HomeMy WebLinkAbout2018-10-24 Planning Commission PacketAgenda
Plan n ing Com m ission
City Of Edina, Minnesota
City Hall, Council Chambers
Wednesday, October 24, 2018
7:00 PM
I.Call To Order
II.Roll Call
III.Approval Of Meeting Agenda
IV.Approval Of Meeting Minutes
A.Minutes: Planning Commission, October 10, 2018
V.Special Recognitions And Presentations
A.Advisory Board & Commission Minutes - Scott Neal
VI.Public Hearings
A.Variance request B-18-29 for 4601 Meadow Road
B.Comprehensive Plan Amendment, Preliminary Rezoning &
Preliminary Development Plan; 7200 & 7250 France Avenue
VII.Community Comment
During "Community Comment," the Board/Commission will invite residents to share relevant issues
or concerns. Individuals must limit their comments to three minutes. The Chair may limit the
number of speakers on the same issue in the interest of time and topic. Generally speaking, items
that are elsewhere on tonight's agenda may not be addressed during Community Comment.
Individuals should not expect the Chair or Board/Commission Members to respond to their
comments tonight. Instead, the Board/Commission might refer the matter to sta% for
consideration at a future meeting.
VIII.Reports/Recommendations
IX.Correspondence And Petitions
X.Chair And Member Comments
XI.Sta9 Comments
XII.Adjournment
The City of Edina wants all res idents to be c om fortable being part of the public
proc ess . If you need as sistance in the way of hearing ampli<c ation, an
interpreter, large-print documents or s om ething els e, pleas e c all 952-927-8861
72 hours in advanc e of the m eeting.
Date: O c tober 24, 2018 Agenda Item #: I V.A.
To:P lanning C ommission Item Type:
F rom:Liz O ls on, Administrative S upport S pecialist
Item Activity:
Subject:Minutes : P lanning C ommis s ion, O ctober 10, 2018 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:
P lease approve the October 10, 2018, P lanning C ommission Meeting Minutes.
I N TR O D U C TI O N:
Date: O c tober 24, 2018 Agenda Item #: V.A.
To:P lanning C ommission Item Type:
O ther
F rom:S cott Neal, C ity Manager
Item Activity:
Subject:Advisory Board & C ommission Minutes - S c ott
Neal
Information
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
I N TR O D U C TI O N:
C ity M anager, Scott Neal will inform the P lanning Commission on the format used for minutes for all of the
C ity's Advisory Boards and Commissions and C ity C ouncil.
Date: O c tober 24, 2018 Agenda Item #: VI.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:Kris Aaker Assistant P lanner
Item Activity:
Subject:Varianc e reques t B-18-29 for 4601 Meadow 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:
Approve the variance as requested.
I N TR O D U C TI O N:
A 33.6 -foot front yard setback variance 4601 M eadow Road
T he applicant is proposing to remodel the existing first floor and add a second story to the existing structure. T he
existing structure does not meet the required front yard setback along the west side of the property. A setback of
10 feet is provided from the west property line and is non-conforming. T he proposed second floor will be farther
from the front lot line at 14.1 feet from the front lot line than the existing setback. T he required front yard setback
is 47.7 feet bisects 3/4ths of the current home.
.
AT TAC HME N T S:
Description
Staff Report with attachments
Date: O c tober 24, 2018 Agenda Item #: VI.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:C omprehens ive P lan Amendment, P reliminary
R ezoning & P reliminary Development P lan; 7200 &
7250 F rance Avenue
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 requests.
I N TR O D U C TI O N:
S ee attached staff report.
AT TAC HME N T S:
Description
Site Location, Zoning, Comp. Plan, Height Overlay, Setbacks
Staff Report
Applicant Narrative
Southdale Dis trict Traffic Study
Proposed Plans Part 1 of 4
Proposed Plans Part 2 of 4
Proposed Plans Part 3 of 4
Proposed Plans Part 4 of 4
AFO review memo
AFO review memo
Applicant respons e to sketch & AFO comments
Wenck Traffic Study
The applicant, France Equities LLC is requesting a redevelopment of both 7200 & 7250 France
Avenue. As proposed the development would include the following:
Two buildings that would be 6-7-stories, 68-86.5 feet tall, with 309 units of
housing (apartments and rental townhomes) and underground parking. Units
would range from 1 to 3 bedroom units. There would be 590 parking spaces for
the uses.
Up to 30,000 square feet of retail on the first level of each building. There would
be 30 parking spaces adjacent to the retail uses behind the building.
Each building would have 2 levels of underground parking.
The Site Plan includes a north-south woonerf as shown in the Greater Southdale
Framework as the western promenade. This area provides a vastly improved
transition to the property to the west. (They woonerf would be 50-80 feet wide).
A row of ten 2-3 story for-sale townhomes is proposed on the west side of the
woonerf.
At grade townhomes that would have street level entrances to 72nd and the new
woonerf to activate the pedestrian areas.
Twenty percent (20%) of the unit area would be for affordable housing at 60%
AMI, which would meet the City’s Affordable Housing Policy.
October 24, 2018
Planning Commission
Cary Teague, Community Development Director
Comprehensive Plan Amendment, Preliminary Rezoning, & Preliminary Development
Plan for 7200 & 7250 France Avenue.
Information / Background:
STAFF REPORT Page 2
Sustainability. LEED or Green Globe designation would be pursued.
Shared connections from France Avenue and Gallagher Drive.
At grade townhomes that would have street level entrances to 72nd and the new
woonerf to activate the pedestrian areas.
Pedestrian and vehicular access is proposed around the perimeter if each building.
Bike circulation through the site.
Amenity terrace including a pool.
Primary vehicle access points would be off France Avenue, Gallagher Drive and 72nd Street.
A woonerf is proposed between 72nd and Gallagher and off France Avenue.
The applicant has gone through the sketch plan process, and the Greater Southdale Area
Development Principles were shared with the applicant. The City’s consultant for the
Greater Southdale Area Plan, Mic Johnson of AFO, Architecture Field Office provided a
sketch plan review as well. The applicant has responded to the development principles,
AFO’s comments, and feedback received from the sketch plan, and has revised the plans as
follows:
Narrow the woonerf from 75-95 feet to 50-75 feet.
Lower both corners to 60’ high by stepping back at 72nd street as well as Gallagher from six
stories to five stories which achieved the recommended 60’ height in both corners of
France Avenue.
No individual garage doors along the woonerf and 72nd street.
AFO has reviewed the revised plans (See attached memos dated October 17 & 18).
To accommodate the request the following is required:
Comprehensive Plan Amendment to increase the density in the OR, Office
Residential District from 30 units per acre to 60 units per acre; and
A Rezoning from POD-1, to PUD, Planned Unit Development.
Attached is the city attorney’s “pyramid of discretion.” This project is within the “green” zone,
meaning this is a legislative decision in which the City has significant discretion when reviewing this
application.
STAFF REPORT Page 3
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Senior Housing, Sunrise assisted living facility; zoned PSR-4, Planned Senior Citizen
District and guided OR, Office Residential.
Easterly: Macy’s Home Store; zoned PCD-3, Planned Commercial District and guided MXC,
Mixed Use Center.
Southerly: Office building; zoned POD-1, Planned Office District and guided OR, Office
Residential.
Westerly: Apartments; zoned PRD, Planned Residential District and guided High Density
Residential.
Existing Site Features
The subject property is 5.2 acres in size, contains two existing 4-story office buildings, a parking
ramp, surface parking and a wooded area. The parking ramp is in an extremely poor condition.
Planning
Guide Plan designation: OR, Office Residential.
Zoning: POD, Planned Office District
Parking
Based on the City Code requirement, Section 36-1311, 1 fully enclosed space and .75 surface
spaces are required per dwelling unit. (1.75 spaces per unit.) Therefore, the 169 unit apartment
would require 295 parking spaces; the 130 unit apartment would require 227 spaces; the 10
owner-occupied townhomes require 18 spaces; and the 30,000 square feet of retail requires
146 spaces. Therefore, 686 spaces are required between the two uses. The project would
provide 590 parking stalls, 540 of which would be underground, and 30 would adjacent to the
commercial uses and 20 would be for the owner occupied units. Wenck Associates conducted
a parking study and determined that the proposed parking spaces would be adequate for the
development. (See attached study.)
Site Circulation/Access/Traffic
Primary access to the proposed development would be off Gallagher Drive, France Avenue and
72nd Street. A right in and right out is proposed off France Avenue. This access would have to
be approved by Hennepin County, as France Avenue is a County Road. The County has
provided a preliminary review and found they would grant the access.
The connections off Gallagher and France would reduce traffic on 72nd Street, which was
required as part of a previous development proposal for the 7200 France site. To ensure that
this access is available to the property to the north, access easements would be established
over these drive aisles along the west and north lot lines.
STAFF REPORT Page 4
Wenck Consulting also conducted a traffic study. The study concludes that the existing
roadways can be supported by the project. The level of service at adjacent intersections would
not be impacted. (See attached traffic study.)
Landscaping
Based on the perimeter of the site, 55 overstory trees would be required. The proposed plans
show that over 100 new overstory trees would be planted. The existing 60 foot wide wooded
area adjacent to 72nd street would remain as a buffer to the west neighborhood. A full
complement of understory shrubs and bushes are also proposed.
Grading/Drainage/Utilities
The city engineer has reviewed the proposed plans and found them to be acceptable subject to
the comments and conditions outlined in the attached memo. A site improvement plan
agreement would be required to outline public vs. private responsibilities and ownership for
private improvement on public property. Any approvals of this project would be subject to
review and approval of the Nine Mile Creek Watershed District, as they are the City’s review
authority over the grading of the site.
Building/Building Material
The building materials would be a combination of stucco, architectural metal panels, stone, and
glass, with metal panel accents. The applicant will have a materials board for review at the
Planning Commission meeting.
Mechanical Equipment
Any rooftop and/or ground level equipment would have to be screened if visible from adjacent
property lines.
Loading Dock/Trash Enclosures
Loading area and trash enclosures would be on the inside of the building/parking ramp.
Shadow Study
As requested at sketch plan, the applicant completed a shadow study to determine impacts the
height of the buildings might have. As demonstrated, the biggest impact would be in the winter
months and there would be no impact to nearby single-family homes.
Building Height
The building height requirement for this site is 4 stories and 48 feet. (See attached building
height overlay district map.) The applicant is requesting flexibility from this standard through
the PUD rezoning.
STAFF REPORT Page 5
The City Code requirement for setbacks of buildings over six-stories in height from property
zoned R-1, Single Dwelling Unit District would be met for this project. Within the underlying
POD zoning district, the Edina City Code requires that buildings seven-stories tall be setback
four times the height of the building from the property line of single family homes. The building
height is 86.5 feet in the seven story portion of the building; therefore a 348-foot setback is
required. The distance as proposed would be 460 feet, therefore would be code compliant.
(See attached.)
Living Streets/Multi-Modal Consideration
Sec. 36-1274. - Sidewalks, trails and bicycle facilities.
(a) In order to promote and provide safe and effective sidewalks and trails in the City and
encourage the use of bicycles for recreation and transportation, the following
improvements are required, as a condition of approval, on developments requiring the
approval of a final development plan or the issuance of a conditional use permit pursuant
to article V of this chapter:
(1) It is the policy of the City to require the construction of sidewalks and trails
wherever feasible so as to encourage pedestrian and bicycle connectivity throughout
the City. Therefore, developments shall provide sidewalks and trails which adjoin the
applicant's property:
a. In locations shown on the City's sidewalk and trail plan; and
b. In other locations where the council finds that the provision of such sidewalks
and trails enhance public access to mass transit facilities or connections to other
existing or planned sidewalks, trails or public facilities.
(2) Developments shall provide sidewalks between building entrances and sidewalks
or trails which exist or which will be constructed pursuant to this section.
(3) Developments shall provide direct sidewalk and trail connections with adjoining
properties where appropriate.
(4) Developments must provide direct sidewalk and trail connections to transit
stations or transit stops adjoining the property.
(5) Design standards for sidewalks and trails shall be prescribed by the engineer.
(6) Nonresidential developments having an off-street automobile parking requirement
of 20 or more spaces must provide off-street bicycle parking spaces where
bicycles may be parked and secured from theft by their owners. The minimum
number of bicycle parking spaces required shall be five percent of the automobile
parking space requirement. The design and placement of bicycle parking spaces
and bicycle racks used to secure bicycles shall be subject to the approval of the
city engineer. Whenever possible, bicycle parking spaces shall be located within 50
feet of a public entrance to a principal building.
(b) The expense of the improvements set forth in subsection (a) of this section shall be
borne by the applicant.
The proposal to add over 300 units of housing on France Avenue with extensive pedestrian
walkway opportunities around the entire perimeter of the site would enhance the pedestrian
experience in the area. The plans are consistent with the vision document for the Greater
STAFF REPORT Page 6
Southdale Area by providing a 50 foot setback on France and 30 feet on Gallagher Drive. There
would be dedicated bike storage and a bike maintenance area on the first level of the project.
There would be pedestrian sidewalks around the perimeter of each building.
COMPLIANCE TABLE
While the applicant is proposing to rezone the site to PUD, the following table
demonstrates compliance with the underlying zoning:
*Not code compliant
City Standard (POD-1) Proposed
Building Setbacks
Front – France
Front – Gallagher
Front – 72nd Street
Front – 72nd (t-homes)
Side – West (t-homes)
Side – West (apartments)
R-1 Property
Setback
86.5 feet (based on height)
86.5 feet (based on height)
86.5 feet (based on height)
35 feet
35 feet
58 feet (based on height)
Twice the building height from a 5-6 story
building =116 feet required (based on 58
feet)
Four times the height from R-1 for 7 story
building = 344 required (based on 86.5 feet)
40 feet* (50 feet to curb)
20 feet* (30-50 feet to curb)
36-40 feet* (30-40 feet to curb)
25 feet* (30 to curb)
90 feet
50 feet*
320 feet
460 feet
Building Height Four stories and 48 feet 7 stories and 86.5 feet*
Maximum Floor
Area Ratio (FAR)
1.0% 1.7%*
Parking Stalls 309 enclosed (residential)
231 surface spaces
540 Total Residential
146 retail
Total = 686
590 proposed*
(540 underground)
Parking Stall Size 8.5’ x 18’ 8.5 x 18’
STAFF REPORT Page 7
Comprehensive Guide Plan Amendment – Density
To accommodate the request, the following Comprehensive Plan amendment is requested:
A Comprehensive Plan Amendment to increase the density in the OR, Office
Residential District from 30 units per acre to 60 units per acre. The Office
Residential area is located west of France Avenue and into the Pentagon Park
Area.
The OR, Office Residential Area allows up to 30 units per acre. This density is low given the
density that has been considered as part of the Greater Southdale Area Study. Densities that have
been contemplated to date have been 80-100 units per acre over the whole of the district. The
thinking behind that density has been to allow greater densities in between France and York (100-
150 units per acre; the CAC, Community Activity Center allows up to 105 units per acre, and the
MXC, Mixed Use Center allows up to 150 units per acre in the existing Comprehensive Plan); and
lesser densities 50-75 units per acre west of France and East of York. The City has allowed greater
densities on the east side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per
acre. On the west side of France, the Aurora on France project (senior housing) is 80 units per
acre.
Below is table of existing high density developments in the City. Note that the trend in multi-
family development is higher density. This is due to the high cost of land in Edina, the City’s
requirement for affordable housing, and the added cost of redeveloping a site with existing
buildings.
High Density Development in Edina
Development Address Units Units Per Acre
Yorktown Continental 7151 York 264 45
The Durham 7201 York 264 46
York Plaza Condos 7200-20 York 260 34
York Plaza Apartments 7240-60 York 260 29
The Waters Colonial Drive 139 22
6500 France – Senior
Housing
6500 France 188 80
Lennar - Onyx 6725 York 240 52
7250 France Project 7250 France 135 60
5000 France 5000 France 23 29
Hazelton Road Apartments 3650 Hazelton
Road
186 150
Bus Garage – Trammel Crow Eden Avenue 165 100
STAFF REPORT Page 8
The Collaborative Market Street 131 46
Gateway Point 66th & York 191 96
The Millennium 66th & York 372 60
Lincoln Residences 5901 Lincoln
Drive
250 30
Red – Indicates recent projects
Example Residential Density Ranges in Surrounding City’s Comprehensive Plans
City Range – Per Acre
Bloomington
Medium Density Residential 5-10
High Density Residential No limit
General Business 0-83
Commercial
(Community & Regional)
0-83
High Intense mix use 0-60
Airport South mix use 30-131
Richfield
Medium Density Residential 7-12
High Density Residential Minimum of 24
High Density Res./Office Minimum of 24
Mixed Use 50+
St. Louis Park
Medium Density Residential 6-30
High Density Residential 20-75 (PUD for high end)
Mixed Use 20-75 (PUD for high end)
Commercial 20-50
Minnetonka
Medium Density Residential 4-12
High Density Residential 12+
Mixed Use No range established (density
based on site location and site
conditions.)
