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2020-06-10 Planning Commission Regular Meeting Packet
Agenda Plan n ing Com m ission City Of Edina, Minnesota VIRTUAL MEETING Me m be rs of the public can participate in one of the public he arings by: •Leaving a voice m ail at 952-826-0377. •Subm ittin g com m e n ts online at Be tterTogethe rEdin a.org. •Calling 800-374- 0221 with Confe rence ID 3874344 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, June 10, 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: May 27, 2020 V.Public Hearings A.Preliminary Plat with Multiple Variances at 5928 Abbott Avenue for Second Story Build B.Parking Stall Variance and Site Plan, 6401 France for M Health VI.Reports/Recommendations VII.Correspondence And Petitions VIII.Chair And Member Comments IX.Sta3 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 ampli6c 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: June 10, 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: May 27, 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 May 27, 2020. I N TR O D U C TI O N: AT TAC HME N T S: Description Planning Commission Minutes : May 27, 2020 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 1 of 3 Minutes City Of Edina, Minnesota Planning Commission WebEx Meeting May 27, 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 Berube, Strauss, Olsen, Bennett, Agnew, Douglas, and Chair Nemerov. Staff Present: Cary Teague, Community Development Director, Emily Bodeker, Assistant Planner, Liz Olson, Administrative Support Specialist, and Jennifer Bennerotte, Communications Director. Absent from the roll call: Commissioners Miranda, Thorsen, and Velavuli. III. Approval Of Meeting Agenda Chair Nemerov indicated removal of Item VA (Subdivision with Variances at 5928 Abbott Avenue South for Second Story Build) Commissioner Berube moved to approve the May 27, 2020, agenda as amended. Commissioner Agnew seconded the motion. Motion carried. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, April 29, 2020 Commissioner Agnew indicated the Planning Commission wanted to have something added to these minutes and wondered if the minutes were changed. Staff reviewed the changes with the Commission. Commissioner Agnew moved to approve the April 29, 2020, meeting minutes. Commissioner Douglas seconded the motion. Motion carried. B. Minutes: Planning Commission, May 13, 2020 Commissioner Berube moved to approve the May 13, 2020, meeting minutes. Commissioner Agnew seconded the motion. Motion carried. V. Public Hearings Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 2 of 3 A. Subdivision with Variances – 5928 Abbott Avenue South for Second Story Build Staff recommended this item be continued due to some grading and drainage issues that the City Engineer needs to work through with the applicant before this can proceed. This item was continued to the June 10, 2020 Planning Commission meeting. Commissioner Strauss moved to continue this item to the June 10, 2020 Planning Commission meeting. Commissioner Bennett seconded the motion. Motion carried. B. Comprehensive Plan Amendment & Preliminary Rezoning – Corner of Hankerson Avenue and 52nd Street West (5132 and 5136-48 Hankerson Avenue) for Donnay Homes Director Teague presented the request of Donnay Homes for a Comprehensive Plan Amendment & Preliminary Rezoning at the corner of Hankerson Avenue and 52nd Street West. Staff recommended approval of the Comprehensive Plan Amendment, Rezoning and Variances subject to the findings and conditions listed in the staff report. Staff addressed the Commission’s questions Appearing for the Applicant Mr. Steve Behnke, Donnay Homes, introduced himself and addressed the Commission. Public Hearing Commissioners acknowledged that the City received comments on Better Together Edina and the voicemail line for the public hearings being considered. Mr. Dennis Bornfleth, 5124 Hankerson Avenue introduced himself and indicated he was not in favor of this amendment. Commissioner Agnew moved to close the public hearing. Commissioner Douglas seconded the motion. Motion carried. The Commission discussed the proposal with the applicant and amongst themselves. Motion Commissioner Olsen moved that the Planning Commission recommend approval to the City Council of the Comprehensive Plan Amendment & Preliminary Rezoning at the Corner of Hankerson Avenue and 52nd Street West as outlined in the staff memo subject to the conditions and findings therein. Commissioner Douglas seconded the motion. Motion carried unanimously. VII. Reports/Recommendations A. Sketch Plan Review – 4525 Valley View Road Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2020 Page 3 of 3 Director Teague presented the request of a sketch plan review for 4525 Valley View Road. Mr. Michael Margulies and Mr. Scott England made a presentation to the Commission and answered Commission questions The Commission discussed the sketch plan review. The Commission recommended the following items for the sketch plan. • Enclosed parking is great but thought this was over parked • Could transition some of the parking to bicycle parking or maintenance or storage area • The applicant has been thoughtful about the greenspace and rooftop terraces • Suggested placing trees on the boulevard • Liked how tree replacement and tree preservation is being done • Would like to see some larger trees along the boulevard if room • Try to make the bus stop a part of this plan • Spruce up the architecture and dress it up • Nice use of the space and a benefit to the neighborhood • Do not use any precast or prefab building materials on the outside of the building • Make the pedestrian experience seem engaging with the building VIII. Correspondence and Petitions None. IX. Chair and Member Comments Chair Nemerov reviewed the May 27, 2020 Planning Commission work session and what was discussed. X. Staff Comments None. XI. Adjournment Commissioner Douglas moved to adjourn the May 27, 2020, Meeting of the Edina Planning Commission at 9:03 PM. Commissioner Berube seconded the motion. Motion carried. Date: June 10, 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:P reliminary P lat with Multiple Variances at 5928 Abbott Avenue 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 proposal subject to the findings and conditions outlined in the staff report. 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 and Street View Recent Subdivis ions Revised Grading Plan Engineering Memo June 10, 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.) The applicant has revised the original grading and drainage plans to address the issues raised by engineering. 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 revised grading and drainage plan.) The existing site does not have proper drainage—relatively flat with large depressions. 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. The existing legal description of this property is Lots 8 and 9, Harriet STAFF REPORT Page 5 Manor Second Addition. The City does not have a copy of the original plat to show the original lots. 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 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. STAFF REPORT Page 6 3. The practical difficulty alleged by the applicant’s proposal to subdivide the property is self- created. 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. STAFF REPORT Page 7 d. There shall be no increase in peak rate or volume to neighboring private property. 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.) 