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2018.03.12 PC Meeting Packet -1696 Tel: (763) 531-- Crystal Planning Commission Agenda Summary Monday, March 12, 2018 7 p.m. Crystal City Hall Council Chambers 1. Call to Order 2. Approval of Minutes* a. Monday, February 12, 2018 meeting minutes 3. Public Hearings - None 4. Old Business* a. Continue review of proposed chapters for 2040 Comprehensive Plan 5. New Business a. Presentation of 2017 EDA Annual Report and 2018 Work Program b. Update on accessory dwelling units 6. General Information a. City Council actions on previous Planning Commission items: th 1) Crystal EDA 8 Addition preliminary plat 2) Variance for new single-family home at 5573 Zane Avenue North b. Update from Council liaison c. Staff preview of likely agenda items for Monday, April 9, 2018 meeting 7. Open Forum 8. Adjournment * Items for which supporting materials are included in the meeting packet Page 1 of 2 CRYSTAL PLANNING COMMISSION DETAILED AGENDA Monday, March 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 February 12, 2018 regular meeting with the following exceptions: Motion carried. 3. PUBLIC HEARINGS None 4. OLD BUSINESS* a. Continue review of proposed chapters for 2040 Comprehensive Plan 5. NEW BUSINESS a. Presentation of 2017 EDA Annual Report and 2018 Work Program b. Update on accessory dwelling units 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: th 1) Crystal EDA 8 Addition preliminary plat 2) Variance for new single-family home at 5573 Zane Avenue North Page 2 of 2 b. Update from Council Liaison c. Staff preview of likely agenda items for Monday, April 9, 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 February 12, 2018 CRYSTAL PLANNING COMMISSION MINUTES Monday, February 12, 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 2) X Commissioner (Ward 3) X Commissioner (At- Strand Buck \[Vice Chair\] Large) Daly Other attendees: City Planner Dan Olson and Dale Anderson, representing Novak-Fleck 2. APPROVAL OF MINUTES Moved by Selton and seconded by Heigel to approve the minutes of the January 8, 2018 regular meeting. Ayes all. Motion carried. 3. PUBLIC HEARING a. Subdivision request from the Crystal Economic Development Authority for the Crystal EDA Eighth Addition Preliminary Plat (Application Number 2018-01) Planner Olson presented a summary of the staff report and indicated that staff is recommending approval of the preliminary plat. Commission member Maristany asked what the difference is between the neighborhood commercial designation and general commercial designation on the comprehensive plan map. Olson explained the difference. th Commission member Sears asked if the driveway curb cut for the corner lot will be off of 56. Olson explained the curb cut will be off of Adair. Commission member Johnson asked if there is a sidewalk along Adair. Olson said no just th along 56. Chair Johnson opened the public hearing. With no one from the public wishing to speak, Chair Johnson closed the public hearing. Unapproved Planning Commission Minutes February 12, 2018 Moved by Einfeldt-Brown and seconded by Buck to recommend approval of the Crystal EDA th 8 Addition preliminary plat. Ayes all. Motion carried. b. Variance request from Novak-Fleck builders for a new single-family home at 5573 Zane Avenue North (Application 2018-02) Planner Olson presented a summary of the staff report and indicated that staff is recommending approval of the variance. Commission member asked why the south side of lot is considered the rear yard. Olson th explained that the shorter of the two street sides is considered the front. In this case 56 is the front. th Commission member Strand asked how tall a fence could be built along 56 th along 56 Avenue, with requirements for site visibility at the corner. Commission member Maristany asked why the home was located so far south. Olson explained it was to provide more open space on the north side of the home away from a busy road. Dale Anderson representing Novak-Fleck explained that there will be a patio door on the north side of the home as well. Chair Johnson opened the public hearing. With no one from the public wishing to speak, Chair Johnson closed the public hearing. Moved by Strand and seconded by Heigel to recommend approval of the variance at 5573 Zane Avenue North. Ayes: Sears, Heigel, Strand, Selton, Buck, Einfeldt-Brown, Johnson, and Daly. Nay: Maristany. Motion carried. 4. OLD BUSINESS None 5. NEW BUSINESS a. Conformance to Comprehensive Plan Sale of 5573 Zane Avenue North. Planner Olson presented a summary of the staff report and indicated that staff is recommending that the Commission determine the sale of the property is in conformance with the Comprehensive Plan. Commission member Heigel asked how many lots are owned by the EDA. Olson said some lots are going through the sale process, while others are being held for various reasons. Moved by Sears and seconded by Heigel to determine that the sale of the property at 5573 Zane is in conformance with the Comprehensive Plan. Ayes all. Motion carried. b. Conformance to Comprehensive Plan Sale of 5607 Zane Avenue North. Unapproved Planning Commission Minutes February 12, 2018 Planner Olson presented a summary of the staff report and indicated that staff is recommending that the Commission determine the sale of the property is in conformance with the Comprehensive Plan. Moved by Buck and seconded by Strand to determine that the sale of the property at 5607 Zane is in conformance with the Comprehensive Plan. Ayes all. Motion carried. c. Set work session date of February 26, 2018 for Comprehensive Plan update Planner Olson said he was preparing additional draft chapters of the Comprehensive Plan for discussion at a work session on February 26, 2018. 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: None b. Update from Council Liaison: None c. Staff preview of likely agenda items for Monday, March 12, 2018 meeting. Planner Olson indicated that he has not received any applications, but that the deadline to apply is not until tomorrow. The Comprehensive Plan update will continue to be discussed. Commission member Selton asked about the status of the cell phone tower application that the City Council discussed on February 5, 2018. Olson said that the Council expressed an interested in entering into a lease with Verizon for that tower, but a conditional use permit and variance application has not yet been submitted. If submitted 7. OPEN FORUM Commission member Einfeldt-Brown informed the members of the Crystal Ball in March. Commission members discussed their impressions of the information presented at the City Council work session on February 8, 2018 when the Urban Land Institute held a workshop for Commission member Heigel asked about the status of the Pizza Ranch restaurant. Olson said they have been working with the building official to obtain a building permit. 8. ADJOURNMENT Moved by Buck and seconded by Heigel to adjourn. Motion carried. The meeting adjourned at 8:00 p.m. MEMORANDUM DATE: March 8, 2018 TO: Planning Commission (March 12 meeting) FROM: Dan Olson, City Planner SUBJECT: Continue review of proposed chapters for 2040 Comprehensive Plan A. PROPOSED CHAPTER REVISIONS Staff is presenting two proposed chapters F and H - of the 2040 Comprehensive Plan for Planning Commission review. Chapter F: Land Use Staff has incorporated information about potential redevelopment areas from chapter H into this chapter, which means that chapter H will be deleted. Staff has revised the existing land use table and map to include only information about existing land uses rather than information about future land uses as is the case with the 2030 existing land map and table. Future land uses will be shown in a 2040 planned land use map and table, including potential redevelopment areas. Staff is still in the process of updating the 2040 map and table. Chapter H: Redevelopment Staff is proposing to delete chapter H in its entirety and consolidate information about potential redevelopment areas into chapter F. B.REQUESTED ACTION No action is requested at this time. This agenda item is being presented so the Commission may provide comments on the proposed updates to the 2040 Comprehensive Plan. Attachment: A. Chapter F: Land Use B. Chapter H: Redevelopment COMPREHENSIVE PLAN UPDATE PAGE 1 OF 1 CHAPTER F LAND USE CHAPTER OVERVIEW 2030 2040 Planned Land Use Map, which is the primary 2000 2018 and 2010 are is contrasted with the 2030 2040 