2018.02.12 PC Meeting Packet
-1696
Tel: (763) 531--
Crystal Planning Commission Agenda Summary
Monday, February 12, 2018
7 p.m.
Crystal City Hall Council Chambers
1. Call to Order
2. Approval of Minutes*
a. Monday, January 8, 2018 meeting minutes
3. Public Hearings*
a. Subdivision request from the Crystal Economic Development Authority for the
Crystal EDA Eight Addition Preliminary Plat (Application Number 2018-01)
b. Variance request from Novak - Fleck builders for a new single-family home at
5573 Zane Avenue North (Application Number 2018-02)
4. Old Business - None
5. New Business
a. Conformance to Comprehensive Plan - Sale of 5573 Zane Avenue North*
b. Conformance to Comprehensive Plan - Sale of 5607 Zane Avenue North*
c. Set work session date of February 26, 2018 for Comprehensive Plan update
6. General Information
a. City Council actions on previous Planning Commission items: None
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, March 12, 2018 meeting
7. Open Forum
8. Adjournment
Page 1 of 3
CRYSTAL PLANNING COMMISSION
DETAILED AGENDA
Monday, February 12, 2018 at 7:00 p.m.
Council Chambers, Crystal City Hall
Commissioners, please call 763.531.1142 or
email dan.olson@crystalmn.gov if unable to attend
* Items for which supporting materials are included in the meeting packet
1. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the
following members present:
Commissioner (Ward 1) Commissioner (Ward 2) Commissioner (Ward 4)
Sears Selton Einfeldt-Brown \[Secretary\]
Commissioner (Ward 1) Commissioner (Ward 3) Commissioner (Ward 4)
Heigel Maristany Johnson \[Chair\]
Commissioner (Ward 2) Commissioner (Ward 3) Commissioner (At-Large)
Strand Buck \[Vice Chair\] Daly
2. APPROVAL OF MINUTES *
Moved by _______________ and seconded by _______________ to approve the minutes of
the January 8, 2018 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARINGS*
a. Subdivision request from the Crystal Economic Development Authority for the Crystal EDA
Eight Addition Preliminary Plat (Application Number 2018-01)
Staff presented the following:
The following were heard:
Page 2 of 3
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to recommend ______ to
the City Council of the Crystal EDA Eight Addition Preliminary Plat.
b. Variance request from Novak - Fleck builders for a new single-family home at 5573 Zane
Avenue North (Application Number 2018-02)
Staff presented the following:
The following were heard:
Planning Commission discussion:
Page 3 of 3
Moved by _______________ and seconded by _______________ to recommend ______ to
the City Council of the variance for a new single-family home at 5573 Zane Avenue North.
4. OLD BUSINESS - None
5. NEW BUSINESS
a. Conformance to Comprehensive Plan - Sale of 5573 Zane Avenue North*
b. Conformance to Comprehensive Plan - Sale of 5607 Zane Avenue North*
c. Set work session date of February 26, 2018 for Comprehensive Plan update
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items: None
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, March 12, 2018 meeting
7. OPEN FORUM
8. ADJOURNMENT
Moved by _____ and seconded by ______ to adjourn.
Motion carried.
The meeting adjourned at ______ p.m.
Unapproved Planning Commission Minutes January 8, 2018
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, January 8, 2018 at 7:00 p.m.
Council Chambers, Crystal City Hall
1. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at 7 p.m. with the following
members present:
X Commissioner (Ward 1) X Commissioner (Ward 2) X Commissioner (Ward 4)
Sears Selton Einfeldt-Brown \[Secretary\]
X Commissioner (Ward 1) X Commissioner (Ward 3) X Commissioner (Ward 4)
Heigel Maristany Johnson \[Chair\]
X Commissioner (Ward 3) X Commissioner (At-Large)
Commissioner (Ward 2)
Buck \[Vice Chair\] Daly
Strand
Other attendees: City Planner Dan Olson, City Council Liaison John Budziszewski and other
interested persons
2.APPROVAL OF MINUTES
Moved by Sears and seconded by Heigel to approve the minutes of the December 11, 2017 regular
meeting. Ayes all.
Motion carried.
3.PUBLIC HEARING - None
4.OLD BUSINESS*
a. Review chapters B through E of the proposed 2040 Comprehensive Plan
Planner Olson provided a summary of the changes to each chapter. The Commission stated they
would like to continue discussing the policies in chapter B at a subsequent work session to see if some
of them should not be in the plan.
5.NEW BUSINESS
a. Election of Officers*
For Chair, motion by Daly, second by Sears to nominate Johnson to serve as Chair again.
