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2003.05.12 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY May 12, 2003 7:00 p.m. Crystal City Hall - Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. APPROVAL OF MINUTES • March 10, 2003 meeting C. PUBLIC HEARINGS 1. Site Plan Review for a 3,420 sq. ft. addition to an existing office building together with parking lot and landscaping modifications at 5200 Douglas Drive North (Family Eye Care Center). 2. Consider a Variance to increase the maximum rear yard structure coverage from 30% to 40% for property located at 3534 Kyle Avenue North. 3. Consider a Variance to increase the maximum rear yard structure coverage from 30% to 50% for property located at 3516 Kyle Avenue North. 4. Consider a Variance to increase the maximum rear yard structure coverage from 30% to 50% for property located at 3520 Kyle Avenue North. D. OLD BUSINESS E. NEW BUSINESS 1. Update on a study of potential transit -oriented development around the proposed Bus Rapid Transit station at County Road 81 and Bass Lake Road. Presented by Brad Scheib of Hoisington Koegler Group. F. GENERAL INFORMATION 1. Receive the Quarterly Development Status Report. G. OPEN FORUM H. ADJOURNMENT CRYSTAL PLANNING COMMISSION March 10, 2003 A. CALL TO ORDER Page 1 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 and Community Development Assistant Dietsche. Commissioner Kamp was absent. B. APPROVAL OF MINUTES Moved by Commissioner Nystrom and seconded by Commissioner Krueger to approve the minutes of the February 10, 2003 meeting with no exceptions. Motion carried. C. PUBLIC HEARINGS None. D. OLD BUSINESS None. E. NEW BUSINESS 1. Discuss proposed zoning moratorium along County Road 81 to provide time for completion of planning studies related to roadway reconstruction and bus rapid transit improvements. Planner Sutter summarized the staff memo and explained the reasoning behind the moratorium. He stated that the moratorium would be applied to properties wholly or partially located within 660 feet of the centerline of County Road 81, with the exception of single-family homes, duplexes, and businesses or institutional additions not exceeding 10% of the existing building. The moratorium would cover requests for rezoning, subdivisions, variances, conditional uses, and site plan review. Staff anticipates the moratorium would expire one year after the effective date. However, the City Council would have the authority not only to discontinue it early but also to extend it later if necessary. _ 2. Discuss preliminary draft of the new Zoning Ordinance: Proposed I-1 district and special districts (Planned Development, Floodplain, Shoreland, Airport). Page 2 of 2 Planner Sutter reviewed the revised timetable for discussion of the new Zoning Ordinance and summarized the revisions proposed for the I-Idistrict and special districts. Commissioner Sears expressed concern for the increase in traffic that would result from possible redevelopment of the airport and questioned whether the reconstructed County Road 81 is anticipated to accommodate any increase. Planner Sutter responded that any anticipated traffic increases on local streets and related concerns would be taken into consideration as part of the master planning process for the area. However, staff does not anticipate a significant increase in traffic on the regional road system if the airport is developed into a residential district. Commissioner Sears was interested in discussing the permitted principal uses in the I-1 district, specifically whether or not any sort of metal plating businesses would be allowed in this district. Commissioner Sears and several other commissioners were concerned with the type of chemical discharge that might be associated with this business and if the I-1 district is an appropriate location for this use. Planner Sutter suggested that this use should not necessarily be excluded in the 1-1 district, but dealt with according to the performance standards listed for the district. Commissioner T. Graham questioned the language of the permitted principal uses of the I-1 district and stated that some of the uses are too general, while others are very specific. He stated that it might be confusing to individuals who are trying to decipher what is permitted and what is not and it would be helpful to clarify this section, so as not to leave anything open to interpretation. Planner Sutter agreed that it might be best to specifically list the permitted principal uses to avoid any confusion or awkward interpretation. F. GENERAL INFORMATION G. OPEN FORUM Commissioner VonRueden reminded the Planning Commission of the Appreciation Dinner on Thursday, April 10, 2003. H. ADJOURNMENT Moved by Commissioner Krueger and seconded by Commissioner Nystrom to adjourn. Motion carried. The meeting adjourned at 7:38 p.m. Chair VonRueden Secretary Nystrom M E M O R A N D U M DATE: May 8, 2003 TO: Planning Commission (for May 12th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Site Plan Review for a 3,420 sq. ft. addition to an existing office building together with parking lot and