Minneapolis
Medium Density (mixed use) 20-50
High Density (mixed use) 50-120
Very High Density(mixed use) 120+
The site’s location on an arterial roadway provides a good location for higher density. The
Comprehensive Plan currently suggests allowing higher density subject to proximity to utilities
capacity, level of transit service available, and impact on adjacent roads. Other desired items to
STAFF REPORT Page 9
allow greater density would include: Below grade parking, provision of park or open space,
affordable housing, sustainable design principles, pedestrian circulation, and podium height.
The proposed project would contain most of these elements. There is adequate utility capacity
available. A traffic study was done by Wenck Associates and concludes that there would be minimal
impact to the roads, and the existing roads could support the development. (See attached study.)
Additionally, WSB did a traffic study of the entire Southdale area and contemplated densities higher
than proposed. (See attached study.)
Underground parking would be included; the at-grade parking lot would be behind the retail/office
uses on the street; open space/public area is provided along the street fronts and the pedestrian
and vehicle access along the north and west lot lines. Affordable housing is proposed to exceed the
City of Edina policy by providing 20% of the units as affordable.
The trade-off in allowing more height and density includes:
A more creative site plan with improved site circulation and public space;
Collaborative design with parcel to the north (7200 France). The plans allow
access for the 7200 parcel to take traffic to be away from 72nd and the low
density residential area to the north and west;
Underground and hidden parking;
Improved pedestrian and vehicle access and connections;
Significant affordable housing provided within the development;
Pedestrian and bicycle oriented design would include bike and pedestrian
paths through the site to connect to the north and along France and
Gallagher.
The amendment to the Comprehensive Plan could be accomplished as follows:
OR
Office-Residential
No current examples in City.
Potential examples include
Pentagon Park area and other
I-494 corridor locations
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.
Upgrade existing streetscape and
building appearance, improve
pedestrian and transit
environment.
Encourage structured parking
and open space linkages where
feasible; emphasize the
enhancement of the pedestrian
environment.
12-30 residential dwelling units/acre. The City Council
may approve a project for up to 60 units per acre through a
PUD rezoning. Criteria to justify greater density includes:
Addressing the City’s Working Principles for Development
Building quality, meeting the city’s Affordable Housing Policy,
sustainability, pedestrian oriented development, additional
public space and public realm, provision of more green space,
underground parking, proximity to low density uses, utilities
capacity, level of transit service available, and impact on
adjacent roads.
Floor to Area Ratio may exceed 1.0 on a case by case
basis, subject to proximity to utilities capacity, level of
transit service available, and impact on adjacent roads.
Other desired items to allow greater density or density on
the high end of the residential housing range above,
would include: Below grade parking, provision of park or
open space, affordable housing, sustainable design
principles, provision of public art, pedestrian circulation,
and podium height.
STAFF REPORT Page 10
Planned Unit Development (PUD)
Per Section 36-253 the following are the regulations for a PUD:
1. Purpose and Intent. The purpose of the PUD District is to provide comprehensive
procedures and standards intended to allow more creativity and flexibility in site
plan design than would be possible under a conventional zoning district. The
decision to zone property to PUD is a public policy decision for the City Council
to make in its legislative capacity. The purpose and intent of a PUD is to include
most or all of the following:
a. provide for the establishment of PUD (planned unit development) zoning
districts in appropriate settings and situations to create or maintain a
development pattern that is consistent with the City's Comprehensive Plan;
b. promote a more creative and efficient approach to land use within the City,
while at the same time protecting and promoting the health, safety,
comfort, aesthetics, economic viability, and general welfare of the City;
c. provide for variations to the strict application of the land use regulations in
order to improve site design and operation, while at the same time
incorporate design elements that exceed the City's standards to offset the
effect of any variations. Desired design elements may include: sustainable
design, greater utilization of new technologies in building design, special
construction materials, landscaping, lighting, stormwater management,
pedestrian oriented design, and podium height at a street or transition to
residential neighborhoods, parks or other sensitive uses;
d. ensure high quality of design and design compatible with surrounding land
uses, including both existing and planned;
e. maintain or improve the efficiency of public streets and utilities;
f. preserve and enhance site characteristics including natural features, wetland
protection, trees, open space, scenic views, and screening;
g. allow for mixing of land uses within a development;
h. encourage a variety of housing types including affordable housing; and
i. ensure the establishment of appropriate transitions between differing land
uses.
The proposal would meet the purpose and intent of the PUD, as most all of the above
criteria would be met. The site is guided in the Comprehensive Plan for “Office Residential”
which allows for retail, office and housing. The proposal is a high quality residential
development that would enhance the surrounding area and add pedestrian activity to the
STAFF REPORT Page 11
area with housing on France Avenue. The proposed buildings would be a high quality
architectural metal, stone and glass. The proposal would meet the City’s affordable housing
policy to help provide additional affordable housing within the City.
2. Applicability/Criteria
a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses
allowed by administrative permit contained in the various zoning districts
defined in this Chapter shall be treated as potentially allowable uses within
a PUD district, provided they would be allowable on the site under the
Comprehensive Plan.
The proposed uses are all consistent with the Comprehensive Plan. As mentioned, the
site is designated as OR, Office Residential, which encourages a mixture of uses. Uses
include:
Offices, attached or multifamily housing.
Limited retail and service uses (not including “big box” retail),
Vertical mixed use should be encouraged, and may be required on larger sites.
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;
This project would be a true mixed use development with residential, retail and
office uses.
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;
As mentioned, the proposal includes vertical mixed uses.
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 proposal is to increase the allowed density in the OR District in the Comp.
Plan. The uses proposed are consistent with the uses allowed in the OR District.
The Comprehensive Plan encourages mixed use. The Wenck Traffic study concludes
that the surrounding roadways could support the use.
STAFF REPORT Page 12
iv. the setback regulation, building coverage and floor area ratio of the
most closely related conventional zoning district shall be considered
presumptively appropriate, but may be departed from to accomplish the
purpose and intent described in #1 above.
The table on page 6 shows how the proposed new buildings would comply with the
POD Zoning Ordinance Standards and the zoning standard in the new PUD-19
District. Flexibility is requested in regard to building height, setbacks, FAR and
parking standards. In relaxing these standards, the purpose and intent, as described
in #1 above would be met. The area would be vastly improved from existing
conditions on the site. The blighted parking ramp would be removed. The provision
of housing on France Avenue would increase pedestrian activity on France Avenue.
The use will bring more vibrancy to the area with a true mixed use project. The
applicant is providing twenty percent of the units for affordable housing within the
project.
PRIMARY ISSUES/STAFF RECOMMENDATION
Primary Issues
• Is the Comprehensive Plan Amendment regarding density reasonable for this site?
Yes. Staff believes the proposed amendment is reasonable for the following reasons:
1. Higher Densities are generally located on arterial roadways. The OR district is
generally located on France Avenue, which connects to both Crosstown 62 and I-
494.
2. The densities that have been contemplated as part of the Greater Southdale Area
Study have been 80-100 units per acre over the whole of the district. Higher Density
is contemplated in between France Avenue and York Avenue (100-150 units per
acre…the existing CAC area allows up to 105 units per acre, and the MXC, Mixed
Use Center allows up to 150 units per acre; and lesser densities 50-80 units per acre
west of France and East of York. The City has allowed greater densities on the east
side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per acre. On
the west side of France, the Aurora on France project (senior housing) is 80 units
per acre.
3. Density proposed is similar or less than density for mixed use areas for surrounding
communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St.
Louis Park.
4. Allowing higher densities allows the City greater opportunity to provide affordable
housing units, which would help the city to achieve its affordable housing goals. The
current Metropolitan Council goal for Edina is to build 878 new units by 2030.
STAFF REPORT Page 13
5. Traffic studies done by Wenk Associates and WSB concludes that densities
contemplated on the west side of France can be supported by the existing roadway
system.
• Is the proposal reasonable to justify the PUD rezoning of the site?
Yes. Staff believes the PUD is justified for the following reasons:
1. Addresses the Development Principles established in the Greater Southdale Area Planning
Framework Vision. The following principles are included:
Division of the property into smaller blocks to include pedestrian and vehicle access
and connection north/south and east/west;
Improved pedestrian connections to move people through and around the site. This
includes an improved sidewalk along all four lot lines;
Provides additional public space along France and Gallagher;
High quality design;
Improved pedestrian and bike experience at street level;
Public art; and
Affordable housing within the project. (20%)
2. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
a. Movement Patterns.
▪ Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
▪ Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-
scale lighting, and street furnishings (benches, trash receptacles, etc.)
▪ A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern
discussed above under “Issues” will call for guidelines that change the relationship
between parking, pedestrian movement and building placement.
b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure
and that complement area, neighborhood, and/or corridor context and character.
c. Support and enhance commercial areas that serve the neighborhoods, the City, and
the larger region.
d. Increase mixed-use development 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.
STAFF REPORT Page 14
f. Buildings should be placed in appropriate proximity to streets creating pedestrian
scale.
g. Building Placement and Design. Where appropriate, building facades should form a
consistent street wall that helps to define the street and enhance the pedestrian
environment. On existing auto-oriented development sites, encourage placement of
liner buildings close to the street to encourage pedestrian movement.
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 façade.
iv. Encourage or require placement of surface parking to the rear or side of
buildings, rather than between buildings and the street.
3. The proposal meets the City’s criteria for PUD zoning. (See pages 10-12 of this report.)
In summary the PUD zoning would:
a. Creates a more pedestrian-friendly development with the construction of improved
sidewalks and connections to the Promenade. The project would bring vibrancy to
the area.
b. The building would be of high quality architectural metal, stone, and glass.
c. Ensure that the buildings proposed would be the only buildings built on the site,
unless an amendment to the PUD is approved by City Council.
d. Project would significantly add to the City’s affordable housing stock by providing
20% 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.
4. The height increase is justified. The City Code requirement for setbacks of buildings
over six-stories in height from property zoned R-1, Single Dwelling Unit District would
be met for this project. Within the underlying POD zoning district, the Edina City Code
requires that buildings seven-stories tall be setback four times the height of the building
from the property line of single family homes. The building height is 86.5 feet in the
seven story portion of the building; therefore a 348 foot setback is required. The
distance as proposed would be 460 feet, therefore would be code compliant.
5. The existing roadways and parking would support the project. Wenck Associates
conducted a traffic and parking impact study, and concluded that the proposed
development could be supported by the existing roads and proposed parking.
STAFF REPORT Page 15
Staff Recommendation
Comprehensive Plan Amendment
Recommend that the City Council approve the requests for Comprehensive Plan Amendments as
follows:
A Comprehensive Plan Amendment to increase the density in the OR, Office
Residential District in the Greater Southdale Area from 30 units per acre to
60 units per acre; and
Approval is subject to the following findings:
1. Higher Densities are generally located on arterial roadways. The OR district is
generally located on France Avenue, which connects to both Crosstown 62 and I-
494, and 77th street which connects over to Highway 100. Both 77th and France are
arterial roadways. The density is consistent with the AUAR densities contemplated
for this area.
2. The densities that have been contemplated as part of the Greater Southdale Area
Study have been 80-100 units per acre over the whole of the district. Higher Density
is contemplated in between France Avenue and York Avenue (100-150 units per
acre…the existing CAC area allows up to 105 units per acre, and the MXC, Mixed
Use Center allows up to 150 units per acre); and lesser densities 50-80 units per
acre west of France and East of York. The City has allowed greater densities on the
east side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per acre.
On the west side of France, the Aurora on France project (senior housing) is 80
units per acre.
3. Density proposed is similar or less than density for mixed use areas for surrounding
communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St.
Louis Park.
4. Allowing higher densities allows the City greater opportunity to provide affordable
housing units, which would help the city to achieve its affordable housing goals. The
current Metropolitan Council goal for Edina is to build 878 new units by 2030.
5. The traffic studies done by Wenk Associates and WSB concludes that densities
contemplated on the west side of France can be supported by the existing roadway
system.
Preliminary Rezoning to PUD & Preliminary Development Plan
Recommend that the City Council approve the Preliminary Rezoning from POD, Planned Office
District to PUD-19, Planned Unit Development District, and Preliminary Development Plan for
7200 & 7250 France Avenue. Approval is subject to the following findings:
STAFF REPORT Page 16
1. The proposed land use is consistent with the Comprehensive Plan.
2. The proposed buildings would be a high quality brick, stone and glass, designed to mix and
blend with existing buildings in the area.
3. The PUD would ensure that the building proposed would be the only building built on the
site, unless an amendment to the PUD is approved by City Council.
4. Addresses the Development Principles established in the Greater Southdale Area Planning
Framework Vision. The following principles are included:
Division of the property into smaller blocks to include pedestrian and vehicle access
and connection north/south and east/west;
Improved pedestrian connections to move people through and around the site. This
includes an improved sidewalk along all four lot lines;
Provides additional public space along France and Gallagher;
High quality design;
Improved pedestrian and bike experience at street level;
Public art; and
Twenty percent (20%) of the project would dedicated for affordable housing within
the project.
5. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
a. Movement Patterns.
▪ Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
▪ Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-
scale lighting, and street furnishings (benches, trash receptacles, etc.)
▪ A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern
discussed above under “Issues” will call for guidelines that change the relationship
between parking, pedestrian movement and building placement.
b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure
and that complement area, neighborhood, and/or corridor context and character.
c. Support and enhance commercial areas that serve the neighborhoods, the City, and
the larger region.
d. Increase mixed-use development where supported by adequate infrastructure to
minimize traffic congestion, support transit, and diversify the tax base.
e. Increase pedestrian and bicycling opportunities and connections between
neighborhoods, and with other communities, to improve transportation
infrastructure and reduce dependence on the car.
f. Buildings should be placed in appropriate proximity to streets creating pedestrian
scale.
g. Building Placement and Design. Where appropriate, building facades should form a
consistent street wall that helps to define the street and enhance the pedestrian
environment. On existing auto-oriented development sites, encourage placement of
liner buildings close to the street to encourage pedestrian movement.
STAFF REPORT Page 17
v. Locate prominent buildings to visually define corners and screen parking lots.
vi. Locate building entries and storefronts to face the primary street, in addition to
any entries oriented towards parking areas.
vii. Encourage storefront design of mixed-use buildings at ground floor level, with
windows and doors along at least 50% of the front façade.
viii. Encourage or require placement of surface parking to the rear or side of buildings,
rather than between buildings and the street.
6. The height increase is justified. The City Code requirement for setbacks of buildings
over six-stories in height from property zoned R-1, Single Dwelling Unit District would
be met for this project. Within the underlying POD zoning district, the Edina City Code
requires that buildings seven-stories tall be setback four times the height of the building
from the property line of single family homes. The building height is 86.5 feet in the
seven story portion of the building; therefore a 348-foot setback is required. The
distance as proposed would be 460 feet, therefore would be code compliant.
7. The existing roadways and parking would support the project. WSB conducted a traffic
and parking impact study, and concluded that the proposed development could be
supported by the existing roads and proposed parking.
8. The proposal meets the City’s criteria for PUD zoning. The PUD zoning would:
a. Create a more pedestrian-friendly development with the construction of improved
sidewalks and connections to the Promenade. The project would bring vibrancy to
the area.
b. The building would be of high quality architectural metal, stone, and glass.
c. Ensure that the buildings proposed would be the only buildings built on the site,
unless an amendment to the PUD is approved by City Council.
d. Project would significantly add to the City’s affordable housing stock by providing
20% 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.
9. The proposed uses would be a significant upgrade to the current buildings on the site.
The existing parking ramp is in a very poor state of repair.
Approval is subject to the following Conditions:
1. The Final Development Plans must be generally consistent with the Preliminary Development
Plans dated September 25, 2018, and the materials board as presented to the Planning
Commission. Final Plans must be consistent with Architecture Field Office recommendations dated
October 17, 2018 regarding building setbacks over 60 feet. The building above 60 feet in height must
be stepped in 10 feet.
