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2024-03-13 Planning Commission Regular Meeting Packet
Ag enda Planning Commission City Of E dina, Minnesota City Council Cham ber s Wednesday, March 13, 2024 7:00 PM Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or Facebook.com /EdinaMN. Participate in Public H ear ing(s): Call 312-535-8110 E nter access code 2632 379 5802 Password is 5454 Press *3 on your telephone keypad when you would like to g et in the queue to speak A sta8 m em ber will unmute you when it is your turn I.Ca ll To Ord er II.Roll Ca ll III.Approva l Of Meeting Agenda A.Com m ercial Ken n els and An im a l Hosp itals Ordin ance (W ITHDRAW N) IV.Approva l Of Meeting Min u tes A.Regular Meeting Min u tes from Februa ry 14, 2024, a n d Special W ork Session Min u tes from Februa ry 28, 2024 V.Special Recogn ition s An d Presentation s A.W elcom e n ew Pla n n ing Com m ission ers VI.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. VII.Pu b lic Hea rings A.Prelim ina ry Rezon ing & Site Pla n , Va ria n ces and Su b d ivision – 6600-6800 Fra n ce Avenue B.Accessory Dw ellin g Unit Ordin ance VIII.Cha ir An d Mem ber Com m ents IX.Sta9 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 ampli<cation, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Date: Marc h 13, 2024 Agenda Item #: I I I.A. To:P lanning C ommission Item Type: O ther F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:C ommercial Kennels and Animal Hos pitals O rdinanc e (W I T HDR AW N) Information C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: None. T he applicant has withdrawn the request. I N TR O D U C TI O N: Date: Marc h 13, 2024 Agenda Item #: I V.A. To:P lanning C ommission Item Type: Minutes F rom:Liz O ls on, P lanning Adminis trative S upport S pec ialis t Item Activity: Subject:R egular Meeting Minutes from F ebruary 14, 2024, and S pecial Work S ession Minutes from F ebruary 28, 2024 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 R egular Meeting Minutes from February 14, 2024, and Special Work Session Minutes from February 28, 2024. I N TR O D U C TI O N: AT TAC HME N T S: Description 2024-02-14 Regular Planning Commis s ion Meeting 2024-02-28 Special Planning Commission Work Ses s ion Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2024 Page 1 of 3 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers February 14, 2024 I. Call To Order Chair Bennett called the meeting to order at 7:00 PM. II. Roll Call Answering the roll call were: Commissioners Bornstein, Strauss, Daye, Miranda, Felt, and Chair Bennett. Staff Present: Cary Teague, Community Development Director, and Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioner Padilla, Smith, Hu, and Schultze. III. Approval Of Meeting Agenda Commissioner Daye moved to approve the February 14, 2024, agenda. Commissioner Bornstein seconded the motion. Motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, Regular and Special Work Session Minutes from January 10, 2024 and the January 24, 2024 Special Work Session Minutes. Commissioner Daye moved to approve the January 10, 2024, Regular and Special Work Session and January 24, 2024 Special Work Session. Commissioner Felt seconded the motion. Motion carried unanimously. V. Special Recognitions and Presentation A. Election of Officers Director Teague explained the Commission needed to elect a Chair, Vice-Chair and Secretary of the Planning Commission for 2024. Commissioner Felt moved to re-elect Bennett as Chair, Miranda as Vice-Chair and Bornstein as Secretary of the Planning Commission. Commissioner Daye seconded the motion. Motion carried unanimously. VI. Community Comment Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2024 Page 2 of 3 Ms. Ingrid Manchai, addressed the Commission asking if anyone on the Commission were realtors, real estate developers, involved in real estate financing and development or own a business. Chair Bennett and the Commissioners addressed the resident regarding their work histories. VII. Reports/Recommendations A. Sketch Plan Review – 5780 Lincoln Drive Director Teague presented the request of Solhem Development, LLC for a Sketch Plan Review. Staff answered Commission questions. Appearing for the Applicant Mr. Amol Dixit, Solhem and Companies, Ms. Mindy Michael, Kaas Wilson Architects, Mr. Chris Westergaard, Touchstone Mental Health and Mr. Patrick Moore Property Solutions and Services addressed the Commission. The Commission asked questions of the applicant. The Commission reviewed the sketch plan and offered comments that can be reviewed in the official meeting video. B. Lincoln and Londonderry Small Area Plan Working Group Greenprint Director Teague presented the Lincoln and Londonderry Small Area Plan Working Group Greenprint. Staff answered Commission questions. The Commission discussed the small area plan working group Greenprint and offered comments which can be reviewed in the official meeting video. Motion Commissioner Daye moved that the Planning Commission recommend approval of the Lincoln and Londonderry Small Area Plan Working Group Greenprint as outlined in the staff memo subject to the conditions and findings therein. Commissioner Felt seconded the motion. Motion carried unanimously. VIII. Chair and Member Comments Received. IX. Staff Comments Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2024 Page 3 of 3 Received X. Adjournment Commissioner Felt moved to adjourn the February 14, 2024, Meeting of the Edina Planning Commission at 9:15 PM. Commissioner Daye seconded the motion. Motion carried unanimously. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2024 Page 1 of 1 Minutes City Of Edina, Minnesota Planning Commission Work Session February 28, 2024 I. Call To Order Acting Chair Strauss called the meeting to order at 5:00 PM. II. Roll Call Answering the roll call were: Commissioners Strauss, Miranda, Daye, Smith, Felt and Chair Bennett. Staff Present: Cary Teague, Community Development Director, Addison Lewis, Community Development Coordinator, and Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioners Bornstein, Padilla, Hu, and Shultze. III. Zoning Ordinance Amendment – First Floor Ceiling Height & Building Transparency on Front Facing Facades Director Teague presented the Zoning Ordinance amendment for first floor ceiling height and building transparency on front facing facades. The Commission discussed the Zoning Ordinance amendment with staff. Chair Bennett arrived at the meeting at 5:15p.m. The Commission asked questions and provided feedback. The Commission continued discussion for the next work session meeting and staff indicated revisions would be made. The discussion can be reviewed in the official City meeting audio. V. Adjournment The February 29, 2024 meeting was adjourned at 5:48 p.m. Date: Marc h 13, 2024 Agenda Item #: V.A. To:P lanning C ommission Item Type: F rom: Item Activity: Subject:Welc ome new P lanning C ommissioners C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: I N TR O D U C TI O N: Date: Marc h 13, 2024 Agenda Item #: VI I.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:P reliminary R ezoning & S ite P lan, Varianc es and S ubdivis ion – 6600-6800 F ranc e Avenue Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: R ecommend the C ity C ouncil approval the proposed requests. I N TR O D U C TI O N: T he applicant, H G A Architects on behalf of the property owner, S outhdale O ffice P artners, is proposing to redevelop a portion of the 22-acre parcel at 6600-6800 F rance. T he proposed plan is to tear down the middle office buildings and restaurant (90,582 square feet) on the site and construct a new 3-story, 107,000 square foot medical office, an 8,000 square foot restaurant, and a 2-level parking ramp, with a proof of parking plan to expand to 4 levels. (See attached narrative and plans.) I n 2017, this site was rezoned to P U D for a mixed-use development project (T he Avenue on F rance). T he plans included a new 6-story office building, a new 6 story medical office, an 8-story residential building, four retail/restaurant buildings, and a hotel. T he existing 6 and 7-story office buildings were to remain. (See attached approved P lans.) U nder the existing P U D zoning, only the plans approved within the P U D can be built. T he property owner has found that the approved P U D plans are not feasible to develop. T herefore, the applicant is proposing the following to accommodate their development proposal: P reliminary R ezoning from P U D , P lanned U nit Development to P C D-3, P lanned Commercial District. (P C D-3 was the original zoning of this site) P reliminary S ite P lan. Subdivision. Variances: a. T ransparency from 75 to 39 percent facing Valley View Road. b. F irst floor building height from 20 to 14 feet for the restaurant and 16 feet for the medical office. c. Building height variance from 48 to 52 feet for the medical office. AT TAC HME N T S: Description Staff Report Site Location, Zoning, Comp Plan & Approved 2017 PUD Plan Traffic and Parking Study AFO Review (Mic Johns on) - From Sketch Plan Applicant Respons e to AFO Review Applicant revisions from Sketch Plan Comments LMC Pyramid of Discretion Sketch Plans Plans and Renderings- 1 of 9 Renderings from Valley View Road Plans and Renderings- 2 of 9 Plans and Renderings- 3 of 9 Plans and Renderings- 4 of 9 Plans and Renderings- 5 of 9 Plans and Renderings- 6 of 9 Plans and Renderings- 7 of 9 Plans and Renderings- 8 of 9 Plans and Renderings- 9 of 9 Plans and Renderings, Appendix A- 1 of 7 Plans and Renderings, Appendix A- 2 of 7 Plans and Renderings, Appendix A- 3 of 7 Plans and Renderings, Appendix A- 4 of 7 Plans and Renderings, Appendix A- 5 of 7 Plans and Renderings, Appendix A- 6 of 7 Plans and Renderings, Appendix A- 7 of 7 Plans and Renderings, Appendix B- 1 of 2 Plans and Renderings, Appendix B- 2 of 2 Southdale Design Experience Guidelines Preliminary Plat Memo from engineering Minutes /His tory Sustainabililty Ques tionnaire Applicant Pres entation Staff Pres entation The applicant, HGA Architects on behalf of the property owner, Southdale Office Partners, is proposing to redevelop a portion of the 22-acre parcel at 6600-6800 France. The proposed plan is to tear down the middle office buildings and restaurant (90,582 square feet) on the site and construct a new 3-story, 107,000 square foot medical office, an 8,000 square foot restaurant, and a 2-level parking ramp, with a proof of parking plan to expand to 4 levels. (See attached narrative and plans.) In 2017, this site was rezoned to PUD for a mixed-use development project (The Avenue on France). The plans included a new 6-story office building, a new 6 story medical office, an 8- story residential building, four retail/restaurant buildings, and a hotel. The existing 6 and 7- story office buildings were to remain. (See attached approved Plans.) Under the existing PUD zoning, only the plans approved within the PUD can be built. The property owner has found that the approved PUD plans are not feasible to develop. Therefore, the applicant is proposing the following to accommodate their development proposal: Preliminary Rezoning from PUD, Planned Unit Development to PCD-3, Planned Commercial District. (PCD-3 was the original zoning of this site) Preliminary Site Plan. Subdivision. Variances: a. Transparency from 75 to 39 percent facing Valley View Road. b. First floor building height from 20 to 14 feet for the restaurant and 16 feet for the medical office. c. Building height variance from 48 to 52 feet for the medical office. March 13, 2024 Planning Commission Cary Teague, Community Development Director Preliminary Rezoning & Site Plan, Variances and Subdivision – 6600-6800 France Avenue Information / Background: STAFF REPORT Page 2 The applicant has gone through the sketch plan process and has revised the plans in an attempt to respond to neighborhood concerns, the Architecture Field Office (AFO) review comments, and feedback received from the Planning Commission and City Council. (See attached responses.) Attached is the “pyramid of discretion.” This project is within the “green” zone, meaning this is a legislative decision in which the City has significant discretion when reviewing this application. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Point of France condos; zoned PRD-4, Planned Residential District, and guided HDR, High Density Residential. Easterly: Southdale; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Southerly: Two banks and an office; PCD-3 & POD, Planned Office District and guided Office/Residential. Westerly: Single family homes; zoned R-1, Single Dwelling Unit District and guided Low Density Residential. Existing Site Features The subject property is 22.48 acres in size, is relatively flat and contains office buildings, a restaurant, and a bank. Planning Guide Plan designation: Office/Residential (20-75 residential units per acre); Zoning: PUD, Planned Unit Development District Parking The required parking for the site is based on the entire site, including the existing buildings. The site would contain 475,333 square feet of office and medical office space, requiring 1,558 spaces. In addition, the 8,000 square foot restaurant would require 100 spaces. Therefore, 1,658 spaces are required. The site plan demonstrates 1,769 parking spaces with the proof-of- parking plan, therefore would be code compliant. Stantec Consulting conducted a parking study and concluded that there is adequate parking. Based on ITE, Institute of Transportation Engineers, the peak weekday parking demand (11 am to 2 pm) for the entire development is 1,122 spaces, the 1,769 spaces would be more than enough. (See attached parking study done by Stantec Consulting.) With the construction of the 2-level parking deck, there would be 1,555 parking stalls on the site. STAFF REPORT Page 3 Site Circulation/Traffic The middle vehicular access off France Avenue, by the Tavern on France would be eliminated with the construction of the new office building. The northern and southern France Avenue access points would remain but be slightly reconfigured. There would be five access points to Valley View Road, all staying the same as they exist today. A new interior drive-aisle would be created along France Avenue in front of the proposed new buildings. Vehicles would then be able to drive from the north side of the site to the south side without having to leave the site. The pedestrian and bike experience on the site would be improved. Stantec Consulting conducted a traffic study. (See attached traffic study.) The study concludes that the existing roadways would have minimal impact on the adjacent roadways and can be supported by the project. Under the 2026 Build condition during the weekday p.m. peak hour, the eastbound vehicle queue length at the France Avenue/Driveway 8/Southdale Center Entrance is expected to extend beyond the internal north/south parking aisle located east of the proposed restaurant building. In order to create additional queuing space at France Avenue, Stantec recommends the following improvements at this intersection: Provide a second eastbound left turn lane on the access at the traffic signal. Relocate the north/south parking aisle access west to align with the next parking aisle on the south side. Extend all eastbound lanes to the new north/south parking aisle access location. Landscaping Based on the perimeter of the site, 108 overstory trees would be required. That includes existing landscaping and trees on the site. Overall existing and proposed trees on the site at full development would be 300+. (See the attached landscape plan.) A full complement of understory shrubs and bushes are proposed. The applicant would remove 125 overstory trees from the site, including some of the mature Oak trees along Valley View Road. However, the proposed plans would replace them with 151 overstory trees. The proposed plans do save more of the Oaks along Valley View Road than the original sketch plan. Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined in the attached engineering memo. (See attached memo dated March 7, 2024.) A developer’s agreement/site improvement plan agreement would be required for the construction of the proposed sidewalks and utilities. Any approval of this project would be subject to review and approval of the Nine Mile Creek Watershed District, as they are the City’s review authority over the grading of the site. Building/Building Material The building materials would be a combination primarily brick and glass, with metal panel accents, and is code compliant. (See attached renderings.) The proposed plans meet the 75% transparency requirement except for the Valley View Road facing portion of the project, which STAFF REPORT Page 4 would be 39%. A variance is requested. Variances are also requested for the first-floor building height from 20 to 14 feet for the restaurant and 16 feet for the medical office. The following are the City Code Section 36-618 requirements regarding the building material: a. All new front building façades in the district that face the public realm must have seventy five percent (75%) transparency (ability to see inside the building) at the ground level. b. All facades on the first vertical 60 feet of a building (above grade) shall use natural materials (brick, stone) facing the public realm (streets, parks, sidewalks). c. No building façade shall be longer than 200 feet without changing direction by a minimum of 90 degrees. d. First floors must have a minimum ceiling height of 20 feet. Mechanical Equipment Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Final Plans must include location of mechanical equipment and the means of screening. No ground level mechanical equipment shall be located within the front yard of the development. Living Streets/Multi-Modal Consideration Sec. 36-1274. - Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the city and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a final development plan or the issuance of a conditional use permit pursuant to article V of this chapter: (1) It is the policy of the city to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity throughout the city. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the city's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Nonresidential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum STAFF REPORT Page 5 number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The applicant would be enhancing the sidewalk experience along France Avenue in front of the Restaurant and New Medical office be moving the sidewalk back and adding green space and landscaping. There would be a new east west connection through the site, however, it does include a stairway. (See attached.) A boulevard style sidewalk would be provided along Valley View Road. The pedestrian experience would be improved from existing conditions. A Travel Demand Management (TDM) plan is required for this project. The goal of the TDM plan is to reduce vehicular trips during peak hours and emissions from vehicles. TDM strategies for this site include: Providing maps that show the area bus routes and schedules. Providing maps of bicycle and pedestrian facilities. Providing information on starting and joining commuter programs. Providing bicycle parking spaces for site users. Offering a pre-paid Metro Transit Go-To Card to all new employees. The City’s transportation planner has reviewed the proposed project and provided a memo to address issues. (See attached engineering memo dated March 7, 2024.) Approval of this project would be conditioned upon meeting the recommendations within the memo. Greater Southdale District Design Experience Guidelines - City Goals The applicant has responded to comments/recommendations made by Mic Johnson, AFO at the sketch plan regarding the Greater Southdale District Design Experience Guidelines. (See attached sketch plan memo from AFO and the responses from the applicant.) The proposed plans do not address some of the fundamental guidelines including pulling buildings up to the street and hiding surface parking lots and providing underground parking. The proposed plans are more designed to meet the base zoning regulations of the PCD-3, Planned Commercial Zoning District, which this site was originally zoned. Most of the site contains office uses, which is a permitted use in the PCD-3 District. The site was rezoned to POD, Planned Office District back in the 1980’s when the City revised the Zoning Ordinance. The street room typology 1A (Transition to the Cornelia Neighborhood) calls for a 15-foot setback to Valley View with buildings 36 feet tall. The proposed parking ramp would be 41 feet tall and setback 50 feet. A boulevard style sidewalk should be provided along Valley View Road. (See the recommended street room typology 1A attached on page 20-21 in the Design Experience Guidelines.) STAFF REPORT Page 6 The street room typology 5 (The Boulevards) calls for a 50-foot building setback and building height of 60-105 feet. The proposed plan proposes a 50-foot parking and drive-aisle setback, 100–110-foot building setback and a 51-foot-tall building. Site Zoning History This site was originally zoned PCD-3, Planned Commercial District. It developed in the 1960’s and 1970’s primarily with office uses and a free-standing restaurant (Marc’s Big Boy Restaurant, now Tavern on France and the existing office buildings). Both office and restaurant uses are allowed in the PCD-3 Zoning District. In 1984, the site was rezoned to POD, Planned Office District as part of a re-codification of the Edina City Code. The restaurant at that time became a nonconforming use, as free-standing restaurants are not a permitted use in the POD, Planned Office District. (See attached minutes/history.) In 2017, the site was rezoned to PUD, Planned Unit Development for a mixed-use redevelopment project on the site. That redevelopment project was never built. The applicant/property owner is now requesting a rezoning back to the original PCD-3 zoning for the site. Medical office and restaurants are permitted uses in the PCD-3 District. Offices are conditionally permitted uses, therefore, they would become lawful existing nonconforming uses without a conditional use permit. Comprehensive Plan This site is guided OR, Office Residential. (See attached Comprehensive Plan Land Use Map) Below is the land use categories and description. The proposed and existing uses are consistent with the Comprehensive Plan. The primary use on the site is office with the secondary uses the existing bank and proposed restaurant. The PCD-3 does allow all of these uses. Categories Description, Land Uses Development Character and Guidelines Density and Intensity Guidance OR Office Residential Transitional areas along major thoroughfares or between higher-intensity districts and residential districts. Many existing highway-oriented commercial areas are anticipated to transition to this more mixed -use character. Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and service uses (not including “big box" retail), limited industrial (fully enclosed), institutional uses, parks and open space. Vertical mixed-use should be encouraged and may be required on larger sites. Upgrade existing streetscape and building appearance, improve pedestrian and transit environment. Encourage structured parking and open space linkages where feasible; emphasize the enhancement of the pedestrian environment. 20 – 75 residential dwelling units/acre 50%/50% estimated residential/commercial mixed-use Subdivision The applicant is proposing to divide the parcel into four lots so that each building is located on its own lot. Currently all the buildings are located on one lot. There is no minimum lot size in the PCD-3 Zoning District. For setback purposes, per Section 36-618 (2) the interior lot lines are not considered, only the perimeter or zoning district boundary. All existing and proposed structures meet the required setbacks. STAFF REPORT Page 7 The City is authorized by statute to collect park dedication fees to support the additional demand for parks created by new development when property is subdivided. The City has studied this demand and concluded that new projects generally create additional park demand of approximately $7,1000 per buildable acre (43,560 square feet). For this project, that would be a total of an additional 24,418 square feet. The applicant would be tearing down 90,582 square feet of commercial space and building 115,000 square feet; an addition of 24,418 square feet, therefore, a park dedication of $3,979 would be required. Staff has reviewed this individual project and believes this project will generate similar types and quantities of new demand as assumed in the City’s study. Staff does not believe there needs to be any adjustment made to the amount of park dedication fees. Rezoning The commission may recommend approval by the council based upon, but not limited to, the following factors: (1) Is consistent with the comprehensive plan; (2) Will not be detrimental to properties surrounding the tract; (3) Will not result in an overly intensive land use; (4) Will not result in undue traffic congestion or traffic hazards; (5) Conforms to the provisions of this section and other applicable provisions of this Code; and (6) Provides a proper relationship between the proposed improvements, existing structures, open space and natural features. Based on the information on pages 3-7 and 8-12, staff believes these factors have been met. STAFF REPORT Page 8 Compliance Table City Standard (PCD-3) Existing PUD Proposed New Stucture Setbacks Front – France Ave Front – Valley View Front - 66th Street Surface Parking Setbacks Front – France Ave Front – Valley View Front - 66th Street 50 feet (measured from curb) 50 feet (measured from curb) 30 feet (measured from curb) 20 feet (measured from curb) 20 feet (measured from curb) 20 feet (measured from curb) 45 feet (measured from curb) 100 feet (measured from curb) 50 feet (measured from curb) 10 feet (measured from curb) 10 feet (measured from curb) 10 feet (measured from curb) 50 feet 50 feet NA 20 feet 20 feet 20 feet Building Height 4 Stories or 48 feet whichever is less 8 stories and 96 feet (No building shall be taller than the existing building at 6800 France) 3 stories & 52 feet (medical building) * 1 story and 14 feet (restaurant) First Floor ceiling height Transparency facing the public realm 20 feet 75% 20 feet 75% 14 & 16 feet* 39% - Valley View* 75% - France Maximum Floor Area Ratio (FAR) .75 of the lot (non-residential land use) Lot size = 22.48 acres or 979,228 s.f. 734,421 s.f. MAX 1.0 of the Lots Lot size is 22.48 acres or 979,228 s.f. MAX 475,333 s.f. (.49 FAR) Parking Stalls – Entire Site Office & Medical Office = 1/300 s.f. - 475,333 (1,558 spaces) Restaurant = 1/100 s.f. + 20 employees (100 spaces) 1,658 total required 488 surface spaces 1,399 underground spaces 1,887 Total 1,769 spaces (with proof of parking) *Variance Required PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues Is the proposal reasonable to justify the rezoning of the site from PUD, Planned Unit Development to PCD-3, Planned Commercial District 3? Yes. Staff supports the rezoning of the site, for the following reasons: 1. Re-establishes the original zoning of the site. The original zoning of the site was PCD-3, Planned Commercial District 3. Allowed uses with the PCD-3 District include, office, medical clinics, restaurants, and banks, all of which would be on the site. STAFF REPORT Page 9 2. The proposed rezoning is consistent with the PCD-3 zoning to the east (Southdale) and to the south 3. The proposed rezoning would be consistent with the Comprehensive Plan. Uses existing and proposed are all uses outlined in the OR, Office Residential land use category in the Comprehensive Plan. 4. The existing PUD zoning would not allow any development, except for the approved PUD Plan. The site has been zoned PUD since 2017, and since that time no development that was planned in the overall development plan has been built. The allowed floor area ratio (FAR) would be reduced from 1.0 to .75 with the rezoning to PCD-3. 5. With the exception of the variances requested for building transparency, first floor ceiling height and building height, the proposal is compliant with City’s Zoning Ordinance. Are the Variances for first floor height and transparency justified? Yes, staff believes the requested variances are justified. Per Chapter 36 of the City Code, 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: Minnesota Statutes and Section 36-98 of the Edina Zoning Ordinance require that a variance shall not be granted unless the following findings are made: STAFF REPORT Page 10 1. The variances would be in harmony with the general purposes and intent of the ordinance. The intent of these regulations was to provide active street frontage facing public space and flexible reuse of first floor space. This Ordinance went into effect in 2020 and were recommended as part of the Southdale Design Experience Guidelines. However, since the ordinance went into effect most development proposals have either requested a variance from them, or requested flexibility from the standards through the PUD, Planned Unit Development Process. Issues raised with the current regulations by Planning Commission, City Council and developers during those reviews include that these standards run contrary to the City’s sustainability goals regarding energy efficiency in buildings, causes buildings to be taller, and adds expense to buildings. Below are examples from recent projects that didn’t meet the standards. Project 20 Foot 1st Floor Ceiling Height 75% Transparency 7300 Metro Dental Sketch Plan 13 feet 60-75% Edina Fire Station 11 feet 45% Eden 100 Apartment (not built) 13 feet 75% Commercial 40% Residential First National Bank 13 feet 60% 7200-7250 France (not built) 16 feet 75% Aeon 76th 10 feet 30% Maison Green 12 feet 50% The Planning Commission is currently working on an Ordinance Amendment to revise or eliminate these two requirements. 2. The variance would be consistent with the Comprehensive Plan. The Comprehensive Plan guides the property for office/residential uses. Below is the land use categories and description. The proposed and existing uses are consistent with the Comprehensive Plan. The primary use on the site is office with the secondary uses the existing bank and proposed restaurant. 3. There are practical difficulties in complying with the ordinance. The term “practical difficulties” means the following: i. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. STAFF REPORT Page 11 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. These variances are reasonable given the recent decisions (Variances and PUDs) that allowed reduced first floor building heights and building transparency. The view of the proposed building would not be very visible from Valley View Road, due to the 100+ foot setback and the existing and proposed landscaping. The first-floor building height is reasonable given the medical office use and restaurant and would not impact reuse of the building for different users in the future. Additionally, the City is considering an amendment to these regulations to reduce/eliminate them. ii. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Yes. The circumstances would be unique to the property in raising the first-floor ceiling height to 20 feet for the new buildings proposed, compared the existing buildings on the site. As mentioned above, an ordinance amendment to reduce or eliminate these regulations is being considered. iii. The variance, if granted, will not alter the essential character of the locality. The variances would not alter the essential character of the locality. The existing buildings within this area have not been subject to these regulations, as the ordinance is only a few years old. There are no building on this site with 20-foot first floor ceiling height and are not 75% transparent when facing the street. Is the Variance for building height justified? Yes, staff believes the requested variance is justified. Minnesota Statutes and Section 36-98 of the Edina Zoning Ordinance require that a variance shall not be granted unless the following findings are made: 1. The variance would be in harmony with the general purposes and intent of the ordinance. The intent of the height regulations is to have relatively uniform building heights in different districts. The site contains buildings that are 8 stories and 96 feet tall. The existing PUD height maximum for the site is 8 stories and 96 feet. The proposed 3 story and 51-foot-tall building would be in harmony with other buildings on the site and not impact the adjacent single-family residential neighborhood to the west. 2. The variance would be consistent with the Comprehensive Plan. STAFF REPORT Page 12 The uses proposed on the site are not in conflict with the Comprehensive Plan. The comprehensive plan does not regulate building height. 3. There are practical difficulties in complying with the ordinance. The term “practical difficulties” means the following: i. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without 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 variance is reasonable given the existing two office buildings on this site are nearly double the height of the proposed medical building. As mentioned above, the intent of the height regulations is to have relatively uniform building heights in different districts. The site contains buildings that are 8 stories and 96 feet tall. The existing PUD height maximum for the site is 8 stories and 96 feet. The proposed 3 story and 51-foot-tall building would be in harmony with other buildings on the site and not impact the adjacent single-family residential neighborhood to the west. ii. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The existing buildings that exceed the height limits of the building height overlay district were not built by the current property owner. iii. The variance, if granted, will not alter the essential character of the locality. The variance would not alter the essential character of the locality. The proposed medical building would be shorter than the existing office buildings on the site located to the north and south of the new buildings. These three buildings would be connected. Options for Consideration & Recommendation As noted in the above review, staff is recommending approval of the request. However, a case can be made for both approval and denial. Below provide options for the planning commission and city council to consider: Approval Recommend the City Council approve the request for Preliminary Rezoning from PUD, Planned Unit Development to PCD-3, Planned Commercial District, Preliminary Site Plan, Preliminary Plat, and the first-floor ceiling height variances from 20 to 16 and 14 feet, STAFF REPORT Page 13 building height from 48 to 52 feet for the medical office and building transparency from 75 to 39 percent facing Valley View Road. Approval is based on the following findings: 1. The proposal re-establishes the original zoning of the site. The original zoning of the site was PCD-3, Planned Commercial District 3. Allowed uses with the PCD-3 District include, office, medical clinics, restaurants, and banks, all of which would be located on the site. 2. The proposed rezoning would be consistent with the Comprehensive Plan. Uses existing and proposed are all uses outlined in the OR, Office Residential land use category in the Comprehensive Plan. 3. The site has been zoned PUD since 2017, and since that time no development that was built in the PUD overall development plan has occurred. 4. With the exception of the variances requested for building transparency, first floor ceiling height and building height, the proposal is compliant with City’s Zoning Ordinance. 5. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern present in much of the city will call for guidelines that change the relationship between parking, pedestrian movement and building placement. i. Provide visual screening and privacy to buffer cars from people, provide visual relief and allow stormwater infiltration in parking lots. ii. Landscaping is essential to screen parking areas, buffer adjacent residential uses and create a pedestrian-friendly environment along streets. iii. Encourage the development of parking lots or structures so they can be shared by more than one building on the site or by buildings on neighboring sites, and which can transition over time to other uses if parking needs change. b. Encourage successful mixed-use development. c. Ensure that public realm design respects community character, supports commercial and mixed-use development, promotes community identity, and creates high quality experiences for pedestrians, cyclists, transit users, and motorists. 6. The existing roadways and parking would support the project. Stantec Consulting conducted a traffic and parking impact study and concluded that the proposed development could be supported by the existing roads and proposed parking. 7. The proposal would be an upgrade to current conditions on the site. 8. The proposed variances meet the variance criteria. The proposed building height would be less than the existing two office buildings on the site. The building transparency and first floor building height is reasonable as they would be more energy efficient, not STAFF REPORT Page 14 contrary to the City’s sustainable building policy. The City has granted similar variance requests and flexibility through PUD rezoning from these standards. Approval is subject to the following Conditions: 1. The Final Development Plans must be generally consistent with the Preliminary Development Plans dated February 9, 2024. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. 3. Provision of code compliant bike racks for each use near the building entrances. 4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district’s requirements. 7. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of Final Approval. 8. County approval, if necessary, on access to France Avenue. 9. Compliance with all of the conditions outlined in the director of engineering’s memo dated March 7, 2024. 10. Park dedication for the addition of 24,418 square feet of office space requires a dedication of $3,979 due prior to issuance of a building permit for the medical builidng. 11. Submittal of a construction management plan subject to review and approval of city staff prior to issuance of a building permit. The plan must demonstrate minimal impact to pedestrian and vehicle movement. 12. Hours of construction must be consistent with City Code. 13. A Travel Demand Management (TDM) plan is required for this project. TDM strategies for this site shall include: Providing maps that show the area bus routes and schedules. Providing maps of bicycle and pedestrian facilities. Providing information on starting and joining commuter programs. Providing bicycle parking spaces for site users. STAFF REPORT Page 15 Offering a pre-paid Metro Transit Go-To Card to all new employees. 14. Should there be a consistent shortage of parking on the site, as determined by the City of Edina, the proof of parking plan must be implemented. Denial Recommend the City Council deny the request for Preliminary Rezoning from PUD, Planned Unit Development to PCD-3, Planned Commercial District, Preliminary Site Plan, Preliminary Plat, and the first-floor ceiling height variances from 20 to 16 and 14 feet, building height from 48 to 52 feet for the medical office and building transparency from 75 to 39 percent facing Valley View Road. Denial is based on the following findings: 1. Rezoning to PCD-3 could result in the primary uses being commercial on the site over time, which is not consistent with the Comprehensive Plan Designation of primarily office or residential use on the site. 2. Does not adequately address the Greater Southdale District Design Experience Guidelines. 3. The proposal does not meet the Variance criteria outlined in City Code. 4. When comparing the existing PUD zoning on the site to the proposed development, the pedestrian and vehicle connectivity and experience has been diminished. 5. Items suggested in the 2040 Comprehensive Plan are not incorporated into the plan: “Vertical mixed-use should be encouraged and may be required on larger sites.” The site is 21 acres in size but does not provide any vertical mixed use. “Edge” or transitional uses. Moderately sized liner buildings should be encouraged to soften the edge of large-scale superblock development. Medium- density housing types such as townhouses combined with structured parking may also be an appropriate transitional use. Staff Recommendation Staff recommends approval of the requests subject to the findings listed above. Deadline for a city decision: June 4, 2024 Site Site Site File #193806738 February 27, 2024 DRAFT Prepared by: Stantec Consulting Services Inc. One Carlson Pkwy, #100 Plymouth, MN 55447 Phone: 7963-479-4200 Fax: 763-479-4242 Prepared for: City of Edina 4801 W. 50th Street Edina, MN 55424 Traffic and Parking Study for 6700, 6740, and 6750 France Avenue in Edina, MN February 2023 i DRAFT Table of Contents TABLE OF CONTENTS ..................................................................................... I 1.0 EXECUTIVE SUMMARY ...................................................................... 1-1 2.0 PURPOSE AND BACKGROUND ........................................................... 2-1 3.0 EXISTING CONDITIONS .................................................................... 3-1 4.0 TRAFFIC FORECASTS ........................................................................ 4-1 5.0 TRAFFIC ANALYSIS ........................................................................... 5-1 6.0 PARKING ANALYSIS ......................................................................... 6-1 7.0 CONCLUSIONS AND RECOMMENDATIONS ......................................... 7-1 8.0 APPENDIX ........................................................................................ 8-1 FIGURES FIGURE 1 PROJECT LOCATION .................................................................. 2-2 FIGURE 2 SITE PLAN ................................................................................ 2-3 FIGURE 3 EXISTING CONDITIONS ............................................................. 3-4 FIGURE 4 WEEKDAY AM PEAK HOUR VOLUMES .......................................... 4-3 FIGURE 5 WEEKDAY PM PEAK HOUR VOLUMES............................................ 4-4 I hereby certify that this 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. __________________________________ DATE: February 27, 2024 Edward F. Terhaar License No. 24441 February 2023 1-1 DRAFT 1.0 Executive Summary The purpose of this Traffic and Parking Study is to evaluate the traffic impacts of the proposed redevelopment located at 6700, 6740, and 6750 France Avenue in Edina, MN. The project involves replacing the existing office and restaurant buildings with a medical office building, restaurant, parking structure, and other site improvements . The project site is located on the west side of France Avenue between 66th Street and 69th Street. This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed redevelopment at the following intersections: • Valley View Rd/66th Street • Valley View Rd/Driveway 1 • Valley View Rd/Driveway 2 • Valley View Rd/68th Street • Valley View Rd/Driveway 3 • Valley View Rd/Driveway 4 • Valley View Rd/69th Street/Driveway 5 • France Ave/66th Street • France Ave/Driveway 6/Southdale Center Exit • France Ave/Driveway 7 • France Ave/Driveway 8/Southdale Center Entrance • France Ave/69th Street • France Ave/70th Street The proposed project will involve removal of the existing building s and constructing a 107,000 square foot medical office building, 8,000 square foot restaurant, and 442 stall parking structure. The entire project is expected to be completed by 2026. As shown in the site plan, the only change to the existing access points for the property is the removal of the right out access near 6740 France Avenue. All other access points remain the same as existing. The conclusions drawn from the information and analyses presented in this report are as follows: • The proposed development is expected to add 203 trips during the weekday a.m. peak hour, 302 trips during the weekday p.m. peak hour, and 2,968 weekday daily trips to the surrounding roadway network. • The traffic generated by the proposed development has minimal impact on the intersection operations at the study intersections. Traffic generated by the proposed project does not change the level of service of any movement or intersection to an unacceptable level during any of the time periods analyzed. • Under the 2026 Build condition during the weekday p.m. peak hour, the eastbound vehicle queue length at the France Avenue/Driveway 8/Southdale Center Entrance is expected to extend beyond the internal north/south parking aisle located east of the proposed restaurant building. In order to create additional queuing space at France Avenue, we recommend the following improvements at this intersection: February 2023 1-2 DRAFT o Provide a second eastbound left turn lane on the access at the traffic signal. o Relocate the north/south parking aisle access west to align with the next parking aisle on the south side. o Extend all eastbound lanes to the new north/south parking aisle access location. • The proposed project is designed to provide both pedestrian and bicycle connections to the surrounding infrastructure. The proposed project includes a new sidewalk connection on the south side of 66th Street between France Avenue and Valley View Road. The site plan also shows bicycle parking will be provided on-site. • The proposed total number of 1,769 parking spaces can accommodate the expected peak parking demand based on Institute of Transportation Engineers (ITE) data for full development of the site. • Edina City code requires 1 space per 300 square feet for the office, bank, and medical office building uses. For the restaurant use, the requirement is 1 space per 100 square feet plus 1 space per employee on the major shift, which is estimated at 20 employees at this location. This equates to 1,658 total spaces for the full development. • Per City requirements, a Travel Demand Management (TDM) plan is required for this project. The goal of the TDM plan is to reduce vehicular trips during peak hours and emissions from vehicles. TDM strategies for this site include: o Providing maps that show the area bus routes and schedules. o Providing maps of bicycle and pedestrian facilities. o Providing information on starting and joining commuter programs. o Providing bicycle parking spaces for site users. o Offering a pre-paid Metro Transit Go-To Card to all new employees. February 2023 2-1 DRAFT 2.0 Purpose and Background The purpose of this Traffic and Parking Study is to evaluate the traffic impacts of the proposed redevelopment located at 6700, 6740, and 6750 France Avenue in Edina, MN. The project involves replacing the existing office and restaurant buildings with a medical office building, restaurant, parking structure, and other site improvements . The project site is located on the west side of France Avenue between 66th Street and 69th Street. The project location is shown in Figure 1. This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed redevelopment at the following intersections: • Valley View Rd/66th Street • Valley View Rd/Driveway 1 • Valley View Rd/Driveway 2 • Valley View Rd/68th Street • Valley View Rd/Driveway 3 • Valley View Rd/Driveway 4 • Valley View Rd/69th Street/Driveway 5 • France Ave/66th Street • France Ave/Driveway 6/Southdale Center Exit • France Ave/Driveway 7 • France Ave/Driveway 8/Southdale Center Entrance • France Ave/69th Street • France Ave/70th Street Proposed Development Characteristics The proposed project will involve removal of the existing building s and constructing a 107,000 square foot medical office building, 8,000 square foot restaurant, and 442 stall parking structure. The entire project is expected to be completed by 2026. The current site plan is shown in Figure 2. As shown in the site plan, the only change to the existing access points for the property is the removal of the right out access near 6740 France Avenue. All other access points remain the same as existing. February 2023 2-2 DRAFT February 2023 2-3 DRAFT February 2023 3-1 DRAFT 3.0 Existing Conditions The proposed site is currently occupied by two office buildings, a restaurant, and surface parking. The site is bounded by France Avenue to the east, 69th Street to the south, 66th Street to the north, and Valley View Road to the west. Near the site location, France Avenue is a six-lane divided roadway with turn lanes at major intersections. 66th Street, Valley View Road, and 69th Street are a four-lane roadways. Existing conditions at intersections near the proposed project location are shown in Figure 3. Valley View Rd/66th Street This intersection has four approaches and is controlled with a traffic signal. The westbound, northbound, and southbound approaches provide one left turn lane, two through lanes, and one right turn lane. The eastbound approach provides one left turn lane, one through lane, and one through/right turn lane. Valley View Rd/Driveway 1 This intersection has three approaches and is controlled with a stop sign on the westbound approach. The northbound approach provides one through lane and one through/right turn lane. The southbound approach provides one left turn lane and two through lanes. The westbound approach provides one left turn/right turn lane. Valley View Rd/Driveway 2 This intersection has three approaches and is controlled with a stop sign on the westbound approach. The northbound approach provides one through lane and one through/right turn lane. The southbound approach provides two through lanes. The westbound approach provides one right turn lane. Valley View Rd/68th Street This intersection has three approaches and is controlled with a stop sign on the eastbound approach. The northbound approach provides one left turn lane and two through lanes. The southbound approach provides one through lane and one through/right turn lane. The eastbound approach provides one left turn/right turn lane. Valley View Rd/Driveway 3 This intersection has three approaches and is controlled with a stop sign on the westbound approach. The northbound approach provides one through lane and one through/right turn lane. The southbound approach provides two through lanes. The westbound approach provides one right turn lane. February 2023 3-2 DRAFT Valley View Rd/Driveway 4 This intersection has three approaches and is controlled with a stop sign on the westbound approach. The northbound approach provides one through lane and one through/right turn lane. The southbound approach provides one left turn lane and two through lanes. The westbound approach provides one left turn/right turn lane. Valley View Rd/69th Street/Driveway 5 This intersection has four approaches and is controlled with a stop signs on the northbound and southbound approaches. The northbound approach provides one left turn lane and one through/right turn lane. The southbound approach provides one left turn/through/r ight turn lane. The eastbound approach provides one left turn lane, two through lanes, and one right turn lane. The westbound approach provides one left turn lane, one through lane, and one through/right turn lane. France Avenue/66th Street This intersection has four approaches and is controlled with a traffic signal. The eastbound approach provides one left turn lane, two through lanes, and one right turn lane. The westbound approach provides two left turn lanes, two through lanes, and one right turn lane. The northbound approach provides one left turn lane, two through lanes, and one right turn lane. The southbound approach provides one left turn lane, two through lanes, and one through/right turn lane. France Ave/Driveway 6/Southdale Center Exit This intersection has four approaches and is controlled with a traffic signal. The westbound approach provides one left turn/through lane and one right turn lane. The eastbound approach proves one left turn and one through/right turn lane. The southbound approach provides two through lanes and one through/right turn lane. The northbound approach provides one left turn lane and three through lanes. France Ave/Driveway 8/Southdale Center Entrance This intersection has four legs and is controlled with a traffic signal. The eastbound approach proves one left turn and one through/right turn lane. The southbound approach provides two left turn lanes, two through lanes and one through/right turn lane. The northbound approach provides one left turn lane, three through lanes, and one right turn lane. France Ave/69th Street This intersection has four approaches and is controlled with a traffic signal. The eastbound approach provides one left turn lane, two through lanes, and one right turn lane. The westbound approach provides one left turn lane, one through lane, and one through/right turn lane. The northbound approach provides one left turn lane, three through lanes, and one right turn lane. The southbound approach provides one left turn lane, two through lanes, and one through/right turn lane. February 2023 3-3 DRAFT France Ave/70th Street This intersection has four approaches and is controlled with a traffic signal. The eastbound and westbound approaches provide one left turn lane, one through lane, and one right turn lane. The northbound and southbound approaches provides one left turn lane, two through lanes, and one through/right turn lane. Traffic Volumes Turn movement data for the intersections was collected during the weekday a.m. (7:00 - 9:00 a.m.) and p.m. (4:00 - 6:00 p.m.) peak periods in December 2023. February 2023 3-4 DRAFT February 2023 4-1 DRAFT 4.0 Traffic Forecasts Traffic Forecast Scenarios To adequately address the impacts of the proposed project, forecasts and analyses were completed for the year 2026. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the following scenarios: • 2023 Existing. Existing volumes were determined through traffic counts at the subject intersections. The existing volume information includes trips generated by the uses near the project site. • 2026 No-Build. Existing volumes at the subject intersections were increased by 0.5 percent per year to determine 2026 No-Build volumes. The 0.5 percent per year growth rate was calculated based on both recent growth experienced near the site and projected growth in the area. In addition, trips generated by future development at the US Bank site at France Avenue and 70th Street were included in the 2026 No-Build volumes. • 2026 Build. Trips generated by the proposed development were added to the 2026 No-Build volumes to determine 2026 Build volumes. Trip Generation for Proposed Development Weekday a.m. and p.m. peak hour trip generation for the proposed development and existing uses to be removed were calculated based on data presented in the eleventh edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The resultant trip generation estimates are shown in Table 4-1. Table 4-1 Trip Generation for Proposed Project Land Use Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Proposed Uses Medical Office Building 107,000 SF 262 70 332 126 295 421 3852 Restaurant 8,000 SF 5 1 6 42 20 62 671 Subtotal 267 71 338 168 315 483 4523 Existing Uses Removed Office (6700 France) 43,300 SF (58) (8) (66) (11) (51) (62) (469) Office (6750 France) 42,000 SF (56) (8) (64) (10) (50) (60) (455) Restaurant (6740 France) 7,525 SF (4) (1) (5) (39) (20) (59) (631) Subtotal (118) (17) (135) (60) (121) (181) (1555) Total Trips Added 149 54 203 108 194 302 2968 Note: SF=square feet February 2023 4-2 DRAFT Trip Generation for US Bank Site The expected new trips for future development at the US Bank site at France Avenue and 70th Street were calculated based on data presented in Trip Generation, Eleventh Edition, published by the Institute of Transportation Engineers. These calculations represent total trips that will be generated by the proposed development. The resultant trip generation estimates are shown in Table 4-2. Table 4-2 Weekday Trip Generation for US Bank Development Land Use Size Weekday AM Peak Hour 8:30 to 9:30 a.m. Weekday PM Peak Hour 3:30 to 4:30 p.m. Weekday Daily In Out Total In Out Total Total Apartments 267 DU 23 76 99 64 40 104 1212 Office 189,430 SF 253 35 288 46 227 273 2053 Coffee Shop 1,500 SF 66 63 129 29 29 58 800 Totals 342 174 516 139 296 435 4065 Notes: SF=square feet, DU=dwelling units Trip Distribution Percentages Trip distribution percentages for the subject development trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the subject development in relation to major attractions and population con centrations. The distribution percentages for trips generated by the proposed development are as follows: • 25 percent to/from the north on France Avenue • 5 percent to/from the west on 66th Street • 10 percent to/from the north on Valley View Road • 10 percent to/from the east on 66th Street • 5 percent to/from the east on Southdale entrance and exit • 10 percent to/from the east on 69th Street • 10 percent to/from the south on Valley View Road • 25 percent to/from the south on France Avenue Traffic Volumes Development trips were assigned to the surrounding roadway network using the preceding trip distribution percentages. Traffic volumes were established for all the forecasting scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant traffic volumes are presented in Figures 4 and 5. February 2023 4-3 DRAFT February 2023 4-4 DRAFT February 2023 5-1 DRAFT 5.0 Traffic Analysis Intersection Level of Service Analysis Traffic analyses were completed for the subject intersections for all scenarios described earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial analysis was completed using existing geometrics and intersection control. Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection operation, with little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. The following is a detailed description of the conditions described by each LOS designation: • Level of service A corresponds to a free flow condition with motorists virtually unaffected by the intersection control mechanism. For a signalized or an unsignalized intersection, the average delay per vehicle would be approximately 10 seconds or less. • Level of service B represents stable flow with a high degree of freedom, but with some influence from the intersection control device and the traffic volumes. For a signalized intersection, the average delay ranges from 10 to 20 seconds. An unsignalized intersection would have delays ranging from 10 to 15 seconds for this level. • Level of service C depicts a restricted flow which remains stable, but with significant influence from the intersection control device and the traffic volumes. The general level of comfort and convenience changes noticeably at this level. The delay range s from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this level. • Level of service D corresponds to high-density flow in which speed and freedom are significantly restricted. Though traffic flow remains stable, reductions in comfort and convenience are experienced. The control delay for this level is 35 to 55 seconds f or a signalized intersection and 25 to 35 seconds for an unsignalized intersection. • Level of service E represents unstable flow of traffic at or near the capacity of the intersection with poor levels of comfort and convenience. The delay ranges from 55 to 80 seconds for a signalized intersection and from 35 to 50 seconds for an unsignalized intersection at this level. • Level of service F represents forced flow in which the volume of traffic approaching the intersection exceeds the volume that can be served. Characteristics often experienced include long queues, stop-and-go waves, poor travel times, low comfort and convenience, and increased accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for an unsignalized intersection correspond to this level of service. February 2023 5-2 DRAFT The LOS results for the study intersections are presented below. 2023 Existing Weekday A.M. and P.M. Peak Hour LOS Results Intersection Traffic Control AM Peak Hour LOS PM Peak Hour LOS Valley View Rd/66th Street Signal B/D C/D Valley View Rd/Driveway 1 WB stop A/B A/B Valley View Rd/Driveway 2 WB stop A/A A/A Valley View Rd/68th Street EB stop A/B A/B Valley View Rd/Driveway 3 WB stop A/A A/A Valley View Rd/Driveway 4 WB stop A/B A/A Valley View Rd/69th St/Driveway 5 NB/SB Stop A/B A/C France Ave/66th Street Signal C/D C/E France Ave/Southdale Center Exit Signal A/D A/E France Ave/Southdale Center Ent Signal A/D A/E France Ave/69th Street Signal C/D C/E France Ave/70th Street Signal B/D C/E Note: Level of service results presented with overall intersection LOS followed by worst movement LOS. During the a.m. peak hour, all intersections operate at LOS C or better and all movements operate at LOS D or better. During the p.m. peak hour, all intersections operate at LOS C or better and all movements operate at LOS E or better. 2026 No-Build Weekday A.M. and P.M. Peak Hour LOS Results Intersection Traffic Control AM Peak Hour LOS PM Peak Hour LOS Valley View Rd/66th Street Signal C/D C/D Valley View Rd/Driveway 1 WB stop A/B A/B Valley View Rd/Driveway 2 WB stop A/A A/A Valley View Rd/68th Street EB stop A/B A/B Valley View Rd/Driveway 3 WB stop A/A A/A Valley View Rd/Driveway 4 WB stop A/B A/B Valley View Rd/69th St/Driveway 5 NB/SB Stop A/C A/C France Ave/66th Street Signal C/D C/E France Ave/Southdale Center Exit Signal A/D A/E France Ave/Southdale Center Ent Signal A/D A/E France Ave/69th Street Signal C/D C/E France Ave/70th Street Signal C/D D/E Note: Level of service results presented with overall intersection LOS followed by worst movement LOS. During the a.m. peak hour, all intersections operate at LOS C or better and all movements operate at LOS D or better. During the p.m. peak hour, all intersections operate at LOS D or better and all movements operate at LOS E or better. February 2023 5-3 DRAFT 2026 Build Weekday A.M. and P.M. Peak Hour LOS Results Intersection Traffic Control AM Peak Hour LOS PM Peak Hour LOS Valley View Rd/66th Street Signal C/D C/D Valley View Rd/Driveway 1 WB stop A/B A/B Valley View Rd/Driveway 2 WB stop A/A A/A Valley View Rd/68th Street EB stop A/C A/B Valley View Rd/Driveway 3 WB stop A/A A/A Valley View Rd/Driveway 4 WB stop A/B A/B Valley View Rd/69th St/Driveway 5 NB/SB Stop A/C A/C France Ave/66th Street Signal C/D D/E France Ave/Southdale Center Exit Signal A/D A/E France Ave/Southdale Center Ent Signal A/D B/E France Ave/69th Street Signal C/D C/E France Ave/70th Street Signal C/D D/E Note: Level of service results presented with overall intersection LOS followed by worst movement LOS. During the a.m. peak hour, all intersections operate at LOS C or better and all movements operate at LOS D or better. During the p.m. peak hour, all intersections operate at LOS D or better and all movements operate at LOS E or better. Overall Traffic Impacts The traffic generated by the proposed development has minimal impact on the intersection operations at the study intersections. Traffic generated by the proposed project does not change the level of service of any movement or intersection to an unacceptable level during any of the time periods analyzed. Queuing Impacts at France Ave/Driveway 8/Southdale Center Entrance Under the 2026 Build condition during the weekday p.m. peak hour, the eastbound vehicle queue length is expected to extend beyond the internal north/south parking aisle located east of the proposed restaurant building. During this time period, eastbound vehicle queues would block this access, making left turn exiting movements towards France Avenue difficult. In order to create additional queuing space at France Avenue, we recommend the following improvements at this intersection: • Provide a second eastbound left turn lane on the access at the traffic signal. • Relocate the north/south parking aisle access west to align with the next parking aisle on the south side. • Extend all eastbound lanes to the new north/south parking aisle access location. Bicycle and Pedestrian Facilities Under existing conditions, sidewalk is provided on both sides of France Avenue, on the north side of 66th Street, the west side of Valley View Road to 68th Street, both sides of Valley View Road south of 68th Street, and both sides of 69th Street. Striped crosswalks and pedestrian signal heads are provided at all signalized intersections on France Avenue and on Valley View Road. Two striped crosswalks are also provided on Valley View Road at unsignalized intersections. February 2023 5-4 DRAFT The proposed project is designed to provide both pedestrian and bicycle connections to the surrounding infrastructure. The proposed project includes a new sidewalk connection on the south side of 66th Street between France Avenue and Valley View Road. The site plan also shows bicycle parking will be provided on-site. Transit Facilities The subject site presently is served by the Metro Transit bus route 6 . Bus stops exist on 66th Street east of France Avenue and at Southdale Center. Travel Demand Management Plan (TDM) Per City requirements, a Travel Demand Management (TDM) plan is required for this project. The goal of the TDM plan is to reduce vehicular trips during peak hours and emissions from vehicles. TDM strategies for this site include: • Providing maps that show the area bus routes and schedules. • Providing maps of bicycle and pedestrian facilities. • Providing information on starting and joining commuter programs. • Providing bicycle parking spaces for site users. • Offering a pre-paid Metro Transit Go-To Card to all new employees. The goal of the TDM plan is a 10-20 percent reduction in single occupant vehicle trips. The TDM plan strategies should be implemented at the time the project is complete and fully operational. The overall cost of the strategies is estimated at $3,000. February 2023 6-1 DRAFT 6.0 Parking Analysis The entire project will ultimately include 1,769 on-site parking spaces, including 442 in the proposed parking ramp. This is an increase of 175 spaces over existing conditions. Parking data from the Institute of Transportation Engineers (ITE) was used to determine the expected parking demand for the existing and proposed land uses. Data provided in the ITE publication Parking Generation, 6th Edition, indicates the various proposed uses peak at different times during the day. The ITE data was adjusted to account for the expected modal split for the site. Based on the ITE data, the peak weekday parking demand for the entire development is 1,122 spaces, which occurs between 11 am and 2 pm. The 1,769 spaces provided for the entire development will accommodate the expected peak parking demand. Edina City code requires 1 space per 300 square feet for the office, bank, and medical office building uses. For the restaurant use, the requirement is 1 space per 100 square feet plus 1 space per employee on the major shift, which is estimated at 20 employees at this location. This equates to 1,658 total spaces for the full development. February 2023 7-1 DRAFT 7.0 Conclusions and Recommendations The conclusions drawn from the information and analyses presented in this report are as follows: • The proposed development is expected to add 203 trips during the weekday a.m. peak hour, 302 trips during the weekday p.m. peak hour, and 2,968 weekday daily trips to the surrounding roadway network. • The traffic generated by the proposed development has minimal impact on the intersection operations at the study intersections. Traffic generated by the proposed project does not change the level of service of any movement or intersection to an unacceptable level during any of the time periods analyzed. • Under the 2026 Build condition during the weekday p.m. peak hour, the eastbound vehicle queue length at the France Avenue/Driveway 8/Southdale Center Entrance is expected to extend beyond the internal north/south parking aisle located east of the proposed restaurant building. In order to create additional queuing space at France Avenue, we recommend the following improvements at this intersection: o Provide a second eastbound left turn lane on the access at the traffic signal. o Relocate the north/south parking aisle access west to align with the next parking aisle on the south side. o Extend all eastbound lanes to the new north/south parking aisle access location. • The proposed project is designed to provide both pedestrian and bicycle connections to the surrounding infrastructure. The proposed project includes a new sidewalk connection on the south side of 66th Street between France Avenue and Valley View Road. The site plan also shows bicycle parking will be provided on-site. • The proposed total number of 1,769 parking spaces can accommodate the expected peak parking demand based on Institute of Transportation Engineers (ITE) data for full development of the site. • Edina City code requires 1 space per 300 square feet for the office, bank, and medical office building uses. For the restaurant use, the requirement is 1 space per 100 square feet plus 1 space per employee on the major shift, which is estimated at 20 employees at this location. This equates to 1,658 total spaces for the full development. • Per City requirements, a Travel Demand Management (TDM) plan is required for this project. The goal of the TDM plan is to reduce vehicular trips during peak hours and emissions from vehicles. TDM strategies for this site include: o Providing maps that show the area bus routes and schedules. o Providing maps of bicycle and pedestrian facilities. o Providing information on starting and joining commuter programs. o Providing bicycle parking spaces for site users. o Offering a pre-paid Metro Transit Go-To Card to all new employees. February 2023 8-1 DRAFT 8.0 Appendix • Level of Service Worksheets 2200 Zane Ave N | Minneapolis, MN 55422 www.archfieldoffice.com Cary: Per your request, we reviewed the most recent proposal for the redevelopment of the current Southdale Office Center at 6600-6800 France Avenue South based on our experience working with the Greater Southdale Work Group to craft a physical vision for the future district, translating their guiding principles to the built environment. The resulting vision for development in the Greater Southdale District is to create an enhanced human experience along existing major and new connector streets, with overall experience shaped via landscape setbacks, building step backs, a hierarchy of street typologies, transparency at street level, a minimized impact of the car, and managing storm water as an amenity. The outcome of our collaborations with the Work Group is described in the urban design chapter of the Greater Southdale District Plan and resulted in the Greater Southdale District Design Experience Guidelines. As we’ve previously noted, the site of the proposed development is a pivotal, large-scale parcel within the Greater Southdale District. It serves multiple roles: gateway to the District, transition to the Cornelia neighborhood, northern terminus of the proposed West Promenade, and the northern edge of the new street room along France Avenue. At nearly 22 acres, it offers great potential to exemplify and positively contribute to the broader community goal of a walkable, resilient, human - centric district. The Greater Southdale District Plan and Design Experience Guidelines address fundamental ideas about how building scale and location, block size, and street width come together to shape public realm and overall human experience. Through the development of the guidelines, we applied measurements to each of these components that are essential to shaping the future form and character of the district. We understand there are many ways this can be accomplished. To City of Edina Cary Teague, Community Development Director 4801 W. 50th Street Edina, MN 55424 From Mic Johnson, FAIA Date September 21, 2023 2 However, the proposal for the site at 6600-6800 France that is being offered to the City, in its reduced plan, is counter to those Guidelines in many important categories: the location of buildings and their relationship to the street, the visibility of infrastructure and amount of the site dedic ated to car storage; the lack of attention paid to transition zones; the scale/massing of buildings that exceed 200 feet in length; and proposed connections and public realm improvements. When taken together, their broader impact on the individual and comm unity experience is not in alignment with the Greater Southdale District vision of a public realm experience that catalyzes an active community-based approach to both development and daily life. While developed prior to the finalization of the Design Experience Guidelines, the 2017 PUD Plan meets the spirit of the guidelines in its approach to both development and daily life, with a plan that is focused on enhancing the human experience, not on parking cars. It respects the existing wooded area on the west side of the site – maintaining part of the history and open space of the site, and providing a living screen to the neighborhood. Housing has always been in the forefront of the Design Experience Guidelines, whether in support of single family houses or the growing multifamily housing in the district. Part of the purpose of adding more housing and increasing the number of families living in the District is to increase the number of jobs that could support this increase in population. The goal is to improve walkability, reduce the use of the cars and thereby limit the vast number of parking lots that currently plague the district, replacing them in part with parks and open space to enrich the experience of residents and visitors. The 2017 PUD did just that. However, both options presented in the current proposal do very little but prioritize the experience of those arriving by car, rather than presenting a compelling vision for the future, or presenting a strategy to reduce cars through a multifaceted PUD plan balanced with housing—which it seems this development team does not plan to pursue. Neither the current PUD or POD proposal for this site meet the Design Experience Guidelines. In particular, we note: The typologies set forth in the Design Experience Guidelines have not been cited as to their application to specific buildings and uses, and appear to have been ignored as a fundamental organizing strategy for the development of the site. The new office building is located in the center of the site rather than along France to support the public realm development and the France Avenue Street Room. It provides no distinguishable connection to France. (See DEG Typologies) The proposals include multi-level parking structures that face the community/public realm and are not lined. Per page 15 of the Design Experience Guidelines, “above-grade parking structures should be lined with programmable public realm space.” (There are no above ground parking structures in the 2017 PUD.) 3 Pedestrian public realm is not a primary consideration of these proposals, nor is it connected to District assets. The proposal does not emphasize France Avenue as a major artery and connector, but rather is inward-facing—to the detriment of the overall goals of an interconnected district. In addition, there is no direct connection to the proposed north- south West Promenade, which is envisioned as a continuous North-South woonerf through the District that puts pedestrians first, bikes second, and cars last. The proposal does not consider the importance of pedestrian east/west streets, a primary purpose of which are to increase connectivity of residents in the single family neighborhoods, enabling them to flow through the site to other destinations within the district. These arteries should be inviting and comfortable, residential in nature, with a character that makes them special and connective. (Note the Grid Section in the DEG). This proposal is lacking on that front. There is a lack of definable outdoor places that are accessible to the neighborhood that can be used for programmed activities for tenants, residents and the community alike. And lastly, the DEG and Urban Plan Section in the 2018 Comprehensive Plan both specify the creation of treed boulevards and trees and programmed open space as important part of the of Greater Southdale District’s growth. The current proposal suggests removing the grove of mature oak trees and replacing them with a parking structure—which is objectionable on many fronts All that currently remains of the pre-development landscape on the site is small oak savanna on the west edge of the site—which likely pre-dates the development of the Southdale Center and most of the District. The landscape is part of the Eastern Broadleaf Forest, an area that originally was tall-grass prairie species growing in between stands of oaks. The existing stand of oak comprises about 70,000 square feet. It provides a vital part of the character on the east side of Valley View Drive facing the Cornelia neighborhood to the west. In the 2017 PUD it is noted as an ‘Existing Tree Grove to Remain,’ with a pathway leading from the neighborhood into the heart of the District, connecting to the existing Promenade. This important connection has been removed from this proposal. A driving part of the Design Experience Guidelines was to extend the quality of the singl e family landscape characteristics into the treeless parking lots that have dominated the Southdale District for over half a century. Extensive consideration to building setbacks was given as means to encourage new development to add landscape - especially trees - to 4 extend the landscape characteristics of Fred Richards Park, the Promenade, the Nine Mile Creek Watershed, and Roseland Park into the District’s existing and new streets as a way to bind the single family residential areas with the growing development in the Southdale District. Areas within the Southdale District with existing mature trees are particularly important because of the size of trees compared with the small new trees most often installed as part of new developments—offering a glimpse into the future character of the district. In addition, these trees provide a growing need as part of a broadening plan for carbon sequestration. While sometimes small, these important landscape areas provide habitat and can regulate air quality, climate, and water quality and quantity, as well as provide both recreation and opportunities for learning and inspiration that enhance Edina’s cultural values. In summary, this current development proposal for 6600-6800 France Avenue South is very disappointing considering the potential and importance of the site to the community. And, we wholeheartedly believe that a small but important little oak forest should not be bulldozed in favor of the very thing that is pushing carbon into our atmosphere. There should be another way to solve a development plan for a larger investment in our collective future. Thank you for the opportunity to review. Please let me know if you have any questions. Mic 420 North 5th Street, Suite 100 Minneapolis, MN 55401 612.758.4000 HGA.COM s February 23, 2024 Cary Teague, AICP Community Development Director City of Edina 4801 W. 50th Street, Edina, Minnesota 55424 Re: onFRANCE | Southdale Office Center, City of Edina Development Applications Architecture Field Office - Comment Response Dear Cary: Please see the attached summary that outlines how the Design Application submitted 2/9/2024 addresses each of the 11 comments offered by AFO based on the Sketch Plan Submission from 9/12/2023. The first 4 pages are AFO’s initial comments that direct to the Applicant responses on the following pages. Sincerely, David Little Workplace Principal D 612.758.4503 | M 612.819.5586 2200 Zane Ave N | Minneapolis, MN 55422 www.archfieldoffice.com Cary: Per your request, we reviewed the most recent proposal for the redevelopment of the current Southdale Office Center at 6600-6800 France Avenue South based on our experience working with the Greater Southdale Work Group to craft a physical vision for the future district, translating their guiding principles to the built environment. The resulting vision for development in the Greater Southdale District is to create an enhanced human experience along existing major and new connector streets, with overall experience shaped via landscape setbacks, building step backs, a hierarchy of street typologies, transparency at street level, a minimized impact of the car, and managing storm water as an amenity. The outcome of our collaborations with the Work Group is described in the urban design chapter of the Greater Southdale District Plan and resulted in the Greater Southdale District Design Experience Guidelines. As we’ve previously noted, the site of the proposed development is a pivotal, large-scale parcel within the Greater Southdale District. It serves multiple roles: gateway to the District, transition to the Cornelia neighborhood, northern terminus of the proposed West Promenade, and the northern edge of the new street room along France Avenue. At nearly 22 acres, it offers great potential to exemplify and positively contribute to the broader community goal of a walkable, resilient, human - centric district. The Greater Southdale District Plan and Design Experience Guidelines address fundamental ideas about how building scale and location, block size, and street width come together to shape public realm and overall human experience. Through the development of the guidelines, we applied measurements to each of these components that are essential to shaping the future form and character of the district. We understand there are many ways this can be accomplished. To City of Edina Cary Teague, Community Development Director 4801 W. 50th Street Edina, MN 55424 From Mic Johnson, FAIA Date September 21, 2023 AFO's review addresses the Applicant's initial 9/12/23 sketch plan submittal. The included comments are from the Applicant and reflect the 2/9/24 Development Applications 2 However, the proposal for the site at 6600-6800 France that is being offered to the City, in its reduced plan, is counter to those Guidelines in many important categories: the location of buildings and their relationship to the street, the visibility of infrastructure and amount of the site dedicated to car storage; the lack of attention paid to transition zones; the scale/massing of buildings that exceed 200 feet in length; and proposed connections and public realm improvements. When taken together, their broader impact on the individual and community experience is not in alignment with the Greater Southdale District vision of a public realm experience that catalyzes an active community-based approach to both development and daily life. While developed prior to the finalization of the Design Experience Guidelines, the 2017 PUD Plan meets the spirit of the guidelines in its approach to both development and daily life, with a plan that is focused on enhancing the human experience, not on parking cars. It respects the existing wooded area on the west side of the site – maintaining part of the history and open space of the site, and providing a living screen to the neighborhood. Housing has always been in the forefront of the Design Experience Guidelines, whether in support of single family houses or the growing multifamily housing in the district. Part of the purpose of adding more housing and increasing the number of families living in the District is to increase the number of jobs that could support this increase in population. The goal is to improve walkability, reduce the use of the cars and thereby limit the vast number of parking lots that currently plague the district, replacing them in part with parks and open space to enrich the experience of residents and visitors. The 2017 PUD did just that. However, both options presented in the current proposal do very little but prioritize the experience of those arriving by car, rather than presenting a compelling vision for the future, or presenting a strategy to reduce cars through a multifaceted PUD plan balanced with housing—which it seems this development team does not plan to pursue. Neither the current PUD or POD proposal for this site meet the Design Experience Guidelines. In particular, we note: The typologies set forth in the Design Experience Guidelines have not been cited as to their application to specific buildings and uses, and appear to have been ignored as a fundamental organizing strategy for the development of the site. The new office building is located in the center of the site rather than along France to support the public realm development and the France Avenue Street Room. It provides no distinguishable connection to France. (See DEG Typologies) The proposals include multi-level parking structures that face the community/public realm and are not lined. Per page 15 of the Design Experience Guidelines, “above-grade parking structures should be lined with programmable public realm space.” (There are no above ground parking structures in the 2017 PUD.) See Comment #1 See Comment #2 See Comment #1 See Comment #3 See Comment #4 See Comment #5 See Comment #6 See Comment #7 3 Pedestrian public realm is not a primary consideration of these proposals, nor is it connected to District assets. The proposal does not emphasize France Avenue as a major artery and connector, but rather is inward-facing—to the detriment of the overall goals of an interconnected district. In addition, there is no direct connection to the proposed north- south West Promenade, which is envisioned as a continuous North-South woonerf through the District that puts pedestrians first, bikes second, and cars last. The proposal does not consider the importance of pedestrian east/west streets, a primary purpose of which are to increase connectivity of residents in the single family neighborhoods, enabling them to flow through the site to other destinations within the district. These arteries should be inviting and comfortable, residential in nature, with a character that makes them special and connective. (Note the Grid Section in the DEG). This proposal is lacking on that front. There is a lack of definable outdoor places that are accessible to the neighborhood that can be used for programmed activities for tenants, residents and the community alike. And lastly, the DEG and Urban Plan Section in the 2018 Comprehensive Plan both specify the creation of treed boulevards and trees and programmed open space as important part of the of Greater Southdale District’s growth. The current proposal suggests removing the grove of mature oak trees and replacing them with a parking structure—which is objectionable on many fronts All that currently remains of the pre-development landscape on the site is small oak savanna on the west edge of the site—which likely pre-dates the development of the Southdale Center and most of the District. The landscape is part of the Eastern Broadleaf Forest, an area that originally was tall-grass prairie species growing in between stands of oaks. The existing stand of oak comprises about 70,000 square feet. It provides a vital part of the character on the east side of Valley View Drive facing the Cornelia neighborhood to the west. In the 2017 PUD it is noted as an ‘Existing Tree Grove to Remain,’ with a pathway leading from the neighborhood into the heart of the District, connecting to the existing Promenade. This important connection has been removed from this proposal. A driving part of the Design Experience Guidelines was to extend the quality of the singl e family landscape characteristics into the treeless parking lots that have dominated the Southdale District for over half a century. Extensive consideration to building setbacks was given as means to encourage new development to add landscape - especially trees - to See Comment #8 See Comment #9 See Comment #10 See Comment #11 See Comment #3 & #11 See Comment #3 & #11 4 extend the landscape characteristics of Fred Richards Park, the Promenade, the Nine Mile Creek Watershed, and Roseland Park into the District’s existing and new streets as a way to bind the single family residential areas with the growing development in the Southdale District. Areas within the Southdale District with existing mature trees are particularly important because of the size of trees compared with the small new trees most often installed as part of new developments—offering a glimpse into the future character of the district. In addition, these trees provide a growing need as part of a broadening plan for carbon sequestration. While sometimes small, these important landscape areas provide habitat and can regulate air quality, climate, and water quality and quantity, as well as provide both recreation and opportunities for learning and inspiration that enhance Edina’s cultural values. In summary, this current development proposal for 6600-6800 France Avenue South is very disappointing considering the potential and importance of the site to the community. And, we wholeheartedly believe that a small but important little oak forest should not be bulldozed in favor of the very thing that is pushing carbon into our atmosphere. There should be another way to solve a development plan for a larger investment in our collective future. Thank you for the opportunity to review. Please let me know if you have any questions. Mic See Comment #3 & #11 onFRANCE | Southdale Office Center, City of Edina Development Applications February 23, 2024 AFO's review addresses the Applicant's initial 9/12/23 sketch plan submittal. The included comments are from the Applicant and reflect the 2/9/24 Development Applications Comment #1: It's important to note that this proposed Project is for only one portion of the site for the primary reasons outlined in the constraints part of our 2/9/2024 Development Application (pages 10-11). Future phases/development can occur and must be presented to the Council for review and approval. Because of the existing contractual obligations with keeping existing buildings, any new phase or approval will need to first accommodate the displacement of parking to allow for future development and is the reason for what appears to be a surplus of parking provided with our proposed Project. The 2017 PUD identified 6 different phases that completed the improvements outlined in the plan and in a similar approach only applied for site plan approval on a portion of the approved plan. With the completion of the North/South connecting pedestrian and drive lane along France Avenue, a substantially similar program on the North and South parking lots to that of the 2017 PUD could still be accomplished. The PCD-3 zoning would allow for these uses and density (up to 1.0 FAR - see note 4 on page 16 of our application), while still respecting our location as a "transition zone" and the site's original (and adjacent property) zoning designation (prior to 1984). Market need and stakeholder desires change as evident by the need for this application to rezone. The requested PCD-3 designation gives the applicant/owner and city greater flexibility to meet these needs and desires as they occur. Comment #2: - "The location of buildings and their relationship to the street: The placement of the new MOB is a direct response to needing to maintain internal connections to the existing buildings on site while also introducing a new N-S connector drive which has been a goal of the City as well as the GSDEG. - "The visibility of infrastructure and amount of the site dedicated to car storage": See Comment #1 - "The lack of attention paid to transition zones": From the GSDEG transition zones are defined through the following statement, "Designated transition zones are about maintaining the quality of life in these areas without restricting growth in other parts of the district." The transition between our site and the Cornelia Neighborhood to the west has been a major focus of the Development Application. By preserving a vast majority of the tree grove and focusing on pedestrian friendly connections throughout the site, the new plan enhances the public realm far beyond what exists today. Additionally, the modest size of the MOB, as compared to what was proposed in the 2017 PUD, as well as the 300'+ setback from Valley View Rd better respects the neighboring community while still allowing for a prominence along France Ave to the East. - "The scale/massing of the buildings that exceed 200 feet in length": The Development Application achieves the zoning and GSDEG guidelines through facade articulation that "chang(es) direction by a minimum of 90 degrees" to help breakdown the scale of the MOB. - "Proposed connections and public realm improvements": Refer to the Site Connectivity page (p. 25) and Landscape Plan (p.30) in our application: onFRANCE | Southdale Office Center, City of Edina Development Applications February 23, 2024 As mentioned above, connections throughout the site have been a primary focus of the development of the new proposal. Pedestrian (and bicycle) focused connections include: A new East-West continuous pedestrian access for the Cornelia Neighborhood through the center of the site; New connections to the proposed Western Promenade and existing pedestrian infrastructure including a new sidewalk along W 66th St.; an emphasis on the design of Street Rooms; and areas designed specifically for the public realm including a 50' setback with a double tree lined pedestrian boulevard along France Ave. Vehicular focused connections include: Enhanced connectivity throughout the site such as a new North-South boulevard drive that allows for internal site connections while lessening the need for traffic from the neighborhoods; removal of the existing right-out along France Ave which has been expressed as a desire by both the City and County; and internal through connectivity on the west side of the site by way of the drive in parking. Comment #3: The existing area of the tree grove along Valley View is approximately 67,900 SF. The initial 9/12/23 sketch plan submittal displaced ~57,700 SF or 85% of the existing tree grove area and placed structured parking between the MOB and the natural landscape. The 2/9/2024 Development Application plan displaces only around ~6,500 SF or 10% leaving 90% of the existing tree grove area preserved and enhanced through new plantings, prunings, and removal of dead trees. Additionally, strategic placement of the new parking ramp takes advantage of the existing surface parking area along the west side of 6700 to avoid additional tree removal and also better connect and preserve views for tenants along the north half of the new MOB to the amenity of the natural mature grove. The tree grove and overall human experience is further improved through the addition of a pathway leading from the existing Western Promenade and Cornelia neighborhood into the heart of the grove where a hilltop plaza park has been introduced that catalyzes an active community-based design for tenants and neighboring communities alike. Comment #4 See comment #1 Above. Additionally, rezoning the tract back to a PCD-3 allows for the future development of housing on the north and south parcels based on the approved principal uses and available FAR. This is different from what was proposed for the initial 9/12/23 sketch plan where the goal was to revert zoning back to a POD which does not allow for housing as an approved use. It is also worth noting, there has been a significant increasing and multi-unit/multi-level housing in the area since 2017, particularly along York and 66th and along Valley View. Comment #5 Per pg 18 of the DEG, the 2/9/24 Development Application addresses the connection to Typ. 1A - Western Promenade, Typ. 2 - Cornelia Overlay Dist by respecting our place as a Transition Zone through a decrease in proposed density as compared to the 2017 PUD. A new Typ. 3 - Internal Street: is created by connecting the North and South areas of our site and eliminates the exiting right-out onto France Avenue. While not as precisely outlined in the DEG, this new connection creates a "new network of streets and pedestrian pathways" as a "primary vehicular access for drop off and pick up, as well as access to parking and primary building services." Additional "spaces between buildings" were created for better access throughout the site (b/w the 6800 building and new parking onFRANCE | Southdale Office Center, City of Edina Development Applications February 23, 2024 structure & the new parking structure and the new 6700 MOB). Further, Typ. 3 streets can easily be implemented with further development/phasing of the site (see Comment #1) where existing signalized and non-signalized paths of ingress/egress can be accentuated for East-West connections. These connections that are being created today and with potential future development will greatly enhance connections to Typ. 6 - the Central Spine promenade. Typ. 5 - The Boulevards: Our site is a gateway project as being connected to two of the four streets identified in 1) France Avenue and 2) 66th street. Our Development Application respects this by creating a "50 foot setback with a double row of trees" as an amenity to the neighborhood and surrounding district. Slide 25 of our Application also depicts our connectivity and various types of circulation. Comment #6 The Development Application parking structure respects the existing tree grove per Comment #3 and is screened from the neighborhood by both existing and new trees. The placement on site also respects the 50' setback along Valley View for public realm/connectivity. It is also planned to be phased, with two stories influentially and up to two more to accommodate potential future development (see comment #1) Comment #7: The 2017 PUD relied too heavily on destination retail, general office, and below-grade to be viable today. Since then, we've come to understand that portions of our site have high-water tables as outlined on slide 10 of our Development Application that make it challenging with potential negative impacts to provide for all the underground stalls outlined in the 2017 PUD. Comment #8 Addressed in the Development Application. See Comment #2 relating to proposed connections as well as Comment #5 relating to street typologies. Additionally, the resubmitted plan breaks out the 8,500 SF restaurant building creating two opportunities for outdoor street rooms and the ability to connect to our new 6800 patio and accessible entry investment. See Comment #1 for the opportunity to add to the overall goals of the district. Comment #9 Addressed in the Development Application. The proposed site plan embraces it's position as a transitional site by introducing a new East-West uninterrupted accessible connection from the Cornelia Neighborhood to the Southdale business district through the center of the site. Additionally, an improved path through the mature tree grove leads from the neighborhood and Western Promenade to a new public amenity Hilltop Plaza within the heart of the campus where it's again possible to pass through to the East side of the site through the shared MOB lobby. Finally, a new public sidewalk connector along W 66th St. has been incorporated for yet another East-West passage embracing the neighborhood pedestrian connections. Beyond this, additional East-West connectors will be incorporated with potential additional development phasing described in Comment #1 (which is a very similar approach to that of the 2017 PUD). Comment #10 Addressed in the Development Application. In fact, we have already started to focus on definable accessible outdoor spaces with the on-going 6800 patio and entrance and atrium renovations. The proposed project will manage stormwater as an amenity, add fully accessible street rooms and plaza spaces, and focuses on accessible pedestrian connectors to the neighboring communities as onFRANCE | Southdale Office Center, City of Edina Development Applications February 23, 2024 well as within the site utilizing spaces between buildings as community assets. By better respecting the tree grove from our initial presentation and allowing for both E-W and N-S connections , walking is more of a shared experience with our neighbors, tenants and their employees, and visitors that come to the site. Comment #11 See Comment #3 Additionally, the proposed site plan goes far beyond the existing Commercial Tree Ordinance and adheres to the much more aggressive Residential Tree Ordinance. Though select trees are being removed throughout the entirety site, 126 total trees are voluntarily being planned to replace those lost due to the new construction (see pg 32). Trees are seen as an important amenity within the new site including specifically in areas such as the Hilltop Plaza, West Passage, Street Room, Boulevard Path as well as parking islands and other walkways throughout the site (see pg 30 & 31 for references to these spaces). 