Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2013-03-13 Planning Commission Meeting Packets
AGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS MARCH 13, 2013 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 February 27, 2013 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 some 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. PUBLIC HEARINGS A. Preliminary Rezoning to PUD, Preliminary Development Plan, and Preliminary Plat. Anderson -KM Builders, 7171 France Avenue, Edina, MN s B. Preliminary Rezoning to PUD, Preliminary Development Plan and Preliminary Plat. Edina Fifty Five, I.I.C. 5125 49th Street West and 5117 & 5109 49th Street West VII. CORRESPONDENCE AND PETITIONS • Council Connection • Attendance 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 THURSDAY March28, 2013 March 6, 2013 necxl rr-cis Mr, Cary Teague Director of Community Development City of Edina 4801 West 5& Street Edina, MN 55424 Re: 7171 France Avenue Redevelopment PAI Project No.15226.11051 Dear Cary: A family vacation will keep me from attending the Planning Commission meeting on the 13". So, M advance of that session, i want to provide some additional Input regarding the project, and the revisions that are being made in response to the meeting of the 2r. We will also be submitting additional drawings and renderings, and hopefully this narrative and tilose exhibits will convey our approach dearly. Jim Vos of Cresa Partners, and others on the team, win be present on the evening of the 13`" to present the changes In person, and to answer questions. Reflecting on the meeting of the 27t° and reviewing the video archive (yes, all of Itl), it was dear that there Is a central disagreement about the organizational forces that should inform the site plan. One idea is that the design team should "grab the Promenade and pull it on to and through the site, creating a new pedestrian armature around which bWidings, roadways and parking are organized. The other view (ours) is that the Promenade itself is a strong pedestrian armature that informs the organization of sites adjacent to it, but, that to extend a pathway of that sort through our site, and to make it the primary organizing principle, would be to skew the true planning priorities. The goals of this project are, very simply, to sell groceries and rem apartments, and to develop the site in a way that best supports those endeavors, within the context of the comp plan, zoning regulations and the PUD process. Significant factors that shape the site pen include: • Keeping Byerly s in business during construction of a replacement store • Providing safe and convenient access for people In cars. This is the primary way that retail customers and residents will travel to and from the site an any day, and throughout the year. • Providing adequate visibility for retell • Providing the quantity of rental housing units needed to support the Investment structure • Keeping building height at no more than six stories to control construction cost • Maintaining appropriate separation of retail and housing • Making roadway connections at mandated access points on Hazelton and France • Making best use of proximity to the Promenade Pedestrian connection to the Promenade is Important and desirable, and the Promenade is an amenity that has informed the location of the housing. But it is not, and should not be the primary organizing force. Our site Is adjacent to the Promenade, but it Is not the Promenade. POPE ARCHITECTS, INC. ..yi. tY "� 124, BANDANA 80UMAR9 NaunE MI www.popearch.com ST. iMUL, MN 55198-7735 (651IT 292M I rAR165ii6171191 a m e 04S 2 �Url*%I � g.� 91° ��nado �svp'�i a �d � g � • March 6, 2013 Mr.CaryTeague n M F/ c F a p I Director of Community Development City of Edina 4101 West SIP Street Edina, MN 55424 Re; rill France Avenue Redevelopment PAi Project No.15228.11051 Dear Cary. In our original Preliminary Development Application submittal, our project narrative outlined several sustainable concepts that the project team is very excited about. Oaring the February 27* Manning Commission meetirm we heard the comment that our sustainable goals for the project should provide a way to measure these goals. The current design of the site and buildings bring a high degree of sustainable attributes when measured by Industry standard third petty sustainable rather systems. The housing portion of the site In particular will be going through one such Industry standard program, the Energy Design Assistance program facilitated byXcel Energy. This program uses the same energy modeling standard as the LdSWC's LEED program; ASHRAE 90.1 2007. Both LEED and EDA's programs benchmark the building's overall energy performance taking into account the building envelope and the mechanical and electrical systems that are provided within them. While this process will take considerable design development to get to the point of having measurable results to share, the housing team is committed to the EDA process. itis our opinion that the EDA process would provide ameasurable third party standard In which the project can be benchmarked in comparison to other projects. Beyond that, we want to emphasize the project's sustainabiiity goals in addition to the EDA process. Sustainable site items Include: • Added density. The site will help curtail urban sprawl and be well connected to the surrounding community therefore reducing the number of automobile trips and making use of a previously developed site and infrastructure. • The site has been designed to accommodate different modes of transportation and features strong pedestrian connections, areas for bicycle storage, connection to mass transit, and accommodations for automobiles while reducing the amount of surhce parking and accommodaft electric vehicles by means of charging stations at the housing and grocery locations. • Our current storm water management design cath for water to be retained on site via at -grade Infiltration and underground storage which will help both the rate and quality of the water as it eventually leaves the site. We also continue to have discussions with the city about the potential of collecting rainwater from rooftops to be routed into the proposed city water feature near the promenade as well as other storm water strategies to exceed watershed requirements. POPE ARCHITECTS, INC. ass snnawA E0U1rVAn0 N. supe 20o www.popearch.com ST. FA" MN SS261-Zn5 M1164242M I Fn%I6S11612-101 7173 France Ave. Redevelopment March 6, 2013 Water efficiency hems include: • The selection of low flow plumbing fixtures. • Drought tolerant landscaping on the site and sprinklers utilizing moisture sensors to avoid unnecessary operation. Energy consumption and its effect on the atmosphere: • We would point to the previously mentioned EDA process through Xcel Energy as an effective and measurable third party process that the housing portion of the she will undergo. • When looking at materials and resources for the projects many of the materials Will come from a 500 mile radius of the site; reducing the negative Impact of the transportation of the building materials to the site as well as aiding local economies. • A high recycled content for building materials selected for the project including the re -use of parts of the existing building and parking lot as base and aggregate for the new parking lots. • An Increased percentage of recycled material when waste Is removed from site during construction thus reducing the impact on landfills. • At the grocery store we will be using high efficiency refrigeration systems and Incorporating an energy management system which controls HVAC, lighting, and optimizes operating efficiencies. improved indoor environmental quality: • Use of low VOC adhesives, sealants, paints, and flooring. • A mix of LED and fluorescent lightin& many of which MR be tied to occupancy sensors throughout the project to reduce the overall energy demand for the project • Day -lighting strategies and consideration of views for the occupants by window placement and building orientation. In conclusion, we are very excited about the sustainable ideals that are integrated into the design of the project. We want to emphasize that there MR be measurable results specifically from the Energy Design Assistance program through Xcel Energy and on top of that there will be a wide array of sustainable features that will be seen, felt, and experienced on site from the charging stations In the parking areas to the day - lighting strategies for the grocery store. We feel that this project will be a tremendous asset to the City and look forward to working together with the Qty on a great project and amenity to the community at large. Sincerely, POPPE�E�AA�R..011•"�•E 0, 011 Matt Masica Senior Project Ambitect �- gay; b ' Schafer Richardson ANDERSON KM BUILDERS MaynMiWw -WMnq i -..k*—t S—*.. REVISED SITE PLAN Mara Preliminary Development Plan Byerly's France Avenue Re -Development EDINA, MN 3-7-2013115226-11051 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague March 13, 2013 VI.B Community Development Director INFORMATION/BACKGROUND Project Description & Background Hunt Associates is requesting redevelopment of three lots, 5109-5125 West 49th Street. (See property location on pages Al A10.) The applicant is proposing to tear down the existing two apartments and single family home on the site (10 units total) and build a new 17 -unit attached housing development. (See narrative and plans on pages A13—A45.) The subject properties total 1.43 acres in size; therefore, the proposed density of the project would be 12 units per acre. The existing property is zoned PRD -2, Planned Residential District -2, which allows residential building containing six or fewer dwelling units. The existing apartments contain four and five units each. The applicant is seeking a rezoning of the property to PUD, Planned Unit Development. The site is guided LDAR, Low Density Attached Residential (4-8 units per acre), therefore, a Comprehensive Plan Amendment to MDR, Medium Density Residential would be required to allow a density of 5-12 units per acre. The applicant narrative indicates why they believe that a PUD rezoning is justified for this proposed development. In order to obtain to approvals for the above mentioned project, the applicant must go through a two-step process. The first step in the process is to obtain the following approvals: 1. A Comprehensive Plan Amendment from LDAR, Low Density Attached Residential (4-8 units per acre) to MDR, Medium Density Residential (5-12 units per acre). This requires a four-fifths vote of the City Council for approval. 2. Preliminary Rezoning from PRD -2, to PUD, Planned Unit Development; .and 3. Preliminary Development Plan. If the Comprehensive Plan Amendment, Preliminary Rezoning and Preliminary Development Plan are approved by the City Council, the following is required for the second step: 1. Final Development Plan and Final Rezoning to PUD. 2. Zoning Ordinance Amendment establishing the PUD. The Planning Commission considered the following sketch plan proposals for this site: • On March 28, 2012, the applicant presented a sketch plan for a six -story, sixty -foot tall, 98 -unit senior housing building. The density proposed was 71 units per acre. (See minutes from the Planning Commission discussion on pages A53—A57.) • On June 27, 2012, the applicant presented a sketch plan for a four-story, forty four -foot tall, 60 -unit senior housing building. The density proposed was 43 units per acre. (See minutes from the Planning Commission discussion on pages A58—A61.) The consensus of the Planning Commission for both of those proposals was that the development proposed was too much for the site. The Planning Commission and City Council considered a sketch similar to the proposed project last fall. (See the sketch plans on pages A11—Al2; and the minutes from those meetings on pages A46—A52.) The applicant has attempted to address the issues raised by the Planning Commission and City Council. Some of the changes include: ➢ Reducing the density from High Density Residential to Medium Density Residential by eliminating one unit. ➢ Reducing the height from four stories to three. There was a lot of discussion by both the Planning Commission and City Council regarding the number of units on this site. While the general belief was that medium density may be appropriate for the site, however, many suggested a greater reduction in the number of units; and providing more open area or green space on the site. The applicant however, has indicated that they may not be able to make the project work financially by further reducing the number of units. 2 SUPPORTING INFORMATION Surrounding Land Uses Northerly: Single- family homes; zoned R-1, Single Dwelling Unit District and guided low density residential. Easterly: Single- family homes; zoned R-1, Single Dwelling Unit District and guided low density residential. Southerly: Vernon Avenue. Westerly: Railroad tracks and the Holiday Gas Station; Zoned and guided for Commercial use. Existing Site Features The subject property is 1.43 acres in size, is relatively flat and contains a single-family home and two townhome buildings containing nine dwelling units between the two. (See pages A3—A6.) Planning Guide Plan designation Zoning: Access/Site Circulation LDAR, Low Density Attached Residential (4-8 units per acre) PRD -2, Planned Residential District -2 Access to the site would be from 49th Street West on the north side of the site. This neighborhood is relatively isolated; there is only one roadway access point to the surrounding street system. That access is from Brookside Avenue, up to Interlachen Boulevard. (See page A2.) A public pedestrian connection would be made from the sidewalk on 49th Street through the site on the west lot line to Vernon Avenue, which would provide a Pedestrian Connection from this neighborhood to the GrandView area. (See pages A34 - A35.) Traffic Study Wenck and Associates conducted a traffic study, which concludes that the surrounding roadways could support the additional seven units that are proposed to be added, and no improvements are needed at adjacent intersections to accommodate the proposed project. (See the attached study dated February 4, 2012 on pages A62 -A96.) Landscaping Based on the perimeter of the site, the applicant is required to have 25 over story trees and a full complement of under story shrubs. The applicant is proposing 61 over story trees. They would include a mixture of Maple, Juniper, Spruce, Oak and Linden. (See pages A34 A35.) A full complement of understory landscaping is proposed around the buildings. Final Landscaping would be more closely reviewed with the Final Development Plan. Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be generally acceptable subject to the comments and conditions outlined on the attached page A97. A Developer's Agreement would be required for the construction of the proposed sidewalks, utilities and any other public improvements. Any approvals of this project would be subject to review and approval of the Minnehaha Creek Watershed District, as they are the City's review authority over the grading of the site. A more detailed review would be done at Final Development Plan. Building/Building Material The applicant is proposing the townhomes to be made of painted fiber cement, architectural cast stone and stained wood panels. (See pages A26— A30.) The buildings would have flat roofs with patios on the top that would contain a rectangular deck. Density The proposal is to develop 17 units on this 1.43 acre parcel. The proposed density would be 12 units per acre would be on the high end of the medium density residential range. However, there are already 10 units on this site, which is located on a minor arterial roadway (Vernon Avenue). Higher densities are often located on arterial roadways. Medium Density residential is often used to buffer low density residential development from commercial areas or major roadways. The proposed land use arrangement would accomplish that. Preliminary Plat The applicant is also requesting a Preliminary Plat to create separate lots for each of the proposed units. (See the plat on pages A31 -A32.) 4 Park Dedication Per Minnesota State Statute 462.353, Subd. 4(a) and Section 810.13 of the City Code, the applicant is required to dedicate land for public use as parks, playgrounds, recreation facilities, trails, or public open space. Per Section 810.13. Subd. 5 of the City Code, the fees in lieu of land dedication is $5,000 per dwelling unit. The development would create 7 new dwelling units; therefore $35,000 would be required for park dedication at the time of release of the final plat. The fee would be paid prior to the City's release of the signed final plat mylars or subdivision approval for recording with Hennepin County. Future Project Expansion The proposed plans have been designed so that the proposed project could be extended to east. The internal driveway could be extended if needed. (See page A35.) Planned Unit Development (PUD) 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: 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 5 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 priented 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 i. ensure the establishment of appropriate transitions between differing land uses. The proposal would meet the purpose and intent of the PUD, as most of the above criteria would be met. The proposal would create a more efficient and creative use of the property. Currently the site does not engage Vernon Avenue. Today it clearly the back of the site, and contains mature trees. The proposed site plan turns and faces Vernon Avenue with a row of two-story townhomes. (See pages A28 -A29.) The plan also provides for a public sidewalk through the site from 49th to Vernon, that would connect, not only this development, but the entire area to the north to the Grandview District. Extensive landscaping is proposed around the perimeter of the site and adjacent to the proposed townhomes. The number of over story trees is over double the number required by City Code. The mature trees along Vernon Avenue would be preserved. The transition of land uses is appropriate. Higher densities are often located on arterial roadways. Medium Density residential is often used to buffer low density residential development from commercial areas or major roadways. The proposed land use arrangement with the proposed development on Vernon Avenue, would buffer the low density residential A9 area to the north from Vernon Avenue and the Commercial development to the south. Proposed parking areas and garages are internal to the site, and would not be not visible from 49th street or Vernon Avenue. 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. The proposed use, townhomes containing six or fewer uses, is a permitted use in the existing zoning PRD -2 Zoning District. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: 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; The site is guided in the Comprehensive Plan for "Low Density Attached Residential - LDAR," which allows 4-8 units per acre. The proposed plan would require a Comprehensive Plan Amendment to allow a density of 5-12 units per acre. Under the a current zoning, a maximum of 11 units would be allowed on the site; 10 exist today. The proposal for a Comprehensive Plan Amendment would allow six additional units on the site. ii. 