HomeMy WebLinkAbout1999-12-01 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
DECEMBER 1, 1999,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50TH STREET
I. APPROVAL OF THE MINUTES:
October 27, 1999
II. OLD BUSINESS:
Z-99-1 Haugland Company
5850 Opus Parkway, Suite 108
Request: Amend Comprehensive Plan map from single family to
commercial. Rezoning from R-1 to commercial
Location: Tracts A and B, Registered Land Survey No 1378 Hennepin
County, Minnesota
III. ADJOURNMENT:
MINUTES OF THE REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
WEDNESDAY, DECEMBER 1, 1999,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT:
John Lonsbury, Ann Swenson, David Byron, David Runyan, Charles
Ingwalson, Helen McClelland, Lorelei Bergman, Gordon Johnson
MEMBERS ABSENT:
Geof Workinger
STAFF PRESENT:
Craig Larsen, Fran Hoffman, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
Commissioner McClelland moved approval of the October 27, 1999, meeting
minutes. Commissioner Lonsbury seconded the motion. All voted aye; motion carried.
II. OLD BUSINESS:
Z-99-1 Haugland Company
5850 Opus Parkway, Suite 108
Request: Amend Comprehensive Plat map from single family
to commercial. Preliminary rezoning from R-1 to
commercial
Location: Tracts A and B, Registered Land Survey No 1378 Hennepin
County, Minnesota
Mr. Larsen reminded the Commission the proposed rezoning was heard and
continued at the October 27, 1999, Planning Commission meeting. The proponents were
requested to supply further information regarding traffic impact of the development
compared to other possible uses.
The proponent, Mr. Gene Haugland was present. Mr. Jim Benshoof, traffic
engineer was also present.
Mr. Haugland introduced himself to the Commission, and introduced Jim Benshoof,
of Benshoof & Associates, Inc. to address traffic.
Mr. Benshoof told the Commission at their recommendation a traffic analysis was
prepared for the proposed retail development on Lincoln Drive. Mr. Benshoof informed the
Commission Haugland Company is requesting to develop a 9,900 square foot retail mall in
the southwest corner of Londonderry Road/Lincoln Drive. The development is designed
with two driveways on Lincoln Drive and no access on Londonderry Road. With graphics
Mr. Benshoof pointed out the access points, and asked the Commission to note the
driveway access for the proposed development is off -set from the driveway entrance into
the United Health Care campus. Mr. Benshoof said his purpose is to address the basic
traffic effects of the proposed development.
Commissioner Ingwalson noted in reviewing the trip generation chart he noticed
traffic counts were taken on November 11th and 12th. He pointed out that was a holiday
and questioned if the count was a fair representation.
Mr. Benshoof said he believes the counts taken on those days represent normal
traffic flow. Continuing, Mr. Benshoof explained the total daily two-way volume was 4,835
vehicles. He pointed out this count is close to the 5,000 count recorded by the City.
Continuing, Mr. Benshoof said the highest volume in the morning peak period was 527
vehicles. The highest hour volume in the afternoon peak period was 670 vehicles.
Commissioner Swenson questioned the access points on the site and asked if
traffic would flow better if it was a one way situation throughout the site. Mr. Benshoof
responded that he did not believe that would be of benefit. He said Lincoln Drive at this
point can be developed into three traffic lanes which would be a benefit.
Commissioner Lonsbury asked Mr. Benshoof to explain to the Commission how
traffic reports are compiled. Mr. Benshoof explained vehicle counts are taken over a
period of time and projections are made based on information gathered from "Trip
Generation, 6th Edition, " Institute of Transportation Engineers, 1997, and experiences by
Benshoof & Associates, Inc.
Commissioner Lonsbury asked Mr. Benshoof how confident he feels his report is. Is
he 99% confident or 80% confident. Mr. Benshoof said traffic analysis does not work on
percentages, adding he is confident the counts reflect what is occurring along Lincoln
Drive.
Commissioner Ingwalson asked Mr. Hoffman if he agrees with the traffic analysis
presented by Mr. Benshoof. Mr. Hoffman responded that he looked at how the traffic
analysis was conducted, and agrees with the outcome. He said every couple seasons the
City has a traffic count compiled in this area. Mr. Hoffman said as he understands it the
issue before the Commission is what would generate the least amount of traffic, retail or
office.
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Commissioner Runyan asked Mr. Hoffman if he feels Lincoln Drive is wide enough
to accommodate three lanes. Mr. Hoffman responded in his opinion three usable lanes
can be developed in this area. Continuing, Mr. Hoffman said he would recommend three
lanes as a condition of the developers agreement.
