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HomeMy WebLinkAboutWaveland Park ' Minutes/Edina City Council/November 6,2000 The South five (5) feet of Lot 2 and the North five (5) feet of Lot 3, lying between the East ten (10) feet and the Westerly ten (10) feet of said Lots 2 and 3, Block 1, MIRROR OAKS,Hennepin County,Minnesota. BE IT FURTHER RESOLVED that said vacation does not affect, and there are continued, reserved, and retained, by the said resolution ordering the vacation, the following existing easements and authority in,on and under the above vacated area. The authority of Xcel Energy, USWest Communications, Time Warner Cable or Reliant Energy to enter upon the above vacated area for the maintenance,replacement,repair and removal of and for otherwise attending to, underground, conduit, manholes, cables, wires and poles required for utility service now in,on or under the above vacated area. BE IT FURTHER RESOLVED that the City Clerk is authorized and directed to cause a notice of completion of proceedings to be prepared, entered in the transfer record of the County Auditor, and filed with the County Recorder, in accordance with Minnesota Statutes, Section 412.851. Adopted this 6th day of November,2000. Member Hovland seconded the motion. Rollcall: Ayes: Faust,Hovland,Johnson,Maetzold Motion carried. ORDINANCE NO. A-850 A-19 FINAL REZONING GRANTED - 4528 FRANCE AVENUE (EDWARD AND LISA NOONAN) Planner Larsen explained at the October 3, 2000, Council meeting, First Reading of Ordinance No. A-850 A-19 was granted for rezoning of 4528 France Avenue South from R-1 to PCD-1, conditioned upon no restaurant or food related business being allowed. Additionally, the Planning Commission recommended Final Rezoning approval conditioned upon Watershed District permits being approved. The property, between Valvoline Rapid Oil Change and Edina Cleaners and Launderers had been zoned a single dwelling unit district and is developed with a one-story garage/warehouse on the westerly portion of the site. The proponents requested the rezoning to a planned commercial district would like to construct a building for office and general retail use. The proposed building would be constructed of brick and stucco and would have a full basement walk out at the same level as the entrance to the existing building to be used for a parking garage. Council comments Member Faust expressed concern with the public not knowing where parking was available on the site. Planner Larsen said informative signage could be made a condition of granting second reading to Ordinance No. A-850 A-19. Member Johnson asked for further specifics on food not being allowed in the building. He asked if a food brokerage business would be acceptable. Planner Larsen said that no food preparation or serving of food would be allowed on the premises. Member Hovland inquired about landscaping or lighting requirements in the urban area. He asked if lighting would be downcast. Planner Larsen noted there is a some distance between buildings and he believes lighting would not be an issue. He added that Mr. Noonan would be amenable to downcast lighting. Public comment Sabrina Stenn, 1314 Marquette Avenue, speaking for Nick and Lisa Stenn, voiced concern with the commercial development in a residential neighborhood. They have lived in the area for three years and their home abuts the proposed development. Their main concern is traffic and she asked if it could be studied before more development is proposed. Page 19 Minutes/Edina City Council/November 6, 2000 No further public comment was received. Mayor Maetzold explained the Noonan proposal was discussed at a public hearing at the regular Council meeting of October 3, 2000. He stated his belief that this will be a good development for the area and that the neighbors will be pleased. Member Faust added the development further north from this development is controlled completely by Minneapolis. Traffic in the area would be of concern to Edina, but control over the building is out of our control. Member Faust inquired whether tenants for the building are in place and when will the building be completed. Mr. Ed Noonan said the building use is for offices and they would like to start building in December 2000. Member Johnson made a motion seconded by Mayor Maetzold to close the public hearing. Ayes: Faust, Hovland,Johnson, Maetzold Motion carried. Member Johnson made a motion granting second reading to Ordinance No. 850A-19 the Rezoning from Single Dwelling Unit District to PCD-1 Planned Commercial District with three conditions, 1) No food establishments which require a license pursuant to the City Code will be permitted, 2) watershed district permits and 3) signage affixed directing visitors to parking accessibility, as follows: EDINA ORDINANCE NO. 850A-19 AN ORDINANCE AMENDING THE ZONING ORDINANCE BY REZONING PROPERTY FROM R-1 SINGLE DWELLING UNIT DISTRICT TO PLANNED COMMERCIAL DISTRICT PCD-1 THE CITY COUNCIL OF THE CITY OF EDINA ORDAINS: Section 1. Subsection_850.06 of Section 850 of the Edina City Code is amended by adding the following thereto: "The extent of the Planned Commercial District (PCD-1) is enlarged by the addition of the following property: That part of Block 20, WAVELAND PARK, commencing at a point in the West line of France Avenue, distant 260 feet North from the South line of Section 7,Township 28 North, Range 24 West, of Fourth Principal Meridian; thence West parallel with said South Section line, 150 feet; thence North parallel with France Avenue to Northwesterly line of abandoned right of way of the Minneapolis Lyndale and Minnetonka Railway Company; thence Northeasterly along said Northwesterly line of said abandoned right of way to West line of France Avenue; thence South 249.25 feet to beginning. Except that part the foregoing Tract being herein after referred to as Tract A described as follows: That part of said Tract A lying South of a line bearing South 59 degrees 54'28" West from a point in the West line of France Avenue, 145 feet North of the Southeast corner of said Tract A and East of a line bearing North 0 degrees 18'54" West from a point in the South line of said Tract A, 77 feet Westerly of the Southeast corner of said Tract A,according to the plat thereof on file or of record in the office of the Register of Deeds in and for said County. The extent of the Single Dwelling District (R-1) is reduced by removing the property described above from the Single Dwelling district." Section 2. Effective Date: This ordinance shall be in full force and effect upon adoption and publication according to the law. Page 20 Minutes/Edina City Council/October 3, 2000 Rollcall: Ayes: Faust,Hovland,Johnson,Kelly, Maetzold Motion carried. PRELIMINARY REZONING APPROVED FOR R-1, SINGLE DWELLING UNIT DISTRICT TO PCD-1, PLANNED COMMERCIAL DISTRICT (EDWARD AND LISA NOONAN) Planner Larsen explained the subject property is located at 4528 France Avenue South and is developed with a one story garage/warehouse building located in the westerly portion of the site. A small area within the garage has been used for offices. The garage roof is approximately the same grade as France Avenue. The property is zoned R-1, Single Dwelling Unit District. In 1965, while the site was still part of the Village of Morningside, the Village Council approved occupancy by a heating and air-conditioning company. The property was not rezoned. The following year, the village of Morningside became part of Edina. Since that time, the building has housed several businesses as well as at one point a dwelling unit. Recently the building has housed a classic car collection. The use of the property for storage, warehousing and office use is considered legally non-conforming. The property was recently purchased and the owner seeks to rezone the property to PCD-1, Planned Commercial District, to allow construction of a 2,269 square foot building to be used for office and general retail use. The building would have a full basement that would walk out at the same level as the entrance to the existing building. The exterior concept would be of brick and glass. The City adopted a Redevelopment Plan for the 44th and France Commercial Area in 1990. The Plan illustrated the subject property as part of a larger scale redevelopment including the building now operating as Edina Cleaners. The redevelopment was envisioned as neighborhood scale retail. Staff has no knowledge of any plans by the owners of the cleaners to undertake a redevelopment. Redevelopment of the subject property would not prevent a future development of the cleaner's site. Mr. Larsen concluded the proposed use is consistent with the adopted Redevelopment Plan and thus, is consistent with the Comprehensive Plan. The location of the proposed building relates well with neighboring buildings, and with the grades of the site. Parking is and will continue to be an issue in the 44th and France area. Loss of the Metro Transit park and ride lot in Minneapolis will make parking tighter. The 21 spaces provided by this proposal represents one of the larger private parking lots in the area, however the garage spaces are not as visible or convenient as surface spaces and are best utilized by employees. Restaurant and other food related uses would likely cause parking problems in the vicinity. Mr. Larsen said he would recommend approval be conditioned upon a prohibition of restaurants and other food related uses in the new building. Staff recommends approval of preliminary rezoning to PCD-1 conditioned on: 1) Final Rezoning; and 2) No restaurants or food related uses be allowed as tenants. Council comments Member Faust asked what the length would be for the proposed building. She further asked if the Valvoline Oil site has been redone within the past 8-10 years. Planner Larsen said if the corporation owing Valvoline Oil considered closing the site, another commercial use would be favorably looked