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2025-04-30 Planning Commission Packet
Meeting location: Edina City Hall Council Chambers 4801 W. 50th St. Edina, MN Planning Commission Meeting Agenda Wednesday, April 30, 2025 7:00 PM Participate in the meeting: Watch the meeting on cable TV or at YouTube.com/EdinaTV. Provide feedback during Community Comment by calling 312-535- 8110. Enter access code 2632 124 0868. Password is 5454. Press *3 on your telephone keypad when you would like to get in the queue to speak. A staff member will unmute you when it is your turn. Accessibility Support: The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927- 8861 at least 72 hours in advance of the meeting. 1. Call to Order 2. Roll Call 3. Approval of Meeting Agenda 4. Approval of Meeting Minutes 4.1. April 8, 2025 Planning Commission meeting mintues 5. Community Comment During "Community Comment," the Board/Commission will invite residents to share issues or concerns that are not scheduled for a future public hearing. Items that are on tonight's agenda may not be addressed during Community Comment. 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. 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 staff for consideration at a future meeting. 6. Public Hearing During "Public Hearings," the Commission chair will ask for public testimony after staff and/or applicants make their presentations. The following guidelines are in place to ensure an efficient, fair, and respectful hearing; limit your testimony to three minutes and to the matter under consideration; the Chair may modify times, as deemed necessary; avoid repeating remarks or points of view made by previous speakers. The use of signs, clapping, cheering or booing or any other form of verbal or nonverbal communication is not allowed. Page 1 of 97 6.1. Variance for 4200 Morningside Road 7. Reports/Recommendations 7.1. Sketch Plan Review - 6016 Vernon Avenue (Vernon Memory Care) 8. Chair and Member Comments 9. Staff Comments 10. Adjournment Page 2 of 97 BOARD & COMMISSION ITEM REPORT Date: April 30, 2025 Item Activity: Approve Meeting: Planning Commission Agenda Number: 4.1 Prepared By: Liz Olson, Administrative Support Specialist Item Type: Minutes Department: Item Title: April 8, 2025 Planning Commission meeting mintues Action Requested: Approve. Information/Background: Supporting Documentation: 1. April 8, 2025 Minutes Page 3 of 97 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2025 Page 1 of 2 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers April 8, 2025 I. Call To Order Chair Bennett called the meeting to order at 7:00 p.m. II. Roll Call Answering the roll call were: Commissioners Alkire, Bornstein, Daye, Felt, Hahneman, Nelson, Padilla, Smith, and Chair Bennett. Staff Present: Cary Teague, Community Development Director, and Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioner Jha and Joncas. III. Approval Of Meeting Agenda Commissioner Daye moved to approve the April 8, 2025, agenda. Commissioner Padilla seconded the motion. Motion carried. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, March 26, 2025 Commissioner Daye moved to approve the March 26, 2025, meeting minutes. Commissioner Bornstein seconded the motion. Motion carried. V. Community Comment None. VI. Public Hearings A. Rezoning/Ordinance Amendment and Conditional Use Permit – 6600-6868 France Avenue Director Teague presented Southdale Office Partners' request for a rezoning/ordinance amendment and conditional use permit. Staff recommends approval of the rezoning from PUD-11, Planned Unit Development-11, to PCD-3, Planned Commercial District, ordinance amendment, and conditional use permit to allow office uses on the site, as requested, subject to the findings and conditions listed in the staff report. Page 4 of 97 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2025 Page 2 of 2 Staff answered Commission questions. Appearing for the Applicant Ms. Della Kolpin, Olympus Ventures, and Mr. Shawn Smith of Wildamere addressed the Commission and answered questions. Public Hearing Ms. Nora Davis, of the Lake Cornelia neighborhood, addressed the Commission in favor of this project and explained the City should re-examine the Southdale Design Guidelines. Commissioner Alkire moved to close the public hearing. Commissioner Hanneman seconded the motion. Motion carried. The Commission discussed the rezoning/ordinance amendment and conditional use permit and felt the changes were appropriate. Motion Commissioner Daye moved that the Planning Commission recommend approval to the City Council of the rezoning/ordinance amendment and conditional use permit as outlined in the staff memo, subject to the conditions and findings therein. Commissioner Nelson seconded the motion. Motion carried. The official city website provides access to the commission’s discussion regarding rezoning/ordinance amendment and conditional use permit discussion. VII. Chair and Member Comments Received. VIII. Staff Comments Received. IX. Adjournment Commissioner Daye moved to adjourn the April 8, 2025, Meeting of the Edina Planning Commission at 8:10 p.m. Commissioner Nelson seconded the motion. Motion carried. Page 5 of 97 BOARD & COMMISSION ITEM REPORT Date: April 30, 2025 Item Activity: Approve Meeting: Planning Commission Agenda Number: 6.1 Prepared By: Kris Aaker, Assistant City Planner Item Type: Public Hearing Department: Community Development Item Title: Variance for 4200 Morningside Road Action Requested: Approve the 11.5-foot setback variance from Section 36-438 of the zoning code based on findings for an addition to a home at 4200 Morningside Road and subject to conditions listed in the staff report. Information/Background: Kevin Smith is requesting an 11.5-foot setback variance for a reduced setback to allow a portico entrance at the front door of the home to include 2nd floor space above as well as a pillar support for a second-floor addition and deck space over the garage. The required setback is 25.4' (West Neighbor) - 13.97' (proposed setback for new additions) = an 11.43' variance requested. The proposed addition maintains the other requirements of Section 36-438 of the zoning code. Better Together Public Input Report Supporting Documentation: 1. Staff Report 4200 Morningside 2. Site Location 3. Photos 4. Buildable area of the lot 5. Survey and Plans 6. Better Together Edina Public Input Report 7. Staff Presentation Page 6 of 97 The subject property, 4200 Morningside Rd., is approximately 7,015 square feet in area and is a corner located north of Morningside and west of Grimes Ave. The existing structure is a two-story home facing south, built in 1979 with an attached garage. The current home does not meet the required front yard setback in today’s code from the south and east front/side street. The existing home is nonconforming and will be added to and remodeled to include additions while maintaining the existing nonconforming setback and slight increase in the nonconforming south setback to “square off” a small cantilever. The applicant is requesting an 11.5-foot front yard setback variance to the south lot line. The required setback is 24.5 feet with the current setback to the south of 15.9 feet. Setback will be reduced to 13.97 feet from the south lot line to the small 2nd floor cantilever conversion. The additions proposed include a great room and a covered deck above the existing garage and a floating desk in place of a small existing cantilever. The following is the current front yard setback requirement in the zoning ordinance: Sec. 36-439. - Special requirements. a. Established front street setback. When more than 25 percent of the lots on one side of a street between street intersections, on one side of a street that ends in a cul-de-sac, or on one side of a dead-end street, are occupied by dwelling units, the front street setback for any lot shall be determined as follows: b. Side street setback. The required side street setback shall be increased to that required for a front street setback where there is an adjoining interior lot facing on the same street. Surrounding Land Uses April 30, 2025 PLANNING COMMISSION Kris Aaker, Assistant City Planner B-25-06, An 11.5 -foot front yard setback variance from the required 25.4 feet for a 13.97-foot front yard setback from 4200 Morningside Rd. Information / Background: Page 7 of 97 STAFF REPORT Page 2 Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low-density residential. Southerly: Morningside Church; zoned and guided low-density residential. Westerly: Single Unit residential homes; zoned and guided low-density residential. Existing Site Features The subject property consists of a two-level, front walk-out home built in 1979 with an attached flat roofed garage. The current home does not meet the setbacks required in today’s code from the front yard. The existing setback to the south is 15.9 feet instead of today’s required 25.4 feet, (match the neighbor to the west). The property has front yard setback required along the two street frontages of Morningside Road and Grimes Ave. Planning Guide Plan designation: Low-Density Residential Zoning: R-1, Single-Dwelling District Grading & Drainage/Tress The Environmental Engineer and City Forester will review the project with permit application. No changes are proposed to the footprint of the building. Compliance Table City Standard Proposed North Side – East Side - South – West Side – 5 feet 39.9 feet 10 feet 25.4 feet 4.8 feet/existing 39.8 feet/existing 13.97 feet */15.9 feet/existing 35+ feet/existing Building Coverage Surface coverage Building Height 30% 50% 2 ½ stories 25.3% 35% 2 stories *Requires a variance PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues Page 8 of 97 STAFF REPORT Page 3 •Are the proposed variances justified? 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.The variance would be in harmony with the general purposes and intent of the ordinance. The purpose and intent of the front yard setback requirement is to provide consistent minimum space from a structure to a lot line adjacent to a street. However, the code allows for deeper setbacks from the street than the minimum front yard setback which affects a property’s opportunities for expansion. A deeper front yard setback is required for the property given the front yard setback of the home to the west. 2) The variance would be consistent with the Comprehensive Plan. The Comprehensive Plan guides the property for Low Density Residential Use. The principal use of the property would still be a single-family home, and the property would remain zoned R-1. The proposed use is permitted in the R-1 Single Dwelling Unit District and complies with the Comprehensive Plan. 3) There are practical difficulties in complying with the ordinance. The term “practical difficulties” means the following: i. