HomeMy WebLinkAbout1990-03-28 Planning Commission Meeting Minutes RegularA G E N D A
EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
MEETING, HELD ON WEDNESDAY, MARCH 28, 1990, AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
February 28, 1990
II. OLD BUSINESS:
Z-90-1 Final Rezoning. Ron Clark Construction. Generally
Located Southwest corner of Cahill Road and West
70th Street. Development of 21 Townhouses.
Tax Increment Financing District
III. NEW BUSINESS:
Z-90-3 Preliminary Rezoning Approval. PCD -4, Planned
Commercial District to PCD -2, Planned Commercial
District. Walgreen's by Semper Holdings, Inc.
4916 France Avenue South.
Z-90-4 Preliminary Rezoning and Preliminary Plat Approval.
& R-2, Double Dwelling Unit District to PRD -2, Planned
S-90-2 Residence District. Schaefer Development. Preliminary
Plat Approval Shadow Hill. (Vernon Court)
P-90-2
P-90-3
LD -90-3
LD -90-4
IV. NEXT MEETING DATE:
Final Development Plan. Opus Corporation - Western
National Mutual Insurance. 5350 West 78th Street -
5309 Edina Industrial Boulevard. Building Expansion.
Final Development Plan. Gabbert and Beck. 6969
France Avenue South. Building Expansion for the
Galleria.
Lot Division. 7021 Wexford Road and 7028 and
7100 Down Road. Dave Rovick, Lee Chapman and
James Harman.
Lot Division. 6124 and 6128 Ewing Avenue South.
The estate of R. Englehardt and Tom Prin.
Wednesday. May 2, 1990
V. ADJOURNMENT
MINUTES OF THE REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON MARCH 28, 1990, AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman Gordon Johnson, Robert Hale, L. Johnson, Helen
McClelland, D. Runyan, V. Shaw and G. Workinger, J. Palmer
MEMBERS ABSENT: Nan Faust, D. Byron, C. Ingwalson
STAFF PRESENT: Craig Larsen, City Planner
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES:
Commissioner Workinger moved for approval of the February 28, 1990 Meeting
Minutes. Commissioner Runyan seconded the motion. All voted aye. Motion
carried.
II. OLD BUSINESS:
Z-90-1 Final Rezoning. Ron Clark Construction. Generally located
southwest corner of Cahill Road and West 70th Street. Develop-
ment of 21 townhouses.
Mr. Larsen informed the Commission the City Council, on March 19, 1990, voted
unanimously to grant preliminary approval for the subject development. The
proponent has now returned with Final Development Plans for the 21 unit
townhouse development.
Mr. Larsen explained the number of units, location of buildings and size of
individual townhomes remains unchanged. The only change from previous plans is
that lap siding has replaced stucco as an exterior material. Face brick
continues as the other finish material. In support of their request, proponents
have submitted a landscaping plan and schedule, a final grading plan and a
utilities plan.
Mr. Larsen pointed out the proposed landscaping plan exceeds ordinance
requirements for both amount and size of landscaping material. The plan
continues to show a thick conifer planting at the westerly end of the project,
at the transition to the single family lots. The City's Engineering Department
has reviewed and approved the utility and grading plans subject to a signed
developers agreement. The Developers Agreement is to include an erosion control
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plan which is also subject to review and approval by Nine Mile Creek Watershed
District.
Mr. Larsen concluded the Final Rezoning plans conform to those given preliminary
approval by the City Council. The Final Development Plan conforms to Ordinance
requirements. Continuing, Mr. Larsen said staff recommends Final Rezoning
Approval subject to:
1. Final Plat Approval
2. Developers Agreement
3. Subdivision Dedication
4. Final Council Action of Historic Designation
Mr. Ron Clark, proponent, Ms. Nancy Horn and Mr. Michael Gair, representing Mr.
Clark were present.
Commissioner Workinger asked Mr. Larsen what the Parkland Dedication would be.
Mr. Larsen said at this time he is not sure. The Council will make that
decision on April 16, 1990. Commissioner Workinger questioned if the retaining
wall has been reduced. Mr. Larsen answered that is correct, the wall has been
reduced from what was previously submitted.
Commissioner McClelland questioned if the driveway easement for lot 13 has been
cleared up. Mr. Larsen said there is no driveway easement for lot 13. Lot 13
will have it's entrance off West 70th Street.
Commissioner Palmer asked Mr. Larsen if they are approving the plat for single
family homes and the rezoning for townhomes. Mr. Larsen said what needs
approval tonight is the rezoning for the townhomes.
Mr. Gair explained to the Commission permits for the Nine Mile Creek Watershed
District have been submitted since Council approval. Mr. Gair pointed out the
grading plan has been revised and the retaining walls have been reduced from
what was previously submitted. He clarified that Lot 13 would be accessed from
West 70th Street.
Commissioner L. Johnson told Mr. Gair he wants to see a park like atmosphere
kept on the site. He added he wants to see the grading done carefully around
the large oak trees so they are not damaged during construction. Mr. Gair said
they have every intention of saving the oak trees. Mr. Gair said the oak trees
are large white oaks, and grading will be carefully done in that area.
Commissioner L. Johnson noted the deterioration of the retaining wall on Village
Drive and asked what would be done with it. Mr. Gair said the retaining wall
will be removed and grading down around the area.
Commissioner Palmer moved to recommend final rezoning for the project, subject
to the staff conditions. Commissioner Hale seconded the motion. Ayes, Hale, L.
