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HomeMy WebLinkAbout2020-05-27 Planning Commission Regular Meeting PacketAgenda Plan n ing Com m ission City Of Edina, Minnesota VIRTUAL MEETING Me m be rs of the pu blic can participate in on e of the pu blic he arin gs by: • Le avin g a voicem ail at 952-826-0377. • Subm ittin g com m e n ts online at Be tterTogethe rEdin a.org. • Callin g 800-374- 0221 with Confe rence ID 8968709 the m e eting. An ope rator will place you into a queue until it is your turn to spe ak. You do not nee d to call until you are re ady to spe ak. Com m ents subm itte d by voice m ail, online or ove r the phone during the m ee ting will be equally considere d. The re is no ne ed for a pe rson to su bm it the sam e com m e n ts in m ore than on e way. Wednesday, May 27, 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: April 29, 2020 B.Planning Commission Minutes: May 13, 2020 V.Public Hearings A.Continue Public Hearing to June 10, 2020. Subdivision with Variances at 5928 Abbott Avenue South for Second Story Build B.Comprehensive Plan Amendment & Preliminary Rezoning – Corner of Hankerson Avenue and 52nd Street West (5132 and 5136-48 Hankerson Avenue) for Donnay Homes VI.Reports/Recommendations A.Sketch Plan Review - 4525 Valley View Road VII.Correspondence And Petitions VIII.Chair And Member Comments IX.Sta; Comments X.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: May 27, 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: April 29, 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: P lease approve the P lanning C ommission Meeting Minutes from April 29, 2020. I N TR O D U C TI O N: AT TAC HME N T S: Description Planning Commission Minutes : April 29, 2020 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 1 of 5 Minutes City Of Edina, Minnesota Planning Commission WexEx Virtual Meeting April 29, 2020 I. Call To Order Chair Nemerov called the meeting to order at 7:00 PM. II. Roll Call Answering the roll call were: Commissioners Miranda, Berube, Strauss, Bennett, Agnew, Douglas, and Chair Nemerov. Staff Present: Cary Teague, Community Development Director, Emily Bodeker, Assistant Planner, Kris Aaker, Assistant Planner, Liz Olson, Administrative Support Specialist, Jennifer Bennerotte, Communications Director. Absent from the roll call: Commissioners Thorsen, Velavuli, Melton, Olsen. III. Approval Of Meeting Agenda Chair Nemerov indicated under the Public Hearings Item V.A. (B-20-10, A 18.6-foot front yard setback variance to the required front yard setback along Morningside Road at 4248 Alden Drive) has been continued to the May 13, 2020 Planning Commission meeting. He asked for a motion for the continuance. Commissioner Nemerov moved that the Planning Commission continue the public hearing to the May 13, 2020 meeting. Commissioner Strauss seconded the motion. Motion carried. Commissioner Berube moved to approve the April 29, 2020, agenda. Commissioner Agnew seconded the motion. Motion carried. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, April 15, 2020 Commissioner Berube moved to approve the April 15, 2020, meeting minutes. Commissioner Agnew seconded the motion. Motion carried. V. Public Hearings Chair Nemerov acknowledged that the City received comments on Better Together Edina and the voicemail line for the public hearings being considered. A. Continued Public Hearing for 4248 Alden Drive to May 13, 2020. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 2 of 5 B. B-20-11, A 1.91 Foot First Floor Height Variance for a New Home at Woodland Circle Assistant Planner Aaker presented the request of a 1.91-foot first floor height variance for a new home at 89 Woodland Circle. Staff recommended approval of the variance, as requested subject to the findings and conditions listed in the staff report. Appearing for the Applicant Mr. Chris Volker and Ms. Anna Duray, introduced themselves and addressed the Commission. Public Hearing Mr. and Mrs. Gordon Stoffer, 91 Woodland Circle, sent an email to the City indicated support for the variance. Commissioner Berube moved to close the public hearing. Commissioner Strauss seconded the motion. Motion carried. The Commission discussed this item and pointed out that: • The overall height of the house is well within compliance • Variance is needed in order to get out of the flood plain area Motion Commissioner Strauss moved that the Planning Commission recommend approval of the 1.91 Foot First Floor Height Variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Berube seconded the motion. Motion carried unanimously. C. Preliminary Plat with Multiple Variances - 7413 and 7425 York Terrace for Blaz Rasul Director Teague presented the request of a preliminary plat with multiple variances for 7413 and 7425 York Terrace for Blaz Rasul. Staff recommends approval of the preliminary plat with multiple variances, as requested subject to the findings and conditions listed in the staff report. Staff answered the Commission’s questions. Appearing for the Applicant Mr. Rasul introduced himself and addressed the Commission and answered questions. Public Hearing Mr. John Sundahl, 7409 York Terrace, addressed the Commission and indicated support for the preliminary plat with variances. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 3 of 5 Mr. Alexander Tochit, addressed the Commission and indicated support for the preliminary plat with variances. Commissioner Berube moved to close the public hearing. Commissioner Agnew seconded the motion. Motion carried. The Commission discussed this item and pointed out that: • This does not change the character of the neighborhood • This is a unique area of Edina and is kind of an isolated neighborhood Motion Commissioner Bennett moved that the Planning Commission recommend approval to the City Council of the Preliminary Plat with Multiple Variances as outlined in the staff memo subject to the conditions and findings therein. Commissioner Strauss seconded the motion. Motion carried 6 ayes, 1 nay (Agnew). D. Parking Stall Variance and Revised Final Development Plan – 4500 France for Orion Investments Director Teague presented the request of a parking stall variance and revised final development plan for 4500 France for Orion Investments. Staff recommends denial of the parking stall variance and revised final development plan. Staff answered Commission questions. Appearing for the Applicant Mr. Max Moreland, Spack Solutions introduced himself and answered questions. Mr. Ted Carlson, applicant, introduced himself and addressed the Commission. Public Hearing Ms. Sara Lathrop, 4008 Sunnyside Road, addressed the Commission and opposed this variance. Mr. Mark Schmidt, 4011 Sunnyside, addressed the Commission indicating he opposed this variance. Mr. Richard Cook, 4360 France Avenue addressed the Commission and indicated he was opposed to it. Ms. Mary Kay Reistad, 4055 Sunnyside Road, addressed the Commission and requested denial. Ms. Susan Peterson, 4060 Sunnyside, addressed the Commission opposing this request. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 4 of 5 Mr. Robert Cundy, 4521 Drexell Avenue, addressed the Commission and indicated his support of the variance. Mr. Rich Nasser, 3930 West 43rd Street, addressed the Commission and supported the variance. Commissioner Agnew moved to close the public hearing. Commissioner Miranda seconded the motion. Motion carried. Staff suggested possible conditions if the Planning Commission wished to approve the variance. The Commission discussed questions with staff. Motion Commissioner Agnew moved that the Planning Commission recommend approval of the Parking Stall Variance and Revised Final Development Plan subject to the findings and conditions in the staff memo, taking out references to the Mason Lodge, and amending condition #2 to require the provision of an off-street parking agreement on the property to the south (Gateway Bank site) to cover the shortage of parking stalls according to the Spack Solutions parking study. Commissioner Miranda seconded the motion. Motion carried 5 ayes, 2 nays (Douglas, Nemerov). VII. Reports/Recommendations None. VIII. Correspondence and Petitions None. IX. Chair and Member Comments Chair Nemerov stated the Planning Commission is planning on having a work session on May 27, 2020 regarding the Ordinance amendments. He thought it was important to address those things sooner then later. He asked the Commission to send him and Planner Teague ideas for other work session items to discuss. Commissioner Bennett expressed his gratitude to City Staff for all of the work they do, and he also thanked all of the residents that comment on the items and watch the meetings and also the Commissioners for all they do as well. X. Staff Comments Planner Teague updated the Commission on the Comprehensive Plan. XI. Adjournment Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 5 of 5 Commissioner Agnew moved to adjourn the April 29, 2020, Meeting of the Edina Planning Commission at 10:48 PM. Commissioner Miranda seconded the motion. Motion carried. Date: May 27, 2020 Agenda Item #: I V.B. 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: May 13, 2020 Disc ussion 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: P lease approve the P lanning C ommission Meeting Minutes from May 13, 2020. I N TR O D U C TI O N: AT TAC HME N T S: Description Planning Commission Minutes : May 13, 2020 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 1 of 4 Minutes City Of Edina, Minnesota Planning Commission WexEx Virtual Meeting May 13, 2020 I. Call To Order Chair Nemerov called the meeting to order at 7:04 PM. II. Roll Call Answering the roll call were: Commissioners Miranda, Berube, Thorsen, Strauss, Olsen, Agnew, and Chair Nemerov. Staff Present: Cary Teague, Community Development Director, Emily Bodeker, Assistant Planner, Liz Olson, Administrative Support Specialist, Jennifer Bennerotte, Communications Director. Absent from the roll call: Commissioner Velavuli, Bennett, Douglas. III. Approval Of Meeting Agenda Commissioner Thorsen moved to approve the May 13, 2020, agenda. Commissioner Strauss seconded the motion. Motion carried. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, April 29, 2020 Chair Nemerov requested staff note resident participation in the minutes. The Commission discussed this item. The minutes were tabled until the next meeting for staff to add language. V. Public Hearings Chair Nemerov acknowledged that the City received comments on Better Together Edina and the voicemail line for the public hearings being considered. A. B-20-10, A 18.6-Foot Front Yard Setback Variance to the required front yard setback along Morningside Road at 4248 Alden Drive Assistant Planner Bodeker presented the request of a 18.6 Foot Front Yard Setback Variance to the required front yard setback along Morningside Road at 4248 Alden Drive. Staff recommends approval of the Front Yard Setback Variance, as requested subject to the findings and conditions listed in the staff report. Staff answered the Commission’s questions. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 2 of 4 Appearing for the Applicant Mr. Curt Brekke, introduced himself and addressed the Commission. Public Hearing Mr. Frank Wassmer, 4246 Alden Drive, addressed the Commission with suggestions for driveway changes and comments on the size of the house. Mr. Andy Warner, 4107 Morningside, addressed the Commission and voiced his disappointment in the changes. Mr. Scott Nelson, 4244 Alden Drive, addressed the Commission with concerns about the size of the building and neighboring property trees. Ms. Nicole Williams, 3915 Morningside, addressed the Commission and indicated she was not in favor of the variance. Commissioner Strauss moved to close the public hearing. Commissioner Berube seconded the motion. Motion carried. Staff answered additional Commission questions. Mr. Brekke answered resident comments and questions. The Commission discussed the proposal Chair Nemerov asked Mr. Brekke if he would like to come back with a revised plan to address commission concerns or have the Commission vote on this item. Mr. Brekke addressed the Commission with his concerns and asked if the Commission could vote on this. Mr. Terry Robertson and Ellie Jelsing, Potential owners of the property, addressed the Commission. The Commission continued with its discussions. Motion Commissioner Olson moved that the Planning Commission recommend denial of the 18.6 Foot Front Yard Setback Variance to the required front yard setback along Morningside Road at 4248 Alden Drive based on the fact that the variance will alter the essential character of the neighborhood. Commissioner Miranda seconded the motion. Motion failed 3 ayes (Agnew, Olsen, Miranda), 4 nays (Strauss, Thorsen, Berube, Nemerov). Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 3 of 4 Commissioner Thorsen moved that the Planning Commission recommend approval of the 18.6 Foot Front Yard Setback Variance to the required front yard setback along Morningside Road at 4248 Alden Drive as outlined in the staff memo subject to the conditions and findings therein. Commissioner Berube seconded the motion. Motion Failed 3 ayes (Strauss, Thorsen, Berube) 4 nays (Agnew, Olsen, Miranda, Nemerov). Chair Nemerov moved that the Planning Commission recommend denial of the 18.6 Foot Front Yard Setback Variance to the required front yard setback along Morningside Road at 4248 Alden Drive based on the fact that the variance will alter the essential character of the neighborhood, size of the home and location of the garage and amount of setback on Morningside. Commissioner Agnew seconded the motion. Motion Failed 3 ayes (Agnew, Miranda, Nemerov) 4 nays (Olsen, Strauss, Thorsen, Berube). The Commission asked if the applicant could come back with a revised plan for the driveway. The Applicant discussed issues with the Commission with a possible revised plan. Commissioner Thorsen moved that the Planning Commission recommend approval of the 18.6 Foot Front Yard Setback Variance to the required front yard setback along Morningside Road at 4248 Alden Drive as outlined in the staff memo subject to the conditions and findings therein. Commissioner Berube seconded the motion. Motion carried 4 ayes (Agnew, Strauss, Thorsen, Berube) 3 nays (Olsen, Miranda, Nemerov). VII. Reports/Recommendations None. VIII. Correspondence and Petitions None. IX. Chair and Member Comments Commissioner Miranda commented on some of the projects that were approved by the Commission in the past few years that are coming to completion. Chair Nemerov mentioned the Planning Commission work session coming up in the next two weeks. He noted Commissioner Douglas will be leaving the Planning Commission as well as Commissioner Melton. X. Staff Comments Planner Teague reported Planning Commission items that were brought forward to the City Council for review and approval. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 4 of 4 XI. Adjournment Commissioner Thorsen moved to adjourn the May 13, 2020, Meeting of the Edina Planning Commission at 9:20 PM. Commissioner Agnew seconded the motion. Motion carried. Date: May 27, 2020 Agenda Item #: V.A. 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 ontinue P ublic Hearing to June 10, 2020. S ubdivis ion with Varianc es at 5928 Abbott Avenue S outh for S ec ond S tory Build 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 Subdivision. I N TR O D U C TI O N: S econd Story B uild is requesting a Subdivision with Variances at 5928 Abbott Avenue. T he existing home on the lot would be torn down, and two new homes built on the new parcels. Both lots would gain access off Abbott Avenue. T his lot was originally platted as two lots. T he applicants are proposing to restore the original plat. AT TAC HME N T S: Description Staff Report Proposed Plans Proposed Plat Applicant Narrative Site Location & Street View Recent Subdivis ions May 27, 2020 Planning Commission Cary Teague, Community Development Director PUBLIC HEARING: Preliminary Plat with Variances for 5928 Abbott Avenue Information / Background: Second Story Build is requesting a Subdivision with Variances at 5928 Abbott Avenue. The existing home on the lot would be torn down, and two new homes built on the new parcels. Both lots would gain access off Abbott Avenue. This lot was originally platted as two lots. The applicants are proposing to restore the original plat. (See applicant narrative and plans attached.) To accommodate the request the following is required: 1. A subdivision; 2. Lot width variances from 75 feet to 49.8 feet for both lots; 3. Lot area variances from 9,000 square feet to 6,391 and 6,331 square feet; and 4. Lot depth from 135 feet to 127 feet for both lots. Within this neighborhood, the median lot area is 6,745 square feet, median lot depth is 129.9 feet, and the median lot width is 50 feet. (See attached median calculations.) Surrounding Land Uses The lots on all sides of the subject properties are zoned and guided low-density residential. Existing Site Features The existing site contains a single-family home. STAFF REPORT Page 2 Planning Guide Plan designation: Single-dwelling residential Zoning: R-1, Single-dwelling district Lot Dimensions Area Lot Width Depth REQUIRED 9,000 s.f. 75 feet 135 feet Lot 1 6,391 s.f.* 49.8 feet* 127 feet* Lot 7 6,331 s.f.* 49.8 feet* 127 feet* * Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and found them acceptable, subject to conditions. (See the attached memo from the city engineer.) Drainage would flow to the street in the front yard and to the rear toward rainwater garden/infiltration basins that would be constructed in the rear yard of each lot adjacent to the alley. (See attached grading and drainage plan.) The existing site does not have proper drainage—relatively flat with large depressions. The applicant must provide additional information to ensure no net increase in risk to private property due to the increase in proposed impervious surface and fill. Engineering believes this can be accomplished at the time of final plat and building permit review. A final grade as-built survey and inspection will be required to verify compliance with the approved stormwater plan. Any disturbance to the roadway caused by the construction of the new homes must be repaired. The detailed grading plans would be reviewed by the city engineer at the time of a building permit application. A construction management plan will be required for the construction of the new home. Specific hook-up locations would be reviewed at the time of a building permit for each lot. A Minnehaha Creek Watershed District permit would also be required. Tree Removal Per the City’s tree ordinance, trees may be removed within a 10-foot radius of building pads and a 5-foot radius of driveways. Any tree removed outside of those areas would need to be replaced. A more detailed review would occur at the time of building permit review for each lot. STAFF REPORT Page 3 History of Subdivision Requests with Variances The City of Edina has considered several subdivision requests with variances in this general area. (See attached area map.) The following is the history in the past 15 years: History of Recent Subdivisions with Variances 1. In 2006, the property at 5901 France Avenue received variances to build four (4) 66-foot wide lots consistent with the area. (Median = 9,269 s.f. & 73 feet wide.) 2. In 2008, 6120 Brookview Avenue was proposed to be divided into two (2) 50-foot lots; however, the applicant withdrew the request before action was taken. (Median = 6,700 s.f. & 50 feet wide.) 3. In 2009, a 100-foot lot at 5920 Oaklawn was granted variances to divide into two (2) 50-foot lots. (Median = 6,699 s.f. & 50 feet wide.) 4. In 2011, the property at 5829 Brookview was granted variances to divide into two (2) 50-foot lots. (Median = 6,769 s.f. & 50 feet wide.) 5. In 2012, the property at 6109 Oaklawn was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 6,701 s.f. & 50 feet wide.) 6. In 2012, 6120 Brookview was again proposed for subdivision. That request was denied. (Median = 6,700 s.f. & 50 feet wide.) 7. In 2012, 5945 Concord was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 8. In 2015, a 100-foot lot at 5825 Ashcroft Avenue was granted variances to divide into two (2) 50-foot lots. (Median = 6,790 s.f. & 50 feet wide.) 9 In 2015, 5945 Concord was approved for a request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 10. In 2016, 5845 Kellogg Avenue was denied a request to subdivide the property into two (2) 50-foot lots. (Median = 6,715 s.f. & 50 feet wide.) 11. In 2017, 6124 Ewing Avenue was approved for a request to subdivide into two (2) lots with lot width and area variances. (Median = 11,500 s.f. & 80 feet wide.) 12. In 2017, 5404 Park Place was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 65 feet for each lot; and lot area variances from 9,000 square feet to 8,705 and 8,840 square feet. (Median = 8,107 s.f. & width was 60 feet wide.) STAFF REPORT Page 4 13. In 2019, 5841 Oaklawn was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 50 feet for one lot; and lot area variances from 9,000 square feet to 8,793 and 6,694 square feet. 14. In 2019, 4625 Lexington was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 60 feet for both lots, and lot area variances from 9,306 square feet to 8,106 and 8,128 square feet. (Median area - 9,306 square feet, median lot depth - 135 feet, and the median lot width 68 feet) 15. In 2020, 5928 Ashcroft was denied a request to subdivide into two (2) lots with lot width variances from 75 feet to 50 feet for both lots, and lot area variances from 9,000 square feet to 6,813 and 6,790 square feet. (Median area – 8,841 s.f., median lot depth – 135 and median width was 66 feet.) In the instances when subdivisions have been denied, the area immediately surrounding the site contained a wide variety of lot sizes. In instances when subdivisions have been approved, the requesting lot was oversized (usually twice as large) compared to lots in the immediate area. This is the largest lot on this block as it is 100 feet wide. All homes facing Abbott are 50 feet in width. There are two 75 feet wide lots across the alley to the west. Primary Issue Are the findings for a variance met? • Are the findings for a variance met? Yes. Staff believes that the findings for a Variance are met for this subdivision. Per state law and 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 meets the variance standards, when applying the three conditions: a) Will the proposal relieve practical difficulties that prevent a reasonable use from complying with the ordinance requirements? Yes. 