HomeMy WebLinkAbout2023-02-08 Planning Commission Regular Meeting PacketAg enda
Planning Commission
City Of E dina, Minnesota
City H all Council Chambers
Wednesday, Febr uar y 8, 2023
7:00 PM
Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or
Facebook.com /EdinaMN.
Participate in Public Hearings
Call 786-496-5601
E nter Confer ence Pin 4604947#
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I.Ca ll To Ord er
II.Roll Ca ll
III.Approva l Of Meeting Agenda
IV.Approva l Of Meeting Min u tes
A.Draft Minutes of Regu la r Meetin g Janua ry 25, 2023
V.Com m u n ity Com m ent
During "Community Comment," the Board/Commission will invite residents to share relevant issues
or concerns. Individuals must limit their comments to three minutes. The Chair may limit the
number of speakers on the same issue in the interest of time and topic. G enerally speaking, items
that are elsewhere on tonight's agenda may not be addressed during Community Comment.
Individuals should not expect the Chair or Board/Commission Members to respond to their
comments tonight. Instead, the Board/Commission might refer the matter to sta% for
consideration at a future meeting.
VI.Pu b lic Hea rings
A.Su b d ivision - 4404 Valley View Roa d
B.Site Plan Review – 5146 Eden Avenue (Form er Public W orks Site)
VII.Cha ir An d Mem ber Com m ents
VIII.Sta6 Com m ents
IX.Adjournm en t
The City of Edina wants all residents to be comfortable being part of the public
process. If you need assistance in the way of hearing ampli9cation, an
interpreter, large-print documents or something else, please call 952-927-8861
72 hours in advance of the meeting.
Date: F ebruary 8, 2023 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:Draft Minutes of R egular Meeting January 25, 2023 Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve the draft minutes from J anuary 25, 2023.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Draft Minutes of Regular Meeting January 25, 2023
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2023
Page 1 of 3
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
January 25, 2023
I. Call To Order
Chair Bennett called the meeting to order at 7:00 PM.
II. Roll Call
Answering the roll call were: Commissioners Miranda, Strauss, Gandhi, Alkire, Hu, Olson, Smith and
Chair Bennett. Staff Present: Cary Teague, Community Development Director, and Kris Aaker, Assistant
Planner.
Absent from the roll call: Commissioner Padilla.
III. Approval Of Meeting Agenda
Commissioner Strauss moved to approve the January 25, 2023, agenda. Commissioner
Olson seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, January 11, 2023
Commissioner Smith moved to approve the January 11, 2023, meeting minutes.
Commissioner Miranda seconded the motion. Motion carried unanimously.
V. Community Comment
None.
VI. Public Hearings
A. B-23-03 5200 Gorges Ave – Variance Request
Assistant Planner Aaker presented the request for a variance at 5200 Gorges Ave . Staff recommended
approval of the variance, as requested subject to the findings and conditions listed in the staff report.
Staff answered Commission questions.
Appearing for the Applicant
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2023
Page 2 of 3
Mr. Andy Campbell, ACDC Studio, and Mr. Andrew Arthur, addressed the Commission and answered
questions.
Public Hearing
None.
Commissioner Strauss moved to close the public hearing. Commissioner Alkire seconded
the motion. Motion carried unanimously.
The Commission discussed the variance.
Motion
Commissioner Alkire moved that the Planning Commission recommend approval of the variance
request at 5200 Gorges Avenue as outlined in the staff memo subject to the conditions and
findings therein. Commissioner Olson seconded the motion. Motion carried unanimously.
B. Zoning Ordinance Amendment – Multi-Family Housing in the City’s Commercial Zoning
Districts
Director Teague presented the Zoning Ordinance Amendment for Multi-Family Housing in the City’s
Commercial Zoning Districts. Staff recommends approval of the Zoning Ordinance Amendment, as
requested subject to the findings and conditions listed in the staff report.
Affordable Housing Development Manager, Stephanie Hawkinson, answered Commission questions.
Public Hearing
None.
Commissioner Miranda moved to close the public hearing. Commissioner Smith seconded
the motion. Motion carried unanimously.
The Commission discussed the amendments.
Motion
Commissioner Olson moved that the Planning Commission recommend approval to the City
Council of the Zoning Ordinance Amendment for Multi-Family Housing in the City’s Commercial
Zoning Districts as outlined in the staff memo subject to the conditions and findings therein.
Commissioner Miranda seconded the motion. Motion carried unanimously.
VII. Chair and Member Comments
Received.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2023
Page 3 of 3
VIII. Staff Comments
A. 2023 Work Plan
Planner Teague reviewed the 2023 Work Plan with the Commission.
IX. Adjournment
Commissioner Alkire moved to adjourn the January 25, 2023, Meeting of the Edina Planning
Commission at 8:42 PM. Commissioner Olson seconded the motion. Motion carried unanimously.
Date: F ebruary 8, 2023 Agenda Item #: VI.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:S ubdivis ion - 4404 Valley View R oad Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
R ecommend the C ity C ouncil approve the Subdivision.
I N TR O D U C TI O N:
C ity Homes is requesting a subdivision of 4404 Valley View Road to establish individual lots for their four-unit
townhome project that was approved for this site in 2022. T he proposal simply creates the lot for each unit so
that they may be sold off individually. (See attached subdivision and previously approved site plan with variances
for this site.
AT TAC HME N T S:
Description
Staff Report
Proposed Plat
2022 Approved Site Plan/Lands cape Plan for the Site
Site Location and Zoning
Better Together Public Hearing Comment Report
Staff Pres entation
February 8, 2023
Planning Commission
Cary Teague, Community Development Director
Subdivision – 4404 Valley View Road
Information / Background:
City Homes is requesting a subdivision of 4404 Valley View Road to establish individual lots for
their four-unit townhome project that was approved for this site in 2022. The specific plans
approved are the only thing that can be built on the site. Only the City Council can approve of a
different use or type of structure on the site. The proposal simply creates the lot for each unit so
that they may be sold off individually. (See attached subdivision and previously approved site plan
with variances for this site.
To accommodate the request the following is required:
1. A Subdivision (Preliminary and Final Plat)
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low
density residential.
Easterly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided Low
Density Residential.
Southerly: Apartments; zoned PRD-4, and guided for High Density Residential
Westerly: New Horizon Day Care; zoned PCD-1, Planned Commercial District; and guided
NN, Neighborhood Node.
STAFF REPORT Page 2
Existing Site Features
The subject property is 11,691 square feet in size. The site is vacant today. Previously located on
the site was the Burly hair salon, and before that was gas station. According to the MPCA, this site
had a petroleum leak discovered and reported in 2008. The owner at the time worked with the
MPCA to clean the site and provide the necessary documentation. The MPCA considers the site
cleared for development and they do not require any other documentation. MPCA stated the City
of Edina can approve permits for construction on this site.
Planning
Guide Plan designation: NN, Neighborhood Node
Zoning: PCD-1, Planned Commercial District
Lot Dimensions
There are no minimum lot size requirements for multi-family housing in the PCD-1 zoning
district.
Park Dedication
As with all subdivision proposals, park dedication is required. Edina City Code requires a park
dedication fee of $5,000 for each additional lot created. Therefore, a park dedication fee of
$15,000 would be required for the three additional lots.
Recommendation
Recommend the City Council approve the proposed subdivision (Preliminary Plat). Approval is
based on the following findings:
1. This lot was approved for a four-unit townhome development in 2022. Approvals included a
Site Plan and multiple variances.
2. The specific plans approved are the only thing that can be built on the site. Only the City
Council can approve of a different use or type of structure on the site.
3. The proposed subdivision will accommodate individual home ownership for each of the four
units.
4. The applicant intends to construct the townhomes as approved by the City of Edina.
5. There are no minimum lot size requirements in the PCD-1 zoning district.
STAFF REPORT Page 3
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. Final plat
shall include a complete grading and drainage plan subject to review and approval of the city
engineer. The grading and drainage plans must be revised to meet the conditions required
herein.
2. Prior to issuance of a building permit, the following items must be submitted:
a. Park dedication fee of $15,000 must be paid.
b. A construction management plan for the construction of each home.
3. Compliance with the approved Site Plan and Variances on the site.
Staff Recommendation
Staff recommends approval of the proposed Subdivision subject to the findings and conditions listed
above.
Deadline for a City Decision: March 21, 2023
C.R. DOC. NO. ROW AT VALLEYVIEW
KNOW ALL PERSONS BY THESE PRESENT: That City Homes, LLC, a Minnesota limited liability company, fee owner of the following described
property situated in the State of Minnesota, County of Hennepin to wit:
Lots 11 and 12, Block 22, "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
Has caused the same to be surveyed and platted as ROW AT VALLEYVIEW and does hereby dedicate to the public for public use the casements for drainage
and utility purposes as created by this plat.
In witness whereof said City Homes, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this
day of , 20 .
Signed: City Homes, LLC
Chief Manager
II
GRAPHIC SCALE
20 0 10 20 40
1 IN = 20 FEET
STATE OF MINNESOTA
COUNTY OF
FOUND 1 INCH OPEN IRON—,
N 89'48'44" E
133.96 (133.73)
'*;-
0
(</C) 35.21
I
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33.29
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0
Z
2 STATE OF MINNESOTA
COUNTY OF
The instrument was acknowledged before me this day of 20 by Wayne W. Preuhs
(Signature)
0 0
1
S 89'53'11" W 65.34
4
,
1
65.46
3
; fo
W
1 I
I
Notary Public, County, Minnesota
My Commission Expires
s 0 IL- 4
(Print)
L_
CITY COUNCIL, CITY OF EDINA, MINNESOTA
This plat of ROW AT VALLEYVIEW was approved and accepted by the City Council of the City of Edina, Minnesota, at a regular meeting thereof, held this
day of 20__, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
CITY COUNCIL, CITY OF EDINA, MINNESOTA
Mayor Manager
ORIENTATION OF THIS BEARING SYSTEM IS
BASED ON THE SOUTH LINE OF LOT 12,
BLOCK 22, "FAIRFAX, HENNEPIN COUNTY,
MINNESOTA" HAVING AN ASSUMED
BEARING OF NORTH 89 DEGREES 53
MINUTES 11 SECONDS EAST.
• DENOTES FOUND IRON MONUMENT (SIZE AND TYPE AS SHOWN)
DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET
▪ AND MARKED BY MINNESOTA REGISTRATION NUMBER 43503
(100.0) DENOTES DISTANCE PER THE PLAT OF "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
CITY OF EDINA
JAN 13 2023
DEPARTMEN
ADVANCE SURVEYING & ENGINEERING CO.
This instrument was acknowledged before me this day of 20 by
Homes, LLC, a Minnesota limited liability company, on behalf of the company.
Chief Manager of City
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
I Wayne W. Preuhs 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 all mathematical 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 that all public ways are shown and labeled on this
plat.
Dated this day of 20 .
Wayne W. Preuhs, Licensed Land Surveyor
Minnesota License Number 43503
60
LIJ
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60
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58.06 (67.15)
N 89'53'11" E
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-SOUM UNE OF SECION 19, TOWNSHIP an, RNIGE 24
Fly /8q,40
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20_ and prior years have been paid far land described on this plat, dated this day of 20
Mark V. Chapin, County Auditor by Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this day of , 20
Chris F. Mavis, County Surveyor by
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the within plat of ROW AT VALLEYVIEW was recorded in this office this day of 20 at o'clock
Martin McCormick, County Recorder by: Deputy
0
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V V
DRAWING ORIENTATION & SCALE
EXISTING
DWELLING
60
29.33
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RETAINING WALL
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EX. GAR. 0.2 FT
,- NORTH OF LOT LINE
35.21 #o
SETBACK LINE I \
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133.96 RETAINING WALL
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UNIT W1
FFE=897.50
TOF=897.12
BFE=887.23
28.0
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nlvif 0_ 0
LOT P
8.
GFE=894.50 43.
20.0
FFE=899.00
TOF=898.62
BFE=888.73
UNIT El
FFE=89750
TOF=897.12
BFE=88723
• GFE=896.50
co
• 21.0
CITY BENCHMARK:
TOP NUT HYD.
ELEV.=897.00
LEGAL DESCRIPTION:
Lots 11 and 12, Block 22, Fairfax, Hennepin County, Minnesota.
SCOPE OF WORK & LIMITATIONS:
1. While we show a proposed location for this home or addition, we are not as familiar
with your proposed plans as you, your architect, or the builder are. Review our
proposed location of the improvements and proposed yard grades carefully to verify that
they match your plans before construction begins. Also, we are not as familiar with
local codes and minimum requirements as the local building and zoning officials in this
community are. Be sure to show this survey to said officials, or any other officials that
may have jurisdiction over the proposed improvements and obtain their approvals
before beginning construction or planning improvements to the property.
2. Note that all building dimensions and building tie dimensions to the property lines, are
taken from the siding and or stucco of the building.
3. While we show the building setback lines per the City of Edina web site, we suggest
you show this survey to the appropriate city officials to be sure that the setback lines are
shown correctly. Do this BEFORE you use this survey to design anything for this
site.Showing the length and direction of boundary lines of the legal description listed
above. The scope of our services does not include determining what you own, which is
a legal matter. Please check the legal description with your records or consult with
competent legal counsel, if necessary, to make sure that it is correct and that any matters
of record, such as easements, that you wish to be included on the survey have been
shown.
4. Showing the location of observed existing improvements we deem necessary for the
survey.
5. Setting survey markers or verifying existing survey markers to establish the corners of
the property.
6. Showing and tabulating impervious surface coverage of the lot for your review and for
the review of such governmental agencies that may have jurisdiction over these
requirements to verify they are correctly shown before proceeding with construction.
7. Showing elevations on the site at selected locations to give some indication of the
topography of the site. We have also provided a benchmark for your use in determining
elevations for construction on this site. The elevations shown relate only to the
benchmark provided on this survey. Use that benchmark and check at least one other
feature shown on the survey when determining other elevations for use on this site or
before beginning construction.
8. This survey has been completed without the benefit of a current title commitment.
There may be existing easements or other encumbrances that would be revealed by a
current title commitment. Therefore, this survey does not purport to show any
easements or encumbrances other than the ones shown hereon.
GFE= 898.00
STANDARD SYMBOLS & CONVENTIONS:
"0" Denotes iron survey marker, found.
• Denotes iron survey marker, to be set.
UNIT W2
FFE=89750
TOF=89712
BFE=887.23
CANTILEVER
00 ye
TO 101
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2.0 233
895 Ip
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PROPOSED HARDCOVER - ENTIRE PARCEL
WEST UNITS (WITH CANT.)
2,540 SQ. FT.
WEST WALKS/STOOPS
196 SQ. FT.
WEST DRIVEWAY
684 SQ. FT.
WEST AC PADS
13 SQ. FT.
EAST UNITS
2,858 SQ. FT.
EAST WALKS/STOOPS
164 SQ. FT.
EAST DRIVEWAYS
995 SQ. FT.
EAST AC PADS
13 SQ. FT.
TOTAL PROPOSED HARDCOVER 7,463 SQ. FT.
AREA OF LOT 11,307 SQ. FT.
LOT COVERAGE 66.0%
/At F p
4,1 ts
PRELIMINARY PLAT: ROW AT VALLEYVIEW
V
S 007,
4, 4/4/4...
/344 t)
CI - Pf OF7.,EDIN A OA/ 1,9
JAN 1 3 2023
114-/y PLANNING DEP:',FITI-1ENT
SNIP .28
. 4,4
4104.
24
PROPOSED LOT AREAS
LOT 1 2,336 SQ. FT.
LOT 2 2,770 SQ. FT.
LOT 3 3,013 SO. FT.
LOT 4 3,188 SQ. FT.
REVISION DESCRIPTION DATE CLIENT/JOB ADDRESS
CITY HOMES
4404 VALLEY VIEW RD.
EDINA, MN
DRAFTED DATE:
DECEMBER 22, 2022
SHEET NO.
S1
SHEET10F1
SURVEYED DATE:
APRIL 25, 2022
SHEET TITLE
PRELIMINARY PLAT Advance
Surveying & Engineering, Co. SHEET SIZE: 22 X 34
DRAWING NUMBER
222237 WP
17917 Highway No. 7
Minnetonka, Minnesota 55345
Phone (952) 474.7964
Web: vowi.advsur.com
EXISTING
DWELLING
LEGAL DESCRIPTION:
Lots 11 and 12, Block 22, Fairfax, Hennepin County, Minnesota.
60
EX. GAR. 0.2 FT
,,- NORTH OF LOT LINE 32.6
65.46 I N I N
897
21.0
5. SETBACK LI LOT 1
„OP°5°)
UNIT
FFE = 897. 50
TOF= 897.12
BFE= 887. 23
PROPOSED -
RETAINING WALL
.0 9.33
CANTILEVER
8.0 36.0
0J-r
20 N
GFE= 894.50
20.0
65.34
N 89'53'11" Cm12"
03 4.0 19.0
28.0
14.67
11
GFE= 898. 00
2.33
2.0 4.0
p4 rs
TtiF
144-11,
RO
OP
k1444„),
ART R. DATE
APRIL 25, 2022
DRAFTED DATE:
DECEMBER 22, 2022
SURVEYED DATE: REVISION DESCRIPTION CLIENT/JOB ADDRESS
S1
SHEET NO.
SHEET 1 OF 1
DRAWING ORIENTATION & SCALE
Advance
Surveying & Engineering, Co.
17917 Highway No. 7
Minnetonka, Minnesota 55345
Phone (952)474-7964
Web: yAwi.advsur.com
CITY HOMES
4404 VALLEY VIEW RD.
EDINA, MN
:-Si-thltT TITLE
PRELIMINARY PLAT
SHEET SIZE: 22 X 34
DRAWING NUMBER
222237 WP
SCOPE OF WORK & LIMITATIONS:
1. While we show a proposed location for this home or addition, we are not as familiar
with your proposed plans as you, your architect, or the builder are. Review our
proposed location of the improvements and proposed yard grades carefully to verify that
they match your plans before construction begins. Also, we are not as familiar with
local codes and minimum requirements as the local building and zoning officials in this
community are. Be sure to show this survey to said officials, or any other officials that
may have jurisdiction over the proposed improvements and obtain their approvals
before beginning construction or planning improvements to the property.
2. Note that all building dimensions and building tie dimensions to the property lines, are
taken from the siding and or stucco of the building.
3. While we show the building setback lines per the City of Edina web site, we suggest
you show this survey to the appropriate city officials to be sure that the setback lines are
shown correctly. Do this BEFORE you use this survey to design anything for this
site.Showing the length and direction of boundary lines of the legal description listed
above. The scope of our services does not include determining what you own, which is
a legal matter. Please check the legal description with your records or consult with
competent legal counsel, if necessary, to make sure that it is correct and that any matters
of record, such as easements, that you wish to be included on the survey have been
shown.
4. Showing the location of observed existing improvements we deem necessary for the
survey.
5. Setting survey markers or verifying existing survey markers to establish the corners of
the property.
6. Showing and tabulating impervious surface coverage of the lot for your review and for
the review of such governmental agencies that may have jurisdiction over these
requirements to verify they are correctly shown before proceeding with construction.
7. Showing elevations on the site at selected locations to give some indication of the
topography of the site. We have also provided a benchmark for your use in determining
elevations for construction on this site. The elevations shown relate only to the
benchmark provided on this survey. Use that benchmark and check at least one other
feature shown on the survey when determining other elevations for use on this site or
before beginning construction.
8. This survey has been completed without the benefit of a current title commitment.
There may be existing easements or other encumbrances that would be revealed by a
current title commitment. Therefore, this survey does not purport to show any
easements or encumbrances other than the ones shown hereon.
STANDARD SYMBOLS & CONVENTIONS:
"ft" Denotes iron survey marker, found.
• Denotes iron survey marker, to be set.
9.0
PROP OSE
8.94, 894-
w
D RIVE
A1
I (--
cri
L •
/
04
/o,
•9
14.67
00
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UNIT El
FFE= 89 7 50
TOF= 89712
BEE = 887 23
GFE= 896. 50
21.0
898
Li) '1- 2 0 '
Ip
O
SETBACK 0)
S
PROPOSED
W •
4.0
20.0 ---
20.0
it
y
20.1
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5.0
rn
CITY BENCHMARK:
TOP NUT HYD.
ELEV.=897.00
I.
184`11,
(44so As s
11014,41
Sly Ok,
PRELIMINARY PLAT: ROW AT VALLEYVIEW
PROPOSED LOT AREAS
LOT 1 2,336 SQ. FT.
LOT 2 2,770 SQ. FT.
LOT 3 3,013 SQ. FT.
LOT 4 3,188 SQ. FT.
yYSI •-•
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CITY OF EDIN9Atokv
26,
,JAN 13 2023
(\i GFE= 894. 50
4.0 20.0
3
114
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N 89'48'44" E ,..- -PROPOSED
133.96 RETAINING WALL
L _\_J
ro
001s4f 2
L or
UNIT W2
FFE= 897 50
TOF= 89712
BEE= 887 23
CANTILEVER-
4
2.0
pROP°SED
DRIVEW
AY
0
--.
20.1
I3
•1
35.21 4, _-4997
I 8-96.- 33.29 -
SETBACK LINE 1 1
\
N
t.
29.33
N
N
z
O
Cj
rn
4 1 2.0 h
nSfP 14t0V - 0
UNIT E2
FFE= 899. 00
TOF= 898. 62
BFE= 888. 73
ro
PROPOSED HARDCOVER - ENTIRE PARCEL
WEST UNITS (WITH CANT.)
WEST WALKS/STOOPS
WEST DRIVEWAY
WEST AC PADS
EAST UNITS
EAST WALKS/STOOPS
EAST DRIVEWAYS
EAST AC PADS
2,540 SQ. FT.
196 SQ. FT.
684 SQ. FT.
13 SQ. FT.
2,858 SQ. FT.
164 SQ. FT.
995 SQ. FT.
13 SQ. FT.
TOTAL PROPOSED HARDCOVER 7,463 SQ. FT.
AREA OF LOT 11,307 SQ. FT.
LOT COVERAGE 66.0%
EX. GAR. 0.2 FT
r NORTH OF LOT LINE
—
GFE= 898. 00 )
UNIT El
FFE=897 50
TOF=89 7 1 2
BFE=887.23
fr, 6,
RO
114-1,1, PROPOSED HARDCOVER - ENTIRE PARCEL
WEST UNITS (WITH CANT.)
WEST WALKS/STOOPS
WEST DRIVEWAY
WEST AC PADS
EAST UNITS
EAST WALKS/STOOPS
EAST DRIVEWAYS
EAST AC PADS
2,540 SQ. FT.
196 SQ. FT.
684 SQ. FT.
13 SQ. FT.
2,858 SQ. FT.
164 SQ. FT.
995 SQ. FT.
13 SQ. FT.
TOTAL PROPOSED HARDCOVER 7,463 SQ. FT.
AREA OF LOT 11,307 SQ. FT.
LOT COVERAGE 66.0%
EXISTING
DWELLING
PROPOSED -
RETAINING WALL
Cn
o
.33
----CANTILEVER
UNIT W1
FFE=897 50
TOF= 897.1 2
BFE= 887.23
o
GFE= 894.50
-PROPOSED
RETAINING WALL
32.6
60
N 89'48'44" E
133.96
SETBACK LINE / \
UNIT W2
FFE= 897. 50
TOF= 897.1 2
BFE= 887.23
CANTILEVER ,
LEGAL DESCRIPTION:
Lots 11 and 12, Block 22, Fairfax, Hennepin County, Minnesota.
SCOPE OF WORK & LIMITATIONS:
I. While we show a proposed location for this home or addition, we are not as familiar
with your proposed plans as you, your architect, or the builder are. Review our
proposed location of the improvements and proposed yard grades carefully to verify that
they match your plans before construction begins. Also, we are not as familiar with
local codes and minimum requirements as the local building and zoning officials in this
community are. Be sure to show this survey to said officials, or any other officials that
may have jurisdiction over the proposed improvements and obtain their approvals
before beginning construction or planning improvements to the property.
2. Note that all building dimensions and building tie dimensions to the property lines, are
taken from the siding and or stucco of the building.
3. While we show the building setback lines per the City of Edina web site, we suggest
you show this survey to the appropriate city officials to be sure that the setback lines are
shown correctly. Do this BEFORE you use this survey to design anything for this
site.Showing the length and direction of boundary lines of the legal description listed
above. The scope of our services does not include determining what you own, which is
a legal matter. Please check the legal description with your records or consult with
competent legal counsel, if necessary, to make sure that it is correct and that any matters
of record, such as easements, that you wish to be included on the survey have been
shown.
4. Showing the location of observed existing improvements we deem necessary for the
survey.
5. Setting survey markers or verifying existing survey markers to establish the corners of
the property.
6. Showing and tabulating impervious surface coverage of the lot for your review and for
the review of such governmental agencies that may have jurisdiction over these
requirements to verify they are correctly shown before proceeding with construction.
7. Showing elevations on the site at selected locations to give some indication of the
topography of the site. We have also provided a benchmark for your use in determining
elevations for construction on this site. The elevations shown relate only to the
benchmark provided on this survey. Use that benchmark and check at least one other
feature shown on the survey when determining other elevations for use on this site or
before beginning construction.
8. This survey has been completed without the benefit of a current title commitment.
There may be existing easements or other encumbrances that would be revealed by a
current title commitment. Therefore, this survey does not purport to show any
easements or encumbrances other than the ones shown hereon. 8.94
STANDARD SYMBOLS & CONVENTIONS:
"0" Denotes iron survey marker, found.
• Denotes iron survey marker, to be set.
65.46 )
)
)
)
CITY BENCHMARK:
TOP NUT HYD.
ELEV.=897.00
14.67
7
NI
t o
65.34
N 89'53'11" C(V2.
N GFE= 896. 50
40
21.0
)
58.06
N 89'53'11" E
PROPOSED LOT AREAS )
LOT 1 2,336 SO. FT.
LOT 2 2,770 SO. FT.
LOT 3 3,013 SO. FT.
LOT 4 3,188 SO. FT.
1//q, Q(4),
V
I/O
TOR
SF'VS rws
OF
(Also /Is s
liOthy
TtiF
4,q
PRELIMINARY PLAT: ROW AT VALLEYVIEW
C T'y o°P ftbkalp A
JAN 13 2023 ibivivs19'
114*LANNING DETARTML:NT
/Is
s
/7'01v,
bipiv
/5',0
RANGE 24
DATE REVISION DESCRIPTION DRAWING ORIENTATION & SCALE CLIENT/JOB ADDRESS Advance SURVEYED DATE:
CITY HOMES APRIL 25, 2022
Surveying & Engineering, Co.
4404 VALLEY VIEW RD. DRAFTED DATE:
17917 Highway No. 7
EDINA, MN Minnetonka, Minnesota 55345
Phone (952)474-79M DECEMBER 22, 2022
Web: vAwi.advsur.com
SHEET TITLE
PRELIMINARY PLAT
SHEET SIZE: 22 X 34
DRAWING NUMBER
222237 WP
SHEET NO.
S1
SHEET 1 OF 1
60
32.6
GFE=898.00 )
DRAWING ORIENTATION & SCALE
LEGAL DESCRIPTION:
Lots 11 and 12, Block 22, Fairfax, Hennepin County, Minnesota.
SCOPE OF WORK & LIMITATIONS:
I. While we show a proposed location for this home or addition, we are not as familiar
with your proposed plans as you, your architect, or the builder are. Review our
proposed location of the improvements and proposed yard grades carefully to verify that
they match your plans before construction begins. Also, we are not as familiar with
local codes and minimum requirements as the local building and zoning officials in this
community are. Be sure to show this survey to said officials, or any other officials that
may have jurisdiction over the proposed improvements and obtain their approvals
before beginning construction or planning improvements to the property.
2. Note that all building dimensions and building tie dimensions to the property lines, are
taken from the siding and or stucco of the building.
3. While we show the building setback lines per the City of Edina web site, we suggest
you show this survey to the appropriate city officials to be sure that the setback lines are
shown correctly. Do this BEFORE you use this survey to design anything for this
site.Showing the length and direction of boundary lines of the legal description listed
above. The scope of our services does not include determining what you own, which is
a legal matter. Please check the legal description with your records or consult with
competent legal counsel, if necessary, to make sure that it is correct and that any matters
of record, such as easements, that you wish to be included on the survey have been
shown.
4. Showing the location of observed existing improvements we deem necessary for the
survey.
5. Setting survey markers or verifying existing survey markers to establish the comers of
the property.
6. Showing and tabulating impervious surface coverage of the lot for your review and for
the review of such governmental agencies that may have jurisdiction over these
requirements to verify they are correctly shown before proceeding with construction.
7. Showing elevations on the site at selected locations to give some indication of the
topography of the site. We have also provided a benchmark for your use in determining
elevations for construction on this site. The elevations shown relate only to the
benchmark provided on this survey. Use that benchmark and check at least one other
feature shown on the survey when determining other elevations for use on this site or
before beginning construction.
8. This survey has been completed without the benefit of a current title commitment.
There may be existing easements or other encumbrances that would be revealed by a
current title commitment. Therefore, this survey does not purport to show any
easements or encumbrances other than the ones shown hereon.
EXISTING
DWELLING
EX. GAR. 0.2 FT
r NORTH OF LOT LINE
N 89'48'44" E -PROPOSED
133.96 ,, RETAINING
35.21 IN 8.96' 33.29
SETBACK LINE / \
29.35 I \
14.67
WALL
UNIT W1
FFE=897. 50
TOF=897.12
BFE=887. 23
<- CANTILEVER
GFE=894.50
CANTILEVER- -
8.0
UNIT W2
FFE=897.50
TOF=897.12
BFE=887.23
GFE=894.50
65.46 )
)
)
)
~~--
PROPOSED -
RETAINING WALL
LJ
rn
P
FFE=899.00
TOF=898.62
BFE=888. 73
65.34 .;4r;
N 89'53'11" C (V2.0
STANDARD SYMBOLS & CONVENTIONS:
"9" Denotes iron survey marker, found.
• Denotes iron survey marker, to be set.
CITY BENCHMARK:
TOP NUT HYD.
ELEV.=897.00
)
_58.06
N 89'53'11" E
)
)4'/Cti4/4_
OF
1/1
\•1
0,c- Rp
614s0
.1 5
PROPOSED LOT AREAS
LOT 1 2,336 SQ. FT.
LOT 2 2,770 SO. FT.
LOT 3 3,013 SQ. FT.
LOT 4 3,188 SQ. FT.
!/,i 4(4.>„
PROPOSED HARDCOVER - ENTIRE PARCEL
.4s Sy Oh, 4/ IN
ts,
PRELIMINARY PLAT: ROW AT VALLEYVIEW
WEST UNITS (WITH CANT.) 2,540 SQ. FT.
WEST WALKS/STOOPS 196 SO. FT.
WEST DRIVEWAY 684 SQ. FT.
WEST AC PADS
13 SQ. FT.
EAST UNITS 2,858 SQ. FT.
EAST WALKS/STOOPS 164 SQ. FT.
EAST DRIVEWAYS 995 SQ. FT.
EAST AC PADS 13 SQ. FT.
TOTAL PROPOSED HARDCOVER 7,463 SQ. FT.
AREA OF LOT 11,307 SO. FT.
LOT COVERAGE 66.0%
P&41 SOUTH
OP
S4- C7-4
CITY OF EDIr'/A&
4/4,E.
toil
JAN 1 3 2023
28
'IAA/04 _ 2
5t
REVISION DESCRIPTION DATE CLIENT/JOB ADDRESS
CITY HOMES
4404 VALLEY VIEW RD.
EDINA, MN
DRAFTED DATE:
DECEMBER 22, 2022
SHEET NO.
S1
SHEET10F1
SURVEYED DATE:
APRIL 25, 2022
SHEET TITLE
PRELIMINARY PLAT Advance
Surveying & Engineering, Co. SHEET SIZE: 22 X 34
DRAWING NUMBER
222237 WI'
17917 Highway No. 7
Minnetonka, Minnesota 55345
Phone (952) 474-7964
Web: ww,v.advsur.com
EX. GAR. 0.2 FT r NORTH OF LOT LINE
— —
14.67
GFE=898.00
65.46
DRAWING ORIENTATION & SCALE
60
32.6
PROPOSED -
RETAINING WALL
LEGAL DESCRIPTION:
Lots 11 and 12, Block 22, Fairfax, Hennepin County, Minnesota.
SCOPE OF WORK & LIMITATIONS:
I. While we show a proposed location for this home or addition, we are not as familiar
with your proposed plans as you, your architect, or the builder are. Review our
proposed location of the improvements and proposed yard grades carefully to verify that
they match your plans before construction begins. Also, we are not as familiar with
local codes and minimum requirements as the local building and zoning officials in this
community are. Be sure to show this survey to said officials, or any other officials that
may have jurisdiction over the proposed improvements and obtain their approvals
before beginning construction or planning improvements to the property.
2. Note that all building dimensions and building tie dimensions to the property lines, are
taken from the siding and or stucco of the building.
3. While we show the building setback lines per the City of Edina web site, we suggest
you show this survey to the appropriate city officials to be sure that the setback lines are
shown correctly. Do this BEFORE you use this survey to design anything for this
site.Showing the length and direction of boundary lines of the legal description listed
above. The scope of our services does not include determining what you own, which is
a legal matter. Please check the legal description with your records or consult with
competent legal counsel, if necessary, to make sure that it is correct and that any matters
of record, such as easements, that you wish to be included on the survey have been
shown.
4. Showing the location of observed existing improvements we deem necessary for the
survey.
