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Home My WebLink AboutResolution No. 2018-038 Comp Plan Amendment Desity MXC & Height Southdale & MXC 'r U RESOLUTION NO. 2018-38 RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT REGARDING DENSITY IN THE MXC, MIXED USE CENTER DISTRICT AND HEIGHT IN THE GREATER SOUTHDALE AREA AND THE MXC, MIXED USE CENTER DISTRICT BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: Section I. BACKGROUND. 1.01 3650 Hazelton, LLC is requesting a redevelopment of the 1.25 acre parcel at 3650 Hazelton Road. 1.02 The specific proposal is to tear down the existing Guitar Center building and build a 19-story, 186 unit luxury apartment with underground parking. 1.03 To accommodate the request, the following amendment to the Comprehensive Plan is requested: A Comprehensive Plan Amendment to increase density in the MXC, Mixed Use Center in the Greater Southdale Area from 100 units per acre to 150 units per acre; and Flexibility language within the Comprehensive Plan to allow the City to approve projects that . would exceed the Comprehensive Plan height requirements through rezoning or variance in the Greater Southdale Area and the MXC, Mixed Use Center. 1.04 On March 28, 2018, the Planning Commission recommended approval of the Comprehensive Plan Amendment. Vote: 4 Ayes and I Nay. Section 2. FINDINGS 2.01 Approval is subject to the following findings: 1. The City's Zoning Ordinance was amended to reflect all heights recommended in the 2008 Comprehensive Plan; therefore the City would not lose its regulatory control over height. 2. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. 3. The City Code requirement for setbacks of buildings over nine-stories in height from property zoned R-1, Single Dwelling Unit District would be met for this project. Within the underlying PCD-3 zoning district, the Edina City Code requires that buildings nine-stories tall be setback six times the height of the building from the property line of single family homes. The building height is 218 feet; therefore a 1,308-foot setback is required. The distance as proposed would be 1,450 feet, therefore is code compliant. 4. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70th and Cahill. • CITY OF EDINA 4801 West 50th Street• Edina,Minnesota 55424 www.EdinaMN.gov•952-927-8861 • Fax 952-826-0389 RESOLUTION NO. 2018-38 Page 2 the underlying PCD-3 zoning district, the Edina City Code requires that buildings nine- stories tall be setback six times the height of the building from the property line of single family homes. The building height is 218 feet; therefore a 1,308-foot setback is required. • The distance as proposed would be 1,450 feet, therefore is code compliant. 4. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70th and Cahill. 5. Higher density would seem reasonable in the Greater Southdale area given the proximity to arterial roadways, France Avenue. The floor area ratio (FAR) allowed in this area is 1.5. The prosed FAR for this project is 6.5. 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 medical office development at an FAR of 1.5 (81,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the housing project proposed. 6. Density proposed is similar or less than density for mixed-use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. 7. If the adjacent Promenade were included in the overall development calculation the overall density would be 86 units per acre. 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 Maintain existing,or create Floor to Area Ratio-Per current Zoning Code: Mixed-Use mixed use districts serving new,pedestrian and streetscape 100 units/acre The City Council may approve a project areas larger than one Center neighborhood (and beyond amenities;encourage or require for up to 150 units per acre through a PUD rezoning in city boundaries). structured parking. Buildings the Greater Southdale Area MXC, Mixed-Use Center. "step down" in height from Criteria to justify greater density includes:Addressing Primary uses: Retail,office, intersections. the City's Working Principles for Development Building service, multifamily residential, institutional quality, use of podium or liner buildings,sustainability, uses, parks and open space. pedestrian oriented development,additional public space and public realm,provision of more green space, Vertical mixed use should