HomeMy WebLinkAbout1997-02-26 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 26, 1997
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
January 29, 1997
II. NEW BUSINESS:
A. Final Development Plan, 3917-3929 West 50th Street, Edina Properties
B. Final Site Plan, Phase II Office Building, Centennial Lakes, United
Properties
III. OTHER BUSINESS:
A. Antenna Ordinance/815
IV. NEXT MEETING DATE: April 2, 1997
V. ADJOURNMENT
MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 26, 1997, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chair Johnson, McClelland, Byron, Swenson,
Bergman, Workinger, Ingwalson, Runyan, Lonsbury
STAFF PRESENT: Kirs, Aaker, Fran Hoffman, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the January 29, 1997 meeting were filed as submitted.
II. NEW BUSINESS
P-97-3 Final Site Plan Approval
Phase II Office Building
Centennial Lakes
United Properties
Zoning: MDD-Mixed Development District
General Location: East of France Avenue and North of Minnesota Drive
Ms. Aaker informed the Commission on September 5, 1996, the City
Council approved a revised master plan for the undeveloped portions of the
Centennial Lakes mixed use development. The plan includes five office buildings
containing approximately 1,160,000 square feet. Total site area is roughly 25
acres and will include a storm water pond surrounded by a public park.
Continuing, Ms. Aaker explained the City Council on May 20, 1996,
approved final site plan for Phase I of the revised master plan. The first phase
called for a six story 130,000 square foot building located in the southwesterly
portion of the site near the intersection of Minnesota Drive and France Avenue.
Phase I included a 1 story 10,000 square foot restaurant to be attached to the first
and second building (Phase II).
Ms. Aaker explained the proponents have submitted an application and are
requesting Final Site Plan approval for Phase II of the development for a six story
office building of approximately 130,000 square feet. Phase I I building will be
located near the intersection of West 76th Street and France Avenue and will be
connected to the restaurant attached to the Phase I building already under
construction. The proposed Phase II building will be a twin in height, scale, design
and finish materials of the Phase I building. Upon construction of the Phase II
building the City will commence construction of the storm water pond and park
improvements to the edges of the phased development.
Ms. Aaker concluded Phase II office building plans are consistent with the
approved overall master plan. Staff recommends approval.
Mr. Rick Martens, representing the proponent United Properties was present
to respond to questions. Mr. Tom Harwyth and Mr. Jim Benshoof were also
present.
Commissioner McClelland asked Ms. Aaker where the proposed tramway is
to be routed. Ms. Aaker responded the tramway will be routed along the interior
of the site.
Mr. Martens introduced himself to the Commission along with Tom
Harwyth, and Jim Benshoof. Continuing, Mr. Martens told the Commission the
Phase I office building is already 90% committed, adding United Properties is very
pleased with the response from the market.
Commissioner Runyan questioned when the pond will be constructed. Ms.
Aaker said construction will begin on the pond in conjunction with the completion
of Phase 11.
Commissioner Swenson questioned if the proposed parking is adequate for
the building. Ms. Aaker responded parking is more than adequate, in fact the
second building has more parking than required.
Commissioner Runyan asked if anyone knows when the tramway will be on-
line and operating at its intended capacity. Mr. Martens said the tramway is
proposed to be operational when the entire project is completed.
Commissioner Byron moved to recommend final site and development plan
approval subject to; location of the West 76th curb cut, the implementation of the
size, shape and capacity of the storm water pond in conjunction with the
completion of phase 11, setbacks for the proposed parking and location of the lots
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and ramps remain as originally approved, and like materials are used on the
buildings and ramp. Commissioner Swenson seconded the motion. All voted aye;
motion carried.
P-97-2 Final Development Plan
3917 - 29 West 50th Street
Edina Properties
Zoning: PCD -2
General Location: South of West 50th Street and west of France Avenue
Ms. Aaker informed the Commission the subject property is zoned PCD -2,
Planned Commercial District -2, and is developed with a one story concrete block
and brick building. The existing building occupies approximately one half of the
site with paved area occupying the remaining lot area. The City's municipal
parking ramp and service tunnel are located south of the subject property with the
Edina Theatre located east of the subject site and a retail office building adjacent to
the west.
Ms. Aaker asked the Commission to note the proponents have submitted
Final Development Plan application to redevelop the site. The plan includes
demolishing the existing structure and replacing it with a two story building plus
basement. The plan includes first floor retail area with the basement area occupied
by storage and a restaurant. The second floor would be occupied by an expansion
of the Edina Theatre to include four new screens with 798 seats. The second floor
theatre area will be connected by a walk -bridge from the existing Edina Theatre.
