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Home My WebLink About2020-03-11 Planning Commission Regular Meeting PacketAgenda Plan n ing Com m ission City Of Edina, Minnesota City Hall Council Chambers, 4801 W. 50th Street Wednesday, March 11, 2020 7:00 PM I.Call To Order II.Roll Call III.Approval Of Meeting Agenda IV.Approval Of Meeting Minutes A.Planning Commission Minutes: February 26, 2020 V.Community Comment During "Community Comment," the Board/Commission will invite residents to share relevant issues or concerns. 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 tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to sta% for consideration at a future meeting. VI.Public Hearings A.B-20-5, An 18.2 foot front yard setback variance and a 2.6 foot ,rst -oor height variance. B.Comprehensive Plan Amendment & Rezoning with Variances – Corner of Hankerson Avenue and 52nd Street West (5132 and 5136-48 Hankerson Avenue) for Donnay Homes VII.Reports/Recommendations A.Annual Meeting (Election of O<cers) VIII.Correspondence And Petitions IX.Chair And Member Comments X.Sta> Comments XI.Adjournment The City of Edina wants all res idents to be c om fortable being part of the public proc ess . If you need as sistance in the way of hearing ampli,c ation, an interpreter, large-print documents or s om ething els e, pleas e c all 952-927-8861 72 hours in advanc e of the m eeting. Date: Marc h 11, 2020 Agenda Item #: I V.A. To:P lanning C ommission Item Type: Minutes F rom:Liz O ls on, Administrative S upport S pecialist Item Activity: Subject:P lanning C ommission Minutes: F ebruary 26, 2020 Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: I N TR O D U C TI O N: AT TAC HME N T S: Description Planning Commission Minutes : February 26, 2020 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 1 of 2 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers February 26, 2020 I. Call To Order Chair Olsen called the meeting to order at 7:00 PM. II. Roll Call Answering the roll call were: Commissioners Miranda, Thorsen, Strauss, Velavuli, Nemerov, Lee, and Chair Olsen. Staff Present: Kris Aaker, Assistant Planner, Emily Bodeker, Assistant Planner, Kaylin Eidsness, Senior Communications Coordinator. Absent from the roll call: Commissioner Berube, Melton, Bennett, and Douglas. III. Approval Of Meeting Agenda Commissioner Thorsen moved to approve the February 26, 2020, agenda. Commissioner Miranda seconded the motion. Motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, February 12, 2020 Commissioner Thorsen moved to approve the February 12, 2020, meeting minutes. Commissioner Strauss seconded the motion. Motion carried unanimously. V. Community Comment Mr. Russ Reuben, 6601 Viscain Boulevard, stated he was at the meeting as the Chair of the Arts and Culture Commission and is joined by Commissioner Heather Isaacs. He addressed the Commission. VI. Public Hearings A. Continue Public Hearing to March 11, 2020, B-20-5, Variance – 4209 Crocker Ave Assistant Planner Aaker presented the request of a Public Hearing Continuation to March 11, 2020 for a variance at 4209 Crocker Ave. Motion Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 2 of 2 Commissioner Thorsen moved to continue the Public Hearing for Item B-20-5, Variance at 4209 Crocker Avenue to the March 11, 2020 Planning Commission meeting. Commissioner Miranda seconded the motion. Motion carried unanimously. VII. Reports/Recommendations A. Sketch Plan Review – 4701 West 77th Street Assistant Planner Aaker presented the request of a sketch plan review at 4701 West 77th Street to redevelop the southeast corner of 77th and Computer Drive. Staff addressed Commission questions and concerns. Mr. Tom Lund of Lund Real Estate Partners introduced Mr. Pete Healy, Collage Architects, who made a presentation and addressed Commission questions and concerns. • Would like to see higher density and height in this location • Need to build on the multi-family housing stock • Concerns about the industrial area next to the residential area • Bike lane on 77th should be a protected bike lane but this really needs a different bike plan for the area VIII. Correspondence and Petitions None. IX. Chair and Member Comments None. X. Staff Comments None. XI. Adjournment Commissioner Thorsen moved to adjourn the February 26, 2020, Meeting of the Edina Planning Commission at 8:25 PM. Commissioner Strauss seconded the motion. Motion carried unanimously. Date: Marc h 11, 2020 Agenda Item #: VI.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:Kris Aaker, Assistant C ity P lanner Item Activity: Subject:B-20-5, An 18.2 foot front yard setback varianc e and a 2.6 foot first floor height varianc e. Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: Approve the variances requested as submitted. I N TR O D U C TI O N: T he proposal is a teardown-rebuild for a new home at 4209 Crocker Ave. T he variances are requested to build a new home with the exact front yard setback as the current house placing it 18.2 ft. ahead of the average setback on the street. Additionally, a variance is requested to raise the new first floor 32 inches above the 1 foot allowed by ordinance. T he new home plans bring the basement floor up to the minimum flood protection elevation established by the E ngineering D epartment. T he current home is nonconforming regarding front yard setback and has a basement below the flood elevation. AT TAC HME N T S: Description Staff Report with Attachments Date: Marc h 11, 2020 Agenda Item #: VI.B. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:C omprehens ive P lan Amendment & R ezoning with Varianc es – C orner of Hankerson Avenue and 52nd S treet Wes t (5132 and 5136-48 Hankers on Avenue) for Donnay Homes Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: R ecommend the C ity C ouncil approve the Comprehensive P lan Amendment and Rezoning with Variances subject to the findings and conditions outlined in the staff report. I N TR O D U C TI O N: T he applicant, D onnay Homes, I nc., on behalf of E lizabeth and P eter M acD onagh is requesting consideration of a proposal to redevelop the property at the corner of Hankerson Avenue and 52nd S treet West (5132 and 5136-48 Hankerson Avenue. (See attached property location.) T he proposal is to tear down the existing two-story four-unit apartment at 5136-48 Hankerson and the single-story single-family home at 5132 H ankerson, and build a new 10- unit, two and a half-story row townhomes. AT TAC HME N T S: Description Staff Report Engineering Memo Building Official Memo Sustainability Memo Applicant Narrative Proposed Plans 1 of 2 Proposed Plans 2 of 2 Grandview District Studies (Development Framework and Transportation Plan) Pedestrian Plan March 11, 2020, 2017 Planning Commission Cary Teague, Community Development Director Comprehensive Plan Amendment & Rezoning with Variances – Corner of Hankerson Avenue and 52nd Street West (5132 and 5136-48 Hankerson Avenue) for Donnay Homes Information / Background: The applicant, Donnay Homes, Inc., on behalf of Elizabeth and Peter MacDonagh is proposing to redevelop the property at the corner of Hankerson Avenue and 52nd Street West. (5132 and 5136-48 Hankerson Avenue; See attached property location.) The proposal is to tear down the existing two-story four-unit apartment at 5136-48 Hankerson and the single-story single-family home at 5132 Hankerson, and build a 10-unit, two and a half-story row townhome. (See attached applicant narrative and plans.) The two properties are currently zoned R-1, Single Dwelling Unit District; the four-unit apartment is an existing nonconforming use. The site is guided low density attached residential, which allows between 4-8 units per acre. The properties total .67 acres or 29,185 square feet in size. The existing density is 7.4 units per acre, which would fit the medium density range (5-12 units per acre). The proposed density would increase to 14.9 units per acre; therefore, this request would require a comprehensive plan amendment. The applicant went through the sketch plan review process and made the following changes based on the feedback: Reduced the number of units from 12 to 10. Switched the garage locations to the rear, to gain access off the alley, rather than the street. Shifted the structure to the south. Moved the structure back away from Hankerson, to be more consistent with the setback of the single-family homes to the north. Increased landscaping. STAFF REPORT Page 2 To accommodate the request the following is required: A Comprehensive Plan Amendment to re-guide the site from low density attached to high density, which would allow the proposed 14.9 units per acre; and A Rezoning from R-1, Single-Dwelling Unit District to PRD-3, Planned Residential District with the following variances: Front setback to 52nd Street from 35 feet to 12 feet. Side setback from 35 feet to 12 feet. Rear setback from 35 feet to 21 feet. Building coverage variance from 30% to 47%. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low density residential. Easterly: Vernon Avenue and Jerry’s Food; zoned PCD-2, Planned Commercial District and guided MXC, Mixed Use Center. Southerly: High Density Residential Apartment; zoned PRD-3, Planned Residential District; and guided High Density Residential. Westerly: Duplex and single-family homes; zoned R-2 and R-1, Single and Double Dwelling Unit District and guided low density attached. Existing Site Features The subject properties total .67 acres in size and contain a 4-unit apartment and a single-family home. (See attached.) Planning Guide Plan designation: LDA, Low Density Residential Attached Zoning: R-1, Single-Dwelling Unit District Parking Each unit would have two enclosed parking spaces. Limited parking space would be available in front of the garages, and on the street. The project would be code compliant with two enclosed spaces per unit. STAFF REPORT Page 3 Site Circulation Access to all of the housing units would be off of the alley in the back of the homes. There are no sidewalks in this area, and no sidewalk is proposed on the City’s pedestrian plan. The capacity of the existing street would support the addition of five units on this block. The level of service would not be impacted. (See attached pedestrian plan.) Landscaping Based on the perimeter of the site 18 over-story trees would be required. The applicant is proposing 21 over-story trees around the perimeter of the site. Staff does have concern in regard to the spacing and amount of landscaping along the north lot line. At sketch plan review, both the Planning Commission and City Council asked that this area be landscaped with more space between the closest single-family home to the north and the proposed structure. To address the concern, staff is recommending that the entire structure be shifted 10 feet to the south. That would create a 22-foot setback to the north lot line and a 50-foot separation to the closest home. Additional landscaping could be provided to enhance the screening. (See attached landscape plan.) Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined in the attached engineering memo. Any approvals of this project would be subject to review and approval of the Nine Mile Creek Watershed Districts, as they are the City’s review authority over the grading of the site. Building/Building Material The building materials would be a variety combination of a masonry veneer and composite siding. The architecture is intended to be reminiscent of urban brownstones. The walkways and front stoops would be concrete, driveways asphalt, and garage doors paneled. (See attached renderings.) The applicant will have a materials board for the Planning Commission to review at the Planning Commission meeting. Height The proposed height is 2-1/2 stories meet the standards for height in the PRD-3 Zoning District. Height would be 33 feet to the top of the gable, 30 feet to the mid-point of the roof. STAFF REPORT Page 4 Compliance Table City Standard (PRD-3) Proposed Front – Hankerson Ave. Front – 52nd Avenue Side – North Side/Rear – West 35 feet 35 feet 35 feet 35 feet 35 feet (porch 30’) 12 feet* 12 feet* 21 feet* Building Height 3 stories & 36 feet 2-1/2 stories & 33 feet Building Coverage .30 .47* Density – Comp. Plan 8 units per acre 14.9** Density – PRD-3 District 1 unit per 2,900 s.f. = 10 units 10 units *Variances required **Comprehensive Plan Amendment Required Variance – Building Setbacks & Height Per the compliance table above, variances are requested for the building setbacks and coverage. Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the Ordinance would cause practical difficulties in complying with the Zoning Ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. “Practical difficulties” may include functional and aesthetic concerns. STAFF REPORT Page 5 Staff believes the proposed variances are reasonable with the shifting of the townhomes 10 feet to the south, as previously recommended. (See page 3 under “landscaping.”) The use to the south is the parking lot of a 4-story apartment; additionally, the right-of-way is 17 feet wide. Therefore, a two-foot setback would appear to be setback 19 feet from 52nd Street. The north setback would then increase from 12 to 22 feet, which would provide better spacing to the single-family neighborhood to the north. The west setback is reasonable as it faces the alley. There would still be adequate area for spacing to park a car behind the garage and not block the alley. The building coverage would be reduced to 40% if the right- of-way were reduced to more standard width of 7 feet. Practical difficulties include the lack of depth of the lot coupled with the 17-foot wide right- of-way. Most platted lots are at least 135 feet deep and right-of-way width is generally 5-10 feet wide. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. The site is unique in its close proximity to the Grandview District and higher density development. A recommendation in the Grandview Transportation Plan is that 52nd Street connect to Vernon Avenue. Higher densities are typically located on higher capacity streets and commercial areas. These conditions were not created by the applicant. 3) Will the variance alter the essential character of the neighborhood? No. The proposed buildings have been designed to fit the neighborhood. They would provide a better transition from the high density apartments to the south and bank to the east. The front setbacks would be consistent to the single-family homes to the north. Comprehensive Guide Plan Amendment To accommodate the request, a Comprehensive Plan amendment is requested to expand the High Density Residential District from the south. The High Density Residential District allows between 12-60 units per acre. The proposal is on the very low end of the range at 14.9 units per acre. The map on the following page shows how the Comprehensive Plan would be amended to accommodate the change in designation. The proposed amendment is reasonable given its proximity to the Grandview District. The property to the south is guided high density residential and the east is property guided MXC Mixed Use Center. Similar land uses typically face each other; the land use across the street to the south and east are high density development. The district boundaries would then become an alley, in which the uses facing the alley are the back sides. If the townhomes are shifted to the south, there would be a 50-foot separation between the structures, with landscaping to provide a buffer. STAFF REPORT Page 6 HDR High-Density Residential Existing “high-rise" and other concentrated multi- family residential, some of which may contain a mixed-use component. May also include limited office, service, or institutional uses primarily to serve residents’ needs. Provide incentives for updating older multifamily buildings. The Comprehensive Plan provides a description of these areas. Densities are based on units per acre. Work to create an attractive, pedestrian-friendly street edge and provide convenient access to transit, schools, parks, and other community destinations. 12 – 60 residential dwelling units/acre Existing Land Use Plan Site Site Proposed Land Use Plan Change STAFF REPORT Page 7 PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the Comprehensive Plan Amendment reasonable? Yes. Staff believes the proposal is reasonable for the following reasons: 1. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Multifamily Residential Single-Family Attached. This land use consists of residential units with common walls, where each unit has direct exterior access. In Edina the most common buildings of this type are townhouses and duplexes (two-family dwellings). Townhouses 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 and France Avenues, and serve as a buffer for adjacent single-family neighborhood detached housing. b. Multifamily. This land use is defined by the multiple-unit building type where each individual unit does not have direct ground floor access to the exterior. Multifamily developments are concentrated primarily along the main traffic arteries and are generally located toward the edges of the city, often in proximity to retail business establishments. Concentrations of multifamily developments are found along York Avenue, France Avenue, Vernon Avenue, Lincoln Drive, and Cahill Road. c. Integration of multi-unit housing into transitional areas. In the past, duplexes were located along many major thoroughfares in Edina as a kind of buffer or transition to the adjacent single-family housing. Today this housing type is in need of updating or replacement in many locations, and high land and redevelopment costs create pressure for higher-density housing types. Townhouse complexes have been constructed in locations such as north France Avenue. The challenge is that in many locations the duplexes are only one lot deep, which makes it difficult to provide an adequate transition to single-family scale. The following sections broadly address the issue of integrating multi-unit housing into lower-density, primarily single-family neighborhood transitional areas. Multifamily housing can be scaled to be compatible with lower density neighborhoods. STAFF REPORT Page 8 d. Single-family characteristics. Attached and multifamily housing should emulate single-family housing in its basic architectural elements – pitched roofs, articulated facades, visible entrances, porches or balconies. Taller buildings should step down to provide a height transition to existing adjacent residential buildings. e. Level of formality. Design the front and back facades with appropriate levels of formality. The front, as the more public side of the house, will receive the more formal treatment, with the main entrance, porch or steps and landscaping, while trash/recycling storage, play equipment and outdoor storage should be located in the back. f. Parking to the rear. Where rear-loaded or detached garages predominate, parking spaces and garages should be located to the rear of the lot or interior of the block. If this is infeasible, garages should be recessed some distance behind the main façade of the house and surface parking should be placed within side yards to the extent feasible. g. Maintaining community character. With the changing ways people are living, working, and using spaces, there will be changes in how land uses function – both in new and renovated spaces. Edina is frequently on the forefront of innovative practices, particularly related to sustainability and technology. However, this will require some flexibility in development standards. One of the goals of innovating may be to find ways to accommodate missing housing types or to let housing be produced more affordably. Examples of housing types may include “missing middle” housing options – a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. These housing options may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types. Ways to reduce housing costs could include modular building styles that take advantage of efficiencies in the construction process. h. Future Housing Needs. Edina’s Cities of the Future (2015) report described trends that are shaping the demand for housing in the city. It envisions a future where housing is integrated into Parking to the rear can create attractive pedestrian oriented environments. Multifamily housing can emulate architectural elements of neighborhood context. STAFF REPORT Page 9 mixed use neighborhoods, better meeting the needs of smaller households with fewer children, and an aging population. Characteristics of new housing may include: • New housing options primarily are provided as attached (multifamily) apartments and townhouses and small detached lots, with a variety of sizes, uses, and resident types. 