HomeMy WebLinkAboutResolution No. 2009-057 Approving a Final Cevelopment Plan with Variences and Final Plan for 7500 York Avenue Cooperative RESOLUTION NO. 2009-57
w9IA, APPROVING A FINAL DEVELOPMENT PLAN WITH VARIANCES
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BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: City of Edina
Section 1. BACKGROUND.
1.01 Ebenezer Society on behalf of the 7500 York Avenue Cooperative is requesting a Final
Development Plan review with Variances at 7500 York Avenue.
1.02 The applicant is proposing to build a 76-unit, 4-story addition to the northwest side of the
existing 337-unit, 9-story senior housing development at 7500 York Avenue.
1.03 The subject property is legally described as follows:
Lots 1 and 2, Block 1, Seventy Five Hundred York Campus.
1.04 The applicant has submitted a Certification of Action by the 7500 Board of Directors, and a
vote of its residents, authorizing Ebenezer to pursue the request.
1.05 The following variances are required to accommodate the request:
1. A maximum square footage variance for 17 dwelling units.
2. A 3-foot building setback variance from Edinborough Way.
1.06 The specific Variances would allow 10 two-bedroom units to be over the maximum 850 square
feet for two-bedroom units; and 7 one-bedroom units to be over the maximum 700 square feet
• for one-bedroom units.
1.07 On May 27, 2009, the Planning Commission unanimously recommended approval of the Final
Development Plan and Final Rezoning.
1.08 On June 4, 2008, the Zoning Board of Appeals heard the applicant's variance requests. The
variances were approved on a vote of 3-2.
1.09 Staff appealed the decision of the Zoning Board of Appeals to allow the City Council to take
final action on the entire development proposal.
Section 2. FINDINGS — FINAL DEVELOPMENT PLAN
2.01 The proposed plans are consistent with the approved Preliminary Development Plan.
2.02 The proposed addition is consistent with the multiple family housing developments to the
north, south, east and west.
2.03 The proposed density is compatible with densities in the area.
2.04 Given the City of Edina's aging population, senior housing is a need in the City.
2.05 The existing roadways would support the proposed project.
2.06 On May 27, 2009, the Planning Commission unanimously recommended approval of the Final
Development Plan, and Rezoning.
Section 3. FINDINGS —VARIANCES
3.01 There is a unique hardship to the property caused by the location of the existing underground
parking deck, which would not support the proposed addition. In addition, the proposed
. building location avoids the large open space and garden area along York Avenue. Therefore,
the applicant is forced to develop a site plan by working around this structure and the open
City Hall space, 952-927-8861
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EDINA, MINNESOTA, 55424-1394 www.cityofedina.com TTY 952-826-0379
RESOLUTION NO. 2009-57
Page 2
• 3.02 The proposed four-story addition is reasonably sized given the height of the existing building,
and the height of buildings in the area. The density of the project allowed by City Code would
be 44 units per acre. The applicant is proposing a density of 36 units. Therefore, the proposed
building is reasonably sized, and a reasonable request, given the practical difficulty of having
to design a building around the underground parking ramp.
3.03 The building layout of the area where the variance is requested was driven by the Alzheimer's
floor. The rooms are very small. To take three feet off any of the rooms would not be practical
given the needs within the facility, including room windows. Eliminating the variance would
create obstacles and safety issues for the memory care residents.
3.04 The setback variance is for a minor 3-foot intrusion into the required setback.
3.05 The requested setback variance for the building is adjacent to a parking lot to the west.
3.06 The majority of existing units within the existing building do not conform to the maximum
standard of 850 square feet for two-bedroom units and 700 square feet for one-bedroom units.
3.07 It would be reasonable to allow housing units within the addition to be consistent with the
existing units.
3.08 The intent of the maximum square footage standards was to ensure some affordable housing
for the Planned Senior Residential Districts. Of the total 76 units, 59 proposed units conform to
the maximum requirement (78%).
3.09 The average unit size is 601 square feet, well below the maximum size requirement.
• 3.10 The Zoning Ordinance requirement for maximum unit sizes for senior housing should be
reconsidered for its appropriateness by the Planning Commission and City Council.
Section 4. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
the Final Development Plan and Variances for the proposed addition at 7500 York, legally described
as Lots 1 and 2, Block 1, Seventy Five Hundred York Campus.
Approval is subject to the following Conditions:
1. The site must be developed and maintained in conformance with the following plans,
unless modified by the conditions below:
• Site plan date stamped April 24, 2009.
• Grading plan date stamped April 24, 2009.
• Landscaping plan date stamped April 24, 2009.
• Building elevations date stamped April 24, 2009.
• Building materials board as presented at the Planning Commission and City
Council meeting.
2. The following must be submitted to the City before a building permit it is issued:
a. 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.
b. Per Section 850.10. Subd. 3.B of the City's Zoning Ordinance, a letter of credit,
• performance bond or cash deposit must be submitted in the amount equal to
150% of the proposed landscaping.
3. The property owner is responsible for replacing any required landscaping that dies.
RESOLUTION NO. 2009-57
Page 3
4. Compliance with the conditions required by the city engineer in his memo dated May
• 21, 2009.
5. The design and construction of the project must be done with the Sustainable Initiatives
as outlined in the applicant's narrative within the staff report.
6. All buildings must be built with sprinkler systems, subject to review and approval of the
Fire Marshal.
7. The Final Plat submitted by Seventy-five Hundred Yor Cooperative, fee owner entitled
Seventy-five Hundred York Campus is hereby appro d.
Adopted by the City Council of the City of Edina, Minnesota, o u , 2009.
I
ATTEST: -
Debra A. Mangen, City Clerk 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 , 2009, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this day of 12009.
City Clerk
•