HomeMy WebLinkAbout2024-01-24 Planning Commission Special Work SessionAg enda
Planning Commission Work Session
City of E dina, Minnesota
Com munity R oom, E dina City Hall
Wednesday, Januar y 24, 2024
5:00 PM
I.Ca ll To Ord er
II.Roll Ca ll
III.Sketch Pla n Review - 7235 Fra n ce Avenue
IV.Adjournm en t
The City of Edina wants all residents to be comfortable being part of the public
process. If you need assistance in the way of hearing ampli*cation, an
interpreter, large-print documents or something else, please call 952-927-8861
72 hours in advance of the meeting.
Date: January 24, 2024 Agenda Item #: I I I.
To:P lanning C ommission Work S es s ion Item Type:
O ther
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:S ketch P lan R eview - 7235 F ranc e Avenue Disc ussion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
No action requested.
I N TR O D U C TI O N:
P rovide the applicant non binding feedback on a potential future development application.
AT TAC HME N T S:
Description
Staff Memo
Proposed Plans
Applicant Narrative
Site Location, Zoning and Comp. Plan
Previous sketch plan proposal (2023)
City Council Res olution - Negative Declaration on the need for an EAW
2023 AFO Review (Mic Johns on)
2024 AFO Review (Mic Johns on)
Concept Slides from M. Fischer and M. Schroeder
Staff Pres entation
Applicant Pres entation
City of Edina • 4801 W. 50th St. • Edina, MN 55424
City Hall • Phone 952-927-8861
Fax 952-826-0389 • www.CityofEdina.com
Date: January 24, 2024
To:
Planning Commission
From: Cary Teague, Community Development Director
Re:
Sketch Plan Review – 7235 France Avenue
Enclave Companies have submitted a revised sketch plan proposal for redevelopment of the
Macy’s Furniture store site at 7235 France Avenue. The plan layout and proposed uses are
generally consistent with the original sketch plan. The plans still divides the site into four parcels as
recommended in the Southdale Design Experience Guidelines. (See attached original sketch plan.)
Revisions have been made to incorporate feedback from the Planning Commission and City
Council during last year’s sketch plan review and to accommodate either a bridge over France
Avenue or an underpass to connect this development to the redevelopment project at 7200 &
7250 France Avenue. The width of the public space on the south side of the site has also been
increased. These sketch plans are not as detailed as the previous sketch plan, but it is worth noting
that the applicant does plan to step the buildings back from the promenade as shown originally and
will follow the street room typologies in the Southdale Design Experience Guidelines.
The proposal is to tear down the existing structure and build the following:
Two multi-family residential buildings on the east side of the site with 6 levels above grade
housing units and two levels of below grade parking. Buildings would have between 180-
220 units. Each of these buildings would also include potential first level space for retail
users with a ceiling height of 16 feet.
Two mixed use office/retail buildings on the west side of the site. The northwest building
would be 8 levels above grade with two levels of underground parking. (The height of this
building has been reduced from 11 stories as suggested at the original sketch plan review.)
the height of the southwest building would be 11 levels with two levels of underground
parking. Above grade parking would be screened by liner buildings. The first-floor ceiling
height of each of these buildings would be 16 feet.
The request would still require the following:
Rezoning from PCD-3 to PUD. Flexibility would be requested through the PUD
Ordinance to vary from existing setback requirements, building height, first floor ceiling
height, building transparency on the first level, and floor area ratio (FAR) requirements.
The PUD Zoning is also used to ensure 10% affordable housing on the site.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
The table on the last page of this report demonstrates how the proposed new buildings would
comply with the Planned Commercial District.
The Planning Commission is asked to provide non-binding comments focusing on the justification
of the use of a PUD for this project, and the Design Experience Guidelines. Additionally, as spelled
out in their project narrative (attached), the applicant has asked for feedback on the following:
o Usage of Northeast exterior park area. This area has been carved out for public use –
several suggestions have come from neighborhood interactions including playground
infrastructure, community garden, or a water feature consistent with other moments
along the promenade.
o Connection of the Promenade from East to West across Gallagher Dr. – the
extensions of the Promenade will interact with Gallagher Dr. as it enters the
development. How this area is treated is critical to make a safe and inviting connection
across the site.
o Preference for location of a Retail pad at street level within one of the residential
projects – the development team is flexible in terms of where a single retail pad is
located in the base of the Eastern Residential buildings. Our team believes the best
location for this Retail pad could be on the Southeast corner close to the confluence
of East and North bound Promenade routes due to the high traffic and visibility,
however, there are likely other areas to consider as alternates.
Additional Considerations
CAC, Community Activity Center. The following is the land use description for CAC,
Community Activity Center (which this site is guided) in the Comprehensive Plan: “Contains
larger scale uses, height and coverage. Primary uses: Retail, office, lodging, entertainment, and
residential uses, combined or in separate buildings. Secondary uses: Institutional and recreational.
Buildings should be placed in appropriate proximity to streets to create pedestrian scale.
Buildings may “step down" at boundaries with lower-density districts and upper stories “step
back" from street. More stringent design standards for larger buildings. Emphasize pedestrian
circulation; re-introduce finer-grained circulation patterns where feasible.”
Residential Density. This site is 7.97 acres in size. There are up to 440 units proposed. (460 units
were suggested in the first sketch plan. The overall density would be 55 units per acre, or when
using just the residential sites, 110 units per acre. The Comprehensive Plan allows between 90-
150 units per acre on the site.
Affordable Housing. The applicant is proposing 10% of the units (44) to be provided for
affordable housing, per the City’s Affordable Housing Policy.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Building Height. The proposed building height of the office buildings are 8 and 11 stories. The
City Code requirement is 8 stories and 96 feet. The Southdale area design experience guidelines
contemplate greater height in this area in between France and York Avenues. Edina City Code
requires buildings over nine stories to be set back six times the height of the building from R-1
zoned property. The 150-foot-tall building would require a 900-foot setback to the nearest R-1
property or single-family home lot. The nearest lot is roughly 812 feet to the west.
Building Materials & Facades. City Code requires new buildings to be made of natural materials
(stone, brick) on the first vertical 60 feet of a building, and first floor ceiling heights must be 20
feet tall. (16-foot first floor heights are proposed.) As suggested in the Southdale Design
Experience Guidelines and by City Code, all new front building facades that face the public realm
must have 75 percent transparency (ability to see inside the building) at the ground level. When
designing the final plans, the “street typologies” suggested in the Design Experience Guidelines
should be more closely considered.
