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HomeMy WebLinkAbout2019-06-26 Planning Commission PacketSTAFF REPORT Date: To: From: June 26, 2019 PLANNING COMMISSION Kris Aaker, Assistant City Planner Subject: B-19-1 I , A 3.36 inch foot first floor height variance for a new home at 4439 Garrison Lane Information / Background: The applicant is requesting to increase the first floor elevation 3.36 inches higher than the allowable I foot increase in first floor elevation in order to construct a new home at 4439 Garrison Lane. 4439 Garrison Lane is approximately 19,817 square feet in area and is located on the south side of Garrison Lane, north of Garrison Lake and is within the floodplain. The City of Edina's Engineering standards require the basement elevation of the new home to be 2 feet higher than the FEMA base flood elevation. The existing home was built in 1945 prior to the FEMA floodplain study conducted in 1979 to determine flood risk areas. A variance is requested to allow the first floor elevation of the new home to exceed the first floor elevation of the existing home by more than one foot. The current home at 4439 Garrison Lane has a basement elevation of +- 868.9 and a first floor elevation of 877.37 feet above sea level. The established floodplain elevation is at 866.3 with a required protection elevation of 868.3'. The minimum basement elevation must be no less than 2 feet above the flood elevation so the minimum basement elevation required is 868.3'. The proposed basement will be no lower than 868.3'. The proposed first floor elevation of the house is proposed to be at 878.36, which will be 3.36 inches higher than the I foot increase allowed by ordinance. Surrounding Land Use s Northerly: Single Unit residential homes zoned R-I and guided. low -density residential Easterly: Single Unit residential homes; zoned R-1 and guided low -density residential. Southerly: Garrison Lake; zoned and guided low -density residential. Westerly: Single Unit residential homes; zoned R-I and guided low -density residential. City of Edina • 480I W. 50th St. • Edina, MN 55424 STAFF REPORT Page 2 Existing Site Features The existing 19,817 square foot lot is located on the south side of Garrison Lane and north of Garrison Lake. The property is within the flood zone. The existing home with multiple out -buildings is to be removed. Planning Guide Plan designation: Low -Density Residential Zoning: R-1, Single -Dwelling District Grading & Drainage The Environmental Engineer has reviewed the application and submitted comments as attached in their June 10, 2019, memorandum. Grading for the property and drainage will be directed to either Garrison Lane in the front of the property or to the rear of the property and into Garrison Lake/Otto Pond. The public infrastructure on the street system and Garrison Lane has the capacity to accept the runoff. Compliance Table City Standard Proposed North Side — East Side - South— West Side — 26 feet 10 feet 50 feet 10 feet 30.5 feet 11.5 feet 94.6 feet 11 feet Building Coverage 25% 16% First Floor Elevation Building Height ***Existing/ 878.36Max 37 Feet 878.65* 31 Feet *Requires a variance STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues • Does the proposed new home meet the criteria for approval of variances with a with a first floor elevation 3.36 inches higher than the existing home? Staff believes the house design can be modified to maintain the ordinance requirements and therefore does not meet the criteria for a variance to allow the first floor elevation 3.36 inches higher than the existing home for the following four reasons: I . The proposed survey indicates a 1 st floor elevation for the new home at 878.36 with the existing I st floor at 877.37, which is less than the allowable I foot increase, (complies). The survey therefore specifies compliance with the I foot maximum increase rule. The survey also specifies that the basement will be a 9 foot poured walk -out. The property will be re -graded to accomplish a walk- out. Given the survey, it appears that the project can be accomplished without the need for a variance. 2. The applicant states that it is more economical to use standard trusses and that a different conforming truss would be approximately $2,500. Economic factors shall not be a consideration for a variance request. 3. Staff believes that the proposed home design fits the character of the neighborhood in height. The 3.36" difference in floor height will be compatible with adjacent properties. The home to the east has a 1st floor elevation of 878.65 with the neighbor to the west at 879.36. The proposed house will be between the two adjacent elevations at 878.36 ft. It is apparent however, that the design could comply. Staff Recommendation Staff cannot support the variance request given conforming design alternatives and recommends denial of the variance, as requested. DATE: June 10, 2019 TO: Cary Teague — Planning Director FROM: Zuleylca Marquez, Graduate Engineer RE: 4439 Garrison Lane - 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 certificate of survey dated 2/14/19, existing conditions survey dated 5/20/19, and proposed stormwater management plan dated 05/28/19. Grading and Drainage The proposed plan includes full redevelopment of the property. Site drains to Garrison Lane and Otto Pond. Proposed drainage is similar to existing lot. Stormwater Mitigation Stormwater was reviewed and is consistent with City of Edina Building Policy SP-003 standards. A final grade as -built survey and inspection will be required to verify compliance with the approved stormwater plan. Floodplain Development The lowest floor elevation must be a minimum of two feet above the I % annual chance base flood elevation. In this case, 866.3' plus 2' is 868.3'. All principal and accessory structures shall maintain a minimum setback of 50 feet from the outlet elevation of 862.9' (Minnesota Department of Natural Resources has not defined the ordinary high water level). Erosion and Sediment Control An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002. Street and Curb Cut The applicant proposes to relocate