Planned Land Use Map. LAND USE CATEGORIES The following land use categories are shown on Figure______, which is the existing land use in Crystal in 2018: Low Density Residential. Not less than 1 unit per acre nor more than 5 6 units per acre. (For new development, this plan assumes an average density of 4 5 units per acre.) Medium Density Residential. Not less than 3 6 units per acre nor more than 12 16 units per acre. (For new development, this plan assumes an average density of 10 12 units per acre.) High Density Residential. Not less than 10 16 units per acre nor more than 22 40 units per acre. (For new development, this plan assumes an average density of 20 30 units per acre.) Neighborhood Commercial. Small-scale commercial uses embedded within or adjacent to residential areas. General Commercial. Retail, offices, restaurants, and some automobile-oriented businesses (on certain corridors designated in the Zoning Ordinance unified development code). Industrial. Manufacturing, storage, and some automobile-oriented businesses (on certain corridors designated in the Zoning Ordinance ). Institutional. This category includes churches, schools, cemeteries, and publicly-owned properties. Park. Includes both active and passive outdoor recreation. Railroad. Property owned by Canadian Pacific or Burlington Northern Santa Fe for their respective railroad tracks and related facilities. Roadway Right-of-Way. This category includes not only right-of-way dedicated by plat or easement, but also parcels used for right-of-way purposes. Airport. Property owned by Metropolitan Airports Commission for the operation of the Crystal Airport. In the event that all or any part of the airport is developed for non-aeronautical uses, a Comprehensive Plan Amendment would be required. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 1 The following additional land use categories are shown on Figure _____, which is the planned land use for Crystal for 2040: Public Institutional (Low Density Residential). If the existing public or institutional use is redeveloped, then the site would be guided Low Density Residential. Public Institutional (High Density Residential). If the existing public or institutional use is redeveloped, then the site would be guided High Density Residential. Public Institutional (General Commercial). If the existing public or institutional use is redeveloped, then the site would be guided General Commercial. Public Institutional (Park). If the existing public or institutional use is redeveloped, then the site would be guided Park. Other Undeveloped (Low Density Residential). These are currently undeveloped sites which, if developed, would be guided for Low Density Residential use. Other Undeveloped (Industrial). These are currently undeveloped sites which, if developed, would be guided for Industrial use. SUMMARY OF FINDINGS AND SIGNIFICANT CHANGES FROM PREVIOUS PLAN A. For most property in the city, the proposed new 2030 2040 Planned Land Use map would does not differ dramatically from the one currently in effectprevious maps. It is also generally consistent with the existing zoning map. Density guidelines for each residential land use classification would continue as follows: B.Low Density Residential shall not exceed 5 dwelling units per gross acre. C.Medium Density Residential shall not exceed 12 dwelling units per gross acre. D. High Density Residential shall not exceed 22 dwelling units per gross acre. E. These density guidelines may be exceeded by 10% as part of the Planned Development rezoning process if the City Council finds that the development would provide extraordinary benefit to the community or the site has extraordinary characteristics that make development difficult. F. because the city is fully developed and likely redevelopment sites are already served by streets and other public facilities necessary for redevelopment to occur. G.A. However properties are guidedNotwithstanding the designations on the 2030 2040 Planned Land H.B.Some existing fully developed sites may be redeveloped by 2030 2040 for new, more intensive redevelopment may be for a different land use than shown on the 2030 2040 Planned Land Use Map. One hypothetical example would be a failing shopping center being demolished and the site CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 2 2006, cities no longer have the authority to force this type of redevelopment to occur.It is therefore impossible to know where or when such redevelopment will occur. For this reason, the 2030 2040 Planned Land Use Map does not try to cannot anticipate specific new uses upon redevelopment of existing fully developed sites. Instead, more specific master planning for each redevelopment area would occur if an actual project emerges, and if necessary, amendments to the 2030 2040 Planned Land Use Map would be considered at that time. I. Areas used for institutional, park or other similar uses will be shown as a hybrid of their existing use and the appropriate future use in case they are ever redeveloped. This will assist the city in determining the appropriate zoning classification for these properties. J. - would be supplanted by land use guidance more consistent with current uses and realistic near-term redevelopment potential. K. All residential parcels along Bass Lake Road east of Bottineau Boulevard will be guided Low Density Residential. L. Commercial parcels east of the VFW on Bass Lake Road would be guided Low Density Residential. th M. Areas along Douglas Drive and Highway 100 from 36south to the Golden Valley border are shown in a manner consistent with the outcome of the corridor task forces that have looked at those areas during the past several years, with one exception: The excess MnDOT parcel at the northwest corner th of Hwy 100 and 36 Avenue, presently guided for Medium Density Residential, would instead be guided for Neighborhood Commercial. RESOURCE PROTECTION ITEMS RELATED TO LAND USE A. Historic Sites. There are no properties in Crystal listed on the National Register of Historic Places. The State Historic Preservation OfficeHistory/Architecture Inventory indicates that within Crystal there are eight seven buildings which are 100 years of age or older: th 7009 60 (Josiah Dutton house) 1853 4816 Quail (Schaefer house) 1874 3908 Douglas Dr (Gaulke farmhouse) 1880 4328 Douglas Dr (house) 1890 4817 Douglas Dr (house) pre 1900 4804 Lakeland (house) pre 1900 5423 Twin Lake Terrace (William Zirbe house) 1910 3429 Major (house) 1910 All of these houses are currently in private ownership. The homeowners will necessarily make the decisions regarding preservation of these buildings. The city requires that buildings be maintained and provides incentives for home improvements. B.Solar Access. The Zoning Ordinance code contains an explicit declaration allowing variances which are necessary for solar energy systems to have access to direct sunlight. C.Aggregate Deposits. Information Circular #46 from the Minnesota Geological Survey indicates that there are no natural aggregate deposits in Crystal. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 3 SPECIAL AREA PLANS APPROVED BY THE CITY COUNCILREDEVELOPMENT The ThisRedevelopment chaptersectionidentifies 23areas of the city, shown on Figure ______, where in which there is a significant potential for redevelopment to occur within the time frame of this plan (by 20302040). The city is not necessarily advocating redevelopment of these areas. Rather, the city believes that there is strong potential for redevelopment to occur in any number of these 23 areas due to natural or functionally obsolete land uses, or a combination of both. GENERAL REDEVELOPMENT GOALS 1. There are 23 areas of the city where redevelopment is likely to be considered at some point in the future. The identification of these areas does not mean that it is definite that redevelopment would occur within the 20 year time frame of this plan. Depending on the specific site characteristics and market forces at the time of redevelopment, the physical extent of redevelopment activities may be greater or less than the area shown in this plan. Key parcels have been identified that appear to be most likely to trigger redevelopment in each area, but they are not absolutely essential for redevelopment to occur in most of these 23 areas. Areas not indicated as potential redevelopment areas in this plan would not be precluded from being redeveloped; this plan describes those areas where redevelopment is most likely to occur but does not limit redevelopment opportunities for those areas. 