5. Setting survey markers or verifying existing survey markers to establish the corners of
the property.
6. Showing and tabulating impervious surface coverage of the lot for your review and for
the review of such governmental agencies that may have jurisdiction over these
requirements to verify they are correctly shown before proceeding with construction.
7. Showing elevations on the site at selected locations to give some indication of the
topography of the site. We have also provided a benchmark for your use in determining
elevations for construction on this site. The elevations shown relate only to the
benchmark provided on this survey. Use that benchmark and check at least one other
feature shown on the survey when determining other elevations for use on this site or
before beginning construction.
8. This survey has been completed without the benefit of a current title commitment.
There may be existing easements or other encumbrances that would be revealed by a
current title commitment. Therefore, this survey does not purport to show any
easements or encumbrances other than the ones shown hereon.
STANDARD SYMBOLS & CONVENTIONS:
"0" Denotes iron survey marker, found.
• Denotes iron survey marker, to be set.
UNIT W1
FFE=897.50
TOF=897.12
BFE=88723
6.0 9.33
-CANTILEVER
, -0-
GFE=894.50
o
I \
28.0 --\
SETBACK LINE I \
N 89'48'44" E
133.96
-PROPOSED
RETAINING WALL
EXISTING
DWELLING
to )
ti
GFE=894.50
20.0
CANTILEVER- 8.0
2.0
2 0 -N -
65.34
N 89'53'11"
00 LO T Tom
UNIT El
FFE=89750
TOF=897.12
BFE=887.23
O
SETBACK
S
pOSEV Q Qi • PRO ozz.
_ltSL__ w
DRIVEWAY
o
895
— 58.06
N 89'53'11" E
)
)
)
CITY BENCHMARK:
TOP NUT HYD.
ELEV.=897.00
)
)
to
Nys
/C,44
PROPOSED LOT AREAS
LOT 1 2,336 SQ. FT.
LOT 2 2,770 SQ. FT.
LOT 3 3,013 SQ. FT.
LOT 4 3,188 SQ. FT.
PROPOSED HARDCOVER - ENTIRE PARCEL
WEST UNITS (WITH CANT.)
2,540 SQ. FT.
WEST WALKS/STOOPS
196 SQ. FT.
WEST DRIVEWAY
684 SQ. FT.
WEST AC PADS
13 SQ. FT.
EAST UNITS
2,858 SQ. FT.
EAST WALKS/STOOPS
164 SQ. FT.
EAST DRIVEWAYS
995 SQ. FT.
EAST AC PADS
13 SQ. FT.
TOTAL PROPOSED HARDCOVER 7,463 SQ. FT.
AREA OF LOT
11,307 SO. FT.
LOT COVERAGE
66.0%
C
4B s Noiv4/
PRELIMINARY PLAT: ROW AT VALLEYVIEW
LJ 19, :let 0114
S/yo 0/i)
sov
. ' V
'S fr
4444), PLANNING DEPARTivlEAT ""5: RAI
1 4/04, 14-iv 24
417-4..O
9-414/4..,
OF-
.
4444,),
Sou ).
dr-10400F EDI
se-et/
JAN 1 3 20
REVISION DESCRIPTION DATE CLIENT/JOB ADDRESS
CITY HOMES
4404 VALLEY VIEW RD.
EDINA, MN
DRAFTED DATE:
DECEMBER 22, 2022
SHEET NO.
S1
SHEET 1 OF 1
SURVEYED DATE:
APRIL 25,2022
SHEET TITLE
PRELIMINARY PLAT Advance
Surveying & Engineering, Co. SHEET SIZE: 22 X 34
17917 Highway No. 7
Minnetonka, Minnesota 55345
Phone (952)474-7964
Web: mwd.advsur.com
DRAWING NUMBER
222237 WP
N 89'48'44" E
133.96 (133.73)
ROW AT VALLEYVIEW
\§?
PC 35.21
1 M .-4 S.
0 o
z
MN in
r\-v-L.,-i I
1 40 20 0 10 20
03
b
o z
60
T.)
LiJ
<L
<L
<C
0
1 IN = 20 FEET
1- — 65.46
Mark V. Chapin, County Auditor by Deputy
Martin McCormick, County Recorder by: Deputy
ORIENTATION OF THIS BEARING SYSTEM IS
BASED ON THE SOUTH LINE OF LOT 12,
BLOCK 22, "FAIRFAX, HENNEPIN COUNTY,
MINNESOTA" HAVING AN ASSUMED
BEARING OF NORTH 89 DEGREES 53
MINUTES 11 SECONDS EAST.
DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET
▪ AND MARKED BY MINNESOTA REGISTRATION NUMBER 43503
(100.0) DENOTES DISTANCE PER THE PLAT OF "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
KNOW ALL PERSONS BY THESE PRESENT: That City Homes, LLC, a Minnesota limited liability company, fee owner of the following described
property situated in the State of Minnesota, County of Hennepin to wit:
Lots 11 and 12, Block 22, "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
Has caused the same to be surveyed and platted as ROW AT VALLEYVIEW and does hereby dedicate to the public for public use the easements for drainage
and utility purposes as created by this plat.
In witness whereof said City Homes, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this
day of 20
Signed: City Homes, LLC
Chief Manager
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this day of 20 by , Chief Manager of City
Homes, LLC, a Minnesota limited liability company, on behalf of the company.
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
I Wayne W. Preuhs 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 all mathematical data and labels arc 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 that all public ways are shown and labeled on this
plat.
Dated this day of 20 .
Wayne W. Preuhs, Licensed Land Surveyor
Minnesota License Number 43503
STATE OF MINNESOTA
COUNTY OF
The instrument was acknowledged before me this day of 20 by Wayne Preuhs
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
CITY COUNCIL, CITY OF EDINA, MINNESOTA
This plat of ROW AT VALLEYVIEW was approved and accepted by the City Council of the City of Edina, Minnesota, ata regular meeting thereof, held this
day of 20_, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
CITY COUNCIL, CITY OF EDINA, MINNESOTA
Mayor Manager
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20_ and prior years have been paid for land described on this plat, dated this
3.4 ,
1 4 /
• 4 . 47.1.
t?,,,v _
oes,
4'010
C.R. DOC. NO.
60
FOUND 1 INCH OPEN IRON—%
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this day of
Chris F. Mavis, County Surveyor by
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the within plat of ROW AT VALLEYVIEW was recorded in this office this day of , 20 at o'clock
• DENOTES FOUND IRON MONUMENT (SIZE AND TYPE AS SHOWN)
CITY OF EDINA
JAN 1 3 2023
,„JNING DEPARTMENT
ADVANCE SURVEYING & ENGINEERING CO.
• 4
(>3.60)
33.29
,20 .
day of 20 .
r\T-t._\-1 I
BLoc
GRAPHIC SCALE
4
58.06 (67.15)
N 89'53'11" E
ir\
I V LJ I I \ L_L_ I
SOU114 LINE OF SECTON 19, TOW441114 28, RANGE 24
4 4
1
3
0
S 89'53'11" W 65.34
Dated this day of 20 .
Martin McCormick, County Recorder by: Deputy
KNOW ALL PERSONS BY THESE PRESENT: That City Homes, LLC, a Minnesota limited liability company, fee owner of the following described
property situated in the State of Minnesota, County of Hennepin to wit:
Lots I 1 and 12, Block 22, "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
Has caused the same to be surveyed and platted as ROW AT VALLEYVIEW and does hereby dedicate to the public for public use the easements for drainage
and utility purposes as created by this plat.
In witness whereof said City Homes, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this
day of , 20 .
Signed: City Homes, LLC
Chief Manager
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this day of , 20 by
Homes, LLC, a Minnesota limited liability company, on behalf of the company.
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
I Wayne W. Preuhs 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 all mathematical 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 that all public ways are shown and labeled on this
plat.
Wayne W. Preuhs, Licensed Land Surveyor
Minnesota License Number 43503
STATE OF MINNESOTA
COUNTY OF
The instrument was acknowledged before me this day of 20 by Wayne W. Preuhs
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
CITY COUNCIL, CITY OF EDINA, MINNESOTA
This plat of ROW AT VALLEYVIEW was approved and accepted by the City Council of the City of Edina, Minnesota, at a regular meeting thereof, held this
day of 20__, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
CITY COUNCIL, CITY OF EDINA, MINNESOTA
Mayor Manager
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20_ and prior years have been paid for land described on this plat, dated this
Mark V. Chapin, County Auditor by Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this day of
Chris F. Mavis, County Surveyor by
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the within plat of ROW AT VALLEYVIEW was recorded in this office this day of 20 at o'clock
ROW AT VALLEYVIEW C.R. DOC. NO.
CITY OF EDINA
JAN 1 3 2023
I.I\t'h DEPARTMEN
ADVANCE SURVEYING & ENGINEERING CO.
,20 .
40 20 0 to 20
1 I 0 •-)
- S 89'5311" W 65.34
IL 4 ?t'
Az
Atf eY
liew
0040
i-S0u1H LINE 6F SECTION 19, TORTISHIP 28, RANGE 29
Z-I
GRAPHIC SCALE
FOUND 1 INCH OPEN
N 89'48'44" E
133.96 (133.73)
1 IN = 20 FEET
60
58.06 (67.15)
N 89'53'11" E
D r-
44 N T-
3 %2
N
60)
SI 6> '1,'/".- /41:.
V
• 4, /
^10 4
ORIENTATION OF THIS BEARING SYSTEM IS
BASED ON THE SOUTH LINE OF LOT 12,
BLOCK 22, "FAIRFAX, HENNEPIN COUNTY,
MINNESOTA" HAVING AN ASSUMED
BEARING OF NORTH 89 DEGREES 53
MINUTES 11 SECONDS EAST.
• DENOTES FOUND IRON MONUMENT (SIZE AND TYPE AS SHOWN)
DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET
▪ AND MARKED BY MINNESOTA REGISTRATION NUMBER 43503
(100.0) DENOTES DISTANCE PER THE PLAT OF "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
60
Lij
z_
LIJ
2>
z_
C
C)
65.46
4,5
II
3
Chief Manager of City
day of 20 .
Martin McCormick, County Recorder by: Deputy
ORIENTATION OF THIS BEARING SYSTEM IS
BASED ON THE SOUTH LINE OF LOT 12,
BLOCK 22, "FAIRFAX, HENNEPIN COUNTY,
MINNESOTA" HAVING AN ASSUMED
BEARING OF NORTH 89 DEGREES 53
MINUTES 11 SECONDS EAST.
• DENOTES FOUND IRON MONUMENT (SIZE AND TYPE AS SHOWN)
DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET
▪ AND MARKED BY MINNESOTA REGISTRATION NUMBER 43503
(100.0) DENOTES DISTANCE PER THE PLAT OF "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
KNOW ALL PERSONS BY THESE PRESENT: That City Homes, LLC, a Minnesota limited liability company, fee owner of the following described
property situated in the State of Minnesota, County of Hennepin to wit:
Lots 11 and 12, Block 22, "FAIRFAX, HENNEPIN COUNTY, MINNESOTA"
Has caused the same to be surveyed and platted as ROW AT VALLEYVIEW and does hereby dedicate to the public for public use the easements for drainage
and utility purposes as created by this plat.
In witness whereof said City Homes, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this
day of , 20 .
Signed: City Homes, LLC
Chief Manager
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this _day of 20 by Chief Manager of City
Homes, LLC, a Minnesota limited liability company, on behalf of the company.
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
I Wayne W. Preuhs 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 all mathematical 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 that all public ways are shown and labeled on this
plat.
Dated this day of 20 .
Wayne W. Prcuhs, Licensed Land Surveyor
Minnesota License Number 43503
STATE OF MINNESOTA
COUNTY OF
The instrument was acknowledged before me this day of 20 by Wayne W. Preuhs
(Signature)
(Print)
Notary Public, County, Minnesota
My Commission Expires
CITY COUNCIL, CITY OF EDINA, MINNESOTA
This plat of ROW AT VALLEYVIEW was approved and accepted by the City Council of the City of Edina, Minnesota, at a regular meeting thereof, held this
day of 20_, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
CITY COUNCIL, CITY OF EDINA, MINNESOTA
Mayor Manager
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20_ and prior years have been paid for land described on this plat, dated this day of 20 .
Mark V. Chapin, County Auditor by Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this day of 20 .
Chris F. Mavis, County Surveyor by
COUNTY RECORDER, Hennepin County, Minnesota
I hereby certify that the within plat of ROW AT VALLEYVIEW was recorded in this office this day of , 20 at o'clock
CITY OF EDINA
JAN 1 3 2023
'LAI\JNINCi DEPARTPIFTI I
ADVANCE SURVEYING & ENGINEERING CO.
40 20 0 10 20
C.R. DOC. NO.
II
GRAPHIC SCALE
1 IN = 20 FEET
60
_
FOUND 1 INCH OPEN IRON-,
ROW AT VALLEYVIEW
— 33.29
r\-r
L.0 I
z
65.46
49
li
3
1 0
— S 89'53'11" W 65.34
4
58.06 (67.15)
N 89'53'11" E
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West Unit 1
West Unit 2 East Unit 2
East Unit 1
Roof Deck
Roof Deck
Roof Deck
Roof Deck
Concrete DrivewayConcrete
Driveway
Concrete Driveway
Existing Home
(4) S M Spirea
(3) Pyr Arborvitae
s i m p l y h o m e s
i n c
Oaklawn Avenue0 5 10 20
(6) A F Dogwood
Perennial Bed Typical at
Front Entrances
(1) American Linden
(Basswood)
(1) American Linden
(Basswood)
(1) P Elm
(1) H W Maple
(2) Colorado Blue Spruce
(3) Colorado Blue Spruce
(1) P F Crab
(8) Pyr Arborvitae
(3) S M Spirea
(2) P F Crab
Modular Block
Retaining Wall @
West and North
Property Line
Typical Building Base
Planting: Bark or
stone bed w/mixed
low height plantings
Notes to Drawing:
1.All areas shall be sodded unless
noted otherwise
2.Provide root barrier at paving,
building edges and utilities when
trees within 5’
3.All lawn and landscape areas shall
be irrigated with fully functional
irrigation system
(1) P Elm
(10) S M Spirea
(12) Pyr Arborvitae (7) P G Aspen
s i m p l y h o m e s
i n c
Maintenance Edge
Shovel Cut Modular Block Wall
Deciduous Tree Planting
Shrub and Groundcover Planting
Survey Responses
Public Hearing Comments-4404 Valley
View Rd Subdivision
Better Together Edina
Project: 4404 Valley View Road Subdivision
VISITORS
10
CONTRIBUTORS
2
RESPONSES
2
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Registered
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Unverified
2
Anonymous
0
Registered
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Anonymous
Respondent No:1
Login:Anonymous
Email:n/a
Responded At:Jan 28, 2023 13:12:02 pm
Last Seen:Jan 28, 2023 13:12:02 pm
IP Address:n/a
Q1.First and Last Name Janey Westin
Q2.Address 6136 Brookview Ave., Edina
Q3.Comment
This property is zoned PCD-1; for Planned Commercial use. What has been most recently approved, is two residential
DUPLEXES. (They are not row houses, by any stretch of the imagination.) They are not being built or sold for commercial
use. So why is the current lot, still zoned as PCD-1 ? If the lot were zoned as R-1/R-2, reflecting what HAS been approved,
the extremely small proposed lots would be getting a different kind of scrutiny. Why is this division being pursued? Is the
developer's proposal to divide this single lot into 4 individual lots, desired for the sole purpose of making each duplex unit
more attractive to potential buyers, because they would not have monthly association fees? Or, is the reasoning here, to
divide it up, build the more viable eastern duplex units of lots #3 and #4, and then sell off lots #1 and #2 for someone else to
have a try with something commercial to be built at a later date? The extremely short, combined driveway configuration of
the western duplex is not safe for sidewalk pedestrians or drivers attempting to exit onto Valley View. Parking any vehicle in
front of the garage of the westernmost unit, would only be possible with a very small, short vehicle. The two western units, if
ever built, may take a very, very long time to sell. In the survey document attached to Better Together, I see that the Valley
View sidewalk is now shown to be right at the curb, rather than a couple feet back, where snow plows on Valley View can put
snow, and still have sidewalk access for pedestrians. Is this a change from what was approved on the earlier surveys? The
developer needs to be asked for logical and well reasoned explanations to these questions before any decisions can be
made on this proposed division. Plus, the Planning Department needs to take a serious look at the current lot's PCD-1
status.
Respondent No:2
Login:Anonymous
Email:n/a
Responded At:Jan 31, 2023 11:30:17 am
Last Seen:Jan 31, 2023 11:30:17 am
IP Address:n/a
Q1.First and Last Name Andy Lewis
Q2.Address 6117 St Johns Ave
Q3.Comment
As a resident of the neighborhood, I am supportive of this common sense action to allow for the previously approved town
homes to be built as/on individual lots.
The CITY of
EDINA
Subdivision – 4404 Valley View Road
The CITY of
EDINA
EdinaMN.gov 2
The CITY of
EDINA
EdinaMN.gov 3
The CITY of
EDINA
EdinaMN.gov 4
The CITY of
EDINA
EdinaMN.gov 5
The CITY of
EDINAThis Request Requires:
EdinaMN.gov 6
Subdivision (Preliminary and Final Plat)
The CITY of
EDINA
EdinaMN.gov 7
The CITY of
EDINA
EdinaMN.gov 8
The CITY of
EDINA
EdinaMN.gov 9
The CITY of
EDINABetter Together
EdinaMN.gov 10
The CITY of
EDINA
EdinaMN.gov 11
The CITY of
EDINAStaff Recommendation
EdinaMN.gov 12
The CITY of
EDINA
EdinaMN.gov 13
The CITY of
EDINA
EdinaMN.gov 14
Buildable Area
The CITY of
EDINA
EdinaMN.gov 15
The CITY of
EDINA
EdinaMN.gov 16
2018 Approved Overall
Development Plan
Site
CUP Approved
for 4 units on
the subject site
The CITY of
EDINA
EdinaMN.gov 17
The CITY of
EDINA
EdinaMN.gov 18
The CITY of
EDINA
EdinaMN.gov 19
The CITY of
EDINA
EdinaMN.gov 20
Date: F ebruary 8, 2023 Agenda Item #: VI.B.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:S ite P lan R eview – 5146 Eden Avenue (F ormer P ublic
Works S ite)
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 Site P lan.
I N TR O D U C TI O N:
Jester Concepts is requesting S ite P lan approval to build a 13,500 square foot restaurant with an outdoor
dining area, outdoor bar and pizza oven at the old public works site, located at 5146 Eden Avenue. T he
plans include public restrooms attached to the restaurant but will be available for users of the public park.
T his would be P hase 2 of the redevelopment of the site. P hase 1 will be an 86-unit senior cooperative
housing project. T he property is zoned P U D , P lanned U nit Development. (See attached narrative and
plans.)
T he proposed plans are consistent with the approved overall development for this P lanned Unit
Development. (See attached approved P U D P lan.)
AT TAC HME N T S:
Description
Staff Report
Building and Fire Memo
Engineering Memo - Transportation, Sus tainability and Engineering
Site Location, Zoning, & Comp. Plan
Applicant Narrative and Plans
Approved Overall Development Plans for the old Public Works Site
PUD Development traffic and parking study
Better Together Public Hearing Comment Report
Staff Pres entation
Applicant Pres entation
Jester Concepts is requesting Site Plan approval to build a 13,500 square foot restaurant
with an outdoor dining area, outdoor bar and pizza oven at the old public works site,
located at 5146 Eden Avenue. The plans include public restrooms attached to the
restaurant but will be available for users of the public park. This would be Phase 2 of the
redevelopment of the site. Phase 1 will be an 86-unit senior cooperative housing project.
The property is zoned PUD, Planned Unit Development. (See attached narrative and plans.)
The proposed plans are consistent with the approved overall development for this Planned
Unit Development. (See attached approved PUD Plan.)
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Retails shopping; zoned PCD-2, Planned Commercial District, and guided MXC,
Mixed Use Center (20-100 units per acre).
Easterly: Office building; zoned POD, Planned Office District and guided MXC, Mixed Use
Center (20-100 units per acre).
Southerly: Our Lady of Grace church and school; R-1, Single dwelling unit district and guided
LDR, Low Density Residential.
Westerly: Railroad Tracks, Jerry’s public parking ramp and commercial uses; zoned PCD-2,
Planned Commercial District and guided MXC, Mixed Use Center.
Existing Site Features
The subject property within the PUD is 3.3 acres in size, slopes up from Eden Avenue and
contains a surface parking lot which served the old public works operation.
February 8, 2023
Planning Commission
Cary Teague, Community Development Director
Site Plan Review – 5146 Eden Avenue (Former Public Works Site)
Information / Background:
STAFF REPORT Page 2
Planning
Guide Plan designation: MXC, Mixed Use Center (20-100 units per acre).
Zoning: PUD, Planned Unit Development District
Site Circulation/Traffic
Direct vehicular access to the restaurant will be off both Arcadia Avenue. Additional access will
be through the public parking ramp to the west. A pedestrian connection is provided from the
parking ramp, over the railroad tracks and through the park to the north. Valet parking will also
be available in front of the restaurant. SEH conducted a traffic study as part of the PUD
approval, which concludes that the proposed project can be supported by the existing roads.
(See attached traffic study.)
Parking
Based on the proposal for a 13,500 square foot 347 seat restaurant 166 spaces are required.
The project proposes 30stalls for the restaurant. Public parking stalls are available adjacent to
the restaurant site in the Jerry’s parking ramp. A parking study was done by SEH, which
concludes that there is an average of 215 unused parking stalls available. These stalls would
provide the additional parking stalls needed to accommodate the proposed restaurant and
public park. (See pages 10-11 in the attached traffic and parking study.) Handicap parking stalls
shall be required subject to approval of the building official at the time of building permit.
Landscaping
Based on the perimeter of the site, 41 overstory trees would be required. The applicant is
proposing 85 overstory trees in the boulevards along the public-streets and the interior of the
project. (See attached landscape plan.) A full complement of understory shrubs and bushes are
proposed. Additional landscaping is proposed within the outdoor dining area compared to
overall PUD approval plans.
Grading/Drainage/Utilities
The city engineer has reviewed the proposed plans and found them to be acceptable subject to
the comments and conditions outlined in their review memo. (See attached memo dated
January 30, 2023.) Easements for the private utilities shall be established across the subject
parcel and the city property subject to approval of the city engineer.
A Site Improvement Plan Agreement would be required for each final site plan approval. Any
approvals of this project would be subject to review and approval of the Minnehaha Creek
Watershed District, as they are the City’s review authority over the grading of the site.
STAFF REPORT Page 3
Building Material
Flexibility on building material (brick and stone) at the base 60 feet up, 20-foot height at the
first floor, and the 75% transparency at ground level was requested and approved as part of the
PUD. The building materials presented are consistent with the approved overall development
plans. The proposed building material would be wood and metal siding with large glass
openings. (See attached building elevations and material.)
Sustainability
As required as part of the PUD approvals, the building shall be required to meet the City’s
sustainability policy. The developer and building shall work with the City’s sustainability
coordinator to ensure compliance.
Mechanical Equipment
No mechanical equipment has been shown on the plans. Any rooftop and/or ground level
equipment would have to be screened if visible from adjacent property lines. Final Plans must
include location of mechanical equipment and the means of screening. No ground level
mechanical equipment shall be located within the front yard of the development.
Signage
The signage allowed on the site should correspond to the use. The housing uses would be
subject to sign regulations of a residential district; the retail/restaurant uses would be subject to
sign regulations of commercial districts. This would be written into the PUD Ordinance.
Living Streets/Multi-Modal Consideration
Sec. 36-1274. - Sidewalks, trails and bicycle facilities.
(a) In order to promote and provide safe and effective sidewalks and trails in the city and
encourage the use of bicycles for recreation and transportation, the following
improvements are required, as a condition of approval, on developments requiring the
approval of a final development plan or the issuance of a conditional use permit pursuant
to article V of this chapter:
(1) It is the policy of the city to require the construction of sidewalks and trails
wherever feasible so as to encourage pedestrian and bicycle connectivity throughout
the city. Therefore, developments shall provide sidewalks and trails which adjoin the
applicant's property:
a. In locations shown on the city's sidewalk and trail plan; and
b. In other locations where the council finds that the provision of such sidewalks
and trails enhance public access to mass transit facilities or connections to other
existing or planned sidewalks, trails or public facilities.
(2) Developments shall provide sidewalks between building entrances and sidewalks
or trails which exist or which will be constructed pursuant to this section.
STAFF REPORT Page 4
(3) Developments shall provide direct sidewalk and trail connections with adjoining
properties where appropriate.
(4) Developments must provide direct sidewalk and trail connections to transit
stations or transit stops adjoining the property.
(5) Design standards for sidewalks and trails shall be prescribed by the engineer.
(6) Nonresidential developments having an off-street automobile parking requirement
of 20 or more spaces must provide off-street bicycle parking spaces where
bicycles may be parked and secured from theft by their owners. The minimum
number of bicycle parking spaces required shall be five percent of the automobile
parking space requirement. The design and placement of bicycle parking spaces
and bicycle racks used to secure bicycles shall be subject to the approval of the
city engineer. Whenever possible, bicycle parking spaces shall be located within 50
feet of a public entrance to a principal building.
(b) The expense of the improvements set forth in subsection (a) of this section shall be
borne by the applicant.
The overall project will include boulevard sidewalks on Arcadia and Eden Avenue. Part of this
City project includes the construction of a pedestrian bridge over the railroad tracks to
connect to the Jerry’s public parking ramp. This opens up the shared parking opportunities for
the subject property, as well as adjacent properties to the north and east.
Grandview Development Framework
As highlighted in the original PUD approvals, the proposed plans contain two key elements in
the Framework: A bridge that would connect the Jerry’s parking ramp and a large public green
space. (Bridge is currently under construction.) Plans show the bridge and a 31,643 square foot
public plaza. (See attached Development Framework Document.) The overall development has
done a nice job addressing the 7 Guiding Principles for the Grandview District as demonstrated
below. (Taken from page 7 in the applicant submittal package.)
1. CREATE VIBRANT CONNECTED DISTRICT
The proposed combination of residential, commercial and public space adds vibrancy to the
surrounding commercial and multi-family neighbors. Public art elements will be included on each of
the three sites to create a unique place that is connected by roadways, sidewalks and bicycle access.
Future access to the railroad is possible if freight operations were to cease in the future. The
mixture of uses are intentionally selected to create a catalyst that may inspire other aging properties
to redevelop in a similarly vibrant manner.
2. NEIGHBORHOOD CENTER WITH REGIONAL CONNECTIONS The proposed scale of
development is appropriate for a new mixed-use neighborhood while also taking advantage of the
regional connections via Highway 100 and local road network. Residential senior cooperative living
expanded dining services and amenities, and a public greenspace combine to create a new place for
neighborhood residents of all ages to visit and experience. Private development tax capacity
generation, with new home ownership opportunities for Edina residents are combined with a new
hospitality, dining and event destination and a new public space, all within easy reach of
neighborhoods on both sides of Highway 100.
3. TURN PERCEIVED BARRIERS INTO OPPORTUNITIES
STAFF REPORT Page 5
The site’s elevations and grading are used to create a terraced, cascading topography from the
pedestrian bridge and connecting trail at the north down to the Grandview Yard, stepping down to
outdoor dining and activities areas at the Restaurant, and finally utilized for below-grade residential
parking and features at the Senior Cooperative. The railroad track barrier is now spanned to better
connect properties throughout the district and improving access to existing parking resources.
4. DESIGN FOR THE PRESENT & FUTURE
The development considers current and future needs by pursuing logical increments of change using
key parcels as stepping stones to a more vibrant, walkable, functional, attractive and life-filled place.
Landscaped terraces and outdoor activity and seating areas line Arcadia Avenue leading up to
Grandview Yard with its pedestrian trails and bridge connection. These features will shape the land
use patterns of adjacent parcels and future area development, connecting the district with existing
parking resources.
5. ORGANIZE PARKING
The plan strategically minimizes surface parking by maximizing below-grade parking and shared
access routes along with shared use of existing public parking facilities. The Restaurant site provides
only 31 parking spaces and relies on shared public parking with valet drop off service. The Senior
Cooperative provides minimal short-term and drop off parking stalls and features indoor guest
parking at the north entrance level, with all resident parking and move-in access located below-
grade and accessed from Eden Avenue. The adjacent Grandview Parking Structure has been
improved to serve as a safe and welcoming resource for existing users as well as future visitors to
the new Grandview Yard.
6. IMPROVE MOVEMENT FOR ALL AGES
The development improves movement within and access to the District for people of all ages by
facilitating multiple modes of transportation and preserving future transit opportunities provided by
the rail corridor. In addition to its pedestrian and bike-friendly north/south connections, it spans the
railroads to connect the District east/west and does not hinder future transit if freight operations
were to cease in the future. Roadway improvements to Eden and Arcadia are currently underway,
and the new pedestrian bridge and trail are also under construction.
7. CREATE AN IDENTITY & SENSE OF PLACE
The development incorporates natural spaces into high quality and sustainable development that
reflects Edina’s innovative development heritage. The combination of the Grandview Yard with a
privately operated hospitality, dining and event destination creates an overlapping synergy of
activities and opportunities, year-round. Combined with the animating vitality of 86 ownership
residential living units, a sustainable and unique identity is created unlike any other in Edina. Each
element of the redevelopment site will feature public art to engage visitors, residents and the
community.
STAFF REPORT Page 6
COMPLIANCE TABLE
City Standard
(PUD)
Comp. Plan Proposed
(Measured from building to
the lot line)
Building Setbacks to the
PUD perimeter lot line -
Restaurant
Front – East (Eden Avenue)
Front – South (Arcadia Avenue)
Side – West
Rear – North
10 feet
130 feet
10 feet
138 feet
100+ feet (restaurant)
40 feet (outside oven)
200+ feet
10 feet
139 feet
Building Height Four Stories and 48 feet
2 stories and 26 feet
Building Coverage
Maximum Floor Area Ratio (FAR)
45%
1.5%
19%
.2%
Parking Stalls – Restaurant 30 spaces on site (Jerry’s
Parking Ramp)
30 spaces + utilization of the
Jerry’s parking ramp
STAFF RECOMMENDATION
Recommend the City Council approve the request for Site Plan for Jester Concepts to
construct the restaurant as proposed.
Approval is based on the following findings:
1. The proposed land uses, and density are consistent with the Comprehensive Plan.
2. The proposed plans are consistent with the overall development plan for the site.
3. The proposed restaurant meets the development standards established as part of the PUD
Zoning of the site.
4. The existing roadways and parking would support the project. SEH conducted a traffic study,
which concludes that the proposed project can be supported by the existing roads and
proposed new configuration of Arcadia and Eden Avenue, including the round-a-bout.
STAFF REPORT Page 7
Approval is subject to the following Conditions:
1. The Final Development Plans must be generally consistent with the Preliminary Development
Plans dated January 27, 2023.
2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of
the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be
submitted for one and one-half times the cost amount for completing the required
landscaping, screening, or erosion control measures at the time of any building permit.
3. Provision of code compliant bike racks for each use near the building entrances.
4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City
Code.
5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
6. 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.
7. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of Final
Approval.
8. Compliance with the conditions outlined in the director of engineering’s memo dated January
30, 2023.
9. As required as part of the PUD approvals, the building shall be required to meet the City’s
sustainability policy. The developer and building shall work with the City’s sustainability
coordinator to ensure compliance.
10. Submittal of a construction management plan subject to review and approval of city staff prior
to issuance of a building permit. The plan must demonstrate minimal impact to pedestrian and
vehicle movement.
11. Hours of construction must be consistent with City Code.
12. Compliance with the conditions outlined in the fire marshal and building official’s memo dated
February 3, 2023.
Deadline for a City decision: March 21, 2023
February 3, 2023
Cary Teague, Community Development Director
David Fisher, Chief Building Official & Dave Ehmiller, Fire Marshal
Grandview Project – 5146 Eden Ave S - Senior Cooperative Apartment, five-stories
and two-levels of underground parking – a three-level building including a restaurant.
Information / Background:
There will be a new seven-story & five-story apartment building with 86-units along with underground
parking. In addition, there will be a new three-story building that includes a restaurant.
- The Co-op Apartment would be an S-1 Parking and R-2 Residential apartment building, and the
restaurant building would be an A-2 Assembly using the 2020 Minnesota State Building Code & Fire
Code and adopted appendices.
- Separate addresses will be required for each building.
- Separate permits will be required for each building.
- Provide a complete Building Code analysis with plans when submitting for the building permit.
- An NFPA 13 Fire Sprinkler System is required in each building.
- Buildings two (2) or more stories in height shall be provided with shut-off valves and water-flow
devices for each floor.
- A permanent map is to be located at the FAAP and main sprinkler riser. The map shall show the
location of control valves and drains for each sprinkler zone. A space shall be provided at the main
riser for annual sprinkler test papers.
- All Fire Department connections must be no more than 100 feet from an accessible fire hydrant and
within 50 feet of the main entrance; be fully visible and immediately accessible by fire personnel for
each building (placement subject to approval by AHJ)
- Fire department access roads are to be installed and maintained per 2020 MSFC or per AHJ approval
for the whole site and for each building.
- Ensure adequate Emergency Responder Radio Coverage per policy number SP-022-F2 in each
building.
- Provide an accessible route through the park to the public bathrooms.
- Verify accessible parking for restraint and public park.
- See Fire Permits and Policies page on the city website for additional information.