Johnson indicated his willingness to service. Ayes all. Motion carried.
For Vice Chair, motion by Selton, second by Heigel to nominate Buck to serve as Vice Chair again.
Buck indicated his willingness to service. Ayes all. Motion carried.
For Secretary, motion by Daly, second by Heigel to nominate Einfeldt-Brown to serve as Secretary
again. Einfeldt-Brown indicated his willingness to service. Ayes all. Motion carried.
Unapproved Planning Commission Minutes January 8, 2018
b. Set work session date of January 22, 2018 for Comprehensive Plan update
Planner Olson said he was preparing additional draft chapters for discussion at a work session on
January 22, 2018.
6.GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
1) Unified Development Code (UDC). Planner Olson reported that the City Council
approved the ordinance upon second reading and it goes into effect on February 10,
y
dwelling units) at an upcoming meeting.
2) One-year time extension from Paster Properties for an approved conditional use permit
(CUP) and site and building plan at 5547 West Broadway. Planner Olson reported that
the City Council approved the extension request.
3) One-year time extension from Drew Kabanuk for an approved conditional use permit
(CUP) at 5717 West Broadway. Planner Olson reported that the City Council approved
the extension request.
4) Removal of expiration date for an approved conditional use permit (CUP) at 5924 West
Broadway. Planner Olson reported that the City Council removed the CUP expiration
date that was placed as a condition of approval for the CUP.
b. Update from Council Liaison: Councilmember Budziszewski said the Council has approved the
park master plan, including detailed plans for Becker and Welcome Parks. Construction in Becker
park involves the installation of an underground stormwater system to provide better stormwater
management for the area, and then beginning the implementation of the master plan for the park.
Construction in Welcome park involves the removal of the roadway that currently separates the
park so that the city can begin construction of the master plan elements.
c. Staff preview of likely agenda items for Monday, February 12, 2018 meeting.
Planner Olson indicated that he received applications for a small subdivision and for a variance,
but that the deadline to apply is not until next week. The Comprehensive Plan update will continue
to be discussed. Commission member Einfeldt-Brown informed the members of the next Crystal
Ball.
7.OPEN FORUM
Planner Olson informed Planning Commission members they are invited to a City Council work
session on February 8, 2018. The Urban Land Institute will hold a workshop for both bodies entitled
8.ADJOURNMENT
Moved by Selton and seconded by Buck to adjourn.
Motion carried.
The meeting adjourned at 8:37 p.m.
PLANNING COMMISSION
STAFF REPORT
Proposed Preliminary Plat
_____________________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for February 12 Meeting)
DATE: February 7, 2018
RE: PUBLIC HEARING - Subdivision request (Preliminary Plat) for Crystal
Economic Development Authority Eighth Addition (Application
Number 2018-01)
A. BACKGROUND
owns vacant land at the
th
northeast corner of 56 Avenue North (Bass Lake Road) and Adair Avenue
North. The EDA is proposing to replat the site into two lots for new single-family
homes. The plat would be named Crystal Economic Development Authority
Eighth Addition. The site is zoned Low Density Residential (R-1). Notice of the
February 12 public hearing was published in the Sun Post on February 1 and
mailed to owners within 500 feet (see attachment B).
Attachments:
A. Site location map
B. Map showing public hearing notification area
C. Existing zoning map
D. 2030 Land Use Comprehensive Plan map
E. Proposed preliminary plat
B. PROPOSED PROPERTY SUBDIVISION
Existing use
The site is currently vacant land comprised of three parcels addressed as 5926
th
56 Avenue North, and 5612 and 5618 Adair Avenue North. In 2015 the EDA
purchased the site from Hennepin County which had previously acquired and
demolished three homes to obtain additional right-of-way for the realignment of
Adair Avenue as part of its reconstruction of Bottineau Boulevard.
TH
CRYSTAL EDA 8 ADDITION PRELIMINARY PLAT APPLICATION
PAGE 1 OF 4
If the subdivision is approved by the City Council, the properties would be
addressed with the two Adair addresses.
Parcel Area Details
28,781 sq. ft. (0.66 acre) Total area to be replatted
- 10,193 sq. ft. (0.23 acre) Existing road easement to be dedicated as
as right-of-way for Adair Avenue
18,588 sq. ft. (0.43 acre) Area remaining for the two new lots
9,034 sq. ft. (0.21 acre) Lot 1 (new 5618 Adair)
9,554 sq. ft. (0.22 acre) Lot 2 (new 5612 Adair)
Comprehensive Plan
The 2030 planned land use for these properties is Low Density Residential
(LDR), with a maximum gross density of 5 units per acre. The proposed single-
family homes will have a net density of 4 units per acre, which is consistent with
this designation.
