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HomeMy WebLinkAboutResolution No. 2025-25 Approving Final Site Plan & SIPA for 7200 France AveAPPROVING A FINAL SITE PLAN AND SITE IMPROVEMENT PERFORMANCE AGREEMENT (SIPA) FOR 7200 FRANCE AVENUE BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows: Section I. BACKGROUND. 1.01 Orion Investment is requesting Final Site Plan and Site Improvement Performance Agreement (SIPA) to incorporate the Final Site Plan for Phase 2 into the development at 7200/7250 France Avenue. Phase 2 will include a 150 unit, six-story apartment with underground parking. Preliminary approval included 152 units. The Overall Development Plan for this PUD- I 6 Zoning District contemplated a six-story 150-unit apartment or hotel with or without 10,000 square feet of retail space. The retail space has been eliminated from the proposal to reduce traffic generated from the site. 1.02 Trees were removed along the west lot line as part of the site grading for Phase I of the project that were supposed to remain. Trees were also removed from the adjacent private properties located west of the 7200 France Site. A revised landscape plan is therefore required for the 7250 Site. 1.03 The property is legally described as follows: Lot 44, Block I, Oscar Roberts I st Addition, Hennepin County. The North 325 Feet of the East 520 Feet of the Southeast 1/4 of the Northeast 1/4 Except Road. 1.04 To accommodate the request, the following is requested: â Final Site Plan Review for Phase 2 and Site Improvement Plan Agreement (SIPA). (SITE HISTORY) 1.05 Following a public hearing at the Planning Commission and a public hearing at the City Council, an Overall Development Plan and Ordinance Amendment establishing a PUD- 16 District of the property was approved by the City Council on April 2", 2019. 1.06 No development occurred under the approved PUD-16 Overall Development Plan. 1.07 In April of 2022 the Planning Commission and City Council considered a sketch plan proposal for a new development of the property. 1.08 On September 14, 2022, the Planning Commission held a public hearing and recommended approval of a Zoning Ordinance Amendment to PUD-16 to include a revised Overall Development Plan and Site Plan review with the added condition that the bike and pedestrian connections be separated from thurivhaoaggeet/connector. 4801 West 50th Street • Edina, Minnesota 55424 www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389 RESOLUTION NO. 2025-25 Page 2 1.09 On September 206, 2022, the City Council held a public hearing to consider the Zoning Ordinance Amendment to PUD-16 to include a revised Overall Development Plan and Preliminary Site Plan review for Phase I. 1.10 On October 18, 2022, the City Council granted preliminary approval of the requests. 1.11 On February 7, 2023, the City Council granted final approval of the Zoning Ordinance Amendment, Revised Overall Development Plan, Final Site Plan for Phase I and SIPA for Phase I. Phase I included site work for Phase 2 including grading, installation of the north- south connector road, retention pond, sidewalks and landscaping. 1.12 In March and April of 2023 the Planning Commission and City Council considered a sketch plan proposal to consider a hotel at 7200 France, Phase 2 of PUD-I6. 1.13 On July 24, 2024, the Planning Commission held a public hearing and recommended unanimous approval of Preliminary Site Plan for Phase 2 and an Ordinance amendment to PUD-I6 to incorporate the Phase 2 Site Plan and reduce the first-floor ceiling height from 16 feet to 14 feet. 1.14 On August 7, 2024, the City Council held a public hearing. 1.15 On November 6, 2025, the City Council approved Preliminary Site Plan for Phase 2 and an Ordinance amendment to PUD-16 to incorporate the Phase 2 Site Plan and reduce the first- floor ceiling height from 16 feet to 14 feet. Section 2. FINDINGS Approval is based on the following findings: I. The proposed plans are consistent with the approved Preliminary Development Plan. 2. The SIPA has been drafted by the City Attorney and agreed to by the property owner. 3. The proposed land uses and density are consistent with the Comprehensive Plan. 4. The Site Plan is consistent with the approved Overall Development Plan for PUD-16. 5. The PUD Zoning ensures 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. 6. The overall development plan addresses the Greater Southdale District Design Experience Guidelines as follows: The division of the property into smaller blocks and the provision of pedestrian, bicycle and vehicle access and connections through the site both east-west and north-south; increasing the public realm on the site; eliminating most of the surface parking stalls, with none being visible from France Avenue in the Phase 2 build out. RESOLUTION NO. 2025-25 Page 3 7. The proposed project would meet the following goals and policies of the Comprehensive Plan: â Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and service uses (not including "big box" retail). â Encourage structured parking and open space linkages where feasible; emphasize the enhancement of the pedestrian environment. â Locate and orient vehicle parking, vehicular access, service areas and utilities to minimize their visual impact on the property and on adjacent/surrounding properties, without compromising the safety and attractiveness of adjacent streets, parks, and open spaces. â Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. â Limit driveway access from primary streets while encouraging access from secondary streets. â Provision of the north-south public vehicle, bike and pedestrian connection through the site. â Encourage the development of parking lots or structures so they can be shared by more than one building on the site or by buildings on neighboring sites, and which can transition over time to other uses if parking needs change. â Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. â Support the development of mixed-use districts that provide a variety of living opportunities within a walkable and livable area. â Recognize and support commercial, office, and industrial job centers that draw workers from the city and across the region. â Ensure that the city's roads continue to evolve to act as connectors, rather than as barriers. Incorporate amenities and infrastructure into public corridors to make them beautiful, efficient, and multimodal public spaces that contribute to community identity and pride. â 50%/50% estimated residential/commercial mixed-use. 8. The existing roadways and proposed parking would support the project. Stantec conducted a traffic and parking impact study and concluded that the proposed development could be supported by the existing roads and proposed parking. Section 3. APPROVAL NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, grants Final Site Plan approval for Phase 2 of the PUD-16 Zoning District and a Site Improvement Plan Agreement. Approval is subject to the following conditions: RESOLUTION NO. 2025-25 Page 4 I. 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. 2. Provision of code compliant bike racks for each use near the building entrances. 3. The Final Lighting Plan must meet the 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 Nine Mile 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 Phase 2 project must provide the required affordable housing units within the building to be compliant with the City's affordable housing policy. 8. Compliance with the conditions outlined in the director of engineering's memo dated July 18, 2024. 9. Compliance with the Stantec Consulting Traffic & Parking Study recommendations. 10. Dedication of public access easements of the east-west and north-south sidewalks and drive- aisles through the site and sidewalks around the perimeter of the site. 11. 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. The property owner shall be responsible for the maintenance of internal sidewalks and drive aisles. The City would snow plow a 5-foot path of the sidewalk on France. The property owners would be responsible for the remaining areas. 14. Public art must be provided along street frontages and the courtyard. 17. At final approval, provide renderings that show how the project would accommodate the underpass to connect to 7235 France Avenue. Dated: Adopted this 16th day of April 2025. RESOLUTION NO. 2025-25 Page 5 ATTEST: Sharon Allison, City Clerk James 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 April 16, 2025, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2025. Sharon Allison, City Clerk