Johnson, Workinger, Shaw, Runyan, Palmer, G. Johnson. Nays' McClelland. Motion
carried.
Tax Increment Districts
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Mr. Larsen explained what is needed this evening are Commissioners comments
and/or recommendations on the proposed formation of three Tax Increment
Districts within the City of Edina. The three areas are; 44th and France
Avenue, Wooddale and Valley View Road, and 70th and Cahill Road.
Chairman G. Johnson asked the Commission to note that he will retain the Chair
but will not comment nor vote on the Tax Increment Issues.
Chairman G. Johnson said to simplify the proposed issues, the Commission should
focus their discussion on each increment distfict individually.
* 44th and France Avenue South
Commissioner Hale noted that the Tax Increment plan for 44th and France still
indicates multiple housing. Mr. Larsen responded that that is correct. Mr.
Larsen clarified that the Commission by it's action is not endorsing any
specific project. The plan presented for 44th and France is a conceptual plan
and the City is asking you to recommend the establishment of a tax increment
district that may or may not include in the future multiple housing.
Commissioner L. Johnson asked why so much detail is depicted on the drawings for
the Tax Increment Districts. Mr. Larsen said, if after April 30, 1990, the
proposed Tax Increment District does not show specific possibilities the City
would be limited to what could possibly happen within the district. Mr. Larsen
said in a sense we have looked at each district and indicated
development/redevelopment to the maximum. He pointed out this does not mean it
has to be developed to the maximum, it's just that we can't increase our scope
but it can be decreased.
Commissioner McClelland said she understands the concept of the Tax Increment
District but in the area of 44th and France she cannot support any multiple
housing.
Commissioner Workinger asked Mr. Larsen to explain the economics of establishing
the district. Mr. Larsen said the reason we establish tax increment districts
is to upgrade, modernize, and revitalize areas that in the future could become
problems due to the ages of the buildings, and other factors. Continuing, Mr.
Larsen said with tax increment the City would capture a higher tax base which
would help pay for the public costs incurred in the area, and ultimately
generate more taxes for all taxing jurisdictions.
Commissioner McClelland asked if the plan is approved would each improvement
come before the Commission and Council. Mr. Larsen said that is correct, each
proposal would require a public hearing process for rezoning, subdivision, final
development, etc.
Chairman G. Johnson asked the Commission to note the letter from Roberta Thorpe.
The letter was so noted by the Commission.
Dr. Sidell, 3920 Sunnyside Road told the Commission he has officed in the
neighborhood for almost 31 years. He added he has done extremely well for a
variety of reasons, including good medical care, easy access and parking. Dr.
Sidell added he wants the individually of the area to remain intact and does not
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want to see its character changed. He told the Commission he has considered
constructing an addition to his building but the establishment of a tax
increment district would confuse that issue. Concluding, Dr. Sidell said the
area works, and as the saying goes, "if it isn't broke, don't fix it.
Mr. James Van Valkenburg, was present representing the property owners of the
Edina Dry Cleaners. He said the dry cleaner employees 53 people, it is a well
maintained building and 2,000 people use the cleaners every week. Mr. Van
Valkenburg said the proposed tax increment plan does not solve the parking. He
said you will still have to park your car and walk to you destination. Mr. Van
Valkenburg said the cleaners is a buffer between residential and commercial and
the use in his opinion is not industrial. He objected to the fact that the
redevelopment plan removed the Edina Cleaners.
Commissioner Workinger asked with respect to the low to medium density housing
if the plan is approved in concept does that mean we are restricted to only
multiple housing in that area. Mr. Larsen indicated any type of housing
(single, double) located in the area labeled low to medium housing would be
appropriate. Commissioner L. Johnson asked if what is presented would become
the standard. Mr. Larsen responded that it only suggests a use.
Commissioner McClelland asked Mr. Larsen what is needed to present to the
Legislature. Mr. Larsen said what is needed is what is a land use plan and a
financial plan.
Commissioner Palmer asked if the tax increment plan is approved does it give the
City the right to take land. Commissioner McClelland added she understands how
the district would work, but questioned if acquiring land would also include
taking private residential property, which could be expensive to acquire. Mr.
Larsen said yes, the City could obtain land, but has been reluctant in the past
to condemn any land. Mr. Larsen said the HRA will try to negotiate with the
property owner a fare market price. Mr Larsen agreed that land condemnation can
be very costly for any City.
Commissioner L. Johnson questioned if Minneapolis is part of this proposal. Mr.
Larsen said at this time Minneapolis has not expressed an interest in this area
but in the past, if you note 50th and France, when Edina redeveloped that area
Minneapolis in a fashion, followed suite. Mr. Larsen added it is hoped that
that will also happen again.
Commissioner L. Johnson moved to recommend to the City Council that it is
appropriate to establish a tax increment district in this area, but added there
are reservations regarding the land plan that is depicted in the proposal as
presented, and Commission Members are not endorsing the "plan" but again, are
recommending that this is an appropriate area for tax increment. Commissioner
Palmer seconded the motion. Commissioners Workinger and McClelland asked that
it be specifically noted, so that it doesn't slip out of the minutes, that they
do not approve of multiple housing within this neighborhood. Ayes; L. Johnson,
McClelland, Workinger, Shaw, Palmer, Runyan, Hale. Chairman G. Johnson
abstained.
