HomeMy WebLinkAboutResolution No. 2016-053 Final Rezoning 6550 Xerxes & 3350 66th Street v
a.
RESOLUTION NO. 2016-53
APPROVING FINAL REZONING FROM POD-1&2,PLANNED OFFICE DISTRICT TO
PUD, PLANNED UNIT DEVELOPMENTAND FINAL DEVELOPMENT PLAN FOR
6550 XERXES AVNUE AND 3250 66TH STREET WEST
BE IT RESOLVED by the City Council of the City of Edina, Minnesota,as follows:
Section 1. BACKGROUND.
1.01 DLC Residential, LLC is proposing to redevelop the 5.6 acre office building sites at 6550
Xerxes and 3250 66th Street West. The applicant is proposing to tear down the existing
buildings and redevelop the site with the following two phase development:
Phase 1 (3250 66th Street West):
➢ A 6-7 story,227-unit apartment building,with two levels of underground parking,a
club room,fitness area,and a green roof with an amenity terrace,including a pool.
Phase 2(6650 Xerxes Avenue):
➢ A 5-6 story,145-unit apartment building. Five and four floors of housing above the
parking and amenities area.
1.02 The property is legally described as follows:
See Attached Exhibit A.
1.03 To accommodate the request, the following land use applications are requested:
1. Final Rezoning from POD-1&2,Planned Office District to PUD,Planned Unit
Development;and
2. Final Development Plan.
1.04 On November 12,2015,the Planning Commission considered the request. A motion to
approve the Preliminary Rezoning and Preliminary Development Plan failed.Vote:4 Ayes
and 5 Nays.
1.05 As a result of Planning Commission concerns in regard to the traffic study, Kimley Horn
revised their traffic study to update/increase the anticipated growth numbers in the
surrounding area.The revised study still concludes that there are no improvements that need
to be made to the existing roadway system.
1.06 On March 15,2016, the City Council unanimously approved the Comprehensive Plan
Amendment Preliminary Rezoning and Preliminary Development Plan.
CITY OF EDINA
4801 West 50th Street•Edina,Minnesota 55424
www.EdinaMN.gov•952-927-8861 • Fax 952-826-0390
RESOLUTION NO. 2016-53
Page 2
Section 2. FINDINGS
2.01 Approval is based on the following findings:
1. The proposed final plans are consistent with the approved preliminary plans.The applicant
has updated the preliminary plans to meet the conditions of Council approval at
preliminary approval.
2. The proposal would meet the purpose and intent of the PUD,as most of the above criteria
would be met.The site is guided in the Comprehensive Plan as Community Activity
Center-CAC;' which encourages a mixing of uses,including retail and multi-family
residential.The proposed uses are therefore consistent with the Comprehensive Plan as
amended.
3. The proposed land uses,multi-family residential and office are consistent with existing and
proposed land uses in this area.
4. The proposed development is within the height and density guidelines of the
Comprehensive Plan.
5. The Comprehensive Plan recognizes the Southdale area and the CAC as the most intense
district in terms of uses,height and coverage.The City allows a floor area ratio of up to 1.5
in other parts of the City,such as 50th France;therefore,the floor area ratio of the proposed
use,which is predominantly residential,seems appropriate for the area.
6. The traffic and parking study done by Kimley Horn concludes that the existing roadways
can support the proposed project, and there would be adequate parking provided.
7. The project would create a pedestrian friendly development with extensive pedestrian
paths planned for the site.Sidewalks would provide pedestrian connections for residents to
the north through the development to connect to the Southdale area.
8. The public realm provided for in the development would be within and around the
sidewalk areas.The proposed plans invite people through the project from the north to
provide a pedestrian access to Southdale and the Metro Transit station. Boulevard style
sidewalks are provided to comfortably move residents around the building and through
the project to create a comfortable pedestrian experience. A large green space,adjacent to
the boulevard style sidewalk is proposed to fill in the right-turn lane, another signature of
this gateway area.
9. The development would include affordable housing.
10. The PUD would ensure that the building proposed would be the only building built on the
site,unless an amendment to the PUD is approved by City Council.
11. The proposal addresses many of the working principles of the Greater Southdale Area
Working Group as mentioned in the above findings.
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RESOLUTION NO. 2016-53
Page 3
12. 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. Support and enhance commercial areas that serve the neighborhoods,the city,and
the larger region.
e. Increase mixed use development where supported by adequate infrastructure to
minimize traffic congestion, support transit,and diversify the tax base.
f. Increase pedestrian and bicycling opportunities and connections between
neighborhoods,and with other communities,to improve transportation
infrastructure and reduce dependence on the car.
g. Incorporate principles of sustainability and energy conservation into all aspects of
design,construction,renovation and long-term operation of new and existing
development.
h. 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.
i. Provision of affordable housing.
13. This project was presented to staff, the Planning Commission and the City Council in the
Sketch Plan Phase prior to the City's adoption of the affordable housing policy. The
applicant put their financing of the project together based on the Sketch Plan presentation.
Recognizing that affordable could be a requirement;the applicant proposed originally
proposed 3% of the units as affordable,but at the Planning Commission meeting increased
to 5%.
