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HomeMy WebLinkAbout2014-01-08 Planning Commission Meeting PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS JANUARY 8, 2014 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 December 11, 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 same issue in the interest of time and topic. Generally speaking, items that are elsewhere on this morning's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Commission Members to respond to their comments today. Instead, the Commission might refer the matter to staff for consideration at a future meeting. VI. PUBLIC HEARINGS A. Variance. Devean George, 6600 Interlachen Boulevard, Edina, MN VII. REPORTS AND RECOMMENDATIONS A. Sketch Plan. Taco Bell B. Tree Preservation Ordinance C. Subdivision Ordinance VIII. CORRESPONDENCE AND PETITIONS • Council Connection • Attendance 0 2013 Planning Commission & Council Actions IX. CHAIR AND COMMISSION MEMBER COMMENTS • Work session with city attorney (2014) X. STAFF COMMENTS XI. 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 January 22, 2014 City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: January 8, 2014 To: Planning Commission From: Cary Teague, Community Development Director Re: Zoning Ordinance Amendment Consideration — Tree Preservation MEMO Attached is a draft ordinance, drafted by Claudia Carr and Michael Platteter regarding tree preservation. This Ordinance has been circulated through staff, and the following comments and considerations are provided: ➢ Enforcement. General enforcement of the ordinance, including monitoring newly planted trees in the first three years of their life may require additional staffing. The city forester is a part time position. A Two for one replacement. This may be restrictive? ➢ Requirement of native trees. The forester is concerned that a limitation to native species would take away options for property owners to make individual decisions. Violation Penalties. The city attorney recommends that number (13) be eliminated. Violations are covered in another section of the code. Additionally, the city attorney does not believe that the city has statutory authority to impose this type of penalty. In practice, the city would not issue a Certificate of Occupancy until the violations have been corrected. Preservation Easement. The city attorney recommends number (8) be eliminated as it is only a recommendation. ➢ Added cost for residents. With additional information required on a survey, there will be an added cost. City of Edina • 4801 W. 501h St • Edina, MN 55424 Draft 1-1-2014 ORDINANCE NO. 2014-_ AN ORDINANCE AMENDMENT REGARDING TREE PRESERVATION The City Council Of Edina Ordains: Section 1. Chapter 36. Division 5. is amended to add Section 36-1440 to read as follows: Ste: 36-1444. Tree Pkitint o a Preserve and grow,Edloa#s tree canorwpover by prs oc#t►jjSjgnj ; b Protect and enhance proi C. m, ptove the quality, o llfe. for ail stakeholders, including cltyiisidepts ori and W#d#fe. (-2 100 ;F, Existing text — XXXX Stricken text —X Added text— imature tree is red.x+ept allowed fr in !