HomeMy WebLinkAboutResolution No. 2017-039 Preliminary Approvals Edina Market Street LLC e
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RESOLUTION NO. 2017-39
APPROVING PRELIMINARY REZONING FROM PCD-2, PLANNED COMMERCIAL
DISTRICT TO PUD-12, PLANNED UNIT DEVELOPMENT — 12, INCLUDING
PRELIMINARY DEVELOPMENT PLAN FOR
EDINA MARKET STREET
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. The street name Market Street was
recently changed from 49-1/2 Street.
1.02 The properties are owned by the City of Edina's Housing and Redevelopment Authority
(HRA). In August 2016, the HRA issued a Request for Proposal (RFP) to redevelop vacant
property located at 3930 Market Street. This property was purchased by the HRA in 2013
with the intent of creating additional public parking for the commercial district. Prospective
developers were encouraged to provide creative ways to deliver public parking while also
adding street life, vibrancy and new business opportunities. Interested developers were
encouraged to consider including other adjacent properties to increase the impact of the
redevelopment effort on Market Street.
1.03 On December 20, 2016, Buhl Investors/Saturday Properties, now Edina Market Street LLC,
were selected by the HRA as the development partner.
1.04 The specific proposal is for a multiple (2) phase development, that includes not only the
vacant 3930 site, but the two public parking ramps and the old Hooten Dry Cleaner site. As
proposed, at full build out, the site would include:
Residential Apartments. There are 110 apartment units proposed (10% affordable).
Y Retail Use. A total of 35,000 square feet of new retail is proposed on Market Street on
the first level; 19,000 square feet has or will be removed - Edina Realty & Hooten
Cleaner.
Public Space. A total of 34,000 square feet of public space with expanded sidewalk and
improved pedestrian connections is proposed.
Parking Stalls. There would be a total of 844 parking stalls; 573 in the north ramp, and
271 in the center ramp. (An increase of 139 new public parking stalls from what exists
today in the two public parking ramps and the surface lot).
1.05 All existing structures would be removed with the exception of the north ramp, which would
be expanded and refinished.
CITY OF EDINA
4801 West 50th Street•Edina,Minnesota 55424
www.EdinaMN.gov•952-927-8861 • Fax 952-826-0390
RESOLUTION NO. 2017-39
Page 2
1.06 The property is legally described as follows:
See Attached Exhibit A.
1.07 To accommodate the request, the following is required:
I. A Rezoning from PCD-2 to PUD-12, Planned Unit Development and Preliminary
Development Plan.
1.08 On April 5, 2017, the Planning Commission recommended approval of the requests. Vote: 6
Ayes and I Nay.
Section 2. FINDINGS
2.01 Approval is based on the following findings:
I. The proposed land uses are consistent with the Comprehensive Plan.
2. The site layout would be an improvement over a site layout required by traditional zoning;
buildings are brought up to the street, provides front door entries toward the street and
woonerf, includes sidewalks throughout and around the perimeter of the site to encourage a
more pedestrian friendly environment. Provides additional public parking stalls available to all
uses in the 50`h and France Area. Provides affordable housing.
3. The proposed buildings would be a high quality brick, stone and glass. They are designed to
mix and blend with the existing buildings in the area.
4. The PUD would ensure that the buildings proposed would be the only buildings built on the
site, unless an amendment to the PUD is approved by City Council.
5. The proposal follows the development principles established in the Southdale Area Vision Plan
as follows:
a. Division of the property into smaller blocks;
b. Improved pedestrian connections to move people through and around the site. This
includes an improved center sidewalk to better connect 50`h to Market Street;
c. Provide a "come to" and "stay at" development with mixed uses, retail, restaurant,
public space including seating areas, and a center plaza;
d. High quality buildings and design;
e. Provision of added shared public parking. This would potentially assist re-development
of other properties in the area to develop without as much parking;
f. Public art; and
g. Economic vitality brought to Market Street.
RESOLUTION NO. 2017-39
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6. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
a. Movement Patterns.
• Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
• Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale
lighting, and street furnishings (benches, trash receptacles, etc.)