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. The practical difficulties include the location of the alley along the south and west lot lines that slightly reduced the size of the lots compared to most of this neighborhood, where there are no alleys. Also, the previous property owners did not develop on the lot that is proposed to be divided. The original owner purchased two lots and combined them into one lot and built a home over the two lots. (See the attached original plat.) The requested variances to split this STAFF REPORT Page 5 lot are reasonable in the context of this block. The lots to the north and west are all similar in size to the requested lot division. This lot is 100 feet in width; every other lot facing Abbott Avenue on this block is 50 feet wide. The proposed subdivision would result in two lots more characteristic of this block. If the variances were denied, the applicant would be denied a subdivision of property which the lots would be the same or like existing lots in the area. The applicant is proposing to restore the lots into the form of the original plat. b) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The circumstances regarding the size of the lot, and that a previous property owner built on and developed the site from two lots into one. That condition was not created by the applicant. c) Will the variance alter the essential character of the neighborhood? No. The proposed improvements requested by the variance would not alter the essential character of the neighborhood. Two new single-family homes would be constructed on lots similar in size to the lots to the north and east. Options for Consideration As demonstrated on pages 3-4 of this report, there are options for consideration when considering a subdivision like this one. The following outlines options for the Planning Commission and City Council to consider. Denial Recommend that the City Council deny the proposed two lot subdivision of 5928 Abbott Avenue South with lot width variances from 75 feet to 49.8 feet for both lots; lot area variances from 9,000 square feet to 6,391 and 6,331 square feet; and lot depth from 135 feet to 127 feet for both lots. Denial is based on the following findings: 1. The Subject Property is a conforming single-family residential lot with a new single-family house and has a taxable market value of $320,100. Reasonable use of the property exists today. 2. There are no practical difficulties in complying with the zoning ordinance standards. The requested variances to split this lot are not reasonable in the context of the immediate neighborhood. The existing lot is oversized. The lot is generally consistent with the two lots to the west that are oversized at 75 feet wide. The Subject Property is 100 feet wide. 3. The practical difficulty alleged by the applicant’s proposal to subdivide the property is self- created. STAFF REPORT Page 6 4. The need for the variance is created only by Applicant’s desire to maximize the return on its investment. Such economic considerations alone do not constitute practical difficulties. Approval Recommend that the City Council approve the proposed two lot subdivision of 5928 Abbott Avenue South with lot width variances from 75 feet to 49.8 feet for both lots; lot area variances from 9,000 square feet to 6,391 and 6,331 square feet; and lot depth from 135 feet to 127 feet for both lots. Approval is based on the following findings: 1. Except for the variances, the proposal meets the required standards and ordinance for a subdivision. 2. The proposal re-establishes the original plat of two lots. 3. The requested variances to split this lot are reasonable in the context of this block. The lots to the north and west are all similar in size. This lot is 100 feet in width; every other lot facing Abbott Avenue on this block is 50 feet wide. The proposed subdivision would result in two lots more characteristic of this block. 4 The practical difficulties include the location of the alley along the south and west lot lines that slightly reduced the size of the lots compared to most of this neighborhood, where there are no alleys. Also, the previous property owners did not develop on the lot that is proposed to be divided. The original owner purchased two lots and combined them into one lot and built a home over the two lots. If the variances were denied, the applicant would be denied a subdivision of property which the lots would be the same or like existing lots in the area. Approval is subject to the following conditions: 1. The City must approve the final plat within one year of preliminary approval or receive a written application for a time extension or the preliminary approval will be void. 2. Prior to issuance of a building permit, the following items must be submitted: a. Submit evidence of Minnehaha Creek Watershed District approval. The City may require revisions to the preliminary plat to meet the district’s requirements. b. A curb-cut permit must be obtained from the Edina engineering department. c. A grading, drainage and erosion control plan subject to review and approval of the city engineer. The proposed plans shall meet all conditions outlined in the engineering memo dated May 19, 2020. d. There shall be no increase in peak rate or volume to neighboring private property. STAFF REPORT Page 7 e. Any disturbance to the roadway caused by the construction of the new homes must be repaired by replacing the asphalt pavement from curb-to-curb and from saw-cut to saw-cut. f. A construction management plan will be required for the construction of the new homes. g. Utility hook-ups are subject to review of the city engineer. h. New homes shall conform to the city’s tree ordinance. Staff Recommendation Recommend that the City Council approve the proposed two lot subdivision of 5928 Abbott Avenue South with lot width variances from 75 feet to 49.8 feet for both lots; lot area variances from 9,000 square feet to 6,391 and 6,331 square feet; and lot depth from 135 feet to 127 feet for both lots, subject to the findings and conditions above. Deadline for a City Decision: August 5, 2020 891.8892.3892.2891.8891.8892.8893.2893.5GF894.1894.0FFE896.1895.9893.6893.2892.3892.4893.3tcc892.43tcc892.22tcc892.03tcc891.98tcc891.89tcc891.84tcc891.84PowerPole892.3GuyAnchorSign892.1891.4891.2891.3891.2891.65" quad891.4891.5891.4891.5891.6892.26"891.7FFE894.1892.6GGasMeter892.3892.3892.1892.6893.3892.5892.5891.9892.2892.3892.9892.6892.4892.7892.6892.5892.3892.3892.5892.6892.5892.6892.7892.6892.9892.6892.3892.0892.6Manholerim=892.44EElec.Meter892.3891.7892.5892.3892.2892.1892.3892.4892.5891.5891.3A/C892.0891.7891.7891.5891.548"892.5891.8891.6891.7891.7891.5891.9891.8891.2891.8892.1891.9891.6892.0892.1891.4891.4891.2892.0891.2GF892.6892.3892.3893.7893.7893.6893.4892.8GuyAnchorPowerPole892.5892.5892.5892.7892.9893.1892.9892.3892.3892.1892.0892.1891.7891.7892.0892.2893.6893.8891.928.212.12.318.010.611.64.922.220.064.0 S 89°30'54" E 127.53S 89°30'54" E 122.26S 00°01'26" E 94.6599.657.10S 44°46'10" EO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e slandscape timberslandscape timbersC o n c r e t eC o n c r e t eC o n c r e t eD e c k Concrete curb B i t u m i n o u s P o r c hlandscape timbersC o n c.cant. S 00°08'06" W Meas 100.0 PlatMeas 95.0 Plat ABBOTT AVE. S. A L L E YA L L E YA L L E Y606014 146014 brick planter49.8244.8249.82 49.82S 89°30'54" E 127.39Meas. 127.94 PlatMeas. 122.93 Plat20.428.8 34.931.3 35.39" VCP Sanitary Sewer 6" CIP Watermain 892893 8938958928938948928928928928928928921-STORY FRAMENo.5928 1-STORY FRAMENo.5924P a v e r s1-STORY FRAMENo.3400 894.6893.54.3 5.3892.2F:\survey\harriet manor 2nd addition - hennepin\8-9-5\01 Surveying - 88918\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1113-49 inv. 88918CertificationPETE & LYNDA MICHIELUTTI5433 WOODCREST DRIVEEDINA, MN 55424 Legal DescriptionLots 8 and 9, Block 5, HARRIET MANOR SECOND ADDITION,Hennepin County, Minnesota Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992Surveyed this 30th day of March 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.EXISTING CONDITIONS SURVEYZoning Information7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comEXISTING CONDITIONSMiscellaneous NotesSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comProperty Address:5928 Abbott Avenue S., Edina, MN 55410Property Identification Number:20-028-24-31-0184Benchmark:Top nut of hydrant at Abbott Ave. S. and 60th StreetElevation = 894.71 feetTotal Area of Parcel = 12,682 sq.ftProperty is in Flood Zone "X" (an Area of minimal flood hazard) per FEMA FloodZone Map No. 27053C0364F, 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 Legendx000.0Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing ContoursExisting hardcover for Parcel:MN 7The land surveyed covers the entire parcel and there are no gaps oroverlaps with adjacent parcels.MN 8drawn by:Developer:Peter & Linda Michielutti5433 Woodcrest DriveEdina, MN 55424phone:612-819-8661Property Currently Zoned: R-1, Single Dwelling Unit District Zoning Ordinance Requirements: Building Setbacks (for living space unless otherwise specified) Front - 30 feet or average of adjacent homes Side Yard - 5 feet Rear Yard - 25 feet Maximum Building Height - 30 feet Minimum Lot Size - 9,000 sq.ft Minimum Lot Width - 75 feet Minimum Lot Depth - 120 feetRefer to City code for additional requirements or possible variations to those listed above.HardcoverLot Area12,682 sq ftBuilding1,434 sq ftPorch56 sq ftDeck allowance-150 sq ftDeck293 sq ftTotal1,633 sq ftPercentage12.88%Current Owner:Brian & Karen Hobbins5928 Woodcrest DriveEdina, MN 55424SHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Preliminary Plat Sheet 3 - Tree Protection Plan Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading Plan Sheet C1 - Erosion & Sediment Control Plan 891.8892.3892.2891.8891.8892.8893.2893.5GF894.1894.0FFE896.1895.9893.6893.2892.3892.4893.3tcc892.43tcc892.22tcc892.03tcc891.98tcc891.89tcc891.84tcc891.84PowerPole892.3GuyAnchorSign892.1891.4891.2891.3891.2891.65" quad891.4891.5891.4891.5891.6892.26"891.7FFE894.1892.6GGasMeter892.3892.3892.1892.6893.3892.5892.5891.9892.2892.3892.9892.6892.4892.7892.6892.5892.3892.3892.5892.6892.5892.6892.7892.6892.9892.6892.3892.0892.6Manholerim=892.44EElec.Meter892.3891.7892.5892.3892.2892.1892.3892.4892.5891.5891.3A/C892.0891.7891.7891.5891.548"892.5891.8891.6891.7891.7891.5891.9891.8891.2891.8892.1891.9891.6892.0892.1891.4891.4891.2892.0891.2GF892.6892.3892.3893.7893.7893.6893.4892.8GuyAnchorPowerPole892.5892.5892.5892.7892.9893.1892.9892.3892.3892.1892.0892.1891.7891.7892.0892.2893.6893.8891.928.212.12.318.010.611.64.922.220.064.0 S 89°30'54" E 127.53S 89°30'54" E 122.26S 00°01'26" E 94.6599.657.10S 44°46'10" EO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e slandscape timberslandscape timbersC o n c r e t eC o n c r e t eC o n c r e t eD e c k Concrete curb B i t u m i n o u s P o r c hlandscape timbersC o n c.cant. S 00°08'06" W Meas 100.0 PlatMeas 95.0 Plat ABBOTT AVE. S. A L L E YA L L E YA L L E Y606014 146014 brick planter49.8244.8249.82 49.82S 89°30'54" E 127.39Meas. 127.94 PlatMeas. 