►8Mtdfi.M to;a•� ter ore" '. � �` a. it orot trees must bevafled*0ecles. and ,rotta to the to ttr Wodes IWO a0welp( ) d o tla► s 01 I% nt aturolt Bees m4y be r ed, witttoot V*aowwatda thelOkOft a a. Vftlo the footponu df fwworremoddled Otdididg#O ard tO to,10, foot 4o, ,u,od the new or iert d `b6JIdO8(4), Existing text — XXXX Stricken text— Added text — b. Within drjvewpys and parking areas meeting all other city pr4thwe requirements, ,(911) (ill (1-2) (13) Vidtations of!Ydi Presetvatidn Ordinande: Existing text — XXXX Stricken text — XXXX Added text — )OM Section 2. First Reading: This ordinance is effective immediately upon its passage and publication. Second Reading: Published: ATTEST: Debra A. Mangen, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of , 2014, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2014. City Clerk Existing text — XXXX 4 Stricken text —XXXX Added text — �t From: Cary Teague, Community Development Director Re: Zoning Ordinance Amendment Consideration — Subdivision Attached is a draft subdivision ordinance, as authorized for revision by the City Council. The ordinance amendment relocates the subjective subdivision criteria within the current ordinance into die criteria for consideration if a variance is required. The City Attorney has advised that the subjective criteria cannot be considered for a subdivision that meets all objective standards, such as minimum lot area, width and depth. Also, the draft ordinance attempts to address the issue of minimum lot size for properties that exceed 9,000 square feet in size and 75 feet in width. As a result of recent subdivision requests with differing lot sizes of adjacent properties that are within 500 feet, staff Is offering a couple of alternative solutions to the current requirement: Having the 500 -foot rule would still apply; however, exempt lots within separate subdivisions or plats. Below and attached are examples of how this proposal would have impacted recent subdivision requests. 5820 Brookview — No Change 5 Merilane — No Change 6609 Blackfoot Pass — The proposed subdivision would not have met the proposed ordinance that excludes different plats: MEMO City Hall • Phone 952-927-8861 A,, REQUIRED (Existing Ord.) 27,131 Lf. Fax 9S2-826-0389 • www.Ckyoffift"om 183 feet Date: January 8, 2014 43,543 sf. To: Planning Commission 280 feet From: Cary Teague, Community Development Director Re: Zoning Ordinance Amendment Consideration — Subdivision Attached is a draft subdivision ordinance, as authorized for revision by the City Council. The ordinance amendment relocates the subjective subdivision criteria within the current ordinance into die criteria for consideration if a variance is required. The City Attorney has advised that the subjective criteria cannot be considered for a subdivision that meets all objective standards, such as minimum lot area, width and depth. Also, the draft ordinance attempts to address the issue of minimum lot size for properties that exceed 9,000 square feet in size and 75 feet in width. As a result of recent subdivision requests with differing lot sizes of adjacent properties that are within 500 feet, staff Is offering a couple of alternative solutions to the current requirement: Having the 500 -foot rule would still apply; however, exempt lots within separate subdivisions or plats. Below and attached are examples of how this proposal would have impacted recent subdivision requests. 5820 Brookview — No Change 5 Merilane — No Change 6609 Blackfoot Pass — The proposed subdivision would not have met the proposed ordinance that excludes different plats: City of Eam - 4001 W. W St. • Edkm MN 55424 Area Lot Width Depth REQUIRED (Existing Ord.) 27,131 Lf. 145 feet 183 feet REQUIRED (Proposed Ord.) 43,543 sf. 185 feet 280 feet Lot I 46,473s.f. 153 feet 268 feet Lot 2 30,920 s.f. 150 feet 323 feet City of Eam - 4001 W. W St. • Edkm MN 55424 MEMO 5612 Tracy Ave — The proposed subdivision would still not have met the proposed ordinance that excludes different plats: Reduce the neighborhood to 250 