7200/7250 France Ave., Final Site Plan Review and Zoning Ordinance Amendment

This is Seth Johnson. 7121 Heatherton Trail. Cornelia has been bucking the development of Southdale for years. We successfully had the assisted living property put in (which is a fantastic solution for that space). We, residents, just want you to follow the city plan. Which I believe had been hashed out by members of the community recently. You continue to push the planning envelope and development guidelines along the France Avenue corridor. Can we for once follow the dog-gone plan and not have so much all the time. Maybe I’m misunderstanding, maybe it is 6, or 8, or 10 or 20 story structure. Word is it’s a 4-story structure and the transition from the neighborhood to the commercial. So, lets stick to the plan for a change and get less, who cares. They bought it knowing the rules. Instead of these battles, stick to the plan and not have all these issues and everyone is upset, and everyone has to participate. Just follow the dog-gone rules like we have to when we do stuff. Very simple. You’ve got a very clear message from me. Thanks. Bye. (Voicemail received 8/11/24 at 11:03 AM. Transcribed by City Staff).

My name is Mark Peterson and I am with Cedars Edina as well as own twin homes on Glouchester Dr. We think both buildings should comport to existing height regulations as well as step down on the west to transition to the Cornelia neighborhood. We also think there should be an ingress/egress on France avenue to alleviate congestion and traffic on both 72nd and Gallagher Dr. For these reasons we oppose the development as currently planned.

Kevin Oak 7305 Cornelia Drive. The development of 7200 France was needed and as far as structures go, it's a good option. No hotel and no retail means the developer listened to the neighborhood. Now we need the City of Edina to listen. The issue that is most pressing is traffic through our South Cornelia neighborhood. I understand that there have been traffic studies done, but I'm skeptical. This is about the current volume but also about the speed, the non-residential nature of those cutting through our neighborhood and the inevitable increased volume of traffic due to not just 7200 France but also Macy and US Bank redevelopments. All will add traffic to 70th Street and France which will encourage cutting through our neighborhood. It's just going to happen. It already is. We get traffic pulling off of 70th street when it backs up at the roundabout and people have just learned it's a quicker way south on France when going east bound from Highway 100. The reverse is the same.

So, this is our concern. Traffic coming off 70th street, turning south onto Cornelia and turning east bound onto 72nd (and the reverse- traffic coming off France at 72nd Street and then heading north on Cornelia to get to west bound 70th Street). There are no traffic controls on 72nd street between France and Cornelia Drive with allows for increased speeds. Neighbors understand but cut through traffic is only concerned with the shortest distance and fastest route. Traffic volumes will go up with these three developments. Traffic will come into our neighborhood. Speeds will increase and someone will get hurt.

My ask is this- let's put together a comprehensive plan now to address this situation as part of Macy's and US Bank site redevelopments. Let's reassess the north south "street" at the 7200 7250 site and block entrance directly to and from 72nd street until we have a plan in place to mitigate the traffic heading into this great, peaceful neighborhood (as you know you can't go north on France from 72nd Street so it will require traffic leaving this site and wanting to go north to turn into our neighborhood. Please hear us. We need a comprehensive plan on this now. Thank you- Kevin

Robert Huntley, South Cornelia. We have lived on Andover Road for almost 30 years, and in that time have seen a large increase in cut-through traffic to access the stoplight at West Shore Drive and 70th Street as a short cut to get to Highway 100. If this development allows residents and guests to only access or depart from the site via 72nd Street, our neighborhood will see even more increases in cut-through traffic. What are you planners and council thinking anyway? Have this development use Gallagher Drive as their main access point!

Greetings,
Please click on the link as a reference to understand how our neighborhood can be impacted by the traffic from the proposed New Street in the 7200/7250 project. https://photos.app.goo.gl/Be1LA8ndEoLVyBE26

The main issue Neil and Marie Johnson who live at 7137 Cornelia Drive in the South Cornelia Neighborhood have with 7200/7250 is the impacts of the New Street on traffic on the neighborhood which can impact safety, quality of life, and home values. Also the large amount of development south of 72nd impacts this. Our neighborhood traffic with the current plan will likely get impacted greatly due to the New Street creating a bypass through the neighborhood for Cedars of Edina (~1200 cars), 7200 (~300 cars), and 7250 (~200 cars). We also don't know how much the Old Macy's Site (~1300 cars) will impact traffic through our neighborhood. See the map link above. We want Southdale to grow and be vibrant as a region. But, due to the traffic along France Ave and 70th, traffic already frequently gets funneled through our neighborhood. We live at the intersection of 72nd Street and Cornelia Drive and we frequently see traffic proceed in both an East->West and West->East direction. When 70th street backs up (which is every rush-hour) drivers will avoid traffic by turning south on Wooddale or Cornelia Drive and then proceed through 72nd to France Ave. When drivers south of 72nd St want to get to Hwy100 they hit two stoplights on France Ave and then hit congestion at the roundabout. So, drivers will turn left on 72nd from France Ave and cut through the neighborhood. There are dozens of children that frequently cross 72nd Street both for elementary school and to visit friends north/south of 72nd street.

