2007.07.09 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
July 9, 2007
7:00 p.m.
Crystal City Hall — Council Chambers
4141 Douglas Dr N
B. APPROVAL OF MINUTES
- June 11, 2007 regular meeting*
C. PUBLIC HEARINGS
1. Consider Application 2007-04 for a Preliminary Plat to subdivide a currently
unaddressed parcel located at 32xx Florida Avenue North (P.I.D. 20-118-21-14-
0101)*
2. Consider Application 2007-05 to amend Section 515.45 (C-1 Neighborhood
Commercial) to allow residential uses as a Conditional Use*
D. OLD BUSINESS
E. NEW BUSINESS
F. GENERAL INFORMATION
1. City Council actions on recent Planning Commission items*
2. Development Status Report for quarter ending June 30, 2007
3. Letter from Organic Technologies, Inc. requesting a zoning ordinance text
amendment to add yard waste transfer stations as conditional uses in the 1-1
district.*
4. Staff preview of likely agenda items for August 13, 2007 meeting
G. OPEN FORUM
H. ADJOURNMENT
*Items for which supporting material will be included in the meeting packet
CRYSTAL PLANNING COMMISSION
June 11, 2007
A. CALL TO ORDER
PAGE 1 OF 2
The regular meeting of the Crystal Planning Commission convened at 7:00 pm with
the following members present: Davis, Nystrom, Whitenack, VonRueden, Buck,
Hester, Schiebe and Strand. Also present were city staff members Matthews, Sutter
and Zimmermann, and Council Liaison Anderson.
B. APPROVAL OF MINUTES
Moved by Commissioner Nystrom and seconded by Commissioner Schiebe to
approve the minutes of the May 14, 2007 regular meeting. Motion carried.
C. PUBLIC HEARINGS
None
D. OLD BUSINESS
1. Consider Application 2007-03 for a Preliminary Plat and Site Plan Review for
a retail building at 4921 West Broadway.
Mr. Zimmermann summarized the staff report.
Mr. Sutter stated that if the commission requires elimination of the alley access per
the staff recommendations, then the applicant would submit a revised site plan for
staff to review.
Mr. Wold from O'Reilly's stated that they would like to keep alley access because
they do need it for delivery, but they are willing to change some of their delivery
times in accordance with the city guidelines.
Chair Whitenack asked if the issue of the larger truck had been solved. Mr.
Zimmermann stated the applicant stated in writing no semis would be used.
Commissioner VonRueden asked the size of the trucks that would be used on the site.
Mr. Zimmermann stated that the store would use 28' box trucks. Commissioner Davis
asked how many deliveries there would be each day. Mr. Wold stated there would be
one delivery a day and possibly once a month there would be two deliveries.
Commissioner Schiebe asked if there were residences or businesses along the other
side of the alley. Mr. Zimmermann stated that there were residences. Mr. VonRueden
asked if the alley was two-way traffic and Mr. Zimmermann replied that it was.
PAGE 2 OF 2
Commissioner Hester asked if the deliveries to the store would be back and forth or
just dropping off. Mr. Wold clarified that it would just be one way.
Commissioner Davis stated that he would be apt to agree to this with the alley access
being gated. Commissioner Hester stated that he agreed. Chair Whitenack stated the
width of the truck would be determined by the city. Commissioner Davis stated that
both the width and the length would be guided by the city.
Mr. Sutter stated that the narrowing of the exit from 24' to 18' would not preclude the
box trucks from exiting, because the curve radius is unchanged.
Mr. Zimmermann stated that if a motion is made, the conditions should be made clear
as part of the motion.
Moved by Commissioner Davis and seconded by Commissioner Schiebe to
recommend to the City Council to approve Application 2007-03 for a Preliminary
Plat and Site Plan Review for a retail building at 4921 West Broadway.
Findings of fact are as stated in the staff report with the additional restrictions on the
weight and the size limitations of the trucks.
Motion carried.
E. NEW BUSINESS
F. GENERAL INFORMATION
Mr. Sutter stated that there will likely be two items for the July meeting. The first
item being a preliminary plat to subdivide one lot into two lots on the west of Florida
Avenue north of 32nd. The second item is staff initiated and will be a zoning text
amendment involving residential uses in the C-1 Neighborhood Commercial District.
G. OPEN FORUM
H. ADJOURNMENT
Moved by Commissioner Buck seconded by Commissioner Schiebe to adjourn.
The meeting adjourned at 7:30 p.m.
Chair Whitenack
Secretary Hester
Motion carried.
