize the ways in which it influences that experience on adjacent
and nearby sites. Once a proposal progresses beyond the Sketch Plan, the
document is used as a test of outcomes and touchstone to measure how
every proposal meets the desired district experience.
Further specific design details related to landscaping, curb and intersection
design, stormwater management and daylighting, lighting standards, street
furniture, and a host of other factors related to the experience of the district
will be described in future versions of this or a similar document as the
need for direction related to those features becomes better understood.
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 2
2 The Vision
Aspirations for the Greater Southdale District
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 3
Background and Context
Collectively, for nearly four years, the Greater Southdale Area Work Group has focused on building upon our
community’s history of innovation, engagement and community commitment to create a vision for the possibilities
of the Greater Southdale District. This work has culminated in the Greater Southdale District Plan (adopted
December 2018) and the Greater Southdale District Design Experience Guidelines.
Change is inevitable within the district. In the past five years alone, over 1,500 new housing units have been
constructed or are underway, along with myriad other commercial projects. This is a tremendous opportunity
in time, and in the broader evolution of our community. We can transform the physical environment of the
Greater Southdale District from a traditional car-oriented suburban commercial district with its sea of surface
parking lots and ‘superblocks,’ into a vibrant place whose character is neither urban nor suburban, but blends
the best characteristics of both to create a place that is uniquely of Edina. This new model will support all modes
of transportation (cars, buses, bikes, scooters, and pedestrians) and serve future generations of Edina residents,
employers, and visitors. It will complement, not compete with, the single family neighborhoods that have historically
defined much of the community’s fabric.
Within the broader 750+ acre Greater Southdale District, and the former Pentagon Park, there exist a remarkable
variety of assets. This plan connects those assets with a new street grid that overlays a human scale and allows
access via a variety of transportation options. The plan sets forth a strategy to bridge between adjacent single family
neighborhoods and the more commercially focused areas of the district. And, it uses public realm infrastructure—
including parks, plazas, green streets, woonerfs, and waterways that manage stormwater—as the connective
tissue that gives the district its unique identity. Together, these attributes will set the stage for a remarkable daily
experience for those who live, work and play within the Greater Southdale District.
Aspirations for the Future Greater Southdale District
The Greater Southdale Work Group summarized the overall districtwide vision and land use strategies as part of
the District Plan. These aspirations, which follow, are at the foundation of design policy parameters and the overall
experience we are striving to shape as the Greater Southdale Area evolves over the next 50 years.
1. Imagine Greater Southdale District evolution organized around human activity, with vibrant
pedestrian-focused streets, beautiful parks and public spaces, and endearing and enduring
buildings where:
• A sense of invention is expected from new introductions, both public and private, that build on the
district’s spirit of innovation.
• Its role as regional and local center for living, shopping, working, learning, entertainment, hospitality, and
medical services is enhanced.
• Other Edina neighborhoods, near and distant, benefit from investment in the district and the evolution of
each parcel.
• Investment in the public realm is reflected by a commensurate investment as private parcels evolve.
• Public and civic services accommodate a growing and diverse district and community population.
• Transitions at the district’s edges recognize compatible use and scale and neighboring uses are
perpetuated on their terms.
2. The Vision
The Greater Southdale District Experience
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 4
2. Make the Greater Southdale District the model of healthy urban living where:
• The district’s form encourages healthy living habits, particularly through walking.
• The design of buildings and spaces, both public and private, attract the widest possible range of the
district’s population.
• Storm water is a valued resource by making it part of the experience of the district.
• Emissions and pollutants are mitigated through the introduction of significant tree canopy and limiting
idling vehicles on streets, creating a more inviting walking experience along the district’s streets.
• Sustainable solutions result in a stock of healthy buildings that compel healthy activity for their occupants.
• Public features mitigate impacts of non-local infrastructure, especially to contain the ill effects of adjacent
highways.
3. Invent sustainable infrastructure matching the district’s sense of innovation where:
• Mutually-supportive and forward-looking infrastructure is the norm, looking beyond baseline utilitarian
functions of a single site to create a broadly supportive district infrastructure.
• Infrastructure aligns with the creation of public space in the district, sharing space and resources that result
in compelling, attractive and high-functioning civic spaces.
• Care for and perpetuation of public infrastructure anticipates daily human activity in all seasons.
4. Create neighborhoods of activity within the broader mixed-use patterns of the district where:
• Logical boundaries based on reasonable walking distances are established, with major streets as seams
binding the activity of each side into an inviting and accessible public space.
• Focal points of public activity are found within each neighborhood.
• Key community services and facilities are present and help define the fabric of the District.
• Core services are delivered within each neighborhood or in an adjacent neighborhood.
• Neighborhoods are linked along street and park corridors highlighted by visible human activity.
5. Offer a spectrum of living opportunities integrated through the district where:
• Housing orients to a variety of income levels and household types.
• Ownership options constitute a significant portion of the living opportunities in the area.
• “Missing Middle” living opportunities (duplexes, triplexes, side-by-side or stacked townhouses, rowhouses
with multiple units, and small buildings with four to six apartments) allow a broader range of Edina
residents, workforce members and others to consider relocating to the District.
• Buildings for living strongly orient to the public spaces of each neighborhood within the District.
6. Expand significantly the number and extent of parks and public spaces where:
• Opportunities for the introduction of another large signature public space complement the programming
and activities available at Centennial Lakes.
• An extension of the Promenade to Strachauer Park links neighbors and activity to the district.
• New promenades on the East and West edges of the District create movement corridors for pedestrians
and bicyclists and serve as vital places for a transition between neighborhoods and the District.
• Parks and publicly accessible spaces are clearly visible and directly accessible from the public realm.
• Spaces for visible human activity and occupation, either public or publicly accessible, occur on every block.
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 5
7. Encourage district evolution based on incremental change and the creation of a great pedestrian
experience where:
• A basic framework of streets and blocks encourages pedestrian activity and well-considered buildings.
• A rich variety of public or publicly accessible spaces are woven into the experience of the district.
• Sites and buildings support a pedestrian experience first, with storage of cars not a focus.
• Development on each site links to adjacent streets and to neighboring sites to create continuous, safe, and
inviting pedestrian experiences.
8. Build (or plan for) a street network encouraging pedestrian movement across and through the district
where:
• Walkable block lengths (200 feet) are the baseline framework for development.
• Enhanced and more frequent street crossings facilitates pedestrian movement.
• Wide landscaped boulevards encourage pedestrian activity and create a distinct district signature.
• Community corridors within and extending well beyond the district enhance bicycle and pedestrian access
while accommodating vehicle traffic on pedestrian terms.
9. Imagine transportation in the district where:
• Cars are not the focus and streets accommodate more than vehicles.
• Major streets balance access and mobility.
• Some streets serve as community corridors, linking to other community destinations with features that allow for
movement in addition to cars.
• Transit is a baseline service, both within the district and to non-Edina locations.
• Transportation recognizes trends, including autonomous vehicles and a time when parking structures aren’t
needed for public parking
10. Expect the delivery of high quality, well-designed buildings and sites where:
• Spaces on sites are considered for people first, including connections between sites; then the ways structures
are placed; and then places to store cars are found.
• Visible human activity is prominent and integrated at every site.
• People are brought to the streets via major building entries oriented to major streets.
• Storm water remains visible as an amenity, allowing it to become a central part of the experience of each site.
11. Frame development guidance for evolution where:
• Development review includes the desired experience, not solely quantitative thresholds.
• Accommodation of adjacent and near parcels are considered in the evolution of a single parcel.
• Early reviews focus on ideas, patterns and relationships, not specific and engineered plans, with that part of the
review process based in dialog, not presentation and reaction.
• Demonstrations of quality and especially quality from a long-term perspective are baseline considerations.
• Collaboration leads to a superior result, with the community’s expectations clearly framed as part of the
deliberation.
• Flexibility is not a right, but rather the natural by-product of a fair exchange for benefits, collaboration, and
quality in development.
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 18
STREET ROOM TYPOLOGIES
A hierarchy of streets and pathways within the district is the framework for public realm development and related
building form. Each street across the district has a role in how it serves pedestrians, bicycles and vehicles in
connecting sub-districts, adjacent single family neighborhoods, and the overall Greater Southdale District and
creating a unified sense of place. It is the intent that street typologies define the public realm experience: the space
between buildings, dimensions of building setbacks from the street, heights of facades at the building face at the
street and building step backs, where the façade of the building steps back from the volume of the street room.
Street Room Typology 1: Promenades and Transition Zones
Promenades are new woonerf-type streets on the west side of France Avenue and on the east side of York Avenue.
Within this typology, there are several different variations for new building development in these important
transition zones, responding to and respecting the context of adjacent single family neighborhoods.
Street Room Typology 2: Cornelia Overlay Zone
With the understanding that there is special sensitivity related to new building development near the Cornelia
neighborhood, this is a special zone governing the design of the public realm/street room on the east side of
France Avenue between the north side of 69th Street and Gallagher Drive. Buildings within this zone will be
expected to maintain the east side of the France Avenue street room, but will be of a lower overall scale than new
Transition Zones
1A West Promenade
1B West Promenade (South)
1C East Promenade
2 Cornelia Overlay
3 New Local Streets
4 Primary East-West Streets
5 Boulevards
6 Central Promenade Spine 66TH STREETVALLEY VIEW RD.66TH STREET69TH STREET70TH STREETHAZELTON RD.GALLAGHER DRPARKLAWN AVE76TH STREET77TH STREETMINNESOTA DR72ND STREETEDINBOROUGH WAY
YORK AVENUE
FRANCE AVENUE
XERXES AVENUE
BARRIE RD78TH STREETN
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 20
The sub-district to the west side of France between
69th and Parklawn is a unique transition zone within the
Greater Southdale District. Any proposed developments
within this zone should be approached with special
sensitivity. This means that the street experience within
that zone should be perceived as connected to the
Cornelia neighborhood through landscaping and
trees, and buildings that gradually transition in both
height and function and use between lower intensity
neighborhoods to the more commercially-focused
district on the east side of France Avenue.
The West Promenade, a new north-south pedestrian,
bike and vehicle street/woonerf that accommodates
service access, is envisioned between France Avenue
and the Cornelia neighborhood. This new shared
street is intended to provide service access to new
developments along France (keeping vehicular traffic
out of single family neighborhoods), and providing
a new framework to support the transition from
townhouses and lower-scale residential buildings on
the west side of the West Promenade, to slightly taller
buildings on the east side of the West Promenade.
Street Room Typology 1A
West Promenade / Transition to Cornelia Neighborhood
Transition Zones
1A West Promenade
1B West Promenade (South)
1C East Promenade
2 Cornelia Overlay
3 New Local Streets
4 Primary East-West Streets
5 Boulevards
6Central Promenade Spine
NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE.
YORK AVE.
VALLEY VIEW RD.
BARRIE RD.
XERXES AVE.
EDINBOROUGH WAY77TH STREET78TH STREET
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 21
Dimensional Characteristics of Street Room Typology 1A
West Promenade / Transition to Cornelia Neighborhood
As illustrated in the section above, within this transition zone, building heights will step up incrementally, from
those that are adjacent to single family homes to those that are facing France Avenue to provide a more gradual
transition from the residential neighborhood to the more commercially-oriented Southdale District.
The street room experience within Typology 1A will be shaped by the following experience guidelines:
• New buildings that are adjacent to single family residential properties, on the west side of the West
Promenade, should not exceed 36 feet in height. Townhomes are the preferred residential typology in this area
of the transition zone.
• All ground level space east of the West Promenade should have 20-foot floor-to-floor height. This dimension
allows for flexibility to accommodate one level of retail space along the street, or two-story townhomes facing
the West Promenade.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
• On the east side of the West Promenade, building faces should not exceed 50’ in height. Any height above that
limit should step back 20 feet from the facade of the building.
• On France Avenue, a 50 foot setback is required from curb to face of building with a maximum building height
of 60 feet.
• On individual developments, should the City choose to permit height above the 60-foot height limit, it is
recommended that additional height above 60 feet step back from the face of the building by a minimum of
10 feet in depth and 12 feet in height.
Street Typologies West Promenade
Transition to the Cornelia Neighborhood
A “Woonerf” reallocates the public right-of-way to create a place for people and plantings while accommodating slow-moving vehicles. The street is elevated so it is
flush with the sidewalk, allowing for a continuous walking surface. When the street is closed for public events such as a fes tival, the area becomes a public plaza. The
proposed building setbacks and building step-backs are intended to create a gradual transition in use and scale from the existing Cornelia Neighborhood on the west to
France Avenue to the east. Between a transitional Street “Woonerf” is used as both a collector for neighborhood needs and a barrier against additional vehicular traffic
flowing into the neighborhood.
This street-park hybrid is considered as public open space and needs to be programmed. With a perpetual festival permit in place, the street becomes a venue for
community events such as salsa dancing, a wine crush or a pop-up playground.
Within the district it is the intention to define a series of street rooms each having their own characteristics and connections to the existing neighborhoods and other
parts of the district to enhance the experience of the pedestrian creating both a sense of place and safe environment to be in. The West Promenade is intended to be a
pedestrian and bicycle collector between the existing residential neighborhood.
A1
Traffic Lanes 50 Foot Setback
France Avenue
50 Feet
West Promenade
“Woonerf”
(60’ wide Street)
Single Family ResidenceTownhouses
36 Feet maximum
20 Foot
Step Back
Mixed Use Buildings
60 Feet Maximum
Neighborhood
Street
15 Foot
Front Yard
Setback60 Feet Maximum
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 22
Street Room Typology 1B
West Promenade Between Parklawn and Minnesota Drive
South of the zone designated as Street Room Typology
1A (where the Cornelia transition area immediately
abuts single family neighborhoods), the Street Room
experience shifts to respond to its changing context.
It becomes one that is more commercial in nature and
in concert with the expected higher intensity in the
southwest quadrant the Greater Southdale District.
As the West Promenade extends south into Typology
1B, it continues to serve pedestrian, vehicular and
service access. Uniform building heights on each side
of the West Promenade are intended to support the
transition from existing multi-family housing to taller
buildings at the south end of France Avenue near the
gateway from 494.
Transition Zones
1A West Promenade
1B West Promenade (South)
1C East Promenade
2 Cornelia Overlay
3 New Local Streets
4 Primary East-West Streets
5 Boulevards
6Central Promenade Spine
NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE.
YORK AVE.
VALLEY VIEW RD.
BARRIE RD.
XERXES AVE.
EDINBOROUGH WAY77TH STREET78TH STREET
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 23
Dimensional Characteristics of Street Room Typology 1B
West Side of France Between Parklawn and Minnesota Drive
Within this zone, existing buildings are more commercial in nature and do not immediately abut single family
neighborhoods. This unique condition lends itself to new development along the West Promenade that is still
lower in scale, without the preference for townhomes or smaller scale buildings along one edge, as in Typology 1A.
The street room experience within Typology 1B will be shaped by the following experience guidelines:
• Building faces at the West Promenade within Typology 1B shall not exceed 50 feet in height. Any height above
that limit should step back 20 feet from the facade of the building.
• All street level space shall be 20 feet, floor-to-floor in height. This dimension allows for flexibility for retail space
(on France) and two-story townhomes facing the West Promenade.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
• Building faces on the east side of the West Promenade are intended to provide continuity in scale and
experience from Street Room Typology 1A and from one side of the street to another.
West Promenade
“Woonerf”
(60’ wide Street)
20 Foot
Step Back
50 Feet
20 Foot
Step Back
Street TypologiesWest Promenade A2
A “Woonerf” reallocates
the public right-of-way to
create a place for people
and plantings while
accommodating slow-
moving vehicles.
The street is elevated so it
is flush with the sidewalk,
allowing for a continuous
walking surface. When the
street is closed for public
events such as a festival,
the area becomes a public
plaza.
This street-park hybrid is
considered as public open
space and needs to be
programmed. With a
perpetual festival permit in
place, the street becomes a
venue for community
events such as salsa
dancing, a wine crush or a
pop-up playground.
60 Feet
105 Feet
20 Foot
Step Back
2 Foot Step Back
Traffic Lanes 50 Foot Setback
France Avenue
60 Feet
Maximum
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 32
Street Room Typology 5
The Boulevards
Streets that are included in this typology include the
primary district boulevards such as France Avenue, York
Avenue, W 66th Street and W 77th Street. In addition
to being the widest streets in the district, they also
currently carry a high volume of vehicular traffic. The
intent of this typology is to create streets that connect
the Greater Southdale District to the larger Edina
community. These commercially-focused streets will
reinforce the district’s unique role in serving Edina’s
neighborhoods, while at the same time, recognizing
that the district has a role in the broader metropolitan
region—providing employment, health, retail,
entertainment, and a wide range of housing options.