STAFF REPORT Page 18
2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of
the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be
submitted for one and one-half times the cost amount for completing the required
landscaping, screening, or erosion control measures at the time of any building permit.
3. Provision of code compliant bike racks for each use near the building entrances.
4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City
Code.
5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require
revisions to the approved plans to meet the district’s requirements.
7. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of Final
Approval.
8. County approval of the right-in, right out on France Avenue.
9. Of the proposed housing units, 20% of the area must be dedicated for affordable housing and
meet the conditions of the City’s affordable housing policy.
10. Compliance with all of the conditions outlined in the director of engineering’s memo dated
October 19, 2018.
11. Compliance with the Wenck Associates Traffic & Parking Study recommendations.
12. Subject to the Zoning Ordinance Amendment creating the PUD-19, Planned Unit
Development for this site.
13. Metropolitan Council approval of the Comprehensive Plan Amendment regarding density.
14. Dedication of public access easements along the west and north lot line subject to review and
approval of the city engineer. The easement shall provide pedestrian and vehicular access to
the property to the north, 7200 France Avenue.
15. Final Plans must be consistent with Architecture Field Office recommendations dated
October 17, 2018 regarding building setbacks over 60 feet. The building above 60 feet in
height must be stepped in 10 feet.
Deadline for a city decision: January 15, 2018
DJR
ARCHITECTURE INC.
City of Edina Site Plan - 09.24.2018
FRANCE AVE. MIXED USE
7200 & 7250 France Avenue South
Edina, MN 55435
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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Table of Contents Contents
Introduction
Table of Contents
A Key Mixed-Use on France
Vicinity Map
Current Site Conditions
Site Analysis - Zoning
Site Analysis - Land Use
Bike Paths
Nine-Mile Creek Regional Trail
Sketch Vision
Southdale Height Study
Panorama
Topography
Size Comparison
Survey
Existing Conditions
Proposed Development
Masterplan
Stacking Diagram
Site Data
Site Plan
Circulation Diagrams
Site Nodes and Water Retention Diagrams
Model Views
Sun Studies
Aerial View Looking South
Architect
333 Washington Avenue N, Suite 210
Minneapolis, MN 55401
Design Team
Owner/Developers
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3
4
5
6
7
8
9
10
11
12
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15
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21
24
25
26
27
28-29
30-31
32-37
38
Landscape Architect
530 N 3rd St., Suite 120
Minneapolis, MN 55401
Civil Engineer
4931 West 35th St, Suite 200,
St Louis Park, MN 55416
Site
7200 & 7250 France Avenue S.FRANCE AVENUEFrance Equities LLC
CPEC EXCH 39560/61
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• Low density
• Separated building uses
• Car-dependent
• Inefficient
• Exclusive and isolating
From To
• Sensible higher density
• Mixed-use, “total lifestyle”
• Highly mobile; walking, biking,
driving (and being driven)
• Inclusive and connecting
• Sustainable and connected to
nature
• A next step for existing residents
to move to...
• ... and new residents to join the
Edina community
France Avenue Mixed-UseDJR
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Vicinity Map
Vicinity Map
Gallagher Drive Looking West
W 72nd Street Looking West
France Avenue Looking South
France Avenue Looking North
Site
9-mi Creek Regional Trail
Edina Promenade/Bike path
France Ave S
Hwy. 100 & 62; I-494
Key
N
Site Description
The project site is composed two parcels along France
Avenue South:
Site A is the 7200 France Ave South on the west side
of France Avenue S which is 152,751 sf/3.51 ac and
is currently occupied by a blighted office building with
surface parking and a natural tree grove to the west.
Site B is the 7250 France Ave South on the west side
of France Avenue S which is 73,079 sf/1.68 ac and is
currently occupied by a blighted office building and two
level parking structure.
The project comprises the ‘missing link’ in an extensive
network of pedestrian walkways and vehicular access
points, as well as a center point in Edina’s primary com-
mercial corridor between Highway 62 (Crosstown) on
the north and Interstate 494 to the south.
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Current Site Conditions
2. Existing Building at 72001. France Avenue Looking South
4. Existing Parking Structure at 7250
5. Existing Building at 7250 6. France Avenue Looking North
3. Existing Surface Parking
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R-1
R-2
PRD-4
PCD-3
POD-1
PUD
PSR-4
MDD-6
Key - Zoning
Site Analysis- Zoning
Zoning per City of Edina
N
Sec. 36-578 (POD District)
(1) Maximum building coverage: 30 percent of the tract.
(2) Maximum floor area ratio: 0.5 percent of the tract.
(3) Setbacks shall be measured from the boundary of the tract:
Front Street: 35 feet*
Side Street: 35 feet*
Interior Side Yard: 20 feet*
Rear Yard: 20 feet*
(4) Maximum Building Height
POD-1: HOD-4, 4 stories or 48’, whichever is less
Sec. 36-579 Special Requirements
In addition to the general requirements described in article XII,
division 2 of this chapter, the following special requirements
shall apply:
(1) Increased setbacks. The front street or side street setback
shall be increased to not less than 50 feet when the principal
use is located across the street from an R-1 district used for resi-
dential purposes. When the Planned Office District is an integral
part of either a Planned Industrial District or a Planned Commer-
cial District, the front street setback and the side street setback
shall be not less than those prescribed for the major district.
(2) Proximity to R-1 district. The following minimum distance
shall be provided between the closest point of the office building
closest to an R-1 district and the nearest lot line of an R-1 district
used for residential purposes:
5-6 stories - Twice the building height of the office building
7-8 stories - Four times the building height of the office building
9 or more stories - Six time the building height of the office build-
ing
(3) Building design and construction. In addition to other restric-
tions of this section and article III of chapter 10, the use, con-
struction, alteration or enlargement of any building or structure
within the Planned Office District shall meet the following
standards:
a. All exterior wall finishes on any building shall be one or a com-
bination of the following:
1. Face brick;
2. Natural stone;
Relevant Codes per City of Edina
Sec. 36-579 (cont.)
3. Specially designed precast concrete units, if the
surfaces have been integrally treated with an applied decorative
material or texture;
4. Factory fabricated and finished metal framed panel
construction, if the panel materials are any of those noted in
subsections (3)a.1 through 3 of this section; or
5. Glass or pre finished metal (other than unpainted
galvanized iron).
b. All subsequent additions, exterior alterations and accessory
buildings constructed after the erection of an original building
shall be constructed of materials comparable to those used in
the original construction and shall be designed in a manner
conforming to the original architectural design and general ap-
pearance.
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France Avenue Mixed-Use
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Site Analysis- Land Use
Single-Family
Duplex
Multi-Family
Mixed-Use
Retail
Office
Senior Living
Key - Usage
Land Use
N
France Avenue Southdale Area Working Principles
Allow latitude to gain tangible and intangible outcomes aligned
with the district principles.
Advance quality through thoughtful and artful design of buildings
and publicly accessible spaces, highlighted human activity, and
enhanced economic vibrancy.
Look beyond baseline utilitarian functions of a single site to
create mutually supportive and forward-looking infrastructure
sustaining the district.
Foster a logical, safe, inviting and expansive public realm facili-
tating movement of people within and to the district.
Encourage parcel-appropriate intensities promoting harmonious
and interactive relationships without “leftover” spaces on sites.
Advance human and environmental health as the public and
private realms evolves.
Embrace purposeful innovation aimed at identified and antici-
pated problems.
Promote well-balanced aggregations of “come to” and “stay at”
places focused on human activity and linked to an engaging
public realm.
Ensure every component contributes to the sustained economic
vitality of the district and the community.
Give-to-Get; Plan & Process
Edina Cultural Preferences; Identity
District Function
Comprehensive Connections; Movement
Site Design; Transitions
Health
Innovation
Land Use; Live-able Precincts
Economic Vitality
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Bike Paths
The Nine Mile Creek Regional Trail meanders past its namesake
Creek, and through the wetlands and woodlands of the
Edina area including the newly master planned Fred Richards
Park. When complete, the trail will travel from Hopkins through
Edina and Richfield, connecting to the Nokomis-Minnesota
River Regional Trail in Richfield and the Minnesota River Bluffs
LRT Regional Trail in Hopkins.
The Trail will extend 15.3 miles when complete. The sizes occupy
a key crossroads for this regional infrastructure and provide an
opportunity to create a signature landmark for the Edina com-
munity.
Nine Mile Creek Regional Trail
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WEST 76TH
S
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PARKLAW
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Nine Mile Creek Bike Trail in Southdale Area
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Nine-Mile Creek Regional Trail
Nine Mile Creek
Regional Trail
Bike Route
Bus Line
Bus Station
Key
Trail at intersection of France and Gallagher Nine Mile Creek Regional Trail, Edina East Sec. - Three Rivers Park District
Current Investment - Bridge spanning Hwy. 100 north of Interstate 494 (finished)
N
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Sketch Vision
Sketch Vision from Southdale Study (2016)
*from dated March 18th, 2016
Proposed
Site
Edina Southdale Re-visioning Plan:
• Build upon existing assets
• Improve access
• Walkable
• Human-scaled
• Architecturally varied
• Mixed-use
• Family friendly
• Green
• Summer city
• Winter city
• Connected
• A destination
DJR
ARCHITECTURE INC.
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Southdale Height Study
>200 ft
100-200 ft
<100 ft
Key
N
Southdale Height Study
Site
1. The Edina Towers:154 ft.2. Point of France: 130 ft
4. The Westin Edina Galleria: 215 ft3. One Southdale Place: 115 ft 5. The Durham: 118 ft
7. Brookdale Edina: 190 ft 8. Yorktown Continental: 105 ft6. Minnesota Center: 207 ft
1
2
3
4
5
6
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SITE
1 2
1 2
Gallagher Dr
France Ave SW 72nd St
Panorama- 7200&7250 France Ave
1. West View from France Ave
2. East View from France Ave
Across From Project Site
Project Site
N
Key Plan
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Panorama- 7200&7250 France Ave
3. North View from Gallagher Dr
4. South View from Gallagher Dr
Project Site
Across From Project Site
Key Plan
SITE
1 2
1 2
Gallagher Dr
France Ave SW 72nd St
N
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Topography
7200 & 7250 France Avenue S
The site is located to the west of South France Ave
and in between the West 72nd St and the Gallagher
Dr. There is a 24-foot elevation difference from
the high point of the site to the low point of the site
which provides suitable conditions for underground
parking.
Topography @ 2’ contours from Hennepin County GIS
Existing Topography
N
High Point
+860.00 ft
Low Point
+836.00 ft
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Size Comparison
7200/7250 France Avenue Total Area: 225,831 sf/ 5.18 ac One Southdale Place Total Area: 222,919 sf/ 5.12 ac
N N
SITE One
Southdale
France Avenue Mixed-UseDJR
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Survey - 7200 France Avenue South
Survey-2008
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France Avenue Mixed-Use
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Survey - 7250 France Avenue South
4 Story Glass and Concrete Building
7250 France Ave S, Edina, MN 55435
Concrete Foundation Area: 13,947 Sq. Ft.
N89°51'35"W 300.00
S00°11'54"E 268.99N75°01'42
"
E
5
6
.
4
1
121.79
Δ=14°46'24"
R=472.36
N89°48'06"E 125.00 N00°11'54"W 237.2293.15
148.095.75
1.6686.94 150.67Gallagher Drive France Ave(A Public R/W)(A Public R/W)2 Story Parking Ramp Below
Access to 2 Story Parking Ramp BelowDESCRIPTION OF PROPERTY SURVEYED
Parcel 1:
Lot 44, Block 1, Oscar Roberts First Addition, Hennepin County, Minnesota. Torrens Property
Parcel 2:
Together with the benefit of Easement for flowage and drainage of surface waters dated November 12, 1971, filed February 8, 1972, as Document
No. 1022380.
Parcel 3:
Together with the benefit of Easement for flowage and drainage of surface waters dated November 10, 1971, filed February 8, 1972, as Document
No. 1022381.
ALTA/NSPS Land Title Survey Notes
(numbered per Table A)
1.Bearings are based on the Hennepin County Coordinate System.
2.Site Address: 7250 France Ave S, Edina, MN 55435.
3. This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance
Rate Map, Community Panel No. 27059C0452F, effective date of 11-04-16.
4.The Gross land area is 73,298+/- square feet or 1.683 +/- acres.
5. Elevations are based on the top nut of the hydrant located at the southwest corner of the property, as shown hereon, having an
elevation of 862.76 feet (NGVD 1929).
6. The current Zoning for the subject property was not provided by the insurer. Please note that the general restrictions for the
subject property may have been amended through a city process. We could be unaware of such amendments if they are not in a
recorded document provided to us. We recommend that a zoning letter be obtained from the Zoning Administrator for the
current restrictions for this site.
11. We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the
following sources: plans obtained from utility companies, plans provided by client, markings by utility companies and other
appropriate sources. We have used this information to develop a view of the underground utilities for this site. However,
lacking excavation, the exact location of underground features cannot be accurately, completely and reliably depicted. Where
additional or more detailed information is required, the client is advised that excavation may be necessary. Also, please note
that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property.
SURVEY REPORT
1. This map and report was prepared with the benefit of a Loan Policy for Title Insurance issued by Old Republic National Title
Insurance Company, File No. 552885, dated June 1, 2017. We note the following with regards to Schedule B of the herein referenced
Title Commitment:
a. Item no.'s 1-3 are not survey related.
b. The following are numbered per the referenced title Commitment:
3.Drainage and utility easements(s) as shown on the recorded Plat of Oscar Roberts First Addition. As shown hereon.
4. The following appears as a Memorial on the Certificate of Title:
Easement for flowage and drainage of surface waters dated November 12, 1971, filed February 8, 1972, as Document
No. 1022380. This easement is located over the northerly adjoining property as shown hereon.
5. The following appears as a Memorial on the Certificate of Title:
Easement for flowage and drainage of surface waters dated November 10, 1971, filed February 8, 1972, as Document
No. 1022381. This Easement is located over the northeast portion of the westerly adjoining property as shown
hereon.
6.Easement for flowage and drainage of surface waters dated January 28, 1972, filed February 8, 1972, as Document
No. 1022382. This easement is located over the north 5 feet of the subject property as shown hereon.
7.Easement for public road purposes, in favor of the Village of Edina dated May 20, 1972, filed May 31, 1972, as
Document No. 1032483. This easement is located in the southeast corner of the subject property, as shown hereon.
8.Easement for highway signal, in favor of County of Hennepin filed July 15, 1983, as Document No. 1524065. This
easement is shown along the southerly line of the subject property, as shown hereon.
9.Easement for highway signal, in favor of County of Hennepin filed July 15, 1983, as Document No. 1524066. This
easement is shown along the southerly line of the subject property, as shown hereon.
10.Easement for highway signal, in favor of County of Hennepin filed July 15, 1983, as Document No. 1524067.This
easement is shown along the southerly line of the subject property, as shown hereon.
11.Easement for highway signal, in favor of County of Hennepin filed July 15, 1983, as Document No. 1524068. This
easement is shown along the southerly line of the subject property, as shown hereon.
2. Conflicts such as (but not limited to): encroachments, protrusions, access, occupation, and easements and/or servitudes:
a.There is a sidewalk that located partially on the subject property in the southwest corner of the site as shown hereon.
b.there is a driveway that encroached the northeasterly portion of the site, as shown hereon.
c. There is a bituminous driveway that is accessing the northerly and adjoining property without an easement, as shown hereon.
ALTA CERTIFICATION
To: France Equities, LLC, a Minnesota limited liability company; Commerce Bank, a Minnesota chartered bank, its successors and/or
assigns as their respective interests may appear; and Old Republic National Title Company:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard
Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3,
4, 6, 8, and 11 of Table A thereof. The field work was completed on February 9th, 2018.
Dated this 14th day of February, 2018.