ME M OR ANDD U M
DATE: June 29, 2007
TO: Planning Commission (July 9, 2007 meeting)
FROM: 1711 Jason Zimmermann, Code Enforcement and Zoning Administrator
SUBJECT: Public Hearing: Consider Application 2007-04 for Preliminary Plat to divide
unaddressed parcel at 32xx Florida Ave N (P.I.D. 20-118-21-14-0101) into
two lots for new single family houses and one outlot for future
development.
A. BACKGROUND
The unaddressed parcel, presently described as Lot 9, Block 3, Gardendale Acres, is
located on the west side of Florida Ave N between 3207 Florida Ave N and 3225 Florida
Ave N, and also fronts the unimproved Georgia Ave N right-of-way to the west. SVK
Development LLC. is proposing to plat the property into two lots for home construction
and an outlot for future development. The proposed lots are to be addressed as 3219
and 3213 Florida Ave N.
The following Exhibits are attached:
A. Aerial photo showing the subject property.
B. Narrative submitted by applicant.
C. Preliminary Plat of Professors 2nd Addition.
Prior to Council consideration of the Preliminary Plat, the Planning Commission must
hold a public hearing on the matter. Notice was published in the Sun Post on June 28,
2007 and mailed to all property owners within 350 feet, as well as all parcels on both
sides of Florida Avenue from 32nd to 34th, and on the east side of Hampshire Ave.
from 3208 through 3316. At the July 9, 2007 meeting, the Planning Commission will
hold the public hearing and make a recommendation for the City Council to consider at
its July 24, 2007 meeting.
B. STAFF COMMENTS
1. Lot Dimensions. The proposed
would have 2 lots and an outlot:
LOT PROPOSED
# ADDRESS
1 3219 Florida Avenue North
2 3213 Florida Avenue North
Outlot A
plat, to be titled "Professors 2"d Addition"
LOT WIDTH LOT DEPTH LOT AREA
(approx.) (approx.) (sq. ft.)
63.46 feet 134.21 feet 8,518
63.47 feet 134.21 feet 8,520
17,053
PRELIMINARY PLAT - UNADDRESSED PARCEL AT 32XX FLORIDA AVE N
PAGE 1 OF 3
The property is zoned R-1 Low Density Residential. Section 515.33 Subd. 5
requires a minimum width of 60 feet, a minimum depth of 100 feet and a
minimum area of 7,500 sq. ft. All lots would meet these requirements. �-
2. Easements. Utility and drainage easements would cover the areas within 10
feet of a front or rear lot line, and 5 feet of any side lot line. The easements will
facilitate utility installation and maintenance as well as space for grading and
swales for drainage purposes.
3. Setbacks. Houses on Lots 1 and 2 would face east towards Florida Avenue.
Minimum setbacks are established in Section 515.33 Subd. 8: Front, 30 feet;
rear, 30 feet; side, 5 feet. Both lots could easily accommodate new houses in
compliance with the minimum setbacks; each lot would have a maximum
building pad of approximately 50 feet wide and 45 feet deep.
Eaves would only be allowed to extend into the front and rear setbacks; they
could not extend into the side setbacks because those setbacks are controlled
by the platted easements which must be kept clear from ground to sky.
Therefore the side setbacks are likely to be a foot or two greater than the
minimum 5 feet required by code.
City code does allow limited exceptions from the front and rear setbacks;
generally no more than a 4 foot projection for room bump -outs and an 8 foot
projection for decks and unenclosed porches.
4. Infrastructure.
a. Public utilities (water and sanitary sewer). Both lots would be served
by existing facilities in Florida Avenue.
b. Private utilities (electric, telephone and cable TV). All utilities serving
the new homes must be underground in accordance with city code.
C. Driveways. Both of the new houses would be required to install
driveways to Florida Avenue. Curb cuts are not to exceed 22 feet in width
and shall be no closer than 3 feet to the side lot line extended to the
street. The driveway width shall not exceed the width of the garage's
vehicle entrance, plus 6 feet. Surfacing must be bituminous or concrete
pavement.
d. Drainage. The property is served by gutters and catch basins located on
the adjacent streets. For the new houses, runoff would be directed to
either street's gutters then into the nearest catch basin, or to the rear yard
which slopes west towards Outlot A.
PRELIMINARY PLAT - UNADDRESSED PARCEL AT 32XX FLORIDA AVE N
PAGE 2OF3
5 Park Dedication Fee. Section 510 of City Code requires that a park dedication
fee of $2,000 be paid for the net gain of two housing units on the property. Park
dedication fees are used to make capital improvements to the park and
recreation system. The fee must be paid by the applicant prior to recording the
final plat.
6. SAC charges. A $1,675 Sewer Availability Charge levied by Metropolitan
Council Environmental Services must be paid for each new house at the time of
building permit issuance.