(https://www.edinamn.gov/717/Fire-Permits-Policies)
STAFF REPORT Page 2
- Verify there is adequate assessable parking. This has been an issue in some of the older buildings.
- Recommend that one EMS accessible elevator is provided for the residential Co-op
- Verify noise ordinance will be complied with and that it’s understood.
- Working Hours: Monday – Friday 7 A.M. to 7 P.M. Saturdays – 9A.M. to 5 P.M. Sundays and
Holidays – No Work Allowed
- Verify Address and recommend a 30, 60 and 90 percent meeting with staff before applying for the
building permit.
DATE: 1/30/2023
TO: 5146 Eden Ave, Owner and Development Team
CC: Cary Teague – Community Development Director
FROM: Zuleyka Marquez, PE, Graduate Engineer
RE: 5146 Eden Ave, Lot 2 Restaurant – Development Review
The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections,
grading, flood risk, and storm water. Plans reviewed included civil, landscape, and survey drawings stamped
January 9, 2023.
Review Comment Required For
General
1. Deliver as-build records of public and private utility infrastructure
post construction. Certificate of Occupancy
2. Maintenance of sidewalks and streets internal to the site to be
responsibility of property owner. Maintenance of sidewalks on
Eden Ave will be by the City. City snowplowing operations are 5-
ft wide on these sidewalks. If owner wants a wider path, this
would be the responsibility of the owner. Snowplowing on
Arcadia will be the adjacent owners responsibility.
General Comment
3. Provide easement for existing watermain onsite. Update plat to
show this easement. Certificate of Occupancy
Survey
4. An existing and proposed site condition survey is required. Grading/Building Permit
4.1 Show all existing and proposed public and private easements. Grading/Building Permit
Living Streets
5. Design sidewalks to meet ADA requirements. Grading/Building Permit
6. Saw cut concrete sidewalk joints on public sidewalks. Grading/Building Permit
7. Public sidewalk to be minimum 5’ in width with a 5’ boulevard. Grading/Building Permit
8. Staff recommends consideration of marked/raised crosswalks
within parking lot to prioritize pedestrian circulation. General Comment
9. Staff recommends inclusion of more ramps throughout the site to
improve accessibility. General Comment
Traffic and Street
10. Review fire access requirements with fire department. Fire truck
turning template attached. Grading/Building Permit
11. Provide traffic study and implement City-approved
recommendations. Grading/Building Permit
12. Driveway entrance permit required for new entrance on Arcadia. Building Permit
13. Road patching shall conform to Edina Standard Plates 540 and
543 on Arcadia Ave. Certificate of Occupancy
14. Provide easements, if necessary, for sidewalk facilities where city
has maintenance responsibility. Certificate of Occupancy
15. Proposed trees, vegetation, signage and other items adjacent to
intersections should maintain a clear view zone as defined in
Section 26-190 of City Code.
Grading/Building Permit
Sanitary and Water Utilities
16. Two water service connections and two sanitary service
connections shown on sheet C4-1, utility plan. Eliminate the pair
with no tie in shown.
Grading/Building Permit
17. Confirm public restrooms are connected to water and sanitary. Grading/Building Permit
18. Water and sanitary services cross property line into Lot 1.
Provide copy of private easements. Grading/Building Permit
19. Verify fire demand and hydrant locations. Grading/Building Permit
20. Domestic water shall be sized by the developer’s engineer. Grading/Building Permit
21. Domestic sanitary shall be sized by the developer’s engineer. Grading/Building Permit
22. Apply for a sewer and water connection permit with Public
Works. Prior to Starting Utility Work
22.1 Meter required for building service line and combined lines. No
meter required for fire only service line. Grading/Building Permit
22.2 Public Works to determine acceptable installation methods. Grading/Building Permit
23. Disconnected sanitary and water services to be capped at main.
24. A SAC determination will be required by the Metropolitan
Council. The SAC determination will be used by the City to
calculate sewer and water connection charges
Grading/Building Permit
25. Single connection from main for fire and domestic, split after
main connection. Grading/Building Permit
26. A verified well is located onsite. Wells not in use must be sealed Grading/Building Permit
by a licensed well contractor per MN Rules, Chapter 4725. Well
sealing record required prior to building construction.
Storm Water Utility
27. Provide geotechnical report with soil borings. Grading/Building Permit
28. Provide hydraulic and hydrologic report meeting watershed and
state construction site permit requirements. Grading/Building Permit
29. Submit watershed district permit and copies of private
maintenance agreement in favor of watershed. Grading/Building Permit
30. Additional detail needed to confirm positive drainage away from
proposed buildings’ foundations.
Grading Erosion and Sediment Control
31. A SWPPP consistent with the State General Construction Site
Stormwater Permit is required. Grading/Building Permit
Constructability and Safety
32. Construction staging, traffic control, and pedestrian access plans
will be required. Grading/Building Permit
33. Retaining walls over 4-ft in height require design by a structural
engineer. Retaining wall called out on sheet C2-1, site plan, is not
shown on sheet C3-1, grading plan. Show on grading plan and
provide top and bottom elevations.
Grading/Building Permit
Sustainability
26. This project must comply with Edina’s Sustainable Buildings
Policy. Developer should contact Sustainability Manager Grace
Hancock to initiative compliance process.
General Comment
Other Agency Coordination
27. MDH, MPCA and MCES permits required as needed. Grading/Building Permit
28. Minnehaha Creek Watershed District permit is required. Grading/Building Permit
EdinaMN.gov 2
Site
EdinaMN.gov 3
EdinaMN.gov 4
Site
3.Patterns for a Neighborhood Center
Land Use
Land Use Plan ArcadiaAveHwy100Public
Neighborhood Commercial
Mixed-use Center
Office
Medium/High Density Residential
154/05/12
Site
3.Patterns for a Neighborhood Center
Land Use
ArcadiaAveHwy100Illustrative M aster Plan
Existing Buildings
Potential Development
Proposed Civic Community Buildings
164/05/12
Site
3.Patterns for a Neighborhood Center
27
4/05/12
Public Realm
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H
G E
ArcadiaAveHwy100HankersonSummitSunnyslopeWFrontageRdSherwoodBrooksideDaleDr52nd St
51st St
Public Realm /Open Space Diagram
A.GrandView Commons
B.GrandView Steps
C.GrandView Crossing
D.Arcadia Streetscape
E.Gus Young Streetscape
F.Arcade Connection
G.Vernon Streetscape
H.Eden Streetscape
Site
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #1
Restaurant
Cover Page
8636.00 | 01-19-2023
SHEET INDEX
1 Cover
2 Project Team
3 Location
4 Statement of Use
5 Site Plan
6 Landscape Plan
7 Elevations & Building Materials
8–12 Civil Sheets
13 Floor Plans
14–16 Visualizations
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 35
SITE PLAN
INSPIRATIONAL IMAGES
RESTAURANT COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVE01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #2
Restaurant
Project Team
8636.00 | 01-06-2023
Jester Concepts
DEVELOPER (Restaurant)
Jester Concepts was launched in 2008 as a
Minnesota owned hospitality company spe-
cializing in producing restaurant concepts that
deliver an unmatched experience in food, ser-
vice and atmosphere. Jester Concepts prides
themselves in creating unique restaurant con-
cepts that compliment and are inspired by the
location and neighborhood in which they’re
housed.
SIMILAR EXPERIENCE
• P.S. Steak, 510 Groveland Ave. Minneapolis,
MN 55403
• Monello, 1115 South 11th St., Minneapolis,
MN 55403
• Constantine, 1115 South 11th Street,
Minneapolis, MN 55403
• Parlour St. Paul, 267 West 7th St., St. Paul,
MN 55102
• Parlour Minneapolis, 730 Washington Ave
N.Minneapolis, MN 55401
• Parlor Food Truck, Twin Cities Metro Area
• Borough, 730 Washington Ave N.
Minneapolis, MN 55401
• Butcher & The Boar
Shea
ARCHITECT (Restaurant)
Shea is a national and international vdesign
firm, totally unique in their collaboration and
cohesive integration of disciplines including all
aspects vof brand and concept development,
graphic design, interior design, architecture,
and full production and procurement services
to fulfill, execute, vand install innovative solu-
tions. Shea’s team creates experiences that
engage consumers in every aspect, specializ-
ing in restaurant, hospitality, hotel, retail, and
workplace.
SIMILAR EXPERIENCE
• Hazelwood, Bloomington, MN
• Hazelwood, St. Louis Park, MN
• Hazelwood, Tonka Bay, Excelsior, MN
• The Hilltop, Edina, MN
• Lat 14, Golden Valley, MN
• Grocer’s Table, Wayzata, MN
• Kahluna, Minneapolis, MN
• COV, Edina, MN
• COV, Wayzata, MN
• Town Hall Station, Edina, MN
• Spoon and Stable, Minneapolis, MN
Confluence
LANDSCAPE ARCHITECT
Confluence is a professional creative firm
of landscape architects, urban vdesigners
and planners with roots across the country.
Since their founding in 1998, Confluence has
emerged as one of the most comprehensive
and growth-oriented landscape architecture,
planning and urban design firms in the coun-
try. They believe in the transformative power
ofv creative collaboration with a genuine
approach — bringing together people, ideas
and their creative process to shape the future
of communities.
SIMILAR EXPERIENCE
• Highland Bridge Parks and Public Realm,
St. Paul, MN
• Apple Valley Parks Master Plans, Apple Valley,
MN
• Bloomington Parks Master Plans,
Bloomington, MN
• Fred Richards Park, Edina, MN
• Shakopee Multiple Parks,
Shakopee, MN
• Viking Lakes Park, Eagan, MN
• West End Office Park, St. Louis Park, MN
• Kelly Park, Apple Valley, MN
• Sauk Rapids Riverfront Parks,
Sauk Rapids, MN
• St Cloud Riverfront Park,
St. Cloud, MN
• Essex Superblock U of M, Minneapolis, MN
Loucks
CIVIL ENGINEER
Loucks is a premier multidisciplinary consult-
ing firm that inspires clients to make the best
use of their land. Since 1976, they’ve served as
an industry leader and high-integrity resource,
helping owners, developers and project teams
create successful projects. Loucks provides
a range of services: civil engineering, land
surveying, landscape architecture, land plan-
ning, and environmental. Their collabora-
tive approach, and continuous involvement
throughout the life of the project, set them
apart from their peers.
SIMILAR EXPERIENCE
Senior Residential
• Shorewood Senior Living, Shorewood, MN
• Artis Senior Living, Multiple Locations
• Deephaven Woods, Deephaven, MN
• Monticello Senior Living,
Monticello, MN
• Orono Senior Living, Orono, MN
Dining
• Dukes on 7, Minnetonka, MN
• Brick and Bourbon, Maple Grove, MN
• Pints & Paddle, Maple Grove, MN
Parks
• Midway Peace Park, St. Paul, MN
• El Rio Vista, Gilbert de la O Park, St. Paul, MN
• Richfield Veterans Park, Richfield, MN
TEAM
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #3
Restaurant
Location
8636.00 | 01-06-2023
LOCATION
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #4
Restaurant
Statement of Use
8636.00 | 01-06-2023
STATEMENT OF USE
LOT 2: RESTAURANT
The Restaurant component will
reside in the central portion of
the site, Lot 2. The building will
be three levels in design with a
lower (basement) level and first
and second levels above grade.
The approximate footprint size of
the building is 4,500 sq. ft. with a
total building size of approximately
13,500 sq. ft. The site plan includes
31 spaces of surface parking with
convenient access to the restaurant
entry. In addition to surface park-
ing on site, the restaurant would be
served by the Grandview Parking
Structure and pedestrian bridge,
along with valet service provided
by the operator.
Our intention is to bring our blend
of focused hospitality and unique
dining experiences to the City of
Edina. As a group, we believe an
elevated Pizza concept would be
warmly welcomed by the City and
its residents. We would highlight
an open hearth for pizza cooking
as well as small plates, entrées and
seasonal vegetables. We would im-
plement a craft cocktail program
that has become a staple at all of
our locations, and we would offer
an wine list that takes an esoteric
approach while incorporating the
recognizable labels for familiarity.
We would pair this concept with
a secret/underground bar perfect
for a late night Old Fashioned, a
Negroni, and a slice of pizza.
The top floor would boast a private
event space for family gatherings
and small businesses while being
utilized for overflow dining when
not booked with events. An expan-
sive outdoor patio would sit adja-
cent to the restaurant welcoming
guests all summer long, extending
into the spring and fall. The patio
would open up to the outdoor lawn
which gives us an opportunity to
welcome all residents in a com-
munity gathering space. We would
activate the lawn all year round in
conjunction with the City and pro-
grammed activities.
Grandview Yard springs from a vision for a vibrant, connected new
district that adds vitality to the surrounding commercial and multi-family
neighborhoods.The inclusion of a privately-operated hospitality, dining
and event destination will be a catalyst to acheive that vision. We’re
proposing a restaurant concept designed to bolster the transformational
vision of Grandview Yard as a destination where people from across the
metro gather, create community and experience the best of Edina.
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #5
Restaurant
Site Plan
8636.00 | 01-06-2023
SITE PLAN
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 35
SITE PLAN
INSPIRATIONAL IMAGES
RESTAURANT COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVELot 1: Senior Cooperative
Lot 2: Restaurant
Lot 3: Grandview Yard
EVENT LAWN
OUTDOOR BAR &
PIZZA HEARTH
MIX OF DINING, LOUNGE,
& INDEPENDANT SEATING LANDSCAPE FENCE
LANDSCAPE FENCE
MONUMENT SIGN >
LANDSCAPE FENCE
OUTDOOR DINING/LOUNGE
PUBLIC
ACCESS
ROUTE
RESTAURANT
Shown for Reference Only
– Not part of site plan application –
Shown for Reference Only
– Not part of site plan application –
INDEPENDANT SEATING TO INCLUDE
HEATING AND OPPORTUNITY FOR
MORE PRIVATE DINING EXPERIENCE
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #6
Restaurant
Landscape Plan
8636.00 | 01-06-2023
LANDSCAPE PLAN
PLAN NOTES:
• FINAL TREE SELECTIONS AND SIZING TO
BE COORDINATED WITH CITY FORESTER.
• BOULEVARD TREE SELECTIONS TO BE
COORDINATED WITH CITY FORESTER
Plant Schedule
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #7
Restaurant
Elevations & Building Materials
8636.00 | 01-06-2023
ELEVATIONS & BUILDING MATERIALS
Dark Wood Slats
18” Standing Seam
Metal Panels
Steel Frame Structure
– Black Powdercoat
Painted Concrete
Masonry Units
Anodized Aluminum
Storefront – Black
Wood Trellis
Millboard
Concrete
Gravel
Turf/Landscape
WEST ELEVATION, MAIN BUILDING
Material SF Percent (%)
A–Wood 137 6.4
B–Metal 1918 89
C–Steel 0 0
D–Painted CMU 100 4.6
E–Aluminum Storefront 0 0
WEST ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 117 75
E–Aluminum Storefront 40 25
NORTH ELEVATION, MAIN BUILDING
Material SF Percent (%)
A–Wood 647 46.88
B–Metal 365 26
C–Steel 30 2.2
D–Painted CMU 0 0
E–Aluminum Storefront 351 25
NORTH ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 225 75
E–Aluminum Storefront 75 25
EAST ELEVATION , MAIN BUILDING
Material SF Percent (%)
A–Wood 677 32
B–Metal 213 10.6
C–Steel 30 1.4
D–Painted CMU 6 .4
E–Aluminum Storefront 1162 55.6
EAST ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 117 75
E–Aluminum Storefront 40 25
SOUTH ELEVATION, MAIN BUILDING
Material SF Percent (%)
A–Wood 921 39.3
B–Metal 155 6.6
C–Steel 30 1.3
D–Painted CMU 44 1.8
E–Aluminum Storefront 1177 51
SOUTH ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 225 75
E–Aluminum Storefront 75 25
SOUTH ELEVATION
EAST ELEVATION
NORTH ELEVATION
WEST ELEVATION
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #8
Restaurant
Plat Survey
8636.00 | 01-06-2023
PLAT SURVEY
These surveys reference the overall development submittal from July 2022. The City of Edina has contracted with Louks for a formal survey to be performed at a later date.
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 19
SURVEY
N
SCALE IN FEET
0 50 100
KNOW ALL PERSONS BY THESE PRESENTS: That Edina Housing and Redevelopment Authority, a Minnesota public
body corporate and politic, fee owner of the following described property situated in the County of Hennepin, State of
Minnesota, to wit:
Lots 2, 3, 4, 5, 6, 7, 8, 9 and 10; The East 90 feet of Lots 11 to 19 inclusive; all in Block 2, "Grand View Heights".
That part of Government Lot 8, Section 28, Township 117, Range 21, lying North of the center line of Eden Avenue and
East of a line drawn parallel to the main track of the Minneapolis, Northfield and Southern Railway from a point on the
North line of said Government Lot 8 distant 582 feet East from the Northwest corner of said Government Lot 8.
Has caused the same to be surveyed and platted as GRANDVIEW YARD, and does hereby dedicate to the public for
public use the public way, and does also dedicate the drainage and utility easements as created by this plat.
In witness whereof said Edina Housing and Redevelopment Authority, a Minnesota public body corporate and politic, has
caused these presents to be signed by its proper officer this _______ day of _________________________, 20______.
Signed: Edina Housing and Redevelopment Authority
___________________________________ , Executive Director
STATE OF ______________________
COUNTY OF ____________________
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by
_________________________, Executive Director of Edina Housing and Redevelopment Authority, a Minnesota public body
corporate and politic, on behalf of the public body.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
SURVEYORS CERTIFICATION
I Jared J. Averbeck 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 all
mathematical 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______.
______________________________________________
Jared J. Averbeck, Licensed Land Surveyor,
Minnesota License No. 53642
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by
Jared J. Averbeck.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, County, Minnesota
My Commission Expires January 31, 2025
EDINA, MINNESOTA
This plat of GRANDVIEW YARD was approved and accepted by the City Council of the City of Edina, Minnesota, at a
regular meeting thereof held this ________ day of _________________________, 20______, and said plat is in compliance
with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2.
City Council, Edina, Minnesota
By: ________________________________________, Mayor By:_________________________________________,Manager
RESIDENT AND REAL ESTATE DEPARTMENT, Hennepin County, Minnesota
I hereby certify that taxes payable in 20______ and prior years have been paid for land described on this plat, dated this
________ day of _________________________, 20______.
Mark V. Chapin, County Auditor By: ________________________________________, Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this ________
day of _________________________, 20______.
Chris F. Mavis, County Surveyor By: ________________________________________
REGISTRAR OF TITLES, Hennepin County, Minnesota
I hereby certify that the within plat of GRANDVIEW YARD was filed in this office this ________
day of _________________________, 20______, at ______ o'clock _____.M.
Martin McCormick, Registrar of Titles By: ________________________________________, Deputy
R.T. DOC. NO. _____________________
LOUCKS
BEING 5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
DENOTES FOUND 1/2 INCH IRON MONUMENT,
CAPPED "LS 44890", UNLESS OTHERWISE NOTED
DENOTES FOUND HENNEPIN COUNTY
CAST IRON MONUMENT
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 53642"
LOT CORNERS THAT FALL IN THE MIDDLE OF
TRAVELED RIGHT-OF-WAYS WILL NOT BE SET;
UNSAFE DUE TO TRAFFIC
SECTION BREAKDOWN
Section 28, Township 117, Range 21
Hennepin County, Minnesota
No Scale
BEARINGS ARE BASED ON THE NORTH LINE OF
GOVERNMENT LOT 8, SECTION 28, TOWNSHIP 117,
RANGE 21 HAVING A BEARING OF
NORTH 89 DEGREES 43 MINUTES 45 SECONDS WEST.
E. 1/4 corner detail
No Scale COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVE01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #9
Restaurant
Registered Survey
8636.00 | 01-06-2023
REGISTERED SURVEY
These surveys reference the overall development submittal from July 2022. The City of Edina has contracted with Louks for a formal survey to be performed at a later date.
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 20
ALTA SURVEY
*NOTE: SHEET REDUCED FROM ORIGINAL.
REFERENCE GRAPHIC SCALE.COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVE01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #10
Restaurant
Site Plan
8636.00 | 01-06-2023
SITE PLAN
B612 CURB
& GUTTER
TYP-SEE DETAIL
B612 CURB
& GUTTER
TYP-SEE DETAIL
CONCRETE SIDEWALK
WITH 6" RISERS &
HANDRAILS
TYP-SEE DETAIL
CONCRETE APRON
TYP-SEE DETAIL
TRASH ENCLOSURE
12-6" RISERS
W/RETAINING
WALLS
SEE DETAIL
RETAINING WALLS
SEE DETAIL
10.0
RETAINING WALL
SEE DETAIL
RETAINING WALL
SEE DETAIL
RETAINING WALL
SEE DETAIL
18.0
24.0
18.0
60.6
76.1
14
16
ADA STALL
TYP-SEE DETAIL
MONUMENT SIGN
WAY FINDING
SIGN
N
SCALE IN FEET
0 20 40
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 01 /26 / 2023 4:35 PMW:\2021\21062\CADD DATA\CIVIL\_dwg Sheet Files\Jesters Restaurant\C2-1 SITE PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
GRANDVIEW
YARD -
RESTAURANT
EDINA, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
21062
MJS
IWF
MJS
01-19-23
.
01-05-23 CITY SUBMITTAL
01-26-23 CITY COMMENTS
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C4-1 UTILITY PLAN
SITE PLAN
C2-1
SITE NOTES
1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5.TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6.ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7.BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
8.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
CURRENT ZONING:PUD
PROPOSED ZONING:PUD
PROPERTY AREA:3.14 AC
EXISTING IMPERVIOUS AREA:2.44 AC
PROPOSED IMPERVIOUS AREA:1.95 AC
SITE DATA
EXISTING REGULAR SURFACE PARKING = 0 STALLS
PROPOSED REG SURFACE PARKING = 26 STALLS
EXISTING ACCESSIBLE SURFACE PARKING = 0 STALLS
PROPOSED ACCESIBLE SURFACE PARKING = 4 STALLS
TOTAL PARKING PROVIDED = 30 STALLS
OFF-STREET PARKING CALCULATIONS
SIGNAGE AND STRIPING NOTES
1.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ON
THIS PLAN.
2.CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADING
AISLES WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.
3.CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITE
PAINT.
4.ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHERE
REQUIRED.
5.ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREAS
TO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TO
DETAIL.
6.ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED AT
THE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOP
BARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.
7.ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
PAVEMENT TYPES
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8-1 FOR TYPE AND DEPTH
INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #11
Restaurant
Grading Plan
8636.00 | 01-06-2023
GRADING PLAN
888888888841.28
43.05
42.96
42.87
42.95 42.94
42.86 42.52
43.44
1.1%88828.3
29.9
30.0
31.0
34.2
32.5
30.9
32.633.1
34.0
32.5
33.75
32.233.45
32.90
34.5
34.5
36.9
34.35
32.0 33.0 32.25
30.8
29.6 28.75 28.6 29.2028.45
28.9
30.0
28.65
TW=931.75
GW=923.5
TW=934.25
GW=923.25
TW=935.0
GW=924.75
TW=930.6
GW=930.6
TW=930.1
GW=930.1
TW=932.0
GW=930.6
TW=931.8
GW=930.1
34.5
25.5
22.75 33.834.3 34.1
33.6
3.0%1.5%1.3%1.5%6.1%34.5 34.4 34.4
34.3
34.03
34.31.3%1.0%1.2%
1.6%
1.
2
%
34.03
34.4
34.82
34.45
34.73
1.3%1.4%
1.0%
1.
4
%1.0%34.3
1.2%1.2%0.0%34.21.8%1.4%41.05 13-6" RISERS
FFE-934.5
2nd FLOOR-948.0
BASEMENT-921.5
FFE-934.3
1.0%2.2%2.6%
3.9%
1.5%883.3%6.1%3.3%30.6 30.33.3%3.0%
33.6
34.1
33.7133.9
33.91.5%2.2%1.1%2.0%10' RAMP @
5%
8888884 - 6" RISERS &
SIDEWALK @ 1.5%
30.1 3.1%28.95
2%2.4%
N
SCALE IN FEET
0 20 40
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 01 /26 / 2023 4:46 PMW:\2021\21062\CADD DATA\CIVIL\_dwg Sheet Files\Jesters Restaurant\C3-1 GRADING PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
GRANDVIEW
YARD -
RESTAURANT
EDINA, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
21062
MJS
IWF
MJS
01-19-23
.
01-05-23 CITY SUBMITTAL
01-26-23 CITY COMMENTS
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C4-1 UTILITY PLAN
GRADING
PLAN
C3-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GRADING, DRAINAGE & EROSION CONTROL NOTES
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,
OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
3.ALL ACCESSIBLE ROUTES SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND
A RUNNING SLOPE NOT EXCEEDING 5%.
4.AT TURNING POINTS ALONG THE ACCESSIBLE ROUTE THE PAVEMENT SHALL NOT EXCEED 2% IN
ANY DIRECTION FOR AN AREA 60" IN DIAMETER.
5.ALL PUBLIC SIDEWALKS SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND A
RUNNING SLOPE NOT EXCEEDING 5%.
6.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL
VEGETATION IS ESTABLISHED.
7.FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACE
GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
8.REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO. B2105702),
DATED 9/2/2021 AS PREPARED BY BRAUN INTERTEC CORPORATION FOR AN EXISTING SUBSURFACE
SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
9.STREETS MUST BE CLEANED AND SWEPT DAILY OR AS DIRECTED BY CITY WHEN SEDIMENTS
OCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING
SCHEDULE MUST BE ESTABLISHED. FAILURE TO PERFORM ANY STREET SWEEPING WITHIN 6 HOURS
OF NOTICE BY THE CITY WILL RESULT IN WORK BEING PERFORMED BY CITY WITH ALL COSTS
BILLED
10.DUST MUST BE ADEQUATELY CONTROLLED.
11.PER NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSAL SYSTEM
(NPDES/SDS) REQUIREMENTS, THE WASHOUT AND CLEANOUT OF STUCCO, PAINT, CONCRETE,
FORM RELEASE OILS, CURING COMPOUNDS, AND OTHER CONSTRUCTION MATERIALS SHALL BE
PROPERLY CONTAINED AND DISPOSED OF. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
PROVIDING AND USING APPROVED METHODS OF CONTAINMENT SUCH AS PRE-FABRICATED
WASHOUT CONTAINERS, CONCRETE WASHOUT TOTE, READY MIX TRUCKS WITH SELF CONTAINED
CHUTE CLEANOUT, ETC.
12.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #12
Restaurant
Utility Plan
8636.00 | 01-06-2023
UTILITY PLAN
884
4448888888888888812.1888888888884
4
4
4
4
444MH OVER EX. STORM
RIM=924.5
INV=922.10 NW
INV=921.95 +/- N/S
CONNECT TO EX.
SANI.
INV=932.35
33 LF 8" SANI PVC
@ 1.0%
STUB INV=932.68
57 LF 6" WATER SERVICE
MH OVER EX. SAN.
RIM=925.85
INV=915.40 W
INV=915.22 +/- N/S
72 LF 8" SANI PVC
@ 1.0%
118 LF
8
"
S
A
N
I
P
V
C
@
1
.
0
%
8" SANI SERVICE
INV: 918.16
CBMH
RIM=928.70
INV=922.37
53 LF 12" RCP @ 0.5%
CBMH
RIM=928.65
INV=924.95
CB
RIM=928.45
INV=925.00
ROOF LEADER
18 LF 12" PVC @ 1.0%
INV=925.13
SANI MH 1
RIM=928.7
INV=916.22 NW
INV=916.12 SE
CBMH
RIM=932.25
INV=927.09 N
INV=926.0 W
WET TAP EX. 8" WATER
W/8"x6" TEE
9 LF 12" RCP @ 1.5%
CBMH
RIM=932.00
INV=928.0 N
INV=926.0 E
68 LF 12" PVC @ 1.0%
ROOF LEADER
INV=928.68
15" GRATE
RIM=923.0
INV=916.96
87 LF 8" PVC
@ 1.0%
15" GRATE
RIM=922.75
INV=917.82
85 LF 8" PVC
@ 2.0%
15" GRATE
RIM=925.5
INV=919.52
81 LF 8" PVC
@ 2.0%
2x400 LF 6" PVC DRAINTILE
INV=922.75
6" CLEANOUT @ ENDS
200 LF 6" WATER SERVICE
4" SANI SERVICE
1.5" WATER SERVICE
TRENCH DRAIN 66' @ 0.5%
ACO KLASSIC DRAIN W/MH
RIM-934.03
INV-933.53 W
INV-933.20 E
INV-931.60 DROP
TRENCH DRAIN 114' @ 0.5%
ACO KLASSIC DRAIN
RIM-934.4
INV-933.50
28 LF 12" PVC
@ 0.5%
3-30' @ 1.0% 4" DRAINTILE
FINGER DRAINS FOR ARTIFICIAL
TURF
104 LF 12" PVC @ 4.0%
MH
RIM=934.05
INV=931.5 W
INV=930.25 S
INV-933.36 N
66 LF 8" SANI PVC @ 1.0%
SANI MH 2
RIM=934.2
INV=916.98 W
INV=916.88 S
26 LF 12" RCP @ 0.5%
CBMH
RIM=928.80
INV=925.0 W
ORIFICE=925.25
WEIR=925.75
INV DT=922.60
INV=922.50 SE
WET TAP EX. 8" WATER
W/8"x6" TEE
11 LF 18" PVC @ 0.5%
7 LF 12" RCP @ 1.0%
STORMTRAP ST1 4'6"
55.2' X 99.5'
TOP=927.25
TOP SAND=924.75
INV=922.75
8 LF 15" PVC @ 2.0%
N
SCALE IN FEET
0 20 40
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 01 /26 / 2023 1:46 PMW:\2021\21062\CADD DATA\CIVIL\_dwg Sheet Files\Jesters Restaurant\C4-1 UTILITY PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
GRANDVIEW
YARD -
RESTAURANT
EDINA, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
21062
MJS
IWF
MJS
01-19-23
.
01-05-23 CITY SUBMITTAL
01-26-23 CITY COMMENTS
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C4-1 UTILITY PLAN
UTILITY PLAN
C4-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
UTILITY NOTES
1.ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED
AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE MINNESOTA
PLUMBING CODE, AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS
ASSOCIATION OF MINNESOTA (CEAM), 2018 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL.
ALL COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM
SPECIFICATION AND THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS
OF THE STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND
BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY,
OR WORK IMPACTING PUBLIC UTILITIES. CONTRACTOR TO OBTAIN ALL UTILITY
CONNECTION PERMITS FROM CITY OF AUSTIN PUBLIC WORKS DEPARTMENT PRIOR TO
STARTING CONSTRUCTION.
4.ALL STORM SEWER, SANITARY SEWER, AND WATER SERVICES SHALL TERMINATE 5' FROM
THE BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL
SEPARATION IS REQUIRED BETWEEN WATERMAIN AND ALL UTILITIES UNLESS OTHERWISE
NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER.
EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION
TO SANITARY OR STORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST
WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES
AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED
WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BE ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF
PAVEMENT UNLESS OTHERWISE NOTED.
8.PROPOSED PIPE MATERIALS:
WATERMAIN DIP 6"/8" DIAMETER
SANITARY SEWER PVC SCH 40 8" DIAMETER
STORM SEWER PVC SCH 40 6"/8" DIAMETER
RCP 12"/15" DIAMETER
9.ALL SANITARY SEWER WYES, TEES AND SERVICES SHALL BE 6" PVC SCH 40.
10.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED
WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED
ACCORDANCE WITH MINNESOTA RULES, PART 4714.
11.REFER TO ARCHITECTURAL AND STRUCTURAL PLANS FOR FOUNDATION DRAINTILE.
12.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4714). APPROVED RESILIENT RUBBER JOINTS
MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCH BASINS,
AND OTHER STRUCTURES.
