HomeMy WebLinkAbout2023-01-11 Planning Commission Regular Meeting PacketAg enda
Planning Commission
City Of E dina, Minnesota
City H all Council Chambers
Wednesday, Januar y 11, 2023
7:00 PM
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I.Ca ll To Ord er
II.Roll Ca ll
III.Approva l Of Meeting Agenda
IV.Approva l Of Meeting Min u tes
A.Draft Minutes of Regu la r Meetin g Decem b er 14, 2022
V.Com m u n ity Com m ent
During "Community Comment," the Board/Commission will invite residents to share relevant issues
or concerns. Individuals must limit their comments to three minutes. The Chair may limit the
number of speakers on the same issue in the interest of time and topic. G enerally speaking, items
that are elsewhere on tonight's agenda may not be addressed during Community Comment.
Individuals should not expect the Chair or Board/Commission Members to respond to their
comments tonight. Instead, the Board/Commission might refer the matter to sta% for
consideration at a future meeting.
VI.Pu b lic Hea rings
A.B-23-02 9.6 foot 1st +oor height variance for 4920 Sunnyslop e
Rd E .
VII.Rep orts/Recom m en d ation s
A.Accessory Dw ellin g Units
VIII.Cha ir An d Mem ber Com m ents
IX.Sta3 Com m ents
X.Adjournm en t
The City of Edina wants all residents to be comfortable being part of the public
process. If you need assistance in the way of hearing ampli5cation, an
interpreter, large-print documents or something else, please call 952-927-8861
72 hours in advance of the meeting.
Date: January 11, 2023 Agenda Item #: I V.A.
To:P lanning C ommission Item Type:
Minutes
F rom:Liz O ls on, Administrative S upport S pecialist
Item Activity:
Subject:Draft Minutes of R egular Meeting December 14,
2022
Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve the draft minutes from D ecember 14, 2022.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
2022-12-14 Draft Planning Commis s ion Regular Meeting Minutes
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 1 of 3
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
December 14, 2022
I. Call To Order
Chair Agnew called the meeting to order at 7:00 PM.
II. Roll Call
Answering the roll call were: Commissioners Miranda, Strauss, Gandhi, Alkire, Hu, Bennett, Padilla,
Olson, and Chair Agnew. Staff Present: Cary Teague, Community Development Director, and Liz Olson,
Administrative Support Specialist.
Absent from the roll call: Smith.
III. Approval Of Meeting Agenda
Commissioner Miranda moved to approve the December 14, 2022, agenda. Commissioner
Padilla seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, November 16, 2022
Commissioner Olson moved to approve the November 16, 2022, meeting minutes.
Commissioner Alkire seconded the motion. Motion carried unanimously.
V. Community Comment
None.
VI. Public Hearings
A. Site Plan Review with Variances – 5100 Edina Industrial Boulevard (First National
Bank North)
Director Teague presented the request of 5100 Edina Industrial Boulevard for a Site Plan Review with
Variances. Staff recommended approval of the site plan with variances, as requested subject to the findings
and conditions listed in the staff report.
Staff answered Commission questions.
Appearing for the Applicant
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 2 of 3
Mr. Mike Elsenpeter, First National Bank North, Mr. Eric Reiners, SRA, and Mr. Ross Hedlund,
Frauenshuh, addressed the Commission and answered questions.
Public Hearing
None.
Commissioner Olson moved to close the public hearing. Commissioner Miranda seconded
the motion. Motion carried unanimously.
The Commission discussed the proposed site plan and variances.
Motion
Commissioner Alkire moved that the Planning Commission recommend denial to the City
Council of the Site Plan with Variances with the following findings: being a new building proposed,
this site should be treated as a vacant lot with the tear down of the existing building; there is no
physical circumstance on the site that creates a practical difficulty in meeting the first floor and
the transparency variances. Commissioner Olson seconded the motion unanimously.
The Commission asked additional questions of the applicants.
A vote on the motion was taken. Motion carried to deny.
VII. Reports/Recommendations
A. Sketch Plan Review – 5201 Grandview Lane (Donnay Homes)
Director Teague presented the request of 5201 Grandview Lane for a Sketch Plan review .
Staff answered Commission questions.
Appearing for the Applicant
Mr. Steve Behnke, Donnay Homes, and Ms. Elizabeth Macdonagh, landowner, made a presentation and
answered Commission questions.
The Commission asked questions and reviewed the sketch plan with the applicant.
B. Election of Chair and Vice-Chair
Chair Agnew indicated she was leaving the Commission for the City Council and the Commission needed
to elect a new Chair and Vice-Chair to the Planning Commission. She nominated Commissioner Bennett
as Chair. Commissioner Bennett accepted the nomination. Commissioner Miranda seconded the
nomination.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2022
Page 3 of 3
Motion
Chair Agnew moved to elect Commissioner Bennett as Chair of the Planning Commission.
Commissioner Miranda seconded the motion. Motion carried unanimously.
Commissioner Bennett nominated Commissioner Alkire as Vice-Chair. Commissioner Alkire accepted the
nomination. Commissioner Olson seconded the nomination.
Commissioner Bennett moved to elect Commissioner Alkire as Vice-Chair of the Planning
Commission. Commissioner Olson seconded the motion. Motion carried unanimously.
VIII. Correspondence and Petitions
None.
IX. Chair and Member Comments
Received.
X. Staff Comments
Received.
XI. Adjournment
Commissioner Padilla moved to adjourn the December 14, 2022, Meeting of the Edina Planning
Commission at 8:48 PM. Commissioner Strauss seconded the motion. Motion carried
unanimously.
Date: January 11, 2023 Agenda Item #: VI.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:Kris Aaker, Assistant P lanner
Item Activity:
Subject:B-23-02 9.6 foot 1st floor height varianc e for 4920
S unnys lope R d E.
Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
Approve a 9.6-foot 1st floor height variance to allow a reorientation of the house from 4905 Sunnyslope East to
Hilltop Lane. Approval is based on findings within the staff report and subject to conditions listed within the staff
report.
I N TR O D U C TI O N:
A 9.6-foot 1 st floor height variance to allow a reorientation of the house from 4905 S unnyslope to Hilltop Lane.
T he goal is to reorient the new home on a through lot to face Hilltop Lane instead of Sunnyslope R d.
AT TAC HME N T S:
Description
Staff Report
Engineering Memo
Site Location
Narrative, Plans and Renderings
Tree plan
PC Minutes 11/16
Better Together Public Hearing Comment Report
Staff Pres entation
The subject property, 4920 E. Sunnyslope is a through lot located between Sunnyslope East and
Hilltop Lane. The existing home on the property is two-stories with a three-car attached garage
b uilt in 19 41. The existing home orients towards Sunnyslope East with the rear lot backing up to
Hilltop Lane.
The applicant is requesting a 9.6 -foot first floor height elevation variance to allow for a new home
to be built with a first floor 10.6 feet higher than the existing first floor. The proposed new home
will be oriented at a higher elevation facing towards Hilltop Lane thus the need for a 1 st floor
variance.
With exception of the first-floor elevation , the proposed project meets all other zoning
requirements.
It should be noted that a variance application for the property was reviewed and denied by the
Planning Commission on November 16, 2022. The request was for a 9.6 -foot, 1 st floor height
variance with a reorientation of the house from 4920 East Sunnyslope R oad to Hilltop Lane and a
9.55 -foot front yard setback variance to provide 34.6 feet from the Hilltop front property line
instead of matching the average existing front yard setback of the adjacent neighboring properties
of 44.15 feet. The application for 2 variances was denied by the Planning Commission on
November 16, 2022, with 5 votes of denial and 3 votes for approval of the request.
Surrounding Land Uses
Northerly: Single Unit residential homes zoned R-1 and guided low -density residential
Easterly: Single Unit residential homes; zoned R-1 and guided low -density residential.
Southerly: Single Unit residential homes; zoned R-1 and guided low -density residential.
Westerly: Single Unit residential homes; zoned R-1 and guided low -density residential.
January 11, 2023
PLANNING COMMISSION
Kris Aaker, Assistant City Planner
B-23 -02, the applicant is requesting a 9.6 -foot, 1 st floor height variance to allow a
reorientation of the house from 4920 East Sunnyslope Road to Hilltop Lane.
Information / Background:
STAFF REPORT Page 2
Existing Site Features
The subject property , 492 0 Sunnyslope E , was built in 1941. The lot is 20,879 square feet and is
located between Sunnyslope East and Hilltop Lane. The existing house is oriented towards
Sunnyslope and has a three-car attached garage that has access from Sunnyslope. The property
increases in elevation from Sunnyslope East to Hilltop Lane.
Trees
The applicant included a tree plan with variance submittal. The property has several large trees.
The city recently amended its tree ordinance to require that removed trees be replaced. The
ordinance took effect January 1, 2023. The tree plan has been previewed by the city Forester,
with a full review of the tree preservation plan taking place at time of a building permit review
for the new home and will be based on the amended tree ordinance.
Planning
Guide Plan designation: Low Density Residential
Zoning: R-1, Single Dwelling Unit District
Compliance Table
City Standard Proposed
“Left” Side of Home –
Hilltop Side –
(New Front Yard)
“Right” Side of Home –
Sunnyslope Side –
(New Rear Yard)
10 feet
44.15 feet
10 feet
25 feet
29.1 feet
44.3 feet
11.8 feet
25.1 feet
Building Height 40 feet 37.025 feet
Building Coverage
Impervious Coverage
25%
50%
20.6%
39.06%
First Floor Elevation 926.4’ 936*
*Requires a variance
Engineering
The Environmental Engineer has reviewed the application and submitted comments as attached in
their January 1 , 2023, memorandum. Stormwater was reviewed and is consistent with City of Edina
Building Policy SP -003 standards. A final grade as-built survey and in spection will be required to
STAFF REPORT Page 3
verify compliance with the approved stormwater plan. The proposed plan maintains drainage
towards Sunnyslope Rd E but does so by channelizing runoff along the side yards with swales.
