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2016.02.08 PC Meeting Packet CRYSTAL PLANNING COMMISSION AGENDA SUMMARY Monday, February 8, 2016 7:00 p.m. Crystal City Hall Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. APPROVAL OF MINUTES January 11, 2016 meeting C.PUBLIC HEARINGS 1. Conditional Use Permit Application to allow an approximately 12,000 SF building th expansion at Forest Elementary School at 6800-47 Avenue North 2. Gardendale Subdivision Application to create 10 new single-family home lots, with variance request to reduce street width D.GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: Special Land Use Application (Subdivision, Site and Building Plan, Conditional Use Permits, and Variances) to create a new parcel for a 5,000 SF commercial building at 5537 West Broadway Avenue (Target store property) and to allow an off-premise sign at 6801-56th Avenue North (Crystal Shopping Center) 2. Update from Council Liaison 3. Update on City Code Review Task Force 4. Staff preview of likely agenda items for Monday, March 14, 2016 meeting E. OPEN FORUM F. ADJOURNMENT Unapproved Planning Commission Minutes January 11, 2016 CRYSTAL PLANNING COMMISSION Monday, January 11, 2016 at 7:00 p.m. Council Chambers, Crystal City Hall A. 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 \[Secretary\] Selton Einfeldt-Brown X Commissioner (Ward 1) X Commissioner (Ward 3) X Commissioner (Ward 4) Heigel \[Chair\] Von Rueden Johnson \[Vice Chair\] X Commissioner (Ward 2) X Commissioner (Ward 3) Commissioner (At-Large) Erickson Buck Strand Also attending were City Planner Dan Olson, Council Liaison Jeff Kolb, John Kohler and Mike Sturdivant (Paster Properties), John Dietrich (Target Corporation), and Sally Huebner B. ANNUAL ORGANIZATIONAL MEETING ELECTION OF OFFICERS Chairperson Motion by Commissioner Selton, and seconded by Commissioner Buck to elect Commissioner Heigel as Chairperson. Ayes all. Motion carried. Vice-Chairperson - Motion by Commissioner Selton, and seconded by Commissioner Heigel to elect Commissioner Johnson as Vice-Chairperson. Ayes all. Motion carried. Secretary - Motion by Commissioner Selton, and seconded by Commissioner Buck to elect Commissioner Sears as Secretary. Ayes all. Motion carried. C.APPROVAL OF MINUTES * Moved by Selton and seconded by Einfeldt-Brown to approve the minutes of the December 14, 2015 regular meeting. Ayes all. Motion carried. D.PUBLIC HEARING 1. Special Land Use Application (Subdivision, Site and Building Plan Review, Conditional Use Permits, and Variances) to create a new parcel for a 5,000 SF commercial building at 5537 th West Broadway Avenue (Target store property) and to allow an off-premise sign at 6801 - 56 Avenue North (Crystal Shopping Center). City Planner Dan Olson presented a summary of the staff report, and stated that staff is recommending approval of the subdivision, site and building plan, conditional use permits, and variances with the conditions listed in the staff report as amended: 1) condition #1 can be removed since the applicant has now provided a title commitment; 2) Staff is requesting that condition #4 be revised to reflect that the property may not need to be -upy need to meet additional MPCA requirements. The text should be amended as follows: Prior Unapproved Planning Commission Minutes January 11, 2016 to the issuance of the building permit for the new commercial building, the applicant will provide documentation to the City from the Minnesota Pollution Control Agency (MPCA) that the property has been cleaned up to meets site, and that the monitoring well can be removed. Sally Huebner, 5400 Georgia Avenue North, stated she was concerned about potential noise from the drive-through loudspeakers and from the outdoor dining area. In the past, she has heard the drive-through speakers from the Wendy Broadway. John Kohler explained that the drive-through was specifically designed to be located on the part of the building farthest from the residential area, and there would be virtually no noise emanating from the outdoor dining area. Planner Olson noted that the residential areas are over 500 feet from this proposed drive-through and outdoor dining area. Commissioner Selton asked about what might be involved in the MPCA requirements for the site. Planner Olson stated that in the 1996 approvals for the fuel spill, it was noted that additional work might be needed. Staff just wants to follow-up on this letter and confirm if there are any additional MPCA requirements. Commissioner Heigel asked about turn movements and access to and from the site along West Broadway. Planner Olson stated that there are no new accesses and turn movements would happen just as they happen now. John Kohler confirmed this. Commissioner Selton stated that upkeep along the screening fence between the Target store and the residential areas is not in the best shape, and improvements could be made to better screen the commercial uses. Planner Olson said he has not heard of any complaints, but could look into