upon. Member Hovland reiterated it was recommended by staff that approval be granted with two conditions. He inquired whether this was a problem for the developer. Mr. Larsen said the proponent did not express any concern with the conditions. Member Hovland said the use of the site now is non-conforming and in the future would present a possibility for redevelopment. Planner Larsen admitted the property has had many uses. Member Hovland asked if staff believes the planned use Page 3 Minutes/Edina City Council/October 3, 2000 for the building is good. Mr. Larsen believes the opportunity exists for a reasonable reuse of the building. Member Kelly asked if parking use on the site could be restricted. Planner Larsen said that legally he was not sure if this could be done. Attorney Gilligan said no, he did not believe parking restrictions could be legally enforced on the site. Member Kelly inquired whether there were more conditions or if any variances were required. Planner Larsen said no to both concerns. Proponent comment Edward Noonan, 4700 Merilane, said he finally acquired the property at 4528 France Avenue after two years of deliberations. The property is titled to Lisa and Edward Noonan and is not related to Noonan Construction. They purchased the property in the event the Grandview Square project displaced them. Responding to a question about the building length,he said it will be 120.1 feet long and 70.2 feet deep. Mr. Noonan said he worked with the City Planning Department and considered the suggestion to move the building forward to be consistent with the neighborhood. Use of the property could be for a small business with minimal storage much like his business. He currently has tenants in his existing building that would relocate to the new site. He stated he would chose the tenants carefully because of the limited parking. Mr. Noonan said the area needs to be cleaned up and a serious drainage issue rectified. He added he has had a good working relationship with the adjoining residents to the site and asked if a decision could be made as soon as possible on the Preliminary Rezoning to enable construction to begin. Member Faust voiced concern with, 1)elevation of the driveway, 2) would the driveway would be heated, and 3) would the garage door remain open. Mr. Noonan said the garage floor would be raised 32 inches for 1) drainage, and 2) 13 foot ceilings are not necessary. Member Faust asked if the driveway would be extended to the lot line. Mr. Noonan responded that a landscape buffer would be a part of the plan. Member Faust asked what the driveway width would be. Mr. Noonan said the driveway would be 17 feet with a 3 foot walkway down the side of the building. His plan is to do what ever needs to be done to make the area safe. The garage door would be kept closed. Signage could explain that the door would open automatically when triggered by some method. Member Faust asked verification of the width of parking spaces on the new proposal. Mr. Noonan said the 9 foot spaces would be for handicap accessibility and the 8.5 foot spaces for regular parking spaces. Member Faust complimented Mr. Noonan on a good plan, however, she asked if it could be zoned for offices and in the future be rezoned for retail. She voiced concern with the unavailability of parking to a retail customer. Member Kelly stated retail will not survive without parking and will be self-policing. Member Faust asked if trucks would be parked in the shop portion of the building. Mr. Noonan said that one truck stays on site,one goes home with an employee. Member Johnson noted his agreement with Member Kelly. After perusing the site,he wondered what responsibility the Council has if the proposed plan complies with City ordinances. He concluded the City has no responsibility and the risk would be to the proponent. He believes the proposal is good and will improve the blighted area. He added that,in light of the Grandview Square development, an extra amount of opportunity should be afforded the proposal. Mr. Noonan elaborated that after the Planning Commission meeting he reconfigured the site eliminating any variances. Page 4 Minutes/Edina City Council/October 3,2000 Member Kelly said he could never have supported this proposal with parking variances. He stated that he hopes the proposal goes forward because it may encourage further redevelopment in the area. Mr. Noonan added the business community in the area is very disjointed and someone needs to take control. Member Hovland questioned whether the outside storage of construction vehicles and materials is allowed in PCD-1. Mr. Noonan said all that would be left out would be a barricaded garbage area. No public comments were heard. Member Hovland made a motion closing the public hearing. Member Johnson seconded the motion. Ayes: Faust, Hovland,Johnson, Kelly, Maetzold Motion carried. Planner Larsen explained the proponent asked that the second reading be waived on the preliminary rezoning. Member Kelly voiced reluctance with waiving second reading and inquired how quickly the second reading of the ordinance could be scheduled. Manager Hughes said the hearing date could be set tonight for Monday, November 6, 2000. Member Kelly made a motion granting first reading to Ordinance No. 850A-19 rezoning 4528 France Avenue South, from R-1 to PCD-1, conditioned upon no restaurant or food related businesses being allowed. Member Kelly made a motion setting November 6, 2000, for final rezoning approval. Member Hovland seconded the motion. Rollcall: Ayes: Faust, Hovland,Johnson, Kelly, Maetzold Motion carried. RESOLUTION NO. 2000-103 FINAL PLAT APPROVED (BRENDAN GLENN) Planner Larsen explained the Brendan Glenn preliminary plat was approved on August 15, 2000. The developer has satisfied all conditions that are necessary for final plat approval. The proposal has received Watershed District approval. The Developer's Agreement has been executed and the necessary security has been delivered. Planner Larsen said two conditions would be necessary in order to grant final plat approval, 1) Subdivision dedication based on a raw land value of $425,000.00 and 2) Engineering approval of noise mitigation measures. Member Johnson made a motion introducing the following resolution and moving its adoption conditioned upon obtaining, 1) subdivision dedication based fee of$34,000.00; and 2) Engineering approval of noise mitigation measures: RESOLUTION NO. 2000-103 APPROVING FINAL PLAT FOR BRENDAN GLENN BE IT RESOLVED by the City Council of the City of Edina, Minnesota that that certain plat entitled, "BRENDAN GLENN" platted by the Janice M. Graham, President, Janco, Inc., and Page 5 e � *Li 414) read REPORT/RECOMMENDATION To: Mayor & City Council Agenda Item # V. A. From: Craig Larsen Consent City Planner Information Only Date: November 6, 2000 Mgr. Recommends To HRA XTo Council Subject: Final Rezoning for Action Motion Edward and Lisa Noonan. 4528 France Avenue X Resolution Ordinance Discussion Recommendation: The Planning Commission recommends Final Rezoning approval conditioned on: 1. No food related businesses permitted. 2. Watershed District permits. Info/Background: See attached Planning Commission minutes, staff report and plans. LOCATION MAP , .. <�� nn� I I _ _ _ _ , ._,, , : : , 1 -- , I _r--,: -/st; ^- ^t W Imo.. 11 . Lin-t. 3T. mum III U W Of p 7 -. J--Q. -.J O Li---.--___ {/1 ME ,______ MORNIN6SI. ROAD I W ' �C dW "I I 4 & 0 ' k'-- E' MORNI ' `o O 1101a \ Ili rK7 %WW I. /v � ; L 1. I�� _ :, Z::-!--;•:111 M4NST, - i 11 J14LsiIii!iTh ' i 0% fIMININIMMII.,, I - . YMMYftO( r ■ v mom -� , WINE . •Nliabilli. F7- mej :- all .., Imo= , MIME IIIMMli all 4 MIME. awn, MINIM IMMO INN II= MOM Mil•am ►J MEI INN ammo ;•' OAK R. Ma . Ga. • If__t:777-1777 i____I 1_�RM I 1 1, a '.. A / 1.7=1 ism • REZONING NUMBER L-00-3 LOCATION 4528 France Avenue REQUEST Rezone from R-1 , Single Dwelling Unit District to PCD-1 , Planned Commercial District EDINA PLANNING DEPARTMENT DRAFT MINUTES PLANNING COMMISSION MEETING NOVEMBER 1, 2000 Z-00-3 Final Rezoning for Edward and Lisa Noonan R-1, Single Dwelling Unit District, to PCD-1, Planned Commercial District. 4528 France Avenue South Mr. Larsen informed the Commission the City Council, on October 3, 2000, gave preliminary rezoning approval to the proposed development at 4528 France Avenue. The proposal would rezone the property from R-1 to Planned Commercial, PCD-1. The proposal approved by the Council was different from the plan rejected by the Commission. The proposal was revised after receiving the input of the Commission. Mr. Larsen pointed out the revised proposal increases off-site parking from 21 spaces to 30 spaces. The increased amount of parking now complies with ordinance requirements. The increased amount of parking was achieved by redesigning the columns that support the garage roof. The building has also been moved slightly to the south to increase the width of the drive aisle from 15 to 17 feet. The remaining elements of the proposal are unchanged from the original plans. Mr. Larsen concluded staff recommends final rezoning approval subject to the following conditions: 1. No food uses permitted. 