The streets that fall into Typology 5 will have the
greatest impact in conveying the overall identity of
the district, with wide, multi-use streetscapes lined
with a double row of trees within a consistent 50-foot
setback. Medians may also be present in the boulevard
streetscape to accommodate plantings and/or mass
transit lines and stations. In many cases, boulevards will
be adjacent to the tallest buildings in the district and
will be the locations for transit stops.
Transition Zones
1A West Promenade
1B West Promenade (South)
1C East Promenade
2 Cornelia Overlay
3 New Local Streets
4 Primary East-West Streets
5 Boulevards
6Central Promenade Spine
NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE.
YORK AVE.
VALLEY VIEW RD.
BARRIE RD.
XERXES AVE.
EDINBOROUGH WAY77TH STREET78TH STREET
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 33
Dimensional Characteristics of Street Room Typology 5
The Boulevards
On these wide streets, a sense of scale is maintained by creating a uniform street wall of 60 feet, with taller
structures stepping back from this 60-foot datum. This consistency in building heights along the street will form
the edge of the street room—bridging between lower intensity and transitional areas, and the higher intensity
zones within the Greater Southdale District.
The street room experience within Typology 5 will be shaped by the following experience guidelines:
• On France Avenue, a 50 foot setback is required from curb to face of building with a minimum building height
of 60 feet (diagram at left). Above that 60 foot height, the building face should step back two feet to create a
cornice line, and can then extend to 105 feet. Above 105 feet, building faces must step back an additional 10
feet (as illustrated in diagram at right, above.)
• Building podiums along these streets need to maintain as closely as possible the 60-foot height limit while still
adhering to the guidance of 75% of building face at the setback line to create the fundamental experience of
the street room.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
• Parking and building services should not be accessed via these streets.
• Incorporate 10- to 12-foot wide sidewalks that create opportunities for gathering, outdoor cafes, pavilions, etc.
• Within the 50-foot setback, trees should be planted in a double row to add a strong canopy for pedestrian
activity.
Street Typologies Boulevards
France Avenue, York Avenue, W 66th
Streetand W 76th and W 77th: multi-
modal thoroughfares within the Greater
Southdale District. They have wide, multi-
use streetscapes lined with a double row of
trees. Medians may also be present in the
Boulevard streetscape to accommodate
plantings as well as mass transit lines and
stations. In many cases, Boulevards will be
adjacent to the tallest buildings in the
district and will be the locations for transit
stops.
D
A 50 feet setback is required from curb to
face of building with minimum building
height of 60 feet with a maximum
building height of 105 feet. Any part of
the building above 105 feet requires a 20
foot step back.
Preferred building materials: Concrete,
steel or heavy timber structural frame.
60 Feet
105 Feet
10 Foot
Step Back
2 Foot Step Back
Traffic Lanes50 Foot Setback
France AvenueFrance Avenue
60 Feet
Traffic Lanes50 Foot Setback
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 36
5 Implementing and Measuring the
Guidance
Ten Things to Remember
Greater Southdale District | Design Experience Guidelines
March 5, 2019
page 37
1. Every new development begins with the 200’ x 200’ block, or some variation based on
context.
2. Every block or building in a development will need streets to connect between
buildings. Not all of these streets will need to accommodate vehicles, providing the
opportunity for parks, plazas or courtyards—important parts of the public realm.
3. Buildings will not be greater than 200 feet in length, thereby minimizing the negative
impact continuous walls can have on a comfortable pedestrian experience.
4. All streets are not equal. The plan outlines a hierarchy that is driven by the kind of
experiences that are expected on these streets and how they facilitate an enlivened
public realm.
5. Designated transition zones are about maintaining the quality of life in these areas
without restricting growth in other parts of the district.
6. Promenades and East-West Streets are the bridge between single family
neighborhoods, such as the Cornelia neighborhood of Edina and the west side of
Richfield, to more intense parts of the district.
7. Street Rooms will intersect and overlap each other in many circumstances. At these
intersections, lower building heights should prevail, giving the smaller scaled building
precedence over larger scale buildings.
8. Building footprints above 60 feet in height are limited to 12,000 SF for residential uses,
and 24,000 SF for commercial.
9. Within the first 60 vertical feet of a building, primary materials systems that are
more traditional like brick, stone, glass wall systems are preferred. Above 60 feet,
other materials such as metal wall systems within a larger curtainwall system, can
be introduced. These baseline parameters should not be a deterrent to architectural
innovation but rather are intended to serve as a measure of quality and continuity
throughout the district
10. Transparency at the ground level facing the public realm is key to the individual
experience and is a catalyst for how to activate and maintain a community-based
approach to daily life and experience.
5. Implementing and Measuring the Guidance
Ten Things to Remember
DRAFT ORDINANCE FOR CONSIDERATION _________, 2022
Existing text – XXXX
Stricken text – XXXX
Added text – XXXX
ORDINANCE NO. 2012-__
AN ORDINANCE AMENDING THE ZONING ORDINANCE
TO REVISE THE PUD-16, PLANNED UNIT DEVELOPMENT-16 ZONING DISTRICT
The City Of Edina Ordains:
Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following:
Sec. 36-507 Planned Unit Development District-16 (PUD-16)
(a) Legal description:
Lot 44, Block 1, Oscar Roberts 1st Addition, Hennepin County.
The North 325 Feet of the East 520 Feet of the Southeast 1/4 of the Northeast 1/4 Except
Road. (7200 & 7250 France Avenue)
(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 February
27, 2019 except as amended by City Council Resolution No. 2019-23 on file in the
Office of the Planning Department.
(c) Principal Uses:
All uses allowed in the PCD-2 Zoning District
Multi-family Apartments/Townhomes/Condos.
(d) Accessory Uses:
All accessory uses allowed in the PCD-2 Zoning District.
(e) Conditional Uses:
All conditional uses allowed in the PCD-2 Zoning District.
(f) Development Standards. In addition to the development standards per the PCD-2
Zoning District, the following shall apply:
Required
Building Setbacks
Front – France
Front – Gallagher
Front – 72nd Street (apartments)
Front – 72nd Street (townhomes)
Side – West (townhomes)
Side – West (apartments)
39 feet
20 feet 25 feet
35 feet
20 feet
90 feet
45 feet
Existing text – XXXX
Stricken text – XXXX
Added text – XXXX
2
Building Height 6 stories and 67 feet 84 feet
(Building to be constructed per the approved
plans)
Maximum Floor Area Ratio (FAR) 1.8%
Parking Stalls 590 stalls required (Per the
approved plans)
Phase 1 – 317 stalls
Phase 2 – 468 stalls
Parking Stall Size 8.5 x 18’
Drive Aisle Width 24 feet
(g) Signs shall be regulated per the PCD Zoning District based on the use.
(h) Twenty percent (20%) of the dwelling units in the building shall be dedicated for
affordable housing at 60% or less of area median gross income, for a minimum of 25
years from the date of certificate of occupancy.
(h) Affordable housing units must be included in the project with the
development of housing in Phase 2 per the City’s affordable housing policy
at the time of final approval for Phase 2.
Existing text – XXXX
Stricken text – XXXX
Added text – XXXX
3
Section 2. This ordinance is effective upon approval by the Metropolitan Council of the
Comprehensive Plan Amendment.
First Reading:
Second Reading:
Published:
Attest:
Sharon Allison, City Clerk James B. Hovland, Mayor
Please publish in the Edina Sun Current on:
Send two affidavits of publication.
Bill to Edina City Clerk
File #227705245
September 8, 2022
DRAFT
Prepared by:
Stantec Consulting
Services Inc.
1800 Pioneer Creek Center
Maple Plain, MN 55359
Phone: 7963-479-4200
Fax: 763-479-4242
Prepared for:
City of Edina
4801 W. 50th Street
Edina, MN 55424
Traffic and Parking Study
for 7200 and 7250 France Avenue
in Edina, MN
September 2022 i
DRAFT
Table of Contents
TABLE OF CONTENTS ..................................................................................... I
1.0 EXECUTIVE SUMMARY ...................................................................... 1-1
2.0 PURPOSE AND BACKGROUND ........................................................... 2-1
3.0 EXISTING CONDITIONS .................................................................... 3-1
4.0 TRAFFIC FORECASTS ........................................................................ 4-1
5.0 TRAFFIC ANALYSIS ........................................................................... 5-1
6.0 PARKING ANALYSIS ......................................................................... 6-1
7.0 CONCLUSIONS AND RECOMMENDATIONS ......................................... 7-1
8.0 APPENDIX ........................................................................................ 8-1
FIGURES
FIGURE 1 PROJECT LOCATION .................................................................. 2-2
FIGURE 2 SITE PLAN ................................................................................ 2-3
FIGURE 3 EXISTING CONDITIONS ............................................................. 3-3
FIGURE 4 WEEKDAY AM PEAK HOUR VOLUMES .......................................... 4-3
FIGURE 5 WEEKDAY PM PEAK HOUR VOLUMES............................................ 4-4
FIGURE 6 WEEKDAY AM PEAK HOUR LEVEL OF SERVICE ............................. 5-5
FIGURE 7 WEEKDAY PM PEAK HOUR LEVEL OF SERVICE ............................... 5-6
I hereby certify that this report was prepared by me or under
my direct supervision and that I am a duly Licensed Professional
Engineer under the laws of the State of Minnesota.
__________________________________ DATE: September 8, 2022
Edward F. Terhaar
License No. 24441
September 2022 1-1
DRAFT
1.0 Executive Summary
The purpose of this Traffic and Parking Study is to evaluate the traffic impacts of the
proposed new mixed use development located at 7200 and 7250 France Avenue in Edina,
MN. The project site is located on the west side of France Avenue between Gallagher Drive
and 72nd Street. The proposed project location is currently occupied by two vacant office
buildings, a parking structure, and surface parking.
This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed
redevelopment at the following intersections:
• France Avenue/70th Street
• France Avenue/Hazelton Road
• France Avenue/72nd Street
• France Avenue/Gallagher Drive
• France Avenue/Parklawn Avenue
• Parklawn Avenue/Gallagher Drive
• Gallagher Drive/proposed access
• 72nd Street/proposed access
The proposed project will involve removal of the existing office building s and constructing
two new buildings. The project includes 468 total on-site parking spaces, with 234 on the
7200 site and 234 on the 7250 site. The entire project is expected to be completed by
2027.
The land uses and sizes assumed for this study are shown below:
• 7250 Building – 124,620 square feet of general office and a 2,200 square foot coffee
shop.
• 7200 Building – 150 apartment units and 10,000 square feet of general retail space.
As shown in the site plan, the project includes access on Gallagher Drive and 72nd Street.
The project will be constructed in phases, with the 7250 building constructed first and the
7200 building constructed at a later date.
The conclusions drawn from the information and analyses presented in this report are as
follows:
• The proposed development is expected to generate 372 trips during the weekday
a.m. peak hour, 340 trips during the weekday p.m. peak hour, and 3,214 weekday
daily trips.
• The traffic generated by the proposed development has minimal impact on the
intersection operations at the study intersections. No improvements are needed at
these intersections to accommodate the proposed project.
September 2022 1-2
DRAFT
• Traffic volumes on 72nd Street west of Lynmar Lane are expected to increase by 57
trips during the a.m. peak hour and 48 trips during the p.m. peak hour.
• The proposed project is designed to provide both pedestrian and bicycle connections
to the surrounding infrastructure. Space for pedestrian amenities is provided along
all streets surrounding the project. Access to the Nine Mile Creek Regional Trail is
provided at the Gallagher Drive crosswalk.
• Both short-term and long-term bicycle spaces should be provided in order to
accommodate employees, customers, and residents. The short-term spaces should
be located near building entrances and provide facilities to securely park each
bicycle. Long-term spaces for residents should be provided in the parking ramp or in
a separate room within the building. The provision of a bicycle maintenance stati on
would help encourage bicycle use by all site users.
• The proposed number of parking spaces can accommodate the expected peak
parking demand based on Institute of Transportation Engineers (ITE) data for both
Phase 1 and full development of the site.
• Edina City code requires 1.0 parking space per apartment unit and 1 space per 300
square feet for the office, retail, and coffee shop uses. This equates to 422 total
spaces for Phase 1 and 605 total spaces for the full development.
• Per City requirements, a Travel Demand Management (TDM) plan is required for this
project. The goal of the TDM plan is to reduce vehicular trips during peak hours and
carbon emissions from vehicles. TDM strategies for this site include:
o Providing maps that show the area bus routes and schedules.
o Providing maps of bicycle and pedestrian facilities.
o Providing information on starting and joining commuter programs.
o Providing long-term and short-term bicycle parking spaces for site users.
o Offering a pre-paid Metro Transit Go-To Card to all new residents and
employees.
September 2022 2-1
DRAFT
2.0 Purpose and Background
The purpose of this Traffic and Parking Study is to evaluate the traffic impacts of the
proposed new mixed use development located at 7200 and 7250 France Avenue in Edina,
MN. The project site is located on the west side of France Avenue between Gallagher Drive
and 72nd Street. The proposed project location is currently occupied by two vacant office
buildings, a parking structure, and surface parking. The project location is shown in Figure
1.
This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed
redevelopment at the following intersections:
• France Avenue/70th Street
• France Avenue/Hazelton Road
• France Avenue/72nd Street
• France Avenue/Gallagher Drive
• France Avenue/Parklawn Avenue
• Parklawn Avenue/Gallagher Drive
• Gallagher Drive/proposed access
• 72nd Street/proposed access
Proposed Development Characteristics
The proposed project will involve removal of the existing office building s and constructing
two new buildings. The project includes 468 total on-site parking spaces, with 234 on the
7200 site and 234 on the 7250 site. The entire project is expected to be completed by
2027. The current site plan is shown in Figure 2.
The land uses and sizes assumed for this study are shown below:
• 7250 Building – 124,620 square feet of general office and a 2,200 square foot coffee
shop.
• 7200 Building – 150 apartment units and 10,000 square feet of general retail space.
As shown in the site plan, the project includes access on Gallagher Drive and 72nd Street.
The project will be constructed in phases, with the 7250 building constructed first and the
7200 building constructed at a later date.
September 2022 2-2
DRAFT
September 2022 2-3
DRAFT
September 2022 3-1
DRAFT
3.0 Existing Conditions
The proposed site is currently occupied by two vacant office buildings, a parking structure,
and surface parking. The site is bounded by France Avenue to the east, Gallagher Drive to
the south, 72nd Street to the north, and residential areas to the west.
Near the site location, France Avenue is a six-lane divided roadway with turn lanes at major
intersections. Gallagher Drive and 72nd Street are a two-lane roadways. Existing conditions
at intersections near the proposed project location are shown in Figure 3.
France Avenue/70th Street (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The eastbound
and westbound approaches provide one left turn lane, one through lane, and one right turn
lane. The northbound and southbound approaches provides one left turn lane, two through
lanes, and one through/right turn lane.
France Avenue/Hazelton Road (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The westbound
approach provides one left turn lane, one through lane, and one right turn lane. The
eastbound approach proves one left turn and one through/right turn lane. The southbound
approach provides one left turn lane, two through lanes, and one through/right turn lane.
The northbound approach provides one left turn lane, three through lanes, and one right
turn lane.
France Avenue/72nd Street (minor street stop sign control)
This intersection has three approaches and is controlled with a stop sign on the eastbound
72nd Street approach. The eastbound approach provides one right turn lane. The
northbound approach provides one left turn lane and three through lanes. The southbound
approach provides two through lanes and one through/right turn lane. Left turns are not
allowed from 72nd Street onto France Avenue.
France Avenue/Gallagher Drive (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The eastb ound
and westbound approaches provide one left turn lane and one through/right turn lane. The
northbound and southbound approaches provide one left turn lane, two through lanes, and
one through/right turn lane.
France Avenue/Parklawn Avenue (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The eastbound
and westbound approaches provide one left turn lane, one through lane, and one right turn
lane. The southbound approach provides one left turn lane, two through lanes, and one
through/right turn lane. The northbound approach provides one left turn lane, three
through lanes, and one right turn lane.
September 2022 3-2
DRAFT
Parklawn Avenue/Gallagher Drive (minor street stop sign control)
This intersection has three approaches and is controlled with a stop sign on the southbound
Gallagher Drive approach. The eastbound approach provides one left turn/through lane.
The westbound approach provides one through/right turn lane. The southbound approach
provides one left/right turn lane.
72nd Street/Cornelia Drive (all-way stop sign control)
This intersection has four approaches and is controlled with stop signs on all approaches.