420 North 5th Street, Suite 100 Minneapolis, MN 55401 612.758.4000 HGA.COM s February 27, 2024 Cary Teague, AICP Community Development Director City of Edina 4801 W. 50th Street, Edina, Minnesota 55424 Re: onFRANCE | Southdale Office Center, City of Edina Development Applications Responses to City Council & Planning Commission Sketch Plan Comments Dear Cary: Please see the attached bullet points that outline how the Design Application submitted 2/9/2024 addresses comments from the City Council and Planning Commission based on the Sketch Plan Submission from 9/12/2023. Sincerely, David Little Workplace Principal D 612.758.4503 | M 612.819.5586 onFRANCE | Southdale Office Center, City of Edina Development Applications February 27, 2024 onFRANCE | Southdale Office Center, City of Edina Development Application Response s to City Council & Planning Commission Sketch Plan Comments - Rezoning back the original designation of PCD-3 allows for the future development of parcels 1 & 4. The proposed project and rezoning will greatly enhance the current site and maintain its function as a professional employment hub while contributing to the City’s goals of establishing this port ion of France Ave as a medical destination and mixed uses. - Enhanced the connections to the broader community by incorporating: o A new uninterrupted accessible internal east-west pedestrian focused connector leading from the Cornelia Neighborhood through the heart of the site to France Ave and the Southdale business district beyond. o A new public sidewalk along W 66th St. connecting France Ave to Valley View Rd and the intersection to Rosland Park. o A buffered pedestrian experience along France Ave by offsetting the widened path from the busy road and incorporating a double row of trees for a more comfortable boulevard -like connection. o Creating public gathering spaces within the campus such as: the hilltop plaza with a pedestrian path connecting through the tree grove to the western promenade, an emphasis on the design of Street Rooms, and the pocket park & stormwater garden. - On-grade link connecting 6800 & MOB has been modified to a skyway to allow for an uninterrupted pedestrian connection through the site. - Enlarged spacing between 6800 & the new parking ramp to allow for a more landscaped pedestrian experience while still meeting the needs for fire department access. - Added crosswalks and a landscape buffered sidewalk along the south drive that connects to Franc e Ave to accommodate pedestrian traffic more safely. - Heavily focused on tree preservation around the site and specifically in the west tree grove o Approximately 90% of the site area encompassing the tree grove on the west side of the site has been preserved with the new proposal. o Greater attention and care to the existing tree grove than what exists today (new plantings, pruning, and removal of dead trees). o Dispersal of trees across the site creates more shade and rain retention for site and parking. o Voluntarily incorporating the City’s more aggressive FUTURE Tree Ordinance prior to its actual adoption into commercial code. This includes the individual categorization of Heritage and Protected trees and replacement quantities and strategies for those displaced by the new project work. o Removal of the north wing of the parking structure preserved views to the trees from the new MOB and treats the grove as an amenity to the site and its users. - Reduction of turf grass areas by including more native grasses and plantings to minimize irrigation and maintenance needs. - Addressed overparking concerns by aligning to Edina’s zoning requirements and through a phased parking ramp approach. - Compacted the west parking ramp and removed the north wing to better align with the ex isting surface lot to lessen the impact on existing trees. In lieu of the north ramp wing a hilltop plaza was added with a meandering path connecting back to Valley View Rd and the Cornelia Neighborhood to reinforce the connection to the existing tree grove. onFRANCE | Southdale Office Center, City of Edina Development Applications February 27, 2024 - Enhanced area water quality by treating approximately 7 acres of land and highlighted stormwater management as an amenity with a pocket park on the north side of the new MOB. - The right-out along France Avenue, which both the City and County have asked to remove, continues to be slated for removal in this design application. - Added bicycle friendly connections throughout the site and bike parking near the new buildings to encourage bicycle commuting. - Developed the MOB & Restaurant building design further to better align with GSDEG goals and zoning regulations including materiality, transparency at the ground level along France Ave, and a breaking down of the building façade massing. - Enhanced ADA Accessibility throughout the buildings and the site while demolishing the existing 6700 & 6750 buildings that do not offer clear accessibility. - Developed the Parking Ramp design to better align with the City’s regulations including through materiality and screening. Sketch Plan Study | September 12, 2023FRANCEon 8 FRANCE A V E N U E S W 66 T H S T R E E T W 69TH STREET VALLEY VIEW R O A D 38 360 116 # # 54 197 21 310 255 69 473 978’ 878’ 880’ 880’ 868’ 935’ 954’ 878’ POD 3D Massing Sketch Plan Study | September 12, 2023FRANCEon 12 FRANCE A V E N U E S W 66 T H S T R E E T W 69TH STREETVALLEY VIEW R O A D 38 490 60 # # 54 40 978’ 878’ 880’ 891’ 868’ 935’ 954’ 878’ 69 PUD 3D Massing Sketch Plan Study | September 12, 2023FRANCEon 13DJR ARCHITECTURE INC. The Avenue on France 13 Masterplan - The Avenue on France This Masterplan shows new construction of a Medical Office Building, (3) Retail Buildings, Residential, Hotel and Office that will replace (2) 3-story office buildings in the middle of the site that are not compliant with current ADA standards. The Masterplan also shows new construction of (3) areas of underground parking to meet the needs of the site and reduce the amount of surface parking on the site. N BANK OF AMERICA 1F 7,190 SF Under Permit RETAIL II-A 2F 25,748 SF EX. 6800 OFFICE 7F To Remain TAVERN ON FRANCE 1F To Remain OFFICE 6F 116,000 SF EX. 6600 OFFICE 6F To Remain RETAIL II-B 2F 23,093 SF MEDICAL OFFICE BUILDING 6F 155,000 SF RESIDENTIAL 8F 105,280 SF 70 Units RETAIL 1F 6,500 SF HOTEL 4F 72,350 SF 100 Rooms Site Data:Area Table: Phase I Phase II-A Phase II-B Phase III Phase IV Phase IV Phase V Phase VI Existing Existing Existing Allowable Actual Notes BOA Retail Retail MOB Office Hotel Residential Retail Total (New) 6600 6800 Tavern Total (Existing) Total (Site) Site Area:n/a 948,632 SF 21.78 acres L8 13,160 FAR:0.5 (474,316 GSF).92 (880,979 GSF)377,008 SF Existing/ 503,971 SF New L7 13,160 Height:48'-0"85'-0"HOD-4 Height Zone L6 25,000 20,000 13,160 Lot Coverage:30%24.2% est.229,598 SF Subject to Survey L5 25,000 20,000 13,160 L4 25,000 20,000 17,950 13,160 L3 25,000 20,000 17,950 13,160 L2 7,003 6225 25,000 20,000 17,950 13,160 L1 7,190 18,745 16,868 30,000 16,000 18,500 13,160 6,500 Total 7,190 25,748 23,093 155,000 116,000 72,350 105,280 6,500 503,971 SF NEW 198,763 163,855 7200 377,008 SF Ex. 880,979 SF Parking Summary: Surface to Remain Required (New)Basis of Calculation EMC Sec. 36-1311 New Parking Provided Total Parking Res. 2015-113 Total Parking Office 488 1084 271,000 SF of New Office 450 underground (North)(Per Count)(Varience) (Per code) Hotel 125 100 Room Hotel (est.)450 underground (Middle) Residential 123 70 units per EMC Sec. 36-1311 (w)400 underground (South) Retail 284 55,341 SF of New Retail 99 underground (Phase II)157 Total 488 2394 New Stalls To be provided by underground parking 1399 underground 1887 Stalls 157 Stalls 2044 Stalls Site Data:Area Table: Phase I Phase II-A Phase II-B Phase III Phase IV Phase IV Phase V Phase VI Existing Existing Existing Allowable Actual Notes BOA Retail Retail MOB Office Hotel Residential Retail Total (New) 6600 6800 Tavern Total (Existing) Total (Site) Site Area:n/a 948,632 SF 21.78 acres L8 13,160 FAR:0.5 (474,316 GSF).92 (880,979 GSF)377,008 SF Existing/ 503,971 SF New L7 13,160 Height:48'-0"85'-0"HOD-4 Height Zone L6 25,000 20,000 13,160 Lot Coverage:30%24.2% est.229,598 SF Subject to Survey L5 25,000 20,000 13,160 L4 25,000 20,000 17,950 13,160 L3 25,000 20,000 17,950 13,160 L2 7,003 6225 25,000 20,000 17,950 13,160 L1 7,190 18,745 16,868 30,000 16,000 18,500 13,160 6,500 Total 7,190 25,748 23,093 155,000 116,000 72,350 105,280 6,500 503,971 SF NEW 198,763 163,855 7200 377,008 SF Ex. 880,979 SF Parking Summary: Surface to Remain Required (New)Basis of Calculation EMC Sec. 36-1311 New Parking Provided Total Parking Res. 2015-113 Total Parking Office 488 1084 271,000 SF of New Office 450 underground (North)(Per Count)(Varience) (Per code) Hotel 125 100 Room Hotel (est.)450 underground (Middle) Residential 123 70 units per EMC Sec. 36-1311 (w)400 underground (South) Retail 284 55,341 SF of New Retail 99 underground (Phase II)157 Total 488 2394 New Stalls To be provided by underground parking 1399 underground 1887 Stalls 157 Stalls 2044 Stalls Site Data:Area Table: Phase I Phase II-A Phase II-B Phase III Phase IV Phase IV Phase V Phase VI Existing Existing Existing Allowable Actual Notes BOA Retail Retail MOB Office Hotel Residential Retail Total (New) 6600 6800 Tavern Total (Existing) Total (Site) Site Area:n/a 948,632 SF 21.78 acres L8 13,160 FAR:0.5 (474,316 GSF).92 (880,979 GSF)377,008 SF Existing/ 503,971 SF New L7 13,160 Height:48'-0"85'-0"HOD-4 Height Zone L6 25,000 20,000 13,160 Lot Coverage:30%24.2% est.229,598 SF Subject to Survey L5 25,000 20,000 13,160 L4 25,000 20,000 17,950 13,160 L3 25,000 20,000 17,950 13,160 L2 7,003 6225 25,000 20,000 17,950 13,160 L1 7,190 18,745 16,868 30,000 16,000 18,500 13,160 6,500 Total 7,190 25,748 23,093 155,000 116,000 72,350 105,280 6,500 503,971 SF NEW 198,763 163,855 7200 377,008 SF Ex. 880,979 SF Parking Summary: Surface to Remain Required (New)Basis of Calculation EMC Sec. 36-1311 New Parking Provided Total Parking Res. 2015-113 Total Parking Office 488 1084 271,000 SF of New Office 450 underground (North)(Per Count)(Varience) (Per code) Hotel 125 100 Room Hotel (est.)450 underground (Middle) Residential 123 70 units per EMC Sec. 36-1311 (w)400 underground (South) Retail 284 55,341 SF of New Retail 99 underground (Phase II)157 Total 488 2394 New Stalls To be provided by underground parking 1399 underground 1887 Stalls 157 Stalls 2044 Stalls 50’ SETBACK 6800 (E5) NEW MOB (O1) (R2) (H1) (B1) (R1)(T1) (P1) (R3) (O2) 6600 (E1) PUD POD Site Plan Comparison 6800 (E5) 6600 (E1) NEW MOB (O1)(T1) (P1) FRANCE AVE S W 66TH STVALLEY VIEW R D Revised Sketch Plan Study | October 25, 2023FRANCEon 9Site Plan 6600 6800 FRANCE AVE S VALLEY VIEW ROAD W 66TH STPARKING RAMP MEDICAL OFFICE BUILDING BoA RESTAURANT 8,500 SF FRANCE - Edina, MN Southdale Office Center City of Edina Development Applications | February 9, 2024on 2 EXECUTIVE SUMMARY Southdale Office Partners, LLC Ownership and its project team, including HGA and Kimley- Horn, is pleased to present the next phase in the redevelopment efforts of the 21.69-acre Southdale Office Center site at 6600 – 6868 France Avenue South. These plans include a new 3-story, 107,000 square foot Medical Office Building (MOB); a new 8,000 square foot standalone Restaurant; a 4-level Parking Ramp; and other site improvements. This redevelopment “Project” would replace the three existing 1960s-era buildings currently known as 6700, 6750, and 6740. The Project will greatly enhance the site and maintain its function as a professional employment hub while contributing to the City of Edina’s goals of establishing this portion of France Avenue as a medical destination and mixed uses. This submittal package includes content that applies to multiple, concurrent development application forms as follow: 1. Subdivision Application 2. Preliminary Rezoning Permit Application 3. Site Plan Application 4. Variance Application The site is currently entitled as a multi-phased Planned Unit Development (PUD) as outlined in Resolution No. 2017-47. While the proposed Project is very similar to Phase IV of this entitlement, Edina planning staff encouraged Ownership to present this Project under the site’s original, pre-1984, zoning designation of Planned Commercial District (PCD-3) for City Council’s review and approval. After multiple attempts to amend the existing PUD, and in careful consideration of dialogue with Edina planning staff, as well as extensive stakeholder engagement, Ownership has come to the understanding that a reversion to the PCD-3 zoning designation better achieves City and constituent goals, better conforms with the existing character of the neighborhood, and provides for the use types that are more prevalent in a post-pandemic, e-commerce oriented world. Moreover, the existing 2017 PUD entitlement is not possible because it relied too heavily on destination retail and below-grade parking to be viable. Both office and retail markets have shifted drastically since the current zoning was approved in 2017. Additionally, a high-water table at the relevant portions of the site prevents the stated quantity of below-grade parking from being safely or economically constructed. Taken together with existing site easements, infrastructure and shared campus amenities, the need to reconstruct the blighted property at 6700 and 6750 is too urgent for further delay. These are inefficient and non-accessible structures that are not attractive to the types of tenants this community desires. Additionally, the existing restaurant structure is decades old and can be better designed to attract the community while its relocation closer to the existing 6800 building allows for the desirable north-south internal site connection. While the 2017 PUD density and uses being relinquished with this request are substantial, a long-term vision for the property remains intact. Our intentions to subdivide and further develop the site are incorporated within the design of the Project, specifically with the proposed parking structure and focus of uses within individual buildings. A new tiered and phased structured parking facility located to the West of the new MOB will help to accommodate parking requirements for the site today as well as potential future development without the need to over supply parking. To further substantiate the rezoning request, we note the overall size of the site and our legal obligations to provide space for existing tenants of the 6600 and 6800 buildings for many years to come. The challenges on this project and site are very different than those faced on the other 20+ PUD entitlements that exist across the City – most of which are fully vacated and scraped for re-development. Contrary to this approach, the 6600 and 6800 buildings are recently updated, functionally relevant and occupied by some of Edina’s most important businesses, embracing a sustainable development approach of reuse. We believe this Project is able to not only tie into these structures but enhance them and the entirety of the site while adding approximately 500 high-paying full-time medical and wellness jobs, with an additional temporary boost in construction employment, and a sustained boost in tax base. 3 EXECUTIVE SUMMARY CONT. In requesting this re-zoning, Ownership will not only conform to the PCD-3 zoning ordinance, but will also incorporate City and constituency feedback from prior submittals and meetings in support of its goal of offering area-wide amenities that enhance the existing office park while contributing positively to the broader neighborhood. Improved site access and area connectivity, improved efficiency and sustainability – including with more energy efficient buildings and on-site stormwater management and attention to the Greater Southdale Area Design Experience Guidelines have been incorporated in a way that respects existing site constraints and the patient-centered requirements of the medical users that will occupy this building. Additionally, the parking structure has been shaped and planned to minimize tree displacement and provide for a more welcome interaction into the existing tree grove for our patients and users of the building, and for pedestrians and bikers of the community wanting access from Valley View. Moreover, what minimized displacement does occur will be resolved with a reforestation program that exceeds the current commercial requirements and goes so far as to meet the latest residential tree requirements. Recognizing that this project has a meaningful impact on the character of the neighborhood, we continue to engage with the neighbors in a variety of formats including letters/emails, Q&A meetings with Lake Cornelia and Point of France Associations, and conversations with local civic, business, and medical leaders. Our Site Plan is designed around the types of questions and concerns we have previously heard from the neighbors and our strong desire to acknowledge and respond. This is a terrific opportunity to assist the City in its desire to expand medical and well-being services for the area, revitalize an aging office center, and seek the highest and best uses for a mixed-use site benefiting the Edina community and broader region. This project sets a new vision that we believe will become a gateway project for the South France Avenue Corridor, increasing medical access while welcoming employees, residents, and visitors to the Southdale neighborhood. The objectives of this site redevelopment include: • Expanding and enhancing the site as a center of employment and economic vitality by replacing three outdated, largely-vacant, and functionally obsolete buildings with a new medical office building that links the existing 6600 and 6800 buildings, creating a best in-class destination for physicians, medical care providers and their staff, as well as a free-standing restaurant with greater neighborhood accessibility and community social spaces. • Alignment with a zoning classification that reflects the original commercial zoning intent and designation, consistent with adjacent uses and zoning designation, respects the existing buildings and uses, is consistent with our proposed project, allows for uses and density desired by Southdale Area Design Guidelines and the immediate neighborhoods – both now and for potential future development. • Successfully address the parking demand of both the more heavily parked new medical and restaurant structures and also the existing demand from 6600, 6800, 6868 office buildings while accounting for potential future uses on the site in a manner that respects the water table, is market viable, and considerate of adjacent properties. • Setting the stage for subdivision of the site to allow for potential new uses by either ownership or other developers that will seek to address evolving City planning goals – e.g., housing, wellness, retail and collaboration spaces. • Incorporating sustainability strategies into planning, design, and operations focused on improved and re-distributed green space, human health impacts, energy efficiency and stormwater management. • The Project will provide stormwater management treatment to approximately 7 acres that was previously untreated at the 21.69-acre site (entire lot minus BOA). The treatment meets the City of Edina and Nine Mile Creek Watershed District requirements for volume, rate, and water quality. This is a tremendous improvement to an overall commercial district that is largely untreated • Sustainably preserving the value of the relevant existing structures and the recent investments in the 6600 and 6800 buildings, while honoring contractual obligations to existing tenants in these structures, many of which are key area employers that occupy the buildings under long-term leases. 4 CONTENTS 2 Executive Summary I. EXISTING SITE ANALYSIS 6 Site Location 7 Existing Building & Parking Metrics 8 Zoning Map & History 9 Edina Development Goals 10 Existing Site Constraints 11 Existing Site Constraints - Pinch Point II. PROPOSED SITE PLAN 14 Site Massing 15 Site Plan 16 Site Plan Metrics 17 Future Development Proof of Parking 19 Zoning Compliance & Proposed Variances 25 Site Connectivity 26 Design With The Environment in Mind III. LANDSCAPE PLAN 30 Illustrated Landscape Plan 31 Landscape Design Experience Imagery 32 Tree Plan SITE PLAN APPLICATIONSITE PLAN APPLICATIONVARIANCE APPLICATIONSUPPORT INFORMATIONVARIANCE APPLICATIONSUPPORT INFORMATION X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XPRELIMINARY REZONINGPERMIT APPLICATIONPRELIMINARY REZONINGPERMIT APPLICATIONSUBDIVISION APPLICATIONSUBDIVISION APPLICATION IV. ARCHITECTURAL DESIGN CONCEPT 34 Architectural Narrative 35 Exterior Materials & Finishes 36 Medical Office Building - Rendering View 37 Medical Office Building - Floor Plans 39 Medical Office Building - Elevations 40 Parking Ramp - Rendering View 41 Parking Ramp - Floor Plans 43 Parking Ramp - Elevations 44 Restaurant - Rendering View 45 Restaurant - Floor Plans 46 Restaurant - Elevations V. TECHNICAL DRAWINGS 48 Surveys 52 Tree Inventory 53 Preliminary Plat 55 Civil Drawings 76 Landscape Drawings 88 Architectural Drawings APPENDIX A. TECHNICAL DRAWINGS Full Scale Drawings APPENDIX B. ADDITIONAL DOCUMENTS Proof of Ownership Authorization City Applications Stormwater Report I. Existing Site Analysis City of Edina Development Applications | February 9, 2024FRANCEon 6Site Location EDINA, MN France A v e S W 70th St Valley View R d W 69 th S t W 6 6 t h S t Southdale Office Center City of Edina Development Applications | February 9, 2024FRANCEon 7 281 24 199 120 157 471 69 82 39 53 26 Existing Buildings To Remain Campus Connectivity *Since 2022, ownership has completed ~$10 million of campus improvements *Since 2022, ownership has completed ~$10 million of campus improvements WATER TABLE 18’ BELOW GRADE WATER TABLE 11’ BELOW GRADEWATER TABLE 20’ BELOW GRADE Type Stories GFA Parking Ratio Parking Demand E1 633300 / 1189,9826eciffOevA ecnarF S 0066 E2 145662,343eciffOevA ecnarF S 0076 300/1 E3 6740 S France Ave (Tavern on France)Restaurant 1 + Basement 7,525 + Patio 1 / 100 E4 85 140000,243eciffOevA ecnarF S 0576 300/1 E5 E6 545163,4397eciffOevA ecnarF S 0086 300/1 236,8221Banke (Bank of America)vA ecnarF S 8686 300/1 sllatS gnikraPseirotSepyT E1 931Drive InevA ecnarF S 0066 E5 351Drive InevA ecnarF S 0086 1,429ecafruSetiS Provided Parking 1,521 Existing Buildings Existing Parking 1,571Minimum Required Parking Existing Building & Parking Metrics EXISTING BUILDING & PARKING METRICS City of Edina Development Applications | February 9, 2024FRANCEon 8 ¹» ¹» ¹» ¹º¹º ¹º ñ ñ ñ ¹» ¹º ¹º ¹º ¹º ¹º ñ ¹º ñ ñ ñ Lake Edina Lake Cornelia Indianhead Lake Arrowhead Lake Mud Lake Hawkes Lake M irror Lake Highlands Lake Melody Lake Harvey Lake Lake Pamela HWY 62 HWY 62 HWY 100HWY 100HWY 169HWY 16966TH ST W 70TH ST W 76TH ST W FRANCE AVE SYORK AVE SVALLEYVIEWRD70TH ST W VALLEY VIEW RD DEWEY HILL RD CAHILL RDSCHAEFER RDBLAKE RDTRACY AVEHANSEN RDGLEASONRDVERN O N A V EVERNON AVEINTERLACHEN BLVD MALONEY AVE 50TH ST W 4 4 T H S T W 54TH ST W 58TH ST WWOODDALE AVEVALLEY VIEW RD I-494 City Hall Public Works Fire Station 2 Fire Station 1 Public Library Concord School Cornelia School Highland School Southdale Library Edina High School Our Lady of Grace Countryside School Creek Valley School Normandale Elementary Edina Community Center Golden Years Montessori Avail Academy Valley View Middle School St Peters Lutheran School Southview Middle School April 2023± Legend R-1 - Single Dwelling Unit R-2 - Double Dwelling Unit PRD-1 - Planned Residence PRD-2 - Planned Residence PRD-3 - Planned Residence PRD-4 - Planned Residence PRD-5 - Planned Residence PCD-1 - Planned Commercial PCD-2 - Planned Commercial PCD-3 - Planned Commercial PCD-4 - Planned Commercial POD-1 - Planned Office POD-2 - Planned Office RMD - Regional Medical PID - Planned Industrial PUD - Planned Unit Development APD - Automotive Parking PSR-4 - Planned Residence MDD-4 - Mixed Development MDD-5 - Mixed Development MDD-6 - Mixed Development Lakes Creeks Edina Boundary Railroad ñ Public Building ¹ºPublic School ¹»Private School 0 970 Feet W 50TH ST MARKET ST W 49TH ST HALIFAX AVEARDEN AVEMAPLE RDFRANCE AVE SINDIANOLA AVEJUANITA AVEW 51ST ST ¹»St Peter's Lutheran School W 54TH ST FULLER ST FRANCE AVE SHALIFAX LNHALIFAX AVEW 61ST ST W 62ND ST VALLEY VIEW RD WOODDALE AVEKELLOGG AVEOAKLAWN AVEBROOKVIEW AVEG A R R IS O N LN F AIR FAXAVE FRANCE AVE SYORK AVE SXERXES AVE SW 69TH ST W 66TH ST VALLEYVIEWRDFRANCE AVE SSANDELL AVELYMAR LNBRISTOL RDW 70TH ST HAZELTON RD MAVELLE DRSUNNYSIDE R D W 4 4 T H S T MORNINGSIDE RD FRANCE AVECURVE AVEETON PLñ E D E N A V E W 50TH ST WILSON RDHWY 100GRANGERDñ ¹» E D E N A V EVERNON AVEHANKERSON AVEWILLIAM AVEBEDFORD AVEOXFORD AVEW 51ST ST INTERLACHEN BLVD ARCADIA AVEGRANDVIEW LNHWY 100Our Lady of GraceCanadian Pacific RailroadCanadian Pacific RailroadZoning Map GRANDVIEW 44TH & FRANCE 50TH & FRANCE 54TH & FRANCE VALLEY VIEW & WOODDALE SOUTHDALE 70TH & FRANCE WILSON & EDEN CAHILL & 70TH N in e M i le Creek N in e MileC r e ek Minneh ahaCreek Canadian Pacific RailroadCity Hall CAHILL RDAMUNDSON AVEW 70TH ST VILLAGE DR CREEK VIEW LN LIMERICK LN¹» ¹» ¹» ¹º¹º ¹º ñ ñ ñ ¹» ¹º ¹º ¹º ¹º ¹º ñ ¹º ñ ñ ñ Lake Edina Lake Cornelia Indianhead Lake Arrowhead Lake Mud Lake Hawkes Lake M irror Lake Highlands Lake Melody Lake Harvey Lake Lake Pamela HWY 62 HWY 62 HWY 100HWY 100HWY 169HWY 16966TH ST W 70TH ST W 76TH ST W FRANCE AVE SYORK AVE SVALLEYVIEWRD70TH ST W VALLEY VIEW RD DEWEY HILL RD CAHILL RDSCHAEFER RDBLAKE RDTRACY AVEHANSEN RDGLEASONRDVERN O N A V EVERNON AVEINTERLACHEN BLVD MALONEY AVE 50TH ST W 4 4 T H S T W 54TH ST W 58TH ST WWOODDALE AVEVALLEY VIEW RD I-494 City Hall Public Works Fire Station 2 Fire Station 1 Public Library Concord School Cornelia School Highland School Southdale Library Edina High School Our Lady of Grace Countryside School Creek Valley School Normandale Elementary Edina Community Center Golden Years Montessori Avail Academy Valley View Middle School St Peters Lutheran School Southview Middle School April 2023± Legend R-1 - Single Dwelling Unit R-2 - Double Dwelling Unit PRD-1 - Planned Residence PRD-2 - Planned Residence PRD-3 - Planned Residence PRD-4 - Planned Residence PRD-5 - Planned Residence PCD-1 - Planned Commercial PCD-2 - Planned Commercial PCD-3 - Planned Commercial PCD-4 - Planned Commercial POD-1 - Planned Office POD-2 - Planned Office RMD - Regional Medical PID - Planned Industrial PUD - Planned Unit Development APD - Automotive Parking PSR-4 - Planned Residence MDD-4 - Mixed Development MDD-5 - Mixed Development MDD-6 - Mixed Development Lakes Creeks Edina Boundary Railroad ñ Public Building ¹ºPublic School ¹»Private School 0 970 Feet W 50TH ST MARKET ST W 49TH ST HALIFAX AVEARDEN AVEMAPLE RDFRANCE AVE SINDIANOLA AVEJUANITA AVEW 51ST ST ¹»St Peter's Lutheran School W 54TH ST FULLER ST FRANCE AVE SHALIFAX LNHALIFAX AVEW 61ST ST W 62ND ST VALLEY VIEW RD WOODDALE AVEKELLOGG AVEOAKLAWN AVEBROOKVIEW AVEG A R R IS O N LN F AIR FAXAVE FRANCE AVE SYORK AVE SXERXES AVE SW 69TH ST W 66TH ST VALLEYVIEWRDFRANCE AVE SSANDELL AVELYMAR LNBRISTOL RDW 70TH ST HAZELTON RD MAVELLE DRSUNNYSIDE R D W 4 4 T H S T MORNINGSIDE RD FRANCE AVECURVE AVEETON PLñ E D E N A V E W 50TH ST WILSON RDHWY 100GRANGERDñ ¹» E D E N A V EVERNON AVEHANKERSON AVEWILLIAM AVEBEDFORD AVEOXFORD AVEW 51ST ST INTERLACHEN BLVD ARCADIA AVEGRANDVIEW LNHWY 100Our Lady of GraceCanadian Pacific RailroadCanadian Pacific RailroadZoning Map GRANDVIEW 44TH & FRANCE 50TH & FRANCE 54TH & FRANCE VALLEY VIEW & WOODDALE SOUTHDALE 70TH & FRANCE WILSON & EDEN CAHILL & 70TH N in e M i le Creek N in e MileC r e ek Minneh ahaCreek Canadian Pacific RailroadCity Hall CAHILL RDAMUNDSON AVEW 70TH ST VILLAGE DR CREEK VIEW LN LIMERICK LNZONING MAP & HISTORY The following is a brief history of the Southdale Office Center site zoning classifications: I. Prior to 1984: A. Planned Commercial District (PCD-3) B. Included the office/retail buildings at 6600, 6700, 6750, and 6800, as well as the restaurant (6740) that is attached to the 6750 Building. C. The restaurant was a permitted principal use at the time of construction. Accessory Uses: None II. 1984: A. Property was rezoned by the City to Planned Office District (POD-2) as part of a re-codification process. B. The restaurant was a nonconforming use following the rezoning. III. 2017: A. Property was rezoned by Ownership to Planned Unit Development (PUD) IV. 2024: A. Property is proposed to be rezoned to Planned Commercial District (PCD-3) B. The proposed rezoning to PCD-3 was informed by Planning to ensure that all existing and desired uses on the site would be viable, including a standalone restaurant as a permitted principal use. Zoning Map & History Southdale Office Center is being proposed to be re-zoned as PCD-3 to match the surrounding context & meet City of Edina’s goals for development of the site. City of Edina Development Applications | February 9, 2024FRANCEon 9Edina Development Goals 3-26 Figure 3.12: Future Land Use ¹» ¹» ¹» ¹º¹º ¹º ñ ñ ñ ¹» ¹º ¹º ¹º ¹º ¹º ñ ¹º ñ ñ ñ Lake Edina Lake Cornelia Indianhead Lake Arrowhead Lake Mud Lake Hawkes Lake M irror Lake Highlands Lake Melody Lake Harvey Lake Lake Pamela HWY 62 HWY 62 HWY 100HWY 100HWY 169HWY 16966TH ST W 70TH ST W 76TH ST W FRANCE AVE SYORK AVE SVALLEYVIEWRD70TH ST W VALLEY VIEW RD DEWEY HILL RD CAHILL RDSCHAEFER RDBLAKE RDTRACY AVEHANSEN RDGLEASONRDV ER N O N A VEVERNON AVEINTERLACHEN BLVD MALONEY AVE 50TH ST W 4 4 T H S T W 54TH ST W 58TH ST WWOODDALE AVEVALLEY VIEW RD I-494 City Hall Public Works Fire Station 2 Fire Station 1 Public Library Concord School Cornelia School Highland School Southdale Library Edina High School Our Lady of Grace Countryside School Creek Valley School Normandale Elementary Edina Community Center Golden Years Montessori Avail Academy Valley View Middle School St Peters Lutheran School Southview Middle School April 2023± Legend R-1 - Single Dwelling R-2 - Double Dwellin PRD-1 - Planned Res PRD-2 - Planned Res PRD-3 - Planned Res PRD-4 - Planned Res PRD-5 - Planned Res PCD-1 - Planned Co PCD-2 - Planned Co PCD-3 - Planned Co PCD-4 - Planned Co POD-1 - Planned Of POD-2 - Planned Of RMD - Regional Med PID - Planned Indust PUD - Planned Unit APD - Automotive P PSR-4 - Planned Resi MDD-4 - Mixed Dev MDD-5 - Mixed Dev MDD-6 - Mixed Dev Lakes Creeks Edina Boundar y Railroad ñ Public Building ¹ºPublic School ¹»Private School 0 970 Feet W 50TH ST MARKET ST W 49TH ST HALIFAX AVEARDEN AVEMAPLE RDFRANCE AVE SINDIANOLA AVEJUANITA AVEW 51ST ST ¹»St Peter's Lutheran School W 54TH ST FULLER ST FRANCE AVE SHALIFAX LNHALIFAX AVEW 61ST ST W 62ND ST VALLEY VIEW RD WOODDALE AVEKELLOGG AVEOAKLAWN AVEBROOKVIEW AVEG A R R IS O N LN F AIR FAXAVE FRANCE AVE SYORK AVE SXERXES AVE SW 69TH ST W 66TH ST VALLEYVIEWRDFRANCE AVE SSANDELL AVELYMAR LNBRISTOL RDW 70TH ST HAZELTON RD MAVELLE DRSUNNYSIDE R D W 4 4 T H S T MORNINGSIDE RD FRANCE AVECURVE AVEETON PLñ E D E N A V E W 50TH ST WILSON RDHWY 100GRANGERDñ ¹» E D E N A V EVERNON AVEHANKERSON AVEWILLIAM AVEBEDFORD AVEOXFORD AVEW 51ST ST INTERLACHEN BLVD ARCADIA AVEGRANDVIEW LNHWY 100Our Lady of GraceCanadian Pacific RailroadCanadian Pacific RailroadZoning GRANDVIEW 44TH & FRANCE 50TH & FRANCE 54TH & FRANCE VALLEY VIEW & WOODDALE SOUTHDALE 70TH & FRANCE WILSON & EDEN CAHILL & 70TH N in e M il e Creek N in e MileC r e ek Minn eh ahaCreek Canadian Pacific RailroadCity Hall CAHILL RDAMUNDSON AVEW 70TH ST VILLAGE DR CREEK VIEW LN LIMERICK LNEDINA DEVELOPMENT GOALS I. Comprehensive Plan: The City of Edina’s Comprehensive Plan provides guidance for the long-term, overall development goals for the City. A. The Southdale Office Center property is planned for Office / Residential use, per the 2040 Comprehensive Plan for future land use. B. Rezoning to a Planned Commercial District classification is in alignment with the Comprehensive Plan goals for the two primary uses of Office and Residential. PCD-3 zoning allows for non- residential uses to be up to 0.75 FAR for the site, and additional density that is specific to residential (up to 1.0 FAR). C. The proposed Project provides a range of uses for the site, including office, medical and dental clinics, retail, and a restaurant, with potential future residential. These uses support the City’s goals for a vibrant, mixed-use living and working environment that is viable now and into the future. II. Greater Southdale Area: The City has adopted key objectives from the Design Experience Guidelines. The Project provides the following characteristics supporting those goals: A. Creates new East-West pedestrian accessibility for Cornelia through the middle of the site B. Breaks up parcel North to South and East to West C. Greater pedestrian experience with new connections to Promenade and existing pedestrian infrastructure, including a new public sidewalk along W 66th Street D. 20 foot floor-to-floor at first level podium for future flexibility E. No facade span greater than 200 feet, with the building massing articulated into two primary volumes to reduce the overall scale F. Less than 60 foot building height G. 75% glazing on first level of building facades facing the public realm along France Ave H. Large setback along France Avenue to provide pedestrian buffer I. Emphasis on the street rooms and pedestrian experience J. Compliance with building material requirements by implementing brick as the primary exterior material K. Enhanced connectivity lessens need for car traffic from neighborhood L. Provides internal vehicular connectivity for the overall site M. Provides a mix of Street Rooms and Street Typologies to better utilize the space between buildings N. Areas designed for the public realm including a 50’ setback along France Ave O. Stormwater treatment as an amenity City of Edina 2040 Comprehensive Plan - Future Land Use Proposed rezoning to Planned Commercial District provides alignment with the City’s long- term Comprehensive Plan goals of Office / Residential for the Southdale Office Center site. City of Edina Development Applications | February 9, 2024FRANCEon 10 NSP EASEMENT TELECOM EASEMENT UTILITY EASEMENT TELECOM EASEMENT EXISTING TREE GROVE AREA OF LOCALIZED FLOODING & WATER TABLE CONCERN AREA OF LOCALIZED FLOODING & WATER TABLE CONCERN AREA OF LOCALIZED FLOODING & WATER TABLE CONCERN AREA OF LOCALIZED FLOODING & WATER TABLE CONCERN 50’ SETBACK1 (BUILDING) 20’ SETBACK3 (PARKING) 30’ SETBACK2 (BUILDING) 50’ SETBACK4 (PARKING STRUCTURE) 24 STALLS 76 STALLS PROPERTY LINE BoA 6800 40 EXISTING TENANTS FUNCTIONALLYIRRELEVANTFUNCTIONALLY IRRELEVANT6750 TAVERN FRANCE AVE S VALLEY VIEW ROAD W 66TH ST6700 6600 26 EXISTING TENANTSPARKING FOR 6800: 492 STALLS REQ.VIEW TO NEW BLDG ENTRYP A R K I NG F O R 6 6 0 0 : 5 9 6 S T A L L S R EQ .RECIPROCAL EASEMENT AGREEMENTExisting Site Constraints EXISTING SITE CONSTRAINTS SETBACK REQUIREMENTS: 1 Sec. 36-1276. - Setbacks in the Greater Southdale District: a) Front street setbacks on France Avenue between Highway 62 and Minnesota Drive... A 50-foot setback is required from the face of the curb to the face of building. 2 Sec. 36-1276. - Setbacks in the Greater Southdale District: b) Front street setbacks on streets other than France Avenue and York Avenue: A 30-foot setback is required from the face of curb to the face of building. 3 Sec. 36-1316. - Parking & Circulation Setbacks: a) No exposed parking spaces, required stacking spaces or drive aisles shall be located within 20 feet of a public street right-of-way or within ten feet of an interior side lot line or a rear lot line. 4 Sec. 36-1323. - Parking ramps: 2) The front street or side street setback for parking ramps and garages, and other structures, shall be increased to 50 feet when the ramp, garage or structure is located across the street from a property in an R-1 district used for residential purposes. City of Edina Development Applications | February 9, 2024FRANCEon 11 VALLEY VIEW ROA D W 66TH ST6800 TAVERN 6700 6750 BoA 6600 FRANCE AVE S PINCH POINT EXISTING BUILDINGS TO REMAIN PINCH POINTFRANCE AVE SETBACK & CREATION OF INTERNAL N-S CIRCULATORPINCH POINT EXISTING BUILDINGS TO REMAINPINCH POINTPRESERVATION OF EXISTING TREE GROVE& DRAMATIC CHANGE IN GRADE ~ 13’EXISTING INTERNAL CAMPUS CONNECTOR TO REMAIN Existing Site Constraints - Pinch Point EXISTING SITE CONSTRAINTS & PINCH POINT II. Proposed Site Plan P1 R1 O1 City of Edina Development Applications | February 9, 2024FRANCEon 14 1,170 385 966.0’ (88.5’) E5 939.5’ (60’) E1 933.0’ (52’) O1 897.0’ (18’) R1 901.0’ (26’) E6 NOTE: All elevations are measured to the top of building parapets and do not include mechanical screenwalls Existing Parking to Remain Elevation Tags New/Modified Parking | 2 Level Ramp - 228 Stalls 214 New/Modified Parking | 4 Level Ramp - 442 Stalls Total Phase I Parking Stalls MOBRESTAURANTBANK6800 6600 1,555 Total Phase II Parking Stalls1,769 966.0’ 909.5’ 897.0’ 903.5’ XXX.X’ 933.0’ 881.0’ 869.0’ 939.5’ 903.0’ 207 28124 471 69 26 53 39 113 442 44 Building Height Comparison From France Ave. (Min. Required per Zoning - 1/300 Office 1,658 Stalls) (Max. Allowable per Zoning - 1/200 Office 2,251 Stalls) See Page 17 For Additional Parking Metrics PHASE I PHASE II Site Massing SITE MASSING City of Edina Development Applications - Supplementary Images | February 23, 2024FRANCEon 3View From Cornelia Neighborhood & Valley View Road - Diagram to Show the Building Massing Beyond the Tree Grove Foliage P1 R1 O1 2 LEVEL PARKING RAMP - CURRENT PHASE I (BUILDING MASSING DIAGRAM)4 LEVEL PARKING RAMP - FUTURE PHASE II (BUILDING MASSING DIAGRAM) N DIAGRAM TO SHOW THE BUILDING MASSING BEYOND THE TREE GROVE FOLIAGE DIAGRAM TO SHOW THE BUILDING MASSING BEYOND THE TREE GROVE FOLIAGE City of Edina Development Applications | February 9, 2024FRANCEon 15 50’ SETBACK1 (BUILDING) 20’ SETBACK3 (PARKING) 30’ SETBACK2 (BUILDING) 50’ SETBACK4 (PARKING STRUCTURE) PROPERTY LINE EXISTING SURFACE PARKING TO REMAIN EXISTING TREE GROVE EXISTING SURFACE PARKING TO REMAIN Removal of Existing Right Out PARCEL 5 PARCEL 4 PARCEL 3 PARCEL 2 PARCEL 1 VALLEY VIEW R D FRANCE AVE S W 66TH STW 69TH STSite Plan 1 Sec. 36-1276. - Setbacks in the Greater Southdale District: a) Front street setbacks on France Avenue between Highway 62 and Minnesota Drive... A 50-foot setback is required from the face of the curb to the face of building. 2 Sec. 36-1276. - Setbacks in the Greater Southdale District: b) Front street setbacks on streets other than France Avenue and York Avenue: A 30-foot setback is required from the face of curb to the face of building. 3 Sec. 36-1316. - Parking & Circulation Setbacks: a) No exposed parking spaces, required stacking spaces or drive aisles shall be located within 20 feet of a public street right-of-way or within ten feet of an interior side lot line or a rear lot line. 4 Sec. 36-1323. - Parking ramps: 2) The front street or side street setback for parking ramps and garages, and other structures, shall be increased to 50 feet when the ramp, garage or structure is located across the street from a property in an R-1 district used for residential purposes. 5 GFA (Gross Floor Area) calculates all floors cumulative area based on the Edina Code of Ordinances definition (Sec. 36-10) which is then used to calculate FAR as well as parking requirements. Under this definition “(GFA) does not include accessory garages, parking ramps, parking garages, areas not enclosed by exterior walls, mechanical rooms, patios, decks, restrooms, elevator shafts or stairwells.”. Existing Buildings To Remain 6600 OFFICE BUILDING 189,982 SF (GFA5) | 6 Stories Incl. Drive In Parking | Height - 60’ From France Ave 6800 OFFICE BUILDING 163,439 SF (GFA5) | 7 Stories Incl. Drive In Parking | Height - 88.5’ From France Ave 6868 BANK 6,822 SF (GFA5) | 1 Story | Height - 26’ From France Ave New Buildings/Structures MEDICAL OFFICE BLDG 107,000 SF (GFA5) | 3 Stories + 1 Level Drive In Parking | Height - 52’ From France Ave RESTAURANT 8,000 SF (GFA5) | 1 Story | Height - 18’ From France Ave PARKING STRUCTURE 4 Levels | Height - 41’ From Valley View O1 R1 P1 E1 E5 E6 SITE PLAN PUBLIC BENEFITS: • Removal of the existing right-out along France Ave, something desired by both the city & county. • Dispersal of trees across the site creates more shade and rain retention for site and parking. • Double row of trees to serve as pedestrian traffic buffer along France Ave. • Greater attention and care to the existing tree grove (new plantings, prunings, and removal of dead trees). • Approximately 90% of the site area encompassing the tree grove on the west side of the site has been preserved with the new proposed project. • 10’ - 12’ wide sidewalks for shared pedestrian and bicycle traffic. • New public sidewalk connector along W 66th St. • New internal east-west public pedestrian connection between 6800 and the new MOB. • Enhanced area water quality by treating approximately 7 acres of land. City of Edina Development Applications | February 9, 2024FRANCEon 16 PROGRAMMED SPACE CODE GSF1 GFA2 STALLS PROGRAM NOTES EXISTING 6600 FRANCE ‐ OFFICE BLDG E1 226,223 189,982 1/ 300 633 City Zoning Requires 1 parking space per 300 SF 6800 FRANCE ‐ OFFICE BLDG E5 209,346 163,439 1/ 300 545 City Zoning Requires 1 parking space per 300 SF 6868 FRANCE ‐ BANK OF AMERICA E6 7,076 6,822 1/ 300 23 City Zoning Requires 1 parking space per 300 SF NEW MEDICAL OFFICE BLDG (MOB)O1 139,577 107,090 1/ 300 357 City Zoning Requires 1 parking space per 300 SF RESTAURANT R1 8,800 8,000 100 City Zoning Requires 1 space per 100 SF + 1 space per employee on major shift (Est. 20 employees) TOTAL PROGRAMMED SPACE/REQ'D PARKING 591,022 475,333 1,658 PARKING PROVIDED 6600 PARKING (Below Building Existing)39 6800 PARKING (Below Building Existing)53 SURFACE PARKING (Existing + New)1,191 Includes re‐striping of area north of BOA ATM MOB PARKING (Below Building)44 STRUCTURED PARKING (Phase I)P1 228 Includes surface parking adjacent to west MOB entry TOTAL PARKING PROVIDED (PHASE I)1,555 STRUCTURED PARKING ( Phase II)P1 217 TOTAL PARKING PROVIDED (PHASE II)1,769 978,858 3 475,333 2 0.486 14,096 4 258,811 4 503,525 4 244,715 (GSF Total Residential to Meet 1.0 FAR) Building Area (GFA) TOTAL FAR Available to Max .5 FAR Before Nonres. Cond. Use (GFA) Available to Max .75 FAR for Nonresidential (GFA) Available to Max 1.0 FAR Incl. Residential (GFA) 4 Based on the Edina Code of Ordinances definition (Sec. 36‐617) PCD‐3 has a maximum allowable FAR of "1.0 of the tract, provided that nonresidential uses may not exceed 0.75". The code goes on to state that "All nonresidential uses that increase the FAR to more than 0.5." are considered conditional uses (Sec. 36‐612) . FAR CALCULATIONS Total Site Area (SF) 6 Stories Above Grade + Mech Penthouse: 12' FTF ~ 60' From France Ave Side 7 Stories Above Grade, 1 Level Drive In + Mech Penthouse: 12' FTF ~ 88.5' From France Ave Side onFRANCE ‐ PROGRAM METRICS 1/19/2024 ‐ SITE PLAN (PCD‐3) BUILDING MIN. PARKING REQ'D RATIO 1 GSF (Gross Square Feet) calculates all floors cumulative area based on the BOMA definition. 2 GFA (Gross Floor Area) calculates all floors cumulative area based on the Edina Code of Ordinances definition (Sec. 36‐10) which is then used to calculate FAR as well as parking requirements. Under this definition "(GFA) does not include accessory garages, parking ramps, parking garages, areas not enclosed by exterior walls, mechanical rooms, patios, decks, restrooms, elevator shafts or stairwells.". 3 Total Site Area includes the adjusted site boundary with absorption of the right‐of‐way at the northwest corner of Valley View & W 66th St deeded on 5/5/18. 2 Decks @ 13' FTF ~ 16' From VV Side 2 Additional Decks @ 12' FTF (Total 4 decks) ~ 41' From VV Side BUILDING HEIGHT Under Zoning Required Minimum Parking Meets Zoning Required Minimum and Under Allowed Maximum (1/200 Office = 2,251 Stalls) 1 Story Above Grade: 26' 3 Stories Above Grade, 1 Level Drive In + Mech Penthouse: Level 1 @ 20' FTF + (2)Typical @ 15' FTF = 52' From France Ave Side 1 Story Above Grade: 18' Site Plan Program Metrics PROGRAM METRICS City of Edina Development Applications | February 9, 2024FRANCEon 17 EXISTING NEW VS EXISTING VALLEY VIEW ROA D 6800 TAVERN 6700 6750 BoA FRANCE AVE S VALLEY VIEW R D W 69TH STP1 207 28124 471 69 26 53 39 113 442 44 Building Height Comparison From France Ave. (Min. Required per Zoning - 1/300 Office 1,658 Stalls) (Max. Allowable per Zoning - 1/200 Office 2,251 Stalls) See Page 17 For Additional Parking Metrics PHASE I PHASE II Possible Future Development 200+ Di s pl a c e d P a r ki n g S t all s Parking Metrics - 4-Level Parking Ramp (Future Phase II) Existing to Remain New / Modified Combined Site Total Surface Parking 1,078 Stalls 129 Stalls 1,207 Stalls Structured Parking 92 Stalls 470 Stalls 562 Stalls Total 1,170 Stalls 599 Stalls 1,769 Stalls Minimum Required Parking per Zoning (1/300 Office)1,658 Stalls 111 Stalls over Min. Maximum Allowable Parking per Zoning (1/200 Office)2,251 Stalls (482)Stalls under Max. Parking Metrics - 2-Level Parking Ramp (Current Phase I) Existing to Remain New / Modified Combined Site Total Surface Parking 1,078 Stalls 129 Stalls 1,207 Stalls Structured Parking 92 Stalls 256 Stalls 348 Stalls Total 1,170 Stalls 385 Stalls 1,555 Stalls Minimum Required Parking per Zoning (1/300 Office)1,658 Stalls (103)Stalls under Min. Maximum Allowable Parking per Zoning (1/200 Office)2,251 Stalls (696)Stalls under Max. Future Development Proof of Parking FUTURE DEVELOPMENT PROOF OF PARKING Any possible future development of the parcel’s outlots will displace parking. This zoning application seeks to account for potential future uses of the parcel(s) by entitling for potential future parking needs today. P1 R1 O1 City of Edina Development Applications | February 9, 2024FRANCEon 19 1 E16600 EXISTING OFFICE 6 STORIES HEIGHT 60’-0” 2 4 3 5 ZONING COMPLIANCE PARCEL 1 – Existing 6600 Building I. Principal Uses: Medical Clinics, Offices, Misc. Retail II. Conditional Use Permits: None III. Accessory Uses: None IV. Building Height: 6 stories, 60 feet (see note below) V. Setbacks: Conforming, refer to Site Plans VI. Variance Requests: None VII. Legally Existing Non-Conforming Uses/Structures: A. Office use: 1. Per Sec. 36-612., Article (2) d. The following is a conditional use permitted in the PCD-3 subdistrict: “Offices, except offices allowed as a permitted accessory use.” 2. The zoning classification of the Property has changed since the 6600 Building was built (1973). Office uses were previously allowed under the original PCD-3 zoning (pre-1984) and the subsequent POD Zoning. The project proposes the existing 6600 Building to be a legally existing non-conforming use. B. Building Height: 1. Existing building exceeds Building Height Overlay District: “HOD-4, shall not exceed 4 stories or 48 feet, whichever is less” 2. Zoning Letter from City of Edina to First American Title (February 23, 2016), regarding Setbacks: “The Property is located in Building Height Overlay District-4 (HOD-4). Building height shall be determined by required setbacks, but shall not exceed 4 stories or 48-feet, whichever is less. The buildings that exceed 4 stories or 48 feet are legally existing non-conforming uses/structures.” Zoning Compliance - Parcel 1 City of Edina Development Applications | February 9, 2024FRANCEon 20 2 O1 NEW MOB 3 STORIES + 1 LEVEL DRIVE IN PARKING HEIGHT 52’-0” P1 NEW PARKING RAMP 4 LEVELS HEIGHT 41’-0” MOB EAST ELEVATION13/32" = 1'-0" JLK H G F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 45'-0"4'-0"30'-0"45'-0"4'-0"16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0" LEVEL 02901'-0" LEVEL 01881'-0" T.O. PARAPET933'-0" T.O. MECH SCREEN WALL944'-0" LEVEL 03916'-0" LEVEL 02901'-0" LEVEL 01881'-0" T.O. PARAPET933'-0" T.O. MECH SCREEN WALL944'-0"2'-6"1'-5"2'-0" 1 6 20'-0"154'-0"124'-0" 86'-0"184'-0" LEVEL 03916'-0" LEVEL 02901'-0" MOB WEST ELEVATION13/32" = 1'-0" LEVEL 01881'-0" T.O. PARAPET933'-0" T.O. MECH SCREEN WALL944'-0" LEVEL P1868'-0" CB D E F G H J K LA 13'-0"4'-7"LEVEL 03916'-0" LEVEL 02901'-0" T.O. PARAPET933'-0" T.O. MECH SCREEN WALL944'-0"16'-0"11'-0"2'-7"12'-6"3'-11"15'-0"17'-0"12'-5"34 25 45'-0"4'-0"30'-0"45'-0"4'-0" 6 1 20'-0"184'-0"86'-0" 124'-0"154'-0"* 1 3 5 4 MAGENTA dimensions reflect COMPLIANCE with Zoning Ordinance Sec. 36-618. Special requirements (11) c. “No building façade shall be longer than 200 feet without changing direction by a minimum of 90 degrees. Zoning Compliance & Proposed Variances - Parcel 2 ZONING COMPLIANCE & PROPOSED VARIANCES PARCEL 2 – New Medical Office Building (MOB) and New Parking Ramp I. Principal Use: Medical and Dental Clinics II. Conditional Use Permits: None III. Accessory Uses: Off-street parking facility IV. Building Height: 3 stories, 52 feet (see note below) V. Setbacks: Conforming, refer to Site Plans VI. Special Requirements - Building design and construction: A. Per Sec. 36-618. (11) a. “All new front building façades in the district that face the public realm must have 75 percent transparency (ability to see inside the building) at the ground level.” Refer to East Elevation. B. Per Sec. 36-618. (11) b. “All facades on the first vertical 60 feet of a building (above grade) shall use natural materials (brick, stone) facing the public realm (streets, parks, sidewalks).” Refer to Exterior Materials & Finishes. C. Per Sec. 36-618. (11) c. “No building façade shall be longer than 200 feet without changing direction by a minimum of 90 degrees.” Refer to East and West Elevations. VII. Variance Requests: A. West Facade Transparency: 1. Per Sec. 36-618. Special requirements (11) a. “All new front building façades in the district that face the public realm must have 75 percent transparency (ability to see inside the building) at the ground level.” 2. Project proposes the west façade facing Valley View Rd to have (39 percent) transparency due to the large setback from Valley View and obstructions from the existing trees and new parking ramp limiting views into the ground level. B. Floor-to-Floor Height: 1. Per Sec. 36-618. Special requirements (11) d. “First floors must have a minimum ceiling height of 20 feet.” 2. Project proposes MOB to have floor-to-floor height of 20 feet, with ceilings less than 20 feet. (See ORANGE dimension in Elevations) C. Building Height: 1. Overlay District: “HOD-4, shall not exceed 4 stories or 48 feet, whichever is less” 2. Project proposes new MOB to be 3 stories and 52 feet tall. This height is 8 feet lower than the existing 6600 Building and 36.5 feet lower than 6800 Building. VIII. Legally Existing Non-Conforming Uses/Structures: None MOB WEST ELEVATION Transparency percentage at ground level facing the “Public Realm” to reflect VARIANCE to the zoning requirement (See Zoning Ordinance reference above) Opaque Area Facing “Public Realm” (Green) = 1,768 SF Transparent Area Facing “Public Realm” (Blue) = 1,112 SF Overall Transparency Percentage Facing “Public Realm” = 39% Transparency *Area excluded from Transparency Calculations due to not being considered “Public Realm” because of the adjacent parking structure. MOB EAST ELEVATION Transparency percentage at ground level facing the “Public Realm” to reflect COMPLIANCE with the zoning requirement (See Zoning Ordinance reference above) Opaque Area Facing “Public Realm” (Green) = 1,090 SF Transparent Area Facing “Public Realm” (Blue) = 3,294 SF Overall Transparency Percentage Facing “Public Realm” = 75% Transparency City of Edina Development Applications | February 9, 2024FRANCEon 21 RESTAURANT - NORTH ELEVATION11/8" = 1'-0" RESTAURANT - EAST ELEVATION21/8" = 1'-0" RESTAURANT - WEST ELEVATION31/8" = 1'-0" R2R3R4R5 T.O. PARAPET 903'-0" LEVEL P1 881'-0" LEVEL P2 893'-8" RCRB R6 R1 R2 R3 R4 R5 R6 RARDRCRBRARE 20'-0"18'-0"T.O. PARAPET 903'-0"897'-0" 879'-0" 891'-8" LOWER ROOF LEVEL R1 3 R1 NEW RESTAURANT 1 STORY HEIGHT 18’-0” 1 5 2 4 Zoning Compliance & Proposed Variances - Parcel 3 ZONING COMPLIANCE & PROPOSED VARIANCES PARCEL 3 – New Restaurant I. Principal Use: Restaurant II. Conditional Use Permits: None III. Accessory Uses: None IV. Building Height: 1 story, 18 feet V. Setbacks: Conforming, refer to Site Plans VI. Special Requirements: A. Building design and construction: 1. Per Sec. 36-618. Special requirements (11) a. “All new front building façades in the district that face the public realm must have 75 percent transparency (ability to see inside the building) at the ground level.” Refer to Elevation. VII. Variance Requests: A. Floor-to-Floor Height: 1. Per Sec. 36-618. Special requirements (11) d. “First floors must have a minimum ceiling height of 20 feet.” 2. Project proposes Restaurant to have floor to top of parapet height of 18 feet, with ceilings less than 20 feet. (See ORANGE dimension in Elevations) VIII. Legally Existing Non-Conforming Uses/Structures: None RESTAURANT EAST ELEVATION Transparency percentage at ground level facing the “Public Realm” to reflect COMPLIANCE with the zoning requirement (See Zoning Ordinance reference above) Opaque Area Facing “Public Realm” (Green) = 301 SF Transparent Area Facing “Public Realm” (Blue) = 915 SF Overall Transparency Percentage Facing “Public Realm” = 75% Transparency City of Edina Development Applications | February 9, 2024FRANCEon 22 4 3 E56800 EXISTING OFFICE 7 STORIES HEIGHT 88’-6”1 5 2 ZONING COMPLIANCE PARCEL 4 – Existing 6800 Building I. Principal Uses: Offices, Misc. Retail II. Conditional Use Permits: None III. Accessory Uses: None IV. Building Height: 7 stories, 88.5 feet (see note below) V. Setbacks: Conforming, refer to Site Plans (see note below) VI. Variance Requests: None VII. Legally Existing Non-Conforming Uses/Structures: A. Office use: 1. Per Sec. 36-612., Article (2) d. The following is a conditional use permitted in the PCD-3 subdistrict: “Offices, except offices allowed as a permitted accessory use.” 2. The zoning classification of the Property has changed since the 6800 Building was built (1969). Office uses were previously allowed under the original PCD-3 zoning (pre-1984) and the subsequent POD Zoning. The project proposes the existing 6600 Building to be a legally existing non-conforming use. B. Building Height: 1. Existing building exceeds Building Height Overlay District: “HOD-4, shall not exceed 4 stories or 48 feet, whichever is less” 2. Zoning Letter from City of Edina to First American Title (February 23, 2016): “The Property is located in Building Height Overlay District-4 (HOD-4). Building height shall be determined by required setbacks, but shall not exceed 4 stories or 48-feet, whichever is less. The buildings that exceed 4 stories or 48 feet are legally existing non-conforming uses/structures.” C. Setback: 1. Existing building exceeds setback to Valley View. Per Zoning Letter from City of Edina to First American Title (February 23, 2016), “the Property constitutes a legal non-conforming use as to the setback of the 6800 Building.” (354 feet setback from Valley View) Zoning Compliance - Parcel 4 City of Edina Development Applications | February 9, 2024FRANCEon 23 E66868 EXISTING BANK 1 STORY HEIGHT 26’ 2 1 3 5 4 Zoning Compliance - Parcel 5 ZONING COMPLIANCE PARCEL 5 – Existing 6868 Bank I. Principal Uses: Financial Institution II. Conditional Use Permits: None III. Accessory Uses: None IV. Building Height: 1 story, 26 feet V. Setbacks: Conforming, refer to Site Plans (see note below) VI. Variance Requests: None VII. Legally Existing Non-Conforming Uses/Structures: A. Drive-through facilities: 1. Existing bank to remain as is, which includes a previously permitted drive- through facility per 2016 development variance approval. P1 R1 O1 City of Edina Development Applications | February 9, 2024FRANCEon 25 VALLEY VIEW R D FRANCE AVE S W 66TH STW 69TH STSite Connectivity SITE CONNECTIVITY CONNECTION TO WESTERN PROMENADE CONNECTION TO LAKE CORNELIA NEIGHBORHOOD CONNECTION TO ROSLAND PARK CONNECTION TO POINT OF FRANCE CONNECTION TO SOUTHDALE CENTER CONNECTION TO SOUTHDALE CENTER PRIMARY VEHICULAR CIRCULATION PRIMARY PEDESTRIAN/BIKE CIRCULATION SECONDARY PEDESTRIAN/BIKE CIRCULATION BIKE RACKS NEW W 66TH ST PEDESTRIAN/BIKE CONNECTOR PEDESTRIAN ENTRY INTERNAL CAMPUS CIRCULATOR NOTE REMOVAL OF EXISTING RIGHT-OUT City of Edina Development Applications | February 9, 2024FRANCEon 26Sustainability Strategies DESIGN WITH THE ENVIRONMENT IN MIND SITE • Incorporation of the City’s more aggressive FUTURE Tree Ordinance prior to its actual adoption into commercial code. This includes the individual categorization of Heritage and Protected trees and replacement quantities and strategies for those displaced by the new project work. This project includes a large amount of reforestation of the site. • Approximately 90% of the site area encompassing the tree grove on the west side of the site has been preserved with the new proposed project. • Landscape species selection including native tree species and pollinator habitats. • Reduction of turf grass areas by including more native grasses and plantings to minimize irrigation and maintenance needs. • Providing stormwater management treatment to 6.88 acres that was previously untreated at the 21.69-acre site (entire lot minus BOA). The treatment meets the City of Edina and Nine Mile Creek Watershed District requirements for volume, rate, and water quality. The treatment will include an abstraction volume of 27,748 CF that will infiltrate in our surface and underground BMPs. • Bicycle friendly connections throughout the site and bike parking near the new buildings to encourage bicycle commuting. BUILDINGS • Preserving and enhancing the value of the relevant existing structures and the recent investments in the 6600 and 6800 buildings that prolong the expected lifespan of these 60+ year old buildings. • Demolition of the existing poorly performing 6700, 6750 and Restaurant structures to make way for new buildings designed to be far more energy efficient. • EV charging station locations situated on site near the new primary building entrances to encourage electric vehicle commuting. • Through the design process, working with Xcel Energy and their Energy Design Assistance (EDA) program to maximize energy efficiency and use reduction. • Requested zoning variances aimed at improving energy performance by reducing Ground Level ceiling height and West Façade transparency. In addition to aligning better with Edina’s goals, these variances are more congruous with medical office building & restaurant design requirements. • Greatly enhanced ADA Accessibility throughout the buildings and the site while demolishing the existing 6700 & 6750 buildings that do not offer clear accessibility. • Participation in a construction recycling program in which much of the demolished debris will stay on site and be re-purposed, while some primary building materials like steel will be recycled.Existing Poorly Performing 6700 Office Building vs New Energy Efficient Medical Office Building P1 R1 O1 III. Landscape Plan P1 R1 O1 City of Edina Development Applications | February 9, 2024FRANCEon 30 HILLTOP PLAZA ON-GRADE PARKING FRANCE AVENUE S VALLEY VIEW RD WEST PASSAGE MOB ENTRY RESTAURANT PATIO STREET ROOM POCKET PARK & STORMWATER GARDEN BOULEVARD PATH LANDSCAPE PLAN Illustrated Landscape Plan PROJECT SCOPE BOUNDARY PROGRAMMED SPACE BETWEEN BUILDINGS PROGRAMMED SPACE BETWEEN BUILDINGS City of Edina Development Applications | February 9, 2024FRANCEon 31 VALLEY VIEW R D FRANCE AVE S W 66TH ST1 1 43 2 5 2 3 4 5 RESTAURANT PATIO: SOCIAL HUB Note: images shown are precedent examples of the type of experience planned for these spaces and not actual images of the project being proposed STORMWATER GARDEN: DYNAMIC LANDSCAPE DISPLAYHILLTOP PLAZA: RESTFUL SPACE AT THE FOREST EDGE STREET ROOM: POCKET PARK AND CONNECTOR FRANCE AVE BOULEVARD: MOVEMENT AND RECREATION Landscape Design Experience Imagery LANDSCAPE DESIGN EXPERIENCE City of Edina Development Applications | February 9, 2024FRANCEon 32870.3xxXX1011041021035"CRAB1123"ELM3"ELM3"ELM3"LILAC 3"LILAC3"LILAC3"LILAC3"LILAC3"LILAC14"MPL13"MPL12"MPL12"MPL13"MPL11"MPL3"ELM3"ELM8"CRAB8"CRAB8"CRAB14"CRAB12"CRAB15"CRAB14314614514720"ASH12"PEP4-3"CRAB4 - 3 "CRAB 5-2"CRAB11"CRAB3-8"CRAB6-4"CRAB9"CRAB6"CRAB6"CRAB4"CRAB4"CRAB1064-6"CRAB7"CRAB3-4"CRAB5-2"CRAB1271301321315"CRAB4-4"CRAB12912828"ASH 21"ASH (5-9)-(1-2")ARB12011911811511411322"ASH20"ASH21"ASH21"ASH21"ASH18"ASH15"CRAB12"CRAB12"CRAB21"CRAB12"CRAB12"CRAB9"CRAB8"CRAB8"CRAB8"CRAB8"CRAB15"CRAB18318218121"ASH15"WIL16816716616516418"COT1634"ASH1606"TR1615"ASH16215815912"WIL1791801751741761731721571551561872262252242222231841886"ELM5"ASH2-7"ASH5"ASH4"ELM2-8"ELM1962001992011981974"ASH206204203105169AMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBARBARBARBARBARB18518617117017817788TRAFFIC SIGNAL EASEMENT PER DOC. NO. 1449867TRAFFIC SIGNALEASEMENT PERDOC. NO. 1449867TRAFFIC SIGNAL EASEMENT PER DOC. NO. 1449867 HDALE FIRST ADDITIONLE 880 880 880 880880 880885 8 8 0 88087588088087588 0875 875870880865865865 871 871871 872869869 881 8 8 1 882 8 882 882 881881 868 867 871 872 871 871 869 868 867 866867868869867869 8 6 8 867866864863867868869871 872873874876877 878 8798 8 1 882 877877879878877876874873872871869868867 8 6 8869 869873874871 8728768718 7 1 869869873874871872876877871 874 873 87287187 1 87 1 872873874876877878879881882877878879882882881882 881882 882 881 879878877 8 7 6 881881879878882883884884 8838828 7 9 8 8 1 877LEGEND PROTECTED/HERITAGE TREE NON-PROTECTED TREE Tree Plan TREE PLAN TREE REMOVAL CALCULATIONS This plan incorporates the City’s more aggressive FUTURE Tree Ordinance prior to its actual adoption into commercial code. This includes the individual categorization of Heritage and Protected trees and replacement quantities and strategies for those displaced by the new project work. TOTAL HERITAGE TREES REMOVED 12 Trees TOTAL PROTECTED TREES REMOVED: 30 Trees VOLUNTARY REPLACEMENT TREES: 96 Deciduous Trees 30 Coniferous Trees 126 Total Trees MINIMUM TREE PLANTING REQUIREMENT 112 Over-Story Trees Existing trees can be counted as credit for this requirement. There should be at least 112 qualifying trees on site, so no additional trees should be required to satisfy this item. IV. Architectural Design Concept City of Edina Development Applications | February 9, 2024FRANCEon 34 ARCHITECTURAL NARRATIVE The massing of the building honors the intent of the Greater Southdale Design Experience Guidelines by reinforcing the connection to the public realm at the ground level. An elevated first floor height and increased transparency in tandem with the enhanced landscape and public space along France Ave foster a connection to the surrounding community. The design of the upper floors of the Medical Office Building both connect to and compliment the palette of the existing campus. In addition the white brick material selection reinforces a connection to the nearby Southdale Medical Campus The façade is made up of accent elements and a fenestration pattern that creates a composition both pragmatic and unique, allowing visibility and flexibility for the multi-tenant medical office users. The incorporation of this vertical facade texture takes cues from the existing 6600 & 6800 context buildings to reinforce a cohesive campus. Architectural Narrative City of Edina Development Applications | February 9, 2024FRANCEon 35Exterior Materials & Finishes EXTERIOR MATERIALS & FINISHES THBR-1, FBR-2 - THIN & FACE BRICK Color: White/Cream Use: MOB Upper Levels & Restaurant Primary Material Thin Brick Over Precast (APC-1) Backup FBR-1 - FACE BRICK Color: Dark Grey Use: MOB Lower Level & Restaurant Accent Material MP-1, MP-4 - METAL PANEL Color: Extra Dark Bronze Use: MOB, Restaurant & Ramp Accent Material DEC MET-5 - DECORATIVE ALUMINUM EXTRUSIONS Color: Extra Dark Bronze Use: Ramp Accent Material APC-1 - ARCHITECTURAL PRECAST CONCRETE Color: To Match THBR-1 Mortar Use: MOB & Restaurant Structural & Accent Material APC-2 - ARCHITECTURAL PRECAST CONCRETE Color: Integrally Colored To Match FBR-1 Use: MOB & Ramp Structural & Accent Material EXPOSED CAST-IN-PLACE CONCRETE Color: Typ Concrete Mix Color (Grey) Use: Ramp Base, Structural & Accent Material AFS-1, CW-1 - ALUMINUM FRAMING SYSTEM & CURTAINWALL Color: Extra Dark Bronze Use: MOB & Restaurant Glazing GL-21, GL-22 - VISION GLASS Color: Bronze Tint Use: MOB & Restaurant Glazing GL-41 - SPANDREL GLASS Color: Bronze Tint Use: MOB & Restaurant Glazing MP-3 - METAL PANEL Color: Wood-Look Use: MOB & Restaurant Accent Material MP-2, MP-5, MP-6 - METAL PANEL Color: To Match THBR-1 Use: MOB & Restaurant Accent Material See Renderings & Elevations for Material Locations City of Edina Development Applications | February 9, 2024FRANCEon 36Southeast View of Medical Office Building THBR-1 FBR-1 AFS-1, CW-1 GL-21 GL-41 MP-1 See Page 35 For Material Information City of Edina Development Applications | February 9, 2024FRANCEon 37Medical Office Building - Floor Plans 1” = 20’ OVERALL LEVEL ONE FLOOR PLAN 1” = 20’ OVERALL LOWER LEVEL FLOOR PLAN OPEN AIR MECHANICAL YARD BELOW GRADE PARKING UNEXCAVATED TENANT SPACE TENANT SPACE TENANT SPACE LOBBY UNEXCAVATEDPARKING STRUCTURE LINK LINK City of Edina Development Applications | February 9, 2024FRANCEon 38Medical Office Building - Floor Plans 1” = 20’ OVERALL LEVEL TWO FLOOR PLAN 1” = 20’ OVERALL LEVEL THREE FLOOR PLAN TENANT SPACE LOBBY TENANT SPACE LOBBY City of Edina Development Applications | February 9, 2024FRANCEon 39 MOB EAST ELEVATION13/32" = 1'-0" JLK H G F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0"4'-1"16'-0"3'-11"12'-6"2'-6"12'-6"2'-6"2'-6"1'-5"1 6 56'-6" 132'-0" 86'-0" 124'-0"52'-0"LEVEL 03 916'-0" LEVEL 02 901'-0" MOB WEST ELEVATION13/32" = 1'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" CB D E F G H J K LA MOB NORTH ELEVATION23/32" = 1'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" 34 256 1 184'-0" MOB EAST ELEVATION13/32" = 1'-0" JLK H G F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0"4'-1"16'-0"3'-11"12'-6"2'-6"12'-6"2'-6"2'-6"1'-5"1 6 56'-6" 132'-0" 86'-0" 124'-0"52'-0"LEVEL 03 916'-0" LEVEL 02 901'-0" MOB WEST ELEVATION13/32" = 1'-0" LEVEL 01881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" CB D E F G H J K LA MOB NORTH ELEVATION23/32" = 1'-0" LEVEL 03 916'-0" LEVEL 02901'-0" LEVEL 01 881'-0" T.O. PARAPET933'-0" T.O. MECH SCREEN WALL944'-0" 34 256 1 184'-0" Medical Office Building - Elevations 1/32” = 1’-0” MOB WEST ELEVATION 1/32” = 1’-0” MOB EAST ELEVATION 1/32” = 1’-0” MOB NORTH ELEVATION 1/32” = 1’-0” MOB SOUTH ELEVATION MP-1 APC-1 CW-1 DROP-OFF CANOPY CANOPY GL-41 CW-1 MP-4 FBR-1 CONNECTOR LINK MP-6 MOB EAST ELEVATION13/32" = 1'-0" JLK H G F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0"4'-1"16'-0"3'-11"12'-6"2'-6"12'-6"2'-6"2'-6"1'-5"1 6 81'-6" 132'-0" 86'-0" 161'-6"52'-0"MP-1 GL-41 CW-1 APC-1 CW-1 GL-41 MP-3 SOFFITFBR-1 CW-1, MULLION EXTENSION ON OUTER FRAME W/ HORIZONTAL SSG, TYP. CONNECTOR LINK GL-41 MP-4 MP-6 OVERHEAD DOOR EXTERIOR DOOR MP-2 SOFFIT PORTION OF PARKING STRUCTURE BELOW GRADE FBR-1 DROP-OFF CANOPY MP-1 APC-1 CW-1 GL-41 MP-4 FBR-1 MP-1 APC-1 CW-1 DROP-OFF CANOPY GL-41 CW-1 MP-4 FBR-1 FRB-1 MP-6 CW-1MP-4 MP-3 SOFFIT GL-41 CW-1 MP-6 MOB EAST ELEVATION13/32" = 1'-0" JLKHG F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0"4'-1"16'-0"3'-11"12'-6"2'-6"12'-6"2'-6"2'-6"1'-5"1 6 81'-6" 132'-0" 86'-0" 161'-6"52'-0"SIGNAGE MOB EAST ELEVATION13/32" = 1'-0" JLK H G F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0" LEVEL 02 901'-0" LEVEL 01 881'-0" T.O. PARAPET933'-0" T.O. MECH SCREEN WALL944'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0"4'-1"16'-0"3'-11"12'-6"2'-6"12'-6"2'-6"2'-6"1'-5"1 6 81'-6" 132'-0" 86'-0" 161'-6"52'-0"SIGNAGE MOB EAST ELEVATION13/32" = 1'-0"JLK H G F E D C B A MOB SOUTH ELEVATION23/32" = 1'-0" 43 52 16'-0"4'-1"12'-6"12'-6"2'-6"LEVEL 03916'-0"LEVEL 02901'-0"LEVEL 01881'-0"T.O. PARAPET933'-0"T.O. MECH SCREEN WALL944'-0" LEVEL 03 916'-0" LEVEL 02 901'-0" LEVEL 01881'-0" T.O. PARAPET 933'-0" T.O. MECH SCREEN WALL 944'-0"4'-1"16'-0"3'-11"12'-6"2'-6"12'-6"2'-6"2'-6"1'-5"1 6 81'-6" 132'-0" 86'-0"161'-6"52'-0"MP-4 City of Edina Development Applications | February 9, 2024FRANCEon 40 APC-1APC-2 View of West Entry to Medical Office Building & West Parking Structure FBR-1 AFS-1, CW-1 GL-21MP-1 MP-3 GL-41THBR-1 See Page 35 For Material Information City of Edina Development Applications | February 9, 2024FRANCEon 41Parking Structure - Floor Plans 1” = 20’ OVERALL PARKING GARAGE LOWER LEVEL FLOOR PLAN 1” = 20’ OVERALL PARKING GARAGE LEVEL ONE FLOOR PLAN MOB DROP-OFF EL. 881’-0” PARKING STRUCTURE ENTRY EL. 868’-0” MOB ENTRY MOB EXTERIOR WALKWAY City of Edina Development Applications | February 9, 2024FRANCEon 42Parking Structure - Floor Plans 1” = 20’ OVERALL PARKING GARAGE LEVEL TWO FLOOR PLAN 1” = 20’ OVERALL PARKING GARAGE LEVEL THREE FLOOR PLAN MOB ROOF BELOW ROOF BELOW MOB ROOF BELOW ROOF BELOW City of Edina Development Applications | February 9, 2024FRANCEon 43 PARKING STRUCTURE - EAST ELEVATION23/32" = 1'-0" PARKING STRUCTURE - WEST ELEVATION13/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION43/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION33/32" = 1'-0" H NLKJHG GNJKLN P12P11P10P9P9P8P7P6P5P1P4P3P2 P1P2P3P9P4P5P6P7P8P12P9P10P11 LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03906'-0" LEVEL P2 894'-0" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4"35'-0"28'-6"38'-4"9'-10"35'-8"39'-10"151'-0" 287'-4" PARKING STRUCTURE - EAST ELEVATION23/32" = 1'-0" PARKING STRUCTURE - WEST ELEVATION13/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION43/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION33/32" = 1'-0" H NLKJHG GNJKLN P12P11P10P9P9P8P7P6P5P1P4P3P2 P1P2P3P9P4P5P6P7P8P12P9P10P11 LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03906'-0" LEVEL P2 894'-0" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4"35'-0"28'-6"38'-4"9'-10"35'-8"39'-10"151'-0" 287'-4" PARKING STRUCTURE - EAST ELEVATION23/32" = 1'-0" PARKING STRUCTURE - WEST ELEVATION13/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION43/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION33/32" = 1'-0" H NLKJHG GNJKLN P12P11P10P9P9P8P7P6P5P1P4P3P2 P1P2P3P9P4P5P6P7P8P12P9P10P11 LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03906'-0" LEVEL P2 894'-0" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4"35'-0"28'-6"38'-4"9'-10"35'-8"39'-10"151'-0" 287'-4" PARKING STRUCTURE - EAST ELEVATION23/32" = 1'-0" PARKING STRUCTURE - WEST ELEVATION13/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION43/32" = 1'-0" PARKING STRUCTURE - NORTH ELEVATION33/32" = 1'-0" H NLKJHG GNJKLN P12P11P10P9P9P8P7P6P5P1P4P3P2 P1P2P3P9P4P5P6P7P8P12P9P10P11 LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03906'-0" LEVEL P2 894'-0" LEVEL P1 881'-0" LEVEL PL 868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4" LEVEL P1 881'-0" LEVEL PL868'-0" LEVEL 03 906'-0" LEVEL P2 894'-0" T.O. PARAPET 919'-4"35'-0"28'-6"38'-4"9'-10"35'-8"39'-10"151'-0" 287'-4" MP-2 SOFFIT MP-4 APC-2 CW-1 CW-1 APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE APC-2 DEC MET-5 APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE APC-2 CW-1 MP-4 CW-1 MP-4 EXPOSED CAST-IN- PLACE CONCRETE APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE APC-2 W/ REVEALS CW-1 APC-2 GL-41 MP-4 CW-1 MP-4 EXPOSED CAST-IN- PLACE CONCRETE DEC MET-5APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE METAL GATES FOR SNOW REMOVAL CW-1 MP-4 CW-1 Parking Structure - Elevations 1/32” = 1’-0” PARKING STRUCTURE - EAST ELEVATION 1/32” = 1’-0” PARKING STRUCTURE - WEST ELEVATION 1/32” = 1’-0” PARKING STRUCTURE - NORTH ELEVATION 1/32” = 1’-0” PARKING STRUCTURE - SOUTH ELEVATION City of Edina Development Applications | February 9, 2024FRANCEon 44View of Restaurant From Southeast FBR-2 FBR-1 AFS-1, CW-1 GL-22MP-5 MP-3 See Page 35 For Material Information City of Edina Development Applications | February 9, 2024FRANCEon 45Restaurant - Floor Plans 1” = 20’ OVERALL - RESTAURANT LEVEL ONE FLOOR PLAN KITCHEN MEN’S DINING WOMEN’S OPEN AIR TRASH ENCLOSUREOUTSIDE DINING City of Edina Development Applications | February 9, 2024FRANCEon 46 RESTAURANT - SOUTH ELEVATION41/8" = 1'-0" RESTAURANT - NORTH ELEVATION11/8" = 1'-0" RESTAURANT - EAST ELEVATION21/8" = 1'-0" RESTAURANT - WEST ELEVATION31/8" = 1'-0" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" R1R2R3R4R5 10'-0"RDRCRB R6 R1 R2 R3 R4 R5 R6 RA RERDRCRBRARE12'-8"18'-0"12'-8"18'-0"12'-8"18'-0"12'-8"18'-0"105'-0" 128'-6" 50'-10" 76'-0" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" CW-1 FBR-2 MP-5 MP-3 SOFFIT CW-1 FBR-1 RESTAURANT - SOUTH ELEVATION41/8" = 1'-0" RESTAURANT - NORTH ELEVATION11/8" = 1'-0" RESTAURANT - EAST ELEVATION21/8" = 1'-0" RESTAURANT - WEST ELEVATION31/8" = 1'-0" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" R1R2R3R4R5 10'-0"RDRCRB R6 R1 R2 R3 R4 R5 R6 RA RERDRCRBRARE12'-8"18'-0"12'-8"18'-0"12'-8"18'-0"12'-8"18'-0"105'-0" 128'-6" 50'-10" 76'-0" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" RESTAURANT - SOUTH ELEVATION41/8" = 1'-0" RESTAURANT - NORTH ELEVATION11/8" = 1'-0" RESTAURANT - EAST ELEVATION21/8" = 1'-0" RESTAURANT - WEST ELEVATION31/8" = 1'-0" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" R1R2R3R4R5 10'-0"RDRCRB R6 R1 R2 R3 R4 R5 R6 RA RERDRCRBRARE12'-8"18'-0"12'-8"18'-0"12'-8"18'-0"12'-8"18'-0"105'-0" 128'-6" 50'-10" 76'-0" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" T.O. PARAPET 897'-0" LEVEL R1 879'-0" LOWER ROOF 891'-8" Restaurant - Elevations 1” = 20’ RESTAURANT - NORTH ELEVATION 1” = 20’ RESTAURANT - EAST ELEVATION 1” = 20’ RESTAURANT - WEST ELEVATION 1” = 20’ RESTAURANT - SOUTH ELEVATION CW-1EXTERIOR BAR W/ SHUTTER FBR-2 CW-1 FBR-1 FBR-1 MP-3 FBR-2 CW-1 W/ GL-22 CW-1 W/ GL-22 MP-5 FBR-2 CW-1 FBR-2 FBR-1 FBR-2 CW-1 W/ GL-22 CW-1MP-3 MP-5 MP-3 SOFFIT V. Technical Drawings City of Edina Development Applications | February 9, 2024FRANCEon 48Alta Survey City of Edina Development Applications | February 9, 2024FRANCEon 49Site Survey - Partial Plan City of Edina Development Applications | February 9, 2024FRANCEon 50Site Survey - Partial Plan City of Edina Development Applications | February 9, 2024FRANCEon 51Site Survey - Partial Plan City of Edina Development Applications | February 9, 2024FRANCEon 52Tree Inventory City of Edina Development Applications | February 9, 2024FRANCEon 53Preliminary Plat City of Edina Development Applications | February 9, 2024FRANCEon 54 MN HWY 62 FRANCE AVE SVALLEY VIEW RDW 66TH ST W 70TH ST SOUTHDALE CENTER PROJECTLOCATION C COPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. .(<3/$1 )5$1&($9(6 (',1$01 +*$&200,66,21180%(5 1257+7+675((768,7( 0,11($32/,60,11(627$ 7(/(3+21( 0$3 127( 5(1'(5,1*127)25&216758&7,2186( MEDICAL OFFICE BUILDING PARKING RAMP RESTAURANT 1/17/2024 2:50:57 PM* )5$1&($9(6 (',1$01 6+((7,1'(; NUMBER SHEET NAME 1-GENERAL G000 COVER SHEET 2-CIVIL C000 COVER SHEET C100 GENERAL NOTES C200 OVERALL DEMO PLAN C201 DEMO PLAN C300 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1 C301 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2 C302 EROSION AND SEDIMENT CONTROL DETAILS C400 OVERALL SITE PLAN C401 SITE PLAN C402 SITE DETAILS C500 OVERALL GRADING AND DRAINAGE PLAN C501 GRADING AND DRAINAGE PLAN C502 GRADING ADA DETAILS C600 OVERALL UTILITY PLAN C601 UTILITY PLAN C602 UTILITY DETAILS C603 UTILITY DETAILS C604 UTILITY DETAILS 3-SURVEY 1 ALTA/MSPS LAND TITLE SURVEY 2 SITE SURVEY 3 SITE SURVEY 4 SITE SURVEY 5 TREE SURVEY 4-PLAT 01 PRELIMINARY PLAT 6-LANDSCAPE L100 TREE PROTECTION PLAN L101 TREE DEMOLITION PLAN L200 OVERALL LANDSCAPE PLAN L210 ENLARGED LAYOUT & MATERIALS PLAN - AREA A L211 ENLARGED LAYOUT & MATERIALS PLAN - AREA B L220 LAYOUT & MATERIAL DETAILS L410 ENLARGED PLANTING PLANS - AREA A L411 ENLARGED PLANTING PLANS - AREA B L510 IRRIGATION PLAN - AREA A L511 IRRIGATION PLAN - AREA B 8-ARCHITECTURAL A200 OVERALL FLOOR PLAN - LOWER LEVEL A201 OVERALL FLOOR PLAN - LEVEL 01 A202 OVERALL FLOOR PLAN - LEVEL 02 A203 OVERALL FLOOR PLAN - LEVEL 03 Grand total: 39 02/09/2024 G000 - Cover Sheet and Index City of Edina Development Applications | February 9, 2024FRANCEon 55C000 - Cover Sheet KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 VICINITY N.T.S.SITE EDINA, HENNEPIN COUNTY, MN 1.CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCH WHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION. 2.IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A ARCH full bleed E (36.00 x 48.00 Inches) SHEET. 3.ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL CONNECTION OF SERVICES. 4.ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS. NOTES: LANDSCAPE ARCHITECT HGA 420 NORTH 5TH STREET, SUITE 100 MINNEAPOLIS, MN 55401 TELEPHONE: GEOTECHNICAL ENGINEER HAUGO GEOTECHNICAL SERVICES 2825 CEDAR AVENUE SOUTH MINNEAPOLIS, MN 55407 CONTACT: PAUL GIONFRIDDO TELEPHONE: (612) 729-2959 PROJECT TEAM: SURVEYOR SUNDE LAND SURVEYING 9001 E BLOOMINGOTN FWY, SUITE 118 BLOOMINGTON, MN 55420 CONTACT: ARLEE CARLSON, PLS TELEPHONE: (952) 886-3118 ENGINEER KIMLEY-HORN AND ASSOCIATES, INC. PREPARED BY: THOMAS J. LINCOLN 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 TELEPHONE (651) 645-4197 CONTRACTOR PCL CONSTRUCTION SERVICES CONTACT: CHRIS HAUCK OnFrance Medical Office Building FOR DEVELOPMENT PLAN APPLICATION ARCHITECT HGA 420 NORTH 5TH STREET, SUITE 100 MINNEAPOLIS, MN 55401 TELEPHONE: (612) 758-4000 CONTACT: DAVID LITTLE CONTACT: AARON MULLINS CONTACT: JASON VANSELOW CROSSTOWN HWY W 66TH STFRANCE AVE SV A L L E Y V I EW R D W 70TH ST COVER SHEET C000 CLIENT WILDAMERE CAPITAL MANAGEMENT 6800 FRANCE AVENUE, #555 EDINA, MN 55435 TELEPHONE: (952) 746-3400 CONTACT: SHAWN SMITH INDIRECT CLIENT OLYMPUS VENTURES LLC 6600 FRANCE AVENUE, #550 EDINA, MN 55435 TELEPHONE: (952) 324-8900 CLIENT: BRIAN HOBBINS 6700 FRANCE AVE SOUTH, Sheet List Table Sheet Number Sheet Title C000 COVER SHEET C100 GENERAL NOTES C200 OVERALL DEMO PLAN C201 DEMO PLAN C300 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1 C301 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2 C302 EROSION AND SEDIMENT CONTROL DETAILS C400 OVERALL SITE PLAN C401 SITE PLAN C402 SITE PLAN C403 SITE DETAILS C404 SITE DETAILS C405 SITE DETAILS C500 OVERALL GRADING AND DRAINAGE PLAN C501 GRADING AND DRAINAGE PLAN C502 GRADING ADA DETAILS C600 OVERALL UTILITY PLAN C601 UTILITY PLAN C602 UTILITY DETAILS C603 UTILITY DETAILS C604 UTILITY DETAILS City of Edina Development Applications | February 9, 2024FRANCEon 56C100 - General Notes KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 GENERAL CONSTRUCTION NOTES 1.THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE MN DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION) AND BECOME FAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALL WORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS. 2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCT THE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THE APPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL. 3.THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISE NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02, ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATA BY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TO THE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTING UNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELY ACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'S RESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE, THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURRED BECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FOR TEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING OR RELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED AND THEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK. 4.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAY HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCING WORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS AND BONDS IF REQUIRED PRIOR TO CONSTRUCTION. 6.THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THE CONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIAL CONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS. 7.ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGN ARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER. 8.ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THE OWNER DIRECTLY FROM THE TESTING AGENCY. 9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATION WHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATE CONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THE OWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILT DATA SHALL BE COLLECTED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR WHOSE SERVICES ARE ENGAGED BY THE CONTRACTOR. 10.ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELL DRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED. 11.ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THE APPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE. 12.THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IF ANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF AN IDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY OBLIGATION TO PAY FOR A RELATED CHANGE ORDER. 13.SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THE DOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACT THE ENGINEER AND OWNER. TYPICAL OWNER/ENGINEER OBSERVATIONS CONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THE FOLLOWING ACTIVITIES: - PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATION ASPHALT INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION, INSTALLATION OF STRUCTURES, CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALK INSTALLATION, CONNECTIONS TO WATER AND SEWER MAINS, TESTS OF UTILITIES 3RD PARTY TEST REPORTS REQ'D TEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO: - DENSITY TEST REPORTS - BACTERIOLOGICAL TESTS OF WATER SYSTEM - PRESSURE TEST OF WATER/SEWER - LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS - ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITY WATER STORM SEWER & SANITARY SEWER NOTES 1.THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES, AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OF TRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETE ACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THE CONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 2.ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THE NOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET. 3.THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE. 4.DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'S SPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUG WHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACES WIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BE PLUMB AND LOCATED ACCORDING TO THE PLANS. 5.ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'S RECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I. PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONS WHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED. ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROM THE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE. 6.WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TO COMBUSTIBLES BEING BROUGHT ON SITE. 7.ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BE COMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'S SPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 8.UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR PRIOR TO BACK FILLING. 9.CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THE SPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOT BE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ON GRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNER AND JURISDICTIONAL AGENCY AS REQUIRED. 10.CONTRACTOR SHALL PROVIDE FOR A MINIMUM HORIZONTAL CLEARANCE OF 10' AND A VERTICAL CLEARANCE OF 18" BETWEEN WATER AND SANITARY SEWER MANHOLES AND LINES. 11.IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 12.ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS. 13.UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BE ADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE. 14.TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW. 15.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 16.ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERT OUT. 17.ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORM STRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 1% SLOPE, UNLESS NOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN. 18.ALL ROOF AND SANITARY SEWER DRAINS SHALL BE INSULATED IF 7' OF COVER CANNOT BE PROVIDED. 19.THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARE TO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS. 20.THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE AND BELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OF CONSTRUCTION. 21.A MINIMUM OF 5' SEPARATION IS REQUIRED BETWEEN UTILITIES AND TREES UNLESS A ROOT BARRIER IS UTILIZED. 22.GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITY COMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATE FINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES. 23.COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION. 24.ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONS ARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH AND SPECIFICATIONS. 25.REFERENCE ARCHITECTURAL PLANS (BY OTHERS). FOR EXACT BUILDING DIMENSIONS, AND MATERIALS SPECIFICATIONS. 26.REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS. 27.CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND PAD PREPARATION SPECIFICATIONS. 28.CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR LIGHT POLE WIRING. GRADING AND DRAINAGE NOTES 1.GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING AND PROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES. 2.THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S AS NECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASS STAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS. 3.CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THAT SURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTOR SHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADING DISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OF PAVEMENT OR UTILITIES. 4.CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS, POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBED DURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TO MATCH THE PROPOSED FINISHED GRADES. 5.BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THAT THE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALL BE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLY INSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED. 6.CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETION OF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BE REGRADED AND SODDED. 7.AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TEST AND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAIN TOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELY NOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED. 8.WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALL SAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAME TYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED. 9.THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OF CONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURES SHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDE POSITIVE DRAINAGE FLOWS. 10.IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS. THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANY EXCAVATION. 11.FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONAL AGENCY OR TO MN/DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 12.ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREAS SHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHED AS SHOWN ON THE LANDSCAPING PLAN. 13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING AND SCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHER SUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNING REGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION. 14.SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURS OF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION, SEDIMENTATION OR TURBID DISCHARGES. 15.THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTING AREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALL ALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTED AND PROPERLY DISPOSED OF IN A LEGAL MANNER. 16.THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'S RECOMMENDATIONS AND MN/DOT SPECIFICATION. 17.ALL CONCRETE/ASPHALT SHALL BE INSTALLED PER GEOTECH REPORT, CITY OF EDINA AND MN/DOT SPECIFICATIONS. 18.SPOT ELEVATIONS ARE TO FLOWLINE OF CURB UNLESS OTHERWISE NOTED. 19.LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN. 20.IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONS AND CONSTRUCTION DOCUMENTS. 21.THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALL REPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUT COMPENSATION. 22.BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE. 23.ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS. ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET. 24.ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT AND STORMWATER POLLUTION PREVENTION PLAN FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 25.ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS GRADE. 26.CONTRACTOR SHALL ENSURE MINIMUM GRADES ARE MET WITHIN PAVED AREAS, 1.2% FOR ASPHALT PAVING AND 0.6% FOR CONCRETE PAVING. EROSION CONTROL NOTES 1.THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 2.ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF MN NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOME FAMILIAR WITH THEIR CONTENTS. 3.BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER. 4.SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. ALL SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ON A PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ALL FINES IMPOSED FOR DISCHARGING SEDIMENT ONTO PUBLIC AREAS SHALL BE PAID BY THE CONTRACTOR. 5.TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE. 6.THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. 7.CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 8.ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLY TREATED OR DISPOSED. 9.SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 11.RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE. 12.ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN SHALL BE INITIATED AS SOON AS IS PRACTICABLE. 13.ALL STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED SUCH THAT THEY WILL NOT ADVERSELY AFFECT STORM WATER QUALITY. OTHERWISE, COVERING OR ENCIRCLING THESE AREAS WITH SOME PROTECTIVE MEASURE WILL BE NECESSARY. 14.CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL DEVICE WHICH THEY DISTURB. EACH CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OR STORM WATER POLLUTION, SEDIMENTATION, OR OTHER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING OR CONCRETE RESIDUE, PAINTS, SOLVENTS, GREASES, FUEL AND LUBRICANT OIL, PESTICIDES, AND ANY SOLID WASTE MATERIALS. 15.EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT. 16.ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS FOR THIS PROJECT. CHANGES ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE DESIGN ENGINEER AND THE CITY OF EDINA ENGINEERING DIVISION. 17.IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITE SEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL PLAN WILL HAVE TO BE REVISED AND/OR ADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON SITE. ANY REVISIONS TO THE EROSION CONTROL PLAN MADE BY THE CONTRACTOR MUST BE APPROVED BY THE ENGINEER. EROSION CONTROL MAINTENANCE ALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALL JURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A CERTIFIED PERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALL EVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING, OR DETERIORATION. 1.ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTS REFER TO THE STANDARD SPECIFICATIONS. 2.SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE. 3.THE CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND. 4.THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FOR PARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING AS CONDITIONS DEMAND. 5.ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2 CALENDAR DAYS FOLLOWING THE INSPECTION. PAVING AND STRIPING NOTES 1.ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION) OR MN/DOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTY REGULATIONS. 2.ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS. 3.CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKING STALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUS STRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS. 4.ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB. 5.THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET. 6.ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINT SEALANT. 7.THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS IN THE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE. 8.CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCE BY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS. 9.ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THE CONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER. 10.BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A). GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. 11.MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET. REFER TO GEOTECHNICAL REPORT HAUGO GEOTECHNICAL SERVICES PROJECT NO. 23-0891 DATED JANUARY 3, 2024 GENERAL NOTES C100 City of Edina Development Applications | February 9, 2024FRANCEon 57C200 - Overall Demo Plan REMOVE TREES PROTECT ALL UTILITIES KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 1.THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITHSUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS. 2.THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FORDEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE. 3.THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4.THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYINGALL FEES AND CHARGES. 5.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHIN ALL AREAS OFPROPOSED WORK. 6.ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITHCAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDING WITH THE WORK. 7.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHINANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER.MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH #####, <COUNTY> COUNTY AND ##/DOT. 9.CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION. 10.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED. 11.CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12.THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATER DEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITHTHE CITY OF ##### DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13.REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS. 14.ALL UTILITIES SHOWN ARE EXISTING UTILITIES. 15.IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALL STATE OF ## REQUIREMENTS. 16.IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS. 17.CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NO ACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER. DEMOLITION PLAN NOTES LIMITS OF CONSTRUCTION REMOVE BITUMINOUS SURFACE REMOVE CONCRETE SURFACE REMOVE BUILDING REMOVE TREE REMOVE CONCRETE CURB & GUTTER REMOVE UTILITY LINES PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING CHAINLINK FENCE EXISTING J-BARRIER EXISTING RETAINING WALL EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING GAS MAIN EXISTING UNDERGROUND TELEPHONE EXISTING UNDERGROUND CABLE EXISTING CONTOUR EXISTING SIGN EXISTING FLARED END SECTION EXISTING STORM MANHOLE EXISTING STORM CATCHBASIN EXISTING GAS METER EXISTING POST INDICATOR VALVE EXISTING WELL EXISTING AUTOMATIC SPRINKLER EXISTING ROOF DRAIN EXISTING GATE VALVE EXISTING HYDRANT EXISTING METAL COVER EXISTING ELECTRICAL METER EXISTING AIR CONDITIONER EXISTING TELEPHONE MANHOLE EXISTING CABLE BOX EXISTING GUY WIRE EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE CLEARING & GRUBBING FILL & ABANDON UTILITY LINES EXISTING TREE LINE EXISTING CURB & GUTTER LEGEND FULL DEPTH SAWCUT NORTHOVERALL DEMO PLAN C200 City of Edina Development Applications | February 9, 2024FRANCEon 58C201 - Demo Plan A AAA A A A A A A A A A A C C C C C C CC C C C C C C C C C C C K K K L L L L L L L L L L L J JJJ J JJ J J J J JJ JJ J I I II I I I I I I I I I I I I I I III II I II I I I I I I I I I I I J I H H H H H H H H H H H 1 1 1 1 6 6 6 6 7 7 L L 10 10 11 11 13 13 13 13 13 13 M M G G G E E E D O O Q Q Q QQ 14 15 16 R C C J C L L 7 7 99999 99 999 15 J R 1616 O 10 10 10 B E D M S S S SALVAGE STONEBLOCKS SALVAGE STONEBLOCKS C C C I A C C C C C T T T T T T A A A B CONCRETE MEDIAN B B KEYNOTE LEGEND REMOVE BITUMINOUS PAVEMENT REMOVE CONCRETE SIDEWALK REMOVE CURB REMOVE STORM SEWER REMOVE WATERMAIN REMOVE HYDRANT REMOVE SANITARY SEWER CLEARING AND GRUBBING REMOVE SIGN REMOVE LIGHT POLE REMOVE BUILDING REMOVE WALL COORDINATE TRAFFIC SIGNAL MODIFICATIONS WITH HENNEPINCOUNTY REMOVE STAIRS REMOVE GAS LINE REMOVE COMMUNICATION LINE REMOVE ELECTRICAL LINE REMOVE MONUMENT SIGN REMOVE CATCH BASIN FULL DEPTH SAWCUT A B C D E F G H I J K L M N O P Q R S T KEYNOTE LEGEND PROTECT IN PLACE EXISTING CURB PROTECT IN PLACE EXISTING STORM SEWER PROTECT IN PLACE EXISTING MANHOLE PROTECT IN PLACE EXISTING WATERMAIN PROTECT IN PLACE EXISTING SANITARY SEWER PROTECT IN PLACE EXISTING WALL PROTECT IN PLACE EXISTING BUILDING PROTECT IN PLACE EXISTING CONCRETE SIDEWALK PROTECT IN PLACE TREE PROTECT IN PLACE EXISTING LIGHT POLE PROTECT IN PLACE EXISTING PIPE BOLLARD PROTECT IN PLACE EXISTING SIGN PROTECT IN PLACE EXISTING UTILITY STRUCTURE PROTECT IN PLACE EXISTING GAS LINE PROTECT IN PLACE EXISTING COMMUNICATION LINE PROTECT IN PLACE EXISTING ELECTRICAL LINE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 1.THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATIONAPPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS,PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS. 2.THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIREDFOR DEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE. 3.THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITYSERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4.THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES ANDANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR ISRESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 5.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BESTINFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHINALL AREAS OF PROPOSED WORK. 6.ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACTLOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS ANDPROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDING WITH THE WORK. 7.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BEPROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH #####,<COUNTY> COUNTY AND ##/DOT. 9.CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, ANDSHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURINGCONSTRUCTION. 10.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED. 11.CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THESURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12.THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATER DEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION ISCONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY OF ##### DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATERMAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13.REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS. 14.ALL UTILITIES SHOWN ARE EXISTING UTILITIES. 15.IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALL STATE OF ## REQUIREMENTS. 