FINDING THE RIGHT BALANCE

Meet need for higher density housing

Preserve existing neighborhoods & connection to nature

Proposal fits the vision but not the lot

Xx

Too massive and lacks setbacks – not consistent with Minnetonka’s values, character and standards

Does this proposal fit Minnetonka guidelines?

“For Ridgedale specifically, a set of development guidelines in the Ridgedale Vision study were prepared. These guidelines address use, design character, density/intensity and also…public improvements… As development proposals are submitted, they are evaluated based on those guidelines.”’

– City Manager Geralyn Barone, 10/13/14

Exceeds Village guideline for density

The guideline for Southwest quadrant* is 30 units/acre; the developer is proposing 59 units/acre

*Ridgedale Village Center Study, slide #80

Do public benefits warrant 100% more density?

Would be city’s highest residential density

Exceeds Village guidelines for Floor Area Ratio

Planned I-394 standard is 0.75; PUD guideline is 1.0; Village guideline is 1.1, and the developer is proposing 1.7

Code 300.14; Ridgedale Village Center Study, slide #80

Do public benefits justify 70% excess floor area?

Floor Area Ratio

Exceeds impervious surface standard

Standard for Planned I-394 District (Code 300.31) is 60%; the developers are proposing 85%

“We will always be aware of the delicate balance between the need for urban services and the importance of protecting and managing our natural surroundings.” – Minnetonka 2030 Comprehensive Guide Plan

Steals from building setbacks

Code 300.28 for Planned I-394 district: “In no case shall the (building) setback be less than the height of a building up to a maximum of 100 feet.”

Steals from parking lot setbacks

Code 300.28 for Planned I-394 district dictates a standard of 20 feet; similar guidelines exist for PUD (R5 300.14)

Would be one of the city’s tallest buildings…

Proposal is six stories surrounded by one- and two-story buildings; only five areas in Minnetonka have buildings this tall

… without the usual green buffer

FINDING THE RIGHT BALANCE

Meet need for higher density housing

Preserve existing neighborhoods & connection to nature

1. Set expectations for Southwest quadrant

• Per Planning Commission discussion on 10/9/14, put taller buildings close to Ridgedale mall and shorter buildings closest to residents, not vice versa

• City and neighborhood work together to determine appropriate scale for future developments between Highland building and single-family homes

2. Reduce building to meet Village guidelines

• Reduce Floor Area Ratio to 1.1* and density to 30 units/acre*

• Reduce height to fit surroundings

*Ridgedale Village Center Study, Southwest sector, slide #80“Sustainable features” (slide 63); “Encourage green practices” (slide 67); “Apply storm water management best practices” (slide 67)

3. Ensure proper light and sound controls

Secure written agreements that ensure proper light and sound protection for residential neighbors

“The integrity of existing single-family neighborhoods will be preserved through careful management of land use transitions and impacts between potential conflicting uses.”(Minnetonka 2030 Comprehensive Guide Plan, Land Use IV-7)

4. Improve pedestrian access to meet vision

• Provide buffer of grass between Highland sidewalks and curbs for safer, sustainable, pedestrian-friendly construction

• Add Cartway sidewalk between Highland building and Ridgedale Mall (by TCF Bank)

“Private projects should enhance streets, sidewalks, trails…. And provide safe, convenient and appealing routes for walking and bicycling..” (slide 55) “Maximize pedestrian access” (slide 103) “Each new project adds pedestrian connections” (slide 59)“Sustainable features” (slide 63) “Encourage green practices” (slide 67)