7. Soils. The applicant has indicated that the soil conditions on the property are
poor and that Lots 1 and 2 will need to be corrected for new home construction
to occur. A specific soil correction plan must be submitted so City staff can
review and approve such plan prior to any work being done. An erosion control
plan and site grading plan shall be included with this submittal.
8. Trees. Several trees at the front of the lots may have to be removed for
driveway construction. When the homes are constructed, at least 1 shade tree
and one ornamental tree shall be planted in the front yard or boulevard, subject
to approval by the City Forester.
C. RECOMMENDATION
Staff recommends approval of Application 2007-04 for Preliminary Plat entitled
"Professors 2nd Addition" to divide the unaddressed property at 32xx Florida Ave N
(P.I.D. 20-118-21-14-0101) into two lots for new single family houses and an outlot for
future development. Finding of fact is that the proposed plat would be consistent with
the requirements of Crystal City Code.
The Planning Commission is asked to make a recommendation on the request for City
Council consideration. The City Council would consider a resolution approving the Plat
at its regular meeting on July 24, 2007.
PRELIMINARY PLAT - UNADDRESSED PARCEL AT 32XX FLORIDA AVE N
PAGE 3 OF 3
EXHIBIT A
,335 Pcnnwlcania ANenuc N. > Crystal. MN 55=427 • (763) 545-3557 • Fay: (763) 545-5235
June 11, 2007
John Sutter
City of Crystal
4141 Douglas Drive North
Crystal, Mn. 55422
Subject: FLORIDA AVENUE PROPERTY - NARRATIVE
Dear Mr. Sutter:
SVK Development LLC. would like to present a Preliminary Plat of the property we own on
Florida Avenue in Crystal.
The preliminary plat consists of 2 lots for home construction and an outlot for future
development. Both lots designated for home construction will be approximately 8500 Square
feet. The outlot will be approximately 17,000 square feet. Wetlands on the property consist of a
swale at the rear lot line of the lot that will remain. The wetland delineation by Kjolhaug
Environmental Services has been reviewed and approved by the City of Crystal. Soil conditions
on the property are poor. The lots designated for home construction will need to be corrected by
excavating poor soils and importing good material. There are good sized cottonwood trees at the
front of the lots that may have to be removed for driveway construction.
Please call me with any questions or comments.
Sincere
Ross G. Larson
SVK Development LLC.
EXHIBIT B
1 \ DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS
• (NO SCALE)
ii
10 I I 70
BEING 5 FEET'UNESS OTHERWISE INLATED N WIDTH
AND ADJONNG LOT LIKES AND 10 FEET UNLESS
OTHERWISE NOTED N WIDTH ADJOINING RIGHT OF WAY
LINES AND REAR LOT LNES AS SHOWN ON THE PLAT.
F7 �
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c a>
c Legal Description
That part of Lot 9, Block 3, lying East of the West
22 feet thereof, Gardendale Acres, Hennepin County,
Minnesota.
Total Area = 34091 sq. ft
Lot Areas:
N89°58'0:8 "E
Lot 1 = 8,518 Sq. Ft
2'68:41....._..7,=
Lot 2 = 8,520 Sq. Ft
�3
OuBot A = 17,053 sq.ft.
22 ;
6708 134.20
667.0
' . 10"Ash
—
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—
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Basis for bearings is assumed.
All lots to be served by City sewer and water.
---
Min. Building Setbacks
Q
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15"W,11..
i:ig� Y
Side = 5 feet
1 j `
18"M.Ple
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• SCALE IN FEET
o Denotes set 1/2 inch x 14 inch Iron Pipe with plastic cap
inscribed RLS 24992.
0 15 30 60 90
• Denotes Found 112 inch Iron Pipe with plastic cap
inscribed RLS 24992, unless otherwise shown.
CIOlO
Owner- SVK Development
_
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27"Cottorw•ood
..-...__...-_ T i
3335 PENNSYLVANIAAVE N
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-
6727
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Phone: 763-545-3557
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NOTE:
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PROPOSED LOWEST FLOOR ELEVATIONS TO BE
DETERMINED FROM SOIL BORINGS AND WETLAND
STUDIES.
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1 \ DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS
• (NO SCALE)
ii
10 I I 70
BEING 5 FEET'UNESS OTHERWISE INLATED N WIDTH
AND ADJONNG LOT LIKES AND 10 FEET UNLESS
OTHERWISE NOTED N WIDTH ADJOINING RIGHT OF WAY
LINES AND REAR LOT LNES AS SHOWN ON THE PLAT.
F7 �
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c Legal Description
That part of Lot 9, Block 3, lying East of the West
22 feet thereof, Gardendale Acres, Hennepin County,
Minnesota.
