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2014.09.08 PC Meeting PacketPage 1 of 3 CRYSTAL PLANNING COMMISSION DETAILED AGENDA Monday, September 8, 2014 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email john, sutter(cDg!3 stalmn.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 tha fniinwinn mPmhomm nrPCPnt- ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Vice Chair] Kolb [vacant] ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 3) ❑ Commissioner (Ward 4) Heigel VonRueden [Chair] Johnson ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 3) ❑ Commissioner (At -Large) Erickson Buck [Secretary] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the August 11, 2014 regular meeting with the following exceptions: Motion carried. C. PUBLIC HEARINGS 1. Consider Application 2014-7 for the plat of Gaulke Pond Homes on property located at 3924 and 3908 Douglas Drive North * Staff presented the following: GAPLANNING\Planning Commission\2014\09.08\agenda detailed.doc Page 2 of 3 The following were heard: Planning Commission discussion: Moved by and seconded by to (recommend approval) (recommend denial) (continue consideration) of Application 2014-7 for the plat of Gaulke Pond Homes on property located at 3924 and 3908 Douglas Drive North. Motion carried. D. OLD BUSINESS Consider Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. * (Continued from August 11, 2014 meeting.) Staff presented the following: The following were heard: Planning Commission discussion: GAPLANNING\Planning Commission\2014\09.08\agenda detailed.doc Page 3 of 3 Moved by and seconded by to (recommend approval) (recommend denial) (continue consideration) of Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. Motion carried. E. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: • August 19: Approved a sign setback variance for 5120 56th Ave N (Liquor Liquidator) 2. Bottineau/Blue Line LRT update from Hennepin County and Finance & Commerce article 3. Staff preview of likely agenda items for Monday, October 13, 2014 meeting F. OPEN FORUM G. ADJOURNMENT Moved by and seconded by to adjourn. Motion carried. The meeting adjourned at p.m. GAPLANNING\Planning Commission\2014\09.08\agenda detailed.doc Unapproved minutes of the August 11, 2014 Planning Commission Meeting Page 1 of 4 CRYSTAL PLANNING COMMISSION MINUTES Monday, August 11, 2014 at 7:00 p.m. Conference Room A, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7 p.m. with the followina members present: X Commissioner (Ward 1) X Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Vice Chair] Kolb [vacant] X Commissioner (Ward 1) X Commissioner (Ward 3) X Commissioner (Ward 4) Heigel VonRueden [Chair] Johnson X Commissioner (Ward 2) X Commissioner (Ward 3) X Commissioner (At - Erickson Buck [Secretary] Large) Strand (7:04 p.m.) B. APPROVAL OF MINUTES Moved by Commissioner Kolb and seconded by Commissioner Heigel to approve the minutes of the June 9, 2014 regular meeting with the no exceptions. Motion carried. C. PUBLIC HEARINGS Consider Application 2014-5 for a variance for Liquor Liquidator (5120 56th Avenue North) to allow a freestanding sign to be one foot from the lot line along 56th instead of 10 feet. City Planner John Sutter said the applicant is requesting this variance because currently the only available reasonable location to place the sign is in the drive aisle. This variance would allow them to place the sign in the landscaped area between the parking lot and the curb. Mr. Sutter explained that this would be a pole sign and the setback would apply to all parts of the sign, not just the pole. He also said the sign would likely not be centered on the pole but be offset so it overhangs the parking lot but not the public sidewalk or road. Given the sign's proximity to the road and more it being visible than normal, staff recommends that as a condition as granting the variance the maximum height should be limited to 16 feet like the sign at 5600 56th and a minimum distance of 8 feet from the bottom of the sign to the parking lot. G:\PLANNING\Planning Commission\2014\08.11\unapproved minutes.doc Unapproved minutes of the August 11, 2014 Planning Commission Meeting Page 2 of 4 Commissioner Kolb questioned whether the sign would go in the rocks and Mr. Sutter said yes, it would be located within a foot or two of the parking lot in the rock area. He also mentioned that the previous sign was located in the parking lot's drive aisle just north of the variance's proposed sign location. Commissioner Heigel asked if it was going to be an electronic sign and Mr. Sutter said they had the option to do that, but the city has not received any plans as of yet. The following were heard: No one spoke before the commission. Commissioner Johnson asked if letters were sent out to the neighbors and Mr. Sutter indicated there had, but that there was only one call received and they had no opposition to the sign. Moved by Commissioner Kolb and seconded by Commissioner Buck to recommend approval of Application 2014-5 for a variance for Liquor Liquidator (512056 th Avenue North) to allow a freestanding sign to be one foot from the lot line along 56th instead of 10 feet, subject to the findings of fact in the staff report. Motion carried. 2. Consider Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. Mr. Sutter stated that motor vehicle sales and rental is not allowed in this location, however the ordinance does allow very limited outdoor storage display and rental, which is distinct from motor vehicle sales. It is limited by square footage of whatever building space the principal use is. The applicant is opening an office and retail store which would include a satellite U -haul office, cell phone sales, and possibly the sale of shipping supplies. Office and retail sales are a permitted use in this area but the applicant would also like to locate one vehicle in the parking lot for rental and advertisement. One vehicle is the maximum that they would be allowed based on the square footage they are renting. Mr. Sutter requested the applicant provide a franchise agreement letter with U - Haul showing it matches what is allowed under the CUP, but has not received anything from them yet. However, regardless of the agreement, if the city received reports that more vehicles are