HomeMy WebLinkAboutResolution No. 2023-59 Fire Station Site Plan Variances
RESOLUTION NO. 2023-59
APPROVING A SITE PLAN WITH VARIANCES FOR FRONT WALL SIGNAGE, SIDE
WALL SIGNAGE FIRST FLOOR BUILIDNG HEIGHT AND BUILDING
TRANSPARANCE FACING A PUBLIC STREET FOR FIRE STATION #2
AT 4401 76th STREET WEST
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section 1. BACKGROUND.
1.01 The City of Edina is proposing to tear down the existing 102,000 square foot building
on the site to construct a new 36,000 square foot Fire Station. The building would
provide operational space for the Edina Fire Department and Community Health
Department. This facility would be located on the northern third of the site, with the
remaining two-thirds of the site available for redevelopment that could include
housing, retail, public buildings/uses and public space.
1.02 This project would be a catalyst for implementing the Southdale Design Guidelines
within this area. The large existing parking lot on the southern portion of the site
would be seeded and the existing wetland on the southwest corner of the site would
be restored. Future phases may include the potential subdivision of the site for
development opportunities, including a greenway connection to the City’s Park
system.
1.03 As part of the sketch plan review, Trace Jacques of the BKV Group designed a couple
of development scenarios for consideration. The scenarios were created based on the
Southdale Design Experience Guidelines. During the sketch plan review there was not
a definitive plan scenario selected for how that southern portion of the lot would
develop; therefore, staff did not recommend PUD rezoning at this time as previously
discussed. The future of that land can be decided upon by the City Council at a later
date. The proposed plans provide roadway and pedestrian access to the potential
redevelopment area on both the east and west sides of the proposed building per the
Southdale Design Experience Guidelines
1.04 The property is legally described as follows:
Tract M, Registered Land Survey No. 1129
1.05 The following land use application are required:
A Site Plan with the following Variances:
1. Sign Variances from Chapter 36 Section 36-1716 regarding signage in the PID zoning
district to allow a front wall sign from 50 to 107 square feet in size; to allow
RESOLUTION NO. 2023-59
Page 2
additional side wall signage 48 and 36 square feet in size, and to allow the building
name and the number “2” on each side wall.
2. Building Variances from Chapter 36 Section 36-644 regarding first floor building
height from 20 feet to 11 feet and building transparency on the first level facing the
public realm from 75% to 45%.
1.04 On July 26, 2023, the Planning Commission held a public hearing and recommended denial of
an Ordinance Amendment to allow public uses including a fire station in the PID Zoning
District, therefore, the Planning Commission also recommended denial of the proposed site
plan and variances. Concerns on the proposal included the location of the proposed building
on the site, not dividing the parcel the parcel into smaller 200 x 200 foot parcels, utilizing the
existing PID Zoning District and not rezoning to PUD with a master plan for the entire site.
Vote: 5 Ayes and 3 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. These variances are reasonable given the use of the proposed building as a fire station and
public facility, including the public health division and community space. A 20-foot floor to
floor height with 75% transparency on the street would not be appropriate for the office and
living quarters of a fire station. These requirements also run contrary to the City’s sustainable
buildings policy and are not energy efficient.
2. The apparatus bays and the community room will meet the 20-foot ceiling height
requirement.
3. The sign variances are reasonable given the proposed use, and size of the front width of the
building along 76th Street. The size of the proposed signage is in scale with the building given
the large front. The front facing signage would make up just 1.6% of the front wall façade. By
comparison, signage is allowed up 15% of a wall façade in the City’s commercial zoning
districts.
4. The proposed signage will make the building easily identifiable as a fire station and civic facility.
Issues have been raised in the past from the community that existing fire stations are not
easily identifiable. The practical difficulty caused by meeting the sign ordinance would result in
signage that would not be in scale with the size of the building, and not clearly establish the
facility as a public building and fire station.
5. The city fire logo and “2’s” provides branding of the facility as an Edina public facility and are
seen as important architectural features.
6. The signage proposed along the side walls is also reasonable as the “Fire Station 2” signage
would be code compliant in the future when public access or streets are provided in the
future for future development of the property to the south.
RESOLUTION NO. 2023-59
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Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
the Site Plan and the following Variance requests: Front wall signage from 50 to 107 square feet;
Allowance of side wall signage on each side of the building to allow the 48 square foot Fire Station 2
sign and the number “2”; First floor height from 20 to 11 feet and the transparency from 75% to 43%
for the new fire station #2 at 4401 76th Street West.
Approval is subject to the following conditions:
1. The Plan must be consistent with the Plans dated September 1, 2023.
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. 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.
5. Roof-top mechanical equipment and ground level equipment must be screened per
Section 36-1459 of the City Code.
6. 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.
7. Hours of construction must be consistent with City Code.
8. Compliance with the engineering memo dated September 8, 2023.
RESOLUTION NO. 2023-59
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Adopted by the City Council of the City of Edina, Minnesota, on October 3rd, 2023.
ATTEST:
City Clerk 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 October 3, 2023, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this ____ day of __________________, 2023.
_________________________________
City Clerk