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6600-6800 France Ave. S. for Southdale Office Center

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The property owner, on behalf of the applicant, formally extended the 60-day rule (State Statute 15.99) to expire on April 1, 2025.


The applicant, HGA Architects on behalf of the property owner, Southdale Office Partners are proposing to redevelop a portion of the 22-acre parcel at 6600-6800 France. The proposed plan is to tear down the middle office buildings and restaurant (90,582 square feet) on the site and construct a new 3-story, 107,000 square foot medical office, an 8,000 square foot restaurant, and a 2-level parking ramp, with a proof of parking plan to expand to 4 levels. (See attached narrative and plans.)


In 2017, this site was rezoned to PUD for a mixed-use development project (The Avenue on France). The plans included a new 6-story office building, a new 6 story medical office, an 8-story residential building, four retail/restaurant buildings, and a hotel. The existing 7 and story office buildings were to remain. (See attached approved Plans.)


The property owner has found that the approved PUD plans are not feasible to develop. Therefore, the applicant is proposing the following to accommodate their development proposal:


  • Preliminary Rezoning from PUD, Planned Unit Development to PCD-3, Planned Commercial District. (PCD-3 was the original zoning of this site)
  • Preliminary Site Plan.
  • Subdivision.
  • Variances:
  1. Transparency from 75 to 39 percent facing Valley View Road.
  2. First floor building height from 20 to 14 feet for the restaurant and 16 feet for the medical office.
  3. Building height variance from 48 to 52 feet for the medical office.

The property owner, on behalf of the applicant, formally extended the 60-day rule (State Statute 15.99) to expire on April 1, 2025.


The applicant, HGA Architects on behalf of the property owner, Southdale Office Partners are proposing to redevelop a portion of the 22-acre parcel at 6600-6800 France. The proposed plan is to tear down the middle office buildings and restaurant (90,582 square feet) on the site and construct a new 3-story, 107,000 square foot medical office, an 8,000 square foot restaurant, and a 2-level parking ramp, with a proof of parking plan to expand to 4 levels. (See attached narrative and plans.)


In 2017, this site was rezoned to PUD for a mixed-use development project (The Avenue on France). The plans included a new 6-story office building, a new 6 story medical office, an 8-story residential building, four retail/restaurant buildings, and a hotel. The existing 7 and story office buildings were to remain. (See attached approved Plans.)


The property owner has found that the approved PUD plans are not feasible to develop. Therefore, the applicant is proposing the following to accommodate their development proposal:


  • Preliminary Rezoning from PUD, Planned Unit Development to PCD-3, Planned Commercial District. (PCD-3 was the original zoning of this site)
  • Preliminary Site Plan.
  • Subdivision.
  • Variances:
  1. Transparency from 75 to 39 percent facing Valley View Road.
  2. First floor building height from 20 to 14 feet for the restaurant and 16 feet for the medical office.
  3. Building height variance from 48 to 52 feet for the medical office.

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  • Share Why is it that the only portion of the whole property, with what looks like a forest, has to be impinged on? There is plenty of current tarmac without trees that could be used without touching the forested area. Why does the proposed new parking structure have to be four stories? Couldn't more parking be put under the new Medical building that is being proposed (and that building made a few stories higher? Then the parking garage could be a lot shorter or not really necessary. Why does the parking garage have to be next to Valley view? Couldn't cars access it from France Ave. where the bulk of cars come from anyway? That will decrease the car pressure for homeowners to the west on Valley View Rd. on Facebook Share Why is it that the only portion of the whole property, with what looks like a forest, has to be impinged on? There is plenty of current tarmac without trees that could be used without touching the forested area. Why does the proposed new parking structure have to be four stories? Couldn't more parking be put under the new Medical building that is being proposed (and that building made a few stories higher? Then the parking garage could be a lot shorter or not really necessary. Why does the parking garage have to be next to Valley view? Couldn't cars access it from France Ave. where the bulk of cars come from anyway? That will decrease the car pressure for homeowners to the west on Valley View Rd. on Twitter Share Why is it that the only portion of the whole property, with what looks like a forest, has to be impinged on? There is plenty of current tarmac without trees that could be used without touching the forested area. Why does the proposed new parking structure have to be four stories? Couldn't more parking be put under the new Medical building that is being proposed (and that building made a few stories higher? Then the parking garage could be a lot shorter or not really necessary. Why does the parking garage have to be next to Valley view? Couldn't cars access it from France Ave. where the bulk of cars come from anyway? That will decrease the car pressure for homeowners to the west on Valley View Rd. on Linkedin Email Why is it that the only portion of the whole property, with what looks like a forest, has to be impinged on? There is plenty of current tarmac without trees that could be used without touching the forested area. Why does the proposed new parking structure have to be four stories? Couldn't more parking be put under the new Medical building that is being proposed (and that building made a few stories higher? Then the parking garage could be a lot shorter or not really necessary. Why does the parking garage have to be next to Valley view? Couldn't cars access it from France Ave. where the bulk of cars come from anyway? That will decrease the car pressure for homeowners to the west on Valley View Rd. link

    Why is it that the only portion of the whole property, with what looks like a forest, has to be impinged on? There is plenty of current tarmac without trees that could be used without touching the forested area. Why does the proposed new parking structure have to be four stories? Couldn't more parking be put under the new Medical building that is being proposed (and that building made a few stories higher? Then the parking garage could be a lot shorter or not really necessary. Why does the parking garage have to be next to Valley view? Couldn't cars access it from France Ave. where the bulk of cars come from anyway? That will decrease the car pressure for homeowners to the west on Valley View Rd.

    R.M asked 2 months ago

    The need to develop in the center of the site is the most urgent and yet the most challenging at the same time. We need to address the existing 6700 & 6750 buildings as they are mostly vacant and in disrepair and at the same time maintaining an internal building connection for the campus. Creating an internal north-south vehicular connection keeps the internal traffic on the site, which currently uses Valley View and France Avenue.

     Parking on a site where existing large buildings and users are to remain really becomes a logistical and phasing issue; The placement of the ramp is central to the users for whom the parking is intended for (this is especially important for patients seeking medical care) and will not disrupt parking for the existing businesses occupying 6600 and 6800 buildings while the project is under construction. We have a done a good job respecting the existing tree grove by placing our ramp largely in the same place as an existing surface lot. Approximately 90% of the site area encompassing the tree grove on the West side of the site has been preserved with the new proposal with greater attention and care to the existing grove than what exists today. Additionally, we are adding more trees, green area, connectivity, and stormwater treatment to the site than what exists today.

    -Shawn Smith with Wildamere

Page last updated: 14 May 2024, 08:09 AM