parked there than allowed, city ordinance would trump whatever the agreement says. Commissioner Strand questioned whether the applicant was an LLC, Mr. Sutter stated it was an individual, and didn't think there was an LLC listed on the application. Commissioner Strand said she didn't think it made sense to have G:\PLANNING\Planning Commission\2014\08.11\unapproved minutes.doc Unapproved minutes of the August 11, 2014 Planning Commission Meeting Page 3 of 4 only one vehicle available and questioned whether he was hooked up with another location. Planner Sutter indicated he didn't know, that was why he wanted to see the franchise agreement to see how it was structured. He also said that the property owner has been copied on all the communication so is aware of what is going on. Commissioner Heigel asked if it was only going to be for non -motorized vehicles. Mr. Sutter stated that it could be either a trailer or a truck. Commissioner Heigel said that a larger vehicle could take up more than one parking spot. Mr. Sutter agreed that was a good point, and they should probably define the square footage as well. Mr. Sutter said that if the applicant wanted additional vehicles, he has the option to have a bigger store and have two vehicles. Commissioner Kolb said he thought it was important to keep an eye on the property, since it's not a full-fledged rental facility he could see it getting out of hand very quickly. Commissioner Erickson stated that even though she would like to support the applicant, he's been asked twice to provide the franchise agreement and has not and she feels it's important. Mr. Sutter also said in addition to not supplying the franchise agreement, he also has not supplied a narrative. Commissioner Strand stated that she didn't think it was the right place for this use. The following were heard: No one spoke before the commission. Moved by Commissioner Heigel and seconded by Commissioner Buck to continue consideration of Application 2014-6 for a conditional use permit for U - Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot until the applicant provides a narrative and the franchise agreement. Motion carried. D. GENERAL INFORMATION City Council actions on previous Planning Commission items: • June 17: Approved the following applications: - CUP for Milton's (3545 Douglas Dr) for expanded hours of operation - CUP for MD Liquors (7200 56th) to stay open until 10:00 instead of 9:00 p.m. - Variance for a monument sign at St. Raphael's (7301 56tH) - Site and building plan review, CUP and variances for a new public works facility at 5001 West Broadway G:\PLANNING\Planning Commission\2014\08.11\unapproved minutes.doc Unapproved minutes of the August 11, 2014 Planning Commission Meeting Page 4 of 4 2. Commission opening (Ward 4) — Commissioner Richter resigned from the Planning Commission on July 21 and the opening will be listed in the newsletter coming out in the next couple weeks. 3. Staff preview of likely agenda items for Monday, September 8, 2014 meeting — Mr. Sutter said they expect an application to divide the Gaulke property on Douglas Drive into approximately 15 single family lots. 4. Other: • Commissioner Kolb asked if it was known when the sign at St. Raphael's was going up. Mr. Sutter said that the sign permit was issued last week and indicated he thought it may be up within the next month. • Commissioner Von Rueden questioned whether lots were selling well. Mr. Sutter said that they've slowed down a little bit, builders costs are going up. 9 lots are currently available and the ones that are left are less desirable. • Commissioner Kolb asked about the lots on Zane, and Mr. Sutter indicated they would be going to the EDA next week. MT Builders is purchasing both lots which are the last two of the six EDA lots on that block. • Commissioner Heigel asked if there was anything new on the Public Works building. Mr. Sutter said the bid opening is on August 19, and depending on how the bids come in, the Council would consider awarding the contract September 2. • Commissioner Erickson asked if we knew what businesses were going into the new building by Buffalo Wild Wings. Mr. Sutter said Noodles and Company would be on the east end of the building, Starbucks on the west end and a smaller tenant in between. It possibly may be a hair salon but the city has not received a building permit yet for that space. E. OPEN FORUM No one spoke before the commission. F. ADJOURNMENT Moved by Commissioner Strand and seconded by Commissioner Heigel to adjourn. Motion carried. The meeting adjourned at 7:38 p.m. G:\PLANNING\Planning Commission\2014\08.11\unapproved minutes.doc M E M O R A N D U M DATE: September 4, 2014 TO: Planning Commission (September 8, 2014 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing: Application 2014-7 for the plat of Gaulke Pond Homes on property located at 3924 and 3908 Douglas Drive North A. BACKGROUND The subject property is a 4 acre site comprised of the following: - 3924 Douglas Drive North (P.I.D 16-118-21-32-0003) containing 1.8 acres - 3908 Douglas Drive North (PID 16-118-21-32-0004) containing 1.8 acres - To -be -vacated 39th Avenue street easement from Douglas Drive to Colorado Avenue containing .4 acres The property is zoned R-1 and guided Low Density Residential. The applicant and owner (collectively, "the developer") would demolish the existing house, vacate the adjacent 39th Avenue street easement, and subdivide the site into 15 lots for construction of new single family houses. 