it. The Commission decided to make a separate recommendation on each proposal for this agenda item. The conditions in the staff report, as amended above, are included in these motions: CUP for drive-through facility: Motion by Commissioner Einfeldt-Brown, seconded by Commissioner Buck to approve the CUP. Ayes all. Motion carried. CUP for outdoor dining: Motion by Commissioner Selton, seconded by Commissioner Sears to approve the CUP. Ayes all. Motion carried. CUP for adjustment to parking: Motion by Commissioner Selton, seconded by Commissioner Buck to approve the CUP. Ayes all. Motion carried. Variance for lot coverage: Motion by Commissioner Von Rueden, seconded by Commissioner Selton to approve the variance. Ayes all. Motion carried. Variance for off-premise sign: Motion by Commissioner Einfeldt-Brown, seconded by Commissioner Buck to approve the variance. Ayes all. Motion carried. Subdivision and Site and Building Plan: Motion by Commissioner Einfeldt-Brown, seconded by Commissioner Sears to approve the subdivision and site and building plan. Ayes all. Motion carried. E. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: Planner Olson informed the Commission that the City Council approved Conditional Use Permit (CUP) 2015-07 at their meeting on January 5, 2016 with the conditions as recommended by the Commission. Unapproved Planning Commission Minutes January 11, 2016 2. Update from Council Liaison Council liaison Kolb informed the Commission of two upcoming open houses. First on January 14 to review detailed plans for the Blue Line Extension light rail corridor in anticipation of municipal consent of the line by the City Council in February. Second on January 25 for the community to review the revised Bass Lake Road station area plan for the Blue Line LRT Extension project. Kolb also updated the Commission on upcoming street improvement projects. 3. Update on City Code Review Task Force - Planner Olson stated that the next meeting of the Task Force is at the end of January, and that they are reviewing Chapter 500 of the Code. 4. Staff preview of likely agenda items for Monday, February 8, 2016 meeting - Planner Olson said that the Robbinsdale School District has submitted a conditional use permit application to construct an approximately 12,000 SF addition to Forest Elementary School. Other applications may be submitted by tomorrows application deadline. F. OPEN FORUM Commissioner Sears commented on the raingarden for the Target proposal on tonights agenda. He stated he thought it was not necessary and may bring more contaminants onto the site. Planner Olson stated that the City did not require the raingarden, but the applicant wanted to install it as part of the development of the site. However, it has been reviewed by the Citys engineering staff and found acceptable. Commissioner Erickson asked if there is space on the Forest Elementary site for an addition. Planner Olson said yes, and that would be shown on the plans presented at the February meeting. G. ADJOURNMENT Moved by Selton and seconded by Buck to adjourn. Ayes all. Motion carried. The meeting adjourned at 8:13 p.m. MEMORANDUM DATE: February 3, 2016 TO: Planning Commission (February 8 meeting) FROM: Dan Olson, City Planner SUBJECT: Public Hearing: Application 2016-02 for a conditional use permit to allow a th building expansion for Forest Elementary School at 6800 47 Avenue North A.BACKGROUND Robbinsdale School District, property owner of Forest Elementary School, is proposing a conditional use permit (CUP) to allow an approximately 12,000 SF building expansion th at the school located at 6800-47 Avenue North. The property is zoned Low Density Residential (R-1). The applicant is proposing to expand the capacity of the building from 568 students to 704. This would be accomplished by adding 10,835 SF of classroom and mechanical th room space to the building along 47 Avenue North and 965 SF of cafeteria space on the north side of the building. According to City Code Section 515.33 Subd. 4 (b), public institutional uses, such as the existing public elementary school, are a conditional use within the R-1 zoning district. A CUP was approved by the City Council in 2004 to construct this elementary school. Any expansion of that use also requires a CUP. Notice of the February 8 public hearing was published in the Sun Post on January 28 and mailed to owners within 350 feet. Attachments: A. 2012 site location map B. Existing zoning map C. 2030 Land Use Comprehensive Plan map D. E. Conditions for 2004 CUP approval F. Proposed site plan (five sheets) B.PROPOSED CONDITIONAL USE The applicant is proposing to add approximately 12,000 SF of space to the existing building in order to accommodate 136 more students. The applicant held a neighborhood meeting on December 16, 2015, which was attended by the City Planner and three area residents. The purpose of the meeting was to provide information on the proposed project to property owners near the school. Attendees expressed a desire for th 6800 47 Avenue North - CONDITIONAL USE PERMIT PAGE 1 OF 4 th exterior lighting near the building entrance on 47 to provide security, and that any trees removed would be replaced. Conditional Use Approval Criteria: City Code Section 515.33, Subd. 4(b) provides requirements for public institutional uses as a conditional use in the R-1 zoning district. The following are those requirements, followed by staff response. 