*Wooddale and Valley View Road
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Mr. Larsen explained that in this area (Valley View Shopping Center) there is
enough space to redevelop and add an addition to the existing commercial area of
approximately 6,000 square feet. Mr. Larsen added the Southwest Clinic and
Valley View Drug area also have potential for possible expansion. This
expansion would include re -orientation of the entrances and parking, thus
providing safer parking and more green space. All this would hinge on acquiring
the Conoco Station and one single family house immediately north of the station.
Mr. Larsen told the Commission there is also a possibility of converting the
beauty shop into two family dwellings.
Commissioner McClelland asked if Mr. Larsen feels it is necessary to take the
single family house to obtain adequate parking. Mr. Larsen said yes, they
believe they need the one house when and if the time comes. He added adequate
off-street parking is needed.
Commissioner Palmer moved to recommend that this area be deemed appropriate as a
tax increment district, but request the ability to review each redevelopment on
an individual basis. Commissioner McClelland seconded the motion. Ayes; Hale,
L. Johnson, McClelland, Runyan, Palmer, Shaw, Workinger. Chairman G. Johnson
abstained.
*70th and Cahill Road
Mr. Larsen with graphics pointed out to the Commission the two plans that are
being studied for this area. He pointed out one plan is more aggressive in that
requires removal of some buildings. The second plan does not require as
extensive redevelopment.
Commissioner Runyan pointed out the topography within this area can make
redevelopment difficult. Mr. Larsen agreed, adding the proposal is very
conceptual. He said it is desired to have the area retain the same amount of
retail space that is now present, adding the City wants the retail area to work
better and be fully leased.
Commissioner McClelland asked why the Ron Clark development is depicted in the
tax increment plan. Commissioner McClelland said a month ago no one mentioned
this plan being in the tax increment district. Commissioner McClelland said it
seems hardly fair to the homeowners of Highpointe to have to look at such a
dense parcel, full of buildings, and then maybe they will also have to look at a
parking lot to the east. Commissioner McClelland asked if the density of the
Clark project was due to the rational behind tax increment. Mr. Larsen said
this parcel has always been a part of the area and earmarked for redevelopment.
He added tax increment did not drive the density up on the Clark project. The
taxes levied to those single family houses and 21 townhouses could be used to
improve the area. Mr. Larsen pointed out that the properties within the Clark
project would be taxed, the same as other residential property and there is no
break for them because they are in the tax increment district, their taxes may
go into a fund designated to improve their immediate neighborhood.
Mr. Bill Slenk owner of the service station on 70th and Cahill told the
Commission he does not believe the project is good and that it will not help the
area. He said the gas station is needed and should stay.
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Chairman G. Johnson clarified for Mr. Slenk that adoption of a tax increment
district does not necessarily mean that his gas station would be removed. He
added all the Commission is recommending is development of a tax increment
district and its boundaries, individual redevelopments will be looked at
individually.
Commissioner McClelland said that the retail district in this location does need
a boost in the arm. She pointed out the vacancies and frequency of turn -overs
within this area. She said it has been a real problem in the past.
Commissioner McClelland asked Mr. Larsen the time frame for action on tax
increment. Mr. Larsen said the time frame is eight years. Staff considers this
location an economic development (8 years) versus a redevelopment district which
has a life of 25 years. In this area something must be done in 8 years.
Commissioner McClelland asked what type of areas are the other two. Mr. Larsen
said Wooddale and Valley View, and 70th and Cahill Road are economic
developments. 44th and France is earmarked as a redevelopment district with a
life of 25 years.
Commissioner L. Johnson said he is uncomfortable with the Ron Clark project
supporting the tax increment within the neighborhood. He questioned why certain
improvements couldn't be assessed to property owners. Mr. Larsen agreed that
from a philosophical standpoint you could have a problem with it, and the City
will certainly look at the possibility of assessing properties for a portion of
improvements.
Commissioner Members agreed that certain buildings in this area need
revitalization but requested that the service station remain. Commissioner
McClelland questioned what will happen to the Kosimides building. Mr. Larsen
said at this time that project is on hold until the City Council determines what
is appropriate for this area.
Commissioner L. Johnson moved to recommend that this area be deemed appropriate
as a tax increment district, he added this area is one area that needs
revitalization before others. He noted he is not comfortable with it entirely
and approval is subject to further review of the plan on an individual basis.
Commissioner Hale seconded the motion. Ayes; Hale, McClelland, L. Johnson,
Runyan, Palmer, Shaw, Workinger. G. Johnson abstained.
Chairman Johnson said all three districts have been moved on to the Council with
recommendations that tax increment districts be established subject to review on
individual projects.
III. NEW BUSINESS:
Z-90-3 PCD -4, Planned Commercial District to PCD -2, Planned
Commercial District. Walgreen's by Semper Holdings, Inc.
4916 France Avenue South
Generally Located: Northwest corner of France Avenue and West 49 1/2 Street
0
Mr. Larsen informed the Commission the subject property is zoned PC -4 and is
developed with a Mobil Oil gas station. The PC -4 zone is limited to gas
stations, car washes and automobile service centers. Mr. Larsen added the gross
site area is 18,917 square feet.
Mr. Larsen explained a petition has been submitted to rezone the property from
PC -4 to PC -2, Planned Commercial District. PC -2, is the general retail rezoning
carried by most properties in the 50th and France Commercial District. The
existing gas station would be removed and in its place a Walgreens Drug Store
would be constructed. The store would contain 8,300 square feet of 1st floor
retail space with a 3,000 square foot basement storage area. Mr. Larsen asked
the Commission to note that exterior materials would be face brick.
