2004.01.12 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
January 12, 2004
7:00 p.m.
Crystal City Hall — Council Chambers
4141 Douglas Dr N
(* indicates items for which supporting material will be included in the meeting packet.)
A. CALL TO ORDER
B. ANNUAL ORGANIZATIONAL MEETING
1. Election of Officers
• Chairperson
• Vice -Chairperson
• Secretary
2. Approval of Meeting Calendar and Due Dates for 2004 Applications *
C. APPROVAL OF MINUTES
• December 8, 2003 regular meeting and work session
D. PUBLIC HEARINGS
E. OLD BUSINESS
F. NEW BUSINESS
G. GENERAL INFORMATION
1. City Council actions on recent Planning Commission items *
2. Quarterly Development Status Report — period ending December 31, 2003
3. Staff report regarding Crystal Heights redevelopment feasibility study
4. Planning Commission roster as of January 7, 2004 *
5. City Clerk's efforts to fill the two Planning Commission vacancies from Ward 4
H. OPEN FORUM
I. ADJOURNMENT
Due Dates for Special Land Use Applications in 2004
DUE DATE FOR
PLANNING
CITY COUNCIL
CITY COUNCIL
APPLICATION, FEE,
COMMISSION
MEETING #1
MEETING #2
AND REQUIRED
MEETING AND
(REQUIRED FOR
(ONLY REQUIRED
ATTACHMENTS
PUBLIC HEARING
ALL APPLICATIONS)
FOR ORDINANCES)
3% weeks before the
Typically the 2nd Monday,
Typically the 3rd Tuesday,
Typically the 1St Tuesday
Planning Commission
except where indicated
except where indicated
of the following month,
meeting date.
(*).
(*).
except where indicated (*).
January 16, 2003
February 9, 2004
February 17, 2004
March 16, 2004
February 13, 2004
March 8, 2004
March 16, 2004
April 5, 2004
March 19, 2004
April 12, 2004
April 20, 2004
May 4, 2004
April 16, 2004
May 10, 2004
May 18, 2004
June 1, 2004
May 21, 2004
June 14, 2004
July 6, 2004*
July 20, 2004*
June 18, 2004
July 12, 2004
July 20, 2004
August 17, 2004*
July 16, 2004
August 9, 2004
August 17, 2004
September 7, 2004
August 20, 2004
September 13, 2004
September 21, 2004
October 5, 2004
September 17 2004
October 11 2004
October 19 2004
November 4 2004*
October 22 2004
November 15 2004
December 7 2004*
December 21 2004*
November 19, 2004
December 13, 2004
December 21, 2004
January 4, 2005
December 17, 2004
January 10, 2005
January 18, 2005
February 1, 2005
1 Council meeting #2 is only required for ordinance changes such as rezonings
and text amendments. Also, please note that adopted ordinance changes do not go
into effect until 30 days after the
ordinance is published; this means they typically are not effective until approximately six weeks after Council meeting #2.
Application f or Staff contact: John Sutter, Planner
tel: 763-531-1142 fax: 763-531-1188
CITYYsT
AL
Special Land Use Action 'Sllttel-�1ct.cI",sty .rnll.ns
4141 Douglas Dr N Cnjstal NIN 55422
PROPERTY INFORMATION: Address:
APPLICANT:
Mailing Address:
PROPERTY OWNER:
Mailing Address:
PROJECT DESCRIPTION:
TYPE OF APPLICATION:
(check all that apply)
Administrative Appeal
Variance
Vacation of a public street or easement
Lot Division
Plat
Comprehensive Plan Amendment
Rezoning
_ Site Plan Review
Conditional Use Permit
Planned Unit Development
Storm Water Management Plan
APPLICATION
FEE (2004)
$100
$200
$200
$200
$300 + $50 per lot over 2
$300
$300
$300
$500
$900
(no fee)
W
Tel: - -
Fax: - -
Tel: - -
Fax: - -
ATTACHMENTS REQUIRED
(see instructions on back)
1 -
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TOTAL FEE: ATTACHMENTS:
SIGNATURES: The applicant and property owner certify that:
❑ I am making application for the described action by the City and am responsible for complying with all
requirements with regard to this request. This application should be processed in my name. The City
should contact me regarding any matter pertaining to this application.
❑ I have read and do understand the instructions supplied by the City of Crystal for processing this
application, and I will keep myself informed of the deadlines for submission of material and of the
progress of this application.
❑ The documents and information I have submitted are true and correct to the best of my knowledge.
IPPI Ir'.ANT
FOR OFFICE
USE ONLY: Application #
(date)
Receipt #
All required application items received
Plan Comm public hearing
City Council action
City Council 2nd action (if needed)
PROPERTY OWNER
Date Received
(date)
DECISION: _ Approved _ Not Approved
NOTES:
APPLICATION INSTRUCTIONS
PROPERTY INFORMATION. Enter the street address and property identification number of the property to which the
requested action would apply. The property identification number appears on the property owner's property tax
statement. For applications involving multiple parcels, you will need to provide this information for each parcel (attach
additional sheets as necessary). For applications not applying to a specific parcel, such as vacation of a public street or
amendments to the text of the Comprehensive Plan or the Zoning Ordinance, leave this section blank.
APPLICANT. The applicant is the party requesting consideration of the application. Enter the name, telephone number
and mailing address of the applicant. If the applicant is a company or organization, also enter the name of the person to
contact regarding the application.
PROPERTY OWNER. This section must be completed if the applicant is not also the owner of the property to which the
requested action would apply. "Owner" shall mean the person listed as taxpayer for the subject property according to
Hennepin County's property tax records. For applications not applying to a specific parcel, such as vacation of a public
street or amendments to the text of the Comprehensive Plan or the Zoning Ordinance, leave this section blank.
PROJECT DESCRIPTION. Briefly (in one or two sentences) describe the nature of your request. Some examples:
"Rezone from R-1 to R-2 for construction of townhouses." "Conditional Use Permit for a drive-thru restaurant."