2. The proposed amendment is reasonable given its proximity to the Grandview District. The property to the south is guided high density residential and the east is property guided MXC Mixed Use Center. Similar land uses typically face each other; given the land uses across the street to the south and east are higher density development, the request is reasonable. The district boundaries would then become an alley, in which the uses facing the alley are the back sides. If the townhomes are shifted to the south, there would be a 50- foot separation between the structures, with landscaping to provide a buffer to the side yards. 3. The proposed amendment would allow a development that would create a reasonable land use transition to the single-family residential area to the north. High Density Development is located to the south and east, by developing townhouses at the same height as would be allowed in the single-dwelling unit district would provide a transition and buffer to the single-family homes to the north. 4. The High-Density Residential District allows between 12-60 units per acre. The proposal is on the very low end of the range at 14.9 units per acre. 5. A pedestrian and street connection with Vernon Avenue to Jerry’s is proposed in the Grandview Development Framework and Grandview Transportation Study. (See attached pages from both studies.) Higher Densities are typically found near or on streets with higher traffic volume like Vernon Avenue. The Illustration is a rendering of that future connection from the Grandview Transportation Study: 6. Additional density would support the retail uses in the district. Site STAFF REPORT Page 10 • Is the Rezoning to PRD-4 reasonable? Yes. Staff believes the proposed Rezoning is reasonable for the following reasons: 1. Zoning would be consistent with adjacent Zoning. The PRD-3 would be consistent with the zoning of the apartments to the south. 2. Similar land uses typically face each other; given the land uses across the street to the south and east are higher density development, the request is reasonable. The district boundaries would then become an alley, in which the uses facing the alley are the back sides. If the townhomes are shifted to the south, there would be a 50-foot separation between the structures, with landscaping to provide a buffer to the side yards. 3. The proposed amendment would allow a development that would create a reasonable land use transition to the single-family residential area to the north. High Density Development is located to the south and east, by developing townhouses at the same height as would be allowed in the single-dwelling unit district would provide a transition and buffer to the single-family homes to the north. 4. The proposed project would meet the goals and policies of the Comprehensive Plan as listed above in 6 a-h on pages 8-10. • Are the Variances justified? Yes, staff believes the variances are justified with the shifting of the townhomes 10 feet to the south, as previously recommended, for the following reasons: 1. The proposed variances are reasonable. The use to the south is the parking lot of a 4-story apartment; additionally, the right-of-way is 17 feet wide. A two-foot setback would appear to be setback 19 feet from 52nd Street. The north setback would then increase from 12 to 22 feet, which would provide better spacing to the single-family neighborhood to the north. The west setback is reasonable as it faces the alley. There would still be adequate area for spacing to park a car behind the garage and not block the alley. 2. Practical difficulties include the lack of depth of the lot coupled with the 17-foot wide right- of-way. Most platted lots are at least 135 feet deep and right-of-way width is generally 5-10 feet wide. 3. The building coverage would be reduced to 40% if the right-of-way were a more standard width of 7 feet. 4. The site is unique in its close proximity to the Grandview District and higher density development. A recommendation in the Grandview Transportation Plan is that 52nd Street connect to Vernon Avenue. Higher densities are typically located on higher capacity streets and commercial areas. These conditions were not created by the applicant. STAFF REPORT Page 11 5. The proposed buildings have been designed to fit the neighborhood, and would provide a reasonable transition from the high density apartments to the south and bank to the east. 6. The front setbacks would be consistent to the single-family homes to the north. Options for consideration Denial Comprehensive Plan Recommend the City Council deny the Comprehensive Plan Amendment to re-guide the site from low density attached to high density, which would allow the proposed 14.9 units per acre. Denial is based on the following findings: 1. The proposed density is too much for the site. Land uses to the west and north are low density residential. Introducing high density residential is not reasonable for this block. 2. This neighborhood is isolated from the Grandview District. The connection from 52nd Street to Vernon has not yet been made. Rezoning with Variances Recommend the City Council Deny the Rezoning and Variances. Denial is based on the following findings: 1. The Variance criteria has not been met. There are no practical difficulties that prohibit reasonable use of the property. 2. The existing 4-unit apartment and single-dwelling unit are reasonable uses of the existing properties. 3. The practical difficulty is caused by the applicant’s desire for additional housing on the site. Approval Recommend the City Council approve the Comprehensive Plan Amendment to re-guide the site from low density attached to high density, which would allow the proposed 14.9 units per acre. Approval is based on the following findings: 1. The proposed amendment is reasonable given its proximity to the Grandview District. The property to the south is guided high density residential and the east is property guided STAFF REPORT Page 12 MXC Mixed Use Center. Similar land uses typically face each other; given the land uses across the street to the south and east are higher density development, the request is reasonable. The district boundaries would then become an alley, in which the uses facing the alley are the back sides. If the townhomes are shifted to the south, there would be a 50- foot separation between the structures, with landscaping to provide a buffer to the side yards. 2. The proposed amendment would allow a development that would create a reasonable land use transition to the single-family residential area to the north. High Density Development is located to the south and east, by developing townhouses at the same height as would be allowed in the single-dwelling unit district would provide a transition and buffer to the single-family homes to the north. 3. Additional density would support the retail uses in the district. 4. The High Density Residential District allows between 12-60 units per acre. The proposal is on the very low end of the range at 14.9 units per acre. 5. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Multifamily Residential Single-Family Attached. This land use consists of residential units with common walls, where each unit has direct exterior access. In Edina the most common buildings of this type are townhouses and duplexes (two-family dwellings). Townhouses 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 and France Avenues, and serve as a buffer for adjacent single-family neighborhood detached housing. b. Multifamily. This land use is defined by the multiple-unit building type where each individual unit does not have direct ground floor access to the exterior. Multifamily developments are concentrated primarily along the main traffic arteries and are generally located toward the edges of the city, often in proximity to retail business establishments. Concentrations of multifamily developments are found along York Avenue, France Avenue, Vernon Avenue, Lincoln Drive, and Cahill Road. c. Integration of multi-unit housing into transitional areas. In the past, duplexes were located along many major thoroughfares in Edina as a kind of buffer or transition to the adjacent single-family housing. Today this housing type is in need of updating or replacement in many locations, and high land and redevelopment costs create pressure for higher-density housing types. Townhouse complexes have been constructed in locations such as north France Avenue. The challenge is that in many locations the duplexes are only one lot deep, which makes it difficult to provide an adequate transition to single-family scale. The following sections broadly address the issue of integrating multi-unit housing into lower-density, primarily single-family neighborhood transitional areas. STAFF REPORT Page 13 d. Single-family characteristics. Attached and multifamily housing should emulate single- family housing in its basic architectural elements – pitched roofs, articulated facades, visible entrances, porches or balconies. Taller buildings should step down to provide a height transition to existing adjacent residential buildings. e. Level of formality. Design the front and back facades with appropriate levels of formality. The front, as the more public side of the house, will receive the more formal treatment, with the main entrance, porch or steps and landscaping, while trash/recycling storage, play equipment and outdoor storage should be located in the back. f. Parking to the rear. Where rear-loaded or detached garages predominate, parking spaces and garages should be located to the rear of the lot or interior of the block. If this is infeasible, garages should be recessed some distance behind the main façade of the house and surface parking should be placed within side yards to the extent feasible. g. Maintaining community character. With the changing ways people are living, working, and using spaces, there will be changes in how land uses function – both in new and renovated spaces. Edina is frequently on the forefront of innovative practices, particularly related to sustainability and technology. However, this will require some flexibility in development standards. One of the goals of innovating may be to find ways to accommodate missing housing types or to let housing be produced more affordably. Examples of housing types may include “missing middle” housing options – a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. These housing options may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types. Ways to reduce housing costs could include modular building styles that take advantage of efficiencies in the construction process. h. Future Housing Needs. Edina’s Cities of the Future (2015) report described trends that are shaping the demand for housing in the city. It envisions a future where housing is integrated into mixed use neighborhoods, better meeting the needs of smaller households with fewer children, and an aging population. Characteristics of new housing may include: • New housing options primarily are provided as attached (multifamily) apartments and townhouses and small detached lots, with a variety of sizes, uses, and resident types. Rezoning with Variances Recommend the City Council Approve the Rezoning to PRD-3 and Variances. Approval is based on the following findings: 1. Zoning would be consistent with adjacent Zoning. The PRD-4 would be consistent with the zoning of the apartments to the south. STAFF REPORT Page 14 2. The proposed variances are reasonable. The use to the south is the parking lot of a 4-story apartment; additionally, the right-of-way is 17 feet wide. A two-foot setback would appear to be setback 19 feet from 52nd Street. The north setback would then increase from 12 to 22 feet, which would provide better spacing to the single-family neighborhood to the north. The west setback is reasonable as it faces the alley. There would still be adequate area for spacing to park a car behind the garage and not block the alley. 3. Practical difficulties include the lack of depth of the lot coupled with the 17-foot wide right-of- way. Most platted lots are at least 135 feet deep and right-of-way width is generally 5-10 feet wide. 4. The building coverage would be reduced to 40% if the right-of-way were reduced to more standard width of 7 feet. 5. The site is unique in its close proximity to the Grandview District and higher density development. A recommendation in the Grandview Transportation Plan is that 52nd Street connect to Vernon Avenue. Higher densities are typically located on higher capacity streets and commercial areas. These conditions were not created by the applicant. 6. The proposed buildings have been designed to fit the neighborhood, and would provide a reasonable transition from the high density apartments to the south and bank to the east. 7. The front setbacks would be consistent to the single-family homes to the north. Approval is subject to the following Conditions: 1. The Final Development Plans must be consistent with the Preliminary Development Plans dated January 29, 2020, and the materials board as presented to the Planning Commission. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Compliance with all of the conditions outlined in the city engineer’s memo dated March 3, 2020 and the building official’s memo dated March 2nd, 2020. 4. Approval of a Site Improvement Performance Agreement at Final approval, 5. Variances are subject to Final Rezoning and Final Development Plan approval by City Council. 6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district’s requirements. STAFF REPORT Page 15 7. Final Rezoning is contingent on the Metropolitan Council approval of the Comprehensive Plan Amendments. Staff Recommendation Staff recommends approval of the Comprehensive Plan Amendment, Rezoning and Variances subject to the findings and conditions above. Deadline for a city decision: May 15, 2020 DATE: 3/3/2020 TO: Cary Teague – Community Development Director FROM: Zuleyka Marquez, PE – Graduate Engineer RE: 5132-5148 Hankerson Ave – Development Review The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were existing conditions survey, site plan, preliminary plat, grading plan, utility plan, and erosion control plans dated 1/27/2020. Review Comment Required For General 1. Deliver as-built records of public and private utility infrastructure post construction. Certificate of Occupancy Survey 2. An existing and proposed site condition survey is required. Grading/Building Permit 3. Show all existing and proposed public and private easements. Drainage & utility easement will be required. Grading/Building Permit Living Streets 4. Reserved Traffic and Street 5. Applicant proposes to remove two existing driveway entrances. Curb to be replaced Edina Standard Plate 500. Applicant proposes ten 20’-driveway entrances from the alley. Driveway entrances to be completed per Edina Standard Plate 400. Certificate of Occupancy 6. Hankerson Ave and 52nd St W were milled and overlaid in 2019. Road patching shall conform to Edina Standard Plates 541 and 544. Certificate of Occupancy Sanitary and Water Utilities 7. Domestic water shall be sized by the developer’s engineer. Grading/Building Permit 8. Domestic sanitary shall be sized by the developer’s engineer. Grading/Building Permit 9. Applicant proposes two sewer and water connections at the main each for a total of four connections. Due to individual ownership proposed, City is requiring one water and sanitary service per residential unit. Water service Prior to Starting Utility Work shall be a minimum of 1-inch. Reuse existing services where possible. Apply for sewer and water connection permits with Public Works Department. 10. Comply with Public Works Department installation methods. Certificate of Occupancy 11. The majority of the sanitary main along Hankerson Ave is VCP. Line existing clay laterals if reusing. Certificate of Occupancy 12. Remove all abandoned sanitary and water services to the main. Four water connections and five sanitary connections total for the two properties. Certificate of Occupancy 13. A SAC and WAC determination will be required by the Metropolitan Council. The SAC determination will be used by the City to calculate sewer and water connection charges. Grading/Building Permit Stormwater Utility 14. Provide geotechnical report with soil borings. Grading/Building Permit 15. Provide hydraulic and hydrologic report meeting watershed and state construction site permit requirements. Grading/Building Permit 16. Submit watershed district permit and copies of private maintenance agreement in favor of watershed. Grading/Building Permit 17. A sump line connection permit and inspection will be required. Prior to Storm Sewer Connection Grading Erosion and Sediment Control 18. Submit a SWPPP consistent with the state general construction site stormwater permit. Grading/Building Permit Constructability and Safety 19. Submit construction staging and traffic control. Grading/Building Permit Other Agency Coordination 20. Apply for Hennepin County, MDH, MPCA and MCES permits as needed. Grading/Building Permit 21. Watermain installed 1953. Properties were homesteaded in 1954 and 1958. Well not likely onsite. 22. Apply for a Nine Mile Creek Watershed District permit. Grading/Building Permit March 2, 2020 Cary Teague, Community Development Director David Fisher, Chief Building Official & Rick Hammerschmidt, Fire Marshall Hankerson Townhome residential townhomes. Information / Background: Ten unit townhome building will have separate PIDs for each unit. - This would be an R-3 building using the International Residential Code. - A separate water and sewer service and permit are required for each unit. - A minimum of a 13-D Fire Sprinkler System is required. Provide the required size of the domestic water for each unit to ensure complies for the fire sprinkler system. - New address numbers will be required. - Recommend escrow is provided with the demo and new building permits to assure City standards are met for code compliance. www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0390 DATE: March 4, 2020 TO: Owner and Development Team CC: Cary Teague – Community Development Director FROM: Tara Brown – Sustainability Division RE: Sustainability Review – Hankerson Townhome Staff has reviewed the Hankerson Townhome Submittal. Current community goal is to reduce greenhouse gas emissions 30% by 2025 and 80% by 2050. “Buildings in the US are responsible for 39% of CO2 emissions, 40% of energy consumption, 13% of water consumption and 15% of GDP per year.” Below are the sustainability considerations for the site and its use that support the community’s sustainability goal.  