Mr. Larsen pointed out in a Planned Commercial District building and parking
setbacks are required only from a property line which is a boundary of the
district. In this case setbacks are required only from the north property line.
The proposed redevelopment provides the required 10 foot parking setback and
exceeds the required 25 foot building setback.
The proposed building has a gross floor area of 11,300 square feet, which
includes a 3,000 square foot basement storage area. The Zoning Ordinance
requires 70 parking spaces for a retail building of this size. The proposed
site plan would provide 16 on-site parking spaces. Thus, a 54 space parking
variance is requested. Mr. Larsen added in 1977 the HRA adopted a policy which
allows expansions and the redevelopment of properties within the commercial
area. The policy allows the use of public parking facilities to support
buildings with a floor area ratio of 1.0 or less. The proposed building has a
floor area of 0.6. Thus, it conforms to current HRA policies regarding
expansions.
Mr. Larsen told the Commission all commercial properties in the 50th and France
Commercial Area were assessed a portion of the cost of public parking
facilities. Some were charged on existing floor area, assuming no expansion,
others were assessed for expansion potential. This property was not assessed
for expansion potential. It has been City -HRA policy to assess for expansion
based upon net addition demand placed on public parking facilities. In this
case approximately $10,700 would be assessed to help pay the cost of providing
public parking.
Mr. Larsen concluded the proposed plan is the smaller of two prototype floor
plans being developed in the area for Walgreens. Typically, the stores have
between 15 and 25 parking spaces. With the 16 spaces provides and the
availability of public parking nearby, we believe parking has been adequately
addressed. We recommend approval of the parking variance. The building and its
finish materials and design are compatible with the 50th and France Design
Framework. Continuing, Mr. Larsen said staff believes the store will be a plus
to retail activity along 49 1/2 Street.
Staff recommends approval of the rezoning subject to:
1. Final Rezoning
2. Approval of landscaping along north property line.
3. Payment of public parking assessment prior to receipt of building permit.
7
Commissioner Runyan asked Chairman Johnson to note that he is abstaining from
discussion or the vote on this item.
Mr. John Coiler, of the Runyan and Vogel Group was present representing Semper
Holdings (Walgreens).
Chairman G Johnson asked why there is only one entrance into the store and
observed that all the parking is located on the backside of the building, by the
apartments. Mr. Larsen said it was at the suggestion of City Staff that the
building be located near the street, relating to pedestrian traffic, he
acknowledged that it may be inconvenient for people parking their cars and
having to walk around the building to enter, but staff wanted the streetscape to
remain consistent with the rest of the 50th streetscape. Mr. Larsen added
regarding the residents of the apartment building, they may prefer to view the
open space of the parking lot instead of building mass. Chairman Johnson
suggested the possibility of turning the building at a 90 degree angle, thus
solving some of those concerns.
Commissioner McClelland said she agreed with Chairman G. Johnson that there may
be a need for another door. She expressed concern that if the building is hard
to access, in a few years the building could be vacant.
Commissioner L. Johnson asked where the deliveries would be made, and pointed
out if the deliveries are in the rear there could be a conflict between the
delivery truck and patrons for the drug store. Commissioner L. Johnson also
pointed out that the drive aisle does not have to be as wide as it is depicted.
He recommended if the drive aisle is reduced there would be more open space for
adding low vegetation.
Mr. Coiler introduced himself and informed the Commission deliveries to the
store are scheduled on a once per -week basis, deliveries are on Monday morning
between 9:00 a.m. and 11:00 a.m. He added a conflict with patrons and the
delivery truck should not be a problem. Mr. Coiler added that the delivery
truck is not a semi -truck but a van type of truck. Continuing, Mr. Coiler told
the Commission Walgreens will have a 20 year lease on the building. He pointed
out Walgreens does not have a store in Edina and is very excited about
establishing a store in this community. Mr. Coiler explained that Walgreens
does a large volume of work for HMO's and feels there is a need for this type of
store in the area. Mr. Coiler pointed out that the design of the store is
situated toward 50th and France and will be similar to the Stansfield Building.
In response to Chairman Johnson's and Commissioner McClellands concern about one
entrance he explained the store will focus on the streetscape of 50th and France
and pedestrian traffic that will use the ramp and walkways.
Commissioner Shaw asked Mr. Coiler if the underground gas tanks would be removed
from the site. Mr. Coiler said that the tanks would be removed. Commissioner
Workinger told Mr. Coiler that he feels there should be a rear door on the store
and possibly windows to break up the line of the building in the rear. Mr.
Workinger suggested that there also could be a security problem in not being
able to view the rear parking lot. Mr. Coiler explained that located along the
rear wall of the store will be the pharmacy and shelving. He added Walgreens
does not want easy access to the drugs that will be stored in this area,
therefore no windows are proposed. He added the wall will be broken up with
brick detailing and security lighting. The security lighting will be aimed
D
downward into the lot so residents in the apartment will not be bothered by the
lighting.
Commissioner L. Johnson noted that 49 1/2 street is a one-way out and the width
of the proposed drive aisle at 20 feet may invite a left hand turn into the
parking lot. This could be prevented if the drive aisle is necked down,
allowing the truck area to be widened and landscape materials could then be
added to an 8 foot area along the corner of the building. Mr. Coiler said he
has no problem with Commissioner L. Johnson's suggestions, adding that it is a
good idea.