"Variance to reduce rear setback from 30 feet to 25 feet" "Site Plan Review for construction of an office building."
TYPE OF APPLICATION. A project may require multiple applications to be considered by the Planning Commission and
City Council. Place a check mark by each type of application required for your project.
APPLICATION FEE. A nonrefundable application fee is required to be paid at the time the application is submitted. If
your project requires more than one type of application, the total fee will be the sum of the required fees for each type of
application. Please write in the total fee, and include payment with your application, payable to "City of Crystal".
ATTACHMENTS REQUIRED. Attachments are typically required in addition to the application form. In the space
indicated on the form, please write in the reference numbers of each attachment required for your project, and attach the
required items as described below:
1. Site sketch, drawn to scale on 81/2" x 11", 8%" x 14" or 11" x 17" paper, showing existing buildings, sheds, decks,
driveways, patios, sidewalks, fences, other structures, and property lines.
2. Survey (prepared by a MN Registered Land Surveyor) showing existing conditions. 8Y " x 11" or 11" x 17" sheets are._.
preferred. If larger sheets are necessary, then one full size set and one reduced set shall be submitted.
3. Survey (prepared by a MN Registered Land Surveyor) showing existing conditions, proposed new property lines and
proposed new legal descriptions. 8'/ " x 11" or 11" x 17" sheets are preferred. If larger sheets are necessary, then
one full size set and one reduced set shall be submitted.
4. Site Plan, including proposed site, landscaping, grading, drainage and utility plans, and exterior building elevations.
All plans submitted are to be drawn to scale. 81/2 " x 11" or 11" x 17" sheets are preferred. If larger sheets are
necessary, then one full size set and one reduced set shall be submitted.
5. Preliminary Plat showing existing and proposed lots, streets, sidewalks, grading, drainage, utilities and other
improvements, prepared in accordance with Subsection 505.17 of Crystal City Code. Upon approval of the
Preliminary Plat, the Final Plat must be submitted within one year for consideration by the City Council. The Final Plat
shall be prepared in accordance with Minnesota Statutes Chapter 505 and the requirements of Hennepin County. An
electronic copy (AutoCAD version 14 or older) of the Final Plat must be provided to the City prior to Council approval.
6. Written narrative describing your project. This should be a relatively short (1-3 paragraph) description of your
proposal, including the purpose, type of use, operating hours, employees, and other information relevant to your
application. If you are requesting a Variance, the narrative should explain how the request would be consistent with
the criteria for variances described in Crystal City Code Subsection 515.05 and M.S. 462.357 Subd. 6 (2).
7. Table of Estimated Project Cost.
8. Additional items determined to be necessary by City staff, the Planning Commission or the City Council (if you have
not already discussed this with City staff, call 531-1142 to find out if any additional items are expected to be required):` --
SIGNATURES. If one person is both applicant and property owner, then that person only needs to sign & date this form
under "Applicant". If the applicant is not the property owner, then the property owner must also sign & date this form.
CRYSTAL PLANNING COMMISSION
December 8, 2003
A. CALL TO ORDER
Page l of 3
The regular meeting of the Crystal Planning Commission convened at 7:10 p.m. with the
following present: Davis, Krueger, T. Graham, Nystrom, Strand and VonRueden. Commissioner
Sears was counted present at 7:18 p.m. Also present were the following: Councilmember
Hoffman, Planner Sutter and Community Development Director Peters. Absent were the
following: K. Graham.
B. APPROVAL OF MINUTES
Moved by Commissioner Krueger and seconded by Commissioner Nystrom to approve the
minutes of the October 23, 2003 work session and November 12, 2003 regular meeting, with no
exceptions.
Motion carried (7-0).
C. PUBLIC HEARINGS
1. Consider Application 2003-17 for Site Plan Review of proposed improvements to the
Target store at 5537 West Broadway. Item continued from November 12, 2003
meeting.
Planner Sutter summarized the staff report and provided an overview of Target's
proposed modifications to the site plan, particularly the components of the plan related to
on-site traffic circulation.
Commissioner VonRueden questioned whether Target and staff had looked at pedestrian
safety, particularly as it relates to crossing of the main access drive in front of the store.
Commissioner VonRueden noted that with the improvements to the access drives, traffic
crossing in front of Target and bound for the Crystal Shopping Center may increase.
Planner Sutter responded that the curvature of the access drive and the landscape
plantings in the islands would serve to slow traffic. Alice Roberts -Davis, Real Estate
Manager for Target, confirmed that one of the purposes for curving the access drive was
to slow traffic. It was also noted that in addition to the main pedestrian crossing directly
in front of the store, there were two additional crossings proposed, one at each end of the
building.
Commissioner Krueger asked if the parking lot drive aisles were intended to remain one-
way in their configuration, and Planner Sutter responded that the drive aisles would be
reconfigured for two-way traffic.
Moved by Commissioner Nystrom and seconded by Commissioner Krueger to
close the public hearing.
Motion carried (7-0).
Page 2 est 3
=:> Moved by Commissioner Nystrom and seconded by Commissioner Krueger to
recommend to the City Council approval of Application 2003-17 for Site Plan Review of
proposed improvements to the Target Store at 5537 West Broadway, subject to the
conditions contained on pages 2 and 3 of the staff report.
Motion carried (7-0).
2. Consider Application 2003-16 for a new Zoning Ordinance and Zoning Map for the
City of Crystal. Item continued from October 13, 2003 and November 12, 2003
meetings.
Planner Sutter provided a detailed overview of the staff memorandum, which contained
five additional changes to the proposed zoning code amendments.