landscaping modifications at 5200 Douglas Drive North (Family Eye Care Center). A. BACKGROUND The subject property is an existing 3,200 sq. ft. eye care clinic located at 5200 Douglas. The property is guided Mixed Use West Broadway / County Road 81 and is zoned B-4 Community Commercial. The existing use is a permitted use in the B-4 district. Family Eye Care Center is requesting approval for a 3,420 sq. ft. building addition. As part of the project, they would also be reconfiguring the parking lot and installing new landscaping. The type of use would not change, but the intensity would, and therefore Site Plan Review is required. Notice of Public Hearing was mailed to all property owners within 350 feet of the subject property and published in the Sun Post on May 1St The following exhibits are attached: ❑ map showing the location of the subject property; and ❑ site, landscape and building plans. B. STAFF COMMENTS The proposed addition would slightly more than double the floor area of the clinic by increasing it from 3,200 sq. ft. to 6,620 sq. ft. The building's exterior walls would be a mixture of brick and stucco, although the addition would be mostly stucco in contrast to the existing building, which is mostly brick. The main customer entrance would be relocated from the northwest corner of the existing building to an area of the new addition located near the northeast corner of the existing building. The existing main entrance would be converted to an employee entrance. The Zoning Ordinance requires 1 off-street parking space for each 200 sq. ft. of floor area. With the proposed addition, the site would require 33 spaces. The site plan shows that there would be 35 spaces. The landscape plan includes four large -species evergreen trees (Black Hills Spruce), two large -species deciduous trees (Green Ash), and 70 smaller shrubs. The only area without significant tree planting is the west side of the building where the existing trees will remain undisturbed. The plan has been reviewed and approved by City Forester James Burks. However, he is recommending either Hackberry or male Ginkgo instead of Green Ash which are overplanted in this area. It should be noted that underground irrigation of turf and landscape areas are required by city code. Staff is recommending that the required financial surety be set at $10,000. A sum of $7,000 would be for the parking lot and $3,000 would be for the landscaping work. As per city code, the surety must be provided either as a cash deposit to be held in escrow by the city or as an irrevocable letter of credit in a form acceptable to the city. Upon satisfactory completion of the improvements, the city will return the cash deposit plus interest or release the letter of credit. The landscaping surety or a portion thereof may be held for approximately one year after project completion to make sure the trees become fully established. C. SUGGESTED FINDINGS OF FACT AND CONDITIONS OF APPROVAL The proposed plans are consistent with the requirements of City Code. No additional conditions of approval are recommended by staff. D. RECOMMENDATION Staff recommends approval of Application 2003-01, Site Plan Review for a 3,420 sq. ft. addition to an existing office building together with parking lot and landscaping modifications at 5200 Douglas Drive North (Family Eye Care Center). The Planning Commission is asked to make a recommendation on the request for City Council consideration. The City Council will consider the request at its meeting on May 20tH M E M O R A N D U M DATE: May 8, 2003 TO: Planning Commission (May 12th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2003-02 for a Variance to increase the maximum rear yard structure coverage from 30% to 40% at 3534 Kyle Avenue North. A. BACKGROUND The subject property is a 60' wide x 128' deep lot with 7,680 sq. ft. (0.18 acres). It is guided Low Density Residential and zoned R-1 Single Family Residential. The property owner wishes to construct a new three -car garage and driveway in the rear yard. As is typical for homes in the surrounding area, the garage would have driveway access from the alley at the rear of the property. However, the lot is 50% larger than the typical (40' wide) lots in the area. The existing house and other structures plus the proposed garage and driveway would result in rear yard structure coverage approaching 40%. The applicant is requesting a variance to increase the maximum rear yard structure coverage from 30% to 40%. Notice of Public Hearing was mailed to all property owners within 350 feet of the subject property on May 1St The following exhibits are attached: A. plat map showing the location of the subject property; B. site sketch; C. narrative; and D. coverage calculation sheet. B. STAFF COMMENTS The requested variance would increase the maximum rear yard structure coverage from 30% to 40%. As shown on the coverage calculation sheet, this would allow installation of a new 30' x 22' three -car garage and 28' x 20' driveway. The main issue in this case is whether reasonable use of the property includes these coverage items. Staff opinion