Subdivision design features
The proposed plat would be named Crystal Economic Development Authority
Eighth Addition. Because large portions of the original three lots are now
encumbered by a road easement for the realigned Adair Avenue, the remainder
of the site can only accommodate two lots for new home construction. Since the
th
subdivision abuts a county roadway (56 Avenue North), Hennepin County staff
has reviewed this subdivision request and finds it acceptable.
The following are the notable design features of this subdivision:
1. Zoning Requirements
Building setbacks Any proposed homes on these two proposed
properties will meet the setbacks required for the R-1 district, which are 30
feet for the front and rear property lines, five feet from the interior side
property line, and ten feet from the corner side property line. No part of
the homes, including eaves, may be located within a drainage and utility
easement.
Lot size and area The proposed lots meets the minimum lot area (6,000
sq. ft.), width , and depth requirements of the R-1 district.
2. Pedestrian, Street Access and On-Street Parking
th
Pedestrian connections There is an existing sidewalk along 56
Avenue.
TH
CRYSTAL EDA 8 ADDITION PRELIMINARY PLAT APPLICATION
PAGE 2 OF 4
Street access The two lots will be accessed from new curb cuts to be
installed on Adair Avenue North.
On-street parking - To accommodate construction and occupancy of the
new homes, staff is recommending that the City Council modify the
parking restrictions on the adjacent segment of Adair Avenue:
On the east side of Adair Avenue, parking is currently prohibited.
Instead, parking would be permitted on the east side starting at a
th
point 30 north of the 56 Avenue sidewalk. Tharking
restriction will provide open sightlines at the intersection for turning
traffic. North of that point, parking will be allowed to meet the
practical needs of construction vehicles and future homeowners.
On the west side of Adair Avenue, parking is currently permitted.
Instead, parking would be prohibited on the west side. This
restriction will allow the centerline est to provide
space for east side parking and maintain a clear line of sight
through the curve. As a practical matter, parking does not currently
occur on the west side and there is no reason to allow it given the
large commercial parking lot for the adjacent office building.
The overall effect of these changes will be for this segment of Adair
Avenue to match the existing cross section of the rest of the
th
Colorado Avenues that connect 56 Avenue to Airport Road.
TH
CRYSTAL EDA 8 ADDITION PRELIMINARY PLAT APPLICATION
PAGE 3 OF 4
3.Utilities
The proposed new homes will connect with existing water and sanitary sewer
mains. Sewer services for both lots were disconnected by the County in
2010. Water service for lot 1 was also disconnected at that time, and the
water service for lot 2 is in need of repair. The EDA will install or repair these
service connections in spring 2018 prior to the lots being sold.
Existing overhead utility lines are located along the north line of lot 1 and
along the east line of lots 1 and 2. These utilities will be located in drainage
and utility easements that are dedicated with this new plat. If those lines are
relocated or extended, then the lines and extensions must be buried
underground. New private utility services to the new homes, such as Xcel
Energy, Century Link and Comcast, will be buried underground.
4. Grading, Drainage and Erosion Control The city does not require a grading,
drainage and erosion control plan for parcels under one acre in size.
However during home construction, the city will require erosion control
techniques to be used on-site including silt fences, inlet protection, and a
gravel construction entrance.
5. Landscaping Existing trees on the three lots are shown on the preliminary
plat. It is possible that trees will be removed from the property to
accommodate the new homes. As part of the sale of the properties, the EDA
will require the builder to install new trees.
6. Park dedication Since there is no new net addition of lots to the city, this
sub
C. REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either approve or deny the preliminary plat application for Crystal
Economic Development Authority Eighth Addition which would provide two lots
for new single-family homes at 5612 and 5618 Adair Avenue North. This
recommendation should include findings of fact either for or against the proposal.
The Commission may reference the findings for approval in Section B, above.
Staff is recommending approval of the preliminary plat.
City Council action is anticipated on February 20, 2018. If the plat is approved,
the EDA would begin marketing the lots to builders. The lot sales would likely
close in June 2018 and the new homes would likely be completed by fall 2018.
TH
CRYSTAL EDA 8 ADDITION PRELIMINARY PLAT APPLICATION
PAGE 4 OF 4
BuubdinfouB
BuubdinfouC
Hennepin County Locate & Notify Map
Date: 1/3/2018
060120240ft
Buffer Size:
500 feet
Map Comments:
500' Radius from subject properties.
