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2004.10.11 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY October 11, 2004 7:00 p.m. Crystal City Hall - Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. APPROVAL OF MINUTES • September 13, 2004 regular meeting D. PUBLIC HEARINGS 1. Consider Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North.* 2. Consider Application 2004-11 for Lot Division at 6517 41St Avenue North to detach the south 135 feet and incorporate it into the adjacent Hagemeister Pond Park.* 3. Consider Application 2004-12 for a Zoning Ordinance text amendment to modify regulations governing driveways, curb cuts and related matters.* E. OLD BUSINESS 1. Consider Application 2004-08 for an amendment to the Comprehensive Plan to implement the TH 100 Study Group recommendations for the west side of Highway 100.* (Item continued from September 13, 2004 meeting.) F. NEW BUSINESS G. GENERAL INFORMATION 1. City Council actions on recent Planning Commission items.* 2. Development Status Report (for quarter ending September 30, 2004).* 3. Staff preview of likely agenda items for November 8, 2004 meeting. H. OPEN FORUM I. ADJOURNMENT * Items for which supporting material will be included in the meeting packet. CRYSTAL PLANNING COMMISSION SEPTEMBER 13, 2004 ik. CALL TO ORDER Page I of 5 The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following present: Whitenack, Davis, Krueger, Nystrom, VonRueden, Hester, and Sears. Also present were the following: City Council Liaison Joselyn, Planner Sutter and Recording Secretary Matthews. B ELECTION OF OFFICERS Nystrom nominated and Davis seconded the nomination of Ed Kruger for Vice Chair of the Planning Commission for the year ending December 31, 2004. Motion carried C. APPROVAL OF MINUTES Moved by Commissioner Krueger and seconded by Commissioner Nystrom to approve the minutes of the June 14, 2004 regular meeting with the corrections mentioned by Council Liaison Jocelyn. Motion carried. 1). PUBLIC HEARINGS 1. Consider Application 2004-07 for a Conditional Use Permit to relocate the Highview Alternative Program to the former Cavanagh Elementary School at 5400 Corvallis Avenue North. Planner Sutter summarized the staff report and stated the use of the school changed after approximately 1976. Staff recommends a temporary conditional use permit subject to the conditions outlined in the staff report to be reviewed in one year. Chair VonRueden expressed his concerns about the parking deficiency. Commissioner Kruger asked if children could be dropped off on the south side of the school. Kruger also stated that he would like no parking signs on both sides of 51St for the children safety. Commissioner Hester asked what would happen at the end of the first year trial. Planner Sutter explained that the district could request a one year extension and the city would provide notice in the same manner, waving the application fee except for the publication and mailing costs. Page 2 of 5 Chair VonRueden asked about the timeframe of the Hennepin County Highway 81 construction project. Planner Sutter summarized the work up to this point in time and said that future steps are unknown because Hennepin County has halted design work on County Road 81 North of Highway 100. Thomas Walerius, the representative for School District 281 came forward. Chair VonRueden asked about the parking issue and if the school district can do anything to alleviate it. Mr. Walerius replied that the district could limit the number of students driving and alter the other programs schedules to help ease the parking. Commisioner Nystrom expressed her concerns about the noise that buses make in residential neighborhoods. Gordon Willey of 5116 Toledo Avenue stated his concerns about the traffic and parking. Carol Willey of 5116 Toledo Avenue stated her concerns and the need for safer access for the children. Tim Formo of 5116 51 S` Avenue expressed his concerns about the age group of the people who will be driving. Also, the possibility of increasing parking spaces and taking away the green is not something he approves of. Elmer Neubarth of 5313 Corvallis Avenue expressed his concerns about parking, and young people driving. Mark Melin of 5309 Fairview Ave N stated that he has the same concerns that other people have already stated. He also stated that he has a concern about raising crime rates. Commissioner Kruger asked if this was a program that ran year round. Mr. Walerius stated that it is a year round program but the other programs are not. Commissioner Davis asked if the district could tell us why this site was chosen. Mr. Walerius stated there are several reasons, one is the process of elimination, other sites need to be determined if they are going to be kept or not. Until District 281 reorganizes, we won't know the direction the board is going. At that time we will evaluate again and decide on an alternative space. Moved by Nystrom and seconded by Kruger to close Public Hearing. Motion carried. Moved by Davis and seconded by Hester to recommend to the City Council to approve Application 2004-07 for an interim, temporary Conditional Use Permit to relocate the Highview Alternative Program to the former Cavanagh Elementary School at 5400 Corvallis Avenue North, including the conditions recommended by staff with the following changes: Page 3 of S Highview buses shall circulate on-site by using the north parking lot for pick-up and drop-off and returning directly to County Road 81 on 51S` Avenue. The city will hold another public hearing with similar notice at such time the district requests extension of the C.U.P. If parking becomes a problem, the city may require the district to implement a student parking permit system for Highview. Moved by Krueger and seconded by Sears to amend the motion to add a recommendation that parking be prohibited on the south side of 51 s` as well. Motion failed 1-6 with Krueger voting aye and Davis, Hester, Nystrom, Sears, VonRueden and Whitenack voting nay. Now voting on the original motion by Davis: Motion carried 5-1-1 with Davis, Hester, Sears, VonRueden and Whitenack voting aye, Nystrom voting nay, and Krueger abstaining #2 Consider Application 2004-08 for an amendment to the Comprehensive Plan to implement the TH 100 Study Group recommendations and eliminate the Public/Institutional classification from the Future Land Use Map. Planner Sutter summarized the staff report and stated that MNDOT can dispose of this surplus property in two ways. MNDOT can either do a turnback or a reconveyance. The proposed Comp Plan Amendment would guide based on the study group's recommendations. Chair VonRueden asked about the letter that City Engineer Mathisen had written. Planner Sutter replied that a copy of that memo is provided in the staff report. Bill O'Reilly of 3124 Welcome expressed his support for a trail in area 6 and is in position to the possibility of redevelopment. His concern was that it remain low density if it is developed. O'Reilly stated that he is a Park & Recreation commissioner. He has seen a change in what people want. He would like to see a dialogue started with the Three Rivers District to join with them and use the area wisely. Tom Hawes of 3100 Welcome expressed his concerns and asked if it would be ok to read a letter out loud. Hawes passed a copy of the letter to the commission members and John Sutter. Hawes read the letter aloud. The letter expressed thanks in the care and professional process that was used in handling the excess land left by the TH 100 project. Brenda Devine of 3512 Welcome stated her comments are about areas 6 and 8 and the inability to get in and out of the area easily. She expressed her concerns that Police and Fire didn't even know that this strip of land (area eight) existed and that they stated that no one patrols this area. She is concerned about safety issues and no supervision. Joyce Johnson of 3616 Welcome asked why medium density vs. low density and what is allowed besides townhouses in medium density areas. Page 4 of S Pam Brown of 3444 Welcome has concerns about 2, 3 and 8. She stated she has concerns about putting more homes into those areas, because of the difficulty getting in and out of her neighborhood since Cub Foods and the Highway 100 project have been finished. The area has not been maintained at all and Brown feels that trails would not be maintained either. Brown also stated that there are safety issue with the steep embankment that is behind her property abutting on of these areas. Tom Hawes stated that they have been working hard to get the zoning changed for these areas, and wanted to know what would take place if redevelopment was decided for this area. Ken Devine of 3512 Welcome expressed his concerns about the zoning for medium density and low density and how many units each could create. Devine also stated that they are the only block in the state that has a service road in front of their house. We gave that right up, and we ask for consideration for this reason. Lynn Becker of 5530 32nd Ave N stated she would like to see a park and trail system where these properties are. Monica Falls (address unknown) expressed concern over the sound quality, and how the quality of the sound has decreased since Cub went in and all the trees were removed. She stated that she would rather have low density and have a lot of trees replanted to help restore the sound quality. Richard Hanley expressed his concerns about who is supposed to take care of this property and who owns it now. Moved by Commissioner Nystrom and seconded by Commissioner Kruger to close the Public Hearing. Motion carried. Motion by Davis and seconded by Sears to recommend to the City Council to approve Areas 1 a, lb & 9 as part of Application 2004-08 for an amendment to the Comprehensive Plan to implement the recommendations as outlined in the staff report. Motion carried Motion by Kruger, seconded by Nystrom to continue Areas 2-8, the west side of highway 100 properties, to the October 111h , 2004 meeting. Motion carried 4-3 with Kruger, Nystrom, VonReuden, and Hester in favor and Davis, Sears and Whitenack opposed. Motion by Nystrom , seconded by Davis to recommend to the City Council to approve the part of Application 2004-8 eliminating the Public/Institutional classification. Motion carried Page 5 of 5 #3 Consider Application 2004-09 for a Zoning Ordinance Text Amendment to add a non- conforming uses section that complies with a recently adopted state statute. Planner Sutter summarized the staff report. Motion by Nystrom, seconded by Sears to approve Application 2004-09 for a Zoning Ordinance text amendment to add a non -conforming uses section that complies with a recently adopted state statute. Motion carried. L:. OLD BUSINESS None F. NEW BUSINESS None G. GENERAL INFORMATION Planner Sutter outlined what was likely to be on the agenda for the October 11, 2004 meeting. H. ADJOURNMENT Motion to adjourn by Commissioner Sears and seconded by Commissioner Nystrom to adjourn. Motion carried. The meeting adjourned at 9:50 p.m. d,�r— Chair VonRueden M E M O R A N D U M DATE: October 7, 2004 TO: Plan g Commission (October 11th meeting) FROM: 