2003.07.14 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
July 14, 2003
7:00 p.m.
Crystal City Hall - Council Chambers
4141 Douglas Dr N
A. CALL TO ORDER
B. APPROVAL OF MINUTES
- June 9, 2003 meeting
C. PUBLIC HEARINGS
1. Consider Application 2003-6 for a Conditional Use Permit for Automobile -Related
Uses at 5301 Douglas Drive North (Regal Car Wash).
2. Consider Application 2003-7 for a Comprehensive Plan Amendment and Rezoning
of 5509 56th Avenue North from Low Density Residential / R-1 to Neighborhood
Commercial / B-2.
3. Consider Application 2003-8 for Variances to increase the maximum rear yard
structure coverage, allow two accessory parking spaces, and allow
encroachment of one of the spaces into the public right-of-way at 6526 59th
Avenue North.
4. Consider Application 2003-9 for a Conditional Use Permit for Outdoor Sales at
5417 Lakeland Avenue North (HOM Furniture).
D. OLD BUSINESS
E. NEW BUSINESS
1. Discuss preliminary draft of the new Zoning Ordinance: Proposed parking
requirements.
F. GENERAL INFORMATION
1. Receive an update on the Crystal Heights master planning process.
2. Receive the Quarterly Development Status Report.
G. OPEN FORUM
H. ADJOURNMENT
,''"N
July 11, 2003
Planning Staff and
Planning Commissioners
City of Crystal
4141 Douglas Drive North
Crystal, MN 55422
RE: Resignation from Planning Commission
Dear Colleague's:
I regret being unable to attend yet another City of Crystal Planning Commission meeting. Over
the past several months my job responsibilities have changed and made it more difficult for me
to attend meetings. It is in recognition of this that I have decided to tender my resignation
effective immediately.
It has been a pleasure serving with all of you, I have grown a great deal over the past several
years and I have seen the Planning Commission grow and change as well. There have been
several positive changes, it is my hope and belief that that positive growth will continue.
Sincerely,
Tony Kamp
CRYSTAL PLANNING COMMISSION
June 9, 2003
A. CALL TO ORDER
Page I of 2
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following present: K. Graham, T. Graham, Krueger, Nystrom, Sears, Strand, and VonRueden.
Also present were the following: Planner Sutter, Community Development Assistant Dietsche,
and City Council member Hoffman. Absent were the following: Davis and Kamp.
B. APPROVAL OF MINUTES
Moved by Commissioner K. Graham and seconded by Commissioner Nystrom to approve the
minutes of the May 12, 2003 meeting with no exceptions.
Motion carried.
C. PUBLIC HEARINGS
"IN 1. Consider a variance to increase the maximum rear yard structure coverage from
30% to 42% at 4331 Welcome Ave N.
Planner Sutter summarized the staff report and stated that staff recommended approval of
the variance based on the suggested findings of fact in the staff report.
Commissioner VonRueden questioned whether the existing garage would be demolished
and the applicant replied that it would be demolished. The applicant also stated to the
Planning Commission that he would appreciate a variance for the new garage.
Moved by Commissioner Nystrom and seconded by Commissioner Krueger to
close the public hearing.
Motion carried.
=> Moved by Commissioner Nystrom and seconded by Commissioner Krueger to
recommend to the City Council to approve Application 2003-05 for a variance to
increase rear yard structure coverage at 4331 Welcome Ave N. Findings of fact
are as stated in the staff report.
Motion carried.
,-IN D. OLD BUSINESS
E. NEW BUSINESS
Page 2gf2
F. GENERAL INFORMATION
G. OPEN FORUM
H. ADJOURNMENT
=:> Moved by Commissioner Nystrom and seconded by Commissioner Krueger to adjourn.
Motion carried.
The meeting adjourned at 7:07 p.m.
Chair VonRueden
Secretary Nystrom
M E M O R A N D U M
DATE: July 8, 2003
TO: Planning Commission (July 14th meeting)
FROM: JKohn Sutter, Planner and Redevelopment Coordinator
SUBJECT: Public Hearing: Consider Application 2003-6 for Conditional Use Permit for
Automobile -Related Uses at 5301 Douglas Drive North (Regal Car Wash).
A. BACKGROUND
The subject property consists of a single parcel zoned B-3 Auto -Oriented Commercial.
In April 1998, the City Council approved a Conditional Use Permit and site plan for the
construction of a new building addition into which the car wash's detailing shop would
move. The CUP also included approval for an oil change business to move into the
space formerly held by the detailing shop. Because the oil change business never
began operating, the CUP expired one year after approval. Therefore no auto -related
use of the former detail shop space has been permitted since April 1999.
There are five homes directly across Edgewood Avenue to the west of Regal Car
Wash. The business has a curb cut on that street and an opening in its screening
fence that makes the business totally visible from the homes. City code requires that
auto -related uses be fully screened from residential property and in this case the only
way to do that is to remove the curb cut and extend Regal`s screening fence all the way
along its west property line. However, this was not required as a condition of the 1998
CUP because the five homes across Edgewood Avenue were zoned commercial.
In 1999 one of the five homes across Edgewood Avenue was being sold but the buyer
couldn't get financing due to the commercial zoning. City staff reviewed the situation
and determined that the five homes were not likely candidates for redevelopment and
therefore it was probably inappropriate to continue zoning them for commercial uses.
After due notice, the Planning Commission held a public hearing and concurred with the
staff recommendation. On July 6, 1999 the City Council adopted an ordinance rezoning
the five homes to R-1 Single Family Residential.
Meanwhile, the former detail shop space remained vacant through at least the summer
of 2001, when National Sales & Leasing submitted a Conditional Use Permit application
to use the vacant space and some of the parking lot for auto sales. This application
was denied by the City Council on August 21, 2001 mainly because Regal refused to
remove the curb cut and extend the screening along Edgewood Avenue as required by
the Zoning Ordinance.
Some time after the denial of the National Sales & Leasing request Regal began
unlawfully using the former detail shop space. City staff has been tracking the zoning
violation and has been trying to work with Regal to bring the property into compliance.
However, staff has held off on moving the case into court in anticipation of a new CUP
application from Regal that would include the required curb cut removal and extension
of screening.
The city is holding in escrow approximately $5,500 in financial surety from the 1998
CUP. We have no record that the property owner has ever requested release of these
funds or whether the Building Official at the time ever made a final inspection to
determine that all site improvements and landscaping were installed satisfactorily. Staff
is suggesting that the city continue to hold the surety until the curb cut is removed and
the required screening is extended.
The following Exhibits are attached:
1. plat map showing the location of the property;
2. aerial photo showing the location of the property,
3. 1998 site plan (existing conditions);
4. site plan notes from staff showing required curb cut removal & screening, plus
changes to drive aisles to improve access to and circulation within the site; and
5. narrative submitted by Regal Car Wash.
B. STAFF COMMENTS
The current request from Regal Car Wash.
Regal Car Wash is now under new management. They are willing to remove the
Edgewood Avenue curb cut and install the required screening all the way along
the west property line. They intend to either to make their currently unlawful use
of the space lawful or lease out the former detail shop space to another auto -
related use. However, they have said they are trapped in a chicken -or -egg
situation because tenants will not commit to leasing the former detail shop
because use of the space is not currently permitted, yet Regal cannot know what
type of new CUP to request until they sign a lease with a specific tenant.
For this reason, Regal Car Wash is making an unusual request. They are
seeking approval of a CUP that pre -authorizes several uses rather than one
specific use. Their list of proposed uses can be found in Exhibit 5.
Staff feels this might be the best way to resolve the current zoning violation and
protect the neighborhood. Regal's request has the potential to facilitate more
intense use of the property in a manner consistent with city code, yet it would
also reduce the current use's negative impacts on adjacent residential property.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
2
2. Comprehensive Plan.
The property is guided for Community Commercial uses. Staff believes that
additional uses on the site would be consistent with the Comprehensive Plan if
steps are taken to protect the residential properties across Edgewood Avenue to
the west and ensure that impacts such as overflow parking do not spill over onto
adjacent public streets.
3. Zoning and Adjacent Land Uses.
The property is B-3 Auto -Oriented Commercial. The surrounding land uses are a
mixture of retail, office and automotive commercial to the north; multi -family
residential and industrial to the east; automotive commercial, office, and single-
family residential to the south, and single-family residential to the west. The
addition of another auto -oriented use to the site would be compatible with the
surrounding land uses only if impacts on adjacent residential properties to the
west are minimized. It is also important to ensure that business operations on
the site do not grow to the point that they spill over onto adjacent properties or
public streets, boulevards and sidewalks.
4. Parking and Circulation.
The off-street parking requirements vary depending on the type of use that would
occupy the former detail shop. Because the Zoning Ordinance has very specific
parking requirements, staff is asking that it be allowed to determine compliance
with city code at an administrative level at such time Regal Car Wash determines
which specific use will occupy the former detail shop. The analysis of parking
demand and spaces completed during consideration of the National Sales &
Leasing CUP request showed that the site has 49 spaces but Regal needs only
15 for its operations.
5. Conditional Use Permit requirements.
The following are the criteria from the Zoning Ordinance for the requested CUPs:
a. 515.35 Subd. 4(b): Car washes (drive through, mechanical and self-
service) provided that:
Note: The car wash is already in operation under the 1998 CUP.
However, it is included here in case Regal chooses to expand its car wash
operation. Also, most of the requirements of the car wash CUP are the
same as or similar to the requirements of the other requested CUPs.
(1) The architectural appearance and functional plan of the building
and site shall not be so dissimilar to the existing buildings or area
as to cause impairment in property values or constitute a blighting
influence within a reasonable distance of the lot.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
3
No negative impacts — as long as the impacts on adjacent
residential properties to the west are minimized and the businesses
on the site do not grow to the point that they have to spill over onto
adjacent properties or public streets, boulevards and sidewalks.
(2) Magazining or stacking space is constructed to accommodate that
number of vehicles which can be washed during a maximum 30
minutes period and shall be subject to the approval of the City
Engineer.
Property is already in compliance.
(3) At the boundaries of a residential district, a strip of not less than
five feet shall be landscaped and screened in compliance with
Subsection 515.07, Subdivision 9 of this Code.
Under the 1998 CUP, Regal was allowed to place the buffer strip
on the adjacent Edgewood Avenue boulevard. This is not the
usual practice but it was done in this case because the location of
the car wash building and necessary access drive does not leave
room for the buffer strip to be located on the property.