Commissioner T. Graham voiced concern that proposed zoning ordinance language
represented in 6.a. of the memo might be misinterpreted. Planner Sutter stated that
drawings and handouts accompanying the new zoning ordinance would help to clarify the
intent of that language. Commissioner Davis asked about the ability of lots with double
frontage. Planner Sutter responded that in the case of double frontage lots, both lot
frontages are considered to be front yards, in which case the property owner may have
justification for a variance from the ordinance to allow accessory structures in one of the
front yards.
Mr. Anders Johansson, 8201 32nd Avenue North, appeared and presented information
related to the location of ham radio towers and the relationship of tower height and
location to system performance. Commissioner Davis noted that this appears to be a case
of aesthetics vs. effectiveness of radio operations and that the issue is determining what is
reasonable to accommodate the use. Commissioner Sears questioned the practical
difference for setbacks of a 50' tower vs. a 75' tower. Commissioner T. Graham
suggested that the setback for towers might be established at 25' without regard to tower
height.
Moved by Commissioner Nystrom and seconded by Commissioner Krueger to
close the public hearing.
Motion carried (7-0).
Commissioner Davis suggested compromise language that would allow wire antennae
within the setback and establish a tower setback based upon tower height over either 50'
or 60'; he offered that the amount of setback was up for discussion. Commissioner T.
Graham noted that the testimony given suggested that setbacks should not be tied to the
height of the tower, but it was his feeling that the setback should be more than the usual
3' setback for accessory structures. Commissioner T. Graham noted that consideration
should be given to the fact that if someone wants a tower taller than what is permitted,
perhaps they should seek out property that can more properly accommodate one.
Commissioner T. Graham once again offered the 25' setback for such uses as a good
compromise.
0
Page 3 of 3
Chair VonRueden stated that he would prefer to see some of these ideas in writing and
asked staff if the code could be adopted without updating the standards for amateur radio
towers. Planner Sutter responded that perhaps this matter is better suited to Commission
consideration as a separate amendment early in 2004 so that the balance of the ordinance
may move forward through the adoption process. Planner Sutter noted that it would be
his suggestion that the proposed language be retained for now and that the Commission
may consider alternatives later; he suggested that the Commission record transmitted to
the Council will make it clear that the Commission remains uncertain if the proposed
language is too restrictive until they have a chance to consider it further.
=:> Moved by Commissioner Nystrom and seconded by Commissioner Davis to
recommend to the City Council to approve Application 2003-16 for a new Zoning
Ordinance and Zoning Map for the City of Crystal as presented in the draft of the
ordinance and including the five additional modifications as contained in the staff
memorandum dated December 4, 2003.
Motion carried (7-0).
Moved by Commissioner Davis and seconded by Commissioner Sears to direct staff
to prepare a range of options for Commission consideration with regard to standards
governing the height and location of amateur radio towers on residential properties.
Motion carried (7-0).
D. OLD BUSINESS
E. NEW BUSINESS
F. GENERAL INFORMATION
Planner Sutter handed out a summary of City Council actions on recent Planning Commission
items.
G. OPEN FORUM
H. ADJOURNMENT
=:> Moved by Commissioner Krueger and seconded by Commissioner Nystrom to adjourn.
Motion carried (7-0).
The meeting adjourned at 8:34 p.m.
Chair VonRueden
Secretary Nystrom
Page I of I
CRYSTAL PLANNING COMMISSION
Work Session
December 8, 2003
A. CALL TO ORDER
A work session of the Crystal Planning Commission convened at 8:42 p.m. with the following
present: Davis, Krueger, T. Graham, Nystrom, Sears, Strand and VonRueden. Also present were
the following: Councilmember Hoffman, Planner Sutter, Community Development Director
Peters and City Attorney Steve Bubul. Absent were the following: K. Graham.
B. DISCUSSION
City Attorney Bubul provided an overview of the basic principles of planning and zoning and the
role of the Planning Commission. Topics covered in his presentation included municipal zoning
authority; the Planning Commission and its organization and form; the comprehensive plan;
judicial review of zoning decisions; conditional use permits; variances; Commission procedures;
and a review of the 60 -day law.
The meeting adjourned at 9:30 p.m.
Chair VonRueden
Secretary Nystrom
CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS
December 16, 2003:
Application 2003-16 for New Zoning Ordinance & Map:
• First Reading — APPROVED.
(Action was consistent with the Planning Commission's recommendation.)
2. Application 2003-17 for 5537 West Broadway (Target)
• Site Plan Review for new parking lot & landscaping, together with a 6,000 sq. ft.
building addition on the front (north side) of the building - APPROVED.
(Action was consistent with the Planning Commission's recommendation.)
January 6, 2004:
1. Application 2003-16 for New Zoning Ordinance & Map:
• Second Reading —APPROVED; NEW ORDINANCE & MAP ADOPTED.
• Publication scheduled for January 15, 2004.
• Effective date will be February 14, 2004.
(Action was consistent with the Planning Commission's recommendation.)
Page 1 of 1 09/07/2004
CITY OF CRYSTAL
Development Status Report
(as of December 30, 2003)
PLANNING & ZONING APPLICATIONS APPROVED BY THE CITY COUNCIL:
Parkside Acres. The City Council approved a development plan in September 2000 for
40 townhomes and 10 single-family homes on this 10 acre site. The single-family
homes are being built on 2 acres along the west side of Zane north of 47th and the
townhomes are being built on the remaining 8 acres along both sides of Adair north of
47th. The development includes a wetland area, landscaped berms along 47t", and
trails around the development connecting it to the Community Center. 36 townhouse
units have been sold at an average price of $284,000. 9 single-family homes have
been sold at an average price of $302,000. A few minor site improvement issues
remain to be resolved in 2004; otherwise, the project is complete.
2. Crystal Business Park (5500 Lakeland). The Preliminary Plat has been approved but
the Final Plat is on hold until Hennepin County determines the right-of-way
requirements for the reconstruction of County Road 81. This is a clean-up item from a
1999 redevelopment project that culminated in construction of a 92,000 sq. ft. office -
warehouse building.