891.8 892.3 892.2 891.8 891.8 892.8 893.2 893.5 GF 894.1 894.0 FFE 896.1 895.9 893.6 893.2 892.3 892.4893.3 tcc 892.43 tcc 892.22 tcc 892.03 tcc 891.98 tcc 891.89 tcc 891.84 tcc 891.84 Power Pole 892.3 Guy Anchor Sign 892.1 891.4891.2 891.3891.2 891.6 891.5 891.4 891.5 891.6 892.2 892.3 892.1 892.6 893.3 892.5 892.5 891.9 892.2 892.3 892.9892.6 892.4 892.3 892.3 892.0892.6 Manhole rim=892.44 892.2 892.1 892.3 891.5 48" 892.5 891.8 891.6 891.7 891.7 891.5 891.9 891.8 891.2891.8 892.1 891.9 891.6 892.0 892.1 891.4891.4 891.2 892.0 891.2 892.3 892.3 893.7 893.7893.6 893.4 892.8 Guy Anchor Power Pole 892.5 892.5 892.5 892.7 892.9 893.1 892.9 892.3 892.3 892.1 892.0 892.1 891.7 891.7892.0892.2893.6 893.8 891.9 ABBOTT AVE. S.A L L E YA L L E Y 4%+- 4%+-GF=894.1Max 1st Flr=895.1GF=894.1Max 1st Flr=895.18928 9 3 893 895 892 893 894 89289289289 2892 892 892893894893894890890891891892892893893890890891891892892893 893.9893.9894.1894.1893.4 894.6893.5 892.2 SITE PLAN05.27.2020MICHIELUTTI ADDITION5433 WOODCREST DRIVEEDINA, MNSCALE IN FEET 200 40 25 FT 25 FT PROPOSED BACKYARD DEPRESSION 3 FT DEPTH RAIN GARDEN OCCASIONAL WATER LEVEL AT 891.8 FT AFTER HEAVY RAINFALL Legend x000.0 Denotes Found Iron Monument Denotes Iron Monument Set Bollard Light Power Pole Sanitary Manhole Storm Manhole Water Manhole Catch Basin Gas Main Underground Communications Underground Electric Sanitary Sewer Storm Sewer Watermain Overhead Wires Denotes Existing Contours 000.0 Denotes Proposed Elevation Denotes Surface Drainage Denotes Proposed Contours PROPOSED BUILDING PAD (NOT TO EXCEED 2250 SQ.FT) PROPOSED BUILDING PAD (NOT TO EXCEED 2250 SQ.FT) DATE: 5/19/2020 TO: Cary Teague – Planning Director FROM: Zuleyka Marquez, PE – Graduate Engineer RE: 5928 Abbott Ave S - Subdivision Review The Engineering Department has reviewed the subject property for street and utility concerns, grading, stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed included preliminary plat, erosion & sediment control plan, grading plan, and existing conditions survey dated 4/23/2020 Summary of Work The applicant proposes to subdivide the lot. Easements No comments. Grading and Drainage The existing site does not have proper drainage—relatively flat with large depressions. Grading for the subdivision proposes to direct drainage to Abbott Ave S to the east and the alley to the west and south. Fill is proposed to accomplish the proposed drainage. Generally, this area drains to a structural flooding issue. Stormwater Mitigation Two rain gardens in the backyards are proposed. 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. A final grade as-built survey and inspection will be required to verify compliance with the approved stormwater plan. Floodplain Development The existing site has two local 1% annual chance flood shapes onsite with an elevation of 891.8’. The lowest opening elevations are required to be at no less than 893.8’. Applicant to include lowest opening elevations on grading plan. Erosion and Sediment Control An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002. Street and Driveway Entrance The applicant proposes two new curb cuts on Abbott Ave S. Driveway entrance permits will be required. The street was reconstructed in 2019. Refer to standard plates 525 and 541 for patching requirements. Public Utilities Water and sanitary is served from Abbott Ave S. Two sanitary laterals and one water service are available. One-inch water service lines from the curb stop to the dwelling is required per the City’s policy SP-024. Sewer and water connection fees shall be paid prior to building permit issuance. Sump line available for connection. If connecting to the City sump line, a permit and compliance with City of Edina Building Policy SP-006 will be required. Miscellaneous A Minnehaha Creek Watershed District permit may be required; applicant will need to verify with the district. An sealed well is located onsite. Thus, no coordination with Minnesota Department of Health will be required. Retaining walls are not proposed. Date: June 10, 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:P arking S tall Varianc e and S ite P lan, 6401 F rance for M Health 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 Variance and Site P lan subject to the findings and conditions in the staff report. I N TR O D U C TI O N: M Health Fairview is requesting a parking stall variance to construct a two-story addition above the existing 2nd floor of the F airview S outhdale H ospital. T he new construction would add approximately 38,206 square feet at the north side of the hospital facing the Crosstown Highway. T he addition would 52 additional inpatient rooms on the new 3rd and 4th floors. T his project, along with future renovation focusses on the hospital’s movement from semi-private patient rooms (doubles) toward single patient rooms. T here is not an anticipated increase in staffing, or the number of beds in the hospital. T here are no modifications to the footprint of the existing building or to the site plan. AT TAC HME N T S: Description Staff Report Applicant Narrative Traffic and Parking Study Proposed Plans - Building Elevations Site Survey Lands cape Plan (exis ting) June 10, 2020 Planning Commission Cary Teague, Community Development Director Parking Stall Variance and Site Plan for 6401 France Avenue. Information / Background: M Health Fairview is requesting a parking stall variance to construct a two-story addition above the existing 2nd floor of the Fairview Southdale Hospital. The new construction would add approximately 38,206 square feet at the north side of the hospital facing the Crosstown Highway. The addition would 52 additional inpatient rooms on the new 3rd and 4th floors. This project, along with future renovation focusses on the hospital’s movement from semi- private patient rooms (doubles) toward single patient rooms. There is not an anticipated increase in staffing, or the number of beds in the hospital. There are no modifications to the footprint of the existing building or to the site plan. (See attached project narrative and proposed plans.) To accommodate the proposed addition, the following is requested: 1. Site Plan Review. 2. Parking Stall Variance from 2,728 to 2,051 spaces. Surrounding Land Uses Northerly: Crosstown Highway 62 further north, single-family homes, zoned and guide low-density residential Easterly: The Colony Condominiums; zoned and guided for high-density residential Southerly: Southdale Medical Building; zoned and guided Regional Medical District Westerly: Fairview Hospital parking ramp STAFF REPORT Page 2 Existing Site Features The subject property is 13.8 acres in size and contains the Fairview Southdale Hospital and parking ramp, and a freestanding medical office building. The site is 16.7 acres in size when adding the parking ramp site on the west side of France. Planning Guide Plan designation: RM, Regional Medical (See page A5a.) Zoning: RMD, Regional Medical District. (See page A2.) Site Access The primary access to the site would remain be off 65th Street West. There are no changes proposed to the site. Parking & Traffic As mentioned above, a parking space variance is requested to accommodate the required number of parking spaces for the site. Based on the square footage of the hospital, medical offices, expanded emergency room, number of doctors and beds, 2,728 parking spaces are required for the entire site. There are 2,051 parking spaces on the site including both parking ramps. WSB and Associates completed a traffic and parking study for the existing and proposed hospital operations. (See attached study.) The study concludes that the existing adjacent roadways