Floor Area Ratio (FAR). The proposed FAR of roughly 2.4 is high compared to the most recent
project with a high FAR. The 70th and France redevelopment site is to be 2.1.
Pedestrian Connections. Pedestrian sidewalks are proposed on all sides of the building, including
connections from France to the Promenade. Public use easements would be established over
these areas. The plans have been reconfigured to accommodate either a bridge over France
Avenue or an underpass.
Sustainability. Any formal application must meet the City’s Sustainability Policy.
Traffic & Parking Study. Would be required as part of any formal application.
Environmental Assessment Worksheet (EAW). An EAW has been considered by the City
Council and determined that an EIS would not be needed. The proposed revised sketch plan is
within the development parameters considered in the EAW. An EAW considers the impacts the
project will have on the environment. (See attached City Council Resolution.)
The table on the last page of this memo demonstrates how the proposal would comply
with the PCD-3 Zoning District standards, and the designated future land use plan in the
Comprehensive Plan. Please note that variances would be required for setbacks, height,
and floor area ratio.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
PUD
The purpose and intent of a PUD is to include most or all of the following:
a. provide for the establishment of PUD (planned unit development) zoning districts in
appropriate settings and situations to create or maintain a development pattern that is
consistent with the City's Comprehensive Plan;
b. promote a more creative and efficient approach to land use within the City, while at the
same time protecting and promoting the health, safety, comfort, aesthetics, economic
viability, and general welfare of the City;
c. provide for variations to the strict application of the land use regulations in order to
improve site design and operation, while at the same time incorporate design elements
that exceed the City's standards to offset the effect of any variations. Desired design
elements may include: sustainable design, greater utilization of new
technologies in building design, special construction materials, landscaping,
lighting, stormwater management, pedestrian oriented design, and podium
height at a street or transition to residential neighborhoods, parks or other
sensitive uses;
d. ensure high quality of design and design compatible with surrounding land uses, including
both existing and planned;
e. maintain or improve the efficiency of public streets and utilities;
f. preserve and enhance site characteristics including natural features, wetland protection,
trees, open space, scenic views, and screening;
g. allow for mixing of land uses within a development;
h. encourage a variety of housing types including affordable housing; and
i. ensure the establishment of appropriate transitions between differing land uses.
The compliance table on the following page demonstrates how the proposed new building would
comply with the existing PCD-3 Standards on the lot.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Compliance Table
(Not exact as this is a sketch plan)
City Standard
(PCD-3) (Setback measured
from the front building line to
the curb)
Proposed
(Setback measured from the
front building line to the
curb)
Building Setbacks
Front – France Avenue
Side – North
Side – South
Rear – Promenade
Setback to R-1 Property
50 feet
50 feet or building height (150 feet)
50 feet or building height (150 feet)
50 feet or building height (82 feet)
900 feet
50 feet
20 & 40 feet*
50 & 100+ feet
(35 feet previous plan)
35 feet*
(21 feet previous plan)
812 feet*
Building Height 8 stories & 96 feet
7-11 stories and 150 feet*
Density 90-150 units per acre 110 units per acre (using just the
residential sites) (55 units per
acre overall)
Floor Area Ratio (FAR) .50% 2.4%*
Parking Retail/Office = 1,000 spaces
Residential = 440 enclosed spaces
1,440 spaces total
1,200
574 proposed enclosed spaces
24 surface spaces
1,838 spaces total proposed
*Does not meet base Zoning Standards-Flexibility would be requested through a PUD
City of Edina • 4801 W. 50th St. • Edina, MN 55424
MIXED-USEMIXED-USERESIDENTIALRESIDENTIALMIXED-USERESIDENTIALPLAN NORTHScale:1" = 200'-0"7235 FRANCE AVESITE DIAGRAM - SURROUNDING CONTEXT2024/01/10EDINA, MN
MIXED-USEMIXED-USERESIDENTIALRESIDENTIAL83' - 1"CITY REQ. SETBACK50' - 0"30' - 0"CITY REQ. SETBACK50' - 0"BLDG. WINDOW SETBACK
20' - 0"BLDG. WINDOW SETBACK40' - 0"CITY REQ. SETBACK50' - 0"225' - 0"120' - 0"260' - 0"152' - 8"300' - 0"175' - 0"202' - 0"291' - 1"FRANCE AVE.GALLAGHER DR.REQ. STEPBACK +60'10' - 0"PROMENADE EXTENSIONCITY REQ. SETBACK60' - 0"6' - 0"6' - 0"CANTILEVER BALCONIES SPACECANTILEVER BALCONIES SPACE19' - 9"CITY REQ. PROM SETBACK15' - 0"BURIED STORMWATER TANKSWITHIN DASHED REGION60' - 0"CITY REQ. SETBACK50' - 0"CANTILEVER BALCONIES SPACE6' - 0"BURIED STORMWATER TANKSWITHIN DASHED REGIONCITY REQ. SETBACK60' - 0"PEDESTRIAN ZONEPEDESTRIAN ZONEPROPERTY LINEMAX 36' BUILDING HEIGHT20' - 0"MAX 60' BUILDING HEIGHT20' - 0"EXISTING BIKE TRAIL55' - 0"20' - 0"PLAN NORTHScale:1/64" = 1'-0"7235 FRANCE AVESITE DIAGRAM2024/01/10EDINA, MN
ESG | ARCHITECTURE & DESIGN
500 Washington Avenue South | Suite 1080
Minneapolis, Minnesota 55415 | p 612.339.5508
esgarch.com
January 1, 2024
Cary Teague, AICP, Community Development Director
4801 W. 50th St. | Edina, MN 55424
RE: 7235 France Ave. | Project No: 223701.00
Enclave Companies is proposing a mixed-use, multi-building development on the current Macy’s
Homestore site located at 7235 France Ave, at the corner of France Ave. and Gallagher Dr. in
Edina Minnesota. The site is 8.12 Acres and is currently zoned PCD-3 Planned Commercial. The
proposed program consists of 2 multi-family residential buildings on the East side of the site, with
2 mixed-use commercial buildings on the west side of the site. This building composition would
require a re-zoning to a PUD in order to accommodate the mixture of uses contemplated.