the existing curb cut to the west. A curb cut permit will be required. Public Utilities Water and sanitary is served from Garrison Lane. A one -inch water service line from the curb stop to the dwelling is required per the City's policy SP-024. Other Items A Nine Mile Creek Watershed District permit may be required, applicant will need to verify with the district. An active well is located onsite. Thus, coordination with Minnesota Department of Health will be required. Retaining walls are proposed. If greater than 4-feet, the applicant will be required to submit drawings, cross- section, and calculations prepared and signed by a Minnesota licensed professional engineer. ENGINEERING DEPARTMENT 7450 Metro Boulevard • Edina, Minnesota 55439 www.EdinaMN.gov • 952-826-0371 • Fax 952-826-0392 Am:411m 2014, 0 MD 8 Associates 239.2, The CITY at EDINA 1 in = 94 ft W+E s June 14, 2019 Map Powered by DataLink • • e; 1., e r t { 1� ? ,: '• • • Mom• .r it^'^ �'A rI) •- ' (c pj�'Edrnap Hennepin Countyo,Edina e�n�nepin*MetroGlS ©4WS'E3 & Accmr..iadec 72(Olilsl_nMn 'elF' Associates 20158 If . ` I. The ClTYoi EDINA 1 in=47ft W+E s June 14, 2019 Map Powered by DataLink LEGAL DESCRIPTION OF PROPERTY (written and electronic form): '*You must provide a full legal description. If more space is needed, please use a separate sheet. Note: The County may not accept the resolution approving your project if the legal description does not match their records. This may delay your project. PROPERTY ADDRESS: L(L 31 PRESENT ZONING: R I EXPLANATION OF REQUEST: FEMtr L FLtk de.h.,4 r is rev, red/ TLe. FF/A,4 fLoc.Q (Use reverse side or additional pages if necessary) P.I.D.# 3002-0030 , fib, - S,- c--f 3(C .a . q6 g . a . we - our F( - El ,tDn OTC fr'uS L,2 rcq,,cs c•.n ctice-i 3.3C 40 37g .65 T use. FF E. is f g?7.37_ t r �-G, t p ,Po,-s- ^et,/ se ,,r�dlC� 5;fi 3-36`' !„ (..Q Wf FFF J(o 4-. TLe. `2use er-54- Ors 71.3 F aij 44-2- 1-4< 5 ` g76.(( F F F Oar Lettimem FFE_ Lc rvf &fie �� w54- Pg (,)t) 4 Sp 'w( t^^ ••irG dio f ceg {'l.t- ,e Tik 140J r >Iti se 6-4( ram- (60g) 3'4; - 706) � � r.s Lot- `^/i res d 1.5 Pe5c4-efis, PLANNING DEPARTMENT Variance Request for 4439 Garrison Ln MAY 3 0 2019 CITY OF EDINA► To whom it may concern, We are requesting a variance of an additional 3.36" above the 1 foot FFE (First Floor Elevation) rule that is in place for the property of 4439 Garrison Ln due to the FEMA 100 year flood plain set at 866.2. The new residence must be 2 feet above that at 868.2. The existing FFE is at 877.37. With current construction practices the new house would sit at 878.65. This is 3.36" higher than the allotment of the current 1 ft. rule. Currently the house to the east sits at 879.36 and the house to the west sits at 876.11. The new house would sit between them with a new FFE of 878.65 and not alter the character of the neighborhood. With the variance of an additional 3.36" it will relieve practical difficulties in complying with the zoning ordinance with a significant savings in floor truss manufacturing including installation and labor. With the variance of an additional 3.36" it will correct extraordinary circumstances applicable to 4439 Garrison Ln but no other properties in the vicinity or the zoning district. With the variance of an additional 3.36" the new house will be in harmony with the general purposes and intent of the zoning ordinance. The new house will sit between the adjacent properties and be negligibly visual to the human eye. With the variance of an additional 3.36" the new house will not alter the character of the neighborhood. The new house 878.65 FFE will sit perfectly between the house to the east 879.36 FFE and house to the west 876.11. Best Regards, Alex Swiggum s 8 8 u 0. x W Z U o W fINOAV 31V000 OM yz 0 0 O loom 0 _W cc• Q � J o 0csj • U N i3�Q� <�a � w° I� cr y L'1-W 0 8 • "� tz h off" ,w 38A3ER = ma PfasP� PFAEssPPRE 8 = aa00000000 0 r. • o ®eye 1p O i u'e II I ILJL'J • � b 1 ,530..9. o., 98'6 ' ET 9E, L' 0 U 4Z4SS NYV 'VNIcI 3NV I NOSINIIVD 6f44 aDNamsa i IAl 9OI &S O � ii ASS PLANNING DEPARTMENT - J r r 1 0 L .J L.J 1MINII ■ 40 r--- r I I I I J 1•• ; I I lL 4-3 r CITY OF EDINA VZVS5 N1N VNICIE HNV-1 6£0b optimism IATRODIANS a PLANNING DEPARTMENT SAN A - if Ere C D C C D g la — - LJWLJ 111•11•4111111•MMU MILlired $ 8 * $ —1 r:1 3 CITY OF EDINA b Z45S NIN VNI1 311tl'1 NOSIN TIVO 6Ebb aDw aisam WW19I HA&S PZ1755NY vruaa aNV-1 NOSIIIIIVD 6Ebt. aDNIMISall VelflODIMS ir PM Bit litnt 2 Oh r HP.s3RE ' xtrot L • I I • I • I - Ai F CITY OF EDINA H EE EE N H 1.1 I\I 4/12-01 8 bZPSS NV VNIQ3 3Ntl7 NOSITIHVD 6Ebb aDN inS DI IIDDIMS 1 jib I;:. iII�IQ ,i 1,1 Val N PLANNING DEPARTMENT EB EH CITY OF EDINA BB -�H 4Z455 NY1 'vNIQH HNtl7 NOSINNVD 6f64 aDmaaisa I b1IIl1JJIAAS bZb SS NW 'VNIQ3 31,1tl'I NOSIi7TIV9 G£bb HaNI I IsIU IAIIIJJIALAS LL 4Z455 NYE 'VN103 3NVI NOSINNVO 6E44 HDMffLSMI bQI19DIMS O❑ ,t ;r hl it PLANNING DEPARTMENT CITY OF EDINA STAFF REPORT Date: June 26, 2019 To: From: Planning Commission Cary Teague, Community Development Director Subject: Subdivision with Variances — 5841 Oaklawn Avenue Information / Background: Steve Sandberg is proposing to subdivide his property at 584 I Oaklawn into two lots. The existing home on the lot would be torn down, and two new homes built on the new parcels. Both lots would gain access off of Oaklawn Avenue. There is an existing pedestrian and utility easement located over a vacated right-of-way of a portion of 59th Street. There is an overhead power line and a stairway/sidewalk access to the park located in the easement. This easement would remain in place. (See applicant narrative and plans attached.) To accommodate the request the following is required: A subdivision; 2. Lot width variances from 75 feet to 50 feet for Lot 2; 3. Lot area variances from 9,000 square feet to 8,793 and 6,694 square feet; 4. Setback variances for Lot I — from 25 feet to 10 feet from 59th Street and 10 feet to 5 feet on the north lot line; and 5. Pedestrian & Utility vacation. Within this neighborhood, the median lot area is 6,721 square feet, median lot depth is 134 feet, and the median lot width is 50 feet. (See attached median calculations.) Surrounding Land Uses The lots on all sides of the subject properties are zoned and guided low -density residential. Pamela Park is located to the southeast. City of Edina • 4801 W. 50th St. • Edina, MN 55424 STAFF REPORT Page 2 Existing Site Features The existing site contains a single-family home and mature trees. There is an existing utility and pedestrian easement over the southern 30 feet of the south lot, in which no building can be constructed; in effect making the southern lot 50 feet wide. Planning Guide Plan designation: Single -dwelling residential Zoning: R-I, Single -dwelling district Lot Dimensions Area Lot Width Depth REQUIRED 9,000 s.f. 75 feet 135 feet Lot 1 8,793 s.f.