HomeMy WebLinkAbout1995-08-02 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE EDINA
PLANNING COMMISSION
HELD ON WEDNESDAY, AUGUST 2, 1995
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
IWIF351wl
June 28, 1995
P-95-5 Final Development Plan
5625 West 78th Street
Precision Gasket Company
P-95-6 Overall Development Plan Amendment
Parcels E and F
Centennial Lakes
United Properties
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August 30, 1995
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MINUTES OF THE REGULAR
MEETING OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, AUGUST 2, 1995
7:30 P.M., COUNCIL CHAMBERS
MEMBERS PRESENT: Acting -Chair, David Runyan, Robert Hale, Lorelei Bergman,
Lee Johnson, Helen McClelland, Geof Workinger, David
Byron, and Ann Swenson
MEMBERS ABSENT: Gordon Johnson, Nan Faust, Charles Ingwalson
STAFF PRESENT: Craig Larsen, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
Commissioner Swenson moved approval of the June 28, 1995, meeting minutes.
Commission Johnson seconded the motion. All voted aye; motion carried.
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P-95-5 Final Development Plan
5625 West 78th Street
Precision Gasket Company
Zoning: PID, Planned Industrial District
Mr. Larsen informed Commission Members the subject property measures three acres in
size and is developed within a 20,000 square foot manufacturing facility. The property has
frontage on West 78th Street and Cecilia Circle, but currently uses only West 78th Street.
Property south of the subject site is in the City of Bloomington. The property owner has
petitioned for Final Development Plan approval to allow the construction of an 11,300 square foot
addition to the building.
Mr. Larsen explained the Zoning Ordinance requires one parking space for each 200 feet
of office, one for each 300 square feet of manufacturing, and one for each two thousand square
feet of warehouse area. Applying these requirements to the expanded facility results in a parking
demand of 72 spaces. The proposed plan would exceed the requirement with 79 spaces. The
proposed parking and drive aisle area conforms to ordinance requirements except that the 78th
Street drive aisle is two feet wider than permitted.
Me. Larsen pointed out the frontyard setback for industrial buildings is increased from 50
to 75 feet when the property is located across the street from residential property as is the case
here. The existing building does maintain the required setback. The addition however, does
encroach into the required setback at the northwest corner of the building. As a result a five-foot
setback variance is requested.
Mr. Larsen said the subject site has a considerable amount of mature landscaping.
However, by current standards it would require 12 additional overstory trees to comply with
ordinance requirements. Exterior materials on the existing building are face brick on three sides
with concrete block on the south elevation facing the railroad tracks. Finish materials for the
proposed addition is drivit stucco which would be colored to match the existing brick exterior.
The proposed materials comply with ordinance standards.
Mr. Larsen concluded the proposed expansion of the Precision Gasket facility complies
with all ordinance requirements except for the requested five foot building setback variance and
the driveway width. If this were a more rectangular site there probably would not be a need for
a variance. The site, however, narrows considerably of the west side making compliance difficult.
I believe the shape of the site creates a hardship which justifies the variance. The impact of the
building and variance could be reduced by providing additional screening along West 78th Street.
Staff recommends approval of the Final Development Plan including the five-foot building
setback variance subject to:
1. The addition of 12 additional pine or spruce trees to be located west of the 78th
street curb cut and along the Cecilia Circle side of the building.
2. Reducing the width of the reconfigured West 78th Street curb cut to 30 as required
by the Zoning Ordinance.
The proponents, Mr. and Mrs. T.A. Jamieson were present to respond to questions.
Commissioner Hale asked Mr. Larsen if the city has received any comments from the
neighbors regarding the expansion proposal. Mr. Larsen said to date the city has not received any
comments from the neighborhood.
Mr. Jamieson addressed the commission and explained the company has grown and now
is operating out of two locations, one in Edina, and one in Eden Prairie. Continuing, Mr.
Jamieson said it is our goal to move the Eden Prairie operation to the corporate location in Edina.
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Commissioner McClelland asked Mr. Jamieson if the recommended reduction to the curb
cut is a problem. Mr. Jamieson said that is not a problem.
Mrs. Jamieson asked Mr. Larsen where he recommends planting the additional 12 trees.
