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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Other Topics from This Document
Community Comment Period
Commission Work Plan Item Postponement
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