2. Watershed District permits. The proponent, Mr. Ed Noonan was present to respond to questions. Commissioner Swenson asked Mr. Larsen if the building still complies with required setbacks. Mr. Larsen explained the building was moved two feet to the south, and continues to comply with setbacks for the PCD district. Commissioner Runyan asked where the door depicted on the plans on the upper level leads. Mr. Larsen said he believes it opens onto the roof. Commissioner Runyan asked if the proposed parking spaces meet code width requirements. Mr. Larsen said the spaces meet code for compact vehicles. Commissioner Byron asked Mr. Larsen how this proposal differs from the proposal presented to the Commission. Mr. Larsen explained the building has shifted two feet to the south, and parking now meets code, no variance is required. Commissioner Swenson commented in the first proposal a bathroom was indicated on the plan in the lower level. Mr. Larsen responded that bathroom has been removed to accommodate additional parking. Commissioner Workinger asked if the general public is permitted to park in the garage. Mr. Larsen responded in the affirmative. Continuing, Mr. Larsen explained signage will need to be implemented to direct visitors to the lower level parking. Commissioner Workinger said he has a concern with security with regard to the underground parking. Mr. Noonan explained the garage door will open with a trip cord, and will operate during regular business hours. Commissioner Workinger asked Mr. Noonan how he feels about the requirement of no food use. Mr. Noonan stated he is in agreement with staff. Commissioner McClelland stated her concern is also with garage parking security. Mr. Noonan said everything will be done to ensure a safe environment. Commissioner Ingwalson moved final rezoning approval subject to the revised plans presented and staff conditions. Commissioner Workinger seconded the motion. All voted aye; motion carried. EDINA PLANNING COMMISSION NOVEMBER 1, 2000 STAFF REPORT Z-00-3 Final Rezoning for Edward and Lisa Noonan R-1, Single Dwelling Unit District, to PCD-1, Planned Commercial District. 4528 France Avenue South The City Council, on October 3, 2000, gave preliminary rezoning approval to the proposed development at 4528 France Avenue. The proposal would rezone the property from R-1 to Planned Commercial, PCD-1. The proposal approved by the Council was different from the plan rejected by the Commission. The proposal was revised after receiving the input of the Commission. The revised proposal increases off-site parking from 21 spaces to 30 spaces. The increased amount of parking now complies with ordinance requirements. The increased amount of parking was achieved by redesigning the columns that support the garage roof. The building has also been moved slightly to the south to increase the width of the drive aisle from 15 to 17 feet. The remaining elements of the proposal are unchanged from the original plans. The proponent has now presented plans in support of his request for final rezoning approval. The plans represent a refinement of the plans approved by the Council. The plans satisfy the requirements for final rezoning. Recommendation: Staff recommends final rezoning approval subject to the following conditions: 1. No food uses permitted. 2. Watershed District permits. Minutes/Edina City Council/October 3,2000 BE IT FURTHER RESOLVED that said vacation does not a •ct, and there are continued, reserved, and retained, by the said re- .lution orde .'< '• the vacation, the following existing easements and authority in, on . • under the,:, 'we vacated area: The authority of Xcel Energy, USWest ommunicati' '` , Time Warner Cable or Reliant Energy to enter upon the above v. ,%' ed area for , 'e maintenance, replacement, repair and removal of and for otherwis ttending to, ,.. derground, conduit, manholes, cables, wires and poles required for u ty service no,4 in, on or under the above vacated area. BE IT FURTHER RESOLV.'I that the Ci / lerk is authorized and directed to cause a notice of completion of pro •'=dings to be p '•ared, entered in the transfer record of the County Auditor, and file• ith the Cott: Recorder, in accordance with Minnesota Statutes, Section 412.851. Member Hovland sec• ded the motio Rollcall: Ayes: Faust, Hov :nd,Johnson, Kelly, Maetzold Motion carried. PRELIMINARY REZONING APPROVED FOR R-1, SINGLE DWELLING UNIT DISTRICT TO PCD-1, PLANNED COMMERCIAL DISTRICT (EDWARD AND LISA NOONAN) Planner Larsen explained the subject property is located at 4528 France Avenue South and is developed with a one story garage/warehouse building located in the westerly portion of the site. A small area within the garage has been used for offices. The garage roof is approximately the same grade as France Avenue. The property is zoned R-1, Single Dwelling Unit District. In 1965, while the site was still part of the Village of Morningside, the Village Council approved occupancy by a heating and air-conditioning company. The property was not rezoned. The following year, the village of Morningside became part of Edina. Since that time, the building has housed several businesses as well as at one point a dwelling unit. Recently the building has housed a classic car collection. The use of the property for storage, warehousing and office use is considered legally non-conforming. The property was recently purchased and the owner seeks to rezone the property to PCD-1, Planned Commercial District, to allow construction of a 2,269 square foot building to be used for office and general retail use. The building would have a full basement that would walk out at the same level as the entrance to the existing building. The exterior concept would be of brick and glass. The City adopted a Redevelopment Plan for the 44th and France Commercial Area in 1990. The Plan illustrated the subject property as part of a larger scale redevelopment including the building now operating as Edina Cleaners. The redevelopment was envisioned as neighborhood scale retail. Staff has no knowledge of any plans by the owners of the cleaners to undertake a redevelopment. Redevelopment of the subject property would not prevent a future development of the cleaner's site. Mr. Larsen concluded the proposed use is consistent with the adopted Redevelopment Plan and thus, is consistent with the Comprehensive Plan. The location of the proposed building relates well with neighboring buildings, and with the grades of the site. Parking is and will continue to be an issue in the 44th and France area. Loss of the Metro Transit park and ride lot Page 3 Minutes/Edina City Council/October 3, 2000 in Minneapolis will make parking tighter. The 21 spaces provided by this proposal represents one of the larger private parking lots in the area, however the garage spaces are not as visible or convenient as surface spaces and are best utilized by employees. Restaurant and other food related uses would likely cause parking problems in the vicinity. Mr. Larsen said he would recommend approval be conditioned upon a prohibition of restaurants and other food related uses in the new building. Staff recommends approval of preliminary rezoning to PCD-1 conditioned on: 1) Final Rezoning; and 2) No restaurants or food related uses be allowed as tenants. Council comments Member Faust asked what the length would be for the proposed building. She further asked if the Valvoline Oil site has been redone within the past 8-10 years. Planner Larsen said if the corporation owing Valvoline Oil considered closing the site, another commercial use would be favorably looked upon. Member Hovland reiterated it was recommended by staff that approval be granted with two conditions. He inquired whether this was a problem for the developer. Mr. Larsen said the proponent did not express any concern with the conditions. Member Hovland said the use of the site now is non-conforming and in the future would present a possibility for redevelopment. Planner Larsen admitted the property has had many uses. Member Hovland asked if staff believes the planned use for the building is good. Mr. Larsen believes the opportunity exists for a reasonable reuse of the building. Member Kelly asked if parking use on the site could be restricted. Planner Larsen said that legally he was not sure if this could be done. Attorney Gilligan said no, he did not believe parking restrictions could be legally enforced on the site. Member Kelly inquired whether there were more conditions or if any variances were required. Planner Larsen said no to both concerns. Proponent comment Edward Noonan, 4700 Merilane, said he finally acquired the property at 4528 France Avenue after two years of deliberations. The property is titled to Lisa and Edward Noonan and is not related to Noonan Construction. They purchased the property in the event the Grandview Square project displaced them. Responding to a question about the building length, he said it will be 120.1 feet long and 70.2 feet deep. Mr. Noonan said he worked with the City Planning Department and considered the suggestion to move the building forward to be consistent with the neighborhood. Use of the property could be for a small business with minimal storage much like his business. He currently has tenants in his existing building that would relocate to the new site. He stated he would chose the tenants carefully because of the limited parking. Mr. Noonan said the area needs to be cleaned up and a serious drainage issue rectified. He added he has had a good working relationship with the adjoining residents to the site and asked if a decision could be made as soon as possible on the Preliminary Rezoning to enable construction to begin. Page 4 • Minutes/Edina City Council/October 3,2000 Member Faust voiced concern with, 1)elevation of the driveway, 2) would the driveway would be heated, and 3) would the garage door remain open. Mr. Noonan said the garage floor would be raised 32 inches for 1) drainage, and 2) 13 foot ceilings are not necessary. Member Faust asked if the driveway would be extended to the lot line. Mr. Noonan responded that a landscape buffer would be a part of the plan. Member Faust asked what the driveway width would be. Mr. Noonan said the driveway would be 17 feet with a 3 foot walkway down the side of the building. His plan is to do what ever needs to be done to make the area safe. The garage door would be kept closed. Signage could explain that the door would open automatically when triggered by some method. Member Faust asked verification of the width of parking spaces on the new proposal. Mr. Noonan said the 9 foot spaces would be for handicap accessibility and the 8.5 foot spaces for regular parking spaces. Member