The general layout of the 4 buildings proposed on the site is consistent with the Design
Experience Guidelines direction for organization into a smaller block pattern, with a North-South
internal private drive dividing the site East and West, while an East-West running pedestrian and
vehicular spine divides the site North and South. This project will also provide an extension to the
Edina Promenade park system by allocating significant open space along the South and West
sides of the property to accommodate additional bike and walking trails, as well as public
infrastructure such as parks, seating, potential water features, or other public realm
improvements. Also under consideration is a connection across France Ave. to the 7200/7250 site
which would be anchored mid-block on the West side of the 7235 parcel. The proposed site plan
provides ample space for further development of this considered infrastructure improvement in
a way that will not impact the overall development timeline for the buildings and associated
sitework.
The 2 buildings located along the East side of the property will be developed as multi-family
residential use, consisting of 6 total levels of above grade structure and two levels of below grade
parking. Each building will contain between 180 and 220 dwelling units of various composition
and size, organized around a central open space and amenity area. The first level of each
building will be 16’ to accommodate a potential retail user as well as providing heightened entry
and amenity experience for users. Floor to floor above the first level will be typical at 10’-6”. Each
unit will be provided an exterior balcony above the first level, while units at the grade level will be
treated in a walk-up condition where a stoop, stairs, and entry elements will help provide
pedestrian scale articulation at the base of the building. All parking elements above grade will be
ESG | ARCHITECTURE & DESIGN
1.10.24 | 7235 France Ave
2 of 3
screened either by liner units, or in conditions where parking is located along a building edge, by
architectural screening. The materiality of these buildings will be consistent with the Design
Experience Guidelines for lower levels, including ample glass and transparency. Upper levels will
be articulated to complement the Edina Promenade system, with a material palette consisting of
a mixture of punched windows, brick masonry, metal panel, as well as composite materials.
Along the West side of the site the 2 buildings will be developed as mixed-use projects and will
include a variety of uses including ground level active uses, architecturally screened structured
parking, office space, and residential units. The Northwest structure will be a maximum of 8 levels
above grade, with 2 levels of below grade parking, while the Southwest structure will be a
maximum of 11 levels above grade, also with 2 levels of below grade parking. The first level of
each of these buildings will be 16’ to accommodate active uses and enhanced lobby and
amenity spaces. Typical floor to floor heights will be 14’ in office spaces with 10’-6” in residential
spaces. Office spaces will have internal tenant balconies on each floor, while residential units will
each have access to an external balcony. Above grade parking for these buildings will either be
lined with retail or office uses, or architectural screening elements. The lower level of these
buildings will be treated with transparent glass elements, while the upper stories will be
composed of a mixture of curtainwall and punched opening glazing, brick masonry, and metal
panel accents.
Our team has identified the following items for review and input during the sketch plan process
and would greatly appreciate feedback and comments on these items:
· Usage of Northeast exterior park area. This area has been carved out for public use –
several suggestions have come from neighborhood interactions including playground
infrastructure, community garden, or a water feature consistent with other moments along
the promenade.
· Connection of the Promenade from East to West across Gallagher Dr. – the extensions of
the Promenade will interact with Gallagher Dr. as it enters the development. How this area
is treated is critical to make a safe and inviting connection across the site.
· Preference for location of a Retail pad at street level within one of the residential projects –
the development team is flexible in terms of where a single Retail pad is located in the
base of the Eastern Residential buildings. Our team believes the best location for this Retail
pad could be on the Southeast corner close to the confluence of East and North bound
ESG | ARCHITECTURE & DESIGN
1.10.24 | 7235 France Ave
3 of 3
Promenade routes due to the high traffic and visibility, however there are likely other areas
to consider as alternates.
EdinaMN.gov 2
Site
EdinaMN.gov 3
Site
EdinaMN.gov 4
Site
EdinaMN.gov 5
Site
CITY OF EDINA - SKETCH PLAN SUBMISSION
7235 FRANCE AVE S
EDINA, MNSubmitted 03/09/2023
TABLE OF CONTENTS
7-10
3-7
11-13 SOUTHDALE VISION
EXISTING SITE AND CONTEXT
ABOUT ENCLAVE
14-23 CONCEPTUAL SITE DIAGRAMS AND VISUALS
2 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
About Enclave
As a unified real estate investment firm, Enclave’s development, construction, and management teams create distinct
spaces and places where partners, team members, and communities thrive. By functioning as developer, contractor,
and property manager, we remain hands-on in owning each phase of an asset’s lifecycle.
100+
Projects Completed
Since 2011
80+
Multifamily/Mixed-Use
Developments
200+
Team Members
ABOUT ENCLAVE3 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
MULTIFAMILY HEALTHCARE
MIXED-USE INDUSTRIAL
Serving multifamily, mixed-use,
industrial, healthcare and
commercial industries
ABOUT ENCLAVE4 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
Enclave’s Role
•Property Under Contract (Buyer)
•Lead Developer/Primary Applicant
•Assemble Project Team: ESG Architecture &
Design, Stantec, and Braun Intertec
ABOUT ENCLAVE5 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
Area & Site Familiarity
•Real estate brokerage and market research community
•In-depth internal market analysis
•Edina 2040 Comprehensive Plan
•Greater Southdale District Guidelines
•Preliminary discussions with City Staff
ABOUT ENCLAVE6 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
The Vision
Pedestrian friendly mixed-use development making
strong connections between France Avenue and
Centennial Lakes Promenade. The proposed design
intentionally incorporates and enhances Centennial
Lakes Promenade, includes various sustainable
strategies, and meets the City’s goal of providing
10% of residential units at 50% AMI.