be encouraged,and may be enhancing the experience in the area where required on larger sites. development is proposed underground parking, affordable housing, proximity to low density uses, utilities capacity, level of transit service available,and • impact on adjacent roads. RESOLUTION NO. 2018-38 Page 3 • Guidelines: Medium- and High-Density Design (All Uses) #10 Building Heights 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 as the recommended building heights in Figures 4.6A, 4.613, and 4.6C, (Figures are shown on the following pages) provide general guidance for buildings that exceed the typical residential height of 2.5 stories. The City Council may consider individual projects that exceed the height recommendations in 4.613 and in the MXC, Mixed Use Center through a rezoning to PUD or Variance. Consideration for exceeding these height limits shall include but not be limited to: Addressing the City's Working Principles for Development r Meeting and exceeding goals and policies outlined within the Comprehensive Plan Providing exceptional building quality, use of podium or liner buildings Sustainability measures within the development Pedestrian oriented development Providing significant publicly-accessible space, public realm and green space, enhancing the experience in the area where development is proposed i- Utilizing underground parking Providing affordable housing Proximity to low density uses • - Utility capacity; level of transit service available; and provisions to reduce negative impact on adiacent roads Meeting Variance and/or PUD Criteria • RESOLUTION NO. 2018-38 Page 4 Legend LDR-Low Densgy Re9tlential OR-ORce Residerial RM-Reglonal Metical LDAR-Low Density Attached Res d.W1 0-Olfice OSP.Open Space and Parks • MDR-Medium Densay Residental MXC-Mixed Use Center PSP-Publlcr—ri-Public r J `.HDR.High Density Re dentiA CAC.Conmunty Activity Center LAH.UnMed ACces$HBgtrvay W 39th 5� -NC-Neighborhood Corrrrercial 6 Industrial - J p � n .. V 42n St '.. a E m � 2 NC m 4 _ 2 4 w a 11 XC -s]- 2 N 1 . m 0 a — E \ S NC ethvien La m w' Z W satr 4 3 _ 13-1-Ave _ 2 a Height Limits 3 s < U 2 Stories:24' 2 3 Stories:36' Z 4 Stories:48' 6 Stories:72' – – – - - s qc ]Standard Height NC L v Podium Height Future Land Use Plan with {/tee ' Cit of Edina Building Heights { � y Northeast Quadrant o' 2008 Comprehensive Plan Update Figure 4.6A Data Source:URS 0 0.5 Miles RESOLUTION NO. 2018-38 Page 5 L"e"nd LDR-Low Dehsry Resibenlial OR-Office Residerilial RM-Regioral M edical LDAR-Low Density Attached Resdarai O-OMce OSP-Open Space and P arks • MDR.Medium Dai Residential 1111XC-Mmedt19e Cemet PSP-PublciSem-Public _ -HDR-High Oensiy RBSMet11a �G1C-01,1310hunly ACMry Cama _',UH LlrttteOAccess Ngtway -�J�- -NC-Mighborteed Commercial I-lclk sbial 2 3-5 W 66th St HDR 4 � 2 1 6511,Sc 12 3-5 R+111 6th 51 4 2 !12 t 3-5 i OR CAC F4 `T 110 W Torn St 3 E 8 8 �l O _ N , Height Limits 4 L` 8 � 2 Stories:24' 2_Jj '6 3 Stories:36' a 4 Stories:48' E 5 Stories:60' 4 • 8 Stories:96 i 2 L 9 Stories:108' N 10 Stories:120' P„k, a 4 IIDR q 1 12 Stories:144' HDF. - 2 Standard Height 9 o Podium Height4 IAIDR a` fM W 7611,CI -.. O wntnst ]12 9 —' 4 i OR 2 z o -- OR- 2 ,y _ - - cots n. 12 --- OR ---- Future Land Use Plan with City of Edina Building Heights 2008 Comprehensive Plan Update Southeast Quadrant Figure 4.613 Data Source:URS 0 0.5 Miles RESOLUTION NO. 2018-38 Page 6 Legend LDR-Law Density Residential OR-Ofice RaddeMel RM-Regional Mental LDAR-Low Density A83ched Resdental „ 0.office M OsP-Open Space and Parks •„r:.S `• • MDR.Medi—Density Resden8al —MXC Mizell Use Center PSP-PubbcfSeniPublic FDR High Density ResOar/lal CAC-CennunlyACMty Center tAH-L—WdAcceas Hghr Benton Ave`, _HC-Neighborhood C—rcial I-Indrstrial g�pm� c NIDR Je NIDR Valley ua p e �t 4h _s 3' J”J1 681h St NC i T E M W 701h St 0 AIM NIDR a o MDR E12 ' s a I , Dewe MiM ._J8 ; 3 , in I w MDR a Height Limits 3 Stories:36' ? 8 Stories:96' Standard Height 2 �J J rFl I e Podium Height of m of 3 � I Future Land Use Plan with Building Heights City of Edina 9 2008 Comprehensive Plan Update Southwest Quadrant Figure 4.6C Data Source:URS e p 05 miles • RESOLUTION NO. 2018-38 Page 7 • ATTEST: &'r//',� Debra A. Mangen,(City Cl, rk 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 17, 2018, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2018. Debra A. Mangen, City Clerk