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without 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. Criteria met. The two front yard setbacks required for the narrow corner lot create design challenges for the subject lot. The practical difficulties are caused by the required front yard setback from Morningside Road and Grimes Ave. based on the neighbors’ building placement towards the streets. The proposed addition is reasonable due to the existing home’s non-conforming setbacks and front façade facing Morningside Road. The home will be remodeled and modified with existing/proposed setbacks more consistent with a typical corner lot that allows narrower setback from a side street. ii. The plight of the landowner is due to circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes, Criteria met. The existing house has non-conforming setbacks. There have been no variances granted for original construction of the home, so it is assumed it conformed at the time of constructed in 1979. The proposed additions will maintain existing setbacks. Page 9 of 97 STAFF REPORT Page 4 The property is proposed to be developed with a front yard setback slightly closer to the south lot line to “square off” a 2nd floor cantilevered window to create a floating desk than currently allowed given the neighbor’s front yard setback. The property is mostly affected by the front yard setback of the neighbor to the west which is not self-created by the applicant. The neighbor to the west will be minimally impacted if at all, given the proposed addition will be over existing building footprint with the exception of slight modification to a cantilever. iii. Will the variance alter the essential character of the neighborhood? Granting variance will not alter the character of the neighborhood. The applicants are hoping to compliment the neighborhood with home improvements that fit the unique character of the Morningside neighborhood of surrounding properties. The proposed project will be a compliment to the neighborhood. The great room addition above the garage will be of a similar design to the house and with matching materials used. Recommended Action: Staff recommend approval of a 11.5-foot front yard setback variance for property at 4200 Morningside Road. Approval is subject to the findings listed in the staff report above and following findings: 1) The practical difficulty is caused by the required south front yard setback requirement. 2) There are circumstances that are unique to the subject property. Those unique circumstances include having two street frontages requiring front yard setbacks on a narrow corner lot. 3) Had this been a typical interior side yard like similarly zoned property, it would not have required a variance, but with the larger setback requirements (required front yard setback is based on the abutting lot), space isn’t available on the lot. 4) The proposal would not alter the essential character of the neighborhood. The garage is of a similar design to the house and with matching materials used. The additions will match the existing home’s setback on the south side and provide a similar setback as the 2nd floor cantilever from Morningside Road. Approval is subject to the following conditions: •Subject to the survey and plans date stamped March 31, 2025. •Compliance with the Environmental Engineer’s permit review. •Compliance with the tree ordinance. Deadline for a city decision: May 31, 2025. Page 10 of 97 Page 11 of 97 Page 12 of 97 Yellow highlighted area is the buildable area of the lot within setbacks: Page 13 of 97 4200 MORNINGSIDE ROAD EDINA, MN 55416 conbm.cntoOksolo.. o•nee ...Oar le Vs Kart etunhollan Tre 4•14ner Ore tone It nal • bolsof ergneer xst.4.2 re resccmetopar here PA not fruid co...on whips, p.m*, el reaisag ueimany* eam wrovrop. saw prpolnp.1.10.,00,03.14. ....la Iswes e md nut • rano row no./ al paukrstutini Mg* se4 rar WOW., Ken noes ce. cdhoe reta...... ka3r. veNs1cr c. Mgr* Naold .114•1 to nunacint led Mir lanwl lab doe WIlga tut • 1.1 v0* ta meg Sae d pv.0 reg. cog. I.usty sent.. old ro wgy spe. xrubor. tvitegtorp.ftlabolno.deed entraeoanz ipeitod ate sx.rdance .m-0 co.. Op.. tem my De MI an ••• tn. v1. be latlics*Wsle On h erry. Coma tabz sten...464.11•Wes. cf....41.0.2. Do net 0.10.6.1(03;r121141202 0.1 rolaira b si Oro and denal No. - ,;•• t • "* - • _vioesiporroik-VoN460 Page 14 of 97 P II IF mig 111111„1111!` , pal 4208 Morningside Rd. 420o Morningside Rd. (West side of home) (Address of Remodel) CITY OF EDINA MAR 3 1 2025 IG DEPARTMENT 4114 Morningside Rd. (East side of home) Page 15 of 97 X911.6 94208 MORNINGSIDE RD. DATE SITE ADDRESS 4200 Momingside Rd, Edina MN 55416 W. BROWN LAND SURVEYING, INC. 8030 OLD CEDAR AVENUE SO., SUITE 228 BLOOMINGTON, MN 55425 PH: (952) 854-4055 WBROWNLANDSURVEYING.COM EMAIL: INFOOWBROWNLANDSURVEYING.COM JOB NO. 465-24 BOOK/PAGE SHEET 1 of 1 18x24 PROPERTY DESCRIPTION Lot 2, Block 2, MORINE'S ADDITION, Hennepin County, Minnesota. CITY BENCHMARKS Al ID No. 269: T.N.H. at the southeast corner of Momingside Rd. and Grimes Ave. Elevation = 908 54. 02. ID No. 65: T.N.H. at the southeast corner Momingside Rd. and Crocker Ave. Elevation =910.67. I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly registered Land Surveyor under the laws of the State of Minnesota. W. BROWN LAND SURVEYING, INC. DATED: 12-13-2024 WOODROW A. BROWN, R.L.S. MN REG 15230 REVISIONS REMARKS SCALE 1" = 10' DRAWN CME REFERENCE MAR 3 1 2025 114248 GRIMES AVE. PLANNING DEPARTMENT GENERAL NOTES: • Existing building dimensions are measured to sitting and not building foundation. • No title commitment was provided and no research was performed for any easements not shown on this survey. • Location of utilities shown are from observed evidence In the field and/or plans furnished by others and are considered approximate. Gopher State One Cat or a private utifity locator should be contacted to locate utlities on site before excavation. 39.9 X915.0 GARAGE / 8.9 40.1 X91E9 810.2 X516.8 e••• CONCIkETE -;.0 APRON Ra9 7TC 4Tp„ -08,5TC .90"(,5TC. I trirel VAULT .00.9 9'1 -TC LOT AREA CALCULATION: Lot Area = 7,015 SF EXISTING BUILDING COVERAGE: House = 1,772 SF Total = 1,772 SF Existing Building Coverage = 25.3% EXISTING IMPERVIOUS SURFACE: House =1,772 SF Walks, Steps, Stoops = 226 SF Driveway = 459 SF Total = 2,457 SF Existing Impervious Surface = 35.0% 'Deck Is located above garage and not included as Impervious Surface/Building Coverage. NOTE: 30% Maximum Allowable Building Coverage 50% Maximum Allowable Impervious Surface EXISTING CONDITION SURVEY FOR: KEVIN SMITH 20 TREE INVENTORY TREE NO. SPECIES D.B.H. HEIGHT C.RZ. CLASSIFICATION TREE PLAN NOTES 0100 ELM 48' 72' HERITAGE #101 ELM 18" 27' PROTECTED *102 ELM 30' 45' HERITAGE #103 ELM 18' 27' PROTECTED D.B.H. = Diameter at Breast Hei ht C.R.Z. = Critical Root Zone 20 CITY OF EDINA B 0 X 950.0 X 900.8TC X 501.0W1 • 0 LEGEND Fence Boulder Retaining Wall Timber Retaining Wall Alt Conditioning Unit Storm Catch Basin Gas Meter Existing Elevation Top of Curb Elevation Top of Wall Elevation Existing Contour Set Meg NeU Found Iron Monument Set Iron Monument Inscribed R.L.S 15230 10 SCALE IN FEET 0 10 XS15.3 ASPHALT DRIVEWAY S89°33 09"E 139.66 (139.93 PLAT).....:1'i.• " • 01 19158 015.0 817_6 ttl GTL 39.8 At X915.9 LOT 41- UPPER LEVEL DECK ABOVE GARAGE GARAGE FLOOR=910.5.. .r._ 412.2 Lq 7.2TE 910.0 STOOPS 816.8TC 4R4iv4ALK 910- XLW.2 X8811.1 X901.2 #100 X9099 " Ai-89°42'20"W 139.90 (139.90 PLAT) gwAui .'99NqRE:r sic? '• soa 10.0,." Ace, 106 is . • . . • ASPHALT ROADWAY MORNINGSIDE ROAD 14280 MORNINGSIDE RD. FIRST FLOOR=911.3 UPPER LEVEL=919.13 Page 16 of 97 ASPHALT DRIVEWAY X 915.0 0, 1 S89°33'09"E 139.66 (139.93 PLAT) ,915.2 I 914.9 tY/ 84200 MORNINGSIDE RD. FIRST FLOOR=911.3 UPPER LEVEL=919.6 STC 87 2TC IC .7 xeto.o. 91 939.7. X909.2 W. BROWN LAND SURVEYING, INC. 8030 OLD CEDAR AVENUE SO., SUITE 228 BLOOMINGTON, MN 55425 PH: (952) 854.4055 WBROWNLANDSURVEYING.COM EMAIL: INFO@WBROWNLANDSURVEYING.COM SCALE 1" = 10' DRAWN CME REFERENCE SITE ADDRESS 4200 Morningside Rd. Edina MN 55416 PROPERTY DESCRIPTION Lot 2, Block 2, MORRIE'S ADDITION, Henn in Coon Minnesota. CITY BENCHMARKS NI. ID No. 269: T.N.H. at the southeast corner of Morningside Rd. and Grimes Ave. Elevation = 908.54. #2.10 No. 65: T.N.H. at the southeast comer Momin • side Rd. and Crocker Ave. Elevation = 910.67. REVISIONS REMARKS JOB NO. 465-24 BOOK/PAGE SHEET 1 of 1 18x24 MEM 17:67 X6092 1.2 1 C=. \z \ 9108TC , 915.8TC 1.)1.1 914.2t-F 914.1TC 914.3TO 912.8 x916.6 MAR 3 1 2025 PLANNINn DEPARTMENT 114248 GRIMES AVE. 15.0 X 915.3 912.7 9159 %;9%. 91" 12. * 25.4' SETBACK UNE - EXISTING CONDITION SURVEY FOR: KEVIN SMITH CITY OF EDINA I rTh L.'.J I GARAGE 916.1 64208 MORNINGSIDE RD. O 9167-, , o r- /v-¨AN, t-'t•- /4,(:<)-¨rjj N.A\ rlyl Z x 916.21 6.4 915.6 4;16.6 X018.9 )(aim 39.9 X911.13 Nl- 5,- 59 0 20 10 10 SCALE IN FEET Ite 1.21-- 915.9 6. J LU Io N89°42'20"W 139.90 (139.90 PLAT) 9120TC 912.2TC 909.9 91.- . , •T, ' 'CONCRETE SIDEVIALIS , • 8102 X9102 ..09 7TC CO CRETE APRON' :4 20 GRIMES AVENUE zea ASPHALT ROADWAY MORNINGSIDE ROAD NOTE: Regarding the setback to the south property line the adjoining property to the west is 25.4' adn the proposed addition is 19.23% The diference is 6.17'. LEGEND Fence Boulder Retaining Wall Timber Retaining Wall AM Conditioning Unit Storm Catch Basin Gas Meter Existing Elevation Top of Curb Elevation Top of Wall Elevation Existing Contour Set Meg Nail Found Iron Monument Set Iron Monument Inscribed R.L.S 15230 0 X 900.0 X 900.070 X 900.0TIN 0 • 0 04 rs) 917 0 15.9 LOT ARFA CALCULATION: Lot Areo = 7,015 SF EXISTING BUILDING COVERAGE: House = 1,772 SF Totol = 1,772 SF Existing Building Coverage = 25.3% EXISTING IMPERVIOUS SURFACE: House = 1,772 SF Walks. Steps, Stoops = 226 SF Driveway = 459 SF Total = 2,457 SF Existing Impervious Sadao, = 35.0% *Deck is located above garage and not included os Impervious Surface/Building Coverage. PROPOSED I OT ARFA CAI CUI ATIONT Lot Area g. 7,015 SF PROPOSED BUILDING COVERAGE House = 1,772 SF Proposed Portico 23.27 SF Proposed Addition = 48 SF Total = 1,84.3.27 SF Proposed Building Coverage = 26.3% PROPOSED IMPERVIOUS SURFACE: House = 1,772 SF Proposed Portico = 23.27 Sf Portion of Balcony w/Proposed Addition Above Existing Garage = 48 SF. Walks, Steps, Stoops = 226 SF Driveway = 459 SF Total = 2,528.27 SF Existing Impervious Surface = 36.0% °Deck is located above garage and not Included as Impervious Surface/Building Coverage. NOTE: 30X Maximum Allowable Building Coverage 50% Maximum Allowable Impervious Surface * 5' SETBACK UNE t 22o 97 0.7 906.8 39.6 >T 909.6 907.4 90 ml 40.1 910.0 CONCRETE WALK 5.t X909.1 // 16 911.5 1.27C D.B.H. = Diameter at Breast Height C.R.Z.