The plan includes a widening of the walk -way alley between the theatre and the
proposed building and would provide direct access from the ramp.
Ms. Aaker pointed out the proposed plan is architecturally similar to a plan
reviewed by the Planning Commission and City Council in June of last year. The
Commission will recall it considered a four story redevelopment proposal for this
site. The plan was reduced to a three story plan when submitted for Council
review. Ultimately, a two story plan was approved by Council. The approved plan
could have a Floor Area Ratio(FAR) of no greater than 1.5, which is the maximum
allowed in the PCD -2 district. The new plan has a FAR of 1.43. The proposed
development intensity is consistent with the 50th and France Redevelopment Plan.
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Ms. Aaker reported the Zoning Ordinance requires parking at a rate of one
space for each 200 square feet of floor area for general retail. At this rate the new
building would create a parking demand of 128 spaces. The four theatres in the
proposed building have a total of 798 seats. In the context of 50th and France,
the theatre is considered part of a shopping center for parking purposes. At one
space for each 10 seats, the theatre creates a demand for an additional 80 parking
spaces.
Ms. Aaker advised the Commission in addition to the skyway connection to
the existing theatre, a key element of the proposal is a canopy over the pedestrian
walkway connecting the parking ramp to 50th Street. A similar canopy was
included in the plan approved last year. The canopy would be a joint venture
between the City's HRA and Edina Properties.
Ms. Aaker explained the proposed building is 47.5 feet in height, which is
the same height as the adjacent theatre. The building complies with the four story
height limit of the PCD -2 district.
Ms. Aaker pointed out the proposed building would be brick with precast
concrete accents. Noting, this is similar to materials proposed for the building
considered in 1996. At the pedestrian level the building will look quite similar to
the earlier plan.
Ms. Aaker stated staff recommends approval of the proposed Final
Development Plan. The proposal is consistent with the 50th and France
Redevelopment Plan. The proposed plan actually reduced total parking demand
when compared to the earlier three and four story proposals. It also shifts greater
than one-half of the new demand to off-peak times. The building is attractive and
Will be an asset to the corner.
Ms. Aaker concluded staff recommends the following conditions to
approval:
1. Modification of plan to conform with Engineering Department
recommendations.
2. Payment of parking assessment for use of public parking.
3. Development Agreement with H RA covering canopy
Mr. John Pazahanick, Marty Rude, and Mr. Vebeck were present
representing Edina Properties
Chair Johnson asked Ms. Aaker the rationalization behind the ordinance
requiring only 1 space per 10 seats. Continuing, Chair Johnson said it has been his
experience (especially on weekends) that the south ramp is full, observing the 1 per
10 appears not to work.
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Ms. Aaker said in a situation where there is other retail adjoining a theatre
the formula is one space per 10 seats and one space per 200 square feet.
Continuing, Ms. Aaker explained if this theatre was a free-standing theatre the
formula would be different, a 3-1 ratio.
Commissioner Swenson asked if the ramp is monitored, and if counts are
taken, is the lower level contract parking included. Ms. Aaker said there is a ramp
monitor, adding the contract parking is not included. Commissioner Swenson
suggested that the City should consider allowing the contract spaces to be used by
patrons on the weekends.
Ms. Aaker said that is a possibility, pointing out employees do work during
the daytime on weekends, adding on weekends there is no enforcement of the
contract or hourly parking spaces.
Chair Johnson interjected with the addition of four new screens, retail, and
a restaurant he believes there may be potential parking problems.
Ms. Aaker agreed the south ramp is heavily used by theatre goers on the
weekends, but if one looks at the other ramps parking spaces are available.
Chair Johnson said that may be correct, but in his experience when an
individual(s) goes to the theatre they park in the south ramp, and they have no
way of knowing if the ramp is full unless you drive through it. Chair Johnson
suggested the possibility of installing a ramp full sign directing patrons to the other
ramps if full. Concluding, Chair Johnson said he does not want to see congestion
and stacking problems. Chair Johnson asked Mr. Hoffman, City Engineer if a sign
would be feasible. Mr. Hoffman said that is a possibility.
Commissioner McClelland agreed with Chair Johnson's observation and
pointed out the restaurant could also add congestion to the south ramp because of
its proximity to it. She commented that many individuals may want to eat before
or after they view a movie.
Commissioner Ingwalson said in his opinion for this project to work parking
is the key. Continuing, Commissioner ingwalson said in studying the plans the
theatre may be the most appropriate use because the traffic generated by a theatre
is usually heavy during the evenings during off-peak hours.