This data (i) is furnished 'AS IS' with no representation as to
completeness or accuracy; (ii) is furnished with no warranty of any
kind; and (iii) is notsuitable for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information, contact Hennepin County GIS Office
300 6th Street South, Minneapolis, MN 55487 / gis.info@hennepin.us
686768686867
68686867
68676868
6873
6868
68616862
68616862
6861
BuubdinfouD
6859685:
6853
684:
68556856
68556856
6855
6851
6852
6846
6849684:
6849684:
6849
6847
6826
6844
6845
68436844
Dsztubm!Bjsqpsu
68436844
684368446843
683:
6835 Pggjdjbm!\[pojoh!Nbq
6837
68386837
683568386837
6836
6831
68326831
68326831
6827
6836
68276828
6825
68266825
68266825
6819681:
6819
681:6819681:
6819
682568196811
6737
68116812
681168136814
68136814
6813
Cbtf!Ejtusjdut
Pwfsmbz!Ejtusjdut
6767676767686767
676867666767
67676768
Xbufs!Cpejft
6759675:6759
675:6759
6759
675:
6759675:Qmboofe!Efwfmpqnfou!Pwfsmbz
6753
6753
675467546753
67536754
S2!Mpx!Efotjuz!Sftjefoujbm
6751
6752
67476747 Gmppeqmbjo!Pwfsmbz
67476748
6746
67476748
6741
6743
6744
6741
S3!Nfejvn!Efotjuz!SftjefoujbmS4!
67416742
673:
6741
6742
6735
6736
67366735
Hmfo!Ibwfo
673567366735
Nfnpsjbm!Hbsefot
Ijhi!Efotjuz!Sftjefoujbm
6736
Dfnfufsz
6736
NBD
672867296736
6729
672:
6722 Dpnnfsdjbm!Ejtusjdu
731173417341
6723
6724
7111
6921
Djuz!pg!Dsztubm!Dpnnvojuz!Efwfmpqnfou!Efqbsunfou
68356819
6815
69136729
Joevtusjbm!Ejtusjdu
6:37
5252!Epvhmbt!Esjwf!Opsui-!Dsztubm-!NO!66533.27:7
6:11
874.642.2253-!xxx/dsztubmno/hpw
Bjsqpsu!Ejtusjdu
682:
6679
6672
681:6812
6:12
6928691:
6912
71126677
7128
6673
6676
6662
6671
6662
6667
6673666:
6668
666566646665
6661
665:
6642
6641
CFDLFS
6657
6658
66596658
6651
65
6652
6653
6647
G/B/J/S/
6632
Tdippm
664:
6649
6644
6643
Bebui!Diftfe
6643
Tifm!Fnft 6638
6644
Dfnfufsz
6611
6637
66286627
6638
6612
66316622
6619
6561
6632
Ejtdmbjnfs;
6627
Uif!Pggjdjbm!\[pojoh!Nbq!jt!tvckfdu!up!dibohf!cz!bdujpo!pg!uif!Dsztubm!Djuz!Dpvodjm/!
66166727
6821
6626
Boz!ejtbhsffnfou)t*!ps!jodpotjtufodjft!cfuxffo!uijt!nbq!boe!bo!psejobodf!bepqufe
cz!uif!djuz!dpvodjm-!uif!psejobodf!tibmm!qsfwbjm/
6576
6827
661:
6549
6816
Pggjdjbm!\[pojoh!Ejtusjdu!Nbq-!Dsztubm-!Njooftpub
681:
6556
6541 Xf!uif!voefstjhofe!dfsujgz!uibu!uijt!jt!uif!Pggjdjbm!\[pojoh!Nbq-
6541
bepqufe!cz!Dsztubm!Djuz!Dpvodjm!po!NPOUI!EBZ!ZFBS
65346533
6521
6542
6525
`````````````!!`````````````````````
6524
6521
Ebuf!!!!!!!!!!Kjn!Bebnt-!Nbzps
6536
6511
6528
6729
6521
6514
Ofjmm!Fmfn/!
Tdippm
`````````````!!`````````````````````!
6436
65
Ebuf!!!!!!Disjttz!Tfssft-!Djuz!Dmfsl
6427
6428
6464
Ebuf;!20303129
BuubdinfouE
BuubdinfouF
PRELIMINARY PLAT
CRYSTAL ECONOMIC DEVELOPMENT
AUTHORITY EIGHTH ADDITION
CITY OF CRYSTAL, HENNEPIN COUNTY, MN
Legal Description
Lots 10, 11 and 12, Block 2, Kennard's Second Addition, Hennepin County, Minnesota.
