HomeMy WebLinkAbout2000-01-26 regular Plananing Commission MinutesMINUTES OF THE REGULARMEETING OF THE
PLANNING COMMISSION
WEDNESDAY, JANUARY 26, 2000, 7:30 P.M.
CITY HALL COUNCIL CHAMBERS
MEMBERSPRESENT:
Chair, Gordon Johnson, David Byron, Ann Swenson, John Lonsbury,
Helen McClelland, Lorelei Bergman
MEMBERS ABSENT:
David Runyan. Geoffrey Workinger and Charles ingwalson
I. APPROVAL OF THE MINUTES:
The minutes of the December 1, 1999, 'meeting were filed as submitted.
II. OLD BUSINESS:
Z-99-1 Haugland Company
5850 Opus Parkway, suite 108
Request: Final rezoning, amendment to the Comprehensive
Plan map, and amendment to the zoning
ordinance.
Location: Tracts A and B, Registered Land Survey No. 1378
Hennepin County, Minnesota
Mr. Larsen informed the Commission the City Council, on December 21,
1999, granted preliminary rezoning for the proposed development. The
proponents have now presented plans in support of their request for Final
Rezoning approval.
Mr. Larsen explained the final plans illustrate a multi -tenant retail building
of 10,800 square feet, which is 1,000 square feet larger than in the preliminary
plan. Parking is increased from 67 to 83 spaces. Code requires a minimum of
67 spaces for a building of this size. The proposed development plans comply
with all requirements for Final Rezoning approval.
Mr. Larsen pointed out the development plans continue to illustrate a drive
through drop-off for the cleaners located at the southeasterly corner of the
building. The zoning ordinance specifically prohibits drive though facilities for
banks and restaurants in the PCD -1 district, but is unclear about other uses.
Staff suggests the following amendment to clarify ordinance language
concerning drive through facilities: Drive through facilities, except for
financial institutions, and food establishments as defined in Section 720 of
the City Code.
Mr. Larsen said over the past several months the City Traffic Safety
Committee has been studying traffic issues in the greater Parkwood Knolls
neighborhood. One of the recommendations of the Committee is a redesign of
the intersection of Lincoln and Londonderry. The design impacts the
northeasterly corner of this development site as shown on the site plan submitted
by the developer. In order to complete the reconstruction of the intersection the
developer will need to dedicate an easement over this area. This can be done
without impacting the development.
Mr. Larsen concluded the proposed final plans meet all requirements for
Final Rezoning, and no variances are requested. Staff recommends approval
subject to:
1. Developer's Agreement to include the widening and turn lanes on
Lincoln Drive.
2. Dedication of additional right of way in northeasterly portion of site
necessary for reconstruction of Lincoln Londonderry intersection.
Staff also recommends the Zoning Ordinance amendment mentioned
above.
The proponent, Mr. Gene Haugland of Haugland Company was present to
respond to questions.
Commissioner McClelland asked Mr. Larsen if Vernon Avenue is a county
road. Mr. Larsen responded in the affirmative. Commissioner McClelland further
questioned if the county will allow signalization on Vernon Avenue and Gleason
Road. Mr. Larsen responded that staff believe a traffic signal will be allowed, but
the City of Edina will pay for it.
Commissioner Swenson asked Mr. Larsen how staff would prevent other
drive-through uses from "going in" if the proposed drive-through dry cleaner
vacates the space. She pointed out the drive-through situation on Gus Young
Lane. Mr. Larsen explained staff is requesting an amendment to the PCD -1
zoning district which would add and clarify permitted drive-through uses in that
zoning district. Mr. Larsen said staff believes a dry cleaning establishment with a
drive-through option is less intense than what is allowed in the PCD -2 zoning
district regarding drive-through uses. Commissioner Swenson asked if the
requested ordinance amendment would "clean up" the ordinance. Mr. Larsen
said that is correct.
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Commissioner Lonsbury asked Mr. Larsen what in his opinion is the
advantage of drive-through facilities. Mr. Larsen said from a zoning standpoint
drive-through facilities reduce the demand of on-site parking.
Commissioner McClelland noted she would like some type of assurance
from staff that a traffic signal will be erected at Vernon/Gleason. Mr. Larsen said
erection of a traffic signal at the Vernon/Gleason location will be heard by the
City Council some time in late February or early March 2000.