PRIMARY ISSUES & STAFF RECOMENDATION
Primary Issue
• Is the proposed variance justified?
Minnesota Statues and Edina Ordinances require that the following conditions must be
satisfied affirmatively to grant a variance. The proposed variance will not:
1) Relieve practical difficulties that prevent a reasonable use from complying with
ordinance requirements.
Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use
without the variance. Rather, the applicant must show that there are practical difficulties in complying with
the code and that the proposed use is reasonable. “Practical difficulties” may include functional and aesthetic
concerns.
The proposed use is permitted in the R-1 Single Dwelling Unit District and complies with zoning standards,
with exception of the first-floor elevation. The reason for the first-floor elevation variance request is due to
the proposed new home being oriented towards Hilltop Lane, which is 31-feet higher than lot elevations
near Sunnyslope Road East . The topography of the lot is a practical difficulty preventing a reasonable
relocation of the proposed new home. No variance would be needed for 1st floor height if the original home
had faced Hilltop cul-de-sac and was removed/replaced with a new home fronting either Hilltop or
Sunnyslope East .
2) There are circumstances that are unique to the property, not common to every similarly
zoned property, and that are not self-created?
The property is unique in that there are street frontages on two sides of the lot. The existing house is
oriented towards East Sunnyslope . There are no rules prohibiting a reorientation towards Hilltop Ln. There
is an elevation difference between Sunnyslope and Hilltop Lane preventing a re -orientation without a
variance. The applicant would like to orient the new home towards Hilltop Lane similar to the house
adjacent to the right built in 2014, which was reoriented from Sunnyslope East and approved for a 1st floor
height increase in 2013. The adjacent home, (4800 Hilltop to the right ), received approval for an 11.5-foot
increase in 1st floor height to allow a new 1 st floor at an elevation of 940 ft, (a 3-foot higher request than the
subject proposal). The property owner cannot raise the house so it can be oriented towards Hilltop Lane
without the benefit of a 1st floor height variance.
The topography/elevation difference between Hilltop Lane and East Sunnyslope is not self -created and limits
design options by confining a new home to a limited location on the lot . The spirit and intent of the
maximum 1-foot, 1st floor height increase ordinance for new homes is to maintain a consistency between
new 1st floor heights and existing adjacent neighboring homes. The proposed 1 st floor height is lower than
the adjacent neighbor and is a 1 story home compared with adjacent and near -by 2 story homes. The
STAFF REPORT Page 4
proposal conforms to the spirit and intent of the maximum 1 st floor height ordinance by not exceeding
neighboring 1st floor heights.
3) Will the variance alter the essential character of the neighborhood?
Granting the variance will match the character of the neighborhood given the reorientation. The proposed
new home will be reoriented towards Hilltop from Sunnyslope and be “in-line” with the front yard setbacks
of existing homes on either side of the subject property. The previous application requested a front yard
setback variance and a 1st floor height variance. The previous design required a front yard setback variance ,
whereas the new design conforms to all setback, building height, building coverage and impervious surface
requirements.
Approval
Approve the request for a 9.6-foot first floor elevation variance for a new house at 4920 Sunnyslope East .
Approval is based on the following findings:
1. The practical difficulty is caused by the existing elevation change on the lot. The 1st floor needs to
be raised to reorient the house.
2. There are circumstances that are unique to the subject property. Those unique circumstances
include the elevation change on the lot and having two street frontages.
3. The proposal would not alter the essential character of the neighborhood. The 1st floor elevation
will be consistent with neighboring properties. The new home is a single-story walk-out. Adjacent
homes are two stories or multi -level. The new home will not have a negative impact on the
streetscape and will match the required average front yard setback .
Approval shall be subject to the following conditions:
1. Subject to plans and survey date stamped, 12/09/2022
2. Subject to compliance with the Engineering memo date d, 1/02/2023
3. Subject to compliance with the amended tree ordinance, with trees being replaced on the site
per recommendation of the city Forester.
Staff Recommendation
Staff support s the re-orientation of the proposed new home to Hilltop Lane with the requested 9.6 -foot
first floor height variance that will be consistent with neighboring 1 st floor heights and recommends approval
based on the above-mentioned findings and conditions.
Deadline for a City Decision: February 7, 2023
DATE: 1/3/2023
TO: Cary Teague – Planning Director
FROM: Zuleyka Marquez, PE – Graduate Engineer
RE: 4920 Sunnyslope Rd E - Variance Review
The Engineering Department has reviewed the subject property for street and utility concerns, grading,
stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections.
This review was performed at the request of the Planning Department; a more detailed review will be
performed at the time of building permit application. Plans reviewed included existing and proposed surveys.
Summary of Work
The applicant proposes to demolish the existing home and build a new home. The rebuild would reorient the
front of the home from Sunnyslope Rd E to Hilltop La. The request is for a variance to main floor elevation.
Grading and Drainage
The existing site drains from Hilltop Lane towards Sunnyslope Rd E. A retaining wall around the rear of the
existing house helped manage the upland flow directed towards the house by flattening the area adjacent to the
home. The proposed plan maintains drainage towards Sunnyslope Rd E but does so by channelizing runoff along
the side yards with swales.
Stormwater Mitigation
Stormwater was reviewed and is consistent with City of Edina Building Policy SP-003 standards. Drainage area
maps are required for permit. A final grade as-built survey and inspection will be required to verify compliance
with the approved stormwater plan.
Floodplain Development
The site is well above the local 1% annual chance floodplain. No issues with the lowest opening elevation.
Erosion and Sediment Control
An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002.
Street and Driveway Entrance
The applicant proposes to relocate the existing curb cut from Sunnyslope Rd E to Hilltop La. A driveway
entrance permit will be required. Bituminous curb will be required to along Sunnyslope Rd E to match existing.
Sunnyslope Rd E and Hilltop La were reconstructed in 2005. Refer to standard plates 540 and 543 for patching
requirements.
Public Utilities & Easements
Water and sanitary is served from Sunnyslope Rd E. Sanitary is also available on Hilltop La. A one-inch water
service line from the curb stop to the dwelling is required per the City’s policy SP-024.
Miscellaneous
A Minnehaha Creek Watershed District permit may be required, applicant will need to verify with the district.
Water connection permit dated 1956. Structure built 1941. A well is likely located onsite. Thus, coordination
with Minnesota Department of Health will be required.
Tiered retaining walls are proposed on the west side. Tiered retaining wall systems greater than 4-feet may
require the applicant will be required to submit drawings, cross-section, and calculations prepared and signed
by a Minnesota licensed professional engineer. To avoid this requirement, the applicant must demonstrate
sufficient separation (2 times the height of the lower wall) between each wall to be considered independent
(i.e. no surcharge from upper wall onto lower wall).
4920 Sunnyslope E
Edina, Hennepin, MetroGIS
November 7, 2022
0 150 30075ft
0 40 8020m
1:1,246
CITY OF EDINA
DEC 0 9 2022
Variance Request for 4920 Sunnyslope Road
PLANNING DEPARTMENT
December 9th, 2022
We are proposing tearing down and building new on 4920 Sunnyslope Road. The goal of the project
is to construct a new home that orients to Hilltop Lane rather than Sunnyslope Road.
The variance we are requesting is a variance to raise the main floor more than one foot [Sec. 36-439.
— Special requirements (7)]. Our request would be to raise it 10.6 feet above the existing main floor height.
A variance of 9.6'.
The property at 4920 Sunnyslope Road is unique and challenging. It is a thru lot that has frontage on
both Sunnyslope Road to the north and Hilltop Lane to the south. Between the two property lines the lot has
an elevation change of 31 feet. Due to this elevation change the current home, which is situated facing
Sunnyslope Road, has a steep driveway leading to a tuck under garage. To reach the main level there are
several steps before you reach an elevated stoop. The driveway is carved out of the hill with retaining walls
to the west and north (some of which are on the neighboring property). The driveway also feeds into
Sunnyslope at a bend in the road which makes entering and exiting more hazardous. All the yard space on
the south side of the house is created using a tall retaining wall cut into the hill in order to create a flat area
and minimal drainage away from the house. The neighboring home to the east is a newer build that was
granted a CUP for doing the same type of build that we are proposing (flipping from Sunnyslope to Hilltop).
The home to the west is also a newer build with frontage on both Sunnyslope and Hilltop. It is also oriented
to Hilltop.
The owners of the property are proposing flipping the orientation of the home to the high part of the
lot (Hilltop Lane) and building a new home that better fits the unique properties of the lot. We are proposing
adjusting the main floor elevation from 925.4' (existing) to 936.0'. If granted, this would allow the house a
more traditional layout with the garage being on the same level as the main floor. With this orientation the
homeowners can better navigate the home with fewer steps to get thru the main living spaces. This also
allows the basement to have full window and walkout ability on the north side. The proposed design also
meets the building height of not only the hilltop orientation but it is below the maximum building height if it
were oriented toward Sunnyslope.
The proposed variance will relieve practical difficulties (excessive grade change) in complying with
the zoning ordinance and the use (single family home) is reasonable.
The proposed variance will correct extraordinary circumstances (large natural elevation variations)
applicable to this property as well as the neighboring property which was previously granted a CUP to flip
orientation. It is unique to these two properties and not applicable to other properties in the vicinity.
The proposed variance will be in harmony with the general purposes and intent of the zoning
ordinance. Raising the elevation of the main floor is in keeping with the neighboring properties on Hilltop
Lane and creates a house that better fits the scale of the surrounding homes. It is also no taller than a house
that would be oriented toward Sunnyslope.
The proposed variance will not alter the essential character of the neighborhood. If granted, the
variances will allow the new home to better fit with the neighboring properties and greater neighboring area.
