HomeMy WebLinkAboutResolution No. 2011-127 Prelim Rezoning & Prelim Develop Plan 6996 France Ave RESOLUTION NO. 2011-127
/9i RESOLUTION APPROVING A PRELIMINARY REZONING
e L) AND PRELIMINARY DEVELOPMENT PLAN FOR FE 70 LLC
of AT 6996 FRANCE AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section 1. BACKGROUND.
1.01 The applicant is requesting Preliminary Rezoning from PCD-4, Planned Commercial District to PUD,
Planned Unit Development District and Preliminary Development Plan to construct an 8,260 square
foot retail/office building at 6996 France Avenue.The property is legally described as follows:
The East 215 feet of the South 190 feet of the Southeast Quarter of Section 30,Township 28, Range,
24, Hennepin County, Minn.
1.02 A sketch plan was reviewed by both the Planning Commission on August 17, 2011; and on September
6, 2011 by the City Council. The proposed plan is virtually the same as the plans reviewed for the
sketch plan review, with the exception of a mezzanine being added to the building.
1.03 On September 6, 2011, as part of the sketch plan review, the City Council determined that the request
did not reach the threshold to require a Small Area Plan.
1.04 On November 9, 2011 the Planning Commission unanimously recommended approval of the Rezoning
and Preliminary Development Plan.
Section 2. FINDINGS
2.01 Approval is subject to the following findings:
1. The proposed land uses are consistent with the Comprehensive Plan.
2. The site layout would be an improvement over a site layout required by standard zoning; the building
is brought up to the street, provides front door entries toward the street, includes sidewalks to
encourage a more pedestrian friendly environment along the street.
3. The design of the building is of a high quality stone with large windows.The building is consistent with
the small scale buildings on this block.
4. The development would incorporate improved landscaping and green space, a decrease in impervious
coverage, and an infiltration area.
5. The contaminated soils on the site would be cleaned up.
6. Traffic would be improved in the area with a right-in only access on France Avenue, the elimination of
the curb cut nearest the intersection and narrowing the curb cut further to the west.
7. The proposed project would meet the following goals and policies of the Comprehensive Plan:
a. Building Placement and Design. Where appropriate, building facades should form a consistent
City Hall street wall that helps to define the street and enhance the pedestrian environment. On exOM27-8861
4801 WEST 50TH STREET FAX 952-826-0390
EDINA,MINNESOTA, 55424-1394 www.CityofEdina.com TTY 952-826-0379
RESOLUTION NO. 2011-127
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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.
■ Encourage storefront design of mixed-use buildings at ground floor level, with windows and
doors along at least 50%of the front fagade.
■ Encourage or require placement of surface parking to the rear or side of buildings, rather than
between buildings and the street.
b. Movement Patterns.
■ Provide sidewalks along primary streets and connections to adjacent neighborhoods along
secondary streets or walkways.
■ Limit driveway access from primary streets while encouraging access from secondary streets.
■ Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale lighting,
and street furnishings (benches, trash receptacles, etc.)
■ A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed
above under"Issues" will call for guidelines that change the relationship between parking,
pedestrian movement and building placement.
c. Appropriate Parking Standards. Mixed use developments often produce an internal capture rate.
This refers to residents and workers who obtain goods and services from within the development
without making additional vehicle trips. Parking ratios for mixed use development should reflect the
internal capture rate and the shared parking opportunities this type of development offers.
d. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that
complement area, neighborhood, and/or corridor context and character.
Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves the
Preliminary Rezoning from PCD-4, Planned Commercial District to PUD, Planned Unit Development District and
Preliminary Development Plan to construct an 8,260 square foot retail/office building at 6996 France Avenue.
Approval is subject to the following Conditions:
1. The Final Development Plans must be consistent with the Preliminary Development Plans
dated September 13, 2011, and the materials board as presented to the Planning Commission
and City Council.
2. The Final Landscape Plan must meet all minimum landscaping requirements per Section
850.04 of the Zoning Ordinance.
• 3. Compliance with all of the conditions outlined in the city engineer's memo dated November 3,
2011.
RESOLUTION NO. 2011-127
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4. Final Rezoning is subject to a Zoning Ordinance Amendment creating the PUD, Planned Unit
Development for this site.
5. Drive-through's shall be prohibited.
6. The proposed uses, 3,000 square feet of retail and 5,260 square feet shall be permitted on the
site, however, should this use mix change a conditional use permit should be required.
5. Drive-through uses shall be prohibited.
6. Permitted uses are the two uses requested (vitamin store of 3,000 square feet and financial
services office of 5,260 square feet); other retail uses up to 3,000 square feet; other retail uses
over 3, 000 square feet conditioned on the mezzanine used for storage only; and offices uses
of up to 8,260 square feet.
7. Al other uses are conditional uses.
Adopted by the Edina City Council this 6th day of December, 2011.
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Attest:
Debra A. Mangen, CityberO 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 City Council Minutes is a true and correct copy of the Resolution duly adopted by the Edina City
Council at its regular meeting of December 6, 2011, and as recorded in the Minutes of said regular meeting.
WITNESS, my hand and seal of said City this day of , 2011.
Debra A. Mangen, City Clerk