Mr. Larsen said he would like to see the additional trees planted along West 78th Street.
Commissioner Hale moved to recommend final development plan approval subject to the
staff conditions. Commissioner Workinger seconded the motion. All voted aye; motion carried.
DRAFT P.C. MINUTES/MEETING OF AUGUST 2,1995
P-95-6 Overall Development Plan Amendment
Parcels E and F
Centennial Lakes
United Properties
General Location: East of France Avenue and South of West 76th Street
Zoning District: MDD-6, Mixed Development District
Mr. Larsen informed the Commission the subject property measures approximately 25
acres and represents the remaining undeveloped land within the Centennial Lakes project. The
approved Overall Development Plan for this site calls for 403 dwelling units in mid to high rise
housing and 1,150,00 square feet of office development. The proponents are requesting an
amendment to the approved site plan which would eliminate all the housing and develop the site
with 1,160,000 square feet of office space.
Mr. Larsen explained the evolution of the development plan shows that non-residential uses
have remained similar to the original plan while housing density has substantially dropped.
Mr. Larsen pointed out the proposed amended development plan does show a restaurant
located between buildings one and two which was not illustrated in previous plans. The restaurant
use is a permitted use under the MDD-6 zoning. Mr.Larsen added the proposed development
plans retain the public functions and facilities of previous plans, including the ponding area,
pedestrian paths, and tramway. The new plan is somewhat different in that the pedestrian and
tramway functions are separate and not combined as in the balance of the project. The tram would
circulate on the outside of the proposed buildings while pedestrians would have exclusive use of
a path along the pond.
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Mr.Larsen reported in January 1990, the City Council considered a similar amendment to
the Overall Development Plan. The proposed amendment also illustrated five office buildings that
totaled 1,100,000 square feet with all residential development eliminated. This site development
plan is illustrated on the attached color graphic of Centennial Lakes. The City Council considered
the revised plan, but took no action.
Mr. Larsen concluded staff supports the proposed amendment to the Overall Development
Plan. Eliminating the residential component and spreading the same amount of office space over
the entire parcel significantly reduces crowding of buildings and parking facilities. After a
significant period of a surplus supply in office space there are signs that there is demand for
additional office space in the near future. Although staff supports the development in concept,
there are several details that need to be addressed during the Final Site Plan approval for each
building.
1. The location of the Edinborough Way curb cut.
2. The location of the proposed West 76th Street curb cut.
3. Hennepin County approval of an additional curb cut on France Avenue.
4. The size, shape, and capacity of the storm water pond.
5. Circulation pattern of the tramway
6. Setbacks for the proposed parking structures, and the amount of parking and
location of parking lots and ramps. The proposed development requires
approximately 3,800 parking spaces.
The proponent, Mr. Boyd Stoffer of United Properties was present. Also present were Mr.
Brian Carey/ United Properties and Mr. Howard Stewart, project architect.
Commissioner Hale asked Mr. Larsen if the proposed building heights are similar to the
building heights introduced in 1990 plan seen by the Council. Mr. Larsen said the building
heights are similar.
Commissioner Johnson pointed out as he viewed the revised plans he observed massing has
changed in relation to the streetscape along Edinborough Way, noting he has concerns about this
change.
Mr. Larsen said there is a change to the streetscape along Edinborough Way from the plan
approved in 1988. Continuing, Mr. Larsen said the residential element has been removed, and
the layout of the proposed buildings have been moved west toward France Avenue creating greater
setbacks from Edinborough Way. Mr. Larsen said he believes with the removal of the housing
development from the plan, the revised proposal presented this evening is a reduction in massing
density, and a reduction in traffic volume.
Commissioner McClelland said she is very worried about the proposed changes to the
streetscape along Edinborough Way. She pointed out the approved 1988 plan is very different
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from the plan presented this evening. A big difference is the introduction of a five and six story
parking ramp along Edinborough Way. Continuing, Commissioner McClelland also stated in her
opinion, the proposed office buildings facing residential Edinborough are too tall, and should be
moved to France Avenue.
Commissioner Workinger said he agrees, adding in his opinion an office park of this type
should orient the tallest buildings along France Avenue, not the residential properties along
Edinborough Way.