Chairman Johnson asked Mr. Larsen if the City has any observations about traffic
and stacking at the lights at 49 1/2 and France. Mr. Larsen said his experience
at that intersection shows there is not a problem with vehicles stacking.
Commissioner McClelland said she agrees with Mr. Larsen's observation adding the
highest number of cars stacking she has observed at that intersection has been
three to four. She said traffic seems to flow very well there. Mr. Larsen
noted that traffic consultants said a drug store type use will generate less
traffic than the gas station.
Commissioner McClelland said if her memory is correct there used to be a drug
store on the Minneapolis side of 50th and France. Mr. Larsen said that is
correct, it is now a B. Dalton and the prescription part of that operation moved
down a couple of doors.
Marge Buss, 4500 Wooddale, told the Commission she, along with her husband, own
the Edina Pharmacy, which used to be located where the B. Dalton is and now has
relocated down a few doors as just a professional pharmacy. She added she has a
good thriving business and just wanted the Commission to know who she is.
Commissioner Hale moved to recommend approval subject to the staff conditions
and the recommendation that the driveway at 49 1/2 street be amended from the
proposed 20 feet to 12 feet thus allowing more space for landscaping and truck
delivery. Commissioner Shaw seconded the motion. Ayes; Hale, McClelland, L.
Johnson, Palmer, Shaw, Workinger, G. Johnson. Mr. Runyan abstained. The motion
carried.
Z-90-4 R-2, Double Dwelling Unit District to PRD -2,
Planned Residence District. Schaefer Development
S-90-2 Preliminary Plat Approval. Shadow Hill. Schaefer
Development
Mr. Larsen explained to the Commission the subject property is zoned R-2 and is
platted with five double bungalow lots. Prior to the current zoning the
Commission and Council approved a PRD -2 zoning for 15 townhouse units. Both of
these concepts failed in the marketplace.
Mr. Larsen told the Commission a rezoning petition has been received for a PRD -2
zoning to allow for the construction of 12 "detached" townhomes. The
development concept is new to Edina. It combines elements of single family
detached housing with elements of townhouse design and management. Each unit
will have an individual private lot, making it work like many small lot single
family neighborhoods in the City. The units, however, will have common design
and materials with a townhouse type association for maintenance.
Mr. Larsen pointed out the units are planned as one-story units with all living
spaces on one floor measuring approximately 1600 square feet. Each unit has an
attached two -car garage. Exterior materials would be wood siding with brick
accents.
The proposed development complies with all ordinance requirements except for the
side yard setback on Lot 12. A 10 foot setback is provided where a 20 foot
setback is required. Thus, a 10 foot sideyard setback variance is requested.
Mr. Larsen concluded that this is a very difficult site to develop. The
combination of the hill on the north side and freeway to the south are very
limiting. In the last couple years two different development concepts have
failed. This proposal may have a better chance to succeed than the previous
proposals. Primarily because the offering price will be lower, acknowledging
the sites limitations. Mr. Larsen said staff believes the proposal has merit and
should receive preliminary approval subject to the following conditions.
1. Final Rezoning
2. Final Plat
3. Subdivision Dedication
4. Engineering Specifications for Retaining Wall
Mr. Steve Wilson, proponent was present.
Chairman G. Johnson asked to have noted that he will abstain from the vote.
Commissioner Runyan asked Mr. Wilson if the proposed units would have a
basement. Mr. Wilson responded that they would be constructed with a basement.
Commissioner McClelland asked Mr. Wilson to explain the pricing of the units and
the marketability. Mr. Wilson told the Commission each unit would be
constructed with a full basement with light wells to create more light in the
basement, therefore a more appealing living area. He added the units would have
the advantages of communal living along with the privacy of single family
living. Mr. Wilson said he believes these units will appeal to empty nesters,
single, and professional couples, and be in the price range of 170's +. Mr.
Wilson told the Commission it is his opinion that the units should be priced
competitively to offset the negative impact a highway has on property.
Continuing, Mr. Wilson said he plans to develop a small sound wall that will add
character and containment to the project. He indicated the units would be
constructed with a variety of building materials, brick, cedar, and stucco with
a location change in the entrances so each unit maintains an individual
character.
10
Commissioner Hale questioned the maintenance on the property, i.e., snow
removal, grass cutting, water sprinkling, etc. Mr. Wilson said the property
would be maintained by the association and a sprinkler system would be
installed. Mr. Wilson clarified that each lot would be individually owned.
Commissioner Hale asked if all the properties would be constructed at one time
or on an as sold basis. Mr. Wilson said one unit would be constructed as a
model, toward the middle, and as the units are sold, construction would take
place.
Commissioner Workinger asked Mr. Wilson the height of the retaining walls. Mr.
Wilson said the retaining walls will be constructed from 6 inches high up to 15
feet and sloping down again to nothing. The walls would be constructed of 6 X 6
treated timbers, all walls will have the approval of the engineering department
and be anchored.
Commissioner L. Johnson asked if any retaining walls spill onto adjacent
properties. Mr. Wilson responded that all walls would be contained on the site.
Commissioner McClelland asked Mr. Wilson if the retaining walls could be
terraced. Mr. Wilson said that it is his plan to terrace the higher walls.
