HomeMy WebLinkAboutResolution No. 2021-41 Preliminary Rezoning 4917 Eden Ave
RESOLUTION NO. 2021-41
APPROVING PRELIMINARY REZONING FROM PCD-31 PLANNED COMMERCIAL
DISTRICT-1 AND APD, AUTOMOBILE PARKING DISTRICT TO PUD, PLANNED
UNIT DEVELOPMENT, PRELIMINARY SITE PLAN AT 4917 EDEN AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section 1. BACKGROUND.
1.01 RueterWalton is proposing to re-develop 4917 Eden Avenue, currently occupied by a
Perkins Restaurant and office building. The applicant would tear down the existing
Perkins and office and build a seven (7) story 196-unit apartment and 3,700 square
foot restaurant. The applicant noted a revision in the affordable housing provided from
20% of the units at 60% AMI to 10% of the units at 50% AMI.
1.02 On April 28, 2021, the Planning Commission held a public hearing and recommended approval
of the Request. Vote: 7 Ayes and 1 Nays.
1.03 On May 18, 2021 the City Council held a public hearing and considered the request.
Section 2. FINDINGS
2.01 Approval is based on the following findings:
1. The proposed land uses, and density are consistent with the Comprehensive Plan and the
existing Zoning on the site.
2. The proposal meets the City’s criteria for PUD zoning. The PUD zoning would:
a. Promote a more creative and efficient approach to land use within the City, while at
the same time protecting and promoting the health, safety, comfort, aesthetics,
economic viability, and general welfare of the City.
c. Provide for variations to the strict application of the land use regulations in order to
improve site design and operation, while at the same time incorporate design
elements that exceed the City's standards to offset the effect of any variations.
Desired design elements include sustainable design, greater utilization of new
technologies in building design, special construction materials, landscaping, lighting,
stormwater management, pedestrian oriented design, and podium height at a street.
d. Project is of high quality of design and design compatible with surrounding land uses,
including both existing and planned.
e. Maintains the efficiency of public streets and utilities.
f. Provides a mixture of land uses within the development.
g. Project would meet the City’s affordable housing policy.
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3. The PUD would ensure 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.
4. The PUD would ensure 10% of the units within the building would be for affordable
housing.
5. The proposed project would meet the following goals and policies of the Comprehensive
Plan:
a. The 20 affordable housing units would help the City of Edina achieve its goal with the
Met Council of creating 1,804 units by the year 2030.
b. A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern
present in much of the city will call for guidelines that change the relationship between
parking, pedestrian movement and building placement.
i. Provide visual screening and privacy to buffer cars from people, provide visual
relief and allow stormwater infiltration in parking lots.
ii. Evaluate current parking standards in order to encourage shared parking and
minimize the visual impact of surface parking.
iii. Landscaping is essential to screen parking areas, buffer adjacent residential uses and
create a pedestrian-friendly environment along streets.
c. Encourage successful mixed-use development.
d. Create and maintain housing options that serve a diverse range of ages, household
types, and economic situations.
e. Ensure that public realm design respects community character, supports of
commercial and mixed-use development, promotes community identity, and creates
high quality experiences for pedestrians, cyclists, transit users, and motorists.
f. Multifamily. This land use is defined by the multiple unit building type where each
individual unit does not have direct ground floor access to the exterior. Multifamily
developments are concentrated primarily along the main traffic arteries and are
generally located toward the edges of the city, often in proximity to retail business
establishments. Concentrations of multifamily developments are found along York
Avenue, France Avenue, Vernon Avenue, Lincoln Drive, and Cahill Road.
g. Per the Mixed-Use Land Use Description: “Primary uses: Retail, office, service,
multifamily residential, and institutional uses. Vertical mixed-use should be encouraged
and may be required on larger sites.”
h. “Mixed-use development allows for a savings in time and convenience for residents
who choose to live in closer proximity to where they work and shop. Community
interest is served by this type of development, as the city is able to integrate additional
residences and businesses more efficiently within existing city infrastructure.