13.THE 2020 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD
SPECIFICATIONS FOR CONSTRUCTION" SHALL GOVERN IN ADDITION TO REQUIREMENTS
SET FORTH IN THE CITY OF SOUTH ST PAUL SPECIAL PROVISIONS TO CEAM 2611 AND 2621
AND CITY OF SOUTH ST PAUL DETAIL PLATES
14.HIGH-DENSITY POLYETHYLENE (PERFORATED HDPE) STORM DRAINS MUST COMPLY WITH
MINNESOTA RULES, PART 4714:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #13
Restaurant
Floor Plans
8636.00 | 01-06-2023
FLOOR PLANS
76'-1 1/2"5'-10"
UP MAIN FLOORUPPER LEVELLOWER LEVEL01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #14
Restaurant
Visualizations
8636.00 | 01-06-2023
VISUALIZATIONS
Trees hidden
for clarity
Trees hidden
for clarity
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #15
Restaurant
Visualizations
8636.00 | 01-06-2023
VISUALIZATIONS
Trees hidden
for clarity
Trees hidden
for clarity
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
07-22-2022
#75372-22075
CONTEXT
PLAN
2
2 3 4
6
7
8
5
1
1
3
54
6
78
TRAMMELL CROW SENIOR APARTMENTS JERRY’S FOODS JERRY’S ENTERPRISES
PARKING RAMP
RETAIL
RETAIL
THE HILLTOPNORMANDALE RDMN 100ARCADIA AVEEDEN A
V
E
VERNON A
V
E
S
VERNON AVE SW 50
T
H
S
T
OUR LADY OF GRACE CATHOLIC CHURCH
07-22-2022
#75372-22075
SUBDIVISION &
PHASING PLAN
SENIOR
CO-OP
PROPERTY
RESTAURANT
PROPERTY
GRANDVIEW
YARD PARK Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
07-22-2022
#75372-22075
RENDERED
SITE PLAN
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
GRANDVIEW
YARD
TERRACE
SEATING
PUBLIC EVENT LAWN
ADA PED
ROUTE
SHARED
PUBLIC
SPACE
OUTDOOR
DINING
AMENITY
COURTYARD ARCADIA AVE SECTIONENTRY
PLAZA
OUTDOOR
PLAZA
RESTAURANT
SENIOR
CO-OP
PARKING
EXISTINGRAILROADSERVICE
AREA
RESTAURANT
VALET
PUBLIC
RESTROOM
PED
BRIDGE
SHORT
TERM
PARKING
UPPER
PARKING
ACCESS
LOWER
PARKING
ACCESS
LANDSCAPE
TERRACE +
PUBLIC ART
07-22-2022
#75372-22075
RENDERED
SITE SECTION
RESTAURANT
PARKING
915
925
935
945
955
965
975
985
995
CIRCULATION
DRIVE
PROPOSED RESTAURANT PROPOSED PARK
APPX. PROPOSED FILL
APPX. EXI
S
TI
N
G
G
R
A
D
E
C
O
N
T
O
U
R
PROPOSED
RESTROOM
PROPOSED SECTION
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
07-22-2022
#75372-22075
LANDSCAPE
CHARACTER & ART
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
GRANDVIEW
YARD
TERRACE
SEATING
PUBLIC EVENT LAWN
ADA PED
ROUTE
OUTDOOR
DINING
AMENITY
COURTYARD ARCADIA AVE SECTIONENTRY
PLAZA
OUTDOOR
PLAZA
RESTAURANT
SENIOR
CO-OP
PARKING
EXISTINGRAILROADSERVICE
AREA
RESTAURANT
VALET
PUBLIC
RESTROOM
PED
BRIDGE
SHORT
TERM
PARKING
UPPER
PARKING
ACCESS
LOWER
PARKING
ACCESS
LANDSCAPE
TERRACE +
PUBLIC ART
PUBLIC ART IS PROPOSED TO BE INTERWOVEN THROUGHOUT THE PUBLIC
REALM AREAS INCLUDING THREE INSTALLATIONS IN THE YARD: AT THE
PEDESTRIAN ENTRANCE ALONG ARCADIA, COVERED OPEN AIR GAZEBO
ADJACENT TO THE PUBLIC EVENT LAWN, ENGAGING SERIES OF ART
ELEMENTS ALONG THE ADA PEDESTRIAN ROUTE. ADDITIONAL PUBLIC ART IS
ANTICIPAED IN STRATEGICE LOCATIONS OF THE SENIOR CO-OP SITE.
SHARED
PUBLIC
SPACE
07-22-2022
#75372-22075
SITE RENDERINGS
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
SENIOR
CO-OP
RESTAURANT
GRANDVIEW
YARD
07-22-2022
#75372-22075
SITE RENDERINGS
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
SENIOR
CO-OP
RESTAURANT
GRANDVIEW
YARD
07-22-2022
#75372-22075
SITE RENDERINGS
PUBLIC
EVENT LAWN
TERRACE
SEATING
ADA PED
ROUTE
OUTDOOR
DININGRESTAURANT
PED
BRIDGE
PARKING
PARKINGSERVICE
AREA
RESTAURANT
VALET
EXISTING
RAILROAD
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
SHARED
PUBLIC
SPACE
07-22-2022
#75372-22075
SITE RENDERINGS
TERRACE
SEATING
ADA PED
ROUTE
OUTDOOR
DINING
RESTAURANT
PED
BRIDGE
PARKING PARKING
SERVICE
AREA
RESTAURANT
VALET
EXISTING
RAILROAD
FUTURE ARTISTIC
GAZEBO
FUTURE SERIES
OF ENGAGING
ART PIECES
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
PUBLIC
EVENT LAWN
SHARED
PUBLIC
SPACE
07-22-2022
#75372-22075
SITE RENDERINGS
TERRACE
SEATING
ADA PED
ROUTE
OUTDOOR
DINING
RESTAURANT
PED
BRIDGE
PARKING
PARKING
SERVICE
AREA
RESTAURANT
VALET
EXISTING
RAILROAD
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
FUTURE
ARTISTIC
GATEWAY
PUBLIC
EVENT LAWN
FUTURE ARTISTIC
GAZEBO
SHARED
PUBLIC
SPACE
07-22-2022
#75372-22075
SITE RENDERINGS
TERRACE
SEATING
ADA PED
ROUTE
OUTDOOR
DINING
RESTAURANT
PARKING
PARKING
SERVICE
AREA
RESTAURANT
VALET
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
PUBLIC
EVENT LAWN
FUTURE
ARTISTIC
GATEWAY
FUTURE ARTISTIC
GAZEBO
FUTURE SERIES
OF ENGAGING
ART PIECES
SHARED
PUBLIC
SPACE
07-22-2022
#75372-22075
LANDSCAPE
PLAN
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•• •• •• •• •• •• •••• •••• •• •••••• •• •• •• •
PARKING
43 STALLS
UP
UP
RESTAURANT
AMENITY DECK
PEDESTRIAN BRIDGE
THE MEANDER
(ADA ROUTE)
PUBLIC ART
(HILLSIDE)
PUBLIC RESTROOM
TRASH ENCLOSURE
RESTAURANT VALET
PARKING
ENTRY MOTOR COURT
PARKING GARAGE ACCESS
ENTRY PLAZA
OUTDOOR SEATING
OUTDOOR PLAZA
PARKING GARAGE ACCESS
PUBLIC ART (GATEWAY)
TERRACE SEATING
LAWN
PUBLIC ART (PAVILION/ SHELTER)
OUTDOOR GATHERING
SLOPED / TERRACE LAWN
GRAND VIEW YARD BRANDING
OUTDOOR DINING
OUTDOOR BAR / COOKING STATION
EVENT LAWN
SIGNAGE
SIGNAGE
COMMUNAL RESIDENT ACCESS
COMMUNAL RESIDENT ACCESS
PUBLIC SEATING
PUBLIC ART
PUBLIC SEATING
LANDSCAPE TERRACING
DECIDUOUS TREES COMMON / BOTANICAL NAME CONT CAL
As Sienna Glen Maple / Acer x freemanii `Sienna` TM B & B 2.5"Cal
Bn River Birch (Single Stem) / Betula nigra B & B 2.5"Cal
Gs Skyline Honey Locust / Gleditsia triacanthos `Skyline`B & B 4.5"Cal
Gd Street Keeper Honey Locust / Gleditsia triacanthos inermis `Draves` TM B & B 2.5"Cal
Gc True North Kentucky Coffeetree / Gymnocladus dioica `UMNSynergy` TM B & B 5.5"Cal
Tg Greenspire Linden / Tilia cordata `Greenspire`B & B 4"Cal
Up American Elm / Ulmus americana `Princeton`B & B 3.5"Cal
EVERGREEN TREES COMMON / BOTANICAL NAME CONT CAL
Ld Deborah Waxman Tamarack / Larix laricina `Deborah Waxman`7 gal
Pf Pyramidal White Pine / Pinus strobus 'Fastigiata'B & B
ORNAMENTAL COMMON / BOTANICAL NAME CONT CAL
Mp Prairie Maid Crabapple / Malus x 'Prairie Maid'15 gal
Pp Prairie Gold Aspen / Populus tremuloides `NE Arb`B & B 2.5"Cal
SHRUBS COMMON / BOTANICAL NAME CONT
Ah Horatio Goatsbeard / Aruncus x `Horatio`5 gal
Cm Muskingum Dogwood / Cornus racemosa `Muszam`5 gal
Dl Dwarf Bush Honeysuckle / Diervilla lonicera 5 gal
Hi Invincibelle Wee White Hydrangea / Hydrangea arborescens `NCHA5` 5 gal
Ra Fragrant Sumac / Rhus aromatica 5 gal
Rg Gro-Low Fragrant Sumac / Rhus aromatica `Gro-Low`5 gal
Tt Techny Globe Arborvitae / Thuja occidentalis `Techny Globe`5 gal
GRASSES COMMON / BOTANICAL NAME CONT
Bb Blonde Ambition Blue Grama / Bouteloua gracilis `Blonde Ambition` 1 gal
Cb Korean Feather Reed Grass / Calamagrostis brachytricha 1 gal
Dt Tufted Hair Grass / Deschampsia cespitosa `Tardiflora`1 gal
Sh Prairie Dropseed / Sporobolus heterolepis 1 gal
PERENNIALS COMMON / BOTANICAL NAME CONT
Ax His Excellency Ornamental Onion / Allium x `His Excellency`1 gal
Dp Purple Prairie Clover / Dalea purpurea 1 gal
Ep Coneflower / Echinacea purpurea 1 gal
Nw Walker`s Low Catmint / Nepeta x `Walker`s Low`1 gal
Sm May Night Sage / Salvia x sylvestris `May Night`1 gal
PLANT SCHEDULE
LANDSCAPE PLAN1
####30'60'15'0'
SCALE:1"=30'
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
07-22-2022
#75372-22075
RESTAURANT
RENDERINGS
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
07-22-2022
#75372-22075
RESTAURANT
RENDERINGS
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
07-22-2022
#75372-22075
RESTAURANT
RENDERINGS
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Grandview Yard Traffic
Study
Edina, Minnesota
EDINA EDINA 168382 | August 2022
GRANDVIEW YARD TRAFFIC STUDY EDINA 168382
ES-1
Executive Summary
Background & Purpose
The City of Edina requested a traffic study be completed for the proposed Grandview Yard development at
5146 Eden Avenue (old Public Works site). The 3.125-acre parcel is located on the northwest corner of
Eden Avenue and Arcadia Avenue in the City of Edina, Minnesota. The development proposes a 90-unit
senior cooperative housing (co-op), a 2-story 13,500 SF dine-in restaurant, and a 0.73-acre green
space/public plaza.
See Appendix A for a concept of the proposed Grandview Yard development.
The existing transportation conditions for the area include the following near-term planned improvements:
· Eden Avenue/SB TH 100 Ramp Removal
· Eden Avenue at Arcadia Mini-Roundabout
· Eden Avenue at Grange Road and Eden Avenue at Willson Road Mini-Roundabouts
· Vernon Avenue (CSAH 158) Bridge Reconstruction, a Hennepin County project, includes pedestrian
improvements, a dedicated westbound left-turn land, improved signal timings, and the removal of the
southbound free-right turn movement at the TH 100 SB ramp and signal retimings.
As part of the no build traffic, the study confirmed the land use sizes and included the estimated trip
generation for the planned redevelopments at 5100 Eden Avenue (Eden 100 building) and 4917 Eden
Avenue (old Perkins site).
The purposes of the traffic study include a parking demand review for the Grandview Yard development
and an analysis of the No Build operations and Build operations associated with the proposed
development and the impacts expected on the surrounding roadway network and study intersections.
Traffic Study Conclusion Summary:
· The parking needs for the Senior Housing development are met per City code and ITE Parking
Generation Manual.
· The parking needs for the Restaurant development are met per the City code and ITE Parking
Generation Manual. This based on the results from the Grandview Parking Ramp study, which
concluded adequate capacity in the public parking garage to accommodate additional parking demand
in the area.
· The proposed Grandview Yard development is expected to generate 1,424 weekday daily new trips,
28 AM peak hour new trips, and 128 PM peak hour new trips.
· No Build operations were not significantly impacted by the new trips due to the relatively small number
of new trips distributed to each intersection during the peak hours within the Grandview network.
· The planned mini-roundabouts along Eden Avenue at Arcadia, Grange, and Willson are all expected
to perform well (intersection LOS A) with the 2024 and 2042 Build volumes.
· Traffic operations for the 2024 No Build scenario are acceptable, with intersections performing at LOS
C and no major congestion concerns at the primary study intersections. Some queueing concerns
exist during the peak hours for the EB and WB approaches at the Vernon Ave/TH 100 SB Ramp and
for EB and SB movements at Vernon Ave/Interlachen Blvd.
Executive Summary (continued)
GRANDVIEW YARD TRAFFIC STUDY EDINA 168382
ES-2
· Traffic operations for the 2042 No Build scenario are acceptable, with intersections performing at LOS
C or better with no major congestion concerns at the primary study intersections. LOS E is expected
for the northbound approach at Vernon Ave/Arcadia Ave during the AM peak hour with maximum
queue lengths extending past the adjacent driveways on Arcadia Ave. Similar queueing concerns as
the 2024 No Build scenario are experienced at other study intersections.
· Traffic operations for the 2024 Build scenario are comparable to the 2024 No Build conditions. LOS D
is experienced for the northbound movement in the AM peak hour at the Vernon Ave/Arcadia Ave
intersection.
· Traffic operations for the 2042 Build scenario are comparable to the 2042 No Build conditions. Some
movements, however, experienced increased delay: LOS E for NB and SB approaches at Vernon
Ave/Interlachen Blvd, LOS E for NB right-turn at Vernon Ave/Arcadia Ave in AM peak hour, and LOS E
for the WB approach at Vernon Ave/TH 100 SB ramp.
Recommendations summary:
· It is recommended that the Vernon Ave/Arcadia Ave intersection be monitored in the future to
understand if there are any future operations or queueing concerns that should be addressed once
development changes occur and as general background traffic volumes increase.
· Signal timing adjustments and coordination along Vernon Avenue may be necessary to accommodate
background traffic demand in addition to new development traffic. Specifically monitor signal timings
at the Vernon Ave/SB TH 100 interchange ramp and Vernon Ave/Interlachen Blvd.
· Consider spacing the two proposed driveways on Arcadia Avenue further apart to avoid turning
conflicts or driver confusion.
· Encourage public parking in the parking ramp for the restaurant to double trips onto the roadway
network.
· Monitor valet parking activity and circulation to mitigate safety issues on Arcadia Ave during peak
periods.
SEH is a registered trademark of Short Elliott Hendrickson Inc.
GRANDVIEW YARD TRAFFIC STUDY EDINA 168382
i
Contents
1 Introduction ................................................................ 1
1.1 Background ............................................................................................ 1
1.2 Relevant Studies and Policies ................................................................ 1
2 Existing Conditions ..................................................... 3
3 Planned Development ................................................ 9
4 Parking Demand Review ............................................ 9
5 Traffic Forecasting ................................................... 11
5.1 Background Forecasting ....................................................................... 11
5.2 Trip Generation – 5146 Eden Ave (Grandview Yard) ........................... 11
5.3 Trip Generation – Surrounding Developments ..................................... 12
5.4 Trip Distribution .................................................................................... 14
6 Traffic Operations Analysis ...................................... 15
6.1 Intersection Analysis ............................................................................. 16
6.2 Travel Demand Management Policy Review ........................................ 22
7 Conclusions and Recommendations ........................ 23
List of Tables
Table 1 – Trip Generation for 5146 Eden Ave (Grandview Yard) ............................. 12
Table 2 – Trip Generation for 5100 Eden Ave (Eden 100 Building) ......................... 13
Table 3 – Trip Generation for 4917 Eden Ave (Old Perkins Restaurant).................. 13
Table 4 – Level of Service Thresholds ..................................................................... 15
Table 5 – 2024 No Build Operations Summary ........................................................ 17
Table 6 – 2042 No Build Operations Summary ........................................................ 18
Table 7 – 2024 Build Operations Summary .............................................................. 20
Table 8 – 2042 Build Operations Summary .............................................................. 21
List of Figures
Figure 1 – Project Location ........................................................................................ 2
Figure 2 – Vernon Avenue Reconstruction (2024) ..................................................... 4
Figure 3 – Eden Avenue & Arcadia Mini Roundabout Concept ................................. 5
Contents (continued)
GRANDVIEW YARD TRAFFIC STUDY EDINA 168382
ii
Figure 4 – Mini Roundabouts Concept on Eden Avenue at Grange Road and Willson
Road ..................................................................................................................... 6
Figure 5 – Existing Conditions .................................................................................... 8
List of Appendices
Appendix A Grandview Yard Concept Plan
Appendix B Intersection Volume Figures
Appendix C Traffic Operational Results
GRANDVIEW YARD TRAFFIC STUDY EDINA 168382
Page 1
Grandview Yard Traffic Study
Prepared for Edina, Minnesota
1 Introduction
1.1 Background
This traffic study was conducted to focus on the traffic impacts due to the proposed development
at 5146 Eden Avenue, located on an approximately 3.125-acre parcel on the northwest corner of
Eden Avenue and Arcadia Avenue in the City of Edina. This site is also known as the former
public works site for the city and currently sits vacant. Over the past several years, the City has
developed a framework for revitalizing the Grandview District, and this development looks to
meet the guiding principles and vision set for the district while also supporting other planned
projects in the district. See Appendix A for a concept of the proposed Grandview Yard
development.
The proposed full build out of the 5146 Eden Ave site includes:
· 90-unit senior housing cooperative project, including 173 underground parking spaces
· 2-story 13,500 square-foot, 347 seat restaurant, including 32 surface parking stalls and
use of public parking ramp
· 31,643 square-foot green space/public plaza, with connection to future pedestrian
bridge (currently under construction)
This study also confirmed the land use sizes for the redevelopments occurring at 5100 Eden
Avenue and 4917 Eden Avenue (old Perkins site) and included the trip generation in the no build
traffic conditions for this study.
· 5100 Eden Ave: 138 housing units
· 4917 Eden Ave: 196 housing units and 3,700 square-foot restaurant
1.2 Relevant Studies and Policies
The project area has been studied several times in recent years. Some studies were conducted
to develop Traffic Impact Studies (TIS) for redevelopment parcels, while other studies included
local roadway and intersection improvements and high-level planning concepts. The following
studies and policies were primarily used by either incorporating the data or as a reference:
· Parking Study Update for Grandview Parking Ramp (2022)
· East Grandview Transportation Study (2021)
· Travel Demand Management Policy (2021)
· Traffic and Parking Study for 4917 Eden Avenue (2021)
· Eden Avenue Traffic Study (2020)
· Grandview District Transportation Study (2016)
· Grandview District Development Framework (2012)
SAVE AS REPORT TITLE... EDINA 168382
Page 2
Figure 1 – Project Location
SAVE AS REPORT TITLE... EDINA 168382
Page 3
2 Existing Conditions
The following is a description of each of the major roadways and intersections within the project
area. The bold/italicized text discusses planned roadway improvements that are currently in the
design or planning phase and are assumed to be considered “No Build” conditions for the
purposes of this study.
Highway 100
TH 100 is a north-south freeway facility that extends over 15-miles through the western side of
the metro area. Through the interchange, TH 100 has 3-travel lanes in each direction, with a
posted speed limit of 60 miles per hour (MPH) and carries approximately 124,000 vehicles per
day.
Northbound TH 100 has a single low speed (20 MPH) exit ramp that connects to Grange Road.
There are two entrance ramps from W. 50th Street to northbound TH 100 with an eastbound loop
ramp and a westbound right turn.
Southbound TH 100 has a single lane exit to access Vernon Avenue to the west and 50th Street
to the east, a connection to a collector-distributer (CD) roadway system also allows access to
Arcadia Avenue. There is a single entrance ramp connection to southbound TH 100 that is part of
the CD roadway with access from Vernon Avenue.
Planned Improvements: Eden Ave/SB TH 100 Ramp Removal
The southbound TH 100 on-ramp from Eden Avenue is planned for removal by 2024, and was
not included as part of the project year of opening roadway conditions for this study.
Vernon Avenue S
Vernon Avenue S is a west-east A-Minor Arterial roadway designated as a County State Aid
Highway 158 (CSAH 158) for Hennepin County. It is a 4-lane divided roadway that serves as a
primary regional corridor, connecting drivers to TH 62, TH 100, residential areas, and commercial
areas such as the Grandview District. The posted speed limit is 30 MPH. Sidewalk facilities exist
primarily on the north side of Vernon Avenue S within the focus area. Vernon Avenue S
transitions into W 50th Street on the east side of TH 100. Access to both directions of TH 100 is
provided from Vernon Avenue. In the study area, the corridor carries between 12,400 to 19,000
vehicles per day based on the most recent daily traffic numbers.
Planned Improvements: Vernon Ave Bridge Reconstruction
Hennepin County is currently in the design phase to reconstruct the Vernon Avenue (CSAH 158)
bridge over the Canadian Pacific Railroad. The project includes intersection improvements and
modifications to the three adjacent intersections of Interlachen Boulevard, Arcadia Avenue, and
the TH 100 Southbound ramp terminal. The project is anticipated to begin construction in 2023
and completed in 2024.
The following improvements are included in the project area:
· Pedestrian Improvements throughout the project area, including:
- Widening sidewalks on railroad bridge.
- ADA pedestrian ramps at all crossings and new sidewalk connections.
SAVE AS REPORT TITLE... EDINA 168382
Page 4
- Improved crossings at both Arcadia Avenue and the TH 100 SB Ramp.
· Interlachen Boulevard Intersection:
- Adding a westbound left turn lane and signal phase.
· TH 100 SB Ramp Terminal Intersection:
- Remove southbound free right turn movement and realign to the traffic signal.
Figure 2 – Vernon Avenue Reconstruction (2024)
W 50th Street
W 50th Street and Vernon Avenue S are a common roadway, with Vernon Avenue S designated
to the west of TH 100 and W 50th Street designated to the east of TH 100. Like Vernon Avenue
S, W 50th Street is also a west-east A-Minor Arterial roadway within the study area. It is a 4-lane
roadway that also serves as a regional corridor in the City. The posted speed limit is 30 MPH.
Near the TH 100 overpass, sidewalk facilities exist only on the north side of the roadway.
Sidewalk facilities are provided on both sides of the roadway east of Grange Road. In the study
area, the corridor carries between 19,000 to 27,000 vehicles per day based on the most recent
daily traffic numbers.
Eden Avenue
Eden Avenue is a west-east Minor Collector roadway designated as a Municipal State Aid (MSA)
Route for the City of Edina. It is a 3-lane undivided roadway that connects between Vernon
Avenue to the west and W 50th Street to the east with a posted speed limit of 30 miles per hour
(MPH). Sidewalk facilities exist on both sides of the roadway except a short segment with
sidewalk only on the south side between Brookside Avenue and Arcadia Ave/Normandale Rd;
this missing segment will be constructed with a planned 2021 project. Access to southbound TH
SAVE AS REPORT TITLE... EDINA 168382
Page 5
100 is provided from Eden Avenue. In the study area, the corridor carries between 3,600 to 5,200
vehicles per day based on the most recent daily traffic numbers.
Planned Improvements:
· TH 100 ramp removal; after Hennepin County Vernon Avenue project (2024).
· Eden Ave & Arcadia Mini-Roundabout (2022)
The Eden Avenue Traffic Study (2020) completed for the City included the recommendations for
improvements along Eden Avenue at both Arcadia Avenue and the TH 100 Southbound ramp
terminal intersections.
The intersection of Eden Avenue and Arcadia Avenue will be converted from an all-way stop
controlled intersection to a mini-roundabout controlled intersection to improve safety and
operations. The construction of the roundabout is anticipated in 2022.
The analysis showed the current Eden Avenue entrance ramp to southbound TH 100 could be
removed without significant impacts to the roadway network. Rerouted traffic to the Vernon
Avenue ramp intersection added delays but did not create a considerable impact. The ramp
removal reduces the volumes along Eden Avenue and reduces access. The ramp removal is
anticipated to be removed in 2024.
Figure 3 – Eden Avenue & Arcadia Mini Roundabout Concept
Arcadia Avenue and Normandale Road
Arcadia Avenue and Normandale Road are two local minor collector roadways included in the
study area; both facilities are 2-lane undivided roadways with speed limits of 30 MPH. Arcadia
Avenue connects between Vernon Avenue and Eden Avenue, while Normandale Road extends
to the south as a western freeway frontage road. Due to the proximity to the Our Lady of Grace
Catholic School (OLG), Normandale Road is also within a 20 MPH school speed zone. Arcadia
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Avenue carries approximately 1,100 vehicles per day and Normandale Road carries
approximately 2,100 vehicles per day based on the most recent daily traffic numbers. Most of the
new traffic from the development will utilize Arcadia Road to access the Grandview Yard site.
Grange Road and Willson Road
Grange Road and Willson Road are two local minor collector roadways included in the study
area; both facilities are 2-lane undivided roadways with speed limits of 30 MPH. Grange Road
connects between W 50th Street and Eden Avenue, while Willson Road extends to the south as
an eastern freeway frontage road. Willson Road is designated as a Municipal State Aid (MSA)
Route for the City of Edina and carries approximately 4,400 vehicles per day. Grange Road
carries between 6,000 and 8,000 vehicles per day based on the most recent daily traffic
numbers.
Planned Improvements: Two mini roundabouts along Eden Avenue
Based on the alternatives analysis completed in the East Grandview Transportation Study
(2021), the intersection of Eden Avenue at Grange Road and Willson Road is programmed for
improvements related to the redevelopment in the area and possible TIF funds. The existing all-
way stop controlled intersection is skewed and has a large footprint that adds to driver confusion.
The planned improvement project includes two mini roundabouts closely spaced together Eden
Avenue at Grange Road and Willson Road. The design realigns Willson Road to connect directly
across from the southern City Hall parking lot access, and Grange Road would be constructed as
a separate T-intersection. Reference the East Grandview Transportation Study for a
comprehensive traffic analysis of this configuration.
Figure 4 – Mini Roundabouts Concept on Eden Avenue at Grange Road and Willson Road
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The following is a comprehensive list of all thirteen (16) intersections included in the full traffic
analysis area; the main study intersections are also noted.
1. Vernon Ave/Gus Young Ln/Retail Access(1) Minor Stop Control
2. Vernon Ave/Interlachen Blvd(1) Traffic Signal(3)
3. Vernon Ave/Arcadia Ave(1) Eastbound RIRO(2)
4. Vernon Ave at TH 100 SB Ramp(1) Traffic Signal(3)
5. Vernon Ave at TH 100 NB Ramp(1) Free Movements
6. W 50th Street at Eden Ave Minor Stop Control
7. Arcadia Ave at TH 100 SB Ramp connection Minor Stop Control
8. Arcadia Ave at Eden 100 Driveway/Proposed Restaurant Driveway(1) Minor Stop Control
9. Arcadia Ave at Proposed Senior Living Driveway(1) Minor Stop Control
10. Grange Road at TH 100 NB Ramp Minor Stop Control
11. Vernon Ave at Eden Ave(1) Traffic Signal
12. Vernon Ave at Brookside Ave Minor Stop Control
13. Eden Ave at School/Church/Proposed Senior Living Driveway(1) Minor Stop Control
14. Eden Ave at Arcadia Ave/Normandale Rd(1) Mini Roundabout(3)
15. Eden Ave at Grange Rd Mini Roundabout(3)
16. Eden Ave at Willson Rd Mini Roundabout(3)
Notes: (1) Main Study Intersections
(2) Right-In/Right-Out Intersection
(3) Planned Improvements included in No Build scenario
Figure 5 summarizes the no build 2024 traffic control at the study area intersections. Additional
intersection figures can be found in Appendix B.
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Figure 5 – Existing Conditions
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Vehicle Volumes
To perform the operational analyses, the City provided vehicle turning movement data from
recently completed studies within the study area, in addition to MnDOT count data and MnDOT
ramp detector volume data. No new traffic data or observations were performed as part of this
study.
The East Grandview Transportation Study’s volume database from the Build scenario that
included the existing and short-term planned transportation improvements were used as the no
build 2024 volumes in this study. The foundation for most of this data included counts collected in
2019 and 2021 within the study area to ensure that most recent development traffic, such as the
Avidor apartment complex, was included as much as possible in the analysis. Earlier turning
movement count data was used, when necessary, for balancing purposes.
With the study area having been thoroughly reviewed in recent years, an existing conditions
analysis was not conducted. The study analyzed the anticipated year of opening 2024 traffic
volumes, which will be discussed in the next section.
3 Planned Development
The focus of this study is the planned development for the Grandview Yard area located at 5146
Eden Avenue, which is the location of the former public works site. The proposed full build out of
the site includes:
· 90-unit senior housing cooperative project, including 173 underground parking spaces
· 2-story 13,500 square-foot, 347 seat restaurant, including 32 surface parking stalls and
use of public parking ramp
· 31,643 square-foot green space/public plaza, with connection to future pedestrian
bridge (currently under construction)
See Appendix A for a concept of the proposed Grandview Yard development.
This study also included the confirmed land use sizes for the developments occurring at 5100
Eden Avenue (Eden 100 Building) and 4917 Eden Avenue (old Perkins site). Previous traffic
studies have been completed in the Grandview area that included some differences in the
number of proposed units and/or square footage. This analysis made the updates and revised
the analysis appropriately – and ultimately, these differences made a nominal impact in the
review.
· 5100 Eden Ave: 138 housing units
· 4917 Eden Ave: 196 housing units and 3,700 square-foot restaurant
Trip generation traffic was added to the forecasted background traffic volumes for both the 2024
and 2042 forecast years.
4 Parking Demand Review
Another component to this traffic study was to complete a parking demand review for the
proposed Grandview Yard development. Parking requirements were reviewed using both City
Code of Ordinances parking requirements and the ITE’s Parking Generation Manual. The
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calculated parking demands were then compared to the planned parking stall layouts for the land
uses to understand if the parking supply meets the expected demand during the peak period(s).
Overall, the planned parking for Grandview Yard, which includes the spaces available in the
nearby public parking ramp, will provide adequate number of spaces to accommodate the
parking demands for the 347-seat restaurant and the 90-unit senior living co-op. There are no
parking demands necessary for the proposed green space.
Division 3, Subdivision II, Section 36-1311 of the City Code states:
(c) Senior citizen dwelling unit buildings in the PSR-4 and PSR-5 subdistricts.
(1) 0.5 exposed spaces and 0.25 enclosed spaces per senior citizen dwelling unit1.
(2) In addition to subsection (c)(1) of this section, the following spaces are required:
a. One completely enclosed and one exposed space for each nonsenior citizen
dwelling unit located in a building in the Planned Senior Residence District;
b. One completely enclosed space per vehicle owned by the building's management
and stored on the property; and
c. One exposed space for each employee who is not a resident of the building.
(d) Restaurants (except within shopping centers). Spaces equal in number to one-third the
maximum seating capacity, plus one space for each employee on the major shift.
Notes:
1 For this review, the City allowed enclosed spaces to replace the number of required exposed parking
spaces for senior citizen housing.
Senior Housing
The proposed senior housing co-op will include a total of 90-units and 3 employees. The site
includes an underground parking garage with 173 spaces. It is expected that these spaces will be
used by residents, staff, and visitors of the complex. There are a small number (<10) of exposed
parking spaces proposed for the site. The City Code requires a total of 71 parking spaces and the
ITE Parking Generation Manual (ITE Code 252, Senior Adult Housing-Multifamily) requires a total
of 55 spaces. Therefore, the parking needs for this development are met per the City Code and
ITE.
Restaurant
The proposed restaurant will be approximately 13,400 SF, include 347 seats, and will staff
approximately 50 employees during a peak shift. The site includes 32 surface parking spaces.
The development expects that all staff members will utilize the public parking garage. Once the
parking lot is full, patrons will either utilize the public parking garage or use the valet service
(which will park near or in the public parking garage). The City Code requires a total of 166
parking spaces (115 spaces for patrons + 50 spaces for employees) and the ITE Parking
Generation Manual (ITE Code 931, Quality Restaurant) requires a total of 180 spaces. Assuming
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that all of the employees will utilize the public parking garage and patrons will utilize the public
parking garage once the surface lot is full, a total of 134 parking spaces will be required during
the peak period from the existing parking ramp.
A Parking Study Update for Grandview Parking Ramp was recently completed in May 2022 for
the public parking ramp and was referenced as part of this review. The study reviewed and
summarized the existing parking ramp usage during the weekday and weekend late afternoon
and evening time periods. The parking ramp has a total of 273 parking spaces, with 210 regular
spaces and 63 3-hour restricted parking spaces. During the analysis periods, an average
occupancy of 21.25% (215 unused spaces) was observed for the entire parking ramp during the
weekday evening periods and an average occupancy of 21.0% (216 unused spaces) was
observed for the entire parking ramp during the weekend late afternoon periods. Overall, these
results conclude that a significant number of parking spaces are available during the late
afternoon and evening time periods throughout the week.
Based on the Grandview Parking Ramp study, there is an average of approximately 215 unused
spaces in the parking garage during the weekday and weekend afternoon or early evening peak
periods. Since these unused spaces exceed the required 134 parking garage spaces for the
restaurant, the parking demands are met per the City Code and ITE.
5 Traffic Forecasting
5.1 Background Forecasting
Future traffic forecasts were developed based on the City of Edina’s Comprehensive Plan and
previous studies in the project area.
Most roadways within the project area have a growth rate of between 0.2% and 0.5%. Based on
the low growth rate and previous projects, including the East Grandview Transportation Study
and the Eden Avenue Traffic Study, a growth rate of 0.3% per year was applied to all
intersections in the study area. This growth rate was used to forecast the background traffic to
the 2024 and 2042 future years. Intersection volume figures can be found in Appendix B.