2. Community reaction to redevelopment often revolves around opposition to density, especially residential density. Many of the descriptions of the 23 potential redevelopment areas indicate that the likely new use would be medium or high density residential. More than anything, this is a function of the cost of redevelopment, in that the new use must be of higher density for the project to be financially feasible. Each project would have to be examined on its own merits and with due consideration to the characteristics of the surrounding area and community input. It may be that in many of these areas higher densities may not be politically supported, and in such cases the existing uses are likely to remain basically as-is for the foreseeable future. 3. Redevelopment projects may be completely privately financed, or receive some assistance from the city and its Economic Development Authority (EDA), or in rare cases be initiated by the city with the EDA as the developer. However, as a practical matter it is unlikely that many of the 23 areas could be significantly redeveloped without financial assistance in some form. Such assistance may take the form of Tax Increment Financing, Tax Abatement, Housing Tax Credits, grants from other units of government, or other funding sources. Each request for financial assistance will be evaluated in accordance with the policies and procedures governing each respective funding source. 4. Due to a combination of market realities, financial constraints, limited eminent domain powers and community concerns about density, traffic, change in general and other issues, it would be unrealistic to expect that all or even a majority of the 23areas described in this chapter section will be redeveloped within the 20 year time frame of this plan. Instead, this plan should be viewed as a menu from which citizens, developers, the Planning Commission, the EDA and the City Council may compare and contrast various redevelopment opportunities within the city, and select the best project sites for redevelopment. from among the 23 areas described in this chapter. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 4 5. Redevelopment projects may trigger, or be triggered by, adjacent public improvements such as roadway reconstruction, water and sewer upgrades, streetscaping, etc. In cases where near-term public improvements are being considered in a potential redevelopment area, but no redevelopment project is imminent, due consideration will be given to the impact of said improvements on the future redevelopment potential of the area. DESCRIPTIONS OF SPECIFIC POTENTIAL REDEVELOPMENT AREAS The following is a description of four potential redevelopment areas in Crystal. Area A: This site is the FFormer Canadian Pacific Railway (CPRR) property west of Douglas Drive and north of the CPRR tracks and contains existing commercial uses adjacent to a single-family residential neighborhood. The zoning of the site no longer allows new commercial uses, but the existing uses may continue in their present form. The following are considerations for re-use, expansion or redevelopment of this area. The area subject to this Special Area Plan is shown on Figure F-3 (2030 Planned Land Use Map). No plat approval, rezoning, conditional use permit, site plan approval, or other similar city approval shall be granted by the City Council for any structure, use or subdivision of land in this area unless it is fully consistent with the following guidelines: 1. The area is guided Industrial in the 2030 Planned Land Use map, except for the eastern end which is guided Community Commercial. If multiple uses are proposed for the property, then upon rezoning the boundary between the C-2 Community Commercial and I-1 Light Industrial districts shall generally reflect the boundary shown in the 2030 Planned Land Use map, with some reasonable variation granted at the discretion of the Council. 2.1.If parts of the new parcel are to be owned by separate businesses as quasi-private properties, then the new parcel must be platted and rezoned into a planned development (PD) overlayed on the C- 2 Community Commercial and I-1 Light Industrial zoning districts. Each quasi-private property shall be clearly defined as a parcel on the plat, plus common property containing access drives, landscape areas, drainage facilities, utilities, and similar improvements. The planned development must also include provisions for an association of the private owners to collectively own and maintain the common property. 1. Any expansion of existing uses or redevelopment of the subject property shall be compatible with adjacent residential land uses, including but not limited to issues of traffic, parking, noise, hours of operation, buffering, screening, impervious coverage, building size, form and materials. The City Council may deny such re-use, expansion or redevelopment if it determines that the expansion or redevelopment is incompatible with adjacent land uses. 3. 2.Uses that are considered incompatible with the adjacent area are those that are Due to access limitations and the embedded nature of the site, customer-intensive commercial uses such as retail or medical office, and auto-related businesses, such as vehicle wash, sales or repair.may not be appropriate unless they are located on the eastern end of the site with direct visibility and clear access to Douglas Drive. 4. .The Zoning Ordinance and Comprehensive Plan limit automobile-related businesses and similar Formatted: Indent: Left: 0.25", No bullets or numbering uses to certain designated corridors within the city. The subject property is not within one of these corridors. Therefore the following uses are not permitted on the subject property: car washes and detailing shops; fueling stations; motor/recreational vehicle repair; motor/recreational vehicle sales, leasing or rental. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 5 5.All of the normally applicable standards, requirements and regulations shall apply, including but not limited to city code sections 505 (subdivision regulations), 515.13 (performance standards), 515.17 (parking), 515.49 (C-2 district regulations), 515.53 (I-1 district regulations), 515.57 (PD district regulations), 520 (site and building plan review), and 530 (stormwater management). 6. Variances from normally applicable dimensional requirements, such as setbacks, may be appropriate due to the narrow width of the site, its odd configuration, and its odd history, provided the three-part undue hardship test found in city code 515.05 Subd. 2 a) can be met. 3. The site development standards in city code section 520 shall be applicable to any re-use, expansion or redevelopment of the site. However, No no of the property. 4. Vehicular access shall only occur directly to and be primarily from Douglas Drive. No application shall be approved with access Access at from Idaho Avenue shall be minimized. 7. Due to the long, narrow, isolated and embedded character of the site, adequate lighting of access drives and similar areas must be provided to protect public safety. 8. Due to the long, narrow, isolated and embedded character of the site, adequate fire protection is essential to protect public safety. 