Efficiency of Housing Type‐ A study published by the EPA in 2014 showed that on average, a townhouse can have 17% more efficiency than single‐family stand‐alone homes.  Building for our future goals – As these homes are being built for 50+ year life, the energy performance should meet goals of the future. This can be done by designing and building to SB 2030 Energy standards or U.S. Department of Energy’s Zero Energy Ready Home.  Sustainable Energy Innovation – With the larger footprint of multiple homes, there is opportunity to test efficiency products and other innovations new to the market.  Clean Energy for Heating and Cooking ‐ Going gas free and using other technologies for heating and cooking will go a long way to meeting energy emission reduction goals, safer homes, and better air quality for the homeowners. There are many technologies out there to build new homes without a gas infrastructure.  Electric Vehicle (EV) Charging Infrastructure ‐ Current EV penetration in the Edina market is 4% with anticipated penetration to grow to above 10% in the coming decade. All garages should be wired for at least one 240 Volt, 50 amp, NEMA 6‐50 socket.  Energy Star appliances – All appliances purchased should be Energy Star certified.  Organics recycling – For renters, one of the top barriers to future organics recycling is space to collect and space at hauler pick up for additional bins. If the space is not www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0390 designed in original plans, the cost to make room has been too high for many to take on this additional service in the future. All collection spots within the building and areas outside the building for trash collection must have space for three or more bins: recycling, organics recycling, and waste bins. Page 2 --- Brookside Area West of ma Gran:Mew &nal Area Plan DONNAY HOMES 9655 — 63rd Avenue North, Maple Grove, Minnesota 55369 Re: Hankerson Townhomes, Edina PID 2811721320147 PID 2811721320148 PLANNING DEPARTMENT JAN 2 7 2020 CITY OF EDINA Proposal: Donnay Homes and the Kestrel Design Group are submitting to the City of Edina, an application for a Comprehensive Plan amendment and Rezoning to allow for a 10-unit Townhome Building to replace a 4-unit apartment and a single family home. The new project will create 10 new, owner-occupied townhomes. Donnay Homes intent is to construct the project with a variation of a successful plan we have previously constructed in the City of Edina. We are changing the configuration of the unit shown in the image to the left to better address the neighborhood street configuration. We are addressing that there is an extant alley, which is a unique feature to this area of Edina; though not exclusively so. Utilizing the alley for vehicles allows for a more pedestrian friendly 'Front Elevation' than shown to the left. The units will be sided with a combination of durable materials; masonry veneer and composite siding (a minimum 25 year warranted product). The architecture is reminiscent of urban Brownstones. Neighborhood: This site lies immediately adjacent to the area involved in the Grandview Small Area Plan and is predominantly residential in nature, including single-family and two-unit single-family homes. There has also been other townhome construction in the area. The increased density of this project could be off-putting to some, but we believe the construction of this building helps create a better buffer between the commercial/retail strip of Vernon Avenue, the planned increased density of the Grandview Area Plan, and the greater Brookside neighborhood to the west. When one examines the existing Vernon Avenue corridor, it becomes apparent that there is a 'Gap' in that higher-density fabric at 52nd Street. This development is proposed to help fill that 'gap' and to better buffer the single-family use west of Vernon from the higher density retail and residential visualized in the Grandview Small Area Plan. 1 Reviewing the City of Edina's Grandview Small Area Plan and the Grandview Transportation Plan we note several goals that our proposal addresses: • the City proposes densities in the area to reach up to 30u/a. Our project achieves 18u/a. And while only about 2/3rds the City's goal, likely is a better transition to the single-family properties to the West and North • placing a higher density in this location buffers the surrounding SFR area from additional noise and traffic of the densification proposed in the Grandview Small Area Plan • adding townhomes will eliminate the "under-parked" status and free up on-street parking for the area; the units all benefit an enclosed 2-car garage • adding to the tax base will help fund street improvements conceptualized in the Small Area Plan • adding residential density to this retail node will help support existing and future retail/civic development • townhomes are under-represented in this area and provide a less costly option for young families and downsizing residents • the City is proposing to re-open the intersection of 52nd St. and Hankerson via a direct connection or round-about. This is included in the Short Term Change section of the Small Area Plan. An egress from the neighborhood to Vernon, which currently can only be exited via Interlachen and Grandview Lane, would ease traffic flow • a round-about or intersection, just north of the Link Rd and Vernon Avenue intersection would slow down traffic on Vernon Avenue improving walk-ability, safety and access to Jerry's Foods Developer Skills: Redeveloping Edina properties has become a significant part of the business of Donnay Homes, Inc. We have a 15-year history of locating properties in Edina that have become marginal in their lifecycle and replaced them with quality, well-scaled, new construction homes. Donnay has also built thousands of townhomes in the metro area and in the upper Midwest. Donnay is known for quality and design aesthetic in their replacement homes. The sales prices of the units will be in the $600k to $750k range; while they are 'upscale' units, but not excessively so. Kestrel Design Group is known for their ecological landscapes including the green roofs on the Target Center Arena, Minneapolis City Hall Minneapolis Library, and restoration projects on the Minnehaha Creek and Minneapolis Chain of Lakes. Conclusion: Donnay Home and Kestrel Design believe this addition to the neighborhood will meet the stated goals of the Grandview Small Area Plan by turning barriers into opportunities, providing a buffer to the neighborhood, enhancing property values in the neighborhood, improving the Vernon streetscape, offering a type of housing in short supply, and improve walkability andPMNING DEPARTMENT Sincerely, Steven Behnke, Sr. Project Manager, Donnay Homes, Inc. 763-531-0714 2 JAN 2 7 202U CITY OF EDINA PDF created with pdfFactory Pro trial version www.pdffactory.com PDF created with pdfFactory Pro trial version www.pdffactory.com PDF created with pdfFactory Pro trial version www.pdffactory.com PDF created with pdfFactory Pro trial version www.pdffactory.com 961.0964.8967.2966.4967.6967.9968.7tcc954.66tcc954.27tcc960.60INV=950.81INV=950.62INV=950.48INV=950.45INV=951.41INV=946.56INV=946.55SSanitary Manholerim=954.32SSanitary Manholerim=954.07INV=945.84SSanitary Manholerim=960.03tcc961.37tcc960.49tcc960.01tcc958.58tcc957.24tcc955.84tcc954.45tcc954.18tcc954.14tcc954.30Gate Valvetcc956.22tcc958.08959.9958.1957.2957.9956.5956.3957.2957.6958.5958.2SignSignLightPolePowerPoletwin" 18961.617" pine960.322" three961.6959.7958.4961.5A/CA/C962.1962.1962.0962.0961.2960.1FFE964.4ColumnColumn5" oak961.78" oak961.9962.636" elm963.6Gate Valve960.4GF961.5GuyAnchorTtped960.7Sign960.4PowerPolePowerPoleGGasMeterA/CA/C958.6962.5A/C961.030" maple964.3FFE965.4963.4968.1EElec.Meter7" spruce967.7A/C968.3964.6GF964.7964.6966.2GGasMeter964.012" ash963.7967.3FFE969.0967.5965.9966.7967.9967.9EElec.Meter968.0GF968.6tnh957.62Timber WallTimber WallFence on line+-WallF e n c epaversWood FenceWood Fence 22.123.624.09.613.520.80.58.120.642.09.9 4.018.133.64.99.338.112.14.06.012.144.043.94.012.138.112.16.042.121.922.042.0B A L C O N YB A L C O N YC o n c r e t eC o n c r e t e C o n c r e t eC o n c r e t eC o n c r e t eConcreteWallsB i t u m i n o u s B i t u m i n o u sOverhead WiresOverhead WiresOverhead Wires Overhead WiresOverhead WiresOverhead Wires20.14.734.935.057.034.1Overhead WiresS t o n e sS t o n e s6.5 35.030.34-UNIT BUILDINGNo.5136,5140,5144 & 51482-STORY 1-STORYRESIDENCENo. 5124GARAGE1-STORYRESIDENCENo. 