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2011.11.14 PC Meeting PacketAll. ak F. 1kYJ Monday, Rovember 14, 2011 7:00 p.m. Crystal City Hall — Council Chambers 4141 Dou�glas Dr N B. APPROVAL OF MINUTES 0 October 10, 2011 regular meeting 1. Consider Application 2011-15 for the plat of Crystal Medical 2nd Addition (5700 Bottineau Boulevard) and street vacations adjacent to 5736 Lakeland Avenue North * 2. Consider Application 2011-16 to amend the Comprehensive Plan to guide the west half of 5400 Corvallis Avenue North (Cavanagh school property) for High Density Residential and the east half for Park * I QKQ I *J 1 kq I F. GENERAL INFORMATION 1. City Council action on previous Planning Commission items 2. Staff preview of likely agenda items for December 12, 2011 meeting ��* 11 •. , z �9 �910 I►I I �Jk 1 * Items for which supporting materials will be included in the meeting packet Page I of 3 Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email iohn,.sutteL@ci.crystaLmn.us if unable to attend * Items for which supporting materials will be included in the meeting packet �M 1111110&�Mnl The regular meeting of the Crystal Planning Commission convened at 7:00 p.m, with the followina members Dresent: 11,111 Commissioner (Ward 1) 1-1 Commissioner (Ward 2) 1-) Commissioner (Ward 4) Sears Whitenack [Chair] ***vacant*** 11 Commissioner (Ward 1) D Commissioner (Ward 3) 0 Commissioner (Ward 4) Heigel [Secretary] VonRueden Johnson 0 Commissioner (Ward 2) 1.1 Commissioner (Ward 3) 11 Commissioner (At -Large) Erickson Buck [Vice Chair] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the October 10, 2011 regular meeting with the following exceptions: Motion carried, 1. Consider Application 2011-15 for the plat of Crystal Medical 2"d Addition (5700 Bottineau Boulevard) and street vacations adjacent to 5736 Lakeland Avenue North Staff presented the following: G:1I)I,ANN[NG\IllaiiiiitigCoiiiiiiissioii1201 1\1 I.Magenda detailed.doc Page 2 of 3 The following were heard: Planning Commission discussion: Moved by and seconded by to (recommend to the City Council to approve) (recommend to the City Council to deny) (continue until the discussion of) Application 2011-15 for the plat of Crystal Medical 2nd Add . i .. t i on (5700 Bottineau Boulevard) and street vacations adjacent to 5736 Lakeland Avenue North. Motion carried. 2. Consider Application 2011-16 to amend the Comprehensive Plan to guide the west half of 5400 Corvallis Avenue North (Cavanagh school property) for High Density Residential and the east half for Park * Staff presented the following: The following, were heard: Planning Commission discussion: WPLANNINGTIanning Comm ission\201 1\1 I.Wagendadetailed.doc Page 3 of 3 Moved by _ and seconded by to (recommend to the City Council to approve) (recommend to the City Council to deny) (continue until the discussion of) Application 2011-16 to amend the Comprehensive —Plan to guide the west half of 5400 Corvallis Avenue North (Cavanagh school property) for High Density Residential and the east half for Park. Motion carried. D. OLD BUSINESS E. NEW BUSINESS F. GENERAL INFORMATION 1. City Council action on previous Planning Commission items 2. Staff preview of likely agenda items for December 12, 2011 meeting O. OPEN FORUM Moved by — and seconded by to adjourn. Motion carried. The meeting adjourned at .— p.m, G:\P LANN] NG\P1ann ing Commission\201 1\1 I , Wagenda detailed.doc u I wpj it Uvula IVI ]I] LIIV;1 ut 0.lIV "JI.tvucj IV, LU I I r Jill IT I I jig I-0111 III 1551011 IVICel I FIg t-ElgC 1 01 14 October 10, 2011 at 7:00 p.m. Council Chambers,, Crystal City Hall A. CALL TO ORDER 6 0 P.m ith the 19 111,,. The regular meeting of the Crystal Planning Commission conv0at following members present: 'df ornmissioner (Ward 1) X Commissioner (Ward 2) 4 i m ls$100h'�vvand 4) Sears Whiten!ack [Chair] v !It*" .. ..... . X Commissioner (Ward 1) Heigel ........ . . LI Commissioner (Wa[� 3) d X Co S196 l er (W .. ard 4) " "-' mr�" J�hnm [Secretary] VonRueden � 1011,, son I X Commissioner (Ward 2) Erickson X Commissionr,,(jWqrd 3'�"Ifl Buck �mmis ommissioner (At - 'e) [Vice Ch _4 ir] .'' 