Commissioner McClelland pointed out if a vehicle exits United Health Care to travel
north, then stops at the convenience mall the vehicle would block the lane, and access
area. Mr. Hoffman said that scenario would be avoided with three lane striping.
Commissioner McClelland commented if one were to accept the figures on page 3
of the traffic report that only 39 new trips would be generated in the A.M., and 56 in the
P.M. she would question why anyone would what to construct a retail center with so few
new trips. Commissioner McClelland said Lincoln Drive and the area of Parkwood Knolls
is already overburdened with traffic, and in her opinion this proposal just adds to the
congestion.
Chairman Johnson asked Mr. Larsen if he believes the building sizes, of 20,000
square feet for office, 16,000 square feet for medical office and 9, 800 square feet for retail
are a realistic comparison for this site. Mr. Larsen responded in the affirmative.
Chairman Johnson opened the floor to the audience.
Mr. Moyle, 5736 Tucker Lane, said in his opinion the real problem is not Lincoln
Drive but Londonderry Drive. He explained navigating along this stretch of road is tedious.
Continuing, Mr. Moyle commented that all office uses in the area are adequately screened
with berms and vegetation, but the proposed retail mall will be out in the open, very
conspicuous. Concluding, Mr. Moyle said he feels that an office building is more
consistent with the neighborhood.
Mr. Anderson, 6925 Langford Drive, told the Commission he may be the only one
present this evening that favors the rezoning. He added he is looking forward to added
conveniences in the area, and suggested that the information the Commission has been
receiving may be skewed. He said he has spoken with a number of people in his
development that support the proposal. Commissioner McClelland asked Mr. Anderson
how many units are located in the Manor Home development. Mr. Anderson said he
believes there are 140 individual units.
Ms. Kay Ireland, 5700 Parkwood Lane, told members of the Commission traffic is
very bad in Parkwood Knolls, adding it does not bother her to have to go to Jerry's for her
shopping needs.
Marcella Mosow, 6877 Langford Lane, asked the Commission about the pollution
that will be generated as a result of this development. She pointed out there is a clean air
act that needs to be followed. Mr. Larsen responded a proposal of this size does not
trigger pollution review.
Mr. McDougal, 6829 Langford Drive, told the Commission there are many walkers in
the area, and in his opinion it is dangerous to cross Lincoln Drive (workers from United
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Health Care). He explained an MTC bus services Lincoln Drive, and the bus stops traffic
when picking up passengers at different points along Lincoln Drive.
Mr. Hoffman said when United Health Care requested using this piece of land for
parking during a campus construction phase the City had the same concerns. The City
worried about workers crossing Lincoln Drive to get to the United Health Care campus and
then back to their cars. Mr. Hoffman commented staff was surprised at how smoothly the
workers crossed Lincoln Drive, and during that period of time no problems occurred.
Commissioner Swenson asked Mr. McDougal where the MTC bus stops are
located. Mr. McDougal responded the bus stops at the entrance to the Manor Homes, and
at other points along Lincoln Drive
Mr. Bill Rose, Habitat Court, asked the Commission if the only choice they have is a
yes vote on development of some type on this site or can the City refuse development.
Chairman Johnson pointed out the land is privately owned. He added what is
before the Commission this evening is staff's recommendation that a neighborhood retail
mall is the best land use for this site.
Mr. Robert Martin, 6983 Langford Drive, told the Commission every office building
he is familiar with offers coffee to their employees, questioning why a freestanding retail
coffee/restaurant is needed.
Mr. Vick Ryans, 6920 Lincoln Drive, stated in his opinion drivers today are very
discourteous, and they race down Lincoln Drive at top speed. He pointed out traffic in this
area is already heavy and dangerous and this proposal will add to it.
Mr. Karl Kaufman, 5709 Duncan Lane, told members of the Commission it is not
unusual for vehicles to use the entrance into Londonderry Townhomes as a turn around to
avoid ramp metering. Mr. Kaufman said he would like the Commission to consider the
total area when reviewing this proposal, and if approved stipulate that Lincoln Drive needs
to be widened before development can occur.
Mr. Hoffman interjected in his opinion that should be a condition of approval.
Commissioner Swenson asked Mr. Hoffman if there is a sidewalk in the area. Mr.
Hoffman said there is a sidewalk on one side of Lincoln Drive.