* 80 feet 135 feet Lot 2 6,694 s.f* 50 feet* 135 feet * Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and found them acceptable, subject to conditions. (See the attached memo from the city engineer.) Drainage generally flows in the front of the Tots to Oaklawn Avenue; in the rear yard, drainage flows to the east and south toward Pamela Park. An infiltration basin would be constructed along the rear lot line to slow drainage to the east. (See attached grading plan.) There shall be no increase in peak rate or volume to neighboring properties. Any disturbance to the roadway caused by the construction of the new homes must be repaired. The detailed grading plans would be reviewed by the city engineer at the time of a building permit application. A construction management plan will be required for the construction of the new home. Specific hook-up locations would be reviewed at the time of a building permit for each lot. A Minnehaha Creek Watershed District permit would also be required. History of Subdivision Requests with Variances The City of Edina has considered several subdivision requests with variances in this general area. (See attached area map.) The following is the history in the past 13 years: History of Recent Subdivisions with Variances 1. In 2006, the property at 5901 France Avenue received variances to build four (4) 66-foot wide Tots consistent with the area. (Median = 9,269 s.f & 73 feet wide.) STAFF REPORT Page 3 2. In 2008, 6120 Brookview Avenue was proposed to be divided into two (2) 50-foot Tots; however, the applicant withdrew the request before action was taken. (Median = 6,700 s.f & 50 feet wide.) 3. In 2009, a 100-foot lot at 5920 Oaklawn was granted variances to divide into two (2) 50-foot Tots. (Median = 6,699 s.f & 50 feet wide.) 4. In 2011, the property at 5829 Brookview was granted variances to divide into two (2) 50-foot lots. (Median = 6,769 s.f & 50 feet wide.) 5. In 2012, the property at 6109 Oaklawn was denied the request to subdivide the property into two (2) 50-foot Tots. (Median = 6,701 s.f. & 50 feet wide.) 6. In 2012, 6120 Brookview was again proposed for subdivision. That request was denied. (Median = 6,700 s.f & 50 feet wide.) 7. In 2012, 5945 Concord was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f & 77 feet wide.) 8. In 2015, a 100-foot lot at 5825 Ashcroft Avenue was granted variances to divide into two (2) 50-foot Tots. (Median = 6,790 s.f & 50 feet wide.) 9 In 2015, 5945 Concord was approved for a request to subdivide the property into two (2) 50-foot Tots. (Median = 10,028 s.f. & 77 feet wide.) 10. In 2016, 5845 Kellogg Avenue was denied a request to subdivide the property into two (2) 50-foot Tots. (Median = 6,715 s.f. & 50 feet wide.) I I. In 2017, 6124 Ewing Avenue was approved for a request to subdivide into two (2) lots with lot width and area variances. (Median = 1 1,500 s.f. & 80 feet wide.) 12. In 2017, 5404 Park Place was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 65 feet for each lot; and lot area variances from 9,000 square feet to 8,705 and 8,840 square feet. (Median = 8,107 s.f. & width was 60 feet wide.) The City has approved and denied similar subdivisions in this neighborhood. However, in the instances when subdivisions have been denied, the area immediately surrounding the site contained a wide variety of lot sizes. In instances when subdivisions have been approved, the requesting lot was oversized (twice as large) compared to lots in the immediate area. This lot is twice the size as the other lots on Oaklawn and Brookview. STAFF REPORT Page 4 Primary Issues • Subdivison — Are the findings for a variance met? Yes. Staff believes that the findings for a Variance are met for this Subdivison. Per state law and the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal meets the variance standards, when applying the three conditions: a) Will the proposal relieve practical difficulties that prevent a reasonable use from complying with the ordinance requirements? Yes. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. The practical difficulty is due to the fact that previous property owners did not develop on the lot that is proposed to be divided. The original owner purchased two Tots and combined them into one lot, and built a home over the two lots. (See the attached original plat.) The requested variances to split this lot are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than other properties in the immediate area. The proposed subdivision would result in two lots more characteristic of the neighborhood. If the variances were denied, the applicant would be denied a subdivision of property which the lots would be the same or similar to existing lots in the area. As demonstrated, the median lot size in this neighborhood is 50 feet wide, 134 feet deep and 6,721 square feet in size, which is generally consistent with the proposed lots. The applicant is proposing to restore the lots into the form of the original plat with the exception of the vacated right-of-way that has been added to the property. b) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The circumstances regarding the size of the lot, and that a previous property owner built on and developed the site from two lots into one. That condition was not created by the applicant. c) Will the variance alter the essential character of the neighborhood? No. The proposed improvements requested by the variance would not alter the essential character of the neighborhood. Two new single family homes would be constructed on lots similar in size to all lots on this block. The south lot would be 80 feet wide, giving the appearance of a wider lot on the street. STAFF REPORT Page 5 Setbacks — Are the findings for the variances met? Yes. Staff believes that the findings for a Variance are met to reduce the setback from 25 to I feet to 59th Street West and from 10 feet to 5 feet along the north side lot line. Per state law and the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal meets the variance standards, when applying the three conditions: a) Will the proposal relieve practical difficulties that prevent a reasonable use from complying with the ordinance requirements? Yes. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. The practical difficulty is caused by the location of 59th Street, which dead ends half way through the subject property, and the location of the pedestrian and utility easement over the south 30 feet of Lot 1, where a portion of 59th Street was vacated. The easement protects an overhead power line and a stairway/sidewalk that accesses the City Park. Staff also anticipates future utilities to be located within that easement area. As a result, the building pad for Lot I would be reduced to, in effect a 50-foot wide lot, not 80; additionally, the setback requirement from the 59th Street right-of-way shrinks the building pad even further. (See attached map showing setback requirements.) There is 17 feet of right -way to the paved portion of the street; therefore, homes appear to be setback further from the street. The lot to the south was granted a similar variance to 10 feet in 2018. (See attached survey of the home under construction to the south.) b) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The circumstances regarding the size of the lot, the location of 59th Street, the pedestrian and utility easement, and the extra green space within the right-of-way were not created by the applicant. c) Will the variance alter the essential character of the neighborhood? No. The proposed improvements requested by the variance would not alter the essential character of the neighborhood. Two new single family homes would be constructed on lots similar in size to all Tots on this block and the 10-foot setback to 59th Street is the same as the home under construction to the south. STAFF REPORT Page 6 Staff Recommendation Recommend that the City Council approve the proposed two lot subdivision of 5841 Oaklawn with lot width variances from 75 feet to 50 feet for Lot 2; Lot area variances from 9,000 square feet to 8,793 and 6,694 square feet; and a setback variance from 25 feet to 10 feet from the 59th Street right -ow -way and from 10 to 5 feet for the side setback for Lot I. Approval is based on the following findings: I . Except for the variances, the proposal meets the required standards and ordinance for a subdivision. 2. The proposal re-establishes the original plat of two lots, with the exception of the vacated right-of-way. 3. The proposed lots would be similar in size than all lots on Oaklawn Avenue. 4. The utility and pedestrian easement located over the south 30 feet of Lot I shall remain in place. 5. The proposal meets the required standards for a variance, because: a. There is a unique practical difficulty to the property caused by actions of a previous property owner that developed two lots into one. b. The requested variances are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than most properties in the area, including the adjacent lots to the east, west and south. The proposed subdivision would result in two lots more characteristic of the neighborhood. c. The practical difficulty in regard to the setback is caused by the location of the 59th Street right-of-way located in the southeast corner of the property, and the pedestrian and utility easement over the south 30 feet of Lot I. d. The ten foot setback requested to the 59th Street right-of-way is similar to a variance received by the property to the south. Approval is subject to the following conditions: I . The City must approve the final plat within one year of preliminary approval or receive a written application for a time extension or the preliminary approval will be void. 2. Prior to issuance of a building permit, the following items must be submitted: a. Submit evidence of Minnehaha Creek Watershed District approval. The City may require revisions to the preliminary plat to meet the district's requirements. b. A curb -cut permit must be obtained from the Edina engineering department. STAFF REPORT Page 7 c. A grading, drainage and erosion control plan subject to review and approval of the city engineer. The proposed plans shall meet all conditions outlined in the engineering memo dated June 18, 2019. d. There shall be no increase in peak rate or volume to neighboring private property. e. Any disturbance to the roadway caused by the construction of the new homes must be repaired by replacing the asphalt pavement from curb -to -curb and from saw -cut to saw -cut. f. A construction management plan will be required for the construction of the new homes. g• Utility hook-ups are subject to review of the city engineer. 