can support the proposed addition, and there would be adequate parking provided. (See pages 10-11of the study.) Landscaping The existing landscaping exceeds the City’s requirements. Based on the perimeter of the site, 85 over story trees and a full complement of understory trees and shrubs are required. The site contains 164 existing over story trees around the site & a full complement of understory trees and shrubs. Landscaping was added in 2013 with the addition to the hospital emergency room. Building Materials The existing building is architectural cast stone, stone, brick, metal panel, and glass. The addition would be metal panel and fiber cement. (See attached renderings.) The applicant will present a materials board at the Planning Commission meeting. STAFF REPORT Page 3 Compliance Table City Standard (PCD-3) Proposed/Existing Building Addition Setbacks Front – Crosstown Highway Front – West 65th Street Front – France Avenue Side – East 35 feet 35 feet 35 feet 100 feet 65 feet 200+ feet 200+ feet 200+ feet Building Height Twelve Stories or 144 feet whichever is less Two Story Addition (65 feet) Maximum Floor Area Ratio (FAR) 1.0 of the tract Tract size = 16.7 acres or 728,559 s.f. .99 of the tract Gross s.f. = 725,463 s.f. Parking Stalls (Site) 2,728** spaces based on the 1 space per bed; 1 space per 200 square feet of medical office and 1 space per employee on a major shift 2,051 spaces* Parking Stall Size 8.5’ x 18’ 8.5 x 18’ Drive Aisle Width 24 feet 24 feet * Variance Required Variance – Parking Stalls Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. “Practical difficulties” may include functional and aesthetic concerns. STAFF REPORT Page 4 Staff believes the proposed parking stall variance is reasonable. A parking study was conducted by WSB Associates that concludes that the City Code required parking is not necessary for the Hospital site. The study concludes that the hospital could function adequately with 1748 parking spaces. There are an existing 2,051 spaces on the site. (See pages 9-10 of the parking study.) When the hospital was expanded for the emergency room back in 2013, a variance was also granted. WSB performed a parking and traffic study at that time that has proven to be accurate, as the parking has functioned adequately. The City of Edina does not want to require unnecessary paving or parking ramps for parking stalls that are not needed. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. Again, the hospital site is unique in the RMD zoning district. It is the only regional hospital in Edina. There are no other 16.5-acre sites held in common ownership and zoned the same within the City. Again, the City would rather see green space and development rather than large parking lots or ramps that are not needed. 3) Will the variance alter the essential character of the neighborhood? No. The alternative to the variance would be to require the applicant to construct a larger and taller structured parking ramp, either on the west side of France or on hospital site. Based on the parking study done by WSB, this parking would not be needed. Staff Recommendation Recommend that the City Council approve the Site Plan with Variances for Fairview Southdale Hospital. Approval is based on the following findings: 1. The proposal meets the required standards and ordinances for a Site Plan except for the parking space variance and drive aisle setback variance. 2. WSB conducted a parking and traffic impact study. The study concluded that the existing roadway system would support the proposed project; and the parking on the site would contain adequate parking to support the expansion and existing uses. 3. The variances requested are reasonable. 4. The west parking ramp could be expanded should there ever be a need for additional parking for the site. Approval of the Site Plan is subject to the following conditions: STAFF REPORT Page 5 1. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Site plan date stamped May 11, 2020. • Grading plan date stamped May 11, 2020. • Building elevations date stamped May 11, 2020. • Building materials board as presented at the Planning Commission and City Council meeting. 2. If required, submit a copy of the Minnehaha Creek Watershed District permit. The City may require revisions to the approved plans to meet the district’s requirements. Deadline for a city decision: August 5, 2020 Date: May 8, 2020 To: Cary Teague - Community Development Director and Edina City Council Re: Fairview Southdale Hospital Inpatient Addition – variance request Dear Mr. Teague and Edina City Council, M Health Fairview and the Fairview Southdale Hospital are proposing an addition to the existing hospital. Please see the following project description and purpose for the submitted variance request. Project Description M Health Fairview proposes a two-story addition above the existing 2nd floor of the Fairview Southdale Hospital. This project, adding approximately 44,000 square feet at the north side of the hospital, will provide 52 additional inpatient rooms on the new 3rd and 4th floors. This project, along with future renovation projects focusses on the hospital’s movement from semi-private patient rooms (double rooms) toward single patient rooms. This project scope does not include site modifications. Variance Request The variance application submitted to the City of Edina is to address the parking stall total. A traffic and parking study, by WSB Associates, is currently underway and will be forwarded to the Planning Commission upon completion. The purpose of the study is to determine the potential traffic and parking impacts the proposed hospital addition would have on the existing hospital parking, site circulation and adjacent roadway system. The site is located in the southeast quadrant of TH62 and France Avenue. This variance request, with the support of the traffic and parking study trip generation and parking counts, proposes the actual parking quantity needed to accommodate the anticipated parking needs will not alter the essential character of the neighborhood. Thank you, Sam DiCosimo | Project Manager Design & Construction M Health Fairview 6401 France Avenue South | Edina, MN 55435 sdicosi1@fairview.org | www.fairview.org Office: 952-924-1566 | Cell: 952-288-4779 Employed by Fairview Health Services 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Technical Memorandum To: Mr. Cary Teague AICP, Community Development Director City of Edina From: Charles Rickart PE, PTOE, Principal, Traffic Engineer WSB Date: June 1, 2020 Re: Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study City of Edina, MN WSB Project No. R-16166-00 Background The purpose of this study is to determine the potential traffic and parking impacts the proposed inpatient addition to the existing Fairview Southdale Hospital would have on the existing hospital parking, site circulation and the adjacent roadway system. The site is located on the north side of the hospital in the southeast quadrant of TH 62 and France Avenue. The project location is shown on Figure 1 attached in the Appendix. The proposed plan includes the two-story addition above the existing 2nd floor of the Fairview Southdale Hospital. This project consists of adding approximately 44,000 square feet on the north side of the hospital. The addition will provide 52 additional inpatient rooms replacing the semi- private patient rooms (double rooms) with single patient rooms. There will be no net increase in the total number of patient beds within the hospital. There is no change in existing surface or structured parking