16.IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS. 17.CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NO ACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER. DEMOLITION PLAN NOTES LIMITS OF CONSTRUCTION REMOVE BITUMINOUS SURFACE REMOVE CONCRETE SURFACE REMOVE BUILDING REMOVE TREE REMOVE CONCRETE CURB & GUTTER REMOVE UTILITY LINES PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING CHAINLINK FENCE EXISTING J-BARRIER EXISTING RETAINING WALL EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING GAS MAIN EXISTING UNDERGROUND TELEPHONE EXISTING UNDERGROUND CABLE EXISTING CONTOUR EXISTING SIGN EXISTING FLARED END SECTION EXISTING STORM MANHOLE EXISTING STORM CATCHBASIN EXISTING GAS METER EXISTING POST INDICATOR VALVE EXISTING WELL EXISTING AUTOMATIC SPRINKLER EXISTING ROOF DRAIN EXISTING GATE VALVE EXISTING HYDRANT EXISTING METAL COVER EXISTING ELECTRICAL METER CLEARING & GRUBBING FILL & ABANDON UTILITY LINES EXISTING CURB & GUTTER LEGEND FULL DEPTH SAWCUT NORTHDEMO PLAN C201 City of Edina Development Applications | February 9, 2024FRANCEon 59C300 - Erosion And Sediment Control Plan - Phase 1 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH 10.52%3.84% 2 . 1 3%0.81%1.71%4.48%2.33% 3.07 % 4.53% 2. 5 2 % 5. 2 8 % 1.35%16.65%22.15%6.20%5.83%IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP CE SF SF CE BL SF BL BL BL SF KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 EROSION CONTROL PLAN NOTES 1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 4.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BESTABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 5.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 6.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDINGTHE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 7.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 8.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 9.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS ASNECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 10.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATERFROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER,PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES INLOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1.INSTALL INLET PROTECTION AT EXISTING STORMWATER CULVERTS. 2.CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1), CONCRETE WASHOUT PIT (1) AND INSTALL SILT FENCE.3.PREPARE TEMPORARY PARKING AND STORAGE AREA. 4.CONSTRUCT AND STABILIZE DIVERSIONS AND TEMPORARY SEDIMENT TRAPS. 5.PERFORM CLEARING AND GRUBBING OF THE SITE. PERFORM MASS GRADING.ROUGH GRADE TO ESTABLISH PROPOSED DRAINAGE PATTERNS. 6.START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES. 7.TEMPORARILY SEED WITH PURE LIVE SEED, THROUGHOUT CONSTRUCTION,DISTURBED AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE OR AS REQUIRED BY NPDES AND/OR CITY OF EDINA GRADING PERMIT. SEQUENCE OF CONSTRUCTION: ROCK ENTRANCE INLET PROTECTION SILT FENCE LIMITS OF DISTURBANCE SAFETY FENCE BIOLOG LEGEND EROSION CONTROL BLANKET NORTHEROSION AND SEDIMENT CONTROL PLAN - PHASE 1 C300 IP SF CE INLET PROTECTION SILT FENCE CONCRETE ENTRANCE RP RIPRAP KEYNOTE LEGEND BIOLOG EB EROSION CONTROL BLANKET BL ST TEMPORARY SEDIMENT TRAP PHASE I BMP QUANTITIES SILT FENCE ±2,000 LF INLET PROTECTION 20 EA ROCK CONSTRUCTION ENTRANCE 2 EA BIOLOG 290 LF City of Edina Development Applications | February 9, 2024FRANCEon 60C301 - Erosion And Sediment Control Plan - Phase 2 PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 IP IP IP IP IPIP IP IPIP SF SF SF SF IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP IP BL BL IP KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 EROSION CONTROL PLAN NOTES 1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TOCONSTRUCTION. 2.THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 4.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD,OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 5.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE,AND WATERSHED DISTRICT PERMITS. 6.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 7.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 8.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 9.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 10.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 11.CONTRACTOR TO RESTORE INFILTRATION POND AFTER USE AS A TEMPORARY SEDIMENTATION POND. UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC.,IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCURTHROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1.TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE.2.INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, UNDERGROUND SYSTEM, CURBS AND GUTTERS.3.INSTALL APPROPRIATE INLET PROTECTION AT ALL STORM SEWER STRUCTURES AS EACH INLET STRUCTURE IS INSTALLED. 4.PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TO FINAL GRADE.5.PREPARE SITE FOR PAVING. 6.PAVE SITE AND INSTALL STRIPING. 7.INSTALL APPROPRIATE INLET PROTECTION DEVICES FOR PAVED AREAS AS WORK PROGRESSES.8.COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVER ALL AREAS. 9.OBTAIN CONCURRENCE WITH THE CIVIL ENGINEERING CONSULTANT THAT THE SITE HAS BEEN FULLY STABILIZED THEN:1.REMOVE ALL REMAINING TEMPORARY EROSION ADN SEDIMENT CONTROL DEVICES2.STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF BMPS. SEQUENCE OF CONSTRUCTION: ROCK ENTRANCE INLET PROTECTION SILT FENCE LIMITS OF DISTURBANCE SAFETY FENCE BIOROLL LEGEND EROSION CONTROL BLANKET TEMPORARY TURF ESTABLISHMENT, SEE LANDSCAPE PLANS FOR DETAIL NORTHIP SF CE INLET PROTECTION SILT FENCE CONCRETE ENTRANCE RP RIPRAP KEYNOTE LEGEND BL BIOROLL EB EROSION CONTROL BLANKET EROSION AND SEDIMENT CONTROL PLAN - PHASE 2 C301 PHASE Il BMP QUANTITIES SILT FENCE ±2,000 LF INLET PROTECTION 29 EA BIOLOG ±300 LF City of Edina Development Applications | February 9, 2024FRANCEon 61C302 - Erosion And Sediment Control Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 SWPPP INFORMATION SECTION NTS PLAN NTS ®™ FILTREXX® SEDIMENT CONTROL NTS ®™ ™ ®™ EROSION AND SEDIMENT CONTROL DETAILS C302 City of Edina Development Applications | February 9, 2024FRANCEon 62C400 - Overall Site Plan PROPOSED PARKING RAMP 40,000 S.F. / LEVEL195 TOTAL PARKING STALLS FFE L1=868.0FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 NORTHOVERALL SITE PLAN C400 PROPOSED CURB AND GUTTER PROPERTY LINE PROPOSED FENCE SETBACK LINE RETAINING WALL PROPOSED STANDARD DUTY ASPHALT PROPOSED CONCRETE PAVEMENT PROPOSED STORMWATER MANAGEMENT AREA PROPOSED CONCRETE SIDEWALK LEGEND PROPOSED HEAVY DUTY ASPHALT PROPOSED AGGREGATE TRAIL LOT DIVISION LINE PROPOSED STAMPED CONCRETE PROPOSED VEGETATION City of Edina Development Applications | February 9, 2024FRANCEon 63C401 - Site Plan KEYNOTE LEGEND CONCRETE SIDEWALK CONCRETE PAVEMENT MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER ACCESSIBLE CURB RAMP ACCESSIBLE PARKING SIGN ACCESSIBLE PARKING STANDARD DUTY ASPHALT PAVEMENT LANDSCAPING - SEE LANDSCAPE PLANS 12' X 25' TRASH ENCLOSURE FENCE RETAINING WALL - BY STRUCTURAL HEAVY DUTY PAVERS B612 CURB AND GUTTER FLUSH CURB B618 CURB AND GUTTER CONCRETE WHEEL STOP FALL PROTECTION FENCE REPAIR CURB AND PAVEMENT - MATCH EXISTING ELEVATIONS RECON RETAINING WALL - BY OTHERS PROPOSED CROSSWALK MARKINGS GUARD RAIL ON TOP OF WALL A B C D E F G H I J K L M N O P Q R S T U PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 24.0'60.7'24.0'18.0'18.0'24.0'8.0'8.0'5.0'18.0'9.0'24.0'24.0'20.0'8.0'50' BUILDING SETBACK FROM FRANCE AVENUE FACE OF CURB 20' PARKING AND CIRCULATION SETBACK FROM PUBLIC RIGHT-OF-WAY 50' PARKING RAMP SETBACK FROM VALLEY VIEW ROAD FACE OF CURB 20' PARKING AND CIRCULATION SETBACK FROM PUBLIC RIGHT-OF-WAY C C C A A A A B D D E E F F F H H H H H M M M M M C N N N N N N N N T T T B CC O 2 4 . 0 '49.0'110.7'110.7'66.7' PROPOSED LINK BETWEEN PROPOSED MEDICAL OFFICE BUILDING AND EXISTING BUILDING K S K 6.0'10.0'99.2'H H H T T H H 47.6'K K 8.0' TRAFFIC TABLE24.7'N 63.5' 9.0'5.0'12.0' 10.0'R30.0'C A A 16.0'18.5'25.0' I I A F F F E E E9.0'18.0' N H H H H R D N D D D D D D D D D D D 40.2'64.3'PROPOSED BUILDINGLINK OVER SIDEWALK U U 8.0' N N 20.0'27.0'67.0' 6.0' N 6.0' 28.2' 8"B26.0'40.4' G C C B A C 39.2'8.0'C B OO O CC R A A A A G G GG B CONCRETE MEDIAN AGGREGATE TRAIL M N N N M M M M M H PROPOSED CURB AND GUTTER PROPERTY LINE PROPOSED FENCE SETBACK LINE RETAINING WALL PROPOSED STANDARD DUTY ASPHALT PROPOSED CONCRETE PAVEMENT PROPOSED STORMWATER MANAGEMENT AREA PROPOSED CONCRETE SIDEWALK LEGEND PROPOSED HEAVY DUTY ASPHALT KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 NORTHPROPERTY SUMMARY OnFrance Medical Office Building TOTAL PROPERTY AREA 944,650 SF (21.686 AC) LOT 1 - 6600 FRANCE AREA 400,422 SF (9.192 AC) LOT 1 - DISTURBED AREA 41,552 SF (0.954 AC) LOT 2 - ONFRANCE MOB AREA 212,572 SF (4.880 AC) LOT 2 - DISTURBED AREA 176,063 SF (4.042 AC) LOT 3 - RESTAURANT AREA 52,741 SF (1.211 AC) LOT 3 - DISTURBED AREA 52,424 SF (1.203 AC) LOT 4 - 6800 FRANCE AREA 278,915 SF (6.403 AC) LOT 4 - DISTURBED AREA 21,016 SF (0.482 AC) RIGHT OF WAY DISTURBED AREA 9,630 SF (0.221 AC) TOTAL DISTURBED AREA 300,685 SF (6.903 AC) 31.83% TOTAL PROPERTY AREA PROPOSED IMPERVIOUS AREA (WITHIN OVERALL LIMITS OF DISTURBANCE) 208,979 SF (4.798 AC) PROPOSED PERVIOUS AREA (WITHIN OVERALL LIMITS OF DISTURBANCE)91,706 SF (2.105 AC) ZONING SUMMARY EXISTING ZONING PUD PROPOSED ZONING POD PARKING SETBACKS INTERIOR SIDE LOT = 10' RIGHT OF WAY = 20' BUILDING SETBACKS FRANCE AVENUE (FRONT) = 50' FROM CURB ELSEWHERE (SIDE/REAR) = 30' FROM CURB PROPOSED AGGREGATE TRAIL LOT DIVISION LINE SITE PLAN C401 PROPOSED STAMPED CONCRETE PROPOSED VEGETATION City of Edina Development Applications | February 9, 2024FRANCEon 64C402 - Site Plan KEYNOTE LEGEND CONCRETE SIDEWALK CONCRETE PAVEMENT MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER ACCESSIBLE CURB RAMP ACCESSIBLE PARKING SIGN ACCESSIBLE PARKING STANDARD DUTY ASPHALT PAVEMENT LANDSCAPING - SEE LANDSCAPE PLANS 12' X 25' TRASH ENCLOSURE FENCE RETAINING WALL - BY STRUCTURAL HEAVY DUTY PAVERS B612 CURB AND GUTTER FLUSH CURB B618 CURB AND GUTTER CONCRETE WHEEL STOP FALL PROTECTION FENCE REPAIR CURB AND PAVEMENT - MATCH EXISTING ELEVATIONS RECON RETAINING WALL - BY OTHERS PROPOSED CROSSWALK MARKINGS GUARD RAIL ON TOP OF WALL A B C D E F G H I J K L M N O P Q R S T U FUTURE ROADWAY PEDESTRIAN CROSSING 20.0'6. 0 ' A D S 12.0 ' PROPOSED CURB AND GUTTER PROPERTY LINE PROPOSED FENCE SETBACK LINE RETAINING WALL PROPOSED STANDARD DUTY ASPHALT PROPOSED CONCRETE PAVEMENT PROPOSED STORMWATER MANAGEMENT AREA PROPOSED CONCRETE SIDEWALK LEGEND PROPOSED HEAVY DUTY ASPHALT KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 PROPOSED AGGREGATE TRAIL LOT DIVISION LINE SITE PLAN C402PROPOSED STAMPED CONCRETE PROPOSED VEGETATION NORTH City of Edina Development Applications | February 9, 2024FRANCEon 65C403 - Site Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 12" 6" 8" 6" 7 1/2" 13 1/2" 3/8" 7" 18" 3/8" 7" 12"48"12" 12" ASPHALT CONCRETE APPROVED DENSE GRADED AGGREGATE HOT TAR SEAL B612 CURB & GUTTER (OUTFALL) CONCRETE RIBBON CURB (OUTFALL) B612 CURB & GUTTER CONCRETE TO ASPHALT TRANSITION DETAIL CONCRETE SIDEWALK PAVEMENTSTANDARD DUTY ASPHALT HEAVY DUTY ASPHALT CONCRETE PAVEMENT FOR CONCRETE MAT TO ASPHALT TRANSITION (ALREADY 6" - 10" THICK CONC.) SITE DETAILS C403 PROPOSED 4" CONCRETE WALKWAY (SEE DETAIL) 24" 14" RADIUS 6" FULL DEPTH ASPHALT (SEE DETAIL) 4" THICK, APPROVED CLEAN CRUSHED STONE APPROVED COMPACTED SUBGRADE HOT TAR SEAL 9" CONCRETE WALKWAY TO ASPHALT TRANSITION DETAIL FOR SIDEWALK TO ASPHALT TRANSITION (TYPICALLY 4" THICK CONCRETE)DESIGN HEIGHTSEE GRADING PLAN8" MIN. LOW PERMEABLE SOIL 12" UNIT CRUSHED FILL (3/4"CRUSHED ROCK OR STONE) FULL HIGH END CAP END 24M 12" THICK BY 36" WIDECOMPACTED CLASS 5 AGGREGATE BASE Note: WHEN SITE CONDITIONS REQUIRE, WRAPDRAINAGE TILE IN 3/4" AGGREGATE AND FILTER FABRIC WITH DRAINAGE COMPOSITE OR AGGREGATE BACK DRAIN SYSTEM, ASDIRECTED BY GEOTECHNICAL ENGINEER. FINISHED GRADE 1/8" 16" RECON GRAVITY RETAINING WALL 24M 4" PERFORATED PVC DRAIN TILE TO RUN BEHIND WALL. HIGH POINT AT EAST END OF WALL ANDDAYLIGHT LOW POINT AT WEST END OF WALL FINAL RECON WALL DESIGN BY MANUFACTURER TRAFFIC FLOW ARROWACCESSIBLE PARKING DETAIL STRIPING - 4" TRAFFIC WHITE PLAN VIEW OF ADA PARKING B A A ONE SPACE ADJACENT TO ACCESSAISLE TO BE DESIGNATED "VAN ACCESSIBLE SPACE" ON SIGNAGE. VAN NO PARKING ACCESSIBLE PARKING SIGN WITH BOLLARD SEE DETAIL. ACCESSIBLE SIGNS TO BE INACCORDANCE WITH ADA AND MNDOT STANDARDS B 4" TYP. 16" 15° ACCESSIBLE PARKING SYMBOL DETAIL 10"6"1' -7 "9"16"22"3'-10"4'-6" 10" 2" 2" NOTE: 1.ALL TRAFFIC MARKINGS TO BE THERMOPLASTIC AS PER DIMENSIONS SHOWN. 7" 6" 1'-6"4'-0"5'-0" (MIN)-5'6" (MAX)3'-0"3500 P.S.I. GROUND/PAVING P.C. CONCRETE SURFACE OF CONCRETE SLOPE TOP ACCESSIBLE VAN IS NOT REQUIRED.POST WHEN PIPE BOLLARDSEE BREAK AWAY TUBE PENALTY SIGN WITH WORDING LOCAL LAWAS REQUIRED BY STATE OR USE 6" SCH. 40 STEEL PIPE FILLED W/ CONCRETE WITH TOP ROUNDED WITH BLACK IDEAL SHIELD ONLY WHENSIGN IS IN PAVED AREA OR SIDEWALK 3" MIN. NOTES:1.ALL SIGNS SHALL COMPLY WITH U.S. DEPARTMENT OF TRANSPORTATION, FEDERAL HIGHWAY ADMINISTRATION'S "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES", LOCAL CODES AND AS SPECIFIED. MOUNT SIGNS TO POST IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. 2.GALVANIZED SQUARE TUBE POST TUBES - 2"x2"x3/16" 14ga POST TUBE SHALL MEET ASTM A1011 GRADE 50. POST TUBE GALVANIZED AS PER ASTM A653 GRADE 90. ANCHOR TUBE - 2-1/4"x2-1/4"x3/16" 14ga HEAVY DUTY ANCHOR TUBE SHALL MEET ASTM A500 GRADE B. STRUCTURAL TUBE AND STEEL SHALL BE HOT DIP GALVANIZED PER ASTM A123. THE UPPER SIGN POST SHALL TELESCOPE INSIDE THE ANCHOR TUBE A MINIMUM OF 12". THE ANCHOR TUBE SHALL BE A MINIMUM 48" DEEP WITH 3" MIN. 4" MAX. EXPOSED ABOVE FINISH GRADE. SINGLE POST SQUARE TUBEGALVANIZED EDGE OF TRAVEL WAY4'-0" PRECAST CONCRETE WHEEL STOP 5" 218" City of Edina Development Applications | February 9, 2024FRANCEon 66C404 - Site Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 SITE DETAILS C404 City of Edina Development Applications | February 9, 2024FRANCEon 67C405 - Site Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 SITE DETAILS C405 City of Edina Development Applications | February 9, 2024FRANCEon 68C500 - Overall Grading And Drainage Plan 870875 869 871 872 873 874 876 877 878 879875872873874 876 877 878879 870875869869871 872 873 874 876877870869871881 882 883 880 879 881 870875869871872873874876877878867868871872870871872865863867869870872874876878880878879871872874875876 870 869869 870 868868870871872872873874872872875875875879877 878876 875875 876 877 879 880 880 881 881 88 2 882 882 8 7 2 873 873877 878 879 880 876 877 878 879 880 881 881 881881 880 86 9 87 0 871 871 870 875 876876 877878879880881882883884885PROPOSED PARKING RAMP 40,000 S.F. / LEVEL195 TOTAL PARKING STALLS FFE L1=868.0FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 D D DD DDDCODCOD D 869872873877880 866870869869870871 880 881 870875880868869871872873874876877878879 880 880 878 878879 8798778 7 7 879880879 87 7 8 7 6 880 879 878 876 874 876 878871869867881870870870 878 879 880 880 873 879 870 875875 88 0 879 880 870 872 874 876 KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 GRADING PLAN NOTES 1.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF #####, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2.CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS. 3.STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76HDPE: 0" - 10" PER AASHTO M-252 HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-3034STORM SEWER FITTINGS SHALL BE AS FOLLOWS: RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE PER ASTM 3212PVC PER ASTM D-3034, JOINTS PER ASTM D-3212 4.CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. 5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7.CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. 8.GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE. 9.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 10.REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION. 11.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE. 12.INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB AND GUTTER AND CONCRETE SIDEWALKS. 13.UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF <4" OF TOPSOIL>. 14.ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED. 15.GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPESEXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. 16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS. 17.CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS. 18.ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION <XXX.XX> OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION. 19.ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLE CONNECTIONS. 20.ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE. 21.MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETE PAVEMENT AREAS. 22.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER. PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 0.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D NORTHOVERALL GRADING AND DRAINAGE PLAN C500 City of Edina Development Applications | February 9, 2024FRANCEon 69C501 - Grading And Drainage Plan880876876877878879881 870875869869871 872 873 874 876877871881 882 883 880 881 882 878 879 877 877877 878 878 880880 878 878 879 879 88188 1 8808 7 7876 875874873872871870869868867866865864863872873 8748758 7 6 8778 7 8 87 9 870 869 867 86 7 868 869 870 871871872873874875 871 871 87 0 869 876877882883PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 D DDDDDDDDD D D880 881 882866867868869BMP #1 5,281 CF UNDERGROUND STORMWATER INFILTRATION SYSTEM TOP OF STONE = 874.83 TOP OF PIPE = 873.5 BOTTOM OF PIPE = 869.5 INFILTRATION CAPACITY: 2,393 CFHWL: 874.62 BMP #220,016 CF UNDERGROUND STORMWATER INFILTRATION SYSTEM TOP OF STONE = 874.5 TOP OF PIPE = 873.5 BOTTOM OF PIPE = 869.5 INFILTRATION CAPACITY: 11,729 CF HWL: 874.06 BMP #3 10,061 CF UNDERGROUND STORMWATER INFILTRATION STORAGE TOP OF STONE = 865.5TOP OF PIPE = 864.5 BOTTOM OF PIPE = 860.5 INFILTRATION CAPACITY: 5,387 CF HWL: 867.63 BUILDING ROOF DRAINS TO ROUTE TO STORMWATER INFILTRATION POND BMP #4 17,839 CF ABOVE GROUND STORMWATER INFILTRATION BASIN TOP OF POND = 877.5BOTTOM OF POND = 873.5 INFILTRATION CAPACITY: 6,035 CF HWL: 877.01 875 880 880 880 874 876877 878 879 881 882 8 8 0 879 8815.62% 6. 6 2 % 870 875 871 872 873 874 876 877 STRM-202 CBMH 48" 2' x 3' RE:879.69IE:872.89 NIE:872.89 S FES-201 FES 12"RE:879.57IE:877.50 S STRM-204 CBMH 84" 2' x 3'RE:878.99IE:873.95 NWIE:874.09 W IE:873.95 S STRM-203CBMH 48" 2' x 3' RE:879.08 IE:873.41 NIE:873.41 S RD-201ROOF DRAINRE:878.82 IE:877.75 N RD-200 ROOF DRAIN RE:878.81IE:877.74 N STRM-200STORM MANHOLEWITH 4' SUMP RE:878.62 IE:872.29 E OCS-200 WEIR WALL: 873.00 IE 12"x8" ORIFICE: 872.00 IERE:877.86IE:871.00 W STRM-201 CBMH 60" 2' x 3' RE:878.35IE:872.42 NIE:872.33 S IE:872.42 W STRM-104A STORM MANHOLERE:877.51IE:871.50 W YD-30024" INLET GRATE SURFACE DRAINRE:878.05 IE:870.07 S OCS-201WEIR WALL: 876.75 IE 6" ORIFICE: 875.30 IERE:877.00IE:874.70 E STRM-104 STORM MANHOLE RE:877.45IE:871.50 E STRM-301STMH 60" 2' RE:878.48 IE:869.09 NEIE:871.09 SIE:866.35 W STRM-206 CBMH 48" 2' x 3'RE:877.28IE:873.51 N STRM-103 STORM MANHOLE WITH 4' SUMPRE:877.23IE:871.50 SW IE:872.50 NW YD-301 24" INLET GRATE SURFACE DRAINRE:878.39IE:869.78 NW STRM-100 CBMH 48" 2' x 3' RE:876.80IE:872.40 W STRM-101CBMH 48" 2' x 3' RE:876.68 IE:872.27 EIE:872.27 W STRM-102CBMH 84" 2' x 3' RE:875.52 IE:871.77 EIE:871.77 NE FES-200FES 12" RE:875.48 IE:877.50 S STRM-304 STORM MANHOLERE:869.62IE:864.68 E IE:864.68 NE IE:864.68 S STRM-302 CBMH 48" 2'RE:869.80IE:864.92 E IE:864.92 W STRM-303 STORM MANHOLERE:868.75IE:864.76 E IE:864.76 N IE:864.76 W TD-300TRENCH DRAINRE:867.31 IE:865.13 SW EX-STRM-300 CONNECT TO EXISTING STRMRE:869.63IE:862.10 E 99 LF - 15" HDPE@ 0.50% 27 LF - 15" HDPE@ 0.50% 158 LF - 15" HDPE@ 0.50% 108 LF - 18" HDPE @ 0.50% 104 LF - 18" HDPE @ 0.50% 95 LF - 24" HDPE @ 0.50%118 LF - 15" HDPE @ 1.00% 25 LF - 24" HDPE @ 0.50% 96 LF - 24" HDPE@ 1.00% 30 LF - 24" HDPE @ 4.83% 16 LF - 24" HDPE@ 0.10% 83 LF - 24" HDPE @ 0.10% 45 LF - 12" HDPE@ 1.00% 48 LF - 24" HDPE @ 0.50% 25 LF - 8" HDPE @ 2.01% 3 LF - 12" HDPE @ 1.00% 107 LF - 15" HDPE @ 0.57% 62 LF - 15" HDPE @ 0.44% 45 LF - 18" HDPE @ 0.00% 24 LF - 12" HDPE @ 1.00% 25 LF - 12" HDPE@ 1.00% STRM-305 STORM MANHOLEWITH 4' SUMPRE:868.78 IE:864.50 N 18 LF - 36" HDPE @ 1.00% 22 LF - 24" HDPE@ 1.07% RD-300CONNECTION TO PARKING RAMPSTORM WATER DRAINAGE RE:867.18 IE:865.00 S 870866866867868869871872 876877878 2.60%4.73%2.89%869 871 ME:878.70 ME:877.50 ME:875.56 ME:875.95 ME:877.79 880 880 870870871871872880879880 878 878 879 881 879 873 875 876 878SEE SHEET C502 FOR GRADING PLANENLARGEMENTS SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS SEE SHEET C502 FORGRADING PLAN ENLARGEMENTS STRM-400 CBMH CIRCLE INLETRE:878.36IE:874.52 S 133 LF - 12" HDPE @ 1.00%879.80 STRM-401 CONNECT TO PARKING RAMP STORM WATER PIPESEE PLUBMING DRAWINGSIE:873.19 N OCS-300WEIR WALL: 863.50 IE RE:866.43 IE:862.54 SEIE:862.54 S IE:862.54 W 17 LF - 12" HDPE @ 0.00% YD-30524" INLET GRATE SURFACE DRAIN RE:865.50 IE:862.54 N 88 LF - 24" HDPE @ 0.50% 880 880879879STRM-307 STORM MANHOLE RE:869.56IE:862.78 NW 5,562 CF OF FLOOD STORAGE 133 LF - 24" HDPE @ 0.10% SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS 1.23%SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS STRM-205 CBMH 48" 2' x 3' RE:878.23IE:874.74 SE SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS 879.69879.70 879.35 879.60 879.21 878.99 878.38 879.46 878.54 ME:865.15 876.82 879.21879.35880.02 880.02879.25877.83877.48877.59878.22878.20 880.07 879.44 879.45 879.45879.57 879.72 877.73 877.76 877.58 877.56 880.99 880.50 880.86880.55 879.22 879.31 879.45 879.30 878.76 ME:878.51880.57 879.95 879.93 880.16 878.27878.32 878.03 877.73 877.71 878.29 877.95 877.97 877.90 877.83 BW:875.79 TW:875.80 877.78877.77 877.77877.81 877.95 879.87 880.39 880.06879.91 879.93 880.58 878.82 BW:868.50 TW:880.50 BW:??? TW:879.13 TW:880.50 BW:868.00 BW:867.05 TW:877.65 TW:873.73 BW:866.30 ME:865.61 ME:864.80 876.92 876.95 877.03 876.68 877.83 878.00875.64 876.03 877.14 877.26877.46877.65 877.88 878.45 877.82 868.24 869.23870.00 869.38 869.68 870.09 867.87 868.27 867.76 880.92 880.95 880.69 880.58 880.57 880.70 880.04 879.57 879.72 877.80 877.81 876.25 876.23 876.11 877.07 877.07876.29 877.23877.90 877.66 878.29 878.43 878.64 879.07 BW:878.28 BW:878.38 TW:878.38 TW:878.28 BW:878.16 TW:878.16 BW:878.16 TW:878.53BW:878.21 TW:878.28 BW:878.42 TW:878.44 BW:879.23 TW:879.23 TW:880.66 BW:880.66 TW:880.73 BW:880.74 881.00 879.92 879.07 880.20880.70 880.63 880.19880.29 879.78 880.50 877.83 878.43 878.43 878.99 878.35 878.28 877.89 878.01 880.70 879.15 878.89 868.19 877.86 878.10 868.00 879.11 877.50 877.50877.50 869.90 869.88 868.00 868.94 869.81 TW:878.64 BW:878.72 865.49 TW:879.37BW:879.37 BW:869.88 TW:879.43 879.16 880.41 880.19 880.07 879.98 879.98 880.07 880.43 880.47 878.94 878.86 878.66 0.30% 66 LF - 12" HDPE@ 2.28% RD-100IE:874.00 SE STRM-306 DETENTION SYSTEM RISER WITH CATCH BASIN TOPRE:868.79 ME:878.16 ME:877.20 ME:877.28 ME:877.35 ME:877.39 BW:872.28 TW:875.70 BW:872.28 TW:875.70 BW:872.30 TW:872.30 STRM-300 STMH 72" 2'RE:879.86IE:869.38 E IE:869.27 SE IE:869.38 SW 29 LF - 24" HDPE@ 1.00%878.50 YD-30224" INLET GRATE SURFACE DRAIN RE:877.82 IE:871.42 N 33 LF - 12" HDPE @ 1.00% 878.50 879.15 867.87 ME:870.90 ME:871.00 ME:869.92 ME:869.68 ME:868.85 ME:868.74870 869869869.00 YD-303 24" INLET GRATE SURFACE DRAIN RE:867.75IE:864.96 S YD-304 24" INLET GRATE SURFACE DRAINRE:867.72IE:865.12 S 879.81 879.96 879.76 880.01 880 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 878.10 878.50876877878879878 8778778771.85%2.34%2.4 7% 1.20 %870870870 8 7 0 870.00 873.23 866.94 867.04 866.28 ME:864.17 864.31 864.81 8 6 5 2.07% 879.67880 879.89 879.93 879.72 879.12 879.04 879.16 1.38%1.25%1.50%880.46 879.86 879.42 879.61 878.31 878.09 879.13 ME:879.63 3.54 %1.00%1.02%1.28%1.31%2.56%1.57%1.65%1.42%2.20% 2.64% 0.70% 0.97% 0.93%3.01% 2.6 5 % 881 KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 GRADING PLAN NOTES 1.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF EDINA, SPECIFICATIONSAND BUILDING PERMIT REQUIREMENTS. 2.CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWOWORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS. 3.STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76HDPE: 0" - 10" PER AASHTO M-252 HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-3034STORM SEWER FITTINGS SHALL BE AS FOLLOWS: RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE PER ASTM 3212PVC PER ASTM D-3034, JOINTS PER ASTM D-3212 4.CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES ANDTOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. 5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATIONSHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7.CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. 8.GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADEELEVATION AND LEAVE STREET READY FOR SUBBASE. 9.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITYITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 10.REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT ANDELEVATIONS AND CASTING / STRUCTURE NOTATION. 11.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTERWITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE. 12.INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB AND GUTTER ANDCONCRETE SIDEWALKS. 13.UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATEDWITH A MINIMUM OF <4" OF TOPSOIL>. 14.ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED. 15.GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALLSIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATESSHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 PROPOSED DRAINAGE DIRECTION 0.0% 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D 16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS. 17.CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS. 18.ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION <XXX.XX> OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAINCONNECTION. 19.ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLE CONNECTIONS. 20.ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE. 21.MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETE PAVEMENT AREAS. 22.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER. GRADING PLAN NOTES NORTHGRADING AND DRAINAGE PLAN C501 City of Edina Development Applications | February 9, 2024FRANCEon 70C502 - Grading ADA Details 879.51 879.51879.51879.51 879.51 0.02%0.02%0.04%0.00%0.04% 1 . 1 2%1.20%1.22%1 . 1 5%1.25%1.26%1.29%1.29%1.20%879.51879.51 1.25%1.27%8801.46%881 879.84 879.78 879.73 879.68 879.64 879.61 0.31%0.44%0.53%0.58%0.65%0.78%1.1 6%1.2 2%1.2 6%1.2 8%1.2 5%1.1 7%1.05%1.15%1.18%1.16%1.12%1.04%878879877877.63 877.62 877.61 877.60 877.60 877.59 877.59 877.58 877.58 877.56 0.11%0.10%0.09%0.08%0.07%0.05%0.04%0.03%0.25%1.44% 1.18% 1.32% 1.17% 1.31% 1.16% 1.30% 1.14% 1.28% 1.11% 1.25% 1.08% 1.22% 1.05% 1.18% 1.01% 1.13% 0.96% 1.08% 0.94% 2.20% 878.99 878.95 878.93 878.99 879.02 879.05 1 4 . 6 4% 1 3 . 6 8% 4 . 2 2% 1 2 . 2 5% 1 1 . 0 3% 9. 8 6%3.32%0.31% 3.89%3.79%0.43% 879.51 879.54 879.56 879.19 879.59 879.61 877.560.12%4.71%2.38%4.76% 2. 6 1 %1.31%0.55% 4.46%3.67% 4.39% 0.94%0.69%2.89%1.04%4.90% 875.62 875.67 875.61 875.97 876.11 875.99 877.01 877.02 0.50%0.50%876.23 876.29 876.25 875.88 875.88 876.08 D 877.63 3.09%1.32%4.52%1.73%1.58%0.10%1.41%4.40%1.04%0.0 5 %0.31%1.22% 877.90 877.80 877.81 877.23 877.26 877.66 877.72 877.67 877.59 877.66 877.66 878.29 878.30 877.74 877.74 877.32 877.33 0.10%1.00%0.14%1.26% 2.20% KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 ADA STALL DETAIL 1" = 10' ADA STALL DETAIL 1" = 10' ADA STALL DETAIL 1" = 10' GRADING ADA DETAILS C502NORTHPROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 PROPOSED DRAINAGE DIRECTION 0.0% 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO DADA RAMP DETAIL 1" = 10' ADA RAMP DETAIL 1" = 10' ADA RAMP DETAIL 1" = 10' City of Edina Development Applications | February 9, 2024FRANCEon 71C600 - Overall Utility Plan PROPOSED PARKING RAMP 40,000 S.F. / LEVEL195 TOTAL PARKING STALLS FFE L1=868.0FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0Ø400.0'FIRE HYDRANT COVERAGE AREA (TYP.) KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 UTILITY PLAN NOTES 1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP6" PVC SCHEDULE 40 PER ASTM D-3034 DUCTILE IRON PIPE PER AWWA C150 3.WATER LINES SHALL BE AS FOLLOWS:6" AND LARGER, PVC C-900 PER ASTM D 2241 CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 1504" AND LARGER DUCTILE IRON PIPE PER AWWA C150SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PER ANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241. 4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET. 5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS. 6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). 7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHT LIDS. 11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. 12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF EDINA AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 15.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. 17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS. 20.ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. 21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING.NORTHOVERALL UTILITY PLAN C600 SANITARY SEWER MANHOLE STORM SEWER SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER UNDERGROUND ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO SANITARY CLEANOUTCO EXISTING PROPOSED City of Edina Development Applications | February 9, 2024FRANCEon 72C601 - Utility Plan PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 STUB 1 IE:865.72 S SAN MH 100RE:909.65IE:865.41 N IE:865.41 S IE:865.41 W SAN MH 101RE:867.38IE:861.80 E IE:861.80 S IE:861.80 W SAN MH 102 RE:866.64IE:862.61 NIE:861.09 E IE:861.09 W SAN MH 103RE:867.80 IE:859.96 E IE:859.96 SW SAN MH EX. 1RE:869.09 IE:858.67 NE IE:849.50 NIE:849.50 S STUB 3IE:862.18 N STUB 4 IE:862.71 S STUB 2IE:865.70 N 31 LF - 6" PVC @ 1.00% 141 LF - 10" PVC@ 2.57% 71 LF - 10" PVC @ 1.00% 129 LF - 10" PVC@ 1.00% 30 LF - 6" PVC @ 1.00% 31 LF - 8" PVC@ 1.25% 113 LF - 10" PVC @ 1.00% 10 LF - 6" PVC @ 1.00%CONNECT TO BOTTOM LEVEL OF PARKING GARAGE CONNECT TO EXISTING BUILDING SERVICE PROPOSED 10" DIP WATER MAIN CONNECT PROPOSED WATER MAIN TO EXISTING WATER MAIN PROPOSED 6" SANITARY SEWER PIPE CONNECT PROPOSED SANITARY SEWER TO EXISTING SANITARY MANHOLE RELOCATE ELECTRICAL TRANSFORMER (T-3), REFERENCE ELECTRICAL PLANS PROPOSED ELECTRICAL SERVICE PROPOSED 10" DIP WATER MAIN 3" GAS SERVICE LINE 10" WATER SERVICE LINE. CONNECT TO EXISTING BUILDING SERVICE PROPOSED 10" DIP WATER MAIN PROPOSED TELECOMMUNICATIONS SERVICE PROPOSED 10" DI WATER MAIN CONNECT PROPOSED WATER MAIN TO EXISTING WATER MAIN PROPOSED 10" DIP WATER MAIN TELECOM ELEC. GAS ELEC. GAS FIRE DEPARTMENT CONNECTION PROPOSED BUILDING TRANSFORMER T-6, SEE ELECTRICAL PLANS EXISTING TRANSFORMER T-5 EXISTING GAS METER BOTTOM OF STORM SEWER PIPE = 862.16 TOP OF SANITARY SEWER PIPE = 860.29 CLEARANCE = 1.87' BOTTOM OF STORM SEWER PIPE = 869.64 TOP OF SANITARY SEWER PIPE = 866.04CLEARANCE = 3.59' BOTTOM OF STORM SEWER PIPE = 870.74 TOP OF SANITARY SEWER PIPE = 865.93 CLEARANCE = 4.81' BOTTOM OF STORM SEWER PIPE = 864.02 TOP OF SANITARY SEWER PIPE = 862.46CLEARANCE = 1.56' BOTTOM OF STORM SEWER PIPE = 863.90TOP OF SANITARY SEWER PIPE = 860.63 CLEARANCE = 3.26' EXISTING TRANSFORMER T-1ELEC. ELEC. A B C E E A F G I J F G I J H H H H H H H K L K L D D J M N O O O R R R R P P Q R S S SS T D H P R R P C KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 UTILITY PLAN NOTES 1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP 6" PVC SRD26 PER ASTM D-3034, FOR SANITARY SERVICES 6" PVC SCHEDULE 40 PER ASTM D-3034 DUCTILE IRON PIPE PER AWWA C150 3.WATER LINES SHALL BE AS FOLLOWS: 6" AND LARGER, PVC C-900 PER ASTM D 2241CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 4" AND LARGER DUCTILE IRON PIPE PER AWWA C150 SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PERANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241. 4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET. 5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS. 6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). 7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. WATER MAIN SHALL MAINTAIN A MINIMUM OF 2' VERTICAL CLEARANCE AT UTILITY CROSSINGS. 8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GASLINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDEA MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITHWATERTIGHT LIDS. 11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000P.S.I. 12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF EDINA AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 15.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, ANDWHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALLBE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICTWITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BYCODES AND/OR UTILITY SERVICE COMPANIES. 17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS ANDSPECIFICATIONS. 18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS. 20.ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. 21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING. SANITARY SEWER MANHOLE STORM SEWER SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER UNDERGROUND ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO SANITARY CLEANOUTCO EXISTING PROPOSED NORTHUTILITY PLAN C601 City of Edina Development Applications | February 9, 2024FRANCEon 73C602 - Utility Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 UTILITY DETAILS C602 City of Edina Development Applications | February 9, 2024FRANCEon 74C603 - Utility Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 UTILITY DETAILS C603 City of Edina Development Applications | February 9, 2024FRANCEon 75C604 - Utility Details KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKINGRAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 UTILITY DETAILS C604 STORMWATER MANAGEMENT NOTES 1.CONTRACTOR TO PROVIDE (2) DOUBLE RING INFILTROMETER TESTS WITHIN THE UNDERGROUND/ SURFACE SYSTEM EXCAVATION PRIOR TO INSTALLATION OF THE UNDERGROUND/ SURFACE SYSTEM. THE CONTRACTOR SHALL PROVIDE THE RESULTS TO THE ENGINEER FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THE UNDERGROUND/ SURFACE SYSTEM. 2.CONTRACTOR SHALL OVER-EXCAVATE ALL FILL AS NECESSARY TO NATIVE POORLY GRADED SANDY SOILS. EXCAVATION SHALL BE REPLACED WITH SUITABLE ENGINEERED FILL MEETING THE MNDOT SPECIFICATION FOR COARSE FILTER AGGREGATE PER SECTION 3149.2H. DEPTHS OF FILL/URBAN FILL EXPECTED TO VARY, CONTRACTOR SHALL VERIFY DEPTHS OF EXCAVATION AND PERFORM INFILTROMETER TESTS PRIOR TO INSTALLING UNDERGROUND/ SURFACE SYSTEM. 3.IF NATIVE SUBGRADE SOILS BELOW FILL ARE DETERMINED TO NOT BE CONDUCIVE TO THE DESIGN INFILTRATION REQUIREMENTS, THE CONTRACTOR SHALL REMOVE AND REPLACE THE POORLY INFILTRATING SOILS TO A DEPTH WHERE THE EXISTING NATIVE SUBGRADE SOILS MEET OR EXCEED THE DESIGN INFILTRATION RATE AS REVIEWED BY THE ENGINEER. 4.UPON COMPLETION OF THE STORMWATER BMP AND FINAL STABILIATION OF THE TRIBUTARY DRAINAGE AREA, THE CONTRACTOR SHALL PROVIDE DOCUMENTATION THE BMP AFTER A SIGNIFICAT RAIN EVENT THAT SHOWS THE BMPS DRAWS DOWN WITHIN 48 HOURS. 5.FINAL EXCAVATION OF UNDERGROUND/ SURFACE INFILTRATION SYSTEM AREA AND INSTALLATION OF OF ENGINEERED SOIL MUST OCCUR IN DRY SOIL CONDITIONS TO PREVENT SMEARING AND COMPACTION. DO NOT WORK IN INFILTRATION SYSTEM AREA IF SOIL CONDITIONS ARE WET. 6.IMMEDIATELY FOLLOWING SYSTEM CONSTRUCTION, THE EXCAVATION FOR THE TRENCH SHALL BE IMMEDIATELY BACKFILLED WITH APPROVED BACKFILL MATERIAL PER MANUFACTURER'S RECOMMENDATION, OR THE EXCAVATION SHALL BE PROTECTED WITH SILT FENCE AND OR BIO-ROLLS SUCH THAT ON-SITE SOILS DO NOT ENTER THE TRENCH EXCAVATION AND CLOG UP THE BOTTOM/SIDES OF THE TRENCH LIMITING THE INFILTRATION CAPACITY OF THE UNDERGROUND/ SURFACE SYSTEM. 7.IF ANY SOILS ENTER THE TRENCH PRIOR TO BACKFILLING, THE CONTRACTOR SHALL REMOVE SOILS AND CONFIRM THE INFILTRATION CAPACITY OF THE NATIVE SUBGRADE SOILS IS MET WITH INFILTROMETER TESTS. 8.CONTRACTOR SHALL COORDINATE AND COMPLETE CERTIFIED AS-BUILT PLANS DEMONSTRATING ALL CONSTRUCTED STORMWATER CONVEYANCE STRUCTURES, AND STORMWATER MANAGEMENT FACILITIES (INCLUDING AS-BUILT VOLUMES) CONFORM TO DESIGN AND/OR PLANS AS APPROVED BY THE CITY. 9.STORMWATER MANAGEMENT AREAS TO BE KEPT OFF-LINE UNTIL DISTURBED AREAS ARE RESTORED. IF NOT POSSIBLE, SYSTEMS MUST BE CLEANED OUT PRIOR TO CERTIFICATE OF OCCUPANCY. 10.STOCKPILING OF MATERIAL SHALL NOT BE ALLOWED IN PROPOSED BMP'S. 11.NO CONSTRUCTION EQUIPMENT SHALL BE ALLOWED IN THE BMP FOOTPRINTS BEFORE OR AFTER CONSTRUCTION. ONLY SPECIFIED EQUIPMENT WILL BE ALLOWED INSIDE FOR THE SOLE PURPOSE OF CONSTRUCTION OF THE SURFACE BASIN. 12.ALL INFILTRATION AREAS SHALL BE PROTECTED DURING CONSTRUCTION OPERATIONS. 13.GRADING OF THE SURFACE INFILTRATION BASINS SHALL BE ACCOMPLISHED USING LOW-IMPACT, EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. A BACKHOE WITH TOOTHED BUCKET SHALL BE USED FOR EXCAVATION OF FILTRATION BASINS TO PREVENT COMPACTION OR SMEARING OF SOILS. THE CONTRACTOR SHALL SCARIFY THE UNDERLYING SOIL TO MINIMUM 18" DEPTH TO REMOVE COMPACTION. THE FIRST LIFT OF ENGINEERED SOIL SHALL BE MIXED WITH UNDERLYING SOILS. LEVELING AND FINAL GRADING WITHIN THE CELL MUST BE DONE BY HAND. ALL JOINTS IN MANHOLE TO HAVE "O" RING RUBBER GASKET PLAN PRECAST CONCRETE MANHOLE BASE PRECAST CONCRETE MANHOLE SECTION SECTION PIPE SHALL BE CUT FLUSH WITH INSIDE FACE OF WALL 48" DIA IE:874.70 SEE GRADING PLAN FOR RIM ELEVATION PIPE SHALL BE CUT FLUSH WITH INSIDE FACE OF WALL OUTLET CONTROL STRUCTURE (OCS 201) TOP WEIR WALL EL: 876.75 MANHOLE MUST CONFORM TO CITY STANDARDS AND SPECIFICATIONS 4' WIDE WEIR WALL NOT TO SCALE OUTLET FLOW ALL JOINTS IN MANHOLE TO HAVE "O" RING RUBBER GASKET PLAN INTLET FLOW PRECAST CONCRETE MANHOLE BASE PRECAST CONCRETE MANHOLE SECTION SECTION PIPE SHALL BE CUT FLUSH WITH INSIDE FACE OF WALL 60" DIA FLOW 24" INTLET IE:871.00 SEE GRADING PLAN FOR RIM ELEVATION 24" OUTLET PIPE SHALL BE CUT FLUSH WITH INSIDE FACE OF WALL IE: 871.00 OUTLET CONTROL STRUCTURE (OCS 200) TOP WEIR WALL EL: 873.00 MANHOLE MUST CONFORM TO CITY STANDARDS AND SPECIFICATIONS 5' WIDE WEIR WALL NOT TO SCALE FLOW OUTLET FLOW ALL JOINTS IN MANHOLE TO HAVE "O" RING RUBBER GASKET PLAN INTLET FLOW PRECAST CONCRETE MANHOLE BASE PRECAST CONCRETE MANHOLE SECTION SECTION PIPE SHALL BE CUT FLUSH WITH INSIDE FACE OF WALL 60" DIA FLOW 24" INTLET IE:862.54 SEE GRADING PLAN FOR RIM ELEVATION PIPE SHALL BE CUT FLUSH WITH INSIDE FACE OF WALL IE: 862.54 OUTLET CONTROL STRUCTURE (OCS 300) TOP WEIR WALL EL: 863.50 MANHOLE MUST CONFORM TO CITY STANDARDS AND SPECIFICATIONS NOT TO SCALE OUTLE T FLOW 15" OUTLET FLOW 6" ORIFICE IE: 875.30 12" x 8" ORIFICE IE: 872.00 24" OUTLET FLOW 12" PIPE IE: 862.54 5' WIDE WEIR WALL INTLETFLOWBASIN TOP: 877.50 STORMWATER INFILTRATION BASIN (BMP #4) NOT TO SCALE BASIN BOTTOM: 873.50 2:1 MAX2:1 M A X 100 YR HWL: 877.01 OCS-201 SEE GRADING PLAN FOR TOP OF STRUCTURE NATIVE SOILS, SEE NOTES ON THIS PAGE 15" CULVERT IE: 874.70 City of Edina Development Applications | February 9, 2024FRANCEon 76L100 - Tree Protection Plan xxX XUCFRIDGEUCFRIDGEJ J 1011041021035"CRAB1123"ELM3"ELM3"ELM3"LILAC 3"LILAC3"LILAC3"LILAC3"LILAC3"LILAC14"MPL13"MPL12"MPL12"MPL13"MPL11"MPL3"ELM3"ELM8"CRAB8"CRAB8"CRAB14"CRAB12"CRAB15"CRAB14314614514720"ASH12"PEP4-3"CRAB4-3" C R A B 5-2"CRAB11"CRAB3-8"CRAB6-4"CRAB9"CRAB6"CRAB6"CRAB4"CRAB4"CRAB1064-6"CRAB7"CRAB3-4"CRAB5-2"CRAB1271301321315"CRAB4-4"CRAB12912828"ASH 21"ASH (5-9)-(1-2")ARB12011911811511411322"ASH20"ASH21"ASH21"ASH21"ASH18"ASH15"CRAB12"CRAB12"CRAB21"CRAB12"CRAB12"CRAB9"CRAB8"CRAB8"CRAB8"CRAB8"CRAB15"CRAB18318218121"ASH15"WIL16816716616516418"COT1634"ASH1606"TR1615"ASH16215815912"WIL1791801751741761731721571551561872262252242222231841886"ELM5"ASH2-7"ASH5"ASH4"ELM2-8"ELM1962001992011981974"ASH206204203105169A MU R MP L AMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBARBARBARBARBARB185186171170178177SSSSSDDCODDDDDDCODDDD1. ALL WORK NEAR PROTECTED EXISTING TREES TO BE PERFORMED IN CONSULTATION WITH A CERTIFIED ARBORIST.2. ALL WORK WITHIN TREE PROTECTION ZONE MUST BE DONE BY HAND AFTER A SITE MEETING WITH THE PROJECT ARBORIST.3. ALL ROOTS OVER 2”DIAMETER MUST BE RETAINED UNLESS OTHERWISE DECIDED BY THE PROJECT ARBORIST.4. CAREFUL HAND-DUG EXPLORATORY TRENCHING WILL BE DONE BEFORE ANY EXCAVATION OCCURS WITHIN CRITICAL ROOT ZONE.5. ONLY THOSE PERSONS AUTHORIZED BY THE CITY MAY REMOVE ANY TREES FROM PUBLIC LAND. TREES REMOVED FROM ANY PUBLIC LAND INCLUDING CITY, COUNTRY OR STATE RIGHT-OF-WAY SHALL BE REPLACED BY THE PERSON OR ENTITY WHO REMOVED IT. REPLACEMENT SHALL BE IN THE FOLLOWING MANNER: A. REPLACEMENT OF ANY LIVE TREE WHICH IS REMOVED FROM ANY PUBLIC LAND SHALL BE REQUIRED ON A CALIPER INCH FOR CALIPER INCH BASIS. THE CITY MAY ALSO ELECT TO RECEIVE CASH IN LIEU OF TREES BASED ON FREE PER CALIPER INCH DETERMINED BY THE CITY COUNCIL.B. REPLACEMENT TREES SHALL BE OF SPECIES APPROVED BY THE CITY FORESTER. GENERAL NOTES -TREE PROTECTION 2 2 1 PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE 6800 FRANCE PARKING STRUCTURE VALLEY VIEW ROAD FRANCE AVE SOUTH 6600 FRANCE FRANCE AVE SOUTHPRIVATE ROADPRIVATE ROADPROPERTY LINE PROPERTY LINE PROPERTY LINE LIMIT OF WORK LI M IT O F W O R K LI M IT O F WO R K LIMIT OF WORK LIMIT OF WORKPRIVATE ROADLEGEND -TREE PROTECTION TREE PROTECTION FENCING HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 KEYPLAN MOB PARKING RAMP RESTAURANT MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:53:21 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL100 TREEPROTECTIONPLAN AuthorKEYNOTES - TREE PROTECTION #DESCRIPTION 1 FENCING FOLLOWS TOP OF EXISTING STONE WALL 2 WORK TO BE COMPLETED BY HAND, AFTER TREE PROTECTION FENCING IS REMOVED 1" = 30'-0"1 OVERALL TREE PROTECTION PLAN City of Edina Development Applications | February 9, 2024FRANCEon 77L101 - Tree Demolition Plan870.3xxX X12"CRAB 15"ASH12"ASH5_5"ASH13"ASH13"ASH1211375"CRAB14"ASH9"ASH18"ASH3_4"CRAB2_3"CRAB14420"RO2051486-4"CRAB1505-4"CRAB2-4"CRAB4-4"CRAB4"CRAB1511523-4"CRAB2281533-4"CRAB7"CRAB3-5"CRAB2-6"MPL3-5"MPL1261241231224-8"CRAB12531"ASH2-5"BAS3-4"BAS3-4"BAS2-3"BAS4-4"BAS27"ASH3-2"BAS2-2"SPR3-4"CRAB3-6"CRAB2-4"CRAB4-6"MPL13813914028"ASH1341338"POP1361351171169"ASH1545"ASH2-7"BOX2-5"BOX2212202192182172162154"ASH4-9"BAS1931891901911941952132112122145"ASH207ARB15-AMURMPLS15-AMUR MPLS18-A M U R M P L SAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBAMUR MPLAMUR MPLAMUR MPL A M UR MP LAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLLILACLILACLILACLILACLILAC13-AMERICAN CRANBERRY BUSHES2271011041021035"CRAB1123"ELM3"ELM3"ELM3"LILAC 3"LILAC3"LILAC3"LILAC3"LILAC3"LILAC14"MPL13"MPL12"MPL12"MPL13"MPL11"MPL3"ELM3"ELM8"CRAB8"CRAB8"CRAB14"CRAB12"CRAB15"CRAB14314614514720"ASH12"PEP4-3"CRAB4-3"C R A B 5-2"CRAB11"CRAB3-8"CRAB6-4"CRAB9"CRAB6"CRAB6"CRAB4"CRAB4"CRAB1064-6"CRAB7"CRAB3-4"CRAB5-2"CRAB1271301321315"CRAB4-4"CRAB12912828"ASH 21"ASH (5-9)-(1-2")ARB12011911811511411322"ASH20"ASH21"ASH21"ASH21"ASH18"ASH15"CRAB12"CRAB12"CRAB21"CRAB12"CRAB12"CRAB9"CRAB8"CRAB8"CRAB8"CRAB8"CRAB15"CRAB18318218121"ASH15"WIL16816716616516418"COT1634"ASH1606"TR1615"ASH16215815912"WIL1791801751741761731721571551561872262252242222231841886"ELM5"ASH2-7"ASH5"ASH4"ELM2-8"ELM1962001992011981974"ASH206204203105169A MU R MP L AMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBARBARBARBARBARB18518617117017817788880 880 880 8808 8 0 880885 8 8 0 880875880880875880875 8 7 5 870880865865865 871 871871 872869869 881 881 882 882 882 882 881881 868 867 871 872 871 871 869 868 867 866867868869867869 86 8 8678668648638678688698 7 1 8 7 2 8738748 76877 8 7 8 8798 8 1 882 8778 7 7879878877876874873872871869868867 868869 869873874871 87287687187 1 8698698738748718728 7 6 877871 874 873 8728718 7 1 8 7 1 8728738748768778788798818828778788798828828 81882 881882 882 881 879878877 8 7 6 881881879878882883884884 883882879 8 8 1 877TOTAL DBH OF REMOVED PROTECTEDTREES (IN.)353 TOTAL DBH OF REMOVED HERITAGE TREES (IN.) 128 MIN. REQ. PROTECTED TREEREPLACEMENT DBH(75% CUMULATIVE DBH; MIN. 3.5" CAL.)264 TOTAL REQ. HERITAGE TREEREPLACEMENT DBH (100% CUMULATIVE DBH; MIN 4.5"CAL.)) 128 TOTAL HEIGHT OF REMOVED PROTECTEDTREES (FT.)60 TOTAL HT. OF REMOVED HERITAGE TREES (FT.) 260 MIN. REQ. PROTECTED TREEREPLACEMENT HEIGHT(75% CUMULATIVE HT.; MIN. 8' HT.)45 MIN. REQ. HERITAGE TREEREPLACEMENT DBH (100% CUMULATIVE HT.; MIN. 10' HT)260 TOTAL DBH TO BE REPLACED (IN)392 TOTAL REQ. DBH OF NEW TREES, >3.5" CAL (50% TOTAL REPLACEMENT DBH)196 TOTAL REQ. # OF NEW TREES, >3.5" CAL 56 TOTAL REQ. DBH OF NEW TREES, >4.5" CAL (25% TOTAL REPLACEMENT DBH)98 TOTAL REQ. # OF NEW TREES, >4.5" CAL 22 TOTAL REQ. DBH OF NEW TREES, >5.5" CAL (25% TOTAL REPLACEMENT DBH)98 TOTAL REQ. # OF NEW TREES, >5.5" CAL 18 TOTAL HT TO BE REPLACED (FT)305 MIN. TOTAL REQ. HT. OF NEW TREES, >8' (50% TOTAL REPLACEMENT HT.)153 TOTAL REQ. # OF NEW TREES, >8' HT. 5 MIN. TOTAL REQ. HT. OF NEW TREES, >10' (25% TOTAL REPLACEMENT)76 TOTAL REQ. # OF NEW TREES, >10' HT.18 MIN TOTAL REQ. HT. OF NEW TREES, >12' (25% TOTAL REPLACEMENT HT.)76 TOTAL REQ. # OF NEW TREES, >12' HT. 7 TOTAL AREA OF SITE 22.47 ACRES TAG NO. TREE DBH (IN.) TREE HGT. (FT.) SPECIES CONDITION STATUS TYPE 110 18 20'COLORADOBLUE SPRUCE POOR CONIFEROUS 116 25 LITTLE LEAFLINDEN POOR DECIDUOUS 117 25 BURR OAK FAIR PROTECTED DECIDUOUS 121 37 WHITE OAK GOOD HERITAGE DECIDUOUS 122 5 PAPER BIRCH POOR DECIDUOUS 123 25 35' - 40'SCOTCH PINE GOOD HERITAGE CONIFEROUS 124 19 35' - 40'SCOTCH PINE GOOD HERITAGE CONIFEROUS 125 25 RED MAPLE POOR DECIDUOUS 126 11 THORNLESSHONEYLOCUST GOOD PROTECTED DECIDUOUS 133 10 AUTUMN BLAZEMAPLE GOOD PROTECTED DECIDUOUS 134 7 15'BLACK HILLSSPRUCE GOOD PROTECTED CONIFEROUS 135 8 15'BLACK HILLSSPRUCE FAIR PROTECTED CONIFEROUS 136 9 15'BLACK HILLSSPRUCE GOOD PROTECTED CONIFEROUS 137 15 15' JACK PINE GOOD PROTECTED CONIFEROUS 138 12 40'BLACK HILLSSPRUCE GOOD HERITAGE CONIFEROUS 139 10 40'BLACK HILLSSPRUCE GOOD HERITAGE CONIFEROUS 140 13 40'BLACK HILLSSPRUCE GOOD HERITAGE CONIFEROUS 144 18 THORNLESSHONEYLOCUST GOOD PROTECTED DECIDUOUS 148 14 30' - 35'COLORADOBLUE SPRUCE GOOD HERITAGE CONIFEROUS 149 13 30' - 35'COLORADOBLUE SPRUCE GOOD HERITAGE CONIFEROUS 150 27 NORWAY MAPLE GOOD PROTECTED DECIDUOUS 151 21 AMERICANLINDEN GOOD PROTECTED DECIDUOUS 152 22 AMERICANLINDEN GOOD PROTECTED DECIDUOUS 153 30 WHITE OAK GOOD HERITAGE DECIDUOUS 189 20 WHITE OAK FAIR PROTECTED DECIDUOUS 190 30 WHITE OAK FAIR HERITAGE DECIDUOUS 191 8 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 192 7 WHITE OAK FAIR PROTECTED DECIDUOUS 193 10 WHITE OAK FAIR PROTECTED DECIDUOUS 194 29 WHITE OAK FAIR PROTECTED DECIDUOUS 195 12 WHITE OAK FAIR PROTECTED DECIDUOUS 205 31 COTTONWOOD FAIR DECIDUOUS 207 16 AMERICANLINDEN FAIR PROTECTED DECIDUOUS 208 6 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 209 6 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 210 7 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 211 17 WHITE OAK GOOD PROTECTED DECIDUOUS 212 19 WHITE OAK GOOD PROTECTED DECIDUOUS 213 28 WHITE OAK POOR DECIDUOUS 214 17 WHITE OAK POOR DECIDUOUS 215 7 WHITE OAK FAIR PROTECTED DECIDUOUS 216 5 WHITE OAK FAIR PROTECTED DECIDUOUS 217 8 WHITE OAK FAIR PROTECTED DECIDUOUS 218 9 WHITE OAK FAIR PROTECTED DECIDUOUS 219 7 WHITE OAK FAIR PROTECTED DECIDUOUS 220 7 WHITE OAK FAIR PROTECTED DECIDUOUS 221 30 WHITE OAK POOR HERITAGE DECIDUOUS 227 31 WHITE OAK GOOD HERITAGE DECIDUOUS 228 19 AMERICANLINDEN GOOD PROTECTED DECIDUOUS 11019"ASH24"ASHPROPERTY LINE LIMIT OF WORK PROPERTY LINE LIMIT OF WORK REMOVE 18 AMUR MAPLESREMOVE 15 AMUR MAPLES REMOVE 15 AMUR MAPLES REMOVE SHRUBS DECIDUOUS REPLACEMENT CALCULATIONS (VOLUNTARY) CONIFEROUS REPLACEMENT CALCULATIONS (VOLUNTARY) TREE DEMOLITION SCHEDULE LEGEND -TREE REMOVAL TREE TO BE REMOVED TREE TO REMAIN, REFER TO TREE PROTECTION PLAN 66TH STREETHGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 KEYPLAN MOB PARKING RAMP RESTAURANT MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:53:24 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL101 TREEDEMOLITIONPLAN Author1" = 30'-0"1 TREE DEMOLITION PLAN 1" = 30'-0"2 TREE DEMOLITION PLAN - NORTH AREA City of Edina Development Applications | February 9, 2024FRANCEon 78L200 - Overall Landscape Plan xxWOOD WALLUCFRIDGEUCFRIDGEJJ 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY.2. REFER TO CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION3. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT OF LOCATION VERIFICATION OF ALL SITE AND LANDSCAPE FEATURES4. CONTRACTOR RESPONSIBLE FOR VERIFYING ALL QUANTITIES5. CONTRACTOR TO FIELD COORDINATE PLACEMENT/LAYOUT OF BOULDERS WITH LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. GENERAL NOTES -LAYOUT & MATERIALS REFER TO AREA A REFER TO AREA B PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE VALLEY VIEW ROAD FRANCE AVE SOUTH 6600 FRANCE PRIVATE ROADPRIVATE ROADPROPERTY LINE PROPERTY LINE PROPERTY LINE LIMIT OF WORK LI M IT O F W O R KLIMIT OF WORKLIMIT OF WORK LIMIT OF WORKHGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:53:44 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL200 OVERALLLANDSCAPEPLAN Author1" = 50'-0"1 Overall Landscape Plan City of Edina Development Applications | February 9, 2024FRANCEon 79L210 - Layout & Materials Plan - Area A xxUCFRIDGEUCFRIDGE6 3 3 3 3 11 4 1 23 6800 FRANCE PARKING STRUCTURE 5 E1 VALLEY VIEW ROAD 11 PROPERTY LINE LIMIT OF WORKLIMIT OF WORK PRIVATE ROAD14 18 3 3 3 12 E2 25 25 25 7 7 7 7 5 27 27 27 27 LEGEND -LAYOUT & MATERIALS EDGINGREFER TO SPEC 321540 STONE SURFACING 1REFER TO SPEC 321540 PEDESTRIAN CONCRETE PAVING VEHICULAR CONCRETE PAVING -TYPE 1 PLANTING AREA WOOD MULCH PAVING LAWN PLANTING AREA ON STRUCTURE NEW TREEREFER TO L400 SERIES EXISTING TREETO BE PRESERVED U.N.O; REFER TO L100 SERIES PED. STAMPED CONCRETE PAVING STORMWATER MANAGEMENT AREA;REFER TO CIVIL FOR SOIL MIX VEH. STAMPED CONCRETE PAVING HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:53:54 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL210 LAYOUT &MATERIALSPLAN - AREA A Author1" = 20'-0"1 Layout and Materials Plan - Area A MATCHLINE L211 KEYNOTES - LAYOUT & MATERIALS... #DESCRIPTION 1 PEDESTRIAN CONCRETE PAVING 2 PEDESTRIAN STAMPED CONCRETE PAVING 3 SALVAGED STONE SEAT WALL; DETAIL 4/L220 4 WOOD MULCH PAVING; DETAIL 3/L220 5 VEHICULAR ASPHALT PAVING; REFER TO CIVIL 6 VEHICULAR CONCRETE PAVING; REFER TO CIVIL 7 VEHICULAR STAMPED CONCRETE PAVING; REFER TO CIVIL 8 CONCRETE STAIR; DETAIL 5/L220 9 SS HANDRAIL; DETAIL 5/L220 10 RAISED PLANTER ON STRUCTURE 11 STONE SURFACING; DETAIL 1/L220 12 PAVEMENT STRIPING; REFER TO CIVIL 14 RETAINING WALL; REFER TO ARCH 15 PEDESTRIAN CONCRETE PAVING ON STRUCTURE KEYNOTES - LAYOUT & MATERIALS... #DESCRIPTION 16 PLANTING AREA ON STRUCTURE 17 STORMWATER BMP; REFER TO CIVIL 18 BIKE RACK; SURFACE MOUNT 20 BOLLARD; SURFACE MOUNT 21 TIE INTO EXISTING HARD SURFACING 22 MONUMENT SIGN 23 RETAINING WALL; REFER TO CIVIL 25 CURB AND GUTTER; REFER TO CIVIL 26 RIP RAP; REFER TO CIVIL 27 WOOD MULCH SURFACING ON ALL AREAS WITHIN LIMITS OFDISTURBANCE NOT IDENTIFIED AS PLANTING E1 EXISTING CONCRETE PAVING E2 EXISTING WALL MATCHLINE L211 City of Edina Development Applications | February 9, 2024FRANCEon 80L211 - Layout & Materials Plan - Area B xDN 21 21 3 1 1 5 17 6 5 6 3 3 1 8 8 9 8 10 11 11 11 11 11 1 1 1 1 12 125 5 5 PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 5 6800 FRANCE EXISTING PATIO 23 FRANCE AVE SOUTH 16 1 12 12 1 6600 FRANCE PRIVATE ROADPRIVATE ROAD11 11 11 PROPERTY LINE LIMIT OF WORK LI M IT O F WO R K LIMIT OF WORK20 20 12 22 14 14 22 12 25 25 25 2 2 2 7 7 7 115 1 5 26 26 27 LEGEND -LAYOUT & MATERIALS EDGINGREFER TO SPEC 321540 STONE SURFACING 1REFER TO SPEC 321540 PEDESTRIAN CONCRETE PAVING VEHICULAR CONCRETE PAVING -TYPE 1 PLANTING AREA WOOD MULCH PAVING LAWN PLANTING AREA ON STRUCTURE NEW TREEREFER TO L400 SERIES EXISTING TREETO BE PRESERVED U.N.O; REFER TO L100 SERIES PED. STAMPED CONCRETE PAVING STORMWATER MANAGEMENT AREA;REFER TO CIVIL FOR SOIL MIX VEH. STAMPED CONCRETE PAVING HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:54:10 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL211 LAYOUT &MATERIALSPLAN - AREA B AuthorKEYNOTES - LAYOUT & MATERIALS... #DESCRIPTION 1 PEDESTRIAN CONCRETE PAVING 2 PEDESTRIAN STAMPED CONCRETE PAVING 3 SALVAGED STONE SEAT WALL; DETAIL 4/L220 4 WOOD MULCH PAVING; DETAIL 3/L220 5 VEHICULAR ASPHALT PAVING; REFER TO CIVIL 6 VEHICULAR CONCRETE PAVING; REFER TO CIVIL 7 VEHICULAR STAMPED CONCRETE PAVING; REFER TO CIVIL 8 CONCRETE STAIR; DETAIL 5/L220 9 SS HANDRAIL; DETAIL 5/L220 10 RAISED PLANTER ON STRUCTURE 11 STONE SURFACING; DETAIL 1/L220 12 PAVEMENT STRIPING; REFER TO CIVIL 14 RETAINING WALL; REFER TO ARCH 15 PEDESTRIAN CONCRETE PAVING ON STRUCTURE KEYNOTES - LAYOUT & MATERIALS... #DESCRIPTION 16 PLANTING AREA ON STRUCTURE 17 STORMWATER BMP; REFER TO CIVIL 18 BIKE RACK; SURFACE MOUNT 20 BOLLARD; SURFACE MOUNT 21 TIE INTO EXISTING HARD SURFACING 22 MONUMENT SIGN 23 RETAINING WALL; REFER TO CIVIL 25 CURB AND GUTTER; REFER TO CIVIL 26 RIP RAP; REFER TO CIVIL 27 WOOD MULCH SURFACING ON ALL AREAS WITHIN LIMITS OFDISTURBANCE NOT IDENTIFIED AS PLANTING E1 EXISTING CONCRETE PAVING E2 EXISTING WALL MATCHLINE L210MATCHLINE L210 City of Edina Development Applications | February 9, 2024FRANCEon 81L220 - Layout & Materials Details WOOD MULCH SURFACING,REFER TO SPEC 321540 COMPACTED AGGREGATE BASE; REFER TO CIVIL DWGS UNDISTURBED EARTH OR COMPACTED SUBGRADE; REFER TO CIVIL DWGS EDGING, REFER TO SPEC 321540 SEE PLAN VARIES 3"4"SOIL SEPARATOR FABRIC;REFER TO SPEC 321540 WALL OR BUILDING FACADE REFER TO L400 SERIES PLANS FOR PLANTING 1'-8" TYP UNO SITE-1 STN-1 STN-2 EDGING SOIL SEPARATOR FABRIC:REFER TO SPEC 321540 SUBGRADE REFER TO CIVIL STN-1 STN-2 SALVAGED STONE BLOCK, REFER TO SPEC 321540 SETTING BED STONE SURFACING; REFER TO SPEC 321540 UNDISTURBED EARTH OR COMPACTED SUBGRADE; REFER TO CIVIL DWGS COMPACTED AGGREGATE BASE; REFER TO CIVIL DWGS (+/-) 1'-6" CONCRETE PAVING; REFER TO CIVIL DWGS REFER TO L400 SERIES PLANS FOR PLANTING (+/-) 1'-6"SUBSOIL DRAIN PIPE, REFER TO CIVIL FILTER FABRIC EPOXY COATED #3 AT EACH NOSING, TYP ANTI-SLIP NOSING, SEE NOTES CLR3"CONC. PAVING, SEE CIVIL 1'-0" 1'-6" OPTIONAL CONST. JOINT CONC. SIDE WALLS BEYOND 6" THICK CONC. SIDE WALLS (UNO) W/ EPOXY COATED #4 @ 16" OC EW, CENTERED AND #4 DOWELS @ 16" OC TO STAIR SLAB COMPACTED SUB-GRADE 1'-2" TYP1" TYP 6"1'-0" 1'-0" 3"3'-0"EQ EQ 1 1/2"⌀SS HANDRAIL AND POSTS FORM OPENING WITH REMOVABLE "EZ SLEEVE" OR EQ, TYP EPOXY GROUT, COLOR TO MATCH PAVING, TYP 6" TYPTYP3"1'-3" SEE CROSS SECTION CROSS SECTIONLONGITUDINAL SECTION HANDRAIL 1" CLR TYP 1'-4"2'-0"STAIRSTAIR NOTES:ANTI-SLIP NOSINGMFR: AMSTEPPRODUCT: 231A ANTI-SLIP SAFETY STAIR NOSING WITH RIBBED ABRAISIVE & SHORT NOSECOLOR: BLACK COMPACTED BASE ROCK EPOXY COATED #4 @ 12" OC EW VARIES, SEE PLAN 9"1 1/2" 8"8" MIN.WALL/CURB BEYOND WALL/CURB BEYOND 1" = 1'-0"3 WOOD MULCH PATHWAY - SECTION 1" = 1'-0"2 MAINTENANCE EDGE - SECTION 1" = 1'-0"1 STONE SURFACING - SECTION 1" = 1'-0"4 STONE SEATWALL - SECTION HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:54:13 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL220 LAYOUT &MATERIALDETAILS Author1" = 1'-0"5 CONCRETE STAIR & HANDRAIL City of Edina Development Applications | February 9, 2024FRANCEon 82L410 - Planting Plans - Area A xxUCFRIDGEUCFRIDGESSSDDDDD3 3 3 6800 FRANCE PARKING STRUCTURE VALLEY VIEW ROADPROPERTY LINE LI M IT O F W O R K LIMIT OF WORK PRIVATE ROAD4 4 PsF / 3 Ov / 7 TaB / 1 GtI / 1 TaB / 1 GtI / 1 BpF / 2 Bn / 2 BpF / 4 Bn / 2 Bn / 4 CsB / 6CsB / 4 CsB / 7 TaB / 1 QmC / 1 QmC / 1 5 5 56 6 6 4 TaB / 1 5 PsF / 2 PsF / 2 GtI / 1 LEGEND -PLANTING LAWN SODREFER TO SPEC 329200 PERENNIAL AND GRASS -MIX AREFER TO L440 NATIVE WET MEADOW SEED MIXREFER TO SPEC 329219 DECIDUOUS OVERSTORY TREESREFER TO PLANT MATERIALS SCHEDULE CONIFEROUS TREESREFER TO PLANT MATERIALS SCHEDULE EXISTING TREETO BE PRESERVED U.N.O; REFER TO L100 SERIES PERENNIAL AND GRASS -MIX B1REFER TO L440 PERENNIAL AND GRASS -MIX CREFER TO L440 PERENNIAL AND GRASS -MIX B2REFER TO L440 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY.2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION5. CONTRACTOR RESPONSIBLE FOR VERIFYING ALL QUANTITIES. GENERAL NOTES -PLANTING PLAN HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:54:24 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL410 PLANTING PLAN- AREA A Author1" = 20'-0"1 PLANTING PLAN - AREA A KEYNOTES - PLANTING #Description 1 LAWN SEED ALL DISTURBED AREAS NOT IDENTIFIED AS SOD 2 STORM WATER BASIN; REFER TO CIVIL 3 PROVIDE 1' OPENING IN WALK ALONG WALL FOR VINING PLANTS, SPACED 10' O.C., #1CONT. VINING PLANT EA. 4 SEED ALL DISTURBED AREAS NOT IDENTIFIED AS PLANTINGS WITH SHADY WOODLANDSEED MIX; REFER TO SPEC. 5 EXISTING GROVE CANOPY 6 EXISTING TREE TRUNK, TYP. MATCHLINE L411MATCHLINE L411 City of Edina Development Applications | February 9, 2024FRANCEon 83L411 - Planting Plans - Area B xX XDN SDDCODDDDDUP 1 2 3 PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE FRANCE AVE SOUTH 6600 FRANCE PRIVATE ROADPRIVATE ROADPROPERTY LINE PROPERTY LINE LIMIT OF WORK LI M IT O F W O R K LIMIT OF WORKQmC / 1 QmC2 / 4 Qm2 / 4GtI2 / 2GbA / 1 Ll / 2 GtI2 / 3Gd / 8 Co2 / 8 Qb2 / 6 Co / 4 Co / 5 Pg / 2 RaG / 48 BpW / 2 Pg / 1 Qb / 1 BpW / 3 Co / 1 Qb / 1Qb / 1 RaG / 44 TaB / 1 Pg / 2 Ll / 2 Qb / 1 RaG / 7 RaG / 21 RaG / 24 RaG / 7 RaG / 18 RaG / 20 RaG / 38 RaG / 15 RaG / 40 Jv / 10 Ig / 13 Ig / 11 Ig / 30 GtI / 2 GbA / 1 GbA / 1 Jv / 4 4 MJK / 9 MJK / 1 4 LEGEND -PLANTING LAWN SODREFER TO SPEC 329200 PERENNIAL AND GRASS -MIX AREFER TO L440 NATIVE WET MEADOW SEED MIXREFER TO SPEC 329219 DECIDUOUS OVERSTORY TREESREFER TO PLANT MATERIALS SCHEDULE CONIFEROUS TREESREFER TO PLANT MATERIALS SCHEDULE EXISTING TREETO BE PRESERVED U.N.O; REFER TO L100 SERIES PERENNIAL AND GRASS -MIX B1REFER TO L440 PERENNIAL AND GRASS -MIX CREFER TO L440 PERENNIAL AND GRASS -MIX B2REFER TO L440 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY.2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION5. CONTRACTOR RESPONSIBLE FOR VERIFYING ALL QUANTITIES. GENERAL NOTES -PLANTING PLAN HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:55:14 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL411 PLANTING PLAN- AREA B Author1" = 20'-0"1 PLANTING PLAN - AREA B KEYNOTES - PLANTING #Description 1 LAWN SEED ALL DISTURBED AREAS NOT IDENTIFIED AS SOD 2 STORM WATER BASIN; REFER TO CIVIL 3 PROVIDE 1' OPENING IN WALK ALONG WALL FOR VINING PLANTS, SPACED 10' O.C., #1CONT. VINING PLANT EA. 4 SEED ALL DISTURBED AREAS NOT IDENTIFIED AS PLANTINGS WITH SHADY WOODLANDSEED MIX; REFER TO SPEC. 5 EXISTING GROVE CANOPY 6 EXISTING TREE TRUNK, TYP. MATCHLINE L510MATCHLINE L510 City of Edina Development Applications | February 9, 2024FRANCEon 84L420 - Planting Details PLAN SECTION VIEW EXISTING SOIL PLANTING SOIL;REFER TO SPEC 329000 2 -3" THICK LAYER OF MULCH FINISHED GRADE NOTES : 1 -SEE PLANT MATERIALS SCHEDULE FOR GROUDCOVER SPECIES, SIZE AND SPACING. 2 -SMALL ROOTS (1/4" OR LESS) THAT GROW AROUND, UP, OR DOWN THE ROOT BALL PERIPHERY ARE CONSIDERED A NORMAL CONDITION IN CONTAINER PRODUCTION AND ARE ACCEPTABLE HOWEVER THEY SHOULD BE ELIMINATED AT THE TIME OF PLANTING. ROOTS ON THE PERIPHERY CAN BE REMOVED AT THE TIME OF PLANTING. (SEE ROOT BALL SHAVING CONTAINER DETAIL). 3 -SETTLE SOIL AROUND ROOT BALL OF EACH GROUNDCOVER PRIOR TO MULCHING. PAVEMENT MULCH GROUNDCOVER PLANTS TO BETRIANGULARLY SPACED EQEQ6" MINSHRUB OR PERENNIAL SECTION VIEW PLANTING SOIL;REFER TO SPEC 329000 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL. SLOPE SIDES OF LOOSENED SOIL FINISHED GRADE NOTES: 1 -PLANTS SHALL BE OF QUALITY PRESCRIBED IN THE SPECIFICATIONS.2 -SEE SPECIFICATIONS FOR FURTHER REQUIREMENTS RELATED TO THIS DETAIL. ROOT BALL EXISTING SOIL 4" HIGH x 8" WIDE ROUND -TOPPED SOIL BERM ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. OF ROOT BALL 3X WIDEST DIM UNDISTURBED EARTH OR COMPACTED MINERAL GRADE DO NOT UNDERLINESUBBASE OF ADJACENTPAVEMENT CROWN ALL ISLAND AREAS ASSHOWN TO MAINTAINPOSITIVE DRAINAGE UNO 3'-0" DIA CIRCLE FOR DECIDUOUS TREES OR TO EXTENT OF LOWER LIMBS FOR CONIFEROUS TREES ROOT FLARE TO BE VISIBLE; TOP OF ROOTBALL SET 1" TO 2" ABOVE GRADE; SHALLOWMULCH (LESS THAN 1") NEAR TRUNK MIN4"1/32/3EQ EQ VARIES CENTRAL LEADER ORIGINAL SLOPE SHOULD PASSTHROUGH THE POINT WHERE THETRUNK BASE MEETS SUBSTRATE/SOIL. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6"LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL;REFER TO SPEC 329000 ORIGINAL GRADE BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL NOTES:1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. SLOPE SIDES OF LOOSENED SOIL EXISTING SOIL 4" LAYER OF MULCH. NO MORETHAN 1" OF MULCH ON TOP OF ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). ROUND-TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CENTERED ON THE DOWNHILL SIDE OF THE ROOT BALL FOR 240°. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. ROOT BALL MODIFIED AS REQUIRED TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE OF ROOT BALL 3X WIDEST DIMENSION CENTRAL LEADER ORIGINAL SLOPE SHOULD PASSTHROUGH THE POINT WHERE THETRUNK BASE MEETS SUBSTRATE/SOIL. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6"LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL;REFER TO SPEC 329000 ORIGINAL GRADE BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL NOTES:1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. SLOPE SIDES OF LOOSENED SOIL EXISTING SOIL 4" LAYER OF MULCH. NO MORETHAN 1" OF MULCH ON TOP OF ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). ROUND-TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CENTERED ON THE DOWNHILL SIDE OF THE ROOT BALL FOR 240°. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. ROOT BALL MODIFIED AS REQUIRED TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE OF ROOT BALL 3X WIDEST DIMENSION CENTRAL LEADERNOTES:1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE FINISHED GRADE TOP OF ROOT BALL SHALL BE FLUSH WITH FINISHED GRADE. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL REFER TO SPEC 329000 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OFROOTBALL. (SEE SPECIFICATIONS FOR MULCH). EXPOSE ROOT FLARE AND SET AT GRADE ROUND-TOPPED SOIL BERM 4" HIGH x 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL. 3X WIDEST DIMENSION OF ROOT BALL CENTRAL LEADERNOTES:1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE FINISHED GRADE TOP OF ROOT BALL SHALL BE FLUSH WITH FINISHED GRADE. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL REFER TO SPEC 329000 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OFROOTBALL. (SEE SPECIFICATIONS FOR MULCH). EXPOSE ROOT FLARE AND SET AT GRADE ROUND-TOPPED SOIL BERM 4" HIGH x 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL. 3X WIDEST DIMENSION OF ROOT BALL HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:55:19 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL420 PLANTINGDETAILS AuthorNTS1PERENNIAL, GROUND COVER PLANTING PLAN AND SECTION NTS4SHRUB AND PERENNIAL PLANTING SECTION NTS7TREE PLANTING - PARKING LOT ISLAND/CONTAINED AREAS - WELL DRAINING SOILS NTS2CONIFEROUS TREE PLANTING ON SLOPE - SECTION NTS3DECIDUOUS TREE PLANTING ON SLOPE - SECTION NTS9CONIFEROUS TREE PLANTING - SECTION NTS10DECIDUOUS TREE PLANTING - SECTION City of Edina Development Applications | February 9, 2024FRANCEon 85L440 - Plant Materials Schedule Key Quantity Common Name Scientific Name Size Spacing Perennials CnN 175 Lesser Catmint Calamintha nepeta ssp. nepeta 18" O.C.#1 CTNR. RhG 232 Goldsturm Black Eyed Susan Rudbeckia fulgida 'Goldsturm'18" O.C.#1 CTNR. Ornamental Grasses SsM 175 Blue Heaven Little Bluestem Schizachyrium scoparium 'Minnblue A'18" O.C.#1 CTNR. Key Quantity Common Name Scientific Name Size Spacing Perennials Ornamental Grasses Cp 900 Pennsylvania Sedge Carex pensylvanica 12" O.C.#1 CTNR. HBA 28 Blue Angel Hosta Hosta 'Blue Angel'24" O.C.#1 CTNR. RhG 49 Goldsturm Black Eyed Susan Rudbeckia fulgida 'Goldsturm'18" O.C.#1 CTNR. Key Quantity Common Name Scientific Name Size Spacing Perennials CnN 173 Lesser Catmint Calamintha nepeta ssp. nepeta 18" O.C.#1 CTNR. Ornamental Grasses Cp 262 Pennsylvania Sedge Carex pensylvanica 12" O.C.#1 CTNR. SsM 173 Blue Heaven Little Bluestem Schizachyrium scoparium 'Minnblue A'18" O.C.#1 CTNR. Hp 173 Paris Coral Bells Heuchera 'Paris'18" O.C.#1 CTNR. HBA 32 Blue Angel Hosta Hosta 'Blue Angel'24" O.C.#1 CTNR. SnB 173 Blue Marvel Sage Salvia nemorosa 'Blue Marvel'18" O.C.#1 CTNR. RhG 290 Goldsturm Black Eyed Susan Rudbeckia fulgida 'Goldsturm'18" O.C.#1 CTNR. Key Quantity Common Name Scientific Name Size Spacing Perennials Ornamental Grasses HmA 30 Golden Varigated Hakonechloa Grass Hakonechloa macra 'Aureola'18" O.C.#1 CTNR. Hp 60 Paris Coral Bells Heuchera 'Paris'18" O.C.#1 CTNR.#1 CTNR. Aff 30 Lady In Red Fern Athyrium felix-forma 'Lady in Red'18" O.C.#1 CTNR. PfV 60 Variegated Solomon's Seal Polygonatum falcatum 'Variegatum'18" O.C.#1 CTNR. PERENNIAL AND GRASS - MIX A 30% CALAMINTHA, 30% SCHIZACHYRIUM, 40% RUDBECKIA PERENNIAL AND GRASS - MIX B1 80% CAREX, 10% HOSTA, 10% RUDBECKIA PERENNIAL AND GRASS - MIX B2 25% RUDBECKIA, 15% SALVIA, 15% SCHIZACHYRIUM, 15% CALAMINTHA, 15% HEUCHERA, 10% CAREX, 5% HOSTA PERENNIAL AND GRASS - MIX C 30% ATHYRIUM, 30% HAKONECHLOA, 20% POLYGONATUM, 20% HEUCHERA HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:55:24 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL440 PLANTMATERIALSSCHEDULE AuthorPLANT MATERIALS SCHEDULE - TREES AND SHRUBS Key Quantity Common Name Scientific Name Size Spacing Comments CONIFEROUS SHRUB Ig 54 Inkberry Ilex glabra #5 CTNR. As Shown TcD 30 Dwarf Bright Gold Yew Taxus cuspidata 'Dwarf Bright Gold'#5 CTNR. As Shown CONIFEROUS TREE Jv 18 Eastern Red Cedar Juniperus virginiana 10' ht. As Shown Pg 5 White Spruce Picea glauca 8' Ht. As Shown PsF 7 White Columnar Pine Pinus strobus 'Fastigiata'12' Ht. As Shown DECIDUOUS SHRUB CsB 17 Firedance Dogwood Cornus sericea 'Bailadeline'#5 CTNR. As Shown RaG 290 Gro-Low Fragrant Sumac Rhus aromatica 'Gro-Low'#5 CTNR. As Shown DECIDUOUS TREES Bn 8 River Birch Betula nigra 3.5" cal. As Shown BpF 6 Dakota Pinnacle Birch Betula platyphylla 'Fargo'3.5" cal. As Shown BpW 5 Whitespire Birch Betula populifolia 'Whitespire'3.5" cal. As Shown Co 10 Hackberry Celtis Occidentalis 3.5" cal. As Shown Co2 8 Hackberry Celtis Occidentalis 4.5" cal. As Shown GbA 3 Autumn Gold Ginkgo Ginkgo biloba 'Autumn Gold'3.5" cal. As Shown Male SpecimensOnly Gd 8 Kentucky CoffeetreeGymnocladus dioicus Gymnocladus dioicusGymnocladus dioicus 4.5" cal. As Shown GtI 5 Imperial Honeylocust Gleditsia triacanthos 'Impcole'3.5" cal. As Shown GtI2 5 Imperial Honeylocust Gleditsia triacanthos 'Impcole'5.5" cal. As Shown Ll 5 American Larch Larix laricina 8' ht. As Shown MJK 10 Royal Raindrops Crabapple Malus 'JFS-KW5'2" cal. As Shown Ov 7 Ironwood Ostrya Virginiana 3.5" cal. As Shown Qb 4 Swamp White Oak Quercus bicolor 3.5" cal. As Shown Qb2 6 Swamp White Oak Quercus bicolor 4.5" cal. As Shown Qm2 4 Burr Oak Quercus macrocarpa 5.5" cal. As Shown QmC 3 Heritage Oak Quercus x macdanielli 'Clemons'3.5" cal. As Shown QmC2 4 Heritage Oak Quercus x macdanielli 'Clemons'5.5" cal. As Shown TaB 5 Boulevard Linden Tilia americana 'Boulevard'5.5" cal. As Shown PERIMETER OF SITE: 4471 FT. REQUIRED MINIMUM TREE COUNT: 112 TREES PROVIDED TREESEXISTING TREES SHALL BE USED AS A CREDIT TO MEET THE REQUIRED MINIMUM TREE COUNT. ADDITIONAL TREES HAVE BEEN PROVIDED VOLUNTARILY WHICH COMPLY WITH REQUIREMENTS OF THE RESIDENTIAL TREE PROTECTION ORDINANCE. RESIDENTIAL TREE PROTECTION ORDINANCE GUIDELINESFOR LOT SIZES GREATER THAN 1 ACRE:DECIDUOUS 3.5" DBH OR GREAER & CONIFEROUS 8' TALL OR GREATER = 50%DECIDUOUS 4.5" DBH OR GREAER & CONIFEROUS 10' TALL OR GREATER = 25%DECIDUOUS 5.5" DBH OR GREAER & CONIFEROUS 12' TALL OR GREATER = 25% DECIDUOUS TREES:GREATER THAN OR EQUAL TO 3.5" DBH: 56 TREESGREATER THAN OR EQUAL TO 4.5" DBH: 22 TREESGREATER THAN OR EQUAL TO 5.5" DBH: 18 TREES CONIFEROUS TREESGREATER THAN OR EQUAL TO 8' HT: 5 TREESGREATER THAN OR EQUAL TO 10' HT: 18 TREESGREATER THAN OR EQUAL TO 12' HT: 7 TREES MINIMUM TREE QUANTITY REQUIREMENTS TREE SIZE DISTRIBUTION (VOLUNTARY) SEED/SOD COVERAGE TOTAL SOD AREA: 47360 SQ FT TOTAL SEEDED AREA: 6590 SQ FT 8% reduction from SD 2174sf SD2468sf Current 100% reduction from SD 1960sf SD1323sf Current 20% increasefrom SD 800sf SD952sf Current 44% reduction from SD 2052sf SD1137sf Current City of Edina Development Applications | February 9, 2024FRANCEon 86L510 - Irrigation Plan - Area A xxUCFRIDGEUCFRIDGE1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY.2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION GENERAL NOTES -IRRIGATION PLAN LEGEND -IRRIGATION PERMANENT SPRAY/ROTOR IRRIGATION EXTENTS -SODDED AREAS; REFER TO SPEC 328000 PERMANENT DRIP IRRIGATION EXTENTS -PLANTING BED AREAS; REFER TO SPEC 328000 CONCEPTUAL MAINLINE ROUTE;REFER TO SPEC 328000 TEMPORARY IRRIGATION EXTENTS -CONTRACTOR TO PROVIDE WATERING AS REQUIRED TO PROMOTE PLANT HEALTH AND ESTABLISHMENT AS REQUIRED PER WARRANTY AND SPECIFICATIONS; REFER TO SPEC 328000 IRRIGATION SLEEVE, ADD ALTERNATVE SCOPE;REFER TO SPEC 328000 6800 FRANCE PARKING STRUCTURE VALLEY VIEW ROADPROPERTY LINE LI MIT O F W O R K KEYNOTES - IRRIGATION PLAN #DESCRIPTION P.O.C. BACKFLOW PREVENTOR AND POINT OF CONNECTION IN FLUSH WALL CABINET; REFER TOARCHITECTURE AND PLUMBING. 1" = 20'-0"1 IRRIGATION PLAN - AREA A HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:55:32 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL510 IRRIGATIONPLAN - AREA A AuthorMATCHLINE L511 MATCHLINE L511 City of Edina Development Applications | February 9, 2024FRANCEon 87L511 - Irrigation Plan - Area B xUP UP PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE EXISTING PATIO FRANCE AVE SOUTH 6600 FRANCE PRIVATE ROADPRIVATE ROADP.O.C. P.O.C.IF DEDICATED SYSTEM FOR RESTAURANT AREA IS REQUIRED. ALTERNATIVELY, SERVICE COULD EXTEND FROM AN EXISTING SYSTEM AT 6800 FRANCE. TO SERVE MOB PARCEL PROPERTY LINE LIMIT OF WORK 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY.2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION GENERAL NOTES -IRRIGATION PLAN LEGEND -IRRIGATION PERMANENT SPRAY/ROTOR IRRIGATION EXTENTS -SODDED AREAS; REFER TO SPEC 328000 PERMANENT DRIP IRRIGATION EXTENTS -PLANTING BED AREAS; REFER TO SPEC 328000 CONCEPTUAL MAINLINE ROUTE;REFER TO SPEC 328000 TEMPORARY IRRIGATION EXTENTS -CONTRACTOR TO PROVIDE WATERING AS REQUIRED TO PROMOTE PLANT HEALTH AND ESTABLISHMENT AS REQUIRED PER WARRANTY AND SPECIFICATIONS; REFER TO SPEC 328000 IRRIGATION SLEEVE, ADD ALTERNATVE SCOPE;REFER TO SPEC 328000 1" = 20'-0"1 IRRIGATION PLAN - AREA B KEYNOTES - IRRIGATION PLAN #DESCRIPTION P.O.C. BACKFLOW PREVENTOR AND POINT OF CONNECTION IN FLUSH WALL CABINET; REFER TOARCHITECTURE AND PLUMBING. HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 2/7/2024 11:55:44 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL511 IRRIGATIONPLAN - AREA B AuthorMATCHLINE L510MATCHLINE L510 City of Edina Development Applications | February 9, 2024FRANCEon 88 UP A 2 3 4 5 BCDEFGHJKLN P1 P2 P5 P6 P7 P8 P9 P12 1 6 M P10 P11 23'-0"4'-0" 30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"15'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"STAIR ST-002 ELEVATORLOBBY 010 PARKING 001 MPOP 014UP 79'-0"124'-10"310'-0"DK >Kt Z > s > WZ</E'^dZhdhZ >Kt Z> s > A4021 PARKING 030 FIRE 021 ELEC 022 ELEV LOBBY 031 SUMP 033 STAIR 032 UNEXCAVATED UNEXCAVATED P4 P339'-0"6% SLOPE10'-0"12% SLOPE98'-0"STORAGE 023 VEHICLESTORAGE 024 STORAGE 006 MECH 003 TELECOM 004 SUMP 013 TRASH 002 ELEC 011 ELEV EQUIP 012 STORAGE 005 ELEV EQUIP 020 A4023A4024 PLAZA ABOVE, REFER TO A201 UNEXCAVATED UNEXCAVATED STAIR 040 EXISTING 6800 BUILDING EXISTING 6600 BUILDING 304'-0" A4001 RAMP TO UNDERGROUND PARKING 27'-0"199'-0"+*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLFLOOR PLAN -LOWER LEVEL $XWKRU1/16" = 1'-0"1 OVERALL FLOOR PLAN - LOWER LEVEL A401 A401 A401 FEBRUARY 9, 2024 A200 - Overall Floor Plan - Lower Level City of Edina Development Applications | February 9, 2024FRANCEon 89 DN UP UPUP A 2 A4012 A4002 A4011 A4001 3 4 5 BCDEFGHJKLN P1 P2 P5 P6 P7 P8 P9 P12 1 6 M P10 P11 124'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"4'-0"23'-0"15'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"UTILITY YARD 126 TENANT B 104 TENANT A 118 VESTIBULE 101 VESTIBULE 102 WATER 121 FIRE PUMP 120 MECH 123 EMERGENCYELEC 125 ELEC 124 SHAFT SHAFT SECURITYOFFICE 107 CORRIDOR 105 TENANT C 106 CORRIDOR 119 CORRIDOR 103 ELEVATORSUPDK > s >Ϭϭ WZ</E'^dZhdhZ > s >Ϭϭ 304'-0"2'-0"286'-0"200'-0"A4021 SERVICECORRIDOR 122 R1 R2 R3 R4 R6 RDRCRB P4 P3 STAIR ST-101 MECH 111 ELEC 117 WOMEN 110 JAN 114 STAIR ST-102 TELECOM 112 RR 116 MEN 109 STORAGE 113 LACT 115 SOUTH LINK 133 NORTH LINK 127 A4023A4024 A4022 A4031 A4032 A4033 A4034 RAMP TO UNDERGROUND PARKING ON GRADE PARKING11'-0"6% SLOPE10'-0"12% SLOPE98'-0"6% SLOPE10'-0"PLAZA OVER GARAGE BELOW SECURITY DESK LOBBY 100 R7 RA RE EXISTING 6800 BUILDING EXISTING 6600 BUILDING 124'-0" STAIR 132 LOBBY 131 STAIR 140 PARKING 130 CORRIDOR 108 DINING 400 WOMEN 403 MEN 402 KITCHEN 401 TRASH 404 27'-0" 124'-0"26'-0"154'-0" 76'-0"128'-6"18'-0"30'-0"30'-0"12'-0"30'-0"13'-0"25'-6"22'-6"11'-0"12'-8"20'-8"45'-2"45'-6"Z ^dhZEd +*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLFLOOR PLAN -LEVEL 01 $XWKRU1/16" = 1'-0"1 OVERALL FLOOR PLAN - LEVEL 01 A401A401 A401 A401 A402 A402 A402 A402 A4004 A4003 FEBRUARY 9, 2024 A201 - Overall Floor Plan - Level 01 City of Edina Development Applications | February 9, 2024FRANCEon 90 UP UPDN A 2 A4012 A4002 A4011 A4001 3 4 5 BCDEFGHJKLN P1 P2 P5 P6 P7 P8 P9 P12 1 6 M P10 P11 LOBBY 200 30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"4'-0"23'-0"15'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"84'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"STAIR ST-201 ELEC 217 278'-0"132'-0"DK > s >ϬϮ WZ</E'^dZhdhZ > s >ϬϮ A4021 SHAFT SHAFT ELEVATORS R1 R2 R3 R4 R6 RDRCRB P4 P3 STAIR ST-202 MEN 209 WOMEN 210 RR 216 MECH 211 TELECOM 212 LACT 215 JAN 214 STORAGE 213 LOBBY 231 STAIR 232 A4023A4024 A4022 A4031 A4032 A4033 A4034 39'-0"6% SLOPE10'-0"R7 RA RE EXISTING 6800 BUILDING EXISTING 6600 BUILDING TENANT 201 CORRIDOR 208200'-0"124'-0" 27'-0"6% SLOPE10'-0"12% SLOPE98'-0"286'-0"Z ^dhZEd ZKK& >Kt ZKK& >KtUP 86'-0"8'-0"184'-0" +*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLFLOOR PLAN -LEVEL 02 $XWKRU1/16" = 1'-0"1 OVERALL FLOOR PLAN - LEVEL 02 A401 A401 A401 A401 A402 A402 A402 A402 A4004 A4003 FEBRUARY 9, 2024 A202 - Overall Floor Plan - Level 02 City of Edina Development Applications | February 9, 2024FRANCEon 91 DN DN A 2 A4012 A4002 A4011 A4001 3 4 5 BCDEFGHJKLN P1 P2 P5 P6 P7 P8 P9 P12 1 6 M P10 P1115'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"84'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"4'-0"23'-0" LOBBY 300 ELEC 317 DK > s >Ϭϯ 278'-0"132'-0"SHAFT SHAFT ELEVATORS P4 P3 STAIR ST-302 MEN 309 RR 316 LACT 315 WOMEN 310 MECH 311 TELECOM 312 JAN 314 STAIR ST-301 STORAGE 313 A4023A4024 A4022 EXISTING 6800 BUILDING EXISTING 6600 BUILDING CORRIDOR 308 TENANT 301 WZ</E'^dZhdhZ > s >Ϭϯ DNA4021 27'-0" 124'-0"286'-0"200'-0"6% SLOPE10'-0"12% SLOPE90'-0"6% SLOPE10'-0"86'-0"8'-0"184'-0" +*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLFLOOR PLAN -LEVEL 03 $XWKRU1/16" = 1'-0"1 OVERALL FLOOR PLAN - LEVEL 03 A401 A401 A401 A401 A4004 A4003 FEBRUARY 9, 2024 DN RS STAIR ST-302 A203 - Overall Floor Plan - Level 03 City of Edina Development Applications | February 9, 2024FRANCEon 92 LEVEL 01100' - 0" A LEVEL 02120' - 0" ROOF150' - 0" LEVEL 03135' - 0" BCDEFGHJKL 2A410 1A410 N M PARAPET152' - 0" LEVEL 01100' - 0" 2 LEVEL 02120' - 0" ROOF150' - 0" LEVEL 03135' - 0" 3 4 5 PARKING LEVEL 01100' - 0" PARKING LEVEL 02113' - 0" PARKING LEVEL 03125' - 0" P1P2P5P6P7P8P9P12 3A410 1 6P10P11 ALTERNATE #1, SHOWN DASHED. ADD PARKING LEVELS 2 & 3 ALTERNATE #1, SHOWN DASHED. ADD STAIR AND ELEVATOR CORE TO LEVELS 2 & 3. PARAPET152' - 0" 4A410 P4 P3 A. ELEVATIONS OF EXISTING FLOORS ARE BASED ON SURVEY INFORMATION AND\OR AS-BUILT DRAWINGS PROVIDED BY THE OWNER. THE SURVEY DATA MAY NOT BE COMPLETE AND THE ACTUAL EXISTING ELEVATIONS MAY VARY IN DIFFERENT PORTIONS OF THE EXISTING BUILDING. ALL INFORMATION MUST BE FIELD VERIFIED AND COORDINATED BETWEEN NEWAND EXISTING CONSTRUCTION TO PROVIDE MATCHING FLOOR ELEVATIONS WHERE REQUIRED. *(1(5$/127(6 (;7(5,25(/(9$7,216 +*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLEXTERIORELEVATIONS -MOB $XWKRU1/16" = 1'-0"1 MOB - EAST ELEVATION 1/16" = 1'-0"2 PARKING STRUCTURE AND MOB - SOUTH ELEVATION '$7( &23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& '(9(/230(17 $33/,&$7,216 -$18$5< $ ;+<- !"#$ !#% !#% !#% !#&"'"&!2+ =*>012. &"'"&!2- =2*012. &"'"&!2*??*012. %@@!A#B#A"% =++012. %@@!"95!$9B"")!C#&&=;;012.% !# !'#*> ' !# &% !"# &"'"&!2+ =*>012. &"'"&!2-=2*012. &"'"&!2*??*012. %@@!A#B#A"%=++012. %@@!"95!$9B"")!C#&&=;;012. 9 8 "7 6 5 3 4 &# ($ !"# 3&4 5 6 7 "8 9 # &"'"&!2+=*>012. &"'"&!2-=2*012. &"'"&!2* ??*012. %@@!A#B#A"%=++012. %@@!"95!$9B"")!C#&& =;;012.$ !# !"#& !#% !#% !#% !#% !#( !"# %$ !"#'% !"#&"'"&!2+ =*>012. &"'"&!2- =2*012. &"'"&!2*??*012. %@@!A#B#A"% =++012. %@@!"95!$9B"")!C#&&=;;012. +;-<>* 3/32” = 1’-0” MOB WEST ELEVATION 3/32” = 1’-0” MOB EAST ELEVATION 3/32” = 1’-0” MOB NORTH ELEVATION 3/32” = 1’-0” MOB SOUTH ELEVATION GL-41 CW-1 MP-4 CANOPY MP-6 MP-1 APC-1 CW-1 DROP-OFF CANOPY FBR-1 CONNECTOR LINK MP-1 GL-41 CW-1 APC-1 CW-1 GL-41 MP-4 MP-3 SOFFITFBR-1 CW-1, MULLION EXTENSION ON OUTER FRAME W/ HORIZONTAL SSG, TYP. CONNECTOR LINK GL-41 MP-4 MP-6 OVERHEAD DOOR EXTERIOR DOOR MP-2 SOFFIT PORTION OF PARKING STRUCTURE BELOW GRADE FBR-1 DROP-OFF CANOPY MP-1 APC-1 CW-1 GL-41 MP-4 FBR-1 MP-1 APC-1 CW-1 DROP-OFF CANOPY GL-41 CW-1 MP-4 FBR-1 FRB-1 MP-6 CW-1MP-4 MP-3 SOFFIT GL-41 CW-1 MP-6 SIGNAGE %@@!"95!$ !"#$ !#% !#% !#% !#% !# !'#$ !#% !#% !#% !#% !#4 2 3 1 '$7( -$18$5< FEBRUARY 9, 2024 A400 - Overall Exterior Elevations - MOB City of Edina Development Applications | February 9, 2024FRANCEon 93 A. ELEVATIONS OF EXISTING FLOORS ARE BASED ON SURVEY INFORMATION AND\OR AS-BUILT DRAWINGS PROVIDED BY THE OWNER. THE SURVEY DATA MAY NOT BE COMPLETE AND THE ACTUAL EXISTING ELEVATIONS MAY VARY IN DIFFERENT PORTIONS OF THE EXISTING BUILDING. ALL INFORMATION MUST BE FIELD VERIFIED AND COORDINATED BETWEEN NEWAND EXISTING CONSTRUCTION TO PROVIDE MATCHING FLOOR ELEVATIONS WHERE REQUIRED. *(1(5$/127(6 (;7(5,25(/(9$7,216 LEVEL 01100' - 0" LEVEL 02120' - 0" ROOF150' - 0" LEVEL 03135' - 0" PARKING LEVEL 01100' - 0" PARKING LOWER LEVEL87' - 0" PARKING LEVEL 02113' - 0" PARKING LEVEL 03125' - 0" P1 P2 P5 P6 P7 P8 P9 P12P10P11 PARAPET152' - 0" P4P3 G H J K L 2A410 PARKING LEVEL 01100' - 0" PARKING LOWER LEVEL87' - 0" 1A410 PARKING LEVEL 02113' - 0" PARKING LEVEL 03125' - 0" NM ALTERNATE #1, SHOWN DASHED. ADD PARKING LEVELS 2 & 3 LEVEL 01100' - 0" LEVEL 02120' - 0" ROOF150' - 0" LEVEL 03135' - 0" PARKING LEVEL 01100' - 0" PARKING LOWER LEVEL87' - 0" PARKING LEVEL 02113' - 0" PARKING LEVEL 03125' - 0" P1P2P5P6P7P8P9P12 1P10P11 PARAPET152' - 0" P4 P3 LEVEL 01100' - 0" LEVEL 02120' - 0" ROOF150' - 0" LEVEL 03135' - 0" GHJKL 2A410 PARKING LEVEL 01100' - 0" PARKING LOWER LEVEL87' - 0" 1A410 PARKING LEVEL 02113' - 0" PARKING LEVEL 03125' - 0" N M PARAPET152' - 0" +*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLEXTERIORELEVATIONS -PARKINGSTRUCTURE $XWKRU1/16" = 1'-0"3 PARKING STRUCTURE - NORTH ELEVATION 1/16" = 1'-0"1 PARKING STRUCTURE - WEST ELEVATION 1/16" = 1'-0"4 PARKING STRUCTURE - SOUTH ELEVATION 1/16" = 1'-0"2 PARKING STRUCTURE - EAST ELEVATION '$7( &23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& '(9(/230(17 $33/,&$7,216 -$18$5< $ 4/4446;;<=>?4 90/ ,*-*,%4 <<45+62 ,*-*,%60 ;6>5+62 ,*-*,%/<;95+62 '@. @% *' ;4;5+92 �!"�#$ !"&$%&�!"($ #,!:8$ ,*-*,%60 ;6>5+62 ,*-*,%/ <;95+62 '@. @% *' ;4;5+92 ,*-*,%4 <<45+62 ,*-*,%,<><5+62 !"# $ APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE APC-2 CW-1 MP-4 CW-1 MP-4 EXPOSED CAST-IN- PLACE CONCRETE DEC MET-5APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE METAL GATES FOR SNOW REMOVAL CW-1 MP-4 CW-1 !"# $ 3/32” = 1’-0” PARKING STRUCTURE - WEST ELEVATION 3/32” = 1’-0” PARKING STRUCTURE - NORTH ELEVATION 2 $#:!,# '@. @% *' ;4;5+92 ,*-*,%4 <<45+62 ,*-*,%, <><5+62 ,*-*,%60 ;6>5+62 ,*-*,%/<;95+62%&!"'$&!"($� �!"# $&!"($MP-4 CW-1 MP-4 EXPOSED CAST-IN- PLACE CONCRETE APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE APC-2 W/ REVEALS CW-1 APC-2 GL-41 3/32” = 1’-0” PARKING STRUCTURE - EAST ELEVATION1 4 4/0;9?>=<4/;4644 '@. @% *';4;5+92 ,*-*,%4<<45+62 ,*-*,%, <><5+62 ,*-*,%60;6>5+62 ,*-*,%/ <;95+62�!"�#$MP-2 SOFFIT MP-4 APC-2 CW-1 CW-1 APC-2 W/ REVEALS EXPOSED CAST-IN- PLACE CONCRETE APC-2 DEC MET-5 3/32” = 1’-0” PARKING STRUCTURE - SOUTH ELEVATION3 '$7( -$18$5< FEBRUARY 9, 2024 A401 - Overall Exterior Elevations - Parking Structure City of Edina Development Applications | February 9, 2024FRANCEon 94 A. ELEVATIONS OF EXISTING FLOORS ARE BASED ON SURVEY INFORMATION AND\OR AS-BUILT DRAWINGS PROVIDED BY THE OWNER. THE SURVEY DATA MAY NOT BE COMPLETE AND THE ACTUAL EXISTING ELEVATIONS MAY VARY IN DIFFERENT PORTIONS OF THE EXISTING BUILDING. ALL INFORMATION MUST BE FIELD VERIFIED AND COORDINATED BETWEEN NEWAND EXISTING CONSTRUCTION TO PROVIDE MATCHING FLOOR ELEVATIONS WHERE REQUIRED. *(1(5$/127(6 (;7(5,25(/(9$7,216 LEVEL 01100' - 0" LEVEL 02120' - 0" R2R3R4R6R7 LEVEL 01100' - 0" LEVEL 02120' - 0" LEVEL 03135' - 0" PARKING LEVEL 01100' - 0" PARKING LEVEL 02113' - 0" PARKING LEVEL 03125' - 0" RDRCRBRA RE LEVEL 01100' - 0" RD RC RB RARE R1 R2 R3 R4 R6R7 +*$12 '$7( NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& ,668$1&(+,6725< 7+,66+((7 '(9(/230(17 $33/,&$7,216 -$18$5< KEYPLAN 02% 3$5.,1*5$03 5(67$85$17 0(',&$/ 2)),&( %8,/',1* Wildamere Capital Management6800 France Ave S #550Edina, MN 55435 Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435 Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$ OVERALLEXTERIORELEVATIONS -RESTAURANT $XWKRU1/8" = 1'-0"1 RESTAURANT - NORTH ELEVATION 1/8" = 1'-0"2 RESTAURANT - EAST ELEVATION 1/8" = 1'-0"3 RESTAURANT - WEST ELEVATION 1/8" = 1'-0"4 RESTAURANT - SOUTH ELEVATION '$7( &23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&& '(9(/230(17 $33/,&$7,216 -$18$5< $ -4 6 ,<@ # !$"$ !"% !" #$ !&" ! 7' 7%8""8!/9:2&3 0 )*)%- /:92&3 0 )'5 %'';/9-2&/0 !"=>?"=>?"# !$"$ !"# !$"$ !"% !" '& !" ! 7' 7%8""8!/9:2&3 0 )*)%-/:92&3 0 )'5%''; /9-2&/0 ! 7' 7%8""8! /9:2&3 0 )*)%- /:92&3 0 )'5%''; /9-2&/0 -46,<@ # !$"$ !"1/8” = 1’-0” RESTAURANT - NORTH ELEVATION 1/8” = 1’-0” RESTAURANT - EAST ELEVATION 1/8” = 1’-0” RESTAURANT - WEST ELEVATION 1/8” = 1’-0” RESTAURANT - SOUTH ELEVATION MP-5 FBR-2 CW-1 W/ GL-22 CW-1MP-3CW-1EXTERIOR BAR W/ SHUTTERFBR-1CW-1 MP-3 SOFFIT FBR-2 CW-1 W/ GL-22 CW-1FBR-1 MP-3 FBR-2 MP-5 MP-3 SOFFIT CW-1 FBR-1 MP-5 FBR-2 CW-1 FBR-2 FBR-1 CW-1 W/ GL-22 1 2 3 4 '$7( -$18$5< FEBRUARY 9, 2024 A402 - Overall Exterior Elevations - Restaurant Thank You FRANCE - Edina, MN Southdale Office Center City of Edina Development Applications - Appendix A | February 9, 2024on MN HWY 62FRANCE AVE SVALLEY VIEW RDW 66TH STW 70TH STSOUTHDALE CENTERPROJECTLOCATIONCCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC..(<3/$1 )5$1&($9(6(',1$01+*$&200,66,21180%(5 1257+7+675((768,7(0,11($32/,60,11(627$7(/(3+21( 0$3 127( 5(1'(5,1*127)25&216758&7,2186(MEDICAL OFFICE BUILDINGPARKING RAMPRESTAURANT1/17/2024 2:50:57 PM*)5$1&($9(6(',1$01 6+((7,1'(;NUMBER SHEET NAME1-GENERALG000 COVER SHEET2-CIVILC000 COVER SHEETC100 GENERAL NOTESC200 OVERALL DEMO PLANC201 DEMO PLANC300 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1C301 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2C302 EROSION AND SEDIMENT CONTROL DETAILSC400 OVERALL SITE PLANC401 SITE PLANC402 SITE DETAILSC500 OVERALL GRADING AND DRAINAGE PLANC501 GRADING AND DRAINAGE PLANC502 GRADING ADA DETAILSC600 OVERALL UTILITY PLANC601 UTILITY PLANC602 UTILITY DETAILSC603 UTILITY DETAILSC604 UTILITY DETAILS3-SURVEY1 ALTA/MSPS LAND TITLE SURVEY2 SITE SURVEY3 SITE SURVEY4 SITE SURVEY5 TREE SURVEY4-PLAT01 PRELIMINARY PLAT6-LANDSCAPEL100 TREE PROTECTION PLANL101 TREE DEMOLITION PLANL200 OVERALL LANDSCAPE PLANL210 ENLARGED LAYOUT & MATERIALS PLAN - AREA AL211 ENLARGED LAYOUT & MATERIALS PLAN - AREA BL220 LAYOUT & MATERIAL DETAILSL410 ENLARGED PLANTING PLANS - AREA AL411 ENLARGED PLANTING PLANS - AREA BL510 IRRIGATION PLAN - AREA AL511 IRRIGATION PLAN - AREA B8-ARCHITECTURALA200 OVERALL FLOOR PLAN - LOWER LEVELA201 OVERALL FLOOR PLAN - LEVEL 01A202 OVERALL FLOOR PLAN - LEVEL 02A203 OVERALL FLOOR PLAN - LEVEL 03Grand total: 3902/09/2024 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114NORTHVICINITYN.T.S.SITEEDINA, HENNEPIN COUNTY, MN1.CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCHWHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION.2.IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A ARCH full bleed E(36.00 x 48.00 Inches) SHEET.3.ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/ORUTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDINGPOSSESSION AND THE FINAL CONNECTION OF SERVICES.4.ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES,AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS.NOTES:LANDSCAPE ARCHITECTHGA420 NORTH 5TH STREET, SUITE 100MINNEAPOLIS, MN 55401TELEPHONE:GEOTECHNICAL ENGINEERHAUGO GEOTECHNICAL SERVICES2825 CEDAR AVENUE SOUTHMINNEAPOLIS, MN 55407CONTACT: PAUL GIONFRIDDOTELEPHONE: (612) 729-2959PROJECT TEAM:SURVEYORSUNDE LAND SURVEYING9001 E BLOOMINGOTN FWY, SUITE 118BLOOMINGTON, MN 55420CONTACT: ARLEE CARLSON, PLSTELEPHONE: (952) 886-3118ENGINEERKIMLEY-HORN AND ASSOCIATES, INC.PREPARED BY: THOMAS J. LINCOLN767 EUSTIS STREET, SUITE 100ST. PAUL, MN 55114TELEPHONE (651) 645-4197CONTRACTORPCL CONSTRUCTION SERVICESCONTACT: CHRIS HAUCKOnFrance Medical Office BuildingFORDEVELOPMENT PLAN APPLICATIONKnow what'sbelow.before you dig.CallARCHITECTHGA420 NORTH 5TH STREET, SUITE 100MINNEAPOLIS, MN 55401TELEPHONE: (612) 758-4000CONTACT: DAVID LITTLECONTACT: AARON MULLINSCONTACT: JASON VANSELOWCROSSTOWN HWYW 66TH STFRANCE AVE SVALLEY VIEW RDW 70TH STCOVER SHEETC000CLIENTWILDAMERE CAPITAL MANAGEMENT6800 FRANCE AVENUE, #555EDINA, MN 55435TELEPHONE: (952) 746-3400CONTACT: SHAWN SMITHINDIRECT CLIENTOLYMPUS VENTURES LLC6600 FRANCE AVENUE, #550EDINA, MN 55435TELEPHONE: (952) 324-8900CLIENT: BRIAN HOBBINS6700 FRANCE AVE SOUTH,Sheet List TableSheet NumberSheet TitleC000COVER SHEETC100GENERAL NOTESC200OVERALL DEMO PLANC201DEMO PLANC300EROSION AND SEDIMENT CONTROL PLAN - PHASE 1C301EROSION AND SEDIMENT CONTROL PLAN - PHASE 2C302EROSION AND SEDIMENT CONTROL DETAILSC400OVERALL SITE PLANC401SITE PLANC402SITE PLANC403SITE DETAILSC404SITE DETAILSC405SITE DETAILSC500OVERALL GRADING AND DRAINAGE PLANC501GRADING AND DRAINAGE PLANC502GRADING ADA DETAILSC600OVERALL UTILITY PLANC601UTILITY PLANC602UTILITY DETAILSC603UTILITY DETAILSC604UTILITY DETAILS KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114GENERAL CONSTRUCTION NOTES1.THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE MN DEPARTMENT OFTRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION) AND BECOMEFAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALLWORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS.2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCTTHE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THEAPPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALLCLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK,EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL.3.THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISENOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02,ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATABY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TOTHE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLYVERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTINGUNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELYACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'SRESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE,THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THECONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURREDBECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FORTEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING ORRELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED ANDTHEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK.4.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAYHAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCINGWORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIESPRIOR TO BEGINNING CONSTRUCTION.5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS ANDBONDS IF REQUIRED PRIOR TO CONSTRUCTION.6.THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THECONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIALCONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS.7.ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THEOWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGNARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER.8.ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THEOWNER DIRECTLY FROM THE TESTING AGENCY.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATIONWHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATECONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THEOWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILTDATA SHALL BE COLLECTED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR WHOSE SERVICES AREENGAGED BY THE CONTRACTOR.10.ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELLDRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALLBE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED.11.ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THEAPPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE.12.THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWNON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IFANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATIONOF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF ANIDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANYOBLIGATION TO PAY FOR A RELATED CHANGE ORDER.13.SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THEDOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACTTHE ENGINEER AND OWNER.TYPICAL OWNER/ENGINEER OBSERVATIONSCONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THEFOLLOWING ACTIVITIES:- PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATIONASPHALT INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION,INSTALLATION OF STRUCTURES, CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALKINSTALLATION, CONNECTIONS TO WATER AND SEWER MAINS, TESTS OF UTILITIES3RD PARTY TEST REPORTS REQ'DTEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO:- DENSITY TEST REPORTS- BACTERIOLOGICAL TESTS OF WATER SYSTEM- PRESSURE TEST OF WATER/SEWER- LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS- ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITYWATER STORM SEWER & SANITARY SEWER NOTES1.THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES,AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTORSHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OFTRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETEACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THECONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THECONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THEMOST STRINGENT SHALL GOVERN.2.ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALLCOMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THENOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET.3.THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE.4.DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'SSPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUGWHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACESWIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BEPLUMB AND LOCATED ACCORDING TO THE PLANS.5.ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'SRECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I.PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONSWHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED.ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROMTHE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE.6.WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TOCOMBUSTIBLES BEING BROUGHT ON SITE.7.ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BECOMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'SSPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCYREQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN.8.UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR PRIORTO BACK FILLING.9.CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THESPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOTBE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ONGRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNERAND JURISDICTIONAL AGENCY AS REQUIRED.10.CONTRACTOR SHALL PROVIDE FOR A MINIMUM HORIZONTAL CLEARANCE OF 10' AND A VERTICALCLEARANCE OF 18" BETWEEN WATER AND SANITARY SEWER MANHOLES AND LINES.11.IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THECONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARYTO RETURN IT TO EXISTING CONDITIONS OR BETTER.12.ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE ISWATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS.13.UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORMSEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFICBEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALLBE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BEADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE.14.TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THECONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUTEXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY AREGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.15.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TOSAME.16.ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERTOUT.17.ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORMSTRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 1% SLOPE, UNLESSNOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN.18.ALL ROOF AND SANITARY SEWER DRAINS SHALL BE INSULATED IF 7' OF COVER CANNOT BE PROVIDED.19.THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARETO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS.20.THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE ANDBELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITYTO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OFCONSTRUCTION.21.A MINIMUM OF 5' SEPARATION IS REQUIRED BETWEEN UTILITIES AND TREES UNLESS A ROOT BARRIER ISUTILIZED.22.GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITYCOMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATEFINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES.23.COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION.24.ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONSARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH ANDSPECIFICATIONS.25.REFERENCE ARCHITECTURAL PLANS (BY OTHERS). FOR EXACT BUILDING DIMENSIONS, AND MATERIALSSPECIFICATIONS.26.REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS.27.CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENTDIMENSIONS AND PAD PREPARATION SPECIFICATIONS.28.CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR LIGHT POLE WIRING.GRADING AND DRAINAGE NOTES1.GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING ANDPROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION.THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES.2.THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S ASNECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASSSTAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS.3.CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THATSURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTORSHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADINGDISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OFPAVEMENT OR UTILITIES.4.CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS,POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBEDDURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TOMATCH THE PROPOSED FINISHED GRADES.5.BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THATTHE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALLBE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLYINSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED.6.CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETIONOF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BEREGRADED AND SODDED.7.AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TESTAND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAINTOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELYNOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED.8.WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALLSAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAMETYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED.9.THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OFCONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURESSHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDEPOSITIVE DRAINAGE FLOWS.10.IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS.THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANYEXCAVATION.11.FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONALAGENCY OR TO MN/DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THEJURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALLGOVERN.12.ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREASSHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED ANDMAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FORANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR ATNO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHEDAS SHOWN ON THE LANDSCAPING PLAN.13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING ANDSCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHERSUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNINGREGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION.14.SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURSOF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION,SEDIMENTATION OR TURBID DISCHARGES.15.THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTINGAREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALLALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTEDAND PROPERLY DISPOSED OF IN A LEGAL MANNER.16.THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'SRECOMMENDATIONS AND MN/DOT SPECIFICATION.17.ALL CONCRETE/ASPHALT SHALL BE INSTALLED PER GEOTECH REPORT, CITY OF EDINA AND MN/DOTSPECIFICATIONS.18.SPOT ELEVATIONS ARE TO FLOWLINE OF CURB UNLESS OTHERWISE NOTED.19.LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN.20.IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONSAND CONSTRUCTION DOCUMENTS.21.THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALLREPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUTCOMPENSATION.22.BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE.23.ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS.ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET.24.ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT ANDSTORMWATER POLLUTION PREVENTION PLAN FOR STORMWATER DISCHARGE ASSOCIATED WITHCONSTRUCTION ACTIVITIES.25.ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUSGRADE.26.CONTRACTOR SHALL ENSURE MINIMUM GRADES ARE MET WITHIN PAVED AREAS, 1.2% FOR ASPHALTPAVING AND 0.6% FOR CONCRETE PAVING.EROSION CONTROL NOTES1.THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROLPLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONSOF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS.2.ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTIONSHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF MNNATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOMEFAMILIAR WITH THEIR CONTENTS.3.BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCALREQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENTADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER.4.SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THETRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. ALL SEDIMENT SPILLED, DROPPED,WASHED, OR TRACKED ON A PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. WHEN WASHING ISREQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE INAN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ALLFINES IMPOSED FOR DISCHARGING SEDIMENT ONTO PUBLIC AREAS SHALL BE PAID BY THE CONTRACTOR.5.TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE.6.THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BYTHE GENERAL PERMIT.7.CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALLALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, ANDAREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES.8.ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BEDETAINED AND PROPERLY TREATED OR DISPOSED.9.SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ONSITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS ANDOTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED.11.RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALEDCONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OFWIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.12.ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN SHALL BE INITIATED ASSOON AS IS PRACTICABLE.13.ALL STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED SUCH THAT THEY WILL NOTADVERSELY AFFECT STORM WATER QUALITY. OTHERWISE, COVERING OR ENCIRCLING THESE AREAS WITHSOME PROTECTIVE MEASURE WILL BE NECESSARY.14.CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL DEVICE WHICHTHEY DISTURB. EACH CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIESIN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE ORSTORM WATER POLLUTION, SEDIMENTATION, OR OTHER POLLUTANTS. UNAUTHORIZED POLLUTANTSINCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING OR CONCRETE RESIDUE, PAINTS,SOLVENTS, GREASES, FUEL AND LUBRICANT OIL, PESTICIDES, AND ANY SOLID WASTE MATERIALS.15.EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OFLAND-DISTURBING ACTIVITIES ON THE PROJECT.16.ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS ANDSPECIFICATIONS FOR THIS PROJECT. CHANGES ARE TO BE APPROVED BEFORE CONSTRUCTION BY THEDESIGN ENGINEER AND THE CITY OF EDINA ENGINEERING DIVISION.17.IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITESEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL PLAN WILL HAVE TO BE REVISED AND/ORADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON SITE. ANY REVISIONS TO THE EROSIONCONTROL PLAN MADE BY THE CONTRACTOR MUST BE APPROVED BY THE ENGINEER.EROSION CONTROL MAINTENANCEALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATERPOLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALLJURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OFTHE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A CERTIFIEDPERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALLEVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING:INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OFUNDERMINING, OR DETERIORATION.1.ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREASSHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTSREFER TO THE STANDARD SPECIFICATIONS.2.SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BEREMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE.3.THE CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENTTRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSINGOF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND.4.THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FORPARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING ASCONDITIONS DEMAND.5.ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2CALENDAR DAYS FOLLOWING THE INSPECTION.PAVING AND STRIPING NOTES1.ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAYSHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION)OR MN/DOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTYREGULATIONS.2.ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUALON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS.3.CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKINGSTALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUSSTRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS.4.ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB.5.THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET.6.ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINTSEALANT.7.THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS INTHE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE.8.CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCEBY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS.9.ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THECONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER.10.BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A).GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALLCONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPESEXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NOCASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKINGSTALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNALBUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEERIMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTORCHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES.11.MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET.REFER TO GEOTECHNICAL REPORTHAUGO GEOTECHNICAL SERVICESPROJECT NO. 23-0891DATED JANUARY 3, 2024GENERAL NOTESC100 REMOVE TREESPROTECT ALL UTILITIESKH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 551141.THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES,DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITHSUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS.2.THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FORDEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE.3.THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER ANDCOORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY.4.THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNINGPORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYINGALL FEES AND CHARGES.5.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMESNO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHIN ALL AREAS OFPROPOSED WORK.6.ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITHCAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDING WITH THE WORK.7.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDEDFOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHINANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION.8.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER.MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH #####, <COUNTY> COUNTY AND ##/DOT.9.CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION.10.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED.11.CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDINGPAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR.12.THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATER DEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLYAVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITHTHE CITY OF ##### DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED.13.REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS.14.ALL UTILITIES SHOWN ARE EXISTING UTILITIES.15.IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALL STATE OF ##REQUIREMENTS.16.IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT APERMITTED LANDFILL PER THE PROJECT DOCUMENTS.17.CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NO ACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER.DEMOLITION PLAN NOTESLIMITS OF CONSTRUCTIONREMOVE BITUMINOUS SURFACEREMOVE CONCRETE SURFACEREMOVE BUILDINGREMOVE TREEREMOVE CONCRETE CURB & GUTTERREMOVE UTILITY LINESPROPERTY LINEEXISTING OVERHEAD POWER LINEEXISTING CHAINLINK FENCEEXISTING J-BARRIEREXISTING RETAINING WALLEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING WATERMAINEXISTING GAS MAINEXISTING UNDERGROUND TELEPHONEEXISTING UNDERGROUND CABLEEXISTING CONTOUREXISTING SIGNEXISTING FLARED END SECTIONEXISTING STORM MANHOLEEXISTING STORM CATCHBASINEXISTING GAS METEREXISTING POST INDICATOR VALVEEXISTING WELLEXISTING AUTOMATIC SPRINKLEREXISTING ROOF DRAINEXISTING GATE VALVEEXISTING HYDRANTEXISTING METAL COVEREXISTING ELECTRICAL METEREXISTING AIR CONDITIONEREXISTING TELEPHONE MANHOLEEXISTING CABLE BOXEXISTING GUY WIREEXISTING POWER POLEEXISTING LIGHT POLEEXISTING TREECLEARING & GRUBBINGFILL & ABANDON UTILITY LINESEXISTING TREE LINEEXISTING CURB & GUTTERLEGENDFULL DEPTH SAWCUTNORTHOVERALL DEMOPLANC200 AAAAAAAAAAAAAACCCCCCCCCCCCCCCCCCCKKKLLLLLLLLLLLJJJJJJJJJJJJJJJJIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIJIHHHHHHHHHHH1111666677LL10101111131313131313MMGGGEEEDOOQQQQQ141516RCCJCLL77999999999915JR1616O101010BEDMSSSSALVAGE STONEBLOCKSSALVAGE STONEBLOCKSCCCIACCCCCTTTTTTAAABCONCRETE MEDIANBBKEYNOTE LEGENDREMOVE BITUMINOUS PAVEMENTREMOVE CONCRETE SIDEWALKREMOVE CURBREMOVE STORM SEWERREMOVE WATERMAINREMOVE HYDRANTREMOVE SANITARY SEWERCLEARING AND GRUBBINGREMOVE SIGNREMOVE LIGHT POLEREMOVE BUILDINGREMOVE WALLCOORDINATE TRAFFIC SIGNAL MODIFICATIONS WITH HENNEPINCOUNTYREMOVE STAIRSREMOVE GAS LINEREMOVE COMMUNICATION LINEREMOVE ELECTRICAL LINEREMOVE MONUMENT SIGNREMOVE CATCH BASINFULL DEPTH SAWCUTABCDEFGHIJKLMNOPQRSTKEYNOTE LEGENDPROTECT IN PLACE EXISTING CURBPROTECT IN PLACE EXISTING STORM SEWERPROTECT IN PLACE EXISTING MANHOLEPROTECT IN PLACE EXISTING WATERMAINPROTECT IN PLACE EXISTING SANITARY SEWERPROTECT IN PLACE EXISTING WALLPROTECT IN PLACE EXISTING BUILDINGPROTECT IN PLACE EXISTING CONCRETE SIDEWALKPROTECT IN PLACE TREEPROTECT IN PLACE EXISTING LIGHT POLEPROTECT IN PLACE EXISTING PIPE BOLLARDPROTECT IN PLACE EXISTING SIGNPROTECT IN PLACE EXISTING UTILITY STRUCTUREPROTECT IN PLACE EXISTING GAS LINEPROTECT IN PLACE EXISTING COMMUNICATION LINEPROTECT IN PLACE EXISTING ELECTRICAL LINE12345678910111213141516KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 551141.THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATIONAPPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS,PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANSCAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL ANDBROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS.2.THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THEDEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIREDFOR DEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OFDISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE.3.THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITYSERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER ANDCOORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY.4.THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVALAND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANYCONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES ANDANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR ISRESPONSIBLE FOR PAYING ALL FEES AND CHARGES.5.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BESTINFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEERASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY,THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHINALL AREAS OF PROPOSED WORK.6.ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACTLOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS ANDPROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIESREGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDINGWITH THE WORK.7.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED ORRELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BEPROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TOPROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TOEXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION.8.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC.(AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTIONMANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH #####,<COUNTY> COUNTY AND ##/DOT.9.CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, ANDSHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURINGCONSTRUCTION.10.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED.11.CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT ISREQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THESURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR.12.THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATERDEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION ISCONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OFCONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATERMAIN SHUT OFFS WITH THE CITY OF ##### DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATERMAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILLBE PROVIDED.13.REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS.14.ALL UTILITIES SHOWN ARE EXISTING UTILITIES.15.IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNERIMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALLSTATE OF ## REQUIREMENTS.16.IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALLCONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BEDISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS.17.CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NOACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER.DEMOLITION PLAN NOTESLIMITS OF CONSTRUCTIONREMOVE BITUMINOUS SURFACEREMOVE CONCRETE SURFACEREMOVE BUILDINGREMOVE TREEREMOVE CONCRETE CURB & GUTTERREMOVE UTILITY LINESPROPERTY LINEEXISTING OVERHEAD POWER LINEEXISTING CHAINLINK FENCEEXISTING J-BARRIEREXISTING RETAINING WALLEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING WATERMAINEXISTING GAS MAINEXISTING UNDERGROUND TELEPHONEEXISTING UNDERGROUND CABLEEXISTING CONTOUREXISTING SIGNEXISTING FLARED END SECTIONEXISTING STORM MANHOLEEXISTING STORM CATCHBASINEXISTING GAS METEREXISTING POST INDICATOR VALVEEXISTING WELLEXISTING AUTOMATIC SPRINKLEREXISTING ROOF DRAINEXISTING GATE VALVEEXISTING HYDRANTEXISTING METAL COVEREXISTING ELECTRICAL METERCLEARING & GRUBBINGFILL & ABANDON UTILITY LINESEXISTING CURB & GUTTERLEGENDFULL DEPTH SAWCUTNORTHDEMO PLANC201 EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTH5555555510.52%3.84%2.13%0.81% 1 . 7 1% 4.4 8 %2.33%3.07%4.53%2.52%5.28%1.35%16. 6 5% 2 2 . 1 5%6.20%5.83%IPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPCESFSFCEBLSFBLBLBLSFKH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114EROSION CONTROL PLAN NOTES1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BEINSTALLED PRIOR TO CONSTRUCTION.2.THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING.3.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES.4.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BESTABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FORMATERIALS.5.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED INACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS.6.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDINGTHE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THECONSTRUCTION.7.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THECONTRACTOR.8.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED.9.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTOEXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS ASNECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS.10.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATERFROM A TANK TRUCK TO ALL CONSTRUCTION AREAS.UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER,PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUELAND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC.,IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES INLOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS.BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS:1.INSTALL INLET PROTECTION AT EXISTING STORMWATER CULVERTS.2.CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1), CONCRETE WASHOUTPIT (1) AND INSTALL SILT FENCE.3.PREPARE TEMPORARY PARKING AND STORAGE AREA.4.CONSTRUCT AND STABILIZE DIVERSIONS AND TEMPORARY SEDIMENT TRAPS.5.PERFORM CLEARING AND GRUBBING OF THE SITE. PERFORM MASS GRADING.ROUGH GRADE TO ESTABLISH PROPOSED DRAINAGE PATTERNS.6.START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES.7.TEMPORARILY SEED WITH PURE LIVE SEED, THROUGHOUT CONSTRUCTION,DISTURBED AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE OR ASREQUIRED BY NPDES AND/OR CITY OF EDINA GRADING PERMIT.SEQUENCE OF CONSTRUCTION:ROCK ENTRANCEINLET PROTECTIONSILT FENCELIMITS OF DISTURBANCESAFETY FENCEBIOLOGLEGENDEROSION CONTROL BLANKETNORTHEROSION ANDSEDIMENTCONTROL PLAN -PHASE 1C300IPSFCEINLET PROTECTIONSILT FENCECONCRETE ENTRANCERPRIPRAPKEYNOTE LEGENDBIOLOGEBEROSION CONTROL BLANKETBLSTTEMPORARY SEDIMENT TRAPPHASE I BMP QUANTITIESSILT FENCE±2,000 LFINLET PROTECTION20 EAROCK CONSTRUCTION ENTRANCE2 EABIOLOG290 LF PROPOSED PARKING RAMP40,000 S.F. / LEVEL195 TOTAL PARKING STALLSFFE L1=868.0FFE L2 = 881.0PROPOSEDRESTAURANT8,800 SFFFE = 879.0EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTHPROPOSED MEDICALOFFICE BUILDING35,000 SF / FLOOR (3 TOTAL STORIES)FFE = 881.0IPIPIPIPIPIPIPIPIPSFSFSFSFIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPBLBLIPKH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114EROSION CONTROL PLAN NOTES1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TOCONSTRUCTION.2.THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING.3.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES.4.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD,OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS.5.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE,AND WATERSHED DISTRICT PERMITS.6.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT INFRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION.7.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR.8.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED.9.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVEDAREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS.10.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALLCONSTRUCTION AREAS.11.CONTRACTOR TO RESTORE INFILTRATION POND AFTER USE AS A TEMPORARY SEDIMENTATION POND.UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY,WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC.,IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCURTHROUGHOUT THE CONSTRUCTION PROCESS.BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS:1.TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THAT WILL BE INACTIVE FOR 7 DAYS ORMORE.2.INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, UNDERGROUND SYSTEM, CURBS AND GUTTERS.3.INSTALL APPROPRIATE INLET PROTECTION AT ALL STORM SEWER STRUCTURES AS EACH INLET STRUCTURE ISINSTALLED.4.PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TO FINAL GRADE.5.PREPARE SITE FOR PAVING.6.PAVE SITE AND INSTALL STRIPING.7.INSTALL APPROPRIATE INLET PROTECTION DEVICES FOR PAVED AREAS AS WORK PROGRESSES.8.COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVER ALL AREAS.9.OBTAIN CONCURRENCE WITH THE CIVIL ENGINEERING CONSULTANT THAT THE SITE HAS BEEN FULLY STABILIZEDTHEN:1.REMOVE ALL REMAINING TEMPORARY EROSION ADN SEDIMENT CONTROL DEVICES2.STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF BMPS.SEQUENCE OF CONSTRUCTION:ROCK ENTRANCEINLET PROTECTIONSILT FENCELIMITS OF DISTURBANCESAFETY FENCEBIOROLLLEGENDEROSION CONTROL BLANKETTEMPORARY TURF ESTABLISHMENT,SEE LANDSCAPE PLANS FOR DETAILNORTHIPSFCEINLET PROTECTIONSILT FENCECONCRETE ENTRANCERPRIPRAPKEYNOTE LEGENDBLBIOROLLEBEROSION CONTROL BLANKETEROSION ANDSEDIMENTCONTROL PLAN -PHASE 2C301PHASE Il BMP QUANTITIESSILT FENCE±2,000 LFINLET PROTECTION29 EABIOLOG±300 LF KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114SWPPP INFORMATIONSECTION NTSPLAN NTS®™FILTREXX® SEDIMENT CONTROLNTS®™™®™EROSION ANDSEDIMENTCONTROLDETAILSC302FIBER BIOLOG(IMPERVIOUS SURFACES)10'6"-8"2.0'2.0'4.0'4.0'5 POUND SAND BAGDIRECTION OFRUNOFF FLOWNOTES:1.STRAW WATTLE SHALL BE COMPACTED STRAW AND/OR ORGANIC FIBERMATERIAL.2.STRAW OR FIBER SHALL BE WRAPPED IN UV STABILIZED DEGRADABLETUBULAR POLYPROPYLENE PLASTIC NETTING. PROPOSED PARKING RAMP40,000 S.F. / LEVEL195 TOTAL PARKING STALLSFFE L1=868.0FFE L2 = 881.0PROPOSEDRESTAURANT8,800 SFFFE = 879.0EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTHPROPOSED MEDICALOFFICE BUILDING35,000 SF / FLOOR (3 TOTAL STORIES)FFE = 881.0KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114NORTHOVERALL SITEPLANC400PROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINERETAINING WALLPROPOSED STANDARD DUTY ASPHALTPROPOSED CONCRETE PAVEMENTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDPROPOSED HEAVY DUTY ASPHALTPROPOSED AGGREGATE TRAILLOT DIVISION LINEPROPOSED STAMPED CONCRETEPROPOSED VEGETATION KEYNOTE LEGENDCONCRETE SIDEWALKCONCRETE PAVEMENTMATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTERACCESSIBLE CURB RAMPACCESSIBLE PARKING SIGNACCESSIBLE PARKINGSTANDARD DUTY ASPHALT PAVEMENTLANDSCAPING - SEE LANDSCAPE PLANS12' X 25' TRASH ENCLOSUREFENCERETAINING WALL - BY STRUCTURALHEAVY DUTY PAVERSB612 CURB AND GUTTERFLUSH CURBB618 CURB AND GUTTERCONCRETE WHEEL STOPFALL PROTECTION FENCEREPAIR CURB AND PAVEMENT - MATCH EXISTING ELEVATIONSRECON RETAINING WALL - BY OTHERSPROPOSED CROSSWALK MARKINGSGUARD RAIL ON TOP OF WALLABCDEFGHIJKLMNOPQRSTUPROPOSED PARKING RAMP40,000 S.F. / LEVEL195 TOTAL PARKING STALLSFFE L1=868.0FFE L2 = 881.0PROPOSEDRESTAURANT8,800 SFFFE = 879.0EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTHPROPOSED MEDICALOFFICE BUILDING35,000 SF / FLOOR (3 TOTAL STORIES)FFE = 881.024.0'60.7'24.0'18.0'18.0'24.0'8.0'8.0'5.0'18.0'9.0'24.0'24.0'20.0'8.0'50' BUILDING SETBACK FROM FRANCE AVENUE FACE OF CURB20' PARKING AND CIRCULATION SETBACK FROM PUBLIC RIGHT-OF-WAY50' PARKING RAMP SETBACK FROM VALLEY VIEW ROAD FACE OF CURB20' PARKING AND CIRCULATION SETBACK FROM PUBLIC RIGHT-OF-WAYCCCAAAABDDEEFFFHHHHHMMMMMCNNNNNNNNTTTBCCO24.0'49.0 '110.7'110.7'66.7'PROPOSED LINK BETWEENPROPOSED MEDICAL OFFICEBUILDING AND EXISTING BUILDINGKSK6.0'10.0'99.2'HHHTTHH47.6'KK8.0'TRAFFIC TABLE24.7'N63.5'9.0'5.0'12.0'10.0'R30.0'CAA16.0'18.5'25.0'IIAFFFEEE9.0'18.0'NHHHHRDNDDDDDDDDDDD40.2'64.3'PROPOSED BUILDINGLINK OVER SIDEWALKUU8.0'NN20.0'27.0'67.0'6.0'N6.0'28.2'8"B26.0'40.4'GCCBAC39.2'8.0'CBOOOCCRAAAAGGGGBCONCRETE MEDIANAGGREGATE TRAILMNNNMMMMMHPROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINERETAINING WALLPROPOSED STANDARD DUTY ASPHALTPROPOSED CONCRETE PAVEMENTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDPROPOSED HEAVY DUTY ASPHALTKH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114NORTHPROPERTY SUMMARYOnFrance Medical Office BuildingTOTAL PROPERTY AREA944,650 SF (21.686 AC)LOT 1 - 6600 FRANCE AREA400,422 SF (9.192 AC)LOT 1 - DISTURBED AREA41,552 SF (0.954 AC)LOT 2 - ONFRANCE MOB AREA212,572 SF (4.880 AC)LOT 2 - DISTURBED AREA176,063 SF (4.042 AC)LOT 3 - RESTAURANT AREA52,741 SF (1.211 AC)LOT 3 - DISTURBED AREA52,424 SF (1.203 AC)LOT 4 - 6800 FRANCE AREA278,915 SF (6.403 AC)LOT 4 - DISTURBED AREA21,016 SF (0.482 AC)RIGHT OF WAY DISTURBED AREA9,630 SF (0.221 AC)TOTAL DISTURBED AREA300,685 SF (6.903 AC)31.83% TOTALPROPERTY AREAPROPOSED IMPERVIOUS AREA(WITHIN OVERALL LIMITS OF DISTURBANCE) 208,979 SF (4.798 AC)PROPOSED PERVIOUS AREA(WITHIN OVERALL LIMITS OF DISTURBANCE)91,706 SF (2.105 AC)ZONING SUMMARYEXISTING ZONINGPUDPROPOSED ZONINGPODPARKING SETBACKSINTERIOR SIDE LOT = 10'RIGHT OF WAY = 20'BUILDING SETBACKSFRANCE AVENUE(FRONT) = 50' FROMCURBELSEWHERE(SIDE/REAR) = 30' FROMCURBPROPOSED AGGREGATE TRAILLOT DIVISION LINESITE PLANC401PROPOSED STAMPED CONCRETEPROPOSED VEGETATION KEYNOTE LEGENDCONCRETE SIDEWALKCONCRETE PAVEMENTMATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTERACCESSIBLE CURB RAMPACCESSIBLE PARKING SIGNACCESSIBLE PARKINGSTANDARD DUTY ASPHALT PAVEMENTLANDSCAPING - SEE LANDSCAPE PLANS12' X 25' TRASH ENCLOSUREFENCERETAINING WALL - BY STRUCTURALHEAVY DUTY PAVERSB612 CURB AND GUTTERFLUSH CURBB618 CURB AND GUTTERCONCRETE WHEEL STOPFALL PROTECTION FENCEREPAIR CURB AND PAVEMENT - MATCH EXISTING ELEVATIONSRECON RETAINING WALL - BY OTHERSPROPOSED CROSSWALK MARKINGSGUARD RAIL ON TOP OF WALLABCDEFGHIJKLMNOPQRSTUFUTURE ROADWAY PEDESTRIAN CROSSING20.0'6.0'ADS12.0'PROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINERETAINING WALLPROPOSED STANDARD DUTY ASPHALTPROPOSED CONCRETE PAVEMENTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDPROPOSED HEAVY DUTY ASPHALTKH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114PROPOSED AGGREGATE TRAILLOT DIVISION LINESITE PLANC402PROPOSED STAMPED CONCRETEPROPOSED VEGETATIONNORTH KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 5511413"6"6"7"8"12"3/8"12"6"8"6"7 1/2"13 1/2"3/8"7"18"3/8"7"12"48"12"12"ASPHALTCONCRETEAPPROVED DENSEGRADED AGGREGATEHOT TAR SEALB612 CURB & GUTTER(OUTFALL)CONCRETE RIBBON CURB(OUTFALL)B612 CURB & GUTTERCONCRETE TO ASPHALTTRANSITION DETAILCONCRETE SIDEWALK PAVEMENTSTANDARD DUTY ASPHALTHEAVY DUTY ASPHALTCONCRETE PAVEMENTFOR CONCRETE MAT TO ASPHALT TRANSITION(ALREADY 6" - 10" THICK CONC.)SITE DETAILSC403PROPOSED 4" CONCRETEWALKWAY (SEE DETAIL)24"14" RADIUS6"FULL DEPTH ASPHALT(SEE DETAIL)4" THICK, APPROVED CLEANCRUSHED STONEAPPROVED COMPACTEDSUBGRADEHOT TAR SEAL9"CONCRETE WALKWAY TOASPHALT TRANSITION DETAILFOR SIDEWALK TO ASPHALT TRANSITION(TYPICALLY 4" THICK CONCRETE)DESIGN HEIGHT SEE GRADING PLAN 8" MIN. LOW PERMEABLE SOIL12" UNIT CRUSHED FILL (3/4"CRUSHED ROCK OR STONE)FULL HIGH END CAP END24M12" THICK BY 36" WIDECOMPACTED CLASS 5AGGREGATE BASENote:WHEN SITE CONDITIONS REQUIRE, WRAPDRAINAGE TILE IN 3/4" AGGREGATE ANDFILTER FABRIC WITH DRAINAGE COMPOSITEOR AGGREGATE BACK DRAIN SYSTEM, ASDIRECTED BY GEOTECHNICAL ENGINEER.FINISHED GRADE1/8"16"RECON GRAVITY RETAINING WALL24M4" PERFORATED PVC DRAIN TILE TO RUN BEHINDWALL. HIGH POINT AT EAST END OF WALL ANDDAYLIGHT LOW POINT AT WEST END OF WALLFINAL RECON WALL DESIGN BY MANUFACTURERTRAFFIC FLOW ARROWACCESSIBLE PARKING DETAILSTRIPING - 4"TRAFFIC WHITEPLAN VIEW OF ADA PARKINGBAAONE SPACE ADJACENT TO ACCESSAISLE TO BE DESIGNATED "VANACCESSIBLE SPACE" ON SIGNAGE.VANNO PARKINGACCESSIBLE PARKING SIGNWITH BOLLARD SEE DETAIL.ACCESSIBLE SIGNS TO BE INACCORDANCE WITH ADA ANDMNDOT STANDARDSB4" TYP.16"15° ACCESSIBLE PARKING SYMBOLDETAIL10"6"1'-7"9"16"22"3'-10"4'-6"10"2"2"NOTE:1.ALL TRAFFIC MARKINGS TO BE THERMOPLASTIC AS PER DIMENSIONS SHOWN.7"6"1'-6"4'-0" 5'-0" (MIN)-5'6" (MAX) 3'-0"3500 P.S.I.GROUND/PAVING P.C. CONCRETESURFACEOF CONCRETESLOPE TOPACCESSIBLEVANIS NOT REQUIRED.POST WHEN PIPE BOLLARDSEE BREAK AWAY TUBEPENALTY SIGN WITH WORDINGLOCAL LAWAS REQUIRED BY STATE OR USE 6" SCH. 40 STEEL PIPE FILLED W/CONCRETE WITH TOP ROUNDED WITHBLACK IDEAL SHIELD ONLY WHENSIGN IS IN PAVED AREA OR SIDEWALK3" MIN.NOTES:1.ALL SIGNS SHALL COMPLY WITH U.S. DEPARTMENT OF TRANSPORTATION, FEDERAL HIGHWAYADMINISTRATION'S "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES", LOCAL CODES AND ASSPECIFIED. MOUNT SIGNS TO POST IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS.2.GALVANIZED SQUARE TUBEPOST TUBES - 2"x2"x3/16" 14gaPOST TUBE SHALL MEET ASTM A1011 GRADE 50.POST TUBE GALVANIZED AS PER ASTM A653 GRADE 90.ANCHOR TUBE - 2-1/4"x2-1/4"x3/16" 14gaHEAVY DUTY ANCHOR TUBE SHALL MEET ASTM A500 GRADE B.STRUCTURAL TUBE AND STEEL SHALL BE HOT DIP GALVANIZED PER ASTM A123.THE UPPER SIGN POST SHALL TELESCOPE INSIDE THE ANCHOR TUBE A MINIMUM OF 12". THEANCHOR TUBE SHALL BE A MINIMUM 48" DEEP WITH 3" MIN. 4" MAX. EXPOSED ABOVE FINISH GRADE.SINGLE POSTSQUARE TUBEGALVANIZEDEDGE OF TRAVEL WAY 4'-0"PRECAST CONCRETE WHEEL STOP5"218" KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114SITE DETAILSC404 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114SITE DETAILSC405 8708758698718728738748768778788 7 9 875872873874876877878879 8 7 0 87586 9 86 9 87187287387487 6 877 870869 871 88188288388087988187 0 8 7 5 8 6 9 8 7 1 8 7 2 8 7 3 8 7 4 8 7 6 8 7 7878 867868871872870871 872 865 863 867 869870 872 874 876878 880 878 879 871872874875876870869869870868868870 871 872872873874872872875875875879877878876875875876877879 8808808818818828828828728738738778788798808768778788798808818818 8 1 881880869870871871870875876876 877 878 87 9 88 0 881 882 883 884 885 PROPOSED PARKING RAMP40,000 S.F. / LEVEL195 TOTAL PARKING STALLSFFE L1=868.0FFE L2 = 881.0PROPOSEDRESTAURANT8,800 SFFFE = 879.0EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTHPROPOSED MEDICALOFFICE BUILDING35,000 SF / FLOOR (3 TOTAL STORIES)FFE = 881.0DDDDDD DCODCODD869 872873 877 88086687 0 869 869 870871880881870875880868869871872873874876877878879880880878878879 879 877877 879 880 87987787688087987887687487687887 1 8 6 9 8 6 7 8818 7 0 870870878 8798808808738798708 7 5875 880879880870872874876KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114GRADING PLAN NOTES1.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF #####, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS.2.CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS.3.STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76HDPE: 0" - 10" PER AASHTO M-252HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-3034STORM SEWER FITTINGS SHALL BE AS FOLLOWS:RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443HDPE PER ASTM 3212PVC PER ASTM D-3034, JOINTS PER ASTM D-32124.CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS.5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLEDPROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT.6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.7.CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS.8.GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE.9.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE.10.REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION.11.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE.12.INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB AND GUTTER AND CONCRETE SIDEWALKS.13.UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF <4" OF TOPSOIL>.14.ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED.15.GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPESEXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTORSHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES.16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS.17.CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS.18.ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION <XXX.XX> OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION.19.ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLE CONNECTIONS.20.ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE.21.MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETE PAVEMENT AREAS.22.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER.PROPOSED STORM SEWERPROPOSED STORM SEWERPROPERTY LINEEXISTING CONTOURPROPOSED CONTOUR925PROPOSED SPOT ELEVATION100.00LEGENDPROPOSED HIGH POINT ELEVATION HP:0.0PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0G:0.00T:0.00PROPOSED EMERGENCY OVERFLOW T/G:0.0EOF:0.00.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE ME:0.0MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING)PROPOSED STORM MANHOLE (ROUND INLET CASTING)PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)PROPOSED STORM SEWER CLENOUTPROPOSED RIPRAPPROPOSED FLARED END SECTIONCODNORTHOVERALLGRADING ANDDRAINAGE PLANC500 880876876877878879881870 875869869871 872 873 874 876877871881 882 883 88 0 881 882 878 879 877 877877 878 878 8808 8 0 878 878 879 879 8818 8 1 88087787687587487387287187086986886786686586486387287 3 8748758768778788 7 9 870 869 867 8 6 7 868 869 870 871 871 872 873 874 875 871 87 1 8 7 0 869 876877882 883PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 D DDDDDDDDD D D880 881 882866867868869BMP #1 5,281 CF UNDERGROUND STORMWATER INFILTRATION SYSTEM TOP OF STONE = 874.83 TOP OF PIPE = 873.5 BOTTOM OF PIPE = 869.5 INFILTRATION CAPACITY: 2,393 CF HWL: 874.62 BMP #2 20,016 CF UNDERGROUND STORMWATER INFILTRATION SYSTEM TOP OF STONE = 874.5 TOP OF PIPE = 873.5 BOTTOM OF PIPE = 869.5 INFILTRATION CAPACITY: 11,729 CF HWL: 874.06 BMP #3 10,061 CF UNDERGROUND STORMWATER INFILTRATION STORAGE TOP OF STONE = 865.5 TOP OF PIPE = 864.5 BOTTOM OF PIPE = 860.5 INFILTRATION CAPACITY: 5,387 CF HWL: 867.63 BUILDING ROOF DRAINS TO ROUTE TO STORMWATER INFILTRATION POND BMP #4 17,839 CF ABOVE GROUND STORMWATER INFILTRATION BASIN TOP OF POND = 877.5 BOTTOM OF POND = 873.5 INFILTRATION CAPACITY: 6,035 CF HWL: 877.01 875 880 880 880 874 876 877 878 879 881 882 8 8 0 879 8815.62%6 . 6 2% 870 875 871 872 873 874 876 877 STRM-202 CBMH 48" 2' x 3' RE:879.69 IE:872.89 N IE:872.89 S FES-201 FES 12" RE:879.57 IE:877.50 S STRM-204 CBMH 84" 2' x 3' RE:878.99 IE:873.95 NW IE:874.09 W IE:873.95 S STRM-203 CBMH 48" 2' x 3' RE:879.08 IE:873.41 N IE:873.41 S RD-201 ROOF DRAIN RE:878.82 IE:877.75 N RD-200 ROOF DRAIN RE:878.81 IE:877.74 N STRM-200 STORM MANHOLE WITH 4' SUMP RE:878.62 IE:872.29 E OCS-200 WEIR WALL: 873.00 IE 12"x8" ORIFICE: 872.00 IE RE:877.86 IE:871.00 W STRM-201 CBMH 60" 2' x 3' RE:878.35 IE:872.42 N IE:872.33 S IE:872.42 W STRM-104A STORM MANHOLE RE:877.51 IE:871.50 W YD-300 24" INLET GRATE SURFACE DRAIN RE:878.05 IE:870.07 S OCS-201 WEIR WALL: 876.75 IE 6" ORIFICE: 875.30 IE RE:877.00 IE:874.70 E STRM-104 STORM MANHOLE RE:877.45 IE:871.50 E STRM-301 STMH 60" 2' RE:878.48 IE:869.09 NE IE:871.09 S IE:866.35 W STRM-206 CBMH 48" 2' x 3' RE:877.28 IE:873.51 N STRM-103 STORM MANHOLE WITH 4' SUMP RE:877.23 IE:871.50 SW IE:872.50 NW YD-301 24" INLET GRATE SURFACE DRAIN RE:878.39 IE:869.78 NW STRM-100 CBMH 48" 2' x 3' RE:876.80 IE:872.40 W STRM-101 CBMH 48" 2' x 3' RE:876.68 IE:872.27 E IE:872.27 W STRM-102 CBMH 84" 2' x 3' RE:875.52 IE:871.77 E IE:871.77 NE FES-200 FES 12" RE:875.48 IE:877.50 S STRM-304 STORM MANHOLE RE:869.62 IE:864.68 E IE:864.68 NE IE:864.68 S STRM-302 CBMH 48" 2' RE:869.80 IE:864.92 E IE:864.92 W STRM-303 STORM MANHOLE RE:868.75 IE:864.76 E IE:864.76 N IE:864.76 W TD-300 TRENCH DRAIN RE:867.31 IE:865.13 SW EX-STRM-300 CONNECT TO EXISTING STRM RE:869.63 IE:862.10 E 99 LF - 15" HDPE @ 0.50% 27 LF - 15" HDPE @ 0.50% 158 LF - 15" HDPE @ 0.50% 108 LF - 18" HDPE @ 0.50% 104 LF - 18" HDPE @ 0.50% 95 LF - 24" HDPE @ 0.50% 118 LF - 15" HDPE @ 1.00% 25 LF - 24" HDPE @ 0.50% 96 LF - 24" HDPE @ 1.00% 30 LF - 24" HDPE @ 4.83% 16 LF - 24" HDPE @ 0.10% 83 LF - 24" HDPE @ 0.10% 45 LF - 12" HDPE @ 1.00% 48 LF - 24" HDPE @ 0.50% 25 LF - 8" HDPE @ 2.01% 3 LF - 12" HDPE @ 1.00% 107 LF - 15" HDPE @ 0.57% 62 LF - 15" HDPE @ 0.44% 45 LF - 18" HDPE @ 0.00% 24 LF - 12" HDPE @ 1.00% 25 LF - 12" HDPE @ 1.00% STRM-305 STORM MANHOLE WITH 4' SUMP RE:868.78 IE:864.50 N 18 LF - 36" HDPE @ 1.00% 22 LF - 24" HDPE @ 1.07% RD-300 CONNECTION TO PARKING RAMP STORM WATER DRAINAGE RE:867.18 IE:865.00 S 870866866867868869871872 876877 878 2.60%4.73%2.89%869 871 ME:878.70 ME:877.50 ME:875.56 ME:875.95 ME:877.79 880 880 870870871871872880879880 878 878 879 881 879 873 875 876 878 SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS STRM-400 CBMH CIRCLE INLET RE:878.36 IE:874.52 S 133 LF - 12" HDPE @ 1.00%879.80 STRM-401 CONNECT TO PARKING RAMP STORM WATER PIPE SEE PLUBMING DRAWINGS IE:873.19 N OCS-300 WEIR WALL: 863.50 IE RE:866.43 IE:862.54 SE IE:862.54 S IE:862.54 W 17 LF - 12" HDPE @ 0.00% YD-305 24" INLET GRATE SURFACE DRAIN RE:865.50 IE:862.54 N 88 LF - 24" HDPE @ 0.50% 880 880879879 STRM-307 STORM MANHOLE RE:869.56 IE:862.78 NW 5,562 CF OF FLOOD STORAGE 133 LF - 24" HDPE @ 0.10% SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS 1.23%SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS STRM-205 CBMH 48" 2' x 3' RE:878.23 IE:874.74 SE SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS 879.69879.70 879.35 879.60 879.21 878.99 878.38 879.46 878.54 ME:865.15 876.82 879.21879.35 880.02 880.02879.25877.83877.48877.59878.22 878.20 880.07 879.44 879.45 879.45879.57 879.72 877.73 877.76 877.58 877.56 880.99 880.50 880.86880.55 879.22 879.31 879.45 879.30 878.76 ME:878.51880.57 879.95 879.93 880.16 878.27878.32 878.03 877.73 877.71 878.29 877.95 877.97 877.90 877.83 BW:875.79 TW:875.80 877.78877.77 877.77877.81 877.95 879.87 880.39 880.06879.91 879.93 880.58 878.82 BW:868.50 TW:880.50 BW:??? TW:879.13 TW:880.50 BW:868.00 BW:867.05 TW:877.65 TW:873.73 BW:866.30 ME:865.61 ME:864.80 876.92 876.95 877.03 876.68 877.83 878.00875.64 876.03 877.14 877.26 877.46877.65 877.88 878.45 877.82 868.24 869.23 870.00 869.38 869.68 870.09 867.87 868.27 867.76 880.92 880.95 880.69 880.58 880.57 880.70 880.04 879.57 879.72 877.80 877.81 876.25 876.23 876.11 877.07 877.07876.29 877.23 877.90 877.66 878.29 878.43 878.64 879.07 BW:878.28 BW:878.38 TW:878.38 TW:878.28 BW:878.16 TW:878.16 BW:878.16 TW:878.53BW:878.21 TW:878.28 BW:878.42 TW:878.44 BW:879.23 TW:879.23 TW:880.66 BW:880.66 TW:880.73 BW:880.74 881.00 879.92 879.07 880.20880.70 880.63 880.19880.29 879.78 880.50 877.83 878.43 878.43 878.99 878.35 878.28 877.89 878.01 880.70 879.15 878.89 868.19 877.86 878.10 868.00 879.11 877.50 877.50877.50 869.90 869.88 868.00 868.94 869.81 TW:878.64 BW:878.72 865.49 TW:879.37 BW:879.37 BW:869.88 TW:879.43 879.16 880.41 880.19 880.07 879.98 879.98 880.07 880.43 880.47 878.94 878.86 878.66 0.30% 66 LF - 12" HDPE @ 2.28% RD-100 IE:874.00 SE STRM-306 DETENTION SYSTEM RISER WITH CATCH BASIN TOP RE:868.79 ME:878.16 ME:877.20 ME:877.28 ME:877.35 ME:877.39 BW:872.28 TW:875.70 BW:872.28 TW:875.70 BW:872.30 TW:872.30 STRM-300 STMH 72" 2' RE:879.86 IE:869.38 E IE:869.27 SE IE:869.38 SW 29 LF - 24" HDPE @ 1.00% 878.50 YD-302 24" INLET GRATE SURFACE DRAIN RE:877.82 IE:871.42 N 33 LF - 12" HDPE @ 1.00% 878.50 879.15 867.87 ME:870.90 ME:871.00 ME:869.92 ME:869.68 ME:868.85 ME:868.74870 869869869.00 YD-303 24" INLET GRATE SURFACE DRAIN RE:867.75 IE:864.96 S YD-304 24" INLET GRATE SURFACE DRAIN RE:867.72 IE:865.12 S 879.81 879.96 879.76 880.01 880 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 878.10 878.50876877878879 878 8778778771.85%2.34%2.47% 1. 2 0 %87087087 0 8 7 0 870.00 873.23 866.94 867.04 866.28 ME:864.17 864.31 864.81865 2.07%879.67880 879.89 879.93 879.72 879.12 879.04 879.16 1.38%1.25%1.50%880.46 879.86 879.42 879.61 878.31 878.09 879.13 ME:879.63 3. 5 4 %1.00%1.02%1.28%1.31%2.56%1.57%1.65%1.42%2.20% 2.64% 0.70% 0.97 % 0.93%3.01%2. 6 5% 881 KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT F OR CO NST RU CTI O N COPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKING RAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: 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 CERTIFIED CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 GRADING PLAN NOTES 1.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF EDINA, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2.CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS. 3.STORM SEWER PIPE SHALL BE AS FOLLOWS: RCP PER ASTM C-76 HDPE: 0" - 10" PER AASHTO M-252 HDPE: 12" OR GREATER PER ASTM F-2306 PVC SCH. 40 PER ASTM D-3034 STORM SEWER FITTINGS SHALL BE AS FOLLOWS: RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE PER ASTM 3212 PVC PER ASTM D-3034, JOINTS PER ASTM D-3212 4.CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. 5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7.CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. 8.GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE. 9.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 10.REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION. 11.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE. 12.INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB AND GUTTER AND CONCRETE SIDEWALKS. 13.UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF <4" OF TOPSOIL>. 14.ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED. 15.GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 PROPOSED DRAINAGE DIRECTION 0.0% 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D 16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS. 17.CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS. 18.ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION <XXX.XX> OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION. 19.ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLE CONNECTIONS. 20.ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE. 21.MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETE PAVEMENT AREAS. 22.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER. GRADING PLAN NOTES NORTHGRADING AND DRAINAGE PLAN C501 879.51879.51879.51879.51879.510.02%0.02%0.04%0.00%0.04%1.12%1.20%1.22%1.15%1.25%1.26%1.29%1.29%1.20%879.51879.511.25%1.27%8801.46%881879.84879.78879.73879.68879.64879.610.31%0.44%0.53%0.58%0.65%0.78%1.16%1.22%1.26%1.28%1.25%1.17%1.05%1.15%1.18%1.16%1.12%1.04%878879 877877.63877.62877.61877.60877.60877.59877.59877.58877.58877.560.11%0.10%0.09%0.08%0.07%0.05%0.04%0.03%0.25%1.44%1.18%1.32%1.17%1.31%1.16%1.30%1.14%1.28%1.11%1.25%1.08%1.22%1.05%1.18%1.01%1.13%0.96%1.08%0.94%2.20%878.99878.95878.93878.99879.02879.0514.64%13.68%4.22%12.25%11.03%9.86%3.32%0.31%3.89%3.79% 0 .43%879.51879.54879.56879.19879.59879.61877.560.12%4.71%2.38%4.76%2.61%1.31%0.55%4.46%3 . 6 7%4.39%0.94%0.69% 2.89% 1.04%4.90%875.62875.67875.61875.97876.11875.99877.01877.020.50%0.50%876.23876.29876.25875.88875.88876.08D877.633.09%1.32%4.52%1.73%1.58%0.10%1.41%4.40%1.04%0.05%0.31%1.22%877.90877.80877.81877.23877.26877.66877.72877.67877.59877.66877.66878.29878.30877.74877.74877.32877.330.10%1.00%0.14%1.26%2.20%KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NO T FO R CO N S T R U C T IO NCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114ADA STALL DETAIL1" = 10'ADA STALL DETAIL1" = 10'ADA STALL DETAIL1" = 10'GRADING ADADETAILSC502NORTHPROPOSED STORM SEWERPROPOSED STORM SEWERPROPERTY LINEEXISTING CONTOURPROPOSED CONTOUR925PROPOSED SPOT ELEVATION100.00LEGENDPROPOSED HIGH POINT ELEVATION HP:0.0PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0G:0.00T:0.00PROPOSED EMERGENCY OVERFLOW T/G:0.0EOF:0.0PROPOSED DRAINAGE DIRECTION 0.0%0.00%PROPOSED ADA SLOPE ME:0.0MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING)PROPOSED STORM MANHOLE (ROUND INLET CASTING)PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)PROPOSED STORM SEWER CLENOUTPROPOSED RIPRAPPROPOSED FLARED END SECTIONCODADA RAMP DETAIL1" = 10'ADA RAMP DETAIL1" = 10'ADA RAMP DETAIL1" = 10' PROPOSED PARKING RAMP40,000 S.F. / LEVEL195 TOTAL PARKING STALLSFFE L1=868.0FFE L2 = 881.0PROPOSEDRESTAURANT8,800 SFFFE = 879.0EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTHPROPOSED MEDICALOFFICE BUILDING35,000 SF / FLOOR (3 TOTAL STORIES)FFE = 881.0Ø 4 0 0 . 0 'FIRE HYDRANTCOVERAGE AREA(TYP.)KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NO T FO R CO N S T R U C T IO NCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY PLAN NOTES1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES.2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS:8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP6" PVC SCHEDULE 40 PER ASTM D-3034DUCTILE IRON PIPE PER AWWA C1503.WATER LINES SHALL BE AS FOLLOWS:6" AND LARGER, PVC C-900 PER ASTM D 2241CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 1504" AND LARGER DUCTILE IRON PIPE PER AWWA C150SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PERANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241.4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET.5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS.6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE).7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES.8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVEMECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50).9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING.10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHT LIDS.11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I.12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES.13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF EDINA AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES.15.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THECONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES.17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS.18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS.20.ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED.21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING.NORTHOVERALL UTILITYPLANC600SANITARY SEWER MANHOLESTORM SEWERSANITARY SEWERWATERMAINGATE VALVEHYDRANTTEEREDUCERUNDERGROUND ELECTRICTELEPHONEGAS MAINSTORM SEWERLEGENDCOSANITARY CLEANOUTCOEXISTINGPROPOSED PROPOSED PARKING RAMP40,000 S.F. / LEVEL195 TOTAL PARKING STALLSFFE L1=868.0FFE L2 = 881.0PROPOSEDRESTAURANT8,800 SFFFE = 879.0EXISTING 7 STORY BUILDINGFFE: 877.50EXISTING 6 STORY BUILDINGFFE: 879.506800 FRANCE AVENUE SOUTH6600 FRANCE AVENUE SOUTHPROPOSED MEDICALOFFICE BUILDING35,000 SF / FLOOR (3 TOTAL STORIES)FFE = 881.0STUB 1IE:865.72 SSAN MH 100RE:909.65IE:865.41 NIE:865.41 SIE:865.41 WSAN MH 101RE:867.38IE:861.80 EIE:861.80 SIE:861.80 WSAN MH 102RE:866.64IE:862.61 NIE:861.09 EIE:861.09 WSAN MH 103RE:867.80IE:859.96 EIE:859.96 SWSAN MH EX. 1RE:869.09IE:858.67 NEIE:849.50 NIE:849.50 SSTUB 3IE:862.18 NSTUB 4IE:862.71 SSTUB 2IE:865.70 N31 LF - 6" PVC@ 1.00%141 LF - 10" PVC@ 2.57%71 LF - 10" PVC@ 1.00%129 LF - 10" PVC@ 1.00%30 LF - 6" PVC@ 1.00%31 LF - 8" PVC@ 1.25%113 LF - 10" PVC@ 1.00%10 LF - 6" PVC@ 1.00%CONNECT TO BOTTOMLEVEL OF PARKINGGARAGECONNECT TO EXISTINGBUILDING SERVICEPROPOSED 10"DIP WATER MAINCONNECT PROPOSEDWATER MAIN TOEXISTING WATER MAINPROPOSED 6" SANITARYSEWER PIPECONNECT PROPOSEDSANITARY SEWER TO EXISTINGSANITARY MANHOLERELOCATE ELECTRICALTRANSFORMER (T-3),REFERENCEELECTRICAL PLANSPROPOSED ELECTRICAL SERVICEPROPOSED 10" DIPWATER MAIN3" GAS SERVICE LINE10" WATER SERVICE LINE.CONNECT TO EXISTING BUILDING SERVICEPROPOSED 10"DIP WATER MAINPROPOSEDTELECOMMUNICATIONSSERVICEPROPOSED 10" DIWATER MAINCONNECT PROPOSEDWATER MAIN TOEXISTING WATER MAINPROPOSED 10"DIP WATER MAINTELECOMELEC.GASELEC.GASFIRE DEPARTMENT CONNECTIONPROPOSED BUILDING TRANSFORMERT-6, SEE ELECTRICAL PLANSEXISTING TRANSFORMERT-5EXISTING GAS METERBOTTOM OF STORM SEWER PIPE = 862.16TOP OF SANITARY SEWER PIPE = 860.29CLEARANCE = 1.87'BOTTOM OF STORM SEWER PIPE = 869.64TOP OF SANITARY SEWER PIPE = 866.04CLEARANCE = 3.59'BOTTOM OF STORM SEWER PIPE = 870.74TOP OF SANITARY SEWER PIPE = 865.93CLEARANCE = 4.81'BOTTOM OF STORM SEWER PIPE = 864.02TOP OF SANITARY SEWER PIPE = 862.46CLEARANCE = 1.56'BOTTOM OF STORM SEWER PIPE = 863.90TOP OF SANITARY SEWER PIPE = 860.63CLEARANCE = 3.26'EXISTING TRANSFORMERT-1ELEC.ELEC.ABCEEAFGIJFGIJHHHHHHHKLKLDDJMNOOORRRRPPQRSSSSTDHPRRPCKH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NO T FO R CO N S T R U C T IO NCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY PLAN NOTES1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES.2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS:8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP 6" PVC SRD26 PER ASTM D-3034, FOR SANITARY SERVICES6" PVC SCHEDULE 40 PER ASTM D-3034DUCTILE IRON PIPE PER AWWA C1503.WATER LINES SHALL BE AS FOLLOWS:6" AND LARGER, PVC C-900 PER ASTM D 2241CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 1504" AND LARGER DUCTILE IRON PIPE PER AWWA C150SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PERANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241.4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET.5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITHSTAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECTDOCUMENTS.6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE(OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE).7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. WATER MAIN SHALLMAINTAIN A MINIMUM OF 2' VERTICAL CLEARANCE AT UTILITY CROSSINGS.8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GASLINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THEWATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDEA MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWAC-151) (CLASS 50).9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING.10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENTELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITHWATERTIGHT LIDS.11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000P.S.I.12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES.13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF EDINA AND/ORSTATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES.15.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTINGUTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, ANDWHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON ASBEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES ATLEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALLBE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICTWITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BYCODES AND/OR UTILITY SERVICE COMPANIES.17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS ANDSPECIFICATIONS.18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THEBUILDING. REF. ARCH / MEP PLANS.20.ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED.21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING.SANITARY SEWER MANHOLESTORM SEWERSANITARY SEWERWATERMAINGATE VALVEHYDRANTTEEREDUCERUNDERGROUND ELECTRICTELEPHONEGAS MAINSTORM SEWERLEGENDCOSANITARY CLEANOUTCOEXISTINGPROPOSEDNORTHKEYNOTE LEGENDWETTAP EXISTING 12" WATERMAIN WITH NEW 12"x10" TEE AND 10" GATE VALVE.COORDINATE ALL WORK WITH CITY OF EDINA AND HENNEPIN COUNTY. TRAFFICCONTROL PLAN MUST BE PROVIDED FOR WORK WITHIN FRANCE AVE.CONNECT TO EXISTING WATERMAIN WITH 10" GATE VALVEINSTALL HYDRANT AND GATE VALVE. REFER TO CITY DETAILINSTALL 10" GATE VALVE. FOLLOW ALL CITY OF STANDARDS ANDSPECIFICATIONSINSTALL 10" TEE. FOLLOW ALL CITY OF EDINA STANDARDS AND SPECIFICATIONSINSTALL 10"x4" TEE. FOLLOW ALL CITY OF EDINA STANDARDS ANDSPECIFICATIONSINSTALL 10"x8" TEE. FOLLOW ALL CITY OF EDINA STANDARDS ANDSPECIFICATIONSINSTALL WATERMAIN BEND WITH THRUST BLOCKING. FOLLOW ALL CITY OFEDINA STANDARDS AND SPECIFICATIONSSTUB 4" FIRE PROTECTION LINE 5' FROM BUILDING EDGESTUB 8" DOMESTIC WATER LINE 5' FROM BUILDING EDGEINSTALL 8" TEE. FOLLOW ALL CITY OF EDINA STANDARDS AND SPECIFICATIONSINSTALL 8" GATE VALVE. FOLLOW ALL CITY OF EDINA STANDARDS ANDSPECIFICATIONSINSTALL 8"X6" REDUCER. FOLLOW ALL CITY OF EDINA STANDARDS ANDSPECIFICATIONSCONNECT TO EXISTING GATE VALVE AND HYDRANT. FOLLOW ALL CITY OF EDINASTANDARDS AND SPECIFICATIONS.3" GAS SERVICE LINEELECTRIC SERVICE LINETELECOMMUNICATIONS LINECONNECT TO EXISTING UTILITY. CONTRACTOR TO COORDINATE CONNECTIONWITH UTILITY PROVIDER.INSTALL 6" SANITARY SEWER STUB WITHIN 5' OF PROPOSED BUILDINGCORE DRILL INTO EXISTING MANHOLE FOR PROPOSED PIPE CONNECTION.INSTALL RUBBER BOOT SEAL AROUND OPENING. FOLLOW ALL CITY OF EDINASTANDARDS AND SPECIFICATIONS.ABCDEFGHIJKLMNOPQRSTUTILITY PLANC601 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY DETAILSC602 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY DETAILSC603 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY DETAILSC604STORMWATER MANAGEMENT NOTES1.CONTRACTOR TO PROVIDE (2) DOUBLE RING INFILTROMETER TESTS WITHIN THE UNDERGROUND/ SURFACESYSTEM EXCAVATION PRIOR TO INSTALLATION OF THE UNDERGROUND/ SURFACE SYSTEM. THE CONTRACTORSHALL PROVIDE THE RESULTS TO THE ENGINEER FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THEUNDERGROUND/ SURFACE SYSTEM.2.CONTRACTOR SHALL OVER-EXCAVATE ALL FILL AS NECESSARY TO NATIVE POORLY GRADED SANDY SOILS.EXCAVATION SHALL BE REPLACED WITH SUITABLE ENGINEERED FILL MEETING THE MNDOT SPECIFICATION FORCOARSE FILTER AGGREGATE PER SECTION 3149.2H. DEPTHS OF FILL/URBAN FILL EXPECTED TO VARY,CONTRACTOR SHALL VERIFY DEPTHS OF EXCAVATION AND PERFORM INFILTROMETER TESTS PRIOR TOINSTALLING UNDERGROUND/ SURFACE SYSTEM.3.IF NATIVE SUBGRADE SOILS BELOW FILL ARE DETERMINED TO NOT BE CONDUCIVE TO THE DESIGNINFILTRATION REQUIREMENTS, THE CONTRACTOR SHALL REMOVE AND REPLACE THE POORLY INFILTRATINGSOILS TO A DEPTH WHERE THE EXISTING NATIVE SUBGRADE SOILS MEET OR EXCEED THE DESIGNINFILTRATION RATE AS REVIEWED BY THE ENGINEER.4.UPON COMPLETION OF THE STORMWATER BMP AND FINAL STABILIATION OF THE TRIBUTARY DRAINAGE AREA,THE CONTRACTOR SHALL PROVIDE DOCUMENTATION THE BMP AFTER A SIGNIFICAT RAIN EVENT THAT SHOWSTHE BMPS DRAWS DOWN WITHIN 48 HOURS.5.FINAL EXCAVATION OF UNDERGROUND/ SURFACE INFILTRATION SYSTEM AREA AND INSTALLATION OF OFENGINEERED SOIL MUST OCCUR IN DRY SOIL CONDITIONS TO PREVENT SMEARING AND COMPACTION. DO NOTWORK IN INFILTRATION SYSTEM AREA IF SOIL CONDITIONS ARE WET.6.IMMEDIATELY FOLLOWING SYSTEM CONSTRUCTION, THE EXCAVATION FOR THE TRENCH SHALL BEIMMEDIATELY BACKFILLED WITH APPROVED BACKFILL MATERIAL PER MANUFACTURER'S RECOMMENDATION,OR THE EXCAVATION SHALL BE PROTECTED WITH SILT FENCE AND OR BIO-ROLLS SUCH THAT ON-SITE SOILS DONOT ENTER THE TRENCH EXCAVATION AND CLOG UP THE BOTTOM/SIDES OF THE TRENCH LIMITING THEINFILTRATION CAPACITY OF THE UNDERGROUND/ SURFACE SYSTEM.7.IF ANY SOILS ENTER THE TRENCH PRIOR TO BACKFILLING, THE CONTRACTOR SHALL REMOVE SOILS ANDCONFIRM THE INFILTRATION CAPACITY OF THE NATIVE SUBGRADE SOILS IS MET WITH INFILTROMETER TESTS.8.CONTRACTOR SHALL COORDINATE AND COMPLETE CERTIFIED AS-BUILT PLANS DEMONSTRATING ALLCONSTRUCTED STORMWATER CONVEYANCE STRUCTURES, AND STORMWATER MANAGEMENT FACILITIES(INCLUDING AS-BUILT VOLUMES) CONFORM TO DESIGN AND/OR PLANS AS APPROVED BY THE CITY.9.STORMWATER MANAGEMENT AREAS TO BE KEPT OFF-LINE UNTIL DISTURBED AREAS ARE RESTORED. IF NOTPOSSIBLE, SYSTEMS MUST BE CLEANED OUT PRIOR TO CERTIFICATE OF OCCUPANCY.10.STOCKPILING OF MATERIAL SHALL NOT BE ALLOWED IN PROPOSED BMP'S.11.NO CONSTRUCTION EQUIPMENT SHALL BE ALLOWED IN THE BMP FOOTPRINTS BEFORE OR AFTERCONSTRUCTION. ONLY SPECIFIED EQUIPMENT WILL BE ALLOWED INSIDE FOR THE SOLE PURPOSE OFCONSTRUCTION OF THE SURFACE BASIN.12.ALL INFILTRATION AREAS SHALL BE PROTECTED DURING CONSTRUCTION OPERATIONS.13.GRADING OF THE SURFACE INFILTRATION BASINS SHALL BE ACCOMPLISHED USING LOW-IMPACT,EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. A BACKHOE WITHTOOTHED BUCKET SHALL BE USED FOR EXCAVATION OF FILTRATION BASINS TO PREVENT COMPACTION ORSMEARING OF SOILS. THE CONTRACTOR SHALL SCARIFY THE UNDERLYING SOIL TO MINIMUM 18" DEPTH TOREMOVE COMPACTION. THE FIRST LIFT OF ENGINEERED SOIL SHALL BE MIXED WITH UNDERLYING SOILS.LEVELING AND FINAL GRADING WITHIN THE CELL MUST BE DONE BY HAND.ALL JOINTS IN MANHOLE TOHAVE "O" RING RUBBER GASKETPLANPRECAST CONCRETEMANHOLE BASEPRECAST CONCRETEMANHOLE SECTIONSECTIONPIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL48" DIAIE:874.70SEE GRADING PLANFOR RIM ELEVATIONPIPE SHALL BE CUT FLUSHWITH INSIDE FACE OF WALLOUTLET CONTROL STRUCTURE (OCS 201)TOP WEIR WALLEL: 876.75MANHOLE MUST CONFORM TOCITY STANDARDS ANDSPECIFICATIONS4' WIDE WEIR WALLNOT TO SCALEOUTLETFLOWALL JOINTS IN MANHOLE TOHAVE "O" RING RUBBER GASKETPLANINTLETFLOWPRECAST CONCRETEMANHOLE BASEPRECAST CONCRETEMANHOLE SECTIONSECTIONPIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL60" DIAFLOW24" INTLETIE:871.00SEE GRADING PLANFOR RIM ELEVATION24" OUTLETPIPE SHALL BE CUT FLUSHWITH INSIDE FACE OF WALLIE: 871.00OUTLET CONTROL STRUCTURE (OCS 200)TOP WEIR WALLEL: 873.00MANHOLE MUST CONFORM TOCITY STANDARDS ANDSPECIFICATIONS5' WIDE WEIR WALLNOT TO SCALEFLOWOUTLETFLOWALL JOINTS IN MANHOLE TOHAVE "O" RING RUBBER GASKETPLANINTLETFLOWPRECAST CONCRETEMANHOLE BASEPRECAST CONCRETEMANHOLE SECTIONSECTIONPIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL60" DIAFLOW24" INTLETIE:862.54SEE GRADING PLANFOR RIM ELEVATIONPIPE SHALL BE CUT FLUSHWITH INSIDE FACE OF WALLIE: 862.54OUTLET CONTROL STRUCTURE (OCS 300)TOP WEIR WALLEL: 863.50MANHOLE MUST CONFORM TOCITY STANDARDS ANDSPECIFICATIONSNOT TO SCALEOUTLETFLOW15" OUTLETFLOW6" ORIFICEIE: 875.3012" x 8" ORIFICEIE: 872.0024" OUTLETFLOW12" PIPEIE: 862.545' WIDE WEIR WALLINTLETFLOWBASIN TOP: 877.50STORMWATER INFILTRATION BASIN (BMP #4)NOT TO SCALEBASIN BOTTOM: 873.502 : 1 MAX2:1 MAX100 YR HWL: 877.01OCS-201SEE GRADING PLAN FORTOP OF STRUCTURENATIVE SOILS,SEE NOTES ON THIS PAGE15" CULVERTIE: 874.70 xxXXUCFRIDGEUCFRIDGEJ J 1011041021035"CRAB1123"ELM3"ELM3"ELM3"LILAC 3"LILAC3"LILAC3"LILAC3"LILAC3"LILAC14"MPL13"MPL12"MPL12"MPL13"MPL11"MPL3"ELM3"ELM8"CRAB8"CRAB8"CRAB14"CRAB12"CRAB15"CRAB14314614514720"ASH12"PEP4-3"CRAB4 - 3 "CRAB5-2"CRAB11"CRAB3-8"CRAB6-4"CRAB9"CRAB6"CRAB6"CRAB4"CRAB4"CRAB1064-6"CRAB7"CRAB3-4"CRAB5-2"CRAB1271301321315"CRAB4-4"CRAB12912828"ASH 21"ASH (5-9)-(1-2")ARB12011911811511411322"ASH20"ASH21"ASH21"ASH21"ASH18"ASH15"CRAB12"CRAB12"CRAB21"CRAB12"CRAB12"CRAB9"CRAB8"CRAB8"CRAB8"CRAB8"CRAB15"CRAB18318218121"ASH15"WIL16816716616516418"COT1634"ASH1606"TR1615"ASH16215815912"WIL1791801751741761731721571551561872262252242222231841886"ELM5"ASH2-7"ASH5"ASH4"ELM2-8"ELM1962001992011981974"ASH206204203105169AMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBARBARBARBARBARB185186171170178177SSSSSDDCODDDDDDCODDDD1. ALL WORK NEAR PROTECTED EXISTING TREES TO BE PERFORMED IN CONSULTATION WITH A CERTIFIED ARBORIST. 2. ALL WORK WITHIN TREE PROTECTION ZONE MUST BE DONE BY HAND AFTER A SITE MEETING WITH THE PROJECT ARBORIST. 3. ALL ROOTS OVER 2”DIAMETER MUST BE RETAINED UNLESS OTHERWISE DECIDED BY THE PROJECT ARBORIST. 4. CAREFUL HAND-DUG EXPLORATORY TRENCHING WILL BE DONE BEFORE ANY EXCAVATION OCCURS WITHIN CRITICAL ROOT ZONE. 5. ONLY THOSE PERSONS AUTHORIZED BY THE CITY MAY REMOVE ANY TREES FROM PUBLIC LAND. TREES REMOVED FROM ANY PUBLIC LAND INCLUDING CITY, COUNTRY OR STATE RIGHT-OF-WAY SHALL BE REPLACED BY THE PERSON OR ENTITY WHO REMOVED IT. REPLACEMENT SHALL BE IN THE FOLLOWING MANNER: A. REPLACEMENT OF ANY LIVE TREE WHICH IS REMOVED FROM ANY PUBLIC LAND SHALL BE REQUIRED ON A CALIPER INCH FOR CALIPER INCH BASIS. THE CITY MAY ALSO ELECT TO RECEIVE CASH IN LIEU OF TREES BASED ON FREE PER CALIPER INCH DETERMINED BY THE CITY COUNCIL. B. REPLACEMENT TREES SHALL BE OF SPECIES APPROVED BY THE CITY FORESTER. GENERAL NOTES -TREE PROTECTION 2 2 1 PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE 6800 FRANCE PARKING STRUCTURE VALLEY VIEW ROAD FRANCE AVE SOUTH 6600 FRANCE FRANCE AVE SOUTHPRIVATE ROADPRIVATE ROADPROPERTY LINE PROPERTY LINE PROPERTY LINE LIMIT OF WORK L I MI T OF WORKL I MI T OF WORKLIMIT OF WORK LIMIT OF WORKPRIVATE ROADLEGEND -TREE PROTECTION TREE PROTECTION FENCING HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 KEYPLAN MOB PARKING RAMP RESTAURANT MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:53:21 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL100 TREE PROTECTION PLAN AuthorKEYNOTES - TREE PROTECTION #DESCRIPTION 1 FENCING FOLLOWS TOP OF EXISTING STONE WALL 2 WORK TO BE COMPLETED BY HAND, AFTER TREE PROTECTION FENCING IS REMOVED 1" = 30'-0"1 OVERALL TREE PROTECTION PLAN 870.3xxXX1 2 "C R A B 15"ASH12"ASH5_5"ASH13"ASH13"ASH1211375"CRAB14"ASH9"ASH18"ASH3_4"CRAB2_3"CRAB14420"RO2051486-4"CRAB1505-4"CRAB2-4"CRAB4-4"CRAB4"CRAB1511523-4"CRAB2281533-4"CRAB7"CRAB3-5"CRAB2-6"MPL3-5"MPL1261241231224-8"CRAB12531"ASH2-5"BAS3-4"BAS3-4"BAS2-3"BAS4-4"BAS27"ASH3-2"BAS2-2"SPR3-4"CRAB3-6"CRAB2-4"CRAB4-6"MPL13813914028"ASH1341338"POP1361351171169"ASH1545"ASH2-7"BOX2-5"BOX2212202192182172162154"ASH4-9"BAS1931891901911941952132112122145"ASH207ARB15-AMURMPLS15-AMUR MPLS1 8 -AMUR MPL SAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLLILACLILACLILACLILACLILAC13-AMERICAN CRANBERRY BUSHES2271011041021035"CRAB1123"ELM3"ELM3"ELM3"LILAC 3"LILAC3"LILAC3"LILAC3"LILAC3"LILAC14"MPL13"MPL12"MPL12"MPL13"MPL11"MPL3"ELM3"ELM8"CRAB8"CRAB8"CRAB14"CRAB12"CRAB15"CRAB14314614514720"ASH12"PEP4-3"CRAB4 - 3 "CRAB5-2"CRAB11"CRAB3-8"CRAB6-4"CRAB9"CRAB6"CRAB6"CRAB4"CRAB4"CRAB1064-6"CRAB7"CRAB3-4"CRAB5-2"CRAB1271301321315"CRAB4-4"CRAB12912828"ASH 21"ASH (5-9)-(1-2")ARB12011911811511411322"ASH20"ASH21"ASH21"ASH21"ASH18"ASH15"CRAB12"CRAB12"CRAB21"CRAB12"CRAB12"CRAB9"CRAB8"CRAB8"CRAB8"CRAB8"CRAB15"CRAB18318218121"ASH15"WIL16816716616516418"COT1634"ASH1606"TR1615"ASH16215815912"WIL1791801751741761731721571551561872262252242222231841886"ELM5"ASH2-7"ASH5"ASH4"ELM2-8"ELM1962001992011981974"ASH206204203105169AMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLAMUR MPLARBARBARBARBARBARBARBARBARBARBARBARBARBARBARB18518617117017817788880 880 880 8808 8 0 880885 8 8 0 8808758808808758 8 0875 875870880865865865 871 871871 872869869 881 8 8 1 882 882 882 882 881881 868 867 871 872 871 871 869 868 867 866867868869867869 8 6 8 867866864863867868869871872873874876877 8788798 8 1 882 8778778798788778768748738728718698688 6 7 8 6 8869 869873874871 8728768718 7 1 869869873874871872876877871 874 873 8728718 7 1 8 7 1 872873874876877878879881882877878879882882881882 881882 882 881 879878877 876881881879878882883884884 8838828 7 9 8 8 1 877TOTAL DBH OF REMOVED PROTECTED TREES (IN.)353 TOTAL DBH OF REMOVED HERITAGE TREES (IN.) 128 MIN. REQ. PROTECTED TREE REPLACEMENT DBH (75% CUMULATIVE DBH; MIN. 3.5" CAL.) 264 TOTAL REQ. HERITAGE TREE REPLACEMENT DBH (100% CUMULATIVE DBH; MIN 4.5" CAL.)) 128 TOTAL HEIGHT OF REMOVED PROTECTED TREES (FT.)60 TOTAL HT. OF REMOVED HERITAGE TREES (FT.) 260 MIN. REQ. PROTECTED TREE REPLACEMENT HEIGHT (75% CUMULATIVE HT.; MIN. 8' HT.) 45 MIN. REQ. HERITAGE TREE REPLACEMENT DBH (100% CUMULATIVE HT.; MIN. 10' HT) 260 TOTAL DBH TO BE REPLACED (IN) 392 TOTAL REQ. DBH OF NEW TREES, >3.5" CAL (50% TOTAL REPLACEMENT DBH)196 TOTAL REQ. # OF NEW TREES, >3.5" CAL 56 TOTAL REQ. DBH OF NEW TREES, >4.5" CAL (25% TOTAL REPLACEMENT DBH)98 TOTAL REQ. # OF NEW TREES, >4.5" CAL 22 TOTAL REQ. DBH OF NEW TREES, >5.5" CAL (25% TOTAL REPLACEMENT DBH)98 TOTAL REQ. # OF NEW TREES, >5.5" CAL 18 TOTAL HT TO BE REPLACED (FT) 305 MIN. TOTAL REQ. HT. OF NEW TREES, >8' (50% TOTAL REPLACEMENT HT.)153 TOTAL REQ. # OF NEW TREES, >8' HT. 5 MIN. TOTAL REQ. HT. OF NEW TREES, >10' (25% TOTAL REPLACEMENT)76 TOTAL REQ. # OF NEW TREES, >10' HT.18 MIN TOTAL REQ. HT. OF NEW TREES, >12' (25% TOTAL REPLACEMENT HT.)76 TOTAL REQ. # OF NEW TREES, >12' HT. 7 TOTAL AREA OF SITE 22.47 ACRES TAG NO. TREE DBH (IN.) TREE HGT. (FT.) SPECIES CONDITION STATUS TYPE 110 18 20'COLORADO BLUE SPRUCE POOR CONIFEROUS 116 25 LITTLE LEAF LINDEN POOR DECIDUOUS 117 25 BURR OAK FAIR PROTECTED DECIDUOUS 121 37 WHITE OAK GOOD HERITAGE DECIDUOUS 122 5 PAPER BIRCH POOR DECIDUOUS 123 25 35' - 40'SCOTCH PINE GOOD HERITAGE CONIFEROUS 124 19 35' - 40'SCOTCH PINE GOOD HERITAGE CONIFEROUS 125 25 RED MAPLE POOR DECIDUOUS 126 11 THORNLESS HONEYLOCUST GOOD PROTECTED DECIDUOUS 133 10 AUTUMN BLAZE MAPLE GOOD PROTECTED DECIDUOUS 134 7 15'BLACK HILLS SPRUCE GOOD PROTECTED CONIFEROUS 135 8 15'BLACK HILLS SPRUCE FAIR PROTECTED CONIFEROUS 136 9 15'BLACK HILLS SPRUCE GOOD PROTECTED CONIFEROUS 137 15 15' JACK PINE GOOD PROTECTED CONIFEROUS 138 12 40'BLACK HILLS SPRUCE GOOD HERITAGE CONIFEROUS 139 10 40'BLACK HILLS SPRUCE GOOD HERITAGE CONIFEROUS 140 13 40'BLACK HILLS SPRUCE GOOD HERITAGE CONIFEROUS 144 18 THORNLESS HONEYLOCUST GOOD PROTECTED DECIDUOUS 148 14 30' - 35'COLORADO BLUE SPRUCE GOOD HERITAGE CONIFEROUS 149 13 30' - 35'COLORADO BLUE SPRUCE GOOD HERITAGE CONIFEROUS 150 27 NORWAY MAPLE GOOD PROTECTED DECIDUOUS 151 21 AMERICAN LINDEN GOOD PROTECTED DECIDUOUS 152 22 AMERICAN LINDEN GOOD PROTECTED DECIDUOUS 153 30 WHITE OAK GOOD HERITAGE DECIDUOUS 189 20 WHITE OAK FAIR PROTECTED DECIDUOUS 190 30 WHITE OAK FAIR HERITAGE DECIDUOUS 191 8 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 192 7 WHITE OAK FAIR PROTECTED DECIDUOUS 193 10 WHITE OAK FAIR PROTECTED DECIDUOUS 194 29 WHITE OAK FAIR PROTECTED DECIDUOUS 195 12 WHITE OAK FAIR PROTECTED DECIDUOUS 205 31 COTTONWOOD FAIR DECIDUOUS 207 16 AMERICAN LINDEN FAIR PROTECTED DECIDUOUS 208 6 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 209 6 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 210 7 SIBERIAN ELM FAIR PROTECTED DECIDUOUS 211 17 WHITE OAK GOOD PROTECTED DECIDUOUS 212 19 WHITE OAK GOOD PROTECTED DECIDUOUS 213 28 WHITE OAK POOR DECIDUOUS 214 17 WHITE OAK POOR DECIDUOUS 215 7 WHITE OAK FAIR PROTECTED DECIDUOUS 216 5 WHITE OAK FAIR PROTECTED DECIDUOUS 217 8 WHITE OAK FAIR PROTECTED DECIDUOUS 218 9 WHITE OAK FAIR PROTECTED DECIDUOUS 219 7 WHITE OAK FAIR PROTECTED DECIDUOUS 220 7 WHITE OAK FAIR PROTECTED DECIDUOUS 221 30 WHITE OAK POOR HERITAGE DECIDUOUS 227 31 WHITE OAK GOOD HERITAGE DECIDUOUS 228 19 AMERICAN LINDEN GOOD PROTECTED DECIDUOUS 11019"ASH24"ASHPROPERTY LINE LIMIT OF WORK PROPERTY LINE LIMIT OF WORK REMOVE 18 AMUR MAPLESREMOVE 15 AMUR MAPLES REMOVE 15 AMUR MAPLES REMOVE SHRUBS DECIDUOUS REPLACEMENT CALCULATIONS (VOLUNTARY) CONIFEROUS REPLACEMENT CALCULATIONS (VOLUNTARY) TREE DEMOLITION SCHEDULE LEGEND -TREE REMOVAL TREE TO BE REMOVED TREE TO REMAIN, REFER TO TREE PROTECTION PLAN 66TH STREETHGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 KEYPLAN MOB PARKING RAMP RESTAURANT MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:53:24 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL101 TREE DEMOLITION PLAN Author1" = 30'-0"1 TREE DEMOLITION PLAN 1" = 30'-0"2 TREE DEMOLITION PLAN - NORTH AREA xxWOOD WALLUCFRIDGEUCFRIDGEJ J 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY. 2. REFER TO CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION 3. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT OF LOCATION VERIFICATION OF ALL SITE AND LANDSCAPE FEATURES 4. CONTRACTOR RESPONSIBLE FOR VERIFYING ALL QUANTITIES 5. CONTRACTOR TO FIELD COORDINATE PLACEMENT/LAYOUT OF BOULDERS WITH LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. GENERAL NOTES -LAYOUT & MATERIALS REFER TO AREA A REFER TO AREA B PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE VALLEY VIEW ROAD FRANCE AVE SOUTH 6600 FRANCE PRIVATE ROADPRIVATE ROADPROPERTY LINE PROPERTY LINE PROPERTY LINE LIMIT OF WORK L I MI T OF WORKLIMIT OF WORKLIMIT OF WORK LIMIT OF WORKHGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:53:44 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL200 OVERALL LANDSCAPE PLAN Author1" = 50'-0"1 Overall Landscape Plan xxUCFRIDGEUCFRIDGE6 3 3 3 3 11 4 1 23 6800 FRANCE PARKING STRUCTURE 5 E1 VALLEY VIEW ROAD 11 PROPERTY LINE LIMIT OF WORKLIMIT OF WORK PRIVATE ROAD14 18 3 3 3 12 E2 25 25 25 7 7 7 7 5 27 27 27 27 LEGEND -LAYOUT & MATERIALS EDGING REFER TO SPEC 321540 STONE SURFACING 1 REFER TO SPEC 321540 PEDESTRIAN CONCRETE PAVING VEHICULAR CONCRETE PAVING -TYPE 1 PLANTING AREA WOOD MULCH PAVING LAWN PLANTING AREA ON STRUCTURE NEW TREE REFER TO L400 SERIES EXISTING TREE TO BE PRESERVED U.N.O; REFER TO L100 SERIES PED. STAMPED CONCRETE PAVING STORMWATER MANAGEMENT AREA; REFER TO CIVIL FOR SOIL MIX VEH. STAMPED CONCRETE PAVING HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:53:54 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL210 LAYOUT & MATERIALS PLAN - AREA A Author1" = 20'-0"1 Layout and Materials Plan - Area A MATCHLINE L211 KEYNOTES - LAYOUT & MATERIALS... # DESCRIPTION 1 PEDESTRIAN CONCRETE PAVING 2 PEDESTRIAN STAMPED CONCRETE PAVING 3 SALVAGED STONE SEAT WALL; DETAIL 4/L220 4 WOOD MULCH PAVING; DETAIL 3/L220 5 VEHICULAR ASPHALT PAVING; REFER TO CIVIL 6 VEHICULAR CONCRETE PAVING; REFER TO CIVIL 7 VEHICULAR STAMPED CONCRETE PAVING; REFER TO CIVIL 8 CONCRETE STAIR; DETAIL 5/L220 9 SS HANDRAIL; DETAIL 5/L220 10 RAISED PLANTER ON STRUCTURE 11 STONE SURFACING; DETAIL 1/L220 12 PAVEMENT STRIPING; REFER TO CIVIL 14 RETAINING WALL; REFER TO ARCH 15 PEDESTRIAN CONCRETE PAVING ON STRUCTURE KEYNOTES - LAYOUT & MATERIALS... # DESCRIPTION 16 PLANTING AREA ON STRUCTURE 17 STORMWATER BMP; REFER TO CIVIL 18 BIKE RACK; SURFACE MOUNT 20 BOLLARD; SURFACE MOUNT 21 TIE INTO EXISTING HARD SURFACING 22 MONUMENT SIGN 23 RETAINING WALL; REFER TO CIVIL 25 CURB AND GUTTER; REFER TO CIVIL 26 RIP RAP; REFER TO CIVIL 27 WOOD MULCH SURFACING ON ALL AREAS WITHIN LIMITS OF DISTURBANCE NOT IDENTIFIED AS PLANTING E1 EXISTING CONCRETE PAVING E2 EXISTING WALL MATCHLINE L211 xDN 21 21 3 1 1 5 17 6 5 6 3 3 1 8 8 9 8 10 11 11 11 11 11 1 1 1 1 12 125 5 5 PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 5 6800 FRANCE EXISTING PATIO 23 FRANCE AVE SOUTH 16 1 12 12 1 6600 FRANCE PRIVATE ROADPRIVATE ROAD11 11 11 PROPERTY LINE LIMIT OF WORK L I MI T OF WORKLIMIT OF WORK20 20 12 22 14 14 22 12 25 25 25 2 2 2 7 7 7 115 1 5 26 26 27 LEGEND -LAYOUT & MATERIALS EDGING REFER TO SPEC 321540 STONE SURFACING 1 REFER TO SPEC 321540 PEDESTRIAN CONCRETE PAVING VEHICULAR CONCRETE PAVING -TYPE 1 PLANTING AREA WOOD MULCH PAVING LAWN PLANTING AREA ON STRUCTURE NEW TREE REFER TO L400 SERIES EXISTING TREE TO BE PRESERVED U.N.O; REFER TO L100 SERIES PED. STAMPED CONCRETE PAVING STORMWATER MANAGEMENT AREA; REFER TO CIVIL FOR SOIL MIX VEH. STAMPED CONCRETE PAVING HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:54:10 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL211 LAYOUT & MATERIALS PLAN - AREA B AuthorKEYNOTES - LAYOUT & MATERIALS... # DESCRIPTION 1 PEDESTRIAN CONCRETE PAVING 2 PEDESTRIAN STAMPED CONCRETE PAVING 3 SALVAGED STONE SEAT WALL; DETAIL 4/L220 4 WOOD MULCH PAVING; DETAIL 3/L220 5 VEHICULAR ASPHALT PAVING; REFER TO CIVIL 6 VEHICULAR CONCRETE PAVING; REFER TO CIVIL 7 VEHICULAR STAMPED CONCRETE PAVING; REFER TO CIVIL 8 CONCRETE STAIR; DETAIL 5/L220 9 SS HANDRAIL; DETAIL 5/L220 10 RAISED PLANTER ON STRUCTURE 11 STONE SURFACING; DETAIL 1/L220 12 PAVEMENT STRIPING; REFER TO CIVIL 14 RETAINING WALL; REFER TO ARCH 15 PEDESTRIAN CONCRETE PAVING ON STRUCTURE KEYNOTES - LAYOUT & MATERIALS... # DESCRIPTION 16 PLANTING AREA ON STRUCTURE 17 STORMWATER BMP; REFER TO CIVIL 18 BIKE RACK; SURFACE MOUNT 20 BOLLARD; SURFACE MOUNT 21 TIE INTO EXISTING HARD SURFACING 22 MONUMENT SIGN 23 RETAINING WALL; REFER TO CIVIL 25 CURB AND GUTTER; REFER TO CIVIL 26 RIP RAP; REFER TO CIVIL 27 WOOD MULCH SURFACING ON ALL AREAS WITHIN LIMITS OF DISTURBANCE NOT IDENTIFIED AS PLANTING E1 EXISTING CONCRETE PAVING E2 EXISTING WALL MATCHLINE L210MATCHLINE L210 WOOD MULCH SURFACING, REFER TO SPEC 321540 COMPACTED AGGREGATE BASE; REFER TO CIVIL DWGS UNDISTURBED EARTH OR COMPACTED SUBGRADE; REFER TO CIVIL DWGS EDGING, REFER TO SPEC 321540 SEE PLAN VARIES 3"4"SOIL SEPARATOR FABRIC; REFER TO SPEC 321540 WALL OR BUILDING FACADE REFER TO L400 SERIES PLANS FOR PLANTING 1'-8" TYP UNO SITE-1 STN-1 STN-2 EDGING SOIL SEPARATOR FABRIC: REFER TO SPEC 321540 SUBGRADE REFER TO CIVIL STN-1 STN-2 SALVAGED STONE BLOCK, REFER TO SPEC 321540 SETTING BED STONE SURFACING; REFER TO SPEC 321540 UNDISTURBED EARTH OR COMPACTED SUBGRADE; REFER TO CIVIL DWGS COMPACTED AGGREGATE BASE; REFER TO CIVIL DWGS (+/-) 1'-6" CONCRETE PAVING; REFER TO CIVIL DWGS REFER TO L400 SERIES PLANS FOR PLANTING (+/-) 1'-6"SUBSOIL DRAIN PIPE, REFER TO CIVIL FILTER FABRIC EPOXY COATED #3 AT EACH NOSING, TYP ANTI-SLIP NOSING, SEE NOTES CLR3"CONC. PAVING, SEE CIVIL 1'-0" 1'-6" OPTIONAL CONST. JOINT CONC. SIDE WALLS BEYOND 6" THICK CONC. SIDE WALLS (UNO) W/ EPOXY COATED #4 @ 16" OC EW, CENTERED AND #4 DOWELS @ 16" OC TO STAIR SLAB COMPACTED SUB-GRADE 1'-2" TYP1" TYP 6"1'-0" 1'-0" 3"3'-0"EQ EQ 1 1/2"⌀SS HANDRAIL AND POSTS FORM OPENING WITH REMOVABLE "EZ SLEEVE" OR EQ, TYP EPOXY GROUT, COLOR TO MATCH PAVING, TYP 6" TYPTYP3"1'-3" SEE CROSS SECTION CROSS SECTIONLONGITUDINAL SECTION HANDRAIL 1" CLR TYP 1'-4"2'-0"STAIRSTAIR NOTES: ANTI-SLIP NOSING MFR: AMSTEP PRODUCT: 231A ANTI-SLIP SAFETY STAIR NOSING WITH RIBBED ABRAISIVE & SHORT NOSE COLOR: BLACK COMPACTED BASE ROCK EPOXY COATED #4 @ 12" OC EW VARIES, SEE PLAN 9"1 1/2" 8"8" MIN.WALL/CURB BEYOND WALL/CURB BEYOND 1" = 1'-0"3 WOOD MULCH PATHWAY - SECTION 1" = 1'-0"2 MAINTENANCE EDGE - SECTION 1" = 1'-0"1 STONE SURFACING - SECTION 1" = 1'-0"4 STONE SEATWALL - SECTION HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:54:13 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL220 LAYOUT & MATERIAL DETAILS Author1" = 1'-0"5 CONCRETE STAIR & HANDRAIL xxUCFRIDGEUCFRIDGESSSDDDDD3 3 3 6800 FRANCE PARKING STRUCTURE VALLEY VIEW ROADPROPERTY LINE L I MI T OF WORKLIMIT OF WORK PRIVATE ROAD4 4 PsF / 3 Ov / 7 TaB / 1 GtI / 1 TaB / 1 GtI / 1 BpF / 2 Bn / 2 BpF / 4 Bn / 2 Bn / 4 CsB / 6 CsB / 4 CsB / 7 TaB / 1 QmC / 1 QmC / 1 5 5 5 6 6 6 4 TaB / 1 5 PsF / 2 PsF / 2 GtI / 1 LEGEND -PLANTING LAWN SOD REFER TO SPEC 329200 PERENNIAL AND GRASS -MIX A REFER TO L440 NATIVE WET MEADOW SEED MIX REFER TO SPEC 329219 DECIDUOUS OVERSTORY TREES REFER TO PLANT MATERIALS SCHEDULE CONIFEROUS TREES REFER TO PLANT MATERIALS SCHEDULE EXISTING TREE TO BE PRESERVED U.N.O; REFER TO L100 SERIES PERENNIAL AND GRASS -MIX B1 REFER TO L440 PERENNIAL AND GRASS -MIX C REFER TO L440 PERENNIAL AND GRASS -MIX B2 REFER TO L440 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY. 2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE 3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION 5. CONTRACTOR RESPONSIBLE FOR VERIFYING ALL QUANTITIES. GENERAL NOTES -PLANTING PLAN HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:54:24 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL410 PLANTING PLAN - AREA A Author1" = 20'-0"1 PLANTING PLAN - AREA A KEYNOTES - PLANTING #Description 1 LAWN SEED ALL DISTURBED AREAS NOT IDENTIFIED AS SOD 2 STORM WATER BASIN; REFER TO CIVIL 3 PROVIDE 1' OPENING IN WALK ALONG WALL FOR VINING PLANTS, SPACED 10' O.C., #1 CONT. VINING PLANT EA. 4 SEED ALL DISTURBED AREAS NOT IDENTIFIED AS PLANTINGS WITH SHADY WOODLAND SEED MIX; REFER TO SPEC. 5 EXISTING GROVE CANOPY 6 EXISTING TREE TRUNK, TYP. MATCHLINE L411MATCHLINE L411 xXXDN SDDCODDDDDUP 1 2 3 PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE FRANCE AVE SOUTH 6600 FRANCE PRIVATE ROADPRIVATE ROADPROPERTY LINE PROPERTY LINE LIMIT OF WORK L I MI T OF WORKLIMIT OF WORKQmC / 1 QmC2 / 4 Qm2 / 4 GtI2 / 2GbA / 1 Ll / 2 GtI2 / 3Gd / 8 Co2 / 8 Qb2 / 6 Co / 4 Co / 5 Pg / 2 RaG / 48 BpW / 2 Pg / 1 Qb / 1 BpW / 3 Co / 1 Qb / 1Qb / 1 RaG / 44 TaB / 1 Pg / 2 Ll / 2 Qb / 1 RaG / 7 RaG / 21 RaG / 24 RaG / 7 RaG / 18 RaG / 20 RaG / 38 RaG / 15 RaG / 40 Jv / 10 Ig / 13 Ig / 11 Ig / 30 GtI / 2 GbA / 1 GbA / 1 Jv / 4 4 MJK / 9 MJK / 1 4 LEGEND -PLANTING LAWN SOD REFER TO SPEC 329200 PERENNIAL AND GRASS -MIX A REFER TO L440 NATIVE WET MEADOW SEED MIX REFER TO SPEC 329219 DECIDUOUS OVERSTORY TREES REFER TO PLANT MATERIALS SCHEDULE CONIFEROUS TREES REFER TO PLANT MATERIALS SCHEDULE EXISTING TREE TO BE PRESERVED U.N.O; REFER TO L100 SERIES PERENNIAL AND GRASS -MIX B1 REFER TO L440 PERENNIAL AND GRASS -MIX C REFER TO L440 PERENNIAL AND GRASS -MIX B2 REFER TO L440 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY. 2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE 3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION 5. CONTRACTOR RESPONSIBLE FOR VERIFYING ALL QUANTITIES. GENERAL NOTES -PLANTING PLAN HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:55:14 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL411 PLANTING PLAN - AREA B Author1" = 20'-0"1 PLANTING PLAN - AREA B KEYNOTES - PLANTING #Description 1 LAWN SEED ALL DISTURBED AREAS NOT IDENTIFIED AS SOD 2 STORM WATER BASIN; REFER TO CIVIL 3 PROVIDE 1' OPENING IN WALK ALONG WALL FOR VINING PLANTS, SPACED 10' O.C., #1 CONT. VINING PLANT EA. 4 SEED ALL DISTURBED AREAS NOT IDENTIFIED AS PLANTINGS WITH SHADY WOODLAND SEED MIX; REFER TO SPEC. 5 EXISTING GROVE CANOPY 6 EXISTING TREE TRUNK, TYP. MATCHLINE L510MATCHLINE L510 PLAN SECTION VIEW EXISTING SOIL PLANTING SOIL; REFER TO SPEC 329000 2 -3" THICK LAYER OF MULCH FINISHED GRADE NOTES : 1 -SEE PLANT MATERIALS SCHEDULE FOR GROUDCOVER SPECIES, SIZE AND SPACING. 2 -SMALL ROOTS (1/4" OR LESS) THAT GROW AROUND, UP, OR DOWN THE ROOT BALL PERIPHERY ARE CONSIDERED A NORMAL CONDITION IN CONTAINER PRODUCTION AND ARE ACCEPTABLE HOWEVER THEY SHOULD BE ELIMINATED AT THE TIME OF PLANTING. ROOTS ON THE PERIPHERY CAN BE REMOVED AT THE TIME OF PLANTING. (SEE ROOT BALL SHAVING CONTAINER DETAIL). 3 -SETTLE SOIL AROUND ROOT BALL OF EACH GROUNDCOVER PRIOR TO MULCHING. PAVEMENT MULCH GROUNDCOVER PLANTS TO BE TRIANGULARLY SPACED EQEQ6" MINSHRUB OR PERENNIAL SECTION VIEW PLANTING SOIL; REFER TO SPEC 329000 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL. SLOPE SIDES OF LOOSENED SOIL FINISHED GRADE NOTES: 1 -PLANTS SHALL BE OF QUALITY PRESCRIBED IN THE SPECIFICATIONS. 2 -SEE SPECIFICATIONS FOR FURTHER REQUIREMENTS RELATED TO THIS DETAIL. ROOT BALL EXISTING SOIL 4" HIGH x 8" WIDE ROUND -TOPPED SOIL BERM ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. OF ROOT BALL 3X WIDEST DIM UNDISTURBED EARTH OR COMPACTED MINERAL GRADE DO NOT UNDERLINE SUBBASE OF ADJACENT PAVEMENT CROWN ALL ISLAND AREAS AS SHOWN TO MAINTAIN POSITIVE DRAINAGE UNO 3'-0" DIA CIRCLE FOR DECIDUOUS TREES OR TO EXTENT OF LOWER LIMBS FOR CONIFEROUS TREES ROOT FLARE TO BE VISIBLE; TOP OF ROOT BALL SET 1" TO 2" ABOVE GRADE; SHALLOW MULCH (LESS THAN 1") NEAR TRUNK MIN4"1/32/3EQ EQ VARIES CENTRAL LEADER ORIGINAL SLOPE SHOULD PASS THROUGH THE POINT WHERE THE TRUNK BASE MEETS SUBSTRATE/SOIL. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL; REFER TO SPEC 329000 ORIGINAL GRADE BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL NOTES: 1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. SLOPE SIDES OF LOOSENED SOIL EXISTING SOIL 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). ROUND-TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CENTERED ON THE DOWNHILL SIDE OF THE ROOT BALL FOR 240°. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. ROOT BALL MODIFIED AS REQUIRED TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE OF ROOT BALL 3X WIDEST DIMENSION CENTRAL LEADER ORIGINAL SLOPE SHOULD PASS THROUGH THE POINT WHERE THE TRUNK BASE MEETS SUBSTRATE/SOIL. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL; REFER TO SPEC 329000 ORIGINAL GRADE BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL NOTES: 1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. SLOPE SIDES OF LOOSENED SOIL EXISTING SOIL 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOT BALL. (SEE SPECIFICATIONS FOR MULCH). ROUND-TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CENTERED ON THE DOWNHILL SIDE OF THE ROOT BALL FOR 240°. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. ROOT BALL MODIFIED AS REQUIRED TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE OF ROOT BALL 3X WIDEST DIMENSION CENTRAL LEADER NOTES: 1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE FINISHED GRADE TOP OF ROOT BALL SHALL BE FLUSH WITH FINISHED GRADE. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL REFER TO SPEC 329000 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOTBALL. (SEE SPECIFICATIONS FOR MULCH). EXPOSE ROOT FLARE AND SET AT GRADE ROUND-TOPPED SOIL BERM 4" HIGH x 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL. 3X WIDEST DIMENSION OF ROOT BALL CENTRAL LEADER NOTES: 1 -REMOVE BURLAP AND ROPES FROM AROUND TREE TRUNK AFTER FIRST GROWING SEASON. 2 -CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGH DURATION OF WARRANTY PERIOD. TRUNK CALIPER SHALL MEET ANSI Z60.1 CURRENT EDITION FOR ROOT BALL SIZE FINISHED GRADE TOP OF ROOT BALL SHALL BE FLUSH WITH FINISHED GRADE. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PLANTING SOIL REFER TO SPEC 329000 4" LAYER OF MULCH. NO MORE THAN 1" OF MULCH ON TOP OF ROOTBALL. (SEE SPECIFICATIONS FOR MULCH). EXPOSE ROOT FLARE AND SET AT GRADE ROUND-TOPPED SOIL BERM 4" HIGH x 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL. 3X WIDEST DIMENSION OF ROOT BALL HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:55:19 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL420 PLANTING DETAILS AuthorNTS1PERENNIAL, GROUND COVER PLANTING PLAN AND SECTION NTS4SHRUB AND PERENNIAL PLANTING SECTION NTS7TREE PLANTING - PARKING LOT ISLAND/CONTAINED AREAS - WELL DRAINING SOILS NTS2CONIFEROUS TREE PLANTING ON SLOPE - SECTION NTS3DECIDUOUS TREE PLANTING ON SLOPE - SECTION NTS9CONIFEROUS TREE PLANTING - SECTION NTS10DECIDUOUS TREE PLANTING - SECTION Key Quantity Common Name Scientific Name Size Spacing Perennials CnN 175 Lesser Catmint Calamintha nepeta ssp. nepeta 18" O.C.#1 CTNR. RhG 232 Goldsturm Black Eyed Susan Rudbeckia fulgida 'Goldsturm'18" O.C.#1 CTNR. Ornamental Grasses SsM 175 Blue Heaven Little Bluestem Schizachyrium scoparium 'Minnblue A'18" O.C.#1 CTNR. Key Quantity Common Name Scientific Name Size Spacing Perennials Ornamental Grasses Cp 900 Pennsylvania Sedge Carex pensylvanica 12" O.C.#1 CTNR. HBA 28 Blue Angel Hosta Hosta 'Blue Angel'24" O.C.#1 CTNR. RhG 49 Goldsturm Black Eyed Susan Rudbeckia fulgida 'Goldsturm'18" O.C.#1 CTNR. Key Quantity Common Name Scientific Name Size Spacing Perennials CnN 173 Lesser Catmint Calamintha nepeta ssp. nepeta 18" O.C.#1 CTNR. Ornamental Grasses Cp 262 Pennsylvania Sedge Carex pensylvanica 12" O.C.#1 CTNR. SsM 173 Blue Heaven Little Bluestem Schizachyrium scoparium 'Minnblue A'18" O.C.#1 CTNR. Hp 173 Paris Coral Bells Heuchera 'Paris'18" O.C.#1 CTNR. HBA 32 Blue Angel Hosta Hosta 'Blue Angel'24" O.C.#1 CTNR. SnB 173 Blue Marvel Sage Salvia nemorosa 'Blue Marvel'18" O.C.#1 CTNR. RhG 290 Goldsturm Black Eyed Susan Rudbeckia fulgida 'Goldsturm'18" O.C.#1 CTNR. Key Quantity Common Name Scientific Name Size Spacing Perennials Ornamental Grasses HmA 30 Golden Varigated Hakonechloa Grass Hakonechloa macra 'Aureola'18" O.C.#1 CTNR. Hp 60 Paris Coral Bells Heuchera 'Paris'18" O.C.#1 CTNR.#1 CTNR. Aff 30 Lady In Red Fern Athyrium felix-forma 'Lady in Red'18" O.C.#1 CTNR. PfV 60 Variegated Solomon's Seal Polygonatum falcatum 'Variegatum'18" O.C.#1 CTNR. PERENNIAL AND GRASS - MIX A 30% CALAMINTHA, 30% SCHIZACHYRIUM, 40% RUDBECKIA PERENNIAL AND GRASS - MIX B1 80% CAREX, 10% HOSTA, 10% RUDBECKIA PERENNIAL AND GRASS - MIX B2 25% RUDBECKIA, 15% SALVIA, 15% SCHIZACHYRIUM, 15% CALAMINTHA, 15% HEUCHERA, 10% CAREX, 5% HOSTA PERENNIAL AND GRASS - MIX C 30% ATHYRIUM, 30% HAKONECHLOA, 20% POLYGONATUM, 20% HEUCHERA HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:55:24 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL440 PLANT MATERIALS SCHEDULE AuthorPLANT MATERIALS SCHEDULE - TREES AND SHRUBS Key Quantity Common Name Scientific Name Size Spacing Comments CONIFEROUS SHRUB Ig 54 Inkberry Ilex glabra #5 CTNR. As Shown TcD 30 Dwarf Bright Gold Yew Taxus cuspidata 'Dwarf Bright Gold'#5 CTNR. As Shown CONIFEROUS TREE Jv 18 Eastern Red Cedar Juniperus virginiana 10' ht. As Shown Pg 5 White Spruce Picea glauca 8' Ht. As Shown PsF 7 White Columnar Pine Pinus strobus 'Fastigiata'12' Ht. As Shown DECIDUOUS SHRUB CsB 17 Firedance Dogwood Cornus sericea 'Bailadeline'#5 CTNR. As Shown RaG 290 Gro-Low Fragrant Sumac Rhus aromatica 'Gro-Low'#5 CTNR. As Shown DECIDUOUS TREES Bn 8 River Birch Betula nigra 3.5" cal. As Shown BpF 6 Dakota Pinnacle Birch Betula platyphylla 'Fargo'3.5" cal. As Shown BpW 5 Whitespire Birch Betula populifolia 'Whitespire'3.5" cal. As Shown Co 10 Hackberry Celtis Occidentalis 3.5" cal. As Shown Co2 8 Hackberry Celtis Occidentalis 4.5" cal. As Shown GbA 3 Autumn Gold Ginkgo Ginkgo biloba 'Autumn Gold'3.5" cal. As Shown Male Specimens Only Gd 8 Kentucky Coffeetree Gymnocladus dioicus Gymnocladus dioicus Gymnocladus dioicus 4.5" cal. As Shown GtI 5 Imperial Honeylocust Gleditsia triacanthos 'Impcole'3.5" cal. As Shown GtI2 5 Imperial Honeylocust Gleditsia triacanthos 'Impcole'5.5" cal. As Shown Ll 5 American Larch Larix laricina 8' ht. As Shown MJK 10 Royal Raindrops Crabapple Malus 'JFS-KW5'2" cal. As Shown Ov 7 Ironwood Ostrya Virginiana 3.5" cal. As Shown Qb 4 Swamp White Oak Quercus bicolor 3.5" cal. As Shown Qb2 6 Swamp White Oak Quercus bicolor 4.5" cal. As Shown Qm2 4 Burr Oak Quercus macrocarpa 5.5" cal. As Shown QmC 3 Heritage Oak Quercus x macdanielli 'Clemons'3.5" cal. As Shown QmC2 4 Heritage Oak Quercus x macdanielli 'Clemons'5.5" cal. As Shown TaB 5 Boulevard Linden Tilia americana 'Boulevard'5.5" cal. As Shown PERIMETER OF SITE: 4471 FT. REQUIRED MINIMUM TREE COUNT: 112 TREES PROVIDED TREES EXISTING TREES SHALL BE USED AS A CREDIT TO MEET THE REQUIRED MINIMUM TREE COUNT. ADDITIONAL TREES HAVE BEEN PROVIDED VOLUNTARILY WHICH COMPLY WITH REQUIREMENTS OF THE RESIDENTIAL TREE PROTECTION ORDINANCE. RESIDENTIAL TREE PROTECTION ORDINANCE GUIDELINES FOR LOT SIZES GREATER THAN 1 ACRE: DECIDUOUS 3.5" DBH OR GREAER & CONIFEROUS 8' TALL OR GREATER = 50% DECIDUOUS 4.5" DBH OR GREAER & CONIFEROUS 10' TALL OR GREATER = 25% DECIDUOUS 5.5" DBH OR GREAER & CONIFEROUS 12' TALL OR GREATER = 25% DECIDUOUS TREES: GREATER THAN OR EQUAL TO 3.5" DBH: 56 TREES GREATER THAN OR EQUAL TO 4.5" DBH: 22 TREES GREATER THAN OR EQUAL TO 5.5" DBH: 18 TREES CONIFEROUS TREES GREATER THAN OR EQUAL TO 8' HT: 5 TREES GREATER THAN OR EQUAL TO 10' HT: 18 TREES GREATER THAN OR EQUAL TO 12' HT: 7 TREES MINIMUM TREE QUANTITY REQUIREMENTS TREE SIZE DISTRIBUTION (VOLUNTARY) SEED/SOD COVERAGE TOTAL SOD AREA: 47360 SQ FT TOTAL SEEDED AREA: 6590 SQ FT 8% reduction from SD 2174sf SD 2468sf Current 100% reduction from SD 1960sf SD 1323sf Current 20% increase from SD 800sf SD 952sf Current 44% reduction from SD 2052sf SD 1137sf Current xxUCFRIDGEUCFRIDGE1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY. 2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE 3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION GENERAL NOTES -IRRIGATION PLAN LEGEND -IRRIGATION PERMANENT SPRAY/ROTOR IRRIGATION EXTENTS -SODDED AREAS; REFER TO SPEC 328000 PERMANENT DRIP IRRIGATION EXTENTS -PLANTING BED AREAS; REFER TO SPEC 328000 CONCEPTUAL MAINLINE ROUTE; REFER TO SPEC 328000 TEMPORARY IRRIGATION EXTENTS -CONTRACTOR TO PROVIDE WATERING AS REQUIRED TO PROMOTE PLANT HEALTH AND ESTABLISHMENT AS REQUIRED PER WARRANTY AND SPECIFICATIONS; REFER TO SPEC 328000 IRRIGATION SLEEVE, ADD ALTERNATVE SCOPE; REFER TO SPEC 328000 6800 FRANCE PARKING STRUCTURE VALLEY VIEW ROADPROPERTY LINE L I MI T OF WORK KEYNOTES - IRRIGATION PLAN #DESCRIPTION P.O.C. BACKFLOW PREVENTOR AND POINT OF CONNECTION IN FLUSH WALL CABINET; REFER TO ARCHITECTURE AND PLUMBING. 1" = 20'-0"1 IRRIGATION PLAN - AREA A HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:55:32 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL510 IRRIGATION PLAN - AREA A AuthorMATCHLINE L511 MATCHLINE L511 xUP UP PARKING STRUCTURE RESTAURANT MEDICAL OFFICE BUILDING 6800 FRANCE EXISTING PATIO FRANCE AVE SOUTH 6600 FRANCE PRIVATE ROADPRIVATE ROADP.O.C. P.O.C.IF DEDICATED SYSTEM FOR RESTAURANT AREA IS REQUIRED. ALTERNATIVELY, SERVICE COULD EXTEND FROM AN EXISTING SYSTEM AT 6800 FRANCE. TO SERVE MOB PARCEL PROPERTY LINE LIMIT OF WORK 1. UTILIZE "CALL 811" UTILITY LOCATION PRIOR TO ALL EXCAVATION ACTIVITY. 2. REFER TO L440 FOR PLANT MATERIAL SCHEDULE 3. REFER TO L200s & CIVIL DRAWINGS FOR ADDITIONAL SITE INFORMATION. 4. CONTRACTOR TO OBTAIN DIGITAL DRAWING FILE FOR LAYOUT AND LOCATION VERIFICATION GENERAL NOTES -IRRIGATION PLAN LEGEND -IRRIGATION PERMANENT SPRAY/ROTOR IRRIGATION EXTENTS -SODDED AREAS; REFER TO SPEC 328000 PERMANENT DRIP IRRIGATION EXTENTS -PLANTING BED AREAS; REFER TO SPEC 328000 CONCEPTUAL MAINLINE ROUTE; REFER TO SPEC 328000 TEMPORARY IRRIGATION EXTENTS -CONTRACTOR TO PROVIDE WATERING AS REQUIRED TO PROMOTE PLANT HEALTH AND ESTABLISHMENT AS REQUIRED PER WARRANTY AND SPECIFICATIONS; REFER TO SPEC 328000 IRRIGATION SLEEVE, ADD ALTERNATVE SCOPE; REFER TO SPEC 328000 1" = 20'-0"1 IRRIGATION PLAN - AREA B KEYNOTES - IRRIGATION PLAN #DESCRIPTION P.O.C. BACKFLOW PREVENTOR AND POINT OF CONNECTION IN FLUSH WALL CABINET; REFER TO ARCHITECTURE AND PLUMBING. HGA NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435NOT FOR CONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.C ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 4614-006-00 MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 2/7/2024 11:55:44 AM Autodesk Docs://OnFrance-MOB_4614-006-00/L23-On France MOB_461400600.rvtL511 IRRIGATION PLAN - AREA B AuthorMATCHLINE L510MATCHLINE L510 UPA2345BCDEFGHJKLNP1P2P5P6P7P8P9P1216MP10P1123'-0" 4'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0"15'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"STAIRST-002ELEVATORLOBBY010PARKING001MPOP014UP79'-0"124'-10"310'-0"DK>Kt Z> s >WZ</E'^dZhdhZ >Kt Z> s >A4021PARKING030FIRE021ELEC022ELEV LOBBY031SUMP033STAIR032UNEXCAVATEDUNEXCAVATEDP4P339'-0"6% SLOPE10'-0"12% SLOPE98'-0"STORAGE023VEHICLESTORAGE024STORAGE006MECH003TELECOM004SUMP013TRASH002ELEC011ELEV EQUIP012STORAGE005ELEV EQUIP020A4023A4024PLAZA ABOVE, REFER TO A201UNEXCAVATEDUNEXCAVATEDSTAIR040EXISTING 6800 BUILDINGEXISTING 6600 BUILDING304'-0"A4001RAMP TO UNDERGROUND PARKING27'-0"199'-0"+*$12 '$7( NODESCRIPTIONDATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLFLOOR PLAN -LOWER LEVEL$XWKRU1/16" = 1'-0"1OVERALL FLOOR PLAN - LOWER LEVELA401A401A401FEBRUARY 9, 2024 DNUPUPUPA2A4012A4002A4011A4001345BCDEFGHJKLNP1P2P5P6P7P8P9P1216MP10P11124'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"4'-0"23'-0"15'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"UTILITY YARD126TENANT B104TENANT A118VESTIBULE101VESTIBULE102WATER121FIRE PUMP120MECH123EMERGENCYELEC125ELEC124SHAFTSHAFTSECURITYOFFICE107CORRIDOR105TENANT C106CORRIDOR119CORRIDOR103ELEVATORSUPDK> s >ϬϭWZ</E'^dZhdhZ > s >Ϭϭ304'-0"2'-0"286'-0"200'-0"A4021SERVICECORRIDOR122R1R2R3R4R6RDRCRBP4P3STAIRST-101MECH111ELEC117WOMEN110JAN114STAIRST-102TELECOM112RR116MEN109STORAGE113LACT115SOUTH LINK133NORTH LINK127A4023A4024A4022A4031A4032A4033A4034RAMP TO UNDERGROUND PARKINGON GRADE PARKING11'-0"6% SLOPE10'-0"12% SLOPE98'-0"6% SLOPE10'-0"PLAZA OVER GARAGE BELOWSECURITY DESKLOBBY100R7RAREEXISTING 6800 BUILDINGEXISTING 6600 BUILDING124'-0"STAIR132LOBBY131STAIR140PARKING130CORRIDOR108DINING400WOMEN403MEN402KITCHEN401TRASH40427'-0"124'-0"26'-0"154'-0"76'-0"128'-6"18'-0"30'-0"30'-0"12'-0"30'-0"13'-0" 25'-6" 22'-6" 11'-0"12'-8" 20'-8" 45'-2" 45'-6"Z ^dhZEd+*$12 '$7( NO DESCRIPTION DATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLFLOOR PLAN -LEVEL 01$XWKRU1/16" = 1'-0"1OVERALL FLOOR PLAN - LEVEL 01A401A401A401A401A402A402A402A402A4004A4003FEBRUARY 9, 2024 UPUPDNA2A4012A4002A4011A4001345BCDEFGHJKLNP1P2P5P6P7P8P9P1216MP10P11LOBBY20030'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"4'-0"23'-0"15'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"84'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"STAIRST-201ELEC217278'-0"132'-0"DK> s >ϬϮWZ</E'^dZhdhZ > s >ϬϮA4021SHAFTSHAFTELEVATORSR1R2R3R4R6RDRCRBP4P3STAIRST-202MEN209WOMEN210RR216MECH211TELECOM212LACT215JAN214STORAGE213LOBBY231STAIR232A4023A4024A4022A4031A4032A4033A403439'-0"6% SLOPE10'-0"R7RAREEXISTING 6800 BUILDINGEXISTING 6600 BUILDINGTENANT201CORRIDOR208200'-0"124'-0"27'-0"6% SLOPE10'-0"12% SLOPE98'-0"286'-0"Z ^dhZEdZKK& >KtZKK& >KtUP86'-0" 8'-0"184'-0"+*$12 '$7( NO DESCRIPTION DATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLFLOOR PLAN -LEVEL 02$XWKRU1/16" = 1'-0"1OVERALL FLOOR PLAN - LEVEL 02A401A401A401A401A402A402A402A402A4004A4003FEBRUARY 9, 2024 DNDNA2A4012A4002A4011A4001345BCDEFGHJKLNP1P2P5P6P7P8P9P1216MP10P1115'-0"28'-0"28'-0"28'-0"28'-0"28'-0"28'-0"84'-0"15'-0"24'-0"4'-0"45'-0"30'-0"45'-0"4'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"4'-0"23'-0"LOBBY300ELEC317DK> s >Ϭϯ278'-0"132'-0"SHAFTSHAFTELEVATORSP4P3STAIRST-302MEN309RR316LACT315WOMEN310MECH311TELECOM312JAN314STAIRST-301STORAGE313A4023A4024A4022EXISTING 6800 BUILDINGEXISTING 6600 BUILDINGCORRIDOR308TENANT301WZ</E'^dZhdhZ > s >ϬϯDNA402127'-0"124'-0"286'-0"200'-0"6% SLOPE10'-0"12% SLOPE90'-0"6% SLOPE10'-0"86'-0" 8'-0"184'-0"+*$12 '$7( NO DESCRIPTION DATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLFLOOR PLAN -LEVEL 03$XWKRU1/16" = 1'-0"1OVERALL FLOOR PLAN - LEVEL 03A401A401A401A401A4004A4003FEBRUARY 9, 2024DNRSSTAIRST-302 LEVEL 01100' - 0"ALEVEL 02120' - 0"ROOF150' - 0"LEVEL 03135' - 0"BCDEFGHJKL2A4101A410NMPARAPET152' - 0"LEVEL 01100' - 0"2LEVEL 02120' - 0"ROOF150' - 0"LEVEL 03135' - 0"345PARKING LEVEL 01100' - 0"PARKING LEVEL 02113' - 0"PARKING LEVEL 03125' - 0"P1P2P5P6P7P8P9P123A41016P10P11ALTERNATE #1, SHOWN DASHED. ADD PARKING LEVELS 2 & 3 ALTERNATE #1, SHOWN DASHED. ADD STAIR AND ELEVATOR CORE TO LEVELS 2 & 3. PARAPET152' - 0"4A410P4P3A. ELEVATIONS OF EXISTING FLOORS ARE BASED ON SURVEY INFORMATION AND\OR AS-BUILT DRAWINGS PROVIDED BY THE OWNER. THE SURVEY DATA MAY NOT BE COMPLETE AND THE ACTUAL EXISTING ELEVATIONS MAY VARY IN DIFFERENT PORTIONS OF THE EXISTING BUILDING. ALL INFORMATION MUST BE FIELD VERIFIED AND COORDINATED BETWEEN NEWAND EXISTING CONSTRUCTION TO PROVIDE MATCHING FLOOR ELEVATIONS WHERE REQUIRED.*(1(5$/127(6 (;7(5,25(/(9$7,216+*$12 '$7( NO DESCRIPTION DATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLEXTERIORELEVATIONS -MOB$XWKRU1/16" = 1'-0"1MOB - EAST ELEVATION1/16" = 1'-0"2PARKING STRUCTURE AND MOB - SOUTH ELEVATION'$7( &23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&'(9(/230(17$33/,&$7,216-$18$5< $;+<- !"#$ !#% !#% !#% !#&"'"&!2+=*>012.&"'"&!2-=2*012.&"'"&!2*??*012.%@@!A#B#A"%=++012.%@@!"95!$9B"")!C#&&=;;012.% !# !'#*>' !#&% !"#&"'"&!2+=*>012.&"'"&!2-=2*012.&"'"&!2*??*012.%@@!A#B#A"%=++012.%@@!"95!$9B"")!C#&&=;;012.9 8"76534&#($ !"#3&4567"89 #&"'"&!2+=*>012.&"'"&!2-=2*012.&"'"&!2*??*012.%@@!A#B#A"%=++012.%@@!"95!$9B"")!C#&&=;;012.$ !# !"#& !#% !#% !#% !#% !#( !"#%$ !"#'% !"#&"'"&!2+=*>012.&"'"&!2-=2*012.&"'"&!2*??*012.%@@!A#B#A"%=++012.%@@!"95!$9B"")!C#&&=;;012.+;-<>*3/32” = 1’-0”MOB WEST ELEVATION3/32” = 1’-0”MOB EAST ELEVATION3/32” = 1’-0”MOB NORTH ELEVATION3/32” = 1’-0”MOB SOUTH ELEVATIONGL-41CW-1MP-4CANOPYMP-6MP-1APC-1CW-1 DROP-OFF CANOPYFBR-1CONNECTOR LINKMP-1GL-41 CW-1 APC-1CW-1 GL-41MP-4MP-3 SOFFITFBR-1CW-1, MULLION EXTENSION ON OUTER FRAME W/ HORIZONTAL SSG, TYP.CONNECTOR LINKGL-41 MP-4MP-6OVERHEAD DOOREXTERIOR DOORMP-2 SOFFITPORTION OF PARKING STRUCTURE BELOW GRADEFBR-1DROP-OFF CANOPYMP-1APC-1CW-1 GL-41MP-4 FBR-1MP-1APC-1CW-1 DROP-OFF CANOPYGL-41CW-1MP-4FBR-1FRB-1MP-6CW-1MP-4MP-3 SOFFITGL-41 CW-1 MP-6SIGNAGE%@@!"95!$ !"#$ !#% !#% !#% !#% !# !'#$ !#% !#% !#% !#% !#4231'$7( -$18$5< FEBRUARY 9, 2024 A. ELEVATIONS OF EXISTING FLOORS ARE BASED ON SURVEY INFORMATION AND\OR AS-BUILT DRAWINGS PROVIDED BY THE OWNER. THE SURVEY DATA MAY NOT BE COMPLETE AND THE ACTUAL EXISTING ELEVATIONS MAY VARY IN DIFFERENT PORTIONS OF THE EXISTING BUILDING. ALL INFORMATION MUST BE FIELD VERIFIED AND COORDINATED BETWEEN NEWAND EXISTING CONSTRUCTION TO PROVIDE MATCHING FLOOR ELEVATIONS WHERE REQUIRED.*(1(5$/127(6 (;7(5,25(/(9$7,216LEVEL 01100' - 0"LEVEL 02120' - 0"ROOF150' - 0"LEVEL 03135' - 0"PARKING LEVEL 01100' - 0"PARKING LOWER LEVEL87' - 0"PARKING LEVEL 02113' - 0"PARKING LEVEL 03125' - 0"P1P2P5P6P7P8P9P12P10P11PARAPET152' - 0"P4P3GHJKL2A410PARKING LEVEL 01100' - 0"PARKING LOWER LEVEL87' - 0"1A410PARKING LEVEL 02113' - 0"PARKING LEVEL 03125' - 0"NMALTERNATE #1, SHOWN DASHED. ADD PARKING LEVELS 2 & 3 LEVEL 01100' - 0"LEVEL 02120' - 0"ROOF150' - 0"LEVEL 03135' - 0"PARKING LEVEL 01100' - 0"PARKING LOWER LEVEL87' - 0"PARKING LEVEL 02113' - 0"PARKING LEVEL 03125' - 0"P1P2P5P6P7P8P9P121P10P11PARAPET152' - 0"P4P3LEVEL 01100' - 0"LEVEL 02120' - 0"ROOF150' - 0"LEVEL 03135' - 0"GHJKL2A410PARKING LEVEL 01100' - 0"PARKING LOWER LEVEL87' - 0"1A410PARKING LEVEL 02113' - 0"PARKING LEVEL 03125' - 0"NMPARAPET152' - 0"+*$12 '$7( NO DESCRIPTION DATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLEXTERIORELEVATIONS -PARKINGSTRUCTURE$XWKRU1/16" = 1'-0"3PARKING STRUCTURE - NORTH ELEVATION1/16" = 1'-0"1PARKING STRUCTURE - WEST ELEVATION1/16" = 1'-0"4PARKING STRUCTURE - SOUTH ELEVATION1/16" = 1'-0"2PARKING STRUCTURE - EAST ELEVATION'$7( &23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&'(9(/230(17$33/,&$7,216-$18$5< $4/4446;;<=>?490/,*-*,%4<<45+62,*-*,%60;6>5+62,*-*,%/<;95+62'@. @% *';4;5+92)!"*#$ !"&$%&+!"($#,!:8$,*-*,%60;6>5+62,*-*,%/<;95+62'@. @% *';4;5+92,*-*,%4<<45+62,*-*,%,<><5+62 !"# $APC-2 W/ REVEALSEXPOSED CAST-IN-PLACE CONCRETEAPC-2CW-1MP-4CW-1 MP-4EXPOSED CAST-IN-PLACE CONCRETEDEC MET-5APC-2 W/ REVEALSEXPOSED CAST-IN-PLACE CONCRETEMETAL GATES FOR SNOW REMOVALCW-1MP-4CW-1 !"# $3/32” = 1’-0”PARKING STRUCTURE - WEST ELEVATION3/32” = 1’-0”PARKING STRUCTURE - NORTH ELEVATION2$#:!,#'@. @% *';4;5+92,*-*,%4<<45+62,*-*,%,<><5+62,*-*,%60;6>5+62,*-*,%/<;95+62%&!"'$&!"($* *!"# $&!"($MP-4CW-1 MP-4EXPOSED CAST-IN-PLACE CONCRETEAPC-2 W/ REVEALSEXPOSED CAST-IN-PLACE CONCRETEAPC-2 W/ REVEALSCW-1APC-2GL-413/32” = 1’-0”PARKING STRUCTURE - EAST ELEVATION144/0;9?>=<4/;4644'@. @% *';4;5+92,*-*,%4<<45+62,*-*,%,<><5+62,*-*,%60;6>5+62,*-*,%/<;95+62)!"*#$MP-2 SOFFITMP-4APC-2CW-1 CW-1APC-2 W/ REVEALSEXPOSED CAST-IN-PLACE CONCRETEAPC-2DEC MET-53/32” = 1’-0”PARKING STRUCTURE - SOUTH ELEVATION3'$7( -$18$5< FEBRUARY 9, 2024 A. ELEVATIONS OF EXISTING FLOORS ARE BASED ON SURVEY INFORMATION AND\OR AS-BUILT DRAWINGS PROVIDED BY THE OWNER. THE SURVEY DATA MAY NOT BE COMPLETE AND THE ACTUAL EXISTING ELEVATIONS MAY VARY IN DIFFERENT PORTIONS OF THE EXISTING BUILDING. ALL INFORMATION MUST BE FIELD VERIFIED AND COORDINATED BETWEEN NEWAND EXISTING CONSTRUCTION TO PROVIDE MATCHING FLOOR ELEVATIONS WHERE REQUIRED.*(1(5$/127(6 (;7(5,25(/(9$7,216LEVEL 01100' - 0"LEVEL 02120' - 0"R2R3R4R6R7LEVEL 01100' - 0"LEVEL 02120' - 0"LEVEL 03135' - 0"PARKING LEVEL 01100' - 0"PARKING LEVEL 02113' - 0"PARKING LEVEL 03125' - 0"RDRCRBRARELEVEL 01100' - 0"RDRCRBRARER1R2R3R4R6R7+*$12 '$7( NO DESCRIPTION DATE6700 FRANCE AVE S EDINA, MN 55435127)25&216758&7,21&23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&,668$1&(+,6725< 7+,66+((7'(9(/230(17$33/,&$7,216-$18$5< KEYPLAN02%3$5.,1*5$035(67$85$170(',&$/2)),&(%8,/',1*Wildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114 30 $XWRGHVN'RFV 2Q)UDQFH02%B$2Q)UDQFHBUYW$OVERALLEXTERIORELEVATIONS -RESTAURANT$XWKRU1/8" = 1'-0"1RESTAURANT - NORTH ELEVATION1/8" = 1'-0"2RESTAURANT - EAST ELEVATION1/8" = 1'-0"3RESTAURANT - WEST ELEVATION1/8" = 1'-0"4RESTAURANT - SOUTH ELEVATION'$7( &23<5,*+7+$00(/*5((1$1'$%5$+$0621,1&&'(9(/230(17$33/,&$7,216-$18$5< $-46,<@# !$"$ !"% !"#$ !&"!7'7%8""8!/9:2&3 0)*)%-/:92&3 0)'5%'';/9-2&/0 !"=>?"=>?"# !$"$ !"# !$"$ !"% !"'& !"!7'7%8""8!/9:2&3 0)*)%-/:92&3 0)'5%'';/9-2&/0!7'7%8""8!/9:2&3 0)*)%-/:92&3 0)'5%'';/9-2&/0-46,<@# !$"$ !"1/8” = 1’-0”RESTAURANT - NORTH ELEVATION1/8” = 1’-0”RESTAURANT - EAST ELEVATION1/8” = 1’-0”RESTAURANT - WEST ELEVATION1/8” = 1’-0”RESTAURANT - SOUTH ELEVATIONMP-5FBR-2CW-1 W/ GL-22CW-1MP-3CW-1EXTERIOR BAR W/ SHUTTERFBR-1CW-1MP-3 SOFFITFBR-2CW-1 W/ GL-22CW-1FBR-1MP-3FBR-2MP-5MP-3 SOFFITCW-1FBR-1MP-5FBR-2CW-1FBR-2FBR-1CW-1 W/ GL-221234'$7( -$18$5< FEBRUARY 9, 2024 FRANCE - Edina, MN Southdale Office Center City of Edina Development Applications - Appendix B | February 9, 2024on 1 SUBDIVISION APPLICATION CASE FILE NO._____________ DATE RECEIVED_____________ FEE PAID_____________ City of Edina Planning Division 4801 West 50th Street, Edina, MN 55424 (952) 826-0369 www.EdinaMN.gov ----------------------------------------------------------------------------------------------------------------------------- FEE: $800.00 plus $100.00/Lot APPLICANT: NAME: David Bruce Little (HGA) (Signature required on back page) ADDRESS: 420 N 5th St, Suite 100, Minneapolis, MN 55401 PHONE: 612-758-4503 EMAIL: dlittle@hga.com PROPERTY OWNER: NAME: Ted Jokerst (Southdale Office Partners, LLC) (Signature required on back page) ADDRESS: 6800 France Avenue S, Suite 555, Edina, MN 55435 PHONE: 952-746-3402 LEGAL DESCRIPTION OF PROPERTY (written and electronic form): Lots 1 and 2, Block 1, Southdale East Cornelia, Hennepin County, Minnesota PROPERTY ADDRESS: 6600-6800 France Avenue S, Edina MN 55435 PRESENT ZONING: PUD (Resolution No. 2017-47) P.I.D.# 3002824410046 EXPLANATION OF REQUEST: Owner is looking redevelop this 22-acre site and wishes to replace the existing 3-buildings located at 6700, 6750, and 6740 France Avenue South with a 3-story, 107,000 gross square feet area (GFA) medical office building, a 8,800 SF Restaurant, and a phased 4-story parking ramp (2 stories initially) and other site improvements. In addition to this subdivision application, a site plan application, variance application and preliminary rezoning application will be submitted. This request is to subdivide the existing 22-acre tract into four separate parcels as illustrated in the development application. (Use reverse side or additional pages if necessary) 2 ARCHITECT: NAME: David Bruce Little (HGA) PHONE: 612-758-4503 EMAIL: dlittle@hga.com SURVEYOR: NAME: Arlee Carlson (Sunde) PHONE: 952-886-3118 EMAIL: arlee.carlson@sunde.com Application Requirements: Unless waived by the Planning Department, you must complete fill of the following items with this application. An incomplete application will not be accepted. Please see the definitions section for descriptions of the terms for measurements that need to be submitted, such as mean and median. If you have any questions about these terms or any of the requirements listed here please contact the planning department. Application fee (not refundable). Make check payable to “City of Edina.” One (1) full size, scaled drawings, one (1) electronic copy, (5) 11 x 17 drawings of the following drawings or plans. Additional copies will be required after Commission review if changes are made to the plat prior to the hearing before City Council. All plans must be collated. Preliminary plat with proposed lot dimensions, acreages, easements, building pads, and driveways. Tree plan: the number and location of over-story trees then existing on the property proposed to be disturbed by public or private improvements, having a diameter of six inches or more as to deciduous trees, and having a height of six feet or more as to coniferous trees. Grading plan with existing and proposed two-foot contours, including an outline of a proposed building pad on new lot(s). Grading, drainage, erosion control and stormwater management plan. Grading plan must include existing and proposed two-foot contours, and location and size of pipes and water storage areas. The grading and erosion control plan along with a stormwater management plan must be signed by a licensed professional engineer. The stormwater management plan must detail how stormwater will be controlled to prevent damage to adjacent property and adverse impacts to the public stormwater drainage system. Detailed street and utility locations and sizes. Existing conditions drawing, showing current property lines, rights-of-way, easements, buildings, driveways on the property and on nearby lots, the paved area of adjacent streets, and wetland delineations per state and city standards. Location and size of any proposed outlets, and a conceptual plan (graphically and in writing) for future development. 