2006.07.10 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
July 10, 2006
7:00 p.m.
Crystal City Hall - Council Chambers
4141 Douglas Dr N
A. CALL TO ORDER
B. APPROVAL OF MINUTES
- June 12, 2006 regular meeting*
C. PUBLIC HEARINGS
1. Consider Application 2006-13 for Site & Building Plan Review, Variances, and
Vacation of a Drainage & Utility Easement to allow construction of 21 garage
stalls serving an existing 33 unit apartment complex at 5324-5332-5340 Hanson
Court.*
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, 2006**
3. Staff preview of likely agenda items for August 14, 2006 meeting
G. OPEN FORUM
H. ADJOURNMENT
*items for which supporting material will be included in the meeting packet
**Items which will be provided at the meeting
CRYSTAL PLANNING COMMISSION
June 12, 2006
A. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at 7:00 pm with
the following members present: Sears, Davis, Nystrom, Whitenack, VonRueden,
Buck, Hester, Brennan and Strand. Also present for the city were the following staff
Matthews and Sutter.
B. APPROVAL OF MINUTES
Moved by Commissioner Strand and seconded by Commissioner Whitenack to
approve the minutes of the May 8, 2006 regular meeting.
Motion carried.
C. PUBLIC HEARINGS
1. Consider Application 2006-07 for a Variance to allow a 2"d curb cut at 4425
Jersey Avenue North.
Mr. Sutter summarized the staff report.
Public Hearing opened.
Public Hearing closed.
Moved by Commissioner Nystrom and seconded by Commissioner Brennan to
recommend to City Council to approve Application 2006-7 for a Variance to allow a
2"d curb cut at 4425 Jersey Avenue North.
Findings of fact area as outlined in the staff report.
Motion carried
2. Consider Application 2006-08 for a Variance to allow a 2"d curb cut at 4207
Georgia Avenue North.
Mr. Sutter summarized the staff report.
Public Hearing opened.
Public Hearing closed.
Moved by Commissioner VonRueden and seconded by Commissioner Nystrom to
recommend to the City Council to approve Application 2006-08 for a Variance to
allow a 2nd curb cut at 4207 Georgia Avenue North.
Findings of fact are as outlined in the staff report.
Motion carried
3. Consider Application 2006-09 for a Variance to reduce the north setback for
a parking lot at 4755 Welcome Avenue North.
Mr. Sutter summarized the staff report.
Discussion took place amongst the commissioner members and Mr. Sutter regarding
the possibility of using the alley for access and using the commercial parking lot
across the street for overflow parking.
Public Hearing opened.
Tom Schmitt of 3430 Florida Avenue North expressed his concerns to the
commission about screening this property from 4754 Xenia. Mr. Sutter verified that
there is already existing fencing on the subject property.
Public Hearing closed.
Moved by Nystrom and seconded by Sears to recommend to the City Council to
approve Application 2006-09 for a Varihnce to reduce the north setback for a parking
lot at 4755 Welcome Avenue North.
Findings of fact are as outlined in the staff report.
Motion carried
4. Consider Application 2006-10 for a Variance to reduce the east setback at
601938 th Avenue North.
Mr. Sutter summarized the staff report.
Public Hearing opened.
Delores Wermerskirchen of 6019 38th Avenue North explained the improvement she
would like to make to the property and why she has asked for the variance.
Discussion continued with Ms. Wermerskirchen, the planning commissioners and Mr.
Sutter regarding the requested variance and staff's recommended conditions of
approval.
Tom Schmitt of 3430 Florida Ave North asked about frost footings, Commissioner
Whitenack, Commissioner Sears and Mr. Sutter provided answers.
Public Hearing closed.
Moved by Davis and seconded by Sears to recommend to the City Council to approve
Application 2006-10 to reduce the east setback and disregard staff's recommended
conditions for the north and the south setback.
Motion carried 5-4 with Sears, Davis, Whitenack, Buck, and Strand voting aye, and
Nystrom, VonRueden, Hester and Brennan voting nay.
5. Consider Application 2006-11 for a Conditional Use Permit and Site Plan
Review for a building addition at 5170 West Broadway
Mr. Sutter summarized the staff report including the 2 recommended conditions of
approval.
Public Hearing opened.
Public hearing closed.