Chairman Johnson asked Mr. Larsen if the proposed widening and re -
stripping of Lincoln Drive to three lanes is timed to coincide with the construction
of the store. Mr. Larsen said road improvements will be completed when the
store(s) opens.
Commissioner Lonsbury noted the square footage of the proposed retail
store has increased, and questioned how that happened. Mr. Haugland
explained an adjustment was made to the building locating in closer to the rear
property line. He added the building was maneuvered to the west and north
which lowered the profile of the building while accommodating the proposed
change in the intersection at Londonderry Road and Lincoln Drive.
Commissioner Lonsbury moved to recommend adoption of amendment to
the zoning ordinance to more clearly define drive-through facilities in the PCD -1
zoning district. Commissioner McClelland seconded the motion. All voted aye;
motion carried 6-0.
Commissioner Swenson moved to recommend final rezoning approval
and amendment to the zoning ordinance subject to: Developers Agreement to
include the widening and turn lanes on Lincoln Drive and dedication of additional
right of way in northeasterly portion of the subject side necessary for
reconstruction of Lincoln/Londonderry intersection. Commissioner Bergman
seconded the motion.
Chairman Johnson asked Commissioner's Swenson and Bergman if they
would accept an amendment to their motion to include "with the recommendation
that a stop light be erected at Vernon/Gleason. Commissioner's Swenson and
Bergman accepted that amendment.
All voted aye; motion carried 6-0
P-00-1 Fairview Southdale Hospital
6401 France Avenue South, Edina, MN
Request: Final Development Plan for hospital expansion and
Conditional Use Permit for construction of a parking
ramp at 6400 France Avenue South
Mr. Larsen informed the Commission Fairview Southdale hospital is
seeking approval for an expansion that includes remodeling existing space,
expanding outpatient services, additional medical office space, and construction
of structured parking on the existing surface parking lot west of France Avenue.
The expansion would occur in three phases. Phase I would be a single story
with lower level addition to the west side of the building. Phase II would further
expand the first floor, would add three levels of medical office space (MOB)
above the addition, would construct a 984 space parking structure west of
France Avenue which would be connected to the hospital by a skyway over
France. Phase III would reorient the hospital's main entrance from the north to
the west side and complete the interior remodeling.
The proposed 4 level, 984 space parking structure requires 2 setback
variances. The first is along the north property line which is the right of way for
the Crosstown highway. The ramp has been pushed as far north as possible to
maximize the setback from 65th Street. As a result a 32 foot setback variance is
requested which is equal to the height of the ramp. The second variance occurs
at the southwesterly corner of the ramp where a 4 foot setback variance is
requested. The ramp provides a 31 foot setback where 35 feet is required.
Mr. Larsen explained when all 3 phases of the hospital expansion are
complete the Floor Area Ratio for the site will be 1.06 which exceeds the
maximum FAR of 1.0 for the Regional Medical District. This ultimate FAR,
however, does not take into account the property west of France owned by the
hospital (the parking ramp property). If given credit for this property the FAR
would drop to 0.88 and would not require a variance. The relocated ring road
along the west and north sides of the building comes within 3 feet of the property
line on the north side and within 5 feet along the west side of the building. The
required setback is 20 feet. Thus, a 17 foot parking setback variance is required.
The ring road is necessary because the hospital intends to limit access to the
parking areas to the west and north of the building.
Mr. Larsen pointed out the Zoning Ordinance bases parking requirements
for hospitals on the number of beds and employees. We have found this
standard does not work to evaluate parking demand for a modern hospital
campus. Rather we have relied on parking counts and the experience at other
suburban hospitals to determine how much parking is needed. This method has
worked well. The hospital's parking consultant estimates a overall demand of 5
spaces per 1,000 square feet for the completed project. The proposed ramp
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would provide parking adequate to meet expected demand. According to the
analysis existing parking is adequate to meet Phase I demand.
Mr. Larsen told the Commission the traffic impact of the proposed
development is addressed in the attached Traffic Impact Study prepared by
BRW, Inc. The study is attached for Commission review. The study has been
reviewed by the City Engineer. Recommendations for area improvements are
detailed on page 30 of the report. Improvements to Drew Avenue should occur
coincident with Phase I, while improvements west of France should occur when
the ramp is built in Phase II.