9. The City reserves the right to deny any application for expansion of existing uses or redevelopment of the subject property that it determines to be incompatible with these guidelines or any other part of the Comprehensive Plan. The City Council also reserves the right to impose conditions of approval for any such application that it determines to be necessary to ensure compatibility with these guidelines or any other part of the Comprehensive Plan. Absent such approval by the City Council, existing lawful nonconforming uses may continue in their present form and extent subject to the provisions of City Code Section 515.01 Subd. 8 regarding nonconforming uses. Areas B and C: These existing commercial areas may see redevelopment within the timeframe of this plan as a result of the planned extension of the Blue Line of the region in more detail in chapter _____ of this plan, Metro Transit is planning a LRT station at the intersection of Bass Lake Road and Highway 81 (Bottineau Boulevard) in Crystal. In addition, a LRT station is nd planned at 42 Avenue North and Bottineau Boulevard in downtown Robbinsdale, about one mile from area C. As of the writing of this plan, the city is considering new transit-oriented development zoning regulations for areas B and C. These regulations could include allowing a mix of commercial and residential uses, reduced parking ratios, and building placement guidelines. Area D This area mostly contains a mix of smaller commercial uses and vacant parcels, adjacent to low density residential. Generally it is guided for medium density residential uses along Douglas Drive, transitioning to low density residential uses in the adjacent neighborhoods. There is some potential for redevelopment along the east side of Douglas Drive, but it would be challenging due to topographic conditions and a need to acquire some houses to assemble an optimally sized site. Redevelopment of the th west side, along the unimproved Edgewood Avenue north of 34 Avenue, is mainly limited by fragmented property ownership but otherwise appears to be a good candidate for infill development. As with Area #18, the this must be weighed against the other priorities of the EDA at any given time. The main difference CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 6 from area #18 is that the Edgewood area has far fewer challenges and therefore might be expected to develop sooner. thth A. Douglas Drive between 36 and 27 Avenues. The area subject to this Special Area Plan is shown on Figure F-3 (2030 Planned Land UseMap). No plat approval, rezoning, conditional use permit, site plan approval, or other similar city approval shall be granted by the City Council for any structure, use or subdivision of land in this area unless it is fully consistent with the following guidelines: 1. Development shall be consistent with the density limits established for the residential uses shown on the 2030 Planned Land Use map. If a development site includes areas guided for different densities, the developer may request that the city average the guided density on a pro-rated basis over the entire site. However, the city may require the developer to conform to each guided density instead of a pro-rated average. 2. Development shall not reduce the development potential of other parcels by impeding access or leaving undeveloped any adjacent small, isolated, difficult-to-develop parcels. 3. Development shall include additional right-of-way for Douglas Drive or other public streets as necessary to preserve and enhance the transportation system. 4. Development shall preserve an open space corridor along Bassett Creek for the purposes of flood prevention, open space preservation and a possible future public trail. 5. Development shall be compatible with adjacent land uses and systems, including but not limited to issues of traffic, parking, noise, buffering, screening, impervious coverage, building size, form and materials. The preferred residential development style would be townhomes or similar structures where each unit has a private entrance instead of apartment-style buildings where residents share a common entrance. 6. Certain office-type commercial uses may be compatible in areas guided Medium Density Residential or High Density Residential adjacent to Douglas Drive. In no event shall a commercial use be permitted that is found to be incompatible with adjacent land uses. 7. The city reserves the right to deny any application for development that it determines to be incompatible with these guiding principles or any other part of the Comprehensive Plan. C.Cavanagh School Site. The following requirements are imposed to reflect the unique historical and geographic setting of the property in general and the school site in particular: st 1. and 51 Avenues Formatted: Left, Indent: Left: 0", Hanging: 0.25", No bullets ornumbering, Tab stops: 0.25", Left 2. If the school site is redeveloped for high density residential use then no development shall be permitted on the rest of the property and it shall only be used for public park and open space. 3. Due to the school site being embedded in a low density residential neighborhood, rezoning to high density residential shall only occur for age-restricted housing defined as age 55 and older. 4. Because such age-restricted housing tends to have fewer traffic impacts than housing available to the general public, the maximum density for redevelopment of the school site is 30 dwelling units per acre of the school site, or 130 units total, whichever is less. 5. To utilize the existing transportation infrastructure, motor vehicle access to any high density st residential use shall only be from 51 Avenue and Lakeland Avenue. 6. Care should be taken in the rezoning and site planning process to integrate the redeveloped school site into adjacent public trails and sidewalks as well as the park and open space comprising the east half of the property. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 7 Note: Staff is still working on this page, and will update this information along with the 2040 planned land use map and table. LAND USE CHANGES TO ACCOMMODATE DEVELOPMENT BY 20302040 BASED ONLY ON THE 2030 2040 PLANNED LAND USE MAP During 2000-Since 2010 the city had a net gain of 149 129 housing units as of April 1, 2016. Table F-1 represents the natural, market-driven development of land in accordance with the 2030 2040 Planned Land Use Map (Figure F-3), assuming little or no additional land use changes, government facilitation or public financial assistance to encourage redevelopment. This should be considered the baseline for land use changes from 2010-20302040. The baseline would generally rely on market forces to develop existing vacant or underutilized parcels, without significant redevelopment of existing fully developed uses. The estimated increase resulting from the baseline land use changes would be 192 housing units from 2010-20302040, comprised of the following: +30 units 30 lots currently available for construction of new single family houses (previous houses were demolished since January 1, 20002010) + 2 units 0.56 acres of new LDR at an assumed average of 4 units/acre + 160 units 15.98 acres of new MDR at an assumed average of 10 units/acre Therefore, of the 611 new housing units needed from 20002010-20302040: 149 have already been built (as of January 1, 20102018); 192 will be built by 2030 2040 based on the Planned Land Use Map; 270 will be built due to redevelopment that is not shown on the 2030 2040 Planned Land Use Map. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 8 TABLE F-1 2018 EXISTING LAND USE TABLE 2000 ACTUAL, 2010 ACTUAL AND 2030 PLANNED BASED ONLY ON 2030 PLANNED LAND USE MAP Based ONLY on 2030 Planned Land Use Map LAND USE TABLE IN 5-YEAR STAGES Existing and Planned Land Use Table (in acres) Land Area Allowed Density Land Land Plannede Land Land Land Range Housing Area Area Existing (in Area Area Area Actual Planned Total Units/Acre Existing Existing acres) Planned Planned Planned Change ChangeChange Within Urban Service Area Minimum Maximum 2000 2010 20152018 2020 2025 2030 2000-20102010-2030 2000-2030 Residential Land Uses Low Density Residential 1 56 1,754.08 1,767.64 1,767.601787.39 1,767.80 1,768.00 1,768.20 13.56 0.56 14.12 Medium Density Residential 36 1216 25.36 27.87 31.8726.66 35.86 39.86 43.85 2.51 15.98 18.49 High Density Residential 1016 2240 86.37 91.27 91.2795.78 91.27 91.27 91.27 4.90 0.00 4.90 C/I Land Uses Neighborhood Commercial 13.59 13.59 13.49 13.39 13.29 13.19 0.00 -0.40 -0.40 General Commercial 135.31 135.56 135.29 149.65 135.03 134.76 134.49 0.25 -1.07 -0.82 Industrial 87.87 91.15 93.5698.48 95.98 98.39 100.80 3.28 9.65 12.93 Public/Semi Public Land UsesPublic/Institutional 198.19 Public Institutional (LDR) 98.54 93.66 93.66 93.66 93.66 93.66 -4.88 0.00 -4.88 Public Institutional (HDR) 2.66 2.66 2.66 2.66 2.66 2.66 0.00 0.00 0.00 Public Institutional (Gen Comm) 1.04 1.04 1.04 1.04 1.04 1.04 0.00 0.00 0.00 Public Institutional (Park) 25.40 25.44 25.44 25.44 25.44 25.44 0.04 0.00 0.04 Park/Open Space 182.74 195.56 191.26 196.21 196.53 196.85 12.82 1.29 14.11 Other Undeveloped (LDR) 143.51 112.40 114.41 107.84 101.28 94.72 -31.11 -17.68 -48.79 Other Undeveloped (I) 2.99 2.99 2.99 2.99 2.99 2.99 0.00 0.00 0.00 Railroad 48.90 47.48 64.91 47.48 47.48 47.48 -1.42 0.00 -1.42 Roadway Right of Way 753.73 753.78 751.63 745.41 745.41 745.41 0.05 -8.37 -8.32 Crystal Airport 334.46 334.46 334.50334.05 334.50 334.50 334.50 0.00 0.04 0.04 TOTAL (all sewered; there are no unsewered areas in Crystal) 3,696.55 3,696.55 3,697 3,696.55 3,696.55 3,696.55 