Moved by Nystrom and seconded by Brennan to recommend to City Council to
approve Application 2006-11 for a Conditional Use Permit and Site Plan Review for
a building addition at 5170 West Broadway.
Findings of facts are as outlined in the staff report.
Motion carried
6. Consider Application 2006-12 for a Comprehensive Plan Amendment to
change the future land use designation from Low Density Residential to High
Density Residential for part of 3420 Nevada Avenue North.
Mr. Sutter summarized the staff report and outlined the findings of facts as stated in
the staff report. Mr. Sutter stated that he would like to remind everyone that at this
time United Properties is only seeking to change the Comprehensive Plan, and that
approval does not bind the developer to as specific site plan or building design.
Public Hearing opened.
Louise Quast of 3351 Nevada Avenue North #3 asked about parking, traffic,
electricity, assessments, and whether or not things could change down the road and
something other than a senior building could possibly be built. Mr. Sutter answered
that existing street parking problems should be dealt with by the Engineering and
Police Departments; the new development would have to provide its own off-street
parking; Nevada Avenue can easily handle additional traffic; the city has no authority
over Xcel Energy's distribution system so complaints must be directed to Xcel or the
state PUC; and that existing public infrastructure is believed to be adequate, but if
upgrades are needed the cost would not be assessed to existing properties
Tony Kuechle of United Properties explained what type of facility they would like to
build, and stated that they have built 6 facilities like this. They would be age
restricted to 55+, owner occupied cooperative units, and they are currently thinking
that there could be possibly 76 to 77 units at this location.
Tom Schmitt of 3430 Florida asked why the church was considered non -conforming.
Mr. Sutter explained that the correct procedures were not done when the church went
into that property. Schmitt asked how old the current Comprehensive Plan was. Mr.
Sutter state that the current plan was done in 2000, and the city is guided by state
statute to revise it every ten years.
Discussion continued among the planning commissioner and Mr. Sutter.
Tim Herman from Olivet Baptist Church stated that the church would like
to be involved in the community and intends to stay long term.
Public Hearing closed.
Moved by Nystrom and seconded by Whitenack to recommend to the City
Council to approve Application 2006-12 for a Comprehensive Plan
Amendment to change future land use designation from Low Density
Residential to High Density Residential for part of 3420 Nevada Avenue
North.
Findings of facts are as outlined in the staff report.
Motion carried
D. OLD BUSINESS
E. NEW BUSINESS
F. GENERAL INFORMATION
Mr. Sutter updated the planning commissioners on the status of the lot sales at the
Thorson site. Mr. Sutter also stated that he has not yet received any applications for
the July meeting. Commissioner Davis stated he would not be at the July meeting.
G. OPEN FORUM
Tom Schmitt of 3430 Florida Avenue North asked some general questions about
alternative energy and what does the city code allow. Mr. Sutter explained that state
law and city code does provide for variance language for access to sunlight for solar
energy systems, but nothing beyond that.
H. ADJOURNMENT
Moved by Commissioner Strand seconded by Commissioner Nystrom to adjourn.
Motion carried.
The meeting adjourned at 8:54 p.m.
Chair Davis
Secretary Strand
M E M® R A N D U M
DATE: July 7, 2006
TO: Planning Commission (July 10th meeting)
FROM: ohn Sutter, City Planner
SUBJECT: Public Hearing: Consider Application 2006-13 for Site & Building Plan
Review, Variances, and Vacation of a Drainage & Utility Easement to allow
construction of 21 garage stalls serving an existing 33 unit apartment
complex at 5324-5332-5340 Hanson Court.
A. BACKGROUND
Note: This report discusses a site comprised of three parcels: 5324 Hanson Court
(P. I. D. 09-118-21-22-0001), 5332 Hanson Court (P. I. D. 09-118-21-22-0002), and 5340
Hanson Court (P.I.D 09-118-21-22-0003). It is presumed that the three parcels will be
combined into a single parcel for zoning and tax purposes if this application is
approved. The three parcels are hereinafter collectively referred to as "the Property".
The Property has three apartment buildings, each with 11 units. The applicant wants to
build detached garages in place of part of the existing parking lot. The plan shows the
new garages encroaching into multiple setbacks. Specifically, the proposed garages
would encroach 23 feet into the required 30 foot front setback, 13 feet into the required
15 foot side setback, and 1 foot into the required 3 foot rear setback. The garages
would also encroach into a drainage and utility easement. The back of the garages
would be almost touching existing utility poles in that easement, and part of a garage
would be on top of an existing underground phone line.
