2012.11.13 PC Meeting Packetot-- gra- E =0
Council Chambers, Crystal City Hall
Commissioners, please call 763.531.1144 or email
corinne.e1fe1t@cLystalmn.,qov if unable to attend
* Items for which supporting materials are included in the meeting packet
** Information to be provided at the meeting
11�1 L Ia I CoxQ 12 P3 -4
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following members Dresent:
11 Commissioner (Ward 1)
11 Commissioner (Ward 2)
11 Commissioner (Ward 4)
Sears [Secretary]
***vacant***
***vacant***
[] Commissioner (Ward 1)
D Commissioner (Ward' 3)
1:1 Commissioner (Ward 4)
Heigel
VonRueden
Johnson
[1 Commissioner (Ward 2)
1 1-1 Commissioner (Ward 3)
U Commissioner (At -Large)
Erickson
L_Suck [Vice/Acting Chair]
Strand
B. APPROVAL OF MINUTES *
Moved by and seconded by to approve the
minutes of the October 8, 2012 regular meeting with the following exceptions:
Motion carried.
1 Consider Application 2012-07 related to 5400 Corvallis Avenue North (former
Cavanagh School property) *
- Preliminary and Final Plat of Cavanagh Park Addition
- Rezoning Lot 1 from R-1 to R-3
- Findings related to the sale of Lot I for development of senior housing
Staff presented the following:
UTLANNINGTIanning Commission\2012\1 I .13\agenda detailed.doc
rage z oz z
The following were heard:
Planning Commission discussion:
Moved by and seconded by to (adopt)
(continue consideration of) a resolution recommending that the City Council
approve the Preliminary and Final Plat of Cavanagh Park Addition, rezoning of
Lot 1 from R-1 to R-3 and findings related to the sale of Lot I for development of
senior housing.
A NHOT, WITI -me
D. GENERAL INFORMATION
1. City Council actions on previous Planning Commission items:
October 16, 2012: Approved the Preliminary and Final Plat of Crystal Economic
Development Authority Fifth Addition (50xx Lakeland)
2, Staff preview of likely agenda items for Monday, December 10, 2012 meeting
Moved by and seconded by _ to adjourn.
Motion carried.
The meeting adjourned at p.m.
G-MLANNINGV11anning Coniniissioi'001211 I .13\agenda detailed.doc
. ........... . ...... 1-11"
Page I of'2
Council Chambers, Crystal City Hall
A. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convp n 6d at 7:4 P.M."with the
following members present:
X Commissioner (Ward 1)
11 Commissioner (Ward 2)1,
I.J'Commissioner (Ward 4)
Sears [Secretary]
Whiltenack [Chair]
va ant
LI Commissioner (Ward 1)
X Commissioner (Waro,3)
Com`mts'sidriier (Ward 4)
Heigel
VonRueden
Jt hnson,
X Commissioner (Ward 2),
X Commission e,,,,�(\/Vp 3)
Qmm issioner (At -
Erickson
Buck [Vice Chi r
Late) Strand
Consider Application 2012-,Q6;,f6r Preliminary and Final Plat of vacant land on the east
side of Lake"14nd Avehue between 50th and Corvallis Avenues North
John Sutter, presented the staff report.
Q,qmriiis ' sioner Sears asked if consideration had been given to placing the
hydrant,) "6'n' the property line. Planner Sutter said it had been considered, but for
snow storage reasons, locating it approximately ten feet from the new curb cut
for the property located on 50t Avenue might better suit the needs of the new
property owner.
Commissioner Sears inquired about the marketability of Lots 1 and 2 considering
their proximity to Hwy 81 and the bike path, Planner Sutter stated the EDA will
offer the lots at a discounted price due to the location in relation to the roadway
and bike path. He also stated it is not unusual to see homes near an arterial
roadway and with modern construction materials the houses are typically more
sound proof than older homes.
GAPLANNINGTIanning Commission\201211 0.08Wnapproved minutes.doc
unapproveo minutes oi tiie octi)t)el, 8, 2012 1'l,,11111111g coln III issi oil Meeting
Page 2 of 2
Commissioner Johnson asked if the property owners had been contacted about
the two outlots, Mr. Sutter said a signed Purchase Agreement had been
received from both property owners.
Acting Chair Buck opened the Public Hearing. There being no testimony, acting
Chair Buck closed the Public Hearing,
With no additional discussion by the Planning Commission, acting Chair Buck
asked for a motion.