3. Living Works Lodge (3200 Douglas). This request included rezoning from Community
Commercial to Medium Density Residential and site plan review for a 2 family dwelling
to provide supportive housing for people with brain injuries. The City Council gave final
approval on August 5, 2002 but the owner had to delay construction due to other
factors. Construction began in October 2003 and is approximately 6% complete.
4. Preliminary and Final Plat to divide 4957 Florida together with variances. The City
Council approved the plat of Florida Addition on August 5, 2002. A new house has
been built on the newly created lot at 6511 50th. The new house is a 2 story, 3
bedroom, 2'/z bath house with 1,624 finished sq. ft. plus an 812 sq. ft. basement. The
existing house remains on the other lot at 4957 Florida. This project also includes new
detached 2 car garages for both the new house at 6511 50th and the existing house at
4957 Florida. Both garages will be accessed off the adjacent alley; to allow this,
variances were granted to increase the maximum rear yard structure coverage from
30% to 40%.
5. Lot Combination and Division at 6621 32"d. The City Council approved this request on
September 17, 2002 to reconfigure 2 existing parcels into 3 parcels. One of the 3
parcels will include the existing house at 6621 32nd; the house has been substantially
rehabbed and a new detached 3 -car garage has been built. The other 2 parcels will be
13,000 sq. ft. lots available for new home construction. The owner has not yet
proceeded with construction of the two new homes.
G:IPLANN/NGIGenerallDevelopmentStatusReportsl2003-4thquarter.doc Page 1 of 5
6. Family Eve Care (5200 Douglas). The City Council approved the site and building plans
for this project which will roughly double the size of the existing medical office building
together with reconfiguring the parking lot and adding new landscaping. Construction
was expected to begin in the second half of 2003 but the owner made some minor
changes to the project and is now expected to do the construction work in the first half
of 2004.
7. Regal Car Wash (5301 Douglas). The City Council approved a Conditional Use Permit
for specific, limited auto -oriented uses on July 22, 2003. Conditions of approval include
removal of the curb cut on Edgewood and extension of the screening fence. This work
was completed in late 2003.
8. Rose -Bo Floral (5509 56th). The City Council approved a Comprehensive Plan
Amendment and Rezoning on August 19, 2003 to change this property from Low
Density Residential to Neighborhood Commercial, so the existing house could be
demolished and the lot used to build a parking lot for the adjacent Rose -Bo floral shop.
The owner has not yet begun the project.
9. Variance at 3444 Yates. The City Council approved this request on September 16,
2003 to establish the front setback at 60' from the centerline of Yates Avenue instead of
30' from the front lot line. This would enable the owner to build an attached garage
projecting in front of the house. However, the owner has not yet applied for a building
permit or submitted plans for the project.
10. Variance for 4900 4908 4916 4924 4934 4948 4952 & 4958 Quail. The City Council
approved a variance on October 21, 2003 to allow limited patios in the front yard for
these eight homes whose front yards abut a platted but unimproved street between
them and Twin Lake.
11. Crystal Shopping Center (103 Willow Bend). On October 21, 2003, the City Council
approved a site plan including the following:
• Construction of a new 54,000 sq. ft. building in the southern part of the site to house
larger Marshall's and Michael's stores.
• Demolition of all or part of the existing south building and relocation of its tenants to
other spaces on the site.
• General parking lot, landscaping and building facade improvements.
• A variance to allow parking spaces along the north side of the west building to have
no setback from the lot line along 56th Avenue.
12. Lot Division at 4068 Hampshire. On November 18, 2003, the City Council approved the
detachment of the rear (east) 173' of this property to be added to the abutting
Hagemeister Pond park property. The existing house will remain on the front (west)
255'.
13. Target Store (5537 West Broadway). On December 16, 2003, the City Council
approved a site plan for parking lot and landscaping improvements, together with a
6,000 sq. ft. addition on the front (north side) of the building.
G:IPLANNINGIGenerallDevelopmentStatusReportsl2003-4thquarter.doc Page 2 of 5
ECONOMIC DEVELOPMENT AUTHORITY
SCATTERED SITE NEW LOT SALES:
14. Edgewood Gardens. In December 2001 the EDA acquired the property at 6328 38th for
rehab and resale. In February 2002 the EDA acquired the home located at 6404 38th
for demolition and a home at 3821 Douglas for resale. In March 2002 the City Council
transferred the vacant parcel located at 3818 Florida to the EDA for development.
These 4 parcels were incorporated into a new plat called Edgewood Gardens. The City
Council approved the Preliminary Plat in May 2002 and the Final Plat in August 2002.
The use of the plat's 8 parcels is described below:
LOT ADDRESS PROPERTYSTATUS
LOT PRICE
1 3821 Edgewood Lot sold to Feyereisen Construction; $72,500
construction complete; house has 3,166 sq. ft.
(2,122 finished), 4 bedrooms, 2'/2 baths;
house sold for $314,600 in May 2003.
2 3813 Edgewood Lot sold to Al Stobbe Homes for new house; $75,000
construction nearly complete; house has
3,442 sq. ft. (2,938 finished), 4 bedrooms,
3'/2 baths; house not yet listed for sale.
- 3 3808 Edgewood Lot sold to Novak -Fleck for new house; $76,000
construction complete except landscaping;
house has 3,746 sq. ft. (2,413 finished),
4 bedrooms, 2'/2 baths; house sold for
$370,500 in August 2003.
4 3812 Edgewood Lot sold to All Quality Builders for new house; $70,000
construction complete except landscaping;
house has 3,591 sq. ft. (2,439 finished), 3
bedrooms, 2'/2 baths; house sold for $291,000
in August 2003; much of the construction was
done by the buyer.
5 3820 Edgewood Lot sold to Novak -Fleck for new house; $66,000
construction complete; house has 2,694 sq.ft.
(1,796 finished), 3 bedrooms, 2%2 baths; house
sold for $291,200 in September 2003.