feet. 5820 Brookview — No Change 5 Merilane — No Change Area Lot Width Depth REQUIRED (Existing Ord.) 17,651 s.f. 80.7 feet 157 feet REQUIRED (Proposed Ord.) 12,006 sf. 83 feet 155 feet Lot 1 9,820 sf. 80 feet 122 fat Lot 2 9,820 s.f. 80 feet 122 feet Reduce the neighborhood to 250 feet. 5820 Brookview — No Change 5 Merilane — No Change Cky of Edna • 49D1 W. S0+ Sc • Edna, MIV S5424 Area Lot Width Depth REQUIRED (Existing Ord.) 48,249 s.f. 192 fat 277 feet REQUIRED (Proposed Ord.) 45,730 sf. 196 feet 267 deet Lot 1 50,863 s.f. 281 feet 337 feet Lot 2 50,511 sf. 202 feet 373 feet Lot 3 50,455 s.f. 268 feet 334 fat Cky of Edna • 49D1 W. S0+ Sc • Edna, MIV S5424 MEMO 0 6609 Blackfoot Pass — The proposed subdivision would not have met the proposed ordinance that excludes different plats: 5612 Tracy Ave — The proposed subdivision would still not have met the proposed ordinance that excludes different plats: Area Lot Width Depth REQUIRED (Existing Ord.) 27,131 s.f. 146 feet 183 feet REQUIRED (Proposed Ord.) 26,782 sf. 154 feet 199 feet Lot I 46,473s.f. 153 feet 268 feet La 2 30,920 s.f. 150 feet 323 feet 5612 Tracy Ave — The proposed subdivision would still not have met the proposed ordinance that excludes different plats: aty of E" • 4801 W. S" St • Edina, MN 55424 Area Lot Width Depth REQUIRED (Existing Ord.) 17,651 s.f. 80.7 feet 157 feet REQUIRED (Proposed Ord.) 12.197 sf. 80 feet I55 feet Lot 1 9,820 s.f. 80 feet 122 feet Lot 2 9,820 s.f. 80 feet 122 feet aty of E" • 4801 W. S" St • Edina, MN 55424 Draft 1-1-2014 ORDINANCE NO. 2014-,_ AN ORDINANCE AMENDMENT REGARDING SUBDIVISIONS The City Council Of Edina Ordains: Section 1. Subsection 32-2. Definitions are hereby amended as follows: Sec. 32-2. Deflnitions. Neighborhood means all lots in the Single Dwelling Unit District as established by chapter 36, which are wholly or partially within 500 2So feet of the perimeter of the proposed plat or subdivision, except: (1) Lots used for publicly owned parks, playgrounds, athletic facilities and golf courses; (2) Lots used for conditional uses as established by Section 850 of this Code; eF (3) Lots separated from the proposed plat or subdivision by the right of way of either T.H. 100 or T.H. 62; or (4) Lots located in a separate and different subdivision or plat with an entirely lew.name. A separate and d fferents ivisiori or plat would not tntlude a subdivision with the same liana but a'differeint addition numtseror re -plat, such as Edina North 0 Addition •and Ei irwn- w—h Sc' Ad tlonrrrr"tatofEdirwNorth. if the neighborhood includes only a part of a lot, then the whole of that lot shall be included in the neighborhood. As to streets on the perimeter of the proposed plat or subdivision, the 500 250 feet shall be measured from the common line of the street and the proposed plat or subdivision. Section 2. Subsection 32-7. Variances are hereby amended as follows: Sec. 32-7. Variances. Existing text - XXXX Stricken text -XM Added text- fti W (a) Grant by Council. In connection with the preliminary or final approval of a plat or subdivision the Council may grant variances from the provisions of this Section. The Council shall grant variances using the ttgrlan. irlterja estaltllsbued fn Sectit# •31S." within 4he plat GF subdlylsion, and speeifleally that; (b) Conditions. In granting a variance the Council may impose conditions to ensure compliance with the purpose and objectives of this Section and other applicable provisions of this Code and to protect adjacent properties. The conditions may be made a part of any Development Contract required by