is that this property is unduly impacted by the city's maximum structure coverage rule because the garage is accessed off an alley. In 2002 the city approved variances to increase the maximum rear yard structure coverage to 40% on three similar -sized alley -served lots: 4228 Brunswick, 4957 Florida and 6511 50th. In addition, the draft of the revised Zoning Ordinance recently discussed by the Planning Commission establishes the maximum rear yard structure coverage at 40% for standard -width lots such as the subject property. The requested variance is therefore consistent with recent discussions by the Planning Commission and actions by the City Council. C. SUGGESTED FINDINGS OF FACT AND CONDITIONS FOR APPROVAL 1. For approval: Strict application of the 30% maximum rear yard coverage in this particular case would constitute an undue hardship for the following reasons (Crystal City Code 515.56 Subd. 5). - Li ): ❑ "The property in question cannot be put to a reasonable use if used as required by this Zoning Code." If the variance is not granted, the property owner will be denied reasonable use of the property. Most Crystal lots can accommodate accessory structures such as those proposed by the applicant and still comply with the 30% maximum rear yard coverage. However, properties with garages accessed from alleys do not have the same opportunity for these reasonable and customary accessory uses. Strict application of the ordinance in the case of the subject property would prevent the property from being put to a reasonable use. ❑ "The plight of the landowner is due to circumstances unique to the property and not created by the property owner." The plight of the landowner is the result of the property's alley access. The area that would be covered by structures in the rear yard is not unusual or excessive when compared to other alley -served lots of similar size. ❑ "The variance, if granted, will not alter the essential character of the locality. " Having garages, driveways and decks completely within the rear yard is the standard form of development on properties served by alleys, even if it does exceed the 30% coverage limit. The site sketch and coverage calculations show that a 40% limit on the subject property would result in rear yard open space typical for alley -served properties of comparable width to the subject. 2. For denial: Because staff believes that all three of the undue hardship criteria are met, we have no suggested findings of fact for denial. VARIANCE - 3534 KYLE PAGE 2OF3 D. RECOMMENDATION Staff recommends approval of Application 2003-02 for a Variance to increase the maximum rear yard structure coverage from 30% to 40% at 3534 Kyle Avenue North. The suggested Findings of Fact are in Section C(1) on the previous page. 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 meeting on May 20tH VARIANCE - 3534 KYLE PAGE 3OF3 M E M O R A N D U M DATE: May 8, 2003 TO: Planning Commission (May 12th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2003-03 for a Variance to increase the maximum rear yard structure coverage from 30% to 50% at 3516 Kyle Avenue North. A. BACKGROUND The subject property is a 40' wide x 128' deep lot with 5,125 sq. ft. (0.12 acres). It is guided Low Density Residential and zoned R-1 Single Family Residential. A new two- story house and detached two car garage are proposed to be built on this lot. As is typical for homes in the surrounding area, the garage would have driveway access from the alley at the rear of the property. The house, garage and driveway plus typical rear yard features such as a deck would result in rear yard structure coverage approaching 50%. The applicant is requesting a variance to increase the maximum rear yard structure coverage from 30% to 50%. Notice of Public Hearing was mailed to all property owners within 350 feet of the subject property on May 1St The following exhibits are attached: A. plat map showing the location of the subject property; B. site sketch; C. narrative; and D. coverage calculation sheet. B. STAFF COMMENTS The requested variance would increase the maximum rear yard structure coverage from 30% to 50%. As shown on the coverage calculation sheet, this would allow installation of a two car garage, a driveway, a sidewalk providing access to the garage, a deck and a pad for a central air conditioner. The main issue in this case is whether reasonable use of the property includes these coverage items. Staff opinion is that this property is unduly impacted by the city's maximum structure coverage rule because its lot dimensions are unusually small and the garage is accessed off an alley. In October 2002, the city approved a variance to increase the maximum rear yard structure coverage to 50% on a similar 40' x 128' lot across the street at 3513 Kyle. In addition, the draft of the revised Zoning Ordinance recently discussed by the Planning Commission establishes the maximum rear yard structure coverage at 50% for narrow lots such as the subject property. The requested variance is therefore consistent with recent discussions by the Planning Commission and actions