122.93 Plat20.428.8 L O T 1L O T 2B L O C K 134.931.3 35.39" VCP Sanitary Sewer 6" CIP Watermain 892893 8938958928938948928928928928928928921-STORY FRAMENo.5928 1-STORY FRAMENo.5924P a v e r s1-STORY FRAMENo.3400 894.6893.54.3 5.3892.2F:\survey\harriet manor 2nd addition - hennepin\8-9-5\01 Surveying - 88918\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1113-49 inv. 88918CertificationPETE & LYNDA MICHIELUTTI5433 WOODCREST DRIVEEDINA, MN 55424 Legal Description Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992Prepared this 1st day of April 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.comMICHIELUTTI ADDITIONPRELIMINARY PLATMiscellaneous NotesSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comPersonnel Legendx000.0Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing ContoursProposed 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 The land surveyed covers the entire parcel and there are no gaps oroverlaps with adjacent parcels.drawn by:Property Currently Zoned: R-1, Single Dwelling Unit DistrictProposed Zoning: R-1, Single Dwelling Unit District Zoning Ordinance Requirements: Building Setbacks (for living space unless otherwise specified) Front - 30 feet or average of adjacent homes Side Yard - 5 feet Rear Yard - 25 feet Maximum Building Height - 30 feet Minimum Lot Size - 9,000 sq.ft Minimum Lot Width - 75 feet Minimum Lot Depth - 120 feetRefer to City code for additional requirements or possible variations to those listed above.Proposed Number of Lots = 2Area of proposed: Lot 1, Block 1 = 6,391 sq.ft Lot 2, Block 1 = 6,331 sq.ft Right-of-Way Dedication = 0 sq.ftAverage square footage of all Lots = 6341 sq.ftLots 8 and 9, Block 5, HARRIET MANOR SECOND ADDITION,Hennepin County, MinnesotaProperty Address:5928 Abbott Avenue S., Edina, MN 55410Property Identification Number:20-028-24-31-0184Benchmark:Top nut of hydrant at Abbott Ave. S. and 60th StreetElevation = 894.71 feetTotal Area of Parcel = 12,682 sq.ftProperty is in Flood Zone "X" (an Area of minimal flood hazard) per FEMA FloodZone Map No. 27053C0364F, 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 6MN 7Developer:Peter & Linda Michielutti5433 Woodcrest DriveEdina, MN 55424phone:612-819-8661Current Owner:Brian & Karen Hobbins5928 Woodcrest DriveEdina, MN 55424SHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Preliminary Plat Sheet 3 - Tree Protection Plan Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading Plan Sheet C1 - Erosion & Sediment Control Plan 891.8892.3892.2891.8891.8892.8893.2893.5GF894.1894.0FFE896.1895.9893.6893.2892.3892.4893.3tcc892.43tcc892.22tcc892.03tcc891.98tcc891.89tcc891.84tcc891.84PowerPole892.3GuyAnchorSign892.1891.4891.2891.3891.2891.65" quad891.4891.5891.4891.5891.6892.26"891.7FFE894.1892.6GGasMeter892.3892.3892.1892.6893.3892.5892.5891.9892.2892.3892.9892.6892.4892.7892.6892.5892.3892.3892.5892.6892.5892.6892.7892.6892.9892.6892.3892.0892.6Manholerim=892.44EElec.Meter892.3891.7892.5892.3892.2892.1892.3892.4892.5891.5891.3A/C892.0891.7891.7891.5891.548"892.5891.8891.6891.7891.7891.5891.9891.8891.2891.8892.1891.9891.6892.0892.1891.4891.4891.2892.0891.2GF892.6892.3892.3893.7893.7893.6893.4892.8GuyAnchorPowerPole892.5892.5892.5892.7892.9893.1892.9892.3892.3892.1892.0892.1891.7891.7892.0892.2893.6893.8891.928.212.12.318.010.611.64.922.220.064.0 S 89°30'54" E 127.53S 89°30'54" E 122.26S 00°01'26" E 94.6599.657.10S 44°46'10" EO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e slandscape timberslandscape timbersC o n c r e t eC o n c r e t eC o n c r e t eD e c k Concrete curb B i t u m i n o u s P o r c hlandscape timbersC o n c.cant. S 00°08'06" W Meas 100.0 PlatMeas 95.0 Plat ABBOTT AVE. S. A L L E YA L L E YA L L E Y606014 146014 brick planter49.8244.8249.82 49.82S 89°30'54" E 127.39Meas. 127.94 PlatMeas. 122.93 Plat20.428.8 L O T 1L O T 2B L O C K 134.931.3 35.39" VCP Sanitary Sewer 6" CIP Watermain 892893 8938958928938948928928928928928928921-STORY FRAMENo.5928 1-STORY FRAMENo.5924P a v e r s1-STORY FRAMENo.3400 894.6893.54.3 5.3892.2F:\survey\harriet manor 2nd addition - hennepin\8-9-5\01 Surveying - 88918\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1113-49 inv. 88918CertificationPETE & LYNDA MICHIELUTTI5433 WOODCREST DRIVEEDINA, MN 55424 Legal Description Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992Prepared this 1st day of April 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.MICHIELUTTI ADDITIONTREE PROTECTION PLANMiscellaneous NotesSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comPersonnel Legendx000.0Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing Contoursdrawn by:Property Owner & Developer:Peter & Linda Michielutti5433 Woodcrest DriveEdina, MN 55424Lots 8 and 9, Block 5, HARRIET MANOR SECOND ADDITION,Hennepin County, MinnesotaProperty Address:5928 Abbott Avenue S., Edina, MN 55410Property Identification Number:20-028-24-31-0184Benchmark:Top nut of hydrant at Abbott Ave. S. and 60th StreetElevation = 894.71 feetTotal Area of Parcel = 12,682 sq.ftProperty is in Flood Zone "X" (an Area of minimal flood hazard) per FEMA FloodZone Map No. 27053C0364F, 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 6TREE PRESERVATION PLAN1SpeciesTree SizeTree HealthRemove/Protectunknown6"GoodRemoveBirch5" quadGoodRemoveUnknown48"GoodProtect32123TREE PROTECTION PLANSHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Preliminary Plat Sheet 3 - Tree Protection Plan Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading Plan Sheet C1 - Erosion & Sediment Control Plan F:\survey\harriet manor 2nd addition - hennepin\8-9-5\01 Surveying - 88918\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1113-49 inv. 88918PETE & LYNDA MICHIELUTTI5433 WOODCREST DRIVEEDINA, MN 55424 Legal DescriptionZoning & Development Information7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comMICHIELUTTI ADDITIONMiscellaneous Notesdrawn by:Surveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comPersonnel Property Owner & Developer:Peter & Linda Michielutti5433 Woodcrest DriveEdina, MN 55424Property Currently Zoned: R-1, Single Dwelling Unit DistrictProposed Zoning: R-1, Single Dwelling Unit District Zoning Ordinance Requirements: Building Setbacks (for living space unless otherwise specified) Front - 30 feet or average of adjacent homes Side Yard - 5 feet Rear Yard - 25 feet Maximum Building Height - 30 feet Minimum Lot Size - 9,000 sq.ft Minimum Lot Width - 75 feet Minimum Lot Depth - 120 feetRefer to City code for additional requirements or possible variations to those listed above.Proposed Number of Lots = 2Area of proposed: Lot 1, Block 1 = 6,391 sq.ft Lot 2, Block 1 = 6,331 sq.ft Right-of-Way Dedication = 0 sq.ftAverage square footage of all Lots = 6341 sq.ftLots 8 and 9, Block 5, HARRIET MANOR SECOND ADDITION,Hennepin County, MinnesotaProperty Address:5928 Abbott Avenue S., Edina, MN 55410Property Identification Number:20-028-24-31-0184Lot areas from Hennepin County Tax records.MN 1MN 2R-1 Lots within 500 feet of Subject PropertyMN 3R-1 Lots within 500 feet of Subject PropertySum Total 834061 6817.77 13804.51Mean Average 7943.44 64.93 131.47Median 6745 50 129.9SHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Preliminary Plat Sheet 3 - Tree Protection Plan Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading Plan Sheet C1 - Erosion & Sediment Control Plan 891.8892.3892.2891.8891.8892.8893.2893.5GF894.1894.0FFE896.1895.9893.6893.2892.3892.4893.3tcc892.43tcc892.22tcc892.03tcc891.98tcc891.89tcc891.84tcc891.84PowerPole892.3GuyAnchorSign892.1891.4891.2891.3891.2891.6891.5891.4891.5891.6892.2892.3892.1892.6893.3892.5892.5891.9892.2892.3892.9892.6892.4892.3892.3892.0892.6Manholerim=892.44892.2892.1892.3891.548"892.5891.8891.6891.7891.7891.5891.9891.8891.2891.8892.1891.9891.6892.0892.1891.4891.4891.2892.0891.2892.3892.3893.7893.7893.6893.4892.8GuyAnchorPowerPole892.5892.5892.5892.7892.9893.1892.9892.3892.3892.1892.0892.1891.7891.7892.0892.2893.6893.8891.9S 89°30'54" E 127.53S 89°30'54" E 122.26S 00°01'26" E 94.6599.657.10S 44°46'10" EO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e sO v e r h e a d W i r e slandscape timberslandscape timbersC o n c r e t eC o n c r e t eC o n c r e t eD e c k Concrete curb P o r c hlandscape timbersC o n c.cant. S 00°08'06" W Meas 100.0 PlatMeas 95.0 Plat ABBOTT AVE. S. A L L E YA L L E YA L L E Y606014 146014 brick planter49.8244.8249.82 49.82S 89°30'54" E 127.39Meas. 127.94 PlatMeas. 122.93 Plat20.428.8 L O T 1L O T 2B L O C K 135.34%+-4%+-GF=894.1Max 1st Flr=895.1GF=894.1Max 1st Flr=895.1 9" VCP Sanitary Sewer 6" CIP Watermain 892893 893895892893894892892892892892892892 893 894 893894891891892892893893 891891892892893893.9893.9 894.1 894.1893.41-STORY FRAMENo.5924P a v e r s1-STORY FRAMENo.3400 894.6893.55.3892.2892F:\survey\harriet manor 2nd addition - hennepin\8-9-5\01 Surveying - 88918\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1113-49 inv. 88918CertificationPETE & LYNDA MICHIELUTTI5433 WOODCREST DRIVEEDINA, MN 55424 Legal Description Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992Prepared this 1st day of April 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.GRADING PLANZoning & Development Information7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comMICHIELUTTI ADDITIONGRADING PLANMiscellaneous NotesSurveyor:DemarcSurveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093fax: 763-560-3522e-mail: gregprasch@demarcinc.comPersonnel Legendx000.0Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeWater ManholeCatch BasinGas MainUnderground CommunicationsUnderground ElectricSanitary SewerStorm SewerWatermainOverhead WiresDenotes Existing ContoursProposed 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 Original First Floor Elevation = 894.1Maximum First Floor Elevation = 895.1drawn by:Property Currently Zoned: R-1, Single Dwelling Unit DistrictProposed Zoning: R-1, Single Dwelling Unit District Zoning Ordinance Requirements: Building Setbacks (for living space unless otherwise specified) Front - 30 feet or average of adjacent homes Side Yard - 5 feet Rear Yard - 25 feet Maximum Building Height - 30 feet Minimum Lot Size - 9,000 sq.ft Minimum Lot Width - 75 feet Minimum Lot Depth - 120 feetRefer to City code for additional requirements or possible variations to those listed above.Proposed Number of Lots = 2Area of proposed: Lot 1, Block 1 = 6,391 sq.ft Lot 2, Block 1 = 6,331 sq.ft Right-of-Way Dedication = 0 sq.ftAverage square footage of all Lots = 6341 sq.ftLots 8 and 9, Block 5, HARRIET MANOR SECOND ADDITION,Hennepin County, MinnesotaProperty Address:5928 Abbott Avenue S., Edina, MN 55410Property Identification Number:20-028-24-31-0184Benchmark:Top nut of hydrant at Abbott Ave. S. and 60th StreetElevation = 894.71 feetTotal Area of Parcel = 12,682 sq.ftProperty is in Flood Zone "X" (an Area of minimal flood hazard) per FEMA FloodZone Map No. 27053C0364F, 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 6MN 7Developer:Peter & Linda Michielutti5433 Woodcrest DriveEdina, MN 55424phone:612-819-8661Current Owner:Brian & Karen Hobbins5928 Woodcrest DriveEdina, MN 55424SHEET INDEX Sheet 1 - Existing Conditions Survey Sheet 2 - Preliminary Plat Sheet 3 - Tree Protection Plan Sheet 4 - R-1 Lots within 500 feet of Subject Property Sheet 5 - Grading Plan Sheet C1 - Erosion & Sediment Control Plan000.0Denotes Proposed ElevationDenotes Surface DrainageDenotes Proposed ContoursProposed Top of BlockProposed Garage FloorProposed Lowest FloorType of Building:894.4Proposed 1st Floor (maximum)895.1894.1885.7FullbasementProposed Building ElevationsNote: Original First Floor Elevation = 894.1 Maximum First Floor Elevation = 895.1Proposed Building Pad(not to exceed 2250 sq.ft)Proposed Building Pad(not to exceed 2250 sq.ft)GENERAL GRADING NOTES:1.UNLESS OTHERWISE NOTED, FINISHED SLOPES SHALL NOT EXCEED 3H : 1V. 891.8892.3892.2891.8891.8892.8893.2893.5GF894.1894.0FFE896.1895.9893.6893.2892.3892.4893.3tcc892.43tcc892.22tcc892.03tcc891.98tcc891.89tcc891.84tcc891.84PowerPole892.3GuyAnchorSign892.1891.4891.2891.3891.2891.6891.5891.4891.5891.6892.2892.3892.1892.6893.3892.5892.5891.9892.2892.3892.9892.6892.4892.3892.3892.0892.6Manholerim=892.44892.2892.1892.3891.548"892.5891.8891.6891.7891.7891.5891.9891.8891.2891.8892.1891.9891.6892.0892.1891.4891.4891.2892.0891.2892.3892.3893.7893.7893.6893.4892.8GuyAnchorPowerPole892.5892.5892.5892.7892.9893.1892.9892.3892.3892.1892.0892.1891.7891.7892.0892.2893.6893.8891.9O v e r h e a d W i r e sO v e r h e a d W i r e slandscape timbersC o n c r e t eC o n c r e t e ABBOTT AVE. S. A L L E YA L L E YA L L E Y606014 14601428.8 L O T 1L O T 2B L O C K 135.34%+-4%+-GF=894.1Max 1st Flr=895.1GF=894.1Max 1st Flr=895.1 9" VCP Sanitary Sewer 6" CIP Watermain 892893 8938 9 5 892893894892892892892892892 892 8 9 3 894 8 9 3 894891891892892893893 891891892892893893.9893.9 894.1 894.1893.41-STORY FRAMENo.5924894.6893.55.3892.2892SCALE IN FEET20040F:\survey\harriet manor 2nd addition - hennepin\8-9-5\01 Surveying - 88918\01 CAD\01 Source\01 Survey Base.dwg C1 OF C1DATE:LIC. NO.:SHEET NO.PROJECT: 88918AREVISIONSDESIGNED BY:DRAWN BY:CHECKED BY:MICHIELUTTI ADDITION5928 ABBOTT AVENUE SOUTHEDINA, MINNESOTAEROSION AND SEDIMENTCONTROL 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.PETE & LYNDA MICHIELUTTI5433 WOODCREST DRIVEEDINA, MINNESOTA 55424JEFFREY A. PRASCH, P.E.04.23.2052706JAPJAPGRP7601 73RD AVENUE N, BROOKLYN PARK, MN 55428PHONE: 763.560.3093 FAX: 763.560.3522www.DemarcInc.comINLET PROTECTIONNOT TO SCALE2C1MINIMUM 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 L5 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 SCALE1C12 FT MINIMUMPOST EMBEDMENTEXISTING GROUNDFLOW45°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 SCALE3C1EXISTING GROUNDSILT FENCE ORBIOROLLS (TYP.)GENERAL GRADING NOTES:1.THE CITY OF EDINA STANDARD SPECIFICATION MUST APPLY EXCEPT WHEREMODIFIED BY THESE DOCUMENTS.2.WITHIN 48 HOURS PRIOR TO ANY EXCAVATION, THE CONTRACTOR MUSTNOTIFY "GOPHER STATE ONE CALL". (1-800-252-1166)3.PRIOR TO ANY CONSTRUCTION ACTIVITY, THE GRADING CONTRACTOR MUSTFIELD VERIFY WITH UTILITY COMPANIES, ALL ELEVATIONS AND LOCATIONS OFUNDERGROUND UTILITIES, AND THE ENGINEER MUST BE IMMEDIATELYNOTIFIED IF THERE ARE ANY CONFLICTS.4.SALVAGE EXISTING TOPSOIL TO PROVIDE 4" OF TOPSOIL COVER OVER ALLDISTURBED AREAS TO BE REVEGETATED.5.AFTER BIOROLLS OR SILT FENCE HAVE BEEN REMOVED, ANY REMAININGSEDIMENT ON SITE MUST BE GRADED TO CONFORM TO THE EXISTING GRADEAND BE SODDED OR SEEDED AS DIRECTED BY THE CITY ENGINEER.6.UNLESS OTHERWISE NOTED, FINISHED SLOPES MUST NOT EXCEED 4H : 1V.7.THE GRADING CONTRACTOR MUST PROVIDE POSITIVE DRAINAGE ON THESITE AT ALL TIMES.EROSION CONTROL NOTES:1.PETE & LYNDA MICHIELUTTI ARE RESPONSIBLE FOR THE CLEANLINESS OFTHE SITE AND THE MAINTENANCE OF THE EROSION AND SEDIMENTCONTROLS.