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; This project would be for a single land use; however, as stated above is consistent with some of the objectives of the PUD Ordinance. iii, permitted densities may be specifically stated in the appropriate planned development designation and shall 7 be in general conformance with the Comprehensive Plan; and The proposed density requires an amendment to the Comprehensive Plan. If the Plan is amended it would allow a maximum of 17 units on this site, as it is on the high end of the density range for medium density development. 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. The following page shows a compliance table demonstrating how the proposed new building would comply with the underlying PRD -2 Zoning Ordinance Standards. Should the City decide to rezone this site to PUD, the proposed setbacks, height of the building and number of parking stalls would become the standards for the lots. Please note that a few City Standards are not met under conventional zoning. However, by relaxing these standards, the purpose and intent, as described in #1 above would be met. The site layout would be improved by engaging Vernon Avenue and providing a public pedestrian connection to Vernon Avenue and the GrandView District. The design of the buildings would be of painted fiber cement, architectural cast stone and stained wood panels (See pages A26— A30.) 8 Compliance Table *Variances would be required Under the PRD -2 Regulations PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is Medium Density development reasonable for this site? Yes. Staff believes the proposed density is reasonable for the following reasons: The transition of land uses is appropriate. The townhome proposal would provide a nice transition of land uses between the single-family homes to the north, to Vernon Avenue and the Grandview commercial district to the south. The proposed townhome development would serve as a buffer; with a row of six townhomes facing 49th Street. 2. The proposal would be a vast improvement over the current two existing apartment buildings and single-family home on the site. 3. Parking areas and garages are internal to the site, and not visible from 49th street or Vernon Avenue. 4. The proposed two/three story buildings are generally consistent with existing height in the area. we City. Standard Proposed (PRI)m2) Front — 491h Street 30 feet 25 feet* Front — Vernon 30 feet 16 feet* Side — East 30 feet 15 feet* Side — West . 30 feet 20 feet* Building Height 2-1/2 stories or 2 stories & 32 feet 30 feet, whichever is less Building Coverage 25% 25.5%* Density 8 units per acre (11 12 units per acre* (17 units) units) Parking Stalls 2 enclosed spaces 2 enclosed spaces per unit per unit *Variances would be required Under the PRD -2 Regulations PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is Medium Density development reasonable for this site? Yes. Staff believes the proposed density is reasonable for the following reasons: The transition of land uses is appropriate. The townhome proposal would provide a nice transition of land uses between the single-family homes to the north, to Vernon Avenue and the Grandview commercial district to the south. The proposed townhome development would serve as a buffer; with a row of six townhomes facing 49th Street. 2. The proposal would be a vast improvement over the current two existing apartment buildings and single-family home on the site. 3. Parking areas and garages are internal to the site, and not visible from 49th street or Vernon Avenue. 4. The proposed two/three story buildings are generally consistent with existing height in the area. we 5. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. b. Locate and orient buildings to fit with their existing and/or planned context by framing and complementing adjacent streets, parks and open spaces. c. Locate and orient vehicle parking, vehicular access, service areas and utilities to minimize their visual impact on the property and on adjacent/surrounding properties, without compromising the safety and attractiveness of adjacent streets, parks, and open spaces. d. Regulate scale, massing, and height to provide complementary transitions to adjacent sites and nearby neighborhoods and areas. e. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. 6. The existing roadways would support the project. Wenck and Associates conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads. (See pages A62— A96.) • Is the PUD Zoning District appropriate for the site? Yes. Staff believes that the PUD is appropriate for the site. As highlighted above on pages 5-8, the proposal meets the City's criteria for PUD zoning. In summary the PUD zoning would: 1. Create a more efficient and creative use of the property. Currently the site does not engage Vernon Avenue. Today Vernon is clearly the back of the site, and contains mature trees. The proposed site plan turns and faces Vernon Avenue with a row of two-story townhomes. (See pages A26 -A27.) 2. Provide internal parking. Parking areas and garages are internal to the site, and not visible from 49th street or Vernon Avenue. 3. Enhance pedestrian connections. The plan provides for a public sidewalk through the site from 49th to Vernon, that would connect, not only this development, but the entire area to the north to the Grandview District. 10 4. Enhance landscaping. Extensive landscaping is proposed around the perimeter of the site and adjacent to the proposed townhomes. The number of over story trees is over double the number required by City Code. The mature trees along Vernon Avenue would be preserved. 5. Ensure that the buildings proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council approve the request for a Comprehensive Plan Amendment from LDAR, Low Density Attached Residential (4-8 units per acre) to MDR, Medium Density Residential (5-12 units per acre) for the subject property. Approval'is subject to the following findings: The subject property is a transition area, and serves as a buffer from single- family homes to the north to Vernon Avenue and the Grandview Commercial area to the south. 2. The proposal would be an improvement over the current two existing apartment buildings and single-family home (10 units) on the site. Seven townhomes would face 49th Street and eight townhomes would face Vernon Avenue with the garages and drive aisle internal to the site. 3. The proposed two/three story buildings are generally consistent with existing height in the area. 4. The existing roadways would support the project. Wenck and Associates conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads. 5. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. b. Locate and orient buildings to fit with their existing and/or planned context by framing and complementing adjacent streets, parks and open spaces. 11 c. Locate and orient vehicle parking, vehicular access, service areas and utilities to minimize their visual impact on the property and on adjacent/surrounding properties, without compromising the safety and attractiveness of adjacent streets, parks, and open spaces. d. Regulate scale, massing, and height to provide complementary transitions to adjacent sites and nearby neighborhoods and areas. e. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. Preliminary Rezoning to PUD & Preliminary Development Plan Recommend that the City Council approve the Preliminary Rezoning from PRD - 2, Planned Residential District to PUD, Planned Unit Development District and Preliminary Development Plan to build 17 new townhomes on the subject 1.43 acre parcel. Approval is subject to the following findings: 1. The proposal would create a more efficient and creative use of the property. Currently the site does not engage Vernon Avenue. Today it is clearly the back of the site, and contains mature trees. The proposed site plan turns and faces Vernon Avenue with a row of two-story townhomes. 2. Parking areas and garages are internal to the site, and not visible from 49th street or Vernon Avenue. 3. The project would enhance pedestrian connections. The plan provides for a public sidewalk through the site from 49th to Vernon, that would connect, not only this development, but the entire area to the north to the Grandview District. 4. Landscaping would be enhanced. Extensive Landscaping is proposed around the perimeter of the site and adjacent to the proposed townhomes. The number of over story trees is over double the number required by City Code. The mature trees along Vernon Avenue would be preserved. Approval is subject to the following Conditions: The Final Development Plans must be generally consistent with the Preliminary Development Plans dated February 13, 2013. 12 2. The Final Landscape Plan must meet all minimum landscaping requirements per Section 850.04 of the Zoning Ordinance. 3. Compliance with all of the conditions outlined in the city engineer's memo dated March 7, 2013. 4. Final Rezoning is subject to a Zoning Ordinance Amendment creating the PUD, Planned Unit Development for this site. Subdivision — Preliminary Plat Recommend that the City Council approve the Preliminary Plat to create a new 17 -lot townhome plat for the subject property. Approval is subject to the following findings: The proposed plat meets all Zoning and Subdivision Ordinance requirements. Approval is subject to the following conditions: 1. Approval of the Final Rezoning of the subject property to Planned Unit Development, PUD. 2. The Final Plat must be considered within one-year after approval of the Preliminary Plat, or the Preliminary Plat shall be deemed null and void. 3. A shared parking and access agreement must be established across the Plat. 4. The Park Dedication fee of $35,000 shall be paid prior to release of the mylars approving the Final Plat. Deadline for a city decision: June 4, 2013 13 91 City of Edina Iowxrw t°psrn! 1091 3709 3403 3101 a" Nous• Aumbef Labels 4826 SlrestNslee Labels afZl Sr/7' 113 198 fff0a'4Wp Z. p05 .1 City Umtt Ien $ ,+y� Ctteks !W9 - "'s$ 0 Lake Numes 020Iafo tD 713 1fY 1 5104 9 4M 7C 14"nN7 4812 sdf7 at? $ !errs -tan its1o1 fafceh t aatrawxp25umse21 sur !17 Sffa ulJ AmaDdirAw 1314 481t I624 4123 4092 lBJa 1319 120 fe3/fY37tle 4041 !!t0 4Wa 8 N!S 24 1b L N 1900 NMVW P� of i 4912 2t .any 24 Pme[ uW las Put �8 5m � els rr------��! 312V Solo 5109 s es � Vasty n- swo r0WI8LA sots slof aoaa ! 007s '4 4 2! I _ 3311 � (\�•8,-�J, sue deer y 51 fa N Fled T� lne I., . , *Aws M171dJYtldSoi O�gem All IP PID:2811721310040 w Y fA e a 5115 49th St W h• 4• Edina, MN 55436 �U �e ,4CYglK�tlh1't:J IIII1� 91 411- 45 r J .++r � ""a�.M 1 � �*mow+ � � mow. 4• t�� � �� t �'' �� f� �+4 lit I a 'mac « a� q 1 d r 6 w .. IV, t r � ' :AILS , g 1�6 City of Edina Nouse, Umber Labels loot 5209 S2o5 1 4891 4e26 iMsa1 Nuss LeMk S121 5117MI 510951os480o 3 4M fry/ say unit woe, 4008 k N crooks ❑ Lake Nems ! 009 1 sue s1/e 125loe $to+ 1612 � rine i Leads t7 4012 4813 of? ❑ Parks 4616 461? 48fe 4821 ARLPt]9CA 3t $ APONsI�e,*►PstMYro orlal N23 l90J � tWD�{YlWawiWPnr.rOYirs11 4020 4025 scot Sttt S11T bfU 482: s � 8 uaoatss.e G wv+++t arta 4e2o rmo•6lswwaww6me.loarnro 1NRla0MAW 4832 4017 vmttrn.+w Csmwolo'-Mu" 4906 ICO-Y{P W w'eO GmmA ukaftl 4624 5170 stt6 1125108 4811 $ PCn3(PM d0 ..."Okbi ll tote 1022 4826 40!0 4010 l64S � ICo1{PuniwsGowh11 Y4 4 ,. prolwmwaeu.u+eoatenl gTNBTW f� 19fY Pnp-1tNe,�e1eOr/p�0'Mel 24 4908 St01 P002(Awaed CllrbWioq 1f. 105 84o PRPItMnuM RmNadNoal/AI �` f 4948 rrlo-Ylw.wltweaewamnal � ��`� PRo-slw,..6a-W-A WO -di rao-4tw4r nere.nu D`M riell PRasIPw..anw.nroala 020 raa 4{Psa�nss.w'Oarwl �t8 Q R-118ASY8se, "u.4 �,�y�� a tl6N'- �� � y��W IFYtoe,r.►borwfae 1M41 � RNDIRo9�aYMldonbWt { ❑ Persists t b 1 � Y t " aae orfs P.,idcTpp. rNk ,tn..mw.�wdes. rclwceuxos o Inn PID: 2811721310040 p ` ° ! 5115 49th St W Edina, MN 55436 4 Tol.lo d Z FntnrP i.and iTse f ateonries Residential ' Description, Land Uses Development Density Range categories Guidelines LDR Applies to largely single-family Massing standards I - 5 units/acre Low Density residential neighborhoods, (under development) Residential encompassing a variety of lot and impervious Floor to Area sizes and street patterns (see coverage limitations Ratio: per "Character Districts" for more would apply to ensure current Zoning detail). Typically includes small compatibility of infill Code* Institutional uses such as schools, construction. churches, neighborhood parks, etc. LDA Applies to two-family and Introduction of more 4 - 8 units/acre Low -Density attached dwellings of low contemporary housing Attached Residential densities and moderate heights. types, such as low - This category recognizes the density townhouses, Floor to Area historical role of these housing may be an Ratio: per types as transitional districts appropriate current Zoning between single-family residential replacement for two- Code* areas and major thoroughfares or family dwellings in commercial districts. May some locations, include single-family detached provided that dwellings. adequate transitions to and buffering of adjacent dwellings can be achieved. MDR Applies to attached housing in new development 5 - Medium -Density (townhouses, quads, etc.) and multi -family complexes of or redevelopment, improve integration of /acre unitss/ Residential moderate density. multi -family housing May also include small into an Floor to Area institutional uses, parks and interconnected street Ratio: per open space network and work to current Zoning create an attractive, Code* pedestrian -friendly street ed e. HDR Existing "high-rise" and other Provide incentives for 12 - 30 High -Density concentrated multi -family residential, some of which may updating older multifamily buildings. units/acre Residential contain a mixed use component. Work to create an May also include limited office, attractive, Floor to Area service or institutional uses pedestrian -friendly Ratio: per primarily to serve residents' street edge and current Zoning needs, parks and open space provide convenient Code* access to transit, schools, parks, and other community destinations. Edina Comp Plan Update 2008 A5 Chapter 4. Land Use and Community Design 4-27 �w«ta tDR-l4w0.WVR.dit0W GR-OV-R"ftW rot -R. G=1M.a..t IDARA—D.*Aaul.ORWWtW .. 0-01k. OOP-OPmaou.wdPaft .. e MCR-Y.RmDWWV RriAMW - N%C-Yh.dUbC.N.r P8P-PW CM ff#-P.tk HM.tftbo.WR.m.edi ac-tb mm.tyAcwq c.A. [_---� ue-u.neAec.m lrWro - Nc-N.IytL.Ad.00.mmerclN - t-InauaA.l City of Edina 2008 Comprehensive Plan. Update Data Source: URS W� Future Land Use Plan with Building Heights Northeast Quadrant RW* 4.GA e0 0.5 Arras Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design 4-53 Vi `pit 5 �✓�5t ,4Cki `" 4 f�a��": t � � f y i. t t fl e k gyY "Y k d` 1p+Ts £x i i£ "�kfB v'i k f9 4 s%t sf". N �f >� i Y mo milli A c D. R w b e 4 a � s � y 2 O ur A a U 0 S y Q K a o � W n A?PL1C*AJ r BKV MEMORANDUM fJ*1#*T1Ye G R 0 U P PROJECT: Vernon Avenue Housing Architecture Interior Design TO: Cary Teague Landscape Architecture Engineering FROM: David Motzenbecker Boarman Kroos Vogel CLIENT / FIRM NAME: Edina Fifty Five, LLC COMM. NO.: 1874.01 Group Inc. DATE: 02.13.13 222 North Second street Minneapolis, MN 55401 Telephone: 612339.3752 RE: Narrative for Vernon Avenue Housing Development Land Use Applications Facsimile: 612.339.6212 www.bkvgroup.com EOE After much thought and market study, the Vernon Avenue Housing development has been reconfigured to be a 17 -unit townhome development. The units will be 3 levels and 30' high, each with their own tuck -under 2- or 3 -car garage. They will range in gross floor area from 3120 to 3600 square feet. The development is located on three parcels of land adjacent to the Vernon Avenue exit ramp from Hwy. 100 southbound. The parcels are between Vernon Avenue on the south and 49th Street on the north. The development is envisioned to meet the demands of empty -nesters and those who want to stay in Edina and downsize their homes. However, life -cycle housing is currently in short supply. We see this development ensuring a high quality of design that is compatible with the surrounding neighborhood, as well as fitting in nicely with the current GrandView Heights Small Area Plan and many of its suggestions. Taking the planning Commission's and Staff's previous comments into consideration, we've reduced the density and scale to something we feel better fits within the neighborhood context. Seventeen units currently equates to approximately 12.14 units/acre. The building has been reduced in height from the previous scheme from 4 stories to 3 stories, fitting within the zoning requirements for height. Adding a townhome development at this location is appropriate and will bring public value to the city and neighborhood. The creation of life -cycle housing with a high-level of amenities is an excellent public value. With its location near Hwy. 100, the development allows easy vehicular access for those who have cars. We believe that by locating the development here that we are eliminating additional traffic that will filter into the heart of the neighborhood One of the key elements of our site plan is how we are connecting the development to greater Edina. We are still planning to add a public walkway to our site that connects 49th Street and the neighborhood beyond directly to Vernon Avenue. This access route works directly into the small area plan route suggestions of bicycle and pedestrian paths. We also anticipate improving the sidewalk and boulevard along Vernon, helping to create a better connection to the east. We envision this as a catalyst towards beginning the "complete streets" transformation of Vernon as outlined in the small area plan. One of our sustainability goals is to retain as much of the mature vegetation and trees as 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. The parcels - 5109, 5117, and 5125 49th Street W — are 60,850 square feet (1.4 acres) in size and zoned PRD -2. The current zoning allows 2.5 stodes130' and 6 units. The current zoning requires 7300 s.f.lunit. Due to our proposed number of units, we are anticipating a need to up -zone these parcels to a PUD zoning classification. In conclusion, we anticipate the following land use applications: 1. Rezoning from PRD -2 to PUD 2. Comprehensive Plan Amendment 3. Preliminary Development Plan Application We ask for your support and recommendations of approval for this submittal. A(� BKV .MEMORANDUM G R 0 U P PROJECT: Vernon Avenue Housing Architecture Interior Design TO: Cary Teague Landscape Architecture Engineering FROM: David Motzenbecker Boarman Kroos Vogel CLIENT 1 FIRM NAME: Hunt Associates COMM_. NO.: 1874.01 Group Inc. DATE: 03.04.13 222 North Second Street Minneapolis. MN 55401 Telephone: 612.334.3752 RE: Narrative for Vernon Avenue Housing Development — PUD Addendum Facsimile: 612.334.6212 www.bkvgroup.com EOE Please see the attached addendum language outlining in more detail our reasoning for why a PUD is the appropriate zoning for this project. We have provided examples from both the PUD guidelines and the overarching goals, principles and policies of the 2008 Edina Comprehensive Plan that support the proposed development.. Planned Unit Development (PUD) 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: 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; Townhomes and duplexes are "the most common building types in Edina. They tend to be clustered close to highway or major road corridors, while duplexes are often found in narrow strips along major thoroughfares such as Vernon or France Avenues as a kind of buffer for adjacent single-family detached housing. " (2008 Camp Plan, Ch. 4, Pg.3) This development fits best within a PUD zoning district. The setting is appropriate for medium -density residential, as it is immediately adjacent to the Hwy. 100 off - /t f�- ramp and Vernon Avenue; as well across from the proposed Grandview Heights redevelopment planned for south of Vernon, which will add density and activity to the area. The proposed townhomes will help to buffer the single family homes north across 49th from the traffic on adjacent streets and activity to the south. In these ways the proposed development is consistent with the City's Comprehensive Plan. The proposed development also supports the following Land Use Goals found in the Comp Plan (2008 Comp Plan, Ch. 4, Pg. 21-22): 2. Preserve and maintain housing that serves a range of age groups and economic situations. This development offers options for downsizing and compact living that is immediately adjacent to 4 transit routes with 30 minute headways; proposed retail and commercial development; and ease of access to the road network. 4. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. The proposed architecture and style of townhome complements the character of the area, creating a high-quality transition and buffer from a busy street network to a residential neighborhood. 7, increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation Infrastructure and reduce dependence on the car. This location encourages walking and biking — residing immediately adjacent to a proposed regional trail, as well as creating a pedestrian and bicycle path to connect the greater neighborhood north of 49th to Vernon Ave and all points east, west, and south from there. Per Edina's Bicycle Transportation Plan, the proposed development is located dead center at the intersection of: a) a primary bike route — 50th Street, b) a secondary bike route — proposed to weave between Vernon and Interlachen and across 100 at what appears to be 49th Street, c) what is called out in the plan as a major destination — Vernon, Hwy. 100, and Grandview, d) the proposed regional Canadian Pacific Trail that is envisioned as a major bike commuter trail with connections to the Cedar Lake Trail to the north. The location of this connection is also immediately adjacent to 3 transit stops which serve 4 bus routes with 30 minute headways which connect residents to the greater metro area. 8. Ensure that the public realm corridor design is contextual, respectful of adjacent neighborhood character, supportive of adjacent commercial and/or mixed use development, promotes community identity and orientation, and creates the highest quality experience for pedestrians, cyclists, and transit users. The enhancement of the public realm along Vernon provides individual unit access to the pedestrian realm, adjacent transit, and commercial. Landscaping will be enhanced along the length of the property adjacent to Vernon and 491h. Adding this access and vegetation will be a substantial enhancement over the current pedestrian environment. 9. Incorporate principles of sustainability and energy conservation into all aspects of design, construction, renovation and long-term operation of new and existing development. General sustainability principles for building and site will be applied. There is the possibility of the existing buildings being relocated, which would be very sustainable. Should demolition be the result, many of the building materials will be recycled. Low VOC paints, Energy Star appliances, and high -efficiency HVAC will all be standard. Sustainable and long-lasting building materials such as stone, brick, and cement board with recycled content will be incorporated into the design. Skylights will add additional daylighting to the units, reducing energy consumption. Tree plantings and species were chosen to enhance solar gain in the winter and cooling in summer, again reducing energy consumption. Stormwater infiltration and a variety of native plants continue the sustainability trend. The proposed development also supports following the Land Use Policies found in the Comp Plan (2008 Comp Plan, Ch. 4, Pg. 34): 1. The City will endeavor to accommodate private redevelopment in the Greater Southdale area, Grandview Heights and the West 77th St. corridor. This is a key location for redevelopment immediately adjacent to the Grandview Heights locale. We are proposing to build 17 units of residential housing (a net increase of only 7 units over the existing development) on the edge of a walkable, soon-to-be enhanced small area plan location within this comer of Edina. 5. In reviewing development proposals, the City will examine how land use and transportation are integrated to ensure that new development and redevelopment expands non -motorized travel options. The location of this connection is immediately adjacent to 3 transit stops which serve 4 bus routes that have 30 min, headways, which in turn connect residents to the greater metro area. Per Edina's Bicycle Transportation Plan, the proposed development is located dead center at the intersection of: a) a primary bike route — 50th Street, b) a secondary bike route — proposed to weave between Vernon and Interlachen and across 100 at what appears to be 49th Street, c) what is called out in the plan as a major destination — Vernon, Hwy. 100, and Grandview, All d) the proposed regional Canadian Pacific Trail that is envisioned as a major bike commuter trail with connections to the Cedar Lake Trail to the north. 8. The City will grow and develop in a sustainable manner that will protect its high quality natural environment, promote energy efficiency and conservation of natural resources, and minimize the impacts of buildings on the environment over the lifetime of each building. General sustainability principles for building and site will be applied. There is the possibility of the existing buildings being relocated, which would be very sustainable. Should demolition be the result, many of the building materials will be recycled. Low VOC paints, Energy Star appliances, and high -efficiency HVAC will all be standard. Sustainable and long-lasting building materials such as stone, brick, and cement board with recycled content will be incorporated into the design. Skylights will add additional daylighting to the units, reducing energy consumption. Tree plantings and species were chosen to enhance solar gain in the winter and cooling in summer, again reducing energy consumption. Stormwater infiltration and a variety of native plants continue the sustainability trend. The proposed development also supports the following Principles for Citywide Movement Patterns and Public Spaces found in the Comp Plan (2008 Comp Plan, Ch. 4, Pg. 56-37): 2. Design public open and green linkages that bring both amenity and positive Image to neighborhoods, corridors, and business precincts. Adding the new pedestrian and bike connections integrated into the development and enhanced on the Vernon edge will enhance the image of this "Gateway" corner and act as an amenity that currently does not exist. 4. Preserve and make accessible natural areas and features as part of the comprehensive open space network. Adding the new pedestrian and bike connections integrated into the development and enhanced on the Vernon edge will offer an easy connection down to the proposed Canadian Pacific Regional Trail and from there to the metro area open space network. 5. Protect and improve the urban forest, Including street trees and related landscaping, in order to provide shade and shelter for pedestrians and screening for parking and service uses. Adding and protecting street trees, screening with coniferous trees and enhanced landscaping will accomplish the intent of this principle. 6. Create and promote environments that make it safe and convenient for people to integrate physical activity into their daily routines. Adding the new pedestrian and bike connections integrated into the development and enhanced on the Vernon edge will make it much easier and convenient for access to the bike route on 50th, the proposed regional trail, and walking connections from north of 49th to the Grandview Heights redevelopment. It t% 7. Recognize and integrate Edina's historic landscape features, such as its stone walls and gateways, into the design and redesign of streets, paths, and pedestrian ways. Low stone walls are being proposed for the landscape design, helping to retain the hillside along Vernon and to provide transition from 49th to the building entries. 10. Within corridors served by existing or planned transit, orient buildings towards sidewalk and paths that lead to mixed use destinations. and transit stops. The units in the proposed development are connected to the public sidewalk via internal paths, taking users directly to 3 transit stops immediately adjacent. 11. Encourage design of building entrances that open up and link directly to sidewalks and pedestrian and bike paths. The units in the proposed development are connected to the public sidewalk via internal paths, taking users directly to the 501h Street Bike route. Proposed development is also immediately adjacent to the potential Grandview Gateway location and proposed regional trail, per Comp Plan. (2008 Comp Plan, Ch. 4, Pg. 40) The design of the proposed development supports the following Guidelines for Integration of multiunit housing Into transitional areas found in the Comp Plan (2008 Comp Plan, Ch. 4, Pg. 4344): • Housing should emulate single-family housing in its basic architectural elements — pitched roofs, articulated facades, visible entrances, porches or balconies. • Including semi -private transitional space such as a porch and adequate landscaping provide a sense of privacy for residents while allowing them to keep "eyes on the street". Provide opportunities for surveillance of shared outdoor areas such as streets. • Parking garages should be located to the rear or interior of the block 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; The proposed development is creating an efficient use of the existing lots by incorporating 17 units (a net increase of only 7 units over the current existing housing) of medium -density housing into a transitional buffer between single- family residential and higher volume roadways and the proposed mixed-use Grandview Heights district. The design of this development places all garages and vehicles to the center of the site; adds pedestrian connections; and individual entries promoting health, safety, comfort and aesthetics. This will enhance the city's tax base and bring an enhanced development to a key gateway location. AIA 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; General sustainability principles for building and site will be applied. There is the possibility of the existing buildings being relocated, which would be very sustainable. Should demolition be the result, many of the building materials will be recycled. Low VOC paints, Energy Star appliances, and high -efficiency HVAC will all be standard. Sustainable and long-lasting building materials such as stone, brick, and cement board with recycled content will be incorporated into the design. Skylights will add additional daylighting to the units, reducing energy consumption. Tree plantings and species were chosen to enhance solar gain in the winter and cooling in summer, again reducing energy consumption. Stormwater infiltration and a variety of native plants continue the sustainability trend. Site lighting will be tasteful and located to enhance safety of pedestrians and deterrence of crime, while keeping light pollution to a minimum. The pedestrian and bicycle -oriented design with the added connections greatly increases the accessibility of this location to other locales in the city. d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; Sustainable and long-lasting building materials such as stone, brick, and cement board with recycled content will be incorporated into the design. The building aesthetic will be compatible with the surrounding land uses. e. maintain or improve the efficiency of public streets and utilities; The proposed development maintains the efficiency of public streets and does not create a detriment to access or traffic. All intersections have adequate capacity and no improvements are needed. Vehicle queues do not interfere with intersection operations. f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; "Landscaping is frequently used to define entries or as a buffer from adjoining roads or surrounding development. " (2008 Comp Plan, Ch. 4, Pg. 13) Tree plantings and species were chosen to enhance solar gain in the winter and cooling in summer, again reducing energy consumption. The goal is to keep as many of the existing plantings along Vernon as is possible, while using coniferous planting to help screen the development from uses to the east. The proposed pedestrian and bike connection from 49th to Vernon offers a view of the open space to the west, which over time, will become the regional trail. AJQ g. allow for mixing of land uses within a development; There is only a single use within this development, as the surrounding character of the area on the north side of Vernon Ave is strictly single-family residential. This development is seen as a quality addition to the site which will act as a transitional buffer between the planned mixed-use Grandview Heights area to the south and the neighborhood to the north. h. encourage a variety of housing types including affordable housing; and The development will offer a variety of townhome square footages at market rate. i. ensure the establishment of appropriate transitions between differing land uses. There is only a single use within this development, as the surrounding character of the area on the north side of Vernon Ave is strictly single-family residential. This development is seen as a quality addition to the site which will act as a transitional buffer between the planned mixed-use Grandview Heights area to the south and the neighborhood to the north. 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. The current zoning for two of the parcels is PRD -2, one is R-1. We feel for continuity and ability to meet the goals of the PUD and Comprehensive Plan, all parcels should be folded into a PUD zoning land use. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: i. 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; Not applicable to this development, as all land uses are designated residential. A,4. U. 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; As a single residential land use typology, a PUD should be approved at this location to allow the proposed development due to its consistency with the aforementioned objectives, principles, goals and policies of the Edina Comprehensive Plan. ii.permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and The proposed density is in general conformance with the Comprehensive Plan. Townhomes and duplexes are "the most common building types in Edina. They tend to be clustered close to highway or major road corridors, while duplexes are often found in narrow strips along major thoroughfares such as Vernon or France Avenues as a kind of buffer for adjacent single-family detached housing. " (2008 Comp Plan, Ch. 4, Pg.3) This development fits best within a PUD zoning district. The setting is appropriate for medium -density residential, as it is immediately adjacent to the Hwy. 100 off - ramp and Vernon Avenue; as well across from the proposed Grandview Heights redevelopment planned for south of Vernon, which will add density and activity to the area. The proposed townhomes will help to buffer the single family homes north across 49th from the traffic on adjacent streets and activity to the south. In these ways the proposed development is consistent with the City's Comprehensive Plan, 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. The setbacks for this development were close to the required setbacks, but strict adherence to them would cause undue hardship for the full development of the site. By allowing the PUD, we are able to flex these conditions and still provide an appropriately scaled and aesthetically compatible development that accomplishes the intent of the district and adds amenities and connections as outlined previously. Aar z i �a , il`i ti `tp Irl Aq i y r1�11 illi ,t"*f sE l f �n g k 4 ^t IIF 5 �' �� tL 4g °• , v a` e /p ggay fi §! lz il � I ? ! ice. New Ii ff v i 6< ht} ti -l��', I ii b1 � F tI,r ,f -I �}yrs ia � r itl'I�#$0 I s fir`, j,t���q €y�¢p(( ``,,1 t", �m, - �l1 if -17), ; "i C> PAINTED FIBER CEMENT W/ BATTERNS STAINED WOOD PANELS ARCHITECTURAL CAST STONE FIBER CEMENT TRIM BKV G R O U P H 1� 4 z°z° Q U CJ 00 0 F s � Indk 1g 3 F s 8 s �g��€ y a 8 e o �' � � �A n �a' ep � �� ® 65 � - qK•{ • R E of m�xyi $i4 x r$ iri VIII W Z gg$ €5t{c' g Y hlgl! o kMill �F gg $P8 F •� o F � ill Mill a =s��? N gig IN er8 e H6 F 58y F2 i$ E8S E• •i a yi zz d R � x a I S Hy 3 +� $ -M grg Hdjy§@a— �p�p OBR/EN KIMMEL -------=------•-_:--------------� 1 -.1rPO West 1 I I T T ( I I .Nwwt ( � IiI ° N1IIIBlck 1 1n a4r a, Si �! B � IIIIi $gl NI;I I I �$ I IWOIOIf AN � a I Oudot —I -------F— ---- —='— --I — — — — ------�--- 9 I I y $ i z i I YE .i 4 I I /• �� 1 �,'1r_'sN> li~ I I r' I WE ,N • �� fid. -_- I I xmera an nz° 4e acus IN rEVr M MIM YK R AOR M 6 �FwIDO�M MH Nom' O N P'MH4 SM1 2 °V' t 9an �f I SURVEY LEGEND – EXISTING CONDITIONS OBRI€N Kimmel Preliminary Plat of OC wa wb —`—zow dr. rR n.xo rtaa • w.iR.dre[[ Y1aaY..lo 0.al.c r' ImirtDa FWIM (pry Fhq LL[ �_b6�0ndR W RY N laM�n bw.d d dR Wu[Wu[ roOnK 0 MDIaR .mLnR �-+�AAY Nutt • .nd..d[ RxR G W.L wit Y.at '�L�^:bFTX I 0 n�.l .Oi[ �mcT: dR l'� ¢wdadp fdt BCAIt OI The owl>ww Fr.M1.CM[.b N. V r nTf>J i t ¢ane «+Ric P .ueae .flat 4b> w l drn 4>qw. dr' a. W: f.uYM W rd«r...sd r Yr.0 w�wyRM.l®w..F w row.waw.rz.wr+w.w.rrr••rw«n.be.lw....r w nr.sR�`".wrllo»w'1"sr.i veloeoorwr!.r.xudna>dro.ueewae .aw os m .vale aawx rab dd eeolwo n wT m loon aar�ell _ vreaaau.rwmrwiw d.wrxce v srR.an rwowYd.sow.�mm dwzu �'�� ai: ronvi�eraea dmx°w'wro°rn ram'--�. – aYcw+ vin« lareilawnwxwd.d iva.m °�`�`a owsee>.nex rlarre. +mr-max «rx? rbrbrn ,� a�tx2mzwM.aow imiaa.d B arY.Reniw. .rmrs � 09RR21 KDAMEL Sheet 1 of 1 OBRI€N Kimmel Preliminary Plat of OBRIEN KIMMEL F� FWIM (pry Fhq LL[ IT.r Crrdrnl Td bwYS M..a iedr.l er obr'u CwO.I.ww.n3M0.Y.. IX.Yru,idi. W M1«. 1r.r.dNdwwn.20a N laM�n bw.d Wx46w..WwNMIIw�♦R.Iw VUh Mw+wrd rywb •.4dw4 •rmrev.`mrW,[xgNM+w ewwNII0.hW'N.h..�..wwwN. R«rwvroid, SH 1> deNO•. «wd hf.Y YY • W k p.bw0 Ye xsn.•h 1M..Y mN N..2 mMewlr/bhir..rr+r•NwNN.n..0 RwYwrwwN Tr,r al. rw�M.h libr.r..uh•l uY dwbY IW W dM xY..n 20. iwr to.M nM 0.16 bwnWb owl>ww Fr.M1.CM[.b N. V r nTf>J 4b> w l drn 4>qw. dr' a. W: f.uYM W rd«r...sd r Yr.0 NM. r0.�w�wY w[Mw�...V.>Mw bR,Nw a .•qh YYr.b.sis... 4trbR"N0..11.Y..gNWwrw.ryk Wlwl MNsuu.b.n.Vehwd W W w W.rN«aY/sb« WNr«yw��M�. hrNr•wrwrwy YrrM•r2rMwlr>bwbwwTYNO n.w. � di.-�LYl.IWe.dOwnl ®i✓1^lnai 'rte dr1011Yedn11F Iwee MVOsendlObRrmnw: h. m�aTwt d.bx 1r3.4•t �Ab«Rr.aAew 43�� MRf.RrxdMr '� `�`-� 1p1.b1 2MhR.sMibO. w 1.Mu1 .]O4n.amYd �� �raR..dn... uihwrni � «Rw.d.d. _ 411. MwYw) SxuhRpr00ur — ui��— — — i.i «R.na.... wx.Rsoadm waww'.