3 The surveyor is required to certify that the land surveyed covers the entire parcel(s), and that there are no gaps or overlaps with adjoining parcels. A written statement describing the intended use of the property and why the city should approve your request. For developers, briefly describe your company and any similar projects your company has done. A sign erected nine days prior to initial Planning Commission meeting. Notice of Public Hearing: You are responsible for the notice for the Planning Commission meeting. Please see attached form for reference. Watershed Permits: It is the responsibility of the applicant to notify the appropriate watershed district for plan review. SUBDIVISION GUIDELINES AND PLAN APPLICATION INFORMATION: The City of Edina Planning Division encourages healthy development within the city of Edina. Although this document is meant to serve as a guide for the application process for development through the Planning Department it is by no means comprehensive. The Planning Staff recommend that you schedule a meeting to answer any questions or to discuss issues that may accompany your project. It is much easier to tackle problems early on in the process. The office number for the Planning Staff is (952) 826-0369. Application: Applications are submitted to the Planning Department. Offices are open Monday through Friday, 8 AM to 4:30 PM.* Sign: A Subdivision Plan sign must be erected on the property at least ten (10) days prior to the initial Planning Commission meeting. Please contact the Planning Department for sign information. Upon application submission, email proof of erected signage to CTeague@EdinaMN.gov and LKOlson@EdinaMN.gov Meetings and Public Hearings: Preliminary Plats are first considered by the Planning Commission at their regular monthly meetings. The Commission adopts a recommendation which is forwarded to the City Council for consideration. The Council conducts a public hearing, typically two and one-half weeks after the Commission meeting and either approves or disapproves the preliminary plat at that hearing or at a future meeting . A 3/5ths favorable vote is required for approval. Preliminary Plat approval is often accompanied by conditions which must be satisfied prior to final approval. Following preliminary approval, the applicant's surveyor prepares a final plat which is again submitted to the Council, but not the Commission, for ratification . The surveyor typically requires several weeks to complete the final plat. Any conditions imposed by the City Council at the time of preliminary plat approval must be satisfied prior to final approval. After final approval, the Mayor and City Manager sign the final plat and it is released to the applicant for recording with Hennepin County. 4 Notice of Public Hearing: Planning Staff will send notice of the City Council hearing to all property owners within 500 feet of the site ten (10) days prior to the hearing. Notice to State or County: According to Minnesota Statues all proposed plats that include lands abutting on existing or proposed state or county roadways, must be submitted to the Minnesota Commissioner of Transportation or the Hennepin County Engineer, as the case may be, for written comments prior to preliminary plat approval by the City Council. According to law, such proposed plats must be received by the State or the County at least 30 days prior to the City Council granting preliminary plat approval. *Application deadline dates are 31 days prior to the Planning Commission meeting or at the discretion of the City Planner. Due to the meeting schedule of our Planning Commission and City Council, it is apparent that proposed plats should be submitted to the State or County very early in the process in order to avoid unnecessary delays. Thus, we suggest that the applicant should forward his preliminary plat to the State or the County on or before the day the application is submitted to the City. Evidence of submission of the proposed plat to the State or County must be presented to the City. Subdivision Dedication: The City requires the dedication of a reasonable percentage of the platted land, or cash in lieu thereof, as a condition to final plat approval. More information can be provided at your request. Staff Report: Staff prepares a report and recommendation and sends it along with the application materials to the Commission in advance of the meeting. All plans, emails and written information are public information, which may be used in the staff report and distributed to the public. Recommendations: 1. Try to discuss your proposal with adjacent property owners before you submit a formal application. Any conflicts that you can resolve ahead of time will make it easier and faster for the city to process your application. 2. All plans and written information are public information, which may be used in the staff report and distributed to the public. 3. Subdivision of property may result in certain charges for the connection to the city sewer and water. Please check with the assessing department and inspection department for actual charges a. Assessing Department i. Connection Charges: Charge for use of utilities resulting from omittance from assessment process at time of 5 installation or from creating new lots through development of new plats ii. Consumers Deposit: Charge for sewer/water availability prior to installation of utilities in immediate proximity to structure. This charge may later be credited to the property when utilities are installed in area. b. Inspection Department i. Connection Charge: Charge to plumber for permit for connecting the house to the street line (based on job value) ii. SAC Charge: Sewer Availability Charge. $850.00 per unit charge to offset the metropolitan sewer charge to the City of Edina. Initiation of a Traffic Study: Generally, the following typical development and zoning applications are intended to define the need for traffic studies to be considered by the Planning Commission. A. Development approvals where an increase in trip generation is anticipated: 1. Development where housing units are added 2. Development consisting of complete demolition/redevelopment 3. Development of a site (where increasing floor space by more than 10%) B. Development or redevelopment is proposed in an area in which there has been a previous identification of a traffic problem, including but not limited to congestion or safety issues. * Please contact the Planning Division at (952) 826-0369 for further information on initiation of a traffic study. Definitions Neighborhood: All lots in the Single Dwelling Unit District as established by Section 850 of the Code that are wholly or partially within 500 feet of the perimeter of the proposed plat or subdivision except: 1. Lots used for publicly owned parks, playgrounds, athletic facilities and gold courses 2. Lots used for conditional uses as established by Chapter 32 of the Code 3. Lots separated from the proposed plat or subdivision by the right of way of either TH 100 or TH 62 If the neighborhood includes only a part of a lot, then the whole of that lot shall be included in the neighborhood. As to streets on the perimeter of the proposed plat or subdivision, the 500 feet shall be measured from the common line of the street and the proposed plat or subdivision. 6 Median: The value in an ordered set of such values below which and above which there is an equal number of values, or the arithmetic mean of the two middle values if there in no one such middle value. Lot Area: The area within the lot lines exclusive of land located below the ordinary high-water elevation of lakes, ponds, and streams. Lot Depth: The horizontal distance between the midpoint of the front lot line and the midpoint of the rear lot line. The greater frontage of a corner lot is its depth and lesser frontage is its width. Lot Width: The horizontal distance between side lot lines measured at right angles to the line establishing the lot depth at a point of 50 feet from the front lot line. Lot Width to Perimeter Ratio: The lot width divided by the perimeter of the lot. APPLICANT’S STATEMENT This application should be processed in my name, and I am the party whom the City should contact about this application. By signing this application, I certify that all fees, charges, utility bills, taxes, special assessments and other debts or obligations due to the City by me or for this property have been paid. I further certify that I am in compliance with all ordinance requirements and conditions regarding other City approvals that have been granted to me for any matter. I have completed all of the applicable filing requirements and, to the best of my knowledge, the documents and information I have submitted are true and correct. February 9, 2024 Applicant's Signature Date OWNER’S STATEMENT I am the fee title owner of the above-described property, and I agree to this application. (If a corporation or partnership is the fee title holder, attach a resolution authorizing this application on behalf of the board of directors or partnership.) February 9, 2024 Ted Jokerst, Manager of Southdale Office Partners MN LLC, Administrative Member of Southdale Office Partners LLC Owner’s Signature Date Note. Both signatures are required (if the owner is different than the applicant) before we can process the application, otherwise it is considered incomplete. 1 PRELIMINARY REZONING PERMIT APPLICATION CASE FILE NO._____________ DATE RECEIVED_____________ FEE PAID_____________ City of Edina Planning Division 4801 West 50th Street, Edina, MN 55424 (952) 826-0369 www.EdinaMN.gov ----------------------------------------------------------------------------------------------------------------------------- FEE: $1,900.00 APPLICANT: NAME: David Bruce Little (HGA) (Signature required on back page) ADDRESS: 420 N 5th St, Suite 100, Minneapolis, MN 55401 PHONE: 612-758-4503 EMAIL: dlittle@hga.com PROPERTY OWNER: NAME: Ted Jokerst (Southdale Office Partners, LLC) (Signature required on back page) ADDRESS: 6800 France Avenue S, Suite 555, Edina, MN 55435 PHONE: 952-746-3402 LEGAL DESCRIPTION OF PROPERTY (written and electronic form): Lots 1 and 2, Block 1, Southdale East Cornelia, Hennepin County, Minnesota PROPERTY ADDRESS: 6600-6800 France Avenue S, Edina MN 55435 (main parcel) 6868 France Avenue S, Edina MN 55435 (Bank of America parcel) PRESENT ZONING: PUD (Res No. 2017-47) P.I.D.# 3002824410046 (main parcel) 3002824440060 (Bank of America parcel) EXPLANATION OF REQUEST: Owner is looking redevelop this 22-acre site and wishes to replace the existing 3-buildings located at 6700, 6750, and 6740 France Avenue South with a 3-story, 107,000 gross square feet area (GFA) medical office building, a 8,800 SF Restaurant, and a phased 4-story parking ramp (2 stories initially) and other site improvements. In addition to this preliminary rezoning permit application, a site plan application, variance application and subdivision application will be submitted. This request is to rezone the 22-acre property from PUD to PCD-3, which is a zoning designation that reflects the original commercial zoning intent and designation, consistent with adjacent uses and zoning designations. The PCD-3 designation respects the existing buildings and uses and is consistent with the proposed project, allowing for uses and density desired by Southdale Area Design Guidelines and the immediate neighborhoods – both now and for potential future development. (Use reverse side or additional pages if necessary) 2 ARCHITECT: NAME: David Bruce Little (HGA) PHONE: 612-758-4503 EMAIL: dlittle@hga.com SURVEYOR: NAME: Arlee Carlson (Sunde) PHONE: 952-886-3118 EMAIL: arlee.carlson@sunde.com Detailed Requirements: Unless waived by the Planning Department, you must complete all of the following items with this application. An incomplete application will not be accepted. Application fee (not refundable). Make check payable to “City of Edina.” One (1) large scalable copy, one (1) electronic copy, and Five (5) 11X17 copies of the following drawings or plans: Site plans with dimensions. The plan must include the location, dimensions and other pertinent information as to all proposed and existing buildings, structures and other improvements, streets, alleys, driveways, parking areas, loading areas and sidewalks. Floor plan showing location, arrangement and floor area of existing and proposed uses. Landscape plan and schedule in accordance with Chapter 36. Elevation drawings of all new buildings or additions and enlargements to existing buildings including a description of existing and proposed exterior building materials. Registered survey showing existing and proposed structures, lot lines, pertinent dimensions, lot acreages and wetland delineation per the Wetland Conservation Act and City standards. Grading, drainage, erosion control and stormwater management plan. Grading plan must include existing and proposed two-foot contours, and location and size of pipes and water storage areas. The grading and erosion control plan along with a stormwater management plan must be signed by a licensed professional engineer. The stormwater management plan must detail how stormwater will be controlled to prevent damage to adjacent property and adverse impacts to the public stormwater drainage system. Detailed street and utility locations and sizes. All drawings must be to scale with pertinent dimensions shown. Fold jumbo plans in sets no larger than 8 ½" by 14" and with the print side facing out all plans must be collated. An application for a Preliminary Development Plan is required for all rezonings. Photograph(s) showing location of proposal and its relationship to the site and existing buildings. Samples or photographs of building materials. 3 A written statement describing the intended use of the property and why the City should approve your request. Include a brief description of your company and any similar projects your company has done. Stake the location in the field of wetland boundaries, proposed buildings and lot lines. Five (5) copies of computer-generated, photo-realistic, color illustration(s) of the building. (8 ½” x 11.”). The Rezoning Permit Application shall be in form and substance acceptable to the Planner. REZONING PERMIT GUIDELINES AND PLAN APPLICATION INFORMATION: The City of Edina Planning Department encourages healthy development within the city of Edina. Although this document is meant to serve as a guide for the application process for development through the Planning Department it is by no means comprehensive. The Planning Staff recommend that you schedule a meeting to answer any questions or to discuss issues that may accompany your project. It is much easier to tackle problems early in the process. The office number for the Planning Staff is (952) 826-0369. Application: Applications are submitted to the Planning Department. Offices are open Monday through Friday, 8 AM to 4:30 PM.* Sign: The petitioner shall erect, or cause to be erected, at least one sign per street frontage on land described in the petition. Refer to City Code/Zoning Ordinance for specifics. Upon application submission, email proof of erected signage to CTeague@EdinaMN.gov and LKOlson@EdinaMN.gov Notice of Public Hearing: Notice of the Planning Commission and City Council hearing is mailed to all property owners (of record at City Hall) that are located within 1000 feet of the site. Notice is mailed ten (10) days prior to the hearing. You are encouraged to contact adjacent or close owners and advise them of your proposal prior to the Planning Commission meeting. Meetings and Public Hearings: Applications are first considered by the Planning Commission at their regular monthly meeting. (Generally the second and fourth Wednesday of each month.) The Commission holds a public hearing and adopts a recommendation which is forwarded to the City Council for consideration. Applications for Rezoning require two hearings – preliminary and final – before both the Planning Commission and City Council. A 3/5th favorable vote is required for approval. A 4/5th favorable vote is required for residential rezoning. Staff Report: Staff prepares a report and recommendation and sends it along with the application materials to the Commission in advance of the meeting. All plans, emails and written information are public information, which may be used in the staff report and distributed to the public. Conditions and Restrictions: The Council may impose conditions and restrictions in connection with the Rezoning to protect the public interest. *Application deadline dates are 31 days prior to the Planning Commission meeting or at the discretion of the City Planner. Initiation of a Traffic Study: 4 Generally, the following typical development and zoning applications are intended to define the need for traffic studies to be considered by the Planning Commission. A. Development approvals where an increase in trip generation is anticipated: 1. Development where housing units are added 2. Development consisting of complete demolition/redevelopment 3. Development of a site (where increasing floor space by more than 10%) B. Development or redevelopment is proposed in an area in which there has been a previous identification of a traffic problem, including but not limited to congestion or safety issues. * Please contact the Planning Department at (952) 826-0369 for further information on initiation of a traffic study. The cost of the traffic study is paid for by the applicant. 5 APPLICANT’S STATEMENT This application should be processed in my name, and I am the party whom the City should contact about this application. By signing this application, I certify that all fees, charges, utility bills, taxes, special assessments and other debts or obligations due to the City by me or for this property have been paid. I further certify that I am in compliance with all ordinance requirements and conditions regarding other City approvals that have been granted to me for any matter. I have completed all of the applicable filing requirements and, to the best of my knowledge, the documents and information I have submitted are true and correct. February 9, 2024 Applicant's Signature Date OWNER’S STATEMENT I am the fee title owner of the above-described property, and I agree to this application. (If a corporation or partnership is the fee title holder, attach a resolution authorizing this application on behalf of the board of directors or partnership.) February 9, 2024 Ted Jokerst, Manager of Southdale Office Partners MN LLC, Administrative Member of Southdale Office Partners LLC Owner’s Signature Date Note. Both signatures are required (if the owner is different than the applicant) before we can process the application, otherwise it is considered incomplete. SITE PLAN APPLICATION CASE FILE NO._____________ DATE RECEIVED_____________ FEE PAID_____________ City of Edina Planning Division 4801 West 50th Street, Edina, MN 55424 (952) 826-0369 www.EdinaMN.gov ----------------------------------------------------------------------------------------------------------------------------- FEE: $950.00 APPLICANT: NAME: David Bruce Little (HGA) (Signature required on back page) ADDRESS: 420 N 5th St, Suite 100, Minneapolis, MN 55401 PHONE: 612-758-4503 EMAIL: dlittle@hga.com PROPERTY OWNER: NAME: Ted Jokerst (Southdale Office Partners, LLC) (Signature required on back page) ADDRESS: 6800 France Avenue S, Suite 555, Edina, MN 55435 PHONE: 952-746-3402 LEGAL DESCRIPTION OF PROPERTY (written and electronic form): Lots 1 and 2, Block 1, Southdale East Cornelia, Hennepin County, Minnesota PROPERTY ADDRESS: 6600-6800 France Avenue S, Edina MN 55435 PRESENT ZONING: PUD (Resolution No. 2017-47) P.I.D.# 3002824410046 EXPLANATION OF REQUEST: Owner is looking redevelop this 22-acre site and wishes to replace the existing 3-buildings located at 6700, 6750, and 6740 France Avenue South with a 3-story, 107,000 gross square feet area (GFA) medical office building, a 8,800 SF Restaurant, and a phased 4-story parking ramp (2 stories initially) and other site improvements. In addition to this site plan application, a preliminary rezoning permit application, variance application and subdivision application will be submitted. (Use reverse side or additional pages if necessary) ARCHITECT: NAME: David Bruce Little (HGA) PHONE: 612-758-4503 EMAIL: dlittle@hga.com SURVEYOR: NAME: Arlee Carlson (Sunde) PHONE: 952-886-3118 EMAIL: arlee.carlson@sunde.com 2 Detailed Requirements: Unless waived by the Planning Department, you must complete all the following items with this application. An incomplete application will not be accepted. Application fee (not refundable). Make check payable to “City of Edina.” One (1) large scalable copy, one (1) electronic copy, and Five (5) 11X17 copies for Commission and Council members, of the following drawings or plans: all plans must be collated. Site plans with dimensions. The plan must include the location, dimensions and other pertinent information as to all proposed and existing buildings, structures and other improvements, streets, alleys, driveways, parking areas, loading areas and sidewalks. Changes to site plans that are made after City Council approval, require an amended Site Plan. Changes require a public hearing to be held by both the Planning Commission and City Council. The changes from the approved plan must be specifically listed by the builder or architect. Landscape plan and schedule in accordance with Sec. 36-1436 through Sec. 36-1457 of the City Code. Changes to landscape plans that are made after City Council approval, require an amended Site Plan. Amended Site Plans require a public hearing to be held by both the Planning Commission and City Council. The changes from the approved plan must be specifically listed by the builder or architect. ___ A Building material sample board that shows the type of building materials that will be used on the building, including the selection of colors. Any changes to building materials or color that are made after City Council approval require an amended Site Plan. Amended Site Plans require a public hearing to be held by both the Planning Commission and City Council. The changes from the approved plan must be specifically listed by the builder or architect. Elevation drawings of all new buildings or additions and enlargements to existing buildings including a description of existing and proposed exterior building materials. Any changes to the elevation drawings that are made after City Council approval require an amended Site Plan. Amended Site Plans require a public hearing to be held by both the Planning Commission and City Council. The changes from the approved plan must be specifically listed by the builder or architect. Registered survey showing existing and proposed structures, lot lines, pertinent dimensions, lot acreages and wetland delineation per the Wetland Conservation Act and City standards. Grading, drainage, erosion control and stormwater management plan. Grading plan must include existing and proposed two-foot contours, and location and size of pipes and water storage areas. The grading and erosion control plan along with a stormwater management plan must be signed by a licensed professional engineer. The stormwater management plan must detail how stormwater will be controlled to prevent damage to adjacent property and adverse impacts to the public stormwater drainage system. Detailed street and utility locations and sizes. 3 Floor plan showing location, arrangement and floor area of existing and proposed uses. All drawings must be to scale with pertinent dimensions shown. Collated. Fold jumbo plans in sets no larger than 8 ½" by 14" and with the print side facing out. Photograph(s) showing location of proposal and its relationship to the site and existing buildings. Samples or photographs of building materials. A written statement describing the intended use of the property and why the City should approve your request. Include a brief description of your company and any similar projects your company has done. Stake the location in the field of wetland boundaries, proposed buildings and lot lines. Computer-generated, photo-realistic, color illustration(s) of the building (8 ½” x 11”) The Site Plan shall be in form and substance acceptable to the Planner. SITE PLAN APPLICATION INFORMATION: The City of Edina Planning Division encourages healthy development within the city of Edina. Although this document is meant to serve as a guide for the application process for development through the Planning Department it is by no means comprehensive. The Planning Staff recommend that you schedule a meeting to answer any questions or to discuss issues that may accompany your project. It is much easier to tackle problems early on in the process. The office number for the Planning Staff is (952) 826- 0369. Application: Applications are submitted to the Planning Department. Offices are open Monday through Friday, 8 AM to 4:30 PM.* Notice of Public Hearing: Notice of the Planning Commission and City Council hearing is mailed to all property owners (of record at City Hall) that are located within 1000 feet of the site. Notice is mailed ten (10) days prior to the hearing. You are encouraged to contact adjacent or close owners and advise them of your proposal prior to the Planning Commission meeting. Sign: The petitioner shall erect, or cause to be erected, at least one sign per street frontage on land described in the petition. Refer to City Code/Zoning Ordinance for specifics. *Application deadline dates are 31 days prior to the Planning Commission meeting or at the discretion of the City Planner. Meetings and Public Hearings: Applications are first considered by the Planning Commission at their regular monthly meeting. (Generally, the second and fourth Wednesday of each month.) The Commission holds a public hearing and adopts a recommendation which is forwarded to the City Council for consideration. Site Plan proposals are usually heard once by both the Commission and Council unless otherwise directed. Staff Report: Staff prepares a report and recommendation and sends it along with the application materials to the Commission in advance of the meeting. All plans, emails and written information are public information, which may be used in the staff report and distributed to the public. 4 Conditions and Restrictions: The Council may impose conditions and restrictions in connection with a Rezoning to protect the public interest. Initiation of a Traffic Study: Generally, the following typical development and zoning applications are intended to define the need for traffic studies to be considered by the Planning Commission. A. Development approvals where an increase in trip generation is anticipated: 1. Development where housing units are added 2. Development consisting of complete demolition/redevelopment 3. Development of a site (where increasing floor space by more than 10%) B. Development or redevelopment is proposed in an area in which there has been a previous identification of a traffic problem, including but not limited to congestion or safety issues. * Please contact the Planning Department at (952) 826-0369 for further information on initiation of a traffic study. The cost of the traffic study is paid for by the applicant. APPLICANT’S STATEMENT This application should be processed in my name, and I am the party whom the City should contact about this application. By signing this application, I certify that all fees, charges, utility bills, taxes, special assessments and other debts or obligations due to the City by me or for this property have been paid. I further certify that I am in compliance with all ordinance requirements and conditions regarding other City approvals that have been granted to me for any matter. I have completed all of the applicable filing requirements and, to the best of my knowledge, the documents and information I have submitted are true and correct. February 9, 2024 Applicant's Signature Date OWNER’S STATEMENT I am the fee title owner of the above-described property, and I agree to this application. (If a corporation or partnership is the fee title holder, attach a resolution authorizing this application on behalf of the board of directors or partnership.) February 9, 2024 Ted Jokerst, Manager of Southdale Office Partners MN LLC, Administrative Member of Southdale Office Partners LLC Owner’s Signature Date Note. Both signatures are required (if the owner is different than the applicant) before we can process the application, otherwise it is considered incomplete. VARIANCE APPLICATION CASE FILE NO._____________ DATE RECEIVED_____________ FEE PAID_____________ City of Edina Planning Division 4801 West 50th Street, Edina, MN 55424 (952) 826-0369 www.EdinaMN.gov ----------------------------------------------------------------------------------------------------------------- FEE: RES - $550.00 NON-RES - $800.00 APPLICANT: NAME: David Bruce Little (HGA) (Signature required on back page) ADDRESS: 420 N 5th St, Suite 100, Minneapolis, MN 55401 PHONE: 612-758-4503 EMAIL: dlittle@hga.com PROPERTY OWNER: NAME: Ted Jokerst (Southdale Office Partners, LLC) (Signature required on back page) ADDRESS: 6700 France Avenue S, Suite 555, Edina, MN 55435 PHONE: 952-746-3402 LEGAL DESCRIPTION OF PROPERTY (written and electronic form): Lots 1 and 2, Block 1, Southdale East Cornelia, Hennepin County, Minnesota PROPERTY ADDRESS: 6700 France Avenue S, Edina MN 55435 PRESENT ZONING: PUD (Resolution No. 2017-47) P.I.D.# 3002824410046 EXPLANATION OF REQUEST: Owner is looking redevelop this 22-acre site and wishes to replace the existing 3-buildings located at 6700, 6750, and 6740 France Avenue South with a 3-story, 107,000 gross square feet area (GFA) medical office building, a 8,800 SF Restaurant, and a phased 4-story parking ramp (2 stories initially) and other site improvements. In addition to this variance application, a site plan application, subdivision application and preliminary rezoning application will be submitted. The variances sought as a part of this application pertain to the new medical office building (MOB) as well as the Restaurant and include the following: A) West Facade Transparency: Requirement - Per Sec. 36-618. Special requirements (11) a. “All new front building façades in the district that face the public realm must have 75 percent transparency (ability to see inside the building) at the ground level.” 2 Variance Proposed - the west façade of the MOB facing Valley View Rd to have 39% transparency due to the large setback from Valley View and obstructions from the existing trees and new parking ramp limiting views into the ground level. B) Floor-to-Floor Height: Requirement - Per Sec. 36-618. Special requirements (11) d. “First floors must have a minimum ceiling height of 20 feet.” Variance Proposed - MOB to have floor-to-floor height of 20 feet, with ceilings less than 20 feet and more appropriate to the needs of a MOB. The Restaurant to have floor to top- of-parapet height of 18 feet, with ceilings less than 20 feet. C) Building Height: Requirement - Overlay District: “HOD-4, shall not exceed 4 stories or 48 feet, whichever is less” Variance Proposed - new MOB to be 3 stories and 52 feet tall. This height is 8 feet lower than the existing 6600 Building and 36.5 feet lower than 6800 Building. (Use reverse side or additional pages if necessary) ARCHITECT: NAME: David Bruce Little (HGA) PHONE: 612-758-4503 EMAIL: dlittle@hga.com SURVEYOR: NAME: Arlee Carlson (Sunde) PHONE: 952-886-3118 EMAIL: arlee.carlson@sunde.com Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. Please fully explain your answers using additional sheets of paper as necessary. The Proposed Variances will: YES NO Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable A) The requirement for a 75% transparent Ground Level along the west façade of the MOB does not align with the energy consumption goals for this project nor is it conducive to the privacy concerns inherent to a medical office building, particularly examination and waiting rooms. Reducing the transparency from 75% to 39% along the west façade of the MOB will provide a level of transparency more appropriate to the use of the building. The Ground Level along the east façade of the MOB will be at least 75% transparent. B) The requirement for a minimum Ground Level ceiling height of 20 feet is not conducive to the interior design requirements of a medical office building, particularly with its need for a high number of enclosed examination rooms with small footprints. Similarly, it is not conducive to the interior design requirements of a restaurant given the need for more intimate, human-scaled nature of this use type. Designing the floor-to-floor height to be 20 feet rather than the floor- to-ceiling height, is higher than normal for such a use and will continue to lend greater prominence to the building’s Ground Level. C) The requirement for the MOB to not exceed 48 feet is incongruous with the City’s desire for a higher-than normal Ground Level, even when the proposed building is only three stories tall, X 3 one less than the requirement’s four-story maximum. The proposed height of 52 feet is slightly higher than the 48 feet maximum but is a better dimension to balance the goals of the zoning district with the needs of anything more than a two-story structure, which is not the number of stories intended by this requirement. Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district A) Due to the MOB’s large setback from Valley View Road and obstructions caused by existing trees and a new parking ramp limiting views into the Ground Level, any benefits of a 75% transparent Ground Level along the west facade are less impactful at this location. As stated above, such a high percentage of Ground Level transparency along the west façade is more of a detriment than a benefit to this building and the patients who will use it. B) The requirement for a minimum Ground Level ceiling height of 20 feet is focused on corporate office buildings, retail spaces and other building uses that can accommodate open floor planning. This runs counter to this project’s intended medical office and restaurant uses, where such high ceilings will make smaller examination rooms and dining spaces feel out of scale and experientially uncomfortable/unnerving. C) Being 8 feet lower than the existing 6600 Building and 36.5 feet lower than the existing 6800 Building, the proposed height of this medical office building (52 feet) is still well below that of adjacent structures. It’s distance form Valley View Road and 66th Street ensure that there will be no shadow footprint concerns to residential neighbors. Given the height of the adjacent existing-to-remain buildings, this property is unique in being able to accommodate a new building only 4 feet higher than the zoning requirement without feeling out of place. Be in harmony with the general purposes and intent of the zoning ordinance A) The Ground Level east façade of the MOB, which is closer to France Avenue, is designed to be 75% transparent to be harmonious with the commercial properties on this side of the site. The Ground Level west façade of the MOB, which is further from Valley View Road, is designed to be 39% transparent to be harmonious with the residential properties on that on this side of the site. B) Designing the floor-to-floor height to be 20 feet rather than the floor-to-ceiling height, is still higher than normal for such uses and will continue to lend greater prominence to the buildings’ Ground Levels. C) Given the medical office building’s distance to residential neighbors and shorter height in comparison to adjacent buildings, this proposed building height is in alignment with the overall goals of the zoning requirement. Not alter the essential Character of a neighborhood A) The Ground Level west façade of the MOB, which faces Valley View Road, will be largely obscured by the existing trees and new parking structure. This variance in transparency will not alter nor diminish the character of the neighborhood. B) Designing the floor-to-floor height to be 20 feet rather than the floor-to-ceiling height is higher than the Ground Level of either adjacent office building on the site. With a higher-than-normal Ground Level, this medical office building and restaurant design will not alter nor diminish the character of the neighborhood. X X X 4 C) Given the medical office building’s distance to residential neighbors and shorter height in comparison to adjacent buildings, this proposed building height will not alter nor diminish the character of the neighborhood. Detailed Application Requirements: Unless waived by the Planning Department, you must complete all of the following items with this application. An incomplete application will not be accepted. ___ Completed and signed application form. ___ Application fee (no t refundable). Make check payable to “City of Edina.” ___ One (1) Copy of drawings to scale. ___ Five (5) 11x17 copies of drawings, including elevations and survey, photographs and other information to explain and support the application. Copies must be collated. ___ A current survey is required. Please refer to “Exhibit A.” ___ Grading, drainage, erosion control and stormwater management plan. Grading plan must include existing and proposed two-foot contours, and location and size of pipes and water storage areas. The grading and erosion control plan along with a stormwater management plan must be signed by a licensed professional engineer. The stormwater management plan must detail how stormwater will be controlled to prevent damage to adjacent property and adverse impacts to the public stormwater drainage system. ___ Tree Protection Plan required per Ordinance No. 2014.25 (Tree Survey Required) ___ Variance requests require scale drawings to explain and document the proposal. The drawings are not required to be prepared by a professional, but must be neat, accurate and drawn to an acceptable scale. The drawings may vary with the proposal, but should include a site plan, floor plans and elevations of the sides of the building which are affected by the variance. Elevation drawings of all new buildings or additions and enlargements to existing buildings including a description of existing and proposed exterior building materials. For single-family home projects, elevations drawings must include a rendering of the proposed home AND the existing homes on either side as seen from the street. VARIANCE GUIDELINES AND APPLICATION INFORMATION The City of Edina Planning Division encourages healthy development within the city of Edina. Although this document is meant to serve as a guide for the application process for development through the Planning Department it is by no means comprehensive. The Planning Staff recommend that you schedule a meeting to answer any questions or to discuss issues that may accompany your project. It is much easier to tackle problems early on in the process. The office number for the Planning Staff is (952) 826- 0369. Variance Information The Edina Planning Commission has been established to consider exceptions (variances) from the Land Use, Platting and Zoning Ordinance (Chapter 36), the Antenna Ordinance (Chapter 34), the Sign Ordinance (Chapter 36) and the Parking and Storage of Vehicles and Equipment Ordinance (Chapter 26). 5 The variance procedure is a “safety valve” to handle the unusual circumstances that could not be anticipated by these ordinances. The Commission is charged to only grant a petition for a variance if it finds: 1. That strict enforcement of the ordinance would cause practical difficulties because of circumstances unique to the petitioner’s property 2. That the granting of the variance is in keeping with the spirit and intent of the ordinance. 3. Would not alter the essential character of the neighborhood. “Practical Difficulties” means that: 1. The property in question cannot put to a reasonable use as allowed by the ordinance 2. The plight of the petitioner is due to circumstances unique to his/her property which were not created by the petitioner 3. The variance, if granted, will not alter the essential character of the property or its surroundings. **Economic considerations alone shall not constitute an undue hardship if reasonable use for the petitioner’s property exists under the terms of the ordinance. Application: Applications are submitted to the Planning Department. Offices are open Monday through Friday, 8 AM to 4:30 PM. Deadlines for Applications: Applications need to be submitted at least thirty days before the meeting. This allows the City of Edina time to notify surrounding property owners of the date of the hearing and details of the variance. It is helpful to submit the application as soon as possible to secure an early hearing position. Notice of Public Hearing: Notice is mailed to all property owners (of record at City Hall) that are located within 200 feet of the site. Notice is mailed ten (10) days prior to the hearing. You are encouraged to contact adjacent or close owners and advise them of your proposal prior to the notice of the hearing. You may wish to provide statements of “no objection to the variance” from the nearby property owners. Meetings and Public Hearings: Meetings of the Planning Commission are scheduled on the second and fourth Wednesday of each month. The meetings are held at 7:00 pm in the Edina City Hall Council Chambers, 4801 West 50th Street. Each meeting is limited to five variance cases on a first come, first serve basis. Additional requests are delayed until subsequent meetings. Meetings are formal public hearings with a staff report, comments from the proponent and comments from the audience. It is important the owner or a representative attend the meeting to answer questions. Staff Report: After review of the drawings submitted and a visit to the site staff prepares a report. This report, along with any supporting drawings and materials, are sent to the Zoning Board in advance of the meetings. Board members may visit the site before the meeting. All plans, emails and written information are public information, and may be used in the staff report and distributed to the public. Board Membership: The Planning Commission serves as the Zoning Board. Five members are required for a quorum. Decisions by the Planning Commission: The Planning Commission may approve, deny or amend the variance request and establish conditions to ensure compliance or protect surrounding property owners. The Planning Commission generally makes a decision at the scheduled hearing. Occasionally, however, a continuance to another meeting may be necessary. 6 Appeals: Decisions of the Planning Commission are final unless appealed to the City Council in writing within 10 days. The proponents, any owner receiving notice of the hearing or the staff may appeal decisions. Appeals are rare and they can be time consuming because a new hearing is required before the full City Council. Appeals must be filed with the City Clerk. APPLICANT’S STATEMENT This application should be processed in my name, and I am the party whom the City should contact about this application. By signing this application, I certify that all fees, charges, utility bills, taxes, special assessments and other debts or obligations due to the City by me or for this property have been paid. I further certify that I am in compliance with all ordinance requirements and conditions regarding other City approvals that have been granted to me for any matter. I have completed all of the applicable filing requirements and, to the best of my knowledge, the documents and information I have submitted are true and correct. February 9, 2024 Applicant's Signature Date OWNER’S STATEMENT I am the fee title owner of the above-described property, and I agree to this application. (If a corporation or partnership is the fee title holder, attach a resolution authorizing this application on behalf of the board of directors or partnership.) February 9, 2024 Ted Jokerst, Manager of Southdale Office Partners MN LLC, Administrative Member of Southdale Office Partners LLC Owner’s Signature Date Note. Both signatures are required (if the owner is different than the applicant) before we can process the application, otherwise it is considered incomplete. Stormwater Management Plan OnFrance Medical Office Building Edina, MN City of Edina Prepared for: Wildamere Capital Management Olympus Ventures 6600 and 6800 France Avenue Edina, MN 55420 Prepared by: Kimley-Horn 767 Eustis Street, Suite 100 St. Paul, MN 55114 Contact: Thomas Lincoln, P.E. Prepared On: 02/09/2024 OnFrance MOB- Stormwater Report Page 3 Edina, MN Table of Contents 1.0 Introduction ........................................................................................... 4 2.0 Pre-development Conditions ................................................................... 4 3.0 Post-development Conditions ................................................................. 5 4.0 Flooding Storage Volume Summary ......................................................... 6 5.0 Rate Attenuation Summary ..................................................................... 7 6.0 Infiltration/Volume Control Summary ..................................................... 7 7.0 Water Quality Summary ......................................................................... 8 Exhibits ........................................................................................................... 9 Exhibit 1. Existing Drainage Exhibit................................................................................................. 10 Exhibit 2. Proposed Drainage Exhibit .............................................................................................. 11 Appendices ................................................................................................... 12 Appendix 1. Pre-Development HydroCAD Model Analysis .............................................................. 13 Appendix 2. Post-Development HydroCAD Model Analysis ............................................................. 14 Appendix 3. Geotechnical Report ................................................................................................... 15 Appendix 4. Grading and Drainage Plan and Drainage Details......................................................... 16 Appendix 5. Existing Flooding Exhibit ............................................................................................. 17 Appendix 6. MIDS Summary ........................................................................................................... 18 OnFrance MOB- Stormwater Report Page 4 Edina, MN 1.0 Introduction Wildamere and Olympus Ventures proposes to redevelop a portion of an existing office park located between the crossroads of France Avenue, Valley View Road, and 66th Street in Edina, MN. The site currently consists of a 6-story office tower (6600 France), a 7-story office tower (6800 France), two three story office building (6700 and 6750 France), a one-story restaurant (6740 France), a Bank of America building, and approximately 12.85 acres of surface parking and drive aisles. The project will demolish 6700, 6740, and 6750 France Avenue as well as surface parking around these buildings. The proposed development includes a 3-story Medical Office Building, a parking ramp, a restaurant, and associated surface parking on the east side of the project. The stormwater management system for this project will also provide treatment to account for the impervious area disturbed during the OnFrance 6800 Patio Expansion project. The Bank of America was developed in 2016 with its own stormwater management plan. This development will not increase the stormwater drainage to that site. This Stormwater Management Report addresses the design and construction of the proposed development. Kimley-Horn and Associates, Inc. (Kimley-Horn) has analyzed the existing and proposed drainage conditions of the Site and within this report provides computations for all applicable Nine Mile Creek Watershed District (NMCWD) stormwater requirements. The analysis of the existing and proposed drainage systems was completed with the assistance of HydroCAD, Version 10, a computer aided design system for modeling the hydrology and hydraulics of stormwater runoff. These calculations are largely based on the hydrology techniques developed by the Soil Conservation Service (SCS/NRCS), combined with other hydrology and hydraulics calculations. For a given rainfall event, these techniques are used to generate hydrographs throughout a watershed. Atlas 14 precipitation frequency data (PFD) was used as a basis for the design frequency events, with PDF retrieved from the nearest weather station for the project. 2.0 Pre-development Conditions The project site is currently a mix of office building and large amounts of surface parking. Site generated runoff surface drains West into three separate areas into Valley View Road storm sewer and ultimately to Lake Cornelia. The total drainage area of the site is 21.68 acres. Approximately 6.78 acres drains to an existing catch basin located in the southwestern portion of the site (NC 112). Approximately 2.88 acres drains to an existing catch basin located in the far western part of the site (NC 141). The remaining 11.87 acres drains to a 21” pipe in the northwest corner of the site (NC 113). No detention or treatment is provided in the existing condition. Existing drainage areas are provided in the HydroCAD analysis as an appendix to this report. The existing condition map is shown in the Appendices. OnFrance MOB- Stormwater Report Page 5 Edina, MN Geotechnical Evaluation was performed by Haugo Geotechnical Services. Soil borings show mostly poorly graded sand with silt and poorly graded sand. Groundwater was encountered in one boring at 30 feet below elevation, but otherwise was not recorded in the geotechnical investigation. A summary of the pervious and impervious coverage for existing conditions is included below: ·Total Drainage Area = 21.68 acres o Existing Pervious Area = 5.90 acres (27.2%) o Existing Impervious Area = 15.78 acres (72.8%) 3.0 Post-development Conditions Proposed development impacts 6.903 acres (4.798 acres impervious) of the property, which includes the OnFrance 6800 Patio Expansion project that was constructed at the end of 2023. The vast majority of the new and reconstructed impervious areas will be collected via catch basins and roof drains and will be routed to underground detention systems where the water will be allowed to infiltrate into the ground. An infiltration stormwater pond will be constructed on the north side of the Medical Office Building in order to treat the building roof water. The overflow from this pond will be routed to the storm sewer network. Based on the 4.798 acres of impervious area within the limits of construction, the required infiltration volume for this development is 19,156 cubic feet. The stormwater infiltration pond and the underground detention systems allow for 25,544 cubic feet of infiltration storage. The stormwater pond and underground detention systems are oversized to facilitate stormwater movement during heavy rain events in order to meet rate control requirements. When reviewing the drainage areas from the existing to the proposed conditions, the V-DA-3 drainage area, which drains to the west catch basin, takes on drainage area from V-DA-2 and V-DA-4. See the Proposed Drainage Map for this delineation. A summary of the pervious and impervious coverage for proposed conditions is included below. ·Total Drainage Area = 21.68 acres ·Total Disturbed Area = 6.903 acres o Proposed Pervious Area = 2.105 acres (30.5%) o Proposed Impervious Area = 4.798 acres (69.5%) o Proposed Improvements within the ROW = 0.22 acres (3.2%) OnFrance MOB- Stormwater Report Page 6 Edina, MN 4.0 Flooding Storage Volume Summary A technical memorandum provided by Barr Engineering dated February 28, 2017, contains 100-year flood elevations and volumes for the site. The flood elevations and flood storage volumes for the site can be found in Table 1 below as well as Figure 1. Table 1: Existing Flood Storage Drainage Area Flood Storage NC 112 (870.50)1.62 ac-ft (70,567 CF) NC 141 (869.90)0.37 ac-ft (16,117 CF) NC 113 (868.90)3.21 ac-ft (139,828 CF) Total 5.20 ac-ft (226,512 CF) Figure 1: Existing Flood Storage Based on previous analysis of this site, the proposed development will maintain the flood storage that is impacted within the project limits. The proposed development will only impact the west central flooding region, NC 141. From a review of the existing conditions, it is most likely this flooding is caused by surcharged pipes in Valley View Road, leading to water pooling above the west central inlet on the project property. LOCATION OF WEST CENTRAL INLET OnFrance MOB- Stormwater Report Page 7 Edina, MN A parking ramp with an entry elevation of 868.00’ is to be constructed in the vicinity of this flood storage region. Site grading will be used to protect the parking ramp and to maintain the flooding storage boundaries. A grading “ridge” at elevation 870.0 will be constructed which will wrap around the entrance to the parking ramp. This grading ridge and the construction of the ramp will reduce the footprint and storage of the flooding area by approximately 2,330 sq ft and 2,110 cf, respectively. This loss of storage will be mitigated in two ways. First, a depression will be graded within the boundaries of the localized flooding. A storm sewer inlet will be placed in the bottom of this depression at an elevation of 865.5’ to act as a relief for surcharged pipes in Valley View Road. The depression will have 5,562 cf of storage before flood water starts to expel through other inlets on the site. Second, the underground detention has an additional 9,159 cf of storage above the infiltration elevation and will act as additional storage prior to surcharging of the stormwater pipes on the project site. 5.0 Rate Attenuation Summary Per NMWCD rules, the runoff from the 2-, 10-, and 100-year storm events must be reduced in the post- developed condition. This rate attenuation will be achieved through the construction of underground detention systems. The runoff to the north and south sides of the site will be reduced due to the decrease in drainage area going to those areas. The runoff to the west side of the site will increase due to the increase in drainage area. Therefore, in order to get a complete understanding of the runoff from the site, the entire site must be considered as opposed to just analyzing the disturbed area. The proposed development achieves this requirement as outlined in the table below. Table 2: Rate Attenuation 6.0 Infiltration/Volume Control Summary Per the NMCWD rules, 1.1” of runoff from the new and improved impervious surfaces must be captured for infiltration. Total Infiltration required = 19,156 cubic feet Total Infiltration supplied = 24,544 cubic feet 2 Year (2.86 in.) 10 Year (4.27 in.) 100 Year (7.49 in.) Rate Attenuation Summary – Total Outfall Pre-Development Rate (CFS)56.41 96.97 190.27 Post-Development Rate (CFS)45.92 87.49 172.28 OnFrance MOB- Stormwater Report Page 8 Edina, MN Infiltration rates of 0.8 in/hr will be used per the geotechnical report and Minnesota Stormwater Manual recommendations. NMCWD requires an infiltration draw down of 48 hours, meaning the height of the infiltration volume can be, at most, 38 inches. A summary of the infiltration basin sizing is provided in Table 3. Table 3: Volume Reduction Summary BMP #1 Restaurant UG Detention BMP #2 East Parking UG Detention BMP #4 Stormwater Infiltration Pond BMP #3 West Parking UG Detention Contributing Drainage Area (ac) 0.88 ac 1.68 ac 1.26 ac 2.07 ac Proposed New Impervious Area (ac) 0.73 ac 1.16 ac 0.91 ac 1.72 ac Infiltration Volume Depth 24 in.30 in.21.6”27.4” Total Infiltration Volume Provided 2,393 CF 11,729 CF 6,035 CF 5,387 CF 7.0 Water Quality Summary In rule 4.3.1c the NMCWD requires removal of 60% of the total phosphorus (TP) and 90% of total suspended solids (TSS) from the parcel storm runoff. The proposed surface and underground infiltration basins have been sized to treat their respective drainage areas. The underground infiltration system will be used to remove TP and TSS from the stormwater before it is conveyed to the public storm sewer system. An infiltration BMP has a removal efficiency of 100% of total phosphorus (TP) and total suspended solids (TSS) per the Minnesota Stormwater Manual. According to the MIDS calculator, the proposed stormwater systems are anticipated to achieve an 90% reduction in Total Phosphorus (TP) and Total Suspended Solids (TSS). The MIDS results summary is provided as an appendix to this report. All manholes prior to discharging into the infiltration basins will have 4’ sumps to provide pretreatment. OnFrance MOB- Stormwater Report Page 9 Edina, MN Exhibits OnFrance MOB- Stormwater Report Page 10 Edina, MN Exhibit 1.Existing Drainage Exhibit 870 875 869 871 872 873 874 876 877 878 879 875 872 873 874876 877 878879 870 875869869871 872 873 874 876877870869871881 882 883 880 879 88 1 867 868 871 872870871872865863867869870872874876878880878879871 872 874875876 870 869 869 870 86886887087187287287387487287287587587587987 7 878 87 6 875875 876 877 879 880 880 881 881 8 8 2 88 2 882 87287 3 87387 7 878 879 880 876 877 878 879 880 881 881 881881 880 8 6 9 8 7 0 87 1 871 870 875 876876 877878879880881882883884885V-DA-1: 0.14 AC PERVIOUS: 0.01 AC IMPERVIOUS: 0.13 AC V-DA-2: 6.78 AC PERVIOUS: 0.88 AC IMPERVIOUS: 5.90 AC V-DA-3: 2.88 AC PERVIOUS: 1.19 AC IMPERVIOUS: 1.69 AC V-DA-4: 11.88 AC PERVIOUS: 3.83 AC IMPERVIOUS: 8.05 AC APPROXIMATE EXISTING 100-YR FLOODING FOOTPRINT KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS JANUARY 19, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKING RAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: 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 CERTIFIED CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 DRAINAGE AREA ROUTING V-DA-1 BANK OF AMERICA UNDERGROUND STORAGE V-DA-2 VALLEY VIEW STORM SEWER (SOUTHWEST) V-DA-3 VALLEY VIEW STORM SEWER (WEST) V-DA-4 VALLEY VIEW STORM SEWER (NORTHWEST EXISTING DRAINAGE MAP NORTH OnFrance MOB- Stormwater Report Page 11 Edina, MN Exhibit 2.Proposed Drainage Exhibit PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH D D DD DDDCOCODD D PROPOSED 100-YR FLOODING FOOTPRINT 87087 0 BMP #1 BMP #2 BMP #3 BMP #4 DA-3A: 2.07 AC PERVIOUS: 0.35 AC IMPERVIOUS: 1.72 AC DA-3B: 1.26 AC PERVIOUS: 0.35 AC IMPERVIOUS: 0.91 AC DA-3C: 1.68 AC PERVIOUS: 0.52 AC IMPERVIOUS: 1.16 AC DA-3D: 0.88 AC PERVIOUS: 0.15 AC IMPERVIOUS: 0.73 AC DA-2: 5.15 AC PERVIOUS: 0.68 AC IMPERVIOUS: 4.47 AC DA-3: 1.07 AC PERVIOUS: 0.27 AC IMPERVIOUS: 0.80 AC DA-4: 9.43 AC PERVIOUS: 3.48 AC IMPERVIOUS: 5.95 AC DA-1: 0.14 AC PERVIOUS: 0.01 AC IMPERVIOUS: 0.13 AC KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT F O R CONSTR UCTI ON COPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS JANUARY 19, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKING RAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: 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 CERTIFIED CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 EX-1 PROSPOSED DRAINAGE MAP DRAINAGE AREA ROUTING DA-1 BANK OF AMERICA UNDERGROUND STORAGE DA-2 VALLEY VIEW STORM SEWER (SOUTHWEST) DA-3, DA-3A, DA-3B, DA-3C, DA-4C VALLEY VIEW STORM SEWER (WEST) DA-4 VALLEY VIEW STORM SEWER (NORTHWEST NORTH OnFrance MOB- Stormwater Report Page 12 Edina, MN Appendices OnFrance MOB- Stormwater Report Page 13 Edina, MN Appendix 1.Pre-Development HydroCAD Model Analysis EXISTING 1S V-DA-1 2S V-DA-2 3S V-DA-3 4S V-DA-4 20R north 23R bank of america 25R TOTAL 27R south Routing Diagram for Pre Development Model Prepared by Kimley-Horn & Associates, Printed 1/12/2024 HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Subcat Reach Pond Link Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 2HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Rainfall Events Listing (selected events) Event# Event Name Storm Type Curve Mode Duration (hours) B/B Depth (inches) AMC 1 2 YR MSE 24-hr 3 Default 24.00 1 2.86 2 2 10 YR MSE 24-hr 3 Default 24.00 1 4.27 2 3 100 YR MSE 24-hr 3 Default 24.00 1 7.49 2 Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 3HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Area Listing (all nodes) Area (acres) CN Description (subcatchment-numbers) 5.900 61 >75% Grass cover, Good, HSG B (1S, 2S, 3S, 4S) 15.775 98 Paved parking, HSG B (1S, 2S, 3S, 4S) 21.675 88 TOTAL AREA Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 4HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Soil Listing (all nodes) Area (acres) Soil Group Subcatchment Numbers 0.000 HSG A 21.675 HSG B 1S, 2S, 3S, 4S 0.000 HSG C 0.000 HSG D 0.000 Other 21.675 TOTAL AREA Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 5HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Ground Covers (all nodes) HSG-A (acres) HSG-B (acres) HSG-C (acres) HSG-D (acres) Other (acres) Total (acres) Ground Cover Subcatchment Numbers 0.000 5.900 0.000 0.000 0.000 5.900 >75% Grass cover, Good 1S, 2S, 3S, 4S 0.000 15.775 0.000 0.000 0.000 15.775 Paved parking 1S, 2S, 3S, 4S 0.000 21.675 0.000 0.000 0.000 21.675 TOTAL AREA MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 6HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: V-DA-1 Runoff =0.48 cfs @ 12.17 hrs, Volume=0.029 af, Depth= 2.52" Routed to Reach 23R : bank of america Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (sf) CN Description 220 61 >75% Grass cover, Good, HSG B 5,750 98 Paved parking, HSG B 5,970 97 Weighted Average 220 3.69% Pervious Area 5,750 96.31% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 1S: V-DA-1 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=5,970 sf Runoff Volume=0.029 af Runoff Depth=2.52" Tc=10.0 min CN=97 0.48 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 7HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: V-DA-2 Runoff =21.49 cfs @ 12.17 hrs, Volume=1.198 af, Depth= 2.12" Routed to Reach 27R : south Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (sf) CN Description 38,245 61 >75% Grass cover, Good, HSG B 257,134 98 Paved parking, HSG B 295,379 93 Weighted Average 38,245 12.95% Pervious Area 257,134 87.05% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 2S: V-DA-2 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=295,379 sf Runoff Volume=1.198 af Runoff Depth=2.12" Tc=10.0 min CN=93 21.49 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 8HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: V-DA-3 Runoff =5.98 cfs @ 12.18 hrs, Volume=0.320 af, Depth= 1.33" Routed to Reach 27R : south Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (sf) CN Description 51,836 61 >75% Grass cover, Good, HSG B 73,616 98 Paved parking, HSG B 125,452 83 Weighted Average 51,836 41.32% Pervious Area 73,616 58.68% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 3S: V-DA-3 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)6 5 4 3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=125,452 sf Runoff Volume=0.320 af Runoff Depth=1.33" Tc=10.0 min CN=83 5.98 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 9HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: V-DA-4 Runoff =28.47 cfs @ 12.18 hrs, Volume=1.527 af, Depth= 1.54" Routed to Reach 20R : north Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (sf) CN Description 166,704 61 >75% Grass cover, Good, HSG B 350,658 98 Paved parking, HSG B 517,362 86 Weighted Average 166,704 32.22% Pervious Area 350,658 67.78% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 4S: V-DA-4 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=517,362 sf Runoff Volume=1.527 af Runoff Depth=1.54" Tc=10.0 min CN=86 28.47 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 10HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 20R: north Inflow Area =11.877 ac, 67.78% Impervious, Inflow Depth = 1.54" for 2 YR event Inflow =28.47 cfs @ 12.18 hrs, Volume=1.527 af Outflow =28.47 cfs @ 12.18 hrs, Volume=1.527 af, Atten= 0%, Lag= 0.0 min Routed to Reach 25R : TOTAL Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 20R: north Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=11.877 ac 28.47 cfs 28.47 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 11HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 23R: bank of america Inflow Area =0.137 ac, 96.31% Impervious, Inflow Depth = 2.52" for 2 YR event Inflow =0.48 cfs @ 12.17 hrs, Volume=0.029 af Outflow =0.48 cfs @ 12.17 hrs, Volume=0.029 af, Atten= 0%, Lag= 0.0 min Routed to Reach 27R : south Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 23R: bank of america Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=0.137 ac 0.48 cfs 0.48 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 12HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 25R: TOTAL Inflow Area =21.675 ac, 72.78% Impervious, Inflow Depth = 1.70" for 2 YR event Inflow =56.41 cfs @ 12.18 hrs, Volume=3.075 af Outflow =56.41 cfs @ 12.18 hrs, Volume=3.075 af, Atten= 0%, Lag= 0.0 min Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 25R: TOTAL Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=21.675 ac 56.41 cfs 56.41 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 13HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 27R: south Inflow Area =9.798 ac, 78.84% Impervious, Inflow Depth = 1.90" for 2 YR event Inflow =27.94 cfs @ 12.17 hrs, Volume=1.547 af Outflow =27.94 cfs @ 12.17 hrs, Volume=1.547 af, Atten= 0%, Lag= 0.0 min Routed to Reach 25R : TOTAL Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 27R: south Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=9.798 ac 27.94 cfs 27.94 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 14HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: V-DA-1 Runoff =0.74 cfs @ 12.17 hrs, Volume=0.045 af, Depth= 3.92" Routed to Reach 23R : bank of america Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (sf) CN Description 220 61 >75% Grass cover, Good, HSG B 5,750 98 Paved parking, HSG B 5,970 97 Weighted Average 220 3.69% Pervious Area 5,750 96.31% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 1S: V-DA-1 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=5,970 sf Runoff Volume=0.045 af Runoff Depth=3.92" Tc=10.0 min CN=97 0.74 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 15HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: V-DA-2 Runoff =34.30 cfs @ 12.17 hrs, Volume=1.968 af, Depth= 3.48" Routed to Reach 27R : south Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (sf) CN Description 38,245 61 >75% Grass cover, Good, HSG B 257,134 98 Paved parking, HSG B 295,379 93 Weighted Average 38,245 12.95% Pervious Area 257,134 87.05% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 2S: V-DA-2 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=295,379 sf Runoff Volume=1.968 af Runoff Depth=3.48" Tc=10.0 min CN=93 34.30 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 16HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: V-DA-3 Runoff =11.23 cfs @ 12.18 hrs, Volume=0.605 af, Depth= 2.52" Routed to Reach 27R : south Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (sf) CN Description 51,836 61 >75% Grass cover, Good, HSG B 73,616 98 Paved parking, HSG B 125,452 83 Weighted Average 51,836 41.32% Pervious Area 73,616 58.68% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 3S: V-DA-3 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=125,452 sf Runoff Volume=0.605 af Runoff Depth=2.52" Tc=10.0 min CN=83 11.23 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 17HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: V-DA-4 Runoff =50.72 cfs @ 12.17 hrs, Volume=2.763 af, Depth= 2.79" Routed to Reach 20R : north Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (sf) CN Description 166,704 61 >75% Grass cover, Good, HSG B 350,658 98 Paved parking, HSG B 517,362 86 Weighted Average 166,704 32.22% Pervious Area 350,658 67.78% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 4S: V-DA-4 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)55 50 45 40 35 30 25 20 15 10 5 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=517,362 sf Runoff Volume=2.763 af Runoff Depth=2.79" Tc=10.0 min CN=86 50.72 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 18HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 20R: north Inflow Area =11.877 ac, 67.78% Impervious, Inflow Depth = 2.79" for 10 YR event Inflow =50.72 cfs @ 12.17 hrs, Volume=2.763 af Outflow =50.72 cfs @ 12.17 hrs, Volume=2.763 af, Atten= 0%, Lag= 0.0 min Routed to Reach 25R : TOTAL Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 20R: north Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=11.877 ac 50.72 cfs 50.72 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 19HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 23R: bank of america Inflow Area =0.137 ac, 96.31% Impervious, Inflow Depth = 3.92" for 10 YR event Inflow =0.74 cfs @ 12.17 hrs, Volume=0.045 af Outflow =0.74 cfs @ 12.17 hrs, Volume=0.045 af, Atten= 0%, Lag= 0.0 min Routed to Reach 27R : south Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 23R: bank of america Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=0.137 ac 0.74 cfs 0.74 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 20HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 25R: TOTAL Inflow Area =21.675 ac, 72.78% Impervious, Inflow Depth = 2.98" for 10 YR event Inflow =96.97 cfs @ 12.17 hrs, Volume=5.382 af Outflow =96.97 cfs @ 12.17 hrs, Volume=5.382 af, Atten= 0%, Lag= 0.0 min Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 25R: TOTAL Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)105 100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=21.675 ac 96.97 cfs 96.97 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 21HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 27R: south Inflow Area =9.798 ac, 78.84% Impervious, Inflow Depth = 3.21" for 10 YR event Inflow =46.25 cfs @ 12.17 hrs, Volume=2.618 af Outflow =46.25 cfs @ 12.17 hrs, Volume=2.618 af, Atten= 0%, Lag= 0.0 min Routed to Reach 25R : TOTAL Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 27R: south Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)50 45 40 35 30 25 20 15 10 5 0 Inflow Area=9.798 ac 46.25 cfs 46.25 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 22HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: V-DA-1 Runoff =1.30 cfs @ 12.17 hrs, Volume=0.081 af, Depth= 7.13" Routed to Reach 23R : bank of america Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (sf) CN Description 220 61 >75% Grass cover, Good, HSG B 5,750 98 Paved parking, HSG B 5,970 97 Weighted Average 220 3.69% Pervious Area 5,750 96.31% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 1S: V-DA-1 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=5,970 sf Runoff Volume=0.081 af Runoff Depth=7.13" Tc=10.0 min CN=97 1.30 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 23HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: V-DA-2 Runoff =63.04 cfs @ 12.17 hrs, Volume=3.762 af, Depth= 6.66" Routed to Reach 27R : south Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (sf) CN Description 38,245 61 >75% Grass cover, Good, HSG B 257,134 98 Paved parking, HSG B 295,379 93 Weighted Average 38,245 12.95% Pervious Area 257,134 87.05% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 2S: V-DA-2 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=295,379 sf Runoff Volume=3.762 af Runoff Depth=6.66" Tc=10.0 min CN=93 63.04 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 24HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: V-DA-3 Runoff =23.70 cfs @ 12.17 hrs, Volume=1.318 af, Depth= 5.49" Routed to Reach 27R : south Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (sf) CN Description 51,836 61 >75% Grass cover, Good, HSG B 73,616 98 Paved parking, HSG B 125,452 83 Weighted Average 51,836 41.32% Pervious Area 73,616 58.68% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 3S: V-DA-3 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)26 24 22 20 18 16 14 12 10 8 6 4 2 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=125,452 sf Runoff Volume=1.318 af Runoff Depth=5.49" Tc=10.0 min CN=83 23.70 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 25HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: V-DA-4 Runoff =102.23 cfs @ 12.17 hrs, Volume=5.778 af, Depth= 5.84" Routed to Reach 20R : north Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (sf) CN Description 166,704 61 >75% Grass cover, Good, HSG B 350,658 98 Paved parking, HSG B 517,362 86 Weighted Average 166,704 32.22% Pervious Area 350,658 67.78% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 10.0 Direct Entry, Subcatchment 4S: V-DA-4 Runoff Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)110 105 100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=517,362 sf Runoff Volume=5.778 af Runoff Depth=5.84" Tc=10.0 min CN=86 102.23 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 26HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 20R: north Inflow Area =11.877 ac, 67.78% Impervious, Inflow Depth = 5.84" for 100 YR event Inflow =102.23 cfs @ 12.17 hrs, Volume=5.778 af Outflow =102.23 cfs @ 12.17 hrs, Volume=5.778 af, Atten= 0%, Lag= 0.0 min Routed to Reach 25R : TOTAL Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 20R: north Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)110 105 100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=11.877 ac 102.23 cfs 102.23 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 27HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 23R: bank of america Inflow Area =0.137 ac, 96.31% Impervious, Inflow Depth = 7.13" for 100 YR event Inflow =1.30 cfs @ 12.17 hrs, Volume=0.081 af Outflow =1.30 cfs @ 12.17 hrs, Volume=0.081 af, Atten= 0%, Lag= 0.0 min Routed to Reach 27R : south Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 23R: bank of america Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)1 0 Inflow Area=0.137 ac 1.30 cfs 1.30 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 28HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 25R: TOTAL Inflow Area =21.675 ac, 72.78% Impervious, Inflow Depth = 6.06" for 100 YR event Inflow =190.27 cfs @ 12.17 hrs, Volume=10.939 af Outflow =190.27 cfs @ 12.17 hrs, Volume=10.939 af, Atten= 0%, Lag= 0.0 min Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 25R: TOTAL Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)210 200 190 180 170 160 150 140 130 120 110 100 90 80 70 60 50 40 30 20 10 0 Inflow Area=21.675 ac 190.27 cfs 190.27 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Pre Development Model Printed 1/12/2024Prepared by Kimley-Horn & Associates Page 29HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 27R: south Inflow Area =9.798 ac, 78.84% Impervious, Inflow Depth = 6.32" for 100 YR event Inflow =88.04 cfs @ 12.17 hrs, Volume=5.161 af Outflow =88.04 cfs @ 12.17 hrs, Volume=5.161 af, Atten= 0%, Lag= 0.0 min Routed to Reach 25R : TOTAL Routing by Dyn-Stor-Ind method, Time Span= 0.00-120.00 hrs, dt= 0.02 hrs Reach 27R: south Inflow Outflow Hydrograph Time (hours) 12011511010510095908580757065605550454035302520151050Flow(cfs)95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=9.798 ac 88.04 cfs 88.04 cfs OnFrance MOB- Stormwater Report Page 14 Edina, MN Appendix 2.Post-Development HydroCAD Model Analysis DA-1 Bank of America DA-2 Remaining Drainage to South DA-3 WEST SITE DA-3A PARKING GARAGE AND WALKWAY DA-3B MOB DA-3C EAST PARKING DA-3D RESTAURANT DA-4 Remaining Drainage to North 1R (new Reach) 2R (new Reach) BMP 1 RESTAURANT PARKING UG STORAGE BMP 2 EAST PARKING LOT STORAGE BMP 3 WEST UG STORAGE BMP 4 OnFrance MOB NW pond 1L To South 2L To North 13L To West 14L TOTAL Routing Diagram for Proposed HydroCAD Prepared by Kimley-Horn & Associates, Printed 2/6/2024 HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Subcat Reach Pond Link Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 2HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Rainfall Events Listing (selected events) Event# Event Name Storm Type Curve Mode Duration (hours) B/B Depth (inches) AMC 1 2 YR MSE 24-hr 3 Default 24.00 1 2.86 2 2 10 YR MSE 24-hr 3 Default 24.00 1 4.27 2 3 100 YR MSE 24-hr 3 Default 24.00 1 7.49 2 Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 3HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Area Listing (all nodes) Area (acres) CN Description (subcatchment-numbers) 5.810 61 >75% Grass cover, Good, HSG B (DA-1, DA-2, DA-3, DA-3A, DA-3B, DA-3C, DA-3D, DA-4) 14.160 98 Paved parking, HSG D (DA-1, DA-2, DA-3A, DA-3C, DA-3D, DA-4) 1.710 98 Roofs, HSG D (DA-3, DA-3B) 21.680 88 TOTAL AREA Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 4HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Soil Listing (all nodes) Area (acres) Soil Group Subcatchment Numbers 0.000 HSG A 5.810 HSG B DA-1, DA-2, DA-3, DA-3A, DA-3B, DA-3C, DA-3D, DA-4 0.000 HSG C 15.870 HSG D DA-1, DA-2, DA-3, DA-3A, DA-3B, DA-3C, DA-3D, DA-4 0.000 Other 21.680 TOTAL AREA Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 5HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Ground Covers (all nodes) HSG-A (acres) HSG-B (acres) HSG-C (acres) HSG-D (acres) Other (acres) Total (acres) Ground Cover Subcatchment Numbers 0.000 5.810 0.000 0.000 0.000 5.810 >75% Grass cover, Good DA-1, DA-2, DA-3, DA-3A, DA-3B, DA-3C, DA-3D, DA-4 0.000 0.000 0.000 14.160 0.000 14.160 Paved parking DA-1, DA-2, DA-3A, DA-3C, DA-3D, DA-4 0.000 0.000 0.000 1.710 0.000 1.710 Roofs DA-3, DA-3B 0.000 5.810 0.000 15.870 0.000 21.680 TOTAL AREA MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 6HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-1: Bank of America Runoff =0.53 cfs @ 12.14 hrs, Volume=0.027 af, Depth= 2.31" Routed to Link 1L : To South Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 0.010 61 >75% Grass cover, Good, HSG B 0.130 98 Paved parking, HSG D 0.140 95 Weighted Average 0.010 7.14% Pervious Area 0.130 92.86% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-1: Bank of America Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=0.140 ac Runoff Volume=0.027 af Runoff Depth=2.31" Tc=7.0 min CN=95 0.53 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 7HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-2: Remaining Drainage to South Runoff =18.51 cfs @ 12.14 hrs, Volume=0.910 af, Depth= 2.12" Routed to Link 1L : To South Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 0.680 61 >75% Grass cover, Good, HSG B 4.470 98 Paved parking, HSG D 5.150 93 Weighted Average 0.680 13.20% Pervious Area 4.470 86.80% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-2: Remaining Drainage to South Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=5.150 ac Runoff Volume=0.910 af Runoff Depth=2.12" Tc=7.0 min CN=93 18.51 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 8HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3: WEST SITE Runoff =3.33 cfs @ 12.14 hrs, Volume=0.158 af, Depth= 1.77" Routed to Link 13L : To West Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 0.800 98 Roofs, HSG D 0.270 61 >75% Grass cover, Good, HSG B 1.070 89 Weighted Average 0.270 25.23% Pervious Area 0.800 74.77% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3: WEST SITE Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=1.070 ac Runoff Volume=0.158 af Runoff Depth=1.77" Tc=7.0 min CN=89 3.33 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 9HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3A: PARKING GARAGE AND WALKWAY Runoff =7.20 cfs @ 12.14 hrs, Volume=0.350 af, Depth= 2.03" Routed to Pond BMP 3 : WEST UG STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 1.720 98 Paved parking, HSG D 0.350 61 >75% Grass cover, Good, HSG B 2.070 92 Weighted Average 0.350 16.91% Pervious Area 1.720 83.09% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3A: PARKING GARAGE AND WALKWAY Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)8 7 6 5 4 3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=2.070 ac Runoff Volume=0.350 af Runoff Depth=2.03" Tc=7.0 min CN=92 7.20 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 10HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3B: MOB Runoff =3.76 cfs @ 12.14 hrs, Volume=0.178 af, Depth= 1.69" Routed to Pond BMP 4 : OnFrance MOB NW pond Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 0.910 98 Roofs, HSG D 0.350 61 >75% Grass cover, Good, HSG B 1.260 88 Weighted Average 0.350 27.78% Pervious Area 0.910 72.22% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3B: MOB Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)4 3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=1.260 ac Runoff Volume=0.178 af Runoff Depth=1.69" Tc=7.0 min CN=88 3.76 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 11HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3C: EAST PARKING Runoff =4.81 cfs @ 12.14 hrs, Volume=0.226 af, Depth= 1.62" Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 1.160 98 Paved parking, HSG D 0.520 61 >75% Grass cover, Good, HSG B 1.680 87 Weighted Average 0.520 30.95% Pervious Area 1.160 69.05% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3C: EAST PARKING Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)5 4 3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=1.680 ac Runoff Volume=0.226 af Runoff Depth=1.62" Tc=7.0 min CN=87 4.81 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 12HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3D: RESTAURANT Runoff =3.06 cfs @ 12.14 hrs, Volume=0.149 af, Depth= 2.03" Routed to Pond BMP 1 : RESTAURANT PARKING UG STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 0.730 98 Paved parking, HSG D 0.150 61 >75% Grass cover, Good, HSG B 0.880 92 Weighted Average 0.150 17.05% Pervious Area 0.730 82.95% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3D: RESTAURANT Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)3 2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=0.880 ac Runoff Volume=0.149 af Runoff Depth=2.03" Tc=7.0 min CN=92 3.06 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 13HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-4: Remaining Drainage to North Runoff =23.57 cfs @ 12.15 hrs, Volume=1.102 af, Depth= 1.40" Routed to Link 2L : To North Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2 YR Rainfall=2.86" Area (ac) CN Description 3.480 61 >75% Grass cover, Good, HSG B *5.950 98 Paved parking, HSG D 9.430 84 Weighted Average 3.480 36.90% Pervious Area 5.950 63.10% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-4: Remaining Drainage to North Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)26 24 22 20 18 16 14 12 10 8 6 4 2 0 MSE 24-hr 3 2 YR Rainfall=2.86" Runoff Area=9.430 ac Runoff Volume=1.102 af Runoff Depth=1.40" Tc=7.0 min CN=84 23.57 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 14HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 1R: (new Reach) Inflow Area =3.820 ac, 73.30% Impervious, Inflow Depth = 0.00" for 2 YR event Inflow =0.00 cfs @ 0.00 hrs, Volume=0.000 af Outflow =0.00 cfs @ 0.00 hrs, Volume=0.000 af, Atten= 0%, Lag= 0.0 min Routed to Pond BMP 3 : WEST UG STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Max. Velocity= 0.00 fps, Min. Travel Time= 0.0 min Avg. Velocity = 0.00 fps, Avg. Travel Time= 0.0 min Peak Storage= 0 cf @ 0.00 hrs Average Depth at Peak Storage= 0.00' Bank-Full Depth= 2.00' Flow Area= 3.1 sf, Capacity= 26.73 cfs 24.0" Round Pipe n= 0.015 Corrugated PE, smooth interior Length= 256.0' Slope= 0.0186 '/' Inlet Invert= 868.59', Outlet Invert= 863.83' Reach 1R: (new Reach) Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)1 0 Inflow Area=3.820 ac Avg. Flow Depth=0.00' Max Vel=0.00 fps 24.0" Round Pipe n=0.015 L=256.0' S=0.0186 '/' Capacity=26.73 cfs 0.00 cfs 0.00 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 15HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Reach 1R: (new Reach) Primary Stage-Discharge Discharge (cfs) 2826242220181614121086420Depth(feet)2 1 0 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 16HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Reach 1R: (new Reach) Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 868.59 0.0 0 868.61 0.0 1 868.63 0.0 4 868.65 0.0 7 868.67 0.0 11 868.69 0.1 15 868.71 0.1 20 868.73 0.1 25 868.75 0.1 30 868.77 0.1 36 868.79 0.2 42 868.81 0.2 48 868.83 0.2 55 868.85 0.2 61 868.87 0.3 68 868.89 0.3 76 868.91 0.3 83 868.93 0.4 91 868.95 0.4 98 868.97 0.4 106 868.99 0.4 115 869.01 0.5 123 869.03 0.5 131 869.05 0.5 140 869.07 0.6 148 869.09 0.6 157 869.11 0.6 166 869.13 0.7 175 869.15 0.7 184 869.17 0.8 194 869.19 0.8 203 869.21 0.8 212 869.23 0.9 222 869.25 0.9 231 869.27 0.9 241 869.29 1.0 251 869.31 1.0 261 869.33 1.1 271 869.35 1.1 280 869.37 1.1 290 869.39 1.2 300 869.41 1.2 310 869.43 1.3 321 869.45 1.3 331 869.47 1.3 341 869.49 1.4 351 869.51 1.4 361 869.53 1.5 371 869.55 1.5 382 869.57 1.5 392 869.59 1.6 402 869.61 1.6 412 869.63 1.7 423 869.65 1.7 433 Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 869.67 1.7 443 869.69 1.8 453 869.71 1.8 463 869.73 1.8 474 869.75 1.9 484 869.77 1.9 494 869.79 2.0 504 869.81 2.0 514 869.83 2.0 524 869.85 2.1 534 869.87 2.1 544 869.89 2.2 553 869.91 2.2 563 869.93 2.2 573 869.95 2.3 582 869.97 2.3 592 869.99 2.3 601 870.01 2.4 611 870.03 2.4 620 870.05 2.5 629 870.07 2.5 638 870.09 2.5 647 870.11 2.6 656 870.13 2.6 665 870.15 2.6 673 870.17 2.7 681 870.19 2.7 690 870.21 2.7 698 870.23 2.8 706 870.25 2.8 714 870.27 2.8 721 870.29 2.8 729 870.31 2.9 736 870.33 2.9 743 870.35 2.9 750 870.37 3.0 756 870.39 3.0 762 870.41 3.0 768 870.43 3.0 774 870.45 3.0 779 870.47 3.1 785 870.49 3.1 789 870.51 3.1 793 870.53 3.1 797 870.55 3.1 800 870.57 3.1 803 870.59 3.1 804 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 17HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 2R: (new Reach) Inflow Area =1.260 ac, 72.22% Impervious, Inflow Depth = 0.00" for 2 YR event Inflow =0.00 cfs @ 0.00 hrs, Volume=0.000 af Outflow =0.00 cfs @ 0.00 hrs, Volume=0.000 af, Atten= 0%, Lag= 0.0 min Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Max. Velocity= 0.00 fps, Min. Travel Time= 0.0 min Avg. Velocity = 0.00 fps, Avg. Travel Time= 0.0 min Peak Storage= 0 cf @ 0.00 hrs Average Depth at Peak Storage= 0.00' Bank-Full Depth= 1.50' Flow Area= 1.8 sf, Capacity= 6.45 cfs 18.0" Round Pipe n= 0.015 Corrugated PE, smooth interior Length= 359.0' Slope= 0.0050 '/' Inlet Invert= 874.09', Outlet Invert= 872.29' Reach 2R: (new Reach) Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)1 0 Inflow Area=1.260 ac Avg. Flow Depth=0.00' Max Vel=0.00 fps 18.0" Round Pipe n=0.015 L=359.0' S=0.0050 '/' Capacity=6.45 cfs 0.00 cfs 0.00 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 18HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Reach 2R: (new Reach) Primary Stage-Discharge Discharge (cfs) 6543210Depth(feet)1 0 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 19HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Reach 2R: (new Reach) Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 874.09 0.0 0 874.11 0.0 2 874.13 0.0 5 874.15 0.0 9 874.17 0.0 13 874.19 0.1 18 874.21 0.1 24 874.23 0.1 30 874.25 0.1 36 874.27 0.1 43 874.29 0.1 50 874.31 0.2 58 874.33 0.2 66 874.35 0.2 74 874.37 0.2 82 874.39 0.3 90 874.41 0.3 99 874.43 0.3 108 874.45 0.3 117 874.47 0.4 126 874.49 0.4 136 874.51 0.4 145 874.53 0.4 155 874.55 0.5 165 874.57 0.5 175 874.59 0.5 185 874.61 0.5 195 874.63 0.6 206 874.65 0.6 216 874.67 0.6 226 874.69 0.7 237 874.71 0.7 248 874.73 0.7 258 874.75 0.7 269 874.77 0.8 280 874.79 0.8 290 874.81 0.8 301 874.83 0.9 312 874.85 0.9 323 874.87 0.9 333 874.89 1.0 344 874.91 1.0 355 874.93 1.0 366 874.95 1.0 376 874.97 1.1 387 874.99 1.1 397 875.01 1.1 408 875.03 1.2 418 875.05 1.2 429 875.07 1.2 439 875.09 1.3 449 875.11 1.3 459 875.13 1.3 469 875.15 1.3 479 Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 875.17 1.4 489 875.19 1.4 499 875.21 1.4 508 875.23 1.4 517 875.25 1.5 526 875.27 1.5 535 875.29 1.5 544 875.31 1.5 553 875.33 1.6 561 875.35 1.6 569 875.37 1.6 577 875.39 1.6 584 875.41 1.6 591 875.43 1.7 598 875.45 1.7 605 875.47 1.7 611 875.49 1.7 616 875.51 1.7 621 875.53 1.7 626 875.55 1.8 630 875.57 1.8 633 875.59 1.8 634 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 20HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 1: RESTAURANT PARKING UG STORAGE Inflow Area =0.880 ac, 82.95% Impervious, Inflow Depth = 2.03" for 2 YR event Inflow =3.06 cfs @ 12.14 hrs, Volume=0.149 af Outflow =0.91 cfs @ 12.33 hrs, Volume=0.149 af, Atten= 70%, Lag= 11.5 min Discarded =0.03 cfs @ 10.70 hrs, Volume=0.087 af Primary =0.88 cfs @ 12.33 hrs, Volume=0.061 af Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 872.11' @ 12.33 hrs Surf.Area= 1,488 sf Storage= 3,103 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 530.0 min ( 1,316.4 - 786.4 ) Volume Invert Avail.Storage Storage Description #1A 869.00'2,266 cf 24.00'W x 62.00'L x 5.83'H Field A 8,680 cf Overall - 3,016 cf Embedded = 5,664 cf x 40.0% Voids #2A 869.50'3,016 cf CMP Round 48 x 12 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 12 Chambers in 4 Rows 5,282 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 871.50'18.0" Round Culvert L= 45.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 871.50' / 871.50' S= 0.0000 '/' Cc= 0.900 n= 0.012 Corrugated PP, smooth interior, Flow Area= 1.77 sf #2 Discarded 869.00'0.800 in/hr Exfiltration over Surface area Discarded OutFlow Max=0.03 cfs @ 10.70 hrs HW=869.06' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.03 cfs) Primary OutFlow Max=0.88 cfs @ 12.33 hrs HW=872.11' TW=870.50' (Dynamic Tailwater) 1=Culvert (Barrel Controls 0.88 cfs @ 1.93 fps) MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 21HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 1: RESTAURANT PARKING UG STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)3 2 1 0 Inflow Area=0.880 ac Peak Elev=872.11' Storage=3,103 cf 3.06 cfs 0.91 cfs 0.03 cfs 0.88 cfs Pond BMP 1: RESTAURANT PARKING UG STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 1211109876543210Elevation(feet)874 873 872 871 870 869 Exfiltration Initial Tailwater Culvert MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 22HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 1: RESTAURANT PARKING UG STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 869.00 1,488 0 869.10 1,488 60 869.20 1,488 119 869.30 1,488 179 869.40 1,488 238 869.50 1,488 298 869.60 1,488 369 869.70 1,488 450 869.80 1,488 538 869.90 1,488 630 870.00 1,488 726 870.10 1,488 825 870.20 1,488 927 870.30 1,488 1,031 870.40 1,488 1,138 870.50 1,488 1,247 870.60 1,488 1,357 870.70 1,488 1,468 870.80 1,488 1,581 870.90 1,488 1,695 871.00 1,488 1,810 871.10 1,488 1,926 871.20 1,488 2,042 871.30 1,488 2,159 871.40 1,488 2,276 871.50 1,488 2,393 871.60 1,488 2,510 871.70 1,488 2,627 871.80 1,488 2,743 871.90 1,488 2,860 872.00 1,488 2,975 872.10 1,488 3,090 872.20 1,488 3,204 872.30 1,488 3,317 872.40 1,488 3,429 872.50 1,488 3,539 872.60 1,488 3,648 872.70 1,488 3,754 872.80 1,488 3,859 872.90 1,488 3,961 873.00 1,488 4,060 873.10 1,488 4,156 873.20 1,488 4,248 873.30 1,488 4,335 873.40 1,488 4,416 873.50 1,488 4,488 873.60 1,488 4,547 873.70 1,488 4,607 873.80 1,488 4,667 873.90 1,488 4,726 874.00 1,488 4,786 874.10 1,488 4,845 874.20 1,488 4,905 874.30 1,488 4,964 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 874.40 1,488 5,024 874.50 1,488 5,083 874.60 1,488 5,143 874.70 1,488 5,202 874.80 1,488 5,262 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 23HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 2: EAST PARKING LOT STORAGE Inflow Area =3.820 ac, 73.30% Impervious, Inflow Depth = 0.90" for 2 YR event Inflow =4.81 cfs @ 12.14 hrs, Volume=0.288 af Outflow =0.11 cfs @ 11.61 hrs, Volume=0.288 af, Atten= 98%, Lag= 0.0 min Discarded =0.11 cfs @ 11.61 hrs, Volume=0.288 af Primary =0.00 cfs @ 0.00 hrs, Volume=0.000 af Routed to Reach 1R : (new Reach) Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 871.40' @ 15.74 hrs Surf.Area= 5,808 sf Storage= 8,950 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 801.0 min ( 1,603.3 - 802.3 ) Volume Invert Avail.Storage Storage Description #1A 869.00'7,952 cf 24.00'W x 242.00'L x 5.50'H Field A 31,944 cf Overall - 12,064 cf Embedded = 19,880 cf x 40.0% Voids #2A 869.50'12,064 cf CMP Round 48 x 48 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 48 Chambers in 4 Rows 20,016 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 871.00'24.0" Round Culvert L= 151.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 871.00' / 869.59' S= 0.0093 '/' Cc= 0.900 n= 0.015 Corrugated PE, smooth interior, Flow Area= 3.14 sf #2 Discarded 869.00'0.800 in/hr Exfiltration over Surface area #3 Device 1 873.00'4.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) #4 Device 1 872.00'12.0" W x 8.0" H Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.11 cfs @ 11.61 hrs HW=869.06' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.11 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=869.00' TW=868.59' (Dynamic Tailwater) 1=Culvert ( Controls 0.00 cfs) 3=Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) 4=Orifice/Grate ( Controls 0.00 cfs) MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 24HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 2: EAST PARKING LOT STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)5 4 3 2 1 0 Inflow Area=3.820 ac Peak Elev=871.40' Storage=8,950 cf 4.81 cfs 0.11 cfs 0.11 cfs 0.00 cfs Pond BMP 2: EAST PARKING LOT STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 20181614121086420Elevation(feet)874 873 872 871 870 869 Exfiltration Culvert Sharp-Crested Rectangular Weir Orifice/Grate MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 25HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 2: EAST PARKING LOT STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 869.00 5,808 0 869.10 5,808 232 869.20 5,808 465 869.30 5,808 697 869.40 5,808 929 869.50 5,808 1,162 869.60 5,808 1,442 869.70 5,808 1,762 869.80 5,808 2,105 869.90 5,808 2,468 870.00 5,808 2,845 870.10 5,808 3,236 870.20 5,808 3,639 870.30 5,808 4,051 870.40 5,808 4,472 870.50 5,808 4,900 870.60 5,808 5,335 870.70 5,808 5,776 870.80 5,808 6,222 870.90 5,808 6,672 871.00 5,808 7,126 871.10 5,808 7,582 871.20 5,808 8,042 871.30 5,808 8,502 871.40 5,808 8,964 871.50 5,808 9,427 871.60 5,808 9,890 871.70 5,808 10,352 871.80 5,808 10,813 871.90 5,808 11,272 872.00 5,808 11,729 872.10 5,808 12,182 872.20 5,808 12,633 872.30 5,808 13,078 872.40 5,808 13,519 872.50 5,808 13,954 872.60 5,808 14,383 872.70 5,808 14,804 872.80 5,808 15,216 872.90 5,808 15,618 873.00 5,808 16,009 873.10 5,808 16,387 873.20 5,808 16,749 873.30 5,808 17,093 873.40 5,808 17,412 873.50 5,808 17,693 873.60 5,808 17,925 873.70 5,808 18,157 873.80 5,808 18,390 873.90 5,808 18,622 874.00 5,808 18,854 874.10 5,808 19,087 874.20 5,808 19,319 874.30 5,808 19,551 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 874.40 5,808 19,784 874.50 5,808 20,016 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 26HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 3: WEST UG STORAGE Inflow Area =5.890 ac, 76.74% Impervious, Inflow Depth = 0.71" for 2 YR event Inflow =7.20 cfs @ 12.14 hrs, Volume=0.350 af Outflow =2.28 cfs @ 12.32 hrs, Volume=0.350 af, Atten= 68%, Lag= 10.6 min Discarded =0.05 cfs @ 10.60 hrs, Volume=0.225 af Primary =2.22 cfs @ 12.32 hrs, Volume=0.125 af Routed to Link 13L : To West Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 863.76' @ 12.32 hrs Surf.Area= 2,928 sf Storage= 7,571 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 798.4 min ( 1,584.9 - 786.4 ) Volume Invert Avail.Storage Storage Description #1A 860.00'4,029 cf 24.00'W x 122.00'L x 5.50'H Field A 16,104 cf Overall - 6,032 cf Embedded = 10,072 cf x 40.0% Voids #2A 860.50'6,032 cf CMP Round 48 x 24 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 24 Chambers in 4 Rows #3 865.00'5,604 cf Custom Stage Data (Prismatic) Listed below (Recalc) 15,664 cf Total Available Storage Storage Group A created with Chamber Wizard Elevation Surf.Area Inc.Store Cum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 865.00 944 0 0 866.00 1,449 1,197 1,197 867.00 2,054 1,752 2,948 868.00 3,257 2,656 5,604 Device Routing Invert Outlet Devices #1 Primary 862.78'24.0" Round Culvert L= 133.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 862.78' / 862.10' S= 0.0051 '/' Cc= 0.900 n= 0.015 Corrugated PE, smooth interior, Flow Area= 3.14 sf #2 Discarded 860.00'0.800 in/hr Exfiltration over Surface area #3 Device 1 863.50'5.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) Discarded OutFlow Max=0.05 cfs @ 10.60 hrs HW=860.08' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.05 cfs) Primary OutFlow Max=2.22 cfs @ 12.32 hrs HW=863.76' TW=0.00' (Dynamic Tailwater) 1=Culvert (Passes 2.22 cfs of 3.86 cfs potential flow) 3=Sharp-Crested Rectangular Weir (Weir Controls 2.22 cfs @ 1.68 fps) MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 27HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 3: WEST UG STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)8 7 6 5 4 3 2 1 0 Inflow Area=5.890 ac Peak Elev=863.76' Storage=7,571 cf 7.20 cfs 2.28 cfs 0.05 cfs 2.22 cfs Pond BMP 3: WEST UG STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 242220181614121086420Elevation(feet)868 867 866 865 864 863 862 861 860 Exfiltration Culvert Sharp-Crested Rectangular Weir MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 28HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 3: WEST UG STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 860.00 2,928 0 860.10 2,928 117 860.20 2,928 234 860.30 2,928 351 860.40 2,928 468 860.50 2,928 586 860.60 2,928 727 860.70 2,928 887 860.80 2,928 1,060 860.90 2,928 1,242 861.00 2,928 1,432 861.10 2,928 1,629 861.20 2,928 1,831 861.30 2,928 2,038 861.40 2,928 2,249 861.50 2,928 2,464 861.60 2,928 2,683 861.70 2,928 2,904 861.80 2,928 3,128 861.90 2,928 3,354 862.00 2,928 3,582 862.10 2,928 3,811 862.20 2,928 4,042 862.30 2,928 4,273 862.40 2,928 4,505 862.50 2,928 4,738 862.60 2,928 4,970 862.70 2,928 5,202 862.80 2,928 5,433 862.90 2,928 5,664 863.00 2,928 5,893 863.10 2,928 6,121 863.20 2,928 6,347 863.30 2,928 6,571 863.40 2,928 6,792 863.50 2,928 7,011 863.60 2,928 7,226 863.70 2,928 7,437 863.80 2,928 7,644 863.90 2,928 7,846 864.00 2,928 8,043 864.10 2,928 8,233 864.20 2,928 8,415 864.30 2,928 8,588 864.40 2,928 8,748 864.50 2,928 8,890 864.60 2,928 9,007 864.70 2,928 9,124 864.80 2,928 9,241 864.90 2,928 9,358 865.00 3,872 9,475 865.10 3,923 9,689 865.20 3,973 9,908 865.30 4,023 10,132 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 865.40 4,074 10,362 865.50 4,125 10,596 865.60 4,175 10,718 865.70 4,226 10,845 865.80 4,276 10,978 865.90 4,326 11,115 866.00 4,377 11,257 866.10 4,438 11,405 866.20 4,498 11,559 866.30 4,558 11,719 866.40 4,619 11,885 866.50 4,680 12,057 866.60 4,740 12,236 866.70 4,801 12,420 866.80 4,861 12,610 866.90 4,921 12,806 867.00 4,982 13,009 867.10 5,102 13,220 867.20 5,223 13,444 867.30 5,343 13,679 867.40 5,463 13,927 867.50 5,584 14,186 867.60 5,704 14,458 867.70 5,824 14,741 867.80 5,944 15,037 867.90 6,065 15,345 868.00 6,185 15,664 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 29HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 4: OnFrance MOB NW pond Inflow Area =1.260 ac, 72.22% Impervious, Inflow Depth = 1.69" for 2 YR event Inflow =3.76 cfs @ 12.14 hrs, Volume=0.178 af Outflow =0.07 cfs @ 15.12 hrs, Volume=0.178 af, Atten= 98%, Lag= 178.8 min Discarded =0.07 cfs @ 15.12 hrs, Volume=0.178 af Primary =0.00 cfs @ 0.00 hrs, Volume=0.000 af Routed to Reach 2R : (new Reach) Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 875.15' @ 15.12 hrs Surf.Area= 4,042 sf Storage= 5,434 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 776.2 min ( 1,575.2 - 799.0 ) Volume Invert Avail.Storage Storage Description #1 873.50'17,839 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 873.50 2,530 0 0 875.50 4,359 6,889 6,889 877.50 6,591 10,950 17,839 Device Routing Invert Outlet Devices #1 Primary 874.70'15.0" Round Culvert L= 98.0' CPP, projecting, no headwall, Ke= 0.900 Inlet / Outlet Invert= 874.70' / 874.09' S= 0.0062 '/' Cc= 0.900 n= 0.011 PVC, smooth interior, Flow Area= 1.23 sf #2 Discarded 873.50'0.800 in/hr Exfiltration over Surface area #3 Device 1 876.75'4.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) #4 Device 1 875.30'6.