14. The City Council conditioned preliminary approval on exploring options to increase the
affordable housing to 10%.Staff brought the proposal before the Edina Housing
Foundation and requested assistance.The Foundation concluded that if they were to help,
they would need to be paid back at minimum the equal amount of the money that they
provided. The developer stated that they could not make the project work to build the
project as presented and include any more affordable units, even if they were provided a
0% interest loan.
15. The use of TIF monies to support affordably-priced units was discussed with the developer
in the earliest stages of their project.To use"new" TIF funds,the project would have to
RESOLUTION NO. 2016-53
Page 4
offer at least 40% of the units at"affordable" prices to eligible households.To use Southdale
2 pooled funds or similar funds generated with Edina's special legislation,the project
would have to offer at least 20% of the units at affordable prices to eligible households.No
TIF is requested as part of this proposal.
Section 3. APPROVAL
NOW THEREFORE,it is hereby resolved by the City Council of the City of Edina,approves
the Final Rezoning to PUD,Planned Unit Development and Final Development Plan for Phase 1,
subject to the following conditions:
1. Phase 1 shall be built per the plans submitted and date stamped April 1,2016.
2. Building plans must show all mechanical equipment and the means to screen it. No
ground level mechanical equipment shall be located in front of the building on a public
street.
3. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter
36 of the Zoning Ordinance.
4. The Final Lighting Plan must meet all minimum landscaping requirements per Chapter 36
of the Zoning Ordinance.
5. Compliance with all of the conditions outlined in the director of engineering's memo
dated May 5,2016.
8. Asg
p per
art of a Developer's Agreement,the property owner would be required to participate
in appropriate cost sharing improvements to the 66th and York intersection which may
include elimination of the right turn lane,providing green space and improving
pedestrian crossings. That cost has been set at$40,000.
9. Five percent(5%) of the housing units shall be designated for affordable housing. Detail of
the affordable housing is established in the development agreement,and shall continue for
20 years from the date of Certificate of Occupancy.
10. Sustainable design principles must be used per the applicant narrative.The building shall
meet the current state energy code guidelines. A plan of how standards are intended to
be
met must be submitted prior to issuance of a building permit.
11. Final Rezoning is subject to a Zoning Ordinance Amendment creating the PUD,Planned
Unit Development for this site.
12. The temporary cell pole must be removed as soon as possible. No final occupancy permit
will be granted for the apartment building until the pole is removed.
13. A 30-foot roadway easement shall be dedicated at the time of Final Development Plan for
Phase 2,for a future extension of 65th Street.
RESOLUTION NO. 2016-53
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14. No construction parking on York Avenue and the neighborhood to the north.
RESOLUTION NO. 2016-53
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Adopted by the city council of the City of Edina,Minnesota,on May 17,2016.
ATTEST:
Debra A. Mangen,City Cler James B. Hovland,Mayor
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 May 17,2016,and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this day of 12016.
City Clerk
DESCRIPTION OF PROPERTY SURVE4 YED
Parcel 1: 6550 York Ave S
Owner:6550 York Avenue South,LLC
PID: 2902824240007
Current Zoning: POD-2
That part of Lot 5, Cassin's Outlots, Hennepin County, Minnesota, lying West of a line beginning
at a point on the South line of said Lot 5, distant 219.1 feet West from the Southeast corner
thereof and running Northerly to a point on the North line of said Lot 5, distant 221.1 feet
West from the Northeast corner thereof and there terminating; and lying South of the South
line of Cassin's Replat; and lying Northwesterly and Northerly of the Northwesterly line of York
Avenue South and the Northerly line of West 66th Street, EXCEPT the West 229.86 feet
thereof.
Abstract Property.
Together with non-exclusive appurtenant easements for parking and ingress and egress
purposes as contained in the Cross Easement Agreement dated December 31, 2014, filed
January 6, 2015 as Document No. 10151478 and 10151530.
AND
Parcel 2: 3250 66th St W
Owner:3250 West 66th Street, LLC
PID: 2902824240005
Current Zoning: POD-1
The West 229.86 feet of that part of Lot 5, Cassin's Outlots, Hennepin County, Minnesota, lying
West of a line beginning at a point on the South line of said Lot S, distant 219.1 feet West from
the Southeast corner thereof and running Northerly to a point on the North line of said Lot 5;
distance 221.1 feet West from the Northeast corner thereof and there terminating; and lying
South of the South line of Cassin's Replat, EXCEPT the North 116.5 feet thereof.
Abstract Property.
Together with non-exclusive appurtenant easements for parking and ingress and egress
purposes as contained in the Cross Easement Agreement dated December 31, 2014, filed
January 6, 2015 as Document No. 10151478 and 10151530.
AND
Parcel 3: Address Unassigned
Owner:6550 York Avenue South, LLC
PID: 2902824240004
Current Zoning: POD-1
The North 116.5 feet of the West 229.86 feet of that part of Lot 5, Cassia's Outlots lying West
of a line beginning at a point on the South line of said Lot 5, distant 219.1 feet West from the
Southeast corner thereof and running Northerly to a point on the North line of said Lot 5,
distant 221.1 feet West from the Northeast corner thereof and there terminating; and lying
South of the South line of Cassin's Replat, Hennepin County, Minnesota.
Abstract Property.
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Together with non-exclusive appurtenant easements for parking and ingress and egress
purposes as contained in the Cross Easement Agreement dated December 31, 2014,filed
January 6, 2015 as Document No. 10151478 and 10151530.
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