= Critical Root Zone GENERAL NOTES: • Existing bolting etirnensions are measured 9 eking and not Milano foundabon. • No title commitment was provided and no research was performed for any easements not shown on this survey. • Loabon of ubldes shown are from observed evidence in the NM and/or plans furnished by others and are considered epprodmete. Gopher State One Cd or • private utbity locator thould be contacted to locate utillies on site before examtion. TREE INVENTORY TREE NO. SPECIES D.B.H. HEIGHT C.RZ. CLASSIFICATION TREE PLAN NOTES #100 ELM 48' 72' HERITAGE #101 ELM 18" 27' PROTECTED #102 ELM 30' 45' HERITAGE #103 ELM 18" 27' PROTECTED 0.0 CONCRETE v,• APRON I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly registered Land Surveyor under the laws of the State of Minnesota. W. BROWN LAND SURVEYING, INC. DATED: 3-28-2023 WOODROW A. BROWN, R.L.S. MN REG 15230 Page 17 of 97 CITY OF EDINA MAR 3 1 2025 11 SMITE StlfRIDflrl RfSIDtrICt 4200 MORNINGSIDE ROAD EDINA, MN 55416 StIffT LIST Number Name 01 Front PareapcUre 02 Elevations 03 Foundation Laval 04 Maki Level 05 Upper Level 06 Cross Sections/Sq. Ftg. Mend total 6 v a re 1.0 en 7 o 6 EC m y REVISION SCHEDULE a 01 • r• • .noti e..1 • qr... co mt....W. mg,* npanoltiry lens Irratl, tatrall.“1.104.1nclale..,,pAlly wrorka•hp, tea. Kim., YM,Ralef *aeon, rut, w.f... ta Or. .per.r.... eteersIneten pro MesrphooriedmaaWn.10......apty • reit ;ay re. he,•11-441 rob tor ea-sailesry ored or tiler nu. I E.•••• •Lch froOr. 6.0.111 WOOlada. bar, ma r...% en. Os. toerr. ..n1 Ignsee • pr... Wax. alo .no., want. 6.60.1110. forebyt nre. sea...me an ..raumi. Speat mandac•nr net ..J1. whose pm le ....A TN kowe a 'IS •mbod Sees n, walarel ant pc.c. ...as • rd ro imicsb • apw ft orane.ni. eulerp [...M. la to nob lea and r•••M wet Fusagem tah eqewel ra, vv.,. n torc.v.n. • ....pro,. eihre weer, Or SSW. psros• any. Con. ht.. gyv. Ciespe2024, Po ro1.1.• wps.peoles.05.2)42..1.1 Dna Chl.00•01.001.1.1.10..elsisl Yawn Page 18 of 97 \.7 11-1 Q Z O w 0 F U > W O W ft. Marc MY b. evaa leaMmen my ...a Ma sed oa. per a madmen..., te. me,. M • m ne me. mud.. nom.. ma me, w•ainwe impay In Mi. rp. lat ...a In twoha of ma colo sae, WM, wok, ap. ham\ Won. wad.. w sew .strs...r..1 cc pram a.. amal WIN war Inv Mpa Vasa mia are wmatIbM Wmw *be Mai, la> SMN at ma ra or medwa immm. Ica a.1164.04M plm. te wildimIMIM mOr kw*. rwthi•Mse awad VV. krow. gala ama araimma.All Oaf IPPlar loo.....pra mob lagnomfdr....ar eurammn mm mg, v. pem ept., Cm,. ...cern-a p.a....an'. bra ad la ilmiwa lorde Mal mar. Sum amolm. amb mmv1 a al eay arbilml MMAY opmec ama M !al. a re Wad. min* maul, lasMINIMMOS a Cava Mul cod. (Val mqrtm anon mam Me 1.any.* rwa Ow alt. pa orry. smn. m t La fa Da a. Cm a• wth al Mao:m[05412.206 brif • 0.1aMin. 10 am ....Ma TYPICAL EXTERIOR MATERIALS New Gnat Rm Aelektion New Portico Aeration 8 A ELEVATION NOTES: SEE TYPICAL EXTERIOR MATERIALS' FOR ALL CLADDING SHOWN SEE FINAL PAGE FOR SQUARE FOOTAGE CALCULATIONS METAL FASCIAS AND ROOFS HAVE THE TENDENCY TO OIL CAN UNDER CERTAIN WEATHER CONDITIONS. CONSULT CONTRACTOR FOR METAL GAUGE THICKNESS OPTIONS TO REDUCE WEATHER RELATED CONCERNS (BOSUN°. WARPING. ETC.) GENERAL CONTRACTOR TO ENSURE THAT ALL ROOF PENETRATIONS (VENT PIPES. EXHAUST FANS, FURNACE/AC PIPES. ETC) ARE PLACED IN INCONSPICUOUS LOCATIONS ON ROOF TO MINIMIZE THE SIGHT OF PENETRATIONS FROM MAIN ARCHITECTURAL VIEWS OF HOME. DAVID CHARLEZ DESIGNS RECOMMENDS MASONRY CONCRETE LEDGES FOR ALL EXTERIOR MASONRY CLADDING PRODUCTS. WHEN MASONRY CONCRETE LEDGES ARE NOT PROVIDED PER GENERAL CONTRACTOR'S REQUEST, DAVID CHARLEZ DESIGNS DOES NOT ACCEPT RESPONSIBILITY FOR ANY EXTERIOR MASONRY CLADDING FAILURES. Roof Upper tA•el_its? First Floor Clg,_,dip 7' - 8" \ Main Level Asp 0' - 0" Too Of Foundation 0' - 0" 14'-0' New Box WaldordEntly Addition • I A New G,. at Room Ackation 21' - 11' Roof Peak 22' - 11 1/2" INSTALL KICK OUT FLASHING & TWO MEMBRANE TAR PAPER BACKING IN ALL STONE AREAS 514' or HARDIE WINDOW & DOOR WRAPS PER ELEVATION 199 SERIES CORNERS PER ELEVATION NEW 414'x 6' COMPOSITE FASCIA PER ELEVATION NEW COMPOSITE VENTED SOFFITS PER ELEVATION EXTERIOR WINDOW COLOR TO BE WHITE PER ELEVATION HOUSE WRAP AND/OR TAR PAPER IN PROPER FORM ON ENTIRE EXTERIOR fROI1T tlfV111-1011 1/4" = 1'-0" 7 - 11" x7- °.ee 7-Lr CITY OF EDINA MAR 3 1 2025 PLANNING DEPARTMENT JMPORTANT REMODEL NOTE' VERIFY ALL HEIGHTS AND SIZES OF EXISTING WINDOWS. DOORS, AND ROOF. VERIFY FLOOR AND WALL HEIGHTS IN THE EFFECTED AREA PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION ALL DIMENSIONS LINES TO BE TO CENTERLINE OF STUDS TO FACE OF SHEATHING ALL OVERALL DIMENSION LINES TO BE FACE OF SHEATHING TO FACE OF SHEATHING VERIFY ALL HEIGHTS AND SIZES OF EXISTING CONSTRUCTION MATERIALS: WALL STUDS. FLOOR JOISTS. SUB FLOOR, AND ROOF TRUSSES PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION FIELD VERIFY OVERHANGS AND ROOF PITCH PRIOR TO ORDERING ROOF TRUSSES OR STARTING CONSTRUCTION ALL MODIFICATIONS AND NEW LOADS APPLIED TO THE EXISTING ROOF STRUCTURE WILL BE VERIFIED BY AN ENGINEER WHO WILL PROVIDED DRAWING AND SPECIFICS STRUCTURAL ENGINEERS SIGNATURE IS NEEDED BEFORE PLANS CAN BE SUBMITTED TO CITY OF rjata FOR APPROVAL ENGINEER WILL VERIFY THAT ALL MODIFICATIONS TO THE PROJECT MEET STATE AND LOCAL GOVERNMENT REQUIREMENTS New Portia) Ackation NEW ASPHALT SHINGLES WY NATURAL SHADOW ARCHITECTURAL GRADE NEW 6- EXPOSURE 0 HARDIELAP SIDING PER ELEVATION O NEW HARDIEPANEL SMOOTH PER ELEVATION r°6! T.O. Fool ja_0 7 B.O. Footing op -4' - 2" 4 RtfiR OfiT1011 1/4" = 1'-0" 42'-7 New Great Room AdeRtion 21. - MIL EXISTING GRADE TO REMAIN. VERIFY WITH SURVEYING ENGINEER 1/4" = 1-0" FOUNDATION WALLS DISCLOSURE: FOUNDATION WALL HEIGHTS ARE SUBJECT TO CHANGE DUE TO GRADE AND SITE CONDITIONS. ALL FOUNDATION WALL HEIGHTS MUST BE VERIFIED ON SITE BY THE CONTRACTOR AND SITE SURVEYOR PRIOR TO CONSTRUCTION. FOUNDATION CONTRACTOR WILL STEP FOUNDATION WALLS AS NECESSARY TO MAINTAIN PROPER FROST PROTECTION (47 BELOW GRADE) IN ACCORDANCE TO CURRENT MINNESOTA CODE, REGULATIONS, AND ZONING. EXISTING STAIRS & RETAINING WALL, VERIFY LOCATION AND DESIGN WITH LANDSCAPE DESIGNER AND SURVEYING ENGINEER 2 ltfT atlifiTIOH 29'-D ROT till/filial L 11/ 7 N (f) 0 cr, co • r LU K mo REVISION SCHEDULE a 02 Page 19 of 97 YONDOW NOTES GENERIC WINDOWS ARE CALLED OUT BY WINDOW FRAME SIZE IN INCHES. EXTERIOR WINDOW COLOR TO BE BLACK PER ELEVATION. WINDOW MANUFACTURER TO SPECIFY CLOSEST MATCHING SIZES 8 VERIFY EGRESS COMPLIANCE AND PROVIDE WINDOW SCHEDULE WITH ROUGH OPENINGS. WINDOW 8 DOOR HEADERS TO BE 2)200 UNLESS NOTED (PER MFG. SPECS.) STRUCTURAL NOTF• BEAM SIZES 8 ALL STRUCTURAL CONSIDERATIONS SPECIFIED ON THIS SET OF PLANS MUST BE REVIEWED BY THE FLOOR SYSTEM DESIGNER OR BY A STRUCTURAL ENGINEER AND CONFIRMED TO BE STRUCTURALLY SOUND. BASED ON THAT REVIEW IF THERE ARE ANY CHANGES OR ADDED BEAM SIZES, LOCATION, ETC. THESE CHANGES MUST BE BROUGHT TO THE GENERAL CONTRACTORS ATTENTION. EXISITNG 8" FOUNDATION WALL NOTE ALL APPLICABLE AREAS ON THIS PLAN TO BE BUILT ACCORDING TO THIS DETAIL. FOR AREAS THAT DO NOT APPLY TO THIS DETAIL, REFERENCE ANOTHER DETAIL PROVIDED ON PLANS OR CONSULT WITH GENERAL CONTRACTOR FOR PERFERRED CONSTRUCTION METHODS. ALL DETAILS TO BE VERIFED AND CONFIRMED WITH GENERAL CONTRACTOR. EXTERIOR CLADDING BUILDING PAPER 1/7 PLYWOOD 2X6 SILL PLATE 1/7 ANCHOR BOLT METAL FLASHING 112 GYP. BRD. 2X13 STUDS 12/ 16' O.C. INSULATION PER CODE NOTE. DRAWINGS HAVE NOT BEEN DRAWN OR APPROVED BY A STRUCURAL ENGINEER. SUBJECT TO CHANGE. ALL ITEMS SHOWN MUST BE VERIFIED WITH STRUCTURAL ENGINEER FOR SAFETY AND CODE COMPLIANCE BEFORE, DURING, AND AFTER CONSTRUCTION. DAVID CHARLEZ DESIGNS DOES NOT ACCEPT ANY RESPONSIBILITY FOR ANY STRUCTURAL MEMBERS NOT PROPERLY ENGINEERED AS REQUIRED FOR STRUCTURE. FOUNDATION PLAN NOTES: DIMENSIONS ARE FROM FACE OF CONCRETE TO FACE OF CONCRETE ALL WALLS SHOWN ARE POURED CONCRETE. ALL WALLS, FOOTINGS, AND PADS TO HAVE REBAR AS SPECIFIED BY CODE AND A LICENSED STRUCTURAL ENGINEER. REFER TO SILL PLATE AND FLOOR DETAILS LOCATED ON PAGE 03. AND STRUCTURAL DRAWINGS FOR ADDITIONAL DETAILS FOUNDATION WALLS DISCLOSURE: FOUNDATION WALL HEIGHTS ARE SUBJECT TO CHANGE DUE TO GRADE AND SITE CONDITIONS. ALL FOUNDATION WALL HEIGHTS MUST BE VERIFIED ON SITE BY THE CONTRACTOR AND SITE SURVEYOR PRIOR TO CONSTRUCTION. FOUNDATION CONTRACTOR WILL STEP FOUNDATION WALLS AS NECESSARY TO MAINTAIN PROPER FROST PROTECTION (42' BELOW GRADE) IN ACCORDANCE TO CURRENT MINNESOTA CODE, REGULATIONS, AND ZONING. MASONRY CLADDING CONCRETE LEDGES DISCLOSURE: DAVID CHARLEZ DESIGNS RECOMMENDS MASONRY CONCRETE LEDGES FOR ALL EXTERIOR MASONRY CLADDING PRODUCTS. WHEN MASONRY CONCRETE LEDGES ARE NOT PROVIDED PER GENERAL CONTRACTOR'S REQUEST DAVID CHARLEZ DESIGNS DOES NOT ACCEPT RESPONSIBILITY FOR ANY EXTERIOR MASONRY CLADDING FAILURES. ROOF, CEILING I EAVE CONSTRUCTION: ARCHITECTURAL GRADE ASPHALT SHINGLES 115FELT 8 ICE 8 WATER SHIELD (6,0') 1/7 OSB SHEATHING wISTEEL CLIPS TRUSSES @ 24' O.C. (PER MFG. SPEC.) BAFFLES MI' AIR SPACE 2X4 LOOKOUTS 2X6 SUB FASCIA w/ 414' x 6' COMPOSITE FASCIA COMPOSITE VENTED SOFFITS COMPOSITE FRIEZE BOARDS R-50 BLOWN INSULATION POLY VAPOR BARRIER 5/(1. GYP. BRD. CEILING UPPER LEVEL CONSTRUCTION: 314' TEG PLYWOOD SUBFLOOR GLUED 8 SCREWED zaz FLOOR JOISTS (EXISTING) E 11-7/8' 210 TJI JOISTS (NEW ADDITION) @ 16- O.C. (FLOOR SYSTEM DESIGNER TO VERIFY SIZE 8 SPACING BASED ON SPANS) 5/r GYP. BRD. ON CEILING SPRAY INSULATE RIMS (R-21) WALL CONSTRUCTION: SIDING PER ELEVATION HOUSE WRAP (WRAP WINDOWS PER MFG. SPEC.) 1/2' OSB SHEATHING 2X6 STUDS @16' O.C. DBL. TOP PLATE R-21 WALL INSULATION 4 MIL POLY VAPOR BARRIER 1/7 GYP. BRD. 2X6 SOLE PLATE ALL DETAILS TO CONFORM WI ENERGY CODE FOUNDATION WALL g MAIN LEVEL SLAB CONSTRUCTION: POURED CONC. WALL PER PLAN REINFORCE WALLS PER CODE AND ENGINEER'S SPECIFICATIONS 20"X 6' CONTINUOUS CONC. FOOTING UNLESS OTHERWISE NOTED 4' POURED CONCRETE SLAB VAPOR/MOISTURE BARRIER PER IRC SECTION 508 EXTENDING UP THE WALL AND SEALED TO FOUNDATION WALL 4' SAND/AGGREGATE FILL 24' 001g ROOF TRUSSES PER MFG. SPEC. 24. 01H9 BALCONY DINING RM 2 CROSS SfQ1011 - 15f1LCOP/PRINIRT SUIT{ fOUHDflTIOrl 1/4" = 1-0" 19'-S' 21'- 11" SITE VERIFY ROOF SYSTEM 8 ROOF PITCH ROOF TRUSSES PFR MFG SPEC SITE VERIFY FLOOR SYSTEM A IL ill-0_II I I11E-1: I III1-Z-111E7-:Li_j_—_-1j1I-7_-111- A-LI I 1=1 i Er'Ll I [LI I I-a I I 2x8 TRD. JOISTS 16'0 BALCONY CONSTRUCTIOtil COMPOSITE DECKING 2x REVERSED SLOPED SLEEPERS (PAINTED BLACK) SELF-BITUMINOUS MEMBRANE wl END OVERLAP EXTEND MEMBRANE 18'-24. ABOVE ABUDDING WALLS 3/4' TREATED PLYWOOD SLOPED INSTALL SLOPED 2x4 SLEEPERS OR BLOCKING PER CODE 2x8 TREATED JOISTS CO 16' O.C. 1 -1 I f -11 1=1 i=11 t r-__1! I 7.1 I 1=211 I 1=1 i Fl t=i 111=111=_IIE-ilL=11 i!--t —I A_Lpl Tett Level 8" oh First Floor CIA. I IL/ T - 8" Main Level O of Foundaliprr ‘13 Grade I — 1/4" = 1'-0" 16' - 6" g!!) loot =. f oo_rEi 6" Q3 B.O. Footing I CI= 13 a) E a) C 15 a) c co 0 5 co H (NI FO (A LLI CC co r4 recID I— E z W o 2 O r-5_ m 2 a. co• E REVISION SCHEDULE g O V) a 03 7 IMPORTANT REMODEL NOTE. VERIFY ALL HEIGHTS AND SIZES OF EXISTING WINDOWS, DOORS, AND ROOF. VERIFY FLOOR AND WALL HEIGHTS IN THE EFFECTED AREA PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION ALL DIMENSIONS LINES TO BE TO CENTERLINE OF STUDS TO FACE OF SHEATHING ALL OVERALL DIMENSION LINES TO BE FACE OF SHEATHING TO FACE OF SHEATHING VERIFY ALL HEIGHTS AND SIZES OF EXISTING CONSTRUCTION MATERIALS: WALL STUDS, FLOOR JOISTS, SUB FLOOR, AND ROOF TRUSSES PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION FIELD VERIFY OVERHANGS AND ROOF PITCH PRIOR TO ORDERING ROOF TRUSSES OR STARTING CONSTRUCTION ALL MODIFICATIONS AND NEW LOADS APPLIED TO THE EXISTING ROOF STRUCTURE WILL BE VERIFIED BY AN ENGINEER WHO WILL PROVIDED DRAWING AND SPECIFICS STRUCTURAL ENGINEERS SIGNATURE IS NEEDED BEFORE PLANS CAN BE SUBMITTED TO CITY OF um FOR APPROVAL. ENGINEER WILL VERIFY THAT ALL MODIFICATIONS TO THE PROJECT MEET STATE AND LOCAL GOVERNMENT REQUIREMENTS 41 ) . .. : • , • • .1 .., . . , sl I - UNEXCAVATED - I L J 1 — —1 • 1 . „. . . CITY OF EDINA MAR 3 1 2025 ; • - UNEXCAVATED - . : . \NNNSi7RMAgA0004461NREIt1qa :•,,\)„,Nr—r.k. I— NOTE, NEW FND WALL IFIL VERIFY EXISTING FND WALL 1E14 3,6'.8' POURED CONC. OR BLOCK (5 COURSES) 3,11rxr POURED CONC. OR BLOCK . I INDICATE EXISTING WALLS FOUNDATION ON FOUNDATION ON J /., ,,, NEW OR MODIFIED WALLS INDICATE 27 X8' CONCRETE FOOTING 20.)