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Home My WebLink AboutResolution No. 2017-038 Comp Plan Amend Edina Market Street LLC w9iA1r 0 e C� o• oemtu�� RESOLUTION NO. 2017-38 RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT REGARDING DENSITY IN THE MXC, MIXED USE CENTER DISTRICT AND HEIGHT BE IT RESOLVED by the City Council of the City of Edina,Minnesota, as follows: Section 1. BACKGROUND. 1.01 Edina Market Street LLC is requesting a redevelopment of 2.9 acres of land on both sides of Market Street, in the 50th and France Business District. 1.02 The development request includes 110 apartments,35,000 square feet of retail,34,000 square feet of public open space/sidewalks and 844 public parking stalls. 1.03 To accommodate the request,the following amendment to the Comprehensive Plan is requested: ➢ A Comprehensive Plan Amendment to increase the density from 30 units per acre to 75 units per acre in the MXC-Mixed Use Center; ➢ Revise Figure 4.6A regarding height in the MXC District at 50th and France within just the project area. 1.04 On April 5,2017, the Planning Commission recommended approval of the Comprehensive Plan Amendment.Vote:6 Ayes and 1 Nay. Section 2. FINDINGS 2.01 Approval is subject to the following findings: 1. Proposed height is appropriate given the distance from low density residential uses. 2. Height in the middle of the district away from low density uses is appropriate. 3. The design features of the structures limit the visual impact. 4. Public space exists at ground level justifies some increased height in area. 5. Height in middle of the district is more consistent with separation of low density residential 6. Within the underlying PCD-2 zoning district,the Edina City Code requires that buildings six- stories tall be setback twice the height of the building from the property line of single family homes. There is one single-family home north of the north ramp.All other homes are CITY OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 wwwEdinaMN.gov•952-927-8861 .Fax 952-826-0390 RESOLUTION NO.2017-38 Page 2 duplexes.The building height is 73 feet;therefore a 146-foot setback is required.The proposed distance of 175 feet therefore is code compliant. 7. Higher density would seem reasonable in the 50th and France and Grandview areas given the proximity to arterial roadways (France Avenue and Vernon Avenue).The floor area ratio (FAR) allowed in these areas is 1.5. FAR is not necessarily a good indicator of residential density;rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 1.5 (using 190,000 square feet of development),the amount of traffic generated from that size of a development would be greater than the 190,000 square foot development proposed consisting of primarily housing with only 30,000 square feet of retail. Residential density of 75 units an acre is appropriate in the MXC District. 8. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka,Minneapolis,Bloomington,Richfield,and St. Louis Park. Section 3. APPROVAL NOW THEREFORE,it is hereby resolved that the City Council of the City of Edina,approves the Comprehensive Plan amendment as follows,subject to Metropolitan Council approval: Table 4.3. Future Land Use Categories is amended as follows: MXC Established or emerging mixed Maintain existing,or create new, 12--30 75 residential dwelling use districts serving areas pedestrian and streetscape amenities; units/acre Mixed-Use Center larger than one neighborhood encourage or require structured parking. (and beyond city boundaries). Buildings"step down'in height from Floor to Area Ratio-Per current Current examples: intersections. Zoning Code:maximum of 1.5 Primary uses: Retail,office, • 50f and service,multifamily ^�^=es-at—Wd ° ,2` France residential,institutional uses, Grandview parks and open space. • Grandview Vertical mixed use should be encouraged,and may be required on larger sites. Guidelines:Medium-and High-Density Design(All Uses) #10 is amended as follows: 10.Building Heights. The question of building height is particularly significant in a largely developed community,where any new building has the potential to block views or cast shadows on established neighborhoods and land uses. The design guidelines above,as well the r-eee"fine a a building,_ 0_M____ F __ __ _- 4.6B, a 4.6C,shall provide general guidance for buildings that exceed the typical residential height of 2.5 stories.The Zoning Ordinance has been amended to reflect heights recommended in the Comprehensive Plan in 2009: RESOLUTION NO. 2017-38 Page 3 Figures 4.6A is amended as follows: Legend IDR-Low Dm WRe Wt Wal OR-OBce Resldenlel RM-Regional Medcal IDAR-Law DMsdy Ahxhed Ra9deNM1 0-Odke -OSP-Open Space aW Peps 0 P MOR-M-..D-*l siaenpaa MNC-Maed 1A9 Center PSP-PuhlcdSenYPUMIc a' - HOR-High Gasp ReWer9W CAC•Cemruea,AC Gvet CW � ',IAH-Umtcd Access Hgh. __—_—_ W7�1 -NC-taelOWMosd C-31 I- 21 - i i I'�w eI �s•' i �. • � Ou- 2 r rx;± NC 6 *May go to 6 stories and 73 feet on the south side of Market Street,but not on France. 2 -i 4 2 o � W.6.Ih SI o t NC 5 Vlh.,e,la w IW!!1 e Be111uP Al� ,. � 2 Height Limits 3 " 2 Stories:24' 2 S O 3 Stories:36 z 4 Stories:46 6 Stories:72 I ---------_-- _ Re e Standard Height LNC u U Podium Height W 6111,S, J,rX CH Future Land Use Plan with Building Heights e ' ' Cit of Edina City Northeast Quadrant 2008 Comprehensive Plan Update Figure 4.6A Data Source:URS o 05 Miles RESOLUTION NO.2017-38 Page 4 C ATTEST: Jane Ti ,Deputy tleX 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 April 18,2017,and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of ,2017. Deputy Clerk