All approaches provide one left turn/through/right turn lane.
Turn movement data for the intersections was collected during the weekday a.m. (7:00 -
9:00 a.m.) and p.m. (4:00 - 6:00 p.m.) peak periods in July 2022.
September 2022 3-3
DRAFT
September 2022 4-1
DRAFT
4.0 Traffic Forecasts
Traffic Forecast Scenarios
To adequately address the impacts of the proposed project, forecasts and analyses were
completed for the year 2027. Specifically, weekday a.m. and p.m. peak hour traffic
forecasts were completed for the following scenarios:
• 2022 Existing. Existing volumes were determined through traffic counts at the subject
intersections. The existing volume information includes trips generated by the uses
near the project site.
• 2027 No-Build. Existing volumes at the subject intersections were increased by 0.5
percent per year to determine 2027 No-Build volumes. The 0.5 percent per year
growth rate was calculated based on both recent growth experienced near the site and
projected growth in the area.
• 2027 Build. Trips generated by the proposed development were added to the 2027
No-Build volumes to determine 2027 Build volumes.
Trip Generation
Weekday a.m. and p.m. peak hour trip generation for the proposed development were
calculated based on data presented in the eleventh edition of Trip Generation, published by
the Institute of Transportation Engineers (ITE). Trips generated by the existing uses were
based on the traffic count data. The resultant trip generation estimates are shown in
Table 4-1.
Table 4-1
Trip Generation for Proposed Project
Land Use Size Weekday AM Peak
Hour
Weekday PM Peak
Hour
Weekday
Daily
In Out Total In Out Total Total
7200 Building
Apartments 150 DU 13 43 56 36 23 59 681
General Retail 10,000 SF 14 10 24 33 33 66 545
Subtotal 27 53 80 69 56 125 1226
7250 Building
General Office 124,620 SF 166 23 189 30 149 179 1351
Coffee Shop 2,200 SF 52 51 103 18 18 36 637
Subtotal 218 74 292 48 167 215 1988
Totals 245 127 372 117 223 340 3214
DU=dwelling unit, SF=square feet
The coffee shop is expected to be utilized by residents, employees, and visitors as well as
the general public. The trip totals for the coffee shop have been reduced to account for
residents, employees, and visitors who will already be on-site.
September 2022 4-2
DRAFT
Trip Distribution Percentages
Trip distribution percentages for the subject development trips were established based on
the nearby roadway network, existing and expected future traffic patterns, and location of
the subject development in relation to major attractions and population concentrations.
The distribution percentages for trips generated by the proposed development are as
follows:
• 30 percent to/from the north on France Avenue
• 7 percent to/from the west on 72nd Street
• 8 percent to/from the north of Cornelia Drive
• 5 percent to/from the east on 70th Street
• 5 percent to/from the east on Hazelton Road
• 5 percent to/from the east on Gallagher Drive
• 5 percent to/from the west on Parklawn Avenue
• 5 percent to/from the east on Parklawn Avenue
• 30 percent to/from the south on France Avenue
Traffic Volumes
Development trips were assigned to the surrounding roadway network using the preceding
trip distribution percentages. Traffic volumes were established for all the forecasting
scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant
traffic volumes are presented in Figures 4 and 5.
September 2022 4-3
DRAFT
September 2022 4-4
DRAFT
September 2022 5-1
DRAFT
5.0 Traffic Analysis
Intersection Level of Service Analysis
Traffic analyses were completed for the subject intersections for all scenarios described
earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial
analysis was completed using existing geometrics and intersection control.
Capacity analysis results are presented in terms of level of service (LOS), which is defined in
terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the
best intersection operation, with little delay for each vehicle using the intersection. LOS F
represents the worst intersection operation with excessive delay. The following is a detailed
description of the conditions described by each LOS designation:
• Level of service A corresponds to a free flow condition with motorists virtually
unaffected by the intersection control mechanism. For a signalized or an
unsignalized intersection, the average delay per vehicle would be approximately 10
seconds or less.
• Level of service B represents stable flow with a high degree of freedom, b ut with
some influence from the intersection control device and the traffic volumes. For a
signalized intersection, the average delay ranges from 10 to 20 seconds. An
unsignalized intersection would have delays ranging from 10 to 15 seconds for this
level.
• Level of service C depicts a restricted flow which remains stable, but with significant
influence from the intersection control device and the traffic volumes. The general
level of comfort and convenience changes noticeably at this level. The delay r anges
from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an
unsignalized intersection at this level.
• Level of service D corresponds to high-density flow in which speed and freedom are
significantly restricted. Though traffi c flow remains stable, reductions in comfort and
convenience are experienced. The control delay for this level is 35 to 55 seconds for
a signalized intersection and 25 to 35 seconds for an unsignalized intersection.
• Level of service E represents unstable flow of traffic at or near the capacity of the
intersection with poor levels of comfort and convenience. The delay ranges from 55
to 80 seconds for a signalized intersection and from 35 to 50 seconds for an
unsignalized intersection at this level.
• Level of service F represents forced flow in which the volume of traffic approaching
the intersection exceeds the volume that can be served. Characteristics often
experienced include long queues, stop-and-go waves, poor travel times, low comfort
and convenience, and increased accident exposure. Delays over 80 seconds for a
signalized intersection and over 50 seconds for an unsignalized intersection
correspond to this level of service.
September 2022 5-2
DRAFT
The LOS results for the study intersections are presented in Figures 6 and 7 and discussed
below.
France Avenue/70th Street (traffic signal control) - During the a.m. peak hour under
existing, 2027 No-Build, and 2027 Build conditions, all movements operate at LOS D or
better. The overall intersection operates at LOS D for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS D for all
scenarios.
France Avenue/Hazelton Road (traffic signal control) - During the a.m. peak hour under
existing, 2027 No-Build, and 2027 Build conditions, all movements operate at LOS D or
better. The overall intersection operates at LOS C for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS D for all
scenarios.
France Avenue/72nd Street (minor street stop sign control) - During the a.m. peak hour
under existing, 2027 No-Build, and 2027 Build conditions, all movements operate at LOS C
or better. The overall intersection operates at LOS A for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS C or better. The overall intersection operates at LOS A for all
scenarios.
France Avenue/Gallagher Drive (traffic signal control) - During the a.m. peak hour under
existing, 2027 No-Build, and 2027 Build conditions, all movements operate at LOS D or
better. The overall intersection operates at LOS D for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS C for all
scenarios.
France Avenue/Parklawn Avenue (traffic signal control) - During the a.m. peak hour under
existing, 2027 No-Build, and 2027 Build conditions, all movements operate at LOS E or
better. The overall intersection operates at LOS D for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS C for all
scenarios.
Parklawn Avenue/Gallagher Drive (minor street stop sign control) - During the a.m. peak
hour under existing, 2027 No-Build, and 2027 Build conditions, all movements operate at
LOS A. The overall intersection operates at LOS A for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS B or better. The overall intersection operates at LOS A for all
scenarios.
September 2022 5-3
DRAFT
72nd Street/Cornelia Drive (all-way stop sign control) - During the a.m. peak hour under
existing, 2027 No-Build, and 2027 Build conditions, all movements operate at LOS A. The
overall intersection operates at LOS A for all scenarios.
During the p.m. peak hour under existing, 2027 No-Build, and 2027 Build conditions, all
movements operate at LOS A. The overall intersection operates at LOS A for all scenarios.
Gallagher Drive/proposed access (minor street stop control) - During the a.m. peak hour
under 2027 Build conditions, all movements operate at LOS B or better. The overall
intersection operates at LOS A for all scenarios.
During the p.m. peak hour under 2027 Build conditions, all movements operate at LOS B or
better. The overall intersection operates at LOS A for all scenarios.
72nd Street/proposed access (minor street stop control) - During the a.m. peak hour under
2027 Build conditions, all movements operate at LOS B or better. The overall intersection
operates at LOS A for all scenarios.
During the p.m. peak hour under 2027 Build conditions, all movements operate at LOS A.
The overall intersection operates at LOS A for all scenarios.
Overall Traffic Impacts
The traffic generated by the proposed development has minimal impact on the intersection
operations at the study intersections. No improvements are needed at these intersections
to accommodate the proposed project.
72nd Street Impacts
72nd Street extends west from France Avenue and provides connections to residential areas
west of the project site. 72nd Street is also used to access 70th Street via connections to
Cornelia Drive and Wooddale Avenue. Observations indicate that traffic utilizing 72nd Street
is a mixture of local trips and trips accessing 70th Street.
Under existing conditions, the office building has two access points on 72nd Street. Through
observations and data collected at the access locations for previous studies completed for
this site, approximately 15% of existing site trips used 72nd Street west of Lynmar Lane to
access the site. Under future conditions, this equates to 57 trips during the a.m. peak hour
and 48 trips during the p.m. peak hour.
Bicycle and Pedestrian Facilities
Under existing conditions, sidewalk is provided on both sides of France Avenue, on the
north/west side of Gallagher Drive west of France Avenue, and on the north side of 72nd
Street west of France Avenue. The Nine Mile Creek Regional Trail is located on the
south/east side of Gallagher Drive. Striped crosswalks and pedestrian signal heads are
provided at all signalized intersections along France Avenue.
The proposed project is designed to provide both pedestrian and bicycle connections to the
surrounding infrastructure. Space for pedestrian amenities is provided along all streets
surrounding the project. Access to the Nine Mile Creek Regional Trail is provided at the
Gallagher Drive crosswalk.
September 2022 5-4
DRAFT
The site plan does not specifically indicate the location or number of bicycle parking spaces.
Both short-term and long-term bicycle spaces should be provided in order to accommodate
employees, customers, and residents. The short-term spaces should be located near
building entrances and provide facilities to securely park each bicycle. Long -term spaces for
residents should be provided in the parking ramp or in a separate room within the building.
The provision of a bicycle maintenance station would help encourage bicycle use by all site
users.
Transit Facilities
The subject site presently is served by the Metro Transit bus route 6 . Bus stops exist on
France Avenue, Gallagher Drive, Parklawn Avenue, and Hazelton Road.
Travel Demand Management Plan (TDM)
Per City requirements, a Travel Demand Management (TDM) plan is required for this
project. The goal of the TDM plan is to reduce vehicular trips during peak hours and carbon
emissions from vehicles. TDM strategies for this site include:
• Providing maps that show the area bus routes and schedules.
• Providing maps of bicycle and pedestrian facilities.
• Providing information on starting and joining commuter programs.
• Providing long-term and short-term bicycle parking spaces for site users.
• Offering a pre-paid Metro Transit Go-To Card to all new residents and employees.
The goal of the TDM plan is a 10-20 percent reduction in single occupant vehicle trips. The
TDM plan strategies should be implemented at the time the project i s complete and fully
operational. The overall cost of the strategies is estimated at $2,000.
September 2022 5-5
DRAFT
September 2022 5-6
DRAFT
September 2022 6-1
DRAFT
6.0 Parking Analysis
The entire project will ultimately include 468 on-site parking spaces, with 234 on the 7200
site and 234 on the 7250 site. The first phase of the project will be construction of the
7250 building, which will include 219 underground stalls, 15 surface stalls, and 83
temporary stalls on the 7200 site. Therefore the 7250 building will have access to 317
stalls until the 7200 building is constructed at a later date. The total number of parking
stalls for each phase of the project is shown below:
• Phase 1 (7250 building only) – 317 stalls
• Full build (7250 and 7200 buildings) – 468 stalls
Parking data from the Institute of Transportation Engineers (ITE) was used to determine the
expected parking demand for the proposed land uses. Data provided in the ITE publication
Parking Generation, 5th Edition, indicates the various proposed uses peak at different times
during the day. The ITE data was adjusted to account for the expected modal split for the
site.
Based on the ITE data, the peak weekday parking demand for Phase 1 is 289 spaces, which
occurs between 8 am and 11 am. The 317 spaces provided for Phase 1 can accommodate
the expected peak parking demand. The peak parking demand for the entire development
356 spaces, which occurs between 8 am and 11 am. The 468 spaces provided for the entire
development can accommodate the expected peak parking demand.
If the retail and apartment for the 7200 building change from those currently assumed, the
parking calculations should be updated to ensure adequate on-site parking.
Edina City code requires 1.0 parking space per apartment unit and 1 space per 300 square
feet for the office, retail, and coffee shop uses. This equates to 422 total spaces for Phase 1
and 605 total spaces for the full development.
September 2022 7-1
DRAFT
7.0 Conclusions and Recommendations
The conclusions drawn from the information and analyses presented in t his report are as
follows:
• The proposed development is expected to generate 372 trips during the weekday
a.m. peak hour, 340 trips during the weekday p.m. peak hour, and 3,214 weekday
daily trips.
• The traffic generated by the proposed development has minimal impact on the
intersection operations at the study intersections. No improvements are needed at
these intersections to accommodate the proposed project.
• Traffic volumes on 72nd Street west of Lynmar Lane are expected to increase by 57
trips during the a.m. peak hour and 48 trips during the p.m. peak hour.
• The proposed project is designed to provide both pedestrian and bicycle connections
to the surrounding infrastructure. Space for pedestrian amenities is provided along
all streets surrounding the project. Access to the Nine Mile Creek Regional Trail is
provided at the Gallagher Drive crosswalk.
• Both short-term and long-term bicycle spaces should be provided in order to
accommodate employees, customers, and residents. The short-term spaces should
be located near building entrances and provide facilities to securely park each
bicycle. Long-term spaces for residents should be provided in the parking ramp or in
a separate room within the building. The provision of a bicycle maintenance stati on
would help encourage bicycle use by all site users.
• The proposed number of parking spaces can accommodate the expected peak
parking demand based on Institute of Transportation Engineers (ITE) data for both
Phase 1 and full development of the site.
• Edina City code requires 1.0 parking space per apartment unit and 1 space per 300
square feet for the office, retail, and coffee shop uses. This equates to 422 total
spaces for Phase 1 and 605 total spaces for the full development.
• Per City requirements, a Travel Demand Management (TDM) plan is required for this
project. The goal of the TDM plan is to reduce vehicular trips during peak hours and
carbon emissions from vehicles. TDM strategies for this site include:
o Providing maps that show the area bus routes and schedules.
o Providing maps of bicycle and pedestrian facilities.
o Providing information on starting and joining commuter programs.
o Providing long-term and short-term bicycle parking spaces for site users.
o Offering a pre-paid Metro Transit Go-To Card to all new residents and
employees.
September 2022 8-1
DRAFT
8.0 Appendix
• Level of Service Worksheets
Zoning Ordinance Amendment to Revise PUD-
16 –7200 & 7250 France Avenue
EdinaMN.gov 2
Site
EdinaMN.gov 3
Site
Site
EdinaMN.gov 4
2019 Approved Overall
Development Plan
EdinaMN.gov 5
2019 Approved Overall
Development Plan
Site
EdinaMN.gov 6
EdinaMN.gov 7
Sketch Plan Proposal
Revisions from Sketch Plan:
EdinaMN.gov 8
➢Eliminated the retail/grocery store
➢Enhanced the north-south drive/bike/pedestrian experience
➢Enhanced architecture (applicant to detail)
➢Eliminated the drive entrance off France.
EdinaMN.gov 9
Phase 2Phase 1
EdinaMN.gov 10
EdinaMN.gov 11
EdinaMN.gov 12
This Request Requires:
EdinaMN.gov 13
➢A Rezoning/Ordinance Amendment to revise the PUD-16, Planned Unit
Development District to establish a new Overall Development Plan and Site
Plan review for Phase 1.
Planning & Zoning
Discretion Pyramid Bldg
Permit
Site Plan
Review
Conditional Use
Permit
Zoning,Rezoning
Comprehensive Plan
Subdivisions/Plats
Variances
More
Discretion
Less
Discretion
Review of the Site Plan
EdinaMN.gov 15
EdinaMN.gov 16
EdinaMN.gov 17
EdinaMN.gov 18
EdinaMN.gov 19
City Standard
(PUD-16)
(Measured to the
curb)
POD District
(Measured to the
curb)
Proposed
(Measured to the
curb)
Front – 72nd Street
Front – France Ave.
Front – Galagher Drive
Side – West (north half)
Side – West (south half
35 feet
39 feet
20 feet
90 feet
45 feet
30 feet
50 feet
30 feet
20 feet
20 feet
30 feet
50 feet
25 feet*
150 feet
90 feet
Building Height 6 stories and 67 feet 4 stories and 48 feet 5-6 stories and
84 feet*
Floor Area Ratio (FAR) 1.8 .50 1.0*
Building Coverage .30 .31*
Parking Office/retail – 456
spaces
Housing – 150 spaces
Total – 606 spaces
468 spaces*
Primary Issue
➢Are the proposed changes to the approved Overall Development Plan reasonable
to justify amending the PUD rezoning for this site?
