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Home My WebLink About2023-03-29 Planning Commission Regular Meeting PacketAg enda Planning Commission City Of E dina, Minnesota City H all Council Chambers Wednesday, March 29, 2023 7:00 PM 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 March 15, 2023 V.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. VI.Pu b lic Hea rings A.PUBLIC HE ARING: Rezon ing - 4404 Va lley View Road VII.Rep orts/Recom m en d ation s A.Resolu tion B-23-04: Findin gs Rega rd ing the Proposed 72nd & France 2 Tax Increm en t Fina n cin g District B.Sketch Plan Review - Ph ase 2 Hotel, 7200 Fra n ce Avenue C.Developm en t Review Process VIII.Cha ir An d Mem ber Com m ents IX.Sta; Com m ents X.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 ampli=cation, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Date: Marc h 29, 2023 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 Marc h 15, 2023 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 minutes from M arch 15, 2023. I N TR O D U C TI O N: AT TAC HME N T S: Description Draft Minutes of Regular Meeting March 15, 2023 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2023 Page 1 of 4 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers March 15, 2023 I. Call To Order Chair Bennett called the meeting to order at 7:00 PM. II. Roll Call Answering the roll call were: Commissioners Bornstein, Miranda, Daye, Padilla, Strauss, Smith, Felt, Hu, and Chair Bennett. Staff Present: Cary Teague, Community Development Director, Kris Aaker, Assistant Planner, and Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioners Olson and Gandhi. III. Approval Of Meeting Agenda Commissioner Padilla moved to approve the March 15, 2023, agenda. Commissioner Strauss seconded the motion. Motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, February 8, 2023 Commissioner Miranda moved to approve the February 8, 2023, meeting minutes. Commissioner Strauss seconded the motion. Motion carried unanimously. V. Special Recognitions and Presentations A. Welcome New Commission Members – Will Bornstein, Meriwether Felt, and Ryan Daye Chair Bennett introduced the new Commission Members, Will Bornstein, Meriwether Felt and Ryan Daye to the Commissioners and public. Each Commissioner introduced themselves. B. Annual Election Director Teague explained the Commission needed to elect a Chair, Vice-Chair and Secretary of the Planning Commission for 2023. Commissioner Strauss moved to re-elect Bennett as Chair of the Planning Commission. Commissioner Smith seconded the motion. Motion carried unanimously. Commissioner Smith moved to elect Strauss as Vice-Chair of the Planning Commission. Commissioner Padilla seconded the motion. Motion carried unanimously. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2023 Page 2 of 4 Commissioner Padilla moved to re-elect Miranda as Secretary of the Planning Commission. Commissioner Smith seconded the motion. Motion carried unanimously. VI. Community Comment Ms. Hope Melton, Director of Edina Neighbors for Affordable Housing, 4825 Valley View Road, Edina, addressed the Commission. Chair Bennett closed Community Comment. VII. Public Hearings A. B-23-01 – 4502 Golf Terrace, Variance Request Assistant Planner Aaker presented the request of variance for 4502 Golf Terrace . Staff recommended approval of the variance, as requested subject to the findings and conditions listed in the staff report. Staff answered Commission questions. Appearing for the Applicant Mr. Jay and Mrs. Ann Simonson, owners, 4502 Golf Terrace, addressed the Commission. Public Hearing None. Commissioner Strauss moved to close the public hearing. Commissioner Miranda seconded the motion. Motion carried unanimously. The Commission discussed the variance request. Motion Commissioner Miranda moved that the Planning Commission recommend approval of the variance at 4502 Golf Terrace as outlined in the staff memo subject to the conditions and findings therein. Commissioner Smith seconded the motion. Motion carried unanimously. B. Conditional Use Permit – 6444 Xerxes Avenue for U.S. Internet Director Teague presented the request of U.S. Internet for a Conditional Use Permit. Staff recommends approval of the Conditional Use Permit, as requested subject to the findings and conditions listed in the staff report. Appearing for the Applicant Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2023 Page 3 of 4 Mr. Curt Lang and Jason Prock, US Internet, addressed the Commission and answered questions. Public Hearing Ms. Linda Schmitz, 6483 Barrie Road, Edina, addressed the Commission with her concerns. Mr. Patrick McDougal, 3250 West 66th, Edina, addressed the Commission and encouraged safe pedestrian access east and west. Commissioner Strauss moved to close the public hearing. Commissioner Miranda seconded the motion. Motion carried unanimously. The Commission discussed the Conditional Use Permit including concerns with the landscaping and maintenance, design of the building, sidewalks, pedestrian access, building materials, building height, Southdale Design Experience Guidelines, adding windows, and Comprehensive Plan alignment. Motion Commissioner Miranda moved that the Planning Commission recommend approval to the City Council of the Conditional Use Permit for U.S. Internet as outlined in the staff memo subject to the conditions and findings therein, adding the following conditions: building exterior height not to exceed eighteen feet; sidewalk curving to the south and permanent maintenance and responsibility of maintaining the proposed landscaping. Commissioner Strauss seconded the motion. Motion tied with 4 ayes (Miranda, Strauss, Bornstein, Daye), 4 nays (Padilla, Felt, Smith, Bennett). VII. Reports/Recommendations A. Sketch Plan – Community Health and Safety Center at 4401 76 th Street West Director Teague presented the request of Community Health and Safety Center for a Sketch Plan review . Staff answered Commission questions. Appearing for the Applicant Edina Fire Chief Andrew Slama addressed the Commission and answered questions. Mr. Trace Jacques, Partner, and Senior Designer of BKB Group, gave a presentation of the Edina Health and Safety Center. He addressed and answered Commission questions. The Commission reviewed the sketch plan and offered the following comments:  Controlled intersections  Sidewalk crossing on 76th  Option B is preferred. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2023 Page 4 of 4  Would like to see activity on either side of the promenade.  Row houses would make this a more unique residential area.  Accessibility is imperative to residents.  Could be a point of pride for the community.  Need to make this cutting edge in terms of sustainability.  Would like to see a solar or green roof.  Forward facing buildings would be preferred.  Would like to see parking behind the building.  Would like to see a complimentary flow of buildings.  Likes the minimalization of the parking.  Always a need for a gathering space  Ability to accommodate future growth. IX. Chair and Member Comments Received. X. Staff Comments Received. XI. Adjournment Commissioner Daye moved to adjourn the March 15, 2023, Meeting of the Edina Planning Commission at 10:22 PM. Commissioner Padilla seconded the motion. Motion carried unanimously. Date: Marc h 29, 2023 Agenda Item #: VI.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:P UBLI C HEAR I NG : R ezoning - 4404 Valley View R oad 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: R ecommend the C ity C ouncil approve the Rezoning to P U D , subject to the findings and conditions in the staff report. I N TR O D U C TI O N: C ity Homes and the City of E dina are requesting a rezoning from P C D -1, P lanned C ommercial D istrict to P U D, P lanned Unit D evelopment for the property at 4404 Valley View R oad. T his site received a C onditional Use P ermit to allow the multiresidential land use. T his property also was approved for a four-unit townhome/rowhome project in 2022. T he purpose of this request is to rezone the property to the intended long-term use of the site, residential, and not allow commercial uses in the future. (S ee previously approved site plan with variances for this site.) T he city attorney has advised that a rezoning to P U D would be the proper method to ensure no commercial uses. AT TAC HME N T S: Description Staff Report Site Location, Zoning, & Comp. Plan Approved Site Plan Resolution No. 2022-77 Approving Site Plan and Variances Wooddale Valley View Small Area Plan Draft PUD Ordinance Better Together Public Hearing Comment Report Staff Pres entation Submis s ion at the Planning Commission by Janey Wes tin March 29, 2023 Planning Commission Cary Teague, Community Development Director Rezoning – 4404 Valley View Road Information / Background: City Homes and the City of Edina are requesting a rezoning from PCD-1, Planned Commercial District to PUD, Planned Unit Development for the property at 4404 Valley View Road. This site received a Conditional Use Permit to allow the multiresidential land use in 2017, and in 2022 received Site Plan approval with variances to build a four-unit townhome/rowhome project. The purpose of this request is to rezone the property to the intended long-term use of the site, residential, and not allow commercial uses in the future. (See previously approved site plan with variances for this site.) The city attorney has advised that a rezoning to PUD would be the proper method to ensure no commercial uses. To accommodate the request the following is required: 1. A Rezoning from PCD-1, Planned Commercial District to PUD, Planned Unit Development SUPPORTING INFORMATION Surrounding Land Uses Northerly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low density residential. Easterly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided Low Density Residential. Southerly: Apartments; zoned PRD-4, and guided for High Density Residential Westerly: New Horizon Day Care; zoned PCD-1, Planned Commercial District; and guided NN, Neighborhood Node. STAFF REPORT Page 2 Existing Site Features The subject property is 11,691 square feet in size. The site is vacant today. Previously located on the site was the Burly hair salon, and before that was gas station. According to the MPCA, this site had a petroleum leak discovered and reported in 2008. The owner at the time worked with the MPCA to clean the site and provide the necessary documentation. The MPCA considers the site cleared for development and they do not require any other documentation. MPCA stated the City of Edina can approve permits for construction on this site. Density of the approved project is 15 units per acre, which is an allowed density in the Valley View/Wooddale Small Area Plan. (12-30 units per acre.) Planning Guide Plan designation: NN, Neighborhood Node Zoning: PCD-1, Planned Commercial District PUD Rezoning Per Chapter 36 of the City Code 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, STAFF REPORT Page 3 stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and i. ensure the establishment of appropriate transitions between differing land uses. The purpose of the proposed rezoning is to permanently permit the residential land use as the only allowed use in the future. The approved townhome project will provide a more appropriate land use transition from the single-dwelling units to the north and east to the more commercial area at the Valley View and Wooddale intersection. The project will provide a housing type the City has not seen much development of, the “missing middle” type housing option identified in the Comprehensive Plan. “Examples of housing types may include “missing middle” housing options – a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. Two of the guiding principles of the Valley View/Wooddale Small Area Plan (SAP) are as follows: “Housing. Sites should be allowed to transition to housing from business use in response to the changing market demands.” “Graceful Transitions to Neighborhood. Graceful transitions should be maintained from more active areas to quieter neighborhood streets immediately beyond the node.” Additionally, the SAP specifically refers to this site as follows: “Flexible Evolution of Land Uses. Allow existing land uses to evolve in response to the market. Although the proportion of the Study Area devoted to housing will likely be greater than it was in 2014, the exact pattern of land use over time will be determined by market forces. Current uses of land may, of course, remain as they are until owners decide to make a change. The commercial site north of Valley View Road at Oaklawn Avenue may evolve to housing. The Edina Village Market may redevelop as a mix of housing and STAFF REPORT Page 4 businesses. The sites east of Kellogg Avenue immediately north of Valley View Road may evolve as either commercial or residential land uses. The idea behind the building heights and land uses contemplated in the small area plan was to reduce impact on adjacent low density residential use and for residential land uses around the perimeter of the district, with the more intensive commercial uses toward the intersection of Valley View and Wooddale. This site is located on south east edge of the district, and the proposed rezoning would specifically not allow commercial use of the property. 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 Title shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. Residential and multifamily residential as a primary use is allowable under the Comprehensive Plan. The site is designated as NN, Neighborhood Node in the Comprehensive Plan; description of those land uses states: “small to moderate-scale residential or mixed-use buildings serving primarily the adjacent neighborhood. Primary uses encouraged are neighborhood-serving retail and services, offices, studios, institutional and residential.” The use is currently allowed by conditional use permit in the PCD-1 District. As highlighted in #1 above, the Valley View Wooddale Small Area Plan specifically refers to future development of this site as potentially evolving to housing. 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 PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; The proposal would not include a mixture of land uses. As mentioned above, the use is acceptable in the Comprehensive Plan, and is a conditionally permitted use in the PCD- 1 zoning district. The intent is to not allow commercial uses as the primary use of the site. ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; STAFF REPORT Page 5 As mentioned above, the proposal would not include a mixture of land uses; The use, multiresidential housing is consistent with the Comprehensive Plan and conditionally permitted in the PCD-1 zoning district. iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and The building density would be 15 units per acre and consistent with the Comprehensive Plan. The Comprehensive Plan allows between 12-30 units per acre. iv. the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. The approved project for this site has already received variances from the PCD- 1 District standards. For the reasons stated above, staff believes the purpose and intend of the PUD Ordinance is met. PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issue  Is the proposal reasonable to justify PUD rezoning for this site? Yes. Staff does support the revised rezoning of the site, for the following reasons: 1. The proposed rezoning would not allow traditional PCD-1 commercial land uses on the site. Concern was raised with the review of the Subdivision regarding the future use of the approved residential use on the site. The city attorney has advised that a rezoning to PUD would be the proper method to ensure no PCD-1 commercial uses. 2. The proposal meets the City’s criteria for PUD zoning as outlined on pages 2-5 of the staff report. The approved townhome project would provide a more appropriate land use transition from the single-dwelling units to the north and east to the more commercial area at the Valley View and Wooddale intersection. The project will provide “missing middle” type housing option identified in the Comprehensive Plan. 3. The proposal specifically addresses two of the guiding principles of the Valley View/Wooddale Small Area Plan (SAP) are as follows: STAFF REPORT Page 6 “Housing. Sites should be allowed to transition to housing from business use in response to the changing market demands.” “Graceful Transitions to Neighborhood. Graceful transitions should be maintained from more active areas to quieter neighborhood streets immediately beyond the node.” Additionally, the SAP specifically refers to the site as follows: “Flexible Evolution of Land Uses. Allow existing land uses to evolve in response to the market. Although the proportion of the Study Area devoted to housing will likely be greater than it was in 2014, the exact pattern of land use over time will be determined by market forces. Current uses of land may, of course, remain as they are until owners decide to make a change. The commercial site north of Valley View Road at Oaklawn Avenue may evolve to housing. The Edina Village Market may redevelop as a mix of housing and businesses. The sites east of Kellogg Avenue immediately north of Valley View Road may evolve as either commercial or residential land uses. 4. The approved site plan and use is consistent with the Comprehensive Plan. The site is guided in the Comprehensive Plan as “Neighborhood Node.” The description of uses includes “small-to moderate scale commercial, residential or mixed-use buildings, serving primarily the adjacent neighborhood.” “Primary uses encouraged are neighborhood serving retail and services, offices, studios, institutional and residential.” The building density would be 15 units per acre and consistent with the Comprehensive Plan. The Comprehensive Plan allows between 12-30 units per acre. 5. The PUD rezoning ensures that the approved site with variances for the 4-unit row home development is the only development allowed on the site, unless the City Council approves an Ordinance Amendment that would allow a different development. Staff Recommendation Recommend the City Council approve the request for Preliminary & Final Rezoning to PUD- 25 Zoning District at 4404 Valley View Road. Approval is based on the following findings: 1. The proposed rezoning would not allow traditional PCD-1 commercial land uses on the site. 2. The proposal meets the City’s criteria for PUD Rezoning outlined in Chapter 36 of the Zoning Ordinance. 3. The rezoning would codify the approved site plan with variances as being the only development allowed on the property, unless a zoning ordinance amendment is granted by the City Council. STAFF REPORT Page 7 4. The project will provide missing middle housing. 5. The proposal specifically addresses two of the guiding principles of the Valley View/Wooddale Small Area Plan (SAP) are as follows:  Housing. Sites should be allowed to transition to housing from business use in response to the changing market demands.  Graceful Transitions to Neighborhood. Graceful transitions should be maintained from more active areas to quieter neighborhood streets immediately beyond the node. Additionally, the SAP specifically refers to the site as follows: The approved site plan and use is consistent with the Comprehensive Plan. The site is guided in the Comprehensive Plan as “Neighborhood Node.” The description of uses includes “small-to moderate scale commercial, residential or mixed-use buildings, serving primarily the adjacent neighborhood.” “Primary uses encouraged are neighborhood serving retail and services, offices, studios, institutional and residential.” The building density would be 15 units per acre and consistent with the Comprehensive Plan. The Comprehensive Plan allows between 12-30 units per acre. 6. Will not be detrimental to properties surrounding the site. 7. Will not result in an overly intensive land use. Conditional Use Permit for the use, and Site Plan with Variances have already been approved for the site. 8. Will not result in undue traffic congestion or traffic hazards. Approval is subject to the following Conditions: 1. The site must be developed per the approved development plans dated June 27, 2022 approved by the City on September 7, 2022 except as amended by City Council Resolution No. 2022-72 on file in the Office of the Planning Department. 2. The Final Landscape Plan must be consistent with the approved landscape plan dated June 27, 2022. 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. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. All the conditions outlined in Resolution No. 2022-72 approving the site plan with variances must be met. Deadline for a City decision: April 18, 2023 EdinaMN.gov 2 Site EdinaMN.gov 3 Site EdinaMN.gov 4 Site EdinaMN.gov 5 Site West Unit 1 West Unit 2 East Unit 2 East Unit 1   Roof Deck Roof Deck Roof Deck Roof Deck Concrete DrivewayConcrete Driveway Concrete Driveway Existing Home (4) S M Spirea (3) Pyr Arborvitae s i m p l y h o m e s i n c Oaklawn Avenue0 5 10 20 (6) A F Dogwood Perennial Bed Typical at Front Entrances (1) American Linden (Basswood) (1) American Linden (Basswood) (1) P Elm (1) H W Maple (2) Colorado Blue Spruce (3) Colorado Blue Spruce (1) P F Crab (8) Pyr Arborvitae (3) S M Spirea (2) P F Crab Modular Block Retaining Wall @ West and North Property Line Typical Building Base Planting: Bark or stone bed w/mixed low height plantings Notes to Drawing: 1.All areas shall be sodded unless noted otherwise 2.Provide root barrier at paving, building edges and utilities when trees within 5’ 3.All lawn and landscape areas shall be irrigated with fully functional irrigation system (1) P Elm (10) S M Spirea (12) Pyr Arborvitae (7) P G Aspen   s i m p l y h o m e s i n c  Maintenance Edge Shovel Cut Modular Block Wall Deciduous Tree Planting Shrub and Groundcover Planting TOWNHOMEPROPOSEDTOWNHOMEPROPOSEDC1Minnetonka, Minnesota 55345Phone (952) 474-796417917 Highway No. 7Web: www.advsur.comAdvanceSurveying & Engineering, Co.CITY HOMES4404 VALLEY VIEW RD.CLIENT/JOB ADDRESSEDINA, MNSHEET TITLEPROPOSED SITE PLANSHEET NO.SHEET 1 OF 6DRAWING ORIENTATION & SCALE220782 JRDRAWING NUMBERJUNE 13, 2022DRAFTED DATE:SHEET SIZE: 22 X 34LEGAL DESCRIPTION:Lots 11 and 12, Block 22, Fairfax, Hennepin County, Minnesota.SCOPE OF WORK & LIMITATIONS:1.While we show a proposed location for this home or addition, we are not as familiarwith your proposed plans as you, your architect, or the builder are. Review ourproposed location of the improvements and proposed yard grades carefully to verify thatthey match your plans before construction begins. Also, we are not as familiar withlocal codes and minimum requirements as the local building and zoning officials in thiscommunity are. Be sure to show this site plan to said officials, or any other officialsthat may have jurisdiction over the proposed improvements and obtain their approvalsbefore beginning construction or planning improvements to the property.2.Note that all building dimensions and building tie dimensions to the property lines, aretaken from the siding and or stucco of the building.3.While we show the building setback lines per the City of Edina web site, we suggestyou show this site plan to the appropriate city officials to be sure that the setback linesare shown correctly. Do this BEFORE you use this site plan to design anything for thisproperty.20'10'01 INCH = 10 FEETAPRIL 25, 2022DATE SURVEYED:SURVEYED BY:WAYNE W. PREUS, PLS. #43503ADVANCE SURVEYING. & ENG., CO.#LICENSE NO.DATEJUNE 13, 2022# 52716Joshua S. RinkePROPOSED HARDCOVERWEST UNITS (WITH CANT.) 2,550 SQ. FT.WEST WALKS/STOOPS 196 SQ. FT.WEST DRIVEWAY 684 SQ. FT.WEST AC PADS 13 SQ. FT.EAST UNITS 2,842 SQ. FT.EAST WALKS/STOOPS 164 SQ. FT.EAST DRIVEWAYS 995 SQ. FT.EAST AC PADS 13 SQ. FT.TOTAL PROPOSED HARDCOVER 7,457 SQ. FT.AREA OF LOT 11,307 SQ. FT.LOT COVERAGE 65.9% PRELIMINARY (SUBJECT TO CHANGE UPON HENN. CO. PLAT CHECKING) Wooddale Valley View SMALL AREA PLAN Published March 19, 2015 *See Resolutions 2017-102 and 2018-26 which reflect a comprehensive plan amendment and a rezoning to properties that are now within the Wooddale & Valley View SAP* Wooddale Valley View Small Area Plan City Council Members James Hovland Mayor Kevin Staunton Bob Stewart Mary Brindle Ann Swenson City Planning Commission Members Michael Platteter Chair Claudia Carr Vice-Chair Arlene Forrest* Steven Hobbs Susan Lee* Ian Nemerov Jo Ann Olsen Gerard Strauss Todd Thorsen Taylor Halva Student Madison Seeley Student (* - co-liaisons to Small Area Planning Team) Small Area Planning Team Members (Volunteer) Arlene Forrest Co-Chair Susan Lee Co-Chair Rob Burley Connie Carrino Brian Durst Carrie Fordahl Rita Paris Jim Schedin City of Edina 4801 W. 50th Street, Edina, Minnesota, 55424 Karen Kurt Assistant City Manager kkurt@EdinaMN.gov Cary Teague Community Development Director cteague@EdinaMN.gov Lindy Crawford City Management Fellow lcrawford@EdinaMN.gov Consulting Team Members Peter Musty (consultant lead) PETER MUSTY LLC Minneapolis William Weber Weber Community Planning St Louis Park William Smith Biko Associates, Inc. Minneapolis Joe Hollman Maxfield Research Minneapolis Janna King Economic Development Services Roseville Table of Contents Executive Summary ............................................................................................................ iv Chapter 1 Introduction .................................................................................................... 1 1.1 Purpose 1.2 The Study Area 1.3 Community Engagement and Planning Process 1.4 Major Planning Issues 1.5 Guiding Principles Chapter 2 Demographic and Market Profile ....................................................... 13 2.1 Demographic Characteristics 2.2 Real Estate Market Conditions Chapter 3 Economic Vitality ........................................................................................ 19 3.1 Current Conditions ........................................................................................... 20 3.2 Trends and Challenges ...................................................................................... 21 3.3 Goals and Policies ............................................................................................. 24 3.4 Implementation Steps ...................................................................................... 26 Chapter 4 Land Use and Community Design ....................................................... 27 4.1 Current Conditions ........................................................................................... 28 4.2 Trends and Challenges ..................................................................................... 29 4.3 Goals and Policies ............................................................................................ 30 Goals ....................................................................................................... …….30 Policies ..................................................................................................... …….31 Preferred Land Use Plan: Neighborhood Node (NN) .............................. …….32 Neighborhood Node Development Guidelines .......................................... …….34 Building Height Limits Plan ................................................................... …….34 Building Frontage Guidelines ............................................................... …….36 Gathering Space Guidelines ................................................................ …….39 Site-Specific Guidelines ....................................................................... …….41 Corner Properties at Wooddale Avenue and Valley View Road.......... 42 Fairfax Avenue and West 61st Street (South Side) ............................. 43 City-owned Site at Kellogg Avenue and Valley View Road .................. 44 Eastern Gateway - Oaklawn Ave., West 62nd St., Valley View Road. . 48 General Guidelines for the Entire Study Area ...................................... …….50 On-Site Parking and Site Access ......................................................... 50 Other Improvements ........................................................................ 50 Heritage Preservation ....................................................................... 51 4.4 Implementation Steps ..................................................................................... 52 Wooddale Valley View Small Area Plan i | Page Chapter 5 Transportation and Street Design ..................................................... 53 5.1 Current Conditions ........................................................................................... 54 5.2 Trends and Challenges ...................................................................................... 58 5.3 Goals and Policies ............................................................................................ 61 5.4 Implementation Steps ..................................................................................... 69 EdinaMN.gov/WVV Project Archive In addition to materials and documents from the community process, the webpage includes: •Community Generated List of Identified Issues •Community Engagement Plan •Report on Demographic Profile and Market Trends •Summary of Business Owner and Property Owner Opinion •Land Use and Community Design – Discovery Materials •Transportation and Street Design - Discovery Materials •Original High Resolution PDFs: o Figure 4.4 Building Frontage Guidelines o Figure 4.9 Site Capacity Alternatives: City-Owned Site o Figure 4.11 Eastern Gateway Design Study ii | Page Wooddale Valley View Small Area Plan List of Figures Figure 1.1 Wooddale Valley View Planning Process ....................................................... 5 Figure 1.2 The Study Area ............................................................................................... 6 Figure 1.3 City of Edina Small Area Plan Roles ................................................................ 7 Figure 2.1 Wooddale Valley View’s Primary Market Area and Retail Trade Area ........ 16 Figure 4.1 Existing Properties: Building Types, Year Built and Current Land Uses ........ 28 Figure 4.2 Preferred Land Use Plan ............................................................................... 32 Figure 4.3 Building Height Limits Plan ........................................................................... 35 Figure 4.3b Building Height Limits: Existing Zoning Overlay .......................................... 35 Figure 4.4 Building Frontage Guidelines ....................................................................... 37 Figure 4.5 Building Frontage Guidelines: Street Context Areas .................................... 38 Figure 4.6 Illustration of Public Space Guidelines for the Northwest Corner of Wooddale Avenue and Valley View Road .................................................... 40 Figure 4.7 Key Map of Site-Specific Guidelines (Sites A-D) ........................................... 41 Figure 4.8 Assembly Options for the City-Owned Site .................................................. 45 Figure 4.9 Three Alternatives for Properties A+B: City-Owned Site ............................. 46 Figure 4.10 Redevelopment Guidelines for Properties A + B as “Flex Commercial” ....... 47 Figure 4.11 Eastern Gateway Design Study ..................................................................... 49 Figure 5.1 Wooddale Avenue: Existing Conditions ....................................................... 55 Figure 5.2 Valley View Road: Existing Conditions .......................................................... 56 Figure 5.3 Valley View Road: Illustrative of Long-Range Policy .................................... 63 Figure 5.4 Alternative #3; Oak Lawn, 62nd and Valley View Intersection Study ........... 64 Figure 5.5 Wooddale Avenue: Illustrative of Long-Range Policy .................................. 65 Figure 5.6 Public Realm Improvements ........................................................................ 68 List of Tables Table 3A Comparable Traffic Counts ............................................................................ 23 Table 3B Implementation Steps for Economic Vitality ................................................ 26 Table 4A Description of Neighborhood Node Land Use Category .............................. 33 Table 4B Implementation Steps for Land Use and Community Design ....................... 52 Table 5A Historical and Forecast Daily Traffic Volumes .............................................. 58 Table 5B Implementation Steps for Transportation and Street Design ...................... 69 Wooddale Valley View Small Area Plan iii | Page Executive Summary Historical Development of the Wooddale Valley View Node From cows to cars and convenience to commerce, the intersection of Wooddale Avenue and Valley View Road has long been an important commercial crossroads in Edina’s history and development. It is a classic glimpse at post-World War II development. Farms dominated the area for over 60 years until owners began selling plots and parcels to first-time home buyers or developers. There is, however, an important distinction about the four-corners of Wooddale and Valley View: single-family homes followed commercial development. The Wooddale and Valley View neighborhood commercial node emerged as such because of its location and history as a trading center. The Native Americans followed Valley View from Ft. Snelling to Shakopee, hunting and trading along the way; the two roads provided important transportation connections, and one of the area’s first corner grocery stores served the once-rural area for decades. Yet, as work began on this plan, not much had changed in the node since its heyday of 1950s and 1960s commercial development. Purpose of the Plan The purpose of Wooddale Valley View Small Area Plan is to provide a long range decision-making framework including principles, goals, policies, development guidelines and implementation steps. The study area includes the streets and the commercial and higher density residential properties near the intersection of Wooddale Avenue and Valley View Road. The entire plan is written and formatted to be suitable for adoption as an amendment to the Edina Comprehensive Plan. Community Engagement and Planning Process A community engagement process ensured the consideration of input from various stakeholders including business owners and residents - while recognizing the rights of current and future land owners. The plan evolved as a balanced framework for renewed attention - and as importantly - new investments by both the public and private sectors. The plan strikes a sustainable balance, allowing the real estate market to find the right land use mix while protecting the character of surrounding neighborhoods. Vision for Vitality There exists a simple but strong community desire to nurture vitality at Wooddale Valley View. The Wooddale and Valley View intersection is situated at an important crossroads within the City of Edina. The node offers the potential to foster a sense of community by connecting the local community with specialized services, boutique products, gathering/meeting facilities, spaces for small business, and needed living options for Edina residents. Well-designed investments in streets, existing properties and in redevelopment projects will catalyze broader investment. The following pages contain key highlights of the plan: Wooddale Valley View Small Area Plan iv | Page Guiding Principles The small area plan is organized around ten guiding principles that came out of a significant community engagement process and individual public workshops. Participants identified key issues and concerns which were then organized into the following principles: •Place. The Study Area should be recognizable as a place and visually attractive. •Gathering. There should be a places for people to spend leisure time, whether in a commercial or public locations. •Neighborhood Businesses. There should be businesses that provide services or goods desired in the neighborhood, including small offices. The amount and configuration of commercial space should be allowed to adjust in response to the market. Property owners are encouraged to keep their properties economically viable and attractive. •Housing. Sites should be allowed to transition to housing from business use in response to the changing market demands. •Height and Size of Buildings. Future buildings north of Valley View Road should be one to three stories tall depending on their location relative to nearby single family housing. Properties in sloping topography on the south side of Valley View Rd should be allowed to be four stories. •Graceful Transitions to Neighborhood. Graceful transitions should be maintained from more active areas to quieter neighborhood streets immediately beyond the node. •Parking. Most residential parking should be in attached garages or under the building. Views to commercial parking should be softened by plantings, walls or fences. •Street Edges. Buildings should be located near the street sidewalk without intervening parking. There should be trees between the curb and the sidewalk. •Circulation and Connections. Walking, bicycling or catching the bus in the Study Area should be safe and comfortable. The Study Area should be well-linked to the nearby neighborhoods. •Role of the City. The City should provide a land use plan, zoning regulations, design guidelines and public improvements that support the intentions of the property owners and the broader community while being sufficiently flexible to guide alternative ideas. Economic Vitality The economic development focus of the small area plan was on identifying ways to strengthen the existing businesses while setting in place a future plan for the transition of the commercial node while maintaining its economic vitality. It was evident that the area is currently undergoing change and retail businesses at one time played a more Wooddale Valley View Small Area Plan v | Page significant role that they do today. Residents clearly expressed a preference to maintain and build upon the retail aspects of the node. Market data indicated the following: •Modest growth is projected for population and households. Current households are affluent with respect to metro area averages. •Small neighborhood business can thrive in the area but they will have to offer specialized services that cater to nearby residents. There is limited demand for additional retail space. •There is demand for new housing in the area, particularly for active adult senior housing and multi-family homes. The pace of private development is often unpredictable and the City has limited means at its disposal to influence outcomes and timeframes. Setting some general goals that emphasize economic vitality will position the area for a smoother transition into the future. These can be summarized as follows: •Neighborhood Hub Cultivate the Wooddale Valley View node as a hub of vitality with a mix of high quality neighborhood-serving businesses. Support investments that encourage gathering, pedestrian activity and that reinforce a “neighborhood feel”. •Short-term Revitalization Support upgrades to existing properties through improved tenant mix and image, better marketing and promotion. •Right-Sized Retail and Commercial Spaces Encourage and support an amount and range of spaces for businesses that is calibrated to the realities of the market and trade area. •Long-Range Market Forces Encourage redevelopment of aging commercial properties and development of vacant land based on market forces. The City also has a key role to play in its support of future private development. Although almost all property within the node is under private ownership, the following policy recommendations will help to bring about greater growth in economic vitality: •The City will encourage redevelopment driven by the private sector that aligns with the principles, goals, policies and guidelines of this plan. •The City will invest in public improvements and/or use established financing tools to support and encourage redevelopment of the neighborhood commercial node consistent with the City’s Comprehensive Plan and the Wooddale Valley View Small Area Plan. •The City will favor investments in neighborhood-serving retail, service sector businesses and neighborhood-oriented public spaces. •The City will be supportive of collaborations both formal or informal business and property owner collaborations. •Options for the City-owned property at Kellogg Avenue and Valley View Road will be discussed with adjacent land-owners. vi | Page Wooddale Valley View Small Area Plan Land Use and Community Design Land use in the Wooddale Valley View Node is expected to evolve but retain a mixed use profile of small commercial, office and residential uses into the future. The small area plan introduced and recommended a new land use category, the Neighborhood Node (NN) to replace the existing Neighborhood Commercial (NC) designation. The NN designation has a more intentional emphasis on the intertwining of new alternative housing units such as row houses and townhomes, landscaped open gathering spaces and pedestrian and bike friendly planning and design. Design goals included the following: •Activation of the Core Concentrate activity and neighborhood-serving commercial businesses near the intersection of Wooddale Avenue and Valley View Road. •Building-to-Street Relationships Ensure that ground-level frontages address public rights-of way so as to encourage beauty, safety, walkability and a sense of place. •Graceful Transitions Encourage the scale of buildings to transition from center to edge of the Neighborhood Node, with the largest buildings located near the intersection of Wooddale Avenue and Valley View Road, decreasing in scale toward the surrounding single- family neighborhood. Ensure that redevelopment near single-family homes is designed sensitively. •Flexible Evolution of Land Uses Allow existing land uses to evolve in response to the market. Although the proportion of the Study Area devoted to housing will likely be greater than it was in 2014, the exact pattern of land use over time will be determined by market forces. Current uses of land may, of course, remain as they are until owners decide to make a change. The commercial site north of Valley View Road at Oaklawn Avenue may evolve to housing. The Edina Village Market may redevelop as a mix of housing and businesses. The sites east of Kellogg Avenue immediately north of Valley View Road may evolve as either commercial or residential land uses. •Drive-Through Formats Discourage buildings with drive-through elements such as gasoline stations and those with drive-up windows. The City's role in shaping land use policy will take place via several implementation steps. These steps include the adoption of amendments to the current zoning ordinance that incorporate new building height limits, new building frontage design guidelines, gathering space guidelines, node to neighborhood transitions and site specific guidelines. Development Guidelines As proposals for new development are brought forth for review by the City, applications and designs should be evaluated according to the new Neighborhood Node Development Guidelines that are presented in the plan. The guidelines contain five sections: A.Building Height Limits Plan Height Limits Near the Center of the Neighborhood Node. North of Valley View Road, building heights may be up to three stories, not to exceed 36 feet. South of Valley View Road building heights may be up to four stories, not to exceed 48 feet. Wooddale Valley View Small Area Plan vii | Page Graceful Transitions to Surrounding Neighborhood. At certain specified locations at the perimeter of the Neighborhood Node where graceful transitions to single family areas are important (as specified on the Building Height Limits Plan), the height of new buildings may be up to two stories, not to exceed 24 feet. B.Building Frontage Guidelines Building-to-Street Relationships. Guidelines describing preferred relationships of buildings to streets establish a sense of place, provide a graceful visual transition from busy areas to nearby housing, and ensure that the pedestrian experience is pleasant. Node-to-Neighborhood Transitions. Typical configurations of street-to-building relationships are described in the small area plan and keyed on a map to their appropriate neighborhood context within the Neighborhood Node. C.Gathering Space Guidelines Introducing small landscaped open spaces and a larger public multi-use gathering space should be introduced strategically throughout the Neighborhood Node and will help to support pedestrian movement and visual identity. Suitable locations are identified in the plan. D.Site Specific Guidelines Site specific guidelines are outlined for the following: •Corner Properties at Wooddale Avenue and Valley View Road •Fairfax Avenue and West 61st Street •City-owned site at Kellogg Avenue and Valley View Road •The Eastern Gateway - Valley View Road at Oaklawn Avenue and West 62nd Street E.General Guidelines for the Entire Neighborhood Node Parking will be a constant issue within the Neighborhood Node for businesses, residents and customers alike. The plan recommends ways to include parking yet minimize the visual impact while strengthening the visual identity of the node through plant screenings and consistent signage. Enhancements to pedestrian and bicycle networks such as additional sidewalks, consistent lighting and bike parking facilities will improve the pedestrian experience for residents and visitors. This in turn, helps to create a more attractive work and retail destination for area businesses.Transportation and Street Design As was evident during the planning process, the City and residents desired to have the Neighborhood Node become more pedestrian and bicycle friendly as well as transit- oriented. This must take place within the context of Valley View Road, Wooddale Avenue and 62nd Street all being classified as Municipal State Aid streets, which serve as connectors to Highway 62 and Highway 100. The City should consider the following future improvements: •Automobile Traffic Ensure safe and convenient travel for traffic passing through and within the Study Area by: Reducing lane widths viii | Page Wooddale Valley View Small Area Plan Implementing intersection improvements at problem locations such as 62nd St., Oaklawn and Valley View Limiting the number of driveways providing access between the roadway system and private property Vigorously enforcing traffic laws and regulations •Parking Ensure adequate parking supplies that: Are located on-site in accordance with specific land uses Meet multi-modal parking needs Are safe and secure •Walking, Biking and Transit Use Design public rights-of-way to facilitate and encourage safe and convenient multi-modal travel by providing: Sidewalks, boulevards, marked crosswalks, and pedestrian-oriented street lighting within the Study Area Dedicated bikeways within the Study Area Connectivity for pedestrians and cyclists to surrounding neighborhoods Transit stops Living Streets principles and other established best