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.INLET PROTECTION FOR ALL STORM SEWER INLETS DOWNSTREAM OF THESITE WITHIN ONE BLOCK OR AS DIRECTED BY THE CITY.8.SITE SHALL BE KEPT CLEAN AT ALL TIMES AND REFUSE PROPERLYCONTROLLED.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.ROCKSTABILIZING EXITROCK STABILIZING EXITNOT TO SCALE4C1PUBLIC ROADSURFACE FLOWCRUSHED ROCKPER SPECIFICATIONEXISTING GROUND6 IN MINIMUMGEOTEXTILEFABRICTAPER EDGESAT 1:11 IN - 2 IN CRUSHED ROCKRADIUS ASREQUIRED20' MINIMUM LENGTH EXIT WIDTH ASREQUIREDEMERGENCYOVERFLOW=892.30EMERGENCYOVERFLOW=892.506" SALVAGED TOPSOIL6" SCARIFIED SOILUNDISTURBED / NON-COMPACTEDSUBGRADEBOT. ELEVATION = 991.00280 SQ FT TOP 1V:3H (TYP.)TOP=892.0RAIN GARDENNOT TO SCALE5C134 SQ FT BOTTOM S 89°30'54" E 127.53S 89°30'54" E 122.26S 00°01'26" E 94.657.10S 44°46'10" EMeas 100.0 PlatMeas 95.0 Plat49.8244.8249.82 49.82S 89°30'54" E 127.39Meas. 127.94 PlatMeas. 122.93 Plat12S 00°08'06" W 99.65 50.0050.0014141414 6060B L O C K 1SOUTH LINE OF LOT 9, BLOCK 5, HARRIET MANOR SECOND ADD.Cap No.44109Cap No.44109City Council, Edina, MinnesotaThis plat of MICHIELUTTI ADDITION was approved and accepted by the City Council of the Edina, Minnesota, at a regular meeting thereof held this______ day of _________________________, 20_____, and said plat is incompliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2. EDINA, MINNESOTA Signed _____________________________________________ Attest _____________________________________________ Mayor City ManagerRESIDENT AND REAL ESTATE SERVICES, Hennepin County, MinnesotaI hereby certify that the taxes payable in _________ and prior years have been paid for land described on this plat, dated this _____ day of ______________________, 20______. Mark V. Chapin, County Auditor By _________________________________________ DeputySURVEY DIVISION, Hennepin County, MinnesotaPursuant to Minnesota Statutes, Sec. 383B.565 (1969) this plat has been approved this ______ day of _____________________, 20______. Chris F. Mavis, County Surveyor By __________________________________________COUNTY RECORDER, Hennepin County, MinnesotaI hereby certify that the within plat of MICHIELUTTI ADDITION was recorded in this office this _________ day of___________________, 20______, at_______o'clock_____M. Martin McCormick, County Recorder By__________________________________________DeputyI Gregory R. Prasch do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that allmathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands as defined in Minnesota Statutes, Section 505.01,Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this ____________day of ____________________, 20 ______. ___________________________________________ Gregory R. Prasch, Land Surveyor Minnesota License No. 24992STATE OF MINNESOTACOUNTY OF HENNEPINThis instrument was acknowledged before me on this ______ day of _______________________, 20_______ by Gregory R. Prasch. . Signature of Notary __________________________________ (Nortary's Printed Name)_______________________________ Notary Public, ________________________ County, Minnesota My commission expires _______________________________KNOW ALL PERSONS BY THESE PRESENTS: That Peter G. Michielutti and Lynda R. Michielutti, husband and wife, owners of the following described property: Lots 8 and 9, Block 5, HARRIET MANOR SECOND ADDITION.Have caused the same to be surveyed and platted as MICHIELUTTI ADDITION and does hereby dedicate to the public for public use forever the easements for drainage and utility purposes as shown on the plat.In witness whereof said Peter G. Michielutti and Lynda R. Michielutti, , husband and wife, have hereunto set their hands this this _______ day of ____________________, 20____. By _____________________________________________ By _____________________________________________ Peter G. Michielutti Lynda R. Michielutti,STATE OF MINNESOTACOUNTY OF ________________This instrument was acknowledged before me this ______ day of __________________, 20____, by Peter G. Michielutti and Lynda R. Michielutti, , husband and wife._____________________________________ ________________________________________________ (signature) (printed name) Notary Public,____________________ County, Minnesota My Commission Expires___________________MICHIELUTTI ADDITIONC. R. DOC. No.___________________________7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comFOR THE PURPOSES OF THIS PLAT THE SOUTH LINE OFLOT 9, BLOCK 5, HARRIET MANOR SECOND ADDITION ISASSUMED TO BEAR SOUTH 89°30'54" EAST.DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENTSET AND MARKED BY LICENSE NUMBER 24992.DENOTES FOUND OPEN END 1/2 INCH IRON PIPE MONUMENTUNLESS OTHERWISE NOTED.BEING 10 FEET IN WIDTH AND ADJOININGRIGHT OF WAY LINES AND 5 FEET IN WIDTHAND ADJOINING INTERIOR LOT LINES.1010 55 May 1, 2020 Planning Commission, Second Story Build (owners Pete and Lynda Michielutti), representing property owner Brian Hobbins, is requesting that the Planning Commission approve a subdivision of the property located at 5928 Abbott Ave. S. Edina, MN. Property is legally described as: Lots 8 and 9, Block 5 Harriet Manor Second Addition, Hennepin Country, MN. The lot currently has one home that is used as rental property. The block and most of the surrounding blocks have lots that are similar in size to the two lots the subdivision would create. As residents of Edina, the Michieluttis are committed to building quality homes that attract families and enhance the community. Our vision is to replace the existing home, which is used for rental, and create two homes that fit the character of the neighborhood. As builders, we have demonstrated our commitment to those values in the recent homes we’ve built in Edina: • 5817 Zenith Ave. (2019) • 5833 Zenith Ave. (2018) • 5904 Zenith Ave. (2019) • 6241 Crescent Drive (2020) Our construction partner is Tim Bellin with Bellin Construction. Together, we create a build process that is both compliant with all city guidelines and respectful of our neighbors. Our product is highly desirable, and all of our homes have sold within two weeks of listing (Crescent is coming to market in the next two weeks). We believe that by subdividing this lot in one of Edina’s more affordable and family-friendly neighborhoods, we can provide two appropriately sized and affordable houses that fit the block. Peter & Lynda Michielutti Second Story Build 612.670.9969 History of Similar Requests EdinaMN.gov 1 2&6 3 4 7&9 8 5 1 Approved 10 11 12 15 14History of Recent Subdivisions with Variances 1. In 2006, the property at 5901 France Avenue received variances to build four (4) 66-foot wide lots consistent with the area. (Median = 9,269 s.f. & 73 feet wide.) 2. In 2008, 6120 Brookview Avenue was proposed to be divided into two (2) 50-foot lots; however, the applicant withdrew the request before action was taken. (Median = 6,700 s.f. & 50 feet wide.) 3. In 2009, a 100-foot lot at 5920 Oaklawn was granted variances to divide into two (2) 50-foot lots. (Median = 6,699 s.f. & 50 feet wide.) 4. In 2011, the property at 5829 Brookview was granted variances to divide into two (2) 50-foot lots. (Median = 6,769 s.f. & 50 feet wide.) 5. In 2012, the property at 6109 Oaklawn was denied the request to subdivide the property into two (2) 50- foot lots. (Median = 6,701 s.f. & 50 feet wide.) 6. In 2012, 6120 Brookview was again proposed for subdivision. That request was denied. (Median = 6,700 s.f. & 50 feet wide.) 7. In 2012, 5945 Concord was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 8. In 2015, a 100-foot lot at 5825 Ashcroft Avenue was granted variances to divide into two (2) 50-foot lots. (Median = 6,790 s.f. & 50 feet wide.) 9 In 2015, 5945 Concord was approved for a request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 10. In 2016, 5845 Kellogg Avenue was denied a request to subdivide the property into two (2) 50-foot lots. (Median = 6,715 s.f. & 50 feet wide.) 11. In 2017, 6124 Ewing Avenue was approved for a request to subdivide into two (2) lots with lot width and area variances. (Median = 11,500 s.f. & 80 feet wide.) 12. In 2017, 5404 Park Place was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 65 feet for each lot; and lot area variances from 9,000 square feet to 8,705 and 8,840 square feet. (Median = 8,107 s.f. & width was 60 feet wide.) 13. In 2019, 5841 Oaklawn was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 50 feet for one lot; and lot area variances from 9,000 square feet to 8,793 and 6,694 square feet. 14. In 2019, 4625 Lexington was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 60 feet for both lots, and lot area variances from 9,306 square feet to 8,106 and 8,128 square feet. (Median area - 9,306 square feet, median lot depth - 135 feet, and the median lot width 68 feet) 15. In 2020, 5928 Ashcroft was denied a request to subdivide into two (2) lots with lot width variances from 75 feet to 50 feet for both lots, and lot area variances from 9,000 square feet to 6,813 and 6,790 square feet. (Median area – 8,841 s.f., median lot depth – 135 and median width was 66 feet.) Date: May 27, 2020 Agenda Item #: V.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 & P reliminary R ezoning – C orner of Hankers on 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 requests I N TR O D U C TI O N: Donnay H omes, Inc., on behalf of Elizabeth and P eter MacDonagh is proposing to redevelop the property at the corner of Hankerson Avenue and 52nd S treet West. (5132 and 5136-48 H ankerson Avenue; S ee attached property location.) T he proposal is to tear down the existing two-story four-unit apartment at 5136-48 Hankerson and the single-family home at 5132 Hankerson, and build two four unit, two and a half-story townhomes. (See attached applicant narrative and plans.) T he applicant has revised their original plans by eliminating two units out of the project and propose two separate 4-unit buildings to create more green space and preserve trees on south side of the property. T he revisions change the previous request from a high-density designation to medium density. AT TAC HME N T S: Description Staff Report Engineering Memo Building & Fire Marshal Memo Proposed Plans - Engineering Applicant Narrative Proposed Plans - Landscaping & Building Plans Grandview Plans Draft PUD Ordinance May 27, 2020 Planning Commission Cary Teague, Community Development Director Comprehensive Plan Amendment & Preliminary Rezoning – Corner of Hankerson Avenue and 52nd Street West (5132 and 5136-48 Hankerson Avenue) for Donnay Homes Information / Background: 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-family home at 5132 Hankerson, and build two four unit, two and a half-story townhomes. (See attached applicant narrative and plans.) The applicant has revised their original plans by eliminating two units out of the project and propose two separate 4-unit buildings to create more greenspace and preserve trees on south side of the property. The revisions change the previous request from a high-density designation to medium density. 