1) Side setbacks shall be double that required for the district. Response: According to the Zoning Code, this property is defined as a corner thth lot. The side yards are both 47 and 48 Avenues North, which have a setback requirement of 10 feet. Double that setback requirement would be 20 th feet. The proposed building addition along 47 Avenue is 45 feet from the th property line, and the building setback along 48 Avenue is 120 feet. 2) The facility is served by arterial, collector or municipal state aid streets and such pedestrian facilities as are necessary to accommodate the traffic generated by the facility. th Response: According to the 47 Avenue North and Louisiana Avenue North are municipal state aid streets and minor collector th streets. The existing school is served by entrances and exits on both 47 and th 48 Avenues North. T Rescue District have reviewed this proposal and found it adequate to continue meeting vehicle movement within the site, including fire trucks. The property thth is currently accessed by sidewalks along 47, 48, and Louisiana. According 3) The city council determines that all applicable requirements of subsection 515.05, subdivision 3 a) and section 520 are considered and satisfactorily met. Section 515.05: 1) Consistency of the proposed use with the comprehensive plan; 2) Characteristics of the subject property as they relate to the proposed use; and 3) impact of the proposed use on the surrounding area. Section 520 contains the requirements for a site plan. Response: 1) The 2030 Comprehensive Plan land use designation for this d Public The existing school facility with its large open space is consistent with these designations; 2) The property and existing building are designed for a public institutional use with a great deal of open space, and the school facility will continue to exhibit these characteristics; 3) The property has been used for a public school for many years, and will continue to be compatible with the surrounding residential area. The proposed addition is in conformance with the requirements of Section 520 of the zoning code, Site and Building Plan Review. th 6800 47 Avenue North - CONDITIONAL USE PERMIT PAGE 2 OF 4 C.NOTABLE SITE PLAN ELEMENTS Parking - According to City Code Section 515.17, Subd. 5 (e), with the proposed building addition at least 58 parking spaces are required for the property. Currently, there are 125 parking spaces on the property. Therefore the parking requirement is met and the applicant is not proposing to construct additional parking. Bus Loading and Unloading - Currently there are two bus loading and unloading areas thth for the school. These areas are accessed off of 47 and 48 Avenues North. The applicant is not proposing to alter these loading and unloading areas to accommodate the additional students, but will adjust the number of students loading and unloading at each area so that one area is not used more than the other. Works Director, the West Metro Fire Rescue District, and the Police Department have reviewed this school bus circulation plan and found it adequate to continue meeting vehicle movement within the site, including fire trucks. The City will continue to monitor the bus pick and drop off areas to ensure bus traffic does not negatively impact the surrounding residential area. Staff recommends making this a condition of approval of the CUP. Stormwater management There is an existing stormwa on the property which accommodates runoff before it is discharged into the has provided documentation that the existing basin is adequately sized to accommodate the additional stormwater runoff for the building expansion. Landscaping - The landscape plan shows that eleven trees will be removed from the property to accommodate the building additions. Most of these trees are less than are proposed to be removed. According to City Code Section 830.11, Subd. 2, a tree is removed must be replaced with either a tree that is . The applicant will Since the applicant did not show correctly sized trees on their landscape plan to requirements, staff recommends that the submittal of a revised landscape plan be made a condition of approval of the CUP. Exterior Elevations The proposed addition will be constructed to match the exterior building materials of the existing school. Exterior Lighting The applicant is proposing to add new exterior wall lighting on the front building addition. This lighting will Screening - The applicant is not proposing any new rooftop or ground mechanical equipment that will need to be screened. Signs The applicant is not proposing any new additional signage on the property. D.REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the CUP to allow an approximately 12,000 SF th 6800 47 Avenue North - CONDITIONAL USE PERMIT PAGE 3 OF 4 th building expansion for Forest Elementary School at 6800-47 Avenue North, which should include findings of fact either for or against the proposal. The Commission may reference the findings for approval in Section B, above. Staff recommends approval of the conditional use permit to allow this building expansion, subject to the following conditions of approval: 1. The relevant conditions from the 2004 CUP approval are still in effect. 