HomeMy WebLinkAbout2018-12-12 Planning Commission PacketAgenda
Plan n ing Com m ission
City Of Edina, Minnesota
City Hall, Council Chambers
Wednesday, December 12, 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, November 28, 2018
V.Public Hearings
A.Greater Southdale District Plan
B.Comprehensive Plan Amendment - 7399, 7410 & 7505 Metro
Boulevard
C.Variances: 4412 Valley View Road for New Horizon Academy
VI.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.
VII.Reports/Recommendations
A.70th and Cahill Small Area Plan
VIII.Correspondence And Petitions
IX.Chair And Member Comments
X.Sta7 Comments
XI.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: December 12, 2018 Agenda Item #: I V.A.
To:P lanning C ommission Item Type:
Minutes
F rom:Liz O ls on, Administrative S upport S pecialist
Item Activity:
Subject:Minutes : P lanning C ommis s ion, November 28, 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 November 28, 2018, P lanning C ommission Meeting Minutes.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Minutes : Planning Commis s ion, November 28, 2018
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Approved Minutes☐
Approved Date:
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Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
November 28, 2018
I. Call To Order
Chair Olsen called the meeting to order at 7:05 PM
II. Roll Call
Answering the roll call were: Commissioners Miranda, Lee, Strauss, Thorsen, Mangalick, Melton,
Nemerov, Hamilton, Bennett, Berube, Chair Olsen Staff Present: Cary Teague, Community Development
Director, Kris Aaker, Assistant City Planner, Kaylin Eidsness, Senior Communications Coordinator, Liz
Olson, Support Staff
Absent from the roll call: None.
III. Approval Of Meeting Agenda
Commissioner Thorsen moved to approve the November 28, 2018, agenda. Commissioner
Bennett seconded the motion. The motion carried unanimously.
IV. Approval Of Meeting Minutes
Commissioner Thorsen moved to approve the November 14, 2018, meeting minutes.
Commissioner Bennett seconded the motion. The motion carried unanimously.
V. Public Hearings
A. 70th & Cahill Small Area Plan
Commissioner Lee presented the 70th & Cahill Small Area Plan and explained that the work
group started working in October of 2017.
Lee’s presentation discussed the 5 major recommendations of the update including Land Use
and Urban Design, Heritage Preservation, Economic Vitality, Parks and Open Space, and
Transportation.
Lee noted that the major changes made since July of 2018 included the Building Height Limits
Plan and the recommended approach to public financing for development/redevelopment at 70th
& Cahill.
Lee explained that the Building Height Limits Plan includes the following:
o Up to 3 stories, not to exceed 39 feet for buildings on the north side of 70th Street.
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o Up to 3 stories, not to exceed 39 feet for buildings on the southeast corner of
70th/Cahill.
o The roof line of building son the southeast corner of 70th/Cahill will establish a not-to-
exceed height for buildings fronting on Cahill (so long as they do not exceed 5 stories)
o All other buildings will have a 5 story, 63 foot high maximum.
Lee explained that the Work Group is recommending the following regarding Public Financing:
o The City will provide guidelines for property owners and developers delineating
conditions and applications for public financing subsidies.
o The City will make it clear to property owners, developers, and the community that
public financing may only be used for public realm infrastructure improvements.
o Should public financing be proposed for the study area, the City will provide information
justifying and explaining the financial benefits to the community.
Public Hearing
Louise Wright, 5422 Creekview Lane, stated that she is concerned about increased traffic and the north side of
70th not being included the original plan and now it may turn into multifamily dwellings.
Jonathan Stechman, 7460 Shannon Drive, stated that he was concerned about the increased density at Creek
Valley and concerned about affordable housing not being spread out throughout other parts of Edina. Stechman
asked Commissioners about the community’s feedback that was gathered from the meetings and the tax base
increase.
Michelle Swanson, Xcel Energy 5309 W. 70th St, expressed concerns regarding the proposed east and west
parkway and relocating facilities for the proposed road. Swanson also stated concern regarding the passenger
rail platform and the conflicts with the transmission structure.
Roger Bildsten, 6813 Brook Drive, stated the trail is a wonderful asset to Edina, but access is dangerous on the
west and north side.
Philip Peterson, 5519 W. 70th Street, stated he was a member of the study group and voted against the study
and followed by discussing affordable housing.
John Uecker, 7105 Fleetwood Drive, expressed concern about the increased density and wanting an adequate
traffic study showing traffic patterns.
Timothy Duffy, 6001 Dublin Circle, discussed that he was curious where the transition from a suburb to an
“urban city” comes from, the traffic issue concerns, and adding to school populations.
Kradisha Glyl, 7213 Fleetwood Drive, expressed concern about traffic congestion.
Hope Melton, 4825 Valley View Road, introduced herself as a member of Edina Neighbors for Affordable
Housing. Melton discussed the density and height that makes affordable housing feasible. Melton stated that
Edina kept affordable housing out of the city for 20 years and the City Council is committed to changing that.
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Melton stated that teachers, City Staff, and the aging Edina residents that want to downsize are some of those
who would need affordable housing.
Connie Careino, 4509 Garrison Lane, encouraged the Planning Commission to adopt the Small Area Plan
recommendations and consider editing Director Teague’s proposed language and create a new section of the
land use chapter of the Comprehensive Plan that provides an over view of how you would use amendments for
various parts of the land use.
Patrick Bennett, 5708 Kemrich Drive, thanked the Small Area Plan group and the Planning Commission. Bennett
stated that he thinks the plan is a compromise but that it is too dense. Bennett stated school density was a
concern and allowing businesses to focus on the bike trail appeared unfounded.
Ann Swenson, 6021 Concord Avenue, introduced herself and stated her past experience on the Planning
Commission and City Council and current seat on the foundation. Swenson explained that the dry cleaners is a
great site for affordable housing because it backs up to a bike path and is on a bus line. Swenson notes that four
coffee shops have closed because they were struggling and she would like to see the node revived and lively.
Catherine Bass, 6917 Gleason Road, thanked residents and supports the small area plan. Bass also stated that
she longs for improvement in the area and the large amount of cars seems dangerous at times.
Paul Bordonaro, 5800 70th Street West, stated that he does not agree with Commissioner Lee that the plan is
clear. Bordonaro also stated that he believes we need stress tests for the traffic
Commissioner Thorsen moved to close the public hearing. Commissioner Strauss seconded
the motion. The motion carried unanimously.
Discussion/Comments/Questions
Commissioners discussed the traffic study that was provided to the work group by the consultants
and stated that it didn’t show any serious issues at the current time and showed room for capacity
for greater development. Director Teague noted that normally housing generates less traffic than
commercial and stated that a traffic study is required for any development proposal.
Commissioners discussed the capacity of the schools.
Commissioners discussed branding and implementation as well as a further study on the
commercial and industrial area be included on the overall plan as opposed to a one-off.
Commissioners discussed removing the archeological survey and the increased traffic concerns.
Commissioners discussed that the “urban” wording means walkable and pedestrian friendly for the
neighborhood node.
Director Teague stated that as the plan is written, the height overlay district would need to be
amended to allow for 3-5 stories. Teague stated that his suggestion with the language with height
would include the overlay district standing today, if a developer wanted to go taller, they would
have to do a site plan, variance, or rezoning. The objectives in the small area plan would be
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evaluated in the land use section and the Planning Commission would make recommendations to
City Council if the height increase is justified.
Director Teague stated that the Affordable Housing project density includes 50 units per acre
being the max, but if a project had a minimum of 20 percent for affordable housing, it could be
increased up to 90 units per acre.
Final recommendations by the Planning Commission are as follows:
o Remove the access/path/connection across the railroad tracks heading east onto private
property from Figure: 4.7 on page 47. Modify text accordingly where it is currently referenced.
o Remove/edit a specified location/representation of a future rail platform from Figure 4.7 on page
47. Modify text accordingly where it is currently referenced.
o Identify preferred option of the future CP Regional Trail extension on Figure 7.2 on page 58 and
64. Commissioner Bennett mentioned another option along Amundson to Cahill. The plan
should advocate strongly for the Work Group’s preferred option).
o Better define the 70th Street safe crossing on Figure 4.7 on page 47, on graphic and/or in text.
o Modify text accordingly on page 55, 5.4, Goal number 3 regarding archaeological Phase I and
Phase II investigations.
Motion
Commissioner Hamilton moved delaying the approval of 70th & Cahill Small Area Plan to be
modified as discussed to the Planning Commission on December 12, 2018. Commissioner
Thorsen seconded the motion.
Aye: Miranda, Thorsen, Hamilton, Nemerov, Bennett, Berube, Olsen
Nay: Strauss and Lee
The motion carried 7-2.
VII. Community Comment
None.
VIII. Reports/Recommendations
None.
IX. Correspondence And Petitions
None.
X. Chair and Member Comments
None.
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XI. Staff Comments
Director Teague stated that the City Council meeting on December 4, 2018 will include 7200 and 7250
France Avenue, Solar Ordinance, and the 4532 France Avenue project.
XII. Adjournment
Commissioner Thorsen moved to adjourn the November 28, 2018, Meeting of the Edina Planning
Commission at 10:04 PM. Commissioner Bennett seconded the motion. The motion carried
unanimously.
Date: December 12, 2018 Agenda Item #: V.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:Emily Bodeker, As s is tant C ity P lanner
Item Activity:
Subject:G reater S outhdale District P lan Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
R ecommend approval of the G reater Southdale District P lan.
I N TR O D U C TI O N:
T he G reater Southdale District P lan, part of the E dina 2018 Comprehensive P lan, provides a framework for
making those choices based on a shared community vision for the District’s evolution. T he G reater Southdale
District P lan will manage change and guide growth over the next ten years, and beyond, to build a strong and
resilient community for present and future generations. T his P lan builds on the district’s assets while charting a
more urban and connected vision to create a more livable, even more prosperous, mixed-use district in which to
live, work, shop, play, learn, and feel part of the community. T he D istrict P lan recognizes G reater Southdale’s
key geographical location as a first-ring suburb in the Twin C ities metropolitan area and its regional importance as
it is positioned to accommodate a significantly greater share of Edina’s future residential, employment, and
commercial growth.
AT TAC HME N T S:
Description
Greater Southdale District Plan
Commissioner Comments
Small Area Plan for the City of Edina’s 70th/Cahill Neighborhood Node
Page
Greater Southdale District Plan
Greater Southdale District Plan – Draft November 28, 2018
Page ii
Table of Contents
Acknowledgements ........................................................................................................ iii
Executive Summary.......................................................................................................... iv
1. Introduction ............................................................................................................................... 2
Why was the Greater Southdale District Plan prepared? ...................................................................... 2
Why is the Greater Southdale District important to Edina? .................................................................. 3
The Planning Process: How we got here ................................................................................................ 5
Relationship to the 2018 Edina Comprehensive Plan ............................................................................ 6
2. Vision and Aspirations .............................................................................................................. 8
Greater Southdale District Vision Statement ......................................................................................... 9
Aspirations ............................................................................................................................................ 10
3. District Profile .......................................................................................................................... 17
Overview ............................................................................................................................................... 17
Study Area ............................................................................................................................................ 17
Existing Plans, Policies, and Studies ..................................................................................................... 19
Demographic Profile ............................................................................................................................. 20
Economic Profile ................................................................................................................................... 25
Themes and Trends .............................................................................................................................. 29
4. Renew and Repurpose: Goal and Policy Redevelopment Framework ................................. 32
4.1 Economic Vitality and Competitiveness ......................................................................................... 33
4.2 Urban Design .................................................................................................................................. 42
4.3 Land Use ......................................................................................................................................... 71
4.4 Transportation and Mobility ........................................................................................................ 106
4.5 Parks and Public Life ..................................................................................................................... 118
4.6 District Services and Facilities ...................................................................................................... 129
4.7 Sustainability ................................................................................................................................ 136
4.8 Water Resources .......................................................................................................................... 141
5. Implementation ..................................................................................................................... 151
Introduction: Making It Happen ......................................................................................................... 151
Implementation Tools ........................................................................................................................ 151
Summary of Implementation Actions ................................................................................................ 152
Supporting Documents for Implementation – NOT INCLUDED
Design Experience Guidelines
Greater Southdale District Plan – Draft November 28, 2018
Page iii
Acknowledgements
City Council Members
James Hovland Mayor
Mary Brindle
Mike Fischer
Kevin Staunton
Bob Stewart
City Planning Commission Members
Jo Ann Olsen, Chair
Ian Nemerov, Vice-Chair
James Bennett
Sheila Berube
John Hamilton
Susan Lee
Louis Miranda
Gerard Strauss
Todd Thorsen
Student Members??
Work Group Members (Volunteers)
Michael Schroeder, Co-Chair John Hamilton Ian Nemerov
Colleen Wolfe, Co-Chair Steve Hobbs Jo Ann Olsen
Steve Brown Don Hutchison Lori Syverson
Julie Chamberlain Robb Gruman Harvey Turner
Chris Cooper Ben Martin Joel Stegner
Peter Fitzgerald Jim Nelson Amy Wimmer
City of Edina
4801 W. 50th Street, Edina, Minnesota, 55424
Cary Teague, Community Development Director
Kris Aaker, Assistant City Planner
Emily Bodeker, Assistant City Planner
Mark Nolan, Transportation Planner
Consultant Team Members
William Smith, Biko Associates, Inc. Dan Edgerton, ZAN Associates
Dan Cornejo, Cornejo Consulting Faith Xiong, ZAN Associates
Janna King, Economic Development Services, Inc. Coal Dorius, ZAN Associates
Haila Maze, Bolton & Menk, Inc. Mic Johnson, Architectural Field Office
Tim Griffin, Griffin Design, LLC Sarah Crouch, Architectural Field Office
Greater Southdale District Plan – Draft November 28, 2018
Page iv
Executive Summary
Introduction
A tremendously successful suburban center, the Greater Southdale District plays a unique role in the City
of Edina and Twin Cities region:
Concentration of jobs, residences, medical services, traffic, and activity. Attracting residents,
workers, customers, patients, visitors, and others from throughout the region, Greater
Southdale District is a major destination.
Role as economic engine for the city and region. The economic impact of this area is significant,
particularly in terms of sustaining the tax base for the City of Edina.
Meeting diverse housing needs of the population. Greater Southdale District has a variety of
diverse housing types that meet the needs of Edina residents, and are not generally available in
many areas of the city.
Retail and services hub for the community. In addition to its role in the regional economy,
Greater Southdale District meets the needs of the community for retail and services, with the
capacity to evolve for changing preferences.
Capacity for growth and change. The Greater Southdale District has been an evolving area since
its inception. It has more capacity for growth and change than many other areas of the city
The resident population of the Greater Southdale District is
approximately 7,500. The daytime population in 2018 is
estimated at over 26,000, including both residents and
workers.
As it has in the past, the 750-acre Greater Southdale District
will continue to play a significant and pivotal role in Edina’s
future. Building that future means making choices,
sustainable choices to meet the needs of today without
compromising the ability of future generations to meet their
needs.
The Greater Southdale District Plan, part of the Edina 2018
Comprehensive Plan, provides a framework for making
those choices based on a shared community vision for the
District’s evolution.
The Greater Southdale District Plan will manage change and
guide growth over the next ten years, and beyond, to build a
strong and resilient community for present and future
generations.
This Plan builds on the district’s assets while charting a more
urban and connected vision to create a more livable, even
more prosperous, mixed-use district in which to live, work,
The Greater Southdale District is generally
bounded by Highway 62, about one block west
of France Avenue, Minnesota Drive, and Xerxes
Avenue. The study area was expanded to
include the 76th Street/77th Street corridor
westward to Highway 100.
Greater Southdale District Plan – Draft November 28, 2018
Page v
shop, play, learn, and feel part of the community. The District Plan recognizes Greater Southdale’s key
geographical location as a first-ring suburb in the Twin Cities metropolitan area and its regional
importance as it is positioned to accommodate a significantly greater share of Edina’s future residential,
employment, and commercial growth.
The Greater Southdale District Plan:
1. Offers a vision and articulates aspiration statements for
desired outcomes in the evolution of the Greater
Southdale District.
2. Provides goals and policies for managing and shaping
growth and change over the next ten years and beyond.
3. Establishes a policy basis for design guidelines based on
the experience people will have in the Greater Southdale
District, to be used in development review process for
proposed changes in the public realm and on private sites
throughout the District.
4. Guides public investment decisions to expand district
services and facilities to respond to this growth and
change, and to facilitate the sustainable and green
infrastructure that organizes and connects all uses and
development.
These photos of developments from other North American cities illustrate walkable, green, and
connected pedestrian-focused streets and public realm.
Greater Southdale District Plan – Draft November 28, 2018
Page vi
Relationship to the 2018 Edina Comprehensive Plan
Edina’s 2018 Comprehensive Plan is a policy framework for shaping citywide growth and change,
protecting and advocating what Edina values, and clarifying the relationships between the Edina
community, its neighboring municipalities, and the Twin Cities metropolitan region.
The 2018 Comprehensive Plan’s land use designations covering a little over 50 percent of Edina’s
geographic area will maintain and strengthen the character and the integrity of the single-family
neighborhoods and open space system. These areas are not expected to accommodate much growth,
but they will mature and evolve. Most of the new growth is expected to occur in, and will be focused
on, areas that are primarily neighborhood nodes or community commercial/mixed-use areas, the largest
of which is the Greater Southdale District. These areas have real opportunity for accommodating
growth and change that can contribute to a better future for all of Edina, and where Edina can realize
social, environmental, and economic benefits.
The Greater Southdale District Plan advances the 2018 Comprehensive Plan’s core principles, but adapts
the overall planning approach of the Comprehensive Plan to fit the conditions of the Greater Southdale
District within its local context. The District Plan’s goals and policies are intended to respond positively
and creatively to the District’s unique development pressures.
Precedent-setting History of the Greater Southdale District
In the mid-1950s, and continuing through the 1980s, the Greater Southdale District, including what is now
the 76th Street-77th Street corridor from France Avenue to Highway 100, began an evolution. This early
transformation, occurring as the nation and the Twin Cities were experiencing a migration to the suburbs
following World War II, was precedent-setting and catalytic for the District.
In the northern portion, farmland and
undeveloped acreage, wetlands and gravel pits
were transformed to car-oriented suburban
commercial uses and a regional hospital. In 1956,
the Southdale Center mall opened as the nation’s
first wholly-enclosed retail center, initiating the
first double store anchor concept, including 70
other shops with a wide variety of other retail, a
sidewalk cafe, all under a single roof. The two-
story development pulled as much park, street,
and community life as economically feasible into
the large enclosed space where the pedestrian
experience reigned. Outside, Southdale Center
mall was surrounded by vast surface parking lots. The Dayton Brothers, owners of the new Southdale
Center, set aside a “15-acre medical zone.” Within ten years, Fairview Southdale Hospital and medical
clinic was built.
In the southern portion, development took the form of pedestrian-oriented mixed-uses, including offices
and senior and multi-family residences. In the 1980s, Edinborough was built on a 26-acre site one mile
Greater Southdale District Plan – Draft November 28, 2018
Page vii
south of the Southdale Center mall. Edinborough has senior
apartments, condominiums, a hotel, an office building, a one-acre
indoor public park, all in a superblock with few internal streets, but
with many pedestrian pathways. In the late 1980s, Centennial Lakes
was developed on a 100-acre site, also with a pedestrian focus. The
focal point is a 25-acre park with a 10-acre lake, integrating a mix of
moderate-to-high density office, residential, entertainment, and
retail uses.
These two innovative and nationally-recognized developments are prologue to the future evolution of the
Greater Southdale District, not only for their innovation in development and site planning, but perhaps
more so for their innovative public-private partnerships to achieve community benefits while responding
to market realities.
The Greater Southdale District Today
The existing land pattern comprises primarily superblocks with an assortment of uses – mostly multifamily
residential, commercial office and retail, and office, in separate buildings. In a few areas there are newer
multi-level buildings with a mix of uses, such as ground floor retail in multifamily residential buildings,
reflecting the priorities of the previous comprehensive plan to create more interaction between uses.
However, the predominant pattern is still auto oriented in terms of layout and scale, limiting bicycle and
pedestrian circulation and activation of the street.
The Planning Process: How we got here.
In the years following adoption of the 2008 Comprehensive Plan, it became apparent that the City’s
planning policies did not provide adequate direction for the evolution of the Greater Southdale District.
People desired some degree of certainty and were not finding it. In 2015, as a result of a redevelopment
proposal at 7200 France Avenue, City Council requested a Work Group be created to develop a tool for
the Planning Commission and City Council to use when evaluating Comprehensive Plan amendments and
physical changes in the Greater Southdale area. The Work Group initially considered issues related to
future land use and urban design for parcels along the west side of France Avenue. As the Work Group
deliberated on the issues and influences within the primary study area, they also looked beyond, first to
whole of the Greater Southdale area, and, to better understand the neighborhood to the west and traffic
patterns, and they studied the corridor westward along 76th Street and 77th Street to determine how it
might be aligned with the potential of the Greater Southdale District.
Using the citywide Vision Edina, developed in 2015, and
other citywide policy documents as a foundation, the
Greater Southdale Work Group created an in-depth
vision for the future of the Greater Southdale District.
Their process included first preparing Working Principles
and Supporting Questions to shape the dialogue about
how proposals for change might fit the District.
Later, with the assistance of design consultants, the
Work Group produced Re-Visioning the Southdale District, a graphic vision for preserving, energizing, and
Greater Southdale District Plan – Draft November 28, 2018
Page viii
adding development in the area. With its comprehensive approach to placemaking, this document
demonstrated the many ways land parcels and development might interact. Re-Visioning the Southdale
District was added to the guiding references for preparing and reviewing development proposals. Out of
these explorations came Design Experience Guidelines which organize and explain the facets of district-
wide structure and development-specific urban design considerations. They stress the importance of
experience as a product of the form and scale of the public realm and adjoining buildings.
The Work Group translated the design framework into the Greater Southdale District Plan, addressing
the broader needs of people of different life stages, income levels, and abilities, and the economic
opportunities inherent in compact and more complete communities.
During the three-to-four-year planning process, the Greater Southdale Work Group comprising primarily
residents, but also including business/property owner interests, most of whom are residents of Edina, met
twice a month, sometimes more frequently, to research, explore, deliberate, propose, refine, and
recommend directions. All their meetings and work sessions were open to the public and included a
public comment period. In addition, the Work Group delivered many progress reports to the Planning
Commission and City Council. There were also two Open Houses that were attended by dozens and
dozens of citizens and business people.
There was general consensus regarding the need to shape and manage the growth and changes in the
Greater Southdale District, including the concept of placing additional development densities and mixed
land uses close to transit, as well as the emphasis on a high-quality public realm and private development.
Concern was expressed by some residents regarding the specific locations and types of development
along the transitions in the areas west of France Avenue. At the same time, others were concerned that
the proposed District Plan needed to be more assertive in seeking change to adequately address potential
increases in traffic and parking demand and housing choice. Housing affordability was also identified as a
concern or an objective.
Greater Southdale District Plan – Draft November 28, 2018
Page ix
Vision and Aspirations
The Work Group prepared a Vision Statement as well as their Aspirations for transforming the Greater
Southdale District with expanded public parks and publicly-accessible gathering opportunities, community
services and facilities, cultural and entertainment venues, a well-designed mix of housing types and
affordability-choices, and expanded employment and shopping opportunities.
The Vision Statement and Aspirations are not just an introduction to the District Plan. They are an
articulation of the values that give direction to the District Plan’s goals and policies. These declarations
illustrate that the District Plan is not so much a blueprint, but rather a compass. The District Plan is a
guide to evaluating options, for making choices and decisions, and for taking actions on future change in
the Greater Southdale District.
The Vision Statement and Aspirations state: “This is what we want.” The key organizing statements of the
Work Group’s Vision Statement are:
We envision a vibrant, forward-looking and people-filled Greater Southdale District, organized
around dynamic streets, engaging parks and public spaces, and well-conceived and enduring
buildings.
We welcome change on our terms.
We envision innovation leading to extraordinary places and experiences.
We’re embarking on 50 years of well-paced steps, with each one more clearly blazing the path
toward the future of the district.
The eleven Aspirations in the District Plan elaborate on and explain more fully the desired future
experience for the District.
Renew and Repurpose: Goal and Policy Redevelopment Framework
What will the Greater Southdale District be like in 10 years, 20 years, the next several decades?
The Greater Southdale District is the largest mixed-use area in Edina. The District includes a wide range
of office/employment options, destination and specialty retailing, restaurants, entertainment/
hospitality facilities, major medical/health care services and facilities, a significant array of housing
choices, and high- quality green spaces, most notably in the Centennial Lakes development and the
Edina Promenade. The recent decade has seen a dramatic increase in development activity, mostly in
the residential sector, but also in new commercial-retailing, entertainment/hospitality facilities, and
medical/health care services, primarily in locations dominated by large parking lots. This infilling has
been characterized by multi-level buildings with parking structures, many poorly-designed and limiting
the potential for an active and pedestrian-oriented street.
As the Twin Cities continue to grow in population, Edina’s Greater Southdale District is expected to
continue to be a major focus for accommodating this growth. Edina’s population is growing as well, with
interest by young and old alike, individuals and families in being in active urban environments with a high-
quality public realm, a concentration of services and amenities, and a diversity of housing types, tenures,
Greater Southdale District Plan – Draft November 28, 2018
Page x
and affordability. Additionally, Edina’s continued aging of its own population will bring increased
development pressures to the district as these residents choose to leave their home but not their
community. The development community is responding with new apartments for young singles and
couples and with new senior and assisted living facilities near medical and other community services.
The Greater Southdale District Plan proposes to use this new growth to help expand access to a great
living environment, access to employment, and access to improved and expanded social and physical
infrastructure. The District Plan provides a framework for decision-making by the Edina community to
continue to accommodate this market demand and development interest by building on past successes.
Moreover, this District Plan integrates social, economic, environmental, and urban design perspectives
into that decision-making process, to enable the Edina community to make sustainable choices about the
changing Greater Southdale District.
Chapter 4: Renew and Repurpose: Goals and Policy Redevelopment Framework describes core elements
of the District’s evolution and is organized into eight sections. While the eight sections are devoted to
specific topics, it is a comprehensive and cohesive whole. In successful community building, everything is
connected to everything. Together, these eight sections convey guidance for change and growth in the
Greater Southdale District, to facilitate progress toward an environmentally and economically sustainable
future. Together, they provide the basis for informed choices and decision-making by elected and
appointed City officials and community stakeholders to facilitate the evolution of the District aligned with
the vision and aspirations articulated in this District Plan.
4.1 Economic Vitality and Competitiveness
4.2 Urban Design
4.3 Land Use
4.4 Transportation and Mobility
4.5 Parks and Public Life
4.6 District Services and Facilities
4.7 Sustainability
4.8 Water Resources
Following are the Goals, or desired outcomes, for each of these District Plan sections. The District Plan
also includes Policies for each of these Goals which are more specific directives to achieve the desired
outcomes.
Contemporary expression of building forms, coordinated with landscape improvements, create
attractive transitions from private to public realms.
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4.1 Economic Vitality and Competitiveness
Economic vitality and competitiveness do not mean only business
and job growth. True prosperity, i.e. a strong, sustainable, and
resilient economy, is rooted in building on existing assets and
business clusters, increasing opportunities for living-wage
employment, and integrating that investment energy and focus into
built and natural environments. The Greater Southdale District has
an enviable past as a tremendously vibrant and successful suburban
mixed-used district. However, the future requires a different model
of renewal and investment, one based on intensity of activity and
accommodation of movement other than personal passenger
vehicles.
Unique Experiences
Economic Vitality Goal #1: Offer unique experiences for living, playing, working, and learning, and
memorable public places for civic and social gathering for multiple generations and diverse populations.
Influence of Trends
Economic Vitality Goal # 2: Respond to the significant forces and trends influencing the future of
workforce and workplace, technology, retail, housing, and transportation.
Health Care
Economic Vitality Goal #3: Retain health care, medical facilities, and medical technology as primary
activities and will, where possible, expand those facilities to best serve the community and the region.
Learning and Entertainment
Economic Vitality Goal #4: Include learning and entertainment activities that catalyze new development
and accommodate interests of a more diverse district and community population.
Mobility
Economic Vitality Goal #5: Offer mobility hubs connecting to worker populations and providing more
robust connections within the district, i.e. embrace improved transit as part of mobility modes as a
competitive advantage.
Economic Engine
Economic Vitality Goal #6: Enhance the Greater Southdale District’s significance to the Edina community
as a center of jobs, retail opportunities and other services, and importantly, as a vital part of the city’s tax
base.
4.2 Urban Design
Community building involves balancing social, economic, and
environmental needs and priorities. Great communities are designed and
orchestrated so that individual private and public developments work
together to create cohesive blocks, neighborhoods, districts, and
memorable places. Urban design direction, based on continual
improvement of the daily experience for residents, workforce, and visitors,
produces higher quality buildings that inspire, as well as parks, public
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spaces, and movement corridors that all can enjoy, livable neighborhoods, and a strong economy. Key to
community building in its fullest sense is a public realm that recognizes the importance of the pedestrian,
draws people together, and creates social bonds.
Pattern and Connectivity
Urban Design Goal #1: Support a vibrant public realm, foster a connected and accessible network for
pedestrians, bicyclists, motorists, and transit patrons, and encourage investment resulting in innovative
and enduring development patterns, buildings, and public and private spaces.
Scale and Form
Urban Design Goal #2: Utilize appropriately-scaled development and built form that adds vitality and
activity to the District to create inviting and comfortable human experiences, enduring buildings and
spaces, and a fitting sense of place.
Placemaking
Urban Design Goal #3: Offer thoughtful and intentional public spaces oriented to gathering and resulting
in a unique signature for the District and community.
Connectivity, Accessibility, and Mobility
Urban Design Goal #4: Offer connectivity and accessibility that promotes health and active living and
supports multimodal transportation choices.
Access vs Mobility
Urban Design Goal #5: Embrace major streets as community and gateway corridors, shifting from
through-vehicle dominance toward balancing the needs of all right-of-way users.
Sustainability and Resilience
Urban Design Goal #6: Espouse sustainable, resilient, and innovative public spaces and private
development, adapting over time including the ability for adaptive reuse over time.
Innovation
Urban Design Goal #7: Reflect the Greater Southdale District heritage of innovation in new public and
private introductions.
Development Review
Urban Design Goal #8: Guide the design and function of new introductions to the Greater Southdale
District through a process characterized by trust, mutual learning, and exploration of possibilities, and
defined by dialogue that is transparent, democratic, and collaborative, all leading to development
intended to resonate with developers and residents.
District Management
Urban Design Goal #9: Perpetuate the Greater Southdale District by close and consistent attention to the
public realm and the needs of people living or working in or visiting the District.
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4.3 Land Use
The land use element section of the Redevelopment Framework
provides direction for the type, location, and intensity of
development within the Greater Southdale District. Working in
close coordination with urban design and other elements, it is
intended to move the district from a collection of largely single-use
properties to an integrated mix of uses that create distinct places
and systems. The Plan’s guidance for uses is intentionally flexible,
to allow the combination of the right elements that fit the place,
context, and vision for development.
However, land use also needs to be developed within context,
since development with likely occur incrementally. This includes
consideration of thoughtful transitions between areas of different use, scale, and intensity.
Overall
Land Use Goal #1: Facilitate the evolution of this regional destination into a higher density, sustainable,
mixed-use area for “shop, live, work, play, learn, interact” with a distinctive and definable identity as
“Edina’s Living Room.”
Land Use Goal #2: Manage density levels and transitions in a way that reduces conflicts and impacts,
while increasing district cohesiveness and vitality
Commercial and Mixed-use
Land Use Goal #3: Support the continued role of the Greater Southdale District as a retail and
employment destination, including a continuation of its past tradition of innovation in shared public
spaces and unique commercial districts.
Housing
Land Use Goal #4: Provide for housing choices (housing and unit types, rental and ownership, and costs)
to accommodate a wide range of individuals, including youth, singles, couples, families with children,
seniors, and people with special needs.
Land Use Goal #5: Provide additional housing development in areas that provide more housing
opportunities while strengthening residential areas.
Land Use Goal #6: Support the maintenance of residential areas consistent with city standards.
District Services, Arts, and Culture
Land Use Goal #7: Accommodate public, institutional, arts, and cultural elements that are needed to
create a complete and livable community.
Medical
Land Use Goal #8: Continue to support the role of the district as a health and wellness destination.
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4.4 Transportation and Mobility
Land use and transportation are two distinct yet closely related
elements of community design. They work together to establish
the character and setting of urban places and the habits and
behaviors of people who access and use them. The integration of
land use and transportation planning increases accessibility.
Mixing land uses at higher densities increases proximity.
Providing transportation modal choices increases mobility. Both
proximity and mobility enhance accessibility. This section of the
Redevelopment Framework charts a decision-making path for
improving accessibility and connectivity in the Greater Southdale
District as it grows and evolves.
Accessible and Multi-modal
Transportation Goal #1: Provide an accessible transportation network for multiple travel modes, moving
the physical environment of the Greater Southdale district to a more vibrant pedestrian-oriented
character and function.
Network Evolution
Transportation Goal #2: Identify the roadway, transit, and public realm connections needed to facilitate
the evolution of the Greater Southdale District as a highly-livable, walkable, healthier, dense, mixed-use
center, and to transition to and reconnect with adjacent neighborhoods.
4.5 Parks and Public Life
Parks and a system of green spaces and plazas are an integral
part of a high quality of life and social well-being. Linked with
privately-managed but publicly accessible spaces and venues,
they provide opportunities for recreation, relaxation, and
community gathering. A high-quality public realm sets the stage
for an active and welcoming public life. This section of the
Redevelopment Framework gives direction to maintaining and
enhancing the existing parks system, and expanding it to meet
the current and future needs of residents, working population,
and visitors to the evolving Greater Southdale District.
Whole Public Life
Parks Goal #1: Encourage a more vibrant, healthy, and equitable whole life community designed with
publicly-accessible parks and open spaces and places in the Greater Southdale District.
Additional Character-defining Parks
Parks Goal #2: Develop a new Central Park/Connection to Centennial Lakes in the northern portion of the
Greater Southdale district that emphasizes creative storm water management to create multi-functional
community open spaces, a character-defining amenity for an interconnected biofiltration open space
network.
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4.6 District Services and Facilities
“Social Infrastructure” includes government and community resources,
programs, facilities, and social networks that contribute to a
community’s health, safety, and well-being. Strategic investment in
social infrastructure encourages greater levels of equity, equality,
access, participation, and social cohesion. These community services
are as important to Greater Southdale’s future as “hard” services like
water, sewer, roads, and transit. Provision of these community
services is especially important in areas experiencing major growth as
is the Greater Southdale district.
Evolved Services and Facilities
District Services and Facilities Goal #1: Ensure that an appropriate range of community services and
facilities supporting the Greater Southdale District’s population will be made available commensurate
with its evolution.
District Services and Facilities Goal #2: Encourage a location and design for a regional library in ways that
match the pattern and character of the Greater Southdale District’s evolution.
Lifelong Services
District Services and Facilities Goal #3: Encourage opportunities for lifelong learning and education that
will meet the needs and interests of the district’s and community population through facilities that are
prominent in the experience of the District.
Public and Life Safety
District Services and Facilities Goal #4: Ensure that response times for public and life safety services will at
least maintain current thresholds as the Greater Southdale District evolves.
4.7 Sustainability
This section of the Greater Southdale District Plan provides
guidance for managing environmental change through
sustainable practices and initiatives, with specific reference to
development patterns (sites, buildings, public realm),
multimodal transportation network, and energy use/efficiency
alternatives.
Ecological Health
Sustainability Goal #1: Enhance and maintain the ecological
health of the Greater Southdale District as a whole.
Public Realm Infrastructure
Sustainability Goal #2: Use public realm infrastructure (both green and blue) as the connective tissue to
give the Greater Southdale district a unique identity and create a remarkable and walkable daily
experience through all four seasons.
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Evolved Infrastructure
Sustainability Goal #3: Create mutually-supportive and forward-looking infrastructure sustaining the
Greater Southdale district, looking beyond baseline functions of a single site.
Alternative Transportation
Sustainability Goal #4: Design and implement transportation systems that emphasize and promote
pedestrian movements, transit, bicycle use, and reduce dependence on car use.
4.8 Water Resources
The Water Resources chapter of the 2018 Comprehensive
Plan describes the provision of core municipal services of
clean water, sanitation, and drainage and flood protection
provided by the Water Utility, Sanitary Utility, and
Stormwater Utility. That chapter also addresses current and
future conditions and demand, sets goals and policies, and
provides an implementation framework for each water-
related utility. It also invites the public to take part in the
reimagination, renewal and improvement of the systems
that support these services. This section addresses water
supply, sanitary sewers, and stormwater management in
the Greater Southdale District.
Water Supply
Water Supply Goal: Employ water service to balance service and demand resulting from the District’s
evolution while reducing risk through planned renewals of infrastructure.
Sanitary Sewers Goal
Sanitary Sewers Goal: Employ sanitary sewer service to balance service and demand resulting from the
District’s evolution while reducing risk through planned renewals of infrastructure.
Stormwater Management Goal
Stormwater Management Goal: Make water the defining feature of the public and publicly-accessible
realm and identity of the Greater Southdale District.
Implementation
Successful implementation requires:
Holistic and integrated thinking;
Searching for outcomes that demonstrate integration, balance, and interdependence;
Leadership and stewardship from City elected and appointed officials, and other levels of
government;
Collaboration and partnerships with the private sector and inspired residents.
The Greater Southdale District Plan lays out implementation action steps including a variety of tools that
the City of Edina can bring to bear to make things happen, including the traditional tools that govern
development regulation, fiscal tools, and also other mechanisms that provide guidance to other forms of
municipal influence needed to fulfill this Plan’s objectives.
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Greater Southdale District Plan
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1. Introduction
Why was the Greater Southdale District Plan prepared?
In Edina’s 2008 Comprehensive Plan, a large portion of the Greater Southdale District, along with several
other commercial-residential areas in Edina, were identified to have the potential for significant change,
development, and redevelopment. Since 2008, these areas, including all of the Greater Southdale District,
as well as others in Edina, continue to see pressure for change.
In the years following adoption of the 2008 Comprehensive Plan, it became apparent that the city’s
planning policies did not provide adequate direction for the evolution of the Greater Southdale District.
People desired some degree of certainty and were not finding it. The Work Group sought to find a good
balance in directions that would be borne of discussions among people in the community.”
In 2015, as a result of a redevelopment proposal at 7200 France Avenue, City Council requested a Work
Group be created to develop a tool for the Planning Commission and City Council to use when evaluating
Comprehensive Plan amendments and physical changes in the Greater Southdale area. The Work Group
initially considered issues related to future land use and urban design for parcels along the west side of
France Avenue. As the Work Group deliberated on the issues and influences within the primary study
area, they also looked beyond, first to whole of the Greater Southdale area, and, to better understand the
The Greater Southdale District is generally
bounded by Highway 62, about one block
west of France Avenue, Minnehaha Drive,
and Xerxes Avenue. The study area was
expanded to include the 76th Street/77th
Street corridor westward to Highway 100.
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Page 3
neighborhood to the west and traffic patterns, and they studied the corridor westward along 76th Street
and 77th Street to determine how it might be aligned with the potential of the Greater Southdale District.
The original Work Group was composed of twelve members, including representatives of the Planning
Commission, appointments made by the City Council, three members selected by the Cornelia
neighborhood, and three members selected by business/property owner interests. During its second
phase, the City Council directed that the Work Group be expanded by four members.
The Work Group deliberated for over three years. During its first year, the Work Group conducted their
deliberations on its own, and then it solicited city staff technical resources and consultant assistance for
subsequent phases through requests that it authored.
The Greater Southdale District Plan was prepared as a framework to guide and create a shared vision for
change and growth over the next ten years, and beyond, and build a strong and resilient community for
present and future generations. This Plan builds on the district’s assets while charting a more urban and
connected vision to create a more livable, even more prosperous, mixed-use district in which to live,
work, shop, play, learn, and feel part of the community. The District Plan recognizes Greater Southdale’s
key geographical location as a first-ring suburb in the metro area and its regional importance as it is
positioned to accommodate a significantly greater share of Edina’s future residential, employment, and
commercial growth.
This Greater Southdale District Plan:
1. Offers a vision and articulates aspiration statements for desired outcomes in the evolution of
the Greater Southdale District.
2. Provides goals and policies for managing and shaping growth and change over the next ten years
and beyond.
3. Establishes a policy basis for design guidelines based on the experience people will have in the
Greater Southdale District, and which should be incorporated into proposals for change in the
public realm and private sites throughout the Greater Southdale District.
4. Guides public investment decisions to expand district services and facilities to respond to this
growth and change, and to facilitate the sustainable and green infrastructure that organizes and
connects all uses and development.
Why is the Greater Southdale District important to Edina?
The Plan for the Greater Southdale District seeks to create an even more welcoming and inclusive
environment for all current and potential residents, workforce members, and visitors, while providing a
sense of belonging and community, consistent with Edina’s desire to remain a relevant and competitive
city.
The Greater Southdale District already has significant assets. This District Plan builds on them to create
walkable and compact sub-districts that encourage less driving and more walking, biking, and transit-
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Page 4
riding, more efficient and less-costly infrastructure, and spread the tax burden among more households
and business properties.
The City of Edina benefits from a healthy tax base. Most of the high-ranking parcels are in the
Southdale/Promenade/Centennial Lakes area, 50th and France and Grandview Square areas. Notably, the
largest mass of high tax capacity/acre properties is in the Greater Southdale District. Figure 1.1 identifies
the tax capacity per acre as viewed from the south, looking north. The taller bars in the 3-D graphic
reflect higher tax capacity per acre.
Figure 1.1: Total Tax Capacity Per Acre
In a very competitive marketplace, compact, mixed-use and sustainable development strengthens Edina’s
and Greater Southdale’s appeal to broader demographics. This development pattern and intensity
increases housing choices for existing and new Edina residents, especially empty nesters, households in
transition, young individuals and families, and Edina’s workforce. It also provides a variety of workplace
options and opportunities for new business investment, increased demand for improved transit service,
and an enhanced tax base. The Greater Southdale District represents Edina’s greatest opportunity to
make all of this a reality.
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The Planning Process: How we got here.
The Greater Southdale Work Group presented a work plan to the City Council that outlined a four-phase
planning process, each of which was approved by the City Council:
Phase 1: Learning, Discovering, and Understanding
(2015) resulted in a set of Working Principles
intended to guide the Work Group’s planning of the
Greater Southdale area. The City Council formally
approved the Work Principles as interim guidance in
reviewing development applications and other
proposals for change, and to begin setting a tone for
expectations of the evolution of the study area. The
City Council requested that the Working Principles be
used a tool by the Planning Commission to review all
redevelopment proposals requiring a Comprehensive
Plan Amendment and Rezoning.
Phase 2: Putting it Together (2015-2016) was directed to developing a framework that
demonstrated how the Working Principles might be operationalized. Phase 2 deliberations
culminated in the report Re-Visioning the Southdale District which set forth a graphic
framework vision for preserving, energizing and adding development in the study area. It
produced a framework for a more holistic approach to new development.
Phase 3: Documenting Directions and
Phase 4: Translating the Framework
Vision to the District Plan (2017-2018)
focused on expanding the framework
vision into the Greater Southdale
District Plan, with reference to broader
policy directions not only on land use,
urban design, and regulatory guidance,
but also on economic vitality and
competitiveness, transportation, parks
and public life, arts and culture, district services and facilities, sustainability and water
resources. Also, the District Plan is intended to clarify the unique social and economic role
for the Greater Southdale District. Design Experience Guidelines were also prepared to
form the core dialogue about how a proposal for change might fit the District’s vision and
aspirations.
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During the three-to-four-year planning process, the Greater Southdale Work Group comprised primarily
of residents, but also including business/property owner interests, most of whom are residents of Edina,
met twice a month, sometimes more frequently, to research, explore, deliberate, propose, refine, and
recommend directions. All their meetings and work sessions were open to the public and included a
public comment period. In addition, the Work Group
delivered many progress reports to the Planning
Commission and City Council. There were also two
Open Houses in Phase 3 that were attended by
dozens and dozens of citizens and business people.
There was general consensus regarding the need to
shape and manage the growth and changes in the
Greater Southdale District, including the concept of
placing additional development densities and mixed
land uses close to transit, as well as the emphasis on a
high-quality public realm and private development.
Concern was expressed by some residents regarding the specific locations and types of development
along the transitions in the areas west of France Avenue. At the same time, others were concerned that
the proposed Plan needed to be more assertive in seeking change to adequately address potential
increases in traffic and parking demand and housing choice. Housing affordability was also identified as a
concern or an objective.
Relationship to the 2018 Edina Comprehensive Plan
Edina’s 2018 Comprehensive Plan is a policy framework for shaping citywide growth and change,
protecting and advocating what Edina values, and clarifying the relationships between the Edina
community, its neighboring municipalities, and the Twin Cities metropolitan region.
The 2018 Comprehensive Plan’s land use designations covering a little over 50 percent of Edina’s
geographic area will maintain and strengthen the character and the integrity of the single-family
neighborhoods and open space system. These areas are not expected to accommodate much growth,
but they will mature and evolve. Most of the new growth is expected to occur in, and will be focused
on, areas that are primarily neighborhood nodes or community commercial/mixed-use areas, the largest
of which is the Greater Southdale District. These areas have real opportunity for accommodating
growth and change that can contribute to a better future for all of Edina, and where Edina can realize
social, environmental, and economic benefits.
The Greater Southdale District Plan advances the 2018 Comprehensive Plan’s core principles, but adapts
the overall planning approach of the Comprehensive Plan to fit local conditions. The District Plan’s goals
and policies are intended to respond positively and creatively to the District’s unique development
pressures.
Greater Southdale District Plan
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2. Vision and Aspirations
Over three years (2016-17-18), the Work Group created an in-depth vision of the future of the Greater
Southdale District. In their deliberations, the Work Group:
Identified the District’s tremendous assets, and explored how they could be re-positioned to
be building blocks going forward;
Discussed the legacy and impact of the incremental decisions of the private sector in
responding to market demand for commercial and residential development, and of the
public sector in providing complementary infrastructure, at times in public-private
partnerships;
Acknowledged the heightened pace of development interest and activity; and
Recognized that the changing socio-economic profile of Edina and the Twin Cities
metropolitan area created new and different market demands for a more experienced-
based compact living and working environment, one that was rich in amenities and services.
Realized that if the Greater Southdale District evolved towards more intensive and active
uses, connected by a high-quality walkable public realm, these changes could make living in
the neighborhoods to the west of France Avenue and east of York Avenue even more
attractive.
In June 2015, the Work Group devised Working Principles and Supporting Questions to be used by
developers in preparing development proposals and by City staff, Planning Commission, and City Council
in their review of development proposals. However, they were never intended to be used as thresholds
for acceptability, but rather to shape the dialogue about how a proposal for change might fit the District.
Later, with the assistance of design consultants, the Work Group produced Re-Visioning the Southdale
District, a graphic vision for preserving, energizing, and adding development in the study area. With its
comprehensive approach to place-making, this document demonstrated the many ways land parcels and
development might interact. Re-Visioning the Southdale District was added to the guiding references for
preparing and reviewing development proposals. Throughout these activities, mutual learning by all
parties led to the realization that the public realm, i.e., the spaces between the buildings, the streets and
sidewalks, the parks, and the public infrastructure, is the framework around everything grows. Better
public spaces encourage and support better community experiences.
Out of these explorations came Design Experience Guidelines which organize and explain the facets of
district-wide structure and development specific urban design considerations. The Design Experience
Guidelines are intended to focus the dialogue between City staff, appointed and elected City officials,
along with the private sector, on the importance of the public realm as a form-giver for infrastructure
investments and development proposals.
In the efforts to translate the design framework into the District Plan, the Work Group addressed the
needs of people of different life stages, income levels, and abilities. The Work Group concluded that the
experience for people living in or near the Greater Southdale District would be enriched through the
creation of a vital public realm and supporting private development.
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The Work Group prepared the following Vision Statement as well as their Aspirations for transforming the
Greater Southdale District with expanded public parks and publicly-accessible gathering opportunities,
community services and facilities, cultural and entertainment venues, a well-designed mix of housing
types and affordability-choices, and expanded employment and shopping opportunities.
The Vision Statement and Aspirations are not just an introduction to the District Plan. They are an
articulation of the values that give direction to the District Plan’s goals and policies. These declarations
illustrate that the District Plan is not so much a blueprint, but rather a compass. The District Plan is a
guide to evaluating options, for making choices and decisions, and for taking actions on future change in
the Greater Southdale District.
With the Vision Statement and Aspirations, the Greater Southdale Work Group is saying: “This is what we
want.”
Greater Southdale District Vision Statement
We envision a vibrant, forward-looking and people-filled Greater Southdale District, organized around
dynamic streets, engaging parks and public spaces, and well-conceived and enduring buildings. We
anticipate transformation through a 50-year arc of innovation, collaboration, and new introductions,
expanding on ideas that set a path of invention more than 50 years ago when the Daytons first imagined a
shopping mall as a center for the community. In all of this, we see that the best measure of success will be
experiences people share in the Greater Southdale District.
We welcome change on our terms. Our vision shapes inevitable growth through a healthy mix of uses,
intensities that fill public spaces with human activity, and compatibly scaled buildings, streets, and
transitions. We imagine new promenades that bridge nearby neighborhoods with the life of the district,
where those seams become places of lasting value. We imagine beautiful outdoor spaces for play,
socializing, and respite while accommodating the functional needs of new development.
We envision innovation leading to extraordinary places and experiences. As new development is
introduced, we recognize that new investment must be matched by efficient, progressive, and sometimes
pioneering district infrastructure. We imagine new civic facilities throughout the district, drawing together
the whole of the Edina community and becoming special focal points for the new neighborhoods of the
district. And when we collaborate to create these places and experiences, benefits are directed to the
community and to our partners so that, together, we all succeed.
We’re embarking on 50 years of well-paced steps, with each one more clearly blazing the path toward
the future of the district. We aim to achieve evolution through guidance that delivers community benefits
as a natural outgrowth of great private development. We imagine a new way of considering “fit” that
starts with people and the spaces they will occupy. Our vision requires imagination, forethought,
iteration, not a small amount of courage, and truly constructive dialog. But it’s only through those actions
that we might fully realize an evolution perpetuating the vision that sprung from a farm field to become
an Edina icon.
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Aspirations
Aspiration #1
Imagine Greater Southdale District evolution organized around human activity, with vibrant
pedestrian-focused streets, beautiful parks and public spaces, and endearing and enduring
buildings where:
A sense of invention is expected from new introductions, both public and private, that build
on the district’s spirit of innovation.
Its role as regional and local center for living, shopping, working, learning, entertainment,
hospitality, and medical services is enhanced.
Other Edina neighborhoods, near and distant, benefit from investment in the district and
the evolution of each parcel.
Investment in the public realm is reflected by a commensurate investment as private parcels
evolve.
Public and civic services accommodate a growing and diverse district and community
population.
Transitions at the district’s edges recognize compatible use and scale and neighboring uses
are perpetuated on their terms.
Aspiration #2
Make the Greater Southdale District the model of healthy urban living where:
The district’s form encourages healthy living habits, particularly through walking.
The design of buildings and spaces, both public and private, attract the widest possible
range of the district’s population.
Storm water is a valued resource by making it part of the experience of the district.
A walkable public realm is based on the shape and size of the spaces between
buildings, and creates the place where civic life plays out.
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Emissions and pollutants are mitigated through the introduction of significant tree canopy
and limiting idling vehicles on streets, creating a more inviting walking experience along the
district’s streets.
Sustainable solutions result in a stock of healthy buildings that compel healthy activity for
their occupants.
Public features mitigate impacts of non-local infrastructure, especially to contain the ill
effects of adjacent highways.
Aspiration #3
Invent sustainable infrastructure matching the district’s sense of innovation where:
Mutually-supportive and forward-looking infrastructure is the norm, looking beyond
baseline utilitarian functions of a single site to create a broadly supportive district
infrastructure.
Infrastructure aligns with the creation of public space in the district, sharing space and
resources that result in compelling, attractive and high-functioning civic spaces.
Care for and perpetuation of public infrastructure anticipates daily human activity in all
seasons.
Aspiration #4
Create neighborhoods of activity within the broader mixed-use patterns of the district where:
Logical boundaries based on reasonable walking distances are established, with major
streets as seams binding the activity of each side into an inviting and accessible public space.
Focal points of public activity are found within each neighborhood.
Key community services and facilities are present and help define the fabric of the District.
Core services are delivered within each neighborhood or in an adjacent neighborhood.
Neighborhoods are linked along street and park corridors highlighted by visible human
activity.
The design of this stormwater collection and treatment facility in Lincoln, Nebraska,
provides beauty and landscape for public enjoyment.
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Aspiration #5
Offer a spectrum of living opportunities integrated through the district where:
Housing orients to a variety of income levels and household types.
Ownership options constitute a significant portion of the living opportunities in the area.
“Missing Middle” living opportunities (duplexes, triplexes, side-by-side or stacked
townhouses, rowhouses with multiple units, and small buildings with four to six apartments)
allow a broader range of Edina residents, workforce members and others to consider
relocating to the District.
Buildings for living strongly orient to the public spaces of each neighborhood within the
District.
Aspiration #6
Expand significantly the number and extent of parks and public spaces where:
Opportunities for the introduction of another large signature public space complement the
programming and activities available at Centennial Lakes.
An extension of the Promenade to Strachauer Park links neighbors and activity to the
district.
New promenades on the East and West edges of the District create movement corridors for
pedestrians and bicyclists and serve as vital places for a transition between neighborhoods
and the District.
Parks and publicly accessible spaces are clearly visible and directly accessible from the public
realm.
Spaces for visible human activity and occupation, either public or publicly accessible, occur
on every block.
This mid-block connection in Vancouver, Canada, includes an innovative
footpath and bench design to create a mini-park.
Greater Southdale District Plan – Draft November 28, 2018
Page 13
Aspiration #7
Encourage district evolution based on incremental change and the creation of a great
pedestrian experience where:
A basic framework of streets and blocks encourages pedestrian activity and well-considered
buildings.
A rich variety of public or publicly accessible spaces are woven into the experience of the
district.
Sites and buildings support a pedestrian experience first, with storage of cars considered
last.
Development on each site links to adjacent streets and to neighboring sites to create
continuous, safe, and inviting pedestrian experiences.
Aspiration #8
Build (or plan for) a street network encouraging pedestrian movement across and through the
district where:
Walkable block lengths are the baseline framework for development.
Enhanced and more frequent street crossings facilitates pedestrian movement.
Wide landscaped boulevards encourage pedestrian activity and create a distinct district
signature.
Community corridors within and extending well beyond the district enhance bicycle and
pedestrian access while accommodating vehicle traffic on pedestrian terms.
Aspiration #9
Imagine transportation in the district where:
Cars are not the focus and streets accommodate more than vehicles.
Major streets balance access and mobility.
Some streets serve as community corridors, linking to other community destinations with
features that allow for movement in addition to cars.
Transit is a baseline service, both within the district and to non-Edina locations.
Transportation recognizes trends, including autonomous vehicles and a time when parking
structures aren’t needed for public parking
A woonerf, or low-speed passage for cars, bikes, and
pedestrians, provides a safe shared environment for
movement.
Greater Southdale District Plan – Draft November 28, 2018
Page 14
Aspiration #10
Expect the delivery of high quality, well-designed buildings and sites where:
Spaces on sites are considered for people first, including connections between sites; then
the ways structures are placed; and then places to store cars are found.
Visible human activity is prominent and integrated at every site.
People are brought to the streets via major building entries oriented to major streets.
Storm water remains visible as an amenity, allowing it to become a central part of the
experience of each site.
Well-designed sidewalks and entryways provide a seamless welcoming and safe
environment.
Greater Southdale District Plan – Draft November 28, 2018
Page 15
Aspiration #11
Frame development guidance for evolution where:
Development review includes the desired experience, not solely quantitative thresholds.
Accommodation of adjacent and near parcels are considered in the evolution of a single
parcel.
Early reviews focus on ideas, patterns and relationships, not specific and engineered plans,
with that part of the review process based in dialog, not presentation and reaction.
Demonstrations of quality and especially quality from a long-term perspective are baseline
considerations.
Collaboration leads to a superior result, with the community’s expectations clearly framed
as part of the deliberation.
Flexibility is not a right, but rather the natural by-product of a fair exchange for benefits,
collaboration, and quality in development.
Dialogue, a sketch plan, and consideration for context is the foundation for a more transparent and
collaborative development review process.
Greater Southdale District Plan – Draft November 28, 2018
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Greater Southdale District Plan
Greater Southdale District Plan – Draft November 28, 2018
Page 17
3. District Profile
Overview
To be relevant and meaningful, the vision for the Greater Southdale District must address the current
realities of conditions in the district – and what is forecasted to change. The purpose of this chapter is to provide an
overview of these existing conditions and forecasted trends that impact the future of the Greater Southdale District.
This includes:
Description of the study area and summary of building and land use conditions (more detailed
analysis of these is included in the Land Use section)
Summary of past planning efforts and policies in Edina with implications for the Greater
Southdale District
Demographic summary of current and forecasted population
Economic summary of the district (more detailed analysis is included in the Economic
Competitiveness section)
Summary of trends and challenges impacting the Greater Southdale District.
Introduction
The Greater Southdale District plays a unique role in the City of Edina and Twin Cities region.
Concentration of jobs, residences, traffic, and activity. Attracting residents, workers,
customers, patients, visitors, and others from throughout the region, Greater Southdale District
is a major destination.
Role as economic engine for the city and region. The economic impact of this area is significant,
particularly in terms of sustaining the tax base for the City of Edina.
Meeting diverse housing needs of the population. Greater Southdale District has a variety of
diverse housing types that meet the needs of Edina residents, and are not generally available in
many areas of the city.
Retail and services hub for the community. In addition to its role in the regional economy,
Greater Southdale District meets the needs of the community for retail and services, with the
capacity to evolve for changing preferences.
Capacity for growth and change. The Greater Southdale District has been an evolving area since
its inception. It has more capacity for growth and change than many other areas of the city.
Study Area
The Greater Southdale study area covers more than 850 acres of land, including the 76th Street/77th
Street corridor extending westward towards Highway 100 which was added later in the Work Group study
process. The Greater Southdale District itself is bordered on the west by development along France
Avenue South, on the east by Xerxes Avenue South, on the north by MN Highway 62, and on the south by
Interstate 494 and Minnesota Drive. This area is known throughout the region as a shopping and
employment destination, with a concentration of retail and office uses. In addition, there are multiple
apartment buildings, condominiums, senior living facilities and other residential and mixed-use
development. Figure 3.1 shows the study area.
Greater Southdale District Plan – Draft November 28, 2018
Page 18
Figure 3.1: Study Area for Greater Southdale District Plan
Greater Southdale District Plan – Draft November 28, 2018
Page 19
Existing Plans, Policies, and Studies
Edina Comprehensive Plan (2008)
The 2008 Comprehensive Plan serves as the city’s primary policy document guiding future growth and
change, until replaced by the 2018 update. The 2008 plan initiated the process to complete small area
plans for targeted areas for growth and change, including part of the Greater Southdale District. The plan
also established goals for affordable housing, pedestrian and bicycle networks, and park renovations. It
discussed transit potential in the city, with many options impacting the Greater Southdale District, given
the high concentration of housing and businesses. These goals and ideas are part of ongoing discussions
as part of the 2018 Comprehensive Plan update and the Greater Southdale District Plan.
Living Streets Plan (2015)
The City’s Living Streets Plan provides guidance on street design, traffic calming, bike facilities,
landscaping, and lighting. It also includes best practices for community engagement during a street design
process. Based on road classification, it sets standards for road cross sections, multimodal facilities, and
design features. The intent is to provide for multiple modes of transportation, reduce environmental
impacts, and to focus on quality of life aspects and community identity. Streets should be safer, healthier,
provide more choices, and have economic and environmental benefits. This applies to virtually all Greater
Southdale District streets.
Affordable Housing Policy (2015)
Edina passed an affordable housing policy in 2015, focused on maintaining a diverse population base and
providing housing choices for people living and working in the city. It set in place requirements on
providing affordable units as part of multi-family developments with 20 more units requiring rezoning or a
comprehensive plan amendment. The requirement was set at 10% of livable area within a residential
development being classified as affordable for a specified period of time, though it is possible to waive the
policy if another agreed-upon benefit to affordable housing (such as a fee in lieu) is provided instead.
Although goals for affordable housing apply citywide, opportunities for large scale (20+ unit)
developments are primarily in change areas such as the Greater Southdale District.
Park, Recreation, and Trails Strategic Plan (2015)
The main focus of this plan was to identify ways to make Edina’s Park and Recreation amenities multi-
generational, serving all residents and encouraging socialization. The plan includes specific needs for
system improvements that could be incorporated in park improvements within the Greater Southdale
District to better serve residents.
Vision Edina (2015)
In 2015, around the same time that the Greater Southdale Work Group was created, the Edina City
Council adopted VISION EDINA – Strategic Vision and Framework, the outcome of a broad-based
community engagement and visioning process:
Edina holds a well-earned reputation as a city of choice. It is a model of a successful, mature, and
progressive urban community, that strives to lead in a modern and evolving world. We maintain
Greater Southdale District Plan – Draft November 28, 2018
Page 20
our heritage and attractiveness, and afford our residents the highest quality of life, while actively
embracing the future.
VISION EDINA describes key features that define Edina’s future, as well as stating strategic focus area,
issues, and actions. VISION EDINA is the key foundation element for the Work Group’s explorations for
the Greater Southdale area. Defining features of Edina identified through this included: Inclusive and
Connected, Built-to-Scale Development, Sustainable Environment, A Community of Learning, and Future-
Oriented.
Metropolitan Council System Statement (2015)
The Metropolitan Council’s system statement for Edina is a guidance document for how Edina is expected
to grow as part of the larger region, particularly focused on the regional system topics that are under the
Metropolitan Council’s purview: transportation, water resources, and regional parks and trails.
Area system statements classify communities based on the expected level of growth and change they will
see prior to 2040. These numbers are goals, not mandates – and can be modified over time if growth
rates differ from what is forecasted. As part of this, Edina is designated as an Urban community in the
metropolitan area.
Edina’s Urban designation guides new growth with an average density of at least 10 units per acre, with
higher densities (10-60+ units per acre) around transit. Mixed-use development, affordable housing, and
transit-supportive design are encouraged.
The Metropolitan Council projects the City of Edina to grow by about 11,800 people, 7,500 households,
and 3,800 jobs by 2040, a substantial percentage of which could be accommodated in the Greater
Southdale District. The need for affordable housing was also considered, and a goal of about 880 units
was set for Edina – many of which could be accommodated in the Greater Southdale District as well.
Demographic Profile
The following data have been
compiled for the Greater
Southdale District study area.
Where applicable, data sources
are noted.
Population and
Households
The Greater Southdale has seen
significant growth in housing and
population in recent years.
The population of this area has
increased about 28% since 2000,
going from around 5,900 to an
5,913 5,949
7,542
4,030 3,987
4,960
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
Population,
2000
Population,
2010
Population,
2018
Households,
2000
Households,
2010
Households,
2018
Greater Southdale District Population and Households
Source: US Census, ESRI
Greater Southdale District Plan – Draft November 28, 2018
Page 21
estimated 7,500 in 2018. This compares to an overall 9% population growth rate citywide during that
same period.
The daytime population in 2018 is estimated at over 26,000, including both residents and workers. This is
much higher than the district’s population due to the significant amount of employment in the area,
which results in a net gain of people during a typical workday. Daytime population is important because it
helps support retail and service businesses during the day, such as places for lunch and errands.
Population and Household Forecasts
Population and household projections are also available at the Traffic Analysis Zone (TAZ) level, based on
citywide forecasts. While the reliability for small area forecasts like these is lower than for larger areas,
they give a general sense of how much growth the area would likely see by 2040 (the horizon year for the
2018 comprehensive plan update), assuming the Metropolitan Council citywide forecasts are an accurate
assessment of overall growth patterns. Based on these forecasts, the population of the core area of
Southdale is expected to grow by 72% between 2020 and 2040. This compares to a citywide rate of 16%
during the same period.
Race and Ethnicity
The racial composition of the population is slightly more diverse than the citywide average, with around
25% of the population currently identifying as being something other than non-Hispanic white, compared
to around 16% citywide. The population has become increasingly more diverse since 2010 with the largest
gain being in the Asian population, which is also true on the citywide level. Around 2.6 percent of the
population identifies as Hispanic/Latino.
Racial and ethnic diversity have been increasing throughout the region and state. In part, this reflects the
fact that many immigrants to the area (both domestic and foreign) tend to be younger on average than
the existing population, and have more children. Younger age cohorts tend to be more diverse than older
ones. Population diversity is an important consideration when planning for an area, as it has potential
implications related to the inclusivity of public processes and access to public services, particularly as the
needs and expectations of the population change.
Educational Attainment
The residents of this area are well educated, with
over 50% of the population with a Bachelor’s
degree or higher level of education, and 96% with
a high school diploma or higher. However, this is
lower than the citywide average of 70% having a
Bachelor’s degree or higher. This likely reflects the
relatively high percentage of senior housing
facilities located in the Greater Southdale District,
as college level education was much less common
in older generations, particularly among women.
In general, the high level of educational
attainment in this area is an important economic
2.1%1.8%
16.1%2.0%
17.6%
8.7%
34.2%
17.5%
Greater Southdale District: Educational
Attainment, 2018
Less than 9th Grade
9th - 12th Grade,
No Diploma
High School
Graduate
GED/Alternative
Credential
Source: US Census, ESRI
Greater Southdale District Plan – Draft November 28, 2018
Page 22
asset, as it is an indicator of an educated and skilled workforce. However, the emphasis of education goes
beyond workforce preparedness: Edina’s commitment to lifelong learning emphasizes the value of
education at all life stages, and using a variety of traditional and nontraditional methods to educate.
Age and Household Size
The age distribution of this area currently
is much older than the citywide average.
The median age is 61.3, compared to 47.3
citywide. This reflects a concentration of
senior housing facilities in the Greater
Southdale District. There is also a sizable
population of 25-34-year-old residents,
including many young professionals. The
commonality between these two groups is
that they are at potential transition points
in their lives, and mobility may be higher
for these households that for more
established family and mid-career ones. As
a result, the population in this area may
continue to turn over, with new residents
moving to this area.
The average household size is 1.50 persons/household, compared with 2.32 citywide. This reflects both
the larger percentages of older residents and of 25-34-year-olds, both of which tend to have smaller
household sizes due to a lack of dependent children.
Household Type and Profile
The overall household distribution in the Greater Southdale District is influenced greatly by the presence
of several large senior housing developments, which typically have very small household sizes. Around
63% of households in this area are people living alone, with around 6% classified as nonfamily households
(unrelated individuals living together). Approximately 6% of households consist of couples with no
children. Only 10% of households have children present, lower than the citywide average, reflecting both
the low household size and the higher median age.
Mapping and data analysis firm ESRI produces Tapestry Segmentation, a series of household
classifications based on householder characteristics and preferences. These can be used to guide decision-
making around everything from retail demand to community amenities. According to the profile for the
Greater Southdale District, the top five Tapestry subgroups represented here are:
Retirement Communities – Range of housing types with older, smaller households
and moderate incomes
The Elders – Tapestry Segmentation’s oldest market, favoring senior or assisted
living communities
Golden Years – Independent, active seniors nearing the end of their careers or
already in retirement. Primarily singles living alone or empty nesters.
Young and Restless – Well educated young professionals, some still in school. Not
yet established but striving to get ahead.
3.8%
2.3%
1.8%
5.4%
14.3%
7.6%
7.7%
12.3%
15.0%
14.4%
15.6%
0.0%5.0%10.0%15.0%20.0%
0 - 4
5 - 9
10 - 14
15 - 24
25 - 34
35 - 44
45 - 54
55 - 64
65 - 74
75 - 84
85 +
Greater Southdale District Population Age
Distribution (2018)
Source: US Census, ESRI
Greater Southdale District Plan – Draft November 28, 2018
Page 23
Exurbanites – People approaching retirement, but showing few signs of slowing
down. Cultivated lifestyle, typically affluent.
Though at different ends of the age spectrum, these household types share the common feature of being
in transition phases of life. As such, the composition is likely to shift over time, and may include other
cohorts in the future. The notable absence in this area is families with children at home – though this may
become more prevalent with changes in housing and household preferences.
Income
Household income is an indicator of
spending potential, which in turn
influences the market for retail and
services in an area. The median
household income for this area in
2018 is around $49,000,
significantly lower than the citywide
median of $92,000. This could be
attributed to the higher proportion
of older residents, many of whom
have fixed incomes in retirement.
This does not negatively impact the
success of the district because the
market area for the business district
is much larger than just the
residents of the district.
Particularly for people no longer in the workforce, income may not be the best measure of a household’s
standard of living, which is likely related to household wealth and assets more than income stream.
However, this information is often challenging to measure, especially at so small a scale. It’s worth noting
that the median household income in Southdale is not much lower than the citywide median income in
adjacent Richfield (around $52,000).
9.6%
14.7%
12.3%
14.1%15.6%
11.8%12.4%
4.7%4.9%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
Greater Southdale Household Income, 2018
Source: US Census, ESRI
Greater Southdale District Plan – Draft November 28, 2018
Page 24
Housing Profile
The majority of households in this
area (58%) live in larger multi-
family housing (50 or more units).
However, a significant minority
lives in smaller scale apartments
(13%). Given the predominance of
multifamily housing, the majority
of housing units are renter
occupied. The percentage of
rental housing has been increasing
since 2000, due to the
construction of new rental
housing in the district.
The bulks of the housing stock in
this area was built between the
1960s and 1980s, with a moderate
amount of infill since then – at a
pace that has increased in recent
years. The median year that
structures were built was 1978.
This is slightly more recent than
the city as a whole. With many
housing units approaching 50+
years of life, ongoing
maintenance and/or replacement
will be needed. By contrast,
nearly half of the residents of
Greater Southdale District have
moved here since 2010. The
median year people moved into
their homes was 2009, more
recent than citywide levels.
The median home value for the Greater Southdale District in 2018 is around $179,000, significantly lower
than the citywide median of $418,000. This is consistent with the area’s lower-than-average income, the
aging housing stock, and the predominance of condominium units as the main owner-occupied housing
type, as opposed to single family detached homes. Many of these units provide a relatively affordable
option for their residents.
Conversely, the median rent is around $1,200, higher than the citywide median of $1,100. This may reflect
the fact that a large portion of the multifamily housing in this area is senior living or newer apartment
buildings with upscale amenities, and are therefore more expensive than a typical apartment.
49%45%
6%
41%45%
15%
36%
53%
12%
0%
10%
20%
30%
40%
50%
60%
Owner Renter Vacant
Greater Southdale District Housing
2000 2010 2018
Source: US Census, ESRI
0
500
1000
1500
2000
2015 or
Later
Moved in
2010 or
later
Moved in
2000 to
2009
Moved in
1990 to
1999
Moved in
1980 to
1989
1979 or
Earlier
Greater Southdale District:
Year Resident Moved into Unit, 2016
Owner Renter
Source: US Census, ESRI
Greater Southdale District Plan – Draft November 28, 2018
Page 25
Economic Profile
This section provides an overview of employment, jobs, and other economic factors in the Greater
Southdale District. The district is an economic center for both the city and region, providing tax base,
employment, and retail/services. More detailed discussion and analysis is included in the Economic
Competitiveness section of this plan.
Employment and Retail Center
The Greater Southdale District is classified as part of a
regional employment center by the Metropolitan
Council. To meet this definition, an area must have more
than 7,000 jobs and a density of greater than 10 jobs per
acre. Even without counting the employment in adjacent
Bloomington and Richfield, the Greater Southdale
District in Edina has over 24,000 jobs and averages more
than 28 jobs per acre.
The district is a retail center as well. With over two
million square feet of gross leasable area, Southdale and
Galleria are classified as “Class A” shopping malls – the
most stable and successful of the shopping mall
categories.
Along with the Mall of America, Galleria is in the top tier
of sales per square foot of retail in Minnesota, at around
$700/square foot. Southdale ranks relatively high at
around $500/square foot, comparable to Ridgedale.
(Source: ESRI Business Analyst)
Generally speaking, retail in
this area is well positioned
and profitable. However, it is
not immune to changes facing
malls, of which 25% nationally
are expected to close in the
near future. Shifts in the retail
market (discussed later in this
section) have introduced
uncertainty for even
successful centers like
Southdale and Galleria.
0 50 100 150 200 250 300 350 400
Gasoline Stations
Sporting Goods, Hobby, Book & Music
Motor Vehicle & Parts Dealers
Electronics and Appliances
Bldg Material, Garden and Supplies
Clothing & Accessories
Furniture & Home Furnishing Stores
Greater Southdale District Annual Retail
Sales (millions)
Source: US Census, ESRI
Greater Southdale District Plan – Draft November 28, 2018
Page 26
Industry Mix
The Greater Southdale District has over 1,200 businesses with about 24,000 employees. Compared to the
resident population of about 7,500, there is a ratio of 3.2 jobs per resident. The industry mix of jobs within
the district is dominated by three industries: service, retail, and finance/insurance/real estate. Service
industries employ 47% of the workers in this area, with retail following at 32%. Finance, insurance, and
real estate is also well-represented in the area, accounting for roughly 16% of jobs.
Source: US Census, ESRI
Among the service industries, the largest employer is health services, accounting for over 21% of total
jobs. This reflects the presence of Fairview Southdale Hospital, as well as other smaller medical clinics
and offices. In retail, the largest employer was eating and drinking places, accounting for nearly 9% of
total jobs. In finance, insurance, and real estate, the largest employer was real estate, holdings, and
other investment offices (6% of total employment).
0.0%
0.1%
0.1%
0.3%
0.5%
0.8%
0.9%
1.2%
1.6%
16.2%
31.6%
46.7%
Utility
Transportation
Government
Ag/Mining
Communication
Unclassified
Wholesale Trade
Construction
Manufacturing
Finance/Insurance/Real Estate
Retail Trade
Services
0.0%5.0%10.0%15.0%20.0%25.0%30.0%35.0%40.0%45.0%50.0%
Southdale: Employment by Industry, 2018
Greater Southdale District Plan – Draft November 28, 2018
Page 27
Workers in the Area
According to the Census
2015 Longitudinal Employer-
Household Dynamics (LEHD)
data, the most common
home communities for
commuters to Greater
Southdale are Minneapolis
(13%), Bloomington (7%),
Edina (6%), St. Paul (5%), and
Richfield (5%). Almost half
(49%) of commuters to this
area travel less than ten
miles to get to work. As
shown on the accompanying
graphic, there are clusters of
commuters in Southwest
Minneapolis, eastern Edina,
and western Richfield.
Workers in Greater
Southdale cover a range of
income and education levels,
reflecting the diversity of
employment in the area. On one hand, retail
and hospitality jobs tend to be lower paying
and employ younger and less educated workers. On the other hand, health care and financial services
jobs are higher paying and require an educated workforce. The distribution of racial and ethnic diversity is
less diverse than the resident population, with around 86% of the people employed in the district being
white. The workforce is predominantly female (nearly 70%) as well. This is likely due to the high
percentages of female employees typically found in industries such as retail and healthcare.
Source: On the Map
49%
38%
8%5%
0%
10%
20%
30%
40%
50%
60%
Less than 10
miles
10 to 24 miles 25 to 50 miles Greater than 50
miles
Distance Workers Commute to Greater Southdale,
2015
Commute-shed for Greater Southdale Jobs (Source: LEHD)
Greater Southdale District Plan – Draft November 28, 2018
Page 28
Employed Residents
In terms of the employment of Greater
Southdale residents, the employment
rate is very high – with only 1.5% of the
labor force identifying as unemployed.
Consistent with the industry mix,
around 57% of area residents work in
the service industry. However, residents
are less likely to work in retail in
comparison to the area’s business mix,
and are more likely to work in finance,
insurance, or real estate.
In terms of where Greater Southdale
residents work, the list is similar, albeit
more geographically concentrated:
Minneapolis (27%), Bloomington (13%),
Edina (12%), St. Paul (5%), and Eden
Prairie (4%). As indicated by the
closeness and size of these commuting
destinations, Greater Southdale
residents are well-positioned when it
comes to commuting. Around 75% of them commute less
than 10 miles to work each way, and over 94% commute less
than 24 miles. From the accompanying map of destinations, Downtown Minneapolis appears to be the
biggest employment destination outside the immediate area.
Workers who live in this area tend to be relatively well educated and well compensated, with 30% having
a Bachelor’s degree or higher, and 55% making more than $40,000 per year. Unlike the job mix, the
gender balance is more even in the resident workforce, and the racial composition is more diverse.
Source: On the Map
75%
19%
2%4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Less than 10 miles 10 to 24 miles 25 to 50 miles Greater than 50
miles
Distance Greater Southdale District Residents Commute, 2015
Commuting Destinations for Residents (Source: LEHD)
Greater Southdale District Plan – Draft November 28, 2018
Page 29
Themes and Trends
Future of Retail
The retail market nationwide is changing rapidly. Changes in online shopping and behavioral changes
among customers are having effects on the viability of brick and mortar stores. However, results are not
evenly distributed – and for every trend, there is a counter-trend at work. While some stores are
struggling and closing, others are thriving and expanding.
The future of retail is still being determined. However, some key trends are emerging. The focus is
increasingly on the experiential aspect of shopping and dining, which encourages people to leave their
homes and go out. People are looking for more than just a place to buy something – a task that can be
completed online. This has significant implications for the appropriate mix of stores and other uses in the
major retail areas in Southdale.
Future of Office Space
Like retail, how office space is being used is changing significantly. Businesses are now using smaller
spaces than in the past. Part of this is due to the need for less storage (with the expanded use of
computerized record keeping), but much of it is due to a preference for quality over quantity – choosing
places that are smaller, but are higher quality and have more amenities. This relates to the desire to keep
and retain top talent, who are increasingly looking for features such as renovated or new spaces, on-site
amenities (fitness centers, outdoor areas, bike storage, etc.), walkable and bikeable areas, and nearby
restaurants and shops. Single purpose office campuses are becoming much less desirable in the
commercial real estate market. Southdale has the potential to take advantage of this trend by building on
its advantages as a relatively compact area with a lot of nearby amenities.
Another office space trend is a growth in coworking office arrangements. These provide flexible work
space options for entrepreneurs, people who are telecommuting, freelancers, or others with
unconventional workplace arrangements. Places with shared features (common and meeting areas,
reception services, etc.) can provide additional support and value.
Mixed-use Communities
Particularly in recent years, there has been a noticeable trend in some areas away from suburban
expansion toward moving back to traditional city living, with cleaner and healthier modern
enhancements. Developers have responded in kind with major investments in multi-family housing that is
near employment centers and on transit lines.
In the case of these communities, there is a premium on walkable and bikeable communities with
amenities, shops, and community space. Younger generations have been showing a preference for this
over traditional suburban living. There is the potential to create such a community in the Southdale area.
Addressing affordability is crucial, especially since places like Greater Southdale District are higher cost
areas that keep rents high, which may be out of the reach of younger workers looking for this type of
community.
Social Connectedness and Density
As noted above, the Greater Southdale District continues to become more diverse over time. While the
numbers are too small in this area to do a full analysis, it is apparent from looking at larger trends that
Greater Southdale District Plan – Draft November 28, 2018
Page 30
racial and ethnic disparities continue to persist. This will continue to need to be addressed. At the same
time, there is an opportunity to recognize and celebrate cultural diversity and welcome others.
As the community changes, there is a growing need and desire for more public spaces and activities that
foster and sense of community and connections between people. There’s a related understanding of how
these connections can help enhance public safety – both through increased interactions and design.
Lifelong Learning
The recognition of the value of lifelong learning is another important trend. Particularly as expected
lifetimes extend, there is an increasing interest in how to keep a healthy, active mind through continued
opportunities to engage in learning.
To meet the needs of the population, there must be flexible opportunities for all to engage in lifelong
learning. These may include community based programs, gamification, mentorships, and other structures
that allow people to formally and informally participate. Paired with this is a need for public learning
spaces to engage in learning and knowledge sharing. These include libraries, community centers, online
environments, maker spaces, clubs and circles, and other spaces where people can gather and learn.
Holistic View of Health and Wellness
There is a growing understanding of how a
holistic view of health and wellness can
provide insights into how to plan for a
better community with a higher quality of
life. A healthy community supports overall
physical and mental health, social
connectedness, and preventative care.
Wellness spaces such as fitness facilities,
health care specialists, and spas, are
readily available. It also considers the
need for social connections, with
involvement in community through social
networks and active living. The vision for
how a community supports wellness is
reflective of the unique needs of the
population, and will need to change over
time. It should be mindful of how
demographic changes will change health
needs – such as those associated with an
aging population.
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Greater Southdale District Plan
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4. Renew and Repurpose: Goal
and Policy Redevelopment
Framework
What will the Greater Southdale District be like in 10 years, 20 years, the next several decades?
The Greater Southdale District is the largest mixed-use area in Edina. The District includes a wide range
of office/employment options, destination and specialty retailing, restaurants, entertainment/
hospitality facilities, major medical/health care services and facilities, a significant array of housing
choices, and high- quality green spaces, most notably in the Centennial Lakes development and the
Edina Promenade. The recent decade has seen a dramatic increase in development activity, mostly in
the residential sector, but also in new commercial-retailing, entertainment/hospitality facilities, and
medical/health care services, primarily in locations dominated by large parking lots. This infilling has
been characterized by multi-level buildings with parking structures, many that poorly-designed and
cause issues for creating an active and pedestrian-oriented street.
As the Twin Cities continues to grow in population, Edina’s Greater Southdale District is expected to
continue to be a major focus for accommodating this growth. Edina’s population is growing as well, with
interest by young and old alike, individuals and families in being in active urban environments with a high-
quality public realm, a concentration of services and amenities, and a diversity of housing types, tenures,
and affordability. Additionally, Edina’s continued aging of its own population will bring increased
development pressures to the district as these residents choose to leave their house but not leave their
community. The development community is responding with new apartments for young singles and
couples and with new senior and assisted living facilities near medical and other community services.
The Greater Southdale District Plan proposes to use this new growth to help expand access to a great
living environment, access to employment, and access to improved and expanded social and physical
infrastructure. The District Plan provides a framework for decision-making by the Edina community to
continue to accommodate this market demand and development interest by building on past successes.
Moreover, this District Plan integrates social, economic, environmental, and urban design perspectives
into that decision-making process, to enable the Edina community to make sustainable choices about the
changing Greater Southdale District.
Together, the eight components describe the core elements of the District’s evolution and set out the
Greater Southdale District Goal and Policy Redevelopment Framework:
4.1 Economic Vitality and Competitiveness
4.2 Urban Design
4.3 Land Use
4.4 Transportation and Mobility
4.5 Parks and Public Life
4.6 District Services and Facilities
4.7 Sustainability
4.8 Water Resources
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4.1 Economic Vitality and Competitiveness
Overview
Economic vitality and competitiveness do not mean only business and job growth. True prosperity, i.e. a
strong, sustainable, and resilient economy, is rooted in building on existing assets and business clusters,
increasing opportunities for living-wage employment, and integrating that investment energy and focus
into built and natural environments. The Greater Southdale District has an enviable past as a
tremendously vibrant and successful suburban mixed-used district. However, the future requires a
different model of renewal and investment, one based on intensity of activity and accommodation of
movement other than personal passenger vehicles.
This section of the Redevelopment Framework:
(1) Provides an overview of the current business composition and development in the Greater
Southdale District;
(2) Discusses the range of trends, challenges, and opportunities facing the District, including retail
transformation, talent and workplace of the future, health care as an opportunity, and the
multiple and interacting forces of change; and
(3) Identifies strategic and long-term goals and policies to guide decision-making of City elected and
appointed officials, as well as business- and property-owners, and the larger community on
future economic development investments.
Current Context
The Greater Southdale District is a 750+ acre district developed beginning in the 1950s with two primary
anchors.
a regional health care complex anchored by Fairview Southdale Hospital, a 390-bed licensed
facility affiliated with the University of Minnesota. It is a Level III trauma center, providing
24-hour emergency services as well as heart, stroke, cancer care and more than 40 specialty
services.
a regional shopping area anchored by the Southdale Center, the nation’s first indoor
shopping mall, with 1.3 million square feet of leasable space and approximately 120 retail
tenants
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A 2016 market analysis by Maxfield Research documented a total of 2.8 million square feet of retail space
(including Southdale Center) in 21 shopping centers larger than 30,000 square feet, within approximately
one mile of Southdale Center.
The Greater Southdale District draws
residents from Edina, Bloomington,
South Minneapolis, Richfield and other
neighboring communities with a robust
offering of daily goods, including five
grocery stores and five pharmacies (not
including hospital or clinic pharmacies).
There is a diversity of restaurants as
well as a 16-screen cinema with
updated amenities.