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 11.9 units per acre; therefore, this request would require a comprehensive plan amendment. To accommodate the request the following is required: A Comprehensive Plan Amendment to re-guide the site from low density attached to medium density, which would allow the proposed 11.9 units per acre; and STAFF REPORT Page 2 A Rezoning from R-1, Single-Dwelling Unit District to PUD, Planned Residential District, and Preliminary Site Plan 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. Site Circulation Access to all the housing units would be off 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 site plan shows 26 existing and proposed over-story trees around the perimeter of the site. This included the preservation of the existing pine trees along 52nd Street, as recommended by the City Council. STAFF REPORT Page 3 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. Compliance Table City Standard (R-1/PCD) Proposed Front – Hankerson Ave. Front – 52nd Avenue Side – North Side/Rear – West 35/35 feet 20/35 feet 10/35 feet 25/35 feet 35 feet (porch 30’) 32 feet 12 feet* 21 feet* Building Height 3 stories & 36 feet 2-1/2 stories & 33 feet Building Coverage .30 .42* Density – Comp. Plan 8 units per acre 11.9** Density – PRD-3 District 1 unit per 2,900 s.f. = 10 units 8 units *Flexibility through the PUD **Comprehensive Plan Amendment Required Comprehensive Guide Plan Amendment To accommodate the request, a Comprehensive Plan amendment is requested to Medium Density Residential. The Medium Density Residential District allows between 5-12 units per STAFF REPORT Page 4 acre. The map below 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. The Medium Density Designation is the same density as what is on the site today. The increase is from 5 units to 8 units on the site. Existing Land Use Plan Site Site Proposed Land Use Plan Change STAFF REPORT Page 5 MDR Medium-Density Residential Applies to attached housing (townhouses, quads, etc.) and multi-family complexes of moderate density. May also include small institutional uses. In new development or redevelopment, improve integration of multi-family housing into an interconnected street network and work to create an attractive, pedestrian-friendly street edge. 5 - 12 residential dwelling units/acre PUD Rezoning The applicant is requesting a rezoning of this site to PUD, Planned Unit Development District (See attached draft PUD Ordinance.) Per Chapter 36 of the City Code the following are the regulations for a PUD: 1. Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; STAFF REPORT Page 6 e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and i. ensure the establishment of appropriate transitions between differing land uses. The project would be a vast improvement over the existing conditions of the site; the buildings provide an appropriate transition from the high-density development to the south to the duplexes to the west and single-family homes to the north. The project would provide a housing type the City has not seen much development of. It is the “missing middle” type housing option identified in the Comprehensive Plan. “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.” 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in this Title shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. Uses allowed would be allowed under at PCD-2 and PCD-3 Zoning Districts which were previously considered for this site. The Medium Density classification of the site suggests “attached housing (townhouses, quads, etc.) and multi-family complexes of moderate density.” b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: i. where the site of a proposed PUD is designated for more than one (1) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; The proposal would not include a mixture of land uses. However, it would include a housing type that the City has not seen much construction of over the past 20 years. As described above would provide “missing middle” type housing. STAFF REPORT Page 7 ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; Staff believes this housing development provides a housing type that is needed in the Comprehensive Plan. (See Comprehensive Plan findings on pages 8-10 below.) iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and The proposed building density would be 11.9 units per acre and consistent with the Medium Density Designation in the Comprehensive Plan. iv. the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. The proposed project does require variances from the already established standards in the R-1 or PCD District. For the reasons stated above, staff believes the purpose and intend of the PUD Ordinance is met. 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 STAFF REPORT Page 8 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. 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. Multifamily housing can be scaled to be compatible with lower density neighborhoods. Multifamily housing can emulate architectural elements of neighborhood context. STAFF REPORT Page 9 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. 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. 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. Parking to the rear can create attractive pedestrian oriented environments. STAFF REPORT Page 10 4. The Medium-Density Residential District allows between 5-12 units per acre. The proposal is 11.9 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. • Is the Rezoning to PUD reasonable? Yes. Staff believes the proposed Rezoning is reasonable for the following reasons: 1. Zoning would provide an appropriate transition from the apartments to the south to the duplexes and single-family homes to the west and north. Proposed heights and setbacks are consistent with the R-1 Zoning to the north. 2. The proposed project would meet the goals and policies of the Comprehensive Plan as listed above on pages 7-10. 3. The site is unique in its proximity to the Grandview District and higher density development. A recommendation in the Grandview Transportation Plan is that a 52nd Street pedestrian and/or vehicular connection be made to Vernon Avenue. Higher densities are typically located on higher capacity streets and commercial areas. 4. 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. Site STAFF REPORT Page 11 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 medium density, which would allow the proposed 11.9 units per acre. Denial is based on the following findings: 1. The proposed density is too high for the site. Land uses to the west and north are low density residential. Introducing medium 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 Recommend the City Council Deny the Rezoning. Denial is based on the following findings: 1. The existing 4-unit apartment and single-dwelling unit are reasonable uses of the existing properties. 2. The proposed density is too high for the site. 3. Building coverage is too high for this site. 4. The proposal does not meet the criteria for a PUD, Planned Unit Developemnt. Approval Comprehensive Plan Recommend the City Council approve the Comprehensive Plan Amendment to re-guide the site from low density attached to medium density, which would allow the proposed 11.9 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 MXC Mixed Use Center. 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. STAFF REPORT Page 12 3. Additional density would help support the retail uses in the district. 4. The Medium-Density Residential District allows between 5-12 units per acre. The proposal is 11.9 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. 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 STAFF REPORT Page 13 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 Recommend the City Council Approve the Rezoning to PUD and Preliminary Site Plan. Approval is based on the following findings: 1. The site is unique in its proximity to the Grandview District and higher density development. A recommendation in the Grandview Transportation Plan is that 52nd Street connect to Vernon Avenue by pedestrian or vehicle. Higher densities are typically located on higher capacity streets and commercial areas. 2. 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. 3. The front setbacks would be consistent to the single-family homes to the north. 4. Provides a housing type not being developed in the City. Approval is subject to the following Conditions: STAFF REPORT Page 14 1. The Final Development Plans must be consistent with the Preliminary Development Plans dated May 4, 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 the conditions outlined in the city engineer’s memo dated May 18, 2020 and the building official’s memo dated May 11, 2020. 4. Approval of a Site Improvement Performance Agreement at Final approval, 5. 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. 6. 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: August 18, 2020 DATE: 5/18/2020 TO: Cary Teague – Community Development Director FROM: Zuleyka Marquez, PE – Graduate Engineer RE: 5132-5148 Hankerson Ave – Development Review, Revision 1 The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Revised plans reviewed were existing conditions survey, site plan, preliminary plat, grading plan, utility plan, and erosion control plans dated 5/4/2020. 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 eight 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 525, 541, and 544. Mill and overlay for one cohesive street repair. 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. Due to individual ownership proposed, City is requiring one water and sanitary service per residential unit. Water service shall be a minimum of 1-inch. Reuse existing services where possible. A minimum of 3’ horizontal spacing is required between services. Applicant to make a straight connection from the curb Prior to Starting Utility Work stop/cleanout to the respective mains. Do not cluster as proposed. 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. Connection must be core drilled. 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 May 11, 2020 Cary Teague, Community Development Director David Fisher, Chief Building Official & Rick Hammerschmidt, Fire Marshall Hankerson Townhome residential townhomes. Information / Background: Two four-unit townhome buildings 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 must be installed based on the National Fire Protection Association 2016 edition. -Provide the required size of the domestic water line for each unit to ensure it can meet the hydraulic calculations for domestic water use and the 13D 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. 