article N of this chapter. fic) fJeraffees mains Section 32 or 36. When", liarianeft are requeAed from Sectio, 32 or 36, requirements for lot. areas: and dimensions, the 4%nWng cornwiwon and City Council may cdsr alder the k1lowmi; asteria In 3"" itfe " to Section 36.9$: (2) The impact of the proposed plator subdivisfbn, and proVeseel development, on the tharmw and symmetry of the rWgbborboW as e iidented and Indicated by, but not.fimited to, the fbillowiftamattov Existing text —XXXX Stricken text—;'Eii7F7F Added text — IbM 77$ (9)The suitability of street graces in relation to the grades Of iota and e*tirtg tar future erttoAsion of the City's water, storm Ond Sault (V sealer systems. (10)The adequacy aad avAabMW of access by PAM AM ambala M dnsi other tlfe safety vebtdes toan proposed icnproyoiner to be detrelaped an the proposed ptaterstibdlu7sion, (jj) tsrhether the pi lei dWadOrWo of the Vrdperty, fr+chr&IIIIi W411109 limitation, topography, veva."Yort, sussaPwffxy to erosforx or staft, susceptibliity to floodin& use as a natural rerry, and ponding area for storrn water, and potential disturbance of slopes with *grade of 10 percent or ire, are such 4hat the. pnsTierty Is not suitable fbr IhO WIM of developmem or use proposed: (23)Whether development within the pmposed VW:or sobdimfidon will rause the disturbance of atone than 25 04rtent of the totat area in sato plat or WWMrislon containIftg sltrpes exceeding 3'8 percent (la)Whether the proposed plat or subdialsion, ar the impaatrements propose4 to be placed thereon are finely to cause; substwv*l emiroameatal damage: Section 3. ARTICLE 111. EVALUTATION OF PLATS AND SUBDIVISIONS is hereby repealed in its entirety as follows: Ser. a2 Sag Considerailams 11) The impast of the PFSpased plat OF SUbdIVISISR, and pmpesed de but net 11FRIted to, *e following mattem Existing text — XXXX Stricken text — XXXX Added text —Xf00t Existing text — XXXX Stricken text —XM Added text —X Section 4. This ordinance is effective immediately upon its passage and publication. First Reading: Second Reading: Published: ATTEST: Debra A. Mangen, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of 2014, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2014. City Clerk Existing text — XXXX Stricken text -XVA Added text —XXXX Examples of subdivisions revising the 500 -foot median calculation to 250 feet i A S- r h f � I A S- NOT TOSemi PROPERTY AREA, LOT DEPTH, LOT WIDTH & MEDIAN VALUE, EXHIBIT FOR POSSIBLE LOT SPILT OF 6609 BLACKFOOT PASS, LOT 4, BLOCK 3, INDIAN HILLS I 1 ,wYr ,�lil WY M wY/ ww �� q Ynd ,giMiw M NI! 1,/1111,. 1.r.. Ovlyw ,104 tlV 11„ Y /i /IM, M •. /110x1 IAllO 1110. /I ni A &W^ RLw W NK 1i 0 1 • W-/,�MIi waaw auKiiar oe.wK • Kwr+wKY ar fi waM i v/,, aao„ 4„Fn-n-olw as wA,opr Ka r,.rir - ala � ,w KKK I.MKI KW1 Kuw IF; .iil i 41,i -01 -N -aa aM iVa90n MI we at L w 3 K WM-a-Ka nr. OIEKi[ KCL 1414 iM1' la/ aK /l.[r�l 1 ,wYr ,�lil WY M wY/ ww �� q Ynd ,giMiw M NI! 1,/1111,. 1.r.. 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OVA, KK a14. wia 1 41/411-1I•gl. as afawlv.AwnAa WQ i1O11Ki of A wiw, 1 4114,1-.Nw wI 01PrK ,1..IO IIdI61w1.K w L wi0i 1 411H1-NMa .111 OaYK Mw ` 1 � 11a/FYIIw Ii.. 1 ,wYr ,�lil WY M wY/ ww �� q Ynd ,giMiw M NI! 1,/1111,. 