(4) Each light standard island and all islands in the parking lot
landscaped or covered.
Property is already in compliance.
(5) Parking or car magazine storage space shall be screened from
view of abutting residential districts in compliance with Subsection
515.07, Subdivision 9 of this Code.
The five homes across Edgewood Avenue are guided, zoned and
used for low-density residential purposes and are at the eastern
edge of a large, contiguous, low-density residential neighborhood
covering approximately 240 acres in Crystal and New Hope. It is
critical that this neighborhood be protected from the impacts of
commercial uses along West Broadway and Douglas Drive,
especially automobile -related uses. This provision requires that the
property's curb cut along Edgewood be removed and that a
screening fence and shrubs identical to those currently in place be
extended to the northwest corner of the property. The applicant
has stated that they will comply with this requirement if this request
is approved.
(6) The entire area other than occupied by the building or plantings
shall be surfaced with material which will control dust and drainage
which is subject to the approval of the City Engineer.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
4
Property is already in compliance.
(7) The entire area shall have a drainage system which is subject to
the approval of the City Engineer.
Property is already in compliance.
(8) All lighting shall be hooded and so directed that the light source is
not visible from the public right-of-way or from an abutting
residence and shall be in compliance with Subsection 515.07,
Subdivision 10 of this Code.
Lighting requirements would be addressed by staff if we receive
complaints or if any changes are made to lighting on the site.
Special attention will be paid to protection of houses across
Edgewood Avenue.
(9) Vehicular access points shall be limited, shall create a minimum of
conflict with through traffic movement and shall be subject to the
approval of the City Engineer.
Another reason to close the curb cut on Edgewood would be to
prevent cut -through traffic from using residential streets and to
deter overflow of parking from the commercial use onto residential
streets. Staff concern is that auto -related businesses often rapidly
outgrow their sites and start taking up public space to
accommodate their growth. This would be undesirable in any
context but is particularly undesirable where the auto related use
abuts a residential neighborhood. Even after removing the
Edgewood Avenue curb cut, the property would still have two
access points, one on West Broadway and the other on 53rd
Avenue. Exhibit 4 shows staff's suggestions for improving the 53`d
Avenue entrance; the West Broadway entrance is adequate as -is.
(10) All signing and informational or visual communication devices shall
be in compliance with Section 406 of the City Code.
Property is already in compliance. New signs or changes to
existing signs require permits and the sign regulations will be
administered as part of the permitting process.
(11) Provisions are made to control and reduce noise.
Regal has previously stated that they typically are not open before
8:00 a.m. or after 7:00 p.m. This would be consistent with the
protection of the adjacent residential area. To provide an additional
hour of flexibility from each of these times, staff suggests that no
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
5
business operations be permitted on the site between 8 p.m. and 7
a. m.
Staff also feels that car stereo installation be specifically excluded
from the uses pre -approved under this CUP. This is because of
the potential for ongoing noise ordinance enforcement issues and
the proximity to residential property.
(12) The provisions of Subsection 515.53, Subdivision 1e of this code
are considered and satisfactorily met.
515.53 Subd. 1(e): The Planning Commission shall consider
possible adverse effects of the proposed amendment or conditional
use. Its judgment shall be based upon (but not limited to) the
following factors:
❑ Relationship to municipal comprehensive plan.
The proposed use is consistent with the plan if the residential
neighborhood to the west is protected as required by City Code.
❑ The geographical area involved.
The use and configuration of the site can accommodate
additional uses, including certain auto -oriented uses. However,
the property's presence in a transitional area between
residential and commercial means that any intensification of
uses on the site must be closely monitored and regulated.
❑ Whether such use will tend to or actually depreciate the area in
which it is proposed.
Because the existing property is configured for commercial
uses, the proposed use will not likely depreciate the area if the
neighborhood to the west is protected with removal of the curb
cut and installation of screening.
❑ The character of the surrounding area.
The surrounding area is a mixture of uses, some similar to the
property and others very different. Boundaries between single-
family residential and auto -oriented commercial uses are
frequently a source of land use conflicts. Strict compliance with
the CUP provisions will help protect the adjacent neighborhood.
❑ The demonstrated need for such use.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
6
The Comprehensive Plan recognizes the need for auto -oriented
uses as long as they do not conflict with adjacent land uses
such as established residential neighborhoods.
b. 515.35 Subd. 4(c): Motor fuel station, auto repair -minor and tire and
battery stores and service provided that:
Note: The applicant is not requesting that a fuel station be pre -approved
for this site. They are only seeking pre -approval for Minor Auto Repair
(which includes tire and battery stores/service).
(1) Regardless of whether the dispensing, sale or offering for sale of
motor fuels and/or oil incidental to the conduct of the use or
business, the standards and requirements imposed by this Code
for motor fuel stations shall apply. These standards and
requirements are, however, in addition to other requirements which
are imposed for other uses of the property.
Not applicable.
(2) The architectural appearance and functional plan of the building
and site shall not be so dissimilar to the existing buildings or area
as to cause impairment in property values or constitute a blighting
influence within a reasonable distance of the lot.
Addressed in item (1) under "Car washes" above.
(3) The entire site other than that taken up by a building, structure or
plantings shall be surfaced with a material to control dust and
drainage which is subject to the approval of the City Engineer.
Addressed in item (6) under "Car washes" above.
(4) A minimum lot area of 22,500 square feet and minimum lot
dimensions of 150 feet by 130 feet.
Property is already in compliance.
(5) A drainage system subject to the approval of the City Engineer
shall be installed.
Property is already in compliance.
(6) A curb not less than six inches above grade shall separate the
public sidewalk from motor vehicle service areas.
Property is already in compliance.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
7
(7) The lighting shall be accomplished in such a way as to have no
direct source of light visible from adjacent land in residential use or
from the public right-of-way and shall be in compliance with
Subsection 515.07, Subdivision 10 of this Code.
Addressed in item (8) under "Car washes" above.
(8) Wherever fuel pumps are to be installed, pump islands shall be
installed.
Not applicable.
(9) At the boundaries of a residential district, a strip of not less than
five feet shall be landscaped and screened in compliance with
Subsection 515.07, Subdivision 9 of this Code.
Addressed in item (3) under "Car washes" above.
(10) Each light standard landscaped.
Property is already in compliance.
(11) Parking or car magazine storage space shall be screened from
view of abutting residential districts in compliance with Subsection
515.07, Subdivision 9 of this Code.
Addressed in item (5) under "Car washes" above.
(12) Vehicular access points shall create a minimum of conflict with
through traffic movement, shall comply with Subsection 515.09 of
this Code and shall be subject to the approval of the City Engineer.
Addressed in item (9) under "Car washes" above.
(13) All signing and informational or visual communication devices shall
be minimized and shall be in compliance with Section 406 of the
City Code.
Addressed in item (10) under "Car washes" above.
(14) Provisions are made to control and reduce noise.
Addressed in item (11) under "Car washes" above.
(15) No outside storage except as allowed in compliance with
Subsection 515.35, Subdivision 4 d) of this Code.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
8
Not applicable; outdoor storage is not being requested by the
applicant nor would it be recommended by staff.
(16) No outside sale or service except as allowed in compliance with
Subsection 515.35, Subdivision 4 e) of this Code.
Not applicable; outdoor sales/service is not being requested by the
applicant nor would it be recommended by staff.
(17) Sale of products other than those specifically mentioned in this
Subdivision shall be subject to a conditional use permit and be in
compliance with Subsection 515.35, Subdivision 4 (0 of this Code.
Subd. 4(f) pertains to enclosed retail, rental or service activity that
is accessory and subordinate to an approved permitted or
conditional uses. Such an accessory use would be allowed
provided that (1) it is a permitted use in a B-1 or B-2 District; (2) it
does not constitute more than 30 percent of the lot area and not
more than 50 percent of the gross floor area of the principal use;
and (3) adequate off-street parking is provided as required by city
code. An example of such uses would be retail sale of auto parts
and accessories as an accessory use to minor auto repair. Staff
will evaluate such uses and make a determination as to whether or
not they are in compliance with these provisions.
(18) The provisions of Subsection 515.53 Subd. 1(e) of this Code are
considered satisfactorily met.
Addressed in item (12) under "Car washes" above.
C. 515.35 Subd. 4(q): Motor vehicle and motorized recreational equipment
sales and storage garages accessory thereto provided that.-
(1)
hat.
(1) The architectural appearance and functional plan of the building
and site may not be so dissimilar to the existing buildings or area
as to cause impairment in property values or constitute a blighting
influence within a reasonable distance of the lot.
Addressed in item (1) under "Car washes" above.
(2) Approval of a conditional use permit will be based on a specific site
plan noting the existing facilities and improvements required to
meet the provisions of this Subdivision.
Staff asks that it be allowed to grant administrative approval of
internal site modifications at such time as motor vehicle sales/rental
is proposed. We believe that in evaluating the National Sales &
Leasing application in 2001 it became clear that it is possible for
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
9
this type of use to share the site with Regal, albeit in a very limited
fashion. Staff believes that any internal site modifications made
necessary by such use would be so minor that they should be
handled administratively instead of going back to the Planning
Commission.
(3) Parking, driving and vehicle display areas shall be hard -surfaced to
control dust. Further, these areas must be lined with concrete curb
and provided for an on-site drainage system subject to the approval
of the City Engineer.
Property is already in compliance.
(4) A minimum lot area of 22,500 square feet is required.
Property is already in compliance.
(5) The lighting must be accomplished in such a way as to have no
direct source of light visible from adjacent land in residential use or
from the public right-of-way and must be in compliance with
Subsection 515.07 Subd. 10 of this Code.
Addressed in item (1) under "Car washes" above.
(6) The area is fenced and screened from view of neighboring
residential uses or if abutting an R District in compliance with
Subsection 515.07, Subdivision 9 of this Code.
Addressed in item (5) under "Car washes" above.
(7) Vehicular access points may create a minimum of conflict with
through traffic movement and shall comply with Subsection 515.09
of this Code.
Addressed in item (9) under "Car washes" above.
(8) All signing and informational or visual communication devices must
be minimized and shall be in compliance with Section 406 of the
City Code.
Addressed in item (10) under "Car washes" above.
(9) Repair or work of any kind on motor vehicles and motorized
recreational equipment may not be permitted. The repair or sale of
products other than those specifically mentioned in this Subdivision
require issuance of individual conditional use permits in compliance
with this Code.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
10
Not applicable because the applicant is also requesting pre -
approval for minor auto repair.