Faust complimented Mr. Noonan on a good plan, however, she asked if it could be zoned for offices and in the future be rezoned for retail. She voiced concern with the unavailability of parking to a retail customer. Member Kelly stated retail will not survive without parking and will be self-policing. Member Faust asked if trucks would be parked in the shop portion of the building. Mr. Noonan said that one truck stays on site, one goes home with an employee. Member Johnson noted his agreement with Member Kelly. After perusing the site, he wondered what responsibility the Council has if the proposed plan complies with City ordinances. He concluded the City has no responsibility and the risk would be to the proponent. He believes the proposal is good and will improve the blighted area. He added that, in light of the Grandview Square development, an extra amount of opportunity should be afforded the proposal. Mr. Noonan elaborated that after the Planning Commission meeting he reconfigured the site eliminating any variances. Member Kelly said he could never have supported this proposal with parking variances. He stated that he hopes the proposal goes forward because it may encourage further redevelopment in the area. Mr. Noonan added the business community in the area is very disjointed and someone needs to take control. Member Hovland questioned whether the outside storage of construction vehicles and materials is allowed in PCD-1. Mr. Noonan said all that would be left out would be a barricaded garbage area. No public comments were heard. Member Hovland made a motion closing the public hearing. Member Johnson seconded the motion. Ayes: Faust, Hovland,Johnson, Kelly, Maetzold Motion carried. Page 5 Minutes/Edina City Council/October 3,2000 Planner Larsen explained the proponent asked that the second reading be waived on the preliminary rezoning. Member Kelly voiced reluctance with waiving second reading and inquired how quickly the second reading of the ordinance could be scheduled. Manager Hughes said the hearing date could be set tonight for Monday, November 6, 2000. Member Kelly made a motion granting first reading to Ordinance No. 850A-19 rezoning 4528 France Avenue South, from R-1 to PCD-1, conditioned upon no restaurant or food related businesses being allowed. Member Kelly made a motion setting November 6, 2000, for final rezoning approval. Member Hovland seconded the motion. Rollcall: Ayes: Faust, Hovland,Johnson, Kelly, Maetzold Motion carried. EDINA PLANNING COMMISSION AUGUST 30, 2000 STAFF REPORT Z-00-3 Preliminary Rezoning for Edward and Lisa Noonan R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District 4528 France Avenue South The subject property is developed with a one story garage/warehouse building located in the westerly portion of the site. A small area within the garage has been used for offices. The roof of the structure is at approximately the same grade as France Avenue. The property is zoned R-1, Single Dwelling Unit District. In 1965, when the site was still part of the Village of Morningside, the Village Council approved occupancy by a heating and air conditioning company. They did not, however, rezone the property. The following year the Village of Morningside became part of Edina. Since that time the building has housed a number of uses, including a silver smelting operation, various contractors, and at one time it even contained a dwelling unit. Most recently the building has housed a collection of classic cars. The use of the property for storage, warehousing and office use is considered legally non-conforming. The property was recently acquired by Noonan Construction. The new owner seeks to rezone the property to Planned Commercial, PCD-1 to allow construction of 2,269 square foot building to be used for office and general retail use. The building would have a full basement that would walk out at the same level as the entrance to the existing building. The concept plan illustrates a building with a brick and stucco exterior. The Zoning ordinance requires 30 spaces for a building of 4,358 square feet, which includes 2 spaces for the shop space in the garage. The proposed plan provides 21 spaces, of which six are located on the street side of the new building. Thus, a 9 space parking quantity variance is requested. The City adopted a Redevelopment Plan for the 44th and France Commercial Area in 1990. The Plan illustrated the subject property as part of a larger scale redevelopment which included the buildings now operating as the Edina Cleaners. The redevelopment was envisioned as neighborhood scale retail. Staff is not aware of any plans by the owners of the cleaners to undertake a redevelopment. Redevelopment of the subject property would not prevent a future development of the cleaners site. RECOMMENDATION The proposed use is consistent with the adopted Redevelopment Plan, and thus, is consistent with the Comprehensive Plan. The location of the proposed building relates well with neighboring buildings, and with the grades of the site. Parking is and will continue to be an issue in the 44`h and France area. The loss of the Metro Transit park and ride lot in Minneapolis will make parking tighter. The 21 spaces provided by this proposal represents one of the larger private parking lots in the area. However, the garage spaces are not as visible or convenient as surface spaces. They are likely best utilized by employees. Restaurants and other food related uses would likely cause parking problems in the vicinity. I would recommend that the parking variance be conditioned on a prohibition of restaurants and other food related uses in the new building. Staff recommends approval of preliminary rezoning to PCD-1 conditioned on: 1. Final rezoning 2. No restaurants or food related uses be allowed as tenants _1 l I I i. i Morningside Rd. al El 1---1IFFI 0 li1 i ❑ d° I i L !i3 ❑ ';c3I i I Low To i ___J- 11 0 1 �� Medium Density Retail I 0 11Multi-Family Housing -• _ -- a /•.— I I ° n ' i a ❑ ti C 1-: W 44th I I Or-"Ill I:011 i . 47iii 1 .----------------.:..---.-.-- ----.11. ..."—4 1 IOC:), I I\:.- ,. ' .\- C:\:"1(. . C>/ -11 i f� � �fti \ I 45th f f � Retail I i ,; m tel' . 0. \ �� �� 00 i 5�d , 1, : m - , / ♦\ AG■i '''',..41111 • '1 1 0 \ . i 1 iiil1 \ F • 1' I \-___ I 46th Q E7 =_-- i (--, ig Protect Area CITY OF EDINA Figure 4 PROJECT AREA PLANS REDEVELOPMENT 44TH AND FRANCE AVE. PLAN n - Hoisington Group Inc. I o goo 200 ,i 00y O � O •jN�RroN+��9 tg lae8 REPORT/RECOMMENDATION To: Mayor & City Council Agenda Item # Ill. A. From: Craig Larsen Consent City Planner Information Only Date: October 3, 2000 Mgr. Recommends To HRA X To Council Subject: Z-00-3 Preliminary Rezoning. Edward and Lisa Noonan. Action Motion 4528 France Avenue South. X Resolution Ordinance Discussion Recommendation: The Planning Commission voted to recommend denial of the request to rezone the property to Planned Commercial District, PCD-1. Info/Background: After the Planning Commission meeting the proponent re-examined the structure of the garage to see if it could accommodate additional parking spaces. By redoing the roof support system and reducing the size of the shop area, the parking count can be increased from 15 to 25 spaces. Total on-site parking has increased from 21 to 31 spaces. The revised plan now conforms to the parking count required for a building of this size zoned PCD-1. The key to the success of the proposed development will be the ability to utilize the parking provided in the garage. It will be easy to get employees to use the garage since indoor parking is usually perceived as more desirable. In order to get customers to use the parking additional signage will be needed. It is my understanding that the proponent/owner of the development will have his company office in the lower level. The business has only a few employees and only an occasional customer, thus will have a lower than expected parking demand for an office use. For the following reasons staff continues to recommend approval of the proposed rezoning from R-1 to PCD-1: •The proposed use complies with the Redevelopment Plan for the 44th and France Commercial District. •The proposed building will improve the streetscape aesthetic of this section of France Avenue. •The parking provided complies with ordinance requirements. •The proposal does not preclude the redevelopment of properties either to the north of south. •The ratio of building area to parking will exceed that of most other buildings within the commercial area. DRAFT MINUTES OF THE AUGUST 30, 2000, PLANNING COMMISSION MEETING Z-00-3 Preliminary Rezoning for Edward and Lisa Noonan R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District 4528 France Avenue South Mr. Larsen informed the Commission the subject property is developed with a one story garage/warehouse building located in the westerly portion of the site. A small area within the garage has been used for offices. The roof of the structure is at approximately the same grade as France Avenue. The property is zoned R-1, Single Dwelling Unit District. In 1965, when the site was still part of the Village of Morningside, the Village Council approved occupancy by a heating and air conditioning company. They did not, however, rezone the property. The following year the Village of Morningside became part of Edina. Since that time the building has housed a number of uses, including a silver smelting operation, of contractors, and at one time it even contained a dwelling unit. Most recently the building has housed a collection of classic cars. The use of the property for storage, warehousing and office use is considered legally non-conforming. Mr. Larsen explained the property was recently acquired by Noonan Construction. The new owner seeks to rezone the property to Planned Commercial, PCD-1 to allow construction of 2,269 square foot building to be used for office and general retail use. The building would have