5.2 Trip Generation – 5146 Eden Ave (Grandview Yard)
A trip generation analysis was performed for the Grandview Yard development site based on the
average rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual,
11th Edition. The existing lot is currently vacant, and the proposed development includes a senior
housing co-op, a dine-in restaurant, and a green space/public plaza. The land uses that were
used for estimating the new trips include Senior Adult Housing – Multifamily (ITE Code 252) and
Fine Dining Restaurant (ITE Code 931). All the trips are assumed to be new trips to the area. The
Grandview Yard development also includes an approximately 0.73-acre green space. Due to the
small area, there are no additional trips expected to be generated for the green space. It is
assumed that trips to the park will be either be multi-use trips to other businesses in the area or
will be accessed by a non-motor vehicle mode of transportation (i.e. walking, bicycling, or rolling).
Due to the nature of these land uses and as a conservative approach, there were no pass-by
trips or multi-use trip reductions applied to the trip generation estimates.
The previously completed East Grandview District traffic study assumed that the land use at 5146
Eden Avenue was to include 165 residential apartment units. Using the previous 10th Edition for
ITE Trip Generation Manual and the previous land use size assumption, the trip generation rates
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estimated a total of 898 daily new trips, 59 AM peak hour new trips, and 73 PM peak hour new
trips. Therefore, with this updated study, a total of 526 daily trips were added, 31 AM peak hour
trips were removed, and 55 PM peak hour trips were added to the network compared to the
previous East Grandview District study.
Table 1 summarizes the previous and updated trip generations for each land use, including the
estimated new daily and peak hour trips added to the roadway network.
Table 1 – Trip Generation for 5146 Eden Ave (Grandview Yard)
Site Address Land Use (ITE Code) Size Daily AM
Peak
PM
Peak
Previous Land Use Size Assumption1
5146 Eden Ave (old
Public Works Site)
Multifamily Housing (Mid-
Rise) (221) 165 Units 898 59 73
Current Proposed Land Use Size2
5146 Eden Ave (old
Public Works Site)3
Senior Adult Housing –
Multifamily (252) 90 Units 292 18 23
Fine Dining Restaurant
(931)
13,500 SF
GFA 1,132 10 105
Total Trips 1,424 28 128
Total Trip Difference +526 -31 +55
Notes:
12021 East Grandview District Traffic Study (ITE Trip Generation Manual 10th Edition)
2ITE Trip Generation Manual 11th Edition
3 Proposed green space has no trip generation; therefore users are assumed multi-use trips
5.3 Trip Generation – Surrounding Developments
Additionally, this study also confirmed the land use sizes for the redevelopment plans at 5100
Eden Avenue (Eden 100 Building) and 4917 Eden Avenue (old Perkins Restaurant site). This
study updated the trip generation for each site from previous studies to be included in the No
Build traffic volumes.
The Grandview East Transportation Study’s trip generation traffic for 5100 site used the same
land use size that was confirmed by the City for this study (138 residential apartments); however,
the earlier version of the ITE Trip Generation Manual was used.
Table 2 summarizes the differences in the trip generation between the two ITE Trip Generation
Manual editions. In general, the estimated trips were higher with the 10th edition compared to the
11th edition with a slight decrease in trips during the PM peak hour. Ultimately, the differences in
trips during the AM and PM peak hour have nominal impact to the operations. Note that existing
traffic generated by the Eden 100 offices were not extracted from the No Build traffic volumes;
therefore, the traffic volumes provide a conservative analysis.
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Table 2 – Trip Generation for 5100 Eden Ave (Eden 100 Building)
Site Address Land Use (ITE Code) Size Daily AM
Peak
PM
Peak
Previous Trip Generation1
5100 Eden Ave
(Eden 100 Building)
Multifamily Housing (Mid-
Rise) (221) 138 Units 751 50 62
Current Proposed Trip Generation2
5100 Eden Ave
(Eden 100 Building)
Multifamily Housing (Mid-
Rise) (221) 138 Units 627 51 54
Total Trip Difference -124 +1 -8
Notes:
12021 East Grandview District Traffic Study (ITE Trip Generation Manual 10th Edition)
2ITE Trip Generation Manual 11th Edition
The 2021 Traffic and Parking Study for 5917 Eden Avenue’s trip generation used comparable
land use sizes, with a small difference in the number of dwelling units (reduced from 208 to 196).
The square footage for the fast-food restaurant remained the same at 3,700 SF. The ITE Trip
Generation Manual 10th Edition was also used in the previous study. Table 3 summarizes the
differences in new trips using the previously assumed land use sizes and the updated land use
sizes. Overall, a total of 144 net daily trips were added to the network and 65 net AM peak hour
trips were added to the system. There was nominal change in the trip generation for the PM peak
hour. Note that 2021 Traffic and Parking Study did not account for potential internal trip reduction
between the land uses, which contributes to a more conservative traffic analysis. Ultimately,
these trip differences were factored into the No Build volumes for this study.
Table 3 – Trip Generation for 4917 Eden Ave (Old Perkins Restaurant)
Site Address Land Use (ITE Code) Size Daily AM
Peak
PM
Peak
Previous Land Use Size Assumption1
4917 Eden Ave
(old Perkins site)
Apartments 208 Units 1,132 75 92
Fast Food Restaurant
without Drive-thru 3,700 SF GFA 1,281 93 105
Total Trips 2,413 168 197
Updated Land Use Size2
4917 Eden Ave
(old Perkins site)
Multifamily Housing (Mid-
Rise) (221) 196 Units 890 73 76
Fast Food Restaurant
without Drive-thru (933) 3,700 SF GFA 1,667 160 123
Total Trips 2,557 233 199
Total Trip Difference +144 +65 -2
Notes:
12021 Traffic and Parking Study for 4917 Eden Avenue (ITE Trip Generation Manual 10th
Edition)
2ITE Trip Generation Manual 11th Edition
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5.4 Trip Distribution
The new trips were distributed to the intersections within the study area based on existing traffic
data, proposed access locations, and logical transportation routes. The general trip distributions
are the same or comparable to previously completed studies in the area, and are summarized
below:
· 15% to/from the west
· 20% to/from the east
· 30% to/from the south (via northbound TH 100)
· 30% to/from the north (via southbound TH 100)
· 5% to/from the south (via Normandale/W Frontage Road)
5.4.1 Restaurant Parking and Valet Distribution
The proposed restaurant’s on-site parking lot will have 32 parking spaces, which are assumed to
be used entirely by customers during the peak period. Employees are expected to utilize the
Grandview Public Parking garage. Once the on-site spaces are full, customers will either use the
valet service at the restaurant’s entrance/main parking lot or utilize the Grandview Public Parking
lot. Valet parking is expected to use street parking on Brookside Avenue and/or the public
parking garage.
During the PM peak hour, 70 entering trips and 35 exiting trips are expected for the restaurant.
New trips that are included in the valet service trips and the trips that enter the main lot before
driving to the public parking garage were added to the network twice to account for this activity.
Based on the expected parking activity distribution, the following activity is expected:
· Restaurant Parking Lot
- 32 trips (45%) assumed to enter the main lot until full
- 17 trips (25%) assumed to enter the main lot to utilize the valet service or prior to
driving to the public parking garage.
· Grandview Public Parking Garage
- 21 trips (30%) assumed to enter the
public parking garage off Vernon Ave
at either the Interlachen Blvd signal or
at the at Gus Young Ln/Retail access.
- Approximately 16 trips are expected
to enter at Interlachen Blvd and 5 are
expected to enter at the Gus
Young/Retail access.
- Trips assumed to enter the main lot
prior to driving to the public parking
garage are assumed to be small (~5
trips) and are expected to access the
public parking garage via Arcadia Ave
and Gus Young Lane.
Grandview Public Parking entrance sign on
Gus Young Boulevard.
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· Valet Parking/Brookside Avenue
- 17 trips (25%) of new entering trips will utilize valet service or access the main lot
before driving to the public parking garage.
- Most of these trips are expected to utilize valet, which will likely access space on
Brookside Avenue via Arcadia and Eden.
The Build Traffic Volumes for the 2024 and 2042 analysis years are included in Appendix B.
6 Traffic Operations Analysis
Traffic operations analyses were conducted to determine the level of service (LOS), delay, and
queueing information for the AM and PM peak hour conditions for the no build and full build
scenarios.
LOS is a qualitative rating system used to describe the efficiency of traffic operations at an
intersection. Six LOS are defined, designated by letters A through F. LOS A represents the best
operating conditions (no congestion), and LOS F represents the worst operating conditions
(severe congestion). For the study intersection it was assumed that a LOS D or better, for all
approaches and the overall intersection, represents acceptable operating conditions.
LOS for intersections is determined by the average control delay per vehicle. The range of control
delay for each LOS is different for signalized and unsignalized intersections. The expectation is
that a signalized intersection is designed to carry higher traffic volumes and will experience
greater delays than an unsignalized intersection; driver tolerance for delay is greater at a signal
than at a stop sign. Therefore, the LOS thresholds for each LOS category are lower for
unsignalized intersections than for signalized intersections
Table 4 – Level of Service Thresholds
Level of
Service
Average Control Delay (sec/veh)
Signalized Intersection Unsignalized Intersection
(Stop Control/Roundabout)
A 0 to 10 0 to 10
B > 10 and ≤ 20 > 10 and ≤ 15
C > 20 and ≤ 35 > 15 and ≤ 25
D > 35 and ≤ 55 > 25 and ≤ 35
E > 55 and ≤ 80 > 35 and ≤ 50
F > 80 > 50
Operational analysis was conducted using Synchro/SimTraffic software (version 11) for all study
intersections. The average of ten simulation runs were performed to determine the necessary
measure of effectiveness (MOE’s). The East Grandview Transportation Study performed the
roundabout analyses using the Highway Capacity Software (HCS7), which implements the
Highway Capacity Manual (HCM) calculations. The study found that operational results of the
roundabouts were similar to SimTraffic results. Therefore, this study only utilized
Synchro/SimTraffic software to analyze each intersection control option and does not include
reports from HCS.
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Currently, there is not a standard traffic operations analysis tool to evaluate a mini roundabout;
there are only guidelines for the expected operational capacity of the intersection. It should be
noted that a mini roundabout would have slightly less capacity than any single-lane roundabout
examined in this section. FHWA guidance suggests a total entering demand for a mini
roundabout to be less than 1,600 vehicles per hour on all approaches, this threshold will be
reviewed at each of the roundabout-controlled intersection.
6.1 Intersection Analysis
The operations analysis summary will focus on the directly impacted study intersections, and the
full analysis summary is included in Appendix C for all study intersections.
6.1.1 No Build Conditions
The traffic operations analysis for the no build conditions includes the background traffic volumes
and the existing or planned roadway/intersection conditions.
2024 No Build
In the 2024 No Build scenario, the intersections will operate at LOS C or better with no major
congestion. The traffic operations summary for the primary study intersections for the Grandview
Yard development are summarized below in Table 5.
Most approaches are operating at a LOS C or better with some movements operating at LOS D,
which is considered acceptable. See Appendix C for detailed individual intersection turning
movement LOS.
The peak hour volumes entering the three mini-roundabouts planned along Eden Avenue
(Arcadia, Grange, and Willson) perform acceptably with intersection LOS A in both peak hours
and all fall below FHWA’s 1,600 vph threshold, with the three mini-roundabouts ranging from
approximately 875 vph to 1,165 vph.
2042 No Build Conditions
In the 2042 No Build scenario, the intersections will continue to operate at LOS C or better with
no major congestion. The traffic operations summary for the primary study intersections for the
Grandview Yard development are summarized below in Table 6.
Most approaches are operating at LOS C or better with some movements operating at LOS D,
which is considered acceptable. An LOS E is seen for the northbound approach at Vernon Ave at
Arcadia Ave during the AM peak hour. See Appendix C for detailed individual intersection
turning movement LOS.
The peak hour volumes entering the three mini-roundabouts planned along Eden Avenue
(Arcadia, Grange, and Willson) perform acceptably with intersection LOS A in both peak hours
and all fall below FHWA’s 1,600 vph threshold, with the three mini-roundabouts ranging from
approximately 920 vph to 1,220 vph.
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Table 5 – 2024 No Build Operations Summary
Intersection Approach
AM Peak Hour PM Peak Hour
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Vernon Ave at Eden
Ave
(Signal)
EB 18.6 / B
20.6 / C
17.0 / B
17.2 / B
WB 14.3 / B 16.7 / B
NB 24.2 / C 18.5 / B
SB 19.6 / B 14.9 / B
Vernon Ave at Gus
Young Lane/Retail
EB 16.1 / C
4.2 / A
21.7 / C
5.6 / A WB 15.7 / C 26.2 / D
NB 3.5 / A 3.6 / A
SB 2.2 / A 2.9 / A
Vernon Ave at
Interlachen Blvd
(Signal)
EB 23.0 / C
22.9 / C
26.1 / C
30.1 / C WB 13.9 / B 21.0 / C
NB 43.7 / D 50.8 / D
SB 30.6 / C 44.9 / D
Vernon Ave at Arcadia
Ave
EB 6.9 / A
5.5 / A
5.3 / A
4.7 / A WB 1.2 / A 1.2 / A
NB 19.9 / C 20.7 / C
SB
Vernon Ave/50th &
SB TH 100
(Signal)
EB 18.8 / B
22.7 / C
16.0 / B
25.7 / C WB 23.1 / C 27.7 / C
NB
SB 28.6 / C 36.4 / D
50th St & NB TH 100
EB 2.6 / A
2.7 / A
2.5 / A
2.2 / A WB 2.8 / A 1.8 / A
NB
SB
Eden Ave at Senior
Living West
Driveway/School
Access
EB 1.3 / A
5.2 / A
1.1 / A
1.3 / A WB 4.7 / A 0.7 / A
NB 13.0 / B 10.3 / B
SB 34.1 / D 8.7 / A
Eden Ave at Arcadia
Ave/Normandale Rd
(Roundabout)
EB 2.7 / A
3.8 / A
3.5 / A
3.4 / A WB 4.0 / A 2.8 / A
NB 4.4 / A 4.4 / A
SB 5.0 / A 3.4 / A
Arcadia Ave &
Restaurant Lot
Driveway
EB 0.0 / A
0.8 / A
0.0 / A
0.3 / A WB 6.8 / A 4.4 / A
NB 0.1 / A 0.1 / A
SB 0.3 / A 0.1 / A
Arcadia Ave & Senior
Living East Driveway
EB 0.0 / A
0.5 / A
0.0 / A
0.4 / A WB 0.0 / A 0.0 / A
NB 0.5 / A 0.6 / A
SB 0.4 / A 0.3 / A
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Table 6 – 2042 No Build Operations Summary
Intersection Approach
AM Peak Hour PM Peak Hour
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Vernon Ave at Eden
Ave
(Signal)
EB 16.1 / B
21.3 / C
19.2 / B
17.7 / B
WB 13.9 / B 18.4 / B
NB 25.0 / C 18.9 / B
SB 20.7 / C 14.8 / B
Vernon Ave at Gus
Young Lane/Retail
EB 13.7 / B
4.5 / A
25.0 / D
6.7 / A WB 18.1 / C 33.9 / D
NB 3.7 / A 4.1 / A
SB 2.4 / A 3.0 / A
Vernon Ave at
Interlachen Blvd
(Signal)
EB 25.9 / C
24.6 / C
30.4 / C
33.7 / C WB 15.7 / B 23.0 / C
NB 41.4 / D 52.9 / D
SB 31.7 / C 49.9 / D
Vernon Ave at Arcadia
Ave
EB 9.1 / A
7.9 / A
6.5 / A
6.2 / A WB 1.2 / A 1.2 / A
NB 36.9 / E 33.2 / D
SB
Vernon Ave/50th &
SB TH 100
(Signal)
EB 20.0 / C
24.0 / C
17.0 / B
27.8 / C WB 25.0 / C 29.8 / C
NB
SB 29.1 / C 39.7 / D
50th St & NB TH 100
EB 2.6 / A
3.4 / A
2.6 / A
2.4 / A WB 3.9 / A 2.1 / A
NB
SB
Eden Ave at Senior
Living West
Driveway/School
Access
EB 1.4 / A
6.2 / A
1.6 / A
1.7 / A WB 5.3 / A 1.0 / A
NB 16.4 / C 11.3 / B
SB 17.1 / C 7.8 / A
Eden Ave at Arcadia
Ave/Normandale Rd
(Roundabout)
EB 2.9 / A
4.0 / A
3.7 / A
3.6 / A WB 3.9 / A 3.0 / A
NB 4.7 / A 4.6 / A
SB 6.0 / A 3.5 / A
Arcadia Ave &
Restaurant Lot
Driveway
EB
0.7 / A
0.4 / A WB 7.0 / A 4.3 / A
NB 0.1 / A 0.2 / A
SB 0.3 / A 0.1 / A
Arcadia Ave & Senior
Living East Driveway
EB
0.5 / A
0.5 / A WB
NB 0.5 / A 0.7 / A
SB 0.4 / A 0.3 / A
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6.1.2 Build Conditions
The traffic operations analysis for the build conditions includes the background traffic volumes
and the new trips expected for the Grandview Yard development site. The existing or planned
roadway conditions were continued to be used in the build analyses.
2024 Build Conditions
In the 2024 Build scenario, the intersection operations are comparable to the 2024 No Build
conditions with intersections operating at LOS C or better with no major congestion concerns.
The traffic operations summary for the primary study intersections for the Grandview Yard
development are summarized below in Table 7.
Most movements are operating at LOS C or better with some movements operating at LOS D,
which is considered acceptable. The northbound movement at Vernon Ave/Arcadia Ave
intersection during the AM peak hour experiences slightly more delay compared to the No Build
scenario, with approximately 8 seconds of delay per vehicle added due to the new trips for the
redevelopment. See Appendix C for detailed individual intersection turning movement LOS.
The peak hour volumes entering the three mini-roundabouts planned along Eden Avenue
(Arcadia, Grange, and Willson) perform acceptably with intersection LOS A in both peak hours
and all fall below FHWA’s 1,600 vph threshold, with the three mini-roundabouts ranging from
approximately 895 vph to 1,200 vph.
2042 Build Conditions
In the 2042 Build scenario, the intersection operations are relatively comparable to the 2042 No
Build conditions with intersections operating at LOS C or better with the exception of the Vernon
Ave/Interlachen Blvd intersection operating at LOS D during the PM peak hour. It is expected that
routine signal timing adjustments can be made to alleviate these delay concerns in the future to
achieve acceptable operations. The traffic operations summary for the primary study
intersections for the Grandview Yard development are summarized below in Table 8.
Most movements are operating at LOS D or better. However, compared to the 2042 No Build
operations, some movements are expected to experience slightly increased delay including the
LOS E expected for the northbound and southbound approaches at Vernon Ave/Interlachen Blvd,
LOS E in the AM peak hour for the northbound right-out movement at Vernon Ave/Arcadia Ave,
and the westbound approach at the Vernon Ave/TH 100 SB ramp. See Appendix C for detailed
individual intersection turning movement LOS.
The peak hour volumes entering the three mini-roundabouts planned along Eden Avenue
(Arcadia, Grange, and Willson) perform acceptably with intersection LOS A in both peak hours
and all fall below FHWA’s 1,600 vph threshold, with the three mini-roundabouts ranging from
approximately 940 vph to 1,255 vph.
SAVE AS REPORT TITLE... EDINA 168382
Page 20
Table 7 – 2024 Build Operations Summary
Intersection Approach
AM Peak Hour PM Peak Hour
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Vernon Ave at Eden
Ave
(Signal)
EB 20.9 / C
21.4 / C
17.6 / B
17.2 / B
WB 14.1 / B 17.0 / B
NB 25.0 / C 18.3 / B
SB 21.0 / C 15.0 / B
Vernon Ave at Gus
Young Lane/Retail
EB 15.4 / C
4.5 / A
21.4 / C
5.6 / A WB 17.2 / C 26.8 / D
NB 3.7 / A 3.6 / A
SB 2.4 / A 2.8 / A
Vernon Ave at
Interlachen Blvd
(Signal)
EB 23.3 / C
23.0 / C
26.8 / C
31.5 / C WB 14.1 / B 21.5 / C
NB 40.3 / D 50.5 / D
SB 31.0 / C 48.9 / D
Vernon Ave at Arcadia
Ave
EB 9.1 / A
7.3 / A
6.3 / A
5.6 / A WB 1.1 / A 1.2 / A
NB 28.6 / D 23.9 / C
SB
Vernon Ave/50th &
SB TH 100
(Signal)
EB 20.3 / C
23.9 / C
16.9 / B
27.1 / C WB 24.8 / C 31.9 / C
NB
SB 28.8 / C 36.3 / D
50th St & NB TH 100
EB 2.6 / A
2.8 / A
2.5 / A
2.4 / A WB 3.0 / A 2.3 / A
NB
SB
Eden Ave at Senior
Living West
Driveway/School
Access
EB 1.4 / A
5.0 / A
1.3 / A
1.4 / A WB 4.5 / A 0.8 / A
NB 12.1 / B 9.4 / A
SB 19.2 / C 11.8 / B
Eden Ave at Arcadia
Ave/Normandale Rd
(Roundabout)
EB 2.8 / A
3.6 / A
3.5 / A
3.5 / A WB 3.6 / A 3.0 / A
NB 4.5 / A 4.4 / A
SB 4.8 / A 3.5 / A
Arcadia Ave &
Restaurant Lot
Driveway
EB 8.5 / A
0.8 / A
5.3 / A
0.9 / A WB 6.6 / A 5.4 / A
NB 0.1 / A 0.5 / A
SB 0.3 / A 0.2 / A
Arcadia Ave & Senior
Living East Driveway
EB 7.3 / A
0.5 / A
11.7 / B
0.8 / A WB 0.0 / A 0.0 / A
NB 0.5 / A 0.9 / A
SB 0.3 / A 0.4 / A
SAVE AS REPORT TITLE... EDINA 168382
Page 21
Table 8 – 2042 Build Operations Summary
Intersection Approach
AM Peak Hour PM Peak Hour
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Approach
(Delay / LOS)
Intersection
(Delay / LOS)
Vernon Ave at Eden
Ave
(Signal)
EB 26.0 / C
21.2 / C
15.9 / B
18.6 / B
WB 14.6 / B 20.0 / C
NB 24.5 / C 20.0 / C
SB 20.4 / C 15.0 / B
Vernon Ave at Gus
Young Lane/Retail
EB 14.0 / B
4.9 / A
24.2 / C
6.9 / A WB 20.4 / C 30.9 / D
NB 4.1 / A 4.6 / A
SB 2.4 / A 3.5 / A
Vernon Ave at
Interlachen Blvd
(Signal)
EB 26.7 / C
25.4 / C
33.1 / C
37.3 / D WB 15.9 / B 23.3 / C
NB 40.1 / D 55.4 / E
SB 33.1 / C 60.3 / E
Vernon Ave at Arcadia
Ave
EB 10.0 / B
8.2 / A
8.1 / A
8.0 / A WB 1.2 / A 1.2 / A
NB 32.2 / D 41.1 / E
SB
Vernon Ave/50th &
SB TH 100
(Signal)
EB 21.0 / C
25.6 / C
18.9 / B
30.5 / C WB 28.8 / C 38.2 / D
NB
SB 28.7 / C 39.5 / D
50th St & NB TH 100
EB 2.7 / A
3.8 / A
2.8 / A
3.0 / A WB 4.5 / A 3.2 / A
NB
SB
Eden Ave at Senior
Living West
Driveway/School
Access
EB 1.5 / A
6.5 / A
1.5 / A
1.7 / A WB 4.9 / A 0.9 / A
NB 18.8 / C 12.0 / B
SB 20.4 / C 11.5 / B
Eden Ave at Arcadia
Ave/Normandale Rd
(Roundabout)
EB 2.9 / A
4.1 / A
3.7 / A
3.7 / A WB 4.4 / A 3.2 / A
NB 4.7 / A 4.7 / A
SB 5.2 / A 3.6 / A
Arcadia Ave &
Restaurant Lot
Driveway
EB 10.6 / B
0.8 / A
5.6 / A
0.9 / A WB 7.0 / A 5.4 / A
NB 0.1 / A 0.4 / A
SB 0.3 / A 0.3 / A
Arcadia Ave & Senior
Living East Driveway
EB 9.6 / A
0.6 / A
8.4 / A
0.7 / A WB 0.0 / A 0.0 / A
NB 0.5 / A 0.9 / A
SB 0.4 / A 0.4 / A
SAVE AS REPORT TITLE... EDINA 168382
Page 22
6.2 Travel Demand Management Policy Review
The City of Edina approved a Travel Demand Management (TDM) Policy in April 2021 to help
identify and manage negative traffic impact as a result of new development. The TDM policy
outlines two tiers for TDM Plans that can be reviewed by the developer depending on the
proposed land use and size. This traffic study does not specifically include a TDM Plan for the
development. However, based on the operations analyses, the proposed site plan, and sketch
plan proposal submitted to the Planning Commission in January 2022, the Grandview Yard
development is expected to align with the City’s TDM goals in several ways, including:
· The Grandview Yard development will connect directly with the pedestrian bridge
currently under construction (anticipated 2022 completion) and achieve goals to
accommodate multimodal and active transportation in the Grandview District. The
pedestrian bridge will also span across the existing railroad tracks, which poses as an
existing barrier in the District.
· The proposed public green space/plaza proposes to include pedestrian routes, terrace
seating, a sloped lawn, and public restrooms. The green space also allocates space for
event space to host small community gatherings. This amenity will be an attractive land
use to further support an active and vibrant community for the area.
· The restaurant land use will rely on the existing public parking garage to accommodate
the parking demand and eliminate some single-occupancy trips on Arcadia Avenue.
According to the parking study and trip generation review, there is adequate parking
capacity in the public garage to accommodate the parking demand.
· The development is within close proximity to existing transit services on Vernon
Avenue.
· The Grandview Transportation Plan proposes sidewalks along the south and east lot
lines.
· The planned roundabout at Eden Avenue/Arcadia Avenue and improvements on Eden
Avenue in the project area are expected to improve pedestrian and bicycle safety and
attract additional non-motorized users to the area.
· The intersection operations analysis for the 2024 and 2042 Build scenarios do not
show significant operational concerns due to the proposed development.
Additional strategies that the development may consider to limit the number of single-occupancy
vehicle trips and optimize the transportation network in the Grandview District include:
· Designated rideshare drop-off areas and/or carpool parking spaces
· Bicycle parking areas and accessible ramps
· Discounted transit passes/transit benefits
· Electric vehicle charging stations
· Educate residents, employees, and customers on the benefits of carpooling and/or
active transportation options, including maps of the surrounding bicycle networks and
transit routes
· Discourage trips into the restaurant parking area when the main lot is at capacity by
additional signing and wayfinding to the public parking garage.
SAVE AS REPORT TITLE... EDINA 168382
Page 23
7 Conclusions and Recommendations
This study was intended to analyze the traffic operations of the proposed Grandview Yard
development located at 5146 Eden Avenue (former Public Works site), which currently is vacant.
The 3.125-acre parcel is located on the northwest corner of Eden Avenue and Arcadia Avenue
and is proposed to include a 90-unit senior cooperative housing, a 2-story 13,500 square-foot
restaurant, and an approximately 32,000 square-foot green space/public plaza. The purpose of
the study was to identify any operational concerns due to the new traffic expected to be
generated by the proposed development.
Traffic Study Summary:
· The parking needs for the Senior Housing development are met as the proposed site
includes a 173-space underground parking garage and the City code requires a total of
55 spaces.
· The parking needs for the Restaurant development are met with consideration of the
existing public parking ramp adjacent to the development. The City Code requires a
total of 166 spaces and the restaurant will have access to 32 on-site parking spaces
and the available Grandview public parking garage stalls, which provides an average of
215 unused spaces during peak periods (per the Grandview Parking Ramp study).
· The proposed Grandview Yard development is expected to generate 1,424 weekday
daily new trips, 28 AM peak hour new trips, and 128 PM peak hour new trips.
· No Build operations were not significantly impacted by the new trips due to the
relatively small number of new trips distributed to each intersection during the peak
hours within the Grandview network.
· The planned mini-roundabouts along Eden Avenue at Arcadia, Grange, and Willson
are all expected to perform well with the 2024 and 2042 Build volumes.
· Traffic operations for the 2024 No Build scenario are acceptable, with intersections
performing at LOS C and no major congestion concerns at the primary study
intersections. All approaches operate acceptably at LOS D or better.
· Traffic operations for the 2042 No Build scenario are acceptable, with intersections
performing at LOS C or better with no major congestion concerns at the primary study
intersections. LOS E is expected for the NB approach at Vernon Ave/Arcadia Ave
during the AM peak hour.
· Traffic operations for the 2024 Build scenario are comparable to the 2024 No Build
conditions. All intersections and movements operate at LSO D or better. Additional
development traffic has nominal impact to operations.
· Traffic operations for the 2042 Build scenario are comparable to the 2042 No Build
conditions. The additional development traffic does add delays for a few approaches
that reach LOS E during the peak hours, but overall, all intersections operate at a LOS
D or better.
Recommendations summary:
· It is recommended that the Vernon Ave/Arcadia Ave intersection be monitored in the
future to understand if there are any future operations or queueing concerns that
should be addressed once development changes occur.
· Signal timing adjustments and coordination along Vernon Avenue may be necessary to
accommodate background traffic demand in addition to new development traffic.
SAVE AS REPORT TITLE... EDINA 168382
Page 24
Specifically monitor signal timings at the Vernon Ave/SB TH 100 interchange ramp and
Vernon Ave/Interlachen Blvd.
· Consider spacing the two proposed driveways on Arcadia Avenue further apart to
avoid turning conflicts or driver confusion.
· Encourage public parking garage parking for the restaurant/discourage double trips
onto the roadway network
· Monitor valet parking activity and circulation to mitigate safety issues on Arcadia Ave
during peak periods.