The area has the largest concentration
of furniture and design-related retailers
in the Upper Midwest, drawing
designers and shoppers from adjacent
states. The Galleria, located across the
street from Southdale, is an upscale
shopping destination, offering exclusive
fashion, home, beauty and dining
options, which also draws visitors from
beyond the MSP region. The
concentration of similar retailers (e.g. high-end fashion or furniture/design related showrooms) provides
shoppers with a broad selection and an opportunity for comparison shopping in one convenient area. The
hospitality sector – dining, entertainment and hotels – complements the shopping experience.
In 2006, the City approved an $85 million project attaching an 18-story Westin on the east end of Galleria.
The Westin includes Residences at the Westin Galleria, an 82-unit property above the 225-room Westin
Hotel.
In 2013, Southdale Center Mall underwent a $20 million renovation to bring back the mall’s mid-century
design. The facelift included a redesigned food court, the addition of a new entrance, renovations to the
other six entrances, and a new children’s play area.
In 2017, the Galleria expanded by 20,000 square feet, adding several more unique, upscale local and
national stores.
During the period 2013-2018, the area attracted ten new multi-family housing developments with a total
of 1,844 approved units and 1,213 built. Some are mixed-use, with retail, dining and other amenities at
ground level. According to an April 26, 2018 Minneapolis/St. Paul Business Journal article, there is $900
billion of development projects underway or in the pipeline. More than 600 housing units will be added
within a block of Southdale Center in the next few years, including the 17-story, 186-unit luxury
Figure 4.1: Primary Market Area
Maxfield Research and Consulting, LLC, Initial Market Assessment
7001 York Ave for the City of Edina, December 2016
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apartment tower to be built on the former Guitar Center site adjacent to the Promenade, just south of the
Galleria.
Notable developments completed or underway include:
Centennial Lakes, a 100-acre redevelopment of a former gravel pit, features a 25-acre City-
owned park. It features a 10-acre lake and a meandering 1.5-mile trail. Office, entertainment,
dining, grocery and retail uses are sited along busy France Avenue to the west and residential
uses are located to the east, near surrounding residential uses. Centennial Lakes Office Park with
823,221 square feet of office space, developed in 1988, includes access to the amenities of the
Centennial Lakes complex, including a mini-golf course, lawn-bowling, ice-skating in the winter
and extensive landscaping.
Edinborough, a 26-acre mixed-use development that includes about 400 low-rise one- and two-
bedroom condominium apartments originally aimed at first-time home buyers; a 200-unit, 18-
story high-rise luxury rental retirement residence; a 144-room hotel; a seven-story 115,000
square-foot office building with ground floor retail/service; and a one-acre indoor city park.
Southdale Office Centre, a 23-acre site across France Avenue from Southdale, is undergoing a
$100 million, multi-year redevelopment initiated in 2016. The developer plans to transform the
Class B office buildings and surface parking developed in the 1970. The largest office buildings at
6600 and 6800 France will remain. A 75,000 square foot office building will be razed; new
construction is expected to include a 155,000 square foot medical office building, a residential
tower, two retail buildings totaling 35,000 square feet and either a 125-room hotel or a 105,00
square foot office building, depending upon market conditions.
Life Time, Inc. is developing a 120,000 square foot health club and co-working space in the
former J.C. Penney space at Southdale Center. The integration of co-working with the fitness
center, advanced dietary, physical therapy, chiropractic and proactive medical care reflects next
generation thinking about wellness and creating a community in which live, work and play are
more closely integrated.
The Millennium at Southdale is a two-phase project: a six-story, 227-unit apartment building
and a 4-5 story 145-unit apartment building. Each one will include a floor of at-grade parking.
The development sites, previously occupied by old office buildings, are located along Xerxes on
a 5.65-acre site.
Restoration Hardware is building a flagship furniture gallery in a stand-alone building on France
Avenue. The building will feature three levels of showrooms, a rooftop deck, and a wine café.
Twin Cities Orthopedics has expanded their operations in Edina with a new 68,000 square foot
medical office building on Minnesota Drive. A new 358-space parking deck has also been
constructed.
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Trends, Challenges and Opportunities
Retail transformation
The retail industry is experiencing transformation as
consumer shopping patterns change to on-line
shopping and home delivery. Retail stores and
shopping centers are rethinking their role in this rapidly
changing environment and exploring ways to successful
adapt. Creating “an experience” that consumers can’t
get on-line is critical to generating traffic to support
brick and mortar stores. These changes, which are
underway globally, are expressed in the closure of some
retailers, higher vacancies and turnover.
Research by CBRE, The Future of Retail 2030, indicates
that a number of technology trends will impact how we
make purchases. From a real estate perspective,
technology and other trends are expected to have the
following impacts:
Independent stores and food and beverage
operators will be more prevalent
The traditional in-store physical point of purchase will disappear, resulting in fewer
employees
Wellness establishments will grow and there will be a diverse offering of fitness options
Mundane purchases will be ordered and delivered without traditional “shopping” and
consumers will increasingly see retail as a social and leisure experience
The divide between retail and leisure will blur. Leisure activities including cinemas, food
and beverage, bowling, ice skating will bring traffic; retailers will create opportunities for
an experience in their stores.
People will spend money on products, services and experiences, with an increased
emphasis on experiences
Personal ownership of vehicles will be reduced dramatically and fleets of driverless
vehicles will reduce the demand for parking
Talent and the workplace of the future
Competition for talent is global. By 2020, the McKinsey Global Institute projects a shortfall of 85 million
high and middle-skilled workers. For the MSP region, labor force shortages topping 62,000 are projected
by 2020 (MN DEED MSP Regional Forecast Overview, November 2017). The Greater MSP region enjoys a
high concentration of Fortune 500 headquarters and privately held, globally leading companies like
Cargill. There’s a rich ecosystem of business and professional services and other infrastructure to support
these global firms. As the baby boom retires, it is very important for these companies and others
throughout the metro area to compete successfully for talent on a national and global basis. An
attractive, well-located workplace is part of the talent attraction package. Desirable features include:
Figure 4.2: Transformation of Shopping Centers
Shopping centers will become simply “centers”.
From CBRE, The Future of Retail 2030
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fitness and wellness facilities – including trails
dining and entertainment options
hospitality, conferencing and meeting facilities that celebrate their location and surroundings as
part of being conducive to learning, networking and doing business
convenient access to a variety of housing choices
well-regarded schools, training, and higher education options, i.e. lifelong learning focus
frequent and well-located transit service
Workplaces are changing in response to technology, generational change and economic forces. Since
1970, office space decreased from 600+ square feet per worker to approximately 160 square feet per
worker. Technology has driven much of this change and the new generation lives on mobile technology
and relates to space differently than previous generations. CBRE’s Workplace Strategy Report, October
2014 notes that 30-50% of new workplaces designed for major corporations in Western economies reflect
next generation thinking and predicts that in 2030 traditional workplaces will be in the minority. The
context of workplaces will be more important, with an increased emphasis on amenities – within and
around – to find stimulation, solitude, engaging activities and build a sense of community. The report
anticipates a wide variety of spaces - retreat and collaborative settings, spaces that are calm or
stimulating, spaces for introverts and extroverts and notes that workplaces will be designed to support
health and well-being, with consideration for air, water, light, fitness and nourishment. An emerging
emphasis on rediscovering and nurturing authentic local identity and culture is expected to continue.
Trends that create a more desirable workplace are already manifesting in the Greater Southdale District
with:
the integration of more dining and entertainment options,
the integration of hotel/meeting/conference facilities, condo and residential rental
developments,
the increased focus on pedestrian-oriented environments with the Promenade and
attractive outdoor plazas,
the location of a Life Time Fitness club at Southdale with co-working and a variety of
wellness and lifestyle amenities.
Health care as an opportunity
The health care sector is one of the fastest
growing segments of the economy nationally and
regionally. Growth is expected to continue as the
large “baby boom” generation creates an
increased demand for medical services. The 65+
population, which typically accounts for the
highest per capita health care spending, is
expected to grow in Hennepin County by 37%
between 2015 and 2025 and by 71% between
2016 and 2040.
Some notable trends for this sector include: Fairview Southdale Hospital
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Many specialty clinics, medical offices and other facilities prefer close proximity to
hospital campuses
In addition to an aging population, investment in new technology will drive facility
renovation and new construction
Cost containment is driving a trend to lower cost delivery settings, including medical
office buildings, urgent care and day-surgery facilities
New payment systems will favor medical office space that creates opportunities for
collaboration to help providers minimize costs and maximize outcomes
Patient recovery in hotels located near medical campuses, removes patients from
high-cost hospital beds, while allowing them to conveniently access medical services.
Such hotels can also serve family members of hospitalized patients. Several such
facilities have been created in the MSP metro area in recent years, including Hilton
hotels near Abbott Northwestern and TRIA Orthopedic in Bloomington and a Marriott
Courtyard near TRIA Orthopedic in Woodbury.
Medical offices can generate significant tax base and diverse employment opportunities, while providing
important services to residents of Edina and the southwest metro. As the retail footprint shrinks and
changes in the Greater Southdale District, the growth of the health care sector presents an important
opportunity for the community.
Multiple forces of change
Significant changes are underway on a number of fronts –
technology, major demographic shifts and related generational
needs and preferences, retail transformation, and shifts in
transportation modes and automobile ownership patterns. As
well, even as digital technology appears to be replacing the need
for face-to-face communication, for team-building, motivation,
clarity, and accountability, being in the same room still matters to
build and reinforce relationships, whether for business or for
personal reasons. All these forces come to bear on
redevelopment in the Greater Southdale District. Predicting the
timing of these changes and how they will interact cannot be
adequately anticipated. Consequently, it will be important to build
flexibility into design and enhance the capacity of business and
property owners and the city to work together to successfully
navigate the changes ahead. Paramount to the economic
sustainability of the District will be a welcoming identity, one that
communicates to current and future generations that the Greater
Southdale District is a great place to live, work, shop, play, learn,
meet, and enjoy unique and memorable places.
Business organizations exist in most cities around the country.
Many were formed to address the transformation of downtown areas that had been stable and thriving
for generations, but were being challenged by suburban malls, offices and the auto-oriented culture and
needed to reinvent themselves. Major institutions, property owners, businesses and community leaders
BEST PRACTICES: Formerly a brick-clad
fortress-like indoor mall erected in
1973, Los Angeles’s Macy’s Plaza has
been transformed into The BLOC, an
open-air urban center with experience
retailing, Macy’s flagship store,
entertainment, restaurants, and green
space.
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participate in organizations like the Downtown Council in Minneapolis, which was formed in 1958 in
response to changes underway in technology, demographics, housing, transportation and the retail
sector. We are in an era of significant change again. The Greater Southdale District is larger than the
core of Downtown Minneapolis. An organization that strengthens relationships and communication, and
builds a shared vision, guiding principles and meaningful on-going dialogue could help the Greater
Southdale District navigate and shape these forces of changes positively.
Figure 4.3: Comparison of Greater Southdale District and Downtown Minneapolis Core
Economic Vitality and Competitiveness Goals and Policies
Unique Experiences
Economic Vitality and Competitiveness Goal #1: Offer unique experiences for living, playing, working,
and learning, and memorable public places for civic and social gathering for multiple generations and
diverse populations.
1-A. Require new development to include spaces intended to serve as publicly accessible exterior
and, where practicable, interior spaces that attract people in addition to the base
population of a building.
1-B. Create new and truly public spaces that match the scale, character and attractiveness of
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Centennial Lakes Park as well as a series of interesting, artful, and compelling smaller scaled
opportunities for gathering, all linked by inviting and convenient streets and publicly-
accessible ways accommodating safe and comfortable pedestrian movement.
1-C. Create patterns of a “complete community” through zoning and other guidance coupled
with strategic public investment where the broadest practicable range of uses, activities and
populations are accommodated within walksheds, and where the district results in a pattern
of distinct “neighborhoods” based on walksheds and features unique to each neighborhood.
Influence of Trends
Economic Vitality and Competitiveness Goal # 2: Respond to the significant forces and trends
influencing the future of workforce and workplace, technology, retail, housing, and transportation.
2-A. Collaborate with existing groups to address economic opportunities in the GSD through
study, advocacy, awareness, policy development, and strategic initiatives, all with an
orientation to expanded vitality and, especially, expansion of a welcoming and attractive
public realm.
2-B. Support training facilities, meeting places, and conferencing spaces in new development to
respond to anticipated workplace changes.
2-C. Examine and respond to changes in workplace development and technology that influence
zoning requirements, particularly related to parking requirements and the creation of
exterior “people spaces” related to a development’s anticipated population.
2-D. Promote, through zoning, the capacity for flexibility in the use of a building as uses,
technology, and occupancies change so that buildings can be built to serve multiple
generations of activities.
2-E. Support, when identified through valid study, the introduction of new uses, activities, and
facilities that deliver leading edge opportunities.
Health Care
Economic Vitality and Competitiveness Goal #3: Retain health care, medical facilities, and medical
technology as primary activities and will, where possible, expand those facilities to best serve the
community and the region.
3-A. Plan a health care district that offers Fairview Southdale Hospital and other health care
providers ample expansion opportunities and reasonable connections to amenities within
the district.
3-B. Link health care and wellness facilities to other destinations in the Greater Southdale District
with comfortable and convenient passages, allowing patients, visitors, and workers the
ability to move within the district without personal passenger vehicles.
3-C. Recognize the efforts of the Edina Chamber of Commerce to make Edina and the Greater
Southdale District a regional destination for health care and wellness.
3-D. Seek housing opportunities in the Greater Southdale District and community that respond to
the interests and financial capacity of workers at all levels of the health care and wellness
industry.
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Learning and Entertainment
Economic Vitality and Competitiveness Goal #4: Include learning and entertainment activities that
catalyze new development and accommodate interests of a more diverse district and community
population.
4-A. Create partnerships in the public and private sectors aimed at providing a greater range of
venues for conferencing, meeting, and training.
4-B. Track population changes with school officials to determine when a new learning venue
might be necessary, combining that opportunity with facilities offering lifelong learning for
Greater Southdale District residents and others.
4-C. Recognize the unique opportunity for the Greater Southdale District to accommodate
events, exhibitions, large gatherings of associations or industry groups, and cultural
activities.
4-D. Seek new or expand existing hospitality venues that respond to larger and extended period
gatherings.
4-E. Link venues for conferencing, meeting, and training to public or publicly-accessible spaces in
the Greater Southdale District within reasonable walking distances.
Mobility
Economic Vitality and Competitiveness Goal #5: Offer mobility hubs connecting to worker populations
and providing more robust connections within the district, i.e. embrace improved transit as part of
mobility modes as a competitive advantage.
5-A. Support development that recognizes the benefits of more transit-oriented patterns and
development characteristics.
5-B. Expand external and internal transit capacity serving the Greater Southdale District as part
of mobility hubs that are attractive, convenient, supportive of innovative trends, and
welcoming.
Economic Engine
Economic Vitality and Competitiveness Goal #6: Enhance the Greater Southdale District’s significance
to the Edina community as a center of jobs, retail opportunities and other services, and importantly, as
a vital part of the city’s tax base.
6-A. Invest in the public realm of the Greater Southdale District and its supporting infrastructure
in ways that promote its long-term economic vitality and its capacity to support services of
the city through a robust tax base.
6-B. Partner with the private sector to accommodate unique and “first step” developments that
are truly leading edge, innovative, and forward-looking and where the development is
crucial in establishing sequenced private investment beyond the first step.
6-C. Seek opportunities that re-establish the Greater Southdale District as a place of invention
and innovation, especially where those opportunities support a more vibrant, resilient, and
human-centered place.
6-D. Review ordinances, rules, and guidance on a regular basis to ensure direction and
requirements of the city reflect best practices of an evolving mixed-use district, and update
those directions as needed to maintain positive cycles of investment.
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4.2 Urban Design
Overview
Community building involves balancing social, economic, and
environmental needs and priorities. Great communities are
designed and orchestrated so that individual private and public
developments work together to create cohesive blocks,
neighborhoods, districts, and memorable places. Urban design
direction, based on continual improvement of the daily
experience for residents, workforce, and visitors, produces
higher quality buildings that inspire, as well as parks, public
spaces, and movement corridors that all can enjoy, livable
neighborhoods, and a strong economy. Key to community
building in its fullest sense is a public realm that recognizes the
importance of the pedestrian, draws people together, and
creates social bonds.
This section of the Redevelopment Framework examines the
redevelopment changes over the last several decades in the
Greater Southdale District and provides urban design direction
to facilitate its transformation to a more human-scaled, active, and pedestrian-friendly environment that
is an extraordinary place and experience.
More specifically, this section of the Redevelopment Framework:
(1) Describes current built form and open space conditions of the larger District and the dominant
uses and other assets that define focus areas;
(2) Discusses the District design experience and how it is measured;
(3) Articulates an urban design strategy defined by two integrated and complementary urban
design policy parameters:
Districtwide Urban Design Framework which guides the overall structure of blocks,
movement patterns, and location of amenities and community facilities,
Design Experience Guidelines which apply guidance to building massing and heights,
site organization, materials, relationship between parcels, particularly neighboring
parcels, and public realm/streetscape experience. (provide link)
(4) Outlines the need for a revised development dialogue and a more transparent, democratic, and
collaborative development review process; and
(5) Provides urban design goals and policies that set the broader directions and expected outcomes.
Definition: Urban design is how buildings and the spaces between them – open
spaces, parks and plazas, streets, sidewalks and walkways, bodies of water,
landscaping and trees, lighting and signage, public art, and other features – are all
designed together over time to create an attractive, accessible, coherent, convenient,
memorable, and safe place.
A high-quality public realm provides
gathering places for people to meet, greet,
and interact.
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Introduction
Over the past several decades, the Greater Southdale District has been evolving from the commercially-
focused regional center of a largely suburban single-family bedroom community into a multi-faceted
vertically mixed-use heart of Edina. To continue this evolution into a great urban place and to sustain its
economic health over the coming growth cycles, a number of urban design strategies are needed to shape
the District’s transformation into a more livable and memorable place.
Over the past fifteen years, the Edina Fall into the Arts Festival has been held along the brick paved
walkways at Centennial Lakes Park, bringing together thousands of residents and visitors.
The Greater Southdale District is changing without broad guidance to create a better place. A major thrust
of this Redevelopment Framework is to guide transformation of the District into a more human-scaled,
active, and pedestrian-friendly environment, and to change to patterns of development that can be
economically and physically sustained. Critical issues addressed in this Urban Design section include:
Strengthening the overall identity, livability, and vitality of the Greater Southdale District;
Improving the public realm, particularly streets, sidewalks, pathway spaces, and gathering
places, to form an inter-connected network;
Designing for super-block reintegration/reorganization towards a street grid pattern that is
more supportive of an engaging public realm;
Reinforcing (or in some cases, creating) the identity of areas and neighborhoods within the
District;
Addressing potential barriers that affect aesthetic qualities of the pedestrian experience;
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Defining the character of transitions between areas, new neighborhoods, and existing
neighborhoods within the District and along its periphery;
Pursuing infrastructure improving to enhance sustainability; and
Promoting design excellence to be more innovative, creative, and contextual.
Urban design objectives are interwoven throughout the District Plan’s Renew and Repurpose: Goal and
Policy Redevelopment Framework. Together, they speak to the role that design should play in shaping
the future of the District. The District Plan as a whole recognizes the power of good urban design to
transform and energize the District now and in future decades.
Current Conditions
At present, the design and development pattern of the Greater Southdale District is predominantly
organized around the car – commensurate with the 1950s-1980s era when much of it was first developed.
Blocks are very large, car use and storage are dominant, even in areas where there are sidewalks and
trails. Transit service exists, but the area is not oriented to fully capitalize on this advantage.
Furthermore, building and site design tends to locate large surface parking lots between the buildings and
fronting streets, rather than in more traditional urban patterns. There is little or no accommodation of
any movement except for cars. Pedestrians and bicyclists are relegated to secondary positions at best.
Focus Areas
The District Plan will build on and connect the District’s existing assets and use clusters, facilitating their
evolution into more definable neighborhoods based on new public realm infrastructure. The following
map graphic portrays the focus areas for evolution of neighborhoods within the Greater Southdale District
based on new public realm infrastructure.
This farmers’ market pavilion in Overland Park,
Kansas, brings together residents and visitors on
weekends.
This pedestrian-bike corridor in Vancouver,
Canada, joins a high-density residential village
to transit stops.
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Centennial Lakes Focus Area. The Centennial
Lakes area covers the mixed-use Centennial Lakes
development, as well as some potential
redevelopment areas nearby. Centennial Lakes
represents an early success in creating
development around a shared a high-quality
public park with a significant water feature.
Building and expanding upon this jewel of a park
is a distinct opportunity, and should be an
emphasis for new public and private initiatives.
The focus in this area will be on creating ground-
level pedestrian connections between existing
Centennial Lakes office and retail development to
potential new office development to the west, a
new shopping street to the north and residential to the east. Public realm development should create
easy and safe pedestrian connections between Centennial Lakes Park, across France Avenue to potential
new office and mixed-use development, and promote interconnections that support an integrated
live/work/play community. In addition, there should be a new continuous street between Minnesota
Drive and Hazelton Road, linking the district north to south, and setting the stage for a new entertainment
and shopping experience that supports the needs of a whole life community.
72nd Corridor Focus Area. The 72nd corridor is primarily
an existing retail commercial area with adjacent
residential uses. The focus for this area will be on
creating ground-level pedestrian connections between
existing residential neighborhoods and current and
future shopping districts –including a new pedestrian-
scaled shopping street. Public realm development
should create connections between Target and the
future shopping street and mixed-use development to
the south to improve the pedestrian experience from
north to south. Increase residential development within
this area and create safer pedestrian connections at
France Avenue, to existing neighborhoods to the west.
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Managing building scale in this part of the Greater Southdale District is critically important to creating a
comfortable and connected community.
Target / Galleria / South end of Southdale Focus
Area. This area covers much of the malls and
adjacent commercial development. The focus of
this character area will be on creating ground level
and second-level pedestrian connections between
new development to the west and south of Target,
the Galleria and Southdale Center. Public realm
development should create connections between
and within each of the shopping districts to
promote opportunities for reduced car use and
better interconnections to support both national
and local retailers.
North end of Southdale/Health-Medical
District/Northern Residential Focus Area. This
area covers the north of Southdale, the medical
facilities precinct including Fairview Southdale
Hospital, and the multifamily residential area. The
focus of this area is on creating ground level and
second-level pedestrian connections between
shopping, health, and residential areas, including
bridging across Highway 62 to link to Strachauer
Park. Public realm development should create
connections between and within shopping, health
and residential –improving safety and access –and
supporting a national trend to link primary
destinations to create a more livable community,
especially for aging populations.
The Design Experience
The places in which we live, work, and play are made up of choices and
decisions made about not only buildings, but also streets and parks and
green spaces, and how well they do or do not interact. Past choices and
decisions give our community its identity and give us a built and natural
environment, and are a starting point for what our community will
become.
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Public space is important to building community in every sense,
physically, socially, and economically. Historically, public space has been
a marketplace where goods and services were offered and exchanged, a
meeting place for people to meet, share information and hold important
events, and a thoroughfare space for access to and connections with
other uses and parts of a community. Of all the experiences a person has
in a community, the one that likely has the most significant attraction is
the opportunity to see, meet, and interact with other people in a high-
quality public space.
The 750-acre Greater Southdale District has evolved from primarily a
regional destination for shopping, to a mixed-use, car-oriented suburban
area with a sea of surface parking lots and ‘superblocks.’ This District
Plan, and accompanying Design Experience Guidelines, provide the
decision-making framework for using experience criteria and the
interrelationships of the District’s physical context to transform a place
that is oriented for cars to one that is designed for people. The Greater
Southdale Design Experience is one where residential, retail, office,
amenities, and transit and other mobility options are seamlessly
integrated into a unified community by a lively, green and beautiful
public realm.
Urban Design Strategy
Communities evolve through and with time. The layering and multiple hands can make communities rich
with a diversity of uses, buildings, spaces, and experiences. However, a community with inclusive and
enduring places requires a tolerant and inclusive governance, where diverse groups create and use
flexible mechanisms for resolving inevitable differences into physical places. This kind of community is
not a fixed entity, but rather it is a condition where the fragile balance between integrating and
disintegrating forces is maintained.
A strong collective spirit amongst all parties is required to guide land use and development change, to
renew, to repurpose, and to redevelop. This spirit requires an environment of trust and an open
regulatory process. As well, and critical, an urban design strategy is needed, a descriptive agenda that is
quality- and outcome-based, not simply dimensional, that allows for a range of solutions that are
architecturally diverse yet respectful of the overall context of neighboring sites and areas.
The Greater Southdale Work Group’s deliberations culminated in an urban design strategy that is
operationalized in a flexible decision-making framework that stimulates continuous adaptive activity
rather than a fixed set of rules that defy challenge. The urban design strategy is intended to inspire
creative interaction between development blocks and the public realm, with the public realm serving as a
pivotal organizational element. The Work Group’s over-arching objective is to maximize pedestrian
activity throughout the District, with the public realm as the connective tissue that gives the District its
unique identity and sets the stage for a remarkable daily experience for those who live, work, play within
the Greater Southdale District.
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The urban design strategy is organized into two components:
Districtwide Urban Design Policy Framework
Design Experience Guidelines
The Districtwide Urban Design Policy Framework describes and defines the urban systems that structure
the pattern of public and private land parcels, including access and movement, and addresses the
following:
200’ x 200’ Street Grid
Public Realm Connections and Gathering Spaces
Location of Community Amenities and Facilities
Mobility Hubs
Gateways and View Corridors
Infrastructure as Public Amenity
Districtwide Urban Design Policy Framework
The 200’x200’ Street Grid
Recognizing that the pattern of superblocks exists largely in contrast to the intention of creating a more
walkable and pedestrian-scaled District, three distinct street grid patterns were assessed to inform what
the Greater Southdale District might use to create a more uniform and connected District. Small Portland
blocks (200’ x 200’) were compared to the long blocks of New York City (200’ x 600’) and the more-square
blocks of Minneapolis (350’ x 350’). The Work Group focused on Portland as a model because of
walkability and the scale of the buildings resulting from the 200-foot pattern on the building elevations
fronting the public realm. Further studies into the Greater Southdale District were analyzed in terms of
land ownership patterns, size of property and generally how connections could be made through the
superblocks. The 200’ x 200’ block system is viewed as more adaptable to a variety of site conditions and
existing parcel configurations, and it supports a more engaging public realm and increased opportunities
for a better community experience.
Establishing a working block and street grid was tested using three distinct city grids (left to right): Portland Pearl
District with its 200’ x 200’ blocks, New York City’s crosstown streets with their long rectangular blocks of 200’ x 600’,
and downtown Minneapolis with its 350’ x 350 square blocks.
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Figure 4.4– 200’ X 200’ Block Grid
Figure 4.4 illustrates how the basic principle of a 200’ x 200’
grid can be applied nominally on potential redevelopment
sites throughout the Greater Southdale District without
consideration of property lines. Land ownership/parcel size
patterns will influence the ultimate form of the grid,
rendering the grid to be generally 200-foot square blocks
but with plenty of blocks varying from that standard and
creating a richer pattern of blocks, spaces, and passages.
Considerations influencing block pattern:
Building scale
Public realm connections
Connections through blocks
Pedestrian-oriented street intersections
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Public Realm Connections, Community Amenities/Facilities, and Mobility
Hubs
Public Realm Connections and Gathering Spaces. One of the fundamental principles of the vision for
the Greater Southdale Area District Plan is to knit the District together through a new green and blue
network of ponds and waterways. The network should also include parks, pocket parks, plazas,
recreation areas, performance spaces, commons area, play areas, gardens, and nature areas. The
network should be integrated into both sides of a central spine that is connected to future waterways in
the 76th Street/77th Street corridor beginning near Fred Richards Park and Highway 100, Centennial
Lakes Park, the Promenade, and future linkages to and through the Galleria and through Southdale
Center. The public realm should include landscaped setbacks for buildings and “green streets” within
the new street grid.
With the 200’ x 200’ block grid as model for how development occurs, guiding the scale of buildings and
open space between buildings, it is important to establish a corresponding strategy to support the varied
activities of the community. See Figure 4.5.
Connections softened with greenery and trees provide a welcoming public realm.
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Figure 4.5: Concept Illustrating Potential Public Amenities and Mobility Hubs
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The strategy for providing public gathering space within the Greater Southdale District includes the
following:
Provide parks within a short walk of residents, workers and visitors alike. These green
spaces not only support the health of the community but also become the foundation of
common understanding of how individual needs are enhanced by a larger network of
green and blue space.
To support a rich daily experience, these gathering spaces should accommodate a range
of activities and activity levels—from casual walking to running to vigorous activity, or
simply sitting and people watching.
Public gathering space throughout the district should accommodate the full life of an
individual, making it possible for an individual to live a healthy, complete life without
leaving their community.
Where possible, integrate public art (either fixed or temporary) to enhance the cultural
experience.
Year-round programming of these public spaces can provide for greater variety of use and
an ever-changing experience.
Location of Community Amenities and Facilities. Community amenities and facilities—serving
educational, recreational, social and cultural needs— are envisioned to be located along key corridors
(the Promenade, major streets, and future connections to Fred Richards Park) as a way of shaping a
more connected and engaging experience throughout the district. The District is a large area and the
opportunity for various parts of the District to be characterized by unique community-focused features
adds identity and legibility. Figure 4.5 depicts a potential “necklace” of community-focused destinations.
Mobility Hubs. Bringing together different modes of travel – walking, transit, biking, and shared mobility
- and integrating the location with information technology to help travelers find, access, and pay for
transit and shared mobility services creates a mobility hub. Strategically locating mobility hubs at
gateways to the District (Southdale Center, Centennial Lakes and near Highway 100 in the 76th
Street/77th Street corridor), encourages people to access the heart of the district by modes other than
cars. A network of green, lined by community-focused destinations will create a diverse set of
opportunities for people to participate as a community across the Greater Southdale District.
Figure 4.5 depicts the location of mobility hubs overlaid on an amenities-location concept characterizing
the experience of having destinations and events that are easily accessible from the mobility hubs.
The red dots represent mobility hubs and the yellow circles represent ½ mile walking distance. The
intent of the Mobility Hub location is to encourage pedestrian to use the central-spine-like Centennial
Lakes Park and or the Promenade as the main corridor to get to events, shopping and home. For
residents, the experience of walking home should be the best part of the day, marked by a chance
encounter, a pickup game of basketball, or an early meal out. The same can be said for visitors arriving
at one the three Mobility Hubs: “It’s never too far to walk to where you want to go within the Greater
Southdale District!”
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Gateways and View Corridors
The Gateway experience is always the first impression of place, and should convey a strong sense of
arrival and identity. View corridors should function as an invitation to explore and to stay awhile.
In the Greater Southdale District, gateways lead to view corridors (see Figure 4.6). The experience of
the gateways and view corridors is shaped by several urban design elements including not only design of
the street itself, but as importantly the location and shape of buildings fronting on the street, creating
rooms.
The variety of elements that help create gateways, view corridors, and street rooms are
illustrated in these photos from Barcelona, Spain (top left), Columbus, Ohio (top, right),
Melbourne, Australia (bottom left), and Lower East Side in New York City (lower right).
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Figure 4.6: Concept Illustrating Gateways and View Corridors
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Infrastructure as Public Amenity
Understanding how infrastructure works—and what infrastructure can be—is an essential part of creating
a unique sense of place. When considering the possibility of adding, subtracting and/or adjusting streets,
open space and buildings, viewing infrastructure as an amenity becomes an important step in determining
a complete vision for the future of the Greater Southdale District.
The District’s streets and open spaces, both formal and informal, contribute to the experience of how
people live in and use these places. Each street, garden, courtyard, park, and building represent the
interconnectedness of a larger district. Each new development influences the other and influences the
overall structure of public rooms and the overall experience. Coupling new civic institutions like an art
center, bandshell, waterway, or pocket park with a new development demonstrates how important
public and community infrastructure can be integrated into the overall experience of the District.
Waterways. District waterways are a design feature intended to redefine the way stormwater is
managed throughout the Greater Southdale District. This is not a new idea. In the late 1980s the City
worked with a development team to transform a 100-acre gravel pit into Centennial Lakes, a
horizontally mixed-use project that includes a park and a 12-acre lake that manages stormwater for a
significant portion of the Greater Southdale District. Taking a more holistic view of this infrastructure
need throughout the district — creating a districtwide amenity, rather than addressing it on a site-by-
site basis—is a necessary step in unifying the overall experience of pedestrians and cyclists through
parks and along streets. See Figure 4.7.
Stormwater management systems in both Shingle Creek in Brooklyn Park and Tanner Springs Park in
Portland, Oregon are linked to pedestrian walkways.
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Figure 4.7: Concept Illustrating Existing and Potential Waterways
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While handling all stormwater on the surface is not possible from an engineering perspective, the
ultimate goal is to define the district by how the waterways are used and experienced throughout the
seasons, while at the same time, creating dynamic and engaging public spaces.
The new “blue” network will:
Manage stormwater runoff as a resource and amenity.
Provide landscapes, streetside planters, or swales that capture and to some degree treat
stormwater runoff.
Replenish groundwater supplies that feed fresh, cool water to rivers, waterways and
streams.
Reinforce place-making for individual sites.
Green Roofs, Green Streets. Beyond the environmental impact of incorporating green roofs and green
streets/ living streets as part of the overall development strategy for the Greater Southdale District,
these are also important components in the creation of a healthy, inviting and walkable district. The
following are examples of the benefits of requiring green roofs and green streets. New development and
redevelopment should incorporate these features as feasible and appropriate. See Figure 4.8.
This neighborhood in Tianjin, China, is interlaced with a network of pedestrian paths that connect with major circulation
arterials, and uses decentralized stormwater management swales, channels, and water features. The blue-green
infrastructure allows rainwater to be cleansed and infiltrated to the groundwater.
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Figure 4.8: Concept Illustrating Potential Green Roofs and Green Streets
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Green Roofs (roofs with a vegetated surface and substrate) provide:
Slower stormwater runoff
Better regulation of building temperatures
Reduced urban heat-island effects
Increased potential for urban wildlife habitat.
Green Streets (no cars between buildings):
Provide source control of stormwater to limit the transport of pollutants to stormwater
conveyance and collection systems
Restore predevelopment hydrology to the extent practicable
Create roadways that help protect the environment and local water quality
Create more walkable communities
Create active and attractive green people-oriented spaces that connect sub-districts
Living Streets:
Provide more transportation options for people
Reduce traffic congestion by introducing options for movement
Improve safety for cyclists and pedestrians
Reduce greenhouse gas emissions
Create opportunities for active living and better health
Enhance community identity
Green Lid over Highway 62 to Strachauer Park. Bridging directly over Highway 62 with a green lid
connects the Greater Southdale District to Strachauer Park and its adjacent residential neighborhood,
with the lid as the center of the two districts. This design strategy will not only create a large public
space greater than the existing park, it can also sequester pollutants from the highway that impact
livability and health, while creating new development sites that can serve as expansion sites for the
nearly fully-developed and landlocked medical district, or residential development on the edge of the
lid, a new public realm amenity. See Figure 4.9.
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Figure 4.9: Concept for Green Lid Over Highway 62
With research pointing to the increase of pollution along freeway corridors, health is becoming a major
issue as communities consider opportunities to transform existing highway infrastructure. Highway 62
between Xerxes on the east and France on the north connects the two primary streets of France and
York through the district. The existing bridges are congested at peak times. And, the experience of
walking over the freeway is less than positive and does not support the goal of creating a more
pedestrian and livable community for the Greater Southdale District—inclusive of the neighborhoods
near the freeway.
In the existing Colony/Barrie Road neighborhood, properties facing and near Highway 62 are negatively
impacted by pollution and noise, decreasing the value of those properties and adversely affecting the
rest of the neighborhood. Fairview Southdale Hospital is an important institution for both Edina and the
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region, but it is land-locked between the Highway 62 and West 65th Street, posing problems for growth.
Access for patients and staff needs to be improved to reduce the number of cars to promote safety, and
impart a more pedestrian-friendly character to the medical zone.
Strachauer Park is a great resource for adjacent neighborhoods, however while it is a playground for
families, it is also noisy and subject to the potential impacts of pollutants from the nearby highway.
Because a lid would provide a landscape solution it offers a unique opportunity to define this district
with a more fluid pedestrian-focused and park-like experience. In addition to reinforcing the
neighborhoods on both sides of Highway 62 and connecting through Strachauer Park to neighborhoods
to the north, what is currently underutilized land along the freeway can be used for new development,
coalescing community identity and social support for many of the neighborhood’s aging residents.
Because of Fairview Southdale Hospital’s role in supporting new trends in more holistic healthcare, a
new linear park using the lid creates an opportunity for stronger connections to outdoor spaces and a
more expansive and healthy outdoor experience, increased recreational and related healthcare exercise
programs and a more integrated social life for north end of the Southdale District.
Design Experience Guidelines
The Design Experience Guidelines give direction for the final programming and design of private
development parcels and the public domain, and address the following:
Public Realm and Buildings: Connections and Infrastructure; Building Setbacks and Build-
to Lines; Landscaping and Paving; Building Massing and Heights
Street Rooms – Seams/Transitions: The geometry of the street in relation to the shapes
and scale of buildings; transitions between characteristics of sub-districts
Street Experience Guidelines - Streets and Street Grid: Street Typologies, each of which
has unique characteristics and roles in how it serves pedestrians, bicycles and vehicles
Building Form and Building Facades: Creating continuity of an active street experience
While not a prescription, the Design Experience Guidelines are framed to support consistent and elevated
experiences for people in the district. Where many guidelines are created for districts in an effort to
establish compatibility among development parcels, these guidelines strive to create compelling, safe,
and comfortable experiences for people as they move along public ways and past buildings. While a
necessary companion to the policies articulated in this plan, they are not rules (although some aspects
might someday become ordinances). Instead, they offer instruction relative to the creation of a place
founded on pedestrian-scaled experiences.
The Design Experience Guidelines are a separate and supporting document.
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The Design Experience Guidelines relate to the desired experience for people in the District. They
encourage the development of character-giving design features that are responsive to positive
qualities of site and context – the block, the street, the neighborhood, and the public realm.
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Development Review Process
In the Greater Southdale District, most development applications have involved complex projects
characterized by mixed-uses with multi-unit apartments at moderate- to high-densities. The developer
applications for approval often have involved re-zonings, Comprehensive Plan Amendments, Conditional
Use Permits, and nearly always Planned Unit Developments. The Planned Unit Development process is
used to encourage innovation in project design that cannot be achieved through traditional zoning. This
process involves discretionary review characterized by negotiation and collaboration.
Over the past ten years, experience with the current development review process, and its outcomes, with
respect to development proposals for the Greater Southdale District, has been fraught with frustration for
all participants (developers, architects, other real estate professionals, city staff, the Planning
Commission, the City Council, and the general public). Part of the frustration can be traced to the lack of
clarity and consistency between the policy direction in the current 2008 Comprehensive Plan and the
specifications in the Zoning Code. Also, much of the frustration is due to the sequential nature of the
review process characterized by a focus on critiquing a very specific development proposal for a specific
site with limited reference to potential contribution of the development to the larger 750+ acre Greater
Southdale District.
Another key issue related to the development review process is how to accommodate a growing
population in the Greater Southdale District while maintaining the high quality of amenities and
community services for those who live and work there already, as well as for the new residents,
employees, and visitors. One of the ideas developed by the Work Group was that there should be a “Give-
to-Get discussion between the developer and the City when either (1) the developer wanted certain
development features (such increased density or height) that required a Variances, Conditional Use
Permit, Planned Use Development, Comprehensive Plan Amendment, or a Rezoning or (2) the City
identified a problem or an opportunity that could be embraced related to the proposed development.
The Work Group believed that the unique challenges and opportunities in the Greater Southdale District
call for a targeted strategy and program of integrating “community benefit contributions” into the
development review process, thus enabling the construction of important physical and social
infrastructure as the District grows and matures. The Work Group also recognized that on-going
maintenance practices and costs are as important as the original design of public infrastructure and must
be accounted for to ensure long-term attractiveness of improvements.
Therefore, due to the complexities of redevelopment, its impact on social and physical infrastructure, and
the desire to create compelling pedestrian and public realm experiences, a new method of considering
growth and change is necessary.
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Urban Design Goals and Policies
These Urban Design Goals and Policies are intended to achieve the following outcomes:
The evolution of the Greater Southdale District into a more inclusive, functional, urban,
active and livable mixed-use area, unified through an enhanced pedestrian-oriented public
realm, harmoniously integrating new development with existing built and landscape context
with compatible transitions to adjacent neighborhoods, and
Higher-intensity, compact development patterns, and clustered destinations to (1) achieve a
high level of quality services and amenities, (2) make access by walking, wheelchair, transit,
and bicycle more practical, (3) reduce the amount of driving needed to get to services, and
(4) to encourage social interaction and healthy living.
The Project for Public Spaces found that successful public places share the following four qualities:
They are accessible; people are engaged in activities there; the space is comfortable and has a good
image; and finally, it is sociable: one where people meet each other and take people when they come
to visit.
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Pattern and Connectivity
Urban Design Goal #1: Support a vibrant public realm, foster a connected and accessible network for
pedestrians, bicyclists, motorists, and transit patrons, and encourage investment resulting in innovative
and enduring development patterns, buildings, and public and private spaces.
1-A. Require a pattern of 200-foot by 200-foot blocks as the base pattern of the District, with
variations determined by immediate context, as a way of creating vitality and the
potential for greater human interactions on
streets and as a means of managing intensity of
development in the District.
1-B. Encourage the creation of distinctive public and
private spaces, including green streets, parks and
plazas, highlighted gateways, and especially public
gathering spaces, as a means of establishing an
overall District identity.
1-C. Investigate the feasibility of a green lid over
Highway 62 connecting to Strachauer Park.
1-D. Focus development of blocks, neighborhoods
within the District, and Focus Areas on features
that give each an appropriate and unique identity
as a means of creating a coherent and navigable District.
1-E. Require development to establish appropriate transitions and proper merging of spaces
between buildings and parcels based on height, use, and intensity so that experience of
edges and boundary areas remains comfortable and harmonious at a human scale,
especially where those interfaces occur along publicly accessible ways.
1-F. Require that all site spaces are well-considered, that no “leftover” spaces result from
development, and that pedestrian experiences are considered first in the design of new
introductions to the District.
1-G. Focus on the public realm and pedestrian-scale experiences as the foundation for high
quality and artful site and building design, highlighted human activity, and enhanced
economic vibrancy.
1-H. Employ design guidelines generated from the perspective of human experience to frame
parameters aimed at human comfort, safety, and interest, and set baseline standards
and expectations that encourage use and activation of public realm spaces.
1-I. Require as a part of plan review the demonstration of the evolution of a new
introduction to the District with particular focus on the aging of building and site
materials and systems at 50 years following first occupation.
Scale and Form
Urban Design Goal #2: Utilize appropriately-scaled development and built form that adds vitality and
activity to the District to create inviting and comfortable human experiences, enduring buildings and
spaces, and a fitting sense of place.
2-A. Promote well-balanced aggregations of “come to” and stay at” on each block, in each
neighborhood, and within the District as a whole so that an active, linked and engaging
public realm results.
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2-B. Encourage redevelopment of low-intensity elements such as surface parking lots and 20th
century auto-oriented development, especially where those elements fail to fully interact
with the public realm of the District as a pedestrian scale.
2-C. Transition between uses, development intensities, and building heights using rational and
deliberate increments and in ways that result in places of abiding value.
2-D. Manage transitions between uses and intensities effectively, through landscaping, stepping
down of intensity, building form and height, buffers, screening, and other methods.
2-E. Require development to be well-connected to the public realm, with a main entry and as
many major entries as practicable oriented to a public way and with well-designed
pedestrian passages between those entries and the nearest public way.
2-F. Encourage the master planning of multi-building and large parcel development to
emphasize aesthetics and adjacent context compatibility in terms of building locations,
activities, circulation, landscaping, open space, storm drainage, and utilities.
2-G. Support emerging development patterns through flexibility in development regulations for
mixed uses and other development types.
Placemaking
Urban Design Goal #3: Offer thoughtful and intentional public spaces oriented to gathering and
resulting in a unique signature for the District and community.
3-A. Balance the attraction of Centennial Lakes through
the addition of a least one public community-
scaled space as a prominent feature along and
attached to The Promenade or its extension
northward.
3-B. Establish a pattern of public parks, passages, and
gathering spaces so that no person has to walk
more than five minutes to reach one of those
spaces.
3-C. Design streets and their adjacent sidewalks understanding that the public rights-of-way
comprise more than XX percent of the Greater Southdale District.
3-D. Establish streets as great public spaces, enhancing the experience of those spaces for all
users and encouraging, as appropriate, the ways in which those spaces are used for events,
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formal and informal gathering, and play.
3-E. Consider France Avenue, in its entirety, as Edina’s “main street” as it passes through or near
several of the community’s most prominent neighborhoods and commercial districts.
3-F. Expand on the current offering of arts and cultural facilities and venues, leveraging private
and public investments to create more welcoming destinations for residents and regional
visitors.
3-G. Allow, with proper permissions and on a temporary basis, the expansion of uses into the
public realm where those uses serve to further activate the public realm.
3-H. Activate streets and sidewalks with temporary and phase uses that can catalyze future
public realm investment and expansion.
3-I. Consider transit centers to be full mobility centers, thresholds to the District’s pedestrian-
centered experience, not simply as glorified bus stops or parking reservoirs but as
intentional places of gathering and human use.
3-J. Integrate public art, water displays, and other features that might serve as highlights of a
public realm experience and serve as points of navigation through the District.
Connectivity, Accessibility, and Mobility
Urban Design Goal #4: Offer connectivity and accessibility that promotes health and active living and
supports multimodal transportation choices.
4-A. Encourage transit-supportive concentrations of housing, jobs, and shopping that establish
patterns of increased transit use, and advocate for expanded transit service to the District at
those concentrations reach appropriate levels.
4-B. Enhance crossing of major streets at intervals
reasonable to pedestrians.
4-C. Create comfortable, safe, and inviting passages for
pedestrians and, where appropriate, bicyclists
along streets and in paralleling public or publicly-
accessible spaces.
4-D. Manage and maintain pedestrian and bicycle
routes so they remain visible in all seasons.
4-E. Encourage the creation of arcades, overhangs, and
other protective features as part of buildings to encourage pedestrian activity in all weather.
4-F. Enhance links between activity centers and transit in ways that expand the use of
alternatives to cars. Anchor these links with green urban spaces.
4-G. Incorporate transit-, pedestrian-, and bicycle-supportive facilities and amenities within
building and site design.
4-H. Create or expand pedestrian and bicycle links to neighborhoods surrounding the District and
to other parts of the community, especially as roadways are rehabilitated or reconstructed.
Access vs Mobility
Urban Design Goal #5: Embrace major streets as community and gateway corridors, shifting from
through-vehicle dominance toward balancing the needs of all right-of-way users.
5-A. Demonstrate the necessary connections of District streets, particularly France Avenue, 66th
Street, and 76th Street, to other parts of the community for all modes of movement.
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5-B. Recognize the gateway qualities of key corridors, especially France Avenue, York Avenue,
66th Street, and 76th Street, as transitions from other parts of the community, especially by
relating changing patterns of development at those points of District entry and the
introduction of potentially more intensive pedestrian features and amenities.
5-C. Manage motorist behavior to create more comfortable conditions for nearby pedestrians by
introducing features that moderate speed, address conflicting turning movements, and
create a more pleasant motorist experience, even if the time required for motorist passage
through the District is increased.
5-D. Conduct a Living Streets audit of France Avenue, York Avenue, and 66th Street to access
current configurations and accommodations relative to related City policy.
5-E. Align transportation changes with urban design improvements, addressing pedestrian and
bicycle safety and comfort, responding to changing land use intensity and built form
context, and improving environmental sustainability.
Sustainability and Resilience
Urban Design Goal #6: Espouse sustainable, resilient, and innovative public spaces and private
development, adapting over time including the ability for adaptive reuse over time.
6-A. Encourage building designs that accommodate a range of uses during their service life,
adapting as the District evolves but retaining the core structure.
6-B. Support new development and its related infrastructure that captures, reuses, or deploys
energy, water or waste in new and more efficient ways, even as that infrastructure begins to
occupy public rights-of-way.
6-C. Expect building and related spaces to endure, with future evolutions allowing new uses
without major reconsideration of the building’s shell by requiring development proposals to
demonstrate as part of plan review the conditions and potential use of the building 50 years
after first occupation.
6-D. Respond to climate trends with features that accommodate increase rainfall in character
with the District while protecting private uses to the greatest degree practicable.
6-E. Encourage the expansion of transit within and to/from the District as a means of reducing
Source: Chicago Department of Transportation
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the need for and impacts of personal passenger vehicles.
Innovation
Urban Design Goal #7: Reflect the Greater Southdale District heritage of innovation in new public and
private introductions.
7-A. Consider every new public and private introduction as an opportunity to explore the
potential for the next significant invention or innovation, particularly where those actions
enhance the experience of the District.
7-B. Respond to changing patterns of automobile ownership and use in the guidance and rules
used to direct development in the District.
7-C. Reflect the principles and successes of now-significant District features – Southdale Center
Mall, Centennial Lakes, Edinborough – in its future development.
Development Review
Urban Design Goal #8: Guide the design and function of new introductions to the Greater Southdale
District through a process characterized by trust, mutual learning, and exploration of possibilities, and
defined by dialogue that is transparent, democratic, and collaborative, all leading to development
intended to resonate with developers and residents.
8-A. Emphasize the Sketch Plan component of the development review process as one focused
on dialogue and interaction, not presentation and reaction at all levels by limiting the scope
of submittals.
8-B. Institute land use guidance offering the greatest capacity to review new introductions based
on their individual contexts, especially where new introductions occur proximate to single-
family homes or low-density residential zoning districts or when projects require
discretionary approvals.
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8-C. Update the development review processes and regulations to promote a higher level of
predictability and certainty for new development through clear and objective standards,
while also providing discretionary review with reference to design experience guidelines as a
way to facilitate flexible and innovative approaches to meet requirements.
8-D. Adopt Design Experience Guidelines with development standards for the design and
configuration of buildings including building form, facades, heights, setbacks/build-to lines,
stepbacks, frontages, landscape/open space requirements, pedestrian orientation, and
connections, impacts on adjacent and nearby properties, and relationships to gateways and
view corridors, as well as to roads, parks, and other infrastructure development.
8-E. Consider application of a community benefits review for new introductions, including
contributions from new development to offset costs of providing new residential and non-
residential users with new public assets, especially parks and public spaces, including
consideration of whether developments should be granted concessions for providing
needed new public facilities directly.’
District Management
Urban Design Goal #9: Perpetuate the Greater Southdale District by close and consistent attention to
the public realm and the needs of people living or working in or visiting the District.
9-A. Investigate the need for and feasibility of a mechanism to augment the City of Edina
maintenance and enhancement of public rights-of-way and the public realm.
9-B. Consider methods of enhancing District hospitality and safety, advocating for aesthetic
improvements, and promoting and expanding District business activity and public events.
Sketch Plans:
A revised Sketch Plan scope should give consideration to limiting submittals to:
Site Plan demonstrating relationships to District features and adjacent and nearby parcels;
Street level floor plan(s) addressing interactions with the street and public realm spaces;
Plans and other illustrations depicting public or publicly-accessible spaces proposed as part of the project;
Cross-sections demonstrating relationships of uses and forms at key locations within the site and,
especially, at locations that demonstrate connections to adjacent and nearby parcels;
Elevations demonstrating key form relationships and, especially, ways in which the proposed building
interacts with the public realm;
Conceptual approaches to accommodating water use, waste generation, energy utilization, and
stormwater accommodation, particularly where new or innovative approaches might be proposed;
Development program descriptions highlighting general intentions for use and activity proposed for the
project
Accommodation of personal passenger vehicles, shared vehicles, and building services, including patterns
of circulation that show precedence for pedestrian movements
Alternative configurations that might be considered to achieve greater community benefits, improved
design, or enhanced function; and
A diagram describing benefits of the proposed project for the community that might be achieved in each
configuration.
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4.3 Land Use
Overview
The land use element section of the Redevelopment Framework provides direction for the type,
location, and intensity of development within the Greater Southdale District. Working in close
coordination with urban design and other elements, it is intended to move the district from a collection
of largely single-use properties to an integrated mix of uses that create distinct places and systems. The
Plan’s guidance for uses is intentionally flexible, to allow the combination of the right elements that fit
the place, context, and vision for development.
However, land use also needs to be developed within context, since development with likely occur
incrementally. This includes consideration of thoughtful transitions between areas of different use,
scale, and intensity.
This section of the Redevelopment Framework:
(1) Includes a history of major development projects that were precedent-setting and catalytic for
the district.
(2) Provides an overview of existing land use and property conditions within the district, setting the
context for development.
(3) Discusses a range of challenges, trends, and opportunities related to land use and development
in the district.
(4) Provides mapping and text guidance for future land use and transition zones.
(5) Identifies goals and policies for land use and development.
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History of Greater Southdale
The history of land use in Edina has notable
regional and national significances. The eyes of
the nation were upon Edina in 1956 when
Southdale Mall opened. Lauded as “The
Splashiest Center in the U. S.,” by Life and a
“pleasure-dome-with-parking,” by Time, the
development initiated the double store anchor
concept, a radical departure from traditional
merchandising, which saw only the
competitive impact and not the synergistic
potential of two large stores selling similar
goods in close proximity. This concept, offering
a retail mix in a single development to act as a
strong magnetic force, was highly successful
and was duplicated in thousands of malls
worldwide.
Beyond being a triumph of “cooperative
capitalism,” Southdale represented a
breakthrough in technological innovation.
Retailing had formerly been hampered by the
inability to adjust the climate to enable
shopping year-round. To address this issue,
Southdale was constructed with a massive
heat pump, the largest in the world at the
time, to maintain a constant indoor
temperature of 72 degrees. Donald Dayton,
one of Southdale’s department store
presidents, said “We plan to make our own weather at Southdale. Every day will be fair and mild.”
This shift was not simply a change in retail format. It was a fundamental alteration of the retail
development model that sought to include different land uses within a single domain. Victor Gruen, the
Austrian émigré architect of Southdale, pulled as much park, street, and community life as economically
feasible into the large enclosed space where the pedestrian experience reigned. The mall was constructed
with two stories to shorten walking distances and an open garden court to facilitate a pleasant walking
experience.
Southdale is now over fifty years old. Victor Gruen’s vision of mixing uses on a single property has been
refined to include the vertical mix of uses. The significance of mixed-use development lies in its ability to
create synergies between different land uses. The benefits are many: different land uses can reinforce
one another, reduce vehicle trips, and inject more community life into commercial areas. When
residential is nearby, there is a built-in market for the retail.
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History of Centennial Lakes/Edinborough
In more recent years, the Greater Southdale
District has continued some of the themes of
unique and innovative mixed-use concepts
that create mutually beneficial relationships
between uses – and appealing places that
draw people and investment.
In 1980, the City (in partnership with
architects and developers) undertook a 26-
acre mixed-use development called
Edinborough, on a portion of an abandoned
gravel mine site. The intent, according to an
Urban Land Institute report, was to create a
“high-density, auto-free community where
young people can afford housing in the Twin
Cities most expensive suburb, where senior
citizens can live quietly and yet have access to
activity, where medium sized professional
firms can find first-class office space attached
to unusual public amenities, and where
everyone can enjoy recreation year-round,
irrespective of Minnesota’s sometimes harsh
climate.” The project was the first of its kind in
the Twin Cities, and required close
coordination and somewhat of a “leap of
faith” for financial backers. The resulting project includes apartments, condominiums, office space, hotel,
structured parking, and both indoor and outdoor park space. Densities were planned and built with the
intention of being transit supportive, as well as pedestrian oriented and walkable. Main elements of the
project were complete by the late 1980’s.
On a much larger scale, the Centennial Lakes/Edinborough area also represents an innovative approach to
synergies between different land uses and shared public spaces. The Centennial Lakes area started as a
former gravel pit, which was purchased by United Properties in 1988. In a coordination with the City of
Edina, a master site plan for the 100-acre site was developed which included retail, entertainment,
residential, office space, and parkland.
Working with a series of private developers, United Properties oversaw the buildout of the project over
the following 15 years, with the construction largely complete by 2000. Together, this space provides both
an economic hub, a community gathering place, and a service center for residents and workers. The site is
organized around a large water feature, serving both as a distinctive amenity for the area, as well as
district stormwater management. The vision for this mixed-use district was ahead of its time in terms of
an approach to master planned suburban redevelopment, and has created a unique and valued place that
has stood the test of time.
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Current Conditions
Existing Land Use and Zoning
Figure 4.10 shows the existing land uses in the Greater Southdale study area. The existing land pattern is
composed primarily of superblocks with an assortment of uses – mostly multifamily residential,
commercial, or office. In a few areas there are newer buildings with a mix of uses, such as ground floor
retail in a multifamily building, reflecting the priorities of the previous comprehensive plan to create more
interaction between uses. However, the predominant pattern is still auto oriented in terms of layout and
scale, limiting bicycle and pedestrian circulation and activation of the street.
Conditions around perimeter of the study area vary. In Edina and Richfield, they are predominantly single-
family neighborhoods. In Bloomington, they are mostly commercial and industrial areas. The multifamily
areas in Greater Southdale mostly are adjacent to surrounding single family residential neighborhoods,
though there are adjacencies between surrounding residential and commercial as well.
There are around 850 acres of land within the Greater Southdale District study area, 76th Street/77th
Street corridor extending westward towards Highway 100 which was added later in the Work Group study
process. Table 4.1 shows the proportion of each existing land use in the area. The largest category is
commercial/industrial land, which comprises over half of the total acreage.
Table 4.1: Greater Southdale District Existing Land Use
Land Use Acres Percentage
Single Family Detached 15 2%
Single Family Attached 25 3%
Multifamily 162 19%
Retail and Other Commercial 226 26%
Office 242 28%
Mixed-use Residential 15 2%
Mixed-use Industrial 9 1%
Mixed-use Commercial 27 3%
Industrial and Utility 22 3%
Institutional 39 5%
Park, Recreational, or Preserve 34 4%
Major Highway 16 2%
Undeveloped 13 2%
Open Water 13 2%
Total 857 100%
Figure 4.11 shows existing zoning in the study area, and Figure 4.12 shows the applicable height overlay
districts. The most prevalent zoning districts are summarized below. For a more complete description and
specific guidance as to development scale and intensity, see the Edina zoning code.
Planned Commercial District (PCD). The PCD district is a primarily commercial district, allowing
a wide range of commercial uses. PCD-3 in particular covers the Southdale Mall area, and
specifically allows for larger format retail, publicly owned uses, and transit stations among
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others. Multifamily and office are allowed as conditional uses. In the Greater Southdale District,
somewhat higher intensities are allowed north of West 70th Street as opposed to south of the
street.
Regional Medical District (RMD). The RMD applies primarily to the Fairview Southdale Hospital
area. It covers hospitals, medical and dental offices and clinics, and medical laboratories. Some
related accessory uses are allowed.
Mixed Development District (MDD). MDD is a mixed-use residential/commercial district.
Permitted uses include multifamily housing (with 10+ units), public and civic uses, offices and
financial institutions, hotels, parking, and daycares. MDD-6, which is located primarily around
the Centennial Lakes area, also permits a range of commercial uses, health clubs, and
departments stores.
Planned Office District (POD). POD is a district planned primarily for office and similar uses,
including business and professional offices, financial institutions, nonprofit organizations,
athletic facilities, and educational institutions. Residential uses are not allowed, though
commercial uses may be as a limited accessory use. Substantial setbacks are required, and
maximum building coverage is limited. In Greater Southdale, POD-1 and POD-2 are found in
several places, such as along the western sides of France Avenue and Xerxes Avenue adjacent to
residential.
Planned Residence District (PRD). PRD is a residential zoning category, with a senior housing
variant called Planned Senior Residence (PSR). The subdistrict types found most commonly in
Greater Southdale are all multifamily: PRD-3, PRD-4, and PSR-4. In addition to residential
buildings and daycare, these districts also allow senior citizen dwelling units, and rest,
convalescent, and nursing homes. A small amount of accessory services is allowed if intended
primarily for the convenience of residents in senior buildings. These districts cover most of the
residential areas of Greater Southdale.
Planned Unit Development (PUD). The PUD designation is a flexible category, which has been
customized to the requirements for individual projects. This grants the City the ability to modify
development standards to fit specific situations. PUD flexibility is negotiated based on specifics
of a project, not permitted as-of-right. There are several of these within the Greater Southdale
District, and identified by name in the zoning code.
Height Overlay Districts (HOD). HODs set limits of the height of buildings within certain areas. In
core areas of Greater Southdale, these limits range from 8-12 stories. Along the edges adjacent
to surrounding residential, these are mostly 4 stories. These limits can be modified through the
City’s “give to get” standards in the development review process.
It is notable that most of the study area is relatively underbuilt compared with allowed heights. This is
likely due in part to the high existing value of these sites (both in terms of land, and rental income from
tenants) that creates a disincentive for redevelopment. It is also possible that the allowed heights are not
sufficient to allow the scale of building that would be financially feasible on these sites.
While most of the commercially zoned areas in this district allow for a mix of uses, relatively few are
developed as such. This provides an opportunity for future mixed-use redevelopment in those areas.
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Figure 4.10: Existing Land Use
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Figure 4.11: Existing Zoning
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Figure 4.12: Existing Height Overlay District
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Building Size and Height
The Greater Southdale District contains the tallest buildings in the city, and among the taller ones in the
Southwest Metro. It’s notable that there was a significant gap in the construction of these structures –
with an initial wave in the 1970’s, then nothing of that scale until the past 10 years. The more recent
activity reflects the City’s vision in the previous comprehensive plan, which supports the benefits of
growth and density, as well as changing market conditions.
Table 4.2: Greater Southdale Buildings With 10+ Stories
Property Stories Feet Year Built Units
The Westin Edina Galleria & Residences 18 236 2008 76
Edinborough Park 18 195 1987 203
Edina Towers 17 174 1971 194
Durham Apartments 13 134 1979 264
Point of France 14 129 1976 141
One Southdale Place 10 117 2014 232
Yorktown Continental Apartments 12 119 1972 264
The tallest buildings in the area aren’t necessarily the densest in terms of residential units per acre. This is
due in part to the fact that many of the taller buildings were designed with surface parking and extensive
open space, which decreases overall density. Instead, the densest ones tend to be buildings with higher
lot coverage and structured parking. Buildings with higher lot coverage tend to contribute to a walkable
environment, particularly with an active street frontage.
Property Ownership and Value
Figure 4.13 shows property ownership patterns in the Greater Southdale District, calling out larger
groupings of properties that are under a shared ownership as well as generally what properties are in
public or private hands. There is a relatively small amount of publicly owned land in this area, including
the County library, some park areas and trail corridors, and public utilities. Most land is held individually,
although ownership under limited liability company (LLC) structures can make it difficult to determine if
there is common ownership.
Figure 4.14 shows the ratio of building to land value and Figure 4.15 shows the ratio of land value to total
value of properties in the study area based on assessed values. When the value of this ratio for a property
approaches 1.0 (i.e., land is an increasingly large percentage of the total value) there is often the
economic incentive for redevelop, based on a higher value building and use that could be placed there. As
shown, properties with higher land-to-value ratios are predominantly 1-2 story commercial
developments, frequently with large surface parking lots. These sites may be targets for redevelopment,
although this could be outweighed by strong performance of rental income from existing businesses – or
limitations on the scale of development that make redevelopment less economically appealing. While this
is one potential indicator of sites that are ripe for redevelopment, there are several other factors which
contribute to the decision to redevelop a site.
The City of Edina completed a tax analysis in 2018, looking at market value and tax capacity by acre
citywide. The analysis showed that many of the highest-ranking parcels in terms of value per acre in Edina
are in the Greater Southdale District and the 50th & France area. This is true for both tax capacity and
market value per acre.
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Figure 4.13: Property Ownership Patterns in Greater Southdale District
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Figure 4.14: Edina Building to Land Market Value Ratio
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Figure 4.15: Land Value to Total Value Ratio
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Property Age and Condition
Figure 4.16 shows building age. Compared with the city as a whole, the Greater Southdale District is one
of the more recently developed areas. Overall, most development in the district followed construction of
Southdale Mall in the 1950s, with the bulk being constructed after that point. The ongoing use of a gravel
pit and the presence of wetlands delayed the development of this area until then.
The following graphic demonstrates the transformation that occurred between 1953 and 1993, as shown
on USGS maps for the area. In addition to the buildout of structures within the Greater Southdale District,
the maps show the development of the road network including the regional highways serving the area.
Consistent with the post-WWII timing of this development, the district developed with a more suburban
and large block pattern, compared to the more traditional grid pattern of older neighborhoods to the
north and east.
As buildings in the district age, significant investment is needed to ensure they are still in good condition
and suitable for ongoing use. This may take the form of maintenance, renovation, or replacement.
Building condition is an indicator of the status of this property in terms of maintenance and integrity.
Figure 4.17 shows property condition based on a rotating assessment done by the City. Most commercial
properties are identified as excellent or good condition with most residential properties classified as
average. Only a few are classified as below average condition.
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The 1953 map shows the vast unbuilt Greater Southdale District with gravel pits in the southern portion. The 1993 map
depicts Highway 62 on the north and I-494 on the south, and the building footprints of the car-centered Southdale Center
Mall and other suburban style developments that responded to the building of the freeways.
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Figure 4.16: Building Age
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Figure 4.17: Building Condition
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Recent and Proposed Development
Table 4.3 lists major new construction projects in the Greater Southdale District that were permitted
from 2006-present. This does not include retrofits and renovations of existing structures.
Table 4.3: Major New Construction Projects in Greater Southdale, 2006-Present
Address Name Description Year
3210 Galleria Galleria Parking Ramp Parking ramp 2006
7000 York Ave S Target Large retail store 2006
3201 Galleria The Westin Edina Galleria Hotel (165 rooms), condos (76 units),
parking ramp
2006
3212 Galleria Tunnel Underground pedestrian tunnel 2007
3503 Galleria Crate & Barrel Retail store 2007
3825 Gallagher Dr Centennial Shops Shopping center 2008
3121 69th St W York Place Apartments Apartment building (115 units) 2008
4010 65th St W Twin Cities Orthopedics 4-story medical office 2009
3451 Parklawn Ave York Gardens 4-story senior living (76 units) 2010
6905 York Ave S CVS Retail store 2011
7401 France Ave S Whole Foods Grocery store 2011
6996 France Ave S Vitamin Shoppe/Ameritrade Retail/office building 2012
7171 France Ave S Lunds & Byerlys Grocery store 2013
6800 York Ave S One Southdale Place 3-10 story apartment building (232
units)
2013
6401 France Ave S Fairview Hospital OR 90,000 sf addition to hospital 2013
6544 Drew Ave S Parking Ramp 4-5 level parking ramp 2014
3655 Hazelton Rd Think Mutual Bank Bank 2014
6565 France Ave S Southdale Medical Center 4-story medical office 2014
3210 Southdale Cir Taco Bell Restaurant 2014
7121-61 France Ave S 71 France 5-7 story apartment building (265 units)
with retail
2015
6725 York Ave S Onyx Apartments 6-story 244-unit apartments with retail 2015
6500 France Ave S Aurora on France 5-story senior living (195 units) 2015
7141 York Ave S Yorkshire of Edina 4-story assisted living (96 units) 2015
6868 France Ave S Merrill Lynch Retail store 2016
3330 W 66th St 66 West/Beacon Housing 39 units for homeless young adults 2017
6600 York Ave S Homewood Suites 146-room hotel 2017
10 Southdale Center Metro Transit Site 232-unit mixed-use development 2018
6600 France Ave S The Avenue on France Medical/office/hotel/residential 2018
7151 York Ave S Continental Gardens 100-unit senior housing addition 2018
6801 France Ave S Restoration Hardware 58,000 sf store and restaurant 2018
250 Southdale Center Lifetime Fitness 185,000 sf fitness and retail 2018
4000 Hazelton Road Hazelton Road Apartments 186 unit multifamily 2018
66th & Xerxes Millennium at Southdale 375 units multifamily (2 phases) 2018
Source: City of Edina
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In the past couple years, there have been many additional projects proposed, often of a similar type to
what has already been constructed. One of the challenges has been that some of potential
redevelopment projects being proposed are not currently aligned with adopted City policy, and have
therefore not been approved.
Housing
Context
The Greater Southdale District has an important role to play in accommodating expected housing
growth. Already an area characterized by high density residential and mixed-use development, it is
guided for additional infill development of a similar or higher intensity. The presence of jobs, retail and
services, transit, and public amenities means this area contains the elements for a complete community,
which can leverage these advantages for a convenient and accessible lifestyle for a range of household
types.
Affordable housing is a necessary component of the housing mix. This is especially true given the
demographic future of Greater Southdale. The expected growth in the senior population and the desire
to attract young workers and families both point to the need to have more affordable housing, including
options for those that might choose to move here from other parts of the community. Supporting the
vision of an Edina where residents can find housing options at all life stages will require a deliberate
approach to affordability. The Metropolitan Council has given Edina an affordable housing goal of more
than 800 additional units by 2030.
While there is a strong market for market-rate housing, constructing and maintaining affordable housing
in Greater Southdale remains a challenge due to high land and construction costs. Nevertheless, there
are a few existing subsidized affordable housing developments, including:
South Haven, 3400 Parklawn Avenue – 100-unit senior apartments
Yorkdale Townhomes, 76th Avenue W – 90-unit family townhomes
Yorktown Continental, 7151 York Avenue S – 264-unit senior apartments
This supply of 454 units represents over 80 percent of all subsidized affordable units in Edina (around
560 units total). In addition, there are some “naturally occurring” affordable units, defined as housing
that is priced below market rates but not subsidized to remain at that level. These units may be
occurring because some housing stock is older, more modest in design and amenities, and/or not fully
maintained and updated. One example of this is the moderately priced condominiums in The Colony
development at the northern end of the district.
Approach
In 2015, the City adopted an affordable housing policy, which required developers of projects with 20 or
more housing units to dedicate resources to affordable housing – either through constructing units or
dedicating funds to a City fund. Recent market rate development in Greater Southdale has directed
millions of dollars to the fund, though new units are still to be located.
In addition to incorporating affordable units as part of new development in the district, preservation of
existing affordable units is also an important goal. This could take the form of needed renovations to
currently subsidized units, and/or securing the affordability of existing naturally occurring affordable
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units. Considering the cost of new construction, preservation of affordability may be a more cost-
effective goal – though both are important.
Health Care
The Greater Southdale District is a local and regional destination for health care, anchored by Fairview
Southdale Hospital, a full-service 390-bed acute care center in existence since 1965, with a variety of
nearby clinics and wellness centers. In total over 20% of the jobs in the district are in health services.
This industry is the largest employer in Greater Southdale, surpassing even retail and far exceeding its
average wages. This long-standing presence is an important asset to the community. A recent 90,000
square foot addition and renovation of Fairview Southdale’s operating room facilities demonstrates the
hospital’s investment in and commitment to the district.
The vision for Greater Southdale is one that promotes a holistic view of health and wellness – including
physical, social, mental, and environmental health. This goes to the heart of the matter for creating a
complete community that nurtures all aspects of an individual’s wellbeing. Intentionally designed
community with public spaces, connections and a thoughtful mix of uses can provide opportunities for
aspects of a healthy lifestyle:
Active living such as walking or bicycling
Meaningful social interaction in public spaces
Convenient access to healthy foods
A healthy environment, with clean water and air
Access to health care services
Supporting these opportunities has been a consistent theme throughout Greater Southdale’s history, as
well as its vision for the future. Due to the strong auto orientation of the district, however, the potential
for these elements has not yet been fully realized.
Office and Retail
It is anticipated that the Greater Southdale District will continue to serve as a regional destination for
retail and office uses. More context for this is addressed in the following trends and challenges
discussion and in the 4.1 Economic Vitality and Competitiveness section.
Trends and Challenges
Future of Retail
In the past, the Greater Southdale District has been a major innovator in retail. With the construction of
the nation’s first modern indoor suburban mall, the area created an often-replicated model for a retail
destination arranged around a shared community space. While the original vision was never fully realized,
it undeniably broke new ground and set the precedent for many years to come.
Retail is again at the crossroads, and there is once more an opportunity to use innovation to move
forward. Some concepts are based on time-tested ideas about great places from the past – such as
creating a walkable, pedestrian-scale environment. However, there are some unknowns too, including
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how technology and new behavioral patterns can and should influence retail and the design of spaces for
retail and mixed-use.
Future of Workplaces
While retail is closely associated with the Greater Southdale District identity, it is also a major office and
medical employment area. As with retail, workplaces are changing – with more focus on creating quality,
amenity-rich areas that attract and retain workers. With the innovations of the Centennial Lakes
development, this area was an early innovator in terms of creating some of the elements of this type of
place. There is an opportunity go further to produce places with activity and vibrancy that appeals to
workers, with the intention of attracting and retaining talent. While the private sector plays an important
role, the City of Edina can also be a leader in the provision of these kinds of places through targeted
policies and investments.
Making Experience Primary
Both the futures of retail and workplaces point toward a strong focus on experience - creating places that
are unique and appealing to residents, workers, customers, and visitors. From the planning perspective,
this means increased emphasis on designing and maintaining a high-quality public realm, including
connectivity and accessibility.
Innovations in the development of the public realm for Southdale Mall and Centennial Lakes created
some successful elements in the past, although there is an opportunity to go farther at the district scale
rather than individual development sites. The goal is to create a distinct sense of place, with identity and
continuity of experience.
Future of Transportation
Multimodal transportation is an important consideration in Greater Southdale. Currently served by
several bus routes, the district continues to be a major destination in the regional transit network. There
has been discussion of additional route modifications to provide more circulation within the district itself.
Additionally, bicycle and pedestrian improvements may increase the number of short trips done without a
vehicle, mitigating traffic congestion and increasing street activity.
While there is no current plan for transitway investments in the Greater Southdale District, increased
development of the area will need more extensive transit service to mitigate increases in traffic on a
constrained roadway network. Achieving transit supportive densities and concentrations of jobs and
housing units will ensure future transit service is successful and can be provided on convenient and
frequent enough basis to make it a viable transportation alternative.
In addition, changes in how people travel (both present and future) will need to be addressed. In the short
term, there is the need to address increased use of shared vehicles (such as Lyft and Uber), and an
increase in delivery services. Longer term, the district may need to address such things as autonomous
vehicles and drone flights. These changes could have a major impact on parking demand in the long term,
which could greatly change the allocation of space within the district.
The land use plan for the Greater Southdale District has an established context relative to access and/or
lack of connection to other similar uses and experiences. This concept places transit centers (with
associated public parking) at district gateways or near freeway access points to help divert vehicular
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traffic from the heart of the district. These transit centers are logical places for ‘mobility hubs’ for
ridesharing services such as Uber or Lyft. Some uses, such as office, healthcare and retail, may be
clustered around these transit centers because they are destinations for visitors from throughout the
region, while other uses – such as housing – are adjacent to existing residential uses and shared assets
that correspond to a healthy lifestyle. In addition, the location of transit centers near access points to the
central spines – the Promenade, Centennial Lakes and Fred Richards Park -- encourages pedestrians to use
these pathways as the primary corridors to travel to events, shopping and home.
Demographic Changes
This area has benefitted from competitive advantages associated with its ability to attract and retain an
educated workforce, as both residents and employees. However, as demographic changes happen, it will
need to continue to adjust to new realities and opportunities.
The predominant demographic trend impacting this area is the continued aging of the population. This
area already has a concentration of senior and assisted living facilities. This emphasis is likely to continue,
potentially with additional housing, and related services that cater to these residents.
On the other hand, there is an interest in appealing to young professionals. Millennials have shown an
interest in being in active urban environments, with walkability and transit access. They are also more
diverse than previous generations, so may bring additional needs and preferences. Attracting and
retaining these young workers will be key to the long-term vitality of this area, as well as Edina overall.
Housing Affordability
Related to demographic changes is the large and growing need for affordable housing in this area, and in
Edina and the region overall. Edina has traditionally been a high land value area, making the construction
of affordable housing units challenging without direct subsidy. The City’s 2015 affordable housing policy
has begun to address this, though there still are issues finding viable development sites for affordable
units within the city. The Greater Southdale District, with its higher intensity land use guidance and transit
access, is a likely location for a number of new units. Challenges remain regarding efficiently using
resources to promote the retention and expansion of affordable housing options, given the high costs of
land and construction in this area.
While much of the new housing will likely be high density multi-family, there should also be consideration
of “missing middle” housing types – that is, smaller scale multi-family that provides a transition between
single family and high density, in terms of both the housing market and built form. This may particularly
be appropriate in areas adjacent to existing low density residential neighborhoods that border the
Greater Southdale District in some places. It may also provide an affordable option for residents, though
the pricing is likely to vary by development type and location.
Incremental Development
As a fully developed area, the Greater Southdale District will most likely see redevelopment in the form of
incremental private sector investments in individual properties. This means that careful coordination will
be needed to ensure continuity and connectivity of improvements to the public realm.
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Future Land Use
The future land use plan is shown on Figure 4.18. The vision for this area includes dynamic streets,
engaging parks and public spaces, and well-conceived and enduring buildings. It embraces managed
change, innovation, and the creation of extraordinary places. In the case of land use, this means:
Creating an overall framework for the area that organizes activity into a series of smaller,
interconnected sub-districts linked by an exceptional public realm.
Including a mix of uses within sub-districts that supports the area’s function and provides
needed services for residents and workers.
Organizing sub-districts around focal points of visible human activity and public spaces that
encourage walking and bicycling.
Encouraging the location of higher intensity uses along transit corridors, to support better
accessibility for residents and workers.
Allow for innovation in flexibility in building use, layout, and design to accommodate
changing demands for space – and enable adaptive reuse in the future as needs change.
Managing transitions in land use and intensity where needed.
While the Districtwide Urban Design Policy Framework (in section 4.2 Urban Design) describes the
systems that structure the pattern of public and private land parcels, including access and movement,
the future land use plan focuses on land use and intensity of development.
The future land use categories used here are largely consistent with those in the city’s overall
comprehensive plan, as amended. It is important to note that land use categories are not zoning districts
— they are broader and more long-term in scope. The land use plan and the zoning ordinance should be
consistent with one another, but are not identical. Each land use category may be implemented through
more than one zoning district, allowing for important differences in building height, bulk and coverage in
different areas of the city. Some revisions to existing zoning districts or creation of new districts may
ultimately be needed as part of the implementation of the land use plan.
Land uses are characterized primarily by range of densities or intensities. For residential uses, density is
defined in terms of dwelling units per net acre (exclusive of road rights-of-way and public lands). This
future land use plan contains expected ranges of unit densities by land use classification. It should be
noted that these ranges are approximations, based on anticipated development type, that are used
primarily to determine infrastructure needs in support of development. The actual units per acre in
individual developments (existing and planned) may be lower or higher than the range given.
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Residential
The most central primarily residential area of Greater Southdale is guided for Greater Southdale District
Residential (GSDR). This is defined as higher density than High Density Residential, potentially with
more compact buildings, structured parking, and a stronger focus on transit supportive densities. This
designation district may include some mixed-use elements compatible with residential development,
such as small-scale retail, services, and institutional uses. The estimated residential density range is 50-
100 units per acre.
Consistent with the overall vision for the area as a walkable and vibrant community, guidance for future
residential uses in Greater Southdale includes High Density Residential (HDR), defined as concentrated
multi-family residential development. This may include some mixed-use elements, such as retail, office,
service, or institutional uses that are complementary and may serve residents’ needs. Housing is
expected to include a mix of ownership and rental options. Estimated density range is 20-60 housing
units per acre.
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Greater Southdale District has a small amount of existing Low Density Residential (LDR), Low Density
Attached Residential (LDAR) and Medium Density Residential (MDR), which consists of single family
and small-scale multi-family development. While there are other ways to make the transition between
use and scale in the district, their presence provides a transition from the district scale down to that of
surrounding neighborhoods. While it is expected that these may stay for the time being, at some point
in the future they may transition to HDR as part of a redevelopment project. The densities for these are
consistent with the overall comprehensive plan.
Credit: Opticos Design, Inc.
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Non-Residential and Mixed-use
The commercial core of the Greater Southdale District, including the Southdale and Galleria malls and
commercial areas to the east and south, is a designated Community Activity Center (CAC). This is the
city’s most intense district in terms of uses, height and coverage. Primary uses include retail, office,
lodging, entertainment, and multifamily residential uses, with mixed-uses being generally preferred.
Secondary uses include institutional and recreational uses. The estimated residential density range is 90-
150 units per acre.
The area in and around Fairview Southdale Hospital is a Regional Medical Center (RMC). This includes
hospitals, medical and dental offices and clinics, and laboratories for performing medical or dental
research, diagnostic testing, analytical or clinical work, having a direct relationship to the providing of
health services. General office uses are permitted. Residential uses are allowed, but only for senior and
affordable housing. The estimated residential density range is 50-100 units per acre.
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Office-Residential (OR). This mixed-use district forms transitional areas along major roadways such as
France Avenue, and is located between higher-intensity districts and residential districts. Many existing
commercial areas are anticipated to transition to a more mixed-use character. Primary uses in this
district are offices and multifamily housing. Secondary uses include smaller scale retail and service uses
(not including “big box" retail). The estimated residential density range is 20-75 units per acre.
Major parks and protected open space are designated as Parks and Public Spaces (PPS). These are
publicly owned and maintained public spaces, as opposed to those privately maintained as part of
development sites.
Public/Semi-Public (PSP) is a classification that applies to schools, large institutional uses, and semi-
public. Some small uses of these types may be integrated into other land use districts. There are very
limited examples of this in the Greater Southdale District, as many public and semi-public uses are
incorporated in larger mixed-use sites.
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Figure 4.18: Greater Southdale District Future Land Use
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Development Transition Zones
The language of this plan’s aspirations and policies focuses on transitions and seams – places where
differences in scale, intensity, character, and use meet one another. These are critical places in the
overall district, because they provide an opportunity to bind smaller subareas together into a large
framework, while still allowing the areas to maintain their unique features and integrity.
While transitions and seams will occur throughout the district, the Design Experience Guidelines
specifically calls out transition zones between the Greater Southdale District (GSD) and adjacent
residential neighborhoods. Figure 4.19 shows the location of these areas, which are defined as parcels
around the edge of the GSD that are adjacent to residential neighborhoods - except in cases where they
are separated by a major roadway or other nonresidential uses.
The treatment of parcels within these areas will vary depending on specific size and placement of the
parcels, and the character and scale of adjacent residents. For example, it is expected that this will vary
by whether adjacent residential is single family or multifamily.
Additionally, the space over which the transition occurs will vary, based on the depth of parcels and
scale of the development. The transition may be contained within one building, or be managed across
several. The Design Experience Guidelines have examples of both, as well as more specific information
on appropriate building height and scale by corridor and sub-district.
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Figure 4.19: Proposed Transition Zones
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Land Use Goals and Policies
Overall
Land Use Goal #1: Facilitate the evolution of this regional
destination into a higher density, sustainable, mixed-use area for
“shop, live, work, play, learn, interact” with a distinctive and
definable identity as “Edina’s Living Room.”
1-A. Facilitate the creation of an integrated new
neighborhood that promotes social interaction,
community building, a prosperous local economy for
residents and visitors, and reduced dependence on
private automobile use.
1-B. Define a series of inter-connected sub-districts within a
regional center through targeted public infrastructure
investments.
1-C. Develop the GSD at residential and job densities that
facilitate the positive evolution of the area, taking into
account the relationship between density, livability,
economic viability, and environmental quality.
1-D. Encourage the continuation of a mix of land uses
throughout the GSD, including residential, commercial
retail and services, office, entertainment, hospitality,
educational, recreational, health-related services and
facilities.
1-E. Promote developments that have a density, diversity of
uses, and design that support an interconnected series
of experiences that support the social and economic
health and sustainability of Edina, i.e. community
building in its fullest sense.
1-F. Facilitate fine-grained incremental redevelopment
served by a well-connected walkable and bikeable
public realm.
1-G. Encourage development by allowing latitude to gain
tangible and intangible outcomes aligned with the
district vision.
1-H. Support a development review process that
incorporates flexibility and performance standards to
allow for options to achieve acceptable projects.
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Land Use Goal #2: Manage density levels and transitions in a way that reduces conflicts and impacts,
while increasing district cohesiveness and vitality
2-A. Ensure the harmonious integration of retail, service, and residential uses.
2-B. Identify not only potential negative impacts of development and mitigation measures, but
also potential community benefits and measures to enhance adjacent areas and the
community.
2-C. Encourage high priority retail and mixed-use areas to be located near transit stops and
public activity areas and nodes
2-D. Optimize the density and intensity of the GSD to increase the level of housing close to jobs
and services, to ensure a high standard of livability, and to achieve a reasonable “rate of
return” on the public investment needed to achieve the overall vision.
2-E. Set densities in the sub-districts of the GSD so as to integrate with the adjacent contexts and
neighborhoods.
