HomeMy WebLinkAbout2000-11-01 Planning Commission Minutes RegularDRAFT MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
WEDNESDAY, NOVEMBER 1, 2000,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50T" STREET
MEMBERS PRESENT:
Acting Chair, David Runyan, Charles Ingwalson, Geof Workinger,
Helen McClelland, Ann Swenson, John Lonsbury, Lorelei Bergman
and David Byron
MEMBERS ABSENT:
Gordon Johnson
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the August 30, 2000, meeting were filed as submitted.
II. NEW BUSINESS:
Z-00-4 JMS - INTERLACHEN OF EDINA
JEFF AND NANCY SCHOENWETTER
LOTS 1, 2, 3, BLOCK 5 BROOKSIDE HEIGHTS
5012 OXFORD AVENUE
5343 INTERLACHEN BOULEVARD
Mr. Larsen informed the Board the subject property comprises 3 single
dwelling lots all of which are zoned R-1, Single Dwelling Unit district. There are 2
houses located on the properties. Total area of the 3 lots is 0.61 acres, or
26,572 square feet. The Comprehensive Plan designates the properties as
Single Family.
The City has received a request to redevelop the property with a five unit,
zero lot line development. The proposal requires a rezoning of the property to a
multi -family district, in this case the district would be PRD -3. PRD -3 is
considered medium density and would allow townhouses and apartment/
condominium buildings, as well as zero lot line homes. The zoning ordinance
requires a lot area of 4,400 square feet per unit in the PRD -3 district. The
proposed plan would comply with the density requirement in the PRD -3 district.
Mr. Larsen explained the proposed plan is not consistent with the
Comprehensive Plan, and is not consistent with existing development in the
neighborhood. In concept the proposal is similar to the zero lot line development
along the northern portion of Malibu Drive. The difference is that the Malibu land
was designated and zoned for multi -family use.
Mr. Larsen concluded staff recommends denial of the proposed rezoning
based on inconsistency with the Comprehensive Plan. 1 would, however, support
a single family redevelopment of these properties. There is enough width to the
site to have a 53 foot wide lot at the corner of Oxford and Interlachen and three
50 foot lots to the north. Such a layout would be consistent with the
neighborhood and would comply with neighborhood median lot width of 50 feet.
Mr. Jeff Schoenwetter, JMS Homes was present to respond to questions.
Mr. Schoenwetter introduced himself and informed the Commission he is
a lifelong resident of Edina. He said he has studied a number of design plans for
zero lot line developments and that study resulted in the proposal before the
Commission this evening. Mr. Schoenwetter presented renderings of the
proposal including individual home designs. Continuing, Mr. Schoenwetter said
market analysis has indicated this concept is very desirable, and a product the
market and the City of Edina is looking for.
Commissioner Ingwalson asked Mr. Schoenwetter if he has set a price
range for the proposed new homes. Mr. Schoenwetter said prices will be in the
300 thousand dollar + range.
Commissioner Swenson asked Mr. Schoenwetter if he owns the three
lots. Mr. Schoenwetter said the lots are owned by two different parties, and JMS
has entered into a purchase agreement with them.
Mary Kay Cadalbert, 5333 Interlachen Boulevard, told the Commission
privacy is very important to her, and with five houses constructed in such a small
area her privacy will be compromised. Mr. Schoenwetter interjected the homes
will have east/west exposures with minimal windows on the north/south
exposure.
Commissioner Byron asked Mr. Larsen to explain the zero lot line
concept. Mr. Larsen explained "traditional" single dwelling unit lots must
maintain setbacks from the sideyards. The zero lot line concept maintains a
setback from only one sideyard. Commissioner Byron asked if setbacks must be
maintained from the front and rear. Mr. Larsen said that is correct.
Mr. R. Miller, 5340 Hollywood Road, urged the Commission to deny the
proposal before them. He stated Edina is foremost a residential community, and
in his opinion this is over development.
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Mr. Walencamp, 5332 Hollywood Road, stated he does not support the
proposal as presented, it establishes a precedent that many corner lots could
also try to achieve.
Mr. Peterson, 5005 Bedford Avenue, told the Commission he would like
the subject site to be developed with single family homes, not the proposed zero
lot line concept presented this evening.
Ms. Bisson, 5340 Hollywood Road, stated she also cannot support the
proposal, and in her opinion this site is being developed for financial gain. She
commented what would stop others from "maxing out" their properties if this is
approved.
