HomeMy WebLinkAboutResolution No. 2024-40 7235 France Ave Preliminary Rezoning Site Plan ApprovalRESOLUTION NO. 2024-40
APPROVAL OF A PRELIMINARY REZONING, OVERALL DEVELOPMENT PLAN,
PRELIMINARY SITE PLAN, VARIANCES AND SUBDIVISION
FOR 7235 FRANCE AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section I. BACKGROUND.
1.00 Enclave Companies are proposing to redevelop the Macy's Furniture store site at 7235
France Avenue. The proposal is to tear down the existing 89,782 square foot structure
and build the following:
Southwest Parcel. An 11 -story (I 55-foot tall) mixed use building containing 47,236
square feet of office, 49 senior condominiums, 9,549 square feet of retail/restaurant and
a 280-stall parking garage.
Northwest Parcel. A 7-story (85-foot tall) mixed use building containing 20,825 square
feet of office/lobby/conference, 124 apartment units and 7,594 square feet of retail, and
a 318-stall parking garage.
Northeast Parcel. A 7-story (82-foot tall) apartment with 223 units and a 346-stall
parking garage.
Southeast Parcel. A 7-story (82-foot tall) apartment with 176 units and 4,141 square
feet of retail/restaurant and a 380-stall parking garage.
1.01 The applicant proposes to include affordable housing units within the project to meet
the City's affordable housing policy. Ten percent (10%) of the rental units would be
available to those at 50% AMI (53 units) and ten percent (10%) of the for-sale condos
would be available to those persons at 80% AMI (5 units).
1.02 The applicant intends to meet the City's Sustainable Buildings Policy. (See page 9 of the
applicant narrative. Also, 45% of the project would be dedicated as public realm; this
would include areas on all sides of all four buildings.
1.03 The property is legally described as follows:
Lot 3, Block 7, Yorktown, Hennepin County, Minn.
1.04 To accommodate the request, the following is requested:
â Preliminary Rezoning from PCD-3 to PUD-25, which would include an overall development
plan. The PUD would ensure that affordable housing is included within the project, that the
Sustainable Buildings Policy is met, and land is dedicated for public use. In return, the
applicant is requesting flexibility to the underlying PCD-3 standards including building
CITY OF EDINA
4801 West 50th Street • Edina, Minnesota 55424
www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389
RESOLUTION NO. 2024-40
Page 2
height, building material, building transparency, first floor ceiling height, building setbacks,
building setback from single-family homes, floor area ratio and building coverage.
â Preliminary Site Plan and Subdivision/Preliminary Plat.
1.05 On May 22, 2024, the Planning Commission held a public hearing and recommended approval
of the requests. Vote: 5 Ayes and 1 Nay.
1.06 On June 4, 2024, the City Council held a public hearing and considered the requests.
1.07 On June 18, 2024, the City Council approved the requests.
Section 2. FINDINGS
2.01 Approval of the Preliminary Rezoning from PCD-3, Planned Commercial District — 3 to PUD-
25, Planned Unit Development — 25, Overall Development Plan, Preliminary Site Plan and
Subdivision at 7235 France Avenue. Approval is based on the following findings:
I. 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 buildings that
would be allowed on the site unless an amendment to the PUD is approved by City
Council.
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:
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a. The evolution of the Greater Southdale District into a more inclusive, functional,
urban, active and livable mixed-use area, unified through an enhanced pedestrian-
oriented public realm, harmoniously integrating new development with existing built
and landscape context with compatible transitions to adjacent neighborhoods.
b. Higher-intensity, compact development patterns, and clustered destinations to (I)
achieve a high level of quality services and amenities, (2) make access by walking,
wheelchair, transit, and bicycle more practical, (3) reduce the amount of driving
needed to get to services, and (4) to encourage social interaction and healthy living
c. 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.
d. Ensure that public realm design respects community character, supports commercial
and mixed-use development, promotes community identity, and creates high quality
experiences for pedestrians, cyclists, transit users, and motorists. Focus on the public
realm and pedestrian-scale experiences as the foundation for high quality and artful site
and building design, highlighted human activity, and enhanced economic vibrancy.
e. Encourage the creation of distinctive public and private spaces, including green streets,
parks and plazas, highlighted gateways, and especially public gathering spaces, as a
means of establishing an overall District identity. Enhance crossing of major streets at
intervals reasonable to pedestrians. Enhance links between activity centers and transit
in ways that expand the use of alternatives to cars. Anchor these links with green
urban spaces.
f. Require that all site spaces are well-considered, that no "leftover" spaces result from
development, and that pedestrian experiences are considered first in the design of new
introductions to the District
g. Encourage successful mixed-use development. Promote well-balanced aggregations of
"come to" and stay at" on each block, in each neighborhood, and within the District as
a whole so that an active, linked and engaging public realm results.
h. Create and maintain housing options that serve a diverse range of ages, household
types, and economic situations.
Multifamily. 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.
RESOLUTION NO. 2024-40
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"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
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.
I. "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. WSB 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 eleven 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.
9. In exchange for flexibility from conventional zoning the community benefits the City
would achieve through the PUD with this project include:
a. Fifty-eight (58) affordable housing units, five (5) owner-occupied.
b. Structures that meet the City's sustainable buildings policy.
c. Forty-five percent (45%) of the project land area dedicated for public use.
d. Significant pedestrian connections through the site.
e. Enhanced landscaping.
f. Ability for a future safe pedestrian and bike connection over or under France Avenue.
Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
the request for Preliminary Rezoning from PCD-3, Planned Commercial District — 3 to PUD-25,
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Planned Unit Development — 25, Overall Development Plan, Preliminary Site Plan and Subdivision at
7235 France Avenue. Approval is subject to the following conditions:
I. The Final Development Plans must be generally consistent with the Preliminary
Development Plans dated April 26, 2024.
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.
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 rental units (53 units) within the building for affordable housing for persons/families
earning 50% the area median income (AMI) for the Twin Cities, and 10% of the for-sale
condos for families/persons earning 80% of the area median income (AMI) for the Twin
Cities.
8. Subject to the Zoning Ordinance Amendment approving the PUD, Planned Unit
Development for this site.
9.Dedication of public access easements on all sidewalks, drive lanes, and public areas on all four
sides of each building.
10. Park dedication fee in the amount of $2,860,000.00 shall be due prior to issuance of the
building permits.
I. 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.
12. Hours of construction must be consistent with City Code.
13. Maintenance of sidewalks and public space shall be responsibility of property owner.
14. Provision of code compliant bike racks near building entrances and within the parking
areas would be required at the time of permitting.
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15. Compliance with the City's tree preservation ordinance.
16. Compliance with all the conditions outlined in the director of engineering's memo dated
May 16, 2024.
17. Compliance with the WSB Consulting Traffic & Parking Study recommendations.
18. Compliance with all the recommendation outlined from the parks and recreation
department memo/email dated May I, 2024.
19. Compliance with the conditions outlined in the fire marshal and building official's memo
dated May 16, 2024.
20. Compliance with City's affordable housing policy and sustainable buildings policy.
Baro Alli on, City Clerk ames B. Hovland, Mayor
RESOLUTION NO. 2024-40
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Adopted by the City Council of the City of Edina, Minnesota, on June 18 2024.
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 June 18, 2024, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this day of , 2024.
City Clerk