0.00 0.00 0.00 CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 9 CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 10 Note: Staff is still working on this page, and will update this information along with the 2040 planned land use map and table. LAND USE CHANGES TO ACCOMMODATE DEVELOPMENT BY 20302040 BASED ON THE 2030 2040PLANNED LAND USE MAP PLUS REDEVELOPEMT OF EXISTING FULLY DEVELOPED SITES It is expected that redevelopment of some existing land uses will occur in addition to the land use changes anticipated in the 2030 2040 Planned Land Use Map. Specific redevelopment locations cannot next 20 years. Chapter H Redevelopment identifies 23 potential redevelopment areas in the city. It is unknown, and unknowable, which of these sites will end up being redeveloped for different, more intensive uses by 20302040. Cities no longer have the eminent domain authority to force redevelopment to occur at specific locations, and as a result, it is impossible to identify which among these 23 sites are likely to be redeveloped by 20302040. Redevelopment of even a small share of these potential redevelopment areas would create enough additional housing units to meet the 2030 2040 forecast. Table F-2 illustrates this with eight examples of potential redevelopment projects that would require amendments to the 2030 Planned Land Use Map, and which, while not specifically planned at this time, could plausibly occur between now and 2030: TABLE F-2 HYPOTHETICAL EXAMPLES OF POTENTIAL HIGH DENSITY RESIDENTIAL REDEVELOPMENT PROJECTS POTENTIAL PLANNED LAND USE REDEVEL SHOWN ON AREA # GENERAL DESCRIPTION ADDRESS ACRES 2030 MAP UNITS 6 Thriftway block 5717 West Bdwy 6.14 Gen Comm 123 8 (part) MN Grinding/Steen Eng 5400 Douglas 10.97 Industrial 219 14 Cavanagh (west half only) 5400 Corvallis 4.11 Public Inst 82 15 (part) DSMI block 4947 West Bdwy 5.30 Gen Comm 106 15 (part) Qwest 4700 Welcome 4.98 Industrial 100 16 (part) 42nd (S side E of Colorado) 6001-6129 42nd 3.07 Gen Comm 61 20 (part) Douglas (W side S of 36th) 35xx Douglas 3.19 Nhood Comm 64 23 (part) 36th & Noble (SW corner) 47xx 36th 1.90 Nhood Comm 38 TOTAL ESTIMATED UNITS IF THESE SITES WERE ALL REDEVELOPED FOR HIGH DENSITY RESIDENTIAL: 793 It is important to note that the city is not designating these sites for any specific redevelopment at this time. These are merely examples to show that redevelopment of only a small fraction of the 23 potential redevelopment areas identified in this plan would meet or exceed the need for additional housing units to accommodate the 2030 household forecast. Actual redevelopment of these sites would require amendment of the 2030 Planned Land Use Map and would be driven by the desires of the property owners, economic and market conditions, community input and other factors. For the purposes of this plan, in addition to the acreages shown in Table F-1, redevelopment of existing commercial and industrial uses is expected to yield 13.5 acres of additional High Density Residential development by 2030. It is anticipated that 50% of this acreage would result from redevelopment of existing commercial uses, 25% from existing industrial uses and 25% from existing public/institutional uses. This would yield 270 additional housing units during 2010-2030 which, when combined with the CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 11 192 units resulting from the baseline land use changes during 2010-2030 and the 149 units already added in 2000-2010, would accommodate the forecast for 611 additional households by 2030. Please see Table F-3 for land use acreage in 5 year stages with this additional 13.5 acres of High Density Residential included to meet the 2030 household forecast. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 12 TABLE F-3 Note: This table is still in the process of being amended. Formatted: Font: Italic, Highlight 2040 PLANNED LAND USE TABLE 2000 ACTUAL, 2010 ACTUAL AND 2030 PLANNED - BASED ON 2030 PLANNED LAND USE PLUS REDEVELOPMENT OF EXISTING FULLY DEVELOPED SITES 2030 Planned Land Use Map + Additional Redevelopment LAND USE TABLE IN 5-YEAR STAGES Existing and Planned Land Use Table (in acres) Allowed Density Land Land Land Land Land Land Range Housing Area Area Area Area Area Area Actual Planned Total Units/Acre Existing Existing Planned Planned Planned Planned Change Change Change 20002010-20102018-20002010- Within Urban Service Area Minimum Maximum 20002018 2010 2015 2020 20252030 20302040 20102018 20302040 20302040 Residential Land Uses Low Density Residential 1 56 1,754.08 1,767.64 1,767.60 1,767.80 1,768.00 1,768.20 13.56 0.56 14.12 Formatted Table Medium Density Residential 36 1216 25.36 27.87 31.87 35.86 39.86 43.85 2.51 15.98 18.49 High Density Residential 1016 2240 86.37 91.27 94.65 98.02 101.40 104.77 4.90 13.50 18.40 C/I Land Uses Neighborhood Commercial 13.59 13.59 13.49 13.39 13.29 13.19 0.00 -0.40 -0.40 General Commercial 135.31 135.56 133.61 131.65 129.70 127.74 0.25 -7.82 -7.57 Industrial 87.87 91.15 92.72 94.29 95.86 97.43 3.28 6.27 9.55 Public/Semi Public Land Uses Public Institutional (LDR) 98.54 93.66 92.82 91.97 91.13 90.29 -4.88 -3.38 -8.26 Public Institutional (HDR) 2.66 2.66 2.66 2.66 2.66 2.66 0.00 0.00 0.00 Public Institutional (Gen Comm) 1.04 1.04 1.04 1.04 1.04 1.04 0.00 0.00 0.00 Public Institutional (Park) 25.40 25.44 25.44 25.44 25.44 25.44 0.04 0.00 0.04 Park 182.74 195.56 195.88 196.21 196.53 196.85 12.82 1.29 14.11 Other Undeveloped (LDR) 143.51 112.40 114.41 107.84 101.28 94.72 -31.11 -17.68 -48.79 Other Undeveloped (I) 2.99 2.99 2.99 2.99 2.99 2.99 0.00 0.00 0.00 Railroad 48.90 47.48 47.48 47.48 47.48 47.48 -1.42 0.00 -1.42 Roadway Right of Way 753.73 753.78 745.41 745.41 745.41 745.41 0.05 -8.37 -8.32 Airport 334.46 334.46 334.50 334.50 334.50 334.50 0.00 0.04 0.04 TOTAL (all sewered; there are no unsewered areas in Crystal) 3,696.55 3,696.55 3,696.55 3,696.55 3,696.55 3,696.55 0.00 0.00 0.00 CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 13 CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 14 FIGURE F-1(a) 2000 EXISTING LAND USE (NORTH HALF) F1 (a) graphic to be deleted Existing Land Use, 2000 2030 Land Use Class LDR MDR HDR NC GC I ! Airport Park Railway Other Undev (I) Other Undev (LDR) Public-Inst (GC) Public-Inst (HDR Public-Inst (LDR) Public-Inst-Park Road Rights-of-Way 00.10.20.30.40.5Miles N CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 15 FIGURE F-1(b) 2000 EXISTING LAND USE (SOUTH HALF) F1 (b) graphic to be deleted Existing Land Use, 2000 2030 Land Use Class LDR MDR HDR NC GC I Airport Park Railway Other Undev (I) Other Undev (LDR) Public-Inst (GC) Public-Inst (HDR Public-Inst (LDR) Public-Inst-Park Road Rights-of-Way ! 2ND AVE N 3 00.10.20.30.40.5Miles N CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 16 FIGURE F-2(a) 2010 2018 EXISTING LAND USE (NORTH HALF) (to be replaced with updated graphic) Existing Land Use, 2010 2030 Land Use Class LDR MDR HDR NC GC I ! Airport Park Railway Other Undev (I) Other Undev (LDR) Public-Inst (GC) Public-Inst (HDR Public-Inst (LDR) Public-Inst-Park Road Rights-of-Way 00.10.20.30.40.5Miles N CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 17 FIGURE F-2(b) 2010 2018 EXISTING LAND USE (SOUTH HALF) (to be replaced with updated graphic) Existing Land Use, 2010 2030 Land Use Class LDR MDR HDR NC GC I Airport Park Railway Other Undev (I) Other Undev (LDR) Public-Inst (GC) Public-Inst (HDR Public-Inst (LDR) Public-Inst-Park Road Rights-of-Way ! 2ND AVE N 3 00.10.20.30.40.5Miles N CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 18 FIGURE F-3(a) 2030 2040 PLANNED LAND USE (NORTH HALF) (to be replaced with updated graphic) Planned Land Use, 2030 2030 Land Use Class LDR Special Area MDR HDR Plan C Special Area NC (See Text) GC Plan A I (See Text)! Airport ! Park Railway ! Other Undev (I) Other Undev (LDR) Public-Inst (GC) Public-Inst (HDR Public-Inst (LDR) Public-Inst-Park Road Rights-of-Way 00.10.20.30.40.5Miles N CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 19 FIGURE F-3(b) 2030 2040 PLANNED LAND USE (SOUTH HALF) (to be replaced with updated graphic) Planned Land Use, 2030 2030 Land Use Class LDR MDR HDR NC GC I Airport Park Railway Other Undev (I) Other Undev (LDR) Public-Inst (GC) Public-Inst (HDR Public-Inst (LDR) Public-Inst-Park Road Rights-of-Way ! ! 