(10) On-site parking requirements consistent with Section 515.09 Subd.
8(d) must be met.
As was demonstrated during consideration of the National Sales &
Leasing application in 2001, city code only requires Regal Car
Wash to have 15 parking spaces. There are 49 spaces on the site.
This means that the site currently has 34 more spaces than
currently required by city code. The existing parking surplus could
accommodate motor vehicle sales, minor auto repair or other uses.
Staff asks that it be allowed to grant administrative approval of
parking plans submitted when such uses are proposed.
(11) Maximum vehicle or equipment length must be restricted to less
than 32 feet unless larger units are specifically approved as a
condition of the conditional use permit and provided for on the
parking layout.
No such vehicles are permitted on the property.
12) The provisions of Subsection 515.53 Subd. 1(e) of this Code are
considered satisfactorily met.
Addressed in item (12) under "Car washes" above.
C. SUGGESTED FINDINGS OF FACT
The request for a Conditional Use Permit pre -approving a variety of uses on the site is
consistent with the Zoning Ordinance as discussed in Section B above, provided all
uses are in full compliance with city code and conditions imposed by the City Council.
D. RECOMMENDATION
Staff recommends approval of Application 2003-6 for a Conditional Use Permit for the
following specific automobile -related uses at 5301 Douglas Drive North:
• Car wash, including detailing.
• Minor auto repair.
• Motor vehicle sales or rental.
• Office, retail, rental, service or storage as accessory uses.
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
11
The following conditions are recommended:
No later than 60 days after approval of the Conditional Use Permit, the property
owner shall complete the following work to bring the property into compliance:
a. Close the curb cut along Edgewood Avenue, including removal of the
existing driveway apron, establishing turf in the area formerly occupied by
the apron, and installing new concrete curb & gutter across the street side
and parking lot side of the apron in accordance with city specifications.
b. Extend the screening fence and shrubs to the northwest corner of the
property. The fence and shrubs shall be similar in form and placement to
those presently located south of the curb cut.
If these items are not completed within 60 days after approval of the CUP, the
city will take action to complete these items using the funds escrowed in 1998.
Any escrow balance remaining after the site has been brought into compliance
will be refunded to the property owner at that time.
2. No business operations shall occur between 8:00 p.m. and 7:00 a.m.
3. Car stereo installation is specifically excluded under this CUP.
4. Enclosed office, retail, rental, service or storage accessory uses shall (1) be a
permitted use in a B-1 or B-2 District; (2) not constitute more than 30 percent of
the lot area and not more than 50 percent of the gross floor area of the principal
use; and (3) not make the property non-compliant with regards to the city's off-
street parking requirements.
5. Prior to establishing any uses on the property other than the existing car wash
and detailing shop, the property owner shall consult with city staff and submit
plans as necessary for staff to determine whether the additional use is consistent
with the provisions of city code and this Conditional Use Permit.
6. This Conditional Use Permit assumes that the buildings on the property will not
be expanded by more than 10% of their gross floor area. If such an expansion
would be proposed, the requirements of Section 520 (Site Plan Review) would
be applicable including a public hearing before the Planning Commission
followed by consideration by the City Council.
The Planning Commission is asked to make a recommendation on the request for City
Council consideration. The City Council will consider the request at their next regular
meeting on July 22"d
CONDITIONAL USE PERMIT - ADDITIONAL USES AT REGAL CAR WASH
12
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DETAIL
Mr. John Sutter
Planner & Redevelopment Coordinator
City of Crystal
4141 Douglas Lir, N.
Crystal, MN 55422
RE: Regal Car Wash XIX
5301 Douglas Ir. N
Crysial, Minnesota
Dear Mr, Sutter;
As you know, 'we have had continuing discussions ith you rega
referenced Regal Car Wash Regal would like to obtain a onditional us
to use the former detail shop on the premises ;for any of the following:
(i) general office
(h) storage
any automobile related use, including, With o air shop, de t 11autation
sales, motor vehicle rentals, motor vehicle
quick lube facility r r�p
(iv) any other use consistent with the current zo
g of the pa
In consideration for the City of Crystal's granting o the Conditi
Regal will agree to Tern
oye the d vcwa a
Avenue where the car washy roe y approach and sen the arca a
property ny abuts a sitz a farnil x stdential zue
Please advise if this proposal is ace table
Youx consideration of this proposal, to the city of Crystal.
ESP/nhp
Alabama
ncerely,
eq
va Spczber-Pc
• Georgia Kentucky •
Adniinisr.r16ve Office: 8698 East San Albertu, Scottacltcle, Ari20riFl
c -mail: regal 1 to21 Labaol.com www,rc
Z00'15 090L#
i
the above
Tmit in order
lotQr VC icle
ail shop or
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ink you for
esota
Tennessee
7
M E M O R A N D U M
DATE: July 8, 2003
TO: Planning Commission (July 14th meeting)
FROM:.* ohn Sutter, Planner and Redevelopment Coordinator
SUBJECT: Public Hearing: Consider Application 2003-7 for a Comprehensive Plan
Amendment and Rezoning of 5509 56th Avenue North from Low Density
Residential / R-1 to Neighborhood Commercial / B-2.
The subject property is presently guided Low Density Residential and -zoned R-1 Single Family
Residential. It is occupied by a single family house built in 1951. It is located immediately
west of Rose -Bo Floral at 5505 56t , which is guided Neighborhood Commercial and zoned B-
4 Community Commercial. Both the subject property and Rose -Bo have the same owner.
Rose -Bo cannot provide adequate parking on its property at 5505 56th. The owners are
proposing to demolish the house at 5509 56th and build a parking lot for Rose -Bo.
The following Exhibits are attached:
1. plat map showing the location of the property;
2. aerial photo showing the location of the property;
3. Future Land Use Map excerpt from the Comprehensive Plan;
4. Zoning Map excerpt;
5. applicant's narrative;
6. applicant's site sketch showing existing conditions;
7. applicant's site sketch showing proposed parking lot layout; and
8. Zoning Ordinance requirements for screening between the parking lot and adjacent
residential property to the south and west.
The surrounding land uses are a mixture of small-scale commercial and single family
residential, with pockets of multi family residential in spots. Staff believes that the mixture of
uses along this segment of Bass Lake Road suggests that removal of the house and
construction of a parking lot would be compatible with the surrounding land uses if screening
and buffering is provided along the south and west sides of the subject property, in
accordance with Section 515.07 Subd. 9.
Before beginning work on the parking lot, the property owner must apply for a building permit
including a site plan, drawn to scale, showing the required screening and buffering in addition
to the proposed parking lot, curb & gutter, method of drainage, etc. Prior to issuing a permit
for the parking lot, the city must receive a cash deposit or irrevocable letter of credit in an
amount sufficient to ensure replacement of the new landscaping if necessary.
The property owner will also need to combine the subject property (5509 56th) with the Rose -
Bo property (5505 56th) for zoning and tax purposes. This is necessary because a parcel of
land (in this case the subject property at 5509 56th) is not permitted to have just a parking lot.
Staff would be able to approve the parcel combination at an administrative level, without the
need for review by the Planning Commission or City Council. We will provide the property
owner with the necessary forms to complete the parcel combination once the owner makes
the decision to move forward with the project.
If this request is approved but the property owner decides not to proceed with the parking lot
project, then the single family home could remain as a lawfully non -conforming residential use
in the Neighborhood Commercial / B-2 district.
Please note that the present zoning configuration along the entire Bass Lake Road corridor
east of County Road 81 may need to be revisited. This is largely due to the type and mixture
of uses along the roadway including predominantly poorly buffered single family homes. While
staff is not able to explore this issue further at this time, staff does intend to study the Bass
Lake Road corridor east of County Road 81 at some time in the future.
The Planning Commission is asked to make a recommendation on the request for City Council
consideration. A single motion could be made to include both parts of the request:
• Comprehensive Plan Amendment from Low Density Residential to Neighborhood
Commercial.
• Rezoning from R-1 to B-2.
Staff recommends approval of the request.
The City Council would consider the request at their July 22nd meeting, with second reading of
the rezoning ordinance to follow at their August 4th meeting. If adopted at that time, the
ordinance would be published on August 14th and become effective on September 13th. A
building permit for the parking lot could not be issued until the rezoning ordinance becomes
effective.
COMP PLAN AMENDMENT & REZONING - PARKING LOT AT 5509 56TH FOR ROSE -BO FLORAL
2
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Land Use Classes: LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
HIGH DENSITY RESIDENTIAL
NEIGHBORHOOD COMMERCIAL
COMMUNITY COMMERCIAL
MIXED USE TOWN CENTER
MIXED USE W. BROADWAY/HWY 81
INDUSTRIAL
CRYSTAL AIRPORT
PARK & CONSERVATION
PUBLIC/INSTITUTIONAL
CRY zfc2y" HIGHWAY 100 PROJECT
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Future Land Use
City of Crystal Comprehensive Plan
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Zone: B-2 LIMITED COMMERCIAL
R-1 SINGLE FAMILY RESIDENTIAL ' 6-3 AUTO-QRIENTED COMMERCIAL
R-2 SINGLE & TWO FAM ILY RESIDENTIAL B-4 COMMUNITY COMMERCIAL
R-3 MEDIYM DENSITY RESIDENTIAL 1-1 WAREHOUSE & LIGHT MFC; -
R -4 HIGH DENSITY RESIDENTIAL 1-2 HEAVY INDUSTRIAL
R -O RESIDENTIAL -OFFICE P-1 PARKING -BUSINESS & INDUSTRIAL
w
131-A PROFESSIONAL OFFICE P-2 PARKING -RESIDENTIAL
B-1 NEIGHBORHOOD COMMERCIAL PUD PLANNED UNIT DEVELOPMENT
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515.07 Subd. 9. Required Fencing, Screening and Landscaping. The fencing, screening or landscaping
required by this Code shall be subject to Subsection 515.07, Subdivision 8 and shall consist of either
fencing or planting material as described below.
a) Where planting material is utilized for screening and landscaping, the applicant shall provide the
City with an acceptable performance bond which shall be in force for at least two complete
growing seasons subsequent to the completion of the required landscaping to insure proper
amount, as outlined in Subsection 515.53, Subdivision 3, d. In addition, the applicant shall
supply the City with a complete and detailed landscaping plan, outlining size, type and location
of planting materials, etc. Planting materials, for purposes of this Section, shall include shrubs,
hedges, bushes or trees.
b) The screening required herein shall consist of a solid fence or wall not less than six feet nor more
than eight feet in height. A louvered fence hall be considered solid if it blocks direct vision. The
design and materials used in constructing a fence or wall shall be subject to the approval of the
Planning Commission based upon a recommendation by the City Engineer and Building
Inspector. Earth mounds, compact evergreen or dense deciduous hedge six to eight feet in height
together with over and under -story trees or other plantings as approved by the Planning
Commission may be required in addition to or in lieu of fencing.