Proposed 4920 Sunnyslope comparison to existing 4800 Hilltop (Neighboring property to East)
4920 Sunnyslope 4800 Hilltop
Lot area: 20879 sf 24000 sf
Building Footprint: 4311 sf 4750 sf
Lot Coverage: 20.6% 19.8%
Building size: Single Story walkout 2 story walkout
Building Height: 37'-0 1/4" 40'-0 5/8"
Finished sf of house: 5530 sf (26,4 FAR) 8900 sf (37.0 FAR)
Setbacks:
West side 29.1'
16.6'
Hilltop side 44.3'
34.3'
East side 11.8'
11.5'
Sunnyslope side 25.1'
56.3'
Trees:
Trees removed 6 (5 protected) 6 (3 protected, 2 heritage)
Required tree replacement
per new tree ordinance - 63" 90"
The project at 4800 Hilltop Ln was granted a CUP in 2013 to raise the main floor 10.2'
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
ALEXANDER DESIGN GROUP
4920 SUNNYSLOPE ROAD EAST
DRAINAGE CALCULATIONS
November 3, 2022
Revised December 2, 2022
Existing hardcover =
Proposed hardcover =
Increase in hardcover =
PROPOSED VOLUME OF DEPRESSION AREA
ELEV (FT) AREA (SF) INCR. VOL (CF)
931.2 250 0
932.0 420 268
268 TOTAL
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
GRONBERG de ASSOCIATES. INC.
445 N. WILLOW DR.
LONG LAKE, MN 55356
I hereby certify that this plan, specification, or report
was prepared by me, or under my direct supervision,
and that I am a duly Licensed Professional Engineer
under the laws of the State of Minnesota.
Mark S. Gronberq Minnesota Licerfre Number 12755
5704 SF
8156 SF
2452 SF
Volume control = 2452 SF X 1.1 inch X 1/12 = 225 CF required
Copyright 2022 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
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75 EAST LAKE STEM.
SURE 6102
IVAYZATA, MN 55391
Phone: 952.473.8777
FAX: 952.473.8222
151-1
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BU1LDNG WEIGHT
F FACING RINYSLOPE RD
AVERAGE EX/STIR GIME
AT FROM (S210)
6' PAAPED 1021
ASPHALT SHINGLES
STUCCO SIDIF* PER ELEV.
NARDI PANEL SIDING PER ELEV.
MIRATEC TRIM BANDS PER ELEV.
STUCCO BRACKETS PER ELEV.
(1-) FRONT (SOUTH) ELEVATION
SCALE, V4..1'.0.
ID- OSTIF6 MAN FLOOR
LEVEL (925.49
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OttRIGIDITAI. OR WORM, 0.4114.8.
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
COPYRIGHT 2022, ALEXANDER DESIGN GROUP, INC.
1.1E17.4.
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HANOI PANEL SIDING FER ELEV.
MIRATEC TRIM BANDS PER ELEV.
STUCCO BRACKETS FER ELEV.
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
GALL
COPYRIGHT 2022, ALEXANDER DE91GN GROUP, INC.
in
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75 FAST LAK11 XEREIT
sums #102
WAYZATA, MN 55391
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FAX: 952.473.8222
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STRUCTURAL COMECTIONS UALL BE
DESIGNED BY CONTRACTOR OR
EIZNEER PRIOR TO CONSTRICTION.
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NOTE.
CONTRACTOR TO VERFY ALL
FOUNDATION HEIGHTS TO FINAL
GRADE CONDITIONS AAD ADJUST
ACCORDMLY. VERIFY FRAMING
AND MOMS AS REQUIRED.
NOTE.
FINAL GRADING TO BE
DETERMNED BY CONTRACTOR
RETAINI14 AND FIRMING TO BE
ADJUSTED ACCORDWaLY.
ALEXANDER
I TIISIGN
75 FAST LAKE SFREEF
SUITE 8102
WAYZATA, MN 55391
MOM: 952A73.8777
FAX: 952.473.8222
FIN. SQUARE FOOTAGE
MAIN FLOOR - 3150*
SCREEN PORCH - 222*
LaLER FLOOR - 2158*
TOTAL FIN - 5530*
AUX SQUARE FOOTAGE
GARAGE - 959*
MECI-1 STORAGE - 119*
FRONT PORCH - 411*
TOTAL LINFIN - 2119*
PLANNING DEPARTMENT COPYRIGHT 2022, ALEXANDER DESIGN GROUP, NC.
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,..--. .--..• -._.-- ,...77-'"-- . STRUCTURAL CONECTIONS EAU BE
5 1
DEVGNED BY CONTRACTOR OR ENGINEER FRJOR TO CONSTRUCTION.
B L U/21E' FIN. SQUARE FOOTAGE
I I CONTRACTOR TO yERFY ALL FOLNDATION HEIGHTS TO FINAL MAIN FLOOR - 31506 I GRADE CONDITIONS AND ADJUST SCREEN PORCH - 2226
I ACCORDIW.LY. VERIFY FRAMING LOWER FLOOR - 2158* TRENCH ORAN I I AND U.INDO.US AS REQUIRED. Z W 3.40 1 , 19,1 LIP G1.9 TOTAL FIN - 55300
I CAR GARAGE 39,19I X 13...1, 60060 El/TE/ FINAL GRADNG TO BE AUX SQUARE FOOTAGE
IC I
DETERMINED BY CCNTRACTOR RETANNG AND FRA/166 TO BE GARAGE - 9896
l0 LA14:44 PC MEM , ADJUSTED ACCORDINGLY. MECI-I STORAGE - -I FRONT PORCH - 4110N
Ole .7. TOTAL L5FIN 11196 -
? . NOTE - ALL WINDOW 1 DOOR /WAD \ ..L ...„..:„._,-.., .... N.Y./..--.."-NY/ NW& TO BE SET AT V-0' AT MAN
..."? LEVEL LNLEB5 NOTED OTI-ER/ASE MAIN LEVEL PLAN -,,,,
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SCALE. V4•1.-11:r
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El'.0.
DEC 0 9 2022
ALEXANDER
13E1414_1N
275 EAST LAKE STREET
SUITE #102
WAY/ATA, MN 55391
Phone: 952.473.8777
FAX: 952.473,8222
C C
/
/
/
/
/
0 20 40
01.1•1•11•1*
1001010101
SCALE I N
80
FEET
PROPOSED HARDCOVER :
Lot area = 20,879 Sq. ft.
Proposed house = 4132 sf
Covered entry = 392 sf
Driveway = 1337 sf
Pool = 450 sf
Pool patio = 1403 sf
Rear patio = 222 sf
Retaining walls = 220 sf
Total = 8156 Sq. ft.
8156 / 20,879 x 100 = 39.06%
PROPOSED ELEVATIONS : (per architect, verify)
1) Garage = 1936.01
2) Main floor subfloor = 1936.01
3) Lower level = 1924.441
4) Pool deck = 1933.01
NOTE: THE AVERAGE EXISTING ELEVATION
AT THE FRONT OF THE HOUSE = (927.0)
LEGAL DESCRIPTION : (per Certificate of Title No. 1418114)
Lot 3, Block 4, Sunny Slope Section, Country Club District.
CITY OF EDINA
U.
2
Z 41 z
r/)
W z
cd
o ?"
C/D ;-1
1Z1
V
c g z
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U 445 NORTH EXISTING
HOUSE
f4805
HLLTCP L11
EXISTING
HOUSE
peal
HLLTOP Lfl
1
1
0 1
1
........
_17 4
240.00
HILLTOP LN
4,....1-":7 ,-7-• 19 ...........
42' 4 2 „ ...............
-240.00
EXISTING
HOUSE
#4800 HLLTCP UI
.......
4'---26°203 1 41'-----45; -')--) 3" 3
R=90.00 -40.00
5,
3 „
-5
EXISTING
HOUSE
#4810
HUMP
(93)9V34.
2 CV CL.
WRAP
8 LF 12" HOPE N. INV.918.0
PROPOSED
CATCH BASIN
RtM=921.5
NIV..918.5
ALL DISTURBED SLOPES
:.................TO BE COVERED WITH
SEED BLANKET
PROPOSED
Re44.4.,, 966-- - - _
HOUSE____- —
#4920 —
SUNNYSLOPE RD
SA
0
N .1 /
PLAGSTOJE 04
AIL""
OF LOT 3, BLOCK 4, SUNNY SLOPE SECTION, COUNTRY CLUB DISTRICT
HENNEPIN COUNTY, MINNESOTA
11)
(9°4) rIPZA-A
......T. ...... '
JO 65 SL .51,-, .00 FDPOC-- L/'
C
„, /
9‘
920
N
• : denotes iron marker found DEC 0 9 2022
(908.3): denotes existing spot elevation, mean sea level datum
— -917- —:
1910.81 denotes proposed spot elevation PLANNING DEPARTM T denotes existing contour line, mean sea level datum
denotes proposed contour line, per architect 9301--:
denotes existing tree to be removed
Bearings shown are based upon an assumed datum.
This survey intends to show the boundaries of the above described property,
and the location of an existing house, to be removed, spot elevations, topography
and the proposed location of a proposed house, driveway and grades thereon.
It does not purport to show any other improvements or encroachments.
CERTIFICATE OF SURVEY FOR
ALEXANDER DESIGN GROUP
V I g?
b AN QP I hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Mark S. Gro> b rrq Minnesota Lic se Number 12755 I hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision, and that I am o duly Licensed Land Surveyor under the laws of the State of Minnesota. Mork S. Gronberq Minnesota Lic se Number 12755
MUCH
MEM
MIME
Mark S. Gronber. Minnesota Licens Number 12755
SCALE
1"=20'
DATE
6-9-22
JOB Na.
22-157
GRONBERG AND
ASSOCIATES, INC.