0 YPohn Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North. A. BACKGROUND The subject property is a vacant parcel located at the southeast corner of 32nd Avenue and Douglas Drive, P.I.D. 21-118-21-32-0001, addressed as 3148 Douglas Drive. Gross area is 103,208 sq. ft. (2.37 acres) including street right-of-way to be dedicated for 32nd Avenue North and Brunswick Avenue. Net area is 80,393 sq. ft. (1.85 acres) once the right-of-way dedications are subtracted from the gross area. SML Land Development is proposing to develop the property for 18 townhouse units, in the form of three buildings with six units in each building. Their submitted application includes requests for approval of the following: ❑ Rezoning from R-1 Low Density Residential to PD Planned Development for Medium Density Residential. ❑ Preliminary plat of Brunswick Villas to include 18 privately held townhouse parcels and one parcel held in common by an association of the 18 townhouse owners. The preliminary plat also includes plans for buildings, driveways, drainage, landscaping and other site improvements. The following Exhibits are attached: A. Map showing the location of the subject property. B. Aerial photo showing the location of the subject property. C. Excerpt from the Comprehensive Plan (guiding principles for development). D. Preliminary plat. E. Grading and erosion control plan. F. Utility plan. G. Landscape plan. H. Staff's suggested changes to the landscape plan. I. Individual unit landscape plan. J. Building elevations. K. Building floor plans. MEDIUM DENSITY PLANNED DEVELOPMENT — BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 1 OF 7 Notice of Public Hearing was published on October 1, 2004 in the Sun Post. It was also mailed to all property owners within 700 feet of the subject property. The mailed notice included an illustration of the proposed development. At the October 11, 2004 meeting, the Planning Commission will hold the public hearing and may make a recommendation for the City Council to consider at its October 19, 2004 meeting. B. STAFF COMMENTS Existing Land Use. The subject property is guided Medium Density Residential and zoned R-1 Low Density Residential. The surrounding properties are guided and zoned for a mixture of uses including Low Density Residential, Medium Density Residential, and Parks & Conservation. 2. Comprehensive Plan designation. The site is guided for Medium Density Residential uses at 5712 units per acre. This yields an allowable range of 11-28 units per gross acre and 9-22 units per net acre. The Comprehensive Plan says density is determined based on gross acreage. However, it is unlikely that the plan intended to include streets like 32nd Avenue for which there is already a street easement even though it's never been platted as a street. In the case of this proposal, however, that question is a non -issue because the density of the proposed 18 -unit development would be within the allowed range whichever way it is calculated. Specifically, the development's density is 7.6 units per gross acre and 9.7 units per net acre, well within the 5-12 units per acre range for Medium Density Residential. The site is within the area covered by the Douglas Drive Special Area Plan, adopted in May 2002. The guiding principles for development are attached as Exhibit C. The proposed development appears to be consistent with these principles. 3. Zoning designation. The site is presently zoned R-1 Low Density Residential. However, the function of R-1 zoning on this property is that of a `holding zone', since the property has been guided for a higher level of development. Rezoning from R-1 to R-2 Medium Density Residential as part of a specific development proposal is appropriate. 4. Buildings. The proposed development consists of 18 townhouse -style dwelling units (single family attached), arranged in three buildings of six units each. They would be two-story units with unfinished basements. The main floor would have the living -dining -kitchen areas and the upper floor would have three bedrooms. Each unit would have a front door and small covered porch facing north, towards 32nd Avenue, and a two car garage facing south, towards the Bassett Creek Park extension. The units will have a total of 1,592 sq. ft. of finished floor area (736 sq. ft. on the main floor and 856 sq. ft. on the upper floor). The basement would provide another 736 sq. ft. Each unit would have a 480 sq. ft. two -car garage (not counted in the floor areas noted above). MEDIUM DENSITY PLANNED DEVELOPMENT — BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 2 OF 7 5. Exterior Materials, Walls and Rooflines. The exterior of the building would have a combination of lap siding, fish scale -style siding, and stone accents. Roofs will be gable style with shingles. Specific materials for the building exteriors are to be called out in text form on the building plans before final Council approval. 6. Setbacks. The buildings would comply with the minimum setback of 30 feet. However, if the developer wishes to build front porches encroaching into the required setback, staff would recommend allowing such an encroachment because the Zoning Ordinance allows it for single family houses. If the developer wishes to narrow that segment of the main drive, that modification should be shown on the plan presented to the City Council. 7. Impervious Coverage. With a proposed hard surface coverage of 62%, the development would exceed the R-2 maximum of 50%. However, one of the purposes of the PD zoning designation is to allow flexibility in the application of specific requirements so that other goals of the.city may also be considered. In this case, the main reason the development exceeds the impervious coverage limit is because the driveways are at the rear of the site and accessed off of a separate private drive. This layout is necessary to minimize the number of curb cuts on 32nd and to improve the appearance of the units by not having garage doors face 32nd. Also, the storm water pond will mitigate the impacts of additional storm water resulting from coverage greater than 50%. Finally, the site has mostly clay soils and is a short distance from Bassett Creek, so most of the water currently runs quickly off of the site onto 32nd Avenue and into Bassett Creek. 8. Floor -to -Area Ratio. With a proposed floor -to -area ratio (FAR) of 0.36, the development would comply with the PUD maximum of 0.50 FAR. 9. Open Space Requirements. City Code requires a minimum of 10 percent of the gross project area be provided for private recreational uses. The landscape areas in front of each unit make up approximately 16% of the site, and other landscape areas on the site make up another 22% of the site. Staff recognizes that the intent of this requirement is to require more amenities than just lawn and landscaping. However, the ordinance specifically states that smaller developments may be exempted from this requirement, as may developments located so near existing recreational facilities that it would be duplicative to require the same facilities as part of a development. Staff opinion is that the subject property meets both criteria. With only 18 units, it is probably too small to justify a requirement for any particular recreational facilities or equipment. And it is located adjacent to Bassett Creek Park, the largest park in crystal with a wide range of recreational facilities and equipment. 10. Utilities. All utilities service lines on the site shall be underground. The existing overhead lines along 32nd and Douglas will remain because they are trunk lines not related to the development., The development's private water, sanitary sewer MEDIUM DENSITY PLANNED DEVELOPMENT — BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 3 OF 7 and storm sewer lines will tie into the public system in the general vicinity of Brunswick Avenue. A privately owned, operated and maintained lift system will be required for the sanitary sewer; it will be located at the east end of the site. Sewer availability charges levied by Metropolitan Council Environmental Services are the responsibility of the developer but they do not need to be paid at the time of final plat approval. Instead, they are paid upon issuance of a building permit for a particular dwelling unit. 11. Drainage. Approximately 60% of the site's land area, including nearly all of the driveway area and half of its building roofs, would be directed into a private storm sewer that will flow into a storm water pond, which will in turn discharge into an existing city storm sewer leading to Bassett Creek. Runoff from the other 40% of the site, including the other half of the building roofs, the front sidewalks and a small part of the driveway area, would flow onto 32nd Avenue and into Bassett Creek. Watershed approval will be required before any development of the site may proceed. 12. Landscaping. The developer is proposing 7 large -species deciduous shade trees (Ash and Maple), 12 ornamental deciduous trees, and 8 evergreens. Staff recommends this be changed to 13 large -species deciduous shade trees, 14 ornamental deciduous trees, and 7 evergreens, as illustrated in Exhibit H. Because the number of shade trees would be significantly greater, staff would like to see more variety among the shade trees. Generally suitable alternatives to Ash and Maple could include the following: ■ Elm (disease -resistant hybrids) ■ Ginkgo (male only) ■ Hackberry ■ Kentucky Coffeetree (male only) ■ Oak (Bur or Swamp White) ■ River Birch 13. Parking. The Zoning Ordinance requires at least two stalls per dwelling unit. Each of the 18 units would have two garage spaces and two driveway spaces, for a total of 72 'private' parking spaces. In addition, there will be nine `guest' parking spaces; seven located on the east side of unit #6, and two located between units #12 and #13. Therefore the total number of parking spaces on the site is 81, or 4.5 parking spaces per unit. This is roughly consistent with other townhouse developments approved by the city during the past several years: Memory Lane Estates (69xx 42nd), Parkside Acres (47xx Adair), and Valley Estates (72xx 32nd) On street parking is available in a dedicated lane on 32nd Avenue, but no parking is permitted there from 2-5 a.m. 14. Access. The development's shared private drives will access 32nd Avenue and Brunswick Avenue. Concrete curb & gutter, minimum b6-12, is required for the private drives, except for the segment where the 18 private drives intersection MEDIUM DENSITY PLANNED DEVELOPMENT — BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 4 OF 7 with the main drive. In that segment, surmountable curb is preferable due to the proximity of the individual units' drives. The private streets will be at least 24 feet wide (face-to-face), although the drive serving the western building may be narrowed to 22 feet wide because it only serves six units and is a dead end. If the developer wishes to narrow that segment of the main drive, that modification should be shown on the plan presented to the City Council Parking shall be prohibited on both sides of the main drives, except for the nine `guest' parking spaces. The main drives shall be posted "No Parking Fire Lane" 15. Mailboxes and Addressing. At this time, the proposal does not include any mailbox styles or locations, which would be determined by the U.S. Postal Service. Each unit would be addressed on 32nd Avenue as follows: West Building: Middle Building: East Building: LOT ADDRESS LOT ADDRESS LOT ADDRESS 1 6215 7 6129 13 6115 2 6213 8 6127 14 6113 3 6211 9 6125 15 6111 4 6209 10 6123 16 6109 5 6207 11 6121 17 6107 6 6205 12 6119 18 6105 16. Final Plat. The City Council will consider the final plat at the same time it considers second reading of an ordinance rezoning the property for the planned development. The improvements shown on the submitted plans, including drives, water, sanitary sewer, storm sewer and landscaping, and subject to any conditions or modifications required by the City Council, will be required as a condition of final plat approval. 