Total Area = 34091 sq. ft
PRELIMINARY PLAT:
PROFESSORS 2ND ADDITION
City of Crystal,
Hennepin County, Minn.
EXHIBIT C
Lot Areas:
Lot 1 = 8,518 Sq. Ft
Lot 2 = 8,520 Sq. Ft
�3
OuBot A = 17,053 sq.ft.
The property is vacant
All lot distances are approximate and subject
to change on final plat
1�
Basis for bearings is assumed.
All lots to be served by City sewer and water.
Min. Building Setbacks
Front = 30 feet
Side = 5 feet
!'
Rear = 30 feet
No building overhangs in easements.
_
• SCALE IN FEET
o Denotes set 1/2 inch x 14 inch Iron Pipe with plastic cap
inscribed RLS 24992.
0 15 30 60 90
• Denotes Found 112 inch Iron Pipe with plastic cap
inscribed RLS 24992, unless otherwise shown.
t
Owner- SVK Development
_
C/O ROSS LARSON
—
3335 PENNSYLVANIAAVE N
CRYSTAL, MN. 55427
Phone: 763-545-3557
NOTE:
PROPOSED LOWEST FLOOR ELEVATIONS TO BE
DETERMINED FROM SOIL BORINGS AND WETLAND
STUDIES.
PRELIMINARY PLAT:
PROFESSORS 2ND ADDITION
City of Crystal,
Hennepin County, Minn.
EXHIBIT C
- ME M OR AND U M
DATE: June 29, 2007
TO: Planning Commission (for July 9, 2007 meeting)
FROM: John Sutter, City Planner/Assistant Community Development Director
SUBJECT: PUBLIC HEARING: Application 2007-05 to amend Section 515.45 (C-1
Neighborhood Commercial) to allow residential uses as a Conditional Use
Staff learned that a property at 4611 36th Avenue North, zoned C-1 Neighborhood
Commercial, was being advertised as a duplex for rent. We sent a letter to the property
owner, Richard Becht, informing him of the property's zoning classification and that residential
uses are not permitted. The letter to Mr. Becht is attached as Exhibit A.
At Mr. Becht's request, staff including the Building Official and Fire Inspector subsequently
inspected the property. It was clear that the upstairs had been used for residential purposes
prior to the early 1990s when it was converted into office/showroom and storage space for the
hardwood floor store located on the first floor.
After reviewing the purpose and intent statement for the C-1 district, which includes
"compatible limited residential uses", staff observed that the absence of such uses in the C-1
district appears to contradict the purpose and intent statement. Therefore we have initiated a
text amendment so the Planning Commission may consider whether it wants to add limited
residential uses as a conditional use in the C-1 district, or consider some other action to
address the issue with the ordinance. A map of the city showing the general location of
properties presently zoned C-1 is attached as Exhibit B.
The zoning ordinance has a model for this sort of thing: In the R-2 Medium Density and R-3
High Density Residential districts, the zoning ordinance permits limited commercial uses.
Excerpts from the code are attached as Exhibit C. We used these conditions as a baseline for
drafting the proposed standards for residential uses in the C-1 district.
Notice of the public hearing was published in the Sun Post on June 28, 2007. The Planning
Commission is asked to take comment from the public, then consider recommending approval
of the proposed ordinance attached as Exhibit D.
If the code is amended to allow residential uses in the C-1 district, then Mr. Becht may apply
for approval of his plans to re-establish the residential use in the upstairs of his building at
4611 36th; and that would be considered by the Planning Commission at a separate,
subsequent public hearing.
ZONING ORDINANCE TEXT AMENDMENT
PAGE 1 OF 1
PAGE 1 OF 2
May 28, 2007
Richard Becht
4611 36th Ave N
Crystal MN 55422
Richard Becht
City of Crystal
4141 Douglas Dr N
Crystal MN 55422
voice: 763-531-1000 facsimile: 763-531-1188
internet: wtivw.ci.crystal.mn.us
4734 Twin Lake Ave
Brooklyn Center MN 55429
Subject: Zoning status of 4611 36th Ave N
Dear Mr. Becht:
It has come to our attention that the subject property is being advertised for rent as a
residential duplex. The purpose of this letter is to summarize our records regarding the
property, and inform you that the zoning classification of the property prohibits residential uses.
The records of the Hennepin County Assessor show that the entire building is currently used
for retail purposes, not residential. This was first indicated on the 1993 Certificate of Real
Estate Value form when you purchased the property, and was confirmed by Hennepin County
Assessing staff during property valuation inspections in 1994, 1999 and 2005.