Notice of the July 10, 2006 public hearing was mailed to all property owners within 350
feet of the subject property and published in the Sun Post on June 29, 2006.
The following Exhibits are attached:
A. 2004 aerial photo showing the location of the property.
B. Narrative submitted by the applicant.
C. Existing conditions survey and enlargement.
D. Site and building plans submitted by the applicant.
B. STAFF COMMENTS
This project is extremely complicated because it involves three private utility companies
and at least two property owners in addition to the applicant. The applicant is seeking
relief from multiple provisions of the zoning ordinance and vacation of an easement that
GARAGES AT 5324-5332-5340 HANSON CT - VARIANCES, SITE PLAN REVIEW & EASEMENT VACATION
PAGE 1 OF 6
is actively used by private utilities. The goal at this time is to seek Planning
Commission and City Council approval of the zoning -related aspects of the request, so
the applicant can proceed with negotiations with private utilities and adjacent owners.
Xcel, Qwest and Comcast have objected to the requested easement vacation because
their existing facilities would be adversely affected. The applicant will need to work with
them to relocate their facilities and compensate them for the costs.
The city's Economic Development Authority owns the adjacent fire station property at
5354 Douglas (09-118-21-22-0036). On this property, there is 10 feet from its parking
lot to the lot line. Only 5 feet of this is required by city code. Staff believes that the
EDA could consider selling a 5 foot strip to the applicant to facilitate this project, since
the root cause of the problem is the small size of the Property. Utility relocation could
be accommodated within a new 10 foot wide drainage and utility easement to be
centered on the new lot line which would be 5 feet northwest of the existing lot line.
In order for variances to be granted, state law and city code require that all three of the
following criteria be met:
■ The property in question cannot be put to a reasonable use if used as required by
the code.
■ The plight of the landowner is due to circumstances unique to the property not
created by the property owner.
■ The variance, if granted, will not alter the essential character of the locality.
In addition, state law and city code specifically state that economic considerations alone
do not constitute an undue hardship if a reasonable use for the property exists under
the code.
C. RECOMMENDATIONS
Approve the requested variance from 515.41 Subd. 7, to increase the
maximum structure coverage from 60% to 66%.
Suggested findings of fact: Approval of the requested variance would ameliorate
an undue hardship in this particular case because all of the three required criteria
are met. Specifically:
The Property cannot be put to a reasonable use if used as required by this
Zoning Code. Reasonable use of the Property includes continued use of the
lawfully nonconforming apartment buildings even though the Property is far
too small to adequately accommodate the use. The variance is the minimum
necessary to provide a minimal amount of parking on the Property.
■ The plight of the landowner is due to circumstances unique to the Property.
The city's lot area requirements have increased since the apartments were
GARAGES AT 5324-5332-5340 HANSON CT - VARIANCES, SITE PLAN REVIEW & EASEMENT VACATION
PAGE 2 OF 6
built in 1961 on a site that is insufficiently sized to provide required off-street
parking.
The variance, if granted, will not alter the essential character of the locality.
Because most of the garage footprints are currently hard surfaced, the lot
coverage percentage will only increase slightly as a result of this project.
City Council action on this item will be requested at its July 18, 2006 meeting.
2(a). Deny the requested variance from 515.41 Subd. 8, to reduce the front
building setback from 30 feet to 7 feet.
Suggested findings of fact: There is no undue hardship in this particular case
because two of the three required criteria are not met. Specifically:
The Property can be put to a reasonable use if used as required by this
Zoning Code. Reasonable use of the Property does not require that the new
garage be allowed to encroach into the 30 foot minimum front setback.
The plight of the landowner is due to circumstances unique to the Property, in
that the apartment building at 5340 was originally set back only 20 feet from
the original front lot line, and this was subsequently reduced to 7 feet when
13 feet was acquired to widen West Broadway.
The variance, if granted, will alter the essential character of the locality. The
construction of a new building so close to a front lot line, especially one
abutting a county road, would be out of character for the surrounding area
regardless of how close the existing apartment building is to the street. Also,
there are practical, real-world problems with having a detached accessory
structure 7 feet from a county road right-of-way containing a public sidewalk.