ABOUT ENCLAVE7 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
EXISTING SITE CONTEXT8 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
EXISTING BIRD’S EYE
LOOKING NORTHEAST
LOOKING SOUTHEAST
LOOKING NORTHWEST
LOOKING SOUTHWEST
Project Site
France Ave
SFrance Ave
S
Project SiteFrance Ave SFrance Ave S
Project SiteFrance Ave
SFrance Ave
S
Project Site
France Ave SFrance Ave S9 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
EXISTING SITE IMAGES10 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
SOUTHDALE VISION
PROPOSED SITE CONNECTIONS SOUTHDALE DESIGN GUIDELINES DISTRICTS
SOUTHDALE DESIGN GUIDELINES FUTURE MASSING
11 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
SOUTHDALE VISION
Architecture Field Office
DRAFT for review –May 18, 2017 8
the vision:build upon existing assets
8DRAFT for review –May 18, 2017
Architecture Field Office
DRAFT for review –May 18, 2017 9
the vision: improve access
9DRAFT for review –May 18, 2017
the vision: walkable the vision: human-scaled
12 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
SOUTHDALE VISION
Architecture Field Office
DRAFT for review –May 18, 2017 12
the vision: architecturally varied
12DRAFT for review –May 18, 2017
Architecture Field Office
DRAFT for review –May 18, 2017 14
the vision: family friendly
14DRAFT for review –May 18, 2017
the vision: green
the vision: mixed-use
13 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
OVERVIEW + PROGRAM
PROJECT OVERVIEW:
Enclave is pleased to present this proposal for a premier mixed-use community
located at 7235 France Avenue South. Please accept this submittal for a Planned
Unit Development (PUD): Schematic Plan Application.
The subject property is approximately 7.97-acres in gross size and is
currently operating as a Macy’s Furniture Store. Enclave has entered into a
purchase agreement and sale agreement with the property owner, Macy’s.
This redevelopment proposal would require the demolition/clearing of all
improvements on the existing site, and relocation of the existing Macy’s Furniture
store.
In consultation with ESG Architecture & Design, Enclave has reviewed the City’s
Comprehensive Plan and the Greater Southdale District Plan. Enclave has also
discussed this proposed development with City staff. Based on guidance received,
Enclave is proposing breaking up the subject property into four (4) developments/
blocks, as generally outlined below, and further described within the enclosed
plans.
PROJECT PROGRAM:
• NW Block: 150K square foot office building, w/ground floor active uses, fronting
France Ave
• SW Block: 150K square foot office building, w/ground floor active uses, fronting
France Ave
• NE Block: 230-unit multifamily building, w/ground floor active uses, fronting
Centennial Lakes Promenade
• SE Block: 230-unit apartment building, w/ground floor active uses, fronting
Centennial Lakes Promenade
14 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
SITE DIAGRAM
EXISTING PROPOSED•no engagement along France•primarily surface parking (impervious)
•no pedestrian connectivity
•no engagement along Promenade•single story (underutilized)
15 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
•green node
•pedestrian
node
•pedestrian
node •pedestrian/plaza connectivity
•connectivity•connectivity•NW Block
•SW Block
•NE Block
•SE Block
•connectivity•connectivity•engage and further activate Promenade•tie into east/west connectivity
•connectivity•connectivity
Submitted 03/09/2023
SITE PLAN
SECTION
4
NSCALE: 1"=60'16 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
BIRDSEYE MASSING VIEWS
LOOKING SW LOOKING NE
LOOKING NW LOOKING SE
17 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
SECTION PERSPECTIVES
SECTION 1: FRANCE AVE SECTION 2: INTERIOR
Greater Southdale Area District Plan | Design Experience Guidelines
DRAFT November 15, 2018
page 27
The street room experience within Typology 2 will be shaped by the following experience guidelines:
• On France Avenue, a 50 foot setback is required from curb to face of building with a building podium height of
60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the face of the building,
to a maximum height of 84 feet.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
Dimensional Characteristics of Street Room Typology 2Cornelia Overlay at France Avenue
84 Feet
France Avenue
60 Feet
Traffic Lanes50 Foot Setback
10 Foot
Step Back
Greater Southdale Area District Plan | Design Experience Guidelines
DRAFT November 15, 2018
page 29
Street Typologies 60’ Wide Connector Street
Typical 60’ Wide Local Street
(within super-blocks)
105 Feet
20 Foot
Step Back
60 Feet
2 Foot Step Back
2 Way Traffic
Plus Parking
12’ Sidewalk 12’ Sidewalk
It is recommended
that buildings above
60 feet step back a
minimum of 20 feet
when there is an
opposing building at
the street edge
Podium Heights
can vary
The intent is to create a street that provides a access from roads that are
bordered by France and York and are connected by east /west streets such
as Parklawn Ave, Parklawn Court, Hazelton Road, W 70th, W 69th, W 65th.
Internal street within the supper block provide interconnections between
supper block connecting residents across the district north and south
supporting potential for community space. By creating pedestrians
walkways with existing public and private infrastructure thereby supporting
connections within and outside the block.
The street width is based on the nature of the uses within the larger super
block structure. They can be lined with a mix of uses, including residential
and retail while providing connectivity within a neighborhood. They contain
shady places to walk the dog or sit and have a coffee connecting to
neighborhood parks, places of worship, and schools.
Unique to the Greater Southdale District, many of the Connector Streets
may become entirely devoted to landscaping.
B
The street room experience within Typology 3 will be shaped by the following experience guidelines:
• New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two
traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these
vehicular streets as illustrated in the diagram above.
• Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular
needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of
ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks,
gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the
community.
• Building podium heights can vary, from 36 feet up to 60 feet.
• Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet
from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends
need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes
the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the
street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential
buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up
to 24,000 SF for efficient space utilization.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing. Vehicular access to the buildings
should be as close as possible to primary superblock streets (e.g. Typology 4 or 5).
Dimensional Characteristics of Street Room Typology 3
New Local Streets
Greater Southdale Area District Plan | Design Experience Guidelines
DRAFT November 15, 2018
page 29
Street Typologies 60’ Wide Connector Street
Typical 60’ Wide Local Street
(within super-blocks)
105 Feet
20 Foot
Step Back
60 Feet
2 Foot Step Back
2 Way Traffic
Plus Parking
12’ Sidewalk 12’ Sidewalk
It is recommended
that buildings above
60 feet step back a
minimum of 20 feet
when there is an
opposing building at
the street edge
Podium Heights
can vary
The intent is to create a street that provides a access from roads that are
bordered by France and York and are connected by east /west streets such
as Parklawn Ave, Parklawn Court, Hazelton Road, W 70th, W 69th, W 65th.
Internal street within the supper block provide interconnections between
supper block connecting residents across the district north and south
supporting potential for community space. By creating pedestrians
walkways with existing public and private infrastructure thereby supporting
connections within and outside the block.