City records do not show that the property has ever had a rental dwelling license. Therefore
any past residential use of the property would have been unlawful, at least since 1993 when
the city first began requiring licenses for rental dwellings.
The property is presently zoned C-1 Neighborhood Commercial. Residential uses are not
permitted in the C-1 district unless they are lawfully non -conforming (commonly referred to as
being "grandfathered in"). Because past residential uses would not have been lawful, any
present or future residential use of the subject property is prohibited by C-1 zoning.
Crystal Zoning Map
New Zoning Codes:
R-1
R-
-_-
R-
C -1
C-2
0
0
F7A
w
City of Crystal Zoning Code
515.37 (Rev. 2004)
iv) Eaves; provided no part may be closer than 3 feet to any lot line.
V) Handicap ramps; provided no part may be closer than 3 feet to any lot
line.
vi) Fences and walls, subject to the provisions of subsection 515.13,
subdivision 7.
vii) Driveways and parking areas in accordance with the requirements of
subsection 515.17.
viii) Sidewalks not to exceed 4 feet in width.
ix) Satellite dishes, with a dish diameter not to exceed 40 inches, mounted to
the principal building and not extending more than 2 feet into the
required setback.
X) Signs in accordance with section 405 of Crystal city code.
515.37. R-2 Medium Density Residential. Subdivision 1. Purpose. The purpose of the R-2 district is to
provide for attached or detached 1 -family dwellings, 2 -family dwellings, smaller multiple -family
buildings, and directly related, complimentary uses, together with limited commercial uses allowed by
conditional use permit. In accordance with the comprehensive plan, densities are to be no less than 5 and
no more than 12 dwellings per gross acre. As part of the approval process for a particular development,
the city council may set the maximum density at a specific figure within the range established by the
comprehensive plan, depending on the character of the surrounding area and the potential for negative
impacts on the community.
Subd. 2. Permitted Principal Uses.
a) One -family detached dwellings.
b) One -family attached dwellings, provided there is collective maintenance of building
exteriors, driveways, landscaping and common areas.
C) Two-family dwellings.
d) Multiple family dwellings with no more than 8 dwellings per building.
e) Public parks and playgrounds.
f) Essential services.
Subd. 3. Permitted Accessory Uses.
a) Off-street parking in garages or on hard surface driveways or auxiliary spaces in
accordance with the requirements of subsection 515.17, provided the following standards
are met:
•
City of Crystal Zoning Code
515.37, Subd. 4 e)
(Rev . 2004)
3) Driveway, access and parking areas are adequately buffered from adjacent
residential uses.
4) The city council determines that all applicable requirements of subsection
515.05, subdivision 3 a) and section 520 are considered and satisfactorily met.
e) Retail stores limited to art gallery, bicycle shop, camera shop, drugstore, florist shop, gift
shop, hobby store, novelty store and school supplies, provided the following conditions
are met:
1) The property is served by and the building faces an arterial or major collector
street, such street will reasonably accommodate the traffic generated by the
facility, and vehicular entrances to the property shall create a minimum of
conflict with through traffic movement.
2) Driveway, access and parking areas are adequately buffered from adjacent
residential uses, and drive-thru facilities are specifically prohibited.
3) To maintain the residential character of the district when considering a specific
application, the city council may impose additional requirements on building
location, orientation, height, massing or other similar design characteristics.
4) In no event shall such use exceed 2,500 square feet of gross floor area.
5) Accessory service or repair uses may be included in such conditional use only if
the city council finds that they are clearly subordinate to the retail use and do not
detract from the residential character of the district.
6) Hours of operation shall be limited as necessary to protect any adjacent
residential uses. The specific limits on hours of operation shall be determined for
each use separately by the city council.
7) The city council determines that all applicable requirements of subsection
515.05, subdivision 3 a) and section 520 are considered and satisfactorily met.
f) Food establishments limited to bakeries, coffee shops, convenience grocery stores,
delicatessens and ice cream shops, provided the following conditions are met:
1) The property abuts and the building faces towards an arterial or major collector
street, such street will reasonably accommodate the traffic generated by the
facility, and vehicular entrances to the property shall create a minimum of
conflict with through traffic movement.
2) Driveway, access and parking areas are adequately buffered from adjacent
residential uses, and drive-thru facilities are specifically prohibited.
City of Crystal Zoning Code
515.37, Subd. 4 g)
(Rev. 2004)
3) To maintain the residential character of the district when considering a specific
application, the city council may impose additional requirements on building
location, orientation, height, massing, materials, or other similar design
characteristics.
4) In no event shall such use exceed 2,500 square feet of gross floor area.
5) Eating areas may be included in such conditional use only if the city council
finds that they are clearly subordinate to the retail sale of prepared or unprepared
food and such accessory use does not detract from the residential character of the
district.