(8. CONCRETE FOOTING REBAR PER CODE REBAR PER CODE - (MATCH EXISTING FND HOT.) _J • . L— - UNEX - i_ 1 Neal/ J 2-0' tr -11- / / Y-0' r-r / / 7 - 0' 21.-11. A 16' -8' 11'..8. / / / e 14-P .• Ark D{TflIL - 8" fOUHDIII1011 WELL 1"=1'-0" war taw... t.A Ara mew...A A izalceee• aro le no r000l o.onor oo0 cornrow rot to v.o ring evottooton dostosr .111.• WY bra • broo.0.41.1 ...potter vented •na so.-,e no tenoana,e, tr ne,ni road no .1 not no.... conontcnonloonnono. cult, no,o1 nownorany. ado o.n.o. We,. .del, . weed. anwo, sArAA. etiar*No wernerded le Icer...*** ANun ...MN.. • ra be. no•lo ad • • onomearary Wee en ore. mt. *Isms own as nonso. ono. or wantons. bong Reim mow n.% en ye. ea 'weds, wsraa dun w.f. km* eip.....11 oconn.raoa Inni • atoned went.* moromisbrooe eon... le.no....bor onsi ton.. oto natqn Woo,. &mono porta COnItLatOk il•• none too. Le to Ina, a rof enc... to noel local ...Soo. co w nol and Mona Peva .cume real, ra way inebb "pat mndull.ni Nina. ogoolamonto to to V.I. vd oolonlOol*Chn. mon.. WA Won look.p.. mon... nen boll ...op mkt.. Optcool Mom/ too Yarn.. nonv. wenn •oanosionge. plan et bo. noaano.lonlikareo. pupae on1n Coro. buldo.ntsrelosl Or aba los .64 ...NNW Dep, Mk Do pookab volA formes. it52)42.4200. cru [Who Dololen rollo. Ives to al pen arol Mown. Page 20 of 97 len 1/4.= Yea ae 3 N csi W 2 < 8 9 0 2 to is o z INU W 1M W Ol 111 Q Z • W 0 IT Md. Dartokni..1. I. le al lea escles lo nelled I. p.m gme...aricem.... ersvevt nor to1•Ievoire voravor mem. va mt.* to mgolv011ey bile. 6.41.0n, . ant.. WM,. gulfs el miand. ce. Wroirseat.ubry.voler 11.1.*t• aNIM1,..Spiercalen.sensIngto. no. seg.+ vavarty•111.4.•••••••¢461vadraanle•oy ve4 oror nom ream nu. as GM, wAshodutl to+ rip sal no en. pv.. demo to mr..4 maw*. v.ex.venra vow... MX lo 81.0 ndriox1v1 .1.1.ned man. pe tormouped or*. Mr and in. its en gym. ipqh ipmp. Sperc envablankt•taf old q•smolip arab to [stn. ea...0v, 1. N., brown tot.. ra ea. to bra/ adr-limelrele a and pod......ampl•• ..1111.11rd trek. • spcire Anutle.csmes te ha*. a..1.4) todft. Oplerel M. ray Le Ye. on. Peordi, 1...{.".“1.001. wan. to a.m. pup.* censu wipbautop62)42.20.1. Dntl cmen 44544.4.• `1,:t,SZ 3:q.1‘12(<1,1,JziUr<I'l.art MAIN LEVEL NOTES: DIMENSIONS ARE FROM FACE OF SHEATHING TO CENTER OF STUD NOTE: 1.16.kkairj— INDICATE EXISTING WALLS INDICATE NEW OR MODIFIED WALLS FLOOR JOISTS ARE CALLED OUT AT 16' 0.C. FLOOR SYSTEM DESIGNER VERIFY SPACING AND ADJUST AS ALLOWED BY SPANS ? 4Y CEILING HEIGHT a T.411. UNLESS NOTED T.O. WINDOW FRAMES SET CI BIT FROM FLOOR UNLESS NOTED MATCH NEW FLOOR JOISTS • . WITH EXISTING PL:CiOR . ; • SYSTEM;SITE VERIFY •• ' • ' , . . . • EXISTING HOME' 1 - 0' OUTLINE OF UPPER 16VELI • , . . PORTICO I 64' -1" BJ J hflIrl LfVfL HARDIE TRIM 5/4" A r 617 MAR 31 2025 HARDIE TRIM 514. x 6- 11/4' 1 1/4" 'OUTLINE OF UPPER CrEyEL • • EXISfIN6 HOME SISTER NEW - • '. ONTO EXISTING FLOOR .-SYSTEM TO CREATE •' ' :DESK AREA ABOVE• 11NMIE/BN_N1 _= t•= n"-1 = = OUTLINE OF UPPER LEVEL BALCONY HARDIE TRIM 514' x Mf0 OK. . : 1/4" = V-0" 15-r 14'-6- Roof Peak — 22' - 11 1/2" - 12' 15' / ,/'" / ROOF TRUSSES r— `,..„ ,./1, PER MFG. SPEC. 12 ' , ./ b- "' • ' • '',' it.. 11' :L. ......-1., First Floor Clo,_Aup 7' - 8" 'JP iTop of Foundatior Main Level SISTER NEW 2x12V COATING DES ONTO EXISTING FLOOR SYSTEM TO CREATE DESK AREA. — Lev ij_pik I Grade 11 . =111-111=-111 :7 - 6 11 flt--_.:TIT=111E1' T.O. Footing A) =RIM CROSS SfCTIOrl - PORTICO 1/4" = 11-0" — -GIRDER TRUSS PER MFG SPEC-- 2 OvIt 24" Ov'Hit 24' 16' - 6" Roc & PARTIM66. 11131/1.9.11211. SPRAY FOAM INSULATION R-30 MIN. PORTICO 6" 11 I I Li I 1—. '4677 T'S1/74`7,;27X71V77V277Pi597,'..:7X5c5 SITE VERIFY ROOF SYSTEM L ROOF PITCH t1/ 1'1".1'7170771 777:11.1`7T%07T71`7' Tnf kei OvIlp 24' 16 R, A 8 IL r CAN r X YY> 48" I SISTER NEW 2x12'6 BACKSPIN E K V s E p RIFY1 ONTO EXISTING AN FLOOR SYSTEM TO - CREATE DESK AREA ?,y ABfi 1 I I j it (111111 CANTILEVER INSULATION; ,,..- SPRAY FOAM INSULATION R-30 MIN. pm/ E.1117-1 i=41 [--4111 i-r--::{11 7-1_1111-__=_111:ITIE-__ffi--:-.7r1 ' [ XISTING°' TAIRCAS Lill E EXISTING HOME SITE VERIFY FLOOR SYSTEM I3DRM 82 b I- rc 3 Upper Leve I First Floor C19,9 T - -1- 11- Main Level Kip - 0" 2__ J_Top of Foundation 0' - 0" •IF I Grade -0' - 6" T.O. FoRtingAlb I B.O. Footln -4' - 2° 4 DffflIL- COLUI111 PfillaS 1" = V-0" 3 CROSS StC11011 - PORTICO/STflIRCflSt 1/4" = I-0" WINDOW NOM GENERIC WINDOWS ARE CALLED OUT BY WINDOW FRAME SIZE IN INCHES. EXTERIOR WINDOW COLOR TO BE BLACK PER ELEVATION. WINDOW MANUFACTURER TO SPECIFY CLOSEST MATCHING SIZES VERIFY EGRESS COMPLIANCE AND PROVIDE WINDOW SCHEDULE WITH ROUGH OPENINGS. WINDOW IL DOOR HEADERS TO BE 2)2x10 UNLESS NOTED (PER MFG. SPECS.) CITY OF EDINA STRUCTURAL NOTF' BEAM SIZES L ALL STRUCTURAL CONSIDERATIONS SPECIFIED ON THIS SET OF PLANS MUST BE REVIEWED BY THE FLOOR SYSTEM DESIGNER OR BY A STRUCTURAL ENGINEER AND CONFIRMED TO BE STRUCTURALLY SOUND. BASED ON THAT REVIEW IF THERE ARE ANY CHANGES OR ADDED BEAM SIZES, LOCATION , ETC. THESE CHANGES MUST BE BROUGHT TO THE GENERAL CONTRACTORS ATTENTION: • .4-01 ,L 7,0' OVERHEAD GARAGE DOOR JMPORTANT REMODEL NOTE: VERIFY ALL HEIGHTS AND SIZES OF EXISTING WINDOWS, DOORS, AND ROOF. VERIFY FLOOR AND WALL HEIGHTS IN THE EFFECTED AREA PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION ALL DIMENSIONS LINES TO BE TO CENTERLINE OF STUDS TO FACE OF SHEATHING ALL OVERALL DIMENSION LINES TO BE FACE OF SHEATHING TO FACE OF SHEATHING VERIFY ALL HEIGHTS AND SIZES OF EXISTING CONSTRUCTION MATERIALS: WALL STUDS. FLOOR JOISTS, SUB FLOOR. AND ROOF TRUSSES PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION FIELD VERIFY OVERHANGS AND ROOF PITCH PRIOR TO ORDERING ROOF TRUSSES OR STARTING CONSTRUCTION ALL MODIFICATIONS AND NEW LOADS APPLIED TO THE EXISTING ROOF STRUCTURE WILL BE VERIFIED BY AN ENGINEER WHO WILL PROVIDED DRAWING AND SPECIFICS STRUCTURAL ENGINEERS SIGNATURE IS NEEDED BEFORE PLANS CAN BE SUBMITTED TO CITY OF oitia FOR APPROVAL. ENGINEER WILL VERIFY THAT ALL MODIFICATIONS TO THE PROJECT MEET STATE AND LOCAL GOVERNMENT REQUIREMENTS 0 0 E 0) (1) a o 03 ▪ 0 co I- 8 Iu P 23 2 C ct c,2 2 gA _t LT - E z "E (1) O2 IL [El E O. (.0 sr ILI E1. W a 04 Page 21 of 97 NOTE 1211 INDICATE EXISTING WALLS INDICATE NEW OR MODIFIED WALLS WINDOW NOM GENERIC WINDOWS ARE CALLED OUT BY WINDOW FRAME SIZE IN INCHES. EXTERIOR WINDOW COLOR TO BE BLACK PER ELEVATION. WINDOW MANUFACTURER TO SPECIFY CLOSEST MATCHING SIZES 6 VERIFY EGRESS COMPLIANCE AND PROVIDE WINDOW SCHEDULE WITH ROUGH OPENINGS. WINDOW 8 DOOR HEADERS TO BE 2)2410 UNLESS NOTED (PER MFG. SPECS.) STRUCTURAL NOM BEAM SIZES 8 ALL STRUCTURAL CONSIDERATIONS SPECIFIED ON THIS SET OF PLANS MUST BE REVIEWED BY THE FLOOR SYSTEM DESIGNER OR BY A STRUCTURAL ENGINEER AND CONFIRMED TO BE STRUCTURALLY SOUND. BASED ON THAT REVIEW IF THERE ARE ANY CHANGES OR ADDED BEAM SIZES, LOCATION, ETC. THESE CHANGES MUST BE BROUGHT 70 THE GENERAL CONTRACTORS ATTENTION: 0 7/8" 17-8 1/4' 51 Y - 8 318. 18-6 ID' - 0 IT- 1 UT 8 8 8 9 15 0 f 9 13 ~51 - \. \ • I.E. ;sof:o=. 47, mama WO Pee GAS FIREPLACE e.iii re" 1..se M. XX 3ffiee. Aff1 erpterws ORYE R 6 or PE MF SP CS. ‘0:i . 1 . 141,1,a ' SN Ulit/SHVVP ni PAR.6 0011 _ SURROUND _Jr ° _t II 1.1.14J CHril /.1)16 - 7-91/4' - - 17- 0 112' 0 10' 51/7 IV e iiri 6' - 2 3/4' LI' . . 1/ i_ i . "1" 1 4 48' 1 L ._I i r''. - " GEO ,BO' PKT.DR. __I 0 to ta 1 '43 497 WIC. 4 ''' / '6 .- li LINE OF VAULTED CEILNG APEX GREAT ROOM / NO FLR . VAULTED CEILING b P 1185$41- : CASED °PING KITCHEN , 1 IND PLR i i .1"' 1 )-- \ 'IL, i 0 ."-' I"' .,..-.,: 4_,/ . ,,,_., ` , , R b Ct, k :... i )- In, zi I Q5 b 0:1 _) R . 7-5 EN,RM *12 WIDIFLR / 6 UT 4.- 1 1/2" 1,;-11) > /7 11 ( Wi ..711 I , 4;:n, CPT FLR § k ..,,.. •-.......11 , ',.-‘ '" 0 1 tif" iliii ----s' Lti . PE . g o .'' . 5 6 .,...4... „t ...,2_\ 0+. V ‘) IG '1I ' ° r 70•4410,CUSTOLM TILO: . • . i i :tt1: r23 ti ,..; EL z - • b E 8.,?, kr SD/..;0 -30. •-• •30. 8,.. e-_, il '• i z Pc •-• Z ir SHELVES RES 30. x 87 / I I I I 17 24' PKT DR " .LS ii U.....2),,,, 1 O - 10' - 10 1/4* 4' - 4 1/7 DN • - 6 UT 4.-51/7 7- 1 1/2 7-81/4" 8' - 1 UT b 144 87 I I IA; d FU GLS IN in i g e II \ VERIFY EXISTING' \ ROOF SYSTEM EXISTING • , • • VERIFY FASTIR& . . I E 0 0 DINING RM 'i,' A STAIRCASE !II! '' LI' I WD FLR := _, R OPEN TO BEL PRIMARY SUITE z 1 •,,, BALCONY WD FLR ,., -i- COMPOSITE F5 !I.:// 52-'91114. ANHOTMIQEU0 BARN DR ..FI, DECKING it .-„ ..........1"..1."..ANFT..'.!S... or.knom 2 -6' 4.-4' 7-91/4 Y 24' RAILING --6)./ Y BAR li 0 4 IIIMM e.g... rwoorsi. , 40 .0.... ,......... SD/e, xr, . WY PEA 0 ,0 :=2E.s,41p--.= 1a'il-11=1111_17.1 • .,t”--41V:=" Tv \ b F77/17711:16712SK BUM KR We WM b 1:1 4 \ \ / 11' - 11' 17-7 17-6112 8.112' 07 5'-7 CI I 07 V- 5 UT 7. - 6 UT / 21'-11' 16'-B' 11-8 14' - 7 ROOF PLAN NOTES: ENGINEERED ROOF TRUSSES PER MFG. SPEC. MANUFACTURE WILL PROVIDE ALL ENGINEERING DRAWING AND SPECIFICS OVERHANG DIMENSIONS ARE TO FACE OF SHEATHING ICE AND WATER ALL ADJOINING ROOFS TRUSS MANUFACTURER TO VERIFY ALL ENERGY HEELS SHOWN TO ENSURE FINAL EAVE FRAMING DOES NOT CONFLICT WITH FINISHED EXTERIOR WINDOW TRIM AS SHOWN ON ELEVATIONS. METAL FASCIAS AND ROOFS HAVE THE TENDENCY TO OIL CAN UNDER CERTAIN WEATHER CONDITIONS. CONSULT CONTRACTOR FOR METAL GAUGE THICKNESS OPTIONS TO REDUCE WEATHER RELATED CONCERNS (BUBBLING, WARPING, ETC.) GENERAL CONTRACTOR TO ENSURE THAT ALL ROOF PENETRATIONS (VENT PIPES, EXHAUST FANS, FURNACE/AC PIPES. ETC)ARE PLACED IN INCONSPICUOUS LOCATIONS ON ROOF TO MINIMIZE THE SIGHT OF PENETRATIONS FROM MAIN ARCHITECTURAL VIEWS OF HOME. UPPER LEVEL NOTES: DIMENSIONS ARE FROM FACE OF SHEATHING TO CENTER OF STUD ROOF TRUSSES ARE CALLED OUT AT 24' O.C. ROOF SYSTEM DESIGNER VERIFY SPACING AND ADJUST AS ALLOWED BY SPANS CEILING HEIGHT a 7,17 UNLESS NOTED T.O. WINDOW FRAMES SET Q BO' FROM FLOOR UNLESS NOTED Ds CITY OF EDINA MAR 3 1 2025 To Be Determined SI IV' W- ES o 0 P- o •-• CC my 0 t • 23 W f• a, O a 05 \-) REVISION SCHEDULE -J DOOR SCtItDUI.f Tag Door Size Door Type Quantity Head Height Level Room Name Comments 0 26x87 Frameless Glass Door 1 8-6 Upper Leval PANTRY 101 17.7. TfT Overhead Garage Door I 1 - 0' Grade EXISTING GARAGE 102 24•x80' DooriEntry-Fixed French Door-Panel I 8.17 Top of Foundation EXISTING HOME 102 24' x 80. Door-Entry-Fixed French Door-Panel 1 6-10' Main Level EXISTING HOME 103 36 x 80. DoopEnby-Fixed French Door-Panel I Pf - 10* Main Level EXISTING HOME 201 UIFDG2 3068 Door-EnbrInswing French Door i 8-17 Upper Level GREAT ROOM 202 UIFEIG2 3069 Fixed DoonEnby-Inswing French Door I 0-17 Upper Levet GREAT ROOM 203 72 Door vd Sidelries Siding Door-Inswing French 4-Panel 'I 0-17 Upper Level GREAT ROOM 204 UlF06068 Siding Dooknswing French 2-Panel 1 . 