EdinaMN.gov 20
Yes. Staff does support the revised PUD, for the following reasons:
1. While the plans are more flawed that the previously approved plans, they still do generally
address the Greater Southdale District Design Experience Guidelines. Highlights continue
to include: The division of the property into smaller blocks and the provision of
pedestrian, bicycle and vehicle access and connections through the site both east-west and
north-south; increasing the public realm on the site; eliminating most of the surface
parking stalls, with none being visible from France Avenue in the Phase 2 build out. The
street typology that requires buildings step in 10 feet above 60 feet in height shall be made a
condition of approval. Affordable housing should be required within the future apartment
project as well as public art located along France Avenue. They will be seeking a LEED
certified building in Phase 1.
EdinaMN.gov 21
84 Feet
60 Feet
Traffic Lanes50 Foot Setback
Dimensional Characteristics of Street
Room Typology 2
Cornelia Overlay at France Avenue
Primary Issue
➢Are the proposed changes to the approved Overall Development Plan reasonable
to justify amending the PUD rezoning for this site?
EdinaMN.gov 22
1.
2. The project would meet the following goals of the Comprehensive Plan:
➢ Encourage structured parking and open space linkages where feasible; emphasize the
enhancement of the pedestrian environment.
➢ Locate and orient vehicle parking, vehicular access, service areas and utilities to
minimize their visual impact on the property and on adjacent/surrounding
properties, without compromising the safety and attractiveness of adjacent
streets, parks, and open spaces.
➢ Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
➢ Limit driveway access from primary streets while encouraging access from
secondary streets.
➢ Provision of the north-south public vehicle, bike and pedestrian connection
through the site.
➢ Increase mixed-use development where supported by adequate infrastructure to
minimize traffic congestion, support transit, and diversify the tax base.
➢ Support the development of mixed-use districts that provide a variety of living
opportunities within a walkable and livable area.
➢ Recognize and support commercial, office, and industrial job centers that draw
workers from the city and across the region.
Primary Issue
➢Are the proposed changes to the approved Overall Development Plan reasonable
to justify amending the PUD rezoning for this site?
EdinaMN.gov 23
3. The proposal meets the City’s criteria for PUD zoning. In summary the PUD zoning would:
➢ Create a more pedestrian-friendly development with the construction of improved sidewalks and
connections to the Promenade. The project would bring vibrancy to the area.
➢ The building would be of high-quality architectural brick, metal, stone, and glass.
➢ Ensure that the buildings proposed in Phase 1 would be the only buildings built on the site unless an
amendment to the PUD is approved by City Council. Phase 2 would be required to be multi-family
residential with some retail commercial as long as there is adequate parking on the site for all
phases.
➢ Project would add to the City’s affordable housing stock by providing 10% of the units in Phase 2
for affordable housing.
➢ Provide for a more creative site design, consistent with goals and policies in the Comprehensive
Plan.
➢ Meet the City’s sustainability policy, including seeking a LEED certified building in Phase 1.
➢ Provide 19% of the site for public use.
Primary Issue
➢Are the proposed changes to the approved Overall Development Plan reasonable
to justify amending the PUD rezoning for this site?
EdinaMN.gov 24
4. The provision of public space still makes up 19% of the site for the interior public sidewalks,
driveways, bike space and public realm. If the public space in front of the building on France,
Gallagher and 72nd street was included it would make up 38% of the site. (See attached public
realm graphic.)
5. The proposed height is justified. While the proposed buildings would be taller than the previously
approved project it would still meet the required setback of buildings 5-6 feet tall to R-1 property.
Edina City Code requires that buildings 5-6 stories tall be setback two times the height of the
building from the property line of single-family homes. The building height is 84 feet; therefore a
168-foot setback is required. The distance as proposed would be 255 feet.
6. The existing roadways and proposed parking would support the project. Stantec conducted a
traffic and parking impact study and concluded that the proposed development could be
supported by the existing roads and proposed parking.
EdinaMN.gov 25
Better Together Edina
EdinaMN.gov 26
Recommendation
EdinaMN.gov 27
EdinaMN.gov 28
EdinaMN.gov 29
EdinaMN.gov 30
EdinaMN.gov 31
EdinaMN.gov 32
P.U.D. SUBMISSION 7 200 & 7 250 FRANCE
EDIN A, MN
2 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 TABLE OFCONTENTS
A. SITECONTEXT
B. PROJECT OVERVIEW + GUIDELINES
C. SITE PLANS +PHASING
D. SITE FORCES + IMPROVEMENTS
E. CONCEPTUAL RENDERINGS +VISUALS
3 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
PROCESS TODATE
PROJECTDATES
MARCH 8,2022 COMMUNITY &NEIGHBORHOOD
INPUT MEETING
APRIL 13,2022 PLANNING COMMISSION -
SKETCH PLANPRESENTATION
APRIL 19,2022 CITY COUNCIL -
SKETCH PLANPRESENTATION
JULY 21,2022 COMMUNITY &NEIGHBORHOOD
INPUT MEETING
SEPT 14,2022 PLANNING COMMISSION -
P.U.D. HEARING & PRESENTATION
SEPT 20,2022 CITY COUNCIL -
P.U.D. PRESENTATION
OCT 6,2022 CITY COUNCIL FINALACTION
(IF NEEDED)
JECT
(AD
DPRO
REND
ER)
4 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 EXISTING SITECONDITIONS
5 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 EXISTING BIRD’S EYEVIEWS
6 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 EXISTING SITE PHOTOS
7 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 STATEMENT +NARRATIVE
PROJECTOVERVIEW:
The team envisions this site as an opportunity to create an iconic development along
the France corridor that will be a catalyst for growth.
• Project Team includes Orion Investments, ESG, and others to advance the
development, entitlement and design of our redevelopment concept
• The Greater Southdale District Plan and District Design Experience Guidelines serve
as the main planning and design criteria for this development.
PROJECTPRINCIPLES:
• Consistent with the City of Edina’s vision to create a street grid system
• Excavate site to create two levels of parking below newly-established grade. Upon
completion, 94% of the parking will be below grade.
• Stormwater retention pond and rain garden included to manage local rainfall on site
and provide public amenity when not active.
• 500+ jobs created.
• Environmental remediation of site.
• Bicycle and pedestrian connectivity to neighboring infrastructure.
• Sustainability // LEED Certified.
8 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 SOUTHDALEVISION
the vision:walkable the vision:human-scaled
the vision: adestinationthe vision:green
9 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 DEVELOPMENTOVERVIEW
7250 OFFICE BUILDING
~124,620 GROSS FLOORAREA
- 234 COMMERCIAL PARKINGSTALLS
DANILA ST - PEDESTRIANWALKWAY
- EXTENSION OF BUILDING AMENITYSPACE
~ 12,110 SF
PHASE 2
DEVELOPMENTAREA
STORMWATER RETENTIONBASIN
ACCESSIBLE SCENIC WALKWAY AND GREEN
SPACE
TEMPORARY GREENSPACE (PHASE 1A) OR
INTERIM PARKING (PHASE 1B); FUTURE
BUILDING SITE (PHASE2)
- POTENTIALLY 124,620 GFA
- 83 TEMPORARY PARKING STALLS (PHASE 1B)
10 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
N
SITEPLAN
SITEPLAN:
• Site design creates attractive public
amenities for the surroundingcommunity
• France Ave setback becomes pedestrian
corridor with landscaped paths, treescapes,
and seating areas
• Stormwater retention basin nature area
with landscaped paths and overlooks on
west side of site
• Introduction of Danila Street to create a
pedestrian-only corridor connected by
ADA-compliant ramps and paths
throughout entirety of site; can be utilized for
accessible pedestrian access to on-site
businesses during the day and then utilized for
community events in the evening
• Human-scaled, comfortable pedestrian
experience as well as improved bike access
to connect to nearby bike path
infrastructure
• Native and low maintenance plantings at
stormwater retention pond
• Eliminate 2 curb cuts on France Ave
PHASE 2
DEVELOPMENTAREA
11 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
PHASE1A:
•Office Building on SE corner
• All public amenities and infrastructure
completed in Phase 1.
•15 Surface parking stalls on parcel; 219 below-
grade parking stalls across two parking levels
to acheive 94%below-grade pakring.
• Planted setbacks and hardscape paths with
seating off of 72nd and France improve
pedestrian experience
• Primary Building entry points are along
internal streets
• Phase 1 includes stormwater basinnature
area as well as Danila Street and new internal
north-south street
PHASING
12 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
PHASE1B:
•Office Building on SE corner
•IF NEEDED: 115 temporary parking stallson NE
portion of lot
PHASING
13 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
PHASE2:
•Potential Mixed Use Building on NE corner
•Multi-family // Hospitality // Retail Mix
• Approximately 150 Units.
• Majority enclosed parking.
PHASING
14 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
SUSTAINABLE DESIGN
BROWNFIELD REVELOPMENT
- Transforming a existing parking lot
- Dramatically improving the physical environment
ADDING DENSITY WITH STRONG PUBLIC REALM
- Density supporting current and future transit
- Best Land Use Practices
- Promotes multiple transportation options
PUBLIC GREEN SPACE
- Supports healthy outdoor human activity
- Strong urban tree canopy throught the site
STORMWATER
- Improvement from existing surface asphalt conditions
- Holding capacity for large precipitation events
- Improved quality prior to returning to groundwater
NATIVE LANDSCAPING
- Supporting the natural ecosystem
ELECTRIC VEHICLE CHARGING & CARSHARING
SOLAR READY
ORGANICS RECYCLING
HEALTH & WELLNESS IN BULDING DESIGN
SUSTAINABILITYSUMMARY
15 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
10 AM - DECEMBER21
10 AM - MARCH / SEPTEMBER21 12 PM - MARCH / SEPTEMBER21 3 PM - MARCH / SEPTEMBER21
10 AM - JUNE21
12 PM - DECEMBER21
12 PM - JUNE21
3 PM - DECEMBER21
3 PM - JUNE21
SHADOW STUDIES
16 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 SITEACCESS
SITEENTRANCE SITEEGRESS
DANILAPLAZA DANILAPLAZA
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BICYCLESUMMARY
DANILA PLAZA - 6 BICYCLE
PARKINGSTALLS
7250 BUILDING - 24 BICYCLE
PARKINGSTALLS
ACCESS AND CONNECTION
TO NINE MILE CREEK
REGIONAL TRAIL
DANILAPLAZA
18 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 PEDESTRIANCONNECTIONS
DANILAPLAZA
19 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 SOUTHDALEFRAMEWORK
SOUTHDALE DESIGN GUIDELINES DISTRICTS
SITE:
7200 &7250
APPLICABLE STREET ROOMTYPOLOGIES:
STREET ROOM TYPOLOGY 1A:
WEST PROMENADE / TRANSITION TOCORNELIA
NEIGHBORHOOD
STREET ROOM TYPOLOGY:
TRANSITION ZONE
STREET ROOM TYPOLOGY 3:
NEW LOCALSTREETS
20 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 STREETGRID
EXISTING
STREETGRID
CURRENTLYPROPOSED
STREETGRID
POTENTIALFUTURE
STREET
PROPOSED
PEDESTRIAN
CONNECTIONS
POTENTIALFUTURE
PEDESTRIAN
CONNECTION
21 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
NINE THINGS TO REMEMBER:
1.Every new development begins with the 200’ x 200’ block, or some variation based on context.
The existing property has been broken down into three smaller blocks by new internal streets. The arrangement of
blocks will providea density appropriate for a transitional area in proximity to residential areas, while providing a
mixed-use environment with walkable streetscapes and attractive greenspaces.
2.Every block or building in a development will need streets to connect between buildings. Not all of these streets will
need to accommodate vehicles, providing the opportunity for parks, plazas or courtyards—important parts of the
publicrealm.
Danila Plaza is proposed as a pedestrian-only internal street within the redevelopment. This redevelopment
creates small blocks with pleasantly-arranged urban public and private spaces while enhancing connections within
the broader district. Danila Plaza extends beyong the North-South street to provide additional access to the
greenspace amenity surrounding new stormwater basin along the west side of the site.
3.Buildings will not be greater than 200 feet in length, thereby minimizing the negative impact continuous walls can
have on a comfortable pedestrianexperience.
Buildings designed for 7200 and 7250 will comply with the intent of the 200 ft maximum requirement. Given
the importance of providing enclosed parking within the district, the project proposes enclosed parking at both
buildings. The proposed building at 7250 is 140 feet wide and 7200 is intended to be of similar massing. In order to
maximize efficiency of the floor plan and to keep the parking podium at 7250 below grade, the length of the
building is roughly 220 feet. This length is interrupted by a 90 degree jog in the floor plate at the building's mid
point to break up the expression of the elevation. The footprints of the upper levels of office are about 134 feet by
218 feet to allow for a floorplate of approximately 29,100 SF.
Careful attention and thought have been paid to the step-backs, footprint, and orientation of the 7250 building.
Placing the buildings along the east side of the development assures that building shadows won’t negatively impact
the neighboring residential properties.
The building massing has been developed in close coordination with the Southdale street typology guidance to
ensure that setbacks of building bulk meet the intent of this pedestrian-focused document. A mixture of material,
architectural detailing highlighting entry locations, and transparency through glazing will be leveraged to break
down the opaqueness of the buildings at the pedestrianlevel.
4.All streets are not equal. The plan outlines a hierarchy that is driven by the kind of experiences that are expected on
these streets and how they facilitate an enlivened public realm.
France Avenue is a major street artery that lines the site to the east. Access to the project is primarily from 72nd
Street and Gallagher Drive via a new internal North-South Street. Additionally, a new East-West pedestrian-only
street (Danila) provides an accessible means of accessing both blocks at the mid-point of the site. This pedestrian
walkway will be a highly landscaped, walkable, sustainably focused site feature that provides pedestrian scale entry
elements to each of the mixed-use portions of the project as well as a flexible indoor / outdoor spaces in varoius
places for seasonal programming. Refer to the typology diagrams throughout this document and other illustrations
that depict this hierarchy and the experience of each street typology.
DESIGN EXPERIENCE GUIDELINES
22 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
NINE THINGS TO REMEMBER:
5.Designated transition zones are about maintaining the quality of life in these areas without restricting growth in
other parts of the district.
Transition zones are critical to neighborhood building, especially when transforming a suburban environment to
an urban environment over time with phased development projects. The creation of the dedicated pedestrian
street and greenspace surrounding the stormwater basin within this project will create a graceful transition
from the residential neighborhoods located to the west, to the commercial areas located east of France. By
introducing a new local street grid via the new internal North-South street, this development may catalyze
future growth to the north and south of the site by extending street in these directions.
6. Promenades and East-West Streets are the bridge between single family neighborhoods, such as the Cornelia
neighborhood of Edina and the west side of Richfield, to more intense parts of the district.
A dedicated pedestrian east-west link (Danila Plaza) from France Avenue to the new natural area will be
provided. The master plan provides a positive pedestrian experience throughout the site, connecting pedestrian
movement to green space, the pedestrian plaza, and providing a clear pedestrian hierarchy to movement in and
around the site. The project provides the beginning of a strong neighborhood pedestrian circulation network
that connects to existing and future development in all directions.
7.Street Rooms will intersect and overlap each other in many circumstances. At these intersections, lower building
heights should prevail, giving the smaller scaled building precedence over larger scale buildings.
The pedestrian street (Danila Plaza) is strategically located to provide a connector between all 3 sectors of the
site, and ultimately acts as a large street room gathering place for neighbors, tenants, and visitors. This area will
be the gathering focal point for the many pedestrian connections, acting as a collector to bring people together.
8.Within the first 60 vertical feet of a building, primary materials systems that are more traditional like brick,
stone, glass wall systems are preferred. Above 60 feet, other materials such as metal wall systems within a larger
curtainwall system, can be introduced. These baseline parameters should not be a deterrent to architectural
innovation but rather are intended to serve as a measure of quality and continuity throughout the district.
The primary exterior materials proposed for the 7250 building are architectural precast with stone texture and
glass at the ground level. The upper levels are clad in glass, architectural brick, and metal panel accents.
9. Transparency at the ground level facing the public realm is key to the individual experience and is a catalyst for
how to activate and maintain a community-based approach to daily life and experience.
