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Home My WebLink About2012-05-23 Planning Commission Meeting PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS MAY 23, 2012 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF CONSENT AGENDA A. Minutes of the regular meeting of the Edina Planning Commission April 25, 2012. B. Minutes of the regular meeting of the Edina Planning Commission May 9, 2012. V. COMMUNITY COMMENT During "Community Comment," the Planning Commission will invite residents to share new issues or concerns that haven't been considered in the past 30 days by the Commission or which aren't slated for future consideration. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on this morning's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Commission Members to respond to their comments today. Instead, the Commission might refer the matter to staff for consideration at a future meeting. VI. REPORTS AND RECOMMENDATIONS A. Lot Division (Lot line shift) of 6244 & 6240 Brookview Avenue B. Sketch Plan Review for Southdale Apartments— Southeast Corner of Southdale VII. CORRESPONDENCE AND PETITIONS • Council Connection • Attendance • Council Minutes VIII. CHAIR AND COMMISSION MEMBER COMMENTS IX. STAFF COMMENTS X. ADJOURNMENT The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large -print documents or something else, please call 952-927-886172 hours in advance of the meeting. Next Meeting of the Edina Planning Commission June 13, 2012. PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague May 23, 2012 Item VILA Community Development Director INFORMATION & BACKGROUND Project Description Mr. Chad Trierweiler is requesting to shift the existing lot line that divides the two properties that he and his wife own at 6240 and 6244 Brookview Avenue. The purpose of the request is to shifting the side lot line 15 feet to the north to provide adequate area o build a third stall to the existing garage at 6244 Brookview Avenue. (See property location and proposed lot line shift on pages Al—A9.) Surrounding Land Uses The surrounding land uses are all single-family homes zoned and guided low- density residential. (See pages Al—A4.) Existing Site Features Single-family homes are located on both parcels. There is a large wetland to west of the homes. Per Edina Zoning Ordinance Section 850.03 Subd. 3, the wetland area is not included in the lot size calculations. Both lots combined are 27,133 square feet in size and 186 feet wide. (See the existing homes on page A5 A6.) The south lot at 6244 is 12,444 square feet in size and 86 feet wide. The lot at 6240 is 14,689 square feet in size and 100 feet wide. Planning Guide Plan designation: Zoning: Primary Issue Low-density residential R-1, Single-family residential 0 Is the proposed lot division reasonable? Yes. The resulting lot line shift does not create an additional lot. AS demonstrated below, both lots would still exceed the median lot size in the neighborhood. Minimum Lot Existing Existing Proposed Proposed Requirements 6244 Brookview 6240 Brookview 6244 Brookview 6240 Brookview Lot Area —11,825 s.f. 12,444 s.f. 14,689 s.f. 14,589 s.f. 12,544 s.f. Lot Width — 75 feet 86 feet 100 feet 101 feet 85 feet Any new construction on either of these two lots would be subject to conformance with all of the City's rules and regulations regarding lot coverage, building height, and setbacks. Staff Recommendation Recommend that the City Council approve the Lot Division of 6244 and 6240 Brookview Avenue: Approval is subject to the following findings: The existing and proposed lots meet all minimum lot size requirements. Approval is subject to the following Conditions: 1. All building activity on either lot must comply with all minimum zoning ordinance standards. Deadline for a city decision: July 3, 2012 2 u City of Edina 6741 Sr1/ Legend un 4401 Hnwq ►.oiFT LL 1—iMehllybad Foolan ar4s 6144 a1u Swroulidillp House Number Labeh 61N0 8rW Hous, Number Lab,is 24 4415 4305 Strael Name L.Ws 4 4701 [� 4213 0129 1115 CkY Um7b 0 Crooks �Y --- i� 4l07 Lal, Nam. i 4150 4119 4tt1 "'""� Lk.. 44#0 4176 4711 4301 Parks HN1 4428 62171 4146 41f1 O PaM.10 e � 4420 6221 24 6274 6225 4141 4240 6128 617) 1231 42M 4179 i 4774 ? 