CONSULTING ENGINEERS, LAND
SURVEYORS, 8c SITE PLANNERS
445 NORTH WILLOW DRIVE
LONG LAKE, MN. 55356
952-473-4141
I hereby certify that this plan, specification, or report
was prepared by me, or under my direct supervision,
and that I am a duly Licensed Land Surveyor under
the laws of the State of Minnesota. 1NI43 dO A110 HVciEG 5NINNV1d 22-157
CERTIFICATE OF SURVEY FOR
STONEWOOD , LLC
0 20 40 80
17130#131=1:11#1 mci=10asea
SCALE
13=111=1E21
IN
OF LOT 3, BLOCK 4, SUNNY SLOPE SECTION, COUNTRY CLUB DISTRICT
HENNEPIN COUNTY, MINNESOTA
''''' 6s.
---sz.---uo0:510 , 0 ,, Gs)
/
/
/
/
mu ''z934..
F2=-
-240.0042"
037
xI LL zop
zN
iA
F
013 "
s'VL
620
4 - --------
-1
L
7°42' g....._..........._.....
4
°35 ,
4 0.00 3 2.Esosinswila
FEET
HARDCOVER CALCULATIONS :
LEGAL DESCRIPTION : (per Certificate of Title No. 1418114)
Lot 3, Block 4, Sunny Slope Section, Country Club District.
• : denotes iron marker found
(908.3): denotes existing spot elevation, mean sea level datum
— -917- —: denotes existing contour line, mean sea level datum
Bearings shown are based upon an assumed datum.
This survey intends to show the boundaries of the above described property,
and the location of an existing house, major trees, spot elevations, topography
and all visible "hardcover" thereon. It does not purport to show any other
improvements or encroachments.
Lot area = 20,879 Sq. ft.
House = 1850 sf
Stoop, steps & landings = 109 sf
Driveway, apron & curb = 2345 sf
Deck & ramp = 391 sf
Large flagstone retaining walls = 316 sf
Rear stoop, concrete & walk = 141 sf
Steps to deck = 20 sf
Pavers & steppers at rear = 20 sf
Water feature = 426 sf
Deck at west side of house = 29 sf
Chimney & wall west of house = 48 sf
A/C pad = 9 sf
Total = 5704 Sq. ft.
5704 / 20,879 x 100 = 27.32%
4920 Sunnyslope Road - Neighboring Properties
4810 Hilltop Proposed Home (4920 Sunnyslope Rd) 4800 Hilltop
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
Ls
- Fri ,
li.,/,'5)$ • 4
• •
4810 Hilltop (west of property) `4800 Hilltop (east of property)
4
4920 Sunnyslope
(property locato
4805 Hilltop (south of property) `4801 Hilltop (south of property)
iimiliff/OF
CITY OF EDINA
impoig•-"
DEC 0 9 2022
PLANNING DEPARTMENT
vb-fra- ogie--(2)c) N
EXISTING
HOUSE
#4810
HILLTOP LN
930-
IINV= I b.0
3"M
(3)t-
5" aF-tal CbC)
..............
/
/
/
/
•
.•
:
FLAGSTONE /
ETAINING
WALL
~JnD
/
'6) 144 -4°9:19
041-'0°9.
... ....... S
ROPOS-0-- 6s .• .
SILT FENCE 0 (34
0s.,
4.----- .3” DocioPiab cc2x) e).A.zr tb 1
0
OP ,i..yp 't. leo
/*467AP 1 1 I
4)4/se 6 Q \ \ (J4 7,so,
44 1 \
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PROPOSED
DRIVEWAY.--
Time, W-eiviovAL-:
A:145" 51Lvea- klar PROTELTEA
B.,- V," ThAPLE Facrtelso>
t f: 12" 0-111 Pa4,-rez-TE6
2e 00. ---"Ta_ercurs15
-•t) Pout-n-6
PaereaM (932.9
j 934. 936
93.1-§
VIILLTOP LN --74* 4 24 ------------ — /70 /9 --
-L— 36 4
24 O.
0 0 2"
O
L— A —4 137
. 20'
' Li" Rz--90.00
374
SAN
3
1
4 )
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U
T
RS
TER
AND
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EXISTING
HOUSE
#4800
HILLTOP LN
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gen WA-4,--
.9
R, 4
/A" of -rair izz-PLAwaittavf
la goitzab
NO E:
CITY OF EDINA AT T1
DEC 0 9 2022
PLANNING DEPARTMENT
2;
11- \
SWOOPING TRANSITION TO BE
SMOOTH NO FLAWING
R 101-0"
\
-- COMPOSITE CROWN & FRIEZE
11 .)
1
SHINGLE SIDING
WINDOW TRIM-rep.
0,
O Z
1
11.
OFFTT RADIUS
NTER FROM ML
101-014 RADIUS
CENTER .11 9. FROM ML
LJ
PROVIDE DEDUCT OPTION FOR STONE
ALT SHINGLES
F-
1 1 . PROVIDE DEDUCT OPTION FOR STONE 1
ALT SHINGLES
-tom i
A3
EAVE
METAL SPIRE
AL
4800 Hilltop
4920 Sunnyslope
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
Ik RIGH
LOLLER MOOR
'Mt' Of ELAS
• VL442_
SCALE, V
1317 ELTA
io SI
V TO IRTI VIP MN
N r
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VIPITIPITVALIMPIPIWITNYVVVITT
1:\
4800 Hilltop 4920 Sunnyslope
CITY OF EDINA
DEC 0 9 2022
PLANNING DEPARTMENT
-hearing. Commissioner Smith seconded
the motion. Motion carried unanimously.
The Commission discussed the lot width variances.
Motion
Motion
n moved that the Planning Commission recommend approval of the lot width
01 55th Street West as outlined in the staff memo subject to the conditions and
Commissio
varia
fi
Draft Minutes
Approved Minutes El
Approved Date: , 2022
None.
Commissioner Miranda moved that the Plan mmission recommend approval of the lot
width variance at 3517 55th Street We fined in the staff memo subject to the conditions
and findings therein. Commissi son seconded the motion. Motion carried unanimously.
B. B-22-2I: A 9.55 Foot Front Yard Setback and a 9.6 Foot 1st Floor Height Variance Request
for 4920 Sunnyslope Road
Assistant Planner Aaker presented the request of 4920 Sunnyslope Road for a 9.55 Front Yard Setback
and a 9.6 Foot 1st Floor Height Variance. Staff recommended denial of the variance request based on
findings as stated in the staff report.
Staff answered Commission questions.
Appearing for the Applicant
Mr. Flint, representative for the owner, addressed the Commission and answered questions.
Public Hearing
Mr. Matt Graczyk, 4810 Hilltop Lane, addressed the Commission and indicated he was opposed to the
variance requests.
Mr. Kirk Aadalen, 4800 Hilltop Lane, addressed the Commission and explained he was opposed to this
proposal.
Ms. Lori Grotz, 5513 Park Place, addressed the Commission.
Commissioner Miranda moved to close the public hearing. Commissioner Padilla seconded
the motion. Motion carried unanimously.
The Commission discussed this proposal and asked questions of staff.
Page 2 of 3
Draft Minutes
Approved Minutes q
Approved Date: , 2022
Motion
Commissioner Alkire moved that the Planning Commission deny the requested one foot first
floor elevation variance and front yard setback variance for a new home at 4920 Sunnyslope Road
East based on the findings listed in the staff report. Commissioner Miranda seconded the motion.
Motion carried 5 ayes, 3 nays (Smith, Bennett, Olson).
Received.
X. Staff Comments
Received.
XI. Ad' ment
C' missioner Strauss mo
Co
Page 3 of 3
Survey Responses
Public Hearing Comments-
4920 Sunnyslope Rd
Better Together Edina
Project: Public Hearing 4920 Sunnyslope Road (2)
No Responses
VISITORS
1
CONTRIBUTORS
0
RESPONSES
0
0
Registered
0
Unverified
0
Anonymous
0
Registered
0
Unverified
0
Anonymous
B-23-02, 4920 Sunnyslope E
First Floor Elevation Variance
EdinaMN.gov 2
EdinaMN.gov 3
EdinaMN.gov 4
Compliance Table
City Standard Proposed
“Left” – Side
Side Yard
Hilltop Side –
New Front Yard
“Right” - Side
Side Yard
Sunnyslope Side –
New Rear Yard
10 feet
44.15 feet
10 feet
25 feet
29.1 feet
44.3 feet
11.8 feet
25 feet
Building Height 40 feet 37.025 feet
Building Coverage
Impervious Coverage
25%
50%
20.6%
39.06%
First Floor Elevation 926.4 936*
Front and rear elevations
EdinaMN.gov 5
EdinaMN.gov 6
Neighborhood context
EdinaMN.gov 7
Neighboring properties
EdinaMN.gov 8
EdinaMN.gov 9
EdinaMN.gov 10
EdinaMN.gov 11
Subject proposal / 4800 Hilltop
EdinaMN.gov 12
Proposed plan/Previous plan
EdinaMN.gov 13
“Right side”
EdinaMN.gov 14
“Left” side
EdinaMN.gov 15
Date: January 11, 2023 Agenda Item #: VI I.A.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:Addis on Lewis, C ommunity Development
C oordinator Item Activity:
Subject:Acc es s ory Dwelling Units Ac tion
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED:
M otion to approve or modify the attached Advisory C ommunication regarding accessory dwelling units (AD Us).
I N TR O D U C TI O N:
C ommissioner Q uincy Smith has prepared the attached Advisory C ommunication, recommending that the City
move forward with the creation of an ordinance allowing AD U s. I nitiative #4 on the P lanning Commission's 2022
Work P lan is to "Review and recommend ordinance for Accessory Dwelling U nit". A subcommittee of the
P lanning C ommission met regularly with various city department staff during 2022 to research AD Us and
understand how they are regulated in other communities. T hat information was presented to the P lanning
C ommission at the November 16, 2022 work session. T he next step is for the P lanning C ommission to take
formal action by approving an Advisory Communication with the P lanning C ommission's recommendation. T he
P lanning C ommission may approve the attached Advisory C ommunication as is or modify it to make a different
recommendation.