Subject to easements of record and Subject to an easement for highway purposes in favor of the
0
County of Hennepin over part of the above land as reserved in Deed Document No. T5281099.
3
.
6
1
Zoning & Development Information
ZONING CLASSIFICATION AND STANDARDS:
L Current and Proposed Zoning - R-1, Low Density Residential
R
=
7
=
7
1
.1 Setback Requirements per Zoning Ordinance:
7
2
80.00
4
9L
Main Structure Only
.=
0
1 Front - 30 feet
0
1
Interior Side - 5 feet
6
.
1 Corner Side Street - 10 feet (Garage facing side street - 20 feet)
0
Rear - 30 feet
(refer to City Code for more specifics)
Minimum Lot Requirements:
Lot Area - 7,500 sq.ft
Lot Width - 60 feet
Lot Depth - 100 feet
Building Height - 2 stories or 32 feet, whichever is less.
5
3
.
8
3 Refer to Final Plat for locations of proposed Drainage and Utility Easements
=
L
PROPOSED LOT INFORMATION
Proposed Number of Lots = 2
Area of Lot 1, Block 1 = 9034 sq.ft
198.70
Area of Lot 2, Block 1 = 9554 sq.ft
2
117.28
Area of Right of Way dedication = 10193 sq.ft
MISCELLANEOUS NOTES
Property Address:
5926 56th Avenue North, Crystal, MN PID No. 04-118-21-32-0088 (Lot 10)
ADAIR AVE. N.
5612 Adair Avenue North, Crystal, MN PID No. 04-118-21-32-0089 (Lot 11)
5618 Adair Avenue North, Crystal, MN PID No. 04-118-21-32-0090 (Lot 12)
Legal descriptions per Certificate of Titles numbers 1408905, 1408906 and 1408907
Total Area of Parcel = 28781 sq.ft
L
=
66
.9
7
R
=
10
3
8.0
0
Property is in Flood Zone "X" (an area of minimal flooding per FEMA Map No. 27053C0211F, dated
November 4, 2016.
Benchmark: Hennepin County Geoid Model.
17.72
Prepared By:
Owner and Developer:
The Gregory Group, Inc. d.b.a.
Lot Surveys Company
Legend of Symbols & Abbreviations
7601 73rd Avenue N.
Brooklyn Park, MN 55428
phone 763-560-3093
fax 763-560-3522
Certification
PROPOSED DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS:
The only easements shown are from plats of record or information provided by client.
I certify that this plan, specification, or report was prepared by me or under my direct supervision
and that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.
Prepared November 27, 2017.
Signed: ____________________________________________
Gregory R. Prasch Registration No. 24992
File No.
F.B. No. 1082-41 inv. 87153
F:\\survey\\kennards second addition - hennepin\\10-12-2\\crystal economic development authority eighth\\Preliminary Plat-87153.dwg
PLANNING COMMISSION STAFF REPORT
Variance for 5573 Zane Avenue North
_______________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for February 12 Meeting)
DATE: February 7, 2018
RE: PUBLIC HEARING - Variance request from Novak-Fleck for a new single-
family home at 5573 Zane Avenue North (Application Number 2018-02)
A. BACKGROUND
Novak-Fleck builders is proposing to purchase a vacant lot at 5573 Zane Avenue North from
the City of Cr-family
home on the property. Novak-Fleck is requesting a variance to construct the home 10 feet
from the rear (south) property line rather than the 30 feet required by the ng
regulations. The property is zoned Low Density Residential (R-1). Notice of the February 12
public hearing was published in the Sun Post on February 1 and mailed to owners within 500
feet (see attachment B). To date staff has not received any comments on this proposal.
Attachments:
A. Site location map
B. Map showing public hearing notification area
C. Existing zoning map
D. Project narrative
E. Site plan
F. House plan
G. Comparison of homes along Zane Avenue North
B. VARIANCE
The applicant is proposing to construct a 1,200 square foot home which would be accessed by a
driveway from Zane Avenue. The home is proposed to be located 10 feet from the rear (south)
property line rather than the 30 feet required by city code. For this corner lot the south side of
the property is defined as the rear yard and the home will face Zane Avenue on the east side of
the property. Because it is a shallow lot, there will not be much open space west of the home.
Therefore the applicant is proposing to locate the home closer to the south property line to allow
for a larger open space on the north side of the home. The required building setback along
Zane Avenue is 20 feet from the property line, but the applicant is locating the home at 30 feet
5573 ZANE AVENUE NORTH VARIANCE APPLICATION
PAGE 1 OF 3
from the property line so that the new home will be about the same distance from the street as
other homes on Zane Avenue (see attachment G). The following are therelevant approval
criteria for this variance as outlined in city code section 510.33, followed by staff response:
a) Variances shall only be permitted when they are in harmony with the general
purposes and intent of the official control and when the terms of the variances
are consistent with the comprehensive plan.
