HomeMy WebLinkAboutResolution No. 2014-084 Site Plan & Pre Plat 7151 York Ave � w�IA, l
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RESOLUTION NO. 2014-84
RESOLUTION APPROVING A SITE PLAN WITH VARIANCES AND PRELIMINARY
PLAT TO BUILD A FOUR-STORY 100-UNIT SENIOR LIVING APARTMENT
AT 7151 YORK AVENUE
BE IT RESOLVED by the City Council of the City of Edina,Minnesota,as follows:
Section 1. BACKGROUND.
1.01 Mesaba Capital is requesting to build a four-story 100-unit senior assisted living building west
of the existing Yorktown Continental Senior Living apartments at 7151 York Avenue. The
housing would include 70 units of senior housing with services and 30 memory care units.Ten
percent(10%) of the units would be for residents below 50% median income level.
1.02 The Planning Commission and City Council considered sketch plan reviews of the request.
The applicant has taken the feedback from the sketch plan review and revised the plans to
include: Locating the building on the York side of the site;pulling the building up close to the
street; adding green space;providing porches/decks in the front to engage the street; and
• increasing sidewalks and pedestrian connections.
1.03 To accommodate the proposed addition,the following is requested:
1. Site Plan Review to construct the new 4-story building;
2. Front Yard Setback Variance from 46 feet to 20 feet;
3. Density Variance to allow 364 total units on the site from 182 units allowed under current
zoning (the existing building is nonconforming with 264 units);
4. Parking Variance from 194 exposed and 91 enclosed spaces to 162 exposed and 64
enclosed;and
5. Variances to allow one bedroom units under 500 square feet,and two bedroom units over
850 square feet.
6. Preliminary Plat.
1.04 The property is legally described as follows:
See attached.
1.05 With the exception of the requested Variances,the proposed plans meet all minimum Zoning
Ordinance Requirements.
1.06 On July 9,2013,a motion to approve the proposed Site Plan and Variances subject to findings
and conditions failed on a 3-3 Vote by the Planning Commission.
• 1.07 The applicant submitted revised plans to address concerns raised by the Planning
Commission.
CITY OF EDINA
4801 West 50th Street•Edina,Minnesota 55424
www.EdinaMN.gov•952-927-8861 •Fax 952-826-0389
► RESOLUTION NO. 2014-84
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Section 2. FINDINGS
Approval is subject to the following findings:
1. The proposed new building would be separated and screened from the single-family
homes to the east by the existing 12-story building.
2. There are adequate utilities to support the site.
3. The traffic and parking study done by WSB concludes that the existing roadways can
support the proposed project, and there would be adequate parking provided.
4. The Comprehensive Plan allows density for senior housing to exceed 30 units per acre
under the following circumstances: Proximity to hospitals,proximity to low density uses,
utilities capacity,level of transit service available,and impact on adjacent roads. Other
desired items to allow greater density for senior housing would include: Below grade
parking,provision of park or open space,affordable housing,sustainable design
principles,and provision of public art.
The proposed project is located close to the Fairview Southdale Hospital;the building is
• separated from low density residential housing by the existing 12-story building;there is
adequate utility capacity to serve the site;transit service is available on York Avenue; and
a traffic study was done,and determined that the project could be supported by the
existing roads. The parking for the new building would be enclosed and underground.
Open space is provided between the two buildings,with sidewalk connections. The
applicant is proposing 10% of the units to be for affordable housing.
5. The variance criteria are met.
a. The practical difficulty is the location of the existing building located in the middle of
the site. The applicant has located the building up close to the street to create an active
environment with pedestrian connections.
b. The building could be shifted back to meet the setback requirement. However,in doing
so the green space proposed between the two buildings would be lost.
c. Minimum and maximum unit dwelling units was intended to promote affordable
housing. The applicant is also proposing 10% of the units for affordable housing,in
addition to the 263 existing affordable units on the site.
d. The larger two bedroom units over 850 square feet are reasonable to promote a variety
of housing options within the development.
. e. The unique circumstance is the existing location of the building on the site,which does
not have any underground parking. It has been the city's general policy with previous
similar requests,to not build parking stalls when they are not needed.
RESOLUTION NO. 2014-84
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f. The proposal will not alter the essential character of the neighborhood. The proposed
new structure would be designed to be integrated and complement the existing 12-
story building.The new 4-story building being brought up close to York Avenue
would be consistent with recent development on France and York,with buildings
being brought close to the street to engage it and create a more pedestrian friendly
environment.
6. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
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.
b. Movement Patterns.
■ Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
■ A Pedestrian-Friendly Environment.
c. Encourage infill/redevelopment opportunities that optimize use of city infrastructure
and that complement area,neighborhood,and/or corridor context and character.
d. Incorporate principles of sustainability and energy conservation into all aspects of
design,construction,renovation and long-term operation of new and existing
development.
e. Buildings should be placed in appropriate proximity to streets to create pedestrian
scale. Buildings"step down" at boundaries with lower-density districts and upper
stories"step back" from street.
7. The proposed plat meets all Zoning and Subdivision Ordinance requirements.
Section 3. APPROVAL
NOW THEREFORE,it is hereby resolved by the City Council of the City of Edina,approval of
the Site Plan,Variances and Preliminary Plat at 7151 York Avenue for Mesaba Capital.
Approval is subject to the following Conditions:
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:
0 Site plan date stamped June 13,2014.
RESOLUTION NO. 2014-84
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• Grading plan date stamped June 13,2014.
• Utility plan date stamped June 13,2014.
• Landscaping plan date stamped June 13,2014.
• Building elevations date stamped June 13,2014
• Revised Plans date stamped July 29,2014
• 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. The property owner is responsible for replacing any required landscaping that dies.
4. 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.
5. Sustainable design principles must be used per the applicant narrative.
i6. Compliance with all of the conditions outlined in the city engineer memo dated June
25,2014.
7. The Final Lighting Plan must meet all minimum requirements per Section 36 of the
Zoning Ordinance.
8. Ten percent(10%) of the housing units shall be designated for affordable housing.
9. Sustainable design principles must be used per the applicant narrative. Attempts must
be made meet an energy savings goal of 10% over state energy code guidelines.A plan
of how standards are intended to be met must be submitted prior to issuance of a
building permit.
10. Prior to issuance of a building permit the easement along York Avenue would have to
be vacated, and utilities (if any) relocated.
11. Signage shall be allowed for both the existing and proposed buildings/lots per the
PSR-4 standards outlined in Section 36,Article XIII in the City Code.
12. The applicant must enter into a proof of parking agreement with the City to ensure the
necessary parking space will be provided if needed.Should parking become a
significant problem, staff will require the proof of parking stalls constructed by adding
• addition parking stalls.
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13. Work with city staff and Metro Transit to make improvements to the two existing bus
stops,including adding heated shelters,at the Durham apartments and at York and
Hazelton.
14. All mechanical equipment must meet the city's noise standards. If necessary,noise
abatement shall be installed on the equipment to meet the standards.
15. Landscaping shall be enhanced,in particular along the north and south lot line with
over-story trees to fill in the open areas.
16. The Final Plat must be considered within one-year after approval of the Preliminary
Plat,or the Preliminary Plat shall be deemed null and void.
17. A shared parking and access agreement must be established across the Plat.
18. The Park Dedication fee of$500,000 shall be paid prior to release of the mylars
approving the Final Plat.
19. There shall be a heated enclosed connection between the two buildings similar to the
plan presented to the City Council on August 4,2014.
• 20. There shall be no HVAC units or chillers on the roof of the building. There may be
exhaust pipes on the roof.
21. A row of windows shall be added along the north and south elevations per the
building renderings shown at the Council meeting on August 4,2012.
22. A walkway shall be constructed along the proposed ponding area on the east side of
the property,per the site plan presented at the Council meeting on August 4,2014.
23. The existing gazebo and community garden shall be relocated,as depicted on the site
plan presented at the Council meeting on August 4,2014.
24. The outdoor and indoor facilities and amenities provided on the west property for
Yorktown Gardens shall be shared with the residents of the east property,Yorktown
Continental,in perpetuity.
Adopted by the City Council of the City of Edina, Minnesota, o A st 4,2014.
ATTEST: 6 4_"
Debra A. Mangen,C Cle James B. Hovland, Mayor
RESOLUTION NO. 2014-84
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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 August 4,2014,and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this day of 2014
City Clerk
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MESABA CAPITAL
PARTNERS
Legal Description-Parcel l
All that part of Lot 2 Block 3, "Yorktown", according to the recorded plat thereof, Hennepin
County, Minnesota. Being Registered land as is evidenced by Certificate of Title No. 841370,lying
west of a line described as follows: Beginning at a point 166.88 feet east along the north line from
the northwest corner of Lot 2 to a point 135.72 fee east along the south line from the southwest
corner of Lot 2 and there terminating.
Mesaba Capital Development 5201 Eden Avenue Suite 250 Edina,MN 55436 June 12,2014