2015.10.12 PC Meeting Packet
CRYSTAL PLANNING COMMISSION AGENDA SUMMARY
Monday, October 12, 2015
7:00 p.m.
Crystal City Hall Council Chambers
4141 Douglas Dr N
A. CALL TO ORDER
B. APPROVAL OF MINUTES
June 8, 2015 meeting *
C.PUBLIC HEARING
1. Conditional Use Permit (CUP) to allow drive-through facilities and outside sales at 5717
West Broadway Avenue (former Thriftway grocery store site).*
D.GENERAL INFORMATION
1. City Council actions on previous Planning Commission items: None
2. Staff preview of likely agenda items for Monday, November 9, 2015 meeting
E. OPEN FORUM
F. ADJOURNMENT
* Items for which supporting materials will be included in the meeting packet
Page 1 of 2
CRYSTAL PLANNING COMMISSION
DETAILED AGENDA
Monday, October 12, 2015 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
A. 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 \[Secretary\] Selton Einfeldt-Brown
Commissioner (Ward 1) Commissioner (Ward 3) Commissioner (Ward 4)
Heigel \[Chair\] VonRueden Johnson \[Vice Chair\]
Commissioner (Ward 2) Commissioner (Ward 3) Commissioner (At-Large)
Erickson Buck Strand
B. APPROVAL OF MINUTES *
Moved by _______________ and seconded by _______________ to approve the
minutes of the June 8, 2015 regular meeting with the following exceptions:
Motion carried.
C.PUBLIC HEARING
1. Conditional Use Permit (CUP) to allow drive-through facilities and outside sales
at 5717 West Broadway Avenue (former Thriftway grocery store site)
Staff presented the following:
The following were heard:
Page 2 of 2
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to
recommend ______ to the City Council of Conditional Use Permit (2015-06) at
5717 West Broadway Avenue to allow drive-through facilities and outside sales
with the following conditions:
Motion carried.
D.GENERAL INFORMATION
1. City Council actions on previous Planning Commission items: None
2. Staff preview of likely agenda items for Monday, November 9, 2015 meeting
E. OPEN FORUM
F. ADJOURNMENT
Moved by _______ and seconded by _______ to adjourn.
Motion carried.
The meeting adjourned at _______________ p.m.
Unapproved Minutes of June 8, 2015 Planning Commission Meeting
Page 1 of 2
CRYSTAL PLANNING COMMISSION MINUTES
Monday, June 8, 2015 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 \[Chair\] VonRueden Johnson \[Vice Chair\]
X Commissioner (Ward 3) X Commissioner (At-
Commissioner (Ward 2)
Buck Large) Strand
Erickson (Absent)
Also attending were staff members Dan Olson and Gail Van Krevelen, and Council
Liaison Jeff Kolb.
B. APPROVAL OF MINUTES
Moved by Commissioner Selton and seconded by Commissioner Heigel to approve the
minutes of the May 11, 2015 regular meeting with no exceptions:
Motion carried.
C.COMMISSION ACTION
1.
Douglas Drive North conforms to the Comprehensive Plan.
Planner Olson informed the commission that this meeting was to determine
whether a lot sale conforms to the Comprehensive Plan, which is a requirement
by state statutes. He said that this location is designated as a redevelopment
area and meets the requirements for Medium Density Residential in the
Comprehensive Plan. The property has been vacant about 12 years and the EDA
would like to sell it.
Commission Heigel asked whether the city would be doing any cleanup on the
property. Mr. Olson said that the property would be sold as-is.
Commissioner Selton questioned if having to wait for this meeting to occur could
hinder a sale. Mr. Olson said that it potentially could happen. He mentioned
other cities handle this several different ways, and Crystal is still determining the
procedure that they want to use to streamline the process. Commissioner Strand
process is usually more drawn out anyway.
G:\\PLANNING\\Planning Commission\\2015\\06.08\\unapproved minutes.doc
Unapproved Minutes of June 8, 2015 Planning Commission Meeting
Page 2 of 2
Moved by Commissioner Selton and seconded by Commissioner Buck to find that
North does conform to the Comprehensive Plan based on the staff report findings.
Motion carried.
