Neighbors Oppose Medical Facility in Minnetonka

Minnetonka's planning commission is recommending that the city council approve a North Memorial medical facility between Highwood Drive and Highway 7, but some of the residents in the area are less than thrilled by the idea.

About 70 neighbors on Highwood Drive are against the development, according to Ivy Chang, a media contact for the group who lives in the neighborhood.

According to Chang, the project is being approved although it appears to them that traffic on Highwood Drive was not even considered, the parking spaces are not in line with the square footage of the building, and lights and noise from the medical center will be heard 24-hours a day in the neighborhood.

"The neighborhood realizes that the city wants developments in that area and the landowner wants to sell," Chang said. "We don't want a huge development as proposed because traffic would increase tremendously and affects residents, especially children."

Julie Wischnack, the city's community development director, said traffic issues, particularly along Highway 7, are always taken seriously and that's why the city has a traffic expert provide an intensive review of the issues when considering a development. 

The study conducted with this proposal analyzed existing and anticipated vehicle trips in the area and the impact of these on surrounding roadways and intersections, according to the city. The study concluded: 

 • The proposed medical use would increase the number of peak hour and daily vehicle trips to the area.

• These increased trips could be accommodated by the existing roadway infrastructure; all key area intersection would continue to operate acceptable levels of service. 

• The proposed medical use would produce less peak hour and daily vehicles trips than other service commercial uses that could be – and have been – located along State Highway 7.

"Staff has a number of conditions as part of the approval to deal with noise and lighting," Wischnack said. "We are also charged with ensuring those conditions are followed." 

City staff agrees that the medical center would bring change to the Highway 7/Highwood Drive area. However, staff says they find that this change is reasonable.

"The proposed medical building would be consistent with land use expectations and criteria established by the 2030 Comprehensive Plan and would continue an existing land use pattern," according to the city report. "It would result in levels of activity and traffic anticipated on properties with frontage on a state highway and would meet city code standards. Staff recommends approval." 

The Minnetonka Medical Center would be a 68,600 square-foot two-story medical clinic facility. Amenities would include a clinic, lab, pharmacy and imaging center, according to plans filed with the city.

The Davis Real Estate Services Group project would involve demolishing four homes and a commercial building between Highwood Drive and Highway 7 to make way for the two-story facility. It would require city approval for requests such as rezoning and a conditional use permit for medical clinic use.

The Planning Commission reviewed the proposal on April 25. The commission is recommending that the City Council approve it on June 3.

Since the April 25 planning commission meeting, the city reports that staff and the applicant have discussed the grading and landscape plans proposed for the site. Based on that discussion, a revised plan has been submitted to the city.

The revised plans reduce grading and tree removal north of the proposed parking lots, include construction of a 4-foot wall adjacent to the parking lots, and include more native plantings. The building and parking lot footprints remain unchanged, according to a city report.

Upset neighbors would accept these alternatives, according to Chang:

• A smaller building, perhaps 35,000 square feet, with fewer parking spaces.

• Another type of development, such as small restaurant or retail added to existing businesses.

"Of course in the business of balancing property rights of individuals, that does not always result in parties agreeing," Wischnack said. "I hope that the city can find a solution to this land use decision that is respectful both of the neighbors but also of the persons who own the various properties considered in the development." 

Also See: North Memorial Plans New Minnetonka Center

What do you think of the location of the proposed Minnetonka Medical Center? Tell us in the comments area.