HomeMy WebLinkAbout1988 03-30 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON MARCH 30, 1988, AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman David Runyan, Helen McClelland, Del Johnson,
John Palmer, Virginia Shaw and Jane Paulus
MEMBERS ABSENT: William Lewis, Gordon Johnson, Geof Workinger, Lee
Johnson and John Bailey
STAFF PRESENT: Craig Larsen, City Planner
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES:
Commissioner Shaw moved for approval of the March 2, 1988 Community
Development and Planning Commission Minutes. Commissioner Palmer seconded the
motion. All were in favor. Motion carried.
II. OLD BUSINESS:
Z-88-1 Room and Board, Incorporated
Rezoning request from POD -1, Planned Office District to
PCD -2, Planned Commercial District
Mr. Larsen explained for the Commission the materials sent for review are
sections of the Comprehensive Plan addressing retail -commercial use in the
southeastern quadrant of the City and sections of the Zoning Ordinance specifying
permitted principle uses in both the office district and the PCD -2 commercial
district. He noted «_ that office uses are allowed in the PCD district.
Also, high traffic generators, such as banks and service providers like the
"Vault" are presently allowed in both districts.
Mr. Larsen informed the Commission staff asked that the proponent survey -u
the existing uses along France Avenue. Staff did not have time to review
this material.
Mr. Larsen pointed out since the last meeting the City Council has approved
the County's plan to upgrade and widen France Avenue. This widening will only
have a minor impact on the subject property (Room and Board), but it will have a
significant impact on the Collins site . All of the parking in front of the site
will be lost. This amounts to about 25% of the available spaces on an already
underparked site. The proposed vacation of Mavelle Drive will off -set some of
the lost parking. The proposed plan should work if the public perceives that the
parking is shared by both uses. A proof of parking agreement covering both
properties would allow us to address any parking problems that may occur.
Mr. Larsen concluded if the Commission decides to approve the proposal staff
would suggest amending the Comprehensive Plan and a rezoning to PCD -2 subject to
a Proof of Parking Agreement covering both properties based on the parking demand
for furniture stores.
The proponents, John and Martha Gabbert and their attorney, Peter Beck and
Dan Ashman, architect were present. Tenants of 7100 France Avenue were present.
Mr. Peter Beck recapped for the Commission reasons for Room and Board, Inc.
requesting either rezoning or an amendment to the text of the Zoning Ordinance.
He pointed out Room and Board is a unique use. Mr. Beck referred to his letter
addressed to the Commission explaining the trip estimates generated by retail
uses of buildings west of France Avenue. He added these are rough estimates due
to the limited time for study. This study supports the theory that traditionally
furniture stores generate far less traffic than general retail uses. The
conclusion of the study is that the 7100 Building will generate approximately 52
P.M. peak hour trips when developed as proposed. The 7100 Building if it remains
as a 27,000 square foot office building yields a total of 66 P.M. peak hours
trips. This is 27% more traffic than the number of trips which will be generated
if the building is developed as proposed by Room and Board. There is ample
precedent for retail uses west of France Avenue, and many high traffic generating
retail and commercial uses presently existing west of France Avenue. Continuing,
Mr. Beck indicated Room and Board will be a low traffic generator, particularly
during the P.M. peak hours, and will provide an excellent buffer between the more
intense commercial/retail uses at 70th and France and the office and other uses
located further south on France Avenue.
Mr. Beck told the Commission he understands their concerns regarding
precedent setting and pointed out the text amendment could be a safeguard against
that. Mr. Beck pointed out the widening of France Avenue has a serious impact on
the property, especially as it relates to the Collins site. He added an approach
that could be studied is a rezoning of the site with a proof of parking
agreement.
Ms. Martha Gabbert explained to the Commission the change in parking at the
Collins site due to the expansion of France Avenue. She said all of the parking
spaces in the front of the Collins building will be lost. If the 7100 France
Building proposal is approved, parking will be provided for both sites and
landscaping will be improved. The expansion of France Avenue is a concern due to
the loss of parking at the Collins site.