5132GARAGEHANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete Curbcant.Stone WellStone Wells65.8 window WellSanitary Sewer12" StormN 00°07'17" W 225.00 N 89°49'57" E 130.46N 89°47'06" E 130.95N 00°00'12" E 225.11 14.014960956958 960958962 9629649669629649669689 6 09549 5 6 95852010101020Catch BasinCatch Basins962.0967.6966.8966.6966.3965.75964.9964.0963.1Exisiting HardcoverLot Area29,416 sq ftBuilding-51322,215 sq ft4-unit Building2,154 sq ftBalconies439 sq ftGarage924 sq ftTotal5,732 sq ftPercentage19.49%F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1109-46 inv. 88603ACertification Legal DescriptionPrepared this 24th day of January 2020.EXISTING CONDITIONSEXISTING CONDITIONS - HANKERSON TOWNHOMESPersonnel basis of bearings is assumedLegendx000.07601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comSCALE IN FEET20040Benchmark: Top nut of hydrant at Hankerson Ave. S. and52nd Street W.Elevation = 957.62First Floor of No. 5132 = 965.4 feetDONNAY HOMES9655 63RD AVENUE NORTHMAPLE GROVE, MN 55369The South Half of Lot 8 and all of Lots 9, 10, 11, and 12, Block 9, BROOKSIDE HEIGHTSHennepin County, Minnesota Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992The only easements shown are from plats of record or information provided by client.I certify that this plan, specification, or report was prepared by me or under my direct supervisionand that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.HANKERSON TOWNHOMESdrawn by:J. DyerSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comDenotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing ContoursSHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Site Plan Sheet 3 - Preliminary Plat Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading & Stormwater Erosion Control Plan Sheet 6 - Utility Plan Sheet 7 - Tree Protection PlanDeveloper:Donnay Homes9655 63rd Avenue NorthMaple Grove, MN 55369Attn: Steve Benke612.290.5570Property Owner:Peter & Elizabeth Macdonagh5132 Hankerson AvenueEdina, MN 55436 961.0964.8967.2966.4967.6967.9968.7tcc954.66tcc954.27tcc960.60INV=950.81INV=950.62INV=950.48INV=950.45INV=951.41INV=946.56INV=946.55SSanitary Manholerim=954.32SSanitary Manholerim=954.07INV=945.84SSanitary Manholerim=960.03tcc961.37tcc960.49tcc960.01tcc958.58tcc957.24tcc955.84tcc954.45tcc954.18tcc954.14tcc954.30Gate Valvetcc956.22tcc958.08tcc961.31959.9958.1957.2957.9956.5956.3957.2957.6958.5958.2SignSignLightPolePowerPole959.7958.4961.5962.1962.1962.0962.0961.2960.1962.6Gate Valve960.4GuyAnchorTtped960.7960.4PowerPolePowerPole958.6962.5961.0963.4968.1968.3964.6964.6966.2964.012" ash963.7967.3FFE969.0967.5965.9966.7967.9967.9EElec.Meter968.0GF968.6tnh957.62Timber WallFence on line+-WallB i t u m i n o u s B i t u m i n o u sOverhead Wires Overhead WiresOverhead WiresOverhead Wires35.030.31-STORYRESIDENCENo. 5124GARAGEHANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete CurbSanitary Sewer12" StormN 00°07'17" W 225.00 N 89°49'57" E 130.46N 89°47'06" E 130.95N 00°00'12" E 225.11 14.014960956958 960958962 962964966962964966968 9 6 09549 5 6 958520101096095896296096296296496696896896496635.035.212.512.521.321.912.612.510 2012'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch968.5968.5968.5967.8967.1966.4965.7965.0964.3963.6959.4 960.1 960.8 961.5 962.2 962.9 963.6 964.3 964.3 964.3Catch BasinCatch Basins962.0Main Floor969.8Main Floor969.8Main Floor969.8Main Floor969.8Main Floor967.8Main Floor967.8Main Floor967.8Main Floor966.4Main Floor966.4Main Floor966.4967.6966.8966.6966.3965.75964.9964.0963.14.0% ±5.0% ±7.7% ±6.8% ±6.0% ±7.7% ±7.7% ±8.6% ±9.5% ±10.0% ±Proposed HardcoverLot Area29,416 sq ftPorches560 sq ftConcrete Atriums900 sq ftBuildings13,740 sq ftTotal15,200 sq ftPercentage51.67%F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1109-46 inv. 88603ACertification Legal DescriptionPrepared this 24th day of January 2020.SITE PLANSITE PLAN - HANKERSON TOWNHOMESPersonnel basis of bearings is assumedLegendx000.0Existing HardcoverLot Area29,416 sq ftBuilding-51322,215 sq ft4-Unit Building2,154 sq ftBalconies439 sq ftGarage924 sq ftTotal5,732 sq ftPercentage19.49%7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comSCALE IN FEET20040Benchmark: Top nut of hydrant at Hankerson Ave. S. and52nd Street W.Elevation = 957.62First Floor of No. 5132 = 965.4 feetDONNAY HOMES9655 63RD AVENUE NORTHMAPLE GROVE, MN 55369The South Half of Lot 8 and all of Lots 9, 10, 11, and 12, Block 9, BROOKSIDE HEIGHTSHennepin County, Minnesota Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992The only easements shown are from plats of record or information provided by client.I certify that this plan, specification, or report was prepared by me or under my direct supervisionand that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.HANKERSON TOWNHOMESdrawn by:J. DyerSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comDenotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing ContoursSHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Site Plan Sheet 3 - Preliminary Plat Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading & Stormwater Erosion Control Plan Sheet 6 - Utility Plan Sheet 7 - Tree Protection PlanDeveloper:Donnay Homes9655 63rd Avenue NorthMaple Grove, MN 55369Attn: Steve Benke612.290.5570Property Owner:Peter & Elizabeth Macdonagh5132 Hankerson AvenueEdina, MN 55436 961.0964.8967.2966.4967.6967.9968.7tcc962.54tcc954.66tcc954.27tcc960.60INV=950.81INV=950.62INV=950.48INV=950.45INV=951.41INV=946.56INV=946.55SSanitary Manholerim=954.32SSanitary Manholerim=954.07INV=945.84SSanitary Manholerim=960.03tcc961.37tcc960.49tcc960.01tcc958.58tcc957.24tcc955.84tcc954.45tcc954.18tcc954.14tcc954.30Gate Valvetcc956.22tcc958.08tcc961.31959.9958.1957.2957.9956.5956.3957.2957.6958.5958.2SignSignLightPolePowerPoletwin" 18961.617" pine960.322" three961.6959.7958.4961.5A/CA/C962.1962.1962.0962.0961.2960.1FFE964.4ColumnColumn5" oak961.78" oak961.9962.636" elm963.6Gate Valve960.4GF961.5GuyAnchorTtped960.7Sign960.4PowerPolePowerPoleGGasMeterA/CA/C958.6962.5A/C961.030" maple964.3FFE965.4963.4968.1EElec.Meter7" spruce967.7A/C968.3964.6GF964.7964.6966.2GGasMeter964.012" ash963.7967.1967.3FFE969.0967.5965.9966.7967.9967.9EElec.Meter968.0GF968.6tnh957.62Timber WallTimber WallFence on line+-WallF e n c epaversWood FenceWood Fence 22.123.624.09.613.520.80.58.120.642.09.9 4.018.133.64.99.338.112.14.06.012.144.043.94.012.138.112.16.042.121.922.042.0B A L C O N YB A L C O N YC o n c r e t eC o n c r e t e C o n c r e t eC o n c r e t eC o n c r e t eConcreteWallsB i t u m i n o u s B i t u m i n o u sOverhead WiresOverhead WiresOverhead Wires Overhead WiresOverhead WiresOverhead Wires20.14.734.935.057.034.1Overhead WiresS t o n e sS t o n e s6.5 35.030.34-UNIT BUILDINGNo.5136,5140,5144 & 51482-STORY 1-STORYRESIDENCENo. 5124GARAGE1-STORYRESIDENCENo. 5132GARAGEHANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete Curbcant.Stone WellStone Wells65.8 window WellSanitary Sewer12" StormN 00°07'17" W 225.00 N 89°49'57" E 130.46N 89°47'06" E 130.95N 00°00'12" E 225.11 14.014960956958962 960 958 962 962 964966962964966968 9 6 09549 5 6 9589625201010N 89°49'57" E 130.88N 89°49'57" E 130.84N 89°49'57" E 130.79N 89°49'57" E 130.75N 89°49'57" E 130.70N 89°49'57" E 130.66N 89°49'57" E 130.62N 89°49'57" E 130.57N 89°49'57" E 130.5332.5020.00 32.5020.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.00 20.0032.61 32.50 10 20Catch BasinCatch Basins967.6966.8966.6966.3965.75964.9964.0963.1F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1109-46 inv. 88603ACertificationDONNAY HOMES9655 63RD AVENUE NORTHMAPLE GROVE, MN 55369 Legal DescriptionThe South Half of Lot 8 and all of Lots 9, 10, 11, and 12, Block 9, BROOKSIDE HEIGHTSHennepin County, Minnesota Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992Prepared this 24th day of January 2020.The only easements shown are from plats of record or information provided by client.I certify that this plan, specification, or report was prepared by me or under my direct supervisionand that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.PRELIMINARY PLAT Zoning & Development Information7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comHANKERSON TOWNHOMESPRELIMINARY PLAT - HANKERSON TOWNHOMESMiscellaneous Notesdrawn by:J. DyerExisting Zoning Classification - R-1 (Single Dwelling Unit District)Proposed Zoning Classification - PUD (Planned Unit Development)Refer to City code for additional requirements and variance information.Proposed Number of Lots = 10Area of proposed: Lot 1, Block 9 = 4,261 sq.ft Lot 2, Block 9 = 2,617 sq.ft Lot 3, Block 9 = 2,616 sq.ft Lot 4, Block 9 = 2,615 sq.ft Lot 5, Block 9 = 2,615 sq.ft Lot 6, Block 9 = 2,614 sq.ft Lot 7, Block 9 = 2,616 sq.ft Lot 8, Block 9 = 2,612 sq.ft Lot 9, Block 9 = 2,611 sq.ft Lot 10, Block 9 = 4,242 sq.ft Right-of-Way = 0 sq.ftSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comProperty Address:5132 - 5148 Hankerson Avenue, Edina, MN 55436Property Identification Number:28117213201482811721320147Benchmark:Top nut of hydrant at Hankerson Ave. S. and 52nd Street W.Elevation = 957.62Total Area of Parcel = 29,416 sq.ftProperty is in Flood Zone "X" (an Area of minimal flood hazard) per FEMA FloodZone Map No. 27053C0361F, dated 11/04/2016.Title insurance commitment showing property description and anyencumbrances of record not provided, survey subject to change.MN 1MN 2MN 3MN 4MN 5MN 6Personnel basis of bearings is assumedLegendx000.0Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing ContoursLOT 1LOT 2Proposed Drainage & Utility Easements are shown thus:BEING 10 FEET IN WIDTH AND ADJOININGRIGHT OF WAY LINES AND 5 FEET IN WIDTHAND ADJOINING INTERIOR LOT LINES,UNLESS OTHERWISE SHOWN.10 10 55R/W LineLot Line Existing hardcover for Parcel:MN 7The land surveyed covers the entire parcel and there are no gaps oroverlaps with adjacent parcels.MN 8LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10Exisiting HardcoverLot Area29,416 sq ftBuilding-51322,215 sq ft4-unit Building2,154 sq ftBalconies439 sq ftGarage924 sq ftTotal5,732 sq ftPercentage19.49%Developer:Donnay Homes9655 63rd Avenue NorthMaple Grove, MN 55369Attn: Steve Benke612.290.5570Property Owner:Peter & Elizabeth Macdonagh5132 Hankerson AvenueEdina, MN 55436SHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Site Plan Sheet 3 - Preliminary Plat Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading & Stormwater Erosion Control Plan Sheet 6 - Utility Plan Sheet 7 - Tree Protection PlanSCALE IN