2/ d1I0 4175 4133 4771 4121 i 4471 6231 1 i 4l7S { ;sY{ 4118 � 6274 4119 i I t N11 6241 4116 f j 6300 e5 6701 4125 4224 { 4177 4110 { 6)04 6300 Edi 12 4317 diol 4111 i { 6310 111 4 {.._._._ 4208 6704 i 6326 d724 4203 6924 4200 1204 i 63)1 J20p t 24 ,! PID: 3002824120033 O p r ' ° 6240 Brookview Aver'.,, I.• Edina, MN 55424 �' Va I`ti7i7rarsn s"'" u FAM m M City of Edina --6104 Mt6 6729 e 6128 6/29 8178 u �a -; IYgk11ph1ed�PeaDxa 4 _..t 6132 Q 6137 6137 Surrounding HDuse Number Labels 412 8/36 bt77 617! PJaw4 Pi+Y � 6136 4#32 4176 4124 #/TO 4/18 4512 461 6141 6141 Ib1He Number Labels 13' 4W B/d5 6IIJ 61#] Street Nine Labels .t MY Limits a28�nW v Creaks 14 410 #395 El lake Names 6205 L,44�9y- 47x1 4217 3170 4115 4101 tParks O 1 1 1260 4119 4111 zing 6207 4444 4440 4336 1X32 741 6212 IM APOrh.. a Pr 90Ys.d1 JJJO N2d 1220 ,4146 #242 YDDAtY,.w lh..i.JT.,t OiArnl 6720 ■ YDD3IMW DJ.WPa4M emM1 JJM 6221 . YDOi1Y—Diwb9—Deaxl CW 24 61Td ■ PCPItp*.Wc... *v*u l OM 1241 #144 8711 ICD•tlPunegtemmpof OMral PCDJ IPu+^e6 Cemw4ul OMmi b1Pd #122 #236 0224 PCD a;PY6J4a Camn4aw10Wntl) 6772 PO ifRnn•J p6uArdOxtrmfl x447 i 4439 i i 2311 f II 8244 t 6232 POO.1tNnwe9Rpove q/m D�M1 43]5 #4Jr' I ppp 6271 4131 Poo .2tW1 Da 7 4426 4114 i1 6140 ■ PRD -f lPYnee6 RJaan4i 0aeMt f i i i i ! ? i 62N 6241 4421 ■ PRDttP-.dRJ•daA'ut0.1.M1 i 1 i — i � 215 11.. X11 6300 ■ MD•)tPunW RvbntulDM+4J1 } i 6.W0 8301 ■ PRO ltPgnea6 ReaWNw10•;%AI ' + { i 1 1 —tt2 41 ■ Pae-StP--d RM Wo.l 6104 6709 6304 PSR4tMnau lnerOlMl _._ ,t 6713 # f2 / a R•1 {5uy4DwMSUM1 t +j 6)11 . bJ06 R'ilDsuuOO»H+n9 Unai ■ 6305 6108 %"rte `---_._-___ ► i"— 60377 #11I ■ RYDIRWmnalYM:i Dmlal 4111 BTO 6311 Pamel. ///J 6303 j 6715 4109 # 63/6 6JOJ i 8721 s 6720 --------i 6701 G]JT i Me srW 24 VAfl£/VElYFM TP)PIY/rlYY67 {6/#�1' �l LLcand.Ur �A+N: <•q-9+.^.:_7 ivS.uri INOWMYat .13W 1Ye2 A. PID: 3002824120033 w9l��I U U) 6240 Brookview Ave as 4. Edina, MN 55424 w" t1tF9N ,�^' M gMb� f A 4 � t� s � tr ��,,:•"!;, F ify y ,R d ��T �.+�,s k'iak` a ?.'#�a� �'*` �°V,5 xA��'y cx�"� �',Iw " •,.. ��".w`1�1pF t e„ � yre*`��`�'411w 4�".4^ yy�._.: " ^�-_ 4�'�.yy�s�,," q �c rq �Y�``�Y!pY'a � �"' t q{, -•$N r R�`�� ' e o � •,�P �. as . � `�."� ww �� RFs. i i -Fr� �It{f "� w,•i w ° t 'w I ` 8.. 0 w � Y ,e, AfeOCAIJ r WAARATIV6 Edina Planning Commission: ]'hank you for reviewing our request for a lot line shift between 6240 and 6244 Brookview Ave. My wife and I moved to Edina in July of 2009 from Denver and have been very happy with our time here. With my wife's employment through Target and my employment at Fairview Southdale Hospital, we don't see ourselves moving for quite some time. Thus, we have been focused on improving our property at 6244 Brookview Ave. 6244 was new construction in 2008. At that time, the builder said he felt torn about how much garage space to utilize on this fairly narrow plot of land. He chose to go with a smaller 2 -car garage to maximize living space. As my family grows (twins on the way and my mother moving in full-time), we are desirous of a 3rd car stall for extra parking and storage. In November of 2011, 6240 Brookview came on the market. After discussing the opportunity with my wife, we decided to purchase 6240 and utilize it as a rental property. We would then hopefully move the property line and construct our 3rd car space, contingent on the approval of this body. Since we are the owner of both properties, we wish to maintain a generous lot size at 6240 for a likely new construction at some point in the next decade. Thus, we have requested a line shift of only 15 feet, still keeping 6240 property width at 85 feet and increasing 6244 to 92 feet. We hope this request seems reasonable and await your ruling. We are happy to respond to any questions or concerns the Planning Commission may have. Many thanks - Chad & Caron Trierweiler ■ Lepad o mrr o rw rw O lAfamel OOmllellm M1ee Ce.wm OM :Jm.f GMq ar oy..M: .amore TIP r 1\yf tm.esn eamelll Tq r Yp OmrM .ra00-� Wp h:M. Oyl:rw IM Ywsw.