AT TAC HME N T S:
Description
Advis ory Communication
ADU 11-16-22 Work Ses s ion Presentation
ADU Regulations - City Comparison Table
Date: January 11, 2023
To: City Council
From: Planning Commission
Subject: 2022 Work Plan Item #4: Accessory Dwelling Unit (ADU) Recommendation
Action Requested: Planning Commission is seeking an approval (or denial) from the City Council
to continue with the development of an ADU ordinance for the City of Edina.
Situation: The Planning Commission has completed the 2022 Work Plan Item
The Initiative:
Review and recommend ordinance for
Accessory Dwelling Unit.
The Deliverable:
Recommendation to the City Council
Background:
For the 2022 plan year, the city council has asked the planning commission to evaluate the potential
benefits and drawbacks of allowing accessory dwelling units (ADUs) in the city, and to provide
recommendations on whether or not they should be permitted. The work plan team analyzed this item
over the summer and presented the summary to the planning commission at a work session on
November 16, 2022. The next steps are to receive a formal planning commission vote on the
recommendation and if approved, submit it to the City Council for their direction. Please see the
accompanying “ADU City Adoption Recommendation.PDF” summary document for more details.
Assessment:
As outlined in the summary document under ‘points of discussion’, the significant obstacles to the
development of ADUs in Edina are 1) the city’s sewer capacity limit in the southwest half of the city and
2) the cost of construction. The city’s sewer capacity issue is known and steps are underway to increase
its capacity for some areas. In the near term the engineering staff will advise on any new request and its
impact to the city sewer service. To alleviate development cost the planning commission could consider
implementing various policies to reduce expenses for residents and developers which may include
architectural design support and lower permitting costs.
It will also be necessary to address any code and setback challenges to ensure safety and appropriate
utility service levels within new ADU development. To effectively promote the construction of ADUs, it
will be important to communicate the benefits of these units, such as their potential to generate income
for residents and address the shortage of affordable housing. Using the Comprehensive, Climate, and
Page 2
Housing Plans as a guide, and by adopting a collaborative and moderate approach, Edina can develop an
ordinance that will be well-received by developers, residents, and the city.
Recommendation:
The Planning Commission recommends moving forward with the development of an ADU ordinance as
the net benefits and opportunities to be gained outweigh any potential drawbacks.
Accessory Dwelling Units City Adoption
Recommendation
November 16, 2022
Work Plan Team: Quincy Smith, Jimmy Bennett, Lou
Miranda
•Why ADUs?
•Project Goal and Timeline
•What is an ADU
•Points of Discussion
•Recommendation
•Appendix
•SWOT Analysis
Overview
EdinaMN.gov 2
Why ADUs
ADUs have been identified in several policy documents, including the
Comprehensive Plan, Affordable Housing Strategy Task Force Report,
and the Climate Action Plan as a potential tool to primarily address
the need for increased housing options for for Edina residents while
addressing other city and sustainability goals.
3
Work Plan Goal and Timeline
4
Goal: Review and recommend ordinance for Accessory Dwelling Unit
Deliverable: Recommendation to the City Council
Target Completion:End of 2022
Q1
Team Alignment
Planning Commission and City
Staff members assembled to
work on the work plan item.
Draft Recommendation
Development
Planning Commission work
group research and draft initial
recommendation for ADU
development in City of Edina.
Q2
Planning Commission
Review
Planning Commission review the
recommendation and provide
their feedback and additional
recommendation
11/16
City Council
Recommendation
Planning Commission work
group to present to the City
Council for their approval to
move forward on the drafting of
the ADU ordinance
TBD
What is an ADU?
Accessory dwelling units (ADUs) are independent permanent
independent housing units, typically (but not always) created on single-
family lots through remodeling or expanding the existing home or
constructed as a detached dwelling.
An ADU is not a rented out bedroom, nor a temporary structure such
as an RV or camper nor structure without a permanent foundation.
5
What is an ADU? (Con’t)
6Source: AARP Model State Act and Local Ordinances
What is an ADU? (detached)
7
Source: ZillowSource: City of Portland, OR Source: City of Oakland, CA
What is an ADU? (above garage)
8
Source: Ben Quie & Sons Source: MinnPostSource: Fernandina Observer
White Crane Construction of above garage ADU Design Blog
Source: White Crane Construction
What is an ADU? (attached)
9
Source: CTA Design Builders, Inc.Source: Streets MN
Benefits of ADUs
1.Increase supply of a more affordable housing type. ADUs are
more cost effective to build than multi-family on a per unit basis.
2.Help older homeowners, single parents, young home buyers, and
renters seeking a wider range of homes, prices, rents, and
locations.
3.Increase housing diversity and supply, providing opportunities to
reduce the segregation of people by race, ethnicity and income
that resulted from decades of exclusionary zoning.
4.Provide homeowners with extra income to meet rising costs.
10Source: AARP
Benefits of ADUs (con’t)
5.Create convenient living arrangement allowing family members to
provide care and support in a semi-independent living situation.
6.Provide opportunity for increased security, home care, and
companionship for older and other homeowners.
7.Reduce burdens on taxpayers while enhancing local property tax
base by providing cost-effective means of accommodating
development without the cost of building, operating, and
maintaining new infrastructure.
8.Promote more compact growth to reduce sprawl
9.Enhance job opportunities by providing housing nearer to
employment centers.
11Source: AARP
Points of discussion
Key topics identified by the workgroup
13
Criteria Discussion
Owner
Occupied
Some neighboring cities have the requirement of the owner be an occupier of either the primary dwelling or the ADU to
alleviate any concerns around poor property maintenance.
Sewer
capacity
There is sewer capacity concern in the southwest region of the city. As a result, Engineering staff have concerns about growth
in this area until sewer capacity is increased. See “Fig A -Sewer Capacity” slide.
Max Allowed One ADU per single family residence would be in line with the max allowed with neighboring cities.
ADU Type Allowing all ADU types (attached, detached, internal) would provide options to residents and can increase the potential for
more ADU construction in the city. Internal and attached ADUs are least costly whereas detached ADUs would be most
expensive.
Size This size of the ADUs in neighboring cities is between 300-1000 sq. ft. It would be wise for Edina to establish a minimum ADU
size standard that would ensure comfortable living space.
Affordability While ADUs are not commonly income restricted, and thus would not count towards Edina's affordable housing goal,
they are intended to provide a new housing option that is relatively more affordable than a single -family home.
Points of discussion
Points of discussion con’t
14
Criteria Reason
Permitting by
Right
Many cities allow ADUs by right while others may require a CUP (Conditional Use Permit) or other means. As a city we need
to consider the pros / cons of either approach and determine the best path forward. Architecture, Lawsuits, Historical
Preservation Rules etc.
Parking Parking requirements are considered a barrier to ADU development; however, the City does not allow on street parking
for more than six hours or between the hours of 1am -6am Nov. 1 to Mar. 31. If the City moves forward with an
ordinance, it would need to be decided if additional parking should be required that would meet current setback,
hardcover or other city ordinances requirements.
WAC and
SAC
For internal and attached units, water and sewer are typically provided from existing service lines for the primary
dwelling. For detached units, existing service lines may be extended from the primary dwelling or separate services
may be provided.
Sale and
Subdivisions
While allowed by some cities around the country, most ordinances prohibit the sale of an ADU separate from the
primary dwelling.
Building
Code
All ADUs would be required to comply with Minnesota State Building Code. Internal and attached ADUs would need to
meet a 1-hour fire separation rating for walls between units.
15
The southwest half of Edina has sewer
capacity concerns that would
adversely impact services with any
additional increase in flow volume.
Potential impacted neighborhoods are:
Fig: A -Sewer Capacity
Presidents
Parkwood Knolls
Bresden
Countryside
Indian Hills
Indian Trails
Normandale Park
Creek Valley
Braemar Hills
The Heights
Prospect Knolls
Dewey Hill
Cahill
Lake Edina
Pentagon Park
Recommendation to City Council
In summary, construction costs appear to be the biggest barrier to ADU development. As a
neighboring city, Edina may also experience moderate development demand with the
issuance of a new ADU ordinance. As an incentive, the city may want to consider
incorporating various expense reduction policies as outlined above to increase demand.
The planning commission also recognizes the complex code challenges that would need to
be addressed within the ordinance to ensure safety while meeting appropriate utility service
levels. Communicating the value of ADUs as both an income generator for residents and a
vehicle to address an ongoing housing affordability shortage would be necessary. Guided by
our Comprehensive, Climate and Housing Plans and through a deliberate, moderate and
collaborative approach, an ordinance can be developed that would satisfy residents,
developers and the city.The Planning Commission recommends moving forward with the
development of an ADU ordinance as the net benefits and opportunities to be gained
would outweigh any potential drawbacks.
16
Appendix
SWOT Analysis Framework
18
Strength
●What are the benefits of ADUs?
●Strengths need to be maintained, built
upon or leveraged.
Weakness
●What are the limitations of ADUs?
●Weaknesses need to be remedied or
stopped.
Opportunities
●How can we apply these strengths for
maximum benefit?
●Opportunities need to be prioritized and
optimized.
Threats
●What can impede or derail the
development of ADUs?
●Threats need to be countered or
minimized.
SWOT is an acronym for Strengths, Weaknesses, Opportunities, and Threats and is a simple but
powerful structured planning tool to evaluate a set of competing forces when making a decision.
SWOT Analysis
19
Strength
●Increase affordable housing supply
●Provides homeowners with extra income
●Allows the provision of supportive care
●Provides alternative housing option
●Increases the city property tax base
●Aligns with Comprehensive, Climate
Action, and Housing Strategy Plans
Weakness
●Construction costs
●City infrastructure limitations
●Not feasible for all dwellings
●Impacts many current city code
●Administrative learning curve
●Community not familiar with ADUs
Opportunities
●Regional ADU development leadership
●City tax revenue increase
●Increases collaboration amongst city
departments and commissions
Threats
●City aesthetic character change
●Residential congestion (traffic, density)
●Susceptible to legislative changes
Strength mitigation
20
Strength Enhancement
Increase affordable housing supply Promote through public forums the benefits of ADU development.