Lois Thornton, tenant of 7100 France Avenue Building explained to the
Commission her loss if the property is developed into a furniture store. She
told the Commission she strongly opposes the proposed zoning change. She
commented if this proposal is approved what guarantee does a potential business
have if they choose to locate in Edina, begin to generate business and a year
later the City decides to change the zoning of office space to retail. What
happens to that developing business and their trust in the City's present
standards.
Commissioner Palmer explained he is very sympathetic to Room and Board, Inc.
regarding the widening of France Avenue and the impact it will have on the
Collins site. He pointed out that may be something that will have to be
addressed and resolved by the County, City and the property owner. He added in
his opinion he cannot support a change to the City's Comprehensive Plan and
Zoning Ordinance regardless of how attractive the project is. Commissioner
Palmer said he believes the intent of the Ordinance and Comprehensive Plan is to
contain regional commercial/retail areas such as Southdale, Yorktown etc.
Commissioner D. Johnson voiced agreement with Mr. Palmer adding the proposed
development is very attractive but it is proposed for the wrong site.
Commissioner Runyan asked Mr. Larsen what the widening of France Avenue will do
to the Collins site. Commissioner McClelland also asked Mr. Larsen if the
Collins site would become non -conforming as a result of the loss of parking
spaces. Mr. Larsen stated the widening of France Avenue will have a direct
impact on the Collins site, if the proposal is approved the Collins site could be
incorporated into the 7100 France Avenue site and a proof of parking agreement
could be placed over both parcels. In response to Commissioner McClellands
question the Collins site at present is non -conforming, the widening of France
increases it's non -conformity. Commissioner Runyan noted there are many positive
factors in this proposal.
Commissioner Shaw said she is trying to grasp the valid points of this
proposal, she added in her opinion the widening of France Avenue should not be a
factor in a decision making process. She also said she is sympathetic with the
tenants of the building but that is a private matter and should not be a factor
in reaching a decision. The tenants will have to work with the new property
owner. Commissioner Shaw said she cannot support the proposal. Commissioner
McClelland said in her opinion a change in the concentration of commercial/retail
in specific areas is something that should be carefully considered and this
proposal may "open up floodgates" if there is a change from that general
concentration.
Commissioner Palmer moved to recommend denial of the proposal on the basis
that it is contrary to the Comprehensive Plan and the Commission feels that
commercial uses are not to be extended into this area. Commissioner D. Johnson
seconded the motion. All were in favor. The motion carried.
III. NEW BUSINESS
Z-88-3 Planned Industrial District, PID
to Planned Commercial District, PCD -2
5229 Eden Avenue, 5220 Eden Avenue and
5200 Eden Circle
S-88-3 Preliminary Plat Approval for
Jerry's Enterprises
Mr. Larsen informed the Commission the subject proposal comprises several
parcels located both north and south of Eden Avenue. The project proposes the
redevelopment of the Edina School District bus garage north of Eden and the
Lewis Engineering and Kunz Oil sites south of Eden Avenue. All of the parcels
are in the Grandview Area Redevelopment Plan and Tax Increment District. The
project area is approximately 10 acres in size.
Mr. Larsen added all of the project area is currently zoned Planned
Industrial District, PID. The proposal retains the PID Zoning on the southerly
portions of the site where a new bus garage complex for the school district
would be developed. The remainder of the site would be rezoned PCD -2 to
accommodate office -retail uses. North of Eden, on what is now the bus garage, a
retail building containing approximately 45,600 square feet would be
constructed. The one level building would be at the same level as, and
connected to the existing Jerry's Super Market. The building would be
constructed over a two level parking structure containing 228 parking spaces.
South of Eden the project proposes an office -retail complex containing
approximately 114,400 square feet of floor area. Parking for the complex would
be provided in a two-level, 572 space parking ramp. The building complex
includes a two story retail -office building, a seven story office building, and
a small bank building. The project proposes a skyway connection spanning Eden
Avenue.
Mr. Larsen pointed out the PCD -2 zoning district has a 4 story limit on
building height. The office building is proposed at 7 stories, thus a 3 story
height variance is requested. The project would comply with all other
requirements in the PCD -2 district, and the redeveloped bus garage would comply
with the requirements of the PID district.