0-17 Upper Level DINING RM 205 30' x 87 Sin96 Swing (Interior) 1 11 7-' Upper Level BATH 206 30. x BO' Single Swing (Interior) i IT- Et" Upper Level BDRM 02 207 30 x 80' Single Swing (Intenier) 1 7-7 Upper Level BDRM 82 208 30. x 87 Single Swing (Interior) 1 6-8. Upper Level PRIMARY SUITE 209 37 x 80 Single Pocket (Interior) 1 Upper Level EN'SUITE 210 37x BO" Frameless Glass Door 1 7-7 Upper Level EN'SUITE 211 37 x 87 Single Swing (Interior) I 5-7 Upper Level EN'SUITE 212 37 x 80. Single Pocket (Interim) .1 V -7 Upper. Level EN'SUITE Tote! Doors: 17 WII1DOW SCHDULf Tag Window Size Window Type I Quantity I Head Height Level Room Location Comments 01 30' X 65 Casement 2 6'-7 Main Level EXISTING HOME 02 30' x 67 Fixed 1 6' - 7 Main Level EXISTING HOME 03 30. x 67 Casement 2 V -IT Mein Level EXISTING HOME 04 3f T x Sr Fixed 1 8' - IT Main Level EXISTING HOME OS 37f 67 Casement 2 6'-8 UPON Lim, DINING RM 06 37.07 Fixed 1 Upper Level DINING RM 07 24. 6 SW Casement 2 6' - 7 Upper Leval DININGRM 08 30 x66 Fixed 1 Upper Level DINING RM ce so' 8 66. Casement 2 6.-B" Upper Leval PRIMARY SUITE 10 37 6 86- Fixed 1 Upper Level PRIMARY SUITE 11 37 0 47 Casement 2 T - 0. Upper Level PRIMARY SUITE 12 46 x16 Transom 1 T -0' Upper Level ENSUITE 13 30' x 47 Casement 1 V - 8' Upper Level EN'SUITE 14 37 x 67 Casement 2 8-8• Upper Level BDRM 112 15 48'04B' Fixed 1 6'-17 Upper Level KITCHEN 16 17 0 17 Fixed 4 8-17 Upper Level GREAT ROOM RI 24' x 57' Casement I 5-7 Main Level EXISTING HOME ReplearmentWindow R2 27 x 47 Casement 2 T-7 Main Level EXISTING HOME Replacement Window R3 24'038' Casement 1 7.10' Main Loyal EXISTING HOME Replacement VEndo. R4 24' x 37 Casement 1 6.17 Main Level EXISTING HOME Replacement Window R5 40" x 22. Transom 1 1.6' Main Level OUSTING HOME ReplecementVEndow' Total Windows: 32 MJ UPPfR LfVtL 1 /4" = 1'-0" NOTE: Mil INDICATE EXISTING ROOF INDICATE NEW OR MODIFIED ROOF JM PORTANT REMODEL NOTE: VERIFY ALL HEIGHTS AND SIZES OF EXISTING WINDOWS, DOORS, AND ROOF. VERIFY FLOOR AND WALL HEIGHTS IN THE EFFECTED AREA PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION ALL DIMENSIONS LINES TO BE TO CENTERLINE OF STUDS TO FACE OF SHEATHING ALL OVERALL DIMENSION LINES TO BE FACE OF SHEATHING TO FACE OF SHEATHING VERIFY ALL HEIGHTS AND SIZES OF EXISTING CONSTRUCTION MATERIALS: WALL STUDS, FLOOR JOISTS, SUB FLOOR, AND ROOF TRUSSES PRIOR TO ORDERING MATERIALS OR STARTING CONSTRUCTION FIELD VERIFY OVERHANGS AND ROOF PITCH PRIOR TO ORDERING ROOF TRUSSES OR STARTING CONSTRUCTION ALL MODIFICATIONS AND NEW LOADS APPLIED TO THE EXISTING ROOF STRUCTURE WILL BE VERIFIED BY AN ENGINEER WHO WILL PROVIDED DRAWING AND SPECIFICS 2 ROOf PL1111 STRUCTURAL ENGINEERS SIGNATURE IS NEEDED BEFORE PLANS CAN BE SUBMITTED TO CITY OF gam FOR APPROVAL. ENGINEER WILL VERIFY THAT ALL MODIFICATIONS TO THE PROJECT MEET STATE AND LOCAL GOVERNMENT REQUIREMENTS 1 /8" = 1'-0" wee De**, ore 1. ...wee. le emeel ee tate emu era melee "tete. Marled teesinefen lee tiesennenne nxe .• noon.. beers eel., OAF-005e. rieneleecoleireeepuiry el Nee. ee•e-annie cos siseenrcil COO rein ewe; nu.... nen neer arega. nieutulen eenenelen Were eineemrael reds bnuel enema ne. 61 Ora ex eneteel Meson ere ..de ewe mat eeirseneeni elne enn neseefeil Learn; Pe W.I. eee• ;lee ...ineeeeeeenee eiene* eee eneee.nie nee. Is leo lelen,eneni Nis In.. mae. ieeeeenree seieona ire ere. ene,eieeeeee oorogoilla whs. Ty Weep Ye. Le Wk. • el erePele non nut nee seen lanae teen •teiniee rieueii .fieeie • nee, eaninchan ea Winne etiwaienis to Le ..................sworosmoosomossol000mmomq.. oemoosoo....oltuitip.o. Open. ere es, te Yawn.n 00.006.905 en., le Me.. wee..., Crime tuft • era of ...el bane einti dense Dm Mt Ile ennoble iien eel pain= le$40.4203... en.e.e peg, i.e. We. le 01{enl•reeieel eel", Page 22 of 97 13'-0314' BALCONY GREAT ROOM 2x8 R?.J431 TS 1ST 16" Q.C. 210 fsioISTea 16' 4 Dflflll - BfiLCOrIT DRflIrlfla 24' BEAM FLUSH PER MFG SPEC ARAM FLUS STI. B'M HAB TABLE SPACE OVER PER MFG FLUSH PER UNCONDITIONED SPACE SPEC MFG SPEC REQUIRES HEAT DUCT SEWER PIPES TO BE WRAPPED 6 FOAMED. HEAT DUCT 6 SEWER PIPES WILL BE HELD TIGHT TO FLOOR 6 113* SPRAY FOAM F. INSULATION (R-49). O Main Level Asp 0' - 0" Top of Foundation Grade _ T.O. Fositirig_& L3D_g_60crtin -4' - 2" 5-0 24' 6 EXISTING GARAGE UPPfR :g Roos 16' - 6" B BATH Roof Peak n 22' - 11 1/2" 12' SITE VERIFY FLOOR SYSTEM SISTER NEW 2412's SITE VERIFY"' ONTO EXISTING I I BACKSPAN FLOOR SYSTEM TO CREATE DESK AREA. ABOVE. EXISTING HOME ktg 1171 I rff it;1,FarTi, I -7firr 1 I r-7111rdrm. 'illn77:7111-CHTr111=7-111=11IL-HI:7_11-111_77111-a7- 1---17 Main Level AL 0' - 0" Top of Foundation 0' - 0" Grade -0' - 6" T.O. Fooling_ -3.- 6" B.O. Foolin -4' - 2" rr, 24' 7 4-74 GIRDER TRUSS 0011 PER MFG SPEC EXISTING HOME t: SITE VERIFY ROOF I SYSTEM ROOF PITCH = 24' 08118 4)6Y,/ Mr.* 17.4)...01112XLWWIPIVVXWOXVOLL)7,666VVVXWASO26L;‘,6`772,.))/2:677,7XO7.66WIEMP.644.'A- B F. 1? orgy t ii_09! I First Floor Clg,& _ 24. 14' - W 1 CROSS SfC11011 - Dim RPVIATfl 3 DR IL - 13fil_COfiT 1/7 MIN. GAP CITY OF EDINA 2 CROSS SfCTIOrl - bli[COEIT/RffiT ROOM 1/4" = 1'-0" BALCONY CONSTRUCTION; COMPOSITE DECKING 2x REVERSED SLOPED SLEEPERS (PAINTED BLACK) SELF-BITUMINOUS MEMBRANE v43' END OVERLAP EXTEND MEMBRANE 169,24' ABOVE ABUDDING WALLS 3/4' TREATED PLYWOOD SLOPED 11 INSTALL SLOPED 244 SLEEPERS OR BLOCKING II PER CODE 11 2x8 TREATED JOISTS a iwo.c.II E i 1E it ST'L EVIA PER MEG SPEC IS FURRING STRIP BLOCKING 1" = V-0" MAR 3 1 2025 CANTILEVER 1/4" = 1'-0" Le%LeLph B'- 8" exr BOX GUTTER BEAM PER MFG SPEC 2x8 TRD. JOISTS @ 10 O.C. COMPOSITE SOFFIT 24" CANT. 2x8 WICKING . BETWISEN JOISTS. 711? 1/8" = 1'-0" ROOF TRUSSES PER MFG. SPEC. 1 1/2" = 1-0" SQ. fT6.(111.(S. Name I Sq. Fig. I Level I Area Type EXISTING MAIN LEVEL 1223 SF Main Level Rrished Sq. FIES NEW GREAT ROOM 397 SF upper Level Finished Sq. Flg. REMODELED EXISTING UPPER LEVEL 1246 SF Upper Level Rrished Sq. Fig. Wished Sq. Fig. 2866 SF PORTRICO 38 SF Mcin level Outdoor Sq. Ftg. NEW BALCONY 175 SF Upper Level trekkers% Fla Outdoor Sq. Fig. 213 SF EXISTING GARAGE 1528 SF [Mein Level [Unfrished Sq. FL Unfinished Sq. Fl. 528 SF 161'14- _Lp/ Level 8' - 8" \1 First MOOT CI . 7' - 8" _2_, BALCONY CONSTRUCTIOTE; I [COMPOSITE DECKING 1- I 1 I REVERSED SLOPED SLEEPERS (PAINTED BLACK) -SELF-BITUMINOUS MEMBRANE vd 3. END OVERLAP . . EXTEND MEMBRANE 1W-24' ABOVE MUDDING WALLS 3/4' TREATED PLYWOOD SLOPED INSTALL SLOPED 284 SLEEPERS OR BLOCKING PER CODE 248 TREATED JOISTS a 18 E O.C. 1/4.7 11.-1 nZ E 8 0 N$ N LD O >,,, g z IN '5 ec NO 0 -1 Z 1:91 W • fr‘r, W REVISION SCHEDULE er 711 US (/) 7 • S W (.4 rn • 0 h. •"" NO O rt 3- O U) U) Z 65 O g V) U 9 O C) a 06 GENERAL NOTES ABBREVIATIONS UST AC. AF.F. ALUM. B.C.B. BD. BDRM. 8'M B.O. BRG. BSMT. CABS. CANT. GIG. C.L C.O. CONC. CONT. CPT. C.T. CSMT DBL. DEMO D.H. DIA. DIM(S) DN. D.O. DR. D.W. DWG. EA. E.H. ELEC. ELEV. ENG. EPDM EQ. EXT. EXST. F.D. FIN. FLR. END. PIP FRMG. FRZ. FTG. FURN. FUT. FX DID. G.T. GYP. GYP. BD. HDR. HGT. HVAC I.F.H. INSUL. INT. LOG. UN. LL LO. LV.T. LV.P. MAX MECH. MFG. MIN. M.L. M.O. NO. NOM. O.C. OFF. OP'NG OPT. P. CONC. PERM. PKT. PLMG. KIND. PWDR PVC REF. REQD 19/4. RAS S.D.L. SD. SD/CO S.H. SHLVG, SHLVS. SIM. SLD. SNK SPEC. ST'L STRG STRUC. SO. FTG. TBD. T.C.B. TAG T.O. TRD. TRSM. TYP. U.L UNFIN. VTY. WD WDW W.I.C. WI W.O. WSHR. = AIR CONDITIONING = ABOVE FINISHED FLOOR = ALUMINIUM = BOTTOM CHORD BEARING = BOARD = BEDROOM = BUILT IN = BEAM = BOTTOM OF = BEARING = BASEMENT = CABINETS = CANTLIEVER = CEIUNG = CENTER LINE = CASED OPENING = CONCRETE = CONTINUOUS = CARPET = CERAMIC TILE = CASEMENT = DOUBLE = DEMOLISH OR DEMOLITION = DOUBLE HUNG = DIAMETER = DIMENSION(S) =DOWN = DRYWALL OPENING = DOOR = DISHWASHER = DRAWING = EACH = ENERGY HEEL = ELECTRIC = ELEVATIONS OR ELEVATOR = ENGINEER = ETHYLENE PROPYLENE DIENEIA-CLASS = EQUAL = EXTERIOR = EXISTING = FLOOR DRAIN = FINISHED = FLOOR = FOUNDATION = FIREPLACE = FRAMING = FREEZER = FOOTING = FURNITURE = FUTURE = FIXED = GLIDER = GIRDER TRUSS = GYPSUM = GYPSUM BOARD = HEADER = HEIGHT = HEATING VENTILATION AIR CONDITIONING = IN FLOOR HEAT = INSULATION = INTERIOR = LANDING = LINEN = LOCKERS = LOWER LEVEL = LOOKOUT = LUXURY VINYL TILE = LUXURY VINYL PLANK = MAXIMUM = MECHANICAL = MANUFACTURE(R) = MINIMUM = MAIN LEVEL = MASONRY OPENING = NUMBER = NOMINAL = ON CENTER = OFFICE = OPENING = OPTION(AL) = POLISHED CONCRETE = PERIMETER = POCKET = PLUMBING = PLYWOOD = POWDER = POLYVINYL CHLORIDE = REFRIGERATOR = REQUIRED = ROOM = ROD 6 SHELF = SIMULATED DIVIDED LITE = SMOKE DETECTOR = SMOKE / CARBON MONOXIDE DETECTOR = SINGLE HUNG = SHELVING = SHELVES = SIMILAR OR SIMULATOR = SLIDER = SINK = SPECIFICATION(S) OR SPECIFIED = STEEL = STORAGE = STRUCTURAL = SQUARE FOOTAGE =TO BE DETERMINED = TOP CHORD BEARING = TONGUE AND GROOVE = TOP OF = TREATED = TRANSOM =TYPICAL = UPPER LEVEL = UNFINISHED = VANITY =WOOD = WINDOW = WALK IN CLOSET = WITH = WALKOUT = WASHER 1. ALL EXTERIOR WALLS TO BE CONSTRUCTED OF as STUDS 13 16' O.C. 2. ALL INTERIOR WALLS TO BE CONSTRUCTED OF 244 STUDS 1B O.C. (UNLESS OTHERWISE NOTED) 3. WALLS ADJACENT TO GARAGE SPACE SHALL BE DE WITH A 1 HR. FIRE RATING 4. STRUCTURAL WALLS TO HAVE A FIRE RATING OF 1 HR. 5. ALL DIMENSIONS LINES TO BE TO CENTERLINE OF STUDS TO FACE OF SHEATHING 6. PROVIDE ROOF VENTILATION I SOFT. PER 300 SQ.FT. OF ROOF AREA. 50%AT RIDGE AND 50% AT SOFFIT-MIN 7. ALL INTERIOR DOOR HEAD HEIGHT TO BE VERIFIED BY BUILDER UNLESS OTHERWISE NOTED. UNDERCUT MIN 8. ALL STRUCTURAL MEMBERS TO BE VERIFIED BY MANE. ANDA STRUCTURAL ENGINEER. 9. ALL WINDOW UNITS ABOVE SUB DECK AND/OR WITHIN lr OF THE FLOOR AND/OR 24' OF A DOORWAY SHALL BE TEMPERED GLASS 10. PROVIDE AN APPROVED ICE AND WATER ROOFING STARTER EDGE PER CODE OR EQUIVALENT 11. WRAP ALL CANTILEVERS WITH AN APPROVED POLY AND SPRAY FOAM FLOOR 12. SLOPE FINISHED GRADE AWAY FROM THE HOUSE ON ALL SIDES 13.1? AIR SPACE ON EACH SIDE OF MICRO- AM BEAM 6 MIN 3' BEARING ON CONCRETE 14. EXTERIOR RAILING TO BE MIN OF 36' HIGH AND BUILT AS TO NOT ALLOW A 4' SPHERE TO PASS THROUGH 15. ALL COMPONENTS TO BE INSTALLED TO MANF. SPEC OR LOCAL CODE 16. ALL WOOD IN DIRECT CONTACT WITH CONCRETE OR MASONRY IS TO BE PRESSURE TREATED OR WOOD SPECIES THAT HAS A NATURAL RESISTANCE TO DECAY 17. PROVIDE A WATER RESISTIVE GYP BOARD AROUND ALL SHOWERS AND TUBS 18. LIGHT OR FAN HOUSING SYSTEM RECESSED THROUGH AN EXTERIOR VAPOR BARRIER SHALL BE OF THE AIR SEALED TYPE OR BE BOXED AND SEALED PER CODE 19. PROVIDE DRAFT STOPS PER UBC 708.3 20. FIRE BLOCK ALL CHASES AT EACH FLOOR-CEILING ASSEMBLY OR AT 10' MAX INTERVALS 21. ALL SMOKE DETECTORS TO BE HARD 'PARED WITH BATTERY BACKUP PER CODE 22. MAINTAIN A8' SEPARATION BETWEEN GRADE AND WOOD 23. CAULK AND FLASH MOUND ALL EXTERIOR OPENINGS 24. PLUMBING PENETRATIONS IN WALL ASSEMBLY SHALL BE FIRE CAULKED WITH LISTED MATERIALS 25. BLOCK PATIO DOORS WITHOUT A DECK 26. SMOKE DETECTORS SHALL BE MIN 16' AWAY FROM WALL AND INSTALL TO MANF. SPEC 27. NO OPENING IN ROOF WITHIN 5' OF PROPERTY LINES 28. 