Commissioner Swenson interjected she tends to agree with comments
from the neighbors. She explained she visited the site and in her opinion the
proposed subdivision is too dense.
Commissioner Swenson moved to deny the presented subdivision.
Commissioner Lonsbury seconded the motion.
Commissioner Byron asked for clarification from Mr. Schoenwetter on
structure size, amenities, etc. Mr. Schoenwetter explained each unit will have a
two car garage, and the homes are planned to have three bedrooms or two plus
den. All homes will face Oxford Avenue and each prospective property owner
will be able to choose from three housing styles as indicated earlier. Continuing,
Mr. Schoenwetter explained each new owner will also be able to decide on
interior design options.
Commissioner Byron commented he has been considering what is going
on in the market as it relates to the health of Edina's housing stock.
Commissioner Byron pointed out much of the City's housing stock is on 50 foot
lots. Commissioner Byron said he realizes setbacks are sacred, but as a
member of the Zoning Board he routinely hears request from residents desiring a
variance from our setback requirements. Commissioner Byron added a majority
of those requests come from residents on substandard lots (lots less than 75
feet). Commissioner Byron said in looking at this objectively the proposal
continues to provide single family homes. He acknowledged they may not be
considered the single family lots of "old," but that does not necessarily mean the
product presented tonight is not desirable. Commissioner Byron said this may
not be the right location for this concept, but the idea is intriguing. Concluding,
Commissioner Byron said the width of the lots could result in four homes, adding
it may be possible that a zero lot line concept may result in the construction of
homes that better match the character of the neighborhood and similar house
size.
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Commissioner McClelland interjected she grew up in a community of 35
foot lots and commended JMS for bringing this design concept to the City.
Commissioner McClelland said while she supports the concept she does not
believe this is the right location for five homes.
Chair Runyan said he also believes the proposal presented in very nice,
adding he has a hard time visualizing five homes in this area.
Commissioner Workinger stated in his opinion the design is very well
done, but he is not in favor of five homes.
Commissioner Bergman asked Mr. Schoenwetter if four homes would
work for him. Mr. Schoenwetter said he believes four homes are workable, but
no less than four.
Commissioner Lonsbury said occasionally the Commission has before
them a proposal that has merit, but may need some revisions. He asked Mr.
Schoenwetter if he would be willing to table this proposal allowing time for
redesign. Continuing, Commissioner Lonsbury said from the discussion thusfar
it appears the Commission finds the concept well done, but five units appears to
be too dense in this area.
Mr. Schoenwetter stated he withdraws his request.
Commissioner Swenson withdrew her motion to deny and moved to
accept the withdrawal request from Mr. Schoenwetter. Commissioner Losnbury
seconded the motion. All voted aye; motion carried.
P-00-5 Christopher J. Cummins
Concordia Properties, LLC
10 Southdale Center
Movie Theatre/Restaurant Expansion
Mr. Larsen presented his staff report and recommended Final Development Plan
approval conditioned on:
1. City Engineer approval of the circulation and ring route design.
2. An easement to allow City transit vehicles right to cross center
property.
3. Watershed District Permits.
4. Provision of walkway connecting to existing walkway south of 69th
Street on Galleria property.
The development team for Southdale Shopping Center consisting of
Christopher Cummins, Concordia Properties, LLC (Mall Manager); Michael
Dzaman, Jones, Lang & LaSalle; Linda Fisher, Larkin Hoffman; Vince Ivarone,
V.M.I. Maris; Dick Taylor, The O'Connor Group; Scott Pollack, project architect,
Kenny Harris, Hammel, Green and Abrahamson, Inc., and Gary Colliard,
Colliard Group, were present to respond to questions.
Mr. Dzaman addressed the Commission and informed them he, along
with others have been working on this concept for the past four or five years.
The proposal is to expand the existing Center by adding more restaurant/retail
space and a multiplex movie theatre. At this time the Center proposes to
develop a 16 screen multiplex theatre, two restaurants, and additional retail
space. The goal of the management team is to ensure that Southdale Shopping
Center continues to be a dominant force in the market. Mr. Dzaman stated
tenants who have indicated interest in this development are proven theatre and
restaurant corporations.
Mr. Dzaman explained to Commission Members the intent of this proposal
is to provide a movie experience that is the best the market has to offer. Mr.
