HomeMy WebLinkAboutResolution No. 2020-49 4532 France Ave
RESOLUTION NO. 2020-49
RESOLUTION APPROVING A PARKING STALL VARIANCE AND AMENDMENT TO THE
APPROVED FINAL 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 Casey Carl is requesting a parking stall variance and an amendment to his approved final development plan (site
plan) to remodel the existing 540 square foot storage area in the basement of the new retail/office building at
4532 France Avenue into office space.
1.02 In 2018, the applicant built a two-story, 2,375 square foot retail/office building. The project received a parking
stall variance to provide 11 parking stalls, when the city code required 15 stalls. A condition of the original
approval was that the basement was to be used for storage. The concern at that time was that there may not be
adequate parking spaces to utilize that space. However, in the years the new facility has operated, parking has not
been a problem; in fact, the owner estimates that the actual utilization rate is about 30% of the parking capacity.
Therefore, the proposal is now to utilize space in the lower level as office space that was labeled as storage in the
original approval.
1.02 The request requires the following:
1. A Parking stall variance from 18 stalls to 11; and
2. A revised Final Development Plan to remodel the basement storage space for office use.
1.03 The property is legally described as follows:
Lot 1 Block 20, Waveland Park Addition (4532 France Avenue).
1.04 On April 15, 2020 the Planning Commission held a public hearing and recommended approval of the proposal.
Vote: 9 Ayes, 0 Nays.
1.05 On May 5, 2020, the City Council held a public hearing and considered the request.
Section 2. FINDINGS & APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves the proposed parking stall
variance from 18 spaces required to 11 proposed, and an amendment to the approved final development plan (Resolution
No. 2018-138) to the remodeling of the basement storage area into office space at 4532 France Avenue.
2.01 Approval is based on the following findings:
RESOLUTION NO. 2020-49
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1. The proposed land use is consistent with the Comprehensive Plan.
2. There no changes proposed to the site plan or exterior façade of the building.
3. The practical difficulty is the small lot size, the narrow width and lack of depth of the site
which limited the area in which to construct parking on this site.
4. The applicant has not experienced a shortage of parking under current conditions.
5. The parking stall variance is reasonable based on the parking study done by Spack
Consulting, which concludes there is adequate parking on the site to accommodate the
proposed remodeling of storage space into office space. The study further concludes there
would no negative impacts to the adjacent roadways.
2.02 Approval is conditioned upon the following:
1. The approved site plan (Resolution No. 2018-138) is amended to allow the 540 square feet
of storage area be remodeled for office use.
Adopted by the city council of the City of Edina, Minnesota, on May 5, 2020.
ATTEST:
Sharon Allison, City Clerk James B. Hovland, Mayor
STATE OF MINNESOTA )
COUNTY OF HENNEPIN )SS
CITY OF EDINA )
RESOLUTION NO. 2020-49
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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 May 5, 2020, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this 5th day of May, 2020.
_________________________________
Sharon Allison, City Clerk