FEET20040 SCALE: 1" = 200'OWNERS WITHIN 500 FEET INFORMATIONDESCRIPTIONADDRESSOWNERPID No.AREA Sq.FtWIDTHDEPTH1/9, Brookside Heights5100 Hankerson AvenueSchwein28-117-21-32-0140661550.8129.752/9, Brookside Heights5104 Hankerson AvenueSill28-117-21-32-0141650350129.863/9, Brookside Heights5108 Hankerson AvenueWestphal28-117-21-32-0142650750129.974 N 12 5/9, Brookside Heights5112 Hankerson AvenueHagen28-117-21-32-0143976975130.086 S 12 5/9, Brookside Heights5120 Hankerson AvenueMahler28-117-21-32-0144977875130.307 N 12 8/9, Brookside Heights5124 Hankerson AvenueBornfleth28-117-21-32-0172978875130.419 S 12 8/9, Brookside Heights5132 Hankerson AvenueMacdonagh28-117-21-32-0147979775130.6310, 11, 12/9, Brookside Heights5148 Hankerson AvenueMacdonagh28-117-21-32-014819623150130.9524/9, Brookside Heights5101 William AvenueMcGovern28-117-21-32-0159664051.2129.7523/9, Brookside Heights5105 William AvenueOustad28-117-21-32-0158650150129.8622/9, Brookside Heights5109 William AvenueAnderson28-117-21-32-0157650550129.9721/9, Brookside Heights5113 William AvenueLionetti28-117-21-32-0156651050130.0820/9, Brookside Heights5117 William AvenueOlson28-117-21-32-0155651450133.1919/9, Brookside Heights5121 William AvenueMayer28-117-21-32-0154651850130.3018/9, Brookside Heights5125 William AvenueCroxdale28-117-21-32-0153652250130.4117/9, Brookside Heights5129 William AvenueHoffman28-117-21-32-0152652750130.5216/9, Brookside Heights5133 William AvenueReaves28-117-21-32-0151653150130.6315/9, Brookside Heights5137 William AvenueGress28-117-21-32-0150653550130.742/8, Brookside Heights5104 William AvenueAnderson28-117-21-32-0119649950129.863/8, Brookside Heights5108 William AvenueErickson28-117-21-32-0120650350129.974/8, Brookside Heights5112 William AvenueSmith28-117-21-32-0121650750130.085 N 12 6/8, Brookside Heights5116 William AvenueErickson28-117-21-32-0122976975130.197 S 12 6/8, Brookside Heights5124 William AvenueAlbay28-117-21-32-0123977875130.418/8, Brookside Heights5128 William AvenueWeldon28-117-21-32-0124652450130.529/8, Brookside Heights5132 William AvenueBlakeman28-117-21-32-0125652850130.6310/8, Brookside Heights5136 William AvenueWeerasinghe28-117-21-32-0126653350130.7411/8, Brookside Heights5140 William AvenueField28-117-21-32-0127653750130.8512/8, Brookside Heights5144 William AvenueScheve28-117-21-32-0128654150130.9521/8, Brookside Heights5113 Bedford AvenueVan Bemmel28-117-21-32-0137650550130.0820/8, Brookside Heights5117 Bedford AvenueWoodcock28-117-21-32-0136651050130.1919/8, Brookside Heights5121 Bedford AvenueHorgen28-117-21-32-0135651450130.3018/8, Brookside Heights5125 Bedford AvenueVokoun28-117-21-32-0134651850130.4117/8, Brookside Heights5129 Bedford AvenueArneberg28-117-21-32-0133652250130.5216/8, Brookside Heights5133 Bedford AvenueZoraqi28-117-21-32-0132652750130.6315/8, Brookside Heights5137 Bedford AvenueRobichon28-117-21-32-0131653150130.7414/8, Brookside Heights5141 Bedford AvenueJacobson28-117-21-32-0130653550130.8513/8, Brookside Heights5145 Bedford AvenueTretten28-117-21-32-0129653950130.95F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwgFile No.OWNERSHIP MAP - HANKERSON TOWNHOMES Legal DescriptionR-1 Lots within 500 feet of Subject PropertyF.B. No. 1109-46 inv. 88603AMiscellaneous NotesPersonnel 7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comDONNAY HOMES9655 63RD AVENUE NORTHMAPLE GROVE, MN 55369The South Half of Lot 8 and all of Lots 9, 10, 11, and 12, Block 9, BROOKSIDE HEIGHTSHennepin County, Minnesotadrawn by:J. DyerDeveloper:Donnay Homes9655 63rd Avenue NorthMaple Grove, MN 55369Attn: Steve Benke612.290.5570Property Owner:Peter & Elizabeth Macdonagh5132 Hankerson AvenueEdina, MN 55436Surveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comProperty Address:5132 - 5148 Hankerson Avenue, Edina, MN 55436Property Identification Number:28117213201482811721320147Lot areas shown from Hennepin County Tax Records.Total Area of Parcel = 29,416 sq.ftMN 1MN 2MN 3MN 4HANKERSON TOWNHOMESSHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Site Plan Sheet 3 - Preliminary Plat Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading & Stormwater Erosion Control Plan Sheet 6 - Utility Plan Sheet 7 - Tree Protection Plan 961.0964.8967.2966.4967.6967.9968.7tcc962.54tcc954.66tcc954.27tcc960.60INV=950.81INV=950.62INV=950.48INV=950.45INV=951.41INV=946.56INV=946.55SSanitary Manholerim=954.32SSanitary Manholerim=954.07INV=945.84SSanitary Manholerim=960.03tcc961.37tcc960.49tcc960.01tcc958.58tcc957.24tcc955.84tcc954.45tcc954.18tcc954.14tcc954.30Gate Valvetcc956.22tcc958.08tcc961.31959.9958.1957.2957.9956.5956.3957.2957.6958.5958.2SignSignLightPolePowerPole959.7958.4961.5A/CA/C962.1962.1962.0962.0961.2960.1962.6Gate Valve960.4GuyAnchorTtped960.7960.4PowerPolePowerPoleGGasMeterA/CA/C958.6962.5A/C961.0963.4968.1A/C968.3964.6964.6966.2GGasMeter964.012" ash963.7967.1967.3FFE969.0967.5965.9966.7967.9967.9EElec.Meter968.0GF968.6tnh957.62150.50Timber WallFence on line+-WallB i t u m i n o u s B i t u m i n o u sOverhead Wires Overhead WiresOverhead WiresOverhead Wires35.030.31-STORYRESIDENCENo. 5124GARAGE HANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete CurbSanitary Sewer12" Storm14.014960956958962 960 958 962 962 964966962964966968 9 6 09549 5 6 958962520101096095896296096296296496696896896496635.035.212.512.521.321.912.612.510 2012'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch968.5968.5968.5967.8967.1966.4965.7965.0964.3963.6959.4 960.1 960.8 961.5 962.2 962.9 963.6 964.3 964.3 964.3 Catch BasinCatch Basins962.0Main Floor969.8Main Floor969.8Main Floor969.8Main Floor969.8Main Floor967.8Main Floor967.8Main Floor967.8Main Floor966.4Main Floor966.4Main Floor966.4967.6966.8966.6966.3965.75964.9964.0963.14.0% ±5.0% ±7.7% ±6.8% ±6.0% ±7.7% ±7.7% ±8.6% ±9.5% ±10.0% ±SCALE IN FEET20040F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwg 5 OF 7DATE:LIC. NO.:SHEET NO.PROJECT: 88603BREVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:HANKERSON TOWNHOMES5132-5148 HANKERSON AVENUEEDINA, MINNESOTAGRADING & STORMWATEREROSION CONTROL PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DONNAY HOMES9655 63RD AVENUE NORTHMAPLEGROVE, MINNESOTA 55369763.531.0714JEFFREY A. PRASCH, P.E.01.27.2052706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comSILT FENCE (TYP.)INLET PROTECTIONNOT TO SCALE45MINIMUM DOUBLE STITCHEDSEAMS ALL AROUND SIDEPIECES AND ON FLAP POCKETSFRONT, BACK, ANDBOTTOM TO BEMADE FROM SINGLEPIECE OF FABRICOVERFLOW HOLES (2 IN X 4IN HOLE SHALL BE HEAT CUTINTO ALL FOUR SIDE PANELS)USE REBAR OR STEEL RODFOR REMOVAL (FOR INLETSWITH CAST CURB BOXREPLACE ROD WITH WOOD 2IN X 4 IN). EXTEND 10 INBEYOND GRATE WIDTH ONBOTH SIDES, LENGTHVARIES. SECURE TO GRATEWITH WIRE OR PLASTIC TIES.LW12 W12 IN8 ININLET SPECIFICATIONS AS PERTHE PLAN DIMENSION LENGTH ANDWIDTH TO MATCH FLAP POCKET12 LROCK STABILIZING EXITNOT TO SCALE25PUBLIC ROADSURFACE FLOWCRUSHED ROCKPER SPECIFICATIONEXISTING GROUND6 IN MINIMUM GEOTEXTILEFABRICTAPER EDGESAT 1:11 IN - 2 IN CRUSHED ROCKRADIUS ASREQUIRED20' MINIMUM LENGTH EXIT WIDTH ASREQUIREDFLOW45°STRAW SEDIMENTCONTROL LOG1 IN X 2 IN X 24 IN LONG WOODEN STAKES.STAKES SHALL BE DRIVEN THROUGH THEBACK HALF OF THE SEDIMENT CONTROL LOGAT AN ANGLE OF 45 DEGREES WITH THETOP OF THE STAKE POINTING UPSTREAM.BACKFILL AND COMPACT SOILFROM TRENCH ON UPGRADIENTSIDE OF SEDIMENT CONTROL LOGPLACE SEDIMENT CONTROLLOG IN SHALLOW TRENCH(1 IN - 2 IN DEPTH)8 IN - 10 IN EMBEDMENT DEPTHSPACE BETWEEN STAKES SHALL BE A MAXIMUM OF 1 FT FOR DITCH CHECKSOR 2 FT FOR OTHER APPLICATIONS.BIOROLLSNOT TO SCALE35EXISTING GROUND5 FT MINIMUM LENGTH POSTAT 6 FT MAXIMUM SPACINGPLASTIC ZIP TIES (50 LBSTENSILE) LOCATED IN TOP 8 INGEOTEXTILE FABRIC,36 IN WIDETIRE COMPACTION ZONEMACHINE SLICE8 IN - 12 IN DEPTHFLOWFLOWSILT FENCE (MACHINE SLICED)NOT TO SCALE152 FT MINIMUM POST EMBEDMENTEXISTING GROUNDGENERAL GRADING NOTES:1.THE STANDARD SPECIFICATIONS FOR THE CITY OF EDINA SHALL APPLYEXCEPT WHERE MODIFIED BY THESE DOCUMENTS.2.THE CONTRACTOR SHALL NOTIFY "GOPHER STATE ONE CALL" 48 HOURSPRIOR TO ANY EXCAVATION. (1-800-252-1166)3.THE GRADING CONTRACTOR SHALL FIELD VERIFY ALL LOCATIONS ANDELEVATIONS OF UNDERGROUND UTILITIES WITH UTILITY COMPANIES PRIORTO ANY CONSTRUCTION, AND IMMEDIATELY NOTIFY THE ENGINEER OF ANYCONFLICTS.4.THE GRADING CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE ON THESITE AT ALL TIMES.5.EXISTING TOPSOIL SHALL BE SALVAGED TO PROVIDE 4" TOPSOIL COVERAGEOVER ALL DISTURBED AREAS TO BE REVEGETATED.6.ANY SEDIMENT REMAINING IN PLACE AFTER THE SILT FENCE HAS BEENREMOVED SHALL BE DRESSED TO CONFORM WITH THE EXISTING GRADE,PREPARED AND SEEDED OR SODDED AS DIRECTED BY THE CITY ENGINEER.7.NO FINISHED SLOPE SHALL EXCEED 4H : 1V UNLESS OTHERWISE NOTED.EROSION CONTROL NOTES:1.DONNAY HOMES IS RESPONSIBLE FOR THE CLEANLINESS OF THE SITE ANDTHE MAINTENANCE OF THE EROSION AND SEDIMENT CONTROLS AND CAN BEREACHED AT 763.531.0714.2.THE STREET WILL BE SWEPT CLEAN BEFORE THE END OF EACH DAY OFACTIVE CONSTRUCTION, WHEN SEDIMENT IS TRACKED INTO THE STREET.3.AREAS WITH SLOPES GREATER THAN 3 TO 1 AND AREAS NEXT TOWETLANDS/WATERBODIES GRADED OR EXPOSED DURING CONSTRUCTIONSHALL BE PROTECTED WITH TEMPORARY VEGETATION, MULCHING OR OTHERMEANS AS SOON AS PRACTICAL.4.ALL EXPOSED SOIL AREAS WILL BE STABILIZED AS SOON AS PRACTICAL.UNWORKED SOILS THAT REMAIN EXPOSED AND NOT IN USE FOR LONGERTHAN 14 DAYS WILL BE COVERED WITH TEMPORARY SEED (GRASS, OATS, ORWHEAT).5.NO CONCRETE WASHOUT SHALL OCCUR ON SITE UNLESS IT IS DONE WITH ANAPPROVED MINNESOTA POLLUTION CONTROL AGENCY (MPCA) DEVICE ORSTANDARD.6.STOCKPILES SHALL BE SURROUNDED WITH ADEQUATE PERIMETER CONTROLTO PREVENT SEDIMENTATION AND EROSION.7.INSTALL INLET PROTECTION FOR ALL STORM SEWER INLETS DOWNSTREAMOF THE SITE WITHIN ONE BLOCK OR AS DIRECTED BY THE CITY.8.SITE SHALL BE KEPT CLEAN AT ALL TIMES AND REFUSE PROPERTYCONTROLLED.9.TEMPORARY PUMPING SHALL NOT BE PERMITTED WITHOUT THE USE OF ANAPPROVED MINNESOTA POLLUTION CONTROL AGENCY (MPCA) DEVICE ORSTANDARD.10.SOIL COMPACTION SHALL BE MINIMIZED; AREAS OF COMPACTED SOIL WILL BEREMOVED OR LOOSENED VIA TILLING TO A DEPTH OF NO LESS THAN6-INCHES.11.THE CONTRACTOR SHALL INSPECT ON A WEEKLY BASIS AND AFTER ANYRAINFALL GREATER THAN 1" ALL EROSION CONTROL DEVICES AND MAKE ANYREPAIRS IMMEDIATELY. AN INSPECTION LOG SHALL BE KEPT ON SITEDETAILING THESE INSPECTIONS AND REPAIRS PERFORMED.ROCK STABILIZING EXITINLET PROTECTIONFRENCH DRAIN SOUTHPER DETAIL 2/6(13'X100')100-YEAR=958.05FRENCH DRAIN NORTHPER DETAIL 1/6(13'X80')100-YEAR=958.26 INV=950.81INV=950.62INV=950.48INV=950.45INV=951.41INV=946.56INV=946.55SSanitary Manholerim=954.32SSanitary Manholerim=954.07INV=945.84SSanitary Manholerim=960.03Gate ValveSignSignLightPolePowerPoleA/CA/CGate ValveGuyAnchorTtpedPowerPolePowerPoleGGasMeterA/CA/CA/CA/CGGasMeter12" ash963.7EElec.Metertnh957.62150.50Timber WallFence on line+-WallB i t u m i n o u s B i t u m i n o u sOverhead Wires Overhead WiresOverhead WiresOverhead Wires35.030.31-STORYRESIDENCENo. 