Loading...
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 1 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 2 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 3 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 4 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. 5 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 11 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. 12 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. 13 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. 14 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 15 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. 16 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. m 7