2-F. Throughout the GSD, a fine grain of development should be encouraged by the sensitive
design of larger parcels and by the provision of smaller parcels.
2-G. Support emerging development patterns through flexibility in zoning for mixed-uses and
development types.
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Commercial and Mixed-use
Land Use Goal #3: Support the continued role of the Greater Southdale District as a retail and
employment destination, including a continuation of its past tradition of innovation in shared public
spaces and unique commercial districts.
3-A. Build on the original innovative vision of Southdale as a retail/commercial center of a mixed-
use community, with indoor and outdoor areas, community activity, gathering spaces, and
“third place” functions.
3-B. Support employment opportunities for residents in the district, as well as opportunities for
workers to live nearby.
3-C. Support the creation of innovative and flexible workplace environments, that serve the
changing needs of office, retail, and limited production uses.
3-D. Encourage mixed-use development where appropriate, such as residential/retail co-location
and live-work opportunities.
3-E. Provide for expansion of commercial uses serving regional, citywide, and local shopping.
3-F. Provide for and encourage employment-intensive office and service uses that serve
regional, citywide, and local needs.
3-G. Provide for hospitality and entertainment uses, particularly in support of the area as a
regional destination.
3-H. Promote the location of ground-floor commercial uses to create and animate the public
realm and increase social interaction.
3-I. Discourage the development of single-story commercial uses with surface parking on sites
where higher intensity uses are feasible.
3-J. Encourage location of major employment centers near transit lines.
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Housing
Land Use Goal #4: Provide for housing choices (housing and unit types, rental and ownership, and costs)
to accommodate a wide range of individuals, including youth, singles, couples, families with children,
seniors, and people with special needs.
4-A. Increase the amount of affordable housing for all types of households and income groups,
both ownership and rental, with an increased focus on providing workforce housing for
people who work in Edina.
4-B. Provide opportunities for all types of live-work and work-live developments in the Greater
Southdale District in order to accommodate the growing demand, to provide increased
affordable options for local residents, entrepreneurs, and artists, and to reduce commuting.
4-C. Promote housing choices which facilitate aging-in-place.
4-D. Facilitate the provision of a variety of housing forms, including cluster housing, row housing,
townhomes, as well as mid-rise and high-rise apartment towers. Innovative forms of
housing should also be explored, including live-work units, rooming houses with smaller
suites for singles and co-housing for families with children.
4-E. Encourage provision and expansion of ownership housing types where possible.
4-F. Evaluate the possibility of accommodating missing middle type housing in the area.
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Land Use Goal #5: Provide additional housing development in areas
that provide more housing opportunities while strengthening
residential areas.
5-A. Promote new housing adjacent to or near existing residential
development to facilitate neighborhood clusters.
5-B. Seek to optimize housing densities to increase housing that is
proximate to transit and within walking distance of services
and amenities.
5-C. Provide for housing densities that balance density, livability,
economic viability, environmental quality and neighborliness
5-D. Use housing to help develop a diverse and socially cohesive
community in Edina and in the Greater Southdale District.
5-E. Housing should be located and designed to promote an
active and safe public realm, which contributes to social
interaction among residents and leads to a sense of
community.
5-F. Family housing, as part of identifiable neighborhood areas,
should be in ground-oriented developments, close to open
space, community facilities, and other amenities designed for
children.
5-G. Housing should be developed as part of a complete
community, with compatible retail and service uses and
other destinations within walkable and bikeable proximity.
Land Use Goal #6: Support the maintenance of residential areas
consistent with city standards.
6-A. Encourage the maintenance of housing stock and
surrounding neighborhoods in a way that contributes to
health and livability.
6-B. Encourage the development of neighborhood and
community associations that support community standards
while maintaining a welcoming environment.
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District Services, Arts, and Culture
Land Use Goal #7: Accommodate public, institutional, arts, and cultural elements that are needed to
create a complete and livable community.
7-A. Ensure that adequate space is made available to meet current and future for public services
in the district, including educational services, social services, public utilities, maintenance of
the public realm, and other public functions.
7-B. Encourage the co-location of destination of public and institutional uses with other uses in
the district, to support efficient use of space and to provide convenient access to the public.
7-C. Support the development of arts and cultural elements throughout the district, including
galleries, community centers/spaces, public art, performance venues, and other elements.
7-D. Promote the inclusion of arts and cultural elements into private sector development where
feasible.
Medical
Land Use Goal #8: Continue to support the role of the district as a health and wellness destination.
8-A. Support the continued presence of Fairview Southdale Hospital and other health care
services in the district.
8-B. Incorporate considerations of health and wellness into the development of all elements of
the Greater Southdale District.
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4.4 Transportation and Mobility
Overview
Land use and transportation are two distinct yet closely related elements of community design. They
work together to establish the character and setting of urban places and the habits and behaviors of
people who access and use them. This section of the Redevelopment Framework charts a decision-
making path for improving accessibility and connectivity in the Greater Southdale District as it grows and
evolves. More specifically, this section of the Redevelopment Framework:
(1) Describes current transportation system elements including daily traffic conditions, highlights
the conclusions of the 2016 Southdale Transportation Study, and summarizes current
conditions;
(2) Provides information on national and regional trends in land use and development/urban design
character that greatly influence transportation and mobility systems;
(3) Illustrates opportunities to increase mobility as the District evolves to a more compact, mixed-
use, and higher density future; and
(4) Identifies goals and policies to provide a much-improved and responsive movement network for
multiple travel modes, with an emphasis on making the District more livable, more walkable,
and a better place for healthy and active living.
Current Conditions
The integration of land use and transportation planning increases accessibility. Mixing land uses at higher
densities increases proximity. Providing transportation modal choices increases mobility. Both proximity
and mobility enhance accessibility.
The transportation system currently serving the Greater Southdale District was intentionally designed to
(and over time further evolved to) emphasize and facilitate automobile use as the primary mode of travel.
At the time when Southdale opened its doors in 1956, former agricultural fields were being transformed
to become suburban land uses that were seemingly spread across the landscape without barriers. The
transformed landscape shouted borderless freedom, and the private auto was as much an expression of
freedom as it was a transportation conveyance.
Fast forward to 2018, and the implications of our culture’s almost singular reliance on automobiles have
become all too clear; across the nation and even within and around the Greater Southdale District.
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Figure 4.20: Current Roadway Network
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Transportation System Elements
Measurements of the volume of travel mode-specific infrastructure make clear that transportation
system in the Greater Southdale District is heavily weighted in favor of the automobiles and auto use. At
the time when Southdale Center was designed and constructed, when automobile use was encouraged, it
was anticipated that pedestrian and transit access would be antiquated and soon to be forgotten modes
of travel. Today’s transportation system (see Figure 4.20) consists of:
North/south streets: France Avenue and York Avenue. These two very wide streets border the
core of the Greater Southdale District and are designed to serve regional, sub-regional as well as
local community travel. France Avenue is also Hennepin County Road 17; York Avenue is also
Hennepin County Road 31.East-West streets. 66th, 69th, 70th, and 76th Streets, Hazelton Road,
and Parklawn Avenue penetrate the District and extend beyond, feeding traffic into the District.
66th Street is also Hennepin County Road 53. Heritage Drive, 65th Street, Gallagher Drive, and
Minnesota Drive distribute traffic within the District.
Trunk Highway (TH 62) and I-494. These are two controlled access highways that are linked to
the surface street system and were designed to serve regional and sub-regional travel.
Parking lots. Parking lots, not buildings, comprise approximately 50 percent of the land in the
Southdale district. Driveways that shoot
off from the internal, on-site streets
provide direct access to the lots.
Sidewalks. Sidewalks line both sides of
France Avenue from TH 62 to 76th
Street, and only the west side of France
Avenue from 76th Street to I-494.
Sidewalks have been constructed on
both sides of York Avenue between TH
62 and I-494. Some of the east/west
streets that penetrate the Southdale
district and the north/south streets that
provide for automobile travel only have
sidewalks on one side, and some are
without any sidewalks at all. Generally,
the orientation of on-site sidewalks is
toward parking lots and not to the front
doors of businesses.
Transit. As illustrated in Figure 4.21,
there are six transit routes serving the
Greater Southdale District. They run
along France and York Avenues and all
of the east/west streets and, except for
Gallagher Drive, penetrate the District.
The Southdale Transit Center, a hub
where transfers between routes occur,
is located at the intersection of York Avenue and 66th Street. Many of the bus stops are without
any amenities (not even a bench) to make the transit experience more comfortable for
passengers.
Figure 4.21: Metro Transit Routes and Stops
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Daily Traffic
The Twin Cities region, no different than other metropolitan areas throughout the country, is experiencing
a phenomenon where, in the urban core and first ring suburbs, daily traffic volumes in recent years have
held steady or have generally been decreasing. At the same time, peak hour traffic volumes have
increased and the peak of peak hour periods, which historically lasted for 10 to 15 minutes, is now longer.
The streets described above, especially France and York Avenues and the major east/west penetrating
streets, are no exception. Figure 4.22 illustrates historical Annual Average Daily Traffic (AADT) on streets
serving the Greater Southdale District.
Figure 4.22: Annual Average Daily Traffic Volumes
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2016 Southdale Transportation Study
In 2016, the City of Edina contracted WSB
& Associates, Inc. to prepare the
Southdale Transportation Study to update
a computerized model of the Southdale
area that had been developed eight years
earlier for the city’s 2008 Comprehensive
Plan.1 In addition to providing
information that was used to prepare the
Transportation Chapter of the
Comprehensive Plan, the model provided
the city with a tool that could be
continuously updated to help gauge the
compound effect of multiple
developments in the Southdale area. The
2008 computer model was calibrated
against traffic volumes that were
observed in 2008. By 2016 it was time to
recalibrate the model, to ensure its
continued accuracy, against more current
(2015) traffic volumes. The study area
boundaries for the updated, 2016 model
are 60th Street on the north, the
Richfield/Edina border on the east, the
Bloomington/Edina border on the south,
and TH 100 on the west. The model
included 40 signalized intersections, 20 un-
signalized intersections, and three
roundabouts. A map showing study area
intersections is presented to the right. Once the model was recalibrated, it was used to forecast 2040
traffic conditions for two, alternative land use density scenarios for the Southdale area. The alternative
scenarios are described below.
Base-Low Density Scenario
Population 20,580
Households 9,900
Approximate Average
Residential Density Up to 43 units per acre
High Density Scenario:
Population 39,690
Households 19,300
Approximate Average
Residential Density Up to 100 units per acre
1 The 2016 Southdale Transportation Study was a comprehensive study of the southeast quadrant of the city. It
was considered a comprehensive study because of its geographic scope and the fact that it covered all of the
predominant modes of travel within the area: auto, transit, bicycle, and pedestrian.
Figure 4.23: Intersections analyzed in the Southdale
Transportation Study (WSB & Associates, Inc. July 2016).
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Major findings documented in the 2016 study indicated that in general most intersections in 2016 were
operating at an acceptable, overall Level of Service (LOS) D or better. Problematic intersections found to
operate at LOS E or F are listed below.2
2016 Existing Conditions:
York Avenue at W. 78th Street = LOS F
France Avenue at TH 62 North Ramp = LOS E
France Avenue at W. 76th Street = LOS E
Results of the analysis conducted for the forecast 2040 Low Density scenario showed that the majority of
intersections will operate at acceptable, overall LOS D or better. Intersections forecast to operate at LOS
E or F include five intersections listed below.
Forecast 2040 Base-Low Density Scenario:
York Avenue at W. 78th Street = LOS F
Minnesota Drive at Edinborough Way = LOS F
France Avenue at TH 62 North Ramp = LOS E
France Avenue at W. 76th Street = LOS E
Hazelton Road at Target Access = LOS E
The forecast 2040 High Density analysis showed that the majority of intersections under study would
operate at overall, acceptable LOS. LOS E or F intersections under this scenario included:
Forecast 2040 High Density Scenario:
York Avenue at W. 78th Street = LOS F
Minnesota Drive at Edinborough Way = LOS F
York Avenue at Parklawn Avenue = LOS F
France Avenue at TH 62 North Ramp = LOS E
Xerxes Avenue at TH 62 North Ramp = LOS E
France Avenue at Parklawn Avenue = LOS E
France Avenue at W. 76th Street = LOS E
Hazelton Road at Target Access = LOS E
France Avenue at Minnesota Drive = LOS E
The 2016 Southdale Transportation Study found that LOS at the problematic intersections can be
improved through a number of actions, including:
2 Intersections are given a Level of Service (LOS) grade from “A” to “F” to describe the average delay drivers
experience at an intersection. LOS is a function of peak hour traffic turning movement volumes, intersection
lane configuration, and the traffic controls at the intersection. LOS A is the best traffic operating condition, and
drivers experience minimal delay at an intersection operating at that level. LOS E represents the condition
where the intersection is at capacity, and some drivers may have to wait through more than one green phase to
make it through an intersection controlled by traffic signals. LOS F represents a condition where there is more
traffic than can be handled by the intersection, and many vehicle operators may have to wait through more
than one green phase to make it through the intersection. At a stop sign-controlled intersection, LOS F would
be characterized by exceptionally long vehicle queues on each approach at an all-way stop, or long queues
and/or great difficulty in finding an acceptable gap for drivers on the minor legs at a through-street intersection.
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Improving intersection control devices. For example, a two-way stop sign could be changed to
an all- way stop.
Adjusting traffic signal timing. For example, the signal cycle might be increased or decreased or
more “green time” could be allocated to an intersection approach with comparatively more
vehicle demand.
Geometric improvements on minor legs. For example, additional lanes or longer turn lanes
could be constructed.
Analyses in the 2016 Transportation Study showed that most of the documented traffic issues can be
addressed by relatively low-cost improvements such as:
Signal timing improvements;
Improvements to turn lanes geometry, or:
Installation of traffic signals or roundabouts at stop-controlled intersections;
Summary of Current Conditions
The transportation system, with its predominant auto-orientation, is perfectly suited to serve a
mid-1950s era shopping center in a suburban location.
An analysis of the district’s trip-geography showed that patrons, customers, and employees of
the district comprise the largest percentage of trips on the district’s streets.
The spacing of signalized intersections at 640 to 800 feet encourages higher speeds on France
and York Avenues. Increasing the number of signalized intersections and reducing the distance
between them will serve to reduce the average speed.
There are few opportunities for pedestrians to comfortably cross France and York Avenues,
given street widths and the scarcity of signalized intersections. This impacts the ability of
nearby residents to walk to the district.
Neither the adjacent sidewalk system nor the internal, on-site system encourages pedestrian
circulation.
There is a serious lack of transit facilities to help ensure a level of comfort for passengers.
Parking lots cover approximately 50 percent of the district, further demonstrating its auto-
orientation.
The 2016 Southdale Transportation Study concluded that with possible increased development in the
future, more trips are expected by all modes of transportation and, if a greater proportion of these trips
are walking, bicycling, and/or transit trips, pressure on the roadway system would be reduced. Further
analysis of the traffic volumes identified the origins and destinations of daily and peak hour traffic using
the streets within the Southdale district. The findings showed that a significant percentage of traffic (43
percent) comprises trips to and from the Southdale district. Trips passing through, without stopping
account for 40 percent of the traffic, and trips to and from surrounding neighborhoods (between TH 100
and I-35W) comprise 17 percent of the traffic.
Signalized intersections are the only locations along France and York Avenues where pedestrian
crosswalks are provided. For obvious safety reasons, pedestrians are encouraged to use the crosswalks to
circulate across these two streets. The traffic signals are generally located 640 feet to 800 feet apart,
which is appropriate spacing for a 40-mph street. The traffic signals on streets with slower posted (and
actual) speeds are typically spaced closer together.
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Trends, Challenges, and Opportunities
Trends and Challenges
National and regional trends affecting the District’s current land uses, urban design character, future
marketability, and that will greatly influence changes to the District’s transportation and mobility systems
are:
Downturn in the patronage of bricks-and-mortar retail stores as online shopping and
home delivery becomes more accepted and prevalent;
Upturn in the need for additional multi-family housing units (in denser, mixed-use,
transit-served areas) to accommodate growing populations of empty nesters who are
downsizing and young professionals who are delaying or have decided not to enter the
single-family housing market;
Telecommuting, where an employee can work from home or a coworking location for all
or a portion of the work;
Increased awareness of the immediate and latent costs of owning and operating an
automobile;
Improved transportation technology, including driverless cars, vehicle guidance systems,
pedestrian countdown timers, bicycle traffic control devices;
Increases in real-time ride-sharing, car-sharing, bike-sharing, scooter-sharing, and real-
time travel information;
Increased dynamic parking management systems;
Increased desire to live, work, and play in close proximity;
Emphasis on active living – integrating physical activity into daily routines through
walking, biking, and taking transit: and
Increased market support for medical and health-related services and facilities, and the
co-located complementary patient recovery “hotels.”
These trends also present challenges for the District. They call into question the continued viability of the
District if these trends are not met with a strategic response that guides the District’s evolution to better
align with them. A challenge for planning for a better aligned transportation and mobility infrastructure is
that travel demand forecasting has traditionally relied on land use forecasts that do not adequately take
into account the interaction of the various land use components within mixed-use development.
Opportunities
It is the lack of foreseeable market support for some of the existing uses in the District that has presented
an opportunity to re-think and re-imagine the Greater Southdale District. This reality points to the need
to consider new land uses, development intensities and character, and mobility choices. The District
needs new goals and policies that will, over the next 50 years, facilitate strategic responses to current and
future market shifts – in a manner that not only positively affects the District, but also the Edina residents
in adjacent neighborhoods and throughout the City as a whole.
As the Greater Southdale District becomes an even denser concentration of shopping, housing,
hospitality/entertainment, employment, community services, and high quality walkable public parks and
public realm, there is the possibility of an integrated suite of mobility services to bridge the distance
between high-frequency transit and an individual’s origin or destination. If realized, this would increase
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transportation choices, decrease dependence on the single-occupant automobile, and reduce traffic
congestion.
While Hennepin County, which has jurisdiction over France Avenue, York Avenue, and West 66th Street,
and while the Hennepin County’s 2030 Transportation Systems Plan (2030-HC-TSP) states that the
automobile will continue to be the predominant mode for transportation now and in the future, there is
an acknowledgment that mode share for transit, bicycle, and walk modes will increase in the future. Also,
Hennepin County adopted Complete Streets and Active Living policies which give them a stronger role in
supporting development of a balanced multimodal transportation system that provides choice in
automobile, transit, bicycle, or pedestrian travel.
The City of Edina adopted its Living Streets Plan which calls for Edina’s street system to be more “human
centered” so that they are designed and engineered to be safe and convenient for everyone – not just
drivers, but also cyclists, transit riders, wheelchair users, and pedestrians of all ages and abilities. With
this policy direction, coupled with Hennepin County’s Complete Street and Active Living policies, there is
an opportunity for collaboration to reimagine France Avenue, York Avenue, and West 66th Street towards
a redesign that is much more supportive of the aspirations and objectives of the Greater Southdale
District Plan.
Metro Transit’s 2012 rapid bus study identified a Hennepin Avenue rapid bus line (the E Line) that would
run four miles from downtown Minneapolis to the future West Lake Street Station on the METRO Green
Line light rail extension. Metro Transit has since expanded that study to consider serving more places
along Route 6 which goes through and the Greater Southdale District.
Transportation Goals and Policies
Accessible and Multi-modal
Transportation Goal #1: Provide an accessible transportation network for multiple travel modes,
moving the physical environment of the Greater Southdale district to a more vibrant pedestrian-
oriented character and function.
1-A. Regional Roadway Access. Maintain adequate regional vehicle accessibility while also
minimizing its negative impacts on Greater Southdale area circulation, not only regarding cars
and vehicle deliveries, but also transit and bicycle usage, and pedestrian convenience and
comfort.
1-B. Street Grid. Establish a district-wide street grid system based on blocks that are approximately
200' x 200’. Grids are highly connected street networks that are essential for neighborhoods
that balance public and private life. To the extent that grids enhance property access, they are
important for unlocking land value increasing economic benefits.
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1-C. Internal Roadways. Develop prototype
streetscape designs for new streets/roadways
created as part of and to service
redevelopment, and for possible re-design of
existing streets/roadways, emphasizing
legibility, pedestrian safety and comfort,
street trees and other greenery, energy-
efficient, pedestrian-scale lighting, and
sustainability and storm water management
techniques.
1-D. Transit Service and Facilities (regional and
local, transit system evolution). Determine (1)
need for revised routes/level of service for
enhanced local use and circulation within
Greater Southdale District and for regional
access, (2) need for an enhanced transit center
and possible relocation, (3) transit center co-
location possibilities with other public or private
development, including shared public parking.
Create new east-west transit corridor
connections. Participate in E-Line bus rapid transit planning.
1-E. Mobility Hub. Develop a strategy for a mobility
hub(s) that would (1) connect different modes
of travel – walking, biking, transit, and shared
mobility, (2) integrate information technology
to help travelers find, access, and pay for
transit and on-demand shared mobility
services, and (3) enhance mobility for travelers
of all ages and abilities.
1-F. Circulator Bus. Evaluate ridership and other
aspects of the Southdale circulator bus, and
devise methods for expanding its service, including consideration of “public transit on-demand”
methods such as partnerships with ride-hailing apps/companies.
1-G. Parking and Loading. Develop a plan to establish public District shared parking facilities in key
locations to serve public facilities and/or to augment private parking. Future-proof parking
structures by requiring flexibility and adaptability in above-ground parking structures for
Source: San Diego FORWARD – Regional Plan 2019-2050
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possible future changes in use, addressing such issues as floor-to-ceiling height and other
relevant features.
Network Evolution
Transportation Goal #2: Identify the roadway, transit, and public realm connections needed to
facilitate the evolution of the Greater Southdale District as a highly-livable, walkable, healthier,
dense, mixed-use center, and to transition to and reconnect with adjacent neighborhoods.
2-A. Signature/Gateway Roadways. Transform
France Avenue, York Avenue, and 66th
Street with traffic-calming measures and
beautification measures to discourage an
increase in through-traffic, enhance
pedestrian/bicyclist/transit user safety and
comfort, promote adjacent neighborhood
livability, and establish a deeper sense of
arrival and sense of place for the Greater
Southdale District. Extend the identity of
the Greater Southdale District beyond its edges while conversely sharing the value of its amenity
with neighboring residential areas, i.e. establishing a seam rather a border.
2-B. Pedestrian Circulation. Create additional opportunities for pedestrians to safely and
comfortably cross France and York Avenues by increasing the number signalized intersections,
including mid-block connections or other measures where appropriate, thus reducing the
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posted speed on these streets and facilitating a slower and more effective traffic signal
progression for through traffic. Determine design and costs for (1) new
pedestrian/bike/vehicular intersections, and (2) new pedestrian/bike intersections. Create
expanded sidewalks, with double-rows of tree canopy, on France Avenue, York Avenue, and 66th
Street.
2-C. Bicycle System and Facilities. Provide a continuous, on-site route for bicycles that is connected
to east/west streets penetrating the site and to provide access to the adjacent neighborhoods.
2-D. Signage and Wayfinding. Devise and install a
district signage and pedestrian wayfinding
system in multiple languages (at least the top
three non-English, primary languages in the
Edina community - Spanish, Hmong, and
Somali).
2-E. Public Realm Maintenance. Prepare a Public
Realm Maintenance Plan that includes increased levels of service for snow-clearing in all
walkable areas (sidewalks, public paths, and trails), working with Metro Transit to ensure a
similar level of maintenance of their facilities in the Greater Southdale District. Study the
feasibility of installing geothermally-heated systems for dealing with snow clearing for all
walkable areas.
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4.5 Parks and Public Life
Overview
Parks and a system of green spaces and plazas are an integral part of a high quality of life and social well-
being. Linked with privately-managed but publicly accessible spaces and venues, they provide
opportunities for recreation, relaxation, and community gathering. A high-quality public realm sets the
stage for an active and welcoming public life.
This section of the Redevelopment Framework gives direction to maintaining and enhancing the existing
parks system, and expanding it to meet the current and future needs of residents, working population,
and visitors to the evolving Greater Southdale District. More specifically, this section of the
Redevelopment Framework:
(1) Describes existing park facilities and programs/events, both within the Greater Southdale
District and nearby;
(2) Discusses the trends in parkland development, and the challenges and opportunities in
reimagining both park size and function in responding to the District’s changing demographic
profile, increasing population, and development densities; and
(3) Identifies goals and policies to guide maintenance and reinvestment in the District’s park
facilities and programs/events so that each part of the system adds value to the whole and
reinforces community building in its largest sense.
Introduction
Open space provided by both the public and private sectors is a key feature of a livable community. The
Greater Southdale District currently has both public and privately-owned high-quality usable open space.
These areas are clustered in the Centennial Lakes and Edinborough areas in the southern portion of this
district. North of West 70th Street there are no parks. Parts of this area, largely on what had been surface
parking lots, have been or are in the process of being redeveloped to higher-density residential uses, with
concurrent provision of on-site landscaping, more showcase than usable open space.
The public sector needs to analyze this changing intensity of development and provide a responsive
strategy for creating new public parks and places for a more urban public life, for high -quality and flexible
parks that foster creative interaction between the public realm and private development blocks. There
will be increased local needs and desires for healthy and active living as well as for welcoming and
stimulating places for visitors as the Greater Southdale District assumes an even higher profile as a
regional destination for shopping, employment, and medical services and healthcare.
The character of the renewed and new parks and public life system will need to vary from quiet,
contemplative, and green to crowded, high energy, and connected to an enlivened street, sidewalk, and
pathway network. Arts and culture installations and events will need to be woven into the fabric of the
experience. A model for the imagination and spirit of cooperation needed for evolution of parks and
public life in the Greater Southdale District is Centennial Lakes Park which was created through the
conversion of three gravel pits into lakes connected by a man-made stream surrounded by a public park,
part of a 100-acre redevelopment characterized by horizontal mixed-use (housing, retail, and office). The
Edina community will need to be able to build the success of Centennial Lakes Park into a springboard for
Centennial Lakes North or whatever the next big public space will be.
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Figure 4.24: Existing and Proposed Parks and Pedestrian Connections
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Current Conditions
There are four parks comprising approximately 40 acres in the Greater Southdale District serving nearly
7,200 residents, or 5.6 acres per 1000 residents. The City of Edina as a whole has 1,565 acres of park for
its 53,000 residents, or 30 acres per 1000 residents.
The National Park and Recreation Association (NRPA) advises that the national average for cities between
50,000-100,000 is roughly 10 acres of parkland per 1000 residents. Therefore, Edina is considerably
above the national average, but the Greater Southdale District is not only below the national average, it is
considerably below Edina’s average. The fact that the Greater Southdale District has a daytime
population of nearly 23,000 including both residents and workers suggests strongly that a new strategy is
needed for providing parks for this rapidly growing and evolving District.
Existing Park Facilities and Programs/Events
Centennial Lakes Park: Located in the southern portion of the Greater Southdale District, Centennial
Lakes Park comprises 25 acres focused on a 10-acre-lake with a perimeter walkway. As described by the
City’s Parks and Recreation Department, other major features include:
Park Centrum/Hughes Pavilion: Overlooking the 10-acre lake, the Hughes Pavilion is a venue
for receptions, parties, meetings, and events for up to 120 guests. It offers fireplaces, floor-to-
ceiling windows, lakeside patio, warming house for winter ice skating, and free parking.
Amphitheater: The Amphitheater is a lakeside venue, with its crescent-shaped seating area for
outdoor concerts. It is also a popular location for outdoor wedding ceremonies.
Mini-Golf Course
Lawn Bowling
Boating (rental paddle boats)
Events and activities including Edina Art Fair, Parade of Boats (Edina Model Yacht Club), Fall into
the Arts Festival, Winter Ice Festival, Farmers Market, and Torchlight Concert.
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The Promenade: An 80-foot wide, 10-acre, 1.5-mile-long greenway that connects various retail,
residential and recreational amenities in the Centennial Lakes area and northward towards the Galleria.
The Promenade is designed as an extension of Centennial Lakes Park, including separate paths for
pedestrians and bicyclists, spaces for two- and three-dimensional public art, and a comprehensive storm
water management system including an above-ground pond/lake and “stream” as well as an underground
storm water treatment structure.
Yorktown Park: A 3.4-acre park at 73rd and York Avenue, including a skateboard park and community
gardens. This park is accessible to the District via pathways that pass under York Avenue, however it is
largely hidden from public view by the Edina Fire Station No. 2. It also connects to Adams Hill Park in
Richfield and to parcels of land under city ownership that establish the East Promenade.
Edinborough Park: A two-acre indoor park facility that offers a variety of active recreation facilities
including Adventure Peak, a Northwoods-themed climbing structure, Little Peak for toddlers, a 1/16th-
mile three-lane running track, an indoor swimming pool, a “party plateau” setting with table and seating,
a 60’ x 90’ multi-purpose Great Hall, and a 250-seat amphitheater with a stage for performances.
Annually-scheduled events include: Music in the Park, Halloween Party, Breakfast with Santa, and New
Years’ Eve Party. There are also some outdoor public areas that are considered park.
Nine-Mile Creek Regional Trail: A project of Three Rivers Park District, this regional trail takes users
across 1.7 miles of wooden boardwalk and 14 miles of paved trail connecting Hopkins and the Minnesota
River Bluffs LRT Regional Trail with the cities of Edina, Minnetonka, and Richfield.
Nearby and Adjacent Parks: Other parks that are important to the social and recreational fabric of the
District are 22-acre Roseland Park to the west on the north and west sides of Lake Cornelia, 4.5-acre
Strachauer Park north of Highway 62, and 13-acre Adams Hill Park in Richfield, to the east of Yorktown
Park.
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Figure 4.25: Existing Parks and Pedestrian Connections
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Trends, Challenges, and Opportunities
As the Greater Southdale District grows and changes, the amount, location, design, programming, and
maintenance of the parks and open space will need to respond to new requirements. The challenge is to
structure the new investments to consider not only the diversity and complexity of the needed parks and
open space, but also to consider the diverse and complex needs of people living, working, and recreating
in a dense and compact mixed-use environment. The challenge is to knit together existing elements with
new ones that facilitate the district’s evolution. Each new investment must add value to the whole and
help create an integrated network.
The Parks, Open Spaces, and Natural Resources chapter of the 2018 Comprehensive Plan not only
reaffirms the citywide goal of devoting a minimum of 15 percent of Edina’s land area to parkland, but also
states the following action directives that bear upon the future of the Greater Southdale District:
Action: Establish additional, more meaningful metrics to proactively select the best
approach to the changing needs of our community.
Action: Match increasing density of commercial and residential growth with the creation
of new parks and open spaces, or connections to existing nearby parks.
Action: Establish plans for what defines a park in future “hardscape” environments as
they are developed (such as the Greater Southdale District).
Action: Ensure there is a voice in how parks may be included in any future discussions or
plans on “Highway Lids” within Edina.
This goal and the action directives acknowledge that the 15 percent citywide standard (with its focus on
land area, but not on distribution or not on park acres per person within some reasonable distance of a
park) may not be appropriate for the rapidly-urbanizing Greater Southdale District. The 15 percent
standard for the 750+ acre Greater Southdale District may be equal but not equitable.
For example, Centennial Lakes Park is characterized as a 25-acre park, but almost half of it is a storm
water pond which is only marginally usable as a park. How else might parks be achieved through
satisfaction of other base infrastructure or utility needs of the District – playing fields atop reservoirs,
urban courtyards over storm water collection, solar trellises over public spaces? Could developing a
biofiltration landscape become the organizing concept for parks and open space as the rest of the District
is redeveloped? Is the 15 percent standard a minimum, or is it enough? Do these action directives in the
Comprehensive Plan suggest pushing beyond 15 percent for the Greater Southdale District? Other
metrics are needed to establish an appropriate level of park services in the Greater Southdale District,
more likely metrics that are based on population densities and mix of uses than on a percentage of area.
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Edina’s changing demographic profile poses both challenges and opportunities for the evolving Greater
Southdale District. New residential development has responded to the increased demand for both rental
and condo apartments serving both young adults and empty-nesters looking to downsize. Edina’s
growing ethnic and racial diversity has produced much discussion and strategizing on better methods for
Edina to be more inclusive. Parks and recreation services and facilities can offer exciting and effective
ways to enhance community cohesion and healthy lifestyles. The Edina Strategic Master Plan for Parks,
Recreation and Trails states that updating and adapting parks and recreation infrastructure to be more
inclusive and accessible provides increased opportunities that empower more independent individuals
who can contribute positively to the community. Lower mobility populations, including older individuals,
will greatly benefit from an approach that emphasizes accessibility for all.
A greater variety of activities such as urban gardening, increased flexibility in public realm
activities, and multipurpose pavilions can enrich the daily experience of the District.
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The Centennial Lakes Park and the Promenade are well-designed and -maintained. This landscaped public
realm includes art installations and performance art venues. There is an opportunity to build upon this,
extending and expanding the amenities throughout the northern portion of the Greater Southdale
District. In 2013 the City carried out “Phase 5: North End Path Framework + Promenade Extension to
Southdale” study. This study included inventoried and assessed existing conditions, forces and issues, and
developed and evaluated a range of potential path/route options. Goals and objectives for this study
were to:
Extend the existing Promenade path system, which currently terminates at 70th Street, to
Southdale.
Provide a pedestrian and bicyclist path system that interlinks the development in the
Centennial Lakes, Promenade, and the Southdale districts, as well as the use located north
of 66th Street.
Provide a connection to the (then) new Transit Center.
Provide a connection, if feasible, to the residential neighborhoods located north of Highway
62.
Incorporate the existing Promenade design themes into the expanded pathway system.
Provide distinct identity and wayfinding elements for the Promenade path system.
An extended Promenade could leverage it towards a more prominent role in establishing an overall
identity for whole District, and complementary unique identities for each of the sub-districts and the
gateway corridors of France Avenue and York Avenue. An overall strategy could also consider additional
pop-up installations and venues for events, competitions, and demonstrations.
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Parks and Public Life Goals and Policies
The Greater Southdale Work Group determined that open space and parks, with complementary arts and
culture elements and programming, are integral to the positive experience desired for the evolution of
the Greater Southdale district. The Design Experience Guidelines, one of the major products of their
three-year deliberations and dialogue, states that one of the fundamental principles of the vision for the
Greater Southdale District Plan is to knit the district together through a new green and blue network of
spaces and places.
Whole Public Life
Parks Goal #1: Encourage a more vibrant, healthy, and equitable whole life community designed with
publicly-accessible parks and open spaces and places in the Greater Southdale District.
1-A. Prepare a Greater Southdale District Parks and Recreation Master Plan that addresses the
challenges and opportunities inherent in a rapidly-urbanizing area, that encourages active
healthy lifestyles, environmental awareness, lifelong learning, and promotes social cohesion
through arts and cultural facilities and programming.
1-B. Conduct a feasibility study for the development of a new multi-generational Community
Center in the Greater Southdale District, including consideration of co-location with other
community facilities such as a senior center, an art center, a school, and the proposed
Hennepin County Library facility.
1-C. Develop an Arts and Culture Program and Event Strategy for the Greater Southdale district.
Involve the Arts and Culture Commission, Parks and Recreation Commission, Human Rights
and Relations Commission, the Edina Chamber of Commerce, Heritage Preservation
Commission, Hennepin County Libraries, Edina Community Foundation, Edina Community
Education, and the Edina and Richfield School Districts.
A variety of venues can provide options for active and passive cultural activities.
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1-D. Reserve and acquire property needed for new public parks, open spaces, plazas, and public
realm connections that responds to the needs of increased residential densities, commercial
growth, and enhanced use of the district as a regional destination. Consider additions over
the citywide goal of 15 percent goal, as well as alternative designs and facilities that support
the larger vision of innovation for this District.
1-E. Expand the size, functionality, and flexibility of the existing parks and public realm network
in the southern portion of the district concurrent with the development of complementary
new facilities in the northern portion.
1-F. Extend the Promenade path system northward
to link the uses north of 66th Street and the
neighborhoods north of Highway 62, and
westward along the 76th Street and 77th Street
corridor to Highway 100.
1-G. Support the creation, maintenance, and
perpetuation of publicly-accessible private open
spaces. Establish guidelines for their creation,
design, thresholds for access, location, etc., and
other measures that will ensure their continued
use.
1-H. Develop a Tree Canopy/Urban Forest
Development Plan for the Greater Southdale
District, with a tree care and maintenance
program, and strategies for partnering with
others to design, preserve, restore, and manage
the urban forest infrastructure.
City Loop, an intergenerational recreation landscape within Denver City Park, is a half-mile
fully accessible mobility loop ideal for walking, running, rolling, riding) that creates a
continuously re-definable circuit of engagement and activity.
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1-I. Sponsor creative placemaking to improve the livability and enjoyment of the Greater
Southdale district in the short- to medium-term, before larger development projects or
capital improvements are installed over the next several decades.
Additional Character-defining Parks
Parks Goal #2: Develop a new Central Park/Connection to Centennial Lakes in the northern portion of
the Greater Southdale district that emphasizes creative storm water management to create multi-
functional community open spaces, a character-defining amenity for an interconnected biofiltration
open space network.
2-A. Conduct a feasibility study for a new Central Park in the northern portion of the Greater
Southdale district, with connections to the Promenade and Centennial Lakes.
“Creative placemaking animates public and private spaces, rejuvenates
structures and streetscapes, improves local business viability and public
safety, and brings diverse people together to celebrate, inspire and be
inspired.”
National Endowment for the Arts
Providence, R.I. (left), Portland, Ore. (middle), and Kansas City, Mo. (right) use water to organize and
define these parks.
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4.6 District Services and Facilities
Overview
“Social Infrastructure” includes government and community resources, programs, facilities, and social
networks that contribute to a community’s health, safety, and well-being. Strategic investment in social
infrastructure encourages greater levels of equity, equality, access, participation, and social cohesion.
These community services are as important to Greater Southdale’s future as “hard” services like water,
sewer, roads, and transit. Provision of these community services is especially important in areas
experiencing major growth as is the Greater Southdale district.
This section of the Redevelopment Framework:
(1) Describes the current context and operations of libraries, schools/lifelong learning, healthy
active living/health care resources, and public safety/emergency preparedness. (Note: In terms
of how the general public views community services and facilities, parks and recreation services,
as well as cultural facilities such as fine arts and performing arts, are often included. These
latter services/amenities are dealt with in Chapter 4.5 Parks and Public Life.);
(2) Discusses the trends, challenges, and opportunities facing these services and facilities as the
Greater Southdale District evolves with increased population, business and residential growth in
a more compact, dense, and mixed-use redevelopment pattern; and
(3) Identifies goals and policies to public decision-making on the location, size, programming, and
investments to link improvements to these services and facilities to the needs of the evolving
District.
Introduction and Current Context
The City of Edina has a broad range of community services and facilities, many delivered by the City and
some delivered by Hennepin County. The City is welcoming new population and employment growth and
is adopting policies to shape and locate that growth to several areas or nodes: 50th and France Avenue,
44th and France Avenue, Wooddale-Valleyview, Grandview, and 70th and Cahill. Also designated to receive
much of the city’s future growth is the rapidly-evolving mixed-use Greater Southdale District.
While the Community Services and Facilities chapter of the 2018 Comprehensive Plan addresses future
requirements for citywide services and facilities, this District Services and Facilities section focuses on the
Greater Southdale District and its requirements for services and need for possible expansion of existing
programs and facilities or the creation of new ones.
Library Services. Southdale Library, owned and operated by Hennepin County, is located at 7001 York
Avenue South. This 70,000 sq. ft. facility has assistive technology, a computer lab and 127 work stations,
38 word-processing stations, a meeting room with a capacity of 200, government documents, and
language collections (Chinese, Russian, Somali, Spanish, and Vietnamese).
“Social Infrastructure” services and facilities are the publicly-accessible resources that
Help make lives safer, healthier, and more enjoyable, and
Enhance skills and abilities to enable residents, employees, and visitors to lead
more rewarding and productive lives.
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Hennepin County Library has already decided to replace the Southdale Library at its current site. Through
a series of workshops sponsored by Hennepin County Libraries and the Edina Housing and
Redevelopment Authority, the community considered primarily the redevelopment dimensions for the
new library at its current location rather than a possible new location or revised programming. With this
narrower focus, they identified key elements for success for a new library:
Continue to serve a larger, regional function.
Shared outdoor commons for all.
Include mixed-use elements such as housing at affordable prices or oriented to seniors,
and small-scale local retail.
Provide and improve neighborhood connections and access.
The approved redevelopment program/schedule is to
demolish their existing facility in the fall of 2019, and to open
their new library at its current location in the summer of
2021. However, at the time of this writing, that
redevelopment schedule is on hold. The current
redevelopment plan indicates that the new building would be
constructed on half of the site, in the north portion, with the
southern portion sold for private redevelopment. The
development plan includes a trail connection eastward to
Adams Hill Park in Richfield. At this time, there is no plan for possible integration of other community
services within the new library or at the southern portion of the site designated to be sold.
Schools/Lifelong Learning. The Greater Southdale District is served by Edina Public Schools (ISD 273) and
Richfield Public Schools (ISD 280). However, the only school within the Greater Southdale District is the
Step By Step Montessori school at 6519 Barrie Road. Nearby, just west of the Greater Southdale District,
is Cornelia Elementary School at 7000 Cornelia Drive. Edina Community Education, a program of the
Edina School District, offers lifelong learning classes including foreign language instruction, art, music,
computer software training, dance, health and wellness, retirement and estate planning. Minnesota State
University-Mankato at Edina, located in the Greater Southdale District, offers University Extended
Education programs for professionals and other adults who want to advance their careers, complete a
degree, or build new skill sets.
Health Active Living/Health Care Resources. The mission of the Edina Public Health Department is to
protect the health and promote the general well-being and welfare of the City’s residents, and to prevent
disease and illness in the community. In terms of healthy living and lifestyles, the Department notes that
a community’s plan for housing, transportation, land use, parks, and economic development
encompasses the largest factors that determine one’s health, i.e. the social determinants of health are
structural factors and conditions in which people are born, grow, live, work and age. The Department,
housed in City Hall as part of the Police Department, provides its services citywide, with no program or
facility focused solely on the Greater Southdale District.
In addition to the community health services provided through the Health Department, there are private
health services and facilities serving Edina, including Fairview Southdale Hospital, a full-service 390-bed
acute care center. In addition, there are numerous smaller specialty clinics and medical offices, most of
which are located in the Greater Southdale District.
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Public Safety/Emergency Preparedness. In terms of police protection, the Greater Southdale District is
served from the main administrative office located at City Hall, 4801 West 50th Street, which houses the
24-hour Communications Center which handles 911 calls and dispatches the appropriate Police, Fire, and
Emergency Medical Services (EMS) units for both the cities of Edina and Richfield. The Fire Department
operates one of its two fire stations in the Greater Southdale District, Fire Station #2 which is located at
7335 York Avenue. The Fire Chief is the Director of Emergency Management.
Trends, Challenges, and Opportunities
Library Services. Libraries have traditionally served as repositories for manuscripts and books. Also,
because libraries and their spaces continue to be egalitarian and open to all, they exemplify what we call
today a “third space” which is neither home nor work, but rather a universally accessible space where
people are free to congregate and fraternize without feeling like loiterers. Now, with accelerating
demographic, economic, and cultural change, especially in urban and urbanizing areas, the question is
posed: What will become of the library as the world goes digital? What is a library for if not for storing
and circulating books?
Over the past two decades, libraries have compensated for the shift to technology by retaining “access to
books” but also by redefining their mission around providing access to new technologies and staff who
work with library patrons to understand how to best use the technology tools, communicate and
synthesize ideas. However, even as library re-design has accommodated rapid invasion of computer
clusters, that mission is beginning to seem redundant as most people have Internet access at home, at
their workplace, and mobile devices. Therefore, many believe that it unlikely that providing on-site public
access to online media will be a compelling justification for funding brick-and-mortar libraries even a
decade from now.
If libraries are seen not so much as buildings for storing knowledge and researching past documentation
(whether in person or online), but rather as places for learning and inspiration in the broadest sense, then
perhaps a focus on improving the “third place” role may provide the basis of an answer to “How can our
library tap into the potential for both information and technology to support an effective learning
environment?”
Critical thinking and creativity tend to blossom in an environment that facilitates communication and
collaboration. New libraries, and revamped older existing libraries, are being transformed to move away
from a consumer approach to knowledge to a more sharing and experiencing mode for learning. Their
design, both internal and external, does not totally do away with spaces for traditional study and
contemplation, but rather gushes with spaces for public and civic engagement – places where people are
at the center – a learning commons.
More pertinent to the Greater Southdale District, how can the new Southdale Library respond to the
trends in library development as well as to the changing and evolving needs of the District? Demographic
data for the District point to a senior population far exceeding any other part of Edina, as well as a sizable
population of 25-34-year-olds, with forecasted growth in both of these categories. The Greater Southdale
District is more racially and ethnically diverse than the city as a whole. Should the new library design and
program respond more specifically to these changes? How can the new library be more inclusive and
welcoming, and more of a “third place” for learning?
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The Edina/Grandview Library shares facilities with the Edina Senior Center. There is also a dedicated
space for children’s and teen’s events and programs. With the growing senior population in Edina
generally, and in the Greater Southdale Area specifically, there is a need for and an opportunity to
establish a similar multi-generational learning and activity center as part of the new Southdale Library.
Should a highly people-centric public service such as a new library be ideally located as close as possible to
other public and commercial uses in order to provide increased accessibility, walkability convenience,
while minimizing dependence on single-destination vehicular trips? Locating a new public library, with
other complementary services and programs, at Southdale Center, adjacent to the government services
facility, possibly in a redeveloped and repurposed former department store site, near the transit center,
and connected to an extension of the Promenade and future park, could provide boundless benefits to
the community.
Schools/Lifelong Learning. Using their ten-year forecast
models, neither the Edina Public Schools nor Richfield
Public Schools foresee the need for additional school
facilities to accommodate the growing population in the
Greater Southdale District. In recognition of changing
demographics, however, they are working more closely
with families and the community generally to gain a
better understanding of and eliminate barriers rooted in
racial constructs and cultural misunderstandings. This dialogue may produce programmatic changes and
may well have facility impacts.
Edina Public Schools is also looking at the possible impacts of changing demographics may have on the
range of services they provide to the broader community, including their Community Education Program.
Their current programs provide resources for early childhood learning to prepare children for
Kindergarten and beyond, out-of-school programs for youth (K-12), adult programs, and a resource center
which connects residents to resource and information for them to lead more productive lives.
Not only is there a growing senior population in the Greater Southdale District, and a growing family-
formation demographic (25-34-year-olds), there is also an educated and skilled workforce. In terms of
lifelong learning, there is an opportunity for a more innovative response from Edina Public Schools,
Hennepin County Libraries, and the City of Edina to link the young, the old, and the in-between in
teaching, mentoring, tutoring, cross-cultural exchanges, workforce training and professional
development.
Healthy, Active Living. Nearly half of Edina’s population is
over the age of 55. Edina’s residents over age 65 are
around 20% of the city’s population, a higher percentage
than in neighboring communities. These individuals seek
changes in lifestyle to reflect their shifting family
responsibilities, reduced workloads, and expanded
recreational, educational, and cultural interests. Baby
boomers are aging more actively than previous
generations. Edina remains a strong community for
attracting families. Providing opportunities for both an
aging population as well as engaging youth and families will
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be a challenge. The Greater Southdale District affords a great opportunity for new and expanded
programs and facilities for civic participation, active and passive recreation, and social interaction to
facilitate health and wellness in its aging population, as well as teaching healthy habits and developing
self-esteem in our community’s youth.
Public Safety/Emergency Preparedness. Both the Police and Fire Departments are attempting to respond
to population growth, demographic changes, an aging population, changing workforce, and growing
diversity not only in Edina generally, but especially so in the Greater Southdale District which is
experiencing most of the impact of these changes. Another potentially significant factor in the changes
affecting the Greater Southdale District is its evolution to a more compact, denser, and vertically-mixed-
use built environment that is moving away from an automobile-use orientation to a more walkable public
realm.
The Police Department anticipates that over the next twenty years, pedestrian, bicycle, and vehicular
traffic will increase significantly with major retail and high-density residential complexes being planned
and built in the Greater Southdale District. The unknown make-up of the higher density population will
cause the Police Department to consider alternative styles of policing to adapt to community needs. This
could be in the form of more foot and/or bicycle patrols, security cameras, and specialized public
education.
The Fire Department has seen, citywide, a continuous upward trend in emergency medical call requests,
with the SE quadrant, which includes the Greater Southdale District and is served by Fire Station No. 2 on
York Avenue, continuing to see the largest portion of these runs.
Questions to be addressed include: Is the current fleet of emergency vehicles sufficient for a district with
changing built form? Does the current Fire Station No. 2 have capacity for evolution to serve those needs
or will a new facility be required?
District Services and Facilities Goals and Policies
Evolved Services and Facilities
District Services and Facilities Goal #1: Ensure that an appropriate range of community services and
facilities supporting the Greater Southdale District’s population will be made available commensurate
with its evolution.
1-A. Develop a “District Services Strategy Plan” for the Greater Southdale District to guide
the establishment of services, programs, and facilities addressing the social, health and
wellness, recreational, cultural, and educational needs and interests of the Greater
Southdale District population.
1-B. Apply principles and best practices of sustainability in the design and programming of
public facilities.
1-C. Provide services and programs through facilities located in private development where
needed to serve District and community needs.
1-D. Ensure that community services and facilities reflect the age and ability demographics of
the District.
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District Services and Facilities Goal #2: Encourage a location and design for a regional library in ways
that match the pattern and character of the Greater Southdale District’s evolution.
2-A. Partner with Hennepin County Libraries, the Edina School District, the Richfield District
and with developers to create new or improved District facilities that facilitate greater
efficiencies in land use, energy, and resources.
2-B. Incorporate placemaking outdoor social and cultural amenities.
Lifelong Services
District Services and Facilities Goal #3: Encourage opportunities for lifelong learning and education that
will meet the needs and interests of the district’s and community population through facilities that are
prominent in the experience of the District.
3-A. Assist Edina School District and Richfield School District to identify co-location and/or
leased space, as determined by their processes, with public facilities within the Greater
Southdale District.
3-B. Expand adult education in the Greater Southdale District, exploring possible
partnerships with the Edina and Richfield school districts, employers, post-secondary
institutions.
Pioneer Courthouse Square, known as Portland’s living room, is an urban park with public art, a
fountain, chess tables, and steps arranged like an amphitheater for informal gathering and a
venue for events.
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Public and Life Safety
District Services and Facilities Goal #4: Ensure that response times for public and life safety services will
at least maintain current thresholds as the Greater Southdale District evolves.
4-A. Create a joint Police/Fire facility in the Greater Southdale area to address call load and
to maintain current response times.
4-B. Employ methods of policing aligned with the changing needs and character of the
Greater Southdale District.
4-C. Utilize reserve officers as “ambassadors” of the Greater Southdale District and, as
needed for events and as circumstances merit, to lend a greater sense of public safety in
the Greater Southdale District.
4-D. Establish review of development proposals that includes consideration of Crime
Prevention Through Environmental Design (CPTED) strategies.
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4.7 Sustainability
Overview
The Environment chapter of the 2018 Comprehensive Plan articulates a citywide perspective on the
environmental factors that act upon a community and ultimately determine its form and survival,
including the impact that humans have on natural resources. That chapter also addresses sustainability on
a citywide basis, stating that an approach to sustainability for Edina should focus on key areas of
intervention (e.g. energy, waste, environmental quality), but also should be reflected in the way the city is
designed, developed, and functions.
This section of the Greater Southdale District Plan draws upon that larger perspective and policy context
to provide guidance for managing environmental change through sustainable practices and initiatives
within the Greater Southdale district, with a sharper focus on:
Development Pattern: Sites, Buildings, and Public Realm
Multimodal Transportation Network
Urban Forest and Landscape
Energy Use/Efficiency Alternatives
Sustainability and Resilience
The terms sustainability and resilience often get used interchangeably, but they are actually two distinct
concepts:
Sustainability: Meeting the needs of the present without compromising the ability of
future generations to meet theirs
Resilience: Ability to respond to shocks and disruptions while maintaining integrity and
purpose
There is an active debate as to which is more applicable for community planning: sustainability, which
focuses on a long term, holistic vision for an area, or resilience, which more directly acknowledges that
the world is messy and complicated, and focuses on preparing for disruption. This District Plan
considers both as important and relevant.
District Vision
As Southdale Center was innovative in the past, the Greater Southdale District could become a
precedent-setting model of how a fully-developed area can function as an integrated system with
broader community benefits and a forward-thinking way to support human activity, social inclusion, and
interaction. This aligns with Vision Edina 2015 which articulates the individual and collective
responsibility the Edina community has toward good environmental stewardship. The vision for
sustainable systems for the Greater Southdale District points to the following commitments:
1. Maximize environmental benefits of a developed area by handling necessary functions in a
way that minimizes impacts on the natural environment, conserves resources, and restores
natural systems;
2. Become a model of excellence for systems function, efficiency, and integration; and
3. Integrate functions across all areas of sustainability – built, social, economic, and natural
environments:
Built, where the buildings and sites serve a variety of uses over a lifetime, sustainable
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building practices are encouraged and incentivized, and the development pattern and
public realm infrastructure promote multi-modal transportation options including
walking, biking, transit-use, and car-use reduction programs.
Social, where a wide range of people can connect and interact in community settings
and experience a high quality of life, health, and wellness.
Economic, where a forward-thinking and diversified economic base is prepared for
ongoing changes and shifts, including shifting ideas about the workplace and retail
environments, changing practices and expectations for employment, and technology,
and
Natural Systems, where natural resources and ecological functions are protected,
enhanced and connected throughout the District and into the surrounding area.
Trends, Challenges, and Opportunities
As a fully-developed are with multiple property ownerships, redevelopment will be incremental and
dependent on timetable and reinvestment decisions by individual property owners and developers.
Nevertheless, because the transformation of the Greater Southdale District will involve redevelopment
from underutilized land parcels, low-to-moderate densities, single-use sites to more compact, higher
density and mixed-use, this change will enhance the feasibility and effectiveness of district-wide
sustainability initiatives.
Implementation of sustainability measures will depend on a shared vision, cooperation, and ongoing
commitment amongst stakeholders. Implementation will also depend on evolving best practices and
possibilities. The approach will need to be flexible regarding specific strategies to make timely
responses to evolving opportunities.
Development Pattern: Sites, Buildings, and Public Realm. Sustainable development is a pattern of
resource use that aims to meet human needs while preserving the environment so that these needs can
be met not only in the present, but also for future generations. In the Greater Southdale District this
means allowing, and even fostering, economic growth and development in equilibrium with basic
ecological support systems. A tremendous opportunity presents itself in the District’s northern portion,
with its large under- and undeveloped areas, to be reorganized into a more sustainable pattern of
development. These large land parcels can be restructured, filled in and redeveloped into compact,
higher-intensity mixed-use sub-districts, with supportive public infrastructure. This transformation or
retrofit, coupled with sustainable building design, construction, and maintenance, will create
neighborhoods that also include elements of livability and vitality that current and future generations
are seeking.
Multimodal Transportation Network: If the places where people work, play, learn, and shop are closer
to where they live and to each other, the amount of driving, in terms of distance, will shrink. Recent
studies, Moving Cooler and Growing Cooler, both published by the Washington, D.C.-based Urban Land
Institute, Driving and the Built Environment, produced by the National Academy of Sciences’
Transportation Research Board examine the connection between land use and driving from different
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angles. Their analyses suggest that compact development can indeed reduce driving, and therefore
energy consumption which produces lower greenhouse emissions. Also, as the amount and quality of
compact development increases, the reduction in vehicle miles traveled accelerates. Importantly, this
reduction in vehicle miles traveled and corresponding reduction in greenhouse gases is permanent.
The environmental effects of compact development are further enhanced by a multimodal
transportation network that includes a wide range of transportation choices that promote ecologically,
socially, and economically sustainable modes of travel. An expanded public transit network will need to
be oriented strategically to link to other forms of movement. Evolving technology in transportation calls
for flexibility to accommodate these changes as well as evolving changes in traveler behavior.
The system for accessibility and circulation will need to balance mobility (transportation) and proximity
(land use) to not only decrease car travel and encourage alternative forms of mobility, but also to
achieve a higher degree of sustainability.
Urban Forest and Landscape. While Edina has a substantial tree canopy throughout much of the city,
the Greater Southdale District, with the exception of Centennial Lakes Park, is nearly devoid of trees.
Trees provide great benefits to the environment including filtering dust and pollutants from the air,
providing shade and lower temperatures in built-up areas, helping to reduce soil erosion, buffering noise
and light impacts, reducing energy use, and providing habitat. There is an opportunity in an area as
large as the Greater Southdale District to create “ecological parks and public realm” that incorporate not
only trees but also and other landscape infrastructure elements such as new storm water management
systems. With creative design and sensitivity to context, an additional benefit could be the creation of
multi-functional community spaces and places for gathering and community interaction that also
educate the public about environmental stewardship.
Energy Use/Efficiency Alternatives. The heating and cooling buildings has traditionally been carried out
on a building-by-building basis. Research has shown that heating, cooling, and hot water represent 60
percent of the energy demand in buildings. However, district energy systems can reduce primary energy
consumption for heating and cooling of buildings by up to 50 percent. District energy systems are
networks of hot- and cold-water pipes, typically buried underground, that are used to efficiently heat and
cool buildings using less energy than if the individual buildings were to have their own boilers and chillers.
Typically, district energy systems are found where load densities are high, allowing for high levels of
affordable renewable energy supply through economies of scale, diversity of supply, balancing, and
storage. As the 750+ acre Greater Southdale District evolves into a more compact, densely-developed
area, a district energy approach could be feasible. More realistically, given the patchwork of land parcel
sizes and diversity of ownership, a series of smaller district energy systems for sub-areas, would likely be
more feasible and would more efficient than the current situation.
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Overall Sustainability Goals and Policies
Ecological Health
Sustainability Goal #1: Enhance and maintain the ecological health of the Greater Southdale District as
a whole.
1-A. Revise development standards to allow higher intensity of development.
1-B. Establish a program of requirements and incentives for developers to incorporate
sustainable building design, site design (layout and orientation), and construction
practices.
1-C. Establish sustainability and resiliency guidelines for the Greater Southdale District that
provide specific requirements for energy use, carbon emissions, water use, wastewater,
stormwater, material use, solid waste, ecological systems and soil.
1-D. Require individual development projects to connect to district-wide utility systems once
these systems are established.
Public Realm Infrastructure
Sustainability Goal #2: Use public realm infrastructure (both green and blue) as the connective tissue to
give the Greater Southdale district a unique identity and create a remarkable and walkable daily
experience through all four seasons.
2-A. Invest in landscaping improvements, innovative stormwater management, tree planting,
sustainable technologies for energy conservation and efficiency, and programs for
reducing waste that contribute to an define an interconnected public realm.
BEST PRACTICES: The 25-acre Arbutus Neighborhood (former brewery and factory site) in Vancouver,
Canada features a 3-acre linear park/greenway system as part of a series of pedestrian routes,
including pedestrian-oriented lanes based on the European “Woonerf” model, serving a population of
2,100 in 1,450 residential units.
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Evolved Infrastructure
Sustainability Goal #3: Create mutually-supportive and forward-looking infrastructure sustaining the
Greater Southdale district, looking beyond baseline functions of a single site.
3-A. Undertake local energy planning and implement feasible integrated utility systems
including district energy (heating and cooling), wastewater, and recycling of solid waste,
and on-site power generation for all or parts of the Greater Southdale district.
Alternative Transportation
Sustainability Goal #4: Design and implement transportation systems that emphasize and promote
pedestrian movements, transit, bicycle use, and reduce dependence on car use.
4-A. Investigate the need for a satellite Public Works facility that addresses four-season
maintenance of the expanded public realm/pedestrian-supportive infrastructure that
will be created to respond to increased population density, expansion of the workforce,
and higher visitor levels.
BEST PRACTICES: The Southeast False Creek Neighborhood Energy Utility,
Vancouver, Canada’s first renewable district heating system, recycles
waste heat captured from sewage and waste water to provide heating
and hot water to buildings in the 110-acre Southeast False Creek area
thereby reducing greenhouse gas emissions with renewable energy
sources.
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4.8 Water Resources
Overview
The Water Resources chapter of the 2018 Comprehensive Plan describes the provision of core municipal
services of clean water, sanitation, and drainage and flood protection provided by the Water Utility,
Sanitary Utility, and Stormwater Utility. That chapter also addresses current and future conditions and
demand, sets goals and policies, and provides an implementation framework for each water-related
utility. It also invites the public to take part in the reimagination, renewal and improvement of the
systems that support these services.
This section of the Greater Southdale District Plan provides:
(1) an overview of current conditions;
(2) Trends, challenges, and opportunities, and
(3) Goals and policies for water supply, sanitary sewers, and stormwater management in the
Greater Southdale District.
Water Supply
Current Context
The Water Utility system pumps, treats, filters, stores, meters, and delivers water to private service
connections citywide. Water for fire suppression is stored and made available at public and private fire
hydrant connections located citywide.
The mandate/local policies that apply to the Water Utility are:
Provide the City’s water customers with safe, high quality potable water.
Provide sustainability of the City water system through preservation and conservation.
Provide a reliable water system that can provide a safe water supply of water during
emergencies.
Continue to improve the quality of water throughout the distribution system by pursuing
solutions to water quality complaints.
Implement new technologies including pipe bursting and cleaning and lining to limit full
reconstruction of utilities.
The City of Edina existing water system consists of five storage facilities, one of which is in the Greater
Southdale District at located at 6853 France Avenue South. Constructed in 1956, this elevated tank has a
storage capacity of 0.5 of MG (million gallons). The City has a total usable storage capacity of 5.88 MG.
Other Public Utility assets include twenty wells that are utilized to supply groundwater to the City, two of
which (Well 5 and Well 18) are located to serve the Greater Southdale District. Four water treatment
plants provide additional treatment before sending water into the distribution system, none of which are
located to serve the Greater Southdale District, however Plant 3 at Fred Richards (former golf course, to
become a park) is nearby.
The majority of the water distribution and storage systems were constructed in the 1950s through 1970s,
with treatment systems being added and expanded later. Wells were added as supply demand grew. All
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well systems have been through multiple lifecycles as pumps are replaced on a more frequent basis. Wells
are redeveloped as their flow decays.
Trends, Challenges, and Opportunities
The Water Resources chapter of the 2018 Comprehensive Plan states that historical data from the last ten
years was used to identify water use trends in the average daily demand (AD), maximum daily demand
(MD), and maximum daily peaking factor. To determine future demand, future population growth and
water use trends were projected through the year 2040. The analysis produced the following conclusions:
(1) The current storage capacity will not adequately meet the projected AD demand; therefore, additional
storage will be needed; and (2) Under existing conditions, the treatment capacity is sufficient for
projected demands.
Going forward, the issues that need to be addressed are aging infrastructure, localized growth, and
system modernization.
While the foregoing refers to water supply citywide, the following can be said regarding the SE quadrant
of Edina and the Greater Southdale District going forward:
The Southdale Water Tank at 6853 France Avenue will remain. Capacity improvements to the
trunk distribution system and retrofit of the Dublin Reservoir at 700 Dublin Road are
recommended to activate storage and make it more available to help support flows in the SE
quadrant.
With regard to the 76th Street/77th Street corridor extending from France Avenue westward
towards Highway 100, the City Engineering Department is considering transitioning from
Bloomington to Edina water service in coordination with a sanitary system review.
The City Engineering Department is scoping a project for a (new) Water Treatment 5, part of the
purpose is to increase filtered water capacity and improve water aesthetics in the SE quadrant.
The Water Resources chapter of the 2018 Comprehensive Plan identifies the following citywide strategic
goal areas:
Goal Area 1: Aging infrastructure and management of assets over generations.
Goal Area 2: Conservation and sustainability, one water.
Goal Area 3: Preparing for areas of growth.
Goal Area 4: Risk, Health, Equity, and Engagement.
Water Supply
Water Supply Goal: Employ water service to balance service and demand resulting from the District’s
evolution while reducing risk through planned renewals of infrastructure.
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Sanitary Sewers
Current Context
The Southeast Edina Sanitary Sewer –
Preliminary Engineering (April 2017)
was prepared by Barr Engineering to
assist the City with planning of its
sanitary system to address possible
needs that may arise from
redevelopment occurring in the
southeastern quadrant of Edina. The
following narrative presents highlights
and conclusions from that report.
The April 2017 report notes that the
Southdale area has grown as
redevelopment has shaped the area into
a more vertical environment. It points
out that numerous one-story buildings
and surface parking lots are being
replaced by multi-level buildings that are
increasing population density and
adding load to the City’s sanitary
system. Barr Engineering evaluated and
assessed the capability of the City’s
sanitary system to meet changing loads.
Trends, Challenges, and
Opportunities
Redevelopment projections provided
information on ultimate low-, medium-,
and high-density build-outs. Barr then
prepared redevelopment scenarios to
determine any needed sewer
infrastructure. In an effort to be
conservative, Barr and City staff selected
the ultimate high-density
redevelopment scenario to identify
improvement alternatives.
Three geographic areas of pipe capacity
concern were identified through
scenario modeling: (1) Fairview Hospital
area (Fairview), (2) Southdale Center Mall area (Southdale), and (3) the area around Parklawn Avenue
(Parklawn). These three areas are depicted in Figure 32 from the April 2017 report. See map graphic
Figure 32 from The Southeast Edina Sanitary Sewer – Preliminary Engineering (April 2017) report: Pipe
Capacity Scenario 5 – Ultimate High Density.
From The Southeast Edina Sanitary Sewer – Preliminary Engineering
(April 2017) report: Figure 32 Pipe Capacity Scenario 5 – Ultimate
High Density
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In a presentation to City Council in May 2017, City staff and consultant representatives highlighted
aspects of the April 2017 report and summarized its key findings:
Edina is well served by existing infrastructure, has high utilization of trunk lines, and has ample
capacity at its borders for growth.
Numerous pipes in southeastern Edina are above capacity at the high-density level of
development. The model results for these three areas were reviewed with City staff and
proposed improvement alternatives were then identified for the sanitary sewer system so that
the system can handle the additional flow from the proposed developments.
Ongoing infiltration and inflow work continue to reduce risk and free up capacity.
Edina has time to react – growing demand causes local capacity constraints in mid-term.
Development fees are paying for new infrastructure.
Infrastructure decision-making has a long-term outlook.
Going forward, they advised, the City would continue to balance service, demand, risk reduction and
renewal of aging infrastructure in the Capital Improvement Plan (CIP). The City would continue to
coordinate with the Metropolitan Council, and include a plan for options for Southdale (Phase 1: Capacity
relief on York corridor to free up capacity on France Avenue corridor north of 69th.) and Fairview (Phase 2:
Shuttle flow south, relieving 65th/Xerxes Met Council line.) in the 5-year CIP and 10-year plan.
Sanitary Sewers Goal
Sanitary Sewers Goal: Employ sanitary sewer and water service to balance service and demand
resulting from the District’s evolution while reducing risk through planned renewals of infrastructure.
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Stormwater Management
Current Context
The City of Edina 2018 Comprehensive Water Resources Management Plan (Management Plan)
addresses current and future stormwater management issues, especially those related to future
development and redevelopment. That plan addresses stormwater runoff management and flood
control, water quality management, and wetlands protection.
The Greater Southdale district lies within two drainage areas: Lake Cornelia/Lake Edina/Adam’s Hill and
Nine Mile Creek South. See map graphics: Fig. 7-2 and Fig. 8-2 from the Management Plan).
The following discussion, focusing on these two drainage areas, was extracted from the Management
Plan and summarized below.
Lake Cornelia/Lake Edina/Adam’s Hill – North Lake Cornelia and Adam’s Hill Drainage Patterns. North
Lake Cornelia has a large watershed, encompassing 863 acres. The North Lake Cornelia watershed has
been delineated into 162 subwatersheds and is characterized by several ponding basins within the
watershed. Land use within this watershed comprises a large commercial area (including the Southdale
Shopping Center), portions of TH 62 and TH 100, residential areas (high and low density), parks, wetlands,
and open water. The majority of the runoff from the highly impervious commercial areas drains through
France Avenue and West 66th Street storm sewer system and discharges into the Point of France pond,
located just northeast of the West 66th Street and Valley View Road intersection.
Adam’s Hill Pond drainage area includes the 108-acre area with the City of Edina that drains to the Adam’s
Hill Pond in Richfield. The outlet from Adam’s Hill Pond is a pumped outlet that discharges 10cfs to
Centennial Lakes.
Lake Cornelia/Lake Edina/Adam’s Hill Pond Drainage Basin (Figure 7-2 from the City of Edina
2018 Comprehensive Water Resources Management Plan)
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Nine Mile Creek South – Centennial Lakes Drainage Patterns. The stormwater system within this
drainage area comprises storm sewers, ditches, overland flow paths, wetlands, and ponding basins. The
Nine Mile South drainage basin has been divided into several major watersheds based on drainage
patterns. The 208-acre Centennial Lakes is located in southeast Edina and drains to Centennial Lakes. The
watershed is bordered by West 69th Street on the north, West 78th Street on the south, France Avenue on
the west, and York Avenue on the east. Runoff from France Avenue between West 69th Street and just
south of Gallagher Drive drains to Centennial Lakes. France Avenue drainage south of Gallagher Drive
flows to the South Pond. The watershed is characterized by mainly commercial and high-density
residential land use. Centennial Lakes span 9.5 acres, stretching south from Gallagher Drive to Minnesota
Drive, and receives runoff from the direct watershed as well as flow from Adam’s Hill Pond (10 cfs).
Nine Mile Creek-South Drainage Basin (Figure 8-2 from the City of Edina 2018 Comprehensive Water
Resources Management Plan)
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Trends, Challenges, and Opportunities
The 2017 hydrologic and hydraulic modeling analyses identified several locations within the Lake Cornelia,
Lake Edina and Adam’s Hill drainage basin where the 1-percent-annual-chance level of protection was not
provided by the stormwater system.
The storage options in the Nine Mile Creek South-Centennial Lakes area are limited and the overall
capacity of the outlet could be enlarged to pass more water through the system. However, current flood
levels downstream are already elevated and increasing drainage capacity from Centennial Lakes Park may
cause further impacts downstream.
There is a much larger discussion in the Management Plan of the range of conventional options for
dealing with stormwater management in these two areas on a site-by-site basis. All of the forgoing
options for handling storm water management notwithstanding, a more creative and holistic approach
would be to link options for managing stormwater with the greater goals and directions of the Greater
Southdale District Plan for the District’s evolution. Rather than address stormwater management on a
site-by-site basis, embrace the rapidly-urbanizing redevelopment character and create a blue-green
districtwide amenity that would unify the overall experience of pedestrians and cyclists through parks and
along streets and other corridors. This innovative approach would boost demand for housing and other
uses along its route. A more visible, above-ground system for stormwater management would also serve
as a stakeholder engagement/education vehicle for linking a sustainability message around density and
growth.
BEST PRACTICES: Thornton Place development in Seattle daylighted a 60-inch stormwater pipe
to create a 2.7-acre water quality channel/modified biofiltration swale and a welcoming public
open space as well as a front yard for the private commercial and residential uses that flank it.
This facility removes sediment and pollutants from a 680-acre drainage area.
Greater Southdale District Plan – Draft November 28, 2018
Page 148
Stormwater Management Goals and Policies
The City of Edina 2018 Comprehensive Water Resources Management Plan outlines three citywide
overall goals:
Provide stormwater runoff management and flood control.
Provide water quality management for the water bodies throughout the city.
Provide wetland protection throughout the city to achieve no net loss of wetlands, including
acreage, functions, and values.
The City’s Management Plan outlines an implementation program that identifies programs and
improvements, as well as cost estimates for budgeting purposes. As part of the 10-year Plan, the City will
prepare a Flood Risk Reduction Strategy and a Clean Water Strategy that will include a prioritization of
projects.
The Flood Risk Reduction Strategy will focus on identification and prioritization of flood reduction efforts.
This strategy will seek to maximize cost effectiveness and capitalize on coinciding opportunities, such as
planned street reconstruction, redevelopment, availability of land, and other planned infrastructure.
The Clean Water Strategy will address the City’s approach to meeting the pollutant reduction targets,
determine pollutant load reduction targets for non-degradation of water bodies, and identify regular
“good housekeeping” stormwater practices and clean water improvement projects. As with Flood
Reduction Strategy, the implementation strategy for clean water will be developed in coordination with
street reconstruction projects, redevelopment, and other opportunities including partnerships with other
entities such as private land owners, watershed districts, non-profit organizations, or other government
entities.
While recognizing that storm water management planning is done on a citywide basis, nevertheless there
can be goals and policies that respond to the reality that much of the growth and change in Edina will take
Map graphic from Design Experience Guidelines illustrating how a new ‘blue’
network district waterway system could create a district-wide amenity for unifying
the overall experience of pedestrians and cyclists through parks and along streets.
This is a concept, not an approved project.
Greater Southdale District Plan – Draft November 28, 2018
Page 149
place in the Greater Southdale district, within the Lake Cornelia/Lake Edina/Adam’s Hill and Nine Mile
Creek drainage areas.
Stormwater Management Goal #1: Make water the defining feature of the public and publicly-
accessible realm and identity of the Greater Southdale District.
1-A. Study the feasibility of utilizing stormwater management as a major and defining feature of
a new Central Park (Connection to Centennial Lakes) in the northern portion of the Greater
Southdale District.
1-B. Invest in sustainable technologies for stormwater management.
1-C. Manage stormwater runoff as an amenity, utilizing the public realm for shared storage by
leveraging potential efficiencies in spaces connecting public and private lands.
1-D. Make attractive blue-green streetscapes that connect business district plazas,
public/community facilities, neighborhoods, parks, and other gathering places, with
greenery, streetside planters, rain gardens, and/or swales that capture stormwater runoff.
BEST PRACTICES: Stretching for three city blocks, Union Plaza/Antelope Valley
Flood Control Project is a six-acre park in the eastern part of downtown Lincoln,
Nebraska that features a meandering waterway, trails, an overlook, public art,
fountains, a 200-seat amphitheater, and children’s play area.
Greater Southdale District Plan – Draft November 28, 2018
Page 150
Greater Southdale District Plan
Greater Southdale District Plan – Draft November 28, 2018
Page 151
5. Implementation
Introduction: Making it Happen
Successful implementation requires:
Holistic and integrated thinking, which means seeing, understanding, and accounting for all the
connections, and searching for outcomes that demonstrate integration, balance, and
interdependence and that earn social, environmental, and economic rewards;
Detailed planning of projects and other interventions that are sensitive to local contexts and
conditions while at the same time advancing the Greater Southdale District Plan’s core vision
and aspirations;
Leadership and stewardship from City of Edina elected and appointed officials (staff and City
Commissions) who guide work programs and budgets to carry out the implementation actions
indicated in the District Plan.
The participation of other stakeholders, including leaders and stewards in other levels of
government who recognize their mutual dependence and work together, the private sector
(businesses, non-profits, and employers) who marshal their efforts to help implement public
objectives, and inspired residents and others who become involved in effecting positive change.
These partners need to offer their perspectives, strategies, and resources.
This chapter outlines a variety of tools that the City of Edina can bring to bear to make things happen,
including the traditional tools that govern development regulation, fiscal tools, and also other
mechanisms that provide guidance to other forms of municipal influence needed to fulfill this Plan’s
objectives. The details of implementation may vary, but the vision and aspirations upon which the
Greater Southdale District Plan is based will remain constant. The following implementation steps
provide a guide but they cannot encompass or imagine every circumstance. Further detailed
implementation plans and strategies are needed to bring the Greater Southdale Plan to life, most
importantly the Design Experience Guidelines.
Implementation Tools
The City has a number of tools at its disposal to shape development patterns, protect and enhance
natural and human infrastructure, to improve the quality of life for its residents, workforce, and visitors.
Implementation strategies can be organized into several distinct tool categories:
Education and Promotion
Incentives and Incentive Regulations, including density incentives, parking reductions, tax
increment financing, low-interest loans, and tax abatements;
City Ordinances, Other Regulations, and City Policies, including Zoning, Subdivision,
Administrative Standards, Affordable Housing Policy, Housing Plan, Living Streets Plan, Parks,
Recreation, and Trails Strategic Plan, and Comprehensive Water Resources Management Plan;
Managing Public Processes, Resources, and Investments including Capital Improvement
Plan (CIP), special assessments, Affordable Housing Fund, land acquisition, sale, or
exchange.
Greater Southdale District Plan – Draft November 28, 2018
Page 152
Summary of Implementation Actions
The following table lists the key actions needed to implement the policy recommendations of the Greater
Southdale District Plan. It briefly describes each action, designates its relative time frame (Short-term: 1-3
years; Medium-term: 4-6 years; and Long-term: 7-10 years), and indicates which departments, agencies or
stakeholder interest groups should be involved. The lead department is noted in BOLD. City Council or
Commissions are listed whenever a definitive action or additional policy advice is sought.
4.1 Economic Vitality and Competitiveness
Action Item Timeline Lead, Coordinating Agencies, Others
1 Investigate the creation of a GSD association
of property owners and major businesses and
institutions to partner with the City to guide
the District’s evolution.
Short-
Term
Economic Development Office
Planning Department
Edina Chamber of Commerce
2 Convene a task force to research the
potential for additional venues for
conferencing, meeting, and training.
Short-
term
Economic Development Office
Planning Department
Hennepin County Library
Edina Chamber of Commerce
Fairview Southdale Medical Ctr
GSD hospitality industry
4.2 Urban Design
Action Item Timeline Lead, Coordinating Agencies, Others
1 Adopt Design Experience Guidelines, for use
with Site Plan Reviews, Comp Plan
Amendments, Rezonings, Planned Unit
Development (PUD), and Conditional Use
Permits (CUP).
Short-
term
Planning Department
Planning Commission
City Council
2 Review and consider revising the
development review process to promote a
higher level of predictability and provide
discretionary review, including the potential
inclusion of a design advisory panel.
Short-
term
Planning Department
Planning Commission
City Council
3 Conduct a Living Streets audit of France
Avenue, York Avenue, and 66th Street. (See
also Action Item 4.4.3 below)
Short-
term
Engineering Department
Public Works Department
Hennepin County
Transportation Commission
4 Investigate the technical and cost feasibility
of a green roof/LID structure over Highway
62 and assess potential redevelopment
opportunities.
Medium-
term
Engineering Department
Public Works Department
Minnesota Department of
Transportation
Parks and Recreation
Department
Planning Department
Economic Development Office
Transportation Commission
Fairview Southdale Medical Ctr
Greater Southdale District Plan – Draft November 28, 2018
Page 153
5 Prepare a civic infrastructure financing
strategy for providing direction for future
capital investments commensurate with GSD
evolution.
Medium-
term
Finance Department
Engineering Department
Planning Department
Parks and Recreation
Department
Planning Commission
Parks and Recreation
Commission
City Council
6 Investigate the need for and feasibility of
mechanisms to augment the City of Edina
maintenance and enhancement of public
rights-of-way and public realm.
Medium-
term
Engineering Department
Public Works Department
Finance Department
Parks and Recreation
Department
City Council
4.3 Land Use
Action Item Timeline Lead, Coordinating Agencies, Others
1 Amend Zoning Ordinance to ensure
consistency with GSD land use and density
policies and maps.
Short-
term
Planning Department
2 Support housing densities that are
compatible with providing affordable housing
options.
Ongoing Planning Department
Edina Housing Foundation
3 Continue to use the development review
process to ensure that development projects
are consistent with the GSD Plan and the
supporting Design Experience Guidelines.
Ongoing Planning Department
4.4 Transportation and Mobility
Action Item Timeline Lead, Coordinating Agencies, Others
1 Evaluate circulator bus ridership and devise
methods for expanding its service.
Short-
term
Engineering Department
Metro Transit
Economic Development Office
Planning Department
2 Prepare a plan to establish public District
shared parking facilities.
Short-
term
Engineering Department
Planning Department
3 Advocate for additional traffic-calming and
additional beautification measures for France
Avenue, York Avenue, and 66th Street, in
accordance with Living Streets objectives.
Short-
term
Engineering Department
Public Works Department
Hennepin County
Transportation Commission
4 Participate in transitway planning processes
led by Metro Transit and other agencies to
determine the feasibility of providing bus
rapid transit (BRT) service to serve the GSD.
Short-
term
Engineering Department
Planning Department
Metro Transit
5 Prepare a four-season public realm
maintenance strategy and plan focused on
Medium-
term
Public Works Department
Engineering Department
Greater Southdale District Plan – Draft November 28, 2018
Page 154
walkable and bicycling areas (sidewalks,
public paths, and trails).
6 Prepare a strategy for the location and
operation of mobility hubs.
Long-
term
Engineering Department
Planning Department
Metro Transit
Transportation Commission
4.5 Parks and Public Life
Action Item Timeline Lead, Coordinating Agencies, Others
1 Prepare a GSD Parks and Public Life Master
Plan, key elements of which to be (1) a
strategy to develop a new central
park/connection to Centennial Lakes Park in
the northern portion of the GSD, and (2) an
arts, culture, and event strategy.
Short-
term
Parks and Recreation Department
Arts and Culture Commission
Parks and Recreation
Commission
Human Rights Commission
Hennepin County Library
Edina Community Foundation
Edina Community Education
Edina and Richfield School
Districts
2 Finalize a plan to extend The Promenade
system northward, as well as westward in the
76th Street/77th Street corridor towards
Highway 100.
Medium-
term
Parks and Recreation Department
Planning Department
Economic Development Office
Engineering Department
Parks and Recreation
Commission
Planning Commission
4.6 District Services and Facilities
Action Item Timeline Lead, Coordinating Agencies, Others
1 Prepare a GSD services strategy plan,
including possible application of a
community benefits review for new
development proposals.
Short-
term
Planning Department
Parks and Recreation
Department
Health Division
Hennepin County Library
Parks and Recreation
Commission
Arts and Culture Commission
Human Rights Commission
2 Investigate the feasibility of locating and
designing the new Hennepin County
Southdale Library to match the pattern and
character of the evolution of the GSD,
including the possible of co-location with arts
and culture, educational, and other services.
Short-
term
Planning Department
Economic Development Office
Hennepin County Library
3 Convene a task force to develop a strategy
for responding to the need for new school
Medium-
term
Planning Department
Edina School District
Greater Southdale District Plan – Draft November 28, 2018
Page 155
facilities and to consider the potential for
incorporating lifelong learning programs.
Richfield School District
Hennepin County Library
Minnesota State University –
Mankato at Edina
4 Study the future public safety and emergency
preparedness needs of the GSD, including the
capabilities of Fire Station No. 2, and consider
the desirability of a joint Police/Fire facility,
either as an upgrade to Fire Station No. 2 or a
new facility, perhaps integrated with other
development.
Ongoing Police Department
Fire Department
Planning Department
4.7 Sustainability
Action Item Timeline Lead, Coordinating Agencies, Others
1 Develop a program of requirements and
incentives for developers to incorporate
sustainability building design, site layout, and
construction practices.
Short-
term
Planning Department
Sustainability Coordinator
Building Division
Energy and Environment
Commission
2 Prepare tree canopy/urban forest
development plan for the GSD.
Short-
term
Engineering Department
Public Works Department
Parks and Recreation
Department
3 Establish sustainability and resiliency
guidelines for energy use, carbon emissions,
water use, wastewater, stormwater, material
use, solid waste, ecological systems and soil.
Medium-
term
Engineering Department
Public Works Department
Building Division
Energy and Environment
Commission
4 Investigate the feasibility of integrated utility
systems.
Medium-
term
Engineering Department
Sustainability Coordinator
Public Works Department
Energy and Environment
Commission
5 Investigate the need for a satellite Public
Works facility in the GSD to aid in managing
and maintaining the GSD as a walkable
district.
Medium-
term
Engineering Department
Public Works Department
4.8 Water Resources
Action Item Timeline Lead, Coordinating Agencies, Others
1 Study the feasibility of utilizing stormwater
management as major and defining feature
of a new “Central Park” in the northern
portion of the GSD. (See also Action Item
4.5.1 above)
Short-
term
Engineering Department
Parks and Recreation
Department
1
Comment Sheet
Commenter:
Page Location on page Nature of comment Comment Suggestion for revision
153-154 4.4 Transportation
and Mobility
We need bolder
actions. Much
bolder.
With both the UN’s IPCC Report and
the USA’s National Climate
Assessment coming out in the past
couple months, with absolutely dire
warnings if we don’t take prompt,
assertive action on climate change,
these recommendations seem way
too timid. We have a once-in-a-
lifetime opportunity to redesign
what amounts to an entire
downtown, and we need to
completely rethink transportation
in the Southdale District, and use it
as a model for our smaller nodes.
Planning, Engineering, & Public Works need to come up with a plan to make the entire Southdale District (and every
other node) mostly car-free by 2050.