Response: The intent of the czoning ordinance is to provide for
regulations to promote orderly development that allows for adequate
access to light, air, and convenient access to property. The approval of a
home that is closer to the south property line will not impede access to
adequate light or air proposed
home. Access to the home off of Zane Avenue will also not be impeded. If
the variance is approved, the home will be in conformance with the
d use
designation.
b) Variances shall only be permitted when the City Council finds that strict
enforcement of specific provisions of this section would create practical
difficulties due to circumstances unique to a particular property under
consideration. Practical difficulties, as used in connection with the granting of a
variance, means that the property owner:
1) proposes to use the property in a reasonable manner not permitted
by an official control; and
2) the plight of the landowner is due to circumstances unique to the
property not created by the landowner; and
3) the variance, if granted, will not alter the essential character of the
locality.
Response: The use of this parcel for a single-family home is a reasonable
use permitted by the c zoning regulations. The lot was originally
th
platted to face 56 Avenue, but this no longer makes sense due to
increases in traffic and road width. More open space will be provided on
the north side of the home by locating the home closer to the south
property line. The unusual lot configuration is a unique situation not
created by the applicant. The essential character of this area will not
change if the variance is approved:
The new home will be about the same distance from the street
as other homes on Zane Avenue
The new hometance from the adjacent home will look
about the same as homes with a standard side yard setback.
c) Economic considerations alone do not constitute practical difficulties.
5573 ZANE AVENUE NORTH VARIANCE APPLICATION
PAGE 2 OF 3
Response: The builder has indicated they could build and sell this home
without the variance, but it would have less usable yard unless the
variance is approved. Therefore economic considerations alone are not
the sole reason for requesting this variance.
C.REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either deny or approve the variance application to allow a new single-family
home at 5573 Zane Avenue North that is located 10 feet from the rear (south) property
line rather than the required 30 feet. This recommendation should include findings of
fact either for or against the proposal. The Commission may reference the findings for
approval in Section B, above.
Since the variance meets the relevant criteria in the zoning code, staff is recommending
approval of the variance request.
City Council action is anticipated on February 20, 2018.
5573 ZANE AVENUE NORTH VARIANCE APPLICATION
PAGE 3 OF 3
BuubdinfouB
BuubdinfouC
6867686868676868
6867
68676868
68736868
68616862
686168626861
BuubdinfouD
6859
685:
6853684:
685568566855
68566855
68516852
6846
6849
684:6849
684:6849
6847
6826
6844
6845
68436844
68436844
684368446843
6835683:Pggjdjbm!\[pojoh!Nbq
683768386837
683568386837
6836
6831
68326831
68326831
6827
6836
68276828
6825
682668256826
6825
6819
681:
6819681:
6819681:
6819
682568196811
6737
68116812
681168136814
68136814
6813
Cbtf!Ejtusjdut
Pwfsmbz!Ejtusjdut
6767
6767676867686767
67666767
67676768
Xbufs!Cpejft
6759
675:6759675:
6759
6759675:
Qmboofe!Efwfmpqnfou!Pwfsmbz
6759675:
6753
67536753
67546754
67536754
Dsztubm`HJT/ECP/UbyQbsdfmDvssfou
6751
6752
6747 Gmppeqmbjo!Pwfsmbz
6747
67476748
6746
67476748
6741
6743
6744
6741
S2!Mpx!Efotjuz!Sftjefoujbm
6741
673:6742
67416742
6735
6736
67366735
67356735
6736
S3!Nfejvn!Efotjuz!Sftjefoujbm
6736
6736
NBD
672867296736
6729
672:
6722 S4!Ijhi!Efotjuz!Sftjefoujbm
731173417341
6723
6724
7111
6921
Djuz!pg!Dsztubm!Dpnnvojuz!Efwfmpqnfou!Efqbsunfou
68356819
6815
69136729
Dpnnfsdjbm!Ejtusjdu
6:37
5252!Epvhmbt!Esjwf!Opsui-!Dsztubm-!NO!66533.27:7
6:11
874.642.2253-!xxx/dsztubmno/hpw
Joevtusjbm!Ejtusjdu
682:
6679
6672
Bjsqpsu!Ejtusjdu
681:6812
6:12
691:
69286912
71126677
7128
6673
6676
6662
66716662
6667
6673666:
6668
66656665
6664
6661
665:
6642
6641
CFDLFS
66576658
66596658
6651
65
6652
6653
6647
6632
664:
6649
6644
6643
6643
6638
6644
6611
6637
6628
6627
6638
66126631
6622
6619
6561
6632
Ejtdmbjnfs;
6627
Uif!Pggjdjbm!\[pojoh!Nbq!jt!tvckfdu!up!dibohf!cz!bdujpo!pg!uif!Dsztubm!Djuz!Dpvodjm/!