9 La Strand Also present were Council Liaison Julie D s1l"t and cit9 taff members John Sutter and Corinne Elfelt. B. APPROVAL OF MINUTES Commissioner Sears to approve the Moved by Commissioner Stro art eco Comi minutes of the September 12,tol gMar 'jebting. Motion carried unanimously. C. PUBLIC HEARIN 1. ConsiO'rApplid�tiq�, , 9,11,_113 for a conditional use permit for expanded hours of , 11 operation'lliq the OL1 NeiAborhood Commercial district at 3537 Douglas Drive North I1 11 I ast Fjjness� nd Dance) Staffjnembd 1 John Sutter, presented the staff report, p°j tttj Chir 46iltenack opened the Public Hearing, No one addressed the commission. Ling Commission had no questions for staff or the applicant. Moved by Commissioner Buck and seconded by Commissioner Heigel to recommend to the City Council to approve Application 2011-13 for a conditional use permit for expanded hours of operation in the C-1 Neighborhood Commercial district at 3537 Douglas Drive North (BodyBIast Fitness and Dance). Motion carried unanimously, GAPLANNINGTIanning Commission\201 1\10ANninutes.(loc FBI A Unapproved Minutes of'the October 10, 2011 Planning Conimission Meeting Page 2 of 4 2. Consider Application 2011-14 for a conditional use permit for expanded hours of operation in the C-1 Neighborhood Commercial district at 3545 Douglas Drive North (Milton's Restaurant) Staff member, John Sutter, presented the staff report. Commissioner Johnson asked if there had been any response from the neighbors regarding the application for the conditional use permit. Mr. Sutter indicated there had not, nor had there been any response to ApII, pjjqpdiIn 2011-13. IT Chair Whitenack opened the Public Hearing. No one addre,A� �jjj� the commission. Planning Commission had no questions for staff or thqil PPIIC nt. I lie Moved by Commissioner Sears and seconde �y Nmissidgei' bei el to recommend to the City Council to approve plication AT'IJ�4 fdr a conditional use permit for expanded hours of operation C-1 I Neighb Mood Commercial districtat3545 Douglas Drive North( Res Motion carried unanimously. OLD BUSINESS 1. Consider a resolution approyjqq th Ili ypq0io11V q of the Comprehensive Plan I I I i Moved by Comrnissi640,"and 1',qponded by Commissioner Strand to adopt Vfdothe 61 ver a resolution appro�, sion of the Comprehensive Plan. lj� �1� � , �: 1: NEW BUSINESS 1. Begin discuskoqf possi ,zoning ordinance changes to be considered during winter A 911-201? I ity Penner, Yohn 'Sutter, reviewed the numbered items corresponding to ping 10rdinance changes. Ian g Commission discussion: ddjj� lit1C 1) hair Whitenack asked how the square footage would be calculated for a hI walkout style home. Mr. Sutter said it was not currently addressed. l�ltllfl Commissioner Strand asked if this applied to attached and detached garages and what about tuck -under garages (with living space above). Mr. Sutter indicated the living space above would count toward the living space calculation, therefore, allowing additional garage space. 2) Planner Sutter asked the commission to give consideration to the 1000 square foot cap staff included in the proposed zoning change. Commissioner Johnson asked what the current cap is. Mr. Sutter explained no detached accessory building can exceed 1,000 sq ft, but GAPLANNINCAPIanning Cojmiiission2011\10.10 ninutes.doer U11approved Minutes of aic Octowr lu, 201 1 1,11anning Comillission Meeting Page 3 of -4 cannot be more than the foot print of the house. The 1000 sq ft proposed in the change would include all detached buildings. Commissioner Buck asked how rear yard coverage would play into this change. Mr. Sutter explained the sliding scale for percent of coverage allowed in rear yards. This is something that can be addressed in future discussions. 3) Again, consideration will need to be given to how to measure the living space to determine the allowable cumulative gross floor area of all garages and carports. i0111HIIII 4) No comments from commission 5) No comments from commission 6) No comments from commission 0 7) No comments from commission 'dl jjjp 11til � I [I 8) Commissioner Heigel asked wpat c8k,��O"t itutes Plocond kitchen; sink with water, range and refrigerator, ��id Mr. er, it was clarified that as long as there is no separation be,l en thel wo kitchens, it would not be considered a second I Jill, CI ISSIO br Strand asked if appliance Mr. installation requires ,611 r 1 ; ;�10ttetl' stated a gas or electric range ha m ' M m ro'han ' I )nOnitricpl permit. 