Much like we have an Affordable Housing Fund, where developers can pay $100k to help affordable housing, we need a
Parking/Multimodal Fund, where developers can opt out of building (unnecessary, as time goes on) parking spaces, and
contribute $10k-$30k per space they don’t build but is required by zoning, so the city can build shared parking and/or
build safe, separated bike lanes, bike parking, comfortable transit stations, etc. The Pedestrian & Cyclist Safety Fund is
insufficient for funding comprehensive, separated bike infrastructure. We need to stop using our precious space on every
lot for parking. We need to come up with a policy for this.
Metro Transit’s E Line aBRT should be mentioned by name, and staff, Planning & Transportation Commissions, & Council
need to evaluate every development on or near France Ave. in light of having a high-frequency, easy, comfortable transit
line going down it, connecting to Uptown, Downton, & the U, by 2023.
We should also be working with Metro Transit on a rail or BRT line connecting the industrial area west of Hwy 100,
through Pentagon Park & Southdale, and on to the airport.
The 2018 Bike & Ped Plan treats Southdale District no differently than any other node, with a single loop connector to the
rest of the system. With the anticipated large population density increase in the Southdale District, we don’t need a
handful of bike lanes, we need a bike network every bit as comprehensive as the car network we have today. We need to
make the Southdale District not merely bike-friendly or pedestrian-friendly, but bike-prioritized and pedestrian-prioritized
(and transit-prioritized). It won’t happen overnight, of course, but cars need to be de-emphasized year after year after
year. If people can be expected to park on the periphery of Southdale Mall or the Galleria or MoA, but only pedestrians
are allowed inside, there’s no reason we can’t do the same for the District, with bikes, e-bike, e-scooters, and/or bus
circulators providing internal transit.
Major streets like France & York Aves. need to be remade into “true boulevards/avenues”, with transit running down the
middle, no more than 2 lanes in each direction for cars, and separated, protected bike lanes on either side. Cars on these
streets would be for through traffic or for accessing parking structures on the periphery of the District. They should not
feed cars into the district.
Not all of these things can be done in 10 years, but we have to start talking about them so we can plan for them and
budget for them and collaborate with other agencies & governments.
Lou Miranda
IMPLEMENTATION GUIDANCE
Greater Southdale District Plan
Date: December 12, 2018 Agenda Item #: V.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 - 7399, 7410 &
7505 Metro Boulevard
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 deny the request.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Staff Report
Site Location, Exis ting Comp. Plan and Propos ed
Proposed Site Plan
Proposed Hous ing
Applicant Narrative
Applicant respons e to the working principles
Engineering Memo
Sanitary Sewer Capacity Study
December 12, 2018
Planning Commission
Cary Teague, Community Development Director
Comprehensive Plan Amendment – The Boulevard Housing Project 7399, 7401, and 7505
Metro Boulevard
Information / Background:
Lakewest Development LLC is requesting an amendment to the Edina Comprehensive Plan to re-
guide 7399, 7401, and 7505 Metro Boulevard from O, Office District to OR, Office Residential
District, with an overall density of 50 units per acre. The purpose of the request is to allow
multifamily residential land uses on these sites. The first phase of the development would include
the existing building at 7505 Metro Boulevard, which has been the corporate headquarters for
International Dairy Queen. Dairy Queen will be vacating the building soon, and the applicant
would like to remodel the existing building to create 136 units of affordable housing apartments.
Phase one would also include the construction of a new 150 unit building to the north. Future
phases could include remodeling the existing office building into 135 units, and construction of two
additional 110 and 157 unit buildings (320 units total); ten to twenty percent of the future phases
would be for affordable housing to meet the city’s affordable housing policy. Overall density would
be 50 units per acre, with 606 units on the 12.12 acre site; 27-33 percent of the units would
dedicated as affordable housing beyond the City’s Affordable Housing Policy of between 10-20
percent.
This request before the Planning Commission and City Council does not include a Rezoning or
Site Plan review; similar to the recent Aeon affordable housing project. If the Comprehensive Plan
Amendment is approved by the City Council, the applicant would then come back with Rezoning
and Site Plan review applications. It is at that time that the details of the project would be
reviewed, and considered. The development plans included in this submission provided should be
considered sketch plans.
Because this request includes over 20% of the housing units to be for affordable housing, (the
entire project would be affordable housing) this would require a 3/5 vote of approval by the City
Council. Minnesota State Law mandates that if projects contain 20% of the units for affordable
STAFF REPORT Page 2
housing to persons with incomes no greater than 60% of the area median income, and with
respect to rental units, the rents for affordable units do not exceed 30 percent of 60 percent of
area median income, then the approving vote for a Comprehensive Plan Amendment be done by a
majority vote. A super majority vote (2/3) is typically required. (See attached state statute.)
As this is a request for a Comprehensive Plan Amendment, the City has substantial discretion as
to approving or denying this request.
Comprehensive Guide Plan Amendment
The existing site is guided O, Office, with the properties to the South guided NC, Neighborhood
Commercial. (See attached Land Use Plan for this area.) Housing is allowed in the NC District to
the south, although there are no residential uses in the area at this time. There is also an area
guided for office use immediately to the south.
The Comprehensive Plan currently suggests allowing higher density subject to proximity to utilities,
capacity of utilities, level of transit service available, and impact on adjacent roads. Other desired
items to allow greater density would include: Below grade parking, provision of park or open space,
affordable housing, sustainable design principles, provision of public art, pedestrian circulation, and
podium height.
This site has not been contemplated for housing in any of the City’s Comprehensive Planning
efforts. The existing sanitary sewer network in this area and downstream has little to no capacity
available. As a result of this request, staff will engage a consultant in 2019 to model and develop
preliminary options that would increase the sanitary sewer capacity. (See the attached memo and
Technical Memorandum from the City Engineer and Barr Engineering.) If Phase 1 were constructed
on this site, the sewer line that runs through the Cornelia neighborhood would have an increased
risk of being beyond capacity, creating opportunities for sewer backups into their homes.
The site’s location in close proximity to a neighborhood commercial area and access to Highway
100 could provide a good opportunity for housing. The proposed project would contain some
below grade parking, however there still would be a large surface parking field south of the building
and north of the future building. There is an open space/park to the east of the affordable housing
project; and a boulevard style sidewalk with green space along Metro Boulevard. This arrangement
would set the stage for future sidewalks in this area. Most significant is that the project would
provide 136-200 units of affordable housing.
STAFF REPORT Page 3
The following provides an example of how the Comprehensive Plan could be amended to
accommodate the request. Additionally, the future land use map would need to be amended. (See
attached)
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 property at 7399, 7401, and 7505
Metro Boulevard may be increased to
50 units per acre provided that the
site be developed with affordable
housing subject to PUD Rezoning.
Sketch Plan
The site is currently zoned POD, Planned Office District. The site is twelve acres in size, and
contains two office buildings totaling 232,308 square feet, and a day care. (See attached.) The
Phase 1 proposal is to remodel the south office building into 136 units of affordable housing
and a brewery, and build a 150 unit six-story market rate apartment to the north. Boulevard
sidewalk would be added along Metro Boulevard and a tot lot park space with a trail along
Highway 100. The request would require the following if the Comprehensive Plan
Amendment is approved:
1. A Rezoning from POD, Planned Office District to PUD, Planned Unit
Development.
2. Site Plan Review.
Below is a compliance table demonstrating how the proposed new building would comply
with the POD Standards on the lot.
Compliance Table
City Standard
(POD)
Proposed
Building Setbacks
Front – Metro Boulevard
Side – south
Side – north
Rear – east
Parking Lot Setbacks
Front – Metro Boulevard
Side – North
Side – South
Rear- East
50 feet
50 feet
50 feet
50 feet
20 feet
5 feet
5 feet
20 feet
40-50 feet*
100+ feet (existing)
50 feet (existing)
100+ (existing)
20 feet
10 feet
10 feet
20 feet
Building Height 8-stories & 96 feet 6 stories
STAFF REPORT Page 4
Floor Area Ratio (FAR) 1.0 1.0+*
Parking 1.25 spaces enclosed (357 required) and .75
spaces exposed (214 required) per dwelling
unit
Based on 286 units
Total Project (606 units)
782 enclosed
454 surface
2 stalls per unit
80 underground stalls (market rate)*
214+ stalls surface
180 enclosed*
495 surface
1.1 stall per unit*
*Variances required
PRIMARY ISSUES/STAFF RECOMMENDATION
Primary Issues
• Is the Comprehensive Plan Amendment to allow housing in this area
reasonable?
No. Staff does not support the proposed Amendment for the following reasons:
1. The existing sanitary sewer system that would serve this site is at capacity, and may
not adequately support turning this site into a residential use. Residential units
generate more wastewater leading to the need for more sanitary sewer capacity
compared to office uses. The City’s engineering staff has identified a sanitary sewer
capacity issue if this site were allowed to be turned into residential use. Specifically,
the sewer line that would serve this site would have an increased risk of creating
flows greater than the capacity of the pipe. (See attached location of the sewer line
that would serve this site.) Staff could not support a project that would increase the
risk for sewer backups on single family homes.
Staff has identified the need to study this area to determine what upgrades might be
needed in the sewer system to support future development that might change land
uses in the area. That study will take place in 2019. Once remedies are identified,
the cost of the upgrades would have to be considered by the City Council in regard
to the need.
2. The area has not been considered for residential development. Because this site has
never been considered for residential uses in any recent comprehensive planning
efforts, the need to upgrade the sewer system to support a higher density land use
such as residential has never been identified. Currently there are no residential uses
in the immediate area.
3. The proposal is premature given the plan to study the area in further detail. As
identified in the Big Idea’s workshop; this area is part of the future study area that
would examine the future of the City’s office/industrial park. This area extends from
77th Street on the south to 70th Street on the north; and from Highway 100 on the
east to Cahill Drive on the west. During that study, the engineering study could
STAFF REPORT Page 5
determine the feasibility and cost to adequately serve a change in land use in the
area.
Conclusion/Recommendation
As this is a request for a Comprehensive Plan Amendment, the City has complete discretion as to
approving or denying this request. (See the attached pyramid of discretion.)
Below are the alternative actions to be considered by the Planning Commission and City Council:
Denial
Deny the request for a Comprehensive Plan Amendment. Denial is based on the following findings:
1. The existing sanitary sewer system that would serve this site is at capacity, and may not
adequately support turning this site into a residential use. Residential units generate more
wastewater leading to the need for more sanitary sewer capacity compared to office uses.
2. The area has not been considered for residential development. Because this site has never
been considered for residential uses in any recent comprehensive planning efforts, the need
to upgrade the sewer system to support residential land use has never been identified.
3. The City will study the sewer capacity issue that serves this site in 2019.
4. The proposal is premature given the plan to study the area in further detail. As identified in
the Big Idea’s workshop; this area is part of the future study area that would examine the
future of the City’s office/industrial park. This area extends from 77th Street on the south
to 70th Street on the north; and from Highway 100 on the east to Cahill Drive on the west.
During that study, the engineering study could determine the feasibility and cost to
adequately serve a change in land use in the area.
Approval
Approve the requests for Comprehensive Plan Amendments as follows:
Re-guide 7399, 7401, and 7505 Metro Boulevard from O, Office District to OR, Office Residential
District, with an overall density of 50 units per acre. Approval is based on the following findings:
1. The project is located adjacent a neighborhood commercial district that allows high density
residential to the south.
2. Higher Densities are generally located on arterial roadways. The subject properties are
located on Metro Boulevard which a collector that feeds into 77th Street and Highway 100,
which are an arterial roadways.
3. The densities are consistent with those contemplated in the OR, District in the Southdale
Area, which is between 30-75 units per acre.
STAFF REPORT Page 6
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 specific project would provide 27-33 percent of the units to be dedicated as affordable
housing beyond the City’s Affordable Housing Policy of between 10-20 percent. There
would be a potential of providing 168-200 affordable housing units.
6. Traffic generated by housing is generally less than office uses.
Staff Recommendation:
Staff recommends denial of the Comprehensive Plan Amendment to Re-guide 7399, 7401, and 7505
Metro Boulevard from O, Office District to OR, Office Residential District, with an overall density
of 50 units per acre, subject to the findings listed above.
The Boulevard
Edina, MN
10-31-2018 N0‘60’ 120‘ 180‘
* THIS GRAPHIC IS ARTIST’S RENDITION FOR ILLUSTRATIVE PURPOSES ONLY AND IS SUBJECT TO CHANGE
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)FFUTURE GREENWAY / BOARDWALK CONNECTIONFUTURE GREENWAY / BOARDWALK CONNECTION
CONCEPT DEVELOPMENT DATA
Existing Zoning: POD-2
Proposed Zoning: MDD-6
Gross Site Area: 12.25 ac
7399 Metro Blvd: 1.00 ac
7401 Metro Blvd: 5.00 ac
7505 Metro Blvd: 6.25 ac
Building A:
7399 Metro Blvd - Primrose School of Edina (to remain)
Building B: 75 units
Future Market Rate Apartments
Building C: 135 units
7401 Metro Blvd - Future Market Rate Apartments
Hempel Building (6 floors): 113,257 sf
Building D: 150 units
Proposed Market Rate Apartments
Building E: 110 units
Future Market Rate Apartments
Building F: 136 units
7505 Metro Blvd - Proposed Renovated Affordable Apts
IDQ Building (6 floors): 113,257 sf
Studio: 17 units (12%)
One Bedroom: 76 units (56%)
Two Bedroom: 43 units (32%)
Building Requirements:
Front Setback: 35’ min
Side Setback: 20’ min
Side Street Setback: 35’ min
Rear Yard Setback: 35’ min
Height (Height Overlay District 8): 96’ or 8 stories
MF Overall Density: 49.47 un/ac
606 units/ 12.25 ac
Concept
Site Plan
Concept Amenity Ideas
Seasonal Farmer’s Market
Greenway Connection / Boardwalk Concept
Tot Lot Concept
Observation Deck Concept
Informational Signage Concept
Garden Bridge Concept
Exhibit A - Site Plan
Collage | a r c h i t e c t s
OCT 31, 2018
EDINA, MN
THE BOULEVARD
Lake West Development | 14525 Highway 7, Suite 265, Minnetonka, MN 55345 | Phone 952-930-3000
Comprehensive Guide Plan Amendment Application – Narrative
THE BOULEVARD – MIXED USE DEVELOPMENT
7401 and 7505 Metro Blvd, Edina, MN 55439
PID: 0911621310020 and 0911621310018
October 31, 2018
Overview
Lake W est Development, LLC and Hempel Properties are requesting a Comprehensive
Guide Plan Amendment for the parcels referenced above in the City of Edina, MN. The
adjacent properties are located east of Metro Blvd and just north of 77th Street West
encompassing approximately 11.25 acres.
Attached, please find the completed application along with 20 – 11”x17” copies of the
plans.
Perry Ryan, PE
VP, Lake West Development, LLC
Office: 952-653-1359
Comprehensive Guide Plan Application – Narrative
THE BOULEVARD – MIXED USE DEVELOPMENT
Page 2 of 5
A. Contact Information
Owner of Record 7401 Metro Blvd Parcel:
Hempel Companies
527 Marquette Avenue, Suite 500
Minneapolis, MN 55402
7505 Metro Blvd Parcel:
International Dairy Queen, Inc.
7505 Metro Blvd
Minneapolis, MN 55439
Applicant Perry Ryan, VP
Lake West Development LLC,
14525 Highway 7, Suite 265 Minnetonka, MN 55345,
Phone 952-930-3000
B. Site Data
Address 7401 and 7505 Metro Blvd
Edina, MN 55439
Zoning POD-2 – Planned Office Development
Parcel Size 7399 Metro Blvd = 1.0 Acres +/-
7401 Metro Blvd = 5.0 Acres +/-
7505 Metro Blvd = 6.25 Acres +/-
PID 0911621310019, 0911621310020 and 0911621310018
C. Description of the Project
International Dairy Queen corporate headquarters has near-term plans to relocate within the
Twin Cities Metropolitan Area and thus vacate their current space at 7505 Metro Blvd. This
will leave the 113,000 square foot building without a major tenant for the first time in more than
20 years. With the current excess office space in Edina and surrounding area, this provides
an excellent opportunity to re-develop the area and create a live / work node as one of the
current goals of “Mapping Edina’s Big Ideas” and also goals of Edina’s newly developed
Affordable Housing Development office.
The project proposes to completely re-construct the interior of the 7505 Building (Building F)
and create brand new space for 136 units of affordable housing apartments. We are
proposing that this building be 100% affordable which meets a very large demand in Edina.
The project will also construct a new building, shown as Building D on the Site Plan (Exhibit
A), which will be a 150 unit, market rate apartment building with underground parking. Future
phases include two proposed buildings (B & E) and a re-construct of the existing 7401
Building C for market rate apartments. All residential buildings will share common amenities
including a 20-foot pedestrian boardwalk, nature trail along the east side of the property, and
passive landscape and dog park areas. There will also be a proposed connection to the
existing sidewalk / trail system on the west side of Metro Blvd to the Nine Mile Creek Trail and
bridge which crosses over Highway 100 to the Fred Richards Park.
Comprehensive Guide Plan Application – Narrative
THE BOULEVARD – MIXED USE DEVELOPMENT
Page 3 of 5
D. Affordable Housing Needs – City of Edina
According to the Affordable Housing information on the City of Edina’s website, the City
“recognizes the need to provide affordable housing in order to create and maintain a diverse
population and to provide housing for those who live or work in the City. Since the remaining
land appropriate for new residential development is limited, it is essential that a reasonable
portion of such land be developed into affordable housing units.”
The City’s information on the website lists current developments offering affordable housing
which calculates to 326 units (does not include “naturally occurring” units). The City currently
has 20,672 units of housing which means the City currently has 1.6% of housing units that are
affordable. The Metropolitan Council has said that by 2030, the City of Edina has to create
848 NEW units of affordable housing. This project will create 136 new affordable units which
is a 42% increase in affordable units in the City!
As the median home price in Edina is now a staggering $560,000, most “work force”
professionals cannot afford to live in the City. This project, with the affordable housing
component as well as the market place apartments, will be another step towards a solution to
this problem.
E. 2008 Comprehensive Plan
In section 4.3 “Trends and Challenges” of the 2008 Comprehensive Plan, the City reiterates its
needs posed by changing demographics and private market conditions. The City understands
residents need more active lifestyles and asks how the land use plan can foster transportation
options for residents and workers who desire an alternative to the private automobile. Section
4.4 “Goals and Policies: Future Land Use Plan and Community Design Guidelines” set the
standard to “Encourage infill/redevelopment opportunities that optimize use of city
infrastructure and that complement area, neighborhood, and/or corridor context and
character.”
The Future Land Use Plan (Exhibit B) emphasizes areas where changes are likely to occur
with projected numbers for 2020 in the Office Residential-OR District at 235 acres. Office-
Residential had no current examples in the City of Edina when this document was created,
however, potential examples include Pentagon Park area and other I-494 corridor locations.
Office-Residential is described as:
Transitional areas along major thoroughfares or between high-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
Its Development Guidelines are:
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.
The Potential Areas of Change Map (Exhibit C) anticipates guiding for new construction and
redevelopment of suitable areas to accommodate additional households and jobs. The City
specifically highlights these areas and states, “Additional housing would have to occur through
redevelopment.” The map depicts Commercial / Office Corridors with a long-term transition
Comprehensive Guide Plan Application – Narrative
THE BOULEVARD – MIXED USE DEVELOPMENT
Page 4 of 5
envisioned away from single-site commercial use toward a mix of predominantly office and
residential uses.
Lake West Development will be requesting a re-zoning of the subject site from Planned Office
District-2 (POD-2) to Mixed Development District-6 (MDD-6). This request acknowledges the
trends and challenges of Edina as the City considers redevelopment, transportation choices,
and teardowns / infill. The Future Land Use Plan and Potential Areas of Change Maps depict
Edina’s need for redevelopment of “Office-Residential” projects with supportive data tables
from the Metropolitan Council (Exhibits D & E).
Staff has suggested the proposed use of the renovated building would be considered “Spot
Zoning”. According to the Planner’s Web, Dan Shapiro, Esq. defines Spot Zoning:
“The process of singling out a small parcel of land for a use
classification totally different from that of the surrounding area for the
benefit of the owner of such property and to detriment of other owners.”
When considering spot zoning, courts will generally determine whether the zoning relates to
the compatibility of the zoning of surrounding uses. Other factors may include: the
characteristics of the land, the size of the parcel, and the degree of the “public benefit.” The
most important criteria in determining spot zoning is the extent to which the disputed zoning is
consistent with the municipality’s comprehensive plan. The re-zoning of this project is
consistent with the land use designations described in the goals, policies, and maps guided by
the 2008 Comprehensive Plan and shall not be considered “spot zoning”.
F. 2018 Comprehensive Plan Update Vision
During the 2018 Comprehensive Plan Update, the City of Edina refined their vision of 2040 by
conducting workshops for the key issues identified by the community. A report called
“Mapping Edina’s Big Ideas” was created with the purpose to bridge the gap between vision
and planning.
The Land Use Analysis Diagram (Exhibit F) of this report depicts a future Parkway / Grand
Rounds that hugs the subject site, a desired location for a “node” that compliments the general
area. The parkway forms a ring around the city and a ring within each quadrant linking
recreation destinations and pedestrian, bicycle, and transit modes. The future development of
this connection offers potential residents a chance to experience a “livable community” that is
partial to a 3-mile radius to the Galleria / Southdale Mall and the greater industrial district.
Future iQ’s Vision Edina 2015:
The City of Edina contracted Future iQ to prepare Vision Edina, a series of documents that
articulated a vision for the city and outlined a long-term strategic framework that lays out key
issues identified by Edina’s community members. The visioning process used by Future iQ
included extensive community outreach activities (focus group meetings, community-wide
surveys, think tank meetings, community meetings, etc.) and demonstrated wide spread
community support for the vision and strategic framework. Eight strategic focus areas were
identified in Vision Edina:
- Residential Development Mix
- Transportation Options
- Commercial Development Mix
- Live and Work
- Educational Focus
- Population Mix
- Environmental Stewardship
- Regional Leadership
Vision Edina established the stakeholders’ desire to pursue a preferred future of “Nodes and
Modes,” an effort to maintain and enhance the characteristics and fabric of Edina while
Comprehensive Guide Plan Application – Narrative
THE BOULEVARD – MIXED USE DEVELOPMENT
Page 5 of 5
embracing balanced urban renewal. The central part of this preferred future is the focus on
unique nodes that represent the character and future goals of each neighborhood with
highly connected modes of transportation between them.
With the Vision Edina document already two years old, and the Biko Associates consultant
team contracted to update the 2008 comprehensive plan, there was a desire to give
community members and the comprehensive planning process and opportunity to revisit
Vision Edina and provide additional opportunities to define a future vision for the city.
These were their findings:
- Residential Development Mix
o The residential development mix group desired affordable housing
that is really life cycle housing; values behind that are socio economic
(equity), balance, and diversity.
- Transportation Options
- Commercial Development Mix
o The commercial development mix group desired walkability and destination
modes for all neighborhoods; “Nodes should be all be different”.
o New business green credits/encourage business to build green
- Live and Work
o Tax relief/Incentives for telecommuters – benefits the community not
to be on the roads
o Campus grouping and jobs and housing with environmental amenities
and attention to beauty (low-scale residential and business)
o Enable live and work nodes attractive to emerging technology and
medical device companies
- Educational Focus
- Population Mix
o Increase attractive infrastructure and environment for people 18-29
o Affordable housing; revisit density/building height issues
o Encourage cradle to grave neighborhoods with diverse ethnic
backgrounds; Full spectrum age and diverse ethnic neighborhoods
o More diverse housing options within each node
o Preserve socio-economic balance; no super-wealthy segregation;
more racial/ethnic diversity and multicultural celebrations
- Environmental Stewardship
- Regional Leadership
This project will create not only much needed affordable housing in the City of Edina but
will also create market rate apartments in the heart of “work force” needs and the heart
of Edina. We believe this project meets the visioning laid out above for the City of
Edina!
Metro Boulevard Area Working Principles
and Supporting Questions
(October 31, 2018)
Element Working Principle and Supporting Questions
Give-to-Get; Plan &
Process
Allow latitude to gain tangible and intangible outcomes aligned with
the district principles.
The existing zoning of the three parcels is currently Planned Office
District-2. The City has realized a trending need for housing with
infill/redevelopment. The proposal will request a re-zoning to Mixed
Development District-6, spearheading a transition to
Office/Residential with the renovation of the existing offices to
affordable and market rate housing. The subject site is consistent with
the City’s Potential Areas of Change Map and Future Land Use Plan.
Providing a residential component to the greater industrial area will
provide alternative housing to the “work force” and tie into the future
greenway as designated by the Mapping Edina’s Big Ideas report
provided by the City in April 2017.
1 How does the proposal contribute to the realization of the principles
for the district?
2 How can the proposal move beyond the principles for the district?
3 What tangible and intangible outcomes might be offered by the
proposal but cannot be achieved by the project on its own?
4 What does the proposal offer as a way of balancing those outcomes
provided by others?
5 What alternatives were explored to arrive at a proposal that is best
aligned with the principles and the opportunities of the district?
Edina Cultural Preferences;
Identity
Advance quality through thoughtful and artful design of buildings
and publicly accessible spaces, highlighted human activity, and
enhanced economic vibrancy.
This proposal will set precedence for the area as a “node” to promote
active lifestyles within the community and a desired location to live,
work, and play. We have chosen to work with a popular architect in
the area, Collage Architects, who work great with Edina’s planning
commission and articulate “type A” materials in their structure
designs. The market rate and affordable apartments will share
common amenities including a 20-foot pedestrian boardwalk, concept
brewery, nature trail along the east side of the property, and passive
landscape and dog park area. The boardwalk will be a staple in the
community, promoting walkability and a convenient spot for a future
farmer’s market during the summer months. The small garden bridges
are constructed with high quality materials for a lasting impression like
the Minnesota Arboretum or the Chicago Botanical Gardens.
1 Discuss the materials and construction techniques intended for the
building and the site with attention directed to ensuring an enduring
quality is achieved, especially considering whether the proposal is a
background or foreground element of the district.
2 What qualities of the proposal will be most valued by the community
in 50 years?
3 Describe the ways in which the proposal highlights human activity in
the building and on the site, especially when viewed from adjacent or
nearby public ways?
4 In what ways does the proposal enhance the economic vibrancy of the
district?
5 How does the proposal adapt itself to changing economic
opportunities of the community and the district?
District Function Look beyond baseline utilitarian functions of a single site to create
mutually supportive and forward-looking infrastructure sustaining
the district.
The subject site is specifically shown in the Potential Areas of Change
Map as an area with “long-term transition envisioned away from
single-site commercial use toward a mix of predominantly office and
residential uses.” This transitional area along major thoroughfares or
between higher-intensity and residential districts make the subject
site a great opportunity. The creation of this community will be a
positive impact to the adjacent industrial (west), commercial (south)
sites. Market rate apartments and amenities will appeal to these
areas as a short commute from work to home with trending practices
of “livable communities.”
1 Describe the ways in which the proposal is self-supporting related to
on- and off-site infrastructure and resources.
2 What impacts does the proposal pose on existing on- and off-site
infrastructure?
3 What elements of the proposal support infrastructure needs of
adjacent or nearby sites?
4 Describe the infrastructure features of the proposal that are truly
extraordinary by relating the performance of those features to current
standards, requirements, or best practices.
5 How the proposal relies on infrastructure of the district for baseline
performance?
Comprehensive
Connections; Movement
Foster a logical, safe, inviting and expansive public realm facilitating
movement of people within and to the district.
During pre-staff meetings, it was important that new residents are
safe when moving from their homes to parking lots and into the
amenity areas. This was an issue as the second iteration of the plan
had a “sea of parking.” The new concept site plan provides more
greenway connections/plaza space and separates amenity activities
between proposed and existing buildings to reduce crossings through
any parking. The proposed amenity area around Nine Mile Creek will
request easements to NMC and MnDOT to expand beyond the site
and allow users within the community alternative options for an active
lifestyle. The 20-foot pedestrian boardwalk is designed to
accommodate bicyclists and paves the trail for future connections to
the proposed greenway connection per the Land Use Analysis Diagram
from Mapping Edina’s Big Ideas report provided by the City in April
2017. The boardwalk is located within the property and outside of the
public right-of-way.
1 What features and amenities does the proposal lend to the public
realm of the district?
2 What features and amenities does the proposal introduce to extend
the sense of an expansive and engaging public realm to its site?
3 Demonstrate the ways in which the proposal supports pedestrians and
bicyclists movement and identify those nearby district features that
are important destinations.
4 What features does the proposal employ to ensure a safe and inviting
pedestrian experience on the site?
5 …
Site Design; Transitions Encourage parcel-appropriate intensities promoting harmonious and
interactive relationships without “leftover” spaces on sites.
The proposal suggests the creation of a “node” that will promote a
change in future uses to the south of the subject site. It is
conveniently tied into the Primrose School of Edina Daycare where
predicted families in affordable and market rate units can walk their
children over before commuting to work. There is a small grouping of
five office parcels to the south that is “leftover” but will likely change
to future residential. Further south is a wave of commercial and retail
(Edina Industrial Blvd) that will compliment the residents in their daily
lifestyle and needs.
1 How does the proposal relate in terms of scale to it neighbors?
2 How does the proposal make full use of the available site, especially
those portions of the site not occupied by parking and buildings?
3 How does the proposal interact with its neighbors?
4 Describe the zones of activity created by the proposal and compare
those areas to zones of activity on adjacent and nearby sites.
5 …
Health Advance human and environmental health as the public and private
realms evolves.
This proposal is consistent with current standards to preserve and
increase green space. The preservation of Nine Mile Creek is
important to maintain natural habitat and educate the typical user
with informational signage during their experience. The design and
circulation of the project aims to promote active lifestyles and
decrease the growing concern of obesity in the nation.
1 How does this proposal enhance key elements of environmental
health (air, water, noise, habitat)?
2 How does proposal mitigate any negative impacts on environmental
health on its own site?
3 How does proposal provide for a healthful environment beyond the
current condition?
4 Describe ways in which human health needs are advanced by the
proposal.
5 …
Innovation Embrace purposeful innovation aimed at identified and anticipated
problems.
The major issue with this proposal is spot zoning and re-zoning. The
City’s comprehensive plan update is underway and previous studies
and community engagement meetings have pointed out a predicted
area of change in this south eastern part of quadrant four. The
developer hopes to set the bar high for future development
continuing to the south and build the original connecting greenway
that will continue to the adjacent properties in the direction shown in
land use diagrams.
1 Identify the problems posed by the proposal or the district requiring
innovative solutions and describe the ways in which the proposal
responds?
2 Describe the metrics to be used to compare the innovations posed by
the proposal.
3 For those solutions posed by the proposal as innovative, describe how
they might become “best practices” for the district.
4 Describe innovations in systems and aesthetics and the ways in which
systems and aesthetics for integrated solutions.
5 Describe other projects where innovations similar to those included in
the proposal have been employed.
Land Use; Live-able
Precincts
Promote well-balanced aggregations of “come to” and “stay at”
places focused on human activity and linked to an engaging public
realm.
A typical day in the life of our residents will be dropping off their
children at the Primrose School of Edina Daycare, a short commute to
work to the nearby industrial district or the greater Southdale district
only 2.9 miles away to the Galleria and Southdale Mall. The residents
might pick up their children straight from work or they might stop by
the brewery for a beer. On the weekends, the Tot Lot area can keep
the kids entertained while parents and other residents keep close on
the observation deck with educational signs about the Nine Mile Creek
and its preservation.
1 How does the proposal complement the mix of uses in the district?
2 Describe the proposal in terms of “come to” and/or “stay at” places.
3 What adjacent or nearby “come to” or “stay at” places does the
proposal rely on for vitality?
4 Demonstrate the flows of activity generated by the site during a
typical weekday and weekend day.
5 In what ways does the proposal interact with surrounding sites to
encourage an engaging public realm?
Economic Vitality Ensure every component contributes to the sustained economic
vitality of the district and the community.
In summary, the residents will thrive on the concept of a walkable
community, setting a top standard for the City of Edina and creating a
demand for additional infill and redevelopment in the adjacent
properties projected for areas of change.
1 Describe the proposal in terms of its economic contributions to the
district.
2 How does the proposal enhance development on adjacent or nearby
sites?
3 What features of the site or district limit the potential of the proposal
from being fully realized?
4 Why is the proposal best situated on its proposed site from the
perspective of economic vitality?
5 How does the proposal make the district and the community a better
place?
DATE: December 6, 2018
TO: 7505 Metro Blvd, Owner and Development Team
CC: Cary Teague – Community Development Director
FROM: Chad Millner, PE – Director of Engineering
Charlie Gerk, PE – Graduate Engineer
RE: 7505 Metro Blvd – Development Review
The Engineering Department is providing a preliminary review of The Boulevard concept, the review is being
completed at the request of the Planning Department. No site plans were submitted, the only plans reviewed
were conceptual drawings.
Review Comment Required For
General
1. Deliver as-build records of public and private utility infrastructure
post construction. Certificate of Occupancy
2. A Developer’s Agreement or Site Improvement Performance
Agreement will be required for construction of public
improvements.
Certificate of Occupancy
3. Vacate existing easements as needed with easement holders,
including city of Edina. Grading/Building Permit
4. Provide public easements for relevant public utilities. Grading/Building Permit
Survey
5. An existing and proposed site condition survey is required. Grading/Building Permit
5.1 Show all existing and proposed public and private easements. Grading/Building Permit
Living Streets
6. Design sidewalks to meet ADA requirements. Grading/Building Permit
7. Saw cut concrete sidewalk joints on public sidewalks. Grading/Building Permit
8. Public sidewalk requirements along Metro Blvd to be determined.
A sidewalk will be required. Grading/Building Permit
Traffic and Street
9. Review fire access requirements with fire department. Grading/Building Permit
10. Provide traffic study. Grading/Building Permit
11. Curb cut permit required for entrance reconstruction. Prior to Reconstructing Entrance
12. Road patching shall conform to Edina Standard Plates 540-545. Certificate of Occupancy
13. Proposed Metro Blvd lighting must remain consistent with
existing light fixtures. Grading/Building Permit
Sanitary and Water Utilities
14. Verify fire demand and hydrant locations. Grading/Building Permit
15. Domestic water shall be sized by the developer’s engineer. Grading/Building Permit
16. Domestic sanitary shall be sized by the developer’s engineer. Grading/Building Permit
16.1 The current sanitary sewer network cannot support the
flow growth from this proposal to rezone 12.25 acres
(appx 600 gross, 400 net new SAC units) from office to
office/residential. The future conceptual area of change
on the west side of highway 100, from Edina Industrial to
70th Street is not possible without significant trunk
expansion or other flow curtailment.
Grading/Building Permit
17. Apply for a sewer and water connection permit with public
works. Prior to Starting Utility Work
17.1 Meter required for building service line and combined lines. No
meter required for fire only service line. Grading/Building Permit
17.2 Public works to determine acceptable installation methods. Grading/Building Permit
18. Disconnected sanitary and water services to be capped at main. Utility Permit
19. A SAC determination will be required by the Metropolitan
Council. The SAC determination will be used by the city to
calculate sewer and water connection charges
Grading/Building Permit
20. Single connection from main for fire and domestic, split after
main connection unless required based on building heights,
watermain pressure or watermain flows.
Grading/Building Permit
21. Existing and newly expanded watermain to meet city standards. A
site wide watermain loop may be required. Grading/Building Permit
Storm Water Utility
22. Provide geotechnical report with soil borings. Grading/Building Permit
23. Provide hydraulic and hydrologic report meeting watershed and
state construction site permit requirements. Grading/Building Permit
24. Submit watershed district permit and copies of private
maintenance agreement in favor of watershed. Grading/Building Permit
25. The subject property is subject to a FEAM floodplain and
floodway. No work is permitted in the floodway or floodplain
without an engineering study showing no rise in the flood risk.
Grading/Building Permit
26. The subject property is encumbered with two local floodplain
elevations identified by the 2017 Comprehensive Water
Resources Management Plan. The north floodplains 100-year
elevation is 827.7’ the south floodplains 100-year elevation is
828.8. No work is permitted in the floodplains without an
engineering study showing no rise in the flood risk.
Grading/Building Permit
27. Building low floor elevation must follow CWRMP policy 3.1.1.1,
be a minimum of 2’ above the 100 year HWL of basin. Grading/Building Permit
Grading Erosion and Sediment Control
28. A SWPPP consistent with the state general construction site
stormwater permit is required. Grading/Building Permit
Constructability and Safety
29. Construction staging, traffic control, and pedestrian access plans
will be required. Grading/Building Permit
Other Agency Coordination
30. Hennepin County, MDH, MPCA and MCES permits required as
needed. Grading/Building Permit
31. Nine Mile Creek Watershed Districts permit is required. Grading/Building Permit
Barr Engineering Co. 4300 MarketPointe Drive, Suite 200, Minneapolis, MN 55435 952.832.2600 www.barr.com
Technical Memorandum
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Project: 23271653.00
c: Brian LeMon – Barr Engineering Co.
The purpose of this memo is to provide the City of Edina (City) with documentation of the results of Barr’s
analysis of the impact of planned redevelopment in the southwest portion of the City on its sanitary sewer
system. Redevelopment within the city and portions of the City of Bloomington (Bloomington) which
drain to Edina sanitary sewer are shown in Figure 1. The City is interested in knowing if existing
infrastructure is capable of handling the projected increase in flows.
With redevelopment comes the need to evaluate and assess the capability of the existing sanitary sewer
system to meet changing loads. This includes pipes near the redeveloping properties as well as those
downstream, all the way to the municipal boundary. The City maintains their municipal XP-SWMM
sanitary sewer model to reflect redevelopment within the City to evaluate if, when, and where
modifications to the sanitary sewer system are required to meet current and future demands.
The City identified several areas in Edina and Bloomington that are redeveloping. Bloomington provided
anticipated Sewer Availability Charge (SAC) values for those redevelopment parcels located in
Bloomington but served by Edina sanitary sewer infrastructure (Figure 1). The City provided information
relative to those redeveloping parcels located within Edina.
Barr estimated the magnitude of future inflows to the sanitary system based on the building areas and
types of redevelopment provided by the City and Bloomington. Estimated inflows used to update the
sanitary sewer model reflect existing inflow and planned development / redevelopment within Edina and
the contributing portions of Bloomington.
This memorandum provides a summary of information provided by the cities, methodology used to
update the model, and resulting available system capacity. The memorandum is divided into the
following sections:
• Demand Planning
• Scenario Modeling Results
• Conclusions and Recommendations
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
6262
£¤169
£¤169
£¤212
§¨¦494
MCE S-12 9
LS-0 6
LS-2 1
LS-2 0
LS-1 7
LS-1 8
LS-1 6
LS-1 5
LS-1 4
LS-2 3
LS-1 2
LS-0 3
LS-2 2
LS-1 3
EDENPRAIRIE
MINNE APOLIS
SAINTLOUIS PARK
EDINA
HOPKINS
BLOOMINGTON
Barr Footer: ArcGIS 10.6, 2018-08-07 12:45 File: \\barr.com\gis\Client\Edina\Projects\South_Sanitary_23271653\Maps\Report\Figure 1 - Redevelopment Locations.mxd User: RCS2
0 1,000 2,000
Feet
!;N REDE VELO PMEN T LO CATIO NSCity of Edina, MN
FIGURE 1
"/MC ES Meter Location
")Lif t Station
Sa nitar y Sewer Pipes
Redevelopment Areas
MC ES Metershed
Mu nicipal Bound ar y
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Page: 3
P:\Mpls\23 MN\27\23271653 Edina South Sanitary Sewer Cap\WorkFiles\04 - Memo\Edina South Sanitary Sewer Capacity Evaluation - 20180820.docx
1.0 Demand Planning
For the purposes of demand planning, it was assumed that sewage inflows from all areas other than those
identified as redeveloping in Figure 1 would remain at existing conditions. (i.e., only redevelopment in the
four areas highlighted in Figure 1 is considered in this analysis). Barr evaluated available capacity for three
levels of development density: low-, medium-, and high-density redevelopment. To evaluate the impact of
redevelopment, Barr developed and evaluated model inflows for the four model scenarios shown below:
1. Scenario 1 – Existing Conditions: Edina XP-SWMM existing conditions model with no updated
inflow data (Barr, 2017).
2. Scenario 2 – Low-Density Redevelopment: Scenario 1 with estimated inflow from anticipated
redevelopment (low-density redevelopment).
3. Scenario 3 – Medium-Density Redevelopment: Scenario 1 with estimated inflow from
anticipated redevelopment (medium-density redevelopment).
4. Scenario 4 – High-Density Redevelopment: Scenario 1 with estimated inflow from anticipated
redevelopment (high-density redevelopment).
The following subsections document existing inflow and demand planning information provided by the
cities of Edina and Bloomington and describe how data was incorporated into the XP-SWMM model.
1.1 Demand Planning Information from the City of Edina
The City identified three areas expected to redevelop within its city limits as shown in Figure 1: Lincoln
Apartments, Edina High School, and the commercial and retail area southeast of the intersection of Cahill
Road and West 70th Street (Cahill / 70th). Note that the fourth area identified on Figure 1 is in Bloomington
and is addressed later in this subsection. The City also provided inflow estimates for the high-density
redevelopment scenario for each area as summarized in Table 1. Specifically, the City provided the
estimated high-density Sewer Availability Charge (SAC) for Lincoln Apartments and Edina High School,
and an estimate of the living units per acre for parcels in the Cahill / 70th redevelopment area. Based on
input from the City, Barr developed the low-density and medium-density inflow estimates outlined in
Table 1. Based on the assumptions outlined in Table 1, final inflow values assigned to each redevelopment
parcel for low-, medium-, and high-density redevelopment scenarios are summarized in Table 3.
Redevelopment scenarios evaluated in this memorandum only consider redevelopment within the four
areas highlighted in Figure 1. Other areas within the City are redeveloping and will ultimately further
impact some of the pipe and lift station capacities in the MCES-129 sewershed. A combined analysis of
the impacts of the redevelopment considered here occurring along with other redevelopment is not
within the scope of this analysis but should be considered as those areas redevelop.
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Page: 4
P:\Mpls\23 MN\27\23271653 Edina South Sanitary Sewer Cap\WorkFiles\04 - Memo\Edina South Sanitary Sewer Capacity Evaluation - 20180820.docx
Table 1 Redevelopment inflow assumptions for Edina redevelopment areas.
Edina Redevelopment
Area Parcel(s)
Redevelopment Assumption
Low-Density Medium-Density High-Density
Lincoln Apartments1 053-3111721320002 107 SAC 160.5 SAC 214 SAC
Edina High School1 053-0511621230001 34 SAC 51 SAC 68 SAC
Cahill/70th2 Multiple Parcels (18) 30 Units / Acre 50 Units / Acre 60 Units / Acre
1 High-Density average daily SAC units (SAC unit = 274 gallons per day) were provided by the City. Medium-density estimates
were calculated as 75% of the high-density value, and low-density estimates were calculated as 50% of the high density value.
2 The low-, medium, and high-density values of 30, 50, and 60 units / acre (where “units” are living units and "acre" is the area of
the parcel) were provided by the City for parcels in the Cahill / 70th redevelopment area. Final daily inflow values for each parcel
were calculated as follows: (parcel area, acre) x (units / acre) x (2.5 residents per unit) x (75 gpd / resident). These assumptions
are consistent with daily usage assumptions outlined in the Southeast Edina Sanitary Sewer study (Barr, 2017).
1.2 Sewer Availability Charge (SAC) values from the City of Bloomington
Bloomington identified and provided Sewer Availability Charge (SAC) values for existing parcels along
West 78th Street that are connected to Edina sanitary sewer infrastructure. For the majority of these
parcels, the City of Edina had previously provided existing metered inflow data which was incorporated
into 2016-2017 model development (Barr, 2017). One parcel included in the data submittal had not been
developed prior to the monitoring period evaluated in the previous City of Edina modeling effort, but
does now contribute flow to Edina. For this reason, the SAC value for this property provided by
Bloomington was added to the existing conditions model (Scenario 1) as outlined in Table 3.
1.3 Demand Planning Information from the City of Bloomington
Bloomington identified three parcels where redevelopment is expected along Creek Ridge Circle and West
78th Street (Creek Ridge / 78th) that will contribute increased flow and are connected to Edina sanitary
sewer infrastructure (Figure 1). Bloomington provided high-density redevelopment values for each. Based
on input from the City, Barr developed the low-density and medium-density inflow estimates in Table 2.
Final inflow values assigned to each redevelopment parcel for low-, medium-, and high-density
redevelopment scenarios are summarized in Table 3.
Table 2 Redevelopment inflow assumptions for Bloomington redevelopment areas.
Bloomington
Redevelopment Area Parcel
Redevelopment Assumption
Low-Density Medium-Density High-Density
Creek Ridge / 78th1
053-1711621210006 1.9 SAC 2.9 SAC 3.8 SAC
053-1711621210004 45.5 SAC 68.2 SAC 90.9 SAC
053-1711621210004 8.6 SAC 12.8 SAC 17.1 SAC
1 High-Density average daily SAC units (SAC unit = 274 gallons per day) were provided by the City of Bloomington. Medium-
density estimates were calculated as 75% of the high-density value, and low-density estimates were calculated as 50% of the
high density value.
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Page: 5
P:\Mpls\23 MN\27\23271653 Edina South Sanitary Sewer Cap\WorkFiles\04 - Memo\Edina South Sanitary Sewer Capacity Evaluation - 20180820.docx
1.4 Final Inflows for Scenario Models
Various scenarios for existing and proposed inflow values assigned to parcels in the redevelopment areas
are summarized in Table 3. Daily inflow values shown in Table 3 were used to evaluate the impact on the
sanitary system.
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Page: 6
P:\Mpls\23 MN\27\23271653 Edina South Sanitary Sewer Cap\WorkFiles\04 - Memo\Edina South Sanitary Sewer Capacity Evaluation - 20180820.docx
Table 3 Final Redevelopment Inflow Values.
Municipality Development Area Parcel(s) Address
Manhole
ID
Existing
Address
Inflow
(gpd)
Redevelopment Estimate Flow Rate (gpd)1,2 Final Flow Rate for Model (gpd)
Low-Density Medium-Density High-Density
Scenario 1:
Existing
Conditions
Scenario 2:
Low-Density
Scenario 3:
Medium-Density
Scenario 4:
High-Density
Edina Lincoln Apartments 053-3111721320002 5901 STATE HWY NO 169 MH-2274 0 29,318 43,977 58,636 0 29,318 43,977 58,636
Edina High School 053-0511621230001 6754 VALLEY VIEW RD MH-2474 7,935 9,316 13,974 18,632 7,935 17,251 21,909 26,567
Cahill/70th 053-0811621110005 5415 70TH ST W MH-1201 1,555 4,453 7,422 8,907 1,555 4,453 7,422 8,907
053-0811621110010 7017 AMUNDSON AVE MH-1201 935 7,275 12,126 14,551 935 7,275 12,126 14,551
053-0811621110019 7070 AMUNDSON AVE MH-1202 956 5,287 8,811 10,573 956 5,287 8,811 10,573
053-0811621110020 7100 AMUNDSON AVE MH-1203 1,016 6,381 10,635 12,761 1,016 6,381 10,635 12,761
053-0811621110024 7001 CAHILL RD MH-1180 779 4,978 8,297 9,957 779 4,978 8,297 9,957
053-0511621440001 5432 70TH ST W MH-3440 3,618 3,351 5,585 6,702 3,618 3,351 5,585 6,702
053-0511621440002 24 ADDRESS UNASSIGNED MH-3440 0 724 1,206 1,448 0 724 1,206 1,448
053-0511621440038 24 ADDRESS UNASSIGNED MH-3443 0 2,097 3,495 4,194 0 2,097 3,495 4,194
053-0511621440050 5420 70TH ST W MH-3442 15 1,962 3,269 3,923 15 1,962 3,269 3,923
053-0811621110003 24 ADDRESS UNASSIGNED MH-1195 0 1,292 2,153 2,583 0 1,292 2,153 2,583
053-0811621110004 5416 70TH ST W MH-3442 1,322 3,863 6,438 7,725 1,322 3,863 6,438 7,725
053-0811621110008 24 ADDRESS UNASSIGNED MH-1201 0 8,751 14,584 17,501 0 8,751 14,584 17,501
053-0811621110009 7075 AMUNDSON AVE MH-1201 29,052 5,702 9,503 11,404 29,052 5,702 9,503 11,404
053-0811621110017 24 ADDRESS UNASSIGNED MH-3443 0 527 879 1,055 0 527 879 1,055
053-0811621110018 5400 70TH ST W MH-3443 2,796 8,007 13,346 16,015 2,796 8,007 13,346 16,015
053-0811621110021 7079 AMUNDSON AVE MH-1202 0 1,084 1,806 2,168 0 1,084 1,806 2,168
053-0811621110022 7101 AMUNDSON AVE MH-1195 1,127 20,523 34,204 41,045 1,127 20,523 34,204 41,045
053-0811621110023 7125 CAHILL RD MH-1195 0 22,382 37,303 44,764 0 22,382 37,303 44,764
Bloomington Creek Ridge/78th 053-1711621210006 7807 CREEKRIDGE CIR MH-3032 4,6583 521 781 1,041 4,658 5,179 5,439 5,699
053-1711621210004 6701 78TH ST W MH-3033 0 12,453 18,680 24,907 0 12,453 18,680 24,907
053-1711621210004 6701 78TH ST W MH-3033 0 2,343 3,514 4,685 0 2,343 3,514 4,685
1 Redevelopment flow rate estimates are the estimated additional inflow to the parcel and do not also include the existing flow rate.
2 Final flow rate for model includes existing inflow for all development areas with the exception of Cahill / 70th. For Cahill / 70th, redevelopment inflows replace existing inflows.
3 Existing flow rate from this parcel did not exist during 2016-2017 modeling (Barr, 2017) because this parcel had not yet been developed. For this reason, the Bloomington SAC was included to represent existing flow from this development.
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Page: 7
P:\Mpls\23 MN\27\23271653 Edina South Sanitary Sewer Cap\WorkFiles\04 - Memo\Edina South Sanitary Sewer Capacity Evaluation - 20180820.docx
2.0 Scenario Modeling Results
Four simulations were completed based on the scenarios discussed in Section 1.0. Inflows to the model
were updated for each scenario based on the data shown in Table 3. The resulting impacts to the City
sanitary system were evaluated for each of the redevelopment scenarios including those with updated
inflows from Bloomington.
Remaining available pipe capacity (%) for the five scenarios are shown in Figure 2 through Figure 5. Peak
flow rates for each scenario were calculated by peaking the average daily flow rate by the appropriate
MCES peaking factor (Metropolitan Council, 2016), corrected to not peak (a) the portion of average daily
flow attributed to inflow and infiltration (I/I), and (b) average outflow from two FilmTec facilities (located
at 5400 Dewey Hill Road and 7200 Ohms Lane). Flow rates from the FilmTec facilities discharge at a near
constant outflow rate and these outflow rates would not be impacted by a peak I/I event. For this reason,
flow rates from the facilities were not peaked.
The remaining available capacity (%) was then calculated by comparing the corrected peak flow rate to
the full flow rate of the pipe calculated using the Manning Equation. The remaining SAC units available in
each pipe segment are shown in Figure 6 through Figure 9.
Table 4 shows results from the existing condition model simulation and each of the three redevelopment
inflow simulations, and provides a summary of pipe capacity for each scenario.
Table 4 Edina South Sanitary Sewer Capacity Evaluation Summary.
Scenario
Redevelopment
Inflow1 (SAC)
Percentage (Number) of Pipes Greater Than…2
50%
Capacity
60%
Capacity
70%
Capacity
80%
Capacity
90%
Capacity
100%
Capacity
Scenario 1:
Existing Conditions -- 5.8%
(212)
4.5%
(163)
3.2%
(118)
1.8%
(65)
1.5%
(55)
1.2%
(43)
Scenario 2:
Low-Density
Redevelopment
436 6.1%
(223)
4.9%
(179)
3.9%
(143)
2.5%
(91)
1.6%
(58)
1.3%
(49)
Scenario 3:
Medium-Density
Redevelopment
799 6.3%
(228)
5.3%
(192)
4.1%
(148)
2.9%
(107)
1.7%
(63)
1.4%
(51)
Scenario 4:
High-Density
Redevelopment
1,029 6.3%
(229)
5.4%
(198)
4.4%
(160)
3.2%
(118)
2.1%
(76)
1.6%
(58)
1 Total redevelopment inflow added to the existing conditions model (Scenario 1).
2 Average pipe capacity utilized (%) of all pipes in the Southwestern Edina XP-SWMM model (3,634 pipe segments modeled).
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPR AIR IE
MINNEAPOLIS
SAINTLOUIS PAR K
EDINA
HOPKINS
BLOOMINGTON
5400 DeweyHill Rd
7200 OhmsLane
Barr Foote r: ArcGIS 10.6, 2018-08-13 07:19 File : \\barr.com \g is\Clie nt\Edina\Proje cts \South_Sanitary_23271653\Maps \R e port\Fig ure 2 - Sce nario 1 - Existing Conditions Pipe Capacity Pe rce nt Us e d.m xd Us e r: R CS2
0 1,000 2,000
Fe e t
!;N SCENAR IO 1:EXISTING CONDITIONSPIPE CAPACITY PER CENT USED City of Edina, MN
FIGUR E 2
"/MCES Me te r Location
")Lift Station
R e de ve lopm e nt Are as
MCES Me te rs he d
Municipal Boundary
Pipe Capacity Percent Used
Le s s than 50%
Gre ate r than 50%
Gre ate r than 60%
Gre ate r than 70%
Gre ate r than 80%
Gre ate r than 90%
Gre ate r than 100%
Note s :• Thicke r pipe s are downs tre am fromre de ve lopm e nt are as• Pipe Capacity is calculate d as the MCESpe ak flow rate divide d by the full pipe flowrate calculate d us ing the Manning ’s Equation• MCES pe aking factors we re not applie d toflow from Film Te c facilitie s at 7200 Ohm s Lnand 5400 De we y Hill R d
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPR AIR IE
MINNEAPOLIS
SAINTLOUIS PAR K
EDINA
HOPKINS
BLOOMINGTON
5400 DeweyHill Rd
7200 OhmsLane
Barr Footer: ArcGIS 10.6, 2018-08-21 08:43 File: \\barr.com \gis\Client\Ed ina\Projects\South_Sanitary_23271653\Maps\R eport\Figure 3 - Scenario 2 - Low-Density R ed evelopm ent Pipe Capacity Percent Used .m xd User: R CS2
0 1,000 2,000
Feet
!;N"/MCES Meter Location
")Lift Station
R ed evelopm ent Areas
MCES Metershed
Municipal Bound ary
Pipe Capacity Percent Used
Less than 50%
Greater than 50%
Greater than 60%
Greater than 70%
Greater than 80%
Greater than 90%
Greater than 100%
SCENAR IO 2:LOW-DENSITY R EDEVELOPMENTPIPE CAPACITY PER CENT USED City of Ed ina, MN
FIGUR E 3
Notes:• Thicker pipes are d ownstream fromred evelopm ent areas• Pipe Capacity is calculated as the MCESpeak flow rate d ivid ed by the full pipe flowrate calculated using the Manning’s Equation• MCES peaking factors were not applied toflow from Film Tec facilities at 7200 Ohm s Lnand 5400 Dewey Hill R d
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPR AIR IE
MINNEAPOLIS
SAINTLOUIS PAR K
EDINA
HOPKINS
BLOOMINGTON
5400 DeweyHill Rd
7200 OhmsLane
Barr Foote r: ArcGIS 10.6, 2018-08-21 08:44 File : \\barr.com \g is\Clie nt\Edina\Proje cts \South_Sanitary_23271653\Maps \R e port\Fig ure 4 - Sce nario 3 - Me dium -De nsity R e de ve lopm e nt Pipe Capacity Pe rce nt Us e d.m xd Us e r: R CS2
Pipe Capacity Percent Used
Le s s than 50%
Gre ate r than 50%
Gre ate r than 60%
Gre ate r than 70%
Gre ate r than 80%
Gre ate r than 90%
Gre ate r than 100%
!;N
0 1,000 2,000
Fe e t
SCENAR IO 3:MEDIUM-DENSITY R EDEVELOPMENTPIPE CAPACITY PER CENT USED City of Edina, MN
FIGUR E 4
"/MCES Me te r Location
")Lift Station
R e de ve lopm e nt Are as
MCES Me te rs he d
Municipal Boundary
Note s :• Thicke r pipe s are downs tre am fromre de ve lopm e nt are as• Pipe Capacity is calculate d as the MCESpe ak flow rate divide d by the full pipe flowrate calculate d us ing the Manning ’s Equation• MCES pe aking factors we re not applie d toflow from Film Te c facilitie s at 7200 Ohm s Lnand 5400 De we y Hill R d
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPR AIR IE
MINNEAPOLIS
SAINTLOUIS PAR K
EDINA
HOPKINS
BLOOMINGTON
5400 DeweyHill Rd
7200 OhmsLane
Barr Foote r: ArcGIS 10.6, 2018-08-21 08:44 File : \\barr.com \g is\Clie nt\Edina\Proje cts \South_Sanitary_23271653\Maps \R e port\Fig ure 5 - Sce nario 4 - Hig h-De nsity R e de ve lopm e nt Pipe Capacity Pe rce nt Us e d.m xd Us e r: R CS2
0 1,000 2,000
Fe e t
!;N"/MCES Me te r Location
")Lift Station
R e de ve lopm e nt Are as
MCES Me te rs he d
Municipal Boundary
Pipe Capacity Percent Used
Le s s than 50%
Gre ate r than 50%
Gre ate r than 60%
Gre ate r than 70%
Gre ate r than 80%
Gre ate r than 90%
Gre ate r than 100%
SCENAR IO 4:HIGH-DENSITY R EDEVELOPMENTPIPE CAPACITY PER CENT USED City of Edina, MN
FIGUR E 5
Note s :• Thicke r pipe s are downs tre am fromre de ve lopm e nt are as• Pipe Capacity is calculate d as the MCESpe ak flow rate divide d by the full pipe flowrate calculate d us ing the Manning ’s Equation• MCES pe aking factors we re not applie d toflow from Film Te c facilitie s at 7200 Ohm s Lnand 5400 De we y Hill R d
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPRAIRIE
MINNEAPOLIS
SAINTLOUIS PARK
EDINA
HOPKINS
BLOOMINGTON
5400Dewey Hill Rd
7200 OhmsLane
Barr Footer: ArcGIS 10.6, 2018-08-21 08:48 File: \\barr.com\gis\Client\Edina\Projects\South_Sanitary_23271653\Maps\Report\Figure 6 - Scenario 1 - Existing Conditions Pipe Capacity Remaining (SAC).mxd User: RCS2
0 1,000 2,000
Feet
!;N"/MCES Meter Location
")Lift Station
Redevelopment Areas
MCES Metershed
Municipal Boundary
Pipe Capacity Remaining (SAC)
0
1-250
251-500
501-750
751-1000
1001-1500
1501-2000
2001-2500
2501-3000
3001-4000
4001-5000
5001-6000
6001-7000
7001-8000
8001-9000
>9001
Notes: Thicker pipes aredownstream fromredevelopment areas.MCES peaking factorswere not applied toflow from FilmTecfacilities at 7200 Ohms Lnand 5400 Dewey Hill Rd
SCENARIO 1:EXISTING CONDITIONSPIPE CAPACITY REMAINING (SAC)City of Edina, MN
FIGURE 6
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPRAIRIE
MINNEAPOLIS
SAINTLOUIS PARK
EDINA
HOPKINS
BLOOMINGTON
5400Dewey Hill Rd
7200 OhmsLane
Barr Footer: ArcGIS 10.6, 2018-08-13 07:45 File: \\barr.com\gis\Client\Edina\Projects\South_Sanitary_23271653\Maps\Report\Figure 7 - Scenario 2 - Low-Density Redevelopment Pipe Capacity Remaining (SAC).mxd User: RCS2
0 1,000 2,000
Feet
!;N"/MCES Meter Location
")Lift Station
Redevelopment Areas
MCES Metershed
Municipal Boundary
Pipe Capacity Remaining (SAC)
0
1-250
251-500
501-750
751-1000
1001-1500
1501-2000
2001-2500
2501-3000
3001-4000
4001-5000
5001-6000
6001-7000
7001-8000
8001-9000
>9001 FIGURE 7
SCENARIO 2:LOW-DENSITY REDEVELOPMENTPIPE CAPACITY REMAINING (SAC)City of Edina, MN
Notes: Thicker pipes aredownstream fromredevelopment areas.MCES peaking factorswere not applied toflow from FilmTecfacilities at 7200 Ohms Lnand 5400 Dewey Hill Rd
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPRAIRIE
MINNEAPOLIS
SAINTLOUIS PARK
EDINA
HOPKINS
BLOOMINGTON
5400Dewey Hill Rd
7200 OhmsLane
Barr Footer: ArcGIS 10.6, 2018-08-13 07:45 File: \\barr.com\gis\Client\Edina\Projects\South_Sanitary_23271653\Maps\Report\Figure 8 - Scenario 3 - Medium-Density Redevelopment Pipe Capacity Remaining (SAC).mxd User: RCS2
0 1,000 2,000
Feet
!;N"/MCES Meter Location
")Lift Station
Redevelopment Areas
MCES Metershed
Municipal Boundary
Pipe Capacity Remaining (SAC)
0
1-250
251-500
501-750
751-1000
1001-1500
1501-2000
2001-2500
2501-3000
3001-4000
4001-5000
5001-6000
6001-7000
7001-8000
8001-9000
>9001
SCENARIO 3:MEDIUM-DENSITY REDEVELOPMENTPIPE CAPACITY REMAINING (SAC)City of Edina, MN
FIGURE 8
Notes: Thicker pipes aredownstream fromredevelopment areas.MCES peaking factorswere not applied toflow from FilmTecfacilities at 7200 Ohms Lnand 5400 Dewey Hill Rd
%,
%,
LincolnApartments
EdinaHighSchool
Cahill/70th
Creek Ridge/78th(Bloomington)456731
4567158
456717
456717
456721
45673
4567158
456731
456720
456734
456728
456753
100
7
62
62
£¤169
£¤169
£¤212
§¨¦494
MCES-129
LS-06
LS-21
LS-20
LS-17
LS-18
LS-16
LS-15
LS-14
LS-23
LS-12
LS-03
LS-22
LS-13
EDENPRAIRIE
MINNEAPOLIS
SAINTLOUIS PARK
EDINA
HOPKINS
BLOOMINGTON
5400Dewey Hill Rd
7200 OhmsLane
Barr Footer: ArcGIS 10.6, 2018-08-13 07:50 File: \\barr.com\gis\Client\Edina\Projects\South_Sanitary_23271653\Maps\Report\Figure 9 - Scenario 4 - High-Density Redevelopment Pipe Capacity Remaining (SAC).mxd User: RCS2
0 1,000 2,000
Feet
!;N"/MCES Meter Location
")Lift Station
Redevelopment Areas
MCES Metershed
Municipal Boundary
Pipe Capacity Remaining (SAC)
0
1-250
251-500
501-750
751-1000
1001-1500
1501-2000
2001-2500
2501-3000
3001-4000
4001-5000
5001-6000
6001-7000
7001-8000
8001-9000
>9001 FIGURE 9
SCENARIO 4:HIGH-DENSITY REDEVELOPMENTPIPE CAPACITY REMAINING (SAC)City of Edina, MN
Notes: Thicker pipes aredownstream fromredevelopment areas.MCES peaking factorswere not applied toflow from FilmTecfacilities at 7200 Ohms Lnand 5400 Dewey Hill Rd
To: Ross Bintner– City of Edina
From: Michael McKinney, Brandon Barnes, and Sarah Stratton – Barr Engineering Co.
Subject: Edina South Sanitary Sewer Capacity Evaluation
Date: August 17, 2018
Page: 16
P:\Mpls\23 MN\27\23271653 Edina South Sanitary Sewer Cap\WorkFiles\04 - Memo\Edina South Sanitary Sewer Capacity Evaluation - 20180820.docx
3.0 Conclusions and Recommendations
The proposed redevelopment areas reduce available capacity in pipes to which they discharge. The main
trunk lines flowing into LS-06 and from LS-06 to the MCES-129 interceptor are already known to be at or
over capacity based on MCES peak flow methodology and the flows from redevelopment evaluated in this
study add to the existing capacity issues. While the development proposed in Bloomington reduces the
capacity of down-sewer pipes, none of the pipes exceed 80% capacity before reaching the existing over-
capacity area upstream of LS-14.
The Lincoln Apartments and Cahill / 70th redevelopment areas (see Figure 1) cause the greatest reduction
in capacity and should be carefully monitored as development proceeds. During certain development
scenarios, these redevelopment areas cause pipes which are under capacity during existing conditions to
become over-capacity (e.g., to go from 50% capacity during existing conditions to over 80% capacity). As
a reminder, Figures 2 through 5 show capacity during peak flow conditions (using MCES peaking
methodology). Pipe capacity monitored in the field under normal flow conditions may not approach the
situations modeled in redevelopment scenario unless monitored during a peak flow event including
inflow and infiltration.
Possible areas of concern: The area immediately downstream of the proposed Lincoln Hill apartment
redevelopment caused pipes to exceed 80% capacity during some redevelopment scenarios. Pipe
segments in the vicinity of LS-14 increase significantly and should be monitored for potential problems.
The trunk lines upstream of the major Highway 100 crossing exceed 80% capacity in several areas and
should also be monitored.
References
Barr Engineering Co. (Barr). 2017. Southeast Edina Sanitary Sewer Study. Prepared for the City of Edina.
Metropolitan Council. 2016. 2016 Inflow & Infiltration Task Force Report.
https://metrocouncil.org/Wastewater-Water/Publications-And-Resources/WASTEWATER/Inflow-
Infiltration/Inflow-Infiltration-Task-Force-Report,-2016.aspx
Date: December 12, 2018 Agenda Item #: V.C .
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:Varianc es : 4412 Valley View R oad for New Horizon
Academy
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 Variances subject to the findings and conditions in the staff report.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Staff Report
Site Location, Zoning, SAP and s ketch plans
Applicant Narrative
Changes from Sketch Plan
Proposed Plans - building renderings
Proposed Plans
Parking & Traffic Study
Parking & Traffic Study - Attachments
Engineering & Building Memos
December 12, 2018
Planning Commission
Cary Teague, Community Development Director
Variances at 4412 Valley View Road for New Horizon Academy
Information / Background:
The Planning Commission is asked to consider a site plan with variances request to remodel
and expand the building at 4412 Valley View Road. The applicant would significantly remodel
the existing retail and office building into a day care facility. The existing building is 9,047
square feet in size and has been used for a variety of retail and offices uses over the years.
The proposed remodeled building would be 9,600 square feet in size. The remodeling
includes changing the hip roof into a flat roof, and locating a play area on to the roof. An
elevator would be required to get staff and the kids to the roof. A height variance would be
required for this elevator that would also include a lobby, stairs and storage area. There are
25 parking stalls on the site; the proposal would reduce parking to 22 stalls. Green space and
boulevard style sidewalks would be added to the front of the building on Valley View to
meet some goals in the Valley View/Wooddale small area plan. (See attached applicant plans
and narrative and pages from the small area plan.)
The site is currently zoned PCD-1, Planned Commercial District. Day Cares are a permitted
use. The request would require the following:
1. A Parking stall variance from 27 spaces to 22 stalls.
2. A building height variance from 24 feet to 41 feet.
The applicant has gone through the sketch plan process, and made the following changes
based on the feedback from the Planning Commission and City Council:
Rotated the front stair.
Attempted to make the structure architecturally similar with the adjacent new residential
development.
Added a “bump out” on the west side to better identify the main entrance and the existing
building materials.
STAFF REPORT Page 2
Modified the penthouse roof to reflect the residential character of the neighborhood.
Met with the developer of the adjacent residential project and modified the building material
palette to more closely align.
Added bicycle racks
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Single-family homes; zoned R-1, Single Dwelling Unit District.
Easterly: Single-family homes; zoned R-1, Single Dwelling Unit District.
Southerly: New Horizon Day Care zoned PCD-1, Planned Commercial District and guided
NN, Neighborhood Node.
Westerly: Condominiums; zoned PCD-1, Planned Commercial District and guided NN,
Neighborhood Node
Existing Site Features
The subject property is 17,000 square feet in size, and contains a two-story commercial and
office building that is in a poor state of repair.
Planning
Guide Plan designation: NN, Neighborhood Node.
Zoning: PCD-1, Planned Commercial District
Site Circulation/Access/Traffic
Primary access points to the proposed development remain the same off of Kellogg Avenue and
Valley View Road France Avenue.
Parking
Based on the City Code requirement, Section 36-1312, a total of 27 parking stall would be
required (see table below). The proposed plans would provide 22 parking stalls. A parking study
was done by the Traffic Impact Group. (See attached.) The study concludes that there would be
adequate parking to support New Horizon. The maximum number of stalls needed at any one
time is 10. The pickup and drop off occurs within the existing parking stalls and does not
happen at one time. The New Horizon is currently located across the street; and they have a
good handle on the number stalls needed to support the business on this site.
STAFF REPORT Page 3
Landscaping
Based on the perimeter of the site, 13 overstory trees would be required. The proposed plans
show that 5 overstory trees and a row of 14 Techney Arborvitae along the east lot line. (See
attached landscape plan.) The proposed landscaping and green space would be a vast
improvement over existing conditions.
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. Drainage is directed away from
the adjacent residential property. Green space and a raingarden would be added in front, which
would be a vast improvement over existing conditions. Any approvals of this project would be
subject to review and approval of the Watershed District, as they are the City’s review
authority over the grading of the site.
Building/Building Material
The building materials would be stone, lap siding and glass. The building is designed to reflect a
more residential scale to fit the neighborhood.
Mechanical Equipment
Any rooftop and/or ground level equipment would have to be screened if visible from adjacent
property lines.
Trash Enclosures
The trash area would be located inside the building.
Building Height
The building height requirement for this site is 2 stories and 24 feet. (See attached building
height overlay district map.) The applicant is requesting a variance from this standard. The
building height proposed is 41 feet, including the elevator access to the roof. While the building
is considered to be two stories, consistent with the small area plan, the elevator, stair and
lobby portion is 41 feet tall and could be considered a third story. The small area plan would
allow three stories for this site. (See attached pages from the Valley View/Wooddale small area
plan.)
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
STAFF REPORT Page 4
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 site is limited in its size to produce meaningful sidewalk improvements; however, the plan
does provide an improved pedestrian sidewalk along Valley View and a safe and improved
pedestrian entrance to the new building.
STAFF REPORT Page 5
COMPLIANCE TABLE
The following page provides a compliance table that demonstrates how the proposal
would comply with the existing PCD-1 Standards on the lot.
City Standard
(PCD-1)
Proposed
Lot line
Building Setbacks
Front – Valley View
Front – Kellogg
Side – North
Side – East
Parking Lot Setbacks
Front – Valley View &
Kellogg
Side – North
Side – East
35 feet
35 feet
27-41 feet
25-41 feet
20 feet
10 feet
10 feet
35 feet (existing)
38 feet (existing)
5 feet (existing & proposed)*
22 feet (existing & proposed)*
2-10 feet proposed (existing is 0)
5 feet (existing)
0-5 feet (existing)
Building Height 2-stories & 24 feet
2-3 stories & 41 feet*
(To the top of the
elevator/stair/lobby)
Floor Area Ratio (FAR) 1.0 .7
Parking 1 space per teacher/staff (20)
1 space per 20 individuals (7)
27 required
22 spaces proposed*
*Variances required
Variances
The following Variances are requested:
A Parking stall variance from 27 spaces to 22 stalls.
A building height variance from 24 feet to 41 feet.
Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the
ordinance would cause practical difficulties in complying with the Zoning Ordinance and that the use is
reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when
applying the three conditions:
Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively.
The Proposed Variance will:
STAFF REPORT Page 6
1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance
requirements.
Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable
use without the variance. Rather, the applicant must show that there are practical difficulties in
complying with the code and that the proposed use is reasonable. "Practical difficulties" may include
functional and aesthetic concerns.
Staff believes the proposed variances are reasonable. The practical difficulty is the small lot size, and the
location the existing building. There are several existing nonconformities on the site including the
building setbacks, the parking lot setbacks and the lack of green space. These conditions make it difficult
to comply with City Code regulations. The proposal is an improvement over existing conditions, which
includes pavement that extends to the lot lines. Green space has been added along the street and along
the east lot line with arborvitae to provide screening of car headlights.
The proposed building setback is currently nonconforming. The applicant is proposing to remodel the
existing structure and add a play area on the roof. The Uniform Building Code requires an elevator
access to the roof. The elevator causes the need for the variance. The skinny side of the elevator faces
the closest single family home to the north and is over 100 feet away from the home to the east.
The parking stall variance is reasonable based on the parking study done by Traffic Impact Group. (See
attached.) The number of parking stalls proposed will support the proposed use.
2) There are circumstances that are unique to the property, not common to every similarly zoned
property, and that are not self-created?
Yes. As mentioned above, the unique circumstances are the small lot size and location of the building.
The applicant is proposing to remodel and expand the existing structure, rather than tear down and
build new. These conditions were not created by the applicant.
3) Will the variance alter the essential character of the neighborhood?
No. The proposed new building would enhance the character of the neighborhood, as it is an
improvement to the existing structure. The plans remodels and expands the existing structure, rather
than tearing down and building new. The applicant has attempted to design the building to be
architecturally similar to the proposed new condominiums that will be located east and west of New
Horizon.
PRIMARY ISSUES/STAFF RECOMMENDATION
Primary Issue
• Art the proposed Variances reasonable for this site?
Yes. Staff believes the proposal is reasonable for the following reasons:
1. The applicant could remodel the existing building and move in with no City review; only a
building permit would be needed in that scenario.
STAFF REPORT Page 7
2. The proposed new building would provide better service and outdoor space to the
children attending the site.
3. The existing roadways and proposed parking would support the project. Traffic Impact
Group conducted a parking and traffic impact study based on the proposed development,
and concluded that no roadway improvements or parking improvements would be
necessary as a result of the proposed plan. The proposed parking would serve the use
adequately.
4. The proposal meets the Variance criteria as highlighted on pages 5-6 within this report.
Staff Recommendation
Approve the parking and setback Variances at 4412 Valley View Road.
Approval is subject to the following findings:
1. The proposed land use is consistent with the Comprehensive Plan.
2. The applicant could remodel the existing building and move in with no City review; only a
building permit would be needed in that scenario.
3. The proposed new building would provide better service and outdoor space to the
children attending the site.
4. The existing roadways and proposed parking would support the project. Traffic Impact
Group conducted a parking and traffic impact study based on the proposed development,
and concluded that no roadway improvements or parking improvements would be
necessary as a result of the proposed plan. The proposed parking would serve the use
adequately.
5. The proposal meets the Variance criteria. The practical difficulty is the small lot size, and
the location the existing building.
6. There are several existing nonconformities on the site including the building setbacks, the
parking lot setbacks and the lack of green space. These conditions make it difficult to
comply with City Code regulations. The proposed building setback is currently
nonconforming. The applicant is proposing to remodel the existing structure and add a
play area on the roof. The Uniform Building Code requires an elevator access to the roof.
The elevator causes the need for the variance. The skinny side of the elevator faces the
closest single family home to the north and is over 100 feet away from the home to the
east.
7. The proposal is an improvement over existing conditions.
STAFF REPORT Page 8
Approval is subject to the following Conditions:
1. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter
36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must
be submitted for one and one-half times the cost amount for completing the required
landscaping, screening, or erosion control measures at the time of any building permit.
The property owner is responsible for replacing any required landscaping that dies after
the project is built.
3. Compliance with all of the conditions outlined in the city engineer's memo dated
December 5, 2018.
4. Provision of code compliant bike racks near the building entrances.
5. Submit a copy of the Minnehaha Creek Watershed District permit. The City may require
revisions to the approved plans to meet the district's requirements.
6. Roof-top mechanical equipment shall be screened from adjacent residential property and
from France Avenue, per Section 36-1459 of the City Code.
8. Final Lighting Plan must meet all minimum lighting requirements per Chapter 36 of the
Zoning Ordinance. Lighting shall be down lit.
9. Plans must be built per the plans dated November 9, 2018.
10. Compliance with the chief building official’s memo dated November 29, 2018
Deadline for a city decision: February 5, 2019
- 1 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
November 12, 2018
SUMMARY REPORT
TO: Planning Commission, City of Edina
FROM: A. Peter Hilger, AIA philger@rylaur.com
RE: New Horizon Academy Childcare Center
Relocation Across Street – 4412 Valley View Rd.
Please find attached a summary of our proposed relocation to the above referenced site
across the street from our present location. We are asking for site plan review and approval
of three variances.
ABOUT NEW HORIZON ACADEMY
New Horizon Academy is a high-quality early learning provider that is 4-Star Parent Aware
rated and accredited by the National Association for the Education of Young Children
(“NAEYC”), the gold standard in the early childhood industry. As you know, New Horizon
Academy has been serving Edina families since 1988 at its school located at 4425 Valley
View Road. The early childhood industry has evolved since 1988 making the current
physical structure of this school more difficult to operate a high quality early learning
program. However, New Horizon still wanted to continue serving the Edina community and
as a result, New Horizon acquired 4412 Valley View Road in 2017.
BACKGROUND
New Horizon acquired the site in 2017, after first confirming that the zoning was consistent
for childcare use “as is”. To be clear, the current zoning permits us to remodel the interior
of the structure, with no additions, and utilize the site in its present, non-conforming
condition, including the existing parking. This was confirmed by you, which enabled the
acquisition to proceed.
ABOUT THE SITE
Located at 4412 Valley View Rd with its intersection with Kellogg Avenue, this 0.4 acre site
is diagonally across the street from the existing New Horizon Academy. There is a two
story building consisting of office over retail space constructed in1956, and two one-story
annexes: one substantially in-ground concrete structure to the east abutting Lot 9 (Steiner
residence), and a one story glass and masonry retail structure to the south facing Valley
View Rd, constructed in 1957. There is an existing 15’ access easement to the benefit of
Lot 10 (Knight Trust) located on the east property line (See Figure 1).
- 2 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
Figure 1: Existing access easement benefitting Lot 10
But for a 4.5’ strip of land adjoining the residential property to the north, the entire site is
hard surface, mostly of asphalt and structures.
Figure 2: Side yard looking north – the only green space and note shallow height differential
Approximate location of property
line
- 3 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
There is a grade challenge in that the second floor of the office structure is only a few feet
above the existing grade of the north and east neighbors, so in effect, the lower level of the
two story section, and the one story section to the east, serves as a retaining wall to the
adjacent properties, with no window exposure at this lower level on these frontages to the
neighbors.
Existing parking is irregularly laid out upon the site, with head-in perpendicular parking
directly from Kellogg Avenue, and a single curb cut in the southeast corner from Valley
View that also serves the existing neighbor’s access easement. The shape of the lot and
the setbacks to the existing buildings thereon make for a challenge in meeting any
standards of parking in its existing condition. There is no boulevard nor a city sidewalk
along Valley View.
Figure 3 – View of building from Valley View Rd.
From a Building Code perspective, there are also challenges in that the second means of
egress from the second floor office goes over the one story roof to the east, and exits via
a small, poorly maintained stair to Lot 9, a residential property, with no apparent easement.
This is not a proper nor safe means of egress. The structure has partial fire protection on
the lower level where a former childcare center existed (now the boutique).
We have also reviewed the Wooddale Valley View Small Area Plan report, and one of the
goals – street edges – is achieved with this plan by returning asphalt to a landscaped
boulevard with sidewalk along Valley View Road. Further, improvements to an aging
infrastructure and retention of a quality neighborhood service provider is essential to the
neighborhood qualities sought in the report. And the very size, topography, irregular
shape, access and the existing easement of the lot make it difficult to re-purpose to other
uses than those that exist.
The building is classified as Type III-B construction, I-2 occupancy, proposed to be fully
sprinklered and completely brought up to current code.
- 4 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
OUR PROPOSAL SUMMARIZED
We are proposing to reduce the required 27 stalls for this occupancy, and reduce parking
from 26 current, non-conforming stalls with 22 substantially conforming stalls. We also
replace of a significant portion of asphalt that is currently the “front yard” with a boulevard,
sidewalk and landscaped front yard hosting a small stormwater infiltration basin. As you
can see from the calculated site statistics in the following table, this plan increases green
space by nearly 10% of the site, and a reduction of impervious site treatment by 10%. On
such a small site, this is not insignificant while still preserving a substantial portion of
existing parking, albeit in a revised configuration.
- 5 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
Further, we are proposing to add a new emergency stairwell outside the existing building
limits that will bring the building up to code compliance. The existing south one-story annex
will have its roof re-built to support a rooftop toddler playspace, with the remaining east
roof top returned for HVAC equipment, and the non-conforming exit removed. The two-
story portion will have its existing hip roof removed and replaced with a flat rooftop
playground for pre-schoolers, including an elevator and stairwell penthouse whose height
would exceed the current 24’ high zoning standards, thus requiring a variance (see below).
The building investment would include a full exterior upgrade, full fire protection for the
entire structure, new mechanical equipment, and an elevator for handicap access
compliance. And finally, the entire interior would be remodeled to New Horizon standards.
BUILDING AND OCCUPANCY
At just over 9,600 SF of useable building area, we propose the following space allocation::
Infant 2 classrooms at 12 each 24 + 6 staff
Toddler 2 classrooms at 14 each 28 + 4 staff
Young Pre 1 classroom at 20 each 20 + 2 staff
PreSchool 3 classroom at 20 each 60 + 6 staff
Support Staff + 2 staff
TOTAL Planned Population Density 132 + 20 staff maximum
HOURS OF OPERATION
New Horizon Academy’s hours of operation are Monday thru Friday from 6:15 a.m. to 6:30
p.m. New Horizon Academy is open year round with the exception of seven (7) legal
holidays: New Year’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day
(Professional Development Day), Thanksgiving and Christmas Day. On Christmas Eve, it
closes at 3:00 p.m. If a holiday falls on a weekend, it will be observed on the nearest
business day.
HEIGHT VARIANCE
The ordinance standard stipulates 24’, two story height limits for this zoning district.
However, the Small Area Plan indicates 36’ height immediately north of this site across
Wooddale, and 24’- 2 story for our site. However, our site is not a flat site, with a 5’ to 6’
height variance from the prime street frontage and the north and east residential sides of
the lot.
Our proposal, as indicated by the elevations shown below, is intended to be within the 36’
height limit from the Valley View Road frontage that is consistent with the commercial
objectives of the Small Area Plan (but above the 24’ height limit proposed for this site).
Where the railing of the upper playspace, which comprises the largest frontage on the north
elevation, is an average of 24’ along the north frontage, and thus is roughly equal to the
ridge of the existing hip roof. Only the emergency exit stairwell that must be fully enclosed,
is higher than the ordinance standard at roughly 30’ above the existing grade. We have
purposely proposed a pitched roof above this penthouse to better blend with both the north
and east neighbor’s residential character, and to cut down the visual mass of the building.
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Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
Figure 4. VIEW OF STRUCTURE FROM NORTH SIDE – note existing roof plane.
We are therefore requesting a height variance for the small section of roof/building mass
that houses the emergency exit stairway for the playspace (in light blue above), and for the
penetration of the elevator penthouse beyond.
PARKING MANAGEMENT – PARKING VARIANCE
The ordinance standard is 1 stall per 20 children plus one stall for the maximum number of
staff (twenty). At 132 children, this would result in 27 required parking spaces, based on a
fully occupied facility. We are proposing the installation of 22 parking stalls. Since we are
already grandfathered in with 26 stalls, we are only seeking a variance to decrease the
parking by 4 stalls.
The number of parking stalls required by families and staff will vary depending on the
occupancy level of the school and the schedules of the families with a maximum number
at one time to not exceed 132 children (our licensed capacity). However, it should be noted
that it is extremely rare for a child center to be 100% occupied. In fact, the average
occupancy levels of a child care center is 63%. Under this scenario, this school will
average about 84 children a day which would require at most 13 full-time staff at any one-
time. Staff schedules stagger throughout the day with staff arriving between 7:00 and
10:00 a.m. and leaving between 3:00 and 6:30 p.m. Drop off and pick up times also stagger
throughout the day depending on the schedules of the families with peak times typically
between 7:00 and 9:00 a.m. for drop off and between 3:30 and 6:00 p.m. for pickup. Most
of the families are only parked for a few minutes during each of these times.
In the extremely rare and virtually implausible case that we would reach 100% capacity,
the absolute highest number of staff on-site at any one-time would be 20 staff (which would
occur between the hours of 11:00 a.m. and 3:00 p.m. when few parents are dropping off
or picking up). Assuming that each staff would drive their own car and would not ride share,
use mass transit, bike, walk or other means to get to and from work, staff would need 20
Area of penthouse above the height limit
of three stories
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Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
parking stalls. However, this would also be extremely rare. Many staff use alternate
transportation methods and we anticipate that this trend will only continue. In fact, 23% of
our current staff already seek alternate transportation methods and we believe this
percentage will only continue to increase as the area redevelops. However, under the
worst-case scenario that we were 100% full and 100% of our staff drove their vehicles, we
would still have 3 parking stalls for parents to use for non-peak drop off and pick up times
which is more than adequate.