At the pedestrian level along France Avenue, the commercial space is articulated by bays of glass book-ended
with stone-look architectural precast panels. Full height glazing within these bays allow unobstructed views
of activity within the building and define points of entry. The primary entry and lobby will be located on
the north end of the west facade adjacent to a limited amount of convenience surface parking and awning
offering protection from inclement weather. This lobby also provides access to the shared elevators for the
below grade parking and office as well as shared amenities for the office building such as conferencing, and a
coffee/food kiosk.
ADA-accessible paths allow for pedestrians to move freely across the site to engage with all areas of the site
including the public natural area surrounding the stormwater basin as well as the future building at 7200.
DESIGN EXPERIENCE GUIDELINES
23 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 DESIGN EXPERIENCE GUIDELINES
RELEVANT STREET ROOMTYPOLOGIES:
Street Room Typology 1:WEST PROMENADE / TRANSITION TO CORNELIA
NEIGHBORHOOD
•On France Avenue, a 50-foot setback is required from curb to face of building with a building podium
height of 60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the
face of the building, to a maximum height of 84 feet.
Building meets the required 50'-0" setback along France. Additionally, the building facade changes
materiality at roughly 62 ft above street level and then steps back 37 ft at the north-east corner Level
5 Amenity deck. The building height to top of mechanical penthouse is 84'-0".
•On the east side of the West Promenade, building faces should not exceed 50’ in height. Any height
above that limit should step back 20 feet from the facade of the building.
The west buiding facade rises 48'-0"and then steps back 18'-6".
•All parking, other than short-term retail or guest parking, and building services need to be located
below grade or hidden within the building. If on ground level or above, parking and/or building services
must be surrounded on all sides by program space such as commercial or housing.
Proposed parking is enclosed within buildings with the exception small surface parking lot provided
for enhanced pedestrain safety and ease of access.
Street Room Typology 3: NEW LOCAL STREETS
•On France Avenue, a 50-foot setback is required from curb to face of building with a minimum building height of 60 feet
(diagram at left). Above that 60-foot height, the building face should step back two feet to create a cornice line and can
then extend to 105 feet. Above 105 feet, building faces must step back an additional 10 feet (as illustrated in diagram at
right, above.)
Building exceeds required 50'-0" setback along France. Additionally, the building facade changes materiality at roughly
62 ft above street level and then steps back 37 ft at the north-east corner Level 5 Amenity deck. The building height to
top of mechanicalpenthouseis 84'-0".
•Building podiums along these streets need to maintain as closely as possible the 60-foot height limit while still adhering
to the guidance of 75% of building face at the setback line to create the fundamental experience of the street room.
Building is located on or within 2'-0" of the setback line on France and Gallagher.
•All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden
within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by
program space such as commercial or housing.
Parking is enclosed and primarily located below grade. Small surface lot near main entrance of 7250 provides ease of
access.
• Parking and building services should not be accessed via these streets.
No additional curb cuts are proposed along France Avenue. No building access for vehicles or loading is proposed on
France Avenue.
•Incorporate 10- to 12-foot wide sidewalks that create opportunities for gathering, outdoor cafes, pavilions, etc. Sidewalks
along France Avenue are ample at greater than 15 ft in overall width (7-8 ft each) as it is a double sidewalk proposal
allowing for plaza space and outdoor seating. Pedestrian street Danila Plaza is 60'-0" wide and incorporates pedestrian
paths, stairs and ADA-compliant ramps as well as a series of seating areas. Pedestrian path along west side of the North-
South street provides seating areas and an overlook feature to enjoy the preserved natural area. For other sidewalk
dimensions see diagram in this document.
•Within the 50-foot setback, trees should be planted in a double row to add a strong canopy for pedestrian activity.
Trees are planted in double rows on France and 70th, see site plan for arrangement.
24 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
THE PUBLIC REALM EXPERIENCE:
Connections
•The overall strategy is to connect intersections, incorporate street typologies, and
incorporate green systems to add value to the experience of the district.
•The public realm is to be connected continuously north-south from Centennial Lakes, the
Promenade, the Galleria, Southdale Center, Fairview Southdale, to Strachauer Park. All new
developmentshallsupportthat goal.
•The public realm should be connected east-west from Edinborough Park to Centennial
Lakes, west of France to Pentagon Park and Fred Richards Park to Highway 100 on the
west. This will set up future connections to districts to the west—such as 70th and Cahill—
supporting an overall vision of a more connected and integrated Edina community.
•The district must be connected continuously east-west from the Cornelia neighborhood to
YorktownPark.
•New north-south promenades should be created on the west side of France and east side
of Xerxes as part of the broader strategy to sensitively transition to single family residential
neighborhoods.
•Expand Centennial Lakes Park to France Avenue… celebrate this important public amenity
by making it more visible as a gateway into the district.
•Create a dynamic landscape that includes water, especially stormwater expressed as part of
landscape, to create public amenity spaces.
•Streets within the superblocks, East and West Promenades, and extension of the
Promenade north to Strachauer Park should be surfaced with pavers to promote a
dominanceof pedestriansand bikes over vehicles.
•New parks and plazas shall be either public or publicly-accessible, not private, in nature.
•Increase number of sidewalks, pathways, and smaller parks/gardens to better address
mobility. Incorporate places to sit throughout the district.
•New trees should provide continuity of the street room experience with canopies that
are consistent with the Street Room Typology to enhance the continuity of pedestrian
experience.
The landscape and hardscape elements are woven through the site to create a
human-scaled, enticing, yet comfortable pedestrian experience. Native plantings
throughout the site create a low maintenance, attractive greenspace. Planting beds
runs parallel with France Ave and act as both a buffer from the adjacent traffic and
a functional means of managing on-site storm water. The native planting gardens
also provide an educational opportunity to highlight the City of Edina’s laudable
goals for environmental stewardship. Landscaped areas with benches and public art
elements create publicly accessible gathering areas while also serving to activate
the building's street-facing façades.
The development team has paid close attention to how this site interfaces with the
adjacent properties to the west by ensuring that building scale, landscaping and
proposed uses respect the adjacent neighborhood. We've also incorporated multi-
modal street grids designed to connect with existing and future bike, pedestrian,
and vehicle infrastructure.
Intersections
•Street Room Typologies overlay each other, unifying the overall district experience through the recognition of unique conditions that evoke unique design
responses based upon location.
•Street Room Typologies connect intersections throughout the district, linking experiences together from one neighborhood to the next.
•Street Room Typologies with lower façade heights take president over those with higher façade heights at these points of intersection.
•The architecture of a façade of one block making up an intersection should be conceived as part of all corners of the intersection.
•Crosswalks at intersections need to be an integral part of the public realm and continue the overall street room experience from one block to another.
•The hierarchy of intersections will change based on an evolving context and investment in the intersection experience.
The intersection of Gallagher & France is an important point of connection for vehicles, bikes, and pedestrians alike. A robust entry plaza
with decorative paving, landscape and lighting will identify the building entry. A highly visible building corner at street level will encourage
activity in around the building and act as a welcoming sign to the traffic moving by sharing the character of the development and activity
within.
Street Room Form
•Building setbacks are to be considered as a part of the overall landscape and public amenities, and should be designed to create a continuous pedestrian
experience along major corridors to support “pools of human activity.”
•Every new development should connect all publicly-accessible spaces such as pocket parks, courtyards and plazas to the street room typology.
The site design provides the beginning of a strong neighborhood pedestrian circulation network that connects to existing and future
development in all directions. We provide a safe and enhanced pedestrian and bike movement along France avenue separating and setting
back the pedestrian from France moving the sidewalk closer to the building and buffering a lush green infrastructure landscape that will be
both function and educational. Provided a human-scaled street grid by introducing Danila Plaza at the midpoint of the site: a pedestrian-
only path with ADA-compliant ramps, stairs, benches and landscaping from France to the new North-South local street and to the new
storm-water basin public nature area on the west side of the site.
• Along all major corridors, seventy five percent (75%) of face of building walls need to be at the setback line to support the creation of a ‘street room.’
• All new building façades in the district must have seventy five percent (75%) transparency at the ground level.
Project aims to comply with this stipulation. Please see exterior elevations for this submittal. Design of building facades aim to strike a
balance that adequately meets both Design Experience Guidelines and the City of Edina's Sustainable Building Policy.
• All building façades are prime (including parking) and must be designed accordingly. There is no back side of a building.
We have carefully considered all facades as active and human-scaled. Majority of parking is located below grade, with one small
convenience surface lot on west side of building for improved accessibility and activation of primary entrance.
•All facades on the first vertical 60 feet of a building (above grade) shall use natural materials facing the public realm.
The building uses natural materials facing the public realm in this way. Please see exterior elevations for this submittal.
•Above 50-60 feet, glass, precast panels with brick/tile are the preferred material palette. Metal panel can be used as a secondary part of a
wall system.
Please see exterior elevations for this submittal.
• No building façade can be longer than 200’ without changing direction by a minimum of 90 degrees.
The longest building facade is 220'; however, this elevation breaks at the approximate mid-point of block with an inset portion of the street-
level facade. Please see site plans for this submittal.
DESIGN EXPERIENCE GUIDELINES
25 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
THE PUBLIC REALM EXPERIENCE:
Building Form
•Ground floors should have a minimum ceiling height of 20’ for flexibility. This
floor-to-floor height will allow the space to accommodate commercial, two floors of
parking, or two-story townhouses.
First floor building height is 20 ft tall at 7250
•Above-grade parking structures should be designed with flat floorplates to allow for
future conversion and lined with programmable public realm space to minimize the
visual impact of car storage.
Parking is enclosed and primarily located below grade. Small surface lot near main
entrance of 7250 provides ease of access.
•Within 50-60 feet of the ground, it is preferred that rooftops be programmed to
accommodate residential or public user activities (e.g. a restaurant or terrace).
Rooftop located with 50-65 ft of the ground level are programmed to offer rooftop
terraces and green spaces. On the street level, the pedestrian plaza (Danila) is
designed to create flexibility for a variety of uses, including providing additional
outdoor seating area for the office coffee kiosk and building amenity conferencing
center.
•All development services, including rooftop mechanical systems, should be located
within buildings and should not be visible from the public realm, or semi-private and
private areas of the development. The exception are rooftop-mounted solar panels,
which should be located on the highest point of the buildings.
The development has all rooftop mechanical systems planned as screened from the
public realm, or semi-private and private areas. The tallest mechanical equipment
(i.e. cooling tower) is located on top level and projects through roof in order to
reduce overall building height.
•Building footprints above 60 feet should be no greater than 12,000 SF for
residential use and 24,000 SF for commercial space.
Our office floorplates vary from 21,745 - 26,200 GFA. These floorplate sizes are a
result of careful planning around utility consumption, natural light entering space,
creating connections within space, and maximizing efficiencies.
•Design buildings for flexibility and adaptability in the future, including use of
structural systems that will allow a building’s function to fundamentally change.
The development team has planned to accommodate a variety of users on the
first floor, including but not limited to office, small commercial, and small retail.
Allowing for future flexibility has been a cornerstone or our design ideas and is
reflected in our structural bay sizing and construction type selection.
DESIGN EXPERIENCE GUIDELINES
26 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 STREET ROOMTYPOLOGIES
STREET ROOM TYPOLOGY 1A:
WEST PROMENADE / TRANSITION TOCORNELIA
NEIGHBORHOOD
27 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
STREET ROOM TYPOLOGY 3:
NEW LOCALSTREETS
STREET ROOMTYPOLOGIES
28 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
DRAWING SET (SUBMITTED AS SEPARATEDOCUMENT)
DRAWING
NUMBER DRAWINGNAME 08/12/22 -P.U.D.ARCHITECTURAL
T1.1 TITLESHEET ●
CIVIL
C0.0 TITLESHEET ●
C1.0 PH.1 REMOVALS PLAN ●
C1.1 PH.2 REMOVALS PLAN ●
C2.0 PH. 1 SITEPLAN ●
C2.0A P1(A) SITEPLAN ●
C2.0B P1(B) SITE PLAN ●
C2.1 PH. 2 SITEPLAN ●
C3.0A PH. 1 (A) GRADING PLAN ●
C3.0B PH 1 (B) GRADINGPLAN ●
C3.1 PH. 2 GRADINGPLAN ●
C4.0A PH. 1 (A) UTILITY PLAN ●
C4.0B PH 1(B) UTILITY PLAN ●
C4.1 PH. 2 UTILITY PLAN ●
C5.0 CIVILDETAILS ●
C5.1 CIVILDETAILS ●
C5.2 CIVILDETAILS ●
SW1.0 SWPPP - EXISTINGCONDITIONS ●
SW1.1 PH. 1 SWPPP -PROPOSED CONDITIONS ●
SW1.2 PH. 2 SWPPP -PROPOSED CONDITIONS ●
SW1.3 SWPPP - DETAILS ●
SW1.4 SWPPP - NARRATIVE ●
SW1.5 SWPPP - ATTACHMENTS ●
SW1.6 SWPPP - ATTACHMENTS ●
V1.0 SITESURVEY ●
V1.1 SITESURVEY ●
LANDSCAPE
L1.1A LANDSCAPE SITE PLAN - PHASE1A ●
L1.1B LANDSCAPE SITE PLAN - PHASE1B ●
L1.2 LANDSCAPE SITE PLAN -PHASE2 ●
L1.3 LANDSCAPE SITE PLAN - ADAROUTES ●
L2.0 LANDSCAPE PLANTINGPLAN ●
ARCHITECTURAL
A0.1 EXISTING SITE PHOTOS (7200 &7250) ●
A0.2 SITE PLAN -DEMOLITION (7200 &7250) ●
A0.3A SITE PLAN - PHASE1A ●
A0.3B SITE PLAN -PHASE 1B (7200 & 7250) ●
A0.4 SITE PLAN -PHASE 2 (7200 &7250) ●
A0.5 SITE SECTION DIAGRAMS - PHASE 1 (7200 & 7250) ●
A0.6 SITE SECTION DIAGRAMS - PHASE 2 (7200 & 7250) ●
A0.7 PHASE 1 AND 2 SITERENDERINGS ●
A0.8 EXTERIOR RENDERINGS (7200 & 7250) ●
A0.9 EXTERIOR RENDERINGS (7200 & 7250) ●
A0.10 EXTERIOR RENDERINGS (7200 & 7250) ●
A1.1 7250 FLOOR PLANS ●
A1.2 7250 FLOOR PLANS ●
A1.3 7250 FLOOR PLANS ●
A1.4 7250 FLOOR PLANS ●
A2.1 7250 EXTERIOR ELEVATION ●
A2.2 7250 EXTERIOR ELEVATION ●
A2.3 7250 EXTERIOR ELEVATION ●
A2.4 7250 EXTERIOR ELEVATION ●
A2.5 7250 EXTERIORMATERIALS ●
ELECTRICAL
E0.1P ELECTRICAL SITE PHOTOMETRIC PLAN ●
E0.2P ELECTRICAL SITE PHOTOMETRIC PLAN ●
E0.3P ELECTRICAL SITE PHOTOMETRIC DETAIL ●
SUBMITTED DRAWINGSET
29 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 SKETCH PLAN REVISIONS
Sketch Plan Feedback/Comments Major
Points:
· Address the West Promenade Street Room typology 1A:
o Incorporated multi-modal local street in north-south direction
-Bikes and vehicles share this street with striped bike lanes and
vegetated median strip.
-Due to significant grade changes, the street itself was not
determined to be appropriate location for pedestrians to share;
pedestrian paths are closer to proposed buildings for safety and
accessibility.
o West 72 ½ street (AKA Danila Plaza)
-Developed to become a pedestrian-only public realm and a
network of accessible green spaces with art located at intersection
with France.
· Building scale and fenestration:
o “75% of building walls to be at setback line to support creation of street room”
- When considering Danila Plaza as “street” as defined by the applicable typologies,
the proposed buildings meet this requirement.
o“Allbuildingfaçades areprime(includingparking)andmustbedesignedaccordingly.
There is no back side of a building. “
-Removed grocery store from program – all facades of proposed building have been
carefully considered asprimewithmixofhuman-scaledglazingandnatural materials.
o“All facades on the first vertical 60 feet of a building (above grade) shall usenatural
materials facing the public realm.”
-Natural materials have been selected for portions of all facades within first 60
feet of building above grade.
o“The landscape of the West Promenade should reinforce the characteristics of the
neighborhood: tree lined to make sidewalks pleasant and safe to be on, creating a
green vertical street room that is always pleasant to walk down”
-Danila Plaza connects the greater Southdale district through this site with a
pedestrian-scaled greenway featuring a mix of native landscape, paths with
seating, and spaces primed for community events and art installations. This path
connects further west to the beautified retention basin nature area, and to the
north-south accessible pedestrian path connecting 72nd Street to Gallagher.