C) Planting materials required for screening shall be of sufficient height, width and density to
provide an effective screen. Earth mounding may be used, but shall not exceed a 1:1.5 slope.
The minimum size of and suggested types for planting material are as follows:
Potted/Bare Root* Balled and Burlapped*
Shade Trees 1-3/4 in. dia. 2 in. dia.
Half Trees (Flowering
Crab, Russian Oliva,
Hawthorn, etc.) 6 - 7 ft. 1-1/2 in. dia.
Evergreen Trees 3 - 4 ft. 3 -4 ft.
Tall Shrubs and Hedge
Material (evergreen
or deciduous) 3 _4 ft.
Low Shrubs (evergreen
or deciduous) 18 - 24 in.
*Mode is dependent upon time ofplanting season,
availability, and site conditions.
ORS
**ft..
M E M O R A N D U M
DATE: July 9, 2003
TO: Planning Commission (July 14th meeting)
FROM';�. John Sutter, Planner and Redevelopment Coordinator
SUBJECT: Public Hearing: Consider Application 2003-8 for Variances to increase the
maximum rear yard structure coverage, allow two accessory parking
spaces, and allow encroachment of one of the spaces into the public right-
of-way at 6526 59th Avenue North.
A. BACKGROUND
The subject property is a trapezoid -shaped lot at the northwest corner of 59th and
Elmhurst. It includes a single-family house and detached oversized one -car garage.
The house faces 59th but the garage is accessed via a driveway from Elmhurst. The
property is guided Low Density Residential and zoned R-1 Single Family Residential.
The applicant wishes to build two accessory parking spaces, one on each side of the
driveway. The proposal would not comply with the following requirements of the Zoning
Ordinance:
(1) The Zoning Ordinance allows only 30% of the rear yard to be covered by
structures. This request would result in rear yard coverage at around 31 %.
(2) The Zoning Ordinance prohibits parking on the street right-of-way; the portion of
the driveway within the right-of-way is only for access to and from the property,
not for parking. This request would extend the northern accessory space into the
Elmhurst Avenue right-of-way.
(3) The Zoning Ordinance allows only one accessory space in addition to the garage
and the driveway leading to the garage: 515.09 Subd. 6(e): In the case of single
family, two family or townhouse dwellings, off-street parking is not permitted in
any yard except on designated driveways leading directly into a garage or on an
open, surfaced space located on the side of the driveway. Accessory parking
may not be more than one space located (i) on the side of the driveway, (ii)
adjacent on one side of an existing garage, or (iii) as a turn -around space. The
parking of recreational vehicles is governed by City Code, Section 1330. The
-- applicant's proposal would place two accessory spaces on the property.
To proceed with the project as proposed, the property owner would need to receive
variances from all three of these requirements.
The following exhibits are attached:
1. plat map showing the location of the subject property;
2. aerial photo showing the location of the subject property;
3. applicant's proposal (as submitted);
4. existing conditions (corrected to accurately show existing curb cut);
5. applicant's proposal sketch and coverage calculation sheet (corrected to accurately
show existing curb cut);
6. staff alternate #1 sketch and coverage calculation sheet;
7. staff alternate #2 sketch and coverage calculation sheet;
8. future needs scenario sketch and coverage calculation sheet; and
9. narrative submitted by the applicant.
B. STAFF COMMENTS
A variance from the maximum rear yard coverage is reasonable given the odd shape of
the property and the resulting small rear yard area. The future needs scenario shows
that a significant variance would be necessary for the property to have reasonable use
typical for other single family lots. Based on this scenario, staff is recommending a
coverage limit of 48% which would allow a new two -car garage, larger driveway,
accessory space and a deck with some left over for a shed, A/C pad or other structure.
However, variances allowing accessory spaces to extend into the right-of-way and
allowing the property to have two accessory spaces instead of one would not meet the
undue hardship test. The applicant's justification has to do with the fact that the
household has four cars but cannot afford to add garage space to better accommodate
those cars. Many homes in Crystal have single car garages and they are expected to
comply with the ordinance that requires them to have no more than three parking
spaces, one in the garage, one in the driveway leading to the garage, and one
accessory space alongside. Allowing accessory spaces into the public right-of-way is a
very bad idea no matter what the configuration of the property, because the city has a
responsibility to keep the right-of-way clear for public purposes, not private parking.
The intent of the Zoning Ordinance is clearly to limit the outdoor parking of cars. The
applicant simply has too many vehicles for a one -car -garage property. The appropriate
solution under the ordinance is for the applicant to build a two -car garage, or park one
of the vehicles somewhere else.
Staff Alternates #1 and #2 show how the three spaces allowed under the Zoning
Ordinance could be configured in a way which either requires only a coverage variance
or no variance at all. Since staff is recommending the coverage variance (from max.
30% to max. 48%), both of these alternates would be permitted under the staff
recommendation.
C. SUGGESTED FINDINGS OF FACT
VARIANCE - LOT COVERAGE & ADDITIONAL PARKING SPACES - 6526 59TH
2
The Zoning Ordinance (Crystal City Code 515.56 Subd. 5) and state law have a three-
part test for determining whether a variance can be granted. A finding of undue
hardship requires that all three criteria be met. The three-part test is as follows: (1) the
property in question cannot be put to a reasonable use if used as required by this
Zoning Code; and (2) the plight of the landowner is due to circumstances unique to the
property and not created by the property owner; and (3) the variance, if granted, will not
alter the essential character of the locality.
1. Suggested findings applicable to the Variance requested to increase the
maximum rear yard coverage.
a. For Approval. Strict application of the 30% maximum rear yard structure
coverage in this particular case would constitute an undue hardship
because all three of required criteria would be met. Specifically:
❑ The property in question cannot be put to a reasonable use if used as
required by this Zoning Code. On most standard Crystal lots, the
property can accommodate accessory structures such as a two car
garage, driveway, deck, etc. and still comply with the 30% coverage
rule. However, corner lots with detached garages accessed from side
streets do not have the same opportunity for these reasonable and
customary accessory uses, even if the lot meets the city's minimum
width, depth and area requirements. Strict application of the 30%
coverage rule in the case of 6526 59th would prevent this property from
being put to a reasonable use. The future needs scenario shows that
a coverage limit of 48% would preserve reasonable use of the
property.
❑ The plight of the landowner is due to circumstances unique to the
property and not created by the owner. In this case, the hardship is
exacerbated by the relatively small rear yard which is the result of the
property tapering to the rear.
❑ The variance, if granted, will not alter the essential character of the
locality. Having garages and driveways in the rear yard is not an
uncommon form of development even on corner lots like the subject
property.
b. For Denial. Because staff believes that all three criteria are met in this
case, we can offer no suggested findings of fact to deny.
2. Suggested findings applicable to the Variance requested to allow an
accessory parking space to extend into the public right-of-way.
a. For Approval. Because staff believes that none of the three criteria are
met in this case, we can offer no suggested findings of fact to approve.
VARIANCE - LOT COVERAGE & ADDITIONAL PARKING SPACES - 6526 59TH
3
b. For Denial. Strict application of the requirement that the accessory
parking space not encroach into the public right-of-way would not
constitute an undue hardship in this particular case because none of the
three required criteria are met. Specifically:
❑ The property in question can be put to a reasonable use if used as
required by this Zoning Code. Staff has provided two examples of
how the accessory space can be configured on the property without
encroaching into the public right-of-way.
❑ The plight of the landowner is not due to circumstances unique to
the property. Because the space could be kept on the property
there is no plight other than the property owner's preference to shift
a parking space off of private property onto public property.
❑ The variance, if granted, will alter the essential character of the
locality. The city has a responsibility to keep public right-of-way
clear and unobstructed.
3. Suggested findings applicable to the Variance requested to allow two
accessory parking spaces in addition to the garage and the driveway
leading to the garage.
a. For Approval. Because staff believes that none of the three criteria are
met in this case, we can offer no suggested findings of fact to approve.
b. For Denial. Strict application of the requirement that a property have no
more than one accessory parking space would not constitute an undue
hardship in this particular case because none of the three required criteria
are met. Specifically:
❑ The property in question can be put to a reasonable use if used as
required by this Zoning Code. The Zoning Ordinance has
established one accessory space as being reasonable use. The
property can accommodate one accessory space. The need for an
additional accessory space is wholly due to the number of vehicles
the applicant wishes to park on the property. The applicant could
accommodate those vehicles by building a two -car garage.
❑ The plight of the landowner is not due to circumstances unique to
the property. Because one accessory space could be
accommodated on the property, there is no plight other than the
applicant's preference to avoid building a two -car garage or
reducing the number of vehicles kept on the property.
VARIANCE - LOT COVERAGE & ADDITIONAL PARKING SPACES - 6526 59TH
4
❑ The variance, if granted, will alter the essential character of the
locality. The Zoning Ordinance has established an expectation that
outdoor parking of cars will be limited to the driveway leading to the
garage plus one accessory space. The requested variance would
be a visually significant deviation from this community standard.
D. RECOMMENDATION
Staff recommends approval of a Variance to increase the maximum rear yard
structure coverage from 30% to 48% at 6526 59th Avenue North, based on the
Findings of Fact in Section C(1) above.
2. Staff recommends denial of a Variance to allow an accessory parking space at
65265 9th Avenue North to encroach on the adjacent Elmhurst Avenue public
right-of-way, based on the Findings of Fact in Section C(2) above.
3. Staff recommends denial of a Variance to allow two accessory parking spaces at
6526 59th Avenue North, based on the Findings of Fact in Section C(3) above.
The Planning Commission is asked to make a recommendation on the request for City
Council consideration. The City Council would consider the recommendation at its next
regular meeting on July 22"d
VARIANCE - LOT COVERAGE & ADDITIONAL PARKING SPACES - 6526 59TH
5
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APPLICANT'S kOPospL
6526 59th Av-g,:.)ov%,us
Cry -stat, M^; 55428
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6-5.1-26 59th Avenin
Crystal.- MR 55-428
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6526 59th Avgr,ue North
Crystal, MR 55-428
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Calculation for Rear Yard Accessory Buildings & Structures
Address: PROPOSED BY APPLICANT (Would require not only a coverage variance but also a
6526 59th Ave N variance to allow two auxiliary spaces instead of the one allowed by city code. The
Furthermore, the north auxiliary space would encroach on the public boulevard area
instead of staying on private property as required by city code.)