The street width is based on the nature of the uses within the larger super
block structure. They can be lined with a mix of uses, including residential
and retail while providing connectivity within a neighborhood. They contain
shady places to walk the dog or sit and have a coffee connecting to
neighborhood parks, places of worship, and schools.
Unique to the Greater Southdale District, many of the Connector Streets
may become entirely devoted to landscaping.
B
The street room experience within Typology 3 will be shaped by the following experience guidelines:
• New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two
traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these
vehicular streets as illustrated in the diagram above.
• Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular
needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of
ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks,
gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the
community.
• Building podium heights can vary, from 36 feet up to 60 feet.
• Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet
from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends
need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes
the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the
street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential
buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up
to 24,000 SF for efficient space utilization.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing. Vehicular access to the buildings
should be as close as possible to primary superblock streets (e.g. Typology 4 or 5).
Dimensional Characteristics of Street Room Typology 3
New Local Streets
Greater Southdale Area District Plan | Design Experience Guidelines
DRAFT November 15, 2018
page 27
The street room experience within Typology 2 will be shaped by the following experience guidelines:
• On France Avenue, a 50 foot setback is required from curb to face of building with a building podium height of
60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the face of the building,
to a maximum height of 84 feet.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
Dimensional Characteristics of Street Room Typology 2
Cornelia Overlay at France Avenue
84 Feet
France Avenue
60 Feet
Traffic Lanes50 Foot Setback
10 Foot
Step Back
50'
63'
20'
76'
ACTIV
E
U
S
E
PARKIN
G
L2(10')P
A
R
K
I
N
G
L6 (15')
O
F
F
I
C
E
L3 (10')P
A
R
K
I
N
G
L4 (10')P
A
R
K
I
N
G
L5 (10')P
A
R
K
I
N
G
L7 (15')
O
F
F
I
C
E
L8 (15')
O
F
F
I
C
E
(L9 15')
O
F
F
I
C
E
L10 (15'
)
O
F
F
I
C
E
BELOW
G
R
A
D
E
P
A
R
K
I
N
G
PARKIN
G 63'
70'BELOW GRADE PARKING
L1a (10') PARKING
L1b (10') PARKING
L2 (10') PARKING
L3 (10') PARKING
L4 (10') PARKING
L5 (10') PARKING
20'
60'
12'
16'
L6 (15') OFFICE
L10 (15')
OFFICE
BELOW GRADE PARKING
12'L1 (12') RES
L1
(
2
0
'
)
36'
32'L7 (15') OFFICE
L8 (15') OFFICE
L9 (15') OFFICE
L2 (10.5') RES
L3 (10.5') RES
L4 (10.5') RES
L5 (10.5') RES
L6 (10.5') RES
L7 (10.5') RES
3' bays
82'
150'
150'
18 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
SECTION PERSPECTIVES
SECTION 4: PROMENADE
Greater Southdale Area District Plan | Design Experience Guidelines
DRAFT November 15, 2018
page 35
The street room experience within Typology 6 will be shaped by the following experience guidelines:
• The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as
restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at.
These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity,
with a rich variety of architectural experiences that front this park-like environment.
• Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall
step back an additional 20 feet.
• Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade.
• Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public
spine that connects this entire district. These intersections are the gateway to the Spine and should have a
unique architectural response.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
Dimensional Characteristics of Street Room Typology 6
Central Promenade Spine
Street Typologies Central Promenade Spine
The Central Promenade Spine is intended to connect the
Greater Southdale District from the west at Highway 100,
east to the heart of Centennial Lakes, along the existing
Promenade north through The Galleria and Southdale Mall
and north to Strachauer Park.
The Central Promenade Spine transverses through different
building types from 2 and 3 story Townhouses to 1 and 2
story commercial/retail buildings to 6 story office buildings.
In imagining the future of the spine natural sunlight light
and limited shadow will determine the experiential use of
the space. Creating maximum height of 36 feet at its edges
support a mix of uses fronting the spine while not limiting
additional height to maximize the program of new building
rising along its edges will not compromise the experience
of walking and biking through a park like environment
50’ height limit
Central Promenade Spine
36 Feet
60 Feet
20 Foot
Step Back
20 Foot
Step Back
105 Foot Maximum
15 Foot
Front Yard
Setback
E
Greater Southdale Area District Plan | Design Experience Guidelines
DRAFT November 15, 2018
page 35
The street room experience within Typology 6 will be shaped by the following experience guidelines:
• The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as
restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at.
These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity,
with a rich variety of architectural experiences that front this park-like environment.
• Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall
step back an additional 20 feet.
• Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade.
• Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public
spine that connects this entire district. These intersections are the gateway to the Spine and should have a
unique architectural response.
• All parking, other than short-term retail or guest parking, and building services need to be located below
grade or hidden within the building. If on ground level or above, parking and/or building services must be
surrounded on all sides by program space such as commercial or housing.
Dimensional Characteristics of Street Room Typology 6
Central Promenade Spine
Street Typologies Central Promenade Spine
The Central Promenade Spine is intended to connect the
Greater Southdale District from the west at Highway 100,
east to the heart of Centennial Lakes, along the existing
Promenade north through The Galleria and Southdale Mall
and north to Strachauer Park.
The Central Promenade Spine transverses through different
building types from 2 and 3 story Townhouses to 1 and 2
story commercial/retail buildings to 6 story office buildings.