66166727
6821
6626
Boz!ejtbhsffnfou)t*!ps!jodpotjtufodjft!cfuxffo!uijt!nbq!boe!bo!psejobodf!bepqufe
6576 cz!uif!djuz!dpvodjm-!uif!psejobodf!tibmm!qsfwbjm/
6827
661:
6549
6816
Pggjdjbm!\[pojoh!Ejtusjdu!Nbq-!Dsztubm-!Njooftpub
681:
6556
6541 Xf!uif!voefstjhofe!dfsujgz!uibu!uijt!jt!uif!Pggjdjbm!\[pojoh!Nbq-
6541
bepqufe!cz!Dsztubm!Djuz!Dpvodjm!po!NPOUI!EBZ!ZFBS
6534
6533
6521
6542
6525
`````````````!!!!!!!!!`````````````````````
6524
6521
Ebuf!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Kjn!Bebnt-!Nbzps
6536
6511
6528
6729
6521
6514
`````````````!!!!!!!!`````````````````````!!
6436
65
Ebuf!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Disjttz!Tfssft-!Djuz!Dmfsl
6427
6428
6464
Ebuf;!20:03129
BuubdinfouE
BuubdinfouF
BuubdinfouG
BuubdinfouH
PLANNING COMMISSION STAFF REPORT
Sale of 5573 Zane Avenue North
___________________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for February 12 Meeting)
DATE: February 7, 2018
RE: Consider adoption of resolution that the sale of 5573 Zane Avenue
North conforms to the Comprehensive Plan
A. BACKGROUND
The subject property is located at 5573 Zane Avenue North.
Development Authority (EDA) purchased the property in 2008 and demolished the
existing apartment building. Now the EDA is proposing to sell it for construction of a
single-family home. According to state statute § 462.356, Subd. 2, for those
communities with an adopted Comprehensive Plan, the planning commission shall
report to the EDA whether the sale of the property is in conformance with the
Comprehensive Plan.
Attachments:
A. Site location map
B. 2030 Planned Land Use Map
C. Resolution
B.COMPREHENSIVE PLAN
The following are excerpts from the 2030 Comprehensive Plan that relate to the
development of this property.
Existing Land Use Map (page 31): The property is guided as low density
residential (between 1-5 units per acre). The 10,853 square foot property is
proposed to have one single-family home, which would be a density of 4 units
per acre.
Recommended finding: The proposed density is in conformance with the
Comprehensive Plan designation.
5573 ZANE AVENUE NORTH COMPREHENSIVE PLAN DETERMINATION
PAGE 1 OF 2
Housing Policy #4 (page 36): Acquire blighted, structurally substandard and
functionally obsolete residential property for demolition and replacement with
new, move-up houses in accordance with EDA budget parameters, market
conditions and other factors (current ongoing program).
Recommended finding: This property was purchased by the EDA and the
existing building demolished in 2008. The EDA is now planning to sell the
property for the construction of a new single-family home.
C.STAFF RECOMMENDATION
Planning Commission adopt resolution 2018-01 that the sale of the property at 5573
Zane Avenue North by the EDA is in conformance to the Comprehensive Plan based
on the findings in Section B above.
5573 ZANE AVENUE NORTH COMPREHENSIVE PLAN DETERMINATION
PAGE 2 OF 2
BuubdinfouB
BuubdinfouC
Attachment C
CRYSTAL PLANNING COMMISSION
RESOLUTION NO. 2018 - 01
A RESOLUTION FINDING THAT THE PROPOSED SALE OF CERTAIN LAND BY
THE ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF CRYSTAL FOR
RESIDENTIAL HOUSING PURPOSES IS CONSISTENT WITH THE CITY OF
CRYSTAL COMPREHENSIVE PLAN
WHEREAS, the Economic Development Authority of the City of Crystal Authority
and located at 5573 Zane Avenue North in the City of Crystal (the
-family home on the Property to be sold
to an owner-occupant; and
WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the Planning Commission to
review the proposed acquisition or disposal of publicly-owned real property within the City prior
to its acquisition or disposal, to determine whether in the opinion of the Planning Commission,
such acquisition or disposal is consistent with the comprehensive municipal plan; and
WHEREAS, the Planning Commission has reviewed the proposed conveyance of the Property,
and has determined that the Property is located in an area of the City designated
comprehensive plan for residential housing, and that the conveyance and intended purpose are
consistent with such use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Crystal
that the conveyance of the Property by the Authority to the Developer is consistent with the
ve municipal plan, and will promote renewed, diverse housing opportunities
in the City.