Moved by Commissioner Sears and seconded by Co"'m"'tissioner'�,,,',,Buck,, . to
20
recommend to the City Council to approve Application '12-06`'fpr a Pre I Iimina
and Final Plat of vacant land on the east side of Lakeland Avenu'ebetw`bn 501
and Corvallis Avenues North.
otion'�afried unanimously,
1,
D. GENERAL INFORMATION
1. City Council actions on previous Planning , Commiss. , i6h items,
• September 18, 2012-
- Approved a variance for ,,aIldetachod geirage,at'IN03 36" Ave.
2. Staff preview of likely agenda, items;;fo iesday, November 13, 2012 meeting
include:
• Cavanagh property re eye opment:'-',',,,
Plat two parcels
Rezone thewest" a rce[for senior housing
Approve the site plan and building g details
3. Quarterly Development Status Report
E. OPEN FORUM
John Sutter infOrmed"'; the Commission that Paul! Whitenack had recently submitted his
ret
gna Joh,j from the Pf6hning Commission effective October 9, 2012. Mr. Sutter
e ress6d,app'r6ciation on behalf of the city and staff for Mr. Whitenack's service on the
Planning Commission.
J` "'Y
F. ��ADJOURN ENT
Mov6d'by Commissioner Sears and seconded by Commissioner Johnson to adjourn.
Motion carried unanimously.
The meeting adjourned at 7:16 p.m,
GAPLANNINGTIanning Coiiiiiiissioii02012110.08\tjiiapl)i,oved minutes.doc
DATE: November 6, 2012
TO: Planning Commission (November 13, 2012 meeting)
FROM: John Sutter, City Plan ner/Assistant Community Development Director
SUBJECT: Public Hearing (Application 2012-07): Consider a Preliminary and Final Plat
of Cavanagh Park Addition, Rezoning Lot I from R-1 to R-3, and findings
related to the sale of Lot I for senior housing
The subject property is the former Cavanagh School, addressed as 5400 Corvallis Avenue
North, bel parts of Lots 7 and 8, Schaefer's Lake Side Grove together with Outlot 1, Mork -
Campion 4 Addition. The property is bounded by Lakeland, Quail, WI` and Corvallis Avenues
and contains approximately 8.3 acres.
The Economic Development Authority of the City of Crystal ("EDA") purchased the property on
October 29, 2012 from Robbinsdale Area Schools and anticipated demolition of the school
and its related site improvements by late spring 2013. The EDA proposes to plat the property
as Cavanagh Park Addition, This would divide the property into two lots, with Lot 1 being
rezoned, as follows:
• Lot 1, Block 1, Cavanagh Park Addition, containing approximately 4.3 acres, and presently
comprised of the school building, parking lots and other site improvements. The EDA
proposes to re -zone Lot 1 from R-1 Low Density Residential to R-3 High Density
Residential, The EDA would sell Lot 1 to a developer for Construction of a senior citizen
apartment building to be addressed as 5401 51st Avenue North.
• Lot 2, Block 1, Cavanagh Park Addition, containing approximately 4 acres, and comprised
of the open space between the school site and Quail Avenue. Lot 2 would remain zoned R-
1 and would be transferred to the City of Crystal for park purposes.
The following Exhibits are attached:
A. Proposed resolution
B. 2009 aerial photo (showing conditions before reconstruction of CSAR 81)
C. Comprehensive Plan excerpts
D. Preliminary Plat
E. Final Plat
Notice of the Planning Commission's November 13, 2012 public hearing was mailed to
property owners within 700 feet of the subject property (double the minimum required
notification radius) and published in the Sun Post on November 1, 2012,
PLAT OF CAVANAGH PARK ADDITION: (LOT 1) REZONING & SENIOR HOUSING FINDINGS
PAGE I OF 2
Staff comments:
Lot 1 would contain 189,206 sq, ft. (4.34 acres) and Lot 2 would contain 172,756 sq. ft,
(3.97 acres).
2. The plat would dedicate drainage and utility easements as follows:
10 feet around the perimeter of the plat
5 feet on each side of the lot line between Lots 1 and 2.
- 50 feet corresponding with the Toledo Avenue street easement vacated in 1958.
This would supplant the existing easement for the city's main sanitary sewer line.