Provides homeowners with extra income Provide resources to make it easier for homeowners to generate
additional rental income from their ADU homes.
Allows the provision of supportive care Partner with local care facilities to provide support for ADU residents in
need of supportive care. I.e home care nurses.
Provides alternative housing option Coordinate with other neighboring cities to align on their ADU ordinances
to attract residents needing this alternative housing option.
Increases the city property tax base Fairly assess dwellings with ADUs for property tax assessments.
Aligns with Comprehensive, Climate
Action, and Housing Strategy Plans
Promote ADU development as supportive of other city strategies including
the comprehensive plan, climate action plan and housing plans.
Weakness mitigation
21
Weakness Mitigation
Planning, Construction
and City costs / fees
Waive some or all permitting fees.
Provide free architectural plans and consultative services to interested
builders.
Leverage state / city funds or grants to promote the development of
ADUs.
City infrastructure
limitations
There may be concerns with the sewer capacity in south west half of the
city (see Fig A). This can be mitigated with city investments in newer
sewer line capacity. There is little concerns with other city infrastructure
services such as water line capacity, or electricity.
Not feasible for all
dwellings
Although rare, the topography and size of some lots may prohibit building
an ADU (attached or detached).
Weakness mitigation con’t
22
Weakness Mitigation
Impacts many current city
codes
Leverage the existing building codes and those used for sheds and other
property structures to model the ADU setback and height requirements.
Delayed permitting
timelines
Develop standard ADU plans that could speed up the permitting and
approval process.
Administrative learning
curve
This program is new for the city however they can leverage existing
processes for permitting ADU development.
Community not familiar
with ADUs
Schedule community communication events via multiple channels
including public meetings, city sites, social media, city mailings and/or
newspapers to share vision, future ordinance and plan for ADU
development. Develop an ADU handbook and website so residents can
review for more construction information.
Opportunity
23
Opportunity Enhancement
Regional ADU
development leadership
Edina’s unique demographics can position the city to lead on the
architectural design, build process and ongoing administration of ADUs.
City tax revenue increase ADU development can increase the tax assessed values of homes and
increase city tax revenue.
Increases collaboration
amongst city departments
and commissions
This new housing type option creates opportunity to collaborate more
closely with many city departments.
Threats
24
Threats Mitigation
City aesthetic
character change
As part of the building code ensure setback requirements, building materials,
height and other ordinances are maintained for ADU development.
Residential
congestion (traffic,
density)
Monitor and report the traffic changes due to ADU development.
Establish a traffic density alert that would initiate a review of ADU density in the
city.
Proactively collect and respond feedback from residents on the impact of the ADU
development to their neighborhoods
Adverse legislative
changes
Monitor and advocate for ADU development for the city and at state level.
Share ADU ordinances with other Commissions and civic groups such as Edina for
Affordable Housing for awareness, exposure and notification of impacts.
Partner with other neighboring cities to advocate for ADU development
Neighboring City ADU Comparisons
25
Criteria St. Louis Park Minneapolis Richfield Bloomington Minnetonka
Zoning / Max
Allowed
R-1, R-2, R-3. Single
family lots / 1
Single family and 2 family
zones / 1
R-1 / 1 R-1, RS-1 / 1 R-1, R-1A, R-2 / 1
No. / Issue 0 since Oct 2020 137 May 2015 -2019 < 5 since 2015 1 since 2009 61 since 1986
Detached Attached, Detached,
Internal
Attached, Detached,
Internal
Must be attached to
principal structure or
above a detached garage
Yes (newly proposed
ordinance)
Attached, Detached,
Internal
Min / Max
Size
200 sq. ft. / Attached
units: <= 40% gross floor
area of the single family
home Detached: 800 sq.
ft. or 25% of rear yard,
whichever is less
300 sq. ft. / 1300 sq. ft.
or 16% of lot size area
300 sq. ft. / 800 sq. ft.300 sq. ft. / No max None / 1,000 sq. ft. or
35% of the floor area of
the principal dwelling,
whichever is less.
Height 15 ft.21 ft.Height of principal
residence (or 18 ft if lot
is less than 75 ft wide)
Same as principal
structure
Up to the roof height of
the principal dwelling.
Neighboring City ADU Comparisons con’t
26
Criteria St. Louis Park Minneapolis Richfield Bloomington Minnetonka
Setbacks Rear: 15 ft.
Interior side: 5 ft.
Interior side: 3 ft. Rear: 3
ft.
Same as principal
structure if attached.
Same as detached garage
if above garage
Same as principal
structure
Rear and side: ADU
height but not less than
15'
Parking No additional parking
required.
Minneapolis has no parking
minimums
A minimum of three off-
street spaces on the
property
No additional parking
requirement for ADUs;
however, no more than 4
vehicles may be parked
outside at any single or two
family dwelling unit.
No number of spaces
specified but no more than
four vehicles may be parked
outside on the property.
Ownership Property must be occupied
by the owner as their
primary residence. The ADU
may not be sold
independently of the
principal dwelling or be
made into a separate tax
parcel.
Shall not create a separate
tax parcel ID. Does not
require the owner to reside
at the property. Both the
ADU and the principal
dwelling can be rented out.
A separate tax parcel may
not be created. An owner
of the property must live on
the lot. Proof of
homesteading is required.
May not be subdivided or
separated in ownership
from the associated single
family home. Owner must
reside at the property.
The owner of the property
must reside at the principal
structure or ADU as a
primary residence at least
185 days per year. ADUs
may not be subdivided or
otherwise separated in
ownership from the
principal dwelling unit.
Neighboring City Demographics
27
Criteria Edina St. LP Minneapolis Richfield Bloomington Minnetonka
Population 53,494 50,010 429,954 36,994 89,987 53,781
Households 22,269 23,774 178,886 15,322 35,064 23,293
Households with one or more
people 65 years and over
36.9%24.4%17.4%28.3%33.4%35.5%
Disability 9%10%10.9%13.8%12.4%9.2%
Median income $ 108,576 $ 84,694 $ 66,068 $ 70,091 $ 78,224 $ 100,363
Income below poverty 4.7%5.9%18.3%7.8%7.5%3.5%
Median rent $ 1,442 $ 1,267 $ 1,078 $ 1,150 $ 1,220 $ 1,467
Cost burdened households 29.3%25.0%33.2%28.1%26.6%26.3%
Source: MNCompass
ADU Build Cost Factors & Est.
28
Planning Costs City Costs Construction Costs Finishing Costs
❖Architectural
drawings
❖Engineer calculations
❖Energy calculations
❖Land surveys
❖Plan check
❖Utility connection
fees
❖Building permit
❖Design and plans
❖Structure type
❖Size
❖Conditions of
property
❖Conditions of the
existing structure
❖Distance and location
of utility connections
❖Cost of materials
❖Flooring
❖Doors
❖Windows
❖Cabinetry
❖Tile
❖Stone
Est. $6,000 –$14,000 Est. $3,000 –$11,000 Est. $229 –$376 / Sq. ft Est. $50 –$75/Sq. ft.
❖500 Sq. ft can cost between $123,500 -$213,000
❖1200 Sq. ft can cost between $283,800 -$476,200
Resources / Links
1.AARP Model State Act and Local Ordinances
2.The ABCs of ADUs (AARP)
3.Home + home: Twin Cities ADU Guidebook -Family Housing Fund
4.MNCompass
5.Maxfield Housing Study
6.ADU Matrix
7.Various neighboring city ADU ordinances
29
Allow ADUs Allow by right Zones Parking Allow detached Max ADUs allowed Min Size Max Size Max Height Setbacks Ownership
Owner must reside
at property? Max Bedrooms Allowed to be rented? Max Occupancy Appearance Utilities ADU Definition Other Comments
Bloomington Yes Yes R-1, RS-1
No additional parking requirement for ADUs; however, no
more than 4 vehicles may be parked outside at any single or
two family dwelling unit.
Yes 1 300 sq. ft. 960 sq. ft. May not exceed height
of principal structure. Same as principal structure
May not be subdivided or separated in ownership
from the associated single family home. Owner must
reside at the property.
Yes 2 Yes (a rental license is required)Not specified
Must be designed to maintain the outward appearance of one
single-family dwelling; the appearance of a two family dwelling
must be avoided.
A secondary dwelling unit, but not a manufactured home built on a permanent chassis,
located on the same lot as a single-family dwelling unit, either physically attached to, within,
or detached from the single-family dwelling unit.
Crystal Yes Yes R-1, R-2 One space in addition to the two required spaces for the
home Yes 1 None 50% of the finished floor area of the
home 22 ft.
Rear: 5 ft.
Side: 5 ft.
Corner side: 10 ft.
The ADU may not have a separate PID with the
county. Both the ADU and principal dwelling can be
rented out.
No Not specified Yes (a rental license is required) Not specified Compatible with the exterior materials of the home. Must be
constructed on a frost protected foundation.
Must connect to the utility main or to the existing water and
sewer connections at a point on the private property.
A dwelling unit that is located on the same lot as a one family dwelling to which it is accessory
to and subordinate in size. An accessory dwelling unit may be within or attached to the one
family dwelling, or in a detached accessory building on the same lot.
Must be at least ten feet from principal structure if detached
Eden Prairie No
Golden Valley Yes Yes R-1, R-2 One additional off-street parking space for the ADU is
required.Yes 1 250 sq. ft.
35% of the home's gross floor living
area or 950 square feet, whichever
is less. In the case of internal ADUs,
the area being converted shall be
included in this calculation of gross
living area.
12 ft. for detached Rear: 10 ft.
Side: 10 ft.
The ADU shall not be sold independently of the
principal residential dwelling and may not be a
separate tax parcel.