We are also concerned with how our city spent millions on a comprehensive plan and now is disregarding it. The whole point of a comprehensive plan is to have a plan so there is predictability for residents and developers on what can and cannot be developed.

Other concerns include:
Parking: Parking is likely to overflow onto 72nd Street causing the entrance of 72nd Street to narrow near France Ave as we are trying to enter or exit at the France Ave/72nd Street intersection. See the attached map. Residents at 7100 by Lunds refused to pay for structured parking thus spilling the parking around the building behind Lunds. Where will visitors, service workers and employees park from the 7200/7250 site? Likely 72nd street. What is the solution if more parking spaces are needed? Stanek's traffic study recommended 573 stalls, 103 more than planned between the two shared parking lots. Where are they going to go? Likely 72nd Street.

Flood risk: We are concerned how the water will be diverted. Where will it go? It doesn't appear anyone knows and this is concerning with the trend of heavier rains. Will other areas flood? Will we be able to trace a flood back to this property?

Height and transition zone: 6 stories of apartments, 72 feet, overlooking residential homes in our neighborhood. This is much higher than the Greater Southdale Comprehensive Plan and doesn't include the incremental step ups required in the plan to get us to 72 feet.

Light pollution: Apartment buildings are typically lit up at night which will bring much more light to that part of the neighborhood.

Multiple projects: How does this project, the underpass and the Old Macy's site cohesively get constructed together? We don't want lengthy construction or a hodgepodge of projects that don't mesh well. Also, 72nd St and Cornelia Dr are proposed for road construction. How does this mesh into the three other projects?

Old Macy's Site with proposed 11 story condo and 7 story apartment buildings: This will likely add ~1300 cars onto France Ave with some likely diverting through the neighborhood when trying to get to Hwy 100 to bypass two stoplights on France Ave and the backup along 70th street.

Alternatives for the site:
Why not put the underpass on the north side of the 7200/7250 site with one larger building located on the south side of the 7200/7250 instead of two large buildings divided by the green space? This would help with the 7200 building not encroaching on 72nd, our neighborhood street. This would effectively move the 7200 building south creating a greater step back. It would also create one large underground parking ramps for both sites rather than two split up underground parking ramps for better utilization of parking.

Why not a preschool? Preschools are quite profitable and could aid the people who live in the building and the neighborhood. It is very challenging to find room in preschools currently.

Why not have more step ups proceeding from a low point on 72nd and stepping up more to Gallagher? This would provide more patio space for apartment or condo residents while providing more of a transition as described in the comprehensive plan. It would also encourage the enhancement and maintenance of the green space proposed on the west side of 7200/7250 site. The underpass could then be placed on the north side of the 7200/7250 site.

We live on the northeast corner of 72nd Street and Bristol Blvd which is within the direct sight line and almost across the street from the proposed property plan. I oppose the plan for the following reasons. Currently, it is difficult at times to Ingress and egress France Ave. at 72nd St., and increasing the population in the proposed amount at the location of the plan would increase traffic congestion and pose increased safety issues. Second, in this country citizens already distrust government. We cannot trust government at all levels to protect its citizens from internal and external dangers to its citizens or even to follow its own laws and rules. Ordinances and plans are put in place to be followed, not to be amended at the whim of a special interest (i.e. developer in this case). Buildings in this area are capped at four stories and ceilings at 16 feet. Those caps are in place for a reason. An honorable government would abide by its own rules and not change them to suit a developer. Third, traffic on 72nd St. would be increased as a result of increasing the large number of residents who would reside under the plan. Hence, noise and traffic would increase to an unacceptable level. Fourth, we believe that the increased size of the proposed structure compared to what is currently allowed under the existing plan would be a taking and decrease our property value. Lastly, the increase size of the building would not be aesthetically pleasing or compatible with our neighborhood.

The proposed 7200 project recognizes the Southdale Design Guidelines, but does not adequately adhere to them. The absence of applicable "step down" design and and appropriate transition to the adjacent Cornelia neighborhood, and it's effect on the neighborhood are major concerns.