1.r.. Ovlyw ,104 tlV 11„ Y /i /IM, M •. /110x1 IAllO 1110. /I ni A &W^ RLw W NK 1i 0 1 • W-/,�MIi m i t aE3� ';� E Examples of subdivisions excluding "different" plats in the 500 -foot median calculation hjo a� All -s, z '` ! $g I 11 �_ j z $#°! `j� s R e gsxaSa9x'H'S�.'Isi5d3Flti g Y � f m usteaut:ti 7-1 g ILI J Z _ $i W -- ------- 06 -- - v " LLJ 3 LL— r ----- j ---------- - CD o g S „ w till" -----" ML \\pL oil --- 611 GjO� O €9L6 i �C o, 0 CL NO/ -- - ------- << :� .t� "v"ry NOT TO scu PROPERTY AREA, LOT DEPTH, LOT WIDTH & MEDIAN VALUE EXHIBIT FOR POSSIBLE LOT SPILT OF 6609 BLACKFOOT PASS, LOT 4, BLOCK 3, INDIAN HILLS RIY wttt Amo . AMY - — t ---i www.atat aww aNa tv t Ramo a a-Ils�sr-aa-mu ala wom neo ai,sla - mow+ ile.1. 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YI �� fR A q R.L& Ma Rat lam p11Ne O'a-if-fila 11 NLi ilaaa011 IMIi a,V � 41y moo aILYt11f1Not " '` IRA IItO I u �• ,�:' tlRl IfM nttt '�J� IRM SAmoy Rafal MPR t llll/t111 (111iMQN�11'ala�pta►�eo [� to R nA'iH, aceta 1wP 2013 Planning Commission/Council Action Project — Topic PC Action Council Action Zoning Ordinance Update - Residential Development Approval Approval (Jan - Nov) Lot Division. 5700 and 5712 Grove Street (Jan 23) Approval Approval Sketch Plan Review—Sidell. 4412 Morningside Road and 4532 Oakdale Avenue (Jan 23) Lot Division. 5809 and 5813 Tingdale Avenue (Feb 13) Approval Approval Subdivision. Kiser. 5633 Tracy Avenue, (Feb 13) Approval Approval Preliminary Rezoning to PUD, Preliminary Denial (approving motion Approval Redevelopment Plan, and Preliminary Plat. 7171 failed) France Avenue, Edina, MN — B erl s (Feb 27) Preliminary Rezoning to PUD, Preliminary Approval Approval Development Plan and Preliminary Plat. 5118-5109 49th Street West — Vernon Townhomes (March 13) Preliminary Plat With Variances. 4232 Oakdale Approval Approval Avenue and 4412 Morningside Road —Acres Dubois (March 27) Subdivision. 3909 West 49'x4 Street and 4936 France Approval Approval Avenue —S aion Montage (April 10) Conditional Use Permit. 4924 East Sunnyslope Road, Approval Approval Edina, MN—Aadahlen Residence (April 10) Sketch Plan Review — Continental Gardens Assisted Living, 7151 York Avenue (April 24) Conditional Use Permit with Variances. Christian Denial (approving motion Approval Dean. 6612 Indian Hills Road (Ma 8) failed) Sketch Plan Review — 6500 France Avenue, Edina, MN Senior Housing (May 8) Final Rezoning, Final Development and Final Plat. Approval Approval Anderson -KM Builders (Byerly's) 7171 France Avenue, (May 22) Site Plan Review &Variance. Fairview Southdale Approval Approval Hospital. 6401 France Avenue (May 22) AUAR Update — Pentagon Park (June 24) Approval Approval Comprehensive Plan Amendment, Preliminary Denial (approval motion Approval Rezoning to Amend the PUD -3 Zoning District, failed) Preliminary Development Pian. Mount Properties. 6500 France Avenue (July 10) Project — Topic PC Action Council Action Subdivision. Preliminary Plat with Variances. Shanight Approval Denial Addition. 5612 Tracy Avenue (July 24) Final Rezoning, Final Plat and Final Development. Approval Approval 5109-5125 49th Street West. Vernon Townhomes (Jul 24) Sketch Plan Review — Frauenshuh Commercial Real Estate Group-5801 Edina Industrial Boulevard (July 24) Sketch Plan Review — 6725 York Avenue, the Wicks site (Aug20) Lot Division — 5100 Mirror Lakes Drive/interlachen Approval Approval Country Club (Sept. 11) Preliminary Plat. 6609 Blackfoot Pass (Sept. 11) Denial Approval Preliminary Plat. Warner Estates. 5 Merilane (Sept. Denial Approval 11) Preliminary Plat with Variances. AKARE Companies. Approval Approval 5820 Brookview Avenue (Sept. 25) Sketch Plan — 3655 Hazelton Road. Think Bank (Sept. 25) Sketch Plan —Pentagon Office Park (Nov. 13) Preliminary Plat & Variances. Shanight Addition. 5612 Denial Denial Tracy Avenue. (Nov. 13) Preliminary and Final Plat. Spalon MontageC. 