Yes Not specified Yes (a rental license is required) Not specified
For attached & internal: 1. Exterior changes to the home shall not
substantially alter the single-family character of the structure. 2.
Entrance to the ADU shall face either the side or rear yard.
For detached: 1. Shall be designed and use materials which
complement and match the existing principal dwelling. 2. Rooftop
decks are not permitted in conjunction with a detached ADU. 3.
Windowed dormers shall not face towards adjacent properties to
the side or rear.
Utility connections for the ADU shall be provided from the
existing principal structure so long as adequate capacity exists
or can be provided.
A smaller, independent residential dwelling unit located on the same lot as a stand-alone
single family home.
A CUP is required for a detached ADU if the ADU does not meet
the same setbacks as required for the principal dwelling.
Detached ADUs shall be located completely to the rear of the
principal structure, unless it is built with frost footings. In that
case, an ADU may be built no closer to the front setback than
the principal structure.
A minimum lot size of 10,000 sq. ft. is required to establish a
detached ADU.
Detached ADUs must be located at least 10 feet from the
principal structure.
The floor area of a detached ADU shall not count towards the
maximum area limitation for accessory structures in the R-1 or
R-2 zoning districts.
Hopkins No
Minneapolis Yes Yes Allowed on single and
two family properties Minneapolis has no parking minimums Yes 1 300 sq. ft.
Internal/attached: 800 sq. ft.
Detached: 1,300 sq. ft. or 16% of lot
area, whichever is greater.
21 ft. Interior side: 3 ft.
Rear: 3 ft.
Shall not create a separate tax parcel ID. Does not
require the owner to reside at the property. Both the
ADU and the principal dwelling can be rented out.
No Not specified Yes (a rental license is required) Not specified
The primary exterior materials shall be durable, including, but not
limited to masonry, brick, stone, wood, cement-based siding, or
glass. Not less than 5% of the total area of the facade of a
detached unit facining an alley or public street shall be windows.
Exterior stairways are allowed provided that the finish of the
railing matches the finish or trim of the detached accessory
dwelling unit. Raw or unfinished lumber shall not be permitted on
an exterior stairway. Balconies and decks shall not face an interior
side yard. Rooftop decks not allowed. No additional entrances
facing the public street.
Water and sewer are typically served through extensions from
the primary residence. Dedicated water and/or sewer services
to a detached ADU may be allowed in special circumstances.
A dwelling unit that is located on the same lot as a principal residential structure to which it is
accessory, and that is subordinate in area to the principal dwelling.
Must be at least twenty feet from the principal sturcture if
detached
Minnetonka Yes No, CUP is required R-1, R-1A, R-2 No number of spaces specified but no more than four vehicles
may be parked outside on the property. Yes 1 None
1,000 sq. ft. or 35% of the floor
area of the principal dwelling,
whichever is less.
The highest point may
not extend above the
highest point of the roof
of the principal dwelling.
Rear and side: ADU height but
not less than 15'
The owner of the property must reside at the principal
structure or ADU as a primary residence at least 185
days per year. ADUs may not be subdivided or
otherwise separated in ownership from the principal
dwelling unit.
Yes 2 Yes (the city of Minnetonka does not require
rental properties to be licensed)Not specified
Must be designed to maintain the single-family appearance of the
principal dwelling from off-site views. Must be located behind the
rear building line of the principal dwelling unit. Must be
constructed on permanent foundation with no wheels.
Must be served by municipal water, municipal sewer, and gas
and electric utilities via service lines shared with the principal
dwelling.
A secondary dwelling unit located on the same property as a principal dwelling unit, which
includes provisions for living independent of the principal dwelling, such as areas for sleeping,
cooking, and sanitation, as determined by the city planner. This definition includes secondary
dwelling units attached to or detached from the principal dwelling unit.
Richfield Yes Yes R-1 A minimum of three off-street spaces on the property Must be attached to principal
structure or above a detached garage 1 300 sq. ft.800 sq. ft.
Height of principal
residence (or 18 ft if lot
is less than 75 ft wide)
Same as principal structure if
attached. Same as detached
garage if above garage
A separate tax parcel may not be created. An owner
of the property must live on the lot. Proof of
homesteading is required.
Yes Not specified Yes (a rental license is required) Not specified
Exterior materials must match the structure to which the ADU is
attached. No additional entrances facing the public street may be
added. No exterior stairways constructed of raw or unfinished
lumber.
A dwelling unit that is located on the same lot as a principal residential structure to which it is
accessory, and that is subordinate in area to the principal dwelling.The lot must meet current width and depth requirements
St. Louis Park Yes Yes
R-1, R-2, R-3. ADUs
allowed only on single
family lots
No additional parking required.Yes 1 200 sq. ft.
Attached units: not more than 40%
gross floor area of the single family
home
Detached: 800 sq. ft. or 25% of rear
yard, whichever is less
15 ft.
Rear: 15 ft. (5 ft if adjacent to
alley)
Interior side: 5 ft.
Property must be occupied by the owner as their
primary residence. The ADU may not be sold
independently of the principal dwelling or be made
into a separate tax parcel.
Yes Not specified Yes (a rental license is required) 2
Shall be compatible in design and materials to the principal
building. Must be located in rear or side yard. Decks and balconies
above the ground floor shall not face an interior side yard or rear
yard not abutting an alley. Rooftop decks are not allowed.
Not defined
St. Paul Yes Yes RL-RM2 No additional parking required Yes 1 None 75% floor area of the primary
dwelling
25 ft. or the height of
the principal structure,
whichever is less
Interior side: 3 ft.
Rear: 3 ft.
The ADU shall not be sold separately from the
principal dwelling and may not create a separate tax
parcel. Both the ADU and the principal dwelling can
be rented out.
No Not specified Yes (rental properties must be registered)
No more than one household is
allowed in both the principal unit
and the accessory unit together. A
household is six (6) or fewer
adults, together with the minors in
their care. (For example, if four
adults occupy the principal
dwelling unit, only two adults may
occupy the ADU.)
Exterior stairs are not allowed on the front of the building.
Exterior stairways shall be built of durable materials that match
the finish of the structure to which they are attached. Raw or
unfinished lumber shall not be permitted.
Not defined
Boulder, CO Yes Yes RR, RE, RL, RMX, A, P One additional space is required for an ADU. An additional
space is not required for affordable units. Yes 1 None
Attached units: 1/3 floor area (1/2
for affordable units) of primary
dwelling or 1,000 sq. ft., whichever
is less.
Detached: 550 sq. ft. (800 sq. ft. for
affordable units)
20 ft. (up to 25 ft. if roof
pitch greater than 8:12)
Same as for other accessory
structures. Depends on zoning
district.
No person shall convey an accessory unit
independently of the principal dwelling unit on the lot
or parcel. The property owner must reside in the
principal dwelling or ADU
Yes Not specified Yes (a rental license is required)
One family plus two additional
persons can reside between the
primary dwelling and ADU
Must be architecturally consistent with existing residence and
neighboring properties. Additional entrances facing the street
must be screened.
A separate and complete single housekeeping unit within a detached dwelling unit or within
an accessory structure to the principal dwelling unit of the lot or parcel upon which the unit is
located, permitted under the provisions of Subsection 9-6-4(a).
In some zoning districts, the number of ADUs is restricted to a
percentage (e.g. 20%) of the properties within a distance (e.g.
300 ft.)
ADUs require at least 60 sq. ft. of private open space exlusively
for the use of the ADU occupants.
The incentives for no parking required and additional size of
the ADU are offered if the ADU rents at 75% AMI or lower.
Somerville, MA Yes
No, requires site plan review,
which includes two neighborhood
meetings, a meeting before the
Urban Design Commission, and a
public hearing before the Zoning
Board of Appeals
NR 1 space per dwelling unit. No parking required if within a
transit area. Yes 1 None 576 sq. ft. 12 ft. Rear: 3 ft.
Interior side: 3 ft.
"Backyard Cottages" are defined as being on the same
lot as a principal building type so a separate parcel
cannot be created. Ordinance does not prohibit sale
of the the Backyard Cottage separate from the
primary dwelling. Both the Backyard Cottage and the
principal dwelling can be rented out.
No Not specified Yes (no rental license required)Not specified The ADU can have its own utility hookups or be serviced
through the primary dwelling.
Backyard Cottage: A small floor plate, detached, accessory building type typically providing
space for one (1) small dwelling unit, a home occupation, a playhouse for children, or vehicular
parking on the same lot as a principal building type.
A three foot wide paved walkway capable of allowing an
ambulance cot to be wheeled to and from the Backyard
Cottage is required.
Utility services for the Backyard Cottage must be buried
underground
If occupied for residential use, must have an automatic
sprinkler system unless on a corner lot, a lot with a driveway
leading to the Backyard Cottage, or a lot autting an alley.
Seattle, WA Yes Yes
SF5000, SF7200,
SF9600, RSL, and
Lowrise
No additional parking is required for an ADU.Yes 2 but no more than 1
can be detached None
1,000 sq. ft. excluding garage areas,
storage areas accessed from the
exterior, porches and covered decks
less than 25 sq. ft., and gross floor
area below grade. Up to 35 sq. ft.
can be exempt if designed for
bicycle parking.
For lots at least 50 feet
wide: 25 ft. for pitched
roof. 22 ft. for
shed/butterfly roof.
Less for lots less than 50
ft. wide
Rear: 5 ft.
Side: 5 ft.
The ADU may not be conveyed separately from the
primary dwelling. Both the ADU and primary dwelling
can be rented. Owner not required to reside on site.
No Not specified Yes (a rental license is required)
For lots with 1 ADU: no more than
8 unrelated people.
For lots with 2 ADUs: no more than
12 unrelated people.
If the entrance is located on a façade facing a side lot line or rear
lot line, the entrance may not be within 10 feet of that lot line
unless that lot line abutss an alley or other public right-of-way.
