HomeMy WebLinkAboutResolution No. 2012-160 Southdale Apartments – Site Plan, 10 Southdale Center w91�, r�
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RESOLUTION NO. 2012-160
RESOLUTION APPROVING A SITE PLAN WITH A FRONT YARD SETBACK
VARIANCE FROM 115 FEET TO 63 AND 42 FEET AND A PARKING STALL VARIANCE
FROM 6,747 SPACES TO 6,442 SPACES FOR SOUTHDALE APARTMENTS
BE IT RESOLVED by the City Council of the City of Edina,Minnesota,as follows:
Section 1. BACKGROUND.
1.01 Stuart Development Company and Simon Properties are proposing to develop the southeast
corner of the Southdale site with a 232-unit luxury rental apartment and townhome
development.
The property is legally described as follows:
See attached Exhibit A
1.02 The applicant is proposing to develop the site with an upscale 10&6-story apartment
building;and a 3-4 story townhouse building. A 5.1 acre site would be created on the
Southdale site. Parking would be primarily provided underneath the apartments and within
two-stall attached garages for the townhomes.Visitor surface parking is provided north and
south of the buildings. Primary access would be off of 69th Street and from the Southdale
frontage road. Proposed density would be 45 units per acre.
1.03 To accommodate the above request, a Site Plan and Front Yard Setback Variance from 115 feet
to 63 is required for the 10-story building and 42 feet. Additionally, a Parking Stall Variance
from 6,747 to 6,442 spaces is required for the entire Southdale Site.
1.04 On September 12,2012 the Planning Commission recommended approval of the Site Plan and
the proposed Variances.Vote: 9 Ayes,0 Nays.
Section 2. FINDINGS
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Approval is subject to the following findings:
1. With the exception of the proposed variances,the proposal meets all minimum City Code
requirements.
2. The proposal is consistent with the Edina Comprehensive Plan. The proposed project
would meet the following goals and policies of the Comprehensive Plan:
CITY OF EDINA
4801 West 50th Street•Edina,Minnesota 55424
www.EdinaMN.gov-952-927-8861 - Fax 952-826-0389
RESOLUTION NO. 2012-160
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a. Building Placement and Design. Where appropriate,building facades should form
a consistent street wall that helps to define the street and enhance the pedestrian
environment. On existing auto-oriented development sites,encourage placement of
liner buildings close to the street to encourage pedestrian movement.
b. Locate prominent buildings to visually define corners and screen parking lots.
C. Locate building entries and storefronts to face the primary street,in addition to any
entries oriented towards parking areas.
d. Provide sidewalks along primary streets and connections to adjacent neighborhoods
along secondary streets or walkways.
e. Limit driveway access from primary streets while encouraging access from
secondary streets.
f. Provide pedestrian amenities, such as wide sidewalks,street trees,pedestrian-scale
lighting,and street furnishings (benches,trash receptacles,etc.)
g. Encourage infill/redevelopment opportunities that optimize use of city
infrastructure and that complement area,neighborhood, and/or corridor context
and character.
h. Support and enhance commercial areas that serve the neighborhoods,the city,and
the larger region.
i. Increase mixed use development where supported by adequate infrastructure to
minimize traffic congestion, support transit,and diversify the tax base.
j. Increase pedestrian and bicycling opportunities and connections between
neighborhoods,and with other communities,to improve transportation
infrastructure and reduce dependence on the car.
k. Create walkable streets that foster an active public life;streets that are energized by
their proximity to a vibrant mix of activity-generating uses.
1. Within larger redevelopment sites,promote a fine-grained and interconnected
network of local streets and paths, encouraging pedestrian circulation and
providing a choice of access points.
m. Within corridors served by existing or planned transit,orient buildings toward
sidewalks and paths that lead to mixed use destinations and transit stops.
. 3. The Southdale site is under developed in terms of the allowed (FAR) floor area ratio
allowed on the site. The allowed FAR is 1.0. The existing and proposed uses only total .43.
RESOLUTION NO. 2012-160
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4. The proposed buildings would fit the character of the area. The variety of height and
building sizes blend in well in the area.