Mr. Larsen stated Fairview Southdale is a community asset that provides
vital services to the community and region. Staff believes it is essential that the
hospital have the flexibility to react and change as the delivery of health care
evolves. Acquiring the site west of France Avenue allows the hospital this
flexibility. Construction of the skyway will allow the two sites to function as one.
Traffic is, and will continue to be an issue in this area. Proposed improvements
in the Traffic Study are consistent with the city's master planning for the area.
Staff recommends approval of the 3 phase plan for the expansion and
remodeling, and also recommends approval of the Conditional Use Permit for
the 4 level ramp conditioned on:
1. Permits from 9 Mile Creek Watershed District
2. Hospital participation in street and intersection improvements as set
out in the Traffic Impact Study
3. Refer ring road design to staff to examine possible modification which
could occur with Phase II of the project
Mr. Mark Enger, Mr. Daniel Weber were present representing Fairview
Southdale Hospital. Mr. Richard Dahl was present representing BWBR
Architects, and Mr. Howard Preston of BRW was present.
Commissioner McClelland asked Mr. Larsen why 6400 France Avenue
(site of proposed ramp) requires a Conditional Use Permit. Mr. Larsen explained
the site is zoned APD, Automobile Parking District, and constructing a ramp in
an APD zone requires a Conditional Use Permit.
Commissioner McClelland commented she has some concern that in the
future the ramp could be sold to a separate party. Mr. Larsen responded once
the ramp is physically connected to the hospital via the skyway that concern
would not be an issue.
Commissioner Swenson noted Phase I is aggressive and reduces and
eliminates parking during the construction phase. She asked if staff believes
parking demands will be met during the construction process. Mr. Larsen agreed
that providing adequate parking will be a balancing act, adding he believes
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during the construction period parking demands will be met. Commissioner
Swenson suggested that the parking ramp structure be constructed first, thereby
providing parking during construction phases.
Mr. Mark Enger addressed the Commission and informed them Fairview
Southdale Hospital (FSH) is 35 years old, has experienced many changes, and
is committed to the City of Edina and the community. Mr. Enger said the main
site is15 acres, and was donated to FSH by the Dayton family for health care to
the community. Mr. Enger told the Commission for the past three years FSH has
looked at numerous expansion scenarios, and believes the plan before the
Commission this evening fulfills the hospitals and communities needs. Mr. Enger
said FSH is now operating at its maximum capacity due to the growth of the
southwest suburbs, and FSH needs to meet the demands of the community.
Mr. Enger explained the proposed campus expansion will be
accomplished in three phases, and it is the goal of the hospital to accomplish the
three phases with as little disruption as possible. Mr. Enger introduced to the
Commission, Mr. Daniel Weber also of FSH.
Mr. Weber informed the Commission the goal of the hospital is to orient
the hospital toward the west, France Avenue. He said the front entrance for the
hospital will be moved from the north to the west taking full advantage of France
Avenue. Mr. Weber added new landscaping will be incorporated on site and a
"green area" will be developed on the first floor allowing visitors and patients to
enjoy the outdoors. Mr. Weber also noted the hospital will be creating quasi -
public spaces that the hospital intends to offer the community for use. Mr.
Weber said the hospital wants to develop a strong purpose of campus. Mr.
Weber introduced Mr. Rick Dahl, architect for the project to further explain the
proposal.
Mr. Dahl told the Commission the goal of the project is to create a
recognized campus that is approachable and flexible. Mr. Dahl added the
project is also cost effective, and re -enforces the sense of campus. Continuing,
Mr. Dahl said the master plan will include; clinical components and support
spaces, educational facilities, quasi -public spaces, medical office building,
parking ramp and a skyway spanning France Avenue. Mr. Dahl said the master
plan is proposed to be implemented over the course of three phases.
Mr. Dahl explained Phase I is proposed to begin in the spring of 2000 and
completed by the winter of 2002. Phase I will include 74,000 square feet of
expansion which will occur on the first and lower levels. Phase I also includes
52,000 square feet of remodeling on the first floor. Phase I will include the heart
center, including a cardiology suite of seven procedure rooms. Surgery facilities
are also expanded by adding eight Ors, and MRI is being relocated adjacent to
the Emergency Department. Phase II adds the medical mall, parking ramp and
skyway. This phase is targeted to begin in the spring of 2001 and end in the
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winter of 2002. Mr. Dahl said Phase III includes the completion of the medical
mall, expansion of the post-operative recover area, a 20 foot wide lower level
concourse will be created to route public traffic from the new outpatient entrance.