10% OF THE FLOOR AREA IS REQUIRED FOR LIGHT AND VENTILATION IN ALL HABITABLE ROOMS 29. ON EXTERIOR, GRIPPABLE HANDRAILS 34' TO 36' IN HEIGHT FROM THE NOSE OF THE STAIRS 30. COMBUSTION AIR DUCTS 17 OFF THE FLOOR OR RETURN AIR PLENUM WHEN REQUIRED (DAC703) 31. PROVIDE PLUMBING ACCESS AT ALL TUBS EXCEPT WHEN TRAPS 6 OVERFLOW GLUED 32. PROVIDE 50 elm OR 20 elm CONTINUOUS VENTILATION OR OPERABLE WINDOW (ASH RAE 62-2001 6.1) 33. DRYER VENT TO THE EXTERIOR- INSULATE LAST 3 FEET MIN 36' CLEARANCE TO OTHER OPENINGS: (IMC504.4. 401.52 AND 604.1) 34. CERAMIC TILE TO BE APPUED OVER GREEN BOARD, CEMENT BOARD, WONDER BOARD OR OTHER APPROVED MATERIAL TO A HEIGHT OF 70' ABOVE DRAIN INLET IN SHOWERS. CEMENT BOARD MUST BE USED ON EXTERIOR WALLS UNDERNEATH TILE AND OVER THE VAPOR BARRIER (R307) 35. TRUSS PLANS STAMPED AND APPROVED BY MANE. SHALL BE ON THE JOB SITE. ALTERATIONS TO TRUSSES REQUIRE AN ENGINEERS APPROVAL 36. RAFTERS SHALL BE FRAMED TO MIN THICK RIDGE BOARD NOT LESS THAN THE DEPTH OF THE CUT END OF THE RAFTERS OR NAILED TO EACH OTHER WITH A GUSSET PLATE A TIE. THE RIDGE BOARD MUST BE SUPPORTED ON END WALL OR MIN 284 COLLAR TIES ARE REQUIRED AT MIN 4' O.C. 37.4-MIL VAPOR BARRIER ON WARM IN WINTER SIDE OF EXTERIOR WALLS AND CEILING. FIRE RETARDANT VAPOR BARRIER MAY BE LEFT UNCOVERED 38. WIND-WASH AT ALL EAVES, CORNERS, OVERHANGS, AND BY WINDOWS. SHEATHING INSULATION DAM It CEILING CHANGES 39. WEATHER-RESISTIVE BARRIER-Le. BUILDING WRAP TABLE R703.4 40. HOT WATER PIPING LOCATED OUTSIDE OF CONDITIONED SPACE WILL BE INSULATED TO AT LEAST R-3 41. ATTIC ACCESS DOORS FROM CONDITIONED TO UNCONDITIONED SPACES SHALL BE WEATHERED-STRIPPED AND INSULATED. 42. NEW WOOD-BURNING FIREPLACES WILL HAVE TIGHT-FITTING FLUE DAMPERS AND OUTDOOR COMBUSTION AIR. 43. FOR WINDOWS WHERE THE LOWEST PART OF THE WINDOW OPENING IS MORE THAN 6' ABOVE THE GROUND. THE LOWEST PART OF OPENING SHALL BE MIN. OF 36. ABOVE THE FINISHED FLOOR. EXCEPTIONS INCLUDE WINDOWS THAT DO NOT OPEN MORE THAN 4', WINDOWS WITH FALL PROTECTION, AND WINDOWS THAT HAVE OPENING CONTROL DEVICES. 44. DWELUNGS WITH ATTACHED GARAGES OR FUEL FIRED EQUIPMENT MUST BE EQUIPPED WITH CARBON MONOXIDE ALARMS OUTSIDE OF, BUT NO FURTHER THAN 10' FROM , EACH SLEEPING AREA OR BEDROOM. 45. FOOTINGS SHALL HAVE A MIN. COMPRESSIVE STRENGTH OF 5900 pe. 46. A MIN. 1/2' GYPSUM BOARD MEMBRANE, OR 5/8' WOOD STRUCTURAL PANEL MEMBRANE, SHALL BE PROVIDED ON THE UNDERSIDE OF FLOOR ASSEMBLIES. EXCEPTIONS A.DWELLINGS EQUIPPED WITH SPRINKLER SYSTEM. B.CRAWI.SPACES C.PORTIONS OF FLOOR ASSEMBLIES WITH PROPORTIONALLY SMALL AREA. D. FLOOR ASSEMBLIES CONSTRUCTED OF SOLID SAWN LUMBER OR STRUCTURAL COMPOSITE LUMBER WITH MIN. NOMINAL DIMENSIONS OF 2010". 47. DECKS SUPPORTED BY ATTACHMENT TOM EXTERIOR WALL SHALL BE POSITIVELY ANCHORED TO THE PRIMARY STRUCTURE AND DESIGNED FOR BOTH VERTICAL AND LATERAL LOADS. 48. FLASHING WITH A MIN. 3112 VERTICAL ATTACHMENT FLANGE IS REQUIRED AT THE INTERSECTION OF THE FOUNDATION AND RIM JOIST FRAMING WHEN THE EXTERIOR WALL COVERING DOES NOT LAP THE FOUNDATION INSULATION. THE FLASHING MUST EXTEND A MIN. OF 1' BELOW THE FOUNDATION PLATE UNE. AND THE REQUIRED WATER-RESISTIVE BARRIER MUST LAP OVER THE ATTACHMENT FLANGE. 49. BUILDING FRAMING CAVITIES SHALL NOT BE USED AS DUCTS OR PLENUMS 50. DAVID CHARLEZ DESIGNS RECOMMENDS THE CONTRACTOR OFFERS THE HOMEOWNER AN OPTIONAL LIGHTNING PROTECTION SYSTEM THAT MEETS NATIONAL SAFETY STANDARDS OF NFPA 780 AND UL 96, UL96A INCLUDING STRIKE TERMINATION DEVICES, DOWN CONDUCTORS, BONDING, AND SURGE PROTECTION. 51. METAL ROOF PANELS, DECKING, SLOPES, MATERIAL, STANDARDS AND ATTACHMENT TO COMPLY MATH R905.104i925.10.4. 52. SAFE ROOMS TO BE CONSTRUCTED IN COMPLIANCE WITH FEMA P320 STANDARDS AND ICC 500. TORNADO 6 HURRICANE SHELTERS TO BE CONSTRUCTED IN COMPLIANCE WITH FEMA P361 STANDARDS. Mar Orme... extcrina. le al 11.1 men an 1.1. wow. mwerwerewerv***01epriat.....11•Oestywrol.lems rel•boveditInclualorpOwerers.0.1.0a we. mu. mfenselty tell...b.anIncloolnhAtat. pulty weEmentlItt.... totartmte,...1..ry, vol.? micr.........10.1.9.......4.noterver.44..... 11...4.1. 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Hi 1 / ..... . BACKSPLASH b •_ - • 1—M11C-1 ....4.- 9.Y - 9 • I. DOOR BETWEEN WALL AND FROM FLOOR TO CEILING II I 1 42' A„ 151? A, A, 271? 4 1r A, M.L. - gralf11 ISLflrlD I 5 cor BACKSPLAri • IMF. DRAWER 8 STAINED WOOD SHELVES - ye/BRASS P9/14 \ M.L. - DRY 15flR 1/2" = 1-0" 7 II M.L. - CRffT RM flRfPLfla VAULTED CEILING 1/2" =1'-0" FLUTED LIMESTONE SURROUND. (SEE RENDERING) N • BB 1/7 661? 4' PROJECTION a • 281? 4 14' 4 VAULTED CEILING N • nl N • • S W U) O • O to •—rt B5 if z .0 W fa 2 L • T, 0 W m 0 0 2- z 2 • U) ID irJ O CC) O 5 co I— E REVISION SCHEDULE 07 No. Do* M. coriereruien st tal axles an .13 Os • n.e* t, onreF vecolnrlar Ose mxmn or oaoch.c., bsigroso1 Pe boo en.ralooptocc onnist....iacceo no is...ft lo011oalolroludir. toe....m. ictx1O4*.c.coonryo co* o.n.o. sob... p.p. Inc*, Olch. m.o.. ergo. ..ora, w.ru.c.a ...on Imo.. Woorameckal logs breed trp... n.c.k.3I cot . ocnolon.40.1, aid oerly .21.• tuna cOod iMec both • s Waal oomtool into {loos voc.c. 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Page 24 of 97 la fQ 3 u! 4. tySf 4i 11 d • 4• 11 I !,1 if ad 111 fi —a 11 ft 11 iZ /A aQ Pt 0 DRAWN BY SMM PROJECT Smith Sheridan Residence ISSUE 09.11.2024 REVISION SCHEDULE BUILDER To Be Determined DfiVID CtlflPLU DESIG115 Number Dee Issued by 4200 Morningside Road 18476 KENRICK AVE SUITE 202 os 0,) DESCRIPTION Interior Elevations Edina, MN 55416 PROJECT # MISC-Smith RE-ISSUE 9/10/2024 LAKEVILLE, MN 55044 TEL: 952.428.8200 EM: Dave©DavidChariezDesigns.corn • \ .. \, \ ..-. , - / Sheridan-CD-SMM 4:18:12 PM '--- Page 25 of 97 TRANSOM WDW TRANSOM WDW GAS F/P 30"x60" TUB/SHWR 36" REF. GMT 120011 21'-6" x 17 ISITGItIl 12'-6" x 15'-6" bDRIA #2 10' x 12'-6" VAULTED CEILING 9' x 3'-6" ISLAND 70' x 60" SHOWER Pfin112Y COOPER KENNEL ART WALL ART WALL PRIMARY SUIT{ 14' x 14'-6" Dim 18' x 12' fXISTIN STflIPS 60" DRY BAR w./ REF DRAWERS ANTIQUE BARN DOOR FLOATING DESK SMIT1-1 SfltRIDfirl RtSIDtliCt 4200 MORNINGSIDE ROAD EDINA, MN 55416 Ms o,, Pals. mnisema. 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Page 28 of 97 Project Repor t 30 January 2019 - 01 May 2025 Bet ter Together Edina 4200 Morningside Road Variance Highlights TOTAL VISITS 102 MAX VISITORS PER DAY 13 NEW REGISTRATI ONS 0 ENGAGED VISITORS 2 INFORMED VISITORS 23 AWARE VISITORS 77 Aware Participants 77 Aware Actions Performed Participants Visited a Project or Tool Page 77 Informed Participants 23 Informed Actions Performed Participants Viewed a video 0 Viewed a photo 0 Downloaded a document 12 Visited the Key Dates page 9 Visited an FAQ list Page 0 Visited Instagram Page 0 Visited Multiple Project Pages 22 Contributed to a tool (engaged)2 Engaged Participants 2 Engaged Actions Performed Registered Unverified Anonymous Contributed on Forums 0 0 0 Participated in Surveys 0 0 0 Contributed to Newsfeeds 0 0 0 Participated in Quick Polls 0 0 0 Posted on Guestbooks 2 0 0 Contributed to Stories 0 0 0 Asked Questions 0 0 0 Placed Pins on Places 0 0 0 Contributed to Ideas 0 0 0 Visitors Summar y Pageviews Visitors 14 Apr '25 21 Apr '25 28 Apr '25 10 20 30 Page 29 of 97 Tool Type Engagement Tool Name Tool Status Visitors Registered Unverified Anonymous Contributors Qanda Questions?Published 2 0 0 0 Guest Book Public Input- 4200 Morningside Road Archived 6 2 0 0 Better Together Edina : Summary Report for 30 January 2019 to 01 May 2025 ENGAGEMENT TOOLS SUMMARY 0 FORUM TOPICS 0 SURVEYS 0 NEWS FEEDS 0 QUICK POLLS 1 GUEST BOOKS 0 STORIES 1 Q&A S 0 PLACES Page 2 of 4 Page 30 of 97 Widget Type Engagement Tool Name Visitors Views/Downloads Document Applicant Submittal.pdf 12 14 Key Dates Key Date 9 9 Better Together Edina : Summary Report for 30 January 2019 to 01 May 2025 INFORMATION WIDGET SUMMARY 1 DOCUMENTS 0 PHOTOS 0 VIDEOS 0 FAQS 0 KEY DATES Page 3 of 4 Page 31 of 97 Visitors 6 Contributors 2 CONTRIBUTIONS 2 22 April 25 Frank R Thomas AGREES 0 DISAGREES 0 REPLIES 0 24 April 25 Liz Olson AGREES 0 DISAGREES 0 REPLIES 0 Better Together Edina : Summary Report for 30 January 2019 to 01 May 2025 GUEST BOOK Public Input- 4200 Morningside Road I believe that 11.5 foot variance from a 25 foot set back is way to much. That is not a s mall amount. That's a 46% variance. It is also on the front of the not the sides or back. I t opens the door for big variances through out the city. Since I do not live on that street, I think the city should give the neighbors on either side a heavy vote since it will affect t hem the most. Either one should be able to reject it. What the rest of Edina residents th ink should only matter if the two neighbors approve it and majority of the balance of the residents on the street feel it is okay. They are the ones that will be affected by these la rge variance . We live across the street on the corner, 4115 Morningside Rd. We have no objections t o the variance requested by Kevin and think the proposal is reasonable and would add value to the neighborhood. Thanks. (Staff submitted on behalf of Holly Seim's message from 4/23/25 at 9:25 p.m.) Page 4 of 4 Page 32 of 97 EdinaMN.gov 4200 Morningside Road Front Yard Setback Variance Request Page 33 of 97 Page 34 of 97 Page 35 of 97 Page 36 of 97 Page 37 of 97 Page 38 of 97 Page 39 of 97 Page 40 of 97 Page 41 of 97 Page 42 of 97 Page 43 of 97 Page 44 of 97 Page 45 of 97 BOARD & COMMISSION ITEM REPORT Date: April 30, 2025 Item Activity: Discussion Meeting: Planning Commission Agenda Number: 7.1 Prepared By: Cary Teague, Community Development Director Item Type: Report & Recommendation Department: Community Development Item Title: Sketch Plan Review - 6016 Vernon Avenue (Vernon Memory Care) Action Requested: No action requested. Provide the applicant non-binding feedback on a potential future land use application. Information/Background: Greco Properties have submitted a sketch plan proposal to tear down the existing Kee’s auto repair shop at 6016 Vernon Avenue and build a new three-story 20-unit memory care facility. The existing site is zoned PCD-4, Planned Commercial District, which allows only automobile service centers, gas stations and car washes. Therefore, to accommodate this request the following would be required: • A Rezoning from PCD-4, Planned Commercial District 4 to PRD-5, Planned Residential District 5; • Site Plan Review • Multiple Variances in the Site Plan, including building setbacks, parking lot setbacks and number of parking spaces. Supporting Documentation: 1. Staff Review Memo 2. Applicant Narrative 3. Proposed Sketch Plans 4. Building Massing 5. Site Location, Comp Plan, & Zoning 6. Existing Conditions Survery 7. Met Council Land Use Categories 8. Met Council Correspondence 9. Staff Presentation 10. Applicant Presentation Page 46 of 97 City of Edina • 4801 W. 50th St. • Edina, MN 55424 City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date:April 30, 2025 To:Planning Commission From:Cary Teague, Community Development Director