Commissioner Byron questioned if the residents of Edinborough have been made aware
of the proposed changes to the overall development plan. Mr. Larsen said code does not require
that residents within the area be notified of the planning commission meeting. Notices are mailed
for the official public hearing before the City Council.
Mr. Brian Carey addressed the commission explaining United Properties spent many hours
re -reviewing the 1988 development plan, and the plan before you this evening. Mr. Carey
explained in 1988 when the overall development plan was presented and approved they did not
anticipate within two years the office market would soften. Continuing, Mr. Carey stated in 1988
two incorrect assumptions were made; one, the assumption that high rise residential buildings
would be marketable, and as indicated earlier, that there was no end to the office market. Mr.
Carey noted we were wrong on both assumptions. Mr. Carey explained the high cost of land,
along with the high cost of construction created a residential building where no one would be
willing to pay the high prices to purchase, or rent, causing the residential aspect of the project
to be abandoned. Recently corporate America has indicated a willingness to locate offices in well
oriented, generally located areas that offer amenities. Corporate America also has indicated that
there is a market for smaller office users. Concluding, Mr. Carey stated after much consideration
United Properties is presenting a plan that abandons the residential aspect of the 1988 plan, and
requests an amendment to the plan that depicts office use for the entire tract.
Mr. Howard Stewart told commissioners the change in the over-all development plan
reduces density by 25 %, and is comprised of a series of buildings and parking ramps.
Continuing, Mr. Steward explained the office park was designed to meet the continuing goals for
water retention, the continuation of the pond, meet the demands of a residential park, and meet
the goals of the tramway system. Mr. Stewart addressed building size and orientation, explaining
the original proposal depicted six buildings, now there are five. Two of the five office buildings
will be located along France Avenue and are connected with a restaurant. Mr. Stewart explained
the arrangement of the office buildings along France Avenue afford a better view of the pond,
and park system. Mr. Stewart said it was a goal to introduce the park to the general public. Mr.
Steward addressed the area along Edinborough Way and noted in the 1988 plan the proposal
depicted two 13 story buildings with parking ramps, now there will be three office buildings, with
varying heights. Mr. Stewart asked the commission to note the office buildings will be setback
farther from Edinborough Way than the residential towers approved in 1988. Mr. Stewart noted
another concern during revision was addressing the traffic circulation, and it was felt multiple
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4801 WEST 50TH STREET
EDINA, MINNESOTA 55424-1394
City of Edina
(612) 927-8861
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curb cuts reduce congestion at points of entry. Concluding Mr. Stewart said the site will be
constructed in phases.
Commissioner McClelland questioned why the signature buildings and restaurant have been
constructed along France Avenue. Mr. Stewart reiterated the arrangement of the office buildings
along France open up the complex to the public, pointing out the restaurant is for the general
public, and the proposed profile from France Avenue makes it easier to locate.
Commissioner Runyan stated he likes the concept, and in his opinion the way the buildings
are arranged work well. Continuing, Mr. Runyan asked about pedestrian traffic, and movement
from the ramps. Mr. Stewart said the plan has the lower buildings parking at grade or slightly
elevated, with the taller office towers being accessed with a bridge system from the ramps.
Commissioner McClelland asked Mr. Stewart if there will be parking underneath the
buildings. Mr. Stewart said no under building parking is planned.
Commissioner Byron asked if any parking is proposed below grade. Mr. Stewart
responded there is below grade parking. Commissioner Byron asked what percentage of the
parking will be below grade. Mr. Stewart stated roughly 1/3 of the parking will be below grade.
Commissioner Byron asked Mr. Stewart why parking has not been proposed underground. Mr.
Stewart said it is to expensive, adding underground parking occurs in downtown settings, and
usually does not occur in suburban developments.
Commissioner Johnson questioned if a variance is required to construct the office buildings
because of their height. Continuing, Commissioner Johnson said he is nervous recommending
approval of an over-all development plan that requires variances.
Mr. Larsen responded what has been presented this evening is not very different from the
original proposal, adding he does not believe there will be any variances for height. Continuing,
Mr. Larsen said the exact details for the proposal are not firmly set.