Please note that the traffic study supports the reduction in parking to 22 stalls.
Currently, 15% of the families at our
Edina school have 2 or more children
enrolled and 2 staff have their children
enrolled at the center. As a result, we
have less parking needs and as such,
respectfully request a variance.
PRECEDENCE
Though located on the edge of Edina,
the Casa de Corazon, at 5101 France
Ave. South, is licensed for 110 children
with 13 stalls on site, in a two-story
structure with a third level rooftop
playspace.
ARCHITECTURE
We recently met with Patrick McGlynn on site to review the proposed concepts and
coordinate as much as possible the detailing of our building with the multi-family residential
structures he is proposing on the east side of our building, and constructing on the west
across Kellogg. Though quite difficult to explicitly “match” the architecture given the
unusual massing of this structure, we are proposing a palette of materials that substantially
mirrors the limestone base yet will blend quite directly with its residential neighbors. We
propose a thin-set limestone veneer “pedestal”, with a combination of Hardie residential
style lap siding, blended with a vertical corrugated metal panel system that is part of New
Horizon’s standard trade dress. To reflect the adjacent structures, we have established a
“canopy” style roof over the main exit stair in the front (like a large open porch), and
bolstered the massing above the main entrance in a style that mimics the façade elements
across the street. To reduce the impact of the third-floor stairwell and elevator lobby
penthouse, we have indicated a low slope pitched roof with standing seam metal, again to
more directly relate to the single family homes astride our structure. The upper play area
fence has the appearance of an open balcony to the north.
The overall effect is, we believe, a more commercial exposure toward Valley View Road,
and a more residential exposure on a portion of the west, the north and east sides of the
structure where they abut single family homes.
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Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
SITE DEVELOPMENT AND LANDSCAPE VARIANCE
It will not take much to vastly improve this site. Though very small, truly “urban”, we have
carved out a front yard along Valley View that returns a proper City sidewalk, fairly
significant green space and trees back into the streetscape. Further, we have created an
infiltration rain garden in the front yard to take a significant amount of roof top rainwater.
However, due to the small size of this site, there is simply no room for the required number
of new trees on this site, and thus a variance to the required number of trees is also
requested, summarized as follows:
Though not a part of the calculation, there is an existing Siberian elm straddling the property
line on the northwest corner of the property (see photos Figure 3), and a large white pine
on the northeast corner of the property that shields the east side of the building from the
northeast, both of which are scheduled to remain. These are not factored into the tree
count, but have a benefit to the overall site.
SUMMARY
We respectfully request your approval of the proposed plan, as we believe this to be a good
fit for the neighborhood and the Edina community, is well integrated into the immediate
neighborhood, and certainly meets with the principles and objectives of the Wooddale
Valley View Small Area Plan.
Further, due to the unique size and shape of the lot, the numerous geometric challenges
with establishing a “normal” layout, and the existing access easement benefiting our
neighbor that needs to remain, the variances are justified. None of these variances
compromise the health, safety and welfare of the occupants or public at large – in fact the
improvement of this property as proposed brings a non-conforming structure up to life
safety codes. And finally, these conditions that cause us to request the variances were not
created by New Horizon Academy, and are unique to this parcel without setting an
extraordinary precedent for other properties within Edina.
Thank you for your consideration. If you have questions, or need additional information,
please advise.
- 9 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
Aerial view from Valley View
Aerial view from Southwest – Kellogg / Valley View Intersection
- 10 -
Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
Appendix - Images of Playground Features
Rooftop Pre-School Playspace – Des Moines, Iowa
Rooftop Pre-School Playspace – Des Moines, view toward access penthouse
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Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636
PROPOSED MATERIAL PALETTE
Metal Sales UnaClad T-2 Trapezoidal
Rib system with 4” centers, Dark Bronze,
shown with typical window profile and
tinted glass
Semi-rough cultured, thin-set limestone
base.
James Hardie Smooth
Lap Siding. Color:
Cobblestone
ADDITIONAL MATERIALS:
Aluminum Storefront, Dark Bronze
Lightly Grey Tinted Glass Viracon VE-45 series
Custom colored precast concrete caps
Dark Bronze Roof Coping
Dark Bronze Standing Seam Roof (penthouse)
Metal Picket style fence: Dark Bronze
Accent Metal: UnaClad Regal Blue (Trade Dress color)
Metal Slat Screen System
(warm wood tone color to
be selected)
Summary of Plan Changes – New Horizon Academy, Edina
1. We have rotated the front stair 90 degrees so as to have less of a "blocking" influence on the
design. In response to make the building more architecturally similar to the proposed adjacent
structures, we have added a roof structure over the front stair to reflect the "porches" on the
adjacent structures, with a similar cornice design. For security, this stair will also have a
decorative screen on the lower half to prevent access up, but allow emergency egress to the
public way.
2. We have added a "bump out" projection on the west side to better identify the main entrance, and
also to separate the exterior building materials a bit.
Summary of Plan Changes – New Horizon Academy, Edina
3. We have modified the penthouse roof to be a pitched, modified hip style profile, rather than
flat, to better reflect the character and scale of the adjacent residential structures to the north
and northeast.
4. Based upon our meeting with the developer of the adjacent properties, we have modified our
material palette to more closely align with theirs. While we are not proposing a dressed
limestone veneer, we are proposing a stone material of a similar color family. The sign band
material is proposed to be Hardi lap siding rather than Hardi stucco panel to better reflect the
more residential scale of this building.
5. We have added two bicycle racks to the front of the building
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
Sheet A203 – Before / After Images
RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comSheet No.:SHEET TITLE:COVER SHEET& CODE ANALYSISDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCG000Drawing History/Revisions:Drawing Date:SHEET INDEXG000A101dCOVERSHEET & CODE SUMMARYDEMOLITION FLOOR PLAN - MAIN LEVELArchitecturalCONSULTANT INDEXCivil EngineerWESTWOOD Multi-Disciplined Survey & EngineeringSHARI AHRENS, P.E., LEED AP12701 WHITEWATER DRIVE, SUITE 300MINNETONKA, MN 55343P: (952) 697-5760Email: shari.ahrens@westwoodps.comProject ArchitectRYLAUR, LLCA. PETER HILGER, AIA14 PHEASANT LANENORTH OAKS, MN 55127P: 612-868-3636Email: philger@rylaur.comA101PROPOSED FLOOR PLAN - MAIN LEVELPLANNING 11.9.18COMMISSIONCITY SUBMITTALNEW HORIZON ACADEMY | 4412 VALLEY VIEW ROAD EDINA, MN 55424VICINITY MAPA. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of MinnesotaPROJECT INFORMATION:CLIENT INFORMATION:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MN 55447General ContractorPATRIOT CONSTRUCTION SERVCIES, LLCWILLIAM BECKFELDP: (612) 322-5675Email: bill@patriot-cs.comA102dDEMOLITION FLOOR PLAN - UPPER LEVELA102PROPOSED FLOOR PLAN - UPPER LEVELA202dEXISTING EXTERIOR ELEVATIONSA201PROPOSED EXTERIOR ELEVATIONSNEW PROPOSEDNEW HORIZON LOCATIONEXISTING NEWHORIZON LOCATIONWELCOVHEALTHCARECODE SUMMARYTHIS SUMMARY BASED ON:2015 MN STATE BUILDING CODEUSE GROUP CLASSIFICATIONS:GROUP I-4 (MSBC 308.6)PER MN RULES 1305.0308 (308.5)WHEN GREATER THAN 5 CHILDREN (I-4)CONSTRUCTION TYPE (SECTION 602.5):TYPE III - B SPRINKLEREDALLOWABLE NUMBER OF STORIES2 + 1 per MSBC 504.2ACTUAL NUMBER OF STORIES:3LOCATION OF THIS SPACEMain Level + (2) Stories above grade planeACTUAL BUILDING AREA: 10,085 SFOCCUPANCY SEPARATION REQUIRED:NONEFIRE RESISTANCE RATING (TABLE 601):BUILDING ELEMENTS =1 hour Exterior East WallTRASH RECYCLING AREA:PER MN STATE CODE 1303.1500 SUBP. 5, TABLE 1-A:DAYCARE - .002/S.F. BUILDING; KITCHENS - .003/S.F. KITCHENS.DAYCARE: 10,085 S.F. X .002 = 20 S.F. REQUIREDKITCHEN: 278 S.F. X .003 = 1 S.F. REQUIREDTOTAL REQUIRED: = 21 S.F.TRASH ENCLOSURE PROVIDED ON SITE BY BUILDING OWNERPLUMBING FIXTURE ANALYSIS(IBC TABLE 2902.1 DAY NURSERIES, GROUP I-4 = 1:15 RATIO;EDUCATIONAL, GROUP E = 1:50 RATIO - STAFF)BASED ON LICENSED ENROLLMENT PER MN RULES, AND RATIO OF 1:15 PERMN RULE 9503.0155 SUBP. 18 TODDLER AND OLDER.LICENSINGCAPACITYRATIOREQUIREDPROVIDEDCHANGINGTABLESTOILET SINK TOILET SINKINFANT 112-----1INFANT 212 1/15 ----1TODDLER 214 1/15 11111201/15 22221STAFF24 1/50 1122-TOTAL--11 11 12 155OTHER REQUIREMENTS:DRINKING FOUNTAINS (IBC 2902.1) 1 PER 100 QUALIFIED OCCUPANTS. WATER & OTHER HYDRATION PROVIDE131 QUALIFIED OCCUPANTS = 2 REQUIRED. 2 FOUNTAINS PROVIED WITH HI/LO FIXTUREBY STAFF AS PART OF CAREGIVING, THEREFORE OCCUPANCY OF YOUNGEST AGE GROUP EXEMPTED (24 Infants)ADA "HIGH LOW" FOUNTAIN IN BUILDING COMMON AREA. ADA LOW AT CHILD HEIGHT PROVIDED.PER MN RULES 9503.0155, SUBP. 18(D): CHILDREN HAND SINK HOT WATER TEMPERATURESHALL NOT EXCEED 120 DEGREES FAHRENHEIT.TOTAL BUILDINGOCCUPANT LOAD BASED ON IBCROOM NAME & NUMBER (1)NET AREA(2)(5)(SQ. FT.)FACTOR(3)CHILDRENTOTALSTAFFTOTAL(4)4301/35123154231/35123155011/35142167021/35202227151/35202227141/35202222781/200-222481/100-22(1) PER MN RULES 9503.0005 DEFINITIONS AND 9503.0040 SUBP. 4(A): - INFANT: 6 WEEKS TO 18 MONTHS - TODDLER: 16 MONTHS TO 35 MONTHS - PRESCHOOL: 31 MONTHS TO KINDERGARTENTOTAL OCCUPANT LOAD5,360 SF132231557161/3520222YOUNG PRESCHOOL14 1/15 11121(2) EXCLUDES CRIB ROOMS, TOILET ROOMS, STORAGE ROOMS & STAFF LOUNGE BASED ON SAME OCCUPANCY USING THESE SUPPORTING SPACES AS CLASSROOM OCCUPANCY, AND NET OF CABINETS AND FIXTURES IN ACCORDANCE WITH MN RULE 9503.0155 SUBP. 9.(3) LOAD FACTOR PER IBC TABLE 1004.1.2 IS BASED ON NET AREA OF INDOOR SPACE PER CHILD IN ACCORDANCE WITH MN RULE 9503.0155 SUBP. 9, PLUS REQUIRED STAFF PER AGE GROUP.(4) PER MN RULES 9503.0040, SUBP. 1: - STAFF/CHILD RATIOS ARE AS FOLLOWS: - INFANT: 1:4 PER 8 CHILDREN GROUP SIZE - TODDLER: 1:7 PER 14 CHILDREN GROUP SIZE - PRESCHOOL: 1:10 PER 20 CHILDREN GROUP SIZE(5) RECEPTION, OFFICE & KITCHEN GROSS AREA PER IBC TABLE 1004.1.1.OTHER REQUIREMENTS:PER IBC TABLE 803.9 IN SPRINKLERED BUILDINGS EXIT WAYS & CHILDREN'S ROOM TO HAVE CLASS B FINISHES. (I-4)CARPET WAINSCOT TO BE CLASS A PER 803.1.4. ALL OTHER FINISHES ARE ALLOWED TO BE CLASS BPER TABLE 803.9.PER IBC TABLE 1016.2 IN SPRINKLERED BUILDINGS, TRAVEL DISTANCE FROM ANY ROOM LOCATIONSHALL BE MAXIMUM 200 FEET FOR OCCUPANCY TYPE I-4.PER MSBC 907.3 FIRE ALARM SYSTEM REQUIRED AND PROVIDED.PRESCHOOL 2PRESCHOOL 320 1/15 2222-20 1/15 2223-INFANT 1 ROOM 102INFANT 2 ROOM 105TODDLER 1 ROOM 118PRESCHOOL 2 ROOM 201TODDLER 2 ROOM 121PRESCHOOL 3 ROOM 204PRESCHOOL 4 ROOM 208KITCHEN (5) ROOM 111RECEPTION (5) ROOM 117ALLOWABLE AREA (TBL 503 & 506.3 Increase)PRESCHOOL 4201/15 2223-TODDLER 14951/35142161381/100-11OFFICE (5) ROOM 11626,000 SF (13,000 x 200% = 26,000)OCCUPANT LOAD ANALYSISYOUNG PRESCHOOL ROOM 108OCCUPANT LOAD & CODE ANALYSIS FOOTNOTES:PLAY YARD AREA:TODDLER PLAY YARD ON ROOFTOP = 1333 sf @ 75 sf / Child = 17 CHILDRENPRESCHOOL PLAY YARD ON ROOFTOP = 2412 sf @ 75 sf / Child = 32 CHILDRENA203EXISTING & PROPOSED EXTERIOR ELEVATION VIEWSSP1ARCHITECTURAL SITE PLAN1 of 5EXISTING CONDITIONS & REMOVALS PLANA103PROPOSED FLOOR PLAN - ROOF TOP LEVELA202PROPOSED EXTERIOR ELEVATIONSA301BUILDING SECTION1515162222220 (not FTE)1 (Assistant)15222161 (Director )OPERATIONALOCC. LOAD(5970 sf Main Lvl + 3395 sf Upper Lvl + 720 sf Roof Lobby)MSBC EXITINGOCC. LOADEDINA WOODDALEVALLEY VIEW SMALLAREA PLAN3 STORIES / 36'-0" high3 STORIES:RIDGE = 42'-0" highGABLE ℄= 38'-9"Landscape DesignCARMEN SIMONET DESIGN LLCCARMEN SIMONET, ASLA, PLAP: (651) 695.0273Email: carmen@simonetdesign.comStructural EngineerLARSON ENGINEERING, INC.DOUGLAS R. HUGES, P.E.3524 LABORE ROADWHITE BEAR LAKE, MN 55110P: 651-481-9120Email: dhughes@larsonengr.comOwnerNEW HORIZON COMPANIESALAN RUTH3405 ANNANPOLIS LANE N., STE 100PLYMOUTH, MN 55447P: (763) 557-11112 of 5SITE PLAN3 of 5GRADING PLAN4 of 5UTILITY PLAN5 of 5DETAILSL1LANDSCAPE PLANA302BUILDING SECTIONA303BUILDING SECTIONA304BUILDING SECTIONA104PROPOSED ROOF PLAN - Rooftop & Lower Play YardsEDINAFLATSEDINAFLATSL2LANDSCAPE SPECS & PLANTING DETAILS11.9.2018CITY SUBMITTAL1 of 1ALTA SURVEY
Phone(952) 937-5150 7699 Anagram DriveFax(952) 937-5822 Eden Prairie, MN 55344TollFree(888) 937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
·
·
·
·
·
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram DriveEden Prairie, MN 55344PHONE 952-937-5150FAX 952-937-5822TOLL FREE1-888-937-5150PERSPECTIVENOPARKINGNOPARKINGNOPARKINGPARKINGVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONVANACCESSIBLE
4'
PARKING LOT PROPERTY LINEEVERGREEN HEDGE
PLANTING BED
RYLAUR, LLC
14 PHEASANT LANE
NORTH OAKS, MN 55127
P: 612.868.3636
philger@rylaur.com
PROJECT INFORMATION:
CLIENT INFORMATION:
Sheet No.:
Drawn By:
CMS
Project Architect:
Checked By:
CMS
A. PETER HILGER, AIA
2018 RYLAUR, LLCC
L1
Drawing History/Revisions:
Drawing Date:
11.09.2018
NEW HORIZON ACADEMY
4412 VALLEY VIEW ROAD
EDINA, MN 55424
NEW HORIZON COMPANIES
3405 ANNAPOLIS LANE, SUITE 100
PLYMOUTH, MN 55447
Carmen Simonet Design LLC
354 Stonebridge Blvd.
St. Paul, MN 55105
(651) 695-0273
carmen@simonetdesign.com
www.simonetdesign.com
LANDSCAPE ARCHITECT:
SHEET TITLE:LANDSCAPE PLAN
V A
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DK E L L O G G A V E N U E1 LANDSCAPE PLAN
SCALE: 1/8" = 1'-0"
PR
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PROPERTY LINE
PROPERTY LINEBUILDING
CITY SUBMITTALNOTES:
ALL SOD AND LANDSCAPED AREAS TO BE IRRIGATED, SEE SHEET L2 FOR SPECIFICATIONS.
SEE SHEET L2 FOR PLANTING DETAILS AND LANDSCAPE SPECIFICATIONS.
QE1
SG18
TO14
QE1
SG13
REMOVE EX. SIBERIAN
ELM SEE CIVIL PLANS
MS1
SB10
SB16
EX. SIBERIAN ELM
AREAS TO RECEIVE SOD. SEE SHEET L2 FOR SODDING SPECIFICATIONS.
GROUNDCOVER KEY
SCALE: 1/4" = 1'-0"
SECTION: PARKING LOT SCREENING EAST LOT LINE
EX. RETAINING WALLS
AB78
BN2
PLANTER SEE SHEET SP1
BIKE RACKS SEE SHEET
SP1
BOLLARD (TYP) SEE SP1
EX. HYDRANT
EX. LIGHT POLE
EX. POLE
EX. POWER POLE WITH
OVERHEAD LINE (TYP)
REMOVE EX.
BUCKTHORN
PV15
CV105
CS3
STORM SEWERO
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RYLAUR, LLC
14 PHEASANT LANE
NORTH OAKS, MN 55127
P: 612.868.3636
philger@rylaur.com
PROJECT INFORMATION:
CLIENT INFORMATION:
Sheet No.:
Drawn By:
CMS
Project Architect:
Checked By:
CMS
A. PETER HILGER, AIA
2018 RYLAUR, LLCC
L2
Drawing History/Revisions:
Drawing Date:
11.09.2018
NEW HORIZON ACADEMY
4412 VALLEY VIEW ROAD
EDINA, MN 55424
NEW HORIZON COMPANIES
3405 ANNAPOLIS LANE, SUITE 100
PLYMOUTH, MN 55447
Carmen Simonet Design LLC
354 Stonebridge Blvd.
St. Paul, MN 55105
(651) 695-0273
carmen@simonetdesign.com
www.simonetdesign.com
LANDSCAPE ARCHITECT:
SHEET TITLE:LANDSCAPE SPECS.
& PLANTING DETAILS
LANDSCAPE SPECIFICATIONS
TREES, SHRUBS, AND PERENNIALS
1. REFERENCES
A. Mn/DOT - Minnesota Department of Transportation, Standard
Specifications for Construction, 2016 Edition.
B. American Standard for Nursery Stock, ANSI Z60.1-2014.
2. QUALITY ASSURANCE
A. Work shall be performed by a landscape contractor with extensive
horticulture knowledge, and a min. of 3 years experience.
B. Handle plants in such a way as to protect from damage either
physical or by exposure to sun and wind. Mishandled plants are
subject to rejection by Landscape Architect.
C. Plants used on this project shall meet the grading standards
recommended by the ANSI Z60.1-2014.
3. PRODUCTS
A. Plants: Provide as specified on Plant Schedule.
B. Edging: Steel edging: 3/16" x 4" w/ 15" stakes, black color, Sure-loc
or equal.
C. Mulch: Shredded hardwood mulch.
D. Water: Contractor to provide.
E. Planting Soil: rich friable, sandy loam, free of debris and seeds, and
conforming to Mn/DOT 3877.2.
F. Compost: Mn/DOT 3890.2, Grade 2.
G. Tree Wrap: Two-ply weather resistant paper product.
4. PLANTING DATES: Spring Planting: Apr. 1 - June 15. These dates may
be extended if daytime temps. remain below 80 degrees. Fall: Sept. 30 -
Oct. 30th. Daytime temps. need to drop below 80 degrees before planting
begins, and may continue until freeze up. Coniferous trees Aug. 15 - Oct.
1st. Plant under favorable weather conditions, do not plant during days of
extreme heat.
5. EXECUTION
A. Plant into prepared planting beds.
B. Prior to digging, Contractor to have utilities located.
C. Contractor to notify Landscape Architect 3 days in advance of when
planting work will occur.
D. Install trees, shrubs, and perennials per planting details, adjust
location if in conflict with utilities. Verify new location with Landscape
Architect prior to planting.
E. Separate all shrub beds from sod areas with edger.
F. Clean-up entire site following planting operations.
6. ACCEPTANCE OF PLANTING WORK
A. Contractor to notify Owner when planting work is complete for review
and punch list.
B. Contractor to water and maintain the trees, shrubs and perennials
until Owner Acceptance.
C. Owner will give Acceptance of Work, following satisfactory correction
of punch list items.
D. Watering and regular landscape maintenance of trees, shrubs and
perennials will be Owners responsibility following owner acceptance
of work.
7. GUARANTEE PERIOD
A. Contractor to warranty trees, shrubs and perennials for one year
following acceptance of Work by Owner.
B. Contractor to maintain the trees in a plumb position throughout the
guarantee period.
C. Contractor to remove all staking/wiring/ straps from trees at the end
of the guarantee period.
D. Replacements: At the end of the guarantee period, all plants which
are unhealthy, dead, not having a normal density, size, shape or
color shall be shall be replaced. Replacements shall match caliper
and/or height of the other plants at time of replacement. Selection of
replacement material and installation practices shall follow the
requirements of the Drawings and Specifications.
IRRIGATION
1. Description
A. Design, furnish, and install complete, fully automatic and
programmable underground irrigation system, capable of alternate
date watering for all landscape areas. The system shall provide full
coverage with uniform levels of total precipitation throughout all
irrigated areas.
B. The system is to meet state department of health standards and
have a backflow preventer.
C. The system is to include a flow meter, moisture sensing devices and
be calibrated to meet all applicable City Codes.
2. Quality Assurance
A. The system shall be designed and installed by an irrigation
contractor with a minimum of 3 years experience designing and
installing systems of similar scope and size.
B. The designer shall provide balanced pressure and flow and optimum
operating efficiency.
C. Materials, equipment, and methods of design and installation shall
comply with, but not be limited to, the following codes and standards:
·All local and state laws and ordinances, and with all the established
codes applicable thereto.
·National Electrical Code.
·American Society for Testing and Materials (ASTM).
·National Sanitation Foundation (NSF).
·The best management practices developed by the Irrigation
Association.
3. Submittals
A. References: submit client/owner contact information for a minimum
of 3 similar projects.
B. Shop Drawings: submit irrigation plan for review and acceptance.
C. Manual: provide operation and maintenance manual of irrigation
system.
D.As-Built: provide 11”x17” irrigation map either in protective sleeve or
laminated, to mount on wall with the main control panel. Map needs
to indicate zones, location of all controls, piping, heads (including
type), drip-lines, valves and connection to water service.
4. PRODUCTS
A. Select products suitable to the landscape areas, such as using
dripline in parking lot islands and in the beds next to the building.
B. All products and materials used in the system shall be new and
professional grade.
C. Provide sprinkler heads, driplines, electric valves, and automatic
controller from one manufacturer: Toro, Rainbird, Hunter Industries,
or equal.
5. EXECUTION
A. Prior to digging, Contractor to have utilities located.
B. Provide uniform water coverage in all planting beds.
C. Install the irrigation system per contractor's plan and specifications.
D. Instructions: Contractor to instruct the Owner in proper operation and
maintenance of the system.
E. Cleanup: Replace landscaping disturbed by operations. Cleanup all
debris and restore site to original condition.
6. REVIEW AND ACCEPTANCE
A. Notify Owner when irrigation work is complete, for review and punch
list of any items needing correction to conform to the Landscape
Drawings and Specifications.
B. Owner to accept work following satisfactory correction of punch list
items, provided submittals, maintenance, and guarantee
requirements are met.
7. MAINTENANCE
A. Contractor to drain using the blow-out method the first fall, and put
the system back into operation the following spring, at no additional
cost to Owner.
8. GUARANTEE
A. Warranty irrigation system materials and labor for one year following
acceptance of work by Owner. Contractor to promptly furnish and
install, at no cost to Owner, any parts that prove defective in material
or workmanship.
SODDING
1. AREAS TO SOD
A. Sod areas noted on plan. Sod all landscape areas not called out for
other plant material.
2. REFERENCES
A. Mn/DOT - Minnesota Department of Transportation, Standard
Specifications for Construction, 2016 Edition.
3. PRODUCTS
A. Sod: provide strongly rooted sod, machine cut to pad thickness of 1",
excluding top growth and thatch. Sod to be at least 2 years old, free
of weeds, disease, or other material which might be detrimental to
the development of the sod. Sod to be moist when cut and
maintained in moist condition during transportation and storage at
the site. Do not use sod that shows signs of visible heating on this
project.
B. Water: Contractor to provide.
C. Topsoil: provide rich friable,sandy loam, free of debris and seeds,
and conforming to Mn/DOT 3877-1.
4. SOIL PREPARATION: Verify all sod areas have a minimum of 6" of
topsoil. Remove rocks and other debris over 1" in diameter, smooth soil
to ensure an even grade.
5. EXECUTION
A. Install sod during favorable weather, do not sod if ground is frozen or
sod is dormant.
B. Lay sod with tightly fitting joints, no overlapping joints, and stagger
rows to offset joints. Anchor sod on slopes to prevent slippage.
C. Thoroughly water sod immediately after installing. Continue
watering at frequency necessary to initiate rooting, and until the work
is accepted by Owner.
D. Clean up and remove all debris resulting from sodding activity and
dispose of properly. Restore all areas disturbed by sodding
operation to their original condition.
6. ACCEPTANCE OF SOD WORK
A. Contractor to notify Owner when sod work is complete for review and
punch list.
B. Owner to accept work following satisfactory correction of punch list
items.
C. Contractor will maintain all turf areas in a healthy, growing condition
by watering, mowing, and any other maintenance necessary to
establish the lawn, for a minimum of 30 days from time of
acceptance.
D. Any sod that does not show definite growth and establishment during
the 30 days from time of acceptance, shall be replaced and
established at the proper season by the Contractor at Contractor's
expense.
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TREE PLANTING DETAIL
NOT TO SCALE
PLANTING SOIL
SUBGRADE
SOD
MULCH
ROOT FLARE
TREE WRAP
TREE PER
SCHEDULE
GUYING
7'0"
STEEL
POST
ROOT BALL
NOTES:
1. Remove dead or damaged branches. Retain the
natural form of the tree. Do not cut the leader.
2. Width of planting holes: 18" min. larger than root ball,
on all sides.
3. Depth of hole: root flare to sit at or up to 2" above the
top of the finished soil elevation. Leave soil
undisturbed beneath the root ball.
4. Scarify bottom and sides of hole prior to planting.
5. Set plant on undisturbed soil or thoroughly compacted
planting soil.
6. Remove top 1/3 of the basket or the top two
horizontal rings whichever is greater. Remove all
burlap from top 1/3 of root ball. Remove all twine.
Remove or correct stem girdling roots.
7. Slit remaining burlap at 6" intervals.
8. Plumb & backfill with planting soil. Thoroughly water
in tree within 2 hours to settle plants and fill voids.
9. Backfill voids and water a second time.
10.Place 4" mulch within 48 hours of the second
watering. No mulch to be in contact w/ trunk.
11.Contractor is responsible for maintaining trees in a
plumb position throughout the guarantee period.
Stake trees if site conditions, such as soil and wind,
prevent the trees from staying plumb. Use 16" long,
1.5" wide straps, see specs. Attach to post with wire
see specs. Install post 3' into ground. Remove within
one year.
12.Wrap trunk in fall remove wrap in spring.
13.Refer to specs. for products and other information.
NOTES:
1. Dig shrub hole 12" min. larger than container size,
all sides.
2. Scarify bottom and sides of hole prior to planting.
3. Remove dead or damaged branches. Retain the
natural form of the shrub.
4. Hand loosen roots of containerized material. Score
outside of soil mass to redirect circling fibrous roots.
5. Set shrub on undisturbed soil or on thoroughly
compacted planting soil. Install plant so the top of
the root flare is at or up to 2" above the finished
grade.
6. Plumb and backfill with planting soil. Thoroughly
water in shrub prior to placing mulch.
7. All beds receive 4" depth mulch.
8. Refer to specs. for products and other information.
NOTES:
1. Amend planting soil by working in 2" of
compost.
2. Score bottom and sides of root ball.
3. Plant at same depth as in container.
4. Place 2" depth mulch over perennial
planting bed. Do not place any mulch on
vegetation.
5. Thoroughly water in plants.
6. Refer to specs. for products and other
information.
SHREDDED
HARDWOOD
MULCH
PLANT PER
SCHEDULE
PLANTING
SOIL
SUBGRADE
MULCH
SHRUB PER
SCHEDULE
PLANTING
SOIL
SUBGRADE
2
L2
SHRUB PLANTING DETAIL
NOT TO SCALE
3
L2
PERENNIAL & VINE PLANTING DETAIL
NOT TO SCALE
PLANTING DETAILS
CITY SUBMITTAL
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m OVERFLOWROOF DRAINCHASEINTERNALROOFDRAINCHASEDSDSDSDSDSDSRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:SITE PLANDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCSP1(Employee)5 StallsC1SITE PLAN - PROPOSEDSCALE: 1/8" = 1'-0"V A L L E Y V I E W R O A DK E L L O G G A V E N U E
EXISTING BUILDINGEXISTING HYDRANTTO REMAIN AS ISSITE PLAN KEYNOTESNEW ± 47'-9" ONE STORY STRUCTURE plus ROOFTOP PLAY YARD+/- 75'-8" MULTI-STORY STRUCTURE plus ROOFTOP PLAY YARD± 22'-0" EXIST SINGLE STORY BLDG(Mechanical Area on Flat Roof)X1DEMOLISH EXISTING SIDEWALK & CURB PER PLANSITE PLAN DEMO NOTESD1XEXISTING LIGHT POLE213EXISTING POWER POLE w/OVERHEAD POWER LINES.RE-INSTALL &/OR ROUTE UNDERGROUND3NEW CONC. SIDEWALKSEE CIVIL14OWNER TO INSTALL BOULEVARD LANDSCAPING & NEWPUBLIC SIDEWALK PER CITY REQMNT'S4NEW HANDICAP ACCESSIBLE RAMP - SEE CIVIL15EXISTING FIRE DEPARTMENT CONNECTIONTO REMAIN AS IS516MULTI-STORY STRUCTUREw/NEW PRESCHOOL ROOFTOP PLAY YARD6PLAY YARD GATE w/PANIC HARDWARE & ALARM(Qnty. = 4)17EXISTING EAST, SINGLE STORY STRUCTURE -ROOFTOP TO REMAIN AS IS & USED FOR MECHANICALS7EXISTING ELECTRICAL METER18EXISTING SOUTH SIDE SINGLE STORY STRUCTUREw/NEW ROOFTOP PLAY YARD - SEE FLOOR PLAN8NEW SOD, INCLUDE TOPSOIL BASE - SEE LANDSCAPE PLANS(INCLUDING NEW BOULEVARD AREA)19ELEVATOR LOCATION - COVERED BY HIP ROOFTOPSTRUCTURE920NEW TODDLER PLAY YARD ENTRY w/ROOFAPPROXIMATE HEIGHT = 24'-5" +/-10EXISTING 'NO PARKING' SIGN IN RIGHT-OF-WAYTO REMAIN AS IS2111REMOVE WALL MOUNTED MAILBOX(s) @ SIDEWALK LEVELD2ELECTRICAL METER AT SIDEWALK LEVEL TO BE RELOCATEDAS NEEDEDD3REMOVE EXISTING ROOF EDGE FENCE ON EAST MECHANICALROOFTOP - REPLACE w/NEW SCREEN WALL - SEE EXT. ELEVATIONSD41. REMOVE, RELOCATE & REPLACE ALL EXTERIOR LIGHTING & CHANGEFIXTURES TO LED FORMAT2. REMOVE, RELOCATE & REPLACE ALL GUTTERS & DOWNSPOUTS AS SHOWN ON FLOOR PLANS. CONNECT INTO STORM SEWER PER CIVILPLANS3. REMOVE & REPLACE ALL EXISTING STOREFRONTS & WOOD WINDOWSw/NEW ALUMINUM STOREFRONTS. SEE EXTERIOR ELEVATIONS4. SITE TO RECIEVE NEW ASPHALT PAVEMENT5. SEE CIVIL PLANS FOR REMOVALS, DIMENSIONS & ADDITIONAL SITE INFO.GENERAL SITE NOTESEXISTING STRUCTURE TO REMAIN AS ISPLAY YARD AREA w/FALL ZONE MATERIALSOD / GREEN SPACELEGENDPAVEMENT ACCESS ALISE STRIPINGFENCE LINE. BLACK METAL PICKET FENCEAPPROXIMATELY 60" to 66" ABOVE WALKING SURFACE12165N 63° 14' 16" W 150.3'67817141419PRIMARY BUILDING ENTRANCEBUILDING EXIT DOOREXITENTERENTEREXIT Int. StairBelowEXIT
181921D1D2D3D4D4NEIGHBORSWOOD RETAININGWALLREMOVE EXISTING CONC. STOOP & STEPS(ON NIEGHBORS PROPERTY)D5TRASH ENCLOSURE - INSIDE BUILDING w/ROLL UPEXTERIOR DOOR224412 VALLEY VIEW DRIVE - EDINA, MN 55424 - FAIRFAX ADDITION, BLOCK 22, LOTS 13 & 14 - ZONED PCD-1SITE STATISTICSFAIRFAX ADDITIONBLOCK 22, LOT 13 & LOT 14EDINA, MN / HENNEPIN COUNTY31'-5"45'-0"PARKING STALLSEXISTING SITE CONDITIONSPROPOSED SITE IMPROVEMENTS26PARKING STALLS22PAVEMENT9361 sfPAVEMENT6620 sfSIDEWALK1160 sfSIDEWALK1887 sfGREEN SPACEOnly pervious surface is along north property line666 sfGREEN SPACE + BLVD((2) ROOFTOP PLAY YARDS = 3637 sf, not included)2475 sfTREES3TREESTRASH ENCLOSUREExisting Dumpsters Consume Diagonal Parking on East Property Ln.NONETRASH ENCLOSUREEnclosure inside existing building footprintPROVIDEDD5BUILDING AREASMAIN LEVELUPPER LEVEL1260 sfSTAIR B STRUCTURE232 sf3020 sf3163 sf1690 sfTODDLER ROOFTOP PLAY YARD 1333 sfGROSS FLOOR AREA5970 sf Main LevelEAST FLAT ROOF888 sfTRASH ENCLOSURE50 sf Trash Encl.(Outdoor Usable Mechanical Area)GROSS FLOOR AREA3395 sf Upper LevelEXISTING NORTH WINGUPPER LVL of 2-STORY(Classroom Floor Area on this Level)EXISTING NORTH WINGMAIN LVL of 2-STORYEXISTING EAST WING(Young Preschoolers)(Infants)(Preschool)EXISTING SOUTH WING(Toddlers)TOTAL GROSS BUILDING AREA = 10,085 sf(Main Lvl 5970 sf + Upper Lvl 3395 sf + Rooftop Stair C 720 sf)TOTAL SITE AREA = 17,157 sfF.A.R. = .59(Requied F.A.R. = 1.0 or Less.)1223TODDLERROOFTOP PLAY YARDFLAT ROOF(MECHANICAL's ONLY)(ONE CLASSROOM STORY BELOW)7 STALLSEASEMENTLINE5'-11"14D1UPPER LEVEL CANTILEVER24D124INFILTRATION BASIN2526STEEL BOLLARDSD6REMOVE EXISTING SIGNBAND FRAMINGD654.5 %38.5%6.8%11%3.9%14.5%BUILDING FOOTPRINT5970 sfBUILDING FOOTPRINT + STAIR 6175 sf34.8 %36%50 sfLOT AREA = 17,157 SF33327NEW METAL STAIR & LANDING FROM UPPER LEVEL DOWN TOMECHANICAL ROOFTOP AREA (DEMO EXISTING STAIR)27428INSTALLNW PUBLIC BOULEVARD IN R.O.W. OBTAIN REQ'D PERMITS.INSTALL LANDSCAPING & PUBLIC SIDEWALKPRESCHOOLROOFTOP PLAY YARD(TWO CLASSROOM STORIES BELOW)6'-8"EXIT PlayYardEXIT PlayYard929EXIT10NEW 3rd LEVEL ROOF TOP LOBBY w/HIP ROOF STRUCTURESEE A201. APRROXIMATELY 42'-0" FROM RIDGE FROM LOWESTGRADENEW METAL PANEL SIGNBAND WALL w/EXTERIOR BLDGSIGNS - RUN ELECTRIC & LIGHTING TO SIGN AREAS.SEE EXTERIOR ELEVATIONS12131414141415171719222323262925D116'-0"4 Stalls2 STALLSROOFTOP LEVELROOFTOP PLAY YARD2412 sfGROSS FLOOR AREA720 sf Roof LevelSTAIR C STRUCTURE720 sf(Stairwell on this Level)(Playground Area)(Playground Area)(Inside Bldg Footprint)1 HC Stall3 Stalls303011.9.2018CITY SUBMITTAL31BIKE RACK - QNTY (2) ON CONC. SIDEWALKSTAGGER BIKE HITCHES AS SHOWN ON PLAN32OUTDOOR ARTWORK31321120EXITPlay YardWALL PLANEABOVE - SEE 1/A2012024WALL PLANE ABOVESEE 1/A20112NEW SCREENWALL - SEE 1/A201EXISTING POWER POLE w/PYLON SIGN. REMOVE EXISTINGSIGNS & REPLACE w/NEW ILLUMINATED 2-SIDED SIGN41926QNTY = 426QNTY = 7FREESTANDNG OUTDOOR PLANTER.APPROXIMATELY 72" min. x 30" x 30"w/MATCHING PARK BENCH - SEE EXTERIOR ELEVATION ON 2/A2012833NEW CONC. STOOP (Flat Curb) - SLOPE CONC. SURFACE AWAYFROM BLDG & ABUTT ASPHALT TO CONC. - SEE CIVIL3333NEW SCREENWALL - SEE 1/A201NEW SCREENWALL - SEE 1/A20133'-9" +/- Property Line to Cantilevered Entry5'-212"10'-6"16'-1012"20'-11"34MOUNT HANDICAP PARKING SIGN ON PILLAR. SEE 1/A20234OUTDOOR STAIR205 sf(Existing Bldg Footprint Plus 205 sf Outdoor Stair = 6175 sf)(See Landscape Plan)5 New &2 Existing to RemainMETAL BLACK PICKET GUARD RAIL FENCEBEHIND PARAPET CURB WALLOUTSIDE STAIR B FROM ROOF TOP PRESCHOOL PLAY YARDDOWN TO LOWER TODDLER PLAY YARD w/METAL BLACKPICKET GUARDRAIL & HANDRAILSMETAL EXIT STAIR w/METAL GRATE TREADS &FLAT ROOF STRUCTURE FROM LOWER TODDLERPLAY YARD DOWN TO GRADE - SEE EXT. ELEVSMETAL BLACK PICKET GUARD RAIL FENCEPLAY AREA TO BE KEPTCLEAR FOR EGRESS PATH5'-10"2'-2"17TREE TO BEREMOVED PERLANDSCAPE PLAN
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DSDSDSDSRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:LOWER LEVEL FLOOR PLANDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA1011LOWER LEVEL FLOOR PLANSCALE: 1/4" = 1'-0"WALL TYPE LEGENDEXISTING WALL STRUCTURENEW CONSTRUCTIONNEW CONSTRUCTION HALF WALLDEMO EXISTING BEARINGWALL ABOVECANTILEVERED 2nd LEVEL - ABOVE1PLAN NOTESX2TODDLER PLAY YARD ABOVEREWORK / HEADER IN FLOOR AS / IF NEEDED FOR POINTLOAD ABOVE. FIEL VERIFYBUILDING WALL LINE ABOVE FOR NEW STAIR C3456NEW WOOD COLUMNS AS NEEDED DUE TO DEMOLITIONOF EXISTING BEARING WALL ABOVE.EXACT NUMBER & LOCATION OF COLUMNS T.B.D. PER STRUCT.78NEW COLUMNS AS NEEDED FOR REPLACEMENT OF ROOFSTRUCTURE. EXACT NUMBER & LOCATION T.B.D. PER STRUCT.9EXISTING STEEL COLUMN & BEAMLINE TO REMAIN(NEW COLUMNS ABOVE TO STACK OVER EXISTING COLUMN) STAIR BRM #115 TODDLERTOILETRM #120 TODDLER #1RM #118495 SF14 Children + 2 Staff TODDLER #2RM #121501 SF14 Children + 2 Staff ADULTTOILETRM #115LAUNDRYRM #114TRASHENCLOSURERM #11350 50 sf VESTIBULERM #100 RECEPTIONRM #117248 SF2 Staff OFFICERM #116138 SF1 STAFF KITCHENRM #111278 SF2 STAFF HALLRM #112376 SF UTILITYRM #110 INFANT 1RM #102430 SF12 Children + 3 Staff INFANT 2RM #105423 SF12 Children + 3 Staff CRIBSRM #10612 Cribs CRIBSRM #10412 Cribs SPRINKLER RMRM #103UPExistingFLOOR LINEABOVE STAFFRM #107 YOUNGPRE'sRM #109 YOUNGPRE'sRM #108702 SF20 Children + 2 Staff COT CLSTRM #119 STAIR ARM #101Existing5 COT CLSTRM #12268877777899EXISTING BUILDING WALL LINE ABOVE342ELEVATOR145'-0"2'-11"46'-9"7'-8"68'-10"1344'-0"345'-0"
31'-5"11.9.2018CITY SUBMITTAL5INDOOR EXIT STAIRWAY B FROM 2nd LEVEL DOWN TO GRADE
MODELNUMBERPRODUCTTRADENAMEMATERIAL VESTIBULE 85 SFCOT CLOSET13 SFSIGN IN DESKlockersToddler 1495 SF14 Children(14 + 2 staff)Toddler 2501 SF14 Children(14 + 2 staff)lockers
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lockersRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:UPPER LEVEL FLOOR PLANDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA1021UPPER LEVEL FLOOR PLANSCALE: 1/4" = 1'-0" PRESCHOOL 4RM #208716 SF20 Children + 2 Staff STAIR ARM #101Existing PRESCHOOL 2RM #201715 SF20 Children + 2 Staff PRESCHOOL 3RM #204714 SF20 Children + 2 Staff COTCLSTRM #203 PRE 2 TOILETRM #202 PRE 4 TOILETRM #209 PRE 4 TOILETRM #210ELEVATORTODDLERROOFTOP PLAY YARD1333 SF17 CHILDRENMECHANICAL AREAROOFTOP888 sf HALLWAYRM #212385 SF MECHANICALRM #214 STAIR BRM #215 PRE3 TOILETRM #206WALL TYPE LEGENDEXISTING WALL STRUCTURENEW CONSTRUCTIONNEW CONSTRUCTION HALF WALLDEMO EXISTING BEARING WALL PRE3 TOILETRM #205 COTCLSTRM #207 COTCLSTRM #211 MECHANICALRM #213 STAIR CRM #301INDOOR EXIT STAIRWAY B FROM 2nd LEVEL DOWN TO GRADE16552345'-0"69'-8"28'-0"6'-0"11'-6"54'-5"3'-9"31'-5"88977777940'-0"5"34'-0"9'-4"10'-3 1/8"5"51'-3 7/8"22'-3"21'-4"
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lockersRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:UPPER LEVEL FLOOR PLANDEMO OVERLAY PLANDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA102dWALL TYPE LEGENDEXISTING WALL STRUCTURENEW CONSTRUCTIONNEW CONSTRUCTION HALF WALLEXISTING WALL TO BE REMOVEDDEMO EXISTING BEARNG WALLD4D2D3D1D1D11UPPER LEVEL DEMO OVERLAY PLANSCALE: 1/4" = 1'-0"REMOVE EXISTING AWNINGSPLAN DEMO NOTESD1XREMOVE & REBUILD CANTILEVERED SIGNBANDD2REMOVE EXISTING HIP ROOF STRUCTURE IN IT'S ENTIRETY& REPLACE WITH NEW FLAT ROOF & ROOF TOP PLAY YARDD3REMOVE EXISTING BEARING WALLS & MAINTAIN/PROVIDECOLUMN AS NEEDED. EXACT NUMBER & LOCATION OF COLUMNST.B.D. PER STRUCTURALD411.9.2018CITY SUBMITTAL
S36'-1
"ADULT TOILET41 SFSTORAGE97 SF69'-1 " +/-DSDS48" x 30"AREA OFREFUGEDSDSDSDSDSDSRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:ROOFTOP LEVEL FLOOR PLANDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA10359'-8"16'-0"45'-0"1ROOFTOP LEVEL FLOOR PLANSCALE: 1/4" = 1'-0" STAIR CRM #301 ELEVATOR LOBBYRM #302333 sfELEVATORTODDLER ROOFTOPPLAY YARD BELOW1333 SF17 CHILDRENMECHANICAL ROOFTOPBELOWPRESCHOOL ROOFTOPPLAY YARD2412 SF32 CHILDREN STORAGERM #30497 sf12616'-0"59'-8"11.9.2018CITY SUBMITTAL72ROOF DRAIN DETAILSCALE: 1" = 1'-0"18" ℄ To Wall1.5" bonded insulation boardTapered Insulation (down to 1" min.)212"
1"
112"
6"metal deckNew Bar Joist
continuous cant striplong wall edge(wood or insulation?)NEW FLOOR Match Existing418"±
558"±EXIST. FLOOR 7 ADULTTOILETRM #30345'-0"CANTILEVED FRONT ENTRY w/FLAT ROOFMETAL BLACK PICKET GUARD RAIL FENCEBEHIND PARAPET CURB WALL1PLAN NOTESX2METAL EXIT STAIR w/FLAT ROOF STRUCTURE FROMLOWER TODDLER PLAY YARD DOWN TO GRADEMETAL BLACK PICKET GUARD RAIL FENCE345AREA OF REFUGE6SCREEN WALL - METAL OR COMPOSITE HORIZONTALSLATS BETWEEN POSTS7SIGN BAND WALL w/VERTICAL METAL PANEL FACADE& METAL CAP FLASHING831'-5"34383455OUTSIDE STAIR B FROM ROOF TOP PRESCHOOL PLAY YARDDOWN TO TODDLER PLAY YARD w/METAL BLACK PICKETGUARDRAIL & HANDRAILS
1:
2
0
m
a
x
S1:20 maxcricket1:101/4" min / ft(1:10 max)1:20 max1/4" min / ftsaddle1:1
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)ADULT TOILET41 SF1/4" min / ft
1/4" min / ft
STORAGE97 SFDSR
O
O
FSLOPE 1/4" min / ft 1/4" min / ftDS
48" x 30"AREA OFREFUGESLOPE1:20
(1:10 max)1:121/4" min / ft INTERNALROOF DRAINGUTTERGUTTER
GUTTER GUTTER
DSGUTTEREXISTING ROOF SLOPETO REMAIN AS ISPITCH TO NW BLDG CORNERROOF EDGE GUTTERINTERNALROOF DRAIN60" long Scupperw/GutterDSDSDSDSDSSL
O
P
ESLOPE
GUTTERGUTTER1/4" min / ftSLOPE1/4" min. / ft1/4" min / ft 8:12ROOF8:12
ROOF
RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:ROOF PLANDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA1041ROOF TOP PLAY YARD & ROOF PLANSCALE: 3/16" = 1'-0"11.9.2018CITY SUBMITTAL2ROOF DRAIN DETAILSCALE: 1" = 1'-0"18" ℄ To Wall1.5" bonded insulation boardTapered Insulation (down to 1" min.)212"
1"
112"
6"metal deckNew Bar Joist
continuous cant striplong wall edge(wood or insulation?)NEW FLOOR Match Existing418"±
55 8"±EXIST. FLOOR CANTILEVED FRONT ENTRY w/FLAT ROOFMETAL BLACK PICKET GUARD RAIL FENCEBEHIND PARAPET CURB WALL1PLAN NOTESX2TODDLER ROOFTOPPLAY YARD BELOW1333 SF17 CHILDRENMECHANICAL ROOFTOPBELOWPRESCHOOL ROOFTOPPLAY YARD2412 SF32 CHILDRENMETAL EXIT STAIR w/FLAT ROOF STRUCTURE FROMLOWER TODDLER PLAY YARD DOWN TO GRADE2METAL BLACK PICKET GUARD RAIL FENCE3453438AREA OF REFUGE66734SCREEN WALL - METAL OR COMPOSITE HORIZONTALSLATS BETWEEN POSTS77SIGN BAND WALL w/VERTICAL METAL PANEL FACADE& METAL CAP FLASHING8551OUTSIDE STAIR B FROM ROOF TOP PRESCHOOL PLAY YARDDOWN TO TODDLER PLAY YARD w/METAL BLACK PICKETGUARDRAIL & HANDRAILS8:12 PITCH SHED EYEBROW ROOF8:12 PITCH SHED EYEBROW ROOFRETRACTABLE AWNING BY OWNER99
CCCCYARD FENCE30'-10"YARD PARAPET CURB26'-6"ROOF TOP PLAYROOF TOP PLAYRIDGE42'-0" +/-ROOF TRUSS BEARING35'-6"3rd LEVEL LOBBYSOFFIT20'-1"MECH. ROOF EDGE9'-1 1/2" +/-EXISTING EASTROOF SCREENING15'-0" +/-T/MECHANICALWALL & T/FENCE17'-10"LOWER PLAY YARDSIGN BAND PARAPETGRADE LVL0'-0"(FEE = 891.75')T/ENTRY ROOF &CENTER OF GABLE END38'-9" +/-MAINYARD PARAPET CURB26'-6"ROOF TOP PLAYYARD FENCE30'-10"ROOF TOP PLAYRIDGE42'-0" +/-WINDOW HEAD9'-4" +/-EXISTINGWINDOW SILL1'-8" +/-EXISTINGT/ENTRY ROOF &BTM/SOFFIT20'-1"T/STAIR ROOF26'-6"T/PILLAR CAP17'-10"T/SCREEN WALL8'-8" +/-STONE BASE1'-4"SIGN BAND PARAPET WALL17'-10"LOWER PLAY YARDT/ENTRY ROOF26'-6"RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:PROPOSEDEXTERIOR ELEVATONSDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA2012WEST ELEVATION - PROPOSEDSCALE: 3/16" = 1'-0"A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of MinnesotaEXTERIOR ELEVATION KEYNOTESXREMOVE EXISTING AWNINGEXTEIOR DEMO NOTESD1XBOULDER RETAINING WALL1FIRE DEPARTMENT CONNECTION2METAL WALL PANEL, CORREGATEDCOLOR #1 (Dark Bronze)3CANTILEVERED / FRAMED OUT FACADE w/METAL WALL PANEL456ALUMINUM STOREFRONTCOLOR: DARK BRONZE7FIBER CEMENT LAP SIDING w/CORNER BOARDSCOLOR: COBBLESTONE8METAL CAP FLASHINGCOLOR #1 (Dark Bronze)9EXISTING CANTILEVERED AWINING STRUCTURE TO BEDEMOLISED & A NEW NEW CANTILEVERED FLOOR AREARE-BUILT OVER THE KELLOGG ENTRANCERE-BUILT OVER KELLOGG ENTRANCED2REMOVE EXISTING WINDOWD3REMOVE EXISTING WINDOW OR DOORAND INFILL OPENING AS NEEDEDD4REMOVE EXISTING ROOF EDGE & CONSTUCT NEWROOF TOP PLAY YARD ONTOP OF EXISTING STRUCTURED510GUARD RAIL - BLACK METAL PICKET FENCEAPPROX. 60" to 66" high ABOVE WALKING SURFACE11CAPSTONE - 8"highCOLOR TO MATCH CULTURED LIMESTONE VENEER12STEEL BOLLARD (PAINTED) AT TRASH ENCLOSURE, &SOUTH WALL & ALONG WEST PARKING - SEE SITE PLAN1314SILL STONE - 3" highCOLOR TO MATCH CULTURED LIMESTONE VENEERREMOVE EXISTING ROOFTOP RAILING -REPLACE w/NEW SCREEN WALLD615NEW EXTERIOR DOORCOLOR TO MATCH STOREFRONT16CULTURE LIMESTONE VENEER1718TRASH ENCLOSURE ROLL UP DOORPAINT COLOR #1 (Dark Bronze)1920ROOF TOP EQUIPMENT w 72" +/- high SLAT SCREEN WALLON (3) SIDES21NEIGHBORS FENCE & RETAINING WALL TO REMAIN AS ISREMOVE & REPLACE METAL STAIRSD7NEIGHBORS STEPS ONTO NEW HORIZON PROPERTYAT FLAT ROOF TOP TO BE REMOVED BY NEIGHBORINGPROPERTY OWNERD8REMOVE EXISTING HIP ROOF STRUCTURE IN ITSENTIRETY & REPLACE w/NEW FLAT TRUSSESw/ROOFTOP PLAY YARD ABOVED911.9.2018CITY SUBMITTAL1SOUTH ELEVATION - PROPOSEDSCALE: 3/16" = 1'-0"621D1516D6D81616HANDICAP PARKING AISLE AGAINSTBUILDING - SLOPE RAMP / SIDEWALKACCORDINGLY - SEE CIVILD914CONC. SLAB FLOOR IN THIS STAIRWELLTO BE +/- 4" HIGHER THAN MAIN LEVELSO AS NOT TO EXCEED 12'-0" FLOOR TO FLOORUPPER PANESTO BE SPANDRELGLASS WHERESHOWN TINTEDEXISTING HIP ROOF STRUCTURE(SHOWN DASHED)TO BE REMOVEDOUTDOOR STAIRCASE B & ROOF STRUCTURE FROM ROOF TOPPLAY YARD DOWN TO LOWER PLAY YARD w/HANDRAILS &GUARD RAIL FENCEMETAL EXIT STAIR, FLAT ROOF STRUCTURE w/OPEN GRATETREADS, CLOSED RISER, w/BLACK METAL PICKET FENCE TYPEGUARD RAIL, FROM LOWER PLAY YARD DOWN TO GRADESCREEN WALL - METAL OR COMPOSITE SLAT BETWEEN POSTSSIGNBAND WALL w/EXTERIOR CHANNEL LETTER SIGNAGEFIBER CEMENT LAP SIDING - COLOR: COBBLESTONED2D4D4BEYONDD57D7D9D228'-912" GRADE TO RIDGE
32'-958" REAR GRADE TO RDIGE ABOVE MAIN GRADE LEVEL36'-0" AFF36'-0"
3'-3"3'-3"
36'-8" +/- T/BOULDER RETAINING WALL TO RIDGE25'-7" +/-
P R O T E R T Y L I N E
P R O T E R T Y L I N E28'-912" GRADE TO RIDGE
ABOVE MAIN GRADE LEVEL36'-0" AFFGUARD RAIL BEHIND PARAPET CURB - BLACK METAL PICKETFENCE APPROX. 60" to 66" high ABOVE WALKING SURFACE22METAL OPEN GRATE STAIRS w/42" high GUARD RAIL ATAT MECHANICAL ROOFTOP23CONCRETE BLOCK FOUNDATION WALL24SPANDREL GLASS IN UPPER WINDOW FRAME AS NOTED25METAL GUTTER AT ROOF EDGECOLOR #1 (Dark Bronze)262728SCUPPER OPENINGMETAL DOWNSPOUT - OUTLET TO STORM SEWER PER CIVIL PLANSCOLOR #1 (Dark Bronze)STEEL COLUMNPAINTED COLOR #4 (Gray)29HVAC LOUVERPAINT COLOR #1 (Dark Bronze)3031STANDING SEAM METAL ROOF & FASCIACOLOR #1 (Dark Bronze)32EYEBROW ROOF - STANDING SEAM METAL ROOF & FASCIACOLOR #1 (Dark Bronze)33METAL TRIM BOARDCOLOR #1 (Dark Bronze)34METAL FACADE BANDCOLOR #2 (New Horizon Blue)35METAL ACCENT BANDCOLOR #2 (New Horizon Blue)36METAL FACADE BANDCOLOR #3 (Tan)37METAL ACCENT BANDCOLOR #4 (Gray)38FREESTANDING OUTDOOR PLANTERSLAT STYLING SHOWN - EXACT PRODUCT t.b.d.FREESTANDING PARK BENCHMATCH SIMILAR TO OUTDOOR PLANTERSLAT STYLING SHOWN - EXACT PRODUCT t.b.d.242424666639WINDOWFRAME TO MATCH COLOR #1 (Dark Bronze)39393939666630832103536349274040PILLAR BASE & METAL CAP - METAL WRAPPEDCOLOR #1 (Dark Bronze)7121716143837377381317131439396639393929313185826252740252633333333333333333332124435363492828Beyond282625940273232252688303331228261240274098303103436161919193035913213116141236
CCCC2nd LEVEL FLOOR12'-3 1/2"LOBBY FLOOR25'-10 3/8"LEVEL FLOOR0'-0"ROOF TRUSS BRG35'-6"3rd LEVEL LOBBY3rd LEVELMAIN GRADERIDGE42'-0" +/-T/MECHANICALROOF EDGE9'-1 1/2" +/-EXIST EAST MECHROOF SCREENING15'-0" +/-T/STONE9'-4"T/STAIR ROOF26'-6"T/PILLAR CAP17'-10"T/SCREEN WALL8'-8" +/-STONE BASE1'-4"6'-0" AFF39" +/-REAR GRADE72" +/-REAR GRADE6'-0" AFF72" +/-39" +/-MECH ROOF3'-3" AboveROOF TOP PLAY YARD25'-2 3/8" +/-FALL ZONE ROOF EDGE ATT/ENTRY ROOF &YARD FENCE30'-10"YARD PARAPET CURB26'-6"ROOF TOP PLAYROOF TOP PLAYMECH ROOF EDGE9'-1 1/2" +/-EXISTING EASTROOF SCREENING15'-0" +/-T/MECHANICALRIDGE42'-0" +/-ROOF TRUSS BEARING35'-6"3rd LEVEL LOBBYT/PILLAR CAP30'-10"LEVEL FLOOR0'-0" (FFE = 891.75')Rear GradeMAIN GRADECENTER OF GABLE END38'-9" +/-RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:PROPOSEDEXTERIOR ELEVATONSDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA2022NORTH ELEVATION - PROPOSEDSCALE: 3/16" = 1'-0"A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota11.9.2018CITY SUBMITTAL1EAST ELEVATION - PROPOSEDSCALE: 3/16" = 1'-0"32'-958"ABOVE MAIN GRADE LEVEL36'-0" AFF36'-0"
3'-3"3'-3"
P R O T E R T Y L I N E
35'-11" REAR GRADE TO RIDGE24'-10" REAR GRADE TO T/GUARD RAIL FENCE ABOVE MAIN GRADE LEVEL36'-0" AFFP R O T E R T Y L I N E
21'-612"
22'-912" REAR GRADE TO RIDGE
P R O T E R T Y L I N E19'-8" REAR GRADE TO RIDGE
35'-11" REAR GRADE TO RIDGESEE SHEET A201 FOR MATERIAL LEGEND9308272640258825263Beyond7232339393931435341326925D9D2D1D6D8D73039393939391521D7D6D8D9D33918133262527BEYOND82672020208832910D5123316MOUNT HANDICAPPARKING SIGNTO STONE PILLARFLAT ROOF EXITSTAIRWAY STRUCTURESEE SHEET A201
RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:EXISTINGEXTERIOR ELEVATIONSDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA202d4SOUTH ELEVATION - EXISTINGSCALE: 3/16" = 1'-0"EXTERIOR ELEVATION KEYNOTESXBOULDER RETAINING WALL1FIRE DEPARTMENT CONNECTION2AWNING3CANTILEVERED AWNING STRUCTURE4SIDING PANEL w/VERTICAL GROOVE5WOOD FRAMED WINDOWS & DOOR6ALUMINUM STOREFRONT7BRICK PATTERN FACADE8METAL CAP FLASHING9ASPHALT SHINGLES10ALUMINUM FASCIA & SOFFIT11WALL MOUNTED MAIL BOX12HORIZONTAL FRIEZE BOARD1314PAINTED PLYWOOD INFILL PANEL15HOLLOW METAL DOORA. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota2WEST ELEVATION - EXISTINGSCALE: 3/16" = 1'-0"3EAST ELEVATION - EXISTINGSCALE: 3/16" = 1'-0"1233465777879109113411127666513108141414141581616PAINTED CONC. BLOCK WALL17METAL STAIRS18ROOFTOP RAILING19NEIGHBORS STEPS ONTO FLAT ROOF1616151576171818181766666513191020ROOF TOP EQUIPMENT2020202021NEIGHBORS FENCE & RETAINING WALL211911.9.2018CITY SUBMITTAL1NORTH ELEVATION - EXISTINGSCALE: 3/16" = 1'-0"51310517111863413'-4"6'-0"FRONT GRADE5'-3" AFFMAIN GRADELVL FLRREAR GRADE6'-0" AFFMAIN GRADELEVEL FLOOR3'-3"2119EXISTIG HIP RIDGE+/- 28'-10" AFF (Approximate)28'-10" +/-
RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:EXISTING & PROPOSEDEXTERIOR ELEVATION VIEWSDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA203A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota1aKELLOGG STREET VEIW - EXISTING1bKELLOGG STREET VEIW - PROPOSED2aVALLEY VIEW @ KELLOGG- EXISTING2bVALLEY VIEW @ KELLOGG - PROPOSED3aVALLEY VIEW ELEVATION - EXISTING3bVALLEY VIEW ELEVATION - PROPOSED4aPARKING FROM VALLEY VIEW- EXISTING4bPARKING FROM VALLEY VIEW - PROPOSED5aVALLEY VIEW APPROACH - EXISTING5bVALLEY VIEW APPROACH - PROPOSED6aKELLOGG APPROACH - EXISTING6bKELLOGG APPROACH - PROPOSED7aARIEL VIEW - EXISTING7bARIEL VIEW - PROPOSEDEXISTINGROOFTOP TO REMAINFOR MECHANICALNEWPRESCHOOLROOFTOPPLAYGRNDNEWTODDLERROOFTOPPLAYGRNDNEW TRASHENCLOSURE INSIDEBUILDING w/EXTERIORROLL UP DOOR ACCESS11.9.2018CITY SUBMITTAL8NORTH NEIGHBOR'S VIEW9EAST NEIGHBOR'S VIEWNEWFLAT ROOFEXIT STAIRSTRUCTURE3 STORY DUTCHHIP ROOF STRUCTUREFOR ROOFTOP PLAY YARD ACCESS
CCCCC2nd LEVEL FLOOR12'-3 1/2"3rd LEVEL LOBBY FLOOR25'-10 3/8"MAIN GRADE LEVEL FLOOR0'-0"ROOF TRUSS BEARING35'-6"3rd LEVEL LOBBYELEVATORRESTROOMROOFTOP LOBBYCOT CLOSETSTAIRWELL CPRESCHOOL 3RIDGE42'-0" +/-T/PILLAR CAP30'-10"RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:PROPOSEDBUILDING SECTIONDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA301A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota1BUILDING SECTION THRU ELEVATOR LOBBYSCALE: 1/4" = 1'-0"REMOVE EXISTNGHIP ROOFSTRUCTUREIN IT'S ENTIRETYEXISTING HIP ROOFSTRUCTURE(SHOWN DASHED)TO BE REMOVED11.9.2018CITY SUBMITTAL
9'-758"1'-538"12'-112"1'-338"
Exist
Flr
11'-0" +/- Existing Ceiling
12'-7" min. OVERHEAD
(Verifyw/Elevator Specs)
80" min. HEADRM
NEW DUTCH HIP ROOF STRUCTUREABOVE MAIN GRADE LEVEL36'-0" AFFP R O T E R T Y L I N E
ROOF TOP PLAY YARD25'-2 3/8" +/-FALL ZONE ROOF EDGE AT2nd LEVEL FLOOR12'-3 1/2"MAIN GRADE LEVEL FLOOR0'-0"SIGN BAND PARAPET WALL17'-10"LOWER PLAY YARDRIDGE42'-0" +/-OUTDOOR ROOFTOP PLAY YARDT/CONC. DECK11'-2"BTM STAIR LANDING0'-4"80" min.STAIR BHALLTRASHENCLOSUREKITCHENINFANT 2CRIB ROOMLOBBY / CORRIDORPRESCHOOL 3ROOF TOP PLAY YARD25'-2 3/8" +/-FALL ZONE ROOF EDGE ATT/PILLAR CAP30'-10"RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:PROPOSEDBUILDING SECTIONDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA302A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota1BUILDING SECTION THRU STAIR BSCALE: 1/4" = 1'-0"11.9.2018CITY SUBMITTALFALL ZONEISO & SHEATHING EDGE -w/EPDM ROOF EDGEREMOVE EXISTNGHIP ROOFSTRUCTUREIN IT'S ENTIRETYGUTTER ALONG ENTIRENORTH EDGE OFROOF TOP PLAY YARD -CONNECT INTO STORMSEWER - SEE CIVIL11'-018"1'-338"9'-718"2'-1034"FALL ZONE OVERTAPERED INSUALTIONSEE A10411'-1112" = STAIRWELL FLR TO FLR
(12'-0" max.)STRUCTURE COLUMNS INWEST 3rd FLOOR LOBBY WALL ASNEEDED FOR CANTILEVERED HIP ROOFOVERHANGROOF BEAM PERSTRUCTURAL FORCANTILEVERED ROOFOVERHANGNEW DUTCH HIP ROOF STRUCTUREABOVE MAIN GRADE LEVEL36'-0" AFFP R O T E R T Y L I N E
ROOF TOP PLAY YARD25'-2 3/8" +/-FALL ZONE ROOF EDGE AT2nd LEVEL FLOOR12'-3 1/2"3rd LEVEL LOBBY FLOOR25'-10 3/8"MAIN GRADE LEVEL FLOOR0'-0"ROOF TRUSS BEARING35'-6"3rd LEVEL LOBBYPRESCHOOL 318"SIGN BAND PARAPET WALL17'-10"LOWER PLAY YARDOUTDOORROOFTOPPLAY YARDROOF TOP PLAY YARD FENCE30'-10"LOBBY / CORRIDOROUTDOORLOWERPLAY YARDWINDOW HEAD9'-4"WINDOW SILL1'-4"ROOF TOP PLAY YARD FENCE30'-10"T/CONC. DECK11'-2"72" +/-6'-0" AFF39" +/-MECH ROOF3'-3" AboveRear GradeREAR GRADERYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:PROPOSEDBUILDING SECTIONDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA303A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota1BUILDING SECTION THRU ROOF TOP PLAY YARDSSCALE: 1/4" = 1'-0"11.9.2018CITY SUBMITTALFALL ZONEISO & SHEATHING EDGE -w/EPDM ROOF EDGEREMOVE EXISTNGHIP ROOFSTRUCTUREIN IT'S ENTIRETYGUTTER ALONG ENTIRENORTH EDGE OFROOF TOP PLAY YARD -CONNECT INTO STORMSEWER - SEE CIVIL11'-0" +/- Existing Ceiling 1'-338"9'-718"2'-1034"FALL ZONE OVERTAPERED INSUALTIONSEE A104STRUCTURE COLUMNS INWEST 3rd FLOOR LOBBY WALL ASNEEDED FOR CANTILEVERED HIP ROOFOVERHANGROOF BEAM BEYONDFOR CANTILEVEREDROOF OVERHANGNEW DUTCH HIP ROOF STRUCTURENEW STEEL JOIST w/METALDECK & CONC. TOPPING(EXISTING ROOF STRUCTURETO BE REMOVED)NEW STEEL BEAM LINESPER STRUCTURALINTERNAL ROOF DRAINS &OVERFLOW DRAINS ON LOWERPLAY YARD ROOF - CONNECTEDINTO STORM SEWER PER CIVILPLANSFALL ZONE OVER TAPEREDINSUALTION - SEE A10460" to 66" +/-
Above Walking Surface
(T at 30'-10" max.)ABOVE MAIN GRADE LEVEL36'-0" AFFP R O T E R T Y L I N E
CCCCYARD PARAPET CURB26'-6"ROOF TOP PLAYYARD FENCE30'-10"ROOF TOP PLAYOUTDOOR ROOFTOP PLAY YARDINFANT 2EXISTINGSTAIR AYOUNG PRE'sOUTDOORMECHANICAL ROOFTOPPRESCHOOL 3PRESCHOOL 23rd LEVELLOBBYSTAIR CHALLWAYT/ENTRY ROOF &RIDGE42'-0" +/-ROOF TRUSS BEARING35'-6"3rd LEVEL LOBBYMECHANICAL ROOF EDGE9'-1 1/2" +/-EXISTING EASTROOF SCREENING15'-0" +/-T/MECHANICAL3rd LEVEL LOBBY FLOOR25'-10 3/8"T/PILLAR CAP30'-10"REAR GRADE6'-0" AFF72" +/-39" +/-MECH ROOF3'-3" AboveLEVEL FLOOR0'-0" (FFE = 891.75')MAIN GRADERear GradeCENTER OF GABLE END38'-9"RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY4412 VALLEY VIEW ROADEDINA, MN 55424NEW HORIZON COMPANIES3405 ANNAPOLIS LANE, STE. 100PLYMOUTH, MNSHEET TITLE:PROPOSEDBUILDING SECTIONDrawn By:VJHProject Architect:Checked By:APHA. PETER HILGER, AIA2018 RYLAUR, LLCCA304A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota1BUILDING SECTION THRU ROOF TOP PLAY YARD & ELEVATOR LOBBYSCALE: 1/4" = 1'-0"11.9.2018CITY SUBMITTAL
12'-578"1'-3 38"
Exist
Flr
11'-0" +/- Existing Ceiling
3'-434"
12'-112"1'-538"9'-758"34'-1018"
42'-0" +/-ABOVE MAIN GRADE LEVEL36'-0" AFFPORTION OF BUILDING ALONGNORTH SIDE BELOW GRADESHOWN SHADED IN GREENGRADE ALONGNORTH SIDE OF BLDG+/- 63" @ NW Corner
P R O T E R T Y L I N E
Traffic Impact and Parking Study
New Horizon Academy
Edina, Minnesota
7900 International Drive, Suite 300
Bloomington, MN 55425
612.875.2417
26 September 2018
New Horizon Academy – Edina
18-MN1901-1 Executive Summary 1
Executive Summary
Project Description
New Horizon Academy proposes to relocate their site in Edina, Minnesota.
The existing childcare center enrolls 60 children and operates with a full-access driveway to Valley View
Road. The new site will be located on the northeast corner of Valley View Road & Kellogg Avenue and
will have a license for 132 children.
Access to the site will be maintained via an existing full-access driveway to Valley View Road and an
existing full-access driveway to Kellogg Avenue.
Trip Generation
The proposed new development is expected to generate 294 daily trips, with 30 new entering trips and
26 new exiting trips in the AM peak hour, and 26 new entering and 26 new exiting trips in the PM peak
hour.
Traffic Impacts
Analysis of the Full Build 2019 scenario shows that the surrounding intersections are projected to operate
acceptably. The analysis confirmed the signalization of the Valley View Road & Wooddale Avenue
intersection will improve traffic operations as recommended in the Valley View Road/West 62nd Street
Intersection Study. No additional improvements are necessary.
Residential Street
Overall, analysis shows that the proposed development will have a negligible impact on the surrounding
neighborhood streets.
Kellogg Avenue is projected to see 11 new trips in the AM peak hour and 10 new trips in the PM
peak hour. This equates to roughly one new vehicle every 5-6 minutes.
Oaklawn Avenue is expected to see 7 new trips in the AM peak hour and 7 new trips in the PM
peak hour. This equates to roughly one new vehicle every 8 minutes.
West 61st Street is projected to see 1 new trip in the AM peak hour and 1 new trip in the PM peak
hour. This equals roughly one new vehicle every 60 minutes.
A parking demand survey shows that the New Horizon Academy requires one parking space for every six
children. Since the new site will have a license for 132 children, 22 parking spaces are needed. Since this
is less than what would be required by City code, it is recommended to seek a variance for parking.
New Horizon Academy – Edina
18-MN1901-1 Page 1
Table of Contents
I. Introduction ................................................................................................2
Figure 1 – Site Plan .........................................................................................3
Figure 2 – Vicinity Map ....................................................................................4
II. Existing Conditions .....................................................................................5
A.Existing Roadway Conditions .......................................................................................5
B.Existing Intersection Geometry ...................................................................................5
C.Traffic Volumes ..........................................................................................................7
D.Other Trips .................................................................................................................7
Figure 3 – Existing Traffic Volumes ..................................................................8
Figure 4 – Other Trips .....................................................................................9
III. Methodology............................................................................................10
A.Base Assumptions .....................................................................................................10
B.Background Growth ..................................................................................................10
C.Trip Generation ........................................................................................................10
D.Trip Distribution .......................................................................................................11
E.Programmed Improvements ......................................................................................11
Figure 5 – Trip Distribution ............................................................................12
Figure 6 – Site Trips ......................................................................................13
Figure 7 – Full Build 2019 Volumes .................................................................14
IV. Capacity Analysis .....................................................................................15
A.Valley View Road & Wooddale Avenue .......................................................................16
B.Valley View Road & Kellogg Avenue ...........................................................................17
C.Valley View Road & W 62nd Street/Oaklawn Avenue ..................................................18
D.Wooddale Avenue & Fairfax Avenue/W 61st Street ....................................................19
E.Kellogg Avenue & W 61st Street ................................................................................20
H.Residential Streets ...................................................................................................21
V. Parking Analysis .......................................................................................22
A.Parking Demand .......................................................................................................22
IV. Bicycle and Pedestrian Facilities ..............................................................23
VI. Summary and Conclusion .........................................................................24
Appendix ......................................................................................................25
New Horizon Academy – Edina
18-MN1901-1 Page 2
I. Introduction
New Horizon Academy proposes to relocate their daycare facility in Edina, Minnesota. The
existing site is located on the south side of Valley View Road east of Wooddale Avenue.
The planned development involves relocating the existing childcare to the proposed site to the
northwest corner of Valley View Road & Kellogg Avenue. The existing childcare center enrolls 60
children and operates with a full-access driveway to Valley View Road. The proposed relocation
will consist of a 10,099 square foot childcare center with a license for 132 children. The new
childcare center will be accommodated in the existing building footprint within the proposed
site. Access to the site will be maintained via an existing full-access driveway to Valley View
Road and an existing full-access driveway to Kellogg Avenue.
The City of Edina required this Traffic Impact and Parking Study due to New Horizon seeking a
variance in parking requirements.
The study area included the following intersections:
Valley View Road & Wooddale Avenue
Valley View Road & Kellogg Avenue
Valley View Road & Oaklawn Avenue/West 62nd Street
Wooddale Avenue & Fairfax Avenue/West 61st Street
Kellogg Avenue & West 61st Street
The study analyzed the following scenarios:
2018 Existing Conditions
Full Build 2019 Conditions
The AM peak hour and PM peak hour were analyzed.
Figure 1 shows the most recent site plan.Figure 2 shows the project vicinity map.
Site Plan
Figure 1
New Horizon Academy - Edina
Date: 26 September 2018
Project No: 18-MN1901-1
Vicinity Map
Figure 2
New Horizon Academy - Edina
Project Location
Date: 26 September 2018
Project No: 18-MN1901-1
17
COUNTY
31
COUNTY
New Horizon Academy – Edina
18-MN1901-1 Page 5
II. Existing Conditions
A. EXISTING ROADWAY CONDITIONS
Table 2.1 presents a summary of the existing roadway conditions in the study area.Figure 3
shows the roadways in the study area.
Table 2.1 – Existing Roadways
Street Name Functional Class Typical Section Posted
Speed AADT
Valley View Road ‘B’ Minor Arterial
Three-lane undivided
with two-way left-turn
lane (TWLTL)
30 mph 5,900 to
7,900
Wooddale Avenue ‘B’ Minor Arterial Two-lane undivided 30 mph 3,450
West 62nd Street Collector Two-lane undivided 30 mph 1,950
Kellogg Avenue Local street Two-lane undivided 30 mph n/a
Oaklawn Avenue Local street Two-lane undivided 30 mph n/a
Fairfax Avenue Local street Two-lane undivided 30 mph n/a
West 61st Street Local street Two-lane undivided 30 mph n/a
B.EXISTING INTERSECTION GEOMETRY
Valley View Road & Wooddale Avenue is unsignalized and is under all-way stop control. The
eastbound and westbound approaches both have a left-turn lane and a shared through-right lane.
The northbound and southbound approaches both consist of a single lane. Within the study area,
Valley View Road is a three-lane roadway with a center two-way left-turn lane (TWLTL) that
transitions to a two-lane roadway east of Brookview Avenue.
To improve traffic operations at the Valley View Road & Wooddale Avenue intersection and
reduce traffic volumes in the neighborhood to the north, the Valley View Road/West 62nd Street
Intersection Study recommends the consideration of a traffic signal at the intersection. This
improvement has been included in the City’s 2019 infrastructure budget and will be included in
the traffic analysis for the Full Build 2019 scenario.
Valley View Road & Kellogg Avenue is unsignalized with stop control for the southbound
approach. The eastbound and westbound approaches both have a left-turn lane and a shared
through-right lane. The southbound approach consists of a single lane.
New Horizon Academy – Edina
18-MN1901-1 Page 6
Valley View Road & West 62nd Street is unsignalized with stop control for the southbound
approach. The eastbound and westbound approaches both have a left-turn lane and a shared
through-right lane. The southbound approach consists of a single lane.
West 62nd Street & Oaklawn Avenue is unsignalized with stop control for the southbound
approach. All approaches currently consist of a single lane.
The Valley View Road/West 62nd Street Intersection Study notes that the intersections on West
62nd Street/Oaklawn Avenue and Valley View Road are closely spaced and may result in queues
extending to Valley View Road. To address these concerns, options to modify Valley View Road
at West 62nd Street & Oaklawn Avenue were assessed. Although the study suggests consideration
of a right-in/right-out option at West 62nd Street & Oaklawn Avenue, City staff proposed a short
concrete median be constructed at the intersection of Valley View Road & West 62nd Street as
highlighted in the West 62nd Street Roadway Reconstruction Engineering Study.
The engineering study notes that the intention of this median is to improve delineation for
turning movements through this intersection while maintaining all existing turning movements
through the intersection. The median is also expected to improve pedestrian safety by reducing
the crossing distance at this intersection as well as increase the service level of the intersection
for eastbound traffic.
Valley View Road & West 62nd Street – Concrete Median
Wooddale Avenue & Fairfax Avenue/West 61st Street is unsignalized with stop control for the
eastbound and westbound approaches. All approaches currently consist of a single lane.
Kellogg Avenue & West 61st Street is unsignalized with stop control for the northbound and
southbound approaches. All approaches currently consist of a single lane.
As mentioned, access to the site will be maintained via an existing full-access driveway to Valley
View Road and an existing full-access driveway to Kellogg Avenue.
New Horizon Academy – Edina
18-MN1901-1 Page 7
C.TRAFFIC VOLUMES
City staff provided other studies for traffic data. Existing peak hour traffic volumes for all the
study area intersections were obtained from the Valley View Road/West 62nd Street Intersection
Study which were performed in June 2017,except Valley View Road & Kellogg Avenue, which
was obtained from the Edina Flats Traffic Impact Study in August 2017.Figure 3 displays existing
traffic volumes.
Current Average Annual Daily Traffic (AADT) volumes were obtained from the Valley View
Road/West 62nd Street Intersection Study.
D.OTHER TRIPS
The Edina Flats Traffic Impact Study was completed in September 2017. The site is located on
the northwest corner of Valley View Road & Kellogg Avenue. Construction is expected to be
complete by the end of 2019. Trips generated by this development are shown in Figure 4 and
are included in this analysis.
Valley View Road & Kellogg Avenue - looking west
Existing Traffic Volumes
Figure 3
New Horizon Academy - Edina
NOT TO SCALE
XX/XX
XX/XX
XX/XX
LEGEND
Turn
movement
AM/PM
peak
volumes
Date: 26 September 2018
Project No: 18-MN1901-1
2/48
1/20
2/20
2/0
0/8
8/8
4/4114/2032/40/2246/2134/20/4
1/64
1/1
1/6
4/8
1/0
2/204/360/22/411/43/4Valley View Rd & Wooddale Ave
4/56
253/627
58/127
473/515 79/10418/114/52
82/105
3/60
59/123 15/1012/895/184
232/465
5/32
14/22
272/407
2/4
2/33/521/2010/178/9228/21511/81
393/700
2/9
519/602 1/29/3Wooddale Ave & 61st St/Fairfax Ave
Valley View Rd & Kellogg Ave
61st St & Kellogg Ave
62nd St & Oaklawn Ave
Valley View Rd & 62nd St
Other Trips
Figure 4
New Horizon Academy - Edina
NOT TO SCALE
XX/XX
XX/XX
XX/XX
LEGEND
Turn
movement
AM/PM
peak
volumes
Date: 26 September 2018
Project No: 18-MN1901-11/00/1Valley View Rd & Wooddale Ave
0/3
2/2
1/0
2/1
1/1
2/3
3/1
Wooddale Ave & 61st St/Fairfax Ave
Valley View Rd & Kellogg Ave Valley View Rd & 62nd St
0/1
New Horizon Academy – Edina
18-MN1901-1 Page 10
III. Methodology
A. BASE ASSUMPTIONS
Intersection capacity analysis was conducted using Synchro v9.0. Trip generation was calculated
using the 10th edition of the Institute of Transportation Engineers (ITE)Trip Generation Manual.
B. BACKGROUND GROWTH
The average annual background growth rate is calculated using historical AADT volumes obtained
from the Valley View Road/West 62nd Street Intersection Study.Table 3.1 shows the background
growth rates for intersections in the study area. These calculations can be found in the Appendix.
Table 3.1 - Study Area Background Growth
Roadway Location annual
growth
Valley View Road West of Wooddale Avenue 1.79%
North of 64th Street 0.00%
West 62nd Street West of France Avenue 3.57%
Wooddale Avenue North of Valley View Road 0.91%
AVERAGE 1.57%
Existing volumes were increased by 2% per year to estimate background growth for Full Build
2019 conditions.
C. TRIP GENERATION
The planned development involves relocating the existing New Horizon Academy Childcare
Center across the street to the proposed site. Trips are estimated using the capacity of the
proposed facility (132 children) minus the existing enrollment in New Horizon Academy (60
children) for a total of 72 children.
The ITE Trip Generation Manual, 10th Edition was used to estimate the projected trips by this
development.
Table 3.2 contains the summary of the land uses and sizes used for trip generation estimates.
Table 3.2 - ITE Trip Generation
Average Weekday Driveway Volumes AM Peak
Hour
PM Peak
Hour
Land Use ITE
Code Size Daily
Trips Enter Exit Enter Exit
Day Care Center 565 72 Students 294 30 26 26 29
New Horizon Academy – Edina
18-MN1901-1 Page 11
D.TRIP DISTRIBUTION
Trips for this proposed development were assigned to the surrounding roadway network based
on existing traffic patterns, engineering judgment and future roadway improvements. The
proposed trip distribution for this project can be found in Figure 5, and the projected site trips
are shown in Figure 6.
Full Build 2019 volumes are shown in Figure 7.
E.PROGRAMMED IMPROVEMENTS
The intersection of Valley View Road & Wooddale Avenue is programmed to be signalized. This
improvement is considered in place for the Full Build 2019 scenario.