SKETCH PLAN FEEDBACK &RESPONSES
- April 13th Planning CommissionMeeting
- April 19th City Council Meeting
30 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
LANDSCAPE& PUBLIC REALM:
As the GreaterSouthdale Area Plan states,“a framework emerges for how streets and the
public realm will be structured, the relationship of open space to buildings, and how
together the designed environment will support the desired experience outcome.”
The landscape design put forth as part of this development establishes a public realm
that responds to the districts design guidelines. Developing street rooms, creating
community space as a focal point, strengthening connections, and addressing the human
scale through aestheticquality, safety,and promotion of social interaction.
The design is organized around human activity, with vibrant pedestrian-focused streets,
beautiful public spaces, and highlights storm water as a valued resource by making it
part of the experience of the development. A more inviting walking experience along
the streets is created through wide sidewalks and dedicated pedestrian street (Danila
Plaza), with seating areas interspersed along the ADA accessible ramp that allows
pedestriansto easily move throughoutentirety of site.
These spaces between the buildings establish a network of green spaces that support
the health and wellbeing of the community. The desired “Street Room Typologies”
connect the development, linking experiences together from one end of the site to the
other.ThisStreetRoom form createa continuous,safe,and inviting pedestrian experience
along corridors and support “pools of human activity” balancing access and mobility. The
streetscape is comprised of planting beds with shrubs, perennials and trees will establish
the buffer along all public sidewalks between street and walk increasing permeable
surface area, providing a shade canopy, and reducing solar heat gain.
Plants selected for the Street Rooms are species that will tolerate the harsh conditions of
their environment. Trees and plants within these areas are salt- tolerant which help to
improve their longevity. Several of the tree species selected for the rest of the site are
either native to Minnesota or are adapted species of natives that are better suited for
their location or condition.
31 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 LANDSCAPE PLAN - ADAPATH
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32 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 CIVILNARRATIVE
SUMMARY:
The proposed site layout includes placement of one building
separated from a future building pad by a pedestrian-only
connection. On-street parking, lined with landscaping will allow access
and passage for pedestrians and vehicles to easily access the front
entry. Crosswalks and signage will allow for controlled crossing of
pedestrians with vehicles and connect to surrounding trails and public
pathways. Parking for the proposed building will be met with
underground parking and limitedsurface parking.
GRADING:
Grading around the site will match in with existing grades along the
perimeter. All sidewalks and plazas within the site will be graded to
ADA standards. Surface water will be directed to the on-site
stormwater infiltration/detentionbasin.
UTILITIES:
Sanitaryandwaterservicesforthe 7250 buildingwillconnectto the site
along the south property line from Gallagher Drive. A proposed water
line will be brought throughthe site from Gallagher Drive to provide the
required fire hydrants and the water service for the 7200 building. The
proposed sanitary service for the 7200 building will come from the
north off of 72nd St. Stormwater runoff from the buildings and
impervious surfaces will be directed to the on- site stormwater
infiltration/detention basin. The stormwater basin is designed to
provide the required water abstraction, rate control and water quality
control. Large rainfall events will be pumped to the existing storm
sewer system in 72nd St. from the stormwater basin.
15
GallagherDrive
(A Public R/W)France Ave(A Public R/W)
St
Conc. Walk
W (A7Pub2licnR/Wd)F24" RCP 24" RCP6"18" RCP
33 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 PROPOSED TOPO + DRAINAGE
Conc. Walk
24" RCP6" CIP
24" RCP
18" RCP
Project Number:
Issue Date: Revision Date:
4931 W. 35TH ST.,#200
ST. LOUIS PARK, MN 55416
952.250.2003 / 763.213.394
www.CivilSiteGroup.com
7200-7250 FRANCE - EDINA, MN FLOOD ZONE - PROPOSED DRAINAGE MAP
DA421419 Revision Number:
6/30/22
1
9/7/22
N
42% OFDRAINAGE
AREA SERVES
NEIGHBORING
PROPERTY
34 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 SITEPHOTOMETRICS
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0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.1 1.9 2.7 3.6 4.3 4.8 5.3 6.5 5.8 4.0 3.4 3.4 3.6 3.4 3.0 2.4 1.8 1.3 1.0 1.0 1.0 1.0 0.7 0.5 0.8 0.8 0.7 0.5 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.1 1.8 2.6 3.4 3.9 4.3 4.8 5.7 5.4 3.7 3.3 3.4 3.5 3.3 2.9 2.5 1.8 1.3 1.0 0.9 0.9 0.8 0.6 0.4 0.6 0.6 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.7 2.5 3.2 3.8 4.1 4.6 5.9 5.3 3.5 3.3 3.5 3.6 3.3 2.9 2.5 1.8 1.3 1.0 1.0 1.0 0.9 0.7 0.4 0.6 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.7 2.5 3.2 3.8 4.1 4.6 5.7 5.2 3.5 3.2 3.5 3.5 3.3 2.9 2.4 1.8 1.3 1.0 1.1 1.3 1.4 1.0 0.6 0.9 1.0 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 1.7 2.5 3.3 3.9 4.4 4.9 5.9 5.5 3.7 3.3 3.3 3.5 3.3 2.9 2.4 1.7 1.2 1.0 1.1 1.5 1.9 1.2
0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 1.8 2.6 3.5 4.2 4.7 5.1 6.3 5.9 4.1 3.5 3.4 3.5 3.3 2.8 2.3 1.6 1.1 1.0 1.1 1.5
1.9 1.8 1.6 1.1 0.8 0.5 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 1.0 1.8 2.7 3.7 4.5 4.9 5.4 6.9 6.6 4.5 3.7 3.3 3.4 3.2 2.7 2.1 1.5 1.1 0.9 1.0 1.3 1.5 1.1 2.1 1.8 1.2 0.8 0.6 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 1.0 1.8 2.7 3.7 4.5 4.9 5.5 7.4 7.1 4.6 3.8 3.3 3.2 3.0 2.5 2.0 1.4 1.0 0.9 0.9 1.0 1.0 0.7 1.8 1.8 1.3 0.9 0.6 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 1.0 1.7 2.6 3.5 4.3 4.7 5.1 6.8 6.5 4.3 3.6 3.1 3.0 2.9 2.4 1.9 1.3 1.0 0.8 0.8 0.8 0.7 0.6 2.0 1.8 1.3 0.9 0.6 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.5 0.9 1.6 2.3 3.1 3.7 4.1 4.4 5.5 5.4 3.7 3.1 2.9 2.9 2.8 2.3 1.8 1.3 0.9 0.8 0.8 0.9 0.8 0.6 1.9 1.7 1.2 0.8 0.6 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.8 1.4 2.0 2.6 3.1 3.4 3.7 4.6 4.3 2.9 2.6 2.5 2.6 2.5 2.2 1.7 1.3 0.9 0.8 0.9 1.1 1.2 0.9 1.9 1.6 1.2 0.8 0.6 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.2 1.7 2.2 2.5 2.7 2.9 3.4 3.3 2.4 2.2 2.2 2.3 2.2 1.9 1.6 1.2 0.9 0.9 1.0 1.4 1.8 1.2 1.3 1.3 1.1 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.4 1.8 2.1 2.2 2.4 3.0 2.8 1.9 1.8 1.9 1.9 1.8 1.6 1.4 1.1 0.9 0.8 1.0 1.4 1.1 1.2 1.0 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.1 1.5 1.7 2.0 2.3 2.8 2.5 1.6 1.4 1.6 1.6 1.5 1.4 1.2 1.0 0.8 0.8 1.0 1.4 1.6 1.1 1.4 1.4 1.1 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.4 0.7 0.9 1.2 1.4 1.7 1.9 2.2 1.9 1.3 1.1 1.2 1.2 1.2 1.1 1.0 0.8 0.7 0.7 0.9 1.0 1.0 0.8
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.6 0.8 1.0 1.2 1.4 1.6 1.7 1.5 1.1 0.9 0.9 0.9 0.9 0.9 0.8 0.7 0.7 0.7 0.7 0.8 0.7 0.6 2.2 2.0 1.4 1.0 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.7 0.9 1.0 1.2 1.3 1.4 1.2 0.8 0.7 0.6 0.7 0.7 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.7 0.6 2.4 2.1 1.5 1.0 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.7 0.8 0.9 1.0 1.1 0.9 0.7 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.7 0.9 1.1 1.1 0.8
0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.5 0.6 0.7 0.7 0.8 0.8 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.9 0.9 0.9 1.1 1.3 1.6 1.9 1.2 2.0 1.9 1.4 1.0 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.5 0.6 0.6 0.6 0.7 0.9 1.3 1.6 1.5 1.7 1.8 1.7 1.8 1.9 1.9 2.3 2.6 1.9 1.7 1.3 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.6 0.9 1.9 2.8 3.3 3.9 3.7 3.6 4.0 3.8 3.8 4.3 4.1 4.1 3.8 2.0 1.4 1.4 1.2 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.4 0.6 1.3 2.8 3.7 4.6 5.6 5.3 5.2 5.8 5.5 5.4 6.0 5.6 4.9 4.0 2.4 1.4 1.4 1.2 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.6 1.6 3.2 4.5 5.8 6.5 6.5 6.4 6.8 6.6 6.6 6.9 6.5 5.5 4.1 2.5 1.9 1.7 1.2 0.9 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.6 1.4 3.7 5.5 6.5 7.7 7.3 7.2 7.9 7.4 7.3 8.0 7.2 6.2 4.7 2.2 2.0 1.9 1.3 0.9 0.6 0.5 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.6 1.5 3.5 5.2 6.3 7.2 7.1 7.0 7.4 7.2 7.1 7.5 6.9 5.8 4.2 2.3 2.4 2.1 1.4 0.9 0.6 0.5 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.4 3.2 4.4 5.7 6.4 6.3 6.2 6.6 6.3 6.3 6.6 6.0 5.1 3.7 2.2 2.3 2.1 1.4 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.9 5.0 5.2 4.5 2.7 4.5 2.2 1.9 1.3 0.8 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.5 0.5 0.7 1.2 1.4 1.0 0.8 1.0 1.4 2.3 2.3 1.7 2.4 2.3 1.9 2.1 2.0 2.1 2.6 2.0 1.3 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.7 0.7 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.7 0.7 0.8 0.8 0.9 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.0 1.0 0.9 0.8 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.6 0.7 0.7 0.7 0.6 0.5 0.5 0.7 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.1 1.2 1.3 1.3 1.4 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.3 1.2 1.1 1.0 0.8 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.6 0.9 1.1 1.2 1.0 0.7 0.6 0.6 0.8 1.1 1.2 1.3 1.1 1.0 1.1 1.4 1.5 1.7 1.8 1.9 2.0 2.2 2.3 2.2 2.3 2.2 2.1 2.0 1.9 1.6 1.7 1.5 1.2 0.9 0.6 0.5 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.3 0.3 0.5 0.1 0.4 0.6 0.4 0.6 1.2 1.7 1.7 1.3 0.8 0.6 0.6 0.9 1.5 1.7 1.7 1.3 1.0 1.2 1.7 2.0 2.1 2.1 2.3 2.4 2.8 2.9 2.7 2.9 2.8 2.6 2.6 2.4 2.1 2.3 2.2 1.6 1.1 0.8 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
D1 D1 D1 D1
18'-0" 18'-0" 18'-0" 18'-0"
D1 D1 D1 D1
18'-0" 18'-0" 18'-0" 18'-0"
P2 P120'-0" 20'-0"
P2 P120'-0" 20'-0"
W1 W1 W1 W1
W1
W1
W1
W1
W11.7 1.4 0.9 0.6 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
W1 1.7 1.4 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0
W1 1.5 1.7 1.0 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0
W1W1W1W1W1W1
P2 P1 W1
W1
W1 W110'-0"10'-0"
W110'-0"
1.7 1.6 1.9
10'-0" 10'-0" 10'-0" 10'-0"
W1
10'-0"
W1
10'-0"
10'-0"2.4 2.1 1.5 1.0 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
10'-0"2.0 1.8 1.3 0.9 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
10'-0"
10'-0"1.6 1.4 1.0 0.7 0.5 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
10'-0"
10'-0"
10'-0"10'-0" 10'-0"10'-0"1.6 1.1 1.1 1.5
10'-0"10'-0" 10'-0"
W1
10'-0"
W1
10'-0"
W1
10'-0"
20'-0" 20'-0" 10'-0"
10'-0"
W1
10'-0"
W1
10'-0"
SCALE: 1" =20'-0"
ELECTRICAL SITE PHOTOMETRICPLAN1
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
EAST PROPERTY LINE Illuminance Fc 0.09 0.2 0.0 N.A. N.A.
NORTH PROPERTY LINE Illuminance Fc 0.00 0.0 0.0 N.A. N.A.
Site Calc Illuminance
Fc 0.95 8.2 0.0 N.A. N.A.
SOUTH PROPERTY LINE Illuminance Fc 0.56 1.0 0.1 5.60 10.00
WEST PROPERTY LINES Illuminance Fc 0.11 0.5 0.0 N.A. N.A.
Front Drive Illuminance
Fc 2.81 8.0 0.5 5.62 16.00
35 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 VIEW FROMSOUTHWEST
36 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 VIEW FROMNORTHEAST
37 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 VIEW FROMGALLAGHER
38 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 VIEW FROM FRANCE AVE
39 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 7250 ENTRY & DROPOFF
40 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 VIEW FROM PLAZA TOSOUTH
41 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
THANK YOU!