Finally, the garage location between two curb cuts makes preservation of the
standard building setback requirement especially important in this case.
City Council action on this item will be requested at its July 18, 2006 meeting.
2(b). Approve an alternate variance from 515.17 Subd. 4, to reduce the front
parking lot setback from 30 feet to 5 feet.
Suggested findings of fact: Approval of the alternate variance would ameliorate
an undue hardship in this particular case because all of the three required criteria
are not met. Specifically:
The Property cannot be put to a reasonable use if used as required by this
Zoning Code. Reasonable use of the Property includes continued use of the
lawfully nonconforming apartment buildings even though the Property is far
too small to adequately accommodate the use. The variance is necessary tc
provide a minimal amount of parking on the Property.
GARAGES AT 5324-5332-5340 HANSON CT - VARIANCES, SITE PLAN REVIEW & EASEMENT VACATION
PAGE 3OF6
The plight of the landowner is due to circumstances unique to the Property, in
that the apartment building at 5340 was originally set back only 20 feet from
the original front lot line, and this was subsequently reduced to 7 feet when
13 feet was acquired to widen West Broadway. Also, a 10 foot parking lot
setback requirement came into effect in 1962 after the apartment building
had been built; and the setback requirements were subsequently increased to
30 feet.
■ The variance, if granted, will not alter the essential character of the locality.
The new paved, curbed and guttered parking lot will actually be 5 feet further
from the sidewalk than it is today, and its setback will match what is required
for surrounding commercial and industrial property.
City Council action on this item will be requested at its July 18, 2006 meeting.
3(a). Deny the requested variance from 515.41 Subd. 8, to reduce the side and
rear setbacks from 15 feet and 3 feet, respectively, to 2 feet.
Suggested findings of fact: There is no undue hardship in this particular case
because two of the three required criteria are not met. Specifically:
The Property cannot be put to a reasonable use if used as required by this
Zoning Code, but the requested variance exceeds the minimum needed to
accommodate reasonable use. A 5 foot strip of the adjacent fire station
property is potentially available; if acquired and combined with the Property,
the setback could be reduced to 5 feet from the new lot line.
The plight of the landowner is due to circumstances unique to the Property,
but the requested variance exceeds the minimum necessary to address the
unique circumstances. The small size of the Property precludes garage
construction without a setback variance of some sort, but acquisition of the
adjacent fire station property would reduce the variance needed.
The variance, if granted, will alter the essential character of the locality. The
new garages would be set back only 2 feet from the property line; this is less
than the 3 foot minimum for detached accessory buildings, which is rightly
considered an ultimate minimum setback for buildings in the city.
City Council action on this item will be requested at its July 18, 2006 meeting.
3(b) Approve an alternate variance from 515.41 Subd. 8 to reduce the side
setback from 15 feet to 5 feet.
Suggested findings of fact: Approval of the alternate variance would ameliorate
an undue hardship in this particular case because all of the three required criteria
are met. Specifically:
GARAGES AT 5324-5332-5340 HANSON CT - VARIANCES, SITE PLAN REVIEW & EASEMENT VACATION
PAGE 4 OF 6
■ The Property cannot be put to a reasonable use if used as required by this
Zoning Code, even if the maximum available 5 foot strip is acquired from the
adjacent fire station property. A reduction of the 15 foot side setback to 5
feet is necessary for reasonable use of the property after acquisition of the
additional 5 feet.
The plight of the landowner is due to circumstances unique to the Property,
and the alternate variance is the minimum necessary to address the unique
circumstances. The small size of the Property precludes garage construction
without a side setback variance, even with acquisition of 5 feet of the
adjacent fire station property.
• The variance, if granted, will not alter the essential character of the locality.
With acquisition of the additional 5 feet, the new garages would be set back
far enough from the side lot line so as to not have noticeable impacts on the
surrounding area.
City Council action on this item will be requested at its July 18, 2006 meeting.