17. Timeline. If the Planning Commission makes a recommendation at its October 11, 2004 meeting, the City Council would consider the proposed development under the following schedule: Oct. 19, 2004 First reading of the rezoning ordinance Nov. 4, 2004 Second reading of the rezoning ordinance and plat approval Nov. 18, 2004 Rezoning ordinance published Dec. 18, 2004 Rezoning ordinance effective The developer has asked about the possibility of an expedited schedule, so they can begin construction in 2004. To accommodate this request, upon second reading and adoption of the rezoning ordinance, we would allow the developer to begin excavation and utility installation work on the site if the site improvement agreement and required financial surety have been provided. No building construction work such as footing installation would be permitted until the rezoning ordinance becomes effective. MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 5 OF 7 C. RECOMMENDATION Staff recommends approval of Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North. The suggested findings of fact are that the Rezoning and Preliminary Plat specifically proposed by the developer would be consistent with the Comprehensive Plan and the requirements of the Zoning Ordinance, provided all required modifications are made and imposed conditions are met. The recommended conditions of approval are as follows: Currently, part of the two -stall auxiliary parking bay between units 12 and 13 is shown as being included within the lots for each of those respective units. On the Final Plat, portions of the southeast corner of Lot 12 and the southwest corner of Lot 13 shall be added to Lot 19 (the common property) so that all of the parking bay is located within Lot 19 (the common property). 2. The Final Plat shall include a drainage and utility easement on all of Lot 19 (the common property). 3. The property owner shall grant to Hennepin County a trail easement over the west 7 feet of the subject property. 4. Each dwelling unit shall have a full basement which would be available for storage or future finishing. At a minimum, each basement shall include an egress window well in front of each unit, and a rough -in for a future 3/4 bathroom. 5. Prior to the Council meeting, exterior building elevations shall be submitted with the exterior building materials called out in text form to supplement the drawings. 6. Fire code requires that the buildings be sprinkled. Call Fire Inspector Aaron Surratt at 763-537-2323 ext. 2003 if you have questions. 7. Due to the buildings being sprinkled, only two hydrants are required. One shall be as currently shown at the water line dead end on the west edge of the site; and the other shall be located adjacent to the main drive, between the driveway for unit #12 and the two -stall auxiliary parking bay. 8. As shown, the main drives shall have b6-12 curb & gutter. However, along the north side of the main drive, surmountable curb shall be installed due'to the proximity of the driveways to each other. 9. The developer shall install "No Parking Fire Lane" signs along all of the development's private drives except for the nine `guest' parking spaces shown on the plans. MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 6 OF 7 10. The owners association shall be responsible for all maintenance of the utilities, landscaping, drives and other site improvements. This includes snow removal. Snow shall either be stored on the site or hauled away; in no circumstances shall snow be pushed onto adjacent property. 11. Presently the garage doors and driveways are shown as being 16 feet wide and centered in each garage, leaving 4 feet of space on each side. Instead, they shall be offset so that they are 2 feet from one side of the garage and 6 feet from the other side, as illustrated in Exhibit H. This will result in landscape areas either 12 feet wide or 4 feet wide, instead of the submitted plan which shown them all being 8 feet wide. The narrow areas (4 feet) shall be landscaped with rock or mulch, and each shall be planted with three small bushes or perennials subject to the approval of the City Forester. The wider areas (12 feet) shall be landscaped with turf, and planted with large species deciduous shade trees as described in condition #10 below. 12. There need to be eight additional trees along the south side of the buildings, along the north side of the drive aisle. Specifically, six large -species deciduous shade trees and two ornamental trees shall be added, as illustrated in Exhibit 10. Species and variety of these additional trees must be approved by the City Forester prior to installation. 13. All trees shall be planted at least 15 feet from the buildings, measured from the trunk. 14. Two of the Black Hills Spruce trees, one at the northeast edge of the storm water pond and the other at the southeast edge, shall not be planted due to sight triangle issues as illustrated in Exhibit H. Instead, one shall be planted along Douglas Drive near the dead-end of the driveway and the other may be eliminated from the plans. 15. The irrigation system will need a meter pit and doghouse. This needs to be shown on the site, utility and landscape plans. 16. A site improvement agreement, including financial surety guaranteeing satisfactory completion of the improvements, will be required upon final plat approval. 17. A park dedication fee of $18,000 (18 units at $1,000 per unit) will be required upon final plat approval. Planning Commission action is requested on Application 2004-10 for Rezoning to PD Planned Development and a Preliminary Plat for an 18 unit townhouse development at 3148 Douglas Drive North based on the suggested findings of fact and including the conditions stated above. MEDIUM DENSITY PLANNED DEVELOPMENT - BRUNSWICK VILLAS (S.E. CORNER 32ND & DOUGLAS) PAGE 7OF7 ir" Ni KAU A '' ai• n SG ez sv> s9 t i s7 � Q°4 7d T� ~a ADD. 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If a development site includes areas guided for different densities, the developer may request that the city average the guided density on a pro -rated basis over the entire site. However, the city may require the developer to conform with each guided density instead of a pro -rated average. Density bonuses in accordance with the Zoning Ordinance may be granted in cases where the city determines that there is a public benefit that will be enjoyed beyond the boundaries of the development itself. • Development shall not reduce the development potential of other parcels by impeding access or leaving undeveloped any adjacent small, isolated, difficult -to -develop parcels. • Development shall include additional right-of-way for Douglas Drive or other public streets as necessary to preserve and enhance the transportation system. • Development shall preserve a public open space corridor along Bassett Creek for the purposes of flood prevention, open space preservation and a possible future public trail. • Development shall be compatible with adjacent land uses and systems, including but not limited to issues of traffic, parking, noise, buffering, screening, impervious coverage, building size, form and materials. The preferred residential development style would be townhomes or similar structures where each unit has a private entrance instead of apartment - style buildings where residents share a common entrance-. • Certain office -type commercial uses may be compatible in areas guided Medium Density Residential or High Density Residential adjacent to Douglas Drive. The Zoning Ordinance should be revised to provide for these on a limited basis as Conditional Uses in the corresponding zoning districts. In the interim, such uses may be considered in accordance with the provisions of 515.27 Subd. 4 [e] & [f]. In no event shall a commercial use be permitted that is found to be incompatible with adjacent land uses. • The city reserves the right to deny any application for development that it determines to be incompatible with these guiding principles or any other part of the Comprehensive Plan. 10/07/04 G:\PLANNING\Applicationst2002\02(DouglasDnveCorridor)\resoluGon.doc ♦ C II I I EX CB CB FL 852.74 862.79 � I IE 859.42 N 85677 ; II\ll°\I lY/h� h//rl lrl Y{� Iii i�\�•1 h ({S 858.fi4 (E). 858.63 R -� 12 RCP I - _I EX C9 FL 882.67 ,I IE (N) 859.10 I IE (W) 858.97 862.78 (N) 856.82 m (S) 858.88 I <hr rr� //i rrlrrfl ry Ilrl l,\I I EX SAN MH RE 863.83 33 I 33 I I ( \ IE N 853.11 N o BENCH MARK IE ((S)) 853.2] I •" -_ IE (E) 852.82 I rw TNH = 865.53 I =' IE W) 852.59 i r , 3 3 I 0 \ _\18"RCP ) ^ - _. - -.- - - - - - > R% � 3 I `\ ILd ESAN MH i u F 858.46 8_ CJP WATERMAIN) _ _IIry iEd SW 849.80 849.77 188°42'0 E 625.54 r D -I- D------- - IS' RCP TRUNK SEWER J N(} 'AVE. ''` DD J E% 11W ­ A ER GD- / N. RE 86 .411]] 33 1 _rte- _-__-'-a.--•e.�G .- DD-- UD _ D _ _ DD --- pb -- - DD \ �e IE 853 2' -at- , \ `�5 \ \ - �H[ - - - - I -"!s. _ -�o\` O � 55 Ex CB as 11 _ _ _ _ _ 144.0 F 8 I L 83.20 _ 2 � 6 < \ -VJ _4q ' rIE 858._89- Cs 9 T------ ---65.90 144 \Rt� .. 14 . C s ^z --- N EX 1:8 X jo '1 30.B FL 863.0.3 c IE ((NE) 857.68 $ t Q In IE (E) 859.43 "\m J ( 1 111. 19TL is QN \ � k II 0 23:0. 24.0- 1 24.0 4,4.0 34.Or _ 1 --7- -\� I \-]. i 1 34.0 24.0 \1A0 2 3\ \\� \\ O o; PRO OSED UI DING \ 5 \ \ O 9 )t. RZ8 sq,2 1726 n _ sq. R. /728172k.,R L 2448 sq. "' 65.90' �. ... I I II I------------� I I II I I II ------------ _-___---------- I I I I I ------------1 I EX WATER AIR MH VICINI EX CS 0 I �� FL 855.34 EX CB-I--..� ® fz IE 852.08 I 855.48 % S ETM MH -- '- -_ -- IEE 852.40.40 RE 858.03 -- -I $}- IE OWNER/DEVELOPER: (E) 850.13 I / EX SAN MH . 1 IE W) 850.21 / RE 855.54 MJB CUSTOM HOMES -- ' IE (N e4Za4 Mike Thomas IE (53 847.9. 6621 219TH AVENUE E E 847.25 / IS" RCP TRl1NK. SEWER I IE W. 84734 (763)V413-5224443 _ BOT. 847.14 Fax (763) 413-3203 I_ � -- - _ EX STM MH RE 855.40 IE 845.59 ^_-- - Z _.�'� __ ____ s> 14 0 • __ _ _ 1 �P 31.00 \�\. a \ r� 30 20 EX CB 4 19 -- -- - --ol - \I __­LEX (TORRENS) 240 i 4 TI6e West 625.5 feet of the North I/2 of Lot 25, 21.0 34.0 I,_ 1.�40 24.024.0 1 i \24.88' I I , C, SunnA•ook Acres" 24 .0 24.0 4.0 7 + \ �_ 34,0 � `1, SETBACKS: 030.0 Z .