Valley View Road & Wooddale Avenue - looking south
Trip Distribution
Figure 5
New Horizon Academy - Edina
NOT TO SCALE
Date: 26 September 2018
Project No: 18-MN1901-1
LEGEND
Site Trip
Distribution
XX%
35%2%2%15%1%35%
10%
Site Trips
Figure 6
New Horizon Academy - Edina
NOT TO SCALE
XX/XX
XX/XX
XX/XX
LEGEND
Turn
movement
AM/PM
peak
volumes
Date: 26 September 2018
Project No: 18-MN1901-1
1/1
3/31/30/11/1
1/11/11/1Valley View Rd & Wooddale Ave
11/9
4/4
8/10 4/43/3
1/1
3/3 1/13/3
9/10
11/9 4/34/4
10/11
3/2
12/10 2/34/4Wooddale Ave & 61st St/Fairfax Ave
Valley View Rd & Kellogg Ave
61st St & Kellogg Ave
62nd St & Oaklawn Ave
Valley View Rd & 62nd St
Existing Traffic Volumes
Figure 3
New Horizon Academy - Edina
NOT TO SCALE
XX/XX
XX/XX
XX/XX
LEGEND
Turn
movement
AM/PM
peak
volumes
Date: 26 September 2018
Project No: 18-MN1901-1
3/50
1/20
2/20
2/0
0/8
8/8
4/4114/2102/40/2255/2215/20/4
1/65
1/1
1/6
4/8
2/1
3/215/380/22/412/53/4Valley View Rd & Wooddale Ave
4/57
269/652
63/134
492/537 85/11018/114/53
87/110
4/62
63/128 16/1112/8101/191
248/485
5/33
14/22
289/425
2/4
2/33/521/2010/178/9237/22315/87
413/728
5/11
544/625 3/513/7Wooddale Ave & 61st St/Fairfax Ave
Valley View Rd & Kellogg Ave
61st St & Kellogg Ave
62nd St & Oaklawn Ave
Valley View Rd & 62nd St
New Horizon Academy – Edina
18-MN1901-1 Page 15
IV. Capacity Analysis
The Transportation Research Board’s Highway Capacity Manual (HCM) utilizes a term “level of
service” (LOS) to measure how traffic operates in intersections. There are currently six levels of
service ranging from A to F. Level of Service “A” represents the best conditions and Level of
Service “F” represents the worst. Synchro software was used to determine the level of service
for intersections in the study area. All worksheet reports from the analyses can be found in the
Appendix.
Table 4.1 shows the control delay per vehicle associated with LOS A through F for signalized and
unsignalized intersections.
Table 4.1 – Highway Capacity Manual Levels of Service and Control Delay
Signalized Intersection Unsignalized Intersection
Level of Service Control Delay per
Vehicle (sec)
Level of
Service
Control Delay per
Vehicle
(sec)
A 10 A 10
B 10 and 20 B 10 and 15
C 20 and 35 C 15 and 25
D 35 and 55 D 25 and 35
E 55 and 80 E 35 and 50
F 80 F 50
New Horizon Academy – Edina
18-MN1901-1 Page 16
A.VALLEY VIEW ROAD & WOODDALE AVENUE
Valley View Road & Wooddale Avenue is unsignalized and is under all-way stop control. The
eastbound and westbound approaches both have a left-turn lane and a shared through-right lane.
The northbound and southbound approaches both consist of a single lane.
Table 4.2 shows the current LOS, control delay, and 95th percentile queue length for existing
conditions.
Table 4.2 - Intersection LOS, Delay, and Queue by Movement - 2018 Existing
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Valley View Road &
Wooddale Avenue
EB
LT A 9.3 -B 10.2 -
TH B 13.7 -D 27.2 -RT
WB
LT A 9.1 -A 10.0 -
TH C 14.6 -F 92.5 19.9'RT
NB
LT
A 9.2 -B 11.2 -TH
RT
SB
LT
B 13.2 -C 16.8 -TH
RT
OVERALL B (13.7)F (54.6)
Table 4.3 shows the expected LOS, control delay, and 95th percentile queue length for Full Build
2019 conditions under signalized control.
Table 4.3 - Intersection LOS, Delay, and Queue by Movement - 2019 Full Build
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Valley View Road &
Wooddale Avenue
EB
LT A 9.4 12'A 8.9 15'
TH B 12.5 117' B 10.6 162'RT
WB
LT A 9.0 -A 8.1 18'
TH B 12.9 133' B 15.5 292'RT
NB
LT
A 5.3 12'A 8.5 17'TH
RT
SB
LT
B 14.8 112' C 25.0 139'TH
RT
OVERALL B (13.0)B (15.3)
Analysis shows that the intersection is projected to function acceptably under signalized control.
New Horizon Academy – Edina
18-MN1901-1 Page 17
B. VALLEY VIEW ROAD & KELLOGG AVENUE
Valley View Road & Kellogg Avenue is unsignalized with stop control for the southbound
approach. The eastbound and westbound approaches both have a left-turn lane and a shared
through-right lane. The southbound approach consists of a single lane.
Table 4.4 shows the current LOS, control delay, and 95th percentile queue length for existing
conditions.
Table 4.4 - Intersection LOS, Delay, and Queue by Movement - 2018 Existing
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Valley View Road &
Kellogg Avenue
EB LT A 8.1 -A 9.1 -
TH Free
WB TH FreeRT
SB
LT
B 13.5 -C 15.7 -TH
RT
Table 4.5 shows the expected LOS, control delay, and 95th percentile queue length for Full Build
2019 conditions.
Table 4.5 - Intersection LOS, Delay, and Queue by Movement - 2019 Full Build
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Valley View Road &
Kellogg Avenue
EB LT A 8.2 -A 9.3 -
TH Free
WB TH FreeRT
SB
LT
B 13.7 -C 16.3 -TH
RT
Analysis shows that intersection is projected to continue to operate acceptably. No
improvements are necessary.
New Horizon Academy – Edina
18-MN1901-1 Page 18
C. VALLEY VIEW ROAD & W 62ND STREET/OAKLAWN AVENUE
Valley View Road & W 62nd Street is unsignalized with stop control for the southbound approach.
The eastbound and westbound approaches both have a left-turn lane and a shared through-right
lane. The southbound approach consists of a single lane. W 62nd Street & Oaklawn Avenue is
unsignalized with stop control for the southbound approach. All approaches currently consist of
a single lane.
Table 4.6 shows the current LOS, control delay, and 95th percentile queue length for existing
conditions.
Table 4.6 - Intersection LOS, Delay, and Queue by Movement - 2018 Existing
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Valley View Road &
West 62nd Street/
Oaklawn Avenue
EB LT A 7.9 -A 9.9 -
TH Free
WB TH FreeRT
NB LT A 7.4 -A 7.7 -TH
SBW
LT
A 9.1 -B 10.1 -TH
RT
SBE
LT
B 12.3 -C 21.1 -TH
RT
Table 4.7 shows the expected LOS, control delay, and 95th percentile queue length for Full Build
2019 conditions.
Table 4.7 - Intersection LOS, Delay, and Queue by Movement - 2019 Full Build
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Valley View Road &
West 62nd Street/
Oaklawn Avenue
EB LT A 8.0 -B 10.0 -
TH Free
WB TH FreeRT
NB LT A 7.4 -A 7.7 -TH
SBW
LT
A 9.1 -B 10.1 -TH
RT
SBE
LT
B 12.6 -C 22.8 -TH
RT
New Horizon Academy – Edina
18-MN1901-1 Page 19
D.WOODDALE AVENUE & FAIRFAX AVENUE/W 61ST STREET
Wooddale Avenue & Fairfax Avenue/W 61st Street is unsignalized with stop control for the
eastbound and westbound approaches. All approaches currently consist of a single lane.
Table 4.8 shows the current LOS, control delay, and 95th percentile queue length for existing
conditions.
Table 4.8 - Intersection LOS, Delay, and Queue by Movement - 2018 Existing
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Wooddale Avenue &
Fairfax Avenue/West
61st Street
EB
LT
TH A 10.0 -B 11.2 -
RT
WB
LT
TH B 10.4 -B 11.9 -
RT
NB
LT
FreeTH
RT
SB
LT
FreeTH
RT
Table 4.9 shows the expected LOS, control delay, and 95th percentile queue length for Full Build
2019 conditions.
Table 4.9 - Intersection LOS, Delay, and Queue by Movement - 2019 Full Build
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Wooddale Avenue &
Fairfax Avenue/West
61st Street
EB
LT
TH B 10.1 -B 11.3 -
RT
WB
LT
TH B 10.3 -B 12.1 -
RT
NB
LT
FreeTH
RT
SB
LT
FreeTH
RT
Analysis shows that intersection is projected to continue to operate acceptably. No
improvements are necessary.
New Horizon Academy – Edina
18-MN1901-1 Page 20
E.KELLOGG AVENUE & W 61ST STREET
Kellogg Avenue & W 61st Street is unsignalized with stop control for the northbound and
southbound approaches. All approaches currently consist of a single lane
Table 4.10 shows the current LOS, control delay, and 95th percentile queue length for existing
conditions.
Table 4.10 - Intersection LOS, Delay, and Queue by Movement - 2018 Existing
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Kellogg Avenue & West
61st Street
EB
LT
FreeTH
RT
WB
LT
FreeTH
RT
NB
LT
TH A 7.1 -A 7.5 -
RT
SB
LT
TH A 7.0 -A 7.2 -
RT
Table 4.11 shows the expected LOS, control delay, and 95th percentile queue length for Full
Build 2019 conditions.
Table 4.11 - Intersection LOS, Delay, and Queue by Movement - 2019 Full Build
Intersection Approach Movement AM PM
LOS Delay Queue LOS Delay Queue
Kellogg Avenue & West
61st Street
EB
LT
FreeTH
RT
WB
LT
FreeTH
RT
NB
LT
TH A 7.1 -A 7.6 -
RT
SB
LT
TH A 7.0 -A 7.2 -
RT
Analysis shows that intersection is projected to continue to operate acceptably. No
improvements are necessary.
New Horizon Academy – Edina
18-MN1901-1 Page 21
H.RESIDENTIAL STREETS
This analysis includes documenting the projected increase in traffic in the adjoining
neighborhood streets. This analysis does not include acquiring traffic volumes or calculating level
of service, but rather serves to quantitatively address development trips on the surrounding
streets.
Kellogg Avenue
The development is proposed to have a full-access drive to Kellogg Avenue north of Valley View
Road. According to trip assignment projections, Kellogg Avenue north of Valley View Road is
expected to see 11 new trips in the AM peak hour and 10 new trips in the PM peak hour. This
equals roughly one new vehicle every 5-6 minutes during the peak hour.
Oaklawn Avenue
According to trip assignment projections, Oaklawn Avenue is expected to see 7 new trips in the
AM peak hour and 7 new trips in the PM peak hour. This equals roughly one new vehicle every 8
minutes.
West 61st Street
West 61st Street is projected to see 1 new trip in the AM peak hour and 1 new trip in the PM peak
hour. This equals roughly one new vehicle every 60 minutes.
Kellogg Avenue & 61st Street - looking east
New Horizon Academy – Edina
18-MN1901-1 Page 22
V. Parking Analysis
A.PARKING DEMAND
The City of Edina requires 1 stall per 20 children plus one stall for the maximum number of staff
(twenty). The proposed license will be 132 children, and by City code the required number of
parking spaces would be 27.
The current enrollment at New Horizon Academy is 60 children. To determine parking demand
for this New Horizon Academy site, an hourly parking demand survey was performed on
September 13.
Table 5.1 shows a summary of observed maximum parking demand by hour at the site.
Table 5.1 - Parking Demand Survey
Time New Horizon Parking Demand
6:30 AM to 7:30 AM 7
7:30 AM to 8:30 AM 10
8:30 AM to 9:30 AM 8
9:30 AM to 10:30 AM 7
10:30 AM to 11:30 AM 6
11:30 AM to 12:30 PM 7
12:30 PM to 1:30 PM 6
1:30 PM to 2:30 PM 6
2:30 PM to 3:30 PM 6
3:30 PM to 4:30 PM 8
4:30 PM to 5:30 PM 10
5:30 PM to 6:30 PM 7
Peak parking demand occurred during the hours of 7:30 to 8:30 AM and 4:30 to 5:30 PM. The
highest number of parked vehicles at one time was ten. With its current enrollment of 60
children, the parking demand for this site is one space per six children.
The most recent site plan shows 22 substantially conforming parking spaces. With a maximum
enrollment of 132 students, the site is projected to require a maximum of 22 spaces.
Since parking demand is expected to be less than what is required by code, it is recommended
to seek a variance for parking.
New Horizon Academy – Edina
18-MN1901-1 Page 23
IV. Bicycle and Pedestrian Facilities
Within the study area there is an existing sidewalk on the north and south sides of Valley View
Road. In addition, there is an on-street bike lane delineated with green pavement markings on
Valley View Road within the study area. There is a sidewalk on the east side of Wooddale Avenue,
north of Valley View Road, which is adjacent to an on-street parking lane. Wooddale Avenue is
marked as a bike boulevard with sharrows, where bicyclists share the road with vehicles, both
north and south of Valley View Road. There are marked crosswalks on the east and south
approaches of the Valley View Road & Wooddale Avenue intersection. Currently, there are no
pedestrian or bicycle facilities (i.e. sidewalks, paths, paved shoulders) in place along West 62nd
Street, Kellogg Avenue, Oaklawn Avenue, or West 61st Street.
As indicated in the West 62nd Street Reconstruction Engineering Study, a 5-foot boulevard-style
concrete sidewalk is proposed on the south side of West 62nd Street between Valley View Road
and Brookview Avenue. The separation from vehicle traffic will create a more pedestrian-friendly
environment.
A pedestrian bump-out is also proposed on the south side of West 62nd Street across from Pamela
Park. This bump-out will reduce the crossing distance between the proposed mixed-use trail and
the existing trail in Pamela Park, and will restrict parking at this crossing to enhance pedestrian
visibility.
Construction is underway for the proposed short concrete median at the intersection of West
62nd Street & Valley View Road. The median is expected to improve pedestrian safety by
reducing the crossing distance at this intersection.
New Horizon Academy – Edina
18-MN1901-1 Page 24
VI. Summary and Conclusion
This study serves as an analysis of the traffic impacts from the proposed New Horizon Academy
Childcare Center in Edina, Minnesota.
This analysis was requested by the City of Edina to examine impacts to surrounding roadways and
intersections. The proposed development is expected to generate 294 external trips daily, with
30 entering and 26 exiting trips in the AM peak hour, and 26 entering and 29 exiting trips in the
PM peak hour.
Analysis of the Full Build 2019 scenario shows that the surrounding intersections are projected
to operate acceptably. The analysis confirmed the signalization of the Valley View Road &
Wooddale Avenue intersection will improve traffic operations as recommended in the Valley View
Road/West 62nd Street Intersection Study. No additional improvements are necessary.
Overall, analysis shows that the proposed development will have a negligible impact on the
surrounding neighborhood streets.
Kellogg Avenue is projected to see 11 new trips in the AM peak hour and 10 new trips in
the PM peak hour. This equates to roughly one new vehicle every 5-6 minutes.
Oaklawn Avenue is expected to see 7 new trips in the AM peak hour and 7 new trips in
the PM peak hour. This equates to roughly one new vehicle every 8 minutes.
West 61st Street is projected to see 1 new trip in the AM peak hour and 1 new trip in the
PM peak hour. This equals roughly one new vehicle every 60 minutes.
A parking demand survey shows that the New Horizon Academy requires one parking space for
every six children. Since the new site will have a license for 132 children, 22 parking spaces are
needed. Since this is less than what would be required by City code, it is recommended to seek
a variance for parking.
New Horizon Academy – Edina
18-MN1901-1 Page 25
Appendix
Background Information
Traffic Volumes
Trip Generation
Trip Distribution
Capacity Analysis
Background Information
City of Edina 2019-203 CIP Change Request Form
4/21/2016 4:37 PM
Project Name Project Contact
Project Number Department Head
Project in 3ULRU CIP? Department
Project Description (what and where?) – include enough detail that a person who is unfamiliar with the project before
reading this can understand what we are proposing.
Strategic Justification (why?) – describe why the City should do this project. Usually the City’s top priorities are set by
the Council in documents like Vision (GLQD, Comp Plan, or City Work Plan.
Wooddale Ave and Valley View Rd Traffic Signal Chad Millner
19-H02 Chad Millner
No, this project is completely new Engineering
This project will install a new traffic signal at the intersection of Wooddale Avenue and Valley
View Road to improve traffic and pedestrian operations.
As stated in Edina's strategic vision framework, Vision Edina: in the city there is "a strong desire to
continue to expand a variety of transportation options to both reduce dependency on automobiles
and enhance the community’s work and life balance, and ease of connectivity. Walking, biking, and
transit options represent key amenities that help residents feel connected to their community, and
improve the overall quality of life." This project follows Vision Edina strategic actions related to
expanding the transportation network covering multiple modes of transportation as well as
improving accessibility and connectivity throughout the city.
The need is also emphasized in the 2008 Edina Comprehensive Plan to "maintain and
enhance mobility for residents and businesses through creation and maintenance of a
balanced system of transportation alternatives," and to "promote safe walking, bicycling, and
driving."
The approved Living Streets Policy and Plan strive to balance the needs of motorists, bicyclists,
pedestrians and transit riders in ways that promote safety and convenience, and provide
meaningful opportunities for active living and better health.
City of Edina 2019-203 CIP Change Request Form
4/21/2016 4:37 PM
Environmental considerations – list environmental effects to consider. Are "greener" alternatives being considered?
Already Future Total
Expenditures (describe) Spent 2019 2020 2021 2022 2023 Years Project
1
2
3
4
5
Total Expenditures
Funding Sources: List all known funding. If there is none identified yet, specify "Construction Fund".
1
2
3
4
5
6
Total Funding Sources
Project Costs (how much?) and Financing (how?) - include everything. Expenditures might include construction,
consultants, hardware, software, etc. Funding might include donations, state grants, special assessments, etc.
Comments on costs and financing, if necessary. Are there any ongoing costs/benefits to consider?
Carbon: Creating ways to effectively move traffic through intersections reduces stopping
time and idling engines. This reduces the environmental impact.
Surface water: The Living Streets initiative reduces impervious surfaces and develops
roads, bicycle and pedestrian facilities with low impact development techniques.
Construction $300,000 $300,000
Engineering $25,000 $25,000
$0
$0
$0
$0 $325,000 $0 $0 $0 $0 $0 $325,000
Wooddale / Valley View TIF $300,000 $300,000
PACS $25,000 $25,000
$0
$0
$0
$0
$0 $325,000 $0 $0 $0 $0 $0 $325,000
Traffic Volumes
Trip Generation
Project Name:Edina Horizon
No:18-MN1901-1
Date:9/17/2018
City:Edina
State/Province:MN
Zip/Postal Code:
Country:
Client Name:New Horizon
Analyst's Name:SPI
Edition:ITE-TGM 10th Edition
Land Use Size
Entry Exit Entry Exit Entry Exit
565 - Day Care Center (General
Urban/Suburban)72 Students 147 147 30 26 26 29
Reduction 0 0 0 0 0 0
Internal 0 0 0 0 0 0
Pass-by 0 0 0 0 0 0
Non-pass-by 147 147 30 26 26 29
Total 147 147 30 26 26 29
Total Reduction 0 0 0 0 0 0
Total Internal 0 0 0 0 0 0
Total Pass-by 0 0 0 0 0 0
Total Non-pass-by 147 147 30 26 26 29
Project Information
Daily AM Peak PM Peak
Capacity Analysis
Existing Conditions
New Horizon Daycare Existing AM
1: Valley View Road & West 62nd Street 09/22/2018
ex-am.syn Synchro 10 Report
Nzianga Page 1
Intersection
Int Delay, s/veh 1.9
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 58 473 253 4 18 79
Future Vol, veh/h 58 473 253 4 18 79
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 150 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 61 498 266 4 19 83
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 270 0 -0 888 268
Stage 1 ---- 268 -
Stage 2 ---- 620 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 1293 --- 314 771
Stage 1 ---- 777 -
Stage 2 ---- 536 -
Platoon blocked, %---
Mov Cap-1 Maneuver 1293 --- 299 771
Mov Cap-2 Maneuver ---- 299 -
Stage 1 ---- 740 -
Stage 2 ---- 536 -
Approach EB WB SB
HCM Control Delay, s 0.9 0 12.3
HCM LOS B
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)1293 --- 596
HCM Lane V/C Ratio 0.047 --- 0.171
HCM Control Delay (s)7.9 --- 12.3
HCM Lane LOS A ---B
HCM 95th %tile Q(veh)0.1 --- 0.6
New Horizon Daycare Existing AM
2: Valley View Road & Kellogg Avenue 09/22/2018
ex-am.syn Synchro 10 Report
Nzianga Page 2
Intersection
Int Delay, s/veh 0.1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 2 519 393 11 9 1
Future Vol, veh/h 2 519 393 11 9 1
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 285 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 2 530 401 11 9 1
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 412 0 -0 941 407
Stage 1 ---- 407 -
Stage 2 ---- 534 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 1147 --- 292 644
Stage 1 ---- 672 -
Stage 2 ---- 588 -
Platoon blocked, %---
Mov Cap-1 Maneuver 1147 --- 291 644
Mov Cap-2 Maneuver ---- 417 -
Stage 1 ---- 671 -
Stage 2 ---- 588 -
Approach EB WB SB
HCM Control Delay, s 0 0 13.5
HCM LOS B
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)1147 --- 432
HCM Lane V/C Ratio 0.002 --- 0.024
HCM Control Delay (s)8.1 --- 13.5
HCM Lane LOS A ---B
HCM 95th %tile Q(veh)0 --- 0.1
New Horizon Daycare Existing AM
10: Kellogg Avenue & West 61st Street 09/22/2018
ex-am.syn Synchro 10 Report
Nzianga Page 3
Intersection
Int Delay, s/veh 7.1
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 1 4 1 1 1 0 2 4 0 3 11 2
Future Vol, veh/h 1 4 1 1 1 0 2 4 0 3 11 2
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 1 5 1 1 1 0 2 5 0 3 13 2
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 1 0 0 6 0 0 19 11 6 13 11 1
Stage 1 ------8 8 -3 3 -
Stage 2 ------11 3 -10 8 -
Critical Hdwy 4.12 -- 4.12 -- 7.12 6.52 6.22 7.12 6.52 6.22
Critical Hdwy Stg 1 ------ 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 ------ 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 -- 2.218 -- 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 1622 -- 1615 -- 995 884 1077 1004 884 1084
Stage 1 ------ 1013 889 - 1020 893 -
Stage 2 ------ 1010 893 - 1011 889 -
Platoon blocked, %----
Mov Cap-1 Maneuver 1622 -- 1615 -- 980 882 1077 999 882 1084
Mov Cap-2 Maneuver ------ 980 882 - 999 882 -
Stage 1 ------ 1012 888 - 1019 892 -
Stage 2 ------ 993 892 - 1005 888 -
Approach EB WB NB SB
HCM Control Delay, s 1.2 3.6 9 9
HCM LOS A A
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)912 1622 -- 1615 -- 924
HCM Lane V/C Ratio 0.008 0.001 -- 0.001 -- 0.02
HCM Control Delay (s)9 7.2 0 - 7.2 0 -9
HCM Lane LOS A A A -A A -A
HCM 95th %tile Q(veh)0 0 --0 -- 0.1
New Horizon Daycare Existing AM
11: Wooddale Avenue & Fairfax Avenue/West 61st Street 09/22/2018
ex-am.syn Synchro 10 Report
Nzianga Page 4
Intersection
Int Delay, s/veh 0.6
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 2 0 8 2 1 2 4 108 2 4 246 0
Future Vol, veh/h 2 0 8 2 1 2 4 108 2 4 246 0
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 97 97 97 97 97 97 97 97 97 97 97 97
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 2 0 8 2 1 2 4 111 2 4 254 0
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 384 383 254 386 382 112 254 0 0 113 0 0
Stage 1 262 262 - 120 120 -------
Stage 2 122 121 - 266 262 -------
Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 -- 4.12 --
Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 -------
Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 -------
Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 -- 2.218 --
Pot Cap-1 Maneuver 574 550 785 573 551 941 1311 -- 1476 --
Stage 1 743 691 - 884 796 -------
Stage 2 882 796 - 739 691 -------
Platoon blocked, %----
Mov Cap-1 Maneuver 569 547 785 564 548 941 1311 -- 1476 --
Mov Cap-2 Maneuver 569 547 - 564 548 -------
Stage 1 741 689 - 881 794 -------
Stage 2 876 794 - 729 689 -------
Approach EB WB NB SB
HCM Control Delay, s 10 10.4 0.3 0.1
HCM LOS B B
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR
Capacity (veh/h)1311 -- 730 667 1476 --
HCM Lane V/C Ratio 0.003 -- 0.014 0.008 0.003 --
HCM Control Delay (s)7.8 0 -10 10.4 7.4 0 -
HCM Lane LOS A A -B B A A -
HCM 95th %tile Q(veh)0 --0 0 0 --
New Horizon Daycare Existing AM
14: West 62nd Street & Oaklawn Avenue 09/22/2018
ex-am.syn Synchro 10 Report
Nzianga Page 5
Intersection
Int Delay, s/veh 1.5
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 12 15 3 59 82 4
Future Vol, veh/h 12 15 3 59 82 4
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 12 15 3 60 84 4
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 152 86 88 0 -0
Stage 1 86 -----
Stage 2 66 -----
Critical Hdwy 6.42 6.22 4.12 ---
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 ---
Pot Cap-1 Maneuver 840 973 1508 ---
Stage 1 937 -----
Stage 2 957 -----
Platoon blocked, %---
Mov Cap-1 Maneuver 838 973 1508 ---
Mov Cap-2 Maneuver 838 -----
Stage 1 935 -----
Stage 2 957 -----
Approach EB NB SB
HCM Control Delay, s 9.1 0.4 0
HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h)1508 - 908 --
HCM Lane V/C Ratio 0.002 - 0.03 --
HCM Control Delay (s)7.4 0 9.1 --
HCM Lane LOS A A A --
HCM 95th %tile Q(veh)0 - 0.1 --
New Horizon Daycare Existing PM
1: Valley View Road & West 62nd Street 09/22/2018
ex-pm.syn Synchro 10 Report
Nzianga Page 1
Intersection
Int Delay, s/veh 2.6
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 127 515 627 56 11 104
Future Vol, veh/h 127 515 627 56 11 104
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 150 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 94 94 94 94 94 94
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 135 548 667 60 12 111
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 727 0 -0 1515 697
Stage 1 ---- 697 -
Stage 2 ---- 818 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 876 --- 132 441
Stage 1 ---- 494 -
Stage 2 ---- 434 -
Platoon blocked, %---
Mov Cap-1 Maneuver 876 --- 112 441
Mov Cap-2 Maneuver ---- 112 -
Stage 1 ---- 418 -
Stage 2 ---- 434 -
Approach EB WB SB
HCM Control Delay, s 2 0 21.1
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)876 --- 344
HCM Lane V/C Ratio 0.154 --- 0.356
HCM Control Delay (s)9.9 --- 21.1
HCM Lane LOS A ---C
HCM 95th %tile Q(veh)0.5 --- 1.6
New Horizon Daycare Existing PM
2: Valley View Road & Kellogg Avenue 09/22/2018
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Nzianga Page 2
Intersection
Int Delay, s/veh 0.1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 9 602 700 81 3 2
Future Vol, veh/h 9 602 700 81 3 2
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 285 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 97 97 97 97 97 97
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 9 621 722 84 3 2
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 806 0 -0 1403 764
Stage 1 ---- 764 -
Stage 2 ---- 639 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 819 --- 154 404
Stage 1 ---- 460 -
Stage 2 ---- 526 -
Platoon blocked, %---
Mov Cap-1 Maneuver 819 --- 152 404
Mov Cap-2 Maneuver ---- 290 -
Stage 1 ---- 455 -
Stage 2 ---- 526 -
Approach EB WB SB
HCM Control Delay, s 0.1 0 16.2
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)819 --- 327
HCM Lane V/C Ratio 0.011 --- 0.016
HCM Control Delay (s)9.4 --- 16.2
HCM Lane LOS A ---C
HCM 95th %tile Q(veh)0 ---0
New Horizon Daycare Existing PM
10: Kellogg Avenue & West 61st Street 09/22/2018
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Nzianga Page 3
Intersection
Int Delay, s/veh 4.8
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 6 8 0 1 64 4 20 36 2 4 4 4
Future Vol, veh/h 6 8 0 1 64 4 20 36 2 4 4 4
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 83 83 83 83 83 83 83 83 83 83 83 83
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 7 10 0 1 77 5 24 43 2 5 5 5
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 82 0 0 10 0 0 111 108 10 129 106 80
Stage 1 ------24 24 -82 82 -
Stage 2 ------87 84 -47 24 -
Critical Hdwy 4.12 -- 4.12 -- 7.12 6.52 6.22 7.12 6.52 6.22
Critical Hdwy Stg 1 ------ 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 ------ 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 -- 2.218 -- 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 1515 -- 1610 -- 867 782 1071 844 784 980
Stage 1 ------ 994 875 - 926 827 -
Stage 2 ------ 921 825 - 967 875 -
Platoon blocked, %----
Mov Cap-1 Maneuver 1515 -- 1610 -- 855 777 1071 803 779 980
Mov Cap-2 Maneuver ------ 855 777 - 803 779 -
Stage 1 ------ 989 871 - 921 826 -
Stage 2 ------ 910 824 - 912 871 -
Approach EB WB NB SB
HCM Control Delay, s 3.2 0.1 9.9 9.3
HCM LOS A A
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)810 1515 -- 1610 -- 845
HCM Lane V/C Ratio 0.086 0.005 -- 0.001 -- 0.017
HCM Control Delay (s)9.9 7.4 0 - 7.2 0 - 9.3
HCM Lane LOS A A A -A A -A
HCM 95th %tile Q(veh)0.3 0 --0 -- 0.1
New Horizon Daycare Existing PM
11: Wooddale Avenue & Fairfax Avenue/West 61st Street 09/22/2018
ex-pm.syn Synchro 10 Report
Nzianga Page 4
Intersection
Int Delay, s/veh 2.4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 8 8 20 20 48 4 203 4 2 213 2
Future Vol, veh/h 0 8 8 20 20 48 4 203 4 2 213 2
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 0 9 9 22 22 53 4 226 4 2 237 2
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 516 480 238 487 479 228 239 0 0 230 0 0
Stage 1 242 242 - 236 236 -------
Stage 2 274 238 - 251 243 -------
Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 -- 4.12 --
Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 -------
Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 -------
Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 -- 2.218 --
Pot Cap-1 Maneuver 470 485 801 491 486 811 1328 -- 1338 --
Stage 1 762 705 - 767 710 -------
Stage 2 732 708 - 753 705 -------
Platoon blocked, %----
Mov Cap-1 Maneuver 422 483 801 477 484 811 1328 -- 1338 --
Mov Cap-2 Maneuver 422 483 - 477 484 -------
Stage 1 760 704 - 765 708 -------
Stage 2 660 706 - 734 704 -------
Approach EB WB NB SB
HCM Control Delay, s 11.2 11.9 0.1 0.1
HCM LOS B B
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR
Capacity (veh/h)1328 -- 603 618 1338 --
HCM Lane V/C Ratio 0.003 -- 0.029 0.158 0.002 --
HCM Control Delay (s)7.7 0 - 11.2 11.9 7.7 0 -
HCM Lane LOS A A -B B A A -
HCM 95th %tile Q(veh)0 -- 0.1 0.6 0 --
New Horizon Daycare Existing PM
14: West 62nd Street & Oaklawn Avenue 09/22/2018
ex-pm.syn Synchro 10 Report
Nzianga Page 5
Intersection
Int Delay, s/veh 1.8
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 8 10 60 123 105 52
Future Vol, veh/h 8 10 60 123 105 52
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 94 94 94 94 94 94
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 9 11 64 131 112 55
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 399 140 167 0 -0
Stage 1 140 -----
Stage 2 259 -----
Critical Hdwy 6.42 6.22 4.12 ---
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 ---
Pot Cap-1 Maneuver 607 908 1411 ---
Stage 1 887 -----
Stage 2 784 -----
Platoon blocked, %---
Mov Cap-1 Maneuver 577 908 1411 ---
Mov Cap-2 Maneuver 577 -----
Stage 1 844 -----
Stage 2 784 -----
Approach EB NB SB
HCM Control Delay, s 10.1 2.5 0
HCM LOS B
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h)1411 - 724 --
HCM Lane V/C Ratio 0.045 - 0.026 --
HCM Control Delay (s)7.7 0 10.1 --
HCM Lane LOS A A B --
HCM 95th %tile Q(veh)0.1 - 0.1 --
Full Build 2019 Conditions
New Horizon Daycare Future Total AM
1: Valley View Road & West 62nd Street 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 1
Intersection
Int Delay, s/veh 1.9
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 63 492 269 4 18 85
Future Vol, veh/h 63 492 269 4 18 85
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 150 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 66 518 283 4 19 89
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 287 0 -0 935 285
Stage 1 ---- 285 -
Stage 2 ---- 650 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 1275 --- 295 754
Stage 1 ---- 763 -
Stage 2 ---- 520 -
Platoon blocked, %---
Mov Cap-1 Maneuver 1275 --- 280 754
Mov Cap-2 Maneuver ---- 280 -
Stage 1 ---- 723 -
Stage 2 ---- 520 -
Approach EB WB SB
HCM Control Delay, s 0.9 0 12.6
HCM LOS B
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)1275 --- 582
HCM Lane V/C Ratio 0.052 --- 0.186
HCM Control Delay (s)8 --- 12.6
HCM Lane LOS A ---B
HCM 95th %tile Q(veh)0.2 --- 0.7
New Horizon Daycare Future Total AM
2: Valley View Road & Kellogg Avenue 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 2
Intersection
Int Delay, s/veh 0.3
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 5 544 413 15 13 3
Future Vol, veh/h 5 544 413 15 13 3
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 285 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 5 555 421 15 13 3
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 436 0 -0 994 429
Stage 1 ---- 429 -
Stage 2 ---- 565 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 1124 --- 272 626
Stage 1 ---- 657 -
Stage 2 ---- 569 -
Platoon blocked, %---
Mov Cap-1 Maneuver 1124 --- 271 626
Mov Cap-2 Maneuver ---- 399 -
Stage 1 ---- 654 -
Stage 2 ---- 569 -
Approach EB WB SB
HCM Control Delay, s 0.1 0 13.7
HCM LOS B
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)1124 --- 428
HCM Lane V/C Ratio 0.005 --- 0.038
HCM Control Delay (s)8.2 --- 13.7
HCM Lane LOS A ---B
HCM 95th %tile Q(veh)0 --- 0.1
New Horizon Daycare Future Total AM
10: Kellogg Avenue & West 61st Street 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 3
Intersection
Int Delay, s/veh 7
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 1 4 2 1 1 0 3 5 0 3 12 2
Future Vol, veh/h 1 4 2 1 1 0 3 5 0 3 12 2
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 1 5 2 1 1 0 3 6 0 3 14 2
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 1 0 0 7 0 0 19 11 6 14 12 1
Stage 1 ------8 8 -3 3 -
Stage 2 ------11 3 -11 9 -
Critical Hdwy 4.12 -- 4.12 -- 7.12 6.52 6.22 7.12 6.52 6.22
Critical Hdwy Stg 1 ------ 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 ------ 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 -- 2.218 -- 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 1622 -- 1614 -- 995 884 1077 1002 883 1084
Stage 1 ------ 1013 889 - 1020 893 -
Stage 2 ------ 1010 893 - 1010 888 -
Platoon blocked, %----
Mov Cap-1 Maneuver 1622 -- 1614 -- 979 882 1077 996 881 1084
Mov Cap-2 Maneuver ------ 979 882 - 996 881 -
Stage 1 ------ 1012 888 - 1019 892 -
Stage 2 ------ 991 892 - 1002 887 -
Approach EB WB NB SB
HCM Control Delay, s 1 3.6 9 9
HCM LOS A A
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)916 1622 -- 1614 -- 920
HCM Lane V/C Ratio 0.01 0.001 -- 0.001 -- 0.021
HCM Control Delay (s)9 7.2 0 - 7.2 0 -9
HCM Lane LOS A A A -A A -A
HCM 95th %tile Q(veh)0 0 --0 -- 0.1
New Horizon Daycare Future Total AM
11: Wooddale Avenue & Fairfax Avenue/West 61st Street 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 4
Intersection
Int Delay, s/veh 0.6
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 2 0 8 2 1 3 4 114 2 5 255 0
Future Vol, veh/h 2 0 8 2 1 3 4 114 2 5 255 0
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 97 97 97 97 97 97 97 97 97 97 97 97
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 2 0 8 2 1 3 4 118 2 5 263 0
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 402 401 263 404 400 119 263 0 0 120 0 0
Stage 1 273 273 - 127 127 -------
Stage 2 129 128 - 277 273 -------
Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 -- 4.12 --
Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 -------
Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 -------
Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 -- 2.218 --
Pot Cap-1 Maneuver 559 538 776 557 538 933 1301 -- 1468 --
Stage 1 733 684 - 877 791 -------
Stage 2 875 790 - 729 684 -------
Platoon blocked, %----
Mov Cap-1 Maneuver 553 534 776 548 534 933 1301 -- 1468 --
Mov Cap-2 Maneuver 553 534 - 548 534 -------
Stage 1 731 681 - 874 789 -------
Stage 2 868 788 - 718 681 -------
Approach EB WB NB SB
HCM Control Delay, s 10.1 10.3 0.3 0.1
HCM LOS B B
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR
Capacity (veh/h)1301 -- 718 687 1468 --
HCM Lane V/C Ratio 0.003 -- 0.014 0.009 0.004 --
HCM Control Delay (s)7.8 0 - 10.1 10.3 7.5 0 -
HCM Lane LOS A A -B B A A -
HCM 95th %tile Q(veh)0 --0 0 0 --
New Horizon Daycare Future Total AM
14: West 62nd Street & Oaklawn Avenue 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 5
Intersection
Int Delay, s/veh 1.6
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 12 16 4 63 82 4
Future Vol, veh/h 12 16 4 63 82 4
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 98 98 98 98 98 98
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 12 16 4 64 84 4
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 158 86 88 0 -0
Stage 1 86 -----
Stage 2 72 -----
Critical Hdwy 6.42 6.22 4.12 ---
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 ---
Pot Cap-1 Maneuver 833 973 1508 ---
Stage 1 937 -----
Stage 2 951 -----
Platoon blocked, %---
Mov Cap-1 Maneuver 831 973 1508 ---
Mov Cap-2 Maneuver 831 -----
Stage 1 934 -----
Stage 2 951 -----
Approach EB NB SB
HCM Control Delay, s 9.1 0.4 0
HCM LOS A
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h)1508 - 907 --
HCM Lane V/C Ratio 0.003 - 0.032 --
HCM Control Delay (s)7.4 0 9.1 --
HCM Lane LOS A A A --
HCM 95th %tile Q(veh)0 - 0.1 --
New Horizon Daycare Future Total PM
1: Valley View Road & West 62nd Street 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 1
Intersection
Int Delay, s/veh 2.7
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 134 537 652 57 11 110
Future Vol, veh/h 134 537 652 57 11 110
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 150 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 94 94 94 94 94 94
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 143 571 694 61 12 117
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 755 0 -0 1582 725
Stage 1 ---- 725 -
Stage 2 ---- 857 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 855 --- 120 425
Stage 1 ---- 479 -
Stage 2 ---- 416 -
Platoon blocked, %---
Mov Cap-1 Maneuver 855 --- 100 425
Mov Cap-2 Maneuver ---- 100 -
Stage 1 ---- 399 -
Stage 2 ---- 416 -
Approach EB WB SB
HCM Control Delay, s 2 0 22.9
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)855 --- 328
HCM Lane V/C Ratio 0.167 --- 0.392
HCM Control Delay (s)10.1 --- 22.9
HCM Lane LOS B ---C
HCM 95th %tile Q(veh)0.6 --- 1.8
New Horizon Daycare Future Total PM
2: Valley View Road & Kellogg Avenue 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 2
Intersection
Int Delay, s/veh 0.2
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 11 625 728 87 7 5
Future Vol, veh/h 11 625 728 87 7 5
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 285 ---0 -
Veh in Median Storage, # -0 0 -0 -
Grade, %-0 0 -0 -
Peak Hour Factor 97 97 97 97 97 97
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 11 644 751 90 7 5
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 841 0 -0 1462 796
Stage 1 ---- 796 -
Stage 2 ---- 666 -
Critical Hdwy 4.12 --- 6.42 6.22
Critical Hdwy Stg 1 ---- 5.42 -
Critical Hdwy Stg 2 ---- 5.42 -
Follow-up Hdwy 2.218 --- 3.518 3.318
Pot Cap-1 Maneuver 794 --- 142 387
Stage 1 ---- 444 -
Stage 2 ---- 511 -
Platoon blocked, %---
Mov Cap-1 Maneuver 794 --- 140 387
Mov Cap-2 Maneuver ---- 277 -
Stage 1 ---- 438 -
Stage 2 ---- 511 -
Approach EB WB SB
HCM Control Delay, s 0.2 0 16.9
HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBR SBLn1
Capacity (veh/h)794 --- 314
HCM Lane V/C Ratio 0.014 --- 0.039
HCM Control Delay (s)9.6 --- 16.9
HCM Lane LOS A ---C
HCM 95th %tile Q(veh)0 --- 0.1
New Horizon Daycare Future Total PM
10: Kellogg Avenue & West 61st Street 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 3
Intersection
Int Delay, s/veh 4.9
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 6 8 0 1 65 4 21 38 2 4 5 4
Future Vol, veh/h 6 8 0 1 65 4 21 38 2 4 5 4
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 83 83 83 83 83 83 83 83 83 83 83 83
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 7 10 0 1 78 5 25 46 2 5 6 5
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 83 0 0 10 0 0 112 109 10 131 107 81
Stage 1 ------24 24 -83 83 -
Stage 2 ------88 85 -48 24 -
Critical Hdwy 4.12 -- 4.12 -- 7.12 6.52 6.22 7.12 6.52 6.22
Critical Hdwy Stg 1 ------ 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 ------ 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 -- 2.218 -- 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 1514 -- 1610 -- 866 781 1071 841 783 979
Stage 1 ------ 994 875 - 925 826 -
Stage 2 ------ 920 824 - 965 875 -
Platoon blocked, %----
Mov Cap-1 Maneuver 1514 -- 1610 -- 853 776 1071 797 778 979
Mov Cap-2 Maneuver ------ 853 776 - 797 778 -
Stage 1 ------ 989 871 - 920 825 -
Stage 2 ------ 908 823 - 908 871 -
Approach EB WB NB SB
HCM Control Delay, s 3.2 0.1 9.9 9.4
HCM LOS A A
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)808 1514 -- 1610 -- 837
HCM Lane V/C Ratio 0.091 0.005 -- 0.001 -- 0.019
HCM Control Delay (s)9.9 7.4 0 - 7.2 0 - 9.4
HCM Lane LOS A A A -A A -A
HCM 95th %tile Q(veh)0.3 0 --0 -- 0.1
New Horizon Daycare Future Total PM
11: Wooddale Avenue & Fairfax Avenue/West 61st Street 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 4
Intersection
Int Delay, s/veh 2.4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 8 8 20 20 50 4 210 4 3 221 2
Future Vol, veh/h 0 8 8 20 20 50 4 210 4 3 221 2
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized -- None -- None -- None -- None
Storage Length ------------
Veh in Median Storage, # -0 --0 --0 --0 -
Grade, %-0 --0 --0 --0 -
Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 0 9 9 22 22 56 4 233 4 3 246 2
Major/Minor Minor2 Minor1 Major1 Major2
Conflicting Flow All 535 498 247 505 497 235 248 0 0 237 0 0
Stage 1 253 253 - 243 243 -------
Stage 2 282 245 - 262 254 -------
Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 -- 4.12 --
Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 -------
Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 -------
Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 -- 2.218 --
Pot Cap-1 Maneuver 456 474 792 478 475 804 1318 -- 1330 --
Stage 1 751 698 - 761 705 -------
Stage 2 725 703 - 743 697 -------
Platoon blocked, %----
Mov Cap-1 Maneuver 407 471 792 464 472 804 1318 -- 1330 --
Mov Cap-2 Maneuver 407 471 - 464 472 -------
Stage 1 749 696 - 759 703 -------
Stage 2 652 701 - 723 695 -------
Approach EB WB NB SB
HCM Control Delay, s 11.3 12.1 0.1 0.1
HCM LOS B B
Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR
Capacity (veh/h)1318 -- 591 609 1330 --
HCM Lane V/C Ratio 0.003 -- 0.03 0.164 0.003 --
HCM Control Delay (s)7.7 0 - 11.3 12.1 7.7 0 -
HCM Lane LOS A A -B B A A -
HCM 95th %tile Q(veh)0 -- 0.1 0.6 0 --
New Horizon Daycare Future Total PM
14: West 62nd Street & Oaklawn Avenue 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 5
Intersection
Int Delay, s/veh 1.8
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 8 11 62 128 110 53
Future Vol, veh/h 8 11 62 128 110 53
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 94 94 94 94 94 94
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 9 12 66 136 117 56
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 413 145 173 0 -0
Stage 1 145 -----
Stage 2 268 -----
Critical Hdwy 6.42 6.22 4.12 ---
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 ---
Pot Cap-1 Maneuver 595 902 1404 ---
Stage 1 882 -----
Stage 2 777 -----
Platoon blocked, %---
Mov Cap-1 Maneuver 565 902 1404 ---
Mov Cap-2 Maneuver 565 -----
Stage 1 837 -----
Stage 2 777 -----
Approach EB NB SB
HCM Control Delay, s 10.1 2.5 0
HCM LOS B
Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR
Capacity (veh/h)1404 - 721 --
HCM Lane V/C Ratio 0.047 - 0.028 --
HCM Control Delay (s)7.7 0 10.1 --
HCM Lane LOS A A B --
HCM 95th %tile Q(veh)0.1 - 0.1 --
New Horizon Daycare Future Total AM
7: Wooddale Avenue & Valley View Road 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph)14 289 2 5 248 101 2 3 21 237 8 10
Future Volume (vph)14 289 2 5 248 101 2 3 21 237 8 10
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft)135 0 285 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft)25 25 25 25
Satd. Flow (prot)1770 1861 0 1770 1783 0 0 1651 0 0 1770 0
Flt Permitted 0.512 0.575 0.974 0.721
Satd. Flow (perm)954 1861 0 1071 1783 0 0 1615 0 0 1336 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR)1 41 22 4
Link Speed (mph)30 30 30 30
Link Distance (ft)702 347 295 105
Travel Time (s)16.0 7.9 6.7 2.4
Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Shared Lane Traffic (%)
Lane Group Flow (vph)15 303 0 5 363 0 0 27 0 0 265 0
Turn Type Perm NA Perm NA Perm NA Perm NA
Protected Phases 4 8 2 6
Permitted Phases 4 8 2 6
Detector Phase 4 4 8 8 2 2 6 6
Switch Phase
Minimum Initial (s)4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
Minimum Split (s)21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0
Total Split (s)29.0 29.0 29.0 29.0 31.0 31.0 31.0 31.0
Total Split (%)48.3% 48.3%48.3% 48.3%51.7% 51.7%51.7% 51.7%
Yellow Time (s)3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5
All-Red Time (s)1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5
Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 5.0
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None None Min Min Min Min
Act Effct Green (s)12.3 12.3 12.3 12.3 12.7 12.7
Actuated g/C Ratio 0.34 0.34 0.34 0.34 0.36 0.36
v/c Ratio 0.05 0.47 0.01 0.57 0.05 0.56
Control Delay 9.4 12.5 9.0 12.9 5.3 14.8
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 9.4 12.5 9.0 12.9 5.3 14.8
LOS A B A B A B
Approach Delay 12.4 12.9 5.3 14.8
Approach LOS B B A B
Queue Length 50th (ft)2 40 1 44 1 35
Queue Length 95th (ft)12 117 6 133 12 112
Internal Link Dist (ft)622 267 215 25
Turn Bay Length (ft)135 285
Base Capacity (vph)719 1403 807 1354 1241 1024
Starvation Cap Reductn 0 0 0 0 0 0
New Horizon Daycare Future Total AM
7: Wooddale Avenue & Valley View Road 09/22/2018
FT-AM.syn Synchro 10 Report
Nzianga Page 2
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.02 0.22 0.01 0.27 0.02 0.26
Intersection Summary
Area Type:Other
Cycle Length: 60
Actuated Cycle Length: 35.7
Natural Cycle: 45
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.57
Intersection Signal Delay: 13.0 Intersection LOS: B
Intersection Capacity Utilization 48.4%ICU Level of Service A
Analysis Period (min) 15
Splits and Phases: 7: Wooddale Avenue & Valley View Road
New Horizon Daycare Future Total PM
7: Wooddale Avenue & Valley View Road 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph)22 425 4 33 485 191 3 5 20 223 9 17
Future Volume (vph)22 425 4 33 485 191 3 5 20 223 9 17
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft)135 0 285 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft)25 25 25 25
Satd. Flow (prot)1770 1861 0 1770 1783 0 0 1672 0 0 1767 0
Flt Permitted 0.251 0.450 0.965 0.727
Satd. Flow (perm)468 1861 0 838 1783 0 0 1621 0 0 1342 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR)1 49 21 7
Link Speed (mph)30 30 30 30
Link Distance (ft)702 347 295 402
Travel Time (s)16.0 7.9 6.7 9.1
Peak Hour Factor 0.97 0.97 0.97 0.97 1.00 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Shared Lane Traffic (%)
Lane Group Flow (vph)23 442 0 34 682 0 0 29 0 0 257 0
Turn Type Perm NA Perm NA Perm NA Perm NA
Protected Phases 4 8 2 6
Permitted Phases 4 8 2 6
Detector Phase 4 4 8 8 2 2 6 6
Switch Phase
Minimum Initial (s)4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
Minimum Split (s)21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0
Total Split (s)35.0 35.0 35.0 35.0 25.0 25.0 25.0 25.0
Total Split (%)58.3% 58.3%58.3% 58.3%41.7% 41.7%41.7% 41.7%
Yellow Time (s)3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5
All-Red Time (s)1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5
Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 5.0
Lead/Lag
Lead-Lag Optimize?
Recall Mode Min Min Min Min None None None None
Act Effct Green (s)25.6 25.6 25.6 25.6 14.2 14.2
Actuated g/C Ratio 0.51 0.51 0.51 0.51 0.28 0.28
v/c Ratio 0.10 0.46 0.08 0.73 0.06 0.67
Control Delay 8.9 10.6 8.1 15.5 8.5 25.0
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 8.9 10.6 8.1 15.5 8.5 25.0
LOS A B A B A C
Approach Delay 10.5 15.2 8.5 25.0
Approach LOS B B A C
Queue Length 50th (ft)3 74 5 128 2 59
Queue Length 95th (ft)15 162 18 292 17 139
Internal Link Dist (ft)622 267 215 322
Turn Bay Length (ft)135 285
Base Capacity (vph)287 1144 515 1114 676 554
Starvation Cap Reductn 0 0 0 0 0 0
New Horizon Daycare Future Total PM
7: Wooddale Avenue & Valley View Road 09/22/2018
ft-pm.syn Synchro 10 Report
Nzianga Page 2
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.08 0.39 0.07 0.61 0.04 0.46
Intersection Summary
Area Type:Other
Cycle Length: 60
Actuated Cycle Length: 50.1
Natural Cycle: 60
Control Type: Semi Act-Uncoord
Maximum v/c Ratio: 0.73
Intersection Signal Delay: 15.3 Intersection LOS: B
Intersection Capacity Utilization 66.0%ICU Level of Service C
Analysis Period (min) 15
Splits and Phases: 7: Wooddale Avenue & Valley View Road
Date: December 12, 2018 Agenda Item #: VI I.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:Kris Aaker Assistant P lanner
Item Activity:
Subject:70th and C ahill S mall Area P lan Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve the 70th and Cahill S mall Area P lan (S AP ) with the amendments recommended by staff as outlined in
the D ecember 12th staff memo.
I N TR O D U C TI O N:
S ee attached 70th and Cahill S mall Area P lan
T his item was tabled at the last P lanning Commission to allow edits to the document and staff memo. T he edits
were made to the P lan by Commissioner Lee and are highlighted in yellow in the attached S AP. S taff has also
revised the staff memo based on feedback at the last meeting.
AT TAC HME N T S:
Description
Staff Memo - Language to be Considered to be Added to the SAP
70th and Cahill Draft Small Area Plan, 12-12-18
Letters & Emails from Res idents commenting on the 70th & Cahill Plan
City of Edina • 4801 W. 50th St. • Edina, MN 55424
City Hall • Phone 952-927-8861
Fax 952-826-0389 • www.CityofEdina.com
Date: December 12, 2018
To:
Planning Commission
From: Cary Teague, Community Development Director
Kris Aaker, Assistant City Planner
Emily Bodeker, Assistant City Planner
Re:
70th & Cahill Small Area Plan – Edits to be Considered
Based on direction and comments from the Planning Commission work session on November 14, and
the public hearing on November 28, 2018, staff recommends the revisions below to the 70th and
Cahill Small Area Plan. In including this additional language the following is accomplished: 1) The City
would not by right, allow heights to increase up to 3-5 stories, rather the City would have discretion
to allow an increase in height to help the City accomplish public realm goals of the Plan; 2) Allow an
increase in density only to assist in meeting the City’s affordable housing goal, and assist the City in
accomplishing the public realm goals of the Plan; 3) Move the density requirements into the land use
section of the Comprehensive Plan. This would be similar to the Southdale District Plan which does
not have the density table in the Plan; density is discussed in the land use chapter.
Language to be inserted in the Small Area Plan:
1. Page 36 – Character and Scale
Insert the following language at the end of this section:
• Guidance in this plan provides some flexibility for projects in terms of density and
scale, so that the City can work with developers to support the development of high
quality projects that are uniquely well-suited for this location and enhance its
character.
2. Page 38 – Table 3
a. Delete the table.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
b. Revise the NN, Neighborhood Node table in the land use chapter as follows:
Xxx – new language
Xxx – existing draft language
3. Page 38 – I. Building Height Limits Plan
Insert the following language after the introduction that states: “This plan established new
height limits for the 70th and Cahill Neighborhood Node, shown on Figures 4.5 and 4.6.”:
To achieve the heights shown on the following pages, a project would be subject to
review of a Site Plan, Variance or Rezoning proposal that achieves applicable goals and
objectives within the Land Use and Urban Design Framework, Parks, Open Space,
Natural Resources, Transportation, and Heritage Preservation Chapters in this Plan.
NN
Neighborhood
Node
Current examples:
• 44th &France
• 70th &Cahill
• ValleyView
&Wooddale
In general, small-to
moderate-scale
commercial, residential or
mixed-use buildings
serving primarily the
adjacent neighborhood(s).
Primary uses encouraged
are neighborhood-serving
retail and services, offices,
studios, institutional and
residential.
Building footprints generally less
than 20,000 sq. ft. (or less for
individual storefronts). Parking is
less prominent than pedestrian
features.
Encourage underground parking
(for comparatively larger
developments), district parking for
smaller developments, and open
space linkages where feasible;
emphasize enhancement of the
pedestrian environment.
Encourage underground parking (for
comparatively larger
developments), district parking for
smaller developments
Open space linkages where feasible;
emphasize enhancement of the
pedestrian environment.
Encourage development to comply
with the 70th and Cahill
Neighborhood Node Development
Guidelines:
A. Building Height Limits Plan
B. Building Type Guidelines
C. Site Specific Guidelines
Varies by small area:
• Wooddale/ValleyView – up
to 30du/acre
• 70th & Cahill – 10-50 du/acre.
Projects may be considered with
densities greater than 50 dwelling
units per acre up to 75 units per acre
if the following is demonstrated: 1)
The project must contain a minimum
of 20% of the units within the project
as affordable housing as defined by
the Edina Affordable Housing Policy;
2) The project must meet applicable
goals and objectives in the following
Chapters of this Plan: Land Use and
Urban Design Framework; Parks,
Open Space, and Natural Resources;
Transportation; and Heritage
Preservation; and 3) Help meet the
public realm improvements outlined
in the Plan.
• 44th & France – 12du/acre
and up
City of Edina • 4801 W. 50th St. • Edina, MN 55424
To achieve heights greater than those shown on Figures 4.5 and 4.6, project proposers
would need to demonstrate a willingness and ability to assist the City in the provision
and development of public realm improvements that support goals and objectives
outlined in this Small Area Plan and are more fully described in the Plan’s Guiding
Principles.
4. Page 70 – 8.2 Land Use and Urban Design Implementation
Delete the following from the Implementation Chapter:
Building Height Regulations and Building Height Overlay Districts Map.
The City will amend the Building Height Overlay Districts Map to change the study
area’s current HOD-2 two-story, maximum height of 24 feet, to HOD-3 three-story,
maximum height of 39 feet; and HOD-5 five-story, maximum height of 63 feet; as
consistent with this plan.
If the above language is not included in the Plan, then the Zoning Overlay District Map
(attached) for this area would have to be amendment to be brought into conformance with the
Comprehensive Plan by increasing the heights. The City would also need to begin capital
improvement planning to provide for the public realm improvements recommended within the
plan, as it would be difficult to rely on re-development to provide the public realm.
STAFF RECOMMENDATION
Staff recommends the Planning Commission recommend the City Council make the above edits
to the 70th and Cahill Small Area Plan and Land Use Plan.
Small Area Plan for the
City of Edina’s
70th & Cahill
Neighborhood Node
Revised Draft Plan:
December 12 , 2018
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page i
Table of Contents
Acknowledgements ......................................................................................................................... iii
Executive Summary ......................................................................................................................... iv
1. Introduction ................................................................................................................................ 1
1.1 Overview .................................................................................................................................... 1
1.2 Purpose ...................................................................................................................................... 1
1.3 Study Area ................................................................................................................................. 2
1.4 Community Engagement and the Planning Process .................................................................. 3
1.5 Major Planning Issues ................................................................................................................ 5
1.6 Vision Statement ....................................................................................................................... 6
1.7 Guiding Principles ...................................................................................................................... 7
2. Community Context and Demographic Characteristics ................................................................ 15
2.1 Population Profile .................................................................................................................... 15
2.2 Housing Profile ........................................................................................................................ 17
2.3 Employment Profile ................................................................................................................. 18
3. Economic Vitality ....................................................................................................................... 21
3.1 Current Conditions .................................................................................................................. 21
3.2 Trends and Challenges ............................................................................................................. 22
3.3 Goals and Policies .................................................................................................................... 24
4. Land Use and Urban Design Framework ..................................................................................... 27
4.1 Current Land Use ..................................................................................................................... 27
4.2 Trends and Challenges ............................................................................................................. 34
4.3 Goals and Policies .................................................................................................................... 34
4.4 Future Land Use ....................................................................................................................... 36
4.5 70th & Cahill Neighborhood Node Development Guidelines ................................................. 38
I. Building Height Limits Plan ......................................................................................... 38
II. Building Type Guidelines ............................................................................................ 42
III. Residential Density ..................................................................................................... 44
IV. Site-Specific Guidelines .............................................................................................. 46
5. Heritage Preservation ................................................................................................................ 53
5.1 Existing Conditions .................................................................................................................. 53
5.2 History of the Area ................................................................................................................... 53
5.3 Trends and Challenges ............................................................................................................. 55
5.4 Goals and Policies .................................................................................................................... 55
6. Parks, Open Space, and Natural Resources ................................................................................. 57
6.1 Current Conditions .................................................................................................................. 57
6.2 Trends and Challenges ............................................................................................................. 57
6.3 Goals and Policies .................................................................................................................... 59
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page ii
7. Transportation ............................................................................................................... 61
7.1 Existing Conditions ....................................................................................................... 61
7.2 Trends and Challenges ................................................................................................. 65
7.3 Goals and Policies ........................................................................................................ 66
8. Implementation ......................................................................................................................... 69
8.1 Economic Vitality Implementation .......................................................................................... 69
8.2 Land Use and Urban Design Framework Implementation ...................................................... 70
8.3 Historic Preservation Implementation .................................................................................... 71
8.4 Parks, Open Space, and Natural Resources Implementation .................................................. 72
8.5 Transportation Implementation .............................................................................................. 73
List of Figures
1.1 70th & Cahill Small Area Plan Study Area .................................................................................. 3
1.2 70th & Cahill Small Area Plan Planning Process ........................................................................ 4
2.1 Demographic Analysis Area ..................................................................................................... 16
2.2 70th & Cahill Employment Concentration and Distribution.................................................... 19
3.1 Traffic Counts at Edina Nodes ................................................................................................. 22
4.1 Existing Land Use ..................................................................................................................... 29
4.2 Existing Zoning ......................................................................................................................... 30
4.3 Building Types .......................................................................................................................... 32
4.4 Future Land Use ....................................................................................................................... 37
4.5 Impact of Site Topography on Building Height ........................................................................ 40
4.6 Building Height Limits .............................................................................................................. 41
4.7 Proposed Site Elements ........................................................................................................... 47
4.8 Internal Circulation Street ....................................................................................................... 49
4.9 Parkway-Type Street Section ................................................................................................... 50
4.10 Parkway-Type Street Plan ........................................................................................................ 50
4.11 Cahill Road section .................................................................................................................. 51
7.1 Current (2014) AADT ............................................................................................................... 62
7.2 Alternative Extensions of the Nine Mile Creek Trail ................................................................ 64
List of Tables
1. Use of the Plan in Development ............................................................................................... 2
2. Land Use/Year Built/Type ....................................................................................................... 31
3. 70th & Cahill Neighborhood Node Characteristics .................................................................. 38
4. Representative Residential Densities for Recent Developments ............................................ 44
5. Study Area Daily Traffic ........................................................................................................... 61
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page iii
Acknowledgements
City Council Members
James Hovland, Mayor
Mary Brindle
Mike Fischer
Kevin Staunton
Bob Stewart
City Planning Commission Members
Jo Ann Olsen, Chair
Ian Nemerov, Vice-Chair
James Bennett
Sheila Berube
John Hamilton
Susan Lee *
Lou Miranda
Gerard Strauss *
Todd Thorsen
(* Co-Chairs to the 70th & Cahill Small Area Plan SAPWG)
Small Area Planning Team SAPWG Members (Volunteers)
Connie Carrino
Alice Hulbert
Jeff Melin
Tim Murphy
Kristi Neal
Philip Peterson
Kyle Udseth
City of Edina
4801 W. 50th Street, Edina, Minnesota, 55424
Cary Teague Community Development Director
Kris Aaker Assistant City Planner
Mark Nolan Transportation Planner
Consultant Team Members
William Smith Biko Associates, Inc.
Daniel Lubben Biko Associates, Inc.
Aida Strom Biko Associates, Inc.
Dan Cornejo Cornejo Consulting
Dan Edgerton Zan Associates, Inc.
Tim Griffin Tim Griffin, LLC
Janna King Economic Development Services, Inc.
Haila Maze Bolton & Menk, Inc.
Executive Summary
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page iv
Executive Summary
A Nod to Nodes
Cahill Village. Neighborhood Village Node. During its
earliest meetings, the 70th &Cahill Small Area Plan SAPWG
(SAPWG) tossed about these concepts to describe and
envision a transformation from what is to what could be
for that current mix of residential-commercial-industrial
located in this historic Edina intersection. Flash forward to
the community meetings and those same characteristics
of a village and neighborhood center were also of
particular importance to stakeholders.
Now, flashback…to the 1850s when 26 Irish-Catholic
immigrants decided to settle at what is today the
intersection of West 70th Street and Cahill Road. That small
group of pioneers saw the need and value in creating a
common gathering location for buying supplies, attending
church and school, and socializing.
Clearly the attributes of a village have always been
important to Edina’s earliest settlers and remain so to its
current residents. Until 1974—before it became
incorporated as a city—Edina was known as the Village of
Edina, and often is still fondly described as such. In 2015
when the city embarked on its most recent strategic
planning process, Vision
Edina, stakeholder participants also identified the
importance of maintaining and enhancing the characteristics and fabric of neighborhoods. Framed as “nodes
and modes,” this strategic vision statement embraces balanced urban renewal with a focus on Edina’s unique
nodes and highly connected transportation modes.
But what are the attributes of a node and village? How can the 70th & Cahill study area overcome its state of
inertia and current challenges and emerge as a 21st-Century village—or node—within what once was a first-ring
suburb and today is transitioning into an urban city?
Historic Cahill School was built in 1864 and was located
near the intersection of 70th and Cahill. It served as the
center of Edina’s Irish community, providing a gathering
place for school, meetings, church services, and social
events. It was used by the congregation of St. Patrick’s
Catholic Church until 1958. It is on the National Register
of Historic Places.
The Cahill Settlement monument located at the
intersection of 70th & Cahill is a historic reminder that the
study area is significant in Edina’s past and future and
deserves to be recognized for its intrinsic character or
“sense of place.”
Executive Summary
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page v
The SAPWG grappled with finding answers to help guide future decisions and development and no doubt future
commissioners, staff and council members will, too. Of key importance is that Edina retain, embrace and
promote its neighborhood nodes which are an asset that many other cities can’t offer. For the 70th & Cahill
study area this will require creative design and a thoughtful and balanced development plan that goes beyond a
parcel-by-parcel approach and instead integrates suggestions, concepts and guidelines from this small area plan
to ultimately create a cohesive village.
Framing a New Village
When it comes to defining a desired look for a new village, there was considerable discussion about the term
“mixed-use” from both zoning and architectural perspectives. The SAPWG and most community meeting
participants were open to a “mix of uses” (e.g. residential, retail, commercial etc.), YET there was strong
opposition to how “mixed-use” is currently (in 2018) being used by developers to merely build rental
apartments above retail. The SAPWG and residents would prefer any new development to include a variety of
both rental and owned condos, townhomes and apartments along with neighborhood-serving retail located in
the most visible locations.
Most of all, the SAPWG and community want to see new development that aesthetically respects the existing
and surrounding neighborhood character with new or updated design that complements and sensitively
transitions from the 1960s-1970s architecture to 2018 and beyond. 70th & Cahill should reclaim its sense of
place and the village appeal should be timeless and inviting.
Critical Connections
70th & Cahill Neighborhood Node offers additional redevelopment opportunities beyond just creating new
housing. Among both its biggest assets and challenges are connections or linkages. These include:
• Connections that enhance awareness and visibility of the village with improved wayfinding
• Connection to an under-represented housing stock and potential location for the “missing middle,”1 or
varied, affordable housing choices within a walkable area for middle-income residents such as
teachers, police officers and retirees.
• Connections to and from the regional bike trail and parks
• Connections with the adjoining industrial area and its emerging retail offerings (e.g. sports facilities
and brew pubs)
• Connections to future rail or transit
Purpose of the Small Area Plan
Like Edina’s other small area plans (44th and France, 50th and France and Wooddale-Valley View), the purpose of
the 70th & Cahill small area plan is to provide a long-range decision-making framework for this specific study
area. The plan—the framework—includes principles, goals, policies, development guidelines and
implementation steps for staff, commissioners, and city council members to use for the next ten years or longe r
when considering development proposals.
Following are the key highlights, recommendations, and findings found in this plan:
1 From Missing Middle Housing, Responding to the Demand for Walkable Urban Living by Daniel Parolek;
missingmiddlehousing.com
Executive Summary
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page vi
Community Engagement and Planning Process
This small area plan relied heavily upon input received from various stakeholders including residents, and
business and property owners. Three community meetings were held, surveys were conducted with businesses
in the study area as well as the adjacent industrial area, and residents could respond to questions on SpeakUp
Edina. The draft plan was also made available for public comment prior to review by the Planning Commission
and adoption by the City Council.
Guiding Principles
The framework for leading change at the 70th & Cahill neighborhood node can be found in the plan’s Guiding
Principles which fulfill these primary purposes:
• To influence and define the goals, policies and implementation steps found in this plan;
• To add details for developers to consider and include in their proposals, such as specific public realm
improvements
• To provide an evaluation tool for the city to use when considering development proposals
• And, to provide the community with expectations on anticipated change and future development
In Chapter 1 Introduction, the Guiding Principles are presented in more detail. Briefly they include seven
strategic and essential standards:
Guiding Principle 1: Vibrant Development
Cahill Village will be an attractive mixed-use, neighborhood node, seen as a cohesive, vibrant and
walkable community with an appealing streetscape and well-cared for buildings that complement the
area’s history, architecture and natural topography.
Guiding Principle 2: Connections to the Village
Cahill Village will have strong physical connections to the nearby neighborhoods and the Edina
community.
Guiding Principle 3: Housing
Cahill Village will provide attractive, quality multi-family housing for a variety of markets.
Guiding Principle 4: Transportation
Cahill Village will be easily accessible by automobiles, bikes, pedestrians and transit riders.
Guiding Principle 5: Parking
Parking at Cahill Village will be safe, secure, efficient, and economical.
Guiding Principle 6: Pedestrian/ Biking
Cahill Village will be easy and safe for pedestrians and bikers, including people who use the regional
trails and parks.
Guiding Principle 7: Green Space/Amenities/Urban Design
Cahill Village will be designed to enhance the pedestrian experience through public realm improvements
and architectural building character that extends beyond individual property lines to create a cohesive
village-like setting.
Executive Summary
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page vii
Land Use and Urban Design Framework
The small area plan recognizes that future development will require public realm improvements, changes in land
use and zoning, and potentially increases in height and density. The nine-member SAPWG had robust
discussions surrounding current zoning and the comp plan process, and then reviewed current development
projects within Edina as well as neighboring communities to settle on its recommendations. The most important
factor, however, was input received at the community meetings which included residents sensitive to change
and developers eager to build.
The Land Use, Parks and Transportation chapters of this plan detail the public realm improvements required to
realize the envisioned village and neighborhood node.
The key takeaway from the Land Use chapter involves the hotly debated issue of height and density. The 70th &
Cahill small area plan allows for the following limits:
Building heights
• Along West 70th Street and at the intersection of Cahill and 70th: Up to three stories (39 feet). This
shall also establish the maximum upper height (MUH) limit for all buildings fronting on Cahill Rd.
• Along Cahill Road: Up to five stories (63 feet) but not to exceed the established MUH
• Within the interior of the study area: Up to five stories (63 feet)
Density
• 10 - 50 dwelling units per acre
Parks, Open Space, and Natural Resources
Adjacent just to the east of the study area is one of its greatest amenities and assets: The Nine Mile Creek
(NMC) Regional Trail. Currently, however, the trail is not easily accessible to and from the study area, nor are
there signs to direct trail-users to potential amenities and offerings (meeting places; refreshments, etc.). With
additional connections, access and wayfinding the trail could become an economic development driver to help
encourage related new businesses to emerge, to spur redevelopment, and to distinguish the 70th-Cahill node
over other areas of Edina as a bike-friendly destination and neighborhood gem.
It is, however, imperative that city staff and related commissions immediately work with the Three Rivers Park
District to coordinate the final route of the Nine Mile Creek Regional Trail. The Park District proposed two
options and “Option A” was the overwhelming preference of residents during the public engagement meetings.
An additional consideration for staff and the Park District to study would be to have a portion of the “Option A”
route jog through the study area instead of running along the busy intersection of 70th Street and Cahill Road.
Implementation
The first step to help facilitate change in the study area is updating its land use category from neighborhood
commercial (NC) to neighborhood node (NN). This change more prominently highlights housing as a component
and not only will allow for a mix of uses in the area, but also complements the village “node” and community
envisioned by the SAPWG.
The SAPWG also recommends that when the adjoining industrial area is studied for potential redevelopment,
that this plan and study area is revisited. With potential overlapping issues involving land uses, zoning, public
Executive Summary
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page viii
realm improvements or other concerns, new solutions may present that could help realize more dynamic
changes that benefit both areas.
Most of the additional related recommendations, policies and guidelines will be updated or adjusted with
adoption of the 2018 Comprehensive Plan.
Conclusion
The 70th & Cahill study area is positioned for change and it needs to change. There are opportunities and
challenges. The SAPWG believes focusing on improved access and connections, identifying and promoting the
node’s assets like access to the regional bike trail, and by crafting a fair approach to redevelopment will not only
protect and preserve this neighborhood node, but will ultimately achieve increased visibility and awareness for
70th & Cahill guided by this Small Area Plan vision:
Cahill Village is a vibrant, mixed-use neighborhood node with shops, services, dining and multi-
family housing options that appeal to people at all stages of life. Connections to the
neighborhood and surrounding Edina community contribute to the vitality of the Village.
Access to and from the Village can be accomplished by all travel modes, including bicycle and
transit. Its proximity and convenient access to the Nine-Mile Creek Trail adds energy to the
Village. The Village offers its residents and neighbors broad opportunities for social
engagement with indoor and outdoor gathering places.
Executive Summary
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page ix
Chapter 1
Introduction
1.1 Overview
1.2 Purpose
1.3 Study Area
1.4 Community Engagement
1.5 Major Planning and Design
Issues
1.6 Vision Statement
1.7 Guiding Principles
Chapter 1 - Introduction
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page 1
Chapter 1 Introduction
1.1 Overview
The 70th & Cahill Small Area Plan (SAP) is intended to be approved by the City of Edina Planning Commission
and then adopted by the Council in 2018 for inclusion in the city’s new 2018 Comprehensive Plan Update.
Policies and guidelines regarding the study area in the 2018 update of the Comprehensive Plan will be adjusted
to reflect this plan.
The plan addresses the same topical areas in the city’s comprehensive plan but provides more specific guidance,
especially in the areas of land use, transportation, and economic vitality. The SAP serves as an important tool
and guidebook for decision-makers when evaluating future development projects and provides a long-term
vision for the area.
1.2 Purpose
Why was the Small Area Plan developed?
The 70th & Cahill neighborhood commercial node was first identified in the 2008 Edina Comprehensive Plan as a
potential area of change, noting its “potential for the addition of new compatible uses” was greater than in
other areas of the city.” As part of the city’s overall 2018 update to the comprehensive plan, 70th & Cahill was
identified as one of six critical geographic areas within the community that have the potential for significant
change and development.
Small area plans determine land use regulations and help guide future redevelopment proposals. Small area
plans do not, however, guarantee redevelopment will occur or that proposed public improvements will be
implemented. Other factors, such as market conditions or budget priorities, will play an important role in how a
small area plan is implemented. It is important to remember that small area plans are intended to provide
guidance over a long period of time.
What makes for a successful Small Area Plan?
• Represents the shared vision of multiple community residents and stakeholders
• Provides a guide for future development
• Identifies the tasks and timelines necessary for successful completion
• Strengthens the community through increased interaction and understanding of varied perspectives
• Builds connections with residents who often champion the plan and ensure its goals and objectives are
met as future development/redevelopment occurs
Using the Small Area Plan
Any property owner or prospective developer who is interested in major changes in the study area is directed by
staff to the 70th & Cahill Small Area Plan to learn what the city has envisioned and is requiring for the study
area. The Plan would likely be used as follows during the review of an application for development, variance, or
rezoning in the study area.
Chapter 1 - Introduction
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page 2
TABLE 1
USE OF THE SMALL AREA PLAN IN DEVELOPMENT
1.3 Study Area
The area of study included the public street rights-of-way and several land parcels in the immediate vicinity of
the intersection of West 70th Street and Cahill Road, particularly to the east of the intersection. Figure 1.1,
which follows, shows the study area. Included are areas designated in the 2008 Edina Comprehensive Plan as
Neighborhood Commercial, Industrial, and Medium Density Residential.
The 70th & Cahill small area plan study area comprises 19.09 acres of land, with 3.65 acres on the north side of
West 70th street and 15.44 acres on the south side. The site is bordered on the west by Cahill Road and on the
east by the Canadian Pacific (CP) Railroad right-of-way and track. Xcel Energy owns transmission lines and
towers on both sides of the railroad.
The site’s southern boundary is the property line between FilmTec Corporation, an ongoing business that
manufactures synthetic membrane filters, and a former plant that distributed brick and tile products. The plant
was sold in November 2016 to Sir Lines-A-Lot, a company that stripes pavement.
The site slopes from a high point in the northwest corner (at the intersection of 70th Street/Cahill Road) to low
points along the eastern edge. The site is particularly low in the northeast corner where city-owned land is
located (a 1.56-acre parcel) and the southeast corner where it is 40 feet lower than the northwest corner.
Use of the
Plan
By Whom How
A. Landowners and
Developers
Reference and use the SAP when conceptualizing and
preparing development proposals for submission to the city
for review and approval. Reviewing the Small Area Plan
during the early stages of project development informs
developers of city-adopted directions, standards and
guidelines and will ultimately prove to be a time- and
resource-saving measure that can streamline the
development review process.
B. City Staff Use and illustrate city-adopted directions, standards, and
guidelines to potential developers. The plan’s principles,
goals, and policies can be used to assess and evaluate the
degree to which a proposal adheres to city directions and the
impact of variances developers might seek.
Identify future infrastructure improvements necessary to
support the recommendations and uses proposed in the plan.
C. Planning
Commission and
City Council
Ensure the proposal and approvals meet the SAP
recommendations.
D. Residents Use as a record and guidebook to understand the City's long
range planning and development goals.
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Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
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Most recommendations in this plan address issues within this approximate area of study. However, where
practical, some connections, impacts, relationships and transitions to areas immediately adjacent or close-by
were also documented and studied.
1.4 Community Engagement and Planning Process
Community engagement, the active involvement of community members in the planning and design
process, is a required step in the development of small area plans in the City of Edina. “Community
members” is broadly defined to include all stakeholders with an interest in the study area, including
residents, property owners, business owners/operators, city officials and staff.
Figure 1.1: 70th &Cahill Small Area Plan Study Area
Lewis Park
Film Tec
Xcel Energy
70th Street Cahill Road CP Railroad Right-of-Way
Chapter 1 - Introduction
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
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…the SAPWG’s ultimate responsibility was to make decisions about the long-term future of
the study area”
Small Area Plan Community Engagement and Planning and Design Process
The planning and design process was led by the 70th & Cahill Small Area Plan SAPWG (SAPWG), which was
appointed through an open application process by the Edina Comprehensive Plan Task Force (Planning
Commission), at the direction of the Edina City Council. The planning process included a substantial community
engagement program, which was directed and developed by the SAPWG to ensure that to the extent realistic
and feasible, the plan’s outcomes would reflect values and expectations of the public.
Figure 1.2 to the right, illustrates the planning
and design process, as well as roles and
responsibilities of the SAPWG, Comprehensive
Plan Task Force, City Council, and the public.
Specific efforts were made to engage a
representative cross-section of the community,
including residents, neighbors, land owners,
businesses, visitors, customers, employees, city
residents at large, etc.
70th and Cahill Small Area Plan SAPWG
The 70th & Cahill SAPWG included nine public
volunteers representing the small area plan study
area, surrounding neighborhoods, and the City of
Edina at-large. The SAPWG was tasked with
overseeing major aspects of the plan’s
development, including identifying major
planning issues, determining how to take
advantage of opportunities, developing the plan’s
findings and recommendations, and leading
community engagement events. Moreover, the
SAPWG’s ultimate responsibility was to make
decisions about the long-term future of the study
area, based on a range of factors. This was not an easy task, because there were disagreements and differing
opinions about the future that could not easily be validated without more sophisticated research and data.
Ultimately, decisions had to be made, and the SAPWG tried to determine courses of action that would be best
for the City of Edina.
Factors considered by the SAPWG included:
1. Community input received through three Community Meetings, an Edina Speak Up survey, business
owners/operators survey, and interviews with property owners.
2. Technical information prepared by planning, architectural, and economic development
consultants.
3. Familiarity with physical characteristics of the site, e.g., site topography and hydrology.
Figure 1.2: 70th & Cahill Small Area Plan Planning
Process
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4. Growing knowledge about: a) development trends in Edina and other communities throughout
the metropolitan area, b) development finance trends, c) trends in commercial development, and
d) retail market behavior patterns.
5. Overall guidance provided through Vision Edina, a City of Edina strategic planning study
conducted in 2015 that identified an overall vision for the city and brought attention to the
development/ redevelopment of the city’s nodes.
6. Guidance provided by the City of Edina Living Streets Policy, Bicycle Master Plan, Affordable
Housing Policy, and Parks Strategic Plan
7. Coordination with Three Rivers Regional Park on alignment alternatives currently being
considered for the extension of the Nine Mile Creek trail through the study area to a terminal
point in the Hyland Park Reserve in Bloomington.
Community Meetings
To give the community at-large opportunities to participate in the planning and design process, a series of
three public meetings were held: Discovery (12/9/17), Visioning (2/3/18), and Small Area Plan Documentation
(3/3/18). The meetings were widely promoted in order to build awareness and encourage attendance.
Each meeting was designed to be interactive and engaging to encourage thoughtful and meaningful input from
participants. The community meetings were held on Saturday mornings. Complete summaries of the three
meetings can be found in the appendices to this plan.
Property Owner and Business Interviews
Members of the SAPWG distributed flyers to business owners within the small area plan study area to inform
them of and personally invite them to attend the community meetings. In addition, a member of the
consultant team met with property owners in the study area. These one-on-one meetings were conducted to
gain an understanding of issues, opportunities, and future planning for the area, as viewed by property
owners.
Finally, the consultant team administered a survey to business owners. The survey asked questions about the
business climate, customer base, and their future plans.
1.5 Major Planning and Design Issues
Three Community Meetings were held during the planning and design process. As mentioned, the
meetings provided the SAPWG opportunities to gather public input in these key areas:
1. Identification of planning and design issues within the small area plan study area
2. Development of a future vision for the small area
3. Review and critique of concept-level plans and designs developed by the SAPWG and its
consultant team in response to input received from the community
Because community members who reside in the vicinity of the small area will be among some of the most
affected by planning and design outcomes, it was important to ensure that they were able to help the
SAPWG:
• Understand community attitudes, values and ideas about the study area and
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Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
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• Develop a Vision Statement and Guiding Principles that would have a major influence on goals
and policies developed for the 70th & Cahill Small Area Plan.
Below are the major issues and concerns that emerged based on input received at the first Community
Meeting held on December 9, 2017.
Site/Study Area Improvements
• Create a village square
• Appropriate and safe bike parking
• Modernize (the study area)
• Area needs redevelopment – walk/bike/transit, and landscaping
• Create a signature entrance to the retail area
• Buildings should front on streets
Connections/Access
• Access/walkability – crossing busy streets. 70th Street north and south, and east and west on
Cahill Road. Also consider crossings over railroads
• Improve connection to (and from study area) regional bike trail
• Better connectivity to Lewis Park
Public Realm Concerns
• Fix the Cahill Road and Dewey Hill Road intersection; consider a roundabout
• Turn Amundson Avenue into a boulevard with sidewalks on both sides, lighting, landscaping, etc.
• Sidewalks on both sides of 70th Street
• Improve directional signage to and from the area (the node) and to and from the regional bike trail
(wayfinding)
• Roundabout at 70th Street and Rabun Drive
• Cahill Area electric bus shuttle
• LRT station with access to the regional trail (at 70th Street rail crossing)
Redevelopment
• Appropriate density for commercial and residential
• Needs to demonstrate future of sustainability
• Need destination businesses – ice cream shop, fast casual restaurants, collaborative work space,
library, brewery
• Encourage destination restaurants and services at the trail head
• Guidelines for heritage preservation
• Aim high, make Cahill Village a national example
• Think about traffic flow in the area (e.g. to/from high school; use of 70th)
1.6 Vision Statement
Vision Statement. The SAPWG reviewed comments and resulting major planning issues received at the first
Community Meeting and developed the following Vision Statement.
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1.7 Guiding Principles
Good planning and design begin with the development of guiding principles that reflect and balance
considerations such as the following:
• Historical and cultural influences
• Community preferences
• Established design precedents
• Financial feasibility and market realities
• Environmental stewardship and sustainability
The Guiding Principles were developed by the SAPWG and were reviewed and critiqued at two Community
Meetings. With acceptance from the community at-large, they were used in the development and evaluation
of alternative land use and design concepts for the 70th & Cahill Small Area Plan to ensure outcomes would
reflect the unique character of the community and, at the same time, guide future development in a realistic
and economically and environmentally sustainable direction.
Guiding Principle 1: Vibrant Redevelopment
Cahill Village will be an attractive mixed-use,
neighborhood node, seen as a cohesive,
vibrant, and walkable community with an
appealing streetscape and well-cared for
buildings that complement the area's history,
architecture and natural topography.
Cahill Village is a vibrant, mixed-use neighborhood node
with shops, services, dining and multi-family housing
options that appeal to people at all stages of life.
Connections to the neighborhood and surrounding Edina
community contribute to the vitality of the Village.
Access to and from the Village can be accomplished by all
travel modes, including bicycle and transit. Its proximity
and convenient access to the Nine-Mile Creek Trail adds
energy to the Village. The Village offers its residents and
neighbors broad opportunities for social engagement with
indoor and outdoor gathering places.
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• The Village includes uses that attract residents,
patrons, customers, and visitors from all age
groups to ensure that it is a lively and exciting
place
• New development proposals are forward-
thinking, boost the economic vitality of the node
and follow Edina's sustainable building goals.
• Distinctive and coordinated signage conveys a
sense of location and Village identity among the
various properties and businesses.
• Businesses cater to known and future markets, including nearby residents, residents from Edina,
Bloomington and other neighboring communities, pass-by traffic on Cahill Road and 70th Street, future on-
site residents, employees and businesses in the industrial/office park, and cyclists biking on the Nine Mile
Creek Trail.
• There is a mix of commercial and residential
uses to help ensure that
the village is an active place most hours of the
day, during the week, and on weekends.