2ND AVE N 3 Special Area Plan B (See Text) 00.10.20.30.40.5Miles N CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 20 PUBLIC COMMENT RECEIVED (Comments presented as written, without correction.) COMMENT CARD SUMMARY FROM OPEN HOUSE #1 (November 15, 2007): th 39 Douglas Drive? Concerned about Frank Gaulkes property Houses Apts Commercial Zoning ETC. Traffic Etc. ndth If and when property is developed by sound wall behind Welcome or 32 to 30, I hope nd mistake of townhomes on 32 off Douglas will not be repeated. nd I am unhappy with townhouses at 32 off Douglas Drive. I think they should have faced nd south toward green area with garages on 32. They have not sold well and I think design was not the best for the area. th I do have a specific concern about my particular neighborhood hence the 4 red dots on 36 and Welcome! The vacant lot on the north east corner of the intersection is still zoned medium density, despite requests at the meeting to make it low density. We have lived here many years and tolerated all the construction without complaint. We now live on a corner, certainly not an apartment building! We could have lived elsewhere if we wanted that. Crystal here. Thank you! No additional high density or medium density housing in Crystal! NO NO NO I read the Comp. Plan Udate over and over and I repeatedly see medium and high density housing suggested. The more of this type of housing that is allowed in the city the higher the crime rate will be. This is a fact. Single Family residential breeds community! In a number of areas there was mention of possible high density housing. I am very concerned about what affect high density housing can have on a city. Please look at the problems in Brooklyn Center and especially in Brooklyn Park before bringing more of this type of housing to Crystal. COMMENT CARD SUMMARY FROM OPEN HOUSE #2 (April 17, 2008): Crystal would be even better, if it would divest itself of the high density housing. COMMENTS RECEIVED VIA EMAIL: November 27, 2007: Please consider the impact that building more townhouses or closer built homes has on the need to have more police, sometimes people just do not get along in closer quarters. CRYSTAL COMPREHENSIVE PLAN AFTER AMENDMENT 2012-A PAGE 21 CHAPTER H REDEVELOPMENT CHAPTER OVERVIEW The Redevelopment chapter identifies 23 areas of the city in which there is a significant potential for redevelopment to occur within the time frame of this plan (by 2030). The city is not necessarily advocating redevelopment of these areas. Rather, the city believes that there is strong potential for replace blighted or functionally obsolete land uses, or a combination of both. GENERAL REDEVELOPMENT GOALS 1. There are 23 areas of the city where redevelopment is likely to be considered at some point in the future. The identification of these areas does not mean that it is definite that redevelopment would occur within the 20 year time frame of this plan. Depending on the specific site characteristics and market forces at the time of redevelopment, the physical extent of redevelopment activities may be greater or less than the area shown in this plan. Key parcels have been identified that appear to be most likely to trigger redevelopment in each area, but they are not absolutely essential for redevelopment to occur in most of the 23 areas. Areas not indicated as potential redevelopment areas in this plan would not be precluded from being redeveloped; this plan describes those areas where redevelopment is most likely to occur but does not limit redevelopment opportunities for those areas. 2. Community reaction to redevelopment often revolves around opposition to density, especially residential density. Many of the descriptions of the 23 potential redevelopment areas indicate that the likely new use would be medium or high density residential. More than anything, this is a function of the cost of redevelopment, in that the new use must be of higher density for the project to be financially feasible. Each project would have to be examined on its own merits and with due consideration to the characteristics of the surrounding area and community input. It may be that in many of these areas higher densities may not be politically supported, and in such cases the existing uses are likely to remain basically as-is for the foreseeable future. 3. Redevelopment projects may be completely privately financed, or receive some assistance from the city and its Economic Development Authority, or in rare cases be initiated by the city with the EDA as the developer. However, as a practical matter it is unlikely that many of the 23 areas could be significantly redeveloped without financial assistance in some form. Such assistance may take the form of Tax Increment Financing, Tax Abatement, Housing Tax Credits, grants from other units of government, or other funding sources. Each request for financial assistance will be evaluated in accordance with the policies and procedures governing each respective funding source. 4. Due to a combination of market realities, financial constraints, limited eminent domain powers and community concerns about density, traffic, change in general and other issues, it would be unrealistic to expect that all or even a majority of the 23 areas described in this chapter will be redeveloped within the 20 year time frame. Instead, this plan should be viewed as a menu from which citizens, developers, the Planning Commission, the EDA and the City Council may compare and contrast various redevelopment opportunities within the city, and select the best project sites from among the 23 areas described in this chapter. 5. Redevelopment projects may trigger, or be triggered by, adjacent public improvements such as roadway reconstruction, water and sewer upgrades, streetscaping, etc. In cases where near-term public improvements are being considered in a potential redevelopment area, but no redevelopment project is imminent, due consideration will be given to the impact of said improvements on the future redevelopment potential of the area. DESCRIPTIONS OF SPECIFIC POTENTIAL REDEVELOPMENT AREAS thnd Area #1 - Lakeland Avenue from 60 to 62. This area is identified as a potential redevelopment area in the current Comprehensive Plan. Existing uses include auto-oriented commercial and single family residential. The residential parcels along Lakeland Avenue are relatively deep and the houses are thnd generally in fair to poor condition. The right-in and right-out accesses at 60 and 62 Avenues will be eliminated upon reconstruction of Bottineau Boulevard. The best post-redevelopment uses would be light industrial, destination office/showroom, office/warehouse, but not residential uses or general retail/service uses. The site design of any redevelopment would need to be sensitive to the residential area directly to the east. thth Area #2 - Lakeland Avenue from 56 to 58. This area is identified as a potential redevelopment area in the current Comprehensive Plan. Existing uses are mostly commercial including the former Crystal- Pierz Marine. There will be impacts from the Bottineau Boulevard reconstruction project due to elimination of the existing front approximate border between non-residential uses along Bottineau Boulevard and the residential uses to th the east. The right-in and right-out access to Bottineau Boulevard at 58 Avenue / Airport Road will remain but it will be reconfigured to improve safety and traffic flow. This area would not be quite as isolated as Area #1, and therefore it might also be able to accommodate some destination retail or office uses. th Area #3 - Bass Lake Road east of Bottineau Boulevard (56 Avenue from Zane to Orchard). This corridor contains a mixture of neighborhood commercial, small multi-family and single family residential uses. Single family residential uses along the roadway have been negatively impacted by traffic and lack of buffering, although the recent restriping to three lanes may help reduce these impacts. Commercial uses face challenges due to the out-of-the-way character of this roadway segment and lack of critical mass. The existing multi-family uses are small and scattered, and generally suffer from disinvestment. Any significant redevelopment would likely require a significant amendment to the 2030 Planned Land Use map. Area #4 - 59xx West Broadway. This area consists of six apartment buildings and a liquor store on th West Broadway, plus four houses on 60 Avenue (one of which is in New Hope). This area is embedded is an overwhelmingly residential area, so non-residential uses would probably not be good fit except perhaps for certain institutional uses such as