- ; Front: 30 Side: 30 - 8 9 1b\_ 0 448 aq.R. -4Z,28 sq. ft. 1728 sq. ft. 1728 s4 R 1724 3q. R. 2440'. . j N m w ZONING: N m a o r ROPOS DB�JI ING,, 1 Q 1;. -h\ I I 1 4� 24.0 24.0 4.0 24.0 JIF j 030.0 Z .- ; Front: 30 Side: 30 - ri3 14 16 17 Y8 / I \) 0 Q m C w M j N m w ZONING: N m a o Z 1 O1 a m V 1 Q 1;. -h\ I I 1 4� 24.0 24.0 4.0 24.0 JIF j PROPOSED: (R-2) MEDIUM DENSITY RESIDENTIAL 014.0 T T TRAIL I n I 6a. \ /\ / / / ) I. / =e� 1• EASEMEN T \ 1 I I 1 I Z U , \ PI -- x5.76' m. I ' NORTH. \ 24.0 24A I 1144.0 111 24.0 w 0 I NO SCALE Z .- ; Front: 30 Side: 30 - ri3 14 16 17 Y8 / I \) 0 Q m C w M j N m w ZONING: N m a o Z 1 O1 a m V I . _ EXISTING: (R -Q SINGLE FAMILY RESIDENTIAL -h\ I T y N < PROPOSED: (R-2) MEDIUM DENSITY RESIDENTIAL \ % \ 4�8,aq.W, 1728 sq.ft. 1728 sq.& 172b s0. ft. 1128 sq.R. 21148 / 0] m \ /\ / / / ) I. / l C7 Z Y 39 L#4 Z \ / \ __-------/ ; Front: 30 Side: 30 - ri3 14 16 17 Y8 / I \) I I I Rear: 25 14 ; " PR POSED B%IILDIN 1 0 / j ;/ w ZONING: C /1 •1 - - ) ) ^ / - 20 V I . _ EXISTING: (R -Q SINGLE FAMILY RESIDENTIAL -h\ PROPOSED: (R-2) MEDIUM DENSITY RESIDENTIAL \ % \ 4�8,aq.W, 1728 sq.ft. 1728 sq.& 172b s0. ft. 1128 sq.R. 21148 / I..•j \ /\ / / / ) I. / l Z • / BENCHMARK: Oo I 39 L#4 61 33 33 , \ Z TNH 0 NE QUADRANT OF DOUGLAS DRIVE AND 32ND AVE. 4.0 24.0 24.0 2i.0 24.0 / 34. I x5.76' m. I ' NORTH. \ / ELEVATION: 865.53 NGVD 29 PER CITY OF CRYSTAL /35.64' IEI61c --� __-------/ ; PROP6,SEDSPI VA TE DRl✓E_.. --- - ---�- -- - -- I I I ------- ;/ �T- -T! - -T - - 20 -h\ ' I..•j --"\ \es \�+/ 1 / // /-_--__"---- 39 L#4 61 33 33 , \ • S88'42'09'�. _CMP \ / /s �-5/ lline of tt r h 1/2 of Lot 25�SUNN.YBROOIC Aj;4;_� IEI61c , PI 1REfiMFD. I I ,, , / -// !! �, !! ------ Drainage and Utility Easements shall be shown as thus: I � I I IE 850.39 - 1 110 10 I I I I I -5 I- Being 5 feet in width and adjoining right-of-way lines, unless otherwise indicated, also being 10 feet in width and adjoining lot lines, unless other- wise indicated, as shown on the plot. O Denotes 1/2 Inch x 14 Inch Iron Pipe Set With A Plastic Cap Marked R.L.S. 42594. • Denotes Iron Pipe Found N 0 30 60 90 SCALE IN FEET (n < Q J Z O _Jg 0- > Y J 0 = O, O Z U V w m mIL SHEET NO. / OF 3 I I I ( Drainage and Utility Easements shall be shown as thus: I � I I IE 850.39 - 1 110 10 I I I I I -5 I- Being 5 feet in width and adjoining right-of-way lines, unless otherwise indicated, also being 10 feet in width and adjoining lot lines, unless other- wise indicated, as shown on the plot. O Denotes 1/2 Inch x 14 Inch Iron Pipe Set With A Plastic Cap Marked R.L.S. 42594. • Denotes Iron Pipe Found N 0 30 60 90 SCALE IN FEET (n < Q J Z O _Jg 0- > Y J 0 = O, O Z U V w m mIL SHEET NO. / OF 3 N 0 30 60 90 SCALE IN FEET IE (N) 959.10 EX C92.78 IE (W) 858.97 FLO FL 86 W N) 858.62 12' MIN IE ( IE (S) 858.66 ml 12' RCP INLET PIPE INTERGRAL BASE I 33 I 33 'OUTLET SKIMMER STRUCTURE • MODIRED TO MEET PROJECT REOUIREM04TS ExCB FL 863.64 - EX STM MH IE 859.59 RE 863.59 I i-'� FIL 855 > E 30 }° EX CS f - FL 855.3. EI (WdE) 856.84 Iy) EX CS -� I IE 852.08 1E (NE) 656.92 `� I „ - Ex STM MH 852.4° SAWCU7 AND REMOVE SIDEWA E w) 85o.850.27RE 858.03 Q IE (E) 850.13 I 1 ( ' 859.00 -DD DD -DD DD ---{ }--ADD DSI D-_- 54" RC.P DD� �.�.. A A f n - TI J �. DDS-ri-PD-Q---__DD-DD DYE-DD---„44-pp 32 _pp_ cD5 I 0 33 VG - E%CB FL 883.68 'm I O - _ ♦'..r - Q M IE (N) 859.0, ._ . _ _ - Y 1 E% - - - - E 845.59 1 IE (SW) 859.76 STM NR 12' RCC �+ Fy 963.+ - _,., r- RE 855.x0 EF STM MH ee _4° 1 r1E...8S8.893 �.- --- --- 86z 86 --. CV RE 864.72 ,x- 'r, p.. III --- - _ ' - E (NE) 860.8. ,q. - --- �_ V'1 1E (W) 860.27 E% CB �-' •:` c I 34.0 24:0.. 14 .- ,' _-- -- --- -- - --- 30 ', 20 FL 854.46 FL 863..3 I ` 859.200 z4.o 858 8 - -" - - ,E IE (NE) 857861- 1 Q I'.. I -310 24.0 _'�a'd..... -� 24.0 34.0 I'4. si ( 6 IE (E) 959 4. I I '. J I- 2x.0 24.0 24.0 4.0 .. _ 24.0 24.0; 2 ):' I I 1g 240 ;24.0 2A. Z4.0 a 61 - cJ 6 OQ i. Q 8 .37 24. 24 24.0 n 1 2 o FFE= 4 7 8 9 10 11.. 12 )'. © FFE- _ e RETAIN WALL 00. _ i I ,m �'i863 5 N 863.5 _ •d n 11� o... 13 14 15 " 18. 1ry TOP - 859.50 CL 14'� 18 I 80170M - 851.° I FFE= o .o (BY OTHERS) �I, r Cb I I b9 8630.5 BL CK FFE= FFE= N FFE= N FFE= m FFE= c c m m i 8863.5 863.5 N 863 5...' FFE- FF I S� I; I za.o z4:D':: ,24,0 861.8 861.8 860.8... 8608 FFE. FF N i 859.8 85 8' FFE= FFE= FFE= FFE= FFE= N SFE ' a I Q I ; I I I 4.0 24.0 2 w 2x.0 2a.o 2x.0 85TJ.0 859.0 858.0 858.0 857.0 857 0': I Do r, ! I _ I _ n9 I' X e .88 .4. ^.4:0 .Z0.. 24.0 '.. 24.0 24.0:: ++"k.0 2x'0 '24 0' f PROPER -'SILT STOP" FABRIC 2"X2".4' WOOD STAKES 0 4' O.C.i 10' MINIMUM BACKFILL _. I EXISTING GROUND BURY BOTTOM , 6" OF FABRIC PROPOSED EMBANKMENT EROSION CONTROL SILT FENCE & C.B. PROTECTION (E-02) 12.5' 12.5' 27, SL�PE DRAINT IE 8612 CONCRETE CURB SURMOUNTABLE CONCRETE & GUTTER SOUTH SIDE \-GEOTEXTLE CURB & CUTTER NORTH SIDE FABRIC 11/2"BITUMINOUS WEAR COURSE LV3 2"BITUMINOUS BASE COURSE LV3 B" CLASS 5 AGGREGATE BASE 18" GRANULAR MATERIAL TYPICAL STREET SECTION e f � Hord surface I ± A T� Public rood .3LrFit Wrl 6" minimum rP'!i , c,' �r "-2"woshed rockhr��?r'4-( MnDot Type V Geotextile Separator ROCK CONSTRUCTION ENTRANCE 50' minimum ��t `C LLL'- roti LEGEND - --I070 -- Existing Contours -898'-- Proposed contours :c 900.0 Existing Spot Elevations x 75.5 Proposed Spot Elevation _ - - - - - Silt fence Drainage Slope Proposed Storm Sewer Rock Constr uction Entrance SHEEP N0. / OF 1aSRH wi1:PpYi AMpoll SYeiOX� �' _ - ex�lIX1G wX4Y! wx„ED yx.iE !7' Qd lliiFl PULE / xw 1/2' Nx 2' wm X I/2' MOf I rX 1. 1/4' ST --. 30 30 48' 855.5 nEg1RFD1TD `1/Se rs%C LOXp'/SiEFL�PI.eE I �- - �TTa Prx i -PRECAST MANHOLE SECTIONS !�s' svoDTx nauao sTeac oc uw w.r OVERFLOW ELEVATION I r.« w¢o eanaw now To BSS.° /-- E% CB I' nFd P1..1£ T.Cx w'6D TOD now To eonoM now. I E% CB FL 862.74 lrrvlcN.1 FL 862.79 IE (N) 858.77 IE 859.42 NOTE: NOTES: 12' MIN IE (5) 858.64 IE (E) 858.53 �S CRATE SHALL BE HOT -DIPPED ATISMALL BE AT ABOVE THE TTHHE OPEAK2V YEAR STORM EVENT ORSTORM�- 12' RCP OUTLET PIPE 12• RCP 12` RCP GALVANIZED AFTER FABRICATION. / 00 °° COVER FOR 48" DIA. STRUCTURE (5) TO HAVE 12' WIDE WdR OPENING% E% ce I FL 862.67 OUTLET STRUCTURE AS SHOWN LENGTHS INCLUDE FES NORMAL WATER EtiEVAnoN 851.0 N 0 30 60 90 SCALE IN FEET IE (N) 959.10 EX C92.78 IE (W) 858.97 FLO FL 86 W N) 858.62 12' MIN IE ( IE (S) 858.66 ml 12' RCP INLET PIPE INTERGRAL BASE I 33 I 33 'OUTLET SKIMMER STRUCTURE • MODIRED TO MEET PROJECT REOUIREM04TS ExCB FL 863.64 - EX STM MH IE 859.59 RE 863.59 I i-'� FIL 855 > E 30 }° EX CS f - FL 855.3. EI (WdE) 856.84 Iy) EX CS -� I IE 852.08 1E (NE) 656.92 `� I „ - Ex STM MH 852.4° SAWCU7 AND REMOVE SIDEWA E w) 85o.850.27RE 858.03 Q IE (E) 850.13 I 1 ( ' 859.00 -DD DD -DD DD ---{ }--ADD DSI D-_- 54" RC.P DD� �.�.. A A f n - TI J �. DDS-ri-PD-Q---__DD-DD DYE-DD---„44-pp 32 _pp_ cD5 I 0 33 VG - E%CB FL 883.68 'm I O - _ ♦'..r - Q M IE (N) 859.0, ._ . _ _ - Y 1 E% - - - - E 845.59 1 IE (SW) 859.76 STM NR 12' RCC �+ Fy 963.+ - _,., r- RE 855.x0 EF STM MH ee _4° 1 r1E...8S8.893 �.- --- --- 86z 86 --. CV RE 864.72 ,x- 'r, p.. III --- - _ ' - E (NE) 860.8. ,q. - --- �_ V'1 1E (W) 860.27 E% CB �-' •:` c I 34.0 24:0.. 14 .- ,' _-- -- --- -- - --- 30 ', 20 FL 854.46 FL 863..3 I ` 859.200 z4.o 858 8 - -" - - ,E IE (NE) 857861- 1 Q I'.. I -310 24.0 _'�a'd..... -� 24.0 34.0 I'4. si ( 6 IE (E) 959 4. I I '. J I- 2x.0 24.0 24.0 4.0 .. _ 24.0 24.0; 2 ):' I I 1g 240 ;24.0 2A. Z4.0 a 61 - cJ 6 OQ i. Q 8 .37 24. 24 24.0 n 1 2 o FFE= 4 7 8 9 10 11.. 12 )'. © FFE- _ e RETAIN WALL 00. _ i I ,m �'i863 5 N 863.5 _ •d n 11� o... 13 14 15 " 18. 1ry TOP - 859.50 CL 14'� 18 I 80170M - 851.° I FFE= o .o (BY OTHERS) �I, r Cb I I b9 8630.5 BL CK FFE= FFE= N FFE= N FFE= m FFE= c c m m i 8863.5 863.5 N 863 5...' FFE- FF I S� I; I za.o z4:D':: ,24,0 861.8 861.8 860.8... 8608 FFE. FF N i 859.8 85 8' FFE= FFE= FFE= FFE= FFE= N SFE ' a I Q I ; I I I 4.0 24.0 2 w 2x.0 2a.o 2x.0 85TJ.0 859.0 858.0 858.0 857.0 857 0': I Do r, ! I _ I _ n9 I' X e .88 .4. ^.4:0 .Z0.. 24.0 '.. 24.0 24.0:: ++"k.0 2x'0 '24 0' f PROPER -'SILT STOP" FABRIC 2"X2".4' WOOD STAKES 0 4' O.C.i 10' MINIMUM BACKFILL _. I EXISTING GROUND BURY BOTTOM , 6" OF FABRIC PROPOSED EMBANKMENT EROSION CONTROL SILT FENCE & C.B. PROTECTION (E-02) 12.5' 12.5' 27, SL�PE DRAINT IE 8612 CONCRETE CURB SURMOUNTABLE CONCRETE & GUTTER SOUTH SIDE \-GEOTEXTLE CURB & CUTTER NORTH SIDE FABRIC 11/2"BITUMINOUS WEAR COURSE LV3 2"BITUMINOUS BASE COURSE LV3 B" CLASS 5 AGGREGATE BASE 18" GRANULAR MATERIAL TYPICAL STREET SECTION e f � Hord surface I ± A T� Public rood .3LrFit Wrl 6" minimum rP'!i , c,' �r "-2"woshed rockhr��?r'4-( MnDot Type V Geotextile Separator ROCK CONSTRUCTION ENTRANCE 50' minimum ��t `C LLL'- roti LEGEND - --I070 -- Existing Contours -898'-- Proposed contours :c 900.0 Existing Spot Elevations x 75.5 Proposed Spot Elevation _ - - - - - Silt fence Drainage Slope Proposed Storm Sewer Rock Constr uction Entrance SHEEP N0. / OF N I - - - -- I I II I i I 30 I 30 - - - ------ -.-"i I I I® I I • I I .- -. I 0 30 50 90 Ex CB FL 862.74 EX CB FL 862.78 ° IE 859.42 I L I I IE (N) 858.77 SCALE IN FEET E (E) I �� 1j (S) 858.6+ m n r 1"i , `r H<♦ r' I l IE 44 RCP 858- IZ` RCP 2 -- ��-- Ex 86 - - --- - --- .- _. -- I I � -- �. -_ I I � I FL 862.67 E% CB - IE (N) 859.10 - I I - a a - E",si nc snnlrnnr sEwER FI. 8627 I I IE (W) 858.97 I -_ %IOPOsm 5"nRPRY SEWEN IE (N) 858.62 - - - -1- PROPOS wAMIMA1N E% SAN MH RE 863.83 I , . -- -"a -"a - Ensnnc sTonu scwER IE (N) IE E)(S) 853.23\ I I I I I I . .. r �� �. .. r r I I 44 PROPosm srur+u sewER IE ( 852.82 co IE (W) 852.99 Ex 86 IE 8 E.., STM MH E 8599.59.59 Ex WATER MR MN RE 863.59 \\ I \ 1 �' -- �_ - _� 30 30 I I I /� EX CB EI (Wdi) 856.84 Y p W I I -- -- -- - - -- -- - - - - -� J I EX CB ---�-� I� Fl- 855.3a ` I Ip IE 852.08 .- 1 -- FL 855.5 IE ('1E) 858 92--� a > _ -- EX SAN MH Ea STM MH - -- -- F 112105. I �n 9i RE 858.46 l RE 858.03 e 9" CIPI nATERMAiN ^ IE (W) 849.8 -D D D -� D 9 n8" RCP I - 1 1 --' -- I _ __ IE (E) 849.77 _-IE (EJ 950.13 _ . -- IS" RCP TRUNK SEWER �-y1 IE (w) 850.27 I -- EX SAN MH -DD--DD--4D- 4D ~ DD -ADD .54 54 RCP (� \\ i----1--.�_-�_-_1--1 �_i--�-_'I I_�1--1 I I I E(S)5847.94 D PD pp DD---- .� .�., -- _n- E (E) 8+7.28 E% WA R MM DVS -DD LD DD --DV--- �ZND AVE N 15" PCP TRUNP SEWER /t IE (W) 847.34 EX CB E 8$3 2 33 :: �. LP DL pp PL-LV-��--LD LD _ BOT. 847.14- - - fFF:::..e 4 4 D FL 863.66 �� o I 1.14 t-egtP.*. is ..- - r._ e s _ I .:..: -2'1-F 4 �y �•I- IE(N)659.01 s Q /a '._ ..,,K D'�-_ IE (SW) 859.76 FIC I,�" EX CB Ex 57M NH RE E 8 855.40 E% STM MH n1F." - - .------ '" RE 864.72 _�% IE (NE) 860.84 r „ N IE (W) 860.27 EX CB � I � � 'K --- --- --- --- -'-- --- � ��'�30 I Z� Ex CB ---- 19 --- --- --- ---- --- ° - NECT TO EXISTING IE (NE) 857.68 1F -L 563.1 Q �' I I IE (E) 859.43 _I ---� I i, 'EWATERMAIN STUB W I 30 � I y� III 19 � \ i 2 3 4 5 8 W!� I I� CO TROL S UCTURE I 1 10 11 12 13 14 15 16 17 18 I - BL CK 1 C 108 -- O' j r D/ 10 LF 21" R P RE 860.66 r.' 106 D/.' 