Construction of Phase III is anticipated to being in the spring of 2002 and
completed in the fall of 2003. Concluding Mr. Dahl explained the building design
will be respectful of the existing hospital, and the proposed materials for
expansion include brick to match the existing building, precast concrete, and
green marble. Similar materials will be used on the proposed skyway and
parking ramp.
Mr. Enger told the Commission traffic is a concern in the area, and the
hospital is working with City staff on signage to aid in the better flow of traffic,
and to divert some traffic to Valley View Road. Mr. Enger said there will be some
temporary parking inconveniences that the hospital hopes to mitigate by
providing shuttle services for staff and temporary parking solutions.
Chairman Johnson questioned if the bulk of patient and visitor parking will
be located in the proposed new ramp west of France Avenue and will the
existing ramp be used by staff. Mr. Enger responded the existing ramp will be
used by tenants and patients of the existing medical office building. Mr. Enger
said he believes the vast majority of staff will park in the new parking structure.
Chairman Johnson said the last time the hospital came before the
Commission there was some talk about West 65th Street and Drew Avenue.
Chairman Johnson questioned what happened to that plan. Mr. Enger said a
previous option of the hospital was an expansion that included the closure and
re-routing West 65th Street. Mr. Enger said that scenario has died. Mr. Enger
introduced Mr. Howard Preston of BRW.
Mr. Preston said as part of the traffic study BRW conducted a technical
analysis of what is occurring now, and what will occur in the future. Mr. Preston
said he has worked closely with Mr. Hoffman from the City's Engineering
Department, and has suggested that Drew Avenue be widened from 66 Street
to 65th Street to accommodate traffic.
Chairman Johnson asked if there has been any discussion between the
hospital and the neighborhood. Mr. Preston said prior to the change in
scenarios BRW conducted a vehicle trace survey in the area. This survey
indicated that much of the traffic on West 65th Street appeared to be destined for
the hospital. Mr. Preston said it has been their goal to focus traffic coming to
and going from the hospital to West 66th Street and Drew Avenue.
Mr. Enger, interjected and told the Commission FSH has held two
community forums inviting the neighbors giving them an opportunity to discuss
the proposed expansion, and in addition the hospital has kept in contact with
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Pacey Irk, Chair of the Colony Association. Mr. Enger said at this time there
appears to be no issues.
Chairman Johnson stated traffic on Valley View Road coming west from
the proposed ramp concerns him. He pointed out Valley View Road is 300 to
400 feet from the proposed ramp, and if a vehicle turns right onto Valley View
Road, and turns left onto Crosstown a stacking problem will occur. Chairman
Johnson noted it is already difficult to get onto Crosstown. Mr. Preston, said
FSH is looking into the possibility of creating signalization at the south and north
ramp terminals. Mr. Preston said it is hoped this will assist vehicles in getting
from 65th onto Valley View Road going north and turning west onto the
Crosstown. Mr. Preston added congestion on the Crosstown highway is beyond
the scope of the hospital. Chairman Johnson stated during certain hours one
can't get on the Crosstown ramp. Continuing, Chairman Johnson said he has a
concern especially during rush hour that travelers will figure out a way to wind
through the neighborhood and pick up north bound 100 at Benton Avenue. Mr.
Preston agreed that is a possibility. Mr. Enger interjected it is difficult to define
when rush hours starts and stops, adding hospital shift changes are during
different hours, and it is our hope that the staggered time frame distributes traffic.
Mr. Enger said the hospital shares the same concerns regarding traffic. He
stated it is important to the hospital that patients and visitors gain easy access to
the campus. Mr. Enger concluded hospital staff is very interested in working with
the City, County and State, to resolve traffic issues, reiterating finding solutions
is very important to FSH and the community.
Commissioner Swenson questioned Mr. Hoffman if it is possible to put a
traffic light at the bottom of the Valley View Road exit from Crosstown Highway.
Mr. Hoffman said that can be accomplished, adding there is a plan to construct
three lanes at this point because the exit lane is so short merging into flowing
traffic with so many lane changes required to gain access to France Avenue.
Commissioner Swenson said she also has a concern with the ramp entrance
from Valley View Road traveling westbound on Crosstown Highway. She said it
is difficult to excelerate fast enough because the merge lane is so short. Mr.