churches, schools or care facilities. The area already has a relatively high number of dwelling units, so for redevelopment to be feasible it would probably have to be of a much higher overall density than presently exists. For this reason, the most likely outcome is preservation of the existing uses in more or less their current configuration by continuing to apply the Area #5 - 57xx West Broadway. The dominant property in this area is the Thriftway grocery store, which due to its relatively large parcel size would be essential to redevelopment of the block. The current uses may continue for the foreseeable future, depending on market conditions. However, because this area is also starting to exhibit some signs of disinvestment and marginal uses, and because it comprises a transition from the Crystal Shopping Center to surrounding residential areas, it would be a strong candidate for redevelopment at some point in the future if current trends continue. If redevelopment does occur, the most likely uses would be medium or high density residential or destination office/retail. th Area #6 - 6xxx 56 (Bass Lake Road). This area consists of older strip shopping centers on separate th parcels with different owners. It also includes some newer retail development at northeast corner of 56 and Elmhurst. This area exhibits signs of disinvestment and functional obsolescence, but redevelopment may not be likely because (1) it has very limited depth, and (2) it has a high ratio of buildings to land area. If redevelopment were to occur, this area would be a good location for a mixed-use development with multi-story residential above ground floor retail/office. Area #7 - Hanson Court area. This area is identified as a potential redevelopment area in the current Comprehensive Plan. It consists mostly of small light industrial uses with some auto-oriented uses mixed in. Its layout and access points can be somewhat confusing due to adjacent railroad lines and other factors. Its maximum potential level of redevelopment would probably depend on whether the BNSF rail line (running generally parallel to Bottineau Boulevard) is abandoned. Another potentially transformational event would be construction of a connector road from the intersection of Douglas Drive and West Broadway to the intersection of Wilshire Boulevard and Bottineau Boulevard. Such a roadway would probably only be considered upon BNSF abandonment. Until then, redevelopment will occur on a smaller scale with a focus on the most problematic uses. Area #8 - West Broadway & Douglas Drive south of Target: This area is identified as a potential redevelopment area in the current Comprehensive Plan. It consists of mostly small commercial uses, some auto-oriented, that back up to single family residential uses. Many of existing business uses function reasonably well with the adjacent residential uses, but others can be problematic due not only to site constraints but also noise somewhat limited due to small size of the sites. Area #9 - CPRR property & adjacent non-residential uses. This area is identified as a potential redevelopment area in the current Comprehensive Plan. It presently contains some lawfully nonconforming industrial uses and is zoned R-1. Until 2006, this area had been guided for park uses, but de that approach unrealistic. A Special Area Plan was adopted in 2006 and is included in Chapter 4 (Land Use) of this Comprehensive Plan. The Special Area Plan includes guidelines for redevelopment of this area that would need to be met for it to be rezoned from residential to industrial or commercial. In the meantime, the existing uses are lawfully nonconforming and may continue but may not be expanded. st Area #10 - Florida Avenue south of 51 Place. parts of other lots that have houses on them but have extra land that could be split off and incorporated into a redevelopment site. It is guided for Low Density Residential and the only likely use would be as an infill site for new single family houses. Redevelopment would be a challenge due to fragmented development, but this must be weighed against the other priorities of the EDA at any given time. It is quite possible that this potential infill site will remain in more or less its current configuration for the foreseeable future. Area #11 - Douglas Drive - West Broadway - CPRR Triangle. The current Comprehensive Plan includes this area as part of a larger potential redevelopment area. It is dominated by automobile-related market forces. This area also contains some smaller office, service retail and light industrial uses with a lot of building relative to their land area. Redevelopment would likely be office or higher-finish light industrial given its highly visible location and easy access due to Douglas Drive and West Broadway. Area #12 - Corvallis Avenue west of Bottineau Boulevard. The current Comprehensive Plan includes this area as part of a larger potential redevelopment area. It mainly consists of light industrial uses plus some marginal residences just south of Corvallis. The main part of this area (north of Corvallis) would be ideal for redevelopment into office/showroom, office/warehouse or other light industrial uses. Area #13 Former Cavanagh Elementary School. Robbinsdale Area Schools has determined that the Cavanagh facility is no longer needed by the district and that it intends to sell the property. It is not known at this time whether the new owner would use the existing building for another institutional use or demolish the building and redevelop the site. If redeveloped, the land use guidance for the site is High Density Residential subject to the requirements of Special Area Plan C in Chapter F Land Use. Area #14 - West Broadway south of Corvallis Avenue. The current Comprehensive Plan includes this area as part of a larger potential redevelopment area. There is a wide range of potential uses that would work in this area, depending on the specific site. Redevelopment of this area might be triggered by reconstruction of the old rural-style section of West Broadway, because it is possible that the existing S- curve railroad crossing may not be reconstructed in its current configuration. For the past 70 years, West Broadway has been gradually transitioning down from a trunk highway to a county road to (ultimately) a local street; and this transition means that the best land uses in this redevelopment area, especially in the south and southwest portions, will likely be residential not commercial or industrial. Medium or high density residential would likely be feasible in the near term on some of the larger sites such as the Crystal Ballroom/former Knights of Columbus property. nd Area #15 - Town Center (Douglas Drive & 42 Avenue): This is a slight enlargement of a potential redevelopment area in the current Comp Plan. Existing uses range from very low density residential to the main civic hub due to the presence of the Hennepin County Library and City Hall, plus the Community Center and incorporated into any redevelopment that occurs if market conditions support continuation of the use. Redevelopment would generally require much higher levels of density, and it is likely that the market preference is mostly for multi-story residential with some ground floor retail and office uses. There could also be some transitional redevelopment including medium and even low density residential in certain locations along the edge of the redevelopment area. Redevelopment would be much more likely to succeed if it occurs concurrent with a similar approach along the adjacent Robbinsdale segment of ndnd 42 Avenue. Further, redevelopment might be triggered by reconstruction of 42 Avenue by Hennepin County because such a project would probably require some limited property acquisition for right-of- nd begin planning for reconstruction of 42 Avenue within the next 20 years. stth Area #16 - Douglas Drive, east side from 41 to 39 Avenues. This area could be thought of as a southern extension of Area #15. The Gaulke farm remnant parcels are mostly vacant and ready to develop, so it is more of a pure infill site. However, it might trigger consideration of a wider area redevelopment to tie it all together. The area is currently guided for low density residential uses but medium density might be justified as part of a wider area redevelopment plan. rd Area #17 - 33 Avenue west of Nevada Avenue. This is a transition area between residential to the north and east and light industrial to