• A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern
discussed above under "Issues" will call for guidelines that change the relationship
between parking, pedestrian movement and building placement.
b. Encourage infill/redevelopment opportunities that optimize use of city infrastructure
and that complement area, neighborhood, and/or corridor context and character.
c. Support and enhance commercial areas that serve the neighborhoods, the City, and
the larger region.
d. Increase mixed-use development where supported by adequate infrastructure to
minimize traffic congestion, support transit, and diversify the tax base.
e. Increase pedestrian and bicycling opportunities and connections between
neighborhoods, and with other communities, to improve transportation infrastructure
and reduce dependence on the car.
f. Buildings should be placed in appropriate proximity to streets creating pedestrian
scale. Buildings "step down" at boundaries with lower-density districts and upper-
stories "step back" from street.
g. 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.
• Locate prominent buildings to visually define corners and screen parking lots.
• Locate building entries and storefronts to face the primary street, in addition to
any entries oriented towards parking areas.
• Encourage storefront design of mixed-use buildings at ground floor level, with
windows and doors along at least 50% of the front fa4ade.
• Encourage or require placement of surface parking to the rear or side of buildings,
rather than between buildings and the street.
7. The proposal meets the City's criteria for PUD zoning. In summary the PUD zoning would:
a. Provides a true mixed-use development by including retail, restaurants and housing.
RESOLUTION NO. 2017-39
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b. Creates a very pedestrian-friendly development with the construction of sidewalks
through and around the site.
c. Ensure that the buildings proposed would be the only buildings built on the site, unless
an amendment to the PUD is approved by City Council.
d. Provide for a more creative site design, consistent with goals and policies in the
Comprehensive Plan.
8. The existing roadways and parking would support the project. SRF Consulting conducted a
traffic impact study, and concluded that the proposed development could be supported by the
existing roads and proposed parking.
Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
the Preliminary Rezoning from PCD-2, Planned Commercial District to PUD-12, Planned Unit
Development District, and Preliminary Development Plan for the Edina Market Street development.
Approval is subject to the following conditions:
I. The Final Development Plans must be generally consistent with the Preliminary Development
Plans dated March 31, 2017, and the materials board as presented to the Planning
Commission.
2. Final Landscape Plan shall include more than the minimum required by Chapter 36 of the City
Code; especially on the north side of the north ramp. 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.
3. Provision of code compliant bike racks for each use near the building entrances.
4. The final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City
Code and that lighting of the top floor of the parking ramp on the north side of Market Street
be built into the sides of the wall and directed downward to screen neighborhood to the
north.
5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
6. 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.
7. A Site Improvement Performance Agreement is required at the time of Final Approval.
8. Affordable housing must be provided per the City's Affordable Housing Policy, the specifics to
be determined at the time of final approval. Ten percent 10% of the units shall be affordable.
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9. Compliance with all of the conditions outlined in the director of engineering's memo dated
March 31, 2017.
10. Compliance with the sustainability standards in the director of engineering's memo dated
March 31, 2017.
11. Compliance with the SRF Traffic & Parking Study recommendations.
12. Subject to the Zoning Ordinance Amendment creating the PUD-12, Planned Unit
Development for this site.
13. Metropolitan Council approval of the Comprehensive Plan Amendment regarding height and
density.
14. Prior to final approval, establishment of a plan that minimizes impact on professional
businesses regarding client and customer access during construction of the project. The plan
shall be subject to review and approval of city staff.
15. An additional traffic study must be conducted prior to final approval with a focus on the
impacts to adjacent local streets including Maple, Townes, Bruce (north and south of 50`h)
48`h, 49`h and 50`h; study should suggest recommendations that can be made to minimize
impacts from traffic and improve pedestrian safety at France Avenue and 48`h Street, 49`h
Street and Market Street.
16. Detailed construction phasing and staging plan be submitted prior to final approval.
17. Approval of the rezoning is contingent on approval of the purchase contract with the Edina
HRA, and redevelopment agreement.
18. The City shall work with Hennepin County to address the issue of right-hand southbound
traffic on France north of Market Street.
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Adopted by the City Council of the City of Edina, Minnesota, on April 18, 2017.
ATTEST: `�"�
Jane f imm, Deputy Clerk 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 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