planned with the addition. The existing access to this area of the hospital is from 65th Street at two access locations. With the previous Emergency Room expansion in 2014, the ring road was modified to include a roundabout to accommodate the expansion and provide improved circulation and access to the 6363 building and the east parking ramp. With the current site addition, there is no modification planned to the existing access. The proposed site plan showing the location of the proposed addition is shown in Figure 2 attached in the Appendix. A Traffic and Parking analysis was completed in 2013 for the Emergency Room expansion to the Hospital. That analysis was used as the basis for this analysis of the current proposed site addition. The traffic impacts of the existing conditions and proposed site addition were evaluated at the following locations: • France Avenue at 66th Street • France Avenue at 65th Street • 65th Street at Hospital Driveway • 65th Street at Drew Avenue • 66th Street at Drew Avenue/Southdale Access The following sections of this memorandum document the analysis and anticipated impacts of the proposed site addition. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 2 Roadway Characteristics The existing roadway characteristics, lane configurations and traffic control for the impacted roadways and intersections adjacent to Fairview Southdale Hospital include: France Avenue (CSAH 17) is a Hennepin County north/south 6-lane divided Minor Arterial roadway from south of 66th Street to north of 65th Street. Primary access on France Avenue is from local streets and driveways directly onto France Avenue. The posted speed limit in the vicinity of the Hospital is 40 mph. Improvements were recently completed on France Avenue north of 65th Street through the TH 62 Ramp intersections. These improvements increased the capacity of the TH 62 Ramp intersections and the southbound France Avenue left turn to 65th Street into the Hospital. 66th Street (CSAH 53) is a Hennepin County east/west 4-lane divided Minor Arterial roadway. Street access and access to adjacent developments are provided from this roadway. The speed limit posted on 66th Street is 35mph. 65th Street is an east/west City street with numerous access driveways including the Hospital access. The existing roadway configuration includes a single lane in each direction. All the driveway access points are controlled with stop signs, stopping the exiting movements from the developments. A 30mph speed limit is posted on this roadway. Drew Avenue is a north/south City street with numerous access driveways. The existing roadway configuration between 66th Street and 65th Street includes a single lane in each direction with a continuous center left turn lane (three lane section). All the driveway access points are controlled with stop signs, stopping the exiting movements from the developments. A 30mph speed limit is posted on this roadway. Drew Avenue north of 65th Street is a two-lane street providing access around the Hospital including access to the parking ramps and several Hospital related uses. The lane configurations at each of the study area intersection is as follows: France Avenue at 66th Street – Traffic Signal Control SB France Ave approaching 66th St – one right/through, two through, one left NB France Ave approaching 66th St – one right, three through, one left EB 66th St approaching France Ave – one right, one bike lane, two through, one left WB 66th St approaching France Ave – one right, one bike lane, two through, two left France Avenue at 65th Street – Traffic Signal Control SB France Ave approaching 65th St – one right/through, two through, one left NB France Ave approaching 65th St – one free right/through, two through, one left EB 65th St approaching France Ave – one right/through, one left WB 65th St approaching France Ave – one free right, one through/left 65th Street at Hospital Driveway – Side Street Stop SB Hospital Driveway approaching 65th St – one right/through/left EB 65th St approaching Hospital Driveway – one right/through/left WB 65th St approaching Hospital Driveway - one right/through/left Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 3 65th Street at Drew Avenue – All-Way Stop SB Drew Ave approaching 65th St – one right, one through/left NB Drew Ave approaching 65th St – one right/through, one left EB 65th St approaching Drew Ave – one right/through/left WB 65th St approaching Drew Ave – one right/through/left 66th Street at Drew Avenue/Southdale Center Access – Traffic Signal Control SB Drew Ave approaching 66th St – one right/through, one left NB Southdale Center Access approaching 66th St – inbound lanes only EB 66th St approaching Drew Ave – one right, two through, one left WB 65th St approaching France Ave – one right/through, two through, one left Existing Traffic Volumes As a result of the current Coronavirus (COVID-19) Pandemic, updated traffic volume data was not able to be collected. AM and PM peak hour turning movement counts completed with previous studies were used to determine the existing 2020 estimated peak hour traffic volumes. Reviewing the historical traffic counts in the area, traffic has stayed somewhat constant or dropped in the past few years, however, in order to account for some growth in traffic from the previous counts a factor of 0.5% per year was used to estimate the existing 2020 traffic volumes. These counts were used as the existing baseline conditions for the area. Figure 3 attached in the Appendix shows the existing intersections and driveways that were analyzed as part of this traffic study, with the existing 2020 estimated AM and PM peak hour and traffic volumes. Background (Non-Development) Traffic Growth Traffic growth in the vicinity of a proposed site will occur between existing conditions (2020) and any given future year due to other development within the region. This background growth must be accounted for and included in future year traffic forecasts. In order to account for growth in traffic from the 2020 conditions a factor of 0.5% per year was used to estimate the 2022 and 2040 traffic volumes In addition to the regional background traffic, other specific non development related traffic was determined and included with the overall background traffic including: Avenue of France – The proposed redevelopment is located on west of France Avenue between 66th Street and Valley View Road. It is proposed to include a bank, retail, apartments, a hotel, general office and medical office space. It is assumed that it will be completed after 2022 and included in the background traffic for the 2040 analysis. DLC Residential Development – The proposed redevelopment is located in the northwest quadrant of York Avenue and West 66th Street. The redevelopment is proposed to include a 230unit apartment building with phase I and a 145unit apartment building with Phase II. It is assumed that it will be completed after 2022 and included in the background traffic for the 2040 analysis. The estimated trip generation for the additional background traffic is shown below in Table 1. The trip generation and traffic distribution estimates for the additional development traffic is based on traffic studies for each specific development. The table shows the AM and PM peak hour trip generation for the proposed uses. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 4 Table 1 – Additional Development Background Trip Generation Use AM Peak Hour PM Peak Hour Total In Out Total In Out Avenue on France 663 377 286 812 281 531 DLC Residential 115 35 80 145 85 60 Total New Trips 778 412 366 957 366 591 Site Expansion Trip Generation The proposed Fairview Southdale Inpatient addition will not be increasing staff or adding beds to the current site license. The goal of the proposed project is to give every bed the hospital serves a private room and not adding any additional patient capacity. However, to ensure that a worst-case condition is reviewed, additional site traffic was determined for the Hospital addition based on traffic generation rates from similar land use (i.e. hospital) as documented in the Institute of Transportation Engineers Trip Generation Manual, 10th Edition. The estimated trip generation from the proposed Fairview Southdale Hospital Inpatient addition is shown below in Table 2. Table 2 - Estimated Trip Generation Use Size AM Peak Hour PM Peak Hour Total In Out Total In Out Hospital Expansion 44,000 sf 39 27 12 43 12 31 Total New Trips 39 27 12 43 12 31 Source: Institute of Transportation Engineers Trip Generation Manual, 10th Edition Traffic Distribution The generated trips for the proposed Fairview Southdale Hospital Inpatient addition were assumed to arrive or exit using driveways on 65th Street and circulate using the existing Drew Avenue. The site-generated trips were distributed to the adjacent roadway system based on several factors including the existing Annual Average Daily Traffic (AADT) and the travel sheds for the major routes that serve the area. In general, the Trip Distribution from the site was assumed to be: • 30% to the north • 40% to the south • 15% to the east • 15% to the west. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 5 Future Year Traffic Forecasts Traffic forecasts were prepared for the year 20 22 which is the year after the proposed expansion would be completed and for the 2040 conditions which represents the City’s Comprehensive Plan development time frame. The traffic forecasts were prepared by adding the projected annual background traffic growth, the projected non-development background traffic growth, and the anticipated Fairview Southdale Hospital Inpatient addition traffic, to the estimated existing 2020 traffic volumes to determine the future traffic conditions. Figures 4 and Figure 5 attached in the Appendix shows the projected 2022 and 2040 AM and PM peak hour traffic volumes. Traffic Operations Existing and/or forecasted traffic operations were evaluated for the impacted intersections and access driveway adjacent to the hospital. The analysis was conducted for the following scenarios assuming the existing roadway lane configurations and traffic control . 1. Existing 2020 Conditions 2. Projected 2022 Conditions 3. Projected 2040 Conditions This section describes the methodology used to assess the operations and provides a summary of traffic operations for each scenario. Analysis Methodology The traffic operations analysis is derived from established methodologies documented in the Highway Capacity Manual 2000 (HCM). The HCM provides a series of analysis techniques that are used to evaluate traffic operations. Intersections are given a Level of Service (LOS) grade from “A” to “F” to describe the average amount of control delay per vehicle as defined in the HCM. The LOS is primarily a function of peak traffic hour turning movement volumes, intersection lane configuration, and the traffic controls at the intersection. LOS A is the best traffic operating condition, and drivers experience minimal delay at an intersection operating at that level. LOS E represents the condition where the intersection is at capacity, and some drivers may have to wait through more than one green phase to make it through an intersection controlled by traffic signals. LOS F represents a condition where there is more traffic than can be handled by the intersection, and many vehicle operators may have to wait through more than one green phase to make it through the intersection. At a stop sign-controlled intersection, LOS F would be characterized by exceptionally long vehicle queues on each approach at an all-way stop, or long queues and/or great difficulty in finding an acceptable gap for drivers on the minor legs at a through-street intersection. The LOS ranges for both signalized and un-signalized intersections are shown in Figure 6. The threshold LOS values for un-signalized intersections are slightly less than for signalized intersections. This variance was instituted because drivers’ expectations at intersections differ with the type of traffic control. A given LOS can be altered by increasing (or decreasing) the number of lanes, changing traffic control arrangements, adjusting the timing at signalized intersections, or other lesser geometric improvements. LOS also changes as traffic volumes increase or decrease. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 6 Figure 6: Level of Service Ranges for Signalized and Un-signalized Intersections LOS, as described above, can also be determined for the individual legs (sometimes referred to as “approaches”) or lanes (turn lanes in particular) of an intersection. It should be noted that a LOS E or F might be acceptable or justified in those cases where a leg(s) or lane(s) has a very low traffic volume as compared to the volume on the other legs. For example, improving LOS on such low-volume legs by converting a two-way stop condition to an all-way stop, or adjusting timing at a signalized intersection, could result in a significant penalty for the many drivers on the major road while benefiting the few on the minor road. Also, geometric improvements on minor legs, such as additional lanes or longer turn lanes, could have limited positive effects and might be prohibitive in terms of benefit to cost. Although LOS A represents the best possible level of traffic flow, the cost to construct roadways and intersection to such a high standard often exceeds the benefit to the user. Funding availability might also lead to acceptance of intersection or roadway designs with a lower LOS. LOS D is generally accepted as the lowest acceptable level in urban areas. LOS C is often considered to be the desirable minimum level for rural areas. LOS D or E may be acceptable for limited durations or distances, or for very low-volume legs of some intersections. The LOS analysis was performed using Synchro/SimTraffic: • Synchro, a software package that implements Highway Capacity Manual (HCM) methodologies, was used to build each signalized intersection and provide an input database for turning-movement volumes, lane geometrics, and signal design and timing characteristics. In addition, Synchro was used to optimize signal timing parameters for future conditions. Output from Synchro is transferred to SimTraffic, the traffic simulation model. • SimTraffic is a micro-simulation computer modeling software that simulates each individual vehicle’s characteristics and driver behavior in response to traffic volumes, intersection configuration, and signal operations. The model simulates drivers’ behaviors and responses to surrounding traffic flow as well as different vehicle types and speeds. It outputs estimated vehicle delay and queue lengths at each intersection being analyzed. 80 55 35 20 10 LOS A LOS B LOS C LOS D LOS E LOS F Not CongestedCongested50 35 25 10 LOS A LOS B LOS C LOS D LOS E LOS F Not CongestedCongested15 Signalized Intersection Unsignalized IntersectionControl Delay per Vehicle (sec.)Control Delay per Vehicle (sec.)SOURCE: Level of Service thresholds from the Highway Capacity Manual, 2000. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 7 Existing Level of Service Summary Table 3, below, summarizes the existing LOS at the primary intersections in the study area based on the current lane geometry, traffic control and estimated 2020 traffic volumes. The table shows that all intersections are operating at an overall LOS C or better during both the AM and PM peak hours, except the intersection of France Avenue at 66th Street which would operate at an overall LOS D. Movements in all intersections during the AM and PM peak hour are operating at an acceptable LOS E or better. Table 3: 2020 Existing Conditions Summary Intersection AM Peak Hour PM Peak Hour LOS Overall Delay (sec/veh) LOS Overall Delay (sec/veh) France Ave at W. 65th St C (E) 25.5 C (E) 33.4 France Ave at W. 66th St C (E) 33.9 D (E) 45.4 W. 65th St at Hospital Driveway A (B) 4.8 B (C) 14.8 W. 65th St at Drew Ave A (B) 7.1 A (B) 6.4 W. 66th St at Drew Ave /Southdale Entrance C (D) 25.6 C (D) 26.4 A (A) – Overall LOS (Worst Movement LOS) Forecast Traffic Operations A capacity and LOS analysis was completed for the study area intersections for 20 22 which is the year after the proposed Southdale Hospital expansion would be completed and for the 2040 conditions which represents the City’s Comprehensive Plan development time frame. The results of the analysis are discussed below and shown in Tables 4 and Table 5. Table 3 – Forecasted 2022, summarizes the anticipated LOS at the primary intersections in the study area assuming the current lane geometry, traffic control and estimated 2022 traffic volumes with the proposed Hospital Inpatient addition completed. The table shows that all intersections will continue to operate an overall LOS C or better during both the AM and PM peak hours, except the intersection of France Avenue at 66th Street which would operate at an overall LOS D. Movements in all intersections during the AM and PM peak hour will also continue to operate at an acceptable LOS E or better. Table 4: 2022 Projected Traffic Conditions Summary Intersection AM Peak Hour PM Peak Hour LOS Overall Delay (sec/veh) LOS Overall Delay (sec/veh) France Ave at W. 65th St C (E) 26.2 C (E) 34.1 France Ave at W. 66th St C (E) 34.5 D (E) 46.2 W. 65th St at Hospital Driveway A (B) 5.0 C (C) 15.3 W. 65th St at Drew Ave A (B) 7.5 A (B) 6.8 W. 66th St at Drew Ave /Southdale Entrance C (D) 26.4 C (D) 28.2 A (A) – Overall LOS (Worst Movement LOS) Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 8 Table 5 – Forecasted 2040, summarizes the anticipated LOS at the primary intersections in the study area assuming the current lane geometry, traffic control and estimated 2040 traffic volumes with the proposed Hospital Inpatient addition completed. The table shows that all intersections will continue to operate an overall LOS C or better during both the AM and PM peak hours, except the intersections of: France Avenue at 65th Street during the PM peak hour; France Avenue at 66th Street during the AM and PM peak hour, and; 66th Street at Drew Avenue/Southdale Entrance during the PM peak hour, which would operate at an overall LOS D. Movements in all intersections during the AM and PM peak hour will also continue to operate at an acceptable LOS E or better except the southbound left turn from France Avenue to 66th Street during the PM peak hour which would be operating at a LOS F. Overall and movement delays will increase from the existing and 2022 conditions, especially at the major intersections on France Avenue at 65th Street and 66th Street and on 66th Street at Drew Avenue/Southdale entrance. The increase in delays can be attributed primarily to the background traffic growth in the area. As the area continues to redevelop minor intersection improvements (additional turn lane length and signal phasing changes) could be implemented to address these issues and minimize delays. Table 5: 2040 Projected Traffic Conditions Summary Intersection AM Peak Hour PM Peak Hour LOS Overall Delay (sec/veh) LOS Overall Delay (sec/veh) France Ave at W. 65th St C (E) 36.1 D (E) 39.5 France Ave at W. 66th St D (E) 42.6 D (F) 54.3 W. 65th St at Hospital Driveway B (C) 11.2 C (D) 22.6 W. 65th St at Drew Ave B (C) 13.3 B (C) 13.1 W. 66th St at Drew Ave /Southdale Entrance C (D) 33.2 D (E) 36.6 A (A) – Overall LOS (Worst Movement LOS) Vehicle Queuing Analysis A queuing analysis for the existing, projected 2022 and projected 2040 conditions was prepared evaluating the anticipated vehicle queuing impacts at the intersections in the study area. The analysis was conducted using the SimTraffic simulation software. The results found that during both the AM and PM peak hours, for the existing, projected 2022 and projected 2040 conditions, the average queues in the corridors do not exceed any of the available turn lane storage. In some cases, however, for the 2040 conditions, the maximum queues were exceeded. The maximum queue represents the longest length of queue that was observed during the analysis period. The observations were typically identified one or two times during the peak periods with an extremely short duration of less than 4 to 6 seconds. Parking Impact Analysis The parking impacts to the existing Fairview Southdale Hospital and adjacent Medical office buildings were analyzed based on the current use of the site and proposed site addition. Table 6 below shows a summary of the existing parking available on the site. Currently there are two primary parking structures and surface spaces located throughout the site. These locations are shown in Figure 2 attached in the Appendix. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 9 Table 6 – Available Parking Location Existing Spaces West Parking Ramp 1018 East Parking Ramp 975 Surface Spaces 58 Total Parking Spaces 2051 In order to provide a base line of the parking demand for the site, the existing parking use was determined based on previous studies and data provided by the property owner. Table 7 shows the average and peak number of occupied spaces throughout the site. Table 7 – Parking Use Location Average Occupied Spaces Peak Occupied Spaces West Parking Ramp 1455 1690 East Parking Ramp Surface Spaces 40 58 Total Parking Spaces 1495 1748 Based on the City Code the Fairview Southdale Hospital site currently require approximately 2728 parking spaces per City Code. As discussed previously, no increase in the total Hospital beds or staffing is proposed with the proposed Hospital Inpatient addition. Table 8 shows the required parking based on the City Code. Currently there is a parking variance for 677 spaces in place for the site. Table 8 – Parking Required per City Code Use Existing Parking Required Hospital 326 Beds, 1678 Empl 2004 6405 Medical Office 54,248 sf, 49 Doc/Dent 320 6363 Medical Office 69,442 sf, 56 Doc/Dent 404 Total Parking Spaces Required 2728 The parking demand for the site was also estimated using parking generation rates for other similar land uses as documented in the Institute of Transportation Engineers Parking Generation Manual, 5th Edition. Table 9 below shows a summary of each use and what the anticipated peak parking demand would be for a typical weekday. This would represent the worst-case condition for the parking on the site assuming the existing and proposed uses. Based on this analysis, the existing parking required is very similar to the peak occupied spaces counted. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 10 Table 9 – Parking Demand per ITE Use Existing Parking Required Hospital 1678 Emp 1225 6405 Medical Office 54,248 sf 175 6363 Medical Office 69,442 sf 224 Total Parking Spaces Required 1624 Based on the above parking summary, there is and would be sufficient parking available on site for the proposed Fairview Southdale Hospital Inpatient addition. Conclusions / Recommendation Based on the analysis documented in this memorandum, WSB has concluded the following: • The proposed Fairview Southdale Hospital Inpatient Addition project includes a 44,000sf, two-story addition, above the existing Emergency Room, on the north side of the Hospital. The proposed addition will not be increasing staff or adding beds to the current site license. • To ensure that a worst-case condition was reviewed, additional site traffic was determined for the Hospital Inpatient addition. Base on the traffic generation the site could generate up to an additional 39 trips in the AM peak hour and 43 trips in the PM peak hour. • Additional trips will also be generated from other approved or anticipated development in the surrounding area. These uses will generate an additional 778 trips in the AM peak hour and 957 trips in the PM peak hour. • Existing traffic operations at the intersections and driveways in the study area on 65tth Street and 66th Street are all operating at overall LOS C or better for the both the AM and PM peak hours, except the intersection of France Avenue at 66th Street which would operate at an overall LOS D. • Intersection traffic operations for the 2022 conditions, with the proposed Hospital Inpatient addition completed, shows that all intersections will continue to operate an overall LOS C or better during both the AM and PM peak hours, except the intersection of France Avenue at 66th Street which would operate at an overall LOS D. • Intersection traffic operations for the 2040 conditions, with the Hospital Inpatient addition completed, shows that all intersections will continue to operate an overall LOS C or better during both the AM and PM peak hours, except the intersections of: France Avenue at 65th Street during the PM peak hour; France Avenue at 66th Street during the AM and PM peak hour, and; 66th Street at Drew Avenue/Southdale Entrance during the PM peak hour, which would operate at an overall LOS D. • As the area continues to redevelop minor intersection improvements (additional turn lane length and signal phasing changes) could be implemented to address issues and minimize delays. Technical Memorandum Fairview Southdale Hospital Inpatient Addition Traffic and Parking Study June 1, 2020 Page 11 • The results of the queuing analysis found that during both the AM and PM peak hours, for the existing, projected 2022 and projected 2040 conditions, the average queues in the corridors do not exceed any of the available turn lane storage. In some cases, however, for the 2040 conditions, the maximum queues were exceeded. • The existing available parking does not meet the City’s Code. Assuming no change in the number of total beds or increase in Hospital employees, 2728 parking spaces would be required based on City Code. The current site provides for 2051 parking spaces. A 677- space parking variance is currently in place for the Hospital site. • Based on the parking count and the ITE parking generation estimates the total parking required for the Fairview Southdale Hospital site is 1624 spaces. With this estimate, no parking variance would be required. Based on these conclusions, no roadway improvements or additional parking variance would be required to accommodate the proposed Fairview Southdale Inpatient Addition project. List of Figures Figure 1 – Project Location Figure 2 – Proposed Site Plan with Improvements Figure 3 – Existing 2020 Estimated Traffic Volumes Figure 4 – Projected 2022 Traffic Volumes Figure 5 – Projected 2040 Traffic Volumes BEARDP L .ABBOTTZENITHYORKXERXESW. ST. W.ST.62HALIFAXGRIMES PEACEDALEHALIFAXAVE.AVE.V A L L E Y RD. W.62 ST.LA.RYANPARNELLVIRGINIAAVE.AVE.AVE.FAIRFAXOAKLAWNBROOKVIEWAVE.W.LA. nd HERITAGE DR.YORKAVE.BARRIERD.W .65th ST. W.66th ST.AVE.YORKAVE.XERXESAVE.W. 69th ST.RD.DAWSONLA.HILLCRESTLA.CORNE LIA DR.AVE.OAKAVE.POINTDR.W.SHERWOODAVE.AVE.AVE.RYANPARNELLAVE.UP PER TER. W I LF ORD DUNBERRY LA. RD. LAGUNA DR. RD.CRESTONRD.ST.BRITTANYRD.DR. CT.LAWNW.70th ST. ANDOVER DUNHAM DUNHAM RD. LA.DR.KELLOGGGILFORD DR. DR. DR.AVE.CORNELIADR.RD.LA.LYNMARCI R.CIR.72 nd ST.GALLAGERFRANCEHAZELTON RD.YORKTER.W. W. PARKLAWN CT. W.76th ST. W. 77th ST. LA.DR.HIBISCUS AVE. LA.AVE.PHLOX LA.LA.CIR. INDEDINA W. 76th ST. W. 74th ST. ST.OHMSLA.METROBLVD.W.72nd ST. D ANE N'S D UG GA N DR.RI DGEPL.DR. DR.NAOMI PL.W. 64 th ST.WARRENMILDREDROLFTINGDALEAVE.AVE.AVE.AVE.AVE.JOSEPH INEW.63 th ST.CODEAVE. LA. LA. 62nd ST. W. 61st ST. DR. nd 61 NCHOWE WAY MINNESOTA DR. VIKING DR. 31 31 17 17 100 100 17 100 5 31 494NOBHI LL DR. LA. st EDINBOROUGHWAYASP ASI AL A.T RILLIU M31.33. 35. 36.26.39..ROSECT.BLVD.RIAL TSU W. 73rd 62 COMPUTERRTER WILRYAN AV E.ATINGDVER RIDGERD.X VA LLEYV IE WRVECU ST.64 thKELW.61 st ST.CROFTHASJOHN'SST.AIIGNV I R 35.ASHCROFTLA . SONRRIGA PLA ZAHAR VEY 38.RAB UNEVERETTR.DTI F T ONABERCROMBI E M EADO W KENNYPL.CIRCLEDR.EWR.AVE.WILRYANST.66th 64 th ST. ST.th65 VIRGINIAROYCAR PAYTON S OUTHCREST69th BALFANZ ASPASIA LAR KSPUR NARDOOM LA.LA. YPPPO W.SHORE DR.BEL VIDERE CI R. O RECLA REM CLAREM OREVE.AWOODJUDS ON LA .AVE.ELASOUTHD68 th ST .SANDD R.ELLSW ORTH OAKLAWNLA.MAVELL E GLOUCHESTERAVE.BLVD.BRISTOLGLOUCHESTERDR.BRI S T OLERTONHEATHTR.HEATHERTONW. PARKLAWN PARKLAWNAVE.AVE.SEDUMAVE.FONDELL 74th ST. 75th ST.MILLER'SLA.Ni neMile Creek V IEW DR.LYMARELLHIBISCU SAVE. Lake Cornelia Lake Edina SHOREWESTPLAZA DR.WOODALEDWOODDALEWOODCORNELIA CIR.AVE.COVLA.CT.PL.ENTRYCOVENTRYDR.DISCDREWAVE.COLONYWAYSOUTH DALE KELLOGGXERXESAVE.CIR. 53 64th ST.26.26.V.AWYMAN3 2.62nd ST.WSB Filename:Date: Printed:5/31/2020K:\016166-000\Cad\Exhibits\016166-000 Figure 1 Project Location Map.dgnTraffic and Parking Study Fairview Southdale Hopsital inpatient Addition City of Edina, Minnesota Figure 1 Project Location Map Study Area 0 SCALE IN FEET 700 1400 N Project Location MINNESOTA 62 MINNESOTA 100 31 COUNTY INTERSTATE 494 WSB Filename:Date: Printed:5/31/2020K:\016166-000\Cad\Exhibits\016166-000 Figure 2 Site Plan.dgnTraffic and Parking Study Fairview Southdale Hopsital inpatient Addition City of Edina, Minnesota Figure 2 Site Plan WSB Filename:Date: Printed:6/1/2020K:\016166-000\Cad\Exhibits\016166-000 Figure 3 Existing 2020 Estimated Traffic Volumes.dgnTraffic and Parking Study Fairview Southdale Hopsital inpatient Addition City of Edina, Minnesota 66th Street Drew AvenueHospitalFrance Avenue65th Street HospitalParkSouthdaleXXX Peak Hour Traffic (XXX) Figure 3 Existing (2020) Estimated Traffic Volumes 2020 AM PEAK HOUR 2020 PM PEAK HOUR 47 183 102 (83) (682) (114)(184)(582)(92)105552499144242(250)(982)(126)316 447 247 (239) (390) (236)(242)(18)(81)581633(58) (756) (31) 25 260 54 53 736 164 (125) (776) (59)27870296(89)(754)(28)(111) (95) (139) 38 201 75 15456374(76)(1211)(45)51 46 183 (52) (98) (86)9063(41)(1)(133)98986(12)(23)(50)5225(2)(0)(44)(11)(105)(147)53572(103) (64) (46) 63 111 142 33 105 24 (29) (106) (8) 11 192 18 (12) (359) (15) (84) (153) (25) 213 355 65 N WSB Filename:Date: Printed:6/1/2020K:\016166-000\Cad\Exhibits\016166-000 Figure 4 Proposed 2022 Traffic Volumes.dgnTraffic and Parking Study Fairview Southdale Hopsital inpatient Addition City of Edina, Minnesota 66th Street Drew AvenueHospitalFrance Avenue65th Street HospitalParkSouthdaleXXX Peak Hour Traffic (XXX) Figure 4 2020 AM PEAK HOUR 2020 PM PEAK HOUR(186)(588)(93)106558499244642(253)(992)(127)319 482 249 (241) (394) (238)(244)(18)(82)591633(59) (764) (31) 25 263 55 54 743 166 (126) (784) (60)28170997(90)(762)(28)(112) (96) (140) 38 203 76 15656975(77)(1223)(45)52 46 