practices in all infrastructure improvementsImplementation The end of Chapter 3- Economic Vitality, Chapter 4- Land Use and Community Design, and Chapter 5- Transportation and Street Design contain a Table of Implementation Steps to phase in the various plan recommendations. Most steps anticipate a 1-3 year time frame, coinciding with the Comprehensive Plan Update scheduled for 2018. Therefore, it is recommended by the Small Area Planning Team that the Wooddale Valley View Small Area Plan be adopted now by the City Council as an amendment to the 2008 Edina Comprehensive Plan, giving it immediate authority equal to the balance of the Comprehensive Plan. Policies and guidelines regarding the Wooddale Valley View Neighborhood Node will then be adjusted in the 2018 Comprehensive Plan to reflect these changes. Conclusion Clearly, Wooddale Valley View stakeholders hope for a thriving and vital commercial node. They are concerned about the aging properties, retail turnover and, ultimately, the future of the node. This plan helps to shape those concerns and issues into suggestions and solutions. Throughout the process various opinions were offered and shared with the WVV-SAP team and, in turn, all perspectives were considered in defining a vision, synthesizing the market data and prioritizing the recommendations. The WVV-SAP team would like to thank the residents, business and property owners who participated in the process by providing comments, input, feedback and resources. We would also like to thank Marci Matson and Frank Cardarelle of the Edina Historical Society for providing background and photos on the area. Wooddale Valley View Small Area Plan ix | Page Chapter 1 - Introduction Chapter 1 Introduction Purpose 1.1 The Study Area 1.2 Community Engagement and Planning Process 1.3 Major Planning Issues 1.4 Guiding Principles 1.5 Wooddale Valley View Small Area Plan Page| 1 Chapter 1 - Introduction 1.1 Purpose The Wooddale Valley View Small Area Plan (WVVSAP) is intended to be adopted as an addendum to the current Edina Comprehensive Plan. Small area plans outline a community vision to be implemented over an extended period of time. Small area plans do not guarantee that, what, when or how redevelopment will occur. The Wooddale Valley View Small Area Plan provides detailed guidance in the areas of economic vitality, land use, community design, transportation and street design. Topics not covered under the Small Area Plan revert to the Comprehensive Plan. Why the Small Area Plan was Developed The Wooddale Valley View neighborhood commercial node was first identified in the 2008 Edina Comprehensive Plan as an area of potential change. In 2014, the City Council directed the Planning Commission and City Community Development Staff to undertake a small area planning process that would 1) seek to provide the template for future small area plans and 2) provide proactive guidance for shaping future development in the form of a small area plan for the Wooddale Valley View neighborhood node. This plan represents a collaborative nine month effort by a diverse and interdisciplinary team of staff, consultants and committed community volunteers. Efforts were made to balance the concerns and values of Wooddale Valley View’s residents, landowners, and other stakeholders with the parameters set by physical conditions on the ground, Edina’s historic and economic context, and an awareness of emerging trends in the local and regional real estate market. This plan creates a long range decision-making, planning and design framework that allows existing assets to thrive while needed new investments are introduced in a carefully planned and sensitively designed manner. The plan is balanced; while it provides strong guidelines for transitions to surrounding neighborhoods, the plan maintains real estate market flexibility for Wooddale Valley View’s businesses and investors. There exists a simple but strong community desire to nurture vitality at Wooddale Valley View. Page| 2 Wooddale Valley View Small Area Plan Chapter 1 - Introduction How the Small Area Plan will be Used The Wooddale Valley View Small Area Plan serves as an important tool for landowners, developers, city planners, city council members and planning commission members when evaluating future development projects. In addition, the Plan outlines specific action steps for the City and other stakeholders to support the long term vision for the area. Developers and landowners will find the plan useful when conceptualizing and preparing development plans for implementation in the Wooddale/Valley View Small Area Plan study area. Reviewing the Small Area Plan during the early stages of project development will inform developers of City-adopted directions, standards and guidelines and will ultimately prove to be a time- and resource- saving measure that can streamline the development review process. City staff will find the plan to be a useful tool when explaining and illustrating City-adopted directions, standards, and guidelines to developers. They will then be able to use the plan’s principles, goals, and policies to assess and evaluate the degree to which developers’ plans adhere to City directions and the impact of variances developers might seek. The Planning Commission will use the plan when deciding whether to approve development proposals and pass them along to the City Council for adoption. How the Small Area Plan is Structured The Wooddale/Valley View Small Area Plan is organized similar to the Comprehensive Plan. The plan includes: •Major Issues •Guiding Principles •Goals, Policies and Guidelines •Implementation Steps The plan was developed through an iterative process beginning with input from community members at a kickoff meeting that was held in June 2014. In addition to community members, others involved in the process were a Small Area Planning Team, appointed by the Planning Commission; City staff; and a consultant team. The iterative nature of the process permitted conclusions reached in one phase of the Small Area Plan study to be re-visited and discussed by each of the participants and, if necessary, revised to take new ideas and new information into account. Issues. One of the first products developed in the process was a list of five major issues, which were synthesized from over one hundred issues identified by Wooddale Valley View Small Area Plan Page| 3 Chapter 1 - Introduction community members. Analysis of the major issues led to the development of 12 Guiding Principles, which respond to the issues as a realm of development and design guidance representing an “ideal” situation. The list of major issues also helped direct the development of the three primary plan chapters: •Economic Vitality •Land Use and Community Design •Transportation and Street Design Guiding Principles. The Guiding Principles were vetted by all participants in the process at the Dream (Visioning) Workshop that was held in December 2014. Consideration of the high level Guiding Principles for each of the plan’s three primary plan chapters (Economic Vitality, Land Use and Community design, and Transportation and Street Design) led to the development of more practical chapter-specific goals. Goals. The goals that were developed for each of the three final plan chapters identify future ambitions and desires, specifically focused on the resolution of chapter-specific issues. Policies. Policies for each of the three plan policy chapters were developed following the development of issue-focused goals. The policies, also issue- focused, are statements that are intended guide decisions and achieve rational outcomes, typically written as direction for City staff, Planning Commission or City Council. They are statements of intent to be implemented as a procedure or protocol. In the case of the Small Area Plan’s three final plan chapters, the policies firmly state what the City will do to address the element-specific issues. Guidelines. Policies in some cases often include even more specific guidelines that communicate framework of preferences and parameters for decisions from district wide issues to a specific property or street design issues. Implementation Steps. The final product presented in each of the three final plan chapters is a table of implementation steps, which identifies actions the City will take, the agency within the City that will lead, and the timeframe for acting. Figure 1.1 on the following page shows how input from community members contributed direction and substance to the Wooddale Valley View Small Area Plan’s three major outcomes; Goals, Policies and Implementation Steps. Page| 4 Wooddale Valley View Small Area Plan Chapter 1 - Introduction From Issues to Implementation The Wooddale Valley View Model Figure 1.1 Wooddale Valley View Planning Process Wooddale Valley View Small Area Plan Page| 5 Chapter 1 - Introduction 1.2 The Study Area Having always been a historical crossroad of commerce, the intersection of Wooddale Road and Valley View Road has seen many changes through the years. As the population of Edina grew, the surrounding neighborhoods expanded and matured. The road system was revised, altering the types of services and businesses that came to occupy the once busy corner. The area of study addressed during the planning process included the public street rights-of-way and several land parcels in the immediate vicinity of the intersection of Wooddale Avenue and Valley View Road. Figure. 1.2 shows the Study Area with a dotted white line. Included are areas designated in the 2008 Edina Comprehensive Plan as ‘Neighborhood Commercial (NC)’ as well as adjacent ‘High Density Residential (HDR)’. The vast majority of the recommendations in this plan document address issues within this approximate area of study. However, where practical, some connections, impacts, relationships and transitions to areas immediately adjacent or close-by were also studied and addressed in this plan. Study Area Figure 2.2 The Study Area (showing Future Land Use Plan designations as Approved in 2008 Edina Comprehensive Plan) Page| 6 Wooddale Valley View Small Area Plan See Resolutions 2017-102& 2018-26 Chapter 1 - Introduction 1.3 Community Engagement and Planning Process The planning process was conducted from June, 2014 through February, 2015. As will be discussed, community engagement was the cornerstone of the Wooddale/ Valley View Small Area Plan planning process, and many opportunities were given to community members to express their opinions and identify issues and concerns about the Study Area. Milestone events during the process included: Community Kickoff - June 2014 In June of 2014, over 70 community members turned out for an orientation presentation and discussion about the upcoming Small Area Plan process. The Kickoff meeting gave community members an opportunity to identify their concerns about the Study Area. Consultant Request for Information (Request for Proposal) - June 2014 Edina City Staff released a Request for Information to find a Consultant Team to plan and lead community engagement events, conduct research and develop and write the Small Area Plan document. Small Area Planning Team (SAPT) Convened - June 2014 With assistance from City staff, a working group of community volunteers including business owners, residents and Edina Planning Commission representatives were appointed by the Edina Planning Commission to guide the planning process. Their first meeting was in July of 2014. The Small Area Planning Team (SAPT) selected a Consultant Team, through a competitive proposal process that included interviews. Figure 1.3 City of Edina Small Area Plan Roles Wooddale Valley View Small Area Plan Page| 7 Chapter 1 - Introduction Consultant Team Research Background information on the Study Area was collected and in some cases developed by the Consultant Team, including: •Demographic and Real Estate Market Profile •Retail visibility •Experiential analysis of context: transitions from node to neighborhood •Typical frontage types (typical building to street relationships) •Building type, height, square footage and year of construction •Vehicle and bike parking counts •Traffic projections •Urban design characteristics •Sustainability weaknesses and opportunities •Nearby community facilities •Connections to surrounding neighborhoods and open spaces •Streetscape conditions •Historic imagery, related informal analysis, and development of interesting historic aspects and timelines •Existing zoning and development review process •Photography of the node/context Community Engagement Plan Development - September 2014 A formal Community Engagement Plan was developed by the Consultant Team that outlined interactive events during each of three major phases of the planning process: 1) Discovery, 2) Vision and 3) Plan Development. It was reviewed and revised as deemed appropriate with the SAPT. Parallel outreach and events subcommittees were formed by the SAPT to assist the Consultant Team with implementation of the community engagement plan. Community Outreach - September 2014 – December 2014 A website posting project information was updated throughout the process by Edina City Staff, who also utilized the Speak Up, Edina! web-based discussion forum to encourage online discussion of key issues. Information was published via posters, postcards, NextDoor and CityExtra. On separate occasions, the Consultant Team leader and an SAPT member visited the monthly neighborhood meetings of the Pamela Park and the Concord Neighborhood Associations. They informed the neighborhood groups about the reason for the planning process and the benefits of participating. They obtained from each group a list of issues that those present felt were relevant and important to address. Page| 8 Wooddale Valley View Small Area Plan Chapter 1 - Introduction Key Stakeholder Interviews and Business Owner Survey – September/October 2014 Structured interviews were conducted by the Consultant Team with five property owners, leasing agent for the Edina Village Market, and Gordon Hughes, a long-serving, former city manager of the City of Edina. In addition, six businesses completed a survey that assisted the Consulting Team in defining the Study Area’s trade area and also provided business owners an opportunity to offer insights into the node’s strengths and challenges. The interviews focused on business-related conditions and future expectations. Discovery Workshop – October 11, 2014 The first event conducted by the newly assembled team of Consultants, City Staff and SAPT was held on Saturday morning, October 11, 2014. The event was held at the Edina Village Market in an empty storefront space. The session included breakfast, a presentation featuring key points in the history of the node, and a consultant-led exercise called a discovery walk-about where teams were given the tasks of touring the Study Area together to identify issues. Following the walk-about, the teams discussed their issues in a workshop. Dream (Visioning) Workshop – November 8, 2014 The Dream Workshop was held at the Edina Senior Center on a Saturday morning. The workshop included: •Presentations by the Consultant Team on five Major Planning Issues and a set of Organizing Principles drawn from community input •Update on progress of consultant discovery work, including an explanation of demographic and market trends and a summary of current attitudes in the business community •Interactive review of a Map of Potential Public Realm Improvements and a set of long range scenarios for revitalization and redevelopment reflecting both future market trends and the draft Organizing Principles Community members document issues during the Discovery Walk-About. Small Area Plan: Wooddale - Valley View Neighborhood Node 9 | Page Chapter 1 - Introduction Progress Update – December 3, 2014 A Progress Update session was held at the Edina Senior Center where a draft policy framework, the Wooddale Valley View Small Area Plan Core Elements, was presented by the Consultant Team. The presentation was followed by conversations between Consultant Team members and community members. SAPT members also listened and recorded community member comments on the following boards that were on display: • Draft Land Use and Built Form Plan • Draft Building Frontage Guidelines • Capacity Study: City Owned Site at Valley View Road at Kellogg Avenue • Draft Public (Gathering) Space Guidelines • Design Study: Public (Gathering) Space at Valley View Road and Wooddale Avenue • Design Study: East Gateway Redevelopment Concept (Valley View Road at Oaklawn Avenue) • Draft Map of Public Realm Improvements • Various Intersection Improvement Studies: for Intersection at Valley View Road, W. 62nd St and Oaklawn Avenue Neighborhood residents and City staff members critiqued a rendering for the possible plaza near the intersection of Wooddale Avenue and Valley View Road at the December 3 meeting. 10 | Page Wooddale Valley View Small Area Plan Chapter 1 - Introduction 1.4 Major Planning Issues One of the community engagement tools used during the Discovery Workshop (held on October 11, 2014), at the neighborhood outreach meetings, and by SAPT members, was an exercise that challenged community members to identify issues in the form of questions. Individuals were invited to address issues ranging from more specific physical conditions and design preferences to broader economic and planning issues. The intent was to 1) help city staff, the Consultant Team and the SAPT better understand community attitudes, values and ideas about the Study Area and 2) provide a framework for the development of guiding principles, which would be used to define goals, policies and implementation steps for the Wooddale Valley View Small Area Plan. Below are the five major planning issues that emerged from the milestone community engagement activities previously described. The five issues were synthesized from an initial list of over one hundred that were developed and submitted by community members and stakeholders: Economic Vitality What, if any, public or private actions should be taken to revitalize the Study Area in its current form? Long Range Land Use What are the viable long range patterns of land use in the Study Area? Built Form Guidance What should be the physical parameters for development of each site in the Study Area? Pedestrian Experience What should be done to improve the experience of walking, bicycling or riding the bus? Placemaking What should be done, if anything, to improve the Study Area’s identity or sense of “place”? Wooddale Valley View Small Area Plan Page | 11 Chapter 1 - Introduction 1.5 Guiding Principles These principles, which were mentioned on the previous two pages, were initially drafted by the Consultant Team during preparation of six long range scenarios following the Discovery Workshop. The principles were vetted by the community at the Dream Workshop along with scenarios and a list of public realm improvements. They were subsequently revised by the Consultant Team and approved by the SAPT. These principles steered the preparation of the goals, policies and implementation steps in Chapters 3-5 of this plan, and should be used by the City in the review of development and redevelopment proposals and plans within the Study Area. Place. The Study Area should be recognizable as a place and visually attractive. Gathering. There should be a places for people to spend leisure time, whether in a commercial or public locations. Neighborhood Businesses. There should be businesses that provide services or goods desired in the neighborhood, including small offices. The amount and configuration of commercial space should be allowed to adjust in response to the market. Property owners are encouraged to keep their properties economically viable and attractive. Housing. Sites should be allowed to transition to housing from business use in response to the changing market demands. Height and Size of Buildings. Future buildings north of Valley View Road should be one to three stories tall depending on their location relative to nearby single family housing. Properties in sloping topography on the south side of Valley View Rd should be allowed to be four stories. Graceful Transitions to Neighborhood. Graceful transitions should be maintained from more active areas to quieter neighborhood streets immediately beyond the node. Parking. Most residential parking should be in attached garages or under the building. Views to commercial parking should be softened by plantings, walls or fences. Street Edges. Buildings should be located near the street sidewalk without intervening parking. There should be trees between the curb and the sidewalk. Circulation and Connections. Walking, bicycling or catching the bus in the Study Area should be safe and comfortable. The Study Area should be well-linked to the nearby neighborhoods. Role of the City. The City should provide a land use plan, zoning regulations, design guidelines and public improvements that support the intentions of the property owners and the broader community while being sufficiently flexible to guide alternative ideas. 12 | Page Wooddale Valley View Small Area Plan Chapter 1 - Introduction Chapter 2 Demographic and Market Profile Demographic Characteristics 2.1 Real Estate Market Conditions 2.2 Wooddale Valley View Small Area Plan Page | 13 Chapter 2 - Demographic and Market Profile 2.1 Demographic Characteristics The planning process included an analysis by the Consultant Team of demographic characteristics at various scales of context including the larger region, Edina, the Primary Market Area (PMA) and the Retail Trade Area (RTA). See following page for definitions. It included population and household growth trends and projections, age distribution, household income projections by age of householder, household tenure trends by age of householder, shifts in household type, employment growth trends and projections, and the commuting patterns of residents and workers. The following are the major findings: •There is an aging population. The greatest growth in both the Retail Trade Area and the Primary Market Area is expected among the 55+ age group (particularly 65 to 74). Projected household growth among this group (empty nesters) in the RTA will generate increasing demand for multifamily housing, predominately from married- couple households with adult children seeking to downsize after their children move out of the home. •There is an influx of younger / married couples with children. Edina and the Retail Trade Area are gaining married couple households with children. By contrast, the rest of the larger Primary Market Area is losing married couple households with children. The Retail Trade Area is also expected to experience growth in the Echo Boom population (25 to 34), while the PMA experiences growth in the 35 to 44 age group. The Primary Market Area overall is gaining single-person and single-parent households. •There is continued growth of affluent households. Median household income ($137,992) in the Retail Trade Area is more than double the Metro area ($66,599). Median household income in the Primary Market Area ($71,285) is seven percent higher than the Metro Area. The median household income in the RTA is projected to grow 4.8% per year (2014 to 2020) compared to a 3.7% annual rate of growth in the PMA and the Metro Area. Solid growth is anticipated in the upper-income brackets, which likely will translate to increasing demand for dining, home furnishings, specialty apparel, recreation, and luxury items. •Solid job growth is occurring. Edina gained 1,700 jobs (+3.6 percent) between 2010 and 2013, led by growth in industries that occupy office-space. Job growth is projected to continue. Commuting patterns create an opportunity for retailers to capture sales from the daytime population in the Retail Trade Area. 14 | Page Wooddale Valley View Small Area Plan Chapter 2 - Demographic and Market Profile Defining Wooddale Valley View’s Primary Market Area and Retail Trade Area Figure 2.1 illustrates the larger Primary Market Area (shown in blue) used in the analysis of current demographic characteristics and for analysis of housing market conditions and trends. The Primary Market Area (i.e. trade area, draw area) is the geographic area from which between 70% and 80% of a housing project’s customer base (renters, home buyers, etc.) come. This is communicated as a boundary map of Census Tracts surrounding the Study Area. Because of traffic volumes and visibility of the Study Area, it was concluded that the draw area for commercial and retail goods and services will be neighborhood-oriented and will be smaller than the Primary Market Area for housing. As such a Retail Trade Area submarket (shown in dark blue) was established as the primary draw area for commercial/retail uses at Wooddale Valley View. Determination of the boundaries of the Primary Market Area and Retail Trade Areas is based on several factors, including: • Growth trends and demographic characteristics of the surrounding area; • Traffic and community orientation patterns; • Geographic and man-made barriers; • Places of employment; • Renter leasing patterns; • Discussions with Study Area business and property owners; Note: Both of these boundaries are larger than the project Study Area defined previously in this plan. Wooddale Valley View Small Area Plan Page | 15 Chapter 2 - Demographic and Market Profile N Primary Market Area Retail Trade Area Study Area Source: Maxfield Research, October 22, 2014. Figure 2.1 Wooddale Valley View’s Primary Market Area and Retail Trade Area 16 | Page Wooddale Valley View Small Area Plan Chapter 2 - Demographic and Market Profile 2.2 Real Estate Market Conditions Both quantitative and qualitative market research were conducted during the planning process to assess market support for various real estate types in the immediate Study Area. The research considered potential for retail commercial land uses and multiple-family, senior, and rental housing. The Project Archive, found at EdinaMN.gov/WVV, presents the complete and detailed market analysis, a profile of properties, and a summary of interviews and surveys with property and business owners. The findings of the quantitative market analysis are summarized below characterizing demand trends for office space, retail space and housing. New Retail Business Space •Small neighborhood business can thrive in the area. Some opportunity exists for neighborhood-oriented retailers catering to high-income family households and for business establishments that offer services to local households such as: Full-service and limited-service restaurants; Health care and personal care stores and providers; Insurance agencies, accountants, real estate agents. •Beyond that mentioned above, fairly limited demand for new retail space in the Study Area was found. Retail vacancy in 2014 was at 7.2 percent in the primary market area. Retail space availability in top trade areas (i.e. Edina) is tightening. Additionally, high household incomes and expenditures contribute to significant “leakage” of retail sales in several neighborhood- or convenience-oriented retail categories. Residents don’t need to travel far out of the Study Area for goods/services. (Retail leakage occurs when community members spend money outside the area or when money spent in an area is transferred out of the area.) New Office Space •Limited demand was found for new office space in the Study Area. Vacancy rates for office space remain high: 17.4 percent in the Twin Cities, 16.5 percent in the Southwest Submarket. The market for medical office space is tighter (5.6 percent off-campus vacancy rate in the southwest metro). Most office-using business establishments in the Study Area are relatively small in size. The existing supply of vacant office space in Edina can satisfy much of the projected growth. Wooddale Valley View Small Area Plan Page | 17 Chapter 2 - Demographic and Market Profile For full definitions of senior housing terms such as ‘active adult’, ‘congregate’, ‘assisted living’ and ‘memory care’, see the Senior Market Housing Analysis (pages 36-37) of the Market Potential Analysis found in the Project Archive at EdinaMN.gov/WVV. •Regionally, it is expected that business growth will occur in industries that provide services to local households. Business establishments in sectors such as health care, insurance, accounting, and real estate, could be drawn to existing commercial space in the area. New Housing •A particularly strong and increasing demand for active adult senior housing was found. There are roughly 4,000 senior housing units in the Primary Market Area: 10 percent active adult* (independent living without services available), 63 percent congregate* (independent living with services available), 20 percent assisted living*, and 7 percent memory care*. At the end of 2014, six projects with 484 senior housing units are planned or under construction in the Primary Market Area. While there is one active adult project under construction in Edina, it appears that the market could support additional active adult units, and it is believed that the Study Area would serve as a viable location for active adult senior housing. •The demand and prices for for-sale multi-family homes are also increasing. General occupancy for-sale multifamily market conditions in Edina seem to be fairly robust, with increasing sales and rising prices. In Edina, townhome pricing increased 7 percent between 2009 and 2013. Condo prices are up 11 percent. It was found that demand exists for new for-sale multifamily units in the area, and a new for-sale multifamily development located in the Study Area would likely be well-received in the market. •There is pent-up demand and rising rental rates for general occupancy rental housing around the Study Area. However, opportunities for new rental housing in the Study Area may be further out. Below-equilibrium vacancy rates translates to pent-up demand and rising rental rates. There is a 2.4 percent vacancy rate in Edina and 2.6 percent vacancy rate in the Twin Cities (5.0 percent is considered equilibrium). Heavy development activity is occurring nearby. There are eight projects with over 1,700 units in the Primary Market Area. However, because there are currently several rental housing projects in development at locations within Edina and the Primary Market Area that are better-suited for rental housing, it is not recommended that rental housing development should be sought in the near-term. A smaller-scale, rental project that capitalizes on the neighborhood feel of the Study Area could be feasible by 2020. 18 | Page Wooddale Valley View Small Area Plan Chapter 2 - Demographic and Market Profile Chapter 3 Economic Vitality Current Conditions 3.1 Trends and Challenges 3.2 Goals and Policies 3.3 Implementation Steps 3.4 Wooddale Valley View Small Area Plan Page | 19 Chapter 3 - Economic Vitality 3.1 Current Conditions As noted earlier in the plan, business activity at the node has evolved over the past 50 years due to changes in consumer patterns, changes in the roadway network, and the growth of the Southdale, Grandview, and 50th and France commercial areas. Some long-held properties at the node reflect a pattern of low rents, high vacancies, and a lack of updates. Several properties at the node have been sold, and the new owners have made substantial investments in these properties. Where this has occurred, the new businesses are operating successfully as owner-occupied and leased facilities. At the beginning of 2015, only a small number of businesses are selling retail goods. Please refer to Summary of Interviews with Property Owners and Tenants, in the Project Archive at EdinaMN.gov/WVV, to see the input that informed this section. The Changing and Challenging Context for Commercial Uses in the Node The node is often fondly remembered by long time Edina residents as a place where kids rode bikes to the superette to buy gum and baseball cards and where young people and families gathered for pizza or an ice cream treat. Additionally, a clinic, pharmacy, service station, salon, barber shop, pizzeria and service station met the needs of area residents. A variety of changes in the surrounding area have impacted the node since its development in the late 1950s and 1960s, creating an increasing number of challenges for Wooddale Valley View as a commercial node. They include: • Reduced traffic flow on Valley View Road due to the elimination of direct access between Valley View Road and Highway 100 that occurred when Highway 100 was improved to operate as a controlled access roadway facility; • Edina East High School relocated from its former location to one combined campus west of Highway 100; • A broad range of retail, medical, entertainment, banking, office and housing options developed in the Southdale area; • A healthy mix of grocery, hardware, banking, medical, dining and other goods and services evolved in the Grandview area; • Grocery, retail, personal services, banking, dining, entertainment activity and housing density have increased at the 50th and France node; • Parking requirements for commercial uses throughout the region and in Edina have increased gradually and significantly, making it difficult to provide today’s tenants with parking amenities that can compete with larger sites nearby; • Many aging commercial buildings are reaching the end of their lifecycle. 20 | Page Wooddale Valley View Small Area Plan Chapter 3 - Economic Vitality 3.2 Trends and Challenges In a sense, it’s true that the very attributes that give the Study Area its unique character and charm are the characteristics that are limiting competitiveness. Aging Commercial Spaces. Aging commercial buildings on the smaller sites nestled in the Wooddale Valley View node struggle to compete with more recently built commercial spaces in surrounding areas. Commercial buildings at Southdale, Grandview, and 50th and France, for example, succeed by offering newer, larger, more convenient, and more visible sites – while property owners at older nodes like Wooddale Valley View find it a struggle to cover maintenance, let alone reinvest in larger scale upgrades or amenities. Unique Commercial Sites. Factors such as property size, shape, and topography further contribute to an awkwardness of many of the sites for use as commercial properties. Access and parking issues make them comparatively less attractive to conventional businesses that require larger, auto-oriented formats more convenient to drivers. Because Valley View Road cuts through at an angle to the north-south street grid, many properties in the study area are small and uniquely shaped, with many placed on sharply angled corners within small blocks, making automobile access and parking configurations difficult to design. In addition, steeply sloping topography limits the viability of commercial development on the south side of Valley View Road within the study area. Parcel Lines and Aerial Image from Hennepin County PropertyInfo Wooddale Valley View Small Area Plan Page | 21 Chapter 3 - Economic Vitality Competitive Commercial Context. Intense competition exists within one to two miles from regional centers (Southdale) and community centers (Grandview and 50th and France). These larger commercial areas present challenges for nearby neighborhood commercial nodes. See Report on Demographic and Market Trends, page 66, found in the Project Archive at EdinaMN.gov/WVV, for a definition of the types of shopping centers. Site Visibility, Traffic Count and Ease of Access. The strong competition mentioned above from three neighboring commercial areas located nearby compounds the negative effects of geographic isolation from the south and west by Highway 62 and Highway 100. Traffic on France Avenue can be a barrier for pedestrians and bicyclists to the east. Small lakes and large land masses for public/institutional use including Pamela Park, Edina Community Center/ Southview Middle School complex, and the Edina Country Club, reduce household density in the area. Visibility and access are primary considerations for retailers seeking to locate their businesses. The success of a particular retail location is dependent, in part, upon how easy it is for consumers to locate the business, distinguish the business from competitors, include the business in other activities, and stop at the business during their daily commute. Several factors are taken into consideration based on traffic counts and visibility when retailers select a site, including: • Daily traffic volumes in the area; • Proximity to public transportation; • Accessibility for potential customers as well as delivery vehicles; • Visibility of the store and business signage from surrounding roads; • The sites proximity to other traffic generators. Based on data sourced from the Minnesota Department of Transportation (Mn/DOT), it appears that Valley View Road experiences an AADT (Annual Average Daily Traffic) of 5,300 vehicle trips per day, while the AADT along Wooddale Avenue is approximately 3,000 vehicle trips per day. This is low compared to other commercial nodes. See Table 3A Comparable Traffic Counts. Therefore, due to the comparatively limited accessibility and visibility of the Study Area, the most likely retail uses to be drawn to the area will be neighborhood- and convenience-oriented establishments that supply goods and services to households nearby. 22 | Page Wooddale Valley View Small Area Plan Chapter 3 - Economic Vitality On Wooddale, North of Valley View On Valley View, West of Wooddale On Valley View, East of Wooddale 3,200 5,900 7,900 Two-Way Daily Traffic Volume - Wooddale Valley View (2013) On Penn, North of 54th On Penn, South of 54th On 54th, West of Penn On 54th, East of Penn 7,200 8,600 3,200 5,800 Two-Way Daily Traffic Volume - 54th and Penn (2013) On France, North of 44th On France, South of 44th On 44th, West of France On 44th, East of France 10,700 12,200 3,400 7,000 Two-Way Daily Traffic Volume - 44th and France(2013) On Xerxes, North of 56th On Xerxes, South of 56th 9,500 9,500 Two-Way Daily Traffic Volume 56th and Xerxes Table 3A Comparable Traffic Counts Wooddale Valley View Small Area Plan Page | 23 Chapter 3 - Economic Vitality 3.3 Goals and Policies Ultimately, market conditions and the vision of property owners, developers, investors, businesses and the City will shape the future of the node as well as the timing the redevelopment activity. Today’s Mood: Hopeful Uncertainty Residents value the convenience of neighborhood retail and their relationships with small business owners, but commercial activity at the node will depend upon the vision of property owners and developers and their ability to find a strategic business mix that meets the evolving needs and desires of area residents in a market area that already provides a wealth of options within a one to two mile radius. Unfortunately, it is impossible to imagine the wide range of development proposals involving commercial and residential development for the Wooddale Valley View node that could come before the City over the next two decades. Today, the mixed mood of uncertainty combined with hopefulness among landowners, the business community, and residents translates to diverse perspectives on what it will take to strengthen the area as a commercial node. See the Project Archive at www.EdinaMN.gov/WVV for a Summary of Property and Business Owner Opinions and a list of issues identified by the community. The following goals and policies are forged from a balanced synthesis of these perspectives. Goals for Economic Vitality 1.Neighborhood Hub. Cultivate the Wooddale Valley View node as a hub of vitality with a mix of high quality neighborhood-serving businesses. Support investments that encourage gathering, pedestrian activity and that reinforce a “neighborhood feel”. 2.Short-term Revitalization. Support upgrades to existing properties through improved tenant mix and image, better marketing and promotion. 3.Right-Sized Retail and Commercial Spaces. Encourage and support an amount and range of spaces for businesses that is calibrated to the realities of the market and trade area. 4.Long-Range Market Forces. Encourage redevelopment of aging commercial properties and development of vacant land based on market forces. 24 | Page Wooddale Valley View Small Area Plan Chapter 3 - Economic Vitality Policies for Economic Vitality The following policies provide both structure and flexibility for the evaluation of proposals. 1.The City will encourage redevelopment that is driven by the private sector that aligns with the principles, goals, policies and guidelines of this plan. Development concepts and timing will be initiated by property owners, developers and investors based on market conditions. Development proposals will be evaluated using the direction provided in this Small Area Plan and the Edina Comprehensive Plan. 2.The City, at its discretion, will strategically invest, and/or use established financing tools, to support public realm improvements to encourage redevelopment of the neighborhood commercial node, consistent with the City’s Comprehensive Plan and Wooddale Valley View Small Area Plan. 3.The City will favor investments in neighborhood-serving retail, service sector businesses, and neighborhood-oriented public spaces. Investments in existing or new buildings that meet the needs of area residents and build a sense of community, identity and vitality should be favored. 4.The City will be supportive of formal or informal business and property owner collaborations. This includes public-private alliances or organizations seeking to strengthen the economic vitality of the node and its role in building community. 5.The City will discuss options for the property it owns at Kellogg Avenue and Valley View Road with adjacent landowners. Use property to leverage development or other changes that will promote the guiding principles, goals, policies and guidelines of the small area plan. Wooddale Valley View Small Area Plan Page | 25 Chapter 3 - Economic Vitality 3.4 Implementation Steps Table 3B Implementation Steps for Economic Vitality Action Leads Time Frame Convene Business Community and Property Owners. a.Review and discuss the implications of the market analysis prepared as part of the Wooddale Valley View Small Area Plan. b.Review and discuss the Wooddale Valley View Small Area Plan. Identify any ideas that merit further consideration or research. Work with the City to prioritize and identify elements that could be moved forward on the improvement calendar such as bike and pedestrian improvements, lighting, boulevard; public art installations. c.Learn about how successful business and property owners can work together to build economic vitality. d. Learn about models for collaboration between the business community and emerging neighborhood associations or established resident groups. e.Determine if there is an interest and willingness to continue meeting and begin working together on the strategy outlined in this plan. If so, achievable goals, roles and responsibilities should be identified. Administration Department / Economic Development 2015 City-Owned Site at Kellogg Avenue and Valley View Road. Discuss options for the City-owned property with adjacent landowners. Use property to leverage development or other changes that will promote the guiding principles, goals, policies and guidelines of the small area plan. Administration Department / Economic Development 2016 26 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Chapter 4 Land Use and Community Design Current Conditions 4.1 Trends and Challenges 4.2 Goals and Policies 4.3 Implementation Steps 4.4 Wooddale Valley View Small Area Plan Page | 27 Chapter 4 - Land Use and Community Design 4.1 Current Conditions The 2014 pattern of land use in the Study Area is summarized by Figure 4.1 and the related table. A detailed description of land use, buildings, major tenants and property owners is presented in the Project Archive at EdinaMN.gov/WVV. Building Type Year Built Current Land Use (at end of 2014) 1 1954 Retail and service – former gasoline service station; presently unused 2 1956 Mixed use: small offices over clothing retailer and ice cream shop 3 1957 Service business - dry cleaning 4 1957 Retail and service - strip mall (Edina Village Market (EVM)) 5 1959 Retail and service - addition to strip mall (EVM) 6 1959 Service business - salon 7 1960 Residential – apartment building with underground parking 8 1960* Small offices (ValleyWood) 9 1962 Residential – apartment building with underground parking 10 1963 Residential – apartment building with underground parking 11 1969 Residential – apartment building with underground parking 12 1969 Office – professional service business (*recently updated) 13 1970 Service business – child day care 14 no bldg Undeveloped site – owned by the City = Two Story Vertical Mixed Commercial - Office over Retail / Services = One Story Commercial = Multi-family Residential - Duplex / Apartments / Flats Figure 4.1 Pattern of Land Existing Properties: Building Types, Year Built and Current Land Uses in 2014 28 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design 4.2 Trends and Challenges Community input, real estate market conditions and existing physical conditions are all drivers of the principles, goals and policies of this plan. The community engagement process and results were outlined in Chapter 1 Introduction. Real estate market conditions and future trends are presented in detail in Chapter 2 Demographic and Market Profile and Chapter 3 Economic Vitality. Below is a review of physical conditions that also factor into land use and community design decision making in the Study Area: Aging Buildings. Most of the buildings in the Study Area are older and some have not been as well maintained as perhaps they would have been under better market conditions. The commercial buildings were created during an era when the business environment and the traffic patterns were much different than they are today. Buildings Set Back with Surface Parking. Many of the commercial buildings are set back behind a parking area, separating shopfronts from the street. This can reduce convenience for those arriving on foot, by bike or by transit, and creating a less attractive and comfortable streetscape experience for pedestrians. Moving buildings too far back (especially when cars are parked in front) can reduce the positive effects of spatial enclosure, expose customers to elements and discourage the casual strolling often found in successful retail environments and popular gathering places. Lack of Streetscape Investments. The appearance of the Study Area is diminished by the lack of trees and green boulevards along the edges of Wooddale Avenue and Valley View Road. Traffic Patterns. There is quite a bit of traffic through the Study Area but much of it consists of pass-through trips, especially at peak hours. When the intersection of Valley View Road and Highway 100 was closed, access to businesses in the Study Area from west of the highway and other locations was greatly diminished. In addition, Wooddale Avenue does not intersect or cross Highway 62 south of the Study Area. Scale and Shape of Parcels. The Study Area contains a range of unique parcels, many with smaller sizes with irregular shapes. While this contributes to the node’s unique character, these conditions present site design challenges for redevelopment projects. Relationship to Neighborhoods. The adjacent neighborhoods consist mostly of single-family detached housing in good condition. There is little separation, buffering or transition from the buildings of the Study Area to that housing. Providing a proper transition from more active areas nto the neighborhood may present challenges. Terrain. South of the Study Area, the land slopes steeply down to ponds. This creates accessibility and parking issues that make these sites less amenable to commercial uses, especially retail. Wooddale Valley View Small Area Plan Page | 29 Chapter 4 - Land Use and Community Design 4.3 Goals and Policies The following is a policy framework that provides guidance to the public sector for future decision making, staff review of development applications, municipal plan implementation and community based initiatives. The following takes into account the opinions and values of stakeholders, the parameters of previous planning and existing policies. The Study Area will continue to evolve and become a mixture of housing and commercial development guided by the demands of the market, property owners’ decisions, the policies and guidelines of this plan, and the Edina Comprehensive Plan. Though the proportion of the Study Area devoted to housing will likely be greater than it was in 2014, the exact pattern of land use over time will be determined by market forces. Current uses of land may, of course, remain as they are until owners decide to make a change. Land Use and Community Design Goals 1.Activation of the Core. Concentrate activity and neighborhood-serving commercial businesses near the intersection of Wooddale Avenue and Valley View Road. Any new buildings introduced at the four corners of the Wooddale Valley View intersection should include street-level retail or gathering spaces that interact with the sidewalk and encourage pedestrian activity. 