a full basement that would walk out at the same level as the entrance to the existing building. The exterior concept illustrates a brick and glass exterior. • Mr. Larsen said the Zoning ordinance requires 30 spaces for a building of 4,358 square feet, which includes 2 spaces for the shop space in the garage. The proposed plan provides 21 spaces, of which six are located on the street side of the new building. Thus, a 9 space parking quantity variance is requested. Mr. Larsen pointed out the City adopted a Redevelopment Plan for the 44th and France Commercial Area in 1990. The Plan illustrated the subject property as part of a larger scale redevelopment which included the building now operating as the Edina Cleaners. The redevelopment was envisioned as neighborhood scale retail. Staff is not aware of any plans by the owners of the cleaners to undertake a redevelopment. Redevelopment of the subject property would not prevent a future development of the cleaners site. Mr. Larsen concluded the proposed use is consistent with the adopted Redevelopment Plan, and thus, is consistent with the Comprehensive Plan. The location of the proposed building relates well with neighboring buildings, and with the grades of the site. Parking is and will continue to be an issue in the 44th and France area. The loss of the Metro Transit park and ride lot in Minneapolis will make parking tighter. The 21 spaces provided by this proposal represents one of the larger private parking lots in the area. However, the garage spaces are not as visible or convenient as surface spaces. They are likely best utilized by employees. Restaurant and other food related uses would likely cause parking problems in the vicinity. I would recommend that the parking variance be conditioned on a prohibition of restaurants and other food related uses in the new building. Staff recommends approval of preliminary rezoning to PCD-1 conditioned on: 1. Final rezoning 2. No restaurants or food related uses be allowed as tenants The proponent, Mr. Edward Noonan was present to respond to questions. Chairman Johnson commented that he finds it difficult to imagine that a short-term visitor would want to go through the trouble to park indoors. Mr. Larsen said staff believes this site will have "destination parkers" that will use the indoor parking spaces on a regular basis. Chairman Johnson agreed that is possible after the parking situation is learned, but until that time everyone coming to the site will want to park in the lot. Mr. Larsen agreed there will be a transitional phase. Commissioner Swenson stated it appears the building is constructed very close to the lot line, and questioned if destroyed would this building be able to be rebuilt. Mr. Larsen said the structure can exist in it's present location, but if destroyed, can only be rebuilt with a variance. Commissioner Swenson asked Mr. Larsen if the building is structurally sound. Mr. Larsen responded it is sound. Commissioner Swenson noted it is important that vehicles that enter this site will be able to exit on to France Avenue front first. Mr. Larsen agreed. He added he believes there is adequate space to allow vehicles to exit front first. Commissioner Byron asked Mr. Larsen if he believes two vehicles can pass, one coming, one leaving. Mr. Larsen said he believes that is possible, but acknowledged it will be tight. 2 Commissioner Byron told Mr. Larsen he is having difficulty envisioning the 6 parking stalls, and asked Mr. Larsen to point them out. Mr. Larsen pointed out there are 6 parking stalls at street level and 15 stalls in the lower enclosed level. Commissioner Byron said in his opinion the lower level stalls will not be the parking choice for those who desire to use the retail space. Commissioner Ingwalson commented he thought the building would only be occupied by Noonan. Mr. Larsen explained Mr. Noonan may occupy the space after his displacement, but additional retail space will also be available. Commissioner Ingwalson questioned what will happen when the retail area is open longer than the office hours. He pointed out he wants to support the proposed change in use, but has concerns regarding parking. Commissioner Ingwalson said his concern is with the strip mall across the street. He said parking is very limited in the area and it would not be safe for pedestrians to cross the street getting to and from each retail space. Commissioner McClelland stated her concern is with parking. She pointed out the 44th Street area is extremely congested, and with additional retail the area will become stressed. Mr. Noonan addressed the Commission and informed them the HRA served him and his business with condemnation papers, adding at this time he has a pressing need for new office space. Mr. Noonan explained he and his wife, Lisa Noonan, have been in business for 23 years and for 10 years Noonan Construction has been located in Edina. Continuing, Mr. Noonan said in his opinion the parcel is underutilized. and the investment he and his wife are making is not small, and will probably reach over 1 million dollars. Mr. Noonan said his desire is to upgrade the site, and in the future possibly acquire the Valvoline site. Mr. Noonan stressed he is very committed to this project and to Edina. At this time Mr. Noonan explained he envisions the lower level to be occupied by Noonan Construction and the upper floor to contain two tenants. Mr. Noonan said he is unsure of the tenant mix, but is requesting a PCD-1 zoning because he does not want to be restricted in tenant mix. Concluding, Mr. Noonan reiterated he is committed to develop a quality project, and is committed to Edina and the area. He noted in his opinion at present this site is blighted and the proposed redevelopment is a plus for the area. Chairman Johnson asked Mr. Noonan if he has had any contact with Valvoline. Mr. Noonan responded at this time he is trying to find the proper contact person for Valvoline. Mr. Noonan said he is looking forward, and in the future hopes to be able to incorporate the Valvoline site into the present site. 3 Commissioner Ingwalson asked Mr. Noonan how important a retail zoning is to him. Mr. Noonan stated it is important. He pointed out presently redevelopment is occurring on the Minneapolis side of France Avenue, and he wants to be part of the redevelopment of the area. Commissioner Byron said at this time the City does not have a "crystal ball" into the future, and he is having trouble seeing both retail and office in this location. Commissioner Byron asked Mr. Noonan his immediate plans. Mr. Noonan responded his immediate plans are to "clean up" the site, renovate the existing structure, and construct a small two story building. Mr. Noonan said restrooms need to be addressed, adding he is not sure if lift stations will need to be constructed. Commissioner Byron said he wishes the Commission had the luxury of looking at the entire area for redevelopment, adding we don't. Continuing, Commissioner Byron said he understands the proponents desire to keep his options open, but the Commission has to act on what is before them this evening. Commissioner Byron stated at this time he struggles with the requested rezoning change. He said he can envision a two story office complex with parking provided underneath and at grade level for visitors, but has a difficult time seeing retail as part of this proposal. Commission Byron said in his opinion retail is a more intense use, and in an already stressed area, more retail may be a problem. Mr. Noonan said in his opinion the "neighborhood feel" is for retail. He acknowledged it may be difficult to envision just the "right fit" for this site. Commissioner McClelland said she agrees with the comments from Commissioner Byron, and cannot support the proposal as presented. She stated at this time the tenant mix is too nebulous, and she is also having a difficult time with the pre-existing parking shortage in the area. Commissioner McClelland concluded she cannot support the proposal as presented. Mr. Larsen stated he has a concern the Commission is not viewing this proposal on a fair and equitable footing. He pointed out there has been redevelopment in the area, with parking always an issue, and most sites not meeting City code with regard to parking. Concluding, Mr. Larsen said he believes this is a good plan, that will fit the "urban" feel of the area. Commissioner McClelland responded in her opinion she does not believe she is being unfair. Mr. Larsen interjected pointing out a natural balance has been established in this area, and there ultimately will be changes that contribute to this balance. Mr. Larsen stated a property owner will not want a 4 tenant mix that will not work within the district, and the proposed rezoning only allows more flexibility within this area. Mr. Noonan interjected, and asked Commission Members to recall Mr. Larsen has already restricted the retail use by prohibiting food use. Commissioner Ingwalson stated in spite of his initial adverse reaction to the plan he believes what Mr. Larsen said is correct. He added he has lived in the neighborhood for many years and has observed there is a self policing aspect present with the market dictating who succeeds. Commissioner Ingwalson said he also has a concern regarding parking, but believes that issue can be adequately addressed. Commissioner Lonsbury said in his opinion a retail zone creates higher traffic volume, and in his opinion this site is underparked, creating the need for the City to allow a variance from our parking requirements. Commissioner Lonsbury concluded he cannot support the proposal if it includes retail. Mr. Noonan pointed out if the site is zoned entirely for office nothing would prevent an "Edina Realty" tenant from moving into this building which would create more traffic than most retail uses. Continuing, Mr. Noonan said he thinks this proposal is a win, win, for Edina. A blighted site