Traffic issues have not been addressed. Human nature will lead drivers to the fastest, most direct route to and from the building. In turn, this will create traffic safety issues in the neighborhood.

A lower.scale building featuring well designed step down, potentially with a transition of townhouses, would be far more appropriate on this site, but only if planning can properly address the area traffic issue. We must be careful not to impact nearby property values.

An important additional concern is the request for public financial support in the form of Tax Increment funanci g in the amount of almost 23 million dollars. That amount, combined with the Macy's site request of almost 24 million, begs the question of public benefit.

As a.result, I am not in favor of this project as proposed, and strongly recommend reconsidering the design and scope of work intended.

Ron Anderson
Prospect Knolls

I have lived in the Cornelia neighborhood since 1978. I would like to understand why the City of Edina would allow the developer to build a 6 story 72' high building on this site when it should only be 4 stories or 48' maximum height, because this is a transition zone from the east side of France to the residential neighborhood. Why does the City of Edina City Council continue to disrespect the residential owners and their residential property on this side of Edina and allow the developer to make this exception in our neighborhood? PLEASE TREAT OUR NEIGHBORHOOD AS IF IT WERE YOUR NEIGHBORHOOD! NO EXCEPTIONS PLEASE!!!

I live on Ellsworth Dr in South Cornelia. This project makes sense given how important France is, and I don't think I could reasonably expect a different use at that site. It also makes sense given how much walkable retail there would be for people living in these units, though I hope there will be improvements to make it easier to cross France.

Obviously this will bring more people into the area. We are fortunate to have a nice neighborhood, and I'd be happy to share it with people who want to be here.

Allison Sneller, South Cornelia neighborhood. My biggest concern with this proposal is the impact of traffic on 72nd St and Cornelia Drive, going past the school. The number of cars already racing through this intersection to cut up to 70th St is significant. It is clearly not designed — nor intended — to serve as a major road, yet that is exactly what is already happening. With the addition of these units, the traffic through the neighborhood is bound to increase. How does the City propose to address this in advance, not after the fact?

I live in the Cornelia neighborhood and I do not support this project, the proposed building is too high for the adjacent neighborhood single family homes. It will negatively impact the already existing traffic issues down 70th street and encourage drivers to drive through the neighborhoods. With Cornelia elementary school nearby, safety is a major concern!!! A set of town homes or row homes would be a better options for this space. Additionally there are too many apartment building being built at once. This is causing too much traffic, increased light pollution and increasing class sizes at the neighboring schools.

The 7200 France Avenue 153 unit apartment building development in the area of the Cornelia school and adjacent to the single-family homes in the Cornelia neighborhood increases health risks especially for young kids. All interested parties realize that traffic will increase. Many traffic analysis studies are done for new developments with the conclusion that the roads can handle the increase. Air pollution increases never seem to be included due to either ignorance or wishes to ignore the potential risks that may compromise the financial windfalls for the developer.

Air pollution is a know risk especially for elementary school age children. As noted in the study below, growing lungs are more susceptible to the four auto pollutants which can cause asthma and life long changes. The risk is higher when the time exposed is longer from slow or sitting traffic such as dropping children off at schools.
Obviously, school buses add a great deal to the air pollution.

With the proposed development and added traffic in this area of Edina, auto pollution will add to the already present amount. It will increase the present risk to the young children at school and the playground and also in the family neighborhoods.

Please review the following study. Thanks, Tim Diegel, MD 952-239-0004. timdiegel@mac.com 307 Coventry Lane, Edina


The Children's Health Study

Air Pollution Harms Children's Lungs for Life
USC Press Release: Smog May Cause Lifelong Lung Deficits
New England Journal of Medicine: The Effect of Air Pollution on Lung Development from 10 to 18 Years of Age

The Children's Health Study, which began in 1992, is a large, long-term, study of the effects of chronic air pollution exposures on the health of children living in Southern California. Children may be more strongly affected by air pollution because their lungs and their bodies are still developing. Children are also exposed to more air pollution than adults since they breathe faster and spend more time outdoors in strenuous activities.
About 5500 children in twelve communities were enrolled in the study; two-thirds of them were enrolled as fourth-graders. Data on the children's health, their exposures to air pollution, and many factors that affected their responses to air pollution were gathered annually until they graduated from high school.
The Children's Health Study Final Report is available and represents an extensive compilation of more than 10 years of community ambient air pollution measures and health outcomes related to lung function growth, asthma, bronchitis, and acute respiratory illnesses. Although CARB funding support for the health portion of the study has concluded, the investigators have received a grant from the National Institute of Environmental Health Sciences to continue the program for an additional three years. The CARB will continue to work in collaboration with the CHS investigators through assistance with the monitoring network as they continue with this invaluable work.
Importance of the Children's Health Study
The information provided by the study will help CARB protect public health. CARB sets California's ambient air quality standards to protect people who are the most sensitive to air pollution.
Communities and Pollutants Studied
The twelve communities in the study were chosen because they have different patterns of high and low levels of these four pollutants:
Ozone
Nitrogen Dioxide
Acid Vapor
Particulate Matter That is Breathed Deep into the Lungs (PM10, PM2.5)

