HomeMy WebLinkAboutResolution No. 2022-98 6016 Vernon Ave, Westside Cafe (Comp. Plan Denial)RESOLUTI • NO. 2022-98
DENIAL OF A COMPREHENSIVE PLAN AMENDMENT
AT 6016 VERNON AVENUE
BE IT RESOLVED by the City Council of the City of Edina, Minnesota, as follows:
Section I. BACKGROUND.
1.01 Special X Properties LLC is proposing to remodel and expand the existing Kee's auto
repair shop at 6016 Vernon Avenue into a 2,300 square foot, 59-indoor seat
restaurant. The exact type of restaurant has not yet been determined. The existing
site is zoned PCD-4, Planned Commercial District, which allows only automobile
service centers, gas stations and car washes. Restaurants are allowed uses in the PCD-
I, Planned Commercial Zoning District. The site is guided in the Comprehensive Plan
for medium density residential use.
1.02 The property is legally described as follows:
Tract C, Registered Land Survey No. 194, files of the Registrar of Titles, except that
part of said tract embraced within Registered Land Survey No. 1081, Hennepin
County, Minnesota.
1.03 To accommodate the request, the following is requested:
â A Comprehensive Plan Amendment from MDR, Medium Density Residential to
NN, Neighborhood Node.
.04 On September 28, 2022, the Planning Commission held a public hearing and recommended
denial of the request. Vote: 7 Ayes and 0 Nays.
.05 On October 18, 2022, the City Council continued the public hearing to November 15, 2022.
.06 On November 15, 2022, the City Council continued the public hearing to December 6, 2022.
.07 On November 30, 2022, the applicant submitted a revised Site Plan, which altered some of
the variances being requested.
.08 On December 6, the City Council held a public hearing and considered the request.
.09 On December 20, 2022, the City Council denied the requests.
CITY OF EDINA
4801 West 50th Street • Edina, Minnesota 55424
www.EdinaMN.gov • 952-927-8861 • Fax 952-826-0389
RESOLUTION NO. 2022-98
Page 2
Section 2. FINDINGS
2.01 Denial is based on the following findings:
I. The subject property is too small to accommodate all that is being proposed on the site. As
proposed with the significant number of variances being requested, the restaurant would be
an overly intensive use for the site.
2. The proposed use and site plan to accommodate the use is not compatible with the adjacent
residential land uses. The variances proposed are significant.
3. There is a lack of green space and landscaping to minimize impact to the adjacent properties.
The parking lots are located right up to the lot lines, and the proposed addition is just 8 feet
from the west lot line, providing no opportunity for green space and landscaping.
4. As proposed, based on the parking study done by WSB, there is potential for parking on
adjacent streets.
ATTEST:
S aron Alison, City Clerk James B. Hovland, Mayor
RESOLUTION NO. 2022-98
Page 3
Section 3. DENIAL
NOW THEREFORE, it is hereby resolved by the City Council of the City of Edina, denies the
Comprehensive Plan Amendment based on the findings above.
Adopted by the City Council of the City of Edina, Minnesota, on December 20, 2022.
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 December 20, 2022, and as recorded in the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this RD day of , 2022.
City Clerk