Commissioner McClelland said her concern is if we approve this as presented, we will be
locked in stone, and it will be hard to deter from what has been approved. Continuing,
Commissioner McClelland stressed her concern is with what the residents of Edinborough will be
looking at. Commissioner McClelland pointed out the City has put a lot of money into
Edinborough, and we should take careful look at what we are approving.
Commissioner Runyan questioned the floor area for the large office building. Mr. Stewart
said each floor is 23,000 square feet.
Commissioner Swenson questioned how the water element and the tramway system will
be developed since development is so piece -meal.
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City Hall (612) 927-8861
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EDINA, MINNESOTA 55424-1394 TDD (612) 927-5461
Mr. Larsen said the water element will be incorporated into the project, and the tramway
will be launched when we have the capital. Commissioner Swenson asked who is responsible to
develop the pedestrian walkway. Mr. Larsen said the City is responsible.
Commissioner Bergman questioned Mr. Carey if the development team believes the office
market has changed enough to support the proposed office buildings. Mr. Carey explained 1988
through the early 1990's vacancy rates hovered around 20%,now vacancy rates are at 5%, so we
believe there is business to support the proposal. Continuing, Mr. Carey said currently the
development team is speaking with potential clients. Commissioner Bergman asked if the
development team would consider reducing the height of the office buildings along Edinborough
Way. Mr. Carey said it is possible, pointing out the proposal introduced this evening is a
reduction in density.
Commissioner Johnson said another concern of his is the TIF district, questioning if studies
have been completed. Mr. Larsen said the general opinion is that residential development is less
reliable in generating funds, so the change to a total office development is a benefit to capture
those funds.
Commissioner McClelland commented in her opinion in viewing the plans the park appears
to not lend itself well to use by residents. Mr. Larsen said the intent of the park is to capture both
the day and night time residents. Acting Chair Runyan said in his opinion the park works well
as an anchor.
Commissioner Johnson expressed concern with the arrangement of the parking ramps to
Edinborough Way. Commissioner McClelland agreed, she pointed out in 1988 the residential
towers were slanted along with the ramps. Mr. Larsen said those concerns should be brought out.
Commissioner Johnson asked how continent this plan is on the driveway entrances. Mr.
Carey explained United is working with a traffic consultant and they have expressed with the
belief that multiple entrances/exits reduce congestion. Mr. Carey commented if one curb cut is
only allowed along France Avenue it will be adequate.
Commissioner Swenson asked if they considered another exist onto Minnesota Drive. Mr.
Carey they have.
Commissioner Workinger questioned if United has considered direct access off
Edinborough Way to the ramp supporting building #5. Mr. Stewart responded we felt it was not
needed, but if it is recommended, we would not have a problem. Continuing, Mr. Stewart
reiterated the development team felt multiple entrances/exits work better than single access points.
Commissioner Workinger stated he cannot support the proposal as presented. Continuing,
Commissioner Workinger said he believes not enough thought has been given to the .parking
structures located in such close proximity to residential properties on Edinborough Way , and the
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City of Edina
City Hall (612) 927-8861
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EDINA, MINNESOTA 55424-1394 TDD (612) 927-5461
arrangement of the three office buildings and their height. Commissioner Workinger added he
likes the concept but feels the plan should be changed.
Commissioner Byron asked why a project of this size comes before us so lacking in
definition, especially concerning traffic flow and safety. Commissioner Byron asked how an
educated decision can be made without benefit of a traffic study.
Mr. Larsen explained our process is handled in steps, with the first step centering around
the concept, with details worked out later. Continuing, Mr. Larsen said a project of this
magnitude is taken a step at a time. Mr. Larsen added if you are concerned if this concept is
approved and you are locked in, that it not the case. All concerns expressed this evening are
legitimate, and the building orientation depicted this evening may not end up as shown.
Commissioner Byron said he is only stating his general concerns, and is worried about the visual
impact on the property owners of Edinborough, and how their market values will be affected as
a result of this proposal.
Mr. Boyd Stoffer addressed the commission explaining the development concept of
Centennial Lakes/Edinborough is a unique mixture of retail/office/residential. Continuing, Mr.