{ ia:M Mer � la»0� ADMINISTRATIVE LOT SPLIT FOR: CHAT) TRIERWEILER . — r r". r —. lsws.af 1. n Mr . t.W.M to R rw.. W9 t� tJOJ ffy.m:a . 90IJ1 4 R I.t r r JIr r afJr . l�aw.r M ^ llllfd t: M 6. Ms tM{ aaL trC Il:wr form Y brt eeey. W maJ Iwe me Imlm M mr m M wM I NICO. 2 fCl�Nww�11wIM Iw�Y:ww� M ME t�M M 0� a0 Ir1�Y Yr MU. Y YfMi�iq �J MC IMm. k W x waia .aaloll. l.ewra: esmlb• wym.yle. c°�r+J ana fr ure M «.nar e.e. r actemu: full; lune..4r km t'K M:p J.M M I.yt ars. [eel aw.K lk I..w Ilam w ferl uww Gl mtJ leaf tyre Ilwr m r r M a.f:l r a.arwy rwu. rw M asrn laJ y.w r aw k .laoln .oalfm. Mef.ym e.wn. M k u k ww]R4 fEOflIeM. erN M TsM taJ rer tilmnl, m..y. om.b. IMse.1a aUlOI111et Tme�i M. N Y � M� 4�w � O1a.62 WIG w wren Y ..re it M Grsnsw I W� M m..wN. yon r learnt sw /ea.n0 M �. slonl Iflo SWIM rc ��{ 1V, PLA�N�p;G 1�Ci.P��11t' Irwrw w e:w.. R.ts Il nro m m-a►mn pvP � 5 Zp12 W. BROWN UND SURYEYINC. INC. emeeralw. w x+» e.. i m haxl W -V .faq o.w w-m-mla f13-12 sr: I m.l: - m 1 or 1 3 a T Z6 1 A s$� Ax002�8 J� 41 Q s1 w — - —A— A M 0 0 H 8 A—AMooae Page 1 of 1 https://scontent.xx.f bcdn.netlhphotos-xfa 1 /v/t 1.0-9/ 12274707_1164415 800254808_61290... 12/7/2015 MEMO City Hall - Phone 952-927-8861,✓•---�f,, Fax 952-826.0389 * www.CityofEdina.com �w i t4 m p Date: May 23, 2012 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review -- Southdale Apartments The Planning Commission is asked to consider a sketch plan proposal to develop the southeast corner of the Southdale site. (See property location on pages Al—A4.) The site is currently an overflow parking lot for Southdale and is used by park -n -riders for Metro Transit. The applicant is proposing to develop the site with an upscale market rate 10 & 6 story apartment building; and a 3 -story townhouse building. (See the attached packet of plans & the site plan on page A5—A6.) A 5.1 acre site would be created on from the Southdale site. The proposal would include 232 units, with parking underneath the structure. Primary access would be off of 69th Street and from the Southdale frontage road. Proposed density would be 45 units per acre. The applicant is requesting a rezoning to Planned Unit Development. The table on the following page is a compliance table demonstrating how the proposed new building would comply with the PCD -3 Zoning Ordinance Standards, which the property is zoned today. Please note that two variances would be required under the existing zoning standards, including a parking stall variance for the Southdale Shopping Center site, and a building setback variance for the 10 -story building from York Avenue. Should the City decide to rezone these sites to PUD, the proposed setbacks, height of the building and number of parking stalls would become the standards for the site. A lot division or a re -plat of the property would also be required to reconfigure the lot lines on the site. City of Edina - 4801 W. 50th St. - Edina, MN 55424 V tA Compliance Table * Would require variance if no PUD PUD Zoning Per Section 850.04. Subd. 4 D provides the following regulations for a PUD: 1, Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: City of Edina - 4801 W. SOLh St. - Edina, MN SS424 City Standard (PCD -3) Proposed Buildina Setbacks 10- sto!3( building 115 feet 200+ feet Front - York 115 feet 68 feet* Front - West 69'h Street 115 feet 160+ feet Side - East 115 feet 200+ feet Rear - South Building Setbacks 6 stoly building Front - York 65 feet Front - West 6? Street 65 feet Side - East 65 feet Rear - South 65 feet Building Height Twelve Stories or 144 feet Ten Stories & whichever is less 115 feet Building Coverage 30% 26% Maximum Floor Area 1.0 of the tract .43 of the tract Ratio (FAR) Tract size = 80.4 acres or Gross s.f. = 3,499,610 s.f. 1,522,275 s.f. Density 12+ units per acre 45 units per acre Parking Stalls (Site) 232 enclosed - Based on 232 287 enclosed units & 65 surface Parking Stalls 6,774 spaces (based on 6,239 spaces* (Southdale) 1,265,135 square feet of retail & 4,482 restaurant and theater seats. Parking Stall Size 8.5'x 18' 8.5 x 18' ------------ Drive Aisle Width 24 feet 24 feet * Would require variance if no PUD PUD Zoning Per Section 850.04. Subd. 4 D provides the following regulations for a PUD: 1, Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: City of Edina - 4801 W. SOLh St. - Edina, MN SS424 QUID a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e, maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h, encourage a variety of housing types including affordable housing; and L ensure the establishment of appropriate transitions between differing land uses. 