D.GENERAL INFORMATION
1. City Council actions on previous Planning Commission items: None
2. Staff preview of likely agenda items for Monday, July 13, 2015 meeting
Mr. Olson said there was nothing at this point.
Commission Heigel questioned if there was anything new with the BNSF railroad.
Planner Olson said no, there was nothing new.
Commissioner Sears mentioned that in the light rail presentation there was an option
to close two roads. Mr. Olson said he was unaware of any road closures being
proposed but could look into it. Commissioner Sears asked if the city would be part
of the review process for any road closures, and Mr. Olson said that they would need
authorization from the city unless it was a state or county road.
Commissioner Einfeldt-Brown asked if staff was aware of any land acquisitions
necessary for the light rail, Mr. Olson stated that he was not aware of any but it may
be too early to know at this point.
E. OPEN FORUM
No one spoke before the commission
F. ADJOURNMENT
Moved Commissioner Selton and seconded by Commissioner Buck to adjourn.
Motion carried.
The meeting adjourned at 7:15 p.m.
G:\\PLANNING\\Planning Commission\\2015\\06.08\\unapproved minutes.doc
MEMORANDUM
DATE: October 6, 2015
TO: Planning Commission (October 12 meeting)
FROM: Dan Olson, City Planner
SUBJECT: Public Hearing: Application 2015-05 for a conditional use permit to allow
outdoor sales and drive-through facilities at 5717 West Broadway (former
Thriftway grocery store site)
A.BACKGROUND
Drew and Terri Kabanuk own the property at 5717 West Broadway, and are proposing to
operate a hardware store and a thrift retail store in the existing building, formerly known
as the Thriftway grocery store. The property is zoned General Commercial (C-2).
The existing building is located on a 2.9 acre property, and is currently vacant. The
proposed 27,000 square foot hardware store (including storage and an office) would be
located on the north side of the building. The proposed thrift store located in the rest of
the building is approximately 25,000 square feet in size. These uses are permitted in
the C-2 zoning district without Planning Commission or City Council review and
approval. However, the applicant is proposing an outdoor sales area for the hardware
store, and drive-through facilities for the thrift store. These two uses require the
approval of a conditional use permit (CUP). Notice of the October 12 public hearing
was published in the Sun Post on October 1 and mailed to owners within 350 feet. No
comments have been received to date.
Attachments:
A. 2012 site location map
B. Photos of existing property
C. Existing zoning map
D. 2030 land use Comprehensive Plan map
E.
F. Property survey and site plan
B.PROPOSED CONDITIONAL USES
1. Outdoor sales The applicant is proposing to have year-round outdoor sales at
the hardware store, which will be used for the sale of lawn and garden supplies
such as rock, sand, dirt, plants, and some building materials. City Code Section
515.49, Subd. 4(e) provides requirements for outdoor sales areas as a
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
PAGE 1 OF 7
conditional use in the C-2 zoning district. The following are those requirements,
1) The area is hard surfaced and clearly designated on the site as being
limited to the specific, approved area.
Response: The area is currently hard-surfaced. Staff recommends
that the area be screened, which will limit the outdoor sales to a
specific area.
2) The storage area does not exceed 30% of the gross floor area of the
principal use, 20% of the area of the property, or 2,000 square feet.
Response: The applicant has proposed a 7,600 SF outdoor sales
area on the north side of the building. However, the maximum
allowable size is 2,000 SF. A condition of approval of the CUP is that
the outdoor sales area be limited to 2,000 SF so as to not violate City
Code.
3) The items to be stored outdoors are typically found outdoors and are
constructed of materials appropriate for outdoor weather conditions.
Response: The items proposed for outdoor sale will be items
typically sold at a hardware store and normally kept outdoors.
4) The city council finds that there will be adequate screening and buffering
between the establishment and adjacent uses.
Response: A condition of approval is that the outdoor sales area be
screened by a 6-foot high fence constructed of staff-approved
opaque material or a chain link fence with slats for screening, unless
the City Council finds that such screening is unnessary.
5) 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 are the requirements for a site plan.
Response: 1) The 2030 Comprehensive Plan land use designation
f
-oriented
The proposed outdoor sales is consistent with this
designation; 2) The property and existing building are designed for a
commercial retail use, and the proposed outdoor sales is consistent
with that design; 3) The property has been used for commercial
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
PAGE 2 OF 7
retail for many years, and the proposed outdoor sales is consistent
with the character of the property.
