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HomeMy WebLinkAboutResolution No. 2016-089 Preliminary Approvals 4500 Valley View Road RESOLUTION NO. 2016-89 APPROVING PRELIMINARY AND FINAL REZONING FROM PCD-4, PLANNED COMMERCIAL DISTRICT TO PCD-1, PLANNED COMMERCIAL DISTRICT— I & SITE PLAN REVIEW WITH VARIANCES FOR BUILDING SETBACK, ROOFTOP AND PYLON SIGNS AND PARKING SPACES; DENIAL OF WALL SIGN VARIANCE AT 4500 VALLEY VIEW ROAD BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: Section 1. BACKGROUND. 1.01 Pete Rifakes, Town Hall Brewery, is proposing to remodel and expand the existing gas station building at 4500 Valley View Road into a restaurant. The remodeling would include a 1,300 square foot addition for a cooler and office/storage area, and a 1,000 square foot patio. The restaurant would be designed for 64 indoor dining seats and I I seats at the bar. The outdoor patio area would have 66 seats. 1.02 The property is legally described as follows: Lot 11, Block 1, Valley View Terrace 3 d Addition 1.03 To accommodate the request, the following land use applications are requested: A rezoning of the site from PCDA to PCD-1, Planned Commercial District; and Site Plan Review with a building setback variance, a wall signage variance, allowance of signs above the roofline variance, re-use of an existing nonconforming sign variance, and parking stall variance. 1.04 On September 14, 2016, the Planning Commission held a public hearing and considered the request. A motion to approve the Preliminary Rezoning, Preliminary Site Plan and all the Variances passed. Vote: 7 Ayes and I Nay. 1.05 On August 3, 2016 the City Council held a public hearing and considered the request. The Council approved the Final Rezoning, Final Site Plan and all Variances except the wall sign Variance. Section 2. FINDINGS 2.01 Approval is based on the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan (Valley View Wooddale Small Area Plan). CITY OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 www.EdinaMN.gov.952-927-8861 • Fax 952-826-0390 RESOLUTION NO. 2016-89 Page 2 2. The proposed variances are reasonable. The practical difficulties for these variances are all based on existing conditions. The existing building setback and pylon sign do not conform to City Code, and the parking lot configuration is an existing condition. Rather than add stalls in front of the restaurant, a shared parking arrangement is proposed. It is reasonable to continue these nonconforming conditions. 3. The above the roof sign variances are reasonable given the concept or theme of the restaurant is a gas station or rest stop on Route 66. The above the roof signs are lower than the screening of the mechanical equipment, just behind the signage. Additionally, locating the signage above the porcelain panel allows the preservation and restoration of this architectural element of the original building. A sign would not need to be drilled into the porcelain panel just below the roof line. 4. The Spack Consulting parking study has determined that the site can function with the proposed parking stalls. The City has typically not required parking stalls when they are not needed. 5. The proposal is a vast improvement over existing conditions, which includes pavement that extends to the lot lines. Significant green space and landscaping has been added in front of the building on both Valley View and Wooddale. 6. The applicant is dedicating an easement for public gathering space at the corner of Valley View and Wooddale. 7. The proposed remodeled building with green space and boulevard style sidewalks will enhance the character of the neighborhood, as it is a vast improvement to the existing structure and existing conditions of the site. 3.01 Denial of the wall sign Variance is based on the following findings: I. Lack of a practical difficulty. Denial of the wall sign variance would not cause a practical difficulty for the applicant. Signage could still be applied to the building. The wall sign could be reduced in size to 15% of the wall face. 2. The City has not granted variances to exceed the 15% wall face provision. 3. Approval of the Variances could set a precedent for similar requests. RESOLUTION NO. 2016-89 Page 3 Section 3. APPROVAL NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves the Final Rezoning to PCD-1, Planned Commercial District, Site Plan and Variances subject to the following conditions: I. 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 July 22, 2016. • Grading plan date stamped July 22, 2016. • Landscaping plan date stamped July 22, 2016. • Building elevations date stamped July 22, 2016. 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. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Compliance with all of the conditions outlined in the city engineer's memo dated September 16, 2016. 4. Provision of code compliant bike racks (5 minimum) near the building entrances. 5. Submit a copy of the Minnehaha Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 6. Roof-top mechanical equipment shall be screened from adjacent residential property, per Section 36-1459 of the City Code. 7. Final Lighting Plan must meet all minimum lighting requirements per Chapter 36 of the Zoning Ordinance. Lighting shall be down lit. 8. Proof of Parking Agreement to re-stripe the parking lot if necessary. 9. City Council approval of a Cost Sharing Agreement for construction of the public improvements. RESOLUTION NO. 2016-89 Page 4 Adopted by the city council of the City of Edina, Minnesota, on Oc ober 5, 2016. ATTEST: - - Debra A. Mangen, City Clely James B. Hovland, Mayor STATE OF MINNESOTA ) COUNTY OF HENNEPIN )SS CITY OF EDINA ) CERTIFICATE OF CITY CLERK 1, 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 October 5, 2016, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2016. City Clerk