185 (53) (99) (87)9064(41)(1)(134)99087(12)(23)(51)5225(2)(0)(44)(11)(106)(148)53573(104) (65) (46) 64 112 143 33 106 24 (29) (107) (8) 11 194 18 (12) (363) (15) (85) (155) (25) 215 258 66 Proposed 2022 Traffic Volumes 47 185 103 (84) (689) (115) N WSB Filename:Date: Printed:6/1/2020K:\016166-000\Cad\Exhibits\016166-000 Figure 5 Projected 2040 Traffic Volumes.dgnTraffic and Parking Study Fairview Southdale Hopsital inpatient Addition City of Edina, Minnesota 66th Street Drew AvenueHospitalFrance Avenue65th Street HospitalParkSouthdaleXXX Peak Hour Traffic (XXX) Figure 5 2020 AM PEAK HOUR 2020 PM PEAK HOUR 348 525 272 (263) (429) (260)(266)(20)(89)641836(64) (832) (34) 28 286 59 58 810 180 (138) (854) (65)16961981(89)(1332)(50)10069(45)(1)(152)109895(13)(25)(53)6228(2)(0)(48)(12)(116)(162)63979(113) (70) (51) 69 122 156 36 116 26 (32) (117) (9) 12 211 20 (13) (359) (17) (92) (168) (28) 234 391 72 Projected 2040 Traffic Volumes N (122) (105) (153) 42 221 83 306772106(98)(829)(31)56 51 201 (57) (108) (95) 52 201 112 (91) (750) (125)(202)(640)(101)1166075410048646(275)(1080)(139) LEVEL 01 (E) 888' -0" LEVEL 02 (E) 904' -0 1/2" LEVEL 03 (N) 918' -2 1/2" LEVEL 04 (N) 933' -8 1/2" ROOF DECK (N) 950' -8 1/2" EXISTING 2000 CLINIC BUILDING - TAN FACE BRICK FIBER CEMENT CLADDING - OFF-WHITE METAL PANEL TO MATCH EXISTING BLUE/GREEN DICHROIC PANELS ON 2013 EMERGENCY CENTER WINDOWS WITH BLACK FRAMES, CLEAR VISION GLASS AND TWO DIFFERENT COLORED SPANDREL GLASS TYPES BUILDING SIGNAGE BY OWNER ROOFTOP CURVED METAL SCREEN WALL TO CONCEAL ROOFTOP MECHANICAL UNIT EXISTING 1964 HOSPITAL BEYOND - TAN FACE BRICK EXISTING 2013 EMERGENCY CENTER - BLUE/GREEN DICHROIC METAL PANELS EXISTING 2013 EMERGENCY CENTER - TAN CAST STONE WALL PANELS EXISTING 2013 EMERGENCY CENTER - GRAY METAL WALL PANELS ON AMBULANCE ENTRANCE DOORS EXISTING 2013 EMERGENCY CENTER - GLASS CURTAIN WALL - BACKLIT EXISTING TAN CAST STONE BASE WALL EXISTING GRAY METAL WALL PANELS EXISTING 1964 HOSPITAL - BEYOND -TAN FACE BRICK EXISTING 2-STORY BLDG BELOW2-STORY ADDITION ABOVELEVEL 05 (E) 1964 939' -9 1/2" LEVEL 02 (E) 904' -0 1/2" LEVEL 03 (N) 918' -2 1/2" LEVEL 04 (N) 933' -8 1/2" ROOF DECK (N) 950' -8 1/2" WINDOWS WITH BLACK FRAMES, CLEAR VISION GLASS AND TWO DIFFERENT COLORED SPANDREL GLASS TYPES FIBER CEMENT CLADDING - OFF-WHITE EXISTING 2013 EMERGENCY CENTER - BLUE/GREEN DICHROIC METAL PANELS EXISTING GRAY METAL WALL PANELSEXISTING 2-STORY BLDG BELOW2-STORY ADDITION ABOVEGRAY METAL WALL PANELS TO MATCH EXISTING BUILDING ROOFTOP PENTHOUSE - GRAY METAL WALL PANELS TO MATCH EXISTING BUILDING BACK SIDE OF ROOFTOP METAL PANEL SCREEN WALL BEYOND TEXTURED FIBER CEMENT CLADDING PANELS -OFF-WHITE LEVEL 05 (E) 1964 939' -9 1/2" WINDOWS WITH BLACK FRAMES, CLEAR VISION GLASS AND TWO DIFFERENT COLORED SPANDREL GLASS TYPES SHEET NUMBER TITLE Job Number ISSUE CHART PROJECT TEAM KEYPLAN PROJECT STRUCTURAL MEP / AV / TECHNOLOGY CONTRACTOR OWNER NOT FOR CONSTRUCTION 5/5/2020 11:18:27 AMBIM 360://FSH - Inpatient Addition/ARCH-FSH-Inpatient Addition-R20.rvtA20-04 EXTERIOR ELEVATIONS 051722.001 INPATIENT ADDITION FAIRVIEW SOUTHDALE HOSPITAL © 2020 Perkins and Will 6401 FRANCE AVE SOUTH EDINA, MN 55435 VARIANCE APPLICATION for CITY OF EDINA 8 MAY 2020GRAEF 120 SOUTH SIXTH STREET MINNEAPOLIS, MN 55402 DUNHAM 50 SOUTH SIXTH STREET SUITE 1100 MINNEAPOLIS, MN 55402 JE DUNN 800 WASHINGTON AVENUE NORTH SUITE 600 MINNEAPOLIS, MN 55401 M HEALTH FAIRVIEW 6401 FRANCE AVENUE SOUTH EDINA, MN 55435 IDS Center 80 South 8th Street, Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 perkinswill.com 1/16" = 1'-0"1 NORTH ELEVATION 1/16" = 1'-0"2 SOUTH ELEVATION MARK ISSUE DATE NEW 2-STORY INPATIENT ADDITION SHEET NUMBER TITLE Job Number ISSUE CHART PROJECT TEAM KEYPLAN PROJECT STRUCTURAL MEP / AV / TECHNOLOGY CONTRACTOR OWNER NOT FOR CONSTRUCTION 5/5/2020 11:18:46 AMBIM 360://FSH - Inpatient Addition/ARCH-FSH-Inpatient Addition-R20.rvtA20-00 EXTERIOR AXONOMETRIC VIEWS 051722.001 INPATIENT ADDITION FAIRVIEW SOUTHDALE HOSPITAL © 2020 Perkins and Will 6401 FRANCE AVE SOUTH EDINA, MN 55435 VARIANCE APPLICATION for CITY OF EDINA 8 MAY 2020GRAEF 120 SOUTH SIXTH STREET MINNEAPOLIS, MN 55402 DUNHAM 50 SOUTH SIXTH STREET SUITE 1100 MINNEAPOLIS, MN 55402 JE DUNN 800 WASHINGTON AVENUE NORTH SUITE 600 MINNEAPOLIS, MN 55401 M HEALTH FAIRVIEW 6401 FRANCE AVENUE SOUTH EDINA, MN 55435 IDS Center 80 South 8th Street, Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 perkinswill.com 1 AXONOMETRIC VIEW - NORTHEAST2AXONOMETRIC VIEW - NORTHWEST 3 AXONOMETRIC VIEW - SOUTHEAST4AXONOMETRIC VIEW - SOUTHWEST MARK ISSUE DATE SHEET NUMBER TITLE Job Number ISSUE CHART PROJECT TEAM KEYPLAN PROJECT STRUCTURAL MEP / AV / TECHNOLOGY CONTRACTOR OWNER NOT FOR CONSTRUCTION 5/5/2020 11:18:27 AMBIM 360://FSH - Inpatient Addition/ARCH-FSH-Inpatient Addition-R20.rvtA01-01 051722.001 INPATIENT ADDITION FAIRVIEW SOUTHDALE HOSPITAL © 2020 Perkins and Will 6401 FRANCE AVE SOUTH EDINA, MN 55435 VARIANCE APPLICATION for CITY OF EDINA 8 MAY 2020GRAEF 120 SOUTH SIXTH STREET MINNEAPOLIS, MN 55402 DUNHAM 50 SOUTH SIXTH STREET SUITE 1100 MINNEAPOLIS, MN 55402 JE DUNN 800 WASHINGTON AVENUE NORTH SUITE 600 MINNEAPOLIS, MN 55401 M HEALTH FAIRVIEW 6401 FRANCE AVENUE SOUTH EDINA, MN 55435 IDS Center 80 South 8th Street, Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 perkinswill.com MARK ISSUE DATE ARCHITECTURAL SITE PLAN A01-01 OUTLINE OF PROPOSED 3RD & 4TH FLOOR ADDITION92' -0"73' -0 " PRAIRIE CARE FAIRVIEW SOUTHDALE HOSPTIAL 6401 FRANCE AVENUE S. R O O F T O P A H U EXISTING ROOF BELOW EXISTING ROOF BELOW EXISTING ROOF BELOW METAL SCREEN WALL 13" 13" 13" 11" ?" 6" METAL SCREEN WALL MECH CHILLER SLOPE1/4" PER FTMECHANICAL PENTHOUSE 3RD & 4TH FLOOR INPATIENT ADDITION Note: This project scope does not include site modifications. This plan is intended to show the building addition relative to the entire Fairview Southdale Hospital Site. Site plan elements shown are from the 2013 Emergency Center Expansion project. HOISTWAY#4DEPT #221 SFPATIENT327WHEELCHAIRSTORAGE300C-1234 SFTEAMSTATION137 SFSOILED139 SFCLEAN123 SFDATA56 SFTLTPUBLIC85 SFNUTRITIONCENTER361 SFFAMILYLOUNGE95 SFJANITOR122 SFELEC123 SFCONSULT72 SFTLTSTAFF436 SFTEAMSTATION107 SFELEC91 SFOFFICEPRIVATE82 SFNOURISH115 SFCLEAN213 SFTELEMETRY68 SFTLTSTAFF109 SFSOILED76 SFTLTPUBLIC180 SFTEAMSTATION130 SFMEDS104 SF?120 SFOFFICESHARED241 SFSTAFFLOUNGELEGENDBuilding SupportInpatient RoomInpatient SupportInpatient CorridorNurse StationNurse / Staff CirculationPublic / FamilyVertical CirculationSHAFTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENT PATIENTPATIENTPATIENTPATIENTPATIENTPATIENTPATIENT??PATIENTPATIENTPATIENTPATIENTPATIENTPATIENT111 SFNOURISH101 SFMEDS23 SFEQEASTELEV 1LOBBYEASTSTAIREASTELEV 2106 SFWESTELEV216 SFWESTSTAIRSHEET NUMBERTITLEJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALMEP / AV / TECHNOLOGYCONTRACTOROWNERNOT FOR CONSTRUCTION5/6/2020 4:49:40 PMBIM 360://FSH - Inpatient Addition/ARCH-FSH-Interior Fit Out-R20.rvtA10-03TYPICAL ADDITIONFLOOR PLAN051722.001INPATIENT ADDITIONFAIRVIEW SOUTHDALEHOSPITAL© 2020 Perkins and Will6401 FRANCE AVE SOUTHEDINA, MN 55435VARIANCE APPLICATION for CITY OF EDINA 8 MAY 2020GRAEF120 SOUTH SIXTH STREETMINNEAPOLIS, MN 55402DUNHAM50 SOUTH SIXTH STREET SUITE 1100MINNEAPOLIS, MN 55402JE DUNN800 WASHINGTON AVENUE NORTHSUITE 600MINNEAPOLIS, MN 55401M HEALTH FAIRVIEW6401 FRANCE AVENUE SOUTHEDINA, MN 55435IDS Center80 South 8th Street, Suite 300Minneapolis, MN 55402t 612.851.5000f 612.851.5001perkinswill.com3/32" = 1'-0"1TYPICAL ADDITION FLOOR PLANMARK ISSUE DATETYPICAL 3RD AND 4TH FLOOR PLANTYPICAL 3RD AND4TH FLOOR PLAN