� ta.«R.bdMw RdrldROeddrxp! >NM.Mr4bWrwnSwx 1....YdYw. YrrN.h OM.N. M.Mdw ...bl.h.ro M.F.. C.mY'wi M11. SIYdadlBwW WIH.wr.31E.b Oe.1lMgao NIw Mw Ns...vww. W�br.«d..R.hrrbh W rs.Md. ryww hdY.x�Wr.Y b V 4sM.nr.nwr«wI1wY.bwrYYsndONa«•hY a.tr p 1wY/pbw.MblNeb wr M.w brY.w.. r. Tr.w NYN w row.waw.rz.wr+w.w.rrr••rw«n.be.lw....r w nr.sR�`".wrllo»w'1"sr.i veloeoorwr!.r.xudna>dro.ueewae .aw os m .vale aawx rab dd eeolwo n wT m loon aar�ell _ vreaaau.rwmrwiw d.wrxce v srR.an rwowYd.sow.�mm dwzu �'�� ai: ronvi�eraea dmx°w'wro°rn ram'--�. – aYcw+ vin« lareilawnwxwd.d iva.m °�`�`a owsee>.nex rlarre. +mr-max «rx? rbrbrn ,� a�tx2mzwM.aow imiaa.d B arY.Reniw. .rmrs � 09RR21 KDAMEL Sheet 1 of 1 srzo 1s,,6 -1 I510B aUUU 0 0 W mg h ARCJAVE /�l Sof PLAN ri,S.7 KEY NOTES Q.mrsrew cuxaoa.W :ums t�+ .wualm >w: ric sus v.n mwrcew )ee; ou zees run Q. a,x. +thee .rrulxm ra wm rr.n e'+� anwrm ..us ur rwn.ra O. uurM l� �emu)ewmw-. m. 0 vwm rpe iurmwl. rn. Fa .ua r�on Ovtt mnn enx nun, m. Osmem.e u�m Oam aae5 try 0 ru.ptme vueuF:. mm. (:t( xn rt=n Ory 2.[[r rpc= e=e x+emir•. O.Mllxrto u� =M��p xem ete=M O.k m[ =Wn ==41xv.In OMWx=.Le >Wnx=i (:¢ ^W[R run 2O1 ralp xuR�c, mm. Ou Mer. xm.=e. ler. BKV G R O U P Amhitecbve Interior Design Landseape Architecbee Engineering 13— K—. Veper Group 1,2 222 North Semnd Street Min—p.6 MN 55401 Telephone: 612-339-3752 Facsimile: 612-339-6212 +wnv.bkvgroup.cem NOTFOR CONSTRUCTION Preliminary Development Plan Submittal Vemon Avenue Townhomes tHttiKAiC.I ��•+xn..aMm• ��q )b Ix�ulrys�Insno.M wf�m.M✓+.S.r.MMre.�. {M1M1® NSN�nEj ��ee R � vm er drop n mnmm�nrn SITE PLAN L100 o ]DII ACJ Gaup ICME o o' 0 o m Townhouseso- ■IIIlillllllll-_,.:� tt .. --_-_ IS� 'i�+ui� � m �!�■Iilllllllllll ,.�� � . ■ • I�i � � �., fit; �I rLE 1 • © - •- �_ -1 ��� _ ill;•• d�'•• � - 1 • E I � •� fel i p _ 1 ll E ca � ��� ���iIItIIIIIAII __ Mlpl1111811� ��_� - f / # I' 114, 0 © ■ C rl _ t•' ;,• �.----- O p 1�+�5TiA1f11�11111p J � 31 4f © i4 t f t L = �J MI II AAAA a :.iii � iii ■ iii � " ■■i ��`= ■■■ ■� ■■■ W. am I■ �N■ N■___ LN■ I ■ /�L■ ■ /A O ■ ■1 19 = ■1 19 . ■1 x.19 �.:.m ® 1�■1J >:-,W; � cn � lion! 5 EU. F � � o � Eine 3 � � 6S0 Cr -33 Cr -33 VA fl 1� Ai-m"6iiF I' -: 7 NMI ° �� NMI NMI Ai-m"6iiF I' -: 7 NMI ° �� Ai-m"6iiF �T,'`Ing Cy 11 sIN ■ ■.. Nil � `T' g 1 Iva ... �... +;'�L .�.� ..�■ fN Ing E.P. s'�'�.k■jy�,\111 �y ...I'..=� � �F� h: MIng ....• 'Iq rH ... ■.. � ..■ Illi t. �;, � rr ... ... f M221.1; :Ir....■ III, ... a,ll�a� . � � •II • . REM W2���y a ,;fF���'��;Il,�nlll I,��i►III� �T,'`Ing Cy 11 sIN ■ ■.. Nil � `T' g 1 Iva ... �... +;'�L .�.� ..�■ fN Ing E.P. s'�'�.k■jy�,\111 �y ...I'..=� � �F� h: MIng ....• 'Iq rH ... ■.. � ..■ Illi t. �;, � rr ... ... f M221.1; :Ir....■ III, ... a,ll�a� . � � •II • . �fk| �° coo . �| 2$ ||t !|| . (§ ■} |fill; �| | . cle) < 2Cie | ■ f f $ $ | | |�|| x � � ( � � � . #. . �,I ! / � A711,1 {}} °`Ai |U | L. MINUTES CITY OF EDINA, MINNESOTA PLANNING COMMISSION CITY COUNCIL CHAMBERS October 24, 2012 7:00 P.M. I. Chair Gra 'el called the eting to order at 7:00 PM II. Answering the ro c were Scherer, Forrest, Schroeder, Kilberg, Potts, Platteter, Cherkassy, Carpenter, Staunton Fischer a Grabiel. The agenda wJ§ filed as IV. Kathleen asescha, 5348 Hollytood Road requested that she be kept informed on all development plans for the r perties at 5109-512.5 West 49th Street. V. $EPORTS & RECOMMENDATIONS Planner Teague told the Commission they are being asked to consider a sketch plan to redevelop three lots 5109-5125 West 49th Street to build an 18 -unit attached housing development. The subject properties are 1.28 acres in size, therefore the proposed density of the project would be 14 -units per acre. Continuing, Teague reminded the Commission they heard two previous sketch plan reviews for the subject properties; one on March 28, 2012 for a six -story, sixty -foot tall, 98 -unit senior housing building and the last one on June 27, 2012 for a four-story, forty -foot tall, 60 -unit senior housing building. Teague noted at both meetings the consensus of the Planning Commission was that the proposed development was too much for the site. Commissioners asked how many units are permitted by Code and the Comprehensive Plan. Teague responded that Code would allow roughly 10 -11 units. The Comprehensive Plan between 8-10 units, adding the request exceeds those standards. Page 1 of 6 A David Motzenbecker delivered a power point presentation highlighting the following: • Site reconfigured to accommodate an 18 -unit housing development; roughly 14 units/acre. • Units are proposed at three levels and 30'high. • Each unit would have a two stall garage. • Development is envisioned to meet the demands of empty -nesters and would be considered life- cycle housing. • High level of amenities • Connecting the development to greater Edina by adding to the public walkway that would help connect 49th Street directly to Vernon Avenue. • Rezone site from PRD -2 to PRD -4 • Comprehensive Plan Amendment • Setback Variances; and • Site Plan review Motzenbecker added there also is the possibility of rezoning the site to a PUD; not PRD -4 as mentioned; however they would follow staff and Commission lead on this matter. Concluding, Motzenbecker said they will retain as much of the mature vegetation and trees as possible. Landscaping provides a good buffer from the surrounding traffic. Commissioner Forrest inquired on the width of the driveway into the project and internally; noting that trash hauling would need to be accommodated in this area. Mr. Motzenbecker responded that at this time the proposed driveway aisle width is standard. Continuing, Motzenbecker said with regard to trash each individual unit would have its own trash and recycling bins. Commissioner Platter asked if this project would be guided by bylaws establishing specific rules. Motzenbecker said their intent is for the building to have an association directing rules for trash enclosures and other standard multi -tenant issues. Chair Grabiel asked for clarification on the internal workings of the site; especially at the east end. Motzenbecker responded at the east end of the site there will be a hammer head turn around. Commissioner Staunton asked for clarification on unit construction noting the changing topography of the site. With graphics Mr. Worman explained the step down approach of some of the units as they take advantage of the topography, adding at 49th Street there would be a 2 Yz - story exposure. Commissioner Schroeder asked how guest parking would be accommodated. Mr. Worman responded that guest parking would be accommodated in front of each garage (2 spaces). He said their goal is to achieve parking for 36 guests. Commissioner Fischer asked if any thought was put into exterior materials. Mr. Worman said at this time their goal is to achieve high quality housing that has character. Worman said there has been some discussion on roof gables, dormers and brick but not much else. Page 2 of 6 Chair Grabiel said he salutes the fact that the number of units went down from 71 to 18, adding that's a large drop. Grabiel said he still has concerns about traffic moving into and out of the area. Mr. Motzenbecker responded that at this time a traffic study is being done on the project. Commissioner Schroeder asked the applicant if any thought was given to storm water management. Mr. Motzenbecker said they have discussed some options including water gardens, cisterns and rain barrels to collect water off the roof. Public Comment Kathleen Wasescha, 5348 Hollywood Road, stated she would like the Commission to consider when reviewing development proposals what the benefit would be for the neighborhood. Discussion Commissioner Fischer told the applicant that he likes what he sees. He said the project utilizes the grade pretty well. Fischer said the Commission will ultimately answer the questions about variances; however, the concept is good. Commissioners asked Planner Teague if the roadway addressing the single family home is included in the land; pointing out it is important to know if the street was vacated and is included as part of this development. Teague responded that at this time he is not sure if that roadway was vacated and recorded with Hennepin County. Commissioner Scherer commented that she agrees with Fischer; she likes the concept. Scherer said at this time she doesn't want to comment on the proposed units at three stories, reiterating she likes the concept; it's a step in the right direction. Commissioner Carpenter said he agrees with Commissioners comments; however, he still thinks the site may be a little tight. Carpenter suggested they reconsider the number of units to allow some "breathing" room. Commissioner Forrest said she has a concern with the east setback; however, she would like a "clearer" picture before she makes any decision. Forrest also said it would be important to know if this project proceeds if the street (Pukuana) was vacated and is part of the site. Commissioner Staunton said that this definitely is an area of transition although he's not sure R-1 is appropriate here, adding the townhouse project feels right. Continuing, Staunton acknowledged the applicants desire to embrace the Grandview area, but in his opinion how the project addresses 49th Street will be the most important. Concluding, Staunton said low density is desirable in this location. Commissioner Potts commented that the proposed townhouse project appears to be a good fit, adding he could support a low density project in this location. Commissioner Schroeder said with regard to the Grandview Small Area Plan and its surrounding roadway systems that reconfiguration of the Highway 100 ramps was discussed as a future possibility. Schroeder added if there was a reconfiguration of these ramps the excess land could serve a useful purpose. Schroeder said it may be important to anticipate "what could happen" in the future. Commissioners agreed. Page 3 of 6 4 o Chair Grabiel thanked the applicant for their presentation and said the following should be addressed if the project proceeds: • Find out if the road that serves the single family home was vacated; • Consider reducing the number of units; • Conduct a traffic study; and • Consider what this development would look like from the people that live directly across the street from it. B. Zoning Ordinance Amendments • Grading • Subdivisions nner Presentati Planner Teague said what he would like from the Commission at this time is how to move forward getting public input on ordinance amendments. Teague added he sees a couple ways the Commission can proceed; 1) Hold a public hearing at a regular meeting of the Planning Commission; or 2) Hold a public hearing at another venue; such as the Senior Center; not at a regular Planning Commission meeting. Teague also said he would like further thought by the Commission on how to "reach out" to residents on specific issues. Discussion Chair Grabiel commented that the Commission would need to decide if the public speaks more freely at an informal venue vs. a formal venue such as a televised Planning Commission meeting. Commissioner Platteter added in his opinion there are benefits from a less formal setting such as the Senior Center. Commissioner Potts agreed, adding he believes the language developed thus far on retaining walls and grading is good; however it would be good to have an informal discussion with residents on these topics. Continuing, Potts asked Planner Teague if the suggested language changes to the code with regard to retaining walls and grading add additional survey costs to residents. Teague responded in the affirmative. He noted that the Engineering Department in some instances has requested information on a survey for retaining walls less than 4 -feet. Commissioner Staunton said from his experience with the "Grandview" project that beginning with a less formal setting worked well. He noted that getting other people's opinions and knowledge is a good thing. Staunton pointed out that the Council has proposed the use of "small working "groups " adding, these small groups can discuss the best way to gather public input and also tackle ordinance topics. Continuing, Staunton said the goal is to reach out to everyone in a thoughtful manner and gather as much information as possible before the formal public hearing process begins. Page 4 of 6 Minutes/Edina City Council/November 20, 2012 feasibility study of the Braemar Soccer Field. The Park Board also recommended that the forward motion of the dome not occur until the issue of expanded playing fields was addressed, solved, and budgeted. Ms. Kattreh suggested a temporary solution, if a dome was built, to increase field space through a swap between the Edina Football Association and Edina Soccer Club to move football to the turf field in the fall to free up the Lewis Park fields for soccer and allow the ability to rest one of the fields at Lewis Park. She noted there was also ability on the very westerly field at Lewis Park to run two soccer fields width wise, similar to that at Braemar, creating a soccer complex. It was noted the Public Works Director and maintenance staff had indicated this was a viable solution. The Council agreed there was a need to address the shortage of field space and potential for increased demand as additional sports become popular. Ms. Kattreh explained the swap was intended to be a temporary solution until the City was able to resolve the field shortage issue. She indicated it would be ideal if a field could be added to Pamela Park as studies had clearly indicated it was a need. The Council indicated support for the swap option, need to plan for the future with a broader vision, and preference to build to projected need rather than existing requests. Discussion ensued relating to use of Fred Richards Golf Course as an amenity (but not as a site for a dome) and possible turfing of McCarthy (school property), since it would be able to sustain three times more usage than a grass field, would fit the "do Town" initiative, and support youth activities. Ms. Kattreh stated the action requested by the Park Board was to further study the Braemar athletic sites by consultants used in the first two phases to determine the kind of dome, cost, and financial feasibility, (create a business model) conditioned on resolving the need for expanded playing fields. The Council supported a parallel track to also study needed hours, projected hours, and potential solutions to field shortages. Member Swenson made a motion, seconded by Member Sprague, receiving the Sports Dome recommendation conditioned upon studying the issue of expanded playing fields and financing for those expanded playing fields. Ayes: Bennett, Sprague, Swenson, Hovland Motion carried. VIII. B. SKETCH PLAN REVIEWED —.5109-5.125 WEST 49' STREET Community Development Director Presentation Mr. Teague presented a map of the subject site and the Sketch Plan request to redevelop three lots at 5109-5125 West 49th Street. The proponent proposed to tear down the existing two apartments and single-family home and build an 18 -unit attached housing development. The subject properties were 1.28 acres in size so the proposed density of the project would be 14 units per acre. The Comprehensive Plan guides these properties as low density residential (1-5 units per acre) and indicates over 12 units per acre as high density and between 5-12 units per acre as medium density. Mr. Teague advised that on October 24, 2012, the Planning Commission considered the Sketch Plan proposal and determined it generally believed that a medium -density residential designation was more appropriate for the site than high- density residential. At the time of the Planning Commission's review, the vacated right-of-way adjacent to the site was not used in the density calculations. However, using that acreage, the site area would be 1.43 acres and the density would be 12.57 units per acre. Proponent Presentation Daniel Hunt, 6516 Interlachen Boulevard, President of Hunt Associates, stated they previously came forward with two other larger proposals that were abandoned due to finding no common ground with the neighbors and receiving negative comments from the Planning Commission and City Council, Mr. Hunt stated the residential for sale market had dramatically improved, which was the genesis of this plan, a significant improvement on the existing buildings, answered opposition received relating to height of the building, traffic generation, and sunlight impact to the north. He noted some revisions had been made to the plan since Planning Commission consideration. In addition, as reported by Director Teague, they had approached the Canadian Pacific Railroad, owner of a 175 -foot strip of property to the west and learned it Pagel �') U Minutes/Edina Citv Council/November 20. 