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 4.018.1 33.64.99.338.112.14.06.012.144.043.94.012.138.112.16.042.121.922.042.0B 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 Wires20.1 4.734.935.057.034.1Overhead 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 brookside height\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 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 BuildingAtriumPorch961.0964.8967.2966.4967.6967.9968.7tcc954.66tcc954.27tcc960.60INV=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 Valvetcc956.22tcc958.08tcc961.31959.9958.1957.2957.9956.5956.3957.2957.6958.5958.2SignSignLightPolePowerPoletwin" 18961.617" pine960.3959.7958.4961.5962.1962.1962.0962.0961.2960.1962.6Gate 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 Wires35.030.3 1-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 958520101096095896296496096296496696296496696896896496635.212.512.521.310 20968.5968.5968.5968.5966.4965.7965.0964.3960.5 960.5 961.9 961.9 963.6 963.6 963.6 963.6Catch BasinCatch Basins962.0Main Floor969.8Main Floor969.8Main Floor969.8Main Floor969.8Main Floor967.8Main Floor967.8Main Floor966.4Main Floor966.4967.6966.8966.6966.3965.75964.9964.0963.14.0% ±5.0% ±7.7% ±10% ±7.7% ±7.7% ±8.6% ±9.5% ±21.932.532.6 35.0966.3TW 966.0Proposed HardcoverLot Area29,416 sq ftPorches448 sq ftConcrete Atriums720 sq ftBuildings10,992 sq ftTotal12,160 sq ftPercentage41.34%F:\survey\brookside heights - henn\8-12-9 brookside height\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 55436REVISED 4-30-20 City CommentsREVISED 5-04-20 City Comments 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 Wires20.1 4.734.935.057.034.1Overhead 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 130.84N 89°49'57" E 130.79N 89°49'57" E 130.75N 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 30.00 30.00 30.00 30.00 20.00 20.00 20.00 20.0052.61 52.50 10 20Catch BasinCatch Basins967.6966.8966.6966.3965.75964.9964.0963.1N 89°49'57" E 130.68C:\Users\prasch\Demarc Dropbox\8-12-9 brookside height\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 = 8Area of proposed: Lot 1, Block 1 = 6,879 sq.ft Lot 2, Block 1 = 2,616 sq.ft Lot 3, Block 1 = 2,615 sq.ft Lot 4, Block 1 = 3,921 sq.ft Lot 5, Block 1 = 3,920 sq.ft Lot 6, Block 1 = 2,612 sq.ft Lot 7, Block 1 = 2,611 sq.ft Lot 8, Block 1 = 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 1Proposed 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 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8Exisiting 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 FEET20040REVISED 4-30-20 City Comments 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 AvenueTretten28-117-21-32-0129653950130.95 Legal DescriptionR-1 Lots within 500 feet of Subject PropertyMiscellaneous NotesPersonnel 7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.comThe South Half of Lot 8 and all of Lots 9, 10, 11, and 12, Block 9, BROOKSIDE HEIGHTSHennepin County, MinnesotaDeveloper: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 4SHEET 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 PlanF:\survey\brookside heights - henn\8-12-9 brookside height\01 Surveying - 88603\01 CAD\01 Source\01 Survey Base.dwgFile No.F.B. No. 1109-46 inv. 88603ADONNAY HOMES9655 63RD AVENUE NORTHMAPLE GROVE, MN 55369HANKERSON TOWNHOMESPRELIMINARY PLAT - HANKERSON TOWNHOMESdrawn by:J. Dyer 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 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" pine960.3959.7958.4961.5962.1962.1962.0962.0961.2960.1962.6Gate Valve960.4GuyAnchorTtped960.7960.4PowerPolePowerPole958.6962.5961.0963.4968.1968.3964.6964.6966.2964.012" ash963.7967.1967.3FFE969.0967.5965.9966.7967.9967.9EElec.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 Wires35.030.3 1-STORYRESIDENCENo. 5124GARAGE HANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete CurbSanitary Sewer12" Storm14.0960956958962 960 958 962 962 964966962964966968 9 6 09549 5 6 958962960958 962 964 960 96296496696296496696896896496635.212.512.521.3968.5968.5968.5968.5966.4965.7965.0964.3960.5 960.5 961.9 961.9 963.6 963.6 963.6 963.6 Catch BasinCatch Basins962.0Main Floor969.8Main Floor969.8Main Floor969.8Main Floor969.8Main Floor967.8Main Floor967.8Main Floor966.4Main Floor966.4967.6966.8966.6966.3965.75964.9964.0963.121.932.532.6 35.0966.3TW 966.0SCALE IN FEET20040F:\survey\brookside heights - henn\8-12-9 brookside height\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.01.27.2052706JRDJAPGRP04.30.20CITY COMMENTS7601 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'X80')100-YEAR=957.10FRENCH DRAIN NORTHPER DETAIL 1/6(13'X65')100-YEAR=958.1805.04.20OWNER COMMENTS 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 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 ValveSignSignLightPolePowerPoletwin" 18961.617" pine960.3Gate ValveGuyAnchorTtpedPowerPolePowerPole12" 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 Wires35.030.3 1-STORYRESIDENCENo. 5124GARAGE HANKERSON AVENUE52ND STREET W.A L L E YConcrete CurbConcrete CurbSanitary Sewer12" Storm14.014520101035.212.512.521.310 20Catch BasinCatch BasinsMain Floor969.8Main Floor969.8Main Floor969.8Main Floor969.8Main Floor967.8Main Floor967.8Main Floor966.4Main Floor966.421.932.532.6 35.0SCALE IN FEET20040F:\survey\brookside heights - henn\8-12-9 brookside height\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.01.27.2052706JRDJAPGRP04.30.20CITY COMMENTS7601 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)=952.5045 LF 6" HDPE @ 5.56%50 LF 6" HDPEDRAINTILE @ 0.40%40 LF 6" HDPEDRAINTILE @ 0.50%40 LF 6" HDPE @ 5.00%CONNECT 4" PVC SANITARY SERVICETO EXISTING SANITARY SEWER (TYP.)CONNECT TO EXISTING WATERMAIN (TYP.)CONNECT TO EXISTING WATERMAIN (TYP.)LANDSCAPE GRATERIM=966.80INV=956.00INV=955.00LANDSCAPE GRATERIM=958.50INV=955.00LANDSCAPE GRATERIM=961.30INV=957.00INV=957.20INV=955.00 (TYP.)LANDSCAPE GRATERIM=965.40INV=956.00LANDSCAPE GRATERIM=968.80INV=958.00INV=953.00 (TYP.)INV=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 SERVICES SHALL BE CONSTRUCTED PER CITY DETAIL 300.1" COPPER WATER SERVICE ANDCURB STOP FOR EACH UNIT (TYP.)60 LF 6" PVC SCH 40 @ 5.00% (TYP.)60 LF 6" PVC SCH 40 @ 5.00% (TYP.)1" COPPER WATER SERVICE ANDCURB STOP FOR EACH UNIT (TYP.)4" SANITARY SERVICE ANDCLEANOUT FOR EACH UNIT (TYP.)CONNECT 4" PVC SANITARY SERVICETO EXISTING SANITARY SEWER (TYP.)4" SANITARY SERVICE ANDCLEANOUT FOR EACH UNIT (TYP.)05.04.20OWNER COMMENTS PorchPorchPorchPorchPorchPorchPorchPorch961.0964.8967.2966.4967.6967.9968.7tcc962.54tcc954.66tcc954.27tcc960.60INV=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 Wires35.030.3 1-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 958962520101096095896296496096296496696296496696896896496635.212.512.521.3N 89°49'57" E 130.84N 89°49'57" E 130.79N 89°49'57" E 130.75N 89°49'57" E 130.62N 89°49'57" E 130.57N 89°49'57" E 130.5332.5020.00 32.5020.0020.0020.0030.0030.0030.0030.0020.0020.0020.0020.0052.6152.501020 Catch BasinCatch Basins962.0967.6966.8966.6966.3965.75964.9964.0963.121.932.532.6 35.0N 89°49'57" E 130.68F:\survey\brookside heights - henn\8-12-9 brookside height\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 FenceTree Protection FenceDenotes Existing Contours123SpeciesTree SizeTree HealthRemove/ProtectAsh12"GoodProtectMaple30"GoodRemoveSpruce7"GoodRemoveElm36"GoodRemoveOak8"GoodRemoveOak5"GoodRemoveDeciduous22" TriGoodRemoveConiferous18" TwinGoodProtectPine17"GoodProtectF.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 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 PlanSCALE IN FEET20040LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8REVISED 4-30-20 City CommentsREVISED 5-04-20 Owner Comments Donnay Homes and the Kestrel Design Group, Inc. Date: May 4, 2020 Re: Hankerson Avenue Redevelopment 5132 and 5148 Hankerson Ave. PID 28-117-21-32-0147, PID 28-117-21-32-0148 Background: Project has been reviewed at Planning Commission on March 11, 2020,and at City Council on April 7, 2020. Project received mixed reviews leading to the revisions contained in this submittal. Applicants agreed to extending the 60/120 day rule to allow the project to be revised to address Planning Commission and City Council concerns. Proposal: Project is revised to a total of 8 units on the subject properties in 2 – 4 unit Buildings. Compared to the original proposal, significant additional greenspace (~7%) results, as well as the protection of at least two significant trees on the lot. Revisions to the Original Submittal:  Project unit count is reduced to 8. (This is a reduction from the original 13 shown at Sketch Plan stage.) o Project Density is now 11.85u/a, allowing the Rezoning and Comprehensive Plan requests to meet the Current Use of Medium Density. o Building Hardcover is now 39.98%. o Setbacks from Hankerson and the Alley remain the same, Setback from 52nd Street is now 32’6” and from the North Property Line is 12’6”. o Setback from 52nd Street now greatly exceeds the adjacent building on Williams Ave. o Building to building distance to 5124 Hankerson remains at ~40’  Building is divided into 2 – 4-unit Buildings. o Developing the project as 2 buildings will allow for a better relationship meeting the various existing grades around the site, Alley and Hankerson. o Building to Building distance is 20’, allowing for a less monolithic feel to the project. Significant vistas through the structures will result.  Building Elevations have been revised into a more ‘current’ style. o Siding (remains) a composite, pre- finished material with a 25yr (min) finish warranty. o ‘Stone’ accents are now s composite stone product. o Material Board will be provided at PC and Council o Exterior finishes are now the same as what was used on our 49th and France project. See image at Right.  Unit Pricing is revised to starting in the $700’s.  Building information o Units continue to have a 2-car garage o Units continue to be 2-stories, with an unfinished basement o Basement finishes are available o Units will have up to 4 bedrooms and 4 baths Conclusion: Donnay Home and Kestrel Design believe the addition of this project 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 compliment walkability in the neighborhood. 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 DRAFT ORDINANCE FOR CONSIDERATION JUNE 16, 2020 ORDINANCE NO. 2020-04 AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH THE PUD-20, PLANNED UNIT DEVELOPMENT-20 ZONING DISTRICT The City Of Edina Ordains: Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-507 Planned Unit Development District-20 (PUD-20) – 4100 76TH Apartments (a) Legal description: The South Half of Lot 8 and all of Lots 9, 10, 11 and 12, Block 9, Brookside Heights, Hennepin County, Minnesota (b) Approved Plans. Incorporated herein by reference are the re-development plans, dated May 4, 2020 except as amended by City Council Resolution No. 2020-____ on file in the Office of the Planning Department. (c) Principal Uses: Multi-family Townhomes/Condos. (d) Accessory Uses: All accessory uses allowed in the R1 Zoning District. (e) Conditional Uses: None (f) Signs shall be regulated per the R-1 Zoning District. 2 (g) Development Standards. In addition to the development standards per the R-1 Zoning District, the following shall apply: Standard Front – Hankerson Ave. Front – 52nd Avenue Side – North Side/Rear – West 35 feet (porch 30’) 32 feet 12 feet 20 feet Building Height 2-1/2 stories & 33 feet Building Coverage .45 Density 8 units Section 2. This ordinance is effective upon approval of the Comprehensive Plan Amendment by the Metropolitan Council. First Reading: Second Reading: Published: Attest: Sharon Allison, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk Date: May 27, 2020 Agenda Item #: VI.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:S ketch P lan R eview - 4525 Valley View R oad Disc ussion 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: No action requested. P rovide the applicant non-binding feedback on a potential future re-development request. I N TR O D U C TI O N: AT TAC HME N T S: Description Staff Memo Proposed Plans Applicant Narrative Site Location Wooddale/Valley View Small Area Plan Pages City of Edina • 4801 W. 50th St. • Edina, MN 55424 City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: May 27, 2020 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review – 4425 Valley View Road The Planning Commission is asked to consider a sketch plan request to redevelop the old New Horizon Day Care site at 4425 Valley View Road. The applicant would tear down the existing one- story day-care building and construct a new three-story, 21-unit market rate apartment with 32 underground parking stalls. (See attached plans and narrative.) The site is currently zoned PCD-1, Planned Commercial District. Multi-family residential uses are conditionally permitted. The request would require the following: 1. A Conditional Use Permit. 