Appendix A
Grandview Yard Concept Plan
Appendix B
Intersection Volume Figures
!(
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!(!(Vernon Ave SGus Young Ln
Arcadia AveInterlachen Blvd
Eden Ave Grange RdW 50th St
Normandale RdBrookside Ave?úA@
?úA@
11
2
3 4
15
10
6
7
1
12
13 14
16
5
98
Planned/Existing Lane Geometrics Figure1Grandview Yard Traffic StudyEdina, MN
Project: EDINA 168382
User Name: bandertProjection: Hennepin County Coords.Source: ESRI Online
Print Date: 7/28/2022
èéEden Ave
Vernon Ave11
³>=³>P>PP>³Arcadia Ave!"$Eden Ave6
>
W 50th St
³P³>³
=
Eden Ave Brookside Ave12
!"$=>P³>Eden Ave
Our Lady Of Grace School Access13
!"$OP=>OPèéVernon Ave
Gus Young Ln2
Interlachen Blvd>PP>>P>³P>³Vernon Ave
3
!"$=
³³³PèéVernon Ave
TH 100 West Ramps4
>=O³³=³OGus Young Ln
Vernon Ave1
³>=³P>³O=O=!"$
!"$S TH 100 Ramp
Arcadia Ave7
³³>=W 50th St
TH 100 East Ramps5
³³=³³=!"$Driveway
Arcadia Ave8
OP>=!"$Arcadia Ave9
³³!"$
Eden Ave
Normandale Rd14
Arcadia Ave!",$Eden Ave
Willson RdGrange Rd!",$
3 / (10)143 / (91)42 / (52)98 / (95)95 / (158)44 / (73)174 / (142)125 / (142)102 / (101)239 / (168)111 / (125)35 / (33)³>=³>=³>=³>=15
!"$City Hall16
Eden AveGrange RdEden Ave
OP
Willson RdP=>OOPOPOPOPOPOP
OP!"$Grange Rd10
>==TH 100 Ramps ³=³>=
Roundabout Control
Intersection GeometricsOP
!"$
Signalized Intersectionèé
Minor Street Stop Control
!",$All Way Stop Control
Intersection IDX
=>
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!(!(Vernon Ave SGus Young Ln
Arcadia AveInterlachen Blvd
Eden Ave Grange RdW 50th St
Normandale RdBrookside Ave?úA@
?úA@
11
2
3 4
15
10
6
7
1
12
13 14
16
5
98
2024 No Build Conditions Figure2Grandview Yard Traffic StudyEdina, MN
Project: EDIN A 168382
User Name: ljohnsonProjection: Hennepin County Coords.Source: ESRI Online
Print Date: 8/2/2022
èéEden Ave
Vernon Ave11
190 / (164)2 / (4)198 / (220)2 / (2)619 / (915)260 / (276)6 / (2)5 / (10)4 / (5)11 / (7)383 / (493)117 / (107)Arcadia Ave!"$Eden Ave6
>
1372 / (867)181 / (119)
692 / (1336)4 / (8)
W 50th St
0 / (0)192 / (237)=
Eden Ave Brookside Ave12
!"$=>³>3 / (4)372 / (355)
4 / (2)360 / (372)3 / (13)0 / (15)Eden Ave
Our Lady Of Grace School Access13
!"$=>
1 / (0)322 / (347)152 / (17)53 / (10)151 / (18)2 / (1)249 / (371)109 / (15)0 / (2)1 / (4)=>Eden Ave
Normandale Rd14
Arcadia Ave!",$
94 / (80)295 / (173)44 / (49)64 / (81)70 / (87)15 / (9)49 / (59)306 / (291)46 / (50)116 / (110)46 / (110)17 / (26)Eden Ave
Willson RdGrange Rd!",$
3 / (10)143 / (91)42 / (52)98 / (95)95 / (158)44 / (73)174 / (142)125 / (142)102 / (101)239 / (168)111 / (125)35 / (33)!"$Grange Rd10
171 / (246)304 / (225)5 / (5)80 / (88)154 / (115)138 / (193)2 / (2)>=4 / (40)=TH 100 Ramps
èéVernon Ave
Gus Young Ln2
Interlachen Blvd308 / (376)379 / (420)81 / (73)19 / (29)67 / (116)13 / (24)178 / (292)560 / (769)64 / (37)162 / (99)84 / (80)373 / (426)Vernon Ave
3
!"$=
769 / (869)166 / (167)914 / (1180)32 / (39)³=Gus Young Ln
Vernon Ave1
!"$
61 / (65)4 / (12)52 / (73)13 / (9)720 / (1008)76 / (59)12 / (12)4 / (12)12 / (12)29 / (27)467 / (456)57 / (55)³>=³>=³>=³>=³>=³>=³>=³>=³
èéVernon Ave
TH 100 West Ramps4
546 / (514)419 / (329)
697 / (896)383 / (450)223 / (355)66 / (63)366 / (655)³>=³>³=W 50th St
TH 100 East Ramps5
585 / (335)965 / (843)
691 / (1247)372 / (304)
³=³=³=³>=³>=³>=³>=³>=³=³>=³>=³>=³>=³>=³>=³>³=Arcadia AveIntersection ID
Turning MovementsOP
X
XX / (XX)AM Peak Hour Vo lumePM Peak Hour Vo lume
!"$
Signalized Intersectionèé
Minor Street Stop Control
!",$All Way Stop Control
Roundabou t Control15
!"$City Hall16
5 / (5)139 / (70)41 / (52)
10 / (10)143 / (159)215 / (226)
Eden Ave 5 / (22)0 / (0)5 / (5)Grange Rd104 / (168)249 / (177)
190 / (142)225 / (237)
Eden Ave 241 / (155)142 / (158)Willson Rd!"$S TH 100 Ramp
Arcadia Ave7
³16 / (25)51 / (19)117 / (228)³225 / (206)>=!"$Driveway
Arcadia Ave8
22 / (14)15 / (10)164 / (236)4 / (11)203 / (192)10 / (27)!"$Arcadia Ave9
179 / (246)213 / (219)!"$209 / (253)0 / (0)45 / (73)³>=³>=³>=³>=³>=³>=³>=³>=³=³>>=>=³³³=³>
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!(!(Vernon Ave SGus Young Ln
Arcadia AveInterlachen Blvd
Eden Ave Grange RdW 50th St
Normandale RdBrookside Ave?úA@
?úA@
11
2
3 4
15
10
6
7
1
12
13 14
16
5
98
2042 No Build Conditions Figure3Grandview Yard Traffic StudyEdina, MN
Project: EDINA 168382
User Name: bandertProjection: Hennepin County Coords.Source: ESRI Online
Print Date: 8/2/2022
èéEden Ave
Vernon Ave11
200 / (171)2 / (4)208 / (231)2 / (2)653 / (964)273 / (290)6 / (2)5 / (11)4 / (5)12 / (7)404 / (520)123 / (113)Arcadia Ave!"$Eden Ave6
1446 / (913)191 / (125)
727 / (1409)4 / (9)
W 50th St
0 / (0)201 / (249)=
Eden Ave Brookside Ave12
!"$³>3 / (4)389 / (371)
4 / (2)380 / (390)3 / (14)0 / (16)Eden Ave
Our Lady Of Grace School Access13
!"$=>
1 / (0)336 / (362)161 / (18)56 / (11)159 / (19)2 / (1)263 / (389)115 / (16)0 / (2)1 / (4)=>Eden Ave
Normandale Rd14
Arcadia Ave!",$
98 / (83)309 / (180)47 / (52)67 / (85)74 / (91)16 / (10)52 / (54)322 / (305)49 / (53)122 / (115)49 / (116)16 / (28)Eden Ave
Willson RdGrange Rd!",$
3 / (10)143 / (91)42 / (52)98 / (95)95 / (158)44 / (73)174 / (142)125 / (142)102 / (101)239 / (168)111 / (125)35 / (33)!"$Grange Rd10
180 / (259)319 / (235)5 / (5)84 / (91)161 / (120)143 / (202)2 / (2)>=4 / (43)=TH 100 Ramps
èéVernon Ave
Gus Young Ln2
Interlachen Blvd325 / (396)400 / (443)85 / (77)20 / (31)70 / (122)14 / (26)187 / (307)590 / (809)67 / (39)171 / (104)89 / (85)393 / (448)Vernon Ave
3
!"$=
810 / (916)174 / (174)963 / (1242)34 / (41)³=Gus Young Ln
Vernon Ave1
!"$
64 / (68)4 / (13)55 / (77)14 / (10)759 / (1062)80 / (62)13 / (13)4 / (13)13 / (13)31 / (29)492 / (481)60 / (58)³>=³>=³>=³>=³>=³>=³>=³>=³
èéVernon Ave
TH 100 West Ramps4
575 / (542)439 / (344)
733 / (943)403 / (474)235 / (374)69 / (66)385 / (689)³>=³>³=W 50th St
TH 100 East Ramps5
617 / (353)1014 / (886)
727 / (1313)391 / (319)
³=³=³=³>=³>=³>=³>=³>=³=³>=³>=³>=³>=³>=³>³=Arcadia AveIntersection ID
Turning MovementsOP
X
XX / (XX)AM Peak Hour VolumePM Peak Hour Volume
!"$
Signalized Intersectionèé
Minor Street Stop Control
!",$All Way Stop Control
Roundabout Control15
!"$City Hall16
5 / (5)146 / (74)44 / (55)
11 / (11)148 / (167)225 / (237)
Eden Ave 5 / (23)0 / (0)5 / (5)Grange Rd109 / (177)259 / (185)
197 / (147)234 / (249)
Eden Ave 252 / (160)150 / (166)Willson Rd!"$S TH 100 Ramp
Arcadia Ave7
³17 / (27)54 / (20)122 / (240)³237 / (215)>=!"$Driveway
Arcadia Ave8
22 / (14)15 / (10)172 / (249)4 / (11)215 / (201)10 / (27)!"$Arcadia Ave9
187 / (259)225 / (228)!"$217 / (265)0 / (0)48 / (77)=>Driveway³>=³>=³>=³>=³>=³>=³>=³>=³=³>>=>=³³³=³>>
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Arcadia AveInterlachen Blvd
Eden Ave Grange RdW 50th St
Normandale RdBrookside Ave?úA@
?úA@
11
2
3 4
15
10
6
7
1
12
13 14
16
5
98
2024 Build Conditions Figure4Grandview Yard Traffic StudyEdina, MN
Project: EDIN A 168382
User Name: ljohnsonProjection: Hennepin County Coords.Source: ESRI Online
Print Date: 8/2/2022
èéEden Ave
Vernon Ave11
190 / (164)2 / (4)200 / (226)2 / (2)620 / (918)261 / (285)6 / (2)5 / (10)4 / (5)11 / (7)383 / (495)117 / (107)Arcadia Ave!"$Eden Ave6
>
1373 / (871)182 / (132)
692 / (1338)4 / (8)
W 50th St
0 / (0)194 / (246)=
Eden Ave Brookside Ave12
!"$=>³>3 / (22)374 / (361)
4 / (2)361 / (381)3 / (13)0 / (24)Eden Ave
Our Lady Of Grace School Access13
!"$=>
3 / (4)322 / (369)152 / (17)53 / (10)151 / (18)3 / (3)249 / (387)109 / (15)2 / (4)4 / (6)=>Eden Ave
Normandale Rd14
Arcadia Ave!",$
96 / (108)297 / (177)44 / (49)64 / (81)70 / (91)15 / (9)49 / (68)308 / (293)47 / (50)116 / (132)46 / (112)17 / (31)Eden Ave
Willson RdGrange Rd!",$
3 / (10)143 / (91)42 / (52)98 / (95)95 / (158)44 / (73)174 / (142)125 / (142)102 / (101)239 / (168)111 / (125)35 / (33)!"$Grange Rd10
173 / (252)307 / (244)5 / (5)80 / (88)154 / (115)138 / (193)2 / (2)>=4 / (40)=TH 100 Ramps
èéVernon Ave
Gus Young Ln2
Interlachen Blvd309 / (376)379 / (420)86 / (89)19 / (29)67 / (116)13 / (33)178 / (292)560 / (769)64 / (37)162 / (99)84 / (80)373 / (426)Vernon Ave
3
!"$=
774 / (885)175 / (188)914 / (1189)32 / (39)³=Gus Young Ln
Vernon Ave1
!"$
61 / (65)4 / (12)52 / (75)13 / (9)720 / (1008)77 / (62)12 / (12)4 / (12)12 / (12)29 / (27)467 / (456)57 / (55)³>=³>=³>=³>=³>=³>=³>=³>=³
èéVernon Ave
TH 100 West Ramps4
549 / (524)419 / (329)
706 / (926)383 / (450)225 / (361)69 / (82)366 / (655)³>=³>³=W 50th St
TH 100 East Ramps5
585 / (335)968 / (853)
691 / (1249)381 / (332)
³=³=³=³>=³>=³>=³>=³>=³=³>=³>=³>=³>=³>=³>=³>³=Arcadia AveIntersection ID
Turning MovementsOP
X
XX / (XX)AM Peak Hour Vo lumePM Peak Hour Vo lume
!"$
Signalized Intersectionèé
Minor Street Stop Control
!",$All Way Stop Control
Roundabou t Control15
!"$City Hall16
5 / (5)140 / (83)41 / (52)
10 / (10)144 / (166)215 / (226)
Eden Ave 5 / (22)0 / (0)5 / (5)Grange Rd104 / (168)250 / (190)
190 / (142)227 / (244)
Eden Ave 244 / (174)142 / (158)Willson Rd!"$S TH 100 Ramp
Arcadia Ave7
³16 / (25)54 / (38)117 / (229)³234 / (228)>=!"$Driveway
Arcadia Ave8
22 / (14)15 / (10)1 / (15)166 / (241)4 / (11)1 / (43)210 / (199)10 / (27)!"$Senior Housing Access
Arcadia Ave9
7 / (6)0 / (0)2 / (4)179 / (275)1 / (4)214 / (263)!"$209 / (253)0 / (0)45 / (73)³>=³>=³>=³>=³>=³>=³>=³>=³=³>>=>=>=³>³=³=³>=>Restaurant Access
Senior Housing Access
!(
!(
!(!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(!(Vernon Ave SGus Young Ln
Arcadia AveInterlachen Blvd
Eden Ave Grange RdW 50th St
Normandale RdBrookside Ave?úA@
?úA@
11
2
3 4
15
10
6
7
1
12
13 14
16
5
98
2042 Build Conditions Figure5Grandview Yard Traffic StudyEdina, MN
Project: EDIN A 168382
User Name: ljohnsonProjection: Hennepin County Coords.Source: ESRI Online
Print Date: 8/2/2022
èéEden Ave
Vernon Ave11
200 / (171)2 / (4)210 / (237)2 / (2)654 / (967)274 / (299)6 / (2)5 / (11)4 / (5)12 / (7)404 / (522)123 / (113)Arcadia Ave!"$Eden Ave6
1447 / (917)192 / (138)
727 / (1411)4 / (9)
W 50th St
0 / (0)203 / (258)=
Eden Ave Brookside Ave12
!"$³>3 / (22)391 / (377)
4 / (2)381 / (399)3 / (14)0 / (25)Eden Ave
Our Lady Of Grace School Access13
!"$=>
3 / (4)336 / (384)161 / (18)56 / (11)159 / (19)3 / (3)263 / (405)115 / (16)2 / (4)4 / (6)=>Eden Ave
Normandale Rd14
Arcadia Ave!",$
100 / (111)311 / (184)47 / (52)67 / (85)74 / (95)16 / (10)52 / (70)324 / (307)50 / (53)122 / (137)49 / (118)16 / (33)Eden Ave
Willson RdGrange Rd!",$
3 / (10)143 / (91)42 / (52)98 / (95)95 / (158)44 / (73)174 / (142)125 / (142)102 / (101)239 / (168)111 / (125)35 / (33)!"$Grange Rd10
182 / (265)322 / (254)5 / (5)84 / (91)161 / (120)143 / (202)2 / (2)>=4 / (43)=TH 100 Ramps
èéVernon Ave
Gus Young Ln2
Interlachen Blvd325 / (396)400 / (443)90 / (93)20 / (31)70 / (122)14 / (35)187 / (307)590 / (809)67 / (39)171 / (104)89 / (85)393 / (448)Vernon Ave
3
!"$=
815 / (932)183 / (195)963 / (1251)34 / (41)³=Gus Young Ln
Vernon Ave1
!"$
64 / (68)4 / (13)55 / (79)14 / (10)759 / (1062)81 / (65)13 / (13)4 / (13)13 / (13)31 / (29)492 / (481)60 / (58)³>=³>=³>=³>=³>=³>=³>=³>=³
èéVernon Ave
TH 100 West Ramps4
578 / (552)439 / (344)
742 / (973)403 / (474)237 / (380)72 / (85)385 / (689)³>=³>³=W 50th St
TH 100 East Ramps5
617 / (353)1017 / (896)
727 / (1315)400 / (347)
³=³=³=³>=³>=³>=³>=³>=³=³>=³>=³>=³>=³>=³>³=Arcadia AveIntersection ID
Turning MovementsOP
X
XX / (XX)AM Peak Hour Vo lumePM Peak Hour Vo lume
!"$
Signalized Intersectionèé
Minor Street Stop Control
!",$All Way Stop Control
Roundabou t Control15
!"$City Hall16
5 / (5)147 / (87)44 / (55)
11 / (11)150 / (174)225 / (237)
Eden Ave 5 / (23)0 / (0)5 / (5)Grange Rd109 / (177)260 / (198)
197 / (147)236 / (256)
Eden Ave 255 / (179)150 / (166)Willson Rd!"$S TH 100 Ramp
Arcadia Ave7
³17 / (27)57 / (39)122 / (241)³246 / (237)>=!"$Driveway
Arcadia Ave8
22 / (14)15 / (10)1 / (15)174 / (254)4 / (11)1 / (43)222 / (208)10 / (27)!"$Senior Housing Access
Arcadia Ave9
7 / (6)0 / (0)2 / (4)187 / (288)1 / (4)226 / (272)!"$217 / (265)0 / (0)48 / (77)=>³>=³>=³>=³>=³>=³>=³>=³>=³=³>>=>=>=³>³=³=
>
>³>=³>=2 / (15)0 / (0)0 / (28)
Restaurant Access
Senior Housing Access
Appendix C
Traffic Operational Results
Table B1Grandview Yard2024 No Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vernon Ave at Eden Ave (Signal) EB 6 5 4 15 21.6 C 22.2 C 5.6 A 18.6 B 50 20 3700356 20 3900 000WB 198 2 192 392 19.9 B 13.6 B 8.3 A 14.3 B 20.6 C 100 8214701 % 635 67 21900 000NB 2 619 260 881 62.1E31.4 C 6.4 A 24.2 C 100 20 41022 % 379 1863232 %0250 61220SB 117 383 11 511 28.2 C 17.4 B 13.1 B 19.6 B 145 6415401 % 792 89 171 1 %0000Vernon Ave at Gus Young Ln EB 12 4 12 28 21.7 C 25.9 D 5.4 A 16.1 C00000204 20 49 1 %050 20 31WB 52 4 61 117 22.0 C 24.3 C 10.3 B 15.7 C 4.2 A00000418 34 86 6 % 3 % 50 3186NB 13 720 76 809 7.0 A 3.4 A 3.7 A 3.5 A 100 20 2700792 20 2100140 20 20SB 57 467 29 553 10.3 B 1.3 A 1.3 A 2.2 A 100 20 720038202000 000Vernon Ave at Interlachen Blvd (Signal) EB 178 560 64 802 37.9 D 18.9 B 17.7 B 23.0 C 150 10722001 % 382 1883821 %0000WB 81 379 309 769 27.6 C 13.3 B 11.4 B 13.9 B 22.9 C 200 46 12700390 110 25700 000NB 19 67 13 99 51.2 D 44.2 D 30.1 C 43.7 D 50 2086023 % 438 60 14000 000SB 373 84 162 619 37.1 D 29.5 C 16.2 B 30.6 C 590 185 34901 %0111 24800 000Vernon Ave & Arcadia Ave EB0914 32 9460.0 07.0 A 4.4 A 6.9 A00003 % 390 85 324 13 %0000WB076907690.0 01.2 A0.0 01.2 A 5.5 A00000 00000 000NB00166 1660.0 019.9 C 19.9 C00000 00000295 67 179SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0697 383 1,0800.0 023.6 C 10.1 B 18.8 B00000152159 204007582 177WB 419 5460965 35.3 D 13.6 B0.0 023.1 C 22.7 C00000378 27548500 000NB00000.000.000.000.0 A00000 00000 000SB 366 66 223 655 38.1 D 38.9 D 10.4 B 28.6 C 500 115 227001106 167 26300300 58 13950th St & NB TH 100 EB0691 372 1,0630.0 01.6 A 4.4 A 2.6 A00000 00000 000WB0965 585 1,5500.0 01.9 A 4.2 A 2.8 A 2.7 A00000171 20 6802 % 252350NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB0692 4 6960.0 00.6 A 0.5 A 0.6 A00000342 20 2000 000WB 181 137201,553 6.9 A 0.7 A0.0 01.4 A 1.6 A 120 481080032702000 000NB00192 1920.0 00.3 A 7.4 A 7.2 A00000242 48 12400 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 4 3600364 3.7 A 1.0 A0.0 01.0 A 100 20 280063502000 000WB0372 3 3750.0 00.8 A 0.5 A 0.8 A 0.9 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB00330.0 0 0.0 03.1 A 3.1 A00000345 20 2000 000Eden Ave & OLG Entrance EB 2 249 109 360 4.8 A 1.6 A 0.5 A 1.3 A00000140 20 6900 000WB 152 322 1 475 7.7 A 3.4 A 0.1 A 4.7 A 5.2 A00000676412800 000NB 530151 204 30.6 D0.0 06.7 A 13.0 B 320 31 12000 00000100 33111SB 1001 34.1 D0.0 0 0.0 034.1 D00000239 20 2000 000Eden Ave & Arcadia Ave EB 49 306 46 401 2.0 A 3.0 A 1.8 A 2.7 A0000067 277500 000WB 44 295 94 433 3.0 A 4.2 A 3.5 A 4.0 A 3.8 A0000082 4413400 000MINI ROUNDABOUT NB 64 70 15 149 3.9 A 5.0 A 3.9 A 4.4 A00000642 27 7700 000SB 17 46 116 179 3.7 A 5.1 A 5.1 A 5.0 A00000156 36 10400 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 51016 67 6.4 A0.0 01.4 A 5.1 A 1.0 A 340 27 6700 00000 000NB022502250.0 00.2 A0.0 00.2 A000002020 6800 000SB011701170.0 00.2 A0.0 00.2 A0000058802000 000Arcadia Ave & Restaurant Lot Driveway EB00000.000.000.000.0 A00000 00000 000WB 15022 37 7.0 A0.0 06.6 A 6.8 A 0.8 A00000235 23 5300 000NB0203 10 2130.0 00.1 A 0.0 A 0.1 A00000200000000SB 4 1640168 1.6 A 0.3 A0.0 00.3 A000002020 3300 000Arcadia Ave & Senior Living East DrivewaEB00000.000.000.000.0 A00000 00000 000WB00000.000.000.000.0 A 0.5 A00000 00000 000NB021302130.0 00.5 A0.0 00.5 A0000015602000 000SB017901790.0 00.4 A0.0 00.4 A000002002000 000Eden Ave & Grange Rd EB 190 2250415 3.6 A 4.8 A0.0 04.2 A00000700 34 11100 000WB0249 104 3530.0 02.8 A 5.0 A 3.4 A 3.6 A0000079 4712200 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1420241 383 3.2 A 1.7 A 3.4 A 3.2 A0000080 3912800 000Eden Ave & Willson Rd/City Hall EB 10 142 215 367 1.1 A 1.6 A 1.2 A 1.4 A0000079 20 6300 000WB 41 139 5 185 2.9 A 4.3 A 3.1 A 4.0 A 2.4 A00000314 23 9000 000MINI ROUNDABOUT NB 209045 254 3.2 A0.0 03.2 A 3.2 A00000432 25 8400 000SB 505 10 3.0 A 0.3 A 2.8 A 0.8 A00000349 20 2800 000Grange Rd & NB TH 100 EB 1710304 475 11.2 B0.0 02.6 A 5.6 A 320 55 11900 00000200 20 98WB00440.0 0 0.0 04.8 A 4.8 A 3.5 A00000159 20 2600 000NB 154 138 2 294 2.1 A 1.1 A 1.9 A 1.5 A0000080 249400 000SB080 5 850.0 00.4 A 0.4 A 0.4 A00000180 20 2000 000AM Peak HourVehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)
Grandview Yard2024 No Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)Vernon Ave at Eden Ave (Signal) EB 2 10 5 17 19.0 B 22.9 C 5.5 A 17.0 B 50 20 2001 % 356 20 5200 000WB 220 4 164 388 22.1 C 14.2 B 10.2 B 16.7 B 17.2 B 1008714801 % 635 69 23000 000NB 2 915 276 1,193 43.5 D 22.3 C 5.7 A 18.5 B 100 20 21026 % 379 1923482 %0250 66268SB 107 493 7 607 25.5 C 12.9 B 10.3 B 14.9 B 145 5414100792 84 17100 000Vernon Ave at Gus Young Ln EB 12 12 12 36 31.8 D 29.4 D 5.7 A 21.7 C00000204 20 54 2 %050 20 32WB 73 12 65 150 35.3E36.1E14.4 B 26.2 D 5.6 A00000418 58 162 20 % 4 % 50 3999NB 9 1008 59 1,076 6.4 A 3.6 A 3.6 A 3.6 A 100 20 2000792 20 2700140020SB 55 456 27 538 14.4 B 1.7 A 1.7 A 2.9 A 100 25 750038202000 000Vernon Ave at Interlachen Blvd (Signal) EB 292 769 37 1,098 45.1 D 19.3 B 20.3 C 26.1 C 150168 22903 % 382 2033773 %0000WB 73 420 376 869 35.3 D 20.5 C 18.9 B 21.0 C 30.1 C 200 52 11600390 167 31500 000NB 29 116 24 169 60.3E51.0 D 38.8 D 50.8 D 50 33100044 % 438 108 24500 000SB 426 80 99 605 52.1 D 36.3 D 20.5 C 44.9 D 590 236 484 2 % 1 %0125 27500 000Vernon Ave & Arcadia Ave EB01180 39 1,2190.0 05.4 A 3.7 A 5.3 A00002 % 390 70 293 8 %0000WB086908690.0 01.2 A0.0 01.2 A 4.7 A00000 00000 000NB00167 1670.0 020.7 C 20.7 C00000 00000295 71 169SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0896 450 1,3460.0 019.8 B 8.3 A 16.0 B00000152159 213007579 187WB 329 5140843 44.1 D 17.1 B0.0 027.7 C 25.7 C00000378 25344900 000NB00000.000.000.000.0 A00000 00000 000SB 655 63 355 1,073 46.5 D 54.8 D 15.2 B 36.4 D 500 225 393001106 273 458 6 %0300 11137050th St & NB TH 100 EB01247 304 1,5510.0 02.0 A 4.5 A 2.5 A00000 00000 000WB0843 335 1,1780.0 01.5 A 2.4 A 1.8 A 2.2 A00000171 20 530025 2036NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB01336 8 1,3440.0 00.9 A 0.7 A 0.9 A00000342 20 2000 000WB 119 8670986 18.2 C 0.4 A0.0 02.7 A 4.7 A 120 5713400327 20 5200 000NB00237 2370.0 02.1 A 35.1E33.7 D00000242 11127400 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 2 3720374 4.2 A 0.8 A0.0 00.8 A 100 20 2000 00000 000WB0355 4 3590.0 00.2 A 0.1 A 0.2 A 0.7 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB 15013 28 9.1 A0.0 03.4 A 6.6 A00000345 20 4100 000Eden Ave & OLG Entrance EB 1 371 15 387 3.4 A 1.1 A 0.2 A 1.1 A00000140 20 5500 000WB 17 3470364 4.2 A 0.6 A0.0 00.7 A 1.3 A0000067 207300 000NB 10018 28 13.9 B0.0 08.5 A 10.3 B 320 20 3200 00000100 20 41SB 402 6 12.1 B0.0 03.5 A 8.7 A00000239 20 2000 000Eden Ave & Arcadia Ave EB 52 291 50 393 2.8 A 3.7 A 2.7 A 3.5 A0000067 317000 000WB 49 173 80 302 2.6 A 3.0 A 2.6 A 2.8 A 3.4 A0000082 287300 000MINI ROUNDABOUT NB 81 87 9 177 4.0 A 4.8 A 4.1 A 4.4 A00000642 26 7800 000SB 26 110 110 246 3.4 A 3.4 A 3.3 A 3.4 A00000156 31 9700 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 19025 44 6.4 A0.0 01.2 A 3.3 A 0.5 A 340 20 5000 00000 000NB020602060.0 00.1 A0.0 00.1 A000002020 5600 000SB022802280.0 00.3 A0.0 00.3 A0000058802000 000Arcadia Ave & Restaurant Lot Driveway EB00000.000.000.000.0 A00000 00000 000WB 10014 24 6.2 A0.0 03.3 A 4.4 A 0.3 A00000235 20 3800 000NB0192 27 2190.0 00.1 A 0.0 A 0.1 A000002002000 000SB 11 2360247 1.2 A 0.1 A0.0 00.1 A000002020 3600 000Arcadia Ave & Senior Living East DrivewaEB00000.000.000.000.0 A00000 00000 000WB00000.000.000.000.0 A 0.4 A00000 00000 000NB021902190.0 00.6 A0.0 00.6 A00000 00000 000SB024602460.0 00.3 A0.0 00.3 A000001902000 000Eden Ave & Grange Rd EB 142 2370379 4.4 A 5.3 A0.0 05.0 A00000700 31 11000 000WB0177 168 3450.0 02.2 A 2.2 A 2.2 A 3.2 A0000079 309000 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1580155 313 2.5 A 1.1 A 2.4 A 2.4 A0000080 208300 000Eden Ave & Willson Rd/City Hall EB 10 159 226 395 1.9 A 1.9 A 1.7 A 1.8 A0000079 20 6400 000WB 52 70 5 127 3.3 A 4.0 A 3.0 A 3.7 A 2.8 A00000314 20 7300 000MINI ROUNDABOUT NB 253073 326 3.8 A0.0 03.6 A 3.8 A00000432 31 9600 000SB 5022 27 3.3 A0.0 03.0 A 3.0 A00000349 20 3500 000Grange Rd & NB TH 100 EB 2460225 471 21.9 C0.0 03.5 A 13.0 B 320 92 24000 00000200 20 150WB0040 400.0 0 0.0 06.5 A 6.5 A 7.5 A00000159 21 5500 000NB 115 193 2 310 2.7 A 2.0 A 1.0 A 2.2 A0000080 2711600 000SB088 5 930.0 00.4 A 0.3 A 0.4 A0000018002000 000NOTES1. If the reported queue is greater than zero (0), but less than ft, a minimum of ft is reported.2. Block Percentage is proportion of analysis time (1 hour) the storage lane or through lane is blocked or blocking.3. Multiple storage lanes of different length are averaged together to show the "Effective Storage Length" per lane.PM Peak Hour
Table B2Grandview Yard2024 Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vernon Ave at Eden Ave (Signal) EB 6 5 4 15 29.6 C 24.3 C 5.9 A 20.9 C 50 20 3500356 20 4100 000WB 200 2 192 394 19.9 B 15.5 B 8.2 A 14.1 B 21.4 C 100 7914701 % 635 63 21200 000NB 2 620 261 883 61.2E32.6 C 6.4 A 25.0 C 100 20 78022 % 379 1873503 %0250 65269SB 117 383 11 511 29.1 C 18.8 B 15.2 B 21.0 C 145 6414401 % 792 94 195 1 %0000Vernon Ave at Gus Young Ln EB 12 4 12 28 22.7 C 26.8 D 4.7 A 15.4 C00000204 20 47 1 %050 20 31WB 52 4 61 117 23.5 C 26.3 D 11.5 B 17.2 C 4.5 A00000418 37 114 7 % 3 % 50 3083NB 13 720 77 810 5.9 A 3.6 A 3.9 A 3.7 A 100 20 2500792 20 5200140020SB 57 467 29 553 10.8 B 1.4 A 1.2 A 2.4 A 100 23 7600 00000 000Vernon Ave at Interlachen Blvd (Signal) EB 178 560 64 802 34.9 C 20.4 C 17.9 B 23.3 C 150 9920601 % 382 1923811 %0000WB 86 379 309 774 28.1 C 13.4 B 11.2 B 14.1 B 23.0 C 200 49 12200390 108 24700 000NB 19 67 13 99 44.5 D 41.7 D 27.0 C 40.3 D 50 2179023 % 438 58 12800 000SB 373 84 162 619 37.4 D 29.1 C 17.1 B 31.0 C 590 185 36801 %0116 26500 000Vernon Ave & Arcadia Ave EB0914 32 9460.0 09.2 A 6.8 A 9.1 A00005 % 390 11734918 %0000WB077407740.0 01.1 A0.0 01.1 A 7.3 A00000 00000 000NB00175 1750.0 028.6 D 28.6 D00000 00000295 78 222SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0706 383 1,0890.0 025.5 C 10.8 B 20.3 C00000152166 207007580 177WB 419 5490968 38.0 D 14.6 B0.0 024.8 C 23.9 C00000378 28749000 000NB00000.000.000.000.0 A00000 00000 000SB 366 69 225 660 37.9 D 40.4 D 10.2 B 28.8 C 500 122 243001106 171 27400300 54 12450th St & NB TH 100 EB0691 381 1,0720.0 01.6 A 4.4 A 2.6 A00000 00000 000WB0968 585 1,5530.0 02.2 A 4.3 A 3.0 A 2.8 A00000171 20 12202 % 252250NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB0692 4 6960.0 00.6 A 0.4 A 0.6 A0000034202000 000WB 182 137301,555 7.3 A 0.7 A0.0 01.5 A 1.7 A 120 481070032702000 000NB00194 1940.0 00.4 A 7.2 A 7.0 A00000242 47 11100 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 4 3610365 3.8 A 1.0 A0.0 01.0 A 1000200063502000 000WB0374 3 3770.0 00.7 A 0.6 A 0.7 A 0.9 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB00330.0 0 0.0 03.0 A 3.0 A00000345 20 2000 000Eden Ave & OLG Entrance EB 3 249 109 361 4.7 A 1.7 A 0.6 A 1.4 A00000140 20 8100 000WB 152 322 3 477 7.8 A 3.0 A 0.7 A 4.5 A 5.0 A00000676012500 000NB 530151 204 28.1 D0.0 06.9 A 12.1 B 320 29 11000 00001 % 100 33110SB 402 6 25.5 D0.0 06.6 A 19.2 C00000239 20 2000 000Eden Ave & Arcadia Ave EB 49 308 47 404 2.0 A 3.0 A 1.9 A 2.8 A0000067 267700 000WB 44 297 96 437 3.1 A 3.8 A 3.1 A 3.6 A 3.6 A0000082 4411600 000MINI ROUNDABOUT NB 64 70 15 149 4.0 A 5.2 A 3.7 A 4.5 A00000642 28 7000 000SB 17 46 116 179 4.6 A 4.9 A 4.7 A 4.8 A00000156 36 10300 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 54016 70 6.3 A0.0 01.3 A 4.9 A 1.0 A 340 26 6100 00000 000NB023402340.0 00.2 A0.0 00.2 A000002020 5600 000SB011701170.0 00.2 A0.0 00.2 A0000058802000 000Arcadia Ave & Restaurant Lot Driveway EB 2002 8.5 A0.0 0 0.0 08.5 A00000261 20 3100 000WB 15022 37 6.7 A0.0 06.5 A 6.6 A 0.8 A00000235 21 4700 000NB 1 210 10 221 1.3 A 0.1 A 0.1 A 0.1 A00000 00000 000SB 4 166 1 171 1.5 A 0.3 A 0.3 A 0.3 A000002020 2500 000Arcadia Ave & Senior Living East DrivewaEB 7007 7.3 A0.0 0 0.0 07.3 A00000268 20 3100 000WB00000.000.000.000.0 A 0.5 A00000 00000 000NB 1 2140215 2.3 A 0.5 A0.0 00.5 A0000015602000 000SB0179 2 1810.0 00.3 A 0.4 A 0.3 A00000200000000Eden Ave & Grange Rd EB 190 2270417 3.7 A 5.2 A0.0 04.5 A00000700 37 12500 000WB0250 104 3540.0 02.7 A 4.7 A 3.2 A 3.6 A0000079 4712200 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1420244 386 3.3 A 1.5 A 3.2 A 3.1 A0000080 3510900 000Eden Ave & Willson Rd/City Hall EB 10 144 215 369 1.2 A 1.6 A 1.3 A 1.4 A0000079 20 6200 000WB 41 140 5 186 3.1 A 4.2 A 2.5 A 3.9 A 2.3 A00000314 24 8000 000MINI ROUNDABOUT NB 209045 254 3.0 A0.0 03.1 A 3.0 A00000432 24 8100 000SB 505 10 3.4 A 0.2 A 2.6 A 0.7 A00000349 20 2800 000Grange Rd & NB TH 100 EB 1730307 480 12.2 B0.0 02.5 A 6.0 A 320 58 13200 00000200 20 83WB00440.0 0 0.0 04.1 A 4.1 A 3.7 A00000159 20 2600 000NB 154 138 2 294 2.1 A 1.1 A 0.2 A 1.5 A0000080 218600 000SB080 5 850.0 00.4 A 0.7 A 0.4 A00000180 20 2000 000AM Peak HourVehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)