BE IT FURTHER RESOLVED that this resolution be communicated to the Board of
Commissioners of the Authority.
th
Adopted this 12 day of February, 2018, by the Planning Commission of the City of Crystal.
Chair, Crystal Planning Commission
514713v1 MNI CR150-4
EXHIBIT A
Legal Description of Property
Lot 1, Block 2, Wilshire Terrace, Hennepin County, Minnesota
514713v1 MNI CR150-4
PLANNING COMMISSION STAFF REPORT
Sale of 5607 Zane Avenue North
___________________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for February 12 Meeting)
DATE: February 7, 2018
RE: Consider adoption of resolution that the sale of 5607 Zane Avenue
North conforms to the Comprehensive Plan
A. BACKGROUND
The subject property is located at 5607 Zane Avenue North.
Development Authority (EDA) purchased the property in 2017 and demolished the
existing apartment building. Now the EDA is proposing to sell it for construction of a
single-family home. According to state statute § 462.356, Subd. 2, for those
communities with an adopted Comprehensive Plan, the planning commission shall
report to the EDA whether the sale of the property is in conformance with the
Comprehensive Plan.
Attachments:
A. Site location map
B. 2030 Planned Land Use Map
C. Resolution
B.COMPREHENSIVE PLAN
The following are excerpts from the 2030 Comprehensive Plan that relate to the
development of this property.
Existing Land Use Map (page 31): The property is guided as low density
residential (between 1-5 units per acre). The 8,872 square foot property is
proposed to have one single-family home, which would be a density of 4 units
per acre.
Recommended finding: The proposed density is in conformance with the
Comprehensive Plan designation.
5607 ZANE AVENUE NORTH COMPREHENSIVE PLAN DETERMINATION
PAGE 1 OF 2
Housing Policy #4 (page 36): Acquire blighted, structurally substandard and
functionally obsolete residential property for demolition and replacement with
new, move-up houses in accordance with EDA budget parameters, market
conditions and other factors (current ongoing program).
Recommended finding: This property was purchased by the EDA and the
existing building demolished in 2017. The EDA is now planning to sell the
property for the construction of a new single-family home.
C.STAFF RECOMMENDATION
Planning Commission adopt resolution 2018-02 that the sale of the property at 5607
Zane Avenue North by the EDA is in conformance to the Comprehensive Plan based
on the findings in Section B above.
5607 ZANE AVENUE NORTH COMPREHENSIVE PLAN DETERMINATION
PAGE 2 OF 2
BuubdinfouC
Attachment C
CRYSTAL PLANNING COMMISSION
RESOLUTION NO. 2018 - 02
A RESOLUTION FINDING THAT THE PROPOSED SALE OF CERTAIN LAND BY
THE ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF CRYSTAL FOR
RESIDENTIAL HOUSING PURPOSES IS CONSISTENT WITH THE CITY OF
CRYSTAL COMPREHENSIVE PLAN
WHEREAS, the Economic Development Authority of the City of Crystal Authority
and located at 5607 Zane Avenue North in the City of Crystal (the
-family home on the Property to be sold
to an owner-occupant; and
WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the Planning Commission to
review the proposed acquisition or disposal of publicly-owned real property within the City prior
to its acquisition or disposal, to determine whether in the opinion of the Planning Commission,
such acquisition or disposal is consistent with the comprehensive municipal plan; and
WHEREAS, the Planning Commission has reviewed the proposed conveyance of the Property,
and has determined that the Property is located in an area of the City designated
comprehensive plan for residential housing, and that the conveyance and intended purpose are
consistent with such use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Crystal
that the conveyance of the Property by the Authority to the Developer is consistent with the
ve municipal plan, and will promote renewed, diverse housing opportunities
in the City.
BE IT FURTHER RESOLVED that this resolution be communicated to the Board of
Commissioners of the Authority.
th
Adopted this 12 day of February, 2018, by the Planning Commission of the City of Crystal.
Chair, Crystal Planning Commission
514713v1 MNI CR150-4
EXHIBIT A
Legal Description of Property
Lot 9, Block 2, , Hennepin County, Minnesota
514713v1 MNI CR150-4