Commissioner McClelland questioned how many feet would be between the units and
the retaining walls. Mr. Wilson answered from the dwelling unit to the
retaining wall the distance would be around 30 feet.
Commissioner L. Johnson asked Mr. Wilson if he has ever constructed a project
with this concept. Mr. Wilson responded that this is the first time he has
proposed to develop detached townhomes. Mr. Wilson added he was very successful
with a development project of townhomes in Edina and feels that this area is a
good market for the proposal.
Commissioner Runyan asked Mr. Wilson the distance between units. Mr. Wilson
said the distance between dwelling units will be 16 feet. He pointed out the
proposed units are only one story units and with 16 feet between them a feeling
of openness will be created.
Commissioner McClelland questioned where Mr. Wilson proposes to place the sound
wall. Mr. Wilson said he proposes to place the sound wall off the site, adding
he has approval from the state to place a fence type wall on state right -of way,
with the state having the understanding that they will not pay for the wall.
Mr. Joe Eton, resident of Vernon Woods told the Commission he does not oppose
the proposal but wants the Commission to make sure the project is done correctly
and that all taxes are brought up to date. Mr. Eton said he wants the
Commission to make sure the hill is not touched and the buffer of vegetation is
maintained.
Commissioner L. Johnson asked Mr. Wilson if he will save as much vegetation as
possible. Mr. Wilson said it is his plan to clear just what needs to be cleared
and to maintain as much vegetation as possible. Commissioner L. Johnson asked
if Mr. Wilson has a landscaping plan. Mr. Wilson said he has a landscaping
plan.
Commissioner McClelland expressed some caution regarding this development. She
noted this has been a very difficult site to develop and has a bad history for
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proposals "not flying" She questioned what would happen if the property only
became partially developed. Mr. Wilson said he has researched the market and is
confident this proposal will work. He added he will construct the first unit in
the middle of the project and then develop it in either direction. Mr. Wilson
said he understands Commissioner McClellands concern but reiterated his
confidence in the project.
Commissioner Hale questioned if Lot 13 would have a conservation easement. Mr.
Larsen responded that it would.
Commissioner Palmer moved to recommend approval of the proposed development
subject to staff conditions. Mr. Hale seconded the motion. Ayes, Hale,
McClelland, L. Johnson, Palmer, Runyan, Workinger, Shaw. Chairman Johnson
abstained. The motion carried.
P-90-2 Opus Corporation - Western National Mutual Insurance
5350 West 78th Street
5309 Edina Industrial Boulevard
East and South of Edina Industrial Boulevard and North of
West 78th Street
Request: Building Expansion
Refer to: Attached Plans
Mr. Larsen informed the Commission Western National Mutual Insurance currently
occupies the 32,400 square foot office building at 5350 West 78th Street. East
of Western National at 5309 Edina Industrial Boulevard is a 25,725 square foot
multi -tenant office/warehouse building. Both parcels are zoned Planned
Industrial District, PID. Together the parcels measure 4.069 acres in area.
Mr. Larsen added the proponents are requesting approval of a plan to remove the
multi -tenant building and add approximately 38000 square feet of office to the
existing Western National building. The addition is two stories with some
parking under a portion of the second floor on the north side similar to the
existing building.
Mr. Larsen explained that currently at the Western National building the parking
situation is approximately 20 stalls below the ordinance requirement. Often
employees park along the drive aisle adjacent to Edina Industrial Boulevard.
Mr. Larsen pointed out recently Edina Industrial was widened and approximately a
quarter of an acre measuring 21 feet at the widest point was taken by the County
for expansion. The taking reduced the parking setback and eliminated area for
parking expansion. Mr. Larsen asked the Commission to note that other
non -conforming features include:
1. Curb cut at south west corner of property onto West 78th and
Edina Industrial Boulevard is too close to intersection.
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2. Vehicles loading and unloading supplies park in drive aisles
on the south side of the building.
3. Landscaping is deficient.
4. Parking and building setbacks at 5309 Edina Industrial Boulevard are
substandard.
Mr. Larsen noted that the proposed plan provides the following elements at the
site:
1. Reconfiguration of the parking lot to add 172 parking
stalls. As proposed the number of parking stalls complies
with the ordinance requirements;
2. Provision of a loading area which is out of drive aisles and screened
from right-of-way lines;
3. Upgrading of landscaping;
4. Relocation of the southwest curb cut east to an appropriate distance
from the intersection;
5. Removal of asphalt and building and replacement with additional
greenspace and building at a conforming setback.
Mr. Larsen concluded the proposed expansion meets all ordinance requirements and
upgrades the site in several ways. Staff recommends approval subject to:
1. Additional landscape upgrading along Edina Industrial Boulevard;
2. Alignment of the northerly curb cut with Bush Lake Road;
3. NSP approval of easement reconfiguration.
4. Landscape plan approval and bonding.
Mr. Robert Worthington and Steve Grasso of Opus Corporation were present. Mr.
Klauda, President of Western Mutual Life was present.
Chairman G. Johnson observed that the intersection at the site is bad, and may
need a traffic light. He expressed concern that cars will exit the site and
cross over the four lanes to get where they need to be, thus posing a safety
concern. Chairman Johnson said there is a problem between 4:00-4:35 when
traffic is heavy and this proposal seems to encourage them to shoot across the
four lanes. Chairman Johnson said there may be a need to take a second look at
reconfiguring the drive -aisle.