Rear Yard Dimensions
Length Width Sq. Ft.
1 68.50 48.50 3,322
Remaining Rear Yard Sq. Ft. Available after Project Completion
+ Line 2 - Line 34 Remaining
35 997 1,033 -36 as a%: -1.1%
ocylwr
rearyardcoverage-proposedbyapplicant.xls 07/09/2003
Maximum Structure Coverage in Rear Yard
max. coverage Line 1
max. Sq. Ft.
2
30% 3322.25
997 maximum rear yard coverage
Existing Structures in Rear Yard
Length Width
Total Sq. Ft.
3
4.00 5.00
20 stoop
4
30.00 2.50
75 sidewalk
5
22.79 16.71
381 garage
6
1.50 16.71
25 garage apron
7
19.00 10.00
190 driveway
8
0
9
0
10
0
11
0
12
0
13
Existing ..............................
691
Proposed Structures in Rear Yard
Length Width
Total Sq. Ft.
14
15.00 9.00
135 new driveway
15
23.00 9.00
207 new driveway
16
0
17
0
18
0
19
0
20
0
21
0
22
0
23
0
24
Proposed ............................
342
Existing Structures to be Removed
Length Width
Total Sq. Ft.
25
0
26
0
27
0
28
0
29
0
30
to be Removed ....................
0
Calculation of Total Coverage after Project Completion
30
Existing [+ Line 131 ................
691
31
Proposed [+ Line 24] ..............
342
32
SUBTOTAL .........................
1,033
-� 33
to be Removed [- Line 30].......
0
34
TOTAL ...............................
1,033 as a%: 31.1%
Remaining Rear Yard Sq. Ft. Available after Project Completion
+ Line 2 - Line 34 Remaining
35 997 1,033 -36 as a%: -1.1%
ocylwr
rearyardcoverage-proposedbyapplicant.xls 07/09/2003
6525 5Avanue
Crystal, MP: 55428
thl
HOUSE
4�'-W'
W,47 -w 7� AN
PREFERTY LINE
W,47 -w 7� AN
PREFERTY LINE
Calculation for Rear Yard Accessory Buildings & Structures
Address: STAFF ALTERNATE #1 (no variances required)
6526 59th Ave N
Rear Yard Dimensions
Length Width Sq. Ft.
1 68.50 48.50 3,322
Maximum Structure Coverage in Rear Yard
max. coverage Line 1 max. Sq. Ft.
2 30% 3322.25 997 maximum rear yard coverage
Existing Structures in Rear Yard
Length Width Total Sq. Ft.
3 4.00 5.00 20 stoop
4 30.00 2.50 75 sidewalk
5 22.79 16.71 381 garage
6 1.50 16.71 25 garage apron
7 19.00 10.00 190 driveway
8 0
9 0
10 0
11 0
12 0
13 Existing .............................. 691
Proposed Structures in Rear Yard
Length Width Total Sq. Ft.
14 1.00 16.50 17 new driveway
15 1.00 21.50 22 new driveway
16 10.00 23.00 230 new driveway
17 0
18 0
19 0
20 0
21 0
22 0
23 0
24 Proposed ............................ 268
Existing Structures to be Removed
Length Width Total Sq. Ft.
25 0
26 0
27 0
28 0
29 0
30 to be Removed .................... 0
Calculation of Total Coverage after Project Completion
30 Existing [+ Line 13] ................ 691
31 Proposed [+ Line 24] .............. 268
32 SUBTOTAL ......................... 959
33 to be Removed [- Line 30]....... 0
34 TOTAL ............................... 959 as a %: 28.9%
Remaining Rear Yard Sq. Ft. Available after Project Completion
+ Line 2 - Line 34 Remaining
35 997 959 38 as a%: 1.1%
rearyardcoverage-staffalternate1.xis 07/08/2003
bj�5 59th Avenu9 Narth
Crystal, MR 55-428
HOUSE
PREFERTY LINE
PREFERTY LINE
Calculation for Rear Yard Accessory Buildings & Structures
Address: STAFF ALTERNATE #2 - (only coverage variance required)
6526 59th Ave N
wwaff- 7
rearyardcoverage-staffalternate2.xls 07/08/2003
Rear Yard Dimensions
Length Width
Sq. Ft.
1
68.50 48.50
3,322
Maximum Structure Coverage in
Rear Yard
max. coverage Line 1
max. Sq. Ft.
2
30% 3322.25
997 maximum rear yard coverage
Existing Structures in Rear Yard
Length Width
Total Sq. Ft.
3
4.00 5.00
20 stoop
4
30.00 2.50
75 sidewalk
5
22.79 16.71
381 garage
6
1.50 16.71
25 garage apron
7
19.00 10.00
190 driveway
8
0
9
0
10
0
11
0
12
0
13
Existing ..............................
691
Proposed Structures in Rear Yard
Length Width
Total Sq. Ft.
14
1.50 16.00
24 new driveway
15
3.00 22.00
66 new driveway
16
5.00 20.00
100 new driveway
17
10.00 20.00
200 new driveway
18
0
19
0
20
0
21
0
22
0
23
0
24
Proposed ............................
390
Existing Structures to be Removed
Length Width
Total Sq. Ft.
25
0
26
0
27
0
28
0
29
0
30
to be Removed ....................
0
Calculation of Total Coverage after Project Completion
30
Existing [+ Line 13] ................
691
31
Proposed [+ Line 24] ..............
390
32
SUBTOTAL .........................
1,081
33
to be Removed [- Line 30].......
0
34
TOTAL ...............................
1,081 as a %: 32.5%
Remaining Rear Yard Sq. Ft. Available after Project Completion
+ Line 2 - Line 34
Remaining
35
997 1,081
-84 as a %: -2.5%
wwaff- 7
rearyardcoverage-staffalternate2.xls 07/08/2003
10, ,<
2-4�)
6526 '509tlo-u Av-g.:.),nue Nov%-
- _
rystal, MNI 5--
1o'
-
I
ERTY LINE
A
AN
Calculation for Rear Yard Accessory Buildings & Structures
Address: FUTURE NEEDS SCENARIO (assumes two -car garage, driveway + one accessory
6526 59th Ave N space, existing sidewalk plus deck).
&wzir
rearyardcoverage-futureneeds.xls 07/09/2003
Rear Yard Dimensions
Length Width
Sq. Ft.
1
68.50 48.50
3,322
Maximum Structure Coverage in Rear
Yard
max. coverage Line 1
max. Sq. Ft.
2
30% 3322.25
997 maximum rear yard coverage
Existing Structures in Rear Yard
Length Width Total
Sq. Ft.
3
4.00 5.00
20 stoop
4
30.00 2.50
75 sidewalk
5
22.79 16.71
381 garage
6
1.50 16.71
25 garage apron
7
19.00 10.00
190 driveway
8
0
9
0
10
0
11
0
12
0
13
Existing ..............................
691
Proposed Structures in Rear Yard
Length Width Total Sq. Ft.
14
21.00 22.00
462 new driveway
15
5.00 20.00
100 new driveway
16
10.00 20.00
200 new driveway
17
22.00 22.00
484 new garage
18
12.00 20.00
240 new deck
19
0
20
0
21
0
22
0
23
0
24
Proposed ............................
1,486
Existing Structures to be Removed
Length Width Total Sq. Ft.
25
4.00 5.00
20 stoop
26
15.00 2.50
38 sidewalk
27
22.79 16.71
381 garage
28
1.50 16.71
25 garage apron
29
19.00 10.00
190 driveway
30
to be Removed ....................
653
Calculation of Total Coverage after
Project Completion
30
Existing [+ Line 13] ................
691
31
Proposed [+ Line 24]. .............
1,486
32
SUBTOTAL .........................
2,177
-., 33
to be Removed [- Line 30].......
-653
34
TOTAL ...............................
1,524 as a %: 45.9%
Remaining Rear Yard Sq. Ft. Available after Project Completion
+ Line 2 - Line 34
Remaining
35
997 1,524
-527 as a%: -15.9%
&wzir
rearyardcoverage-futureneeds.xls 07/09/2003
June 18, 2003
Crystal City Hall
Planning and Zoning Department
ATTN: John Sutter, Planner & Redevelopment Coordinator
4141 Douglas Drive North
Crystal, Minnesota 55422
Dear Mr. Sutter:
I am a resident of Crystal, residing at 6526 591i Avenue North, on the .corner of 591' Avenue and
Elmhurst Avenue. I am. attempting-
ttempting to acquire a variance for the reconstruction of my driveway. My current
driveway does not accommodate the vehicles in which I need to park at my residence. There are two
occupants at my louse,, each of whom own two vehicles, one for work purposes and one for
personal/recreational use, in addition to a small fishing boat.
Currently the paved portion of my driveway, which is about 10 feet wide, does not allow to park cars
side-by-side and is not long enough to park a second row behind the first. My proposed solution iso widen
my driveway to 28' feet wide, which would allow for parking three cars abreast on the street side of the
garage, allowing for boat storage along side of the garage. (Due to current budget constraints, 1 cannot
expand the garage to a two -stall capacity, though I Plan to in the future.) ,The existing driveway forces me to
park vehicles with the tires off of the paved surface (which I understand is against -city ordinance), killing the
grass areas next to the driveway. I feel that this proposed reconstructed driveway would allow for sufficient
parking area, allow successful_growth of turf up to the edge of the new surface, and improve the overall curb
appeal of my residence.
I was previously directed to Section 515.56 Subd. 5 of the Crystal City Code. After reviewing this
section, I feel that at least two of the categories are applicable, namely that the "property in question cannot
be put to a reasonable use if used as required by the Zoning Code" (does not meetparking area requirement)
and "the plight of the landowner is due to circumstances unique to the property not created by the property
owner" (being a comer lot greatly reduces the area considered the "back yard", therefore increasing the risk
of exceeding the, maximum impervious area percentage allowed. I understand_ that city ordinance may
conflict with my proposed solution. I am prepared to conform to any restrictions there may be with the
portion of the driveway -_to be constructed within the city _right-Qf-way of $lmhurst Avenue to best comply
with any ordinances. Please review my existing situation and proposed solution when considering' approval
for this variance.