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in Section 850 of this Title shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. Property currently zoned R-1, R-2 and PRD -1 shall not be eligible for a PUD. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: City of Edina • 4801 W. S&h Sc. • Edina, MN 55424 ,T , L where the site of a proposed PUD is designated for more than one (1) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and iv, the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. While the proposal would be an improvement over the existing building and use on the site, staff is not sure that the proposal would rise to the level of meeting the purpose and intent of the PUD above. The proposal is very close to meeting all code requirements of the existing zoning. The only variances required would be the parking stall variance for the remainder of Southdale, and the setback requirement from York Avenue. The parking stall variance issue could be solved by a parking study and potential proof -of - parking agreement to provide additional required parking if necessary. The applicant has revised their original plans to include a green space separation of the pedestrian sidewalk and York Avenue, and is suggesting a podium height for the 10 - story building on York. (See pages A6—A6 compared to pages A9—A10.) Please note that the building renderings do not show the podium height.) Staff is concerned about the proposed entrance court from the intersection of York and 691h, which would be a shared entrance with vehicles. In addition, a parking lot is proposed between 69th and the proposed southerly building. In moving forward with a formal application, the public benefit should be enhanced, and the purpose and intent of the PUD be specifically addressed. Traffic/Parking A traffic and parking study would need to be completed to determine impacts on City of Edina * 4801 W. 50th St. = Edina, MN 55424 adjacent roadways, and if Southdale would remain with adequate parking. Sewer Capacity The city engineer has expressed concern in regard to sewer capacity in the area. This issue would have to be examined closely as part of a formal submittal. An infiltration study may be required, as well as upgrades to the system, and cost sharing for those upgrades may also be required. City of Edina # 4801 W. 50th Sc. • Edina, MN 55424 M �.. 727272 A ��• � ' �• +�' r � Vis' •0�ii �w��w�vrsl�i iiM �"� r. w ■ tr . . wr ww �l�r� wMrtrrr wr �'if� +� � M ■rrrM 111oil ,1■ ■ rr rr .■SCC -C .', rwr �■ ... �_�' wr. ww-ww�•� r MCCOM ,r PID.2902824330014 Edina, MN 55435 A. `. M City of Edina 4'fir r0 4 44 44116+21 6671 LRfm Swroulw1n6 Nouee Humler � ,-"zit 447'1 taboo Nx3 6175 4411 {:413 f N1J 1i 44Qs d)GiT 6313,. 1�. 6614 ' .., u{ 4szs d4%p ww 14441 d4n1 643 dtfl Etas rw4 House Nwnber Labels 3"M Name Labelle "'t, Cly Lilnlls Creeks li4 x440, 31:0: - ,.,.• tats rUan6 j{ 41430 DO, a! takes _ AJ1 4 J4N Aorta L,R„1 zt wxl( za"kv { t nada 6€oJ 4a/x 1013 €aiJ {417 a1J .2'Y i4yfMwbafosMd 4-3014+ YOU 4tW4d flaxe9TtN O:a.41 44la 6613 ) f61f x rlo6it -� Y4o 4tYw Oa.e4sax+t4a!of wM Nf/ MPdii €€256673 HZ.) Y444tY:»2(Rcsfp4wt4m�at yow74 N7f N 642)662/ 404! 