will be cleaned up and renovated, and the tax base will increase. Mr. Noonan assured the Commission of his commitment to Edina and to a quality project. Commissioner Byron told Mr. Noonan it appears from the discussion that members of the Commission have voiced their support for office use on this site, adding he believes Mr. Noonan will do a quality project. Commissioner Byron acknowledged that Mr. Noonan and his business have been displaced by the actions of the City, but added he cannot let that enter into his decision making process. Concluding, Commission Byron said this is difficult for him, but he cannot support retail in this location. Parking demands will not be met. Mr. Larsen said it will be difficult for the City to be successful with regard to parking without the development of a master parking plan. Commissioner Ingwalson moved rezoning approval subject to staff conditions. Chairman Johnson seconded the motion for discussion purposes. Commissioner McClelland reiterated she has a problem with the proposed use and does not believe parking can be met. She said the aspect of lower level parking, and the garage door opening and closing is a major issue. She stated she believes most people who come to the site will park in the 6 surface parking spaces, not below. Mr. Larsen acknowledged there will be a transitional period while clients become familiar with how the site works. He added he understands 5 where the majority of the Commission is coming from regarding this proposal, but said he believes the site will police itself with regard to parking. Chairman Johnson asked the Commission to indicate with a show of hands if they support office use, no retail. With a show of hands a majority of Commission Members indicated they could support a rezoning to office only. Commissioner Lonsbury said he believes his charge is to view this with a "worse case scenario", adding he can live with a worse case office scenario, but not retail. Upon roll call vote. Ayes, Ingwalson. Nays, Byron, Lonsbury, Swenson, McClelland, Workinger, and Johnson. Motion to approve denied. 6 EDINA PLANNING COMMISSION AUGUST 30, 2000 STAFF REPORT Z-00-3 Preliminary Rezoning for Edward and Lisa Noonan R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District 4528 France Avenue South The subject property is developed with a one story garage/warehouse building located in the westerly portion of the site. A small area within the garage has been used for offices. The roof of the structure is at approximately the same grade as France Avenue. The property is zoned R-1, Single Dwelling Unit District. In 1965, when the site was still part of the Village of Morningside, the Village Council approved occupancy by a heating and air conditioning company. They did not, however, rezone the property. The following year the Village of Morningside became part of Edina. Since that time the building has housed a number of uses, including a silver smelting operation, various contractors, and at one time it even contained a dwelling unit. Most recently the building has housed a collection of classic cars. The use of the property for storage, warehousing and office use is considered legally non-conforming. The property was recently acquired by Noonan Construction. The new owner seeks to rezone the property to Planned Commercial, PCD-1 to allow construction of 2,269 square foot building to be used for office and general retail use. The building would have a full basement that would walk out at the same level as the entrance to the existing building. The concept plan illustrates a building with a brick and stucco exterior. The Zoning ordinance requires 30 spaces for a building of 4,358 square feet, which includes 2 spaces for the shop space in the garage. The proposed plan provides 21 spaces, of which six are located on the street side of the new building. Thus, a 9 space parking quantity variance is requested. The City adopted a Redevelopment Plan for the 44th and France Commercial Area in 1990. The Plan illustrated the subject property as part of a larger scale redevelopment which included the buildings now operating as the Edina Cleaners. The redevelopment was envisioned as neighborhood scale retail. Staff is not aware of any plans by the owners of the cleaners to undertake a redevelopment. Redevelopment of the subject property would not prevent a future development of the cleaners site. f RECOMMENDATION The proposed use is consistent with the adopted Redevelopment Plan, and thus, is consistent with the Comprehensive Plan. The location of the proposed building relates well with neighboring buildings, and with the grades of the site. Parking is and will continue to be an issue in the 44th and France area. The loss of the Metro Transit park and ride lot in Minneapolis will make parking tighter. The 21 spaces provided by this proposal represents one of the larger private parking lots in the area. However, the garage spaces are not as visible or convenient as surface spaces. They are likely best utilized by employees. Restaurants and other food related uses would likely cause parking problems in the vicinity. I would recommend that the parking variance be conditioned on a prohibition of restaurants and other food related uses in the new building. Staff recommends approval of preliminary rezoning to PCD-1 conditioned on: 1. Final rezoning 2. No restaurants or food related uses be allowed as tenants Morninqside Rd. sl 1 El in 7 cli CI10 ❑ '° 1 1 1 i \ Low To • ! �— 1 Q ' Medium Density j Retail I ! 0 I 1 Multi-Family Housing -- ■ ! ♦— ; I ❑ c 1 a � � i a 4th j iiilli_____....---------V---11111 l• / [:::. --"--- ••0111 /7„\S/, vii < ❑ 4 140/77\ 9, 4.10° 40' w• o j•ffi \ i /45th 7O`\.\.........,,„______„ Retail I /, ev ,,a70:\.., , Q,a' I j / . • ' W.- -\ \ ak. 4\ \ (,;•6 e\, . I \/ .7 \ O / O a d . Si 4111 .•I .� `Q ;1 1 ! 1 i • M r e •i Vs• -: ! : r o 1i 1 AI . r i ____ 1 46th 0 EliC...-- iI / / 1 Project Area CITY OF EDINA Figure 4 PROJECT AREA PLANS REDEVELOPMENT 44TH AND FRANCE AVE. PLAN n _- Hoisington Group Inc. 0 100 zoo' ooj °Ar4s4fr CONSTRUCTION INC. September 28, 2000 Edina City Council Members City of Edina 4801 West 50th Street Edina, MN 55424-1394 RE: Rezoning Request at 4528 France Avenue South Dear Council Members: I am writing to request your support at this Tuesday's council meeting when the proposed rezoning of the above property is brought before you. The current zoning at this site is R-1 (Single-Dwelling District), and I am requesting that it be changed to PCD-1 (Planned Commercial District). Edina's City Planner, Craig Larson, and I attended the August 30, 2000 Planning Commission meeting. Craig presented a thorough recap of the previous uses of this site—from 1960, when it was still part of the Village of Morningside, up through the current purchase of the property by my wife and me on May 5; 2000. Craig Larson has been instrumental in consulting with us throughout the design process of the proposed building. He had encouraged us to bring the front wall of the building all the way out to the east public sidewalk, similar to the existing small shops on Sunnyside & France and 50th & France. Our hesitation in developing that concept was due to the loss of surface parking on the site, even though we would still have 15-24 potential parking stalls in the partially underground garage. We therefore sized back the building pad to 2,300 square feet, and created proposed site plans to present to the Planning Commission. Unfortunately, the Planning Commission disregarded Craig's support of the development of this parcel and denied the rezoning request. Their reason for denial of the proposed office/retail use was the limited number of parking stalls provided for. Craig and I believe that the 21 proposed parking stalls in our design have utilized all the parking this parcel could possibly support. In comparing the proposed parking at this site to businesses at 50th & France, Jerry's strip mail, and even the buildings at 44th and France (Bruegger's Bagels, Dick's Barber Shop, Caribou Coffee, Linhoff Photo, etc.), we would be providing • 52.14 EDEN CIRCLE • EDINA, MN 55436-2334 • • PHONE 915-1000 • FAx 915-1200 • Z 'd 00Z l S l 6 Z96 NO 11JleJJSNOJ NVNOON 00Z-8Z-6 up to ten times more parking than these businesses currently offer. A specific example is Durr, Ltd. This is a 30,000 square foot building and provides only 29 parking stalls. My proposed building is under 5,000 square feet (plus a 1,400 s.f. warehouse), and rezoning was denied due to providing "only" 21 stalls. Additionally, Craig recommended that we limit the opportunity for any "food" establishment; we were in complete agreement to this recommendation. However, the Planning Commission wanted to further restrict us by limiting the building to office space only and not allowing any retail opportunity. As you are all aware, our current property and business location on Eden Circle is being aggressively pursued by the Grandview Redevelopment Plan. The major tenant in the proposed building on France Avenue would be the Noonan Construction Inc. office and our shop (as described in your handout from Craig). As a real estate broker, I personally manage all of our properties and my interest to control the type of tenants and their parking needs will continue to be of utmost concern to me. I believe the proposed France Avenue site—while not utilizing its full square footage potential—would be an excellent addition to the Morningside community. The building has been architecturally designed to blend in with the era of the other buildings, and would not be mismatched in this neighborhood like the existing Valvoline Rapid Oil Service Center (next door) is. Since the Planning Committee meeting was held, we have enhanced the interior garage design to allow parking for 24 vehicles. An estimated $38,000.00 will be spent to have the interior steel columns relocated within the structure and transfer beams installed. I am available to meet with anyone who would like to visit the France Avenue site, review the proposed plans, and/or to gain access into the existing warehouse. I will make myself available to you on Friday or Saturday this week, or on Monday; October 2. Please call me at 915-1000 or on my cellular at 867- 6163. I am seeking your support of this proposed development plan and am also requesting that you waive the second reading at October's Council meeting. With the cold weather quickly approaching, construction time is critical. Sincerely, snit Edward M. Noonan Noonan Construction, Inc. MN License #2858 EMN:jmh cc: Craig Larson 6 'd O©Z I S l 6 ZS6 NO I ionalSNOO NVNOON 6NOdd NdE'Z,8 ©aZ-8Z-6 1 1 _... ..,......,........._..r.....w _' ...