6 640438 1h Lot sold to Al Stobbe Homes for new house; $62,000
construction complete; house has 2,870 sq. ft.
(1,916 finished), 3 bedrooms, 2'/2 baths; house
sold for $289,900 in June 2003.
7 6328 38th Existing home rehabbed by EDA and sold in n/a
August 2002 for $167,900.
G:IPLANN/NGIGenerallDevelopmentStatusReportsl2003-4thquarter.doc Page 3 of
8 3821 Douglas Existing home sold as -is in October 2002 for n/a
$159,900. Buyer has completed the repairs
required by the housing maintenance code.
15. 4355 Welcome. In June 2002 the EDA purchased this property for demolition and lot
sale. In April 2003 the EDA sold the lot to Avery Homes for $55,000. The house is a 2 -
story with 3,326 sq. ft. (2,142 finished), 4 bedrooms, 3 baths and a detached 2 -car
garage. Construction is complete except for landscaping. The house sold for $295,000
in November 2003.
16. 4641 Douglas. In June 2002 the EDA purchased this property for demolition and lot
sale. In March 2003 the EDA sold the lot to Novak -Fleck for $60,000. The house is a
2 -story with 3,091 sq. ft. (1,929 finished), 3 bedrooms, 2'/z baths and an attached 3 -car
garage. Construction is complete. The house is listed for sale at $301,900.
17. 3528 Brunswick. In July 2002 the EDA purchased this property for demolition and lot
sale. In June 2003 the EDA sold the lot to MJA for $80,000. The house is a rambler
with 3,428 sq. ft. (all finished), 3 bedrooms, 3 baths and an attached 2 -car garage.
Construction is complete except for landscaping. The house sold for $367,000 in
November 2003.
18. 5757 Quail. In July 2002 the EDA purchased this property for demolition and lot sale.
In April 2003 the EDA sold the lot to Novak -Fleck for $61,610. The house is a 2 -story
with 3,007 sq. ft. (1,955 finished), 4 bedrooms, 2'/2 baths and an attached 3 -car garage.
Construction is complete except for landscaping. The house sold for $268,333 in
October 2003.
19. 5740 Quail. In January 2003 the EDA purchased this property for demolition and lot --
sale. In July 2003 the EDA sold the lot to Exceptional Homes for $58,000. The house
is a 1% -story with 3,090 sq. ft. (1,576 finished), 3 bedrooms, 2 baths and an attached 2 -
car garage. Construction is complete except for landscaping. The house sold for
$233,000 in November 2003.
20. 3516 Kyle. In March 2003 the EDA purchased this property for demolition and lot sale.
In July 2003 the EDA sold it to Golden Home Builders for $55,000. They are building a
new 2 -story house with 2,764 sq. ft. (1,867 finished), 3 bedrooms, 3 baths and a
detached 2 -car garage. Construction is 75% complete. The house is listed for sale at
$273,989.
21. 3520 Kyle. In March 2003 the EDA purchased this property for demolition and lot sale.
In July 2003 the EDA sold it to Golden Home Builders for $55,000. They are building a
new 2 -story house with 2,732 sq. ft. (1,806 finished), 3 bedrooms, 3 baths and a
detached 2 -car garage. Construction is 60% complete. The house is listed for sale at
$269,800.
22. 5201 Maryland. In January 2003 the EDA purchased this property for rehab and re-
sale. However, due to unforeseen problems with the house it was later determined that
demolition and lot sale was the best course of action for this property. In November
2003 the EDA sold the lot to Feyereisen Construction for $70,000. They will build a new
G:IPLANNING1GenerallDevelopmentStatusReportsl2003-4thquarter.doc Page 4 of 5
23
2 -story house with 2,965 sq. ft. (1,925 finished), 3 bedrooms, 2'/2 baths and a detached
3 -car garage. Construction has not yet begun, and the price of the new house has not
been set by the builder.
3824 Welcome. In July 2003 the EDA purchased this property for demolition and lot
sale. In November 2003 the EDA sold the lot to Avery Homes for $70,000. They will
build a new 2 -story house with 3,308 sq. ft. (2,124 finished), 4 bedrooms, 3 baths, and
an attached 2 -car garage. The existing detached 2 -car garage will be rehabbed.
Construction has not yet begun, and the price of the new house has not been set by the
builder.
24. 6412 45th. In October 2003 the EDA purchased this property for demolition and lot sale.
Demolition is expected in early 2004. The EDA expects to seek new home proposals
from builders in early 2004. The target lot price is $66,000 and the target final value is
$264,000.
25. 3512 Brunswick. In January 2003 the City of Crystal gained title to this property after
condemning it due to water damage and extreme mold contamination. The prior owner
challenged the condemnation in District Court but the judge ruled in favor of the city.
The prior owner subsequently appealed the condemnation to the Minnesota Court of
Appeals but in December 2003 the court ruled in favor of the city. The city will now
transfer title to the EDA, and the EDA will demolish the house and seek new home
proposals from builders in early 2004. The target lot price is $70,000 and the target
final value is $272,000.
26. 3415 Zane. In July 2003 the EDA purchased this property for demolition and lot sale.
Demolition is expected in early 2004. The EDA expects to seek new home proposals
from builders in early 2004. The target lot price is $70,000 and the target final value is
$272,000.
27. 4120-4130-4140 Brunswick In the second half of 2003 the EDA purchased these three
properties. One redevelopment option is to demolish 4120 & 4140, rehab 4130, and re -
plat the properties to create three lots for new home construction. Another option is to
demolish all three existing houses and re -plat the properties to create five lots for new
home construction. The EDA will discuss the redevelopment options and select one in
early 2004. Demolition is expected by summer 2004. The EDA expects to seek new
home proposals from builders in summer or fall 2004. The target prices and value have
not been set.