Sinc rely,
Ryan Pugh
City of Crystal Resident
652& 59" AVENUE NORTH. • CRYSTliL, MINNESOTA --55428
PHONE: 763-533-6389
rA�o �1' --
M E M O R A N D U M
DATE: July 10, 2003
TO: Planning Commission (July 14th meeting)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJECT: Public Hearing: Application 2003-9 for a Conditional Use Permit for outdoor
sales at 5419 Lakeland Avenue North (HOM Furniture).
HOM Furniture is requesting a Conditional Use Permit to allow outdoor sales in a 3,000 sq. ft.
tent to be located in the parking lot in front of the store at 5419 Lakeland Avenue North. The
following exhibits are attached:
1. plat map showing the location of the subject property;
2. aerial photo showing the location of the subject property;
3. map submitted by the applicant showing the proposed placement of the outdoor sales area
(please note that the old site plan onto which this is drawn is out of date); and
4. narrative submitted by the applicant.
The sale would initially run for 12 days in August and would reoccur at various times
throughout the year. The outdoor sales would be an accessory use to the existing furniture
store operation. The requested CUP would run with the current use of the property, meaning
that if the ownership changed the CUP would still be valid for the new owner as long as the
principal use of the property as a furniture store continued. The property has sufficient excess
parking to accommodate the outdoor sales area. The building has approximately 20,000 sq.
ft. of showroom space; at 300 sq. ft. per space this requires 67 spaces. The property
presently has approximately 90 parking spaces and the lot is usually almost empty.
Staff can foresee no negative impacts resulting from the request and recommends approval
subject to the following standard conditions for outdoor sales:
• the area is fenced and screened from view of neighboring or abutting residential uses;
• the area is limited to 30 percent of the gross floor area of the principal use;
• all lighting shall be hooded and directed so that the light source shall not be visible from the
public right-of-way and neighboring residences; and
• The outdoor sales area shall be configured on the site in such a way that at least a 24' two-
way drive aisle is preserved across the front of the building. The intent of this requirement
is to protect existing circulation within the site by ensuring that vehicles may pass from the
north parking lot to the south parking lot without having to use the frontage road. (Note:
This is not a standard condition but staff feels it is necessary in this case due to the way
the site is configured and the use of the frontage road by several other businesses.)
The Planning Commission is asked to make a recommendation for City Council consideration.
The City Council will consider the request at its July 22
"d meeting.
P Ir
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COUNTY ROAD 81
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PART OF LOT 36'—
n h I AUDITOR'S SUBDIVISION NO. 328,TF` Ips
N iCARPET KING �� r
II CI P.I.D. #04-118-21-33-0004
LOT AREA = 37,788 S.F. \
R iW-AREA v -1,551 -SF.
TIE. AREA 3,150 S.F. ; �r
1 11 II 'a `•
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LOT 1, BLOCK I
CASTONIA BUSS ADDITION
- P.I.D #04-118-211 33-0036
LOT AREA = 67,082 S.F.
i R/W AREA = 14,921 S.F.
TE. AREA = 20,,350 S.F.
%
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TA�(trN 70;990 F
`
/4"
AREAS SHOWN ARE APPROXIMATE
Henn.` Co. Proj. No, 9110 S.A.P. N0. 27-681-02
Corporate Office
HOM Furniture
10301 Woodcrest Dr. NW June 18, 2003
Coon Rapids, MN 55433
763.767.3600
Customer Service
10301 Woodcrest Dr. NW
Coon Rapids, MN 55433
763.767.3675 - -
Showrooms City of Crystal, Minnesota
2480 Cleveland Ave. Planning & Zoning Application
Roseville, MN 55113
651.634.6600 Crystal City Hall
7800 Dupont Ave. S. 4141 Douglas Drive N`
Bloomington, MN 55420
952.884.8800 Crystal MN 55422
10301 Woodcrest Dr.
Coon Rapids, MN 55433
763767.3700 RE: Conditional. Use Permit for 5419 LakelandAveN
-..
5419 Lakeland Ave. N. PIN: 04-118-21-33-0042
Crystal, MN 55429
763.533.8800 HOM Furniture, Inc. would like to have a Tent Sale at the above property.
4150 Berkshire Ln. N.
Plymouth, MN 55446 -
763.744.2800 We would like. to utilize an approx. 3,000 square: foot tent by placing it at
17055 Kenyon Ave. the front of the store, in existing parking spaces. There would be plenty of
Lake MN 55044
95:78 additional parking at the front and the south of the store.
7600 Hudson Rd. -
Woodbury, MN 55125 The Tent Sale would run for 12 days starting on August 13 and run through
651.734.2400
1302 W Arrowhead Rd. August 24, 2,003.The hours of the sale would be expanded - open at 10:00
Duluth, MN 55811 am - 9:00 during the week and 9:30 — 6:00 on Saturday, 12:00 — 6:00 on
218.724.8100 -
Sunday. The current eight (8) employees would be controlling both the
4101 13 th Ave. S.W. - -
Fargo, NO 55103 showroom and the Tent Sale.
701.282.8600
125 Nebraska
Sioux City, IA 51111 01 HOM Furniture, Inc. may want the Conditional Use Permit to run with the
Sioux
712.258.8800 property, as this type of sale may happen in the future.
1431 W. 41 st St. -
Sioux Falls, SD 57106
605.330.9333 Thank you for your consideration of this request.
Bedroom Express
3514 W. 41 st St. H Furnitl I
Sioux Falls, SD 57106 ,
605.367.4110 � I
Ralph Kloiber
Real Estate Director
763-767-3625
Corporate Fax ti's
EP*&r f
Comorate Office 763.767.3760 • Customer Service 763.767.3676 • Purchasino 763.767.3761 • Marketino 763.767.3762 • Accrnmtine 763.767.3763
M E M O R A N D U M
DATE: July 10, 2003
TO: Planning Commission (for July 14th meeting)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJECT: Discuss proposed Parking Requirements
Attached please find the proposed Parking Requirements. Due to other tasks we had to delay
work on the draft ordinance through April, May and June. The following is a revised timetable:
PLAN COMM MEETING TOPIC FOR DISCUSSION /ACTION TO BE COMPLETED
November 12, 2002 Definitions; R-1 district
December 9, 2002 R-2 and R-3 districts
February 10, 2003 C-1 and C-2 districts
March 10, 2003 1-1 and special districts (Planned Development, Floodplain,
Shoreland, Airport)
July 14, 2003 Parking Requirements
August 11, 2003 General performance standards
September 8, 2003 Administration; Zoning Map
September 22, 2003 Plan Comm work session to "bring it all together"; review
completed draft ordinance & map
October 13, 2003 Open House starting at 6:00 followed by the required Public
Hearing during the regular Plan Comm meeting at 7:00
October 23, 2003 Joint work session w/ Council to review public comments
November 12, 2003 Consider additional changes based on public comments and
Council input; make final recommendation to the Council
Assuming the Planning Commission recommends adoption of the new ordinance and map
on November 12, 2003, the adoption process would proceed as follows:
• Final draft provided to City Council before their November 18th meeting
• City Council first reading: December 2, 2003
• City Council second reading and adoption: December 16, 2003
• Publication: December 24, 2003
• Effective date: January 23, 2004
CITY OF CRYSTAL ZONING ORDINANCE — Working Draft 07/10/03
515.89 Parking Requirements.
A. Purpose. The purpose of regulating off-street parking in this zenin 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 in-aeEeree
w4th the utilization of various parcels of land or structures.
B. Application. ef Elff Str-eet-P�ffking Regulatiens These regulations and requirements
shall apply to all land uses and off-street parking facilities in all of the zoning districts
of the City.
C. 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 -5,M 520 Site
Plan Review.
D. General Provisions.
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 five or more
vehicles must be stib tt a will be forwarded to the City Engineer for review
and written approval.
2. 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.
d-iffiaged of destfeyed by fire, it may be reestablished pefmitted ifl.
then
I Change of Use or Occupancy of Land. No change of use or occupancy of land
already dedicated to a parking area, parking spaces, or loading spaces shall be
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.
G:\PLANNING\Z0NI0RDI\2002-03 Update\Sutter-2003-07-08.doc Page 104 of 117
CITY OF CRYSTAL ZONING ORDINANCE — Working Draft 07/10/03
4. 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 there is f,,,.,ishea additional parking spaces are furnished
as required by these zoning regulations.
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. Storage
of commercial vehicles is regulated by Subsection 515.19, Subd. 3 a) of this
Code. (Amended, Ord. No. 93-7, Sec. 2)
Calculating Space.
a. When determining the number of off-street parking spaces results in a
fraction, each fraction of one-half or more shall constitute another space.
b. In stadiums, sports arenas, churches and other places of public assembly in
which patrons or spectators occupy benches, pews or other similar seating
facilities, each 22 inches of such seating facilities shall be counted as one
seat for the purpose of determining requirements.
In hospitals, bassinets shall not be counted as beds for the purpose of
calculating the number of off-street parking spaces required.
d. Should a structure contain two or more types of use, each use shall be
calculated separately for determining the total off-street parking spaces
required.
7. Stall, Aisle and Dfiyow a Design Standards.
a. Pafk4ng SpaeeSize. ,, 9or- 9.5
wide 18 feet in length exe -aee ss -aisles, and Each space shall
be served adequately by access aisles.
b Within stfue+„res the 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.
C. Except in the case of single, family and townhouse 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 single,
f fnil , and tev, euse 1 -family and 2 -family dwellings, parking area
design which requires backing into the public street is prohibited.
Page 105 of 117
G:\PLANNING\Z0NI0RDI\2002-03 Update\Sutter-2003-07-08.doc
CITY OF CRYSTAL ZONING ORDINANCE - Working Draft 07/10/03
d-. No eufb out aeeess shall be leeated less than 30 feet ffem the eeffief. ef-a
eelleetef of aAefial stfeet iier- less than 20 feet hem a ffliaef s4eet. This
distanee shall bre m ,,, the ter -s tie r right
of
__
ay lines.
d. Except in the case of single, two fi l and 4„. au euse 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) 23;0' 22.0' M-- 8_0' 224}-'- 24.0' 3941 40'
450 12.0' 18.5' 13.0'* 50.0'
600 10.0' 20.0' 15.0'* 55.0'
750 9.0' 20.5' 18.01* 59.0'
900 &5 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.
e. Residential Curb cuts 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.
■ Curb cuts shall not exceed 22 feet in width or the width of the
driveway at the Droperty line whichever is less.