2.Building-to-Street Relationships. Ensure that ground-level frontages throughout the node are carefully designed with public-to-private relationships that encourage beauty, safety, informal interaction, walkability and a sense of place. 3.Graceful Transitions. Encourage the scale of buildings to transition from center to edge of the Neighborhood Node, with the largest buildings located near the intersection of Wooddale Avenue and Valley View Road, decreasing in scale toward the surrounding single-family neighborhood. Ensure that redevelopment near single family homes is designed sensitively. 4.Flexible Evolution of Land Uses. Allow existing land uses to evolve in response to the market. Current uses of land may, of course, remain as they are until owners decide to make a change: The commercial site north of Valley View Road and Oaklawn Avenue may evolve to housing. The Edina Village Market may redevelop as a mix of housing and commercial. The sites east of Kellogg Avenue immediately north of Valley View Road may evolve as either commercial or residential. 5.Drive-Through Formats. Discourage buildings with drive-through elements such as gasoline stations and those with drive-up windows. They are inconsistent with the guiding principles of this plan. 30 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Policies for Land Use and Community Design 1.The City will introduce the Neighborhood Node (NN)* Future Land Use Plan designation, as presented in this plan. The City will adopt this plan as an amendment to the 2008 Comprehensive Plan, and amend zoning and related ordinances to align with this plan. 2.The City will review development applications of all future projects (within the boundaries of the Wooddale Valley View Neighborhood Node) to ensure compliance with the Neighborhood Node Development Guidelines*. The guidelines include: A.Building Height Limits Plan B.Building Frontage Guidelines C.Gathering Space Guidelines D.Site-Specific Guidelines E.General Guidelines (for the Entire Neighborhood Node) *The Neighborhood Node (NN) boundaries, its description, and the Wooddale Valley View Neighborhood Node Development Guidelines are presented in the following pages. Wooddale Valley View Small Area Plan Page | 31 Chapter 4 - Land Use and Community Design HDR Preferred Land Use Plan: Neighborhood Node (NN) This plan introduces Neighborhood Node (NN) as a new land use category specifically for use within a portion of the Wooddale Valley View Study Area. Also see description and Table 4A. At shown, at Wooddale Valley View it replaces the previous Neighborhood Commercial (NC) designation that was established within this area in the 2008 Edina Comprehensive Plan. Neighborhood Node (NN). High Density Residential (HDR). It is recommended that the apartment building located at the southwest corner of Wooddale Avenue and Valley View Road, currently planned HDR, be included in the Neighborhood Node classification on the Preferred Land Use Plan, as shown above. Low Density Residential (LDR) Low Density Attached Residential (LDAR) Open Space and Parks (OSP) Public/Semi-Public (PSP) No changes are recommended to these Land Use Plan classifications from the 2008 Edina Comprehensive Plan. They are all located outside the boundary of the Study Area. LDR LDA OSP PSP NN Figure 4.2 Preferred Land Use Plan 32 | Page Wooddale Valley View Small Area Plan See Resolutions 2017-102 & 2018-26 Chapter 4 - Land Use and Community Design Similar to the Neighborhood Commercial category, Neighborhood Node: •Supports Neighborhood Serving Businesses. Encourages small- to moderate-scale businesses that serve primarily the adjacent neighborhoods. Primary land uses should be retail and services, offices, studios, and institutional uses. In addition, designation as Neighborhood Node provides: •Predictability for Current Landowners. Supports current owners’ efforts to invest in improvements their properties by providing a predictable planning framework for the area. •Flexibility for Redevelopment. Provides greater flexibility to the development market by more explicitly encouraging the inclusion of needed housing. •New Gathering Space / Placemaking. Encourages intentional integration of landscaped open space and new formal public spaces. •Protection of Community Values such as Scale, Walkability and Character. A set of Development Guidelines protects the scale, walkability and character of the existing area by regulating the relationship of buildings-to-streets and the transition of building heights from node-to-neighborhood. Table 4A - Neighborhood Node Land Use Category (Also see Figure 4.2.) Land Use Category General Description Development Guidelines Density Guidelines NN Neighborhood Node In general, small- to moderate-scale commercial, residential or mixed use buildings serving primarily the adjacent neighborhood(s). Primary uses encouraged are neighborhood-serving retail and services, offices, studios, institutional and residential. Building footprints generally less than 20,000 square feet (or less for individual storefronts). Parking is less prominent than pedestrian features. Encourage structured parking and open space linkages where feasible; emphasize enhancement of the pedestrian environment. Encourage development to comply with the Wooddale Valley View Neighborhood Node Development Guidelines*: A.Building Height Limits Plan B.Building Frontage Guidelines C. Gathering Space Guidelines D.Site-Specific Guidelines E.General Guidelines Maximum residential density up to 30 dwelling units per acre (du/acre). (Densities are further constrained by the parameters of the Building Height Limits Plan*). Maximum Floor Area Ratio (FAR) per zoning code. *The Wooddale Valley View Neighborhood Node Development Guidelines are found on the following pages. Wooddale Valley View Small Area Plan Page | 33 Chapter 4 - Land Use and Community Design Wooddale Valley View Neighborhood Node Development Guidelines A.Building Height Limits Plan The building height limits for the Neighborhood Node are indicated in Figure 4.3. Generally: •Height Limits Near the Center of the Neighborhood Node. North of Valley View Road, building heights may be up to three stories, not to exceed 36 feet. South of Valley View Road building heights may be up to four stories, not to exceed 48 feet. •Graceful Transitions to Surrounding Neighborhood. At certain specified locations at the perimeter of the Neighborhood Node where graceful transitions to single family areas are important (as specified on the Building Height Limits Plan), the height of new buildings may be up to two stories, not to exceed 24 feet. Figure 4.3 Building Height Limits Plan, on the following page, defines height limits throughout the Neighborhood Node. Figure 4.3b, also on the following page, depicts existing height limits so that comparison can be made between current policy and what is proposed. 34 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Figure 4.3 Building Height Limits Plan Four Story Limit. Up to four stories, not to exceed 48 feet Three Story Limit. Up to three stories, not to exceed 36 feet Two Story Limit. Up to two stories, not to exceed 24 feet Two Story Transition (36’ Deep)* Height Limit: Up to two stories, not to exceed 24 feet (vertically) within the specified 36 feet in horizontal distance from property line. Two Story Transition (60’ Deep)* Height limit: Up to two stories, not to exceed 24 feet (vertically) within the specified 60 feet in horizontal distance from property line. * (These ‘Transition’ designations were created to establish a graceful transition from Neighborhood Node properties with three story limits to immediately adjacent residential areas outside the node.) Figure 4.3-b Existing Building Height Limits as Defined by Building Height Overlay District (Source: Article XI, Division 2, Building Height Overlay District, and Appendix A of the Official Zoning Map.) Wooddale Valley View Small Area Plan Page | 35 See Resolutions 2017-102 & 2018-26 Chapter 4 - Land Use and Community Design B.Building Frontage Guidelines The location of a range of climatically-appropriate frontage types is depicted by Figure 4.4 and Figure 4.5. These guidelines do not address style or building vernacular but will ensure streets that are lined with ground level features that contribute to active, safe and walkable streets. Generally: •Building-to-Street Relationships. Figure 4.4 Building Frontages F1-F6 illustrates typical configurations of building to street (private-to-public) relationships and describes their varying appropriate context. These ‘Frontage Types’ shown are based on successful historic precedents found in many older multi-modal neighborhoods of Edina, including the Wooddale Valley View Study Area, and throughout the Twin Cities and the Midwest. •Node-to-Neighborhood Transitions. The frontage types are keyed to their appropriate neighborhood context within the Neighborhood Node in Figure 4.5 Context Areas. The purpose of the map is to guide new development toward ground level building design that maintains visually graceful and walkable transitions from the more active areas to the quieter single-family residential neighborhood streets. Figures 4.4 and 4.5 on the following pages present the Building Frontage Guidelines of Wooddale Valley View’s Neighborhood Node Development Guidelines. 36 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Figure 4.4 Building Frontages F1-F6 High Resolution PDF available in Project Archive at EdinaMN.gov/WVV Wooddale Valley View Small Area Plan Page | 37 Chapter 4 - Land Use and Community Design Preferred Frontages by Context Area Node Transitional Neighborhood Storefront F1 discouraged not permitted Doorway F2 not permitted Stoop F3 discouraged Shared Entry F4 discouraged Porch F5 discouraged Common Lawn F6 not permitted discouraged Storefronts (F1) Strongly Encouraged Figure 4.5 Building Frontage Guidelines: Context Areas 38 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design C.Gathering Space Guidelines As redevelopment occurs over time, small landscaped open spaces and a larger public multi-use space should be introduced strategically throughout the Neighborhood Node. These may soften the buildings, buffer views to surface parking, provide transitions to nearby single-family housing, provide outdoor gathering places and generally extend the green character of the neighborhood. These spaces may be privately or publicly owned and maintained or owned and maintained as part of a public-private partnership. Multi-Use Gathering Space. A public multi-use space such as a plaza could be incorporated into improvements or redevelopments proposed at these locations: •The City-owned property at Valley View Road and Kellogg Avenue •The ValleyWood office site at the northeast of Wooddale Avenue and Valley View Road intersection •The Edina Village Market and/or the former gas station site on the northwest corner of the Wooddale Avenue and Valley View Road intersection Figure 4.6 on the following page illustrates methods of incorporating gathering space guidelines. Wooddale Valley View Small Area Plan Page | 39 Chapter 4 - Land Use and Community Design 1.Spatial Enclosure. Enclose and activate the space with taller buildings with active ground level uses. 2.Holding the Street. Bring (cozy) all buildings up close to the public space or the street. 3.Protection From Elements. Plant trees along the edges of all streets and spaces to provide shade and protection for pedestrians moving next to and in and out of buildings. Encourage deep awnings along all shopfronts. 4.Programming. Program the space with annual, seasonal and weekly events to activate the space. 5.Flexibility. Maximize flexibility by using temporary or mobile event equipment, and avoid encumbering the space with permanent vertical features. 6.Visual Interest and Identity. Anchor key visual points or defining and active spots such as intersection corners with meaningful/interpretive public art, perhaps doubling as rest/seating. 7.Universal Design. Establish universally accessible sidewalks along all edges of all spaces. 8.Accommodate Cyclists. Accommodate bicycles around the perimeter of the space with fewer steps, ample bike parking and safe access to bike lanes. Figure 4.6: Concept Illustrating Gathering Space Guidelines at the Northwest Corner of Wooddale Avenue and Valley View Road 40 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design D.Site-Specific Guidelines The following guidelines apply to specific properties in the Neighborhood Node. Specific sites addressed: Site A) Corner Properties at Wooddale Avenue and Valley View Road Site B) Fairfax Avenue and West 61st Street (South Side) Site C) City-owned Site at Kellogg Avenue and Valley View Road Site D) “Eastern Gateway” - Valley View Road at Oaklawn Ave. and West 62nd St. Figure 4.7 Key Map of Site-Specific Guidelines Wooddale Valley View Small Area Plan Page | 41 Chapter 4 - Land Use and Community Design Site A) Corner Properties of Wooddale Avenue and Valley View Road This is the crossroads of the Pamela Park and Concord Neighborhoods and a key location in the node. Therefore, private and public improvements at this location should encourage activity, a sense of place, and a feeling of arrival. Accordingly: a.Building Height and Mix of Uses. Locate taller buildings near this intersection, possibly including vertically mixed-use structures. b.Enclosure. Locate buildings close to the sidewalks. However a small plaza or green space could be sited at the corner. See Gathering Space Guidelines. c.Activity. Include prominent outdoor seating; public art or monuments can add visual interest. As illustrated by Figure 4.6. d.Ground Level Transparency. Connect commercial spaces to the streets with storefronts with transparent windows. See Building Frontage Guidelines. e.Streetscape Design. Incorporate decorative street lights, trees and sidewalks that lead to this focal point. See Chapter 5: Transportation and Street Design. Northwest Corner: Edina Village Market and the Former Wally’s Station. When the opportunity arises to redevelop the parcel at the northwest corner in a significant way, the Neighborhood Node’s Site Specific Guidelines (above) and the Gathering Space Guidelines (as illustrated in Fig. 4.6) will be used as criteria for review and approval of redevelopment proposals. In the interim, the former Wally’s building could be converted or enlarged for use as one or more small businesses. A landscaped multi-use public space could be created between the building and the intersection. Street-edge landscaping on this private site could be improved, particularly if parking is created between the building and the streets for the re-purposing of this building. The Edina Village Market could receive better signage and perhaps a mural on the eastern wall. The owner of the Edina Village Market (or ValleyWood office building) might be persuaded to conduct a weekly outdoor market on a portion of their parking lot. If reuse of Wally’s proves difficult, eliminating the Wally’s building prior to eventual corner redevelopment would increase the visibility of Edina Village Market from the intersection of Wooddale Avenue and Valley View Road. Looking northwest toward the corner of Wooddale Avenue and Valley View Road. 42 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Site B) Fairfax Avenue and W. 61st Street (South Side) To establish a graceful transition from the node to the neighborhood streets to the north: a.Residential Uses Encouraged. As stated in the definition of Neighborhood Node earlier in this plan, commercial uses are not prohibited within properties with Neighborhood Node designation. Nevertheless, it is recommended that development along the northern edge of the study area include residential uses such as detached single-family houses and/or rowhouses. Commercial uses in this area, if any, should be limited as much as possible to the corners of Wooddale Avenue and have primary frontages facing Wooddale Avenue. b.Two Story ‘Transition’. Within the Neighborhood Node, all new buildings introduced along Fairfax Avenue and W. 61st Street must be limited to two stories, not to exceed 24 feet in height, for a distance of 60 feet from the property lines along those streets. See Figure 4.3 - Building Height Limits Plan. c.Compatible Frontages. New buildings introduced along these streets must have frontages that complement the single-family housing to the north. See Building Frontage Guidelines. d.Street Trees. Trees should be maintained in the Fairfax Avenue and W. 61st Street rights-of-way. Looking west on Fairfax Avenue from near the corner of Wooddale Avenue. Wooddale Valley View Small Area Plan Page | 43 Chapter 4 - Land Use and Community Design Site C) The City-Owned Site at Kellogg Avenue and Valley View Road Because of its ownership by the City, size, configuration, and location near the eastern end of the Study Area, the City-owned parcel is recognized as a unique and critical property. (See Parcel A on Figure 4.8) Community members’ opinions about its future use in the Study Area were varied and included commercial, residential, mixed use, and a public use consisting of a plaza/park/open space. Of primary importance to the community is that any new development be carefully designed to respect the scale and context of the single family homes northward along Kellogg, and that the success of adjacent businesses are not negatively affected. •Leveraging the Property to Accomplish Plan Goals. The City-owned property should be leveraged to advance the principles, goals, policies and guidelines of this plan. Optimizing the use of the City-owned property (0.25 acres) will likely require assembling the property with neighboring privately-owned parcels in the future. At that time, the City will review the merits of any development proposal for conformance to this plan. Future uses could include residential and/or commercial development, with possibility of dedication of a portion of the site as a Gathering Space (see Gathering Space Guidelines) or other public space. During the interim period, the city- owned land should continue to be maintained as passively used and publicly accessible open space. * •Creating a Flexible Framework for Public–Private Collaboration. Previously the City worked with major commercial property owners to facilitate new development in the node, so somewhat greater flexibility in the planning for parcels labeled A,B,C (as shown in Figure 4.8) was assumed in the small area plan. Thus, the goals and policies stated earlier in this chapter, along with the site specific guidelines on the following pages, were developed simply as a guiding framework. Similar to all other sites in the node, there exists the premise that land assembly and market forces should and will determine the *Regarding the Long Range Use of the Land as Public Space: Both the Guiding Principles (in Section 1.5), and the Land Use and Community Design Goals (earlier in Section 4.3), encourage the strengthening of the intersection of Wooddale Avenue and Valley View Road as the active center Neighborhood Node. Land uses near this location (such as the City–owned site) that encourage economic activity, public gathering and social interaction, will be encouraged. Accordingly, the long term exclusive use of the City- owned property as a passive open space is not encouraged. The site owned by the City at Valley View Road and Kellogg Avenue 44 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design exact land use of any redevelopment. Figure 4.8 shows optional redevelopment alternatives for the City-owned site are considered in this plan in the context of various land assembly alternatives illustrated by Figure 4.8. Property A Only (0.25 acres) - Capacity studies were not performed during the planning process for Property A as a redevelopment site (by itself) due to size constraints. It is conceivable that a small commercial or residential development could be accommodated, but would likely require off-site shared parking. Properties A + B (0.40 acres combined) - This is alternative was studied during the planning process. See Figures 4.8 - 4.10. The current land use on Property B is a surface parking lot that is provided for patrons of the ValleyWood office building. Properties A + B + C (0.55 acres combined) - This land assembly alternative, due to its size, presents the most flexibility in terms of design alternatives. However, site plan alternatives were not studied during the planning process because Property C was outside of the Neighborhood Commercial boundary in the Comprehensive Plan and, therefore, outside of the Study Area.* Figure 4.8 Property Ownership near City–Owned Site at Kellogg Avenue and Valley View Road B ValleyWood C Edina Housing Foundation A City of Edina *Regarding Application of Guidelines: If Property C were to be combined with the other two sites in a redevelopment project, the principles, goals and policies of the Small Area Plan, including the Neighborhood Node Development Guidelines, should apply, ensuring a graceful transition (both in regards to height and frontage) northward along Kellogg to the single family homes adjacent and across the street. Wooddale Valley View Small Area Plan Page | 45 Chapter 4 - Land Use and Community Design Gauging Community Preferences. Three hypothetical site development scenarios (site capacity studies) were presented to residents at the Progress Update Event on December 3rd 2014, to spark discussion on the merits of different types of development that could occur on the property. (See Figure 4.9). Each of the three options assume that collaboration is possible with the owner of the parking lot parcel to the north. Opinions of the neighborhood residents attending were exactly split between support for the commercial (50%) vs. residential concepts (50%): •Flex Commercial. (The favorite of 50% of participants.) The ‘Flex Commercial’ option includes one or more neighborhood-serving businesses in a one story format. Preferred design guidelines for this option are shown in Figure 4.11. •Rowhouses. (The favorite of 34% of participants.) The ‘Rowhouses option includes a diverse set of market rate attached single family homes with tuck- under garages and elevated stoops. •Manor (Flats/Apts). (The favorite of 17% of participants.) This option included a multi-unit residential building with parking underneath. If the market determines that commercial use is unsuitable, acceptable alternatives to commercial use could be rowhouses or a small multi-family residential building using the Stoop (F3) or Shared Entry (F4) building frontage. Other uses and design concepts are certainly possible. Figure 4.9 Three Alternatives for Properties A+B: City-Owned Site (Property A) + ValleyWood Parking Lot (Property B) Presented for Community Review at Community Meeting in November 2014 High Resolution PDF available in Project Archive at EdinaMN.gov/WVV 46 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Redevelopment Guidelines for Properties A + B ‘Flex Commercial’ Alternative Guidelines for the redevelopment of the City-owned site as “Flex Commercial” alternative are as follows. Please also refer to Figure 4.10. a. Shared Parking. Partially reconfigure parking to open up for shared use by the new commercial spaces. b.On-Street Parking. Retain head-in parking along Kellogg Avenue. c.Frontage. Storefront (F1) Frontage along Valley View Road. d. Public (Gathering) Space. Increased set-back/chamfering at the southeast corner allows for an expanded sidewalk seating area and/or fair weather retail/merchandising space. It also allows for continued visibility to the small shops on the northeast corner of Kellogg Avenue and Valley View Road. e. Service. Loading, solid waste and recycling bins accessed and handled off the rear service lane, away from Kellogg Avenue and Valley View Road. f.Neighborhood-Serving Businesses. Initial tenants should include neighborhood-serving commercial businesses. Figure 4.10 Redevelopment Guidelines for Properties A + B as “Flex Commercial” e a b c d f Wooddale Valley View Small Area Plan Page | 47 Chapter 4 - Land Use and Community Design Site D) WVV’s ‘Eastern Gateway’ (Valley View Road at Oaklawn and W. 62nd St.) The parcel located at 4400 Valley View Road has a particular advantage in being perceived as the first commercial property when approaching from the east. It forms a gateway into the Wooddale Valley View node. Currently a salon, it could remain in commercial use or transition to residential use. a.Orientation. As a commercial use, the building should maintain a primary frontage oriented south toward Valley View Road and carefully screen its parking from the housing to the north. As illustrated in Figure 4.11, if the property becomes a residential use the building may face either south and/or the east, whichever is more advantageous for buffering the building’s parking from the housing to the north. b.Gentle Transition from Node to Neighborhood. Whether the site is used for commercial or residential development, landscaping, screening and building height should be designed to help the building serve as an end cap for the residential block next to Valley View Road. * The building height limit in this location is two stories. See Figure 4.3 – Building Height Limit Plan. c.Gateway Public Art. There is space in the property and street right-of-way in front of this site to accommodate some form of vertical public art, banner pole or similar monument that will establish a sense of entry. This would be experienced as you approach from the east along Valley View or 62nd Street and from the north on Oaklawn. d.Architectural Vernacular. This plan does not attempt to prescribe the style or architectural vernacular of the building, that is, the exterior materials, window proportions or detailing. Only the height and relationship of buildings to the street are specified. It is not intended that a row house building must look like the one shown by Figure 4.11.* Conceptual Illustration of Guidelines. Figure 4.11 below illustrates one example in which a row house building would be configured following the guidelines above. This two story design faces east, with stoops facing the street, parking Looking west toward the ‘Eastern Gateway’ of the Wooddale Valley View node. 48 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design tucked under the building, a small embedded commercial space fronting the sidewalk on Valley View Road, and a public art entry monument at the corner that terminates three vistas. Figure 4.11 Example of a Rowhouse Configured to Follow Site-Specific Guidelines Presented for Community Review at Community Progress Update in November of 2014 High Resolution PDF available in Project Archive at EdinaMN.gov/WVV Design Study: Wooddale Valley View Small Area Plan Page | 49 Chapter 4 - Land Use and Community Design E. General Guidelines for the Entire Neighborhood Node On-Site Parking and Site Access •Encourage Underground Parking. Residents’ parking should be located under the buildings to the extent allowed by market conditions. •Visually Buffer Surface Parking Lots. Commercial parking should be behind or along-side the buildings and be visually buffered by plantings so as to encourage an active streetscape. •Display Consistent Signage: Signage pylons, window display signs, and on- site directional signage should be consistent in terms of colors and materials. Signage should clearly mark site access and direction for automobile and bicycle access from streets. •Install Edge Treatments along Surface Parking Lots: Edge treatments along the borders between private surface parking lots and the adjacent sidewalks should include a planting strip approximately two feet wide (or more) and permanent planting or fencing approximately three feet high. (Following City standards where applicable.) •Construct Organized Parking Lots: Surface parking lots should be constructed to adhere to City of Edina standards regarding stall width and length and aisle width. Pedestrian-oriented lighting should be installed on islands within surface parking lots. Where applicable, clearly defined pedestrian paths should be marked so that pedestrians can safely walk between the parking lot and on-site buildings. Other Improvements As properties redevelop, the City may require investment in on-site or public facilities that complement new projects, such as: •Bicycle Parking. Bicycle parking facilities located close to the front doors of businesses. •On-Site Lighting. On-site pedestrian-oriented lighting. •Interpretive Monuments and Public Art. Entry monuments, which can serve as gateways, should be installed at strategic locations within the Study Area. The monuments could be local or regional historical markers, memorials or public art installations. Strategic locations that might serve to mark progression through or arrival in the node include, but are not limited to, the corner of Wooddale Avenue and Valley View, the intersection of 62nd Street and Valley View Road, the intersection of 62nd Street Oaklawn Avenue and Valley View Road. 50 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Heritage Preservation Community members including residents, business owners, and property owners, felt that the Study Area’s history should be further understood, celebrated, and if possible, incorporated as one of many organizing principles around which future development and public realm improvements should occur. •Individual Sites and Buildings. While the Study Area is located in a city rich with history, it may be likely that no single site or structure within the boundaries of the Study Area would meet the typical criteria for local designation or for nomination to the National Register of Historic Places. Many of the buildings are just now reaching the age requirement, and a cursory survey by the Consultant Team found that few if any of the buildings may possess (or have retained) the architectural or historic characteristics typically required for local or national designation. To adequately verify this cursory finding, a more thorough investigation such as a Historic Resources Survey would be necessary. Wooddale Valley View Small Area Plan Page | 51 Chapter 4 - Land Use and Community Design 4.4 Implementation Steps Table 4B Implementation Actions for Land Use and Community Design Action Leads Anticipated Time Frame Incorporate this Plan by Reference. The City will adopt the Wooddale at Valley View Small Area Plan into the Edina Comprehensive Plan by reference, giving it authority equal to the balance of the Comprehensive Plan. For the area defined in this plan as Neighborhood Node, this plan overrides the following: •2008 Edina Comprehensive Plan’s Figure 4.3, Future Land Use Plan along with Tables 4.2 and 4.3. •2008 Edina Comprehensive Plan’s Figure 4.6A ; to amend the building height limitation for the Study Area consistent with the policies of this plan. Policies and guidelines regarding the Study Area in the next update of the Comprehensive Plan will be adjusted to reflect this plan. Community Development Department Upon Adoption 2018 Comprehensive Plan Update Zoning Regulations and Map. The City will amend the Zoning Map to replace the two sites zoned Planned Commercial District-4 with the Planned Commercial District-1 designation. •The PCD-4 district allows automobile service centers, car washes and gasoline stations. •The PCD-1 district allows certain retail or service businesses as Permitted Uses and multiple-family housing as Conditional Uses. The City will use the policies and guidance of this plan as the conditions of review for proposed multiple-family housing. The City will amend the zoning ordinance regarding height maximums to be consistent with this plan. Community Development Department 2015/2016 2015/2016 Application Reviews. City staff and Officials will use this plan when reviewing applications for land development or zoning amendments in the Study Area. Community Development Department; City Planning Commission and Council Ongoing 52 | Page Wooddale Valley View Small Area Plan Chapter 4 - Land Use and Community Design Chapter 5 Transportation and Street Design Current Conditions 5.1 Trends and Challenges 5.2 Goals and Policies 5.3 Implementation Steps 5.4 Wooddale Valley View Small Area Plan Page | 53 Chapter 5 - Transportation and Street Design 5.1 Current Conditions Image from Bing Maps, 2015 Jurisdiction of Roadways Wooddale Avenue, Valley View Road, and 62nd Street are under City of Edina jurisdiction and are designated as Municipal State Aid (MSA) streets. This designation is afforded to streets that link regional roads. Therefore, the Minnesota Department of Transportation (Mn/DOT) has an interest in their design, operation, and maintenance. Mn/DOT design standards must be followed when considering improvements to Wooddale Avenue, Valley View Road, and 62nd Street, and deviations must be approved before they can be implemented. Functional Classification of Roadways Wooddale Avenue, Valley View Road, and 62nd Street are functionally classified as collector streets. This is particularly important for Valley View Road, which operates as an east/west connector corridor. Its location within the City (south of 50th Street and north of Highway 62 and with linkages to Highway 100 and France Avenue) position it to carry through traffic, which does not have a trip end (origin or destination) in the Small Area Plan Study Area. At the same time, Valley View Road is lined with residences and neighborhood-oriented businesses, and some of its traffic is, therefore, local traffic. 54 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design Wooddale Avenue As shown in the Figure 5.1, the typical condition of Wooddale Avenue north of Valley View Road is 31 feet-wide from face of curb-to-face of curb and is constructed within 66 feet of public right-of-way. It exists today as a two lane street between Fairfax Avenue and Garrison Lane. A five foot-wide sidewalk is located along the east side of Wooddale in the segment between Fairfax Avenue and Valley View Road. There is no sidewalk on the west side of Wooddale Avenue within this segment. Bicycles are accommodated on Wooddale Avenue, north of Valley View Road, with sharrows (shared lane markings). Within each existing 14 foot-wide lane, the effective width of roadway for cyclists is approximately six feet wide in both directions. Private properties are located outside the public right-of-way on both the west and east sides of Wooddale Avenue. The Edina Village Market is located on the west side of Wooddale Avenue, and the ValleyWood office building is on the east side. The right-of-way on the west side of Wooddale Avenue includes several curb cuts, with trees planted in grassy areas between driveways. On the east side, the surface parking lot for the ValleyWood office building actually encroaches into the public right-of-way by about twelve feet. Chevrons are painted in street to indicate a “sharrow” or a “share the road” condition. Figure 5.1 Wooddale Avenue Existing Conditions Wooddale Valley View Small Area Plan Page | 55 Chapter 5 - Transportation and Street Design Valley View Road The overall right-of-way width of Valley View Road is 66 feet between property lines on the west side of Wooddale Avenue. Within the right-of-way are two travel lanes, each 17 feet wide, and one five foot-wide sidewalk on the south side of the street. There is no sidewalk on the north side of Valley View Road in this segment. Outside the right-of-way, west of Wooddale Avenue, is the Edina Village Market on the north side of Valley View Road and an apartment building on the south side of the street. As shown on the typical section, the Edina Village Market has been built on a rise that is about 12 feet higher than Valley View Road at the western property line of the Edina Village Market. This segment of Valley View Road to the west of the intersection with Wooddale Avenue was studied because of its relationship to the Edina Village Market and, additionally, because it is a comparatively older roadway segment than Valley View Road east of the intersection. Figure 5.2 Valley View Road Existing Conditions 56 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design 62nd Street Sixty-second (62nd) Street is an east/west MSA street (and regional route) that links two other regional routes, Valley View Road and France Avenue. It also provides direct access to residences. The configuration of its intersection with Oaklawn Avenue and Valley View Road is not desirable because: •Inadequate Spacing of Intersections. The intersection of Oaklawn Avenue and 62nd Street is only 50 feet from the intersection of 62nd Street and Valley View Road. •Storage Distance. The storage (stacking) distance for southbound vehicles on 62nd Street approaching Valley View Road is less than 20 feet long. •Approach. The curvilinear alignment of 62nd Street, as it approaches Oaklawn Avenue from the east, encourages drivers to enter the curve at higher than desirable speeds. •Lack of Traffic Control Device. There is no traffic control device to regulate the flow (or speed) of westbound traffic on 62nd Street as it approaches Oaklawn Avenue from the east. Intersection Oaklawn, 62nd Street, and Valley View Road. 62nd Valley View Oaklawn Brookview Wooddale Valley View Small Area Plan Page | 57 Chapter 5 - Transportation and Street Design 5.2 Trends and Challenges Traffic Control and Safety Regional and Sub-Regional (or Through) Traffic versus Local Traffic. The majority of traffic on Study Area streets is likely regional and sub-regional traffic that passes through the area. This traffic is defined as having a trip origin and trip destination outside the Study Area. Today, the design of streets and intersections is more oriented toward serving regional traffic than local traffic, even though a significant percentage of traffic in the Study Area is local traffic with one or more trip end in the Study Area. Daily Traffic Volumes. Traffic within the Study Area is forecast to grow. Daily traffic actually decreased between 1999 and 2005 but increased between 2005 and 2013. The percentage of growth in daily traffic has historically been higher on Valley View Road compared to Wooddale Avenue. This trend is expected to continue in the future where daily traffic on Wooddale Avenue is forecast to increase from 3,200 (in 2013) to 3,500 (in 2030), a nine percent increase. During this same period, daily traffic on Valley View Road, east of Wooddale Avenue, is forecast to increase from 7,900 (in 2013) to 11,000 (in 2030), a 39 percent increase. Table 5A: Historical and Forecast Daily Traffic Volumes Year Two-Way Daily Traffic Volume On Wooddale, North of Valley View On Valley View, West of Wooddale On Valley View, East of Wooddale 1999* 4100 6400 9400 2005* 3050 5000 7900 2013* 3200 5900 7900 2030** 3500 Not Provided 11000 *Mn/DOT MSA Street Series Mapping ** City of 2008 Edina Comprehensive Plan The Roadway Design Challenge. A roadway system that accommodates all users is what is desired in the Study Area. The challenge is to coordinate any design improvements for Wooddale Avenue, Valley View Road, and 62nd Street to ensure that all modes of transportation are integrated. As learned during the planning process, the City and its residents are interested in seeing the Study Area become more friendly to pedestrians, cyclists, and transit riders. 58 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design Parking Parking Supply Currently Exceeds Demand. The supply of parking at the two commercial/retail centers in the Study Area (Edina Village Market on the northwest corner of the Wooddale Valley View intersection and ValleyWood Center on the northeast corner) currently outstrips parking demand most of the time. This situation could change in the future as redevelopment and development occur and parking generation associated with new uses increases. Parking Takes Up Space. Each parking stall requires a minimum of 162 square feet, and, with the addition of 24 foot-wide drive aisles, an average of 350 square feet is required for each parked car. Parking is Expensive. The cost of constructing a single parking stall in a surface lot is between $6,000 and $7,000 in 2015. Parking structures and parking garages, with additional costs for supporting structures and excavation, can be four times to seven times more expensive than surface lots. As is obvious, the provision of on-site parking can impact project development economics and bears on the amount of usable space that can ultimately be constructed. The Parking Challenge. Parking supply and configuration can impact development potential. Of concern would be development and redevelopment economics. There is a balance that should be considered during the development review and approval process where the size of a development is weighed against the supply of parking that is required. Site Access Excessive Driveways. The Study Area for the Wooddale Valley View Small Area Plan has 16 access driveways in the immediate vicinity of the key intersection. Numerous access driveways can make it more convenient for cars to enter and exit private properties. At the same time, each driveway introduces a conflict point along the roadway network, and it is at conflict points where crashes occur. Pedestrian and bicycle circulation is impeded by driveways where cars can enter and leave a site. The Accessibility Challenge. As redevelopment and development occur over time, the proper number of driveways should be required. The number of driveways can be reduced through strategies where adjacent property owners share a driveway. Wooddale Valley View Small Area Plan Page | 59 Chapter 5 - Transportation and Street Design Walking, Biking and Access to Transit The Study Area lacks a consistent provision of facilities that would encourage and support safe and convenient reliance on alternative travel modes. Lacking are sidewalks for walking, dedicated bikeways for biking, and comfortable and properly located transit shelters for riding the bus. Lack of Sidewalks. Sidewalks are not provided within the Study Area on: • the west side of Wooddale Avenue, north of Valley View Road, • neither the west nor east side of Wooddale Avenue, south of Valley View Road, • the north side of Valley View Road, west of Wooddale Avenue. Lack of Marked Crosswalks. There are only two marked pedestrian crosswalks (instead of four) at the intersection of Wooddale Avenue and Valley View Road. Lack of Pedestrian-Oriented Street Lighting. Pedestrian-oriented street lighting is provided along Valley View Road east of Wooddale Avenue. Consistent lighting provided throughout the entire Study Area could greatly increase the sense of safety and walkability after sunset. Lack of Dedicated Bikeways. Dedicated bikeways are needed on Valley View Road, west of Wooddale Avenue. Lack of Tree-Planted Boulevards. Boulevards with a consistent canopy of planted trees between sidewalks and the streets enhance walkability by providing: • protection from the elements, • buffering etween pedestrian and vehicles, • beauty. Lack of Comfortable Transit Facilities. Existing transit facilities are bus stops (without shelters) that are too close to the street and without pedestrian pathways for access to/from them. Providing improved, comfortable and climate-protected transit shelters, that are positioned in safe locations, will encourage more people to use transit. The Alternative Mode Challenge. The challenge is to fit sidewalks, marked crosswalks, pedestrian-oriented lighting, dedicated bikeways, planted boulevards, and improved transit facilities into the existing public right-of-way and/or to ensure that as redevelopment and development occurs these facilities are included in approved design plans. A related challenge is to ensure that facilities that encourage and support alternative travel modes are located so as to make travel to/from key destinations in the Study Area safe and convenient. A final challenge is to determine the timing for implementation of improvements. 