ECONOMIC DEVELOPMENT AUTHORITY
DEMOLITION AND LAND -BANKING FOR FUTURE REDEVELOPMENT:
28. 3122 Douglas. The EDA purchased this small, functionally obsolete house in May
2003. It is part of an area guided for medium density redevelopment in the
Comprehensive Plan. The EDA plans to demolish the existing house in early 2004 and
hold the property until redevelopment occurs.
G:IPLANN/NGIGenerailDevelopmentStatusReports11003-4thquarter.doc Page 5 of 5
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3
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Cl
City of Crystal
4141 Douglas Dr N
Crystal MN 55422
Phone: 763-531-1000 Fax: 763-531-1188
Web Site: www.ci.crystal.mn.us
To: Crystal Heights Redevelopment Plan Stakeholders
From: Patrick Peters, Community Development Director
f
Date: January 7, 2003
Subject: January 15 and January 20 Special EDA Meetings
You recently received notice that the Crystal Economic Development Authority (EDA) would
hold a special meeting on Thursday, January 15, 2004, to receive the staff recommendation on
which of the options identified in the Crystal Heights Preliminary Redevelopment Plan should be
pursued. That notice stated that the EDA would not take action on the staff recommendation at
that January 15 meeting but would hold another special meeting on Tuesday, January 20.
The EDA President has since pointed out correctly that the only meeting that has been scheduled
officially by a vote of the EDA is for January 15. So, in light of the conclusions reached by staff
and gauging from comments made at the end of the EDA's annual organizational meeting held
on January 6, it appears that some EDA Commissioners are prepared to take action on the
recommendation on January 15 instead of scheduling another special meeting for January 20.
As such, you are encouraged to review the staff recommendation and/or attend the special EDA
meeting on January 15. Again, the details for that meeting are:
• DATE: Thursday, January 15, 2004
• TIME: 7:00 PM
• PLACE: Council Chambers, Crystal City Hall
4141 Douglas Drive North
As a reminder, the staff report is available for viewing Monday through Friday (except holidays)
from 8:00 a.m. to 4:30 p.m. at the front counter of City Hall. The report also is available for
viewing online at the city's website: www.ci.crystal.mn.us, Click on the Crystal Heights
Redevelopment Plan link on the website's main page and then on Staff Recommendation to the
EDA, 1-15-04.
For those of you who have not reviewed the staff report, a summary of the recommendation is
included on the reverse side of this memorandum.
SUMMARY
The options identified in the Crystal Heights Preliminary Redevelopment Plan for EDA
consideration are:
o Option #1: Pursue whole area redevelopment, either:
(a) Comprehensively, through acquisition and demolition of all residential
structures, followed by site preparation and construction; OR
(b) Incrementally, acquiring properties with the intention of assembling
properties for phased redevelopment.
o Option 42: Determine that whole area redevelopment is not feasible
o Option #3: Acquire and hold for possible whole area redevelopment at some time in
the future.
Following consideration of the options and the advantages and disadvantages of each, city
staff has reached the following conclusions:
o Options #1(a) and #1(b) are infeasible at this time. Option 43 might be appropriate if the
EDA did not have other potential redevelopment needs elsewhere in the community. That
leaves Option #2 as having the best fit with current fiscal realities and the city's long-
term redevelopment needs.
o As such, staff recommends that the EDA direct staff to pursue Option 42. Specifically:
• Sell the five EDA -owned lots for new house construction.
• Pursue similar new house development on lots owned by MnDOT and Cub Foods.
• Acquire existing houses on a voluntary basis, demolish them, and sell the lots for new
house construction per the scattered site program used elsewhere in the city.
• Reconstruct 34th Place & 35th Avenue (possibly as part of Phase 7 street
reconstruction in 2005); assess property owners for share of reconstruction costs in
accordance with standard city policy.
• Proceed with a Comprehensive Plan amendment to guide areas west of Regent for
low-density residential.
MEMORANDUM
TO: Crystal Economic Development Authority
cc: Anne Norris, City Manager
FROM: Patrick A. Peters, Community Development Director
John Sutter, City Planner/Housing Redevelopment trdinator
DATE: December 29, 2003
SUBJECT: Crystal Heights Preliminary Redevelopment Plan
BACKGROUND
The Crystal Heights Preliminary Redevelopment Plan was presented to the Crystal
Economic Development Authority at a public meeting held on December 4, 2003. The
presentation of the report signaled the completion of a ten month effort to assess the
feasibility of a comprehensive redevelopment of the Crystal Heights study area.
The plan's conclusion offers three possible courses of action for evaluation by the EDA
as it considers the next steps. At the December 4 meeting, the EDA directed staff to
return on January 15, 2004, for presentation and discussion of a preferred course of
action. The discussion in this memorandum provides an evaluation of the three
approaches in an effort to identify the strengths and weaknesses of each.
Also at the December 4 meeting, the EDA requested that staff prepare responses to the
questions that were posed during the public input portion of that meeting. Written
responses to those questions are attached and were posted on the city website on
December 16.
Following presentation and discussion of the recommendations on January 15, the EDA
will hold another special meeting on January 20, 2004, to formally offer direction to staff
or take action on one of the options. A notice indicating the time, place and purpose of
each meeting was mailed to the 250 stakeholders on the project mailing list.
DISCUSSION
The Crystal Heights Preliminary Redevelopment Plan Feasibility Report speaks to the
physical and fiscal feasibility of whole area redevelopment. The report's conclusions
were developed only after thorough analysis of 1) projected project costs and revenues
(sources and uses); 2) projected market demand; and 3) physical constraints of the
project area.
The report identifies an "implementation strategy" that includes three potential options
for consideration by the EDA.
Option #1: Pursue whole area redevelopment, either:
(a) Comprehensively, through acquisition and demolition of all
residential structures, followed by site preparation and
construction; OR
(b) Incrementally, acquiring properties with the intention of
assembling properties for phased redevelopment.