42 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 7250 - WEST ELEVATION
LEVEL1
859' -6"
LEVEL2
879' -6"
LEVEL3
893' -6"
LEVEL4
907' -6"
LEVEL5
921' -6"
ROOF
P1
849' -6"8' -0"14' -0"14' -0"14' -0"14' -0"20' -0"10' -0"10' -0"WINDOW WALLSYSTEM
SPANDREL PANEL
935' -6"
ZINC FLAT LOCKCLADDING
ARCHITECTURALPRECAST
ROOF TERRACEW/GLASS
GUARDRAIL
STONE BASE
SPANDREL PANEL WINDOW
WALL SYSTEM
METALFLASHING
CURTAINWALL
ARCHITECTURAL
PRECAST
STONE BASE
WINDOW WALLSYSTEM
SPANDREL PANEL
SCREENED MECHANICALAREA
BRICK
ALUMINUMPUNCHED
WINDOWS
62' -0"48' -0"LIGHT FIXTURE
ALUMINUMPUNCHED
WINDOW
MECHPENTHOUSE
943' -6"
LEVEL1
859' -6"
LEVEL2
879' -6"
LEVEL3
893' -6"
LEVEL4
P1
849'-6"
LEVELP2
839' -6"
WINDOW WALLSYSTEM
SPANDREL PANEL 8' -0"14' -0"14' -0"14' -0"14' -0"20' -0"76' -0"STONE BASE
FLASHING
907'-6"
ALUMINUM PUNCHEDWINDOWS
BRICK
METALPANEL
STONE BASE
EXTENTSOF
PARKINGSHOWN
DASHED
WINDOW WALLSYSTEM
SPANDREL PANEL
ARCHITECTURALPRECAST
WINDOW WALL SYSTEM
SPANDREL PANEL
LEVEL5
921'-6"
ROOF TERRACEW/GLASS
GUARDRAIL
CURTAINWALL
ALUMINUMPUNCHED
WINDOWS
ARCHITECTURALPRECAST
EXTENTS OFPARKING
SHOWN DASHED
SCREENED MECHANICALAREA
MECHPENTHOUSE
943'-6"
ZINC FLAT LOCKCLADDING
ROOF
935'-6"84' -0"7250 - EASTELEVATION
43 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 7250 - SOUTHELEVATION
LEVEL 1
859' -6"
LEVEL2
879' -6"
LEVEL 3
893' -6"
LEVEL 4
907' -6"
LEVEL 5
921' -6"
ROOF
935' -6"
P1
849' -6"
LEVEL P2
839' -6"10' -0" 10' -0" 20' -0" 14' -0" 14' -0" 14' -0" 14' -0" 8' -0"
CURTAINWALL
ARCHITECTURAL
PRECAST
STONEBASE
EXTENTSOF
PARKINGSHOWN
DASHED
ROOFTERRACE
W/GLASSGUARDRAIL
SCREENED MECHANICAL AREA
METAL PANEL AT CANOPY 84' -0"WINDOW WALLSYSTEM
SPANDREL PANEL
ZINC FLAT LOCKCLADDING
ROOF TERRACE W/GLASS
GUARDRAIL
RAMP
ALUMINUM PUNCHEDWINDOWS
BRICK
WINDOW WALLSYSTEM
SPANDREL PANEL
PUNCHED ALUMINUMWINDOWS
ARCHITECTURAL PRECAST
EXTENTS OF PARKINGSHOWN
DASHED
STAIR TOWER (ROOFACCESS) MECH PENTHOUSE
943' -6"
LEVEL1
859' -6"
LEVEL2
879' -6"
LEVEL3
893' -6"
LEVEL4
LEVEL5
921' -6"
ROOF
935' -6"
P1
849' -6"8' -0"14' -0"14' -0"14' -0"14' -0"20' -0"10' -0"76' -0"ROOF TERRACEW/GLASS
GUARDRAIL
METAL PANEL ATCANOPY
WINDOW WALLSYSTEM
SPANDREL PANEL
BRICK
ARCHITECTURALPRECAST
STONE BASE
907'-6"
ALUMINUM PUNCHEDWINDOWS
SPANDREL PANEL
WINDOW WALLSYSTEM
CURTAINWALL
ALUMINUMPUNCHED
WINDOWS
SCREENED MECHANICALAREA
MECHPENTHOUSE
943'-6"ZINC FLAT LOCKCLADDING
84' -0"7250 - NORTHELEVATION
44 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 7250 - EXTERIORMATERIALS
LEVEL 1 MATERIALS
LEVELS 2-5MATERIALS
ROOFMATERIALS
HYBRID WINDOW
WALL - SSGSYSTEM
ARCHTECTURAL
PRECAST - COLOR1
STONEBASE METAL PANEL - COLOR1
METAL PANEL - COLOR1
HYBRID WINDOW
WALL - SSGSYSTEM
ARCHITECTURALBRICK
METAL PANEL - COLOR2
FLAT LOCK ZINCPANEL
45 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
LEVEL1
LEVEL2
879' -6"
A
LEVEL3
893' -6"
LEVEL4
907' -6"
LEVEL5
921' -6"
935' -6"
859' -6"
P1
849' -6"
B C E F H
LEVELP2
839' -6"
D G
P1ENTRY
TEMPORARYSURFACE
PARKING SHOWNDASHED
BEYOND
25' -0" SETBACK
FROMCURB28' -0"48' -0"20' -0"FIRSTFLRMECHPENTHOUSE
943' - 6"
ROOF
42' -0"79' -0" TOP OFROOF84' -0"T.O.PENTHOUSEDANILA
STREET ROOM TYPOLOGY:
PROMENADES AND TRANSITION
ZONES
GALLAGHER
DRIVE
STREETROOM
TYPOLOGY:
TRANSITION
ZONE
DANILAPLAZA
PEDESTRIAN
WALKWAY
W72ND
STREET
STREETROOM
TYPOLOGY:
TRANSITION
ZONE
LEVEL1
LEVEL2
879' -6"
LEVEL3
893' -6"
LEVEL4
907' -6"
65
859' -6"
P1
849' -6"
LEVEL P2
839' -6"
321 4
STORMWATER
RETENTION
SETBACK FROMCURB
50' -0"
7 8
FRANCEAVENUE
STREET ROOMTYPOLOGY: #1A
WEST PROMENADE/
TRANSITION TOCORNELIA
NEIGHBORHOOD
RAMP(BEYOND)48' -0"SETBACK LEVEL5
921' -6"
15' -0"28' -0"78' SETBACK FROM INTERNALSTREET 35' INTERNALSTREET
5' - 91/4" 62' -0" 14' -0"
MECHPENTHOUSE
943' -6"
ROOF
935' -6"84' -0"PEDESTRIAN 12'
-0"
WALKWAY
NEW NORTH-SOUTH LOCALSTREET:
STREET ROOMTYPOLOGY: #3
NEW LOCALSTREETS
1 PHASE 1 - NORTH / SOUTH SITESECTION
A0.5 1/16" =1'-0"
2 PHASE 1 - EAST / WEST SITE SECTION AT DANILA
A0.5 1/16" =1'-0"
7250 - SITESECTIONS
46 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
LEVEL1
A
893' -6"
LEVEL4
907' -6"
921' -6"
935' -6"
859' -6"
P1
849' -6"
B C E F H
LEVELP2
D G
P1ENTRY856' - LEVEL 1 PHASE2
60' -0"LEVEL5
25'-6" SETBACK
FROMCURB
LEVEL2
879' -6"
POTENTIAL FUTURE MIXED USE
RESIDENTIAL & RETAIL BUILDING
POTENTIAL BELOW-GRADE
PARKING STRUCTURE84' -0"P1ENTRY 48' -0"MECHPENTHOUSE
943' -6"
ROOF
79' -0"84' -0"3' -6"20' -0"DANILA
STREET ROOMTYPOLOGY:
PROMENADES AND
TRANSITIONZONES
GALLAGHER
DRIVE
STREET ROOM
TYPOLOGY:
TRANSITION
ZONE LEVEL3
DANILAPLAZA
PEDESTRIAN
WALKWAY
839' -6"
W72ND
STREET
STREET ROOM
TYPOLOGY:
TRANSITION
ZONE
1 PHASE 2 - NORTH / SOUTH SITESECTION
A0.6 1/16" =1'-0"
7250 - SITESECTIONS
47 E S G | A R C H I T E C T U R E & D E S I GN | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
A
6 5
B
C
E
F
H
3 2 1
[NoSlope](-25)
D
78
G
14' - 23/4" 36' -0" 36' -0" 36' -0" 26' -0" 36' -0" 36' -0" 6' - 101/4"
17' - 63/4" 46' -0" 12' -0" 12' -0" 46' -0" 30' -0" 46' -0" 8' - 11/2"
AREA OF OFFICEBUILDING
(ABOVE) SHOWNSHADED
10' -6"SLOPEDOWNFLATFLATFLATFLATFLATSLOPEDOWNSLOPEDOWNDEADEND4217' - 81/4"227' -1"P1PARKING:
110STALLS
P2PARKING:
109STALLS
TOTALBELOW
GRADE PARKING:
219STALLS
A
6 5
B
C
E
F
H
3 2 1
ENTRANCE TO
P1:849.5'
(-15)
TRANSFER BEAM
CONDITION AT
HATCHEDAREAS
D
78
17' - 63/4" 46' -0" 12' -0" 12' -0" 46' -0" 30' -0" 46' -0" 8' - 11/2"
G
14' - 23/4" 36' -0" 36' -0" 36' -0" 26' -0" 36' -0" 36' -0"
217' - 81/4"
AREA OF OFFICEBUILDING
(ABOVE) SHOWNSHADED
CHILLERS &
ELEC
FIRE
SUPRESSIONSLOPEDOWNFLATFLATFLATFLATFLATSLOPEDOWNSLOPEDOWNDOWN TOP210' -6"227' -1"P1PARKING:
110STALLS
P2PARKING:
109STALLS
TOTALBELOW
GRADE PARKING:
219STALLS
7250 - FLOORPLANS
48 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022NO PARKINGDROP OFFAREAA
6 5
B
C
E
F
H
3 2 1
1
A2.1
3
A2.2
1
A2.4
1
A2.3
4
COVERED DROPOFF
D
78
G
46' - 0" 12' -0" 12' -0" 14' -0" 32' - 0" 30' - 0" 46' - 0"
192' -0"6' - 10" 10' - 6" 25' -6" 36' -0" 36' -0" 26' -0" 36' -0"36' -0"JANITOR
ELEC
WOMENMEN
NORTH STAIR
SOUTH STAIR
EXIT CORRIDOR
TRASHSTORAGE
MECHANICAL
ELEVATOR LOBBY
RETAIL /COFFEE
BUILDING LOUNGE
BUILDING LOBBY
SECURITY
BUILDING AMENITY
TOTAL ON- GRADEPARKING:
15 STALLS
TENANT 2 6' - 101/4"
BIKE STORAGE
(6) PARKING SPACES
BIKE STORAGE
(8)PARKING
SPACES
A
5
B
C
E
F
H
3 2 1
1
A2.1
3
A2.2
1
A2.4
6' -0" 46' -0" 30' -0" 46' -0" 6' -0"
4
MECH.6' -0" 36' -0" 36' -0" 36' -0" 26' -0" 36' -0" 36' -0" 6' -0"218' -0"STAIR#2
134' -0"
D
G
1 LEVEL 1 FLOOR PLAN & SITEPLAN
A1.2 1/16" =1'-0"
2 LEVEL 2 FLOOR PLAN
A1.2 1/16" =1'-0"
7250 - FLOORPLANS
49 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
A
5
B
C
E
F
H
3 2 1
1
A2.1
3
A2.2
1
A2.4
1
A2.3
4
D
G
6' - 0" 14' - 0" 32' -0" 30' -0" 46' -0" 6' -0"
134' -0"6' -0" 36' -0" 36' -0" 36' -0" 26' -0" 36' -0" 36' -0" 6' -0"218' -0"MECH.
STAIR#2
A
5
B
C
E
F
H
3 2 1
1
A2.1
3
A2.2
1
A2.4
1
A2.3
4
TRANSFER BEAM CONDITION
ATHATCHED AREAS
D
MECH.
STAIR#2
14' -0" 32' -0" 30' -0" 46' -0" 6' -0"
119' - 01/2"6' -0" 36' -0" 36' -0" 36' -0" 26' -0" 36' -0" 36' -0" 6' -0"1' - 17/8"216' - 101/8"
G
STAIR#2
ROOF
TERRACE
UNOCC.
GREEN
ROOF
UNOCC.
GREEN
ROOF
1 LEVEL 3 FLOORPLAN
A1.3 1/16" = 1'-0"
2 LEVEL 4 FLOORPLAN
A1.3 1/16" = 1'-0"
7250 - FLOORPLANS
52 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 LANDSCAPE PLAN - PHASE1A
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53 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 LANDSCAPE PLAN - PHASE1B
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54 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022 LANDSCAPE PLAN - PHASE2
55 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
Gallagher Drive
(A Public R/W)France Ave(A Public R/W)
S89°48'06"W125.00 S00°11'54"E 237.22N00°11'54"W 268.50
Conc. Walk
W (A7Pub2licnR/Wd)StL Fra(24" RCP 24" RCP6" CIP
18" RCP
MAKE CORE DRILL CONNECTION TO
EX. SANMH. PER CITY STANDARDS.
COORD. W/ CITY AS NEEDED
RIM=858.70
EX IE (W)=842.70 (FIELD VERIFY)
PROP IE (N)=842.70
35 LF 8" SCH40 PVC
SAN.SERV.
@ 2.00%
8" COMBINEDWATERSERVICE.
CONSTRUCT PERCITY OF
EDINASPECIFICATIONS,
DETAILSANDSTANDARDS.
STUB TO 5'FROM BLDG.,
COORD.W/MECH'L.
CONNECT TO EXISTING
WATER STUB. VERIFY
SIZE IS 8".
WET TAP CONNECTION
W/ VALVE TO EXISTING
CITYWATERMAIN
8" PVC SAN.SEWERSERVICE.
CONSTRUCT PERCITY OF
EDINASPECIFICATIONS,
DETAILSANDSTANDARDS.
STUB TO 5' FROM BLDG.
IE @STUB=843.40
8" COMBINED WATER SERVICE. CONSTRUCT
PER CITY OF EDINA SPECIFICATIONS, DETAILS
AND STANDARDS. STUB TO 5' FROM BUILDING.,
COORD. W/MECH'L.
CBMH 2
RIM=848.10
IE=843.42
SUMP=839.42
INSTALLSAFL
BAFFLE ANDHOOD
HYDRANT ANDGV
PERCITY
STANDARDS
CB12
12" NYLOPLAST DRA
RIM=853.19
IE=850.19
CB11
12" NYLOPLAST DRAI
RIM=852.96 IE=850.01
CB13
12" NYLOPLAST DRAIN
RIM=855.73
IE=850.93
CBMH 4
RIM=852.74
IE (N)=849.04
IE (S)=849.75
IE(W)=848.63
CB6
12" NYLOPLAST DRA
RIM=852.82
IE=849.83
CB7
12" NYLOPLAST DRAI
RIM=853.09 IE=850.09
RIM=858.27
SEE ARCH'L AND
MECH'L PLANFOR
LOW POINTSOVER
BUILDING
RIM=858.27
SEE ARCH'L AND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
RIM=858.27
SEE ARCH'LAND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
69 LF 18"HDPE
STORM @14.96%
68 LF 18"HDPE
STORM @6.19%
178 LF 18" SCH40PVC
STORM @ 2.00%
110 LF 15" SCH40PVC
STORM @1.50%
CBMH 3
RIM=855.30
IE=846.98
CB5
12" NYLOPLAST DRAIN
RIM=852.55
IE=849.17
26 LF 12"HDPE
STORM @ 0.50%
61 LF 12"HDPE
STORM @0.50%
35 LF 12"HDPE
STORM @0.50%
147 LF 12"HDPE
STORM @0.50%
132 LF 12"HDPE
STORM @0.50%
51 LF 12"HDPE
STORM @0.50%
CB31
RIM=840.78
IE=837.78
FES 51
IE=834.97
PUMP STATION1
RE=842.90
IE (S)=832.73 (FIELDVERIFY)
IE (NW-OUTLET)=UNKNOWN
(FIELDVERIFY)
IE (NE& SE)=832.47
PUMP TO TURNONAT
ELEVATION833.10.
CONNECT TOEXISTING
STORM PIPES.
MAX PUMP FLOW AT 0.50 CFS.
OORD. W/CONTRACTOR FOR
FINAL PUMPSYSTEMDESIGN
25 LF 12" SCH40PVC
STORM @0.50%
MH 24
RIM=847.77
IE=837.65
68 LF 12" SCH 40PVC
STORM @0.50%
MH23
RIM=847.79
IE=839.89
CBMH22
RIM=845.09
IE(W/SE)=837.31
IE(NE)=839.62
SUMP=834.31
INSTALLSAFL
BAFFLE ANDHOOD
MH 42
RIM=854.32
IE=849.82
MH41
RIM=848.88
48 LF 18" SCH40PVC
STORM @2.00%
IE=844.38
RIM=858.77
SEEARCH'LAND
MECH'LPLANFOR
LOW POINTSOVER
BUILDING
135 LF 18"HDPE
STORM @4.00%
55 LF 12" SCH40PVC
STORM @0.50%
8" DIP WATERMAIN
BLDG ROOF DRAIN AND
SUMP PUMP CONNECTION.
STUBIE=837.71
BLDG IE=837.81
COORD. W/MECH'L
BLDG ROOF DRAIN
AND SUMP PUMP
CONNECTION.
STUB IE=839.95
BLDG IE=840.05
COORD. W/MECH'L
S89°57'11"E 300.00
BLDG ROOF DRAIN AND
SUMP PUMP CONNECTION.
STUBIE=844.44
BLDG IE=844.54
COORD. W/MECH'L
BLDG ROOF DRAIN AND
SUMP PUMPCONNECTION.
STUB IE=849.88
BLDG IE=849.98
COORD. W/MECH'L
FIREDEPARTMENT
CONNECTION,
COORD.W/MECH'L.
8" DIP WATERMAIN
FES61
IE=831.60
55 LF 12"HDPE
STORM @1.50%
FES1
IE=833.10
FES21
IE=833.10
UTILITIES - PHASE1A GRADING - PHASE1A
CIVIL - PHASE1A
Gallagher Drive
(A Public R/W)France Ave(A Public R/W)
S89°48'06"W125.00 S00°11'54"E 237.22N00°11'54"W 268.50
S89°57'11"E 300.00
Conc. Walk
W (A7Pub2licnR/Wd)St Fra(24" RCP 24" RCPL6" CIP
18" RCP
56 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
Gallagher Drive
(A Public R/W)France Ave(A Public R/W)
S89°48'06"W125.00 S00°11'54"E 237.22N00°11'54"W 268.50
Conc. Walk
W (A7Pub2licnR/Wd)StL Fra(24" RCP 24" RCP6" CIP
18" RCP
MAKE CORE DRILL CONNECTION TO
EX. SANMH. PER CITY STANDARDS.
COORD. W/ CITY AS NEEDED
RIM=858.70
EX IE (W)=842.70 (FIELD VERIFY)
PROP IE (N)=842.70
35 LF 8" SCH40 PVC
SAN.SERV.
@ 2.00%
8" COMBINEDWATERSERVICE.
CONSTRUCT PERCITY OF
EDINASPECIFICATIONS,
DETAILSANDSTANDARDS.
STUB TO 5'FROM BLDG.,
COORD.W/MECH'L.
CONNECT TO EXISTING
WATER STUB. VERIFY
SIZE IS 8".
WET TAP CONNECTION
W/ VALVE TO EXISTING
CITYWATERMAIN
8" PVC SAN.SEWERSERVICE.