One or more rooms that:
a. are located within a principal dwelling unit or within an accessory structure on the same lot
as a principal dwelling unit;
b. meet the standards of Section 23.44.041, Section 23.45.545, or Chapter 23.47A, as
applicable;
c. are designed, arranged, and intended to be occupied by not more than one household as
living accomodations independent from any other household; and
d. are so occupied or vacant.
A second ADU is allowed if the unit either meets a green
building standard or meets affordability criteria (80%AMI for at
least 50 years).
Pasedena, CA Yes Yes RS (2), RM-12, REM-
16, RM-32, RM-48
One additional space is required for an ADU. The requirement
is waived if within 1/2 mile of a transit stop Yes 1 150 sq. ft.
For detached: 1,000 sq. ft. for
parcels under 10,000 sq. ft.;1,200
sq. ft. for parcels 10,000 sq. ft. or
more
For attached: 800 sq. ft. or 50% of
the floor area of primary dwelling,
whicever is greater.
12 ft to top plate and 17
ft to highest ridgeline
Side: 4 ft if ADU is 800 sq. ft. or
less; 5-10 ft. if over 800 sq. ft.
and depends on lot width
Rear 4 ft if ADU is 800 sq. ft. or
less; 10 ft. if over 800 sq. ft.
A separate parcel cannot be created and the ADU may
not be conveyed independently of the primary
dwelling. Both the ADU and primary dwelling can be
rented. Owner not required to reside on site, unless it
is a junior ADU.
No, unless junior
ADU Not specified Yes (no rental license required)Not specified
An ADU 750 sq. ft. or greater shall be charged a Residential
Impact Fee in an amount proportional to the square footage of
the primary dwelling. The impact fee may be reduced if
affordability criteria are met.
A residential dwelling unit that provides complete independent living facilities for one or more
persons on the same parcel as a proposed or existing legal single family residence. An
accessory dwelling unit shall include permanent provisions that include, but are not liminted
to, living, sleeping, eating, cooking, and sanitation.
The city offers an incentive (Second Unit ADU Program) to
create affordable ADUs by offering comprehenisve assistance
for financing, designing, permitting, and constructing a new
ADU. The unit must be rent to a Section 8 voucher holder for 7
continuous years
Any "mature tree" as defined by Section 8.52.020 in a
protected zone shall be replaced at a one-for-one ratio it is
proposed to be removed to construct a new ADU.
Burlington, VT Yes Yes All single family lots No additional parking required.Yes 1 None
900 sq. ft. or 30% of gross floor
area of primary dwelling, whichever
is greater.
35 ft.
Side: 5 ft. if under 15 ft. in
height. Otherwise 10% of lot
width or average of 2 adjecent
lots on either side.
Rear: 5 ft. if under 15 ft. in
height. Otherwise 25% of lot
depth, no less than 20 feet.
The owner must live on the property and may occupy
either the principal or accessory dwelling unit. Yes 1 bedroom Yes (a rental license is required)2 adults and their minor children The property must have sufficient wastewater capacity as
certified by the Department of Public Works.
A dwelling unit that is clearly subordinate to a single-family dwelling, and has facilities and
provisions for independent living, including sleeping, food preparation, and sanitation.
If impervious surface limits are a barrier, a property owner can
exceed the limit to build a maximum 650 sq. ft. ADU as long as
stormwater management is addressed. This is intended to
relieve the barrier faced by smaller lots that are already legally
at or over their lot coverage limit. Requires approval by
Development Review Board (See Section 5.2.3 (b) 10. of Zoning
Ordinance)
Requires a deed restriction be recorded prior to occupancy
referencing the conditions of the ADU permit, including that
the owner reside on the property.
Highland Park, IL No
Evanston, IL Yes Yes R1, R2, R3, R4, R5, R6 No additional parking is required for an ADU.Yes 1 None 1,000 and not larger than the
primary dwelling
28 ft for sloped roofs
and 20 feet for flat and
mansard roofs
Side: 5 ft.
Rear: 3 ft
Owner does not need to live on the property. Both the
ADU and primary dwelling can be rented. No Not specified Yes (a rental license is required)No more than 1 family
There can only be one entrance on the front facing side of the
property and there must be a separate entrance for the ADU. Any
exterior stairs to an attached unit must be on the rear side of the
property.
Water service/sewer must be connected to the main residence
and cannot be connected to the street. An upgrade may be
required if the main residence does not have sufficient
capacity for the new ADU.
A smaller, secondary independent housekeeping establishement located on the same zoning
lot as a residential building. ADUs are independently habitable and provide the basic
requirements of shelter, heating, cooking, and sanitation, and may be internal, attached or
detatched.
Portland, OR Yes Yes
Almost all zones,
when accessory to a
detached single family
dwelling, an attached
house, or
manufactured home.
ADUs may also be
allowed with duplexes
No additional parking is required for an ADU.Yes 2 (only 1 on a lot with
a duplex)None
75% of living area of primary
structure or 800 sq. ft., whichever is
less.
20 feet if principal
structure setbacks are
met. 15 feet if principal
structure setbacks not
met.
Side & Rear: 0 ft. if certain
criteria met, including overall
structure height less than 15 ft
and walls of the structure less
than 10 ft high. Otherwise,
principal structure setbacks
apply
Owner does not need to live on the property. Both the
ADU and primary dwelling can be rented. No Not specified Yes (a rental license is required)Not specified
Additional design standards required if ADU is over 15 ft in height:
Exterior finish materials, roof pitch, trim, eaves, window
orientation, and dimension must be the same or visually match
those of the primary dwelling in type, size and placement.
Applicants have the option of connecting the ADU to existing
sewer/water connections through the primary structure or
having a separate connection.
An additional dwelling unit created on a lot with a primary dwelling unit. The additional unit is
smaller than the primary dwelling unit except when the accessory dwelling unit is in an
existing basement. The accessory dwelling unit includes its own independent living facilities
including provision for sleeping, cooking, and sanitation, and is designed for residential
occupancy by one or more people, independent of the primary dwelling unit. Kitchen facilities
for cooking in the unit are described in Section 29.30.160 of Title 29, Property and
Maintenance Regulations. The unit may have a separate exterior entrance or an entrance to
an internal common area accessible to the outside.
When more than one ADU is proposed, at least one unit must
meet certain "visitability" standards for entrances, bathrooms,
living areas, and doors. This is to ensure that units can
accommodate a range of individuals living in or visiting the
residence regardless of age or ability.
Portland, ME Yes Yes All lots with
residential uses No additional parking is required for an ADU.Yes 2 None 2/3 the gross floor area of the
primary dwelling
18 ft. (Shall not exceed
the height of the
primary structure)
Rear: 5-25 ft (varies by district
and size of structure)
Side: 5-16 ft (varies by district
and height of structure)
A deed restriction must be recorded that the ADU
must remain in common ownership with the primary
dwelling.
Yes, but only at the
time of the ADUs
construction
Not specified Yes (a rental license is required)Not specified
When and ADU is significantly visible from public ways, the
building design shall a.) be cearly subordinate to the principal
structure(s) in scale and position in relationship with the street
and principal structure(s); b.) Not include outside stairways or fire
escapes above the ground floor.
A dwelling unit subordinate in size to the principal residential structure(s) on a lot and located
either within the principal residential structure(s) or in an accessory structure.
Redmond, WA Yes Yes All single family lots One off-street parking space is required for an ADU. No
parking required if within 1/3 mile of transit stop.Yes 1 None
For detached: 40% of the total
square footage of the primary
dwelling and the accessory dwelling
unit combined, excluding any
garage area, and in no case shall it
exceed 1,000 sq. ft.
Attached: 1,500 sq. ft.
25 ft Side: 5 ft
Rear: 10 ft
An ADU shall not be subdivided or otherwise
segregated in ownership from the primary dwelling
unit. Either the primary dwelling or ADU must be
occupied by an owner of the property.
Yes Not specified Yes (rentals of four units or less do not require a
rental license). Not specified
Only one entrance on the front of the primary dwelling is
permitted (some exceptions allowed). Additional entrances are
permitted on the side and rear of the primary structure. Additions
to an existing structure or the development of a newly
constructed detached ADU shall be designed consistent with the
existing facade, roof pitch, siding, and windows of the primary
dwelling unit.
A habitable living unit that provides basic requirements for living, sleeping, eating, cooking,
and sanitation. An ADU is accessory to the primary unit on a lot and may be added to, created
within, or detached from the primary single-family dwelling unit.
Lake Forest, IL
No, only ADUs existing prior to
November 17, 2014 may continue
to be used.
Chapel Hill, NC Yes Yes Single family lots 1 per ADU bedroom Yes 1 None 750 sq ft or 75% of floor area of
primary dwelling, whichever is less.29 ft Varies by district (generally 6-11
ft for rear and side)
Must remain under same ownership as primary
dwelling. No Not specified Yes (no rental license required)Not specified
Dwelling units, single family with accessory apartment: A dwelling or combination of dwellings
on a single zoning lot consisting of two (2) dwelling units, for which:
1. Accessory (attached or not attached) apartments have a floor area limit of no more than
seven hundred fifty (750) square feet or seventy-five (75) percent of the floor area of the
principal dwelling unit (whichever is smaller), except as provided in the next sentence.
2. The floor area of an attached accessory apartment may exceed the afrementioned floor
area limit of seven hundred fifty (750) square feet and be up to one thousand (1,000) square
feet of floor area only if both of the following conditions are met: a). an attached accessory
apartment does not increase the existing footprint of the structure (principal dwelling unit,
garage or other exisitng, standalone structure on the property) to which it would be attached;
and b) the attached accessory apartment does not exceed seventy-five (75) percent of the
floor area of the principal dwelling unit.
3. Together, the principal dwelling unit and the accessory apartment that are part of a two-
family dwelling shall be classified as a rooming house (a different use type and group) if
occupied by more than four (4) personons who are not related by blood, adoption, marriage,
or domestic partnership.