Option #2: Determine that whole area redevelopment is not feasible
Option #3: Acquire and hold for possible whole area redevelopment at
some time in the future
An appropriate and practical method for determining the most reasonable option to
pursue is to offer a side-by-side comparison of the advantages and disadvantages of
each option. The tables on the following pages identify each option and the pros and
cons associated with each.
option "
Assum tion `
Procedures for Implementation
Advantages
Disadvantages
#1-a: Pursue whole
area redevelopment
The concentration of
uniquely sub-standard
Conduct physical survey of
houses.
Provides most immediate
Acquisition of 78 single
on a comprehensive
basis.
houses needs to be
Establish TIF or Renewal &
removal of sub-standard
structures.
family houses.
addressed for the whole
area rather than on a lot-
Revitalization District, if eligibility
Would maximize land value
eslidents.n of current
by-lot basis. The best
requirements are met.
Modify/abate existing Cub Foods
for redevelopment.
For current residents,
Presumed difficulty in
way to do this is to
redevelop the whole
TIF district.
Secure additional project
P
provides certainty that
negotiating mutually
a
agreeable sale price,
area all at once.
funding.
acquisition will occur.
All aging infrastructure would
possibly making
Seek out developers and
be replaced.
condemnation necessary.
negotiate development
agreement(s).
Federal and state law
Financial of between $3
million and gap p o million with
Acquire properties through
requires that acquisition be
at fair market value plus
TIF; gap of between $12.4
negotiation or through
relocation benefits.
million and $16 million
without TIF.
c
condemnation.
Prepare site (demolish houses,
Legal considerations.
build infrastructure).
Proceed with Comprehensive
Plan amendment to guide areas
east of Regent to medium-
-----------------
density residential.
Option
Assum tion
Procedures for lm "lementation
Advanta es
Disadvantages
Option #1-b:
Pursue incremental
The concentration of
uniquely sub-standard
Same as for Option #1-a, except:
Acquire properties as funding
Same as for Option #1-a, except:
Same as for Option #1-a, exce t:
p
redevelopment of
whole area.
houses needs to be
addressed for the whole
allows and market conditions
warrant.
Spreads costs of whole area
Impacts of redevelopment's
area rather than on a lot-
Implement various aspects of
redevelopment over larger
Period of time.
early phases on the owners
by-lot basis. The best
redevelopment plan as land can
of properties not being
way to do this is to
be assembled,
acquired until tater phases.
redevelop parts of the
Establish separate TIF or
Land value in new
area, as acquisitions and
revitalization districts with each
development areas would be
funding allow.
redevelopment phase.
depressed due to adjacent
yet-to-be-developed areas.
Probable increase in
acquisition and relocation
costs over time.
Establishing staggered TIF
districts poses limitations on
use of money.
Procedures for Im lementation
Advanta es ..
Disadvantages
Option
Assumption' .` .
Option #2: Determine
Even if whole area
Sell the five EDA -owned lots for
Provides near certainty to
residents that whole
For voluntary acquisitions,
the EDA would only be able
that whole area
redevelopment is
warranted, it would not
new house construction.
Pursue similar new house
current
area redevelopment would
to pay a price that is in
redevelopment is not
feasible either now or
be feasible.
development on lots owned by
not occur.
Lower cost option for the
accordance with maximum
loss parameters under the
in future.
MnDOT and Cub Foods.
Acquire houses on a voluntary
EDA.
scattered site housing
basis for new house lot sales per
Street infrastructure
program used elsewhere in
the scattered site program used
problems will be addressed
the city.
elsewhere in the city.
through standard
Any significant building or
Reconstruct 34th PI & 35th Ave
reconstruction process.
housing code issues would
(possibly as part of Phase 7
get resolved through code
street reconstruction in 2005);
enforcement and mandatory
assess property owners for
point-of-sale inspections.
share of reconstruction costs in
accordance with standard city
policy.
Proceed with Comprehensive
Plan amendment to guide areas
west of Regent for low-density
residential.
Procedures for lm lementa'tion
EDA to establish policy for
voluntary acquisition, including
Advanta es..,
Provides the greatest range
of options for the EDA and
Disadvantages
Uncertainty as to whether
whole area redevelopment
Opf1on
Assum' tion '
Option #3: Acquire
Concentration of sub-
is
properties & hold for
standard structures
however, it is
purchase price limitations.
property owners in the
will occur in the future.
potential whole area
redevelopment in the
unique;
unknown at this time
Acquire properties on voluntary
future.
Acquisition costs will be
higher than typical scattered
future.
whether whole area
basis, demolish and hold.
Revisit potential for whole area
site approach due to higher
redevelopment ora
typical scattered site
redevelopment as housing
prices paid and long-term
holding costs.
approach is the better
conditions, market conditions
and number of EDA -owned
Revenues will be non -
option.
properties change over time.
existent until decision is
Do not reconstruct streets in the
made on which
redevelopment approach to
interim.
No changes to Comprehensive
take.
Streets will continue to
Plan at this time.
deteriorate in the interim.
SUMMARY
Based on the considerations summarized in the tables on the preceding pages, staff
has reached the following conclusions.-
For
onclusions:
For Option #1(a), the Preliminary Redevelopment Plan Feasibility Report identifies a
significant gap. it is projected to range from $3 million to $6.7 million with TIF, or
from $12.4 million to $16 million without TIF. Staff believes that it is highly unlikely
that the gap could be filled, even if TIF would be available for the project.
• Option #1(b) helps to reduce the size of the initial gap by breaking up the project into
smaller projects. However, staff believes that negative impacts caused by phasing
the redevelopment over time would outweigh the potential benefits.
• Option #2 assumes that whole area redevelopment is not feasible now and is
unlikely to become so in the future. Because it would involve selling the current
EDA —owned lots and reconstructing the streets in their current configuration, it
would probably make whole area redevelopment practically impossible in the future.