3. No structure shall be constructed within the utility and pedestrian easement located over the south 30 feet of Lot 1. Deadline for a City Decision: August 7, 2019 DATE: June 18, 2019 TO: Cary Teague — Planning Director FROM: Zuleyka Marquez, Graduate Engineer RE: 5841 Oaklawn Avenue — Preliminary Development 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. Plans reviewed include the "Preliminary Plat Submittal" dated May 24, 2019. General Comments • The southern portion of the existing lot includes vacated 59th Street W. • The following variances are requested: lot area, lot width, and interior side yard and side street setbacks. Survey and Easements • Staff does not support vacating of any portion of the existing utility and pedestrian easement to increase the size of the buildable area of Lot 1. Easement space may be needed for future relocation of a raw water main pipe located on 5901 Oaklawn Avenue. Applicant to modify building pad as necessary to avoid encroachment and provide a copy of the easements. Erosion and Sediment Control • Permanent erosion control measures to be incorporated during permit review, specifically along the swale between the two lots. • An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002. Grading and Stormwater Mitigation • The proposed plan includes full redevelopment of the property. Impervious surface is increasing from 25.4% to 43.7%. • Site drains to the east. Proposed drainage is similar to existing lot. • A rain garden is proposed in the southeast corner of Lot 2. • A swale on the east portion of Lot 1 directs drainage south towards to the right of way. • Final grade as -built surveys and inspections will be required to verify compliance with the approved stormwater management plans. Floodplain Development • No comment. Street and Curb Cut • Applicant proposes to relocate the existing curb cuts. • Separate residential curb cut permits will be required. The work shall be completed per Edina Standard Plates 400, 405, and 500. ENGINEERING DEPARTMENT 7450 Metro Boulevard . Edina, Minnesota 55439 www.EdinaMN.gov • 952-826-0371 • Fax 952-826-0392 Public Utilities • Water and sanitary is currently served from Oaklawn Avenue. • Sump drain connection is available along Oaklawn Avenue and 59`h Street W. • A one -inch water service line from the curb stop to each dwelling is required per Building Policy SP-024. Applicant proposes to reuse existing water service for Lot confirm existing water service line is one inch in diameter. • Roadway was reconstructed in 2010. Thus, the bituminous roadway patching shall Edina Standard Plates 540 and 543. • Sewer and water connection charges shall be paid prior to building permit issuanc • SAC fees shall be paid prior to building permit issuance. the City of Edina 2. Applicant to be completed per e. Other Items • A Minnehaha Creek Watershed District permit may be required for the subdivision and each individual site, along with other agency permits such as MNDH, MPCA, and MCES. • The original home was built in 1949 and the water main was installed in 1950. Thus, a well may be located onsite. Applicant to furnish documentation if available or hire a licensed well contractor to locate the well prior to demolishing the existing home. • Retaining walls are proposed. If greater than 4-feet, the applicant will be required to submit drawings, cross-section, and calculations prepared and signed by a Minnesota licensed professional engineer. ENGINEERING DEPARTMENT 7450 Metro Boulevard • Edina, Minnesota 55439 www.EdinaMN.gov • 952-826-0371 • Fax 952-826-0392 Location Map Ill 1-=--•=1 - - r---- ft9th St 1--- ---11:-- ----- 1 t._. • 1 FL I \-[1. ' '---:- ----- - - •1: -,,t,-. i ' 1- 1 ___.• L Et- ' •, E--. -••-/ :Z. : ---/ i i.(..j.. -- ' I1 t I -.---1----1 [—A ,-... '/k1:-..i \ t ) 1.`. 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' 134.21� r- c i ,ry +-r) 2 a " 134 2 dak, saa sr_•: t Si 111 :100} . ci 134,I9 134. 11 abe 134.24 134:35N89:52'39 J 134.18 134.18 .13,061r 13- !15" 2 13.. 12 3 134.11 134.09 pn�ep�In�C�o,uinty�rEcJn�a�r,,blane oin MetroGlS I ©WS © ALSB & AssoclatesfalWA' .am 1341.16 13-1.15 34.09 .x Addresses The CITY of EDII�TA 1 in = 94 ft W+E June 18, 2019 Map Powered by DataLink Location Map The CITY of EDINA eI • • . y i , Ci y(bfiLdiba Plenn0"i0County, Edina !Henne"pin, MetioGlS I ©WSB & `;Ass'o ia1 s 2013,. .� 'S:E & Associate0J2013 1 in = 47 ft W+E June i8, 2019 Map Powered by DataLink 844 Oaklawn Ave - Goo: e -Tap Q 0 menryirrymnr 0 0 0 0 treet View - Ju 201. 899 Oaklawn Ave - Gooale ap 0 2019 Goo. ma. e ca.ture: Ju 21 gMlnigirrimu a) 0) 0 0 E=IIME 01 M • U C7 d' ti Q N . r, >C M d M a) _M 11 06 00 D1 cd M V5 00 VD M M M 01 cct O U O O 1 �� I rJ 'I.__�✓ �' IrG Li ILA 5841 Oaklawn Avenue, Edina, MN Subdivision Application — Project Narrative PID: 1902824420022 May 24, 2019 Project Narrative Steve Sandberg and his siblings are seeking approval of a minor subdivision of their property located at 5841 Oaklawn Avenue in Edina. The property is currently 0.36 acres. A single-family home is located on the property which will be removed to facilitate the subdivision into two new lots. The property is currently two 50-foot platted lots along with a portion of vacated 59th Street W. right-of-way. The subdivision will split this property back into the two original lots (with one lot maintaining the addition right-of-way). This property was owned by Steve and his siblings' parents, Maynard and Arlene Sandberg since 1949. They lived in the house up until the passing of Maynard in March of 2018. They originally purchased the property as two separate platted lots with the intention of splitting this property back into the two original lots in the future. The property is currently zoned R-1, Single Dwelling Unit District. The existing zoning will be maintained for the subdivision. The proposed property will consist of the following: Lot 1, Block 1 Lot Area = 8,793 SF Lot Width = 80.0 FT Lot 2, Block 1 Lot Area = 6,694 SF Lot Width = 50.0 FT The proposed subdivision will require variances for approval. The requested variances are as follows: Lot 1, Block 1 Lot Area Interior Side Yard Setback Side Street Setback Lot 2, Block 1 Lot Area Lot Width Proposed 8,793 SF 5.0 FT 10.0 FT Proposed 6,694 SF 50.0 FT Required 9,000 SF 10.0 FT 15.0 FT Reu wired 9,000 SF 75.0 FT CIVIL SITE GROUP, INC. 4931 W. 35TH ST, #200 ST. LOUIS PARK, MN 55416 763.213.3944 OR 952.250.2003 INFO@CIVILSITEGROUP.COM CivilSiteGroup.com Variance Narrative Discussion 1. Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable. If approved, the proposed variances for lot area and width would allow two 50-feet wide residential lots (The south lot is technically 80 feet wide, but that is only because of the additional vacated right-of-way. The east half of the lot would only be 50 feet wide.). The practical difficulty for this property is that this area was originally platted with almost all 50-foot wide lots (five of the lots in close proximity to this house are 60 feet wide instead of 50 feet), including this property. When the current homeowner's parents purchased the property, they intentionally purchased this property knowing that it was two separate lots that were combined into one with the intention of separating the lots in the future. The median lot area for properties within 500 feet of this property is 6,721 sf and the median width is 50.0 feet. Without granting this variance, the homeowners can't utilize the property in the manner in which they purchased it in the first place, which is why there is a practical difficulty. The City of Edina also has recently granted similar lot width and area variances for properties within this neighborhood. The practical difficulty for the variance of the side yard setback requirements is due to the fact that there is a portion of vacated right-of-way included in the property. This right-of-way was not part of the original platted property and changes the lot width from 50 feet to 80 feet which has larger setback requirements than a standard 50-foot lot. The variance for the reduced Interior Side Yard Setback is to align this requirement to what is standard for a 50-foot lot. The variance for the Side Street Setback would also more closely match the requirements for a 50-foot wide lot. If these variances were not approved, the resulting building pad would be unbuildable. The City of Edina also just approved the same requested Side Street Setback variance for the property to the south, which is a mirror image of this property. 2. Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district. On Oaklawn Avenue and the west side of Brookview Avenue, which backs up to the subject property, this is currently the only lot that is two combined lots from the original plat within 500 feet of the subject property. There are 36-50 foot wide lots and 5-60 foot wide lots. The current property is almost double the lot width and area for almost all the properties in the vicinity. The setback variance will maintain typical setbacks for lots of similar size. 3. Be in harmony with the general purposes and intent of the zoning ordinance. The proposed subdivision would be in harmony with the general purposes and intent of the zoning ordinance by creating two lots that are of similar size, width and have similar setbacks to almost all other properties in this neighborhood. The proposed variance would restore the original platted lots of this parcel. 4. Not alter the essential character of the neighborhood. The proposed subdivision will not alter the essential character of the neighborhood. Almost all of the lots on this street, within 500 feet of the property, are 50-foot wide lots with similar areas and setbacks as requested by the variance. The houses that will be built on this property will be similar to all the new construction in the area. This subdivision will fit in with the character of the neighborhood and will bring two new families to the City of Edina. This project should have positive impacts to neighboring property values, and will be a benefit to the City of Edina for decades to come. Sincerely, David Knaeble Civil Site Group 5841 OAKLAWN AVENUE, EDINA - LEGAL DESCRIPTION LOTS 13 AND 14, BLOCK 2, FAIRFAX, HENNEPIN COUNTY, MINNESOTA, TOGETHER WITH THAT PART OF VACATED WEST 59TH STREET BY RESOLUTION FILED AS DOCUMENT NO. 3164904 ACCRUING TO SAID PROPERTY. PLANNING DEPARTMENT MAY 2 4 2019 CITY OF EDIN/A bZ33S NW VNI03 '3f1N33V NMV13V0 1178S 921380NVS 3A31S NW VNI03 d f N A V II V M V 1) V O 1031.011.1 5841 OAKLAWN AVENUE EDINA, MINNESOTA ISSUED FOR: PRELIMINARY PLAT SUBMITTAL I to Praoloo, n;.. wd49p O,a Y<37 z N 0 y 3 c'i»>uuuyN via O 1 1 a Cif 511 6Jagpueg enaag VL6S5 NW 'oulp3 any umel O I-V89 ioaroae OY zj N � aN zF F F aAV UM2p120 aiti v C N N _1 . edoE41730>,a-a 4'0 0 0®®B O o ®0 0 0• o 0 Biacipues enals 4Z95 NW ¢135, env umeNeo 1489 103r013.1 § 6 17,Lt. LOT SPLIT EXHIBIT 11711 . 'i:t1. t g 3 d131 ,, ri ii"131 01'13: tOR PRELIMINARY PLAT: SANDBERG ADDITION 0 3.5i.51.005 any umePie0 Os i 66CM:5T...00N •,-,•- • . . h 5 . 6 E. I 5 11 V2666 666 vmco '30N3AVNM612V0 l699 92,13EICINVS 3A3.1S NA •VNI03 AIINJAV NMV—DIVO P/V8E7 10 01- 08,4 .1F-,g,t.tig.•,E3.i.a5..S.rigiF.',.79if,P.E! i V? Vi V; 1:1 :.-- :: 1' V: V, e• P, N N r, r, r ri ,'•; :I ;1 21 C \ si / „. ;',:l. 2":". 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X.*/ 1 /•:.'•?/ I — ....,.,...._,.,,, , • 311,--1d V) dJA aAV UAAPPi PO wz 620 • 0 tZPSS NW VNI03'3r1N3AV NMVI IVO ft8S 92138UNVS 3A31S NW'VN103 2fNJAV NM V1NVO 4485 is9road O 1AS :sszJPpV pls�,el pue onems (AAhi ovind v) and 1_1MI2e0 4Zross NW VNI43 '3nN3AV NMVINVO LbSS 92138aNVS 3A31S NW 'VNIC3 '3f N AV NMV`)IVO P48g inroad UTILITY PLAN —:1--:—.......: II I II II 1 A 06 UoljaAal3 6U!Ppl,g yp' =ee iV UOIjEpUlloj el>fe0 bgs :ssaUPPV q pdpls cel putt, o3Drns dip ,.9 i%•A.RI DIgnd v) @AV UM I)l2O CITY OF EDIN JW" 4 CO 3 Ln sI . I ri I i— j • UTILITY LEGE VZbeS NW VN103'3fN3AV NMVlNVO 'beg 911138aNVS 3A3IS NW'VN103 3f1N3AV NAAV DIVO 4178S O'606,,,u4nal3 &Too u5 Z54'U=eeiv uulaepuneA anV UM2*O T48S :85»PPV 5ulppnq papls del pue o3on75 HVGS NOI VNIO3 '311N3AV NMVINVO lbe5 rnn cNVS 3A31S NbV'VNIC3 ] fl 4\9 AV NM7 i) VO 41785 ----Keystone Wall 1325 1 I /CA �; j ,i L (J' �.-., I� ��/� 1, tilitY and Pedestri casele p_rDoc. [lot t 9a; 'as0 Ie �I e eo I l: it i O \ `\\ / - Utility -and Pedestl Ra,R cent per Doc=`o. ,�164& Conc. Sta1l"Cas2_. _. J• -_ \ t 589`59'22'W 133.69 CONSTRUCTION LIMITS ;LOT 2, 8LK 1 ,\6,64 \ r7 «'716SF iil ! \ \ ! T8=888.60./. '31 /•'�•' I i1 CF988.5O 0'. / LF'879.60j j h b' 5l I . .''IRP� 878.1,0 `ry 7 d,, I 1 F --Keystone W,611` / / A/ (.------Keystone Wall Tn �no b u7_ / '\ ;.h (A Public \ St W '/W) SITE AREA CALCULATIONS: SITE AREA CALCULATIONS 70.06 fAE 9. 4 Shed 64,25i.---/•0 6945 ME INFILT./FILT. BASIN B0T= 8.50 EOF=869.07 69.27 ME f7 5 0 69.07 EOF- 69.45 ME 68:36, 68.64 `ME EXISTING CONDITION PROPOSED[ BUILDING COVERAGE 1,452 SF 9.4% 2,477 5 ALL PAVEMENTS 2,477 5F 16.0% 933 5 ALL NON -PAVEMENTS 11,558 SF 74.6% 5,383 5 TOTAL SITE AREA 15,487 SF 100.0% 8,793 5 IMPERVIOUS SURFACE EXISTING CONDITION 3,929 SF 25.4% PROPOSED CONDITION LOT 1 3,4105F 38.8% PROPOSED CONDITION LOT 2 3,047 SF 45.5% PROPOSED CONDITION TOTAL 6,457 SF 41.7% DIFFERENCE (EX. VS PROP.) 2,528 5F 13.4% PID: 5837 Ool Owner: { '.