________________________________________________________
Rory L. Synstelien Minnesota License No. 44565
rory@civilsitegroup.com
OVERHEAD UTILITIES
FIBER OPTIC
SANITARY SEWER
STORM SEWER
TELEPHONE LINE
CABLE LINE
WATERMAIN
ELECTRIC LINE
GASMAIN
CHAINLINK FENCELINE
GUARDRAIL
SIGN
SANITARY MANHOLE
STORM MANHOLE
CABLE TV BOX
TELEPHONE MANHOLE
ELECTRIC TRANSFORMER
TELEPHONE BOX
TRAFFIC SIGNAL
GAS METER
ELECTRICAL METERWOODEN FENCELINE
WATER MANHOLE
WATER VALVE
BARBED WIRE FENCE
AIR CONDITIONER
BOLLARD
SOIL BORING
CLEAN OUT
CATCH BASIN
ELECTRIC BOX
HANDHOLE
ELECTRIC MANHOLE
GAS VALVE
FLAG POLE
HANDICAP SYMBOL
FOUND IRON MONUMENT
HYDRANT
CAST IRON MONUMENT
SET IRON MONUMENT
FLARED END SECTION
Linetype & Symbol Legend
POWER POLEBLOCK RET WALL
UTILITY MANHOLE
VICINITY MAP7250 France Ave7250 France Ave, Edina, MN 55435333 washington avenue north, suite 210 union plaza, minneapolis, mn 55401DJR Architecture, Inc.PROJECT4931 W. 35TH ST. SUITE 200
ST. LOUIS PARK, MN 55416
CivilSiteGroup.com
Matt Pavek Pat Sarver
763-213-3944 952-250-2003
PROJECT NO.: 18033
COPYRIGHT 2017 CIVIL SITE GROUP INC.c
44565
RORY L. SYNSTELIEN
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED LAND SURVEYOR UNDER THE
LAWS OF THE STATE OF MINNESOTA.
2-14-18
REVISION SUMMARY
DATE DESCRIPTION
V1.0
ALTA/NSPS LAND
TITLE SURVEY
3-19-18 ADDED TREES
. .
. .
. .
. .
. .
40102001040
SCALE IN FEET
N
N
Survey-2007
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
18
Existing Conditions - 7200 France Avenue
The western property line on the proposed site is bordered by an
existing tree grove on the 7200 parcel and a retaining wall and
existing parking structure on the 7250 parcel.
West Property Line
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
19
Existing Conditions - 7250 France Avenue
The western property line on the proposed site is bordered by an
existing tree grove on the 7200 parcel and a retaining wall and
existing parking structure on the 7250 parcel.
West Property Line
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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Existing Conditions - The Cedars
West Property Line
The western property line on the proposed site is bordered by a
n apartment complex known as The Cedars of Edina .
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
21
The Proposed Project
7200 & 7250 France Avenue S
09.24.2018
285-310 Apartments+ 10 Town-Homes + 30,000 sf Commercial
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
22
Overall Perspective 1
Rendering viewing South entrance from Gallagher to the West Promenade
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
23
Overall Perspective 2
Rendering viewing South entrance from 72nd to the West Promenade
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
24
Overall Masterplan
Overall Masterplan
N
France Avenue Mixed-Use
The concept of Mixed-Use Living is to place increased density at
appropriate locations within the Southdale Area and provide the
vital links between the neighborhoods that allow the density to fit
within the urban fabric correctly.
Incorporating the Woonerfs concept to the West Promenade al-
lows a perfect hybrid of live, work and relaxed in a well-balanced
neighborhood.
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
25
Stacking Diagram
86'
-
6"RESIDENT
IAL
RETAIL
76' - 6"RESIDENTIALRETAILRESIDENTIALRETAIL88' - 6"20' - 0"Overall Summary
Stacking Diagram
Retail
Residential
Key
Proposed (GSF)Floors
Residential 337,710 6
For Sale Town-homes 25,000 2
Retail 28,256 1
Parking 230,910 3
Total 621,876
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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Summary - Site Data
PID: 3102824140001
Address: 7200 France Avenue S.
Area: 152,751 SF (3.51 acres)
Zoning: POD-1
FAR: 0.5
Height Overlay: HOD-4, 4 stories or 48’, whichever is less.
Legal Designation: The N 325 Ft Of The E 520 Ft Of Se 1/4 Of
Ne 1/4 Ex Road
Proposed:
Area/FAR: 201,997 SF (1.29 FAR)
Height: 86’-6” to top of deck
Density: 145-165 units (40-50 units per acre)
PID: 3102824140015
Address: 7250 France Avenue S.
Area: 73,080 SF (1.68 acres)
Zoning: POD-1
FAR: 0.5
Height Overlay: HOD-4, 4 stories or 48’, whichever is less.
Legal Designation: Oscar Roberts First Addition Lot 004 Block
001 EX Street
Proposed:
Area/FAR: 170,848 SF (2.32 FAR)
Height: 86’-6” to top of deck
Density: 125-145 units (75-86 units per acre)
Site A Data
Site B Data
Street View from France Ave
Overall Proposed:
Area/FAR: 372,845 SF (1.65 FAR)
Height: 86’-6” to top of deck
Density: 265 - 335 units (51-64 units per acre)
Site A Area Table (7200 France)Site B Area Table (7250 France)
7250 Floor Use GSF Apts TH Units Park Spaces 7200 Floor Use GSF Apts TH Units Park Spaces
L1 38,140 L1 45,709
Parking (TH) 11,286 14 Parking (TH)16,988 16
Rental Town-homes 7,317 8 Rental Town-homes 11,523 14
Retail A 4,877 Retail C 5,765
Retail B 11,433 Retail D 6,181
L2 Apartments 28,801 20 L2 Apartments 37,105 32
L3 Apartments 28,801 28 L3 Apartments 31,257 34
L4 Apartments 28,801 28 L4 Apartments 31,257 34
L5 Apartments 26,340 27 L5 Apartments 31,257 34
L6 Apartments 18,565 19 L6 Apartments 19,962 21
L7 Apartments 3,000 L7 Apartments 5,450
TOTAL 170,848 122 8 TOTAL 201,997 155 14
PARK Floor Use GSF Apts TH Units Park Spaces T.H.Floor Use GSF Apts TH Units Park Spaces
P2 Parking 115,455 270 4 Sale L1 Townhomes 12,500 10 20
P1 Parking 115,455 270 L2 Townhomes 12,500
TOTAL 230,910 540 TOTAL 25,000 20
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
27
Masterplan
Site Description
Masterplan
N
80’
40’
50’
55’
25’
N
The site is composed of two parcels, 7200 and 7250 France
Avenue. The 7200 parcel (Site A) is proposed to be a mixed-
use building, 6 floor with few aprtments that have a mezanine
level, and steps down to a 2 story town-homes to the West. The
building will house 138 units, 14 rental town home units, 10 for
sale Town-houses and approximately 13,000 SF of Retail along
France Avenue.
The 7250 parcel (Site B) is proposed to be a 6 story mixed-use
building which will house 117 residential units, 8 rental town-
home units and approximately 16,300 SF of retail along France
Avenue
Both buildings will also have 2 levels of underground parking
which will be accessible from either the road connecting from
France Avenue to the West Promenade and from the West
Promenade. The two buildings will also have access to on grade
parking for the town home units.
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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Vehicular Circulation Diagram
Site - Vehicular Circulation
Vehicular Circulation
Parking Entr ances
Transit Stops
Controlled Intersections
Vehicular Circulation
N
The concept of the vehicular circulation was to provide very ac-
cessible internal circulation off of France Avenue and Gallagher
Drive which can be easily managed with the phasing of the proj-
ect. There are drop-off locations on the West Promenade and
the street connecting from France Ave to the West Promenade
(retail/residential). There are multiple transit stops adjacent to
the project which are located at the intersection of France and
Gallagher and the intersection of France and 72nd.
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
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Pedestrian/Bike Circulation Diagram
Site - Pedestrian & Bike Circulation
Bike Circulation
Pedestrian Circulation
Pedestrian/Bike Circulation
N
The concept of the pedestrian and bike circulation on site was
based on the Woonerf concept. Pedestrian circulation starts on
France Avenue and spills onto the parallel Woonerf (the West
Promenade) through 72nd, Gallagher and a mid-block connect-
ing France Avenue to the West Promenade. The Woonerf is a
pedestrian oriented street with plenty of social activities and
places for rest and socializing. The Townhomes on the East and
for sale Town-Houses on the west of the Woonerf are both fac-
ing the pedestrian oriented street and a vehicular street allows
access from the south of the two sites on Gallagher to 72nd on
the north. This access holds one of the two underground parking
accesspoints.
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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Anticipated Nodes Diagram
Site - Nodes
Vehicular Circulation
Anticipated Nodes
Linear Node
N
Along the pedestrian main path, both on France Avenue and the
Woonerf, there are few places that are anticipated to be a place
of converging traffics and therefore become nodes. Few nodes
will develop along France Ave. retail face and a landscape point
of interest would be developed, as well as the Woonerf’s public
plaza and stair entry to 72nd plaza.
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
31
Water Retention Diagram
Water Flow and Retention
Water Flow Direction
Water Retention
Pedestrian/Bike Circulation
N
The 7200 site has a major elevation drop which acts as a natu-
ral water retention place. water from all the sur-roundings sites
flow onto the center of the site as shown on the diagram.
a water retention system is designed below the woonerf and to-
gether with on grade water retention solutions such as bioswale
designed planters and paving will hold the sufficient amount of
water according to a hundred-year flood planning.
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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72nd and France Avenue Perspective
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
33
Gallagher and France Avenue Perspective
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
34
Gallagher and France Avenue Street View
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
35
7200 Public Plazza
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
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7200 Public Plazza
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
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72nd and France Avenue Perspective
France Avenue Mixed-UseDJR
ARCHITECTURE INC.
38
Shadow Studies
9 am 12 pm 3 pm Spring Equinox
March 20
Summer Solstice
June 21
Winter Solstice
December 22
7200 & 7250 FRANCE AVE7200-7250 FRANCE AVE. NORTH, EDINA, MINNESOTACITY SUBMITTALPROJECT TEAMOWNEROWNERARCHITECTDJR Architecture, Inc.333 Washington Avenue NUnion Plaza, Suite 210Minneapolis, MN 55401Contact: Sheldon Berg, AIA LEED AP612.676.2700612.676.2796 (fax)sberg@djr-inc.comLANDSCAPECIVILFrance Equities, LLC10296 182nd St. WestLakeville, MN 55044Civil Site Group4931 W. 35th Street,Suite 200St. Louis Park, MN 55416Contact: David Knaeble, PE.763.234.7523Dknaeble@civilsitegroup.comConfluence530 North Third Street,Suite 120Minneapolis, MN 55401Contact: Brad Aldrich, PLA LEED AP BD+C, ASLA612.333.3702 X503BAldrich@thinkconfluence.comPARKINGLEVEL P2LEVEL P1TOWNHOMES (LEVEL P1)7200 (LEVEL 1)7250 (LEVEL 1)SPACES270270201614590TOTALARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONG000COVER SHEETEDINA, MINNESOTA17-1249/24/2018RW7200 & 7250 France Ave.Approver9/24/2018DesignerSHEET INDEXPRE 1.00 LEVELS P1 & P2PRE 1.01 LEVEL 1PRE 1.02 LEVEL 2PRE 1.03 LEVEL 3PRE 1.04 LEVEL 4PRE 1.05 LEVEL 5PRE 1.06 LEVEL 6PRE 1.07 LEVEL 7PRE 2.00 EXTERIOR ELEVATIONS - 7200PRE 2.01 EXTERIOR ELEVATIONS - 7250PRE A200 EXTERIOR ELEVATIONS - TOWNHOMES
ELEVATOR LOBBYELEV.RESIDENTIAL ELEVATOR ELEVATOR LOBBYSTAIR ASTAIR BSTAIR CTRASH /RECYCLING MECH.STAIR ASTAIR BSTAIR CMECH.MECH.UPUP30' - 9"20' - 0"75' - 2 1/2"220' - 10"27' - 4 1/2"25' - 0"25' - 0"25' - 0 1/2"258' - 7 1/2"476' - 8"RESIDENTIAL ELEVATORS ELEV.24' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 5"24' - 5"25' - 0"TOWNHOME GARAGESTOWNHOME GARAGES19' - 0"18' - 0"18' - 0"24' - 0"18' - 0"18' - 0"26' - 0 1/2"18' - 0"18' - 0"24' - 0 1/2"18' - 0"STORAGEMECH.STAIR ASTAIR BSTAIR CMECH.MECH.UPRESIDENTIAL ELEVATORS ELEV.19' - 0"18' - 0"18' - 0"24' - 0"18' - 0"18' - 0"26' - 0 1/2"18' - 0"18' - 0"24' - 0 1/2"18' - 0"STORAGEELEVATOR LOBBYELEV.RESIDENTIAL ELEVATOR ELEVATOR LOBBYSTAIR BSTAIR CTRASH /RECYCLING MECH.UPMECH.ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.00LEVELS P1 & P2EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer 3/64" = 1'-0"B1LEVEL P1 3/64" = 1'-0"A1LEVEL P2
UPELEVATOR LOBBYRETAILELEVATORRESIDENTIAL ELEVATORS ELEVATOR LOBBYSTAIR ASTAIR BSTAIR CRESIDENTIAL TRASHCOMMERCIAL TRASHRESIDENCE LOBBYRETAILRETAILPARKING14 SPACESTOWNHOMES FOR RENTDOWNSTAIR ASTAIR BSTAIR C34' - 10"52' - 4 1/2"75' - 8"207' - 10"39' - 0 1/2"141' - 4"24' - 0"71' - 0"55' - 2"50' - 10"25' - 0"25' - 0"25' - 0 1/2"24' - 8 1/2"259' - 6 1/2"185' - 1"115' - 2"25' - 6"69' - 10"208' - 3 1/2"35' - 5"475' - 10"20' - 11 1/2"RESIDENTIAL TRASHCOMMERCIAL TRASHRESIDENTIAL ELEVATORS RESIDENCE LOBBYTOWNHOMES FOR RENTTOWNHOMES FOR RENTRETAILRETAILRETAIL ELEVATORTOWNHOMES FOR SALETOWNHOMES FOR SALEPARKING16 SPACESBIKE PARK AND RIDEARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.01LEVEL 1EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