3909 49 Approval Approval Yz Street and 4936 France Avenue (Nov. 13) Site Plat with Variances. HGTArchitects/Think Mutual Approval Approval Bank. 4655 Hazelton Road. (Nov. 13 Sketch Plan — Pentagon Office Park (Nov. 13 & Dec. 11) City Hall - Phone 952-927-8861 Fax 952-826-0389 - www.CityofEdina.com Date: January 8, 2014 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — 3210 Southdale Circle (Taco Bell) MEMO The Planning Commission is asked to consider a sketch plan proposal to tear down the existing building and rebuild a new slightly smaller Taco Bell at 3210 Southdale Circle. (See property location on pages Al A3.) The applicant would seek a Site Plan review and variance to develop the site. (See applicant narrative and plans on pages Al Al2.) The compliance table below demonstrates how the proposed new building would comply with the current zoning of PCD -3: * Variance required City of Edina - 4801 W. 5" SL - Edina, MN 55424 City Standard PCD -3 Proposed Buildina Setbacks North 35 feet 50 feet South 35 feet 55 feet East 35 feet 55 feet West 35 feet 98 feet* Parkina LotiDrive Aisle Setbacks North 10 feet 4 feet* South 10 feet 4 feet* East 20 feet 20 feet West 10 feet 10 f+eet * Variance required City of Edina - 4801 W. 5" SL - Edina, MN 55424 MEMO * Variance required As noted above, several variances would be required. The applicant has not approached the site plan to meet city code requirements. Rather, they have recognized the small size of the site, and designed a site plan to work on the site. In 1985, a parking stall setback variance was granted to add parking stalls for what was then a Zantigo Mexican Restaurant. The variance was to match the existing non -conforming setback City of Edina • 4801 W. 50th St • Edina. MN 55424 City Standard Proposed PCD -3 Building Height 4 stories or 48 feet 1 story — 22 whichever is less feet Maximum Floor Area 75% 9% Ratio (FAR) Parking Stalls 19 16* Parking Stall Size 8.5 x 18 8.5 x 18 Drive Aisle Width 24 feet 24 feet Landscaping 13 Overstory Trees 16 Overstory Trees Stacking Spaces 4 4 Menu Board & Audio May not be located Located on Systems on the side of a the side that building that faces faces residential property residential property* * Variance required As noted above, several variances would be required. The applicant has not approached the site plan to meet city code requirements. Rather, they have recognized the small size of the site, and designed a site plan to work on the site. In 1985, a parking stall setback variance was granted to add parking stalls for what was then a Zantigo Mexican Restaurant. The variance was to match the existing non -conforming setback City of Edina • 4801 W. 50th St • Edina. MN 55424 MEMO �91riA. �r'�J,4 e f 'f l• co 0 �J �y of three feet. As noted above, a four -foot setback for parking is proposed. The building would be made of Direct Exterior Finish System (DEFS), with prefinished metal and masonry veneer accents. (See building renderings and colors on pages A9—Al2) The applicant is proposing a 15 -foot landscape area along the east lot line, and angled the menu board more to the south, to minimize impact on the single-family homes to the east. City of Edina - 4801 W. 50'" St. - Edina, MN 55424 E.. 965 Decatur Ave N �OOD� Golden Valley, MN 55427 Tel: 763-489-2970 C O A MP A N¢ I E S Fax 763-489-2971 !k'Iwa�S gGSi', �1wa�S i3G'I'IGY January 2, 2014 TO: City of Edina Planning and City Council Members Border Foods, Inc. is proposing to scrape and rebuild the existing Taco Bell located at 3210 Southdale Circle, which has been operating since 1986, to a more current brand image. The