HomeMy WebLinkAboutResolution No. 2024-108 Denial of Preliminary Zoning Variance for Station PizzaRESOLUTI NO. 2024-108
DENIAL OF PRELIMINARY REZONING AND SITE PLAN WITH MULTIPLE
VARIANCES FOR STATION PIZZA AT 6016 VERNON AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section I. BACKGROUND.
1.01 Jake Schaffer of Station Pizza is proposing to remodel and expand the existing Kee's
auto repair building at 6016 Vernon Avenue into a 1,685 square foot, 20-seat
restaurant. The new restaurant would be a Station Pizza with indoor dining, take-out
and delivery service. The existing site is zoned PCD-4, Planned Commercial District,
which allows only automobile service centers, gas stations and car washes. Restaurants
are allowed uses in the PCD-I, Planned Commercial Zoning District. The site is guided
in the Comprehensive Plan for medium density residential use.
1.02 The property is legally described as follows:
Tract C, Registered Land Survey No. 194, files of the Registrar of Titles, except that
part of said tract embraced within Registered Land Survey No. 1081, Hennepin
County, Minnesota.
1.03 To accommodate the request, the following is requested:
â A Rezoning from PCD-4, Planned Commercial District 4 to PCD- I, Planned
Commercial District I, with a lot size variance to allow a restaurant in the PCD-1
District less than I acre in size.
â Site Plan Review with the following Variances:
I. A Side Yard setback variance from 25 to 13 feet for the building expansion.
2. A Front Street Setback Variance (toward Eden Prairie Road) from 35 feet to
20 feet for the building expansion and from 35 feet to 9 feet for the patio
and bike rack area.
3. Parking Lot Setback Variances from 10 feet to 0 feet for separation between
the building and parking lot, and from 20 feet to 0 feet along the north lot
line for I new stall.
1.04 On November 13, 2024, the Planning Commission held a public hearing and recommended
denial of the requests. Vote: 8 Ayes and 0 Nays.
1.05 On December 3, 2024, the City Council held a public hearing and considered the requests.
1.06 On December 17, 2024, the City Council denied the requests.
CITY OF EDINA
4801 West 50th Street • Edina, Minnesota 55424
www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389
RESOLUTION NO. 2024-108
Page 2
Section 2. FINDINGS
2.01 Denial is based on the following findings:
I. The proposal does not meet the Rezoning findings Per Section 36-216 of the City Code.
specifically:
a) The proposal is not consistent with the comprehensive plan.
b) The site plan would be detrimental to properties given the large variances requested,
lack of green space, setback and separation from residential uses, potential parking
issues and vehicle maneuvering in and out of the site.
c) Will result in an overly intensive land use.
d) Does not conform to the provisions of the City Code.
e) Does not "provide a proper relationship between the proposed improvements,
existing structures, open space and natural features.
2. The Variance criteria has not been met. There are no practical difficulties that prohibit
reasonable use of the property.
3. The practical difficulty is caused by the applicant's desire for a restaurant that does not fit
properly on the site to minimize impacts on adjacent properties.
4. PCD Zoning District minimum area for restaurants is I acre in size.
Section 3. DENIAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, denies the
Preliminary Rezoning to PCD-1 with a lot size variance to allow a restaurant in the PCD- I District
less than one acre in size, and Site Plan Review with the following variances:
I. A Side Yard setback variance from 25 to 13 feet for the building expansion.
2. A Front Street Setback Variance (toward Eden Prairie Road) from 35 feet to 20 feet
for the building expansion and from 35 feet to 9 feet for the patio and bike rack area.
3. Parking Lot Setback Variances from 10 feet to 0 feet for separation between the
building and parking lot, and from 20 feet to 0 feet along the north lot line for I new
stall.
Denial is based on the findings above.
RESOLUTION NO. 2024-108
Page 3
Adopted by the City Council of the City of Edina, Minnesota, on cember 17, 2024.
ATTEST:
ron Alli , City Clerk ames B. Hovland, "ayor
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 December 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