4. Approve the site and building plan, with conditions.
No permits shall be issued by the city until the following conditions of approval
are met:
a) The applicant must reach agreement with the city's Economic Development
Authority regarding a new drainage and utility easement across the
southeasterly 10 feet of the fire station property at 5354 Douglas (09-118-21-
22-0036), the applicant's acquisition of the southeasterly 5 feet of the fire
station property, and combination of said 5 feet with the Property. This will
likely require additional survey work at the expense of the applicant, in
addition to compensation for the value of property being conveyed to the
applicant.
b) The applicant must reach agreement with private utilities regarding relocation
into a new 10 foot wide drainage and utility easement to be centered on the
new lot line between the Property and the fire station property. This will likely
require payment of the utilities' relocation costs by the applicant.
c) To the extent necessary to accommodate utility relocation, as determined by
the private utilities, the applicant must secure additional utility easements
from the owners of 5400 Douglas Drive (05-118-21-33-0032) and 5316
Hanson Court (09-118-21-22-0044).
d) The existing well must be properly abandoned and sealed prior to garage
construction, or the placement of the garage on top of the existing well must
be approved by the Minnesota Department of Health.
GARAGES AT 5324-5332-5340 HANSON CT - VARIANCES, SITE PLAN REVIEW & EASEMENT VACATION
PAGE 5 OF 6
e) No part of the garage may be within 3 feet of the rear (northeasterly) lot line
of the Property.
f) The revised site plan must show no net loss of parking spaces, or the
applicant must provide compensating off-site parking in accordance with
515.17 Subd. 4 j).
g) The revised site plan must show drive aisles and parking spaces in
compliance with the requirements of 515.17 Subd. 4 g) 4).
h) The revised site plan must show at least one van -accessible space on the
Property as required by state law.
i) Concrete curb and gutter (b6-12 style) shall be added to the perimeter of all
parking and drive areas on the Property, and the curb face shall be set back
at least 5 feet from any lot line.
j) The proposed landscaping must be shown on the site plan for review by the
City Forester.
k) Existing overhead utility services to the apartment buildings shall be moved
underground concurrent with the private utilities' main lines being relocated.
1) Upon resolution of these issues, the applicant must submit, for staff review
and City Council approval, revised site and building plans showing additional
property to be acquired, new easements to be granted, consistency with the
approved variances, and compliance with conditions a) through k) above.
m) To provide time for the applicant to resolve the outstanding issues, the city is
extending its decision period from 60 days to up to 120 days in accordance
with M.S. 15.99. If the applicant does not complete items a) through k) above
by September 25, 2006, the City Council will consider a resolution denying
the site and building plans at its meeting on October 3, 2006.
5. Approve vacation of the existing drainage and utility easement on the
northwesterly 5 feet of the Property, but only after completion of items 4 a)
through k) above. To provide time for the applicant to resolve the outstanding
issues and the city is extending its decision period from 60 days to no more than
120 days in accordance with M.S. 15.99. If the applicant does not complete
items 4 a) through k) by September 25, 2006, the City Council will consider a
resolution denying the easement vacation request on October 3, 2006.
Planning Commission action is requested on each of the items above. Findings of fact
and conditions of approval, as noted in the staff report, should be referenced in each
motion. The Planning Commission may choose to compose findings of fact or add
conditions of approval in addition to or in place of those recommended by staff.
GARAGES AT 5324-5332-5340 HANSON CT VARIANCES, SITE PLAN REVIEW & EASEMENT VACATION
PAGE 6 OF 6
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TMC
Management corp.
5353 Wayzata Blvd. • Suite 606 • Minneapolis, MN 55416-1335 • (763) 519-0000
RE: HANSON COURT APARTMENTS
53249 53329 5340 HANSON COURT
Crystal, MN 55429
I. Issues:
A. Property Concerns
1) Personal property damage (e.g. tenant vehicle
damage due to non-residents)
2) Real property Impacts (e.g. prevent trespass,
debris dumping, tenant safety issue)
B. Lack of Necessary Amenity
1) Change in tenant census (mobile tenant need vs.
non driving tenant)
2) Value Added — appeal to more stable "credits"
3) Aesthetic - Maximize Curb Appeal/Value
II. Proposed Solution: (Due to Non Conforming site)
A. Acquire Additional Property
1) Limited Land option
2) Lack of Interest by Seller (land owner)
B. Approval for 21 unit/stall garage complex on north
property line as per drawing.