Mr. Crolick, 5609 Parkwood Road, said the Parkwood Knolls neighborhood is
already over -stressed with traffic, and noise pollution. Mr. Crolick suggested leaving the
zoning exactly as it is zoned, R-1
Commissioner Swenson asked Mr. Larsen to explain the R-1 zoning classification.
Mr. Larsen explained the City views the R-1 zoning district as single family
detached or an open vacant undeveloped piece of land.
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A resident of 6892 Langford Drive told the Commission his issue is pedestrian
travel. He explained he walks his dog three times per day, and walks along Lincoln Drive.
He told the Commission if they approve this proposal they will be adding more traffic to an
already dangerous congested traffic situation.
Donna Schoffelman, 6964 Langford Court, told the Commission she has a concern
about weekend use of the proposed mall. She said she is not sure there will be enough
traffic on the weekends to sustain the mall, adding she worries about the buildings
becoming vacant.
Commissioner Lonsbury asked Mr. Larsen to clarify the zoning of R-1, and the
City's obligation for development.
Mr. Larsen explained the R-1 zoning district is the zoning district for single dwelling
units. It is also a designation used as a "holding" zone for undeveloped private land. The
City can either allow development of this land, or the City can purchase it. In most
instances with undeveloped land the City considers what is a reasonable use of the land.
Mr. Lonsbury asked Mr. Larsen if a residential development would be an option.
Mr. Larsen said constructing a residential home on this site would be unrealistic.
Commissioner Lonsbury said as he understands it, the "City " to the best of its
ability is to determine what is the most reasonable use of the land. Mr. Larsen responded
that is correct.
Commissioner Swenson asked Mr. Larsen who owns the subject property. Mr.
Larsen told the Commission United Health Care owns the property, and Haugland
Company has entered into a purchase agreement with United.
Commissioner Swenson questioned what would happen if the State wanted to
purchase this portion of land to widen 169. Mr. Hoffman responded that he does not
believe the State has any intention of buying private land, adding he will contact the State
regarding this parcel.
Chairman Johnson suggested to Mr. Hoffman that he contact the State and inquire
if they have interest in acquiring this piece of land.
Commissioner Bergman asked Mr. Larsen how reasonable it is to construct a one
story office building on this site. Mr. Larsen said the size of this site could accommodate a
20,000 square foot office building under the City's Zoning Ordinance, but it may be difficult
to locate a 20,000 square foot building foot print on this site while also accommodating
City parking requirements.
Commissioner Bergman asked Mr. Larsen to explain the different commercial
zoning districts.
Mr. Larsen explained there are four different zoning districts in Edina, PCD -1,2,3 &
4. A PCD -1 zoning, (which is the recommended zoning for this site) is a zoning district
that serves the neighborhood, it is a less intense retail use. The PCD -2, zoning district is
5
a commercial zoning that serves the community. The PCD -3, zoning district is zoned for
regional use. (i.e., Southdale, Galleria) Concluding, Mr. Larsen said the last zoning
district, PCD -4, is a district zoned for gas stations, and car repair shops.
Commissioner Runyan asked Mr. Haugland if he knows the tenant mix of the
proposed retail shops. Mr. Haugland said at this time he believes there will be a coffee
house, deli and dry cleaners. Mr. Haugland added he would like to pursue a convenience
store for a fourth space.
Commissioner McClelland asked Mr. Larsen if there is anything in the PCD -1
zoning district that would prohibit the construction of a McDonalds. Mr. Larsen said the
PCD -1 zoning district does not allow a drive-through window, but a McDonalds restaurant
without a drive-through window, and with adequate parking to accommodate restaurant
seating could be constructed.
Commissioner Swenson moved to recommend preliminary rezoning approval, R-1
to PCD -1, amendment to the comprehensive plan map and subject to final rezoning and
City Engineering approval of road width on Lincoln Drive. Commissioner Lonsbury
seconded the motion.
Commissioner McClelland stated she will vote against this proposal. She added
she worries about pedestrian traffic, Vernon and Gleason Avenues, mall lighting, and the
possibility that the proposed mall may attract teenagers after hours. Commissioner
McClelland concluded in her opinion if anything is developed on this site it should be a
small office building similar to other low profile office buildings located on Lincoln Drive.
Chairman Johnson called for the vote. Ayes; Lonsbury, Swenson, Byron, Runyan,
Ingwalson, Bergman, Johnson. Nay, McClelland. Motion carried, 7-1.
III. ADJOURNMENT:
Commissioner Lonsbury moved for adjournment at,8:45 p.m.
-,Jbckie Hoogenakker
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