DNDNTRASH/REC.ELEC.STORAGEAMMENITY SPACERESIDENTIAL ELEVATORS ELEVATOR LOBBYSTAIR ASTAIR BSTAIR CAPARTMENTSAPARTMENTSOUTDOOR COURTYARDAPARTMENTSAMMENITY SPACEOUTDOOR COURTYARDAPARTMENTSAPARTMENTSAPARTMENTSSTAIR ASTAIR BSTAIR C52' - 4 1/2"75' - 8"207' - 10"236' - 4"55' - 2"50' - 10"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0 1/2"24' - 8 1/2"259' - 6 1/2"185' - 1"211' - 3"TRASH/REC.ELEC. /DATA /STORAGEELEV.ELEV.ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.02LEVEL 2EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
TRASH/REC.ELEC.STORAGERESIDENTIAL ELEVATORS ELEVATOR LOBBYSTAIR ASTAIR BSTAIR CAPARTMENTSAPARTMENTSAPARTMENTSOUTDOOR PATIO.APARTMENTSAPARTMENTSAPARTMENTSAPARTMENTSSTAIR ASTAIR BSTAIR C197' - 8 1/2"236' - 10"54' - 6"185' - 9"210' - 6"208' - 3"475' - 10"TRASH/REC.ELEC. /DATA /STORAGEELEV.ELEV.TERRACESTERRACESARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.03LEVEL 3EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
TRASH/REC.ELEC.STORAGERESIDENTIAL ELEVATORS ELEVATOR LOBBYSTAIR ASTAIR BAPARTMENTSAPARTMENTSAPARTMENTSAPARTMENTSAPARTMENTSAPARTMENTSAPARTMENTSSTAIR BSTAIR C197' - 8 1/2"65' - 5"103' - 3"68' - 2"54' - 6"185' - 9"198' - 6 1/2"65' - 7 1/2"64' - 9 1/2"65' - 6 1/2"475' - 10"TRASH/REC.ELEC. /DATA /STORAGEELEV.ELEV.ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.04LEVEL 4EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
TRASH/REC.ELEC.STORAGERESIDENTIAL ELEVATORS ELEVATOR LOBBYSTAIR ASTAIR BAPARTMENTSAPARTMENTSAPARTMENTSOUTDOOR PATIO.APARTMENTSAPARTMENTSAPARTMENTSAPARTMENTSSTAIR BSTAIR C197' - 8 1/2"65' - 5"103' - 3"68' - 2"54' - 6"185' - 9"9' - 5 1/2"189' - 6"65' - 7 1/2"64' - 9 1/2"65' - 6 1/2"475' - 10"TRASH/REC.ELEC. /DATA /STORAGESTAIR AELEV.ELEV.ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.05LEVEL 5EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
TRASH/REC.ELEC.RESIDENTIAL ELEVATORS ELEVATOR LOBBYSTAIR ASTAIR BAPARTMENTSAPARTMENTSOUTDOOR PATIO.APARTMENTSAPARTMENTSAPARTMENTSSTAIR BSTAIR C197' - 8 1/2"65' - 5"103' - 3"68' - 2"63' - 1"56' - 11 1/2"120' - 2 1/2"11' - 1"178' - 5 1/2"65' - 7 1/2"64' - 9 1/2"65' - 6 1/2"475' - 10"TRASH/REC.ELEC. /DATA /STORAGEELEV.ELEV.ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.06LEVEL 6EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
APARTMENTS58' - 6 1/2"475' - 10"83' - 6 1/2"72' - 7 1/2"ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 1.07LEVEL 7EDINA, MINNESOTA17-1249/24/2018AuthorChecker7200 & 7250 France Ave.Approver9/24/2018Designer
LEVEL 1100' - 0"LEVEL 2116' - 0"LEVEL 3126' - 5 7/8"LEVEL 4136' - 11 3/4"ROOF TRUSS BEARING177' - 11 1/4"LEVEL 5147' - 5 5/8"LEVEL 6157' - 11 1/2"LEVEL 7168' - 5 3/8"STUCCOMETAL SHINGLESTUCCOFIBERGLASS WINDOWSMETAL PANELALUMINUM STOREFRONTALUMINUM STOREFRONTSTUCCOSTUCCOMETAL PANELMETAL PANELALUMINUM STOREFRONTALUMINUM STOREFRONTSTUCCOALUMINUM STOREFRONTMETAL PANELBRICKMETAL SHINGLEALUMINUM STOREFRONTSTUCCOARCHITECTURAL METAL PANELALUMINUM RAILINGSTUCCOARCHITECTURAL METAL PANELMETAL PANELARCHITECTURAL METAL PANELSTUCCOMETAL PANELFIBERGLASS WINDOWSFIBERGLASS WINDOWSALUMINUM STOREFRONTFIBERGLASS WINDOWSFIBERGLASS WINDOWSALUMINUM RAILINGALUMINUM STOREFRONTALUMINUM STOREFRONTLEVEL 1100' - 0"LEVEL 2116' - 0"LEVEL 3126' - 5 7/8"LEVEL 4136' - 11 3/4"ROOF TRUSS BEARING177' - 11 1/4"LEVEL 5147' - 5 5/8"LEVEL 6157' - 11 1/2"LEVEL 7168' - 5 3/8"ARCHITECTURAL METAL PANELALUMINUM STOREFRONTMETAL SHINGLEBRICKFIBERGLASS WINDOWMETAL PANELALUMINUM RAILINGARCHITECTURAL METAL PANELSTUCCOMETAL PANELALUMINUM STOREFRONTALUMINUM RAILINGALUMINUM STOREFRONTMETAL PANELALUMINUM STOREFRONTMETAL PANELSTUCCOMETAL SHINGLEBRICKALUMINUM STOREFRONTARCHITECTURAL METAL PANELALUMINUM STOREFRONTFIBERGLASS WINDOWALUMINUM RAILINGARCHITECTURAL METAL PANELMETAL SHINGLESBRICKALUMINUM RAILINGFIBERGLASS WINDOWALUMINUM STORFRONTSTUCCOMETAL PANELALUMINUM STOREFRONTALUMINUM STOREFRONTMETAL SHINGLEBRICKFIBERGLASS WINDOWALUMINUM RAILINGALUMINUM STOREFRONTSTUCCOALUMINUM RAILINGFIBERGLASS WINDOWMETAL PANELARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 2.00EXTERIOR ELEVATIONSCITY, STATE17-1249/24/2018RW7200 FRANCEApprover9/24/2018Designer 1/16" = 1'-0"B1EAST ELEVATION 1/16" = 1'-0"A1NORTH ELEVATION 1/16" = 1'-0"B2WEST ELEVATION 1/16" = 1'-0"A2SOUTH ELEVATION 1/16" = 1'-0"A4INTERNAL SOUTH ELEVATION 1/16" = 1'-0"B4INTERNAL EAST ELEVATION 1/16" = 1'-0"B3INTERNAL WEST ELEVATION 1/16" = 1'-0"A3INTERNAL NORTH ELEVATION
LEVEL 1100' - 0"LEVEL 2116' - 0"LEVEL P189' - 4"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"STUCCOFIBERGLASSWINDOWSMETAL PANELARCHITECTURAL METAL PANELSTUCCOMETAL PANELALUMINUM RAILINGFIBERGLASS WINDOWSOPEN TO GARAGEALUMINUM STOREFRONTALUMINUM STOREFRONTMETAL SHINGLEBRICK26' - 7 7/8"21' - 3 3/4"13' - 7 7/8"10' - 7 7/8"72' - 3 3/8"75' - 3 3/8"LEVEL 1100' - 0"LEVEL 2116' - 0"LEVEL P189' - 4"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"LEVEL P278' - 4"FIBERGLASS WINDOWSSTUCCOARCHITECTURAL METAL SIDINGGLASS RAILINGSMETAL PANELFIBERGLASS WINDOWSSTUCCO (BEYOND)STUCCOALUMINUM RAILINGFIBERGLASS WINDOWSARCHITECTURAL METAL SIDINGGLASS RAILINGMETAL PANELALUMINUM STOREFRONTFIBERGLASS WINDOWSGLASS RAILINGMETAL PANELALUMINUM STOREFRONTSTUCCOMETAL SHINGLEBRICK10' - 7 7/8"34' - 11 5/8"26' - 7 7/8"LEVEL 1100' - 0"LEVEL 2116' - 0"LEVEL P189' - 4"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"LEVEL P278' - 4"STUCCOFIBERGLASS WINDOWSALUMINUM BALCONY RAILINGARCHITECTURAL METAL SIDINGFIBERGLASS WINDOWSGLASS RAILINGALUMINUM STOREFRONTSTUCCOMETAL PANELMETAL PANEL ENTRYALUMINUM STOREFRONTMETAL PANELSTUCCOGLASS RAILING ON ALUMINUM BALCONYARCHITECTURAL METAL PANELMETAL PANELMETAL PANELALUMINUM STOREFRONTFIBERGLASS WINDOWSMETAL PANEL ENTRY12' - 0"72' - 3 3/8"LEVEL 1100' - 0"LEVEL 2116' - 0"LEVEL P189' - 4"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"LEVEL P278' - 4"FIBERGLASS WINDOWSALUMINUM BALCONY RAILINGARCHITECTURAL METAL SIDINGGLASS RAILINGMETAL SHINGLEBRICKMETAL PANELSTUCCOGLASS RAILING ON ALUMINUM BALCONYARCHITECTURAL METAL PANELFIBERGLASS INDOWSFIBERGLASS INDOWSMETAL SHINGLEBRICK34' - 11 5/8"26' - 7 7/8"LEVEL 2116' - 0"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"STUCCOFIBERGLASS WINDOWSALUMINUM RAILINGSARCHITECTURALMETAL PANELFIBERGLASS WINDOWSMETAL WRAPPED COLUMNSFIBERGLASS WINDOWSOPEN TO BEYONDSTUCCO12' - 0"56' - 3 3/8"LEVEL 2116' - 0"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"STUCCOALUMINUM BALCONY AND RAILINGFIBERGLASS WINDOWSSTUCCO56' - 3 3/8"LEVEL 2116' - 0"LEVEL 3/LEVEL4126' - 7 7/8"LEVEL 4 (SIM 3)137' - 3 3/4"LEVEL 5147' - 11 5/8"LEVEL 6158' - 7 1/2"LEVEL 7169' - 3 3/8"ALUMINUM BALCONY RAILINGARCHITECTURAL METAL PANELFIBERGLASS INDOWS45' - 7 1/2"ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA6333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE54321PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY - NOT FOR CONSTRUCTIONPRE 2.01EXTERIOR ELEVATIONSEDINA, MN17-1248.3.18AuthorChecker7250 FRANCE MIXED USEApprover8.3.18Designer 1/16" = 1'-0"1NORTH EXTERIOR ELEVATION 1/16" = 1'-0"2SOUTH EXTERIOR ELEVATION 1/16" = 1'-0"7EAST EXTERIOR ELEVATION 1/16" = 1'-0"8WEST EXTERIOR ELEVATION 1/16" = 1'-0"3EAST COURTYARD 1/16" = 1'-0"4NORTH COURTYARD 1/16" = 1'-0"5WEST COURTYARD
STUCCO
METAL PANEL
FIBERGLASS
INDOWS
ARCHITECTURAL
METAL PANEL
STUCCO
METAL PANEL
ALUMINUM
BALCONY RAILING
23' - 3 3/4"9' - 7 7/8"32' - 11 5/8"METAL PANEL
STUCCO
ARCHITECTURAL
METAL PANEL
FIBERGLASS
INDOWS
BRICK
ARCHITECTURAL
METAL PANEL
STUCCO
STUCCOSTUCCOSTUCCO
STUCCO
METAL PANEL
METAL PANEL
BRICK
ARCHITECTURAL
METAL PANEL
FIBERGLASS
INDOWS
ARCHITECTURAL
METAL PANEL
BRICK
ALUMINUM
BALCONY RAILING
10' - 7 7/8"12' - 7 7/8"9' - 7 7/8"32' - 11 5/8"STUCCO
FIBERGLASS
INDOWS
ARCHITECTURAL
METAL PANEL
BRICK9' - 7 7/8"23' - 3 3/4"32' - 11 5/8"METAL PANEL
STUCCO
ARCHITECTURAL
METAL PANEL
FIBERGLASS
INDOWS
BRICK
ARCHITECTURAL
METAL PANEL
STUCCO STUCCO STUCCOSTUCCO
STUCCO
METAL PANEL METAL PANEL
BRICK
ARCHITECTURAL
METAL PANEL
FIBERGLASS
INDOWS
10' - 7 7/8"12' - 7 7/8"9' - 7 7/8"32' - 11 5/8"ARCHITECTURE, INCCopyright 2018 DJR Architecture, IncA
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333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comCLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTORSTRUCTURALCIVILBCDE
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1 PRINT NAMESIGNATUREREGISTRATION NUMBERDATEI hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.NOT FOR CONSTRUCTIONPRELIMINARY -NOT FOR CONSTRUCTIONA200EXTERIOR ELEVATIONSCITY, STATE18-000Issue DateAuthorCheckerPROJECT NAMEApproverIssue DateDesigner 1/8" = 1'-0"F7 NORTH EXTERIOR ELEVATION
1/8" = 1'-0"F5 EAST EXTERIOR ELEVATION
1/8" = 1'-0"F3 SOUTH EXTERIOR ELEVATION
1/8" = 1'-0"F1 WEST EXTERIOR ELEVATION
UPUPDNDNBACIBCIJCABCIBCICB6UAACBAA9GD3PT3GB5AF13PT2GB350ss6MS200ba13AS57Vd60nf15Vd470bm6AB130sm5BP153dc2GD272dc490bm12GD8UA12AF3AA286dc6Dl20CC158ad2AA187dc40Ch141Ra9ad10Ch1AB6LL580bm91ba2QB36Ra2QB7CC4AF1GD24Vd1AB10sm10Ty1AB20sm8ca10TY1GD1AB6Vd6Ty10sm1AB69ss1AF20ca26sm6Vd71ca7Ch15Vd48sm1AF10PT297bm2GD1AB140BA145baBAH156shDD72ND ST. PROPOSED WOONERF24' TYPICAL WIDTHPROPOSED WOONERF22' TYPICAL WIDTHFRANCE AVE.GALLAGHER DR.LYNMAR LANEHH
JJJLANDSCAPE SITE PLAN KEYNOTE LEGEND:SITE BENCHMOVEABLE TABLES AND CHAIRSCIP PLANTER/ SEAT WALLPEDESTRIAN LIGHTINGBOLLARDPLANTER/ POTSPLANT BED AT GRADEENTRY MONUMENT/ SIGNAGEACCESSIBLE RAMPSTAIRSACDFGHJBICCDECORATIVE PAVING ALANDSCAPE AREABIORETENTION AREASODNATIVE SEEDINNGFile Location: C:\Users\baldrich\Desktop\BRIEF\18071 - 7250 France\AUTOCAD\SHEETS\LS100 LANDSCAPE SITE / Drawn by: XX / Checked by: XX
30'60'15'7.5'0'1"=30'SCALE:01LANDSCAPE SITE AND PLANTING OVERVIEWDJR
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc A6333 Washington Ave N, Suite 210
Minneapolis, Minnesota 55401
612.676.2700 www.djr-inc.com
CLIENT
Issue:Date:Project #:
Date:
Drawn by:
Checked by:
CONTRACTOR STRUCTURAL CIVIL BCDE54321PRINT NAME
SIGNATURE
REGISTRATION NUMBER DATE
I hereby certify that this plan,
specification, or report was prepared by
me or under my direct supervision and
that I am a duly Licensed Architect under
the laws of the State of Minnesota.NOT FOR
CONSTRU
C
T
I
O
N
PRELIMINARY - NOT FOR CONSTRUCTION
EDINA, MINNESOTA
17-124
09.24.2018
EN
BA
7200-7250 FRANCE MIXED USE
Approver
03.26.2018Designer
530 NORTH THIRD STREET, SUITE 120
MINNEAPOLIS, MN 55401
PH: 612-333-3702
LANDSCAPE ARCHITECT
CONFLUENCELS100LANDSCAPE SITE AND
PLANTING OVERVIEWLANDSCAPE VISUAL INTENT02LS100N.T.S
30"RADIUS MIN.4'-0"AEACH TREE SHALL BE PLANTED SUCHTHAT THE ROOT FLARE IS VISIBLE AT THETOP OF THE ROOT BALL. IF THE ROOTFLARE IS NOT VISIBLE, THE SOIL SHALL BEREMOVED IN A LEVEL MANNER FROM THEROOT BALL TO WHERE THE FIRST MAINORDER ROOT (12" DIA. OR LARGER)EMERGES FROM THE TRUNK. SET MAINORDER ROOT 1" HIGHER THAN ADJACENTGRADE. DO NOT COVER TOP OF ROOTBALL WITH SOIL.SCARIFY SIDES OF TREE PIT WITH SPADEBY HAND TO BIND WITH PREPARED SOIL.PLANTING PIT TO BE TWO TO FIVE TIMESTHE DIAMETER OF ROOT BALL, SLOPEDTAMP SOIL AROUND ROOT BALL BASEFIRMLY WITH FOOT PRESSURE SO THATROOT BALL DOES NOT SHIFT.DRAINAGE TRENCH AS REQUIRED PERPERCOLATION TEST IN SPEC. AUGER A 4"DIA. HOLE & FILL W/ 34" GRAVEL.PLACE ROOT BALL ON UNDISTURBED ORCOMPACTED SOIL.DIG PLANTING PIT 4-6" DEEPER THANROOTBALL.UNDISTURBED SUBGRADE.REMOVE BURLAP, WINE, ROPE ANDWIRE FROM TOP HALF OF ROOT BALL.COMPACT PLANTING SOIL TO85% OF MAXIMUM DRY UNITWEIGHT PER ASTM D 698.EDGE CONDITION VARIES, SEEPLAN.4" BUILT-UP EARTH SAUCERBEYOND EDGE OF ROOT BALL.3" SHREDDED HARDWOODMULCH. DO NOT PLACE MULCHIN CONTACT WITH ROOT FLARE.RODENT TRUNK PROTECTION: 12"HARDWIRE-CLOTH MESHCYLINDER. DIMENSIONS: 8"DIAMETER (OR GREATER) X 36"HEIGHT. STAKE IN PLACE,AVOIDING ROOTS. SEE SPEC.NOTE:CONTRACTOR SHALL BE RESPONSIBLEFOR MAINTAINING TREES IN A PLUMBPOSITION THROUGHOUT THE WARRANTYPERIOD. STAKING AND GUYING ISMANDATORY FOR TREES 4" CAL ORGREATER, AND ALL BARE ROOT TREES.WRAP TREE TRUNKS ONLY UPONAPPROVAL BY LANDSCAPE ARCHITECT.SEE SPECIFICATION SECTION 32 93 00.5' DIAMETER MULCH RING, TYP.TYPICAL TREE PLANTING DETAIL03L2.0N.T.STYPICAL PERENNIAL PLANTING DETAIL01L2.0N.T.S3 x A MIN.1'- 6"4"MIN.UNDISTURBED SUBGRADE.STEEL EDGING,AS SPECIFIEDMINIMIZE CONTACTW/ PLANT STEM(S)SET TOP OF ROOT CROWN 1" ABOVEFINISHED GRADE. MOUND PLANTINGBED SOIL SLIGHTLY TO TO TOP OFROOT CROWN.ORGANIC MULCH,AS SPECIFIED.TOP OF MULCH IS TO BELOWTOP OF WALK/CURB EXTENDINGA MIN. OF 1'-6" FROM EDGE OFWALK/CURB.5" DEEP MULCH POCKETCONCRETE WALK MAY OCCURNOTE: SEE SPECIFICATION SECTIONRELATED TO EXTERIOR PLANTING.PLANTING SOILSCARIFY SIDES AND BOTTOM OFENTIRE BED WITH SPACE BY HANDTO BIND WITH PLANTING SOIL.3"MIN.CONTAINER GROWN MATERIAL SHALLHAVE ROOTS HAVE LOOSENED.PLANT SPACING02L2.0N.T.SS
