HomeMy WebLinkAboutResolution No. 2018-127 Approving Prelim Rezoning and Prelim Dev Plan at 4532 France AveRESOLUTIO ' O.2018-127
RESOLUTION APPROVING A PRELIMINARY REZONING, AND PRELIMINARY
DEVELOPMENT PLAN AT 4532 FRANCE AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section 1. BACKGROUND.
1.01 Jamie and Casey Carl are requesting a redevelopment of an 8,971 square foot parcel at 4532
France Avenue. The applicants would tear down the existing 3,093 square foot single-family
home that is currently occupied as office/ retail and build a new two-story, 2,375 square foot
retail/office building. The building would include a roof terrace with outdoor seating for
employees. There would be eleven parking spaces provided in front and behind the building.
Landscaping in front of the building would extend the landscape area on the site to the north.
The site slopes down to the rear of the property, so the elevations on the west side would
appear to be three stories to the residential uses to the west.
1.02 The request requires the following:
1. A Rezoning from R-1, Low Density Residential to PCD-1, Planned Commercial
District.
2. Site Plan with the following Variances:
Building
➢ Front Yard Setback from 35 feet to 31 feet.
> Side Yard Setback from 30 feet to 23 feet.
➢ Building Height from Two Stories and 24 feet to Two Stories and 30-38 feet.
Parking Lot
➢ Front Yard Setback from 20 feet to 0 feet (existing condition)
> Side from 10 feet to 0 feet (existing condition)
➢ Rear Yard Setback from 10 feet to 4 feet.
> Parking Stall Variance from 15 to 11.
1.03 The property is legally described as follows:
See attached Exhibit A.
1.04 On November 14, 2018 the Planning Commission held a public hearing and recommended
approval of the proposal. Vote: 4 Ayes, 3 Nays.
1.05 On December 4, The City Council held a public hearing and considered the request.
CITY OF EDINA
4801 West 50th Street • Edina, Minnesota 55424
www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389
RESOLUTION NO. 2018-127
Page 2
Section 2. APPROVAL & FINDINGS
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves the
proposed Preliminary Re -Zoning and Preliminary Development Plan with Variances at 4532 France
Avenue.
2.01 Approval is based on the following findings:
1. The proposed land use is consistent with the Comprehensive Plan.
2. The proposed buildings would be a high quality brick, and designed to mix and blend
with existing buildings in the area.
3. The practical difficulty is the small lot size, the narrow width and lack of depth of the site.
These conditions make any redevelopment difficult. The proposal is an improvement over
existing conditions, which includes pavement that extends to the lot lines. Green space has
been added along west lot line with arborvitae to provide screening of car headlights.
There are existing trees on the lot to the west that provides additional screening.
4. The size of the building is reasonable for the site, and is smaller than the existing structure.
5. The proposal would remove a single-family home that is not consistent with the small area
plan and replace it with a retail/office building that is similar to the new Gateway Bank
development on the adjacent property to the north.
6. The overhead utility lines will be buried as part of the 4500 France development.
7. The project would provide a more pedestrian friendly atmosphere along the adjacent
roadway, with a better connection to the new building. Bike racks and a seating area
would be provided in front. Storefronts open toward France Avenue.
8. The proposed building setback is consistent with the structures on the block, which all
include parking in front of the building, including the new Gateway Bank project to the
north.
9. The parking stall variance is reasonable based on the parking study done by Spack
Consulting and the availability of street parking and district parking at 4500 France
Avenue. Additionally, the owners live a few blocks from the building and intend to walk
to work. The retail business does not anticipate that Saturday would be the busiest day;
which the parking study concludes would be the busiest day. The proposed parking is
more in compliance with City Code than the existing conditions on the site.
10. A traffic study was conducted by Spack Consulting that concludes the existing roadway
supports the project, and no improvements are necessary.
RESOLUTION NO. 2018-127
Page 3
2.02 Approval is conditioned upon the following:
1. The Final Site Plan must be consistent with the Preliminary Site Plans dated November 7,
2018, and the materials board as presented to the Planning Commission.
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.
The property owner is responsible for replacing any required landscaping that dies after
the project is built.
3. Compliance with all of the conditions outlined in the city engineer's memo dated
November 5, 2018.
4. Provision of code compliant bike racks (5 minimum) near the building entrances.
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. Submit a copy of the Hennepin County access permit. The City may require revisions to
the approved plans to meet the County's requirements.
7. Roof -top mechanical equipment shall be screened from adjacent residential property and
from France Avenue, per Section 36-1459 of the City Code.
8. Final Lighting Plan must meet all minimum lighting requirements per Chapter 36 of the
Zoning Ordinance. Lighting shall be down lit.
9. The basement may not be used as office or retail space.
10. An eight (8) foot cedar fence must be installed along the west lot line and a portion of the
south lot line to screen headlights and the trash collection area from the residential uses to
the west.
11. Compliance with the conditions outlined in the traffic and parking study dated November
6, including moving the trash up on the France Avenue side for curbside pick up to
minimize impact on the residential uses to the west.
12. Deliveries shall not occur between 7 pm and 7 am; unless the deliveries occur in the front
of the building along France Avenue.
13. The rooftop patio shall be located on the east (France Avenue) side of the building.
RESOLUTION NO. 2018-127
Page 4
Adopted by the city council of the City of Edina, Minnesota, on . ril 17, 2018.
ATTEST:
i
Sare lison, City Clerk ames B. Hovland, Mayor
STATE OF MINNESOTA
COUNTY OF HENNEPIN
CITY OF EDINA
)SS
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 4, 2018, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this day of , 2018.
Sharon Allison, City Clerk