In imagining the future of the spine natural sunlight light
and limited shadow will determine the experiential use of
the space. Creating maximum height of 36 feet at its edges
support a mix of uses fronting the spine while not limiting
additional height to maximize the program of new building
rising along its edges will not compromise the experience
of walking and biking through a park like environment
50’ height limit
Central Promenade Spine
36 Feet
60 Feet
20 Foot
Step Back
20 Foot
Step Back
105 Foot Maximum
15 Foot
Front Yard
Setback
E
SECTION 3: EAST-WEST STREETS
21'
36'
14'
22'
20'
22'
BELOW GRADE PARKING
L1 (12') RES
RES
L2 (10.5') RES
L3 (10.5') RES
L4 (10.5') RES
L5 (10.5') RES
L6 (10.5')
RES
L7 (10.5')
82'
BELOW GRADE P
A
R
K
I
N
G
PARKING ACTIVE USE
L2(10')PARKIN G
L3(10')PARKING
L4(10')PARKING
L5(10')PARKING
L6(15')OFFICE
L7(15')OFFICE
L8(15')OFFICE
L9(15')OFFICE
L10(15')OFFICE
PARKING L1(20')
34'
10'
10'
46'
63'
150'
L11 15' OFF
I
C
E
19 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
NE+ SE BLOCKS:
• Multi-Family Residential
• 82’ (excludes overruns)
• Stepping down to Promenade per
stepback guidelines
• NE Block targeting 230 Dwelling Units/
275 structured parking stalls/12 surface
stalls/1.25 stalls per DU
• SE Block targeting 230 Dwelling Units/
275 structured parking stalls/12 surface
stalls/1.25 stalls per DU
• Ground floor active uses with shared
auto/pedestrian plaza between buildings
• Engaging Centennial Lakes Promenade
with walk-up units, pathways, and active
landscape nodes
• NE Block dedicating portion of land for
extension of Promenade
• NE Block new pedestrian connection at
north to connect France and Promenade
• New north/south connection at midpoint
of site with walkup units, landscaping,
access drive, and parallel street parking
• Live-Work Units with individual
addresses. Ideal for startup and small
businesses
• Solar power on rooftops and electric
vehicle charging stations
• 10% of units affordable with max 50%
RESIDENTIAL
CONCEPTUAL
MASSING IMAGES:
PRECEDENT IMAGES:
20 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
OFFICE/MIXED USE
CONCEPTUAL
MASSING IMAGES:
NW+ SW BLOCKS:
• Mixed-Use Office
• 150' (excludes overruns and mechanical
screening)
• Stepping down per New Local Streets
stepback guidelines
• NW Block +/-150K square foot office
with ground floor active uses fronting
France and plaza/+/-620 structured
parking stalls
• SW Block +/-150K square foot office
with ground floor active uses fronting
France and plaza/+/-620 structured
parking stalls
• Skyway connected levels for office
tenants who require a 60K sf plate
• 50' setback with landscaped plaza per
Cornelia overlay guidelines
• New north/south connection at midpoint
of site with landscaping, access drive,
and parallel street parking
• East/West at-grade pedestrian plaza
between buildings
• Enhanced architectural screening at
parking
GARAGE SKIN
OFFICE BUILDING
PRECEDENT IMAGES:
21 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
PUBLIC REALM
CONCEPTUAL
MASSING IMAGES:
GROUND FLOOR +
PLAZAS + PARKS:
• NE Block dedicating portion of land for
extension of Promenade
• 50' setback with landscaped plaza per
Cornelia overlay guidelines
• East/west shared auto/pedestrian
plaza between buildings with ground
floor active uses and possible event
programming
• New north/south connection at midpoint
of site with walkup units, landscaping,
access drive, and parallel street parking
• New east/west pedestrian connection
at north of site to connect France and
Promenade
PRECEDENT IMAGES:
22 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
THANK YOU
QUESTIONS?
23 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023
Submitted 03/09/2023
Architecture Field Office
2200 Zane Ave N | Minneapolis, MN 55422
www.archfieldoffice.com
Cary:
At your request, we reviewed the Sketch Plan submission for the proposed redevelopment of the
Macy’s Furniture Store site based on our experience working with the Greater Southdale Work Group
to craft a physical vision for how their guiding principles may translate to the built environment. The
resulting vision for development in the district is to create an enhanced human experience along
existing major and new connector streets, with overall experience shaped via landscape setbacks,
building step backs, a hierarchy of street typologies, transparency at street level, minimizing the
impact of the car, and managing storm water as an amenity. The outcome of our collaborations with
the Work Group is described in the urban design chapter of the Greater Southdale District Plan and
resulted in the Greater Southdale District Design Experience Guidelines.
The proposed four block concept is working in important ways to meet the Design Experience
Guidelines, demonstrating positive attributes as it relates the creation of an active public realm, and
general consideration for the neighborhood. We note the following:
1. The proposal breaks the large site into four blocks with a simple pedestrian and vehicular
circulation pattern.
2. The proposal responds to the existing context, in particular via building setbacks and
stepbacks along the Promenade and France Avenue.
3. Along the Promenade the buildings are varied in both stepbacks and in their spatial
configuration, working with the Promenade in providing a variety of landscape opportunities
that could enhance the experience along this important pedestrian pathway.
4. The scale and general massing of the buildings align with the intention of street room
typologies.
5. The concept as illustrated in the submission do es not go beyond where the development is at
in this early stage, which in turn should offer plenty of time for the development team time to
take into consideration comments from the community, Planning Commission and City
Council before moving into more formal review and approval of the proposal.
To
City of Edina
Cary Teague, Community Development Director
4801 W. 50th Street
Edina, MN 55424
From Mic Johnson, FAIA
Date March 26, 2023
Architecture Field Office
We also would like to point out a few additional Opportunities noted in the current overall street plan
and building massing for consideration. (Numbers on the diagram below correspond with comments.)
1. The Guidelines recognize existing super blocks comprised of major North/South Boulevards,
(France and York Avenues) and East /West Streets (66th Street, 69th Street, 70th Street,
Hazelton Road, Parklawn Avenue and West 76th Street). In the diagram above, the internal
street that connects the proposed four blocks together helps create a small super block in
collecting the transportation needs of the blocks, as noted in the dashed yellow line. There is
an opportunity to arrange the vehicular and service access for each of the four buildings to be
by these streets only.
2. Woonerfs are an important way to mix pedestrians and vehicles together – but we don’t need
cars everywhere. Given the previous comment, the importance of creating more outdoor
social space such as suggested in the Design Experience Guidelines under “The Space
Between Buildings” (Pocket Parks, Recreation, Play Areas, Gardens, Stormwater
Management, Wetlands, Waterways), and as a primary east/west green connection to the
Promenade, the place between the proposed four buildings could become a more natural
green area for peds/bikes rather than a paved plaza.
3. The intersection at Gallagher is an important part of creating a pedestrian connection
between Fred Richards Park, the Promenade and Yorktown Park. New developments such
Architecture Field Office
as the proposed medical office building at 7200-7250 France and this proposed development
on the east side of France provide an opportunity to catalyze a new design for intersections
along France.