SSD D 2/3D
EDGE OF PLANTING AREAPLANT ROW-TYP.PLANT CENTER-TYP.TRIANGULARSPACING - 'S'DISTANCE BETWEENROWS - 'D'TOTAL AREA PERPLANT (SF)12"15"18"21"24" (2')30"36" (3')42"10-1/2"13"15-1/2"18"21"26"31"36"0.881.351.942.633.505.427.7510.50File Location: C:\Users\baldrich\Desktop\BRIEF\18071 - 7250 France\AUTOCAD\SHEETS\L1.0 LANSCAPE PLAN / Drawn by: XX / Checked by: XX LANDSCAPE SCHEDULE04LP500N.T.SPLANTING NOTESTURF NOTES1. SOD AREAS DISTURBED DUE TO GRADING UNLESS NOTEDOTHERWISE.2. WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OFSOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OFTRAIL, SLAB, CURB, ETC.3. SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALLHAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR INDRAINAGE SWALES, SOD SHALL BE STAKED SECURELY IN STEEPSLOPES AND DRAINAGE AREAS.4. UNLESS NOTED OTHERWISE, THE APPROPRIATE DATES FORSPRING SEED & SOD PLACEMENT IS FROM THE TIME GROUND HASTHAWED TO JUNE 15.5. FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 TONOVEMBER 1. FALL SEEDING IS GENERALLY ACCEPTABLE FROMAUGUST 15 TO SEPTEMBER 15. ADJUSTMENTS TO SOD/SEEDPLANTING DATES MUST BE APPROVED IN WRITING BY THELANDSCAPE ARCHITECT.1. NO PLANTS WILL BE INSTALLED UNTIL FINAL GRADING ANDCONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREAAND ALL PLANTING IS APPROVED BY LANDSCAPE ARCHITECT.2. PRE-EMERGENT HERBICIDE SHALL BE APPLIED TO ALL PLANTINGBEDS IMMEDIATELY PRIOR TO PLACEMENT OF MULCH, FOR WEEDCONTROL.3. NO EXCAVATION OR PLANTING PIT SHALL BE LEFT OPENOVERNIGHT.4. PROPOSED PLANT MATERIAL SHALL COMPLY WITH THE CURRENTEDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, ANSIZ60.1. UNLESS NOTED OTHERWISE, DECIDUOUS SHRUBS SHALLHAVE AT LEAST 5 CANES AT THE SPECIFIED HEIGHT. ORNAMENTALTREES SHALL HAVE NO 'V' CROTCHES AND SHALL BEGINBRANCHING NO LOWER THAN 3' FEET ABOVE THE ROOT BALL.STREET AND BOULEVARD TREES SHALL BEGIN BRANCHING NOLOWER THAN 6' ABOVE PAVED SURFACE.5. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REFUSEANY PLANT MATERIAL OR ANY DEFECTIVE WORKMANSHIP.6. MEASUREMENT OF CONIFER HEIGHT SHALL INCLUDE NOT MORETHAN FIFTY PERCENT (50%) OF THIS YEARS VERTICAL GROWTH(TOP CANDLE).7. PLANT SYMBOLS ON PLAN DRAWING TAKES PRECEDENCE OVERPLANT SCHEDULE IF DISCREPANCIES IN QUANTITIES EXIST.SPECIFICATIONS AND DETAILS TAKE PRECEDENCE OVER NOTES.8. PROPOSED PLANT MATERIAL SHALL BE LOCATED AND STAKED ASSHOWN ON PLAN. LANDSCAPE ARCHITECT MUST APPROVESTAKING OF PLANT MATERIAL PRIOR TO DIGGING.9. SUBSTITUTIONS SHALL ONLY BE ALLOWED WHEN THECONTRACTOR HAS EXHAUSTED ALL SOURCES FOR THE SPECIFIEDMATERIAL, AND HAS PROVEN THAT THE SPECIFIED MATERIAL ISNOT AVAILABLE. THE CONTRACTOR MUST PROVIDE NAME ANDVARIETY OF SUBSTITUTION TO THE LANDSCAPE ARCHITECT FORAPPROVAL PRIOR TO TAGGING OR PLANTING. SUBSTITUTIONSSHALL BE NEAREST EQUIVALENT SIZE OF VARIETY OF PLANTHAVING SAME ESSENTIAL CHARACTERISTICS. ADJUSTMENTS INLOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED INFIELD. LANDSCAPE ARCHITECT MUST BE NOTIFIED PRIOR TOADJUSTMENT OF PLANTS.10. PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS.11. PLANT MATERIAL SHALL BE FERTILIZED UPON INSTALLATION WITHDRIED BONE MEAL, OTHER APPROVED FERTILIZER MIXED IN WITHTHE PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS ORMAY BE TREATED FOR SUMMER AND FALL INSTALLATION WITH ANAPPLICATION OF GRANULAR 10-0-5 OF 12 OZ. PER 2.5" CALIPERTREE AND 6 OZ. PER SHRUB WITH AN ADDITIONAL APPLICATION OF10-0-10 THE FOLLOWING SPRING IN THE TREE SAUCER.12. PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS,ANNUALS OR VINES SHALL RECEIVE A MINIMUM OF 12" DEPTH OFPLANTING SOIL CONSISTING OF 45 PARTS TOPSOIL, 45 PARTSSCREENED COMPOST AND 10 PARTS SAND OR AS OTHERWISESPECIFIED.13. TREE WRAPPING MATERIAL SHALL BE TWO-WALLED PLASTICSHEETING APPLIED FROM TRUNK FLARE TO FIRST BRANCH. WRAPSMOOTH-BARKED DECIDUOUS TREES PLANTED IN THE FALL PRIORTO DECEMBER 1 AND REMOVE WRAPPING AFTER MAY 1.14. 3/16" THICK STEEL OR ALUMINUM EDGER TO BE USED TO CONTAINSHRUBS, PERENNIALS AND ANNUALS WHERE PLANTING BEDMEETS SOD - UNLESS OTHERWISE NOTED.15. ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEPSHREDDED HARDWOOD MULCH WITH NO WEED BARRIER.16. SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDEDHARDWOOD MULCH.17. CONIFEROUS TREES ARE TO RECEIVE 4" DEEP SHREDDEDHARDWOOD MULCH AND SHALL HAVE NO MULCH IN DIRECTCONTACT WITH THE TREE TRUNK.18. ALL DECIDUOUS, PINE, AND LARCH TREE PLANTINGS SHALLRECEIVE RODENT PROTECTION PER MNDOT 2571.31.2. DO NOTPROVIDE ON SPRUCE TREES.19. LANDSCAPE CONTRACTOR SHALL WARRANTY NEW PLANTMATERIAL THROUGH ONE CALENDAR YEAR FROM THE DATE OFSUBSTANTIAL COMPLETION. NO PARTIAL ACCEPTANCE WILL BECONSIDERED.20. UNLESS NOTED OTHERWISE, THE APPROPRIATE DATES FORSPRING PLANT MATERIAL INSTALLATION IS FROM THE TIMEGROUND HAS THAWED TO JUNE 15.21. CONIFEROUS PLANTING IS ACCEPTABLE FROM AUGUST 15 TOOCTOBER 1. FALL DECIDUOUS PLANTING IS ACCEPTABLE FROMTHE FIRST FROST UNTIL NOVEMBER 15. ADJUSTMENTS TOPLANTING DATES MUST BE APPROVED IN WRITING BY THELANDSCAPE ARCHITECT.22. IT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TOVERIFY THAT EACH EXCAVATED TREE OR SHRUB PIT WILLPERFOLATE (DRAIN) PRIOR TO ADDING TOPSOIL AND INTALLINGPLANT MATERIAL. THE CONTRACTOR SHALL FILL THE BOTTOM OFSELECTED HOLES WITH SIX INCHES OF WATER. THIS WATERSHOULD PERCOLATE WITHIN A 24-HOUR PERIOD. THE OWNER ORLANDSCAPE ARCHITECT SHALL VERIFY ACCURACY AND EFFECT OFPERCOLATION TESTING. IF THE SOIL AT A GIVEN AREA DOES NOTDRAIN PROPERLY, A PVC DRAIN OR GRAVEL SUMP SHALL BEINSTALLED OR PLANTING RELOCATED IF DIRECTED BY LANDSCAPEARCHITECT.23. SHOULD THE LANDSCAPE CONTRACTOR ENCOUNTERUNSATISFACTORY SURFACE OR OTHER SUBSURFACE DRAINAGECONDITIONS, SOIL DEPTH, LATENT SOILS, HARD PAN, STEAM OFOTHER UTILITY LINES OR OTHER CONDITIONS THAT WILLJEOPARDIZE THE HEALTH AND VIGOR OF THE PLANTS, HE MUSTADVISE THE LANDSCAPE ARCHITECT IN WRITING OF THECONDITIONS PRIOR TO INSTALLING THE PLANTS, OTHERWISE THELANDSCAPE CONTRACTOR WARRANTS THAT THE PLANTING AREASARE SUITABLE PROPER GROWTH AND DEVELOPMENT OF THEPLANTS TO BE INSTALLED.24. ALL HYDRANGEA AND YEW PLANTINGS SHALL HAVE A MINIMUMTOP SOIL DEPTH OF 12" WITH THE FOLLOWING ADDITIONALCONDITIONS MET:24.1. ALL PLANTS PLANTED A MINIMUM OF 2" ABOVE GRADE24.2. BACKFILL ALL PLANTING HOLES WITH A MIX OF SPECIFIEDGROWING MEDIUM AND TILLED TOPSOIL.24.3. AMEND TOPSOIL WITH ROOT STIMULANT APPROPRIATE FORHYDRANGEAS AND YEWS.24.4. VERIFY PLANTING PITS HAVE PASSED PERCOLATION TEST.GENERAL TREE SPECIFICATIONS:1. ALL STREET AND PARKING LOT TREES SHALL BE LIMBED UP TO THEFOLLOWING HEIGHTS:1.1. 2" CAL. TREES: LOWEST BRANCH 6' HT.1.2. 3" CAL.+ TREES: LOWEST BRANCH 7' HT.2. TREE CANOPY WIDTH SHALL BE RELATIVE TO HEIGHT/CALIPER OFTREE AND TYPE OF TREE.2.1. 1" CALIPER/ 6-8' HT: 3-4' WIDE MIN.2.2. 2" CALIPER/ 12-14' HT: 4-5' WIDE MIN.2.3. 3" CALIPER/ 14-16' HT: 6-7' WIDE MIN.3. CANOPY TREES SHALL NOT HAVE CO-DOMINATE LEADERS INLOWER HALF OF TREE CROWN4. ALL TREES SHALL HAVE SYMMETRICAL OR BALANCED BRANCHINGON ALL SIDES OF THE TREE.5. TREES SHALL NOT BE TIPPED PRUNED.6. TREES SHALL BE SOUND, HEALTHY, VIGOROUS, WELL BRANCHEDAND DENSELY FOLIATED WHEN IN LEAF, FREE OF DISEASE ANDINSECTS, EGGS LARVAE.7. TREES SHALL BE FREE OF PHYSICAL DAMAGE FROM SHIPPING ANDHANDLING. DAMAGED TREES SHALL BE REJECTED.8. SUMMER DUG TREES SHALL HAVE ROOTBALL SIZE INCREASED BY20%.9. TREES WHICH EXCEED RECOMMENDED CALIPER TO HEIGHTRELATIONSHIP SHALL BE REJECTED.DJR
ARCHITECTURE, INC
Copyright 2008 DJR Architecture, Inc A6333 Washington Ave N, Suite 210
Minneapolis, Minnesota 55401
612.676.2700 www.djr-inc.com
CLIENT
Issue:Date:Project #:
Date:
Drawn by:
Checked by:
CONTRACTOR STRUCTURAL CIVIL BCDE54321PRINT NAME
SIGNATURE
REGISTRATION NUMBER DATE
I hereby certify that this plan,
specification, or report was prepared by
me or under my direct supervision and
that I am a duly Licensed Architect under
the laws of the State of Minnesota.NOT FOR
CONSTRU
C
T
I
O
N
PRELIMINARY - NOT FOR CONSTRUCTION
EDINA, MINNESOTA
17-124
09.24.2018
EN
BA
7200-7250 FRANCE MIXED USE
Approver
03.26.2018Designer
530 NORTH THIRD STREET, SUITE 120
MINNEAPOLIS, MN 55401
PH: 612-333-3702
LANDSCAPE ARCHITECT
CONFLUENCELP500LANDSCAPE DETAILS AND
NOTES
DJR
ARCHITECTURE INC.
France Avenue Mixed-Use
39
Thank you
To
City of Edina
Cary Teague, Community Development Director
From Mic Johnson, FAIA
Date October 18,2018
Cary:
We are pleased to submit this addendum to the report we provided to you yesterday regarding the proposed
development at 7200-7250 France Avenue South. We reviewed the revised and new drawings provided to
you by DJR Architecture on October 17. In general, we believe the comments we provided in our report
dated October 17, 2018 are still valid and should be taken into consideration by the Planning Commission
and City Council in their evaluation of the project.
We do have some additional comments based upon the material palette as described on the building
elevations submitted yesterday. This information was not part of the original packet provided to our team for
review. We believe the proposed material usage is not in concert with the overall vision for achieving quality
buildings that reflect the aspirations of the Edina community.
Architecture Field Office
Most building design is focused on efficient space utilization, continuity between interior functions, market
fluctuations and project proforma, all of which are important to the quality of the building and overall project
success. But in fact, the greater long-term role of any building is in its façade and how well it performs in
making our city streets and public rooms successful in supporting a quality of life for all of its citizens.
Every building’s exterior materials play a important role in defining the experience of the public realm. The
quality of a building’s façade is critically important because its influence extends beyond the property line.
The conscious design of the public realm and “street rooms” must take precedent to set the stage for high
quality of daily life experiences.
Through our continued conversations with the Greater Southdale Area Work Group, there is strong sense
that the exterior materials of each building has a relationship to the history and the future of the whole
district. Consideration for materials in the public realm fall into five categories that could apply to any
building in the district:
natural material such as brick, stone and tile are used within the 60 foot height limit
materials such as wood, metal panel systems and stucco can be used within the 60
foot height limit when not facing the public realm
material above the 60 foot limit material such as glass curtain wall, precast wall
systems, metal panel wall systems are suggested.
75 transparency at the ground level for retail and commercial space
No individual garage doors for residential units such as townhouses
Architecture Field Office
The colors on the plans below (first floor and typical floor) denote the important material attributes of the
buildings and transparency of facades, corresponding with the key provided above.
While the proposal does align with the guidance provided on the previous page in certain locations, it falls short
in the first attribute (noted in red) that while some of the building’s public-realm facing facades do have a
significant amount of glazing, the primary non-glazed material for the 60’ height is proposed as metal panel
rather than a natural material such as brick or natural stone. We would encourage the design team to revisit the
overall material usage to better align with the evolving districtwide goals for new building development.
Thank you for the opportunity to review. Please let me know if you have questions.
Mic.
To
City of Edina
Cary Teague, Community Development Director
From Mic Johnson, FAIA
Date October 17,2018
Cary:
At your request, we reviewed the most recent submission for the 7200-7250 France Avenue parcels based
on our experience working with the Greater Southdale Work Group to craft a physical vision for how their
guiding principles may translate to the built environment. We believe many aspects of this plan align with the
overarching planning and design ideas set forth in the Greater Southdale District Planning Framework.