-- Keysto .82442..002 n Ave ina, MN 24 S89.5 CONSTRUCTION LIMITS q%`.' y_ �-yam- •�3.. .� om n ` �� . .f�L3--`i.. i-./...�.��1 7'SSB� .. ® d .. r. ^.. 67.44� _. c¢ . a 4 . arcs "--_.I._ ` ,^ J / -} \\• 66.18\ \ � \1 79. T�1 (-181U r' I 88.10 - d LOT 2, BtLK 1 ' y,.- El I •a Iti 7 i �I I � � 1` r, a1i; l6 I YY I C 4\ 1 . ', Iron Fence t • o \ \ 66.60L / \� I 064 na„ of 60Y1` \ j I \., . \ 1 J ,f I ` ,b2:I` .\ i%I 1 RP 878.10 C� iCE• ` s. G 'f�\tl '411/' �. /y // 1' II �� i i i it -� -i , /' / j� J )� 5- _I /='J i R F I ssto _ 0 67,4i 5'DSE � � 8' 041 J/ 66,0dJ ti %��` L� j1 C 7y J�V 4 ( Il. .� i V ,_Utility and Pedestri pe'Dac. Nd'6P ' T 1 , o �. \ A Utility -'and Pedestr1031i''8 nt•per DDc„N0.'i-- \ „,„1- / nc, tii�case• 1 4 \ tlC9 922 E 70.g0 . . \ \' ° I' /keytone W,31I / d / ' / / /A/ /...; .h c,//I.1. .. N0/ c. W a11. stone Wall 70.08 4AEI 69 r 4, Shed/ 6MI29—/ 69''45' ME INFILT./FILT. BASIN 801=68.50 EOF=869.07 69.27 ME —69.07 — EOF- 5 69.45 ME t' o 1 z 1 68.41 / °/ 1 /I t 1 c/c 1 / //4 \J PII (0 O b • N � ` 58,38, ti —I 68.64 4,7 ME G.\'• A ,tl �'�, .✓_/lam �:..I I • ♦ ,.a\ ,•� ''', I may, �., --•' x . --- u 70, (A Public raw\ stz, /W) i I SITE AREA CALCULATIONS: SITE AREA CALCULATIONS EXISTING CONDITION PROPOSED CO BUILDING COVERAGE 1,452 SF 9.4% 2,477 SF ALL PAVEMENTS .2,477 SF 16.0% 933 SF ALL NON -PAVEMENTS 11,558 SF 74.6% 5,383 SF TOTALSITEAREA IMPERVIOUS SURFACE EXISTING CONDITION PROPOSED CONDITION LOT 1 PROPOSED CONDITION LOT2 PROPOSED CONDITION TOTAL DIFFERENCE (EX. V5 PROP.) 15,487 SF 100.0% 8,793 SF 3,929 SF 3,410 SF 3,047 SF 6,457 5F 2,528 SF 25.4% 88.8% 45.5% 41.7% 13.4% RETAINING WALL--. 887. 889.9 ES dbl�d +r_ e NA met vim ER ax e98,p , ��.► a 4S t 41Ortg� ao. 1L (it Exit illor Exit will city. X 889.6 X 989.2 I9 l \l I' m\ 4 886.0 `\N�\dm L88 ^ — _ JC'893)3, '-`- X 889.0 I'� X`888.1 35.3 rNo. i -rig; P P , N °89'05'28" W ' l ,, l� .1 —70. 00-- �° if, — . , oa e!�., l� I eevew �es 1 7 I IN v 24cO qq : i 1 WAi►; I' ' Ip I� See. d P, P1 r____RygL 'O ROLL Pedestrian truffleeoss9merlt r os per Doc. No. 3164857 MVO/ eosamerPt " PB° Dec' d-----TAKER CURB DOW if/THIN 3' Tt7 3164857 MATCH EXISTING RIBBON CURS 953Z/ 885.9 b.s L B85.5 885 v 885.3 X 885.3 X• X ees.+ ees.] ���?r.,� I HEREBY CERTIFY THAT REPORT WAS PREPARED SUPERVISION AND THAT PROFESSIONAL NGINEER OF MINN LICENSE NO. JUNE 21; 2018 DATE 989 35.1 X4+ 886.5 THIS PLAN, SPECIFICATION DR BY ME GR UNDER MY DIRECT I AM A DULY LICENSED UNDER THE LAWS CE THE STATE r w 877] ir�3-876.3x ' '71 /N 89v809" W//!/ / / / / / Existing Dwelling Its t OAKL*1J Al 59th Street Wesi o ti j970.0 x 871.s ----INSTALL NEW CONa CURD & W MR PER STANDARD PLATE 500 (MATCH EXISTING). SAW cur REMOVAL. AREAS AS NEEDED. � 2t26, 6J.. 6.�- 871.3 P----INSTALL .5YL T \ FENCEAWo ROLA z1.8*, 868. INSTALL SILT EVICE/VIO ROLL DATE SURVEYED: DATE SURVEYED BY ADVANCED SURVEYING. & ENG., CO. DATE DRAFTED: JUNE 21, 2018 868. 467� 8676 SHEET TITLE PROPOSED SURVE STORMWATER MANAG & TREE PRESERVATIOI DRAWING NUMBER 180585 JR 0 H ^C W • • .o V) 135 0 0 O S o V —• 3 O o • 0 o b c 0 v O v-0 0 o 0 0 o 22 ay .0 rd 3 « 0 IMMO 0 41( 00Z 9 V8E:80 Z I- ini Pd :04e0 luPd CD CD- 0 *: 0 r...% 2 (-3 k< 5 P. 0 rt. 0 5 p.) . 0 c.-; P • d • '(11) o ct '0 > • Ef4; r•.", I , „ '! • ' • , , „„i „ i : 1-, !A 3 1 1,, ,I . . . 1. : •• ",:i '.t..„; 11EigIslaPI AVE (.0 • 5 =4 .NV , :74 I h,1 I n • • „ „ 1 „ „ „ • I, 4 p".7 ; - r • • 4 PANES 0 TA ' , ti • t . . •••• -••••........---....-• *** CITY OF EDINA City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: June 26, 2019 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — 7001 & 7025 France Avenue MEMO The Planning Commission is asked to consider a sketch plan request to redevelop the southeast corner of 70th and France (7001 & 7025 France Avenue.) The applicant would tear down the existing 66,200 square foot office and bank, and build the following: ➢ A 5,500 s.f. US Bank building with drive -through. ➢ A 4,000 s.f. retail building with drive -through. ➢ A 7,000 s.f. multi -tenant retail building. ➢ A 120 unit market rate apartment (181,000 s.f.) ➢ An 80 unit affordable housing apartment (75,000 s.f.) The request would require the following: 1. Rezoning from PCD-3 to PUD. Flexibility would be requested through the PUD Ordinance to vary from existing setback and floor area ratio (FAR) requirements. The PUD Zoning is also used to ensure the affordable housing on the site. The FAR increase is to allow double the square footage on the site up to 1.1. The site is 5.7 acres in size or 248,292 square feet. The site is Zoned PCD-3, which allows up to 124,146 square feet of development on the site per the City's FAR regulations, Section 36-617. The maximum FAR in the PCD-3 District is .50 FAR on this site. Access to the site would be a right in and out off of France Avenue and off the roundabout on 70th Street. Entrances to the retail uses appear to be off the parking lot and the entrance drive. The building is proposed to be set 30-35 feet back from the paved portion of France Avenue, which is not consistent with the Southdale District Experience Guidelines, which recommends 50 feet. A 30-40 foot setback is proposed from the 70th Street right of way. City of Edina • 4801 W. 506 St. • Edina, MN 55424 CITY OF EDINA MEMO 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. Below is a compliance table demonstrating how the proposed new building would comply with the existing PCD-3 Standards on the lot. Compliance Table City Standard (PCD-3) Proposed Lot line Street Building Setbacks 35 feet 35 feet (retail) 60 feet (housing) 60 feet 35-60 feet 25-30 feet* 30-35 feet 40 feet 30 feet 28 feet* 30 feet 40 feet* 20 feet* Front — France Avenue Front — 70th Street Side — East Side — South Building Height 8 stories & 96 feet 1 & 6 stories & 20 & 60 feet Density 12-100 units per acre 35 units per acre Floor Area Ratio (FAR) .50% 1.1 %* Parking Retail/Office = 96 spaces Residential = 300 enclosed spaces 396 spaces total 131 spaces 130 enclosed spaces* 