4. The Nine Mile Creek Regional Trail connects Edina from west to east. As such it is an
important characteristic to acknowledge and reinforce on the south side of this proposed
development, and at the intersection at Gallagher.
5. The proposed diagrams recognize the Cornelia Overlay but the building heights along the
west side of France (proposed at 150 feet) do not correspond to the 84 foot height limit. In
this proposal, there are significant opportunities to rebalance the stepbacks between the east
and west façades of the office buildings. Reducing the stepbacks on the east side and
increasing the setbacks on the west side, with a stepback at the 84 feet height limit, could
help resolve the discrepancy and give greater relief from the building’s height along France
and in the Cornelia Overlay District.
6. The guidelines give leeway to the depth of the stepbacks within the blocks outside of the
major street typologies. In part, it is to give design teams the flexibility to shape buildings to
uniquely respond to their context. It is also an opportunity to insure that any part of the façade
above 60 feet helps positively shape the quality of sunlight on the internal east-west streets.
In a northern climate, the north facades of buildings have the additional burden to protect the
wintertime pedestrian experience; stepping those facades back would provide greater depth
of sunlight into the street on the south face of the opposing building.
7. It is noted that space has been allocated for solar pan els on the apartment buildings, which is
illustrated in this submission. Based on these diagrams, there is still an enormous area left on
the four buildings for solar panels. As an important way to offset energy use and costs, in
particular on affordable homes/apartments, reducing utility bills for everyone is both a
sustainability and a diversity strategy. We would encourage the development team to
consider more robust solar arrays.
Thank you for the opportunity to review. Please let me know if you have any questions.
Mic
Architecture Field Office
2200 Zane Ave N | Minneapolis, MN 55422
www.archfieldoffice.com
Cary:
At your request, we reviewed the revised Sketch Plan submission for the proposed redevelopment of
the Macy’s Furniture Store site based on our experience working with the Greater Southdale Work
Group to craft a physical vision for how their guiding principles may translate to the built environment.
The resulting vision for development in the district is to create an enhanced human experience along
existing major and new connector streets, with overall experience shaped via landscape setbacks,
building step backs, a hierarchy of street typologies, transparency at street level, minimizing the
impact of the car, and managing storm water as an amenity. The outcome of our collaborations with
the Work Group is described in the urban design chapter of the Greater Southdale District Plan and
resulted in the Greater Southdale District Design Experience Guidelines.
Upon our review of the initial sketch plan concept in March 2023, we were optimistic for the potential
of the development and the spirit of its alignment with the community’s vision for the District—
especially notable given the prominence of the site and its connectivity to important existing public
realm assets. We felt the proposed four block concept was working in important ways to meet the
Design Experience Guidelines, demonstrating positive attributes as it relates the creation of an active
public realm, and general consideration for the neighborhood. However, we are less enthusiastic
about the current iteration of the proposal. While we recognize that the primary ask from the
development team is related to infrastructure improvements such as accommodations made to
connect the development and Nine Mile Creek Regional Trail across France Avenue, we also note
there have been significant changes made to the massing of proposed buildings that warrant
consideration by the Planning Commission and City Council.
The revised proposal is only presented in plan format with very limited detail—including no references
to proposed building stepbacks at any location other than along France Avenue. The form of three of
the four buildings has changed, in particular that of the southeast building and its relationship to the
Promenade.The proposed mixed-use buildings on the east side of the site are far less integrated into
the public realm asset that bisects the site from east to west, eliminating the interior public plaza in
favor of a road realignment to accommodate a possible bridge across France. Locating the taller
mixed-use building at the southwest corner will also cast a larger shadow over the northwest building.
To
City of Edina
Cary Teague, Community Development Director
4801 W. 50th Street
Edina, MN 55424
From Mic Johnson, FAIA
Date January 19, 2024
Architecture Field Office
Following is a graphic comparison between the first submittal of March 2023, illustrating
characteristics as outlined in our comments from that project review memo, and the current plan of
January 2024, showing the same four block, four building layout without the same detailed
exploration of the qualities of the building shapes and stepped facades that was illustrated in the first
submission.
March 2023
January 2024
Note the shape of the residential buildings along the Promenade in the March 2023 proposal, where a
rich variety of human-scaled spaces were folded into the landscape of the Promenade, creating an
integrated building and landscape experience. The configuration of the southeast building from the
March 2023 proposal can accommodate a park or a retail pad, or any number of things yet to be
determined. It fits well in that it is on the Southeast corner of the site where it opens to great light,
which is essential to providing a high-quality experience, particularly in a northern climate. There was
porosity between the public realm and public spaces within the residential community, shaping a
more integrated experience. There is no longer an accommodation in adjusting adjacent spatial
relationships that can determine the characteristic qualities of varied facades, with low-scale building
walls along pedestrian corridors that enhance human experience. It appears that the character and
shape of each building has been reduced to the bare minimum.
And lastly, the statement made by the development team that identifies specific infrastructure or
public realm items for review at this stage in the process is somewhat disingenuous based on the
current concept’s lack of detail on design attributes that would enhance the pedestrian experience. To
Architecture Field Office
suggest the community provide feedback on relatively inconsequential elements such as the location
of a retail pad when the rest of the project needs further refinement seems premature. Based on the
original scheme and further articulation of that scheme, we suggest the upcoming conversations
should revolve more around how the buildings could receive amenities into them, such as a park or
retail, rather than pick locations that could be anything at any time. The buildings’ massing, their
relationship to one another, and material qualities that provide continuity while still providing individual
expression are all important considerations in expressing the character of what these places might
become.
The issue of a bridge over France Avenue should not be a force that impacts these four buildings. It is
infrastructure that should be addressed as a larger question affecting the whole city and the Nine Mile
Creek Regional Trail corridor. A study is warranted that should look at the whole of France Avenue to
determine whether a bridge is even necessary and if so, identify the right location along France.
This is an important, large scale site—one of the most pivotal within the district in terms of its overall
impact on shaping the characteristics of a future Greater Southdale District, the focus should be on
articulation of a scheme that has strong characteristics that would accommodate all the things that
have been mentioned by the developer to move the scheme forward (with the exception of a bridge)
and bring it into alignment with the design goals of the Greater Southdale District.