13 lots would be accessed from Douglas Drive and 2 lots would be accessed from the intersection of 39th and Colorado Avenues. Notice of the Planning Commission's September 8, 2014 public hearing was mailed to property owners within 700 feet and published in the Sun Post on August 20, 2014. The only citizen contacts to date have been two asking general questions without stating their opinion of the development. The following Exhibits are attached: A. 2012 aerial photo B. Applicant's narrative C. Staff memo prepared for owner's representative on May 20 D. Plat review letter from Hennepin County received on August 28 E. Plan sheets (11x17): ■ Cover sheet ■ P-1 Existing Conditions Survey ■ P-2 Preliminary Plat ■ P-3 Site & Utility Plan ■ P-4 Grading Plan 3908-3924 DOUGLAS DR - PLAT PAGE 1 OF 6 B. STAFF COMMENTS 1. Zoning and Land Use The proposed plat is consistent with the current R-1 zoning and Low Density Residential land use guidance in the Comprehensive Plan. The proposed lots would meet the minimum R-1 lot dimension requirements of 60 feet wide, 100 feet deep and 7,500 sq. ft. in area. For construction of the new houses, each lot would be subject to the standard R-1 zoning requirements for minimum setback, maximum height, etc. 2. Setbacks and Easements a. The minimum front and rear setback is 30 feet. The house pads shown on sheets P-3 and P-4 are consistent with this requirement, except as follows: ■ The house pad for Lot 14 is shown 80 feet from the south lot line, but in reality it could be 50 feet of the south lot line. This is because its front setback is supplanted by a drainage & utility easement across the south 30 feet of the lot. ■ The southeast corner of the house pad for Lot 15 encroaches approximately 10 feet into the required setback which is measured from the diagonal 39th/Colorado right-of-way line. This must be corrected before the Planning Commission can recommend approval of the Preliminary Plat. b. The minimum side setback is 5 feet but this will be supplanted by the to - be -platted 5 foot drainage & utility easements. The only exception is Lot 13 where no part of the house can be within 50 feet of the south lot line due to a drainage & utility easement. The main difference between the side setback requirement and a platted easement is that the setbacks are measured to the building wall, thus allowing some parts of the building such as footings and roof overhangs/eaves to extend into the setback area. In contrast, no part of the building, including footings and roof overhangs/eaves, may extend into a platted easement. For example, if a house has a 2 foot roof overhang/eave, then to stay out of a 5 foot easement its wall must be at least 7 feet from the side lot line. C. All lots would have drainage & utility easements of 10 feet along front and rear lot lines and 5 feet along side lot lines, except as follows: ■ Lots 1, 2 (part), 7 and 10 would have larger easements along the rear lot lines to accommodate infiltration basins. Lot 10's easement is shown on sheet P-3 but not on sheets P-2 and P-4. This must be corrected before the Planning Commission can recommend approval of the Preliminary Plat. 3908-3924 DOUGLAS DR - PLAT PAGE 2OF6 ■ Lots 13-14-15 would have an easement covering the south 50 feet of the development site to accommodate existing utilities located in the to -be -vacated 39th Avenue street easement. 3. Street right-of-way dedication The plat would dedicate the necessary right-of-way for the curve at 39th and Colorado Avenues North. The plat would also dedicate 7 feet of additional right- of-way for Douglas Drive per previous direction received from the county. The county's August 28 review letter indicates that the developer may reduce this to a 5 foot dedication. If the developer chooses to change it from 7 to 5 feet, then the change must be made before the Planning Commission can recommend approval of the Preliminary Plat. 4. Existing house at 3924 Douglas Dr Because the existing house and driveway area would straddle the lot line between Lots 7 and 8, and because both sides of the house would be within the to -be -platted drainage & utility easements, the existing house must be demolished before the Final Plat is released for recording. 5. Encroachments from 3962 Douglas Dr The existing conditions survey indicates several encroachments along the north lot line, including sidewalks and a retaining wall. The encroachments appear to be structures erected by and for the owner of the adjacent property at 3962 Douglas Drive North. The city cannot comment on whether the developer has the right to remove these encroachments because that is a legal matter between the developer and the owner of 3962. However, if these encroachments remain, then the ability to grade and build on Lot 1 may be impacted. The developer needs to address this issue in some way before the Planning Commission can recommend approval of the Preliminary Plat. 6. Grading The plans indicate that the site will not be comprehensively graded to create the home pads all at one time. Instead, the developer is planning to sell the lots and have each builder grade its own lot. Staff is very concerned about this approach. Grading on one lot will almost certainly affect the adjacent lots. And any stormwater treatment system (see next item) depends on the site being graded in some comprehensive way. There may be a way for the developer to stage the grading, but that depends on the timetable for selling the lots and getting the houses built and landscaped. Staff opinion is that the plat should not be approved unless the whole site is graded per the approved plans before the developer begins selling lots. The developer needs to address this issue in some way before the Planning Commission can recommend approval of the Preliminary Plat. 3908-3924 DOUGLAS DR - PLAT PAGE 3 OF 6 7. Stormwater treatment This is one of two major issues that preclude city approval of the plat as submitted. The plans show three infiltration basins to be installed at the rear of Lots 1, 2 (part), 7 and 10. These would pick up overland runoff from the rear yards of Lots 1-13. This may be adequate for the amount of runoff, but we don't really know because the developer has not submitted calculations or other evidence that they will be sufficient. Also, there is no overflow pipe or other structure shown on the plans, so in the event of an exceptionally heavy rain event, the basins may overflow and cause erosions problems for the Gaulke Pond to the east. Another concern is for the long term maintenance and preservation of the basins; could each homeowner someday decide to fill them in? These issues are not addressed in the developer's plans. Of even greater concern is the complete lack of stormwater rate control or treatment along Douglas Drive. The addition of 13 new houses driveways and at least part of the roof runoff from each house will significantly increase the amount of water flowing into the gutter and catch basins along Douglas Drive. The developer has proposed no measures to control and treat this runoff. Staff has