Mr. Larsen explained the 1980 Comprehensive Plan suggested that the
Grandview Area be studied and that a redevelopment district be established. In
1984 the Grandview Area Redevelopment Plan and Tax Increment Financing District
were adopted by the City's Housing and Redevelopment Authority, HRA. The
primary goals of the District were to create additional public parking, to
provide needed roadway improvements, and to redevelop the non -conforming land
uses along Eden Avenue. In 1985, BRW, prepared a land use study of the
Grandview Area. A key element of this study was the redevelopment potential of
the Eden Avenue area. The BRW study suggested the area south of Eden Avenue
could be redeveloped for office -warehouse uses or could be developed as
multi -family residential with a density of 25 to 30 units per acre. The study
suggested redevelopment of the school bus garage with an office use. In 1986
the Commission gave concept approval for a 210 unit apartment building south of
Eden.
Planning the redevelopment along Eden Avenue has been complicated by the
school's bus garage. Staff has met with school officials several times since
1984 to discuss the possible relocation of the bus garage. No suitable site was
found until now. The subject proposal, has been reviewed by School
Administration and by the School Boards Planning Committee and has their
support. The proposal will be reviewed by the full Board in the near future.
Mr. Larsen pointed out the assumed permanence of the school garage in its
present location limited the range of land use possibilities for the area south
of Eden. Including the bus garage in the redevelopment creates an opportunity
to connect the development on the south side of Eden to the existing retail
complex north of Eden. This increases the range of suitable land uses for the
area.
In 1984, in connection with a redevelopment proposal for the Biltmore
Motel, BRW conducted a traffic study of the Grandview area. The study
recommended a number of street and intersection improvements to reduce conflicts
and improve traffic flow in the area. In late 1987 the City Council authorized
the first major improvement recommended by the study. The improvement includes
closing the Eden, Sherwood, Eden Circle intersection with Vernon, the widening
of Link Road, the signalization of the Link Road, Vernon Avenue intersection.
This project will be completed in 1988. The City has contracted with BRW to
review and update the findings and recommendations of their 1984 study. The
proposed project incorporates the authorized improvements in the site plan.
Mr. Larsen concluded the proposed redevelopment represents an excellent
opportunity for the Grandview Area and the entire City. The key element is the
ability of the developer to find a solution to the problem of the school bus
garage. The result is a project that creates a relationship between uses north
and south of Eden. The visual character of the area will be greatly enhanced by
this redevelopment. Although the retail components of this proposal were not
anticipated by the Comprehensive Plan or the BRW land use study staff believes
that the scope of this redevelopment proposal and its relationship to existing
retail uses changes some basic assumptions of earlier plans and that amending
the plans is appropriate in light of current circumstances.
Staff recommended Preliminary Rezoning and Preliminary Plat approval and
Amendment of the Comprehensive Plan and Grandview Area Plan to illustrate the
proposed land uses with the following conditions:
1) Final Rezoning and Final Plat Approval.
2) Approval of a Redevelopment Contract by the City Council between
the HRA, the Developer, and the School District.
3) Results of the updated traffic study by BRW
4) That the 7 story office building be reduced to a maximum of 4 stories.
Mr. Robert Shaddock representing Jerry's Enterprises and Mr. Arthur Dickey
of Dickey Architects were present. Interested neighbors were present.
Mr. Shaddock told the Commission he believes this proposal is a plus for
the neighborhood. He added representatives of Jerry's Enterprises met with
members of the school district and the response was very positive concerning the
relocation of the Edina school bus garage.
Commissioner Del Johnson said he sees some positive changes for the area as
a result of this plan. Commissioner McClelland asked Mr. Larsen about the
re -location of the school bus garage and how the city financially would enter
into it. Mr. Larsen said the present school bus garage site would be moved to
the proposed site in what could be considered a land swap. A solution to
funding the proposal could possibly include the HRA. An exact formula for this
solution has not been worked out but staff is optimistic that something can be
worked out.