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.07 cfs @ 15.12 hrs HW=875.15' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.07 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=873.50' TW=874.09' (Dynamic Tailwater) 1=Culvert ( Controls 0.00 cfs) 3=Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) 4=Orifice/Grate ( Controls 0.00 cfs) MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 30HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 4: OnFrance MOB NW pond Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)4 3 2 1 0 Inflow Area=1.260 ac Peak Elev=875.15' Storage=5,434 cf 3.76 cfs 0.07 cfs 0.07 cfs 0.00 cfs Pond BMP 4: OnFrance MOB NW pond Total Discarded Primary Stage-Discharge Discharge (cfs) 76543210Elevation(feet)877 876 875 874 Exfiltration Initial Tailwater Culvert Sharp-Crested Rectangular Weir Orifice/Grate MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 31HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 4: OnFrance MOB NW pond Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 873.50 2,530 0 873.55 2,576 128 873.60 2,621 258 873.65 2,667 390 873.70 2,713 524 873.75 2,759 661 873.80 2,804 800 873.85 2,850 942 873.90 2,896 1,085 873.95 2,942 1,231 874.00 2,987 1,379 874.05 3,033 1,530 874.10 3,079 1,683 874.15 3,124 1,838 874.20 3,170 1,995 874.25 3,216 2,155 874.30 3,262 2,317 874.35 3,307 2,481 874.40 3,353 2,647 874.45 3,399 2,816 874.50 3,445 2,987 874.55 3,490 3,161 874.60 3,536 3,336 874.65 3,582 3,514 874.70 3,627 3,694 874.75 3,673 3,877 874.80 3,719 4,062 874.85 3,765 4,249 874.90 3,810 4,438 874.95 3,856 4,630 875.00 3,902 4,824 875.05 3,947 5,020 875.10 3,993 5,219 875.15 4,039 5,419 875.20 4,085 5,622 875.25 4,130 5,828 875.30 4,176 6,035 875.35 4,222 6,245 875.40 4,268 6,458 875.45 4,313 6,672 875.50 4,359 6,889 875.55 4,415 7,108 875.60 4,471 7,330 875.65 4,526 7,555 875.70 4,582 7,783 875.75 4,638 8,014 875.80 4,694 8,247 875.85 4,750 8,483 875.90 4,805 8,722 875.95 4,861 8,964 876.00 4,917 9,208 876.05 4,973 9,455 876.10 5,029 9,705 876.15 5,084 9,958 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 876.20 5,140 10,214 876.25 5,196 10,472 876.30 5,252 10,733 876.35 5,308 10,997 876.40 5,363 11,264 876.45 5,419 11,534 876.50 5,475 11,806 876.55 5,531 12,081 876.60 5,587 12,359 876.65 5,642 12,640 876.70 5,698 12,923 876.75 5,754 13,210 876.80 5,810 13,499 876.85 5,866 13,791 876.90 5,921 14,085 876.95 5,977 14,383 877.00 6,033 14,683 877.05 6,089 14,986 877.10 6,145 15,292 877.15 6,200 15,601 877.20 6,256 15,912 877.25 6,312 16,226 877.30 6,368 16,543 877.35 6,424 16,863 877.40 6,479 17,185 877.45 6,535 17,511 877.50 6,591 17,839 MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 32HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 1L: To South Inflow Area =5.290 ac, 86.96% Impervious, Inflow Depth = 2.13" for 2 YR event Inflow =19.04 cfs @ 12.14 hrs, Volume=0.937 af Primary =19.04 cfs @ 12.14 hrs, Volume=0.937 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 1L: To South Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=5.290 ac 19.04 cfs 19.04 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 33HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 2L: To North Inflow Area =9.430 ac, 63.10% Impervious, Inflow Depth = 1.40" for 2 YR event Inflow =23.57 cfs @ 12.15 hrs, Volume=1.102 af Primary =23.57 cfs @ 12.15 hrs, Volume=1.102 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 2L: To North Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=9.430 ac 23.57 cfs 23.57 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 34HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 13L: To West Inflow Area =6.960 ac, 76.44% Impervious, Inflow Depth = 0.49" for 2 YR event Inflow =3.35 cfs @ 12.30 hrs, Volume=0.283 af Primary =3.35 cfs @ 12.30 hrs, Volume=0.283 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 13L: To West Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)3 2 1 0 Inflow Area=6.960 ac 3.35 cfs 3.35 cfs MSE 24-hr 3 2 YR Rainfall=2.86"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 35HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 14L: TOTAL Inflow Area =21.680 ac, 73.20% Impervious, Inflow Depth = 1.29" for 2 YR event Inflow =45.92 cfs @ 12.14 hrs, Volume=2.322 af Primary =45.92 cfs @ 12.14 hrs, Volume=2.322 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 14L: TOTAL Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)50 45 40 35 30 25 20 15 10 5 0 Inflow Area=21.680 ac 45.92 cfs 45.92 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 36HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-1: Bank of America Runoff =0.83 cfs @ 12.14 hrs, Volume=0.043 af, Depth= 3.70" Routed to Link 1L : To South Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 0.010 61 >75% Grass cover, Good, HSG B 0.130 98 Paved parking, HSG D 0.140 95 Weighted Average 0.010 7.14% Pervious Area 0.130 92.86% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-1: Bank of America Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)0.9 0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=0.140 ac Runoff Volume=0.043 af Runoff Depth=3.70" Tc=7.0 min CN=95 0.83 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 37HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-2: Remaining Drainage to South Runoff =29.47 cfs @ 12.14 hrs, Volume=1.495 af, Depth= 3.48" Routed to Link 1L : To South Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 0.680 61 >75% Grass cover, Good, HSG B 4.470 98 Paved parking, HSG D 5.150 93 Weighted Average 0.680 13.20% Pervious Area 4.470 86.80% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-2: Remaining Drainage to South Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=5.150 ac Runoff Volume=1.495 af Runoff Depth=3.48" Tc=7.0 min CN=93 29.47 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 38HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3: WEST SITE Runoff =5.62 cfs @ 12.14 hrs, Volume=0.274 af, Depth= 3.08" Routed to Link 13L : To West Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 0.800 98 Roofs, HSG D 0.270 61 >75% Grass cover, Good, HSG B 1.070 89 Weighted Average 0.270 25.23% Pervious Area 0.800 74.77% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3: WEST SITE Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)6 5 4 3 2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=1.070 ac Runoff Volume=0.274 af Runoff Depth=3.08" Tc=7.0 min CN=89 5.62 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 39HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3A: PARKING GARAGE AND WALKWAY Runoff =11.62 cfs @ 12.14 hrs, Volume=0.583 af, Depth= 3.38" Routed to Pond BMP 3 : WEST UG STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 1.720 98 Paved parking, HSG D 0.350 61 >75% Grass cover, Good, HSG B 2.070 92 Weighted Average 0.350 16.91% Pervious Area 1.720 83.09% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3A: PARKING GARAGE AND WALKWAY Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=2.070 ac Runoff Volume=0.583 af Runoff Depth=3.38" Tc=7.0 min CN=92 11.62 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 40HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3B: MOB Runoff =6.46 cfs @ 12.14 hrs, Volume=0.313 af, Depth= 2.98" Routed to Pond BMP 4 : OnFrance MOB NW pond Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 0.910 98 Roofs, HSG D 0.350 61 >75% Grass cover, Good, HSG B 1.260 88 Weighted Average 0.350 27.78% Pervious Area 0.910 72.22% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3B: MOB Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)7 6 5 4 3 2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=1.260 ac Runoff Volume=0.313 af Runoff Depth=2.98" Tc=7.0 min CN=88 6.46 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 41HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3C: EAST PARKING Runoff =8.39 cfs @ 12.14 hrs, Volume=0.404 af, Depth= 2.89" Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 1.160 98 Paved parking, HSG D 0.520 61 >75% Grass cover, Good, HSG B 1.680 87 Weighted Average 0.520 30.95% Pervious Area 1.160 69.05% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3C: EAST PARKING Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=1.680 ac Runoff Volume=0.404 af Runoff Depth=2.89" Tc=7.0 min CN=87 8.39 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 42HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3D: RESTAURANT Runoff =4.94 cfs @ 12.14 hrs, Volume=0.248 af, Depth= 3.38" Routed to Pond BMP 1 : RESTAURANT PARKING UG STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 0.730 98 Paved parking, HSG D 0.150 61 >75% Grass cover, Good, HSG B 0.880 92 Weighted Average 0.150 17.05% Pervious Area 0.730 82.95% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3D: RESTAURANT Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)5 4 3 2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=0.880 ac Runoff Volume=0.248 af Runoff Depth=3.38" Tc=7.0 min CN=92 4.94 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 43HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-4: Remaining Drainage to North Runoff =43.24 cfs @ 12.14 hrs, Volume=2.051 af, Depth= 2.61" Routed to Link 2L : To North Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10 YR Rainfall=4.27" Area (ac) CN Description 3.480 61 >75% Grass cover, Good, HSG B *5.950 98 Paved parking, HSG D 9.430 84 Weighted Average 3.480 36.90% Pervious Area 5.950 63.10% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-4: Remaining Drainage to North Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)48 46 44 42 40 38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 MSE 24-hr 3 10 YR Rainfall=4.27" Runoff Area=9.430 ac Runoff Volume=2.051 af Runoff Depth=2.61" Tc=7.0 min CN=84 43.24 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 44HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 1R: (new Reach) Inflow Area =3.820 ac, 73.30% Impervious, Inflow Depth = 0.80" for 10 YR event Inflow =1.26 cfs @ 13.07 hrs, Volume=0.256 af Outflow =1.26 cfs @ 13.08 hrs, Volume=0.256 af, Atten= 0%, Lag= 0.7 min Routed to Pond BMP 3 : WEST UG STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Max. Velocity= 4.36 fps, Min. Travel Time= 1.0 min Avg. Velocity = 2.46 fps, Avg. Travel Time= 1.7 min Peak Storage= 74 cf @ 13.08 hrs Average Depth at Peak Storage= 0.30' , Surface Width= 1.42' Bank-Full Depth= 2.00' Flow Area= 3.1 sf, Capacity= 26.73 cfs 24.0" Round Pipe n= 0.015 Corrugated PE, smooth interior Length= 256.0' Slope= 0.0186 '/' Inlet Invert= 868.59', Outlet Invert= 863.83' Reach 1R: (new Reach) Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)1 0 Inflow Area=3.820 ac Avg. Flow Depth=0.30' Max Vel=4.36 fps 24.0" Round Pipe n=0.015 L=256.0' S=0.0186 '/' Capacity=26.73 cfs 1.26 cfs 1.26 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 45HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Reach 1R: (new Reach) Primary Stage-Discharge Discharge (cfs) 2826242220181614121086420Depth(feet)2 1 0 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 46HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Reach 1R: (new Reach) Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 868.59 0.0 0 868.61 0.0 1 868.63 0.0 4 868.65 0.0 7 868.67 0.0 11 868.69 0.1 15 868.71 0.1 20 868.73 0.1 25 868.75 0.1 30 868.77 0.1 36 868.79 0.2 42 868.81 0.2 48 868.83 0.2 55 868.85 0.2 61 868.87 0.3 68 868.89 0.3 76 868.91 0.3 83 868.93 0.4 91 868.95 0.4 98 868.97 0.4 106 868.99 0.4 115 869.01 0.5 123 869.03 0.5 131 869.05 0.5 140 869.07 0.6 148 869.09 0.6 157 869.11 0.6 166 869.13 0.7 175 869.15 0.7 184 869.17 0.8 194 869.19 0.8 203 869.21 0.8 212 869.23 0.9 222 869.25 0.9 231 869.27 0.9 241 869.29 1.0 251 869.31 1.0 261 869.33 1.1 271 869.35 1.1 280 869.37 1.1 290 869.39 1.2 300 869.41 1.2 310 869.43 1.3 321 869.45 1.3 331 869.47 1.3 341 869.49 1.4 351 869.51 1.4 361 869.53 1.5 371 869.55 1.5 382 869.57 1.5 392 869.59 1.6 402 869.61 1.6 412 869.63 1.7 423 869.65 1.7 433 Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 869.67 1.7 443 869.69 1.8 453 869.71 1.8 463 869.73 1.8 474 869.75 1.9 484 869.77 1.9 494 869.79 2.0 504 869.81 2.0 514 869.83 2.0 524 869.85 2.1 534 869.87 2.1 544 869.89 2.2 553 869.91 2.2 563 869.93 2.2 573 869.95 2.3 582 869.97 2.3 592 869.99 2.3 601 870.01 2.4 611 870.03 2.4 620 870.05 2.5 629 870.07 2.5 638 870.09 2.5 647 870.11 2.6 656 870.13 2.6 665 870.15 2.6 673 870.17 2.7 681 870.19 2.7 690 870.21 2.7 698 870.23 2.8 706 870.25 2.8 714 870.27 2.8 721 870.29 2.8 729 870.31 2.9 736 870.33 2.9 743 870.35 2.9 750 870.37 3.0 756 870.39 3.0 762 870.41 3.0 768 870.43 3.0 774 870.45 3.0 779 870.47 3.1 785 870.49 3.1 789 870.51 3.1 793 870.53 3.1 797 870.55 3.1 800 870.57 3.1 803 870.59 3.1 804 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 47HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 2R: (new Reach) Inflow Area =1.260 ac, 72.22% Impervious, Inflow Depth = 0.88" for 10 YR event Inflow =0.44 cfs @ 12.89 hrs, Volume=0.092 af Outflow =0.44 cfs @ 12.93 hrs, Volume=0.092 af, Atten= 0%, Lag= 2.1 min Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Max. Velocity= 2.09 fps, Min. Travel Time= 2.9 min Avg. Velocity = 1.10 fps, Avg. Travel Time= 5.4 min Peak Storage= 76 cf @ 12.93 hrs Average Depth at Peak Storage= 0.27' , Surface Width= 1.15' Bank-Full Depth= 1.50' Flow Area= 1.8 sf, Capacity= 6.45 cfs 18.0" Round Pipe n= 0.015 Corrugated PE, smooth interior Length= 359.0' Slope= 0.0050 '/' Inlet Invert= 874.09', Outlet Invert= 872.29' Reach 2R: (new Reach) Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Inflow Area=1.260 ac Avg. Flow Depth=0.27' Max Vel=2.09 fps 18.0" Round Pipe n=0.015 L=359.0' S=0.0050 '/' Capacity=6.45 cfs 0.44 cfs 0.44 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 48HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Reach 2R: (new Reach) Primary Stage-Discharge Discharge (cfs) 6543210Depth(feet)1 0 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 49HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Reach 2R: (new Reach) Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 874.09 0.0 0 874.11 0.0 2 874.13 0.0 5 874.15 0.0 9 874.17 0.0 13 874.19 0.1 18 874.21 0.1 24 874.23 0.1 30 874.25 0.1 36 874.27 0.1 43 874.29 0.1 50 874.31 0.2 58 874.33 0.2 66 874.35 0.2 74 874.37 0.2 82 874.39 0.3 90 874.41 0.3 99 874.43 0.3 108 874.45 0.3 117 874.47 0.4 126 874.49 0.4 136 874.51 0.4 145 874.53 0.4 155 874.55 0.5 165 874.57 0.5 175 874.59 0.5 185 874.61 0.5 195 874.63 0.6 206 874.65 0.6 216 874.67 0.6 226 874.69 0.7 237 874.71 0.7 248 874.73 0.7 258 874.75 0.7 269 874.77 0.8 280 874.79 0.8 290 874.81 0.8 301 874.83 0.9 312 874.85 0.9 323 874.87 0.9 333 874.89 1.0 344 874.91 1.0 355 874.93 1.0 366 874.95 1.0 376 874.97 1.1 387 874.99 1.1 397 875.01 1.1 408 875.03 1.2 418 875.05 1.2 429 875.07 1.2 439 875.09 1.3 449 875.11 1.3 459 875.13 1.3 469 875.15 1.3 479 Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 875.17 1.4 489 875.19 1.4 499 875.21 1.4 508 875.23 1.4 517 875.25 1.5 526 875.27 1.5 535 875.29 1.5 544 875.31 1.5 553 875.33 1.6 561 875.35 1.6 569 875.37 1.6 577 875.39 1.6 584 875.41 1.6 591 875.43 1.7 598 875.45 1.7 605 875.47 1.7 611 875.49 1.7 616 875.51 1.7 621 875.53 1.7 626 875.55 1.8 630 875.57 1.8 633 875.59 1.8 634 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 50HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 1: RESTAURANT PARKING UG STORAGE Inflow Area =0.880 ac, 82.95% Impervious, Inflow Depth = 3.38" for 10 YR event Inflow =4.94 cfs @ 12.14 hrs, Volume=0.248 af Outflow =3.81 cfs @ 12.19 hrs, Volume=0.248 af, Atten= 23%, Lag= 3.1 min Discarded =0.03 cfs @ 9.44 hrs, Volume=0.103 af Primary =3.79 cfs @ 12.19 hrs, Volume=0.145 af Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 872.79' @ 12.19 hrs Surf.Area= 1,488 sf Storage= 3,844 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 440.2 min ( 1,216.6 - 776.4 ) Volume Invert Avail.Storage Storage Description #1A 869.00'2,266 cf 24.00'W x 62.00'L x 5.83'H Field A 8,680 cf Overall - 3,016 cf Embedded = 5,664 cf x 40.0% Voids #2A 869.50'3,016 cf CMP Round 48 x 12 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 12 Chambers in 4 Rows 5,282 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 871.50'18.0" Round Culvert L= 45.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 871.50' / 871.50' S= 0.0000 '/' Cc= 0.900 n= 0.012 Corrugated PP, smooth interior, Flow Area= 1.77 sf #2 Discarded 869.00'0.800 in/hr Exfiltration over Surface area Discarded OutFlow Max=0.03 cfs @ 9.44 hrs HW=869.06' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.03 cfs) Primary OutFlow Max=3.78 cfs @ 12.19 hrs HW=872.79' TW=871.23' (Dynamic Tailwater) 1=Culvert (Barrel Controls 3.78 cfs @ 3.15 fps) MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 51HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 1: RESTAURANT PARKING UG STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)5 4 3 2 1 0 Inflow Area=0.880 ac Peak Elev=872.79' Storage=3,844 cf 4.94 cfs 3.81 cfs 0.03 cfs 3.79 cfs Pond BMP 1: RESTAURANT PARKING UG STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 1211109876543210Elevation(feet)874 873 872 871 870 869 Exfiltration Initial Tailwater Culvert MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 52HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 1: RESTAURANT PARKING UG STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 869.00 1,488 0 869.10 1,488 60 869.20 1,488 119 869.30 1,488 179 869.40 1,488 238 869.50 1,488 298 869.60 1,488 369 869.70 1,488 450 869.80 1,488 538 869.90 1,488 630 870.00 1,488 726 870.10 1,488 825 870.20 1,488 927 870.30 1,488 1,031 870.40 1,488 1,138 870.50 1,488 1,247 870.60 1,488 1,357 870.70 1,488 1,468 870.80 1,488 1,581 870.90 1,488 1,695 871.00 1,488 1,810 871.10 1,488 1,926 871.20 1,488 2,042 871.30 1,488 2,159 871.40 1,488 2,276 871.50 1,488 2,393 871.60 1,488 2,510 871.70 1,488 2,627 871.80 1,488 2,743 871.90 1,488 2,860 872.00 1,488 2,975 872.10 1,488 3,090 872.20 1,488 3,204 872.30 1,488 3,317 872.40 1,488 3,429 872.50 1,488 3,539 872.60 1,488 3,648 872.70 1,488 3,754 872.80 1,488 3,859 872.90 1,488 3,961 873.00 1,488 4,060 873.10 1,488 4,156 873.20 1,488 4,248 873.30 1,488 4,335 873.40 1,488 4,416 873.50 1,488 4,488 873.60 1,488 4,547 873.70 1,488 4,607 873.80 1,488 4,667 873.90 1,488 4,726 874.00 1,488 4,786 874.10 1,488 4,845 874.20 1,488 4,905 874.30 1,488 4,964 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 874.40 1,488 5,024 874.50 1,488 5,083 874.60 1,488 5,143 874.70 1,488 5,202 874.80 1,488 5,262 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 53HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 2: EAST PARKING LOT STORAGE Inflow Area =3.820 ac, 73.30% Impervious, Inflow Depth = 2.01" for 10 YR event Inflow =11.57 cfs @ 12.16 hrs, Volume=0.641 af Outflow =1.37 cfs @ 13.07 hrs, Volume=0.641 af, Atten= 88%, Lag= 54.8 min Discarded =0.11 cfs @ 11.01 hrs, Volume=0.385 af Primary =1.26 cfs @ 13.07 hrs, Volume=0.256 af Routed to Reach 1R : (new Reach) Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 872.54' @ 13.07 hrs Surf.Area= 5,808 sf Storage= 14,114 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 660.5 min ( 1,463.5 - 802.9 ) Volume Invert Avail.Storage Storage Description #1A 869.00'7,952 cf 24.00'W x 242.00'L x 5.50'H Field A 31,944 cf Overall - 12,064 cf Embedded = 19,880 cf x 40.0% Voids #2A 869.50'12,064 cf CMP Round 48 x 48 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 48 Chambers in 4 Rows 20,016 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 871.00'24.0" Round Culvert L= 151.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 871.00' / 869.59' S= 0.0093 '/' Cc= 0.900 n= 0.015 Corrugated PE, smooth interior, Flow Area= 3.14 sf #2 Discarded 869.00'0.800 in/hr Exfiltration over Surface area #3 Device 1 873.00'4.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) #4 Device 1 872.00'12.0" W x 8.0" H Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.11 cfs @ 11.01 hrs HW=869.06' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.11 cfs) Primary OutFlow Max=1.26 cfs @ 13.07 hrs HW=872.54' TW=868.89' (Dynamic Tailwater) 1=Culvert (Passes 1.26 cfs of 10.42 cfs potential flow) 3=Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) 4=Orifice/Grate (Orifice Controls 1.26 cfs @ 2.35 fps) MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 54HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 2: EAST PARKING LOT STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=3.820 ac Peak Elev=872.54' Storage=14,114 cf 11.57 cfs 1.37 cfs 0.11 cfs 1.26 cfs Pond BMP 2: EAST PARKING LOT STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 20181614121086420Elevation(feet)874 873 872 871 870 869 Exfiltration Culvert Sharp-Crested Rectangular Weir Orifice/Grate MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 55HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 2: EAST PARKING LOT STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 869.00 5,808 0 869.10 5,808 232 869.20 5,808 465 869.30 5,808 697 869.40 5,808 929 869.50 5,808 1,162 869.60 5,808 1,442 869.70 5,808 1,762 869.80 5,808 2,105 869.90 5,808 2,468 870.00 5,808 2,845 870.10 5,808 3,236 870.20 5,808 3,639 870.30 5,808 4,051 870.40 5,808 4,472 870.50 5,808 4,900 870.60 5,808 5,335 870.70 5,808 5,776 870.80 5,808 6,222 870.90 5,808 6,672 871.00 5,808 7,126 871.10 5,808 7,582 871.20 5,808 8,042 871.30 5,808 8,502 871.40 5,808 8,964 871.50 5,808 9,427 871.60 5,808 9,890 871.70 5,808 10,352 871.80 5,808 10,813 871.90 5,808 11,272 872.00 5,808 11,729 872.10 5,808 12,182 872.20 5,808 12,633 872.30 5,808 13,078 872.40 5,808 13,519 872.50 5,808 13,954 872.60 5,808 14,383 872.70 5,808 14,804 872.80 5,808 15,216 872.90 5,808 15,618 873.00 5,808 16,009 873.10 5,808 16,387 873.20 5,808 16,749 873.30 5,808 17,093 873.40 5,808 17,412 873.50 5,808 17,693 873.60 5,808 17,925 873.70 5,808 18,157 873.80 5,808 18,390 873.90 5,808 18,622 874.00 5,808 18,854 874.10 5,808 19,087 874.20 5,808 19,319 874.30 5,808 19,551 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 874.40 5,808 19,784 874.50 5,808 20,016 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 56HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 3: WEST UG STORAGE Inflow Area =5.890 ac, 76.74% Impervious, Inflow Depth = 1.71" for 10 YR event Inflow =11.62 cfs @ 12.14 hrs, Volume=0.839 af Outflow =9.68 cfs @ 12.18 hrs, Volume=0.839 af, Atten= 17%, Lag= 2.5 min Discarded =0.05 cfs @ 9.35 hrs, Volume=0.236 af Primary =9.63 cfs @ 12.18 hrs, Volume=0.603 af Routed to Link 13L : To West Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 864.47' @ 12.18 hrs Surf.Area= 2,928 sf Storage= 8,845 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 349.0 min ( 1,150.7 - 801.7 ) Volume Invert Avail.Storage Storage Description #1A 860.00'4,029 cf 24.00'W x 122.00'L x 5.50'H Field A 16,104 cf Overall - 6,032 cf Embedded = 10,072 cf x 40.0% Voids #2A 860.50'6,032 cf CMP Round 48 x 24 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 24 Chambers in 4 Rows #3 865.00'5,604 cf Custom Stage Data (Prismatic) Listed below (Recalc) 15,664 cf Total Available Storage Storage Group A created with Chamber Wizard Elevation Surf.Area Inc.Store Cum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 865.00 944 0 0 866.00 1,449 1,197 1,197 867.00 2,054 1,752 2,948 868.00 3,257 2,656 5,604 Device Routing Invert Outlet Devices #1 Primary 862.78'24.0" Round Culvert L= 133.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 862.78' / 862.10' S= 0.0051 '/' Cc= 0.900 n= 0.015 Corrugated PE, smooth interior, Flow Area= 3.14 sf #2 Discarded 860.00'0.800 in/hr Exfiltration over Surface area #3 Device 1 863.50'5.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) Discarded OutFlow Max=0.05 cfs @ 9.35 hrs HW=860.08' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.05 cfs) Primary OutFlow Max=9.61 cfs @ 12.18 hrs HW=864.46' TW=0.00' (Dynamic Tailwater) 1=Culvert (Barrel Controls 9.61 cfs @ 4.60 fps) 3=Sharp-Crested Rectangular Weir (Passes 9.61 cfs of 15.49 cfs potential flow) MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 57HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 3: WEST UG STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=5.890 ac Peak Elev=864.47' Storage=8,845 cf 11.62 cfs 9.68 cfs 0.05 cfs 9.63 cfs Pond BMP 3: WEST UG STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 242220181614121086420Elevation(feet)868 867 866 865 864 863 862 861 860 Exfiltration Culvert Sharp-Crested Rectangular Weir MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 58HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 3: WEST UG STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 860.00 2,928 0 860.10 2,928 117 860.20 2,928 234 860.30 2,928 351 860.40 2,928 468 860.50 2,928 586 860.60 2,928 727 860.70 2,928 887 860.80 2,928 1,060 860.90 2,928 1,242 861.00 2,928 1,432 861.10 2,928 1,629 861.20 2,928 1,831 861.30 2,928 2,038 861.40 2,928 2,249 861.50 2,928 2,464 861.60 2,928 2,683 861.70 2,928 2,904 861.80 2,928 3,128 861.90 2,928 3,354 862.00 2,928 3,582 862.10 2,928 3,811 862.20 2,928 4,042 862.30 2,928 4,273 862.40 2,928 4,505 862.50 2,928 4,738 862.60 2,928 4,970 862.70 2,928 5,202 862.80 2,928 5,433 862.90 2,928 5,664 863.00 2,928 5,893 863.10 2,928 6,121 863.20 2,928 6,347 863.30 2,928 6,571 863.40 2,928 6,792 863.50 2,928 7,011 863.60 2,928 7,226 863.70 2,928 7,437 863.80 2,928 7,644 863.90 2,928 7,846 864.00 2,928 8,043 864.10 2,928 8,233 864.20 2,928 8,415 864.30 2,928 8,588 864.40 2,928 8,748 864.50 2,928 8,890 864.60 2,928 9,007 864.70 2,928 9,124 864.80 2,928 9,241 864.90 2,928 9,358 865.00 3,872 9,475 865.10 3,923 9,689 865.20 3,973 9,908 865.30 4,023 10,132 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 865.40 4,074 10,362 865.50 4,125 10,596 865.60 4,175 10,718 865.70 4,226 10,845 865.80 4,276 10,978 865.90 4,326 11,115 866.00 4,377 11,257 866.10 4,438 11,405 866.20 4,498 11,559 866.30 4,558 11,719 866.40 4,619 11,885 866.50 4,680 12,057 866.60 4,740 12,236 866.70 4,801 12,420 866.80 4,861 12,610 866.90 4,921 12,806 867.00 4,982 13,009 867.10 5,102 13,220 867.20 5,223 13,444 867.30 5,343 13,679 867.40 5,463 13,927 867.50 5,584 14,186 867.60 5,704 14,458 867.70 5,824 14,741 867.80 5,944 15,037 867.90 6,065 15,345 868.00 6,185 15,664 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 59HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 4: OnFrance MOB NW pond Inflow Area =1.260 ac, 72.22% Impervious, Inflow Depth = 2.98" for 10 YR event Inflow =6.46 cfs @ 12.14 hrs, Volume=0.313 af Outflow =0.53 cfs @ 12.89 hrs, Volume=0.313 af, Atten= 92%, Lag= 45.0 min Discarded =0.09 cfs @ 12.89 hrs, Volume=0.221 af Primary =0.44 cfs @ 12.89 hrs, Volume=0.092 af Routed to Reach 2R : (new Reach) Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 875.77' @ 12.89 hrs Surf.Area= 4,657 sf Storage= 8,094 cf Plug-Flow detention time= 638.1 min calculated for 0.313 af (100% of inflow) Center-of-Mass det. time= 638.3 min ( 1,426.0 - 787.7 ) Volume Invert Avail.Storage Storage Description #1 873.50'17,839 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 873.50 2,530 0 0 875.50 4,359 6,889 6,889 877.50 6,591 10,950 17,839 Device Routing Invert Outlet Devices #1 Primary 874.70'15.0" Round Culvert L= 98.0' CPP, projecting, no headwall, Ke= 0.900 Inlet / Outlet Invert= 874.70' / 874.09' S= 0.0062 '/' Cc= 0.900 n= 0.011 PVC, smooth interior, Flow Area= 1.23 sf #2 Discarded 873.50'0.800 in/hr Exfiltration over Surface area #3 Device 1 876.75'4.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) #4 Device 1 875.30'6.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.09 cfs @ 12.89 hrs HW=875.77' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.09 cfs) Primary OutFlow Max=0.44 cfs @ 12.89 hrs HW=875.77' TW=874.36' (Dynamic Tailwater) 1=Culvert (Passes 0.44 cfs of 3.10 cfs potential flow) 3=Sharp-Crested Rectangular Weir ( Controls 0.00 cfs) 4=Orifice/Grate (Orifice Controls 0.44 cfs @ 2.33 fps) MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 60HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 4: OnFrance MOB NW pond Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)7 6 5 4 3 2 1 0 Inflow Area=1.260 ac Peak Elev=875.77' Storage=8,094 cf 6.46 cfs 0.53 cfs 0.09 cfs0.44 cfs Pond BMP 4: OnFrance MOB NW pond Total Discarded Primary Stage-Discharge Discharge (cfs) 76543210Elevation(feet)877 876 875 874 Exfiltration Initial Tailwater Culvert Sharp-Crested Rectangular Weir Orifice/Grate MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 61HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 4: OnFrance MOB NW pond Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 873.50 2,530 0 873.55 2,576 128 873.60 2,621 258 873.65 2,667 390 873.70 2,713 524 873.75 2,759 661 873.80 2,804 800 873.85 2,850 942 873.90 2,896 1,085 873.95 2,942 1,231 874.00 2,987 1,379 874.05 3,033 1,530 874.10 3,079 1,683 874.15 3,124 1,838 874.20 3,170 1,995 874.25 3,216 2,155 874.30 3,262 2,317 874.35 3,307 2,481 874.40 3,353 2,647 874.45 3,399 2,816 874.50 3,445 2,987 874.55 3,490 3,161 874.60 3,536 3,336 874.65 3,582 3,514 874.70 3,627 3,694 874.75 3,673 3,877 874.80 3,719 4,062 874.85 3,765 4,249 874.90 3,810 4,438 874.95 3,856 4,630 875.00 3,902 4,824 875.05 3,947 5,020 875.10 3,993 5,219 875.15 4,039 5,419 875.20 4,085 5,622 875.25 4,130 5,828 875.30 4,176 6,035 875.35 4,222 6,245 875.40 4,268 6,458 875.45 4,313 6,672 875.50 4,359 6,889 875.55 4,415 7,108 875.60 4,471 7,330 875.65 4,526 7,555 875.70 4,582 7,783 875.75 4,638 8,014 875.80 4,694 8,247 875.85 4,750 8,483 875.90 4,805 8,722 875.95 4,861 8,964 876.00 4,917 9,208 876.05 4,973 9,455 876.10 5,029 9,705 876.15 5,084 9,958 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 876.20 5,140 10,214 876.25 5,196 10,472 876.30 5,252 10,733 876.35 5,308 10,997 876.40 5,363 11,264 876.45 5,419 11,534 876.50 5,475 11,806 876.55 5,531 12,081 876.60 5,587 12,359 876.65 5,642 12,640 876.70 5,698 12,923 876.75 5,754 13,210 876.80 5,810 13,499 876.85 5,866 13,791 876.90 5,921 14,085 876.95 5,977 14,383 877.00 6,033 14,683 877.05 6,089 14,986 877.10 6,145 15,292 877.15 6,200 15,601 877.20 6,256 15,912 877.25 6,312 16,226 877.30 6,368 16,543 877.35 6,424 16,863 877.40 6,479 17,185 877.45 6,535 17,511 877.50 6,591 17,839 MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 62HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 1L: To South Inflow Area =5.290 ac, 86.96% Impervious, Inflow Depth = 3.49" for 10 YR event Inflow =30.29 cfs @ 12.14 hrs, Volume=1.538 af Primary =30.29 cfs @ 12.14 hrs, Volume=1.538 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 1L: To South Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=5.290 ac 30.29 cfs 30.29 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 63HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 2L: To North Inflow Area =9.430 ac, 63.10% Impervious, Inflow Depth = 2.61" for 10 YR event Inflow =43.24 cfs @ 12.14 hrs, Volume=2.051 af Primary =43.24 cfs @ 12.14 hrs, Volume=2.051 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 2L: To North Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)45 40 35 30 25 20 15 10 5 0 Inflow Area=9.430 ac 43.24 cfs 43.24 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 64HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 13L: To West Inflow Area =6.960 ac, 76.44% Impervious, Inflow Depth = 1.51" for 10 YR event Inflow =14.64 cfs @ 12.17 hrs, Volume=0.877 af Primary =14.64 cfs @ 12.17 hrs, Volume=0.877 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 13L: To West Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=6.960 ac 14.64 cfs 14.64 cfs MSE 24-hr 3 10 YR Rainfall=4.27"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 65HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 14L: TOTAL Inflow Area =21.680 ac, 73.20% Impervious, Inflow Depth = 2.47" for 10 YR event Inflow =87.49 cfs @ 12.15 hrs, Volume=4.467 af Primary =87.49 cfs @ 12.15 hrs, Volume=4.467 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 14L: TOTAL Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=21.680 ac 87.49 cfs 87.49 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 66HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-1: Bank of America Runoff =1.49 cfs @ 12.14 hrs, Volume=0.080 af, Depth= 6.89" Routed to Link 1L : To South Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 0.010 61 >75% Grass cover, Good, HSG B 0.130 98 Paved parking, HSG D 0.140 95 Weighted Average 0.010 7.14% Pervious Area 0.130 92.86% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-1: Bank of America Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=0.140 ac Runoff Volume=0.080 af Runoff Depth=6.89" Tc=7.0 min CN=95 1.49 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 67HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-2: Remaining Drainage to South Runoff =54.06 cfs @ 12.14 hrs, Volume=2.857 af, Depth= 6.66" Routed to Link 1L : To South Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 0.680 61 >75% Grass cover, Good, HSG B 4.470 98 Paved parking, HSG D 5.150 93 Weighted Average 0.680 13.20% Pervious Area 4.470 86.80% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-2: Remaining Drainage to South Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)60 55 50 45 40 35 30 25 20 15 10 5 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=5.150 ac Runoff Volume=2.857 af Runoff Depth=6.66" Tc=7.0 min CN=93 54.06 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 68HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3: WEST SITE Runoff =10.82 cfs @ 12.14 hrs, Volume=0.552 af, Depth= 6.19" Routed to Link 13L : To West Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 0.800 98 Roofs, HSG D 0.270 61 >75% Grass cover, Good, HSG B 1.070 89 Weighted Average 0.270 25.23% Pervious Area 0.800 74.77% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3: WEST SITE Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=1.070 ac Runoff Volume=0.552 af Runoff Depth=6.19" Tc=7.0 min CN=89 10.82 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 69HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3A: PARKING GARAGE AND WALKWAY Runoff =21.55 cfs @ 12.14 hrs, Volume=1.128 af, Depth= 6.54" Routed to Pond BMP 3 : WEST UG STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 1.720 98 Paved parking, HSG D 0.350 61 >75% Grass cover, Good, HSG B 2.070 92 Weighted Average 0.350 16.91% Pervious Area 1.720 83.09% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3A: PARKING GARAGE AND WALKWAY Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=2.070 ac Runoff Volume=1.128 af Runoff Depth=6.54" Tc=7.0 min CN=92 21.55 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 70HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3B: MOB Runoff =12.60 cfs @ 12.14 hrs, Volume=0.637 af, Depth= 6.07" Routed to Pond BMP 4 : OnFrance MOB NW pond Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 0.910 98 Roofs, HSG D 0.350 61 >75% Grass cover, Good, HSG B 1.260 88 Weighted Average 0.350 27.78% Pervious Area 0.910 72.22% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3B: MOB Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=1.260 ac Runoff Volume=0.637 af Runoff Depth=6.07" Tc=7.0 min CN=88 12.60 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 71HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3C: EAST PARKING Runoff =16.59 cfs @ 12.14 hrs, Volume=0.834 af, Depth= 5.95" Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 1.160 98 Paved parking, HSG D 0.520 61 >75% Grass cover, Good, HSG B 1.680 87 Weighted Average 0.520 30.95% Pervious Area 1.160 69.05% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3C: EAST PARKING Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=1.680 ac Runoff Volume=0.834 af Runoff Depth=5.95" Tc=7.0 min CN=87 16.59 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 72HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-3D: RESTAURANT Runoff =9.16 cfs @ 12.14 hrs, Volume=0.480 af, Depth= 6.54" Routed to Pond BMP 1 : RESTAURANT PARKING UG STORAGE Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 0.730 98 Paved parking, HSG D 0.150 61 >75% Grass cover, Good, HSG B 0.880 92 Weighted Average 0.150 17.05% Pervious Area 0.730 82.95% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-3D: RESTAURANT Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)10 9 8 7 6 5 4 3 2 1 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=0.880 ac Runoff Volume=0.480 af Runoff Depth=6.54" Tc=7.0 min CN=92 9.16 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 73HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Subcatchment DA-4: Remaining Drainage to North Runoff =89.38 cfs @ 12.14 hrs, Volume=4.406 af, Depth= 5.61" Routed to Link 2L : To North Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100 YR Rainfall=7.49" Area (ac) CN Description 3.480 61 >75% Grass cover, Good, HSG B *5.950 98 Paved parking, HSG D 9.430 84 Weighted Average 3.480 36.90% Pervious Area 5.950 63.10% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet)(ft/ft) (ft/sec)(cfs) 7.0 Direct Entry, Subcatchment DA-4: Remaining Drainage to North Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 MSE 24-hr 3 100 YR Rainfall=7.49" Runoff Area=9.430 ac Runoff Volume=4.406 af Runoff Depth=5.61" Tc=7.0 min CN=84 89.38 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 74HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 1R: (new Reach) Inflow Area =3.820 ac, 73.30% Impervious, Inflow Depth = 3.68" for 100 YR event Inflow =18.57 cfs @ 12.20 hrs, Volume=1.172 af Outflow =18.49 cfs @ 12.21 hrs, Volume=1.172 af, Atten= 0%, Lag= 0.4 min Routed to Pond BMP 3 : WEST UG STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Max. Velocity= 9.18 fps, Min. Travel Time= 0.5 min Avg. Velocity = 3.28 fps, Avg. Travel Time= 1.3 min Peak Storage= 515 cf @ 12.21 hrs Average Depth at Peak Storage= 1.22' , Surface Width= 1.95' Bank-Full Depth= 2.00' Flow Area= 3.1 sf, Capacity= 26.73 cfs 24.0" Round Pipe n= 0.015 Corrugated PE, smooth interior Length= 256.0' Slope= 0.0186 '/' Inlet Invert= 868.59', Outlet Invert= 863.83' Reach 1R: (new Reach) Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=3.820 ac Avg. Flow Depth=1.22' Max Vel=9.18 fps 24.0" Round Pipe n=0.015 L=256.0' S=0.0186 '/' Capacity=26.73 cfs 18.57 cfs 18.49 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 75HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Reach 1R: (new Reach) Primary Stage-Discharge Discharge (cfs) 2826242220181614121086420Depth(feet)2 1 0 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 76HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Reach 1R: (new Reach) Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 868.59 0.0 0 868.61 0.0 1 868.63 0.0 4 868.65 0.0 7 868.67 0.0 11 868.69 0.1 15 868.71 0.1 20 868.73 0.1 25 868.75 0.1 30 868.77 0.1 36 868.79 0.2 42 868.81 0.2 48 868.83 0.2 55 868.85 0.2 61 868.87 0.3 68 868.89 0.3 76 868.91 0.3 83 868.93 0.4 91 868.95 0.4 98 868.97 0.4 106 868.99 0.4 115 869.01 0.5 123 869.03 0.5 131 869.05 0.5 140 869.07 0.6 148 869.09 0.6 157 869.11 0.6 166 869.13 0.7 175 869.15 0.7 184 869.17 0.8 194 869.19 0.8 203 869.21 0.8 212 869.23 0.9 222 869.25 0.9 231 869.27 0.9 241 869.29 1.0 251 869.31 1.0 261 869.33 1.1 271 869.35 1.1 280 869.37 1.1 290 869.39 1.2 300 869.41 1.2 310 869.43 1.3 321 869.45 1.3 331 869.47 1.3 341 869.49 1.4 351 869.51 1.4 361 869.53 1.5 371 869.55 1.5 382 869.57 1.5 392 869.59 1.6 402 869.61 1.6 412 869.63 1.7 423 869.65 1.7 433 Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 869.67 1.7 443 869.69 1.8 453 869.71 1.8 463 869.73 1.8 474 869.75 1.9 484 869.77 1.9 494 869.79 2.0 504 869.81 2.0 514 869.83 2.0 524 869.85 2.1 534 869.87 2.1 544 869.89 2.2 553 869.91 2.2 563 869.93 2.2 573 869.95 2.3 582 869.97 2.3 592 869.99 2.3 601 870.01 2.4 611 870.03 2.4 620 870.05 2.5 629 870.07 2.5 638 870.09 2.5 647 870.11 2.6 656 870.13 2.6 665 870.15 2.6 673 870.17 2.7 681 870.19 2.7 690 870.21 2.7 698 870.23 2.8 706 870.25 2.8 714 870.27 2.8 721 870.29 2.8 729 870.31 2.9 736 870.33 2.9 743 870.35 2.9 750 870.37 3.0 756 870.39 3.0 762 870.41 3.0 768 870.43 3.0 774 870.45 3.0 779 870.47 3.1 785 870.49 3.1 789 870.51 3.1 793 870.53 3.1 797 870.55 3.1 800 870.57 3.1 803 870.59 3.1 804 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 77HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Reach 2R: (new Reach) Inflow Area =1.260 ac, 72.22% Impervious, Inflow Depth = 3.70" for 100 YR event Inflow =2.86 cfs @ 12.38 hrs, Volume=0.388 af Outflow =2.84 cfs @ 12.41 hrs, Volume=0.388 af, Atten= 1%, Lag= 1.4 min Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Max. Velocity= 3.53 fps, Min. Travel Time= 1.7 min Avg. Velocity = 1.50 fps, Avg. Travel Time= 4.0 min Peak Storage= 289 cf @ 12.41 hrs Average Depth at Peak Storage= 0.70' , Surface Width= 1.50' Bank-Full Depth= 1.50' Flow Area= 1.8 sf, Capacity= 6.45 cfs 18.0" Round Pipe n= 0.015 Corrugated PE, smooth interior Length= 359.0' Slope= 0.0050 '/' Inlet Invert= 874.09', Outlet Invert= 872.29' Reach 2R: (new Reach) Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)3 2 1 0 Inflow Area=1.260 ac Avg. Flow Depth=0.70' Max Vel=3.53 fps 18.0" Round Pipe n=0.015 L=359.0' S=0.0050 '/' Capacity=6.45 cfs 2.86 cfs 2.84 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 78HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Reach 2R: (new Reach) Primary Stage-Discharge Discharge (cfs) 6543210Depth(feet)1 0 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 79HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Reach 2R: (new Reach) Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 874.09 0.0 0 874.11 0.0 2 874.13 0.0 5 874.15 0.0 9 874.17 0.0 13 874.19 0.1 18 874.21 0.1 24 874.23 0.1 30 874.25 0.1 36 874.27 0.1 43 874.29 0.1 50 874.31 0.2 58 874.33 0.2 66 874.35 0.2 74 874.37 0.2 82 874.39 0.3 90 874.41 0.3 99 874.43 0.3 108 874.45 0.3 117 874.47 0.4 126 874.49 0.4 136 874.51 0.4 145 874.53 0.4 155 874.55 0.5 165 874.57 0.5 175 874.59 0.5 185 874.61 0.5 195 874.63 0.6 206 874.65 0.6 216 874.67 0.6 226 874.69 0.7 237 874.71 0.7 248 874.73 0.7 258 874.75 0.7 269 874.77 0.8 280 874.79 0.8 290 874.81 0.8 301 874.83 0.9 312 874.85 0.9 323 874.87 0.9 333 874.89 1.0 344 874.91 1.0 355 874.93 1.0 366 874.95 1.0 376 874.97 1.1 387 874.99 1.1 397 875.01 1.1 408 875.03 1.2 418 875.05 1.2 429 875.07 1.2 439 875.09 1.3 449 875.11 1.3 459 875.13 1.3 469 875.15 1.3 479 Elevation (feet) End-Area (sq-ft) Storage (cubic-feet) 875.17 1.4 489 875.19 1.4 499 875.21 1.4 508 875.23 1.4 517 875.25 1.5 526 875.27 1.5 535 875.29 1.5 544 875.31 1.5 553 875.33 1.6 561 875.35 1.6 569 875.37 1.6 577 875.39 1.6 584 875.41 1.6 591 875.43 1.7 598 875.45 1.7 605 875.47 1.7 611 875.49 1.7 616 875.51 1.7 621 875.53 1.7 626 875.55 1.8 630 875.57 1.8 633 875.59 1.8 634 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 80HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 1: RESTAURANT PARKING UG STORAGE Inflow Area =0.880 ac, 82.95% Impervious, Inflow Depth = 6.54" for 100 YR event Inflow =9.16 cfs @ 12.14 hrs, Volume=0.480 af Outflow =6.41 cfs @ 12.20 hrs, Volume=0.480 af, Atten= 30%, Lag= 3.5 min Discarded =0.03 cfs @ 6.83 hrs, Volume=0.112 af Primary =6.38 cfs @ 12.20 hrs, Volume=0.368 af Routed to Pond BMP 2 : EAST PARKING LOT STORAGE Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 874.62' @ 12.20 hrs Surf.Area= 1,488 sf Storage= 5,157 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 258.7 min ( 1,022.6 - 763.9 ) Volume Invert Avail.Storage Storage Description #1A 869.00'2,266 cf 24.00'W x 62.00'L x 5.83'H Field A 8,680 cf Overall - 3,016 cf Embedded = 5,664 cf x 40.0% Voids #2A 869.50'3,016 cf CMP Round 48 x 12 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 12 Chambers in 4 Rows 5,282 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 871.50'18.0" Round Culvert L= 45.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 871.50' / 871.50' S= 0.0000 '/' Cc= 0.900 n= 0.012 Corrugated PP, smooth interior, Flow Area= 1.77 sf #2 Discarded 869.00'0.800 in/hr Exfiltration over Surface area Discarded OutFlow Max=0.03 cfs @ 6.83 hrs HW=869.06' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.03 cfs) Primary OutFlow Max=6.37 cfs @ 12.20 hrs HW=874.62' TW=874.06' (Dynamic Tailwater) 1=Culvert (Inlet Controls 6.37 cfs @ 3.61 fps) MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 81HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 1: RESTAURANT PARKING UG STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)10 9 8 7 6 5 4 3 2 1 0 Inflow Area=0.880 ac Peak Elev=874.62' Storage=5,157 cf 9.16 cfs 6.41 cfs 0.03 cfs 6.38 cfs Pond BMP 1: RESTAURANT PARKING UG STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 1211109876543210Elevation(feet)874 873 872 871 870 869 Exfiltration Initial Tailwater Culvert MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 82HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 1: RESTAURANT PARKING UG STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 869.00 1,488 0 869.10 1,488 60 869.20 1,488 119 869.30 1,488 179 869.40 1,488 238 869.50 1,488 298 869.60 1,488 369 869.70 1,488 450 869.80 1,488 538 869.90 1,488 630 870.00 1,488 726 870.10 1,488 825 870.20 1,488 927 870.30 1,488 1,031 870.40 1,488 1,138 870.50 1,488 1,247 870.60 1,488 1,357 870.70 1,488 1,468 870.80 1,488 1,581 870.90 1,488 1,695 871.00 1,488 1,810 871.10 1,488 1,926 871.20 1,488 2,042 871.30 1,488 2,159 871.40 1,488 2,276 871.50 1,488 2,393 871.60 1,488 2,510 871.70 1,488 2,627 871.80 1,488 2,743 871.90 1,488 2,860 872.00 1,488 2,975 872.10 1,488 3,090 872.20 1,488 3,204 872.30 1,488 3,317 872.40 1,488 3,429 872.50 1,488 3,539 872.60 1,488 3,648 872.70 1,488 3,754 872.80 1,488 3,859 872.90 1,488 3,961 873.00 1,488 4,060 873.10 1,488 4,156 873.20 1,488 4,248 873.30 1,488 4,335 873.40 1,488 4,416 873.50 1,488 4,488 873.60 1,488 4,547 873.70 1,488 4,607 873.80 1,488 4,667 873.90 1,488 4,726 874.00 1,488 4,786 874.10 1,488 4,845 874.20 1,488 4,905 874.30 1,488 4,964 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 874.40 1,488 5,024 874.50 1,488 5,083 874.60 1,488 5,143 874.70 1,488 5,202 874.80 1,488 5,262 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 83HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 2: EAST PARKING LOT STORAGE Inflow Area =3.820 ac, 73.30% Impervious, Inflow Depth = 4.99" for 100 YR event Inflow =22.91 cfs @ 12.14 hrs, Volume=1.589 af Outflow =18.68 cfs @ 12.20 hrs, Volume=1.589 af, Atten= 18%, Lag= 3.7 min Discarded =0.11 cfs @ 9.54 hrs, Volume=0.417 af Primary =18.57 cfs @ 12.20 hrs, Volume=1.172 af Routed to Reach 1R : (new Reach) Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 874.06' @ 12.20 hrs Surf.Area= 5,808 sf Storage= 19,003 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 296.7 min ( 1,095.8 - 799.1 ) Volume Invert Avail.Storage Storage Description #1A 869.00'7,952 cf 24.00'W x 242.00'L x 5.50'H Field A 31,944 cf Overall - 12,064 cf Embedded = 19,880 cf x 40.0% Voids #2A 869.50'12,064 cf CMP Round 48 x 48 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 48 Chambers in 4 Rows 20,016 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 871.00'24.0" Round Culvert L= 151.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 871.00' / 869.59' S= 0.0093 '/' Cc= 0.900 n= 0.015 Corrugated PE, smooth interior, Flow Area= 3.14 sf #2 Discarded 869.00'0.800 in/hr Exfiltration over Surface area #3 Device 1 873.00'4.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) #4 Device 1 872.00'12.0" W x 8.0" H Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.11 cfs @ 9.54 hrs HW=869.06' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.11 cfs) Primary OutFlow Max=18.52 cfs @ 12.20 hrs HW=874.06' TW=869.81' (Dynamic Tailwater) 1=Culvert (Passes 18.52 cfs of 19.80 cfs potential flow) 3=Sharp-Crested Rectangular Weir (Weir Controls 14.30 cfs @ 3.37 fps) 4=Orifice/Grate (Orifice Controls 4.21 cfs @ 6.32 fps) MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 84HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 2: EAST PARKING LOT STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=3.820 ac Peak Elev=874.06' Storage=19,003 cf 22.91 cfs 18.68 cfs 0.11 cfs 18.57 cfs Pond BMP 2: EAST PARKING LOT STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 20181614121086420Elevation(feet)874 873 872 871 870 869 Exfiltration Culvert Sharp-Crested Rectangular Weir Orifice/Grate MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 85HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 2: EAST PARKING LOT STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 869.00 5,808 0 869.10 5,808 232 869.20 5,808 465 869.30 5,808 697 869.40 5,808 929 869.50 5,808 1,162 869.60 5,808 1,442 869.70 5,808 1,762 869.80 5,808 2,105 869.90 5,808 2,468 870.00 5,808 2,845 870.10 5,808 3,236 870.20 5,808 3,639 870.30 5,808 4,051 870.40 5,808 4,472 870.50 5,808 4,900 870.60 5,808 5,335 870.70 5,808 5,776 870.80 5,808 6,222 870.90 5,808 6,672 871.00 5,808 7,126 871.10 5,808 7,582 871.20 5,808 8,042 871.30 5,808 8,502 871.40 5,808 8,964 871.50 5,808 9,427 871.60 5,808 9,890 871.70 5,808 10,352 871.80 5,808 10,813 871.90 5,808 11,272 872.00 5,808 11,729 872.10 5,808 12,182 872.20 5,808 12,633 872.30 5,808 13,078 872.40 5,808 13,519 872.50 5,808 13,954 872.60 5,808 14,383 872.70 5,808 14,804 872.80 5,808 15,216 872.90 5,808 15,618 873.00 5,808 16,009 873.10 5,808 16,387 873.20 5,808 16,749 873.30 5,808 17,093 873.40 5,808 17,412 873.50 5,808 17,693 873.60 5,808 17,925 873.70 5,808 18,157 873.80 5,808 18,390 873.90 5,808 18,622 874.00 5,808 18,854 874.10 5,808 19,087 874.20 5,808 19,319 874.30 5,808 19,551 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 874.40 5,808 19,784 874.50 5,808 20,016 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 86HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 3: WEST UG STORAGE Inflow Area =5.890 ac, 76.74% Impervious, Inflow Depth = 4.69" for 100 YR event Inflow =34.35 cfs @ 12.18 hrs, Volume=2.300 af Outflow =24.71 cfs @ 12.27 hrs, Volume=2.300 af, Atten= 28%, Lag= 4.9 min Discarded =0.11 cfs @ 12.27 hrs, Volume=0.249 af Primary =24.61 cfs @ 12.27 hrs, Volume=2.051 af Routed to Link 13L : To West Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 867.63' @ 12.27 hrs Surf.Area= 5,742 sf Storage= 14,546 cf Plug-Flow detention time= 136.6 min calculated for 2.300 af (100% of inflow) Center-of-Mass det. time= 136.9 min ( 934.0 - 797.1 ) Volume Invert Avail.Storage Storage Description #1A 860.00'4,029 cf 24.00'W x 122.00'L x 5.50'H Field A 16,104 cf Overall - 6,032 cf Embedded = 10,072 cf x 40.0% Voids #2A 860.50'6,032 cf CMP Round 48 x 24 Inside #1 Effective Size= 48.0"W x 48.0"H => 12.57 sf x 20.00'L = 251.3 cf Overall Size= 48.0"W x 48.0"H x 20.00'L 24 Chambers in 4 Rows #3 865.00'5,604 cf Custom Stage Data (Prismatic) Listed below (Recalc) 15,664 cf Total Available Storage Storage Group A created with Chamber Wizard Elevation Surf.Area Inc.Store Cum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 865.00 944 0 0 866.00 1,449 1,197 1,197 867.00 2,054 1,752 2,948 868.00 3,257 2,656 5,604 Device Routing Invert Outlet Devices #1 Primary 862.78'24.0" Round Culvert L= 133.0' CPP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 862.78' / 862.10' S= 0.0051 '/' Cc= 0.900 n= 0.015 Corrugated PE, smooth interior, Flow Area= 3.14 sf #2 Discarded 860.00'0.800 in/hr Exfiltration over Surface area #3 Device 1 863.50'5.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) Discarded OutFlow Max=0.11 cfs @ 12.27 hrs HW=867.63' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.11 cfs) Primary OutFlow Max=24.60 cfs @ 12.27 hrs HW=867.63' TW=0.00' (Dynamic Tailwater) 1=Culvert (Barrel Controls 24.60 cfs @ 7.83 fps) 3=Sharp-Crested Rectangular Weir (Passes 24.60 cfs of 137.22 cfs potential flow) MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 87HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 3: WEST UG STORAGE Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=5.890 ac Peak Elev=867.63' Storage=14,546 cf 34.35 cfs 24.71 cfs 0.11 cfs 24.61 cfs Pond BMP 3: WEST UG STORAGE Total Discarded Primary Stage-Discharge Discharge (cfs) 242220181614121086420Elevation(feet)868 867 866 865 864 863 862 861 860 Exfiltration Culvert Sharp-Crested Rectangular Weir MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 88HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 3: WEST UG STORAGE Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 860.00 2,928 0 860.10 2,928 117 860.20 2,928 234 860.30 2,928 351 860.40 2,928 468 860.50 2,928 586 860.60 2,928 727 860.70 2,928 887 860.80 2,928 1,060 860.90 2,928 1,242 861.00 2,928 1,432 861.10 2,928 1,629 861.20 2,928 1,831 861.30 2,928 2,038 861.40 2,928 2,249 861.50 2,928 2,464 861.60 2,928 2,683 861.70 2,928 2,904 861.80 2,928 3,128 861.90 2,928 3,354 862.00 2,928 3,582 862.10 2,928 3,811 862.20 2,928 4,042 862.30 2,928 4,273 862.40 2,928 4,505 862.50 2,928 4,738 862.60 2,928 4,970 862.70 2,928 5,202 862.80 2,928 5,433 862.90 2,928 5,664 863.00 2,928 5,893 863.10 2,928 6,121 863.20 2,928 6,347 863.30 2,928 6,571 863.40 2,928 6,792 863.50 2,928 7,011 863.60 2,928 7,226 863.70 2,928 7,437 863.80 2,928 7,644 863.90 2,928 7,846 864.00 2,928 8,043 864.10 2,928 8,233 864.20 2,928 8,415 864.30 2,928 8,588 864.40 2,928 8,748 864.50 2,928 8,890 864.60 2,928 9,007 864.70 2,928 9,124 864.80 2,928 9,241 864.90 2,928 9,358 865.00 3,872 9,475 865.10 3,923 9,689 865.20 3,973 9,908 865.30 4,023 10,132 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 865.40 4,074 10,362 865.50 4,125 10,596 865.60 4,175 10,718 865.70 4,226 10,845 865.80 4,276 10,978 865.90 4,326 11,115 866.00 4,377 11,257 866.10 4,438 11,405 866.20 4,498 11,559 866.30 4,558 11,719 866.40 4,619 11,885 866.50 4,680 12,057 866.60 4,740 12,236 866.70 4,801 12,420 866.80 4,861 12,610 866.90 4,921 12,806 867.00 4,982 13,009 867.10 5,102 13,220 867.20 5,223 13,444 867.30 5,343 13,679 867.40 5,463 13,927 867.50 5,584 14,186 867.60 5,704 14,458 867.70 5,824 14,741 867.80 5,944 15,037 867.90 6,065 15,345 868.00 6,185 15,664 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 89HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Pond BMP 4: OnFrance MOB NW pond Inflow Area =1.260 ac, 72.22% Impervious, Inflow Depth = 6.07" for 100 YR event Inflow =12.60 cfs @ 12.14 hrs, Volume=0.637 af Outflow =2.97 cfs @ 12.38 hrs, Volume=0.637 af, Atten= 76%, Lag= 14.6 min Discarded =0.11 cfs @ 12.38 hrs, Volume=0.249 af Primary =2.86 cfs @ 12.38 hrs, Volume=0.388 af Routed to Reach 2R : (new Reach) Routing by Dyn-Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 3 Peak Elev= 877.01' @ 12.38 hrs Surf.Area= 6,042 sf Storage= 14,734 cf Plug-Flow detention time= (not calculated: outflow precedes inflow) Center-of-Mass det. time= 385.2 min ( 1,158.9 - 773.7 ) Volume Invert Avail.Storage Storage Description #1 873.50'17,839 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet)(sq-ft)(cubic-feet)(cubic-feet) 873.50 2,530 0 0 875.50 4,359 6,889 6,889 877.50 6,591 10,950 17,839 Device Routing Invert Outlet Devices #1 Primary 874.70'15.0" Round Culvert L= 98.0' CPP, projecting, no headwall, Ke= 0.900 Inlet / Outlet Invert= 874.70' / 874.09' S= 0.0062 '/' Cc= 0.900 n= 0.011 PVC, smooth interior, Flow Area= 1.23 sf #2 Discarded 873.50'0.800 in/hr Exfiltration over Surface area #3 Device 1 876.75'4.0' long Sharp-Crested Rectangular Weir 0 End Contraction(s) #4 Device 1 875.30'6.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.11 cfs @ 12.38 hrs HW=877.01' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.11 cfs) Primary OutFlow Max=2.86 cfs @ 12.38 hrs HW=877.01' TW=874.78' (Dynamic Tailwater) 1=Culvert (Passes 2.86 cfs of 6.05 cfs potential flow) 3=Sharp-Crested Rectangular Weir (Weir Controls 1.72 cfs @ 1.66 fps) 4=Orifice/Grate (Orifice Controls 1.14 cfs @ 5.81 fps) MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 90HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Pond BMP 4: OnFrance MOB NW pond Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=1.260 ac Peak Elev=877.01' Storage=14,734 cf 12.60 cfs 2.97 cfs 0.11 cfs 2.86 cfs Pond BMP 4: OnFrance MOB NW pond Total Discarded Primary Stage-Discharge Discharge (cfs) 76543210Elevation(feet)877 876 875 874 Exfiltration Initial Tailwater Culvert Sharp-Crested Rectangular Weir Orifice/Grate MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 91HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond BMP 4: OnFrance MOB NW pond Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 873.50 2,530 0 873.55 2,576 128 873.60 2,621 258 873.65 2,667 390 873.70 2,713 524 873.75 2,759 661 873.80 2,804 800 873.85 2,850 942 873.90 2,896 1,085 873.95 2,942 1,231 874.00 2,987 1,379 874.05 3,033 1,530 874.10 3,079 1,683 874.15 3,124 1,838 874.20 3,170 1,995 874.25 3,216 2,155 874.30 3,262 2,317 874.35 3,307 2,481 874.40 3,353 2,647 874.45 3,399 2,816 874.50 3,445 2,987 874.55 3,490 3,161 874.60 3,536 3,336 874.65 3,582 3,514 874.70 3,627 3,694 874.75 3,673 3,877 874.80 3,719 4,062 874.85 3,765 4,249 874.90 3,810 4,438 874.95 3,856 4,630 875.00 3,902 4,824 875.05 3,947 5,020 875.10 3,993 5,219 875.15 4,039 5,419 875.20 4,085 5,622 875.25 4,130 5,828 875.30 4,176 6,035 875.35 4,222 6,245 875.40 4,268 6,458 875.45 4,313 6,672 875.50 4,359 6,889 875.55 4,415 7,108 875.60 4,471 7,330 875.65 4,526 7,555 875.70 4,582 7,783 875.75 4,638 8,014 875.80 4,694 8,247 875.85 4,750 8,483 875.90 4,805 8,722 875.95 4,861 8,964 876.00 4,917 9,208 876.05 4,973 9,455 876.10 5,029 9,705 876.15 5,084 9,958 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 876.20 5,140 10,214 876.25 5,196 10,472 876.30 5,252 10,733 876.35 5,308 10,997 876.40 5,363 11,264 876.45 5,419 11,534 876.50 5,475 11,806 876.55 5,531 12,081 876.60 5,587 12,359 876.65 5,642 12,640 876.70 5,698 12,923 876.75 5,754 13,210 876.80 5,810 13,499 876.85 5,866 13,791 876.90 5,921 14,085 876.95 5,977 14,383 877.00 6,033 14,683 877.05 6,089 14,986 877.10 6,145 15,292 877.15 6,200 15,601 877.20 6,256 15,912 877.25 6,312 16,226 877.30 6,368 16,543 877.35 6,424 16,863 877.40 6,479 17,185 877.45 6,535 17,511 877.50 6,591 17,839 MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 92HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 1L: To South Inflow Area =5.290 ac, 86.96% Impervious, Inflow Depth = 6.66" for 100 YR event Inflow =55.55 cfs @ 12.14 hrs, Volume=2.937 af Primary =55.55 cfs @ 12.14 hrs, Volume=2.937 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 1L: To South Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=5.290 ac 55.55 cfs 55.55 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 93HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 2L: To North Inflow Area =9.430 ac, 63.10% Impervious, Inflow Depth = 5.61" for 100 YR event Inflow =89.38 cfs @ 12.14 hrs, Volume=4.406 af Primary =89.38 cfs @ 12.14 hrs, Volume=4.406 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 2L: To North Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 Inflow Area=9.430 ac 89.38 cfs 89.38 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 94HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 13L: To West Inflow Area =6.960 ac, 76.44% Impervious, Inflow Depth = 4.49" for 100 YR event Inflow =30.66 cfs @ 12.19 hrs, Volume=2.602 af Primary =30.66 cfs @ 12.19 hrs, Volume=2.602 af, Atten= 0%, Lag= 0.0 min Routed to Link 14L : TOTAL Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 13L: To West Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=6.960 ac 30.66 cfs 30.66 cfs MSE 24-hr 3 100 YR Rainfall=7.49"Proposed HydroCAD Printed 2/6/2024Prepared by Kimley-Horn & Associates Page 95HydroCAD® 10.20-3c s/n 02344 © 2023 HydroCAD Software Solutions LLC Summary for Link 14L: TOTAL Inflow Area =21.680 ac, 73.20% Impervious, Inflow Depth = 5.50" for 100 YR event Inflow =172.28 cfs @ 12.14 hrs, Volume=9.946 af Primary =172.28 cfs @ 12.14 hrs, Volume=9.946 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Link 14L: TOTAL Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420Flow(cfs)190 180 170 160 150 140 130 120 110 100 90 80 70 60 50 40 30 20 10 0 Inflow Area=21.680 ac 172.28 cfs 172.28 cfs OnFrance MOB- Stormwater Report Page 15 Edina, MN Appendix 3.Geotechnical Report 1 January 3, 2024 HGTS Project Number: 23-0891 Southdale Office Partners c/o Paul Reinke Wildamere Capital Management 6800 France Avenue S, #555 Edina, MN 55435 Re: Geotechnical Exploration Report, Proposed Southdale Office Center Redevelopment, 6700, 6750 & 6740 France Ave S, Edina, Minnesota Dear Mr. Reinke; We have completed the geotechnical exploration report for the proposed Southdale Office Center Redevelopment project in Edina, Minnesota. A brief summary of our results and recommendations is presented below. Specific details regarding our procedures, results and recommendations follow in the attached geotechnical exploration report. Seventeen soil borings were completed for the project that generally encountered varying depths or thicknesses of Fill over both sandy and gravelly soils and clayey soils that extended to the termination depths of the borings. At the anticipated foundation depths most of the borings encountered medium dense sands and gravel which are suitable for foundation support. However organic soils were encountered in 3 of the borings that are not suitable for foundation support and soil corrections will be required to remove these materials and replace them with suitable compacted engineered fill. Thank you for the opportunity to assist you on this project. If you have any questions or need additional information, please contact Paul Gionfriddo at 612-729-2959. Sincerely, Haugo GeoTechnical Services Lucas Mol Paul Gionfriddo, P.E. Project Manager Senior Engineer 2 GEOTECHNICAL EXPLORATION REPORT PROJECT: Proposed Southdale Office Center Redevelopment 6700, 6750 & 6740 France Ave S Edina, Minnesota PREPARED FOR: Southdale Office Partners c/o Wildamere Capital Management 6800 France Avenue S, #555 Edina, MN 55435 PREPARED BY: Haugo GeoTechnical Services 2825 Cedar Avenue South Minneapolis, Minnesota 55407 Haugo GeoTechnical Services Project: 23-0891 January 3, 2024 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. Paul Gionfriddo, P.E. Senior Engineer License Number: 23093 3 Table of Contents 1.0 INTRODUCTION 4 1.1 Project Description 4 1.2 Purpose 4 1.3 Site Description 4 1.4 Scope of Services 4 1.5 Documents Provided 5 1.6 Locations and Elevations 5 2.0 FIELD PROCEDURES 6 3.0 RESULTS 6 3.1 Soil Conditions 6 3.2 Groundwater 7 3.3 Laboratory Testing 7 3.4 OSHA Soil Classification 8 4.0 DISCUSSION AND RECOMMENDATIONS 8 4.1 Proposed Construction 8 4.2 Discussion 9 4.3 Building Preparation 10 4.4 Dewatering 12 4.5 Interior Slabs 12 4.6 Below Grade Walls 13 4.7 Exterior Slabs 14 4.8 Site Grading and Drainage 14 4.9 Utilities 15 4.10 Pavement Considerations 15 4.11 Infiltration Areas 16 5.0 CONSTRUCTION CONSIDERATIONS 17 5.1 Excavation 17 5.2 Observations 17 5.3 Backfill and Fills 17 5.4 Testing 17 5.5 Winter Construction 18 6.0 PROCEDURES 18 6.1 Soil Classification 18 6.2 Groundwater Observations 18 7.0 GENERAL 18 7.1 Subsurface Variations 18 7.2 Review of Design 19 7.3 Groundwater Fluctuations 19 7.4 Use of Report 19 7.5 Level of Care 19 APPENDIX Boring Location Sketch and GPS Boring Locations, Figure 1 Soil Boring Logs, SB-1 thru SB-17 Descriptive Terminology 4 1.0 INTRODUCTION 1.1 Project Description Wildamere Capital Management on behalf of Southdale Office Partners is proposing to redevelop the properties at 6700, 6750 & 6740 France Ave S in Edina, Minnesota. We understand that development plans included demolishing the existing structures on the property and constructing a new restaurant, 3 story medical office building (MOB) and a 3- level parking structure. The project will also include regrading the site to accommodate the proposed development. To aid in design and construction of the project Wildamere Capital Management retained Haugo Geotechnical Services to perform a geotechnical evaluation in order to characterize subsurface soil and groundwater conditions with respect to foundation design of the proposed apartment complex. 1.2 Purpose The purpose of this geotechnical exploration was to characterize subsurface soil and groundwater conditions and provide recommendations for foundation design and construction of the proposed MOB, parking structure and restaurant. 1.3 Site Description The project site is located on the west side of France Avenue S between W 66th Street and W 69th Street in Edina. The existing site is comprised of multiple buildings on an approximately 22-acre site and includes the buildings or properties with the mailing addresses at 6700, 6750 & 6740 France Ave S in Edina, Minnesota. The project site contains a restaurant/tavern and 2 multi-story office buildings along with the associated parking lots and drive lane. Areas not occupied by building and bituminous surface were lawn covered or landscaped. Topography across the project site varied but generally sloped downward to the west. Ground surface elevations at the soil boring locations ranged from about 872 to 884 feet above mean sea level (MSL). 1.4 Scope of Services Our services were performed in accordance with the Haugo GeoTechnical Services proposal 23-0891 dated November 3, 2023. Our scope of services was performed under the terms of our General Conditions and limited to the following tasks: Clearing private underground utilities via private a utility locating service. Clearing public underground utilities through the Gopher One Call system. Completing two (2) standard penetration test soil borings each extending to a nominal depth of 20 feet. Completing seventeen (17) standard penetration test soil borings each extending to a nominal depth of 35 feet. Sealing the borings in accordance with the Minnesota Department of Health requirements. Visually/manually classifying samples recovered from the soil borings. 5 Performing laboratory tests on selected samples. Preparing soil boring logs describing the materials encountered and the results of groundwater level measurements. Preparing an engineering report describing current soil and groundwater conditions and providing recommendations for foundation design and construction. Due to conflicts with multiple underground utilities, soil boring SB-18 was not completed. One 20-foot-deep boring was removed prior to mobilization. 1.5 Documents Provided To aid in our evaluation we were provide the following documents. In no particular order; Request For Proposal (RFP) dated October 27, 2023. Briefly the RFP provide a project description, contact information, a scope of work, boring and report requirements and five attachments. The attachments included; Existing Conditions 3D View, Existing Conditions Plan View 103023, Proposed Boring Locations 103023, Proposed MOB Restaurant Structured Parking 103023 and a Topo Survey 011619. A 19 Page “Pricing Set” that was prepared by HGA. The pricing included architectural renderings, floor plans and elevation views. Plan Sheet M2 prepared by Griswold and Rauma architects, Inc that was dated April 18, 1973. The plan sheet showed the location of a steam crossover pipe. (i.e., buried underground utility piping). Civil engineering plans titled “Preliminary Development Plan Application for OnFrance MOB” that were prepared by HGA and/or Kimley Horn and Associated, Inc. the plans were not dated and were stamped “Not For Construction”. The plans included; cover sheet, general notes, demo plans, erosion and sediment control plans, erosion and sediment control details, site plans, grading and drainage plans, and utility plans. Architectural and landscaping plans prepared by HGA and dated December 22, 2023. These plans were also stamped “Not For Construction”. The architectural plans included but were not limited to; cover sheet, floor plans, finish plans, reflected ceiling plans and exterior elevations. The landscaping plans included but were not limited to; layout plans, planting plans, planting details, plant material schedule and irrigation plans. Narrative & Outline Specification, Schematic Design prepared by HGA and dated December 23, 2023. This 63-page document provided an outline of the project specifications. Structural design parameters were included in the document. An email from HGA dated December 21, 2023 that provided a schedule of alternate bid items. 1.6 Locations and Elevations The soil boring locations were selected by Southdale Office Partners, Wildamere Capital Management and/or other members of the design team. Their locations were staked in the field by Sunde Land surveying in advance of our field work. The approximate locations of the soil borings are shown on the “Soil Boring Sketch,” in the Appendix. The sketch was prepared by Sunde Land Surveying. 6 Ground surface elevations at the soil boring locations were provide by Sunde Land Surveying. 2.0 FIELD PROCEDURES The 17 standard penetration test borings were advanced on December 1st thru December 6th, 2023 by HGTS with a rotary drilling rig, using continuous flight augers to advance the boreholes. Representative samples were obtained from the borings, using the split-barrel sampling procedures in general accordance with ASTM Specification D-1586. In the split- barrel sampling procedure, a 2-inch O.D. split-barrel spoon is driven into the ground with a 140-pound hammer falling 30 inches. The number of blows required to drive the sampling spoon the last 12 inches of an 18-inch penetration is recorded as the standard penetration resistance value, or "N" value. The results of the standard penetration tests are indicated on the boring log. The samples were sealed in containers and provided to HGTS for testing and soil classification. A field log of each boring was prepared by HGTS. The logs contain visual classifications of the soil materials encountered during drilling, as well as the driller's interpretation of the subsurface conditions between samples and water observation notes. The final boring logs included with this report represent an interpretation of the field logs and include modifications based on visual/manual method observation of the samples. The soil boring logs, general terminology for soil description and identification, and classification of soils for engineering purposes are also included in the appendix. The soil boring logs identify and describe the materials encountered, the relative density or consistency based on the Standard Penetration resistance (N-value, “blows per foot”) and groundwater observations. The strata changes were inferred from the changes in the samples and auger cuttings. The depths shown as changes between strata are only approximate. The changes are likely transitions, variations can occur beyond the location of the boring. 3.0 RESULTS 3.1 Soil Conditions Pavements and Topsoil At the surface eight of the soil borings encountered a pavement section while nine of the borings encountered a topsoil layer. The pavement section consisted of about 3 ½ to 5 ½ inches of bituminous and about 3 to 6 inches of aggregated base. The topsoil consisted of about 1 to 2 feet of topsoil that was composed of silty sand or sandy lean clay and contained some roots and was black in color. Fill Below the pavement section or topsoil, 9 of the borings (SB-1 thru SB-6 and SB-15 thru SB-17 encountered varying depths or thicknesses of existing Fill materials that extended to depths ranging from about 4 ½ to 18 feet below the ground surface. The Fill was thickest at borings SB-15 and SB-17 where it extended to depths about 15 and 18 feet, respectively below the ground surface. 7 The Fill was composed of a variety of soil materials including; poorly graded sand with silt, poorly graded sand, sandy lean clay, clayey sand and silty sand. The Fill soils were brown, dark brown and/or black in color. N-Values shown, as blows per foot (bpf) on the boring logs, within the sandy Fill soils (poorly graded sand with silt, poorly graded sand, clayey sand and silty sand) ranged from 3 to 33 bpf, indicating a very loose to dense relative density. N-Values within the clayey Fill soils (sandy lean clay) ranged from 21 to 26 bpf, indicating a very stiff consistency. Organic Soils Organic soils, either buried topsoil or swamp deposits were encountered below the Fill at borings SB-15, SB-16 and SB-17. The organic soil consisted of organic clay that was that was black in color and contained some roots. The organic soil extended from about 15 to 19 ½ feet at boring SB15, from about 4 ½ to 7 feet at boring SB-16 and from about 18 feet to the end of the boring at about 21 feet at boring SB-17. Native Glacial Deposits Below the pavements, topsoil, Fill or organic soils the borings encountered both sandy and clayey glacially deposited soil that extended to the termination depths of the borings. These soil materials were composed of; poorly graded sand, poorly graded sand with silt, silty sand, clayey sand and sandy lean clay. N-Values within the sandy soil ranged from 2 to greater than 50 blows per 6-inch increment indicating the native sands had a very loose to very dense relative density. N-Values within the clayey soil ranged from 10 to 45 bpf indicating a rather stiff to hard consistency. 3.2 Groundwater Groundwater was encountered in soil boring SB-11 while drilling and sampling at about 30 feet below the ground surface corresponding to about elevation 851 ½ feet. Groundwater was not encountered in the remaining borings while drilling and sampling or after removing the augers from the boreholes. Water levels were measured on the dates as noted on the boring logs and the period of water level observations was relatively short. Groundwater monitoring wells or piezometers would be required to more accurately determine water levels. Seasonal and annual fluctuations in the groundwater levels should be expected. 3.3 Laboratory Testing Laboratory moisture content tests were performed on selected samples recovered from the soil borings. Soil moisture contents ranged from about 2 to 16 percent. These values indicate that the soils were likely near or below their assumed optimum moisture content based in the standard Proctor test. Soils that will be excavated and reused as fill or backfill could require some moisture conditioning to meet the recommended compaction levels. Results of the soil moisture contents are presented on the boring logs adjacent to the sample tested. Percent passing the #200 sieve (P-200) tests were also performed on selected samples recovered from the borings. The P-200 content is a measure of the silt and clay sized particles in a sample which can have an effect on soil infiltration rates. In general, the greater the P-200 8 content the less permeable a soil will be. Table 1 summarizes the results of the laboratory P- 200 tests. Results of the laboratory tests are also shown on the boring logs adjacent to the sample tested. Table 1. Summary of Laboratory Tests Boring Number Sample Number Depth (feet) Moisture Content (%) * P-200 (%)* SB-17 SS-80 5 6 ½ 16 SB-17 SS-82 10 5 12 ½ SB-17 SS-84 15 16 40 ½ *Moisture content values rounded to the nearest ½ percent. We also performed sulfate testing of selected samples recovered from the boring. Sulfate testing had not been completed at the time of this report. Results will be forwarded as they become available. 3.4 OSHA Soil Classification The soils encountered in the borings consisted of; poorly graded sand, poorly graded sand with silt, silty sand, clayey sand and sandy lean clay corresponding to the ASTM Classifications of SP, SP-SM, SM, SC and CL, respectively. The soils identified as SP, SP-SM, SM and SC will generally be Type C soils under Department of Labor Occupational Safety and Health Administration (OSHA) guidelines. The soils identified as CL will generally be Type B soils under OSHA guidelines. Organic soils (organic clay) were also encountered in 3 of the borings. The organic clay may not meet OSHA requirements for Type B or C soils and excavations in the organic soil could require sideslopes/backslope flatter than those required for Type B or C soils. An OSHA-approved qualified person should review the soil classification in the field. Excavations must comply with the requirements of OSHA 29 CFR, Part 1926, Subpart P, “Excavations and Trenches.” This document states excavation safety is the responsibility of the contractor. The project specifications should reference these OSHA requirements. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 Proposed Construction MOB Based on the documents provided we understand the MOB will be a 3-story building consisting of structural steel frame supported in cast in-place concrete footings and foundation walls. The basement floor will consist of an earth supported concrete slab. The basement floor slab is anticipated to bear at or near elevation 881. First, second and third floors will consist of concrete on galvanized steel decking. The roof system will consist of steel decking supported on the structural steel framing. We anticipate that exterior perimeter walls will likely consist of precast concrete wall panels or masonry cavity walls along with exterior architectural finishes, window and doors. Based on the above-described construction were estimate maximum column loads up to 400 kips with perimeter wall loads in the order of 8 to 10 kips per linear foot. 9 Parking Ramp We understand the parking ramp will be a 2-level structure but will likely be designed for a future 2 level vertical expansion (4 levels total) The ramp will consist of cast in-place concrete footings supporting a cast-in-place post-tensioned concrete beam/slab system supported on cast-in-place concrete columns. The post tensioned concrete slabs will span up to 28 feet to 22” wide x 36” deep post-tensioned concrete beams spanning 60 feet between columns. Exterior perimeter walls will likely consist of precast concrete panels. Based on above describe construction we estimate that column loads up to 250 kips with perimeter wall loads in the order of 4 to 6 kips per linear foot. These estimated loads do not account for the future vertical expansion. The lowest garage floor (L1) is anticipated to bear at or near elevation 868 with level L2 set to match that of the MOB at elevation 881. Restaurant Based on the documents provided we understand the restaurant will be a single- story slab on grade structure consisting of structural steel frame supported in cast in-place concrete footings and foundation walls. We anticipate that exterior perimeter walls will likely consist of light gage metal framing along with aluminum storefront window. Based on the above-described construction were estimate maximum column loads up to 100 kips with perimeter wall loads in the order of 3 to 5 kips per linear foot. Based on the estimated structural loads, we assume soil bearing pressures of 4,000 pounds per square foot (psf) will be required for adequate foundation support for each of the structures. If the proposed loads exceed these values the proposed grades differ by more than 2 feet from the assumed values or if the design or location of the proposed building changes, we should be informed. Additional analyses and revised recommendations may be necessary. 4.2 Discussion Structures exist on the project site which will be removed/demolished to make way for the proposed development. We recommend that all remnants of the structures including footings, floor slabs, foundation walls, exterior flatwork, bituminous surfaces and underground utilities be removed from within the proposed building, parking areas, drive lanes, utility and oversize areas. The vegetation and topsoil are not suitable for foundation support and we recommend that all vegetation and topsoil be removed from within the proposed building, parking lots, drive lanes, utilities and oversize areas. The origin of the Fill encountered in the soil borings is unknown but is likely associated with construction of the existing structures. Portions of the Fill had a loose relative density which suggest that it may not have been compacted or was poorly compacted as it was placed. Portions of the Fill also contained black colored soils which can be indicative of organic soils or organic material within the soil. For these reasons we do not recommend supporting the proposed improvements on the Fill and recommend that it be removed and replaced with suitable compacted engineered fill as needed to attain design grades. Organic soils were encountered in borings SB-15, SB-16 and SB-17. The organic soils are not suitable for foundation or utility support and will need to be removed from within the 10 proposed building, utility and oversize areas and replaced with suitable compacted engineered fill. It must be noted that soil boring SB-17 terminated in organic soils at about 21 feet below the ground surface and therefor the vertical extent of the organic soil is unknown. Soil boring SB-17 was completed for stormwater pond design however, given the proximity to the MOB, the organic soils will likely need to be removed for foundation construction and to obtain the required oversizing. Excavations to remove the organic soils could extend deeper than 21 feet at and near boring SB-17. The underlying sandy and clayey native glacial deposits in our opinion are suitable for foundation support. However, some loose or very loose soil were encountered at the anticipated foundation depths. The loose or very loose soil and any soil disturbed during demolition activities will need to be compacted to increase their density and uniformity prior to placing additional fill or foundations. With the building pad prepared as recommended in the following section, it is our opinion that the foundations for the proposed building can be supported on compacted engineered fill or the native glacially deposited soils and designed for a net allowable soil bearing capacity up to 4,000 pounds per square foot. Groundwater was encountered in soil boring SB-11 while drilling and sampling at about 30 feet below the ground surface corresponding to about elevation 851 ½ feet but was not encountered in the remaining borings. With excavations for soil corrections anticipated to extend about 20 feet below the ground surface, corresponding to about elevation 861 we do not anticipate that groundwater will be encountered during construction and do not anticipate that dewatering will be required. 4.3 Building Preparation Excavation We recommend that all vegetation, topsoil, pavements, Fill and any other unsuitable soils be removed from below the proposed building and oversize areas. Structures exist on the property that will be removed/demolished to make way for the proposed development. We recommend that all building remnants such as footings, floor slabs, foundation walls, exterior flatwork and underground utilities be removed from within the building and oversize area. Any loose soil or soil disturbed during excavation activities will need to compacted prior to engineered fill or footing placement in increase its density and uniformity. Table 2 summarizes the anticipated excavation depths at the soil boring locations. Table 2. Anticipated Excavation Depths Boring Number Measured Surface Elevation (feet) Anticipated Excavation Depth (feet)* Anticipated Excavation Elevation (feet)* Approximate Groundwater Elevation(feet)* SB-1 874.7 4 ½ 870 NE SB-2 872.3 7 865 ½ NE SB-3 876.9 12 863 NE SB-4 876.1 4 ½ 871 ½ NE SB-5 877.0 4 ½ 872 ½ NE 11 Boring Number Measured Surface Elevation (feet) Anticipated Excavation Depth (feet)* Anticipated Excavation Elevation (feet)* Approximate Groundwater Elevation(feet)* SB-6 880.7 9 ½ 871 NE SB-7 883.9 1 883 NE SB-8 873.9 1 872 NE SB-9 882.2 1 881 NE SB-10 882.2 1 881 NE SB-11 881.4 1 880 ½ 851 ½ SB-12 878.0 1 877 NE SB-13 881.9 1 881 NE SB-14 882.6 1 881 ½ NE SB-15 882.1 19 ½ 862 ½ NE SB-16 880.5 7 873 ½ NE SB-17 881.1 > 21 < 861 NE * = Excavation depths and elevations were rounded to nearest ½ foot. Oversizing In areas where the excavations extend below the proposed footing elevations, the excavations require oversizing. We recommend the perimeter of the excavation be extended a foot outside the proposed footprint for every foot below footing grade (1H:1V oversizing). The purpose of the oversizing is to provide lateral support of the foundation. Shoring Soil corrections of the proposed MOB and associated parking ramp are anticipated to extend about 20 and possibly deeper below the ground surface corresponding to about elevation 861. At typical excavation backslopes of 1½ H: 1 V in Type C soils the excavations could extend about 30 feet, or more, beyond the building perimeter posing a risk of undermining the adjoining streets, underground utilities and structures on the adjacent properties. If site constraints will not allow excavations with these dimensions, then shoring will likely be required. Fill Material Fill required to attain site grades may consist of any debris-free, non-organic mineral soil. We recommend that granular sand fill be used for ease in compaction and to provide a uniform subgrade. We recommend that fill or backfill placed in wet excavations or within 2 feet of the groundwater table, if encountered, consist of granular soil (sand) with less than 5 percent passing the number 200 sieve and at least 50 percent retained on the number 40 sieve. Portions, quantity unknown, of the on-site Fill materials excavated for construction of the building may be suitable for use or reuse as fill or backfill provided they are free of organic material, debris or other unsuitable materials. The on-site materials could require some moisture conditioning (wetting or drying) to meet the recommended compaction levels. The native sandy and clayey soils, excavated during foundation construction appear to be generally suitable for reuse as structural fill or backfill. Soils that will be reused as fill or 12 backfill could require some moisture conditioning (wetting or drying) to meet the recommend compaction levels. Summer months are typically more favorable for drying wet soils. The topsoil or soils that are black in color are not suitable for reuse as structural fill or backfill. Backfilling We recommend that backfill placed to attain site grades be compacted to a minimum of 98 percent of its standard Proctor density (ASTM D 698). We recommend that fill placed to attain floor slab grades be compacted to a minimum of 98 percent of its standard Proctor density. In areas where fill depths will exceed 10 feet, we recommend that compaction levels be increased to a minimum of 100 percent of the materials standard Proctor density. Even with the increased compaction levels a construction delay may be appropriate to allow for post construction settlement of the fill mass Fill soils should be placed within 3 percentage points above and 1 percentage point below its optimum moisture content as determined by the standard Proctor. Granular fill classified as SP or SP-SM should be placed within 65 percent to 105 percent of its optimum moisture content as determined by the standard Proctor. All fill should be placed in thin lifts and be compacted with a large self-propelled vibratory compactor operating in vibratory mode. Fill and backfill placed on slopes, if any, must be “benched” into the underlying suitable soil to reduce the potential for slip places to develop between the fill and underlying soil. We recommend “benching” or excavating into the slope at 5 feet vertical intervals to key the fill into the slope. We recommend each bench be a minimum of 10 feet wide. Foundations We recommend the perimeter footings bear a minimum of 42 inches below the exterior grade for frost protection. Interior footings may be placed immediately below the slab provided construction does not occur during below freezing weather conditions. Foundation elements in unheated areas should bear at least 5 feet below exterior grade for frost protection. We anticipate the foundations will bear on compacted engineered fill or sandy or clayey native soils. With the building pad prepared as recommended, it is our opinion the footings can be designed for a net allowable bearing pressure up to 4,000 pounds per square foot (psf). We anticipate total and differential settlement of the foundations will be less than 1 inch and ½ inch, respectively, across a 30-foot span. 4.4 Dewatering Groundwater was encountered in soil boring SB-11 while drilling and sampling at about 30 feet below the ground surface corresponding to about elevation 851 ½ feet but was not encountered in the remaining borings. With excavations for soil corrections anticipated to extend about 20 feet below the ground surface, corresponding to about elevation 861 we do not anticipate that groundwater will be encountered during construction and do not anticipate that dewatering will be required. 4.5 Interior Slabs 13 We anticipate the anticipated floor subgrade could consist of compacted sandy or clayey engineered fill or sandy or clayey native soils. It is our opinion a modulus of subgrade reaction, k, of 100 pounds per square inch of deflection (psi) may be used for sand soils to design the floor. If floor coverings or coatings less permeable than the concrete slab will be used, we recommend that a vapor retarder or vapor barrier be placed immediately beneath the slab. Some contractors prefer to bury the vapor barrier or vapor retarder beneath a layer of sand to reduce curling and shrinkage, but this practice often traps water between the slab and vapor retarder or barrier. Regardless of where the vapor retarder or vapor barrier is placed, we recommend consulting the floor covering manufacturer regarding the appropriate type, use and installation of the vapor retarder or vapor barrier to preserve the warranty. We recommend following all state and local building codes with regards to a radon mitigation plan beneath interior slabs. 4.6 Below Grade Walls We recommend general waterproofing of the below grade walls. We recommend either placing drainage composite against the backs of the exterior walls or backfilling adjacent to the walls with sand having less than 50 percent of the particles by weight passing the #40 sieve and less than 5 percent of the particles by weight passing the #200 sieve. The sand backfill should be placed within 2 feet horizontally of the wall. We recommend the balance of the backfill for the walls consist of sand however the sand may contain up to 20 percent of the particles by weight passing the #200 sieve. We recommend installing drain tile behind the below grade walls, adjacent to the wall footing and below the slab elevation. Preferably the drain tile should consist of perforated pipe embedded in gravel. A geotextile filter fabric should encase the pipe and gravel. The drain tile should be routed to a storm sewer, sump pump or other suitable disposal site. Foundation walls or below grade (basement) walls will have lateral loads from the surrounding soil transmitted to them. Active earth pressures can be used to design the below grade walls if the walls are allowed to rotate slightly. If wall rotation cannot be tolerated, then below grade wall design should be based on at-rest earth pressures. It is our opinion that the estimated soil parameters presented in Table 3 be used for below grade wall design and /or shoring system design. These estimated soil parameters are based on the assumptions that the walls are drained, there are no surcharge loads within a horizontal distance equal to the height of the wall and the backfill is level. Table 3. Soil Parameters Soil Type Estimated Unit Weight (pcf) Estimated Friction Angle (degrees) At-Rest Pressure (pcf) Active Soil Pressure (pcf) Passive Soil Pressure (pcf) Sand (SP, SP-SM) 120 32 57 37 390 Other Soils (SM, SC, CL) 135 28 70 50 375 14 Resistance to lateral earth pressures will be provided by passive resistance against the wall footings and by sliding resistance along the bottom of the wall footings. We recommend a sliding coefficient of 0.35. This value does not include a factor of safety. 4.7 Exterior Slabs Portions of the exterior slabs could be underlain by silty soils which are considered moderately to highly frost susceptible. If these soils become saturated and freeze, frost heave may occur. This heave can be a nuisance in front of doors and at other critical grade areas. One way to help reduce the potential for heaving is to remove the frost-susceptible soils below the slabs down to bottom of footing grades and replace them with non-frost-susceptible backfill consisting of sand having less than 5 percent of the particles by weight passing the number 200 sieve. If this approach is used and the excavation bottoms terminate in non-free draining granular soil, we recommend a drain tile be installed along the bottom outer edges of the excavation to collect and remove any water that may accumulate within the sand. The bottom of the excavation should be graded away from the building. If the banks of the excavations to remove the frost-susceptible soils are not sloped, abrupt transitions between the frost-susceptible and non-frost-susceptible backfill will exist along which unfavorable amounts of differential heaving may occur. Such transitions could exist between exterior slabs and sidewalks, between exterior slabs and pavements and along the slabs themselves if the excavations are confined to only the building entrances. To address this issue, we recommend sloping the excavations to remove frost-susceptible soils at a minimum 3:1 (horizontal:vertical) gradient. An alternative method of reducing frost heave is to place a minimum of 2 inches of extruded polystyrene foam insulation beneath the slabs and extending it about 4 feet beyond the slabs. The insulation will reduce frost penetration into the underlying soil and reduce heave. Six to twelve inches of granular soil is typically placed over the insulation to protect it during construction. Another alternative for reducing frost heave is to support the slabs on frost depth footings. A void space of at least 4 inches should be provided between the slab and the underlying soil to allow the soil to heave without affecting the slabs. 4.8 Site Grading and Drainage We recommend the site be graded to provide positive run-off away from the proposed building. We recommend landscaped areas be sloped a minimum of 6 inches within 10 feet of the building and slabs be sloped a minimum of 2 inches. In addition, we recommend downspouts with long splash blocks or extensions. We recommend the lowest floor grades be constructed to meet City of Edina requirements with respect to groundwater separation distances. In the absence of city requirements, we recommend maintaining at least a 2-foot separation between the lowest floor slab and the 100- year flood level of nearby wetlands, storm water ponds or other surface water features. 15 4.9 Utilities We anticipate that new utilities will be supported on either compacted engineered fill following soil corrections or native granular soils. Based on the soil borings, the native glacial soils appear to be suitable for utility support. We recommend removing all topsoil, Fill or other unsuitable soils, if any, beneath utilities prior to placement. We recommend bedding material be thoroughly compacted around the pipes. We recommend trench backfill above the pipes be compacted to a minimum of 95 percent beneath slabs and pavements, the exception being within 3 feet of the proposed pavement subgrade, where 100 percent of standard Proctor density is required. In landscaped areas, we recommend a minimum compaction of 90 percent. We do not anticipate that groundwater will be encountered during utility installations and do not anticipate that dewatering will be required. 4.10 Pavement Considerations Traffic Volumes Based on the plans provided the parking ramp will have a total of 195 parking stalls. The project will also include a surface parking lot along France Avenue that service the MOB as well as the restaurant/tavern. The surface lot is estimated to contain about 115 to 120 parking stalls. We were not provided any information regarding estimated traffic volumes, vehicle types, vehicle distribution or projected growth rates. We anticipate that the parking lots will be used primarily by automobiles and light trucks with weekly use by heavier vehicles such as garbage trucks, food delivery and medical supply vans. We assume the parking ramp and surface lots will turn over 2 to 3 time per day. Based on the assumed traffic types and estimated volumes we estimate the pavements will be subjected to Equivalent Single Axle Loads (ESAL’s) ranging from about 75,000 to 100,000 over a 20-year design life. Subgrade Preparation We recommend removing all pavement sections, existing Fill or other unsuitable materials from within the pavement subgrade. Prior to placing additional fill and/or aggregate base (Class 5) we recommend surface compacting the subgrade soils with a large self-propelled vibratory compactor operating in vibratory mode to densify and loose soils disturbed during construction activities. Prior to paving we recommend compaction tests or observing a test roll of the subgrade soils, if possible, with a loaded tandem truck to identify soft, weak, loose or unstable areas that may require additional subcuts. Backfill, if needed, to attain pavement subgrade elevation can consist of any mineral soils provided it is free of organic material or other deleterious materials. We recommend compacting the backfill at moisture contents within a range of 1 percentage point below and 3 percentage points above its optimum moisture content. Granular fill classified as SP or SP- SM should be placed within 65 percent to 105 percent of its optimum moisture content as determined by the standard Proctor. The backfill should be compacted to a minimum of 95 percent of its standard Proctor maximum dry density with the upper 3 feet of fill and backfill compacted to a minimum of 100 percent of its standard Proctor maximum dry density. R-Value R-Value testing was beyond the scope of this project. The near surface soil encountered in the soil borings consisted predominately of granular soil composed of poorly 16 graded sand, poorly graded sand with silt and clayey sand corresponding to the ASTM Classifications of SP, SP-SM and SC, respectively. These soils typically have R-Values ranging from 30 to 70. It is our opinion an R-Values of 50 can be used for pavement design. Based on an estimated R-Value of 50 and a maximum of 100,000 ESAL’s we recommend a light duty car parking pavement section consisting of 3 ½ inches of bituminous underlain by a minimum of 8 inches of Class 8 aggregate base. For heavy duty drive lanes, we recommend a minimum of 4 inches of bituminous (2 inches of bituminous wear and 2 inches of bituminous base) and 9 inches of Class 5 aggregate base. We recommend aggregate base meeting MN/DOT specification 3138 for Class 5 aggregate base. We recommend the aggregate base be compacted to 100 percent of its maximum standard Proctor dry density. We recommend that the bituminous wear and base courses meet the requirements of MN/DOT specification 2360. We recommend the bituminous pavements be compacted to at least 92% of the maximum theoretical density. We recommend specifying concrete that has a minimum 28-day compressive strength to 3,900 psi. We recommend specifying 5 to 8 percent entrained air for exposed concrete to provide resistance to freeze-thaw deterioration. We recommend slump, air content and compressive strength test of Portland cement concrete. 4.11 Infiltration Areas Based on the provided documents, the project will include constructing stormwater ponds/infiltration basins off the north end of the MOB and in the southwest quadrant of the site along Valley View Road. We further understand that underground stormwater chambers will also be constructed as part of the overall stormwater management plan for the site . Soil boring SB-2, SB-11, SB-13 , SB-16 and SB-17 appear to have been completed nearest to the proposed stormwater ponds and/or underground stormwater chambers. At the anticipated bottom of pond elevation or pipe invert elevations these borings encountered a variety of soils including; poorly graded sand, poorly graded sand with silt, silty sand, clayey sand and sandy lean clay corresponding to the ASTM Classifications of SP, SP-SM, SM, SC and CL respectively. It is our opinion that the infiltration rates presented in Table 4 can be used for stormwater pond/infiltration basin design. These values were obtained from tables included in the “Minnesota Storm Water Manual”. Table 4. Estimated Design Infiltration Rates In-situ soils Soil Description Hydrologic Soil Group Design Infiltration Rate (inches/hour) SP, SP-SM Poorly Graded Sand & Poorly Graded Sand with Silt A 0.8 SM Silty Sand B 0.45 SC Clayey Sand D 0.06 CL Sandy Lean Clay D 0.06 17 It should further be noted that soil infiltration rates can vary with soil moisture content, soil density (compaction), the introduction of fine-grained soils, topsoil, organic materials, filter or biofilter media, seasonal changes as well as changes or fluctuation in localized groundwater levels. Field tests (double ring infiltrometer) can be performed within the proposed infiltration basin area to verify infiltration rates of the in-situ soils. We would be pleased to provide these services if required or requested. 5.0 CONSTRUCTION CONSIDERATIONS 5.1 Excavation The soils encountered in the borings consisted of; poorly graded sand, poorly graded sand with silt, silty sand, clayey sand and sandy lean clay corresponding to the ASTM Classifications of SP, SP-SM, SM, SC and CL, respectively. The soils identified as SP, SP-SM, SM and SC will generally be Type C soils under Department of Labor Occupational Safety and Health Administration (OSHA) guidelines. The soils identified as CL will generally be Type B soils under OSHA guidelines. Temporary excavations in Type C soils should be constructed at a minimum of 1 ½ foot horizontal to every 1-foot vertical within excavations. Temporary excavations in Type B soils should be constructed at a minimum of 1 foot horizontal to every 1-foot vertical within excavations. Slopes constructed in this manner may still exhibit surface sloughing. If site constraints do not allow the construction of slopes with these dimensions, then temporary shoring may be required. Organic soils (organic clay) were also encountered in 3 of the borings. The organic clay may not meet OSHA requirements for Type B or C soils and excavations in the organic soil could require sideslopes/backslope flatter than those required for Type B or C soils. 