60 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design 5.3 Goals and Policies Transportation goals and policies for the Wooddale/Valley View Small Area Plan are consistent with transportation objectives identified in the City of Edina Comprehensive Plan and the intent of the City’s Living Streets Policy, which is awaiting adoption as of February 24, 2015. They also address specific issues raised in the community Consistency with Comprehensive Plan. As stated in the Comprehensive Plan, “There is a fundamental link between transportation planning and land use planning. Successful land use planning cannot take place without taking transportation considerations into account. Conversely, transportation planning is driven by the need to support existing and future land uses which the community supports and/or anticipates.” Transportation goals developed for the Small Area Plan recognize this fundamental linkage and are aimed at ensuring safe and convenient travel through and within the Study Area. Consistency with Living Streets Principles. According to the Edina Living Streets Policy, streets in Edina should “balance the needs of motorists, bicyclists, pedestrians and transit riders in ways that promote safety and convenience, enhance community identity, create economic vitality, improve environmental sustainability, and provide meaningful opportunities for active living and better health.” The Living Streets Policy envisions Edina as a place where: •Transportation utilizing all modes is equally safe and accessible; •Residents and families regularly choose to walk or bike; •Streets enhance neighborhood character and community identity; •Streets are safe, inviting places that encourage human interaction and physical activity; •Public policy strives to promote sustainability through balanced infrastructure investments; •Environmental stewardship and reduced energy consumption are pursued in public and private sectors alike; and •Streets support vibrant commerce and add to the value of adjacent land uses. Wooddale Valley View Small Area Plan Page | 61 Chapter 5 - Transportation and Street Design Goals for Transportation and Street Design 1.Automobile Traffic. Ensure safe and convenient travel for traffic passing through and within the Study Area by: •Reducing lane widths •Implementing intersection improvements at problem locations •Limiting the number of driveways providing access between the roadway system and private property •Vigorously enforcing traffic laws and regulations 2.Parking. Ensure adequate parking supplies that: •Are located on-site in accordance with specific land uses •Meet multi-modal parking needs •Are safe and secure 3.Walking, Biking and Transit. Design public rights-of-way to facilitate and encourage safe and convenient multi-modal travel by providing: •Sidewalks, boulevards, marked crosswalks, and pedestrian-oriented street lighting within the Study Area •Dedicated bikeways within the Study Area •Connectivity for pedestrians and cyclists to surrounding neighborhoods and destinations •Transit stops Policies for Transportation and Street Design 1. The City will coordinate with Mn/DOT on traffic improvements to Municipal State Aid (MSA) Streets. Recognizing that Valley View Road and 62nd Street are MSA streets, the City will coordinate with Mn/DOT on the design and implementation of public improvements within the rights-of-way of these two streets. Improvements should include: •Travel Lane Width and Bikeways on Valley View Road. Study the feasibility of reducing the width of travel lanes on Valley View Road, west of Wooddale Avenue, to 11 feet, as shown on Figure 5.3. (As shown on Figure 5.2, existing lane widths on Valley View Road are 17 feet in each direction.) By reducing the width of lanes on Valley View Road, traffic will be forced to drive a comparatively slower speeds and more cautiously than it does with wider lanes. The reduction in lane widths will also allow the introduction of dedicated bike lanes or sharrow markings on Valley View Road. 62 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design Figure 5.3 Valley View Road Illustrative of Long-Range Policy Wooddale Valley View Small Area Plan Page | 63 Chapter 5 - Transportation and Street Design •Intersection Improvements at 62nd, Oaklawn and Valley View. Study the feasibility of improving the intersection of 62nd Street, Oaklawn Avenue and Valley View Road to reduce conflicts between northbound left-turning vehicles and westbound south-turning vehicles. An example of how this intersection might be improved is shown in Figure 5.4, which illustrates the elimination of a direct connection between Oaklawn Avenue and Valley View Road. It also shows a remnant parcel that would be created and an existing pedestrian linkage that would be maintained. 2. The City will work to improve safety throughout the Study Area. •Reduction of Driveways: Where feasible, as future development occurs, encourage the sharing of driveways across property lines and ensure that future developments are only allowed the minimum number of driveways necessary to provide convenient and safe ingress and egress. •Enforcement: Increase enforcement of existing traffic safety laws (e.g., speed, tailgating, coming to a complete stop at Stop signs, yielding to pedestrians, etc.) to improve safety. 3. The City will work to ensure appropriate configuration, size and location of parking supplies. Current parking supplies at the Edina Village Market and the ValleyWood Center typically exceed current parking demand. Recognizing that this may change in the future as development occurs, the following parking- related policies should be adopted. •Commercial Parking: Commercial parking should be behind or along-side the buildings and be visually buffered by plantings so as to encourage an active streetscape. •Residential Parking: Residential parking should be located under the buildings to the extent allowed by market conditions. •Flexible Parking Ratios: Parking ratios that reflect residents’ increasing use of transit service should be applied to new residential developments. •Pedestrian and Bike Amenities. All parking lots should include clearly identified pedestrian pathways between the parking lot and building entrances. Parking lots should also include parking facilities for bikes that are located near entrances in order to give cyclists a competitive advantage over drivers. Figure 5.4: Alternative #3 of 3; Oaklawn, 62nd and Valley View Intersection Study. This alternative shows the elimination of a direct connection from Oaklawn Avenue to Valley View Road. Full study found in the Project Archive at EdinaMN.gov/WVV. 64 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design Figure 5.5 Wooddale Avenue Illustrative of Long-Range Policy Wooddale Valley View Small Area Plan Page | 65 Chapter 5 - Transportation and Street Design 4. The City will work to ensure adequate facilities for walking, biking and transit use. Providing facilities for pedestrians, transit riders and cyclists that offer sufficient levels of comfort, convenience and safety will make it easier and more practical for alternative travel modes to be used. Where necessary, the City will need to coordinate with Mn/DOT or other agencies such as Metro Transit to implement the following improvements. In some cases the City and property owners will be able to act alone. The public improvements described below are illustrated in Figures 5.3 and 5.5, which are both illustrative cross-sections of Wooddale Avenue (north of Valley View Road) and Valley View Road (west of Wooddale Avenue). These section should to be compared Figures 5.1 and 5.2, which show existing conditions in the same locations. Figure 5.6 - Public Realm Improvements shows the location of the following improvements in the Study Area: •Crosswalks. Complete the crosswalks at the intersection of Wooddale Avenue and Valley View Road, connecting all four corners. •Sidewalks along Wooddale Avenue. Construct a new sidewalk and tree- planted boulevard on the west side of Wooddale Avenue between Fairfax Avenue and Valley View Road. Construct a sidewalk on either the west or east side of Wooddale Avenue (or both sides), south of Valley View Road, consistent with the installation of pedestrian-scaled street lighting. •Install Pedestrian-Scaled Street Lighting. Pedestrian-oriented street lighting has been installed along Valley View Road, east of Wooddale Avenue. Install new pedestrian-scaled street lighting within the Study Area consistently throughout the entire node. Extend lighting to a point on Wooddale 150 feet south of Valley View Road (approximately one-half block). •Construct a Sidewalk along Valley View Road. Construct a new sidewalk and boulevard on the north side of Valley View Road between Wooddale Avenue and St. Johns Avenue and further west as appropriate. •Provide Bus Shelters. Coordinate with Metro Transit and adjacent property owners to provide bus shelters that will protect transit riders from inclement weather at the locations with the Study Area where passengers board and alight Routes 6B, 6U, and 587. •Construct Boulevards. Boulevards should be developed along the east and west sides of Wooddale Avenue between the sidewalks and the curbs. •Plant Boulevards. Boulevards within the Study Area should be planted with a variety of trees that grow to a height of less than 30 feet. •Bicycle Lanes: Construct a pair of bicycle lanes on Valley View Road between Wooddale Avenue and St. Johns Avenue and further west as appropriate. 66 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design 5. The City will employ Living Streets principles and other established best practices in all improvements. The Small Area Plan process, and this Small Area Plan document does not set specific performance standards for public realm improvements. Upon any improvement, a formal design process will be necessary that ensures the use of best practices in regards to established practice in the community such as: •Community aesthetic or thematic preferences; •Sustainable materials; •Energy conservation and carbon reduction goals; •District stormwater management; •City of Edina’s Living Streets principles and policies; •Safe Routes to School (SRTS) principles and policies. Wooddale Valley View Small Area Plan Page | 67 Chapter 5 - Transportation and Street Design Figure 5.6 Public Realm Improvements 68 | Page Wooddale Valley View Small Area Plan Chapter 5 - Transportation and Street Design 5.4 Implementation Steps Table 5B - Implementation Steps for Transportation and Street Design Action Leads Time Frame Install and maintain crosswalks Engineering Department 2015 Provide bus shelters Community Development Department, Metro Transit, property owners 2016 Study addition of bicycle lanes on Valley View Road Engineering Department City to consider with future CIP planning as budgets and priorities allow Study addition of sidewalk on north side of Valley View Road Engineering Department Study addition of sidewalk on west side of Wooddale Avenue Engineering Department Study installation of street lighting on Valley View Road and Wooddale Avenue Engineering Department Study construction of boulevards Engineering Department Investigate travel lane width reductions on Valley View Road Engineering Department Study intersection improvements at Valley View/62nd/Oaklawn intersection. Implement related Valley View Road improvements within period specified in CIP. Engineering Department 2018 Consolidate or otherwise reduce number of driveways Community Development and Engineering As redevelopment occurs Implement policy regarding commercial parking Community Development Department When Comprehensive Plan is updated Implement policy regarding residential parking Community Development Department When Comprehensive Plan is updated Develop policy on flexible parking ratios Community Development When Comprehensive Plan is updated Update City of Edina Sidewalk Plan Community Development and Engineering When Comprehensive Plan is updated Increase enforcement within the Study Area Police Department Ongoing Wooddale Valley View Small Area Plan Page | 69 r 1I okPe - , RESOLUTION NO. 2017-102 RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT TO EXPAND THE NN, NEIGHBORHOOD NODE DISTRICT TO INCLUDE 6108, 6112, 6116 AND 6120 KELLOGG AVENUE BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: Section 1. BACKGROUND. 1.01 Edina Flats LLC is requesting a Comprehensive Plan Amendment for a project that would include construction of 18 units of owner occupied housing at 4404&4416 Valley View Road, and 6108, 6112, 6116 and 6120 Kellogg Avenue. 1.02 The purpose of the request is to re-develop the city owned property at 4416 Valley View Road the vacant property on the corner of Kellogg), the row of parking for the commercial development to the west,the vacant parcel at 6120 Kellogg and the three single-family home parcels at 6116, 6112 and 6108 Kellogg. (See page Ala.) This portion of the development would include a 3-story condo building with six units on the corner, and three 2-story condo/townhome buildings to the north. 1.03 Specifically, the Comprehensive Plan Amendment is to expand the Neighborhood Commercial District to include 6108,6112, 6116 and 6120 Kellogg Avenue.These lots are currently guided LDR, Low Density Residential. 1.04 To accommodate the request, the following amendment to the Comprehensive Plan is requested: A Comprehensive Plan Amendment to expand the NN, Neighborhood Node District to include 6108,6112, 6116 and 6120 Kellogg Avenue. 1.05 On September 27, 2017, the Planning Commission held a public hearing and recommended approval of the Comprehensive Plan Amendment.Vote: 9 Ayes and 0 Nays. 1.06 On October 3,2017,the City Council held a public hearing on the request. Section 2. FINDINGS 2.01 Approval is subject to the following findings: 1. The density of the project is half of what would be allowed in the NN, Neighborhood Node district. The four single-family home lots are being replaced with three, three unit buildings. 2. The units would be two-stories and 30 feet tall in height to match the maximum height alfowed i1L the R-11 CIT OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 www.EdinaMN.gov•952- 927-8861 • Fax 952-826-0389 RESOLUTION NO.2017-102 Page 2 3. The proposed project would meet the following goals and policies of the Comprehensive Plan and Valley View Wooddale Small Area Plan: a. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian- scale lighting,and street furnishings (benches,trash receptacles, etc.) A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/ or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. f. Buildings should be placed in appropriate proximity to streets creating pedestrian scale. Buildings "step down" at boundaries with lower-density districts and upper stories "step back" from street. g. Building Placement and Design. Where appropriate,building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto-oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. i. Locate prominent buildings to visually define corners and screen parking lots. ii. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. iii. Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front fagade. iv. Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. h. Height limits near the center of the Neighborhood Node. North of Valley View Road,building heights may be up to three stories,not to exceed 36 feet. South of Valley View Road building heights may be up to four stories,not to exceed 48 feet. i. Graceful Transitions to Surrounding Neighborhood. At certain specified locations at the perimeter of the Neighborhood Node where graceful transitions to single family RESOLUTION NO.2017-102 Page 3 areas are important(as specified on the Building Height Limits Plan), the height of new buildings may be up to two stories,not to exceed 24 feet. j. Establish universally accessible sidewalks along all edges of all spaces. k. Plant trees along the edges of all streets and spaces to provide shade and protection for pedestrians moving next to and in and out of buildings. 1. Gentle Transition from Node to Neighborhood. Whether the site is used for commercial or residential development, landscaping, screening and building height should be designed to help the building serve as an end cap for the residential block next to Valley View Road. The building height limit in this location is two stories. m. Encourage Underground Parking. Residents' parking should be located under the buildings to the extent allowed by market conditions. n. Commercial parking should be behind or along-side the buildings and be visually buffered by plantings so as to encourage an active streetscape. Section 3. APPROVAL NOW THEREFORE,it is hereby resolved that the City Council of the City of Edina,approves the Comprehensive Plan amendment as follows,subject to Metropolitan Council approval: Chapter 4,the Preferred Land Use Plan including Figure 4.3,Building Heights Limit is amended to include the following: Im Ica Tianii 11 vim R4F.r; Neighborhood Node Boundary JP 1p ID I Garrison Lane Neighborhood Node (2 stories & 30 feet) 222 ftWdll RESOLUTIO- O. 2018-26 APPROVING FINAL REZONING FROM R-I, PCD-4 and APD to PCD-I, AND FINAL DEVELOPMENT PLAN FOR EDINA FLATS BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: Section 1. BACKGROUND. 1.01 Edina Flats LLC is proposing to build 18 units of owner occupied housing at 4404 & 4416 Valley View Road, and 6108, 6112, 6116 and 6120 Kellogg Avenue. 1.02 The purpose of the request is to re-develop the city owned property at 4416 Valley View Road (the vacant property on the corner of Kellogg), the row of parking for the commercial development to the west, the vacant parcel at 6120 Kellogg and the three single-family home parcels at 6116, 6112 and 6108 Kellogg. This portion of the development would include a 3-story condo building with six units on the corner, and three 2-story condo/townhome buildings to the north. The property at 4404 Valley View Road would be re-developed with a four-unit, two story condo building. The existing structure would be removed. 1.03 The property is 1.27 acres in size. The density proposed in the project would be 14 units per acre. (18 units total.) This site is guided in the Comprehensive Plan as NN, Neighborhood Node, which allows up to 30 units per acre in this area. 1.04 The property is legally described as follows: Lots 3 4, 5, 6, 7, 8, 9, Block 21 Fairfax Addition Hennepin County, MN & Lots 11 and 12, Block 22 Fairfax Addition Hennepin County, MN 1.05 To accommodate the request, the following is required: 1) Final Rezoning from R-1, PCD-4 and APD to PCD-1, Planned Commercial Development, Preliminary Development Plan. 1.06 On October 3, 2017, the City Council approved a Comprehensive Plan Amendment, Preliminary Rezoning, a Conditional Use Permit to allow multi-family residential use, and Variances. The Conditional Use Permit and Variances were conditioned on obtaining Final Rezoning. 1.07 The applicant has submitted Final Plans that are consistent with the approved Preliminary Plans. CITY OF EDINA 4801 West 50th Street • Edina, Minnesota 55424 www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389 RESOLUTION NO, 2018-26 Page 2 Section 2. FINDINGS 2,01 Approval is based on the following findings: 1. Zoning would be consistent with the predominant Zoning District (PCD-1) in this area. The PCD-1 Zoning would be consistent over the majority of the NN, Neighborhood Node District. 2, The existing roadways would support the project. Wenck conducted a traffic impact study based on the proposed development, and concluded that the existing traffic generated from the project would be supported by the existing roads. 3. The proposed uses are consistent with the Comprehensive Plan, 4. The project is consistent with the Valley View and Wooddale Small Area Plan, Section 3. APPROVAL NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves the Final Rezoning from R-1, PCD-4 and APD to PCD-1, Planned Commercial Development and Final Development Plan. Approval is subject to the following conditions: 1. 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. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Compliance with all of the conditions outlined in the city engineer's memo dated September 20, 2017; including the requirement of a Site Improvement Performance Agreement to be done with the re-plat, vacation of existing easements if needed, construction of a boulevard style sidewalk on Oaklawn to connect to the Valley View Road sidewalk, 4. Submit a copy of the Minnehaha Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. Existing text – XXXX Stricken text – XXXX Added text – XXXX ORDINANCE NO. 2023-___ AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ADD PUD-25, PLANNED UNIT DEVELOPMENT-25, AT 4404 VALLEY VIEW ROAD The City Of Edina Ordains: Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-517 Planned Unit Development District-25 (PUD-25) – 4404 Valley View Road (a) Legal description: Lots 11 and 12, Block 22, Fairfax Addition, Hennepin County, Minn. (b) Approved Plans. Incorporated herein by reference are the approved development plans dated June 27, 2022 for the site approved by the City on September 7, 2022 except as amended by City Council Resolution No. 2022-72 on file in the Office of the Planning Department. (c) Principal Uses: Multiresidential (d) Accessory Uses: None (e) Conditional Uses: None (f) Development/Site Standards. The following shall apply in addition to and per the approved Site Plan with Variances in Resolution No. 2022-72: Proposed (Measured from building to the lot line) Front – Oaklawn Front – Valley View Road Side – North Rear – West 20 feet 10 feet 7 feet 5 feet Building Height 2 stories and 30 feet Existing text – XXXX Stricken text – XXXX Added text – XXXX 2 Section 3. This ordinance is effective immediately. First Reading: Second Reading: Published: ATTEST: ______________________________ _____________________________ City Clerk Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of _______, 2023, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this ______ day of ____________, 20 23. ________________________________ City Clerk Survey Responses Public Hearing Comments 4404 Valley View Rd Rezoning Better Together Edina Project: 4404 Valley View Road Rezoning No Responses VISITORS 3 CONTRIBUTORS 0 RESPONSES 0 0 Registered 0 Unverified 0 Anonymous 0 Registered 0 Unverified 0 Anonymous Rezoning –4404 Valley View Road EdinaMN.gov 2 Site EdinaMN.gov 3 Site EdinaMN.gov 4 Site EdinaMN.gov 5 Site Background for this request EdinaMN.gov 6 This Request Requires: EdinaMN.gov 7 ➢Rezoning from PCD-1, Planned Commercial District to PUD, Planned Residential Development Primary Issue EdinaMN.gov 8 • Is the proposal reasonable to justify PUD rezoning for this site? Primary Issue EdinaMN.gov 9 • Is the proposal reasonable to justify PUD rezoning for this site? Yes. Staff does support the revised rezoning of the site, for the following reasons: 1. The proposed rezoning would not allow traditional PCD-1 commercial land uses on the site. Concern was raised with the review of the Subdivision regarding the future use of the approved residential use on the site. The city attorney has advised that a rezoning to PUD would be the proper method to ensure no PCD-1 commercial uses. 2. The proposal meets the City’s criteria for PUD zoning as outlined on pages 2-5 of the staff report. The approved townhome project would provide a more appropriate land use transition from the single-dwelling units to the north and east to the more commercial area at the Valley View and Wooddale intersection. The project will provide “missing middle” type housing option identified in the Comprehensive Plan. Primary Issue EdinaMN.gov 10 • Is the proposal reasonable to justify PUD rezoning for this site? Yes. Staff does support the revised rezoning of the site, for the following reasons: 1. The proposed rezoning would not allow traditional PCD-1 commercial land uses on the site. Concern was raised with the review of the Subdivision regarding the future use of the approved residential use on the site. The city attorney has advised that a rezoning to PUD would be the proper method to ensure no PCD-1 commercial uses. 2. The proposal meets the City’s criteria for PUD zoning as outlined on pages 2-5 of the staff report. The approved townhome project would provide a more appropriate land use transition from the single-dwelling units to the north and east to the more commercial area at the Valley View and Wooddale intersection. The project will provide “missing middle” type housing option identified in the Comprehensive Plan. 3. The proposal specifically addresses two of the guiding principles of the Valley View/Wooddale Small Area Plan (SAP) are as follows: “Housing. Sites should be allowed to transition to housing from business use in response to the changing market demands.” “Graceful Transitions to Neighborhood. Graceful transitions should be maintained from more active areas to quieter neighborhood streets immediately beyond the node.” Primary Issue EdinaMN.gov 11 • Is the proposal reasonable to justify PUD rezoning for this site? 4. The approved site plan and use is consistent with the Comprehensive Plan. The site is guided in the Comprehensive Plan as “Neighborhood Node.” The description of uses includes “small-to moderate scale commercial, residential or mixed-use buildings, serving primarily the adjacent neighborhood.” “Primary uses encouraged are neighborhood serving retail and services, offices, studios, institutional and residential.” The building density would be 15 units per acre and consistent with the Comprehensive Plan. The Comprehensive Plan allows between 12-30 units per acre. 5. The PUD rezoning ensures that the approved site with variances for the 4-unit row home development is the only development allowed on the site, unless the City Council approves an Ordinance Amendment that would allow a different development. EdinaMN.gov 12 ORDINANCE NO. 2023-___ AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ADD PUD-25, PLANNED UNIT DEVELOPMENT-25, AT 4404 VALLEY VIEW ROAD The City Of Edina Ordains: Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-517 Planned Unit Development District-25 (PUD-25) – 4404 Valley View Road (a) Legal description: Lots 11 and 12, Block 22, Fairfax Addition, Hennepin County, Minn. (b) Approved Plans. Incorporated herein by reference are the approved development plans dated June 27, 2022 for the site approved by the City on September 7, 2022 except as amended by City Council Resolution No. 2022-72 on file in the Office of the Planning Department. (c) Principal Uses: Multiresidential (d) Accessory Uses: None (e) Conditional Uses: None (f) Development/Site Standards. The following shall apply in addition to and per the approved Site Plan with Variances in Resolution No. 2022-72: Proposed (Measured from building to the lot line) Front – Oaklawn Front – Valley View Road Side – North Rear – West 20 feet 10 feet 7 feet 5 feet Building Height 2 stories and 30 feet EdinaMN.gov 13 Better Together EdinaMN.gov 14 Staff Recommendation EdinaMN.gov 15 EdinaMN.gov 16 EdinaMN.gov 17 Buildable Area EdinaMN.gov 18 EdinaMN.gov 19 2018 Approved Overall Development Plan Site CUP Approved for 4 units on the subject site 4404 Valley View Rd PUD Rezoning Request 3/29/2023 This request to rezone to Planned Unit Development (PUD) is completely inappropriate, and an outright misuse of how a PUD is to be used. In researching what other metro area suburban cities have in their PUD ordinances and procedures, this inappropriateness became abundantly clear. The cities I researched are: Richfield, Golden Valley, Anoka, Roseville, Brooklyn Park, Hopkins, and Minnetonka. In ALL these cities, their codes clearly and unambiguously state that rezoning to PUD is a FIRST step in the process, OR is a part of the process in combination with planning a development from the very beginning. Here is an overview of PUD process for these cities: For Hopkins, in the 2020 document, "Zoning Update Directions Report", pg 21, it says, "The process of establishing PUD zoning involves more upfront planning and public involvement than does standard rezoning." Golden Valley has under PUD "Procedures", "1) Preliminary PUD Plan; and, 2) Final PUD Plan"-- both requiring city planning meetings, neighborhood meetings, and very specific parameters for a PUD. They require a minimum of 2 acres. Roseville's "PUD Review Procedure" starts with, "Al. Developer Open House required; A.2. Written summary, etc.; B. PUD Sketch Plan; C. Second Developer Open House; D. PUD Concept Plan; and E. PUD Final Plan". Roseville also has a required 2 acre minimum— if less, the developer must show a well- reasoned explanation for this. Anoka uses, "Phase I: Concept Plan; Phase II: Preliminary PUD; and Phase III: Final PUD". Richfield says, under "Process", "1. An applicant shall first submit a concept PUD plan for an informal review of the feasibility of the project." Minnetonka states that rezoning to PUD happens first, along with a master development plan review and approval, followed by a zoning map amendment. Only then, does the site and building plan review process happen. Minnetonka ALSO requires documents showing all property w/in 400 feet of the proposed new zoning area. This gives a truer context to the proposed development. Brooklyn Park's PUD submittal requirements are, "A. Preliminary Development Plan; B. Development Plan; and C. Site Plan Review. Included under their "Procedures", they state, "If property size is under 3 acres, applicant must demonstrate why a PUD project can't be done by combining with neighboring properties." Many of these cities state a minimum number of acres required for PUD, of 2 to 10 acres. In a document written by Community Resource Planning for the State of Minnesota in 2000, (updated in 2008) titled, "From Policy to Reality— Model Ordinances for Sustainable Development; Planned Unit Development Ordinance", it is stated on page 5, "Minimum size... no less than 10 acres." PUD is for a larger property. 4404 Valley View is 0.27 acres—barely more than quarter acre. NOT okay. In the same State of Minnesota document, on page 4, under "Limitations of PUDs", line 6 reads, "...the PUD must not become a way to simply circumvent zoning and subdivision standards." As one can see, the request to rezone 4404 Valley View Road from Planned Commercial Development (PCD-1) to PUD, nine months AFTER the plans were already approved, is NOT appropriate. This request is beyond belief. The PUD process/procedure/application is to be done at the beginning. The price point for the four units in 2 duplexes (NOT rowhouses) are currently advertised in The Parade of Homes and on many realtor websites as "starting at" $1.395 million. This is NOT, by any stretch of the imagination, a "middle" price point (as described by Planning staff, in the information packet) for one side of a duplex. Last month, in Edina, the median home price was $650,000—less than half. Page 2 of the Staff Report cites PUD Rezoning, Chapter 36 of Edina City Code- Regulations for a PUD. Under, 1. "Purpose and Intent", it says "...a PUD is to include most or all of the following:" This is followed by nine points, listed as "a." through "i." I find that 5 of the 9 points do not fit the "purpose and intent" of a PUD. Here they are, with my comments: b. "....promoting health and safety." Comment: Adding 3 driveways at a busy and confusing corner lot (confusing for both pedestrians and drivers), makes the intersection even more dangerous. e. "maintain or improve efficiency of public streets...". Comment: Adding 3 driveways at this busy and confusing corner doesn't even maintain efficiency. It degrades efficiency. f. "preserve and enhance site features including ....natural features, ...trees, ...scenic views, ..." Comment: There are no natural features. None. It used to have a huge dirt pile from a construction site across the road and a block down. I would not label that a "scenic view". One of the scrawny spruce trees in the corner lost its top half in a storm last year. The bottom half remains. g. "allow mixed land use." Comment: Two duplexes with the same floor plan is not mixed use. h. "encourage a variety of housing types, including affordable housing". Comment: I already made my point on this one. Finally, I have an important question/point to make: The new View 44 apartments on the south side of Valley View, just west of the former Burley's site, is also zoned PCD-1. There are residences on the first floor-- not to be allowed per Edina City Code. The City Homes condos on the corner of Kellogg and Valley View, and north on Kellogg Ave, all have ground floor residence space, but are still zoned as PCD-1. Why were they not rezoned to PRD (Planned Residential Development) at the time of application to build? The Normandy Apartments at the SW corner of Valley View and Wooddale are PRD, as are other apartment buildings on further east on Valley View. How/why did this get missed? Do not misuse PUD, attempting to cover up an erroneous vote of approval for 4404 Valley View Road, when not paying attention to the zoning. This is NOT OKAY. Janey Westin, 6136 Brookview Ave-- Edina resident since 1979 Date: Marc h 29, 2023 Agenda Item #: VI I.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:Bill Neuendorf, Economic Development Manager Item Activity: Subject:R es olution B-23-04: F indings R egarding the P ropos ed 72nd & F rance 2 Tax Inc rement F inanc ing Dis tric t 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 R esolution B -23-04 finding that the Tax Increment F inancing P lan (the development plans) for the 72nd and France 2 Tax I ncrement Financing District conforms to the general plans for the development and redevelopment of the C ity (C omprehensive P lan). I N TR O D U C TI O N: T his item pertains to the potential creation of the new 72nd & F rance 2 T I F D istrict to achieve the goals identified in the proposed T I F P lan. T he P lanning Commission is asked to provide an opinion to C ity C ouncil pertaining to the conformance of the T I F P lan (the development plans) with the general plans that guide development and redevelopment of the C ity. T he proposed T I F P lan intends to deliver two new privately owned buildings on a site that includes multiple public routes, public spaces and other public benefits. T he public benefits are based on the guidance provided in the G reater Southdale Area P lan, related D esign Experience G uidelines and applicable City policies. Appendix E of the proposed T I F P lan references the same project that was rezoned as P U D -16. T his project/site plan was unanimously recommended for approval by the P lanning Commission on S eptember 19, 2022 and was approved by the City Council on February 7, 2023. S taff recommends approval of the R esolution. AT TAC HME N T S: Description Resolution No. B-23-04 Staff Report Edina 72nd and France 2 TIF Plan Draft Staff Pres entation PLANNING COMMISSION CITY OF EDINA HENNEPIN COUNTY STATE OF MINNESOTA RESOLUTION NO. B-23-04 FINDING THAT THE TAX INCREMENT FINANCING PLAN FOR THE 72nd AND FRANCE 2 TAX INCREMENT FINANCING DISTRICT CONFORMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY WHEREAS, parcels located at 7200 France Avenue (the “7200 Parcel”) and 7250 France Avenue (the”7250 Parcel”) (together, the “Property”) were developed as independent properties in 1967 and 1972 and improved with two commercial buildings which have suffered from structural instability, deferred maintenance, low occupancy, obsolescence and vandalism in recent years; and WHEREAS, the Property was rezoned in 2019 by means of PUD-16 and the City of Edina (the “City”) previously established a TIF District on the Property, but the previous developer failed to secure private financing, has been abandoned and sold the Property to new owners; and WHEREAS, the Edina Planning Commission held a Public Hearing on September 14, 2022 to consider an amendment to revise PUD-16 and establish a new Overall Development Plan for the Property and Site Plan for Phase 1 and at the conclusion of the Public Hearing recommended approval with the added condition that the bike and pedestrian connections be separated from the north/south street connector; and WHEREAS, the City Council held a second Public Hearing on September 20, 2022 to receive input on the proposed amendment to PUD-16 and related development and site plans in consideration of Resolution 2023-11 approving a zoning ordinance amendment and revised overall development plan, final rezoning and final site plan review for Phase 1 at the Property and Ordinance 2022-13 amending the zoning ordinance to revise the PUD-16 Zoning District; and WHEREAS, the City Council granted preliminary approval of the amended zoning and modified site plan, including a separate bicycle trail/pedestrian sidewalk parallel to and separate from the internal street on October 18, 2022; and WHEREAS, on February 7, 2023, the City Council via the passage of Resolutions 2023-11 and Ordinance 2022-13 approved the Zoning Ordinance Amendment for PUD-16 and also approved the Revised Overall Development Plan, Final Rezoning of the Site, as well as the Site Improvement Plan Agreement (SIPA) and Final Site Plan Review for Phase 1 based on findings and conditions included in Resolution 2023-11; and Planning Commission Resolution B-23-04 Page 2 WHEREAS, the City Council will be considering the establishment of a new 72 nd and France 2 Tax Increment Financing District (the “TIF District”) to enable the redevelopment of the Property; and WHEREAS, Minnesota Statutes require notification and input from several entities, including a public hearing by the City Council, as part of the process of establishing the TIF District; and WHEREAS, the Edina Housing and Redevelopment Authority and the City propose to adopt a Modification to the Southeast Edina Redevelopment Plan and a Tax Increment Financing Plan for the TIF District therefor (the Redevelopment Plan Modification and the TIF Plan are referred to collectively herein as the "TIF Plans") and have submitted the TIF Plans to the Edina Planning Commission all pursuant to and in accordance with Minnesota Statutes, Section 469.175, Subd. 3; and WHEREAS, the project that is described in Appendix E as the subject of the TIF Plans is the same as that recommended by the Planning Commission and the same approved by City Council on February 7, 2023; and WHEREAS, the Planning Commission has reviewed the aforementioned TIF Plans to determine the conformity of the TIF Plans with the general plans and guided land use as described in the comprehensive plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the 72nd and France 2 Tax Increment Financing Plan conforms to the general plans for the development and redevelopment of the City as a whole. Dated: March 29, 2023 _______________________________________ Planning Commission Chair ATTEST: ___________________________________ Planning Commission Secretary March 29, 2023 Chair and Commissioners of Edina Planning Commission Bill Neuendorf, Economic Development Manager Resolution B-23-04 Findings Regarding the Proposed 72nd and France 2 Tax Increment Financing District Information / Background: A real estate developer (Edina-based Orion Investments) intends to redevelop a vacant five-acre site at 7200-7250 France Avenue that was previously developed with two separate commercial properties. The buildings were developed as independent and dis-connected properties in 1967 and 1972. Those buildings suffered from structural instability, deferred maintenance, low occupancy, obsolescence and vandalism in recent years. A 2019 proposal to reconstruct the site did not secure financing and will not be built. The new Orion project is embodied in the recently amended PUD-16 and related Development Plan and Site Plan. This project is anticipated to be constructed in two phases. The project can be summarized as three fundamental elements: • Phase 1 - A completely reimagined site plan that responds to the Greater Southdale Plan with a new north/south road, new north/south bicycle/pedestrian trail, new perimeter sidewalks, new east/west public plaza, and new public realm spaces along France Avenue and adjacent to the shared stormwater basin; • Phase 1 - A five-story professional office building at the 7250 parcel with street level coffee shop/café and underground parking; • Phase 2 - A similarly sized building at the 7200 parcel anticipated to be an upscale hotel or multi-family residential building; The project embodied in PUD-16 is the subject of and anticipated outcome of the 72nd and France 2 Tax Increment Financing District (reference Appendix E of TIF Plan). This two-phase redevelopment proposal was considered using the City’s standard procedural review – including posting of the project on the City website, printed notices in the Sun Current, mailed notices to surrounding neighbors, online input via BetterTogetherEdina.com, multiple in person public hearings, and lengthy periods for concerned people to submit comments via email, US mail or voicemail. STAFF REPORT – 72nd & France 2 TIF Plan Page 2 On September 22, 2022, after holding a public hearing, the Planning Commission unanimously recommended that the overall development plan, site plan and PUD rezoning be approved. The City Council held another public hearing and granted preliminary approval on October 18, 2022. The City Council granted final approvals to Resolution 2023-11 and Ordinance 2022-13 on February 7, 2023, thus granting final zoning approval for amended PUD-16, overall development plan approval and final site plan approval for Phase 1. The developer has requested that the City use Tax Increment Financing to allow the project to be constructed so that the desired public benefits can be delivered. The cost to develop and construct a project of this scope and caliber is very high. Some of the costs are due to the following: • Demolition of existing substandard structures • Construction of new north-south road in response to the Greater Southdale Guidelines • Construction of perimeter and internal sidewalks and bicycle paths • Landscaping and streetscaping three dedicated public plaza areas and broad setback areas along France Ave, Gallagher and 72nd Street • Facility improvements in response to Edina’s Sustainable Buildings Policy The City has reviewed the developers financial pro forma and confirmed that without the use of TIF, this project will not move forward and the public realm improvements envisioned in the Greater Southdale Plan will not be delivered on this site. As such, the City is considering the creation of a new Redevelopment TIF District to enable the type, scale and scope of redevelopment approved for this site. Summary of Proposed TIF Plan and Review Process The City’s financial advisors at Ehlers Associates have prepared the proposed 72nd and France 2 TIF Plan (attached). This proposed Plan has been distributed to the Edina Public School District and Hennepin County for input. This proposed TIF Plan will also be presented to the Edina Housing and Redevelopment Authority for review and consideration. Finally, the City Council will conduct a public hearing to discuss the proposal before the TIF Plan is given full consideration. Requested Action This proposed TIF Plan is presented to the Planning Commission as part of the state-mandated review process. Particular attention should be paid to Appendix E entitled Project Description. This appendix contains a general description of the anticipated redevelopment site plan and building design. A written opinion is requested in advance of the City Council’s Public Hearing. Specifically, the Planning Commission is asked to confirm that the proposed 70th and France TIF Plan is in compliance with Edina’s Comprehensive Plan including the Greater Southdale District Plan referenced therein. STAFF REPORT – 72nd & France 2 TIF Plan Page 3 Note that specific details regarding the future use, terms and conditions of tax increment expenditures are evaluated by the Edina City Council and Edina Housing and Redevelopment Authority (not the Planning Commission). Staff Findings Staff has reviewed the proposed 72nd and France 2 TIF Plan, Edina’s Redevelopment Plan and Edina’s Comprehensive Plan (with Appendixes) and provides these findings: This proposed TIF District is located within the boundaries of the Southeast Edina Redevelopment Project Area as amended February 21, 2012. Objectives of this Plan include: o Increasing the value of property subject to taxation (3-4 (3)) o Supporting multi-modal transportation improvements (3-4(4)) o Supporting redevelopment of mixed-use sites that include retail, housing and employment in walkable neighborhoods (3-4(6)) o Increasing the capacity of streets, roadways and bridges to support growth that has and will occur (3-4(7)) o Encouraging expansion of local businesses and economic activity (3-4(9)) The proposed TIF District Plan is responsive to the Greater Southdale District Plan including: o Subdivision of large lots into street grid (page 48 and Figure 4.4) o Creation of public realm connecting spaces (page 50) o Apply ‘street room’ and other principles of the Design Experience Guidelines (page 61) o Create public plazas (page 65, item 1-B) o Encourage redevelopment of surface parking lots and auto-oriented sites (page 66, item 2-B) o Integrate public art into the public realm (page 67, item 3-E) o Encourage transit-supportive concentrations of housing, jobs and shopping (page 67, item 4-A) o Incorporate transit and bicycle supportive facilities within building and site design (page 67, item 4-G) o Respond to changing patterns of automobile ownership and use (page 69, item 7-B) The proposed TIF District Plan reflects the goals of the 2018 Comprehensive Plan including: o Page 3-24 and Figure 3.11: Identified as “potential area of change” o Pages 3-26, Figure 3.12 and 3-29: Guided as mixed use “Office-Residential” with maximum density up to 75 units per acre with office, multi-family residential, retail, service, parks/open spaces uses in separate or combined buildings. Vertical mixed-use is encouraged. STAFF REPORT – 72nd & France 2 TIF Plan Page 4 o Page 3-29: Development Character should “upgrade existing streetscape …improve pedestrian and transit environment”. Structured parking and open space linkages are encouraged. Pedestrian environment should be emphasized. o Pages 3-41 to 3-45: Community Design Guidelines for Medium to High Density include: 1) Pedestrian-Friendly environment (moving away from auto-oriented design) 2) Encourage mixed-use developments 3) Building placement to create consistent “street walls” 4) Allow for more movement patterns with sidewalks 5) Use appropriate parking standards 6) Improve connectivity in large-scale developments o Page 3-46: “Land Use Goal 1: Encourage infill and redevelopment that optimize use of city infrastructure, complement community character and respond to needs at all stages of life.” o Page 3-46: “Land Use Goal 3: Grow and develop sustainably to protect the natural environment, promote energy efficiency, conserve natural resources and minimize impacts of buildings on the environment.” o Page 3-47: “Land Use Goal 5: Support and enhance commercial and mixed-use areas that serve the neighborhoods, the city and the larger region.” o Page 3-47: “Land Use Goal 6: Ensure that public realm design respects community character, supports commercial and mixed-use development, promotes community identity, and creates high quality experiences for pedestrians, cyclists, transit users and motorists.” o Page 4-24: “Housing Goal 4: Support the development of a wide range of housing options to meet the diverse needs and preferences of the existing and future Edina community.” o Page 10-15: “Economic Competitiveness Goal: Retain, attract and support employment opportunities in innovative and creative industries, such as technology and medical devices.” o Page 10-16: “Economic Competitiveness Goal: Encourage vibrant neighborhood commercial nodes that meet resident needs for goods and services and build a sense of community” Recommended Action Based on this evaluation, Planning Commission Resolution B-23-04 has been prepared to document that the 72nd and France 2 TIF Plan conforms to the general plans for the development and redevelopment of the City as a whole. Staff recommends this resolution be approved. Public Hearing Date: April 4, 2023 Anticipated Adoption Date: April 18, 2023 Edina Housing and Redevelopment Authority City of Edina, Hennepin County, Minnesota Modification to the Redevelopment Plan Southeast Edina Redevelopment Project Area & Tax Increment Financing (TIF) Plan Establishment of 72nd and France 2 Tax Increment Financing District (a redevelopment district) BUILDING COMMUNITIES. IT’S WHAT WE DO. Prepared by: Ehlers 3060 Centre Pointe Drive Roseville, Minnesota 55113 DRAFT for REVIEW 3-8-2023 TABLE OF CONTENTS Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area 1 MUNICIPAL ACTION TAKEN 1 Tax Increment Financing Plan for the 72nd and France 2 Tax Increment Financing District 4 FOREWORD 4 STATUTORY AUTHORITY 4 STATEMENT OF OBJECTIVES 4 REDEVELOPMENT PLAN OVERVIEW 5 DESCRIPTION OF PROPERTY IN THE DISTRICT AND PROPERTY TO BE ACQUIRED 5 DISTRICT CLASSIFICATION 6 DURATION & FIRST YEAR OF DISTRICT’S TAX INCREMENT 6 ORIGINAL TAX CAPACITY, TAX RATE & ESTIMATED CAPTURED NET TAX CAPACITY VALUE/INCREMENT & NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS 7 SOURCES OF REVENUE/BONDS TO BE ISSUED 8 USES OF FUNDS 9 FISCAL DISPARITIES ELECTION 10 ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS 11 SUPPORTING DOCUMENTATION 13 DISTRICT ADMINISTRATION 14 Appendix A: Map of Southeast Edina Redevelopment Project Area and the TIF District Appendix B: Estimated Cash Flow for the District Appendix C: Findings Including But/For Qualifications Appendix D: Redevelopment Qualifications for the District Appendix E: Project Description Appendix F: Permit Research DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area The following text represents a Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area. This modification is a continuation of the goals and objectives set forth in the Redevelopment Plan for Southeast Edina Redevelopment Project Area originally adopted September 29, 1977, and modified from time to time. Generally, the substantive changes include the establishment of the 72nd and France 2 Tax Increment Financing District. MUNICIPAL ACTION TAKEN Based upon the statutory authority described in the Redevelopment Plan, the public purpose findings by the City Council and for the purpose of fulfilling the City’s development objects as set forth in the Redevelopment Plan, the City Council has created, established and designated the Southeast Edina Redevelopment Plan pursuant to and in accordance with the requirements of Minnesota Statutes, Section 469.001 to 469.047. The original and amended Southeast Edina Redevelopment Plan documents designated the Southeast Edina Redevelopment Plan as a redevelopment project and also a tax increment financing plan for tax increment districts created prior to 1988. The Centennial Lakes Tax Increment Financing District was created in 1988 pursuant to Tax Increment Financing Plan 88-1, which was subsequently renamed the Centennial Lakes Tax Increment District and referred to by Hennepin County as District #1203 and #1249. For purposes of clarification, this modification will refer to the Southeast Edina Redevelopment Plan as the Southeast Edina Redevelopment Project Area Plan pursuant to Minnesota Statutes 469.002. The following municipal action has been taken with regard to the Southeast Edina Redevelopment Project Area Plan: September 29, 1977: The Housing and Redevelopment Authority of Edina (the “HRA”) approved the Southeast Edina Redevelopment Project Area Plan. October 5, 1981: The Southeast Edina Redevelopment Project Area Plan was amended to identify project costs and bonded indebtedness incurred to finance those costs. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 2 May 6, 1985: The HRA and the City approved an amendment to the Southeast Edina Redevelopment Project Area Plan which establishes an interest reduction program and enlarges the project area to include the “1985 Project Area.” August 19, 1985: The HRA and the City approved the First Amendment to the 1985 Amendment to the Southeast Edina Redevelopment Project Area Plan to enlarge the 1985 Project Area and authorize the issuance of additional bonds to acquire land within the enlarged 1985 Project Area. 1987: The HRA and City approved the 1987 Amendments to the Southeast Edina Redevelopment Plan to enlarge the project area to include the 1987 Project Area. 1988: The HRA and City approved the 1988 Amendments to the Southeast Edina Redevelopment Plan to provide an Interest Reduction Program in the amount of $2,500,000 to assist in the financing and construction of housing units and authorize the HRA and City to incur additional bonded indebtedness. February 21, 2012: The HRA and City expand the Southeast Edina Project Area. April 17, 2012: The HRA and City establish the Southdale 2 Tax Increment Financing District. February 18, 2014: The HRA and City establish the Pentagon Park Tax Increment Financing District. March 2, 2016: The HRA and City establish the Grandview 2 Tax Increment Financing District. April 5, 2016: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District and establish the 66 West Tax Increment Financing District. June 20, 2017: The HRA and City establish the 50th and France 2 Tax Increment Financing District. October 16, 2018: The HRA and City establish the 44th and France 2 Tax Increment Financing District. November 20, 2018: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District to increase the TIF Budget and enable special legislative pooling authority for affordable housing. November 20, 2018: The HRA and City also establish the West 76th Street Tax Increment Financing District. March 19, 2019: The HRA and City establish the 72nd and France Tax Increment Financing District. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 3 December 17, 2019: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District to designate property to be acquired and establish the Amundson Avenue Tax Increment Financing District. August 4, 2021: The HRA and City establish the 4040 West 70th Street Tax Increment Financing District. September 9, 2021: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District to increase the estimated project costs expected to be paid or financed with tax increment from the Southdale 2 TIF District, to include affordable housing project costs. October 19, 2021: The HRA and City establish the Eden / Willson Redevelopment Tax Increment Financing District. March 22, 2022: The HRA and City establish the 70th and France Renewal and Renovation Tax Increment Financing District. (As Modified April 18, 2023) April 18, 2023: The HRA and City establish the 72nd and France 2 Tax Increment Financing District. For further information, a review of the Redevelopment Plan for Southeast Edina Redevelopment Project Area, is recommended. It is available from the HRA Executive Director at the City of Edina. Other relevant information is contained in the Tax Increment Financing plans for the Tax Increment Financing Districts located within Southeast Edina Redevelopment Project Area. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 4 Tax Increment Financing Plan for the 72nd and France 2 Tax Increment Financing District FOREWORD The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and consultants have prepared the following information to expedite the Establishment of the 72nd and France 2 Tax Increment Financing District (the "District"), a redevelopment tax increment financing district, located in Southeast Edina Redevelopment Project Area. STATUTORY AUTHORITY Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S."), Sections 469.001 - 469.047, inclusive, as amended (the “HRA Act”), and M.S., Sections 469.174 to 469.1794, inclusive, as amended (the "TIF Act"), to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area, originally adopted September 29, 1977, and modified from time to time. STATEMENT OF OBJECTIVES The District currently consists of two (2) parcels of land inclusive of adjacent street and internal rights-of-way and intersections depicted within the map contained in Appendix A. The District is being created to facilitate the private redevelopment of two vacant and obsolete commercial buildings into a new mixed-use development with supporting parking and public infrastructure improvements as more fully described in Appendix E. The HRA anticipates entering into an agreement with 7250 France Group, LLC or an affiliate entity as the developer. Development is anticipated to begin in 2023 and is anticipated to be constructed in two phases with completion by 2027. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan. The activities contemplated in the Redevelopment Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of Southeast Edina Redevelopment Project Area and the District. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 5 REDEVELOPMENT PLAN OVERVIEW Pursuant to the Redevelopment Plan and authorizing state statutes, the HRA or City is authorized to undertake the following activities in the District: 1.Property to be Acquired - Selected property located within the District may be acquired by the HRA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements, the HRA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The HRA or City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. DESCRIPTION OF PROPERTY IN THE DISTRICT AND PROPERTY TO BE ACQUIRED The District encompasses all property identified by the parcels listed below inclusive of adjacent rights-of-way, abutting roadways and intersections. Parcel number Address Owner 31-028-24-14-0001 7200 France Ave S France Property Partners Llc 31-028-24-14-0015 7250 France Ave S 7250 France Group Llc Please also see the map in Appendix A for further information on the location of the District. The HRA or City may acquire any parcel within the District including interior and adjacent street or other rights of way. Any properties identified for acquisition will be acquired by the HRA or City only in order to accomplish one or more of the following: storm sewer improvements; provide land for needed public streets, utilities, bridge, tunnel, underpass and other facilities; and carry out land acquisition, site improvements, clearance and/or development to accomplish the uses and objectives set forth in this plan. The HRA or City may acquire property by gift, dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives of this TIF Plan. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 6 Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. DISTRICT CLASSIFICATION The HRA and City, in determining the need to create a tax increment financing district in accordance with the TIF Act, find that the District, to be established, is a redevelopment district pursuant to M.S., Section 469.174, Subd. 10(a)(1). In meeting the statutory criteria, the HRA and City rely on the following facts and findings: $ The District consists of two (2) parcels. $ An inventory shows that parcels consisting of more than 70% of the area in the District are occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures. $ An inspection of the buildings located within the District finds that more than 50% of the buildings are structurally substandard as defined in the TIF Act. (See Appendix D). Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. DURATION & FIRST YEAR OF DISTRICT’S TAX INCREMENT Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration and first year of tax increment of the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1b., the duration of the District will be 25 years after receipt of the first increment by the HRA or City (a total of 26 years of tax increment). The HRA or City elects to receive the first tax increment in 2026, which is no later than four years following the year of approval of the District. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2051, or when the TIF Plan is satisfied. The HRA or City reserves the right to decertify the District prior to the legally required date. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 7 ORIGINAL TAX CAPACITY, TAX RATE & ESTIMATED CAPTURED NET TAX CAPACITY VALUE/INCREMENT & NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2022 for taxes payable 2023. Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning in the payment year 2026) the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the District; 3. Change due to adjustments, negotiated or court-ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates; or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the HRA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2023, assuming the request for certification is made before June 30, 2023. The final rates for 2023 were not available at the time the District was established. The estimated ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within Southeast Edina Redevelopment Project Area, upon completion of the District, will annually approximate tax increment revenues as shown in the table below. The HRA and City request 100% of the available increase in tax capacity be used for repayment of the obligations of the HRA or City and current expenditures, beginning in the tax year payable 2026. The Project Tax Capacity (PTC) listed is an estimate of values when the District is completed. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 8 Estimated Project Tax Capacity (PTC) upon completion 2,048,974 Less: Estimated Original Net Tax Capacity (ONTC) 217,506 Less: Fiscal Disparities Contribution 367,062 Estimated Captured Tax Capacity (CTC) 1,464,406 Original Local Tax Rate 98.9070% Pay 2023 Prelim. Estimated Annual Tax Increment $1,448,400 Percent Retained by the HRA 100% Project Tax Capacity Note: Estimated PTC includes a 1.0% inflation factor for the duration of the District and is the estimated tax capacity of the District in year 26. The tax capacity of the District in year one is estimated to be $1,127,020. Pursuant to M.S., Section 469.177, Subd. 4, the HRA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S., Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and found that some building permits have been issued during the 18 months immediately preceding approval of the Plan by the City. The permits were issued for demolition of the buildings. Although the total estimated valuation of the permits is $669,694, the permitted activity is not expected to increase the original net tax capacity. Please see Appendix F for the building permits that were issued. SOURCES OF REVENUE/BONDS TO BE ISSUED The total estimated tax increment revenues for the District are shown in the table below: SOURCES Tax Increment (26 years of collection) 32,346,151$ Interest 1,617,307 TOTAL 33,963,458$ DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 9 The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The HRA or City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed, the projects within the District will be financed by one or more pay- as-you-go notes. Any refunding amounts will be deemed a budgeted cost without a formal modification to this TIF Plan. This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The HRA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $16,870,078. This figure represents the maximum amount supportable by the anticipated tax increment cashflow at an assumed 6.50% interest rate. Such bonds may be in the form of pay-as-you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. USES OF FUNDS Currently under consideration for the District is a proposal to facilitate the private redevelopment of two vacant and substandard commercial properties into a new mixed-use commercial and/or residential development with supporting parking and public infrastructure improvements. The HRA and City have determined that it will be necessary to provide assistance to the project(s) for certain District costs, as described herein. The HRA has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. These estimates establish the maximum amount permitted to be expended, but the HRA and City is not obligated to expend the full amount. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 10 USES Land/Building Acquisition 1,000,000$ Site Improvements/Preparation 5,000,000 Affordable Housing*3,500,000 Utilities 1,500,000 Other Qualifying Improvements**3,370,078 Administrative Costs 2,500,000 PROJECT COSTS TOTAL 16,870,078$ Interest 17,093,380 PROJECT AND INTEREST COSTS TOTAL 33,963,458$ * Affordable Housing may not occur if the site plan for Phase 2 of the project designates a hotel use. However, other affordable housing could be funded through future pooling if sufficient increment is available. ** Includes costs of streets, roads, sidewalks, bridge, tunnel, underpass or similar improvements available for public use. The total project cost, including financing costs (interest) listed in the table above does not exceed the total projected tax increments for the District as shown in the Sources of Revenue section. Estimated costs associated with the District are subject to change among categories without a modification to the TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification, the budget above pursuant to the applicable statutory requirements. Pursuant to M.S., Section 469.1763, Subd. 2, no more than 25% of the tax increment paid by property within the District will be spent on activities related to development or redevelopment outside of the District but within the boundaries of Southeast Edina Redevelopment Project Area, (including administrative costs, which are considered to be spent outside of the District) subject to the limitations as described in the TIF Plan. Pursuant to M.S., Section 469.1763, Subd. 2(d), the HRA and City may elect to increase by up to ten percentage points the permitted amount of expenditures for activities located outside the geographic area of the District. The HRA and City intend to pool tax increment paid by property within the District to be used to assist housing that meets the requirements contained in M.S., Section 469.1763, Subd. 2(d). FISCAL DISPARITIES ELECTION Pursuant to M.S., Section 469.177, Subd. 3, the HRA or City may elect one of two methods to calculate fiscal disparities contribution of commercial-industrial net tax capacity from the District. The HRA will choose to calculate fiscal disparities by clause b (inside the DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 11 District). ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS The estimated impact on other taxing jurisdictions described herein assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the HRA or City has determined that such development or redevelopment would not occur "but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for" test was not met: Entity Preliminary 2022/ Pay 2023 Total Net Tax Capacity Estimated Captured Tax Capacity (CTC) upon completion Percent of CTC to Entity Total Hennepin County 2,486,081,130 1,464,406 0.0589% City of Edina 172,325,185 1,464,406 0.8498% ISD 273 (Edina Public Schools)139,227,123 1,464,406 1.0518% Impact on Tax Base if "But/For" Not Met Entity Preliminary Pay 2023 Extension Rate Percent of Total Rate CTC Potential Annual Taxes Hennepin County 34.8050% 35.19% 1,464,406 $ 509,687 City of Edina 28.1720% 28.48% 1,464,406 412,553 ISD 273 (Edina Public Schools)28.0670% 28.38% 1,464,406 411,015 Other 7.8630%7.95% 1,464,406 115,146 98.9070% 100.00% $1,448,400 Impact on Tax Rates if "But/For" Not Met The estimates listed above display the estimated CTC after construction and the District is completed. The tax rate used for calculations is the Preliminary Pay 2023 rate as obtained from Hennepin County. The total net capacity for the entities listed above are based on Preliminary Pay 2023 figures provided by Hennepin County. The District will be certified under the Final Pay 2023 rates, which were unavailable at the time this TIF Plan was prepared. Pursuant to M.S., Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 12 $32,346,151; (2) Probable impact of the District on city provided services and ability to issue debt. An impact of the District on police protection is expected as it is with any new development on a vacant site. New developments add an increase in traffic and additional overall demands to the call load. The addition of a new office building to the Southdale area is estimated to increase police call volume by 18- 36 calls per year. The addition of a new multifamily building likely brings an additional 50 calls per year. Alternatively, a new hotel may bring up to 120 calls depending on the type of hotel constructed. The City does not expect that the proposed redevelopment, in and of itself, will necessitate new capital investment in vehicles or facilities. The new development is estimated to add some fraction amount of operating costs estimated at $45,000 per year, but this amount will be partially offset by the removal of the existing buildings which has been a hazardous environment for an extended period of time and which has required intervention by the police on multiple occasions. The probable impact of the District on Fire/EMS services is not expected to be significant. New, fully sprinklered, non-age restricted apartment or mixed-use commercial office buildings are expected to generate approximately 21 to 28 calls annually and be of superior construction that is compliant with the latest building codes and have superior fire protection systems. Prior to redevelopment, the buildings being eliminated by the new development have public safety concerns that include: several unprotected old buildings that were non-sprinklered and had standpipes only. The City does not expect that the proposed development, in and of itself, will necessitate additional staffing or new capital investment in vehicles or facilities. The impact of the District on public infrastructure is expected to be minimal. The redevelopment is not expected to significantly impact any traffic movements external to the area and the redevelopment will provide most of the necessitated road and utility infrastructure improvements as part of the private development costs. The redevelopment also includes shared stormwater retention basin to serve the site as well as adjacent residential properties. The city’s current infrastructure for sanitary sewer and water will be able to handle the additional volume generated from the proposed development, but the City anticipates the addition of a looped watermain paid from the City’s water utility fund will benefit the DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 13 area. Based on the redevelopment plans, there are no additional City costs associated with street maintenance, sweeping, plowing, lighting and sidewalks. The redevelopment is expected to contribute an estimated $288,936 to $782,726 in Metropolitan Council sanitary sewer (SAC) and city sanitary sewer and water fees. The probable impact of any District general obligation debt issuance on the City’s ability to issue debt for general fund purposes is expected to be minimal. As presently proposed, it is not anticipated that there will be any general obligation debt issued in relation to this redevelopment. Any such issuance, if considered, would not be expected to require the City’s general revenue support and would not apply to the City's debt limit. (3) Estimated amount of tax increment attributable to school district levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $9,178,920. The amount is calculated by multiplying the total estimated increment of $31,346,151 by the school district’s percent of the proportionate share of the total tax rate, or 28.38%; (4) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same, is $11,382,488 The amount is calculated by multiplying the total estimated increment of $32,346,151 by the county’s percent of the proportionate share of the total tax rate, or 35.19%; (5) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S., Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. At this time, no requests for additional information from the county or school district regarding the proposed redevelopment for the District have been received. SUPPORTING DOCUMENTATION DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District 14 Pursuant to M.S., Section 469.175, Subd. 1 (a), clause 7 this TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S., Section 469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. (i) In making said determination, reliance has been placed upon (1) written representation made by the Developer to such effects, (2) review of the Developer’s anticipated proforma; and (3) City staff awareness of the feasibility of developing the project site within the District, which is further outlined in the City Council resolution approving the establishment of the District and Appendix C. (ii) A comparative analysis of estimated market value both with and without establishment of the District and the use of tax increments has been performed. Such analysis is included with the cashflow in Appendix B and indicates that the increase in estimated market value of the proposed redevelopment (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. DISTRICT ADMINISTRATION Administration of the District will be handled by the HRA Executive Director and Economic Development Manager. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Appendix A: Map of Southeast Edina Redevelopment Project Area and the TIF District DRAFT for REVIEW 3-8-2023 ¹º¹º ¹º ñ ñ ñ ¹º ¹º ¹º ¹º ¹º ñ ¹º ñ ñ ñTRACY AVEVERNON AVEWOODDALE AVEHANSEN RD70TH ST W FRANCE AVE SGLEASONRDEdina Community Center City Hall Southview Jr High Normandale Elementary Concord School Cornelia School Southdale Library Fire Station Public Works & Park Maintenance Creek Valley School FireStation Valley View Jr High Edina High School Countryside School Highland School Public Library M in n e hahaCre ekNineMileCre e kN i n e M ile C r e ek §¨¦494 RICHFIELD MINNEAPOLIS UV100 UV100 UV62 £¤169 §¨¦494 72nd & France 2 Canadian Pacific RailroadCanadian Pacific RailroadBLAKE RDSCHAEFER RDV ERN O N AV E CAHILL RD66TH ST W INTERLACHEN BLVD MALONEY AVE 4 4 T H ST W 50TH ST W 54TH ST W 58TH ST W 70TH ST W 76TH ST W DEWEY HILL RD VALLEY VIEW RD VALLEY VIEW RD 78TH ST W £¤169 UV62 February 2023 ±72nd & France 2 TIF District Southeast Edina Redevelopment Project Area 0 2,100 FeetDRAFT for REVIEW 3-8-2023 FRANCE AVE72ND ST W GALLAGHER DR 3102824140001 3102824140015LYNMAR LN±72nd and France 2 TIF District 0 100 FeetDRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Appendix B: Estimated Cash Flow for the District DRAFT for REVIEW 3-8-2023 72nd and France 2 RedevelopmentCity of Edina, MN Phase I: Multi-tenant office building Phase II: 150-unit Hotel or Multifamily building ASSUMPTIONS AND RATESDistrictType:RedevelopmentDistrict Name/Number:TBDCounty District #:TBDExempt Class Rate (Exempt)0.00%First Year Construction or Inflation on Value2024Commercial Industrial Preferred Class Rate (C/I Pref.)Existing District - Specify No. Years RemainingFirst $150,0001.50%Inflation Rate - Every Year:1.00%Over $150,0002.00%Interest Rate:6.50%Commercial Industrial Class Rate (C/I)2.00%Present Value Date:1-Aug-24Rental Housing Class Rate (Rental)1.25%First Period Ending1-Feb-25Affordable Rental Housing Class Rate (Aff. Rental)Tax Year District was Certified:Pay 2023First $100,000 0.75%Cashflow Assumes First Tax Increment For Development: 2026 Over $100,000 0.25%Years of Tax Increment 26 Non-Homestead Residential (Non-H Res. 1 Unit)Assumes Last Year of Tax Increment2051First $500,0001.00%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Over $500,0001.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residential Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio34.7030% Pay 2023 Prelim.First $500,0001.00%Fiscal Disparities Metro-Wide Tax Rate133.6670% Pay 2023 Prelim.Over $500,0001.25%Maximum/Frozen Local Tax Rate: 98.907% Pay 2023 Prelim.Agricultural Non-Homestead1.00%Current Local Tax Rate: (Use lesser of Current or Max.)98.907% Pay 2023 Prelim.State-wide Tax Rate (Comm./Ind. only used for total taxes)34.0000% Pay 2023 Prelim.Market Value Tax Rate (Used for total taxes)0.22160% Pay 2023 Prelim.Building Total PercentageTax Year Property CurrentClassAfterLandMarket Market Of Value Used OriginalOriginalTaxOriginalAfterConversionPIDOwner AddressMarket Value ValueValue for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.131-028-24-14-00017200 France Ave S6,668,300 1,000 6,669,300100% 6,669,300 Pay 2023 C/I Pref.132,636 C/I Pref.132,636 II231-028-24-14-00157250 France Ave S4,280,000 1,000 4,281,000100% 4,281,000 Pay 2023 C/I Pref.84,870 C/I Pref.84,870 I10,948,300 2,000 10,950,30010,950,300 217,506217,506Note:1. Base values are for pay 2023 based upon review of County website on February 28,2023.2. Located in SD # 273 and WS # 1.Area/ PhaseTax Rates BASE VALUE INFORMATION (Original Tax Capacity)DRAFT for REVIEW 3-8-2023 72nd and France 2 RedevelopmentCity of Edina, MN Phase I: Multi-tenant office building Phase II: 150-unit Hotel or Multifamily building Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First YearMarket Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./Unit Sq. Ft./UnitsValueClass Tax Capacity Capacity/Unit 2024202520262027PayableIOffice360360 138,213 49,756,680 C/I Pref. 994,3847 100%100%100%100%2026IIApartments 325,000325,000 150 48,750,000 Rental609,3754,063 22%100%100%100%2027TOTAL98,506,680 1,603,759 Subtotal Residential150 48,750,000 609,375 Subtotal Commercial/Ind.138,213 49,756,680 994,384 Note:1. Market values are based upon preliminary estimates from the assessor's office and comparable properties in the area.Total Fiscal Local Local Fiscal State-wide MarketTax Disparities Tax Property Disparities PropertyValueTotalTaxes PerNew Use Capacity Tax Capacity CapacityTaxesTaxesTaxesTaxesTaxes Sq. Ft./UnitOffice994,384 345,081649,303642,206 461,259 337,325110,261 1,551,05111.22Apartments 609,3750609,375602,71500108,030710,745 4,738.30TOTAL1,603,759345,0811,258,6781,244,920461,259337,325218,2912,261,796Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.Total Property Taxes 2,261,796Current Market Value - Est. 10,950,300less State-wide Taxes (337,325)New Market Value - Est. 98,506,680less Fiscal Disp. Adj. (461,259) Difference 87,556,380less Market Value Taxes (218,291)Present Value of Tax Increment 13,401,752less Base Value Taxes (140,473) Difference 74,154,628Annual Gross TIF 1,104,448Value likely to occur without Tax Increment is less than:74,154,628 WHAT IS EXCLUDED FROM TIF?MARKET VALUE BUT / FOR ANALYSISTAX CALCULATIONSPROJECT INFORMATION (Project Tax Capacity)DRAFT for REVIEW 3-8-2023 72nd and France 2 RedevelopmentCity of Edina, MN Phase I: Multi-tenant office building TAX INCREMENT CASH FLOWProject Original Fiscal CapturedLocal Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD% ofTaxTax Disparities TaxTax Gross Tax Gross Tax AuditoratNet Tax Present ENDING Tax PaymentOTC Capacity Capacity Incremental CapacityRate Increment Increment 0.36%10% IncrementValueYrs.Year Date- - - - 02/01/25- - - - 08/01/25- - - - 02/01/26100% 1,127,020 (217,506) (269,600) 639,914 98.907% 632,920 316,460 (1,139) (31,532) 283,788 249,709 0.5 2026 08/01/26100% 1,127,020 (217,506) (269,600) 639,914 98.907% 632,920 316,460 (1,139) (31,532) 283,788 491,558 1 2026 02/01/27100% 1,613,702 (217,506) (273,051) 1,123,146 98.907% 1,110,870 555,435 (2,000) (55,344) 498,092 902,679 1.5 2027 08/01/27100% 1,613,702 (217,506) (273,051) 1,123,146 98.907% 1,110,870 555,435 (2,000) (55,344) 498,092 1,300,858 2 2027 02/01/28100% 1,629,839 (217,506) (276,536) 1,135,797 98.907% 1,123,383 561,692 (2,022) (55,967) 503,703 1,690,848 2.5 2028 08/01/28100% 1,629,839 (217,506) (276,536) 1,135,797 98.907% 1,123,383 561,692 (2,022) (55,967) 503,703 2,068,563 3 2028 02/01/29100% 1,646,138 (217,506) (280,056) 1,148,576 98.907% 1,136,022 568,011 (2,045) (56,597) 509,369 2,438,504 3.5 2029 08/01/29100% 1,646,138 (217,506) (280,056) 1,148,576 98.907% 1,136,022 568,011 (2,045) (56,597) 509,369 2,796,800 4 2029 02/01/30100% 1,662,599 (217,506) (283,612) 1,161,482 98.907% 1,148,787 574,393 (2,068) (57,233) 515,093 3,147,717 4.5 2030 08/01/30100% 1,662,599 (217,506) (283,612) 1,161,482 98.907% 1,148,787 574,393 (2,068) (57,233) 515,093 3,487,589 5 2030 02/01/31100% 1,679,225 (217,506) (287,202) 1,174,517 98.907% 1,161,679 580,840 (2,091) (57,875) 520,874 3,820,457 5.5 2031 08/01/31100% 1,679,225 (217,506) (287,202) 1,174,517 98.907% 1,161,679 580,840 (2,091) (57,875) 520,874 4,142,847 6 2031 02/01/32100% 1,696,017 (217,506) (290,829) 1,187,682 98.907% 1,174,701 587,350 (2,114) (58,524) 526,712 4,458,589 6.5 2032 08/01/32100% 1,696,017 (217,506) (290,829) 1,187,682 98.907% 1,174,701 587,350 (2,114) (58,524) 526,712 4,764,392 7 2032 02/01/33100% 1,712,978 (217,506) (294,492) 1,200,979 98.907% 1,187,853 593,926 (2,138) (59,179) 532,609 5,063,886 7.5 2033 08/01/33100% 1,712,978 (217,506) (294,492) 1,200,979 98.907% 1,187,853 593,926 (2,138) (59,179) 532,609 5,353,953 8 2033 02/01/34100% 1,730,107 (217,506) (298,192) 1,214,409 98.907% 1,201,136 600,568 (2,162) (59,841) 538,565 5,638,030 8.5 2034 08/01/34100% 1,730,107 (217,506) (298,192) 1,214,409 98.907% 1,201,136 600,568 (2,162) (59,841) 538,565 5,913,166 9 2034 02/01/35100% 1,747,409 (217,506) (301,929) 1,227,974 98.907% 1,214,552 607,276 (2,186) (60,509) 544,581 6,182,618 9.5 2035 08/01/35100% 1,747,409 (217,506) (301,929) 1,227,974 98.907% 1,214,552 607,276 (2,186) (60,509) 544,581 6,443,588 10 2035 02/01/36100% 1,764,883 (217,506) (305,703) 1,241,674 98.907% 1,228,102 614,051 (2,211) (61,184) 550,656 6,699,164 10.5 2036 08/01/36100% 1,764,883 (217,506) (305,703) 1,241,674 98.907% 1,228,102 614,051 (2,211) (61,184) 550,656 6,946,694 11 2036 02/01/37100% 1,782,531 (217,506) (309,515) 1,255,511 98.907% 1,241,788 620,894 (2,235) (61,866) 556,793 7,189,105 11.5 2037 08/01/37100% 1,782,531 (217,506) (309,515) 1,255,511 98.907% 1,241,788 620,894 (2,235) (61,866) 556,793 7,423,886 12 2037 02/01/38100% 1,800,357 (217,506) (313,365) 1,269,486 98.907% 1,255,611 627,805 (2,260) (62,555) 562,991 7,653,807 12.5 2038 08/01/38100% 1,800,357 (217,506) (313,365) 1,269,486 98.907% 1,255,611 627,805 (2,260) (62,555) 562,991 7,876,491 13 2038 02/01/39100% 1,818,360 (217,506) (317,253) 1,283,601 98.907% 1,269,571 634,786 (2,285) (63,250) 569,250 8,094,564 13.5 2039 08/01/39100% 1,818,360 (217,506) (317,253) 1,283,601 98.907% 1,269,571 634,786 (2,285) (63,250) 569,250 8,305,773 14 2039 02/01/40100% 1,836,544 (217,506) (321,181) 1,297,857 98.907% 1,283,672 641,836 (2,311) (63,953) 575,573 8,512,605 14.5 2040 08/01/40100% 1,836,544 (217,506) (321,181) 1,297,857 98.907% 1,283,672 641,836 (2,311) (63,953) 575,573 8,712,927 15 2040 02/01/41100% 1,854,909 (217,506) (325,147) 1,312,256 98.907% 1,297,913 648,957 (2,336) (64,662) 581,958 8,909,096 15.5 2041 08/01/41100% 1,854,909 (217,506) (325,147) 1,312,256 98.907% 1,297,913 648,957 (2,336) (64,662) 581,958 9,099,090 16 2041 02/01/42100% 1,873,458 (217,506) (329,153) 1,326,799 98.907% 1,312,297 656,149 (2,362) (65,379) 588,408 9,285,142 16.5 2042 08/01/42100% 1,873,458 (217,506) (329,153) 1,326,799 98.907% 1,312,297 656,149 (2,362) (65,379) 588,408 9,465,339 17 2042 02/01/43100% 1,892,193 (217,506) (333,200) 1,341,487 98.907% 1,326,825 663,412 (2,388) (66,102) 594,922 9,641,795 17.5 2043 08/01/43100% 1,892,193 (217,506) (333,200) 1,341,487 98.907% 1,326,825 663,412 (2,388) (66,102) 594,922 9,812,697 18 2043 02/01/44100% 1,911,115 (217,506) (337,287) 1,356,322 98.907% 1,341,498 670,749 (2,415) (66,833) 601,501 9,980,050 18.5 2044 08/01/44100% 1,911,115 (217,506) (337,287) 1,356,322 98.907% 1,341,498 670,749 (2,415) (66,833) 601,501 10,142,136 19 2044 02/01/45100% 1,930,226 (217,506) (341,414) 1,371,306 98.907% 1,356,317 678,159 (2,441) (67,572) 608,146 10,300,853 19.5 2045 08/01/45100% 1,930,226 (217,506) (341,414) 1,371,306 98.907% 1,356,317 678,159 (2,441) (67,572) 608,146 10,454,575 20 2045 02/01/46100% 1,949,528 (217,506) (345,583) 1,386,439 98.907% 1,371,285 685,643 (2,468) (68,317) 614,857 10,605,101 20.5 2046 08/01/46100% 1,949,528 (217,506) (345,583) 1,386,439 98.907% 1,371,285 685,643 (2,468) (68,317) 614,857 10,750,889 21 2046 02/01/47100% 1,969,024 (217,506) (349,794) 1,401,724 98.907% 1,386,403 693,201 (2,496) (69,071) 621,635 10,893,644 21.5 2047 08/01/47100% 1,969,024 (217,506) (349,794) 1,401,724 98.907% 1,386,403 693,201 (2,496) (69,071) 621,635 11,031,906 22 2047 02/01/48100% 1,988,714 (217,506) (354,047) 1,417,161 98.907% 1,401,672 700,836 (2,523) (69,831) 628,482 11,167,291 22.5 2048 08/01/48100% 1,988,714 (217,506) (354,047) 1,417,161 98.907% 1,401,672 700,836 (2,523) (69,831) 628,482 11,298,414 23 2048 02/01/49100% 2,008,601 (217,506) (358,342) 1,432,753 98.907% 1,417,093 708,547 (2,551) (70,600) 635,396 11,426,807 23.5 2049 08/01/49100% 2,008,601 (217,506) (358,342) 1,432,753 98.907% 1,417,093 708,547 (2,551) (70,600) 635,396 11,551,159 24 2049 02/01/50100% 2,028,687 (217,506) (362,680) 1,448,501 98.907% 1,432,669 716,334 (2,579) (71,376) 642,380 11,672,920 24.5 2050 08/01/50100% 2,028,687 (217,506) (362,680) 1,448,501 98.907% 1,432,669 716,334 (2,579) (71,376) 642,380 11,790,849 25 2050 02/01/51100% 2,048,974 (217,506) (367,062) 1,464,406 98.907% 1,448,400 724,200 (2,607) (72,159) 649,434 11,906,319 25.5 2051 08/01/51100% 2,048,974 (217,506) (367,062) 1,464,406 98.907% 1,448,400 724,200 (2,607) (72,159) 649,434 12,018,155 26 2051 02/01/52 Total32,463,018 (116,867) (3,234,615) 29,111,536 Present Value From 08/01/2024 Present Value Rate 6.50%13,401,752 (48,246) (1,335,351) 12,018,155 DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Appendix C: Findings Including But/For Qualifications The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan (TIF Plan) for 72nd and France 2 Tax Increment Financing District (the “District”), as required pursuant to Minnesota Statutes (M.S.), Section 469.175, Subdivision 3 are as follows: 1. Finding that 72nd and France 2 Tax Increment Financing District is a redevelopment district as defined in M.S., Section 469.174, Subd. 10. The District consists of two (2) parcels within the Southeast Edina Redevelopment Project Area and their internal and external rights-of-way, abutting roadways and intersections, with plans for demolition and clearance of substandard buildings for the private redevelopment of underutilized property at 7200 and 7250 France Avenue. As identified by HRA Resolution 2022-08, parcels consisting of at least 70% of the area of the District were found to be occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures and more than 50% of the buildings in the District, not including outbuildings, were structurally substandard to a degree requiring substantial renovation or clearance within three years of the filing of the request for certification of the District. (See Appendix D of the TIF Plan.) 2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of 72nd and France 2 Tax Increment Financing District permitted by the TIF Plan. The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future: This finding is supported by the fact that the activities proposed in the TIF Plan meets the City's objectives for redevelopment. The existing property contains substandard buildings whose renovation requires high costs related to demolition, remediation, site improvement, and construction of infrastructure. The redevelopment also requires substantial investment toward public improvements. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District The combination of limited amounts of property available for expansion adjacent to the existing redevelopment site and the public and private cost of financing the proposed improvements which are essential to the comprehensive redevelopment of the area, this project is feasible only through assistance, in part, from tax increment financing. The developer provided a proforma outlining project sources and uses as well as projected rent, vacancy and financing assumptions. City staff and the City’s advisors reviewed the information and have determined that the project is not feasible without assistance due to the anticipated rent levels and market returns not supporting the overall redevelopment costs for this site. The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan: This finding is justified on the grounds that the development intensity and tax base created on currently underutilized and declining property requires site and public improvement costs that are improbable without public assistance. Specifically, the costs of site preparation, demolition, remediation, and public improvements to include infrastructure will add significantly to the total redevelopment cost of any development in this area. Site and public improvement costs necessary to sustain the approved density have made redevelopment infeasible without tax increment assistance. The City reasonably determines that no other redevelopment of similar scope is anticipated on this site without substantially similar assistance being provided to the development. Therefore, the City concludes as follows: a. The City's estimate of the amount by which the market value of the entire District will increase without the use of tax increment financing is $0. b. If the proposed development occurs, the total estimated increase in market value will be at least $87,556,380. c. The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be $13,401,752. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District d. Even if some development other than the proposed development were to occur, the Council finds that no alternative would occur that would produce a market value increase greater than $74,154,628 (the amount in clause b less the amount in clause c) without tax increment assistance. 3. Finding that the TIF Plan for the District conforms to the general plan for the development or redevelopment of the municipality as a whole. The City of Edina Planning Commission reviewed the TIF Plan on March 29, 2023 and approved a resolution to provide written opinion affirming that the TIF Plan conforms to the general plans for the development and redevelopment of the City as a whole. 4. Finding that the TIF Plan for 72nd and France 2 Tax Increment Financing District will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of Southeast Edina Redevelopment Project Area by private enterprise. Through the implementation of the TIF Plan, the City will provide an impetus for the redevelopment of substandard and underutilized property, construction of the new mixed-use private development which will result in increased employment within the City and the State of Minnesota, an increase in tax base, and add a high-quality development to the City. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Appendix D: Redevelopment Qualifications for the District DRAFT for REVIEW 3-8-2023 DRAFT for REVIEW 3-8-2023 DRAFT for REVIEW 3-8-2023 Final Report of Inspection Procedures and Results For Determining Qualifications of a Tax Increment Financing (TIF) District as a Redevelopment District Edina HRA Proposed TIF District Edina, Minnesota Stantec Project No. 193804653 February 6, 2019 DRAFT for REVIEW 3-8-2023 Page 2 Table of Contents PART 1 Executive Summary 3 Purpose of Evaluation 3 Scope of Work 3 Conclusion 4 PART 2 Minnesota Statute 469.174, Subdivision 10 Requirements 4 PART 3 Procedures Followed 6 PART 4 Findings 7 A. Coverage Test 7 B. Condition of Building Test 8 1. Replacement Cost 8 2. Code Deficiencies 8 3. System Condition Deficiencies 9 C. Distribution of Substandard Structures 11 D. Conclusion 11 PART 5 Team Credentials 12 APPENDIX A Map of Proposed TIF District Hennepin County Property Maps APPENDIX B Building Code and Condition Deficiencies Reports APPENDIX C Code Deficiency Estimated Replacement Costs APPENDIX D Photographs DRAFT for REVIEW 3-8-2023 Page 3 PART 1 – EXECUTIVE SUMMARY PURPOSE OF EVALUATION Stantec was retained by the City of Edina HRA to inspect and evaluate the properties within a Tax Increment Financing Redevelopment District (“TIF District”) proposed to be established by the City. The proposed TIF District is located in the City of Edina, in a general area between 72nd Street West on the north, Gallagher Drive on the south, and France Avenue South on the east (Figure 1). The purpose of Stantec’s work was to determine whether the proposed district meets the statutory requirements for coverage, and whether buildings on the two parcels, located within the proposed TIF District, meet the qualifications required for a Redevelopment District. Figure 1 – Proposed TIF District SCOPE OF WORK The proposed district consists of two (2) parcels containing two (2) commercial multi- tenant office buildings, one (1) over a three-level parking ramp, and one (1) with on- grade paved parking lot. DRAFT for REVIEW 3-8-2023 Page 4 All the buildings in the proposed district received an onsite interior and exterior inspection. Building Code and Condition Deficiency Reports for each building inspected by Stantec are in Appendix B. CONCLUSION After inspecting and evaluating the properties within the proposed TIF District and applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision 10(a), it is our professional opinion that the proposed TIF District does qualify as a Redevelopment District. The remainder of this report describes our process and findings in detail. PART 2 – MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS The properties were inspected in accordance with the following requirements under Minnesota Statutes, Section 469.174, Subdivision 10a, which states: Interior Inspection "The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence. The municipality may not make such a determination without an interior inspection of the property, but need not have an independent, expert appraisal prepared of the cost of repair and rehabilitation of the building." Exterior Inspection and Other Means "An interior inspection of the property is not required, if the municipality finds that (1) the municipality or authority is unable to gain access to the property after using its best efforts to obtain permission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard." Documentation "Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 469.175, subdivision 3(1)." Qualification Requirements Minnesota Statutes, Section 469.174, Subdivision 10(a)requires two tests for occupied parcels: 1. Coverage Test ”…parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures.” DRAFT for REVIEW 3-8-2023 Page 5 The coverage required by the parcel to be considered occupied is defined under Minnesota Statutes, Section 469.174, Subdivision 10(e), which states: " For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures unless 15 percent of the area of the parcel contains buildings, streets, utilities, paved or gravel parking lots, or other similar structures.” 2. Condition of Building Test …”parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance; and (2) the conditions described in clause (1) are reasonably distributed throughout the geographic area of the district.” 