5 0 1.0 F i I I I IE 857.16. I E8859.96 .1 M 101 I �S MW 109 R RE 85 850,169(,'; E 851.0 E 850.06 �._ MAI MH I I 1 4 39 LF 8". VC 14 -" RE 864.4-2 = a I L _ - SDR 35 O 0.4aX 4 - - 4 �_ Y IE 854.08 0L _4�_4 " Q _ PRO OSEG� PR ISA TE RIV �., ) RE II las4 V/ P 8" STUB - - - - - - - - - _ _ _ _ -140 LF 8" PVCWill35 O 0.40X4 - 3o L0 IE s4 , 42 LF 12" RCP 60 LF 15' RCP g6 LF 18". RCP-" 39 LF 24" CMP 33 j I �' LIFT STATION (60"W) , �,�, ICL 5 O 1.67% CL 5 O 1.67% `-CB 104 207 LF 18" RCP I f IE (E) 844.83 CL 5 4 1.67X /� \ RE 858.27 CL 5 O 1.67X - - - - - - - �' BOTTOM 839.83 . i_1 8"I MH 107 MH 105 L IE 854.09 MH 2 -/ IE BsEW E 850.39 r STUB RE 860.52 RE 859.76 MH 103 `23 LF 12" RCP MH I RE 854.95 IE 851.0 LL j �0 LF 7Z4' RCP 60"m VALVE MH . ✓ I IE 856.46 IE 855.46 RE 858 27 CL 5 O LOX RE 857.80 IE 846.95 I ::- CL 5 O 0.50X IE 853.86 IE 846.39 MH 102 I I 23 LF 18" ARCD RE 854.39 I MH 101 CL 5 O 1.0% IE 850.39 I E 854.0 I E .9190.84 I I I I I I I I I I I I I I I I I I I �m Zz =Z a 0 w � 1/ x N U Z V)w Q J Z O r F-- `L¢J�p D U ~ L F Z O_ V z m m M W.0 SHEET NO. / OF 3 I I ; I 1 iI I---------- I;- a_ 11-------__ I I NOTES I. ALL AREAS NOT COVERED BY BULDING. DRIVEWAYS. ROADWAYS. OR PLANTING BEDS. SHALL BE SODDED. 2. ALL GREEN AREAS SHALL BE IRRIGATED. PLANTING BEDS SHALL BE SODDED. 3. PLANTING BEDS SHALL HAVE 2 LAYERS OF WEED BARRIER FABRIC AND 4" OF WOOD CHIP MULCH. I I I I I i II I I I I I r-------------� I I II I I I------------ I I I I II -�- I I I ( LANDSCAPE LEGEND TREES SHO Vm SH w CHOSEN FRW THE FL+ LO—G SPECIES KET WmTITT COMMON/TIOT—M SRE ROOT COMMENTS RM 4 RED MAPLE/ 2.5" B&B STRAIGHT LEADER t adC °O m �v ACER RUBRUM "NORTHWOODS". ,10W PA 3 PATMORE ASH/ 2.5" B&S STRAIGHT LEADER v .. FRAXINUS PENNSYLVANICA VJ LANCEOLATE "PATMORE" JTL 6 JAPANESE TREE LILAC/ 1.5" B&B SYRINGA RETICOLATA SSC 6 SPRING SNOW CRABAPPLE/ 1.5" B&B QiC O:+p hm MALUS "SPRING SNOW" BHS 8 BLACKHILLS SPRUCE/ PICEA GLAUCA DENSATA 6' HT B&B FULL FORM TO GRADE N 0 30 60 90 SCALE IN FEET 0 — 0 r a o N e W � mm M m o Z Z Y Z c �E � � rna°va,� a� N ^ C O 6 Y 3i H z Co 8: �� ao °a�n z x V t adC °O m �v °16 U ,10W ,a:, adv v,o = 0 .. `m E v .. `w2c v VJ � y 4 � Vy5 dk f� V d N O QiC O:+p hm Q C 7 SHEET NO. / OF I I ILLJ NN 0 N N ¢ J 4 N �—-----------� I u 30 60 90 I I 111 SCALE IN FEET I _ II_ I I I I I I ----------- _ I I — ---- — — — — — — — — —� I I( I I rte, I I i I �1 I (I --------------------� I _-- ----I I -----------I- 32ND A VE. N. ----------_ --- — -777 — — — _ �C J PA R J — —RM — --_ PA B\S BHS B 4 C PA SS I. I ..: I I HS 1 2 3 4 5 6 p Q 7 6 9 10 11 12 13 14 15 16 17 18 I 0 H5 BL CK 1 z T^ r" Sl IL--- — PRl VE- '-South Line of the NOrtt f Lut 25 jay Qryi� �yi� 51 %AD1�T1v1�!' N'B A✓AG�.i" ,��5 I I T � I I SLAC < HI LtS Spt2uce- LANDSCAPE LEGEND TREES SNOW SH"l1 SE [NOStN NOTES mar THE F'uoxnw WECES KEY °U1HTn'Y COMMON/HOT�INC,,L Siff ROOT cc YN TS 1. ALL AREAS NOT COVERED BY BULDING.DRIVEWAYS. RM 4 RED MAPLE/ 2.5" B&B STRAIGHT LEADER ROADWAYS, OR PLANTING BEDS, SHALL BE SODDED. 2. ALL GREEN AREAS SHALL BE IRRIGATED. ACER RUBRUM "NORTHWOOOS" - PLANTING BEDS SHALL BE SODDED. PA 3 PATMORE ASH/ 2.5" B&B STRAIGHT LEADER 3. PLANTING BEDS SHALL HAVE 2 LAYERS OF WEED BARRIER FRAXINUS PENNSYLVANICA FABRIC AND 4" OF WOOD CHIP MULCH LANCEOLATE "PATMORE" JTL 5 JAPANESE TREE LILAC/ 1.5" BES SYRINGA RETCOLATA SSC 5 SPRING SNOW CRABAPPLE/ 1.5" 886 MALLS "SPRING SNOW" BHS 8 BLACKHILLS SPRUCE/ 6' HT 666FULL FORM TO GRADE PICEA GLAUCA OENSATA - Z a N 0 9 o I z o a V g U a O N m m m o ZZW o CL C N O C ti O oz aaG° Z� u_ .. v ?•N W L v V E° c m U o E � a m c9 v. VIZ �d �a �d cn ° 7O- Q� �t oma �ro G 7 z a (n E Q LLJ � z CL > _ J � C CJ u- (n � Z U U ¢ Of m m fel SHEET NO. / OF L zit MJB CUSTOM HOMES BRUNSWICK VILLAS CRYSTAL. MN IVORY HALO, DOGWOOD DAYLILY STELLA D 'ORO r),8 V1 ICE CARNIVAL AYLILY HAPPY RETURNS PIREA, LITTLE PRINCESS PIREA, DAKOTA GOLD RBOR VITAE, TECHNY ib'-D'x W -a" OHD Kce'l 'f'o-A �09(22�2c1oo #5 POT (5) #2 POT (5) #1POT (3) #1 POT (3) #2 POT (2) #2 POT (2) #7 POT (1) LL PLANTING BED TO DECROTIVE ROCK OR MULCH CA I REAR ELEVATION 3/16• -1• -0 - LEFT ELEVATION 3/16'=I'-o- RIGHT ELEVATION 3/16'=1'—o" i i FRONT ELEVATION 3/16'-1'-0- TOTAL BUILDING FOOTAGE TOTAL UNIT FOOTAGE 4-416 SO.FT. FlRST F7nnw 9760 SO.FL Tr7Tdl ©1004 COPYRIGHT, CROIX CUSTOM CONCEPTS, INC. _ THIS NEW HOME PLAN MAY BE USEO TO CONSTRUCT W �oew k'Ea�u� 2 �WNOWOJ OWZW- l ��2 oYWI-u`UgWppg V X hW9Wd� y2 I� �$o3uh7�o, IECOND FLOOR PLAN 3/rs•ar —o• 824 SQJ7f SECONr F100R(PER UNIT) FIRST FLOOR PLAN 3/rs"=r'—o- Y W BEORM. Z �I CARPET .. 10'0X10'6 BEDRM. 3 CARPET 10'0x9'8 ,I :< LINEN -----------_ BATH - — — — — — — — — — — — F79.GLS G4RAC L4UN B � I N WASH N 2'-6' 4'-2' o DRY f I ®[ O Z 3� y L..J --� ------ MASTER W/H �N 'ol � �� CU7PET I PREF_ , RANGE/ i CARPET 15'Ox 12'0 N 7 8x5'0 2' MICRO 1 ---------- L -------------------� --------------------- 8._0. 24'-0' D DBLSINK SECOND FLOOR PLAN 1/4'>1'-0' N 624 SQ.FT. SECONT FLOOR FIRST FLOOR PLAN 1/4 =1'-0• 736 SQ.FT. FIRST FLOOR SHEtT - OF -Ill - — — — — — — — — — — — 0 I o G4RAC � I N N 2'-6' 4'-2' W/H �N 'ol MECN. � PREF_ , RANGE/ 2' MICRO o FURN D DBLSINK N i U---'-------- a SNCK.BAR n. 0 DINING y'� o 'o a N O CARPET 112x9'0 a h O} o I h •`� ----'---- i BENCH ' iy ; w/UD N NTRY IMNG R OM �+ CARPET 15'0x12'8 - TOOP FIRST FLOOR PLAN 1/4 =1'-0• 736 SQ.FT. FIRST FLOOR SHEtT - OF -Ill MEMORANDUM DATE: October 7, 2003 TO: ening Commission (October 11th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2004-11 for Lot Division at 6517 41St Avenue North to detach the south 135 feet and incorporate it into the adjacent Hagemeister Pond Park. A. BACKGROUND The City of Crystal is gradually acquiring property for Hagemeister Pond Park. The subject property is 317 feet deep and it has been determined by the city that it would be desirable for the rear 135 feet to be added to the park. The Economic Development Authority of the City of Crystal ("the EDA") acquired the property on a voluntary basis on October 6, 2004. Once the lot division is approved by the City Council, the EDA will deed the south 135 feet to the City of Crystal for park purposes and then re -sell the north 182 feet including the existing house. The following Exhibits are attached: A. Maps from the park planning process, with notes showing the extent of current park property and the proposed acquisition. B. Detailed contour map showing the proposed acquisition. C. Aerial photo showing the proposed acquisition. D. Survey showing the area to be detached for addition to the adjacent park property. B. STAFF COMMENTS The parcel remaining with the house would be 95.73 feet wide and 182.46 feet deep, or 17,467 sq. ft. in area (0.40 acre). The existing house would easily comply with the setback and other requirements of Crystal City Code. The 12,941 sq. ft. (0.30 acre) park parcel would be combined with the existing park property abutting it to the south and west. Staff can foresee no negative impacts resulting from the request. C. RECOMMENDATION Staff recommends approval of Application 2004-11 for Lot Division at 6517 41St Planning Commission action is requested. ' l(agem yr Pond Preserve iZecent .additions to Preserve Pp_oro Sa> ACQU ► 5 I'f-I QN oil NEAR CITY HALL do LIBRARY ''I tu I Jag — PARKING ON STREET 1'i. i' -% '? ` `�- MAIN ACCESS POINT �--�' A._ — � ♦ 1' ''4 T, '=_r •ter, BUFFER EXISTING RESIDENTIAL � ' I �{` I llis: .�-�; • ��' •'`•` " v' .. `� �' • STORMWATER NETWORK 3 . _ Ll 2 $ '� POTENTIAL OVERLOOK � k-:-•'= - - ( ;,'�.? HILLY TERRAIN MAKES ACCESS DIFFICULT -�A6 ?�' EXISTING FOOTPATH \fy"'.' - ;:1 — PROPOSED r,,•v '- —_ - -i _ :I �' 1 _ - ,��, ACQUISITION PHASE TWO • " - " _ -1 _4 LINK TO NEIGHBORHOOD VT ger LIQEXISTING PROPERTY U POTENTIAL r TRAIL EASEMENT ~ I —� PROPOSED ACQUISITION PHASE THREE Q a Zo 1' {, I _ YI '—il Jl '! ' I .. -- j' —•'si _ _ —_ _ _I Ln In 00 0-0 '. �91�� J, - � - '`_{-1 __ _� POTENTIAL LINK �(y -_ — _j w� A»t SOUTH OF SITE Q I- w LnIIIQ LJ M m w W f - U 2 (n = 1n F?—'G!!I'f Ct1AM8FR � ��;7 r;AtEwAY fEATtfRC BOUNDARY- Combined fend t F _w..,_sTREfr simple, wood posts 0 periphery DEMONSTR.ATION.�,__....... `>§ - HCPARKINGGARDENS where boundary Is unclear PICNK AWA SIGNAGE SH ADE LiiASSES.: TAIL ...- — � � � � Way-Finding- Gateway feature � tnte)retive- Cultural 9 natural wOOD-rr#IP history TRAIL --.- — �" � ----- BOUNDARY 5 a p + R MARKER TRAILS- Combination paved a wood Ft LAI N` �� za, chip that links picnic area, overlook, R `I __.... ..VERLOOK, r UGHTINc dock, decks boardwalk szRuauRE , PLANTING�� "� > ntry- Demonstration gardens, -; r� Aire trBlr� ucE e�r3 6' Y �'�� ROUTE formalnative beds, mow strip* _. r r trail edge Natural Areas- Manage invasive species � s .a..✓..�a^-'..9%-^"„., � r y � 4CROPM % MARSH SE%ITl%I �- - woan.SRANSEflDN G Located at picnic CONTROL ST OMRE ' a' # i i area, overlook and decks "WR€ , iDtNrr LIGHTING Entry Li overlook Knai MST PARKING- One dedicated } i Fit~ parking on 41st Ave l µ- LAK w: WATER QUALITY- Mlcropool ” 0" wt xE h:�s � sE#LrRvc H grit chamber � � �, E. t t gssAr AaK WILDLIFE HABITAT- Vegetation f MW 40110 in ..may �_ +410 structural improvements k ( MOTH OR`ARWND SOUrR torr OTPOND . i v CL "l ORIGINAL SUBSEQUENT ACQUISITIONS: PROPOSED ACQUISITION: ACQUISITION: Rear 173' of 4060 Hampshire (2002) Rear 145' of 4059 Douglas (2002) Q Rear 173' of 4068 Hampshire (2003) 'I- 15 T AVS 1\ 890 885 i �o ` x � x 9.7 r F3 897. q x (OTZ�) / I I / I /893.6 89 -1 / x •� x 882.6 x 885.5 r 881.3 U m �I � 76.6 ♦E"s x x 883. yrs , x h �,- 875.5 71 4 A 73. x f� u �A 815 1 � wo rYryo➢k X • 874.3 8 ( %Ig '91 -, si i \ \ 872.7 875.6 1 87 9 8 .2 �r\rl-� `•-•.::BLS-Ti . • \ J \ 'I- 15 T AVS 1\ 890 885 i �o ` x � x 9.7 r F3 897. q x (OTZ�) / I I / I /893.6 89 -1 / x •� x 882.6 x 885.5 r 881.3 U CORNER OF LOT 66, AUo SUB A/c. 324 41 ST AVENUE NORTH \ — — — — - —NOF — — -- curb p power pole w/tig(tit ; s bit power pole -1—i`1 w y l 95.65 100.35 fay E °' Ir( > S$9°56' 50"E me ii o E c � o I v 3 I 5 v 12 ¢, r co orch i to 11.5 t` 40L a , ci 0 -. 1-STORY FRAME > i 1--STORY. 