14 P would require a TIRR Hwl 9) No comments irk co missi 10) Commiss" e,r el��Ijjpressed his opinion that 200 square feet is 0 1 P, sufficient. a�so exp ""sed his concern that a porch may become an un 1 htly star O,g area. Chair Whitenack noted that setbacks may limit an ope�l'9,r,�h or d 4,and agrees with the 240 square feet maximum. 11 Plljl I lj` 11 �INO co�entskm commission �mn�Onits from commission ��J�3) ir Whitenack asked if the agreement to forfeit rights to place accessory d ings stays with the property. Mr. Sutter indicated it would and suggested the applicant would sign a statement forfeiting rights and it would become part of the property file, available for any future buyers to view. Commissioner Strand inquired as to how often this has come up. Planner Sutter stated it had come up once in the last several months, Commissioner Heigel asked if there are landscape requirements for rear yards (i.e. ponds, waterfalls, walkways, terraces, landscaping wall, etc.) Mr. Sutter explained that retaining walls would require a permit, and if topography does not require a retaining wall, fence regulations would likely address the issue. Commissioner Johnson expressed his opinion that the trade off of allowing the expansion into the rear setback and forfeiting rights to accessory buildings seems fair, but doubts many will QTLANNINGManning Coax missionl201 1\10.101nflnutes.doc Unapproved Minutes oletheOctober 10, 2011 planning C01,11111ISS1 oil mecting 11age 4 014 take advantage of this allowance. Mr. Sutter stated that the city is trying to be a little less orthodox. 14) No comments from commission F. GENERAL INFORMATION 1. City Council action on previous Planning Commission items was reviewed 2. Quarterly Development Status Report available for review 3. Staff preview of likely agenda items for November 14, 2011 meeting1ji'Q19 de possible amendment to the Comprehensive Plan regarding the Cavanau� 'Scho'Aj�[,,operty. G. OPEN FORUM — None heard H. ADJOURNMENT Moved by Commissioner Buck and seconded by Co missioper St X1111 d adjourn. til Motion carried. The meeting adjourned at 8:05 p.m.C �� GAPLANNINGTIanning Coniinission1201 1\10. 10\winutes.doc I All X11 III, gIIIlIlllllllln nl VAN CI 11, A01111 tt h ll�rl GAPLANNINGTIanning Coniinission1201 1\10. 10\winutes.doc CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS October 18, 2011 (Application, 2011-13) The City Council approved a conditional use permit to allow Bodyl3last Fitness and Dance (3537 Douglas Dr N) to open at 5:00 a.m. instead of 6:00 a.m. This was consistent with the Planning Commission recommendation. 2. (Application 2011-14) The City Council approved a conditional use permit to allow Milton's Restaurant (3545 Douglas Dr N) to close at 10:00 p.m. on weekday nights and 112:00 midnight on weekend nights instead of 9:00 p.m. This was consistent with the Planning Commission recommendation. I TJ 0 :0 vi il DATE: November 4, 2011 TO: Planning Commission (November 14, 2011 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing: Application 2011-15 for vacation of two street easements adjacent to 5736 Lakeland Avenue North, and preliminary and final plat of Crystal Medical 2" d Addition (5700 Bottineau Boulevard) This is a clean-up item from the previously approved Crystal Medical Building project, which is currently under construction at 5700 Bottineau Boulevard. This site was platted as Lot 1, Block 1, Crystal Medical Addition, and includes the south half of Cloverdale Avenue which was vacated concurrent with plat approval in spring 2011. At that time, the developer was also in the process of buying the vacant, foreclosed property at 5736 Lakeland Avenue North which is located north of the new medical building site. The developer expressed his intent to request vacation of the north half of Cloverdale Avenue later in 2011 after he acquired 5736 Lakeland, and re -plat 5700 Bottineau to -odd the north half of Cloverdale to the medical building site. The Current application will make this change, and as with the south half of Cloverdale, a drainage and utility easement will be retained over the north half of Cloverdale. This application will also vacate a small sliver of street easement at the northwest corner of 5736 Lakeland which is adjacent to but not needed by