However, as you are aware, the translation of that vision to a broader district plan and districtwide Design
Experience Guidelines is still in process. Based on this month’s Work Group meeting, we are further refining
the overall district goals related to building height and form, particularly as it relates to critical transition
areas between the single-family residences to the west of France Avenue and the more commercially-
focused Southdale district to the east. These latest conversations are summarized below.
•The sub-district to the west side of France between 69th and Gallagher is a unique transition zone within
the overall Southdale district. Any proposed developments within that zone and should be approached
with special sensitivity.
•As illustrated in the section below, 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 Southdale District.
•The West Promenade, a new north-south shared pedestrian, bike and vehicle street/woonerf that
accommodates service access, is intended to support the transition from townhouses and other
residential buildings on the west side of the West Promenade, to taller buildings on the east side of the
West Promenade.
•New buildings that are adjacent to single family residential properties, on the west side of the West
Promenade, should not exceed 36’ in height. Townhomes are the preferred residential typology in this
area of the transition zone.
•On the east side of the West Promenade, building faces should not exceed 50’ in height.
•On France Avenue, building faces should not exceed 60’ in height. As a point of comparison, that is the
height of a typical 4-story office building. Should the City choose to permit height above that 60’ height
limit, it is our recommendation that any additional floor above 60’ step back from the face of the building
by a minimum of 10 feet.
•On the following pages, we have a few comments related to the details set forth in the plan. These
comments are based on the visual information provided to the City by DJR Architects, with corresponding
diagrams to help illustrate points.
50’ height limit
Mixed Use
Buildings
Neighborhood
Street or Back
Yard
West
Promenade
60’ wide
France Avenue
Single Family
Residence
Townhouses Mixed Use
Buildings
60’ height limit
36’ height limit
Recommended width for the West
Promenade (Woonerf) is 60’. This
proposal is at 75’.
Additional building
footprint brought to the
edge of the West
Promenade (Woonerf)
Street Rooms
Creating defined “street rooms” is a primary goal of the Southdale District block planning. To define a room,
buildings need consistent walls and a measurable cornice to frame the experience of the street. Within the
district it is the intention to define a series of street rooms each having their own characteristics and connections
to existing neighborhoods and other parts of the district. This strategy will enhance the experience of the
pedestrian, creating both a sense of place and a safe environment.
Levels 1 through 4 dark
blue illustrates where
built square footage can
be added to the footprint
(to reallocate from
square footage in non-
conforming overall
building height)
The proposal includes a 75
foot wide woonerf on the
north parcel. Creating a
narrower, 60 foot wide street
results in additional space
(in yellow) that can be built
out to better meet the street
room experience.
Setbacks and Step-Backs
The proposed building setbacks and building step-backs are not meeting the definition of the draft Southdale
District Experience Guidelines in terms of creating a definable building wall. Although the design team has
taken care to create a series of façade designs by pushing and pulling the face of the building wall, the design
along the West Promenade (woonerf) does not meet the intent of the creating a street room experience. Nor is
the proposed building height in compliance with current thinking about heights within this important transition
zone.
The diagrams below illustrate a strategy for reallocating square footage from the existing 6th and 7th floors
(which do not comply with current thinking about building heights within transition zones) to square footage
along the woonerf to offset some of the issues with the proposal exceeding the 60 foot building height.
Level 5 additional space is
illustrated in dark blue
and is set back 10 feet
from the woonerf
Level 6 blue shading indicates a proposed
step back from main facades above 60’ in
height. The proposed Level 7 ‘pop ups’ on
the corners are not aligned with current
thinking about building heights in this
transition zone.
60 foot wide West
Promenade (Woonerf)
60 foot height limit50 foot height limit
36 foot height limit
step back 10 feet
Although height above 60’ is not part of the
Work Group’s current discussions, should the
City wish to consider additional height, we
recommended allowing only one floor above
the 60 foot height limit, which must be stepped
back 10 feet from all public facing facades
France Avenue
Parking Access
One the important goals of the draft Southdale District Experience Guidelines is to limit vehicular traffic as
much as possible where pedestrians and bicycles are moving through the district. The West Promenade is
intended to be a pedestrian and bicycle collector between the existing residential neighborhood and new
development. We recommend providing access to the development’s below grade parking at one location
closest to a primary road within the Southdale District –Gallagher Drive –and eliminate the below-grade
access in the north parcel. Should this proposal have a more direct access from Gallagher into below grade
parking, proposed new resident vehicular traffic on the West Promenade and 70th Street would be limited,
making Gallagher the preferred movement to and from below grade parking.
Eliminate
below grade
access
June 19, 2017
Cary Teague
Community Development Director
Planning Division
4801 W. 50th St.
Edina, MN 55424
7200 - 7250 France Avenue:
Revisions and Responses to Sketch Plan and Southdale Work Group
DJR Architecture submitted a Sketch Plan package for the 7200 - 7250 France Avenue mixed use
development last August. After the submittal we presented our proposal to both Planning Commission
and City Council. Our proposal was also sent to the Southdale Work Group and Mr. Mic Johnson. DJR
Architecture received comments and remarks from all three parties and in this letter we wish to point out
the issues that were mentioned and how we addressed them.
The main comments made by Edina’s Planning Commission and Edina’s City Council were positive and
the main concern was how DJR Architecture would address the comments made by Mic Johnson and
Architecture Field Office.
Comments and responses:
1.Narrow the woonerf: in our Sketch Plan submittal, the woonerf varied between 75-95 feet. We
have narrowed the woonerf to vary between 60-75 feet. We extended our townhomes on the East
side of the woonerf to narrow it by 10 - 15 feet. The reduced 60-75 foot width of the woonerf still
provides space for landscaping and greenery, allows area for activating the public spaces, and
maintains circulation paths.
2.Lower both corners to 60’ high: we have managed to step back our buildings on both corners,
72nd street as well as Gallagher from six stories to five stories which achieved the recommended
60’ height in both corners of France Avenue.
3.Reduced Height: on the 7250 building we managed to eliminate the seventh story completely. We
did keep our seventh story mezzanine level on 7200 building as it is further away from the corners
and is an integral part of the building design.
4.Architecture Field Office recommendation for materials have been generally met in this proposal.
We agree that the use of glass and storefront facade at the commercial face of France Avenue is
crucial to the success of businesses along the street.
5.We also agree and met the recommendation of Architecture Field Office for no individual garage
doors along the woonerf and 72nd street.
One of the comments made by the Architecture Field Office was to heighten the residential
buildings facing the woonerf to four stories. We believe that this will result in a much harder
transition from the East to West side of the woonerf which is 2 story townhomes. In a previous
submittal of the 7250 France Avenue proposal, we were asked by Edina’s City Council members
to be aware and take into consideration two crucial issues:
Softer transition to the West: DJR Architecture has studied this and created a new project
around this idea of gradually stepping our two buildings from France Avenue to the east
side of the woonerf and again to the west of it. We designed the building facades to step
from six to five, four, and finally to two story townhomes on the East of the woonerf, which
transitions nicely to the 2 story townhomes on the West side of the woonerf.
Second issue was to create and design a solution for both 7200 and 7250 France Avenue
as one project. We have managed to do so and we believe this is the right approach for
this proposal as our design shows a cohesive solution to the following:
storm water treatment for both sites
traffic design consideration to both sites
pedestrian oriented solutions to both sites
DJR Architecture met additional criteria made by Planning Commission and City Council and we
have managed to:
6. Enhance the green areas along France Avenue.
7. Enhance the green areas along the Woonerf.
8. We redesigned the woonerf road to be clearer and brighter.
9. We have met with the Cornelia Neighborhood and presented the project and addressed all of
their questions.
We hope that these comments and responses to the recommendations we received from Edina’s City
Council, Edina’s Planning Commission and Architecture Field Office, achieve the desired wish of all
parties involved.
Sincerely,
Dean Dovolis
DJR Architecture
WENCK File #3022-12
October 15, 2018
Prepared by:
WENCK Associates, Inc.
1800 Pioneer Creek Center
Maple Plain, MN 55359
Phone: 7963-479-4200
Fax: 763-479-4242
Prepared for:
City of Edina 4801 W. 50th Street
Edina, MN 55424
Traffic and Parking Study
for 7200 and 7250 France Avenue
in Edina, MN
October 2018 i
DRAFT
Table of Contents
TABLE OF CONTENTS ..................................................................................... I
1.0 EXECUTIVE SUMMARY ...................................................................... 1-1
2.0 PURPOSE AND BACKGROUND ........................................................... 2-1
3.0 EXISTING CONDITIONS .................................................................... 3-1
4.0 TRAFFIC FORECASTS ........................................................................ 4-1
5.0 TRAFFIC ANALYSIS ........................................................................... 5-1
6.0 PARKING ANALYSIS ......................................................................... 6-1
7.0 CONCLUSIONS AND RECOMMENDATIONS ......................................... 6-1
8.0 APPENDIX ........................................................................................ 8-1
FIGURES
FIGURE 1 PROJECT LOCATION .................................................................. 2-3
FIGURE 2 SITE PLAN ................................................................................ 2-4
FIGURE 3 EXISTING CONDITIONS ............................................................. 3-2
FIGURE 4 WEEKDAY AM PEAK HOUR VOLUMES .......................................... 4-4
FIGURE 5 WEEKDAY PM PEAK HOUR VOLUMES............................................ 4-5
FIGURE 6 WEEKDAY AM PEAK HOUR LEVEL OF SERVICE ............................. 5-6
FIGURE 7 WEEKDAY PM PEAK HOUR LEVEL OF SERVICE ............................... 5-7
I hereby certify that this report was prepared by me or under
my direct supervision and that I am a duly Licensed Professional
Engineer under the laws of the State of Minnesota.
__________________________________ DATE: October 15, 2018
Edward F. Terhaar
License No. 24441
October 2018 1-1
DRAFT
1.0 Executive Summary
The purpose of this Traffic and Parking Study is to evaluate the traffic impacts of the
proposed new residential and retail development located at 7200 and 7250 France Avenue
in Edina, MN. The project site is located on the west side of France Avenue between
Gallagher Drive and 72nd Street. The proposed project location is currently occupied by two
office buildings, a parking structure, and surface parking.
This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed
redevelopment at the following intersections:
• France Avenue/Hazelton Road
• France Avenue/72nd Street
• France Avenue/Gallagher Drive
• France Avenue/Parklawn Avenue
• Parklawn Avenue/Gallagher Drive
• France Avenue/proposed access
• Gallagher Drive/proposed access
• 72nd Street/proposed access
The proposed project will involve removal of the existing office buildings and constructing
two new residential and retail buildings. The project includes 590 on-site parking spaces.
The project is expected to be completed by the end of 20 20.
As shown in the site plan, the project includes access on Gallagher Drive, 72nd Street, and
France Avenue. The access points on Gallagher Drive and 72nd Street are full movement
accesses. The access on France Avenue is restricted to right turns in and out by the
existing center median. In order to account for concerns expressed by Hennepin County,
the study includes analysis of the following access options on France Avenue:
• Right in/right out access
• Right in only access
• No access on France Avenue
The conclusions drawn from the information and analyses presented in this report are as
follows:
• The proposed development is expected to generate 54 net trips during the weekday
a.m. peak hour, 126 net trips during the weekday p.m. peak hour, and 1,681 net
weekday daily trips.
• Traffic generated by the proposed development has minimal impact on intersection
operations and does not change the level of service of any movement. No
improvements are needed at the intersections analyzed to accommodate the
proposed project.
• From a traffic operations perspective, all access options result in minimal impacts to
operations on France Avenue. The option with no access on France Avenue results in
slightly higher volumes at the Gallagher and 72nd Street access locations, but these
October 2018 1-2
DRAFT
increases are minimal from an operations standpoint.
• France Avenue is under the jurisdiction of Hennepin County. City staff shared the
project sketch plan with Hennepin County staff who responded with concerns about
the proposed access on France Avenue. Specifically, Hennepin County staff
commented that the proposed access falls short of meeting access spacing guidelines
and would introduce a new conflict point on the high-volume corridor with the
potential for vehicles to weave across three lanes in the southbound dire ction to
make left or U-turns at Gallagher Drive. From these comments it appears Hennepin
County will likely not allow access on France Avenue.
• Traffic volumes on 72nd Street west of Lynmar Lane are expected to increase from
1,980 vehicles per day to 2,230 vehicles per day, an increase of 250 vehicles per
day.
• The proposed project is designed to provide both pedestrian and bicycle connections
to the surrounding infrastructure. Space for pedestrian amenities is provided along
all streets surrounding the project. Access to the Nine Mile Creek Regional Trail is
provided at the Gallagher Drive crosswalk.
• Both short-term and long-term bicycle spaces should be provided in order to
accommodate retail customers and residents. The short-term spaces should be
located near building entrances and provide facilities to securely park each bicycle.
Long-term spaces for residents should be provided in the parking ramp or in a
separate room within each building. The provision of a bicycle maintenance station
would help encourage bicycle use by both visitors and residents.
• The proposed number of parking spaces can accommodate the expected peak
parking demand based on Institute of Transportation Engineers (ITE) data.
October 2018 2-1
DRAFT
2.0 Purpose and Background
The purpose of this Traffic and Parking Study is to evaluate the traffic impacts of the
proposed new residential and retail development located at 7200 and 7250 France Avenue
in Edina, MN. The project site is located on the west side of France Avenue between
Gallagher Drive and 72nd Street. The proposed project location is currently occupied by two
office buildings, a parking structure, and surface parking. The project location is shown in
Figure 1.
This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed
redevelopment at the following intersections:
• France Avenue/Hazelton Road
• France Avenue/72nd Street
• France Avenue/Gallagher Drive
• France Avenue/Parklawn Avenue
• Parklawn Avenue/Gallagher Drive
• France Avenue/proposed access
• Gallagher Drive/proposed access
• 72nd Street/proposed access
Proposed Development Characteristics
The proposed project will involve removal of the existing office buildings and constructing
two new residential and retail buildings. The project includes 590 on-site parking spaces.
The project is expected to be completed by the end of 20 20. The current site plan is shown
in Figure 2.
The proposed land uses and sizes are shown in Table 2-1.
Table 2-1
Proposed Land Uses and Sizes
Land Use Size Unit
7200 Building
Apartments 164 DU
Townhouses 10 DU
Sit-down restaurant 4,000 SF
General retail 9,000 SF
7250 Building
Apartments 135 DU
Sit-down restaurant 4,000 SF
General retail 13,000 SF
SF = square feet, DU = dwelling units
As shown in the site plan, the project includes access on Gallagher Drive, 72nd Street, and
France Avenue. The access points on Gallagher Drive and 72nd Street are full movement
accesses. The access on France Avenue is restricted to right turns in and out by the
existing center median.
October 2018 2-2
DRAFT
France Avenue is under the jurisdiction of Hennepin County. City staff shared the project
sketch plan with Hennepin County staff who responded with concerns about the proposed
access on France Avenue. Specifically, Hennepin County staff commented that the
proposed access falls short of meeting access spacing guidelines and would introduce a new
conflict point on the high-volume corridor with the potential for vehicles to weave across
three lanes in the southbound direction to make left or U-turns at Gallagher Drive.
In order to account for these concerns, the study includes analysis of the following access
options on France Avenue:
• Right in/right out access
• Right in only access
• No access on France Avenue
October 2018 2-3
DRAFT
October 2018 2-4
DRAFT
October 2018 3-1
DRAFT
3.0 Existing Conditions
The proposed site is currently occupied by two office buildings, a parking structure, and
surface parking. The site is bounded by France Avenue to the east, Gallagher Drive to the
south, 72nd Street to the north, and residential areas to the west.
Near the site location, France Avenue is a six-lane divided roadway with turn lanes at major
intersections. Gallagher Drive and 72nd Street are a two-lane roadways. Existing conditions
at intersections near the proposed project location are shown in Figure 3.
France Avenue/Hazelton Road (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The westbound
approach provides one left turn lane, one through lane, and one right turn lane. The
eastbound approach proves one left turn and one through/right turn lane. The southbound
approach provides one left turn lane, two through lanes, and one th rough/right turn lane.
The northbound approach provides one left turn lane, three through lanes, and one right
turn lane.
France Avenue/72nd Street (minor street stop sign control)
This intersection has three approaches and is controlled with a stop sig n on the eastbound
72nd Street approach. The eastbound approach provides one right turn lane. The
northbound approach provides one left turn lane and three through lanes. The southbound
approach provides two through lanes and one through/right turn lane. Left turns are not
allowed from 72nd Street onto France Avenue.