�.�..��, t� ---e1 74 Q 2 18 o. N t th • ,r'44• '� 1 - -.1 I „.. Jr , ' . -3 p "1 t ` �' -g' ` rip .._ 3". X e"--1", .0e. .X- . ( • '4 454 / 1 ` / ..".;..9 . , t . n - . t t5 vi 1 1 t .3. -o / / 1 Q•' p i • P.-- Q � \ ` _ i , . . t C r' 111 Z .../, . ... /-- . TO 'd TOTS LZ8 ZT9 S1331IH3dli HOBO adt$H3I'J ZS= £T INA 00—ST—d3S SEP-15-00 FRI 13 :52 RICHARD GROH ARCHITECTS 612 827 5101 P. 82 . . .. (b - 0 it s&Ici- ........ , . 3 4......,.... .. .. -vr 1 , . 71 W TI --. • - 1) 3 14 .... AelerZ7 -- i" CI 1,:t •Ir .164 X t. V. ----.-*-,.. -.IL ,-----X-------. fa -..........--.......•411i----- , -3 __--...... to U --..... ----X--. ----..= 1.- ....P -6- : tro ri. - •-•1 . r-, ...:, . . V , . . . 13 rl .,-- rs Fr/ ,•0„,41 l ' ,... liti • ...ft /„.,.." r Q. • ... : cir ,,,. .,, 7. c•-•.,c Of 0C% ;•.fl 1 1 Dir ..,. (' • i \of , .• . Minnehaha creek Watershed District Improving Quality of Water, Quality of Life November 17, 2000 0116))1- Gray Freshwater Center Mr. Ed Noonan 5244 Eden Circle ` 1 Hwys.15&19,Navarre Edina, MN 55436 RE: MCWD Permit Application No. 00-375 Mail: 2500 Shadywood Road Mr. Noonan: Excelsior,MN 55331-9578 The Minnehaha Creek Watershed District Board of Managers reviewed the above Phone:(952)471-0590 mentioned permit application at their Board meeting on November 16, 2000. It was the Fax:(952)471-0682 action of the Board to approve this application with the following conditions: • Reimbursement of mailing costs in the amount of$27.88 Email: • Reimbursement of Rule J fees in the amount of$239.25 admin@minnehahacreek.org • Submit a maintenance agreement for the infiltration trench and parking lot sweeping Web Site: which must be recorded www.minnehahacreek.org Due to the size and complexity of certain projects,the Board,by Rule J, requires that site inspections be conducted. In these cases, the applicant is required to pay to the District, a fee equal to the actual costs of analysis of the project, field inspection, engineering services, legal services, and any subsequent monitoring of the work. These costs are referred to as Rule J fees. Board of Managers Pamela G.Blixt Once the above mentioned fees have been paid and the other conditions have been met staff will issue the permit. You are reminded that work on the project cannot begin until James Calkins the permit has been issued. This permit expires one year from the date of this letter. If Lance Fisher final municipal approval of the project results in changes to the project you must submit revised plans to the MCWD for review. Monica Gross Scott Thomas Please call me at 471-0590 with any questions. Malcolm Reid Sncerely, Robert Schroeder , / � Barbara J. Moeller District Technician c: Tom Veenker, All Metro Consultants Wayne Houle, City of Edina Lisa Tillman,Wenck Associates if, Printed on recycled paper containing t.4% at least 30%post consumer waste. 11/01/00 WED 14: 21 FAX 612 349 7548 TEAM TRANSIT/PUB.FACIL R]002 • MefroTransft Craig Larson, Planning Director City of Edina 4801 West 50th Street Edina, MN 55424 Dear Mr. Larson: I am writing to express two concerns about transit at Southdale. 1. Southdale Shopping Center is proposing to build a new movie theatre at the site of the present Southdale bus terminal. This requires that the terminal be relocated. Metro Transit staff is working with Southdale management to design an acceptable alternate site. As this is written, there are still some technical,issues to resolve. Metro Transit requests that the City of Edina Planning Commission consider the exact location of the bus terminal to be a work in progress. Our intent is to reach a final design for the city council to consider. 2. Southdale is one of several regional shopping centers with a major bus terminal on its property. By making room for a bus terminal, Southdale has reduced its available parking, and its need for parking. Approximately 1200 people arrive at Southdale by bus each day. There should be an incentive for such good corporate citizenship. With that in mind, Metro Transit requests that the City of Edina recognize the impact of transit when reviewing Southdale's parking needs, and grant Southdale a parking credit greater than the number of auto spaces taken by the bus terminal. Sincerely, Aaron Isaacs, Manager of Facilities :Planning cc. Christopher Cummins A service of the Metropolitan Council 560 Sixth Avenue North Minneapolis,Minnesota 55411-4398 (612)349-7400 Transit Info 373-3333 TTY 341-0140 http://www,metrotransitorg An Equal Opportunity Employer co 1 0 r N00100001 " 260.00 ,,,,,,__,_ _ _ L"' • D r. • c f" ? •-t; " i' g O_ S cD 0 0 c0 Q- (D O 0 a' O CD co O O O t� Q• O. , ^. w V1 O -. 0 O 0ri D 0 r. —4 0 r- 0 D m y �-►O rt) N 0 CD 7 p. 0 O 0 O lD -0 0 -0 0 0 co C O . < O 0 7 cr. nat ^ ° o,< Ug ° Z t0 - 0) n ° co `° rno r N a cn (1' CO tQb c .. • v '-'4 - -, C (./) r" -0 ,,,.4.. 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O DATE g) 1 I \ DC) %., cols::• FEE PAID ,ea• 4801 West Fiftieth Street * Edina, MN 55424 * (612) 927-8861 ::.::: :L;:w:;:.•:• ..v..v ...... .................... .....:v..:.\}:^:>.v:^:•iti{•i:•i:{>...Y.vv:•r............ ............ ...:.:ii}:ii::::v%•i:::::: :::::::::::;:::•::vii:4ii}:::•::;nvnv^ :.:v:::nv;::•........,.. :...:.:r::::. u... :w... ......... .....................................:...n........................x............ ................{.:.v::.::::::: .:::.y,......y,;;•:�i:4}i :i::iiii:i?..'::{{:rti{ii;•i:•...:..:v;:•:::::::;'r.:ri ,i;:iii{2iti:+:i::>k:ii•�:;:'•:`ti�i:2�iiii>iiii::}::::i:4:ii!�iii:;�i: ........................ ...... �':: -.. ': :o:: ::..: ^:: �:: � v: :Kv vwm:J::/,v{x4•'{:,,,0/n x v .................... ............ j�pp /�� �r',,:'.. :,�;; ..':.��' :: .•"::� :i: �:i.: i. .'.. •;}::ti'ti:•,ti::i:iii:::ti{`,:i:•::i::i::i:::•i;::{:ii:.{.::::. .:. L'.Ll:i1::::�� L.'x�:i� ::���a�i:: �� r... •:. .:::::. .............::i::x{.>:::.::.::.::.:::.:.:: APPLICANT: NAME: (Ar it. il6t1vi'`1v`) ADDRESS: —Z a O iMe-dLl ovkse. PHONE:(%'D-) ef (S— ( s° PROPERTY OWNER: NAME: -- S ' ADDRESS: PHONE: LEGAL DESCRIPTION OF PROPERTY: S-e-e. •A-tS l PROPERTY ADDRESS: I t - > S cam.. %e a PRESENT ZONING: P.I.D.# EXPLANATION OF REQUEST: S-R--c. etnk,T (Use reverse side or additional pages if necessary) ARCHITECT: NAME: Q--3--i-) 14 ) kn.c_K\e.t g7 PHONE: 9 21.0 - WI ..`f SURVEYOR: NAME: EN JC( o Sc-x ..rz PHONE: 5Ljci `g 47 0 cc ._.___x 4,k-- t/t -- F//( /Od CS_ - VIA (7c__ d H (-tea Property Owner's Signature (Date) Applicant's Signature (Date) TRACKING INFORMATION SUBDIVISION REZONING \" FINAL DEVELOPMENT CONDITIONAL USE PERMIT NAME OF PROPERTY OWNER: ' oono n PROPERTY ADDRESS: NA5'�.� �U�C PLAT NAME: APPLICATION FEE: PLANNING COMMISSION HEARING DATES: g 1 30 I cC) COUNCIL HEARING DATES: I° I3 I' PRELIMINARY COUNCIL APPROVAL: FINAL COUNCIL APPROVAL: PARKLAND DEDICATION: COMMENTS/CONDITIONS: AGENDA REGULAR MEETING OF THE EDINA PLANNING COMMISSION WEDNESDAY, AUGUST 30, 2000, 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS 4801 WEST 50TH STREET I. APPROVAL OF THE MINUTES: July 26, 2000 II. NEW BUSINESS: Z-00-3 Preliminary Rezoning, R-1-Single Dwelling Unit District to PCD-1, Planned Commercial District Edward and Lisa Noonan 4528 France Avenue South LD-00-8 Lot Division, Steven M. Paquin/Jeff Miller 3205/3219 West 60th Street III. NEXT MEETING DATE: September 27, 2000 IV. ADJOURNMENT AGENDA REGULAR MEETING OF THE EDINA PLANNING COMMISSION WEDNESDAY, NOVEMBER 1, 2000 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS 4801 WEST 50TH STREET I. APPROVAL OF THE MINUTES: August 30, 3000 II. OLD BUSINESS: Z-00-3 Final Rezoning for Edward and Lisa Noonan R-1, Single Dwelling Unit District, to PCD-1, Planned Commercial District III. NEW BUSINESS: Z-00-4 Preliminary Rezoning for JMS Properties R-1, Single Dwelling Unit District, to PRD-3, Planned Residence District P-00-4 Final Development Plan Concordia Properties LLC Southdale Shopping Center IV. NEXT MEETING DATE: November 29, 2000 V. ADJOURNMENT: ti �. City of Edina (Official Publication) CITY OF EDINA 4801 WEST 50TH STREET EDINA,MN 55424 THE EDINA CITY COUNCIL,will meet at the Edina City Hall,4801 West 50th Street on Monday,November 6,2000, -at 7:00 P.M.and will at said time and place consider the newspapers following: Final Rezoning. Edward and Lisa Noonan. 452g France Avenue South.R-1,Single Dwelling Unit District to PCD- AFFIDAVIT CD- AFFIDAVIT OF PUBLICATION 1,Planned Commercial District.Generally located west of France Aver and south of West 44th Street. STATE OF MINNESOTA) All re B mendations and objections will be heard at said meeti SS. BY ORDER OF THE EDINA CITY COUNCIL. COUNTY OF HENNEPIN) Debra MangenCity Clerk Frank Chilinski, being duly sworn on an oath states or affirms, that he is the publisher of the • (October 25,2000)D1/Noonan newspaper known as Sun-Current , or the president's designated agent, and has full knowledge of the facts stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as provided by Minn. Stat. §331A.02, §331A.07, and other applicable laws, as amended. (B)The printed public notice that is attached was published in the newspaper once each week, for one successive weeks; it was first published on Wednesday, the 25 day of October , 2000, and was thereafter printed and published on every Wednesday to and including Wednesday, the day of , 2000; and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: abcdefghijklmnopgrstuvwx a /�L�!