45.a W 22.a ` No.6517 t—STORY STUCCO FRAME o 12:5 5.2:.. O Nldeck J N N 00 co ZQ v) O Y i> o � � W O i� O' i0 O LO 4, CSI 0) N 0 17.5 C' 'O `O Z ' A 95.80 � manhole ' L W �Lr) cr- �m� �- to c O to /L 0 i v J / / U "a Q I I G� Y O Q �1A4 3 1 12 Lo I� shed no foundation �s 100.35 95.92 found found N89059'47 W monment monmen M E M O R A N D U M DATE: October 7, 2004 TO: Planning Commission (October 11th meeting) FROM:?JJohn Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2004-12 for a Zoning Ordinance text amendment to modify regulations governing driveways, curb cuts and related matters. A. BACKGROUND The current ordinance limits driveways to the garage door width plus no more than three feet on each side. Curb cut and driveway width across the boulevard are limited to the driveway width at the lot line or the maximum based on the garage door width as described above, whichever is less. In addition to the driveway leading to the garage, the current ordinance allows a single 10' x 20' auxiliary parking space and access taper. The auxiliary space cannot be in the street right-of-way, and the taper can only be in the street right-of-way if necessary for access to an auxiliary space. While these standards were clarified in the current Zoning Ordinance effective February 14, 2004, they were essentially unchanged from the previous ordinance. While these standards had been applied to privately -initiated driveways through the normal permit and review process, they were generally not applied to driveway work being done as part of the previous five phases of the street reconstruction project. As a result of difficulties with applying these standards to driveways in the Phase 6 Brownwood street reconstruction project, the City Council directed staff to draft proposed changes to the Zoning Ordinance and initiate the amendment process, including a public hearing and review by the Planning Commission. The following Exhibits are attached: A. Draft of the proposed changes to subsection 515.17 of City Code. B. Sketch showing a scenario for the maximum driveway, auxiliary space and access taper permitted for a one -car -garage property under the current ordinance. C. Sketch showing a scenario for the maximum driveway, auxiliary space and access taper permitted for a one -car -garage property under the proposed ordinance. Notice of Public Hearing was published on October 1, 2004 in the Sun Post. At the October 11, 2004 meeting, the Planning Commission will hold the public hearing and may make a recommendation for the City Council to consider at its October 19, 2004 meeting. ZONING ORDINANCE TEXT AMENDMENT - DRIVEWAYS & CURB CUTS PAGE 1 OF 2 B. STAFF COMMENTS Properties with more than a one car garage. Staff opinion is that the existing requirements for properties with more than a one car garage are not overly restrictive, either when compared with other inner ring suburbs or when evaluated for impact on residents' lifestyles. At present, curb cuts and driveways across the boulevard cannot exceed 22 feet. The only change we are. suggesting is to have the maximum driveway width be based on the garage door plus 6 feet, instead of three feet on each side. In other words, they could 'mix -n- " match' the extra width from one side to the other. We would still allow only one auxiliary parking space and an access taper; the taper would still not be allowed to extend into the boulevard unless there are setback or topographic issues that require it to encroach into the street right-of-way. 2. Properties with only a one car garage. Staff opinion is that the current standards for properties with only a one car garage are too restrictive. For such properties, it would be appropriate to add exceptions for the purpose of equalizing, to the extent reasonable, the ability of single family homes to accommodate modern lifestyles whether or not they have only a one car garage. The effect of the suggested exceptions would be as follows: ■ Properties with only a one car garage may have two 10' x 20' auxiliary spaces, not just one. ■ Properties with only a one car garage may have a curb cut matching the driveway width at the property line, up to a maximum width of 16 feet regardless of the width of the garage door. ■ Properties with only a one car garage may extend the auxiliary space's access taper into the boulevard, provided it does not exceed the curb cut width by 3' on one side (in lieu of the standard 3' x 3' triangular taper behind the curb transition area). ■ Because no driveway is allowed to exceed 22 feet wide in the boulevard, the same would apply to properties with only a one car garage. This means that the total width of the driveway and taper at the property line cannot exceed 22 feet no matter how wide those things are on private property. The only exception would be if there are setback or topographic constraints that require more width in the boulevard. C. RECOMMENDATION Planning Commission action is requested in the form of a recommendation on the proposed changes to Subsection 515.17 of the Zoning Ordinance. The City Council would consider the Planning Commission's recommendation at its next meeting on October 19, 2004. ZONING ORDINANCE TEXT AMENDMENT - DRIVEWAYS & CURB CUTS PAGE 2 OF 2 Proposed Changes to Subsection 515.17 of City Code NOTE: PROPOSED DELETIONS ARE INDICATED BYSTRWET4RQ ►Gu PROPOSED ADDITIONS ARE INDICATED BY BOLDFACE & UNDERLINE. 515.17. Off -Street Parking Requirements. Subdivision 1. Purpose. The purpose of regulating off-street parking in this Code is to alleviate or prevent congestion of the public right-of-way and to promote the safety and general welfare of the public, by establishing minimum requirements for off-street parking of motor vehicles as a use that is accessory and subordinate to the utilization of various parcels of land or structures. Subd. 2. Application. These regulations and requirements shall apply to all land uses and off-street parking facilities in all of the zoning districts of the city. Subd. 3. Site Plan Drawing Necessary. All applications for a building or an occupancy permit in all zoning districts shall be accompanied by a site plan drawn to scale and dimension indicating the location of off-street parking and loading spaces in compliance with the requirements set forth in this section and section 520 site plan review. Subd. 4. General Provisions. a) Permits required. To ensure proper location and configuration, permits are required for work on driveways. Plans for driveways must be submitted to the city for review and driveway permit approval prior to commencing work. Plans for surfacing and drainage of driveways and parking areas for 5 or more vehicles will be forwarded to the city engineer for review and written approval. b) Reduction of Existing Off -Street Parking Space or Lot Area. Off-street parking spaces and loading spaces or lot area existing upon the effective date of this Code shall not be reduced in number or area unless the number or area exceeds the requirements for a similar new use. C) Change of Use or Occupancy of Land. No change of use or occupancy of land already dedicated t o a p arking a rea, p arking s paces, o r I oading s paces s hall b e made, nor shall any sale of land, division or subdivision of land be made which reduces area necessary for parking, parking stalls, or parking requirements below the minimum prescribed by these zoning regulations. d) Change of Use or Occupancy of Buildings. Any change of use or occupancy of any building or buildings including additions requiring more parking area shall not be permitted until additional parking spaces are furnished as required by these zoning regulations. PAGE 1 OF 8 EX. A e) Off-street parking facilities accessory to residential use must be utilized solely for the parking of licensed and operable passenger automobiles, and recreational vehicles and equipment as provided in section 1330 of the city code. 0 Calculating Space. 1) When determining the number of off-street parking spaces results in a fraction, each fraction of one-half or more shall constitute another space. 2) In stadiums, sports arenas, churches and other places of public assembly in which patrons or spectators occupy fixed benches, pews or other similar seating facilities instead of fixed seats, each 22 inches of such seating facilities shall be counted as 1 seat for the purpose of determining requirements. If fixed seating is not provided, then each 7 square feet of floor area shall be counted as 1 seat. 3) In hospitals, bassinets shall not be counted as beds for the purpose of calculating the number of off-street parking spaces required. 4) Should a structure contain 2 or more types of use, each use shall be calculated separately for determining the total off-street parking spaces required. g) Design Standards. 1) Each space shall be served adequately by access aisles. 2) Off-street parking requirements may be satisfied by providing space within the principal building. No building permit shall be issued to convert parking space into a dwelling unit or living area until other provisions are made to provide off-street parking as required by this Code. 3) Except in the case of 1 -family and 2 -family dwellings, parking areas shall be designed so that circulation between parking bays or aisles occurs within the parking lot and does not depend upon a public street or alley. Except in the case of 1 -family and 2 -family dwellings, parking area design which requires backing into the public street is prohibited. 4) Except in the case of 1 -family and 2 -family dwellings, parking areas and their aisles shall be developed in compliance with the following standards: Angle of stalls Curb Vehicle Aisle Total from drive aisle Length Projection Width Width 0° (parallel) 22.0' 8.0' 24.0' 40' 450 12.0' 18.5' 13.0'* 50.0' 600 10.0' 20.0' 15.0'* 55.0' PAGE 2 OF 8 750 9.0' 20.5' 18.01* 59.0' 900 9.0' 18.0' 24.0' 60.0'** *One way aisles only. **Total bay width may be reduced to 58' if parking is provided within a parking ramp and the parking is predominantly for long term users. 5) Curb cuts and driveways for 1 -family and 2 -family dwellings shall comply with the following requirements: For the purposes of this section, "curb cut" shall mean the width of the driveway at the edge of the street, excluding the angled or curved returns on either side of the driveway in accordance with design standards approved by the city engineer. For the purposes of this subdivision, "driveway" shall mean the area providing vehicular access to the garage, not to exceed the width of the garage's vehicle entrance plus 6 feet. Exception #1: For properties with only a single stall garage, "driveway" shall mean the area providing vehicular access to the garage, not to exceed 16 feet in width. Exception #2: For properties lacking a garage, "driveway" shall mean the area providing access to the parking spaces required by city code, not to exceed 16 feet in width plus a taper necessary to access the required parking spaces. Such a taper shall not extend into the street right-of-way and shall have an angle of no less than 22'/2 degrees and no more than 45 degrees. Curb cuts shall not exceed 22 feet in width or the width of the driveway at the property line, whichever is less. eut width, unless the zoning administrater- makes a deteffflinatia that for- the pr-epeAy te have feasenable aeeess, the dr-iveway must be—allewed-to— get -wider- itsit-ewesees the x.eule,.,,..a. If the driveway width at the property line is greater than the curb cut width, then there may be an angled transition across the boulevard provided the angle is no more than 45 degrees. In no circumstance shall any part of the driveway in the boulevard exceed 22 feet in width, unless the Zoning Administrator determines that, due to setback or topographic constraints, greater width in the boulevard is required for an _ angled transition to a wider, conforming driveway on private property. PAGE 3 OF 8 ■ Two adjacent 1 -family dwellings may share a single curb cut. In such cases the maximum curb cut width shall be the sum of each dwelling's allowed curb cut width, but in no circumstances shall a shared curb cut exceed 32 feet in width. ■ Curb cuts shall be at least 3 feet from the side lot line extended to the street, except that shared curb cuts may straddle the common lot line between the 2 properties sharing the curb cut. ■ No curb cut access on a collector or arterial street shall be located less than 30 feet from the corner. No curb cut access on a local street shall be located less than 20 feet from the corner. This distance shall be measured from the intersection of right-of-way lines. ■ The grade elevation of any parking area shall not exceed 10%. 