2. replacement requirements. 3. The City will monitor the bus loading and unloading areas to ensure that bus circulation does not negatively impact the neighboring residential areas. The City may require changes to these areas if it is determined that there is a negative impact. City Council action is anticipated on February 16, 2016. th 6800 47 Avenue North - CONDITIONAL USE PERMIT PAGE 4 OF 4 BuubdinfouB BuubdinfouC BuubdinfouD BuubdinfouE City of Crystal 2016 Application for Special Land Use Action. Attachment # 6(Updated 1/19/16) th For the Forest Elementary School Classroom Addition Project located at 6800 47 Avenue North, Crystal Minnesota Project description narrative: The proposed project includes two building additions to the existing Forest elementary School. The addition on the south side will house up to seven educational rooms and a mechanical room. The anticipated area of this addition will be 11,263SF10,835 SF. The addition to the north will be an expansion to the existing cafeteria and will have an area of 936 SF965 SF. While the added classrooms will add student capacity to the existing building, there will be no increase to the parking lot size or stalls.Any additional busses required as a result of the addition(s) will follow current practices on the north end of the building. Below is a summary of the onsite parking: Forest Parking requirements # of CRParking Spaces Required Base City required spaces10 Regular Classrooms (24 students/ CR)201/CR20 Kindergarten Classrooms (22 Students/CR)41/CR4 Pre-Kindergarten01/CR0 Existing Design Capacity ( REG CR 20x 24= 480 + Kind5681/40 Students14.2 CR 4x22= 88) = 568 Students Total Spaces Required48.2 Existing Parking Spaces on Site125 Proposed (With Pre-K) Base City required spaces10 Regular Classrooms (24 students/ CR)221/CR2022 Kindergarten Classrooms (22 Students/CR)61/CR46 Pre-Kindergarten21/CR02 Existing Design Capacity (REG CR 22x 24= 528 + Kind7041/40 Students17.6 CR 6x22=132+ Pre-K CR 2 x22=44) = 704 Students Total Spaces Required51.657.6= 58 Existing Parking Spaces on Site125 (Attachment #6 Continued) The existing site size is 15.4 acres and the addition will change the percentage of building footprint,and parking lots and drives east and north of the existing buildingto site from 11.09% to 12.91%.23.6% pre construct, to 25.3% post construction. (See attached Civil drawings for additional information) The materials and finishes that will be included on the project will match the existing building in style color and texture.No roof top mechanical equipment will be included on the project. All HVAC system equipment will be housed in a mechanical room as part of the addition. We have attached some drawings for this city submittal showing the site areas that will be disturb as well as the landscaping information concerning the planted areas disturb and the new proposed species etc., which will be incorporated into the project.With regard to storm water control, it is anticipated that the existing storm water retention pond will be modified to accommodate the additional storm water due to this project. End of attachment. BuubdinfouF BuubdinfouG MEMORANDUM DATE: February 4, 2016 TO: Planning Commission (February 8 meeting) FROM: Dan Olson, City Planner SUBJECT: Public Hearing: Gardendale Subdivision Application to create 10 new single- family home lots, with variance request to reduce street width A.BACKGROUND SVK Development, owner of properties involved in the Gardendale Subdivision, is proposing a Preliminary Plat Application to create lots for 10 new single-family homes on two acres. The preliminary plat is located near the intersection of Georgia Avenue nd North and 32 Avenue North, between Florida and Hampshire Avenues North. All of the properties involved in this application are zoned Low Density Residential (R-1). In addition to the preliminary plat, the applicant is also requesting a variance to reduce the required street pavement width from 30 feet to 28 feet. Notice of the February 8 public hearing was published in the Sun Post on January 28 and mailed to owners within 350 feet. Attachments: A. 2012 site location map B. Existing zoning map C. 2030 Land Use Comprehensive Plan map D. Project narrative E. Proposed preliminary plat and civil drawings (11 sheets) B.PROPOSED PROPERTY SUBDIVISION Neighborhood Meeting The applicant held a neighborhood meeting on January 27, 2016, which was