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

The scale of the redevelopment project at 7200 and 7250 France Avenue is below the threshold where an Environmental Impact Study is mandated by Minnesota Statutes. As such, no such study was conducted.

The new north/south street between 72^nd and Gallagher responds to guidance in the 2018 Greater Southdale Area Plan to create a publicly accessible route that provides an alternative to France Avenue for local traffic. This new roadway is designed to be low volume and low speed. It includes a sidewalk for pedestrians and could also be used by bicyclists. There is currently access to/from the 7200 & 7250 sites to 72^nd St with a series of drive lanes and ramp. Similarly, there is currently access to/from 72^nd St from France Ave.

The 2008 proposal for an over-the-road pedestrian bridge took a similar approach along 72^nd St. The ramps and landings for that unbuilt bridge created an unattractive and unwelcoming structure along the public roadway. The over-the-road bridge proposal was abandoned in 2012. The owners of the private property have proposed two buildings separated by a 60 ft landscaped trail area in the midpoint of the property. This layout aligns with the recommendations in the 2018 Greater Southdale Area Plan and the Southdale Design Experience Guidelines. This layout is also consistent to previous proposals for the site that gained City approval but were unable to secure private financing. This two building layout creates a natural entry/exit point for a future pedestrian crossing. The midpoint of the 7200/7250 site is near the lowest point of France Avenue. This location allows a pedestrian underpass to be constructed while smoothing the grade along France Ave.

The applicant has not proposed a pre-school.  The Zoning Ordinance would however, allow a pre-school on the site in the future.

The proposed building features step backs at the northeast corner (along France and 72^nd) and along the western edge. This arrangement was a decision made by the architect and developer.

It is too early to provide a precise answer to this question. Each of the projects at 7200, 7250 and 7235 France are privately developed and privately constructed. Each new building will likely be built by a different contractor and schedules are contingent on full financing for each building. Both of the development teams (Orion / Afton Park  and Enclave / Lifestyle Communities) have internal agreements to coordinate the site work on each of their respective sites. Permits will need to be applied for and issued by the City for site work, construction and partial road closures during construction. 

Regarding construction of a future pedestrian crossing (underpass or overhead bridge) in the 7200 block of France Ave: While this project remains in ‘concept’ phase, City staff is in communication with both development teams to understand grading details of both privately owned sites that will provide access to this new dedicated pedestrian route. An underpass appears to be the best approach as it works well  with the adjacent grades and elevations of France Ave. City staff is also in conversation with Hennepin County traffic engineers to understand County requirements and expectations for changes to France Ave.  

If the City Council and Edina HRA agree to fund a new pedestrian crossing at this location, the City/HRA will award the construction contract  for the underpass and related road work on France Ave.  The roadway project is likely to be constructed in phases to minimize impacts to thru-traffic on France. While the City/HRA would be responsible for reconstructing that limited portion of France Ave (with the new pedestrian crossing), the developers would be responsible for constructing the trails, sidewalks and landscaping that is located outside of the road right-of-way.