6) Curb cuts and driveways for uses other than 1 -family and 2 -family dwellings shall comply with the following requirements: ■ For the purposes of this section, "curb cut" shall mean the width of the driveway at the edge of the street, excluding the angled or curved returns on either side of the driveway in accordance with design standards approved by the city engineer. ■ Curb cuts shall not exceed 32 feet in width or the width of the driveway at the property line, whichever is less. ■ The driveway width across the boulevard shall not exceed the curb cut width, unless the property has setback or topollraphic constraints and the zoning administrator makes a determination that for the property to have reasonable access the driveway must be allowed to gtit.ides- as it ethe boulevard be wider at the property line than it is at the curb cut. ■ Curb cuts shall be at least 5 feet from the side lot line. ■ Curb cuts shall not be located less than 40 feet from one another. ■ No curb cut access on a collector or arterial street shall be located less than 30 feet from the corner. No curb cut access on a minor street shall be located less than 20 feet from the corner. This distance shall be measured from the intersection of right-of-way lines. PAGE 4 OF 8 ■ The grade elevation of any parking area shall not exceed 5%. 7) Number of Curb Cuts. A parcel of land may have one curb cut for each 125 feet of street frontage, but every parcel of land may have 1 curb cut. A parcel of land used for a single family use may have only 1 curb cut regardless of the amount of street frontage. Where a parcel of land abuts on an alley open to public uses, 1 additional access is permitted opening on the alley for use only to access a garage. 8) Surfacing. Areas used for parking space and driveways must be surfaced with bituminous or concrete pavement in accordance with standards approved by the city engineer. Alternative hard surfacing such as pavers may be approved on a case-by- case basis by the city engineer upon a determination that it will meet the following requirements: ■ It will function in the same manner as traditional hard surfacing and its difference from traditional hard surfacing is primarily aesthetic. ■ It can be reasonably maintained with a life span similar to traditional hard surfacing. ■ Site conditions such as topography do not preclude the use of alternative hard surfacing. ■ The property owner has agreed to complete the installation in a manner consistent with generally accepted engineering and construction practices as well as the recommendations of the manufacturer. 9) Striping. Except for 1 -family and 2 -family dwellings, all parking stalls shall be marked with white painted lines not less than four inches wide. Striping shall be maintained by the property owner as necessary to control parking on the property. 10) Lighting. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect the light away from adjoining property, abutting residential uses and public right-of-ways and be in compliance with subsection 515.13, subdivision 3 of this Code. 11) Signs. In addition to complying with section 405 of the city code, no sign shall be so located as to restrict the sight lines and orderly operation and traffic movement within any parking lot. PAGE 5 OF 8 12) Curbing and Landscaping. Except for 1 -family and 2 -family dwellings, all open off-street parking shall have cast -in-place concrete barrier curb and gutter around the perimeter of the entire parking lot. The curb shall be at least 6 i riches w ide a nd t he g utter s hall b e a t l east 12 i riches w ide; t his minimum standard is typically referred to as "b6-12" curb and gutter. The face of the curb shall not be within 5 feet of any lot line and the back of the curb shall not be within 4 feet of any lot line. Turf or other acceptable landscaping material shall be provided in all areas bordering the parking area subject to the approval of the zoning administrator. 13) Parking areas that accommodate more than 20 cars shall be landscaped and planted with shade trees throughout the lot to the extent of at least 5% of the actual surfaced area. 14) Required Screening. All open, non-residential, off-street parking areas of 5 or more spaces shall be landscaped and screened from abutting or surrounding residential districts in compliance with subsection 515.13, subdivision 10 of this Code. 15) Sight Distances. Adequate sight distances for vehicles and pedestrians shall be provided within parking lots. h) Maintenance. It shall be the joint and several responsibility of the occupant(s) and owner(s) of the principal use, uses or building to maintain, in a neat and adequate manner, the parking spaces, driveways, striping, landscaping, screening and any other improvements required by this Code. i) Location. All off-street parking facilities required by this Code shall be located and restricted as follows: 1) Required off-street parking shall be on the same lot as the principal use being served, except as noted in subsection 515.17, subdivision 4 j). 2) Except for 1 -family and 2 -family dwellings, head -in parking, directly off of and adjacent to a public street, with each stall having its own direct access to the public street, shall be prohibited. 3) The boulevard portion of the street right-of-way shall not be used for parking. This includes the portion of a driveway located in the public right-of-way. 4) In Residential districts, off-street parking shall not be provided in the front setback or side street setback, except for 1 -family and 2 -family dwellings subject to the limitations in subsection 515.17, subdivision 4 i) 5). PAGE 6 OF 8 5) In the case of 1 -family and 2 -family dwellings, off-street parking is only permitted on a hard surfaced driveway leading directly into a garage. The driveway cannot exceed the maximum width established in 515.17 Subd. 4(g)(5). wi&h-of the gufugcs-Pchzcrr�c prao3 feet vi-'aeh side-. Each property may also have one hard surfaced auxiliary parking space in addition to the driveway. The auxiliary space shall be located immediately adjacent to one side of the driveway, immediately adjacent to one side of the garage, or as one turn -around space immediately adjacent to the driveway. The auxiliary space cannot exceed 10 feet in width and 20 feet in length, and must be at least 10 feet from the habitable portion of a residential structure on an adjacent parcel. For access to the auxiliary space, a hard surfaced taper is also permitted, provided it does not extend into the boulevard and has an angle of no less than 221/2 degrees but no more than 45 degrees. Excention 91: If the property has setback or topographic constraints that prevent reasonable access to a lawful auxiliary space, then the zoning administrator may allow the taper to extend into the boulevard but onlv to the minimum extent necessary to provide reasonable access. Exception 92: A property with only a single stall garage may have up to two such auxiliary parking spaces. In such cases the access taper may extend across the boulevard to the edge of the street pavement, provided it is only on one side of the curb cut, no more than 3 feet from the curb cut, and has an angle of no more than 45 degrees. The combined width of the taper plus the driveway shall not exceed 22 feet anywhere in the street right-of-way, unless there are setback or topographic constraints that require greater width to provide reasonable access to a lawful auxiliary space. 6) The parking of recreational vehicles is governed by section 1330 of city code. 7) Motor vehicles shall not be parked or displayed for the purpose of selling or renting the motor vehicles unless a conditional use permit for such use has been granted for the property in accordance with the regulations for the zoning district in which the property is located. This prohibition shall not apply to motor vehicles for sale on property with a 1 -family or 2 -family dwelling if the following conditions are met: ■ No more than 1 vehicle may be displayed for sale at any given time on a lot. _E Vehicle display for sale shall not occur on any lot for more than 6 weeks in any 12 month period. PAGE 7 OF 8 ■ Prior to it being displayed for sale, the vehicle was primarily used for personal transportation by the resident and was not purchased primarily for the purpose of re -selling the vehicle. ■ The vehicle is parked on a hard surface. ■ The vehicle is in such condition that it is fully operable and can immediately be driven on a public roadway in a lawful manner. ■ The vehicle must have a current valid registration including having clearly visible current license plate tabs. • The address listed on the registration is the same as the property where the vehicle is parked and displayed for sale. PAGE 8 OF 8 ScE►.lAro. 0 - i Gu('b Gert"; 1 t F ICYI + 1 I 3 , 10 Y , I 4 t e , t a I r Gu('b Gert"; 1 M E M O R A N D U M DATE: October 7, 2004 TO: Planning Commission (October 11th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Consider Application 2004-08 for an amendment to the Comprehensive Plan to implement the TH 100 Study Group recommendations for the west side of Highway 100. (Item continued from September 13, 2004 meeting.) Staff has no further information to provide on this item, but City Engineer Tom Mathisen will be in attendance to answer questions about the trail along the noise wall between 34th and 36tH Please refer to the report prepared for the previous Planning Commission meeting. If you have additional questions not addressed in the previous report, please contact staff at 763- 531-1142 and let us know what additional information you require. COMP PLAN AMENDMENT HWY 100 PROPERTY; CRYSTAL HEIGHTS; ELIMINATE PUBLIC/INSTITUTIONAL CLASSIFICATION PAGE 1 OF 1 CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS September 21, 2004: 1. Approved Application 2004-07 for an interim, temporary Conditional Use Permit allowing relocation of the Highview Alternative Program to the former Cavanagh Elementary School at 5400 Corvallis Avenue North. 2. Approved First Reading of an ordinance approving Application 2004-09, a Zoning Ordinance text amendment to add a non -conforming uses section that complies with a recently adopted state statute. October 5, 2004: 1. Approved Second Reading and Adoption of an ordinance approving Application 2004-09, a Zoning Ordinance text amendment to add a non -conforming uses section that complies with a recently adopted state statute. Ordinance to be published October 14, 2004. Effective date November 13, 2004. All were consistent with the Planning Commission's recommendations. Page 1 of 1 10/07/2004 CITY OF CRYSTAL Development Status Report September 30, 2004 SPECIAL LAND USE APPLICATIONS: Family Eye 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 is complete except for some minor landscaping items. 2. Crystal Shopping Center (103 Willow Bend). On October 21, 2003, the City Council approved a site plan including construction of a new 54,000 sq. ft. building to house larger Marshall's and Michael's stores; demolition of part of the existing south building; general parking lot, landscaping and building facade improvements; and 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. Construction is nearing completion. 