suggested that the number of lots be reduced by one to free up space at the north end of the site for a stormwater pond or other treatment facility. This pond would be on private property so the developer would need to create a homeowners association or other entity to maintain it. The developer must demonstrate compliance with the Shingle Creek Watershed rate control and treatment standards. This includes preparing industry accepted hydrologic/hydraulic computer modeling runs showing net increase in impervious surface area, and that proposed quantity and quality treatment devices meet required levels of treatment. These items must be completed and submitted to the City Engineer for review before the Planning Commission can recommend approval of the Preliminary Plat. 8. Curb cuts This is the other major issue that precludes city approval of the plat as submitted. Because Douglas Drive is a county road, Hennepin County may deny curb cut permits if they are not consistent with the county's access management guidelines. City staff previously indicated to the developer that the county would not likely approve a one -curb -cut -per -house development. In July the developer contacted the county and they confirmed their position on curb cuts. The submitted plans show each house having a separate curb cut. The county's August 28 review letter states that they will not approve this, and that they require consolidation of driveways. 3908-3924 DOUGLAS DR - PLAT PAGE 4OF6 Apart from the developer building a frontage road, shared curb cuts seem to be the only way to meet the county's requirement. This issue must be addressed before the before the Planning Commission can recommend approval of the Preliminary Plat. 9. Utilities The city has verified the location of 10 water and sewer service pairs previously installed along Douglas Drive. The developer will need to cut into Douglas Drive to install new service pairs for any lots along Douglas in excess of 10. The two lots accessed from 39th/Colorado would use existing water and sewer services from the mains running in line with 39th Avenue. Centerpoint Energy gas mains are located under Douglas Drive (for Lots 1-13) and at the 39th/Colorado intersection (for Lots 14-15). The developer will need to work with CPE to determine how to bring gas service to the houses. For example, CPE may decide to install a feeder line west from 39th/Colorado to Douglas then north along Douglas using the platted 10 foot drainage & utility easement. Private electrical and communication utilities are located on poles along Douglas Drive. All services and feeder lines to the new houses shall be underground. 10. Tree Preservation/Reforestation The City Forester has determined that tree preservation is not practical except for the largely undisturbed eastern edge of the site. The mature trees in the middle of the site will not survive the grading and construction process. Reforestation can occur as part of the landscaping for each individual house. For example, the developer could require one shade tree and one ornamental tree in both the front and rear yards of each new house. To that end, there would need to be some sort of deed covenant so that each lot buyer is legally obligated to plant and maintain the trees. The developer needs to address this issue before the Planning Commission can recommend approval of the Preliminary Plat. 11. Park Dedication City code requires that the developer pay a fee in lieu of park dedication prior to recording of the final plat. The fee is calculated at 2% of each lot's market value as determined by the Hennepin County Assessor. Upon approval of the Preliminary Plat but before the Final Plat is presented to the City Council, the assessor will estimate the market value for each lot so the city can determine the total amount of the park dedication fee required for the development. The fee must be paid before the Final Plat is released for recording. 3908-3924 DOUGLAS DR - PLAT PAGE 5OF6 C. STAFF RECOMMENDATION The developer must resolve the outstanding issues identified in the staff comments before the Planning Commission can recommend approval of the Preliminary Plat. The Planning Commission should open the public hearing, take testimony and continue this item. This will provide the developer time to address the major issues (stormwater treatment, curb cuts) plus the other issues mentioned in staff comments above. For the Planning Commission to resume consideration of this application at its October 13 meeting, the developer would need to submit the required materials by September 29. For the November 10 meeting, the submittal deadline is October 27. If the Planning Commission continues this item, then the city will extend the statutory 60 -day decision period for up to an additional 60 days to ensure adequate time for the developer to modify the Preliminary Plat, the Planning Commission to complete its review and the City Council to take action. 3908-3924 DOUGLAS DR - PLAT PAGE 6 OF 6 P "Gaulke Pond Homes" Crystal, Minnesota Proposed by: RYAN EXCELSIOR PROPERTIES, LLC. August 15, 2014 REQUEST Ryan Excelsior Properties, LLC. is requesting approval to develop 15 Single Family Homes on a 3.99 ± acre site. The property is proposed to be zoned R-1, Low Density Residential and guided for Low Density Residential. SITE CONDITIONS The property generally lies along the east side of Douglas Drive North at 39th Avenue North. Currently the site is a combination of grass area, one existing home, and heavily treed along the eastern border. The site is proposed to be custom graded to take advantage of the natural topography and to tie into adjacent land areas. The grading plan has been designed such that home construction can take place individually without mass grading to minimize disturbance of the natural amenities. The project proposes construction of three infiltration ponds which will treat quality (NURP standards) of stormwater. These ponds will be designed to meet City and Watershed requirements. These ponds will be constructed with minimal disturbance to the natural environment and keep the majority of the existing tree stand intact. PROPOSED HOMES The single family homes are all proposed to be custom built in general conformance to the house type as shown on the proposed