Hoffman said he agrees with that observation, and explained there is an idea
using additional land making the merging easier.
Commissioner McClelland said she noticed the hospital has stressed it is
a non profit organization, and pointed out when the hospital requested the office
building and ramp in the NE corner of the campus it was felt at that time that that
would be the last expansion to the campus. Mr. Enger explained BTO, owner of
the medical office building is not a non profit organization. He said they are for
profit and pay property taxes, and will continue to pay taxes on the existing
building, and the proposed new office suites. Continuing, Mr. Enger pointed out
the demand for medical facilities has increased during the last decade which can
be noted in the occupancy rates of medical facilities along France Avenue. Mr.
Enger said he cannot address what occurred before he came to FSH, and how
the hospital presented itself at that time, but believes this expansion is needed,
and is an asset to the community.
Commissioner McClelland questioned Mr. Enger on the temporary
structure variance the hospital requested in December. Mr. Enger said at this
time FSH is considering other options. It was found that the cost of the
temporary structure exceeds the budget of the hospital.
Mr. Dahl interjected he was present at the December Zoning Board
hearing and explained as designed the temporary structure would be required to
conform to building codes and cost became a factor. Concluding, Mr. Dahl said
they are in the process of discussing other temporary options.
Commissioner Lonsbury asked Mr. Enger is he knows the percentage
breakdown of residents that use the hospital and It's campus facilities. Mr.
Enger explained FSH encompasses the SW metro area, which includes Edina,
parts of southwest Minneapolis, Bloomington, and Richfield. Mr. Enger said that
percentage is roughly 85%. 15% comes from other regions.
Commissioner Swenson asked Mr. Larsen the difference between Floor
Area Ratio (FAR) and lot coverage. Mr. Larsen explained lot coverage (building
footprint coverage) calculations are used in the residential districts. FAR is used
in commercial and other zones and measures the gross floor area divided by the
lot area. Commissioner Swenson asked Mr. Larsen if he knows of any areas in
the City where the FAR is as intense. Mr. Larsen said many of our commercial
zones are at the maximum FAR. Mr. Larsen explained what is different in this
situation is that France Avenue divides the campus creating a situation where
the property west of France Avenue cannot be used in FAR calculations, even if
it is owned by the hospital and considered part of the campus.
Commissioner Swenson asked Mr. Larsen if he has a concern about
setting a FAR precedent. Mr. Larsen said by law variances are not precedent
setting, they are always unique to each site.
Commissioner Bergman asked Mr. Larsen if he is aware of future
development plans on the Southdale Medical Building site south of the hospital.
Mr. Larsen said that is a real possibility. He added the traffic analysis was
required to assume an addition will occur on that site.
Commissioner Lonsbury asked Mr. Larsen if City Code allows skyways.
Mr. Larsen said skyways are not addressed in the code. Continuing, Mr. Larsen
said France Avenue is a County road and the County has indicated they have no
problem with the proposed skyway as long as it meets height requirements.
Commissioner Lonsbury questioned if any code modifications should occur
regarding skyways. Mr. Larsen stated that is worth thinking about, adding at the
present time he does not believe there is another skyway imminent.
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Commissioner Byron moved to recommend Final Development Plan and
Conditional Use approval, subject to: permits from the Nine Mile Creek
Watershed District; hospital participation in street and intersection improvements
as set out in the Traffic Impact Study; refer ring road design to staff to examine
possible modification which could occur with Phase II of the project, and subject
to variance approval as they relate to the parking ramp and ring road.
Commissioner Bergman seconded the motion.
Chairman Johnson asked Commissioner's Byron and Bergman if they
would accept an amendment to the motion that would include the further study
and discussion of Drew Avenue and its intersections. Commissioner's Byron
and Bergman accepted the amendment. All voted aye; motion carried.
Z-00-1 Frauenshuh Companies
& 7101 West 78th Street
S-00-1
Request: Rezoning from POD -1 to POD -2 and 2 lot subdivision
Gen Location: Northeastern quadrant of Highways 169 and 494
Mr. Larsen told the Commission the subject property measures
approximately 13 acres, is zoned Planned Office District, POD -1, and is vacant.
The northerly 75 feet of the site is subject to an NSP easement for an overhead
transmission line. The central portion of the site contains a pond covered by an
easement in favor of the state highway department. A large portion of the site is
impacted by wetlands and flood plain.
