HomeMy WebLinkAboutResolution No. 2023-53 Preliminary Rezoning for 5100 Eden
RESOLUTION NO. 2023-53
APPROVING PRELIMINARY REZONING (ZONING ORDINANCE AMENDMENT),
PRELIMINARY SITE PLAN AND SUBDIVISION/REPLAT FOR 5100 EDEN AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section 1. BACKGROUND.
1.01 The Opus Group is proposing to redevelop 5100 Eden Avenue. The specific proposal
is to tear down the existing 38,000 square foot office building to build a seven story
136-unit apartment with retail on part of the first level. Ten percent of the units (14)
would be provided for affordable housing of households making no more that 50% of
the area median income. The project would also include 3,364 square feet of
commercial/retail use including an out patio for the retail, a small public 3,500 s.f. park
along Arcadia. The building would be constructed to meet the City’s Sustainable
Buildings Policy.
1.02 The property is legally described as follows:
1.03 To accommodate the request, the following is requested:
A Rezoning from POD-1, Planned Office District to PUD, Planned Unit
Development. The PUD would ensure that the affordable housing is included
within the project, and that the Sustainable Buildings Policy is met. In return for
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providing affordable housing and a building that meets the Sustainable Buildings
Policy, the applicant is requesting flexibility to the underlying POD standards
including building height, building material, building transparency, first floor ceiling
height, building setbacks on all sides, floor area ratio and building coverage. The
PUD rezoning is the tool used by the City to ensure compliance with the
sustainable building policy and ensure affordable housing.
Preliminary Site Plan and Subdivision/Replat.
1.04 On July 26, 2023, the Planning Commission held a public hearing and recommended approval
of the request with the following added conditions: The same amount of brick shall be used
on the building as would be required by a Code Compliant amount of brick on the building
(the first vertical 60 feet of a building facing the public realm); A crossing shall be considered
across Arcadia subject to review and recommendation of the city engineer; Windows be
installed to mitigate noise from Highway 100; Landscaping on adjacent property shall be
protected during construction and landscaping should be added on the north side of the
bike/pedestrian path if allowed by Mn Dot. Vote: 6 Ayes and 0 Nays.
1.05 On August 15th, 2023, the City Council held a public hearing and considered the request.
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 and the
existing Zoning on the site.
2. The proposal meets the City’s criteria for PUD zoning. The PUD zoning would:
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 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.
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.
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4. The PUD would ensure 10% of the units within the building would be for affordable housing.
5. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
a. The 14 affordable housing units would help the City of Edina achieve its goal with the
Met Council of creating 1,804 units by the year 2030.
b. 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.
c. Encourage successful mixed-use development.
d. Create and maintain housing options that serve a diverse range of ages, household
types, and economic situations.
e. 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.
f. Multifamily. This land use is defined by the multiple unit building type where each
individual unit does not have direct ground floor access to the exterior. Multifamily
developments are concentrated primarily along the main traffic arteries and are
generally located toward the edges of the city, often in proximity to retail business
establishments. Concentrations of multifamily developments are found along York
Avenue, France Avenue, Vernon Avenue, Lincoln Drive, and Cahill Road.
g. Per the Mixed-Use Land Use Description: “Primary uses: Retail, office, service,
multifamily residential, and institutional uses. Vertical mixed-use should be encouraged
and may be required on larger sites.”
h. “Mixed-use development allows for a savings in time and convenience for residents
who choose to live in closer proximity to where they work and shop. Community
interest is served by this type of development, as the city is able to integrate additional
residences and businesses more efficiently within existing city infrastructure.
Pedestrian amenities and proximity of uses encourage more trips to be made by foot
or bike, reducing the increase of congestion that can otherwise result from
conventional development of separated land uses.”
i. “Building Placement and Design. Where appropriate, building facades should form a
consistent street wall that helps to define the street and enhance the pedestrian
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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.
j. “Support the development of mixed-use districts that provide a variety of living
opportunities within a walkable and livable area.”
6. The existing roadways and parking would support the project. Stantec Consulting conducted a
traffic and parking impact study and concluded that the proposed development could be
supported by the existing roads and proposed parking.
7. The proposed height of seven stories is reasonable for this site. To provide affordable housing
within this project, the additional height is needed to create more market rate units to help
absorb the cost of the affordable housing units and to build the building to meet the City’s
sustainability policy.
8. The proposed uses and site plan would be an upgrade to the current development on the site.
Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
the Preliminary Rezoning (Ordinance Amendment) from POD, Planned Office District to PUD-25,
Planned Unit Development 25, Preliminary Site Plan and Preliminary and Final Subdivision/Replat.
Approval is subject to the following conditions:
Approval is subject to the following Conditions:
1. The Final Development Plans must be generally consistent with the Preliminary
Development Plans dated June 23, 2023. The same amount of brick shall be used on the
building as would be required by a Code Compliant amount of brick on the building (the
first vertical 60 feet of a building facing the public realm).
2. 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.
3. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the
City Code.
4. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
5. 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.
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6. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of Final
Approval.
7. The project must conform to the City’s affordable housing policy. The project shall provide
10% of the units (14 unit) within the building for affordable housing for families earning 50%
area median income (AMI) for the Twin Cities.
8. Compliance with all the conditions outlined in the director of engineering’s memo dated July
19, 2023.
9. Compliance with the Stantec Consulting Traffic & Parking Study recommendations.
10. Subject to the Zoning Ordinance Amendment approving the PUD, Planned Unit
Development for this site.
11. Dedication of public access easements on the sidewalks and public park on Arcadia Avenue.
12. Compliance with all the conditions outlined in the fire marshal and building official’s memo
dated July, 20, 2023.
13. 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.
14. Hours of construction must be consistent with City Code.
15. Maintenance of sidewalks and public space shall be responsibility of property owner.
16. Provision of code compliant exterior bike racks for the commercial use near the building
entrance would be required at the time of permitting.
17. A crossing shall be considered across Arcadia subject to review and recommendation of the
city engineer.
18. Windows be installed to mitigate noise from Highway 100.
19. Landscaping on adjacent property shall be protected during construction and landscaping
should be added on the north side of the bike/pedestrian path if allowed by Mn Dot.
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Adopted by the City Council of the City of Edina, Minnesota, on September 5, 2023.
ATTEST:
Sharon Allison, City Clerk James 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 September 5, 2023, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this ____ day of __________________, 2023.
_________________________________
Sharon Allison, City Clerk