��7 00 „fol? Publisher Subscribed and sworn to or affirmed before me on this day of city /2000. VLI _111 Nota • �,. MERIDEL M.HEDBLOM NOTARY PUBLIC.MINNESOTA MY COMMISSION EXPIRES 1.31.2005 • • • RATE INFORMATION (1) Lowest classified rate paid by commercial users $ 2.85 per line for comparable space (2) Maximum rate allowed by law $ 6.20 per line (3) Rate actually charged $ 1.40 per line City of Edina (Official Publication) 411C CITY OF EDINA 4801 WEST 50TH STREET EDINA,MN 55424 Notice of Public Hearing _ THE EDINA CITY COUNCIL,will meet at the Edina City Hall,4801West 50th Street,on Tuesday,October 3,2000, newspapers and will at said time and place consider the following: Preliminary Rezoning. Edward and Lisa Noonan. 4528 AFFIDAVIT O F PUBLICATION France Avenue South. R-1,Single Dwelling Unit District to PCD-1,Planned Commercial District. STATE OF MINNESOTA) All recommendations and objections will be heard at said meeting. SS. BY ORDER OF THE EDINA CITY COUNCIL COUNTY OF HENNEPIN) Debra Mange:► City Cleric Frank Chilinski, being duly sworn on an oath states or affirms, that he is the publisher of the (Sept.13,2000)D1/Noonan , newspaper known as Sun-Current , or the president's designated agent, and has full knowledge of the facts stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as provided by Minn. Stat. §331A.02, §331A.07, and other applicable laws, as amended. (B)The printed public notice that is attached was published in the newspaper once each week, for one successive weeks; it was first published on Wednesday, the 13 day of September , 2000, and was thereafter printed and published on every Wednesday to and including Wednesday, the day of , 2000; and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: abcdefghijklmnopgrstuvwxyz (‘2/1.t/.1":1 7 Publisher Subscribed and sworn to or affir ,-d before me on this /.3 day of ) ii , 2000. l( el ( L 1 _! I : � ' I—_,1_ . AL. Not:nit". •• MERIDEL M.HEDBLOM .-' ` NOTARY PUBLIC-MINNESOTA .; � 'k MY COMMISSION EXPIRES 1.31.2005 a RATE INFORMATION (1) Lowest classified rate paid by commercial users $ 2.85 per line for comparable space (2) Maximum rate allowed by law $ 6.20 per line (3) Rate actually charged $ 1.40 per line . arlem=s!eeM c&Yeirss (Official Publication) CITY OF EDINA 4801 WEST 50TH STREET EDINA, MN 55424 THE EDINA CITY COUNCIL, will meet at the Edina City Hall, 4801 West 50`" Street on Monday, November 6, 2000, at 7:00 P.M. and will at said time and place consider the following: Final Rezoning. Edward and Lisa Noonan. 4528 France Avenue South. R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District. Generally located west of France Avenue and south of West 44th Street. All recommendations and objections will be heard at said meeting. BY ORDER OF THE EDINA CITY COUNCIL. Debra Mangen City Clerk Please publish in the Edina Sun Current on Wednesday, October 25, 2000. Please furnish two (2) Affidavits of Publication (Official Publication) CITY OF EDINA " 4801 WEST 50TH STREET EDINA, MN 55424 Notice of Public Hearing THE EDINA CITY COUNCIL, will meet at the Edina City Hall, 4801 West 50th Street, on Tuesday, September 19, 2000, and will at said time and place consider the following: Preliminary Rezoning. Edward and Lisa Noonan. 4528 France Avenue South. R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District. All recommendations and objections will be heard at said meeting. BY ORDER OF THE EDINA CITY COUNCIL Debra Mangen City Clerk Please publish in the Edina Sun Current on Wednesday, September 6, 2000 Please furnish two (2) Affidavits of Publication k� . (Official Publication) CITY OF EDINA 4801 WEST 50TH STREET EDINA, MN 55424 Notice of Public Hearing THE EDINA CITY COUNCIL, will meet at the Edina City Hall, 4801 West 50th Street, on Tuesday, October 3, 2000, and will at said time and place consider the following: Preliminary Rezoning. Edward and Lisa Noonan. 4528 France Avenue South. R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District. All recommendations and objections will be heard at said meeting. BY ORDER OF THE EDINA CITY COUNCIL Debra Mangen City Clerk Please publish in the Edina Sun Current on Wednesday, September 6, 2000 Please furnish two (2) Affidavits of Publication 2/2000 STATE OF MINNESOTA) COUNTY OF HENNEPIN)ss CITY OF EDINA ) CERTIFICATE OF MAILING NOTICE I, the undersigned, being the duly qualified acting City Clerk of the City of Edina, Minnesota, hereby certify that on the following date 1OJ -sJ 20 00 , acting on behalf of said City I deposited in the United States mail copies of the attached Nowt c ' tuned ►tt n 1.:ts4 -rya` dt ciM 1_.\c Non'r i \ (Exhibit A), enclosed in sealed enveli es, with postage thereon duly prepaid, addressed to the persons at the addresses as shown on the mailing list (Exhibit B) attached to the original hereof, which list is on file in my office, said persons being those appearing on the records of the County Auditor as owners of the property listed opposite their respective names, as of a date \ 0 days prior to the date of the hearing; and that I also sent said notice to the following corporations at the indicated addresses whose property is exempt from taxation and is therefore not carried on the records of said County Auditor. Name Address WITNESS my hand and seal of said City this day of , 20 Edina City Clerk V12 Nov � :.�1111'z �y CORPOTti 1a 88 City of Edina, Minnesota CITY COUNCIL 4801 West 50th Street * Edina, Minnesota * (612) 927-8861 Bft?TICE OF FUE3LIC HEAR..IIIC; < ::€ CASE FILE: Z-00-3 TO: Property Owners Within 500 Feet APPLICANT: Edward and Lisa Noonan PROPERTY ADDRESS: 4528 France Avenue LEGAL DESCRIPTION: See Reverse PURPOSE: Final Rezoning , R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District DATE OF HEARING: Monday, November 6, 2000 TIME OF HEARING: 7:00 p.m. PLACE OF HEARING: Edina City Hall Council Chambers 4801 West 50th Street, Edina, MN HOW TO PARTICIPATE: 1. Submit a letter to the address below expressing your views, and or 2. Attend the hearing and give testimony for or against the proposal. FURTHER INFORMATION: City of Edina Planning Department 4801 West 50th Street Edina, MN 55424 (612) 927-8861 DATE OF NOTICE: October 27, 2000 .. : • _ j O �'" �y • �RPORNcV " - 1888 City of Edina, Minnesota CITY COUNCIL 4801 West 50th Street * Edina, Minnesota * (612) 927-8861 NQTICEOF PUBLIC HEARtId .: _. CASE FILE: Z-00-3 TO: Property Owners Within 500 Feet APPLICANT: Edward and Lisa Noonan PROPERTY ADDRESS: 4528 France Avenue South LEGAL DESCRIPTION: See Reverse PURPOSE: Rezoning, R-1, Single Dwelling Unit District to PCD-1, Planned Commercial District DATE OF HEARING: Tuesday, October 3, 2000 TIME OF HEARING: 7:00 p.m. PLACE OF HEARING: Edina City Hall Council Chambers 4801 West 50th Street, Edina, MN HOW TO PARTICIPATE: 1. Submit a letter to the address below expressing your views, and or 2. Attend the hearing and give testimony for or against the proposal. FURTHER INFORMATION: City of Edina Planning Department 4801 West 50th Street Edina, MN 55424 (612) 927-8861 DATE OF NOTICE: September 23, 2000 • , .. /{,91N/'�.(, w(I2 )141 DAVID STOTTS VALVOLINE INSTANT OIL CHANGE ®•� y I 4500 FRANCE AVE S ASHLAND OIL INC ATN TAX DEPT EDINA MN 55410 PO BOX 14000 .•,, �� LEXINGTON KY 40512 EDWARD MICHAEL NOONAN D W LUGER & G YIANNIAS JAMES H &JUDITH LUQE RE'dlna LISA HAYES NOONAN 4374 DART AVE 12505 BRIARWOOD TER 4528 FRANCE AVE S ST LOUIS PARK MN 55424 MINNETONKA MN 55343 EDINA MN 55410 KATIE P & MICHAEL D BODINE S A CROSS & D RIDGWAY-CROSS FRANK L AIKEN JR 4540 FRANCE AVE S 4544 FRANCE AVE S 4548 FRANCE AVE S EDINA MN 55410 EDINA MN 55410 EDINA MN 55410 GEORGE & RUTH MARTIN M KAVANAGH EDWARD W CLAUSMAN 4545 MEADOW RD 4541 MEADOW RD 4544 MEADOW RD EDINA MN 55424 EDINA MN 55424 EDINA MN 55424 EDWARD CLAUSMAN CAROL LINDGREN/EDWARD MATHIE SCOTT R JENSEN 4544 MEADOW RD 4015 SUNNYSIDE RD 4043 SUNNYSIDE RD EDINA MN 55424 EDINA MN 55424 EDINA MN 55424 R & C LARSON RAANA GRANT NORRIS R FITCH 4013 SUNNYSIDE RD 4011 SUNNYSIDE RD 4009 SUNNYSIDE RD EDINA MN 55424 EDINA MN 55424 EDINA MN 55424 MICHAEL MANKEY & MARIE HIDEM LISA K KOUTSKY WILLIAM PATRICK DONAHUE 4007 SUNNYSIDE RD 4005 SUNNYSIDE RD 4003 SUNNYSIDE RD EDINA MN 55424 EDINA MN 55424 EDINA MN 55424 JEFFREY &AMY RICH K J WEADICK & B K GANSER JAMES M BIERMEIER 4001 SUNNYSIDE RD 3907 SUNNYSIDE RD KATHLEEN M WATTS EDINA MN 55424 EDINA MN 55424 3905 SUNNYSIDE RD EDINA MN 55424 LINHOFF COLOR PHOTO 4402 FRANCE INC USRP (MINNESOTA) LLC P 0 BOX 24005 2416 DUPONT AVE S 5310 HARVEST HILL#270 EDINA MN 55424 MPLS MN 55405 LB168 DALLAS TX 75230 ROBERTA THORPE JOHN RIMARCIK FRANKLIN D SIDELL 6904 CORNELIA DR 219 2ND ST N 3920 SUNNYSIDE RD EDINA MN 55435 MPLS MN 55401 EDINA MN 55424 City Hall (612) 927-8861 4801 WEST 50TH STREET FAX(612)826-0390 EDINA,MINNESOTA 55424-1394 TDD(612)826-0379 o e r THOMAS W BRANHAM DDS JERRY NELSON COMPANIES INC !FA O 3930 SUNNYSIDE RD 3940 SUNNYSIDE RD � EDINA MN 55424 EDINA MN 55424 CHARLES C MYRE JR CHANCE E & HEATHER M MADDOX KERRY S & JO tSeiN a 4000 SUNNYSIDE RD 4002 SUNNYSIDE RD 4004 SUNNYSIDE R EDINA MN 55424 EDINA MN 55424 EDINA MN 55424 CAROLYN L ELLIASEN GLENN E JOHNSON JANE B & RICHARD E LARSON 1117 IRVING ST 4008 SUNNYSIDE RD 4010 SUNNYSIDE RD ALEXANDRIA MN 56308 EDINA MN 55424 EDINA MN 55424 JON L OTTERLEI J P SMOLLEN & K A SMOLLEN D L PATRICK & I B PATRICK 7121 SCHEY DR 4014 SUNNYSIDE RD 4409 CURVE AVE EDINA MN 55439 EDINA MN 55424 EDINA MN 55424 CHRISTOPHER N &JUDY P EARL 44TH ST PROFESSIONAL BLD LLC MAP INVESTORS LLC - 4407 CURVE AVE 3925 44TH ST W 5100 EDEN AVE#309 EDINA MN 55424 EDINA MN 55424 EDINA MN 55436 CITY OF MINNEAPOLIS PLANNING DEPARTMENT ROOM 210/CITY HALL MINNEAPOLIS, MN 55415 City Hall (612) 927-8861 4801 WEST 50TH STREET FAX(612)826-0390 EDINA,MINNESOTA 55424-1394 TDD(612)826-0379