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2018-11-14 Planning Commission Packet
Agenda Plan n ing Com m ission City Of Edina, Minnesota City Hall, Council Chambers Wednesday, November 14, 2018 7:00 PM I.Call To Order II.Roll Call III.Approval Of Meeting Agenda IV.Approval Of Meeting Minutes A.Minutes: Planning Commission, October 24, 2018 V.Special Recognitions And Presentations A.Advisory Board & Commission Minutes - Scott Neal B.4100 West 76th Street - Are the Proposed Plans Consistent with the Comprehensive Plan VI.Public Hearings A.Variance Request B-18-30 for 5913 Hansen Road B.Solar Energy Systems Ordinance Amendments C.Preliminary Rezoning & Preliminary Development Plan with Variances at 4532 France Avenue VII.Community Comment During "Community Comment," the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to sta% for consideration at a future meeting. VIII.Reports/Recommendations IX.Correspondence And Petitions X.Chair And Member Comments XI.Sta; Comments XII.Adjournment The City of Edina wants all res idents to be c om fortable being part of the public proc ess . If you need as sistance in the way of hearing ampli=c ation, an interpreter, large-print documents or s om ething els e, pleas e c all 952-927-8861 72 hours in advanc e of the m eeting. Date: November 14, 2018 Agenda Item #: I V.A. To:P lanning C ommission Item Type: F rom:Liz O ls on, Administrative S upport S pecialist Item Activity: Subject:Minutes : P lanning C ommis s ion, O ctober 24, 2018 Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: P lease approve the October 24, 2018, P lanning C ommission Meeting Minutes. I N TR O D U C TI O N: AT TAC HME N T S: Description Minutes : Planning Commis s ion, October 24, 2018 Draft Minutes☒ Approved Minutes☐ Approved Date: Page 1 of 8 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers October 24, 2018 I. Call To Order Chair Olsen called the meeting to order at 7:02 PM II. Roll Call Answering the roll call was: Commissioners Miranda, Lee, Strauss, Mangalick, Nemerov, Hamilton, Berube, Chair Olsen. Staff Present: Cary Teague, Community Development Director, Kris Aaker, Assistant Planner, Jennifer Bennerotte, Communications & Technology Services Director, Liz Olson, Support Staff Absent from the roll call: Commissioners Thorsen, Melton and Bennett III. Approval Of Meeting Agenda Chair Olson commented that the Special Recognitions and Presentations with Scott Neal has been removed from the agenda. A motion was made by Commissioner Hamilton to approve the October 24, 2018 meeting agenda. Commissioner Berube seconded the motion. The motion carried. IV. Approval Of Meeting Minutes Commissioner Strauss moved to approve the October 10, 2018, meeting minutes. Commissioner Hamilton seconded the motion. The motion carried. V. Special Recognitions And Presentations A. Advisory Board and Commission Minutes from Scott Neal moved to the November 14, 2018 Planning Commission meeting agenda. VI. Public Hearings A. Staff Presentation, 4601 Meadow Road, Variance Planner Aaker presented the staff report for 4601 Meadow Road, Edina, MN. The home in a one-story rambler with a tuck-under garage built in 1945. The applicant is proposing to remodel the existing first floor and add a second story to the existing structure. The existing structure does not meet the required front yard setback along the west side of the property. A setback of 10 feet is provided from Draft Minutes☒ Approved Minutes☐ Approved Date: Page 2 of 8 the west property line and is non-conforming. The proposed second floor will be farther from the front lot line at 14.1 feet from the front lot line than the existing setback. The required front yard setback is 47.7 feet bisects 3/4ths of the current home. Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked Planner Aaker to clarify the language of the recommended action that is being asked of the Planning Commission in regards to the variance. Aaker replied that the recommended is to approve a 33.6 foot front yard setback variance. • Commissioners stated that a comment was received by the rear yard neighbor. Aaker explained that the changes would be getting higher, not closer to the neighbor in back. Appearing for the Applicant David Daly introduced himself and explained that he bought the house in 2015 with no intention of remodeling. With a second daughter be added to the family, they realized they needed more space and wanted to stay in Edina. Public Hearing • Keelin Kane, 4600 France Ave S stated that she lives behind the property. Kane stated that the concerned comment to the Planning Commission was made by her townhouse neighbor who has windows facing the west side of the building that would look into the windows into the new addition. Kane asked how high the existing home and roof are and Aaker replied that it was not shown on the plans. Commissioner Strauss moved to close the public hearing. Commissioner Miranda seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners commented that the second story was built into the roof and also that the treatment is well done and keeping with the neighbors. Commissioners commented that the upper story could benefit from a dormer. Motion Commissioner Hamilton moved approval of the variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Berube seconded the motion. The motion carried unanimously. B. Staff Presentation, Comprehensive Plan Amendment, Preliminary Rezoning, and Preliminary Development Plan, 7200 and 7520 France Avenue Draft Minutes☒ Approved Minutes☐ Approved Date: Page 3 of 8 Director Teague presented the staff report for 7200 and 7250 France Ave, Edina, MN. Teague explained that France Equities is requesting a redevelopment of both 7200 and 7250 France Avenue. Staff recommended approval of the requests. Ed Terhaar, Wenck Associates, introduced himself and gave a presentation on the traffic and parking study. Discussion/Comments/Questions o Commissioners asked Terhaar if he was a part of discussions with Hennepin County regarding the right in and right out on France Avenue. Terhaar replied that he was not involved and he does not know. Director Teague replied that Hennepin County’s concern was the spacing in between to the two intersections but they seem open to the idea. Design changes, like a right turn lane, would still need to be discussed by sitting down with Hennepin County. o Commissioners asked why the numbers practically double in regards to the number of trips and Terhaar replied that it’s based off of the use and building size. Regular office space is a bit lower, especially on weekends, than medical dental office due to appointments. o Commissioners asked if there was a comparison in traffic and the impact to the neighborhood on 72nd if it were a medical office building. Terhaar replied that it is 120 vehicles per day larger. Commissioners asked if the access on 72nd was a right in and right out and Terhaar replied that the traffic study was done with it being full access. o Commissioners addressed the woonerf and how much traffic is using it. Terhaar replied that the volume shown on each access are reasonable and also expressed the concern of controlling the speed. There needs to be more discussion about traffic calming and items in place to reduce speeds. o Commissioners asked Director Teague to explain what could be built on the property that is code compliant. Director Teague replied that the uses that are allowed are primarily office, medical use, and some retail. Teague added that the PUD would allow the new use of residential. o Commissioners asked Director Teague to clarify the final height and final number of stories is that is proposed. Teague replied that the maximum highest at the mezzanine is 86.5 feet and that is where he measured the setback requirements from. Teague added that the fifth story is at 60 feet. o Commissioners asked Director Teague where the entry and exits points are off of the site. Teague replied there is access of 72nd Street, Gallagher onto the woonerf, the right in and right out on France, and the entrance into underground parking. o Commissioners asked Teague if the height setback distance requirement is from R-1 or single family and the requirement specifies only specifies R-1 and did not include R-2. Appearing for the Applicant Dean Dovolis, DJR Architects, presented on how the project had progressed since the sketch plan review, how it’s adapted to the Southdale Group, the project itself, the features of the project, and a 3D walk through. Draft Minutes☒ Approved Minutes☐ Approved Date: Page 4 of 8 Discussion/Comments/Questions o Commissioners asked Dovolis about the woonerf and the grey raised areas for cars. Dovolis replied that the subtle humps to slow traffic and Spalding south serves as a small round-a-bout to keep traffic at a slow pace. Commissioners also asked about the covered bus stop shown, and Dovolis replied that it’s a possibility and they have to work with Hennepin County and Metro Transit to develop a covered bus stop. o Commissioners asked if 72nd was going to be reconstructed and Dovolis replied that he hopes so. The idea came out of the second public meeting and something he wanted to put forth. o Commissioners commented on how Southdale is trying to day light some of the storm water and asked Dovolis if he looked at the potential to do that with the site plan. Dovolis replied that the conservation district by the townhouses would be day lighted. The sections between the buildings are too tight to make that work. o Commissioners asked if is potential to have access to the public space from France Ave. Dovolis replied that it depends on how the retail tenants layout, but it would be an interior corridor connection. o Commissioners asked Dovolis if landscaping could be put up right against France Avenue and Dovolis replied that he could move the sidewalk in and keep the boulevard. Dovolis said the sidewalk could cut deeper in and the boulevard could continue. o Commissioners commented that the Greater Southdale is looking for materials to be solid and “100 year buildings.” Dovolis replied that the metal, stucco, and stone are first rate and quality materials. They wanted a variety of context in the façade to the woonerf. o Commissioners asked Dovolis about the parking and if he thought if the only access was off France Avenue that it would get backed up. He replied yes and commented that some cars mixed with pedestrians provide a nice shared street and provides connectivity. o Commissioners asked if there will be charging stations for electric vehicles and Dovolis responded yes. o Commissioners suggested purposely showing some of the solar panels so people can see they are there and also showing that some water so people are educated that it is there as well. Public Hearing Dave Goodwin, 4200 W 76th Street, stated that he is concerned about the use of the property. He also stated that he was concerned about the safety and security of the businesses surrounding the proposed project. Hope Melton, 4825 Valley View Road and Coordinator of Edina Neighbors for Affordable Housing, stated that she is concerned about Edina’s urgent need for affordable housing and supports the approval of the Comprehensive Plan Amendment, Preliminary Rezoning, and Preliminary Development Plan. The positives Melton stated were that the unit are integrated and good building location in the Greater Southdale area, and is near public transit. Draft Minutes☒ Approved Minutes☐ Approved Date: Page 5 of 8 Manish Virmani, 7312 Glouchester Drive, stated that the traffic study and that the numbers shown could be a lot greater with people driving on 72nd Street to access Highway 100. Vermani expressed concerns include Cornelia Elementary traffic and the increase concern for pedestrian safety in the neighborhood and parking overflow. Steve Brown, 7215 Bristol Circle, stated that he has been a resident for 51 years. Brown stated that the traffic would be greater with a currently permitted use building, 20 percent affordable housing is positive, and the protection and creation of the conservation easement is positive. Arnie Bigbee, 7621 Edinborough Way, commented on the Centennial Lakes and Edinborough townhomes and how those communities have a dense housing arrangements and it doesn’t affect the driving in the area. Bigbee also positively commented on the amount of affordable housing being included in the project. Erin Braum, 4208 Naval Drive, commented on how the neighbors don’t want more traffic and 800 units it too many to put on top of the neighborhood. Sam Stern, 7121 Bristol Boulevard, stated he is a teacher and commented on shade effects and what the project is going to sound like with traffic at 50 miles per hour. Rosanne Anderson, on behalf of Cathy Campbell, 7201 Bristol Circle, asked to stop the current proposal and expressed frustration with some of Edina’s elected officials regarding the project. Roseanne Anderson, 7204 Bristol Circle, asked the Planning Commission to consider the condition of blocking off 72nd Street with whatever project is developed so that it is no longer a pass-through street. Paul Hughes, 7208 Bristol Circle, stated frustration that the Planning Commission or City Council receives proposals from developers that don’t follow the Comprehensive Plan. Bill Griffith, Attorney at 8300 Norman Center Drive, commented positively on the traffic and that it is solving the connectivity concern, access, and disbursing traffic. Mark Peterson, 7330 Gallagher Drive, stated that it is a large number of units for five acres, the façade on the ground floor could be stone or a similar warmer material, and also wanted to know where the 75 foot tower is going to go for the antennas. Bruce McCarthy, 6708 Pointe Drive, stated that he wants the Planning Commission to follow the process that has been set in place for City Council, Planning Commission, Task Force, and Staff. Mark Mitchell, 7001 Heatherton Trail, commented on 70th Street 11 years ago when the neighborhood and the city came together and added a circle for traffic and a bike friendly path. Mitchell stated the 72nd Street is a drag strip currently and traffic is a concern and proposed to slow it down somehow. Nora Davis, 6921 Southdale Road, stated how the traffic studies never seem to find an issue and discussed how the renderings of some projects look different once built. Draft Minutes☒ Approved Minutes☐ Approved Date: Page 6 of 8 John Carlson, 4433 Ellsworth Drive, stated that the height and density detract from the neighborhoods and commented that this project is the largest unit being proposed in Edina. Jenna Alden, 4417 Ellsworth Drive, stated that the traffic study reference quantity and not quality and how the residents will go into the neighborhoods. Alden stated that the affordable housing shouldn’t fall on this proposal alone. Sandy Carlson, 4433 Ellsworth Drive, stated that she doesn’t support the project and this project is wrong for this site. Carlson stated there is more land in the Southdale area to build instead of this lot and commented that there is not enough parking. Richard Swanson, 4500 Hibiscus, commented that Cornelia school can’t accommodate additional elementary school children. Bob Gubrud, 4421 Ellsworth Drive, stated that he would like to know what the covenant is that the neighborhood west of France has with the Planning Commission that is continually challenged. Vernon Harsberry, 7320 Gallagher Drive, asked what the current zoning is and what you could build following current zoning and Director Teague replied a 4-story 48 foot office or medical office building. Motion Commissioner Hamilton moved to close the public hearing. Commissioner Berube seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners Hamilton requested that the 72nd Street issue should be separately looked at by Engineering, because the connectivity is important as well as the traffic through 72nd Street. Hamilton also discussed the Edina school’s 15 percent excess capacity and that needs to be addressed. Hamilton also commented that this project is right across the street from access to the promenade. • Commissioner Berube commented that the variations have gotten better and the developer has done a diligent job in addressing concerns and she supports the project. Berube discussed the process and how the Planning Commissions job is to advise City Council. • Commissioner Nemerov complimented Director Teague’s and Dovolis’ presentation and discussed the 60 foot limit is the reason he does not support the project. Nemerov also commented that the Comprehensive Plan sets out the guidelines that the people at the time thought was best for the City of Edina. • Commissioner Strauss stated this was one of the more difficult projects to make a decision on. Strauss also commented that there is a process to amend the Comprehensive Plan and it is currently taking place. Strauss commented on the review by Staff and stated it was convincing. • Commissioner Miranda addressed comments by residents including the 72nd Street traffic issues, the noise of the project in person once built, and density is on a county road because that is where Draft Minutes☒ Approved Minutes☐ Approved Date: Page 7 of 8 the traffic and transit is. Miranda also discussed with the weather extremes and that Edina can be a leader in how we address density in the City. • Commissioner Lee discussed the unique location of this project on France being near residential homes and discussed that there needs to be a process of defining where the extra density should go. Lee stated she believes in the Comprehensive Plan, commented that guidance the Planning Commission has received doesn’t match with this plan, and she is not in support of the plan. • Chair Olsen stated that the project is meeting the height requirements, other than the mezzanine. Olsen stated this is where we want to see density along France Avenue and the plan accommodates the transition zone. Olsen stated that the affordable housing is a great benefit for the city and expressed concern regarding the final building materials. Commissioner Hamilton moved approval of the Comprehensive Plan Amendment, Preliminary Rezoning, and Preliminary Development Plan as outlined in the staff memo subject to the conditions including the conditions listed by the Sustainability Coordinator, the Comprehensive Plan Amendment is only for 7200 and 7250 France Avenue, and the temporary pole needs to be removed once buildings are constructed and antennas relocated onto the building. Commissioner Miranda seconded the motion. Aye: Miranda, Strauss, Hamilton, Berube, Olsen Nay: Lee, Nemerov The motion carried 5-2. Discussion/Comments/Questions • Commissioner Lee commented that the Elementary school and neighborhood need to be considered when discussing that this project is the correct location for increased density. VII. Community Comment None. Commissioner Hamilton moved to close the Community Comment. Commissioner Berube seconded the motion. The motion carried unanimously. VIII. Reports/Recommendations None. IX. Correspondence And Petitions Draft Minutes☒ Approved Minutes☐ Approved Date: Page 8 of 8 None. X. Chair and Member Comments Commissioners applauded the consulting team and 50th & France Work Group and the Community Meeting on Tuesday, October 23rd went well. Commissioners stated there is a Greater Southdale Work Group meeting October 25th at 6:30 pm at Public Works. XI. Staff Comments None. XII. Adjournment Commissioner Hamilton moved to adjourn the October 24, 2018, Meeting of the Edina Planning Commission at 10:19 PM. Commissioner Miranda seconded the motion. The motion carried. Date: November 14, 2018 Agenda Item #: V.A. To:P lanning C ommission Item Type: O ther F rom:S cott Neal, C ity Manager Item Activity: Subject:Advisory Board & C ommission Minutes - S c ott Neal Information C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: I N TR O D U C TI O N: C ity M anager, Scott Neal will inform the P lanning Commission on the format used for minutes for all of the C ity's Advisory Boards and Commissions and C ity C ouncil. Date: November 14, 2018 Agenda Item #: V.B. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:Bill Neuendorf, Economic Development Manager Item Activity: Subject:4100 Wes t 76th S treet - Are the P ropos ed P lans C onsistent with the C omprehens ive P lan 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: Adopt the attached resolution finding that the proposed development P lans for the affordable housing project proposed by Aeon is consistent with the C omprehensive P lan. I N TR O D U C TI O N: AT TAC HME N T S: Description Staff Memo Proposed Plans Planning Commission Resolution TIF Plan City Council Res olution Approving the Comprehensive Plan Amendment for the Aeon project City of Edina • 4801 W. 50th St. • Edina, MN 55424 Economic Development / HRA Phone 952-826-0407 • Fax 952-826-0390 • www.EdinaMN.gov Date: November 14, 2018 To: Chair and Members of the Edina Planning Commission From: Bill Neuendorf, Economic Development Manager Re: Proposed West 76th Street Tax Increment Financing District The Edina Housing and Redevelopment Authority (HRA) has recommended that the City of Edina consider a new Tax Increment Financing (TIF) District to advance community goals in a 2 acre site located in the Greater Southdale area. The City Council has scheduled a Public Hearing to consider this proposal on November 20, 2018. Input from the Planning Commission (regarding compatibility with the Comprehensive Plan) is being solicited in advance of the City Council’s Public Hearing. Specifically, the Planning Commission is asked to confirm that the proposed project (4100 West 76th Street Affordable Apartments) anticipated in the TIF Plan is generally in compliance with Edina’s Comprehensive Plan. Note that Planning Commission’s scope of opinion is established in the MN TIF Statutes 469. Specific details regarding the use, terms and conditions of tax increment financing are evaluated by the Edina City Council and Edina Housing and Redevelopment Authority (not the Planning Commission). The proposed creation of a new Tax Increment Financing District is done in accordance with Section 469 of the Minnesota Statutes and is based on the following activities and findings: • Parcels are located within the boundaries of the Southeast Edina Redevelopment Project Area, • 2008 Edina Comprehensive Plan (pages 4-30 to 4-33) identifies the site as a ‘potential area of change’ , and • Edina’s Comprehensive Plan, as revised October 16, 2018 allows up to 40-units per acre on this site provided that it is rezoned for affordable housing The proposed TIF District includes a single parcel that is currently owned by the Twin Cities Community Land Bank and under contract to Aeon for future redevelopment as affordably-priced housing. Boundary maps are attached and included in Appendix B of the TIF Plan. Housing and Redevelopment Authority Established 1974 West 76th Street TIF District – Staff memo November 14, 2018 Page 2 The project identified in the TIF Plan (Appendix A) was reviewed and recommended for approval by the Planning Commission on October 10, 2018. The project generally consists of: 1) Demolition of existing buildings 2) Preservation of mature wooded area in rear 3) Construction of new four-level apartment building with approximately 80-units 4) Site improvements to include public sidewalks, bicycle trail and commemorative art feature The land uses, height, density and public realm improvements anticipated in the TIF Plan are summarized below and are consistent with the limits recommended by the Planning Commission on October 10, 2018. Maximum Identified in Amended 2018 Comprehensive Plan Redevelopment Anticipated in TIF Plan Guided Land Use OR - Office Residential Affordably priced multi-family residential Building Height 4 stories (Revised Figure 4.6B) 4 stories Residential Density 40 units per acre 40 units per acre Floor-to-Area Ratio* Not Applicable Not Applicable On October 19, 2018, in accordance with Minnesota Statutes, other taxing agencies, such as Hennepin County and Edina School District #273, were notified of the potential creation of this TIF District. To date, no comments have been received from the County or the Schools regarding this proposal. The Draft TIF Plan for the proposed West 76th Street TIF District is attached for your review and consideration. In accordance with Minnesota Statute governing the use of TIF, the Plan Commission is requested to confirm that the proposed TIF Plan conforms with Edina’s plans for development and redevelopment of the City as a whole. The attached Planning Commission Resolution 2018-02 expresses such confirmation and is recommended to be approved. West 76th Street TIF District – Staff memo November 14, 2018 Page 3 West 76th Street Boundary Map – one parcel Proposed TIF District West 76th Street TIF District – Staff memo November 14, 2018 Page 4 Proposed TIF District – 2 acres West 76th Street TIF District – Staff memo November 14, 2018 Page 5 Proposed Redevelopment – 4100 West 76th Street Concept Plan & Rendering West 76th Street TIF District – Staff memo November 14, 2018 Page 6 West 76th Street TIF District – Staff memo November 14, 2018 Page 7 PLANNING COMMISSION CITY OF EDINA HENNEPIN COUNTY STATE OF MINNESOTA RESOLUTION NO. 2018-02 FINDING THAT A MODIFICATION TO THE SOUTHEAST EDINA REDEVELOPMENT PLAN, A MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE SOUTHDALE 2 TAX INCREMENT FINANCING DISTRICT, AND A TAX INCREMENT FINANCING PLAN FOR THE WEST 76TH STREET TAX INCREMENT FINANCING DISTRICT CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. WHEREAS, the 4100 West 76th Street Apartments are proposed to be developed by Aeon, a not-for-profit developer of affordable housing, and generally consist of 80 new mixed-income apartment units targeted as affordably-priced housing; and WHEREAS, the Edina Planning Commission (the “Commission”) reviewed a preliminary development plan and request for an amendment to the Edina Comprehensive Plan regarding density on October 10. 2018 and recommended that the City Council approve the Comprehensive Plan Amendment for 4100 West 76th Street (the “Property”) requiring a future rezoning and site plan review; and WHEREAS, the City Council will be considering the establishment of a new Tax Increment Financing District to enable the affordable housing development at the Property; and WHEREAS, Minnesota Statutes require notification and input from several entities as part of the process of establishing a new Tax Increment Financing District; and WHEREAS, the Edina Housing and Redevelopment Authority and the City of Edina (the "City") have proposed to adopt a Modification to the Southeast Edina Redevelopment Plan, a Modification to the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District (the "Modifications"), and a Tax Increment Financing Plan (the "TIF Plan") for the West 76th Street Tax Increment Financing District (the "TIF District”) therefor (the Modifications and the TIF Plan are referred to collectively herein as the "Plans") and have submitted the Plans to the Commission all pursuant to and in accordance with Minnesota Statutes, Section 469.175, Subd. 3; and WHEREAS, the proposed Modifications do not enlarge the boundaries of the Southeast Edina Redevelopment Area and are being undertaken to include the TIF District within the existing Southeast Edina Redevelopment Area; and WHEREAS, the Commission has reviewed the Plans to determine their conformity with the development principles of the Greater Southdale Area Study and the general plans and guided land use as described in the comprehensive plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plans conform to the general plans for the development and redevelopment of the City as a whole. Dated: November 14, 2018 _______________________________________ Chair ATTEST: ___________________________________ Secretary As of November 8, 2018 Draft for HRA review Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area and the Tax Increment Financing Plan for the establishment of the West 76th Street Tax Increment Financing District (a housing district) within the Southeast Edina Redevelopment Project Area Edina Housing and Redevelopment Authority City of Edina Hennepin County State of Minnesota Public Hearing: November 20, 2018 Adopted: Prepared by: EHLERS & ASSOCIATES, INC. 3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105 651-697-8500 fax: 651-697-8555 www.ehlers-inc.com Table of Contents (for reference purposes only) Section 1 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area ........................... 1-1 Foreword ............................................................. 1-1 Section 2 - Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District ....................... 2-1 Subsection 2-1. Foreword............................................... 2-1 Subsection 2-2. Statutory Authority........................................ 2-1 Subsection 2-3. Statement of Objectives ................................... 2-1 Subsection 2-4. Redevelopment Plan Overview .............................. 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired . 2-2 Subsection 2-6. Classification of the District................................. 2-2 Subsection 2-7. Duration and First Year of Tax Increment of the District........... 2-3 Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements ................ 2-4 Subsection 2-9. Budgeted Sources of Revenue/Bonds to be Issued . ............. 2-5 Subsection 2-10. Uses of Funds ........................................... 2-5 Subsection 2-11. Fiscal Disparities Election.................................. 2-6 Subsection 2-12. Business Subsidies....................................... 2-7 Subsection 2-13. County Road Costs ....................................... 2-8 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions ................. 2-8 Subsection 2-15. Supporting Documentation ................................ 2-10 Subsection 2-16. Definition of Tax Increment Revenues ....................... 2-10 Subsection 2-17. Modifications to the District................................ 2-11 Subsection 2-18. Administrative Expenses .................................. 2-11 Subsection 2-19. Limitation of Increment ................................... 2-12 Subsection 2-20. Use of Tax Increment .................................... 2-13 Subsection 2-21. Excess Increments ...................................... 2-13 Subsection 2-22. Requirements for Agreements with the Developer .............. 2-14 Subsection 2-23. Assessment Agreements ................................. 2-14 Subsection 2-24. Administration of the District ............................... 2-14 Subsection 2-25. Annual Disclosure Requirements ........................... 2-14 Subsection 2-26. Reasonable Expectations ................................. 2-15 Subsection 2-27. Other Limitations on the Use of Tax Increment . ................ 2-15 Subsection 2-28. Summary.............................................. 2-15 Appendix A Project Description ...................................................... A-1 Appendix B Map of the Southeast Edina Redevelopment Project Area and the District ........... B-1 Appendix C Description of Property to be Included in the District ............................ C-1 Appendix D Estimated Cash Flow for the District ........................................ D-1 Appendix E Housing Qualifications for the District........................................... E-1 Appendix F Findings for the District................................................... F-1 Appendix G Special Legislation ...................................................... G-1 Section 1 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area Foreword The following text represents a Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. This modification represents a continuation of the goals and objectives set forth in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Generally, the substantive changes include the establishment of West 76th Street Tax Increment Financing District. Municipal Action Taken Based upon the statutory authority described in the Redevelopment Plan, the public purpose findings by the City Council and for the purpose of fulfilling the City’s development objects as set forth in the Redevelopment Plan, the City Council has created, established and designated the Southeast Edina Redevelopment Plan pursuant to and in accordance with the requirements of Minnesota Statutes, Section 469.001 to 469.047. The original and amended Southeast Edina Redevelopment Plan documents and amendments have designated the Southeast Edina Redevelopment Plan as a redevelopment project and also a tax increment financing plan for tax increment districts created prior to 1988. The Centennial Lakes Tax Increment Financing District was created in 1988 pursuant to Tax Increment Financing Plan 88-1, which was subsequently renamed the Centennial Lakes Tax Increment District and referred to by Hennepin County as District #1203 and #1249. For purposes of clarification, this modification will refer to the Southeast Edina Redevelopment Plan as the Southeast Edina Redevelopment Project Area Plan pursuant to Minnesota Statutes 469.002. The following municipal action has been taken with regard to the Southeast Edina Redevelopment Project Area Plan: September 29, 1977: The Housing and Redevelopment Authority of Edina (the “HRA”) approved the Southeast Edina Redevelopment Project Area Plan. October 5, 1981: The Southeast Edina Redevelopment Project Area Plan was amended to identify project costs and bonded indebtedness incurred to finance those costs. May 6, 1985: The HRA and the City approved an amendment to the Southeast Edina Redevelopment Project Area Plan which includes the establishment of an interest reduction program and enlarges the project area to include the “1985 Project Area.” August 19, 1985: The HRA and the City approve d the First Amendment to the 1985 Amendment to the Southeast Edina Redevelopment Project Area Plan to enlarge the 1985 Project Area and to authorize the issuance of additional bonds to acquire land within the enlarged 1985 Project Area. 1987: The HRA and City approved the 1987 Amendments to the Southeast Edina Redevelopment Plan to enlarge the project area to include the 1987 Project Area. 1988: The HRA and City approved the 1988 Amendments to the Southeast Edina Redevelopment Plan that provide an Interest Reduction Program in the amount of $2,500,000 to assist in the financing and construction of housing units, and authorize the HRA and City to incur bonded indebtedness. February 21, 2012: The HRA and City expand the Southeast Edina Project Area. Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-1 April 17, 2012: The HRA and City establish the Southdale 2 Tax Increment Financing District. February 18, 2014: The HRA and City establish the Pentagon Park Tax Increment Financing District. March 2, 2016: The HRA and City establish the Grandview 2 Tax Increment Financing District. April 5, 2016: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District and establish the 66 West Tax Increment Financing District. June 20, 2017: The HRA and City establish the 50th and France 2 Tax Increment Financing District. October 16, 2018: The HRA and City establish the 44th and France 2 Tax Increment Financing District. (As Modified November 20, 2018) November 20, 2018: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District to increase the TIF Budget and enable special legislative pooling authority for affordable housing. November 20, 2018: The HRA and City establish the West 76th Street Tax Increment Financing District. For further information, a review of the Redevelopment Plan for the Southeast Edina Redevelopment Project Area is recommended. It is available from the HRA Executive Director at the City of Edina. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within the Southeast Edina Redevelopment Project Area. Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-2 Section 2 - Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District Subsection 2-1. Foreword The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and consultants have prepared the following information to expedite the establishment of the West 76th Street Tax Increment Financing District (the "District"), a housing tax increment financing district, located in the Southeast Edina Redevelopment Project Area. Subsection 2-2. Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S."), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to 469.1794, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), and Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area, originally adopted September 29, 1977, and modified from time to time. Subsection 2-3. Statement of Objectives The District currently consists of one parcel of land and adjacent and internal rights-of-way. The District is being created to facilitate the construction of an 80-unit mixed income, affordable housing project in the City. Please see Appendix A for further District information. The HRA anticipates entering into an agreement with Aeon as the affordable housing developer at the time of preparation of the TIF Plan. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of the Southeast Edina Redevelopment Project Area and the District. Subsection 2-4. Redevelopment Plan Overview Pursuant to the Redevelopment Plan and authorizing state statutes, the HRA or City is authorized to undertake the following activities within the District: 1. Property to be Acquired - Selected property located within the District may be acquired by the HRA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements, the HRA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-1 4. The HRA or City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. Subsection 2-5. Description of Property in the District and Property To Be Acquired The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further information on the location of the District. The City or HRA may acquire any parcel within the District including interior and adjacent street rights of way. Any properties identified for acquisition will be acquired by the City only in order to accomplish one or more of the following: storm sewer improvements; provide land for needed public streets, utilities and facilities; and carry out land acquisition, site improvements, clearance and/or development to accomplish the uses and objectives set forth in this plan. The City or HRA may acquire property by gift, dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives of this TIF Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. Subsection 2-6. Classification of the District The HRA and City, in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1794, as amended, inclusive, find that the District, to be established, is a housing district pursuant to M.S., Section 469.174, Subd. 11 and M.S., Section 469.1761 as defined below: M.S., Section 469.174, Subd.11: "Housing district" means a type of tax increment financing district which consists of a project, or a portion of a project, intended for occupancy, in part, by persons or families of low and moderate income, as defined in chapter 462A, Title II of the National Housing Act of 1934, the National Housing Act of 1959, the United States Housing Act of 1937, as amended, Title V of the Housing Act of 1949, as amended, any other similar present or future federal, state, or municipal legislation, or the regulations promulgated under any of those acts, and that satisfies the requirements of M.S., Section 469.1761. Housing project means a project, or portion of a project, that meets all the qualifications of a housing district under this subdivision, whether or not actually established as a housing district. M.S., Section 469.1761: Subd. 1. Requirement imposed. (a) In order for a tax increment financing district to qualify as a housing district: (1) the income limitations provided in this section must be satisfied; and (2) no more than 20 percent of the square footage of buildings that receive assistance from tax increments may consist of commercial, retail, or other nonresidential uses. (b) The requirements imposed by this section apply to property receiving assistance financed with tax increments, including interest reduction, land transfers at less than the authority’s cost of acquisition, utility service or connections, roads, parking facilities, or other subsidies. The Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-2 provisions of this section do not apply to districts located within a targeted area as defined in Section 462C.02 Subd 9, clause (e). (c) For purposes of the requirements of paragraph (a), the authority may elect to treat an addition to an existing structure as a separate building if: (1) construction of the addition begins more than three years after construction of the existing structure was completed; and (2) for an addition that does not meet the requirements of paragraph (a), clause (2),if it is treated as a separate building, the addition was not contemplated by the tax increment financing plan which includes the existing structure. Subd. 2. Owner occupied housing. For owner occupied residential property, 95 percent of the housing units must be initially purchased and occupied by individuals whose family income is less than or equal to the income requirements for qualified mortgage bond projects under section 143(f) of the Internal Revenue Code. Subd. 3. Rental property. For residential rental property, the property must satisfy the income requirements for a qualified residential rental project as defined in section 142(d) of the Internal Revenue Code. The requirements of this subdivision apply for the duration of the tax increment financing district. Subd. 4. Noncompliance; enforcement. Failure to comply with the requirements of this section is subject to M.S., Section 469.1771. In meeting the statutory criteria the HRA and City rely on the following facts and findings: • The District consists of one parcel. • The development will consist of 80-units of multi-family rental housing. In meeting the criteria of Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, the HRA and City rely on the following facts and findings: • At least 20% of the units will be occupied by person with incomes less than 60% of median income. Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Subsection 2-7. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration and first year of tax increment of the District must be indicated within the TIF Plan. Pursuant to Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6 , the duration of the District will be 20 years after receipt of the first increment by the HRA or City (a total of 21 years of tax increment). The HRA or City elects to receive the first tax increment in 2022, which is no later than four years following the year of approval of the District. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-3 Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2042, or when the TIF Plan is satisfied. The HRA or City reserves the right to decertify the District prior to the legally required date. Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2018 for taxes payable 2019. Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning in the payment year 2021 the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the district; 3. Change due to adjustments, negotiated or court-ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates; or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the HRA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2019, assuming the request for certification is made before June 30, 2019. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within the Southeast Edina Redevelopment Project Area, upon completion of the project within the District, will annually approximate tax increment revenues as shown in the table below. The HRA and City request 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures, beginning in the tax year payable 2021. The Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed. Project Estimated Tax Capacity upon Completion (PTC) $115,015 Original Estimated Net Tax Capacity (ONTC) $16,364 Estimated Captured Tax Capacity (CTC) $98,651 Original Local Tax Rate 1.11806 Pay 2018 Estimated Annual Tax Increment (CTC x Local Tax Rate) $110,298 Percent Retained by the HRA 100% Tax capacity includes a 1.0% inflation factor for the duration of the District. The tax capacity included in thischart is the estimated tax capacity of the District in year 21. The tax capacity of the District in year one isestimated to be $94,260 Pursuant to M.S., Section 469.177, Subd. 4, the HRA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-4 Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S., Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and determined no building permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the City. Subsection 2-9. Budgeted Sources of Revenue/Bonds to be Issued The total estimated tax increment revenues for the District are calculated in Appendix D and are shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $2,057,503 Interest $102,875 TOTAL $2,160,378 The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The HRA or City reserves the right to incur bonds or other indebtedness to help achieve the objectives of the TIF Plan. As currently proposed, the projects within the District will be financed by a pay- as-you-go note issued to reimburse the Developer for the funding of qualified affordable housing costs. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The HRA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $1,400,626. Such bonds may be in the form of pay-as- you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Further information can be found in Appendix D. Subsection 2-10. Uses of Funds Currently under consideration for the District is a proposal to facilitate the construction of approximately 80 units of affordable multifamily housing. The HRA and City have determined that it will be necessary to provide assistance to the project for certain District costs, as described. The HRA has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the table below. These estimates establish the maximum amount permitted to be expended, but the City/HRA is not obligated to expend the full amount. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-5 USES OF TAX INCREMENT FUNDS TOTAL Site Improvements/Preparation $0 Utilities $0 Construction of Affordable Housing $1,194,876 Other Qualifying Improvements $0 Administrative Costs (up to 10%)$205,750 PROJECT COST TOTAL $1,400,626 Interest $759,752 PROJECT AND INTEREST COSTS TOTAL $2,160,378 The total project cost, including financing costs (interest) listed in the table above does not exceed the total projected tax increments for the District as shown in Subsection 2-9. Estimated costs associated with the District are subject to change among categories without a modification to this TIF Plan as permitted by M.S. Section 469.175, Subd. 4. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification, the budget above pursuant to the applicable statutory requirements. Pursuant to M.S. Section 469.1763, Subd. 2, the HRA may expend funds for qualified housing activities outside of the District boundaries. Subsection 2-11. Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, the City may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to M.S., Section 469.177, Subd. 3, clause b, (within the District) are followed, the following method of computation shall apply: (1) The original net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal disparity commercial-industrial net tax capacity increase between the original year and the current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity and no tax increment determination. Where the original tax capacity is less than the current tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authority from the net tax capacity of the local taxing districts in determining local taxing district tax rates. The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the less of (A) the local taxing district tax rates or (B) the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-6 The City will choose to calculate fiscal disparities by clause b . It is not anticipated that the District will contain commercial/industrial property. As a result, there should be no impact due to the fiscal disparities provision on the District. According to M.S., Section 469.177, Subd. 3: (c) The method of computation of tax increment applied to a district pursuant to paragraph (a) or (b) shall remain the same for the duration of the district, except that the governing body may elect to change its election from the method of computation in paragraph (a) to the method in paragraph (b). Subsection 2-12. Business Subsidies M.S. Section 116J.993 to 116J.995 defines a business subsidy as a “grant, contribution of personal property, real property, infrastructure, the principal amount of a loan at rates below those commercially available to the recipient, any reduction or deferral of any tax or any fee, any guarantee of any payment under any loan, lease or other obligation, or any preferential use of government facilities given to a business.” Also included in the definition are many forms of economic assistance. Some forms of assistance, such as tax increment for redevelopment and housing, are specifically excluded from business subsidy requirements. Pursuant to M.S., Section 116J.993, Subd. 3, the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than $150,000; (2) Assistance that is generally available to all businesses or to a general class of similar businesses, such as a line of business, size, location, or similar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a public purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined in M.S., Section 116J.552, Subd. 3; (5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing it up to code and assistance provided for designated historic preservation districts, provided that the assistance is equal to or less than 50% of the total cost; (6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housing; (8) Assistance for pollution control or abatement, including assistance for a tax increment financing hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformity with federal tax law; (11) Workers' compensation and unemployment compensation; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; (14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal Revenue Code of 1986, as amended through December 31, 1999; (15) Assistance for a collaboration between a Minnesota higher education institution and a business; (16) Assistance for a tax increment financing soils condition district as defined under M.S., Section 469.174, Subd. 19; (17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation is 70 percent or more of the assessor's current year's estimated market value; Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-7 (18) General changes in tax increment financing law and other general tax law changes of a principally technical nature; (19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of $150,000 or less; (22) Federal loan funds provided through the United States Department of Commerce, Economic Development Administration; and (23) Property tax abatements granted under M.S., Section 469.1813 to property that is subject to valuation under Minnesota Rules, chapter 8100. The HRA will comply with M.S., Sections 116J.993 to 116J.995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. Subsection 2-13. County Road Costs Pursuant to M.S., Section 469.175, Subd. 1a, the county board may require the HRA or City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will, in the judgment of the county, substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or within five years under another county plan. The county roads in the vicinity of the District include France Avenue (County Road 17). The HRA and City are aware that the county could claim that tax increment should be used for county roads, even after the public hearing. If the county elects to use increments to improve county roads, it must notify the HRA or City within forty-five days of receipt of the TIF Plan submitted October 19, 2018. In the opinion of the HRA, City and consultants, the proposed development outlined in this TIF Plan will have little or no impact upon county roads. Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the HRA or City has determined that such development or redevelopment would not occur "but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for" test was not met: IMPACT ON TAX BASE IF “BUT FOR” NOT MET 2017/Pay 2018 Total Net Tax Capacity Estimated Captured Tax Capacity (CTC) Upon Completion Percent of CTC to Entity Total Hennepin County 1,685,924,784 98,651 0.0059% City of Edina 125,242,169 98,651 0.0788% Edina Independent School District No. 273 103,546,097 98,651 0.0953% Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-8 IMPACT ON TAX RATES IF “BUT FOR” NOT MET Pay 2018 Extension Rates Percent of Total Rate CTC Potential Annual Taxes Hennepin County 0.428080 38.29% 98,651 42,231 City of Edina 0.278490 24.91% 98,651 27,473 Edina Independent School District No. 273 0.309720 27.70% 98,651 30,554 Other 0.101770 9.10%98,651 10,040 Total 1.118060 100.00%110,298 The estimates listed above display the captured tax capacity (CTC) when all construction anticipated in Appendix A is completed. The tax rate used for calculations is the actual Pay 2018 rate as obtained from Hennepin County. The total net tax capacity for the entities listed above are based on actual Pay 2018 figures. The District will be certified under the actual Pay 2019 rates, which were unavailable at the time this TIF Plan was prepared, assuming the request for certification is made prior to June 30, 2019. Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is $2,057,503; (2) Probable impact of the District on city provided services and ability to issue debt. Based upon input from the Edina Police Department, an impact of the District on police protection is not expected. The City Police Department does track all calls for service including property-type calls and crimes. With any addition of new residents or businesses, police calls for service will be increased. New developments add an increase in traffic and additional overall demands to the call load. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment. Based upon input from the Edina Fire Department, the probable impact of the District on fire protection is not expected to be significant. The City Fire Department expects some increased costs of inspections and that the development will generate a minor increase in EMS calls. Typically new buildings compliant with building and fire codes generate few fire calls, if any, and are of superior construction beneficial to the mission of the Fire Department. Based upon input from the Edina Engineering Department, the impact of the District on public infrastructure is expected to be minimal. The development is not expected to require additional public infrastructure to address its impact to traffic movement in the area. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Based on the development plans, costs associated with street maintenance, sweeping, plowing, lighting and sidewalks are expected to be neutral. Under existing fee ordinance, the development in the District is expected to contribute an estimated $274,776 in sanitary sewer (SAC) and water (WAC) connection fees. It is not anticipated that there will be any general obligation debt issued in relation to this District, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-9 (3) Estimated amount of tax increment attributable to school district levies. M.S. Section 469.175 Subd. 2(b) requires the TIF Plan to calculate “the estimated amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district’s share of the total local tax rate for a taxing jurisdiction remained the same.” The amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $6569,928. The amount is calculated by multiplying the total estimated increment of $2,057,203 by the percent of the proportionate share of the total tax rate of 27.70%. (4) Estimated amount of tax increment attributable to county levies. M.S. Section 469.175 Subd. 2(b) requires the TIF Plan to calculate “the estimated amount of tax increments over the life of the District that would be attributable to county levies, assuming the county’s share of the total local tax rate for a taxing jurisdiction remained the same.” The amount of tax increments over the life of the District that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same, is $787,818. The amount is calculated by multiplying the total estimated increment of $2,057,203 by the percent of the proportionate share of the total tax rate of 38.29%. (5) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. At this time, no requests for additional information from the county or school district regarding the proposed development for the District have been received. Subsection 2-15. Supporting Documentation Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S. Section 469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. Following is a list of reports and studies on file at the City that support the HRA and City's findings: • Preliminary proposal and site plan from Aeon updated August 27, 2018. • Resolution No. 2018-49 Supporting Affordably-Priced Housing at 4100 West 76th Street and Receptivity to Metropolitan Council Funding dated June 5, 2018. • Resolution No. 2018-103 Approving a Comprehensive Plan Amendment Regarding Density at 4100 West 76th Street in the OR, Office Residential District. Subsection 2-16. Definition of Tax Increment Revenues Pursuant to M.S., Section 469.174, Subd. 25, tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under M.S., Section 469.177; 2. The proceeds from the sale or lease of property, tangible or intangible, to the extent the property was purchased by the authority with tax increments; Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-10 3. Principal and interest received on loans or other advances made by the authority with tax increments; 4. Interest or other investment earnings on or from tax increments; 5. Repayments or return of tax increments made to the Authority under agreements for districts for which the request for certification was made after August 1, 1993; and Subsection 2-17. Modifications to the District In accordance with M.S., Section 469.175, Subd. 4, any: 1. Reduction or enlargement of the geographic area of the District, if the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e); 2. Increase in amount of bonded indebtedness to be incurred; 3. A determination to capitalize interest on debt if that determination was not a part of the original TIF Plan; 4. Increase in the portion of the captured net tax capacity to be retained by the HRA or City; 5. Increase in the estimate of the cost of the District, including administrative expenses, that will be paid or financed with tax increment from the District; or 6. Designation of additional property to be acquired by the HRA or City, shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original TIF Plan. Pursuant to M.S. Section 469.175 Subd. 4(f), the geographic area of the District may be reduced, but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. If a housing district is enlarged, the reasons and supporting facts for the determination that the addition to the district meets the criteria of M.S., Section 469.174, Subd. 11 must be documented in writing and retained. The requirements of this paragraph do not apply if (1) the only modification is elimination of parcel(s) from the District and (2) (A) the current net tax capacity of the parcel(s) eliminated from the District equals or exceeds the net tax capacity of those parcel(s) in the District's original net tax capacity or (B) the HRA agrees that, notwithstanding M.S., Section 469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s) eliminated from the District. The HRA or City must notify the County Auditor of any modification to the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan. Subsection 2-18. Administrative Expenses In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the HRA or City, other than: 1. Amounts paid for the purchase of land; 2. Amounts paid to contractors or others providing materials and services, including architectural and engineering services, directly connected with the physical development of the real property in the District; 3. Relocation benefits paid to or services provided for persons residing or businesses located in the District; 4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued pursuant to M.S., Section 469.178; or Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-11 5. Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clauses (1) to (3). Administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. For districts for which certification was requested after July 31, 2001, pursuant to M.S. Section 469.176, Subd. 3, tax increment may be used to pay any authorized and documented administrative expenses for District up to but not to exceed ten percent of the total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments, as defined in M.S., Section 469.174, Subd. 25, clause (1), from the District, whichever is less. Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual administrative expenses incurred in connection with the District and are not subject to the percentage limits of M.S., Section 469.176, Subd. 3. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount (currently 0.36 percent) of any increment distributed to the HRA or City and the County Treasurer shall pay the amount deducted to the State Commissioner of Management and Budget for deposit in an account in the special revenue fund to be appropriated to the State Auditor for the cost of financial reporting of tax increment financing information and the cost of examining and auditing authorities' use of tax increment financing. This amount may be adjusted annually by the Commissioner of Revenue. Subsection 2-19. Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Pursuant to M.S., Section 469.176, Subd. 6: if, after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to M.S., Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel, and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor that the activity has commenced and the county auditor shall certify the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-12 street are limited to (1) construction or opening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street. The HRA or City or a property owner must improve parcels within the District by approximately June 2023 and report such actions to the County Auditor. Subsection 2-20. Use of Tax Increment The HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1. To pay the principal of and interest on bonds issued to finance a project; 2. to finance, or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047; 3. To pay for project costs as identified in the budget set forth in the TIF Plan; 4. To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5. To pay principal and interest on any loans, advances or other payments made to or on behalf of the HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area by a developer; 6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to M.S., Chapter 462C. M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178; and 7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178. Revenues derived from tax increment from a housing district must be used solely to finance the cost of housing projects as defined in Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6 and Minnesota Session Laws 2014, Chapter 308, HF No. 3167, Article 6, Sec. 8, Subd.1(d). The cost of public improvements directly related to the housing projects and the allocated administrative expenses of the HRA or City may be included in the cost of a housing project. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4. Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment Fund of said District. The HRA or City will pay to the developer(s) annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition, public improvements, demolition and relocation, site preparation, and administration. Remaining increment funds will be used for HRA or City administration (up to 10 percent) and for the costs of public improvement activities outside the District. Subsection 2-21. Excess Increments Excess increments, as defined in M.S., Section 469.176, Subd. 2, shall be used only to do one or more of the following: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment for any outstanding bonds; 3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-13 4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. Pursuant to M.S. Section 469.176, Subd. 2, “The authority shall annually determine the amount of excess increments for a district, if any. This determination must be based on the tax increment financing plan in effect on December 31 of the year and the increment and other revenues received as of December 31 of the year. The authority must sped or return the excess increments under paragraph (c) within nine months after the end of the year. The HRA or City must spend or return the excess increments under paragraph (c) within nine months after the end of the year. In addition, the HRA or City may, subject to the limitations set forth herein, choose to modify the TIF Plan in order to finance additional public costs in the Southeast Edina Redevelopment Project Area or the District. Subsection 2-22. Requirements for Agreements with the Developer The HRA or City will review any proposal for private development to determine its conformance with the Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the following documents may be requested for review and approval: site plan, construction, mechanical, and electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of the development with City plans and ordinances. The HRA or City may also use the Agreements to address other issues related to the development. Pursuant to M.S., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be acquired in the project area as set forth in the TIF Plan shall at any time be owned by the HRA or City as a result of acquisition with the proceeds of bonds issued pursuant to M.S., Section 469.178 to which tax increments from property acquired is pledged, unless prior to acquisition in excess of 10 percent of the acreage, the HRA or City concluded an agreement for the development of the property acquired and which provides recourse for the HRA or City should the development not be completed. Subsection 2-23. Assessment Agreements Pursuant to M.S., Section 469.177, Subd. 8, the HRA or City may enter into a written assessment agreement in recordable form with the developer of property within the District which establishes a minimum market value of the land and completed improvements for the duration of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land upon which the improvements are to be constructed and, so long as the minimum market value contained in the assessment agreement appears, in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum market value agreement. Subsection 2-24. Administration of the District Administration of the District will be handled by the HRA Executive Director. Subsection 2-25. Annual Disclosure Requirements Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the HRA or City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor, County Board and County Auditor on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an annual statement shall be published in a newspaper of general circulation in the City on or before August 15. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-14 If the City fails to make a disclosure or submit a report containing the information required by M.S., Section 469.175 Subd. 5 and Subd. 6, the Office of the State Auditor will direct the County Auditor to withhold the distribution of tax increment from the District. Subsection 2-26. Reasonable Expectations As required by the TIF Act, in establishing the District, the determination has been made that the anticipated development would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan. In making said determination, reliance has been placed upon written representation made by the developer to such effects and upon HRA and City staff awareness of the feasibility of developing the project site(s) within the District. A comparative analysis of estimated market values both with and without establishment of the District and the use of tax increments has been performed as described above. Such analysis is included with the cashflow in Appendix D, and indicates that the increase in estimated market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. Subsection 2-27. Other Limitations on the Use of Tax Increment 1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. Tax increments may not be used to circumvent existing levy limit law. No tax increment may be used for the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the state or federal government. This provision does not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure. 2. Housing District Exceptions to Restriction on Pooling; Five Year Limit. Pursuant to M.S., Section 469.1763, (1) At least 80% of revenues derived from tax increments paid by properties in the District must be expended on Public Costs incurred within said district, and up to 20% of said tax increments may be spent on public costs incurred outside of the District but within the Southeast Edina Redevelopment Project Area; provided that in the case of a housing district, a housing project, as defined in M.S., Section 469.174, Subd. 11, is deemed to be an activity in the District, even if the expenditure occurred after five years. Subsection 2-28. Summary The Edina Housing and Redevelopment Authority is establishing the District to provide an impetus for residential development and provide safe and decent life cycle housing in the City. The TIF Plan for the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville, Minnesota 55113- 1105, telephone (651) 697-8500. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-15 Appendix A Project Description Aeon, a non-profit owner, manager and developer of affordable housing in Minnesota, is proposing to construct and manage a development consisting of approximately 80 affordable housing units within the city. The development will be located at 4100 West 76th Street and is intended to fulfill a portion of the City’s identified goal to provide affordable housing options for those who live and work within the City. Aeon intends to acquire the existing 2-acre property which is occupied by a 1-story office building. The developer will demolish the building to clear the site for redevelopment into a four-story mixed-income multifamily residential building complete with one-level of underground parking intended for occupants and site staff. Amenities include a club room, fitness room, study spaces, laundry facilities, open space playground and outdoor patio. The site would also include walk out units and pedestrian/trail accessibility. The proposed unit mix includes 20 one-bedroom, 40 two-bedroom, and 20 three-bedroom units, all which will be restricted to households earning at or below 60% of the Area Median Income (AMI). Aeon further intends to restrict occupancy and rents across the 30% AMI, 50% AMI, and 60% AMI household income thresholds. Construction is expected to begin by 2020 with completion and planned occupancy in 2021. Tax Increment from this TIF District as well as the Southdale 2 TIF District will be utilized alongside intended funding from Minnesota Housing Finance Agency, Metropolitan Council, Hennepin County and private sources to finance the estimated $22 million affordable housing project. Appendix A-1 Appendix B Map of the Southeast Edina Redevelopment Project Area and the District Appendix B-1 æ ¹» ¹» æ æ æ æ æ¹»æ æ ¹º¹º ¹º ñ ñ ñ ¹»æ æ æ ¹º ¹º æ æ ¹º æ æ ¹º ¹º æ æ æ ñ æ ¹º ñ æ ñTRACY AVEVERNON AVEWOODDALE AVEHANSEN RDVALLEY VIEW RD70T H ST W FRANCE AVE S76th West Mud Lake LakeEdina Mirror Lake Lake Cornelia ArrowheadLake HighlandsLake IndianheadLake Melody Lake LakePamela HawkesLake Harvey Lake Centennial Lake Minnehaha Creek N i n e M i l e C r e e k Nine Mile Creek Canadian Pacific RailroadCanadian Pacific RailroadCityHall St Peters Lutheran Church & School FireStation Public Works &Park Main tenance GraceChurchPublicLibrary Con cordSchool EdinaCovenant CorneliaSchool ColonialChurch Highlan dSchool CalvaryLutheran EdinaHighSchool Our Lady ofGrace Ch urch& Scho ol SouthviewJr High CrossviewLutheran CountrysideSchool St Albans Episcop al Valley V iewJr H igh Creek Valley School NormandaleLutheran Colon yParkBaptist St PatricksCatholic CreekValley Baptist NormandaleElementary St StephensEpiscopal EdinaCommunityCenter GoldenYearsMontessor CalvinChristianSchool GoodSamaritanMethodist EdinaMorningsideChurch ChristPresbyterianChurch ChapelHillsCongregtional Shepard of the HillsLutheran Edina Community Lutheran Church FireStationBLAKE RDSCHAEFER RDVERNON AVECAHILL RD66T H ST W YORK AVE SINT ER LACHE N BLVD MALO NEY AVE 44T H S T W 50TH ST W 54T H ST W 58T H ST W GLEASON RD70T H ST W 76TH ST W DEWE Y HIL L RD VALLEY VIEW RD VALL EY VIE W RD M I N N E S O T A D R78TH ST W I-494 I-494 HWY 100HWY 169HWY 169HWY 100HWY 62 HWY 62 / Engineer in g De pt.Septem ber 2018 76th Street West TIF District Southeast Edina Redevel opment Proj ect Area 76th St West TIF District 31028 244 10010 76T H ST W FRANCE AVE76TH ST W / Engineer in g De pt.Septem ber 2018 76th Street West TIF District 4100 76th St WEdina, MN 55435PID 31-028-24-41-0010 76th St West TIF District Appendix C Description of Property to be Included in the District The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcel listed below. Parcel Numbers Address Owner 31-028-24-41-0010 4100 - 76 th Street W. MRI Property Holdings Appendix C-1 Appendix D Estimated Cash Flow for the District Appendix D-1 11/8/2018 Base Value Assumptions - Page 1 West 76th Street Affordable Housing TIF City of Edina, MN 80 units - 100% as Affordable Class 4d ASSUMPTIONS AND RATES DistrictType:Housing District Name/Number:Special Housing TIF County District #:SD #273 / WD 1 Exempt Class Rate (Exempt)0.00% First Year Construction or Inflation on Value 2020 Commercial Industrial Preferred Class Rate (C/I Pref.) Existing District - Specify No. Years Remaining First $150,000 1.50% Inflation Rate - Every Year:1.00%Over $150,000 2.00% Interest Rate:4.50%Commercial Industrial Class Rate (C/I)2.00% Present Value Date:1-Aug-20 Rental Housing Class Rate (Rental)1.25% First Period Ending 1-Feb-21 Affordable Rental Housing Class Rate (Aff. Rental) Tax Year District was Certified:Pay 2019 First $139,000 0.75% Cashflow Assumes First Tax Increment For Development:2022 Over $139,000 0.25% Years of Tax Increment 21 Non-Homestead Residential (Non-H Res. 1 Unit) Assumes Last Year of Tax Increment 2042 First $500,000 1.00% Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Over $500,000 1.25% Incremental or Total Fiscal Disparities Incremental Homestead Residential Class Rate (Hmstd. Res.) Fiscal Disparities Contribution Ratio 32.2123%Pay 2018 First $500,000 1.00% Fiscal Disparities Metro-Wide Tax Rate 145.0950%Pay 2018 Over $500,000 1.25% Maximum/Frozen Local Tax Rate: 111.806%Pay 2018 Agricultural Non-Homestead 1.00% Current Local Tax Rate: (Use lesser of Current or Max.)111.806%Pay 2018 State-wide Tax Rate (Comm./Ind. only used for total taxes)43.8650%Pay 2018 Market Value Tax Rate (Used for total taxes)0.22182%Pay 2018 Building Total Percentage Tax Year Property Current Class After Land Market Market Of Value Used Original Original Tax Original After Conversion Map ID PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap. 31-028-24-41-0010 2,177,200 4,600 2,181,800 100%2,181,800 Pay 2019 C/I Pref.42,886 Aff. Rental 16,364 2,177,200 4,600 2,181,800 2,181,800 42,886 16,364 Note: 1. Base values are for pay 2019 based upon review of County website on 10.12.2018. Area/ Phase Tax Rates BASE VALUE INFORMATION (Original Tax Capacity) Prepared by Ehlers & Associates, Inc. - Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\West 76th - 2018\TIF Plan Documents\TIF Plan 11/8/2018 Base Value Assumptions - Page 2 West 76th Street Affordable Housing TIF City of Edina, MN 80 units - 100% as Affordable Class 4d Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First Year Market Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full Taxes Area/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./Unit Sq. Ft./Units Value Class Tax Capacity Capacity/Unit 2020 2021 2022 2023 Payable Apartments 193,300 193,300 80 15,464,000 Aff. Rental 94,260 1,178 100%100%100%100%2022 TOTAL 15,464,000 94,260 Subtotal Residential 80 15,464,000 94,260 Note: 1. Market values are based upon review of like property within the City of Edina and preliminary estimates from the developer. Total Fiscal Local Local Fiscal State-wide Market Tax Disparities Tax Property Disparities Property Value Total Taxes Per New Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Sq. Ft./Unit Apartments 94,260 0 94,260 105,388 0 0 34,302 139,691 1,746.13 TOTAL 94,260 0 94,260 105,388 0 0 34,302 139,691 Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted. Total Property Taxes 139,691 less State-wide Taxes 0 less Fiscal Disp. Adj.0 less Market Value Taxes (34,302) less Base Value Taxes (18,295) Annual Gross TIF 87,093 WHAT IS EXCLUDED FROM TIF? TAX CALCULATIONS PROJECT INFORMATION (Project Tax Capacity) Prepared by Ehlers & Associates, Inc. - Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\West 76th - 2018\TIF Plan Documents\TIF Plan 11/8/2018 Tax Increment Cashflow - Page 3 West 76th Street Affordable Housing TIF City of Edina, MN 80 units - 100% as Affordable Class 4d TAX INCREMENT CASH FLOW Project Original Fiscal Captured Local Annual Semi-Annual State Admin.Semi-Annual Semi-Annual PERIOD % of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax Payment OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36%10%Increment Value Yrs.Year Date - - - - 02/01/21 - - - - 08/01/21 - - - - 02/01/22 100%94,260 (16,364) - 77,897 111.806%87,093 43,546 (157) (4,339) 39,051 35,725 0.5 2022 08/01/22 100%94,260 (16,364) - 77,897 111.806%87,093 43,546 (157) (4,339) 39,051 70,664 1 2022 02/01/23 100%95,203 (16,364) - 78,839 111.806%88,147 44,073 (159) (4,391) 39,523 105,248 1.5 2023 08/01/23 100%95,203 (16,364) - 78,839 111.806%88,147 44,073 (159) (4,391) 39,523 139,071 2 2023 02/01/24 100%96,155 (16,364) - 79,791 111.806%89,211 44,606 (161) (4,445) 40,001 172,549 2.5 2024 08/01/24 100%96,155 (16,364) - 79,791 111.806%89,211 44,606 (161) (4,445) 40,001 205,290 3 2024 02/01/25 100%97,116 (16,364) - 80,753 111.806%90,286 45,143 (163) (4,498) 40,483 237,697 3.5 2025 08/01/25 100%97,116 (16,364) - 80,753 111.806%90,286 45,143 (163) (4,498) 40,483 269,391 4 2025 02/01/26 100%98,087 (16,364) - 81,724 111.806%91,372 45,686 (164) (4,552) 40,969 300,760 4.5 2026 08/01/26 100%98,087 (16,364) - 81,724 111.806%91,372 45,686 (164) (4,552) 40,969 331,438 5 2026 02/01/27 100%99,068 (16,364) - 82,705 111.806%92,469 46,234 (166) (4,607) 41,461 361,802 5.5 2027 08/01/27 100%99,068 (16,364) - 82,705 111.806%92,469 46,234 (166) (4,607) 41,461 391,498 6 2027 02/01/28 100%100,059 (16,364) - 83,695 111.806%93,576 46,788 (168) (4,662) 41,958 420,888 6.5 2028 08/01/28 100%100,059 (16,364) - 83,695 111.806%93,576 46,788 (168) (4,662) 41,958 449,631 7 2028 02/01/29 100%101,059 (16,364) - 84,696 111.806%94,695 47,348 (170) (4,718) 42,459 478,078 7.5 2029 08/01/29 100%101,059 (16,364) - 84,696 111.806%94,695 47,348 (170) (4,718) 42,459 505,899 8 2029 02/01/30 100%102,070 (16,364) - 85,707 111.806%95,825 47,913 (172) (4,774) 42,966 533,432 8.5 2030 08/01/30 100%102,070 (16,364) - 85,707 111.806%95,825 47,913 (172) (4,774) 42,966 560,360 9 2030 02/01/31 100%103,091 (16,364) - 86,727 111.806%96,966 48,483 (175) (4,831) 43,478 587,008 9.5 2031 08/01/31 100%103,091 (16,364) - 86,727 111.806%96,966 48,483 (175) (4,831) 43,478 613,070 10 2031 02/01/32 100%104,122 (16,364) - 87,758 111.806%98,119 49,059 (177) (4,888) 43,995 638,862 10.5 2032 08/01/32 100%104,122 (16,364) - 87,758 111.806%98,119 49,059 (177) (4,888) 43,995 664,086 11 2032 02/01/33 100%105,163 (16,364) - 88,799 111.806%99,283 49,642 (179) (4,946) 44,517 689,048 11.5 2033 08/01/33 100%105,163 (16,364) - 88,799 111.806%99,283 49,642 (179) (4,946) 44,517 713,460 12 2033 02/01/34 100%106,215 (16,364) - 89,851 111.806%100,459 50,229 (181) (5,005) 45,044 737,618 12.5 2034 08/01/34 100%106,215 (16,364) - 89,851 111.806%100,459 50,229 (181) (5,005) 45,044 761,245 13 2034 02/01/35 100%107,277 (16,364) - 90,913 111.806%101,646 50,823 (183) (5,064) 45,576 784,625 13.5 2035 08/01/35 100%107,277 (16,364) - 90,913 111.806%101,646 50,823 (183) (5,064) 45,576 807,490 14 2035 02/01/36 100%108,349 (16,364) - 91,986 111.806%102,846 51,423 (185) (5,124) 46,114 830,116 14.5 2036 08/01/36 100%108,349 (16,364) - 91,986 111.806%102,846 51,423 (185) (5,124) 46,114 852,244 15 2036 02/01/37 100%109,433 (16,364) - 93,069 111.806%104,057 52,029 (187) (5,184) 46,657 874,140 15.5 2037 08/01/37 100%109,433 (16,364) - 93,069 111.806%104,057 52,029 (187) (5,184) 46,657 895,554 16 2037 02/01/38 100%110,527 (16,364) - 94,164 111.806%105,281 52,640 (190) (5,245) 47,206 916,743 16.5 2038 08/01/38 100%110,527 (16,364) - 94,164 111.806%105,281 52,640 (190) (5,245) 47,206 937,466 17 2038 02/01/39 100%111,633 (16,364) - 95,269 111.806%106,516 53,258 (192) (5,307) 47,760 957,971 17.5 2039 08/01/39 100%111,633 (16,364) - 95,269 111.806%106,516 53,258 (192) (5,307) 47,760 978,025 18 2039 02/01/40 100%112,749 (16,364) - 96,385 111.806%107,765 53,882 (194) (5,369) 48,319 997,867 18.5 2040 08/01/40 100%112,749 (16,364) - 96,385 111.806%107,765 53,882 (194) (5,369) 48,319 1,017,273 19 2040 02/01/41 100%113,876 (16,364) - 97,513 111.806%109,025 54,513 (196) (5,432) 48,885 1,036,473 19.5 2041 08/01/41 100%113,876 (16,364) - 97,513 111.806%109,025 54,513 (196) (5,432) 48,885 1,055,251 20 2041 02/01/42 100%115,015 (16,364) - 98,652 111.806%110,298 55,149 (199) (5,495) 49,456 1,073,831 20.5 2042 08/01/42 100%115,015 (16,364) - 98,652 111.806%110,298 55,149 (199) (5,495) 49,456 1,092,001 21 2042 02/01/43 Total 2,064,937 (7,434) (205,750) 1,851,753 Present Value From 08/01/2020 Present Value Rate 4.50%1,217,718 (4,384) (121,333) 1,092,001 Prepared by Ehlers & Associates, Inc. - Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\West 76th - 2018\TIF Plan Documents\TIF Plan Appendix E Housing Qualifications for the District In meeting the criteria of Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, at least 20% of the units will be occupied by person with incomes less than 60% of median income. Income Restrictions- Adjusted for Family Size (Housing District) - Hennepin County Hennepin County Median Income: $94,300 No. of Persons 60% of Median Income 1-person $39,660 2-person $45,300 3-person $50,940 4-person $56,580 Source: Department of Housing and Urban Development and Minnesota Housing Finance Agency ***PLEASE NOTE: THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES REPORTED ON THIS PAGE ARE FOR 2018. Appendix E-1 Appendix F Findings for the District The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District as required pursuant to M.S., Section 469.175, Subd. 3 are as follows: 1. Finding that the West 76 th Street Tax Increment Financing District is a housing district as defined in M.S., Section 469.174, Subd. 11. The West 76th Street Tax Increment Financing District (the “District”) consists of one parcel within the City's the Southeast Edina Redevelopment Project Area. All or a portion of which will receive tax increment assistance and will meet income restrictions described in the Act and Minnesota Session Laws 2017, Chapter 1, H.F. No. 1, Article 6, Section 16. At least 20 percent of the units receiving assistance will have incomes at or below 60 percent of statewide median income. Appendix E of the TIF Plan contains background for the above finding. 2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future. This finding is supported by the fact that the development proposed in the TIF Plan is a housing district that meets the City’s objectives for redevelopment and is intended for occupancy by low and moderate-income persons. Due to the high cost of building affordable new housing in the City, this project is feasible only through assistance, in part, from tax increment financing. All of the proposed housing units are intended to be both rent and income restricted, and affordable rental revenues alone are insufficient to make the project economically feasible without public assistance. The necessity of public assistance is true for most affordable housing developments in Minnesota. The affordable project also requires public assistance beyond tax increment. The developer has applied for public grants and an allocation of federal low-income housing tax credits from the Minnesota Housing Finance Agency (MHFA). The City’s tax increment assistance is necessary in order to leverage the potential federal subsidy. The developer has provided the City its estimated project budget and financing projections. City staff and the City’s advisors reviewed the information and have determined the information demonstrates the need for tax increment assistance as described in the TIF Plan. 3. Finding that the TIF Plan for the West 76 th Street Tax Increment Financing District conforms to the general plan for the development or redevelopment of the municipality as a whole. The Planning Commission reviewed the TIF Plan on November 14, 2018 and found that the TIF Plan conforms to the general development plan of the City. 4. Finding that the Tax Increment Financing Plan for the West 76 th Street Tax Increment Financing District will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development of the Southeast Edina Redevelopment Project Area by private enterprise. Through the implementation of the TIF Plan, the HRA and City will provide an impetus for residential development which is desirable and necessary for meeting housing needs of people with a variety of incomes and provide housing that would otherwise not be available. Appendix F-1 Appendix G Special Legislation Minnesota Session Laws – 2017, 1st Special Session Chapter 1 – HF No. 1, Article 6 Sec. 11. Laws 2014, chapter 308, article 6, section 8, subdivision 1, is amended to read: Subdivision 1. Authority to create districts. (a) The governing body of the city of Edina or its development authority may establish one or more tax increment financing housing districts in the Southeast Edina Redevelopment Project Area, as the boundaries exist on March 31, 2014. (b) The authority to request certification of districts under this section expires on June 30, 2017 December 31, 2019. EFFECTIVE DATE. This section is effective the day after the governing body of the city of Edina and its chief clerical officer comply with Minnesota Statutes, section 645.021, subdivisions 2 and 3. Sec. 16. CITY OF EDINA; APPROVAL OF 2014 SPECIAL LAW. Notwithstanding the provisions of Minnesota Statutes, section 645.021, subdivision 3, the chief clerical officer of the city of Edina may file with the secretary of state certificate of approval of Laws 2014, chapter 308, article 6, section 8, by December 31, 2016, and, if the certificate is so filed and the requirements of Minnesota Statutes, section 645.021, subdivision 3, are otherwise complied with, the special law is deemed approved, and all actions taken by the city before the effective date of this section in reliance on Laws 2014, chapter 308, article 6, section 8, are deemed consistent with Laws 2014, chapter 308, article 6, section 8, and this act. EFFECTIVE DATE. This section is effective the day following final enactment. Minnesota Session Laws - 2014, Regular Session Chapter 308--HF No. 3167, Article 6 Sec. 8. CITY OF EDINA; TAX INCREMENT FINANCING. Subdivision 1. Authority to create districts. (a) The governing body of the city of Edina or its development authority may establish one or more tax increment financing housing districts in the Southeast Edina Redevelopment Project Area, as the boundaries exist on March 31, 2014. (b) The authority to request certification of districts under this section expires on June 30, 2017. Appendix F-2 Subd. 2. Rules governing districts. (a) Housing districts established under this section are subject to the provisions of Minnesota Statutes, sections 469.174 to 469.1794, except as otherwise provided in this subdivision. (b) Notwithstanding the provisions of Minnesota Statutes, section 469.176, subdivision 1b, no increment must be paid to the authority after 20 years after receipt by the authority of the first increment from a district established under this section. (c) Notwithstanding the provisions of Minnesota Statutes, section 469.1761, subdivision 3, for a residential rental project, the city may elect to substitute "20 percent" for "40 percent" in the 40-60 test under section 142(d)(1)(B) of the Internal Revenue Code in determining the applicable income limits. (d) The provisions of Minnesota Statutes, section 469.1761, subdivision 3, apply for a 25- year period beginning on the date of certification of the district. Subd. 3. Pooling authority. The city may elect to treat expenditures of increment from the Southdale 2 district for a housing project of a district established under this section as expenditures qualifying under Minnesota Statutes, section 469.1763, subdivision 2, paragraph (d): (1) without regard to whether the housing meets the requirement of a qualified building under section 42 of the Internal Revenue Code; and (2) may increase by an additional 25 percentage points the permitted amount of expenditures for activities located outside the geographic area of the district permitted under that section. EFFECTIVE DATE. This section is effective upon compliance by the governing body of the city of Edina with the requirements of Minnesota Statutes, section 645.021, subdivisions 2 and 3. Appendix F-3 Date: November 14, 2018 Agenda Item #: VI.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:Emily Bodeker, As s is tant C ity P lanner Item Activity: Subject:Varianc e R eques t B-18-30 for 5913 Hansen 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: I N TR O D U C TI O N: Zehnder Homes Inc. has submitted a variance application for two variances, a 30.79 foot front yard setback and a 1.7 foot first floor elevation variance for a proposed new home. T he front yard setback requirement is the average of the existing front yard setbacks to the surrounding properties to the north and south, or the average of the block. T he subject property has a 93.09 foot required front yard setback. T he 93.09 foot setback requirement is due to the fact that the existing home to the north of the subject property is setback 145.27 feet from the west property line and the home to the south of the subject property is setback 40.91 feet. T he existing first floor of the home sits at 932.3 feet above sea level. T he zoning code allows a one foot increase in the first floor elevation of a new home, therefore the new home would be allowed to sit at 933.3 above sea level. T he applicant is proposing the new first floor site at 935 feet above sea level. AT TAC HME N T S: Description Staff Report Aerial Map Engineering Memo Applicant Submittal November 14, 2018 PLANNING COMMISSION Emily Bodeker, Assistant City Planner B-18-30, A 30.79 foot front yard setback variance and a 1.7 foot first floor elevation variance for a proposed new home at 5913 Hansen Road Information / Background: The subject property, 5913 Hansen Road, is approximately 28,019 square feet in area and is located on the west side of Hansen Road, north of 60th Street and south of Benton Avenue. The existing home on the lot is a split level home built in 1966 and was not built with a garage. Zehnder Homes Inc. has submitted an application for two variances, a 30.79 foot front yard setback and a 1.7 foot first floor elevation variance for a proposed new home. The front yard setback requirement is the average of the existing front yard setbacks of the properties to the north and south, or the average of the block. The subject property has a 93.09 foot required front yard setback. The 93.09 foot setback requirement is due to the fact that the existing home to the north of the subject property is setback 145.27 feet from the west property line and the home to the south of the subject property is setback 40.91 feet. The existing first floor of the home sits at 932.3 feet above sea level. The zoning code allows a one foot increase in the first floor elevation of a new home, therefore the new home would be allowed to sit at 933.3 above sea level. The applicant is proposing the new first floor site at 935 feet above sea level. Surrounding Land Uses Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low-density residential. Southerly: Single Unit residential homes; zoned and guided low-density residential. Westerly: Single Unit residential homes; zoned and guided low-density residential. STAFF REPORT Page 2 Existing Site Features The existing 28,019 square foot lot is located on the west side on Hansen Road, north of 60th Street West and South of Benton Avenue. The existing house is a split level home built in 1966. The main mass of the house is setback approximately 61.4 feet from the west property line. The existing home was built without a garage, and has a canopy that extends off of the front of the house towards to the west property line. Planning Guide Plan designation: Low-Density Residential Zoning: R-1, Single-Dwelling District Grading & Drainage The Engineering Department has reviewed the application and has submitted comments as attached in a memorandum. The proposed grading will closely match existing drainage paths. Drainage in the rear of the property is directed to an existing concentrated flow path along the south property line for the rear and side lots of the property that flows south to 60th Street West. The applicant should direct drainage to Hansen Road for any area that can be directed in towards the street. The proposed stormwater management plan shows two rain gardens to mitigate additional drainage to neighboring properties and the public infrastructure downstream on 60th Street West. The raingardens will be sized so that there is no net increase in runoff to the properties along the existing flow path. Compliance Table City Standard Proposed North Side – East Side - South– West Side – 10 feet 25 feet 10 feet 93.09 feet 10 feet Roughly 158 feet 10 feet 62.3 feet* Building Coverage 25% 13.34% 1st Floor Elevation 1 foot/932.3-933.3 1.7 feet/935* Building Height 36.67 feet For lots that exceed 75 feet in width, the max height to the ridge line is 35 feet plus one inch for every foot that the lot exceeds 75 feet in width 36.06 feet *Requires a variance STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues • Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following conditions must be satisfied affirmatively. The proposed variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. “Practical difficulties” may include functional and aesthetic concerns. The practical difficulty for the front yard setback variance request is caused by the existing location of the homes to the north and south of the subject property. The existing setback of 145.27 feet for the home to the north of the subject property skews the average setback for the subject property. The proposed new home is setback 62.3 feet from the front yard setback and the existing house currently has a non-conforming setback and sits 61.4 feet to the front property line (not including the existing canopy/storage shed). City Code allows for the issuance of a variance to increase the first floor elevation of a new home over one foot above the existing home under one of the following circumstances: 1) To elevate the lowest level of the dwelling to an elevation of two feet above the 100-year flood elevation, as established by FEMA; 2) To elevate the lowest level of the dwelling to protect from groundwater intrusion; 3) To elevate the first floor elevation to the extent necessary to meet the state building code, city code, or statutory requirements; Furthermore, a variance may only be issued if the proposed project fits the character of the neighborhood in height, scale, and mass. There is not a flood plain, groundwater or building code issue with this proposal. If the proposed basement was dug deeper into the ground and different floor trusses were used, the first floor elevation could meet the one-foot requirement. However, the Engineering Department believes that setting the first floor higher than the street elevation helps drain the front yard to the street and provides more elevation for the sanitary sewer to work effectively. If the Planning Commission agrees that the added first floor height provides better protection from drainage due to the elevation of the street, a case could be made to meet the City’s requirement for variances over one foot above the existing first floor elevation to elevate the first floor to avoid potential drainage and sanitary sewer issues. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The placement of the homes to the north and south of the subject property are unique and are not self- created by the applicant, therefore the front yard setback variance is justified. STAFF REPORT Page 4 The existing home is a split level home. The first floor elevation of a split level home is the elevation where the front door/entry is located. The applicant is proposing to place the garage elevation at a similar elevation to the street (932.9) which was similar to the first floor elevation of the existing home and have the first floor of the home set at 935. 3) Will the variance alter the essential character of the neighborhood? Granting the variance for the front yard setback requirement will not alter the character of the neighborhood. The existing home on the subject property has a very similar placement on the lot. The first floor height variance request will not alter the character of the neighborhood. There are other two story homes in the general area. The proposed new home is a two story home that meets the City’s overall height requirement. Recommendation Front Yard Setback Staff recommends that the Planning Commission approve the front yard setback variance based on the following findings: 1. The practical difficulty is caused by the existing location of the homes to the north and south of the subject property. The existing setback of 145.27 feet for the home to the north of the subject property skews the average setback for the subject property. The proposed new home is setback 62.3 feet from the front yard setback and the existing house currently has a non-conforming setback and sits 61.4 feet to the front property line (not including the existing canopy/storage shed). 2. The front yard setback is reasonable and would not alter the essential character of the neighborhood. Approval is subject to the following conditions: 1. Building permit plans must conform to the plans as submitted. 2. Revised stormwater plan date stamped November 6, 2018. 3. Compliance with the conditions and comments listed in the Environmental Engineer’s memo. First Floor Elevation Staff does not believe that the three circumstances for granting a first floor elevation variance are met, therefore recommends that the Planning Commission deny the variance based on the following findings: 1. City Code allows for the issuance of a variance to increase the first floor elevation of a new home over one foot above the existing home under one of the following circumstances: 1. To elevate the lowest level of the dwelling to an elevation of two feet above the 100-year flood elevation, as established by FEMA; 2. To elevate the lowest level of the dwelling to protect from groundwater intrusion; 3. To elevate the first floor elevation to the extent necessary to meet the state building code, city code, or statutory requirements; These circumstances do not exist for this site. STAFF REPORT Page 5 2. If the proposed basement was dug deeper into the ground and different floor trusses were used, the first floor elevation could meet the one-foot requirement. If the Planning Commission believes that setting the first floor higher than the street elevation helps drain the front yard to the street and provides more elevation for the sanitary sewer to work effectively. The Commission could approve the variance based on the following findings: 1. The practical difficulty is caused by the elevation of the building pad for the site being lower than the elevation of the street. Elevating the first floor would help drain the front yard to the street and provides more elevation for the sanitary sewer to work effectively. 2. The proposed increase in the first floor elevation would not alter the essential character of the neighborhood. Approval is subject to the following conditions: 1. Building permit plans must conform to the plans as submitted. 2. Revised stormwater plan date stamped November 6, 2018. 3. Compliance with the conditions and comments listed in the Environmental Engineer’s memo. Deadline for a city decision: December 1, 2018. Edina, H ennepin, MetroGIS | © WSB & Associates 2013, HN Aerial 2015, ©WSB & Associates 2013 5913 Hansen Road November 8, 2018 Map Powered by DataLink from WSB & Associates 1 in = 75 ft / DATE: November 7, 2018 TO: Cary Teague – Planning Director FROM: Ross Bintner, PE – Engineering Services Manager RE: 5913 Hansen Road - Variance Review The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed include the stormwater management plan date 10/10/18, updated 11/5/18. Grading and Drainage Grading for the proposed work closely match existing drainage paths. Drainage from the rear is directed to an existing concentrated flow path along the south property line for the rear and side lots of the property that flows south to 60th Street West across parts of 3 private properties. Stormwater Mitigation City of Edina Building Policy SP-003 requires stormwater mitigation for this project. The project may also require stormwater controls consistent with Nine Mile Creek Watershed regulation. The proposed stormwater management plan proposes two rain gardens to mitigate additional drainage to neighboring private properties and the public infrastructure downstream on 60th Street West. Applicant should direct drainage to Hansen Road for any area that can practically be directed there and size the rain garden so there is no net increase in runoff to the properties along the existing flow path. Erosion and Sediment Control No Comments Street and Curb Cut A curb cut permit will be required if the applicant proposed replacing or relocating existing curb cut. Public Utilities No comments. O ther Items A Nine Mile Creek Watershed District permit will be required. A final grade as-built survey and inspection will be required to verify compliance with the approved stormwater plan. 5913 HANSEN ROAD, EDINA PANORAMIC FROM ST EET 5913 lIANSEN ROAD, EDINA EXISTING HOME ON SUBJECT PROPERTY 5909 HANSEN ROAD, EDINA HOME TO N ORTH (LEFT) OF SUBJECT PROPERTY 5917 HANSEN ROAD, EDINA HOME TO SOUTH (RIGHT) OF SUBJECT PROPERTY • . ;IF r • _ _ HANSEN ROAD, EDINA PHOTO SHOWING BOTH 5913 5917 FOR REFERENCE PLANNING DEPARTMENT OCT 1 2 2018 5913 HANSEN ROAD, EDINA CITY OF EDINA RENDERING OF PROPOSED HOME 5913 HANSON ROAD FRONT ELEVATION SCALE: 3/16" = 1L0" 932 5913 RANSON ROAD PEAK 96759 • Vl PEAK 962.4 Tr, FFE 944.6 0' 6- H, 099 9363 5913 HANSON ROAD FFE 935 ORE 932.9 5913 HANSON ROAD 932 6 FFE 935 76. GRADE 929.4 929 4 5917 HANSON ROAD FRONT ELEVATION SCALE: 3/16" NM MN MN 111=1. II I .141i.111 11-0I 1.11 MI NM MI MI IM MI In MN 1E 932.6 930 F/C142 9-25-18 DATE- 8-10-18 REVISIONS: 9-5-18 KH 9-12-18 KH 9-27-18 OH 9-28-18 ..11-1 10-11-18 KH 932 5909 HANSON ROAD 5913 HANSON ROAD FRONT ELEVATION FRONT ELEVATION SCALE` 3/I6' = 'L e SCALE: 3/16" FRN ELEVATION 5913 HANSON ROAD PEAK 967.59 PLANNING DEPARTMENT OCT 12 2018 CITY OF EDIT' A 6 PEAK 945.6 930 I I I n will l =I= -1 ED 111 1111 1 1111 111 IIII 11111 II 111 HI 11 1111 11 111111 a Hplimumpinfigium HI 1 I II 1111111111 111111 1 _ imumummiummuni xi 1 1111 !pall !Hoot in mi lai, =El F-1 s. E1E 6FE 932.9 09 INN IF 111111 MM. r. IN DRAWN Irt: KM CORN. NO. 218168 SHEET NO. V I PLANNING DEPARTMENT 112 2 2018 CITY OF EDINA A..-17112. ihe 0" ltelilEnp=0 nem vommor CULT. STONE HARDIE SIDING VENEER SS 12 pi 5,12 p 11 ROOF VENTS /AS RE09. 0' I'-0n SADDLE W/ FULL ICE A. WATER SHIELD AT ADJACENT WALLS BET04/0 .. 1 \ -, • ±-0. 1 It PIM ' / HARDIE SIDING • e WINDOW & POOR TRIM (TIP.) LEFT ELEVATION SCALE , 1/8" = e-TRIA180. AVE e-2^ i= z _ UP14111111 '111111i1MINI P-O" CANT 07, HARPIE SIDING 75 o-e 12/12 1,0" • e VIIMPOW 6 00070 TRIM HIFI 5000610 FLOOR v.e. FIRST FLOOR COIL. SIP. WINDOW a az. HT. FIRST FLOOR TRIP. 6X6 POST 60000 TO .12°X12° (TYR) FRONT ELEVATION SCALE. I/4.= ILO" 1,496 50. FT. FF. 1 917 50 FT 5F 3.453 50_ FT. TOTAL 1 III 50. FT. LL. FIN 4,572 SO. FT. TOTAL 201 50. FT. SCREEN PORCH 6/2 50. FT. SPORT COURT • -1 A E-1 g 0 (i) o z Cr) Z „ (Z) FiCIV 9-25-I8 DATE: 8-10-18 REVISIONS: 9-5-18 014 9-12-18 KH 9-27-18 JH 9-28-I8 /.714 REAR ELEVATION ' wttwow d mai TRIM (TIP.) SCALE , I/8" = 1.-0" RIGHT ELEVATION SCALE. 1/e = BRACKET ''A" SCALE. 1/2%1I-0° BRACKET "B11 SCALE' 1/2.4-0. 1313ACKE_T SECOND FLOOR GEN_ 0 12 5117. WINDOW HT. 1'-0 OMIT EXTERIOR NOTES FLASHING NOTES • K1CK0UT FLASHING TO 130 INSTALLED AS NEEDED NY ROOFING CONTRACTOR • EXTERIOR WALL FINISHER TO VERIFY THAT KICXOUT FLASHING IS INSTALLED PRIOR TO FINISHING • CARPENTER 10 FLASH ALL EXTERIOR WIAVOW5 6 00CR5 PER MN d IRC COVE REOUREMEARS WINDOW NOTES • ANOERSON 100 WIN00W5 CODE MIN. U VALUE = 032 MIN. 5711C = 0.35 • BUILDER TO PROVOS WINDOW ORDER LIST WITH 11 FACTOR. SGEK. 6 SIC RATING FOR EACH WINDOW 6 EXTERIOR POOR • BUILDER TO VERIFY ALL WINDOW 0008 6 OPENING FOR. HTS. • 1111.00W WELLS WITH A VERTICAL DEPTH Of MORE THAN 44" MUST BE EOUIPPEO WITH AN APPROVED LADDER EXT. FINISHING NOTES • HAREM SIDING/ SHAKES • ALUM 13./43" FASCIA UNLESS NOTED OTHERWISE • ALUM. SOFFIT WI VENTS • HARDIE TRIM • 30 YEAR ARCHITECTURAL SHINGLES 5/ 2 METAL L ,c 1 I i .1:-. CULT.STONE VENEER 12 I'- 0"- I li EN 12. a 12.0 3 111111ll 1111111111 ADDRESS TRTO. 606 005TH 5701E 130X612 TO 12 012 F.4. ON 24.X24" CULT. 5101M BASE (TTP BASEMENT CEM. STP. WINDOW 6 CR. KT BASEMENT FLOOR DRAWN BY: KU COMM. NO. 218168 SHEET NO. Loa L.L.1 1L2 S edVg CD Z `g.3 Zr% LL Joo 3 O ecz4 00_1,TE a PLANNING DEPARTMENT OCT 12 2018 CITY OF EDINA 5EE ENGINEERING PAGES 5I-5X FOUNDATION PLAN SCALE: 1 / 4°=1,0° EXTERIOR DIMENSION ARE FROM EXTERIOR Of FOUNDATION WALLS AT FULL BASEMENT AREAS AND AS NOTE0 AT FRAMED WALLS AT LOOKOUT AND WALKOUT AREAS BASEMENT FINISFED BASEMENT UNFINISHED SPORT COURT FINISHED 1.11950 FT 294 50 FT 672 50 FT WINDOW & POOR NOTE . 00040505 100 WINVON5 600E M W. U VALUE =.0.32 MIN. 57146 = 0.35 • ALL WINDOWS SET AT 8 6 0" UNLESS NOTED OTHERWISE • 13411L9ER TO PROVIOE WINDOW ORDER LIST WITH U FACTOR. MARC, 6 5TC RATING FOR EACH WINDOW 6 EXTERIOR 0000 • BUILOER TO VERIFY ALL WINDOW. DOOR 6 OPENING MR. NTS. • WINDOW WELLS WITH A VERTICAL DEPTH OF MORE THAN/ 44° MUST BE EQUIPPED WITH AN APPROVED LADDER GUARDRAIL NOTES • GUARORAIL REQUIRED ON OPEN SIPE Of ANY STAR MORE THAN 30° ABOVE FLOOR • ALL OPENINGS LESS THAN 4. AT ALL GUARDRAILS FLOOR SYSTEM NOTES * ALL FLOORS TO BE L/480 • FLOOR TRUSS MANUFACTURER TO VERIFY FRAMING BELOW GRANITE TOPS. 71/135 .3 TILE AREAS ABOVE • FLOOR TRUSS MANUFACTURER TO PROVIDE HEAT SUPPLY RETURN CHASE 111 70155E5 • BUILDER TO PROVIDE CITY WITH TRUSS LAYOUT PLANS FOUNDATION WALL & FOUNDATION INSULATION NOTES 9'-0* PLURE0 FOUNDATION WALLS 6/ SINGLE PLATE BASEMENT FLOOR RAISED TO TOP Of WALKOUT 57E1A WALL ASSUMED SOIL SEARING CAPACITY 2.000 LBS MAINTAIN 42' MIN. GRAVE ABOVE FOOTING BOTTOM OF DECK & PORCH FOOTINGS TO BE 72° BELOW GRADE MASONRY CONTRACTOR TO VERIFY WALL 6 FOOTING REQUIREMENTS WITH SITE CONDITIONS MASONRY CONTRACTOR TO VERIFY ALL WALL AND FOOTING REQUIREMENTS AT ALL UNGAL AWED BACKFILL. LOCATIONS 5EE FOUNDATION WALL DETAL ON PAGE 01 • INDICATES DISTANCE FOUNDATION 15 HELP IN FROM SWATHING ABOVE • FOUNDATION WALLS HELP IN FROM SHEATHING ABOVE A5 INDICATED BY FOUNDATION WALL DETAIL • SILL PLATE OVERHANGS F681WATION I MAXIMUM SEE FOUNDATION WALL DETAILS (MEN TRIO 208 PLATE 15 U5E0) • SEE FOUNDATION WALL DETAILS FOR FOUNDATION WALL INSULATION (R-10 EXTERIOR/ R-5 INTERIOR) DATE: SHEETROCK & INSULATION NOTES • GIP. 60. REQUIRED AT ENTIRE CEILING (EXCEPT 80 50 F T. MAXIMUM AT MECHANICAL) • r GYP. BO AT WALLS & CEILING BELOW STARS • ALL SPRAY FOAM INSULATION MUST BE COVERED 07 MIN. r GYP. BD. AT HABITABLE AREAS 8-10-16 REVISIONS. 9-5-1S KH 9-12-18 KH 9-27-18 01-1 9-28-16 J1-1 DRAWN BY: 01-1 COMM. NO. 218168 SHEET NO. 2 018° 27'-6 6° 11 8,2" 29,8° 2268° 14,6" 7560" 1169° 269' 466" 1266" r= -r T r r- r r-erg ,„ , 4 \-TRTP.12-2X10 FL. 01 2464° 5,4° 468° TATE). 6X6 WOOD P057 01.1 12.0 SONAR/BE (TV.) 7 5 1/4°65 I/4° PAR. COL. 5,4° 7RTD. 606 W000 POST 80000 TO 12"X12" ON 30°0 SONATUBE (TV ) PORCH ABOVE 2e FLOOR TRUSSES 92" OC 1-4 -,--24" CANT. ABOVE ( TRIO. CONT. 3-2X10 FL. JI DECK ABOVE 7 20° SONATME 5 1/4.67° PAR. COL FOUND. I I SHEATH, I 2" 108° OF 8. POURED SEE ENG. CONC. FTG. I I I I I IN 1 II 11 11 2" li L IU ) fil i 108° OF 8° POURE0 120 °011° CONC. FTG. STEP F765. Tv I-1 i7,,,i r Illfr Iv III =I X , „ -Is' ,_., ' roma _// 74,1'./7/1 of aL I IN I C5) , -! I .0 ,,,. irffl- W C.TILE ;",?, 15 *6 1, 1 0 .5 6).,_ ?Ai -- ri, 560° 164 1 SPORT COURT - EXERCISE / ' , 1% II 1.61 'T.' VER. FLOORING 19,7 3/8° CE IL. FM 61 VER. FLOORING i A % • , I _ 1 3650 51EAGL 108° OF 8° POURED =...• 7:* ts L k, el1C 1 __ 21 1/2° SEE ENG. CONC. FTC. ---2X6 STUDS 6 16° O.L. 4° OF 6° POURED ;) FL Ml. 0 KW Flz 11 4 \ I-- GIRDER FLOOR IP 44° Of 8° POURED 20°X13° CONC. FIG. 1 1 , .2 0. FIO _ 20 FULL 1 101.15.5.--\ '5., 2-2Xl 0 . 1VIRS80 4 1N-FLOOR HEAT GREER , FLOOR --N.\ TRUSS '- , IN 2° FVIEW ULL VIEW ,* Ft. . i 8,14Y. 1013° L4 466° 069° -... Hi 000 WALT L --.0 ±-..— SLOPED -I L GYP. 00. _ __ _ ___ 22%10 .7 RBC.Rook 62 •4 4 STEP FIGS J .. T— CARPET 9r, 7111 ,,, I- —'e — — "el i 3 1/2° CONC. FLOOR e,- 1 7,pzi5og _X % 7 'n''---r V-47Lj./f; 8691/2* CEILING NT F.„. - r r ' 8.-2.° N 80fti POURED ;Air CO-L. Joe or ion POURED 2 see ENG. CONC. FM. 2568" IN 511105 1 1 7" CANT 2'' 41304,10 I 2X6 / ) 4X6 li . u 120.46. X ‘4 TRTD. LOW s-Tuosei5...c. PLATE / zi 25 ACCESS Of 'NG. w/ 1 , I 1-- t 4 II ± + t t i 1 '4 I ''' Lb' P g ' i i 2X6 STUDS e 16 DC. 24.024°012° 4° W 6" POURED " 5'15 0 , L j 19.2'06 i ,...a. CANT. I ABOVE pppIv 1 \ /‘ J \ I, \ 71 F.FF 3-2010 DR - CONC. FIG 4e. OF 8° POURED I 1 360° , \ . RN 14,11° 54 I 4'-6. 1 I "" 4,1. 20°X8. CONC. FT6. f 4,-3. 13'5° 1 1 I 1 1 7:., 1 I F6 PROVIDE I — \ ,,9 /-0-' \Y -,---, • 1 L _ — -, 2-11 _J DR. MI. F II I IN 1 • Ft- SLEEVE '. ......"... / 1.1 rRADON L = = = - • Tim FOUND..., - ......„--„, HI ElP ,',' \ pi ,,, \ \ VENT i _, 11, 4. a 206 57005 0 16° OL 2X8 50105 6 16° O.C. 406 TR70. PLATE 42° OF 8° POURED . -1 ItZ/G ...--4--e. OF 6" POURED .4-'1.r 40° Of 8" POURED ,,', 20•X(1° CONC. ETA. 2, 6... _ —__..4 J CEILING - I L C S- '-.• 20°X13° CONC. PTO. 20°08° CONC. ETA. (8 EGRESS WAS.) II 4,78) -1 ......,51"NO ACED GYP. BO. REOD I7 -,I gt1 Q N +,": '"" BY COOS N. MAX.) L 9,,,, , sEpRoom is • I PIEICVE ABOVE UNEXCAVATED a° or e° POURED FIRE BLOCK PERIMETER -,. MECH./ _ e-r 4_ j_ ____ 3?0. -5-- .-F` CARPET `1' FROV DE SOLID BLK6 100° OF 10° POURED 20°08° EEOC. FTG. 5TOR UNFINISHED A VANITY I 6 ROA (TIP.) I I 1268° 10" GLASS I WALL e.w. 41-. 40 13,11. . 160 BOX R-5 INSULATION 64 c 5 TH 6.7 E n, 4, 2X4 FURRING W/R-5 IASI/L. I FINISH Q I I 111._, IV)E 108° OF 0° POURED 20°X8° CONC. FIG. GUT ABOVE 15 I 2° tar OF 8' POURED r Imm „ OF I4D14 8° 6' POURED STOR 20°013° CONC. FTG. L i AM -1 - r 40" Of 8" POURED ANCHOR STRAPS THIS WALL - 8" Of 8' POURED IIEW I 10010F 12* POURED 20°X8° CONC. FTG. i 20°68 CONC. FIG. 1 I I —1-1 _ "MINING WALL REGO. 5EE SURVEY LANDSCAPE 12E5IGN GYVE ENGINEERING TEATER THAN 4'0° HIGH TRIO. 6X6 WOOD POST ON 18°. SONATME (TYP.) )--100. Of 8" POURED 16.08° CONC. UNEXCAVATED 100° OF 8° POURED 16°08° CONG. FIG STEP F76. 26,16° 746 IC° J FRAMING NOTES • 13 6 9 1/2" PLATE MIGHT UNLESS NOTE0 OTHERWISE • 206 57005 0 POCKET POOR WALLS UNLESS NOTED 031E0I5E • DOUBLE 571.105 AT ALL WINDOW 6 PATIO DOOR HEADERS UNLESS N0TE0 07fERWISE • MINIM LVL/L5L MUD BLOCKING AT ALL POINT LOADS. SUPPORT BEAMS. MICRGLAMS. 6 ORDER TRUSSES TO FOUNDATION • PROVIDE FIRE BLOCKING VERTICALLY 6 CEILINGS 0 FLOORS HORIZONTALLY INTERVALS NOT EXCEEDING 10,0° (CONCEALED SPACES 0 SOFFITS. PROPPED CEILINGS. BETWEEN STAIR STRINGERS 6 BETWEEN STORIES) • PROVIDE DRAFT STOPPING BETWEEN STORIES DIVIDED INTO APPROXIMATELY EQUAL SPACES NOT EXCEEDING 1.000 SOFT. SMOKE AND CARBON MONOXIDE DETECTOR • PROVIDE SMOKE DETECTORS 19 EVERY BEDROOM 6 TIE CORRIDOR GIVING ACCESS 70 THE BEDROOM ON EACH FLOOR INCLUDING TOE BASEMENT, 6 IN AY ROOM THAT HAS A CEILING 1E16147 MORE THAN 24° 14161-ER THAN A CORRIDOR 6101185 ACCESS TO THE BEDROOMS. • PROVIDE CARSON MONOXIDE DETECTORS WITHIN 10,0° OF ALL BEDROOMS e O moi a mor cc 0 PLANNING DEPARTMENT OCT 12 2018 CITY OF EDINA QNU • CONTRACTOR TO VERIFY d REVIEW STEEL BEAM DEFLECTIONS TO DETERMINE CORRECT FRAMING LOCATIONS d CONDITIONS. SEE ENGINEERING PAGES 5I-5X I FIR/T. FLOOR PLAN SCALE GUARDRAIL NOTES • GUARDRAIL REQUIRED ON OPEN SIPE OF ANT STAIR MORE THAN 30° ABOVE FLOOR • ALL OPENINGS LESS TION 4 ° AT ALL GUARORAL5 FLOOR SYSTEM NOTES • ALL FLOORS TO BE L/480 • FLOOR TRUSS MANUFACTURER TO VERIFY FRAMING BELOW GRANITE TOPS. TONS 6 TILE AREAS ABOVE • FLOOR TRUSS MANUFACTURER TO PROVIOE FEAT SUPPLY RETURN CANOE IN TRUSSES • WILDER TO PROVIDE CITY WITH TRUSS LAYOUT PLANS FRAMING NOTE* • 9'7 r PLATE HEIGHT UNLESS NOTED OTHERWISE • 206 STUDS @ POCKET DOOR WALLS UNLESS NOTED OTHERWISE • DOUBLE SKIDS AT ALL WINDOW 8 PATIO DOOR HEADERS UNLESS NOTED OTHERWISE • PROVIDE LVL/L5L SOLIO BLOCKING AT ALL POINT LOADS, SUPPORT BEAMS. MICROLAMS. AND G1ROER -TRUSSES TO FOUNDATION • PROVIDE FIREMOCKING VERTICALLY @ CEILINGS 8 FLOORS 8 HORIZONTALLY 9 INTERVALS NOT EXCEEDING 10,0° ICONCEALED SPACES 14 SOFFITS. DROPPED CEILINGS. BETWEEN STAIR STRINGERS 8 BETWEEN STORIES • PROVIDE ORAFT STOPPING BETWEEN STORIES 0151000 INTO APPROXIMATELY EQUAL SPACES NOT EXCEEDING 1,000 SOFT. • ALL SPRAY FOAM INSULATION MUST BE COVERED SY MIN i° GYP. BO AT HABITABLE AREAS 3 SMOKE ANO CARSON MONOXIVE DETECTORS • PROVIDE. SMOKE DETECTORS MJ EVERY BEDROOM d THE CORRIDOR GIVING ACCESS 70 THE BEDROOM ON EACH FLOOR INCLUOING THE BASEMENT. & IN AY ROOM THAT HAS A CEILING HEIGHT MORE THAN 24° RIMER THAN A CORRIOOR GIVING ACCESS TO THE BEDROOMS. • PROVIDE CARBON MONOXIDE DETECTORS WITHIN I0,0° OF ALL BEOROOM5 DATE 8-10-18 REVISIONS, 9-5-18 KH 9-12-18 KH 9-27-18 JI-1 9-28-18 JH zzz z In W DRAWN BY. KH CONN. NO. 218168 SHEET NO. OPTIONAL ARALLEL (HORT ENERGY HEEL TRUSSES ze OL Offi. VAULT-4 RIOGE DECK 5/4° OELKING TEMP. TEMP. 5,6° TEMP. TEMP. 4026 FIXED 4026 FIXED NI 5 114°A5 I/41 PAR, COL. 9aX6r2 2-16° FL. ML. PATIO CDOR -P-2° 6,3° EXTERIOR DIMENSIONS ARE SHEATHING TO SHEATHING FIRST FLOOR FIN I5FE0 1496 50. FT. GARAGE BIT 50 FT. SCREEN PORCH 201 50 FT. WINDOW & POOR NOTE5 • ANDERSON 100 WINDOWS CODE MIN. U VALUE = 0.32 MIN. 5RIC = 0.35 .ALL WINDOWS SET 8,0" UNLESS NOTES 011ERWI5E • BUILDER TO PROVIDE WINOON ORDER LIST WITH U FACTOR. WIZ. 8 SIC RATING FOR EACH WINDOW B EXTERIOR 00OR • BUILDER TO VERIFY ALL WINDOW. POOR 6 OPENING FOR. HIS. • FP F PROVEE FALL PROTECTION @ OPERATING WINDOWS 70,0 3ce-o" 436° M'-0' 0. 2' e. 4'-9° 10'-3° T-6' e-e 7 OK 41o. II n 5 1/4.02° 2-2010 PROWDE 5 1/4.05 1/4° PAR. COL. ML. TO STEEL 40 3' STEEL BM. 2-2010 MONO ENERGY HEEL TRU55E5 OL 1236 436° III 2.9 I/2. ML TEMP 30 IN= 3-2XI2 FL = ENERGY 1-EEL TRU55E5 MONO ENERUSSESGY TEEL TR 241' 0L SPORT COURT TEEL 81 /Zxg PL 5 I/4°A5 1/4' PROVIDE MEM BETWEEN TRUSS SPACING 1, SHELVES 7''4 1/2° GYP. BD. ON ALL WALLS 5/8° TYPE °X° GYP so. ON CEILING UTILE - N/ VANITY 2;07 CANT. BATH FLOOR ABOVE 20'ss , OL 40 0° 4 ••• 4 5 1 Alfr.=1 3 I MP 2t1 ( 4_4 _ It,. , ',7 .__ AM .,,mws. FSICA r W/ GLASS • 9'XIV GARAGE DOOR tc, - 2a . , 20 MIN. CT/LE -T . /k, "“' : i''ItICVEONT\5K i LII ‘. - a OR / ' a-9 1/2 VERIFY B.I. y VO = 2050 MP) CONT. 2 , - , 2X RES O El 3030 (TEP.) it 3-18° ML. I 2-11 7/8° ML 3-2010 FL. 3 7 1/4° DR. L. /1 PLATE COLT. STONE I VENEER OARAOE 4 CONC. FLOOR W/ FIBERMESH 206 GARAGE WALLS INSULATE 8 STEETROCK ENTIRE GARAGE PROVIDE BEARING LEG IN TRUSSES THIS WALL SIMPSON 5TI0I4 ANCHOR STRAPS THIS WALL 1230° TRW. 606 POST' BOXES TO 12°X12° FIN ON 24°304° CULT. STONE EASE ) 10,4. 17,0" 3060 (r.P.) ALUM. RAIL 12x6 PLATE TRW. 6X6 POST BOXED TO 12°X12' HTTP.) CONT. 3-9 1/2 FL. ML. 6 -.930° 27,0 CULT, STONE VENEER FRAME WALL ON ROOF (TIP.) GABLE ENO TRUSS 121-6° 20-0° 1 14,6° 3,4° 9'-2° 7,0 16,8° 2,9° 1 641° 7,7° TEMP. FP 2040 CM./ g6.6 iF • -I VAULTED (.-36°X12° rue FREE5TANOING (VERIFY SIZE) -,,a ,---'-'4, 38 7 / / z 4 / ° 4.. — 6,01/4° WALL HT. I r- --1 I TRUSSES BOBBED ENERGY WEL —5 -___ - 256L5. 2 / `SLOPED FP EG 55 3030 (77R1 FP 3650 24° OC II I • VAULTED 3498E0 a°I CONT. 2-9 I/2 IAL. 2-2512 • I TRUSS WALLS ,r, J 2.h. II Til (TIP.) GIRDE 1 R OLA 6 =e, ,,,,,.. I/0° , a'-i o ,,, MSIR BATH 6.71" 1" 1-1 'I y6.'=,-.49 ;2q.- 6 CE1L. iff. LOFT ' CARPET :: -8° 1 2.0-21 - VAULT RIDGE - 0-2° - O' 10• fp < P . WROT FEEL - TRUSSES !,.., /1"-- N,1_,:2L' VAULTED 1/ EGRESS 3050 (TIP.) 24' 0 C . 20. 1 II MASTER it n IQ II 1,„' - BEDROOM 71 CONT. 2-9 I/2° ALL. Al. 0q CARPET SOUND 6'-0° 10,10° IL. 12-8° 2 0 - ' 0 PROOFING trw I 14'-10° 3/12 = :17 61 I.G. CARPET 4,• 1/.11TE TRUSS FLAT CEIL. R IRO BEDROOM '4 In WALL ABOVE 12(2-' 8'9 1/8. CARPET silt SWM PROOFING CELL. HT. ..- _1 , 0 (TYR)r 2,4° ci , 1 , ON ITR D .. 48 I- 1.-jiEll 0 ,4. 26 56 15 X6 G.T. 24 OD. Png30° -, 0 L',.'__ 0 TREADS 00 J ATTIC ALCE55 5,9° 6,-9° IN •.- m 4''6° ,0 4,10° 410°r 7 4° 5,10° WALL VERIFY LOCATION LAUND. - C.TILE W C.TILE % ..i, W.I G CARPET C71LE 10 J r. 1 .. 77:07Z7 t _ • RAILING r_.:=, . 2 6 4' 74 J&J ., I. , I R VENT t ' , 16-20 > 5., L. TILE. BATI{C)6_1, C.TILE 2 RS FRAME WALL---1.1 ON ROOF (TIP.) I I ---.1 30060° TUB 54ionn 14,10. 24 4,10 4,2° 0° 5. T,-8• BEDROOM '2 _____, WI C • CARPET - CARPET BEDROOM '3 W.I.0 CARPET ENERGY HEEL J__ = CARPET ,cd TRUSSES 24" GC ,' , GIRDER TRUSS I 624-4CONT. 2-2%10 5. /4 o o FRAME WALL .1": ON ROOF (TYP.) -6.-.-% EGRESS FP _1 3056 (TYR) 2630 PIXEL, CENTERED 76 7!.: F IL0 1,0° 7-: ABOVE FRAME %VALI" 2-2%10 5 5 0-2010 2-2010 09° 0-3° 010 ROOF (TIP.) n .• N EGRESS FP .7.-a. II • 3040 (TYP.) C5M1 7.-e J _J 1 1,0'. 13,0. 0-4° 15. 4. 7,0' 54,0° PLANNING DEPARTMENT OCT 12 018 CITY OF EDINA SEE ENGINEERING PAGES 5I-5X I SMOKE AND CARBON MONOXIDE DETECTORS • PROVIDE SMOKE DETECTORS IN EVERY BEDROOM 8 THE CORRIDOR GIVING ACCESS TO THE BEOROOM ON EACH FLOOR INCLUDING TIE BASEMENT. 8 III AY ROOM THAT HAS A CEILING HEIGHT MORE THAN 24° HIGHER THAN A CORRIDOR GIVING ACCESS TO TIE BEDROOMS. • PROVIDE CARBON MONOXIDE DETECTORS WITHIN 10-0° OF ALL. BEOROOM5 FRAMING NOTES • 13,1 l° PLATE {-EIGHT UNLESS NOTED OTHERWISE • 2X6 51005 4 POCKET DOOR WALLS UME55 NOTED OTHERWISE • DOUBLE STUDS AT ALL WINDOW /3 PATIO 000R HEADERS UNLESS NOTED OTHERWISE • PROVIDE LVL/La. 50110 BLOCKING AT ALL POINT LOADS. SUPPORT BEAMS. MICROLAM5. AND GIRDER TRUSSES TO FOUNDATION • PROVIDE FREI/LOCKING VERTICALLY I CEILINGS & FLOORS HORIZONTALLY I INTERVALS NOT EXCEEDING 10-0° (CONCEALED SPACES 8 SOFFITS. DROPPED CEILINGS. BETWEEN STAIR STRINGERS & BETWEEN STORIES • PROVIDE DRAFT STOPPING BETWEEN:STORIES DIVIDED INTO APPROXIMATELY EQUAL SPACES NOT EXCEEDING 1.000 SOFT. • ALL SPRAY FOAM INSULATION MUST BE COVERED BY MIN. i° GYP. 00 AT HABITABLE AREAS GUARDRAIL NOTES • GUARDRAIL REGUIREO ON OPEN SIDE OF ANY STAIR MORE THAN 30° ABOVE FLOOR • ALL OPENINGS LE55 THAN 4° AT ALL GUARDRAILS WINDOW 6 DOOR NOTE5 • ANDERSON 100 WINDOWS m CODE MIN. U VALUE • 0.32 MIN. STHC 0.35 • ALL WINDOWS. SET 6 ,10 UNLESS NOTED OTHERWISE • BUILDER TO PROVIDE WINDOW ORDER LIST WITH U FACTOR, 56140 & SIC RATING FOR EACH VINVOVI B EXTERIOR DOOR • BUILDER TO VERIFY ALL WINDOW. 1200R 8 OPENING WR. IBS. • FP • PROVIDE FALL PROTECTION B OPERATING WIAVOW5 SE C ONDFLOOR PLAN EXTERIOR DIMENSIONS ARE SWATHING 70 SHEATHING SECOND FLOOR FINISREO I 957 50 FT. DATE 4-10-18 REVISIONS: 9-5-18 KH 9-12-18 KH 9 27 18 JH 9-28-18 JI-1 DRAWN BY: KH CONN. NO. 218168 SHEET NO. 4 145.27 33 9446 9444 SIT= 936 3 939 3 at C) PrinripaISINiture 5494,494. Stiwit1e1 AVerage Side 19 lee Rea I I54I 115141,t ,5.52 ket overall. 35. to Ow ridge fine Building Cimrage) 2.3 percent of Iot .1114 Average Front Yard Setback 5909 Hinren 50111 - 145.27 Fat 5917 1149,)n Road -41991 Ecii Mehl, SOLO, . 93 119 Feet Please note that the general re,trialon, Ibr the Alkiett prop-x13 ma) hai ch)en amended through a 416 precs, Lt c could he unaware of ,,.ch elnendm5414 if they ate nal in a roorided diNionen1 pro) ided loos We recommend that 4 511144 1etter be obtained Non Ihe Adminbtretor lot the lament Is.'s-rim,: hod*: site. 61 VIIIIIies, 49 ha, ,humt the ILK311,11of utiblie, on tbe sune34d7mperly by obsened evidene4 only. Them nsfy be underground utilitie,enzumbering the 4-ubjci. propeny are unan,o-c., Pk ase note IIIItwe brave' trot 71..13 Gopher Su. One Call tor thb, sane) Th ,re may or nu) not be underground utilities in the mapped arca. the lure estreme caution must be 7serclie Int orr 439 cv,aution Lakes 71354 on or Dew ON the Raton:digging. 74o me requircil 119 law la nuti tiophei Slit, 074 Call 41,19 44 howrs in Na744 41 531'454-NW 31 Grading 19197 ti.1616in a miimnion 01194144,0149 404-4.4744364(044%. 57 All ,et 7E1,0 Imp are nu,larcel to hundredth, of a feel and ton Lt,z0 hn,hmuks for ebre.tr/bism vi Dw plere,ldmena,4lmmn is censipnial 053 -end doirmtpIrrlft fn she* 044119 lre-9 the drn5uP) O., be NA. 10) 1,74444d 7Rderl den-304..baser4 to building 4x366 tion teles, to hp 01 Mask dirt. III l'enly rannaly (mule invert mor to tiny sort-roe work. 2 Rr4-92-9 1,449i1 33 0 C) F - C! C) 6 C) LIJ 0 C) 111 HANSEN ROAD WEST I INE OF GOV'T LOT 6 SEC 33 - T 117 9)5 924 5 PLANNING DRPAPTM OCT 1 2 2018 CITY OF EDiN/3 Fence lies are Shown on the side of the boundary line that the fence is located on. Bearings are based on the Hennepin County Coonlinale System (F/AD 83 - 1986 DEC 241 10 (1 20 40 N 0 A N T FI A 2 934. 10/12' 9342 934.8 UJ C) C) C) BLOCK NORRELLS n IT I on in 1-3 L.3 1 1 1 IV 9325 .43 , 9326 9273 Vs 9262 1 925 L 926 5 • 923 5 • 924 5 PODER 9306 POL 9 9337 0()67,67," .933.) 932 9 E 924 6 • 923 7 N89*44'37"E 294.93 (294.86 PLAT) 922 7 9219 922_2 110TE: r INNER DIAMETER (I.D.) PIPE AT THE SOUTHWEST AND SOUTHEAST CORNERS OF LOT 1, BLOCK 1. FIELD CREWS FOURS A /2' IRON 8111-118 THEM BUT IT WAS A MESS. RE WERE UNABLE TO VERIFY IF 1/2- IRONS WERE CENTERED ON SAID r I.D. PIPES 40.91 929 0 929 0 33 DESORPTION OF PROPERTY SURVEYFJ) Lot I. 81441 I. WOODY POINT. HENNEPIN COUNTY. AIINNESOTA STANDARD NOTES 11 )4971- Adder.. 391311,4444, %mit Edina. Slinoceola 55436 29 A tide op nom 447 0.11 74(0 Sed to the sone or 04 pan III 154 sone) rlol) easementi pa the rei-ord4.1 ptal an: rhotin mires When, Ise denoted hereon. Flood Pone Informalion X bora dcleintio4111 he 19.414 47 !hell 2'.-mewl elurcellw,dplainl per Flood Ineeranor Rale Slap, Conumnity P4nt1 No 270530063F. effroile dire of Nin ember -DIL 2216 31 Parcel Area Intormodorr 447414 Area 26.919 -II h4 oars 41 Ilsorlimark. Elevatbm, are baeed Hennepin Count) Control Point. VERNON x 196 hoi an 41.041441 of 944 on r tre.)VD4S, 5) Zoning 1pforinalioe- The .0-1401Zoning 1190 ,bjest prop,r3 R-1 19,1)215 D940192 ONO Per O,GO, .410, 01094 9.1)495.1 Aprd LOIS. 114 reIhNL. bright and floor spier ar0temrichoni let 9491 f oning derigmtkin were obtained Dorn ar, 1.03 of Edinis 9 Eh ior op the il.De of-AN/151h 2019 and are 45 lap. 0.1 C) ft . 939E C 934 2 9326 x9315 9368 N89'44'37"E 294.96 (294.9 PLAT) •935.1 +9294 x 9365 PROEOSED RETAINING WALL 93_09 -- :34.60 52.3 N (.3 143'4- • 925 7 31.892 3 I,JZAIm 2 le" ± Ot;O.5 r 9314 934 )÷.-) TREE LINE 928 4 9]U B.5 s 5.5 9288 6' I 9 925 926.6 97 36) 9.5 1.3,- • 9245 924 1 • 9250 15" 25.0 925 1 93.3.09 OS2.6 • 929 • 931.5 N • 929 0 9189 91.31').- amE Z.] 942.9.1 / / rip, / - -25.0-___ Aia (./9]50 4 933 4 954.1 $8" ell 20" 'Ll:1" 3 3 073.28 0 392 1 9 OZ., 9' 24" 0:;2.1 C._4'929.4 "8„.. ,., Oga 7 . 