grading plan. This custom design will also provide architectural diversity regarding color schemes, window sizes and types, and other architectural features. The existing home on the site is proposed to be removed as it does not fit within the proposed layout for this development. ACCESS & TRAFFIC ISSUES Vehicle access to and from the development will be directly from Douglas Drive North as well as 2 of the homes accessing Colorado Avenue. Trip generation will be approximately 10-11 trips per day for a typical single family home. The existing roadway infrastructure is capable of handling this minimal number of trip traffic. The EXHIBIT B homes along Douglas Drive North will each have driveways onto Douglas Drive and the two homes accessing Colorado Avenue will have a shared driveway. UTILITIES As it was anticipated that this property would develop into single family lots, existing sewer and water services have already been constructed to the property as shown on the plans for the majority of the lots. We are proposing to construct two additional services to accommodate the current lot configuration. DENSITY The proposed density of this development is 3.75 units/acre gross. The average lot size is 11,086 s.f. which is well beyond the required minimum of 7,500 s.f. for this zoning. All lots are conforming in size and setback. BASIS FOR APPROVAL OF REQUEST The intended use of the property is for a single-family detached subdivision comprised of 15 lots that range in size from 8,711 to 18,169 square feet and average 11,086 square feet. As this is a conforming plat, without variances, we respectfully ask for approval. We look forward to working with the Planning Commission and City Council and completing the proposed project. We feel that it will be a great asset to the beautiful City of Crystal and a great place for its residents. DEVELOPER ENGINEER Ryan Excelsior Properties, LLC Ryan Engineering 19655 Waterford PI 19655 Waterford PI Excelsior, MN 55331 Excelsior, MN 55331 952-221-3700 952-221-3700 4141 Douglas Drive North • Crystal, Minnesota 55422-1696 Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov MEMORANDUM TO JON DOLENCE, 6118 39TH AVE N Subject: Gaulke Property: • 3908 Douglas Dr N (PID 16-118-21-32-0004) — south parcel, vacant land • 3924 Douglas Dr N (PID 16-118-21-32-0003) — north parcel with a rental house From: John Sutter, City Planner/Assistant Community Development Director 763.531.1142 john.sutter(a)_crystalmn.gov Date: May 20, 2014 Please see the attached mark-up of the development concept sketch you submitted on April 29 for preliminary city staff review. I have reviewed the sketch with City Engineer Tom Mathisen, 763.531.1160, tom. math isenCc)_crystalmn.gov, and Utilities Superintendent Randy Kloepper, 763.531.1166, randy.kioepper(a�-crystalmn.gov. The following city staff comments are intended to guide you in moving forward with detailed design and submittal of a plat application for Planning Commission review and City Council consideration. Please also review the informational memo dated September 20, 2013 for additional guidance about the site. A. LOTS ON DOUGLAS DR You will need to provide stormwater treatment ponding for the lots on Douglas. There is already storm sewer in place, and the driveway runoff will go into that storm sewer, so you will need to intercept and divert water into the new pond. Your civil engineer should work with the Shingle Creek Watershed and Tom Mathisen on pond sizing and design. The pond will need to be on private property, owned and maintained by a homeowners' association comprised of the development's Douglas lots. 2. The necessary pond will likely reduce the number of lots along Douglas from 13 to 11. However, you may be able to get one lot back by asking the city to vacate the 39th Avenue street easement and incorporating it into an adjacent lot (see Lot 12 on the attached mark-up). Because there are utilities in that street easement, the plat would need to dedicate a drainage & utility easement over the south 50 feet of Lot 12. EXHIBIT C PAGE 1 OF 3. With Lot 12 at 105 feet wide, and Lots 1-11 at 63.5 feet wide, there would be approximately 83 feet of frontage for the pond lot. These frontages may of course be adjusted one way or the other, provided that no lot is less than 60 feet wide and Lot 12 is kept wide enough so its buildable area (after easements) is sufficient. 4. Hennepin County has review authority for the plat, and would require dedication of 7 additional feet of right-of-way for Douglas Drive so that the new ROW would extend 40 feet east of the centerline of Douglas Drive instead of 33 feet. 5. Douglas Drive is a county facility (CSAH 102) therefore county approval of new curb cuts would be required. We recommend that you begin having this conversation with Hennepin County Transportation Department staff now. We suggest shared curb cuts (max. width 32 feet) as a way to minimize the number of curb cuts on Douglas. The driveway approach (from the curb cut to the edge of ROW) would have to be concrete with a joint connecting the midpoint of the curb cut to the shared property corner, so there would be no question going forward as to which property owner is responsible for which part of the driveway approach and curb cut. Once the driveways are on private property they would diverge and would be hard surfaced with concrete, bituminous or (with pre -approval by City Engineer) pavers. 6. Front and rear setbacks are 30 feet. There would also be platted 10 foot drainage & utility easements along front and rear lot lines. Side setbacks would be controlled by platted 5 foot drainage & utility easements. B. LOTS ON COLORADO -39TH 1. The rest of the 39th Avenue street easement (east of Lot 12) could also be vacated, but a bit of ROW would need to be dedicated to complete the Colorado -39th intersection and the remainder of the 60' street easement would be supplanted by a platted drainage & utility easement. 2. Lots 13 & 14 would have frontage on the new Colorado -39th ROW. They would have a shared curb cut (max. width 32 feet). The driveway approach (from the curb cut to the edge of ROW) would have to be concrete with a joint connecting the midpoint of the curb cut to the shared property corner, so there would be no question going forward as to which property owner is responsible for which part of the driveway approach and curb cut. Once the driveways are on private property they would diverge and would be hard surfaced with concrete, bituminous or (with pre -approval by City Engineer) pavers. 