HomeMy WebLinkAbout2000-03-29 Planning Commission Minutes RegularMINUTES OF THE REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
WEDNESDAY, MARCH 29, 2000, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50T" STREET
MEMBERS PRESENT:
Chairman Gordon Johnson, John Lonsbury, Helen McClelland,
David Runyan, Geof Workinger and Charles Ingwalson
MEMBERS ABSENT:
Ann Swenson, Lorelei Bergman and David Byron
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the March 1, 2000, meeting were filed as submitted.
II. OLD BUSINESS:
Z-00-1 Frauenshuh Companies
& S-00-1 7101 West 78th Street
Request: Final Rezoning from POD -1 to POD -2 and Final Plat
Approval for Two Lot Subdivision
General
Location: Northeastern quadrant of Highways 160 and 494
Mr. Larsen told the Commission the City Council granted preliminary
rezoning and preliminary plat approval on February 15, 2000. The plan
approved illustrated a 7 story, 168,000 square foot building supported by a seven
story parking structure on Lot 1 of the proposed plat. Lot 2 is reserved for future
development.
Mr. Larsen explained the proponents have now submitted plans in support
of their request for final rezoning and final plat approval. The final plans continue
to illustrate a seven story building, but with a floor area of 178,234. The
increased floor area is achieved by completing what was a partial 7t" floor. On
site parking has increased to743 stalls to support the larger building. Both the
floor area and parking comply with ordinance requirements.
Preliminary approval for this development was conditioned on necessary
permits from MNDOT and Nine Mile Watershed District. The necessary permits
have now been granted.
Mr. Larsen concluded the proponents have met all requirements for final
approval of the rezoning and subdivision. The plans presented are consistent
with plans given preliminary approval and all permits by other agencies have
been secured. Staff recommends Final Rezoning and Final Plat approval.
Representatives for Frauenshuh Companies were present to respond to
questions.
Chairman Johnson asked Mr. Larsen to explain the timing of frontage
road construction. Mr. Larsen explained it is the intent of the City to start road
construction this year, and finish road construction to coincide with the opening
of the building.
Commissioner Ingwalson noted the revision in the plans, and questioned
Mr. Larsen if the variances remain the same. Mr. Larsen responded the
variances remain the same as previously approved.
Commissioner Lonsbury asked Mr. Larsen where the additional parking
stalls come from. Mr. Larsen said with the revision the ramp became larger
resulting in more spaces.
Commissioner Ingwalson moved Final Rezoning and Final Plat approval.
Commissioner McClelland seconded the motion. All voted aye. Motion carried.
III. NEW BUSINESS:
S-00-2 Preliminary Plat Approval for Olinger Ridge
5804 Olinger Road
Mr. Larsen informed the Board the subject property is a developed single
dwelling lot measuring 105,066 square feet in area. The property is neck shaped
with the bulk of the land located some 200 feet west of Olinger Road. The
property has 75 feet of frontage on Olinger Road. The property slopes
considerably from north to south.
Mr. Larsen explained the zoning ordinance measures lot width at a point
50 back from the street. Thus, the small lot widths for each lot. Each lot
measures 121 feet in width at the building pad. This situation results from the
proponents desire to serve the lots with a shared private drive instead of a public
street. There is the ability to provide the necessary right of way and construct a
normal 30 foot street and cul de sac. However, a new street would be very close
to the back of the houses on Grove Circle, and would require the removal of
some of the large pine trees on the northerly part of the site.
Mr. Larsen concluded that he believes the proposed subdivision is the
most sensitive, logical way to develop the property. Constructing a new public
street to serve the 2 lots would eliminate the need for variances, but would not
improve the plat. Rather, it would result in a larger asphalt area in the back yard
of existing homes. Staff recommends approval of the preliminary plat subject to
the following conditions:
1. Final plat approval
2. Subdivision dedication
3. Watershed district permit
4. Increase driveway width to 18 feet
Ms. D. Chance, proponent, was present to respond to questions.
Commissioner Runyan noted the plans indicate a 14 foot driveway width
and asked Mr. Larsen if the staff request of 18 feet is adequate. Mr. Larsen said
in staffs opinion an 18 foot driveway width is adequate to service two dwellings.
Continuing, Mr. Larsen explained it is the goal of staff to allow development of
the property without negatively impacting the neighboring properties with a "city
street".
Commissioner Lonsbury moved to recommend preliminary plat approval
subject to: final plat approval, subdivision dedication, watershed district permits
and an 18 foot driveway width. Commissioner McClelland seconded the motion.
All voted aye; motion carried.