Information Gathered by the Study
Concentrations of the four pollutants were continuously measured in each community throughout the study and for brief periods in schools and some homes. In addition, each child's lung function was tested every spring. Annual questionnaires asked about the children's respiratory symptoms and diseases, such as chronic cough and asthma; level of physical activity; time spent outdoors; and many other factors known to influence children's responses to air pollution, such as parental smoking and mold and pets in the household.
Major Results of the Study
Air Pollution Harms Children's Lungs for Life - Children exposed to higher levels of particulate matter, nitrogen dioxide, acid vapor and elemental carbon, had significantly lower lung function at age 18, an age when the lungs are nearly mature and lung function deficits are unlikely to be reversed. [USC]

N Engl J Med 2004; 351:1057 - 1067 (View Article - May require registration)
 
Children that were exposed to current levels of air pollution had significantly reduced lung growth and development when exposed to higher levels of acid vapor, ozone, nitrogen dioxide and particulate matter which is made up of very small particles that can be breathed deeply into the lungs. Summary of the Article

Am J Respir Crit Care Med 2002; 166:76 - 84 (View Article - May require registration)
 
Children living in high ozone communities who actively participated in several sports were more likely to develop asthma than children in these communities not participating in sports. Press Release January 31, 2002.

Lancet 2002; 359:386 - 391 (View Article - May require registration)
 
Children living in communities with higher concentrations of nitrogen dioxide, particulate matter and acid vapor had lungs that both developed and grew more slowly and were less able to move air through them. This decreased lung development may have permanent adverse effects in adulthood.

Am J Respir Crit Care Med 2000; 162:1383 - 1390 (View Article - May require registration)
 
Children who moved away from study communities had increased lung development if the new communities had lower particulate matter levels, and had decreased lung development if the new communities had higher particulate matter levels.

J Respir Crit Care Med 2001; 164:2067 - 2072 (View Article - May require registration)
 
Days with higher ozone levels resulted in significantly higher school absences due to respiratory illness. Children with asthma who were exposed to higher concentrations of particulate matter were much more likely to develop bronchitis.

Epidemiology 2001; 12:43 - 54 (View Article - May require registration)

ARB's Ten-Year Children's Health Study is Completed Press Release
Children's Health Study Final Report
Children's Health Study Video | Spanish
 
Additional Children's Health related reports:
Research Projects Database Results
USC Children's Health Study Findings
CONTACT US
(800) 242-4450  |  helpline@arb.ca.gov 
1001 I Street, Sacramento, CA 95814
P.O. Box 2815, Sacramento, CA 95812



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Hello, we are David Chall and Bethany Johnson and reside at 7220 York Condo West. We're concerned that the project for the Macy's furniture site does not conform to the greater Southdale development plan. The site plans current setback infringes on the centennial lakes promenade. More consideration to how this setback will affect those using the promenade daily needs to be taken into account.

The plan also asks for tax breaks that will be passed on to all residents Edina rather than the developer. If this project cannot succeed on its own financial merits, the residents of Edina should not have to bear that burden.

There are better ways to build this project and the City of Edina should continue to enforce its current ordinances until a better plan is put forth.

Thank you.

Steve Brown. My property is located immediately adjacent to the proposed project at 7205 Bristol Circle. It backs up directly to the tree buffer protecting the Cornelia neighborhood to the west.

This site is extremely complicated for a variety of reasons. There are competing and conflicting needs that need to be addressed for redevelopment on this site to occur. There is a need to solve the existing storm water issue; there is the need to maintain the current tree buffer for the residential area to the west, and as a result a large portion of the site is undevelopable. Based upon these competing factors and the fact that the site is located on France Avenue site these dynamics create a need to provide vertical density on the site.

I was involved in the most recent Comprehensive Plan update for the Greater Southdale Area, and part of that process involved visual images that were provided showing site lines looking east from Cornelia Drive and Heatherton Trail and the buffer that the trees create protecting the neighborhood. They showed conceptual drawings of buildings along France Avenue, and provided confirmation that the buildings were not visible with the existing trees providing an extensive visual buffer that was critically important to the neighborhood to the west. My property directly abuts the tree buffer and preservation of those trees has always been of paramount importance to the value of those properties on Bristol Circle and to the west.