CSAH 81/Bottineau Boulevard. Public hearings are necessary at both the Planning Commission (for the proposed plat of Crystal Medical 2 nd Addition) and the City Council (for the proposed street vacations). As required, the city has provided the public hearing notices and additional, detailed information to Hennepin County and private utility companies. Any comments received prior to the meeting will be shared. No changes to the previously -approved 5700 Bottineau building and site plans are proposed as part of this application. No development is being proposed for 5736 Lakeland at this time; any such proposal would require a separate application and another public hearing with similar advertised and mailed notice, The Planning Commission is asked to open the public hearing, take any testimony, and consider making a recommendation to the City Council for approval of the plat. The findings of fact are that the proposed plat is in compliance with Crystal City Code. The City Council will hold its public hearing and consider the Planning Commission recommendation on December 6, 2011. STREET VACATIONS AT 5736 LAKELAND I RE -PLAT 5700 BOTTINEAU BLVD (MEDICAL OFFICE) PAGE 1 OF 1 C� C3 bN 601, I uj U) LU uj uj U- 0 0 u M [- Lu -j < C) cl Fw (f) ui > z 5 0 F - WY 4c u U 0 LL C� C3 bN 601, I arle sem. r L9 p 0 ui ov z in Lo =i 6 V) z Qca w. 1 z U- (A 0 a� 4j z ca w V, idc 0 < 4c ry LOT C;=? 57THaAVE N o ax en -J BLOCK I.J �7',:;�= . ... ..... .. ....... . CRYSTAL MEDICAL 2ND ADDITION . .......... . CRYSTAL MEDICAL 2ND ADDITION DATE: November 9, 2011 TO: Planning Commission (November 14, 2011 meeting) FROM: John Sutter, City Plan ner/Assistant Community Development Director SUBJECT: Public Hearing: Application 2011-16 to amend the Comprehensive Plan to guide the west half of 5400 Corvallis Avenue North (Cavanagh school property) for High Density Residential and the east half for Park FA Robbinsdale Area Schools ("the District") owns the Cavanagh School property bounded by Bottineau Boulevard, Quail Avenue, Corvallis Avenue and 5161` Avenue ("The Property"), comprised of two parcels (P.I.D. 09-118-21-13-0065 and 09-118-21-14- 0008) and a total area of 8.3 acres. Since the District built Cavanagh School in 1958, the city has maintained the east half of the Property for open space and' park purposes. However, the city has no ownership rights to the Property including the east half. Cavanagh has not been used as a neighborhood elementary school since 1976. Since then, the District has used it for a variety of purposes, including (at present) Highview Alternative High School, Early Childhood Family Education, Early Childhood Special Education, Kindergarten screening and other office and support functions related to those uses. By fall 2012 the district will cease using Cavanagh and' consolidate these uses and functions at the former Sandburg Middle School as part of a District -wide effort to cut costs by reducing the number of properties it owns and maintains. As part of this effort, the District has decided to sell the Property for other, non -school use. The Property is presently zoned R-1 Low Density Residential and 90% of it could be developed for single family homes, townhomes or some other R-1 use. The city could require a developer to dedicate 10% (0.8 acres) to the city for park purposes. 0.8 acres would roughly correspond to the playground, rain garden and picnic shelter area at the southeast corner of the Property. As an alternative, the Economic Development Authority of the City of Crystal ("the EDA") is considering the purchase of the Property frorn the District for development of an affordable senior citizen (age 55+) apartment building on the west half and preserving the existing 4 acres of open space on the east half. The first step would be for the City to amend the Comprehensive Plan to guide the west half for high density residential and the east half for public parkland. The purpose of the November 14, 2011 public hearing is for the Planning Commission to consider this change. COMPREHENSIVE PLAN AMENDMENT - CAVANAGH SCHOOL PAGE 1 OF 3 Notice of the public hearing was published in the Sun Post on November 3, 2011. It was also mailed to owners of property within 700 feet of the Property. The following Exhibits are attached: A. Proposed