Z-00-2 OVERALL DEVELOPMENT PLAN APPROVAL
PRELIMINARY REZONING TO MDD-4
GRANDVIEW SQUARE
GENERAL
LOCATION: South of Eden Avenue and west of the Canadian
Pacific Railroad tracks.
Mr. Larsen informed the Commission the Edina Housing and
Redevelopment Authority, on November 1, 1999, selected the development
team of Opus Northwest and Ron Clark Construction as developers of this 13
acre tract. The redevelopment site includes all non-residential property south of
Eden Avenue and west of the tracks. The proposed mixed-use project contains
190 condominium units, an office building, a library, a senior center and public
park/plaza. The site plan is very similar to the plan reviewed by the Council in
November.
Mr. Larsen explained the overall development plan attempts to create an
old world town square feel with the park/plaza being the focus for all the
buildings. Buildings are sited as close as possible to the internal street system,
which would have street lined boulevards and sidewalks. The park/plaza is
envisioned as a passive park with benches and tables.
Mr. Larsen concluded the proposed site plan is consistent with the plan
reviewed by the HRA/City Council in November,1999. The most significant
change is the addition of the park/plaza as the central focus of the development.
Staff recommends preliminary approval of the rezoning to MDD-4 conditioned
on:
1. Final rezoning
2. Final Site Plan approval for each phase
3. Final plat approval
4. Development Agreement
5. Developer's Agreement
6. Watershed District Permits
Ms. Heidi Kurtz, Mr. Jack Buxell, Mr. Dan Young -Young -Dixon, Mr. Dean
Newins and Mr. Wally Case were present representing Opus/Clark. Interested
residents were also present.
Commissioner McClelland asked Mr. Larsen to clarify for her the
requested parking variance. Mr. Larsen explained the proposed two story
library/senior center building has upper and lower areas with a total of 101
parking spaces. 17 parking spaces are provided on the street adjacent to the
lower level. Mr. Larsen said the combined uses of the library/senior center
require 177 spaces so a parking variance is required. Mr. Larsen acknowledged
the requested variance does appear large, but staff believes the parking needs
the proposed uses generate will be met.
Commissioner McClelland asked Mr. Larsen the present number of
parking stalls at the existing library. Mr. Larsen said the library has 33 stalls with
more stalls available in the city hall parking lot.
Chairman Johnson questioned Mr. Larsen if Opus will own the proposed
office building. Mr. Larsen said presently Opus is the owner and developer.
Chairman Johnson asked Mr. Larsen if he anticipates shared parking to
resolve some of the parking issues between facilities. Mr. Larsen said that is
correct.
Commissioner Ingwalson pointed out Fran Hoffman, City Engineer, has
indicated he would prefer a two-way road system instead of the proposed one-
way system on the northwest side. Mr. Larsen said that is correct, Mr. Hoffman
believes a two-way system would lower pedestrian/auto conflict.
Commissioner Runyan asked Mr. Larsen if the fire department has
reviewed the plans for emergency access. Mr. Larsen said the plans have been
reviewed and approved by the fire department subject to the elimination of
parking and keeping the turnaround open on the cul-de-sac at the south end of
the project.
Ms. Kurtz told Members of the Commission the development team met
with neighbors at a neighborhood meeting and neighbors expressed concerns
regarding the proposed changes to the park. Continuing, Ms. Kurtz explained
revisions have been made to the plan, and as a result the housing portion of the
project has encroached into the existing park.
Mr. Jack Buxell explained to Commission Members that much effort was
made to maximize the site. He told the Commission the reason the housing
element infringes on the park is because changes were incorporated into the
plan which relocated the proposed library and senior center. The park was
redesigned to accommodate the relocation of various building elements.
Continuing, Mr. Buxell said the site has two small ponds to accommodate water
run-off with one pond operating in a manner similar to the pond at Centennial
Lakes.
Mr. Dan Young -Dixon told the Commission the proposal is developed with
an "old world" flavor. Mr. Young -Dixon said at this time the development team is
requesting preliminary rezoning approval and overall development approval. He
explained as the process moves along each phase of development will come
before the Commission and Council. Mr. Young -Dixon addressed the issue of
the change to the park explaining that the Hennepin County Library system
requires a location with easy access and visibility, which is the reason the
changes have occurred in the plans.
Chairman Johnson asked the square footage of the proposed library. Mr.
Young -Dixon responded the library is proposed at about 12,000 square feet.
Commissioner Workinger questioned if the park will be included in Phase I
of the development. Mr. Young -Dixon said the park is proposed for Phase I.