2. Building height variance from 2 stories to 3 stories. (Small Area Plan suggests 4 stories) 3. Front setback variance from 36 feet to 16 feet (patio 2 feet); Side and rear setback variances from 36 to 20 feet; floor area ratio variance from 1.0 to 1.08 The following page provides a compliance table that demonstrates how the proposal would comply with the existing PCD-1 Standards on the lot. City of Edina • 4801 W. 50th St. • Edina, MN 55424 Compliance Table City Standard (PCD-1) Proposed Lot line Building Setbacks Front – Valley View Side – East Side – West Rear 36 feet (based on height) 36 feet (based on height) NA – PCD1 36 feet (based on height) 16 feet* (2 feet patio post) 35 feet 20 feet* Building Height 2-stories & 24 feet 3 stories & 36 feet* Floor Area Ratio (FAR) 1.0 1.08* Parking 1 space per unit (18 units) 1.5 if unit is over 1,500 s.f. (3 units) = 23 spaces required 32 spaces proposed *Variances required Highlights/Issues: Proposed height (3 stories) is consistent with the small area plan that suggests a 4-story maximum for this site. (See attached pages from the Valley View/Wooddale small area plan.) Front sidewalk should be revised to a boulevard style sidewalk. A traffic study would be required. Sustainability. The applicant will be required to respond to the city’s Sustainability Questionnaire within their submitted plans. City of Edina • 4801 W. 50th St. • Edina, MN 55424 © 2019 DJR Architecture Cover Sheet Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 4425 Valley View Road - Sketch Plan Review Submittal UP UP UP GARAGE MECH BIKES2'-0"7'-9 "32 stalls / 60 with tandom 2 0 '- 0 " NN PLAN NORTH TRUE NORTH SHARED DRIVE FOR GARAGE ACCESS S E TB A C K LIN E P R O P E R TY LIN E41'-9" +/-192' - 4"36' - 7 5/8"98'-8"2 0 '-0 "20' - 0 "6' - 2 " +/-16'-0"EASEMENT33'-0"2B + 2B 1,005 SF 2B + 2B 1,285 SF 2B + 2B 1,285 SF 1B + D 1,050 SF 3B + 2B 1,605 SF 2B +1B 1,225 SF 2B + 2B 1,230 SF 7'-9"VALLEY VIEW ROAD PATIO PATIO PATIO PATIOPATIO LOBBY PATIO PATIO PATIO 2 0 ' - 0 "SE TB A C K LIN EP R O P E R TY LIN E2 0 '-0 " 2 0 ' - 0"41'-9 21/128"192'-4"16'-0".70'-8"35' - 0"2B + 2B 1,215 SF 2B + 2B 1,220 SF 1B + D 985 SF 3B + 2B 1,540 SF 2B +1B 1,225 SF 2B + 2B 1,220 SF 2B + 2B 1,005 SF 2B + 2B 1,260 SF BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONYELEC TRASH MECHBALCONY 2B + 2B 1,215 SF 2B + 2B 1,220 SF 1B + D 985 SF 3B + 2B 1,540 SF 2B +1B 1,225 SF PENTHOUSE 2,239 SF AMENTIES BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONYELEC TRASH MECH ROOF DECK ROOF ROOF Copyright 2020 DJR Architecture, Inc. Z100PRELIMINARY PLANS EDINA, MN 4425 VALLEY VIEW ROAD 19-038.1 05/15/20 SKETCH PLAN REVIEW 1/16" = 1'-0" FFLLOOOORR PP LLAANN --LLEEVVEELL PP11 1/16" = 1'-0" FFLLOOOORR PP LLAANN --LLEEVVEELL 11 1/16" = 1'-0" FFLLOOOORR PPLLAANN --LLEEVVEELL 22 1/16" = 1'-0" FFLLOOOORR PPLLAANN --LLEEVV EELL 33 1/16" = 1'-0" LLEEVVEELL 44 --11//66"" APARTMENT UNIT MIX: 1 BR + DEN 3 2BR + 1BA 3 2BR + 2BA 11 3BR + 2 BA 3 PENTHOUSE 1 TOTAL:21 UNITS SSHHEEEETT LLIISSTT:: COVER SHEET SCHEMATIC SITE PLAN CIVIL SURVEY LANDSCAPE CONTEXT PLAN FLOOR PLANS PROJECT DATA NORTHEAST RENDER NORTHWEST RENDER © 2019 DJR Architecture SCHEMATIC SITE PLAN Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 Condo 4416 Valley View Rd Daycare Center 4412 Valley View Rd Apartment 4415 Valley View Rd Single Family House 6205 Woodale Ave Apartment Building 4545 Valley View Rd Apartment 4401 Valley View Rd Office Building 6161 Woodale Ave Single Family House 6136 Woodlawn Ave Single Family House 6132 Woodlawn Ave © 2019 DJR Architecture CIVIL SURVEY Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 © 2019 DJR Architecture LANDSCAPE CONTEXT PLAN Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 © 2019 DJR Architecture FLOOR PLANS Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 UP UP UP GARAGE MECH BIKES2'-0"7'-9 "32 stalls / 60 with tandom 2 0 '- 0 " NN PLAN NORTH TRUE NORTH SHARED DRIVE FOR GARAGE ACCESS SE TB A C K LIN E P R O P E R TY LIN E41'-9" +/-192' - 4"36' - 7 5/8"98'-8"2 0 '-0 "20' - 0"6 ' - 2" +/-16'-0"EASEMENT33'-0"2B + 2B 1,005 SF 2B + 2B 1,285 SF 2B + 2B 1,285 SF 1B + D 1,050 SF 3B + 2B 1,605 SF 2B +1B 1,225 SF 2B + 2B 1,230 SF 7'-9"VALLEY VIEW ROAD PATIO PATIO PATIO PATIOPATIO LOBBY PATIO PATIO PATIO 2 0 '- 0 " S ETB AC K LIN EP R O P ER TY LIN E 2 0 '-0 " 2 0' - 0"41'-9 21/128"192'-4"16'-0".70'-8"35' - 0"2B + 2B 1,215 SF 2B + 2B 1,220 SF 1B + D 985 SF 3B + 2B 1,540 SF 2B +1B 1,225 SF 2B + 2B 1,220 SF 2B + 2B 1,005 SF 2B + 2B 1,260 SF BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONYELEC TRASH MECHBALCONY 2B + 2B 1,215 SF 2B + 2B 1,220 SF 1B + D 985 SF 3B + 2B 1,540 SF 2B +1B 1,225 SF PENTHOUSE 2,239 SF AMENTIES BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONYELEC TRASH MECH ROOF DECK ROOF ROOF Copyright 2020 DJR Architecture, Inc. Z100PRELIMINARY PLANS EDINA, MN 4425 VALLEY VIEW ROAD 19-038.1 05/15/20 SKETCH PLAN REVIEW 1/16" = 1'-0" FFLLOOOORR PPLLAANN --LLEEVVEELL PP11 1/16" = 1'-0" FFLLOOOORR PPLLAANN --LLEEVVEELL 11 1/16" = 1'-0" FFLLOOOORR PPLLAANN --LLEEVVEELL 22 1/16" = 1'-0" FFLLOOOORR PPLLAANN --LLEEVVEELL 33 1/16" = 1'-0" LLEEVVEELL 44 --11//66"" APARTMENT UNIT MIX: 1 BR + DEN 3 2BR + 1BA 3 2BR + 2BA 11 3BR + 2 BA 3 PENTHOUSE 1 TOTAL:21 UNITS © 2019 DJR Architecture PROJECT DATA Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20Copyright 2020 DJR Architecture, Inc. PROJECT DATA EDINA, MN 4425 VALLEY VIEW ROAD 19-038.1 05/13/20 SITE AREA: PID Numbers: 1902824430117 SF 30,381 sf Acres .71 ac (per Hennepin County w/o street) ZONING CLASSIFICATION: Current Zoning:PCD-1 (Planned Commercial Distrcit) Small Area Plan:Wooddale Valley View SAP PROJECT DATA: Allowable/Req:Proposed: Base FAR:1.0 30,381 1.08 or 33,333 GSF TOTAL GSF:49,466 GSF Building Height:3 stories or 36'-0"3 stories Density:30 units /acre 21 units/acre Units:21 21 units Req. Parking Swc 36-1312 Residential:31 stalls 32 standard/28 tandem SETBACKS: Front 35*16'-0" Side 25*20'-0" / 6'-0" WEST SIDE @ P1 Rear 25*20'-0" *or Building Height if greater THE PROPOSED PROJECT WAS DEVELOPED TO MEET THE WOODDALE VALLEY VIEW SMALL AREA DESIGN PLAN GUILDELINES Wooddale Valley View SMALL AREA PLAN Published March 19, 2015 *See Resolutions 2017-102 and 2018-26 which reflect a comprehensive plan amendment and a rezoning to properties that are now within the Wooddale & Valley View SAP* © 2019 DJR Architecture NORTHEAST RENDER Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 © 2019 DJR Architecture NORTHWEST RENDER Valley View Apartments 19 -038.01 Edina, Minnesota 05.15.20 May 15, 2020 Cary Teague, Planning Director City of Edina Planning Department Edina City Hall 4801 W. 59th Street Edina, MN 55424 Project: Multifamily Development Location: 4425 Valley View Road (PID 1902824430117) Subject: Sketch Plan Narrative This presentation for Sketch Plan Review describes and illustrates the redevelopment of a one-story day care facility located at 4425 Valley View Road to a three-story market rate apartment building with underground parking and associated site improvements and amenities. Current Use and Reasons for Redevelopment: The lot size of the property is 30,381 net square feet (.71 acre). It is zoned PCD-1. The property is currently improved with a one story building consisting of approximately 2,269 square feet. The building is currently unoccupied, having last been used as a day care facility. The current structure is aging and does not support renovation for any viable economic purpose. The highest and best use of the property is for redevelopment as a multifamily building, consistent with the context of the surrounding neighborhood and the Wooddale Valley View Small Area Plan. Proposed Development: The proposed development is a three story multifamily building consisting of 21 units with a total building area of approximately 49,466 square feet. The building meets City Code density requirements of 30 units per acre. The unit sizes will meet the area demand for larger units and will range in size from 985 to 2,239 square feet. The first floor units will have patios and all other units will have balconies. There will be a third floor amenity area and a rooftop deck. Mr. Cary Teague May 15, 2020 Page Two The development will meet City Code with respect to parking with 32 underground stalls. All required resident parking will be underground Visitor parking will also be underground with the exception of possibly two spaces located behind the building.. Tandem parking may be considered. Access to the garage will be via a shared driveway with the property at 4415 Valley View Road. The development adheres to the standards articulated in the Wooddale Valley View Small Area Plan. No rezoning or Comprehensive Plan changes are required for this development. The site plan will require the following variances: · A reduction of the front yard setback from 35 feet to 16 feet based on the anticipated first floor elevations. This will allow the building to be situated closer to Valley View Road and will allow the preservation of most of the existing trees. · An increase in the allowed FAR from 1.0 to 1.08. The area of the lot is 30,381 square feet and the proposed area of the building is 33,333. · If deemed necessary by the City, a possible reduction in the West side yard setback from 20 feet to 6’ 2” feet to accommodate the foundation support for the first floor patios. A similar variance may be needed for the front yard patios—which would entail a request to reduce the setback from 35 feet to two feet, again simply to accommodate foundation support for the first floor patios. City and Neighborhood Betterment The proposed development will benefit the City of Edina and the surrounding neighborhood in the following ways: · It will replace a vacant and blighted building; · It will create a multifamily building that conforms to the context of the existing neighborhood uses; · At 21 units, the development will not create traffic issues within the neighborhood; · The size and massing of the building are appropriate for the neighborhood; · The building is oriented to the street and is pedestrian friendly; · The site plan preserves almost all of the existing landscaped area; and · The development places all resident and virtually all visitor parking within the building. A Neighborhood Meeting was held by video call on May 13, 2020. Notice of the meeting was mailed to 230 addresses provided by the City with follow-up emails to all those expressing interest. Approximately 16 neighbors attended the meeting. All comments at the meeting and by email were positive. The primary comments were: the neighbors liked the design, size and massing of the building; they liked the exterior finishes and colors and they appreciated that all resident parking is within the building. Mr. Cary Teague May 15, 2020 Page Three Additionally, there were a number of comments complimenting the project for conforming to both the standards and the spirit of the Wooddale Valley View Small Area Plan. We look forward to presenting this proposed development in Sketch Plan Review to the Edina Planning Commission and the Edina City Council. Sincerely, DJR Architecture, Inc. Scott England Principal Site Location site TheCITYof EDINA W+E May 16, 2019 Map Powered by DataLink Site Location 1 in = 94 ft TheCITY of EDINA W+E May 16, 2019 Map Powered by DataLink s _ ���',.- ··· rR-1 I I , R-1 ·1 R-1 .-· .-- - - - - ,, I 1 , R _ - . 1 . . 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