1. Structurally substandard is defined under Minnesota Statutes, Section 469.174, Subdivision 10(b), which states: “For purposes of this subdivision, "structurally substandard" shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance.” Definition of Substantial Renovation Substantial renovation, for purposes of Minnesota Statutes, Section 469.174, Subdivision 10(c), is defined as renovation with costs exceeding 15 percent of the building's replacement value. Buildings are not eligible to be considered structurally substandard unless they meet certain additional criteria, as set forth in Subdivision 10(c) which states: "A building is not structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence. The municipality may not make such a determination without an interior inspection of the property, but need not have an independent, expert appraisal prepared of the cost of repair and rehabilitation of the building. An interior inspection of the property is not required, if the municipality finds that (1) the municipality or authority is unable to gain access to the property after using its best efforts to obtain permission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is DRAFT for REVIEW 3-8-2023 Page 6 structurally substandard. Items of evidence that support such a conclusion include recent fire or police inspections, on-site property tax appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence. Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 469.175, subdivision 3, clause (1). Failure of a building to be disqualified under the provisions of this paragraph is a necessary, but not a sufficient, condition to determining that the building is substandard." "Items of evidence that support such a conclusion include recent fire or police inspections, on-site property tax appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." PART 3 – PROCEDURES FOLLOWED Stantec performed interior and exterior inspections for both commercial buildings within the proposed TIF District on January 23, 2019. Visual observations were made of all levels of all properties and structures, with physical measurements taken where necessary. Area calculations and construction data are based upon information from various sources, as noted. DRAFT for REVIEW 3-8-2023 Page 7 PART 4 – FINDINGS A. Coverage Test 1. The total square foot area of each parcel in the proposed TIF District was obtained from Hennepin County Property Map GIS mapping, and site verification. 2. The total square foot area of buildings and site improvements on the parcels in the proposed TIF District was obtained from City records, Hennepin County Property Map GIS mapping, construction documents provided by the City, and site verification. 3. The percentage of coverage for each parcel in the proposed TIF District was computed to determine if the 15 percent minimum requirement was met. The total square footage of parcels meeting the 15 percent requirement was divided into the total square footage of the entire district to determine if the 70 percent requirement was met. Findings: The proposed TIF District met the coverage test under Minnesota Statutes, Section 469.174, Subdivision 10(e), which resulted in parcels consisting of 100 percent of the area of the proposed TIF District being occupied by buildings, streets, utilities or paved drives or parking lots (Figure 2). This exceeds the 70 percent area coverage requirement for the proposed TIF District under Minnesota Statutes, Section 469.174, Subdivision 10(a) (1). Figure 2 – Coverage Test Aerial View DRAFT for REVIEW 3-8-2023 Page 8 B. Condition of Building Test 1. Replacement Cost The first step in evaluating a building to determine if it is substandard to a degree requiring substantial renovation or clearance is to determine its replacement cost. This is the cost of constructing a new structure of the same square footage and type on site. Replacement costs were researched using R.S. Means Cost Works square foot models for 2019. A replacement cost was calculated by first establishing building use (office, retail, residential, etc.), building construction type (wood, concrete, masonry, etc.), and building size to obtain the appropriate median replacement cost, which factors in the costs of construction in Edina, Minnesota. Replacement cost includes labor, materials, and the contractor's overhead and profit. Replacement costs do not include architectural fees, legal fees or other “soft" costs not directly related to construction activities. Replacement cost for each building is tabulated in Appendix C. 2. Code Deficiencies The next step in evaluating a building is to determine what code deficiencies exist with respect to such building. Code deficiencies are those conditions for a building which are not in compliance with current building codes applicable to new buildings in the State of Minnesota. Minnesota Statutes, Section 469.174, Subdivision 10(c), specifically provides that a building cannot be considered structurally substandard if its code deficiencies are not at least 15 percent of the replacement cost of the building. Thus, it was necessary to determine the extent of code deficiencies for each building in the proposed TIF District. The evaluation was made by reviewing all available information with respect to such buildings contained in City Building Inspection records and making interior and exterior inspections of the buildings. Stantec utilized the 2015 Minnesota State Building Code as the official code for our evaluations. The Minnesota State Building Code is a series of provisional codes written specifically for Minnesota only requirements, adoption of several international codes, and amendments to the adopted international codes. After identifying the code deficiencies in each building, we used R.S. Means Cost Works 2019; Unit and Assembly Costs to determine the cost of correcting the identified deficiencies. We were then able to compare the correction costs with the replacement cost of each building to determine if the costs for correcting code deficiencies meet the required 15 percent threshold. DRAFT for REVIEW 3-8-2023 Page 9 Finding: Both buildings/structures (100 percent) in the proposed TIF District contained code deficiencies exceeding the 15 percent threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c). A complete Building Code and Condition Deficiency report for each building/structure in the proposed TIF District can be found in Appendix B of this report. 3. System Condition Deficiencies System condition deficiencies are a measurement of defects or substantial deterioration in site elements, structure, exterior envelope, mechanical and electrical components, fire protection and emergency systems, interior partitions, ceilings, floors, and doors. The evaluation was made by reviewing all available information contained in City records; and making interior and exterior inspections of the buildings. Stantec only identified system condition deficiencies that were visible upon our inspection of the building or contained in City records. We did not consider the amount of "service life" used up for a particular component unless it was an obvious part of that component's deficiencies. Minnesota Statutes, Section 469.174, Subdivision 10(c), provides for the minimum threshold of code deficiencies that must be met in order to consider a building substandard. If a building meets the minimum code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), then in order for such building to be "structurally substandard" under Minnesota Statutes, Section 469.174, Subdivision 10(b), the building's defects or deficiencies should be of sufficient total significance to justify substantial renovation or clearance." Based on this definition, Stantec re-evaluated each of the buildings that met the code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), to determine if the total deficiencies warranted "substantial renovation or clearance" based on the criteria we outlined above. Finding: In our professional opinion, both buildings/structures (100 percent) in the proposed TIF District are structurally substandard to a degree requiring substantial renovation or clearance, because of defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance as described below: DRAFT for REVIEW 3-8-2023 Page 10 Multi-Tenant Office Building – 7200 France Avenue South – Parcel 3102824140001 This building was found to be structurally substandard with code deficiencies that exceed the 15 percent of the building replacement value criteria as defined by Minnesota Statutes, Section 469.174, Subdivision 10 (b) and (c). Multi-Tenant Office Building/Parking Ramp – 7250 France Avenue South – Parcel 3102824140015 This building and parking ramp was found to be structurally substandard with code deficiencies that exceed the 15 percent of the building replacement value criteria as defined by Minnesota Statutes, Section 469.174, Subdivision 10 (b) and (c). NOTE: The parking ramp has been condemned by the City of Edina due to extreme deterioration of the precast concrete deck planks at the support beams. Structural steel framing has been added in some locations to support the deteriorated precast concrete deck planks prior to the condemnation determination. Building owner has some temporary shoring in place currently to keep the decks in place. DRAFT for REVIEW 3-8-2023 Page 11 C. Distribution of Substandard Structures Much of this report has focused on the condition of individual buildings as they relate to requirements identified by Minnesota Statutes, Section 469.174, Subdivision 10. It is also important to look at the distribution of substandard buildings throughout the geographic area of the proposed TIF District. Finding: The substandard buildings are reasonably distributed throughout the geographic area of the proposed TIF District (Figure 3). Figure 3 – Distribution of Substandard Structures (shown hatched green) D. CONCLUSION After inspecting and evaluating the properties within the proposed TIF District and applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision 10a, it is our professional opinion that the proposed TIF District does qualify as a Redevelopment District. DRAFT for REVIEW 3-8-2023 Page 12 PART 5 – TEAM CREDENTIALS Bruce P. Paulson, AIA – Senior Project Manager/Inspector Bruce has more than 42 years of architectural experience as project architect, project manager, and project designer for municipal, governmental, educational, commercial, hospitality, and healthcare clients. He is involved with all phases of the architectural process, from pre-design through construction administration, including specialty consulting in investigations for buildings, building condition surveys, TIF inspections, code reviews, estimating, and specification writing. DRAFT for REVIEW 3-8-2023 APPENDIX A DRAFT for REVIEW 3-8-2023 DRAFT for REVIEW 3-8-2023 DRAFT for REVIEW 3-8-2023 Hennepin County Property Map Date: 2/5/2019 Comments: 1 inch = 100 feet PARCEL ID: 3102824140001 OWNER NAME: France Equities Ii Llc Et Al PARCEL ADDRESS: 7200 France Ave S, Edina MN 55435 PARCEL AREA: 3.51 acres, 152,751 sq ft A-T-B: Torrens SALE PRICE: $3,300,000 SALE DATA: 09/2018 SALE CODE: Excluded From Ratio Studies ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $5,226,000 TAX TOTAL: $183,601.62 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Commercial-preferred HOMESTEAD: Non-homestead MARKET VALUE: $6,569,300 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2019 DRAFT for REVIEW 3-8-2023 PID:31-028-24-14-0001 Property Address: 7200 France Ave S Lot /Block:000 / 000 Addition:Unplatted 31028 24 Owner(s): Project(s): City of Edina Commercial Field Card Printed:1/22/2019 Assessment Year: 2019 Version:1 Building:1 France Equities II LLC C - Commercial POD-1 Property Type: Zoning: District:53 Neighborhood:1020 Watershed:01 School District:0273 Comments Depreciation and Age Air Cond.)Percent/Type( Mechanicals Heating )Percent/Type( Basement Model Codes Type Building Detail Building Miscellaneous Totals Last Inspection Functional %: Economic %: Physical %: Garages and Parking Type1: Type2: Type3: Type4: Type5: Type Parking-Surface Spaces Area Rental $ Code 1: Code 2: Code 3: Code 4: Suffix % Pools TypeNumber Building Heights Average Story Height:10.5 Number of Stories:3.0 Average Clearance Height:8.0 Finished Ceiling Height:8.0 Miscellaneous Area (SqFt): Basement Area Percent: Electrical Service:Average Plumbing:Average Sprinkler Type / Percent: / Heating 1:100/ HVAC Heating 2: / Heating 3: / A/C 1:100/ Central A/C 2: / A/C 3: / First Floor Area:13,250 Gross Building Area:39,750 Building Areas Income Information Gross Income: Vacancy Percent: Effective Gross Income: Operating Expense: Net Income: Capitalization Rate: Gross Rent Multiplier: Rent / Square Feet: 3 STORY MULTI-TENANT OFFICE BLDG, UNEXCAVATED. ENTRY ON 1ST FLR FROM WEST PARKING LOT WHICH IS BELOW STREET GRADE AND A 2ND FLOOR LOBBY ENTRY FROM FRANCE AVE AT THE EAST SIDE AT STREET GRADE. Original 22,893 SF building was built in 1966. There was a 16,857 SF addition built in 1968. The weighted average year built for the building is 1967. Zoning:1-POD Area Rating:Very Good Site Rating:Fair Land Quality: Contamination: Flood Plain Map Ref: PUD Ref: Allowable Units: Excess Land (SqFt): Zoning Variance:N Frontage:325 Left Side:470 Rear Side 325 Right Side:470 Effective Width:325 Effective Depth:470 Effective Water:0 Property Area (SqFt): 152,751 Acreage:3.51 Park: Park Quality: On Lake: Lake Quality: On River: Curbs Gas Gutter Irregular Shape Paved Street Sewer Available Sidewalk Soil Correction Water Available Attributes Influences Apartment Commercial/Industrial Thru Street Land Actual Age: 1967 Effective Age: 1995 Renovated Age: Quality Partial Construction (%): Overall Quality: Architectural Appeal:Average Construction Quality:Average Construction Type:Masonry Name: On France7200 Walls and Roof Primary Exterior Walls:Concrete Secondary Exterior Walls:Brick Roof Construction:Concrete Roof Type:Flat Income/Lease: Tenant:Tenant-Multi Current Inspection Appraiser ID: Appraisal Date: Reason: Result: Basement Basics Building Ratios and Perimeter Land Building Percent:384.3 Floor Area Percent:26.0 Perimeter Length:634 Office Area: Gross Office Area Percent: Last Sale Flat Value Value: Desc: Date:09/28/2018 Price:$3,300,000 Code:04 Desc:Sale. Partial Int Appraiser ID: SMS Appraisal Date:09/13/2017 Reason: Quintile Review Result: Exterior Bsmt. Model Code Suffix: Elevator(s):1 344 - Office Building - - - Bsmt. Model Code: - Mezzanine Area: Total Floor Area:39,750 Net Rentable Area: O 100 0 0 0 DRAFT for REVIEW 3-8-2023 PID:31-028-24-14-0001 Property Address: 7200 France Ave S Lot /Block:000 / 000 Addition:Unplatted 31028 24 Owner(s): Project(s): City of Edina Commercial Field Card Printed:1/22/2019 Assessment Year: 2019 Version:1 Building:1 France Equities II LLC C - Commercial POD-1 Property Type: Zoning: District:53 Neighborhood:1020 Watershed:01 School District:0273 DRAFT for REVIEW 3-8-2023 Hennepin County Property Map Date: 1/22/2019 Comments: 1 inch = 100 feet PARCEL ID: 3102824140015 OWNER NAME: France Equities Llc PARCEL ADDRESS: 7250 France Ave S, Edina MN 55435 PARCEL AREA: 1.68 acres, 73,079 sq ft A-T-B: Torrens SALE PRICE: $6,350,000 SALE DATA: 05/2007 SALE CODE: Warranty Deed ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $4,161,700 TAX TOTAL: $145,822.03 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Commercial-preferred HOMESTEAD: Non-homestead MARKET VALUE: $4,381,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2019 DRAFT for REVIEW 3-8-2023 PID:31-028-24-14-0015 Property Address: 7250 France Ave S Lot /Block:044 / 001 Addition:Oscar Roberts First Addition Owner(s): Project(s): City of Edina Commercial Field Card Printed:1/22/2019 Assessment Year: 2019 Version:1 Building:1 France Equities, LLC C - Commercial POD-1 Property Type: Zoning: District:55 Neighborhood:1020 Watershed:01 School District:0273 Comments Depreciation and Age Air Cond.)Percent/Type( Mechanicals Heating )Percent/Type( Basement Model Codes Type Building Detail Building Miscellaneous Totals Last Inspection Functional %: Economic %: Physical %: Garages and Parking Type1: Type2: Type3: Type4: Type5: Type Parking-Ramp Garage-Underground Spaces 195 108 Area 72,691 48,460 Rental $ Code 1: Code 2: Code 3: Code 4: Suffix % Pools TypeNumber Building Heights Average Story Height:11.3 Number of Stories:4.0 Average Clearance Height: Finished Ceiling Height:8.0 Miscellaneous Area (SqFt):3,889 Basement Area Percent:30.7 Electrical Service:Above Average Plumbing:Above Average Sprinkler Type / Percent:100/ Yes Heating 1:100/ HVAC Heating 2: / Heating 3: / A/C 1:100/ Central A/C 2: / A/C 3: / First Floor Area:12,672 Gross Building Area:54,577 Building Areas Income Information Gross Income: Vacancy Percent: Effective Gross Income: Operating Expense: Net Income: Capitalization Rate: Gross Rent Multiplier: Rent / Square Feet: 4 STORY OFFICE BLDG OVER 3 LEVEL RAMP,TOP DECK OF RAMP IS AT STREET GRADE AND 1ST FLR OF OFFICE BLDG; The second parking level has 3,889 SF of finished space with a lunch room, conference room and storage/mechanical rooms. Each floor is 12,672 SF Zoning:1-POD Area Rating:Very Good Site Rating:Very Good Land Quality: Contamination: Flood Plain Map Ref: PUD Ref: Allowable Units: Excess Land (SqFt): Zoning Variance:N Frontage:237 Left Side:303 Rear Side 268 Right Side:300 Effective Width:265 Effective Depth:300 Effective Water:0 Property Area (SqFt): 73,080 Acreage:1.68 Park: Park Quality: On Lake: Lake Quality: On River: Curbs Gas Gutter Irregular Shape Paved Street Sewer Available Sidewalk Water Available Attributes Influences Apartment Commercial/Industrial Thru Street Land Actual Age: 1973 Effective Age: 1995 Renovated Age: Quality Partial Construction (%): Overall Quality: Architectural Appeal:Average Construction Quality:Average/ Good Construction Type:Reinforced Concrete Name:EDINA PROFESSIONAL BLDG Walls and Roof Primary Exterior Walls:Concrete Secondary Exterior Walls:Glass Roof Construction:Concrete Roof Type:Flat Income/Lease: Tenant:Tenant-Multi Current Inspection Appraiser ID: Appraisal Date: Reason: Result: Basement Basics Building Ratios and Perimeter Land Building Percent:133.9 Floor Area Percent:74.7 Perimeter Length:464 Office Area: Gross Office Area Percent: Last Sale Flat Value Value: Desc: Date:05/18/2007 Price:$6,350,000 Code:00 Desc:Good Sale Appraiser ID: SMS Appraisal Date:11/27/2012 Reason: Quintile Review Result: Interior Bsmt. Model Code Suffix:O Elevator(s):2 341 - Medical Office - - - Bsmt. Model Code:Medical Office - 341 Mezzanine Area: Total Floor Area:54,577 Net Rentable Area: O 100 0 0 0 DRAFT for REVIEW 3-8-2023 PID:31-028-24-14-0015 Property Address: 7250 France Ave S Lot /Block:044 / 001 Addition:Oscar Roberts First Addition Owner(s): Project(s): City of Edina Commercial Field Card Printed:1/22/2019 Assessment Year: 2019 Version:1 Building:1 France Equities, LLC C - Commercial POD-1 Property Type: Zoning: District:55 Neighborhood:1020 Watershed:01 School District:0273 DRAFT for REVIEW 3-8-2023 APPENDIX B DRAFT for REVIEW 3-8-2023 CITY OF EDINA PROPOSED EDINA HRA TIF DISTRICT BUILDING CONDITION AND CODE DEFICIENCIES REPORT February 6, 2019 Property ID No.: 3102824140001 7200 France Avenue South Inspection Date(s) and Time(s): 1-23-19, 8:00 a.m. Inspection Type: Interior and exterior. General Description of Property: 3 Story Commercial Multi-Tenant Office Building Type of Construction: Exterior masonry foundation and bearing walls, slab on grade at first floor, precast concrete floor and roof planks with concrete topping at second and third floors. Date of Construction: Original building constructed in 1966; addition constructed in 1968. Structure Size(s): 22,893 SF original building; 16,857 SF addition Summary of Deficiencies: It is our professional opinion that this building is Structurally substandard because: o Estimated cost to correct building code deficiencies is more than 15% of the estimated replacement cost. Estimated Replacement Cost: $7,870,500.00 Estimated Cost to Correct Building Code Deficiencies: $2,109,720.00 Percentage of Replacement Cost for Building Code Deficiencies: 26.8% Description of Condition Deficiencies • Replace deteriorated masonry retaining wall at east side of building before it fails • Current code requires all outswinging exit doors to have a structural stoop with frost footings to prevent heaving which could restrict the door swing and access/egress capability. • Sidewalks to both first floor exterior entrance doors are in need of replacement due to spalling and missing concrete. • Stair riser heights do not comply with current codes. Handrails and guardrails do not comply with current codes. • Restrooms are not in compliance with ADA guidelines. • All exterior windows are single-glazed. • All exterior walls are under-uninsulated. • Dead level built-up roofing system, where visible, shows signs of blistering, indicating roofing system is at end of its useful life. • The existing roof is under-insulated. • The existing lighting system does not comply with current codes for daylight harvesting and energy-efficiency. • The existing mechanical system does not comply with current codes for ventilation. DRAFT for REVIEW 3-8-2023 CITY OF EDINA PROPOSED EDINA HRA TIF DISTRICT BUILDING CONDITION AND CODE DEFICIENCIES REPORT February 6, 2019 Property ID No.: 3102824140015 7250 France Avenue South Inspection Date(s) and Time(s): 1-23-19, 7:00 a.m. Inspection Type: Interior and exterior. General Description of Property: 4 Story Commercial Multi-Tenant Office Building over 3 level parking ramp. Top deck of ramp is at street level and first floor of building. Type of Construction: Exterior masonry foundation and bearing walls, slab on grade at first floor, precast concrete floor and roof planks with concrete topping at second and third floors. Date of Construction: Building constructed in 1972. Parking Ramp Building Structure Size(s): Sub-basement/first parking level 49,100 GSF Basement/second parking level 49,100 GSF First Floor/street parking level 24,500 GSF 12,672 GSF Second Floor 12,672 GSF Third Floor 12,672 GSF Fourth Floor 12,672 GSF Penthouse 773 GSF Totals 122,700 GSF 51,461 GSF Summary of Deficiencies: It is our professional opinion that this building is Structurally substandard because: o Estimated cost to correct building code deficiencies is more than 15% of the estimated replacement cost. Estimated Replacement Cost: Parking Ramp $11,901,900.00 Office Building $10,189,278.00 Estimated Cost to Correct Building Code Deficiencies: $14,041,457.00 Percentage of Replacement Cost for Building Code Deficiencies: Parking Ramp 100% Building 20.9% Description of Condition Deficiencies • Parking ramp has been condemned by the City of Edina and requires total replacement • Restrooms are not in compliance with ADA guidelines. • Existing stairs are not in compliance with current codes for tread depth and riser heights. Handrails and guardrails at stairs do not comply with current codes for height or extension beyond top and bottom of stair runs. • All exterior walls are under-uninsulated. • The existing fully-adhered EPDM roofing system is under-insulated. • The existing lighting system does not comply with current codes for daylight harvesting and energy-efficiency. • The existing mechanical system does not comply with current codes for ventilation. DRAFT for REVIEW 3-8-2023 APPENDIX C DRAFT for REVIEW 3-8-2023 CITY OF EDINA PROPOSED EDINA HRA TIF DISTRICT ESTIMATED REPLACEMENT COSTS 1 Property ID No. & Property Address: 3102824140001 7200 France Avenue South Replace exterior masonry retaining wall at east side of building – 156’ x 8’ high x $55/SF $68,640.00 Replace aluminum guardrail at retaining wall 156LF x $125/LF $19,500.00 Replace exterior doors (4) Remove existing doors and frames – 9 @ $500/EA $4,500.00 New 3’ wide aluminum entrance door and frame 9 @ $3,050/EA $27,450.00 West front entrance stoop upgrade Demo existing sidewalk – 3 CY @ $385/CY $1,155.00 New concrete footing – 2 CY @ $410/CY $820.00 New 8” CMU walls – 56 SF @ $12.75/SF $714.00 New concrete stoop/ramp – 2.5 CY @ $385/CY $963.00 Replace sidewalk to parking lot – 5 CY @ $300/CY $1,500.00 South front entrance stoop upgrade Demo existing sidewalk – 3 CY @ $385/CY $1,155.00 New concrete footing – 2 CY @ $410/CY $820.00 New 8” CMU walls – 56 SF @ $12.75/SF $714.00 New concrete stoop/ramp – 2.5 CY @ $385/CY $963.00 Replace sidewalk to parking lot – 2.5 CY @ $300/CY $750.00 Upgrade three (3) stairs – 126 Risers @ $685/riser $86,310.00 Replace handrails at stairs - 293 LF @ $37/LF $10,841.00 Restroom upgrade – demolition and new construction Male Restrooms – 2 water closets, 2 urinals, 2 lavatories 180 SF @ $450/SF x 3 $243,000.00 Female Restrooms – 3 water closets, 3 lavatories 180 SF @ $450/SF x 3 $243,000.00 Replace existing single-glazed windows with new thermally- Improved frames and insulating glass – 1,988 SF @ $93/SF $184.884.00 Insulate exterior masonry walls – 17,500 SF @ $15/SF $262,500.00 Replace built-up roofing system with new fully adhered TPO roofing system with R-31.25 insulation 12,912 SF @ $13.00/SF $167,856.00 Replace lighting system – 35,775 SF @ $8.50/SF $304,088.00 HVAC System upgrade – 35,775 SF @ $7.85/SF $280,834.00 Ventilation System upgrade – 37,775 SF @ $5.50/SF $196,763.00 Estimated Cost to Correct Building Code Deficiencies: $2,109,720.00 DRAFT for REVIEW 3-8-2023 CITY OF EDINA PROPOSED EDINA HRA TIF DISTRICT ESTIMATED REPLACEMENT COSTS 2 Property ID No. & Property Address: 3102824140015 7250 France Avenue South Replace parking ramp – 122,700 SF x $97/SF $11,901,900.00 Upgrade two (2) stairs – 190 Risers @ $685/riser $130,150.00 Replace handrails at stairs - 301 LF @ $37/LF $11,137.00 Restroom upgrade – demolition and new construction Male Restroom – 1 water closet, 1 urinal, 1 lavatory (basement) 80 SF @ $450/SF $36,000.00 Female Restroom – 1 water closet, 1 lavatory (basement) 80 SF @ $450/SF $36,000.00 Male Restrooms – 2 water closets, 1 urinal, 2 lavatories 120 SF @ $450/SF x 4 $216,000.00 Female Restrooms – 3 water closets, 3 lavatories 120 SF @ $450/SF x 4 $216,000.00 Insulate exterior walls (35% glazed) – 13,674 SF @ $15/SF $205,110.00 Replace fully-adhered EPDM roofing system with new fully adhered TPO roofing system with R-31.25 insulation 12,672 SF @ $13.00/SF $164,736.00 Replace lighting system – 51.461 SF @ $8.50/SF $437,419.00 HVAC System upgrade – 51,461 SF @ $7.85/SF $403,969.00 Ventilation System upgrade – 51,461 SF @ $5.50/SF $283,036.00 Estimated Cost to Correct Building Code Deficiencies: $14,041,457.00 DRAFT for REVIEW 3-8-2023 APPENDIX D DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 1 EXISTING CONDITIONS PHOTOS Photo 1: South entrance/exit door at 7200 does not have structural stoop with frost footings Photo 2: West entrance/exit doors at 7200 does not have structural stoop with frost footings – sidewalk is also damaged Photo 3: Damaged sidewalk to south entrance/exit door at 7200 Photo 4: Stair treads/risers and handrails at 7200 do not comply with current does DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 2 EXISTING CONDITIONS PHOTOS Photo 5: Stair handrails and guardrails at 7200 to not comply with current codes Photo 6: Restrooms at 7200 are not ADA compliant Photo 7: Restrooms at 7200 are not ADA compliant Photo 8: Single-glazed windows at 7200 DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 3 EXISTING CONDITIONS PHOTOS Photo 9: Single-glazed windows at 7200 Photo 10: Single-glazed windows at 7200 Photo 11: Built-up roofing system at 7200 is under-insulated Photo 12: Built-up roofing system at 7200 is under-insulated DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 4 EXISTING CONDITIONS PHOTOS Photo 13: Built-up roofing system at 7200 is under-insulated Photo 14: Built-up roofing system at 7200 is under-insulated Photo 15: Built-up roofing system at 7200 is under-insulated Photo 16: Built-up roofing system at 7200 is under-insulated DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 5 EXISTING CONDITIONS PHOTOS Photo 17: Interior lighting at 7200 Photo 18: Interior lighting at 7200 Photo 19: Interior lighting at 7200 Photo 20: Mechanical roof-top equipment at 7200 DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 6 EXISTING CONDITIONS PHOTOS Photo 21: Mechanical roof-top equipment at 7200 Photo 22: Mechanical roof-top equipment at 7200 Photo 23: Mechanical roof-top equipment at 7200 Photo 24: Mechanical roof-top equipment at 7200 DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 7 EXISTING CONDITIONS PHOTOS Photo 25: West elevation at 7200 Photo 26: South elevation at 7200 Photo 27: East elevation at 7200 Photo 28: North elevation at 7200 DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 8 EXISTING CONDITIONS PHOTOS Photo 29: Deteriorated masonry retaining wall at 7200 Photo 30: Deteriorated masonry retaining wall at 7200 Photo 31: Deteriorated masonry retaining wall at 7200 Photo 32: Deteriorated masonry retaining wall at 7200 DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 9 EXISTING CONDITIONS PHOTOS Photo 33: 7250 Parking ramp deteriorated precast concrete Photo 34: 7250 Parking ramp structural steel shoring Photo 35: 7250 Parking ramp deterioration at bearing wall and steel angles and plates added to support deck above Photo 36: 7250 Parking ramp temporary shoring DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 10 EXISTING CONDITIONS PHOTOS Photo 37: 7250 Parking ramp structural steel shoring Photo 38: 7250 Parking ramp deteriorated concrete beam Photo 39: 7250 Parking ramp deteriorated concrete deck planks Photo 40: 7250 Parking ramp deteriorated concrete beam DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 11 EXISTING CONDITIONS PHOTOS Photo 41: 7250 Parking ramp hole in ramp plank Photo 42: 7250 Parking ramp temporary shoring Photo 43: 7250 restrooms not ADA compliant Photo 44: 7250 restrooms not ADA compliant DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 12 EXISTING CONDITIONS PHOTOS Photo 45: 7250 stairs, handrails and guardrails not code compliant Photo 46: 7250 stairs, handrails and guardrails not code compliant Photo 47: 7250 roof under-insulated-insulation fasteners show heat transfer-melted snow Photo 48: 7250 roof under-insulated-insulation fasteners show heat transfer-melted snow DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 13 EXISTING CONDITIONS PHOTOS Photo 49: 7250 roof under-insulated-insulation fasteners show heat transfer-melted snow Photo 50: 7250 roof under-insulated-insulation fasteners show heat transfer-melted snow Photo 51: 7250 interior Photo 52: 7250 interior DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 14 EXISTING CONDITIONS PHOTOS Photo 53: 7250 interior Photo 54: 7250 interior Photo 55: 7250 interior Photo 56: 7250 interior DRAFT for REVIEW 3-8-2023 PROPOSED EDINA TIF DISTRICT STUDY 193804653 15 EXISTING CONDITIONS PHOTOS Photo 57: 7250 roof-top mechanical equipment Photo 58: 7250 roof-top mechanical equipment Photo 59: 7250 roof-top mechanical equipment Photo 60: 7250 roof-top mechanical equipment DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Appendix E: Project Description DRAFT for REVIEW 3-8-2023 1 Project Description The 72nd and France 2 TIF Plan has been prepared to help facilitate coordinated redevelopment of two vacant and obsolete commercial properties in a manner that is consistent with Edina’s applicable standards and policies for new development. These documents include but are not limited to:  Comprehensive Plan, approved 8-18-2020  Greater Southdale Area Plan, adopted 12-18-2018  Greater Southdale Design Experience Guidelines, approved 3-5-2019  Southeast Edina Redevelopment Area Plan, as modified 3-22-2022  Sustainable Buildings Policy, revised 9-7-2022  Multi-Family Affordable Housing Policy, revised 12-8-2022  Tax Increment Financing Policy, revised 12-20-2022 This TIF Plan is applicable to the 5-acre “Site” which primarily includes two commercial parcels located on the west side of France Avenue between 72nd Street and Gallagher Avenue. The Site also includes the adjacent street right of way that provides access to the site as well as connections to other parcels on the opposite sides of each of the surrounding streets. The Site is intended to be redeveloped by a team lead by Orion Investments with a variety of partners and advisors. The developer team will be structured as 7250 France Group, LLC, France Property Partners, LLC or an affiliated entity. The Edina City Council via adoption of Resolution 2023-11 and Ordinance 2022-13 approved the rezoning, overall development plan for the Site and final site plan for Phase 1. Final site plan approval for Phase 2 is anticipated to occur in the near future. Both phases of the project are intended to be redeveloped in a manner consistent with the Greater Southdale District Plan and the Greater Southdale Area Design Experience Guidelines to fulfill a portion of the City’s vision for overall redevelopment in the area. Both phases of the Site are also expected to adhere to the City’s environmental Concept site plan showing 7200 and 7250 properties and anticipated two-phase redevelopment. DRAFT for REVIEW 3-8-2023 2 sustainability objectives as adopted in the Sustainable Buildings Policy. The developer and their agents will use good faith efforts to meet the social equity objectives, specifically applying strategic efforts to increase the number of underrepresented people in the actual construction of the projects as well as structuring contracts to provide realistic opportunities for minority- and women- owned businesses to meaningfully participate in the construction contracts. Redevelopment of the Site is anticipated to occur in two phases. The first phase at 7250 France Avenue will consist of a new modern Class A professional multi-tenant office building with street level commercial spaces and below-grade structured parking. The five-level building has approximately 138,000 square feet of rentable space and will create and retain hundreds of professional jobs in Edina. This is likely to result in many additional visitors to the Greater Southdale District during Monday-Friday business hours. This phase will also deliver new infrastructure on the entire Site including utilities, public sidewalks with streetscape around the perimeter of the Site, a private north/south roadway with adjacent dedicated sidewalk/bike trail, a shared stormwater retention basin to serve the Site as well as the adjacent residential properties, and new public plaza areas. The first phase will also include preparation of a pad for the second phase at 7200 France Avenue. This pad may serve as a temporary parking area until Phase 2 is constructed. After the Site is redeveloped, the developer will encumber portions of the private property with permanent easements to ensure that the public realm elements are readily available to the public and to ensure that the stormwater needs of surrounding properties are maintained. In compliance with the approved rezoning, the second phase of redevelopment is anticipated to consist of a building containing either new multi-family housing building or hotel. A housing facility would consist of up to a total of 150 market rate and affordable units and possibly street level commercial space. Alternatively, the second phase may consist of new upscale or luxury / boutique hotel with approximately 100 to 150 rooms and amenities such as restaurant, shop, meeting-event space and/or beauty spa that are also open to Concept rendering of Phase 1 multi-tenant professional office building at 7250 France Avenue from Gallagher & France intersection. Birdseye concept rendering of Phase 2 multi-family residential or luxury hotel at 7200 France Ave. DRAFT for REVIEW 3-8-2023 3 the general public. Shared structured parking for the use of both new buildings will be provided below grade with minimal surface parking stalls. Removal of the Site’s two vacant and substandard buildings occurs as a precursor to the first phase of redevelopment. These structures suffered from deferred maintenance by previous ownership groups as they become obsolete in the marketplace over time. The HRA adopted findings through passage of Resolution 2022-08 to designate these buildings as substandard and facilitate their demolition and removal. (See Appendix D for inspection findings) The proposed redevelopment will advance many of the goals identified in Edina’s Comprehensive Plan including:  Encourage … vibrant neighborhood nodes … (pg. 10-16)  Live and Work … support commercial and mixed-use areas that serve the neighborhoods, the city and the larger region (pg. 3-47)  Retain and attract employment opportunities (pg. 10-15)  Residential Development Mix … support a wide range of housing options to meet the diverse needs, preferences, income levels and life stages for today and future Edina community (pg. 4-23 and 4-24)  Sustainability … protect the natural environment, promote energy efficiency, conserve natural resources, and minimize impacts (pg. 3-46) The proposal is also consistent with several of the goals identified in the Southeast Edina Redevelopment Plan including:  Mixed Use Development … support redevelopment that includes retail, housing, and employment in walkable neighborhoods (SERP 3-4(6))  Multi-modal Transportation Options … improve access for pedestrians and bicyclists (SERP 3-4(4)) Piecemeal redevelopment of these two individual properties would be unlikely to achieve some of the fundamental goals of the Greater Southdale District Plan – primarily the subdivision of large tracts of land without any through access for the general public. Coordinated redevelopment of both adjacent properties is essential to achieve numerous positive outcomes that add vitality to the France Avenue corridor and the Greater Southdale District. These tangible benefits are intended to include:  New wide public sidewalks with landscaped boulevards, lighting, and streetscape elements along Gallagher, France, and 72nd  New north-south private roadway that creates a new route for vehicles traveling between the two commercial parcels without using France Avenue  New public sidewalk and bicycle trail that provides pedestrian and active transportation access between Gallagher and 72nd Street that is separated from vehicles – one of the first segments of the envisioned “western promenade”  New stormwater basin with native plantings and other landscaping that serves the Site as well as all adjacent residential parcels DRAFT for REVIEW 3-8-2023 4  New public plazas and scenic overlooks that create new public realm amenities with streetscaping, landscaping and public art  Potential to accommodate future enlarged mass transit station (BRT or similar) on France Avenue  Potential for new or future underground or elevated connection across France Avenue for pedestrians and bicyclists Additional positive outcomes from the coordinate redevelopment are anticipated to be the addition of a new class A office facility within Phase 1 that will attract the creation (and help retain) hundreds of quality jobs to the community. The influx will bring additional Monday through Friday patronage to local businesses and help sustain a robust local economy. The Phase 2 hotel will diversify local lodging options and generate additional hospitality sales taxes used to support the Explore Edina Visitors Bureau and its actions to promote the community to visitors and guests. The Edina HRA via adoption of Resolution 2022-08 recognized the substandard nature of the existing buildings in advance of the creation of a new TIF District. This recognition allowed the demolition of the heavily vandalized buildings to occur as soon as possible. Demolition of the substandard structures is anticipated to be completed in 2023 with site preparation for the new buildings to follow. Phase 1 and Phase 2 redevelopment projects are anticipated to be completed by 2026 and 2027, respectively. The cost to clear the fully developed site and create the numerous public realm amenities increases the development budget significantly. The Edina HRA proposes to utilize incremental property taxes generated from the redeveloped Site to offset an anticipated private financing gap induced by these costs. Qualifying expenditures eligible for reimbursement with TIF include: demolition, site preparation, utilities, roadway infrastructure, sidewalk and bicycle trail infrastructure, pedestrian connections, stormwater facilities, streetscaping and landscaping on public plazas and other public realm areas. The HRA proposes to reimburse the developer for a portion of qualifying expenses through two interest-bearing pay-as-you-go (PAY- GO) TIF Notes issued separately only after each phase of the project is successfully completed. The TIF Notes would be payable solely from tax increment collected from the redeveloped Site. The HRA and City would bear no obligation to use any other funds to make payments on the TIF Notes. DRAFT for REVIEW 3-8-2023 Edina Housing and Redevelopment Authority 72nd and France 2 Tax Increment Financing District Appendix F: Permit Research DRAFT for REVIEW 3-8-2023 Report Name: Permit Search Printed: 2/9/2023 Page: 1Permit Search Results City of Edina Permit #Permit Type Sub Type Work Type Description Issued Date Final Date House Use Dead Date Cancel Date Street Unit Valuation ePerm User 1 User 2Exp Date PID ED199393 Building Office,Ban k,Professio nal (324or437) Other Demolition (645-649) Total demolition 9/13/227200 France Ave S Business 168,000 Yes mr 3102824140001 ED199722 Sewer & Water Commercia l Sewer and Water Disconnect Disconnect for Demolition 8/22/22 9/2/227200 France Ave S 5,000 Yes 3102824140001 2 Permit record(s) found Total Valuation: 173,000 Building P er mit S u m m ar y January 1, 2 0 2 1 t o F e br u ar y 9, 2 0 2 3 DRAFT for REVIEW 3-8-2023 PERMIT City of Edina Permit Type: Sewer & Water Permit Number: ED199722 *ED199722* Date Issued: 08/22/2022 Permit Category: ePermitSite Address: 7200 France Ave S Lot: 000 Block: 000 Addition: Unplatted 31 028 24 PID: 31-028-24-14-0001 Use: 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Commercial Sewer and Water Work Type: Disconnect Description: Disconnect for Demolition Meter Size Meter Type Manufacturer Serial Number Remote Number Line Size Comments:Contact Edina Public Works to shut off water - 952-826-0375. It is the requirement of the permit applicant to call to schedule an inspection. Contact the Inspections Department at 952-826-0372 to schedule required inspections. APPLICATION FEE IS NON-REFUNDABLE. Valuation: 5,000.00 Fee Summary:Revenue CodeAmountDescription Residential (SW)$124.60 4116 Surcharge - Based on Valuation $2.50 4380 $127.10 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner:- Applicant - France Property Partners Llc 708 5th St Se B-100 Minneapolis MN 55414 (763) 424-1504 Triple E Water And Sewer 5232 Hanson Crt N Crystal MN 55429 (763) 207-8068 St. Lic: PB710895 Applicant/Permitee: Signature Issued By: SignatureDRAFT for REVIEW 3-8-2023 PERMIT City of Edina Permit Type: Building Permit Number: ED199393 *ED199393* Date Issued: 09/13/2022 Permit Category: ePermitSite Address: 7200 France Ave S Lot: 000 Block: 000 Addition: Unplatted 31 028 24 PID: 31-028-24-14-0001 Use: Business 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Office,Bank,Professional (324or437) Work Type: Other Demolition (645-649) Description: Total demolition Census Code: 650 - Demolition - Entire Comm Building Zoning: Square Feet: 0 Occupancy: Construction Type: Comments:9/6/22- Removing 43 protecting 10. LO Hennepin County is conducting a waste study in summer and fall of 2022 and may reach out regarding your renovation/remodeling permit to request a voluntary site visit and/or interview about your project. Please contact Valuation: 168,000.00 Fee Summary:Revenue CodeAmountDescription Building Permit Fee $1,772.00 4111 Surcharge - Based on Valuation $84.00 4380 Building Application Fee Credit ($840.00) 1495.4111 $1,016.00 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner:- Applicant - France Property Partners Llc 708 5th St Se B-100 Minneapolis MN 55414 (952) 200-3680 RACHEL CONTRACTING 4125 NAPIER COURT NE ST MICHAEL MN 55376 (763) 424-1500 Applicant/Permitee: Signature Issued By: SignatureDRAFT for REVIEW 3-8-2023 Report Name: Permit Search Printed: 2/9/2023 Page: 1Permit Search Results City of Edina Permit #Permit Type Sub Type Work Type Description Issued Date Final Date House Use Dead Date Cancel Date Street Unit Valuation ePerm User 1 User 2Exp Date PID ED199392 Building Office,Ban k,Professio nal (324or437) Other Demolition (645-649) Total demolition 9/7/227250 France Ave S Business 432,000 Yes mr 3102824140015 ED199723 Sewer & Water Commercia l Sewer and Water Disconnect Disconnect for demo 8/22/22 9/2/227250 France Ave S 5,000 Yes 3102824140015 ED195091 Building Parking Garage/Ra mp (321or437) Maintenance /Repair/Repl ace Temporary Shoring to stabilize parking ramp 2/2/22 2/10/227250 France Ave S 7250 France Parking Ramp 59,694 Yes js 3102824140015 3 Permit record(s) found Total Valuation: 496,694 Building P er mit S u m m ar y January 1, 2 0 2 1 t o F e br u ar y 9, 2 0 2 3 DRAFT for REVIEW 3-8-2023 PERMIT City of Edina Permit Type: Building Permit Number: ED199392 *ED199392* Date Issued: 09/07/2022 Permit Category: ePermitSite Address: 7250 France Ave S Lot: 044 Block: 001 Addition: Oscar Roberts First Addition PID: 31-028-24-14-0015 Use: Business 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Office,Bank,Professional (324or437) Work Type: Other Demolition (645-649) Description: Total demolition Census Code: 650 - Demolition - Entire Comm Building Zoning: Square Feet: 0 Occupancy: Construction Type: Comments:9/6/22- Removing 42 trees and protecting 10. LO Hennepin County is conducting a waste study in summer and fall of 2022 and may reach out regarding your renovation/remodeling permit to request a voluntary site visit and/or interview about your project. Please contact Valuation: 432,000.00 Fee Summary:Revenue CodeAmountDescription Building Permit Fee $3,620.00 4111 Surcharge - Based on Valuation $216.00 4380 Building Application Fee Credit ($2,160.00) 1495.4111 $1,676.00 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner:- Applicant - France Property Partners Llc 708 5th St Se B-100 Minneapolis MN 55414 (952) 200-3680 RACHEL CONTRACTING 4125 NAPIER COURT NE ST MICHAEL MN 55376 (763) 424-1500 Applicant/Permitee: Signature Issued By: SignatureDRAFT for REVIEW 3-8-2023 PERMIT City of Edina Permit Type: Sewer & Water Permit Number: ED199723 *ED199723* Date Issued: 08/22/2022 Permit Category: ePermitSite Address: 7250 France Ave S Lot: 044 Block: 001 Addition: Oscar Roberts First Addition PID: 31-028-24-14-0015 Use: 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Commercial Sewer and Water Work Type: Disconnect Description: Disconnect for demo Meter Size Meter Type Manufacturer Serial Number Remote Number Line Size Comments:Contact Edina Public Works to shut off water - 952-826-0375. It is the requirement of the permit applicant to call to schedule an inspection. Contact the Inspections Department at 952-826-0372 to schedule required inspections. APPLICATION FEE IS NON-REFUNDABLE. Valuation: 5,000.00 Fee Summary:Revenue CodeAmountDescription Residential (SW)$124.60 4116 Surcharge - Based on Valuation $2.50 4380 $127.10 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner:- Applicant - France Property Partners Llc 708 5th St Se B-100 Minneapolis MN 55414 (763) 424-1504 Triple E Water And Sewer 5232 Hanson Crt N Crystal MN 55429 (763) 207-8068 St. Lic: PB710895 Applicant/Permitee: Signature Issued By: SignatureDRAFT for REVIEW 3-8-2023 PERMIT City of Edina Permit Type: Building Permit Number: ED195091 *ED195091* Date Issued: 02/02/2022 Permit Category: ePermitSite Address: 7250 France Ave S Lot: 044 Block: 001 Addition: Oscar Roberts First Addition PID: 31-028-24-14-0015 Use: 7250 France Parking Ramp 4801 50th St West Edina, MN 55424 952-826-0372 www.edinamn.gov Description: Sub Type: Parking Garage/Ramp (321or437) Work Type: Maintenance/Repair/Replace Description: Temporary Shoring to stabilize parking ramp Census Code: 321 - Parking Garage Zoning: Square Feet: 0 Occupancy:S-2 Construction Type: II-B Comments:2/1/22 JS, MN PE to sign a final inspection letter for a final approval. It is the requirement of the permit applicant to call to schedule an inspection. Contact the Inspections Department at 952-826-0372 to schedule required inspections. Valuation: 59,694.00 Fee Summary:Revenue CodeAmountDescription Building Permit Fee $922.00 4111 Plan Review Commercial $599.30 4111 Surcharge - Based on Valuation $29.85 4380 Building Application Fee Credit ($298.47) 1495.4111 $1,252.68 Total: I have read the information contained herein and certified it to be correct. I agree to do the proposed work in accordance with the approved plans, the Edina City Code, and the Minnesota State Building Code and/or Minnesota State Fire Code. Contractor:Owner: France Property Partners Llc 708 5th St Se B-100 Minneapolis MN 55414 Applicant/Permitee: Signature Issued By: SignatureDRAFT for REVIEW 3-8-2023 The CITY of EDINA Resolution B-23-04 Findings Regarding the Proposed 72nd & France 2 Tax Increment Financing District Presentation to: Edina Planning Commission March 29, 2023 www.EdinaMN.gov Housing and Redevelopment Authority The CITY of EDINA 2 Requested Action - by Planning Commission The City is considering a new Tax Increment Financing (TIF) District at 72nd & France. This TIF District is intended to support private redevelopment of two commercial parcels in accordance with the approved site plan. Before the TIF District is established, the Planning Commission is asked to opine whether the TIF Plan conforms to the general plans for development and redevelopment of the City as a whole. The CITY of EDINABackground - Site Location 3 The CITY of EDINA Photo Source: Minnesota Historic Society The Oscar Roberts Company 7200 France Ave Built 1967-69 Demolished 2022 Background - Former office buildings The Prestige Office Building 7250 France Ave Built 1972-74 Demolished 2022 4 The CITY of EDINA 5Photo Source: Minnesota Historic Society 7250 France Ave. Source: Stantec Consulting; Existing conditions report dated Feb. 6, 2019 Conditions worsened significantly from 2019- 2022 when the buildings were vacant Background - Substandard Conditions The CITY of EDINA 6 Background -Community Vision Plans Multi-modal Transportation Options - … improve access for pedestrians and bicyclists...” (SERP 3-4(4)) Mixed Use Development… support redevelopment that includes retail, housing and employment in walkable neighborhoods (SERP page 3-4(6)) Sustainability … protect the natural environment, promote energy efficiency, conserve natural resources and minimize impacts (Comp Plan pg 3-46) The CITY of EDINA 7 PUD Zoning, Overall Development Plan and Phase 1 Site Approval February 7, 2023 Approved Development Plan – Site Layout North 7200 7250 The CITY of EDINA 8 Phase 1 •All site work •All public realm elements •7250 Office building •Temp. pad for Ph 2 Phase 2 •7200 Hotel or Multi- Family or similar Ph 2 massing concept Approved Development Plan –Aerial Rendering The CITY of EDINA 9 51% of 4.9 acre site is subject to permanent easements - Public sidewalks - Public plaza - Public roadway, sidewalks and trail - Stormwater 7200 (Ph 2) 7250 (Ph 1) Approved Development Plan – Public Realm The CITY of EDINA 10 France Ave frontage looking south Public plaza looking east Gallagher frontage looking northNorth-south public drive and sidewalk looking north Approved Development Plan - Renderings The CITY of EDINASteps to Establish TIF District 11 •Boundaries •Project Scope •Budget •Term •Qualifications •But-for Step 1) Create “District” •Private developments •Public improvements Step 2) Consider Funding for Specific Projects •4-year knock down •5-year construction •Annual reporting •Debt payments •De-certification Step 3) Monitoring & Compliance Action considered today Action considered in future Plan Commission HRA Board School / County Public Hearing City Council HRA Board (April 2023) City Council (April 2023) The CITY of EDINA The TIF Plan (Appendix E) contains a summary of the intended redevelopment vision for this TIF District. The intended outcome of the TIF Plan is the same project recommended by Planning Commission (September 2022) and approved by City Council (February 2023). 