Pedestrian amenities and proximity of uses encourage more trips to be made by foot
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or bike, reducing the increase of congestion that can otherwise result from
conventional development of separated land uses.”
i. “Building Placement and Design. Where appropriate, building facades should form a
consistent street wall that helps to define the street and enhance the pedestrian
environment. On existing 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.
j. “Support the development of mixed-use districts that provide a variety of living
opportunities within a walkable and livable area.”
6. The existing roadways and parking would support the project. Wenck Consulting
conducted a traffic and parking impact study and concluded that the proposed
development could be supported by the existing roads and proposed parking.
7. The proposed height of seven stories is reasonable for this site. To provide affordable
housing within this project, the additional height is needed to create more market rate
units to help absorb the cost of the affordable housing units. The building height overlay
district limits this site to four stories. The nearest single-family home to this site is 540
feet to the north. Section 36-618 (6) of the City Code requires that buildings within the
PCD District that are 7 stories tall, be setback 4 times the height of the building. The
building would be 76 feet tall, therefore, a 304-foot setback is required.
8. The proposed uses would be an upgrade to the current development on the site.
Section 3. APPROVAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, approves
the for Preliminary Rezoning of the site from PCD-1, Planned Commercial District-1 and APD,
Automobile Parking District to PUD-21, Planned Unit District – 21.
Approval is subject to the following conditions:
1. The Final Development Plans must be generally consistent with the Preliminary Development
Plans dated March 12, 2021.
2. The Final Plans should include a shift of the building/project 5 feet to the south.
3. 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.
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4. Provision of code compliant bike racks for each use near the building entrances. Proposed bike
parking stalls should be in convenient, well-lit locations within 50’ of a public entrance to a
principal building. Rack style and spacing should follow the recommendations of the Association
of Pedestrian and Bicycle Professionals (APBP)
5. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City
Code.
6. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code.
7. 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.
8. A Developer’s Agreement/Site Improvement Plan Agreement is required at the time of Final
Approval.
9. The project must conform to the City’s affordable housing policy. The project shall provide 10%
of the units (20 units) within the building for affordable housing for families earning 50% area
median income (AMI) for the Twin Cities.
10. Compliance with the conditions outlined in the director of engineering’s memo dated April 21,
2021, and the transportation engineer memo dated April 21, 2021.
11. There shall be a minimum of 4 EV charging stations installed and a minimum of an additional 40
stalls wired to accommodate future EV installation.
12. Subject to the Zoning Ordinance Amendment revising the PUD, Planned Unit Development for
this site.
13. Provision of a green roof and solar garden as shown on the building renderings.
14. Compliance with all the conditions outlined in the fire marshal and building official’s memo
dated April 22, 2021.
15. 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.
16. Hours of construction must be consistent with City Code.
17. Provide the necessary easement for potential highway off-ramp along the westerly property
line.
18. Driveway Entrance permit required for entrance reconstruction. Driveway on Wilson Road
shall be at least 50-feet from the intersection with Eden Ave per City Code.
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19. Maintenance of sidewalks to be responsibility of property owner. Maintenance of sidewalks on
Eden Ave and Wilson Road will be by the City. City snowplowing operations are 5-feet wide on
these sidewalks. If owner wants a wider path, this would be the responsibility of the owner.
20. Install a sidewalk from the restaurant entrance and west side parking area to Eden Avenue for
pedestrian access and safety.
21. Pedestrian crossing improvements shall be made to the intersection of Willson and Eden
Avenue subject to approval of the city engineer.
22. The City Council should fund improvements in the area per the bike and pedestrian plan and
accelerate the short-term goals of the Grandview Transportation Plan.
23. A satisfactory plan for resolution of the transportation system issues east of Highway 100 in the
Grandview District by the City of Edina.
Adopted by the City Council of the City of Edina, Minnesota, on June 1, 2021.
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 June 1, 2021, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this ____ day of __________________, 2021.
_________________________________
Sharon Allison, City Clerk