• Focus on improved commercial experience
and utilization of available commercial land.
• Allow a mix of housing and commercial space,
where it can support the moderation of
commercial lease rates.
• Encourage the retention of existing
commercial businesses, when feasible, should
they desire to remain.
Guiding Principle 2: Connections to the Village
Cahill Village will have strong connections to nearby
neighborhoods and the Edina community.
• Identify the Village with improved wayfinding signage
and key entry monuments to help ensure that it is
recognized as a unique place
• Tree-lined, illuminated boulevard streets lead to and
from the Village
• Sidewalks, bike paths and streets are seamlessly linked
to those outside the Village
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• Village connections to/from Cahill Road and 70th Street include improvements that provide safe vehicle,
bike and pedestrian access
• Plan for possible connections across the CP Railroad right-of-way (leased to the Twin City & Western
Railroad) to link the Village with the industrial/office park to the south and east
Guiding Principle 3: Housing
Cahill Village will provide attractive, quality multi-family housing
for a variety of markets.
• Housing options are based on life-cycle housing principles
with emphasis placed on housing for a variety of age and
demographic groups
• Housing options provide opportunities for home ownership
and rental
• Housing options provide opportunities for people who work
in Edina to live in Edina
• Housing options provided at Cahill Village comply with and support the City of Edina's Affordable Housing
Policy
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Guiding Principle 4: Transportation
Cahill Village is easily accessible by automobiles, bikes, pedestrians and transit riders.
• The redeveloped site could include a logical grid system of streets and
intersections
• The internal transportation system accommodates automobiles, bikes and
pedestrians on village-scaled streets (e.g. “woonerfs” or other solutions to
slow traffic)
• The internal
transportation
system fosters
safety for
pedestrians
• Specifically
identified bicycle
and pedestrian
paths link the Nine
Mile Creek Trail to
the Village's on-site destinations.
• Walking, biking, or accessing the bus in or near the Village shall be safe and comfortable through
improvements such as wayfinding and bus shelters.
• Incorporate new transit such as the Edina “connector” bus or train or other multi-modal projects to
connect the Village to other Edina nodes.
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Guiding Principle 5: Parking
Parking at Cahill Village will be safe, secure, efficient, and economical.
• Parking options at Cahill Village shall include a mix of
curbside, on-street, surface level parking lots, underground
garages, and tuck-under configurations
• Surface level parking lots are screened with landscaping
and include rain gardens and permeable pavement where
possible
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Guiding Principle 6: Pedestrian/Biking
Cahill Village will be easy and safe for pedestrians
and bikers, including people who use the regional
trails and parks.
• Provide bicycle parking facilities at Cahill
Village in quantities and at locations
according to the City of Edina Pedestrian and
Bicycle Master Plan
• Improve pedestrian and bike connections
between the north and south sides of 70th
Street
• Connect pedestrian and cycling paths that
circulate throughout Cahill Village to the
Nine-Mile Creek Trail
Guiding Principle 7: Green Space/Amenities/Urban Design
Cahill Village will be designed to enhance the pedestrian
experience through public realm improvements and architectural
building character that extends beyond individual property lines to
create a cohesive village-like setting.
• Develop green space amenities at Cahill Village that provide
opportunities for people to relax, meet, and interact.
• Develop public and/or pocket parks and other green spaces to
soften the hardscape and add vibrancy to the Village
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• Incorporate stormwater management features within the
city-owned parcel.
• Integral to the Village’s development as a pedestrian friendly
node will be:
▪ Village-scale building entrances which front the streets or
other public places
▪ Appealing streetscape elements such as colored concrete or
pavers, wider pedestrian paths, public art, and water features
▪ Sidewalks with planted boulevards
▪ Pedestrian scale street lighting installed at regular intervals along
Village streets
▪ Streetscape furnishings such as benches, water fountains, kiosks, and
landscaping installed at appropriate locations along Village streets
• Village buildings include high quality, durable exterior finishes and
interesting and aesthetically pleasing architectural features on all
exterior facades.
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Chapter 2
Community
Profile
2.1 Population Profile
2.2 Housing Profile
2.3 Employment Profile
Chapter 2 - Community Context and Demographic Characteristics
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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Chapter 2 Community Profile
2.1 Population Profile2
The area of study addressed during the planning process included the public street rights-of-way and several
land parcels in the immediate vicinity of the intersection of West 70th Street and Cahill Road, particularly to the
east of the intersection. This includes the existing commercial area, as well as some adjacent multifamily and
industrial areas. Since the study area is fairly small, this plan provides an overview of the surrounding area for
context. This plan looks at data for the area within a half mile radius of the intersection of West 70th Street and
Cahill Road, as shown in Figure 2.1.
The half mile distance was chosen based on the typical standard for a walkable community around a destination.
This half mile radius area includes portions of five Edina neighborhoods –Cahill, The Heights, Prospect Knolls,
and Brookview Heights. With the exception of Cahill, which is primarily an industrial area, these neighborhoods
are predominantly residential.
2 Additional supporting documentation for this chapter is available in the City of Edina's project archives. See
“Appendix: 70th & Cahill Demographic Data.”
Demographic Characteristics
• A moderately growing population with relatively high
incomes
• Population has increased over the past 15+ years, from
around 2,600 in 2000 to 2,900 in 2017.
• Average age of 46.1.
• Household size: 2.5, 35% with children
• Households: families 72%, singles 24%, sharing 4%
• Daytime population: 3,100 workers and residents
• Ethnicity: white 84%, other 16%
• Median income: $105,000
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Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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Figure 2.1: Demographic Analysis Area
70th Street Cahill Road CP Railroad Right-of-Way
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2.2 Housing Profile
The housing profile data suggests an affluent and comfortable population, with a mix of housing options in aging
structures. Combined, this points to a potential for change through reinvestment and redevelopment.
According to demographic profile data for the area, the top three subgroups represented here are:
• Golden Years – Independent, active seniors nearing the end of their careers or already in retirement.
Primarily singles living alone or empty nesters.
• Top Tier – The wealthiest Tapestry market, with high incomes and purchasing power. Primarily married
couples with or without children.
• Savvy Suburbanites – Well educated, well read, and well capitalized, this group tends to live in older
suburbs and invest in their properties and lifestyles. Includes many empty nesters.
Household Profile
• 67 percent live in single family detached homes
• Significant numbers live in townhomes (12 percent) or larger
scale apartments (12 percent)
• 71 percent owner occupied, 20 percent renter occupied, 9
percent vacant
• 64 percent moved to the area since 2001
Housing Types
• Higher value single family homes constructed primarily
during 1950-1960s
• Older and comparatively lower value multifamily housing
constructed primarily during 1970-1980s
• Median home value $439,000
• Median rent $990
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2.3 Employment Profile
Jobs in the Area. The area has around 180 businesses with 3,900 employees. Compared to the resident
population of about 2,800, there is a ratio of 1:36 jobs per resident. This is largely due to the significant
industrial and wholesale trade presence in this area. Service industries employ over 60 percent of the workers
in this area, with retail following at 11 percent, demonstrating a comparative lack of suitability for retail when
compared to other employment sectors of the economy. Manufacturing and wholesale trade percentages are
well above city averages due to the presence of the industrial area.
Area Employment. The 70th and Cahill area sits at the northwest corner of one of the largest concentrations of
employment in Edina. The office/industrial park at this location is immediately adjacent to I-494 and TH 100 and
in proximity to TH 62, entertainment venues in the Greater Southdale District, and the Minneapolis/St. Paul
Airport. It is recognized as one of the most favorable locations in the metropolitan area for office and business
park uses and is a major source of property tax revenues. It is a major employment center in the City of Edina
where many jobs pay $90,000 per year or more. This is to be compared to wages earned in the retail sector.
Note the intensity of employment activity in this area, as shown on Figure 2.2 Employment Concentration and
Distribution.
In terms of the employment of people who live in the area, the employment rate is very high – with only 3.5
percent of the labor force identifying as unemployed. Consistent with the industry mix, around 60 percent of
residents work in the service industry. Residents however, are less likely to work in retail in comparison to the
business mix and are more likely to work in finance, insurance, or real estate.
Workers in this area commute from a wide distribution of places. The most common home communities for
commuters are Minneapolis (9.4 percent), Bloomington (7.0 percent), Eden Prairie (4.2 percent), and Edina (4.1
percent) (Source: Census LEHD 2014). Conversely, the same four cities are the four most common destinations
for residents commuting out of this area to work: Minneapolis (25.7 percent), Edina (17.8 percent), Bloomington
(8.7 percent) and Eden Prairie (5.4 percent).
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Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 19
70th & Cahill Small Area Plan
Study Area
Figure 2.2 Employment Concentration and Distribution
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Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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Chapter 3
Economic
Vitality
3.1 Current Conditions
3.2 Trends and Challenges
3.3 Goals and Policies
Chapter 3 - Economic Vitality
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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Chapter 3 Economic Vitality
3.1 Current Conditions
Unlike the other neighborhood nodes in Edina, 70th &
Cahill is tucked away and not as recognized as its
counterparts at Wooddale/Valley View, 44th/France or
50th/France. Currently a sleepy mix of aging apartments,
commercial spaces and industrial businesses, it has the
potential to emerge as a hidden gem. Perhaps one of its
greatest assets is the proximity to the Nine Mile Creek
Regional Trail.
The node is within the 55439 Zip Code, the
second most affluent in Minnesota.
Businesses in the study area report that most of
their customers are residents and families from
nearby neighborhoods. Some businesses,
especially those involved with sports and fitness,
also attract residents from other parts of Edina and
neighboring communities. Employees and
businesses from the adjacent business/industrial
park are currently a limited market. Businesses in
the study area have reported that it is difficult to
market to employees in the industrial/business
park.
The study area is located just west of the Canadian Pacific (CP) Railroad track, adjacent to Edina’s largest (295-
acre) industrial park, next to single family neighborhoods to the north and west and 95 acres of multi-family
residential. Access to the study area is somewhat defined by physical barriers; e.g., topography and the Nine
Mile Creek to the north, the railroad to the east and four freeways – TH 62, TH 100, I-494, and US 169.
Access to the study area is limited by physical barriers.
Metro Transit Route 578 serves the node with express service during the morning and evening rush hours,
connecting Benton Avenue, Tracy Avenue, 70th Street, Southdale transit station, the Minneapolis transit station
at I-35W and 46th Street and downtown Minneapolis. The new Nine Mile Creek Regional Trail crosses under
70th Street just east of Amundson.
Comparing traffic conditions. From the neighboring business and industrial park, traffic counts reveal that
employees and visitors move towards TH 100 and I-494, with an average of 16,100 vehicles per day at the 70th
Street interchange with TH 100; 12,000 vehicles per day at 77th Street/TH 100 Interchange; and 14,800 at East
Bush Lake Road/I-494 Interchange. In the study area however, higher traffic on the periphery does not yield a
similar volume at 70th & Cahill. Currently, there are 6,100 vehicles per day on Cahill; 8,700 vehicles per day east
of the intersection of 70th & Cahill and 5,700 vehicles per day west of 70th and Cahill. Despite the proximity to
major freeways, the study area businesses do not currently benefit from this traffic. Traffic in the node is very
High Income Zip Code
Comparison of 55439 to All of Hennepin County
Zip 55439 Hennepin Co
Median HH Income 122,054$ 67,989$
Mean HH Income 166,840$ 95,858$
Source: American Community Survey -2016
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comparable to the traffic counts at Wooddale/ Valley View and significantly lower than the traffic counts at 50th
and France or Grandview.
Traffic in the node is very comparable to the traffic counts at Wooddale/ Valley View and
significantly lower than the traffic counts at 50th and France or Grandview.
3.2 Trends and Challenges
• Affordability for small businesses. The 70th and Cahill commercial node offers affordable rents for
small businesses, which is not the case in most other parts of Edina. Yet, properties in the study area
are aging, and many area residents would like to see revitalization of the area. While consumers are
expected to continue to shift to on-line shopping and home delivery, a significant percentage of
consumers continue to express a preference for the study area’s small, independently owned
businesses.
• Access to adjacent industrial park. Businesses in the 70th & Cahill commercial node report limited
success in connecting with the industrial park to the south and east due to traffic patterns that create
barriers to marketing to those businesses.
Properties in the adjacent industrial park are aging but, in some cases, are now being repurposed.
Employment related uses have declined or changed altogether in some properties. This is evidenced
by the fact that some business uses have been given over to storage, churches, schools, etc. At the
Figure 3.1 Traffic Counts at Edina Nodes
50th and France
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same time, employment in the business/industrial park has intensified in other properties; generally
those properties that have converted industrial space to open-format office space.
It will be important to have the involvement of developers and property owners and a shared
understanding of the revitalization and investment challenges in order to find workable solutions.
Revitalizing the industrial park area should focus on creating a vibrant and attractive location and
considering the addition of corporate headquarters, technology-focused companies, and other
businesses offering high wage employment opportunities. The City can begin with a vision and
commitment to revitalization by including possible up-front investment in sidewalks and other public
realm improvements to stimulate private sector investment.
• Aging commercial and retail buildings. Residents value having the commercial node in the
neighborhood, but consistently cite the dated, tired, and unattractive appearance of retail and
commercial buildings. The commercial area offers affordable lease rates, but some businesses
expressed concern that there is higher turnover than is desirable, due to a lack of traffic and no strong
anchor tenant to attract customers to the area.
With the exception of Grandview Tire & Auto,
which many residents cited during the
community meetings and in the SpeakUp
Edina forum as a nice addition that is well-
maintained, the most visible properties in the
study area have not been updated recently.
Table 2 in the next chapter of this plan document
presents information on the years in which buildings
in the study area were constructed.
• Potential for change and a mix of uses.
Developers have expressed interest in multi-
family residential/mixed uses at the node.
70th and Cahill is well situated in the greater
southwest metro region with good access to
employment, transit, shopping, and
recreation. A further demonstration of
support for a mixed use neighborhood node
are the residents who value the existing
neighborhood-oriented businesses and
additional locally-owned, non-franchise
businesses.
The financial reality of redevelopment, however, is that many of the existing businesses would be
challenged to pay the higher rents associated with new construction because of the market constraints
described earlier. At the same time, the study area’s market characteristics make it a less suitable
location for franchise/national brand-type businesses.
In situations where mixed use developments are proposed, developers may find that the residential
portion of the development will need to subsidize the commercial portion of the project. In such
cases, the commercial tenants will then pay a below market rent, or perhaps only CAM (Common Area
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Maintenance) and taxes. Therefore, increased residential densities may be justified in order to ensure
that existing businesses and lower rents are able to remain in the mix.
3.3 Goals and Policies
Goals
1. Create a strong identity for Cahill Village.
2. Promote area access to the Nine Mile Creek Regional Trail.
3. Support a variety of residential housing types.
4. Improve transportation and street connections.
5. Support existing businesses and revitalize the existing business/industrial park located southeast of the
study area.
6. Support a business and property owners association.
Policies
1. The City will encourage and support development that retains and enhances the rich and authentic history
of Cahill Village and its roots in the development of the City of Edina.
2. The City will initiate further study to determine how best to revitalize the area that is an existing business/
industrial park that borders the east and south of the small area plan study area.3
3. The City will increase visibility and awareness of the node through use of wayfinding signage. Work with
the developers to provide a graphic theme for the 70th & Cahill node that can be identified with Cahill
Village, and used in future directional signage to the node and bike trail.
4. The City will utilize future infrastructure improvement opportunities to incorporate additional street and
walking connections to the Nine Mile Creek Regional Trail.
5. The City will work with developers to prioritize redevelopment that creates a residential and commercial
3 A detailed discussion on the business/industrial park (and all of the city’s business/ industrial parks) will be included in
the 2018 Comprehensive Plan Update in the Economic Competitiveness chapter.
The recommendation to study the business/industrial park adjacent to the 70th & Cahill small area was first advanced
in the MAPPING EDINA’S BIG IDEAS: Bridging Between Vision and Planning (Biko Associates, Inc., August 24, 2017),
which summarized outcomes from the Big Ideas Workshop. That document identified the business/industrial park as
the next area to be studied and included in the 2028 Comprehensive Plan Update.
Funding to complete the above-referenced study is included in staff’s proposed Capital Improvement Plan (CIP) budget,
which will be reviewed and voted on by Council.
Chapter 3 - Economic Vitality
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node with a variety of housing types and a welcoming neighborhood ambiance.
6. The City will plan for additional bus transit, automobile, bike and pedestrian links to the 70th & Cahill node
as well as the adjacent industrial park over the railroad tracks.
7. The City will encourage development proposals that include existing businesses and prioritizes
redevelopment that takes into consideration the retention of existing businesses, as appropriate.
8. The City will encourage the creation of a Cahill Village business association.
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Chapter 4
Land Use and
Urban Design
Framework
4.1 Current Land Use
4.2 Trends and Challenges
4.3 Goals and Policies
4.4 Future Land Use
4.5 Development Guidelines
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Chapter 4 Land Use and Urban Design Framework
4.1 Current Land Use
Neighborhood Commercial District. The core of this study area is a neighborhood commercial district,
consisting of several 1-2 story multi-tenant buildings. These buildings are set back from the street behind a wide
landscaped buffer and separated from one another by surface parking lots. The tenant mix varies. At present, it
includes a market, flower shop, driving school, chiropractor, dry cleaners, tutors, dance studio, and several
restaurants.
The commercial area is mostly tenanted. The business mix
provides a range of neighborhood-level commercial services
to the surrounding community. Combined with the multi-
family development nearby, this mix provides a range of
convenient services in a neighborhood setting, with potential
for walkability.
The predominant zoning in the core commercial area is
Planned Commercial District 1 (PCD-1), which allows a range
of retail and service uses. One parcel is Planned Commercial
District 2 (PCD-4) and is currently occupied by an automobile
services business. PCD-4 allows all the uses in PCD-1, plus
some moderately more intensive retail and service uses, as
well as some office, lodging, and institutional uses.
Multi-family Residential. In addition to the study area's core,
there are multi-family residential uses on the north side of
West 70th Street. These are zoned Planned Residence District
3 (PRD-3), which allows a range of residential buildings as well
as state-licensed daycare facilities. The apartment buildings
were constructed in the 1960’s, and typical for that era.
Rents advertised for these units, while not extremely low, are
more affordable than others in Edina and constitutes a
segment of the city’s affordable housing. This reflects the
older properties offering fewer amenities.
Multi-family residential uses also occur outside of the study
area, particularly west of Cahill Road. The multi-family
residential uses provide a buffer between the
commercial/industrial area and the surrounding single-family
neighborhoods to the north and west. See Figure 3.1 Existing
Land Use and Figure 3.2 Existing Zoning.
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Industrial-Office Uses. Industrial land uses
within the study area surround the commercial
uses on the east and south sides of Amundson
Avenue and occupy most of the acreage within
the study area. The industrial uses are located
in one-story office/industrial properties and
include uses such as employment agency,
construction office and health foods packaging.
This area is zoned Planned Industrial District
(PID), which allows industrial, office, storage,
and some miscellaneous uses not allowed
elsewhere. It is the western border of the Edina
Interchange Industrial Park which stretches
south from 70th and I-494 and west from Cahill
to Metro Boulevard.
Nine Mile Creek Trail Access. At the
intersection of West 70th Street and the
Canadian Pacific (CP) Rail is a grassy, city-owned
parcel. The Nine Mile Creek Trail accesses this
lower parcel after passing through a tunnel
located under West 70th Street. This 1.56-acre
parcel is at one of the lowest elevations within
the study area.
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Figure 4.1 Existing Land Use
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Figure 4.2 Existing Zoning
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Existing Building Types
Figure 4.3, keyed to Table 2, indicates the study area building types and locations.
TABLE 2
LAND USE: YEAR BUILT AND TYPE
# Building Type Year Built Current Land Use (as of 2017)
1 1969 Multi-Family Residential
2 1965 Multi-Family Residential
3 1936 Single Family Residential
4 1965 Multi-Family Residential
5 1970 Commercial - services
6 2008 Commercial – auto repair
7 1966 Commercial – retail and services
8 1968 Commercial – retail and services
9 1969 Commercial – retail and services
10 1969 Industrial – office – Two story masonry block
11 1967 Industrial – One story brick
12 1969 Industrial – One story brick
13 1961 Industrial - One story masonry block
14 1961 Industrial - One story masonry block
= One Story Commercial – Retail, services
= Two Story Commercial – Retail, services, office
= Single Family Residential -- Homesteaded
= Multi-Family Residential – Apartments
= Industrial – Office and warehouse
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FilmTec, Corp.
3 4
5
6
10
Xcel Energy.
Xcel Energy.
1
2
7
8
9
11 12
13
14
Figure 4.3 Building Types
70th Street Cahill Road
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Redevelopment Potential. When property valuation shows that land
values are significantly higher than the buildings located on the land,
it is often an indication of redevelopment potential. However, there
does not appear to have been any recent development in the study
area since Grandview Tire and Auto was last constructed on 70th
Street in 2008. Currently, there are no proposed developments for
the study area. Most of the buildings in the study area are of average
condition and indicative of their age. This also means possible
deferred maintenance and a potential need for updating or
renovation; all good triggers for redevelopment.
There are restrictions and easements on portions of the property for
utility and road access. Buildings #5, #7, #8, #9 are similarly zoned
commercial properties under the same ownership. Property assembly
is often a barrier in redeveloping property. However, when multiple
parcels are owned by the same entity, this may facilitate the
opportunity for more impactful redevelopment.
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4.2 Trends and Challenges
Current uses, although underutilized, are still in compliance with current zoning. These conditions could remain
the same as long as property owners continue to meet city and county obligations regarding building code
requirements, standards and taxes.
Below is a listing of key factors that will affect future land use and community design decision-making in the
Study Area.
• Lack of Local Connections and Visibility. The 70th & Cahill neighborhood node is conveniently
situated and well-connected to the region, with access to highways, bus transit, and the Nine Mile
Creek trail. Primarily a destination for locals, the site can only be accessed by 70th Street or Cahill
Road, neither of which serves as a major north-south or east-west feeder. It also lacks direct access to
the business/industrial park to the east of the railroad tracks. Currently, there is no wayfinding signage
at the area's perimeters to indicate the existence of the commercial plaza.
• Lack of Streetscape, Greening, and Internal Circulation. The majority of the study area is taken up by
a one-story strip commercial center set back from the street and surrounding by parking areas. The
study area lacks most public realm improvements including greening, streetscape, sidewalks, and
bicycle access to and through the site.
• Aging Properties. Many of the properties in this area are over fifty years old, with visible deferred
maintenance. They are likely in need of significant renovation or replacement to bring them up to
current standards and expectations of commercial properties.
• Redevelopment Constraints. Despite the aging building stock that may make this area ripe for
redevelopment, there have been no recent proposals to do so. This may be due to several factors,
including the area's significant topographical slope, zoning regulations that limit new buildings to a
scale (height and density) that may no longer be economically feasible, and a low tenant vacancy
turnover rates that support property owners to maintain the status quo.
• Impact on Affordable Commercial Space. The modest condition of these buildings still provides
relatively affordable lease space for the existing tenant mix. Substantial investment in new or
renovated space has the potential to drive rents upward, impacting the affordability of the new spaces
for current tenants. The temporary relocation of tenants during redevelopment may also pose a
significant financial burden to businesses.
• Underutilized Tax Base. The existing development is low density and therefore lower value, compared
to the development potential for the site. With new development, this area could contribute more to
Edina's tax base in terms of housing, jobs, amenities, and retail and service options.
4.3 Goals and Policies
The following is a policy framework that provides future guidance for both public and private investment in the
study area.
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Goals
1. Transform the Study Area. Support the redevelopment of the study area as a vibrant, cohesive, mixed use
village, incorporating a variety of residential and commercial (retail and office) uses. Some of the new
buildings should feature ground floor commercial or gathering spaces with appropriate frontages, oriented
toward streets and public spaces.
2. Connect the Node. Redevelopment of the study area should include new streets and bicycle/ pedestrian
paths to allow for efficient and safe internal circulation within the village and linkages to the surrounding
network. Further study is recommended for a linkage across the CP Rail to explore future bike, pedestrian,
or automobile access to the business/industrial park. Land use site plans should take these needed
connections into account.
3. Ensure that Buildings Interact with the Public Realm. Whether a new building is a mixed use, commercial,
or strictly residential, ensure that ground-level frontages throughout the node are carefully designed with a
pedestrian scale and character that interact with the public realm, encouraging beauty, safety, informal
interaction, walkability, and a sense of place. Require additional investments in the public realm alongside
with new and renovated development to create new or improved public spaces.
4. Ensure Graceful Transitions. Encourage the scale of buildings in the mixed use core to transition from
center to edge, with the largest and tallest buildings located adjacent to the eastern and southern industrial
areas, and decreasing in scale toward the western and northern residential areas. Require that
redevelopment adjacent to residential areas is designed with sensitivity to mitigate any impacts on
neighboring properties in consideration of views, sunlight, shade and noise.
5. Allow Land Uses to Evolve. Allow existing land uses to evolve in response to the market changing over time.
Current land uses remain until owners decide to seek a change. Allow for flexibility in land use guidance to
allow for a compatible mix of uses. Encourage and accommodate affordable housing as part of
redevelopment.
6. Minimize Impact of Automobiles. While vehicles must be accommodated conveniently and safely, the
character of this area is that of a walkable, traditional, neighborhood node. Discourage building types with a
predominant auto orientation, such as buildings with drive-through lanes, gasoline stations, and similar
uses. Likewise, on-site parking lots should be located to the side or rear of buildings, unless site constraints
dictate otherwise.
Policies
1. The City will adopt this plan as an update to the 2018 Edina Comprehensive Plan and amend current zoning
and related ordinances to align with this plan.
2. The City will review development applications of all future projects within the boundaries of the 70th &
Cahill Small Area Plan to ensure compliance with the new 70th & Cahill Neighborhood Node (NN)
Development Guidelines*. The guidelines include:
A. Building Height Limits Plan
B. Building Type Guidelines
C. Site-Specific Guidelines
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3. With adoption of the plan, the city will establish a density range of 10 - 50 Dwelling units per acre in the
study area.
4. The City will prioritize affordable housing, according to the city's affordable housing policy.
*The Neighborhood Node (NN) boundaries, its description, and the 70th & Cahill Neighborhood Node
Development Guidelines are presented in the following pages and summarized in Table 3.
4.4 Future Land Use
Character and Scale
The proposed future land use plan for the
study area is shown on Figure 4.4 on the
following page. As noted, the 70th & Cahill
study area has significant redevelopment
potential. To achieve the goals for the area
as identified during the planning process, new development will need to be significantly different in terms of
character and scale. The focus of the change will be in the core commercial area of the district, the industrial
uses immediately adjacent to it, and the residential uses on the north side of 70th Street. Guidelines seek to
promote the scale, walkability and character of the area by regulating the relationship of buildings-to-streets
and the transition of building heights from node-to-neighborhood. The area can be transformed from a
collection of single story commercial and industrial buildings and 1960s-era, multi-family buildings to a mixed
use village node, with housing, retail, and services unified by a common village theme reinforced by
architectural character and scale, building materials and themed signage.
Preferred Land Use Designation
It is recommended the area be designated as a mixed use, Neighborhood Node (NN) in the 2018 comprehensive
plan, replacing the existing designation of Neighborhood Commercial (NC). Similar to the Neighborhood
Commercial category, the Neighborhood Node category supports neighborhood serving businesses. It
encourages small- to moderate-scale businesses that serve primarily the adjacent neighborhoods. Primary land
uses should be retail and services, offices, studios, and institutional uses. In addition, designation as a
Neighborhood Node provides:
Predictability for current landowners. Supports current owners’ efforts to invest in improvements in their
properties by providing a predictable planning framework for the area.
Flexibility for redevelopment. Provides greater flexibility to the development market by more explicitly
encouraging the inclusion of needed housing types such as “missing middle housing, co-housing, and affordable
housing.4
4 From Missing Middle Housing, Responding to the Demand for Walkable Urban Living; Parolek, Daniel;
missingmiddlehousing.com
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Figure 4.4 Future Land Use
Medium Density Residential (MDR)
Neighborhood Node (NN)
Open Spaces and Parks (OSP)
Low Density Residential (LDR)
Rail road Right-of-Way (Industrial)
Industrial (I)
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New Gathering Space and Placemaking. Encourages intentional integration of landscaped open space and new
formal public spaces.
Protection of Community Values, Scale, Walkability and Character. Guidelines protect the scale, walkability and
character of the existing area by regulating the relationship of buildings-to-streets and the transition of building
heights from node-to-neighborhood.
Table 3 below describes characteristics of the Neighborhood Node (NN) land use designation.
TABLE 3
70TH & CAHILL NEIGHBORHOOD NODE CHARACTERISTICS
Land Use
Category
General Description Development Guidelines Density Guidelines
Neighborhood
Node (NN)
In general, small-to-
moderate-scale
commercial, residential
or mixed use buildings
primarily serving on-site
residents and the
adjacent
neighborhood(s).
Primary uses encouraged
are neighborhood-serving
retail and services,
offices, studios,
institutional and
residential.
• Building footprints generally
less than 20,000 square feet (or
less for individual storefronts).
• Parking is less prominent than
pedestrian features.
• Encourage underground parking
(for comparatively larger
developments), district parking
for smaller developments
• Open space linkages where
feasible; emphasize
enhancement of the pedestrian
environment.
• Encourage development to
comply with the 70th and Cahill
Neighborhood Node
Development Guidelines:
A. Building Height Limits Plan
B. Building Type Guidelines
C. Site Specific Guidelines
Maximum residential
density up to 50 dwelling
units per acre (du/acre).
(Densities are further
constrained by the
parameters of the Building
Height Limits Plan).
Maximum Floor Area Ratio
(FAR) per zoning code.
4.5 70th & Cahill Neighborhood Node Development Guidelines
I. Building Height Limits Plan
This plan establishes new height limits for the 70th & Cahill Neighborhood Node, shown on Figures 4.5 and
4.6.
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• Height limits along West 70th Street. Buildings that front on West 70th Street may be allowed up to
three stories high, not to exceed 39 feet. This shall establish the maximum upper height limit (MUH) for
parcels south of 70th Street along Cahill Road.
• Height limits along Cahill Road and interior east/west parkway-type street5. Buildings that front on
Cahill Road and the new parkway-type street: maximum of five stories high, not to exceed the
maximum upper height limit established along West 70th Street.
• Height limits on interior zone. Buildings east of Amundson Avenue, not abutting 70th Street:
maximum of five stories high, not to exceed 63 feet
.
5 The interior east/west parkway-type street is described and illustrated on page 51. It is proposed to be a tree-lined
street with generous boulevards. It will serve as Cahill Village’s main entrance and signature street, linking the
redevelopment and Cahill Road and accommodating bicycles and pedestrians as well as autos.
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Figure 4.5 Impact of Site Topography on Building Height
By City of Edina Ordinance, the height of buildings is measured along the front face of the building, from the front curb to the top of the roof. Due to the steep
grade of the study area, this may potentially yield individual buildings with additional stories below street level grade. However, the plan recommends that, for
buildings fronting on Cahill Road, the maximum height would be either the roof line established by three story buildings on the southeast corner of 70th and
Cahill (39 feet) or five stories (63 feet); whichever is less.
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Figure 4.6 Building Height Limits
Building Height Limits
Up to 3 stories, not to exceed 39’
Up to 5 stories, not to exceed 63’
Up to 5 stories, not to exceed the
maximum upper limit set by 3-
story structures on the SE corner of
70th/Cahill
Parkway-Type Street
Conceptual indication of
the portion of buildings
fronting on Cahill that
cannot exceed the
maximum upper limit
established by the
building height on the
southeast corner of 70th
Street and Cahill Road.
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II. Building Type Guidelines
A village-like character embodies the human scale formed by a collection of buildings. Buildings exhibit a similar
sense of scale and complement one another through the use of compatible building materials and colors. The
plan encourages a mix of building forms to achieve the desired outcome of a cohesive village with varied
housing types.
Description
Building Materials Traditional: brick, stone, metal and glass storefronts
Architectural
Elements
Cornices, lintels, sills, bays, upper stories have smaller window openings,
window mullions, pitched or flat roofs, shingles, dormers
Floor Heights 1st Floor commercial or retail use: 12 - 15 feet
Floors 2 - 5 office or residential use: 12 feet
Podium base Step back from front façade to maintain a visual “street wall.”
Building Type Examples
The following examples show buildings that demonstrate elements in the Building Type Guidelines. These
illustrations do not prescribe or dictate what must be built in the study area – nor do they attempt to suggest a
favored or preferred architectural style. They present possibilities to help guide a sense of village character,
building materials, and scale.
Corner orientation and varying roof lines add visual interest
to 5000 France, a 4 to 5 story mixed use development in
Edina. Brick on the building and brick pavers bring
continuity to the area.
Four story mixed use development example
with ground level podium style base.
Articulation of street façade and use of a mix
of materials breaks up a long building into
smaller, village-scale components.
Post Properties Mixed Use Development, Atlanta, Georgia
Haugland Company Development, Edina, Minnesota
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Example of repurposed 1990s era warehouse as a
brewpub.
Example of residential development with tight lot lines,
shared greenspace, and outdoor amenities.
Co-housing is an intentional development of
private homes clustered around shared space.
Each attached home has shared amenities.
Shared spaces typically feature a common house,
which may include a large kitchen and dining
area, laundry, and recreational spaces. Shared
outdoor space may include parking, walkways,
open space, and gardens.
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Traditional brick and stone rowhouses with
stoops and ground-level front doors addressing
the street. Modest, urban-sized lawns and
setbacks from the sidewalk contribute to the
historic, village-like character.
III. Residential Density
The Metropolitan Council requires communities to identify density ranges for areas that allow residential
development, in the form of residential units or dwelling units per acre (du/acre). The 70th & Cahill Small Area
Plan recommends a residential density range of 10 du/acre to 50 du/acre. Table 4 lists examples of recent
development projects in and around Edina with number of units and their corresponding densities
TABLE 4
REPRESENTATIVE RESIDENTIAL DENSITY FOR RECENT DEVELOPMENTS
Project Status DUs Acres Dus/Acre
Elements on France Developed 31 0.43 72
e2: Excelsior/France Developed 132 2.16 61
Excelsior/Grand (Apartment Units only)* Developed 501 7.38 68
Nolan Mains: (Market Street, Edina)) Under construction 110 1.50 73
Onyx (6725 York, Edina) Developed 72 1.38 52
The Loden (5901 Lincoln, Edina) Developed 246 8.20 30
5000 France, Edina) Developed 22 0.76 29
Edina Flats (6118-6124 Kellogg, Edina) Developed 18 1.29 14
Total 1132 23.10
Average 142 2.88 49
Source: Biko Associates, Inc., 2018
Images showing the exteriors of three of the above-referenced developments can be found on the following
page.
Rowhouses, Reston Town Center, Reston Virginia.
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The Loden:
Four story luxury residential development
at 5901 Lincoln Drive, Edina
Edina Flats:
Two and 3 story development at
Wooddale and Valley View, Edina
Onyx:
Five to 6 story retail and residential
development at 6725 York, Edina
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IV. Site-Specific Guidelines
Site Concept
The timing for redevelopment of buildings and parcels in the 70th & Cahill node will depend upon the right
balance of capital resources, market demand, and the potential for return on investment. Because most of the
buildings are of similar age and condition, and several parcels are under the same ownership, the
redevelopment of a single parcel has the potential to kickstart the development of other parcels in the node. In
deciding which site-specific guidelines to include in the small area plan, the approach has been wholistic, to
remain relevant amongst several possible future scenarios. The SAPWG identified five key features to
incorporate in the future planning for the node. These features were deemed essential toward strengthening
and providing a unique identity for the node.
Figure 4.7 illustrates a site concept that highlights these key features:
1) Bike/Pedestrian Trail Destination
2) Public Gathering Space
3) Internal Circulation Street Grid
4) Feeder Street Improvements and Crossings
5) Planning for Future Rail
Figure 4.7 illustrates proposed site elements and circulation to guide future Cahill Village development. It
identifies a street network through the site. While the final configuration will depend on actual development
patterns, it serves as a guide for what should be required.
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Figure 4.7: Proposed Site Elements
1. Designated bike and
pedestrian crossing
2. Woonerf/Gathering space
3. Internal circulation street
4. New east/west parkway-
type street
5. Future rail platform
(location to be determined)
5
4
2
3
1
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❶ Bike/Pedestrian Crossing at 70th Street
The 70th & Cahill node's prime location means it has the potential to serve as a major destination or stop along
the Nine Mile Creek Regional Trail for a significant number of bikers and pedestrians. A designated pedestrian
and bike crossing on 70th Street at Amundson is needed to provide safer foot and bike access from the north to
south side of 70th St. and into Cahill Village. Additional pedestrian crossing signage and flashing warning lights
will assist westbound cyclists in the bike lane on 70th St. to make a safe left turn on Amundson Ave. in order to
access the northbound trail.
❷ Public Gathering Space (Woonerf)
Essential to the notion of a village is a central gathering place or focus. A gathering place can simply be an
interior or exterior open space that is large enough or well landscaped to allow for a variety of activities. A
woonerf has the means to serve many functions, such as circulation for people, vehicles, bikes, or as space to
host occasional events. Woonerfs typically utilize special pavers that tend from the sidewalk into the street.
Bollards may be installed to help define the travelled way. Cyclists and pedestrians circulate freely, and often
slowly, on woonerfs. At a minimum, a woonerf can provide a unique and distinctive area that promotes interest
and activity.
A woonerf would also serve as Cahill Village’s internal, signed bicycle routes. In a sense, would provide the
secondary streets system. Traffic flows on the woonerfs would be low, as they are not designed with the
automobile in mind. They are primarily used by cyclists and pedestrians.
Parking
Accommodating parking will also be part of the plan for this area. General guidelines pertaining to parking and
access are listed below.
• Encourage Underground Parking. Residents’ parking should be located under the buildings to the
extent allowed by market conditions.
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• Visually Buffer Surface Parking Lots. Commercial parking should be behind or alongside the buildings
and be visually buffered by plantings so as to encourage an active streetscape.
• Display Consistent Signage. Signage pylons, window display signs, and on-site directional signage
should be consistent in terms of colors and materials. Signage should clearly mark site access and
direction for automobile and bicycle access from streets.
• Install Edge Treatments along Surface Parking Lots. Edge treatments along the borders between
private surface parking lots and the adjacent sidewalks should include a planting strip approximately
two feet wide (or more) and permanent planting or fencing approximately three feet high. (Following
City standards where applicable.)
• Construct Organized Parking Lots. Surface parking lots should be constructed to adhere to City of Edina
standards regarding stall width and length and aisle width. Pedestrian-oriented lighting should be
installed on islands within surface parking lots. Where applicable, clearly defined pedestrian paths
should be marked so that pedestrians can safely walk between the parking lot and on-site buildings.
Other Improvements for Cyclists and Pedestrians
As properties redevelop, the city may require investment in on-site or public facilities that complement new
projects, such as:
• Bicycle Parking --- Bicycle parking facilities located in proximity of businesses.
• On-Site Lighting --- On-site pedestrian-oriented lighting.
❸ Internal Circulation Street Grid
Currently, the commercial and industrial uses function effectively as one large auto-oriented parking lot with
shopping opportunities in the commercial core. The expanse of parking lot lacks amenities and does not clearly
separate different modes of travel. Future development concepts are intended to change this configuration,
introducing a grid of streets to serve buildings and connect to the surrounding network. This allows bicycle and
pedestrian traffic to be handled more safely, provides opportunities for streetscape and public realm
enhancements, and creates space for community activities and events. It further serves to separate, define, and
organize development parcels. See Figure 4.8.
Figure 4.8
Internal Circulation Street
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The internal circulation street will be the most common street within the study area. It provides direct access to
buildings and their parking lots. As shown, two 10 foot wide general traffic lanes are provided. The street also
includes two 7 foot wide parking lanes. Sidewalks are at least 7 feet wide, and storm water is retained in vaults
for street trees and other vegetation.
❹ Feeder Street Improvements and Crossings (Parkway-Type Street)
The east/west parkway-type street will be developed as a feeder connecting to Cahill Road at the southern edge
of the study area. Its alignment follows the property line between the existing FilmTec parcel and the former
brick and tile distributor (currently Sir Lines-A-Lot). The parkway-street extends to the east, and further study is
recommended to determine the feasibility of serving as a connection to properties east of the railroad tracks.
The parkway-type street serves as the grand entry parkway to Cahill Village. Lined with trees and pedestrian-
scaled lighting, it also accommodates bikes and pedestrians. Flare outs (widening) at intersections permit left-
turning vehicles to be overtaken.
Figure 4.10: Plan view of Parkway Street showing flare outs at intersection
Figure 4.9: Parkway-type street configuration showing auto lane, boulevard planting, sidewalk, bike path
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❺ Planning for Future Rail
Due to the proximity of the 70th & Cahill node to the CP Rail, should passenger rail service ever be activated, the
small area plan recommends the possibility of including a future passenger rail station. The actual platform
location along the eastern border of the study area, with pedestrian linkages between the station platform and
Cahill Village should be reviewed early and planned with input and review by CP Rail and neighboring Xcel
Energy. Setbacks and height restrictions from transmission towers and tracks currently exist for all new
structures and should be carefully coordinated. The primary ridership service area would be within a one-half
mile radius of the station and would include residents surrounding the study area in single family and multi-
family homes and employees at the adjacent business/industrial park,
Figure 4.11 Cahill Road Configuration showing auto lane, bike lane, boulevard
planting, sidewalk and building with 15 foot setback from the sidewalk along Cahill
Road.
Chapter 4 - Land Use and Urban Design Framework
Small Area Plan for the City of Edina's 70th & Cahill Neighborhood Node
Page 52
Chapter 5
Heritage
Preservation
5.1 Existing Conditions
5.2 History of the Area
5.3 Trends and Challenges
5.4 Goals and Policies
Chapter 5 – Heritage Preservation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 53
Chapter 5 Heritage Preservation
5.1 Existing Conditions
The intersection of West 70th Street /Cahill Road is currently surrounded by housing built between the 1950s
and 1980s. At its center sits auto-oriented commercial property dating to the 1960s. However, the history of
the area is much older than the current housing and commercial stock would indicate. The earliest structures
were built at the intersection in the mid-1800s.
Edina's historic preservation efforts are the responsibility of the Edina Heritage Preservation Commission, and
the City Code includes both the Edina Heritage Landmark and Landmark District Zoning Classifications as the
City's official register of significant heritage resources. These districts were designed to be the local government
equivalent of the National Register of Historic Places and provide legal protection for significant heritage
resources. Whereas individual structures may not survive, historic significance is still conferred through the
district level recognition.
5.2 History of the Area
The 70th & Cahill small area has long been a local center of
trade, industry, and housing since before the founding of
Edina itself. The first European settlers in the area were
largely of Irish origin, arriving in the late 1840s and early
1850s to live as subsistence farmers. The terrain was rocky,
and the soil poor for growing crops. The land was cheap,
however, and families would grow hay and potatoes and
raise livestock.
There were 26 families farmsteading near the intersection
of 70th and Cahill by 1856. The legacy of the Irish settlers
can still be seen in street names in the area. The
community grew over the later decades of the 19th Century
and became part of Edina when it was incorporated in 1888.
After World War II, the nationwide suburban housing boom
drastically reshaped the 70th & Cahill small area. What had been an isolated farming village that lacked running
water and electricity until the 1930s was covered into tracts of housing in the 1950s and 60s, its central
intersection redeveloped into auto-oriented commercial buildings, surrounded by new housing. This
transformation was enabled and ensured by the construction of Trunk Highways (TH) 100, 62, and 169 and along
with I-494.
Historic Properties. Many of Edina's earliest buildings did not survive to the present day. Records document
their existence and importance in establishing the earliest beginnings of the Village of Edina.
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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St. Patrick’s Church
The first recorded building in the 70th and Cahill area was St. Patrick’s
Church, a log cabin built in 1857. It was replaced by a larger structure with
a steeple in 1884 (shown at the right). Fire, caused by a lightning strike in
1924, brought this building down. Within a year the church was replaced
on the same site. In 1961, the new church was moved to a new location at
Valley View and Gleason Roads.
Cahill School
The Cahill School was one of the earliest structures built at the 70th and
Cahill intersection, erected on the southeast corner in 1864. It served as
the community’s school for, 94 years, closing in 1958. It was then moved
to its current location in Frank Tupa Park and replaced on-site with a
more modern school made of brick. The 1950s structure was torn down
in 1990. The original school building is currently on the National Register
of Historic Places, though it is no longer located within or near the 70th
and Cahill small area.
Darcy/Cahill/Cameron’s Store
Hugh Darcy opened a general store at the intersection of 70th and
Cahill in 1898. It burned down in 1918, but the Darcy family rebuilt
the store. They sold the store in 1944 to the Cameron family, who
operated it until 1965, when it was demolished to make way for
apartments.
Calvary Lutheran Church
The first Calvary Lutheran church was built in 1938 at the 70th
Street and Cahill Intersection, though the church moved to a
newer structure nearby at 6817 Antrim Road in the 1960s. There
is no longer a church within the 70th and Cahill small area, and the
new building is not within the study area.
Chapter 5 – Heritage Preservation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 55
5.3 Trends and Challenges
Heritage preservation will continue to serve as a reference and inspiration for future new development. As the
current 50s, 60s, and 70s era structures undergo change, the community should keep in mind its long history as
the center of the community. The 70th & Cahill node is perhaps the most significant district in the settlement of
Edina and therefore, holds great historical value. The HPC should prioritize continued historical resource
identification and public education in and around the 70th & Cahill node.
5.4 Goals and Policies
Goals
1. Promote Historical Education and Identity. Develop a strong identity for the area based on the rich and
authentic history of Cahill Village. Reinforce this identity using opportunities to educate residents.
2. Update Research. Continue to document Cahill Village’s historical events, places, and changes. Identify
and evaluate structures more than 50 years old for landmark or landmark district eligibility.
3. Advance the Research as Necessary. Evaluate development proposals submitted to the City to determine
the potential for discovering new heritage or historical resources at Cahill Village during demolition and
new construction. Submit development proposals for review by the Heritage Preservation Commission.
Integrate heritage preservation with planning for parks, recreation, education, and public realm
improvements in Cahill Village and improve integration of the preservation plan with other city planning.
Policies
1. The City’s Heritage Preservation
Commission will safeguard significant
heritage properties identified at
Cahill Village.
2. The City’s Heritage Preservation
Commission will identify and
nominate eligible Cahill Village
properties for Heritage Landmark or
Landmark District zoning designation
where heritage properties are
identified.
3. The City’s Heritage Preservation Commission will protect heritage landmarks through participation in the
development review process, emphasizing preservation, signage, building materials, scale, form and
education.
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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Chapter 6
Parks, Open
Space, and
Natural
Resources
6.1 Current Conditions
6.2 Trends and Challenges
6.3 Goals and Policies
Chapter 6 – Parks, Open Space, and Natural Resources
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 57
Chapter 6 Parks, Open Space, Natural Resources
6.1 Current Conditions
Although green and open space in the 70th & Cahill study area is
currently limited, there are potential opportunities to expand these
resources, beginning with a small city-owned parcel (1.56 acres) located
south of 70th Street in the center of the Nine Mile Creek Trail loop. The
parcel is currently vacant and has been seeded with wildflowers.
Because of its topography (a low spot within the study area) and current
use as an entry point on to the Nine Mile Creek Bicycle Trail,
consideration should be given to its future potential development as a
pocket park and trailhead.
The Nine Mile Creek (NMC) Regional Trail. Immediately to the east of the study area is this regional, local, and
neighborhood amenity. When completed, the bike trail will span 15-miles through the cities of Hopkins,
Minnetonka, Edina, Richfield, and Bloomington. It will connect to the Minneapolis Grand Rounds trail system,
the Cedar Lake LRT Regional Trail, the North Cedar Lake Trail and beyond.
The Edina segment of the trail was completed as of 2018, and a future connection to the Hyland Lake Regional
Park trail system is under design. There is also a plan for a future, more direct connection to the Cedar Lake Trail
via a tunnel under Hwy 169 (the tunnel has already been constructed), which will lead to even greater numbers
of trail users. The regional trail is a shared use facility and is available for walkers, runners, dog walkers, cyclists,
inline skaters, and other non-motorized traffic.
The trail is an asset to the study area, Edina, and future redevelopment. It should be considered an
integral component of the village and future planning should recognize the economic impact of the
growing numbers of trail users.
William Wardell Lewis Park. Located at the intersection of Cahill Road and Dewey Hill Road, just south and west
of the study area, the 21-acre Lewis Park features two tennis courts and three soccer fields. During the winter
months the park has a full sized hockey rink, ice skating rink, and warming house. Lewis Park also includes a
playground for younger children. A 0.6-mile paved walking path surrounding the park makes Lewis Park a
perfect spot for a mid-day walk. Sidewalks on the west side of Cahill Road provide access for pedestrians.
However, there currently are no crosswalks serving as a direct connection to the east side of Cahill Road. Dewey
Hill Road is identified as part of the Parkway/Grand Rounds in Quadrant 4 of the Big Ideas Workshop.
6.2 Trends and Challenges
Future planning for the city-owned parcel should include a welcoming entry point and clear connection to the
trail as well as green space for Cahill Village. The NMC trail is projected to attract increasing numbers of users
and by including a well-designed trailhead with information about city amenities and businesses, it will also
encourage trail users to explore other areas of Edina.
• Developing Connections to the Nine Mile Creek Trail. Desirable pocket park and trailhead amenities
include:
Chapter 6 – Parks, Open Space, and Natural Resources
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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1. Seating/rest areas for trail users
2. Water fountain (potentially using stormwater runoff for its water source)
3. Wayfinding kiosks with a map of bike routes and destinations in Edina, and information about
services available in the study area.
4. Adjacent play areas for children and those residing in the redeveloped Cahill Village.
• Direct Future Trail Alignment through the
Node. Access to the Hyland Lake Park and
Reserve from the Nine Mile Creek Trail is still
in the design phase. Under consideration
are two alternative alignments to be
selected by Three Rivers Regional Park
District, the agency that has jurisdiction over
the Nine Mile Creek Trail.
Option A: along Cahill Road from West 70th
Street to 76th Street and Bush Lake Road.
Option B: east along West 70th Street to
access an existing trail that circulates
through the business/industrial park south
and east of the study area.
Option A clearly provides the most benefit to
the node by routing bike traffic to the 70th &
Cahill intersection. Adding a spur from Cahill
into the south end of Amundson would
provide a direct trail connection for
northbound bikers to the trail tunnel with
the added benefit of routing bikers through
Cahill Village.
The trail would then intersect Bush Lake
Road before crossing I-494 on the existing
overpass. Both alignment alternatives would
eventually terminate at Hyland Lake Park
Reserve.
• Improving Access to Parks. Despite Lewis Park nearby, and the potential to develop a small play area on
City property adjacent to the Village, current access favors the automobile. Pedestrian and bike access
along Cahill Road from Lewis Park to the study area and from the Nine Mile Creek Regional Trail to the
study area is lacking.
• Improving Pedestrian and Bike Safety. Bike lanes are provided on Cahill Road along both the east and
west side. However, bike traffic from Lewis Park must cross Cahill Road to access the bike lanes that
connect to the NMC Trail or to the future Cahill Village. The configuration of the intersection at Dewey
Hill Road and Cahill Road, the street parking on Cahill, and the parking lot at Lewis Park with multiple
exits onto Cahill Road create an unpredictability for cyclists, especially those with young children or
those who require extra time to cross. Stop signs on Cahill Road near the Park are lacking
Chapter 6 – Parks, Open Space, and Natural Resources
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 59
6.3 Goals and Policies
The following goals and policies have been identified for the 70th and
Cahill small area plan study area:
Goals
1. Seamless integration of pedestrian and bike connections between
the study area, the Nine Mile Creek Regional Trail and Lewis Park.
2. Improve safety for pedestrians and bikers to access trails leading
to and within the study area.
3. Improve site stormwater management with all new development.
4. Add gathering space and green space within and surrounding the
study area.
Policies
1. The City will support a trailhead and pocket
park on city property adjacent to the 70th
Street tunnel.
2. The City will support the integration and
emphasis of the Nine Mile Creek Regional
Trail within the Cahill Village
redevelopment/design. Sightlines from the
trail should allow views of a vibrant
commercial/residential area.
3. The City will provide year-round connections to the Nine Mile Creek Regional Trail and the Parkway / Grand
Rounds identified in the Big Ideas workshop conducted in May 2017.
4. The City will minimize storm water run-off and improve water quality of Nine Mile Creek by utilizing storm
water management systems and on-site filtration systems in all new development.
5. The city will prioritize the creation of additional outdoor community gathering spaces in the study area.
6. The City will improve wayfinding signage in the study area for trail access.
Chapter 6 – Parks, Open Space, and Natural Resources
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 60
Chapter 7
Transportation
7.1 Existing Conditions
7.2 Trends and Challenges
7.3 Goals and Policies
Chapter 7 - Transportation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 61
Chapter 7 Transportation
7.1 Existing Conditions
Streets and Roads
The small area plan study area is located at the intersection of West 70th Street and Cahill Road, two collector
streets that are under City of Edina jurisdiction. Both streets are also Municipal State Aid6 streets, which
indicate their importance as links to roads and highways in the Twin Cities Metropolitan Highway plan. West
70th Street provides direct access to/from TH 100 and indirect access to/from TH 169. Cahill Road is indirectly
linked to I-494 via West Bush Lake Road.
As collectors, they function to gather and distribute traffic. Thus, they are mid-level facilities that gather traffic
from local streets and deliver traffic to larger, regional roads. In reverse, they gather traffic from the larger,
regional roads and deliver it to the local streets.
Daily traffic volumes on both of these streets are at the low to moderate level (3,000 to 9,000 vehicles per
day), and because they have not changed significantly over the past 10 years, there is a clear indication that
the travel sheds they serve are not growing in terms of the number of land uses that generate traffic. The
table that follows shows how Annual Average Daily Traffic (AADT) has been stable throughout recent years.
Figure 7.1 illustrates the most current daily traffic volumes that were recorded and analyzed in 2014.
TABLE 5
STUDY AREA DAILY TRAFFIC
The other street that is important to the study area is Amundson Avenue. It provides direct access to/from the
study area by intersecting both West 70th Street and Cahill Road.
Transit
Transit services to/from the study area are provided by Metro Transit. These services include three regular
routes and one express route. None of the routes actually penetrate the study area but, instead, provide
access to the study area’s periphery and nearby streets.7
6 Because of their importance to the regional transportation system of highways, MSA streets are supported with both
local (City of Edina) and state (MnDOT) funding. MnDOT design standards are determining factors for MSA streets,
and cities must gain approval from MnDOT if they wish to implement roadway improvements. If the roadway design
a city wishes to implement differs from MnDOT’s standards, a variance must be requested.
7 By policy, Metro Transit does not deviate from its routes unless there is adequate ridership to justify the increased
costs, in terms of time and operational expenses.
Year 70th West of
Cahill
70th East of
Cahill
Cahill South of
70th
Cahill North of
78th
2014 / 2013 6200 9440 5900 3900
2009 5645 9000 6050 3800
2005 6540 N.A. 8670 N.A.
Source: MnDOT Street Series and City of Edina
Chapter 7 - Transportation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
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Routes 6 and 578 are regular routes that run along West 70th Street
and Cahill Road and stop at bus stops adjacent to the study area.
Route 540 is a regular route that picks up and drops off passengers at
the intersection of Bush Lake Road and West 78th Street, about one-
half mile from the study area.
Express Route 589 runs along TH 100 and picks up and drops off
passengers at the TH 100/Benton Avenue Interchange.
All of the regular routes serve the Southdale Transit Service Center
where transfers to and from other routes that cover the entire
metropolitan area can be accessed. The express route serves
downtown Minneapolis.
Through field observations (and shown to the right) it was noted that
none of the bus stops on West 70th Street and Cahill Road have bus
shelters. It was further noted that the locations for the bus stops are
inferior and lack sensitivity for the needs of passengers, who are, in
Figure 7.1 Current (2014) AADT Source: MnDOT Street Series
70th Street Cahill Road
Chapter 7 - Transportation
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fact, pedestrians. The bus stops were located along narrow sidewalks, grassy slopes, and within the splash
distance of the curbs.
Pedestrian and Bicycle
The study area itself can best be described as a sea of
surface parking lots with islands of buildings and a
single street (Amundson Avenue) that cuts through it.
As such, there are no sidewalks, except for those
located immediately adjacent to buildings at the nose
end of angle parking stalls.
Additionally, the sidewalk on the north side of 70th
street is in poor condition and just barely 5 feet wide.
Likewise, there is no sidewalk on the east side of
Cahill Road.
The Nine Mile Creek Trail runs 30 feet below grade on
the north side of 70th Street and north of the existing
multi-family buildings. En route to the south, it
crosses under 70th Street in a tunnel.
Three Rivers Regional Park District, the agency that
oversees the Nine Mile Creek Trail, is studying bike
routes that can be developed to link the trail that
passes through the small area study area to the Hyland Park Reserve in Bloomington. Route Alternatives A and
B have been developed for analysis.
As shown in Figure 7.2, Alternative A (blue line) goes west along West 70th Street and would use Cahill Road
to travel south to 78th Street. Following 78th Street, it would then access Bush Lake Road, which crosses over
I-494 en route to Hyland Park in Bloomington.
Alternative B (green line) would go east along West 70th Street to access an existing trail that circulates
through the business/industrial park south and east of the study area. The trail would then intersect Bush Lake
Road before crossing I-494 on the existing overpass.
With development of a potential, future crossing of the CP Rail (as described in this plan), either alignment
alternative would ensure that visitors to and residents of the study area would have convenient access to the
Nine Mile Creek Trail. Residents attending the first 70th & Cahill Community Meeting voted overwhelmingly in
support of Alternative A, which would be even more accessible to the study area if the Nine Mile Creek Trail
were linked to Amundson Avenue, as shown on Figure 7.2. The preferred alignment will be selected by Three
Rivers Regional Park.
A tunnel has been constructed under TH 169 for future direct connections of the trail to the City of Hopkins
and downtown Minneapolis. This will lead to a substantial increase in commuter cyclists using the trail.
Lack of sidewalks on West 70th
Street, east side of Cahill Road,
and the interior of the study area.
City-owned parcel in
northeast corner of the
study area.
Chapter 7 - Transportation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 64
Figure 7.2: Alternative Extensions of the Nine Mile Creek Trail
Potential link between
the Nine Mile Creek
Trail Head and Cahill
Road, conceptually
shown to run through
the study area along
Amundson Avenue.
Chapter 7 - Transportation
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Page 65
Freight
The railroad right-of-way that defines the eastern border of the study area is owned by the Canadian Pacific
(CP) Railroad. It leases the track to the Twin Cities and Western (TC&W) Railroad, which operates freight trains
twice each day; one northbound train and one southbound train.
Utilizing the CP Rail corridor for north/south passenger service through Edina has been discussed for many
years. Historically (1908 to 1942) the corridor actually accommodated passenger rail service between
Minneapolis, Savage, and Northfield. Identified as a Tier I Potential Commuter Rail alignment in 1998-1999,
MnDOT initiated a Federal Transit Administration (FTA) Scoping Decision Study to determine the feasibility and
cost of once again running passenger trains in the corridor. Findings from the study indicated that it would be
one of the most successful passenger rail lines when compared to others that were also under study.
Citizens in Saint Louis Park, Bloomington, and Edina were strongly opposed to the proposed concept and in
2002 were successful in getting legislation passed to ban any further study of passenger rail in the corridor.
Despite the legislative ban, interest in passenger rail service in the corridor has remained high. The Edina
Transportation Commission (ETC) contracted Kimley Horn in 2017 to conduct a study the pros and cons of
passenger rail in the corridor. The most suitable station location was determined to be in the Grandview
District due to business activity and jobs in the area as well as undeveloped land that could be used for a
transit station and transit oriented development. The majority of public feedback on the study was negative,
particularly from residents who live along the route. The study concluded with a recommendation by the Edina
City Council not to pursue passenger rail on the Dan Patch Line at this time (as of 2018).
The small area plan recommends the inclusion of a passenger rail station along the eastern border of the study
area, with pedestrian linkages between the station platform and Cahill Village, if passenger rail is approved.
The primary ridership service area would be within a one-half mile radius of the station and would include
residents surrounding the study area in single family and multi-family homes, employees at the adjacent
business/industrial park, and on-site residents. As average residential density in the neighborhoods
surrounding the study area is low (less than 10 dwelling units per acre), a considerably higher number of
dwelling units within the study area will increase the potential that the recommended passenger rail station
will be given serious consideration by the FTA and Metropolitan Council. 8
7.2 Trends and Challenges
The SAPWG heard several transportation-related issues from the community at the three Community
Meetings. These are listed below.
• Some intersections in the area do not operate efficiently and there are backups periodically during the
day. Specific intersections with recurring issues are70th & Cahill and Dewey Hill/ Cahill.
• Safer access to the Nine Mile Creek Trail especially from westbound 70th St.
8 According to the Metropolitan Council, Light Rail Transit (LRT), Commuter Rail (passenger rail), Dedicated Bus Rapid
Transit (BRT), and Highway BRT represent the highest level of regional investment in transit. As a result, policy
expectations for residential density and levels of activity are highest for their station areas. A key planning task for
local governments is to identify locations where these policy expectations will be met.
Chapter 7 - Transportation
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• Traffic is unorganized, and speeds are high at the 70th & Cahill intersection.
• There is support for adding sidewalks along the streets within the area and for creating landscaped
boulevards and improved pedestrian-scaled lighting.
• There is a desire to screen or hide parking, either underground or behind buildings and minimize
runoff by utilizing permeable pavers and rain gardens.
• Improved transit service is needed in the area; increased frequency and coverage of service and better
facilities (bus stops with stations).
• A circulator bus is needed.
• An on-site transit hub is needed.
• Connections across the railroad right-of-way are needed so that there can be more efficient t
east/west travel across the study area and into the business/industrial park.
• Pedestrians and cyclists cannot conveniently access the Nine Mile Creek trail from 70th Street. There
is need for an enhanced sidewalk on the south side of 70th Street, between Amundson Avenue and
the Nine Mile Creek trail that will accommodate cyclists and pedestrians in both an easterly and
westerly direction.
7.3 Goals and Policies
Goals
The following goals and policies were developed in response to the trends and issues identified above.
1. Create a Grid. To the extent possible, create a grid system of streets and regular blocks within the study
area to define development parcels and serve as a framework for a logical network of streets and
intersections.
2. Define and Construct a Hierarchy of Streets.
• Entering and exiting the study area and connecting linking Amundson Avenue to the adjacent street
system (Cahill Road and West 70th street)
• Tree-lined, east/west parkway type street along the southern border of the study area
• Internal circulation to provide access to buildings, parking lots, and other on-site destinations
• Woonerf (bicycle and pedestrian dominant travel routes) to link adjacent buildings and on-site
destinations
3. Add Traffic Control Devices. Provide at intersections to calm and regulate the flow of traffic:
• 70th & Cahill
• Amundson/Cahill
• Parkway Street/Cahill
• Dewey Hill Road/Cahill
4. Add Sidewalks and Crosswalks.
• Along the south side of West 70th Street between Cahill Road and Metro Boulevard
• Along the east side of Cahill Road between West 70th Street and Dewey Hill Road
• Crosswalk at Cahill to facilitate pedestrian and bike usage of the Cahill bike lanes for people living in
the Dewey Hill neighborhood
• Along the north side of West 70th Street to the Nine Mile Creek trail
Chapter 7 - Transportation
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Page 67
5. Further study an east/west connection across the CP Rail. Partner early with Xcel Energy and CP Rail to
begin exploring possibilities for linking the study area and the office-industrial park that lies south and east
of the study area.
6. Expand Transit Circulator Service. Circulator operating in the Greater Southdale Area shall include 70th &
Cahill node.
7. Construct On-Site Shelter. A bus shelter on site shall ensure that transit riders can await the circulator in
comfort.
8. Improve Metro Transit Bus Stops. Ensure adequate space for pedestrians to comfortably walk to stop
locations.
• Provide concrete surfaces where bus stops are located
• Ensure locations are accessible and surfaces properly sloped
• Provide bus shelters
9. Construct a Bike Connection. Assist cyclists and pedestrians to access the Nine Mile Trail from both the
east and west directions on 70th Street by removing a segment of the concrete center median at the trail.
10. Provide for On-Street Parking. along internal circulation streets within the study area.
Policies
The following policies are directions the city will initiate to ensure the small area is developed/ redeveloped in
a manner that fulfills the Vision Statement and transportation-related Guiding Principles.
1. The city will coordinate with MnDOT on the redesign of intersections along Cahill Road where intersections
providing access to/from the small area plan study area will be constructed and where trail connections
should be made safer.
2. The city will coordinate with Metro Transit to affect decisions to ensure that transit facilities and services
affecting the small area plan study area provide for comfort, convenience, and ease of use for transit
customers.
3. The city will coordinate with CP Railroad and Xcel Energy to study the potential for a future railroad track
crossing between the small area plan study area and the adjacent business/industrial park, if
recommended as part of the follow up study.
4. The city will coordinate with Three Rivers Park District to ensure that its designs provide for (or otherwise
include) a sidewalk on the south side of 70th Street and removal of a portion of the concrete median on
70th Street for westbound cyclists to connect directly to the northbound bike trail (tunnel).
5. The city will notify the Park District that the community and small area plan work group overwhelming
prefer and support its proposed “Option A” to complete and connect the Nine Mile Creek Regional Trail to
the future CP Rail Regional Trail. The City shall explore with the Park District the potential to route or add
a trail spur through the study area rather than along 70th and Cahill—the four-way intersection there can
be a traffic hazard. It is imperative that this follow-up step is initiated in late 2018 or early 2019 because
the Three Rivers Regional Parks District is finalizing its construction plans.
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6. The city will coordinate with developers to ensure a sidewalk is constructed on the east side of Cahill and
for a trail from Amundson trail loop.
7. The city will support the development and operation of a city-owned transit circulator that serves its
neighborhood, community, and regional nodes.
8. The city will require the proposers of new development projects and significant redevelopment projects to
complete Traffic Impact Analysis (TIA) reports as a component of the development review process. The
geographic scope of TIA reports will be defined by the City of Edina, as will the scope of
transportation/traffic issues to address.
9. The city will, in the event the TIA indicates a proposer's development will generate traffic that exceeds the
capacity of the street system and/or will impact adjacent residential areas, coordinate with the project
proposer to identify mitigation measures that should be examined to determine which will ensure that
acceptable traffic operations can achieved.
Chapter 8
Implementation
Chapter 8 - Implementation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 69
8. Implementation
8.1 Economic Vitality Implementation
Action Lead Timeframe
Follow-up study of business/industrial park
• The City will initiate further study to determine how best to
revitalize the area. The recommendation includes possible
up-front City investment in sidewalks and other public realm
improvements to stimulate private sector investment.
• Funding to complete the study shall be included in staff’s
proposed Capital Improvement Plan (CIP) budget.
Community
Development/Planning
Department, Economic
Development
Department, Chamber
of Commerce
With City Council
adoption of 70th
& Cahill Small
Area Plan.
2019/2020
Create a sense of place and link the 70th and Cahill node to its
immediate surroundings
• Develop identity logo or graphic theme for Cahill Village
integrating its historical significance and proximity to the
NMC Regional Trail for use in signage and wayfinding,
• Conduct follow up study to identify need for, and feasibility
of additional bicycle, pedestrian or vehicle connections over
the CP Rail tracks.
• Add wayfinding at key traffic intersections: monument
signage at 70th and Metro Blvd., 78th and Cahill, 70th & Cahill
Community
Development/Planning
Department,
Economic Development
Department,
Chamber of Commerce
With City Council
adoption of 70th
& Cahill Small
Area Plan
Support existing small business and property owners
• The City will provide support in the creation of a business
and property owners business association.
• The City will develop programs and incentives to help
prevent existing businesses from being displaced.
Economic Development
Department,
Chamber of Commerce
2020/2021
Clarify when and where any potential use of public financing
subsidies for redevelopment in the study area may be
considered
• The City will provide guidelines for property owners and
developers delineating conditions and applications for public
financing subsidies (e.g., tax increment financing)
• The City will make it clear to property owners, developers,
and the community what the public financing may be used
for and will define elements specific to the study area.
• Should public financing be proposed for the study area, the
City will provide information (e.g., a primer) justifying and
explaining the financial benefits to the community
City Council In response to
development
proposals
Chapter 8 - Implementation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 70
8.2 Land Use and Urban Design Implementation
Action Lead Timeframe
Incorporate this Plan by Reference
The City will amend the land use designation
of the 70th & Cahill study are from Neighborhood Commercial to
Neighborhood Node (NN).
• The City will review development applications of all future
projects within the boundaries of the 70th & Cahill
neighborhood node to ensure compliance with Small Area
Plan Land Use and Development Guidelines including
Building Type Guidelines, Density, and Site-Specific
Guidelines.
Community
Development/Planning
Department
With City Council
adoption of 70th
& Cahill Small
Area Plan
Zoning Regulations and Zoning Map.
The city will amend the Zoning Map to replace the zoned Planned
Industrial District-1 within the study area with the Planned
Commercial District-1 designation.
• Current land uses remain in effect until a development
proposal is submitted or owners decide to seek a change.
• The PCD-1 district allows certain retail or service
businesses as Permitted Uses and multi-family housing as
a Conditional Use.
• The city will use the policies and guidance of this plan as
conditions for review of the multi-family housing.
The city will amend the zoning ordinance regarding height
maximums to be consistent with this plan.
• The city will include additional code requirements (such
as form-based codes) as needed to acquire the expected
public realm improvements which may include any or all
of the following: Frontage Types, Building Types, Street
and Streetscape, Parking, Public Space Standards,
Landscape Standards, Architectural Standards.
Community
Development/Planning
Department
With City Council
adoption of 70th
& Cahill Small
Area Plan
Building Height Regulations and Building Height Overlay
Districts Map.
The City will amend the Building Height Overlay Districts Map to
change the study area’s current HOD-2 two-story, maximum
height of 24 feet, to HOD-3 three-story, maximum height of 39
feet; and HOD-5 five-story, maximum height of 63 feet; as
consistent with this plan.
Community
Development/Planning
Department
With City Council
adoption of 70th
& Cahill Small
Area Plan
Chapter 8 - Implementation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 71
8.3 Heritage Preservation Implementation
Action Lead Timeframe
Research and investigate Cahill Village properties and events
with potential for heritage significance
Edina Heritage
Preservation
Commission
With City Council
adoption of 70th &
Cahill Small Area
Plan
Identify and nominate Cahill Village for Heritage Landmark
designation if heritage resources are identified.
Edina Heritage
Preservation
Commission
2019-2029
Safeguard significant heritage resources identified at Cahill
Village, when identified.
Edina Heritage
Preservation
Commission
2019-2029
Evaluate development applications for opportunities to
incorporate history and education about Cahill Village.
Edina Heritage
Preservation
Commission
In response to
development
applications
Chapter 8 - Implementation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 72
8.4 Parks, Open Space, and Natural Resources Implementation
Action Lead Timeframe
Improve pedestrian and bike connections between the study area
and Nine Mile Creek Regional Trail
• Inform the Three Rivers Regional Parks District that the
community Prefers “Option A” to complete the Nine Mile Creek
Regional Trail and connect to the future CP Rail Regional Trail.
• Explore with the Three Rivers Regional Parks District the potential
to route the trail through the study area rather than along 70th-
Cahill due to potential traffic hazards.
• Review small area plan with developers to clarify expectations and
coordinate public realm improvements
• Survey both the east and west on 70th Street to add safe
connections to trail and year-round use
• Construct a trail/sidewalk to connect the bike trail located on the
city parcel, with the 70th & Cahill node
Community
Development/Planning,
Parks & Recreation,
Engineering Department,
the Three Rivers Regional
Park Commission
With City Council
adoption of the
70th & Cahill Small
Area Plan
Create more green space within and surrounding the study area
• Prepare a plan to construct a trailhead and pocket park on the city
property adjacent to the 70th Street tunnel.
• Review development proposals for opportunities to include
outdoor gathering space/s.
Community
Development/Planning,
Parks and Recreation,
With City Council
adoption of the
70th & Cahill Small
Area Plan
Improve pedestrian and bike connections to nearby parks
• Survey improvements for crossings, bike lanes to and from Lewis
Park
• Present recommendations to the public
• Prioritize these improvements in the CIP—do not need to wait for
study area redevelopment
Parks Commission,
Transportation
Commission, and
Engineering Department
2019-2024
Promote trail and parks access to and from the study area
• Provide wayfinding signage on 70th Street directing cyclists and
pedestrians to the safest trail access point
• Add wayfinding signage at the trailhead for Cahill Village and for
the Edina Bike Route system.
• Survey access improvements needed for pedestrians and cyclists
between the study area and Lewis Park
Parks Commission and
Engineering Department
with the Three Rivers
Regional Park Commission
2019-2024
Improve water quality of Nine Mile Creek
• Require storm water retention and management of all new
development
• Consider storm water retention system in newly created pocket
park to filter water before it enters the creek
Community
Development/Planning,
Engineering
With the City
Council adoption of
the 70th & Cahill
Small Area Plan
Chapter 8 - Implementation
Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node
Page 73
8.5 Transportation Implementation
Action Lead Timeframe
Coordinate with MnDOT on the redesign of intersections along
Cahill Road where intersections providing access to/from the
small area plan study area will be constructed.
Transportation
Planning and
Engineering
Department
In response to
development
proposals
Coordinate with Metro Transit to affect decisions to ensure that
transit facilities and services affecting the small area plan study
area provide for comfort, convenience, and ease of use for
transit customers.
Transportation
Planning
With adoption of
the 70th & Cahill
Small Area Plan
For parcels adjacent to the rail tracks, require proposers of
redevelopment projects to review their plans and coordinate
with CP Railroad and Xcel Energy early in the design process,
prior to submitting any plans for review to the City.
Transportation
Planning and
Engineering
Department
With adoption of
the 70th & Cahill
Small Area Plan
Coordinate with Three Rivers Regional Parks District to ensure
that its designs provide for (or otherwise include) a sidewalk on
the south side of 70th Street.
Transportation
Planning and
Engineering
Department
With adoption of
the 70th & Cahill
Small Area Plan
Coordinate with appropriate small area plan developers to
ensure a sidewalk is constructed on the west side of Cahill.
Planning and
Transportation
Planning and
Engineering
Department
In response to
development
proposals
Support the development and operation of a transit circulator
that serves the 70th & Cahill study area and is linked to the
already existing circulator serving the Greater Southdale Area
and future neighborhood nodes within the city.
Planning Department
and Transportation
Planning
With adoption of
the 70th & Cahill
Small Area Plan
Require the proposers of new development projects and
significant redevelopment projects to complete Traffic Impact
Analysis (TIA) reports as a component of the development and
site plan review process.
Transportation
Planning and
Engineering
Department
In response to
development
proposals
Liz Olson
From: Kris Aaker
Sent: Tuesday, December 04, 2018 4:37 PM
To: Liz Olson
Subject: FW: 70th & Cahill Small Draft Plan
Liz,
Would you please put in the packet and perhaps guide her to the comment submission form?
Thanks,
Kris
Kris Aaker, Assistant City Planner
4801 W. 50th St. I Edina, MN 55424 . _
EdinaMN.gov/Planning Original Message
From: Betty Bullion
Sent: Tuesday, December 4, 2018 4:17 PM
To: Kris Aaker
Cc: Mary Brindle (Comcast)
Subject: 70th & Cahill Small Draft Plan
Dear Kris,
, Stewart Bob
While I understand the city of Edina wants to create more affordable housing, please don't do so at the expense of our
already getting-too-crowded schools. The thought of building two five-story buildings in the Cahill area doesn't appear
to me to be using sound judgment. Why must this be decided upon this evening? I only read about the proposal through
a friend. Where has this been posted for all of the residents in this area to read? I don't recall seeing this in the SUN
CURRENT.
I beg you to table this and let the Edina City Council members vote on this in January of 2019.
Thank you.
Best,
Betty Bullion
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Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 5:38 AM
To: Liz Olson
Subject: FW: 70th/Cahill Small Area Plan Feedback for next Planning Commission Meeting
For the Packet
From: Doug Bennett
Sent: Tuesday, December 4, 2018 11:45 PM
To: Cary Teague , Kris Aaker
Cc: Heather Bennett
Subject: 70th/Cahill Small Area Plan Feedback for next Planning Commission Meeting
Mr. Teague-
I am writing to reiterate my feedback on the 70th/Cahill Small Area Plan (SAP) that I provided on November 28 during the
public hearing session and ask that my input/feedback below be provided to all members of the Planning Commission and
City Council for the upcoming December meetings.
Planning Commissioners and City Council Members-
As a 12+ year resident of Edina's Kemrich Knolls neighborhood, I have often enjoyed the amenities of Lewis Park and the
businesses at 70th and Cahill. At the same time, I have long desired to see the commercial real estate redeveloped to
provide more vibrant amenities to our community; this desire fueled my active participation in public hearings for the
70th/Cahill SAP this past spring. I have also remained in close contact with my neighbor and friend, Kristi Neal who was a
resident volunteer on the SAP working group.
Despite my concerns on the increased density and resulting traffic of our immediate neighborhood, I am supportive of the
70th/Cahill SAP as originally drafted by the working group. This plan represents a true compromise between various
stakeholders and constituents.
The Commission and City Council should specifically NOT include the last-minute SAP amendment for height/density
flexibility proposed by Cary Teague on November 28. Such flexibility provisions would circumvent the compromise
achieved by the SAP team without appropriate process with engagement of area residents relative to sought variances to
the plan. The residents have modified density and height allowances in order to encourage re-development, but these
must have reasonable limits. These limits are defined in the plan.
I am incredibly troubled by the process by which this amendment was presented - it was written on November 28, the
same day as the public hearing, which limited the public's ability to review the amendment relative to the rest of the
SAP. The amendment was not even formally discussed until after the public comment portion of the November 28
meeting. This lack of transparency on the City's part breeds distrust of the process and City overall. If you are going to
engage the community in earnest, it must be 100% transparent.
If there is any modification to the SAP, it should be a modification that limits the percentage of overall residential units in
the overall node that are designated for Affordable Housing. If the overall target for Edina Affordable Housing is 10% of
all units, then this redevelopment should include no more than 10% of developed units in the node. Perhaps this could be
stretched to 12-15% of developed units in the node. To leave the plan open-ended creates significant risk that Edina will
work to achieve it's target for affordable housing concentrated in one neighborhood, especially after the City has not
enforced it's own strategy for several other developments in recent years. The lack of discipline elsewhere should not put
undue burden on one specific neighborhood.
1
Assuming that the SAP is approved as drafted with an earnest commitment to follow the plan, I have serious concerns
about the proposed residential tower at the Waldorf-Nevers location that is being championed by the Edina Housing
Foundation (EHF). I would like to see the parking plan and traffic impact analysis for putting 50-100 units on this one
lot. We also need to consider the density of such a development on Creek Valley school. I challenge the statistics of .1
student per unit cited in the last Planning Commission meeting. This represents total population, what would be more
appropriate to consider is the incidence of of students in Affordable Housing at proposed %AMI designations - my
hypothesis is that the incidence of students would be MUCH higher than .1 for total population. If my hypothesis is
accurate, than this development would put tremendous stress on a school that already maintains very large class
sizes. The EHF and City Council must get the right data to analyze the impact of this development on the schools.
I also want to reiterate my testimony on November 28, I am concerned that starting the redevelopment of Cahill Village
Node with such a large 100% affordable housing development will pre-determine the fate of the overall node and
undermine the mixed-use plan. The SAP outlines a desire for viable businesses that serve this quadrant of Edina,
Condos, and rental units. Putting 50-100 affordable units with a variety of %AMI designations will diminish the likelihood
of mixed-use re-development of the rest of the node. There is already a significant amount of affordable housing along
Cahill Road - we do not need the entire Cahill Village node to become purely high density residential area.
Finally, all 3 of the proposals for the Waldorf-Nevers site propose a wide range of %AMI designation - 30% - 60% of
AMI. I continue to hear the strategy of the EHF is to provide affordable housing for firefighters, teachers, nurses and other
service providers who work in Edina. None of these cited professions have income levels anywhere near 30% of AMI for
the 55439 area. Each of these professions are significantly higher and the development should have units designated
consistent with the stated goals/strategies. Perhaps some of the retail jobs at Southdale mall have wages that approach
30% AMI, so why didn't the city put such designated units closer to Southdale that would allow for easier access to those
workplaces with less traffic impact?
Overall, this Waldorf-Nevers plan requires thorough analysis and public discussion and I expect that the City will provide
for such public engagement in the process.
I am happy to further discuss these plans directly and can be reached @
Best regards,
Patrick Bennett
5708 Kemrich Drive
2
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 5:38 AM
To: Liz Olson
Subject: FW: 70th & Cahill Small Area Plan - changes to height limits and affordable housing?
For the packet
From: Tarbox, Ned
Sent: Tuesday, December 4, 2018 11:07 PM
To: Cary Teague 'Cris Aaker
Cc: , Amy Hanson
Subject: 70th & Cahill Small Area Plan - changes to height limits and affordable housing?
Cary —
I am writing as a resident of the Heights neighborhood. I live at 68th and Limerick, 2 blocks from 70th and Cahill.
I have been told that there has been proposed language changes to the previously agreed upon SAP that provides for
future interpretation of building heights. Any such changes will be very troubling and met with much resistance. We
should take lessons learned from the recent development proposals at 44/France, 50th/France and 72nd/ France. We are
not a high density community!
We didn't buy our homes here to have that as part of our future and don't want to denigrate our neighborhood with
high rise rentals. The affordable housing component that is rumored to be brought forward as part of the SAP is also
not a desire of this neighborhood.
I am asking you for 3 things:
1. Please stick to the agreed upon plan and approve it as written.
2. Please agree to no affordable housing component for any development in Edina (Waldorf-Nevens or others)
without moving through a thorough, formal, public process.
3. Please include this email as part of the packets given to the Planning Commissioners for next Tuesday's
meeting.
Please feel free to contact me with any immediate questions.
Regards,
Ned
Ned Tarbox
6804 Limerick Lane
Edina, MN 55439
This e-mail, including attachments, may include confidential and/or
proprietary information, and may be used only by the person or entity
1
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 5:38 AM
To: Liz Olson
Subject: FW: Cahill SAP
For the packet
From: XY Huang
Sent: Tuesday, December 4, 2018 10:41 PM
To: Cary Teague
Cc: Kris Aaker
Subject: Cahill SAP
Dear city commission members,
My family moved to Edina for its good reputation of school system and convenient transportation for metro
area. Now we live near the Lewis Park at Coventry way.
To me, this are is already very convenient for transportation in the cities as there are bus stops nearby; there
should be no problem to travel in and out Edina from this star location. Not mentioning the new ramp was built
at 494 to west at east bush lake road.
My daughter is in Creek Valley school, with recent high school expansion and start time change, the school
has shown to us that it is struggling to provide enough buses for kids in the school districts. I do see Edina
school is striving to be the best in the metro but I feel there is a huge challenging to increase its quality by
increasing the teacher to student ratio.
With it is said above, I feel shock the city is instead focusing to spend the tax on this Cahill SAP project with
a huge affordable housing included.
1. Cahill and 70th is a small area with limited traffic option - more big housing will stress the neighborhood
significantly.
2. The nearby work places are easy access for workers from all the metro - there should be no reason to simply
meet employment requirement by providing nearby housing with huge expense;
3. It is already a high density neighborhood and nearby housing is affordable if you work in Edina.
4. The neighborhood schools are pretty loaded with improve-needed teacher to student ratio.
5. The development is too rush to be realistic without enough neighborhood people inputs and systematic
budgeting e.g. budget from school for extra money for the surged influx kids; discussion and cost to upgrade or
relocate Exel energy infrastructure...
As a daily pass-by neighbor to this location, I sincerely ask for:
1. The Planning Commission should approve the current Small Area Plan as-written,
with no edits. This represents a compromise between many citizens and various
stakeholders, after hundreds of people gave their time to attending meeting and sharing
their input. And should officially reject Cary Teague's memo and not recommend it be
included when the Plan goes to the City Council.
2. As part of approving this Small Area Plan, The Planning Commission should commit to a
thorough public process for vetting the affordable housing proposal at the Waldorf-
Nevens site. Discussions between the EHF and the city (and likely the Commission,
Council, and some on the Work Group) have been happening behind the scenes. This
lacks transparency at best and is arguably unethical. The community has a right to
consider and hear these proposals and provide input.
1
4.
3. A study related to school load and budget expectation for this SAP project should be
presented with proper size of housing capabilities.
Thank you for your time. Hope you can consider.
Please include my comments in the official packet each member of the planning commission will receive this
Friday, December 7th.
Best Regards,
Phillip Huang
7408 Coventry Way
Edina, MN
2
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 5:38 AM
To: Liz Olson
Subject: FW: 70th/Cahill plans
For the packet
Original Message
From: Balow's
Sent: Tuesday, December 4, 2018 10:08 PM
To: Kris Aaker
Subject: 70th/Ca hill plans
I'm writing on behalf of the proposed plans being considered for the 70th/Cahill area.