Chair Johnson stated he is not opposed to the plan, but feels steps need to
be implemented to ensure that the ramps work efficiency by finding ways to move
cars in and out in an orderly fashion and directing vehicles to other ramp locations
if the south ramp is full.
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John Pazahanick said all three ramps.are carefully monitored, and it is
believed there is adequate parking to accommodate the proposal. He
acknowledged all parking demands can not be accommodated at the south ramp.
Chair Johnson asked how do we inform patrons the south ramp is full. Mr.
Pazahanick said a ramp full sign may work.
Commissioner Swenson questioned if it is also possible to inform patrons
they can park in the contract parking area during certain hours with signage?
Chair Johnson asked Mr. Pazahanick when Edina Properties proposes to
begin construction. Mr. Pazahanick said they would like to begin construction May
St.
Mr. Marty Rude introduced himself and acknowledged parking in the 50th
and France Avenue area is always an issue. Mr. Rude acknowledged that on
Saturdays the south ramp is usually full, but if you know the area you know there
are other areas to park. Mr. Rude said signage may be something that could be
implemented indicating the location of the other ramps.
Commissioner McClelland directed a question to Mr. Hoffman inquiring if
structurally the south ramp and the TCF ramp could handle another level. Mr.
Hoffman responded the south ramp and the TCF ramp are at maximum.
Continuing, Mr. Hoffman said there is the possibility of adding another level to the
north ramp, but pointed out the north ramp abuts residential properties.
Chair Johnson interjected someone (City staff, 50th and France
Association?) needs to agree to meet and find solutions to solve the potential
parking problems. Mr. Hoffman agreed, he recommended parking should be
studied and recommendations made to the City by the 50th and France Parking
Committee.
Commissioner Swenson asked who decides on the contract parking? Mr.
Hoffman said the contract parking is decided by the 50th and France Avenue
Association/Parking Committee.
Commissioner Workinger asked Mr. Hoffman how the permits are assessed.
Mr. Hoffman responded stickers can be purchased by individual employees, and
there is also an annual assessment paid for by the businesses.
Commissioner Ingwalson questioned how the City determines the
assessment. Mr. Hoffman said it is assessed by square footage.
Commissioner Workinger commented in his opinion the proponent should
solve the parking problems.
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Mr. Rude interjected when the ramps were constructed they were
constructed to address the undeveloped areas.
Commissioner Workinger asked Ms. Aaker if this were a freestanding theater
how would parking be calculated. Ms. Aaker said the requirement would be one
parking space per three seats.
Commissioner McClelland said she believes the parking study/survey is
probably correct except for Saturdays. Mr. Rude said usually the south ramp is
only operating at slightly over 50%. Chair Johnson interjected if the theatre would
have two strong movies running at the same time it is a real possibility the ramps
would fill to capacity. Continuing, Chair Johnson said that while he is not opposed
to the proposal his point is that there is no way to educate people to go to
different ramps if the south ramp is full.
Commissioner McClelland asked Mr. Rude when the parking committee next
meets. Mr. Rude said the parking committee next meets on March 12th,
Commissioner McClelland suggested at the next meeting they consider the contract
parking area, and ways to direct traffic from the south ramp if full.
Mr. Perry Anderson, 6613 Sally Lane and a business owner at 50th and
France said he has concerns regarding parking. He added he is not opposed to the
expansion, but noted the current four screen theatre creates congestion on the
weekends, especially Saturday, and with the addition of four new screens, and a
restaurant he has some concerns.
Commissioner Workinger asked Mr. Hoffman what the Minneapolis side of
France is doing to reduce parking demands on the Edina side. Mr. Hoffman said
Minneapolis is implementing measures to try to limit parking on their residential
streets, and are also looking at purchasing some single family homes to create
parking areas. Mr. Hoffman pointed out the Minneapolis side has limited parking
options and abuts single family homes , which creates a struggle between
commercial and residential to gain more commercial parking spaces.
Commissioner Ingwalson said if the ramps were constructed with a 1.5
F.A.R. and the proposal meets the 1.5 F.A.R., the ramps may be able to handle
the expansion. Commissioner Ingwalson asked Mr. Hoffman if the ramps could be
revisited for counts. Mr. Hoffman reiterated the ramps are presently monitored,
but we will have staff revisit the area in the evenings and weekends to do a parking
count.
Chair Johnson reiterated in his opinion the 1-3 ratio should be applied here.
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Commissioner Swenson pointed out the stairs, and tunnel/walkway are not
at the same grade, observing something will need to be done to eliminate this grade
change. Mr. Hoffman said that is correct. Continuing, Mr. Hoffman said it can be
made to match grade, accommodate pedestrians, and meet ADA standards.