3. Lot 13's front setback will be controlled by the to -be -platted d&u easement across the south 60 feet of the lot (where the 39th Avenue street easement is currently located). 4. Lot 14's front setback will be 30 feet from the angled Colorado -39th ROW line. 5. For both lots, the rear setback is 30 feet and there would also be a platted 10 foot drainage & utility easements along the rear lot line. Side setbacks would be controlled by platted 5 foot drainage & utility easements. PAGE 2 OF 2 VJ W M 0 2 0 z 0 0- 0 z w w z a 9 P Hennepin County Public Works Transportation Department James N. Grube P.E., Director 1600 Prairie Drive Medina, Minnesota 55340 August 28, 2014 Mr. John Sutter City Planner/Assistant Community Development Director City of Crystal 4141 Douglas Drive N. Crystal, MN 55422 Re: Preliminary Plat — Gaulke Pond Homes East Side of Douglas Drive (CSAH 102) at 39th Avenue Hennepin County Plat Review No. 3378 Dear Mr. Sutter: 612-596 0300, Phone 612-321-3410, Fax �!vvw.hennepin.r.is/transportation Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. A preliminary plat for Gaulke Pond Homes was received by Hennepin County on August 18, 2014. The development is proposing 15 single-family homes. A previous concept plan for this development was reviewed by the county in July 2014. The county provided comments to the developer on the proposed concept plan. The main issue was the number of driveways proposed, which is considered unacceptable to the county. Upon receipt of the preliminary plat, the county plat review committee examined and discussed the proposed development on August 26, 2014. Based on our review, the following comments are provided: Access — Access for the proposed residential_ units is primarily proposed on Douglas Drive (CSAH 102). With the 15 units proposed, individual direct access is proposed onto Douglas Drive for 13 homes, which would result in a new driveway every 65 feet (on average). This is inconsistent with the primary function of this ininor arterial roadway: to provide mobility with limited land access. Consistent with our initial county review of this proposed development, the county believes that there are other options that should be considered to consolidate access, such as combining driveways (e.g. two lots per driveway) to access Douglas Drive. We realize that there are currently numerous other driveways along this roadway. However, roadway safety studies have shown a strong correlation between the number of access points and the crash rate along a segment. No one driveway creates this issue, but rather it is the aggregate of driveways that creates a problem. Therefore, the county will not approve the proposal of one driveway per lot as shown, but will require some access management/consolidation of driveways. EXHIBIT D Gaulke Pond Homes Plat Review No. 3378 Page 2 Right -of -Way — This section of Douglas Drive is currently a three -lane urban design. This roadway is designated in the Hennepin County Bicycle System Plan as an existing on -road facility. There is currently a designated shoulder area and five-foot sidewalks on both sides of the roadway, immediately behind the curb. The current half right of way for Douglas Drive along the property is 33 feet (centerline to property line). The county's typical design section for this type of roadway with a five-foot sidewalk and a six-foot boulevard area would require an additional five feet of half right of way. Therefore, the county is recommending five additional feet to be dedicated to provide a boulevard separation between the curb and sidewalk. The additional right of way could be dedicated as highway right of way or trail/utility easement to provide flexibility with development setbacks. Permits — Please inform the developer that all proposed construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596-0337 or steven.groen(aLlt ennegin. us. Please contact Bob Byers (612) 596-0354, robert.byers(k tienngpin.us or Carla Stueve (612) 596-0356, carla.stueve(a7/iennepina for any further discussion of these items. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer JNG/cj s cc: Plat Review Committee Mark Larsson, Hennepin County Survey Office Tom Mathisen, City of Crystal An Equal Opportunity Employer Recycled Paper Preliminary Plans For GAULKE POND HOMES Crystal, Minnesota pp DEVELOPER: 6 � 00 P Ryaine , Ryan Excelsior Properties, LLC `"'�° .1-- 19655 Waterford PI ry Excelsior, MN 55331 $ � (952) 221-3700 GAULKE POND HOMES SUBMITTAL 8115114 INDEX SHEET W IDESC111RON CODER SHEET P-1 EXISTING CONDITIONS P-? PRELIMINARY PLAT P-3 PRELIMINARY 5/TE AND UtitlTY PtAN P-4 PRELIMINARY GRADING PLAN EXHIBIT E F E; cn LA PrI H 1 u A 4 Pj ut s 5 hu Ma-, U", — Nnm-z , 110 1 §Y J p! u i. 24% , V 21 N 'Ni h fiV A , 06 ap V ID 7P %X -_7 A 0 q, 0), 's I U j It, Y A -XY -W E C tya� Engineering 355 WW d Fl —1.w, MN 55331 52) 221-3700 3iAULKE IOND -10MES :rystai, MN for 3EP, LLC d F., — Dwe xistin.9 onditions P-1 355 WW d Fl —1.w, MN 55331 52) 221-3700 3iAULKE IOND -10MES :rystai, MN for 3EP, LLC d F., — Dwe xistin.9 onditions P-1 FA-ploiceit, DEVELOPMENT DATA M GAULKE POND HOMES 15 14 I rI ---- --- -------- T 8 9 10 1 12 13� LOT AREA DATA DRVE LEGAL DESCRIPTION Preliminary Plat P-2 Ryan Engineering 1--- a. 19655 Watedo d PI E—i or, MN 55331 (952) 2213700 GAULKE POND HOMES Crystal, MN for REP, LLC Preliminary Plat P-2 c) .'