by the City Council. C. SUGGESTED FINDINGS OF FACT AND CONDITIONS FOR APPROVAL 1. For approval: Strict application of the 30% maximum rear yard coverage in this particular case would constitute an undue hardship for the following reasons (Crystal City Code 515.56 Subd. 5): ❑ "The property in question cannot be put to a reasonable use if used as required by this Zoning Code." If the variance is not granted, the property owner will be denied reasonable use of the property. Most Crystal lots can accommodate accessory structures such as garages, driveways and a deck and still comply with the 30% maximum rear yard coverage. However, properties with garages accessed from alleys do not have the same opportunity for these reasonable and customary accessory uses. Strict application of the ordinance in the case of the subject property would prevent the property from being put to a reasonable use. ❑ "The plight of the landowner is due to circumstances unique to the property and not created by the property owner." The plight of the landowner is the result of the property's small size and alley access. The new house would be reasonably sized. To maximize rear yard area, it would be placed as far forward on the lot as the Zoning Ordinance allows. Its two story design would minimize its footprint on the lot. The area that would be covered by structures in the rear yard is not unusual; 20' x 24' is a typical size for a two car garage and the driveway area would be minimized due to a mutual cross easement with the adjacent property at 3520 Kyle. ❑ "The variance, if granted, will not alter the essential character of the locality. " Having garages, driveways and decks completely within the rear yard is the standard form of development on properties served by alleys, even if it does exceed the 30% coverage limit. The site sketch and coverage calculations show that a 50% limit on the subject property would result in rear yard open space typical for alley -served properties. VARIANCE - 3516 KYLE PAGE 2OF3 2. For denial: Because staff believes that all three of the undue hardship criteria are met, we have no suggested findings of fact for denial. D. RECOMMENDATION Staff recommends approval of Application 2003-03 for a Variance to increase the maximum rear yard structure coverage from 30% to 50% at 3516 Kyle Avenue North. The suggested Findings of Fact are in Section C(1) on the previous page. 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 meeting on May 20th VARIANCE - 3516 KYLE PAGE 3OF3 M E M O R A N D U M DATE: May 8, 2003 TO: Planning Commission (May 12th meeting) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: Consider Application 2003-04 for a Variance to increase the maximum rear yard structure coverage from 30% to 50% at 3520 Kyle Avenue North. A. BACKGROUND The subject property is a 40' wide x 128' deep lot with 5,125 sq. ft. (0.12 acres). It is guided Low Density Residential and zoned R-1 Single Family Residential. A new two- story house and detached two car garage are proposed to be built on this lot. As is typical for homes in the surrounding area, the garage would have driveway access from the alley at the rear of the property. The house, garage and driveway plus typical rear yard features such as a deck would result in rear yard structure coverage approaching 50%. The applicant is requesting a variance to increase the maximum rear yard structure coverage from 30% to 50%. Notice of Public Hearing was mailed to all property owners within 350 feet of the subject property on May 1 st The following exhibits are attached: A. plat map showing the location of the subject property; B. site sketch; C. narrative; and D. coverage calculation sheet. B. STAFF COMMENTS The requested variance would increase the maximum rear yard structure coverage from 30% to 50%. As shown on the coverage calculation sheet, this would allow installation of a two car garage, a driveway, a sidewalk providing access to the garage, a deck and a pad for a central air conditioner. The main issue in this case is whether reasonable use of the property includes these coverage items. Staff opinion is that this property is unduly impacted by the city's maximum structure coverage rule because its lot dimensions are unusually small and the garage is accessed off an alley. In October 2002, the city approved a variance to increase the maximum rear yard structure coverage to 50% on a similar 40' x 128' lot across the street at 3513 Kyle. In addition, the draft of the revised Zoning Ordinance recently discussed by the Planning Commission establishes the maximum rear yard structure coverage at 50% for narrow lots such as the subject property. The requested variance is therefore consistent with recent discussions by the Planning Commission and actions by the City Council. C. SUGGESTED FINDINGS OF FACT AND CONDITIONS FOR APPROVAL For approval: Strict application of the 30% maximum rear yard coverage in this particular case would constitute an undue hardship for the following reasons (Crystal City Code 515.56 Subd. 5): ❑ "The property in question cannot be put to a reasonable use if used as