0132_4 PI EW" I *09 930 .7 0 'ee-2 ,3 '; \ -... ,:;a9 / BLOCK 1 3 i Re I 930 5 , / I A-9 .1' 0-- (/) 1--orT 0 • 933 3 933 9 9329 rn Existing Building Elevation Proposed Elevations First Flew Ehiation 9,2 Riopored Gi-roTre Floor Lkvalton Proposed Top of Foundition 094.0114 R03,4,4)199 Floor Fl,, Minn 935 5 9- Pmpoied /13540.011-1.9 EIrision Proposed Building Coverage 1.44 9144 -74.019 5.F Howe Arto - 3.0375 F.. SI)), Are• - _26491. Pmd,970a = 101 S F 7,11,9 ,404 - 11.735 5_T =E Cesilsore - 1534'1 CD 'NT _3 Dcd Area 117. ST Existing Building Coverage 1.51Ato - 28019SE Home /ilea - 1_5/5 S.F [47491445152= 531 SE Stooge Shed /3,1 = 87 S.F. flea Area - 35651E Total Atm = 2371 5.1 Coverage - 4 .46% Existing }bedcover Lot Anes - 21919 S.F. 1109, Arca 04)).455 Arca.c.iltdmg arca u,l p3 - 2,44 5 Colony Arca - 5,1 ST. Sioroge Shed Area = 17 S.F. Ova .99:3 35. S.E. Total Area - 4.7145 F. Coicrage (P. CAST IRON MONUMENT TiI CATCH BASIN 1( FLARED END SECTION ES) GATE VALVE GUY WIRE IS/ HYDRANT O SURVEY MONUMENT SET • SURVEY MONUMENT FOUND A SURVEY CONTROL POINT LIGHT POLE 'T3 POWER POLE O SANITARY MANHOLE O SANITARY CLEANOUT SIGN GROUND ELEVATION 4 STORM DRAIN © STORM MANHOLE YARD LIGHT A/C UNIT WELL 11) C) Proposed Hardee' er [4,14,4 =2E919 SP. 3037 6 1 514-or Mia 24,s0 thiv 1433 Ar - 2 SE. 51,140 ell Area 87 Penh Area - 201 S F OL41. An,1 = 2.34 ST Total Aran - 59385 F ro‘croge - 21154. SCALE IN FEET SURVEY LEGEND FIELD CREW NO. BY DATE REVISION USE (INCLUDING COPYING DISTRIBUTK)N. MOOR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGOUIST. INC', EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE.BERGOUIST. INC. OF ALL RESPONSIBILITY. SATHRE-BERGQUIST. INC. RESERVES THE RIGHT TO HOLD PJIY ILLEGITIMATE US ER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. I licieby certify thot this survey, plan or teport lvas prepared by me or under my direct supervision and that 1 am a duly Licensed Land Stuveyor under the laws of the State a Afinntsota. Dated this 9th y Of April 'Ul8. op.io ese•usauffon._ ,R.S I AP '-' -,011.... RA So '-r?' SATHRE-BERGQUIST, INC. . TVVP:117-RGE.21-SEC.33 CERTIFICATE OF SURVEY PROPOSED CONDITIONS PREPARED FOR: ZEHNDER HOMES FILE NO. 99595401 413/0b501 Hennepin County DRAWN EDI NA , MINNESOTA 132B 2 7 CHECKED 150 SOUTH BROADWAY WAYZATA, MN. 55391 1952)476-6000 qW1 ,,, IP, o- WWW.SATHRE.COM ,,44. G1/2'eR 139.1''' DBP DATE David B. Pemberton. PLS Nfinnesota License Nu. 40344 pemberlonfiisathle.com 03E/2018 WOE WALKOUT ELEVATION FFE FIRST FLOOR ELEVATION GEE GARAGE FLOOR ELEVATION TOF TOP OF FOUNDATION ELEV. I OE LOWEST OPENING ELEV. E CABLE TV PEDESTAL ELECTRIC TRANSFORMER ELECTRIC MANHOLE ELECTRIC METER GAS METER GAS VALVE HAND HOLE *SOIL BORING TREE CONIFEROUS r5) TREE DECIDUOUS 0) TELEPHONE MANHOLE M TELEPHONE PEDESTAL n------- TRAFFIC SIGNAL ID UTILITY MANHOLE El UTILITY PEDESTAL 1 I BITUMINOUS BUILDING SETBACK LINE CIV CABLE TV CONCRETE CURB ' . 1 CONCRETE CONTOUR EXISTING CONTOUR PROPOSED GUARD RAIL DT DRAIN TILE ELECTRIC UNDERGROUND -xx- FENCE 70 FIBER OPTIC UNDERGROUND GAS UNDERGROUND ce-t/ OVER,-EAD UTILITY 9 RAILROAD TRACKS SANITARY SEWER .4- STORM SEWER - TEL TELEPHONE UNDERGROLND - )D.- UTILITY UNDERGROUND WATERMAN DESCRIPTION OF PROPF:RTV SIJRVEVIED I id I. BINS I. WOODY POINT. HENNEPIN COIN EY. MINNTi SO r A STANDARD NOTES Sile Address 5913 Ilanwn R,nnE Fagna. Minnesota 55436 21 A Dille opinion ssio not fumiehed Wlhc survEy oro pan °Ethic. cunt,. Only easements per the re.rded plat are shoon unless tohatio is:denoted hereon Flood Zane Informality X (area d:termincdlo be outside °lithe U.Z. annuli eisawc flow/plain) pal-Flood Insuraneellak Map. Community Panel No 220301363E. cfRethe doe of No ember 411i. 2076. 31 Parcel Area Information: Grum brew. 29019 s 1 - 1164 071fi 41 Ilsorkuisrk ara banal on Hcnnepin Counts Control Point. VERNON n11411113) an elevation 9490911,(NAVDSX). 5) Zoning Informallow The stirtent Zoning for the subject property is 11-1 (Single Dwelling Lino) per the City or Edine's wining nup &Owl April 2013 Ite irthaeL height. and flour spate uta 1,,Ifictiarts for said toning J. ripearn stew nbtained fmm Aha ('fN of Edinis web see on IN dlte ofApri15111 201 S awl alc ac Collins, 33 33 Average Front Yard Setback 59IN Ilenico Root 14537 Feel 5917 llansan Ravi - 43191 fest Awrage Se1941. -9309 Feel Prineipal Stiixture Settmels Street(); /saw,' Si, Ill WM RCAL 23 1, linghl 3697 feet ovemIL 35' to the nage line BMW ing Clung, 25 persent ur ul area 0 LL Please wig dist the gencral K.:initials, fur the £061011 protvrty may be, e keen ancndid Ihrtsugh a ell) puny, NVe €101111 he swum) of inch ain.dnients if Iiiry are ronina teronlol doEuinent pros tiled I/O, We ie.-immune! did toning Litter Ix:obtained gm Me Zoning adminiaratar fur the current witriction, for this C) <C Lifil to 1/2 990 2 61 UtIliliesi We have obonnM foe Ilion of utilities on the sun eyed property by obienesi ea ids... only. These may be end:Trowel utilities eneurnbeving the wilijog Property 110 art troaviaie Please ooln that we base nd pliweid Giapher Side OneCall fur this nine). llure mey or miy not be underground utilities in the mappol area. Iherelare estrerne t.outitin mutt be CACidie belare any eveavalisin irkee plaee on or near the Site. BOOM digging you are required by. Inv W notily Gopher SW, One Coll at Iea.14619,urs in ad, Incc at 6511454410112 Grading limo maintain minimum 231 dupe grathentle ulAOTATIAdAlt romint drainage. 5,1 All vat Watt evils aranuaitirssi In hundirdthsido fivl and rank 1001101 berahourla for reminstaron 41 The ploword coal-shun n is sinvernwl C1113 weldess rad puipQrl In 410100,44dy him 9,, &Kenny shill be Wig_ in) Polpu..1 pod, sboun ailimant to building tounilation wren to els 3441.9.6 IIIl'enty military sem" mien iinm to any concrete wort. (3 C) r 938 5 . 4308 93a 2 r 9328 . 937 5 LIJ .931d . 9317 -EXISTING FENCE .9306 9.30 fi Existing Building Elevation First Elia) Halation -9323 9308 N89.44'37"E 294.96 (294.9 PLAT) s 935 E a ' PLANNING DEPART'la,if .c EXISTING FENCE- 9 2 9363 9365 +9355 F- -EXISTING FENCE C) / 93 I SO ▪ - 9305 ''” 934.9 ---------- ry g s T , R , NE Ed. 926E l [RETAINING WALL y 530.9 0:415 • 929 11 9315 9216 „. `4.9" W 1 Wro 930 7 (. TREE LINE 93 932-1 Existing Building Coverage Lot Ate. -2811195 House Arta L395 S F Cando Arai - 551 5 F. Stooge Shed,. - 67 E. Ont. Arta Total Arca -a 2_371 S E Einerage - N 463. Existing Hardcover 1„7 7,„ - 21.070 N.E. Ifou, Arcs - 1393 5.F. Drhenny Await:xi:lading 21C.1 eider canmiy - 2.146 91. Canopy %tea 431 S.F. Storage Shed .Atea - 1:7 S.F Deal Arra = 318 S F ToWl Ator - 4.719 S F. Cusange = 1x04'. OCT 1 2 2018 53 2 71 .932 A5.0 = 933 4 I 43" P 934.1 20" I TT343 ' g.21 I 0 V; ., if d20/22' 183 e379 9306 ' . 921 0:;7.2 Ary / , 9 \__ EXISTING _- 0:;99 --------IiiTT STING FENCri" I 92 0 I 9 I ----'7 [ I gos,f3 4k RETAINING WALL `,„ 7 1 . 9252 .926 7 m. j 9286 I 929-5 .924 5 18'(iAl k -....-...-4,-..)-•••-•,_,...____ ___ _ _ _ _ _ _ nij _ 9a3 ,.... ...1 1-41---25.0--- _ ,, 92,1 . 925 0 • / / OZ.7 / ';28.1 13 / o Oge.4 / (I) 3 61.4 F- 933 CITY OF EDito NN 929 0 x926,5 x 92 93N 0.9333333 .9130 441 HANSEN ROAD CD 243 x 928 0 9320 CZ, EXISTING HOUSE FEE - 432 3 WOE - 928:6. 9329 93/9 cn TO O C) C) o;;28 U EXISTING STORAGE SHED -,^41 fpm CANOPY STOOP-' 932 3 0 bx 430 7 0 30---- (I) 3 33 / BLOCK I 0:29.4 093. 92 CJ Fence ties are shown on the side of the boundary line that the fence is located on. 928 6 6/4 .4204 N- ,0 93.09 LIJ ig 934. -7-EXISTING RETAINING WALL . 928 7 3 V N SI C 94 R. 9411 Ros-9212 4 InK9f7 4 EXISTING F- 511E0 FIX P 2 POWER 4346 Pal 9340 9337 EXISTING/ SHED -- gyg g 9326 LIQ -EXISTING -FENCE N O S C . 9298 . 0273 `-EXISTING FENCE 1 ,N89*44'3711E 294.93 (294.86 PLAT) 923 7 . 932.6 C) . 923 5 9261 • 925 7 . 9265 r 9227 926 5 =9219 9222 Bearings ale Eased on the Hennepin County Coordinate System MAO 63 - 1986 am ) F- CI NOTE: 2' INNER DIAMETER (1.0.) PIPE AT THE SOUTHWEST AND SOUTHEAST CORNERS OF LOT 1, BLOCK 1. FIELD CREWS POUND A 1/2' IRON WITHIN THEM BUT IT WAS A MESS. WE WERE UNABLE TO VERIFY IF 1/27 IRONS WERE CEN IERED ON SAID 2' I.D. PIPES C) () 20 10 0 III 271 471 Y29.9 0 SCALE IN FEET SURVEY LEGEND C) 0 CAST IRON MONUMENT Dl CATCH BASIN < FLARED END SECTION DI GATE VALVE < GUY WIRE 'TY HYDRANT O SURVEY MONUMENT SET • SURVEY MONUMENT FOLDS A SURVEY CONTROL POINT LIGHT POLE 'Oa POWER POLE O SANITARY MANHOLE O SANITARY CLEANOUT SIGN GROUND ELEVATION 42 STORM GRAIN WOE WALKOUT ELEVATION FFE FIRST FLOOR ELEVATION GFE GARAGE FLOOR ELEVATION TOE TOP OF FOUNDATION ELEV. LOE LOWEST OPENING ELEV. 110 CABLE TV PEDESTAL ELECTRIC TRANSFORMER ELECTRIC MANHOLE ELECTRIC METER GAS METER GAS VALVE HAND HOLE SOIL BORING TREE CONIFEROUS 0 TREE DECIDUOUS • TELEPHONE MANHOLE M TELEPHONE PEDESTAL BITUMINOUS BUILDING SETBACK LINE - cry- CABLE TV CONCRETE CURB 1 CONCRETE CONTOUR EXISTING CONTOUR PROPOSED GUARD RAIL or DRAIN TILE ELECTRIC. UNDERGROUND - FENCE Fo FIBER OPTIC UNDERGROUND GAS UNDERGROUND 0, OVERHEAD UTILITY 111111115111111111 RAILROAD TRACKS SANITARY SEWER STORM SEWER TELEPHONE LINDERCRO- E -urs- UTILITY UNDERGROL,E WATERMAIN EXISTING HOUSE L. T EXISTING DETACHED GARAGE BLOCK 927 8 9290 NOR R EL 0S I I 1-1 V A 30 e STORM MANHOLE YARD LIGHT E A/C UNIT WELL TRAFFIC SIGNAL Q UTILITY MANHOLE 111 UTILITY PEDESTAL FIELD CREW NO. BY DATE REVISION USE USE INCLUDING COPYING, DISTRIBUTION. Atlf3.10R OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGOUIST, INC', EXPRESS 3VRITTEN AUTHORIZATION USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE-BERGOUIST. INC. OF ALL RESPONSIBILITY_ SATHRE-BERGOUIST. INC RESERVES THE RIGHTTO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. / hereby tier* thal this survey. plan or irport SA as prepared by me or under my direct supervision end that I am a dilly Licenses/ Lunt Surveyor under the laws of the State of Minnesota. Dated This 441 01A1301 -4318. Ask] liN,,,nut 09S .,.,-,t- Sm '92, SATHRE-BERGQUIST, INC. TWP:117-RGE.21-SEC.33 CERTIFICATE OF SURVEY EXISTING CONDITIONS PREPARED FOR: ZEHNDER HOMES FILE NO. 99$95-101 401555102. Hennepin County DRAWN EDINA, MINNESOTA OM I 4.'-'. 2 y CHECKED 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 ? qgY - 44- WWW.SATHRE.COM '-,,, 0-/' 4'4.40 P 3-' DBP DATE David B. Pmbenon_ ELS Minnesota License No 40344 pomberlunKusalluevom 3,30,2018 Date: November 14, 2018 Agenda Item #: VI.B. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:Kris Aaker Assistant P lanner Item Activity: Subject:S olar Energy S ys tems O rdinanc e Amendments 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: S taff recommends approving the proposed ordinance changes. I N TR O D U C TI O N: S olar P V, also known as solar electricity, uses sunlight to directly generate electricity harvested through solar panels. U tilizing solar is an important piece to achieve the community’s goal of reducing greenhouse gas emissions 30 percent by 2025. C ity of Edina staff are proposing updating the City Code on zoning to eliminate barriers to solar P V development. AT TAC HME N T S: Description Report and attached ordinance amendment Ordinance Amendment November 14, 2018 Edina Planning Commission Casey Casella, City Management Fellow and Tara Brown, Sustainability Coordinator Proposed Solar Zoning Ordinance Amendments Information / Background: Solar PV, also known as solar electricity, uses sunlight to directly generate electricity harvested through solar panels. Utilizing solar is an important piece to achieve the community’s goal of reducing greenhouse gas emissions 30 percent by 2025. City of Edina staff are proposing updating the City Code on zoning to eliminate barriers to solar PV development. Based on a zoning memo from national experts at the Solar Foundation, City staff presented a draft ordinance amendment to the Planning Commission on September 26, 2018. Staff gathered feedback and made the following changes: • Removed the proposed change to exempt solar energy systems from building coverage. • Checked to ensure solar energy systems would be included in high restrictions of homes. Staff concluded solar energy systems are included in current City Code and no changes are necessary. Staff has updated the ordinance amendment and recommends the following changes to current ordinance: • Definitions o Sec. 36-10 o Adding definition of “Solar Energy System” • Accessory Use o Sec. 36-1269 o State solar energy system are permitted accessory uses in all zoning districts • Screening Code o Sec. 36-1457 o Exempt solar energy systems Recommended Action: Staff recommends approving the proposed ordinance changes. Existing text – XXXX Stricken text – XXXX Added text – XXXX ORDINANCE NO. 2018- AN ORDINANCE AMENDMENT REGARDING SOLAR ENERGY REGULATIONS THE CITY COUNCIL OF EDINA ORDAINS: Section 1. Chapter 36, Article I., Section 36-10 is amended to add the following: Sec. 36-10 – Definitions. Solar Energy System: An energy system that consists of one or more solar collection devices, solar energy related “balance of system” equipment, and other associated infrastructure with the primary intention of generating electricity, storing electricity, or otherwise converting solar energy to a different form of energy. Solar energy systems may generate energy in excess of the energy requirements of a property if it is to be sold back to a public utility in accordance with applicable laws. Section 2. Chapter 36, Article XII., Section 36-1269 (General Requirements Applicable to all Districts) is amended as follows: Sec. 36-1269. - Energy collection systems setbacks and as a permitted accessory use. Facilities and equipment designed for the collection of solar energy or wind energy shall maintain the same setbacks as are required for principal buildings or structures and shall not be located within the front yard. Solar Energy Systems are permitted accessory uses in all zoning districts. Section 3. Chapter 36, Article XII., Section 36-1457, Subdivision III (Screening) is amended as follows: Sec. 36-1457. - Required. The following uses shall be screened in accordance with the requirements of this subdivision with the exception of Solar Energy Systems. Solar Energy Systems are exempt from screening requirements. (1) Nonresidential principal buildings or structures, and any building or structure accessory thereto, shall be screened from lots in the R-1 district which are used for single dwelling unit buildings and which are located within 200 feet of the nonresidential use. The distance shall be the shortest distance between the Existing text – XXXX Stricken text – XXXX Added text – XXXX 2 nonresidential building or structure to be screened and the nearest lot line of the R-1 district lot, but shall not extend across a street; (2) Principal buildings or structures, or any building or structure accessory thereto, located in the Planned Industrial District or Planned Commercial District shall be screened from lots used for any residential purpose which are located within 200 feet. The distance shall be the shortest distance between the PID or PCD building or structure to be screened and the nearest lot line of the residential lot, but shall not extend across a street; (3) Off-street parking facilities containing six or more spaces and all loading facilities shall be screened from streets located within 50 feet, and from lots which are used for any residential purpose which are located within 50 feet. Said distance shall be the shortest distance between the parking facility or loading facility and the nearest part of the street or the nearest lot line of the residential lot; (4) Trash storage facilities, including recycling storage facilities, shall be screened from all lot lines and public road rights-of-way; and (5) All mechanical equipment accessory to any building, except single dwelling unit and double dwelling unit buildings, shall be screened from all lot lines and streets. Section 4. This ordinance is effective immediately upon passage and publication. First Reading: Second Reading: Published: ATTEST: __________________________ ___________________________ Debra A. Mangen, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk Date: November 14, 2018 Agenda Item #: VI.C . To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:P reliminary R ezoning & P reliminary Development P lan with Varianc es at 4532 F ranc e Avenue Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: R ecommend the C ity C ouncil approve the requests. I N TR O D U C TI O N: AT TAC HME N T S: Description Staff Report Site Location & 44th & France SAP information Proposed Plans Traffic & Parking Study Engineering Memo Site & Lands cape Plan November 14, 2018 Planning Commission Cary Teague, Community Development Director Preliminary Rezoning & Preliminary Development Plan with Variances for 4532 France Avenue. Information / Background: Jamie and Casey Carl are requesting a redevelopment of an 8,971 square foot parcel at 4532 France Avenue. The applicants would tear down the existing 3,093 square foot single-family home that is currently occupied as office/retail and build a new two-story, 2,375 square foot retail/office building. The building would include a roof terrace with outdoor seating for employees. There would be eleven parking spaces provided in front and behind the building. Landscaping in front of the building would extend the landscape area on the site to the north. The site slopes down to the rear of the property, so the elevations on the west side would appear to be three stories to the residential uses to the west. This site is guided in the Comprehensive Plan as NN, Neighborhood Node, which has a height limit of 2-4 stories. (See portions of the Plan attached, including the guiding principles.) The applicant has responded to the guiding principles within their narrative. The site is currently zoned R-1, Low Density Residential, but is used as office/retail space. The existing use is nonconforming within the single-family home. Assessing records of the City indicate it has been an office use since the mid 1970’s. The home was built in 1924. There are no planning records that indicate the change in use. The request would require the following: 1. A Rezoning from R-1, Low Density Residential to PCD-1, Planned Commercial District. STAFF REPORT Page 2 2. Site Plan with the following Variances (See compliance table on page 7): Building Front Yard Setback from 35 feet to 31 feet. Side Yard Setback from 30 feet to 23 feet. Building Height from Two Stories and 24 feet to Two Stories and 30-38 feet. Parking Lot Front Yard Setback from 20 feet to 0 feet (existing condition) Side from 10 feet to 0 feet (existing condition) Rear Yard Setback from 10 feet to 4 feet. Parking Stall Variance from 15 to 11. The applicant has gone through the sketch plan process, and made the following changes based on the feedback from the Planning Commission and City Council: Reduced the size of the building from 10,000 square feet to 2,375 square feet. This was in response to the extreme shortage of parking at sketch plan. One site entrance to respond to Hennepin County access concerns. Added green space, landscaping and a pedestrian connection from the sidewalk along France Avenue. This area would match and expand the green space to the north. Attached is the city attorney’s “pyramid of discretion.” This project is within the “green” zone, meaning this is a legislative decision in which the City has discretion when reviewing this application. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Retail uses; zoned PCD-1, Planned Commercial District and guided NN, Neighborhood Node. Easterly: Retail uses in the City of Minneapolis. Southerly: Retail & Office uses; zoned POD, Planned Office District and guided NN, Neighborhood Node. Westerly: Single-Family homes; zoned R-1, Single-Dwelling Unit District and guided Low Density Residential. Existing Site Features The subject property is .21 acres (8,971 square feet) in size, and contains a two-story single family homes that has been occupied with retail and office uses since the 1970’s. Planning Guide Plan designation: NN, Neighborhood Node. Zoning: R-1, Single-Dwelling Unit District STAFF REPORT Page 3 Site Circulation/Access/Traffic Primary access points to the proposed development would be off France Avenue. The original proposal included two curb cuts off of France Avenue. The County indicated they would not approve two curb cuts; therefore, the applicant revised the plans. Spack Consulting conducted a traffic study. The study concludes that the existing roadways can be supported by the project. The level of service at adjacent intersections would not be impacted. (See attached traffic study.) Parking Based on the City Code requirement, Section 36-1312, a total of 15 parking stall would be required (see table below). The proposed plans would provide 11 parking stalls. Spack also did a parking study, which concludes that there would be adequate parking during the week, but there could be a three stall shortage on Saturday’s. The excess stalls needed could be accompanied by utilizing street parking on France Avenue or the stalls within the new project at 4500 France, which will serve as district parking. Additionally, the owners live a few blocks from the building and intend to walk to work. The retail business does not anticipate that Saturday would be the busiest day. As a comparison, the existing site has 12 parking stalls for a 3,000 square foot retail office space. Current Code would require 20 stalls based on the square footage, therefore, the existing site is short parked. Landscaping Based on the perimeter of the site, 10 overstory trees would be required. The proposed plans show that 7 overstory trees and a row of 22 arborvitae along the west lot line, proposed to provide screening of the parking lot (car lights) and the trash area. In addition, there would be a compliment of understory plantings along France. Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined in the attached memo. A site improvement plan agreement would be required to outline public vs. private responsibilities and ownership for private improvement on public property. 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. Building/Building Material The building materials would be primarily brick and glass. STAFF REPORT Page 4 Mechanical Equipment Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Trash Enclosures As mentioned previously, the trash would be screened from the adjacent property. Building Height The building height requirement for this site is 2 stories and 24 feet. (See attached building height overlay district map.) The applicant is requesting a variance from this standard. The building height proposed is 39 feet, including the elevator access to the roof. The small area plan calls for 2-4 stories on this site. (See attached.) The proposal is for a two story building consistent with the small area plan. The height of the two story portion of the building would be 30 feet, which is also consistent with the small area plan. 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. (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 STAFF REPORT Page 5 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 site is limited in its size to produce meaningful sidewalk improvements; however, the plan does provide an improved pedestrian sidewalk along France Avenue and a safe and improved pedestrian entrance to the new building. 44th & France Small Area Plan The applicant has designed a project following the guiding principles of the 44th & France Small Area Plan: Guiding Principle 1: Safe and Inviting The area should be safe for people of all ages and all backgrounds and should be a visually attractive and diverse place that encourages regular use and strengthens neighborhood identity. Guiding Principle 2: Community Gathering The small area should provide a place(s) for people to gather and spend leisure time, whether in a commercial or public location, and foster a community of learning. Flexible gathering space should be explored that can be programmed to accommodate a wide range of different uses. Guiding Principle 3: Circulation and Connections The area should provide attractive and easily identifiable infrastructure that accommodates convenient and safe movement for a variety of transportation modes, including bicycling, walking, and transit use. The area should also have safe and convenient non-motorized connections to nearby districts. Vehicle traffic should be managed to discourage cut-through traffic in adjacent residential neighborhoods. Guiding Principle 4: Neighborhood-Oriented Business Mix There should be a mix of businesses that provides goods and services to the neighborhood, including small offices and commercial uses. The amount and configuration of commercial space should be allowed to adjust in response to the market. Guiding Principle 5: Housing Housing should be provided in the study area to ensure choices for existing and future neighborhood residents. New types of housing may be provided, including multi-family dwellings (in mixed-use buildings with residential uses above ground level commercial or office space) or additional types such as courtyard housing, townhomes, and live/work housing. It is felt that the market will support the preferred housing types, which could include apartments and ownership options. Preferences should be the types that best support the city's affordable housing policy. STAFF REPORT Page 6 Guiding Principle 6: Height and Size of Buildings Building heights should be guided by the zoning ordinance. Additional height {up to four stories, at approximately 15 feet per story) may be considered, depending on their location and relationship to other buildings around them. {Building heights above the two story limit detailed in the existing zoning ordinance will be considered for approval if a developer agrees to implement study area-specific and project-specific improvements that are detailed in this small area plan's guiding principles, goals, and policies.) Guiding Principle 7: Parking Parking should be hidden from view behind or beneath buildings on the west side of France Avenue. The large parking lot with multiple owners between Sunnyside and 44th Street should be reimagined as a "community parking facility" 5 that accommodates parking for the study area (district). This community parking facility should be designed to double as gathering space and should have the flexibility to change over time, as other modes of transportation, such as ride- sharing, become more common and fewer parking spaces are needed. Guiding Principle 8: Streets and Sidewalks To create a gracious pedestrian environment, sidewalks should be widened as much as possible. Buildings should front onto the sidewalks, with few gaps and/or driveways breaking the street wall. Street trees and planters should be located between the curb and sidewalk. Furnishings should provide places to sit and dispose of trash and recycling. Vehicle traffic should be managed to maximize efficiency while maintaining safety for non-motorized users. Guiding Principle 9: Sustainability and Resiliency The 'urban forest' should be reestablished In the study area, and more efficient, district systems for managing storm water, harvesting energy and managing and recycling waste should be incorporated. Design for adaptability to changing needs and trends over time should be pursued. Guiding Principle 10: Visual Quality and Aesthetics in the Public Realm The public realm should include a high level of aesthetic treatments, such as enhanced sidewalk pavement, planters, and pedestrian level lighting. Utilities should not impede sidewalks and should be underground, where feasible. Property owners are expected to keep their properties economically viable and attractive until the market guides them to major changes. Guiding Principle 11: High Quality Design, High Quality Materials, Respect for Existing Aesthetics, and Innovations to Ensure Sustainability in the Private Realm High quality architecture is required in the study area, in terms of design, materials, and energy efficiency, which will contribute to sustainability. The design of remodeled and new buildings in the study area shall reflect attention given to balance, proximity, alignment, repetition, contrast and space. Materials used in the construction of remodeled and new buildings shall harmonize with materials and design features used in the area's existing structures. Innovated systems should be installed to help achieve energy efficiency. Although the site is very small, the applicant has attempted to address the above guiding principles. The proposal would remove a single-family home that is not consistent with the small area plan and replace it with a retail/office building that is similar to the new Gateway STAFF REPORT Page 7 Bank development on the adjacent property to the north. The overhead utility lines will be buried as part of the 4500 France development. The project would provide a more pedestrian friendly atmosphere along the adjacent roadway, with a better connection to the building. Landscaping would be expanded to increase greenspace along France Avenue. Bike racks and a seating area would be provided in front. Storefronts open toward France. The parking arrangement and green space in front would also be similar to the adjacent Gateway Bank project to the north. COMPLIANCE TABLE While the applicant is proposing to rezone the site to PUD, the following table demonstrates compliance with the underlying zoning: City Standard (PCD-1) Proposed Building Setbacks Front – France Avenue Rear Side – North Side – South Parking Lot Setbacks Front – France Avenue Side – North Side – South Rear – West 35 feet 25 feet NA 30 feet 20 feet 5 feet 5 feet 20 feet 31 feet* 65 feet NA 23 feet* 0 feet* (existing condition) 0 feet* (existing condition) 0 feet* (existing condition) 4 feet* Building Height 2-stories & 24 feet 2 stories & 30 feet* 38 feet to the top of the elevator Floor Area Ratio (FAR) 1.0 .26 Parking 15 stalls 11 stalls* *Variance Required Variances The following Variances are requested: Building Front Yard Setback from 35 feet to 31 feet. Side Yard Setback from 30 feet to 23 feet. Building Height from two stories and 24 feet to Two Stories and 30-38 feet. Parking Lot Front Yard Setback from 20 feet to 0 feet (existing condition) Side from 10 feet to 0 feet (existing condition) Rear Yard Setback from 10 feet to 4 feet. Parking Stall Variance from 15 to 11. STAFF REPORT Page 8 Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the Zoning Ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. Staff believes the proposed variances are reasonable. The practical difficulty is the small lot size, the narrow width and lack of depth of the site. These conditions make any redevelopment difficult. The proposal is a vast improvement over existing conditions, which includes pavement that extends to the lot lines. Green space has been added along the west lot line with arborvitae to provide screening of car headlights. There are existing trees on the lot to the west that provide additional screening. The proposed building setback is consistent with the structures on the block, which all include parking in front of the building, including the new Gateway Bank project to the north. The parking stall variance is reasonable based on the parking study done by Spack Consulting and the availability of street parking and future district parking at 4500 France Avenue. The proposed parking is more in compliance with City Code than the existing conditions on the site. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. As mentioned above, the unique circumstances are the location of the property adjacent to single- family homes, the small lot size, narrow width, lack of depth and the existing grade which drops 15 feet from east to west. These conditions were not created by the applicant. 