The following residents expressed their concerns regarding the proposal:
Mr. R. Rosch, 5248 Richwood Drive, Mr. Laird, 5232 Edenmoor Street, Mr. T.
Gionanable, of TSC Office Building, Mr. and Mrs. Ron Cohen, 5213 Richwood
Drive, Mr. S. Ullom, 5229 Richwood Road, Mr. Stortz, 5240 Richwood Drive, Elaine
Peterson, 5236 Edenmoor Street. Their concerns are outlined as follows:
1) Increase in traffic flow. Residents pointed out the neighborhood has
experienced a marked increase in traffic as a direct result of the Edina Girls
Gymnastic Association being housed in their neighborhood. Any added traffic
would stress an already stressful traffic situation. At times it is impossible
to "get out".
2) Traffic Safety. Many residents of the neighborhood enjoy walking and their
children enjoy the close location of a City park. An increase in traffic would
pose a safety hazard.
3) Exhaust fumes from the buses may pose a potential health hazard. Visual
pollution will be felt from the proposed 7 story office building. A 7 story
office building is unacceptable.
4) The proposed location of the new bus garage has a negative direct impact on
residents whose property is in close proximity to the proposed location.
And ..... is the school district financially capable of paying for a new bus
garage?
5) Parking. The present parking is less than desirable. City buses now use
Eden Road and Link Road to park on.
6) The location of commercial zoning where presently industrial/office zoning
is located.
Mr. Shaddock said Jerry's Enterprises is willing to look at reducing the 7
story office building to the required 4 story office building height.
Commissioner Runyan told the residents he shares many of their concerns.
Since it has been implied that Jerry's Enterprises is willing to look at
reducing the 7 story office building to 4 stories one concern has been
addressed. Commissioner Runyan asked Mr. Larsen if a traffic study has been
done. Mr. Larsen said BRW will be conducting a traffic study of the area during
the week of April 13th. Commissioner Palmer said before an educated decision is
made the Commission should have copies of the traffic study from BRW.
Commissioner McClelland expressed concern regarding the commercial aspect of
this proposal and felt the Commission needs more time to review the proposal and
study the traffic report. Commissioner Paulus said another concern that Jerry's
Enterprises should address is the possible re -design of the bus garage
placement. A design plan should be developed to reduce the impact to the
neighbors. Commissioner D. Johnson said he is in agreement with members of the
Commission that this issue should be held over for at least 30 days to allow the
proponent time to study the concerns expressed by the Commission and residents
of the area and for BRW to compile the results of the traffic study.
Commissioner D. Johnson moved to hold over the proposal allowing the
proponent time to study the issues raised at this meeting and the Commission to
receive a report from BRW regarding the traffic study. Commissioner Palmer
seconded the motion. All were in favor. The motion carried.
LD -88-3 Glen Nybeck
6012 and 6016 Halifax Avenue
Lot 9 and Lot 8, Block 2, Two Oaks
Mr. Larsen told the Commission the applicant represents the owner of Lot 8
who would like to transfer an approximately 2800 square foot triangle of
property to the owner of Lot 9. The subject division will coordinate with an
existing fence which separates the two properties.
Mr. Larsen said,the proposed lot division does not reduce the conformity of
either lot, and in fact will eliminate the non conforming sideyard setback of
the dwelling on Lot 9.
Mr. Larsen concluded staff recommends approval.
Commissioner Paulus moved to recommend approval. Commissioner Palmer
seconded the motion. All were in favor. The motion carried.
LD -88-4 Don Berg Construction
5900-5902 Schaefer Road
Lot 1, Block 3
Killarney Shores
Mr. Larsen informed the Commission the proponent is requesting a party wall
division for an existing double bungalow. The division meets the requirements
specified in the Zoning Ordinance and separate utility connections are provided.
Mr. Larsen concluded staff recommends approval as presented.
Commissioner Paulus moved to recommend approval. Commissioner Paulus
seconded the motion. All were in favor. The motion carried.
IV. ADJOURNMENT
The meeting was adjourned at 9:45 p.m.
'Now 's
in
�l * Hoogenakkei-,-��Tlcretary
&W,