Grandview Yard2024 Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)Vernon Ave at Eden Ave (Signal) EB 2 10 5 17 19.9 B 23.5 C 6.6 A 17.6 B 50 20 2701 % 356 20 5500 000WB 226 4 164 394 22.1 C 16.2 B 10.3 B 17.0 B 17.2 B 1009214901 % 635 73 25400 000NB 2 918 285 1,205 34.5 C 22.1 C 5.6 A 18.3 B 100 20 41026 % 379 188 317 1 %0250 56 146SB 107 495 7 609 24.7 C 13.1 B 8.8 A 15.0 B 145 5613401 % 792 89 198 1 %0000Vernon Ave at Gus Young Ln EB 12 12 12 36 25.9 D 30.8 D 5.7 A 21.4 C00000204 21 63 3 %050 20 31WB 75 12 65 152 33.5 D 38.2E15.6 C 26.8 D 5.6 A00000418 56 163 21 % 3 % 50 3697NB 9 1008 62 1,079 7.0 A 3.6 A 3.4 A 3.6 A 100 20 2400792 20 3500140020SB 55 456 27 538 13.7 B 1.7 A 1.5 A 2.8 A 100 24 730038202000 000Vernon Ave at Interlachen Blvd (Signal) EB 292 769 37 1,098 46.3 D 19.7 B 18.8 B 26.8 C 150169 23004 % 382 2053824 %0000WB 89 420 376 885 36.2 D 20.3 C 19.2 B 21.5 C 31.5 C 200 62 14200390 16234800 000NB 29 116 33 178 60.3E51.1 D 41.3 D 50.5 D 50 26100043 % 438 109 26500 000SB 426 80 99 605 56.6E37.9 D 24.3 C 48.9 D 590 2595623 % 1 %0134 27500 000Vernon Ave & Arcadia Ave EB01189 39 1,2280.0 06.3 A 4.8 A 6.3 A00003 % 390 90 316 10 %0000WB088508850.0 01.2 A0.0 01.2 A 5.6 A00000 00000 000NB00188 1880.0 023.9 C 23.9 C00000 00000295 85 190SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0926 450 1,3760.0 020.6 C 9.1 A 16.9 B00000152166 212007581 180WB 329 5240853 51.2 D 19.6 B0.0 031.9 C 27.1 C00000378 27748900 000NB00000.000.000.000.0 A00000 00000 000SB 655 82 361 1,098 45.9 D 53.8 D 15.3 B 36.3 D 500 230 391001106 273 456 6 %0300 10932250th St & NB TH 100 EB01249 332 1,5810.0 02.0 A 4.6 A 2.5 A00000 00000 000WB0853 335 1,1880.0 02.2 A 2.4 A 2.3 A 2.4 A00000171 20 720025 2043NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB01338 8 1,3460.0 00.9 A 0.7 A 0.9 A0000034202000 000WB 132 87101,003 17.3 C 0.4 A0.0 02.6 A 5.8 A 120 5713000 00000 000NB00246 2460.0 01.9 A 46.7E44.9E00000242 13229000 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 2 3810383 3.1 A 0.9 A0.0 00.9 A 10002000 00000 000WB0361 22 3830.0 00.3 A 0.2 A 0.3 A 0.9 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB 24013 37 9.2 A0.0 03.7 A 7.3 A00000345 20 4900 000Eden Ave & OLG Entrance EB 3 387 15 405 6.5 A 1.3 A 0.2 A 1.3 A00000140 20 7600 000WB 17 369 4 390 3.9 A 0.7 A 0.4 A 0.8 A 1.4 A0000067 207200 000NB 10018 28 11.4 B0.0 08.6 A 9.4 A 320 20 2600 00000100 20 36SB 604 10 15.5 C0.0 03.1 A 11.8 B00000239 20 2400 000Eden Ave & Arcadia Ave EB 68 293 50 411 2.9 A 3.8 A 2.9 A 3.5 A0000067 337500 000WB 49 177 108 334 2.8 A 3.1 A 2.8 A 3.0 A 3.5 A0000082 308800 000MINI ROUNDABOUT NB 81 91 9 181 4.0 A 4.8 A 3.9 A 4.4 A00000642 28 7300 000SB 31 112 132 275 3.4 A 3.6 A 3.5 A 3.5 A00000156 36 10400 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 38025 63 7.0 A0.0 01.4 A 4.7 A 0.8 A 340 20 5900 00000 000NB022802280.0 00.2 A0.0 00.2 A000002020 5600 000SB022902290.0 00.4 A0.0 00.4 A00000588 20 2400 000Arcadia Ave & Restaurant Lot Driveway EB 15028 43 7.6 A0.0 04.0 A 5.3 A00000261 25 5800 000WB 10014 24 7.9 A0.0 03.7 A 5.4 A 0.9 A00000235 20 4000 000NB 43 199 27 269 1.6 A 0.3 A 0.0 A 0.5 A000002020 3400 000SB 11 241 15 267 1.6 A 0.2 A 0.1 A 0.2 A000002020 4500 000Arcadia Ave & Senior Living East DrivewaEB 6006 11.7 B0.0 0 0.0 011.7 B00000268 20 3100 000WB00000.000.000.000.0 A 0.8 A00000 00000 000NB 4 2630267 2.3 A 0.9 A0.0 00.9 A00000156 20 4000 000SB0275 4 2790.0 00.4 A 0.1 A 0.4 A000002020 2000 000Eden Ave & Grange Rd EB 142 2440386 4.7 A 5.8 A0.0 05.4 A00000700 35 13000 000WB0190 168 3580.0 02.3 A 2.3 A 2.3 A 3.5 A0000079 319200 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1580174 332 3.0 A 1.3 A 2.9 A 2.9 A0000080 2811100 000Eden Ave & Willson Rd/City Hall EB 10 166 226 402 2.6 A 2.4 A 2.0 A 2.2 A0000079 208500 000WB 52 83 5 140 3.4 A 4.0 A 3.5 A 3.8 A 3.8 A00000314 20 6800 000MINI ROUNDABOUT NB 253073 326 5.9 A0.0 06.1 A 5.9 A00000432 36 13000 000SB 5022 27 2.8 A0.0 03.3 A 3.2 A00000349 20 3300 000Grange Rd & NB TH 100 EB 2520244 496 27.0 D0.0 03.9 A 15.4 C 320 10527200 00000200 27181WB0040 400.0 0 0.0 07.3 A 7.3 A 8.9 A00000159 21 6200 000NB 115 193 2 310 2.7 A 2.0 A 5.7 A 2.2 A0000080 2710000 000SB088 5 930.0 00.5 A 0.5 A 0.5 A0000018002000 000NOTES1. If the reported queue is greater than zero (0), but less than ft, a minimum of ft is reported.2. Block Percentage is proportion of analysis time (1 hour) the storage lane or through lane is blocked or blocking.3. Multiple storage lanes of different length are averaged together to show the "Effective Storage Length" per lane.PM Peak Hour
Table B3Grandview Yard2042 No Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vernon Ave at Eden Ave (Signal) EB 6 5 4 15 24.8 C 20.5 C 3.0 A 16.1 B 50 20 3100356 20 3500 000WB 208 2 200 410 19.3 B 20.0 C 8.5 A 13.9 B 21.3 C 100 7714301 % 635 63 21700 000NB 2 653 273 928 65.7E32.3 C 6.3 A 25.0 C 100 20 26026 % 379 1923493 %0250 69248SB 123 404 12 539 29.3 C 18.4 B 17.3 B 20.7 C 145 6815501 % 792 99 209 1 %0000Vernon Ave at Gus Young Ln EB 13 4 13 30 21.3 C 17.1 C 5.3 A 13.7 B00000204 20 460050 20 37WB 55 4 64 123 25.1 D 26.6 D 11.3 B 18.1 C 4.5 A00000418 38 93 9 % 3 % 50 3086NB 14 759 80 853 6.2 A 3.6 A 3.9 A 3.7 A 100 20 2300792 20 7300140020SB 60 492 31 583 11.1 B 1.4 A 1.4 A 2.4 A 100 23 750038202000 000Vernon Ave at Interlachen Blvd (Signal) EB 187 590 67 844 39.2 D 22.2 C 20.4 C 25.9 C 150 11422602 % 382 2043862 %0000WB 85 400 325 810 30.6 C 14.5 B 13.3 B 15.7 B 24.6 C 200 53 14100390 122 25900 000NB 20 70 14 104 41.9 D 43.9 D 25.5 C 41.4 D 50 2067025 % 438 61 14300 000SB 393 89 171 653 39.2 D 29.1 C 16.6 B 31.7 C 590 195 404 1 % 1 %0123 27400 000Vernon Ave & Arcadia Ave EB0963 34 9970.0 09.2 A 6.6 A 9.1 A00005 % 390 11536216 %0000WB081008100.0 01.2 A0.0 01.2 A 7.9 A00000 00000 000NB00174 1740.0 036.9E36.9E00000 00000295 91256SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0733 403 1,1360.0 024.8 C 11.2 B 20.0 C00000152163 208007588 181WB 439 57501,014 38.9 D 14.7 B0.0 025.0 C 24.0 C00000378 28947200 000NB00000.000.000.000.0 A00000 00000 000SB 385 69 235 689 38.0 D 41.9 D 10.5 B 29.1 C 500 121 262001106 173 30200300 56 14250th St & NB TH 100 EB0727 391 1,1180.0 01.6 A 4.5 A 2.6 A00000 00000 000WB01014 617 1,6310.0 03.2 A 5.0 A 3.9 A 3.4 A00000171 20 12602 % 2528 51NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB0727 4 7310.0 00.6 A 0.4 A 0.6 A00000342 20 2000 000WB 191 144601,637 7.4 A 0.7 A0.0 01.5 A 1.7 A 120 501180032702000 000NB00201 2010.0 00.3 A 7.4 A 7.2 A00000242 48 11800 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 4 3800384 4.7 A 1.0 A0.0 01.0 A 100 20 2500635 20 2000 000WB0389 3 3920.0 00.8 A 0.4 A 0.8 A 0.9 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB00330.0 0 0.0 03.6 A 3.6 A00000345 20 2000 000Eden Ave & OLG Entrance EB 2 263 115 380 5.0 A 1.7 A 0.7 A 1.4 A00000140 20 8000 000WB 161 336 1 498 8.4 A 3.7 A 1.4 A 5.3 A 6.2 A000006769 13200 000NB 560159 215 41.3E0.0 07.8 A 16.4 C 320 37 14800 00001 % 100 36135SB 1001 17.1 C0.0 0 0.0 017.1 C0000023902000 000Eden Ave & Arcadia Ave EB 52 322 49 423 2.1 A 3.1 A 2.2 A 2.9 A0000067 317900 000WB 47 309 98 454 3.2 A 4.1 A 3.3 A 3.9 A 4.0 A0000082 4512900 000MINI ROUNDABOUT NB 67 74 16 157 4.1 A 5.3 A 4.1 A 4.7 A00000642 29 8000 000SB 16 49 122 187 5.5 A 5.7 A 6.2 A 6.0 A00000156 41 12100 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 54017 71 7.2 A0.0 01.3 A 5.7 A 1.2 A 340 27 6400 00000 000NB023702370.0 00.2 A0.0 00.2 A000002020 6200 000SB012201220.0 00.4 A0.0 00.4 A0000058802000 000Arcadia Ave & Restaurant Lot Driveway EB00000.000.000.000.0 A00000 00000 000WB 15022 37 7.5 A0.0 06.7 A 7.0 A 0.7 A00000235 23 3900 000NB0215 10 2250.0 00.1 A 0.0 A 0.1 A000002002000 000SB 4 1720176 1.8 A 0.3 A0.0 00.3 A000002020 3000 000Arcadia Ave & Senior Living East DrivewaEB00000.000.000.000.0 A00000 00000 000WB00000.000.000.000.0 A 0.5 A00000 00000 000NB022502250.0 00.5 A0.0 00.5 A00000 00000 000SB018701870.0 00.4 A0.0 00.4 A000002020 2000 000Eden Ave & Grange Rd EB 197 2340431 3.7 A 5.1 A0.0 04.5 A00000700 36 10000 000WB0259 109 3680.0 02.8 A 4.5 A 3.2 A 3.7 A0000079 4512200 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1500252 402 3.8 A 1.7 A 3.4 A 3.4 A0000080 4613600 000Eden Ave & Willson Rd/City Hall EB 11 148 225 384 1.3 A 1.6 A 1.3 A 1.4 A0000079 20 6300 000WB 44 146 5 195 3.2 A 4.4 A 3.0 A 4.1 A 2.4 A00000314 26 7800 000MINI ROUNDABOUT NB 217048 265 3.2 A0.0 03.2 A 3.2 A00000432 26 8900 000SB 505 10 4.1 A 0.3 A 3.5 A 0.8 A00000349 20 3300 000Grange Rd & NB TH 100 EB 1800319 499 12.5 B0.0 02.6 A 6.2 A 320 60 14000 00000200 20 95WB00440.0 0 0.0 04.3 A 4.3 A 3.9 A00000159 20 2600 000NB 161 143 2 306 2.0 A 1.2 A 0.3 A 1.5 A0000080 218200 000SB084 5 890.0 00.4 A 0.4 A 0.4 A0000018002000 000Vehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)AM Peak Hour
Grandview Yard2042 No Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)Vernon Ave at Eden Ave (Signal) EB 2 11 5 18 36.1 D 22.4 C 5.5 A 19.2 B 50 20 2901 % 356 20 5800 000WB 231 4 171 406 24.3 C 15.8 B 10.6 B 18.4 B 17.7 B 1009514901 % 635 78 28200 000NB 2 964 290 1,256 33.9 C 22.9 C 6.3 A 18.9 B 100 20 38028 % 379 1963592 %0250 66248SB 113 520 7 640 25.0 C 12.9 B 8.1 A 14.8 B 145 5714101 % 792 90 198 1 %0000Vernon Ave at Gus Young Ln EB 13 13 13 39 33.0 D 34.8 D 4.9 A 25.0 D00000204 23 61 3 %050 20 33WB 77 13 68 158 43.7E41.0E21.5 C 33.9 D 6.7 A00000418 67 218 26 % 6 % 5043100NB 10 1062 62 1,134 7.7 A 4.1 A 3.7 A 4.1 A 100 20 2701 % 792 20 7300140020SB 58 481 29 568 14.7 B 1.7 A 1.7 A 3.0 A 100 27 700038202000 000Vernon Ave at Interlachen Blvd (Signal) EB 307 809 39 1,155 58.0E20.4 C 17.6 B 30.4 C 150184 23003 % 382 2203803 %0000WB 77 443 396 916 37.5 D 21.6 C 21.9 C 23.0 C 33.7 C 200 53 12101 % 390 1883491 %0000NB 31 122 26 179 62.5E52.6 D 44.1 D 52.9 D 50 31100047 % 438 114 25700 000SB 448 85 104 637 58.8E37.0 D 23.7 C 49.9 D 590 2635624 % 1 %0143 27500 000Vernon Ave & Arcadia Ave EB01242 41 1,2830.0 06.6 A 4.3 A 6.5 A00003 % 390 88 289 11 %0000WB091609160.0 01.2 A0.0 01.2 A 6.2 A0000015202000 000NB00174 1740.0 033.2 D 33.2 D00000 00000295 88 224SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0943 474 1,4170.0 021.0 C 8.7 A 17.0 B00000152166 209007580 181WB 344 5420886 48.6 D 18.1 B0.0 029.8 C 27.8 C00000378 27246300 000NB00000.000.000.000.0 A00000 00000 000SB 689 66 374 1,129 50.3 D 59.9E16.5 B 39.7 D 500 252430001106 295 486 9 %0300 13239850th St & NB TH 100 EB01313 319 1,6320.0 02.1 A 4.7 A 2.6 A0000037802000 000WB0886 353 1,2390.0 01.9 A 2.7 A 2.1 A 2.4 A00000171 20 810025 2042NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB01409 9 1,4180.0 01.0 A 0.7 A 1.0 A00000342 20 2000 000WB 125 91301,038 19.0 C 0.4 A0.0 02.6 A 6.8 A 120 5413200327 20 6800 000NB00249 2490.0 01.4 A 58.4F56.6F00000242 15432100 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 2 3900392 4.2 A 1.0 A0.0 01.0 A 10002000635 20 2000 000WB0371 4 3750.0 00.3 A 0.2 A 0.3 A 0.9 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB 16014 30 9.6 A0.0 03.8 A 6.8 A00000345 20 4200 000Eden Ave & OLG Entrance EB 1 389 16 406 10.3 B 1.6 A 0.7 A 1.6 A00000140 20 11000 000WB 18 3620380 4.9 A 0.8 A0.0 01.0 A 1.7 A0000067 209400 000NB 11019 30 12.1 B0.0 010.9 B 11.3 B 320 20 2800 00000100 20 32SB 402 6 10.4 B0.0 02.7 A 7.8 A00000239 20 2000 000Eden Ave & Arcadia Ave EB 54 305 53 412 3.1 A 3.9 A 2.9 A 3.7 A0000067 357600 000WB 52 180 83 315 2.8 A 3.1 A 2.9 A 3.0 A 3.6 A0000082 308900 000MINI ROUNDABOUT NB 85 91 10 186 4.3 A 4.9 A 4.3 A 4.6 A00000642 29 7300 000SB 28 116 115 259 3.6 A 3.6 A 3.4 A 3.5 A00000156 31 9200 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 20027 47 6.5 A0.0 01.2 A 3.7 A 0.5 A 340 20 4800 00000 000NB021502150.0 00.2 A0.0 00.2 A000002020 5600 000SB024002400.0 00.3 A0.0 00.3 A00000588 20 2000 000Arcadia Ave & Restaurant Lot Driveway EB00000.000.000.000.0 A00000 00000 000WB 10014 24 5.7 A0.0 03.4 A 4.3 A 0.4 A00000235 20 4000 000NB0201 27 2280.0 00.2 A 0.0 A 0.2 A000002002000 000SB 11 2490260 1.6 A 0.1 A0.0 00.1 A000002020 2800 000Arcadia Ave & Senior Living East DrivewaEB00000.000.000.000.0 A00000 00000 000WB00000.000.000.000.0 A 0.5 A00000 00000 000NB022802280.0 00.7 A0.0 00.7 A0000015602000 000SB025902590.0 00.3 A0.0 00.3 A000002002000 000Eden Ave & Grange Rd EB 147 2490396 5.3 A 6.5 A0.0 06.1 A00000700 39 16600 000WB0185 177 3620.0 02.3 A 2.2 A 2.3 A 3.8 A0000079 309200 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1660160 326 3.1 A 1.1 A 2.9 A 2.9 A0000080 2611500 000Eden Ave & Willson Rd/City Hall EB 11 167 237 415 1.8 A 2.1 A 1.8 A 1.9 A0000079 207900 000WB 55 74 5 134 3.5 A 4.0 A 3.6 A 3.8 A 3.0 A00000314 20 6400 000MINI ROUNDABOUT NB 265077 342 4.2 A0.0 04.0 A 4.2 A00000432 35 10900 000SB 5023 28 3.2 A0.0 03.2 A 3.2 A00000349 20 3300 000Grange Rd & NB TH 100 EB 2590235 494 34.4 D0.0 04.5 A 19.7 C 320 12430600 00000200 42202WB0043 430.0 0 0.0 08.0 A 8.0 A 11.1 B00000159 24 5100 000NB 120 202 2 324 3.2 A 2.4 A 1.1 A 2.7 A0000080 3011600 000SB091 5 960.0 00.4 A 0.3 A 0.4 A0000018002000 000NOTES1. If the reported queue is greater than zero (0), but less than ft, a minimum of ft is reported.2. Block Percentage is proportion of analysis time (1 hour) the storage lane or through lane is blocked or blocking.3. Multiple storage lanes of different length are averaged together to show the "Effective Storage Length" per lane.PM Peak Hour
Table B4Grandview Yard2042 Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vernon Ave at Eden Ave (Signal) EB 6 5 4 15 33.5 C 28.5 C 5.0 A 26.0 C 50 20 3501 % 356 20 4800 000WB 210 2 200 412 20.0 C 9.9 A 9.0 A 14.6 B 21.2 C 100 8214801 % 635 66 20500 000NB 2 654 274 930 62.3E31.7 C 6.3 A 24.5 C 100 20 81024 % 379 1963623 %0250 71265SB 123 404 12 539 29.5 C 17.9 B 16.0 B 20.4 C 145 7016801 % 792 93 188 1 %0000Vernon Ave at Gus Young Ln EB 13 4 13 30 22.8 C 21.2 C 5.6 A 14.0 B00000204 20 390050 20 33WB 55 4 64 123 24.6 C 27.8 D 16.3 C 20.4 C 4.9 A00000418 38 129 7 % 4 % 50 3089NB 14 759 81 854 7.5 A 4.0 A 4.1 A 4.1 A 100 20 2500792 20 8200140020SB 60 492 31 583 10.9 B 1.4 A 1.3 A 2.4 A 100 24 7000 00000 000Vernon Ave at Interlachen Blvd (Signal) EB 187 590 67 844 37.0 D 23.9 C 23.2 C 26.7 C 150 10922402 % 382 2133942 %0000WB 90 400 325 815 31.3 C 14.6 B 13.5 B 15.9 B 25.4 C 200 54 12700390 121 28800 000NB 20 70 14 104 40.9 D 42.4 D 27.2 C 40.1 D 50 2072024 % 438 60 13100 000SB 393 89 171 653 39.7 D 31.4 C 18.6 B 33.1 C 590 202 424 1 % 1 %0124 26600 000Vernon Ave & Arcadia Ave EB0963 34 9970.0 010.1 B 6.8 A 10.0 B00005 % 390 13037419 %0000WB081508150.0 01.2 A0.0 01.2 A 8.2 A00000 00000 000NB00183 1830.0 032.2 D 32.2 D00000 00000295 90259SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0742 403 1,1450.0 025.8 C 12.3 B 21.0 C00000152169 209007593 193WB 439 57801,017 45.1 D 16.2 B0.0 028.8 C 25.6 C0000037832248400 000NB00000.000.000.000.0 A00000 00000 000SB 385 72 237 694 37.3 D 41.8 D 11.0 B 28.7 C 500 117 226001106 168 28000300 58 15850th St & NB TH 100 EB0727 400 1,1270.0 01.7 A 4.6 A 2.7 A00000 00000 000WB01017 617 1,6340.0 04.0 A 5.2 A 4.5 A 3.8 A00000171 25 14502 % 2527 58NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB0727 4 7310.0 00.6 A 0.3 A 0.6 A00000342 20 2000 000WB 192 144701,639 8.0 A 0.8 A0.0 01.7 A 1.9 A 120 521140032702000 000NB00203 2030.0 00.4 A 8.6 A 8.3 A00000242 51 14000 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 4 3810385 4.1 A 1.0 A0.0 01.0 A 100 20 300063502000 000WB0391 3 3940.0 00.8 A 0.5 A 0.8 A 0.9 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB00330.0 0 0.0 04.2 A 4.2 A00000345 20 2000 000Eden Ave & OLG Entrance EB 3 263 115 381 4.2 A 1.8 A 0.6 A 1.5 A00000140 20 7100 000WB 161 336 3 500 8.2 A 3.4 A 1.4 A 4.9 A 6.5 A00000676613000 000NB 560159 215 48.3E0.0 08.2 A 18.8 C 320 41 17700 00000100 38135SB 402 6 25.8 D0.0 09.7 A 20.4 C00000239 20 2000 000Eden Ave & Arcadia Ave EB 52 324 50 426 2.2 A 3.1 A 2.1 A 2.9 A0000067 297300 000WB 47 311 100 458 3.7 A 4.6 A 4.1 A 4.4 A 4.1 A0000082 5015200 000MINI ROUNDABOUT NB 67 74 16 157 4.2 A 5.2 A 4.0 A 4.7 A00000642 30 8100 000SB 16 49 122 187 4.6 A 5.0 A 5.4 A 5.2 A00000156 38 10700 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 57017 74 6.6 A0.0 01.4 A 5.5 A 1.1 A 340 29 5900 00000 000NB024602460.0 00.2 A0.0 00.2 A000002020 6300 000SB012201220.0 00.2 A0.0 00.2 A00000 00000 000Arcadia Ave & Restaurant Lot Driveway EB 2002 10.6 B0.0 0 0.0 010.6 B00000261 20 2400 000WB 15022 37 7.7 A0.0 06.6 A 7.0 A 0.8 A00000235 22 4800 000NB 1 222 10 233 1.1 A 0.1 A 0.1 A 0.1 A000002002000 000SB 4 174 1 179 1.7 A 0.3 A 0.2 A 0.3 A000002020 3800 000Arcadia Ave & Senior Living East DrivewaEB 7007 9.6 A0.0 0 0.0 09.6 A00000268 20 3600 000WB00000.000.000.000.0 A 0.6 A00000 00000 000NB 1 2260227 2.3 A 0.5 A0.0 00.5 A0000015602000 000SB0187 2 1890.0 00.4 A 0.6 A 0.4 A000002002000 000Eden Ave & Grange Rd EB 197 2360433 3.7 A 5.3 A0.0 04.6 A00000700 34 13300 000WB0260 109 3690.0 03.0 A 5.3 A 3.6 A 3.9 A0000079 4912500 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1500255 405 3.5 A 1.4 A 3.7 A 3.5 A0000080 4215300 000Eden Ave & Willson Rd/City Hall EB 11 150 225 386 1.2 A 1.6 A 1.3 A 1.4 A0000079 207000 000WB 44 147 5 196 3.0 A 4.3 A 3.5 A 4.0 A 2.4 A00000314 25 8000 000MINI ROUNDABOUT NB 217048 265 3.2 A0.0 03.2 A 3.2 A00000432 27 7700 000SB 505 10 2.6 A 0.3 A 3.3 A 0.7 A00000349 20 2400 000Grange Rd & NB TH 100 EB 1820322 504 12.8 B0.0 02.7 A 6.4 A 320 59 14300 00000200 20 109WB00440.0 0 0.0 03.9 A 3.9 A 4.0 A00000159 20 2600 000NB 161 143 2 306 1.9 A 1.3 A 0.5 A 1.5 A0000080 218600 000SB084 5 890.0 00.4 A 0.6 A 0.4 A00000180 20 2500 000Vehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)AM Peak Hour
Grandview Yard2042 Build Conditions - Realigned Wilson Rd, Mini-Roundabouts at Eden/Grange and Eden/WilsonAM & PM Peak HoursL T R Total L LOS T LOS R LOSDelay(S/Veh)LOSDelay(S/Veh)LOSStorage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1% BlockThru (2)---->% BlockLeft (2)<----Link Length(feet)Avg.Queue(feet) 1MaxQueue(feet) 1% BlockRight (2)---->% BlockThru (2)<----Storage(feet) 3Avg.Queue(feet) 1MaxQueue(feet) 1Vehicle Queing Information (feet)Right Turn LaneIntersectionApproachDemand Volumes Delay (s/veh)LOS ByApproachLOS ByIntersectionLeft Turn Lane Through Lane (s)Vernon Ave at Eden Ave (Signal) EB 2 11 5 18 15.0 B 22.3 C 4.5 A 15.9 B 50 20 2001 % 356 20 5300 000WB 237 4 171 412 25.9 C 7.9 A 12.3 B 20.0 C 18.6 B 1009814901 % 635 88 28600 000NB 2 967 299 1,268 38.2 D 24.0 C 6.3 A 20.0 C 100 20 21031 % 379 2133844 %0250 83302SB 113 522 7 642 26.8 C 12.7 B 8.0 A 15.0 B 145 5813101 % 792 91 182 1 %0000Vernon Ave at Gus Young Ln EB 13 13 13 39 30.3 D 37.6E5.7 A 24.2 C00000204 20 61 3 %050 20 41WB 79 13 68 160 38.3E48.3E19.8 C 30.9 D 6.9 A00000418 64 166 25 % 8 % 504498NB 10 1062 65 1,137 9.0 A 4.6 A 4.0 A 4.6 A 100 20 2801 % 792 20 10500140020SB 58 481 29 568 17.1 C 1.8 A 1.6 A 3.5 A 100 32910038202000 000Vernon Ave at Interlachen Blvd (Signal) EB 307 809 39 1,155 55.2E25.2 C 22.9 C 33.1 C 150191 22906 % 382 2464066 %0000WB 93 443 396 932 39.8 D 21.4 C 21.7 C 23.3 C 37.3 D 200 65 13801 % 390 1863531 %0000NB 31 122 35 188 64.9E56.0E44.9 D 55.4E50 3097048 % 438 127 30900 000SB 448 85 104 637 69.2E49.3 D 31.1 C 60.3E590 3177385 % 1 %0162 27500 000Vernon Ave & Arcadia Ave EB01251 41 1,2920.0 08.2 A 6.4 A 8.1 A00006 % 390 12435614 %0000WB093209320.0 01.2 A0.0 01.2 A 8.0 A0000015202000 000NB00195 1950.0 041.1E41.1E00000 00000295 113281SB00000.000.000.000.0 A00000 00000 000Vernon Ave/50th & SB TH 100 (Signal) EB0973 474 1,4470.0 022.5 C 11.6 B 18.9 B00000152175 213007596 184WB 344 5520896 64.2E21.4 C0.0 038.2 D 30.5 C0000037832648800 000NB00000.000.000.000.0 A00000 00000 000SB 689 85 380 1,154 49.3 D 62.5E17.4 B 39.5 D 500 251432001106 298 489 9 %0300 12938450th St & NB TH 100 EB01315 347 1,6620.0 02.2 A 5.0 A 2.8 A0000037802000 000WB0896 353 1,2490.0 03.4 A 2.8 A 3.2 A 3.0 A00000171 20 121 1 %025 2043NB00000.000.000.000.0 A00000 00000 000SB00000.000.000.000.0 A00000 00000 00050th St & Eden Ave EB01411 9 1,4200.0 01.0 A 0.8 A 1.0 A00000342 20 2200 000WB 138 91701,055 20.4 C 0.4 A0.0 03.0 A 6.4 A 120 6214500327 20 8100 000NB00258 2580.0 06.0 A 51.9F50.5F00000242 14531400 000SB00000.000.000.000.0 A00000 00000 000Eden Ave & Brookside Ave EB 2 3990401 3.5 A 1.0 A0.0 01.0 A 1000200063502000 000WB0377 22 3990.0 00.4 A 0.2 A 0.4 A 1.1 A00000 00000 000NB00000.000.000.000.0 A00000 00000 000SB 25014 39 11.7 B0.0 04.0 A 9.1 A00000345 20 4700 000Eden Ave & OLG Entrance EB 3 405 16 424 10.5 B 1.5 A 0.4 A 1.5 A00000140 20 8100 000WB 18 384 4 406 4.9 A 0.8 A 0.4 A 0.9 A 1.7 A0000067 208600 000NB 11019 30 12.7 B0.0 011.7 B 12.0 B 320 20 2600 00000100 20 36SB 604 10 16.9 C0.0 03.5 A 11.5 B00000239 20 2800 000Eden Ave & Arcadia Ave EB 70 307 53 430 3.3 A 3.9 A 3.1 A 3.7 A0000067 377600 000WB 52 184 111 347 3.0 A 3.3 A 3.0 A 3.2 A 3.7 A0000082 369600 000MINI ROUNDABOUT NB 85 95 10 190 4.4 A 5.0 A 3.6 A 4.7 A00000642 29 8700 000SB 33 118 137 288 3.7 A 3.5 A 3.6 A 3.6 A00000156 34 9500 000Arcadia Ave & SB TH 100 EB00000.000.000.000.0 A00000 00000 000WB 39027 66 7.2 A0.0 01.3 A 5.0 A 0.8 A 340 21 6400 00000 000NB023702370.0 00.2 A0.0 00.2 A000002020 5600 000SB024102410.0 00.4 A0.0 00.4 A00000588 20 2000 000Arcadia Ave & Restaurant Lot Driveway EB 15028 43 9.1 A0.0 03.7 A 5.6 A00000261 26 5700 000WB 10014 24 7.2 A0.0 04.4 A 5.4 A 0.9 A00000235 20 4800 000NB 43 208 27 278 1.7 A 0.2 A 0.1 A 0.4 A000002020 3600 000SB 11 254 15 280 1.5 A 0.2 A 0.2 A 0.3 A000002020 3100 000Arcadia Ave & Senior Living East DrivewaEB 6006 8.4 A0.0 0 0.0 08.4 A00000268 20 3300 000WB00000.000.000.000.0 A 0.7 A00000 00000 000NB 4 2720276 2.3 A 0.9 A0.0 00.9 A00000156 20 5500 000SB0288 4 2920.0 00.4 A 0.1 A 0.4 A000002020 2000 000Eden Ave & Grange Rd EB 147 2560403 4.5 A 5.5 A0.0 05.1 A00000700 33 14300 000WB0198 177 3750.0 02.5 A 2.8 A 2.6 A 3.5 A0000079 3410600 000MINI ROUNDABOUT NB00000.000.000.000.0 A00000 00000 000SB 1660179 345 2.9 A 1.4 A 2.9 A 2.8 A0000080 2811700 000Eden Ave & Willson Rd/City Hall EB 11 174 237 422 1.4 A 2.0 A 1.7 A 1.8 A0000079 207900 000WB 55 87 5 147 3.7 A 4.3 A 3.3 A 4.0 A 3.0 A00000314 22 7600 000MINI ROUNDABOUT NB 265077 342 4.0 A0.0 03.9 A 4.0 A00000432 31 10900 000SB 5023 28 4.1 A0.0 03.7 A 3.8 A00000349 20 3600 000Grange Rd & NB TH 100 EB 2650254 519 28.6 D0.0 04.0 A 16.6 C 320 114 26700 00000200 29192WB0043 430.0 0 0.0 07.8 A 7.8 A 9.6 A00000159 23 5900 000NB 120 202 2 324 3.0 A 2.1 A 0.9 A 2.4 A0000080 3011100 000SB091 5 960.0 00.4 A 0.7 A 0.4 A00000180 20 2000 000NOTES1. If the reported queue is greater than zero (0), but less than ft, a minimum of ft is reported.2. Block Percentage is proportion of analysis time (1 hour) the storage lane or through lane is blocked or blocking.3. Multiple storage lanes of different length are averaged together to show the "Effective Storage Length" per lane.PM Peak Hour
Survey Responses
Public Hearing Comments-5146 Eden Ave
Better Together Edina
Project: Public Hearing: Former Public Works Site- 5146 Eden Avenue Site Plan
VISITORS
5
CONTRIBUTORS
1
RESPONSES
1
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Registered
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Anonymous
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Anonymous
Respondent No:1
Login:Anonymous
Email:n/a
Responded At:Feb 03, 2023 11:39:08 am
Last Seen:Feb 03, 2023 11:39:08 am
IP Address:n/a
Q1.First and Last Name Scott Sans
Q2.Address 5028 Hankerson Ave
Q3.Comment
Hello. My family lives within walking distance of this site and we are very excited about the proposal for the restaurant and
greenspace. I have two small children and imaging this being a great place to spend an evening and then have dinner.
hoping the project moves along quickly.