2012 needed only a 100 -foot strip and was open to selling a portion, which would lower the density of this project to fewer than 13 units per acre. Chris Palkowitsch, architect with the BKV Group, presented a revised Site Plan, noting it better fit the project into the neighborhood by reducing the scale to smaller -sized townhomes and continuing a wider bicycle trail/pedestrian pathway in compliance with the Comprehensive Plan and Grandview Plan. Mr. Palkowsitsch indicated the project would include two types of townhomes: Type A abutting Vernon Avenue would be 2 -story units above grade; and, Type B along 49th Street were 2% -story units and slightly recessed to grade. The project would comprise a total of 18 units with garages slightly set back to allow for guest parking (38 visitor stalls in total). Mr. Palkowsitsch presented elevations depicting project views, noting the base of the ridgeline would fit the residential homes on the north side. Exterior treatments would incorporate gables, dormers, and brick subject to additional study on materials within the neighborhood and market. The Council discussed the Site Plan and asked questions of the proponents. Mr. Palkowsitsch explained that a height of 2.5 -stories would provide for the underground parking and enough living space. The current zoning allowed for 35 feet at the ridgeline or 2.5 stories, whichever was less. The Type A units facing Vernon Avenue were 25 feet high but with the first level tucked under ground on the rear side to accommodate the 23 -foot grade change in topography. Mr. Palkowsitsch indicated exploration remained on water gardens, cisterns, and/or rain barrel collection. Mr. Palkowsitsch indicated the requested density allowed offset of major site costs related to topography and drainage. Mr. Hunt explained they had done little work on the architecture of the site, but all units would have large front porches and back decks, providing adequate programmed space. He pointed out this site was very unique with single-family homes to one side and non-residential uses on the Vernon Avenue side, requiring two faces. Mr. Hunt suggested that too much of a standard residential appearance would be out of place on the busy street and it would need more substance (architectural features) to hold its place. It was noted the eight larger units had a main floor master suite while the other units contained upper level bedrooms, allowing attraction of a different market. Following discussion, the Council indicated that townhomes provide a needed lifecycle choice and including .15 acres from the railroad would be of benefit. It supported the proposed pathway, the attempt to engage Vernon Avenue, and found that creating housing along with commercial was intriguing. However, the Council indicated that 18 units created too high of a density for this site. Members Sprague and Swenson and Mayor Hovland stated a willingness to entertain a medium -density range to gain economic viability. Member Bennett stated her rationale to prefer a low-density range of 10-12 units, as guided by the Comprehensive Plan, to allow creation of a buffer space/transition between the single family homes across the street and this project, less impact on neighborhood streets, and improved quality of life. The Council found that additional green space and a common amenity would enhance the project. VIII.C. RESOLUTION NO. 2012-146 ADOPTED —ACCEPTING VARIOUS DONATIONS Mayor Hovland explained that in order to comply with State Statutes; all donations to the City must be adopted by Resolution and approved by four favorable votes of the Council accepting the donations. Member Swenson Introduced and moved adoption of Resolution No. 2012-146 accepting various donations. Member Bennett seconded the motion. Rollcall: Ayes: Bennett, Sprague, Swenson, Hovland Motion carried. VIII.D. ORDINANCE NO. 2012-19 — AMENDING CHAPTER 14 OF EDINA CODE CONCERNING BICYCLE LANES — ADOPTED Page 8 A�l VIII. REPORTS AND RECOMMENDATIONS A. Sketch Plan Review for Senior Housing — 5109-5125 West 491h Street for Hunt Associates ion Planner Teague reported that the Planning Commission is being asked to consider a sketch plan proposal to redevelop three lots at 5109-5125 49th Street West. The applicant is proposing to tear down the existing two apartment buildings and single- family home and build a new six story, sixty foot tall, 98 -unit senior housing building. Teague pointed out the existing properties are zoned PRD -2, Planned Residential District which allow residential buildings containing six of fewer units. Teague said 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. Continuing, Teague said a traffic study would need to be completed to determine impacts on adjacent roadways. Concern was expressed from residents in regard to congestion that would be created at the intersection of Brookside Avenue and Interlachen Boulevard. Concluding, Teague stated which the proposal would be an improvement over the existing buildings on the site, staff is not sure that the proposal would rise.to the level of meeting the purpose and intent of a PUD. The proposal far exceeds allowed densities. Seven variances would also be required under traditional senior housing zoning. Annearine for the Annlicant Daniel Hunt, Hunt and Associates, David Motzenbecker, BKV Group Chair Grabiel explained that before the Commission this evening is a sketch plan review. Grabiel clarified that a sketch plan wasn't a public hearing. It's an opportunity for the developer to obtain feedback from the Planning Commission on their concept. Discussion/Cominen is Chair Grabiel told the Commission he seems to remember the Commission and Council approving a development concept in this area for townhomes, adding he doesn't remember the unit count.. Planner Teague responded that Chair Grabiel was correct. The Council approved a 6 -unit townhouse development, however, the townhouse development only included the R-1 lot and right-of-way. I �- Page 9 of 14 h � 3 Commissioner Forrest observed that ordinance stipulates a building height limit of 2 -stories in the PRD -2 zoning district. Planner Teague agreed adding PRD -2 also contains a density cap of 6 -units. T� .3 IM7=1 Mr. Hunt addressed the Commission and said he believes the proposed use of the site as senior housing is good. Continuing, Hunt explained in Edina there is demand for senior housing. Edina residents want to be able to remain in their community when it comes time for them to sell their home. This proposal gives them that option. Hunt introduced David Motzenbecker to speak more on the proposal. Mr. Motzenbecker told the Commission that in his opinion this is a key piece and an excellent location for a senior building. Continuing, Motzenbecker said that the project will entail tearing down the existing two apartments and single- family home to construct a new 98 -unit, 6 story structure and rezoning the site to PUD incorporating the requirements of the City's PSR -4 zoning. The parcel is located adjacent to the Vernon Avenue exit ramp and West 49th Street. _ Motzenbecker said in his opinion the proposed building would bookend with Grandview. With graphics Motzenbecker pointed out design elements and the goal of incorporating this site into the greater Grandview area. Motzenbecker also noted the goal of the ETC was to establish a comprehensive living streets policy that integrated all modes of transportation. Motzenbecker said he believes this project is a step in the right direction in implementing that goal. Concluding, Motzenbecker said they looked to the Grandview small area development plan and incorporated its key principles into their site. One principle was key; turning perceivable barriers into opportunities. In this respect the natural topography actually became an asset. Chair Grabiel said in his opinion this may be a very difficult area to "get out of including getting onto Interlachen Boulevard. Mr. Motzenbecker acknowledged that and informed. the Commission a traffic study needs to be completed to ensure traffic is handled appropriately. Continuing, Motzenbecker said they also anticipate improving the sidewalks and boulevard along Vernon. Chair Grabiel noted their reference to senior housing and asked exactly what type of senior housing this would be. Motzenbecker said that the population served would be able bodied seniors 62+. Chair Grabiel asked if the units would be market rate or something else. Motzenbecker responded that the units would be market rate and be around $2,000 per month depending on unit size. Commissioner Staunton said he has a concern with the request as it relates to zoning/PUD/PSR-4. Staunton said to him it appears to be an excuse to get around /� Page 10 of 14 code. Mr. Motzenbecker said their intent was to create the best development possible and tie into the Grandview small area plan by bringing connection to the Grandview area. Vernon Avenue would also be enhanced through landscaping and walkways along with boulevard enhancement. Aligning the project with the PSR -4 zoning district provides the opportunity for the project to implement bonuses. Commissioner Fischer said he has a difficult time justifying a building of this size and density in a small residential neighborhood. Mr. Motzenbecker said their intent was to set the building as far back from the street (49th Street) as possible and add amenities to the front of the building. Motzenbecker said the building would be 200' from the nearest residents across 49th. Concluding, Motzenbecker said they took advantage of the topography when designing the building pointing out that the topography absorbs the building height. Commissioner Carpenter said in his opinion the building is too large. Carpenter asked the developers how parking was handled; not only parking for residents of the building but for guests. Mr. Motzenbecker said the building was designed with 132 enclosed parking spaces those spaces include spaces for visitor parking. Carpenter questioned if that would really work. Commissioner Staunton stated in his opinion this plan is very aggressive and causes him concern. Staunton said he likes the attention paid to Vernon Avenue; however the unit count is way too high; more attention needs to be paid to the north side and traffic is a major concern. Staunton noted the one-way in and out scenario is difficult at best. Commissioner Platteter agreed and questioned site circulation, traffic circulation on West 49th St, site drop-off, metro mobility, deliveries and visitor parking. Platteter said that he doesn't think the drop-off area as sketched would work. There's just too much going on with this building. Commissioner Forrest added she was also concerned with the circulation on the site and on 49th St. This proposal will certainly add additional traffic into the area pointing out it's a one way in and out. Continuing, Forrest also said in her opinion the building is too tall, the site is too tight (especially on the east), and it's just too much. Concluding, Forrest said the Commission also has to keep in mind housing trends change over time, adding it may be a senior building today but maybe not in the future. Commissioner Schroeder said the site intrigues him with the question of how you transition from Vernon into the residential neighborhood while maintaining the residential character. Schroeder said in his opinion this isn't a very friendly project. He added the building needs to relate better to the R-1 neighborhood. Concluding, Schroeder said the building at least at the residential level on 49th St. needs to be scaled back. 41-7 Page 11 of 14- Commissioner Staunton agreed with Schroeder's comments pointing out the proposal increases the density 10 -fold. It's just too much. Concluding, Staunton said that he's also not sure if this is consistent with the GrandView Framework. The building is way out of scale. Mr. Motzenbecker asked the Commission if they could provide some guidance on the number of units they would be comfortable with. Commissioner Staunton said traffic is another large issue. He said the one way in and out nature of this neighborhood along with the RR tracks is key in redeveloping this site and achieving the correct unit count. Staunton concluded that he doesn't know the "right" unit number. Commissioner Potts suggested that the applicant take another look and respond more to the topography and to the residential neighborhood. Potts asked if their intent was to build the building and sell it or would they continue to manage the property. Mr. Hunt responded they would build and manage the property. Commissioner Fischer asked the applicants if they spoke with their neighbors. Mr. Motzenbecker responded they had, adding around 15-20 neighbors came to a neighborhood meeting. Motzenbecker said they received both positive and' negative feedback. Commissioner Forrest indicated the proposed use is fine with her, reiterating her concern is massing and traffic. Forrest said in her opinion this project isn't the right "transition" into the neighborhood. Concluding, Commissioner Forrest said that in her opinion 20 units at 2 Y2 stories may be the right transition. As presented it's just too large. Chair Grabiel said he agrees with all comments thus far adding his concern is that the building is just too large and the transition into the R-1 neighborhood just isn't there. Grabiel said he doesn't want to give false encouragement, adding he believes the use is right, however this is just way to large. Mr. Motzenbecker said he understands the Commissions comments indicating they want to see a smaller building. He asked the Commission if they could provide him with a unit range. Commissioner Schroeder commented that he understands the applicant is looking for a number, however, that can't be provided. Schroeder said he wants to see a creative solution that is sensitive to the neighborhood. Concluding Schroeder said there are other options out there. Commissioner Carpenter suggested considering other areas, adding this may not be the right site. K Page 12 of 14 Chair Grabiel thanked the applicants for their presentation adding the Commission would be receptive to them bringing forward another sketch plan for review. Public Comment David Valentine, 5021 Hankerson, told the Commission he doesn't think a building of this size belongs in a residential neighborhood. Valentine said he has no objection that it's a senior building; however, the building is just too large with too many units. B. M dification to the Redevelopment Plan for Southeast Edina Re velopment Project Area and the TIF Plan for the Establish exit of the Soutfidale 2 TIF District. lanner P Planner Teague i ormed the Commission the CityCounci considering the establishment of a w TIF District that would include uthdale and surrounding parcels. Teague explained the pu ose of creating the TIF was to facilitate improvements to Southda including the fo wing renovations to common areas; new entrances, flooring, ligh ' g, signage' estrooms, parking deck lighting, exterior seating, columns and i erior eatments. Teague said at this time there are no proposed changes in use o t property with the proposed improvement project. Teague told the Commissio at at thi ime they are being asked to determine by resolution that the pro osed improve ent to the common areas are consistent with the Comprehensiv Plan. Commissioners as ed Planner Teague to clarify eir action. Planner Tea a explained the Commission is being a ed to determine by resolution that the pr osed use of TIF funds to improve common reas was consistent with the omprehensive Plan. ommissioner Fischer moved to adopt the resolution as outh ed by City staff on page Al. Commissioner Platteter seconded the motion. All voted aye; motion carried 9-0. AM Page 13 of 14 �� pA„0 J k) B. Sketch Plan Review - BKV Group - 5109 and 5117 West 49th Street. Vernon Avenue Senior Housing Planner Presentation Planner Teague informed the Commission they are being asked to consider a sketch plan request to redevelop three lots at 5109-5125 West 49t' Street. The applicant is proposing to tear down the existing two apartments and single family home on the site and building a new four story 44 -foot tall, 60 unit senior housing building. The density of the project would be 43 units per acre. Teague reminded the Commission the applicant had previously proposed a six story, sixty foot tall, 98 -unit senior housing building that was considered by the Planning Commission on March 28, 2012. Teague explained that the existing property is zoned PRD -2, Planned Residential District -2, which allows residential building containing six or fewer dwelling units. The existing apartments contain four and five units each. The applicant would be seeking a rezoning of the property to PUD, Planned Unit Development. The site is guided LDAR, Low Density Attached Residential (1-4 units per acre), therefore, a Comprehensive Plan Amendment to HDR, High Density Residential would be required. The applicant is again requesting a Sketch Plan review to solicit comments from the Planning Commission and City Council. Opinions or comments provided to the applicant shall be considered advisory only, and shall not constitute a binding decision on the request. Concluding Teague indicated that staff remains concerned with the proposed density of the proposed density of the proposal at 44 units per acre. While the maximum density of the PSR -4 District is 44 units per acre as requested, it is still at the high end of what the City of Edina has allowed for high density development in the past. Additionally, this site is adjacent to single-family residential homes to the north and east. The City's other high density residential sites in town are not located so close to single-family residential areas. They are generally located in the Southdale area. Appearing for the Ap 1�► icant David Motzenbecker, BKV Group and Jim Hunt, Hunt and Associates, applicant Chair Grabiel welcomed everyone present and explained that the process for Sketch Plan Review allows a developer to bring a development/redevelopment plan before the Planning Commission to solicit comments and opinions. A Sketch Plan Review is not an official application and is not a public hearing. It is a public meeting. 06 Page 11 of 15 Applicant Presentation Jim Hunt, addressed the Commission and said he was excited to be present this evening to share the significant changes made to the plan since the Commission last viewed it Hunt introduced David Motzenbecker. Mr. Motzenbecker told the Commission the unit count and building height has been decreased from 98 -units to 60—units and from 6 to 4 -stories. Continuing, Motzenbecker said the setback of the building from West 491h Street was increased to 82 -feet. Motzenbecker told the Commission he would stand for comments/questions. Comments from the Commission Commissioner Potts said the massing along Vernon Avenue in his opinion is acceptable; however he has two points of concern as follows: • Concerns with the R-1 residential properties directly adjacent and to the east of the subject site. How will this impact them. • Traffic. Traffic and stacking is a major concern. There is only one way in and one way out of this neighborhood. Has a complete traffic study been done on the intersection at 49th St and Brookside and Brookside at Interlachen. Also, what about the RR tracks -they potentially poise a real stacking problem. Stacking at the most at the tracks would be 8 -car lengths. This is an issue. Mr. Motzenbecker agreed that with only one egress it will be challenging; however, they have to deal with what exists. Motzenbecker said he was open to any suggestions. Commissioner Platteter agreed with Potts and added that his concern remains the same as before, internal circulation and drop off. Platteter said the site cannot function without a clearly designated drop off area. He pointed out as a senior facility there will be Metro Mobility drop offs, and the usual residential deliveries; not to mention medical deliveries, US mail and visitors. A lot will be going on in this area. Chair Grabiel said the Commission supports redevelopment; but in this instance the topographical issues, proximity to RR tracks and the R-1 properties to north create difficulty for him to support the request as submitted. Grabiel said he can't see the benefit to the immediate neighbors nor the community as the result of this proposal. Mr..Motzenbecker said that the site will be re -landscaped and everything possible will be done to retain the trees along Vernon Avenue and nestle this building into the 14g\ Page 12 of 15 A- hill away from the R-1 properties. Motzenbecker said that in his opinion the introduction of more life-style housing to Edina is a benefit to its residents and improving the site is also a big plus. Continuing, Motzenbecker pointed out market analysis supports the theory when people can no longer live in their single family homes they want to find housing in the same area; even neighborhood when available. Commissioner Fischer commented that this request also includes an amendment to the Comprehensive Plan which would be a policy decision; however, for this neighborhood amending the Comprehensive Plan from low-density residential to high-density residential is a big leap. Fischer acknowledged that the proposal can be viewed as an improvement, however, this neighborhood is single family with two low-density buildings, adding he doesn't believe this type of density compensates for the improvements to the site and additional housing options. Commissioner Potts stated he feels certain aspects of the project can be readdressed, adding he believes the proposal presented this evening is better than the previous proposal; however he still can't get by the traffic. Potts said to him that's the largest hurdle. The one way in and out and adding more density is a big concern for him. Commissioner Scherer said she just can`t get past the density.