Mr. Worthington told the Commission this proposal is unique. This building has
existed on this site since 1970 and now needs expansion. Mr. Worthington said
he was not part of the negotiation regarding the driveway and deferred comments
on the drive aisle to Mr. Grasso. He said at this time he does not object to
moving the drive aisle as recommended by Chairman Johnson. Continuing, Mr.
Worthington said the proposal meets all the standards of the Zoning Ordinance.
He concluded that he feels this situation is a win-win situation for both the
proponent and the City.
Mr. George Klauda, President of Western National said his company began in 1901
and built its first building in Richfield. Mr. Klauda said his company wants to
stay in Edina which is the reason why they purchased the warehouse building. He
added they employ over 200 people and enjoy their location.
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Chairman Johnson reiterated that he has a concern with the drive aisle and in
not wanting to encourage people who leave the site to shoot across four lanes of
Bush Lake Road. Chairman Johnson said he looks at this as a safety feature.
Chairman Johnson said it is possible at certain times to have cars backed up all
the way to West 78th Street.
Commissioner L. Johnson said the driveway by the front door may not have to be
so wide. He asked if any of it is designated parking, he said he has noticed
that people park there now. He observed that it may need to be made a one way
and the whole road narrowed down. He added he would prefer to see no parking
allowed along that entrance road and that it would be a one way, east to west.
He suggested that the point of access to West 78th Street should be an exit
only. Commissioner L. Johnson said he has driven it a few times since he
received the proposal, and noted these conditions.
Mr. Grasso said that Opus would be willing to move the drive aisle farther to
the right to avoid any problems. Mr. Grasso said the current situation is
parallel parking in front of the building which is a by-product of the width of
the road. Mr. Grasso said the access has been pulled back from West 78th Street
and hopes it is not a hazard. He added the street works well as a two way
street. Chairman Johnson asked Mr. Grasso if he sees the drop-off problem. Mr.
Grasso acknowledged that could be a problem but added most people go back out
onto West 78th Street after they drop off someone. Commissioner McClelland
asked how may people actually visit the site. Mr. Klauda said there are few
visitors. He added the width is needed there for messenger service vans, the
sandwich truck, and this site seems to have an abundance of ambulance visits.
He said he has not had a problem with the road in the past and does not feel
there will be a problem in the future. Mr. Klauda said he does not want to see
the road narrowed. Mr. Klauda said there is a no -parking zone of 30-35 feet in
front of the entrance into the building.
Commissioner L Johnson asked Mr Larsen if Fran Hoffman, City Engineer looked at
the proposal. Mr. Larsen said Mr. Hoffman looked at it, and in practice it does
work, it is an on-site operational manner and other than the suggestion of
relocating the access on West 78th Street to the east, which is a good
suggestion, it works. Continuing, Mr. Larsen pointed out it is a single
occupant use. Mr. Klauda told the Commission the easterly entrance will now be
used by employees. The employees who now use the front entrance will now use
the easterly drive -way and that entrance. Mr. Klauda said the front entrance
should be marked for visitors. He reiterated most employees will use the
easterly entrance. Commissioner L. Johnson asked if the road could be widened,
if parking is going to be along the road. Mr. Larsen said that aspect could be
studied and the City could hire an outside party to review it, if needed.
Chairman Johnson asked if the City could enter into a type of Proof of Parking
Agreement so the area could be policed. Mr. Larsen said that is possible.
Commissioner Hale asked if the exit on West 78th could be closed and a cul de
sac put in. Chairman Johnson said that would be a problem because of the County
right-of-way. Commissioner McClelland pointed out that at the present time the
site does work so maybe a Proof -of -Parking Agreement should be entered into,
allowing the City some control if the proposed configurations do not work as
they are anticipated to work. Commissioner McClelland noted that the site has a
historic feel regarding the driveway. Mr. Worthington said the staff at Opus is
flexible and the Proof -of -Parking type of agreement is agreeable with them.
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Commissioner Runyan moved to recommend Final Development Plan approval subject
to the staff conditions and recommending a type of Proof -of -Parking arrangement
between the proponent and City allowing the City the flexibility to intervene if
there is a problem in circulation in the future. Commissioner Palmer seconded
the motion. Ayes; Hale, L. Johnson, McClelland, Palmer, Runyan, Shaw,
Workinger, G. Johnson. Motion carried.
Commissioner Palmer excused himself from the meeting at 10:10 p.m.
P-90-3 Final Development Plan approval. Gabbert and Beck.
6969 France Avenue South
Mr. Larsen informed the Commission the owners of the Galleria have submitted
Final Development Plans for a planned expansion of the Galleria Shopping Center.
The Galleria property includes the entire block between 69th and 70th Street and
between France Avenue and York Avenue. Currently, the Galleria Shopping Center
occupies the westerly one-half of the block. The expansion would increase the
gross floor area of the shopping center from 237,000 square feet to 501,000
square feet.
Mr. Larsen added the proposed expansion would remove and replace three existing
commercial buildings on the easterly one-half of the site. These uses are a
four screen theatre, a 32 lane bowling alley and a 36,000 square foot general
retail building.
