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HomeMy WebLinkAboutResolution No. 2024-60 7235 France Ave Final Rezoning & DevelopmentRESOLUTION NO. 2024-60 APPROVAL OF A FINAL REZONING, OVERALL DEVELOPMENT PLAN, FINAL SITE PLAN, DEVELOPMENT CONTRACT, ASSESSMENT AGREEMENT AND FINAL PLAT 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 I I -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 31 8-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: `A> Final 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 RESOLUTION NO. 2024-60 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. Final Site Plan and Final Plat. 1.05 On May 22, 2024, the Planning Commission held a public hearing and recommended approval of the requests. Vote: 5 Ayes and I 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 granted Preliminary Approval of the requests. Section 2. FINDINGS 2.01 Approval of the Final Rezoning from PCD-3, Planned Commercial District — 3 to PUD-25, Planned Unit Development — 25, Overall Development Plan, Final Site Plan and Final Plat 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 final plans are consistent with the approved preliminary plans and have adequately addressed the concerns and conditions required by City Council at preliminary approval. 3. 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. 4. 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. 5. The PUD would ensure 10% of the units within the building would be for affordable housing. RESOLUTION NO. 2024-60 Page 3 6. The proposed project would meet the following goals and policies of the Comprehensive Plan: 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. RESOLUTION NO. 2024-60 Page 4 i. 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. j. "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." k. "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." 7. 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. 8. 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. 9. The proposed uses and site plan would be an upgrade to the current development on the site. 10. 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. I I. As outlined in their letter to the City of Edina dated August 8, 2024, the applicant has revised the proposed plans to address concerns and conditions required by the City RESOLUTION NO. 2024-60 Page 5 Council at preliminary approval. Revisions include: Saving additional trees; increasing the capabilities for EV charging stations; revised the parking on the north side of the NW building; building exteriors have been updated; moved the dog run slightly away from the promenade to the west, entrances were moved to the west side of the run; provided berming from the promenade for screening; reduced the number of connections to the promenade from 7 to 3; reduced the number of parking stalls; shifted the regional trail away from the southeast building; and had a wind study done by CPP, Wind Engineering Consultants. Section 3. APPROVAL NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves the request for Final Rezoning from PCD-3, Planned Commercial District — 3 to PUD-25, Planned Unit Development — 25, Overall Development Plan, Final Site Plan, Final Plat, Development Contract and Assessment Agreements at 7235 France Avenue. Approval is subject to the following conditions: I. Construction plans must be consistent with the final plans approved by City Council on September 17, 2024. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance and is subject to staff and City Council approval. 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. Preserve the mature trees near the regional trail if possible. Any landscaping within the promenade is subject to staff approval. Final Landscape Plan submitted with building permits is subject to approval of the city forester. 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. 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. 7. Subject to the Zoning Ordinance Amendment approving the PUD, Planned Unit Development for this site. RESOLUTION NO. 2024-60 Page 6 8. Prior to issuance of a certificate of occupancy for any building, dedication of public access easements on all sidewalks, drive lanes, and public areas on all four sides of each building, must be established subject to review and approval of city staff and the city attorney. 9. Execute all required assessment agreements. Park dedication fee in the amount of $5,000.00 per residential unit shall be due per assessment agreement. 10. 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. Construction limits must be located on the west side of the promenade sidewalk/trail. 11. Hours of construction must be consistent with City Code. 12. Maintenance of sidewalks and public space shall be responsibility of property owner. I 3. Provision of code compliant bike racks near building entrances and within the parking areas would be required at the time of permitting. 14. Compliance with the City's tree preservation ordinance. 15. Compliance with all the conditions outlined in the director of engineering's memo dated May 16, 2024. 16. Compliance with the WSB Consulting Traffic & Parking Study recommendations. 17. Compliance with all the recommendation outlined from the parks and recreation department memo/email dated September 9, 2024. 18. Compliance with the conditions outlined in the fire marshal and building official's memo dated May 16, 2024. 19. Compliance with City's affordable housing policy and sustainable buildings policy. 20. Shift the Regional Trail to the south in the south east corner of the site and reconnect to the promenade. The realignment is subject to approval from Three Rivers Parks, engineering staff and Edina parks staff. 21. There shall be no connections from the development to the Regional Bike Trail. 22. The dog run should be signed to make clear it is not operated by the City of Edina. 23. Increase the number of EV charging stations to be above minimum standards. Attest: RESOLUTION NO. 2024-60 Page 7 Dated: Adopted this 17" day of September, 2024. haron AI on, City Clerk es 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 September 17, 2024, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2024. Sharon Allison, City Clerk