The subject property is owned by the City of Edina. It was acquired from
the FDIC in 1991. The City has entered into a purchase agreement with the
Frauenshuh Company to acquire and develop the popery. The site became part
of the City in 1981 as part of a land exchange with the City of Bloomington that
also include portions of the Raddison South Hotel. The action to zone the
property for office use occurred while the property was still a part of Bloomington.
Mr. Larsen explained the proposal would subdivide the property into 2
lots, rezoning the larger lot (Lot 1) to POD -2, and leaving the Lot 2 zoned POD -1.
The only difference between the two office zones is that POD -1 limits building
height to 4 stories while the POD -2 district does not have a height limit. The
developers intend to immediately develop Lot 1, and hold Lot 2 for future
development.
The building proposed for Lot 1 would be 7 stories in height and contain a
gross floor area of 168,258 square feet. The building would be supported by a 7
level parking structure containing 681 spaces. Total on site parking is proposed
at 703 spaces. Code requires 673 spaces for a building this size.
Mr. Larsen informed the Commission the proposed plans request two
variances, both are front street setback variances. In the office district if the
building or structure height exceeds 35 feet, the setback must equal the height of
the building or structure. In this instance the building is 122 feet 8 inches
measured from grade to the top of the penthouse. The ramp measures 75 feet
in height. Thus, setback variances of 87 feet 8 inches for the building and 40
feet for the ramp are required.
The proposed development will be served by an extension of the West
78tH Street/ frontage road which now ends at the east side of the site. The new
road will extend west and then north to the Valley View / 169 interchange.
Exterior materials of the proposed building would be predominately glass.
The ramp would be finished with precast concrete panels with glass on elevator
towers. The materials comply with ordinance standards.
In addition to the rezoning a subdivision of the property into 2 lots is
requested. Lot 2 is not proposed for development at this time. Development of
this lot would be subject to Final Development Plan review. The subdivision will
facilitate separate ownership of the site. The subdivision complies with
ordinance requirements.
Mr. Larsen concluded staff supports the rezoning to allow a taller building
on the westerly portion of this site. Although the site is large, the buildable area
is relatively small. In order to realize a reasonable development intensity, a taller
building and structured parking are necessary. Wetlands, flood plain, and the
NSP easement combine to create a significant hardship and justify granting of
variances for building and parking structure height.
Staff recommends approval of the rezoning and subdivision subject to:
1. Permits from Nine Mile Watershed District
2. Permits from MNDOT
Mr. John Donnelly of Frauenshuh Companies was present.
Commissioner McClelland noted this is the property the City traded with
Bloomington, and questioned why the City assumes the land is zoned for office
use. She pointed out this parcel of land abuts the City's golf course. Mr. Larsen
said when the land trade was accomplished both cities agreed to accept the land
use designation of the other city.
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Commissioner McClelland said in her opinion she sees no reason this
piece of land needs to be developed. She added in her opinion building on
every square inch of available land is not necessary.
Commissioner Byron commented it must be the City's choice to sell and
have this parcel of land of land developed.
Mr. Larsen responded that is correct, the City has made the decision to
market the property, and Frauenshuh Companies has expressed interest in
purchasing and developing it.
Commissioner McClelland asked who makes the decision to sell City
property. Mr. Larsen said the City Council makes that decision.
Commissioner Swenson said she has a concern regarding the isolation of
this site, and questioned the lack of amenities available in the area. Mr. Larsen
said it is the hope of the City that this piece of land is developed taking full
advantage of the ordinance. The ordinance allows for the development of
support services.
Commissioner Swenson asked why the proposed office building is so
dense. Mr. Larsen said the proposed density is not unusual for the size of the
site. The problem is due to the wetlands, and the availability of unrestricted land.
Mr. Larsen pointed out not much buildable land is available demanding that the
building goes up.
Commissioner Byron observed this is an important piece of scenic
property in the City. It is also an entrance to our City, that has environmental
impact. Commissioner Byron asked Mr. Larsen if another building could be
constructed on the site. Mr. Larsen responded as he assessed the site he
believes another building could also be constructed on the site, but not to the
same degree. Continuing, Mr. Larsen explained also under consideration for
potential re -development is the site of the existing gun range. It is possible that
one day this site will contain a "training facility" which will be used by a number of
law enforcement and fire department agencies. Commissioner Byron asked Mr.