6) Hours of operation shall be limited as necessary to protect any adjacent
residential uses. The specific limits on hours of operation shall be determined for
each use separately by the city council.
7) The city council determines that all applicable requirements of subsection
515.05, subdivision 3 a) and section 520 are considered and satisfactorily met.
g) Service establishments limited to barber shop, beauty parlor, body piercing, day spa,
locksmith, nail salon, photography studio, sewing, shoe repair, tanning booth, tattooing
and therapeutic massage, provided the following conditions are met:
1) The property abuts and the building faces towards an arterial or major collector
street, such street will reasonably accommodate the traffic generated by the
facility, and vehicular entrances to the property shall create a minimum of
conflict with through traffic movement.
2) Driveway, access and parking areas are adequately buffered from adjacent
residential uses, and drive-thru facilities are specifically prohibited.
3) To maintain the residential character of the district when considering a specific
application, the city council may impose additional requirements on building
location, orientation, height, massing, materials, or other similar design
characteristics.
4) In no event shall such use exceed 2,500 square feet of gross floor area.
5) Hours of operation shall be limited as necessary to protect any adjacent
residential uses. The specific limits on hours of operation shall be determined for
each use separately by the city council.
6) The city council determines that all applicable requirements of subsection
515.05, subdivision 3 a) and section 520 are considered and satisfactorily met.
City of Crystal Zoning Code 515.37, Subd. 4 h)
(Rev. 2004)
h) Offices including leased, commercial, professional, public, medical, dental, insurance,
real estate, funeral homes not including cremation, and banks or similar financial
institutions, provided the following conditions are met:
1) The property abuts and the building faces towards an arterial or major collector
street, such street will reasonably accommodate the traffic generated by the
facility, and vehicular entrances to the property shall create a minimum of
conflict with through traffic movement.
2) Driveway, access and parking areas are adequately buffered from adjacent
residential uses, and drive-thru facilities are specifically prohibited.
3) To maintain the residential character of the district when considering a specific
application, the city council may impose additional requirements on building
location, orientation, height, massing, materials, or other similar design
characteristics.
4) In no event shall such use shall exceed 10,000 square feet of gross floor area.
5) Hours of operation shall be limited as necessary to protect any adjacent
residential uses. The specific limits on hours of operation shall be determined for
each use separately by the city council.
6) The city council determines that all applicable requirements of subsection
515.05, subdivision 3 a) and section 520 are considered and satisfactorily met.
i) Laundromat and pick-up stations for laundry or dry cleaning, including incidental repair
and assembly but not including processing, provided the following conditions are met:
1) The property abuts and the building faces towards an arterial or major collector
street, such street will reasonably accommodate the traffic generated by the
facility, and vehicular entrances to the property shall create a minimum of
conflict with through traffic movement.
2) Driveway, access and parking areas are adequately buffered from adjacent
residential uses, and drive-thru facilities are specifically prohibited.
3) To maintain the residential character of the district when considering a specific
application, the city council may impose additional requirements on building
location, orientation, height, massing, materials, or other similar design
characteristics.
4) In no event shall such use exceed 2,500 square feet of gross floor area.
5) Hours of operation shall be limited as necessary to protect any adjacent
residential uses. The specific limits on hours of operation shall be determined for
each use separately by the city council.
ORDINANCE NO. 2007 -
AN ORDINANCE AMENDING
SECTION 515 OF THE CRYSTAL CITY CODE
RELATED TO ZONING
THE CITY OF CRYSTAL ORDAINS:
Section 1. Crystal City Code Subsection 515.45 Subdivision 4 Conditional Uses is amended
to add a new item d) Limited Residential Uses, as follows:
d) Limited Residential Uses, provided that the following conditions are met:
1) The city council finds that establishment of the residential use would not
adversely impact adjacent non-residential uses.
2) The property must continue to principally be a commercial use in
accordance with Subd. 2 Permitted Uses for the C-1 district.
3) The gross floor area of the residential use shall not exceed the gross floor
area of the permitted principal use.
4) Parking spaces for both the commercial and the residential uses shall be
provided in accordance with the requirements of Section 515.17; except that if the
residential use is located within an existing building and the residential use will
not increase parking demand compared with the existing use of the space, then no
additional off-street parking is required.
5) To maintain the commercial character of the district when considering a
specific application, the city council may impose additional requirements related
to the building exterior, ingress and egress, and site conditions.
6) The city council determines that all applicable requirements of subsection
515.05, subdivision 3 a) and section 520 are considered and satisfactorily met.
Section 2. This ordinance is effective in accordance with Crystal City Code, Subsection
110.11.