attended by the City Plan area residents. The purpose of the meeting was to provide information on the proposed project to nearby property owners. Questions heard at the meeting related mostly to stormwater improvements and the impacts to the neighborhood during home construction. Comprehensive Plan According to the Comprehensive Plan, the 2030 planned land use for these properties is designated as Low Density Residential (LDR), with a maximum gross density of 5 units per acre. The proposed single-family development, with its proposed gross density of 4.96 units per acre, is consistent with this designation. The Redevelopment chapter of the Plan identified these properties as a potential redevelopment site: GARDENDALE SUBDIVISION SPECIAL LAND USE APPLICATION PAGE 1 OF 5 -family houses or low density townhomes. The area does have challenges related to fragmented property assembling the 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. Subdivision Design Features The subdivision (plat) is called Gardendale Subdivision. The following are the notable design features of this subdivision: 1. Zoning Requirements Building setbacks The proposed homes will meet the setbacks for the R-1 district, which are 30 feet for the front and rear yards, and five feet for the side yard. For Lots 1 and 2, Block 2, the front setback is measured from the cul-de-sac easement line which functions as a right-of-way/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 lot area, width, and depth requirements of the R-1 district. 2. Street and Pedestrian Access Street access Four lots will have driveway access off of existing streets: Lots 1 and 2, Block 1 will be accessed off of Hampshire Avenue North, and Lots 5 and 6, Block 2 will be accessed off of Florida Avenue North. The remaining lots will be accessed off of a new public street, an extension of Georgia Avenue North. This street extension will extend northward to a cul-de-sac. Some of the right-of-way for this street extension exists already, and the rest will be dedicated through this platting process. The City will have the applicant convey an easement for the cul- de-sac through an easement agreement rather than a platted easement. Then if the street is extended northward for future development, it will simply be a matter of vacating the easement. -foot right- of-way width requirement, the applicant is requesting a variance to the required street pavement width (see Section C, below). Pedestrian connections There is an existing bituminous trail on the west side of nd Hampshire Avenue and an existing sidewalk on the south side of 32 Avenue nd North. In 2016 Three Rivers Park District will reconstruct the sidewalk on 32 to an 8-foot wide bituminous extension of the Bassett Creek Regional Trail. Traffic impacts According to the Comprehensive Plan, Hampshire Avenue North nd and 32 Avenue North are minor collector streets. These streets are designed to provide access for neighborhoods to busier arterial streets such as Douglas Drive and Winnetka Avenue. Traffic impacts to this area will be minimal. nd Curb cut for 6600 32 Avenue North The driveway access for this address is nd currently off of 32 Avenue. With this new development, the property owner has nd indicated an interest in closing the 32 Avenue access and instead accessing their property off of the new Georgia Avenue street extension. Staff has requested that SVK Development work with the property owner to install a new curb cut for nd 6600-32 Avenue North while they are constructing Georgia Avenue North. Staff recommends this be made a condition of approval of the preliminary plat. GARDENDALE SUBDIVISION SPECIAL LAND USE APPLICATION PAGE 2 OF 5 3. Utilities The proposed new homeson Hampshire and Florida Avenues North will connect with existing water, sanitary sewer and storm sewer mains. New service connections will need to be installed for the homes on Hampshire. The following is a description of these existing mains: nd Avenue nd and 32 nd Storm sewer main: Existing 5432 Avenue North New mains will be installed in the extension of Georgia Avenue North to service the lots accessed off of that street. The following is a description of the new mains in Georgia Avenue: Water main: Proposed 6 Sanitary sewer main: Proposed 8 Storm sewer main: Proposed An existing overhead utility line in the rear yard of lots 5 and 6, Block 2 would be located in a proposed 15-foot wide rear yard drainage and utility easement. Private utilities will be buried underground. 