HomeMy WebLinkAbout1980 10-29 Planning Commission Meeting Minutes RegularI - 1
MINUTES OF THE REGULAR MEETING OF THE
EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD WEDNESDAY, OCTOBER 29, 1980, AT 7:30 P.M.
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
I. Old Business
Chairman William Lewis, James Bentley, Leonard
Fernelius, David Runyan, Gordon Johnson, Del
Johnson, Helen McClelland and Mary McDonald
None
Gordon Hughes, Director of Planning; Joyce Repya,
Secretary
Z-80-4 Hansen and Martinson. Final zoning and preliminary plat
& approval
S-80-17
Mr. Hughes reminded the Commission that the proponent's request to
rezone the subject property PRD -3 in order to allow the construction of
8 townhomes was heard and given preliminary approval by the Commission
at the September 3rd meeting.
The proponents have now returned with final development plans and
a preliminary plat for the site. The overall development plans include site
fans, preliminary itti'lit Ian$;" fait`.' `tans, buii-,-- of ,vations, tha
P p Y ��. l� . p �` ., .� .,
plans and a preliminary plat,,, The landscape plan has also been submitted
and in Staffs opinion is an --excellent plan for the site.
Mr. Hughes noted that final development plans respond to modifications
required at preliminary approval and are in accordance with ordinance require-
ments. He advised the Commission that Staff recommends final zoning approval
with the following conditions.
1. Final zoning is conditioned on final platting.
2. An acceptable landscaping plan and schedule
3. The granting of required setback variances
Mr. Hughes added that Staff recommends preliminary plat approval with
the following conditions:
1. A developers agreement
2. Subdivision dedication
3. Easements for utilities to be shown on the plat
In response to Mr. Gordon Johnson's inquiry about the setbacks and
required variances, Mr. Hughes informed the Commission that the 35 foot
setback requirement on the westerly side of the property has been met
with the exception of the deck areas that would project slightly to within
that setback area. On the north, the 35 foot setback is violated by just
one corner of the building, and on the south, the setbacks are met.
Community Development and Planning Commission
October 29, 1980
Page 2
Mr. Martinson, the proponent informed the Commission that the units
will fall in the market of approximately $150,000 per unit and will most likely
appeal to the "empty nester", or those people who have sold their big homes
and are looking for a maintenance free living environment. The units are
designed so as to allow the buyer to either finish off a bedroom on the upper
level, or finish off two bedrooms on the lower level. There will be two unit
plans for the ground level, one option for the upper level and one option
for the lower level. The buyer will be able to choose from those four options
and will be allowed for up to three bedrooms.
Mary McDonald moved approval of the final zoning conditioned on final
platting and granting of the required setback variances, and preliminary
plat approval subject to a developers agreement, subdivision dedication and
easements for utilities to be shown on the plat. Len Fernelius seconded
the motion. All voted aye; the motion carried.
II. New Business
Z-80-6 Al Johnson Construction Co. R-1 Single Family Dwelling to
0-1 Office District.
Cordon Hughes explained to the Commission that the subject property
measurPc 1.27 acres in area and is bounded on th,- north by West 7A.1h StrQat
and on the west by York Avenue. Yorkdale Tow�wumes is located t i1 GcLiy
north of the subject property with all other land immediately adjacent to the
sinte zoned 0-1 Office District.
The proponent is requesting a rezoning of the site to 0-1 Office District.
Included with the request are plans for a three story office building containing
approximately 20,000 square feet of floor area. Access for the proposed develop-
ment would be by way of a single curb cut on West 76th Street. The proposed
floor area ratio and parking provided by the plan are consistent with ordinance
requirements.
Mr. Hughes reminded the Commission that one year ago the land immediately
adjacent to and surrounding the subject site wal platted as Klodt's First Addition
and was rezoned to 0-1 Office District. This platting resulted in a peculiar
land ownership arrangement. Ideally, a land trade or purchase between owners
for the northerly portion of the area could result in a more logical and more
efficient utilization of the property.
Mr. Hughes explained that the Southeast Edina Redevelopment Plan, adopted
by the City Council and the HRA in 1977, created a tax increment district
covering the subject site and designated the site as suitable for the development
of low and moderate income housing. However, rezoning to Office District of the
property surrounding the subject site has, in Staffs opinion, made the develop-
ment of housing at this location impractical.
