HomeMy WebLinkAboutResolution No. 2021-103 Approve Overall Development Plan 70th&France
RESOLUTION NO. 2021-103
APPROVING A ZONING ORDINANCE AMENDMENT AND REVISED OVERALL
DEVELOPMENT PLAN FOR 7001 AND 7025 FRANCE AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section 1. BACKGROUND.
1.01 Mortenson is proposing to redevelop the property at the corner of 70th and France
Avenue (7001 and 7025 France Avenue)
1.02 An Overall Development and Ordinance Amendment establishing the PUD-20 District
were approved by the City Council on June 15, 2021.
1.03 Mortenson is requesting a revision to the approved plans to tear down the existing
66,200 square foot office and bank, and build the following:
A one-story, 24-foot tall 6,500 s.f. US Bank with drive-through (Phase 1-no changes
proposed to the bank);
A 24-Story, 270-foot tall 267-unit apartment with 1,500 s.f. of retail;
A 6-7-story, 105-foot tall, 189,430 s.f. office/retail building; and
An 8 level, freestanding 540-stall parking ramp with a 1,300 s.f bike facility.
1.04 To accommodate the request, the following is requested:
A Zoning Ordinance Amendment to revise the PUD-20 Zoning District; and
An amendment to the Overall Development Plan.
1.05 On October 13, 2021, the Planning Commission held a public hearing and recommended
denial of the Request. Vote: 6 Ayes and 1 Nays.
1.05 On November 3rd, 2021, 2020 the City Council held a public hearing and considered the
request.
1.06 On November 16, 2021 the City Council granted approval of the requests.
Section 2. FINDINGS
2.01 Approval is based on the following findings:
1. The proposed land uses, and density are consistent with the Comprehensive Plan.
2. The proposal still meets the City’s criteria for PUD zoning. The PUD zoning would:
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a. Promote a more creative and efficient approach to land use within the City, while at the
same time protecting and promoting the health, safety, comfort, aesthetics, economic
viability, and general welfare of the City.
c. Provide for variations to the strict application of the land use regulations in order to
improve site design and operation, while at the same time incorporate design elements that
exceed the City's standards to offset the effect of any variations. Desired design elements
may include: sustainable design, greater utilization of new technologies in building design,
special construction materials, landscaping, lighting, stormwater management, pedestrian
oriented design, and podium height at a street or transition to residential neighborhoods,
parks or other sensitive uses.
d. Project is of high quality of design and design compatible with surrounding land uses,
including both existing and planned.
e. Maintains the efficiency of public streets and utilities.
f. Provides a mixture of land uses within the development.
g. Project would meet the City’s affordable housing policy.
3. The PUD would ensure that the development proposed would be the only building that
would be allowed on the site unless an amendment to the PUD is approved by City
Council.
4. The pedestrian experience along Ewing would be improved compared to the approved
plan with the elimination of the parking garage entrances on both sides of the street.
There would be no car/pedestrian conflict along these sidewalks.
5. Addresses the Greater Southdale Area Design Experience Guidelines. The following
principles are included:
The division of the property into smaller blocks and the provision of pedestrian and
vehicle access and connections through the site to adjacent properties to the east
and south.
Close conformity to the street typologies
No visible surface parking stalls from 70th or France Avenue.
The provision of public space that makes up 26% of the site. This includes 1.2 acres
consisting of the internal sidewalks and drive aisles, a 7,500 square foot public/park
space east of the retail/office stie.
6. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
a. A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern
present in much of the city will call for guidelines that change the relationship between
parking, pedestrian movement and building placement.
i. Provide visual screening and privacy to buffer cars from people, provide visual
relief and allow stormwater infiltration in parking lots.
ii. Evaluate current parking standards in order to encourage shared parking and
minimize the visual impact of surface parking.
iii. Landscaping is essential to screen parking areas, buffer adjacent residential uses and
create a pedestrian-friendly environment along streets.
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iv. Encourage the development of parking lots or structures so they can be shared by
more than one building on the site or by buildings on neighboring sites, and which
can transition over time to other uses if parking needs change.
b. Encourage successful mixed-use development.
c. Ensure that public realm design respects community character, supports of
commercial and mixed-use development, promotes community identity, and creates
high quality experiences for pedestrians, cyclists, transit users, and motorists.
7. The existing roadways and parking would support the project. Wenck Consulting
conducted a traffic and parking impact study and concluded that the proposed
development could be supported by the existing roads and proposed parking. The project
would generate 40% fewer daily trips, therefore would have less impact on traffic
operation than originally anticipated in the 2020 traffic study done by Spack Consulting.
8. The proposed uses would be an upgrade to development on the site.
Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
The Ordinance Amendment and Revised Overall Development Plan for PUD-20.
Approval is subject to the following conditions:
1. The Final Development Plans must be generally consistent with the Preliminary
Development Plans dated September 22, 2021.
2. All buildings must comply with City Code Section 36-618 (11) regarding building materials
and transparency.
3. 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.
4. Provision of code compliant bike racks for each use near the building entrances.
5. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the
City Code.
6. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
7. 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.
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8. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of
Final Approval.
9. County approval if necessary, on access to France Avenue.
10. The project must conform to the City’s affordable housing policy. Staff shall work with the
developer to develop a pln. Final determination to be made by the City Council at final
approval.
11. Compliance with the conditions outlined in the director of engineering’s memo dated
October 7, 2021.
12. Compliance with the Spack Consulting Traffic & Parking Study recommendations and the
updated Wenck Traffic and Parking Study.
13. Subject to the Zoning Ordinance Amendment revising the PUD, Planned Unit
Development for this site.
14. Dedication of public access easements of the east-west and north-south sidewalks and
drive-aisles through the site and sidewalks around the perimeter of the site including an
easement over the future extension of the north-south internal street and sidewalk on the
Bank site.
15. Provision of green roofs as shown on the building renderings. Provision of Solar Panels on
the parking garage.
16. Compliance with the conditions outlined in the fire marshal and building official’s memo
dated October 7, 2021.
17. Submittal of a construction management plan subject to review and approval of city staff
prior to issuance of a building permit. The plan must demonstrate minimal impact to
pedestrian and vehicle movement.
18. Hours of construction must be consistent with City Code.
19. Park dedication shall be paid at the time of approval of a building permit for the residential
uses. Dedication shall be $5,000 per unit. The value of the 7,500 square foot park/public
space shall be considered for a reduction in the total amount.
20. The property owner shall be responsible for the maintenance of internal sidewalks and
drive aisles. The City would snow plow a 5-foot path of the sidewalk on 70th and France.
The property owners would be responsible for the remaining areas.
21. Public Art valued at a minimum of $100,00 shall be provided within the internal street and
sidewalk area.
22. Compliance with the City’s Green Building Policy.
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Adopted by the City Council of the City of Edina, Minnesota, on November 16, 2021.
ATTEST:
Sharon Allison, 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 November 16, 2021, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this ____ day of __________________, 2021.
_________________________________
Sharon Allison, City Clerk