Resolution B. 20019 Aerial Photo C. Legend for 2030 Planned Land Use Map D. 2030 Planned Land Use Map — Current Version E. 2030 Planned Land Use Map — After Proposed Change F. Potential Redevelopment Areas (map and text excerpt) G. 2006 Traffic Count data H. 2011 Bottineau Blvd new roadway configuration overlain on 2009 aerial photo B. STAFF COMMENTS Roadway Access and Traffic. In 2006 the city conducted two full -week traffic counts on 51't Avenue between the frontage road (Lakeland Avenue) and the school. One week the school was in use, the other week it was not (spring break). Based on these counts, it appears that neighborhood -generated weekday traffic is approximately 800 trips per day and school -generated weekday traffic is approximately 850 trips per day, meaning a total of approximately 1,650 daily trips when school was in session. As recently as 2008 the District indicated it had no plans to close the school or sell the Property. For this reason, in summer 2008 the parking lots and 518t Avenue were reconstructed to accommodate the parking and traffic. The first block of 51't Avenue (from Lakeland to Toledo Avenue) was built to MSA standards including a more robust pavement section, 32 foot width, no parking on one side, and a sidewalk on one side, 2. Designation as a Potential Redevelopment Area, In 2009 the District declared its intent to cease using the school and sell the Property. For this reason, the school site was identified as a Potential Redevelopment Area in the recently adopted Comprehensive Plan. 3. Surrounding Land Use. There are 14 single family houses directly across the street from the school site, eight to the north across 51st Avenue and six to the south across Corvallis Avenue. To the east is the portion of the Property used as open space. To the west is the recently reconstructed frontage road (Lakeland Avenue) and Bottineau Boulevard, The school could be characterized as an institutional use embedded in a residential neighborhood but served by street and road facilities with a greater level of service than is typically available to an embedded' site. Staff opinion is that the school site (west half of the Property) could be guided High Density Residential and the balance of the Property guided Park, and that the HDR portion be subject to a Special Area Plan to provide more specific development COMPREHENSIVE PLAN AMENDMENT - CAVANAGH SCHOOL PAGE 2 OF 3 guidance in light of the unique characteristics of the Property. The Special Area Plan should contain the following guidelines to reflect the unique historical and geographic setting of the Property in general and the school site in particular: • The term "school site" means the block bounded by Lakeland, Quail, Corvallis and 51st Avenues EXCEPT that portion east of Cavanagh School's east parking lot, • 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. • 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. • 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. • To utilize the existing transportation infrastructure, motor vehicle access to any high density residential use shall only be from 51st Avenue and Lakeland Avenue. • Care should be taken in the rezoning and site planning process to integrate the redeveloped school site into adjacent public trails and sidewalks as well as the park and open space comprising the east half of the Property. C. REQUESTED ACTION The Planning Commission should open the public hearing, take testimony, and consider a resolution approving the proposed Comprehensive Plan Amendment, The Council would consider the matter on December 6, 2011. Rezoning the west half of the Property would follow at some future date when the developer is known and detailed site and building plans have been prepared for public review. A separate public hearing would be held at that time. COMPREHENSIVE PLAN AMENDMENT - CAVANAGH SCHOOL PAGE 3 OF 3 I A61 *► ► 0 * a r N :1 L4 4101040 FRII . A Y. ♦ � � ■ M �. 