As a result, this proposed project seems to accomplish the objectives set out on those discussions. I support the project for these reasons. In addition, if the City of Edina is able to accommodate a tunnel under France Avenue this would be an exceptional access point to Centennial Lakes which would be another benefit associated with this project, providing a safe access point for Cornelia residents to access Centennial Lakes and the wonderful amenities that exist there. The fact that the northern portion of the site is multifamily is another reason I support the project.

I encourage the city council to be more thoughtful about planning this location. Currently large scale apartment buildings are approved at the US Bank site and proposed at the Macy’s location. Both will be high rise. And both sites will also include offices. This location should be a step down to the neighborhood. Consider townhomes, not apartments or office space. Actually affordable townhomes with some green space, not million dollar homes as built on Valley View Dr. My children attended Cornelia elementary (recent grads) and the traffic that already speeds down 70th St is ridiculous and extremely unsafe. 70th street backs up to 100 most week days now. New residents of this location will surely cut through the neighborhood to get home and given the traffic they have to get through to get there, I can guarantee it will not be at a safe speed. Happens on my street ( Cornelia Dr) all the time.
Stop filling Southdale with more of the same that does not truely achieve the Southdale Plan.

My husband and I live on Ellsworth Drive, close to the proposed apartment building. The proposed building is too tall which will detract from the residential homes to the west and northwest. The Greater Southdale District Design Experience Guidelines call a transition zone where there is a transition. From townhouses and lower-scale residential buildings on the west side of the West Promenade to slightly taller buildings on the east side of the west promenade. Building heights are supposed to step up incrementally to provide a gradual transition from our residential neighborhood to the commercially-oriented Southdale District. The proposed apartment building doesn’t come close to meeting the spirit and intent of the Design Experience Guidelines. Much effort was put into addressing the transition zone when the Guidelines were developed. These guidelines cannot be disregarded. Also, the project is heavily dependent on city streets: West 72nd and Gallagher. West 72nd includes the Cornelia Grade School which needs to be sensitive to traffic for children’s safety. I am also concerned about the ability of our infrastructure to support this and other major projects being proposed. Traffic on 70th Street is excessive during key times of the day. What is the plan for 70th? Growth in population will bring increased crime to the area. Is Edina prepared for these issues?

Richard Stein and Marianne Rother, 7016 Bristol Blvd. We live 2 blocks northwest of this proposed project. The proposed structure is too big. Consider that the residential neighborhood directly west has 1-2 story homes and the senior residence which is directly north on France Avenue for size comparison. What can be done to shield the large size of the projected 150 unit building next to the nearby neighborhood? Make it smaller. What can be done about the expected, additional traffic and traffic noise on 72nd Street and going through the Cornelia neighborhood? Make it smaller so we have less traffic. The neighborhood will have more noise due to building maintenance with the proposed building. A smaller building will have less building maintenance noise. Please reduce the size and the number of units in the apartment building and provide a traffic management plan which directs increased traffic out of the Cornelia Neighborhood.

Removed by moderator.

This project is unacceptable for the following reasons: 1. Does not conform to the Great Southdale Area vision. It is half-baked and eaves many potential problems unresolved, such as: deliveries, garbage removal, street access. 2. Edina already has too many empty apartment units. 3. It will attract even more transient people who are not invested in the community. Edina also does not need any more low-income units Those has broug ht nothing but trouble and strained EPD and EFD services to the hilt. 4. It will endanger children at Cornelia Elementary with cut-through traffic and speeding on West 70th. 5. I t will add an additional traffic burden to West 70th, which is already over-burdened and under-patrolled for speeding and other traffic violations at peak hours. VOTE NO!! (Submitted by City Staff on behalf of PrairieGirl55)

This project is a complete violation of the vision described in the Greater Southdale Plan. It is not appropriate for the site for the following reasons: 1. Edina already has an oversupply of empty apartments. 2. It intrudes on the surrounding residential neighborhoods in height and density, and will attract transient people who are not invested in the community, rather than putting in a high-value medical business that would contribute to the tax base, or creating a new park. Edina also does not need any more low-income u nits--the ones in place have brought crime and taxed EPD and EFD emergency service s to the hilt. 3. It will add additional cut-through traffic that will endanger area school children at Cornelia Elementary, and add an additional burden to West 70th Street, which i s already over capacity at all hours of the day. There is no speeding enforcement or traffic control on West 70th at peak hours. as it is. VOTE NO!! (Submitted by City Staff on behalf of PrairieGirl55)