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Edina, MN 55435la go a BKV G R G U R Arc t lo, ca ur x" Inte"or lh7virt landscape Arch-teckll% Engreerrng Boarman Kroos Vogel crn',:) rM 212 "+'f th scccarw:t Yr€yet tlrmne,ip ks, MN 55,101 icy ,rt�eyri�: G�2.S3=+,3752 facs�n�ijc: 6t2 33'�,E�232 wv,w bi'Y91,U11.1 (()ln Lot Oft I ( sur PROJECT: Southdale Residential Development TO: Gary Teague, City of Edina FROM: David Motzenbecker, BKV Group CLIENT / FIRM NAME: Stuart Co. COMM. NO.: 1884,01 DATE: 05.18.12 RE: Project Narrative for Sketch Plan Review — 5123112 AT E ry The Southdale Residential Development is anticipated to be a 232 -unit Luxury Rental Apartments and Townhome development on the parcel of land located at the northwest corner of the intersection of W. 69th Street and York Avenue South. The parcels total 223,838 square feet (5.1 acres) in size and are zoned PCD -3. The current zoning allows 12 stories/144'. We are proposing three buildings — one 3 story for townhomes and flats, one at 6 stories/65' and one at 10 stories/115'. We envision 332 parking spaces for the 232 units. The development proposes 45 units per acre — a number highlighted by both the planning Commission and the Southdale Land Use Plan as acceptable — and a Floor Area Ration (FAR) of 1.14. We are considering a PUD for the site and are exploring amenities internally and with City staff. The development is envisioned to meet the demands of young professionals and empty -nesters alike. It offers an option for those who want to stay in Edina, downsize their homes, and be closer to shops, restaurants and activity. Planned high quality unit finishes including large open floor plans, oversized windows, granite countertops and 9' ceilings. Project amenities include outdoor pool, community room, cyber cafe and numerous outdoor seating areas. We believe this development is a good fit with the 2005 Greater Southdale Area Land Use and Transportation Study (GSALUTS) and many of its guidelines, Adding a development of this density at this location is appropriate and will bring public value to the City. The creation of housing desirable to many market segments, improving the under-utilized impervious surface of parking lots with a high-level of green spaces and amenities is an excellent public value. With its location near Hwy. 62 and Interstate 494, the development allows easy vehicular access for those who have cars. However, the site also sits amongst excellent transit options — with a bus stop on the corner of the property. Walkability is also key to enlivening this location — which is situated near the center of multiple'/4 mile pedestrian catchment areas — as outlined on page 20 in the GSALUTS. One of the key elements of our site plan is how we are connecting the development to the greater Southdale area. We are planning to add public sidewalks to the York and 69th right-of-ways adjacent to the site. This will help connect our development to existing crosswalks and sidewalks, and to the shops, restaurants and amenities of the area. One of our sustainability goals is to retain as much of the mature vegetation and trees as is possible, ensuring the development has a good vegetative buffer from the surrounding traffic. This also benefits the developments heating and cooling costs, as the trees will help keep the building cooler during the summer months, and when the leaves drop, allow the sun to warm the building during winter. 0 5Loi1' m� III Jill A , A P iF' Mot z i 1 TOTAL 56.495 Sc ..^` .• /r ,�-._. __ JI ► 0" 12.045 360.640 $1 2 17 212 UWTS31,2 STAtt% I / ! l 74S PCllN0b5 „r a1 �• 223•e1a it (3 i arras) �..� . 49 >..,.,..--... 1,56 (1.14 a/o po'kinq) / d i / M Alk YAIa 4lwuq �/ i Ila��r,tl� f �� rd f -- /— WEST 69TH STREET' T i ► II up b KEY CADII 7 r:: a ► ho '� ii a 1 Sx pFaNii tav '. ��`�i�ltar�i�irrwsn� r• ' r 1'J r O � ! !• frl -- /— WEST 69TH STREET' T i ► II up b KEY CADII 7 r:: a ► ho '� ii a 1 Sx pFaNii tav -- /— WEST 69TH STREET' T i ► II up b KEY CADII MAC m i !11 4 r.- w _¢ 1 u ------------------ - -___-T__ G 1 1 t ` 1 t � 1 1 � \ 1 1 1 anoros�o 1 j � IUPAtFM i 1 ` rP �. BE rL*"I"AMIC"m, "A," IALa+ Lim `&M"""" Cw""�"" Site Plan Southdale Shop 'L" FW Commm Aro* 10 4WYA"°°" 0 125 250 TOTAL te,495 f (41 P. tiG JiM W.9) cl 0 CARiBOL 1111"A --' MAY 0 7 Zg17. �% CITY U� �DltdA I �A CARiBOL 1111"A --' MAY 0 7 Zg17. �% CITY U� �DltdA t 1