3) Will the variance alter the essential character of the neighborhood? No. The proposed new building would enhance the character of the neighborhood, as it is an improvement to the existing structure. The plans are consistent with the recent Gateway Bank development to the north. The parking areas would be improved by adding landscaping along France Avenue and the west lot line, where there is none today. Rezoning Per Section 36-216 of the Zoning Ordinance, the Planning Commission is asked to consider all Rezoning requests subject to the following: (1) Is consistent with the comprehensive plan; The proposed use is consistent with the Comprehensive Plan. The site is guided NC, Neighborhood Commercial. Offices are considered a permitted use. STAFF REPORT Page 9 The following are the development guidelines for NN, Neighborhood Node Category: Although the site is very small, the applicant has attempted to address the guiding principles. The proposal would remove a single-family home that is not consistent with the small area plan and replace it with a retail/office building that is similar to the new Gateway Bank development on the adjacent property to the north. The overhead utility lines will be buried as part of the 4500 France development. The project would provide a more pedestrian friendly atmosphere along the adjacent roadway, with a better connection to the building. Landscaping would be expanded to increase greenspace along France Avenue. Bike racks and a seating area would be provided in front. Storefronts open toward France. The parking arrangement and green space in front would be similar to the adjacent Gateway Bank project to the north. The density or floor area ratio proposed is much less than what would be allowed by City Code. (2) Will not be detrimental to properties surrounding the tract; The proposed project would not be detrimental to surrounding properties. The property would be well screened by proposed and existing landscaping to the uses to the west. (3) Will not result in an overly intensive land use; The proposal is one quarter of the square footage allowed on the site. The proposed building is 1,000 square feet less than existing structure on the site. (4) Will not result in undue traffic congestion or traffic hazards; The proposal is not an overly intensive land use. The Spack Consulting traffic study concludes the existing roadways would support the proposed use. Land Use Category General Description Development Guidelines Density Guidelines Neighborhood Node In general, small- to moderate-scale commercial, residential or mixed use buildings serving primarily the adjacent neighborhood(s). Primary uses encouraged are neighborhood- serving retail and services, offices, studios, institutional and residential. Building footprints generally less than 20,000 square feet (or less for individual storefronts). Parking is less prominent than pedestrian features. Encourage underground parking (for comparatively larger developments), district parking for smaller developments, and open space linkages where feasible; emphasize enhancement of the pedestrian environment. Encourage development to comply with the 44th and France Neighborhood Node Development Guidelines*: A. Building Height Limits Plan B. Building Frontage Guidelines C. Gathering Space Guidelines D. Site-Specific Guidelines E. General Guidelines Maximum residential density is 12+ dwelling units per acre (du/acre). (Densities are further constrained by the parameters of the Building Height Limits Plan*). Maximum Floor Area Ratio (FAR) per zoning code. STAFF REPORT Page 10 (5) Conforms to the provisions of this section and other applicable provisions of this Code; and Other than the variances requested the project would conform to PCD-1 zoning regulations. While variances are requested, the conditions of the site would be improved. (6) Provides a proper relationship between the proposed improvements, existing structures, open space and natural features. The proposed project does have proper relationships between existing and proposed structures. Additional landscaping is proposed between adjacent properties. The pedestrian experience on France would be improved. PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issue • Is the proposed rezoning and development plan reasonable for this site? Yes. Staff believes the proposal is reasonable for the following reasons: 1. The proposed uses would fit in to the neighborhood. As mentioned, this site is guided in the NN, Neighborhood Node in the Comprehensive Plan, which allows for small scale retail and office uses. Rezoning the site to PCD-1, Limited Commercial is consistent with the adjacent zoning district to the north. 2. The building is relatively small and in scale with the existing building to the north. The design of the new structure is intended to blend into the neighborhood. 3. The existing roadways and proposed parking would support the project. Spack Consulting conducted a parking and traffic impact study based on the proposed development, and concluded that no roadway improvements or parking improvements would be necessary as a result of the proposed plan. Adequate parking is available in the area. Additionally, the owners live a few blocks from the building and intend to walk to work. The retail business does not anticipate that Saturday would be the busiest day, as was the conclusion in the parking study. 4. Although the site is very small, the applicant has addressed the guiding principles. The proposal would remove a single-family home that is not consistent with the small area plan and replace it with a retail/office building that is similar to the new Gateway Bank development on the adjacent property to the north. The overhead utility lines will be buried as part of the 4500 France development. The project would provide a more pedestrian friendly atmosphere along the adjacent roadway, with a better connection to the building. Landscaping would be expanded to increase greenspace along France Avenue. Bike racks and a seating area would be provided in front. Storefronts open toward France. The parking arrangement and green space in front would be similar to the adjacent Gateway Bank project to the north. STAFF REPORT Page 11 5. The proposal meets the Variance criteria as highlighted on pages 7-8 within this report. Staff Recommendation Preliminary Rezoning to PCD-1, Planned Commercial District & Site Plan with Variances Recommend that the City Council approve the Preliminary Rezoning from R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District, and Site Plan approval with Variances for 4532 France Avenue. Approval is subject to the following findings: 1. The proposed land use is consistent with the Comprehensive Plan. 2. The proposed buildings would be a high quality brick, and designed to mix and blend with existing buildings in the area. 3. The practical difficulty is the small lot size, the narrow width and lack of depth of the site. These conditions make any redevelopment difficult. The proposal is an improvement over existing conditions, which includes pavement that extends to the lot lines. Green space has been added along west lot line with arborvitae to provide screening of car headlights. There are existing trees on the lot to the west that provides additional screening. 4. The size of the building is reasonable for the site, and is smaller than the existing structure. 5. The proposal would remove a single-family home that is not consistent with the small area plan and replace it with a retail/office building that is similar to the new Gateway Bank development on the adjacent property to the north. 6. The overhead utility lines will be buried as part of the 4500 France development. 7. The project would provide a more pedestrian friendly atmosphere along the adjacent roadway, with a better connection to the new building. Bike racks and a seating area would be provided in front. Storefronts open toward France Avenue. 8. The proposed building setback is consistent with the structures on the block, which all include parking in front of the building, including the new Gateway Bank project to the north. 9. The parking stall variance is reasonable based on the parking study done by Spack Consulting and the availability of street parking and district parking at 4500 France Avenue. Additionally, the owners live a few blocks from the building and intend to walk to STAFF REPORT Page 12 work. The retail business does not anticipate that Saturday would be the busiest day, with the parking study concludes would be the busiest day. The proposed parking is more in compliance with City Code than the existing conditions on the site. 10. A traffic study was conducted by Spack Consulting that concludes the existing roadway supports the project, and no improvements are necessary. Approval is subject to the following Conditions: 1. The Final Site Plan must be consistent with the Preliminary Site Plans dated November 7, 2018, and the materials board as presented to the Planning Commission. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Compliance with all of the conditions outlined in the city engineer's memo dated November 5, 2018. 4. Provision of code compliant bike racks (5 minimum) near the building entrances. 5. 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. 6. Submit a copy of the Hennepin County access permit. The City may require revisions to the approved plans to meet the County’s requirements. 7. Roof-top mechanical equipment shall be screened from adjacent residential property and from France Avenue, per Section 36-1459 of the City Code. 8. Final Lighting Plan must meet all minimum lighting requirements per Chapter 36 of the Zoning Ordinance. Lighting shall be down lit. 9. The basement may not be used as office or retail space. Deadline for a city decision: February 5, 2019 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 1 4532 France Avenue Variance, Preliminary Rezoning & Preliminary Development Plan Submission 4532 France Avenue South Edina, Minnesota Resubmitted on: November 6, 2018 Originally Submitted on: October 15, 2018 Submitted to: City of Edina Community Development Department Planning Division plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 2 TABLE OF CONTENTS Project Team Project Description Page 3 Pages 4 Supporting Attachments Survey Vicinity Map Architectural Site Plan Schematic Landscape Plan Architectural Plans Architectural Exterior Elevations Architectural Exterior Rendering Exterior Materials Variance Request Explanation Sustainable Development Questionnaire France Avenue Area Working Principles and Supporting Questions Civil Site Plan Proposed Grading and Erosion Control Plan Proposed Stormwater Plan Drainage Maps Attachment A Attachment B Attachment C Attachment D Attachment E Attachment F Attachment G Attachment H Attachment J Attachment K Attachment L Attachment M Attachment N Attachment O Attachment P plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 3 PROJECT TEAM Owner: Mr. and Mrs. Casey and Jamie Carl 4532 France Avenue South Minneapolis, Minnesota Architect: PLAAD, LLC Matthew Byers, AIA P.O. Box 184 Stillwater, MN 55082 651.336.1393 matt@plaadoffice.com Civil Engineering: Advance Surveying & Engineering Co. 17917 Highway 7 Minnetonka, Minnesota 55345 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 4 PROJECT DESCRIPTION October 15, 2018 Dear City of Edina Planning Division, Thank you for the opportunity to submit a variance and rezoning request for a proposed development at 4532 France Avenue South in Edina, Minnesota. We are a Minnesota-based architectural firm with residential and commercial projects throughout the Twin Cities, Jackson, Wyoming and Copper Mountain, Colorado. In 2016, we successfully completed a 15-unit live/work development PUD in Jackson, Wyoming. In the following pages you will find what we believe to be a thoughtfully articulated, appropriately scaled and aesthetically compelling addition to the 44th & France Neighborhood. The property currently houses a single-family residential structure being used for various small businesses, and is currently zoned R-1. The new proposal described herein provides for over 3,000 sf of new retail and business space and includes a rooftop deck for use by the new proposed business residing in the building. We are requesting a rezoning to PCD-1 to support the proposed development. The property is targeted for redevelopment and rezoning in the new small area plan for the neighborhood and we feel that the proposed design effectively balances the need for a financially feasible development while addressing many of the goals of the small area plan guiding principles. Due to the narrow lot and the need to incorporate as much on-site parking as possible, a number of variances are requested in addition to, or in support of the rezoning request, specifically, in accordance with Section 36-617 of the Edina Zoning Code: 1) The front yard requires 38’-9” of setback (based upon the proposed height of the building). 31.4’ is proposed and requested. 2) As a result of the rezoning request from R-1 to PCD-1, a south side yard setback variance is needed and requested. In accordance with 36-618(2), as the new southern boundary of the PCD-1 district, a south side yard setback of 25’ is required. 22.9” is proposed and requested. 3) In accordance with 36-617(c), the height limitation in a PCD-1 zoned parcel in the HOD-2 overlay is 2 stories or 24’, whichever is less. This proposal, due to the proposed roof deck and required elevator access, is requesting a variance for a maximum building height of 38’-9” above the average existing grade at the front of the existing structure. This height occurs only at the elevator/egress stair penthouse. The remainder of the roof parapet is located at an elevation of 31’-3” above the average existing grade. 4) In accordance with Secs. 36-1311 & 36-1312, fifteen (15) spaces are required for the proposed retail and business uses. Eleven (11) are provided. This includes one ADA compliant stall with associated loading zone. A further explanation of the variance requests, supporting the variance application, is included herein as Attachment J. We sincerely thank you for your time and consideration, and look forward to answering any additional questions that you may have. You may reach me directly at 651.336.1393 or matt@plaadoffice.com. Sincerely, Matthew M. Byers, AIA, LEED AP BD+C plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 5 ATTACHMENT A Existing Survey France AvenueEXISTING LEGAL DESCRIPTION: That portion of Block 20, Waveland Park, an Addition to Minneapolis, bounded by a line described as follows: Beginning at a point of beginning on the West boundary line of France Avenue, which point is approximately 30 feet West of the East line of Section 7, Township 28, Range 24, and 200 feet North of the South line of said Section 7, Township 28, Range 24;running thence North along the West boundary line of France Avenue a distance of 60 feet; thence at right angles West a distance of 150 feet; thence at right angles South a distance of 60 feet to a point which is directly West of and 150 feet feet distant from the point of beginning; thence East to the point of beginning. PROPOSED LEGAL DESCRIPTION TO FIX GAPS AND OVERLAPS: That portion of Block 20, Waveland Park, described as follows: Beginning at the northeast corner of Lot 1, Block 1, Mark Nelson First Addition; thence westerly along the North line of said Lot 1 a distance of 150.00 feet to a line that is 150 feet West of the West line of France Avenue; thence northerly and parallel with the West line of said France Avenue a distance of 60 feet to a line that is parallel with and 260 feet North of the South line of Section 7, Township 28, Range 24; thence easterly parallel with the South line of said Section 7 a distance of 150 feet more or less to the West line of said France Avenue; thence southerly along the West line of said France Avenue a distance of 60.00 feet to the point of beginning. SCOPE OF WORK & LIMITATIONS: 1.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. 2.Showing the location of observed existing improvements we deem necessary for the survey. 3.Setting survey markers or verifying existing survey markers to establish the corners of the property. 4.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. 5.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. 6.We notice that the existing legal description creates gaps and overlaps with the North and South properties.As per our conversation with the title company involved,we have written a proposed description to close those gaps and overlaps. The boundary line shown on the survey reflects the proposed legal description. 7.Note that all building dimensions and building tie dimensions to the property lines,are taken from the siding and or stucco of the building. STANDARD SYMBOLS & CONVENTIONS: "●" Denotes iron survey marker, set, unless otherwise noted. # 42379 LICENSE NO. Thomas M. Bloom DATE S1AUGUST 17, 2017 Minnetonka, Minnesota 55345 Phone (952) 474-7964 17917 Highway 7 Web: www.advsur.com SHEET 1 OF 1 40200 AUGUST 8, 2017 AUGUST 17, 2017 EXISTING HARDCOVER House 1,016 Sq. Ft. Bituminous 5,786 Sq. Ft. Concrete Surfaces 428 Sq. Ft. Ret. Walls 37 Sq. Ft. Wood Steps 15 Sq. Ft. TOTAL EXISTING HARDCOVER 7,282 Sq. Ft. AREA OF LOT 9,001 Sq. Ft. PERCENTAGE OF HARDCOVER TO LOT 80.9% LEGEND plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 6 ATTACHMENT B Vicinity Map Neighborhood map, with subject property highlighted in green. Existing parking at neighboring building Existing parking at neighboring building plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 7 ATTACHMENT C Architectural Site Plan TRASH/ RECY. 1 ARCHITECTURAL SITE PLAN 3/16" = 1'-0" EXISTING ADJACENTBUILDING TO NORTH EXISTING ADJACENTBUILDING TO SOUTH FRANCEAVENUE PROPERTY LINE UP DN RETAIL STORAGE/BREAK WC DRESSING DRESSING 18'-0"PARKING21'-0"DRIVE AISLE16'-6" PARKING (PERMITTED WITH 1.5'BUMPER OVERHANG) T/FIN. FLOOR 100'-0"/906'-6" T/CONC. WALK 906'-6" DN @16%DN @8%DN @8%8'-6"TYP.RETAINING WALL RETAINING WALL PROPERTY LINE PROPERTYLINE6'-0"WALK31.4' FRONT YARD SETBACK 22.9'SOUTH SIDE YARD SETBACK1'-0116" RET. WALL6" CURB13'-0"LANDSCAPINGBENCH BENCHBIKEPARKING5'-6"SIDEYARD SETBACKDN 4'-2116"UP ADAADA LOADING3'-0" LANDSCAPE HEDGE 25'-6" 8'-6"PARK 8'-6"PARK 8'-6"PARK 22'-834" DRIVE AISLE 5'-0" 66.7'REAR YARD SETBACK 6"CURB 18'-0"PARKING 6" CURB 4'-812"6" CURB PROVIDE STEEL GUARDRAIL AT TOP OF WALL © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date November 6, 2018 2 11/01/2018 PlanningReview Revised 3 11/06/2018 Planning Review Revised Revised Architectural Site Plan A0.1 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 8 ATTACHMENT D Schematic Landscape Plan TRASH/ RECY. 1 SCHEMATIC LANDSCAPE PLAN 3/16" = 1'-0" EXISTING ADJACENTBUILDING TO NORTH EXISTING ADJACENTBUILDING TO SOUTH FRANCEAVENUE PROPERTY LINE 18'-0"PARKING21'-0"DRIVE AISLE16'-6" PARKING (PERMITTED WITH 1.5'BUMPER OVERHANG)T/CONC. WALK 906'-6" DN @16%DN @8%DN @8% RETAINING WALL RETAINING WALL PROPERTY LINE PROPERTYLINE6'-0"WALK1'-0" RET. WALL6" CURB13'-0"LANDSCAPINGBENCH BENCHBIKEPARKINGDN UP ADAADA LOADING3'-0" LANDSCAPE HEDGE 25'-6" 8'-6"PARK 8'-6"PARK 8'-6"PARK 22'-834" DRIVE AISLE 5'-0" 6"CURB 18'-0"PARKING 6" CURB 6" CURB (4)S1 (2)P1 T1 PROVIDE GEOTEXTILE FABRIC& 3" ORGANIC MULCH LAYERIN PLANTING BED PROVIDE GEOTEXTILE FABRIC& 3" ORGANIC MULCH LAYERIN PLANTING BED T1 T1 T1 (4)S1 (4)S1(2)P1 (2)P1 T2 T2 T2 (22) T3 AS PRIVACY SCREENING PLANTING SCHEDULE QTY ID COMMON NAME SCIENTIFIC NAME SIZE HEIGHT T1 15' + S1 3' WIDTH 15' + 3' P1 MAPLE, AMUR ACER GINNALA4 12 6 4" DIA. B&B #5 CONT. T2 30' +15' +BLACK SPRUCE PICEA MARIANA3 4" DIA. B&B DWARF BUSH HONEYSUCKLE DIERVILLA IONICERA T3 7'3'22 #7 CONT.HOLMSTRUP ARBORVITAE THUJA OCCIDENTALIS 'HOLMSTRUP' 3'2-3'#1 CONT.PURPLE CONEFLOWER ECHINACEA PURPUREA © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date November 6, 2018 2 11/01/2018 PlanningReview Revised 3 11/06/2018 Planning Review Revised Schematic Landscape Plan A0.2 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 9 ATTACHMENT E Architectural Plans 1 Walkout Level Plan 3/8" = 1'-0"1500 SF FOOTPRINT 1500 ELEVATORS, STAIRS, MECHANICAL, RESTROOMS, STORAGE NO PARKING REQUIRED RETAIL STORAGE MECH UP WC 41'-9"8'-3" 50'-0"9'-512"20'-612"© 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date October 15, 2018 Walkout Level Plan A1.0 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 10 ATTACHMENT E Architectural Plans 1 Main Level Plan 3/8" = 1'-0"1500 SF FOOTPRINT245 SF ELEVATORS,STAIRS, MECHANICAL,RESTROOMS 1255 GFA RETAIL(MERCANTILE) USE 9.5 PARKING SPOTS REQUIRED UP DN RETAIL STORAGE/BREAK WC DRESSING DRESSING 42'-9"7'-3" 50'-0"20'-11"9'-1"7'-5"5'-1"4'-5"8'-7"4'-7"3'-4"37'-6" © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date October 15, 2018 Main Level Plan A1.1 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 11 ATTACHMENT E Architectural Plans 1 Upper Level Plan 3/8" = 1'-0"1500 SF FOOTPRINT 380 SF ELEVATORS,STAIRS, MECHANICAL, RESTROOMS 1120 GFA RETAIL OFFICE(BUSINESS) USE5.60 PARKING SPOTSREQUIRED UP DN OPEN OFFICE COPY/PRINT WC 50'-0"30'-0"15'-3"6'-10"8'-4"19'-7"9'-11"7'-5"9'-4"© 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date October 15, 2018 Upper Level Plan A1.2 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 12 ATTACHMENT E Architectural Plans UP DN GREEN ROOF ROOF DECK 1 Roof Plan 3/8" = 1'-0" © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl 4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue SouthEdina, Minnesota Issue Date October 15, 2018 Roof Plan A1.3 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 13 ATTACHMENT F Architectural Exterior Elevations 1 EXTERIOR ELEVATION - EAST 1/4" = 1'-0" 2 EXTERIOR ELEVATION - WEST 1/4" = 1'-0" T.O. ASHPALT PARKING 906'-0" T/SUBFLOOR MAIN LEVEL 100'-0" / 906'-6" T/SUBFLOOR UPPER LEVEL 114'-1 1/2" T/SUBFLOOR UPPER LEVEL 126'-8 1/4" T/LOWER PARAPET 130'-3" T/UPPER PARAPET 137'-9" T/CONC. LOWER LEVEL 88'-8"/895'-2" BRICK VENEER PAINTED STEEL AWNING PAINTED WOOD TRIM RAIN GARDEN BRICK VENEER GREEN ROOF FIBER CEMENT PANEL WOOD PERGOLA PAINTED STEEL AWNING PAINTED STEEL TRIM ATWINDOWS, TYP. PAINTED STEEL TRIM ATWINDOWS, TYP. EXISTING AVERAGE GRADE AT FRONT 905'-6" © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date November 6, 2018 2 11/01/2018 PlanningReview Revised 3 11/06/2018 Planning Review Revised Exterior Elevations A2.0 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 14 ATTACHMENT F Architectural Exterior Elevations 1 EXTERIOR ELEVATION - NORTH 1/4" = 1'-0" T.O. ASHPALT PARKING 906'-0" T/SUBFLOOR MAIN LEVEL 100'-0" / 906'-6" T/SUBFLOOR UPPER LEVEL 114'-1 1/2" T/SUBFLOOR UPPER LEVEL 126'-8 1/4" T/LOWER PARAPET 130'-3" T/UPPER PARAPET 137'-9" T/CONC. LOWER LEVEL 88'-8"/895'-2" BRICK VENEER FIBER CEMENT PANEL WOOD PERGOLA PAINTED STEEL AWNING PAINTED WOOD TRIM RAIN GARDEN © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date November 6, 2018 2 11/01/2018 PlanningReview Revised 3 11/06/2018 Planning Review Revised Exterior Elevations A2.1 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 15 ATTACHMENT F Architectural Exterior Elevations 1 EXTERIOR ELEVATION - SOUTH 1/4" = 1'-0" T.O. ASHPALT PARKING 906'-0" T/SUBFLOOR MAIN LEVEL 100'-0" / 906'-6" T/SUBFLOOR UPPER LEVEL 114'-1 1/2" T/SUBFLOOR UPPER LEVEL 126'-8 1/4" T/LOWER PARAPET 130'-3" T/UPPER PARAPET 137'-9" T/CONC. LOWER LEVEL 88'-8"/895'-2" BRICK VENEER GREEN ROOF FIBER CEMENT PANEL WOOD PERGOLA PAINTED STEEL AWNING PAINTED WOOD TRIM RAIN GARDEN © 2018 PLAAD, LLC. ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF PLAAD, LLC, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF PLAAD, LLC. Consultants Civil Advance Surveying & Engineering, Co. 17917 Highway 7 Minnetonka, MN 55345 Casey and Jamie Carl4532 France Avenue SouthEdina, Minnesota Issue Name Planning Review Certification Sheet Number Sheet Title No.Date Description 1 10/15/2018 Issue Chart Planning Review Owner Project 4532 France 4532 France Avenue South Edina, Minnesota Issue Date November 6, 2018 2 11/01/2018 PlanningReview Revised 3 11/06/2018 Planning Review Revised Exterior Elevations A2.2 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 16 ATTACHMENT G Architectural Exterior Rendering Street view from France Avenue, looking southwest plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 17 ATTACHMENT H Exterior Materials Painted steel awning Painted fiber cement panelingBrick veneer plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 18 ATTACHMENT J Variance Request Explanation Variance Request Explanation Due to the narrow lot and the need to incorporate as much on-site parking as possible, a number of variances are requested in addition to, or in support of the rezoning request, specifically, in accordance with Section 36-617 of the Edina Zoning Code: These following variance requests satisfy the required conditions required by Minnesota Statues and Edina Ordinances as described below. Variance Request #1 As a result of the rezoning request from R-1 to PCD-1, a south side yard setback variance is needed and requested. In accordance with 36-618(2), as the new southern boundary of the PCD-1 district, a south side yard setback of 25’ is required. 22.9” is proposed and requested. The Proposed Variance (listed above) will: Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable The relatively narrow width of the lot makes providing the necessary required parking for the reasonably-sized retail and business development (2,375 sf of GFA) impracticable. In order to avoid prohibited dead-end parking, one-way circulation on both sides of the building is required. This has the effect of pushing the building south. In a typical PCD-1 zoned parcel, this would not pose an issue, as the side yard setbacks are not imposed unless the parcel represents the border of a PCD-1 district. However, as this new proposed PCD-1 parcel will constitute the new southern boundary of the PCD-1 district, a 25’ south side yard setback is required. Respecting this side yard setback, while providing the necessary clearances for one-way vehicular circulation on both the north and south sides of the building would leave approximately 20’ of width to place a building. This is not feasible. Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Please see previous answer. Be in harmony with the general purposes and intent of the zoning ordinance The recently completed small area plan encourages a rezoning of the parcel to PCD-1 zoning and a modest increase in density. Not alter the essential Character of a neighborhood The existing neighborhood, as a result of the small area plan, is a neighborhood actively being developed into mixed-use commercial and retail spaces. Therefore, the requested variance does not alter this character, but rather, helps to implement the small area plan’s objectives. Variance Request #2 Increase the maximum permitted height from 24’ to 38’9”. In accordance with 36-617(c), the height limitation in a PCD-1 zoned parcel in the HOD-2 overlay is 2 stories or 24’, whichever is less. This proposal, due to the proposed roof deck and required elevator access, is requesting a variance for a maximum building height of 38’-9” above the average existing grade at the front of the existing structure. This height occurs only at the elevator/egress stair penthouse. The remainder of the roof parapet is located at an elevation of 31’-3” above the average existing grade. The Proposed Variance (listed above) will: Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable In addition to needed ceiling heights for the first floor retail space and to create a desirable second level business space, the owner is proposing a roof deck to enhance the ambiance and aesthetic qualities of the surrounding neighborhood. This is a stated goal of the small area plan. However, an elevator and egress stair are required, necessitating a variance for overall building height. Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Please see previous answer. Be in harmony with the general purposes and intent of the zoning ordinance The recently completed small area plan encourages a rezoning of the parcel to PCD-1 zoning and a modest increase in density and encourages amenities to enliven the ambiance of the neighborhood. Not alter the essential Character of a neighborhood The existing neighborhood, as a result of the small area plan, is a neighborhood actively being developed into mixed-use commercial and retail spaces with a mixture of indoor and outdoor spaces. Therefore, the requested variance does not alter this character, but rather, helps to implement the small area plan’s objectives. Variance Request #3 The front yard requires 38’-9” of setback (based upon the proposed height of the building). 31.4” is proposed and requested. The Proposed Variance (listed above) will: Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable As a direct result of Variance Request #2, the required front yard setback is increased to 38’-9”. However, with the goal of providing as much parking as possible on the site while maintaining a reasonably sized GFA footprint (2,375 of GFA), the building needed to push towards the front lot line. This permits two rows of parking at the rear of the lot separated by a drive aisle. Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Please see previous answer. Be in harmony with the general purposes and intent of the zoning ordinance The recently completed small area plan encourages a rezoning of the parcel to PCD-1 zoning and generally bringing the new buildings in the district closer to the street. Not alter the essential Character of a neighborhood The existing neighborhood, as a result of the small area plan, is a neighborhood actively being developed into mixed-use commercial and retail spaces closer to the front lot lines. Therefore, the requested variance does not alter this character, but rather, helps to implement the small area plan’s objectives. Variance Request #4 In accordance with Secs. 36-1311 & 36-1312, fifteen (15) spaces are required for the proposed retail and business uses. Eleven (11) are provided. This includes one ADA compliant stall with associated loading zone. The Proposed Variance (listed above) will: Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable Even with the relatively small development footprint, the proposed development requires 15 parking spaces. With the narrow width of the lot and the required vehicular circulation clearances, only 11 spots are able to be provided. plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 19 ATTACHMENT J Variance Request Explanation Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Please see previous answer. Be in harmony with the general purposes and intent of the zoning ordinance The intent of the zoning ordinance is to ensure adequate parking for tenants and visitors. The proposed development will be an owner-occupied building within a short walking distance of their home. The business space on the second level will be used to serve the administrative needs of the retail space on the main level. No more than 3-4 full-time employees will be on site at any given time. Furthermore, after many years of successfully operating a similar retail establishment a few blocks north of this site, the owner can attest that no more than 2-3 people are in the store at any given time. The owners have, in accordance with the requirements of the rezoning and variance requests, engaged a third-party parking study. Not alter the essential Character of a neighborhood The existing neighborhood, as a result of the small area plan, is a neighborhood actively being developed into mixed-use commercial and retail spaces, that encourages multi-modal transportation options. Therefore, the requested variance does not alter this character, but rather, helps to implement the small area plan’s objectives. plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 20 ATTACHMENT K Sustainable Development Questionnaire SUSTAINABLE DEVELOPMENT QUESTIONNAIRE Sustainable Design & Energy Have you utilized Xcel Energy’s Energy Design Assistance and/or Centerpoint Energy’s Builder and Developer programs for this development? As we are in the early stages of schematic design, we have not yet engaged Xcel Energy or Centerpoint Energy. However, the developer fully intends to utilize these programs during the development of the project. Will the buildings meet SB2030 energy goals and/or will they be Energy Star certified? If not, please share the steps you are taking to support energy conservation. While the developer is not intending to meet the standards required for compliance with SB2030, they will seek Energy Star certification. Will you be optimizing the roof by installing a green roof? The developer has expressed interest in developing a portion of the roof as an extensive green roof. Will there be any renewable energy generation on site? The developer is performing a life-cycle assessment on the costs of installing photovoltaic panels over approximately one-quarter of the roof. Will there be purchase of renewable energy credits (RECs)? The developer is currently investigating the feasibility of this strategy. What percent of the property is pervious surface before the redevelopment?What is the percent post development? Based upon the survey dated August 17, 2017, performed by Advance Survey & Engineering, the total existing impervious hardcover is 7,282 sf. With a lot size of 9,001 sf, this represents a pervious cover percentage of 19% (1,719 sf) and an impervious cover percentage of 81% (7,282sf). The planting areas represent 582sf of pervious surface. The proposed extensive green roof represents an additional 387 sf of pervious surface for a total new pervious surface coverage of 969sf, or 10%. If necessary, the developer can consider the use of pervious pavers under the parking stalls to improve this percentage. What new services will be pervious? (i.e. Sidewalks, driveways, overflow parking) Currently, the design team is researching pervious pavers at all parking stalls. How will the landscaping support the natural ecosystem? (i.e. Rain gardens, % native plants, % bee friendly pollinator plants) At the front entry area, we are proposing a rain garden to help collect and filter stormwater runoff. We will be investigating native plantings and bee-friendly pollinator plants. Furthermore, we will be working to divert roof drain runoff into above-ground cisterns to collect rainwater for use as landscape irrigation water. What percent of the property is covered by tree canopy before redevelopment?What is the percent post development? Currently, due to a substantial amount of borrowed canopy coverage from the neighboring properties, the site has about 30% canopy coverage. A large tree just over the property line to the south currently contributes to the canopy coverage. Given that the proposed redevelopment is only two stories tall, and the new proposed development is pulled back off of the southern property line, this canopy will remain. There will be a few trees that will need to be removed at the north property line, but we propose to replace those with new trees in the front yard setback of the property. We will attempt, as much as possible, to match the existing canopy cover. Will you be replanting/replacing trees at least four to five inches in diameter to positively impact the tree canopy (ordinance requirement is only 2.5 inches in diameter)? Yes. The new trees shown in the front yard setback will be at least 4-5 inches in diameter. Will a recycling service be provided to all businesses on site? Yes Will an organic (i.e. food waste) recycling service be provided to all businesses on site? To the extent that it is necessary with incidental food waste for the office uses on site, we will investigate the options available to us. Will there be bike parking near main entrance for guests? Yes. Do you have EV Charging Stations for owners or guests to use? Yes, one space will be reserved. Will there be parking spaces provided for car-sharing vehicles to reduce the overall number of cars? Due to the limited parking available on site, no. plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 21 FRANCE AVENUE AREA WORKING PRINCIPLES AND SUPPORTING QUESTIONS Allow latitude to gain tangible and intangible outcomes aligned with the district principles. How does the proposal contribute to the realization of the principles for the district? The proposed redevelopment provides a thoughtfully articulated two-story mixed-use commercial building that aesthetically enhances and unifies the overall district image using traditional building materials, and programmatically provides desired retail and business space. How can the proposal move beyond the principles for the district? What tangible and intangible outcomes might be offered by the proposal but cannot be achieved by the project on its own? We believe that the City wants the site redeveloped, as evidenced by its inclusion in the small area plan. With the current residential structure on the site, the site is not being put to its best potential use. The site, however, is narrow compared to its neighbors in the district. Due to the 60’ width and two-way drive aisle minimums, a maximum of 32 parking spaces would be possible if the entire ground level was developed as a parking lot. This is neither practical from a development standpoint, nor desirable from a public experience concern. In order to develop a project that is financially feasible and one which we feel will beneficially augment the character of the district, we are proposing providing three parking spots at the front of the building and an additional 9 spots in the rear of the site. In a current political and cultural environment that is actively pushing for alternative methods of multi-modal transportation, providing fewer parking spaces will encourage the use of alternative mass-transit options. What does the proposal offer as a way of balancing those outcomes provided by others? The first floor of the proposed development will primarily house an established and proven retail business focused on home furnishings, along with real estate offices. The pedestrian traffic encouraged by both of these businesses will add to the economic vitality of the district. What alternatives were explored to arrive at a proposal that is best aligned with the principles and the opportunities of the district? This proposal represents the fifth iteration of the design. The development team was initially interested in achieving four floors of development on the site with underground parking. With the progression of the small area plan over the course of the last few months, and recognizing the investment required to achieve only 10 parking spaces underground (after clearances, aisle widths and turning radii were calculated), the development team considered a structure with parking at grade at the rear of the site and a building with a mixed height profile: three stories at France Avenue and two stories at the rear of the site. In this scheme, with parking at the rear of the site, vehicular access was needed on both sides of the building to facilitate logical parking access and prevent dead- end parking. While this was beneficial from a site circulation viewpoint, it limited the amount of impervious surface we would have been able to provide. Finally, better understanding the desires of the City with the small area plan that was adopted, the development team re-envisioned the project as a two-story project with a walk-out lower level and roof deck. Advance quality through thoughtful and artful design of buildings and publicly accessible spaces, highlighted human activity, and enhanced economic vibrancy. Discuss the materials and construction techniques intended for the building and the site with attention directed to ensuring an enduring quality is achieved, especially considering whether the proposal is a background or foreground element of the district. The building is proposed to be clad in brick with thoughtful fenestration and surface articulation. Large windows will permit access to daylight for the interior spaces and help activate the pedestrian experience with unobstructed views into the retail space. Divided lites in the windows and a steel protective canopy over the entry walkways will help relate the larger openings down to the human scale. Landscaping in the front yard will provide much needed pervious surface and help to soften the edge condition of the property. What qualities of the proposal will be most valued by the community in 50 years? As a traditional two-story brick building with hints of cleaner, modern lines and materials (the steel entry canopy and pergola on the roof deck) the proposed structure will have an enduring aesthetic that will age gracefully and not date itself to any particular decade. Describe the ways in which the proposal highlights human activity in the building and on the site, especially when viewed from adjacent or nearby public ways? As mentioned above, the large windows will allow the public a clear view into the first floor retail spaces of the building. The large widows on the second floor will communicate the business activity occurring on the second floor, while the partially vegetated roof deck at the front of the building will introduce additional visual interest to the district. In what ways does the proposal enhance the economic vibrancy of the district? The proposed building is a mixed-use structure, with retail on the ground floor and business offices on the lower walk-out and second levels. This diversity of uses is critical to ensuring a long-term viability of the project. How does the proposal adapt itself to changing economic opportunities of the community and the district? The relatively open floor plan will allow the building to adapt to changing market demands. Should market forces favor one use over another, there would be little difficulty in making the necessary changes to the spaces to allow flexibility of uses. Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward-looking infrastructure sustaining the district. Describe the ways in which the proposal is self-supporting related to on- and off-site infrastructure and resources. The developer is undertaking a life-cycle cost analysis on installing photovoltaic panels over roughly one-quarter of the roof area. Coupled with LED lighting, occupancy sensors and large south-facing windows, the developer is attempting to reduce demand to the existing electrical grid. The project will connect into existing public utilities below France Avenue, and storm water will be managed on site to meet city requirements, such that there is no peak increase in net flow to neighboring properties. What impacts does the proposal pose on existing on- and off-site infrastructure? Please see above response. What elements of the proposal support infrastructure needs of adjacent or nearby sites? None. Describe the infrastructure features of the proposal that are truly extraordinary by relating the performance of those features to current standards, requirements, or best practices. We are not able to comment in detail at this stage of the design process. How the proposal relies on infrastructure of the district for baseline performance? We are not able to comment in detail at this stage of the design process. Foster a logical, safe, inviting and expansive public realm facilitating movement of people within and to the district. ATTACHMENT L France Avenue Area Working Principles and Supporting Questions plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 22 What features and amenities does the proposal lend to the public realm of the district? The developer is proposing placing bike racks on the site and will be investigating the potential of creating one EV charging/parking station. Furthermore, a garden and concrete walkway connecting the front entry to the building to the sidewalk will create an inviting retail experience in the front. What features and amenities does the proposal introduce to extend the sense of an expansive and engaging public realm to its site? Ground level retail and site lighting will help to enliven the pedestrian experience Demonstrate the ways in which the proposal supports pedestrians and bicyclists movement and identify those nearby district features that are important destinations. Bicycle parking will be provided near the front to the proposed building. The curb cut and concrete valley gutter at the entrance will employ markings to alert motor vehicle operators of the crossing bike and pedestrian paths What features does the proposal employ to ensure a safe and inviting pedestrian experience on the site? Please see previous answer. Additionally, a concrete entry walk will provide separation between the building entrances and asphalt drive area. Encourage parcel-appropriate intensities promoting harmonious and interactive relationships without “leftover” spaces on sites. How does the proposal relate in terms of scale to it neighbors? The proposed development is two levels above grade with a walk-out lower level at the back of the site. The existing property to the south contains a two-level structure, and the property to the north houses a one-level retail development. How does the proposal make full use of the available site, especially those portions of the site not occupied by parking and buildings? The front yard setback on the east will be planted with trees, native and pollinator-friendly plants. This area will be utilized to help mitigate storm water run-off. The side yard setbacks provide circulation to additional parking in the rear of the site. How does the proposal interact with its neighbors? Describe the zones of activity created by the proposal and compare those areas to zones of activity on adjacent and nearby sites. Providing a few parking spaces in front of the retail space, accessed directly off of France Avenue, is absolutely critical to the success of the retail business. The parking on either side of the proposed development is also located in the front yard setback, accessed directly off of France Avenue. The front face of the new proposed building is located very close to the front face of the existing structure on site as well as the existing neighboring buildings on the north and south. The proposed development sits near the southern end of the district. One additional commercial parcel exists to the south of the proposed development, after which, the neighborhood quickly transitions to single-family residential. We feel that since the immediately adjacent neighboring building to the north is relatively new, and set back with parking in the front, it would not make sense to have our proposed development pulled closer to the street. This would reduce visibility for existing vehicles from their parking lot, but also create a stepped street presence with the buildings, negating the desire for a gradual transition from the higher density intersection of Sunnyside Road and France Avenue to the residential properties to the south of the proposed development. Advance human and environmental health as the public and private realms evolves. How does this proposal enhance key elements of environmental health (air, water, noise, habitat)? We will be investigating native plantings and bee-friendly pollinator plants. Furthermore, we will be working to divert roof drain runoff into above-ground cisterns to collect rainwater for use as landscape irrigation water. A partially vegetated roof will assist in reducing heat-island effects and capturing storm water and the developer is investigating photovoltaic panels on the roof as a method for partially offsetting demand on the local power grid. How does proposal mitigate any negative impacts on environmental health on its own site? Please see previous answer. How does proposal provide for a healthful environment beyond the current condition? Please see previous answer. Describe ways in which human health needs are advanced by the proposal. With a narrow floor plate and large windows on the south side, natural daylight will penetrate deep into the retail and office spaces. While the potential heat gains can be mitigated with coatings and shading devices, the natural daylight and operable windows for all employees is incredibly important to mental and physical health. Embrace purposeful innovation aimed at identified and anticipated problems. Identify the problems posed by the proposal or the district requiring innovative solutions and describe the ways in which the proposal responds? In accordance with the size of the proposed building, 15 parking spaces are required. As a result of narrow width of the lot, the proposed design provides 11 parking spaces. As part of the rezoning and variance applications, a parking study is currently in process. Without flexibility on parking requirements, the site becomes financially infeasible and undevelopable, except as a surface parking lot. Describe the metrics to be used to compare the innovations posed by the proposal. N/A at this time For those solutions posed by the proposal as innovative, describe how they might become “best practices” for the district. N/A at this time Describe innovations in systems and aesthetics and the ways in which systems and aesthetics for integrated solutions. N/A at this time Describe other projects where innovations similar to those included in the proposal have been employed. N/A at this time Promote well-balanced aggregations of “come to” and “stay at” places focused on human activity and linked to an engaging public realm. How does the proposal complement the mix of uses in the district? The 44th and France business area is rich with a mix of retail, small business and hospitality establishments. The proposed development’s retail business will provide much desired additional economic vitality. Describe the proposal in terms of “come to” and/or “stay at” places. The first floor of the proposed development will primarily house an established and proven retail business focused on home furnishings, along with real estate offices. The pedestrian traffic encouraged by both of these businesses will add to the economic vitality of the district. What adjacent or nearby “come to” or “stay at” places does the proposal rely on for vitality? The on-site employees will add to the local population that support the local businesses on a regular basis. ATTACHMENT L France Avenue Area Working Principles and Supporting Questions plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 23 ATTACHMENT L France Avenue Area Working Principles and Supporting Questions Demonstrate the flows of activity generated by the site during a typical weekday and weekend day. In what ways does the proposal interact with surrounding sites to encourage an engaging public realm? During the weekday, the main level retail space will be welcoming patrons throughout the day. The employees will be coming and going, perhaps enjoying lunch or dinner on the rooftop patio dedicated to the users of the building. The main level retail space will be welcoming customers and walk-ins throughout the weekend. Ensure every component contributes to the sustained economic vitality of the district and the community. Describe the proposal in terms of its economic contributions to the district. The on-site employees of the proposed development will add to the local population that support the local businesses on a regular basis. How does the proposal enhance development on adjacent or nearby sites? This proposal enhances the development opportunities on adjacent or nearby sites by holding a high standard of design and best use on the smaller sites available in the district. Our proposal provides the desired mixed-use, bringing more people into the district to support new development. What features of the site or district limit the potential of the proposal from being fully realized? The site provides many challenges due to its limited size. The development team has thoughtfully created a proposal that enhances, without maximizing, the site to its best use. Why is the proposal best situated on its proposed site from the perspective of economic vitality? The proposed uses and tenants in this proposal will provide continued services and support to the district as well as Edina as a whole. How does the proposal make the district and the community a better place? The proposal will provide a first-class, timeless and approachable building that compliments the historic nature of the district. The full-time employees will support the surrounding restaurants and retail shops and service offerings. The scale of the building enhances and supports the vision of the district. plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 24 ATTACHMENT M Civil Site Plan France Avenue 906.50 895.50 EXISTING LEGAL DESCRIPTION: That portion of Block 20, Waveland Park, an Addition to Minneapolis, bounded by a line described as follows: Beginning at a point of beginning on the West boundary line of France Avenue, which point is approximately 30 feet West of the East line of Section 7, Township 28, Range 24, and 200 feet North of the South line of said Section 7, Township 28, Range 24;running thence North along the West boundary line of France Avenue a distance of 60 feet; thence at right angles West a distance of 150 feet; thence at right angles South a distance of 60 feet to a point which is directly West of and 150 feet feet distant from the point of beginning; thence East to the point of beginning. PROPOSED LEGAL DESCRIPTION TO FIX GAPS AND OVERLAPS: That portion of Block 20, Waveland Park, described as follows: Beginning at the northeast corner of Lot 1, Block 1, Mark Nelson First Addition; thence westerly along the North line of said Lot 1 a distance of 150.00 feet to a line that is 150 feet West of the West line of France Avenue; thence northerly and parallel with the West line of said France Avenue a distance of 60 feet to a line that is parallel with and 260 feet North of the South line of Section 7, Township 28, Range 24; thence easterly parallel with the South line of said Section 7 a distance of 150 feet more or less to the West line of said France Avenue; thence southerly along the West line of said France Avenue a distance of 60.00 feet to the point of beginning. SCOPE OF WORK & LIMITATIONS: 1.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. 2.Showing the location of observed existing improvements we deem necessary for the survey. 3.Setting survey markers or verifying existing survey markers to establish the corners of the property. 4.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. 5.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. 6.We notice that the existing legal description creates gaps and overlaps with the North and South properties.As per our conversation with the title company involved,we have written a proposed description to close those gaps and overlaps.The boundary line shown on the survey reflects the proposed legal description. 7.Note that all building dimensions and building tie dimensions to the property lines,are taken from the siding and or stucco of the building. 8.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. STANDARD SYMBOLS & CONVENTIONS: "●" Denotes iron survey marker, set, unless otherwise noted. EXISTING HARDCOVER House 1,016 Sq. Ft. Bituminous 5,786 Sq. Ft. Concrete Surfaces 428 Sq. Ft. Ret. Walls 37 Sq. Ft. Wood Steps 15 Sq. Ft. TOTAL EXISTING HARDCOVER 7,282 Sq. Ft. AREA OF LOT 9,001 Sq. Ft. PERCENTAGE OF HARDCOVER TO LOT 80.9% # LICENSE NO. DATE C1 NOVEMBER 6, 2018 Minnetonka, Minnesota 55345 Phone (952) 474-7964 17917 Highway 7 Web: www.advsur.com SHEET 1 OF 4 20'10'0 DATE DRAFTED:NOVEMBER 6, 2018# 52716 Joshua S. Rinke AUGUST 8, 2017DATE SURVEYED: SURVEYED BY ADVANCED SURVEYING. & ENG., CO. PROPOSED HARDCOVER Building 1,558 Sq. Ft. Concrete Surfaces 6,526 Sq. Ft. Ret. Walls 314 Sq. Ft. TOTAL PROPOSED HARDCOVER 8,398 Sq. Ft. AREA OF LOT 9,001 Sq. Ft. PERCENTAGE OF HARDCOVER TO LOT 93.3% CONCRETE CURB & GUTTER (B612)1 2 3 1 1 1 1 CONCRETE SIDEWALK 2 2 RETAINING WALL 3 3 3 3 3 4 CONCRETE ADA RAMP 4 4 3 3 1 1 1 1 2 2 22 2 4 2 1 1 1 11 3 plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 25 ATTACHMENT N Proposed Grading Plan France Avenue 906.50 895.50 # LICENSE NO. DATE C2 NOVEMBER 6, 2018 Minnetonka, Minnesota 55345 Phone (952) 474-7964 17917 Highway 7 Web: www.advsur.com SHEET 2 OF 4 20'10'0 DATE DRAFTED:NOVEMBER 6, 2018# 52716 Joshua S. Rinke AUGUST 8, 2017DATE SURVEYED: SURVEYED BY ADVANCED SURVEYING. & ENG., CO. GRADING & EROSION CONTROL NOTES: BEFORE DEMOLITION AND GRADING BEGIN Install silt fence/bio roll around the perimeter of the construction area. Sediment control measures must remain in place until final stabilization has been established and then shall be removed. Sediment controls may be removed to accommodate short term construction activity but must be replaced before the next rain. A temporary rock construction entrance shall be established at each access point to the site and a 6 inch layer of 1 to 2 inch rock extending at least 50 feet from the street into the site and shall be underlain with permeable geotextile fabric. The entrance shall be maintained during construction by top dressing or washing to prevent tracking or flow of sediments onto public streets, walks or alleys. Potential entrances that are not so protected shall be closed by fencing to prevent unprotected exit from the site. Contractor shall install inlet protection on all existing storm sewer inlets in accordance with the city standard details. Inlet protection shall also be provided on all proposed storm sewer inlets immediately following construction of the inlet. Inlet protection must be installed in a manner that will not impound water for extended periods of time or in a manner that presents a hazard to vehicular or pedestrian traffic. DURING CONSTRUCTION: When dirt stockpiles have been created, a double row of silt fence shall be placed to prevent escape of sediment laden runoff and if the piles or other disturbed areas are to remain in place for more than 14 days, they shall be seeded with Minnesota Department of Transportation Seed Mixture 22-111 at 100 lb/acre followed by covering with spray mulch. A dumpster shall be placed on the site for prompt disposal of construction debris. These dumpsters shall be serviced regularly to prevent overflowing and blowing onto adjacent properties. Disposal of solid wastes from the site shall in accordance with Minnesota Pollution Control Agency requirements. A separate container shall be placed for disposal of hazardous waste. Hazardous wastes shall be disposed of in accordance with MPCA requirements. Concrete truck washout shall be in the plastic lined ditch and dispose of washings as solid waste. Sediment control devices shall be regularly inspected and after major rainfall events and shall be cleaned and repaired as necessary to provide downstream protection. Streets and other public ways shall be inspected daily and if litter or soils has been deposited it shall promptly be removed. If necessary, vehicles, that have mud on their wheels, shall be cleaned before exiting the site in the rock entrance areas Moisture shall be applied to disturbed areas to control dust as needed. Portable toilet facilities shall be placed on site for use by workers and shall be properly maintained. If it becomes necessary to pump the excavation during construction, pump discharge shall be into the stockpile areas so that the double silt fence around these areas can filter the water before it leaves the site. Temporary erosion control shall be installed no later than 14 days after the site is first disturbed and shall consist of broadcast seeding with Minnesota Department of Transportation Seed Mixture 22-111 at 100 lb/acre followed by covering with spray mulch. Erosion control measures shown on the erosion control plan are the absolute minimum. The contractor shall install temporary earth dikes, sediment traps or basins and additional silt fencing as deemed necessary to control erosion. SITE WORK COMPLETION: When final grading has been completed but before placement of seed or sod an “as built” survey shall be done per City of Edina requirements to insure that grading was properly done. When any remedial grading has been completed, sod or seeding shall be completed including any erosion control blankets for steep areas. When turf is established, silt fence and inlet protection and other erosion control devices shall be disposed of and adjacent streets, alleys and walks shall be cleaned as needed to deliver a site that is erosion resistant and clean. Contractor shall maintain positive drainage of a minimum 2% slope away from proposed building. plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6 2018 Page 26 ATTACHMENT O Proposed Stormwater Management Plan France Avenue 906.50 895.50 # LICENSE NO. DATE C3 NOVEMBER 6, 2018 Minnetonka, Minnesota 55345 Phone (952) 474-7964 17917 Highway 7 Web: www.advsur.com SHEET 3 OF 4 20'10'0 DATE DRAFTED:NOVEMBER 6, 2018# 52716 Joshua S. Rinke AUGUST 8, 2017DATE SURVEYED: SURVEYED BY ADVANCED SURVEYING. & ENG., CO. plaadPLAAD, LLC | P.O. Box 184, Stillwater, MN 55082 | www.plaadoffice.com4532 France Avenue Proposed Development November 6, 2018 Page 27 ATTACHMENT P Proposed Drainage Maps France AvenueFrance Avenue 906.50 895.50 # LICENSE NO. DATE C4 NOVEMBER 6, 2018 Minnetonka, Minnesota 55345 Phone (952) 474-7964 17917 Highway 7 Web: www.advsur.com SHEET 4 OF 4 20'10'0 DATE DRAFTED:NOVEMBER 6, 2018# 52716 Joshua S. Rinke AUGUST 8, 2017DATE SURVEYED: SURVEYED BY ADVANCED SURVEYING. & ENG., CO. I hereby certify this report was prepared by me or under my direct supervision, and I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. By: _________________________ Max Moreland, P.E. License No. 52665 Date: _November 6, 2018__________ Traffic & Parking Study 4532 France Avenue Edina, Minnesota Traffic Impact Study i 4532 France Executive Summary Background: A proposed redevelopment is located at 4532 France Avenue South in Edina, Minnesota. The purpose of this study is to determine the traffic impacts associated with the build out of the proposed development on the study roads and intersections where significant impact is anticipated. Results: The principal findings of this study are: • The proposed 4532 France redevelopment is expected to generate 64 new trips during an average weekday, 4 new trips during the a.m. peak hour and 7 new trips during the p.m. peak hour. • All roadways and intersections are forecast to have acceptable queues and delays with the addition of traffic from this development. • Adequate vehicle parking will be provided on site for a majority of the time based on the parking analysis. The site may have more retail parking demand than capacity during Saturday peak hours, in which case overflow parking of approximately three vehicles can be handled on -street. Recommendations: The following items are recommended based on the analyses contained in this study: • Including bicycle parking on site. • Properly grade the curbs around the ADA loading space to allow full use of the ADA loading area by a wheelchair. • Move the trash to allow for curbside pickup on France Avenue. This study is based upon a concept development plan titled “4532 France” and dated November 1, 2018. Assuming the general characteristics of the proposed development remain approximately the same as documented, minor changes in the final design are not expected to alter the results or recommendations of this study. Traffic Impact Study ii 4532 France TABLE OF CONTENTS 1. Introduction ............................................................................... 1 2. Existing Conditions .................................................................. 3 3. Forecasted Traffic ..................................................................... 