3. The proposed development on Lot I would be senior housing of no more than 130 units
("The Cavanagh"), Detailed site and building plans are still being prepared, but at this
time it is anticipated that The Cavanagh would be a three-story building with
underground parking. Due to the presence of the 50 foot sanitary sewer easement
directly east of the school, The Cavanagh could not extend east of the existing school
building even though Lot 1 would extend approximately 130 feet east of the school,
4. The EDA's sale of Lot 1 to a developer would be contingent on Planning Commission
and City Council review and approval of detailed site and building plans for The
Cavanag!h in December 2012, Second reading of an ordinance rezoning Lot 1 would
not occur until the Council approves the detailed site and building plans.
5. Water, sanitary sewer and storm sewer lines sufficient for The Cavanagh are present
around the perimeter of Lot 1.
6. Road access for The Cavanagh would be from 51$t Avenue in a manner and location
similar to existing access for the school, except that the curb cuts and parking lot east
of the school would be eliminated because they are not expected to be needed for The
Cavanagh.
Staff recommends approval based' on a finding that the proposed plat, rezoning and sale of
Lot 1 conform to the requirements of Crystal City Code and the Comprehensive Plan. Planning
Commission action on the attached resolution is requested.
Anticipated next steps:
• November 20, 2012: City Council will consider the plat and first reading on the rezoning.
• December 4, 2012: Economic Development Authority will hold a public hearing on the sale
of Lot 1 to the developer and consider a development agreement with same.
• December 10, 2012: Planning Commission will hold a public hearing and consider approval
of the developer's detailed site and building plans for The Cavanagh.
• December 18, 2012: The City Council will consider the developer's detailed site and
building plans for The Cavanagh and second reading/adoption of the rezoning ordinance.
• Jan -Feb 2013: Asbestos abatement in the school
• Mar -Apr 2013: Demolition and clearance of the school site (Lot 1)
• May -Jul 2013: Sale of Lot 1 to developer; construction begins on The Cavanagh
• Mid -late 2014: Completion of The Cavanagh
PLAT OF CAVANAGH PARK ADDITION: (LOT 1) REZONING & SENIOR HOUSING FINDINGS
PAGE 2 OF 2
RESOLUTION•
CITY OF CRYSTAL.
PLANNING COMMISSION
� I 1 0■ . , ,.
- ill I a a g-min[0101 U goo
RMFIL91516. 19M
BE IT RESOLVED by the Planning Commission of the City of Crystal, as follows:
WHEREAS, this Resolution pertains to property addressed as 5400 Corvallis Avenue
North (P.I.D. 09-118-21-13-0005 and 09-118-21-14-0008), being 8.3 acres comprised of
Cavanagh Schaal and adjacent open space ("the Property") owned by the Economic
Development Authority of the City of Crystal ("the EDA"); and
WHEREAS, on October 10, 2012 the EDA initiated an application to replat the Property
as Cavanagh Park Addition having one block and two lots, being Lot 1, Block 1
comprised of the school building, its parking bots and other site improvements, and Lot
2, Block 1 comprised of the open space between the school site and Quail Avenue
North; and
WHEREAS, also on October 10, 2012, the EDA initiated an application to rezone Lot 1,
Block 1 from R-1 Low Density Residential to R-3 High Density Residential to allow
construction by a private developer of a senior citizen apartment building of up to 130
dwelling units to be addressed as 5401 51't Avenue North ("the Development"); and
WHEREAS, in order to sell Lot 1, Block 1 for the Development, the EDA seeks a
Planning Commission finding that the Development would be in conformance with the
Comprehensive Plan; and
WHEREAS, on November 1, 2012, notice of the required public hearing for the plat and
rezoning was published and mailed; and
WHEREAS, on November 13, 2012 the Planning Commission held the required public
hearing.
PAGE 1 OF 2
ilOff, TAEREFORE, BE IT RESOLTED I!M TME PLANNING C(3*"ilSSl(3A,-QF-TR4
CITY OF CRYSTAL:
The Planning Commission recommends approval of the Preliminary and Final
Plat of Cavanagh Park Addition, finding that the plat is in conformance with the
requirements of Crystal City Code.
2. The Planning Commission recommends approval of the rezoning of Lot 1, Block
1, Cavanagh Park Addition from R-1 Low Density Residential to R-3 High Density
Residential, finding that the rezoning is in conformance with the Comprehensive
Plan.
3. The Planning Commission finds that the EDA's proposed sale of Lot 1, Block I
for the Development would be in conformance with the Comprehensive Plan.
Adopted by the Crystal Planning Commission this day of
2012.