The applicant is not proposing any building or parking lot additions
that require extensive site plan review. The only changes to the
property are the addition of the outdoor sales area, and the
conversion of areas of the building to allow donation drop-offs and
food sales within the thrift retail store.
2. Drive-through facilities. The site plan shows drive-through facilities for the thrift
store in the following locations:
Donation drop-off locations on the east and west sides of the building.
Previously on the east side, this area was used for patrons to pick up
their groceries. A new sliding door will be added to this east side for
smaller donations. Previously on the west side, this area was a
loading dock area. This west side area will function as a drop-off area
for larger donations.
Drive-up window to allow food pick-ups from the deli restaurant
proposed to be located within the thrift store. The applicant is also
proposing to add a menu board, located at the entrance of the drive-
through, with a speaker system for order taking.
City Code Section 515.49, Subd. 4(k) provides requirements for drive-through
facilities as a conditional use in the C-2 zoning district. The following are those
1) The establishment 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. The City Council may require the
applicant to provide a traffic study prepared by a professional engineer for
the proposed use, and may base its findings of fact on said study or other
information related to potential traffic impacts on the street system and
adjacent land uses.
tion
of West Broadway Avenue is a collector street. The site is served by
entrances and exits on both West Broadway and Kentucky Avenue,
which will provide adequate traffic access for patrons of this
property. In addition, ts Public Works Director and the West
Metro Fire Rescue District have reviewed this proposal and found it
adequate to meet vehicle movement within the site, including fire
trucks.
2) The facility can meet the required separation distance and hours of
operation limitations.
part of the lot where the city council determines that it is likely that
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
PAGE 3 OF 7
vehicles will be driven, stopped, or parked as part of the operations of the
drive-thru establishment.
i) No such facility shall be located less than 50 feet from any property
zoned R-1, R-2 or R-3.
Response: There is no property zoned R-1, R-2, or R-3 less
than 50 feet from this property.
ii) If the facility is located at least 50 but less than 100 feet from
property zoned R-1, R-2 or R-3, then it may not be open before
6:00 a.m. or after 9:00 p.m.
Response: The donation drop-off location on the west side of
the building is located more than 50 feet, but less than 100 feet
from property zoned R-3 across Kentucky Avenue North. This
means that this drop-off location cannot be open before 6 am
or after 9 pm.
iii) If the facility is located at least 100 but less than 250 feet from
property zoned R-1, R-2 or R-3, then it may not be open before
5:00 a.m. or after 11:00 p.m.
Response: The drive-through window on the south side of the
building and the donation drop-off located on the east side of
the building would be at least 100 feet, but less than 250 feet
from the nearest residential property. This means that the deli
window and east side donation drop-off location cannot be
open before 5 am or after 11 pm.
iv) If the facility is located at least 250 feet from property zoned R-1,
R-2 or R-3, then no hours of operations restriction is specified by
this Code.
Response: Property zoned R-1 and R-3 is located less than
250 feet from 5717 West Broadway.
3) The city council finds that there will be adequate screening and buffering
between the establishment and adjacent uses.
Response: For the east side donation drop-off location, this area is
located approximately 250 feet from residentially zoned property. In
addition, this east side area was formerly used for a similar purpose
by the previous grocery store. For the west side donation drop-off
location, this area is located at least 100 feet from residentially
zoned property. In addition, this west side area was formerly used
as a loading dock by the previous grocery store. The south side
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
PAGE 4 OF 7
drive-up window will face a commercial use. Given the distance to
residential usesand hours of operation limitations, there is no need
for screening and buffering for these drive-through facilities.
4) 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 are the requirements for a site plan.
Response: 1) The 2030 Comprehensive Plan land use designation for this
restaurants, and some automobile-The proposed
drive-through facilities are consistent with this designation; 2) The
property and existing building are designed for a commercial retail use,
and the proposed drive-through facilities are consistent with that design;
3) The property has been used for commercial retail for many years, and
the proposed drive-through facilities are consistent with the character of
the property. Moreover, the drive-through facilities will either face another
commercial area, or be located at a great distance from residential areas.