4 4. Analyses .................................................................................... 6 5. 44th & France Small Area Plan ................................................ 13 6. Conclusions and Recommendations ..................................... 15 7. Appendix .................................................................................. 16 LIST OF TABLES AND CHARTS Table 1 – Study Corridor Characteristics ...................................................................... 3 Table 2 – New Trip Generation ....................................................................................... 4 Chart 1 – Study Corridor Volume to Capacity ............................................................... 7 Chart 2 – A.M. Peak Hour Delays: Signal Controlled Intersections ............................. 8 Chart 3 – P.M. Peak Hour Delays: Signal Controlled Intersections ............................. 8 Chart 4 – Southern Access A.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersections ................................................................................................. 9 Chart 5 – Southern Access P.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersections ................................................................................................. 9 Table 3 – Peak Period Parking Demands ..................................................................... 10 Traffic Impact Study 1 4532 France 1. Introduction a. Proposed Development A proposed redevelopment is located at 4532 France Avenue South in Edina, Minnesota. Following are key attributes of the proposed development: i. Access to the site will be provided via one driveway on France Avenue per the concept development plan shown in the Appendix. ii. The proposed development will include 1,500 square feet of retail space, and 1,500 square feet of office space. iii. 11 parking stalls are proposed for the site. iv. The development is expected to be fully occupied by 2020 for the purposes of this study. b. Purpose of Study The purpose of this study is to determine the traffic impacts associated with the build out of the proposed development. The traffic impacts are studied on the roads and intersections where significant impact is anticipated, and improvements are recommended where mitigation is needed. For those not familiar with the general concepts and terms associated with traffic engineering, The Language of Traffic Engineering guide is included in the Appendix. c. Study Objectives The objectives of this study are: i. Document how the study intersections and roadways currently operate. ii. Forecast the amount of traffic expected to be generated by the proposed development. iii. Determine how the study intersections and roadways will operate in the future with and without the proposed development. iv. Recommend appropriate mitigation measures if poor operations are identified. v. Review multi-modal facilities surrounding the site. vi. Review the proposed parking supply for the site. The roadways corridors studied in this document include those surrounding the proposed site, which are: i. France Avenue South ii. Sunnyside Road For the purposes of this traffic study, the study intersections closest to the proposed development and where the greatest impact is expected were chosen for review and include: i. France Avenue South & Sunnyside Road ii. France Avenue South & Site Access Traffic Impact Study 2 4532 France It should be noted traffic expected from the proposed development will have minor impacts on other corridors and intersections b eyond those studied here. Furthermore, this study does not account for the existing roadway conditions such as pavement quality or appropriate drainage. Traffic Impact Study 3 4532 France 2. Existing Conditions a. Corridor Characteristics As mentioned, the proposed site is located at 4532 France Avenue South. Table 1 shows the characteristics of the key roadway corridors around this site and within the study area. Table 1 – Study Corridor Characteristics Name Designation1 Classification2 Speed Limit Lanes Transit3 Peds/ Bicycles France Avenue CSAH 17 A-Minor Augmentor 30 mph 2 undivided 1 route 4 buses Sidewalks both sides Sunnyside Road Local Collector 30 mph 2 undivided None Sidewalks both sides 1 CSAH = County State Aid Highway 2 Metropolitan Council Functional Classification Map 3 Number of routes around the proposed site followed by the frequency of transit service during the peak periods. b. Traffic Volumes Intersection video was collected at the France Avenue/Sunnyside Road intersection under normal weekday conditions in May 2018. Using these videos, 48-hour turning movement counts were obtained at the existing study intersection. The data from the two days was averaged to provide the base traffic for a “typical weekday.” The average weekday a.m. and p.m. peak hours were found to be from 7:30 to 8:30 a.m. and 4:45 to 5:45 p.m. The counts from these two peak hours were used at the study intersections for analysis. The turning movement count data from the counts are contained in fifteen-minute intervals in the Appendix. Based on the “typical day” turning movement volumes, the current daily traffic volumes on each study corridor are: i. 10,900 vehicles per day on France Avenue north of Sunnyside Road ii. 13,000 vehicles per day on France Avenue south of Sunnyside Road iii. 2,800 vehicles per day on Sunnyside Road west of France Avenue iv. 3,700 vehicles per day on Sunnyside Road east of France Avenue Traffic Impact Study 4 4532 France 3. Forecasted Traffic a. Site Traffic Forecasting A trip generation analysis was performed for the development site based on the methods published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. Trip generation rates are provided by the ITE manual as well as local data collected by Spack Consulting. The ITE manual compiles studies from across the country to provide a national average traffic for various land uses. Spack Consulting collects current average traffic volumes for various land uses in the Twin Cities regional area for use in our studies. Local data is considered more relevant than the IT E national data as it is generally newer and accounts for our area’s specific characteristics. Per the procedure in the Trip Generation Manual, local trip generation data is used when possible and supplemented with national ITE data when local data is not available. For each analysis, the raw trip generation was divided among three types of trips – new, pass-by, and internal. Pass-by trips are those vehicles already on the roads which will stop at the development site in the future. For this development, pass-by trips only apply to the retail portion. Internal trips are those vehicles within the site visiting both locations within the site. New trips represent traffic increasing the overall number of vehicles at the intersections. The resultant new trips generated by the proposed development are shown in Table 2 based on both the ITE data and Spack Consulting data. A detailed trip generation table showing the exact breakdowns is provided in the Appendix. Table 2 – New Trip Generation Land Use Code – Source1 Description & Size Daily AM Peak Hour PM Peak Hour In Out In Out In Out 710 - ITE General Office (1500 sq. ft) 7 7 1 0 0 1 876 - ITE Retail-Apparel Store (1500 sq. ft) 32 32 1 0 2 2 Total (ITE) 39 39 2 0 2 3 Local General Office (1500 sq. ft) 3 3 1 0 0 1 Local Small Box Store (1500 sq. ft) 29 29 2 1 3 3 Total (Local) 32 32 3 1 3 4 1 Local = Trip generation data collected by Spack Consulting in this regional area. Traffic Impact Study 5 4532 France As shown in Table 2, the trip generation forecasts based on both ITE and Spack Consulting data are relatively close. Since it is better to use local data when available, the trip generation based on local rates is used in the analysis. A trip distribution pattern was developed for the generated traffic going to and from the proposed development. This pattern is based on the existing traffic volumes, site access, competing land uses, and access to the regional transportation system. The general trip distribution pattern for this study is: i. 40% of the generated traffic to/from the north on France Avenue ii. 40% of the generated traffic to/from the south on France Avenue iii. 10% of the generated traffic to/from the west on Sunnyside Road iv. 10% of the generated traffic to/from the east on Sunnyside Road Traffic generated by the site development was assigned to the area roadways per this distribution pattern. b. Non-site Traffic Forecasting To forecast future traffic volumes for the future build -out year of 2020 in the study area, traffic changes from outside of the proposed development’s traffic were considered. Using MnDOT’s provided AADT volume history, the past roadway volumes along the study intersection were examined. These volumes show relatively stable volumes with recent decreases along France Avenue and recent increases along 44th Street. From this information, a conservative 1.0% annual growth rate was applied to the existing volumes to generate the forecast year 2020 traffic volumes (2% growth total). This growth was applied to all existing movements in the study network. Additionally, traffic forecasts from the nearby proposed 4500 France development were also included in the study area. c. Total Traffic Traffic forecasts were developed for the 2020 Build scenarios by adding the traffic generated by the proposed development to the non-site forecast volumes. Peak hour forecasts are shown in the capacity analysis section of the Appendix. Traffic Impact Study 6 4532 France 4. Analyses a. Corridor Vehicular Analysis While many factors contribute to a road feeling congested, the two biggest factors are volume, how many vehicles are using the road, and capacity, how many vehicles the road can accommodate a day. Transportation professionals use these pieces of information to create a ratio of volume to capacity. For example, a road with a volume to capacity ratio of 1.0, where the traff ic demand is nearly equal to the traffic supply, will feel congested to motorists. Below is a rough guide of the daily traffic volumes different types of roads can accommodate based on Exhibits 16-16 and 12-39 of the Highway Capacity Manual, 6th Edition. If the Average Daily Traffic (ADT) volume on a roadway is below the threshold, then it is considered un-congested. If the daily volume falls inside the range, the road is almost congested, and if the daily volume is over the threshold the road is congested. • 2-Lane (one in each direction with left turn lanes at busy intersections and coordinated signals), undivided street, are considered congested with a volume between 8,900 to 18,300 vehicles per day. • 4-Lane, undivided street (two in each direction with lef t turn lanes at busy intersections and coordinated signals), – 18,600 to 36,800 vehicles per day. To provide an initial planning level screening, Chart 1 provides volume to capacity ratios of the study corridors during each of the study scenarios to determine if any of the roadway corridors are candidates for additional through lanes. As shown, on a planning-level analysis, the study roadways can accommodate the expected increase in traffic. The results also show a minimal increase in daily traffic volumes to the projected year 2020 compared to existing volumes. Traffic Impact Study 7 4532 France Chart 1 – Study Corridor Volume to Capacity b. Intersection Vehicular Analysis Individual intersections can perform poorly during peak periods while the overall roadway corridor is operating with an uncongested daily volume to capacity ratio lower than 1.0. Therefore, capacity analyses are performed for the study intersections to determine if they need improvements such as turn lanes or an upgrade in traffic control. The existing and forecasted turning movement volumes along with the existing intersection configurations and traffic control were used to develop the average delay per intersection in each study scenario. The delay calculations were done in accordance with the Highway Capacity Manual, 6th Edition using the Vistro software package. The full calculations for each study scenario, including Level of Service (LOS) grades and queue lengths, are included in the Appendix. Also, included in the Appendix is a guide explaining the Level of Service grade concept. Chart 2 (a.m. peak hour) and Chart 3 (p.m. peak hour) show the average peak hour delay per traffic signal-controlled intersection for each study scenario. The LOS D/E boundary of 55 seconds of delay per vehicle is considered the threshold between acceptable and unacceptable traffic signal operation in Congested: volume/capacity of 1.0 or greater 0 0.2 0.4 0.6 0.8 1 1.2 France Ave north of 44th St France Ave south of Sunnyside Rd Sunnyside Rd west of France AveVolume to Capacity RatioExisting 2020 Build Series7 Nearing congestion: volume/capacity of 0.85 Traffic Impact Study 8 4532 France Minnesota. The initial signal timing for the existing conditions was provided by the City of Minneapolis. Chart 2 – A.M. Peak Hour Delays: Signal Controlled Intersections Chart 3 – P.M. Peak Hour Delays: Signal Controlled Intersections Chart 4 (a.m. peak hour) and Chart 5 (p.m. peak hour) show the 95th percentile queue lengths on the busiest stop sign controlled approach at intersections with side street stop sign control. Average delays are not calculated for intersections with side street stop sign control because the vast majority of vehicles going through the intersection are on the main roadway and have zero delay, which leads to low overall average delays. At side street stop sign controlled approaches to busy roadways, the average delay for all the vehicles on the Congested at LOS D/E Boundary (55 seconds) 0 10 20 30 40 50 60 France Ave & Sunnyside RdAverage Dealy (seconds)Existing 2020 Build Congested at LOS D/E Boundary (55 seconds) 0 10 20 30 40 50 60 France Ave & Sunnyside RdAverage Dealy (seconds)Existing 2020 Build Traffic Impact Study 9 4532 France approach often exceeds 60 seconds. This can be the case for a few vehicles waiting at the stop sign where improvements would not be justified for the low traffic volume. Based on our experience, improvements are not warranted at these types of intersections until the 95th percentile queue at a stop sign is in the five to ten vehicle range. Chart 4 – Southern Access A.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersections Chart 5 – Southern Access P.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersections Unreasonable 95th Percentile Queue (5 Vehicles) 0 1 2 3 4 5 6 Site Access95th Percentile Queues (vehicles)Existing 2020 Build Unreasonable 95th Percentile Queue (5 Vehicles) 0 1 2 3 4 5 6 Site Access95th Percentile Queues (vehicles)Existing 2020 Build Traffic Impact Study 10 4532 France c. Vehicular Mitigation Analysis Per the above analyses, all the study intersections and corridors will operate acceptably throughout the study scenarios. No additional intersection modifications are needed to accommodate traffic from the development. d. Automobile Parking Forecasting & Analysis Parking to be Provided on Site On-site automobile parking will be provided in surface parking stalls. A total of 11 automobile stalls are planned; three in front of the building and eight behind the building. Parking Required by Edina Code For retail areas, City code dictates eight parking spaces for the first 1,000 square feet plus six parking spaces for each additional 1,000 square feet up to 15,000 square feet. For 1,255 gross square feet of retail, the retail portion of the site requires a total of 9.5 parking stalls to meet City requirements. For office areas, City code gives a formula of gross floor area divided by 200 to determine the number of spaces required. For 1,120 gross square feet of office, 5.6 spaces are required for the office portion of the site. Altogether, the site requires 15 parking spaces to meet City code. Expected Parking Demand - ITE The Institute of Transportation Engineers (ITE) has put together a document, ITE Parking Generation, 4th Edition, that compiled parking demand data from different land uses. Using that data, peak period parking demands were calculated for each land use of this development for a non-Friday weekday, a Saturday, and a Sunday. Those peak period parking demands are summarized in Table 3. Table 3 – Peak Period Parking Demands Land Use Peak Period Vehicle Parking Demand Weekday Saturday Sunday General Office 4 n/a n/a Retail – Apparel Store 2 14 1 As seen in Table 3, the forecast parking at peak times during the weekday will be able to be contained within the 11 planned parking stalls. The retail parking may exceed the provided 11 spaces during the Saturday peak times by three vehicles. These vehicles will likely utilize on-street parking across the street on France Avenue. Traffic Impact Study 11 4532 France e. Concept Site Plan & Multi-Modal Review The concept site plan contained in the Appendix was reviewed to determine if the plan meets city requirement’s, provides appropriate circulation, and minimizes conflicts. Following are key transportation elements of the concept site plan: i. Vehicle Circulation: The site is proposed to have one access point on France Avenue. The current site has one access point on France Avenue, so there will be no change in the number of curb cuts at the site. Vehicles exiting the three parking spaces in the front of the building wil l need to reverse across two lanes of interior site traffic, but with low vehicle volumes forecast for the site, this is not anticipated to be a significant issue. Three parking spaces will be in the front of the building and eight will be in the rear. The eight spaces behind the building include an ADA space wit h a loading area. The trash/recycling area will be used as a turnaround spot for any vehicles that enter the rear parking area and are unable to find an available spot. ii. Bicycle and Pedestrian Infrastructure: The site plan shows maintaining the existing sidewalks along France Avenue with the new development. The walkway from the France Avenue sidewalk to the front of the building is shown to be six feet wide which is of sufficient width to give good access from the building to the sidewalk. The front of the building will be connected to the rear of the building with a sidewalk along the north side of the building. This walkway will include stairs. Access to the building is also provided on the rear of the building. This accessible entrance will lead to an elevator to allow full ADA access to the building. Any curb between the walkway adjacent to the ADA loading space will need to be graded appropriately to allow full use of the ADA loading area by a wheelchair. Bicycle parking is not required for this development according to Edina City Code because that the amount of parking proposed is less than 20 stalls. However, it is recommended that bicycle parking be included on site and there is an area on the site plan in the front of the building designated for bicycle parking. iii. Loading: Loading zones are not explicitly denoted in the attached site plan. However, loading could occur curbside on France Avenue. If loading were to occur within the site, loading vehicles would need to reverse into the site off of France Avenue which is not a recommended movement. To avoid a Traffic Impact Study 12 4532 France garbage collection vehicle backing into the site access from France Avenue, the trash will need to be moved to allow for curbside pickup on France Avenue. With the 16% grade from the rear parking area, a dumpster moving tool may be needed to accomplish this. It is recommended that all loading on site be encouraged to occur outside of peak periods (7:00 to 9:00 a.m. and 4:00 to 6:00 p.m.) to reduce potential conflicts. Based upon the above review of the concept site plan’s transportation elements, the following is recommended: i. Including bicycle parking on site. ii. Properly grade the curbs around the ADA loading space to allow full use of the ADA loading area by a wheelchair. iii. Move the trash to allow for curbside pickup on France Avenue. Traffic Impact Study 13 4532 France 5. 44th & France Small Area Plan In February of 2018 the City of Edina released a draft of the Small Area Plan for the City of Edina’s 44th & France Neighborhood Node. This plan is intended to “chart a course for future change for the Edina portion of this larger node and an implementation program for shaping and managing public and private investme nt”. The plan includes a number of guiding principles and general guidelines, several of which touch on transportation. The following section looks at the transportation aspects of the plan and focuses on how this development fits into them. Guiding Principle 3: Circulation and Connections The area should provide attractive and easily identifiable infrastructure that accommodates convenient and safe movement for a variety of transportation modes, including bicycling, walking, and transit use. The area should also have safe and convenient non-motorized connections to nearby districts. Vehicle traffic should be managed to discourage cut-through traffic in adjacent residential neighborhoods. The number of curb cuts on France Avenue will remain the same so there will be little change for pedestrians along France Avenue. Bicycle parking is recommended to be included on site. Having the access points only on France Avenue means that is how vehicles will access this development and no neighborhood cut through routes are being encouraged. Guiding Principle 7: Parking Parking should be hidden from view behind or beneath buildings on the west side of France Avenue. Eight of the 11 parking stalls for this development will be behind the buildings out of view of France Avenue. Guiding Principle 8: Streets and Sidewalks To create a gracious pedestrian environment, sidewalks should be widened as much as possible. Buildings should front onto the sidewalks, with few gaps and/or driveways breaking the street wall. Street trees and planters should be located between the curb and sidewalk. Furnishings should provide places to sit and dispose of trash a nd recycling. Vehicle traffic should be managed to maximize efficiency while maintaining safety for non-motorized users. Compared to the existing building on site, this building will be closer to France Avenue and have less parking between the sidewalk and the building. Development Concepts for Future Land Use These include: wider sidewalks along France Avenue, vegetation planted in the public right-of-way along France Avenue and Sunnyside Road, elimination of the free right - Traffic Impact Study 14 4532 France turn channel on the eastbound approach of Sunnyside Road to France Avenue, traffic calming (narrow width roadway) along Sunnyside Road west of France Avenue. A wider sidewalk is not planned, but less of the sidewalk will be adjacent to vehicle parking than at the current site. General guidelines for the entire neighborhood node These include: encouraging underground parking for residents, visually buffering surface parking lots, displaying consistent signage for automobiles and bicycle access, clearly defining pedestrian paths between parking lot and buildings, bicycle p arking facilities close to front doors of businesses and on-site lighting for pedestrians. The majority of off-street parking at this development will be out of view from France Avenue, there will be pedestrian access from the sidewalk to the building and bicycle parking is to be included on site. On-site lighting should be included for safe pedestrian access. Transportation Trends & Challenges These include: skewed intersection layouts, high volumes on France Avenue, lack of parking for some businesses, lack of on-street bicycle facilities, lack of adequate transit facilities and uninviting pedestrian environment and narrow sidewalks. This development will provide parking for its businesses which will be able to accommodate the parking demand a majority of the time. Bicycle parking is to be included on site. The City is encouraged to increase the amount of bicycle and transit facilities. Traffic Impact Study 15 4532 France 6. Conclusions and Recommendations The traffic impacts of the proposed development were thoroughly studied, and the principal findings are: • The proposed 4532 France redevelopment is expected to generate 64 new trips during an average weekday, 4 new trips during the a.m. peak hour and 7 new trips during the p.m. peak hour. • All roadways and intersections are forecast to have acceptable queues and delays with the addition of traffic from this development. • Adequate vehicle parking will be provided on site for a majority of the time based on the parking analysis. The site may have more retail parking demand than capacity during Saturday peak hours, in which case overflow parking of approximately three vehicles can be handled on-street. The following recommendations are made based on the above findings: • Including bicycle parking on site. • Properly grade the curbs around the ADA loading space to allow full use of the ADA loading area by a wheelchair. • Move the trash to allow for curbside pickup on France Avenue. Traffic Impact Study 16 4532 France 7. Appendix A. Site Plan B. The Language of Traffic Engineering C. Traffic Counts D. Trip Generation Table E. Level of Service (LOS) F. Capacity Analysis Backup • AM Existing • PM Existing • 2020 AM Build • 2020 PM Build DATE: November 5, 2018 TO: 4532 France Ave, Owner and Development Team CC: Cary Teague – Community Development Director FROM: Chad Millner, PE – Director of Engineering Charlie Gerk, PE – Graduate Engineer RE: 4532 France Ave – Development Review The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Civil, Landscape, and Survey drawings dated 10/16/2018. And a revised Architectural Site Plan dated 11/1/2018. Review Comment Required For General 1. Deliver as-build records of public and private utility infrastructure post construction. Certificate of Occupancy 2. Vacate existing easements as needed with easement holders, including city of Edina. Grading/Building Permit 3. Provide public easements for relevant public utilities. Grading/Building Permit 4. Provide sidewalk easements along France Ave. If sidewalk is located on private property. Grading/Building Permit 5. Possible well on site, provide verification that existing well on site is sealed, if not sealed, seal well with licensed contractor. Grading/Building Permit Survey 6. An existing and proposed site condition survey is required. Grading/Building Permit 6.1 Show all existing and proposed public and private easements. Grading/Building Permit Living Streets 7. Design sidewalks to meet ADA requirements. Grading/Building Permit 8. Saw cut concrete sidewalk joints on public sidewalks. Grading/Building Permit Traffic and Street 9. Access is from France Avenue, which is owned and operated by Hennepin County. Requirements and permits should be verified with them. 10. Review fire access requirements with fire department. Fire truck turning template attached. Grading/Building Permit 11. Provide traffic study. Grading/Building Permit Sanitary and Water Utilities 12. Sanitary and water utilities located in France Avenue are owned and operated by the City of Minneapolis. 13. Verify fire demand and hydrant locations. (If required) Grading/Building Permit 14. Domestic water shall be sized by the developer’s engineer. Grading/Building Permit 15. Domestic sanitary shall be sized by the developer’s engineer. Grading/Building Permit 16. Apply for a sewer and water connection permit with Minneapolis public works. Prior to Starting Utility Work 16.1 Meter required for building service line and combined lines. No meter required for fire only service line. Confirm with Minneapolis. Grading/Building Permit 17. Disconnected sanitary and water services to be capped at main. Confirm with Minneapolis. Utility Permit 18. 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 19. Single connection from main for fire and domestic, split after main connection unless required based on building heights, watermain pressure or watermain flows. Grading/Building Permit Storm Water Utility 20. Provide geotechnical report with soil borings. Grading/Building Permit 21. Provide hydraulic and hydrologic report meeting watershed and state construction site permit requirements. Grading/Building Permit 22. Submit watershed district permit and copies of private maintenance agreement in favor of watershed. Grading/Building Permit 23. Site is tributary to a downstream landlocked basin (sub- watershed MHN_65) with structural flooding risk. No increase in the atlas 14, 1% annual chance for flood elevation. Grading/Building Permit 24. Match or reduce from the existing rate for the atlas 14 1% annual chance event, for flow heading north, west and south. Grading/Building Permit 25. Verify design constraints for any flow directed to France Avenue with the City of Minneapolis. Grading/Building Permit Grading Erosion and Sediment Control 26. An erosion and sediment control plan consistent with city code is required. Grading/Building Permit Constructability and Safety 27. Construction staging, traffic control, and pedestrian access plans will be required. Grading/Building Permit Other Agency Coordination 28. Hennepin County, MDH, MPCA and MCES permits required as needed. Grading/Building Permit 29. Minnehaha Creek Watershed Districts permit is required. Grading/Building Permit Turning Performance Analysis 5/1/2013 45.00 ° Inside Cramp Angle: 81.92 in.Axle Track: 5.25 in.Wheel Offset: 16.60 in.Tread Width: 65.99 in.Chassis Overhang: 258.00 in.Wheelbase: 20 ft. 4 in.Inside Turn: 36 ft. 8 in.Curb to Curb: 41 ft. 1 in.Wall to Wall: Parameters: Calculated Turning Radii: Comments: Truck 12205 Additional Bumper Depth: 19.00 in. Axle Track Tread WidthChassis Overhang Wheelbase Inside Turning Radius Wheel Offset Cramp Angle Additional Bumper Depth C urb to C urb Turning R adius W all to W al l T u rnin g R a diu s 84.99 in.Front Overhang Components Front Tires Chassis Front Bumper Aerial Device Tires, Michelin, 425/65R22.50 20 ply XZY 3 tread Dash-2000, Chassis, PAP/SkyArm/Midmount Bumper, 19" extended, Imp/Vel xxxAerial, 100' Pierce Platform PRIDE #Description 0078244 0070220 0123625 0006900 Notes: Actual Inside Cramp Angle may be less due to highly specialized options. Curb to Curb turning radius calculated for a 9.00 inch curb. Page 1 of 2 Turning Performance Analysis 5/1/2013 Definitions: Inside Cramp Angle Maximum turning angle of the front inside tire. Axle Track King-pin to king-pin distance of the front axle. Wheel Offset Offset from the center-line of the wheel to the king-pin. Tread Width Width of the tire tread. Chassis Overhang Distance from the center-line of the front axle to the front edge of the cab. This does not include the bumper depth. Additional Bumper Depth Depth that the bumper assembly adds to the front overhang. Wheelbase Distance between the center lines of the vehicle's front and rear axles. Inside Turning Radius Radius of the smallest circle around which the vehicle can turn. Curb to Curb Turning Radius Radius of the smallest circle inside of which the vehicle's tires can turn. This measurement assumes a curb height of 9 inches. Wall to Wall Turning Radius Radius of the smallest circle inside of which the entire vehicle can turn. This measurement takes into account any front overhang due to the chassis, bumper extensions and/or aerial devices. Page 2 of 2