First Reading:
Adopted:
Summary Publication:
Effective Date:
ReNae J. Bowman, Mayor
W
ATTEST:
Janet Lewis, City Clerk
CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS
June 19, 2007:
Considered a Preliminary and Final Plat and Site Plan Review for a new retail building at
4921 West Broadway. Motion carried 6-1 to approve (alley access granted subject to
conditions recommended by Planning Commission).
CITY OF CRYSTAL
Development Status Report
June 30, 2007
PLANNING COMMISSION AND CITY COUNCIL - STATUS OF PREVIOUSLY
APPROVED SPECIAL LAND USE APPLICATIONS:
Brunswick Villas (3148 Douglas). On December 6, 2004, the City Council approved
Brunswick Villas, a privately -initiated, 18 -unit townhouse project being built on the south
side of 32"d between Douglas and Brunswick. In summer 2005, the developer installed
geo-piers (to deal with the poor soils on the site) and site improvements including water,
sewer and private drives. Each unit has three bedrooms, two bathrooms and 1,928 sq.
ft. of finished space; a front door and porch facing north; and an attached two -car
garage facing south. Construction on the buildings is essentially complete and some of
the units have been sold and/or occupied. The deadline for final completion of the
project, including the site improvements and landscaping, is June 30, 2007. If those
items remain incomplete after that date, the city may draw on the developer's letter of
credit to pay for completion of the site improvements and landscaping.
2. Washburn-McReavy Funeral Chapel (5125 West Broadway). On May 16, 2006, the City
Council approved site & building plans for a new funeral chapel on this currently vacant
lot. Construction is complete.
3. Girma Fita Retail Building (4824 56th). On September 19, 2006, the City Council
approved site and building plans for a retail building at 4824 56th Avenue North.
However, Hennepin County is requiring that the curb cut be shifted east, and additional
modifications to the site plan were needed. The City Council approved a curb cut
variance and modified site plan on April 17, 2007, but construction has not begun.
4. O'Reilly Auto Parts (4821 West Broadway). On June 19, 2007, the City Council
approved site and building plans for O'Reilly Auto Parts to build a 6,600 sq. ft. retail
store on this currently vacant property. Construction has not begun.
ECONOMIC DEVELOPMENT AUTHORITY
REDEVELOPMENT ACTIVITIES
5. 3548 & 3556 Zane (formerly 5817 36th). The EDA purchased this property for $160,000,
demolished the house, platted the site into two lots, and sold the lots to Covenant
Builders for $80,000 each in August 2006. 3548 Zane is a 2 -story house with 3,684 sq.
ft. (2,254 finished), 3 bedrooms, 2'/2 baths and an attached 2 -car garage. 3556 Zane is
a 2 -story house with 3,181 sq. ft. (2,154 finished), 4 bedrooms, 2'/2 baths and an
attached 2 -car garage. Construction of both houses, including landscaping, is
essentially complete.
6. Thora Thorson Addition. The EDA purchased the former Thora Thorson Elementary
School (7323 58th Ave N) from Robbinsdale Area Schools in October 2005, cleared the
H: Development Status ReportsW07-2nd quarter.doc Page 1 of 2
site in spring 2006, replatted the property into 17 lots and installed new infrastructure
(street, water, sewer, etc.) in summer 2006. In fall 2006, the EDA sold the 17 lots to
builders for new house construction. On lots 1, 3, 9, 10, 11, 13, 14 and 17, construction
is either complete or will be completed by October 31, 2007. For the remaining nine
lots, the EDA has extended the completion deadline to September 30, 2008.
7. 5710 and 5720 32nd. The EDA purchased this property for $135,000 in June 2006, plus
an adjacent tax forfeit lot in July 2006 for $6,000. The EDA has replatted the property
into two lots. Demolition of the existing house and garage was completed in November
2006. Tree removal and other preparations for grading work were completed in
December 2006. Grading work was completed in June 2007. On June 5, 2007, the
EDA tentatively selected a $171,000 proposal from Covenant Builders to purchase both
lots and build new houses. The EDA will consider final approval of Covenant Builders'
house plans at a public hearing on July 10, 2007. If approved, the lot sales would close
by August 31, 2007 and the new houses would be completed by May 31, 2008.
8. 6325 41St. The EDA purchased this tax forfeit property for $80,000 in January 2007.
Demolition of the existing house and garage will occur in July -August 2007. The EDA is
currently seeking new house proposals from builders.
9. 3541 Hampshire. The EDA purchased this fire -damaged property for $80,000 in
January 2007. Demolition of the existing house and garage will occur in July -August
2007. The EDA is currently seeking new house proposals from builders.
10. 5527 Xenia. The EDA purchased this property for $101,500 in March 2007. Demolition
of the existing house and garage will occur in July -August 2007. The EDA is currently
seeking new house proposals from builders.