Commissioner Workinger asked Mr. Pazahanick if Edina Properties (Lunds) is
going to purchase the theatre from Cineplex. Mr. Pazahanick said at this time
negotiations are taking place for Edina Properties to acquire the theatre.
Commissioner Runyan asked Mr. Pazahanick what the rationale is for four
more theatres. Mr. Pazahanick said this theatre is very successful, and when first
run movies are playing people are turned away. Mr. Vebeck interjected explaining
if you have more screens you can successfully bid for the "top movies" and get
them.
Commissioner Workinger asked where there are other theatre locations that
have eight screens. Ms. Aaker said in Edina, Centennial Lakes has eight screens
Mr. Vebeck, said presently eight screens is standard in the industry
Commissioner Ingwalson moved to recommend Final Development Plan
approval subject to staff conditions. Commissioner Swenson seconded the motion.
Ayes, Swenson, Bergman, Runyan, Ingwalson, Lonsbury, McClelland, ]ohnson.
Nays; Byron, Workinger. Motion carried 7-0.
Commissioner Ingwalson moved to recommend that the City address the
parking at 50th and France Avenue and explore possible metering of cars when
ramps are full to re -direct parking. Commissioner Swenson seconded the motion.
No action taken.
Commissioner McClelland said that while she agrees that something needs to
be done to ensure parking is adequate she does not believe it is the responsibility of
the City to correct problems. Commissioner McClelland suggested the Commission
pass a resolution expressing our parking and circulation concerns on to the Council.
Commissioner Workinger suggested a Proof --of-Parking Agreement for the
proponent. Commissioner McClelland pointed out the only parking available is
public, so a proof of parking would be hard to accomplish. Commissioner
McClelland suggested that the 50th and France Avenue merchants discuss this
matter with City input and work out a solution.
Commissioner Runyan said we may be presuming a problem will exist. He
pointed out most of the heavy traffic will occur during the off-peak hours for retail
merchants.
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Commissioner Byron said he is excited by the redevelopment, but is worried
about the small merchants within the 50th and France Avenue area. He said it is
important to create the right balance in this area, and in his opinion parking is the
key to keep the shopping area viable.
Mr. Anderson said he also shares the concerns mentioned by Commissioner
Byron, and pointed out in the area there are only 700 parking spaces. Mr.
Hoffman interjected the ramps contain about 1000 parking spaces.
Commissioner McClelland moved to recommend a resolution infonring the
Council of the concerns of the Commission. Commission concerns focus on
maintaining the proper balance within the 50th and France Avenue District.
Acknowledging there may be parking problems as a result of this development,
suggesting that measures be implemented to ensure that patrons of the area are
made aware of the location of all ramps, and if possible ramps should be metered
to indicate when they are full. The City should also meet with the 50th and
France Avenue Traffic Committee and it's merchants to discuss and find solutions
to possible traffic control and parking problems that may arise as a result of this
development. Commissioner Ingwalson seconded the motion. All voted aye;
motion carried.
III. OTHER BUSINESS:
Ordinance Amendment - Telecommunication Antenna
Ms. Aaker explained to Members of the Commission that prompted by changes
that are occurring with telecommunication facilities such as the introduction of
cellular and personal communication services (PCS), City Staff is proposing to
amend Section 815 of the Zoning Ordinances regulating antennas.
Mr. Aaker informed the Commission the Federal Communications
Commission (FCC) Tele -communications Act of 1996 contains important provisions
concerning the placement of antenna structures and other facilities for use in
providing personal wireless services. In addition, the FCC has been and will
continue to allocate spectrum on an ongoing basis for the purposes of cellular and
broadband PCS. Currently, there are two licensed entities providing cellular
services, and six broadband PCS licenses have now been issued for personal
communication services. Ms. Aaker explained that multiple inquiries regarding
Section 815 of the Zoning Ordinance by carriers and those representing them has
prompted City Staff to review the antenna ordinance given the potential for ever
increasing location and permit requests.
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Ms Aaker concluded the purpose of the amendment is to:
• Define personal wireless telecommunication services to differentiate cellular/
PCS from land line public utility service.
• Restrict attachments to all antenna and establish design requirements for
cellular/ PCS towers.
• Prohibit commercial use towers in the lower density zoning districts; R-1, R-2,
PRD -1, PRD -2 and further restrict towers and ground mounted antennas in the
PRD -3, PRD -4, PRD -5. PSR -3 and PR -4 zoning districts.