CONSTRUCT PERCITY OF
EDINASPECIFICATIONS,
DETAILSANDSTANDARDS.
STUB TO 5' FROM BLDG.
IE @STUB=843.40
8" COMBINED WATER SERVICE.CONSTRUCT
PER CITY OF EDINA SPECIFICATIONS, DETAILS
AND STANDARDS. STUB TO 5' FROM BUILDING.,
COORD.W/MECH'L.
CBMH 2
RIM=848.10
IE=843.42
SUMP=839.42
INSTALLSAFL
BAFFLE ANDHOOD
HYDRANT ANDGV
PERCITY
STANDARDS
CB12
12" NYLOPLAST DRA
RIM=853.19
IE=850.19
CB11
12" NYLOPLAST DRAI
RIM=852.96 IE=850.01
CB13
12" NYLOPLAST DRAIN
RIM=855.73
IE=850.93
CBMH 4
RIM=852.74
IE (N)=849.04
IE (S)=849.75
IE(W)=848.63
CB6
12" NYLOPLAST DRA
RIM=852.82
IE=849.83
CB7
12" NYLOPLAST DRAI
RIM=853.09 IE=850.09
RIM=855.30
IE=846.98
RIM=858.27
SEE ARCH'L AND
MECH'L PLANFOR
LOW POINTSOVER
BUILDING
RIM=858.27
SEE ARCH'L AND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
RIM=858.27
SEE ARCH'LAND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
69 LF 18"HDPE
STORM @14.96%
68 LF 18"HDPE
STORM @6.19%
178 LF 18" SCH40PVC
STORM @ 2.00%
110 LF 15" SCH40PVC
STORM @1.50%
CBMH3
CB5
12" NYLOPLAST DRAIN
RIM=852.55
IE=849.17
26 LF 12"HDPE
STORM @ 0.50%
61 LF 12"HDPE
STORM @0.50%
35 LF 12"HDPE
STORM @0.50%
147 LF 12"HDPE
STORM @0.50%
132 LF 12"HDPE
STORM @0.50%
51 LF 12"HDPE
STORM @0.50%
CB31
RIM=840.78
IE=837.78
FES 51
IE=834.97
PUMP STATION1
RE=842.90
IE (S)=832.73 (FIELDVERIFY)
IE (NW-OUTLET)=UNKNOWN
(FIELDVERIFY)
IE (NE& SE)=832.47
PUMP TO TURNONAT
ELEVATION833.10.
CONNECT TOEXISTING
STORM PIPES.
MAX PUMP FLOW AT 0.50 CFS.
OORD. W/CONTRACTOR FOR
FINAL PUMPSYSTEMDESIGN
25 LF 12" SCH40PVC
STORM @0.50%
MH 24
RIM=847.77
68 LF 12" SCH 40PVC
STORM @0.50%
MH23
RIM=847.79
IE=839.89
CBMH22
RIM=845.09
IE(W/SE)=837.31
IE(NE)=839.62
SUMP=834.31
INSTALLSAFL
BAFFLE ANDHOOD
MH 42
RIM=854.32
IE=849.82
MH41
RIM=848.88
48 LF 18" SCH40PVC
STORM @2.00%
IE=844.38
RIM=858.77
SEEARCH'LAND
MECH'LPLANFOR
LOW POINTSOVER
BUILDING
135 LF 18"HDPE
STORM @4.00%
55 LF 12" SCH40PVC
STORM @0.50%
8" DIP WATERMAIN
IE=837.65
BLDG ROOF DRAIN AND
SUMP PUMP CONNECTION.
STUBIE=837.71
BLDG IE=837.81
COORD. W/MECH'L
BLDG ROOFDRAIN
AND SUMPPUMP
CONNECTION.
STUBIE=839.95
BLDGIE=840.05
COORD. W/MECH'L
S89°57'11"E 300.00
BLDG ROOF DRAIN AND
SUMP PUMP CONNECTION.
STUBIE=844.44
BLDG IE=844.54
COORD. W/MECH'L
BLDG ROOF DRAIN AND
SUMP PUMPCONNECTION.
STUB IE=849.88
BLDG IE=849.98
COORD. W/MECH'L
FIREDEPARTMENT
CONNECTION,
COORD.W/MECH'L.
8" DIP WATERMAIN
FES61
IE=831.60
55 LF 12"HDPE
STORM @1.50%
FES1
IE=833.10
FES21
IE=833.10
UTILITIES - PHASE1B GRADING - PHASE1B
CIVIL - PHASE1B
Gallagher Drive
(A Public R/W)France Ave(A Public R/W)
S89°48'06"W125.00 S00°11'54"E 237.22N00°11'54"W 268.50
S89°57'11"E 300.00
Conc. Walk
W (A7Pub2licnR/Wd)St Fra(24" RCP 24" RCPL6" CIP
18" RCP
57 E S G | A R C H I T E C T U R E & D E S I G N | P.U.D. PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 9.14.2022
Gallagher Drive
(A Public R/W)France Ave(A Public R/W)
S89°48'06"W125.00 S00°11'54"E 237.22N00°11'54"W 268.50
W 72nd StL Fra(24" RCP 24" RCP6" CIP
18" RCP
MAKE CORE DRILL CONNECTION TO
EX. SANMH. PER CITY STANDARDS.
COORD. W/ CITY AS NEEDED
RIM=858.70
EX IE (W)=842.70 (FIELD VERIFY)
PROP IE (N)=842.70
35 LF 8" SCH40 PVC
SAN.SERV.
@ 2.00%
STUB SANITARY TO5'
FROM BUILDING
IE @ STUB=850.26
COORD.W/MECH'L
MAKE CORE DRILL ANDSADDLE-TEEConc. Walk CONNECTION TO EX.24" RCP
SANITARY PER CITY OF EDINA
(ASPTubAlNic DRA/WR)DS ANDSPECIFICATIONS.
COORD. W/ CITY AS NEEDED
EX IE (E/W)=848.65 (FIELD VERIFY)
PROP IE(S)=849.32
47 LF 8" SCH40 PVC
SAN. SERV. @2.00%
8" COMBINEDWATERSERVICE.
CONSTRUCT PERCITY OF
EDINASPECIFICATIONS,
DETAILSANDSTANDARDS.
STUB TO 5'FROM BLDG.,
COORD.W/MECH'L.
CONNECT TO EXISTING
WATER STUB. VERIFY
SIZE IS 8".
WET TAP CONNECTION
W/ VALVE TO EXISTING
CITYWATERMAIN
8" PVC SAN.SEWERSERVICE.
CONSTRUCT PERCITY OF
EDINASPECIFICATIONS,
DETAILSANDSTANDARDS.
STUB TO 5' FROM BLDG.
IE @STUB=843.40
HYDRANT ANDGV
PERCITY
STANDARDS
8" COMBINED WATER SERVICE. CONSTRUCT
PER CITY OF EDINA SPECIFICATIONS, DETAILS
AND STANDARDS. STUB TO 5' FROM BUILDING.,
COORD. W/MECH'L.
CBMH 2
RIM=848.10
IE=843.42
SUMP=839.42
INSTALLSAFL
BAFFLE ANDHOOD
CB12
12" NYLOPLAST DRA
RIM=853.19
IE=850.19
CB11
12" NYLOPLAST DRAI
RIM=852.96 IE=850.01
CB13
12" NYLOPLAST DRAIN
RIM=855.73
IE=850.93
CBMH 4
RIM=852.74
IE (N)=849.04
IE (S)=849.75
IE(W)=848.63
CB6
12" NYLOPLAST DRA
RIM=852.82
IE=849.83
CB7
12" NYLOPLAST DRAI
RIM=853.09 IE=850.09
RIM=858.27
SEE ARCH'L AND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
RIM=858.27
SEE ARCH'L AND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
RIM=858.27
SEE ARCH'L AND
MECH'L PLAN FOR
LOW POINTSOVER
BUILDING
69 LF 18"HDPE
STORM @14.96%
68 LF 18"HDPE
STORM @6.19%
178 LF 18" SCH40PVC
STORM @ 2.00%
110 LF 15" SCH40PVC
STORM @1.50%
CBMH 3
RIM=855.30
IE=846.98
CB5
12" NYLOPLAST DRAIN
RIM=852.55
IE=849.17
26 LF 12"HDPE
STORM @ 0.50%
61 LF 12"HDPE
STORM @0.50%
35 LF 12"HDPE
STORM @0.50%
147 LF 12"HDPE
STORM @0.50%
132 LF 12"HDPE
STORM @0.50%
51 LF 12"HDPE
STORM @0.50%
FES 51
IE=834.97
PUMP STATION1
RE=842.90
IE (S)=832.73 (FIELDVERIFY)
IE (NW-OUTLET)=UNKNOWN
(FIELDVERIFY)
IE (NE& SE)=832.47
PUMP TO TURNONAT
ELEVATION833.10.
CONNECT TOEXISTING
STORM PIPES.
AX PUMP FLOW AT 0.50 CFS.
OORD. W/CONTRACTOR FOR
INAL PUMPSYSTEMDESIGN
MH 24
RIM=847.77
IE=837.65
68 LF 12" SCH 40PVC
STORM @0.50%
MH 23
RIM=847.79
IE=839.89
CBMH 22
RIM=845.09
IE(W/SE)=837.31
IE(NE)=839.62
SUMP=834.31
INSTALLSAFL
BAFFLE ANDHOOD
MH 42
RIM=854.32
IE=849.82
48 LF 18" SCH40PVC
STORM @2.00%
MH 41
RIM=848.88
IE=844.38
RIM=858.77
SEEARCH'LAND
MECH'LPLANFOR
LOW POINTSOVER
BUILDING
135 LF 18"HDPE
STORM @4.00%
55 LF 12" SCH40PVC
STORM @0.50%
8" DIP WATERMAIN
BLDG ROOF DRAIN AND
SUMP PUMP CONNECTION.
STUBIE=837.71
BLDG IE=837.81
COORD. W/MECH'L
BLDG ROOF DRAIN
AND SUMP PUMP
CONNECTION.
STUB IE=839.95
BLDG IE=840.05
COORD. W/MECH'L
S89°57'11"E 300.00
BLDG ROOF DRAIN AND
SUMP PUMP CONNECTION.
STUBIE=844.44
BLDG IE=844.54
COORD. W/MECH'L
BLDG ROOF DRAIN AND
SUMP PUMPCONNECTION.
STUB IE=849.88
BLDG IE=849.98
COORD. W/MECH'L
FIREDEPARTMENT
CONNECTION,
COORD.W/MECH'L.
FIREDEPARTMENT
CONNECTION,
COORD.W/MECH'L.
8" DIP WATERMAIN
FES61
IE=831.60
55 LF 12"HDPE
STORM @1.50%
FES1
IE=833.10
FES21
IE=833.10
UTILITIES - PHASE2 GRADING - PHASE2
CIVIL - PHASE2
Gallagher Drive
(A Public R/W)France Ave(A Public R/W)
S89°48'06"W125.00 S00°11'54"E 237.22N00°11'54"W 268.50
S89°57'11"E 300.00
Conc. Walk
W 72nd St(A Public R/W)Fra(24" RCP 24" RCPL6" CIP
18" RCP
Date: S eptember 14, 2022 Agenda Item #: VI I I.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:2023 P lanning C ommis s ion Work P lan Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve the 2023 P lanning C ommission Work P lan.
I N TR O D U C TI O N:
S ee the attached proposed work plan.
AT TAC HME N T S:
Description
2023 PC Work Plan
Template Updated 2021.06.08
Commission: Planning Commission
2023 Annual Work Plan Proposal
Initiative # 1 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☒ 4 (Review & Decide)
Initiative Title: Review Land Use Applications Deliverable: Final Decisions on
variances and recommendations to
the City Council on CUP, Site Plans
and Rezoning
Leads: Staff Target
Completion Date
On-going Sub-Committee or
Working Group
Budget Required: (Completed by staff) No budget required.
Staff Support Required (Completed by staff): Yes. 60-80 staff hours per week (between 3 planners and administrative assistant)
Liaison Comments: This is the bulk of the Planning Commission responsibilities; including reviewing the packets (staff reports, plans, studies, and applicant
narratives twice per month)
City Manager Comments:
Progress Q1:
Progress Q2:
Progress Q3:
Progress Q4:
Initiative #2 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Cahill District Area Plan – Continue from 2022 Deliverable: Recommendation to City
Council on adopting the District Plan
into the Comprehensive Plan
Leads Agnew & Alkire Target
Completion Date
June Sub-Committee or
Working Group
Budget Required: (Completed by staff) This study is already included in the City’s budget.
Staff Support Required (Completed by staff): Yes. 10-20 staff hours per week
Liaison Comments:
City Manager Comments:
Progress Q1:
Progress Q2:
Progress Q3:
Template Updated 2021.06.08
Progress Q4:
Initiative #3 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Consideration of the future of parking in Edina. This
would be a collaborative activity shared among E&E, Transportation
and Planning Commissions (1-2 members from each commission).
Work product is a recommendation to our various commissions and
then ultimately to the City Council about what parking initiatives to
pursue over the next 10-15 years, in what order, and what
commissions/resources should be assigned to each. An example idea
to be considered is Parking Benefit Districts.
Deliverable: Recommendation to the
City Council
Leads: Alkire
Assist: Miranda, Strauss
Target
Completion Date
On-going Sub-Committee or
Working Group
Budget Required: (Completed by staff) No additional budget required. Potential consulting fees if needed would come from the Community Development
Department budget.
Staff Support Required (Completed by staff): Yes.
Liaison Comments:
City Manager Comments:
Progress Q1:
Progress Q2:
Progress Q3:
Progress Q4:
Initiative #4 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Development Review/Sketch Plan Process
follow up.
Deliverable: Recommendation to City Council on
development process.
Lead: Olson
Assist: Bennett
Target
Completion Date
March Sub-Committee
Budget Required: (Completed by staff) No.
Staff Support Required (Completed by staff): Yes.
Liaison Comments:
City Manager Comments:
Progress Q1:
Template Updated 2021.06.08
Progress Q2:
Progress Q3:
Progress Q4:
Initiative #5 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Consider the next “Areas of Potential Change” for
future small area planning.
Deliverable: Recommendation to the
City Council. These areas would then
be studied further in the next
Comprehensive Plan update.
Lead: Miranda
Assist: Bennett
Target
Completion Date
May Sub-Committee or
Working Group
Budget Required: (Completed by staff) No.
Staff Support Required (Completed by staff): Yes. 10-20 hours?
Liaison Comments:
City Manager Comments:
Progress Q1:
Progress Q2:
Progress Q3:
Progress Q4:
Initiative #6 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Accessory Dwelling Unit. This would be a follow-
up/continuation of the work done in 2022.
Deliverable: Recommendation to the
City Council of an Ordinance
Amendment regulating accessory
dwelling units.
Leads: Smith, Bennett Target
Completion Date
August Sub-Committee or
Working Group
Budget Required: (Completed by staff) No.
Staff Support Required (Completed by staff): 5+ hours per week?
Liaison Comments:
City Manager Comments:
Progress Q1:
Progress Q2:
Template Updated 2021.06.08
Progress Q3:
Progress Q4:
Initiative #7 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Consider climate action plan and investigate what can
be put in to City Code. (Potentially adding conditions to conditionally
permitted uses focusing on sustainability.)
Deliverable: Recommendation to the
City Council regarding an ordinance
amendment
Leads: Smith, Padilla Target
Completion Date
December Sub-Committee or
Working Group
Budget Required: (Completed by staff) No.
Staff Support Required (Completed by staff): Yes. 40+?
Liaison Comments:
City Manager Comments:
Progress Q1:
Progress Q2:
Progress Q3:
Progress Q4:
Initiative #8 Initiative Type ☐ Project ☐ Ongoing / Annual ☐ Event
Council Charge ☐ 1 (Study & Report) ☐ 2 (Review & Comment) ☒ 3 (Review & Recommend) ☐ 4 (Review & Decide)
Initiative Title: Zoning Ordinance Amendment regarding commercial
landscaping
Deliverable: Recommendation to the
City Council regarding an ordinance
amendment
Leads: Alkire, Olson Target
Completion Date
October Sub-Committee or
Working Group
Budget Required: (Completed by staff) No.
Staff Support Required (Completed by staff): Yes.
Liaison Comments:
City Manager Comments:
Progress Q1:
Progress Q2:
Progress Q3:
Template Updated 2021.06.08
Progress Q4:
Parking Lot: (These items have been considered by the BC, but not proposed as part of this year’s work plan. If the BC decides they would like to
work on them in the current year, it would need to be approved by Council.)