EX. B
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ZONING: R3, HIGH DENSITY RESIDENTIAL
BUILDING SETBACKS
FOR THE PRINCIPAL STRUCTURE
FRONT
30 FT
SIDE INTERIOR
15 FT
SIDE ABUTING
EXISTING SPOT ELEVADON
RIGHT-OF-WAY
30 FT
REAR
30 FT
BUILDING SETBACKS
FOR DETACHED STRUCTURES:
FRONT
30 FT
SIDE
15 FT
SIDE ABUTING
RIGHT-OF-WAY
30 FT
REAR
3 FT
VICINITY MAP
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LEGEND
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CAP 06743
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EX/ST/NG PROPERTY DESCRIPTION
PARCEL A (PER CERTIFICATE OF TITLE NO. 1048508)
That Pen of the NOMINn st O rtof Section 8 Township 118, Range 21, descdowd as
follows: mi
Conendng at a pant in the center pne
of the Minneapds and Orient Road,
c slant 904.15 feet North-" said center line frau is fnlarsectod with Bh Natlhny
line Of aha right of Way of the M,n eapols, St. Paul and Saute Ste. Mane Railway; Menta
NonhWllsteriy elor.9 said center title 157.5 feel thence Northeasterly at a right angle 2904
het In_ SoulhesMedy eta right erigle 157 5 feet; In— Souff Weeledy ale right angle
290.41eat to tfh Print of beginning except Bra SoubrW RMery 204.6 feet thenen.
PARCEL B (PER CERTIFICATE OF TITLE NO. f04RS08)
The Northeselerly 85,13 feet of the Somhw:eslerly 204.6 feet of that pan of the Northwest
Cluader of S.1-9. T.-tup 118 Range 21 described as follows: Cmrnab ring at a print
In ith center Me of the Moneapols and Osseo Road, distant 904.15 feet Norfi wasleny along
said .:Mer site hoer Is Intense Iron with the- line of The right of way of the
mi -poll Sl Paul and Saute Made Railway thence Northwesterly along said center fine
157.5 feet ifhrwP Northeasterly at a right angle 290 4lost thence Southeasterly at a right
Brgle 157.5 lead; 8rence Sadhweste ly et a right angle 29041-1 W the pont of beginning.
Reserving W the Acme Invesudent Co an easement for foot end vehicle imvel over the
Northeasterly 1 B feet of the Sadheaab dy 120 feat of above lend and over the Souneasiedy
11 last of the Northwesterly 37.5 feet thereof, as ethwn in deed Doc. W. 639563.
Resernng an ease I over the Southeasterly 15 feel of the Northwesterly 37.5 fel thereof
to use the same for If= Navel and as a dnvewey as shown In deed Doc. No, 632642.
PARCEL C (PER CERTIFICATE OF TITLE NO, 1048509)
So ft-tedy 118.8 feel of that pad of the Nonhwest Ouader of Secbon 9, Township 118,
Ramie 21, described We follms: Camrenong at a pond In the center line of Inc Miahapds
and Osseo Road. t stard 904.15 fat Nodhwesfny along said tenter nth fan is lnlersec80n
With the Nonheny line of the right of way of the Minneapolis, St. Paul and Saute Ste. Marie
Railway; them Nonhwestarty.brig said center line 157.5 feet: thence NorOhasleny et a
right angle 290.4 feel thence Scutheastady at a right angle 157.5 feel; thence S-Mnvestany
at a nghl angis 290.4 feet to the point of beg -Ing.
Subject to an easement over the Soublweebedy 33 feet thereof f, use as a public road, as
shown In deed Doc. No. 609710;
Subjad to an easarnent over the Southeasterly 15 feed M the N dhWesteny 37.5 feet #-WI- ase ss a P-1, driveway and as a means of ingress and egress for the popery lying to
Bre Northeast of said tract, as shown in deed D. No. 641986;
BENCHMARK TOP NUT OF HYDRANT AT THE MOST SOUTHERLY CORNER OF
PARCEL C. ELEVATION - 876.18 PER THE CITY OF CRYSTAL. N.G.V.D 29
1 hereby mlty that ,hiss vey. plan -
re. -1 r s P•eP by m ender my
dn.cl cuy-wslon and moi i ons n dmy
Lensed LOnd Su-,, anew th. tars o,
in. state o, Minnesota
Donal 1. M. -Inch, Lana Survey -
DATE LIC. N0. 25684
METRO
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APARTMENT GARAGES
GARAGE CONSTRUCTION FOR TMC EQUITIES, L.L.C.