• Option #3 defers the decision on whether to pursue whole area redevelopment. It
would give both the EDA and the current property owners the greatest range of
options in the future. However, it would also provide the highest degree of
uncertainty. Finally, the costs over time to the EDA would be significant, especially
since it is unknown how long the EDA would have to hold property in the area. The
city will have other redevelopment needs in the future and probably should not tie up
its resources to the degree necessary for implementation of Option #3.
In summary, Options #1(a) and #1(b) are infeasible at this time. Option #3 might be
appropriate if the EDA did not have other potential redevelopment needs elsewhere in
the community. That leaves Option #2 as having the best fit with current fiscal realities
and the city's long-term redevelopment needs.
RECOMMENDATION
Staff recommends that the EDA direct staff to pursue Option #2. Specifically:
• Sell the five EDA -owned lots for new house construction.
• Pursue similar new house development on lots owned by MnDOT and Cub Foods.
• Acquire existing houses on a voluntary basis, demolish them, and sell the lots for
new house construction per the scattered site program used elsewhere in the city.
• Reconstruct 34th Place & 35th Avenue (possibly as part of Phase 7 street
reconstruction in 2005); assess property owners for share of reconstruction costs in
accordance with standard city policy.
• Proceed with a Comprehensive Plan amendment to guide areas west of Regent for
low-density residential.
EDA action is requested.
Cl
- -- —Ah
City of Crystal
4141 Douglas Dr N
ATTACHMENT
Crystal MN 55422
Phone: 763-531-1000 Fax: 763-531-1188
Web Site: -w-ww.ci.crystal.mn.us
To: Economic Development Authority Commissioners
From: Patrick A. Peters, Director, Community Development Department
Date: December 15, 2003
Subject: Questions from December 4`h EDA meeting
At the December 4, 2003 Economic Development Authority ("EDA") meeting, staff was asked
to provide answers to questions that some in attendance felt had not been answered. After
reviewing the comments from the meeting, we felt there are three basic questions that may not
have been adequately addressed in the Crystal Heights Preliminary Redevelopment Plan
document:
Q: Who decided to designate the Crystal Heights area as a potential redevelopment area?
A: When preparing the Comprehensive Plan during 1998, 1999 and 2000, one of the
tasks for city staff, the EDA Advisory Commission and the Planning Commission
was to identify areas of the city that might need to be redeveloped in the future.
For the reasons noted in the answer to the "Why?" question below, the Crystal
Heights area was identified as a potential redevelopment area. Workshops and
public hearings were held on the draft plan which included the map showing
potential redevelopment areas (Figure 8 in the Comprehensive Plan). The City
Council adopted the Comprehensive Plan on October 3, 2000. The feasibility
study authorized by the EDA in 2002 was the next step in determining whether
redevelopment could occur. That study, culminating in the Crystal Heights
Preliminary Redevelopment Plan, is just now being completed.
Q: Why was the Crystal Heights area designated as a potential redevelopment area?
A: Most of the houses in the Crystal Heights area were installed on slabs without
spread footings below frost line. This is the same type of foundation typically
used for detached garages or other non -inhabited structures. Also, poor soils were
known to be present in some parts of the area. This combination of unusual
characteristics is unique to the Crystal Heights area.
Q.' When 1 bought my house there was a city -required inspection. Why weren't any of these
problems mentioned?
A: The inspection required by the city prior to the sale of a house is used to ensure
compliance with the Housing Maintenance Code. This code is just that, a
maintenance code. It focuses on immediate housing maintenance and life safety
issues. It does not and cannot address long-term concerns like the ones mentioned
in the answer to the "Why?" question above.
In addition to this memo being available to the public at City Hall, we are adding it to the Crystal
Heights page on the city's web site. If you have questions regarding these items, feel free to give
me a call at 763-531-1130 or email me at ppeters a,ci.crvstal mn ,is.
,1
2004
Planning Commission
Title
First Name
Last Name"
Address
City
State
Zip Code
Date Appointed
Phone
Term
e-mail address
Expires
Ward 1
Joseph
Sears
3301 Yates Av N
Crystal
MN
55422
07/02/2002
h- (763) 535-0485
2005
Ward 1
Tom
Davis
3342 Edgewood Ave
N
Crystal
MN
55427
04(15/2003
h- (763) 533-1361
or w- (612) 348-6706
2006
Ward 2 (At -Large)
Michelle Strand
3430 Douglas Dr N
Crystal
MN
55422
07/02/2002
h- (763) 533-4675
2006
mstrand@nationalmap.com
Open - Ward 4
2006
Council Liaison Gary Joselyn 4068 Hampshire Ave N
Crystal
MN
55427
01/06/2004
h- (763) 533-9659
n/a
umselynghotmail com
Secretary, Ward 2 Rita Nystrom 3618 Adair Av N
Crystal
MN
55422
02/17/1987
h - (763) 533-0727
2004
none
Vice Chair, Ward
2 Todd Graham 3443 Adair Av N
Crystal
MN
55422
04/21/1998
h - (763) 533-0671 or
w - (612) 296-4475
2004
tgraham@mindless.com
Open - Ward 4
Crystal
Crystal
MN
MN
ci.crvstal mn
55429
55429
us
2004
none
Chair, Ward 3 Richard VonRueden 5130 Vera Cruz Av N
06/01/1993
h - (763) 533-7280 or
w - (651) 770-2356
2005
Ward 3 Edwin J. Krueger, Jr. 5009 - 52nd Av N
04/01/1997
h - (763) 537-6351
2005 edkrueger@juno.com
Staff: Patrick Peters(763) 531-1130
( ) patrick.petersno
John Sutter (763) 531-1142 john
Valerie Matthews (763) 531-1072 valerie
sutteroci crystal mn us
matthews(CM crystal mn.us
2 Members from each Ward
1 Member from City at Lar e
C:\Docump-'� and Settings\jsutter.CRYSTAL\Local Settings\Temporary Internet Files\01-K211Commissions.xls
1 01/08/2004