Commissioner McClelland asked Mr. Young -Dixon if he believes a
number of seniors will travel to the new center via a bus. Mr. Young -Dixon said it
is possible that a number of senior facilities in Edina will have buses available for
use to the new center.
Commissioner McClelland pointed out Edina is an aging community and
in her opinion the use of the proposed senior center and library will greatly
increase.
Commissioner Lonsbury asked if he could have some direction on
proposed landscaping of the project, especially as it relates to the proposed new
park area and its uses.
Mr. Larsen interjected and explained City Staff is very excited about this
project, but there is a concern over the Park and Recreation departments
inability to have its budget take on more park maintenance costs. Mr. Larsen
said for the most part the proposed city square park is a passive park with no
scheduled activities, and little up -keep. He added any activities that may occur
in the new park area would be conducted through the library and senior center,
reiterating the park would largely be a passive park.
Mr. Young -Dixon said the development team is very anxious to work with
the community on the proposed new park area. He agreed with Mr. Larsen's
comment that the proposed "new park town square" area would be a passive
area. Mr. Young -Dixon told the Commission landscaping of this area is in the
development stages, and the development team is working with the park
director on landscaping. Concluding Mr. Young -Dixon said he envisions this
area as flexible space, used by the new residents to the south, by the
neighborhood and surrounding areas. It will also be used also by seniors at the
senior center and office workers.
Commissioner Lonsbury asked if the new proposed park site will contain
green grass with paths, or concrete walking paths. Mr. Young -Dixon said it may
be both.
Chairman Johnson asked about buffering for the homes on Edenmoor.
Mr. Young -Dixon responded that area will be heavily landscaped. Continuing,
Mr. Young -Dixon explained it is the goal of the development team to save as
much existing vegetation as possible, especially the existing large trees in the
existing park. Concluding, Mr. Young-Dixon told the Commission the proposed
landscaping plans incorporate 250 overstory trees, 100 evergreens , 130
understory trees, and several thousand shrubs and perennials. Mr. Young-Dixon
said the team recognizes with a four story office building and residential
buildings the need to plat substantial trees to soften the structures and bring the
new buildings into scale.
Commissioner Runyan asked if coniferous tress will be planted along the
south line. Mr. Young-Dixon responded in the affirmative.
Mr. Larsen told the Commission he would like to address the scheduling
of the project. He noted this evening the preliminary rezoning and overall
development plan are before the Commission for review. To date the Park
Board has not heard the proposal, and will consider the park element of the
proposal at its April 11th meeting. Mr. Larsen said the City Council will hear the
proposal at their April 18, 2000, meeting and at that time will receive the input of
the Commission and the Park Board.
Chairman Johnson asked when the plan will be back before the
Commission. Mr. Larsen said he believes Phase I of the plan will be forwarded
to the Commission for the May 31, 2000 meeting, with construction to begin mid-
summer.
Chairman Johnson asked for comments from the audience.
Mr. Menke, 5301 Pinewood Trail, asked the Commission to reject the
proposal because it does not leave the existing park in its original state. Mr.
Menke said in his opinion no one in the neighborhood will use the proposed
"town square" portion of the park, and it is unrealistic to believe it would ever be
used.
Mr. Ullom, 5229 Richwood Drive, told the Commission he wants the park
to remain the same. It is used by the neighborhood and the neighborhood will
never use the proposed town square.
Commissioner McClelland asked for a show of hands from residents if
their concern is with the park. A majority of residents raised their hands.
Mr. Steve Loehr, 5216 Richwood Drive, told the Commission he wants
green space maintained.
Ms. Loehr, 5216 Richwood Drive, told members of the Commission as a
young child she learned to catch a ball, and hit golf balls at the park, and has
used the park all her life. She asked the Commission to keep the park as it is.
Mr. Art Heiam, 5205 Richwood Drive, presented to the Commission a
signed petition requesting that the park remain as is. He pointed out the
encroachment of the condominiums into the existing park is unacceptable. Mr.
Heiam pointed out 40% of the existing park is lost to the new "town park".
Mr. Corky Weber asked why the project does not contain a commercial
building. Mr. Larsen explained the City Council believed the proposed mixed use
better suits the site.
Commissioner Workinger interjected and asked Mr. Larsen if the number
of housing units remains the same as previously proposed. Mr. Larsen said the
housing element contains the exact number previously presented.
Ms. Dudek, 6021 Vernon Avenue, asked if a price has been set for the
townhomes/condominiums.
Ms. Kurtz responded 190 units are proposed. The market focus will be
the empty nester, and the prices will range from the high 100 thousands to 400
thousand plus. Ms. Kurtz said she believes the average unit price will be 285
thousand. Sizes of the units will be between, 1,100 and 2,300 square feet.