18 surface 279 spaces total* *Does not meet base Zoning Standards ➢ As stated in the Design Experience Guidelines "Flexibility is not a right, but rather the natural by- product of a fair exchange for benefits, collaboration, and quality in development." The proposed site plan has been generally designed using the Greater Southdale Design Experience Guidelines including: dividing the site into 4 blocks; providing a mixture of land uses, providing up to 80 units of affordable housing (40%); and providing a future pedestrian connection to the Promenade from inside the site (assuming the property to the east develops). However, staff has a number of concerns/comments/issues that are highlighted on the following page. Additionally, Mic Johnson, AFO will provide a review and recommendations based on the Experience Guidelines. (AFO's review will be sent out to the Planning Commission on Monday.) City of Edina • 4801 W. 50th St. Edina, MN 55424 L MEMO Staff Concerns/Comments/Issues: ➢ One of the "Ten Things to Remember" is: "Buildings will not be greater than 200 feet in length; thereby minimizing the negative impact continuous walls can have on a comfortable pedestrian experience." The east wall of the market rate apartment is 270 feet long. • The plans do not meet 50-foot setback to France Avenue (proposed 30-35 feet) and the storefronts do not appear to open to France Avenue. The buildings have been placed similarly to existing buildings on France Avenue, which is what the City is trying to get away from. ➢ While there is a decrease of surface parking, the retail uses are still relying on surface parking. ➢ The project would be short parked by 170 enclosed parking spaces and 117 spaces overall. There would be a reliance on surface parking within the retail development for both apartments. ➢ There is a lack of green space on the site and public realm. There are no public plazas, bench or areas within the development for pedestrians. Pedestrian connections and experience between buildings should be enhanced. ➢ One of the goals of the 2018 Comprehensive Plan for commercial and mixed use areas is to "discourage the development of single -story commercial uses with surface parking on sites where higher intensity uses are feasible." (Page 99 in the Greater Southdale District Plan.) This site seen as a higher intensity area, and is guided Community Activity Center, which has a maximum density of up to 150 units per acre • The retail buildings and bank have been designed with the vehicle first; the pedestrian connections have been fit in around vehicles. The east west pedestrian connection is intended to extend to the promenade with the development of the property to the east would have to cross three driveway openings and would run alongside parking stalls with very little green space. ➢ Per the design experience guidelines, within the first 60 vertical feet of a building, primary materials systems that are more traditional like brick, stone, glass wall systems are preferred. ➢ A traffic and parking study would be required. ➢ Sustainability. The applicant has been asked to respond to the city's Sustainability Questionnaire within their formally submitted plans. City of Edina • 4801 W. 50th St. • Edina, MN 55424 Location Map 9 .61.t1 St 0/ o o .-.:i 7., ., & '..*... 5 1 71 ; '.3.2.nd 'N Atftesort Acres Park 2 Re.ri Ira k Und 02 LIke Cc,,:e5110 -710 1 cr :,,:',;- 1•-i.i. "..r, ...hritt.,ev.`i Li, 1013t St W 77th St ‘51 7E11: St Tk Fea 6,7.4 C.C.trie Par Mawr! Ave . . . . , . 117 76th SON idthttesota Dr Gatleria rtzuotc' 31, 65th St Vti Ad.3.715 Hitt Faok Sket4t;o: ?O.,. ialV: AdaTIS tf, PL, k NJ g Pond •-i ..x 64th StW 153 701 2 32 62 13rd 32 Edina, Hennepin, MetroGlS I WSB & Associates 2013, © WSB & Associates 2013 1 in = 1,503 it W+E June 17, 2019 Map Powered by DataLink Location Map / �6825 �' -'6901,/\ _ ` � n� nn* 8 n12 7116 1201 71 ,1 7120 1 7121 1 /tm -----� ' 1241 ncu 7124 17125 1 7124 omme 7205 ` r "" | ` .... / � — —7007 1 �7000 7o � \ 6996 mmoxw � 90, ' _ 7015 'ihrl 7010 \ � 7 7016 70e _' / 4001 ,.mi 4000 ....' | � � aystou *a7pmnsu w�� _ � \ ___-_-__' � ram . �| noo 7200 _ � � 6853 | � 6801 Gallena 3675-3505 / L 69111 Slw 3500 35 | 01 3501 n*/�x / ��o1 ~~-- ~~~' ooua Gallerla --! --3185 301 3555 3511 347t _�452 3624 3580352xm�u�* "^� .m,�� ..~,m�*������m� ~'^'— x�nu m'm 3680-3484 3660 «aleda / � 7235 7235 ` 7250 3209 3200 ~- � 7250 3301 7240 Edina, Hennepin, MetroGIS |�VVne8Associates 2o13, 0 WSBmAssociates Addresses T'le CITY of EDINA lbn=376ft Location Map 913,); 613. 595 400 89,014 sip )r '17 16. • 'Tian 7n .: ►rCf 1' The CITY of EDINA frIo' 699 .;;tit 35000-11 't= 3499, 3165 625 505 3495-3245 3295 3215 3 347,7Y =5 3452 ' 32' 0 3624 g4 34203480.3220 3290!3120 bo ! 1 M r 512 1'. 3680-34487iri :r ii1NY 3 0 3 t I0 � 3660 ► .r � .t•., :. } : 7235 7235 gr. s. Cityof di Edina* HennepiniC0 ' Associat3 ©W-S & qrt"'• .11'i. • Addresses 7000 _ '3 , r' 3459_ j 3 379`� 7 3535 3301 - _,1 4 - 7220 , 4T .ar 7200._ M ates '725,0 1 in = 376 ft +E June 17, 2019 Map Powered by DataLink Zoning Map Zoning The CITY of EDINA 1 Addresses R-1 R-2 PRD-1 PRD-2 -LA rt 1 PRD-3 PRD-4 PRD-5 PCD-1 PCD-2 PC n_:1 PCD-4 POD-1 POD-2 RMD PID PLJD 11:1 1 1 APD PSR-4 MDD-4 MDD-5 MDD-6 1 in = 752 ft WE s June 17, 2019 Map Powered by DataLink Figure 4.16: Greater Southdale District Future Land Use rGreater Southdale District Plan Edina, Minnesota Os, Legend IMMO. rn StudyAres ',Neter Lc w Density Residential Lr Densiby Attached Residential Medium Densibi Residential 0 High Dens tbi Res idential lajGreeter Scuthdels 'District Res ihential I I Office Res iclentisl NE Office 11111 Heigbarhscd Ccrnmercisl CnmuflitYAdY Center 111111 Industrial rznPaks and Public S panes PubliciSerni IIII Penh-mei kleffics1 — City Limits 1,533 fl Feet Dftf \ sin) 3 sin) Greater Southdale District Plan — Adopted December 18, 2018 Page 94 Future Land Use 0 BOLTON & MENK November 2018 Public Discretion in the Viand Use Process Roger N. Knutson Campbell Knutson, P.A. 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 Greater Southdale District Design Experience Guidelines March 5, 2019 Architecture Field Office