Planning Commission delays decision on 153-unit France Avenue apartment project
Edina's Planning Commission concluded a public hearing on March 15 for a proposed 153-unit apartment building at 7200 France Avenue but postponed making a recommendation, citing the need for further deliberation on a contentious zoning amendment that would reduce ground-floor ceiling heights and eliminate retail space.
The developer, Orion Investments, is seeking to amend the existing PUD 16 zoning to reduce the first-floor ceiling height from 16 feet to 14 feet and remove planned retail space from the mixed-use project. The proposal would keep the building within the existing 72-foot height limit. The developer emphasized the project's pedestrian-friendly design, shared amenities with an adjacent office building at 7250 France Avenue, and a zero surface parking strategy.
Commissioners raised concerns about the rationale for reducing ceiling heights and whether the changes align with city design guidelines and prior approvals. Commissioner Miranda argued that ground floors should maintain a minimum 20-foot ceiling height to allow flexibility for future commercial uses or other adaptations, noting that market conditions could shift dramatically. The developer countered that the 14-foot height is standard for residential buildings and cited comparable nearby projects like Meson Green and Eden 100.
Public comments revealed significant neighborhood concerns. Residents from the Lake Cornelia area worried about building height relative to single-family homes, potential cut-through traffic on residential streets like 70th Street and Cornelia Drive, and the lack of clarity about prior project approvals. Sandy Carlson criticized the omission of "transition zone" guidelines from the commission's information packet, saying the missing context prevented informed decision-making. Nora Davis specifically raised concerns about traffic impacts on residential neighborhoods not directly served by main thoroughfares.
Community members also questioned the proposed pedestrian bridge over France Avenue to connect with the adjacent Macy's site, with some suggesting less expensive alternatives. David Frankl cited a four-way pedestrian stop implemented in Minneapolis as a simpler, more cost-effective solution than a bridge potentially costing $3 million to $10 million.
The commission will continue deliberating on the proposal at a future meeting. A neighborhood meeting is scheduled for Arnison Acres to gather additional community input.
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Votes (1)
Site Plan Review and Zoning Ordinance Amendment for 7200 France Avenue
The Planning Commission heard a proposal for a 153-unit apartment building, which included a request to amend PUD 16 to reduce the first-floor ceiling height from 16 feet to 14 feet and remove planned retail space. The developer highlighted design choices emphasizing pedestrian connectivity, shared amenities with an adjacent office building, and a zero surface parking strategy. Commissioners inquired about the activation of public spaces, the rationale for the height reduction, and consistency with prior approvals and city design guidelines. Public comments expressed concerns about the building's height relative to single-family homes, the definition and maintenance of 'transition zones,' traffic impacts on residential streets, and the clarity of prior project approvals. The public hearing concluded before the commission made a recommendation.
Notable Quotes (7)
What's before you this evening is a proposal for...153 unit apartment...one of the parameters that was established within the existing PUD was a height limitation of 72 ft and they do intend to to meet that requirement.
the comment really was in the article is that it lacked at a wow factor and I think that's important to keep in mind on every project that hea looks at whether it's real estate or roadway or Parks or whatever it is there should be a wow factor in there that separates Edina from the other communities around us.
my point is there are alternatives to spending three to5 $10 million on a bridge if you go over to City of Minneapolis at Barry Parkway and U um Richfield Road City of Minneapolis implemented a couple years ago a four-way stop for pedestrians and bikers it works simple relatively inexpensive.
frankly it's just wasteful we don't need it...building an extra 2 feet is wasteful and doesn't gain us anything other than more cost more heating more cooling for space that serves no purpose.
ground floor should have a minimum ceiling height of 20 feet for flexibility and this floor t- floor height will allow the space to accommodate commercial two floors of parking or two-story tow houses...the whole point of this regulation...is to make sure that if...what's been good for this district has completely turned around 180 degrees and that's the whole point of this.
I was dismayed or perhaps baffled to see that the most important information to the residents of our neighborhood was not included in your information packet that is the transition zone discussed in the greater Southville District area guidelines...I don't think you could possibly make a good decision tonight without having this information provided.
one of my concerns is I haven't heard anybody talk about how these developments impact the neighborhood...they're going to be whipping up 70th they're not going to go all the way to France Avenue...that's a residential neighborhood and nobody has talked about that that is a very serious impact for that neighborhood.
Ordinances & Resolutions (14)
The specific ordinance amendment under review for the proposed apartment building at 7200 France Avenue.
The existing Planned Unit Development zoning for the site, which the current proposal seeks to amend.
City's guiding document for land use, specifying office and residential for the site.
A specific plan defining the Southdale area, including a 'transition zone' from high to low density.
A report prepared by city staff summarizing the applicant's proposal and staff recommendations.
Negotiated agreements defining responsibilities for maintenance and upkeep between the city and developer.
City's engagement website for public feedback on current and potential developments.
Official city document reflecting past approvals and conditions for the site's development.
Guidelines for development in the Southdale district, informing design decisions like mixed-use and pedestrian activation.
A more advanced environmental review done for the Macy's site, including traffic analysis.
Studies conducted by Stantec and reviewed by Ed Terhar to assess the project's impact on traffic and parking.
City Council-approved guidelines, specifically referenced for minimum ground floor ceiling height recommendations (e.g., 20 feet for flexibility).
City policy that new developments are required to meet, influencing design choices like green roofs and LEED certification.
Official public notification of the meeting, which caused confusion among residents about the project's approval status.
Source document
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Other Topics from This Document
Community Comment Period
Commission Work Plan Item Postponement
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