5.2 Observations A geotechnical engineer or qualified engineering technician should observe the excavation subgrade to evaluate if the subgrade soils are similar to those encountered in the borings and adequate to support the proposed construction. 5.3 Backfill and Fills We recommend moisture conditioning (drying or wetting) all soils that will be used as fill or backfill to achieve the recommended compaction. We recommend that fill and backfill be placed in lifts not exceeding 4 to 12 inches, depending on the size of the compactor and materials used. 5.4 Testing We recommend density tests of backfill and fills placed for the proposed foundations. Samples of the proposed materials should be submitted to our laboratory prior to placement for 18 evaluation of their suitability and to determine their optimum moisture content and maximum dry density (Standard Proctor). 5.5 Winter Construction If site grading and construction is anticipated to proceed during cold weather, all snow and ice should be removed from cut and fill areas prior to additional grading and placement of fill. No fill should be placed on frozen soil and no frozen soil should be used as fill or backfill. Concrete delivered to the site should meet the temperature requirements of ASTM and/or ACI. Concrete should not be placed on frozen soil. Concrete should be protected from freezing until the necessary strength is obtained. Frost should not be permitted to penetrate below the footings. 6.0 PROCEDURES 6.1 Soil Classification The drill crew chief visually and manually classified the soils encountered in the borings in general accordance with ASTM D 2488, “Description and Identification of Soils (Visual- Manual Procedure).” Soil terminology notes are included in the Appendix. The samples were returned to our laboratory for review of the field classification by a soils engineer. Samples will be retained for a period of 30 days. 6.2 Groundwater Observations Immediately after taking the final samples in the bottom of the boring, the hole was checked for the presence of groundwater. Immediately after removing the augers from the borehole the hole was once again checked and the depth to water and cave-in depths were noted. 7.0 GENERAL 7.1 Subsurface Variations The analyses and recommendations presented in this report are based on data obtained from a limited number of soil borings. Variations can occur away from the borings, the nature of which may not become apparent until additional exploration work is completed, or construction is conducted. A reevaluation of the recommendations in this report should be made after performing on-site observations during construction to note the characteristics of any variations. The variations may result in additional foundation costs and it is suggested that a contingency be provided for this purpose. It is recommended that we be retained to perform the observation and testing program during construction to evaluate whether the design is as expected, if any design changes have affected the validity of our recommendations, and if our recommendations have been correctly 19 interpreted and implemented in the designs, specifications and construction methods. This will allow correlation of the soil conditions encountered during construction to the soil borings and test pits and will provide continuity of professional responsibility. 7.2 Review of Design This report is based on the design of the proposed structures as related to us for preparation of this report. It is recommended that we be retained to review the geotechnical aspects of the design and specifications. With the review, we will evaluate whether any changes have affected the validity of the recommendations and whether our recommendations have been correctly interpreted and implemented in the design and specifications. 7.3 Groundwater Fluctuations We made water level measurements in the borings at the times and under the conditions stated on the boring logs. The data was interpreted in the text of this report. The period of observation was relatively short and fluctuations in the groundwater level may occur due to rainfall, flooding, irrigation, spring thaw, drainage, and other seasonal and annual factors not evident at the time the observations were made. Design drawings and specifications and construction planning should recognize the possibility of fluctuations. 7.4 Use of Report This report is for the exclusive use of Southdale Office Partners, Wildamere Capital Management and their design team to use to design the proposed structures and prepare construction documents. In the absence of our written approval, we make no representation and assume no responsibility to other parties regarding this report. The data, analysis and recommendations may not be appropriate for other structures or purposes. We recommend that parties contemplating other structures or purposes contact us. 7.5 Level of Care Haugo GeoTechnical Services has used the degree of skill and care ordinarily exercised under similar circumstance by members of the profession currently practicing in this locality. No warranty expressed or implied is made. APPENDIX Approximately 3 1/2 Inches of Bituminous Approximately 6 Inches of Aggregate Base Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, trace Roots, dark brown, moist (Fill) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, loose to medium dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense to very dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 1 SS 2 SS 3 SS 4 SS 5 SS 6 SS 7 SS 8 SS 9 SS 10 SS 11 10-14-11 (25) 3-4-3 (7) 3-5-7 (12) 3-4-3 (7) 3-5-7 (12) 5-7-9 (16) 34-14-12 (26) 7-8-8 (16) 50/2" 14-14-16 (30) 3.5 6.5 NOTES GROUND ELEVATION 874.7 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/1/23 COMPLETED 12/1/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-1 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 >> Approximately 4 Inches of Bituminous Approximately 6 Inches of Aggregate Base Sandy Lean Clay, trace Gravel, brown and black, wet (Fill) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 67 SS 68 SS 69 SS 70 SS 71 SS 72 SS 73 SS 74 SS 75 SS 76 SS 77 10-13-13 (26) 8-9-12 (21) 9-10-8 (18) 5-7-8 (15) 14-15-12 (27) 10-9-7 (16) 14-12-15 (27) 17-17-15 (32) 14-15-18 (33) 20-17-13 (30) 5.5 8.5 NOTES GROUND ELEVATION 872.3 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/5/23 COMPLETED 12/5/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-2 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Silty Sand, trace Gravel, trace Roots, black, moist (Topsoil) Clayey Sand, fine to coarse grained, trace Gravel, dark brown, moist (Fill) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, brown, wet, stiff to very stiff (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 12 SS 13 SS 14 SS 15 SS 16 SS 17 SS 18 SS 19 SS 20 SS 21 SS 22 14-11-12 (23) 10-13-17 (30) 8-10-11 (21) 5-4-4 (8) 5-9-14 (23) 9-21-24 (45) 9-11-15 (26) 4-5-8 (13) 6-9-11 (20) 7-10-12 (22) 9.5 14 NOTES GROUND ELEVATION 876.9 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/1/23 COMPLETED 12/1/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-3 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Approximately 3 1/2 Inches of Bituminous Approximately 6 Inches of Aggregate Base Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist (Fill) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, brown, moist to wet, very stiff (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 141 SS 142 SS 143 SS 144 SS 145 SS 146 SS 147 SS 148 SS 149 SS 150 SS 151 6-7-8 (15) 6-9-7 (16) 14-12-9 (21) 8-8-6 (14) 7-7-8 (15) 14-17-22 (39) 7-5-7 (12) 9-10-16 (26) 7-30-10 (40) 8-11-15 (26) 4 14 NOTES GROUND ELEVATION 876.1 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/5/23 COMPLETED 12/5/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-4 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Silty Sand, trace Gravel, trace Roots, black, moist (Topsoil/Fill) Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist (Fill) (SP) Poorly Graded Sand, fine to coarse grained, trace Grave, brown, moist, loose to medium dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, brown, moist, very stiff (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, grey, wet, rather stiff to stiff (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 23 SS 24 SS 25 SS 26 SS 27 SS 28 SS 29 SS 30 SS 31 SS 32 SS 33 5-7-3 (10) 6-4-3 (7) 9-8-7 (15) 6-13-13 (26) 9-11-12 (23) 8-14-16 (30) 11-14-16 (30) 8-10-14 (24) 5-6-6 (12) 6-8-9 (17) 2.5 10 NOTES GROUND ELEVATION 877 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/1/23 COMPLETED 12/1/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-5 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Silty Sand, trace Gravel, trace Roots, black, moist (Topsoil/Fill) Poorly Graded Sand, fine to coase grained, trace Gravel, brown, moist (Fill) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained with Gravel, grey, moist, very dense (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 45 SS 46 SS 47 SS 48 SS 49 SS 50 SS 51 SS 52 SS 53 SS 54 SS 55 5-7-6 (13) 5-6-6 (12) 10-5-4 (9) 2-2-2 (4) 7-14-20 (34) 13-26-27 (53) 50 33-13-12 (25) 10-20-18 (38) 12-20-20 (40) 4 2.5 NOTES GROUND ELEVATION 880.7 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/6/23 COMPLETED 12/6/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-6 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Silty Sand, trace Gravel, trace Roots, black, moist (Topsoil) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, loose to medium dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, brown, wet, rather stiff to very stiff (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 34 SS 35 SS 36 SS 37 SS 38 SS 39 SS 40 SS 41 SS 42 SS 43 SS 44 4-5-5 (10) 8-6-5 (11) 9-10-6 (16) 3-5-7 (12) 10-9-9 (18) 5-5-6 (11) 6-6-8 (14) 2-5-5 (10) 8-9-10 (19) 15-17-12 (29) 11 12.5 NOTES GROUND ELEVATION 883.9 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/4/23 COMPLETED 12/4/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-7 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Silty Sand, trace Gravel, trace Roots, black, moist (Topsoil) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, loose to medium dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained, with Gravel, grey, moist, medium dense (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SM) Silty Sand, fine grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 56 SS 57 SS 58 SS 59 SS 60 SS 61 SS 62 SS 63 SS 64 SS 65 SS 66 3-4-3 (7) 3-4-4 (8) 7-7-5 (12) 4-4-8 (12) 10-14-14 (28) 9-10-12 (22) 50/4" 4-8-10 (18) 2-5-6 (11) 3-4-8 (12) 4 6.5 NOTES GROUND ELEVATION 873.9 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/4/23 COMPLETED 12/4/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-8 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 >> Approximately 3.5 inches of Bituminous Approximately 6 Inches of Aggregate Base (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained, trace Gravel, brown, moist, medium dense to very dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 201 SS 202 SS 203 SS 204 SS 205 SS 206 SS 207 SS 208 SS 209 SS 210 SS 211 7-7-10 (17) 9-10-10 (20) 7-12-15 (27) 4-9-13 (22) 14-25-15 (40) 12-25-35 (60) 12-17-17 (34) 8-13-13 (26) 9-11-15 (26) 8-12-14 (26) 8 NOTES GROUND ELEVATION 882.2 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/6/23 COMPLETED 12/6/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-9 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Approximately 3.5 Inches of Bituminous Approximately 5 Inches of Aggregate Base (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist, dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, brown, wet, hard (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 212 SS 213 SS 214 SS 215 SS 216 SS 217 SS 218 SS 219 SS 220 SS 221 SS 222 5-5-6 (11) 5-8-9 (17) 7-14-19 (33) 7-7-13 (20) 9-14-16 (30) 14-20-27 (47) 4-8-11 (19) 8-12-12 (24) 8-16-19 (35) 9-21-24 (45) 4 5 NOTES GROUND ELEVATION 882.2 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/6/23 COMPLETED 12/6/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-10 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Approximately 3.5 Inches of Bituminous Approximately 6 Inches of Aggregate Base (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained, trace Gravel, brown, waterbearing, very loose (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, grey, wet, stiff (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 223 SS 224 SS 225 SS 226 SS 227 SS 228 SS 229 SS 230 SS 231 SS 232 SS 233 6-9-7 (16) 8-11-12 (23) 4-7-9 (16) 3-12-12 (24) 8-19-18 (37) 8-11-13 (24) 13-13-11 (24) 1-1-1 (2) 2-5-8 (13) 9 6 NOTES GROUND ELEVATION 881.4 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/6/23 COMPLETED 12/6/23 AT TIME OF DRILLING 30.00 ft / Elev 851.40 ft AT END OF DRILLING --- AFTER DRILLING --- HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-11 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Sandy Lean Clay, trace Gravel, trace Roots, black (Topsoil) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, loose to medium dense (Glacial Outwash (CL) Sandy Lean Clay, trace Gravel, brown, wet, rather stiff (Glacial Outwash) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained, trace Gravel, brown, waterbearing, medium dense (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 108 SS 109 SS 110 SS 111 SS 112 SS 113 SS 114 SS 115 SS 116 SS 117 SS 118 1-8-6 (14) 7-6-4 (10) 4-4-3 (7) 2-3-2 (5) 7-5-4 (9) 5-6-6 (12) 5-5-5 (10) 5-6-5 (11) 5-7-9 (16) 6-8-10 (18) 2 16.5 NOTES GROUND ELEVATION 878 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/6/23 COMPLETED 12/6/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-12 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Approximately 5.5 Inches of Bituminous Approximately 6 Inches of Aggregate Base (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist (Glacial Outwash) (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, grey, wet (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, grey, wet (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 130 SS 131 SS 132 SS 133 SS 134 SS 135 SS 136 SS 137 SS 138 SS 139 SS 140 8-8-5 (13) 2-3-3 (6) 6-7-7 (14) 4-4-4 (8) 3-5-10 (15) 9-10-12 (22) 5-5-6 (11) 6-8-10 (18) 5-7-8 (15) 6-10-11 (21) 2.5 15 15.5 NOTES GROUND ELEVATION 881.9 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/5/23 COMPLETED 12/5/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-13 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Sandy Lean Clay, trace Gravel, trace Roots, black, wet (Topsoil) (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SC) Clayey Sand, fine to medium grained, trace Gravel, brown, moist, medium dense (Glacial Outwash) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist, medium dnese to dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, brown, wet, medium dense (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 97 SS 98 SS 99 SS 100 SS 101 SS 102 SS 103 SS 104 SS 105 SS 106 SS 107 12-13-15 (28) 6-9-15 (24) 9-15-16 (31) 12-8-8 (16) 7-8-8 (16) 6-7-8 (15) 5-7-8 (15) 6-7-7 (14) 8-8-9 (17) 7-10-11 (21) 10.5 4.5 NOTES GROUND ELEVATION 882.6 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/6/23 COMPLETED 12/6/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-14 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Sandy Lean Clay, trace Gravel, trace Roots, black, wet (Topsoil) Clayey Sand, fine to medium grained, trace Gravel, brown and black, moist (Possible Fill) Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown, moist, (Fill) (OL) Organic Clay, trace Roots, black, wet, medium dense (Swamp Deposit/Buired Topsoil) (SP) Poorly Graded Sand, fine to coarse grained, trace Gravel, brown, moist to waterbearing, loose to medium dense (Glacial Outwash Bottom of borehole at 36.0 feet. AU 86 SS 87 SS 88 SS 89 SS 90 SS 91 SS 92 SS 93 SS 94 SS 95 SS 96 5-5-5 (10) 3-4-3 (7) 4-5-8 (13) 5-7-8 (15) 3-3-3 (6) 3-3-4 (7) 4-4-4 (8) 4-3-4 (7) 7-10-11 (21) 2-7-10 (17) 7 5.5 NOTES GROUND ELEVATION 882.1 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/5/23 COMPLETED 12/5/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-15 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Approximately 4 Inches of Bituminous Approximately 3 Inches of Aggregate Base Poorly Graded Sand with Silt, fine to medium grained, trace Gravel, brown (Fill) (OL) Organic Clay, trace Gravel, black, wet, rather stiff (Swamp Deposit/Buried Topsoil) (SP-SM) Poorly Graded Sand with Silt, fine to coarse grained, trace Gravel, brown, moist, loose (Glacial Outwash) (SP) Poorly Graded Sand, fine to medium grained, trace Gravel, brown, moist, medium dense to dense (Glacial Outwash) (CL) Sandy Lean Clay, trace Gravel, grey, wet, stiff to very stiff (Glacial Outwash) Bottom of borehole at 36.0 feet. AU 119 SS 120 SS 121 SS 122 SS 123 SS 124 SS 125 SS 126 SS 127 SS 128 SS 129 5-4-3 (7) 5-4-5 (9) 2-4-4 (8) 10-9-14 (23) 9-10-13 (23) 10-20-20 (40) 7-9-10 (19) 8-16-13 (29) 6-8-9 (17) 3-6-9 (15) 6.5 15 NOTES GROUND ELEVATION 880.5 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/5/23 COMPLETED 12/5/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 25 30 35 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-16 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 Silty Sand, trace Gravel, trace Roots, black, moist (Topsoil) Clayey Sand, fine to medium grained, trace Gravel, brown, moist (Fill) Silty Sand, fine to medium grained, trace Gravel, dark brown, moist (Fill) P-200= 16% P-200= 12.5% (SC) Clayey Sand, trace Grave, brown, wet (Fill) P-200= 40.5% (OL) Organic Clay, black, wet, medium dense (Swamp Deposit/Buried Topsoil) Bottom of borehole at 21.0 feet. AU 78 SS 79 SS 80 SS 81 SS 82 SS 83 SS 84 SS 85 5-9-5 (14) 5-9-5 (14) 12-16-17 (33) 5-9-16 (25) 12-15-15 (30) 3-2-3 (5) 2-3-3 (6) 6.5 5 16 NOTES GROUND ELEVATION 881.1 ft LOGGED BY NC DRILLING METHOD Hollow Stem Auger/Split Spoon DRILLING CONTRACTOR HGTS- 750-1 GROUND WATER LEVELS: CHECKED BY NG DATE STARTED 12/5/23 COMPLETED 12/5/23 AT TIME OF DRILLING --- Not Encountered AT END OF DRILLING --- Not Encountered AFTER DRILLING --- Not Encountered HOLE SIZE 3 1/4 inches DEPTH(ft)0 5 10 15 20 GRAPHICLOGMATERIAL DESCRIPTION SAMPLE TYPENUMBERRECOVERY %(RQD)BLOWCOUNTS(N VALUE) SPT N VALUE 20 40 60 80 Moisture Content(%) FINES CONTENT (%) 20 40 60 80 20 40 60 80 PL LLMC PAGE 1 OF 1 BORING NUMBER SB-17 CLIENT Southdale Office Partners PROJECT NUMBER 23-0891 PROJECT NAME Southdale Office Center PROJECT LOCATION Edina, MN GEOTECH BH PLOTS - GINT STD US LAB.GDT - 1/8/24 11:30 - C:\USERS\ALICE HAUGO\HGTS DROPBOX\LAB HAUGO\HAUGO GEOTECHNICAL SERVICES\GINT PROJECT BACKUP\PROJECTS\23-0891 BORING LOG DRAFT.GPJHaugo GeoTechnical Services 2825 Cedar Ave South Minneapolis, MN, 55407 Telephone: 612-729-2959 Fax: 763-445-2238 OnFrance MOB- Stormwater Report Page 16 Edina, MN Appendix 4.Grading and Drainage Plan and Drainage Details 880876876877878879881870 875869869871 872 873 874 876877871881 882 883 88 0 881 882 878 879 877 877877 878 878 8808 8 0 878 878 879 879 8818 8 1 88087787687587487387287187086986886786686586486387287 3 8748758768778788 7 9 870 869 867 8 6 7 868 869 870 871 871 872 873 874 875 871 87 1 8 7 0 869 876877882 883PROPOSED PARKING RAMP 40,000 S.F. / LEVEL 195 TOTAL PARKING STALLS FFE L1=868.0 FFE L2 = 881.0 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 EXISTING 7 STORY BUILDING FFE: 877.50 EXISTING 6 STORY BUILDING FFE: 879.50 6800 FRANCE AVENUE SOUTH 6600 FRANCE AVENUE SOUTH PROPOSED MEDICAL OFFICE BUILDING 35,000 SF / FLOOR (3 TOTAL STORIES) FFE = 881.0 D DDDDDDDDD D D880 881 882866867868869BMP #1 5,281 CF UNDERGROUND STORMWATER INFILTRATION SYSTEM TOP OF STONE = 874.83 TOP OF PIPE = 873.5 BOTTOM OF PIPE = 869.5 INFILTRATION CAPACITY: 2,393 CF HWL: 874.62 BMP #2 20,016 CF UNDERGROUND STORMWATER INFILTRATION SYSTEM TOP OF STONE = 874.5 TOP OF PIPE = 873.5 BOTTOM OF PIPE = 869.5 INFILTRATION CAPACITY: 11,729 CF HWL: 874.06 BMP #3 10,061 CF UNDERGROUND STORMWATER INFILTRATION STORAGE TOP OF STONE = 865.5 TOP OF PIPE = 864.5 BOTTOM OF PIPE = 860.5 INFILTRATION CAPACITY: 5,387 CF HWL: 867.63 BUILDING ROOF DRAINS TO ROUTE TO STORMWATER INFILTRATION POND BMP #4 17,839 CF ABOVE GROUND STORMWATER INFILTRATION BASIN TOP OF POND = 877.5 BOTTOM OF POND = 873.5 INFILTRATION CAPACITY: 6,035 CF HWL: 877.01 875 880 880 880 874 876 877 878 879 881 882 8 8 0 879 8815.62%6 . 6 2% 870 875 871 872 873 874 876 877 STRM-202 CBMH 48" 2' x 3' RE:879.69 IE:872.89 N IE:872.89 S FES-201 FES 12" RE:879.57 IE:877.50 S STRM-204 CBMH 84" 2' x 3' RE:878.99 IE:873.95 NW IE:874.09 W IE:873.95 S STRM-203 CBMH 48" 2' x 3' RE:879.08 IE:873.41 N IE:873.41 S RD-201 ROOF DRAIN RE:878.82 IE:877.75 N RD-200 ROOF DRAIN RE:878.81 IE:877.74 N STRM-200 STORM MANHOLE WITH 4' SUMP RE:878.62 IE:872.29 E OCS-200 WEIR WALL: 873.00 IE 12"x8" ORIFICE: 872.00 IE RE:877.86 IE:871.00 W STRM-201 CBMH 60" 2' x 3' RE:878.35 IE:872.42 N IE:872.33 S IE:872.42 W STRM-104A STORM MANHOLE RE:877.51 IE:871.50 W YD-300 24" INLET GRATE SURFACE DRAIN RE:878.05 IE:870.07 S OCS-201 WEIR WALL: 876.75 IE 6" ORIFICE: 875.30 IE RE:877.00 IE:874.70 E STRM-104 STORM MANHOLE RE:877.45 IE:871.50 E STRM-301 STMH 60" 2' RE:878.48 IE:869.09 NE IE:871.09 S IE:866.35 W STRM-206 CBMH 48" 2' x 3' RE:877.28 IE:873.51 N STRM-103 STORM MANHOLE WITH 4' SUMP RE:877.23 IE:871.50 SW IE:872.50 NW YD-301 24" INLET GRATE SURFACE DRAIN RE:878.39 IE:869.78 NW STRM-100 CBMH 48" 2' x 3' RE:876.80 IE:872.40 W STRM-101 CBMH 48" 2' x 3' RE:876.68 IE:872.27 E IE:872.27 W STRM-102 CBMH 84" 2' x 3' RE:875.52 IE:871.77 E IE:871.77 NE FES-200 FES 12" RE:875.48 IE:877.50 S STRM-304 STORM MANHOLE RE:869.62 IE:864.68 E IE:864.68 NE IE:864.68 S STRM-302 CBMH 48" 2' RE:869.80 IE:864.92 E IE:864.92 W STRM-303 STORM MANHOLE RE:868.75 IE:864.76 E IE:864.76 N IE:864.76 W TD-300 TRENCH DRAIN RE:867.31 IE:865.13 SW EX-STRM-300 CONNECT TO EXISTING STRM RE:869.63 IE:862.10 E 99 LF - 15" HDPE @ 0.50% 27 LF - 15" HDPE @ 0.50% 158 LF - 15" HDPE @ 0.50% 108 LF - 18" HDPE @ 0.50% 104 LF - 18" HDPE @ 0.50% 95 LF - 24" HDPE @ 0.50% 118 LF - 15" HDPE @ 1.00% 25 LF - 24" HDPE @ 0.50% 96 LF - 24" HDPE @ 1.00% 30 LF - 24" HDPE @ 4.83% 16 LF - 24" HDPE @ 0.10% 83 LF - 24" HDPE @ 0.10% 45 LF - 12" HDPE @ 1.00% 48 LF - 24" HDPE @ 0.50% 25 LF - 8" HDPE @ 2.01% 3 LF - 12" HDPE @ 1.00% 107 LF - 15" HDPE @ 0.57% 62 LF - 15" HDPE @ 0.44% 45 LF - 18" HDPE @ 0.00% 24 LF - 12" HDPE @ 1.00% 25 LF - 12" HDPE @ 1.00% STRM-305 STORM MANHOLE WITH 4' SUMP RE:868.78 IE:864.50 N 18 LF - 36" HDPE @ 1.00% 22 LF - 24" HDPE @ 1.07% RD-300 CONNECTION TO PARKING RAMP STORM WATER DRAINAGE RE:867.18 IE:865.00 S 870866866867868869871872 876877 878 2.60%4.73%2.89%869 871 ME:878.70 ME:877.50 ME:875.56 ME:875.95 ME:877.79 880 880 870870871871872880879880 878 878 879 881 879 873 875 876 878 SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS STRM-400 CBMH CIRCLE INLET RE:878.36 IE:874.52 S 133 LF - 12" HDPE @ 1.00%879.80 STRM-401 CONNECT TO PARKING RAMP STORM WATER PIPE SEE PLUBMING DRAWINGS IE:873.19 N OCS-300 WEIR WALL: 863.50 IE RE:866.43 IE:862.54 SE IE:862.54 S IE:862.54 W 17 LF - 12" HDPE @ 0.00% YD-305 24" INLET GRATE SURFACE DRAIN RE:865.50 IE:862.54 N 88 LF - 24" HDPE @ 0.50% 880 880879879 STRM-307 STORM MANHOLE RE:869.56 IE:862.78 NW 5,562 CF OF FLOOD STORAGE 133 LF - 24" HDPE @ 0.10% SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS 1.23%SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS STRM-205 CBMH 48" 2' x 3' RE:878.23 IE:874.74 SE SEE SHEET C502 FOR GRADING PLAN ENLARGEMENTS 879.69879.70 879.35 879.60 879.21 878.99 878.38 879.46 878.54 ME:865.15 876.82 879.21879.35 880.02 880.02879.25877.83877.48877.59878.22 878.20 880.07 879.44 879.45 879.45879.57 879.72 877.73 877.76 877.58 877.56 880.99 880.50 880.86880.55 879.22 879.31 879.45 879.30 878.76 ME:878.51880.57 879.95 879.93 880.16 878.27878.32 878.03 877.73 877.71 878.29 877.95 877.97 877.90 877.83 BW:875.79 TW:875.80 877.78877.77 877.77877.81 877.95 879.87 880.39 880.06879.91 879.93 880.58 878.82 BW:868.50 TW:880.50 BW:??? TW:879.13 TW:880.50 BW:868.00 BW:867.05 TW:877.65 TW:873.73 BW:866.30 ME:865.61 ME:864.80 876.92 876.95 877.03 876.68 877.83 878.00875.64 876.03 877.14 877.26 877.46877.65 877.88 878.45 877.82 868.24 869.23 870.00 869.38 869.68 870.09 867.87 868.27 867.76 880.92 880.95 880.69 880.58 880.57 880.70 880.04 879.57 879.72 877.80 877.81 876.25 876.23 876.11 877.07 877.07876.29 877.23 877.90 877.66 878.29 878.43 878.64 879.07 BW:878.28 BW:878.38 TW:878.38 TW:878.28 BW:878.16 TW:878.16 BW:878.16 TW:878.53BW:878.21 TW:878.28 BW:878.42 TW:878.44 BW:879.23 TW:879.23 TW:880.66 BW:880.66 TW:880.73 BW:880.74 881.00 879.92 879.07 880.20880.70 880.63 880.19880.29 879.78 880.50 877.83 878.43 878.43 878.99 878.35 878.28 877.89 878.01 880.70 879.15 878.89 868.19 877.86 878.10 868.00 879.11 877.50 877.50877.50 869.90 869.88 868.00 868.94 869.81 TW:878.64 BW:878.72 865.49 TW:879.37 BW:879.37 BW:869.88 TW:879.43 879.16 880.41 880.19 880.07 879.98 879.98 880.07 880.43 880.47 878.94 878.86 878.66 0.30% 66 LF - 12" HDPE @ 2.28% RD-100 IE:874.00 SE STRM-306 DETENTION SYSTEM RISER WITH CATCH BASIN TOP RE:868.79 ME:878.16 ME:877.20 ME:877.28 ME:877.35 ME:877.39 BW:872.28 TW:875.70 BW:872.28 TW:875.70 BW:872.30 TW:872.30 STRM-300 STMH 72" 2' RE:879.86 IE:869.38 E IE:869.27 SE IE:869.38 SW 29 LF - 24" HDPE @ 1.00% 878.50 YD-302 24" INLET GRATE SURFACE DRAIN RE:877.82 IE:871.42 N 33 LF - 12" HDPE @ 1.00% 878.50 879.15 867.87 ME:870.90 ME:871.00 ME:869.92 ME:869.68 ME:868.85 ME:868.74870 869869869.00 YD-303 24" INLET GRATE SURFACE DRAIN RE:867.75 IE:864.96 S YD-304 24" INLET GRATE SURFACE DRAIN RE:867.72 IE:865.12 S 879.81 879.96 879.76 880.01 880 PROPOSED RESTAURANT 8,800 SF FFE = 879.0 878.10 878.50876877878879 878 8778778771.85%2.34%2.47% 1. 2 0 %87087087 0 8 7 0 870.00 873.23 866.94 867.04 866.28 ME:864.17 864.31 864.81865 2.07%879.67880 879.89 879.93 879.72 879.12 879.04 879.16 1.38%1.25%1.50%880.46 879.86 879.42 879.61 878.31 878.09 879.13 ME:879.63 3. 5 4 %1.00%1.02%1.28%1.31%2.56%1.57%1.65%1.42%2.20% 2.64% 0.70% 0.97 % 0.93%3.01%2. 6 5% 881 KH PROJECT NO: DATE: NO DESCRIPTION DATE 6700 FRANCE AVE S EDINA, MN 55435 NOT F OR CO NST RU CTI O N COPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC. ISSUANCE HISTORY - THIS SHEET DEVELOPMENT APPLICATIONS FEBRUARY 9, 2024 160570035 S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.png KEYPLAN MOB PARKING RAMP RESTAURANT NAME: DATE: REGISTRATION NUMBER: I HEREBY CERTIFY THAT THIS PLAN, THE LAWS OF THE STATE OF MINNESOTA I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN, NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: NAME: DATE: REGISTRATION NUMBER: 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 CERTIFIED CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA NAME: DATE: REGISTRATION NUMBER: S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.png MEDICAL OFFICE BUILDING Wildamere Capital Management 6800 France Ave S #550 Edina, MN 55435 Olympus Ventures LLC 6600 France Ave S #550 Edina, MN 55435 Kimley-Horn 767 N Eustis St #100 St Paul, MN 55114 GRADING PLAN NOTES 1.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF EDINA, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2.CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS. 3.STORM SEWER PIPE SHALL BE AS FOLLOWS: RCP PER ASTM C-76 HDPE: 0" - 10" PER AASHTO M-252 HDPE: 12" OR GREATER PER ASTM F-2306 PVC SCH. 40 PER ASTM D-3034 STORM SEWER FITTINGS SHALL BE AS FOLLOWS: RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE PER ASTM 3212 PVC PER ASTM D-3034, JOINTS PER ASTM D-3212 4.CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. 5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7.CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. 8.GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE. 9.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 10.REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION. 11.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE. 12.INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB AND GUTTER AND CONCRETE SIDEWALKS. 13.UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF <4" OF TOPSOIL>. 14.ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED. 15.GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 PROPOSED DRAINAGE DIRECTION 0.0% 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D 16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS. 17.CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS. 18.ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION <XXX.XX> OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION. 19.ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLE CONNECTIONS. 20.ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE. 21.MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETE PAVEMENT AREAS. 22.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER. GRADING PLAN NOTES NORTHGRADING AND DRAINAGE PLAN C501 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY DETAILSC602 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY DETAILSC603 KH PROJECT NO:DATE:NODESCRIPTIONDATE6700 FRANCE AVE SEDINA, MN 55435NOT FORCONSTRUCTIONCOPYRIGHT HAMMEL, GREEN AND ABRAHAMSON, INC.ISSUANCE HISTORY - THIS SHEETDEVELOPMENTAPPLICATIONSFEBRUARY 9, 2024160570035S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanJose-44931961.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAAlexandria-44931957.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASantaMonica-44931945.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASanFrancisco-44931947.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGASacramento-44931949.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGARochester-44931951.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMinneapolis-44931953.pngS:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGAMilwaukee-44931955.pngKEYPLANMOBPARKINGRAMPRESTAURANTNAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN,THE LAWS OF THE STATE OF MINNESOTAI HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,I HEREBY CERTIFY THAT THIS PLAN,NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:NAME:DATE:REGISTRATION NUMBER:I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATIONOR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED CERTIFIED CIVIL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTANAME:DATE:REGISTRATION NUMBER:S:\4600\4614\006-00\04 Work\Shared\E-SizeVertical-onFrance-HGABoston-44931963.pngMEDICALOFFICEBUILDINGWildamere Capital Management6800 France Ave S #550Edina, MN 55435Olympus Ventures LLC6600 France Ave S #550Edina, MN 55435Kimley-Horn767 N Eustis St #100St Paul, MN 55114UTILITY DETAILSC604STORMWATER MANAGEMENT NOTES1.CONTRACTOR TO PROVIDE (2) DOUBLE RING INFILTROMETER TESTS WITHIN THE UNDERGROUND/ SURFACESYSTEM EXCAVATION PRIOR TO INSTALLATION OF THE UNDERGROUND/ SURFACE SYSTEM. THE CONTRACTORSHALL PROVIDE THE RESULTS TO THE ENGINEER FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THEUNDERGROUND/ SURFACE SYSTEM.2.CONTRACTOR SHALL OVER-EXCAVATE ALL FILL AS NECESSARY TO NATIVE POORLY GRADED SANDY SOILS.EXCAVATION SHALL BE REPLACED WITH SUITABLE ENGINEERED FILL MEETING THE MNDOT SPECIFICATION FORCOARSE FILTER AGGREGATE PER SECTION 3149.2H. DEPTHS OF FILL/URBAN FILL EXPECTED TO VARY,CONTRACTOR SHALL VERIFY DEPTHS OF EXCAVATION AND PERFORM INFILTROMETER TESTS PRIOR TOINSTALLING UNDERGROUND/ SURFACE SYSTEM.3.IF NATIVE SUBGRADE SOILS BELOW FILL ARE DETERMINED TO NOT BE CONDUCIVE TO THE DESIGNINFILTRATION REQUIREMENTS, THE CONTRACTOR SHALL REMOVE AND REPLACE THE POORLY INFILTRATINGSOILS TO A DEPTH WHERE THE EXISTING NATIVE SUBGRADE SOILS MEET OR EXCEED THE DESIGNINFILTRATION RATE AS REVIEWED BY THE ENGINEER.4.UPON COMPLETION OF THE STORMWATER BMP AND FINAL STABILIATION OF THE TRIBUTARY DRAINAGE AREA,THE CONTRACTOR SHALL PROVIDE DOCUMENTATION THE BMP AFTER A SIGNIFICAT RAIN EVENT THAT SHOWSTHE BMPS DRAWS DOWN WITHIN 48 HOURS.5.FINAL EXCAVATION OF UNDERGROUND/ SURFACE INFILTRATION SYSTEM AREA AND INSTALLATION OF OFENGINEERED SOIL MUST OCCUR IN DRY SOIL CONDITIONS TO PREVENT SMEARING AND COMPACTION. DO NOTWORK IN INFILTRATION SYSTEM AREA IF SOIL CONDITIONS ARE WET.6.IMMEDIATELY FOLLOWING SYSTEM CONSTRUCTION, THE EXCAVATION FOR THE TRENCH SHALL BEIMMEDIATELY BACKFILLED WITH APPROVED BACKFILL MATERIAL PER MANUFACTURER'S RECOMMENDATION,OR THE EXCAVATION SHALL BE PROTECTED WITH SILT FENCE AND OR BIO-ROLLS SUCH THAT ON-SITE SOILS DONOT ENTER THE TRENCH EXCAVATION AND CLOG UP THE BOTTOM/SIDES OF THE TRENCH LIMITING THEINFILTRATION CAPACITY OF THE UNDERGROUND/ SURFACE SYSTEM.7.IF ANY SOILS ENTER THE TRENCH PRIOR TO BACKFILLING, THE CONTRACTOR SHALL REMOVE SOILS ANDCONFIRM THE INFILTRATION CAPACITY OF THE NATIVE SUBGRADE SOILS IS MET WITH INFILTROMETER TESTS.8.CONTRACTOR SHALL COORDINATE AND COMPLETE CERTIFIED AS-BUILT PLANS DEMONSTRATING ALLCONSTRUCTED STORMWATER CONVEYANCE STRUCTURES, AND STORMWATER MANAGEMENT FACILITIES(INCLUDING AS-BUILT VOLUMES) CONFORM TO DESIGN AND/OR PLANS AS APPROVED BY THE CITY.9.STORMWATER MANAGEMENT AREAS TO BE KEPT OFF-LINE UNTIL DISTURBED AREAS ARE RESTORED. IF NOTPOSSIBLE, SYSTEMS MUST BE CLEANED OUT PRIOR TO CERTIFICATE OF OCCUPANCY.10.STOCKPILING OF MATERIAL SHALL NOT BE ALLOWED IN PROPOSED BMP'S.11.NO CONSTRUCTION EQUIPMENT SHALL BE ALLOWED IN THE BMP FOOTPRINTS BEFORE OR AFTERCONSTRUCTION. ONLY SPECIFIED EQUIPMENT WILL BE ALLOWED INSIDE FOR THE SOLE PURPOSE OFCONSTRUCTION OF THE SURFACE BASIN.12.ALL INFILTRATION AREAS SHALL BE PROTECTED DURING CONSTRUCTION OPERATIONS.13.GRADING OF THE SURFACE INFILTRATION BASINS SHALL BE ACCOMPLISHED USING LOW-IMPACT,EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. A BACKHOE WITHTOOTHED BUCKET SHALL BE USED FOR EXCAVATION OF FILTRATION BASINS TO PREVENT COMPACTION ORSMEARING OF SOILS. THE CONTRACTOR SHALL SCARIFY THE UNDERLYING SOIL TO MINIMUM 18" DEPTH TOREMOVE COMPACTION. THE FIRST LIFT OF ENGINEERED SOIL SHALL BE MIXED WITH UNDERLYING SOILS.LEVELING AND FINAL GRADING WITHIN THE CELL MUST BE DONE BY HAND.ALL JOINTS IN MANHOLE TOHAVE "O" RING RUBBER GASKETPLANPRECAST CONCRETEMANHOLE BASEPRECAST CONCRETEMANHOLE SECTIONSECTIONPIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL48" DIAIE:874.70SEE GRADING PLANFOR RIM ELEVATIONPIPE SHALL BE CUT FLUSHWITH INSIDE FACE OF WALLOUTLET CONTROL STRUCTURE (OCS 201)TOP WEIR WALLEL: 876.75MANHOLE MUST CONFORM TOCITY STANDARDS ANDSPECIFICATIONS4' WIDE WEIR WALLNOT TO SCALEOUTLETFLOWALL JOINTS IN MANHOLE TOHAVE "O" RING RUBBER GASKETPLANINTLETFLOWPRECAST CONCRETEMANHOLE BASEPRECAST CONCRETEMANHOLE SECTIONSECTIONPIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL60" DIAFLOW24" INTLETIE:871.00SEE GRADING PLANFOR RIM ELEVATION24" OUTLETPIPE SHALL BE CUT FLUSHWITH INSIDE FACE OF WALLIE: 871.00OUTLET CONTROL STRUCTURE (OCS 200)TOP WEIR WALLEL: 873.00MANHOLE MUST CONFORM TOCITY STANDARDS ANDSPECIFICATIONS5' WIDE WEIR WALLNOT TO SCALEFLOWOUTLETFLOWALL JOINTS IN MANHOLE TOHAVE "O" RING RUBBER GASKETPLANINTLETFLOWPRECAST CONCRETEMANHOLE BASEPRECAST CONCRETEMANHOLE SECTIONSECTIONPIPE SHALL BE CUTFLUSH WITH INSIDEFACE OF WALL60" DIAFLOW24" INTLETIE:862.54SEE GRADING PLANFOR RIM ELEVATIONPIPE SHALL BE CUT FLUSHWITH INSIDE FACE OF WALLIE: 862.54OUTLET CONTROL STRUCTURE (OCS 300)TOP WEIR WALLEL: 863.50MANHOLE MUST CONFORM TOCITY STANDARDS ANDSPECIFICATIONSNOT TO SCALEOUTLETFLOW15" OUTLETFLOW6" ORIFICEIE: 875.3012" x 8" ORIFICEIE: 872.0024" OUTLETFLOW12" PIPEIE: 862.545' WIDE WEIR WALLINTLETFLOWBASIN TOP: 877.50STORMWATER INFILTRATION BASIN (BMP #4)NOT TO SCALEBASIN BOTTOM: 873.502 : 1 MAX2:1 MAX100 YR HWL: 877.01OCS-201SEE GRADING PLAN FORTOP OF STRUCTURENATIVE SOILS,SEE NOTES ON THIS PAGE15" CULVERTIE: 874.70 OnFrance MOB- Stormwater Report Page 17 Edina, MN Appendix 5.Existing Flooding Exhibit Barr Engineering Co. 4300 MarketPointe Drive, Suite 200, Minneapolis, MN 55435 952.832.2600 www.barr.com Technical Memorandum To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Project: 23/27-0354.00 1.0 Introduction A development, referred to as The Avenues on France, is proposed at 6600 France Avenue, between Valley View Road and France Avenue on the west and east, and between West 66th Street and West 69th Street on the north and south (Figure 1). During review of the proposed stormwater management strategies for the development site and surrounding area, a more detailed review of the hydraulic modeling was completed, with focus on the intersection of France Avenue and West 69th Street and interaction of surface overflows between Valley View Road and the proposed The Avenue on France development. The detailed review included consideration of anecdotal information regarding observed flow patterns, and review of 2011 LiDAR elevation data and recent topographic survey data provided by the site developer. This memo summarizes flow patterns under existing conditions in this area, along with a sensitivity analysis of flow patterns at the France Avenue and West 69th Street intersection. Figure 1 Overview map of development location To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 2 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx 2.0 Model Updates In early-December 2016, Barr provided an XP-SWMM model of the storm sewer system in the France Avenue and Valley View Road area to The Avenue on France developer’s engineering team (BKBM and Wenck Associates). This model was the best available model of this area at the time. Wenck Associates (Wenck) submitted a revised version of that model on January 17, 2017. Barr has been working on updating all of the Edina XP-SWMM models since mid-2016 as part of the city’s Comprehensive Water Resources Management Plan update. Since early-December, Barr has completed the city-wide model updates. The following changes were made to Barr’s updated XP-SWMM model to incorporate suggested revisions from the January 13, 2017 technical memorandum from Wenck Associates (Wenck) and associated XP-SWMM model submitted on January 17, 2017. • Inlet capacity was added along France Avenue in nodes NC_129 (15 cfs maximum) & NC_100 (12 cfs maximum), and road overflows were added/changed along France Avenue to capture resulting road flooding (Link677, Link678, Link679, 1630_p, 1631_p, 1632_p). o NC_129 flows north along France Avenue, and then west along 66th Street. There is a swale off the southwest corner of the intersection that allows overflow from France Avenue to 66th Street. o NC_100 overflows to NC_129 and NC_57 first, and then potentially to NC_101 • Changed width of L1445 to reflect a 20 foot width, versus 32 feet. • Used Wenck’s edited stage-storage curves for NC_113, NC_141, and NC_112 • Modified pipes 608_p & 610_p to match the data in the model submitted by Wenck on January 17, 2017. Following the February 3, 2017 meeting with developers of The Avenue on France site, the City asked Barr to prepare this summary of stormwater flows in the Valley View Road and France Avenue area, including summarizing flow contributions from the Valley View system to the existing residential flooding issue along Southdale Road. As part of this effort, we reviewed the modeling at the intersection of West 69th Street and France Avenue in more detail and identified several modeling revisions based on the City’s updated storm sewer and elevation data. One of the more significant revisions was to remove the surface overflow link (L1426) between nodes NC_122 and Node 2068. This link was conveying surface overflow from West 69th Street west toward Valley View Road at an elevation of approximately 872.9 mean sea level (MSL), which appears to have been based on a survey conducted back in 2002. Storm sewer survey information collected by the City in more recent years indicates a rim elevation of 877 MSL at NC_122, (which corresponds closely with the MnDNR LiDAR), meaning the storm sewer system won’t surcharge at this location until a higher elevation of 877. This change results in less surface overflow on West 69th To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 3 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Street, as compared to the XP-SWMM model that we provided to BKBM and Wenck back in December 2016. The additional revisions to Barr’s most up-to-date XP-SWMM model for the area are summarized below. • Moved the runoff node from NC_150 to 2066 and added inlet capacity of 15 cfs maximum, representing the 10 available catch basins along France Avenue north of this location. (Note that the runoff node for NC_150 was node 2067 in the model provided to BKBM and Wenck in December 2016.) • Changed invert elevations of L1477, L1466, L1445, and L1543 based on LiDAR elevation data • Split Link497, and added Link684 & Link685 to represent the possibility for flow in Valley View to get high enough and flow into the parking lot of NC_112. A natural cross section was used for Link684 to more accurately represent the roadway profile in the westbound lane of Valley View and depths of water that will result in flow into the parking lot of NC_112. • Added 1.5 cfs inlet capacity to nodes 2377, 2376.1, 2375, 2374.1, and 2373.1 on Valley View to restrict the amount of surface overflow entering the storm sewer system based on existing system configuration. • Reconnected overflows at the intersection of France Avenue and Valley View Road o Inactivated Link607 o Inactivated L1426 o Edited links L1466, L1445, 1637_gr. Added Link680, Link681, Link683, Link689, & Link690 3.0 Existing Flow Patterns 3.1 France Avenue and West 69th Street Intersection In this study area, France Avenue slopes to the south, while the pipe network under France Avenue slopes to the north (Figure 2). West 69th Street slopes west toward the intersection of France Avenue. Along Valley View Road, there are locations where stormwater flows into the parking lot at 6600 France (subwatershed NC_112) and southwest to LE_43, when depths of street flow are high enough. To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 4 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 2 Intersection of France Avenue (top to bottom) and West 69th Street (left to right); color gradation represents elevation. Anecdotal information indicates that during large storm events, water flows south along the southbound lane of France Avenue, then turns the corner west toward Valley View Road. During the 100-year, 24-hour precipitation event (7.3 inches, Atlas 14), the watershed contributing to this intersection from the north (NC_150) produces approximately 3 acre-feet of runoff. Due to the included inlet capacity in this watershed, the model shows that approximately 15 cfs enters the pipe network, and the remaining surface flow is split, with flows in the southbound lane turning the corner west to Valley View Road (~16 cfs), and flows in the northbound lane continuing south on France Avenue through the intersection (~12 cfs). To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 5 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 3 Watersheds in the review area, delineated by pink lines, and pipe network From the east (West 69th Street), stormwater flows west along the surface of the road in both the westbound and eastbound lanes (~40 cfs), and turns the corner south along France Avenue when it comes to this intersection, based on review of the available elevation data. There is approximately a 0.5- foot to 1.0-foot elevation difference between the crown of France Avenue and the curb along West 69th Street. We believe that this elevation difference is enough to contain the majority of the flow from West 69th Street, if not all of it. Additionally, from the northeast corner of this intersection, approximately 45 cfs overtops the parking lot in NC_121 and flows to the southeast corner of this intersection. With additional storm sewer surcharging flow within the intersection, a total of approximately 118 cfs flows south from this intersection (in the northbound lane of France Avenue). To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 6 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 4 Surface flow patterns of existing conditions during the 100-year, 24-hour precipitation event Finally, the flow that contributes to the small depressional area around the catch basin in the southwest corner of the intersection appears to split evenly due to similar road crest elevations on either side. Therefore, approximately 3 cfs will flow south along the southbound lane of France Avenue, and 2 cfs will flow west toward Valley View Road. 3.1.1 Open Channel Flow Calculations – Road Surface Manning’s equation was used to estimate flow depth and extent within France Avenue, using cross section data derived from LiDAR, rather than idealized road sections (see Figure 5). For this approach, roughness was assumed to be 0.013, and the friction slope was 1%, approximately the slope of France Avenue from north to south. To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 7 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 5 Cross sections used for Manning’s Equation open channel flow calculations In summary, for 12 cfs at XS 2, water will not be running along the median, but will be concentrated on the east curb, and the flow top width will not be as wide as the northbound lane of France Avenue. At XS 1, with 85 cfs (flow from the north, northeast, and half of the flow from West 69th Street), the flow will concentrate around the eastern part of France Avenue and will come up to about 873.8 feet, which is lower than the crown of France Avenue in the middle of the intersection. It may be possible that some of this flow will radiate in the intersection and potentially cross the crown near the south end, but we expect that flow to be minor. Finally, in XS 3, water level at a flow of 118 cfs is expected to be just over 872.4 feet. Again, the flow will concentrate along the eastern part of France Avenue and will not be as wide as the northbound lane. To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 8 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 6 XS 1, station-elevation data, and approximate water surface elevation at 85 cfs; note the crown elevation in the intersection is 874.1 feet. Figure 7 XS 2, station-elevation data, and approximate water surface elevation at 12 cfs; note top width of the water surface is not the entire width of France Avenue. 872.5 873.0 873.5 874.0 874.5 875.0 875.5 876.0 876.5 0 50 100 150 200 250 300Elevation (feet)Station (feet) 874.5 875.0 875.5 876.0 876.5 877.0 877.5 878.0 0 10 20 30 40 50 60 70Elevation (feet)Station (feet) To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 9 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 8 XS 3, station-elevation data, and approximate water surface elevation at 118 cfs; note top width of the water surface is not the entire width of France Avenue. 3.1.2 Flow Sensitivity Analysis at France Avenue and 69th Street/Valley View Road Intersection In careful review of the LiDAR elevation and topographic survey information provided by BKBM at the intersection of France Avenue and West 69th Street, it appears that most of the surface flow on the northbound side of France and from West 69th Street will flow southward along France Avenue. However, given the uncertainties of flow patterns in this intersection and the implications to downstream systems, a volume sensitivity analysis was performed. The sensitivity analysis focused on the possibility that, with the flow momentum from the east along West 69th Street, some of the flow could cross over the crown of the intersection to Valley View Road, likely to the southwest corner. Modifications were made to the model links at the intersection in an attempt to split the flow so that approximately half of the flow in the eastern part of the intersection heads south along France Avenue, and half of the flow overtops the crown on France and contributes to the depressional area in the southwest corner of the intersection. The links in the southwest corner allowing water to flow both south along France Avenue and west toward Valley View Road were not changed. Images of the model schematic, “before and after”, in this intersection are shown in Figure 9. Figure 10 summarizes the peak flow rates from the sensitivity analysis, showing an increase in flow of approximately 18 cfs west toward Valley View Road at the southwest side of the intersection. This increased flow west toward Valley View Road results in an increase in surface overflow south to subwatershed LE_43. 871.6 871.8 872.0 872.2 872.4 872.6 872.8 873.0 873.2 873.4 873.6 0 20 40 60 80 100 120Elevation (feet)Station (feet) To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 10 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx Figure 9 Model changes for the sensitivity analysis Figure 10 Surface flow patterns resulting from sensitivity analysis during the 100-year, 24-hour precipitation event 3.2 Surface Overflows to Southdale Road Low Area Subwatershed NC_119 is located at the upstream end of the Valley View trunk storm sewer. Under existing conditions, stormwater is collected in two small ponding areas located on the west side of 6900 France Avenue and the northwest side of 3905 West 69th Street that are drained by the Valley View storm To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 11 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx sewer system. In the 100-year, 24-hour rainfall event, these ponding areas overtop and stormwater flows south (approximately 6 cfs, 0.6 acre-feet) to the low area along Valley View Road between 69th Street and 70th Street (subwatershed LE_43). Water ponds in this low area along Valley View Road until it overtops the berm on the west side of Valley View Road and flows through residential yards toward the low area along Southdale Road (subwatershed LE_34). Subwatershed NC_60 is located in the residential neighborhood just west of the intersection of Valley View Road and West 68th Street. In the 100-year, 24-hour rainfall event, stormwater ponds along Valley View Road just south of West 68th Street until it reaches West 68th Street, where it overtops the intersection and flows west (approximately 10 cfs, 0.6 acre-feet) toward the intersection of West 68th Street and Southdale Road. When water levels at this intersection reach an elevation of approximately 869 feet MSL, stormwater flows south (25 cfs, 1.4 acre-feet) to the low area along Southdale Road (LE_34). 3.3 Surface Overflows to 6600 France Avenue (The Avenues on France) The 6600 France Avenue parcel (location of the proposed The Avenues on France development) has several low-lying areas along Valley View Road under existing conditions. These low lying areas store stormwater on the site and are drained via pipe connections to the trunk storm sewer along Valley View Road. In the 100-year, 24-hour rainfall event, backflow occurs in the Valley View storm sewer system connections at NC_141 (1 cfs, 0.05 acre-feet) and NC_113 (7 cfs, 0.1 acre-feet). Surface overflows from Valley View Road also impact the 6600 France property at several locations, including NC_112 (7 cfs, 0.08 acre-feet) and NC_141 (5 cfs, 0.05 acre-feet). As part of development conditions, the property owners of 6600 France Avenue have been asked to avoid a net increase in flood risk to nearby properties in the 100 year event, which can generally be accomplished through maintaining existing flood storage volumes onsite. Table 1 summarizes the 100- year, 24-hour flood elevations and flood storage volumes below these elevations for the three subwatersheds (NC_112, NC_141, and NC_113) that span the site, based on Barr’s most up-to-date XP- SWMM model of the area. Table 1. 100-year, 24-hour flood elevations and associated flood storage volumes Subwatershed 100-year, 24-hour Flood Elevation (MSL) Flood Storage Volume (acre-feet) NC_112 870.5 1.62 NC_141 869.9 0.37 NC_113 868.9 3.21 To: Ross Bintner, PE From: Janna Kieffer, PE and Cory Anderson, PE Subject: Flow patterns at the France Avenue and West 69th Street intersection and along Valley View Road. Date: February 28, 2017 Page: 12 P:\Mpls\23 MN\27\2327354\WorkFiles\2017\Avenue at France\Technical Memorandum - Flooding and Flow Patterns 022817.docx As described in Section 3.1.2, a volume sensitivity analysis was performed in an attempt to capture some of the flow uncertainties in the intersection of France Avenue and West 69th Street. Modifications were made to the model at the intersection to split the flow so that approximately half of the flow in the west bound lane of West 69th Street east of the intersection heads south along France Avenue, and half of the flow overtops the crown on France and contributes to the depressional area in the southwest corner on Valley View Road. While this model change increased in flow by approximately 18 cfs west along the south side of Valley View Road, it resulted in only minimal increases in flows to the 6600 France Avenue site. In the 100-year, 24-hour rainfall event, the increases in backflow occurring in the Valley View storm sewer system connections at NC_141 and NC_113 were negligible. The increases in surface overflow from Valley View Road to the 6600 France Avenue site at NC_112 and NC_141 were 0.01 acre-feet and 0.08 acre-feet, respectively. Barr’s most up-to-date XP-SWMM model indicates a smaller contribution of stormwater from the Valley View system to the 6600 France Avenue site, as compared with the version of the XP-SWMM model submitted by Wenck on January 17, 2017. Table 2 compares the 100-year, 24-hour flood elevations and associated flood storage volumes of Barr’s most up-to-date XP-SWMM model (same as Table 1) and those of the model submitted by Wenck. Table 2. Comparison of 100-year, 24-hour flood elevations and associated flood storage volumes between Barr’s updated XP-SWMM model and the model submitted by Wenck on January 17, 2017. Subwatershed Barr Updated XP-SWMM Model XP-SWMM Model submitted by Wenck on January 17, 2017 Difference in 100-year Flood Storage Volume (acre-feet) Flood Elevation (MSL) Flood Storage Volume (acre-feet) Flood Elevation (MSL) Flood Storage Volume (acre-feet) NC_112 870.5 1.62 871.2 2.96 1.34 NC_141 869.9 0.37 870.8 0.98 0.61 NC_113 868.9 3.21 869.0 3.41 0.20 OnFrance MOB- Stormwater Report Page 18 Edina, MN Appendix 6.MIDS Summary Project Information Calculator Version:Version 4: July 2020 Project Name:OnFrance Medical Office Building User Name / Company Name:Kimley-Horn Date:01/19/2024 Project Description:Approximately 7 acres of a property in Edina, MN is proposed to be redeveloped. Two office buildings and associated parking will be demolished, and a proposed medical office building, restaurant, parking ramp, and surface parking will take its place. Construction Permit?:No Site Information Retention Requirement (inches):1.1 Site's Zip Code:55435 Annual Rainfall (inches):31.1 Phosphorus EMC (mg/l):0.3 TSS EMC (mg/l):54.5 Total Site Area Land Cover A Soils (acres) B Soils (acres) C Soils (acres) D Soils (acres) Total (acres) Forest/Open Space -Undisturbed, protected forest/open space or reforested land 0 Managed Turf -disturbed, graded for yards or other turf to be mowed/managed 2.11 2.11 Impervious Area (acres)4.80 Total Area (acres)6.91 Site Areas Routed to BMPs Land Cover A Soils (acres) B Soils (acres) C Soils (acres) D Soils (acres) Total (acres) Forest/Open Space -Undisturbed, protected forest/open space or reforested land 0 Managed Turf -disturbed, graded for yards or other turf to be mowed/managed 1.37 1.37 Impervious Area (acres)4.52 Total Area (acres)5.89 Summary Information Performance Goal Requirement Performance goal volume retention requirement:19166 ft3 Volume removed by BMPs towards performance goal:18048 ft³ Percent volume removed towards performance goal 94 % Annual Volume and Pollutant Load Reductions Post development annual runoff volume 11.6205 acre-ft Annual runoff volume removed by BMPs:10.4249 acre-ft Percent annual runoff volume removed:90 % Post development annual particulate P load:5.2153 lbs Annual particulate P removed by BMPs:4.679 lbs Post development annual dissolved P load:4.267 lbs Annual dissolved P removed by BMPs:3.828 lbs Total P removed by BMPs 8.507 lbs Percent annual total phosphorus removed:90 % Post development annual TSS load:1722.6 lbs Annual TSS removed by BMPs:1545.4 lbs Percent annual TSS removed:90 % BMP Summary Performance Goal Summary BMP Name BMP Volume Capacity (ft3) Volume Recieved (ft3) Volume Retained (ft3) Volume Outflow (ft3) Percent Retained (%) BMP #4 MOB Infiltration Pond 6272 3634 3634 0 100 BMP #1 Restaurant Underground Infiltration Chambers2975 2915 2915 0 100 BMP #3 West Underground Infiltration Chambers7009 6868 6868 0 100 BMP #2 East Underground Infiltration Chambers8272 4632 4632 0 100 Annual Volume Summary BMP Name Volume From Direct Watershed (acre-ft) Volume From Upstream BMPs (acre-ft) Volume Retained (acre-ft) Volume outflow (acre-ft) Percent Retained (%) BMP #4 MOB Infiltration Pond 2.1797 0 2.1509 0.028799999999999999 BMP #1 Restaurant Underground Infiltration Chambers1.6876 0 1.5908 0.0968 94 BMP #3 West Underground Infiltration Chambers3.9746 0.0352 3.7799 0.2299 94 BMP #2 East Underground Infiltration Chambers2.813 0.1256 2.9034 0.035200000000000199 Particulate Phosphorus Summary BMP Name Load From Direct Watershed (lbs) Load From Upstream BMPs (lbs) Load Retained (lbs) Outflow Load (lbs) Percent Retained (%) BMP #4 MOB Infiltration Pond 0.9783 0 0.9654 0.0129 99 BMP #1 Restaurant Underground Infiltration Chambers0.7574 0 0.714 0.0434 94 BMP #3 West Underground Infiltration Chambers1.7838 0.0158 1.6964 0.1032 94 BMP #2 East Underground Infiltration Chambers1.2625 0.0563 1.303 0.0158 99 Dissolved Phosphorus Summary BMP Name Load From Direct Watershed (lbs) Load From Upstream BMPs (lbs) Load Retained (lbs) Outflow Load (lbs) Percent Retained (%) BMP #4 MOB Infiltration Pond 0.8004 0 0.7898 0.0106 99 BMP #1 Restaurant Underground Infiltration Chambers0.6197 0 0.5842 0.0355 94 BMP #3 West Underground Infiltration Chambers1.4595 0.0129 1.388 0.0844 94 BMP #2 East Underground Infiltration Chambers1.0329 0.0461 1.0661 0.0129 99 Total Phosphorus Summary BMP Name Load From Direct Watershed (lbs) Load From Upstream BMPs (lbs) Load Retained (lbs) Outflow Load (lbs) Percent Retained (%) BMP #4 MOB Infiltration Pond 1.7787 0 1.7552 0.0235 99 BMP #1 Restaurant Underground Infiltration Chambers1.3771 0 1.2982 0.0789 94 BMP #3 West Underground Infiltration Chambers3.2433 0.0287 3.0844 0.1876 94 BMP #2 East Underground Infiltration Chambers2.2954 0.1024 2.3691 0.0287 99 TSS Summary BMP Name Load From Direct Watershed (lbs) Load From Upstream BMPs (lbs) Load Retained (lbs) Outflow Load (lbs) Percent Retained (%) BMP #4 MOB Infiltration Pond 323.12 0 318.84 4.28000000000003 99 BMP #1 Restaurant Underground Infiltration Chambers250.16 0 235.82 14.34 94 BMP #3 West Underground Infiltration Chambers589.19 5.20999999999998560.32 34.08 94 BMP #2 East Underground Infiltration Chambers 417 18.62 430.41 5.20999999999998 99 BMP Schematic Greater Southdale District Design Experience Guidelines March 5, 2019 Greater Southdale District | Design Experience Guidelines March 5, 2019 Table of Contents A. Preface What are Design Experience Guidelines? 1. Introduction page 1 Placemaking Through the Lens of Experience 2. The Vision pages 3-5 The Greater Southdale District Experience 3. The Framework pages 7-11 The 200’ x 200’ Grid Street Rooms and Seams 4. The Guidance pages 13-35 Public Realm Experience Transitions and Connections Street Room Typologies 5. Implementing and Measuring Experience page 37 Ten Things to Remember Greater Southdale District | Design Experience Guidelines March 5, 2019 page c APreface What are Design Experience Guidelines? Greater Southdale District | Design Experience Guidelines March 5, 2019 page A1 For nearly four years, a Work Group comprised of Edina residents and business leaders contemplated the future evolution of the Greater Southdale District, using the notion of “experience” as the foundational element from which to shape the district over the next 50 years. The first phase of the Work Group’s efforts consisted of developing Working Principles that would guide the group’s efforts into subsequent stages as well as suggest a dialog for considering new introductions within the district. Phase Two translated these principles into an urban design framework plan that proposed enhanced connections across existing major streets, introduced a new block framework to encourage walkability, and posed design strategies to create an improved public realm and promote higher quality, pedestrian-oriented development. The broader experience the urban design framework strives to achieve is the creation of a Greater Southdale District that connects seamlessly between the existing urban and residential fabric, maximizes the development potential of each site, enhances walkability and livability, and encourages interaction among current and future residents, businesses, and institutions. The urban design framework is the foundation to the Greater Southdale District Plan, a part of the City of Edina 2018 Comprehensive Plan. The Greater Southdale District Design Experience Guidelines is a companion to those documents, outlining high-level planning and design strategies for public realm, site, and building design supporting the desired experience outcomes. The Design Experience Guidelines sets baseline guidance for developers, designers, City of Edina staff, Planning Commissioners and members of the City Council when proposing, designing or evaluating proposed introductions within the Greater Southdale District. Use of the Design Experience Guidelines The Design Experience Guidelines apply to proposed development within the Greater Southdale District and former Pentagon Park, and should be referred to when embarking on new development or redevelopment. The Design Experience Guidelines also offer direction for new public realm features and the reimagining of existing public infrastructure. The document does not stand alone; it must be considered as part of a larger set of district goals, urban design framework and patterns, and policy guidance outlined in the Greater Southdale District Plan and the 2018 City of Edina Comprehensive Plan. Together, these documents set forth A. Preface What are Design Experience Guidelines? Greater Southdale District | Design Experience Guidelines March 5, 2019 page A2 City expectations for the future form of the Greater Southdale District, and inform all potential projects within the district. The Design Experience Guidelines are not a substitute for City of Edina zoning codes and ordinances, but instead provide substantial background for developers and design teams and a framework from which to approach proposed projects within the district. The Design Experience Guidelines clarify the dimensional characteristics of eight different Street Room typologies that together form the experience within the district. The physical qualities of each street room’s height and width, and shaped by the architecture of the district, informs the design of the public realm on streets that connect and bind the human experience of the district. These physical characteristics also shape the experience of transition – transitions from existing single-family neighborhoods and transitions into and out of the district, outlining gradual changes in building scale within these critical transition areas to bridge between one- and two-story residences and the greater intensity of the Greater Southdale District. In conjunction with the Urban Design chapter of the Greater Southdale District Plan, this document provides both a philosophical and practical framework to facilitate discussion among the City, development teams, and the community when considering proposals for change within the district. During the recommended Sketch Plan review process (described on page 70 of the Greater Southdale District Plan), the Design Experience Guidelines are intended to facilitate dialog about broader district goals, patterns and connections, building massing, programmatic opportunities and shared public realm connectivity. Dialog at this point in the review of a proposal requires imagination, looking beyond the immediate site to imagine the creation of a consistently positive human experience, requiring a proposal to recognize the ways in which it influences that experience on adjacent and nearby sites. Once a proposal progresses beyond the Sketch Plan, the document is used as a test of outcomes and touchstone to measure how every proposal meets the desired district experience. Further specific design details related to landscaping, curb and intersection design, stormwater management and daylighting, lighting standards, street furniture, and a host of other factors related to the experience of the district will be described in future versions of this or a similar document as the need for direction related to those features becomes better understood. Greater Southdale District | Design Experience Guidelines March 5, 2019 page A3 1 Introduction Placemaking Through the Lens of Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 1 Places link our past to the future. Within every community there exists a context of memory and identity. That context is made up of the choices/ decisions of the past and is inseparable from the physical identity of place; how buildings and streets look, and what parks and open space feel like. These choices are integral to what a place will become. By describing the evolving Greater Southdale District through experience criteria shaped by the physical context, a framework emerges for how streets will be structured, the relationship of open space to buildings, and how together the designed environment will support the desired experience outcome. To expand this basic idea into contemporary design is to be both democratic and innovative. What it means to be democratic is to encourage everyone to contribute to the possibilities of a new experience within the notion that its comes from what is unique about living in Edina. To be innovative is to reach beyond current conditions to create an extraordinary place and experience. Placemaking is not an act of invention... it is the study of how a unique place in world works, in combination with bringing contemporary design into alignment with the existing characteristics. The tools created via a collaborative process of engagement with the Greater Southdale Area Work Group takes this approach to the planning of the overall district, with the intent of providing the community, civic leaders, developers and designers the inspiration to think about the possibilities of this place in new and enterprising ways. 1. Introduction Placemaking Through the Lens of Experience In the making of the Greater Southdale District we must: • Support the public realm • Create equity throughout • Respect the larger context • Express the collective nature of community • Attend to all street rooms equally • Represent the whole in all actions • Put the collective before individual expression • Act to support the next 200 years of the Edina community — Architecture Field Office, 2018 Greater Southdale District | Design Experience Guidelines March 5, 2019 page 2 2 The Vision Aspirations for the Greater Southdale District Greater Southdale District | Design Experience Guidelines March 5, 2019 page 3 Background and Context Collectively, for nearly four years, the Greater Southdale Area Work Group has focused on building upon our community’s history of innovation, engagement and community commitment to create a vision for the possibilities of the Greater Southdale District. This work has culminated in the Greater Southdale District Plan (adopted December 2018) and the Greater Southdale District Design Experience Guidelines. Change is inevitable within the district. In the past five years alone, over 1,500 new housing units have been constructed or are underway, along with myriad other commercial projects. This is a tremendous opportunity in time, and in the broader evolution of our community. We can transform the physical environment of the Greater Southdale District from a traditional car-oriented suburban commercial district with its sea of surface parking lots and ‘superblocks,’ into a vibrant place whose character is neither urban nor suburban, but blends the best characteristics of both to create a place that is uniquely of Edina. This new model will support all modes of transportation (cars, buses, bikes, scooters, and pedestrians) and serve future generations of Edina residents, employers, and visitors. It will complement, not compete with, the single family neighborhoods that have historically defined much of the community’s fabric. Within the broader 750+ acre Greater Southdale District, and the former Pentagon Park, there exist a remarkable variety of assets. This plan connects those assets with a new street grid that overlays a human scale and allows access via a variety of transportation options. The plan sets forth a strategy to bridge between adjacent single family neighborhoods and the more commercially focused areas of the district. And, it uses public realm infrastructure— including parks, plazas, green streets, woonerfs, and waterways that manage stormwater—as the connective tissue that gives the district its unique identity. Together, these attributes will set the stage for a remarkable daily experience for those who live, work and play within the Greater Southdale District. Aspirations for the Future Greater Southdale District The Greater Southdale Work Group summarized the overall districtwide vision and land use strategies as part of the District Plan. These aspirations, which follow, are at the foundation of design policy parameters and the overall experience we are striving to shape as the Greater Southdale Area evolves over the next 50 years. 1. Imagine Greater Southdale District evolution organized around human activity, with vibrant pedestrian-focused streets, beautiful parks and public spaces, and endearing and enduring buildings where: • A sense of invention is expected from new introductions, both public and private, that build on the district’s spirit of innovation. • Its role as regional and local center for living, shopping, working, learning, entertainment, hospitality, and medical services is enhanced. • Other Edina neighborhoods, near and distant, benefit from investment in the district and the evolution of each parcel. • Investment in the public realm is reflected by a commensurate investment as private parcels evolve. • Public and civic services accommodate a growing and diverse district and community population. • Transitions at the district’s edges recognize compatible use and scale and neighboring uses are perpetuated on their terms. 2. The Vision The Greater Southdale District Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 4 2. Make the Greater Southdale District the model of healthy urban living where: • The district’s form encourages healthy living habits, particularly through walking. • The design of buildings and spaces, both public and private, attract the widest possible range of the district’s population. • Storm water is a valued resource by making it part of the experience of the district. • Emissions and pollutants are mitigated through the introduction of significant tree canopy and limiting idling vehicles on streets, creating a more inviting walking experience along the district’s streets. • Sustainable solutions result in a stock of healthy buildings that compel healthy activity for their occupants. • Public features mitigate impacts of non-local infrastructure, especially to contain the ill effects of adjacent highways. 3. Invent sustainable infrastructure matching the district’s sense of innovation where: • Mutually-supportive and forward-looking infrastructure is the norm, looking beyond baseline utilitarian functions of a single site to create a broadly supportive district infrastructure. • Infrastructure aligns with the creation of public space in the district, sharing space and resources that result in compelling, attractive and high-functioning civic spaces. • Care for and perpetuation of public infrastructure anticipates daily human activity in all seasons. 4. Create neighborhoods of activity within the broader mixed-use patterns of the district where: • Logical boundaries based on reasonable walking distances are established, with major streets as seams binding the activity of each side into an inviting and accessible public space. • Focal points of public activity are found within each neighborhood. • Key community services and facilities are present and help define the fabric of the District. • Core services are delivered within each neighborhood or in an adjacent neighborhood. • Neighborhoods are linked along street and park corridors highlighted by visible human activity. 5. Offer a spectrum of living opportunities integrated through the district where: • Housing orients to a variety of income levels and household types. • Ownership options constitute a significant portion of the living opportunities in the area. • “Missing Middle” living opportunities (duplexes, triplexes, side-by-side or stacked townhouses, rowhouses with multiple units, and small buildings with four to six apartments) allow a broader range of Edina residents, workforce members and others to consider relocating to the District. • Buildings for living strongly orient to the public spaces of each neighborhood within the District. 6. Expand significantly the number and extent of parks and public spaces where: • Opportunities for the introduction of another large signature public space complement the programming and activities available at Centennial Lakes. • An extension of the Promenade to Strachauer Park links neighbors and activity to the district. • New promenades on the East and West edges of the District create movement corridors for pedestrians and bicyclists and serve as vital places for a transition between neighborhoods and the District. • Parks and publicly accessible spaces are clearly visible and directly accessible from the public realm. • Spaces for visible human activity and occupation, either public or publicly accessible, occur on every block. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 5 7. Encourage district evolution based on incremental change and the creation of a great pedestrian experience where: • A basic framework of streets and blocks encourages pedestrian activity and well-considered buildings. • A rich variety of public or publicly accessible spaces are woven into the experience of the district. • Sites and buildings support a pedestrian experience first, with storage of cars not a focus. • Development on each site links to adjacent streets and to neighboring sites to create continuous, safe, and inviting pedestrian experiences. 8. Build (or plan for) a street network encouraging pedestrian movement across and through the district where: • Walkable block lengths (200 feet) are the baseline framework for development. • Enhanced and more frequent street crossings facilitates pedestrian movement. • Wide landscaped boulevards encourage pedestrian activity and create a distinct district signature. • Community corridors within and extending well beyond the district enhance bicycle and pedestrian access while accommodating vehicle traffic on pedestrian terms. 9. Imagine transportation in the district where: • Cars are not the focus and streets accommodate more than vehicles. • Major streets balance access and mobility. • Some streets serve as community corridors, linking to other community destinations with features that allow for movement in addition to cars. • Transit is a baseline service, both within the district and to non-Edina locations. • Transportation recognizes trends, including autonomous vehicles and a time when parking structures aren’t needed for public parking 10. Expect the delivery of high quality, well-designed buildings and sites where: • Spaces on sites are considered for people first, including connections between sites; then the ways structures are placed; and then places to store cars are found. • Visible human activity is prominent and integrated at every site. • People are brought to the streets via major building entries oriented to major streets. • Storm water remains visible as an amenity, allowing it to become a central part of the experience of each site. 11. Frame development guidance for evolution where: • Development review includes the desired experience, not solely quantitative thresholds. • Accommodation of adjacent and near parcels are considered in the evolution of a single parcel. • Early reviews focus on ideas, patterns and relationships, not specific and engineered plans, with that part of the review process based in dialog, not presentation and reaction. • Demonstrations of quality and especially quality from a long-term perspective are baseline considerations. • Collaboration leads to a superior result, with the community’s expectations clearly framed as part of the deliberation. • Flexibility is not a right, but rather the natural by-product of a fair exchange for benefits, collaboration, and quality in development. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 6 3 The Framework Building Blocks to Support the Vision Greater Southdale District | Design Experience Guidelines March 5, 2019 page 7 3. The Framework Building Blocks to Support the Vision THE 200’x200’ GRID There is an expectation of the street grid: it is democratic, it is uniform, it is connective. The uniform grid and the buildings that line the grid give the city its form. The space between buildings is used for access for pedestrians and vehicles; for entrance into both public and private buildings; and to provide light, air, and common green or social spaces. To break down the scale of the ‘superblocks’ that currently characterize the district’s overall land use framework, three distinct street grid patterns were considered, to inform what how the Greater Southdale District might transform into a more uniform and connected community. Small Portland blocks (200’ x 200’) were compared to the long blocks of New York City (200’x600’) and the larger square blocks of Minneapolis (350’ x350’). The Work Group focused on Portland as a model because of its walkability, and the scale of its buildings resulting from the 200 foot restriction on the length of building elevations fronting the public realm. Further studies analyzed land ownership patterns, size of property and generally how connections could made through the superblocks. It was concluded that the 200’ x200’ foot system was more adaptable to variety of site conditions supporting a more engaging public realm and opportunities for a better community experience. Considerations Width of street Sunlight in public spaces View corridors Building scale – height, length and footprint Transparency at street level Landscape, lighting and street furniture Streets and public realm paving Courtyards and pocket parks Cultural context – pride of place, historical framework Framework Vision: Block Organization Based on the Portland 200’ x 200’ square block layout This diagram overlays the general dimensions of the Portland block model on our primary test sites. Based on existing conditions, variations can occur in the nominal 200 by 200 square grid. N Greater Southdale District | Design Experience Guidelines March 5, 2019 page 8 c 180,000 200,000 180,000 200,000 Existing Sites: The criteria for buildings sites: Large parking area serving 1 story building Sites that are critical to the overall success of development in the district Important connections that would extend the public realm assets such as the Promenade Under utilized land that can be repurposed to serve the public realm goals of the district : Potential Building Sites This diagram illustrates those parcels within the Greater Southdale Area and adjacent Pentagon Park that are potential redevelopment opportunities. Criteria to measure the opportunity inherent in these sites include: • Sites that currently have large, dominating surface parking lots. • Sites that are critical to the overall success of development in the district. • Important connections that would extend existing public realm assets such as the Promenade. • Underutilized land that can be repurposed to serve the public realm goals of the district. NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 9 Potential Building Sites The diagram at right illustrates how the basic principle of a 200’ x 200’ grid can be applied nominally on potential redevelopment sites throughout the district without consideration of property line. It is recognized that land ownership will influence the ultimate form of the grid. Other considerations influencing block pattern: • Building scale • Public realm connections • Connections through blocks • Pedestrian-oriented street intersections The Space Between Buildings As a result of the 200’ x 200’ block pattern, the space between buildings becomes an important asset in shaping the overall sense of landscape and continuity of public realm throughout the district. Because the superblocks have primary responsibility for serving the vehicular traffic needs of the district, access to the smaller blocks for drop-off, service and parking can be planned to stay at the perimeter of a block, allowing for the spaces between the remaining block to be used for a network of green spaces that support the health and wellbeing of the community. c 180,000 200,000 180,000 200,000 v The Space between Buildings: As a result of the 200x200 foot block pattern is the space between building that becomes an important asset to the overall sense of landscape throughout the district. Because the super blocks have primary responsibility for the larger traffic needs of the district, access to the smaller blocks for drop off, service and parking can be planned to stay at the perimeter allowing the spaces between the remaining block to used for pocket parks, gardens, play areas and many other activities that support the health and well being of the community. The “space between” Buildings –as places and connections to larger community pathways ParksPocket parksRecreationPlay areasGardensStorm water managementWet landsWater ways : Opportunities for the “Space Between” buildings to become places and connections to larger community pathways: • Parks • Pocket Parks • Recreation • Play Areas • Gardens • Stormwater Management • Wetlands • Waterways c 180,000 200,000 180,000 200,000 v Block Pattern: The basic principal of a 200’X200’ grid was applied nominally throughout the district without consideration of property line. It is recognized that land owner ship will influence the ultimate form of the grid. Considerations: building scale public realm connections through block connections Pedestrian oriented street intersections (see intersection diagram) : N N Greater Southdale District | Design Experience Guidelines March 5, 2019 page 10 STREET ROOMS AND SEAMS With changes in the way people are living in cities and suburban environments, it is important to seek new ways in which our communities can be experienced without sacrificing the spatial and architectural values of existing neighborhoods. Defining the way in which transitions are seen and developed, and the way each street can have a different character, use and form, puts the emphasis on the public qualities of the public realm rather than on the buildings themselves. In this way buildings can develop based on highest and best use without compromising characteristics of existing community life. Respect of context can bring about a degree of commonality where every building is not required to mirror its context but rather, support a connected and meaningful community experience. The intention in the design visioning process for the Greater Southdale District was to create a new paradigm for suburban mixed use districts, in which individual buildings respect their context and each other. The ensembles created as part of this process are Street Rooms. In this approach, the geometry of the city plays an important part in the definition of the street room, by width of street, length of block, solar orientation and axis as it relates to other grids defining other public rooms of the city like courtyard, plazas and parks. The real identity of the city is closely related to how the city is seen up close, making it possible to understand the true character of a place. It is these up close characteristics that make a city unique. This holistic approach depends on an attitude of relational subjectivity in articulating the components of each street room. This means that each wall of a building is studied as a part of the street that it faces and in conjunction with the building directly across the street. Scale, color, material and construction details are considerations in the whole composition of the street room—allowing the street to communicate a sense of place and completeness. A district full of street rooms promotes activity and social discourse while signifying the possibility of new functions. The street room is a source of sense of community even when it is not in use, thereby stabilizing the overall fabric of the public realm. Street Rooms within the Greater Southdale District Throughout the Greater Southdale District, the public realm is defined by a series of street rooms. These rooms are further defined by edges, referred to as the “seam” between the volume of the street and the form of the building—which together, create the experience at a pedestrian scale. Seams dictate the basic height of the defining street room wall (i.e. the building podium) but not necessarily the rest of the building form, allowing buildings to respond to their context on all four sides of the building and creating a form that is appropriate for each street room surrounding it. This creates variety throughout the district, and supports the notion that there are transitions between characteristics of neighborhoods that are different in scale, program and building type. As an example, transitions from single family houses to 36-foot-tall or 60-foot-tall buildings will not have the same criteria as transitions from a podium base to taller structures sitting on the podium. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 11 The following considerations all factor into the development of public realm and street rooms. These ideas should be utilized and considered by decision-making bodies when reviewing proposed development projects. • Transparency of building walls in the public realm can be both private and public. When the ground plane is connected along and through the building wall, it creates a link to experience the richness of activities in the public realm • Buildings could be sited perpendicular to streets, allowing vistas and pathways through the new street grid. • Buildings can create a very consistent form and a clear sense of place within the public realm. Each building is part of the next – both internally and externally. Regardless of building age, the continuity of scale, rhythm and materials of each building that lines the street creates a sense of room. • Continuity of building material quality is contained within each stone, brick, window pattern and cornice to define the edges of the public realm and the street room • Continuity of architectural language in the edges of shapes and rhythm of openings define a street room into horizontal and vertical forms that frame the experience of being in room – whether interior or exterior. The architectural language of the street should not be replicated but rather understood and transformed in each new building within the context of its particular location within the Greater Southdale District. • Buildings frame the public rooms of the district (parks, pocket parks, playgrounds, etc.) and should represent the scale required to meet the needs of the community. Moving through these spaces, one should easily see choices for other desired destinations. • Good street rooms provoke a culture’s spatial imagination, social discourse and creative energy. The street typologies and corresponding guidelines on building form define experience and spatial form that connects the district together. • The structure of the street rooms is organized to support residents, defining a particular place within a neighborhood and the overall district. The memory of experiences in each of these rooms provides the experience of sense of place and connects to other places within the Greater Southdale District. • Walking is a shared experience. An engaging walk can be short, long, slow, quick, or meandering – in weather that is wet, calm, windy, sunny, bright, cold, hot, or snowing – in places that appear open, closed, low, tall, long, narrow, wide or expansive. The experience of walking through the street rooms must be full of events connecting to a broader set of experiences. • The materials of the walls that make up the street room define the characteristics of the public realm. A certain part of this will depend on the age of the street, the program of the building and the design style in which they were constructed. All of these factors, in whatever form, are read and experienced in different ways and need to be delineated clearly. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 12 4 The Guidance Shaping the Greater Southdale District Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 13 4. The Guidance Shaping the Greater Southdale District Experience Overlaying a new street network and street grid is a fundamental strategy in breaking down the scale of the existing massive ‘superblocks’ within the Greater Southdale District and improving the public realm experience. All new development should begin with the premise of the 200-foot-square block as the measure by which a building footprint is determined. The space between buildings are streets—which could be for cars, bikes, pedestrians only, or transformed into parks and open space. By connecting the design of streets with the concept of street rooms, the district will transform to one that is human-scaled, comfortable, green, and flexible for change and evolution over the next 50 years. While each street room and neighborhood will provide a distinctive experience, there are certain characteristics that are common to streets throughout the Greater Southdale District, helping to creating a holistic experience for pedestrians and bicyclists, transit-riders, and drivers alike. Buildings lining the public realm/street room will incorporate a mix of uses, including housing, workplace/office, cultural, community, and commercial/retail space— setting the stage for a rich variety of experiences. The overall public realm experience within the Greater Southdale District is supported by: • Consistent building setbacks that create the opportunity for an expansive public realm within the district and sub-district. • More frequent intersections to promote pedestrian connections within the district and to neighboring districts. • Distinctive sidewalks that support the pedestrian experience, separate and dedicated bikeways, and appropriate number lanes of vehicular traffic. • Wide sidewalks with places for gathering, play areas, gardens, outdoor cafes, etc. • Publicly-accessible pocket parks and courtyards along the street and sidewalk extend the public realm of the sidewalk in between buildings. • Separate and dedicated bikeways, and an appropriate number of lanes of vehicular traffic. • Integrated signage and lighting systems that offer safety, interest and diversity to the pedestrian. • Consistent signage that reflects sub-district identity to promote wayfinding within the larger Southdale District, identifying characteristics of the street and public amenities. • Pedestrian and vehicular paving (permeable) that is unique to a sub-districts streets and sidewalks. • Trees that vary in species, installed in rows or clumps, and spaced to create visual interest and promote a range of experiences such as shaded groves with benches, or a sun-dappled outdoor cafe, along the street. • Pedestrian, bicycle and vehicular access routes through larger blocks. • Safe, comfortable places where people can stop, view, socialize and rest. These may incorporate “landing zones” for ride sharing services such as Uber and Lyft — particularly near primary gathering places and public rooms along the Promenade, connector streets and future East and West Promenades. These places of respite should not conflict with other sidewalk uses. • Different, and defined, zones on all sidewalk: building frontage zone, street furniture zone, movement zone, and the curb. Cafes and outdoor seating can be located in the building frontage zone, extending the activity of a building to include the sidewalk. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 14 • Transit stops that are designed to provide districtwide continuity, reinforcing the qualities of the Greater Southdale District. • Integrated plantings, water features and/or art to enhance public open space. • Stormwater that is daylighted and used as a water feature or amenity, integrated into the overall experience of the street and the district. • Street parking provided at the curb to support a mix of activities for both residential and commercial activities. • Varied landscaping and street trees that create a canopy over the street. Consider the changing climate when selecting plant species with the understanding that indigenous plant materials may not always be the most appropriate choice. • Building equipment, mechanical exhaust systems and/or service areas concealed in a manner that does not detract from the pedestrian environment. • The public realm is for both summer and winter conditions and as such must be planned to be easily maintained in all conditions. Building owners and city stakeholders should plan for maintenance, operations and upkeep within the public realm. This includes prompt and thorough snow removal on every reach of the sidewalks, care and feeding of trees, landscape and decorative planters (which should be changed on a seasonal basis). Greater Southdale District | Design Experience Guidelines March 5, 2019 page 15 PRIMARY COMPONENTS OF THE PUBLIC REALM EXPERIENCE The following guidance is provided to assist the community, civic leaders, designers and developers in understanding the vision and baseline parameters related to both building and public realm within the Greater Southdale District. Connections • The overall strategy is to connect intersections, incorporate street typologies, and incorporate green systems to add value to the experience of the district. • The public realm is to be connected continuously north-south from Centennial Lakes, the Promenade, the Galleria, Southdale Center, Fairview Southdale, to Strachauer Park. All new development shall support that goal. • The public realm should be connected east-west from Edinborough Park to Centennial Lakes, west of France to Pentagon Park and Fred Richards Park to Highway 100 on the west. This will set up future connections to districts to the west—such as 70th and Cahill—supporting an overall vision of a more connected and integrated Edina community. • The district must be connected continuously east-west from the Cornelia neighborhood to Yorktown Park. • New north-south promenades should be created on the west side of France and east side of Xerxes as part of the broader strategy to sensitively transition to single family residential neighborhoods. • Expand Centennial Lakes Park to France Avenue… celebrate this important public amenity by making it more visible as a gateway into the district. • Create a dynamic landscape that includes water, especially stormwater expressed as part of landscape, to create public amenity spaces. • Streets within the superblocks, East and West Promenades, and extension of the Promenade north to Strachauer Park should be surfaced with pavers to promote a dominance of pedestrians and bikes over vehicles. • New parks and plazas shall be either public or publicly-accessible, not private, in nature. • Increase number of sidewalks, pathways, and smaller parks/gardens to better address mobility. Incorporate places to sit throughout the district. • New trees should provide continuity of the street room experience with canopies that are consistent with the Street Room Typology to enhance the continuity of pedestrian experience. Intersections • Street Room Typologies overlay each other, unifying the overall district experience through the recognition of unique conditions that evoke unique design responses based upon location. • Street Room Typologies connect intersections throughout the district, linking experiences together from one neighborhood to the next. • Street Room Typologies with lower façade heights take president over those with higher façade heights at these points of intersection. • The architecture of a façade of one block making up an intersection should be conceived as part of all corners of the intersection. • Crosswalks at intersections need to be an integral part of the public realm and continue the overall street room experience from one block to another. • The hierarchy of intersections will change based on an evolving context and investment in the intersection experience. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 16 Street Room Form • Building setbacks are to be considered as a part of the overall landscape and public amenities, and should be designed to create a continuous pedestrian experience along major corridors to support “pools of human activity.” • Every new development should connect all publicly-accessible spaces such as pocket parks, courtyards and plazas to the street room typology. • Along all major corridors, seventy five percent (75%) of face of building walls need to be at the setback line to support the creation of a ‘street room.’ • All new building façades in the district must have seventy five percent (75%) transparency at the ground level. • All building façades are prime (including parking) and must be designed accordingly. There is no back side of a building. • All facades on the first vertical 60 feet of a building (above grade) shall use natural materials facing the public realm. • Above 50-60 feet, glass, precast panels with brick/tile are the preferred material palette. Metal panel can be used as a secondary part of a wall system. • No building façade can be longer than 200’ without changing direction by a minimum of 90 degrees. Building Form • Ground floors should have a minimum ceiling height of 20’ for flexibility. This floor-to-floor height will allow the space to accommodate commercial, two floors of parking, or two-story townhouses. • Above-grade parking structures should be designed with flat floorplates to allow for future conversion and lined with programmable public realm space to minimize the visual impact of car storage. • Within 50-60 feet of the ground, it is preferred that rooftops be programmed to accommodate residential or public user activities (e.g. a restaurant or terrace). • Rooftops facing the Promenades must be functional and programmed to provide interest and variety along these important pedestrian spines. • All development services, including rooftop mechanical systems, should be located within buildings and should not be visible from the public realm, or semi-private and private areas of the development. The exception are rooftop-mounted solar panels, which should be located on the highest point of the buildings. • Building footprints above 60 feet should be no greater than 12,000 SF for residential use and 24,000 SF for commercial space. • Design buildings for flexibility and adaptability in the future, including use of structural systems that will allow a building’s function to fundamentally change. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 17 TRANSITION AND CONNECTIONS Within the Greater Southdale District, a new network of streets will provide both commercial and resident access to new mixed- use buildings along France and York Avenues, keeping traffic out of the adjacent single family neighborhoods. These new streets offer the opportunity for new development to more gradually transition from the scale of the existing single family neighborhoods and the commercial heart of the Southdale District. New development within transition zones is expected to balance scale and building use between these single family neighborhoods and the higher density, more commercially focused Greater Southdale District. West and East Promenades The character of the West and East Promenades, new north-south streets that run to the west of France Avenue and the east of York Avenue, to are envisioned as woonerfs—shared streets for pedestrians, bicycles and vehicles. This typology creates opportunities for multiple access to buildings for both below grade parking and service, as well as temporary/short-term parking for retail and building drop offs. Within the woonerf concept, pedestrians have priority over cars, and as a shared street, cars are forced to slow down and travel with caution. Because of their organization, these streets also can support a variety of uses, with building types catered to residential uses such as townhomes, with considerations for retail space that support less intensive commercial needs of adjacent neighborhoods. The sense of scale by way of width of street to height of building is maintained by creating a street form that is no less than 60 feet high at its edges, with developments potentially increasing in height as buildings reach the edge of the boulevards, and descending in height as they move to the single family neighborhoods, providing an edge to the east and west transition zones. Primary East-West Streets East-west streets through the Greater Southdale District connect existing single family neighborhoods to the heart of the district. The design of these streets is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and consistently-scaled buildings at the face of the public realm. By employing these characteristics, the landscape experience serves as a bridge, knitting together the single family residential neighborhoods and the greater intensity of the district. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6 Central Promenade Spine 66TH STREETVALLEY VIEW RD.66TH STREET69TH STREET70TH STREETHAZELTON RD.GALLAGHER DRPARKLAWN AVE76TH STREET77TH STREETMINNESOTA DR72ND STREETEDINBOROUGH WAY YORK AVENUE FRANCE AVENUE XERXES AVENUE BARRIE RD78TH STREETN Greater Southdale District | Design Experience Guidelines March 5, 2019 page 18 STREET ROOM TYPOLOGIES A hierarchy of streets and pathways within the district is the framework for public realm development and related building form. Each street across the district has a role in how it serves pedestrians, bicycles and vehicles in connecting sub-districts, adjacent single family neighborhoods, and the overall Greater Southdale District and creating a unified sense of place. It is the intent that street typologies define the public realm experience: the space between buildings, dimensions of building setbacks from the street, heights of facades at the building face at the street and building step backs, where the façade of the building steps back from the volume of the street room. Street Room Typology 1: Promenades and Transition Zones Promenades are new woonerf-type streets on the west side of France Avenue and on the east side of York Avenue. Within this typology, there are several different variations for new building development in these important transition zones, responding to and respecting the context of adjacent single family neighborhoods. Street Room Typology 2: Cornelia Overlay Zone With the understanding that there is special sensitivity related to new building development near the Cornelia neighborhood, this is a special zone governing the design of the public realm/street room on the east side of France Avenue between the north side of 69th Street and Gallagher Drive. Buildings within this zone will be expected to maintain the east side of the France Avenue street room, but will be of a lower overall scale than new Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6 Central Promenade Spine 66TH STREETVALLEY VIEW RD.66TH STREET69TH STREET70TH STREETHAZELTON RD.GALLAGHER DRPARKLAWN AVE76TH STREET77TH STREETMINNESOTA DR72ND STREETEDINBOROUGH WAY YORK AVENUE FRANCE AVENUE XERXES AVENUE BARRIE RD78TH STREETN Greater Southdale District | Design Experience Guidelines March 5, 2019 page 19 buildings at the north or south ends of France. Street Room Typology 3: New Local Streets These are new 60’ wide streets internal to existing superblocks. These streets will be constructed as new buildings are added to the district, and will help create the new network of streets and pedestrian pathways throughout the Greater Southdale District. Some of these spaces between buildings may become parks or plazas, extending the public realm. Others will become primary vehicular access for drop off and pick up, as well as access to parking and primary building services. Street Room Typology 4: Primary East-West Streets The existing 69th Street, 70th Street, Hazelton Road, Parklawn Avenue and West 76th Street are important connections through the district from east to west. This typology is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and lower scale buildings at the face of the public realm. By employing these characteristics, the landscape experience of the single family residential neighborhoods is extended through the Greater Southdale District. Street Room Typology 5: The Boulevards France Avenue, York Avenue, West 66th Street and West 77th Street are the district’s gateway streets. They carry the highest traffic volumes and are intended to have higher transit volumes than any other streets within the district. These streets will have the greatest impact in conveying the overall identity of the district: a consistent 50 foot setback with a double row of trees will extend the length of these streets, while consistency in building heights along the street edge will form the edge of the street room—bridging between the lower intensity and transitional areas and the higher intensity zones within the Greater Southdale District. Street Room Typology 6: Central Spine The Central Spine comprises the existing Promenade, its potential expansion northward, and future connections to the west to Fred Richards Park. This important pedestrian network is an attractive destination for both residents and visitors alike. New development along the spine must respond to and respect this important public amenity. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 20 The sub-district to the west side of France between 69th and Parklawn is a unique transition zone within the Greater Southdale District. Any proposed developments within this zone should be approached with special sensitivity. This means that the street experience within that zone should be perceived as connected to the Cornelia neighborhood through landscaping and trees, and buildings that gradually transition in both height and function and use between lower intensity neighborhoods to the more commercially-focused district on the east side of France Avenue. The West Promenade, a new north-south pedestrian, bike and vehicle street/woonerf that accommodates service access, is envisioned between France Avenue and the Cornelia neighborhood. This new shared street is intended to provide service access to new developments along France (keeping vehicular traffic out of single family neighborhoods), and providing a new framework to support the transition from townhouses and lower-scale residential buildings on the west side of the West Promenade, to slightly taller buildings on the east side of the West Promenade. Street Room Typology 1A West Promenade / Transition to Cornelia Neighborhood Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 21 Dimensional Characteristics of Street Room Typology 1A West Promenade / Transition to Cornelia Neighborhood As illustrated in the section above, within this transition zone, building heights will step up incrementally, from those that are adjacent to single family homes to those that are facing France Avenue to provide a more gradual transition from the residential neighborhood to the more commercially-oriented Southdale District. The street room experience within Typology 1A will be shaped by the following experience guidelines: • New buildings that are adjacent to single family residential properties, on the west side of the West Promenade, should not exceed 36 feet in height. Townhomes are the preferred residential typology in this area of the transition zone. • All ground level space east of the West Promenade should have 20-foot floor-to-floor height. This dimension allows for flexibility to accommodate one level of retail space along the street, or two-story townhomes facing the West Promenade. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • On the east side of the West Promenade, building faces should not exceed 50’ in height. Any height above that limit should step back 20 feet from the facade of the building. • On France Avenue, a 50 foot setback is required from curb to face of building with a maximum building height of 60 feet. • On individual developments, should the City choose to permit height above the 60-foot height limit, it is recommended that additional height above 60 feet step back from the face of the building by a minimum of 10 feet in depth and 12 feet in height. Street Typologies West Promenade Transition to the Cornelia Neighborhood A “Woonerf” reallocates the public right-of-way to create a place for people and plantings while accommodating slow-moving vehicles. The street is elevated so it is flush with the sidewalk, allowing for a continuous walking surface. When the street is closed for public events such as a fes tival, the area becomes a public plaza. The proposed building setbacks and building step-backs are intended to create a gradual transition in use and scale from the existing Cornelia Neighborhood on the west to France Avenue to the east. Between a transitional Street “Woonerf” is used as both a collector for neighborhood needs and a barrier against additional vehicular traffic flowing into the neighborhood. This street-park hybrid is considered as public open space and needs to be programmed. With a perpetual festival permit in place, the street becomes a venue for community events such as salsa dancing, a wine crush or a pop-up playground. Within the district it is the intention to define a series of street rooms each having their own characteristics and connections to the existing neighborhoods and other parts of the district to enhance the experience of the pedestrian creating both a sense of place and safe environment to be in. The West Promenade is intended to be a pedestrian and bicycle collector between the existing residential neighborhood. A1 Traffic Lanes 50 Foot Setback France Avenue 50 Feet West Promenade “Woonerf” (60’ wide Street) Single Family ResidenceTownhouses 36 Feet maximum 20 Foot Step Back Mixed Use Buildings 60 Feet Maximum Neighborhood Street 15 Foot Front Yard Setback60 Feet Maximum Greater Southdale District | Design Experience Guidelines March 5, 2019 page 22 Street Room Typology 1B West Promenade Between Parklawn and Minnesota Drive South of the zone designated as Street Room Typology 1A (where the Cornelia transition area immediately abuts single family neighborhoods), the Street Room experience shifts to respond to its changing context. It becomes one that is more commercial in nature and in concert with the expected higher intensity in the southwest quadrant the Greater Southdale District. As the West Promenade extends south into Typology 1B, it continues to serve pedestrian, vehicular and service access. Uniform building heights on each side of the West Promenade are intended to support the transition from existing multi-family housing to taller buildings at the south end of France Avenue near the gateway from 494. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 23 Dimensional Characteristics of Street Room Typology 1B West Side of France Between Parklawn and Minnesota Drive Within this zone, existing buildings are more commercial in nature and do not immediately abut single family neighborhoods. This unique condition lends itself to new development along the West Promenade that is still lower in scale, without the preference for townhomes or smaller scale buildings along one edge, as in Typology 1A. The street room experience within Typology 1B will be shaped by the following experience guidelines: • Building faces at the West Promenade within Typology 1B shall not exceed 50 feet in height. Any height above that limit should step back 20 feet from the facade of the building. • All street level space shall be 20 feet, floor-to-floor in height. This dimension allows for flexibility for retail space (on France) and two-story townhomes facing the West Promenade. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • Building faces on the east side of the West Promenade are intended to provide continuity in scale and experience from Street Room Typology 1A and from one side of the street to another. West Promenade “Woonerf” (60’ wide Street) 20 Foot Step Back 50 Feet 20 Foot Step Back Street TypologiesWest Promenade A2 A “Woonerf” reallocates the public right-of-way to create a place for people and plantings while accommodating slow- moving vehicles. The street is elevated so it is flush with the sidewalk, allowing for a continuous walking surface. When the street is closed for public events such as a festival, the area becomes a public plaza. This street-park hybrid is considered as public open space and needs to be programmed. With a perpetual festival permit in place, the street becomes a venue for community events such as salsa dancing, a wine crush or a pop-up playground. 60 Feet 105 Feet 20 Foot Step Back 2 Foot Step Back Traffic Lanes 50 Foot Setback France Avenue 60 Feet Maximum Greater Southdale District | Design Experience Guidelines March 5, 2019 page 24 Street Room Typology 1C East Promenade and Xerxes Avenue: Transition to Richfield Similar to the transition strategy on the west side of France Avenue, on the east side of the district, the existing Xerxes Avenue South is recast as the East Promenade to transition between the single family Richfield neighborhood to the east and the more commercially focused Greater Southdale District on the west. The general character of Xerxes is single family housing on the Richfield side and multi-family residential backed up to commercial on York Avenue. The intent of this typology is to have townhouses along the street, set back to a taller building above, creating an scale appropriate to the existing character of the street. Xerxes is bisected by Yorktown Park and Adams Hill Park, near the Southdale YMCA. When Xerxes transitions through Yorktown Park and Adams Hill Park, the street becomes more woonerf-like, without vehicular traffic. This street-park hybrid is considered as public open space and needs to be programmed. This typology extends along the north end of Xerxes between 65th and Highway 62 without the woonerf designation. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 25 The street room experience within Typology 1C will be shaped by the following experience guidelines: • On both Xerxes Avenue north of 65th and on the East Promenade, a 15-foot “front yard” setback is required from curb to face of building. • Building faces at the East Promenade across the street from single-family homes shall not exceed 36 feet in height. Height above that limit shall step back 20 feet from the facade of the building, and shall not exceed 60 feet in height. Any further height shall step back an additional 20 feet, to a maximum height of 84 feet. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • See Street Room Typology 5 for description of dimensional characteristics of new development facing York Avenue. Dimensional Characteristics of Street Room Typology 1C East Promenade and Xerxes Avenue: Transition to Richfield Street TypologiesEast Promenade Transition to the Richfield Neighborhood The East Promenade Transition on Xerxes Avenue South is between the Richfield neighborhood to the east and the Southdale District on the west. The character of the street is bisected buy Adams Place Park that is east York Avenue and the Southdale YMCA. The general character of the Xerxes is single family housing on the Richfield side and multi-family residential backed up to commercial on York Avenue. The intent of the building step back with townhouses transition to taller building creating an scale appropriate to the existing character of the street. When Xerxes transitions to Adams Place Park the character of the street becomes more Woonerf like in without vehicular traffic. This street-park hybrid is considered as public open space and needs to be programmed. With a perpetual festival permit in place, the street becomes a venue for community events such as salsa dancing, a wine crush or a pop-up playground. A3 50’ height limit East Promenade Existing Neighborhood Street Single Family Residence 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 15 Foot Front Yard Setback 84 Feet Greater Southdale District | Design Experience Guidelines March 5, 2019 page 26 Street Room Typology 2 Cornelia Overlay at France Avenue As a reflection of the scale of buildings east of the West Promenade in Street Room Typology 1A, Typology 2 extends the scale of this potential new development to the east side of France Avenue from Gallagher Drive to south of 68th Street. This strategy is intended to frame the street room experience along this corridor with similarly scaled buildings that are respectful of the nearby single family neighborhoods. The goal is to establish this zone along France as a more commercially-focused corridor (rather than residential) while employing similar height buildings as on the west side of France within the Cornelia transition zone. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 27 The street room experience within Typology 2 will be shaped by the following experience guidelines: • On France Avenue, a 50-foot setback is required from curb to face of building with a building podium height of 60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the face of the building, to a maximum height of 84 feet. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. Dimensional Characteristics of Street Room Typology 2 Cornelia Overlay at France Avenue 84 Feet France Avenue 60 Feet Traffic Lanes50 Foot Setback 10 Foot Step Back Greater Southdale District | Design Experience Guidelines March 5, 2019 page 28 Street Room Typology 3 New Local Streets These new local streets, created as part of the strategy of breaking down the scale of the existing superblocks, will augment the current street network, providing new circulation options that can connect residents and visitors across the district, and support community life. Creating internal pedestrian walkways, with accommodation for bicycles and potentially cars, combined with existing public and private infrastructure, supports connections within and outside the block. The width of these new local streets, and the corresponding building form is based on the nature of the uses within the larger superblock structure. Streets can be lined with a mix of uses, including residential, commercial, or retail. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, some of these local streets may become linear parks between buildings, with vehicular access limited only to emergency responders. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 29 Street Typologies60’ Wide Connector Street Typical 60’ Wide Local Street (within super-blocks) 105 Feet 20 Foot Step Back 60 Feet 2 Foot Step Back 2 Way Traffic Plus Parking 12’ Sidewalk 12’ Sidewalk It is recommended that buildings above 60 feet step back a minimum of 20 feet when there is an opposing building at the street edge Podium Heights can vary The intent is to create a street that provides a access from roads that are bordered by France and York and are connected by east /west streets such as ParklawnAve, ParklawnCourt, Hazelton Road, W 70th, W 69th, W 65th. Internal street within the supper block provide interconnections between supper block connecting residents across the district north and south supporting potential for community space. By creating pedestrians walkways with existing public and private infrastructure thereby supporting connections within and outside the block. The street width is based on the nature of the uses within the larger super block structure. They can be lined with a mix of uses, including residential and retailwhile providing connectivity within a neighborhood. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, many of the Connector Streets may become entirely devoted to landscaping. B The street room experience within Typology 3 will be shaped by the following experience guidelines: • New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these vehicular streets as illustrated in the diagram above. • Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks, gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the community. • Building podium heights can vary, from 36 feet up to 60 feet. • Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up to 24,000 SF for efficient space utilization. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. Vehicular access to the buildings should be as close as possible to primary superblock streets (e.g. Typology 4 or 5). Dimensional Characteristics of Street Room Typology 3 New Local Streets Greater Southdale District | Design Experience Guidelines March 5, 2019 page 30 Street Room Typology 4 Primary East-West Streets These streets, including 69th Street, 70th Street, Hazelton Road, Parklawn Avenue, and West 76th Street, serve an important role within the district. These are unique streets in that they form the district’s superblocks with France and York Avenues, keeping traffic out of adjacent single family neighborhoods while connecting to the neighborhoods through the 30 foot setbacks that are landscaped to provide a pedestrian focused experience. This typology is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and consistently-scaled buildings at the face of the public realm. By employing these characteristics, the landscape experience of the single family residential neighborhoods is extended through the Greater Southdale District. Street Room Typology 4 consists of streets that are between 110 and 125 feet wide, with two lanes of traffic in each direction, a center median and no parking. Several of these existing streets feature roundabouts. These streets provide access to parking and building services for buildings in Typology 3, as described previously. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 31 The street room experience within Typology 4 will be shaped by the following experience guidelines: • Within this typology, a 30 foot setback is required from curb to face of building with a building podium height of 60 feet. Above the 60-foot height limit, additional height should step back 30 feet from the face of the building, to a maximum height of 105 feet. Any height about 105 feet should step back and additional 10 feet from the face of the building. • Building podiums along these streets need to maintain as closely as possible the 60-foot height limit while still adhering to the guidance of 75% of building face at the setback line to create the fundamental experience of the street room. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. Dimensional Characteristics of Street Room Typology 4 Primary East-West Streets Existing East West Streets 60 Feet 20 Foot Step Back 30 Foot Step Back Traffic Lanes30 Foot Setback 30 Foot Setback 69thStreet, 70thStreet, Hazelton Road, ParklawnAvenue and 76th Street are unique streets to the Greater Southdale District. They form a super grid with France Avenue and York Avenue, keeping traffic out of adjacent single family neighborhoods while connecting to the neighborhoods through the 30 foot setback that are landscaped to provide a pedestrian focused experience. The streets act as collectors that provide a balance between pedestrian and vehicular circulation. Local streets and Woonerfs perpendicular to these streets will provide access to shops, galleries, restaurants, hotels, offices, and residential uses. Tree shaded benches in the streetscape will provide a place for pedestrians to rest, storm water management and bicyclists can use these streets to connect from home to small outdoor cafés and other amenities. Street TypologiesPrimary East-West Streets C Greater Southdale District | Design Experience Guidelines March 5, 2019 page 32 Street Room Typology 5 The Boulevards Streets that are included in this typology include the primary district boulevards such as France Avenue, York Avenue, W 66th Street and W 77th Street. In addition to being the widest streets in the district, they also currently carry a high volume of vehicular traffic. The intent of this typology is to create streets that connect the Greater Southdale District to the larger Edina community. These commercially-focused streets will reinforce the district’s unique role in serving Edina’s neighborhoods, while at the same time, recognizing that the district has a role in the broader metropolitan region—providing employment, health, retail, entertainment, and a wide range of housing options. The streets that fall into Typology 5 will have the greatest impact in conveying the overall identity of the district, with wide, multi-use streetscapes lined with a double row of trees within a consistent 50-foot setback. Medians may also be present in the boulevard streetscape to accommodate plantings and/or mass transit lines and stations. In many cases, boulevards will be adjacent to the tallest buildings in the district and will be the locations for transit stops. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 33 Dimensional Characteristics of Street Room Typology 5 The Boulevards On these wide streets, a sense of scale is maintained by creating a uniform street wall of 60 feet, with taller structures stepping back from this 60-foot datum. This consistency in building heights along the street will form the edge of the street room—bridging between lower intensity and transitional areas, and the higher intensity zones within the Greater Southdale District. The street room experience within Typology 5 will be shaped by the following experience guidelines: • On France Avenue, a 50 foot setback is required from curb to face of building with a minimum building height of 60 feet (diagram at left). Above that 60 foot height, the building face should step back two feet to create a cornice line, and can then extend to 105 feet. Above 105 feet, building faces must step back an additional 10 feet (as illustrated in diagram at right, above.) • Building podiums along these streets need to maintain as closely as possible the 60-foot height limit while still adhering to the guidance of 75% of building face at the setback line to create the fundamental experience of the street room. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • Parking and building services should not be accessed via these streets. • Incorporate 10- to 12-foot wide sidewalks that create opportunities for gathering, outdoor cafes, pavilions, etc. • Within the 50-foot setback, trees should be planted in a double row to add a strong canopy for pedestrian activity. Street Typologies Boulevards France Avenue, York Avenue, W 66th Streetand W 76th and W 77th: multi- modal thoroughfares within the Greater Southdale District. They have wide, multi- use streetscapes lined with a double row of trees. Medians may also be present in the Boulevard streetscape to accommodate plantings as well as mass transit lines and stations. In many cases, Boulevards will be adjacent to the tallest buildings in the district and will be the locations for transit stops. D A 50 feet setback is required from curb to face of building with minimum building height of 60 feet with a maximum building height of 105 feet. Any part of the building above 105 feet requires a 20 foot step back. Preferred building materials: Concrete, steel or heavy timber structural frame. 60 Feet 105 Feet 10 Foot Step Back 2 Foot Step Back Traffic Lanes50 Foot Setback France AvenueFrance Avenue 60 Feet Traffic Lanes50 Foot Setback Greater Southdale District | Design Experience Guidelines March 5, 2019 page 34 Street Room Typology 6 Central Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, extending east to the heart of Centennial Lakes and beyond to Edinborough Park. This Central Spine also extends the existing Promenade north through the Galleria and Southdale Center, and north across a future green lid over Highway 62 to Strachauer Park. The Central Promenade Spine traverses through a variety of building types, ranging from townhouses to multi-family housing, to low scale commercial/retail buildings, to mid-rise office buildings. As the physical form of buildings along this spine evolves, natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges will support a mix of uses fronting the spine. Height above this 36 foot limit will step back from the building face, maximizing the program of new buildings rising along its edges without compromising the experience of walking and biking through a park- like environment Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 35 The street room experience within Typology 6 will be shaped by the following experience guidelines: • The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at. These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity, with a rich variety of architectural experiences that front this park-like environment. • Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall step back an additional 20 feet. • Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade. • Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public spine that connects this entire district. These intersections are the gateway to the Spine and should have a unique architectural response. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. Dimensional Characteristics of Street Room Typology 6 Central Promenade Spine Street TypologiesCentral Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, east to the heart of Centennial Lakes, along the existing Promenade north through The Galleria and Southdale Mall and north to Strachauer Park. The Central Promenade Spine transverses through different building types from 2 and 3 story Townhouses to 1 and 2 story commercial/retail buildings to 6 story office buildings. In imagining the future of the spine natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges support a mix of uses fronting the spine while not limiting additional height to maximize the program of new building rising along its edges will not compromise the experience of walking and biking through a park like environment 50’ height limit Central Promenade Spine 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 105 Foot Maximum 15 Foot Front Yard Setback E Greater Southdale District | Design Experience Guidelines March 5, 2019 page 36 5 Implementing and Measuring the Guidance Ten Things to Remember Greater Southdale District | Design Experience Guidelines March 5, 2019 page 37 1. Every new development begins with the 200’ x 200’ block, or some variation based on context. 2. Every block or building in a development will need streets to connect between buildings. Not all of these streets will need to accommodate vehicles, providing the opportunity for parks, plazas or courtyards—important parts of the public realm. 3. Buildings will not be greater than 200 feet in length, thereby minimizing the negative impact continuous walls can have on a comfortable pedestrian experience. 4. All streets are not equal. The plan outlines a hierarchy that is driven by the kind of experiences that are expected on these streets and how they facilitate an enlivened public realm. 5. Designated transition zones are about maintaining the quality of life in these areas without restricting growth in other parts of the district. 6. Promenades and East-West Streets are the bridge between single family neighborhoods, such as the Cornelia neighborhood of Edina and the west side of Richfield, to more intense parts of the district. 7. Street Rooms will intersect and overlap each other in many circumstances. At these intersections, lower building heights should prevail, giving the smaller scaled building precedence over larger scale buildings. 8. Building footprints above 60 feet in height are limited to 12,000 SF for residential uses, and 24,000 SF for commercial. 9. Within the first 60 vertical feet of a building, primary materials systems that are more traditional like brick, stone, glass wall systems are preferred. Above 60 feet, other materials such as metal wall systems within a larger curtainwall system, can be introduced. These baseline parameters should not be a deterrent to architectural innovation but rather are intended to serve as a measure of quality and continuity throughout the district 10. Transparency at the ground level facing the public realm is key to the individual experience and is a catalyst for how to activate and maintain a community-based approach to daily life and experience. 5. Implementing and Measuring the Guidance Ten Things to Remember DATE: March 7, 2024 TO: 6700 France Avenue - Owner and Development Team CC: Cary Teague – Community Development Director FROM: Chad Millner P.E. - Director of Engineering Ross Bintner P.E. – Engineering Services Manager Ben Jore P.E. – Senior Project Engineer Andrew Scipioni, Transportation Planner Marisa Bayer, Sustainability Manager RE: 6700 France Avenue – Development Review The Engineering Department has reviewed the subject property for street and utility connections, grading, and storm water. Plans reviewed were; Land Survey dated 12/7/2023 and Civil drawings and hydrologic report dated 2/9/2024, and Soil Borings dated 1/3/2024. Details 1. A developer’s agreement will be required for construction of public sidewalk and utilities. a. Deliver as-build records of public infrastructure post construction Survey 2. Describe easements or transfer dedicated outlets for public sidewalk and public utilities. a. Provide public easements for public sidewalk and watermain, and sanitary. Sanitary and watermain is still being reviewed to determine the extents of the easements. Living Streets 3. Design sidewalks to meet ADA requirements. 4. Construct 5’ sidewalk with 5’ boulevard on east side of Valley View Rd between W 68 th and 66th Streets. 5. In order to shorten the crossing distance for pedestrians and improve sightlines, remove the pork chop islands, narrow the width and add pedestrian ramps of both site driveways along France Avenue. 6. Remove sidewalk stub east towards France Avenue at north driveway. Traffic and Street 7. Maintain sidewalk access during construction. 8. Clearly denote private paths or private sidewalk. Maintenance for private sidewalks to be responsibility of property owner. 9. Construction staging, traffic control, and pedestrian access plans will be required. 10. Building access roads and entrances will need to accommodate Edina’s ladder fire truck. 11. Confirm all roads are designed for Edina’s 80,000lb fire truck load. 12. Provide pedestrian lighting along France Avenue. See Canto G detail attached. 13. 48 hrs notice is required for road closures related to construction operations. Complete the road closure form from the City’s website. 14. Consider improvements recommended by Stantec’s Traffic Impact Study dated February 27, 2024 at the France Avenue/Driveway 8/Southdale Center Entrance access. a. Provide a second eastbound left turn lane on the access at the traffic signal. b. Relocate the north/south parking aisle access west to align with the next parking aisle on the south side. c. Extend all eastbound lanes to the new north/south parking aisle access location. 15. Consider impacts from deliveries to pedestrian and vehicular traffic. 16. Implement five Travel Demand Management strategies as recommended by Stantec’s Traffic Impact Study dated February 27, 2024 Sanitary and Water Utilities 17. Public water loop and hydrants are proposed. Replace the existing watermain to match the proposed 10” watermain or provide additional calculations that show the existing 8” watermain is sufficient. 18. Cap all abandoned watermain connections at the main or re-use the watermain tee. Investigate the south watermain connection on France Avenue. 19. Clearly indicate private vs public utilities. City is still considering what watermain and sanitary pipe it would take ownership of. Only new and looping systems will be considered for public ownership of the watermain with easements. Only new systems that service multiple parcels will be considered for public ownership of the sanitary sewer with easements. 20. Verify fire demand at hydrant locations. 21. Domestic water shall be sized by the developer’s engineer. 22. Domestic sanitary shall be sized by the developer’s engineer. 23. Sewer and water connection permits required for all connections. France Avenue wet taps to occur at night. City staff to be present to inspect, cost to be paid by developer. Hennepin County permit conditions will apply. 24. Separate meters for fire and domestic services will be required. 25. A SAC and WAC determination will be required and Met Council and City fees will be calculated from the determination. Storm Water Utility 26. The parking garage structure is subject to flood exposure in subwatershed NC_141, 10% probability event 869.7, and 1% probability event 870.2. The current design has an unacceptable level of risk of backflow that would provide a source of inflow into the sanitary system in the lower levels of the ramp. The parking structure must be designed to resist flood flow, backflow and sanitary inflow. 27. Existing structures have flood risk in 1% probability event. Site grading for ramp entrance invites flood exposure to the existing underground parking for the 6800 building. Modify grading and propose retrofit interventions such as flood proofing, pumping, sanitary inflow reduction measures or flood gates that can reduce or limit consequence of flooding of underground parking structures. 28. Applicant proposes to fill existing flood storage and provide compensatory storage by oversizing ponds and underground storm chambers used to provide rate and volume control meeting Nine Mile Watershed standards. City will confirm compensatory flood storage provided causes no net increase in flood risk to structures or neighboring properties in 1% probability event by modeling proposed system in XP-SWMM. Results will be provided to developer’s engineer. Developer must modify storage to provide no increase in risk, if results show increase. 29. Evidence of watershed district permit and copies of private maintenance agreement for storm water system in favor of watershed is required for building permit. 30. Retention system engineer required to verify construction of the underground retention systems done per plan. 31. Provide signed plan from underground retention system and confirm it is designed for 80,000lb fire truck load and outriggers. Grading Erosion and Sediment Control 32. A SWPPP has been submitted. SWPPP to be reviewed at building permit. Sustainability 33. Edina’s Climate Action Plan commits our community to reducing greenhouse gas emissions 45% by 2030 and achieve net-zero emissions by 2050. This project can take steps to support our Climate Action Plan goals by: a. Implementing energy-saving strategies as recommended from the applicant’s participation in Xcel Energy’s Energy Design Assistance program, and consider pursuing the Energy Design Assistance “Enhanced” program for increased energy-savings. b. Contacting CenterPoint Energy for their Builder and Developer Programs. The program assists in finding rebates and other programs that can help builders, developers, and their customers save energy and money. c. Building external trash enclosure/screen that make enough room for an organics bin along with trash and recycling. Business communities are finding separating organic waste reduces their waste management expenses and their greenhouse gas emissions. d. Consider electric vehicle charging capability for at least 15% of new parking stalls. 34. If this project receives new Planned Unit Development (PUD) zoning or financial assistance from the City of Edina or Edina Housing & Redevelopment Authority, it will need to comply with the Sustainable Building Policy. Other Agency Coordination 35. Nine Mile Creek Watershed permit is required. Any work in the France Avenue ROW will require a Hennepin County Permit and require their standards to be met. Plans should be submitted to them for comment. MDH, MPCA and MCES permits are required. Others as required. CANTO LIGHT FIXTURE Mounting Detail FLANGE PI ATF CONDUIT BY OTHERS A/B 0 1 53654 4% BASE COVER GROUT FILL BY OTHERS BY OTHERS DETAIL-MGI INTING For Canto CC450G and CC600G Consult Factory for CC800G Mounting Details CANTO G Mounting Detail CANTO STANDARD CONDUIT BY OTHERS BASE COVER FLANGE PI ATF Agaill111411241) _ 19" GROUT FILL BY OTHERS BY OTHERS A/El 01X36X4 4% ETA' - MOUNTING France Avenue urban design workshop W5B8 A570Llilek Inc and LAB, Inc./2 July 0011 lighting concept: conceptual light fixture APRIL 1, 2014 City of Edina – New Construction Sustainability Questionnaire Page 1 City of Edina Sustainable Construction Questionnaire The City of Edina has set ambitious goals to reduce greenhouse gas emissions in the community. To help achieve these goals, developers seeking City approval must complete this form as part of their their zoning application. Upon receipt of this form, please email Sustainability Division lead, Grace Hancock, GHancock@edinamn.gov, to set up a time to walk through the form and discuss sustainable building strategies. Please email the completed form to Cary Teague, CTeague@edinamn.gov, and copy Grace Hancock. Development Address: 6600-6868 France Ave S. - Southdale Office Center Developmer Applicant Name: Southdale Office Partners Date: 3.11.2024 Is the development seeking a PUD or City financing? No (See Sustainable Buildings Policy if so) Topics Answers Yes or No Brief Description Sustainable Design & Energy Consumption Will you utilize Xcel Energy’s Energy Design Assistance or Energy Efficient Buildings, and/or Centerpoint Energy’s Builder and Developer programs for this development? Yes The design team has met with Willdan / Xcel and developed preliminary bundle strategies as part of the EDA program. Will the buildings meet SB2030 energy goals? No Will the building be LEED certified? No Will all appliances and equipment be Energy Star or EPA WaterSense certified? N/A No Appliances have been identified at this point – Tenant’s are usually responsible for the design and preference of their premises. Will water heaters be electric or natural gas? Natural Gas High-efficiency gas water heaters will be used for all centrally supplied domestic hot water. Will building heat be powered by electricity or natural gas? Both Rooftop units will use gas furnaces for ventilation heating load. Electric resistance reheat and perimeter heating components will provide the balance of building heating. Will different strategies to conserve energy (beyond those required by code) be included? If so, please describe No Will there be renewable energy such as solar or wind be generated on site? No Will the project include a geothermal system? No Will the completed project subscribe to a community solar program or other renewable energy program? TBD At this point Owner is determining feasibility. Will there be purchase of renewable energy credits (RECs)? TBD City of Edina – New Construction Sustainability Questionnaire Page 2 City of Edina Sustainable Construction Questionnaire Comments: Managing Storm Water What percent of the property is pervious surface before the redevelopment? What is the percent post development? Existing Pervious: 5.90 acres – 27.2% Proposed Development Pervious: 5.81 acres – 26.8% What new surfaces will be pervious? (i.e. Sidewalks, driveways, overflow parking) The new impervious surfaces will include the MOB roof, parking ramp, concrete sidewalk, and bituminous surface parking and drive aisles Will a green roof be included on the new structure to assist in storm water retention? No Will rain gardens or similar features be included on site to filter and retain the storm water? Yes A surface infiltration pond and three underground infiltration BMPs are a part of the proposed stormwater management plan. Comments: Landscaping Features to Manage Air Quality and Heat Island Effect Will existing healthy trees be protected and saved? Yes Please refer to L100 for tree protection plan as well as page 32 of the Development Application for additional information What percent of the property is covered by tree canopy before redevelopment? What is the percent post development? Existing canopy coverage within the limit of work: 30.1%. Proposed post development canopy coverage within the limit of work: 30.2% Will you meet the current tree preservation and planting ordinance? Yes Please refer to L100 for tree protection plan as well as page 32 of the Development Application for additional information Will shade trees be provided along roadways, drives and surface parking areas beyond those required by code? Yes Please refer to L410 & L411 Will native plantings be used in the landscaping? Yes We have included several native trees, shrubs and grasses in our plant palette. Will landscaping include pollinator-friendly varieties? Yes Several of our perennial plants are pollinator friendly. City of Edina – New Construction Sustainability Questionnaire Page 3 City of Edina Sustainable Construction Questionnaire Will future owners and managers be trained in methods to avoid harmful chemicals being used on landscaping? Yes The landscape can be maintained without harmful chemicals, and a maintenance manual can be provided if needed for future reference. Comments: Managing Construction Waste Will demolition of existing structures meet LEED Green Building Demolition and/or B3 State of Minnesota Sustainable Building Guidelines? No Will existing building elements be salvaged for reuse? Example, timber, steel, asphalt, cabinets, etc. Yes Salvage and recycle Steel structural members, Mill and Reclaim parking lot asphalt, Crush and Recycle Concrete foundations and curb, Reuse of existing limestone retaining blocks for landscape use Are scrap and excess construction materials being separated and recycled? Yes Multiple dumpsters for cardboard, wood, Metal, concrete washout, general trash Are workers provided with separate recycling dumpsters and training in proper use? Yes During site orientation – Overview of Waste Program Comments: Managing Operational Waste Will a recycling service be provided to those in the multifamily complex? To any businesses on site? Yes Each Tenant has recycling bins and access to a separate recycling bin as part of landlord’s refuse contract. Will an organic recycling service be provided to those in the multifamily complex? To any businesses on site? Yes There is currently a restaurant on site and utilizes a separate food waste dumpster, greese bin, and cardboard and plastics. Tenant controls. Will future users of the building be provided with education and training regarding proper recycling practices? Yes Owner’s current refuse vendor offers trainings they give to each tenant depending on each tenant’s use. Comments: Managing Water Consumption Is the project including features to reduce water consumption beyond features required by code? Yes Low-flow fixtures will be used where applicable Is there a grey water system included to reuse water on site? Will future users of the building be provided with education and training regarding conservation of water? No City of Edina – New Construction Sustainability Questionnaire Page 4 City of Edina Sustainable Construction Questionnaire Will outdoor landscaping watering system include a water sensor to automatically reduce watering in wet conditions? Yes An automatic system controller with weather tracking capabilities will be utilized in our irrigation system. Comments: Sustainable Transportation Features Is the site accessible by public transit within ½ mile? Yes There is 1 active bus stop as well as multiple signed stops located on the Project site as well as multiple active stops within a ½ mile radius Are site features included to make the use of public transit convenient and simple? Examples include sheltered waiting areas, paved sidewalks and clear site lines. Yes Pedestrian access surrounding the site has been updated with new and improved sidewalks and intentional through site connections to allow for easier access throughout the site If there is no public transit within ½ mile, is the project providing features to help bridge the distance to allow flexibility to use public transit? N/A Is bike parking available near the main entrance for guests? Space in parking structure (e.g. bike corral, bike lockers) for residents’ bikes? Yes See page 25 of the Development Application for bike parking locations that have been strategically placed near the primary entrances to all new buildings Is bike parking and a shower facility provided for employees? No Bike parking is provided but shower facilities are not Do you have EV Charging Stations for owners, guests or customers to use? Yes Yes, the Project will be adhering to city required EV Charging station requirements and will be located near the primary east entrance to the MOB Will there be parking spaces provided for car- sharing vehicles to reduce the overall number of cars? TBD Most parking is first come first serve. Ownership is open to providing spaces for car-sharing if there is a demand. Updated June 2022 EdinaMN.govPreliminary Rezoning & Site Plan, Variances and Subdivision6600-6800 France Avenue Site Site Approved PUD Plan2017 Sketch Plan This Request Requires:Preliminary Rezoning from PUD, Planned Unit Development to PCD-3, Planned Commercial District. (PCD-3 was the original zoning of this site)Preliminary Site Plan.Subdivision.Variances:a. Transparency from 75 to 39 percent facing Valley View Road.b. First floor building height from 20 to 14 feet for the restaurant and 16 feet for the medical office.c. Building height variance from 48 to 52 feet for the medical office. Review of the Site Plan Traffic & Parking Site Approved PUD Plan2017 Primary IssuesIs the proposal reasonable to justify the rezoning of the site from PUD, Planned Unit Development to PCD-3, Planned Commercial District 3?Are the Variances for first floor height and transparency justified?Is the Variance for building height justified? Primary IssuesIs the proposal reasonable to justify the rezoning of the site from PUD, Planned Unit Development to PCD-3, Planned Commercial District 3? Primary IssuesIs the proposal reasonable to justify the rezoning of the site from PUD, Planned Unit Development to PCD-3, Planned Commercial District 3? Primary IssuesAre the Variances for first floor height and transparency justified? Primary IssuesVariance Criteria Primary IssuesIs the Variance for building height justified? Primary IssuesVariance Criteria Options Staff Recommendation Date: Marc h 13, 2024 Agenda Item #: VI I.B. To:P lanning C ommission Item Type: O ther F rom:Addis on Lewis, C ommunity Development C oordinator Item Activity: Subject:Acc es s ory Dwelling Unit O rdinance Action 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: Hold the public hearing and make a recommendation to the C ity C ouncil regarding the proposed accessory dwelling unit ordinance. I N TR O D U C TI O N: Accessory dwelling units (AD Us) have been identified in several of Edina's guiding documents, including the C omprehensive P lan, Climate Action P lan and the Affordable Housing Strategy Task F orce Report as a potential tool to further housing and sustainability goals (see attached "S upport for AD U s in City G uiding D ocuments"). As such, the E dina P lanning C ommission's 2022 and 2023 work plans included the directive to "review and recommend changes to city ordinances regulating Accessory D welling Units". C ity staff and a sub-committee of the P lanning Commission met numerous times over 2022 to research AD U s and how other cities regulate them. T he ordinances of more than 20 other communities were reviewed. T he information was presented to the full P lanning C ommission at their November 16, 2022 work session. At their J anuary 11, 2023 meeting, the P lanning C ommission approved an Advisory Communication recommending that the City Council direct staff and the P lanning C ommission to draft an ordinance allowing AD Us. T he P lanning C ommission's recommendation was presented to the C ity C ouncil at their F ebruary 7, 2023 meeting. At the M ay 16, 2023 C ity C ouncil work session, C ouncil provided feedback to staff and the P lanning Commission to continue with developing recommended zoning changes for accessory dwelling units and to collect community input on the topic. T he C ity gathered feedback from the community using an online survey. Two resident focus group sessions were also held in an effort to have deeper conversations regarding AD Us in Edina. T he P lanning C ommission held four work sessions on October 25, 2023, November 15, 2023, December 13, 2023, and J anuary 10, 2024 to review the survey results and develop the framework for the proposed ordinance. Based on the research completed and feedback received, a draft ordinance has been prepared for consideration. B etter Together E dina AT TAC HME N T S: Description Proposed ADU Ordinance Staff Report ADU Survey Results Support for ADUs in City Guiding Documents Staff Pres entation Existing text – XXXX Stricken text – XXXX Added text – XXXX 1 ORDINANCE NO. 2024-___ AN ORDINANCE AMENDMENT REGARDING ACCESSORY DWELLING UNITS The City Council Of Edina Ordains: Section 1. Chapter 36, Article I – IN GENERAL is amended as follows: Sec. 36-10 Definitions Accessory Dwelling Unit means a dwelling unit located on the same parcel as a principal residential building to which it is accessory. Section 2. Chapter 36, Article III – Site Plan Review is amended as follows: Sec. 36-124. Exceptions. Except in those cases specifically cited within this chapter, the following shall be exempt from the foregoing requirements of this chapter: (1) Construction or alteration of a single-family or two-family residential building, accessory dwelling unit or accessory building; Section 3. Chapter 36, Article VIII, Division 2 of the Edina City Code is amended as follows: DIVISION II. SINGLE DWELLING UNIT DISTRICT Sec. 36-433. Principal uses. The principal uses permitted in the Single Dwelling Unit District (R-1) are as follows: (1) Buildings containing not more than one dwelling unit, including attached garages, except that the building may also contain an accessory dwelling unit pursuant to this chapter. Sec. 36-435. Accessory uses. Accessory uses permitted in the Single Dwelling Unit District (R-1) are as follows: (1) The following accessory uses are permitted on the same lot as a single dwelling unit building: j. Accessory dwelling units subject to the requirements of this Chapter. Sec. 36-438. Requirements for building coverage, impervious surface lot coverage, setbacks and height. Commented [AML1]: Dwelling Unit is defined as: one or more rooms connected together, but which is or are separated from all other rooms in the same building, which room constitutes, or rooms constitute, a separate, independent unit with facilities for cooking, sleeping and eating, and used for residential occupancy. A room or rooms shall be deemed to be a dwelling unit if it contains or they contain facilities for cooking, sleeping and eating, if it or they can be separated from all other rooms in the same building, if access can be gained without entering or passing through any living space of another dwelling unit, and if it is or they are used for residential occupancy. If a dwelling unit has an attached garage, then the attached garage is deemed a part of the dwelling unit. Commented [AML2]: This is intended to exempt an ADU from the Site Plan Review process in Article III of the Zoning Ordinance, similar to single-family and two-family residential buildings. Commented [AML3]: This is to avoid a conflict with allowing ADUs to be internal or attached to the primary dwelling. Commented [AML4]: This would make ADUs a permitted accessory use, subject to the provisions outlined. Existing text – XXXX Stricken text – XXXX Added text – XXXX 2 (3) Setbacks. Front Street Side Street Interior Side Yard Rear Yard 5. Buildings and structures accessory to single dwelling unit buildings: a. Detached garages, tool sheds, greenhouses and garden houses entirely within the rear yard, including the eaves. 30′** 15′ 3′ 3′ b. Detached garages, tool sheds, greenhouses and garden houses not entirely within the rear yard. 30′** 15′ 5′ 5′ c. Detached accessory dwelling units 18 feet in height or less. 30’** 15’ 5’ 5’ d. Detached accessory dwelling units over 18 feet but not more than 25 feet in height. 30’** 15’ Same as required for principal building. 12’ except that the setback may be reduced to 5’ when abutting an alley. ce. Unenclosed decks and patios. 30′** 15′ 5′ 5′ df. Swimming pools, including appurtenant equipment and required decking. 30′** 15′ 10′ 10′ eg. Tennis courts, basketball courts, sports courts, hockey and skating rinks, and other similar recreational accessory uses including appurtenant fencing and lighting. 30′** 15′ 5′ 5′ fh. All other accessory buildings and structures. 30′** 15′ 5′ 5′ gi. Window wells. NA NA 3′ NA Existing text – XXXX Stricken text – XXXX Added text – XXXX 3 (Window wells are exempt from the side yard setback requirement on one side.) (4) Height. 1. Single dwelling unit buildings and attached structures accessory thereto. 2½ stories. For maximum height see 4. below. 2. Detached accessory dwelling units setback at least 5 feet from side and rear lot lines. 1½ stories or 18 feet whichever is less. 3. Detached accessory dwelling units meeting the required principal building side yard setback and a 12-foot rear yard setback, except that only a 5-foot setback is required from an alley right-of-way. 2 stories or 25 feet whichever is less. 24. Other Bbuildings and structures accessory to single dwelling unit buildings, but not attached thereto. 1½ stories or 18 feet whichever is less. 35. All other buildings and structures. 3 stories or 40 feet whichever is less. 46. The maximum height to the highest point on a roof of a single or double dwelling unit shall be 30 feet. For lots that exceed 75 feet in width, the maximum height to the ridge line shall be 35 feet, and the maximum height may be increased by one inch for each foot that the lot exceeds 75 feet in width. In no event shall the maximum height exceed 40 feet. Sec. 36-439. Special requirements. (2) One dwelling unit per single dwelling unit lot. No more than one dwelling unit shall be erected, placed or used on any lot unless the lot is subdivided into two or more lots pursuant to chapter 32. Accessory dwelling units shall comply with the following: a. Accessory dwelling units shall only be permitted on lots where the principal use is a single dwelling unit building. b. There shall be no more than one (1) accessory dwelling unit permitted per lot. c. Accessory dwelling units may be attached to, detached from, or internal to a single dwelling unit building. Accessory dwelling units must be fully Existing text – XXXX Stricken text – XXXX Added text – XXXX 4 separated from the principal dwelling unit by means of a wall or floor and have a separate entrance than the principal dwelling unit. The separating wall may have a door connecting the accessory dwelling unit to the principal dwelling unit. d. The accessory dwelling unit shall not be sold independently of the principal dwelling unit and may not be a separate tax parcel. e. Rental of either the accessory dwelling unit or principal dwelling unit requires a rental license pursuant to Chapter 10 of the City Code. Only one unit (either the accessory dwelling unit or principal dwelling unit) may be rented at one time. f. Accessory dwelling units shall not exceed 1,000 square feet of floor area except that an accessory dwelling unit located within an existing basement of a single dwelling unit building may occupy the entire basement. g. Accessory dwelling units shall be constructed on a frost protected foundation. h. The accessory dwelling unit and principal dwelling unit must comply with all current Minnesota Residential Code provisions. i. The accessory dwelling unit must be connected to municipal sewer and water. Connections for water and sanitary sewer shall be provided from service lines shared with the principal dwelling unless otherwise approved by the Public Works Director. j. Accessory dwelling units that are attached or internal to the single dwelling unit building shall be subject to the following: i. Shall abide by the height and setback requirements for the single dwelling unit building. ii. The creation of the accessory dwelling unit shall not result in additional entrances facing the public street. iii. Exterior stairs leading to an accessory dwelling unit are not allowed on the front of the single dwelling unit building. k. Accessory dwelling units that are detached from the single dwelling unit building shall be subject to the following: i. Shall be located behind the rear building line of the single dwelling unit building. ii. Rooftop decks are not permitted. Section 2. This ordinance is effective ___________. First Reading: Second Reading: Published: ATTEST: __________________________ _____________________________ Existing text – XXXX Stricken text – XXXX Added text – XXXX 5 Sharon Allison, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of ___________________, 2024, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this ______ day of ____________, 2024. ________________________________ City Clerk March 13, 2024 Planning Commission Addison Lewis, Community Development Coordinator Accessory Dwelling Unit Ordinance Information / Background: The Planning Commission’s 2022 and 2023 Work Plans included the directive to review and recommend an ordinance for accessory dwelling units (ADUs). ADUs have been identified in several of Edina’s guiding documents, including the Comprehensive Plan, the Climate Action Plan, and the Affordable Housing Strategy Task Force Report, as a potential tool to further housing and sustainability goals (see attached “Support for ADUs in City Guiding Documents”. City Staff and a sub-committee of the Planning Commission (Chair Bennet and Commissioners Smith and Miranda) met numerous times over 2022 to research ADUs and how other cities regulate them. The ordinances of more than 20 other communities were reviewed. The information was presented to the full Planning Commission at their November 16, 2022, work session. At their January 11, 2023, meeting, the Planning Commission approved an Advisory Communication recommending that the City Council direct staff and the Planning Commission to draft an ordinance allowing ADUs. The Planning Commission's recommendation was presented to the City Council at their February 7, 2023, meeting. At the May 16, 2023, City Council work session, Council provided feedback to staff and the Planning Commission to continue with developing recommended zoning changes for accessory dwelling units and to collect community input on the topic. The City gathered feedback from the community using an online survey. Two resident focus group sessions were also held to have deeper conversations regarding ADUs in Edina. The Planning Commission held four work sessions on October 25, 2023, November 15, 2023, December 13, 2023, and January 10, 2024, to review the survey results and develop the framework for the proposed ordinance. Based on the research completed and feedback received, a draft ordinance has been prepared for consideration. STAFF REPORT Page 2 What is an ADU? An ADU is a self-contained residential unit with its own living room, kitchen, and bathroom on the same parcel as a single-family dwelling. An ADU can be located within, attached to, or detached from the main residence. ADUs may be known by many other names, such as accessory apartment, backyard cottage, coach house, granny flat, guest house, in-law suite, and secondary dwelling unit among others. They have existed for decades in many older cities, but most modern zoning ordinances have prohibited them until recently. As the housing crisis has intensified, many cities nationwide have amended their zoning ordinances to allow ADUs. There are at least 25 other Twin Cities communities allowing ADUs includes Apple Valley, Blaine, Bloomington, Burnsville, Crystal, Eagan, Fridley, Golden Valley, Hopkins, Inver Grove Heights, Lakeville, Long Lake, Minneapolis, Minnetonka, Mounds View, Orono, Plymouth, Richfield, Roseville, Shoreview, Stillwater, St. Louis Park, St. Paul, Wayzata and White Bear Lake. Benefits of ADUs Several benefits associated with ADUs have been identified, including but not limited to: • Flexibility for homeowners to meet the needs of their family, including the option for multigenerational living, aging in place and caring for someone in a semi-independent living situation, such as an elderly parent or person with special needs. • Meeting a growing need for housing for smaller households, including childless couples, single professionals and empty nesters. • Compatibility with single-family neighborhoods. Most cities require the appearance of a single-family neighborhood be maintained by restricting the location of second entrances and exterior stairways and requiring detached units be located in rear yards. • A more affordable housing type not requiring subsidy. According to AARP, ADUs can be built for as little as one-third the cost of a traditional multi-family unit of the same size and with comparable amenities. • If rented, can provide homeowners with extra income to help meet rising homeownership costs. Source: AARP STAFF REPORT Page 3 Overview of Proposed Ordinance The following are the key components of the proposed ADU ordinance. • Location – ADUs would be allowed only on properties with a single-family home. • Number – No more than one ADU would be allowed per property. • Type – The ordinance would allow internal, attached and detached ADUs. • Permitting – The ordinance would allow ADUs to be permitted by-right (assuming they comply with all requirements) rather than requiring a conditional use permit. This lessens the burden on homeowners seeking to build an ADU and ensures that permitting is based on objective standards. • Occupancy – Either the ADU or primary home may be rented at one time but not both. A rental license is required to rent either unit. An ADU may not be used as a short-term rental, as they are not allowed anywhere within the City of Edina. • Ownership – The ADU may not be sold independently from the primary home or create a separate tax parcel. • Size – The maximum size for an ADU is 1,000 square feet, which is consistent with the existing maximum for detached accessory buildings. Properties where an ADU is proposed are still subject to building and impervious surface coverage maximums, which may further restrict the size of an ADU. The ordinance allows an exception for ADUs proposed within an existing basement to exceed the 1,000 square foot maximum. There is no minimum size requirement for an ADU, though, a minimum size would be indirectly applied through the Building Code. • Design – Some design requirements are imposed to maintain the appearance of a single-family property. For example, for an attached/internal ADU, the ADU may not result in an additional entrance facing the street. • Construction – ADUs must be built to the standards of the Minnesota Residential Code. • Setbacks and Height – For detached ADUs up to 1½ stories or 18 feet, a 5-foot side and rear yard setback is required. This is consistent with what is currently allowed for detached accessory buildings. To allow for ADUs above a detached garage, a height of up to 2-stories or 25 feet is permitted if the principal structure side yard setback and a 12-foot rear yard setback are met. If the property is abutting an alley, only a 5-foot setback is required from the alley right-of-way. Detached ADUs must be located behind the rear building line of the principal structure. Attached and internal ADUs must comply with the same height and setback requirements as the principal structure. • Parking – Additional parking is not specifically required for an ADU; however, existing restrictions for on-street parking dictate that any needed parking must be provided on the property. Staff Recommendation Staff recommends approval of the proposed ordinance. ADU Sur vey SURVEY RESPONSE REPORT 30 January 2019 - 10 October 2023 PROJECT NAME: Accessory Dwelling Units SURVEY QUESTIONS ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 1 of 23 Q1 Do you currently own a single -family home in Edina? 129 (94.9%) 129 (94.9%) 7 (5.1%) 7 (5.1%) Yes No Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 2 of 23 Q2 What is your age range? 26 (19.4%) 26 (19.4%) 31 (23.1%) 31 (23.1%) 38 (28.4%) 38 (28.4%) 39 (29.1%) 39 (29.1%) 0 (0.0%) 0 (0.0%) 0 (0.0%) 0 (0.0%) 35-44 45-54 55-64 65+Under 25 25-34 Question options Optional question (134 response(s), 2 skipped) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 3 of 23 Q3 If ADUs were allowed in Edina, I would consider adding one to my property. 51 (37.5%) 51 (37.5%) 26 (19.1%) 26 (19.1%) 47 (34.6%) 47 (34.6%) 12 (8.8%) 12 (8.8%) Agree Neutral Disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 4 of 23 Q4 What reasons would motivate you to build an ADU? Please check all that apply. Permanent housing for another family member or friend Permanent housing for me Provide a place for family/friends to stay when visiting Supplemental rental income Other (please specify) Question options 5 10 15 20 25 30 35 40 45 40 17 36 22 3 Optional question (50 response(s), 86 skipped) Question type: Checkbox Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 5 of 23 Q5 Either the ADU or primary home should be required to be owner-occupied. 72 (52.9%) 72 (52.9%) 30 (22.1%) 30 (22.1%) 17 (12.5%) 17 (12.5%) 14 (10.3%) 14 (10.3%)2 (1.5%) 2 (1.5%)1 (0.7%) 1 (0.7%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 6 of 23 Q6 A minimum of one off-street parking space, in addition to what is required for a single - family home, should be required for an ADU. 45 (33.1%) 45 (33.1%) 27 (19.9%) 27 (19.9%) 33 (24.3%) 33 (24.3%) 25 (18.4%) 25 (18.4%) 5 (3.7%) 5 (3.7%)1 (0.7%) 1 (0.7%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 7 of 23 Q7 ADUs should be required to match the primary home in terms of appearance rather than allowing flexibility in materials, colors, or roof style/pitch. 44 (32.4%) 44 (32.4%) 28 (20.6%) 28 (20.6%) 28 (20.6%) 28 (20.6%) 31 (22.8%) 31 (22.8%) 5 (3.7%) 5 (3.7%)0 (0.0%) 0 (0.0%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 8 of 23 Q8 I would support allowing ADUs in Edina. 69 (50.7%) 69 (50.7%) 29 (21.3%) 29 (21.3%) 6 (4.4%) 6 (4.4%) 24 (17.6%) 24 (17.6%) 7 (5.1%) 7 (5.1%)1 (0.7%) 1 (0.7%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 9 of 23 Q9 I would support allowing interior ADUs. (A separate unit within the primary home, typically within a basement or attic) 68 (50.0%) 68 (50.0%) 43 (31.6%) 43 (31.6%) 8 (5.9%) 8 (5.9%) 10 (7.4%) 10 (7.4%)6 (4.4%) 6 (4.4%)1 (0.7%) 1 (0.7%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 10 of 23 Q10 I would support allowing attached ADUs. (A separate unit built as an addition to the primary home) 61 (44.9%) 61 (44.9%) 38 (27.9%) 38 (27.9%) 12 (8.8%) 12 (8.8%) 15 (11.0%) 15 (11.0%) 9 (6.6%) 9 (6.6%)1 (0.7%) 1 (0.7%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 11 of 23 Q11 I would support allowing detached ADUs. (A separate unit that is built as a standalone structure) 59 (43.4%) 59 (43.4%) 28 (20.6%) 28 (20.6%) 9 (6.6%) 9 (6.6%) 26 (19.1%) 26 (19.1%) 14 (10.3%) 14 (10.3%)0 (0.0%) 0 (0.0%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 12 of 23 Q12 I would support allowing ADUs above a detached garage. (A separate unit that is built above a detached garage) 66 (48.5%) 66 (48.5%) 40 (29.4%) 40 (29.4%) 6 (4.4%) 6 (4.4%) 16 (11.8%) 16 (11.8%) 8 (5.9%) 8 (5.9%)0 (0.0%) 0 (0.0%) Strongly agree Agree Neutral Disagree Strongly disagree Don't know Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 13 of 23 Q13 Would you like to participate in an ADU focus group or interview? 47 (34.6%) 47 (34.6%) 89 (65.4%) 89 (65.4%) Yes No Question options Mandatory Question (136 response(s)) Question type: Dropdown Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 14 of 23 Screen Name Redacted 7/21/2023 08:15 AM The city might want to come up with some preapproved ADU plans such as is done in Seattle. The plans could have exterior facades frequently found in Edina. If owner occupied is required, this should be only for the initial approval so as not to limit the sale and use of the property in the future. The city should allow spec builders who intend to sell to an owner occupant to include an ADU in their design and development of a property. The ADU should be licensed and treated as any other rental in Edina except if it is owner or co-owner occupied. Screen Name Redacted 7/21/2023 12:38 PM While I agree ADUs should be allowed, creating the policy around how they are achieved will be critical. For instance, not every site allows for parking, other than off-site (on the street), which i would not support. parking will be one of the bigger questions to address. Screen Name Redacted 7/26/2023 10:38 AM Have several concerns about ADUs especially related to small lots and parking. Parking: our residential streets are looking more and more like parking lots which has conflicting consequences, especially during Minnesota's long winter months and needed snow removal. The language allowing ADUs must be very clear with little flexibility and strictly followed. Screen Name Redacted 7/26/2023 12:54 PM ADUs will be a vital option for families with aging parents, to allow them to have independence, yet be close to family. As Minnesota's aging population grows, it will be increasingly important to have a wider range of housing options for them. Screen Name Redacted 7/26/2023 12:55 PM No ADUs! Stop destroying the Edina qulaity of life. Screen Name Redacted 7/26/2023 01:23 PM I hope the City of Edina will consider adopting the Accessory Dwelling Units to solve our housing shortage and cultural changes in our area? I look forward to the City of Edina meeting the housing and sustainability goals (and follow past guided documents) by passing ADU’s in Edina. Screen Name Redacted 7/26/2023 02:01 PM No more making Edina a giant piece of concrete with all these high rises and affordable housing units. The cut through traffic in our neighborhoods is ruining our once wonderful quiet Edina. Q14 Is there anything else you would like to share with us related to ADUs? ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 15 of 23 Screen Name Redacted 7/26/2023 02:52 PM Thank you for considering this option. With the pandemic, we've all witnessed how life requirements can change for ourselves, our families, our neighbors. Having the flexibility to create multi-family housing for multi-generational homes or ways to earn income is clearly a need as our communities age. Screen Name Redacted 7/26/2023 08:36 PM ADU' s make sense to allow families to have other family members/ friends to have independence and have access to support. Many lots in Edina have space for an ADU as a separate unit or part of existing unit. It's basically an addition. Many homes are over 5000- 8000 square feet of primary housing. Other homes have only 2000-3000 square feet and an ADU is an excellent option for more living space on the property. Screen Name Redacted 7/27/2023 08:15 AM Edina has an increasing number of single family home properties that are becoming rentals. A number of these rentals (two on our block already) are home to a number of families. Even though the "rules" are that you have to be from the same family, that is clearly not the case. Over time, this is going to reduce property values. An owner has a vested interest in maintaining their property. When renting, an owner's interest is in receiving income on his/her investment. One could argue that they also want to keep up the property but that does not appear to be the current norm considering the rental properties we have seen. Adding an ADU only exacerbates this problem. If we want to add population, the City has clearing given the green light to numerous apartment/condo projects and those that want an affordable option for a number of occupants can go in that direction. That is certainly a better alternative than 2+cars on the street coupled with 4-6 in the driveway and two on the grass. In addition, multiple occupants create more garbage and recycling which often overflows and on windy days, blows down the street. Please drop this idea of ADU's. Our town is experiencing enough slide in neighborhood quality of life. Screen Name Redacted 7/27/2023 02:23 PM In home senior living is a huge issue. My current home where my 83 yr old father resides has a 1962 build with many stairs. Providing him with a ADU set up for his aging needs would be overwhelming helpful. I do not believe this will allow us to participate but for my aging it may. Please pass!! Screen Name Redacted 7/29/2023 10:29 AM A lot to be learned. How is this working in other communities. Pros/cons ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 16 of 23 Screen Name Redacted 8/02/2023 07:41 PM I am supportive of ADUs in Edina. For detached ADUs, I would like to know that there are setback requirements such that an ADU couldn't be build right up to or against the property lot line. Additionally, I think there should be some clear parameters on size so that the detached units wouldn't look out of proportion to the primary home. Screen Name Redacted 8/03/2023 04:58 AM Design is everything in this case. If the effort is to squeeze out additional income then the quality, design and durability may well suffer and the impact on the neighborhood can be detrimental. The potential projects must always require conditional use permits with design oversight. Screen Name Redacted 8/03/2023 12:28 PM I think ADUs should be allowed because it will build density within areas of single family zoning ( 93% of residential land use). Higher density will support sustainability with public transit. It will also provide more affordable options for single or downsizing households. Screen Name Redacted 8/04/2023 02:38 PM Is a great option for a family that has an aging parent who they want closer and those who like multi generational living. It is also a space for visiting family, a nanny or a caregiver who lives on site. Also, after a divorce, if conditions are right, it makes co parenting more available. In a neighborhood where all the adults are working, having a retired adult present during the day proviides security and potentially allows letting in service people to do deliveries and home repairs. It makes neighborhoods more multigenerational and keeps elders out of expensive facilities that bankrupt them. There are many, many benefits most people would not understand. Zoning detail is need, but the NIMBYs need to realize they do not have a veto over how others develop their property within code. Screen Name Redacted 8/04/2023 03:44 PM While we should do much, much more to relax zoning and eliminate exclusive single family zoning, the extremely small step of allowing ADUs of any sort and without parking requirements should be easy to say yes to. Screen Name Redacted 8/04/2023 03:53 PM Concerned how impervious surface, utilities, setbacks, and building heights would be altered if ADU’s were free standing on city size lots. Free standing ADU’s should not change the character of SF zoned residential. If allowed as rental units should follow city building code, be inspected and registered/taxed as additional homestead. Limit the number of ADU’s allowed on a block/neighborhood? Prohibit use as VRBO. To ensure compliance city should modify 30 day occupancy to ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 17 of 23 6 month occupancy. ? Does the city currently enforce existing 30 day rules? How many non registered ADU’s currently exist in Edina? Two homes in my neighborhood in the 1990’s rented their basement ( walk out) to a non relatives. (No longer a practice). Screen Name Redacted 8/04/2023 08:55 PM I used to live in Seattle and they allow all of this Screen Name Redacted 8/05/2023 07:04 AM ADUs rented should have requirements as other rentals Screen Name Redacted 8/07/2023 03:12 PM Regarding parking, I am assuming that the requirement to have an off-street parking place could be met by parking the additional car in a driveway. I would prefer that there be no specific requirement for parking other that any existing space lost due to construction of the ADU must be replaced (or satisfied by permitted driveway parking) I support having ADUs be governed by the same requirements that apply to the existing SFH on the property for: Height, setbacks, occupancy, rentals, appearance, entrance orientation, permitting process, neighborhood character. The lot coverage limit should be whatever exists for the lot with no new special requirement. I support having no density restrictions. I support permitting in all residential zones including R1, R2. I support having no special fees for ADUs and discounting permit fees as a way to encourage construction. I support having no size requirements (with the minimum set by livability requirements (separate entrance, kitchen/kitchenette, bathroom, living/sleeping area). I support allowing the ADU to use existing water and sewer capacity (unless there is a specific issue created by the ADU). I believe the addition of an ADU should not trigger a full reassessment of the house for taxes, just a determination of the value added by the ADU. I support offering funding programs for ADUs. designed to be affordable per the City's affordable housing definitions. Screen Name Redacted 8/08/2023 06:25 AM I support tiny houses specifically and any rezoning or changes of ordinances to make them more prevalent. Screen Name Redacted 8/08/2023 12:15 PM I think these make sense to allow. Because those occupying the ADU may be college students or elderly, I don't think off-street parking should be a blanket requirement. I don't think ADUs will do much to address the shortage of housing, but everything helps, and allowing more density can only help the environment. ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 18 of 23 Screen Name Redacted 8/08/2023 04:44 PM I error on the side of allowing property owners more rights with their land. All these restrictions and rules have a tendency to backfire. Screen Name Redacted 8/09/2023 10:51 AM A lot of this depends on the use made of the ADU. If used by the primary homeowner, parking, for example, would not be an issue. But it would be a huge issue for a rental. Would need to know the proposed changes to the zoning ordinance - these would greatly affect neighbors. Screen Name Redacted 8/09/2023 12:06 PM Generally I am in Vad or of this. But how would churches in Edina that are zoned as R1 be affected by this potential new ordinance? Would they have the right to add in multiple brand new units? It looks like that would be the case if that’s what the new ordinance would allow. I think the Edina public will generally be OK with ADUs, especially in an existing house/garage or as a reasonably sized add- on, but that it should be separated in the ordinance if a true residence/house adds an ADU vs a Church or other entity zoned as R1. If this ordinance was passed, many ADUs could be added on empty Church land which would change the ‘unique charm’ of each neighborhood. Screen Name Redacted 8/09/2023 12:16 PM I would seriously oppose using this type of ordinance, if approved, to jam any (1) New building onto grandfathered properties that do not have current R1 status or (2) Allow any construction of multiple ADUs on the same property. Screen Name Redacted 8/10/2023 12:44 PM I live across the street from my parents and although it’s not the same as an adu the value in multigenerational housing is a special gift. That being said I think a key factor in allowing adus is that one unit must be owner occupied and perhaps receive the blessing from at least one adjacent property owner. I think a size limit to the adu would also be important and a sustainability requirement as you don’t want the adu taking up so much space that there’s no longer space for ground water. Screen Name Redacted 8/11/2023 01:45 AM Lot sizes and residential density vary greatly in Edina. ADU regulations should include lot coverage and setbacks. Screen Name Redacted 8/11/2023 07:53 AM I agree with the overall concept as long as the alteration/addition is compliant with aesthetics of the home and neighborhood. Thanks ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 19 of 23 Screen Name Redacted 8/11/2023 10:57 AM None Screen Name Redacted 8/11/2023 01:47 PM If ADU’s are allowed in nearby communities then residents have the option to move to a nearby community and build an ADU. This is why it is not needed in Edina. Screen Name Redacted 8/12/2023 08:13 AM Edina needs affordable options especially as the population ages Screen Name Redacted 8/13/2023 08:44 PM Please shorten/simplify the permitting process. Let’s help this work well! Screen Name Redacted 8/14/2023 04:30 PM Stop ruining our city Screen Name Redacted 8/15/2023 07:43 AM ADUs allow for multi-generational families and/or caretakers to live in proximity but with some degree of privacy. The also increase density with a smaller footprint than apartments which are not zoned for 93% of Edina. ADUs could allow seniors to stay in their neighborhoods/own homes. Make permitting process straightforward and simple if Edina wants to support ADUs, permitting in all residential zones. Screen Name Redacted 8/15/2023 07:09 PM ADU are a good option that will allow the city to comply with its affordable housing goal as well as with their climate action plan, since it needs to increase density in order to reduce VMT and reduce GHG. Screen Name Redacted 8/16/2023 05:57 AM This would be excellent for aging parents or children with chronic illnesses (like Long Covid) that can not work or earn enough for independent apartment rent. Screen Name Redacted 8/16/2023 06:36 AM I would like to see further research that indicates the impact of ADUs on the environment, housing supply, traffic, and lastly how Edina will manage and tax these units. Screen Name Redacted 8/16/2023 07:02 AM ADUs are important but unlikely to have huge impact in Edina given its sprawling nature. Instead, the city should allow multi family dwellings on any lot by right and streamline building reviews/processes with a focus on reducing time and cost. ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 20 of 23 Screen Name Redacted 8/16/2023 09:36 AM I would like to consider building one for my family. Screen Name Redacted 8/16/2023 10:12 AM Great idea, sorely needed. Screen Name Redacted 8/16/2023 05:20 PM I think a specific headcount of dwellers allowed per ADU should be enforced. Screen Name Redacted 8/16/2023 05:54 PM ADU's are already allowed in virtually all our surrounding cities, and farther out suburbs like Wayzata. We should look at their ordinances, problems and successes, in writing our ordinance. There are many positive reasons and the few potential issues can be minimized or solved. Screen Name Redacted 8/16/2023 08:25 PM Please no Screen Name Redacted 8/17/2023 04:26 PM Concerns: (1) Where are the extra cars going to be parked? More cars on streets will make it more difficult for snowplows to do their job. I don’t want Edina streets to be like Minneapolis streets in the winter. (2) Where will ADU occupants going to go during a tornado warning? Only the internal ADUs in basements avoid unsafe conditions in this regard. (3) Changing the ordinance will just make the rich richer because it will increase property values. The land owner will benefit, but nonlandowners will have to pay more to be a property owner. Screen Name Redacted 8/17/2023 07:49 PM An ADU is not a structure that many people would want on their property. Re-take your survey that showed 60+ percent approved of the concept. I was not aware of that survey. Please don't push through this concept because the majority of the Council members think it's a trendy good idea. Homeowners also want the privacy of their own "castle". Edina does not have to emulate Mpls. in so many ways. I did not choose to live in a mini-Mpls. I'm seriously considering moving out of Edina at some point in time. Screen Name Redacted 8/19/2023 10:00 AM Our city is already what I consider overpopulated. We are opposed to this change Screen Name Redacted 8/20/2023 06:19 AM 1. Can the City offer any guidance as to how an ADU would affect property taxes? Property taxes are already quite high in Edina, so ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 21 of 23 much so that it makes it difficult for retired and fixed-income families to remain part of the city. 2. Would all existing building codes and zoning (with the exception of allowing ADUs) apply to ADUs? Screen Name Redacted 8/20/2023 02:16 PM Making ADUs available in a way that is both responsible and reasonable (i.e., carefully designed, appropriate guidelines that assure every ADU blends well both with the existing home and, more generally, the immediate neighborhood) offers an excellent option to aging members of our community who have families or friends who are able and willing to support them in this impactful, important way. Screen Name Redacted 8/20/2023 04:33 PM The whole tenor of the introduction is slanted toward the concept. It gives an impression that input is really not going to be considered. Screen Name Redacted 8/21/2023 06:35 PM My answer to number 13 is maybe, would depend on timing and location etc. Thanks! Screen Name Redacted 8/22/2023 11:11 PM The availability of this type of housing would have been wonderful for my family years ago for my grandparents. I can think of no reason why they should not be acceptable if there is sufficient land/space to build one. Edina has been far behind the times in providing affordable housing - this would be a fantastic option for those who want to stay in Edina but need flexibility, convenience and the ability to stay close to the unique area that is our suburb. Screen Name Redacted 8/23/2023 10:33 AM Since moving to Edina, we've seen our backyard neighbor add four detached structures to their property (13X14 A Frame , two 8X10 sheds, and 1 car port 10X20). Non of these structures were present when we moved to our home. Visitors are astonished to see this type of activity in a residential neighborhood. While an ADU is great in principle, allowing this will change the aesthetic of our residential neighborhoods, and we feel isn't necessary or what brought us to Edina to begin with. Screen Name Redacted 8/23/2023 12:25 PM I think it would be important for people to consider resale and financeability on properties with ADU's. Also, what impact would having more rental/income generating properties have on an average Edina neighborhood. #4 - Primary home only. Screen Name Redacted 8/24/2023 08:55 AM This is necessary with the cost of assisted living and skilled nursing. ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 22 of 23 Screen Name Redacted 8/27/2023 03:13 PM I have alway been a fan of ADUs. When I built my separate garage I had to chose between electricity or water, not both. As far as parking Edina has stringent street parking rules, that do not allow parking on street for more than 6 hours. I appreciate no parking rules during the snow season. Question 6 is not viable year round. I may like to participate in a focus group but do not know what the time commitment is? Screen Name Redacted 8/28/2023 05:59 PM I would also support short term rentals (ex. AirBnB) for ADUs and for spaces in homes. Screen Name Redacted 8/28/2023 07:20 PM I believe this would have a negative impact on property values, tax income stability and increased cost of services in our community. I do not support showing ADU’s Screen Name Redacted 9/06/2023 03:44 AM I think ADUs would be a great idea and bring Edina to the future. It would be a great opportunity for extended family (aging patents, young adults) Optional question (60 response(s), 76 skipped) Question type: Essay Question ADU Survey : Survey Report for 30 January 2019 to 10 October 2023 Page 23 of 23 Support for ADUs in City Guiding Documents 2040 Comprehensive Plan Land Use Chapter • 3-46 – Land Use Goals and Policies – Goal 4: Create and maintain housing options that serve a diverse range of ages, household types, and economic situations. 1. Building on current efforts, seek options that allow for residential redevelopment that is sensitive to the community character and context, while expanding options for residents. 2. Seek opportunities to increase the supply of affordable housing, as well as to preserve the affordability of existing affordable housing. 3. Facilitate the development of new housing that accommodates the needs of a people of diverse needs and from diverse backgrounds. Housing Chapter • 4-12 – Trends and Challenges – Affordability across a range of household types. As a desirable community with high land values, affordability is a challenge for Edina. This includes low- income households, first time homeowners, young families, seniors seeking to downsize, and many other groups. Lack of affordable housing prevents new people from moving into the community and may force existing households to relocate when they face a lifestyle change. This is further emphasized by demographic changes, in particular the aging of the population, and the fact that wages have not kept up with inflation and the rising cost of housing. • 4-13 – Trends and Challenges – Accommodating affordability in a high property value community. The high values of land in Edina complicate the provision of affordable housing in several ways. There is limited supply of NOAH since most unsubsidized housing in Edina does not qualify as affordable. Also, acquiring land to preserve or construct housing is so expensive that even dedicated resources (such as funds from the inclusionary zoning policy proceeds) are not sufficient to create impact. Additionally, the factors that contribute to the maintenance of high values are not accidental. Edina has worked for decades to protect and grow value, sometimes to the extent of excluding types of development or even people. Because Edina is a welcoming and inclusive city, it will strive to provide housing for households with a broader range of incomes. • 4-14 – Trends and Challenges – Maintaining community character. With the changing ways people are living, working, and using spaces, there will be changes in how land uses function – both in new and renovated spaces. Edina is frequently on the forefront of innovative practices, particularly related to sustainability and technology. However, this will require some flexibility in development standards. One of the goals of innovating may be to find ways to accommodate missing housing types or to let housing be produced more affordably. Examples of housing types may include “missing middle” housing options – a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living. These housing options may include co-housing, duplexes, triplexes, fourplexes, and other smaller scale multifamily types. Ways to reduce housing costs could include modular building styles that take advantage of efficiencies in the construction process. • 4-18 – Existing and Projected Housing Needs – Lifecycle and senior housing. With an aging population, Edina will see continued and expanded need for housing options that work at all life stages. This may include senior and assisted living housing options, so that residents are able to stay in Edina throughout their lives. Senior housing co-ops, housing with services provided, and/or multigenerational housing models may appeal to these residents. • 4-19 – Existing and Projected Housing Needs – Smaller household types. There is a growing need for housing for smaller households, including childless couples, single professionals, and empty nesters. In addition to multifamily style housing, other types – such as “missing middle” or accessory dwelling units – may appeal to these households. • 4-23 – Housing Goal 2: Encourage the development and maintenance of a range of housing options affordable to residents at all income levels and life stages. • 4-31 – Housing Tools – The City may consider developing an ordinance permitting the construction of accessory dwelling units or guest homes in specific zoning districts, if consistent with overall city goals and policies. Housing Strategy Task Force Report – Advancing Housing Priorities for Edina • Pg. 49 – Goals and Strategies – Goal 1: Promote Lifecycle Housing o A. Promote Affordable and Attainable Housing – ▪ 2. Facilitate the development of “new” housing options such as accessory dwelling units to accommodate the diverse needs of people of different ages, household sizes, lifestyle, and income. • Pg. 50 – Goals and Strategies – Goal 2: Amend Land Use Regulations to Enable a More Diverse Housing Mix – B. Consider Zoning District Amendment to Expand Housing Options – 2. Consider amending current R1 zoning to allow attached or detached accessory dwelling units such as contained “mother-in-law units.” Climate Action Plan • Pg. 10-10 – Transportation & Land Use Strategy 3, Action 7: Allow and encourage the construction of accessory dwelling units (“ADU”) to increase rental opportunities in both established neighborhoods and new development. This will add additional housing options for the City’s workforce, seniors, families with changing needs, and others for whom ADUs present an affordable housing option. EdinaMN.gov Accessory Dwelling Unit Ordinance March 13, 2024 Why ADUs? Identified in guiding documents as a way to meet various housing and sustainability goals (see attached “Support for ADUs in City Guiding Documents”) •Comprehensive Plan •Climate Action Plan •Housing Strategy Task Force Report Included on Planning Commissions 2022 and 2023 Work Plans Timeline •Planning Commission and staff conduct research on ADUs –May-Dec 2022 •Planning Commission presents Advisory Communication to City Council recommending an ADU ordinance –February 7, 2023 •City Council Work Session –May 16, 2023 •ADU Survey on Better Together Edina -July 21 to September 5 •Resident focus groups -October 10, 2023 •Planning Commission Work Sessions •October 25, 2023 •November 15, 2023 •December 13, 2023 •January 10, 2024 Ordinance Overview •Location –Only allowed on lots with a single-family home •Number –One per property •Type –Allows internal, attached, and detached Ordinance Overview •Permitting –permitted by-right •Occupancy –Either the ADU or single-family home may be rented out but not both •Ownership –The ADU may not be sold independently from the primary home or create a separate tax parcel •Max Size –1,000 sq. ft. (exception for occupying an existing basement) •Min Size –None •Design –Requirements maintain appearance of single-family neighborhood •Construction –Must comply with the Minnesota Residential Building Code •Parking –No additional parking required but street parking is restricted Ordinance Overview •Setbacks &Height •1½ story or 18 feet •Side:5 feet •Rear:5 feet •2 story or 25 feet •Side:same as principal structure •Rear:12 feet (5 feet if abutting an alley) Ordinance Overview •Setbacks & Height •1½ story or 18 feet •Side: 5 feet •Rear: 5 feet •2 story or 25 feet •Side: same as principal structure •Rear: 12 feet (5 feet if abutting an alley) Ordinance Overview •Setbacks & Height •1½ story or 18 feet •Side: 5 feet •Rear: 5 feet •2 story or 25 feet •Side: same as principal structure •Rear: 12 feet (5 feet if abutting an alley) Staff Recommendation •Hold the public hearing and make a recommendation to the City Council regarding the proposed accessory dwelling unit ordinance. Staff is supportive of the ordinance as drafted and recommends approval. Questions?