12 Proposed TIF Plan –Project Outcomes The CITY of EDINA SE Edina Redevelopment Project Area & Plan (2012) •Increase value of taxable property •Support multi-modal transportation •Support redevelopment of mixed-use sites with retail, housing and employment in walkable neighborhoods •Encourage expansion of local businesses and economic activity 13 Proposed TIF Plan –Staff Findings The CITY of EDINA 14 Proposed TIF Plan –Staff Findings The CITY of EDINA Edina’s 2018 Comprehensive Plan (2020) •Land Use Goal 3: Grow and develop sustainably to protect the natural environment, promote energy efficiency … •Land Use Goal 5: Support mixed-use areas that serve the neighborhoods, the city and the larger region •Housing Goal 4: Support a wide range of housing options to meet diverse needs and preferences •Economic Goal: Attract employment opportunities in innovation and creative industries •Economic Goal: Encourage vibrant commercial nodes that meet resident needs for goods and services and build a sense of community 15 Proposed TIF Plan –Staff Findings The CITY of EDINA Greater Southdale District Plan (2020) •Subdivide large sites with street grid •Create public realm connecting spaces and public plazas •Integrate public art into public realm •Apply ‘street room’ and other principles of Design Experience Guidelines •Incorporate transit and bicycle facilities within building and site design •Encourage shared parking 16 Proposed TIF Plan –Staff Findings The CITY of EDINA 17 Recommended Action: Based on the Staff Findings, it is recommended that Resolution B-23-04 by approved to confirm that the proposed TIF Plan conforms to the general plans for the development and redevelopment of the City as a whole. The CITY of EDINA •Economic development financing tool used throughout the U.S. •Governed by Minnesota Statute •Enabled by City Council •“Tax Increment” Financing - uses growth in property tax base to fund private investment and public infrastructure 18 What is TIF? Growth of Property Tax Base “Incremental Taxes” remain in TIF District Original + Market Value Taxes available to all agencies Original + Incremental Taxes available to all agencies Year 1 Year 25 Year 40+ $10.95M $68.5 M Date: Marc h 29, 2023 Agenda Item #: VI I.B. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:S ketch P lan R eview - P has e 2 Hotel, 7200 F rance Avenue Disc ussion 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: No action requested. P rovide the applicant non-binding comments on a future land use application. I N TR O D U C TI O N: T he P lanning Commission is asked to consider a sketch plan review of P hase 2 of the 7200/7250 F rance Avenue redevelopment site. T he approved overall development plan for this site included a 150-unit apartment building, and 10,000 square feet of retail. Hospitality uses were discussed with the overall development plan, and one of the permitted uses allowed is a hotel. T he applicant is now proposing a 150- room hotel and a restaurant on the main level at the corner of France and 72nd S treet. T he general mass and scale of the building would be the same. (S ee attached proposed sketch plans.) AT TAC HME N T S: Description Staff Memo Applicant Narrative and Plans Approved PUD Plans for the Site Site Location, Zoning, & Comp. Plan Greater Southdale District Des ign Experience Guidelines PUD-16 - Ordinance No. 2022-13 Resolution No. 2023-11 (Final Approvals ) Applicant Pres entation Staff Pres entation City of Edina • 4801 W. 50th St. • Edina, MN 55424 City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: March 29, 2023 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review – Phase 2 Hotel, 7200 France Avenue The Planning Commission is asked to consider a sketch plan review of Phase 2 of the 7200/7250 France Avenue redevelopment site. The approved overall development plan for this site included a 150-unit apartment building, and 10,000 square feet of retail. Hospitality uses were discussed with the overall development plan, and one of the permitted uses allowed is a hotel. The applicant is now proposing a 150-room hotel and a 7,500 square foot restaurant on the main level at the corner of France and 72nd Street. The general mass and scale of the building would be the same. (See attached proposed sketch plans.) This request would require the following:  A PUD-16 Ordinance Amendment, Revised Overall Development Plan and Site Plan Review for Phase 2. The table on the last page of this report demonstrates how the proposed new building would comply with the existing PUD Standards on the lot. Issues/considerations for discussion:  Current Zoning, PUD-16, Planned Unit Development. As mentioned above, the current zoning of the site is PUD-16. The existing zoning allows for 72-foot-tall building. Permitted uses include multifamily residential and hotel. Phase one contemplated 10,000 square feet of retail on the north lot (Phase 2). This proposal is for a 150-room hotel with a 7,500 square foot restaurant.  OR, Office Residential Designation. The following is the land use description for OR, Office Residential (which this site is guided) in the Comprehensive Plan: “Transitional areas along major thoroughfares or between higher-intensity districts and residential districts. Many existing highway-oriented commercial areas are anticipated to transition to this more mixed-use character. City of Edina • 4801 W. 50th St. • Edina, MN 55424 Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and service uses (not including “big box" retail), limited industrial (fully enclosed), institutional uses, parks and open space. Vertical mixed-use should be encouraged and may be required on larger sites.” The proposal would be a service use that would provide the same number rooms as residential units.  The proposed plans would not impact the north-south and east west connections.  The proposed plans follow key conditions of the PUD including pedestrian entrances on both 72nd Street and France Avenue. First level uses would activate the street and include a restaurant and spa or meeting rooms for the hotel.  Building Materials & Facades. Buildings must be made of natural materials (stone, brick) on the first vertical 60 feet of a building, and first floor ceiling heights must be 16 feet tall. As suggested in the Southdale Design Experience Guidelines and by City Code; all new front building facades that face the public realm must have 75 percent transparency (ability to see inside the building) at the ground level. When designing the final plans, the “street typologies” suggested in the Design Experience Guidelines should be more closely considered.  Building Height. The proposed height would be consistent with the approved overall development plan and PUD-16 regulations (72 feet with a ceiling height of 16 feet on the main level).  Sustainability. As a condition of PUD-16, the new building will require compliance with the City’s Sustainability Policy.  Traffic & Parking Study. The traffic and parking study for the site would need to be updated to determine if proposed parking would be adequate and surrounding roadways can support the proposal, based on the new uses. Parking on phase 2 must accommodate overflow parking from phase 1. Initial rough parking calculations demonstrate that the overall project including both phases would be short parked. (See table on the following page.) The applicant is hoping for shared parking between the hotel and the office; office use during the day and hotel and restaurant uses at night.  Hotel Entrance on 72nd Street. Consideration should be given to eliminating the proposed hotel entry drive on 72nd. The entry might be able to come off the north-south drive-aisle through the site. City of Edina • 4801 W. 50th St. • Edina, MN 55424  Setback on 72nd Street. The applicant is proposing a 30-foot setback to the curb on 72nd Street, which is consistent with the Design Experience Guidelines. However, the PUD-16 Code requirement for this site is 35 feet measured to the curb. Compliance Table City Standard (PUD-16) (Measured to the curb) Proposed (Measured to the curb) Front – 72nd Street Front – France Ave. Front – Galagher Drive Side – West (north half) 35 feet 39 feet 25 feet 90 feet 30 feet* 50 feet 25 feet 150+ feet Building Height Phase 1 – 76 feet with a ceiling height of 20 feet on the main level Please 2 – 72 feet with a ceiling height of 16 feet on the main level 76 feet tall and 20 feet on the main level 72 feet tall and 16 feet on the main level Floor Area Ratio (FAR) 1.8 1.0 Parking Phase 1 – 317 stalls Phase 2 – 560 stalls (total)** 317 stalls 402** *Requires amendment to the PUD Ordinance * **Parking study will be updated for consideration of the restaurant & hotel uses City of Edina • 4801 W. 50th St. • Edina, MN 55424 SKETCH P LAN SUBMISSION HOTEL AT 7200 FRANCE AVENUE EDINA, MN 2 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 TABLE OF CONTENTS A. SITE CONTEXT 3 - 5 B. PROJECT OVERVIEW & HOTEL HIGHLIGHTS 6 C. THE VISION 7 - 8 D. PHASE 1 & 2 DEVELOPMENT PLAN 9 E. PHASE 2 – HOTEL DEVELOPMENT 10 - 17 F. HOTEL MASSING AND CONCEPT IMAGERY 18 - 24 3 - A E S G | A R C H I T E C T U R E & D E S I G N EXISTING SITE CONDITIONS| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 EXISTING SITE PHOTOS4 - A E S G | A R C H I T E C T U R E & D E S I G N EXISTING BIRD’S EYE VIEWS| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 Hotel Site Hotel Site Hotel Site Hotel Site 5 - A E S G | A R C H I T E C T U R E & D E S I G N The team envisions this site as an opportunity to create a vibrant new development along the France Avenue corridor that will be a catalyst for growth. The proposed hotel provides a mixed-use component on the development site that compliments activities in the Office Building at 7250 and the surrounding neighborhood. • Project Team includes Orion Investments, ESG, and others to advance the development, entitlement and design of the hotel • The Greater Southdale District Plan and District Design Experience Guidelines serve as the main planning criteria for the design • Consistent with the City of Edina’s vision to create a new street grid system within the District • Development occurring in two phases (Phase 1 – Office) (Phase 2 – Hotel) with parking provided below a newly established grade OVERVIEW & HIGHLIGHTS PROJECTOVERVIEW: | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 HOTELPROGRAM HIGHLIGHTS: • 145 to 150 Keys catering to Business and Leisure Travelers • 4,000 SF Event Ballroom | Meeting Rooms for Corporate Users • Destination Bar and Restaurant • Boutique in character | Upscale yet Approachable • Potential Retail Spa Operation – Open to the Public • Rooftop Food & Beverage Venue Open to the Public 6 - B E S G | A R C H I T E C T U R E & D E S I G N SOUTHDALE VISION Architecture FieldOffice DRAFT for review – May 18, 2017 8 the vision: build upon existing assets 8DRAFT for review – May 18, 2017 Architecture FieldOffice DRAFT for review – May 18, 2017 9 the vision: improve access 9DRAFT for review – May 18, 2017 the vision:walkable the vision:human-scaled | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.20237 - C E S G | A R C H I T E C T U R E & D E S I G N 8 - C E S G | A R C H I T E C T U R E & D E S I GN Architecture FieldOffice DRAFT for review – May 18, 2017 12 the vision: architecturally varied 12DRAFT for review – May 18, 2017 Architecture FieldOffice DRAFT for review – May 18, 2017 14 the vision: family friendly 14DRAFT for review – May 18, 2017 the vision:green the vision:mixed-use | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 SOUTHDALE VISION DEVELOPMENT PLAN EXISTING CONDITIONS PROPOSED CONDITIONS AFTER FULL DEVELOPMENT | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 W. 72nd STREET HOTEL BALLROOM FRANCE AVENUE S.PHASE 1 OFFICE BUILDING GALLAGHER DRIVE 9 - D E S G | A R C H I T E C T U R E & D E S I G N NNFRANCE AVENUE S.W. 72nd STREET GALLAGHER DRIVE HOTEL BALLROOM FRANCE AVENUE S.PHASE 1 OFFICE BUILDING W. 72nd STREET GALLAGHER DRIVE N PHASE 2 - HOTEL SITE | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 •Approx. 146,000 GSF Hotel building • 6 stories above grade •72’ building height • Approx. 26,450 SF Level 1 Footprint •Approx. 180 to 185 parking spaces on two levels below grade • Internal vehicular arrival court sized to accommodate coach buses • Two internal service bays sized at 12’ x 40’ at the P1 Level • Pedestrian access along internal streets and entry plaza • Rooftop food and beverage amenity terrace (open to the public) • Active public facing internal uses at the street level (Restaurant and Spa) HOTEL DATA 10 - E E S G | A R C H I T E C T U R E & D E S I G N N HOTEL SITE POSITION| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 PHASE 1 OFFICE BUILDING HOTEL 52’ 43’ 30’-8” 17’ DANILA PUBLIC EASEMENT FRANCE AVE. S.60’ ENTRANCESWEST ROADWAY- PUBLIC EASEMENT W. 72nd STREET 11 - E E S G | A R C H I T E C T U R E & D E S I G N N PARKING LEVEL PLANS| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 DNILA PUBLIC EASEMENT Parking Level P2 Parking Level P1WEST ROADWAYParking EntranceEstimated Parking Quantity – 111 Stalls Estimated Parking Quantity – 74 Stalls Estimated Parking Quantity for both Levels - 180 to 185 Stalls 12 - E E S G | A R C H I T E C T U R E & D E S I G N N LEVEL 1 FLOOR PLAN| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 WEST 72ndSTREETFRANCE AVENUE SOUTH Hotel Entry Drive Parking Entrance Below 13 - E E S G | A R C H I T E C T U R E & D E S I G N N LEVEL 2 FLOOR PLAN | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 WEST 72ndSTREETFRANCE AVENUE SOUTH 14 - E E S G | A R C H I T E C T U R E & D E S I G N N LEVELS 3-6 FLOOR PLANS | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 Level 6 (Top Floor) Levels 3-5 (Typical) 15 - E E S G | A R C H I T E C T U R E & D E S I G N HOTEL BUILDING HEIGHT| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 72’DANILA FRANCE AVENUE ELEVATION 16 - E E S G | A R C H I T E C T U R E & D E S I G N HOTEL BUILDING HEIGHT| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202317 - E E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE NORTHEAST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202318 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW ABOVE FRANCE AVENUE PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202319 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE SOUTH PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202320 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE SOUTHWEST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202321 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE WEST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202322 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE NORTHWEST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202323 - F E S G | A R C H I T E C T U R E & D E S I G N THANK YOU! QUESTIONS? | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 THANK YOU QUESTIONS? 24 - F E S G | A R C H I T E C T U R E & D E S I G N PROJECT NUMBERDRAWN BY CHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FOR CONSTRUCTIONTyped or Printed NameLicense # DateI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of MinnesotaSignature1/10/2023 5:02:14 PMT1.1PUDTITLE SHEETAuthor Checker01/10/237200 & 7250FRANCE AVE7250 FRANCE AVE, EDINA, MN55435FINAL PUD01/10/2023222702No. Description Date7200 & 7250 FRANCE AVE | P.U.D. 7200, 7250 FRANCE AVE | EDINA, MN 55435 PROJECT LOCATIONOWNER/DEVELOPER:Orion Investments6550 York Avenue South, Suite 207Edina, MN 55435Contact: Ted Carlson, Ph. 612-812-7788Contact: Drew Stafford, Ph. 952-200-3680CONTRACTOR:A&P Construction5500 Wayzata Blvd, Suite 600Minneapolis, MN 55416Contact: Jeff KrickPh: 952-607-4658ARCHITECT:ESG Architecture & Design500 Washington Ave. South, Suite 1080Minneapolis, MN 55415Contact: Nate Enger, AIAPh: 612-339-5508CIVIL ENGINEER:Civil Site Group5000 Glenwood AvenueGolden Valley, MN 55422Contact: Dave KnaeblePh: 612-615-0060LANDSCAPE ARCHITECT:Confluence530 N Third Street, Suite 120Minneapolis, MN 55401Contact: Jake Coryell, PLA, ASLAPh: 612-333-3702STRUCTURAL ENGINEER:Meyer Borgman Johnson510 S Marquette Ave, Suite 900Minneapolis, MN 55402Contact: Marsha Swatosh, PEPh: 612-604-3616MECHANICAL ENGINEER:Emanuelson-Podas, Inc.7705 Bush Lake Rd.Edina, MN 55439Contact: John Henderson, PE, LEED AP BD+CPh: 952-930-0050ELECTRICAL ENGINEER:Emanuelson-Podas, Inc.7705 Bush Lake Rd.Edina, MN 55439Contact: Justin Artz, PE LEED APPh: 952-930-0050PARKING CONSULTANT:WALKER CONSULTANTS1660 S HIGHWAY 100 #545MINNEAPOLIS, MN 55416Ph: 952-595-9116PROJECT TEAMVICINITYSITE LOCATIONPHASE 1 PARKING:PHASE 1A (7250 SITE): 230 PERMANENT STALLSPHASE 1B (7200 SITE): 83 TEMPORARY STALLS (IF NEEDED)TOTAL PHASE 1A + 1B = 313 STALLS• 1.87 STALLS / 1000SF OFFICE ON 7250 ONLY• 2.54 STALLS/ 1000SF OFFICE INCLUDING TEMP PARKING ON 7200PER CITY OF EDINA CODE OF ORDINANCES (SEC. 20-625) -DEFINES GROSS SQUARE FOOTAGE AS: TOTAL BUILDING FLOOR AREA OF ALL CONDITIONED SPACE CALCULATED FROM OVERALL EXTERIOR WALL DIMENSIONS OF ALL BELOW AND ABOVE GRADE FLOORS.PER CITY OF EDINA CODE OF ORDINANCES -Sec. 36-1274: THE MINIMUM NUMBER OFBICYCLEPARKING SPACES REQUIRED SHALL BE FIVE PERCENT OF THE AUTOMOBILE PARKING SPACE REQUIREMENT. WHENEVER POSSIBLE, BICYCLEPARKING SPACES SHALL BE LOCATED WITHIN 50 FEET OF A PUBLIC ENTRANCE TO A PRINCIPAL BUILDINGBUILDING METRICSPROJECT OVERVIEWTHIS 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 JOBSPROPOSED PRIMARY USES:•7250:•GENERAL OFFICE •SMALL RETAIL•7200:•MIXED USE 5 STORY BUILDING: •RETAIL•OFFICE•HOSPITALITY•RESIDENTIAL PROPOSED PUBLIC EASEMENTS AND AMENITIES• 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• NORTH-SOUTH SIDEWALKS AND DRIVE-AISLE TO BE DEDICATED PUBLIC ACCESS EASEMENT THROUGH SITE; INCLUDING SIDEWALKS AROUND PERIMETER OF SITEPHASE 2 ANTICIPATED PARKING COUNTS:POTENTIALLY 464 PENDING FINAL DESIGN FOR 7200 CONSTRUCTION LIMITSCONSTRUCTION LIMITSINFILTRATION BASIN #1SIDEWALKEASEMENT, TYP.DROP OFF AREADROP OFF AREA325.01S00°11'54"E 520.01S89°51'35"E325.01N00°11'54"W PARCEL #4 France Ave (A Public R/W)AAAAAAAAAAAAAAAAAABBBBBBBBBBBBBBBBCCCCEEEEEEFFBFGGGGGGGHJJJKKDLLLLLLLLAABLLGFFLBFAGAAEIIIMLIFFIIIAWALKCRETAINING WALLDEFBENCH FEATURESGWASTE AND RECYCLINGHBIKE RACKSIJPLANTERSPLAN KEYNOTES:BPLANTING BEDKSTAIR W/ HANDRAILSLSIGNAGETABLE AND CHAIRSNATIVE VEGETATION / SEEDDECORATIVE PAVING / ROCK MATERIALMSCULPTURAL / ART MOMENTENTRYMOTORCOURTFUTUREDEVELOPMENT7200FUTUREMOTORCOURTOVERLOOKFEATUREPUBLICART /ELEMENTCOURTYARDLANDSCAPE SITE PLAN01L1.0 20'40'10'0'SCALE:1"=20'L1.0LANDSCAPE SITE PLANSignatureTyped or Printed NameLicense #DatePROJECT NUMBERDRAWN BYCHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FORCONSTRUCTIONI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of Minnesota9/10/2021 11:30:10 AM 22113JCTM7200-72507200-7250 France AvenueSouth, Edina, MNNo.DescriptionDateP.U.D.SUBMISSION01/10/2023LANDSCAPE ARCHITECT530 N THIRD ST, SUITE 120,MINNEAPOLIS, MN 55102PH: 612.333.3702 FAX: 515.288.8359www.thinkconfluence.comINFILTRATIONBASIN7250DEVELOPMENTCOURTYARDCOURTYARD 2 PROJECT NUMBERDRAWN BYCHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FOR CONSTRUCTIONTyped or Printed NameLicense #DateI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of MinnesotaSignature1/10/2023 4:57:09 PMA0.1PUDEXISTING SITE PHOTOS(7200 & 7250)ESG ESG06/30/227200 & 7250FRANCE AVE7250 FRANCE AVE, EDINA, MN55435FINAL PUD01/10/20232227027200 & 7250 FRANCE AVENUE -OVERALL EXISTING SITE AERIALS7200 FRANCE AVENUE -EXISTING SITE AERIALS & PHOTOS7250 FRANCE AVENUE -EXISTING SITE AERIALS & PHOTOSNo. Description Date PROJECT NUMBERDRAWN BY CHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FOR CONSTRUCTIONTyped or Printed NameLicense # DateI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of MinnesotaSignature1/10/2023 4:59:55 PMA0.7PUDPHASE 1 AND 2 SITERENDERINGSESG ESG06/29/227200 & 7250FRANCE AVE7250 FRANCE AVE, EDINA, MN55435FINAL PUD01/10/2023222702PHASE 1B SITE RENDERING -TEMPORARY SURFACE PARKING CONDITIONPHASE 2 -SITE RENDERING W/ POTENTIAL BUILDING @ 7250PHASE 1A SITE RENDERING -ASSUMED TEMPORARY GREEN SPACENo. Description Date PROJECT NUMBERDRAWN BY CHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FOR CONSTRUCTIONTyped or Printed NameLicense # DateI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of MinnesotaSignature1/10/2023 4:59:55 PMA0.8PUDEXTERIOR RENDERINGS(7200 & 7250)ESG ESG06/30/227200 & 7250FRANCE AVE7250 FRANCE AVE, EDINA, MN55435FINAL PUD01/10/2023222702No. Description Date PROJECT NUMBERDRAWN BY CHECKED BYORIGINAL ISSUE:REVISIONS:KEY PLANNOT FOR CONSTRUCTIONTyped or Printed NameLicense # DateI hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision and that I am a duly licensed architectunder the laws of the State of MinnesotaSignature1/10/2023 4:59:55 PMA0.9PUDEXTERIOR RENDERINGS(7200 & 7250)ESG ESG06/29/227200 & 7250FRANCE AVE7250 FRANCE AVE, EDINA, MN55435FINAL PUD01/10/2023222702No. Description Date EdinaMN.gov 2 Site EdinaMN.gov 3 Site Site EdinaMN.gov 5 Greater Southdale District Design Experience Guidelines March 5, 2019 Greater Southdale District | Design Experience Guidelines March 5, 2019 Table of Contents A. Preface What are Design Experience Guidelines? 1. Introduction page 1 Placemaking Through the Lens of Experience 2. The Vision pages 3-5 The Greater Southdale District Experience 3. The Framework pages 7-11 The 200’ x 200’ Grid Street Rooms and Seams 4. The Guidance pages 13-35 Public Realm Experience Transitions and Connections Street Room Typologies 5. Implementing and Measuring Experience page 37 Ten Things to Remember 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 A3 1 Introduction Placemaking Through the Lens of Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 1 Places link our past to the future. Within every community there exists a context of memory and identity. That context is made up of the choices/ decisions of the past and is inseparable from the physical identity of place; how buildings and streets look, and what parks and open space feel like. These choices are integral to what a place will become. By describing the evolving Greater Southdale District through experience criteria shaped by the physical context, a framework emerges for how streets will be structured, the relationship of open space to buildings, and how together the designed environment will support the desired experience outcome. To expand this basic idea into contemporary design is to be both democratic and innovative. What it means to be democratic is to encourage everyone to contribute to the possibilities of a new experience within the notion that its comes from what is unique about living in Edina. To be innovative is to reach beyond current conditions to create an extraordinary place and experience. Placemaking is not an act of invention... it is the study of how a unique place in world works, in combination with bringing contemporary design into alignment with the existing characteristics. The tools created via a collaborative process of engagement with the Greater Southdale Area Work Group takes this approach to the planning of the overall district, with the intent of providing the community, civic leaders, developers and designers the inspiration to think about the possibilities of this place in new and enterprising ways. 1. Introduction Placemaking Through the Lens of Experience In the making of the Greater Southdale District we must: • Support the public realm • Create equity throughout • Respect the larger context • Express the collective nature of community • Attend to all street rooms equally • Represent the whole in all actions • Put the collective before individual expression • Act to support the next 200 years of the Edina community — Architecture Field Office, 2018 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 6 3 The Framework Building Blocks to Support the Vision Greater Southdale District | Design Experience Guidelines March 5, 2019 page 7 3. The Framework Building Blocks to Support the Vision THE 200’x200’ GRID There is an expectation of the street grid: it is democratic, it is uniform, it is connective. The uniform grid and the buildings that line the grid give the city its form. The space between buildings is used for access for pedestrians and vehicles; for entrance into both public and private buildings; and to provide light, air, and common green or social spaces. To break down the scale of the ‘superblocks’ that currently characterize the district’s overall land use framework, three distinct street grid patterns were considered, to inform what how the Greater Southdale District might transform into a more uniform and connected community. Small Portland blocks (200’ x 200’) were compared to the long blocks of New York City (200’x600’) and the larger square blocks of Minneapolis (350’ x350’). The Work Group focused on Portland as a model because of its walkability, and the scale of its buildings resulting from the 200 foot restriction on the length of building elevations fronting the public realm. Further studies analyzed land ownership patterns, size of property and generally how connections could made through the superblocks. It was concluded that the 200’ x200’ foot system was more adaptable to variety of site conditions supporting a more engaging public realm and opportunities for a better community experience. Considerations Width of street Sunlight in public spaces View corridors Building scale – height, length and footprint Transparency at street level Landscape, lighting and street furniture Streets and public realm paving Courtyards and pocket parks Cultural context – pride of place, historical framework Framework Vision: Block Organization Based on the Portland 200’ x 200’ square block layout This diagram overlays the general dimensions of the Portland block model on our primary test sites. Based on existing conditions, variations can occur in the nominal 200 by 200 square grid. N Greater Southdale District | Design Experience Guidelines March 5, 2019 page 8 c 180,000 200,000 180,000 200,000 Existing Sites: The criteria for buildings sites: Large parking area serving 1 story building Sites that are critical to the overall success of development in the district Important connections that would extend the public realm assets such as the Promenade Under utilized land that can be repurposed to serve the public realm goals of the district : Potential Building Sites This diagram illustrates those parcels within the Greater Southdale Area and adjacent Pentagon Park that are potential redevelopment opportunities. Criteria to measure the opportunity inherent in these sites include: • Sites that currently have large, dominating surface parking lots. • Sites that are critical to the overall success of development in the district. • Important connections that would extend existing public realm assets such as the Promenade. • Underutilized land that can be repurposed to serve the public realm goals of the district. 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 9 Potential Building Sites The diagram at right illustrates how the basic principle of a 200’ x 200’ grid can be applied nominally on potential redevelopment sites throughout the district without consideration of property line. It is recognized that land ownership will influence the ultimate form of the grid. Other considerations influencing block pattern: • Building scale • Public realm connections • Connections through blocks • Pedestrian-oriented street intersections The Space Between Buildings As a result of the 200’ x 200’ block pattern, the space between buildings becomes an important asset in shaping the overall sense of landscape and continuity of public realm throughout the district. Because the superblocks have primary responsibility for serving the vehicular traffic needs of the district, access to the smaller blocks for drop-off, service and parking can be planned to stay at the perimeter of a block, allowing for the spaces between the remaining block to be used for a network of green spaces that support the health and wellbeing of the community. c 180,000 200,000 180,000 200,000 v The Space between Buildings: As a result of the 200x200 foot block pattern is the space between building that becomes an important asset to the overall sense of landscape throughout the district. Because the super blocks have primary responsibility for the larger traffic needs of the district, access to the smaller blocks for drop off, service and parking can be planned to stay at the perimeter allowing the spaces between the remaining block to used for pocket parks, gardens, play areas and many other activities that support the health and well being of the community. The “space between” Buildings –as places and connections to larger community pathways ParksPocket parksRecreationPlay areasGardensStorm water managementWet landsWater ways : Opportunities for the “Space Between” buildings to become places and connections to larger community pathways: • Parks • Pocket Parks • Recreation • Play Areas • Gardens • Stormwater Management • Wetlands • Waterways c 180,000 200,000 180,000 200,000 v Block Pattern: The basic principal of a 200’X200’ grid was applied nominally throughout the district without consideration of property line. It is recognized that land owner ship will influence the ultimate form of the grid. Considerations: building scale public realm connections through block connections Pedestrian oriented street intersections (see intersection diagram) : N N Greater Southdale District | Design Experience Guidelines March 5, 2019 page 10 STREET ROOMS AND SEAMS With changes in the way people are living in cities and suburban environments, it is important to seek new ways in which our communities can be experienced without sacrificing the spatial and architectural values of existing neighborhoods. Defining the way in which transitions are seen and developed, and the way each street can have a different character, use and form, puts the emphasis on the public qualities of the public realm rather than on the buildings themselves. In this way buildings can develop based on highest and best use without compromising characteristics of existing community life. Respect of context can bring about a degree of commonality where every building is not required to mirror its context but rather, support a connected and meaningful community experience. The intention in the design visioning process for the Greater Southdale District was to create a new paradigm for suburban mixed use districts, in which individual buildings respect their context and each other. The ensembles created as part of this process are Street Rooms. In this approach, the geometry of the city plays an important part in the definition of the street room, by width of street, length of block, solar orientation and axis as it relates to other grids defining other public rooms of the city like courtyard, plazas and parks. The real identity of the city is closely related to how the city is seen up close, making it possible to understand the true character of a place. It is these up close characteristics that make a city unique. This holistic approach depends on an attitude of relational subjectivity in articulating the components of each street room. This means that each wall of a building is studied as a part of the street that it faces and in conjunction with the building directly across the street. Scale, color, material and construction details are considerations in the whole composition of the street room—allowing the street to communicate a sense of place and completeness. A district full of street rooms promotes activity and social discourse while signifying the possibility of new functions. The street room is a source of sense of community even when it is not in use, thereby stabilizing the overall fabric of the public realm. Street Rooms within the Greater Southdale District Throughout the Greater Southdale District, the public realm is defined by a series of street rooms. These rooms are further defined by edges, referred to as the “seam” between the volume of the street and the form of the building—which together, create the experience at a pedestrian scale. Seams dictate the basic height of the defining street room wall (i.e. the building podium) but not necessarily the rest of the building form, allowing buildings to respond to their context on all four sides of the building and creating a form that is appropriate for each street room surrounding it. This creates variety throughout the district, and supports the notion that there are transitions between characteristics of neighborhoods that are different in scale, program and building type. As an example, transitions from single family houses to 36-foot-tall or 60-foot-tall buildings will not have the same criteria as transitions from a podium base to taller structures sitting on the podium. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 11 The following considerations all factor into the development of public realm and street rooms. These ideas should be utilized and considered by decision-making bodies when reviewing proposed development projects. • Transparency of building walls in the public realm can be both private and public. When the ground plane is connected along and through the building wall, it creates a link to experience the richness of activities in the public realm • Buildings could be sited perpendicular to streets, allowing vistas and pathways through the new street grid. • Buildings can create a very consistent form and a clear sense of place within the public realm. Each building is part of the next – both internally and externally. Regardless of building age, the continuity of scale, rhythm and materials of each building that lines the street creates a sense of room. • Continuity of building material quality is contained within each stone, brick, window pattern and cornice to define the edges of the public realm and the street room • Continuity of architectural language in the edges of shapes and rhythm of openings define a street room into horizontal and vertical forms that frame the experience of being in room – whether interior or exterior. The architectural language of the street should not be replicated but rather understood and transformed in each new building within the context of its particular location within the Greater Southdale District. • Buildings frame the public rooms of the district (parks, pocket parks, playgrounds, etc.) and should represent the scale required to meet the needs of the community. Moving through these spaces, one should easily see choices for other desired destinations. • Good street rooms provoke a culture’s spatial imagination, social discourse and creative energy. The street typologies and corresponding guidelines on building form define experience and spatial form that connects the district together. • The structure of the street rooms is organized to support residents, defining a particular place within a neighborhood and the overall district. The memory of experiences in each of these rooms provides the experience of sense of place and connects to other places within the Greater Southdale District. • Walking is a shared experience. An engaging walk can be short, long, slow, quick, or meandering – in weather that is wet, calm, windy, sunny, bright, cold, hot, or snowing – in places that appear open, closed, low, tall, long, narrow, wide or expansive. The experience of walking through the street rooms must be full of events connecting to a broader set of experiences. • The materials of the walls that make up the street room define the characteristics of the public realm. A certain part of this will depend on the age of the street, the program of the building and the design style in which they were constructed. All of these factors, in whatever form, are read and experienced in different ways and need to be delineated clearly. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 12 4 The Guidance Shaping the Greater Southdale District Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 13 4. The Guidance Shaping the Greater Southdale District Experience Overlaying a new street network and street grid is a fundamental strategy in breaking down the scale of the existing massive ‘superblocks’ within the Greater Southdale District and improving the public realm experience. All new development should begin with the premise of the 200-foot-square block as the measure by which a building footprint is determined. The space between buildings are streets—which could be for cars, bikes, pedestrians only, or transformed into parks and open space. By connecting the design of streets with the concept of street rooms, the district will transform to one that is human-scaled, comfortable, green, and flexible for change and evolution over the next 50 years. While each street room and neighborhood will provide a distinctive experience, there are certain characteristics that are common to streets throughout the Greater Southdale District, helping to creating a holistic experience for pedestrians and bicyclists, transit-riders, and drivers alike. Buildings lining the public realm/street room will incorporate a mix of uses, including housing, workplace/office, cultural, community, and commercial/retail space— setting the stage for a rich variety of experiences. The overall public realm experience within the Greater Southdale District is supported by: • Consistent building setbacks that create the opportunity for an expansive public realm within the district and sub-district. • More frequent intersections to promote pedestrian connections within the district and to neighboring districts. • Distinctive sidewalks that support the pedestrian experience, separate and dedicated bikeways, and appropriate number lanes of vehicular traffic. • Wide sidewalks with places for gathering, play areas, gardens, outdoor cafes, etc. • Publicly-accessible pocket parks and courtyards along the street and sidewalk extend the public realm of the sidewalk in between buildings. • Separate and dedicated bikeways, and an appropriate number of lanes of vehicular traffic. • Integrated signage and lighting systems that offer safety, interest and diversity to the pedestrian. • Consistent signage that reflects sub-district identity to promote wayfinding within the larger Southdale District, identifying characteristics of the street and public amenities. • Pedestrian and vehicular paving (permeable) that is unique to a sub-districts streets and sidewalks. • Trees that vary in species, installed in rows or clumps, and spaced to create visual interest and promote a range of experiences such as shaded groves with benches, or a sun-dappled outdoor cafe, along the street. • Pedestrian, bicycle and vehicular access routes through larger blocks. • Safe, comfortable places where people can stop, view, socialize and rest. These may incorporate “landing zones” for ride sharing services such as Uber and Lyft — particularly near primary gathering places and public rooms along the Promenade, connector streets and future East and West Promenades. These places of respite should not conflict with other sidewalk uses. • Different, and defined, zones on all sidewalk: building frontage zone, street furniture zone, movement zone, and the curb. Cafes and outdoor seating can be located in the building frontage zone, extending the activity of a building to include the sidewalk. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 14 • Transit stops that are designed to provide districtwide continuity, reinforcing the qualities of the Greater Southdale District. • Integrated plantings, water features and/or art to enhance public open space. • Stormwater that is daylighted and used as a water feature or amenity, integrated into the overall experience of the street and the district. • Street parking provided at the curb to support a mix of activities for both residential and commercial activities. • Varied landscaping and street trees that create a canopy over the street. Consider the changing climate when selecting plant species with the understanding that indigenous plant materials may not always be the most appropriate choice. • Building equipment, mechanical exhaust systems and/or service areas concealed in a manner that does not detract from the pedestrian environment. • The public realm is for both summer and winter conditions and as such must be planned to be easily maintained in all conditions. Building owners and city stakeholders should plan for maintenance, operations and upkeep within the public realm. This includes prompt and thorough snow removal on every reach of the sidewalks, care and feeding of trees, landscape and decorative planters (which should be changed on a seasonal basis). Greater Southdale District | Design Experience Guidelines March 5, 2019 page 15 PRIMARY COMPONENTS OF THE PUBLIC REALM EXPERIENCE The following guidance is provided to assist the community, civic leaders, designers and developers in understanding the vision and baseline parameters related to both building and public realm within the Greater Southdale District. 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 development shall support that 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 Yorktown Park. • 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 dominance of pedestrians and 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. 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. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 16 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. • 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. • All building façades are prime (including parking) and must be designed accordingly. There is no back side of a building. • All facades on the first vertical 60 feet of a building (above grade) shall use natural materials facing the public realm. • 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. • No building façade can be longer than 200’ without changing direction by a minimum of 90 degrees. 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. • 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. • 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). • Rooftops facing the Promenades must be functional and programmed to provide interest and variety along these important pedestrian spines. • 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. • Building footprints above 60 feet should be no greater than 12,000 SF for residential use and 24,000 SF for commercial space. • Design buildings for flexibility and adaptability in the future, including use of structural systems that will allow a building’s function to fundamentally change. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 17 TRANSITION AND CONNECTIONS Within the Greater Southdale District, a new network of streets will provide both commercial and resident access to new mixed- use buildings along France and York Avenues, keeping traffic out of the adjacent single family neighborhoods. These new streets offer the opportunity for new development to more gradually transition from the scale of the existing single family neighborhoods and the commercial heart of the Southdale District. New development within transition zones is expected to balance scale and building use between these single family neighborhoods and the higher density, more commercially focused Greater Southdale District. West and East Promenades The character of the West and East Promenades, new north-south streets that run to the west of France Avenue and the east of York Avenue, to are envisioned as woonerfs—shared streets for pedestrians, bicycles and vehicles. This typology creates opportunities for multiple access to buildings for both below grade parking and service, as well as temporary/short-term parking for retail and building drop offs. Within the woonerf concept, pedestrians have priority over cars, and as a shared street, cars are forced to slow down and travel with caution. Because of their organization, these streets also can support a variety of uses, with building types catered to residential uses such as townhomes, with considerations for retail space that support less intensive commercial needs of adjacent neighborhoods. The sense of scale by way of width of street to height of building is maintained by creating a street form that is no less than 60 feet high at its edges, with developments potentially increasing in height as buildings reach the edge of the boulevards, and descending in height as they move to the single family neighborhoods, providing an edge to the east and west transition zones. Primary East-West Streets East-west streets through the Greater Southdale District connect existing single family neighborhoods to the heart of the district. The design of these streets is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and consistently-scaled buildings at the face of the public realm. By employing these characteristics, the landscape experience serves as a bridge, knitting together the single family residential neighborhoods and the greater intensity of the district. 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 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 19 buildings at the north or south ends of France. Street Room Typology 3: New Local Streets These are new 60’ wide streets internal to existing superblocks. These streets will be constructed as new buildings are added to the district, and will help create the new network of streets and pedestrian pathways throughout the Greater Southdale District. Some of these spaces between buildings may become parks or plazas, extending the public realm. Others will become primary vehicular access for drop off and pick up, as well as access to parking and primary building services. Street Room Typology 4: Primary East-West Streets The existing 69th Street, 70th Street, Hazelton Road, Parklawn Avenue and West 76th Street are important connections through the district from east to west. This typology is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and lower scale buildings at the face of the public realm. By employing these characteristics, the landscape experience of the single family residential neighborhoods is extended through the Greater Southdale District. Street Room Typology 5: The Boulevards France Avenue, York Avenue, West 66th Street and West 77th Street are the district’s gateway streets. They carry the highest traffic volumes and are intended to have higher transit volumes than any other streets within the district. These streets will have the greatest impact in conveying the overall identity of the district: a consistent 50 foot setback with a double row of trees will extend the length of these streets, while consistency in building heights along the street edge will form the edge of the street room—bridging between the lower intensity and transitional areas and the higher intensity zones within the Greater Southdale District. Street Room Typology 6: Central Spine The Central Spine comprises the existing Promenade, its potential expansion northward, and future connections to the west to Fred Richards Park. This important pedestrian network is an attractive destination for both residents and visitors alike. New development along the spine must respond to and respect this important public amenity. 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 24 Street Room Typology 1C East Promenade and Xerxes Avenue: Transition to Richfield Similar to the transition strategy on the west side of France Avenue, on the east side of the district, the existing Xerxes Avenue South is recast as the East Promenade to transition between the single family Richfield neighborhood to the east and the more commercially focused Greater Southdale District on the west. The general character of Xerxes is single family housing on the Richfield side and multi-family residential backed up to commercial on York Avenue. The intent of this typology is to have townhouses along the street, set back to a taller building above, creating an scale appropriate to the existing character of the street. Xerxes is bisected by Yorktown Park and Adams Hill Park, near the Southdale YMCA. When Xerxes transitions through Yorktown Park and Adams Hill Park, the street becomes more woonerf-like, without vehicular traffic. This street-park hybrid is considered as public open space and needs to be programmed. This typology extends along the north end of Xerxes between 65th and Highway 62 without the woonerf designation. 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 25 The street room experience within Typology 1C will be shaped by the following experience guidelines: • On both Xerxes Avenue north of 65th and on the East Promenade, a 15-foot “front yard” setback is required from curb to face of building. • Building faces at the East Promenade across the street from single-family homes shall not exceed 36 feet in height. Height above that limit shall step back 20 feet from the facade of the building, and shall not exceed 60 feet in height. Any further height shall step back an additional 20 feet, to a maximum height of 84 feet. • 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. • See Street Room Typology 5 for description of dimensional characteristics of new development facing York Avenue. Dimensional Characteristics of Street Room Typology 1C East Promenade and Xerxes Avenue: Transition to Richfield Street TypologiesEast Promenade Transition to the Richfield Neighborhood The East Promenade Transition on Xerxes Avenue South is between the Richfield neighborhood to the east and the Southdale District on the west. The character of the street is bisected buy Adams Place Park that is east York Avenue and the Southdale YMCA. The general character of the Xerxes is single family housing on the Richfield side and multi-family residential backed up to commercial on York Avenue. The intent of the building step back with townhouses transition to taller building creating an scale appropriate to the existing character of the street. When Xerxes transitions to Adams Place Park the character of the street becomes more Woonerf like in without vehicular traffic. 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. A3 50’ height limit East Promenade Existing Neighborhood Street Single Family Residence 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 15 Foot Front Yard Setback 84 Feet Greater Southdale District | Design Experience Guidelines March 5, 2019 page 26 Street Room Typology 2 Cornelia Overlay at France Avenue As a reflection of the scale of buildings east of the West Promenade in Street Room Typology 1A, Typology 2 extends the scale of this potential new development to the east side of France Avenue from Gallagher Drive to south of 68th Street. This strategy is intended to frame the street room experience along this corridor with similarly scaled buildings that are respectful of the nearby single family neighborhoods. The goal is to establish this zone along France as a more commercially-focused corridor (rather than residential) while employing similar height buildings as on the west side of France within the Cornelia transition zone. 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 27 The street room experience within Typology 2 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 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. • 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. Dimensional Characteristics of Street Room Typology 2 Cornelia Overlay at France Avenue 84 Feet France Avenue 60 Feet Traffic Lanes50 Foot Setback 10 Foot Step Back Greater Southdale District | Design Experience Guidelines March 5, 2019 page 28 Street Room Typology 3 New Local Streets These new local streets, created as part of the strategy of breaking down the scale of the existing superblocks, will augment the current street network, providing new circulation options that can connect residents and visitors across the district, and support community life. Creating internal pedestrian walkways, with accommodation for bicycles and potentially cars, combined with existing public and private infrastructure, supports connections within and outside the block. The width of these new local streets, and the corresponding building form is based on the nature of the uses within the larger superblock structure. Streets can be lined with a mix of uses, including residential, commercial, or retail. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, some of these local streets may become linear parks between buildings, with vehicular access limited only to emergency responders. 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 29 Street Typologies60’ Wide Connector Street Typical 60’ Wide Local Street (within super-blocks) 105 Feet 20 Foot Step Back 60 Feet 2 Foot Step Back 2 Way Traffic Plus Parking 12’ Sidewalk 12’ Sidewalk It is recommended that buildings above 60 feet step back a minimum of 20 feet when there is an opposing building at the street edge Podium Heights can vary The intent is to create a street that provides a access from roads that are bordered by France and York and are connected by east /west streets such as ParklawnAve, ParklawnCourt, Hazelton Road, W 70th, W 69th, W 65th. Internal street within the supper block provide interconnections between supper block connecting residents across the district north and south supporting potential for community space. By creating pedestrians walkways with existing public and private infrastructure thereby supporting connections within and outside the block. The street width is based on the nature of the uses within the larger super block structure. They can be lined with a mix of uses, including residential and retailwhile providing connectivity within a neighborhood. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, many of the Connector Streets may become entirely devoted to landscaping. B The street room experience within Typology 3 will be shaped by the following experience guidelines: • New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these vehicular streets as illustrated in the diagram above. • Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks, gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the community. • Building podium heights can vary, from 36 feet up to 60 feet. • Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up to 24,000 SF for efficient space utilization. • 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. Vehicular access to the buildings should be as close as possible to primary superblock streets (e.g. Typology 4 or 5). Dimensional Characteristics of Street Room Typology 3 New Local Streets Greater Southdale District | Design Experience Guidelines March 5, 2019 page 30 Street Room Typology 4 Primary East-West Streets These streets, including 69th Street, 70th Street, Hazelton Road, Parklawn Avenue, and West 76th Street, serve an important role within the district. These are unique streets in that they form the district’s superblocks with France and York Avenues, keeping traffic out of adjacent single family neighborhoods while connecting to the neighborhoods through the 30 foot setbacks that are landscaped to provide a pedestrian focused experience. This typology is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and consistently-scaled buildings at the face of the public realm. By employing these characteristics, the landscape experience of the single family residential neighborhoods is extended through the Greater Southdale District. Street Room Typology 4 consists of streets that are between 110 and 125 feet wide, with two lanes of traffic in each direction, a center median and no parking. Several of these existing streets feature roundabouts. These streets provide access to parking and building services for buildings in Typology 3, as described previously. 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 31 The street room experience within Typology 4 will be shaped by the following experience guidelines: • Within this typology, a 30 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 30 feet from the face of the building, to a maximum height of 105 feet. Any height about 105 feet should step back and additional 10 feet from the face of the building. • 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. Dimensional Characteristics of Street Room Typology 4 Primary East-West Streets Existing East West Streets 60 Feet 20 Foot Step Back 30 Foot Step Back Traffic Lanes30 Foot Setback 30 Foot Setback 69thStreet, 70thStreet, Hazelton Road, ParklawnAvenue and 76th Street are unique streets to the Greater Southdale District. They form a super grid with France Avenue and York Avenue, keeping traffic out of adjacent single family neighborhoods while connecting to the neighborhoods through the 30 foot setback that are landscaped to provide a pedestrian focused experience. The streets act as collectors that provide a balance between pedestrian and vehicular circulation. Local streets and Woonerfs perpendicular to these streets will provide access to shops, galleries, restaurants, hotels, offices, and residential uses. Tree shaded benches in the streetscape will provide a place for pedestrians to rest, storm water management and bicyclists can use these streets to connect from home to small outdoor cafés and other amenities. Street TypologiesPrimary East-West Streets C 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 34 Street Room Typology 6 Central Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, extending east to the heart of Centennial Lakes and beyond to Edinborough Park. This Central Spine also extends the existing Promenade north through the Galleria and Southdale Center, and north across a future green lid over Highway 62 to Strachauer Park. The Central Promenade Spine traverses through a variety of building types, ranging from townhouses to multi-family housing, to low scale commercial/retail buildings, to mid-rise office buildings. As the physical form of buildings along this spine evolves, natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges will support a mix of uses fronting the spine. Height above this 36 foot limit will step back from the building face, maximizing the program of new buildings rising along its edges without compromising the experience of walking and biking through a park- like environment 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 35 The street room experience within Typology 6 will be shaped by the following experience guidelines: • The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at. These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity, with a rich variety of architectural experiences that front this park-like environment. • Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall step back an additional 20 feet. • Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade. • Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public spine that connects this entire district. These intersections are the gateway to the Spine and should have a unique architectural response. • 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. Dimensional Characteristics of Street Room Typology 6 Central Promenade Spine Street TypologiesCentral Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, east to the heart of Centennial Lakes, along the existing Promenade north through The Galleria and Southdale Mall and north to Strachauer Park. The Central Promenade Spine transverses through different building types from 2 and 3 story Townhouses to 1 and 2 story commercial/retail buildings to 6 story office buildings. In imagining the future of the spine natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges support a mix of uses fronting the spine while not limiting additional height to maximize the program of new building rising along its edges will not compromise the experience of walking and biking through a park like environment 50’ height limit Central Promenade Spine 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 105 Foot Maximum 15 Foot Front Yard Setback E 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 Existing text – XXXX Stricken text – XXXX Added text – XXXX ORDINANCE NO. 2022-13 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 January 10, 2023 except as amended by City Council Resolution No. 2023-11 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. Hotel (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 25 feet 35 feet 20 feet 90 feet 45 feet 2 Building Height Phase 1 – 76 feet with a ceiling height of 20 feet on the main level Phase 2 – 72 feet with a ceiling height of 16 feet on the main level (Building to be constructed per the approved plans) Maximum Floor Area Ratio (FAR) 1.8% Parking Stalls Phase 1 – 317 total stalls Phase 2 – 468 total 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) For any housing development; affordable housing units must be included in the project per the City’s affordable housing policy at the time of final approval. MINA' A _ < O RESOLUTION NO. 2023-11 APPROVING A ZONING ORDINANCE AMENDMENT AND REVISED OVERALL DEVELOPMENT PLAN, FINAL REZONING, SITE IMPROVEMENT PLAN AGREEMENT (SIPA) AND FINAL SITE PLAN REVIEW FOR PHASE 1 7250 AND 7200 FRANCE AVENUE BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: Section I. BACKGROUND. 1.01 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-I6 in 2019; however, the project was never constructed. 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. 1.02 The property is legally described as follows: Lot 44, Block I, 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. 1.03 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. 1.04 Phase 2 would include a similar sized building in height and square footage, with the future use of housing or hotel (150 units/rooms) with or without retail. Permanent parking for Phase I would be required to be included in the Phase 2 development. 1.05 An Overall Development and Ordinance Amendment establishing the PUD-I6 District were approved by the City Council on April 2', 2019. 1.06 To accommodate the request, the following is requested: â 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 I. CITY OF EDINA 4801 West 50th Street • Edina, Minnesota 55424 www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389 RESOLUTION NO. 2023-11 Page 2 1.07 On September 14, 2022, the Planning Commission held a public hearing and recommended approval of the request with the added condition that the bike and pedestrian connections be separated from the north/south street/connector. Vote: 6 Ayes and 0 Nays. 1.08 On September 20th, 2022, the City Council held a public hearing and considered the request. 1.09 On October 18, 2022, the City Council granted preliminary approval of the requests. 1.10 On January 10, 2023 the applicant submitted revised plans. 1.11 On February 7, 2023, the City Council granted final approval including the SIPA for Phase I. Section 2. FINDINGS 2.01 Approval is based on the following findings: I. 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 I 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 or hospitality with possibly some retail commercial as long as there is adequate parking on the site for all phases. d. If housing is constructed in Phase 2, the project would add to the City's affordable housing stock by providing 10% of the units 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 I. 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. If housing on RESOLUTION NO. 2023-11 Page 3 Phase 2 is constructed, affordable housing should be required within the future apartment project. Public art will be located along France Avenue and the connecting plaza. 5. The proposed project would meet the following goals and policies of the Comprehensive Plan: â Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and service uses (not including "big box" retail). â Encourage structured parking and open space linkages where feasible; emphasize the enhancement of the pedestrian environment. â 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. â Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. â Limit driveway access from primary streets while encouraging access from secondary streets. â Provision of the north-south public vehicle, bike and pedestrian connection through the site. â 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. â Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. â Support the development of mixed-use districts that provide a variety of living opportunities within a walkable and livable area. â Recognize and support commercial, office, and industrial job centers that draw workers from the city and across the region. â 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. â 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. 7. The revised plans are consistent with the Preliminary Plans and meet the conditions required at Preliminary approval. RESOLUTION NO. 2023-11 Page 4 Section 3. APPROVAL NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, grants final approval of the Ordinance Amendment, Revised Overall Development Plan, SIPA and Site Plan for Phase I. Approval is subject to the following conditions: I. 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. 2. Provision of code compliant bike racks for each use near the building entrances. 3. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 4. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 5. 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. 6. A Developer's Agreement/Site Improvement Plan Agreement is required at the time of Final Approval. 7. If Phase 2 of the project includes a housing project, it must be compliant with the City's affordable housing policy. Final determination to be made at final approval for Phase 2. 8. Phase 2 retail, housing or hotel uses must have entrances on the two street frontages, 72' Street and France Avenue. 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. RESOLUTION NO. 2023-1 I Page 5 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/plaza valued at, at least $100,000. 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. 19. The bike and pedestrian connections be separated from the north/south street/connector on the west side of the proposed buildings. 20. The building height for phase 2 shall be limited to 6 stories and 72 feet tall to the roof line, including a ceiling height requirement of 16 feet on the main level. 21. The existing trees along the west lot line shall be preserved to provide screening from the residential homes to the west. If they do not survive, additional trees shall be planted in the area to provide screening at a variety of species and sizes, subject to approval of the City Forester. 22. Landscaping shall be added on the west side of the surface parking lot at a sufficient height to screen vehicles from the residential property to the west. The retaining walls shall be planted with vines or vegetation to cover the concrete walls. 23. Vegetation within the retention pond must be planted and maintained to the satisfaction of city staff. aro Allis , City Clerk ames B. Hovland, Mayor STATE OF MINNESOTA COUNTY OF HENNEPIN )SS CITY OF EDINA RESOLUTION NO. 2023-11 Page 6 Adopted by the City Council of the City of Edina, Minnesota, on February 7, 2023. CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Resolution was duly adopted by the Edina City Council at its Regular Meeting of February 7, 2023, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this 1— day of i 2023. 11111 !ew 4111 Sharon A Prison, City Clerk SKETCH P LAN SUBMISSION HOTEL AT 7200 FRANCE AVENUE EDINA, MN 2 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 TABLE OF CONTENTS A. SITE CONTEXT 3 - 5 B. PROJECT OVERVIEW & HOTEL HIGHLIGHTS 6 C. THE VISION 7 - 8 D. PHASE 1 & 2 DEVELOPMENT PLAN 9 E. PHASE 2 – HOTEL DEVELOPMENT 10 - 17 F. HOTEL MASSING AND CONCEPT IMAGERY 18 - 24 3 - A E S G | A R C H I T E C T U R E & D E S I G N EXISTING SITE CONDITIONS| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 EXISTING SITE PHOTOS4 - A E S G | A R C H I T E C T U R E & D E S I G N EXISTING BIRD’S EYE VIEWS| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 Hotel Site Hotel Site Hotel Site Hotel Site 5 - A E S G | A R C H I T E C T U R E & D E S I G N The team envisions this site as an opportunity to create a vibrant new development along the France Avenue corridor that will be a catalyst for growth. The proposed hotel provides a mixed-use component on the development site that compliments activities in the Office Building at 7250 and the surrounding neighborhood. • Project Team includes Orion Investments, ESG, and others to advance the development, entitlement and design of the hotel • The Greater Southdale District Plan and District Design Experience Guidelines serve as the main planning criteria for the design • Consistent with the City of Edina’s vision to create a new street grid system within the District • Development occurring in two phases (Phase 1 – Office) (Phase 2 – Hotel) with parking provided below a newly established grade OVERVIEW & HIGHLIGHTS PROJECTOVERVIEW: | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 HOTELPROGRAM HIGHLIGHTS: • 145 to 150 Keys catering to Business and Leisure Travelers • 4,000 SF Event Ballroom | Meeting Rooms for Corporate Users • Destination Bar and Restaurant • Boutique in character | Upscale yet Approachable • Potential Retail Spa Operation – Open to the Public • Rooftop Food & Beverage Venue Open to the Public 6 - B E S G | A R C H I T E C T U R E & D E S I G N SOUTHDALE VISION Architecture FieldOffice DRAFT for review – May 18, 2017 8 the vision: build upon existing assets 8DRAFT for review – May 18, 2017 Architecture FieldOffice DRAFT for review – May 18, 2017 9 the vision: improve access 9DRAFT for review – May 18, 2017 the vision:walkable the vision:human-scaled | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.20237 - C E S G | A R C H I T E C T U R E & D E S I G N 8 - C E S G | A R C H I T E C T U R E & D E S I GN Architecture FieldOffice DRAFT for review – May 18, 2017 12 the vision: architecturally varied 12DRAFT for review – May 18, 2017 Architecture FieldOffice DRAFT for review – May 18, 2017 14 the vision: family friendly 14DRAFT for review – May 18, 2017 the vision:green the vision:mixed-use | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 SOUTHDALE VISION DEVELOPMENT PLAN EXISTING CONDITIONS PROPOSED CONDITIONS AFTER FULL DEVELOPMENT | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 W. 72nd STREET HOTEL BALLROOM FRANCE AVENUE S.PHASE 1 OFFICE BUILDING GALLAGHER DRIVE 9 - D E S G | A R C H I T E C T U R E & D E S I G N NNFRANCE AVENUE S.W. 72nd STREET GALLAGHER DRIVE HOTEL BALLROOM FRANCE AVENUE S.PHASE 1 OFFICE BUILDING W. 72nd STREET GALLAGHER DRIVE N PHASE 2 - HOTEL SITE | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 •Approx. 146,000 GSF Hotel building • 6 stories above grade •72’ building height • Approx. 26,450 SF Level 1 Footprint •Approx. 180 to 185 parking spaces on two levels below grade • Internal vehicular arrival court sized to accommodate coach buses • Two internal service bays sized at 12’ x 40’ at the P1 Level • Pedestrian access along internal streets and entry plaza • Rooftop food and beverage amenity terrace (open to the public) • Active public facing internal uses at the street level (Restaurant and Spa) HOTEL DATA 10 - E E S G | A R C H I T E C T U R E & D E S I G N N HOTEL SITE POSITION| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 PHASE 1 OFFICE BUILDING HOTEL 52’ 43’ 30’-8” 17’ DANILA PUBLIC EASEMENT FRANCE AVE. S.60’ ENTRANCESWEST ROADWAY- PUBLIC EASEMENT W. 72nd STREET 11 - E E S G | A R C H I T E C T U R E & D E S I G N N PARKING LEVEL PLANS| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 DNILA PUBLIC EASEMENT Parking Level P2 Parking Level P1WEST ROADWAYParking EntranceEstimated Parking Quantity – 111 Stalls Estimated Parking Quantity – 74 Stalls Estimated Parking Quantity for both Levels - 180 to 185 Stalls 12 - E E S G | A R C H I T E C T U R E & D E S I G N N LEVEL 1 FLOOR PLAN| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 WEST 72ndSTREETFRANCE AVENUE SOUTH Hotel Entry Drive Parking Entrance Below 13 - E E S G | A R C H I T E C T U R E & D E S I G N N LEVEL 2 FLOOR PLAN | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 WEST 72ndSTREETFRANCE AVENUE SOUTH 14 - E E S G | A R C H I T E C T U R E & D E S I G N N LEVELS 3-6 FLOOR PLANS | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 Level 6 (Top Floor) Levels 3-5 (Typical) 15 - E E S G | A R C H I T E C T U R E & D E S I G N HOTEL BUILDING HEIGHT| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 72’DANILA FRANCE AVENUE ELEVATION 16 - E E S G | A R C H I T E C T U R E & D E S I G N HOTEL BUILDING HEIGHT| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202317 - E E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE NORTHEAST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202318 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW ABOVE FRANCE AVENUE PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202319 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE SOUTH PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202320 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE SOUTHWEST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202321 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE WEST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202322 - F E S G | A R C H I T E C T U R E & D E S I G N AERIAL VIEW FROM THE NORTHWEST PRELIMINARY MASSING| SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.202323 - F E S G | A R C H I T E C T U R E & D E S I G N THANK YOU! QUESTIONS? | SKETCH PLAN SUBMISSION – HOTEL AT 7200 FRANCE - EDINA, MN | 3.9.2023 THANK YOU QUESTIONS? 24 - F E S G | A R C H I T E C T U R E & D E S I G N Sketch Plan Review –7200 France Avenue (Hotel and Restaurant) EdinaMN.gov 2 Site EdinaMN.gov 3 Site EdinaMN.gov 4 EdinaMN.gov 5 Approved Overall Development Plan EdinaMN.gov 6 Approved Overall Development Plan EdinaMN.gov 7 Approved Overall Development Plan EdinaMN.gov 8 EdinaMN.gov 9 Sketch Plan Proposal EdinaMN.gov 10 EdinaMN.gov 11 EdinaMN.gov 12 EdinaMN.gov 13 EdinaMN.gov 14 EdinaMN.gov 15 EdinaMN.gov 16 This Request Requires: EdinaMN.gov 17 ➢A PUD-16 Ordinance Amendment, Revised Overall Development Plan and Site Plan Review for Phase 2. EdinaMN.gov 18 City Standard (PUD-16) (Measured to the curb) Proposed (Measured to the curb) Front –72nd Street Front –France Ave. Front –Galagher Drive Side –West (north half) 35 feet 39 feet 25 feet 90 feet 30 feet* 50 feet 25 feet 150+ feet Building Height Phase 1 –76 feet with a ceiling height of 20 feet on the main level Please 2 –72 feet with a ceiling height of 16 feet on the main level 76 feet tall and 20 feet on the main level 72 feet tall and 16 feet on the main level Floor Area Ratio (FAR) 1.8 1.0 Parking Phase 1 –317 stalls Phase 2 –560 stalls (total)** 317 stalls 402** Discussion/Sketch Plan Review EdinaMN.gov 19 EdinaMN.gov 20 Discussion/Sketch Plan Review EdinaMN.gov 21 ➢ Current Zoning, PUD-16, Planned Unit Development. As mentioned above, the current zoning of the site is PUD-16. The existing zoning allows for 72-foot-tall building. Permitted uses include multifamily residential and hotel. Phase one contemplated 10,000 square feet of retail on the north lot (Phase 2). This proposal is for a 150-room hotel with a 7,500 square foot restaurant. ➢ OR, Office Residential Designation. The following is the land use description for OR, Office Residential (which this site is guided) in the Comprehensive Plan: “Transitional areas along major thoroughfares or between higher-intensity districts and residential districts. Many existing highway-oriented commercial areas are anticipated to transition to this more mixed-use character. Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and service uses (not including “big box" retail), limited industrial (fully enclosed), institutional uses, parks and open space. Vertical mixed-use should be encouraged and may be required on larger sites.” The proposal would be a service use that would provide the same number rooms as residential units. Discussion/Sketch Plan Review EdinaMN.gov 22 ➢ Traffic & Parking Study. The traffic and parking study for the site would need to be updated to determine if proposed parking would be adequate and surrounding roadways can support the proposal, based on the new uses. Parking on phase 2 must accommodate overflow parking from phase 1. Initial rough parking calculations demonstrate that the overall project including both phases would be short parked. (See table on the following page.) The applicant is hoping for shared parking between the hotel and the office; office use during the day and hotel and restaurant uses at night. ➢ Hotel Entrance on 72nd Street. Consideration should be given to eliminating the proposed hotel entry drive on 72nd. The entry might be able to come off the north-south drive-aisle through the site. ➢ Setback on 72nd Street. The applicant is proposing a 30-foot setback to the curb on 72nd Street, which is consistent with the Design Experience Guidelines. However, the PUD-16 Code requirement for this site is 35 feet measured to the curb. EdinaMN.gov 23 EdinaMN.gov 24 Date: Marc h 29, 2023 Agenda Item #: VI I.C . To:P lanning C ommission Item Type: O ther F rom:MJ Lamon, C ommunity Engagement Manager & Emily Bodeker, As s is tant C ity P lanner Item Activity: Subject:Development R eview P roc es s Action 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: C onfirm the P lanning Commission recommendation on changes to the development review process. I N TR O D U C TI O N: S ee attached presentation. AT TAC HME N T S: Description Development Review Process Presentation Development Review Process Planning Commission Recommendations Planning Commission Purpose •“To review development plans and advise the City Council on development, including amendments to the Comprehensive Plan, zoning, platting, changes in streets, and other matters of a general planning nature” •Rather… To optimize the legacy of development and infrastructure This requires continual scrutiny and improvements to the process www.EdinaMN.gov 2 Commission Work Plan Initiative •Development Review Process: Review and recommend possible changes to the development review process including sketch plans*, public feedback, and public hearings www.EdinaMN.gov 3 Residents Developers *Sketch plan review will follow public feedback/public hearing review. Current Process Summary Application Notice Planning Commission City Council Meeting 1 City Council Meeting 2 www.EdinaMN.gov 4 Submission Planning Commission City CouncilSKETCH PLAN PUBLIC HEARING Current Process Summary www.EdinaMN.gov 5 Offer Sketch Plan Charge fee for Sketch Plan Recommended information to be submitted Yes No Yes Sketch Plan Neighborhood Meeting PC Review / Public Hearing CC Review / Public Hearing Notice Requirement Allows minor changes administratively Lapse of Approval Encouraged, not required Yes/Yes Yes/Yes 1,000 feet Yes 2 years. May be extended by 1 year upon written request Site Plan Review Neighborhood Meeting Required PC Review / Public Hearing CC Review / Public Hearing Notice Requirement Requires Site Plan Allow minor changes administratively Lapse of Approval Encouraged, not requried Yes/Yes Yes/Yes 1,000 feet Yes Yes 2 years. May be extended by 1 year upon written request Rezoning to Other Base Zoning District Pre-application meeting with City Staff Required Neighborhood Meeting Required PC Review / Public Hearing CC Review / Public Hearing Notice Requirement Allow minor changes administratively PC Review / Public Hearing CC Review / Public Hearing Allow preliminary and final PUD to be reviewed simultaneously?Lapse of approval Yes Encouraged, not required Yes / Yes Yes / Yes 1,000 feet Yes No / No Yes / No Yes Following Final Site Plan approval, 2 years. May be extended by 1 year upon written request Preliminary PUD Final PUD Public hearings are not the way to get public input. Public hearings are a way to get input. www.EdinaMN.gov 6 Current Process Summary www.EdinaMN.gov 7 All Input is Considered Considered Better Together Edina Voicemail Email Public Hearing Neighborhood Meeting Surveys www.EdinaMN.gov 8 Public Participation Spectrum www.EdinaMN.gov 9 10 Current Process Challenges www.EdinaMN.gov 11 Residents/Community •Confusing deadlines •Duplicative process •False obligation to attend more than one public hearing, or only City Council meeting •Lack of trust that all comments, regardless of method, are valued •Multiple hearings, multiple CC meetings, long City Council meetings, difficult to engage •Better Together closes before public hearings, no ability to review LIVE Developers •Confusing deadlines •Duplicative process, duplicative efforts, non-standard compared to neighboring cities •Non-collaborative •Mixed messages between PC & CC •Receive input late-no way to respond/react Planning Commission •Missing feedback, residents prioritize CC public hearing •Delayed resident engagement pushes potential for change until end of process •Diminished importance on PC feedback from developers •Mixed messages to the planning commission •Duplicating effort City Council •Duplicating effort •Mixed messages to the City Council •Missing feedback from PC •Long CC meetings •2 City Council meetings, additional effort and delays Staff •More staff resources •More cost to residents Planning Commission Goals •Simplify the development review process •Optimize the development review process •Implement new development review process www.EdinaMN.gov 12 Planning Commission Goals •Simplify the development review process Shorten the process One public hearing One City Council meeting •Optimize the development review process •Implement new development review process www.EdinaMN.gov 13 Planning Commission Goals •Simplify the development review process Shorten the process One public hearing One City Council meeting •Optimize the development review process Engage stakeholders proactively, more equitably, and longer Where should we have one public hearing? What do other cities do? Expand the Better Together comment period/features •Implement new development review process www.EdinaMN.gov 14 Current Process Summary www.EdinaMN.gov 15 •What other cities do: •--Cities with 1 public hearing (Rezoning and PUD), all occur at Planning Commission •--No city has 1 public hearing at City Council only St. Louis Park Minnetonka Bloomington Richfield Hopkins Eden Prairie Golden Valley Eagan West St Paul Plymouth Wayzata PC Review / Public Hearing Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes CC Review / Public Hearing Yes/No Yes/No Yes/Yes Yes/No Yes/No Yes/Yes Yes/Yes Yes/No Yes/No Yes/No Yes/No PC Review / Public Hearing Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes Yes/Yes CC Review / Public Hearing Yes/No Yes/No Yes/Yes Yes/No Yes/No Yes/Yes Yes/Yes Yes/No Yes/No Yes/No Yes/Yes Rezoning PUD Edina Cons: •Less public hearings/meetings provide less opportunities for residents to engage •Residents may feel, at first, they aren’t directly addressing the city council •City Council/Mayor are accustomed to current orders of operation, require time to review Planning Commission recommendations •Communicating to, and navigating change with residents, can be challenging Pros: •Shorter/simplified process •Residents have only one Public Hearing to review/attend •Residents have only one City Council meeting to review/attend •Public Hearing is earlier in the process, engaging stakeholders proactively/earlier •Planning Commission findings/recommendations represent a complete package, thus allowing a complete City Council review •City Council meetings are shorter, allowing residents to engage better •Standard big government process residents are accustomed to •Planning Commission empowered •Developers and Staff reduce duplicated efforts •Other forms of feedback are elevated Pros & Cons (Public Hearing at PC only) www.EdinaMN.gov 16 Cons: •Less public hearings/meetings provide less opportunities for residents to engage •Residents may feel, at first, they aren’t directly addressing the city council •City Council/Mayor are accustomed to current orders of operation, require time to review Planning Commission recommendations •Communicating to, and navigating change with residents, can be challenging Pros: •Shorter/simplified process •Residents have only one Public Hearing to review/attend •Residents have only one City Council meeting to review/attend •Public Hearing is earlier in the process, engaging stakeholders proactively/earlier •Planning Commission findings/recommendations represent a complete package, thus allowing a complete City Council review •City Council meetings are shorter, allowing residents to engage better •Standard big government process residents are accustomed to •Planning Commission empowered •Developers and Staff reduce duplicated efforts •Other forms of feedback are elevated Pros & Cons (Public Hearing at PC only) www.EdinaMN.gov 17 Better Together Comments www.EdinaMN.gov 18 FORM Better Together Comments www.EdinaMN.gov 19 REAL TIME 20 Public Participation Spectrum www.EdinaMN.gov 21 Cons: •Less public hearings/meetings provide less opportunities for residents to engage •Residents may feel, at first, they aren’t directly addressing the city council •City Council/Mayor are accustomed to current orders of operation, require time to review Planning Commission recommendations •Communicating to, and navigating change with residents, can be challenging •If Better Together comments are REAL TIME, City would do this for all public hearings i.e. engineering, finance, etc Pros: •Shorter/simplified process •Residents have only one Public Hearing to review/attend •Residents have only one City Council meeting to review/attend •Public Hearing is earlier in the process, engaging stakeholders proactively/earlier •Planning Commission findings/recommendations represent a complete package, thus allowing a complete City Council review •City Council meetings are shorter, allowing residents to engage better •Standard big government process residents are accustomed to •Planning Commission empowered •Developers and Staff reduce duplicated efforts •Other forms of feedback are elevated •Better Together comments are REAL TIME, allow for ongoing/easier review, transparency, and collaborative spirit •Although a shorter overall process, earlier encouragement to participate, and lengthened option to participate Pros & Cons (Public Hearing at PC only, Better Together LIVE and Open after Public Hearing) www.EdinaMN.gov 22 Application Notice Planning Commission City Council Meeting 1 Public Hearing at Planning Commission www.EdinaMN.gov 23 60-day clock starts Better Together Opens –Public Forum Notices mailed Recommendation Public Hearing •In person •Call in Decision Application Notice Planning Commission City Council Meeting 1 Planning Commission Public Hearing www.EdinaMN.gov 24 60-day clock starts Better Together –Public Forum Notices mailed Recommendation Public Hearing •Live / Call-In Decision Application Notice Planning Commission City Council Meeting 1 City Council Meeting 2CURRENT PROPOSED 60-day clock starts Better Together -Public Forum Notices mailed Recommendation Public Hearing •Live / Call-In Decision Public Hearing •Live / Call-in Discussion Resident Conduit to City Council 25 Method Info Required / Rules Public Access City Response Email Email address / no rules Data request By individual CC Members or coordinated by staff Community Comment Name & Address / Cannot speak on agenda or public hearing topic. Live and recorded meeting Addressed at next council meeting BTE & Official City Media Varies / Site rules (ads, topic, campaign, harassment) On site submitted City monitors and responds to questions Planning Commission Public Hearing Name & Address / Speak on public hearing topic (PC incorporates all other public input) Live and recorded meeting CC members to make decision based on PC recommendation, with all input considered Planning Commission Goals •Simplify the development review process Shorten the process One public hearing One City Council meeting •Optimize the development review process Engage stakeholders proactively, more equitably, and longer One public hearing earlier (at the PC meeting) One public hearing (not at CC) will strengthen other forms of participation Better Together Edina open after public hearing •Implement new development review process Use public feedback loop, reassess after 2 years www.EdinaMN.gov 26 Development Review Process Recommendations •One Public Hearing, at the Planning Commission •One City Council Meeting following the Public Hearing •Better Together Edina enabled with LIVE comments and open after Public Hearing until City Council Meeting •Reassess after 2 years, use public feedback loop www.EdinaMN.gov 27 Application Notice Planning Commission City Council Meeting 1 www.EdinaMN.gov 28 60-day clock starts Better Together Opens –Public Forum Notices mailed Recommendation Public Hearing •In person •Call in Decision Development Review Process Recommendation Alternates •The following alternates were discussed, but are not recommended www.EdinaMN.gov 29 Application Notice Planning Commission City Council Meeting 1 City Council Meeting 2 Option B Public Hearing at Planning Commission 60-day clock starts Better Together Opens –Public Forum Notices mailed Recommendation Public Hearing •In person •Call in Decision Application Notice Planning Commission City Council Meeting 1 City Council Meeting 2 Option C Public Hearing at City Council 60-day clock starts Better Together Opens –Public Forum Notices mailed Recommendation Public Hearing •In person •Call in Decision THANK YOU