4. Grading, Drainage and Erosion Control Engineering staff has reviewed the preliminary grading, drainage and erosion control plans and found them acceptable. Test pits were dug by the applicant in January, 2016 and found clay soils that the applicant determined are acceptable for the construction of single-family housing. The applicant will improve an existing drainage ditch to the rear of the lots in Block 2 to make it a more effective stormwater detention basin. This basin will then allow for drainage to new stormwater sewer infrastructure in Georgia Avenue North, with a 15- foot wide rear yard drainage and utility easement conveyed to the City on each lot. With the exception of this drainage basin easement, the typical drainage and utility easements for each lot are 10 feet along front and rear property lines and five feet along side yard property lines. The applicant will also request that the City Council vacate an existing drainage and utility easement on Outlot A, Professors Addition since this easement will be replaced with new easements. Erosion control techniques that will be used on-site include silt fences, inlet protection, and a gravel construction entrance. The applicant is required to have the Bassett Creek Watershed Management Commission review the erosion control plan, and this has been made a condition of approval of the preliminary plat. 5. Wetland Impacts A wetland delineation report was completed for the applicant by Kjolhaug Environmental Services in November, 2015. One 385 SF wetland was identified on Lots 1 and 2, Block 2, adjacent to a drainage ditch that is to be improved as a stormwater detention basin. drawings, and determined that there will not be a negative impact on this wetland. 6. Landscaping The applicant has completed a tree inventory of the properties (sheet L1.1 of Attachment F). Many of the trees removed are ash and elm trees, and these GARDENDALE SUBDIVISION SPECIAL LAND USE APPLICATION PAGE 3 OF 5 removals are in conformance with City Code requirements. The landscape plan on sheet L2.1 shows that all ten lots will have at least one added tree. These additional trees are American larch, swamp white oak, river birch, ironwood, blue beech, prairiefire crabapple, and red jewel crabapple. These species are in conformance requirements. 7. Park dedication requirements. Since Valley Place Park is located adjacent to this development, there is not a need for park land within this development. Therefore, the applicant will be required to make a cash payment in lieu of dedicating park land. In this case, the fee is $11,340 which is 2% of the $63,000 value of each lot, providing a credit for the existing home on the property. The payment of this park dedication fee will be a condition of approval of the final plat. C.VARIANCE According to City Code Section 505.21, Subd. 4, public improvements must comply with the sections of City Code. City Code Section 800.01 requires a street pavement width of at least 30 feet. The applicant is requesting a variance to the required public street pavement width by reducing the width for the proposed extension of Georgia Avenue North from 30 feet to 28 feet. Parking would be allowed on both sides of the street. The fire department and engineering staff have reviewed this variance request and found it acceptable. According to City Code Section 515.05, Subd. 2, the following are the relevant criteria to approve a variance, 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 both City Codes and the Comprehensive Plan is to improve stormwater management by reducing the amount of impervious surface in the city. Therefore, the request to reduce the street pavement width for the Gardendale Subdivision is in conformance with City policies. 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. GARDENDALE SUBDIVISION SPECIAL LAND USE APPLICATION PAGE 4 OF 5 Response: The use of this land area for a public street is a reasonable subdivision and zoning codes. The Georgia Avenue street extension is located in an existing public right-of-way approved by the City, and since this street is located in an established neighborhood it is preferable to lessen the impact of the street on neighboring residential properties by allowing for a smaller street. Since the street is only proposed to be reduced in width by two feet, the essential character of this area is not proposed to change. c) Economic considerations alone do not constitute practical difficulties. Response: Since the goal of a reduced street width is to improve drainage in the area by reducing the amount of impervious surface, economic considerations alone are not considered to be the sole reason for requesting this variance. D.REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the preliminary plat and variance application and to create lots for ten new single-family homes near the intersection of Georgia Avenue nd North and 32 Avenue North. This recommendation should include findings of fact either for or against the proposal. The Commission may reference the findings for approval in Sections B and C, above. Staff is recommending approval of the preliminary plat and variance request, subject to the following conditions: 1. The following information must be submitted prior to the City Council meeting where the Final Plat is considered for approval: a) An Abstract of Title or Title Certificate for the land included in the subdivision; b) Special Land Use Application to vacate the drainage and utility easement in Outlot A, Professors Addition c) An easement agreement with a legal description conveying the cul-de-sac street easement to the City. 2. The minimum building setbacks for the new homes are 30 feet to the front and rear yards, and 5 feet to the side yards. No part of the home, including eaves, may be located in a drainage and utility easement. For lots 1, and 2, Block 2, the front setback is measured from the cul-de-sac easement line. 3. Applicant will submit plans for the construction of public infrastructure for review and approval by the City Engineer. 