• Adjust height and setback requirements while introducing proximity to other
tower and co -location requirements to promote the grouping of antennas and to
hopefully avoid the proliferation of cellular and PCS antennas throughout the
City.
• To provide variance criteria requiring that cellular/PCS variance requests include
information prepared by a qualified professional engineer.
Members from the communications industry, Mr. Coyle and Mr. Littlejohn
were present to respond to the proposed ordinance changes.
Commissioner McClelland questioned if cellular phones and PC's can go on
the same tower. Ms. Aaker responded it is her understanding that generally they
can.
Mr. Coyle interjected there are different technical qualifications for these
systems and there are co -locations in place that are compatible, but not all are
compatible. Continuing, Mr. Coyle said there is a commitment in the industry to co -
locate when possible.
Commissioner Runyan asked what the poles look like if there is co -location.
Mr. Coyle said usually there is monopole with dual antenna eight to ten feet in
height. The antenna usually has a six inch diameter and juts out around ten feet.
Continuing, Mr. Coyle said they have towers as high as 165 feet in rural areas, but
in urban areas towers usually are between 100-125 feet.
Commissioner McClelland asked the representatives if possible is their first
choice to co -locate on a roof or other type of existing tower. Mr. Coyle said that is
preferable.
Commissioner McClelland asked Mr. Coyle the base dimension of a tower.
Mr. Coyle said a tower base is usually 12 to 14 feet in diameter.
Commissioner Runyan asked what type of equipment is needed to support a
freestanding tower. Mr. Coyle said a freestanding tower is supported by a utility box
with a chain link fence surrounding it.
Commissioner Ingwalson asked how co -location is encouraged. Mr. Coyle
said his client has an agreement to co -locate when possible with Sprint, adding
usually other companies have similar agreements.
Mr. Littlejohn said in his opinion co -location is at the meat of this issue.
Continuing, he said in the past it has been their goal to co -locate on another
structure, like a roof top or water tower. Mr. Littlejohn presented to the commission
photos of water towers with antenna mounts on them. He explained the antenna is
usually painted to match the color of the water tower, indicating on the photos the
antenna can not be easily noticed.
Commissioner Byron asked the range between towers, using a 125 foot
tower as an example. Mr. Coyle said an 125 foot tower may only serve a 1 square
block area, depending on if there are obstacles in the way.
Commissioner McClelland asked Ms. Aaker how the City is approaching this
ordinance, and who is drafting it. Ms. Aaker explained City staff, is reviewing
information from the League of Cities, and are making changes to the ordinance.
Commissioner McClelland- pointed out this area is very technical for the
Commission to grasp, and in her opinion, the City may need more time and input
from the industry before an ordinance that will work can be drafted. Commissioner
McClelland asked Ms. Aaker if staff is willing to sit down with members of the
industry to obtain their input. Ms. Aaker said that is an option.
Commissioner McClelland asked Ms. Aaker how the City feels about co -
locating on a water tower. Ms. Aaker explained Mr. Hoffman, City Engineer does not
want anyone besides City employees to have access to City towers.
Commissioner Workinger asked if the variance process would be triggered if
an operator desired something above and beyond what our ordinance allows. Ms.
Aaker responded the variance process is an option if needed.
Commissioner Byron said in his opinion it is reasonable to incorporate into
the new ordinance some type of language that encourages co -locations. Ms. Aaker
agreed.
Chair Johnson said in his opinion he agrees with Commissioner McClelland
that the proposed ordinance changes are very technical, and suggested that this
hearing be held over for at least 30 days to allow the members of the industry to
meet with staff.
Commissioner McClelland agreed, she said in her opinion a vote on this
issue this evening is premature. There is so much information to digest.
Commissioner Swenson agreed, and commended staff on their work thusfar.
Commissioner Ingwalson interjected he encourages the industry to co -locate
on existing towers and buildings whenever possible, echoing Commissioner Byron
that he wants the new ordinance to encourage co -location.
Commissioner McClelland suggested asking the Council to consider
moratorium. She pointed out this is a very important issue that has impact on each
and every resident and should be studied carefully to achieve an ordinance that can
be enforced.
Commissioner McClelland moved to recommend that this item be held over
to the next regularly scheduled Commission meeting (or later), and recommending
that the City Council consider a resolution imposing a moratorium (30-60 days?)
preventing the installation of towers, and antennas while changes to the ordinance
are being studied. This resolution would allow time for staff to work with members of
the industry to achieve the best possible ordinance, one that would work.
Commissioner Workinger seconded the motion. All voted aye; motion carried.
IV. ADJOURNMENT:
The meeting adjourned at 10:30 p.m.
Jackie Hoogenakker
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