11. 4306, 4310, 4326 and 4330 Zane. Over the last several years, the EDA has acquired
and demolished four houses on the `Yates Alley' block between 43rd and 44th Avenues.
The properties have been land banked for future redevelopment due to the presence of
an unpaved alley on this block. In summer 2007, the City Engineer expects to submit a
plan to the City Council for reconstruction of the city's alleys, and the City Council may
proceed with an alley paving project for this block. The EDA is currently seeking new
house proposals from builders.
12. Highway 100 land use (excess right-of-way). In January 2005, the EDA made a formal
request to the Minnesota Department of Transportation (MnDOT) to survey and
appraise potential parcels. MnDOT is currently in the process of getting the appraisals
completed. The EDA will probably authorize any of its acquisitions by fall 2007, with the
re -sale of such property for development anticipated over the next two years.
13. 5111 5201 and 5211 56th (4-plexes on Bass Lake Road).
■ In October 2006, the EDA acquired 5201 and 5211 for $370,000 each. It then
relocated the tenants, abated the asbestos and demolished the buildings. Grading
and other final site work will be completed during summer 2007.
■ In January 2007, the EDA acquired 5111 for $370,000. It then relocated the tenants
and abated the asbestos. Demolition will be completed by mid-July 2007. Grading
and other final site work will be completed during summer 2007.
■ The EDA has not yet determined what to do with any of these properties.
WDevelopment Status Reports12007-2nd quarter. doc Page 2 of 2
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M E M O R A N D U M
DATE: June 29, 2007
TO: Planning Commission (for July 9, 2007 meeting)
FROM: John Sutter, City Planner/Assistant Community Development Director
SUBJECT: Informational item: Request from Organic Technologies to amend the
zoning ordinance to add yard waste transfer stations as a conditional use.
DEPARTMENT HEAD REVIEW: Patrick Peters, Community Development Director
Please see the attached letter from Organic Technologies, Inc. The letter asks the city to
amend the zoning code to add yard waste transfer stations as a conditional use in the 1-1 Light
Industrial district. Please also note that the additional information referenced near the end of
their letter has not yet been provided to the city.
When the zoning code was revised in 2004, the city determined that our only industrial district
should be a light industrial district, based on the fact that Crystal has a limited amount of
industrial land and most, if not all, of the existing industrial uses are light industry. The stated
intent and purpose of the 1-1 district is as follows:
The purpose of the /-1 light industrial district is to provide for light industrial
development such as warehousing and manufacturing, with office and retail allowed as
limited accessor}l uses.
Staff does not feel there is any reason for the city to initiate a text amendment, because the
regulation in question (prohibition of transfer stations in the 1-1 district) is consistent with the
stated intent and purpose of said district.
Organic Technologies may submit an application for such a text amendment, but because
they have not yet done so, there is nothing requiring Planning Commission action at this time.
rim
June 25, 2007
Crystal Planning Commission
4141 Douglas Drive
Crystal, MN 55422-1609
Planning Commission Staff and Commissioners:
Organic Technologies, Inc. is in the business of colleting and composting yard waste
which includes grass clippings and leaves in the fall. Our Principals are Greg Austin
President and CFO and Troy Miranowski VP. Our corporate address is 9298 Central Ave.
NE Suite # 418, Blaine, MN, 55434.
We have located a site in Crystal which fits our need to locate a yard waste transfer
station with temporary outdoor storage site at 5232 — 5240 Hanson Court (the Masters
Property). This site is in a desirable location to collect yard waste as a transfer station
from the haulers that pick up the waste in the neighborhoods from many cities. A
Transfer station operates as a place for the local haulers to drop off the yard waste so it
can be loaded on to a transfer truck which holds many loads from the local haulers. This
transfer truck then delivers the yard waste to the composting facility in Pine City where it
is composted. The resulting product can be used for soil erosion control and various
grades of soil amendments.
We have been informed that this use is not a permitted use in the I-1 district. Which is
what the proposed site is zoned. We respectively request that the planning Commission
and the City Council consider amending the Zoning ordinance to permit a yard waste
transfer station with temporary outdoor storage as conditional use in the I-1 district.
As a part of this request we have included more information on the process and
information about our company.
We have hired Lou DeMars of DeMars Consulting to work with us and the city regarding
this request.
President Organic Technologies Inc.
9298 Central Avenue NE - Suite #418 - Blaine, MN - 55434
O (763) 862-0005 - F (763) 862-0005 - D (612) 282-1256
E-mail TrovgQTeclmologies.com