Larsen if the Commission has some assurance the proposed building will not be
constructed higher than the proposed seven stories. Mr. Larsen said the building
height cannot exceed seven stories.
Commissioner McClelland said she has trouble considering a seven story
office building in such close proximity to Braemar. She pointed out the entire NE
corner of the site is wetlands and floodplain and construction of a building on this
site will negatively impact the environment.
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Commissioner Lonsbury told the Commission it is his understanding that
two issues face Edina, one is traffic and the other is affordable housing.
Commissioner Lonsbury said he is troubled by the proposed use of the site,
adding he is not sure it is appropriate.
Mr. Donnelly reiterated the history of the site and assured the Commission
the proposed new office building will be constructed with sensitivity to the
environment.
Commissioner Swenson commented that this proposal will increase traffic
in the area and questioned if the area can handle the increased traffic. Mr.
Hoffman explained the frontage road will be further developed and expanded to
accommodate traffic changes.
Commissioner Bergman explained to members of the Commission that
she resides in the area, and when DPS proposed to construct an office building
off West 78th street she, along with her neighbors, were afraid of the outcome.
Commissioner Bergman said today the DPS building enhances the area, and
any negative impact was mostly imagined. Commissioner Bergman pointed out
the proposed site at present needs to be developed, and the decision has been
made to develop it. Commissioner Bergman stated in her opinion the present
condition of the site is not desirable.
Commissioner McClelland asked Mr. Hoffman where the pump station is
located in proximity to the subject site. Mr. Hoffman said the pump station was
removed.
Commissioner Byron stated given the City's decision to market the site it
is the job of the Commission to recommend to them either a POD -1, or POD -2
zoning. Continuing, Commission Byron said his concerns were the totality of the
development, the height of the proposed building, and the impact the building
may have on the golf course, and the near residential properties. Commissioner
Byron said after consideration he believes this site can accommodate a seven
story structure.
Commissioner Byron moved to recommend preliminary rezoning and plat
approval subject to permits from the Nine Mile Watershed District and permits
from MNDOT. Commissioner Bergman seconded the motion. Ayes; Byron,
Bergman, Lonsbury, Johnson. Nays, McClelland, Swenson. Motion carried.
C-00-1 Our Lady of Grace Church
5071 Eden Avenue
13
Request: Expansion
Mr. Larsen informed the Commission in February, 1999, Our Lady of
Grace received a Conditional Use Permit to expand their school. That
construction is now complete and occupied. The church is now applying for a
new permit to allow two smaller additions to the older part of the school. The
additions would provide a new library, a computer lab, support rooms and an
elevator. In addition, other accessibility improvements would be undertaken.
The library addition would occupy a portion of the inner courtyard of the older
part of the school. The elevator addition is located on the north side of the same
building.
The proposed additions comply with all zoning ordinance standards, and
the added rooms do not trigger the need for additional parking. The proposed
exterior materials would match the existing building.
Mr. Larsen concluded staff recommends approval of Conditional Use
Permit for Our Lady of Grace church.
The development team for Our Lady of Grace church and school were
present to respond to questions.
Commissioner McClelland moved to recommend Conditional Use Permit
approval. Commissioner Swenson seconded the motion. All voted aye; motion
carried.
LD -00-1 John Prins
5548-5550 Malibu Drive
Mr. Larsen informed the Commission the subject property is a newly
developed R-2, Double Dwelling Unit lot. The proponent is requesting a party -
wall division to allow for individual ownership. Separate sewer and water
services exist.
Mr. Larsen concluded staff recommends approval.
Commissioner McClelland moved lot division approval. Commissioner
Lonsbury seconded the motion. All voted aye; motion carried.
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LD -00-2 John Prins
5544-5546 Malibu Drive
Mr. Larsen informed the Commission the subject property is a newly
developed R-2, Double Dwelling Unit lot. The proponent is requesting a party -
wall division to allow for individual ownership. Separate sewer and water
services exist.
Mr. Larsen concluded staff recommends approval.
Commissioner McClelland moved lot division approval. Commissioner
Lonsbury seconded the motion. All voted aye; motion carried.
IV. ADJOURNMENT:
Commissioner Lonsbury moved adjournment at 10:00 p.m.
Commissioner Byron seconded the motion. All voted aye; motion to adjourn
carried.
Jackie Hoogenakker
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