France Avenue/Gallagher Drive (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The eastbound
and westbound approaches provide one left turn lane and one through/right turn lane. The
northbound and southbound approaches provide one left turn lane, two through lanes, and
one through/right turn lane.
France Avenue/Parklawn Avenue (traffic signal control)
This intersection has four approaches and is controlled with a traffic signal. The westbound
approach provides one left turn lane, one through lane, and one right turn lane. The
eastbound approach proves one left turn and one through/right turn lane. The southbound
approach provides one left turn lane, two through lanes, and one through/right turn lane.
The northbound approach provides one left turn lane, three through lanes, and one right
turn lane.
Parklawn Avenue/Gallagher Drive (minor street stop sign control)
This intersection has three approaches and is controlled with a stop sign on the southbound
Gallagher Drive approach. All approaches provide one left turn/through/right turn lane.
Turn movement data for the intersections was collected during the weekday a.m. (7:00 -
9:00 a.m.) and p.m. (4:00 - 6:00 p.m.) peak periods in March 2018.
October 2018 3-2
DRAFT
October 2018 4-1
DRAFT
4.0 Traffic Forecasts
Traffic Forecast Scenarios
To adequately address the impacts of the proposed project, forecasts and analyses were
completed for the year 2021. Specifically, weekday a.m. and p.m. peak hour traffic
forecasts were completed for the following scenarios:
• 2018 Existing. Existing volumes were determined through traffic counts at the subject
intersections. The existing volume information includes trips generated by the uses
currently on the site.
• 2021 No-Build. Existing volumes at the subject intersections were increased by 1.0
percent per year to determine 2021 No-Build volumes. The 1.0 percent per year
growth rate was calculated based on both recent growth experienced near the site and
projected growth in the area.
• 2021 Build. Trips generated by the proposed development were added to the 2021
No-Build volumes to determine 2021 Build volumes. In addition, existing trips
generated by the uses currently on the site were subtracted from the total volume.
Trip Generation
Weekday a.m. and p.m. peak hour trip generation for the proposed development were
calculated based on data presented in the tenth edition of Trip Generation, published by the
Institute of Transportation Engineers (ITE). Trips generated by the existing uses were
based on the traffic count data. The resultant trip generation estimates are shown in
Table 4-1.
October 2018 4-2
DRAFT
Table 4-1
Trip Generation for Proposed Project
Land Use
Size
Weekday AM Peak Hour
Weekday PM Peak Hour
Weekday
Daily
In Out Total In Out Total Total
Proposed Project
7200 Building
Apartments and Townhomes 174 DU 16 47 63 47 30 77 947
Restaurant 4,000 SF 22 18 40 24 15 39 449
General Retail 9,000 SF 5 3 8 16 18 34 340
Subtotal 43 68 111 87 63 150 1736
10% internal trip reduction (4) (7) (11) (9) (6) (15) (174)
10% transit reduction (4) (6) (10) (8) (6) (14) (156)
Total 35 55 90 70 51 121 1406
7250 Building
Apartments 135 DU 13 36 49 36 23 59 734
Restaurant 4,000 SF 22 18 40 24 15 39 449
General Retail 13,000 SF 7 5 12 24 26 50 491
Subtotal 42 59 101 84 64 148 1674
10% internal trip reduction (4) (6) (10) (9) (6) (15) (167)
10% transit reduction (4) (5) (9) (7) (6) (13) (151)
Total 34 48 82 68 52 120 1356
Existing Uses Removed
7200 Building
Office 39,600 SF (40) (6) (46) (7) (39) (46) (386)
7250 Building
Medical office 55,000 SF (58) (14) (72) (25) (44) (69) (695)
Total Net Trips (29) 83 54 106 20 126 1681
DU=dwelling unit, SF=square feet
Table 1 shows the net number of trips generated by the proposed development including
reductions for existing trips. As shown, the project adds 54 net trips during the a.m. peak
hour, 126 net trips during the p.m. peak hour, and 1,681 net trips daily.
Trip Distribution Percentages
Trip distribution percentages for the subject development trips were established based on
the nearby roadway network, existing and expected future traffic patterns, and location of
the subject development in relation to major attractions and population concentrations.
The distribution percentages for trips generated by the proposed development are as
follows:
• 30 percent to/from the north on France Avenue
• 15 percent to/from the west on 72nd Street
• 5 percent to/from the east on Hazelton Road
• 5 percent to/from the east on Gallagher Drive
• 5 percent to/from the west on Parklawn Avenue
• 5 percent to/from the east on Parklawn Avenue
• 35 percent to/from the south on France Avenue
October 2018 4-3
DRAFT
Site Access Options
As shown in the site plan, the project includes access on Gallagher Drive, 72nd Street, and
France Avenue. The access points on Gallagher Drive and 72nd Street are full movement
accesses. The access on France Avenue is restricted to right turns in and out by the
existing center median.
The study includes analysis of the following access options on France Avenue:
• Right in/right out access
• Right in only access
• No access on France Avenue
Traffic Volumes
Development trips were assigned to the surrounding roadway network using the preceding
trip distribution percentages. Traffic volumes were established for all the forecasting
scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant
traffic volumes are presented in Figures 4 and 5.
October 2018 4-4
DRAFT
October 2018 4-5
DRAFT
October 2018 5-1
DRAFT
5.0 Traffic Analysis
Intersection Level of Service Analysis
Traffic analyses were completed for the subject intersections for all scenarios described
earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial
analysis was completed using existing geometrics and intersection control.
Capacity analysis results are presented in terms of level of service (LOS), which is defined in
terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the
best intersection operation, with little delay for each vehicle using the intersection. LOS F
represents the worst intersection operation with excessive delay. The following is a detailed
description of the conditions described by each LOS designation:
• Level of service A corresponds to a free flow condition with motorists virtually
unaffected by the intersection control mechanism. For a signalized or an
unsignalized intersection, the average delay per vehicle would be approximately 10
seconds or less.
• Level of service B represents stable flow with a high degree of freedom, b ut with
some influence from the intersection control device and the traffic volumes. For a
signalized intersection, the average delay ranges from 10 to 20 seconds. An
unsignalized intersection would have delays ranging from 10 to 15 seconds for this
level.
• Level of service C depicts a restricted flow which remains stable, but with significant
influence from the intersection control device and the traffic volumes. The general
level of comfort and convenience changes noticeably at this level. The delay ranges
from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an
unsignalized intersection at this level.
• Level of service D corresponds to high-density flow in which speed and freedom are
significantly restricted. Though traffi c flow remains stable, reductions in comfort and
convenience are experienced. The control delay for this level is 35 to 55 seconds for
a signalized intersection and 25 to 35 seconds for an unsignalized intersection.
• Level of service E represents unstable flow of traffic at or near the capacity of the
intersection with poor levels of comfort and convenience. The delay ranges from 55
to 80 seconds for a signalized intersection and from 35 to 50 seconds for an
unsignalized intersection at this level.
• Level of service F represents forced flow in which the volume of traffic approaching
the intersection exceeds the volume that can be served. Characteristics often
experienced include long queues, stop-and-go waves, poor travel times, low comfort
and convenience, and increased accident exposure. Delays over 80 seconds for a
signalized intersection and over 50 seconds for an unsignalized intersection
correspond to this level of service.
October 2018 5-2
DRAFT
The LOS results for the study intersections are presented in Figures 6 and 7 and discussed
below.
France Avenue/Hazelton Road (traffic signal control) - During the a.m. peak hour under
existing, 2021 No-Build, and 2021 Build conditions, all movements operate at LOS E or
better. The overall intersection operates at LOS C for all scenarios.
During the p.m. peak hour under existing, 2021 No-Build, and 2021 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS C for all
scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
France Avenue/72nd Street (minor street stop sign control) - During the a.m. peak hour
under existing, 2021 No-Build, and 2021 Build conditions, all movements operate at LOS B
or better. The overall intersection operates at LOS A for all scenarios.
During the p.m. peak hour under existing, 2021 No-Build, and 2021 Build conditions, all
movements operate at LOS C or better. The overall intersection operates at LOS A for all
scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
France Avenue/Gallagher Drive (traffic signal control) - During the a.m. peak hour under
existing, 2021 No-Build, and 2021 Build conditions, all movements operate at LOS E or
better. The overall intersection operates at LOS D for all scenarios.
During the p.m. peak hour under existing, 2021 No-Build, and 2021 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS D for all
scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
France Avenue/Parklawn Avenue (traffic signal control) - During the a.m. peak hour under
existing, 2021 No-Build, and 2021 Build conditions, all movements operate at LOS D or
better. The overall intersection operates at LOS D for all scenarios.
During the p.m. peak hour under existing, 2021 No-Build, and 2021 Build conditions, all
movements operate at LOS E or better. The overall intersection operates at LOS E for all
scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
October 2018 5-3
DRAFT
Parklawn Avenue/Gallagher Drive (minor street stop sign control) - During the a.m. peak
hour under existing, 2021 No-Build, and 2021 Build conditions, all movements operate at
LOS B or better. The overall intersection operates at LOS A for all scenarios.
During the p.m. peak hour under existing, 2021 No-Build, and 2021 Build conditions, all
movements operate at LOS B or better. The overall intersection operates at LOS A for all
scenarios.
The traffic generated by the proposed development has minimal impact on the intersecti on
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
France Avenue/proposed access (minor street stop control) - During the a.m. peak hour
under 2021 Build conditions, all movements operate at LOS B or better. The overall
intersection operates at LOS A for all scenarios.
During the p.m. peak hour under 2021 Build conditions, all movements operate at LOS C or
better. The overall intersection operates at LOS A for all scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
Gallagher Drive/proposed access (minor street stop control) - During the a.m. peak hour
under 2021 Build conditions, all movements operate at LOS B or better. The overall
intersection operates at LOS A for all scenarios.
During the p.m. peak hour under 2021 Build conditions, all movements operate at LOS B or
better. The overall intersection operates at LOS A for all scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
72nd Street/proposed access (minor street stop control) - During the a.m. peak hour under
2021 Build conditions, all movements operate at LOS A. The overall intersection operates at
LOS A for all scenarios.
During the p.m. peak hour under 2021 Build conditions, all movements operate at LOS B or
better. The overall intersection operates at LOS A for all scenarios.
The traffic generated by the proposed development has minimal impact on the intersection
operations and does not change the level of service of any movement. No improvements
are needed at this intersection to accommodate the proposed project.
October 2018 5-4
DRAFT
France Avenue Access
The study included analysis of the following access options on France Avenue:
• Right in/right out access
• Right in only access
• No access on France Avenue
As shown in the traffic analysis results, all intersections operate at acceptable level s of
service under all three France Avenue access options. From a traffic operations perspective,
all access options result in minimal impacts to operations on France Avenue. The option
with no access on France Avenue results in slightly higher volumes at the Gallagher and
72nd Street access locations, but these increases are minimal from an operations standpoint.
As described earlier, Hennepin County staff expressed concerns about the proposed access
on France Avenue. Specifically, Hennepin County staff commented that the proposed
access falls short of meeting access spacing guidelines and would introduce a new conflict
point on the high-volume corridor with the potential for vehicles to weave across three lanes
in the southbound direction to make left or U-turns at Gallagher Drive.
72nd Street Impacts
72nd Street extends west from France Avenue and provides connections to residential areas
west of the project site. 72nd Street is also used to access 70th Street via connections to
Cornelia Drive and Wooddale Avenue. Traffic volume data collected for this project indicate
a daily volume of 1,980 vehicles on 72nd Street between Heatherton Trail and Glouchester
Avenue. Observations indicate that traffic utilizing 72nd Street is a mixture of local trips and
trips accessing 70th Street.
Under existing conditions, the office building has two access points on 72nd Street. Through
observations and data collected at the access locations, approximately 15% of existing site
trips use 72nd Street west of Lynmar Lane to access the site.
The proposed project includes one access point on 72nd Street. Circulation within the
project site includes a continuous north/south drive, which allows the entire site access to
72nd Street. As a result, traffic volumes on 72nd Street are expected to increase with the
proposed project. The existing and forecasted volumes on 72nd Street west of Lynmar Lane
are shown in Table 5-1.
Table 5-1
Weekday Daily Traffic Volumes on 72nd Street West of Lynmar Lane
Scenario Daily Volume
2018 1,980
Remove existing use (160)
Proposed project +410
2021 Build 2,230
As shown, the daily volume on 72nd Street is expected to increase by 250 vehicles per day.
October 2018 5-5
DRAFT
Bicycle and Pedestrian Facilities
Under existing conditions, sidewalk is provided on both sides of France Avenue, on the
north/west side of Gallagher Drive west of France Avenue, and on the north side of 72nd
Street west of France Avenue. The Nine Mile Creek Regional Trail is located on the
south/east side of Gallagher Drive. Striped crosswalks and pedestrian signal heads are
provided at all signalized intersections along France Avenue.
The proposed project is designed to provide both pedestrian and bicycle connections to the
surrounding infrastructure. Space for pedestrian amenities is provided along all streets
surrounding the project. Access to the Nine Mile Creek Regional Trail is provided at the
Gallagher Drive crosswalk.
The site plan does not specifically indicate the location or number of bicycle parking spaces.
Both short-term and long-term bicycle spaces should be provided in order to accommodate
retail customers and residents. The short-term spaces should be located near building
entrances and provide facilities to securely park each bicycle. Long-term spaces for
residents should be provided in the parking ramp or in a separate room within each
building. The provision of a bicycle maintenance station would help encourage bicycle use
by both visitors and residents.
October 2018 5-6
DRAFT
October 2018 5-7
DRAFT
October 2018 6-1
DRAFT
6.0 Parking Analysis
As described earlier, the project will include 590 on-site parking spaces. The proposed
amount of parking was compared to industry standards to determine adequacy.
Parking data from the Institute of Transportation Engineers (ITE) was used to determine the
expected parking demand for the proposed land uses. Data provided in the ITE publication
Parking Generation, 4th Edition, indicates the various proposed uses peak at different times
during the day. The ITE data was adjusted to account for the expected modal split for the
site.
Based on the ITE data, the peak weekday parking demand for the overall site occurs
between 6 pm and 9 pm. The peak parking demand during that time period is 419 spaces.
The 590 spaces provided can accommodate the expected peak parking demand.
If the retail and restaurant uses change from those currently assumed, the parking
calculations should be updated to ensure adequate on-site parking.
October 2018 7-2
DRAFT
7.0 Conclusions and Recommendations
The conclusions drawn from the information and analyses presented in this report are as
follows:
• The proposed development is expected to generate 54 net trips during the weekday
a.m. peak hour, 126 net trips during the weekday p.m. peak hour, and 1,681 net
weekday daily trips.
• Traffic generated by the proposed development has minimal impact on intersection
operations and does not change the level of service of any movement. No
improvements are needed at the intersections analyzed to accommodate the
proposed project.
• From a traffic operations perspective, all access options result in minimal impacts to
operations on France Avenue. The option with no access on France Avenue results in
slightly higher volumes at the Gallagher and 72nd Street access locations, but these
increases are minimal from an operations standpoint.
• France Avenue is under the jurisdiction of Hennepin County. City staff shared the
project sketch plan with Hennepin County staff who responded with concerns about
the proposed access on France Avenue. Specifically, Hennepin County staff
commented that the proposed access falls short of meeting access spacing guidelines
and would introduce a new conflict point on the high-volume corridor with the
potential for vehicles to weave across three lanes in the southbound direction to
make left or U-turns at Gallagher Drive. From these comments it appears Hennepin
County will likely not allow access on France Avenue.
• Traffic volumes on 72nd Street west of Lynmar Lane are expected to increase from
1,980 vehicles per day to 2,230 vehicles per day, an increase of 250 vehicles per
day.
• The proposed project is designed to provide both pedestrian and bicycle connections
to the surrounding infrastructure. Space for pedestrian amenities is provided a long
all streets surrounding the project. Access to the Nine Mile Creek Regional Trail is
provided at the Gallagher Drive crosswalk.
• Both short-term and long-term bicycle spaces should be provided in order to
accommodate retail customers and residents. The short-term spaces should be
located near building entrances and provide facilities to securely park each bicycle.
Long-term spaces for residents should be provided in the parking ramp or in a
separate room within each building. The provision of a bicycle maintenance station
would help encourage bicycle use by both visitors and residents.
• The proposed number of parking spaces can accommodate the expected peak
parking demand based on Institute of Transportation Engineers (ITE) data.
October 2018 8-1
DRAFT
8.0 Appendix
• Level of Service Worksheets