Mr. Larsen explained the proposed expansion includes an addition to the existing
Gabberts furniture store as well as a major addition to the shopping mall. He
asked the Commission to note the additions are as follows:
Gabberts Furniture Galleria
Existing Square Feet 106,121 131,131
Addition 42,517 143,403
Total 148,638 274,534
Continuing Mr. Larsen said the redeveloped site would require a total of 1798
parking spaces by Zoning Code. This includes 372 spaces for the furniture store
and 1426 spaces for the mall and other related uses. The proposed site plan
provides 1,683 spaces. The developer has presented a proof of parking plan
illustrating 1813 spaces. This is accomplished by restripping the lot with 8
1/2 foot spaces instead of the proposed 9 foot spaces. This would be similar to
the proof of parking agreement now in place for the Galleria.
Mr. Larsen pointed out the proposed expansion of the Galleria is subject to an
Indirect Source Permit (ISP) issued by the Minnesota Pollution Control Agency.
An ISP is triggered, in this case, by the addition of 500 or more parking
spaces. The ISP application is based on the Proof of Parking total not actual
number of parking spaces constructed. The critical element reviewed is the
possibility of traffic congestion leading to reduced air quality. On February
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21, 1990, the MPCA issued an Indirect Source Permit for the project. The
finding was that there would not be congestion leading to reduced air quality as
a result of this project.
Mr. Larsen said in regards to setbacks the proposed plans illustrate an addition
to the furniture store which would maintain the existing 40 foot setback from
West 69th Street. The PC -3 Zone requires a minimum building setback of 50 feet.
Thus, a 10 foot building setback variance is requested. All other building and
parking setbacks meet or exceed Ordinance requirements.
Mr. Larsen reminded the Commission the owners have agreed to provide a route
through their property for the planned transit way linking Edinborough with the
hospital.. The transit way would enter the site from our existing transit way
south of 70th Street and would go under the building and proceed across 69th
Street and through Southdale.
Mr. Larsen indicated the addition to the Galleria would match existing design
and materials. The non -conforming wood exterior of the furniture store would
be replaced with concrete panels or brick. The proposed materials comply with
ordinance requirements.
Mr. Larsen concluded the proposed expansion has been anticipated for some time.
Staff believes it is well conceived and will be well executed. Mr. Larsen said
staff recommends approval of the Final Development Plan as presented subject to
an executed Proof of Parking Agreement.
Mr. Warren Beck was present representing Gabbert and Beck.
Commissioner L. Johnson asked Mr. Larsen to clarify how the transit vehicle
would travel in and out of the site. Mr. Larsen said as the transit vehicle
crosses West 70th Street it will dip down and go under the building and come
back up. Commissioner L. Johnson observed that it is not a tunnel. Mr. Larsen
said that is correct. It is a depression in the grade.
Chairman Johnson asked how this project will tie into the renovations along West
69th Street. Mr. Larsen said it is the City's hope that it will tie in, in a
very timely manner. West 69th Street will under go redevelopment beginning this
summer and the developer, Warren Beck has been working with City Staff in
relationship to these improvements. Chairman Johnson asked if this
reconstruction would give the City an opportunity to have the transit vehicle
travel under West 69th Street. Chairman Johnson pointed out how very busy those
streets are and questioned if a traffic light would be installed.
Mr. Warren Beck with graphics explained the proposal to the Commission, he
pointed out the plan depicts that patrons can enter the Galleria at two levels,
the upper level and lower level. The lower level of course will be the level
that services the transit vehicle. Mr. Beck pointed out the potential areas
along West 69th Street for signalization and added the feeling is that the
transit vehicle will cross the street at off-peak times.
Commissioner Runyan observed that the grade at the Galleria would be depressed.
Mr. Beck said that is correct.
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Commissioner L. Johnson observed that the new construction will be brick instead
of the materials proposed in the Gabbert building. Mr. Beck said Gabberts wants
to maintain a separate identification and will do so visually with building
materials.
Commissioner Workinger moved to recommend approval of the Final Development Plan
subject to staff conditions. Commissioner Hale seconded the motion. Ayes,
Hale, McClelland, L. Johnson, Runyan, Palmer, Shaw, Workinger, G. Johnson.
Motion carried.
LD -90-3 7032 Wexford Road and
7028 and 7100 Down Road
Dave Rovick, Lee Chapman and James Harman
Mr. Larsen informed the Commission the subject proposal would split off the rear
portion of 7028 Down Road and divide the property between the owners of 7032
Wexford Road and 7100 Down Road. Parcel A would be attached to 7032 Wexford and
Parcel B would be attached to 7100 Down Road.
Mr. Larsen concluded staff recommends approval. This is a division we have been
working to accomplish for some time. It will prevent an attempt to subdivide
the rear portion of 7028 for a new homesite. We would, however, recommend a
conservation easement covering parcel A and B. The easement would prevent
building on the parcels without Council approval.
Commissioner L. Johnson moved to recommend approval subject to the conservation
easement covering parcels A and B. Commissioner Workinger seconded the motion.
All voted aye. Motion carried.
LD -90-4 6124 and 6128 Ewing Avenue South
The estate of R. Englehardt and Tom Prin.
Mr. Larsen informed the Commission the proposed lot division would transfer the
southerly five feet of 6124 Ewing Avenue to 6128 Ewing Avenue. The transfer
would allow for a conforming setback for the garage on 6128 Ewing Avenue. Both
lots would then conform to Zoning Ordinance requirements.
Mr. Larsen concluded staff recommends approval.
Commissioner Hale moved to recommend lot division approval. Commissioner L.
Johnson seconded the motion. All voted aye. Motion carried.
IV. ADJOURNMENT:
The meeting was adjourned at 11:30 p.m.
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