5. The traffic study done by WSB and Associates concludes that subject to conditions,the
existing roadways and intersections would support the new development.
6. The proposal meets the variance criteria.
7. The City encourages buildings to be brought up to the street,rather than having large
parking lots in front of the building from the adjacent streets. Section 850.16. Subd. 12. C.
of the Zoning Ordinance states that the City Council will consider exceptions to the
setback requirements if the use creates an active pedestrian and streetscape environment.
8. The applicant is proposing a sidewalk along York Avenue and would provide an active
pedestrian and streetscape environment.
9. The City's code requirement for buildings to be setback an equal distance to the height
creates difficulty in developing the site. The setback requirement encourages parking lots
to be built in front of buildings,and does not encourage an active pedestrian environment
suggested in the Comprehensive Plan.
10. The Southdale site is unique in the PCD-3 zoning district. There are no other 80 acre sites
held in common ownership and zoned the same within the City.
11. The proposed setback is similar to the Westin and CVS pharmacy,which were also
brought up closer to the street than allowed by City Code.
12. The parking study done by WSB Associates concludes that the City Code required
parking is not necessary for the Southdale site. Based on the study,5,952 stalls are
adequate for the site. The proposed development would provide 6,442 spaces.
13. A variance was granted to Southdale for a shortage of 759 stalls;over the past 10+years,
Southdale has operated very well without the code required parking.
Section 3. APPROVAL
NOW THEREFORE,it is hereby resolved by the City Council of the City of Edina,approves
the Site Plan and Variances at 10 Southdale Center.
Approval is subject to the following Conditions:
1. Subject to staff approval,the site must be developed and maintained in substantial
conformance with the following plans,unless modified by the conditions below:
• Site plan date stamped August 17,2012.
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• Grading plan date stamped August 17,2012.
• Utility plan date stamped August 17,2012.
• Landscaping plan date stamped August 17,2012.
• Building elevations date stamped August 17,2012 and November 27,2012
• Pedestrian connections plan date stamped August 24,2012 and November 29,2012
(Option A for the transit center connection.)
• Building materials board as presented at the Planning Commission and City Council
meeting.
2. Prior the issuance of a building permit,a final landscape plan must be submitted,
subject to staff approval. Additionally, 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.
3. Prior to issuance of a building permit, a final pedestrian connection plan must be
submitted to provide an additional direct pedestrian connection from the apartments
to a main Southdale entrance. The final connection plan shall be subject approval of
city staff.
4. The property owner is responsible for replacing any required landscaping that dies.
5. 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.
6. Compliance with the conditions required by the city engineer in his memo dated
November 28,2012.
7. Compliance with the conditions required by the fire marshal in his memo dated
August 30,2012.
8. A direct pedestrian connection to Southdale Mall must be provided; and it is preferred
that no existing trees are eliminated to accommodate the new pedestrian connection.
9. The project must ensure that there is a public sidewalk to the new transit station.
Option A on the pedestrian plan shall be used.
10. The proposed landscape berms shall be no taller than 6 feet in height.
Adopted by the City Council of the City of Edina,Minnesota,o D, cember 4,2012.
ATTEST: A) q/M,6A Ad A
Debra A. Mangen,Ci C e k James B. Hovland, May0l
RESOLUTION NO. 2012-160
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STATE OF MINNESOTA )
COUNTY OF HENNEPIN )SS
CITY OF EDINA )
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 Resolution was duly adopted by the Edina City Council at its Regular
Meeting of December 4,2012, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this day of 2012
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City Clerk
Exhibit A
That port of Tract G. Registered Land Survey No. 432, Hennepin County, Minnesota, lying Easterly of the following described line:
Beginning at a point on the Easterly line of Tract C, Registered Land Survey No. 1641, Hennepin County, Minnesota, distant 281.80
feet North of the Southeast corner of said Tract; thence Southerly along said Easterly line and its Southerly extension o distance of
285.00 feet; thence Southerly to the Northeast comer of Tract 0, said Registered Land Survey No. 1641 and there terminating.
and
Tracts G &H, Registered Land Survey No. 629.
and
Tract 8, Registered Land Survey No. 1641.
and
Tracts A & B, Registered Land Survey No. 1642.
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