111 M BE IT RESOLVED by the Planning Commission of the City at Crystal, as follows: WHEREAS, this Resolution pertains to property addressed as 5400 Corvallis Avenue North (P.I.D. 09-118-21-13-0065 and 09-118-21-14-0008), being 8.3 acres comprised of Cavanagh School and adjacent open space ("the Property")owned by Independent School District #281JRobbinsdale Area Schools ("the District"), and in particular that portion of the Property comprised of the school building, its parking leas and other site improvements ("the School Site"), WHEREAS, the District has declared its intent to cease using the. School Site and sell the Property; and WHEREAS, on October 4, 2011 the Crystal City Council initiated an application to amend the Comprehensive Plan pertaining to the land use designation of the Property, said application being received on October 21, 2011; and WHEREAS, said application proposes that the School Site be guided for High Density Residential use and that the balance of the Properly be guided for Park; and WHEREAS, on November 3, 2011 the required Notice of Public Hearing was published and mailed; and WHEREAS, can November 14, 2011 the Planning Commission held the required public hearing on the proposed amendment, NOW, THEREFORE, BE IT RESOLVED BY THE CRYSTAL PLANNING COMMISSION, THAT THE FOLLOWING CHANGES TO THE COMPREHENSIVE. PLAN ARE RECOMMENDED FOR ADOPTION BY THE CITY COUNCIL: In Chapter F — Land Use, the section entitled `SPECIAL AREAS PLAN'S PREVIOUSLY APPROVED BY THE CITY COUNCIL" shall 'instead be titled "SPECIAL AREA PLANS" and a new item C shall be added as follows: C PAGE 1 OF 2 C. Cavanagh School Site. The following requirements are imposed to reflect the unique historical and geographic setting of the Property in general and the school site in particular: • The term "School Site" means the block bounded by Lakeland, Quail, Corvallis and 51't Avenues except that portion east of Cavanagh, School's east parking lot. • 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. • 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, • 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, • To utilize the existing transportation infrastructure, motor vehicle access to any high, density residential use shall only be from 51'k Avenue and Lakeland Avenue. • Care should be taken in the rezoning and site planning process to integrate the redeveloped school site into adjacent public trails and sidewalks as well as the park and open space comprising the east half of the Property, 2. Figure F -3(a) of the Comprehensive Plan is amended so that the School Site is guided High Density Residential with a box and caption identifying it as being subject to Special Area Plan, C; and also amended so that the balance of the Property is guided Park, 3. In Chapter H — Redevelopment, in the description of Potential Redevelopment Area #13, the words "Low Density Residential" shall be replaced with "High Density Residential subject to the requirements of Special Area Plan C in Chapter F — Land Use". Adopted by the Crystal Planning Commission this day of 2011. Chair ATTEST: Secretary 9 WITHIMMOMA R %I1ICI1� <F1Tit��i�i1F� Railway *Ither Undeiv (1) *ther Undev (LDR) Public -Inst (GC) Public -Inst (HDR Public-Ins,t (LDR) Public -Inst -Park �Me 0 0 0 ME 11 L -j it. L 11 0 n 61st Avenue Traffic Counts - 2006 Count location,• On extended side lot line between 5348 & 5408 51st WITH SCHOOL IN SESSION - DAY OF WEEK Monday Tuesday Wednesday Thursday Friday Saturday Sunday ACTUAL DATE 4/24/2006 411812006 4/1912006 412012006 4/2112006 4122/2006 412312006 AVERAGES: NUMBER OF TRiP$ 1,682 1,665 1,711 1,685 11.604 822 717 1,412 ALI DAYS WEEKDAYS 1,682 1,665 1.711 1.685 1,604 1,669 wEeKDAYs WEEKEND DAYS 822 717 770 wEFKENo DAYS WITH SCHOOL NOT IN SESSION. DAY Or WEEK Monday Tuesday Wednesday Thursday Friday Saturday Sunday AC TVA f. DATE 3/2712006 3128/2006 312912006 3/30/2006 31240006 312512006 3126/2006 AVERAGES. NUMBER OF TRIPS 740 760 795 786 998 667 622 767 ALL DAYS WEEKDAYS 740 760 795 786 998 916 WEEKDAYS WEEKEND DAYS 667 622 645 5 weeKEND DA Ys I'TROPERTY PILES, CorvaHh% Ave W4W%F',,irkirig & Traffic=06 traffic, counls.xls POTENTIAL REDEVELOPMENT AREAS (NORTH HALF Area #13 — Former Cavanagh Elementary School, Robbinsdale Area Schools has determined that the Cavanagh facility is no longer needed by the district and that it intends to sell the property. It is not known at this time whether the new owner would use the existing building for another institutional use or demolish the building and redevelop the site. If redeveloped, the underlying land use guidance for the site is currently Low Density Residential.