location is accessed exclusively by way of Southdale Circle and is 18,700 sq. ft. Border Foods is proposing to modernize the facility, not expand it. The site layout which is proposed utilizes a building that is 1,85o sq. ft. which is 27 GSF smaller than the existing building. The new building is more narrow but it is 23'5" longer. The current site layout has one way circulation and the proposed site plan proposes the same one-way circulation flow. The area of the parcel designated as buildable (within the 35' building setback on all sides) is 4,321 sq ft. or 23.1% of the parcel. Moving the building forward, toward Southdale Circle, and beyond the front building setback line, allows the following: 1) An increase of the distance from the face of the drive thru curb to the rear of the residential rear property line to 45'; 2) Allows inside seating for pedestrian customers who want to visit the restaurant; 3) Allows for a more comfortable turning radius in the one-way circulation pattern; 4) Allows the 15' parking setback to be used for additional dense plant material:, screening buffer against the residential rear property line; 5) Allows better placement of the audio system and menu board to mitigate as much as possible the current menu board placement of facing directly to the rear residential property line while maintaining an angle of the menu board so the guest can have vision to the board without obstruction; 6) Allows reasonable access and safe servicing of the trash enclosure. Enclosed is a model view of the back portion of the proposed site plan depicting the menu board, and audio system in relation to the rear property line. Taco Bell utilizes a single audio and order line. This describes our rationale for the building placement beyond the front setback line. Thank you for consideration of our proposal. ft i y ° e « ,�. r ... p •r , « im t Y yy (( T 10, o r LU }} " 65TH . Ll .r•:�SR . �� ,•+a._��., . _;� a.._ •,. " .�__,•�,�� `zfsr.;rldSt�rl _, � �,r _._ �_,,�-. IJj 7 r!` �� fl:74 _ yrr VV H ST,W a I_._ « H t r $ y . " WH ZZI z ._..iu Parcel Map Scale: 11" 800 ft. N ID: A T -B: Torrens A Print Date: 1/W014 Owner Market Name: Total: Parcel 3210 Southdale Cir Tax Address: Edina, MN 55435 Total: Property Commercial -Preferred Price Type: This map is a compilation of data from various sources and is furnished "AS IS" with no Home- Sale representation or warranty expressed or stead' Date' implied, including fitness of any partiwiar purpose, merchantability. or the accuracy and completeness of the information shown. Parcel 0.43 acres Sale Area: 18,810 sq ft Code: COPYRIGHT O HENNEPIN COUNTY 2014 A TdihkGrawl AX Hennepin County GIS - Printable Map Page 1 of 1 Uri Hennepin County GIS - Printable Map Page 1 of 1 A* fi : 4 1Q PARKIN SETBACK ------------------------------ -- - T12ASW- / 9' T❑TAL PARKING SPACES REQUIRED: 19 SPACES PROVIDED: 16 SPACES 18, INCLUDING 2 ACCESSIBLE i 35' BLDG SETBACK TRAN FARMER Ld -- .r—--•..- _..rr. ` 9 raa lz ENT r 10' 12' ' wLLJ N.TRYRAM LLJ 1c3 Alz l Li 11 l l _-1 M r I z..--*.0--gar -4--%p-- - -w W# ' m 35' BLDG BK CLEARANCE B R ' o � r r r I a , r - L— --- — — ---- —� — — -- 16+\f-B ING K i o 0 4) loll AUMU-3S 9N1AdVd-1W tUN FY w U Z A( -11 I mIll 4. 1.111.1XQA .11 if Hill =fV:l z v wi \o 1+4e4+16'WlYfiq Rss�mnAb ltt96': v1iNfW+�tauYt�N6i9VW MWY�PeSfilCt�4Y pp ;9 10 01, (4411 r 5 ii 6yR F ^C 6yR F ^C y f, , q b V if 1!F LU O i to x tp O W �L Aq f a it a Mo.�o�m Aq f a it a ���I = I 1111111 j 0:1 AID If R If 0 If El El f�■ii I C ©❑ � o ; , d lot hq It El 9 I may, Wil dt 1 e J Ck -YYtrt Ytiv t '7 �j7ki A