3. 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. Construction is complete except for some minor landscaping items. 4. Forest Elementary School (6800 47th). On April 20, 2004, the City Council approved a conditional use permit including site & building plan review for a new 76,000 sq. ft. Forest Elementary School. Construction is underway. Completion is expected by fall 2005. 5. Carpet King (5756 Lakeland). On July 6, 2004, the City Council approved site & building plans for a 15,543 sq. ft. commercial building on the former Embers property. Carpet King will occupy approximately 25% of the new building and the remainder will be leased out to other commercial tenants. The existing building, currently used by Carpet King on an interim basis, will be demolished upon completion of the new building. 6. Cavanagh facility (5400 Corvallis). On September 21, 2004, the City Council approved an interim, temporary Conditional Use Permit for ISD 281 to relocate its Highview Alternative Program into the former Cavanagh Elementary School. The permit expires in one year and may not be extended for more than two successive years, unless ISD 281 secures a permanent CUP for the facility and installs site improvements as required by city code. G:IPLANNINGIGeneraADevelopmentStatusReports12OO4-3rd quarter.doc Page 1 of 5 ECONOMIC DEVELOPMENT AUTHORITY SCATTERED SITE LOT SALES FOR NEW HOUSE CONSTRUCTION: 7. 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, which provided lots for six new houses. It also included lots for the two existing houses: 6328 38th, which was rehabbed & sold, and 3821 Douglas which was sold as -is. The site improvements were completed in summer 2004, except for the bituminous wear course on the Edgewood Avenue cul-de-sac which will be installed in 2005. All six new houses have been completed and sold, as summarized below: ADDRESS LOT LOT PRICE PROPERTY STATUS 3821 Edgewood 1 $72,500 Lot sold to Feyereisen Construction; construction complete; house has 3,166 sq. ft. (2,122 finished), 4 bedrooms, 2'/2 baths; sold for $314,600 in May 2003. 3813 Edgewood 2 $75,000 Lot sold to Al Stobbe Homes for new house; construction complete; house has 3,442 sq. ft. (2,938 finished), 4 bedrooms, 3'/2 baths; sold for $408,000 in May 2004. 3808 Edgewood 3 $76,000 Lot sold to Novak -Fleck for new house; construction complete; house has 3,746 sq. ft. (2,413 finished), 4 bedrooms, 2'/2 baths; sold for $370,500 in August 2003. 3812 Edgewood 4 $70,000 Lot sold to All Quality Builders for new house; construction complete; house has 3,591 sq. ft. (2,439 finished), 3 bedrooms, 2'/2 baths; sold for $291,000 in August 2003; much of the construction was done by the buyer. 3820 Edgewood 5 $66,000 Lot sold to Novak -Fleck for new house; construction complete; house has 2,694 sq. ft. (1,796 finished), 3 bedrooms, 2'/2 baths; sold for $291,200 in September 2003. 6404 38" 6 $62,000 Lot sold to Al Stobbe Homes for new house; construction complete; house has 2,870 sq. ft. (1,916 finished), 3 bedrooms, 2%2 baths; sold for $289,900 in June 2003. G:IPLANNINGIGeneraADevelopmentStatusReports12004-3rd quarter.doc Page 2 of 5 8. 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. The new house is a 2 -story with 2,764 sq. ft. (1,867 finished), 3 bedrooms, 2 %2 baths and a detached 2 -car garage. Construction is complete. The house sold for $273,989 in May 2004. 9. 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. The new house is a 2 -story with 2,732 sq. ft. (1,806 finished), 3 bedrooms, 2%2 baths and a detached 2 -car garage. Construction is complete. The house is listed for sale at $274,800. 10. 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 are building a new 2 -story house with 2,965 sq. ft. (1,925 finished), 3 bedrooms, 2%2 baths and a detached garage. Construction is underway and completion is expected by late 2004. The price of the new house has not been set by the builder. 11. 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. The new house is a 2 -story with 3,308 sq. ft. (2,124 finished), 4 bedrooms, 3 baths, and an attached 2 -car garage. The detached 2 -car garage has been rehabbed. Construction on the new house and rehab of the existing detached 2 -car garage are complete. The house sold for $315,000 in August 2004. 12. 6412 45th. In October 2003 the EDA purchased this property for demolition and lot sale. In March 2004 the EDA sold it to Avery homes for $66,000. They are building a new 2 - story house with 3,036 sq. ft. (2,028 finished), 3 bedrooms, 2'/2 baths, and an attached 2 -car garage. Construction is underway and completion is expected by the end of 2004. The price of the new house has not been set by the builder. 13. 3415 Zane. In July 2003 the EDA purchased this property for demolition and lot sale. In May 2004 the EDA sold it to Avery Homes for $70,000. They are building a new 2 - story house with 3,627 sq. ft. (2,339 finished), 3 bedrooms, 2'/2 baths, and an attached 2 -car garage. Construction is underway and completion is expected by the end of 2004. The price of the new house has not been set by the builder. 14. 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 former owner challenged the condemnation in District Court but the city prevailed. The former owner then appealed to the MN Court of Appeals, but in December 2003 the court ruled in favor of the city. In January 2004, the MN Supreme Court declined the former owner's request for review. The city demolished the house in March 2004 and transferred title to the EDA. In June 2004 the EDA sold it to Feyereisen Construction for $70,000. They are building a new 2 -story house with 3,844 sq. ft. (2,377 finished), 4 bedrooms, 3 baths, and an attached 3 -car garage. Construction is underway and completion is expected by the end of 2004. The builder already has a buyer for the house. G:IPLANNINGIGenerallDevelopmentStatusReportsl2004-3rd quarter.doc Page 3 of 5 15. 5200 35th.* In August 2004 the EDA sold this lot to Golden Home Builders for $52,700. They will be building a new 2 -story house with 2,854 sq. ft. (1,872 finished), 3 bedrooms, 2'/2 baths, and an attached 3 -car garage. Completion is expected by spring 2005. The price of the new house has not been set by the builder. 16. 521734 th Place.* In August 2004 the EDA sold this lot to Golden Home Builders for $57,000. They will be building a new 2 -story house with 2,883 sq. ft. (1,901 finished), 3 bedrooms, 2'/2 baths, and an attached 3 -car garage. Completion is expected by spring 2005. The price of the new house has not been set by the builder. 17. 532434 th Place.* In September 2004 the EDA sold this lot to Accent Homes for $33,000. (The original $54,000 lot price was reduced $21,000 for costs related to soils.) They are building a new split level house with 2,779 sq. ft. (1,458 finished), 3 bedrooms, 2 baths, and an attached 2 -car garage. Construction is underway and completion is expected by spring 2005. The price of the new house has not been set by the builder. 18. 541634 th Place.* In September 2004 the EDA sold this lot to Novak -Fleck for $56,533. (The original $58,000 lot price was reduced $1,467 for costs related to soils.) They are building a new 2 -story house with 2,730 sq. ft. (1,806 finished), 3 bedrooms, 2'/2 baths, and an attached 3 -car garage. Construction is underway and completion is expected by spring 2005. The price of the new house has not been set by the builder. 19. 3557 Regent.* In September 2004 the EDA sold this lot to Novak -Fleck for $48,000. They will be building a new split foyer house with 2,373 sq. ft. (1,267 finished), 3 bedrooms, 2 baths, and an attached 3 -car garage. Completion is expected by late spring 2005. The builder already has a buyer for the house. *Note: The EDA purchased and demolished 3557 Regent, 5200 35th, and 5217, 5324 and 5416 34th Place over the past 13 years. The EDA held these lots rather than immediately re -sell them because of the potential need for redevelopment of the entire Crystal Heights area. Upon completion of a redevelopment feasibility study in early 2004, the EDA determined that redevelopment of the entire Crystal Heights area would be infeasible. At that time the EDA decided to start the process of selling these five lots for new single family houses, using the standard scattered site lot sale process. 20. Brunswick Fields. In the second half of 2003, the EDA purchased 4120, 4130 and 4140 Brunswick, each of which had a 1 00'wide lot. The EDA demolished the existing structures and then replatted the site into four lots for new house construction. Two of the new lots are 78' wide and two are 72' wide. All four lots are being sold for $85,000 each to a single builder, Al Stobbe Homes. The prices of the new houses have not been set by the builder. The status of the lots is summarized below: ADDRESS LOT PROPERTY STATUS 4142 Brunswick 1 Closing on lot sale expected in early October 2004; new house will be a 2 -story with 3,877 sq. ft. (2,303 finished), 4 bedrooms, 2 '/2 baths, and an attached 2 -car garage. Completion is expected by spring 2005. G:IPLANNINGIGeneraADevelopmentStatusReports12004-3rd quarter.doc Page 4 of 5 4134 Brunswick 2 Closing on lot sale expected in early October 2004; new house will be a 2 -story with 3,335 sq. ft. (2,164 finished), 3 bedrooms, 2 %2 baths, and an attached 2 -car garage. Completion is expected by spring 2005. The price of the new house has not been set by the builder. 4126 Brunswick 3 Lot sold to builder in September 2004; new house will be a 1 %2 -story with 4,482 sq. ft. (2,682 finished), 3 bedrooms, 2 %2 baths, and an attached 3 -car garage. Construction is underway and completion is expected by spring 2005. The price of the new house has not been set by the builder. 4118 Brunswick 4 Lot sold to builder in September 2004; new house will be a 2 -story with 3,880 sq. ft. (2,538 finished), 3 bedrooms, 2 %2 baths, and an attached 3 -car garage. Construction is underway and completion is expected by spring 2005. The price of the new house has not been set by the builder. 21. 6808 44th. In August 2004 the EDA purchased this property for demolition and lot sale. The existing house and garage were demolished in late September. In mid October we expect to close on the sale of the lot to MJB Custom Homes for $68,000. They will be building a new 2 -story house with 3,642 sq. ft. (2,364 finished), 4 bedrooms, 2 %2 baths, and an attached 2 -car garage. Completion is expected by spring 2005. The builder already has a buyer for the house. G:IPLANNINGIGenerallDevelopmentStatusReportsl2004-3rd quarter.doc Page 5 of 5 • .• C-1 &ROORITN I=RR 1.0c..,N CENTER r _-------------------- — REV MOK 31, MUD 1 -�-------0 • ��211 91 \,\ U,`n n. «(� : l ��•-).11 C. ).f.l lrprr K�, �j I F1 I.; ]i F� '. ... D [Ia u f �LLs2 CITY OF • 11!! uu11 ' CRYSTAL BoaODD,.cCS�A�E acs.. , _ food o loco'�. _ C UDL1L�►L._ 1 .i 1_' �'r��n� Roeel..sw�t � ['I a BEIF Z T�CMIST14► FjCC��- 9 loo ET',. 3- I r`• Z -j la 71��C ^'f tl 1 _ 1 .�5 J II Jr_j� •1 O n` ffn 3 _ IOLDEN VAL.LEY Ifr.TL� RE- HOPE COIOER Y.IEET