Re:Sketch Plan Review – 6016 Vernon Avenue (Vernon Memory Care) The Planning Commission is asked to consider a sketch plan proposal to tear down the existing Kee’s auto repair shop at 6016 Vernon Avenue and build a new three-story 20-unit memory care facility. The existing site is zoned PCD-4, Planned Commercial District, which allows only automobile service centers, gas stations and car washes. Therefore, to accommodate this request the following would be required: ➢A Rezoning from PCD-4, Planned Commercial District 4 to PRD-5, Planned Residential District 5. Principle Uses allowed in the PRD-5 Zoning District include: “Rest homes, convalescent homes and nursing homes.” The term "convalescent home" means a building or group of buildings licensed by the state department of public welfare for the care of children, the aged or infirm, or a place of rest and care for those suffering physical or mental disorders. ➢Site Plan Review. ➢Multiple Variances in the Site Plan, including building setbacks, parking lot setbacks and number of parking spaces. As with all sketch plan reviews, the Planning Commission is asked to provide non-binding comments and direction on a potential future development request. Areas of focus should be on the following: ➢The Proposed land use. Is this an appropriate land use for the site given the amount of variances necessary as part of the proposed site plan? ➢Zoning. Is PRD-5 the appropriate zoning district? Page 47 of 97 City of Edina • 4801 W. 50th St. • Edina, MN 55424 The following table demonstrates compliance with PRD-5 Zoning: COMPLIANCE TABLE City Standard (PRD-5) Proposed Structure Setbacks Front – Vernon Front – Eden Prairie Road Side – West Parking & Drive-aisle Setbacks Front – Vernon Front – Eden Prairie Road Side – West 35 feet* 35 feet* 35 feet* 20 feet 20 feet 10 feet 10 feet** 4 feet** 50 feet 0 feet** 7 feet** 2 feet** Height 3 stories and 36 feet 3 stories and 36 feet Parking Stalls Convalescent home = 1 stall per 4 patients and one per employee (13 stalls required) 10 stalls** (visitor parking would be on Eden Prairie Road) Building Coverage 35 35-45** FAR 1.20 1.03 *Determined by Building Height **Requires a Variance Page 48 of 97 City of Edina • 4801 W. 50th St. • Edina, MN 55424 Issues/considerations: ➢Comprehensive Plan. The site is guided MDR, Medium Density Residential in the Comprehensive Plan. Note in the table below that the land use category description includes “small institutional uses.” Staff contacted the Metropolitan Council to see how a memory care facility would be classified. The City of Edina’s Sector Representative from the Metropolitan Council stated that the use should be classified as institutional and therefore would not require a Comprehensive Plan Amendment. (See the attached Met Council Land Use Categories and the attached email chain from Met Council staff.) Below is the land use category for MDR, Medium Density Residential designation: Page 3-11 of the Comprehensive Plan states: “Institutional land uses are located through the city. They are occupied by large public and private service providers such as public safety (police, fire), essential services (public works), county libraries, hospitals, and other medical care facilities. They also include schools, social, cultural, and educational establishments, and cemeteries. MDR Medium-Density Residential Applies to attached housing (townhouses, quads, etc.) and multi-family complexes of moderate density. May also include small institutional uses. In new development or redevelopment, improve integration of multi-family housing into an interconnected street network and work to create an attractive, pedestrian-friendly street edge. 5 – 12 residential dwelling units/acre Existing Land Use Plan Sit e Existing Page 49 of 97 City of Edina • 4801 W. 50th St. • Edina, MN 55424 ➢ Excess Parking & Green Space. Based on the City’s parking standards, the site would meet the parking minimum. However, the code does not account for visitor parking. Therefore, visitor parking would likely spill out onto Eden Prairie Road. A parking study would be done to determine the specific impact on the surrounding neighborhood. ➢ Screening of parking. Per Section 36-1457 (4) of the Zoning Ordinance: “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.” This site is located within 50 feet of residential uses to the west and north. There is little or no room to provide landscaping given the proposed setback. A 6-foot wooden fence would be recommended around the parking area to provide screening. ➢ Trash Enclosure. Detailed information would have to be provided for any trash enclosure. Trash storage facilities, including recycling storage facilities, shall be screened from all lot lines and public road rights-of-way. Per Section. 36-1460 all required screening shall be located on the lot occupied by the use, building, facility or structure to be screened. No screening shall be located upon any public road right-of-way, or within 20 feet of the traveled portion of a street. ➢ Sidewalks. A sidewalk would be required to be installed along Vernon Avenue per the Bike and Pedestrian Master Plan. Page 50 of 97 City of Edina • 4801 W. 50th St. • Edina, MN 55424 Page 51 of 97 Page 52 of 97 Page 53 of 97 kaas wilson architects VERNON AVE MEMORY CAREPROJECT DATA 1.0 02/18/25 UNIT MIX - GROSS AREA Name Count Unit Gross Area Total Area %Main Floor 0 BR (Studio) Unit S1 20 372 ft² 7,440 ft² 100% 20 7,440 ft² 100% Grand total 20 7,440 ft² 100% PARKING Level Type Count Level 1 Surface 20 20 GROSS AREA - TOTAL Level Area Level 3 6,227 ft² Level 2 6,227 ft² Level 1 6,227 ft² Grand total 18,681 ft² Planning Division 4/9/25 SubmittedPage 54 of 97 ENTRY PROPOSED MEMORY CARE BUILDING PATIO/ OUTDOOR SPACE TEMP DELIVERY PARKINGV e rn o n A v e S E d e n P r a i r i e R d 12'-0" kaas wilson architects VERNON AVE MEMORY CARESITE PLAN 2.0 02/19/25 1/32" = 1'-0"1 SD Site Plan Planning Division 4/9/25 SubmittedPage 55 of 97 744 ft² Commons 1,559 ft² Commons 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 372 ft² Commons ENTRY COMMERCIAL KITCHEN OUTDOOR ACCESS POTENTIAL SHORT-TERM CARE (EX: TRANSITIONAL) OFFICES THERAPEUTIC SPACE ENCLOSED GARDEN/PATIO kaas wilson architects VERNON AVE MEMORY CAREFLOOR PLANS LEVEL 1 3.0 02/19/25 1/16" = 1'-0"1 Level 1 Planning Division 4/9/25 SubmittedPage 56 of 97 372 ft² Unit S1 233 ft² Stair 372 ft² Unit S1 372 ft² Unit S1 110 ft² Elevator 1,117 ft² Corridor 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 233 ft² Stair 372 ft² Unit S1 1,559 ft² Commons (DEDICATED FLOOR AMENITY SPACE: DINING, DAYROOM, SUNROOM, PORCH) kaas wilson architects VERNON AVE MEMORY CAREFLOOR PLANS LEVEL 2 - 3 3.1 02/18/25 1/16" = 1'-0"1 Level 2 - 3 Planning Division 4/9/25 SubmittedPage 57 of 97 kaas wilson architects VERNON AVE MEMORY CARERENDERINGS 5.1 04/16/25 24-254 VERNON AVE LOOKING SOUTHWEST VERNON AVE LOOKING NORTHEAST Page 58 of 97 kaas wilson architects VERNON AVE MEMORY CARERENDERINGS 5.0 04/08/25 24-254 6'-0"T. FENCE 8'-0"T. FENCE 10'-0"T. FENCE 6'-0"T. FENCE 8'-0"T. FENCE 10'-0"T. FENCE 6'-0"T. FENCE 8'-0"T. FENCE 10'-0"T. FENCE Page 59 of 97 Site Page 60 of 97 Page 61 of 97 Site Page 62 of 97 Page 63 of 97 Page 64 of 97 Planning Division 4/9/25 SubmittedPage 65 of 97 2016 GENERALIZED LAND USE LOCAL PLANNING HANDBOOK 2016 GENERALIZED LAND USE CATEGORIES AND DEFINITIONS Approximately every five years, the Council compiles generalized land use information for the region using aerial photos (spring 2016), with additional assistance from county parcel data and assessor’s information, field checks, and community review. Providing an existing land use map and table are part of the completeness requirements for 2040 Comprehensive Plan Updates. You can use your community’s generalized land use map (JPG or PDF) and associated table to help meet completeness requirements. Your community’s generalized land use map and table are available on your Community Page of the Local Planning under the “Maps and Tables” tab at the bottom of the page. The 2016 generalized land use shapefiles are also available in this location. Below are the 2016 Generalized Land Use categories and definitions. More information on the Generalized Land Use categories is available with the 2016 Generalized Land Use GIS Metadata. SINGLE-FAMILY RESIDENTIAL Land used exclusively for residential purposes and containing a single dwelling unit. Single-Family residential land uses include the following four categories: Single-Family Detached Land meeting the general definition of single-family residential and detached from any other residential dwelling unit (for example, with open space on all four sides). Includes detached townhomes. Seasonal/Vacation Land meeting the general definition of single-family residential containing a dwelling unit occupied seasonally or used as vacation property. Manufactured Housing Park Land meeting the general definition of Single-Family, Detached dwelling and designated for the placement of multiple manufactured housing structures. This classification is NOT used for an individual manufactured home. Farmstead Land that encompasses the single-family residential dwelling and associated buildings of a farm. Associated buildings of a farm may include buildings used for animal husbandry (including barns, chicken coops, and grain solos) along with accessory uses. MULTI-FAMILY RESIDENTIAL Land used exclusively for residential multiple-family dwellings containing a building or multiple buildings. Multi-Family residential land uses include the following two categories: Single-Family Attached Land meeting the general definition of multi-family residential containing two or more attached dwelling units (share a common wall, each with primary ground floor access to the outside). Examples: Attached townhome, double bungalow, triplex, and large multi-unit structures with each unit having its own external entrance. Multi-Family Land meeting the general definition of residential containing two or more attached dwelling units, one or more of which does not have primary ground floor access to the outside. Examples: Apartment building and condominium with a main entrance for all residents. RETAIL AND OTHER COMMERCIAL Land used for the provision of goods or services. This category is for general sales and services that comprise the vast majority of establishments typically associated with commercial land use. This category is used as the default for commercial/retail land uses. Examples include: store, restaurant, hotel, bank, daycare facility, mini-storage facility, Continue to next page Page 1 Page 66 of 97 Page 2 Continue to next page Metrodome, Excel Center, Canterbury Downs, YMCA, American Legion, and skeet club/outdoor gun range. OFFICE Land used predominantly for administrative, professional, or clerical services. Examples include: law offices, accounting firms, clinics (but not hospitals), and veterinary clinics. MIXED USE Land containing a building with mixed uses. Includes the following three categories: Mixed Use Residential Land containing a building with multiple