■ The driveway width across the boulevard shall not exceed the curb
cut width, unless the Community Development Director makes a
determination that for the property to have reasonable access the
driveway must be allowed to get wider as it crosses the boulevard
■ Curb cuts shall be at least minimum 3 feet from the side lot yafd
prepeAy line.
line i busiffessor-a tf t a
■ 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 percent
f. Curb cuts for uses other than 1 -family and 2 -family dwellings shall
comply with the following requirements:
Page 106 of 117
G:\PLANN1NG\Z0N10RD1\2002-03 lJpdate\Sutter-2003-07-08.doc
CITY OF CRYSTAL ZONING ORDINANCE — Working Draft 07/10/03
■ 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 Community Development Director makes a
determination that for the property to have reasonable access the
driveway must be allowed to get wider as it crosses the boulevard.
■ Curb cuts shall be at least 5 feet from the side lot line.
D -iye , ay „ o s Curb cuts e lie street exeeprfar single, two
family an townhatise dwellings 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.
■ The grade elevation of any parking area shall not exceed 5 percent.
g. 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 one curb cut.
A parcel of land used for a single family use may have only one curb cut
regardless of the amount of street frontage. Where a parcel of land abuts
on an alley open to public uses, one additional access is permitted opening
on the alley for use only to access a garage.
h. Surfacing. Areas used for parking space and driveways must be surfaced
with blaelc4op 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.
Page 107 of 117
G:\PLANNING\Z0NI0RDI\2002-03 Update\Sutter-2003-07-08.doc
CITY OF CRYSTAL ZONING ORDINANCE— Working Draft 07/10/03
■ 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.
i. Striping. Except for single,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.
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 S•ubseenan 515 .07, Subd.+0 of this Code.
k. Signs. In addition to complying with Section 406 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. All signing mu t-eenfrt,
1. Curbing and Landscaping. Except for single, twe family a townhouses
1 -family and 2 -family dwellings, all open off-street parking shall have a
cast -in-place concrete barrier curb and gutter
baffier around the perimeter of the entire parking lot. The curb shall be at
least 6 inches wide and the gutter shall be at least 12 inches wide; this
minimum standard is typically referred to as "b6-12" curb and gutter.
SaW The face of the curb baffler shall not be eleser- th within 5 feet to 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 Community Development Director.
M. Required Screening. All open, non-residential, off-street parking areas of
five or more spaces shall be landsca ep d and screened and landseaped from
abutting or surrounding residential districts in compliance with Siibseetien:
�, of this Code.
n. Site Distances. ??? (Insert missing text from Ordinance 96-9 Section 1.)
8. Maintenance. It shall be the joint and several responsibility of the Lessee
occi ants and owners of the principal use, uses or building to maintain, in a
neat: and adequate manner, the parking spaces, aeeesswa3=s driveways, striping,
Page 108 of 117
G:\PLANNING\Z0NI0RDI\2002-03 Updatel5utter-2003-07-08.doc
-FUMM
IF
i. Striping. Except for single,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.
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 S•ubseenan 515 .07, Subd.+0 of this Code.
k. Signs. In addition to complying with Section 406 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. All signing mu t-eenfrt,
1. Curbing and Landscaping. Except for single, twe family a townhouses
1 -family and 2 -family dwellings, all open off-street parking shall have a
cast -in-place concrete barrier curb and gutter
baffier around the perimeter of the entire parking lot. The curb shall be at
least 6 inches wide and the gutter shall be at least 12 inches wide; this
minimum standard is typically referred to as "b6-12" curb and gutter.
SaW The face of the curb baffler shall not be eleser- th within 5 feet to 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 Community Development Director.
M. Required Screening. All open, non-residential, off-street parking areas of
five or more spaces shall be landsca ep d and screened and landseaped from
abutting or surrounding residential districts in compliance with Siibseetien:
�, of this Code.
n. Site Distances. ??? (Insert missing text from Ordinance 96-9 Section 1.)
8. Maintenance. It shall be the joint and several responsibility of the Lessee
occi ants and owners of the principal use, uses or building to maintain, in a
neat: and adequate manner, the parking spaces, aeeesswa3=s driveways, striping,
Page 108 of 117
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CITY OF CRYSTAL ZONING ORDINANCE — Working Draft 07/10/03
landscaping, screening and r -eq ;,.oa fen any other improvements required by
this code.
9. Location. All aeeessery off-street parking facilities required by this Code shall
be located and restricted as follows:
a. Required aeeesser-y off-street parking shall be on the same lot Uflder- the
same owner -ship as the principal use being served, except as noted in
515 Subd. C,,,,ifel of Off Site n^„k;ng Faei ;ties
b. Except for single, two family and t,,..,,,houses 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.
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.
d. Set Baek Area. . In Residential districts, Aeeesser-y off-street parking
fequir-ed by this Code 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 5715.,89 1)(9)f(e). in ePA a --ds y side arcs i the ^ a
a eomertet,-in 1, c -2, R 3, A I, D 0, R !a, and R 1 DistfrEt�
e. In the case of single, two family and townhouse dwellings 1 -family and 2 -
family dwellings, off-street parking is 1 in any yard exeept.
only permitted on designate a hard surfaced driveway leading directly
into a garage or on an epen, a hard surfaced auxiliary space. leeated an
the side of the dfivoEach property may have only one auxiliary
space. The auxiliary space may be located on one side of the driveway, on
one side of the garage, or as one turn -around space. The auxiliary pafking
space cannot exceed 10 feet in width and 20 feet in length, and must be at
least may be leea4ed adjaeefft to the e)Eisfiiig gar -age, on one side of t
gar -age only, pr-evided the spaee is sur-faeed and laeated no eleser- than 10
feet to from the pr-incpal habitable portion of an adjacent residential
structure. One t,,..,., afetind spaee may be ^ side.oa aeeessefy ^,.v;ng
off he driveway, r; Fent on one side of an existing gafag (iii)
City Codo Seetio i 33n
f. The parking of recreational vehicles is governed by Section 1330 of City
Code.
g i bttsi ess dist lets ^„a inn st. is dist -iets Motor vehicles ffiay shall not
be parked and or displayed in par -kinglets for the purpose of selling or
renting the motor vehicles of off ,-inn the met^r . ,Melo fef sale unless a
Conditional Use Permit for such use has been granted for the property in
Page 109 of 117
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CITY OF CRYSTAL ZONING ORDINANCE — Working Draft 07/10/03
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.
■ Vehicle display for sale shall not occur on any lot for more than six
weeks in any 12 month period.
■ 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
10. Control of Off Site Parking Facilities. When required accessory off street
parking facilities are provided on a lot other than the lot on which the principal
use is located, the following requirements shall be met: unless
a. The Community Development Director determines that the site conditions
and surrounding land uses reasonably preclude the acquisition of
additional land to expand the lot on which therp incipal use is located
b. A paved pedestrian way from the off-site parking facilities to the principal
use being served has been provided and is properly maintained.
C.
must be in the same ewfiefship-,-ef The use of the parking facilities by the
principal use shall be guaranteed in writing nroteeted by GevenapAs that
fun with the land an both the let on whieh the pai--king faeilit)'-��
and the let on �' seis,eeate��he manne,r-ef
execution and eentent ofsueh Covenants hll in a form that Is
approved by the City Attorney and the Covenant rust be recorded with
the County Recorder or the Registrar of Titles as applicable. fr- Hennepin
d. The closest point of the off-site parking area shall be located no more than
500 feet from an entrance to the principal building of the use being served
as measured along an established path of travel between the parking lot
and suchd
entrance. unless s ++, .p� ti . — - -uh,
o Tn
requifetnet
G:\PLANNING\Z0NI0RDI\2002-03 Update\Sutter-2003-07-08.doc Page 110 of 117
CITY OF CRYSTAL ZONING ORDINANCE— Working Draft 07/10/03
The Community Development Director determines that failure to provide
on-site parking will not encourage parking on the public streets, on other
private property, er in private driveways or other areas not expressly set
aside for off-street parking for the principal use. pefposes
f. The off-site parking shall be maintained until on-site parking is provided
or an alternate off-site parking facility w -hi .t., .soots the ,.equi -eme is E�
this Or -d ,,. nee has been approved in accordance with these requirements.
by the Difeetor- of Community Developmen
11. Use of Required Area. Required accessory off-street parking spaces in any
district shall not be utilized for open storage, sale or rental of goods, storage,
inoperable vehicles as regulated by Subseefieii 515.07, Sub
of this Code-
and/or storage of snow.
E. Number of Spaces Required. The following minimum number of off-street parking
spaces shall be provided and maintained by ownership, easement and/or lease for and
during the life of the respective uses set forth below. Where no required minimum
number of spaces is specifically listed for a use, the Community Development Director
shall determine the minimum number of required spaces. The Director shall consider
the character of the use and available information on parking demand for such use
Will be completed next month.
Page 111 of 117
G:\PLANNING\Z0NI0RDI\2002-03 Update\Sutter-2003-07-08.doc
Crystal Heights Preliminary Redevelopment Plan
Project Update for Planning Commission
July 14, 2003
• Crystal Heights is the area generally south of 36th from Regent to Highway 100. Due in large part to the
type and condition of housing in the area, it was identified for potential redevelopment in the 2000 update
of the Comprehensive Plan.
• In 2002 the city applied for a grant from Met Council to study the feasibility of redeveloping Crystal Heights.
A $60,000 grant was awarded and the city sought competitive proposals from planning consultants.
• SRF Consulting Group was selected by the city and began working on the study in February 2003. City
staff has been meeting rE�gularly with SRF and their sub -consultants as work progresses on the study.
• The first of three project newsletters was published in April 2003. The next newsletter is due by the end of
July and will include a surnmary of feedback about the redevelopment concepts received at the June 19th
public forum plus some FAQs. Newsletters are posted on web site and mailed to all property owners and
stakeholders including the Planning Commission.
• The first of two public forums was held on June 19th to review background material (i.e., "Why are we
studying this?") and hear comments on three alternative redevelopment concepts. The next public forum
will be held on Septembe, 18th to review the preferred redevelopment concept.
• A Developer's Roundtable discussion will be held on July 23`d with city staff, SRF and a mix of different
developers representing Experience developing different housing types in a variety of locations.
• The consultant will continue to evaluate redevelopment concepts to arrive at a preferred alternative.
• Completion of the planning process is anticipated by November 2003. At that time, the EDA may decide
whether or not to proceed with redevelopment.