Stoffer said in his opinion the original residential high rise/office concept would not work. Mr.
Stoffer said with the proposed change to office trip reduction is reduced by approximately 1,700
cars per day. Mr. Stoffer said it is their goal to bring good neighbors into this office park, and
pointed out the evaluation of the plan thus far has not given credit to the reduction in density. Mr.
Stoffer added careful research went into the revision before you this evening, and the proposal has
been reviewed by Mr. Jarvis who was one of the original principals when Edinborough was
developing.
Commissioner Johnson stated he is comfortable in approving the land use concept, and
recommended approval of the amendment to the development plan with the recommendation that
the office buildings be flip-flopped relocating the large buildings and parking ramps along France
Avenue, not Edinborough'Way, subject to the six conditions stipulated by staff with a seventh
condition that any parking ramps located at Edinborough Way be at grade level. Commissioner
Workinger seconded the motion.
Mr. Stoffer reiterated he cannot put parking below grade, it is too expensive.
Commissioner Johnson stated he withdraws his motion, asking Mr. Stoffer if parking
cannot be accomplished below grade, what can be done to soften the impact of the ramps.
Commissioner Runyan suggested that the architect design a plan that shows the relationship of the
ramps to the residential properties.
Commissioner McClelland stated she feels the commission should realize if we recommend
approval for this plan, in her opinion the building height and location is set in concrete.
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City of Edina
City Hall (612) 927-8861
4801 WEST 50TH STREET FAX (612) 927-7645
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Commissioner McClelland stated she would like to see the proposal turned at least 90 degrees.
Commissioner Runyan stated our job is not to re -design, it is to respond to the change in
land use.
Commissioner Workinger said he agrees there is no value in retaining a residential high
rise, adding he welcomes the concept of a well designed office park, but has reservations.
Commissioner Workinger pointed out the council reviewed a revised plan to office in 1990 that
we did not see, adding in his opinion the concept is good, but the design needs to be re -worked.
Commissioner Johnson said the office park is beautiful, and the development team did a
fine job, but in his opinion not enough care was taken with the residents of Edinborough.
Commissioner Johnson said the height of the proposed buildings and the parking ramps are a
change for those residents.
Mr. Larsen suggested he will clarify for the council the concerns expressed, and the
commission can take action on the land use change.
Commissioner McClelland moved that the commission vote on the plan presented this
evening, only for the purpose of establishing a vote. Commissioner Workinger seconded the
motion.
Commissioner Byron asked Mr. Larsen to clarify if the commission has to vote to either
deny or approve the presented plan. Mr. Larsen directed the commission take action to either
approve, or deny the request. Mr.Larsen pointed out the discussion this evening may be difficult
for the Council and the proponent to follow, and a vote either up or down will indicate to the
Council how the commission feels. Acting -Chair Runyan agreed. He requested that a motion
be made to either approve or deny the proposal presented this evening.
Acting -Chair Runyan asked for a voice vote to either approve or deny the proposal before
the commission this evening. Commissioner Byron asked if they are allowed to comment why
they chose to vote a certain way. Acting -Chair Runyan stated that is permissible.
*Commissioner Hale; voted to deny the plan as presented.
*Commissioner Bergman voted to deny the presented plan, adding she likes the
concept, but wants the developer to work on the parking ramps, and the height of the
buildings along Edinborough Way.
*Commissioner Swenson; voted to deny the proposed plan.
*Commissioner Johnson stated he votes denial of the presented plan for the reasons he
expressed earlier;
*Commissioner Workinger voted denial;
*Commission Byron voted to deny, expressing concern for density, building height, traffic
flow, and safety, adding he would like to see the developer address those concerns;
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City of Edina
City Hall (612) 927-8861
4801 WEST 50TH STREET FAX (612) 927-7645
EDINA, MINNESOTA 55424-1394 TDD (612) 927-5461
Acting -Chair Runyan voted support for the proposed plan.
Upon roll call vote 7 members voted denial, one member voted support for the proposal.
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City of Edina
City Hall (612) 927-8861
4801 WEST 50TH STREET FAX (612) 927-7645
EDINA, MINNESOTA 55424-1394 TDD (612) 927-5461