uses in combination with residential unit(s). Examples include: Galtier Plaza in St. Paul, a mom & pop bakery with living space above it. Mixed Use Industrial Land containing a building with multiple uses in combination with industrial uses and NO residential units. An example would be a building containing a warehouse, offices, and stores. Mixed Use Commercial and Other Land containing a building with multiple uses but with NO residential units or industrial uses. An example would be a building containing commercial shops, childcare facility, offices, and/or restaurants. Downtown areas usually have buildings where the first and/or second floor is commercial and the rest is office, these types of buildings would be included under this category. INDUSTRIAL AND UTILITY Land containing manufacturing, transportation, construction companies, communications, utilities or wholesale trade. This category includes publicly owned industrial lands (for example: wastewater treatment plants, water towers, large transit garages, DOT road sanding stockpiles or maintenance staging areas). Industrial also includes warehouses, some special horticultural uses (for example: large greenhouses that do not sell to the public), landfills, and automotive junk yards. Radio and TV stations are also included in this category. EXTRACTIVE Land containing extractive industry, for example, gravel pits or quarries. INSTITUTIONAL Land used primarily for religious, governmental, educational, social, cultural or major health care facilities (where they have beds for overnight stay). Examples include: schools, synagogues, cemeteries, hospitals, nursing homes, city halls, county and state fairgrounds, and museums. PARK, RECREATIONAL OR PRESERVE Land used for park and recreational sport assembly or passive open space. This may occur at community level fields, regional parks, public parks, private parks, campgrounds, small urban parks, playgrounds, rest areas, and other venues used for indoor and outdoor sporting events or like purposes. This category includes passive recreational activities or areas, such as park preserves, wildlife refuges, habitat areas, public plazas, river walks, Department of Natural Resources or US Fish and Wildlife owned land, greenways and residential common areas with distinguishable walk or bike paths. GOLF COURSE Land used for golfing, including driving range and practice areas. MAJOR HIGHWAY Major roadway strips of land on which a vehicular rights-of-passage exists under the following conditions: all interstate highways; all 4-lane divided highways with rights-of-way of 200 feet or greater in width; or all 4-lane roads with Metropolitan Council functional class designation of “Principal Arterial”. RAILWAY Land used and occupied or intended to be occupied by multiple railroad track lines or similar uses. This includes railroad classification, storage and repair yards; intermodal containerized freight and transload facilities; and railroad depots that might otherwise be classified under as industrial. Page 67 of 97 AIRPORT Land used for the operation of aircraft and any related uses (for example: parking lot or car rental) that are on the airport property. AGRICULTURAL Land used for agricultural purposes. Includes discernable cultivation (ground tillage or crop rows) horticulture, floriculture (exotic flowers), viticulture (grapes) activities, pasture, and a broad range of other agricultural activities such as horse boarding and training, kennels, sod farms, tree farms, fish production and processing, storage areas or buildings. UNDEVELOPED Land not currently used for any defined purpose that may or may not contain buildings or other structures or has no discernable use based on the aerial photos or available data. Undeveloped may include non-protected wetlands or lands currently under development. Note: these lands are NOT necessarily available for development. WATER A body of open water or flowing waterway inclusive within a discernable shoreline. This typically does not include wetlands or periodically flooded areas. Generally only features three acres or greater in size were delineated. Areas definable as another land use type will not be depicted as in the Water category (e.g. major highway bridge over a river and marina). The 2016 Generalized Land Use Map and Table is located on your Community Page of the Local Planning Handbook and can be used to help meet Existing Land Use completeness requirements. Metropolitan Council 390 Robert Street North Saint Paul, MN 55101 metrocouncil.org Main: 651.602.1000 TTY: 651.291.0904 Public Information: 651.602.1500 public.info@metc.state.mn.us LOCAL PLANNING HANDBOOK June 2018 Page 68 of 97 From:Turnquest, Amber To:Cary Teague Subject:RE: Potential Memory Care Facility in Edina Date:Tuesday, April 15, 2025 2:47:05 PM Attachments:image001.png EXTERNAL EMAIL ALERT: This email originated from outside the City of Edina. Do not click links or open attachments unless you recognize the sender and know the content is safe. I believe it would. ---Amber Turnquest, AICP Pronouns: she/her/hers Senior Planner Community Development P. 651-602-1576 From: Cary Teague <cteague@EdinaMN.gov> Sent: Tuesday, April 15, 2025 1:30 PM To: Turnquest, Amber <amber.turnquest@metc.state.mn.us> Subject: [EXTERNAL] RE: Potential Memory Care Facility in Edina Great…thank you. Would our medium density classification work as it refers to small institutional uses? (see below) Page 69 of 97 Cary Teague, AICP, Community Development Director 952-826-0460 | Fax 952-826-0389 | Cell 952-292-02364801 W. 50th St. | Edina, MN 55424cteague@EdinaMN.gov | EdinaMN.gov/Planning From: Turnquest, Amber <amber.turnquest@metc.state.mn.us> Sent: Tuesday, April 15, 2025 12:35 PM To: Cary Teague <cteague@EdinaMN.gov> Subject: RE: Potential Memory Care Facility in Edina EXTERNAL EMAIL ALERT: This email originated from outside the City of Edina. Do not click links or open attachments unless you recognize the sender and know the content is safe. I think that would best fall under an institutional use. ---Amber Turnquest, AICP Pronouns: she/her/hers Senior Planner Community Development Page 70 of 97 P. 651-602-1576 From: Cary Teague <cteague@EdinaMN.gov> Sent: Tuesday, April 15, 2025 12:32 PM To: Turnquest, Amber <amber.turnquest@metc.state.mn.us> Subject: [EXTERNAL] RE: Potential Memory Care Facility in Edina Thank you! What would you recommend for a land use classification in the comprehensive plan? Cary Teague, AICP, Community Development Director 952-826-0460 | Fax 952-826-0389 | Cell 952-292-0236 4801 W. 50th St. | Edina, MN 55424 cteague@EdinaMN.gov | EdinaMN.gov/Planning From: Turnquest, Amber <amber.turnquest@metc.state.mn.us> Sent: Tuesday, April 15, 2025 12:30 PM To: Cary Teague <cteague@EdinaMN.gov>; Boylan, Patrick <Patrick.Boylan@metc.state.mn.us> Subject: RE: Potential Memory Care Facility in Edina EXTERNAL EMAIL ALERT: This email originated from outside the City of Edina. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon, Cary, Doing well, hope you are too! Memory care facilities are considered group quarters, not housing units and cannot be calculated toward density. Please reach out if you have any other questions. Thanks, Amber ---Amber Turnquest, AICP Pronouns: she/her/hers Senior Planner Community Development P. 651-602-1576 From: Cary Teague <cteague@EdinaMN.gov> Sent: Monday, April 14, 2025 2:44 PM To: Boylan, Patrick <Patrick.Boylan@metc.state.mn.us>; Turnquest, Amber <amber.turnquest@metc.state.mn.us> Subject: [EXTERNAL] Potential Memory Care Facility in Edina Good afternoon, Patrick and Amber, Hope all is well! We have a potential project here in Edina for a redevelopment project to tear down an old automobile repair station to build a 20-unit memory care facility. The site is just 16,000 square feet in size. Our question is, should we calculate the density for this site the same as a regular apartment? We believe that we should. Each unit is 400 s.f. in size and would have its own bathroom. They would not have cooking facilities. Page 71 of 97 Any thoughts? Thanks, Cary Cary Teague, AICP, Community Development Director 952-826-0460 | Fax 952-826-0389 | Cell 952-292-02364801 W. 50th St. | Edina, MN 55424cteague@EdinaMN.gov | EdinaMN.gov/Planning Page 72 of 97 EdinaMN.gov Sketch Plan Review 6016 Vernon Avenue Page 73 of 97 Page 74 of 97 Page 75 of 97 Site Page 76 of 97 Page 77 of 97 Page 78 of 97 Page 79 of 97 Page 80 of 97 Page 81 of 97 Page 82 of 97 Page 83 of 97 Required Setbacks Page 84 of 97 0’ 9’ 13’ 20’ 0’ Page 85 of 97 This Request Requires: ➢A Rezoning from PCD-4, Planned Commercial District 4 to PRD-5, Planned Residential District 5; ➢Site Plan Review ➢Multiple Variances in the Site Plan, including building setbacks, parking lot setbacks and number of parking spaces. Page 86 of 97 Page 87 of 97 Page 88 of 97 Page 89 of 97 Issues for Consideration As with all sketch plan reviews, the Planning Commission is asked to provide non-binding comments and direction on a potential future development request. Areas of focus should be on the following: ➢The Proposed land use. Is this an appropriate land use for the site given the number of variances necessary as part of the proposed site plan? ➢Zoning. Is PRD-5 the appropriate zoning district? Page 90 of 97 kaas wilson architects VERNON AVE MEMORY CAREPROJECT DATA 1.0 02/18/25 UNIT MIX - GROSS AREA Name Count Unit Gross Area Total Area %Main Floor 0 BR (Studio) Unit S1 20 372 ft² 7,440 ft² 100% 20 7,440 ft² 100% Grand total 20 7,440 ft² 100% PARKING Level Type Count Level 1 Surface 20 20 GROSS AREA - TOTAL Level Area Level 3 6,227 ft² Level 2 6,227 ft² Level 1 6,227 ft² Grand total 18,681 ft² Page 91 of 97 ENTRY PROPOSED MEMORY CARE BUILDING PATIO/ OUTDOOR SPACE TEMP DELIVERY PARKINGV e rn o n A v e S E d e n P r a i r i e R d 12'-0" kaas wilson architects VERNON AVE MEMORY CARESITE PLAN 2.0 02/19/25 1/32" = 1'-0"1 SD Site Plan Page 92 of 97 744 ft² Commons 1,559 ft² Commons 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 372 ft² Commons ENTRY COMMERCIAL KITCHEN OUTDOOR ACCESS POTENTIAL SHORT-TERM CARE (EX: TRANSITIONAL) OFFICES THERAPEUTIC SPACE ENCLOSED GARDEN/PATIO kaas wilson architects VERNON AVE MEMORY CAREFLOOR PLANS LEVEL 1 3.0 02/19/25 1/16" = 1'-0"1 Level 1 Page 93 of 97 372 ft² Unit S1 233 ft² Stair 372 ft² Unit S1 372 ft² Unit S1 110 ft² Elevator 1,117 ft² Corridor 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 372 ft² Unit S1 233 ft² Stair 372 ft² Unit S1 1,559 ft² Commons (DEDICATED FLOOR AMENITY SPACE: DINING, DAYROOM, SUNROOM, PORCH) kaas wilson architects VERNON AVE MEMORY CAREFLOOR PLANS LEVEL 2 - 3 3.1 02/18/25 1/16" = 1'-0"1 Level 2 - 3 Page 94 of 97 kaas wilson architects VERNON AVE MEMORY CARERENDERINGS 5.0 04/08/25 24-254 6'-0"T. FENCE 8'-0"T. FENCE 10'-0"T. FENCE 6'-0"T. FENCE 8'-0"T. FENCE 10'-0"T. FENCE 6'-0"T. FENCE 8'-0"T. FENCE 10'-0"T. FENCE Page 95 of 97 kaas wilson architectsVERNON AVE MEMORY CAREINTERIORS - CONCEPT IMAGES3.5 02/19/25Page 96 of 97 kaas wilson architectsVERNON AVE MEMORY CAREEXTERIORS - CONCEPT IMAGES3.6 02/19/25Page 97 of 97