the south and west. It is currently guided light industrial but would also be a logical area for medium density residential such as townhouses. The market could take this -creating development wherever such uses make sense, the preferred development in this area would be light industrial including light manufacturing, office/showroom and office/warehouse. nd Area #18 - Georgia Avenue north of 32 Avenue. This is a possible infill site for new single family houses or low density townhomes. The area does have challenges related to fragmented property for development, but this must be weighed against the other priorities of the EDA at any given time. It is quite possible that this potential infill site will remain in more or less its current configuration for the foreseeable future. thnd Area #19 - Douglas Drive from 36 to 32 Avenues. This area is a slight enlargement of a potential redevelopment area in the current Comprehensive Plan. It is covered under a Special Area Plan adopted in 2002 and included in Chapter 4 (Land Use) of this Comprehensive Plan. Generally it is guided for medium density residential uses along Douglas Drive, transitioning to low density residential uses in the adjacent neighborhoods. There is some potential for redevelopment along the east side of Douglas Drive, but it would be challenging due to topographic conditions and a need to acquire some houses to assemble an optimally sized site. Redevelopment of the west side, along the unimproved Edgewood th Avenue north of 34 Avenue, is mainly limited by fragmented property ownership but otherwise appears to be a good candidate for leading role in assembling the property for development, but this must be weighed against the other priorities of the EDA at any given time. The main difference from area #18 is that the Edgewood area has far fewer challenges and therefore might be expected to develop sooner. ndst Area #20 - Douglas Drive, east side from 32 to 31 Avenues. This area is a small part of much larger potential redevelopment area in the current Comprehensive Plan. This area has been significantly reduced in size because much of the rest of the previously-identified area has either been redeveloped are three single family houses and one vacant EDA lot. It is guided for medium density residential as a way of making it feasible for a private developer to acquire the properties and redevelop the area without financial assistance. Area #21 - Excess MnDOT property from the Highway 100 project. This area is a slight enlargement of a potential redevelopment area in the current Comprehensive Plan. The property consists of parcels on both sides of the freeway. If all parcels are redeveloped as guided, the estimated yield would be: 6 single family houses on scattered site lots nd South of 32 Avenue, 12 units of low density townhomes on a new private drive, or 8 single family houses on a new public street nd Between 32 Avenue and the Crystal Care Center, up to 12 units of medium density housing th At the northwest quadrant of the 36 Avenue interchange, a small neighborhood commercial site th At the southeast quadrant of the 36 Avenue interchange, a landlocked general commercial site accessible only through the Cub Foods property th Area #22 - 36 & Noble. This small area is anchored by former supermarket that has been converted into a thrift store with some smaller tenants. The redevelopment potential is based on the amount of land relative to the existing building on the former supermarket site, and is dependent on what happens with the current uses over the long term. If it is redeveloped, it would probably be a difficult site for most retailers but might support some. The most feasible redevelopment might involve medium or high density residential above small-scale ground floor retail/office. Area #23 - Crystal Airport. operated Airport site are preferred by the city under the current Comprehensive Plan, mainly due to safety concerns (hundreds of housing units in the safety zones) and little local benefit from the facility. eliminate two of the four runways (one primary and one crosswind) and attempt to redevelop a small share of the site for as-yet-undetermined non-aeronautical purposes. MAC has not indicated that they intend to close the facility, but the type of aviation using this airport is in decline, regionally and nationally. At any point in the future, it is conceivable that MAC and Metropolitan Council may determine that the continued operation of the Crystal Airport is no longer warranted. The 436 acre airport site (336 in Crystal) offers the greatest opportunity in the northwest suburbs and along the Bottineau transit corridor for significant infill development including new employment centers and housing. For this reason the entire airport site remains a potential redevelopment area, though any such redevelopment would depend on future decisions by MAC and Metropolitan Council to reconsider the continued operation of the Crystal Airport and its continued inclusion in the regional the Crystal Airport will still be in operation in 2030 and no non-aeronautical development will have occurred on the site. Any non-aeronautical use of the site, in whole or in part, would require an THIS PAGE INTENTIONALLY BLANK FIGURE H-1(a) POTENTIAL REDEVELOPMENT AREAS (NORTH HALF) 1 23 4 2 5 6 8 3 7 9 12 13 11 10 14 N 010002000Feet 5TH AVE 4 FIGURE H-1(b) POTENTIAL REDEVELOPMENT AREAS (SOUTH HALF) 5TH AVE 4 15 16 21 22 19 21 17 18 21 21 20 N 010002000Feet PUBLIC COMMENT RECEIVED (Comments presented as written, without correction.) COMMENT CARD SUMMARY FROM OPEN HOUSE #1 (November 15, 2007): We want Thriftway (redevelopment area #6) to stay!!! NOT high density residential housing !!! We DO NOT want A lot more high density housing or rentals!!!! Home Ownership promotes a well-cared for, positively involved + active community. High density housing and rentals promote an unstable community more crime, more fear, more police activity, higher taxes to pay for these things. Why would you want to get rid of Thriftway? It is a good store to keep! Why build more high density with so many homes for sale and rental housing empty? That does not make sense to me! What Crystal needs is owner occupied housing; not high density! I would like to see some redevelopment of blighted residential areas. Douglas Drive is a major thoroughfare through the city, but most of the housing is aged and not very well th maintained, particularly around (between 47 + Bass Lake Road) Target. These areas are what people driving through our city see, not the nice homes within a block or two of Douglas. nd Land use plan with a great opportunity exists @ NE corner of 42 Ave N. & Douglas Drive for a mixed use facility with rental units built 3 stories above Super Value Single family residence consumes greater land area, require more energy, emit greater CO2 to the environment & are often remote from office/retail areas- A good series of documents for the CCP Thank You! (Name) I would like to see the area (Bis) Area improved around Supervalue. More upscale look. Redevelopment Area #16 Keep this as Low Density Residential Crystal needs to move back toward more family owned properties rather than increasing rental properties. Renters ts. Home ownership always wins out over rental property or renters. Redevelopment Area #20 Here again, medium density housing? 12 Town Home v.s. 3 nd single family? Not a good idea. Look at the mostly empty townhomes on 32 Ave east of Douglas now. Mostly empty so. Far too much space being considered for high or medium density housing. rdnd I am concerned about the development of Florida Ave No. between 33 + 32 and the nd purchasing of lots on the wetland area on Georgia Ave N north of 32 (It is wetland area + development there will block drainage of wetland areas owned by others in the area.) COMMENT CARD SUMMARY FROM OPEN HOUSE #2 (April 17, 2008): \[Redevelopment Area #6\] How aboutincentives to Thriftway to maintain & update the store? We need grocery stores in the area seniors live nearby. We need to shop close to home! Gas prices & global warming and all that. COMMENTS RECEIVED VIA EMAIL: November 27, 2007: When considering future development which includes taking homes or business', do a market analysis to determine the needs of the residents of any future business. I would limit eminent domain or hardly use it, as to me this doesn't feel like the right way to redevelop. Do we have a model city we are trying to be like?