Site Plan Review –5146 Eden Avenue (Former
Public Works Site) Restaurant
EdinaMN.gov 2
Site
EdinaMN.gov 3
4/05/12 4
Approved Overall
Development Plan
EdinaMN.gov 5
Site
4/05/12 6
Sketch Plan
4/05/12 7
Approved Overall
Development Plan
4/05/12 8
Proposed Restaurant
4/05/12 9
4/05/12 10
4/05/12 11
Request Requires:
EdinaMN.gov 12
•Site Plan Review
EdinaMN.gov 13
City Standard
(PUD)
Proposed
(Measured from building to
the lot line)
Building Setbacks to the
PUD perimeter lot line -
Restaurant
Front – East (Eden Avenue)
Front – South (Arcadia Avenue)
Side – West
Rear – North
10 feet
130 feet
10 feet
138 feet
100+ feet (restaurant)
40 feet (outside oven)
200+ feet
10 feet
139 feet
Building Height Four Stories and 48 feet
2 stories and 26 feet
Building Coverage
Maximum Floor Area Ratio (FAR)
45%
1.5%
19%
.2%
Parking Stalls – Restaurant 30 spaces on site (Jerry’s
Parking Ramp)
30 spaces + utilization of the
Jerry’s parking ramp
4/05/12 14
4/05/12 15
4/05/12 16
Better Together
EdinaMN.gov 17
Staff Recommendation
EdinaMN.gov 18
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #1
Restaurant
Cover Page
8636.00 | 01-19-2023
SHEET INDEX
1 Cover
2 Project Team
3 Location
4 Statement of Use
5 Site Plan
6 Landscape Plan
7 Elevations & Building Materials
8–12 Civil Sheets
13 Floor Plans
14–16 Visualizations
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 35
SITE PLAN
INSPIRATIONAL IMAGES
RESTAURANT COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVE01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #2
Restaurant
Project Team
8636.00 | 01-06-2023
Jester Concepts
DEVELOPER (Restaurant)
Jester Concepts was launched in 2008 as a
Minnesota owned hospitality company spe-
cializing in producing restaurant concepts that
deliver an unmatched experience in food, ser-
vice and atmosphere. Jester Concepts prides
themselves in creating unique restaurant con-
cepts that compliment and are inspired by the
location and neighborhood in which they’re
housed.
SIMILAR EXPERIENCE
• P.S. Steak, 510 Groveland Ave. Minneapolis,
MN 55403
• Monello, 1115 South 11th St., Minneapolis,
MN 55403
• Constantine, 1115 South 11th Street,
Minneapolis, MN 55403
• Parlour St. Paul, 267 West 7th St., St. Paul,
MN 55102
• Parlour Minneapolis, 730 Washington Ave
N.Minneapolis, MN 55401
• Parlor Food Truck, Twin Cities Metro Area
• Borough, 730 Washington Ave N.
Minneapolis, MN 55401
• Butcher & The Boar
Shea
ARCHITECT (Restaurant)
Shea is a national and international vdesign
firm, totally unique in their collaboration and
cohesive integration of disciplines including all
aspects vof brand and concept development,
graphic design, interior design, architecture,
and full production and procurement services
to fulfill, execute, vand install innovative solu-
tions. Shea’s team creates experiences that
engage consumers in every aspect, specializ-
ing in restaurant, hospitality, hotel, retail, and
workplace.
SIMILAR EXPERIENCE
• Hazelwood, Bloomington, MN
• Hazelwood, St. Louis Park, MN
• Hazelwood, Tonka Bay, Excelsior, MN
• The Hilltop, Edina, MN
• Lat 14, Golden Valley, MN
• Grocer’s Table, Wayzata, MN
• Kahluna, Minneapolis, MN
• COV, Edina, MN
• COV, Wayzata, MN
• Town Hall Station, Edina, MN
• Spoon and Stable, Minneapolis, MN
Confluence
LANDSCAPE ARCHITECT
Confluence is a professional creative firm
of landscape architects, urban vdesigners
and planners with roots across the country.
Since their founding in 1998, Confluence has
emerged as one of the most comprehensive
and growth-oriented landscape architecture,
planning and urban design firms in the coun-
try. They believe in the transformative power
ofv creative collaboration with a genuine
approach — bringing together people, ideas
and their creative process to shape the future
of communities.
SIMILAR EXPERIENCE
• Highland Bridge Parks and Public Realm,
St. Paul, MN
• Apple Valley Parks Master Plans, Apple Valley,
MN
• Bloomington Parks Master Plans,
Bloomington, MN
• Fred Richards Park, Edina, MN
• Shakopee Multiple Parks,
Shakopee, MN
• Viking Lakes Park, Eagan, MN
• West End Office Park, St. Louis Park, MN
• Kelly Park, Apple Valley, MN
• Sauk Rapids Riverfront Parks,
Sauk Rapids, MN
• St Cloud Riverfront Park,
St. Cloud, MN
• Essex Superblock U of M, Minneapolis, MN
Loucks
CIVIL ENGINEER
Loucks is a premier multidisciplinary consult-
ing firm that inspires clients to make the best
use of their land. Since 1976, they’ve served as
an industry leader and high-integrity resource,
helping owners, developers and project teams
create successful projects. Loucks provides
a range of services: civil engineering, land
surveying, landscape architecture, land plan-
ning, and environmental. Their collabora-
tive approach, and continuous involvement
throughout the life of the project, set them
apart from their peers.
SIMILAR EXPERIENCE
Senior Residential
• Shorewood Senior Living, Shorewood, MN
• Artis Senior Living, Multiple Locations
• Deephaven Woods, Deephaven, MN
• Monticello Senior Living,
Monticello, MN
• Orono Senior Living, Orono, MN
Dining
• Dukes on 7, Minnetonka, MN
• Brick and Bourbon, Maple Grove, MN
• Pints & Paddle, Maple Grove, MN
Parks
• Midway Peace Park, St. Paul, MN
• El Rio Vista, Gilbert de la O Park, St. Paul, MN
• Richfield Veterans Park, Richfield, MN
TEAM
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #3
Restaurant
Location
8636.00 | 01-06-2023
LOCATION
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #4
Restaurant
Statement of Use
8636.00 | 01-06-2023
STATEMENT OF USE
LOT 2: RESTAURANT
The Restaurant component will
reside in the central portion of
the site, Lot 2. The building will
be three levels in design with a
lower (basement) level and first
and second levels above grade.
The approximate footprint size of
the building is 4,500 sq. ft. with a
total building size of approximately
13,500 sq. ft. The site plan includes
31 spaces of surface parking with
convenient access to the restaurant
entry. In addition to surface park-
ing on site, the restaurant would be
served by the Grandview Parking
Structure and pedestrian bridge,
along with valet service provided
by the operator.
Our intention is to bring our blend
of focused hospitality and unique
dining experiences to the City of
Edina. As a group, we believe an
elevated Pizza concept would be
warmly welcomed by the City and
its residents. We would highlight
an open hearth for pizza cooking
as well as small plates, entrées and
seasonal vegetables. We would im-
plement a craft cocktail program
that has become a staple at all of
our locations, and we would offer
an wine list that takes an esoteric
approach while incorporating the
recognizable labels for familiarity.
We would pair this concept with
a secret/underground bar perfect
for a late night Old Fashioned, a
Negroni, and a slice of pizza.
The top floor would boast a private
event space for family gatherings
and small businesses while being
utilized for overflow dining when
not booked with events. An expan-
sive outdoor patio would sit adja-
cent to the restaurant welcoming
guests all summer long, extending
into the spring and fall. The patio
would open up to the outdoor lawn
which gives us an opportunity to
welcome all residents in a com-
munity gathering space. We would
activate the lawn all year round in
conjunction with the City and pro-
grammed activities.
Grandview Yard springs from a vision for a vibrant, connected new
district that adds vitality to the surrounding commercial and multi-family
neighborhoods.The inclusion of a privately-operated hospitality, dining
and event destination will be a catalyst to acheive that vision. We’re
proposing a restaurant concept designed to bolster the transformational
vision of Grandview Yard as a destination where people from across the
metro gather, create community and experience the best of Edina.
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #5
Restaurant
Site Plan
8636.00 | 01-06-2023
SITE PLAN
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 35
SITE PLAN
INSPIRATIONAL IMAGES
RESTAURANT COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVELot 1: Senior Cooperative
Lot 2: Restaurant
Lot 3: Grandview Yard
EVENT LAWN
OUTDOOR BAR &
PIZZA HEARTH
MIX OF DINING, LOUNGE,
& INDEPENDANT SEATING LANDSCAPE FENCE
LANDSCAPE FENCE
MONUMENT SIGN >
LANDSCAPE FENCE
OUTDOOR DINING/LOUNGE
PUBLIC
ACCESS
ROUTE
RESTAURANT
Shown for Reference Only
– Not part of site plan application –
Shown for Reference Only
– Not part of site plan application –
INDEPENDANT SEATING TO INCLUDE
HEATING AND OPPORTUNITY FOR
MORE PRIVATE DINING EXPERIENCE
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #6
Restaurant
Landscape Plan
8636.00 | 01-06-2023
LANDSCAPE PLAN
PLAN NOTES:
• FINAL TREE SELECTIONS AND SIZING TO
BE COORDINATED WITH CITY FORESTER.
• BOULEVARD TREE SELECTIONS TO BE
COORDINATED WITH CITY FORESTER
Plant Schedule
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #7
Restaurant
Elevations & Building Materials
8636.00 | 01-06-2023
ELEVATIONS & BUILDING MATERIALS
Dark Wood Slats
18” Standing Seam
Metal Panels
Steel Frame Structure
– Black Powdercoat
Painted Concrete
Masonry Units
Anodized Aluminum
Storefront – Black
Wood Trellis
Millboard
Concrete
Gravel
Turf/Landscape
WEST ELEVATION, MAIN BUILDING
Material SF Percent (%)
A–Wood 137 6.4
B–Metal 1918 89
C–Steel 0 0
D–Painted CMU 100 4.6
E–Aluminum Storefront 0 0
WEST ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 117 75
E–Aluminum Storefront 40 25
NORTH ELEVATION, MAIN BUILDING
Material SF Percent (%)
A–Wood 647 46.88
B–Metal 365 26
C–Steel 30 2.2
D–Painted CMU 0 0
E–Aluminum Storefront 351 25
NORTH ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 225 75
E–Aluminum Storefront 75 25
EAST ELEVATION , MAIN BUILDING
Material SF Percent (%)
A–Wood 677 32
B–Metal 213 10.6
C–Steel 30 1.4
D–Painted CMU 6 .4
E–Aluminum Storefront 1162 55.6
EAST ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 117 75
E–Aluminum Storefront 40 25
SOUTH ELEVATION, MAIN BUILDING
Material SF Percent (%)
A–Wood 921 39.3
B–Metal 155 6.6
C–Steel 30 1.3
D–Painted CMU 44 1.8
E–Aluminum Storefront 1177 51
SOUTH ELEVATION, HEARTH BUILDING
Material SF Percent (%)
A–Wood 225 75
E–Aluminum Storefront 75 25
SOUTH ELEVATION
EAST ELEVATION
NORTH ELEVATION
WEST ELEVATION
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #8
Restaurant
Plat Survey
8636.00 | 01-06-2023
PLAT SURVEY
These surveys reference the overall development submittal from July 2022. The City of Edina has contracted with Louks for a formal survey to be performed at a later date.
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 19
SURVEY
N
SCALE IN FEET
0 50 100
KNOW ALL PERSONS BY THESE PRESENTS: That Edina Housing and Redevelopment Authority, a Minnesota public
body corporate and politic, fee owner of the following described property situated in the County of Hennepin, State of
Minnesota, to wit:
Lots 2, 3, 4, 5, 6, 7, 8, 9 and 10; The East 90 feet of Lots 11 to 19 inclusive; all in Block 2, "Grand View Heights".
That part of Government Lot 8, Section 28, Township 117, Range 21, lying North of the center line of Eden Avenue and
East of a line drawn parallel to the main track of the Minneapolis, Northfield and Southern Railway from a point on the
North line of said Government Lot 8 distant 582 feet East from the Northwest corner of said Government Lot 8.
Has caused the same to be surveyed and platted as GRANDVIEW YARD, and does hereby dedicate to the public for
public use the public way, and does also dedicate the drainage and utility easements as created by this plat.
In witness whereof said Edina Housing and Redevelopment Authority, a Minnesota public body corporate and politic, has
caused these presents to be signed by its proper officer this _______ day of _________________________, 20______.
Signed: Edina Housing and Redevelopment Authority
___________________________________ , Executive Director
STATE OF ______________________
COUNTY OF ____________________
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by
_________________________, Executive Director of Edina Housing and Redevelopment Authority, a Minnesota public body
corporate and politic, on behalf of the public body.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, _______________________ County, ______________________
My Commission Expires _________________________
SURVEYORS CERTIFICATION
I Jared J. Averbeck 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 all
mathematical 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______.
______________________________________________
Jared J. Averbeck, Licensed Land Surveyor,
Minnesota License No. 53642
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by
Jared J. Averbeck.
___________________________________ ______________________________________________
Signature Printed Name, Notary
Notary Public, County, Minnesota
My Commission Expires January 31, 2025
EDINA, MINNESOTA
This plat of GRANDVIEW YARD was approved and accepted by the City Council of the City of Edina, Minnesota, at a
regular meeting thereof held this ________ day of _________________________, 20______, and said plat is in compliance
with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2.
City Council, Edina, Minnesota
By: ________________________________________, Mayor By:_________________________________________,Manager
RESIDENT AND REAL ESTATE DEPARTMENT, Hennepin County, Minnesota
I hereby certify that taxes payable in 20______ and prior years have been paid for land described on this plat, dated this
________ day of _________________________, 20______.
Mark V. Chapin, County Auditor By: ________________________________________, Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this ________
day of _________________________, 20______.
Chris F. Mavis, County Surveyor By: ________________________________________
REGISTRAR OF TITLES, Hennepin County, Minnesota
I hereby certify that the within plat of GRANDVIEW YARD was filed in this office this ________
day of _________________________, 20______, at ______ o'clock _____.M.
Martin McCormick, Registrar of Titles By: ________________________________________, Deputy
R.T. DOC. NO. _____________________
LOUCKS
BEING 5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS ARE
SHOWN THUS: (NOT TO SCALE)
DENOTES FOUND 1/2 INCH IRON MONUMENT,
CAPPED "LS 44890", UNLESS OTHERWISE NOTED
DENOTES FOUND HENNEPIN COUNTY
CAST IRON MONUMENT
DENOTES 1/2 INCH X 14 INCH IRON
MONUMENT SET, MARKED "LS 53642"
LOT CORNERS THAT FALL IN THE MIDDLE OF
TRAVELED RIGHT-OF-WAYS WILL NOT BE SET;
UNSAFE DUE TO TRAFFIC
SECTION BREAKDOWN
Section 28, Township 117, Range 21
Hennepin County, Minnesota
No Scale
BEARINGS ARE BASED ON THE NORTH LINE OF
GOVERNMENT LOT 8, SECTION 28, TOWNSHIP 117,
RANGE 21 HAVING A BEARING OF
NORTH 89 DEGREES 43 MINUTES 45 SECONDS WEST.
E. 1/4 corner detail
No Scale COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVE01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #9
Restaurant
Registered Survey
8636.00 | 01-06-2023
REGISTERED SURVEY
These surveys reference the overall development submittal from July 2022. The City of Edina has contracted with Louks for a formal survey to be performed at a later date.
Grandview
Yard
5146 Eden Avenue South
Edina, MN 55436
07-25-2022
#75372-22075
SHEET 20
ALTA SURVEY
*NOTE: SHEET REDUCED FROM ORIGINAL.
REFERENCE GRAPHIC SCALE.COVER SHEETGRANDVIEW YARDRESTAURANTSENIOR COOPERATIVE01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #10
Restaurant
Site Plan
8636.00 | 01-06-2023
SITE PLAN
B612 CURB
& GUTTER
TYP-SEE DETAIL
B612 CURB
& GUTTER
TYP-SEE DETAIL
CONCRETE SIDEWALK
WITH 6" RISERS &
HANDRAILS
TYP-SEE DETAIL
CONCRETE APRON
TYP-SEE DETAIL
TRASH ENCLOSURE
12-6" RISERS
W/RETAINING
WALLS
SEE DETAIL
RETAINING WALLS
SEE DETAIL
10.0
RETAINING WALL
SEE DETAIL
RETAINING WALL
SEE DETAIL
RETAINING WALL
SEE DETAIL
18.0
24.0
18.0
60.6
76.1
14
16
ADA STALL
TYP-SEE DETAIL
MONUMENT SIGN
WAY FINDING
SIGN
N
SCALE IN FEET
0 20 40
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 01 /26 / 2023 4:35 PMW:\2021\21062\CADD DATA\CIVIL\_dwg Sheet Files\Jesters Restaurant\C2-1 SITE PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
GRANDVIEW
YARD -
RESTAURANT
EDINA, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
21062
MJS
IWF
MJS
01-19-23
.
01-05-23 CITY SUBMITTAL
01-26-23 CITY COMMENTS
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C4-1 UTILITY PLAN
SITE PLAN
C2-1
SITE NOTES
1.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5.TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6.ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7.BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
8.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
CURRENT ZONING:PUD
PROPOSED ZONING:PUD
PROPERTY AREA:3.14 AC
EXISTING IMPERVIOUS AREA:2.44 AC
PROPOSED IMPERVIOUS AREA:1.95 AC
SITE DATA
EXISTING REGULAR SURFACE PARKING = 0 STALLS
PROPOSED REG SURFACE PARKING = 26 STALLS
EXISTING ACCESSIBLE SURFACE PARKING = 0 STALLS
PROPOSED ACCESIBLE SURFACE PARKING = 4 STALLS
TOTAL PARKING PROVIDED = 30 STALLS
OFF-STREET PARKING CALCULATIONS
SIGNAGE AND STRIPING NOTES
1.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ON
THIS PLAN.
2.CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADING
AISLES WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH.
3.CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITE
PAINT.
4.ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHERE
REQUIRED.
5.ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREAS
TO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TO
DETAIL.
6.ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED AT
THE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOP
BARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.
7.ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
PAVEMENT TYPES
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8-1 FOR TYPE AND DEPTH
INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #11
Restaurant
Grading Plan
8636.00 | 01-06-2023
GRADING PLAN
888888888841.28
43.05
42.96
42.87
42.95 42.94
42.86 42.52
43.44
1.1%88828.3
29.9
30.0
31.0
34.2
32.5
30.9
32.633.1
34.0
32.5
33.75
32.233.45
32.90
34.5
34.5
36.9
34.35
32.0 33.0 32.25
30.8
29.6 28.75 28.6 29.2028.45
28.9
30.0
28.65
TW=931.75
GW=923.5
TW=934.25
GW=923.25
TW=935.0
GW=924.75
TW=930.6
GW=930.6
TW=930.1
GW=930.1
TW=932.0
GW=930.6
TW=931.8
GW=930.1
34.5
25.5
22.75 33.834.3 34.1
33.6
3.0%1.5%1.3%1.5%6.1%34.5 34.4 34.4
34.3
34.03
34.31.3%1.0%1.2%
1.6%
1.
2
%
34.03
34.4
34.82
34.45
34.73
1.3%1.4%
1.0%
1.
4
%1.0%34.3
1.2%1.2%0.0%34.21.8%1.4%41.05 13-6" RISERS
FFE-934.5
2nd FLOOR-948.0
BASEMENT-921.5
FFE-934.3
1.0%2.2%2.6%
3.9%
1.5%883.3%6.1%3.3%30.6 30.33.3%3.0%
33.6
34.1
33.7133.9
33.91.5%2.2%1.1%2.0%10' RAMP @
5%
8888884 - 6" RISERS &
SIDEWALK @ 1.5%
30.1 3.1%28.95
2%2.4%
N
SCALE IN FEET
0 20 40
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 01 /26 / 2023 4:46 PMW:\2021\21062\CADD DATA\CIVIL\_dwg Sheet Files\Jesters Restaurant\C3-1 GRADING PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
GRANDVIEW
YARD -
RESTAURANT
EDINA, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
21062
MJS
IWF
MJS
01-19-23
.
01-05-23 CITY SUBMITTAL
01-26-23 CITY COMMENTS
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C4-1 UTILITY PLAN
GRADING
PLAN
C3-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GRADING, DRAINAGE & EROSION CONTROL NOTES
1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING,
OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS
IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT
SUMPED ELEVATIONS.
3.ALL ACCESSIBLE ROUTES SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND
A RUNNING SLOPE NOT EXCEEDING 5%.
4.AT TURNING POINTS ALONG THE ACCESSIBLE ROUTE THE PAVEMENT SHALL NOT EXCEED 2% IN
ANY DIRECTION FOR AN AREA 60" IN DIAMETER.
5.ALL PUBLIC SIDEWALKS SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOT EXCEEDING 2% AND A
RUNNING SLOPE NOT EXCEEDING 5%.
6.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND
SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL
VEGETATION IS ESTABLISHED.
7.FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF
WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACE
GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES).
8.REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO. B2105702),
DATED 9/2/2021 AS PREPARED BY BRAUN INTERTEC CORPORATION FOR AN EXISTING SUBSURFACE
SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS.
9.STREETS MUST BE CLEANED AND SWEPT DAILY OR AS DIRECTED BY CITY WHEN SEDIMENTS
OCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING
SCHEDULE MUST BE ESTABLISHED. FAILURE TO PERFORM ANY STREET SWEEPING WITHIN 6 HOURS
OF NOTICE BY THE CITY WILL RESULT IN WORK BEING PERFORMED BY CITY WITH ALL COSTS
BILLED
10.DUST MUST BE ADEQUATELY CONTROLLED.
11.PER NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSAL SYSTEM
(NPDES/SDS) REQUIREMENTS, THE WASHOUT AND CLEANOUT OF STUCCO, PAINT, CONCRETE,
FORM RELEASE OILS, CURING COMPOUNDS, AND OTHER CONSTRUCTION MATERIALS SHALL BE
PROPERLY CONTAINED AND DISPOSED OF. THE CONTRACTOR SHALL BE RESPONSIBLE FOR
PROVIDING AND USING APPROVED METHODS OF CONTAINMENT SUCH AS PRE-FABRICATED
WASHOUT CONTAINERS, CONCRETE WASHOUT TOTE, READY MIX TRUCKS WITH SELF CONTAINED
CHUTE CLEANOUT, ETC.
12.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #12
Restaurant
Utility Plan
8636.00 | 01-06-2023
UTILITY PLAN
884
4448888888888888812.1888888888884
4
4
4
4
444MH OVER EX. STORM
RIM=924.5
INV=922.10 NW
INV=921.95 +/- N/S
CONNECT TO EX.
SANI.
INV=932.35
33 LF 8" SANI PVC
@ 1.0%
STUB INV=932.68
57 LF 6" WATER SERVICE
MH OVER EX. SAN.
RIM=925.85
INV=915.40 W
INV=915.22 +/- N/S
72 LF 8" SANI PVC
@ 1.0%
118 LF
8
"
S
A
N
I
P
V
C
@
1
.
0
%
8" SANI SERVICE
INV: 918.16
CBMH
RIM=928.70
INV=922.37
53 LF 12" RCP @ 0.5%
CBMH
RIM=928.65
INV=924.95
CB
RIM=928.45
INV=925.00
ROOF LEADER
18 LF 12" PVC @ 1.0%
INV=925.13
SANI MH 1
RIM=928.7
INV=916.22 NW
INV=916.12 SE
CBMH
RIM=932.25
INV=927.09 N
INV=926.0 W
WET TAP EX. 8" WATER
W/8"x6" TEE
9 LF 12" RCP @ 1.5%
CBMH
RIM=932.00
INV=928.0 N
INV=926.0 E
68 LF 12" PVC @ 1.0%
ROOF LEADER
INV=928.68
15" GRATE
RIM=923.0
INV=916.96
87 LF 8" PVC
@ 1.0%
15" GRATE
RIM=922.75
INV=917.82
85 LF 8" PVC
@ 2.0%
15" GRATE
RIM=925.5
INV=919.52
81 LF 8" PVC
@ 2.0%
2x400 LF 6" PVC DRAINTILE
INV=922.75
6" CLEANOUT @ ENDS
200 LF 6" WATER SERVICE
4" SANI SERVICE
1.5" WATER SERVICE
TRENCH DRAIN 66' @ 0.5%
ACO KLASSIC DRAIN W/MH
RIM-934.03
INV-933.53 W
INV-933.20 E
INV-931.60 DROP
TRENCH DRAIN 114' @ 0.5%
ACO KLASSIC DRAIN
RIM-934.4
INV-933.50
28 LF 12" PVC
@ 0.5%
3-30' @ 1.0% 4" DRAINTILE
FINGER DRAINS FOR ARTIFICIAL
TURF
104 LF 12" PVC @ 4.0%
MH
RIM=934.05
INV=931.5 W
INV=930.25 S
INV-933.36 N
66 LF 8" SANI PVC @ 1.0%
SANI MH 2
RIM=934.2
INV=916.98 W
INV=916.88 S
26 LF 12" RCP @ 0.5%
CBMH
RIM=928.80
INV=925.0 W
ORIFICE=925.25
WEIR=925.75
INV DT=922.60
INV=922.50 SE
WET TAP EX. 8" WATER
W/8"x6" TEE
11 LF 18" PVC @ 0.5%
7 LF 12" RCP @ 1.0%
STORMTRAP ST1 4'6"
55.2' X 99.5'
TOP=927.25
TOP SAND=924.75
INV=922.75
8 LF 15" PVC @ 2.0%
N
SCALE IN FEET
0 20 40
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 01 /26 / 2023 1:46 PMW:\2021\21062\CADD DATA\CIVIL\_dwg Sheet Files\Jesters Restaurant\C4-1 UTILITY PLANOUCKSL
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
CADD QUALIFICATION
GRANDVIEW
YARD -
RESTAURANT
EDINA, MN
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Michael J. St. Martin - PE
Project Lead
Drawn By
Checked By
Loucks Project No.
24440
21062
MJS
IWF
MJS
01-19-23
.
01-05-23 CITY SUBMITTAL
01-26-23 CITY COMMENTS
C2-1 SITE PLAN
C3-1 GRADING & DRAINAGE PLAN
C4-1 UTILITY PLAN
UTILITY PLAN
C4-1
PARKING STALL COUNT
ACCESSIBLE PARKING STALL
2
LEGEND
CATCH BASIN
STORM SEWER
SANITARY SEWER
WATERMAIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SPOT ELEVATION
SIGN
LIGHT POLE
POWER POLE
WATER MANHOLE / WELL
CONTOUR
CONCRETE CURB
UNDERGROUND ELECTRIC
CONCRETE
TELEPHONE PEDESTAL
UNDERGROUND TELEPHONE
UNDERGROUND GAS
OVERHEAD UTILITY
CHAIN LINK FENCE
BUILDING
RETAINING WALL
NO PARKING
UNDERGROUND FIBER OPTIC
SANITARY SEWER SERVICE
WATER SERVICE
ELECTRIC METER
GAS METER
TREE LINE
EXISTING PROPOSED
972
DRAINTILE
FORCEMAIN 373PARKING SETBACK LINE
BUILDING SETBACK LINE
2
FENCE
FLARED END SECTION
POST INDICATOR VALVE
BENCHMARK
SOIL BORING
3DIRECTION OF FLOW 1.0%
972.5
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS
OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY
COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF
LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT
651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF
ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
UTILITY NOTES
1.ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED
AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE MINNESOTA
PLUMBING CODE, AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS
ASSOCIATION OF MINNESOTA (CEAM), 2018 EDITION.
2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL.
ALL COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM
SPECIFICATION AND THE GEOTECHNICAL REPORT.
3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS
OF THE STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND
BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY,
OR WORK IMPACTING PUBLIC UTILITIES. CONTRACTOR TO OBTAIN ALL UTILITY
CONNECTION PERMITS FROM CITY OF AUSTIN PUBLIC WORKS DEPARTMENT PRIOR TO
STARTING CONSTRUCTION.
4.ALL STORM SEWER, SANITARY SEWER, AND WATER SERVICES SHALL TERMINATE 5' FROM
THE BUILDING FACE UNLESS OTHERWISE NOTED.
5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL
SEPARATION IS REQUIRED BETWEEN WATERMAIN AND ALL UTILITIES UNLESS OTHERWISE
NOTED.
6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER.
EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION
TO SANITARY OR STORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST
WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES
AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED
WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BE ATTAINED.
7.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF
PAVEMENT UNLESS OTHERWISE NOTED.
8.PROPOSED PIPE MATERIALS:
WATERMAIN DIP 6"/8" DIAMETER
SANITARY SEWER PVC SCH 40 8" DIAMETER
STORM SEWER PVC SCH 40 6"/8" DIAMETER
RCP 12"/15" DIAMETER
9.ALL SANITARY SEWER WYES, TEES AND SERVICES SHALL BE 6" PVC SCH 40.
10.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED
WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED
ACCORDANCE WITH MINNESOTA RULES, PART 4714.
11.REFER TO ARCHITECTURAL AND STRUCTURAL PLANS FOR FOUNDATION DRAINTILE.
12.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR
WATERTIGHT (SEE MINNESOTA RULES, PART 4714). APPROVED RESILIENT RUBBER JOINTS
MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCH BASINS,
AND OTHER STRUCTURES.
13.THE 2020 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD
SPECIFICATIONS FOR CONSTRUCTION" SHALL GOVERN IN ADDITION TO REQUIREMENTS
SET FORTH IN THE CITY OF SOUTH ST PAUL SPECIAL PROVISIONS TO CEAM 2611 AND 2621
AND CITY OF SOUTH ST PAUL DETAIL PLATES
14.HIGH-DENSITY POLYETHYLENE (PERFORATED HDPE) STORM DRAINS MUST COMPLY WITH
MINNESOTA RULES, PART 4714:
a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252.
b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306.
c.ALL FITTINGS MUST COMPLY WITH ASTM D3212.
d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #13
Restaurant
Floor Plans
8636.00 | 01-06-2023
FLOOR PLANS
76'-1 1/2"5'-10"
UP MAIN FLOORUPPER LEVELLOWER LEVEL01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #14
Restaurant
Visualizations
8636.00 | 01-06-2023
VISUALIZATIONS
Trees hidden
for clarity
Trees hidden
for clarity
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations
Restaurant at
Grandview Yard
5146 Eden Avenue South
Edina, MN 55436
Developer (Restaurant)
JESTER CONCEPTS
730 N. Washington Ave., Minneapolis, MN 55401
Brent Frederick, Owner
(612) 354-3135
brent@jesterconcepts.com
Architect (Restaurant)
SHEA
10 S. Eighth St., Minneapolis, MN 55402
Jordan Brookens, Project Manager
(612) 594-4232
jordan.brookens@sheadesign.com
Landscape Architect
CONFLUENCE
530 N. 3rd St. #120, Minneapolis, MN 55401
Terry Minarik, Principal
(952) 451-0144
tminarik@thinkconfluence.com
Civil Engineer
LOUCKS
7200 Hemlock Ln. N. #300, Maple Grove, MN 55369
Michael J. St. Martin, President, Principal
(763) 496-6720
MStMartin@loucksinc.com
Sheet #15
Restaurant
Visualizations
8636.00 | 01-06-2023
VISUALIZATIONS
Trees hidden
for clarity
Trees hidden
for clarity
01-27-2023 CoverTeamLocationStatement of UseSite PlanLandscape PlanElevations & Building MaterialsCivil SheetsFloor PlansVisualizations