Mr. Hughes concluded that Staff believes that the only logical use for the
subject site is an office use. However, Staff is concerned by the inefficient use
of land caused by the land ownership situation. Although the proposed office
building is of excellent design and well tailored to the site and situation, the
J ,.
Community Development and Planning Commission
October 29, 1980
Page 3
Zoning
Ordinance does not require that a specific
building plan
be approved
at the
time of rezoning to 0-1 Office District. If
the rezoning
is approved,
it may
be desirable to receive assurances from the
developer that the building
would
be constructed as per the plans submitted.
Additionally,
zoning approval
should
be conditioned on platting of the property.
Mr. Jack Lynch of BRW advised the Commission that Al Johnson Construction
Co. is requesting a rezoning from R-1 to 0-1 Office District for the purpose of
constructing a headquarters office building. (Al Johnson Construction Co. is a
heavy construction company specializing in dams and concrete bridges.) The
proposed building will be a three story structure and will meet or exceed all
the required building and parking setbacks.
Mr. David Bennett of Meyers and Bennett Architects, explained that
because of the setting and the surrounding property, the proposed building
will be constructed on a north/south axis so that both the east and west sides
would have an opportunity for sunlight, and because of the potential for exploit-
able distant views in those directions.
Mr. Bennett said that because the building is projected to be the world
headquarters for Al Johnson Company they have worked with the design toward
improving tenant amenities and making it more of a signature building. The
building will be elevated off the ground. The lowest, ground floor level will
consist almost entirely of a sky -lit atrium. Each level of the building will enter
into the central at :;.::. The intensic:-. ;.: C:;mpl,nr Is to take
an entire floor with the potential of expanding to other floors. The remainder
of the building will be available as leased space.
Mr. Bennett explained that the building will be constructed so that the
exterior walls are carried on a truss which will span the entire length of the
building, creating a common free space underneath for the cars to come and go.
The expression of the building will be a function of that structural design.
The skin of the building will be an insulated glass spandrel) panel with windows
where they are appropriate.
Mr. Bennett noted that the gross leasable square footage of the builidng will be
18,550 square feet for which 92.5 parking spaces are required. The plans provide
for 100 cars or 7 1/2 cars beyond the requirement for the parking leasee ratio.
Mr. Bennett concluded that it is the intention of BRW and the Al Johnson
Company to supply one more quality development to the Yorktown area.
In response to Mr. Fernelius's inquiry as to the possibility of the land trade
which Mr. Hughes referred to, Mr. Bennett indicated that at the present time, it
doesn't look very hopeful. He added that the building was designed with the
present site in mind. If the Al Johnson Company were to acquire the 35 feet
to the west, it would mean that they would control its landscaping and main-
tenance. However, it is not necessary to acquire that parcel for the rezoning
request.
In response to Mr. Runyan's inquiry about the 35 foot parcel of land to
the west, Mr. ` Hughes explained that the reason the westerly residual strip
of land is not part of the subject lot, is because it was once part of a larger
parcel that was taken for York Avenue. It is presently owned by Klodt who
Community Development and Planning Commission
October 29, 1980
Page 4
has recently built an office building to the south of the subject lot.
Staff forsees a possible maintenance problem in the future, for while the
owner would be obligated to maintain this strip of land, problems could
arise.
Mr. Hughes advised the Commission that the property to the east,
a remnant 1 1/4 acre is also owned by Klodt. The site could perhaps have
a 10,000 square foot office building constructed on it as it is presently zoned
0-1 Office District.
Mr. Runyan stated that he felt a single entrance/exit for the subject lot
would be very limiting and would like to see an additional drive aisle, perferable
to the west. However, without the acquisition of the westerly 35 foot strip
of land, such a proposition would not be possible.
Mr. Bennett suggested that perhaps a second drive could be added along
West 76th Street which would allow for right turn exist only, thus alleviating
any problems which could arise from cars exiting left onto West 76th Street.
Gordon Johnson moved to grant preliminary approval of the rezoning
subject to the platting of the property and receiving assurances from the
developer that the building would be constructed as per the plans submitted.
Helen McClelland seconded the motion. All voted aye; the motion carried.
Ill. Next Meeting Date: November 19, 1980, at 7:30 p.m.
IV. Adjournment:
Gordon Johnson moved for adjournment at 8:05 p.m. Mary McDonald
seconded the motion. All voted aye; the meeting was adjourned.
Respectfully submitted,
�V� A. Aoa--/
Joyce G. Repya, Secretary