About the Project
In 2002, the Metropolitan Council awarded the
City a Livable Communities Opportunity Grant
to determine the redevelopment potential of
the Crystal Heights area. The grant-tviltprovide
funds to prepare a Stage 1 redevelopment
feasibility assessment, as well as a preliminary
physical plan for the neighborhood. The
expected end result of this planning process is a
master plan that assesses fiscal feasibility and
describes the physical elements that should
change. The study results will quantify the
extent to which private and public investments
may be required in order for the project to
advance. The analysis and recommendations
will give the City a clear and rational basis to
proceed with redevelopment in the
neighborhood. .L,
-- CITY OF CRYSTAL
Development Status Report
(as of June 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 47th, and
trails around the development connecting it to the Community Center. 32 townhouse
units have been :sold at an average price of $282,000. 8 single-family homes have
been sold at an average price of $302,000. For more information call 612-760-8660.
2. Lot Division at 6828 Corvallis. The City Council approved this lot division on April 17,
2001. The original parcel went through the block, with frontage on both Corvallis and
51St Place. The existing house at 6828 Corvallis has been rehabbed and sold. The new
house at 6827 51St Place has not yet been sold; for a while it was listed for sale on the
MLS for $229,900.
3. Valley Place Estates (7221 32"d). The City Council approved this medium density 14 -
unit townhouse development on August 21, 2001. Each unit is a split entry design with
3 bedrooms, two baths and an attached 2 car garage. Construction is essentially
complete and all of the units have been sold; the average sale price was $192,000.
4. 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.
5. Big B's Gas & Goods (6000 42"d). On February 5, 2002, the City Council approved a
request for variances from the front yard and side street side yard setbacks to allow
construction of a canopy over the fuel pump islands. The canopy and new curbing have
been installed and landscaping is scheduled for completion by fall 2003.
6. Living Works Ventures (3200 Douglas). This request included rezoning from B-4
Community Commercial to R-3 Medium Density Residential and Site Plan Review for a
2 family dwelling. The dwelling will be used as a supportive housing facility for people
with brain injuries. The City Council gave final approval on August 5, 2002 but
construction has been delayed by other factors until fall 2003.
G:IPLANNING1GenerallDevelopmentStatusReportsl2003-2ndquarter.doc Page 1 of 5
7. 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 is being
built on the newly created lot at 6511 50th. The new house is a 2 story, 3 bedroom, 2Y2
bath house with 1,624 finished sq. ft. plus an 812 sq. ft. basement. Construction of the
new house is nearly complete. The existing house will remain on the other lot at 4957
Florida. This project also includes new detached 2 car garages for both the new house
and the existing house. 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%.
8. 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 32"d; 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 in the second half of 2003.
9. Rezoning of 6820 44th. This property was a lawfully non -conforming duplex zoned R-1.
The property suffered a severe fire and under city code could not be repaired and re-
occupied as a duplex. The owner applied for rezoning to R-2 noting that unlike many
other duplexes in Crystal this property's lot and parking were large enough to
accommodate two dwelling units in a manner consistent with the Comprehensive Plan.
the City Council adopted an ordinance rezoning the property`to R-2 on October 1, 2002.
10. Variance at 3513 Kyle. The City Council approved this request on November 6, 2002 to '
increase the maximum rear yard structure coverage from 30% to 50%. The purpose of
the request was to permit construction of one auxiliary parking space and the work has
been completed.
11. 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
expected to begin in the second half of 2003.
12. Variance at 3534 Kyle. The City Council approved this request on May 20, 2003 to
increase the maximum rear yard structure coverage from 30% to 40%. The purpose of
the request was to permit construction of a three car garage and driveway.
Construction is underway.
13. Variances at 3516 & 3520 Kyle. The City Council approved these requests on May 20,
2003 to increase the maximum rear yard structure coverage from 30% to 50%. The
purpose of the request was to permit construction of a two car garage and driveway on
each lot. Construction of the new homes is expected in the second half of 2003. (This
is an EDA project; for more information please see #21 and #22 below.)
14. Variance at 4331 Welcome. The City Council approved this request on May 20, 2003 to
increase the maximum rear yard structure coverage from 30% to 42%. The purpose of
the request was to permit construction of a one car garage and driveway. Construction
is expected in the second half of 2003.
G:IPLANNINGIGenerallDevelopmentStatusReportsl2003-2ndquarter.doc Page 2 of
ECONOMIC DEVELOPMENT AUTHORITY:
SCATTERED SITE NEW HOME CONSTRUCTION
15. 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 USE OF THE PROPERTY
PR/CE
1 3821 Edgewood Lot sold to Feyereisen Construction who has $72,500
completed the new house, 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 is just getting started; 3,442 sq. ft.
(1,916 finished), 3 bedrooms, 2'/2 baths.
-� 3 3808 Edgewood Lot sold to Novak -Fleck for new house; $76,000
construction about 90% complete; 3,746 sq. ft.
(2,413 finished), 4 bedrooms, 2'/2 baths;
house is for sale at $370,500.
4 3812 Edgewood Lot sold to All Quality Builders for new house; $70,000
construction about 90% complete; 3,591 sq. ft.
(2,439 finished), 3 bedrooms, 2%2 baths;
house is already sold.
5 3820 Edgewood Lot sold to Novak -Fleck for new house; $66,000
construction about 90% complete; 2,694 sq. ft.
(1,796 finished), 3 bedrooms, 2'/2 baths;
house is for sale at $292,500.
6 6404 38th Lot sold to Al Stobbe Homes who has $62,000
completed the new house; 2,870 sq. ft.
(1,916 finished), 3 bedrooms, 2'/2 baths;
house sold for $289,900 in June 2003.
7 632838 th Existing home rehabbed by EDA and sold in $167,900
August 2002.
8 3821 Douglas Existing home sold as -is in October 2002 to $159,900
a private party who is completing the repairs
required by the housing maintenance code.
G:IPLANNINGIGenerallDevelopmentStatusReports12003-2ndquarter.doc Page 3 of5
16. 4355 Welcome. In June 2002 the EDA purchased this property and demolished the
previous house and garage. In April 2003 the EDA sold the lot to Avery Homes for
$55,000. They are building a new 2 -story house with 3,326 sq. ft. (2,142 finished), 4
bedrooms, 3 baths and a detached 2 -car garage. Construction is about 60% complete.
The house is not yet listed for sale.
17. 4641 Douglas. In June 2002 the EDA purchased this property and demolished the
previous house and garage. In March 2003 the EDA sold the lot to Novak -Fleck for
$60,000. They are building a new 2 -story house with 3,091 sq. ft. (1,929 finished), 3
bedrooms, 3 baths and an attached 3 -car garage. Construction is about 60% complete.
The house is listed for sale at $298,900.
18. 3528 Brunswick. In July 2002 the EDA purchased this property and demolished the
previous house and garage. In June 2003 the EDA sold the lot to MJA for $80,000.
They are building a new rambler with 3,428 sq. ft. (all finished), 3 bedrooms, 3 baths
and an attached 2 -car garage. Construction is just getting started. The house is pre -
sold.
19. 5757 Quail. In July 2002 the EDA purchased this property and demolished the previous
house and garage. In April 2003 the EDA sold the lot to Novak -Fleck for $61,610. They
are building a new 2 -story house with 3,007 sq. ft. (1,955 finished), 4 bedrooms, 3 baths
and an attached 3 -car garage. Construction is just getting started. The house is pre -
sold.
20. 5740 Quail. On January 21, 2003 the EDA purchased this property and demolished the
previous house and garage. The existing storage shed in the back yard will remain on
the property. The EDA is in the process of selling the lot to Exceptional Homes for
$58,000. They will be building a new 1Y2 -story house with 3,090 sq. ft. (1,576 finished),
3 bedrooms, 2 baths and an attached 2 -car garage. Closing on the lot sale is expected
in July 2003 with construction to start shortly thereafter.
21. 3516 Kyle. On March 26, 2003 the EDA purchased 3516 & 3520 Kyle and demolished
the previous house and garage which took up the two lots. (3516 Kyle is the southern
lot of the two.) The EDA is in the process of selling the lot to Golden Homes for
$55,000. They will be building a new 2 -story house with 2,764 sq. ft. (1,867 finished), 3
bedrooms, 3 baths and a detached 2 -car garage. Closing on the lot sale is expected in
July 2003 with construction to start shortly thereafter.
22. 3520 Kyle. On March 26, 2003 the EDA purchased 3516 & 3520 Kyle and demolished
the previous house and garage which took up the two lots. (3520 Kyle is the northern
lot of the two.) The EDA is in the process of selling the lot to Golden Homes for
$55,000. They will be building a new 2 -story house with 2,732 sq. ft. (1,806 finished), 3
bedrooms, 3 baths and a detached 2 -car garage. Closing on the lot sale is expected in
July 2003 with construction to start shortly thereafter.
23. 5201 Maryland. On March 11, 2003 the EDA purchased this property as a possible
rehab project. Due to additional, unanticipated corrections needed in the house it now
appears that it is not feasible as a rehab project. Instead, the EDA will demolish the
G:IPLANNINGIGeneraADevelopmentStatusReports12003-2ndquarter.doc Page 4 of 5
house and seek; new home proposals from builders in the second half of 2003. The
target price and value have not been set.
24. 3824 Welcome, The EDA is in the process of purchasing this fire -damaged house and
closing is expected in July 2003. Demolition is expected in mid August 2003 and the
EDA will seek new home proposals from builders in the second half of 2003. The target
price and value have not been set.
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. Pending
expiration of the former owner's appeal period, the city will likely transfer title to the EDA
so the EDA can demolish the house and seek new home proposals from builders in the
second half of 2003. The target price and value have not been set.
26. 3415 Zane. The EDA is in the process of purchasing this small, functionally obsolete
house and closing is expected in July 2003. As part of the agreement the owner will
continue to occupy the house into fall 2003. Demolition is expected in late 2003 and the
EDA will seek new home proposals from builders in early 2004. The target price and
value have not been set.
27. 4140 Brunswick. The EDA is in the process of considering the acquisition of this small,
functionally obsolete house and, if the acquisition is approved, the closing would occur
by early August 2003. Demolition would occur in late 2003 and the EDA would seek
new home proposals from builders in early 2004. The target price 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 the second half
of 2003 and hold the property until redevelopment occurs.
G:IPLANNINGIGenerallDevelopmentStatusReportsl2003-2ndquarter.doc Page 5 of 5
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