Dzaman said the proposed theatres will feature stadium seating, and other high
quality amenities. Mr. Dzaman said the Center is very excited about this project,
and it is the hope of the team to move this process along. Mr. Dzaman
concluded it is the aim of the Center to have the project completed by the 2001
holiday season.
Mr. Scott Pollack told the Commission he is very excited to be working on
this project. He explained his design firm has worked on renovating three other
aging malls, and with Southdale being the first enclosed mall in the country it is a
real thrill for him to be involved in this project.
With graphics Mr. Pollack pointed out the expansion will occur on the
southwest corner of the existing center, directly west of Mervyns. Mr. Pollack
explained the exterior materials are brick/stucco with the addition of a cylindrical
mall entry. Lighting and signage are also added features to the facade.
Commissioner Ingwalson interjected and asked Mr. Pollack if there is a
lobby area where one can wait to purchase movie tickets out of the elements.
Mr. Pollack said there is a large lobby area that can accommodate theatre goers
purchasing tickets or waiting for a movie to begin.
Commissioner McClelland noted on the graphics the new facade indicates
two "tower like" structures, and asked Mr. Pollack their height. Mr. Pollack said
he believes the height of the tower features is 56 to 60 feet. Commissioner
McClelland asked if the proposed tower features will be the tallest structures on
the Center campus. Mr. Pollack said he believes the proposed "towers" will not
be as tall as the Daytons element.
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Commissioner McClelland said she has some concern with the proposed
tower lighting and signage. Mr. Larsen interjected the proposed signage will be
reviewed by the Planning Department.
Commissioner Swenson commented there may be traffic and parking
issues during the high holiday season, and questioned if the development team
believes Southdale Center can accommodate the proposed growth as it relates
to parking and circulation. Mr. Ivarone responded with proper routing and the
implementation of parking plans in his opinion that is a good problem to have,
and is addressed.
Commissioner Ingwalson said in reviewing the staff report and the
numbers supplied by the traffic engineer he has trouble with the number
representing the parking variance. Mr. Larsen recalculated the number and told
the Commission the variance request is for 759 parking spaces.
Commissioner Lonsbury asked Mr. Ivarone how far he believes people will
travel to see a movie. Mr. Ivarone said studies indicate most people will travel
two to five miles to view a movie. Commissioner Lonsbury said he is curious on
how Edina will be able to support the proposed 16 screen theatre. Mr. Ivarone
explained the site will not only draw viewers from Edina it will draw viewers that
live within a five mile radius, which includes Richfield, Bloomington, SW
Minneapolis, Eden Prairie, etc.
Commissioner Lonsbury said he does not understand what this proposal
brings to Edina residents. He stated he believes the introduction of 16 theatres
will change the dynamics of Edina.
Mr. Colliard responded when one looks at Edina they also look at
Southdale Shopping Center as one of its cornerstones. Mr. Colliard said
Southdale is a very vibrant component of Edina that offers a good clean up -scale
environment. Continuing, Mr. Colliard said the development team believes this
site is a superior site that will work, and they would not undertake a development
that would not succeed or not be a plus for the community.
Commissioner Lonsbury asked Mr. Colliard if the theatre product is
seasonal. Mr. Colliard said Hollywood does play a role in the product, adding it
is very true the days between Thanksgiving and New Years, and May through
July are peak movie viewing times and peak shopping times.
Commissioner Bergman told the Commission she read an article that
indicated "mall type" theatres were not doing well, adding she was surprised
when this proposal was submitted.
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Mr. Colliard interjected the Center started interviewing theatre companies
three years ago, and have closely monitored the market. Mr. Colliard
acknowledged there are theatre complexes in trouble, but most are older,
outdated theatres. Continuing, Mr. Colliard reiterated the "Southdale" market
has been monitored, and it was found that the Southdale area falls within the top
100 theatre markets. Concluding Mr. Colliard said in his opinion there are three
reasons this will succeed: Center management; quality project, and financial
wherewithal.
Commissioner Bergman asked members of the development team if they
believe people from outside the area will come to the proposed new facility, and
if that occurs will parking demands be met. Mr. Colliard reiterated the
corporation interested in the theatre aspect of this proposal has studied the
market area surrounding Southdale Shopping Center for at least three years,
and believes Southdale is the top mall in the state. Continuing, Mr. Taylor said
from time to time people will travel from outside the "area" but for the most part
will come from an area within five miles. Mr. Colliard concluded in the opinion of
the development team parking demands will be met.