- She stated in her opinion this is too much and too close to residential R-1 properties, pointing out R-1 properties are directly north and east. Scherer concluded reiterating the density of this project is too much Commissioner Forrest said she has a number of concerns with this project. Her issues are with density, drop-off and pickup, street parking possibilities, staffing and traffic. Forrest stated in her opinion the proposed building is uncomfortable to enter and exit, pointing out the proposal has access steps to Vernon Avenue that are steep; especially for seniors. Concluding, Forrest pointed out a rezoning to PSR -4 may "fit" the project better, adding whatever process they pick; as presented this one is just too much. Mr. Hunt responded that the proposed building will not have 24-hour staff and if "manned" would only have day staff. He asked the Commission to note that the proposed building; although for seniors, is proposed for the active senior that lives independently. Commissioner Staunton said he agrees with many of the comments from Commissioners and added he continues to believe what's proposed is too dense. Staunton stated if the plan were to proceed the density must be reduced significantly. The proposal as submitted is just too dense for this site. Continuing, Staunton said he may feel differently if the entrance to the building was off Vernon Avenue, but it isn't, and the 49th Street entrance/exit is limited to one-way in and out, adding the railroad tracks and the steep hill to gain access to Interlachen/Vernon leave little stacking room for vehicles. Concluding, Staunton said he can't support the project as A J c\ Page 13 of 15 &� O proposed. He said he could envision townhomes; maybe 10-12, but can't visualize an apartment building of this density in this spot. Mr. Motzenbecker informed the Commission they did consider a rezoning to PSR -4, adding with bonuses there may be a comfortable unit count range the developer could proceed with. Motzenbecker said he would take "another look" at the site and the proposed density. Chair Grabiel reiterated his concern is with the size of the building. Grabiel said the building in a sense is on the wrong side of the hill; less disruption to the neighborhood would occur if the topography was more in their favor. Chair Grabiel thanked the applicants for their plan and told them to take all Commission comments in good faith. Mr. Motzenbecker and Mr. Hunt thanked the Commission for their interest and comments. 1 VIII. Chair Grabiel acknowleiiiged "back of packet" materials. Commissioner Staunton app ' ed the Commission that he atte ed a meeting with City Staff on the idea of develop g work plans for each boar or commission. Staunton said he believes someti between now and th all when the Commission and City Council hold their annual rk session the Copfinission and planning staff need to "get together" to discuss deve ing a "work an" for the Commission. Commissioner Fischer said he attended a nsp France Avenue corridor. The meeting touche or. consultants are looking at the early start of an said this corridor needs guidance anXav* ion. Tl not look like the France Avenue of toischer bikes along this corridor. station meeting that discussed the three key intersections and the arming France Avenue. Fischer France Avenue of the future will saW it's not unrealistic to envision Chair Grabiel asked the Commis on to refer to a Memo fr&T Kris Aaker on a property located at 5427 Wo crest. Grabiel said it appears a City Council had some concerns about rear y rd access, fill and retaining walls. Commissioner Staunto asked if the retaining wall in question was permitted use. Planner Teague resp nded in the affirmative. Expanding on his com ent Teague explained the City ouncil expressed concern over retaining walls, fill kd access. Teague said the uestion is should we regulate access. Continuing, Teague explained that with reg#d to grading, fill, etc. that the City's engineering reviews all plans to ensure pro,11erty drainage. Teague said full review is also required if a retaining wall Page 14 of 15 p Wenck File #3022-01 Prepared for: CITY OF EDINA EDINA FIFTY FIVE, LLC. Prepared by: WENCK ASSOCIATES, INC. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, Minnesota 55359-0249 (763) 479-4200 Traffic Impact Report for Vernon Avenue Townhomes Edina, MN DRAFT February 4, 2013 A p Wenck Table of Contents 1.0 EXECUTIVE SUMMARY.............................................................................................1-1 2.0 PURPOSE AND BACKGROUND..........................:...................................................... 2-1 3.0 EXISTING CONDITIONS ........ ........ ............................................. .............. .................. 3-1 4.0 TRAFFIC FORECASTS................................................................................................ 4-1 5.0 TRAFFIC ANALYSIS.................................................................................................... 5-1 6.0 CONCLUSIONS AND RECOMMENDATIONS........................................................ 6-1 7.0 APPENDIX ................................................ ......... ...... ........... ............................................. 7-1 FIGURES FIGURE I PROJECT LOCATION.........................................................................................2-2 FIGURE 2 CURRENT SITE PLAN........................................................................................ 2-3 FIGURE 3 EXISTING CONDITIONS...................................................................................3-2 FIGURE 4 WEEKDAY AM AND PM PEAK HOUR VOLUMES ....................................... 4-3 FIGURE 5 WEEKDAY AM AND PM PEAK HOUR LEVEL OF SERVICE ...................... 5-4 DRAFT hL3 1.0 Executive Summary The purpose of this Traffic Impact Report is to evaluate the traffic impacts of the proposed Vernon Avenue Townhomes development located in Edina, MN. The project site is located on the south side of 49`h Street east of Brookside Avenue. Based on direction fi-om City of Edina staff, this study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development on the following intersections: • Vernon Avenue/Interlachen Boulevard • Interlachen Boulevard/Brookside Avenue • Brookside Avenue/49`x' Street Proposed Development Characteristics The proposed project will involve the construction of 17 new townhomes. The existing single family house and 9 rental apartment units will be removed and replaced by the proposed townhomes. Access for the development will be via a single driveway on 49`h Street, which will provide full movement access. The project is expected to be complete by the end of 2014. The conclusions drawn from the information and analyses presented in this report are as follows: • The proposed development is expected to generate 1 net trip during the weekday a.m. peak hour, 2 net trips during the weekday p.m. peak hour, and 29 net weekday daily trips. • All of the analyzed intersections have adequate capacity with existing geometrics and control to accommodate the proposed development. No improvements are needed at these intersections to accommodate the proposed project. • The maximum southbound vehicle queue lengths at the Vernon Avenue/Interlachen Boulevard intersection do not interfere with operations at the Interlachen Boulevard/Brookside Avenue intersection under 2015 Build conditions. • The maximum westbound queue at the Interlachen Boulevard/Brookside Avenue intersection does not result in any operational issues. • The proposed project is located in a neighborhood that has only one roadway access point to the surrounding street system. The neighborhood is bound by the creek on the north, T.H. 100 on the east, and Vernon Avenue on the south. In addition, railroad tracks are located immediately east of Brookside Avenue. A review of the entire neighborhood area did not reveal an obvious location for a secondary access. If a train was stopped on the tracks for an excessive amount of time, additional steps would be needed to access the neighborhood. 1-1 DRAFT 2.0 Purpose and Background The purpose of this Traffic Impact Report is to evaluate the traffic impacts of the proposed Vernon Avenue Townhomes development located in Edina, MN. The project site is located on the south side of 49t4 Street east of Brookside Avenue. The project location is shown in Figure 1. Based on direction from City of Edina staff, this study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development on the following intersections: • Vernon Avenue/Interlachen Boulevard • Interlachen Boulevard/Brookside Avenue • Brookside Avenue/49`4 Street Proposed Development Characteristics The proposed project will involve the construction of 17 new townhomes. The existing single family house and 9 rental apartment units will be removed and replaced by the proposed townhomes. Access for the development will be via a single driveway on 49th Street, which will provide full movement access. The current site plan is shown in Figure 2. The project is expected to be complete by the end of 2014. 2-1 DRAFT �ST. Ii RI %Q 7<S-NaW. 4t H z � i c a o a•' a SL nl 01 i a a a � '`1I ' O H1... 1i >yl I DIVISION III uOryy Y� C � S� E}}g ��lJ� �• ��'W 4fl _ a o I WATERMAN AVE. O�4NT 4'c+ 11 a Co <`T -0. u -� W ORCHARD � a ;;y s nc. 9LV0. INTER LACHEN� .. BlYO.< LA. $� a ;,� h W M ratRED �FNA CLUB49'!a ST. aW = W t.i w _ Orf `.S +e. '-SDI=A 50 hu ¢ HAROLD g R7Vc tLFirror uf• <JI I wD� o RO. F Lake Hig PROJECT LOCATION it �e 's,' " wo=4LE LA }w a' I st ¢ St1. t iLeke S,WL2nc 1 1<:zg1O it4, W. Sind kF �tl$ �1 ruGL 1 LA.G..li.� ��CRO o g r� { �. W. 522nd .. t 9 tF9AR.M-sSTgI/ vi ¢ � iS . ¢ l HIDDEN o =/ �T ,`I�� �J• � 1 �w �� (ON o i.'a. Y "t00 4 LA. �n ` 4 d c ! Q 4 `f" W. 53 rd ST. .LO WOOD w� �ai A! CP.Ov PD. "% �ti �0 T. / j� 'EO^ENMOQR SL 4 �. y AYR"" ¢ ^ems. x •�` ` SE.A W� - ... 54th. T P��a COL . pFR �G e, I Z7-tIYiOC w A' $IDYlW00D p o o, e! �4A•a' a'K,/ _` ':.wIH050A %F EWimDHiLla OR.t'< N\L� '. - IAp,y NY�FD - V( u!✓ p Q yy'�� AYE >a�`�u D'�h S 57 LA �W. 56tt+u i,�• 4s --1 C.jdM., j�.;Es Rance tr.24, i r ./ R� `` OWER �$x �� - 'm p a. Sr T ��j,�T\1 ?i ���'77(` W. 0? C �t LJ .. x; }. t> t SDU wV EW LA. '�-` WOOL 4b��Rp ` �"'Y� t1 �. ys a NCORD 'itis o- iu Cg , i,l tdEP. D CROV z0 OROVE U - J 0 4 i� o O TER. I c PHftB OOK LA. ST. w W.5H h 5T. w �GI„ 1+l "'VEap Cl R. Ir AMY D LYE 7f i a 'I u c H• .fi!A/. J t5D `\� t4N' L_i N 0 C! 3 4' O a PENTON ©oo i ll7r ¢ R0. •a r _ NTOt ¢ `Jnfm c W. 5 h �. 5T t Rp. f'� ¢ -t ¢ e. ❑ W. 55th SO�Li 60tH 5T. `2 Ea i S• ✓ a x R22w�e' 0 3¢ R �I G+.vlAtdD.. s W. 0 5 th o ST r DV tfF o RIOG �� = a y m IIt I 6 �l\� a W. 61st o'J: •uLEr VTg 4 �� a m a t ., APCTIC wq� TI ISN ,TEFF •PL -r 61st S7. 1""'`s �.S y� � R21 w �t�F\ BIRCH f a' V/k•t,, I a ����. C OL162nd ST. ��y�a•"G' ' a —q"1•l� v! a O t�EP EI VD. F�I JU. � %CLEr'i5p a..A 9� OP.f01.E ''rr-^�,,tII CRc�,✓ r� " Y eD Y LA.I.i1 no 7. C^•+.,. •a W 6.Fnd " r AO'�.94NOA'P� �dtONIAI WA4 Dt•4► a �� d v4 4. ? \\\ o - ()� XMATE SCALE H FALCO*1 6 h 5 J \ 6 O a J T• fO Pt WiT 1IW', APPRO vat CK`J e• v ST •t STS-.! a w ¢ 6? w l! 6. to ST '��nI. Z 0 N' F.\\Fryer .�0 C+-�C'i. C .c'. W�•. LA al.. G "� hi� u> W� `� a�N-1 N. I a aha ^\ �..�.�.W., l TRAFFIC IMPACT REPORT FIGURE 1 ry V V enck FOR VERNON AVENUE TOWNHOMES Engineers • Scientists IN EDINA, MN PROJECT LOCATION Von UMT HtUWT V" UNT TYPE TYPE sl TYPEa UNrr ate►-" W�l TYPE y� •►- �:l�!tm TYPE Tm uwT WT TYPE TYPE UNIT MR TYPE TYPE UNfr Tvpw TYPE If APPROMATE SCALE TRAFFIC IMPACT REPORT FIGURE 2 Wenck FOR VERNON AVENUE TOWNHOMES o� o; � u _ '■� Engineers - - - 3.0 Existing Conditions The proposed site currently consists of one single family home and nine rental apartments. The project site is bounded by existing single family homes to the east, 49th Street to the north, railroad tracks to the west, and Vernon Avenue to the south. Near the site location, 49`h Street is a two-lane undivided local roadway. Brookside Avenue is also a two-lane undivided roadway near the site location. Interlachen Boulevard is a two-lane undivided roadway with turn lanes at Brookside Avenue and Vernon Avenue. Vernon Avenue is a four -lane divided roadway with turn lanes at major intersections. Existing conditions at the proposed project location are shown in Figure 3 and described below. Vernon Avenue/Interlachen Boulevard The signalized intersection provides one left turn/through lane and one through/right turn lane on the westbound approach. The eastbound approach consists of one left turn lane, one through lane, and one through/right turn lane. The northbound and southbound approaches consist of one left turn lane and one through/right turn lane. Striped crosswalks and pedestrian signal heads are present at this intersection. Interlachen Boulevard/Brookside_ Avenue The three-way intersection is controlled with a stop sign on the westbound Brookside Avenue approach. The southbound approach consists of one left/through lane. The northbound approach consists of one through lane and one right turn lane. The westbound approach consists of one shared left turn/right turn lane. A bike lane is present on the northbound approach. Brookside Avenue/49P Street This three-way intersection is controlled with a stop sign on the westbound approach. The westbound approach consists of one shared left turn/right turn lane. The northbound approach consists of one through/right turn lane. The southbound approach consists of one left turn/through lane. Turn movement data for the intersections was collected during the weekday a.m. (7:00 - 9:00 a.m.) and p.m. (4:00 - 6:00 p.m.) peak periods in January 2013. 3-1 DRAFT to APP ■ i_ Wenck Engineers • Scientists TRAFFIC IMPACT REPORT FOR VERNON AVENUE TOWNHOMES IN EDINA, MN FIGURE 3 EXISTING CONDITIONS 4.0 Traffic Forecasts Traffic Forecast Scenarios To adequately address the impacts of the proposed project, forecasts and analyses were completed for the year 2015. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the following scenarios: • 2013 Existing. Existing volumes were determined through traffic counts at the subject intersections. The existing volume information includes trips generated by the uses currently on the site. • 2015 No -Build. Existing volumes at the subject intersections were increased by 1.0 percent per year to determine 2015 No -Build volumes. The 1.0 percent per year growth rate was calculated based on both recent growth experienced near the site and projected growth in the area. • 2015 Build. Trips generated by the proposed development were added to the 2015 No - Build volumes to determine 2015 Build volumes. In addition, existing trips generated by the uses currently on the site were subtracted from the total volume. Trip Generation Weekday a.m. and p.m. peak hour trip generation for the existing and proposed developments were calculated based on data presented in the ninth edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The resultant trip generation estimates are shown in Table 1. 4-1 DRAFT Alb Table 1 Net Trip Generation for Proposed Proiect Use (land use code) Size Unit Peak Hour Trips Generated Daily Total A.M. Peak Hour In Out Total Proposed Project Residential Townhouse (230) 17 DU 1 6 7 99 Existing Uses Removed Single -Family Detached Housing 210 1 DU 0 1 1) 10 Apartment 220 9 DU 1 4 S 60 Net Total Added by Project 0 1 1 29 P.M. Peak Hour Proposed Project Residential Townhouse 230 17 DU 6 3 9 99 Existing Uses Removed Sin le-Famil Detached Housing 210 1 DU 1 0 1 10 Apartment 220 9 I DU 4 2 6 60 Net Total Added by Project I 1 1 1 2 29 Notes: W dwelting unit Table l shows the net number of trips generated by the proposed development including reductions for existing trips. As shown, the project adds 1 net trip during the a.m. peak hour, 2 net trips during the p.m. peak hour, and 29 net trips daily. Trip Distribution Percentages Trip distribution percentages for the subject development trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the subject development in relation to major attractions and population concentrations. The distribution percentages for trips generated by the proposed development are as follows: • 60 percent to/from the east on Vernon Avenue • 10 percent to/from the north on Brookside Avenue • 10 percent to/fiom the west on Interlachen Boulevard • 10 percent to/from the west on Vernon Avenue • 10 percent to/from the south on Interlachen Boulevard Traffic Volumes Development trips were assigned to the surrounding roadway network using the preceding trip distribution percentages. Traffic volumes were established for all the forecasting scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant traffic volumes are presented in Figure 4. 4-2 DRAFT AI( t A.M. PEAK HOUR (p r r `- y gU 't-22122/22 f-- 162/165/166 BROOKSIC T AVE U) N ctco 22/22/23 M a ,F- 2/2/2 LOP O O \ CO 0,M M M000 E CD (n rrM CC) —'COY) 302/308/308 `- `- Cl) E— 428/437/437 87/89/89 <1 VERNON AVE 90/92/92 -A` T r 367/374/374 O,-) w 40/41/41 oQ COM "I,L. C) U) r Co co r Z 22/22/23 (� ,F- 2/2/2 49TH ST. T r PROJECT LOCATION E N EXISTING 2013 2014 NO BUILD P.M. PEAK HOUR —F—F- 2014 BUILD YY/YY/YY O O CO O M � rn o (ti 00Co It N N r M N N OO ` M 0 to 2 W U z +--18/18/18 f" 102/104/105 \ti � M 'L- 324/331/332 E— 389/3971397 �i 64/65/65 VERNON AVE 2251230/230 —1` 1 T f 7131727/727 ao M co 22/22/22 N rn jo Wenck Engineers • Scientists O r 00 r r r A--- 2/2/2 F- 4/4/5 49TH ST. Tc' PROJECT LOCATION QQco 1 i� N O TRAFFIC IMPACT REPORT FIGURE 4 FOR VERNON AVENUE WEEKDAY A.M. AND P.M. TOWNHOMES IN EDINA, MN PEAK HOUR TRAFFIC VOLUMES Aad, 5.0 Traffic Analysis Intersection Level of Service Analysis Traffic analyses were completed for the subject intersections for all scenarios described earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial analysis was completed using existing geometrics, control, and signal timing. Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection operation, with little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. The following is a detailed description of the conditions described by each LOS designation: • Level of service A corresponds to a free flow condition with motorists virtually unaffected by the intersection control mechanism. For a signalized or an unsignalized intersection, the average delay per vehicle would be approximately 10 seconds or less. • Level of service B represents stable flow with a high degree of freedom, but with some influence from the intersection control device and the traffic volumes. For a signalized intersection, the average delay ranges from 10 to 20 seconds. An unsignalized intersection would have delays ranging from 10 to 15 seconds for this level. • Level of service C depicts a restricted flow which remains stable, but with significant influence from the intersection control device and the traffic volumes. The general level of comfort and convenience changes noticeably at this level. The delay ranges from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this level. • Level of service D corresponds to high-density flow in which speed and freedom are significantly restricted. Though traffic flow remains stable, reductions in comfort and convenience are experienced. The control delay for this level is 35 to 55 seconds for a signalized intersection and 25 to 35 seconds for an unsignalized intersection. • Level of service E represents unstable flow of traffic at or near the capacity of the intersection with poor levels of comfort and convenience. The delay ranges from 55 to 80 seconds for a signalized intersection and from 35 to 50 seconds for an unsignalized intersection at this level. • Level of service F represents forced flow in which the volume of traffic approaching the intersection exceeds the volume that can be served. Characteristics often experienced include long queues, stop -and -go waves, poor travel times, low comfort and convenience, 5-1 DRAFT A13 and increased accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for an unsignalized intersection correspond to this level of service. The LOS results for the study intersections are presented in Figure 5 and discussed below. Vernon AvenuelInterlachen Boulevard (signalized) - During the a.m. peak hour under existing conditions, all movements except the eastbound left turn operate at LOS D or better. The eastbound left turn movement operates at LOS E. Under the 2015 No -Build and 2015 Build conditions, all movements except the eastbound and southbound left turns operate at LOS D or better. The eastbound and southbound left turn movements operate at LOS E. The overall intersection operates at LOS C for all scenarios. During the p.m. peak hour under existing, 2015 No -Build, and 2015 Build conditions, all movements except the eastbound and southbound left turns operate at LOS D or better. The eastbound and southbound left turns operate at LOS E under all three conditions. The overall intersection operates at LOS C under all scenarios. The traffic generated by the proposed development has minimal impact on the intersection operations and does not change the level of service of any movement. No improvements are needed at this intersection to accommodate the proposed project. Interlachen Boulevard/Brookside Avenue (westbound stop controlled) - During the a.m. and pan. peak hours under existing, 2015 No -Build, and 2015 Build conditions, all movements operate at LOS D or better. The traffic generated by the proposed development has minimal impact on the intersection operations and does not change the level of service of any movement. No improvements are needed at this intersection to accommodate the proposed project. Brookside Avenue%{ h Street (ivestbournd stop controlled) - During the a.m. and p.m. peak hours under existing, 2015 No -Build, and 2015 Build conditions, all movements operate at LOS B or better. The traffic generated by the proposed development has minimal impact on the intersection operations and does not change the level of service of any movement. No improvements are needed at this intersection to accommodate the proposed project. 5-2 DRAFT Vehicle Oueue Length Impaets Vehicle queue lengths were reviewed to determine if any intersection blocking issues are expected. The expected maximum and average queues were determined with the SimTraffic software. By definition, the maximum queue occurs once during the one hour simulation time period. The average queue is the average of all the queue lengths during the simulation time period and therefore happens more fiequently. The southbound left turn and through/right turn queues at the Vernon Avenue/Interlachen Boulevard intersection were reviewed to determine if they impact operations at the Interlachen Boulevard/Brookside Avenue intersection. Under existing conditions, there is approximately 370 feet of available queuing space on Interlachen Boulevard between Vernon Avenue and Brookside Avenue. Under the 2015 Build condition during the a.m. peak hour, the maximum southbound queue is 356 feet and the average queue is 213 feet. Under the 2015 Build condition during the p.m. peak hour, the maximum southbound queue is 362 feet and the average queue is 203 feet. The maximum queue length is shorter than the available 370 feet and therefore does not block the intersection. The forecasted southbound queue lengths are similar to those witnessed in the field during data collection. Even though the southbound queue came close to the Interlachen Boulevard/Brookside Avenue intersection, operations at the intersection were not greatly impacted. In addition, the southbound queues were able to clear onto Vernon Avenue during every signal cycle, which minimized the overall delays. The westbound queue at the Interlachen Boulevard/Brookside Avenue intersection was also reviewed. Under the 2015 Build condition during the a.m. peak hour, the maximum westbound queue is 212 feet and the average queue is 79 feet. Under the 2015 Build condition during the p.m. peak hour, the maximum westbound queue is 197 feet and the average queue is 79 feet. Once again, these queue lengths are similar to those witnessed during the data collection. The queues at this intersection did not result in any operational issues. Railroad Crossing Impacts The proposed project is located in a neighborhood that has only one roadway access point to the surrounding street system. All vehicle traffic for this neighborhood must enter and exit via 49`h Street at Brookside Avenue. The neighborhood is bound by the creek on the north, T.H. 100 on the east, and Vernon Avenue on the south. In addition, railroad tracks are located immediately east of Brookside Avenue. Therefore, when a train is traveling through the area, all vehicle accessing the neighborhood must wait for the train to pass. A review of the entire neighborhood area did not reveal an obvious location for a secondary access. If a train was stopped on the tracks for an excessive amount of time, additional steps would be needed to access the neighborhood. 5-3 DRAFT �'7 S t7� A.M. PEAK HOUR id � as as +-- BIB/B �- B/B/B as a a - -49TH ST. �i +-D/D/D Q q� PROJECT f-D/D/D LOCATION as AVE K I-D as U c3 C/C/C �i � C/CIC C/C/C E/E/E —+ IB/B/B B/B/B � � No N vmd EXISTING 2013 2014 NO BUILD P.M. PEAK HOUR Fi—r— 2014 BUILD xxtxxDUC m B/B/B �i �- B/S/B a a a a - +-D/D/D 49TH ST. ¢ �i f- D/D/D q� PROJECT a a LOCATION QQ ORSIDE- AVE as AV as C/C/C C/C/C C/C/C E/E/E B/B/B B/B/B —J,CS U U U U U c3v3 FIGURE 5 enck TRAFFIC IMPACT REPORT V V FOR VERNON AVENUE WEEKDAY A.M. AND P.M. Engineers • Scientists TOWNHOMES IN EDINA, MN PEAK HOUR LEVEL OF SERVICE RESULTS t7� 6.0 Conclusions and Recommendations The conclusions drawn from the information and analyses presented in this report are as follows: • The proposed development is expected to generate I net trip during the weekday a.m. peak hour, 2 net trips during the weekday p.m. peak hour, and 29 net weekday daily trips. • All of the analyzed intersections have adequate capacity with existing geometrics and control to accommodate the proposed development. No improvements are needed at these intersections to accommodate the proposed project. • The maximum southbound vehicle queue lengths at the Vernon Avenue/Interlachen Boulevard intersection do not interfere with operations at the Interlachen Boulevard/Brookside Avenue intersection under 2015 Build conditions. • The maximum westbound queue at the Interlachen Boulevard/Brookside Avenue intersection does not result in any operational issues. • The proposed project is located in a neighborhood that has only one roadway access point to the surrounding street system. The neighborhood is bound by the creek on the north, T.H. 100 on the east, and Vernon Avenue on the south. In addition, railroad tracks are located immediately east of Brookside Avenue. A review of the entire neighborhood area did not reveal an obvious location for a secondary access. If a train was stopped on the tracks for an excessive amount of time, additional steps would be needed to access the neighborhood. 6-1 DRAFT A� I 7.0 Appendix • Level of Service Worksheets 7-1 DRAFT 6 17 Lanes, Volumes, Timings 7: Interlachen Blvd & Vemon Ave 1/3112013 2013 Existing AM Peak Hour V.1302210 1synchro12013 AM Existing.syn W Synchro 8 Report Page 1 Lane Configurations 1 2> 0 0 <2> 0 1 1> 0 1 1> 0 Volume (vph) 90 367 40 87 428 302 39 34 8 390 116 101 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 126 0 0 0 60 0 276 0 Storage Lanes 1 0 0 0 1 0 1 0 Toper length (ft) 25 25 25 26 Said. Flow (proQ 1770 3486 0 0 3328 0 1770 1809 0 1770 1732 0 Fit Permitted 0.950 0.626 0.632 0,727 Said. Flow (perm) 1770 3486 0 0 2763 0 991 1809 0 1354 1732 0 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 16 130 9 48 Unk Speed (mph) 30 30 30 30 Link Distance (ft) 498 675 490 431 Travel Time (a), 11:3 15.3 11.1 9.8 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 waved Lane Trains (%) Lane Group Flow (vph) 98 442 0 0 888 0 42 46 0 424 236 0 Tum type Not NA Perm NA Penn NA Perm NA Protected Phases 1 6 2 4 4 Permitted Phases 2 4 4 Total Spit (s) 15.0 60.0 45.0 45.0 45.0 45.0 45.0 45.0 Total Lost The (s) 6.6 6.6 5.5 5.5 6.5 6.5 6.6 Act Effct Green (s) 9.3 57.2 42.4 36.8 36.8 36.8 36.8 Actuated gfC Ratio 0.09 0.54 0.40 0.36 0.35 0.35 0.35 v/c Rego 0.63 0.23 0.74 0.12 0.07 0.89 0.37 Control Delay 64.4 12.9 27.9 22,8 18.3 54.8 21.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 64.4 12.9 27.9 22.8 18.3 54.8 21A LOS E B C C 8 D C Approach Delay 22.2 27.9 20.4 42.7 Approach LOS C C C D Queue Length 50th (ff) 64 78 238 18 16 265 88 Queue length 9% (ft) #132 110 322 43 40 0429 151 Internal Link Dist (ft) 418 695 410 351 Tum Bay Length (ft) 125 60 275 Base Capacity (vph) 162 1907 1194 372 686 509 681 Starvation Cap Reductn 0 0 0 0 0 0 0 Spfilback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reducin 0 0 0 0 0 0 0 Reduced v/c Wo 0.60 0.23 0.74 0.11 0.07 0.83 0,35 Area Type: Other Cycle Length: 105 Actuated Cycle Length: 1105 offset 0 (0%), Referenced to phase 2:WBTL and 6:EBT, Start of Green ControtType: Actuated -Coordinated Maximum v/c Ratio: 0.89 Intersection Signal Delay. 30.7 Intersection LOS: C Intersection Capacity Utilization 81.6% ICU Level of Service D Analysis Period (min)15 2013 Existing AM Peak Hour V.1302210 1synchro12013 AM Existing.syn W Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Interlachen Blvd & Brookside Ave 113112013 vein , �°x,�+g .� �.. Lanes 1> 0 0 <1 1 1 Volume (veh" 162 22 18 455 338 80 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow Fate (vph) 176 24 20 495 367 87 Pedestrians Lane Width (ft) Walking Speed (ftfs) Percent Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (it) 431 pX, platoon unblocked vC, conflicting volume 901 367 454 vC1, stage 1 coni vol vC2, stage 2 conf vol vCu, unblocked vol 901 367 454 tC, eingle (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 42 96 98 cM capacity (vehlh) 303 678 1106 t)ireCfion,Laisk. F. .,YVBi'SE1 N�fl2 °° ..� aaava Volume Total 200 514 367 87 Volume Left 176 20 0 0 Volume Right 24 0 0 87 cSH 325 1106 1700 1700 Volume to Capacity 0.62 0.02 0.22 0.05 Queue Length 95th (ft) 96 1 0 0 control Delay (a) 32A 0.5 0.0 0.0 Lane LOS D A Approach Delay (s) 32A 0.5 0.0 Approach LOS D n ..... lnter�to ,__ fr1lnerY d x. ,« c — 7 ,e. Average Delay 5.8 Intersection Capacity Utilization 55.6% iCU Level of Service 8 Analysis Period (min) 15 2013 Existing AM Peak Hour V:130221011synchro12013 AM Existing.syn hf -0 Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: Brookside Ave & 49th St 1/31/2013 2013 Existing AM Peak Hour VA30221011synchrolZ013 AM ExisOng.syn Synchro 8 Report Page 2 Lanes 1> 0 1> 0 0 <1 Volume (vehlh) 22 2 93 5 1 162 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow fate (vph) 24 2 101 5 1 116 Pedestrians Lane Width (ft) Walking Speed (fl/s) Percent 8lookage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (tt) pX, platoon unblocked vC, causcflng volume 282 104 101 vC1, stage 1 conf vol vC2, stage 2 con(vol vCu, unblocked vol 262 104 107 1c, utinole (s) 6.4 6.2 4.1 IC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue he % 97 100 100 cm cape* 0") 707 951 1484 Volume Total 26 107 177 Volume Left 24 0 1 Volume Rot 2 5 0 cSH 723 1700 1484 Volume to Capacity 0.04 0.06 0.00 Queue Length 9% (IQ 3 0 0 Cartrol belay (s) 10.2 0.0 0.1 Lane LOS B A Approach Delay (s) 10.2 0.0 0.1 Approach LOS B Average Delay 0.9 Intersection Capacity Utilization 19.3% ICU Level of Service A Analysis Period (min) 15 2013 Existing AM Peak Hour VA30221011synchrolZ013 AM ExisOng.syn Synchro 8 Report Page 2 Lanes, Volumes, Timings 7: Inter)achen Blvd & Vernon Ave 1}31/2013 2015 No Build AM Peak Hour V:130221011synchro12015 AM No Bulid.syn go Synchro 8 Report Page 1 Lane Configurations 1 2> 0 0 <2> 0 1 1> 0 1 1> 0 Volume (vph) 92 314 41 0 437 308 40 36 8 398 118 103 Weal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (R) 126 0 0 0 so 0 275 0 Storage Lanes 1 0 0 0 1 0 1 0 Taper Length (fl) 25 25 25 26 Said. Flow (prof) 1770 3486 0 0 3328 0 1770 1809 0 1770 1732 0 Pit Permitted 0.950 0.823 0.629 0.726 Said. Flow (perm) 1770 3486 0 0 2753 0 985 1809 0 1352 1732 0 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 17 130 9 48 Unk Speed (mph.) 30 30 30 30 Link Distance (ft) 498 675 490 431 Travel Time (s) 11.3 15.3 11.1 9.8 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0,92 0.92 Shared Lane traffic (46) Lane Group Flow (vph) 100 452 0 0 907 0 43 47 0 433 240 0 Turn Type Prot NA Perm NA Perris NA Perm NA Protected Phases 1 6 2 4 4 Permitted Phases 2 4 4 Total Split (s) 15.0 60.0 45.0 45.0 45.0 45.0 45.0 45.0 Total Lost Time (s) 5.6 6.6 6.5 5.5 5.5 5.5 6,6 Act Effct Green (s) 9.3 56.7 41.9 37.3 37.3 37.3 37.3 Actuated g1C Ratio 0.09 0.54 0,40 0.36 0,36 0.36 0.36 vtc Ratio 0.64 0.24 0.77 0.12 0.07 0.90 0.37 Control Delay 65.2 13.1 29.3 22.8 18.3 55.5 21.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 65.2 13.1 29.3 22.8 18.3 65.6 21,1 LOS E B C C B E C Approach Delay 22.5 29.3 20.4 43.2 Approach LOS C C C D Queue Length 60th (fl) 66 81 247 19 16 263 90 Queue Length 95th (11) #135 112 334 43 41 #443 154 Internal Link Dist (fl) 418 595 410 351 Tum Bay Length (it) 125 60 275 Base Capacity(Vh) 162 1890 1176 370 686 508 681 Starvation Cap Reducin 0 0 0 0 0 0 0 Spillback cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0.62 0.24 0.77 0.12+ 0.07 0.85 0.35 {Readyuc�endf/v/cRatio ,,y� IAta StX4.N .. i47_ `.; ru rkba 3'=v . .' roa" `^` ` u'..r' _r:.._.. .+s4'" 3� # :wKa ,,��' "+,w�'' s T�;' ! Area Type: Other Cycle Length: 105 Actuated Cycle Length: 105 Offset: 0 (046), Referenced to phase 2:WBTL and 6:EBT, Start of Green Control Type: Actuated -Coordinated Maximum vlc Ratio: 0.90 Intersection Signal Delay. 31.5 Intersection LOS: C Intersection Capacity Utilization 83.246 ICU Level of Service E Analysis Period (min)15 2015 No Build AM Peak Hour V:130221011synchro12015 AM No Bulid.syn go Synchro 8 Report Page 1 HCM Unsignalized intersection Capacity Analysis 4: Interlachen Blvd & Brookside Ave •IYT.V�lY�RJ rvC.# 2.Jl�QF 3��°�� 3 *b � ?e7''�.84 L «w v 1/3112013 203 524 375 Lanes 1> 0 0 <1 1 1 Volume (veh1h) 165 22 18 464 345 62 Sign Control Stop Vdiume to Com► 0.64 Free Free 0.05 Grade 0% 1 0 0% 0% 34.6 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Now rate (vph) 479 24 20 504 375 89 Pedestrians Lane With (fl) Walling Speed (01s) Percent GloekW Right tum flare (veh) Median type None None Median storage veh) Upstream signal yo 431 pX, platoon unblocked VQ, conflicting volume 918 375 464 vC1, stage 1 coni vol vC2, stage 2 oW Vol vCu, unblodcmi vol 918 375 464 IQ, sale (s) 6.4 6.2 4A 1C, 2 stage (s) t,F (s) 3.5 3.3 2.2 p0 queue free % 39 96 98 CM capacity (vetrRn) 296 671 11197 Dt� $ Y � •IYT.V�lY�RJ rvC.# 2.Jl�QF 3��°�� 3 *b � ?e7''�.84 L «w v Volume TOW 203 524 375 89 Volume Left 179 20 0 0 Volume Right 24 0 0 89 cSH 317 1097 1700 1700 Vdiume to Com► 0.64 0.02 0.22 0.05 Queue Length 951h (ft) 104 1 0 0 Condrd Delay (a) 34.6 0.5 0.0 0.0 Lane LOS D A Approach Delay (s) 34.6 0,5 0.0 Approedn LOS D Average Delay 6.1 Intersection Capacity utilization 56A% ICU Level of Sense B Analysis Period (min) 15 2015 No Build AM Peak Hour V:130221011sync hro12015 AM No BuNd.syn h�� Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: Brookside Ave & 49th St 1131/2013 .:=' WIN `f�17� fi.•N�i f31 6I" r Lanes 1> 0 1> 0 0 <1 Volume (vehlh) 22 2 95 5 1 165 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 24 2 103 5 1 179 Pedestrians Lane Width (fQ Walking Speed (Ills) Percent Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 288 106 109 vC1, stage 1 cont vol vC2, stage 2 conf vol vCu, unblocked vol 288 106 109 t0, single (s) 6.4 6.2 4.1 tC, 2 stage (s) iF (s) 3.6 3.3 2.2 p0 queue he % 97 100 100 cm capacity (veh1h) 702 948 1482 ;Le'e'r#. a �•�INB=i ...«N6,1�>���t1'�� � ��,`„>� p „ � �� Volume Total 28 109 1180 Volume Left 24 0 1 Volume Right 2 5 0 cSH 718 1700 1482 Volume to Capacity 0.04 0.06 0.00 Queue Length 95th (it) 3 0 0 Control Delay (s) 10.2 0.0 03 Lane LOS B A Approach belay (s) 10.2 0.0 0,1 Approach LOS B infia fi --- Average Delay 0.9 Intersection Capacity Utilization 19.6% ICU Level of Service A Analysis Period (min) 15 2015 No Build AM Peak Hour V.130221011synchro120%AM No Buiid.syn Synchro 8 Report Page 2 Lanes, Volumes, Timings 7: Interlachen Blvd & Vernon Ave 1!3112013 2015 Build AM Peak Hour V:130221011synchro1201SAM Bulid.syn il�'5' Syndxo 8 Report Page 1 Lone Configurations 1 2> 0 0 <2> 0 1 1> 0 1 1> 0 Voknne(vph) 92 374 41 89 437 308 40 35 8 399 118 103 Ideal f=low (vphpi) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length ((11) 126 0 0 0 60 0 275 0 Storage lanes 1 0 0 0 1 0 1 0 TeperLength (ft) 25 25 25 25 Satd. Flow (prof) 1770 3486 0 0 3328 0 1770 1809 0 1770 1732 0 F#Permitted M950 0.823 0.529 0.726 Said. Flow (perm) 1770 3486 0 0 2753 0 985 1809 0 1352 1732 0 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 17 130 9 48 Link Speed (mph) 30 30 30 30 Link Distance (it) 498 675 490 431 Travel Time (s) 11.3 15.3 11.1 9.8 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Shared Lane Traffic (%) Lane Group Flow (vph) 100 452 0 0 907 0 43 47 0 434 240 0 Tum Type Prot NA Perm NA Perm NA Perm NA Protected Phases 1 6 2 4 4 Permitted Phases 2 4 4 Total Split (s) 15.0 60.0 45.0 45.0 45.0 45.0 45.0 45.0 Toth Lost Time (s) 5.5 5.5 5.5 5.6 5.5 5.5 5.5 Act Ellbt Green (a) 9.3 56.7 41.8 37.3 37.3 37.3 37.3 Aclualed g/C Ratio 0.09 0.54 0.40 0.36 0.96 0.36 %36 vk Redo 0.64 0.24 0.77 0.12 0.07 0.90 0.37 Control Delay 65.2 13.1 29.4 22.8 18.3 55.7 21.