I completely object to the proposed addition of any MORE affordable housing in that area, or housing in general.
The burden of traffic, crime, the impact to our already crowed and declining schools is extremely concerning.
We need a grocery store, a gas station, more green space...NOT LARGE BUILDINGS AND HOSING! This plan is completely
disrespectful to those of us who live in the area!
I ask that you plan as if this was your neighborhood and where you raise your family. I'd also like this to be included in
the planning packet.
Regards,
Andrea Balow
Sent from my iPhone
1
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 5:39 AM
To: Liz Olson
Subject: FW: Cahill and 70th Small Area Plan
For the packet
From: Chris Chapman
Sent: Tuesday, December 4, 2018 10:01 PM
To: Cary Teague
Cc: Kris Aaker
Subject: Cahill and 70th Small Area Plan
Cary,
My family has lived at 5721 Kemrich since 2003 and we are excited about the redevelopment opportunity at
Cahill and 70th. While I did not grow up in Edina, many of my good friends grew up in Edina which was a key
factor in choosing Edina as home. I found my Edina college friends at SJU were respectful young men, raised
with good values and work ethic. As a Johnnie from Illinois, I often found long weekends were spent in Edina
rather than my home town. It was through these experiences that I came to learn how great Edina
was. I'm hopeful that the development of Cahill and 70th will make the college friends of my five children
feel the same way I did some 20+ years ago. I still remember renting movies at Mr. Movies and stopping for a
snack at Kenny's. In my mind the opportunities are endless for this area.
I'm writing to request that you include this email in the official packet that goes to each of the Planning
Commissioners for next Tuesday's meetings regarding the Cahill and 70th small area plan. Many of may
neighbors(including my wife and I) provided input into the Small Area Plan and I believe it should be approved
as written, without edits. I feel the SAP is a good compromise and I'm very concerned with the current
proposal to redevelop the cleaners partial in advance of the adoption of the SAP. I believe the commission
must also reject Cary's memo requesting language be added to the SAP and that it should not be included in
the plan that goes to the City Council. Additionally, as part of approving the SAP, I'd like the see the Planning
Commission commit to a thorough public process for vetting the affordable housing proposal at the site of
the former cleaners. It's very important to me that the process is transparent as the community has a right
to consider these proposals and provide input to the plan.
Sincerely,
Chris Chapman
1
City of Edina Correspondence Submission
Correspondence Planning Commission
Sele ction
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members,
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Chris Chapman
Street Address 5721 Kemrich Dr
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments *
Topic Cahill and 70th Small Area Plan
My family has lived at 5721 Kemrich since 2003 and we are excited
about the redevelopment opportunity at Cahill and 70th. While I did
not grow up in Edina, many of my good friends grew up in Edina
which was a key factor in choosing Edina as home. I found my
Edina college friends at SJU were respectful young men, raised with
good values and work ethic. As a Johnnie from Illinois, I often found
long weekends were spent in Edina rather than my home town. It
was through these experiences that I came to learn how great Edina
was. I'm hopeful that the development of Cahill and 70th will make
the college friends of my five children feel the same way I did some
20+ years ago. I still remember renting movies at Mr. Movies and
stopping for a snack at Kenny's. In my mind the opportunities are
endless for this area.
I'm writing to request that you include this email in the official packet
that goes to each of the Planning Commissioners for next Tuesda
File Upload Attachments allowed: pdf, jpg, png
By submitting this form, I have read and agree to the Data Practices Advisory above.
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 8:40 AM
To: Liz Olson
Subject: FW: 70th & Cahill Small Area Plan
Kris Aaker, Assistant City Planner
From: KELLY O'MEARA
Sent: Wednesday, December 5, 2018 7:46 AM
To: Cary Teague
Cc: Kris Aaker
Subject: 70th & Cahill Small Area Plan
Dear Cary-
I am writing to you today to express my concern and disappointment in the potential actions taken by
the Planning Committee regarding the Small Area Plan recommendation for 70th and Cahill. I am
writing to request you submit the plan AS WRITTEN, and not with the edit to insert "flexibility
language" allowing the city to negotiate greater height and density with a developer.
Many citizens have taken hours of their time to work with organizers to develop a compromised plan.
For the Planning Committee to unilaterally change it, without input from the small planning committee
or citizens feels like a complete violation of our rights. It is just unbelievably frustrating and
disappointing that one person can wield that kind of disregard for all those who have volunteered their
time.
As an 11 year resident of this community, I realize development is going to take place and needs to,
but it should be done with respect for those of us who live here. Overbuilding on that site will increase
our traffic congestion, light pollution, noise pollution and add additional crowding to our schools. Our
schools have suffered due to being so large in size. I have many friends who are teachers at Creek
Valley and they continually express concern over how large their class sizes are and the added
challenges. It does have a negative impact. Test scores are dropping in Edina and it is no longer the
mecca it once was for education.
1
1.
Additionally, I understand there is discussion of making the Waldorf Nevens location 100% affordable
housing. I personally am not against affordable housing at all, however, I do have concerns if this
location is 100% affordable housing. It will limit future developers in the area and will also give us a
fairly high concentration of affordable housing in one very small area, especially relative to the rest of
the city and their densities. Looking at maps, and at current affordable houses in Edina, based upon
the Edina Housing Foundation website, approximately 290 of 342 units are South of Highway 62 and
I believe that number does not include the new location by Mister Car Wash on 76th or the 100%
affordable unit being built by Southdale. Well over 90% of the affordable housing units will be
concentrated in Creek Valley and Concord Schools. If the Waldorf Nevens location is 100%
affordable we could have the potential of 75-100+ units right here. Most locations have 10-30 units
with only 3 exceptions. They are not 100%. They are not even 50% affordable housing. North of
highway 62 there are only 45 affordable housing units and they are 55+. How is this equitable?
Also of concern is who will oversee these rental units to make sure they enhance the area and do not
become run down? My understanding is the city has absolutely zero oversight on rental properties.
I request my letter be included in the packet being shared with the Planning Commission Members,
specifically:
James Bennett
Sheila Berube
John Hamilton
Tanner Jones - Student
Susan Lee
Louis Miranda
Anand Mittal - Student
Ian Nemerov
Joann Olsen
Gerard Olsen
Todd Thorsen
Thank you for your time.
Kind Regards-
Kelly O'Meara
7224 Tara Road
2
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 8:42 AM
To: Liz Olson;
Subject: RE: INCLUDE my voice in planning
Please include this one too.
Cary Teague, AICP, Community Development Director
4801 W. 50th St. I Edina, MN 05424
I EdinaMN.qov/Planninq
From: meghan simons figueroa _
Sent: Tuesday, December 04, 2018 10:18 PM
To: Cary Teague;
Subject: INCLUDE my voice in planning
Hello,
I'm writing you both as a concerned resident of the 70th / Cahill plan who has attended the small area plan
meetings, and witnessed dedicated neighbors volunteer their time for more than a year to thoroughly understand
community wants/needs and reach a viable vision for the node.
While I grew up in Edina, I lived in New York City for 10 years before relocating back to raise my family. I did
so because Edina "did things right." They valued community input, they valued the stability and excellence of
their schools. They were cautious and thoughtful about their planning and didn't do things just for easy or easy-
money reasons.
This is the first time I've questioned that assumption.
Rampant (and ugly) development is popping up all over Edina and it feels untethered to any value or vision;
rather, it feels like easy money to a developer and short-sighted city planning.
I WANT EDINA TO BE THOUGHTFUL AGAIN.
THIS IS THE ASK:
1 - Approve the small area plan, AS WRITTEN, NO AMENDMENTS. The entire purpose of the small area
plan was to have an informed plan, infoimed by those who live here and pay the taxes. Not informed by the city
and its interests or the contractor who can pay you the most. Lobbing in a special-interest amendment at the
final hour (as Teague did) not only upends the process, but breeds distrust in the community. Teague's memo
should be REJECTED entirely.
2 - I ask the Planning Commission to commit to a thorough public process for vetting the affordable housing
proposal at the Waldorff-Nevens cleaners site. The fact that these negotiations have happened behind closed
doors, without regard to the Small Area Planning group or public forum is UNACCEPTABLE. Transparency
and process with community input is not only essential, but expected.
1
Please write me back promptly if I'm misunderstanding any of these matters.
Otherwise, I respectfully expect you to represent me in this matter and share this message in its entirety at your
next meeting.
-Meghan Figueroa
5820 Dewey Hill Road
Edina MN 55439
2
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 10:40 AM
To: Liz Olson
Subject: FW: 70th and Cahill development
Cary Teaaue. AICP. Community Development Director
4801 W. 50th St. I Edina. MN 55424
EdinaMNstov/Planning
From: patrick omeara .
Sent: Wednesday, December 05, 2018 10:27 AM
To: Cary Teague
Subject: 70th and Cahill development
Carey - As a nearby resident of the Waldorf-Nevens proposed site for development, I would appreciate your
consideration of my concerns.
We bought our home on Tara road 10 years ago because of the tranquility of the area and schools. I believe this
is in serious jeopardy with the proposed plans at 70th & Cahill. I am confused as to why Edina has entered into
this mass production of housing in the past few years. Is there a goal to massively increase our city's
population? I don't share the vision of urbanizing Edina to add density to the area. This will dramatically
impact the environment that we fell in love with 10 years ago.
My understanding is the small area plan, as it was written with no edits, provided a more equitable compromise
for growth in the area. Also - we need a more transparent public process to assess the affordable housing
proposal at the Waldorf Nevens site. The immediate neighborhood deserves better communication than what
has been provided on the specifics of the project.
I appreciate your time and consideration very much.
Best regards,
Patrick O'Meara
1
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 10:41 AM
To: Liz Olson
Subject: FW: Small Area Plan
Cary Teague, AICP, Community Development Director
From: Barbara Lund
Sent: Wednesday, December 05, 2018 10:35 AM
To: Cary Teague; Kris Aaker
Subject: Small Area Plan
To whom it may concern:
Pass the Small Area Plan as written.
The size and scope of this proposed stand alone affordable housing building is preposterous.
Please include this in information sent to planning commission.
The intersection there is already a problem. Cahill is already dangerous when the school buses let children off
after school. The whole area is already filled with traffic and these are only two two-way streets. 70th is an
important through-way to the France area.
How can the schools absorb what will be an influx of children? Are there numbers that show complete costs to
city in changes to infrastructure?
How could the city be so mismanaged that a plan of this scope is necessary?
How can city officials with a conscience think such a building benefits the city or even the residents of that
building. It's like branding those who will live there as ne'er-do wells. That aside, AT LEAST make the
building smaller and shorter!
The impact of the building on this neighborhood is nothing but a disaster in the making.
Pass the SAP as it is written.
Thank you,
Barbara Lund
1
I h.
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 11:32 AM
To: Liz Olson
Subject: FW: please read
Kris Aaker. Assistant City Planner
4801 W. 50th St. I Edina, MN 55424
i EdinaMN.gov/Planning
From: Becky Werner
Sent: Wednesday, December 5, 2018 11:05 AM
To: Cary Teague ; Kris Aaker
Subject: please read
Hello Cary and Kris.
I'm writing in regards to the potential changes to the 70th/Cahill project.
1. The Planning Commission should approve the current Small Area Plan as-
written, with no edits. This represents a compromise between many
citizens and various stakeholders, after hundreds of people gave their time
to attending meeting and sharing their input. And should officially reject
Cary Teague's memo and not recommend it be included when the Plan
goes to the City Council.
2. As part of approving this Small Area Plan, The Planning Commission
should commit to a thorough public process for vetting the affordable
housing proposal at the Waldorf-Nevens site. Discussions between the
EHF and the city (and likely the Commission, Council, and some on the
Work Group) have been happening behind the scenes. This lacks
transparency at best and is arguably unethical. The community has a right
to consider and hear these proposals and provide input.
Please include my correspondence in the official packet that goes to each of the
Planning Commissioners for next Tuesday's meeting.
Thank you,
Becky Wemer
Cell:
1
t1
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 11:33 AM
To: Liz Olson
Subject: FW: My backyard bumps up against 70th and Cahill
Kris Aakpr Assistant City Planner
asni w Fnrh st i Friiria, MN 55424
I EdinaMN.gov/Planning
From: Fitzthum, Matt
Sent: Wednesday, December 5, 2018 11:18 AM
To: Cary Teague
Cc: Kris Aaker , Fitzthum, Matt
Subject: My backyard bumps up against 70th and Cahill
Dear team,
My daughter and I walk to Tae Kwon Do in the strip mall at 70th and Cahill, we eat at the mom and pop restaurants on a
regular basis, we enjoy this area. I understand change is needed and transformation can be good. Please approve the
Small Area Plan-as WRITTEN.
High density housing is not needed in this area. I do not want to see more traffic, it will strain the already busy
intersections connecting this neighborhood to highways.
Please consider what I believe makes Edina THE place to live in the metro area, high quality living conditions for my
children and my neighbors children---unnecessarily stretching limited resources will change that, and diminish the
appeal of this community.
Low income housing and high density housing should not even be considered without an exhaustive and transparent
process, that has complete public/area support.
Please include my comment in the packets that each member will get December 7th .
Thank you,
Matthew Fitzthum
5420 Creek View Lane
Any information, materials and opinions (together, "CHS Materials") presented by CHS to the recipient of such CHS
Materials, whether in written or oral form, is for general information purposes only and does not constitute legal or
other professional advice and should not be relied on or treated as a substitute for specific advice relevant to particular
circumstances. CHS makes no warranties, representations or undertakings, whether express or implied, about any CHS
1
l'L •
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 11:36 AM
To: Liz Olson
Subject: FW: Cahill Development
Cary Teague, AICP, Community Development Director
4801 W. 50th St. I Edina, MN 55424
I EdinaMN.gov/Planning
Original Message
From: Jane Soltau
Sent: Wednesday, December 05, 2018 11:18 AM
To: Cary Teague
Subject: Cahill Development
To All;
I was on the original planning sessions. This plan has morphed to an unacceptable option. I don't know where the train
went off the tracks. One of the original planning sessions from the outside planning company suggest two acres of green
space. From two acres of green space to 50 units an acre is completely against the wishes of the residents.
My husband and I develop property. This plan is a developers dream and a residents nightmare. Density higher than the
existing neighborhood plus TIF incentives on a blighted property that the owner has let run down for 25 years.
The original planning sessions had two resounding requirements which were low density and incorporating the existing
businesses. This plan includes neither of the original requirements. Rents for businesses that have been here for years
will skyrocket.
How did this plan become so unacceptable? Residents wrote on concept boards to cancel the development if the
density was medium high. We were told that our involvement would steer the development of the property.
Please vote No on the entire plan and start over.
Jane Soltau
Sent from my iPhone
1
1
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 12:04 PM
To: Liz Olson
Subject: FW: 70th and Cahill development
Can/ TAarmo Airp rtnmmimitv Development Director
4801 W. 50th St. I Edina, MN 55424
I EdinaMN.dov/Planninq
From: Steve Calvert
Sent: Wednesday, December 05, 2018 12:04 PM
To: Cary Teague
Cc: Kris Aaker
Subject: 70th and Cahill development
Dear Cary and Kris,
We are writing to you to request that this letter be included with the proposal that is sent to the City Planning
Commission prior to next Tuesday's meeting for the Small Area Development plan for the 70th and Cahill
neighborhood.
As residents of this neighborhood, we feel strongly that the plan be approved as it is currently written. It is our
understanding that through the small group planning meetings there has been much debate and compromise
in order to reach the current proposal, and while it may not feel entirely satisfactory to any of the parties
involved, we respect the investment of time and attention that our community members have given to get to
this point. We are also aware that Cary has proposed "flexiblity language" be added to the Plan, which would
allow further discussion on height and density with developers as the city sees fit. We vehemently oppose this
proposed language, and feel that it undermines the will of the community, the efforts of the work group, and
to be completely honest, feels less than transparent. Please do not include the memo with this proposed
language in the Plan when it goes to the Planning Commission.
Both my husband and I were fortunate to grow up in this community. We specifically chose to come back here
to raise our family because of the values and life style that this city supports: schools and churches that
support families, a community that was already settled so there would not be so much new development,
location, and respect for the people that live here. That may sound old fashioned, but we feel strongly about
maintaining that quality of life that we all share. For us this means roads without heavy traffic, schools that
have manageable class sizes (for the benefit of the students and the staff) and amenities that allow families to
enjoy their neighborhoods without feeling crowded, stressed, and resentful. Increased housing density will
greatly affect all of those things.
To that end, it feels critical that the community be involved in vetting the affordable housing propsals that are
being discussed for the Waldorf-Nevens site. The Planning Commission needs to commit to a thorough public
process to share these proposals. The citizens that live here have a right to consider them and provide their
1
14
input. We have been made aware that there may already be discussions going on between the Edina Housing
Foundation and the City, and if so, that again implies a lack of transparency and feels somewhat dishonest. I
am not a legal expert, and it's been a long time since my 9th grade government class, but I am under the
impression it is the role of government to serve it's people - and that includes at a local level.
We care deeply about this community and are proud of it's reputation and heritage. It is important to protect
the values and quality of life of the people that live here so we can continue to be the excellent community
that we have been for so many years. Submit the current plan as is. We will be watching to see about the
process for civic engagement regarding further affordable housing development.
Sincerely,
Stephanie and Steve Calvert
2
12/5/18
Attn: Mayor, City Council and Planning Commission:
1) Per the Metro requirements of 10% Affordable housing, 10% should be included in this area,
but not more than the 10% level. If other nodes/neighborhoods of Edina have not met these
requirements in their projects, they need to address this locally themselves. The 70th & Cahill
area already have over 500 existing apartment units of Affordable housing It is not correct to
concentrate a higher level or all Affordable Housing in one or two single nodes/neighborhoods.
a) Creek Valley presently if at capacity. FYI at the 11/27/18 one member of the planning
committee member stated that open enrollment students could be removed from Edina
school, this is incorrect. Once a student is in the open enrollment program a student
cannot be forced out(so they could be in for up to 13 years) and in most cases their
younger siblings are grand-fathered in to the system.
b) In talking to several Edina elementary teachers, there is a much higher rate of extra
services and teacher time commitments that are provided to students from these existing
Affordable Housing units. This is not fair to the vast majority of other students in the
classroom.
2) Density with 5 or 6 stories is not a positive: it adds to more traffic, garbage hauling and other
pollutions.
a) We moved to Edina to live in a suburban setting, we do not want to live in an "Uptown"
area with taller buildings. I liked in Uptown when I was in my 20's and left for many
reasons.
b) Presently, 3 stories is the max in the area and should not be changed, this would
dramatically change to feel of the nationhood.
c) Traffic in the AM and PM rush hours in area is presently a problem along Cahill
d) Edina does not have a lack of population, we do not have a need for more people. More
density adds to more pollution, specifically; more potable water needs, more wastewater
treatment, air pollution with traffic, traffic congestion and more solid waste.
3) No detailed traffic study has been executed to illustrate the impact of this large
increase in residents.
a) Cahill area has limited, 2 lane streets and is already congested at peak hours.
b) In this area, congestion has no choice but to use neighborhood streets such as Fleetwood
and Lanham Lane as "shortcuts" which are not designed as thoroughfares.
4) The city should not allow/add/insert "flexibility language" allowing the city to negotiate greater
building height and density with a developer as the city sees fit, especially for projects with
large affordable housing components. With this the city is trying to circumvent the SAP and
the local resident's input.
5) The Planning Commission should approve the current Small Area Plan as-written, with no
edits. This represents a compromise between many citizens and various stakeholders, after
hundreds of people gave their time to attending meeting and sharing their input. And should
officially reject Cary Teague's memo and not recommend it be included when the Plan goes
to the City Council.
6) As part of approving this Small Area Plan, The Planning Commission should commit to a
thorough public process for vetting any affordable housing proposal at the Waldorf-Nevens
site. Discussions between the EHF and the city (and likely the Commission, Council, and
some on the Work Group) have been happening behind the scenes. This lacks transparency
at best and is arguably unethical. The community has a right to consider and hear these
proposals and provide input.
In the end the local neighborhood should have the largest voice and give approval to the major
changes we are discussing.
Sincerely,
Mike Morgan
7300 Tara Road
Edina, MN 55439
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 12:22 PM
To: Liz Olson
Subject: FW: 70th & Cahill Small Area Plan
Cary Tonr...,. Alf'D P"mmunitv Development Director
4801 W. 50th St. I Edina, MN 55424
EdinaMN.qov/Planning
From: Bo Lewis
Sent: Wednesday, December 05, 2018 12:21 PM
To: Cary Teague
Cc: Kris Aaker
Subject: 70th & Cahill Small Area Plan
Cary —
I am writing as a resident of Creek View Lane in the Heights Neighborhood.
I have been told that there has been proposed language changes to the previously agreed upon Small Area Plan that
provides for future interpretation of building heights. Changes would be a violation of trust between our citizens and
elected officials.
We chose our neighborhood because of the lack of high density housing and the issues that come with affordable
housing. As a former landlord, I know intimately what issues arise with low cost housing and the effects of the
surrounding areas.
I am asking you for three following items:
1. Uphold the agreed upon plan and approve it as written
2. Public meetings to be held and voices to be heard prior to any planning on affordable housing decisions
are made
3. Please include this email as part of the packets given to the Planning Commissioners for next Tuesday's
meeting
Please feel free to contact me with any questions.
Regards,
Bo Lewis
5402 Creek View Lane
1
Liz Olson
From:
Kris Aaker
Sent:
Wednesday, December 05, 2018 2:03 PM
To: Liz Olson
Subject: FW: upcoming SAP vote
Kris /No Leeir Accia.innf rihr m anner
4801 W. 50th St. i Edina, MN 55424
EdinaMN.gov/Planning
From:
Sent: Wednesday, December 5, 2018 1:37 PM
To: Kris Aaker 2ary Teague
Subject: upcoming SAP vote
12/5/2018
Dear Edina commissioners,
I watched the public comment meeting last week with intense interest. I live two
blocks from the proposed "tower" at 70th and Cahill. The following are my concerns:
-There have been very little data provided as to the percentages of annual state and
municipal taxes this project will cost and raise. These would be funds coming from
the various taxing agencies ie Minnesota Housing, Hennepin County, Metropolitan
Council, watershed districts, DEED, and the City. Taxpayers need to know the
immediate and long-term tax implications, as well as which private entities stand to
profit from this project.
-Wealth effect: property values may decline as perceived value and exclusivity are
diminished. Looming gigantic tower will mar the skyline.
-Noise and chaos: reduced quality of life from radically increased population density,
especially in nearby Lewis Park. Litter, dog fights and feces, noise, and lack of field
space immediately come to mind.
-Population effects: Local residents will be exposed to danger from increased traffic
and pedestrian activity, both residents and visitors, who do not share similar values.
-Reverse gentrification: wealthier residents may leave after seeing quality of life
decline.
Edinans are generous people and have no problem helping hard-working citizens deal
with new economic realities. However, your actions of taking steps to circumvent SAP
1
1-1
recommendations, behind closed doors in many cases, reflect the kind of elitist thinking
that has been roundly rejected by voters recently. Most area residents have struggled
to achieve a certain kind of existence that will now be upended by ill-conceived, hasty
bureaucratic maneuvers. We are asking for a thorough vetting of this project with
concomitant timely delivery of the facts to the community. Of paramount importance are
the following items:
1. Current SAP should be approved AS IS! It is a thoughtful reflection of the people's
desires and is a reasonable compromise. The Teague amendment should be withdrawn.
2. Guarantees should be made that the community will be regularly apprised of
Commission intentions with the opportunity to comment in regularly scheduled public
meetings.
Thank you.
Charles Pydych
7409 Coventry Way
Edina, MN 55439
2
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 2:16 PM
To: Liz Olson
Subject: FW: 70th and Cahill plans
Cary Teaaue_ AICP. Community Development Director
4801 W. 50th St. Edina, MN 55424
EdinaMN.qov/Plannina
From: Kelly Griffing
Sent: Wednesday, December 05, 2018 2:11 PM
To: Cary Teague; Kris Aaker
Subject: 70th and Cahill plans
Dear Cary,
Thanks for your work with the Edina community. As an Edina resident that lives close to the 70th/Cahill corner
I am writing with concerns on how this area will be developed. From what I understand many various Edina
community members have collaborated to come up with a Small Area Plan. Although I am not sure I am 100%
for the entire plan...I do support the process of coming up with the plan. I do support all the time the members
of the committee have put in to trying to come up with a plan that improves this area. Adding an amendment
that allows "flexibility language" allowing the city to negotiate greater height and density with a developer goes
against the point of establishing a committee to draft a plan. Aside from that, I chose to live in this part of
Edina because of a lack of tall housing/business buildings. I chose to live in an area that doesn't have an
overload of traffic-personal cars as well as delivery trucks. I chose to live where schools are able to meet the
needs of it's students. I chose to live in a quiet suburban community. These things are all at risk with flexbile
language in a plan.
Along with this request I ask that discussions regarding the possible housing project at the former Waldorf-
Nevens site be community based with a plan put together with residents, school leadership, and others. The
ideas that are being talked about seem to place an unfair burden on the nearby neighborhoods and can hurt
Edina schools.
Please include this note in the official packet that each memeber of the planning commission receives on Friday,
12/7.
Thank You
Kelly Griffing
1
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth etnails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Kelly Griffing
Street Address 7427 Shannon Drive
City Edina
State MN
Zip Code 55439
Phone Number 9523781595
no dashes or spaces
Email
Comments * As an Edina resident that lives close to the 70th/Cahill corner I am
writing with concerns on how this area will be developed, From what
I understand many various Edina community members have
collaborated to come up vlrith a Small Area Plan. Adding an
amendment that allows "flexibility language" allowing the city to
negotiate greater height and density viAth a developer goes against
the point of establishing a committee to draft a plan. Please pass
the current Small Area Plan as written, without an amendment that
allows flexibility language. Along with this request I ask that
discussions regarding the possible housing project at the former
Waldorf-Nevens site be a public process.... community based with a
plan put together with residents, school leadership, and others.
Please include this correspondence in the official packet that goes
to each of the Planning Commissioners on 12/7/18.
Thank You
File Upload Attachrrents allowed: pdf, jpg, png
By submitting this form, I haw read and agree to the Data Practices Advisory above,
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 2:21 PM
To: Liz Olson
Subject: FW: Cahill Small Area Plan (SAP) Development
Kris Aaker. Assistant City Planner
4801 W. 50th St. (Edina, MN 55424
EdinaMN.gov/Planning
From: Steve Colby
Sent: Wednesday, December 5, 2018 2:17 PM
To: Cary Teague Kris Aaker
Subject: Cahill Small Area Plan (SAP) Development
• Mr Teague and Ms. Aaker-
As a concerned citizen that lives on Coventry Way, I wanted to express my concerns about the new development plan and specifically
Mr Teagues amendment disregarding/overriding the Citizens SAP.
It is my request that the amendment be removed from the plan. I would like a copy my letter to the city council be included in the
packets being given to all the development board members at the Dec. 7th meeting.
Thank you-
Steve Colby
•
•
•
• Council Members:
Please count me among the concerned citizens with the upcoming vote on the redevelopment
of the Cahill area and the Small Area Plan (SAP).
I attended last weeks SAP meeting to hear about the progress of the proposal and was
disappointed to learn the following:
+No detailed study has been done on the impact this large concentration of residents will have
on Creek Valley Elementary School.
Creek Valley already is bursting with some of the largest classroom sizes in the community.
Will these kids be added to that burden or will new lines be drawn
that force families to switch elementary schools?
1
+ No detailed traffic study has been executed to illustrate the impact of this large increase in
residents.
Cahill area has limited, 2 lane streets and is already congested at peak hours.
In this area, congestion has no choice but to use neighborhood streets such as Fleetwood and
Lanham Lane as "shortcuts" which are not designed as thoroughfares.
The plan area has a railroad and Xcel Energy substation along the eastern border. This will
limit and/or increase the cost of additional road development to ease the bottleneck on
traffic.
+ The Edina Affordable Housing Committee already has a contingent bid and/or purchase
arrangement in place for an entirely affordable housing complex.
While I understand the need for affordable housing, I believe that this is frankly too much in
a small concentrated area. Currently, there is already affordable
housing located on the west side of Cahill road, adjacent to the planned site. This creates
a disproportionate amount of affordable housing in one area of our community.
I also believe that starting a small area plan with a ►arge affordable housing complex is
going to affect and dictate the type of business' and tenants the remainder of
the project will attract.
+What is the cost to the City of Edina?
I have not seen any study on the net financial impact of adding city services, modifying
roads and infrastructure.
Xcel energy indicated at the meeting last week that the current proposal will force
them to move significant structures and underground infrastructure.
Their executive spoke and indicated that the city has not even approached them and
has NO IDEA of the cost to move and replace their infrastructure.
What is the projected increased tax revenue from this project? Does it even cover the
infrastructure costs or will this be a "permanent subsidy" on our city?
+The city is already looking at a variance to override the Cahill SAP recommendation of
10- 50 units/acre and a max height between 3 - 5 stories.
It is my understanding that the current proposals from the Edina Affordable Housing
Committee is proposing a building of 6-7 stories with 80-120 units.
This type of proposed building far exceeds anything in the current area or similar projects
in similar communities. In Minnetonka, for example, the city council
2
modified the developers vision to provide the housing while working with the residents that
are impacted.
*See Link: After significant tweaks, Minnetonka approves 49-unit affordable housing
complex
After significant
tweaks,
Minnetonka ap...
While I do believe the Cahill SAP has merits, I believe starting a revitalization project without
addressing these issues is fatally flawed. I request that you thoughtfully consider
these points and address them prior to moving forward with any plan. In addition, I want to
thank the participants of the Cahill SAP. It is my understanding that they have devoted 100's of
volunteer hours to provide thoughtful citizen insights into how we want our neighborhood
developed. I strongly encourage you to limit the scope of the final development and not to
exceed the recommendations of the Cahill SAP in regards to population densities, building
heights and the overall theme of a quaint "Old Cahill" development.
Thank you for your consideration.
Respectfully,
Steve Colby
7416 Coventry Way
Edina, MN 55439-2608
3
Liz Olson
From:
Sent:
To:
Subject:
Attachments:
Cary Teague
Wednesday, December 05, 2018 2:38 PM
Liz Olson
FW: 70th and Cahill Affordable Housing
Letter to City 18-12-05.pdf
Cary Tpaniip Alr.13 nrimmiinitV Development Director
4801 W. 50th St. I Edina, MN 55424
EdinaMN.qov/Planninq
From: Sean Gallant _
Sent: Wednesday, December 05, 2018 2:31 PM
To: Cary Teague
Subject: 70th and Cahill Affordable Housing
Cary,
The attached letter expresses my concerns regarding the proposed affordable housing plan at 70th and
Cahill. If you would like to discuss this further with me I can be reached via email or at the number
below.
Sincerely,
M. Sean Gallant
Office:
1
IO •
12/5/18
Attn: Mayor, City Council and Planning Commission:
1) The Planning Commission should approve the current Small Area Plan as-written, with no
edits. This represents a compromise between many citizens and various stakeholders, after
hundreds of people gave their time to attending meeting and sharing their input. The
Commission should officially reject all memos or additional and not recommend any be
included when the Plan goes to the City Council.
2) As part of approving this Small Area Plan, The Planning Commission should commit to a
thorough public process for vetting any affordable housing proposal at the Waldorf-Nevens
site. Discussions between the EHF and the city (and likely the Commission, Council, and
some on the Work Group) have been happening behind the scenes. This lacks transparency
at best and is arguably unethical. The community has a right to consider and hear these
proposals and provide input.
3) Per the Metro requirements of 10% Affordable housing, 10% should be included in this area,
but not more than the 10% level. If other nodes/neighborhoods of Edina have not met these
requirements in their projects, they need to address this locally themselves. The 70th & Cahill
area already have over 500 existing apartment units of Affordable housing It is not correct to
concentrate a higher level or all Affordable Housing in one or two single nodes/neighborhoods.
a) Creek Valley presently if at capacity. FYI at the 11/27/18 one member of the planning
committee member stated that open enrollment students could be removed from Edina
school, this is incorrect. Once a student is in the open enrollment program a student
cannot be forced out(so they could be in for up to 13 years) and in most cases their
younger siblings are grand-fathered in to the system.
b) In talking to several Edina elementary teachers, there is a much higher rate of extra
services and teacher time commitments that are provided to students from these existing
Affordable Housing units. This is not fair to the vast majority of other students in the
classroom.
4) Increasing the density by adding additional stories is not an acceptable solution: it adds to
more traffic, garbage hauling and other pollutions.
a) Presently, 3 stories is the max in the area and should not be changed, this would
dramatically change to feel of the neighborhood.
b) Traffic issues along Cahill are already an issue. Adding additional housing without any
plan for upgrading the traffic flow in the area is unacceptable.
c) Edina does not have a lack of population, we do not have a need for more people. More
density adds to more pollution, specifically; more potable water needs, more wastewater
treatment, air pollution with traffic, traffic congestion and more solid waste.
5) No detailed traffic study has been executed to illustrate the impact of this large
increase in residents.
a) Cahill area has limited, 2 lane streets and is already congested at peak hours.
b) In this area, congestion has no choice but to use neighborhood streets such as Fleetwood
and Lanham Lane as "shortcuts" which are not designed as thoroughfares.
6) The city should not allow/add/insert "flexibility language" allowing the city to negotiate greater
building height and density with a developer as the city sees fit, especially for projects with
large affordable housing components. With this the city is trying to circumvent the SAP and
the local resident's input.
In the end the local neighborhood should have the largest voice and give approval to the major
changes we are discussing.
Sincerely,
/17
Sean Gallant
5840 Long Brake Trail
Edina, MN 55439
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 2:38 PM
To: Liz Olson
Subject: FW: Letter to the City
Attachments: Kim's Letter to City 18-12-05.docx
Cary Teaaue_ AICIP nrImmimitif nevelopment Director
4801 W. 50th St. Edina, MN 55424
EdinaMN.gov/Planning
From: Kim Gallant
Sent: Wednesday, December 05, 2018 2:35 PM
To: Cary Teague; Kris Aaker
Subject: Letter to the City
Please see my letter addressing my concerns about the proposed building project at 70th & Cahill.
1
21.
December 5, 2018
Attn: Mayor, City Council and Planning Commission:
I am extremely concerned about the following challenges that an additional Affordable
Housing project will create in the currently proposed neighborhood at 70th an Cahill;
1) The 70th & Cahill area currently contains over 500 existing apartment units of Affordable
housing. Segregating the Affordable Housing in one or two single neighborhoods is
discrimination and creates impediments for current residents.
a) The neighborhood school is currently at capacity and open enrollment allows for even
more student enrollments at that location. No plans have been presented to address the
educational concerns that come with the additional housing units.
i) Larger class sizes
ii) Limited learning spaces
iii) Extra educational needs
b) Traffic congestion is already an issue in that area of Edina and the addition of a five-story
building will only add to the already congested area. Traffic studies have not been
presented to lay out how these issues will be managed.
i) Personal vehicles
ii) Commercial vehicles
iii) Garbage collection
iv) Busing for the schools and city
v) Deliveries both private and commercial
c) Families choose to move to Edina for many reasons and one of those is because of the
great suburban feel for which the community is famous. Adding a six-floor apartment
building in the Cahill neighborhood is not in the best interest of the neighborhood.
2) The city should not add "flexibility language" allowing the city to negotiate greater building
height and density with a developer as the city sees fit, especially for projects with large
affordable housing components. The city should not try to circumvent the SAP and the local
resident's input.
3) The Planning Commission should approve the current Small Area Plan as-written, with no
edits. This represents a conciliation between Edina citizens and various stakeholders, after
hundreds of people gave their time to attend meetings and share their input. The Planning
Commission should officially reject all memos and additions when the Plan goes to the City
Council.
4) As part of approving this Small Area Plan, The Planning Commission should commit to a
thorough public process for vetting any affordable housing proposal at the Waldorf-Nevens
site. Discussions between the EHF and the city (and likely the Commission, Council, and
some on the Work Group) have been happening behind the scenes. This lacks transparency
at best and is arguably unethical. The community has a right to consider and hear these
proposals and provide input.
In conclusion, the neighborhood residents should have their concerns recognized and
addressed. The Mayor, City Council, and Planning Commission need to hear the voices of the
community residents and make planning decisions for Edina based on their approval.
Sincerely,
Kim Gallant
5840 Long Brake Trail
Edina, MN 55439
Liz Olson
From:
Sent:
To:
Subject:
Cary Teague
Wednesday, December 05, 2018 2:42 PM
Liz Olson
FW: 70th and Cahill Small Area Plan - Comments for 12/12/18 Planning Commision
Meeting
Cant Teacmp nica rnmmlinitV Development Director
4801 W. 50th St. Edina, MN 55424
EdinaMN.qov/Planninq
From: Elizabeth Bennett
Sent: Wednesday, December 05, 2018 2:40 PM
To: Cary Teague
Cc: Kris Aaker
Subject: 70th and Cahill Small Area Plan - Comments for 12/12/18 Planning Commision Meeting
Mr. Teague,
As a resident of the Prospect Knolls neighborhood in southwest Edina, I am writing in regards to the Small Area
Plan for the 70th and Cahill area. I would appreciate if you could include my comments in the official packet
being prepared for the December 12th meeting of the Planning Commission.
The Small Area Plan as written was crafted through hundreds of volunteer hours by the Small Working Group
and input from hundreds of residents, both formally and informally. I would encourage the Planning
Commission to adopt the current Small Area Plan as written, without the amendment from Mr. Teague. Said
amendment would allow the City to completely negate the intent of the Plan. The neighborhood does want to
see change at the 70th and Cahill corner. However, we do not want to see multiple story buildings with high-
density uses. We want to retain the small retail feel of the corner but update the appeal and improve the
functionality. We do not want to allow the City or the Edina Housing Foundation to have the ability to
steamroll residents' wishes and including this amendment would do just that.
Furthermore, I request that the Planning Commission conduct all discussions regarding any possible housing
project at the Waldorf-Nevens site in an open and transparent manner as neighbors would like to be able to
provide input and have a voice in these discussions. I am not opposed to low-density, market-rate, multi-family
housing at the Waldorf-Nevens site, however, I am opposed to high-density, low-income housing at the site.
Thank you,
Elizabeth Bennett
7112 Shannon Drive
1
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 2:56 PM
To: Liz Olson
Subject: FW: 70th Cahill Development Request
Importance: High
Cary Manna AICP nnmmunitV Development Director
4801 W. 50th St I Frlinl, MN 55424
I EdinaMN.gov/Planning
From: Jeff Griffing
Sent: Wednesday, December 05, 2018 2:55 PM
To: Cary Teague; Kris Aaker
Subject: 70th Cahill Development Request
Importance: High
Dear Planning Commission,
My wife and I would greatly appreciate it if you would accept the 70th and Cahill Small
Area Plan as written without an amendment that would allow the city flexibility to
exceed the height and density parameters called for in the small area plan.
If Waldorf-Nevens site is rezoned for residential, any development (market rate housing
or affordable housing) needs to be in compliance with these height and density
requirements. The Waldorf-Nevens lot should have adequate parking on-site to
accommodate 2 vehicles per unit and adequate green space. Based on the proximity to
the bike path, I strongly recommend that the site also provide community access to the
bike trail.
Any development built on the Waldorf-Nevens lot is very important to the entire
Neighborhood, as it is the first property that will be seen from visitors traveling from the
east, so it's critical that this lot fall under the requirements and characteristics of the
Neighborhood note Small Area Plan.
Thank you very much for your consideration and efforts. Have a nice afternoon.
Jeff Griffing
7427 Shannon Drive
Edina, MN 55439
1
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 3:17 PM
To: Liz Olson
Subject: FW: 70th and Cahill
Follow Up Flag: Follow up
Flag Status: Flagged
Kris Aaker, Assistant City Planner
4801 W. 50th St. I Edina, MN 55424
)
v I EdinaMN.gov/Planning
From: Lauren Warner
Sent: Wednesday, December 5, 2018 2:57 PM
To: Kris Aaker
Subject: 70th and Cahill
Kris,
Original Message
Like many of my neighbors we are excited about the plans for 70th and Cahill. We want the changes passed as it without
any additional verbiage that would allow for affordable housing. They are two very separate issues/conversations and
should be approached that way.
Please be transparent - as it hasn't been this way as it relates to the affordable housing along side the other
development.
Thank you,
Lauren Warner
6005 dewey hill road
Sent from my iPhone
1
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 3:35 PM
To: Liz Olson
Subject: FW: Cahill Small Area Plan
Can' Ttaaniin euro nAveionment Director
4801 W. 50th St. I Edina, MN 55424
EdinaMN.dov/Planninct
From: Jamie Ballard
Sent: Wednesday, December 05, 2018 3:35 PM
To: Cary Teague; Kris Aaker
Subject: Cahill Small Area Plan
Dear Cary Teague, Kris Aaker, Commissioners, and Council Members,
After much time and research went into the SAP project at 70th and Cahill in Edina, I am hugely disappointed
to hear that there is a last-minute proposal to add a "tower" to the agreed-upon plans. Please consider how this
proposal will place an increased burden on current residents as it relates to:
-Traffic. This area is currently congested as it is and increasing residents will lead to traffic delays, pedestrian
interference, additional bike lane traffic, and the possibility of increased accidents involving all modes of
transportation. Quite simply: more people lead to more accidents, which is especially concerning given there
hasn't been any kind of study or proposal presented to solve for additional traffic.
-Schools. I grew up in Edina, attended Edina schools, and my children currently attend Edina schools. Edina
has historically been known for its quality of education, and I am not willing to watch it suffer as my children as
just getting started. As the size of classrooms increase, unfortunately, the quality of education lessens. There is
less time with the teachers and less attention given to individuals. With the proposed "tower," I have not heard
any proposal on how the city plans to accommodate the additional children in the Edina school system.
-Property value. As a neighborhood, we provide abundant affordable housing. I fully support all fellow
residents, in any tax bracket, but I think a concentration of affordable housing in any area will lead to changes in
businesses and residents in that area, thus impacting current property values. We all work hard to live in Edina,
and affordable housing can and should be diversified across the city.
-Taxes. There has not been an honest, straight answer regarding how current residents' taxes will be impacted.
While I hope this SAP project will benefit the community in the end, it feels incredibly ill-planned and
deceptive with the additional "tower" proposition. We all moved to this neighborhood intentionally. My ask is
that you please be intentional and thoughtful in how we grow and develop it in the future. Specifically:
1. The Planning Commission should approve the current Small Area Plan as-written, with no edits. This
represents a compromise between many citizens and various stakeholders, after hundreds of people gave their
1
time to attending meeting and sharing their input. The Commission should officially reject Cary Teague's memo
and not recommend it be included when the Plan goes to the City Council.
2. As part of approving this Small Area Plan, The Planning Commission should commit to a thorough public
process for vetting the affordable housing proposal at the Waldorf-Nevens site. Discussions between the EHF
and the city (and likely the Commission, Council, and some on the Work Group) have been happening behind
the scenes. This lacks transparency at best and is arguably unethical. The community has a right to consider and
hear these proposals and provide input.
Please consider my feedback and include it in the official packet given to the planning commissioners.
Thank you very much,
Jamie Ballard
7412 Coventry Way
2
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 3:40 PM
To: Liz Olson
Subject: FW: 70th & Cahill Small Area Plan - changes to height limits and affordable housing?
Cary Teague, AICP, Community Development Director
4801 W. outn Jt. nutria, ivA 55424
EdinaMN.qov/Planninq
From: Todd C. Johnson
Sent: Wednesday, December 05, 2018 3:34 PM
To: Cary Teague; Kris Aaker
Cc:
Subject: 70th & Cahill Small Area Plan - changes to height limits and affordable housing?
Cary —
I am writing as a resident of the Prospect Knolls neighborhood, and formerly of the Dewey Hills neighborhood. I
currently reside on Lanham and 70th, 2-3 blocks from 70th and Cahill. I've lived in Edina my entire life, 41 years within
the same 6 block area (Shannon Circle/Dewey Hill Rd and now Lanham Lane/70t h Street)
I have been told that there has been proposed language changes to the previously agreed upon SAP that provides for
future interpretation of building heights. Any such changes will be very disheartening and should be met with much
resistance. We should take lessons learned from the recent development proposals at 44/France, 50t h /France and 72nd/
France. We are not a high density community! If high density doesn't fit on busy France Ave, why would we possibly
think it is a proper fit for an area of Edina such as this. I don't want large high density packed buildings in my
neighborhood. As I said, having lived here for 41 years, that's not the feel I grew up with, and its not the feel I was
expecting to have to deal with when I chose to stay in the area. I don't know the details, but the City recently backed
out of proposals for the Pentagon Park redevelopment area by the former Fred Richard's Golf Course. That would seem
to have been a much more appropriate area for such a high density plan, it even had access to a park and trail that Edina
spent so much money on and felt was so very necessary.
We didn't buy our homes here to have that as part of our future and don't want to denigrate our neighborhood with
high rise rentals. The affordable housing component that is rumored to be brought forward as part of the SAP is also not
a desire of this neighborhood.
I am asking you for 3 things:
1. Please stick to the agreed upon plan and approve it as written.
2. Please agree to no affordable housing component for any development in Edina (Waldorf-Nevens or others)
without moving through a thorough, formal, public process.
3. Please include this email as part of the packets given to the Planning Commissioners for next Tuesday's
meeting.
Please feel free to contact me with any immediate questions.
1
Regards,
Todd
Todd Johnson
7100 Lanham Lane
Edina, MN 55439
Todd C. Johnson
Cedar Point Capital, LLC
One Corporate Center III
7300 Metro Blvd, Ste #360
Edina, MN 55439
Direct
Fax
Cell
2
Cary Teague_ AICP Cnmmunitv Development Director
41301 W. 50th St. I Edina, MN 55424
EdinaMN.qov/Planning
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 3:41 PM
To: Liz Olson
Subject: FW: Comments regarding Small Area Plan
From:
Sent: Wednesday, December lib, 2018 3:36 PM
To: Cary Teague
Subject: Comments regarding Small Area Plan
Cary,
As a lifelong resident of Edina, I'm very concerned with the direction the council has taken with regard to development
of Edina in general, and in particular the plans for the Cahill/70th street area. I agree that the area could be put to much
better use than it has been in the past, but as I read through the plan I couldn't help but feel like it was very out of
character for the Edina I've always known. This plan sounded like it was written by a real "pie in the sky" dreamer who
has visions of building a little utopia. All that was missing was little butterflies flitting about. Sorry if I sound sarcastic,
but dislike seeing the city waste money on fantasy.
Seriously though, my largest concern is how the low income housing idea would impact the school system. It doesn't
appear that any thought has been given to the impact on the schools, and am concerned that an entirely new
referendum will be required (on top of the recent one...) to address the additional student population.
I have a suggestion — if the council is determined to add low-income housing — make it low income housing for
seniors. This would eliminate the impact on the schools and still allow the city to address low income housing. And in
fact, it would address a demographic that the city has largely ignored to date.
Another concern I have is that no "scope creep" be allowed to occur after the plan is approved. Whatever is agreed to,
it needs to be adhered to. There is a lot of mistrust and anger I'm hearing from residents right now, and any thoughts of
slipping changes in later should be abandoned.
One final point — in this section of Edina there has always been a void when it comes to grocery shopping. Please
consider adding a grocery—even a modest sized store would be helpful (something more than the small convenience
store that is next to Ti's). This would be especially valid if you adopt my idea for senior housing.
Thank you for your consideration
Regards
Tom McCanna
1
Liz Olson
From: Kris Aaker
Sent: Wednesday, December 05, 2018 3:42 PM
To: Liz Olson
Subject: FW: 70th and Cahill
Kris Aaker, Assistant City Planner
4801 W. 50th St. I Edina, MN 55424
EdinaMN.gov/Planning
From: Alta Fossum
Sent: Wednesday, December 5, 2018 3:41 PM
To: Kris Aaker
Subject: 70th and Cahill
Original Message
I am very unhappy at the notion of putting up a 100 unit high rise on the Waldorf-Nevens site. Rush hour traffic already
knows how to get off of 494 and come up to Cahill Road and then take a right onto 70th to get to 100. The traffic is
horrific. Using the Waldorf- Nevens site will make traffic a disaster. Thank you, Alta Fossum. a 35 year Edina resident.
Sent from my iPhone
1
21)
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 4:16 PM
To: Liz Olson
Subject: FW: 70th and Cahill Small Area Plan
Can! Teague. AICP. Community Development Director
4801 W. 50th St. I Edina, MN 55424
/ I EdinaMN.qov/Planninq
From: gary bartolett
Sent: Wednesday, December 05, 2018 4:15 PM
To: Cary Teague
Cc: Kris Aaker
Subject: 70th and Cahill Small Area Plan
Please include these comments in the December 12,2018 Planning Commission meeting materials.
I have attended some of the small area plan meetings and while I think the plan as currently written stinks it at least
offers some certainty to the area that we will not have an Estelle project dumped on us. I am aware that my
barbershop will not survive any redevelopment of the area but we need to know what could happen. The proposed
language to be added to allow complete dumping of the plan if the City Council sees fit is rediculous. Why have a plan
you do not intend to follow. Also the failure to include immediately adjacent parcels to allow conflicting development
there is senseless. It is a single area and should be treated as such. The Council allways seems to want new
developments to fit in elsewhere in the City, why not here also.
The whole thrust of this exercise from day one has been to cram more high density housing into Edina. The city
government is trying to convert Edina from a single family community into an appartment community. The recent
election makes clear that a large number of residents do not agree with this. Allowing changes to be made in the plan
at this date without community involvement looks like another attempt to sneak something through the process.
Gary L. Bartolett
7421 Gleason Road
Edina, MN 55439
1
2°1.
Liz Olson
From: Cary Teague
Sent: Wednesday, December 05, 2018 4:39 PM
To: Liz Olson
Subject: FW: 70th/Cahill Small Area Plan
Can/ Marl AICP. Community Development Director
4801 W. 50th St. I Edina, MN 55424
EdinaMN.idov/Plannind
From: Kristi Neal
Sent: Wednesday, December 05, 2018 4:38 PM
To: Cary Teague
Cc: Kris Aaker
Subject: 70th/Cahill Small Area Plan
Please include this feedback in the official packet to be handed out on Dec 7th to each member of the
planning commission.
Cary Teague and Edina Planning Commission Members,
I have owned my home on Kemrich Drive in Edina for over eight years. My parents lived in Edina for over 30
years, approximately 18 of those years were spent on Fleetwood Drive. My husband and I are now raising our
three children here where they attend EPS and participate in various Edina sports. We have enjoyed our
location in Edina. We frequently go to Lewis Park, using the path for walking, biking, the playground, soccer
fields and ice skate often throughout the winter.
For thirty years now, the 70th and Cahill area has been in need of updating or redevelopment. It has not
changed, other than business turnover, all these years. When I heard that the city was looking for volunteers
to help create the small area plan for 70th and Cahill I was thrilled we would hopefully finally see the positive
change in that node that has been long overdue. We have been patiently waiting for this for years. I decided I
would volunteer to help. I served on the 70th and Cahill Small Area Plan Working Group. After countless hours
of meetings, subcommittee meetings, public engagement events where community members gave their input,
careful consideration of all stakeholders, several hours talking about and studying height and density in Edina
and surrounding area projects, with many hours reviewing drafts of our plan and more, we were able to
thoughtfully write our small area plan.
I am writing to you today to ask you to pass the 70th/Cahill Small Area Plan AS WRITTEN and to reject the
amendment brought forth by Cary Teague. The SAP accurately reflects the compromises that we made to
bridge the gap between the residential and commercial interests, it represents a compromise after hundreds
of people gave their time to attending meetings and sharing their input. Please do not alter any language and
lose the trust and respect of all the community members that participated and those that were brought into
the fold after the fact. We are counting on you. Many feel as though this amendment was drafted with a
1
30.
specific development/developer in mind. This is a disappointment, negates our work and undermines what a
small area plan is supposed to be about.
I am also asking that as part of approving this small area plan, The Planning Commission should commit to a
thorough public process for vetting the affordable housing proposal at the Waldorf-Nevens site. Several
concerned neighborhood residents have reached out to me and other members of the SAPWG regarding this
issue. Discussions between the Edina (Affordable) Housing Foundation and the city (and likely the Commission,
Council, and some on the Work Group) have been happening behind the scenes. This lacks transparency at
best and is arguably unethical. The community has a right to consider and hear these proposals and provide
input. It is disheartening that this was never brought forward after we repeatedly reached out to the
community, yet the EHF chose not to engage. Disappointing and greatly lacking transparency.
We look forward to the village at 70th and Cahill that could be truly a wonderful area that our quadrant has
always lacked. This will not happen if the first development is 100% affordable housing. After the potentially
millions of dollars that a developer will need to spend on the clean-up of the toxic site, will this developer
really have what it takes to redevelop the high-quality project that fits the spirit of the village we have
envisioned and one that we all expect and would like to see in Edina? Please carefully consider what you are
doing to our neighborhood node. These small nodes are not in every city. They are special and can serve a
wonderful purpose in our community. We should carefully redevelop this site to be the great area it should
be. Please help us make that happen.
Thank you for your service to our community.
Best regards,
Kristi Neal
70th & Cahill SAPWG
2
As a 22+ year resident of Edina, all of it on streets within one block of Lewis Park, I admit I was excited to learn a small area
planning committee was finally working on plans focused on revitalizing 70 th and Cahill. I have longed to see a redeveloped of
that area of our community. When the committee times were announced, I participated in as much of the opportunities as I
could to share my thoughts and work on a plan consisting of a compromise between city official, neighbors and local business
owners.
And that is the key term, compromise. The plan that the Small Area Planning committee created was born out of hours of
work of residents, business owners and city representatives. They debated, discussed and analyzed. This plan is not perfect,
but it is a compromise created from all those individuals who live in, own property in or work in and they all grew to
understand the strengths, weaknesses and potential of this area.
The reason I am writing to you is that I implore you to approve the Small Area Plan as written. Please do not include edits and
alterations to what has been presented to the Planning Commission. The recommendations presented by Cary Teague's
memo do not address the needs and wants of the main stakeholders of this plan's community. In fact, they completely ignore
those of us who live and work here.
I am an Edina "boomerang." Not sure that word has been used to describe someone before who moved away post college
and then chose to come back to this community when looking for a place to establish a home, raise kids and make their mark
on their community. But that is what I am. My husband and I were transferred to Minnesota after living in the Chicago area
for 10 + years. When we looked at local communities, I let my husband guide the search, as I knew where I wanted to live —
Edina. After fully researching the pros and cons of neighboring communities he came to the conclusion that Edina is truly the
ideal place where we should raise our family (and trust me- it was a lengthy, detailed process as his job is analytics). The
schools are great, the people in this community care about it and invest their time and effort into keeping it remarkable.
That is what we are trying to do- we want to keep our community, our neighborhood, our node great. Why is there such rush
to grow our population and to expand development at such a fast pace? Why do we need to build stand alone affordable
housing? Why can't we include affordable housing in all new developments at the standard 10-20% rate as agreed upon by
the city council? (I am not against affordable housing- but I want it included as a percentage of a structure not as an entirety.
Doing so brings about images of "us" vs "them" and an ostracizing of a population versus an inclusion into our community.) I
have had four children go through (or currently attend) Creek Valley and each has had overflowing numbers of classmates
(28-32). Where will we put all of the new students should they move here to fill the new housing that is being proposed?
Where will the additional traffic go if the proposed affordable housing is built at the former Waldorf-Nevens site? Has a
traffic study even been conducted?
Our neighborhood is already home to several non-single family dwellings. How will it benefit the current residents to add
another 50-100 units (with multiples of people living in them) into this neighborhood? I challenge you to help us understand
how it will make improvements to the current residents and stakeholders who will be impacted by such alteration? Isn't it the
first priority of our city council, commission members and city employees to serve its current community- not those who
might want to move into the community?
In closing, I urge you to:
1) Approve the Small Area Plan as written.
2) Reject the amendment proposed by Cary Teague
3) Open any discussions regarding the development of the former Waldorf-Nevens site up to the public. It seems that
conversations have been moving along for months regarding this site and building affordable housing there, without
any consideration of the local community. We have a right to discuss the proposale and to share our feedback.
Thank you for your time, consideration, and dedication to keeping Edina a great place to live.
Regards,
Heather Bennett
5708 Kemrich Dr.
31.
Cary Manua. AICP. Community Development Director
4801 W. 50th St. I Fdinl, MN 55424
EdinaMN.gov/Planning
Liz Olson
From: Cary Teague
Sent: Thursday, December 06, 2018 7:38 AM
To: Liz Olson
Subject: FW: Please deliver to Planning Commission - RE: Cahill & 70th
From: John Uecker
Sent: Wednesday, December 05, 2018 4:53 PM
To: Cary Teague
Cc: Kris Aaker
Subject: Please deliver to Planning Commission - RE: Cahill & 70th
Hi Cary,
Please include the following correspondence in the official packet that goes to each of the Planning Commissioners for next Tuesday's
meeting.
Dear Planning Commissioners,
Thank you for a good discussion at last week's Small Area Plan meeting for 70th and Cahill last week. While I have my concerns
about traffic, as did certain Commissioners, I am pleased to know that traffic studies will be conducted with any development
proposal. The Small Area Plan was created through discussions and ideas of numerous residents and parties and concessions were
made by all. There is no perfect plan. As I understand it, this process has been ongoing for some 18+ months, as it was no small
task. The process was open, transparent and thorough. This is not the case with the amendment from Cary Teague, the city's
Development Director, that would edit the plan to insert "flexibility language" allowing the city to negotiate greater height and density
with a developer as they saw fit. If you approve this amendment, you go against the guidelines set forth in the Small Area Plan. If
you go against the plan, you discredit the hours spent by the Small Area Plan members who collectively, and with feedback from the
residents of the neighborhood, put a cap on the height and density. How can this amendment even be considered this late in the
game. It sure seems like a sly political move to sneak it in.
I urge each of you to think not just as a Planning commissioner, but as a 70th and Cahill resident. It will help you to easily see how
wrong this amendment is. Our small area plan includes the collective feedback of residents with no amendments. And then an
amendment is snuck in at the 11th hour that can completely undermine the two most important pieces of the plan, height and
density. I don't even know where this amendment is . . I can't find it, which is frustrating. Why isn't it on the Edina website? Is there
something to hide? Again remember you live in the 70th and Cahill area. My wife and I recently relocated from Chicago Our oldest,
Benjamin just started kindergarten at Creekside and William is in preschool. So we are invested in the neighborhood for years to
come. We move to this neighborhood as it's charming. It's relatively quiet with some restaurants and shops nearby. We don't want to
live near a really busy intersection. Increased density will lead to increased traffic in an area that does not support it. It is called a
'Village' for a reason and let's keep it that way.
After attending last week's meeting and hearing from involved neighbors, my other concern revolves around affordable housing. It is
needed in Edina but we must have a solid process for its placement as well as its density so as to promote economically vibrant
neighborhoods, especially around 70th and Cahill. Too much affordable housing could impact future economic growth and hinder
commercial development plans. It must be thoughtful and equitable to Edina residents. There should be a process for ensuring this
fairness.
My wife, Andrea, and I politely request the following from the Planning Commissioners:
32
1. The Planning Commissioners should approve the current Small Plan Area ("Plan") as-written, with no edits. This represents a
comprise between many citizens and various stakeholders, after hundreds of people gave their time to attending meetings and sharing
their input. Therefore, the Planning Commission needs to officially reject Cary Teague's amendment and not recommend it be
included when the Plan goes to Edina City Council.
2. As part of the approving this Plan, the Planning Commission should commit to a thorough public process for vetting the affordable
housing proposal at the Waldorf-Nevens site. Discussions between the EHF and the city "(and likely the Commission, Council, and
some of the Work Group) have been happening behind the scenes. This lacks transparency at best and is arguable unethical. The
community has a right to consider and hear these proposals and provide input.
Sincerely,
John & Andrea Uecker
7105 Fleetwood Dr.
2
Liz Olson
From: Cary Teague
Sent: Thursday, December 06, 2018 7:40 AM
To: Liz Olson
Subject: FW: 70th and Cahill Road Development
Cary Teague, AICP, Community Development Director
4801 W. 50th St. I Edina, MN 55424
I EdinaMN.gov/Planning
Original Message
From: Darcy Dahnert
Sent: Wednesday, December 05, 2018 6:41 PM
To: Cary Teague; Kris Aaker
Subject: 70th and Cahill Road Development
>> Planning Commission Members,
>> As a bit of background, I graduated from Edina High School. My children were raised and educated in Edina. My
daughter's family with 3 young sons live in the Dewey Hill neighborhood where she grew up. My husband and I are now
living in a townhouse on 74th and Cahill.
» We are concerned about the proposed development plans for 70th and Cahill. We have been out of town and have
missed attending the meetings. We hear about the crowded schools at Creek Valley and Valley View and we fight the
rush hour traffic through the area where streets back up. Those are major concerns as we imagine what would happen
to this neighborhood if high density housing is built. The traffic problems and schools are not things that Edina seems to
be able to fix so it certainly will adversely impact the neighborhood and property values. The push to urbanize Edina
should not come at the cost of reducing the quality of life in our residential neighborhoods. We are a 3 generation family
in this neighborhood and counted on a continuation of high quality schools, safe streets and stable property values.
» We feel that the Planning Commission should approve the current Small Area Plan as written, without any changes.
The compromise is not perfect but represents the best efforts of hundreds of people giving time and thoughts about it.
>> We feel strongly that Cary Teague's memo should be rejected and not included when the plan goes to the City
Council.
» The Planning Commission should also make sure a public process is followed for vetting the affordable housing
proposal at the site of the former Waldorf Nevens dry cleaning facility. Members of our community will be significantly
impacted and have the right to be informed and allowed to provide input.
» We request that our email be included in the packet of information that will be delivered to each member of the
Planning Commission. Please confirm you have received this and that it will be included in the packet.
1
>> Thank you for your time, consideration and assistance.
>
» Darcy and Mike Dahnert
>
>
>
2
Liz Olson
From:
Sent:
To:
Subject:
Kris Aaker
Thursday, December 06, 2018 8:05 AM
Liz Olson
FW: Concerns regarding proposed plan please include my comments for the Planning
Commission
Kris Aaker. Assistant City Planner
4801 W. 50th St. I Edina, MN 55424
i EdinaMN.gov/Planning
From: bruce prokosch
Sent: Wednesday, December 5, 2018 8:16 PM
To: Cary Teague
Cc: Kris Aaker
Subject: Concerns regarding proposed plan please include my comments for the Planning Commission
Hello
My name is Bruce Prokosch. I am a property owner at 7200 Cahill.
I have serious concerns regarding the information that I have seen regarding the plans for 70th and Cahill
Road. Prior to moving forward I believe that there should be additional review and collaboration on the matter.
We need more review on the matter and more collaboration.
The property owners in my building want to protect their investment and not be rushed into a questionable plan.
I am available for consults.
Bruce G Prokosch
BRUCE
Kris Aaker. Assistant City Planner
1j.: 4801 W. 50th St. I Edina, MN 55424
— " EdinaMN.gov/Planning
Liz Olson
From: Kris Aaker
Sent: Thursday, December 06, 2018 12:00 PM
To: Liz Olson
Subject: FW: Opposition to 70th and Cahill Development
Importance: High
From: McLenighan, Sara
Sent: Thursday, December 6, 2018 11:58 AM
To: Cary Teague
Cc: Kris Aaker
Subject: Opposition to 70th and Cahill Development
Importance: High
Please accept this email as a notification of my STAUNCH opposition to the ludicrous 70th and Cahill Development. The
height, density and also the influx of low income housing will destroy Edina and the beautiful neighborhood. Our Edina
schools are already over-crowded and the traffic is outrageous. We DO NOT need more low income housing and all of
the issues that come with it. Please include my correspondence in the packet to the planning commissioner, and I would
be happy to speak to anyone directly about this issue. It appears to me that the covert discussions/arrangements that
have taken place behind the scenes are egregious at best and definitely unethical. The community and Edina residents
need to be part of this consideration and this is absolutely preposterous. Here are two specific requests in addition-
1. The Planning Commission should approve the current Small Area Plan as-written, with no edits. This represents
a compromise between many citizens and various stakeholders, after hundreds of people gave their time to
attending meeting and sharing their input.
2. As part of approving this Small Area Plan, The Planning Commission should commit to a thorough public process
for vetting the affordable housing proposal at the Waldorf-Nevens site. Discussions between the EHF and the
city (and likely the Commission, Council, and some on the Work Group) have been happening behind the scenes.
This lacks transparency at best and is arguably unethical. The community has a right to consider and hear
these proposals and provide input!
If you need any additional information from me, kindly contact me at this email or my direct cell phone.
Sincerely,
Sara McLenighan
1
Liz Olson
From: Kris Aaker
Sent: Thursday, December 06, 2018 3:32 PM
To: Liz Olson
Subject: FW: C Teague's amendment opposition
Kris Aaker, Assistant City Planner
4801 W. 50th St. I Edina, MN 55424
From: Hannelore Brucker
Sent: Thursday, December 6, 2018 3:29 PM
To: Cary Teague
Cc: Kris Aaker
Subject: C Teague's amendment opposition
To Ms.Teague,
I am adamantly opposed to your amendment of the 70th & Cahill Small Area Plan. You can not, without a public vetting
process, override the will of Edina citizens and taxpayers. You are trying to override the will of the community as if you
were Cesar with the so very subtle "FLEXIBILITY LANGUAGE". Even the Small Area Plan was hard for the citizens to agree
to. Now you want to dictate "more" of a public take over and disregard the democratic process.
You need to include my correspondence in the official packet that goes to the Planning Commission!
The citizens still have right to be heard Hannelore A. Brucker, M.D., F.A.C.P
1
Liz Olson
From: 2018CompPlan
Sent: Thursday, December 06, 2018 3:34 PM
To: Liz Olson
Subject: FW: Tuesday, Dec. 11th vote
Kris Aaker. Assistant City Planner
4B01 W. 50th St. Edina, MN 55424
— ' EdinaMN.gov/Planning
From: DIONE PALMER ,
Sent: Thursday, December 6, 2018 3:30 PM
To: Cary Teague Kris Aaker
Subject: Tuesday, Dec. 11th vote
Please see my concerns below:
• The Planning Commission should approve the current
Small Area Plan as-written, with no edits. This represents a
compromise between many citizens and various
stakeholders, after hundreds of people gave their time to
attending meeting and sharing their input. And should
officially reject Cary Teague's memo and not recommend it
be included when the Plan goes to the City Council.
• As part of approving this Small Area Plan, The Planning
Commission should commit to a thorough public process
for vetting the affordable housing proposal at the Waldorf-
Nevens site. Discussions between the EHF and the city
(and likely the Commission, Council, and some on the
Work Group) have been happening behind the scenes. This
lacks transparency at best and is arguably unethical. The
community has a right to consider and hear these proposals
and provide input
Sincerely,
Dione Palmer
Sent from my iPad
1
1.1
Kris Aaker, Assistant City Planner
4801 W. own at. 1 CUll ICI, MI'.
1 EdinaMN.gov/Planning
Liz Olson
From: Kris Aaker
Sent: Thursday, December 06, 2018 3:40 PM
To: Liz Olson
Subject: FW: 70th & Cahill
From: Veronica Lee-Erspamer
Sent: Thursday, December 6, 2018 3:36 PM
To: Cary Teague •
Cc: Kris Aaker
Subject: 70th & Cahill
To the Edina Planning Commission Board,
My husband and I are new residents, after purchasing a townhome at the corner of 70th & Cahill a little over a year
ago. I am an executive secretary and my husband is a retired State Trooper. I offer this as a point of reference to let you
know that we don't come from a lucrative background but we choose to live in the Edina community for a particular
quality of life as we round out our golden years.
We attended the November 28th planning meeting at City Hall as well as one of our Area Planning Sessions earlier in the
year. We have been encouraged by the Small Area Planning Group's diligence in working with hundreds of residents' to
come up with a plan that incorporates everyone's input. We agree with the proposal submitted at the Planning
Commission Meeting last week. Several people stood up to speak at the Planning Commission meeting to add their
support and we agree whole heartedly with the vision.
Density is a huge issue for all of the obvious reasons —traffic and schools make the top of the short list. Please adopt the
Small Area Plan as written — with NO edits. Our understanding is that the Waldorf-Neven site may compromise the
plans. That's disappointing to say the least. We plan to live in the area for a long, long time but will consider an
alternative if this new development compromises our lifestyle to a great degree.
Lastly, we ask that you include this letter with the packet of info going to each of the Commissioners.
Our best regards,
Veronica L. Ersparner
Daniel J. Erspamer
(retired)
1
3'6,
5559 West 70th Street
Edina, MN 55439
2
Liz Olson
From: Kris Aaker
Sent: Thursday, December 06, 2018 4:18 PM
To: Liz Olson
Subject: FW: 70th and Cahill Small Area Plan
Kris Aaker, Assistant City Planner
ig
From: Ken Heruth
Sent: Thursday, December 6, 2018 4:17 PM
To: Cary Teague Kris Aaker
Subject: 70th and Cahill Small Area Plan
I am encouraging the Edina Planning Commission to approve the Small Area Plan that was prepared by the Plan Work
Group as is. I specifically ask them to reject flexible language allowing negotiating projects that exceed the limits in the
report. This proposed amendment, presented at the past minute without discussion, arrogantly overrides the work of
many area residents who will be most affected by the developments in this area. Certainly the discussions during the
last city council election indicate that Edina residents want and deserve to be included in planning developments in their
neighborhoods.
I request that this email be included in the packet of information that will be provided to the planning commission.
Kenneth Heruth
5545 W. 70th St.
Sent from Mail for Windows 10
1
Liz Olson
From: Kris Aaker
Sent: Thursday, December 06, 2018 4:28 PM
To: Liz Olson
Subject: FW: 70th and Cahill development project
Kris Aaker, Assistant City Planner
4861 VV. UVI.11 OL. I CU11121, IVIIN U09 'GT
EdinaMN.gov/Planning
From: John Thorkelson <• •
Sent: Thursday, December 6, 2018 4:28 PM
To: Cary Teague _ Kris Aaker <
Subject: 70th and Cahill development project
To whom it may concern,
I have just received information that the Planning Commission will be voting on the Small Area Plan for the
70th and Chill area. This plan was produced by community members at the request of the City Of Edina. These
community representatives voluntarily donated many many hours of their time and talent to produce an area
plan that they considered a fair compromise of the many ideas discussed by their committee. I think it would be
very arrogant of the Planning Commission not to accept this plan as written by our community
representatives.
Please share this letter with each member of the Planning Commission.
Thank you.
John Thorkelson
5527 W. 70th St,
Edina, MN 55439
1
40
Liz Olson
From: Cary Teague
Sent: Thursday, December 06, 2018 4:31 PM
To: Liz Olson
Subject: FW: Development
ary Teague, AICP, Community Development Director
From: John Fangman
Sent: Thursday, December 06, 2018 4:18 PM
To: Cary Teague
Subject: Development
As a resident at highcroft I encourage no change in the small development plan as outlined. No modifications
are actually acceptable as that is what the neighbors has accepted. Thank you for your accepting the will of the
residents. John Fangman 5505 west 70th St.
1
41.
Liz Olson
From:
Sent:
To:
Subject:
Cary Teague
Friday, December 07, 2018 7:26 AM
Liz Olson
FW: URGENT..PLEASE READ AND INCLUDE IN OFFICIAL PACKET TO PLANNING
COMMISSIONERS
Cary Teague, AICP, Community Development Director
From: Jan Thorkelson
Sent: Thursday, December 06, 2018 4:36 PM
To: Cary Teague; Kris Aaker
Subject: URGENT..PLEASE READ AND INCLUDE IN OFFICIAL PACKET TO PLANNING COMMISSIONERS
As a homeowner in close proximity to the 70th and Cahill area, I respectfully urge you to approve the Small
Area Plan AS WRITTEN with NO EDITS. Please reject Cary Teague's memo that would insert "flexible
language" allowing the city to negotiate greater height and density with a developer as they saw fit" !Int
As part of approving the Small Area Plan there should be a thorough public process dealing with the affordable
housing proposal at the site of the Waldorf-Nevens building. The sale of this property SHOULD NEVER
HAVE HAPPENED. The SAP Working Group was given the task of coming up with an OVERALL PLAN for
the whole area, and the sale of this parcel goes against the vision that the working group worked so hard to
formulate. The Edina Housing Foundation is misleading the SAP group and the residents of Edina.
There will never be the type of upscale development that is needed if the developer of that parcel of land is
allowed to have FREE REIGN over what is built there. The Small Area Plan should be treated as separate from
the Affordable Housing proposal.
PLEASE REJECT THIS UNETHICAL AMENDMENT. We care deeply about this issue, and if the
redevelopment has to happen, we want to see it done right, and with public input at EVERY STEP OF THE
PROCESS.
Respectfully, Janet Thorkelson
1
42.
Liz Olson
From: Kris Aaker
Sent: Friday, December 07, 2018 8:10 AM
To: Liz Olson
Subject: FW: Small area plan 70@cahill
Kris Aaker, Assistant City Planner
4801 W. 50th St. I Edina, MN 55424
•- /Planning Original Message
From: CARL M schneider
Sent: Thursday, December 6, 2018 7:55 PM
To: Kris Aaker
Subject: Small area plan 70@cahill
Kris, I would hope that you would support the small area plan as written, with no memos attached. Thank you for your
consideration. Carl Schneider 5523 W 70th St. - sent from my iPhone
1
43 .
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Jon Stechmann
Street Address 7460 Shannon Drive
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * PART 1
Planning Commission,
Please accept the 70th and Cahill Small Area Plan as written
without an amendment that would allow the city flexibility to exceed
the height and density parameters called for in the small area plan.
In the event the Waldorf-Nevens site is rezoned for residential, any
development (market rate housing or affordable housing) should be
in compliance with these height and density requirements. The
Waldorf-Nevens lot should have adequate parking on-site to
accommodate 2 vehicles per unit and adequate green space.
Based on the proAmity to the bike path, I strongly suggest that the
site also provide community access to the bike trail. Any
development built on the Waldorf-Nevens lot is very important to the
entire Neighborhood node, as it is the first property that will be seen
from visitors traveling from the east, therefore it is especially critical
that this lot fall under the requirements and characteristics of the
Neighborhood note Small Area Plan.
File Upload Attachments allowed: pdf, jpg, png
Kris Aaker, Assistant City Planner
4801 W. am I mtnika, .
EdinaMN.gov/Planning
Liz Olson
From: Kris Aaker
Sent: Friday, December 07, 2018 9:21 AM
To: Liz Olson
Subject: FW: Proposed Development Pr
From:
Sent: Friday, December 7, 2018 9:10 AM
To: Cary Teague _ _ ;Kris Aaker
Subject: Proposed Development Pr
Mr Teague, Planning commission members:
I am an Edina resident and have lived at 5535 W. 70th St for 20 years. I have attended the recent meetings regarding the
proposed development at 70th /Cahill. One of our Townhome Association members has served on the SAP Working
Group. He also has kept our Association informed of plans for this area.) am writing to encourage you and the planning
Commission to pass the current Small Area Plan as written. I would ask that this plan not be edited to allow amendments
that would allow deviations from this plan. My request reflects the will of the community which I have clearly observed at
the meetings I attended. I would ask that there not be a last minute amendment that would allow deviation from this Small
Area Plan.This would lack transparency and not reflect the will of the community. I would ask that the memo proposing
this amendment not be included when the Plan goes to the City Council.
I would also ask that the Planning Commission provide a public process for vetting the affordable housing proposal at the
Waldorf Nevins site. Our community should have the right to consider these proposals and have input. Each day when I
look out my window, and observe the back up of traffic on 70th street at certain times of the day.I get concerned.lt is
bumper to bumper. The current traffic congestion from Cahill to France forces me to allow quite a bit of extra time to get
anywhere. In addition,) have always felt this was a quality neighborhood, well planned and not over developed. It was
away from the over developed area near Southdale.
I lived in Mineapolis for many years and chose to move Edina for the quality of life it affords and its well run government. I
hope that I and this community are not disappointed in how this project proceeds.
Sincerely,
Patty Cunniff
1
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name. street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Jon Stechmann
Street Address 7460 Shannon Drive
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * PART 2
My full support of the Small Area Plan is still contingent upon:
1. A reputable traffic study. (The comment during last week's
planning meeting that a 100 unit building may generate less traffic
than the maximum three cars that ever simultaneously visited the
dry cleaners is absurd and made me question the quality of any
preliminary study results). This should include all intersections
impacted, including access to Highway 100.
2, Separate from height and density requirements, limiting the total
number of units/people on the 19 acre node.
3. The establishment of a reasonable percentage mix of market rate
and affordable units.
4, Completion of a study (based on a similar property mix) to
estimate the expected number of additional students and the
resulting impact on the school system.
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By submitting this form, I have read and agree to the Data Practices Achisory abme,
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason; you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Jon Sechmann
Street Address 7460 Shannon Drive
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * PART 3
One additional comment and observation from the November 28th
Planning Committee meeting...I thought there was a big disconnect
(within the Planning committee and the City staff) at the meeting
regarding doing things the old way (i.e., if we zone it for five stories
a developer can do whatever they want), compared to the
adherence and support to a small area plan (i.e., if you (developer)
want to participate, your building should look like this, here is the
mix of retail, commercial and residential, here is our evectation
regarding plazas, parking, store fronts, architecture, etc.). I would
like to understand how other cities seem to have figured this out.
Please include my comments in the official packet each member of
the planning commission will receive this Friday, December 7th.
Regards,
Jon Stechmann
7460 Shannon Drive
File Upload Attachments allowed: pdf, jpg, png
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * David Dobberfuhl
Street Address 7411 Coventry Way
City Edina
State MN
Zip Code 55439
Phone Number no dashes or spaces
Email
Comments * I am writing to express my concern over the redevelopment of the
Cahill area and the Small Area Plan (SAP). I watched the public
comment meeting last week and there are a few points I find
particularly alarming.
- To my knowledge there has not been any analysis on the impact
this change WO have on the Creek Valley Elementary School. I
moved to Edina for one reason; because the schools were the best.
Now, as my kids reach school age, I find that the school system is
slipping even as taxes going to the school system continue to rise.
When I see how the impact on the school system is disregarded in
decisions such as the SAP, it becomes clear that the city is treating
the school system as an afterthought.
- To my knowledge there also hasn't been any study to determine
the traffic impact on an already strained area.
- There are many other concerns with the lack of due diligence
surrounding this project, but the format of this submission limits the
response size.
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City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Hillary and Jason Plank
Street Address 7420 Shannon Circle
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * Please accept the 70th and Cahill Small Area Plan as written, and
officially reject Cary Teague's 11th hour amendment that would
allow the city flexibility to exceed the height and density parameters
called for in the small area plan. This amendment should not be
included in the plan that goes to city council.
In the event the Waldorf-Nevens site is rezoned for residential, any
development (market rate housing or affordable housing) should
remain in compliance with the height and density requirements
currently in the 70th and Cahill Small Area Plan (not to exceed five
stories). We are not opposed to the affordable housing proposed in
the plan as written, but to severely amend the SAP working group's
proposal at the last minute without consideration of impact to
schools, traffic etc unconscionable. Furthermore, this is not the
area for high-density housing and a tower would detract from the
neighborhood.
Include these commments in official Planning Commission packet
12/7.
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By submitting this form, I haw read and agree to the Data Practices Achisory abche.
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form avII be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback , sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Neil K, Sheehy
Street Address 7423 Coventry Way
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * My family (wife and nine children) have lived here since 2006. We
love this community and my youngest children (triplets) are Seniors
at Edina High School. Our family is completely against the Teague
Amendment and demand that this late added amendment be
withdrawn from the current SAP proposal. This is a disgusting
attempt to end-run the hard work that has been done by the
planning commission (without the input from the community).
Change is always difficult but must be done right and not in an
underhanded way. I ask that you vote against the Teague
Amendment or there will be a heavy price to pay within the
community. I for one will move out of this area in short time because
I can see how the proposed amendment will downgrade my
neighborhood in a big way and I will not stick around and watch it
happen. I living in Edina and will stay in this community but will
be furious if the City Council allows the Teague Amendment to
remain on the current proposal.
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By submitting this form, I have read and agree to the Data Practices AcMsory abme.
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members,
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Elizabeth McCarty
Street Address 5816 Dewey Hill Rd
City Edina
State Mn
Zip Code 55439
Phone Number
no dashes a spaces
Email
Comments * Planning Commission,
Please accept the 70th and Cahill Small Area Plan as written
without an amendment that would allow the city flexibility to exceed
the height and density parameters ca►►ed for in the small area plan.
In the event the Waldorf-Nevens site is rezoned for residential, any
development (market rate housing or affordable housing) should be
in compliance with these height and density requirements.
File Upload Attachrrents allowed: pdf, jpg, pig
By submitting this form, I haw read and agree to the Data Practices Achisory above.
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields'of this form, However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth etnails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Julie Sheehy
Street Address
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * To all with authority regarding the building project at Cahill and 70th
Street,
What is happening with this project is deeply troubling g and I want
you to understand that this project will not get rammed through
without a legal battle. Please end this now.
Julie Sheehy
7423 Coventry Way
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By submitting this form, I have read and agree to the Data Practices Advisory abo
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection
Data Practices Advisory:
Any information submitted through this form Will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member.
Name * Sunil Bafne
Street Address 7401 coventry way
City edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * I watched the public comment meeting last week with intense
interest. I few blocks from the proposed "tower" at 70th and
Cahill. The following are my concerns:
-There have been very little data provided as to the details of taxes
and the funding of this project. These would be funds coming from
the various agencies and the City. Taxpayers need to know the
immediate and long-term tax implications, as well as which private
entities stand to profit from this project.
-Wealth effect: property values may decline as perceived value and
exclusivity are diminished.
-Noise and chaos: reduced quality of life from radically increased
population density, especially in nearby Lewis Park.
- overall safety of kids
- imposition on highly committed citizens without their approval
- traffic is already chaotic - schools are overloaded already
- developing something like this in the heart of industrial park is
better rather than residential area
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be ernailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members,
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City staff member,
Name * Alice Hulbert
Street Address 7221 Tara Road
City Edina
State Mn
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * Planning Commission Members-
I am a member of the Cahill Small Area Plan work group. As a
member I can attest to the hard work and substantial compromise
that went into crafting this plan. Our group had two property owners
who were dedicated to advocating for a plan that would result in the
greatest financial return on their properties, and our height and
density recommendations are a direct result of their self advocacy.
At our community meetings no one was in favor of the kind of height
and density that we ended up allowing, as evidenced by two of our
community members voting against our plan. The two property
owners also voted against the plan as it would not support the
financial return they desire.Our Plan is a fair compromise between
these two camps, and the village concept and green space address
the desires of the greater community. The proposed amendment to
allow even further height and density for a noble project will negate
all of our work and break trust with the communit
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City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will be emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members,
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason; you might not receive a response from them. You
might also receive a response from a City staff member.
Name *
Alice Hulbert
Street Address
City
State
Zip Code
Phone Number no dashes or spaces
Email
Comments * Part 2
breaks trust with the community. Our charge was to bring forward
the desires of the community, not to advocate for our own personal
gain. Our final plan reflects that. I request that you vote against the
proposed amendment, The Planning Commission should not erase
the work of the small area plan group and the input from the
community with this vote. Thank you for your work!
Alice Hulbert MD
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By submitting this form, I hate read and agree to the Data Practices Advisory above.
City of Edina Correspondence Submission
Correspondence Planning Commission
Selection *
Data Practices Advisory:
Any information submitted through this form will he emailed to all Board or Commission members. You are not required to
complete any fields of this form. However, if you do not provide your name, street address or your email address, your
comments will not be sent to the Board or Commission members.
Open Meeting Law
Members receive and consider all feedback sent through this form. Because of the open meeting law, Members cannot
engage in back-and-forth emails involving a quorum. For that reason, you might not receive a response from them. You
might also receive a response from a City•staff member,
Name * Beth Shipley
Street Address 7092 Cahill Rd
City Edina
State MN
Zip Code 55439
Phone Number
no dashes or spaces
Email
Comments * We are owners of a townhome located in The Highlander
community, perhaps the closest residences to the proposed
affordable housing project at the former Waldorf Nevins sight. We
feel somewhat blind-sided by Mat appears to be behind-the-
scenes, tweeking of the "Small Area Plan." We STRONGLY oppose
CARY TEAGUE's amendment of the plan that would allow for
greater height and density.
Pd like each one of you to spend a few early mornings on Cahill Rd.
& 70th street to see the vehicle congestion.., which has been
compounded since the Edina Public School Dept of Transportation
relocated to our area. School busses (early morning AND
afternoon) & a steady line of cars make it already tough to exit our
townhome community. ehicle congestion is perhaps worse at the
end of the day, with going-home traffic. It's stupefying to imagine
building high density residences, adding to current high density
traffic issues Our area is already compromised by aging, unkept
commercial bldgs.
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