Mr. V Lang, interested resident asked for clarification on library access.
Mr. Newins, explained the property is flat through the plaza area and
access to the senior center and library from the plaza area will be from the rear.
There is an elevation change with front access to the center and library at a
higher elevation.
Mr. Ed Noonan, 5244 Eden Circle, told the Commission he owns the
office building that is proposed to be taken" for this project and explained he is
frustrated with the timing and lack of information. He pointed out there are so
many loose ends, noting the proposed changes that may occur on the city hall
campus site. Mr. Noonan asked where the money for changes to the police
department and city hall are coming from.
Mr. Larsen agreed there are many different elements at work. Mr. Larsen
said it is the intention of the City to acquire the existing library space when the
library moves to its new location. Mr. Larsen said financial elements of the that
proposal are being discussed.
Commissioner McClelland asked what is needed to accomplish this. Mr
Larsen said a letter of intent is required. Mr. Larsen said it is also his
understanding that the City will have to compensate Hennepin County for the
library.
Mr. Runyan said in reviewing the plans he likes the "town square" addition
to the park, but agrees with the neighbors that the new park element will not be
used by the existing neighborhood.
Commissioner Ingwalson agreed, adding there is a trade off in park
spaces that he is not sure about. Commissioner Ingwalson further stated that he
believes this is a very good project.
Commissioner Lonsbury said he views the park element in a different light
from neighbors. He pointed out there will be 190 new units, with new residents
in those units, many of them Edina's empty nesters. He said the proposed new
passive park will be enjoyed by the new residents, seniors and office workers,
etc. Commissioner Lonsbury said he does agree that the general neighborhood
will not use the park. Commissioner Lonsbury said he would like to see both
elements remain in the plan, but would like to see the existing park not reduced.
Chairman Johnson commented that it may be possible to redesign the
end building thereby preventing loss to the existing park and asked to view the
first proposal seen by the Council.
Mr. Newins with graphics pointed out the original proposal and the revised
proposal.
Commissioner Workinger asked Mr. Larsen if it is that important that the
library be located in the present location. Mr. Larsen said the library requires the
presented location.
Chairman Johnson said there appears to be some unanswered questions
and asked the proponents if they would consider tabling this issue. Mr. Larsen
interjected that the proposal is an HRA project and in his opinion the process
should move forward.
Commissioner Ingwalson said in his opinion the charge of the
Commission this evening is to pass the general development concept on to the
Council as it is presented with suggestions. He pointed out this project will be re-
reviewed in phases as indicated by Mr. Larsen.
Commissioner McClelland interjected that in good conscience she cannot
vote on something without viewing the final outcome. She said in her opinion the
plans presented are only conceptual.
Commissioner Lonsbury said he is confused by Commissioner
McClelland's comment. He said as he understands the process the proposal
that has been presented is conceptual, (overall plan with preliminary rezoning of
the site), and the Commission will re -review this issue as the proposed phases
are developed. He stated in his opinion by voting on this proposal this evening
the Commission is giving the developer direction and moving the proposal
forward to the Council with Commission comments and concerns. Continuing,
Commissioner Lonsbury said as he perceives the situation the neighbors have
concerns regarding the proposed changes to the existing park, adding those
concerns will be passed along to the Council including our reservations regarding
loss of original park land. Concluding, Commissioner Lonsbury said he
encourages the developer to amend the proposal by changing the park element
of the proposal to mirror more closely its original size and location.
Commissioner Ingwalson moved to recommend preliminary rezoning and
overall development plan approval subject to:
1. Final Rezoning
2. Final Site Plat Approval
3. Final Plat Approval
4. Development Agreement
5. Developer's Agreement
6. Watershed District Permits
Commissioner Lonsbury seconded the motion and offered amendments
to include:
1. Two-way street system instead of the proposed one-way system (northwest
side adjacent to senior center).
2. Eliminate parking on the cul-de-sac on the south end of the project to provide
turnaround for emergency vehicles.
3. Access is to be maintained to the well house on park property, and
suggesting that staff and developer work together to revise the plan to
preserve as much of the park as possible in its present location and size.
(see above discussion)
Ayes, Lonsbury, Runyan, Ingwalson, Workinger, Johnson. Nay,
McClelland.
Commissioner McClelland commented that she believes the plan
presented this evening is a good plan, adding she needs more solid information
before making her decision.
IV. ADJOURNMENT:
The meeting was adjourned at 9:30 p.m.
Jackie Hoogenakker