. — -- GENERAL UTILITY NOTES &'17 =6 I F CEND =2 7,= —Y All scxwcr 11As11 —1 Rya-P ng ' Eineering S655 Wt �d F1 Exc,l',r, MN 55331 (952) �21-37.. GAULKE POND HOMES Crystal, MN for REP, LLC ovm Preliminary Site & Will y Plan P-3 GENEI MIAMI', A—S 1- - — —r— - 1. —, /- TYPICAL BUILDING PAD TYPE / Slt T FENCE DIVERSIONARY DIKE INFILTRATION AREA CROSS SECTION Ryan Engineering 19655 Waterford PI E—W.,, M1AtJ 55= (952J 221-3700 GAULKE POND HOMES Crystal, MIN for REP, LLC Preliminary Grading Plan �11 M E M O R A N D U M DATE: September 4, 2014 TO: Planning Commission (September 8, 2014 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. (Continued from August 11 meeting.) A. BACKGROUND The subject property is an 18,100 sq. ft. strip mall built in 1969 on a 91,164 sq. ft. lot located at 2700 Douglas Drive North. The property is zoned C-2 General Commercial. The applicant is opening a combination retail store and U -Haul office in a 900 sq. ft. tenant space addressed as 2740 Douglas. Retail and office uses are permitted principal uses in this location but motor vehicle rental is not. However, outdoor storage, display and rental are allowed as accessory, conditional uses subject to certain limitations. The applicant has applied for a conditional use permit to store and display one rental vehicle* in the parking lot. All other vehicles being rented would be picked up and dropped off at other U -Haul locations, not the subject property. *Note: For the purpose of this CUP, the term "vehicle" includes towed trailers. Notice of the Planning Commission's August 11, 2014 public hearing was mailed to property owners within 350 feet and published in the Sun Post on July 31, 2014. A copy of the notice was sent to Golden Valley for them to similarly notify their property owners within 350 feet. Staff received comments from two Crystal residents concerned about the likelihood of additional vehicles beyond the one allowed by the CUP. On August 11 the Planning Commission continued the matter to its September 8 meeting and requested additional information from the applicant. Attached are a 2012 aerial photo, the city's letter to the applicant on August 12 and supplemental materials received from the applicant on August 29. B. STAFF COMMENTS The applicant says he understands they cannot have more than one vehicle on site, and that it will be the only vehicle that may be picked up and dropped off at the site. The store will mainly serve walk-in customers who will make arrangements to pick up and drop off a vehicle at another U -Haul location, similar to the way a customer might use the U -Haul website. U -HAUL - 2740 DOUGLAS DR - OUTDOOR STORAGE PAGE 1 OF 3 The existing parking lot provides 116 spaces. City code requires a minimum of 61 spaces with a maximum of 72 spaces. The conversion of one space from parking to outdoor storage reduces the property's nonconformity to the maximum parking limit. In accordance with 515.49 Subd. 4 f), a conditional use permit may be granted for the proposed use provided that the following requirements are met: 1) The storage area is hard surfaced and clearly designated on the site as being limited to the specific, approved area. Suggested Finding: The applicant and property owner have designated a specific space in the existing hard surfaced parking lot. 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. Suggested Finding: The storage area for one vehicle is 162 sq. ft., which is less than 270 sq. ft. (30% of the 900 sq. ft. principal use), 18,232 sq. ft. (20% of the lot) or 2,000 sq. ft. The storage area cannot exceed one vehicle or 270 sg. ft., whichever is less. 3) The items to be stored outdoors are typically found outdoors and are constructed of materials appropriate for outdoor weather conditions. Suggested Finding: The item will be a truck, trailer or other vehicle or equipment suitable for outdoor use. 4) The City Council finds that there will be adequate screening and buffering between the establishment and adjacent uses. Suggested Finding: As this will be a vehicle or equipment item in an existing parking lot, no screening is necessary provided that the item is currently licensed and fully operable. 5) Conditions may be imposed to ensure that the proposed use will meet these criteria and be consistent with the purpose of the C-2 district. Such conditions may include but are not limited to an expiration date, non -transferability, periodic renewal requirements, and provisions for revocation if the use is not in strict conformance with the use described in the written request and in full compliance with the imposed conditions. Suggested Finding: No 6urh GOnditions need to be imposed. The CUP is premised upon the vehicle being parked there for the purpose of being available for rent by customers. This CUP does not permit the vehicle to be parked solely for the purpose of providing U -Haul with signage advertising its business In other words if it's going to be parked there then it has to be licensed operable and available for rent. U -HAUL - 2740 DOUGLAS DR - OUTDOOR STORAGE PAGE 2 OF 3 6) The City Council determines that all applicable requirements of Subsection 515.05, Subdivision 3 a) and Section 520 are considered and satisfactorily met. a) 515.05 Subd. 3 a): In addition to specific standards or criteria included in the applicable district regulations, the following criteria shall be applied in determining whether to approve a conditional use permit request: 1) The consistency of the proposed use with the comprehensive plan. 2) The characteristics of the subject property as they relate to the proposed use. 3) The impact of the proposed use on the surrounding area. Suggested Finding: The proposed use is consistent with the Community Commercial guidance in the Comprehensive Plan, would reduce the oversupply of parking on the property, and would have no significant negative impact on the surrounding area. b) Section 520 (Site Plan Review) Suggested Finding: Does not apply in this case because the site improvements are already in place. C. STAFF RECOMMENDATION Approve a conditional use permit to store and display one rental vehicle or equipment item in the parking lot at 2700 Douglas Drive North as an accessory use to a retail store and office in the tenant space at 2740 Douglas. Planning Commission action is requested in the form of a recommendation to the City Council. The motion should reference the findings and conditions in the staff report or include other findings and conditions specifically stated by the Commission. The City Council would consider the Planning Commission's recommendation at its meeting on September 16, 2014. U -HAUL - 2740 DOUGLAS DR - OUTDOOR STORAGE PAGE 3OF3 PROPOSED OUTDOOR STORAGE. (ONE SPACI R SCALE -1" : 50' 4141 Douglas Drive North • Crystal, Minnesota 55422-1696 CITYi.of Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov CRYSTAL August 12, 2014 Mohamed Saleh 3036 West Lake Street #405 Minneapolis MN 55416 Subject: Special Land Use Application 2014-06 for 2700 Douglas Dr N Dear Mr. Saleh, At its meeting last night, the Planning Commission voted to continue its consideration of your Conditional Use Permit (CUP) request until its next meeting. The Commission was concerned about the lack of a detailed written description of how the U -Haul portion of the business will operate, and the potential for unlawful parking of U -Haul vehicles in addition to the one that would be allowed under the requested CUP. Specifically, the Planning Commission requests that you provide the following documentation no later than 4:30 p.m. on September 2, 2014 so the Commission may resume consideration of your CUP request at 7:00 p.m. on September 8, 2014: • A written narrative describing your proposed business and proposed products and services, including an explanation of the location(s) where the vehicles you are renting will be stored, and how/where your customers will receive and return those vehicles. • A copy of your proposed franchise agreement with U -Haul, or other written documentation confirming that your arrangements with U -Haul are consistent with what you have represented in your CUP application. If you do not provide these items by the Sep. 2 deadline, then I think it is likely that on Sep. 8 the Planning Commission will recommend denial of your request. Because the Planning Commission did not conclude its consideration of your CUP request, it will not be on the City Council agenda for August 19, 2014. Instead, the Council would consider the Planning Commission recommendation at 7:00 p.m. or September 16, 2014. Page 1 of 2 In accordance with Minnesota Statutes 15.99, the city must act on your application within 60 days of submittal unless we notify you that we are extending the decision period for an additional 60 days. You submitted on July 18, 2014 so the 60 day decision period would have expired on September 16, 2014. In accordance with M.S. 15.99 the city hereby extends the decision period to no later than November 15, 2014. If you have questions, please contact me at 763.531.1142 or 9ohn.sutter(aD-crystalmn.gov. Regards, John Sutter City Planner/Assistant Community Development Director Cc: novrain27(l�hotmail.com adam dcpmn. com Page 2of2 Dear Sir or Madam Thank you for allowing Chadi at Crystal Cell Phone operate as an independent U -Haul dealer. After speaking with him it was brought to my attention that you are concerned that we will require him to keep more than one truck on his lot. We will not do that. I understand your concern that the location will overwelm the parking lot with U -Haul equipment, please let me assure you that we will not do this. We will only have one truck at this location in compliance with the approval Chadi received from you. U -Haul has been partnering with locations like this for several years and have found that this size location, one truck, works great for us, our customers, the business owners, and local cities. Please feel free to contact me with any questions or concerns you have and again thank you for your assistance in helping us serve more residents of the city of Crystal. Thank you Joel yComell Area Field Manager 729004 U -Haul Company of Northern Minnesota .Joel cornell(u uhaul.com 763-238-3669 VC -3 a a VIE hea --_ 1,Q '/,�2-. 'oZ--o_/_ 1,.►=i� �2= ill __ .�i2S ..,. (Ole X" 6;;�o �63J l5� U ol BOARD OF HENNEPIN COUNTY COMMISSIONERS 300 SouTri 6T" STREET A240 GOVERNMENT CENTER. MINNEAPOLIS, MINNESOTA 55487-0240 August 26, 2014 Dear Bottineau LRT Stakeholders It has been a while since the last update from Hennepin County about Bottineau light rail transit (LRT), but we are excited to share the latest project news with you: The Federal Transit Administration (FTA) has just given approval for the project, now called the METRO Blue Line Extension, to enter into its New Starts project development phase! (Approval received on August 22, 2014) During this phase, preliminary engineering work begins and environmental review comes to a close with publication of the final Environmental Impact Statement (FEIS). The Blue Line Extension joins an exclusive list of 12 transitway projects across the country that are part of the FTA New Starts program, all of which have the same goal of securing federal funding. In order to make the Blue Line Extension a reality, the Metropolitan Council must move forward with engineering while continuing to engage stakeholders, obtain municipal approvals, and secure our local and state funding. As the project moves into this next phase, the Metropolitan Council will become the lead local agency for engineering and construction of the Blue Line Extension, and you can find information on this aspect of the project at the Metropolitan Council's website, BlueLineExt.org. Hennepin County will remain active in the project, leading station area planning efforts in close collaboration with our city partners. In preparing communities for a major transitway investment like the Blue Line Extension, station area planning fosters a dialogue with cities, neighborhoods and residents along the route about their needs, desires and concerns for how the station will fit into their community. Station area plans also identify the investments needed to integrate the line into neighborhoods by opening day. This process is underway as part of the county's Bottineau Corridor Community Works program and will be completed by April 2016. For more information and updates on station area planning, please visit the county's website, hennepin.us/bottineau. August 26, 2014 Page 2 We hope you continue to engage in the Blue Line Extension project. We will share our Hennepin County project email list with the Metropolitan Council so that you continue to receive project updates — as well as details on community engagement activities and other ways to offer your input — from both agencies. In addition, look for a county email about subscribing to email updates for specific station areas. Thank you for your continued interest in the METRO Blue Line Extension! Sincerely, Mike Opat, Chair Hennepin County Board of Commissioners District 1 _�7 Linda Higgins Hennepin County Board of Commissioners District 2 E, 1A 1.1 A g! JU k I J .a. A dF A JU � .9� 2 9 t3 u L 11 6 E� 7 8 4 1 A 0 1 nq -, H - D Is It i 1