Thank you for the opportunity to review. Please let me know if you have any questions.
Mic
South France Avenue Crossing
01/24/2024 Concept Image for Discussion Only 1
01/24/2024 Concept Image for Discussion Only 2
01/24/2024 Concept Image for Discussion Only 3
51’ wide
13’ 7” High
96’
17’
01/24/2024 Concept Image for Discussion Only 4
Max. slope = 5%
01/24/2024 Concept Image for Discussion Only 5
01/24/2024 Concept Image for Discussion Only 6
01/24/2024 Concept Image for Discussion Only 7
01/24/2024 Concept Image for Discussion Only 8
Millennium Bridge in Denver
01/24/2024 Concept Image for Discussion Only 9
The CITYofEDINASketch Plan Review – 7235 France Avenue (Macy’s Furniture Store Site)
The CITYofEDINAEdinaMN.gov2Site
The CITYofEDINAEdinaMN.gov3Site
The CITYofEDINAEdinaMN.gov4Site
The CITYofEDINAEdinaMN.gov52023 SKETCH PLAN
The CITYofEDINAEdinaMN.gov62024 SKETCH PLAN
The CITYofEDINAThis Request Requires:EdinaMN.gov7•Rezoning from PCD-3 to PUD. Flexibility would be requested through the PUD Ordinance to vary from existing setback requirements, building height, first floor ceiling height, building transparency on the first level, and floor area ratio (FAR) requirements. The PUD Zoning is also used to ensure 10% affordable housing on the site.
The CITYofEDINAEdinaMN.gov8*Does not meet base Zoning Standards-Flexibility would be requested through a PUD Proposed(Setback measured from the front building line to the curb)City Standard(PCD-3) (Setback measured from the front building line to the curb)50 feet20 & 40 feet*50 & 100+ feet(35 feet previous plan)35 feet*(21 feet previous plan)812 feet*50 feet 50 feet or building height (150 feet)50 feet or building height (150 feet)50 feet or building height (82 feet)900 feetBuilding Setbacks Front – France AvenueSide – North Side – SouthRear – PromenadeSetback to R-1 Property7-11 stories and 150 feet*8 stories & 96 feet Building Height110 units per acre (using just the residential sites) (55 units per acre overall)90-150 units per acreDensity2.4%*.50%Floor Area Ratio (FAR) 1,200574 proposed enclosed spaces24 surface spaces1,838 spaces total proposedRetail/Office = 1,000 spacesResidential = 440 enclosed spaces1,440 spaces totalParking
The CITYofEDINADiscussion/Sketch Plan ReviewEdinaMN.gov9
The CITYofEDINADiscussion/Sketch Plan ReviewEdinaMN.gov10
The CITYofEDINAEdinaMN.gov11
The CITYofEDINADiscussion/Sketch Plan ReviewEdinaMN.gov12
The CITYofEDINAEdinaMN.gov132024 SKETCH PLAN
DEVELOPER’S
CONCEPT PLAN
UPDATES
Original Concept Plan (plan version #1)
Neighborhood Meeting –February 2023
Neighborhood Meeting --March 2023
Planning Commission –April 2023
City Council –April 2023
EAW –August 2023
France Pedestrian Connection Process –May 2023 to January 2024
Updated Concept Plan (plan version #2)
After review and feedback from the above meetings, Enclave adjusted their concept plan (plan version #2). Changes outlined
within following slides.
Originally Submitted Concept Site Plan
Updated Concept Site Plan
Changes from Original Concept Plan
to Updated Concept Plan
outlined on following slides
ITEM #1
Expand width of regional trail.
CHANGE MADE
Acknowledged. Developer plans to expand width to
15’ (or follow direction provided by City).
ITEM #2
Larger setback to regional trail/ extend Promenade
CHANGE MADE
50’ wide promenade extension to France
(previously 15’ wide and 35’ wide).
Also removed all garage entrances from south side
to protect this pedestrian corridor.
ITEM #3
Larger setback to Promenade
CHANGE MADE
Was 15’ → Then 21’ → Now 35’
ITEM #4
Update this area from an exclusive private
amenity for apt tenants to a public area/
expansion of the promenade
CHANGE MADE
Updated accordingly, now an expansion of
public land/ the promenade (“public room”)
ITEM #5
Add restaurant pad against promenade.
CHANGE MADE
Restaurant pad added
ITEM #6
Center pedestrian plaza to include as much greenspace as reasonably
possible. Was previously nearly all hardscape.
CHANGE MADE
Acknowledged. Simplistic placeholder shown here (was previously 100%
paved). Will provide detailed design w next submittal.
ITEM #7
Soften corner for pedestrians. Incorporate
restaurant pad/ patios. Provide better sightlines
for pedestrians.
CHANGE MADE
This corner of building will be a ground level
patio for a restaurant user.
ITEM #8
Better respond to/ respect 900’ setback from
single family homes for any building greater that
96’ feet or 8 stories.
CHANGE MADE
NW building dropped to 8/9-stories, as it was
the closest to nearby single family homes. Was
10/11-stories previously.
ITEM #9
Work with City to study multiple
potential pedestrian connection
strategies across France. Ensure site
design adjusted to allow flexibility for
future connection.
CHANGE MADE
Multiple meetings w City staff and
consultants to discuss various potential
strategies. Adjusted site plan to
accommodate multiple future France
Ave pedestrian connection strategies.
Additional related slides to follow.
Realigned overall center plaza to have
less bends/ breaks and provide a clearer
line of site/ path for pedestrians.
Required shifting of buildings.
Increased distance from Gallagher to
center plaza. This will be especially
helpful if greenway underpass strategy
utilized. Will allow for longer ramping/
switchbacks.
As outlined in previously slides. Added
secondary green corridor/ larger
pedestrian connection along south side
of site. Good for bikes, strollers, or
anyone that doesn’t want to use a
staircase. Also provides cleaner
pedestrian path for anyone traveling
south side of site.
Next Steps
•Step #1. Developer receives updated schematic plan feedback.
01/24 and 02/06. Developer revaluates project.
•Step #2. Developer completes design required for formal land use
applications and TIF applications.
•Public Realm/ Landscaping
•Full Civil
•Architectural floor plans, exteriors, renderings
•Step #3. Developer submits formal land use applications and TIF
applications. Target for end of March.