Commissioner Swenson interjected it appears the development team
believes "if they build it, they will come" and stated she also has a concern
parking demands may not be met. Commissioner McClelland interjected she
understands the development team believes this will be a successful project, but
pointed out Centennial Lakes Theatre (8 screens) is only a few blocks down
France Avenue, and questioned their impact on the proposal. She commented
in her opinion there will be too many theatre screens in a five block area. Mr.
Colliard said he understands the concern expressed by some Commission
Members regarding parking, and assured them this proposal has been carefully
studied and the principals involved in the proposal are confident this will be a
success. Concern about success for the project, and concern over adequate
parking are different matters. If the proposal is not successful, parking will not
be an issue. Mr. Colliard stressed the development team firmly believes this
project will be a success. A benefit to Edina and the community at large.
Commissioner Byron stated he believes further discussion on this issue,
"will it succeed", "will there be adequate parking", can be debated at length.
Commissioner Byron said he is very excited about the project. He added the
continuing health of Southdale is important to him and to Edina. Commissioner
Byron commented he has no reason to believe he knows more about the issues
than the principals. Concluding, Commissioner Byron stated he is very pleased
the management team of Southdale Center views this mall as the gem it is.
Commissioner Byron noted in his opinion Southdale Center is the best site on
the drawing board.
. Commissioner Ingwalson expressed his pleasure with the proposal and
said it is in the best interest of Edina that Southdale moves forward,
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acknowledging Southdale does need improvements. Commissioner Ingwalson
said he does have a concern with parking, but it is important that Southdale
Center remain competitive.
Mr. Ivarone said everyone involved with this project believes this will be
successful. Continuing, Mr. Ivarone said the 418 space reduction in parking
spaces as a result of the proposal has been figured into the calculation.
Concluding, Mr. Ivarone said it is anticipated during peak periods parking
demands will peak at 6,200 spaces, 6,686 parking spaces are provided, leaving
486 additional parking spaces.
Commissioner Lonsbury clarified he is excited about the proposal, but
struggles with the availability of parking spaces as they relate to the new theatre
location. Commissioner Lonsbury said he questions how far people are willing to
walk especially during the cold winter months and peak holiday season.
Mr. Dzaman responded he understands the expressed concern and
acknowledged people tend to want to park as close as possible. Mr. Dzaman
told the Commission all entrances will remain open so patrons of the theatre can
park throughout the Center. Continuing, Mr. Dzaman explained the Center also
plans to have kiosks set up to purchase tickets.
Mr. Larsen interjected City Staff is very comfortable with the proposal and
parking.
Commissioner Swenson asked if a Proof of Parking Agreement can be
entered into. She said it may be possible if parking becomes a problem that that
area can be ramped.
Mr. Dzaman said he is unsure if the principals would want to enter into a
Proof of Parking Agreement pointing out the leasing and management office will
want parking demands to be met, and if they are not met the problem will be
resolved. Mr. Dzaman commented there are many options available to the
Center's management office. The parking lot areas could be re -stripped, and
during peak holiday season employees may be shuttled to and from the Center.
Commissioner Ingwalson inquired how Daytons, and J.C. Penney's, etc.
feel about the proposal. Mr. Dzaman stated other facilities in the center are very
excited about the project, and have expressed their support for the proposal.
Commissioner McClelland asked if a drop-off lane will be available for
theatre goers. Mr. Dzaman said there will be a drop-off area. Continuing,
Commissioner McClelland commented as mentioned in the staff report the
Center campus does support a bus shelter, and giving the Center credit for the
shelter is not unreasonable. Mr. Larsen stated he agrees, noting Southdale
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Center is a hub area for mass transit, that not only does itself a service, but also
the community by creating space for the hub site.
Acting Chairman Runyan said the discussion this evening has been
informative., adding unless there are other issues to be covered he would
entertain a motion.
Commissioner Ingwalson moved Final Development Plan Approval
subject to: City Engineer approval of the circulation and ring route design; An
easement to allow City transit vehicles right to cross center property; Watershed
District Permits, and provision of walkway connecting to existing walkway south
of 69th Street on Galleria property. Commissioner Byron seconded the motion.
All voted aye; motion carried.
III. ADJOURNMENT:
The meeting adjourned at 10:00 p.m.
Jackie Hoogenakker
E