The applicant is not proposing any building or parking lot additions that
require extensive site plan review. The only changes to the property are
the addition of the outdoor sales area, and the conversion of areas of the
building to allow donation drop-offs and food sales within the thrift retail
store.
C. NOTABLE SITE PLAN ELEMENTS
1. Parking. The existing building was constructed in 1970. Since that time the
City has approved four variances to reduce the number of required parking
spaces. The last variance, in 1980, was to reduce the number of required
spaces to 143. The applicant has indicated on their site plan that there are
146 parking spaces on the property, including six handicapped parking
spaces as required by the State Building Code. In creating the outdoor sales
area, the applicant cannot reduce the number of parking spaces on the
property below what was approved in 1980. To that end, a condition of
approval is that the applicant shall provide a revised site plan showing a
maximum outdoor sales area of 2,000 SF that does not reduce the number of
parking spaces below 143 spaces.
revert to a gravel surface if not restored (patch & seal coat) or replaced (mill
and overlay), depending on current conditions. Because hard surfacing is
required for the proposed uses, applicant will need to work with the City
Engineer to determine the necessary repairs and a timeline for completion
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
PAGE 5 OF 7
that prevents further deterioration of the parking lot and maintains it in
serviceable condition.
2. Exterior lighting. The applicant is not proposing to add any additional exterior
lighting to the building or the property.
3. Screening. Staff is recommending that the proposed outdoor sales area be
screened by a 6-foot high fence composed of staff-approved opaque material
or a chain link fence with slats for screening. In addition, according to City
Code Section 520.17 (e), the City may require trash and recycling facilities to
be screened. Currently, the dumpsters located on the west side of the
building are not screened. Staff recommends these be screened as a
condition of approval of the CUP.
4. Landscaping. The applicant is proposing to add shrubs to the median
leading to the proposed east side donation drop-off area, as well as adding
shrubs and flowers to the area near the existing freestanding sign.
5. Signs. There is an existing unused freestanding sign in the southeast area of
the property that will be used for the future retail stores. The applicant is also
proposing to install a menu board sign near the entrance of the food pick-up
window. The applicant will be required to obtain sign permits before installing
any 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, which should include findings of fact either
for or against the proposed outdoor sales area and drive-through facilities. The
Commission may reference the findings in Section B, above.
Staff recommends approval of the conditional use permit to allow outdoor sales for the
hardware store and drive-through facilities for the thrift retail store at 5717 West
Broadway Avenue, subject to the following conditions of approval:
1. The applicant shall work with the City Engineer to determine the
necessary repairs and a timeline for completion that prevents further
deterioration of the parking and maintains it in serviceable condition. The
parking lot shall also be restriped according to the parking space and drive
aisle dimensional requirements in City Code and in accordance with the
revised site plan submitted as part of condition #2.
2. The outdoor sales area:
Shall be for the hardware store only;
Shall be limited to 2,000 SF in size;
Shall not lessen the number of parking spaces on the property to
below 143 spaces. Prior to a Certificate of Occupancy being issued
for the proposed uses, the applicant shall submit a revised site plan
showing a maximum outdoor sales area of 2,000 SF and no less
than 143 Zoning Code compliant off-street parking spaces for the
property; and
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
PAGE 6 OF 7
Shall be screened by a 6-foot high fence constructed of staff-
approved opaque material or a chain link fence with slats for
screening.
3. The drive-through facilities are subject to the following hours of operation:
The drive-through deli on the south side of the building shall not be
open before 5:00 a.m. or after 11:00 p.m.
The donation drive-thru on the east (West Broadway) side of the
building shall not be open 5:00 a.m. or after 11:00 p.m.
The donation drive-thru on the west (Kentucky) side of the building
shall not be open before 6:00 a.m. or after 9:00 p.m.
4. Trash and recycling containers on the property shall be screened by
enclosures constructed of materials compatible to the building.
5. Shrubs and flowers shall be added to the property as shown on the site
plan.
6. No signs shall be installed on the property prior to the approval of a sign
permit
City Council action is anticipated on October 20, 2015.
5717 WEST BROADWAY DREW AND TERRI KABANUK- CONDITIONAL USE PERMIT
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