5124GARAGE HANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete CurbSanitary Sewer12" Storm14.014520101035.035.212.512.521.321.912.612.510 2012'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch 12'0"2'0"8'0"34'6"12'0"7'6"12'0"30'0"20'0"74'0"Proposed BuildingAtriumPorch Catch BasinCatch BasinsMain Floor969.8Main Floor969.8Main Floor969.8Main Floor969.8Main Floor967.8Main Floor967.8Main Floor967.8Main Floor966.4Main Floor966.4Main Floor966.4SCALE IN FEET20040F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwg 6 OF 7DATE:LIC. NO.:SHEET NO.PROJECT: 88603BREVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:HANKERSON TOWNHOMES5132-5148 HANKERSON AVENUEEDINA, MINNESOTAUTILITY PLANI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.DONNAY HOMES9655 63RD AVENUE NORTHMAPLEGROVE, MINNESOTA 55369763.531.0714JEFFREY A. PRASCH, P.E.01.27.2052706JRDJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comCBRIM=953.64INV(SE)=951.41 (FIELD VERIFY)INV(NW)=952.5026 LF 6" HDPE @ 9.62%50 LF 6" HDPEDRAINTILE @ 0.40%40 LF 6" HDPEDRAINTILE @ 0.50%40 LF 6" HDPE @ 5.00%65 LF 6" HDPE @ 2.77%90 LF 10" STEEL CASING PIPE90 LF 6" HDPE @ 2.77%80 LF 10" STEEL CASING PIPE80 LF 6" HDPE @ 2.83%40 LF 10" STEEL CASING PIPE65 LF 6" HDPE @ 2.83%CONNECT TO EXISTINGSANITARY SEWER INV=946.4±CONNECT 8" PVC SANITARY SERVICE TOEXISTING SANITARY SEWER INV=946.0±CONNECT 4" WATER SERVICE TOEXISTING WATERMAINCONNECT TO EXISTING WATERMAINLANDSCAPE GRATERIM=965.90INV=957.10LANDSCAPE GRATERIM=967.30INV=954.84INV=955.00LANDSCAPE GRATERIM=958.00INV=955.00LANDSCAPE GRATERIM=961.30INV=957.00INV=957.20LANDSCAPE GRATERIM=968.20INV=956.80LANDSCAPE GRATERIM=967.30INV=959.30INV=955.00LANDSCAPE GRATERIM=965.90LANDSCAPE GRATERIM=967.30LANDSCAPE GRATERIM=969.30INV=953.00INV=955.20FRENCH DRAIN SOUTH NOT TO SCALE26NOTE:CONSTRUCT BOTTOM OF FRENCH DRAINSYSTEM ON A LEVEL PLANE.FINAL GRADE (VARIES)13.0'6" HDPE DRAINTILE OUTLETINV=955.00PLACED ON APPROVED /UNCOMPACTED SUBGRADECLEAN SAND953.006" HDPE DRAINTILE INTLET955.50FRENCH DRAIN NORTH NOT TO SCALE16NOTE:CONSTRUCT BOTTOM OF FRENCH DRAINSYSTEM ON A LEVEL PLANE.FINAL GRADE (VARIES)13.0'6" HDPE DRAINTILE OUTLETINV=957.00PLACED ON APPROVED /UNCOMPACTED SUBGRADECLEAN SAND955.006" HDPE DRAINTILE INTLET957.50NOTES:1.ALL SANITARY SERVICES SHALL HAVE A MINIMUM OF 2.5% SLOPE.2.ALL INDIVIDUAL SANITARY SERVICES BRANCHING OFF THE 8" PVCSERVICE IN THE STREET SHALL BE 4" SANITARY SERVICES.3.ALL INDIVIDUAL WATER SERVICE BRANCHING OFF THE 4" SERVICEIN THE STREET SHALL BE 1" WATER SERVICES.REDUCE TO 1" COPPER WATERSERVICE AND CURB STOPFOR EACH UNIT (TYPICAL) 961.0964.8967.2966.4967.6967.9968.7tcc962.54tcc954.66tcc954.27tcc960.60INV=950.81INV=950.62INV=950.48INV=950.45INV=951.41INV=946.56INV=946.55SSanitary Manholerim=954.32SSanitary Manholerim=954.07INV=945.84SSanitary Manholerim=960.03tcc961.37tcc960.49tcc960.01tcc958.58tcc957.24tcc955.84tcc954.45tcc954.18tcc954.14tcc954.30Gate Valvetcc956.22tcc958.08tcc961.31959.9958.1957.2957.9956.5956.3957.2957.6958.5958.2SignSignLightPolePowerPoletwin" 18961.617" pine960.322" three961.6959.7958.4961.5962.1962.1962.0962.0961.2960.15" oak961.78" oak961.9962.636" elm963.6Gate Valve960.4GuyAnchorTtped960.7960.4PowerPolePowerPole958.6962.5961.030" maple964.3963.4968.17" spruce967.7968.3964.6964.6966.2964.012" ash963.7967.1967.3FFE969.0967.5965.9966.7967.9967.9EElec.Meter968.0GF968.6tnh957.62150.50Timber WallFence on line+-WallB i t u m i n o u s B i t u m i n o u sOverhead Wires Overhead WiresOverhead WiresOverhead Wires35.030.31-STORYRESIDENCENo. 5124GARAGE HANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete CurbSanitary Sewer12" StormN 00°07'17" W 225.00 N 89°49'57" E 130.46N 89°47'06" E 130.95N 00°00'12" E 225.11 14.014960956958962 960 958 962 962 964966962964966968 9 6 09549 5 6 958962520101096095896296096296296496696896896496635.035.212.512.521.321.912.612.5 N 89°49'57" E 130.88N 89°49'57" E 130.84N 89°49'57" E 130.79N 89°49'57" E 130.75N 89°49'57" E 130.70N 89°49'57" E 130.66N 89°49'57" E 130.62N 89°49'57" E 130.57N 89°49'57" E 130.5332.5020.00 32.5020.0020.0020.0020.0020.0020.0020.0020.0020.0020.0020.0020.0020.0020.0020.0032.6132.5010 20PorchPorchPorchPorchPorchPorchPorchPorchPorchPorchCatch BasinCatch Basins962.0967.6966.8966.6966.3965.75964.9964.0963.1GroundCover=RoofsGroundCover=RoofsGroundCover=Roofs GroundCover=Paved parkingGroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=Roofs GroundCover=RoofsGroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parking GroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parkingGroundCover=Paved parking F:\survey\brookside heights - henn\8-12-9\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwgFile No.Certification Legal Description Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992The only easements shown are from plats of record or information provided by client.I certify that this plan, specification, or report was prepared by me or under my direct supervisionand that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.TREE PROTECTION PLANTREE PRESERVATION PLAN7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comTREE PROTECTION - HANKERSON TOWNHOMESMiscellaneous NotesPersonnel basis of bearings is assumedLegendx000.0Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresSilt FenceDenotes Existing Contours123SpeciesTree SizeTree HealthRemove/ProtectAsh12"GoodProtectMaple30"GoodRemoveSpruce7"GoodRemoveElm36"GoodRemoveOak8"GoodRemoveOak5"GoodRemoveDeciduous22" TriGoodRemoveConiferous18" TwinGoodRemovePine17"GoodRemoveF.B. No. 1109-46 inv. 88603ADONNAY HOMES9655 63RD AVENUE NORTHMAPLE GROVE, MN 55369The South Half of Lot 8 and all of Lots 9, 10, 11, and 12, Block 9, BROOKSIDE HEIGHTSHennepin County, MinnesotaPrepared this 24th day of January 2020.drawn by:J. DyerSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comProperty Address:5132 - 5148 Hankerson Avenue, Edina, MN 55436Property Identification Number:28117213201482811721320147Benchmark:Top nut of hydrant at Hankerson Ave. S. and 52nd Street W.Elevation = 957.62Total Area of Parcel = 29,416 sq.ftProperty is in Flood Zone "X" (an Area of minimal flood hazard) per FEMA FloodZone Map No. 27053C0361F, dated 11/04/2016.Title insurance commitment showing property description and anyencumbrances of record not provided, survey subject to change.MN 1MN 2MN 3MN 4MN 5MN 6456789123456789Developer:Donnay Homes9655 63rd Avenue NorthMaple Grove, MN 55369Attn: Steve Benke612.290.5570Property Owner:Peter & Elizabeth Macdonagh5132 Hankerson AvenueEdina, MN 55436HANKERSON TOWNHOMESLOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10SHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Site Plan Sheet 3 - Preliminary Plat Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading & Stormwater Erosion Control Plan Sheet 6 - Utility Plan Sheet 7 - Tree Protection PlanSCALE IN FEET20040 Braemar Golf Course Bredesen Park Rosland Park Pamela Park Lewis Park Highlands Park Walnut Ridge Park Todd Park Garden Park Heights Park Van Valkenburg Park Fred Richards Golf Course Creek Valley Park Lake Edina Park Krahl Hill Normandale Park Weber Field Park Arneson Acres Park Countryside Park Alden Park Utley Park Yorktown Park Wooddale Park Arden Park York Park Cornelia Park Strachauer Park Fox MeadowPark Edinborough Park KojetinPark McGuirePark BirchcrestPark SherwoodPark Melody LakePark Williams Park ChowenPark St. John'sPark TingdalePark BrowndalePark GrandviewSquare FrankTupa Park Courtney Fields ?úA@ ?ÞA@ )y Mud Lake )y ?ÞA@ ?úA@ LakeEdina Mirror Lake Lake Cornelia ArrowheadLake Hi ghlandsLake IndianheadLake Melody Lake LakePamela HawkesLake Harvey Lake Centennial Lake Minnehaha Creek N i n e M i l e C r e e k Nine Mile Creek Canadian Pacific RailroadCanadian Pacific RailroadBLAKE RDSCHAEFER RDVERNON AVEFRANCE AVE SXERXES AVE SCAHILL RD70TH ST W 66TH ST W YORK AVE SINTERLACHEN BLVD MALONEY AVE 44 T H S T W 50TH ST W 54TH ST W 58TH ST W GLEASON RD70TH ST W 76TH ST W DEW EY HILL RD VALLEY VIEW RD VALLEY VIEW RD M I N N E S O T A D R78TH ST W / Engineering DeptMay 2018 Pedestrian Facilities Proposed FacilitiesExisting Facilities Existing Sidewalk Existing Park Pa thway Nine Mile Creek Regiona l Trail New Primary Sidewalk New Secondary Sid ewalk New Shared Use Path Upgrade to Sh ared Use Pa th Twin Loops Facility Date: Marc h 11, 2020 Agenda Item #: VI I.A. To:P lanning C ommission Item Type: F rom:Liz O ls on, Administrative S upport S pecialist Item Activity: Subject:Annual Meeting (Elec tion of O ffic ers ) C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: I N TR O D U C TI O N: Discuss Annual Meeting.