Vice Chair
Secretary
PAGE 2 OF 2
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EXCERPTS FROM COMPREHENSIVE PLAN
CHAPTER F - LAND USE
SPECIAL AREA PLANS APPROVED BYTHE CITY COUNCIL
C. CavanaghSchool Site. The following requirements are imposed to reflect the unique historical
and geographic setting of the property in general and the school site in particular:
1. The term "School Site" means the block bounded by Lakeland, Quail, Corvallis and 50
Avenues except that portion cast of Cavanagh School's east parking lot.
2. If the school site is redeveloped for high density residential use then no development shall
be permitted on the rest of the property and it shall only be used for public park and open
space.
3. Due to the school site being embedded in a low density residential neighborhood, rezoning
to high density residential shall only occur for age -restricted housing defined as age 55 and
older.
4. Because such age -restricted housing tends to have fewer traffic impacts than housing
available to the general public, the maximum density for redevelopment of the school site is
30 dwelling units per acre of the school site, or 130 units total, whichever is less.
5. To utilize the existing transportation infrastructure, motor vehicle access to any high
density residential use shall only be from 51't Avenue and Lakeland Avenue.
6. Care should be taken in the rezoning an(] site planning process to integrate the redeveloped
school site into adjacent public trails and sidewalks as well as the park and open space
comprising the cast half of the property.
EXCERPTS FROM COMPREHENSIVE PLAN
CHAPTER G - HOUSING
CHAPTER OVERVIEW
The 1.997 housing market study that was included in the 2000 Comprehensive Plan probably overstated
the city's power to effect change in a market that is largely driven by regional and national economic
and demographic trends far beyond the city's control, For this reason, this updated plan does not attempt
to forecast niarket demand for specific types or styles of housing. Instead, this plan contains goals and
policies designed to preserve the bulk of the city's existing, relatively affordable housing stock while
encouraging development of additional housing to meet needs not addressed by the city's existing
housing stock.
GOALS
Increase the availability of new housing of the type currently u tide rrepresented in Crystal's
housing stock, Such as inove-up single family houses and senior independent living rental or
co-op units. This goal recognizes that redevelopment will be controlled and limited by market
demand, physical constraints, financial and political realities, and a limited legal environment for
the use of eminent domain authority.
4. Metropolitan Council has established the city's share of the region's needed additional affordable
housing for 2011-2020 as 87 units, The city expects to meet this need with construction of
additional high density housing, whether rental or owner -occupied, for senior citizens of
low or moderate incomes. ']'his goal for 2011-2020 is consistent with actual development
which occurred from 000- 010.
[01914"Jkll
Work with developers to incorporate the construction oftiew housing consistent with the city's
housing goals into redevelopment projects as appropriate for the physical setting of the
redevelopment site, Through this policy, the city intends to achieve its goal for development of
at leas( 87 new affordable units which would likely consist of high density housing for senior
citizens of low or moderate incomes. It is likely that such development would occur in one
or snore of the 23 potential redevelopment areas identified in Chapter 11 - Redevelopment.
Based on the assumed average density of 20 units/acre described at the beginning of this chapter,
the affordable housing need could be accommodated on just one or two of these 23 potential
redevelopment sites, The city will continue to work with developers to find appropriate sites for
such Housing as market conditions dictate.
EXCERpr rS FROM COMPREHENSIVE PLAN
CHAPTER H - REDEVELOPMENT
CHAPTER OVERVIEW
`fhe Redcvelopment chapter identifies 23 areas of the city in which there is a significant potential for
I-C&VC10PITIellt to 0CCL11- Within the firne frame of this plan (by 2030). The city is not)1ccessarily
advocating redevelopment of these areas. Rather, the city believes that there is strong potential for
redevelopment to occur in any number of these 23 areas due to natural n-iarket forces, (lie city's desire to
replace blighted or functionally obsolete latid uses, or a combination of both.
DESCRIPTIONS OF SPDC IFIC POTENTIAL REDEVELOPMENT AREAS
Area #13 — Former Cavanagh Elementary School. Robbinsdale Area Schools has detern-iined that the
Cavanagh facility is no lodger needed by the district and that it intends to sell the property. It is not
known at this time whether the new owner would use the existing building for another institutional use
or demolish the building and redevelop the site. If redeveloped, the land use guidance for thesite is
High Density 11esidential subject to the requirements of Special Area Plan C in Chapter F — Land
Use.
CAVANAGH PARK ADDITION