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 65.2 13.1 29.4 22.8 18.3 55.7 21.1 LOS E B C C B E C Approach Delay 22.5 29.4 20.4 43.4 Approach LOS C C C 0 Queue Length 50th (ft) 66 81 247 19 16 264 90 Queue Length 95th (8) 9135 112 334 43 41 #446 154 Internal Link Dist ((i) 418 595 410 351 Tum Bay Length (ft) 125 60 275 Base Capacity (vph) 162 1888 1175 370 686 508 681 Starvation Cap Reducin 0 0 0 0 0 0 0 Spillback CapReductn 0 0 0 0 0 0 0 Storage Cep Reducln 0 0 0 0 0 0 0 Reduced vto Ratio 0.62 0.24 0.77 0.12 0.07 0.85 0.35 Area Type: Other Cycle Length: 105 Actuated Cycle Length: 105 Offset: 0 (0%), Referenced to phase 2.WBTL and &EBT, Start of Green Control type: Actuated -Coordinated Maximum vlc Ratio: 0.90 Intersection Signal Delay: 31.5 Intersection LOS: C Intersection Capadty Utilization 83.2% ICU Level of Service E Analysis Period (min)15 2015 Build AM Peak Hour V:130221011synchro1201SAM Bulid.syn il�'5' Syndxo 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Interlachen Blvd & Brookside Ave 1/31/2013 Average Delay 6.2 Intersection Capacity Utilization 66.2% ICU Level of Service B Analysis Period (min) 15 2015 Build AM Peak Hour Synchro 6 Report V;13022t011synchro12015 AM Build.syn� + Page 1 Lanes _ 1>_ 0 0 <1 1 1 Volume (vehm) 166 22 18 464 345 82 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 180 24 20 504 376 89 Pedestrians Lane NO (tt) Walking Speed (ftfs) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signat (10 431 pX, platoon unblocked vC, conftWng volume 918 375 464 vC1, stage 1 cont vol vC2, stage 2 conf vol vCu, unblocked vol 916 375 464 to, single (s) 6.4 6.2 4.1 IC, 2 stage (s) F (s) 3.5 3.3 2.2 pO queue free % 39 96 98 cm capacity 0") 296 671 1097 Volume ToW 204 524 375 69 Volume Left 180 20 0 0 Volume Right 24 0 0 89 cSH 317 1097 1700 1700 Volume to Capacity 0.65 0.02 0.22 0.05 Queue Length 95th (ft) 105 1 0 0 Control Delay (s) 34.9 0.5 0.0 0.0 Lane LOS D A Approach Delay (s) 34.9 0.5 0.0 Approach LOS D Average Delay 6.2 Intersection Capacity Utilization 66.2% ICU Level of Service B Analysis Period (min) 15 2015 Build AM Peak Hour Synchro 6 Report V;13022t011synchro12015 AM Build.syn� + Page 1 HCM Unsignalized intersection Capacity Analysis 6: Brookside Ave & 49th St 1/3112013 2015 Build AM Peak Hour Synchro 8 Report V.130221011synchro12015 AM Build.syn Page 2 .. Lanes 1> 0 1> 0 0 <1 Volume (vehlh) 23 2 95 5 1 185 Sign Control stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow fate (vph) 26 2 103 5 1 179 Pedestrians Lane VVdth (ft) Walking Speed (ft/S) PercentOloc kage Right tum Aare (veh) Median type None None . Median storage veh) Upstream signal (ft) pK platoon unblocked A contitcting volume 288 106 109 vC1, stage 1 conf vol vC2, stye 2 cont Vol vCu, unblocked vol 288 106 109 tC, a (a) 6.4 6.2 4A IC, 2 stop (a) IF (s) 3.5 9.3 2.2 p0 queue tree % 96 100 100 olid osps* (v") 702 948 1482 Volume Total 27 109 180 Volume Left 25 0 1 Volume f0ght 2 5 0 cSH 717 1700 1482 Volume la Cops* 0.04 0.06 0.00 Queue Length 85th (ft) 3 0 0 Control Delay (s) 10.2 0.0 0,1 Lane LOS B A Approach Delay (s) 10.2 0.0 0.1 LLO�S�.°.�yµ�y B{ rApproach Average Delay 0.9 Intersection Capacity Utilization 19.5% ICU Level of Service A Analysis Period (min) 15 2015 Build AM Peak Hour Synchro 8 Report V.130221011synchro12015 AM Build.syn Page 2 Lanes, Volumes, Timings 7: 1nterlachen Blvd & Vernon Ave 1/31/2013 Lane Contiguratlons 1 2> 0 0 <2> 0 1 1> 0 i 1> 0 Volume (vph(` 225 713 22 64 389 324 27 91 6 321 126 47 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Wglh (fi) 125 0 0 0 60 0 275 0 Storage Lanes 1 0 0 0 1 0 1 0 Taper Length f#) 25 25 26 25 Sold. Flow (prof) 1770 3525 0 0 3303 0 1770 1846 0 1770 1788 0 Flt Permitted 0.950 0.800 0.585 0.691 Said. Flow (perm) 1770 3525 0 0 2653 0 1090 1846 0 1287 1788 0 RightTum on Red Yes Yes Yes Yes Satd. Flow (RTOR) 5 189 3 19 Link Speed (mph) 30 30 30 30 Link Distance (it) 498 675 490 431 Travel Time (s) 11.3 115.3 11.1 9.8 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Shared Lane Tri M Lane Group Flow.(vph) 237 774 0 0 817 0 28 102 0 338 182 0 Tum Type Prot SIA Perm NA Perm NA Perm NA Protected Phases 1 6 2 4 4 Permitted Phases 2 4 4 Total Split (s) 24.0 66.0 42.0 42.0 39.0 39.0 39.0 39.0 Total Lost Tine (s) 5.5 5,5 5.5 113.5 5.6 5.5 5.5 Act Effct Green (s) 17.3 62.9 40.1 31.1 31.1 31.1 31.1 Actuated g/C Ratio 0.16 0.60 0.38 030 0.30 0.30 0.30 vlc Ratio 0.81 0.37 0.72 0.09 0.19 0.89 0.34 Control Delay 64.3 11.6 26.2 26.1 26.1 61.0 26.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 64,3 11.8 26.2 26.1 28.7 61.0 26.9 LOS E B C C C E C Approach Delay 24.1 26.2 26.6 49.1 Approach LOS C C C D Queue Length 50th (fl) 153 138 201 13 48 209 82 Queue Length 95th (ft) #268 178 281 35 89 #363 141 Intemat Link Dist (fl) 4118 595 410 351 Tum Bay Length (K) 125 60 275 Bass Capacity (vph) 311 2115 1131 347 591 410 583 Starvation Cap Reducln 0 0 0 0 0 0 0 Spillback Cap Roducin 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 v/c Ratio 0.76 0.37 0.72 0.08 0.17 0.82 0.31 �eReduced mg? T" - Area Type: Other Cycle Length: 105 Actuated Cycle Length: 105 Offset: 0 (036), Referenced to phase 2:WBTL and 6 -EBT, Start of Green Control Type: Actuated -Coordinated Maximum We Ratio: 0.89 Intersection Signal Delay: 30.2 Intersection I.M. C Intersection Capacity Utilization 81.6% ICU Level of Service D Analysis Period (min)15 2013 Existing PM Peak Hour Synchro 6 Report V:130221011synchro12013 PM Existing.syn Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Interlachen Blvd & Brookside Ave 1/31/2013 uehienl s. �Bi l UiiB i 5 T.' 7NN r M 0 Lanes 1> 0 0 <1 1 1 Volume (vehltr) 102 18 38 486 431 234 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 Hourly flow rate (vph) 109 19 40 517 459 249 Pedestrians Lane width (IQ Walking Speed (flJs) Percent Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) 431 pK platoon unblocked vC, conflicting volume 1056 459 707 vC1, stage 1 oonf vol vC2, stage 2 conf vol vCu, unblocked vol 1056 459 707 (C, 00 (s) 6.4 6.2 4.1 IC, 2 stage (s) IF (e) 3.5 3.3 2.2 p0 queue tree % 54 97 95 CM capacity (vehfi) 238 i02 891 DI(Pii%L'aliRll< `WB?1. SEt1NIN f , $ . Vblume Total 128 557 459 249 Volume Left 109 40 0 0 Volume FOtt 19 0 0 249 oSH 262 891 1700 1700 Volume to Capacity 0.49 0.05 0.27 0.15 Queue Length 95th (fl) 62 4 0 0 control Delay (s) 31.2 1.2 0.0 0.0 Lane LOS D A Approach Delay (s) 31.2. 1.2 0.0 Approach LOS D Average Delay 3.3 Intersection Capacity Utilization 67.1% ICU Level of Service C Analysis Period (min) 15 2013 Existing PM Peak Hour Va302210%ynchr62013 PM Existing.syn [T \ Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: Brookside Ave & 49th St 1/31/2013 nom.`. `F Lanes 1> 0 1> 0 0 <1 Volume (v") 4 2 257 45 1 115 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.84 0.84 0.84 0.64 0.84 0.84 Hourly flow rate (vph) 14 2 306 18 1 .138 Pedestrians Lane Width (1) Walking Speed (ftls) Percent Blockage Right tum Aare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, aodicting volume 455 315 324 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 455 315 324 tC, single (a) 6.4 6.2 4.1 IC, 2 stage (s) 1F (s) 3.5 3.3 2.2 p0 queue free % 97 100 100 cM capacity (vetch) 562 726 1236 btrectisbn Lane E k L WB�1'� €� NB 1 Volume Total 17 324 1313 Volume Left 14 0 1 Volume Right 2 18 0 cSH 581 1700 1236 Volume to Capacity 0.03 0.18 0.00 Queue Length 95th (ft) 2 0 0 ConVol Delay (s) 11.4 0.0 0.1 Lane LOS 8 A Approach Delay (s) 11.4 0.0 0.1 Approach LAS e ite�Ton St►ii(ta+i�.IT Average Delay 0.4 Intersection Capacity Utilization 24.4% ICU Level of Service A Analysis Period (min) 15 2013 Existing PM Peak Hour V:130221011synchro12013 PM Existing.syn Synchro 8 Report Page 2 Lanes, Volumes, Timings 7: interlachen Blvd & Vemon Ave 1/31!2013 2015 No Build PM Peak Hour V:13022101tsynchro12015 PM No Build.syn k� Synchro 8 Report Page 1 Lane Configurations 1 2> 0 0 <2> 0 1 1> 0 1 1> 0 Volume (vph) 230 727 22 65 397 331 28 93 6 327 129 48 Ideal Flow (vphpQ 1900 1900 1900 1900 1900 1900 19DO 1900 1900 1900 1900 190D Storage Length 111) 1126 0 0 0 60 0 275 0 Storage Lanes 1 0 0 0 1 0 1 0 Taper Length (0) 25 25 25 25 Sold. Flow (prof) 1770 3525 0 0 3303 0 1770 1846 0 1770 1766 0 FR Permitted 0.960 0.797 0.578 0.690 Said. Flow (perm) 1770 3525 0 0 2643 0 1077 1846 0 1285 1786 0 Riot tum on Red Yes Yes Yes Yes Said. Fbw (RTOR) 5 189 3 19 Unk Speed (mph) 30 3o 30 30 Linc Distance (R) 498 675 490 431 TwM Time (s) 11.3 1°5.3 11.1 9.6 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Shared Lane Traffic (%) Lane Group Floor (vph) 242 788 0 0 834 0 29 104 0 344 187 0 Than Type Prot NA Perm NA farm NA Peen NA Protected Phases 1 6 2 4 4 Parmittedf teases 2 4 4 Total "(s) 24.0 66.0 42.0 42.0 39.0 39.0 39.0 39.0 Total Lest Time (s) 5.5 5.5 5.5 5.5 5.6 5.5 5.5 Act ERd green (s) VA 62.6 39.7 31.4 31A 31.4 31.4 Actuated gfO Ratio 0.17 0,60 0.39 0.30 0.30 0.30 0.30 vlc Ratio 0.83 0.37 0.75 0.09 0.19 0.90 0.34 Conhird Oft 6$.3 112.0 27.4 26.2 26.6 61.9 27.0 (lueue Dewy 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Tobi Delay 65.3 12.0 27.4 26.2 28.6 61.9 27.0 LOS E B C C C E C Approach Dewy 24.6 27.4 26.5 49.6 Approach LOS C C C D Quene two 50th (R) 157 142 209 14 49 214 85 Queue Length 95th (ft) #277 182 292 36 90 #373 144 kornal Wk Dist#Q 418 595 410 351 Turn Bay Length (fl) 125 60 275 Base Capacity (aph) 311 2103 1116 343 591 409 582 Starvation Cap Redudn 0 0 0 0 0 0 0 SptilW cap Redooln 0 0 0 0 0 0 0 Storage Cap Redudn 0 0 0 0 0 0 0 Reduced vlcftatio 0.78 0.37 0.75 0.08 0.16 0.84 0.32 Area Type: Other Cycle Lenglh:105 Actuated Cycle Length:105 Offset: 0 (0%), Referenced to phase 2:WBTL and &EBT, Start of Green Control Type: Actuated -Coordinated Maximum vic Ratio: 0.90 intersection Signal Delay: 30.8 Intersection LOS: C Intersection Capacity Utilization 82.8% ICU Level of Service E Analysis Period (min)115 2015 No Build PM Peak Hour V:13022101tsynchro12015 PM No Build.syn k� Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Interlachen Blvd & Brookside Ave 1/31/2013 ttrete t .,.e. R.,56 ..fi�NWXEl4� Lanes 1> 0 0 <1 1 1 Volume (vow) 104 18 39 496 440 239 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94 Hourly flow rate (vph) 111 19 41 528 468 254 Pedestrians Lane Width (ft) Walking Speed (ftls) Percent Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (0) 431 pK platoon unblocked vC, oonflk4ing volume 1079 468 722. vCt, stage 1 conf vol vC2, stage 2 roof vol vCu, unblocked vol 1079 468 722 tC, single (s) 6.4 6,2 4.1 (C, 2 stage (s) IF (s) 3.5 3.3 2.2 p0 queue tree % 52 97 95 cM capacity (vehth) 230 595 680 bioection;,CaieV# $�«s Ynarvs � het n,aFo Volume Total 130 569 468 264 Volume Left 111 41 0 0 Volume Right 19 0 0 264 cSH 253 880 1700 1700 Volume to Capacity 0.51 0.05 0.28 0,16 Queue Length 95th (ft) 67 4 0 0 Control belay (s) 33.2 1.3 0.0 0.0 Lane LOS D A Approach Delay (a) 33.2 13 0.0 Approach LOS 0 Interctwnmar�if" 7, ";�m,°.r,` Average Delay 3.5 Intersection Capacity Utilization 68.3% ICU Level of Service C Analysis Period (min) 15 2015 No Build PM Peak Hour V:13022t011synchro12015 PM No Build.syn Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: Brookside Ave & 49th St 1/31/2013 2015 No Build PM Peak Hour V:130221011synchro12015 PM No Build.syn kq.3 Synchro 8 Report Page 2 Lanes 1> 0 1> 0 0 <1 Volume (vehth) 4 2 262 16 1 118 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.84 0.84 0.84 0.64 0.84 0.84 Hourly Sow rate (vph) 14 2 312 18 1 140 Pedestrians Lane Width(ft) Walking Speed (fits) Percent Blockage Right tum fare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, oontlictig volume 464 321 330 vC1, stage 1 oonf vol v02, stage 2 contvol vCu, unblocked vol 464 321 330 to, single (s) 6.4 6.2 4.1 1C, 2 stage (s) IF (s) 3.5 3.3 2.2 p0 queue tree % 97 100 100 cM capacity (vehlh) 556 720 1230 Volume Total t7 330 142 Volume Left 14 0 1 Volume Right 2 18 0 cSH 575 1700 1230 Volume to Capadty 0.09 0.19 0.00 Queue Length 95th (fl) 2 0 0 Control Delay (s) 11.6 0.0 0.1 Lane LOS 8 A Approach Delay (s) 11.6 0.0 0.1 Approach LOS B Average Delay 0.4 Intersection Capacity Utilization 24.7% ICU Level of Service A Analysis Period (min) 15 2015 No Build PM Peak Hour V:130221011synchro12015 PM No Build.syn kq.3 Synchro 8 Report Page 2 Lanes, Volumes, Timings 7: Interlachen Blvd & Vernon Ave 113112013 Ow- ww':".` BLS . _ � MvB13 SFJT Lane Configurations 1 2> 0 0 <2> 0 1 1> 0 1 1> 0 Volume (vpb) 230 727 22 65 397 332 28 93 6 328 129 46 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (R) 125 0 0 0 60 0 276 0 Storage Lanes 1 0 0 0 1 0 1 0 Taper Length (9) 25 25 26 255 Sold. Flow (prat) 1770 3525 0 0 3303 0 1770 1846 0 1770 1786 0 Fit Permitted 0.950 0,797 0.678 0.690 Satd. Flow (perm) 1770 3525 0 0 2643 0 1077 1846 0 1285 1786 0 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 5 189 3 19 Link Speed (mph) 30 30 30 30 Link Distance (ft) 498 675 490 431 Travel Time (s) 11.3 15.3 11.1 0.8 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Shared Lane traffic (%) Lane Group Flow (vph) 242 788 0 0 835 0 29 104 0 345 187 0 Turn Type Prot NA Perm NA Perm NA Perm NA Pmtecied Phases 1 6 2 4 4 Permitted Phases 2 4 4 Total Split (s) 24.0 66.0 42.0 42.0 39.0 39.0 39.0 39.0 Total Lost Time (s) 5.5 5.5 6.5 6.6 6.5 5.5 55 Act EfIdt Green (s) 17.4 62.6 39.6 31A 31.4 31.4 31.4 Adjated gfC Ratio ON 0.60 0.38 0.30 0.30 0.30 0.30 vlc Ratio 0.83 0.37 0.75 0.09 0.19 0.90 0.34 Control Delay 65.3 12.0 277.5 26.2 28.6 62.11 27.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 65.3 12.0 27.5 26.2 26.6 62.1 27.0 LOS E 8 C C C E C Approach Delay 24.5 27.5 26.5 49.8 Approach LOS C C C D Queue Length 601h (11) X57 1142 210 14 49 215 85 Queue Length 95th (fl) 0277 182 292 36 90 #375 144 Internal Link Dist (fl) 418 595 410 351 Tum Bay Length (ft) 125 60 275 Base Capacity(vph) 311 2102 11115 343 591 409 582 Starvation Cap Reductn 0 0 0 0 0 0 0 Splilback cap Reductn 0 0 0 0 0 0 0 Storage Cap Reducln 0 0 0 0 0 0 0 Reduced vlo Ratio 0.78 0.37 0.76 0.08 0.18 0.84 0.32 Area Type: Other Cycle Length: 105 Actuated Cycle Length: 105 Offset: 0 (0%). Referenced to phase 2:WBTL and 6:EBT, Start of Green Control Type: Actuated -Coordinated Maximum v/c Ratlo: 0.90 Intersection Signet Delay. 30.9 Intersection LOS: C Intersection Capacity Utilization 82.9% ICU Level of Servloe E AnalysisPeriod (mid)15 2015 Build PM Peak Hour V:1302210%ynchro12015 PM Build.syn Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 4: Interlachen Blvd & Brookside Ave 1/31/2013 RK..'ilwn - Lanes 1> 0 0 <1 1 1 Volume (vehlh) 105 18 39 498 440 240 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Fedor 0.94 0.94 0.94 0.94 0.94 0.94 Hourly flowtate (vph) 112 19 44 528 468 255 Pedestrians Lane Width Ql) Walking SPS (Ns) Perot Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) 431 pX, platoon unblocked vC, conflioft volume 1079 468 723 vC1, stage 1 cont vol vC2, stage 2 conf vol vCu, unblocked vol 1079 468 723 to, singe (s) 6.4 6.2 4.1 tC, 2 stage (s) iF (s) 3.5 3.3 2.2 p0 queue tine % 52 97 95 cit c ► (v") 595 99 yyy230 --- [��y� M y p �_ M"us'�i.aA �v..� « DIOAFF+?5#�v Volume Total 131 569 468 255 Volume Left 112 41 0 0 Volume Fitt 19 0 0 255 cSH 253 879 1700 1700 Volume to Capadty 0.52 0.05 0.28 0.95 Queue Length 95th (tQ 68 4 0 0 Cot" Delay (s) 33.6 1.3 0.0 0.0 Lane LOS D A Approach Delay (a) 33.5 1.3 0.0 Approach LOS D Average Delay 3.6 Intersection Capacity Utilization 68.3% ICU bevel of Service c Analysis Period (min) 15 2015 Build PM Peak Hour V:1302210i%synchro12015 PM Build.syn Aq�- Synchro 8 Report Page 1 HCM Unsignalized intersection Capacity Analysis 6: Brookside Ave & 49th St 1/3112013 Moy iho Lanes 1> 0 1> 0 0 <1 Volume (vehth) 5 2 282 t6 1 198 Sign Control stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.84 0.84 0.84 0.84 0.84 0.84 Hourly now rate (vph) t8 2 312 t9 1 140 Pedestrians Lane Width (ft) Walking Speed (fNs) Percent Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, confltc6ng volume 464 321 331 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 464 321 331 IC, single (s) 6,4 6.2 0 (C, 2 stage (s) IF (s) 3.5 3.3 2.2 p0 queue free % 97 100 100 cM capacity (vehlh) 556 719 1228 Volume Total 20 331 142 Volume Lett 18 0 1 Volume Right 2 19 0 cSH 571 1700 1228 Volume to Capacity 0,04 0.19 0.00 Queue Length 95th (R) 3 0 0 Controt Delay (s) 11.5 0:0 0.1 Lane LOS B A Approach Delay (s) 11.5 0.0 0.1 Approach LOS B Average Delay. 0.5 Intersection Capacity Utilization 24.8% ICU Level of Service Analysis Period (min) 15 2015 Build PM Peak Hour V:130221011synchro12015 PM Buiid.syn M Synchro 6 Report Page 2 CITY OF ElD1►y: MEMO Engineering Department - Phone 952-826-0371 Fax 952-826-0392 - www.CityofEdina.com ok P' Date: March 7, 2013`o To: Cary Teague — Community Development Director From: Wayne Houle — Director of Engineering Re: Vernon Townhomes Dated February 13, 2013 Engineering has reviewed the above stated proposed plan and offer the following comments: O A Minnehaha Creek Watershed permit will be required, along with other agency permits such as Hennepin County Public Works, MNDH, MPCA, MCES. O A developers agreement might be required for the placement of the public water main and sanitary sewer and for any other public improvements. Sheet 200: • Remove all individual sewer and water services from the respective mains along 49' St W. Due to the extent of patching required the roadway will need to be repaved from curb to curb along the entire development. Sheet 500: • Provide all documentation that was required by Minnehaha Creek Watershed District permit, including the maintenance agreement for the Underground Chamber Storage System. • Provide a looped watermain by extending the watermain along the easterly side of development to 4" St W. • Add fire hydrant to westerly side of entry to development. • Redesign sanitary sewer that exits the site to not have as steep of grade. • Minimum size of sanitary sewer main should be 8 -inches. • Staff will require further internal discussion regarding if the water and sanitary sewer systems should be public or private. Sheet L100: • Show potential future roadway as shown in the Grandview plan. • Address noise along Vernon Avenue and if development should also include noise mitigation, such as a noise wall, specialized windows, heating and cooling systems, etc. • Maybe include more bio -retention areas to infiltrate the surface water. This could also be done with reuse of roof water, cisterns such as rain -barrels, etc. • Use permeable pavers for the driveways. • Where will the snow that is removed from the drive isle and driveways be stored? Staff will require a more detail review of the Civil Plans if this project is approved by the City Council. Please contact me if you have any questions regarding this review. G:\PW%ADMIN%COMMIEXTERNALIGENERAL CORR BY STREETSWO - 49 StreetsW25-5109 49th St W (Vernon Townhomes)%Vernon TownhomesiStaff Engineering Department - 7450 Metro(�Blvd - Edina, MN 55439 4-1 Jackie Hoogenakker From: Dan Kersten <dankersten@gmail.com> Sent: Saturday, March 02, 2013 2:08 PM To: Jackie Hoogenakker Subject: re: 2013.005, Edina Fifty Five, LLC My wife Michelle and I live at 4817 Rutledge. We support the proposed rezoning and redevelopment. Sounds like it will be good for the neighborhood. 646-717-4584 (cell) 952-984-3107 (work) Jackie Hoogenakker From: dede Skold <dedskold@gmail.com> Sent: Thursday, March 07, 2013 12:51 PM To: Jackie Hoogenakker Subject: Comments for Planning Commission Rezoning Dear Commissioners, I am writing you concerning the proposed rezoning on W. 49th St. and Puckwana. I am the last original member of this neighborhood.) have lived in my home since 1952. 1 love my neighborhood and want to see it retain it"s charm and character. I find that the plans that were sent to us March 1st are totally unacceptable. The front to W.49th street looks like a fortress. There are no trees, grass or a site line through the property.( We don't need a sidewalk along W. 49th but would greatly appreciate a walkway from 49th to Vernon.) We would lose two specimen maple trees and wonderful green space if this happens.The plan is far to dense to be welcoming. I think that the area could take on 12 units, max. think that the present apartments could be reconfigured to have 1 and 2 story housing.Three story units could go along Puckwana and to the back of the lot along Vernon. The variety of elevations and landscaping would add interest and be welcoming to that space. My second concern is the added traffic problem. We have seen an increase in both train and auto traffic at the only entrance/exit to our neighborhood.This will only get worse in the future. Thank you for your time and the consideration that you will give this matter. Sincerely, Doris Skold 5101 Millpond Place (922) 929-7163