5324- 5340 HANSON COURT, CRYSTAL, MN
PROJECT DATA
PROJECT DE15CRIPTION:
SITE DEMOLITION 4 PREPARATION 4
A2
CONSTRUCTION OF DETACHED GARAGES
A3
FOR SMALL APARTMENT COMPLEX MINOR
A4
SITEWORK TO RESTORE SITE BASED ON THIS
A5
PROJECT
APPLICABLE BUILDING CODE, 2003 INTERNATIONAL BUILDING CODE
WITH MINNE50TA AMENDMENTS
PRO.ECT ADDREm
5324-5340 HANSON COURT
CRYSTAL, MINNESOTA
ZONMCw
CONTINUANCE OF EXISTING USE: HIGH DENSITY
RESIDENTIAL
CONSTRUCTION I v
TYPE V -B NON -FIRE RATED, COMBUSTIBLE
USE,
PRIVATE GARAGES RELATED TO R-2
APARTMENTS
OCCUPANCY TYPE (USER
U - UTILITY
BUILDING 18 NOT FULLY FIRE
BPRN LERED
LOT AREAL
38,511 SF. • .885 AC
BASIC ALLOWABLE AREA 4 HEIGHTS 5,500 5F. • I STORY
AREA Cr- CONSTRUCTION:
5,280 S.F. (1,980 + 3,A00)
EXTERIOR WALL RATING&
1 HR IF GREATER THAN 10' FROM P.L.
EXTERIOR WALL OF'ENINGSj
NONE LE55 THAN 10' FROM P.L.
PARKING PROVIDED,
5 PARKING SPACES + 21 GARAGE SPACES .
25 SPACES TOTAL
SHEET SCHEDULE
ARCHITECTURAL
Al
TITLE SHEET
A2
SITE PLAN WITH DEMOLITION
A3
SITE PLAN
A4
GARAGE PLAN
A5
EXTERIOR ELEVATIONS
LOCATION FLAN
nTA
NOT SHOWN
GENERAL NOTES
I. MECHANICAL, PLUMBING 4 ELECTRICAL WORK
FOR THIS PROJECT SHALL BE BID 4
PERFORMED TNROIKGH THE DESIGN -BUILD
PROCESS. AN MP4E DESIGN PLAN HAS BEEN
PROVIDED TO DESCRIBE THE BASIC WORK
REQUIRED FCR THIS PROJECT. DRAWINGS
FOR THE SPECIFIC WORK NEEDED SHALL BE
PREPARED i+ND CERTIFIED AS NEEDED BY
THE DESIGN -BUILD CONTRACTOR'S
PROFESSIONAL ENGINEER TO MEET CITY
REQUIREMENi5, INCLUDING ALL NECE58ART
CALCULATIONS. THESE DRAWINGS SHALL BE
SUBMITTED WITH ITS RESPECTIVE PERMIT
APPLIGATIO!I 4 PERMIT FEES TO THE
REVIEWING AGENCY BY EACH DESIGN -BUILD
CONTRACTOR
consultant.
Certification
Project Information
VARIANCE/VACATION
APPLICATION SUBMITTAL
GARAGES
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asnrrAU AUNICCsoTA
Revisions
Dates 06/16/06R
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Certification
Project Information
VARIANCE/VACATION
APPLICATION SUBMITTAL
jl GARAGES
I s311.-au..tea cr
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Sheet Information
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ASPHALT SHINGLE ROOF
TO MATCH APT. BLDGS.
BRICK VENEER TO MATCH BUILON
VINYL OR STEEL SIDING TO MATCH
BUILDING
WEST ELEVATION
A5 1/8' = 1'-0'
SOUTH ELEVATION- WEST GARAGE
1/8. = 1'-0'
SOUTH ELEVATION- EAST GARAGE
SOUTH ELEVATION- EAST GARAGE- CONT I D
1/8. = 1'-0'
PA
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Salta 200
ww—poSs. rl.o..ot.,. OS�YE
Ph—: (M) M-9171 '
Fa= (M) 533-7M
Consultants
Cartifioation
Project Information
VAMMCE/VACATION
APPLICATION SUBMITTAL
GARAGES
1384 --ow EMOM C YIKN2' MA
Revision
Data 06/16/06R
Drawn D" DC
Chootad 3M DVAP
J.1, N—bsM 03006
Shoat Information
EaTOM RWATIOM
EAST ELEVATION
A5 A5
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