4. An erosion control plan shall be submitted to the Bassett Creek Watershed Management Commission for their review and approval. nd 5. If desired by the property owner of 6600 - 32 Avenue North, the applicant will construct a new curb cut for that property off of the extension of Georgia Avenue North. City Council action is anticipated on February 16, 2016. GARDENDALE SUBDIVISION SPECIAL LAND USE APPLICATION PAGE 5 OF 5 BuubdinfouB BuubdinfouC BuubdinfouD BuubdinfouE Gardendale Subdivision Crystal, MN NARRATIVEFOR PRELIMINARY PLAT January 12, 2016 INTRODUCTION On behalf of SVK DevelopmentLLC., Landform is pleased to submit plans for a Preliminary Plat to allow10 single-familyhomeson three parcels (PIDs 2011821140017, 2011821140101, and 2011821140109) located nd northeast of the intersection at 32Avenue and Hampshire Avenue. The parcels are guided Low Density Residential in the 2030 Comprehensive Plan and zoned R-1.The subdivision willhelp the city achieve its goal of increasing the availability of new housing of the type that is currently underrepresented in the housing stock, by providing move-upsingle-familyhomes. PRELIMINARY PLAT The preliminary would allow the development of onevacant parcel, one outlot and oneparcel with an existing single family home, that will be demolished to provide10buildablelots. Setbacks Section 515.33 of the City Code requires all buildings in the R-1 District to be setback 30 feet from the front and rear lot line and setback5 feetfromsidelot line.The proposed lots would comply with these requirements. Lot Standards Section 515.33 of the Zoning Ordinance establishes a minimum lot area of 7,500 square feet, and a minimum width of 60 feet and a minimumdepth of 100 feet. The proposed lot widths are between 62.5-64.4 feetwide andlot depths of 130-135 feet.Thelot sizes range from 8,472 –8,527 square feet.Lot standards for the proposed subdivision comply with the lot standards as defined in Chapter 515 of the Zoning Ordinance. Transportation We are proposing a 28-footroad in a 60-footright-of-way that will provideaccess to the proposed lots, connect with existing infrastructure and allow for parking on both sides of the street.The proposed street improvement will require a new curb cut to extend Georgia Avenue North. The proposed temporary cul-de-sac is P-shaped to minimize impacts on landowners and complies with theminimum turning radius of 35 degrees.The temporary cul-de-sac easementmay be vacated and the street extended at some point to service neighboring properties to the north. Landscaping Section 520.13 of the Subdivision Ordinance requires open areas of a lot that are not used for required parking area, drives or storage to be landscaped with a combination of overstory trees, understory trees, shrubs, flowers and ground cover materials. The landscape plan provides diverse tree species that are supportive of the site’s characteristics. The proposed plantingsin the back yard are species that work wellin low wet areas. The chosen species for the boulevard trees and backyard trees will provide textures and colors for year round SVK16004 NarrativeforGardendale Subdivision2 interests.The value of the landscaping will be at minimum $34,500.00 per the standards of Section 520.13 of the Zoning Ordinance, based on the estimated projectvalue of $2.6 million dollars. Stormwater management The proposed subdivision will tie into the existing catch basin located where Georgia Avenuewill extend from nd 32Avenue.The existing catch basin will need to be moved west out of the street.The system will be lowered to provide positive drainage from the existing drainage ditches including drainage from the adjacent parcels. Stormwater calculations are provided.Improvements are proposed to clean up the existing drainage ditch to make it flow better and allow thehomes to be drain tiled and pumpedinto existing storm system. SUMMARY We request approval of the preliminary plat to allow 10 single-family homes on this 2.016-acreparcel.The proposed development is consistent withthe R-1 Zoning Districtstandards for subdivision. We request to be placed on the February 8, 2016 Planning Commission agendaand the February 16, 2016 City Council agenda for approval. CONTACT INFORMATION This document is respectfully submittedby: Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55330 or Any additional questions regarding this application can be directed to Reid Schulzatrschulz@landform.net 612.638.0245. 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