required by this Zoning Code." If the variance is not granted, the property owner will be denied reasonable use of the property. Most Crystal lots can accommodate accessory structures such as garages, driveways and a deck and still comply with the 30% maximum rear yard coverage. However, properties with garages accessed from alleys do not have the same opportunity for these reasonable and customary accessory uses. Strict application of the ordinance in the case of the subject property would prevent the property from being put to a reasonable use. ❑ "The plight of the landowner is due to circumstances unique to the property and not created by the property owner." The plight of the landowner is the result of the property's small size and alley access. The new house would be reasonably sized. To maximize rear yard area, it would be placed as far forward on the lot as the Zoning Ordinance allows. Its two story design would minimize its footprint on the lot. The area that would be covered by structures in the rear yard is not unusual; 20' x 24' is a typical size for a two car garage and the driveway area would be minimized due to a mutual cross easement with the adjacent property at 3516 Kyle. ❑ "The variance, if granted, will not alter the essential character of the locality. " Having garages, driveways and decks completely within the rear yard is the standard form of development on properties served by alleys, even if it does exceed the 30% coverage limit. The site sketch and coverage calculations show that a 50% limit on the subject property would result in rear yard open space typical for alley -served properties. VARIANCE - 3516 KYLE PAGE 2OF3 2. For denial: Because staff believes that all three of the undue hardship criteria are met, we have no suggested findings of fact for denial. D. RECOMMENDATION Staff recommends approval of Application 2003-04 for a Variance to increase the maximum rear yard structure coverage from 30% to 50% at 3520 Kyle Avenue North. The suggested Findings of Fact are in Section C(1) on the previous page. 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 meeting on May 20th VARIANCE - 3516 KYLE PAGE 3 OF 3 CITY OF CRYSTAL Development Status Report (as of March 31, 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. 28 townhouse units have been sold at an average price of $285,000. 6 single-family homes have been sold at an average price of $304,000. For more information call the Parkside Acres office & model home at 763-535-1955. 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 32nd). 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 11 of the units have been sold at an average price of $193,000. 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 42nd). 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 has been installed and landscaping is scheduled for spring 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 is not expected to begin until spring 2003. G:IPLANNING1GenerallDevelopmentStatusReports12003-lstquarter.doc Page 1 of4 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. Salt Storage Building at the Crystal Public Works Facility (6125 41S). A conditional use permit, site plan and variances from the setback and height restrictions were approved by the City Council on August 20, 2002. Construction of the 50' x 70' salt storage building and 25' x 70' lean-to for vehicle parking was completed during winter 2002- 2003. 9. Variance for house at 5709 Wilshire. The City Council approved this request on September 17, 2002. It will permit 2 encroachments into the required rear yard setback: An attached 2 -car garage encroaching 16' and a house addition encroaching 2'. Construction was completed during winter 2002-2003. 10. Lot Combination and Division at 6621 32nd. The City Council approved this request on September 17, 2002 to reconfigure 2 existing parcels into 3 parcels. One of the 3 parcels will include the existing house at 6621 32nd; the house has been substantially rehabbed and a new detached 3 -car garage has been built. The other 2 parcels will be 13,000 sq. ft. lots available for new home construction in spring 2003. ECONOMIC DEVELOPMENT AUTHORITY: SCATTERED SITE NEW HOME CONSTRUCTION 11, 6617 45th. In October 2001, the EDA purchased this property for demolition and new home construction. The existing 500 sq. ft. home was demolished in November by the City's Public Works Department. (The existing 896 sq. ft. garage, which is heated and insulated, remains on the property.) In March 2002 we sold the property to Al Stobbe Homes for construction of a new 2 -story house with 2,727 sq. ft. (1,791 finished), 3 bedrooms, and 2'/2 bathrooms. Construction is complete and the property sold for $259,900 in January 2003. 12. 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: G:IPLANN/NGIGenerallDevelopmentStatusReports12003-1stquarter.doc Page 2 of LOT ADDRESS USE OF THE PROPERTY PRICE 3821 Edgewood Sold to Feyereisen Construction for new house; $72,500 construction about 90% complete; 3,166 sq. ft. (2,122 finished), 4 bedrooms, 2%2 baths; house is tentatively sold for $335,000. 2 3813 Edgewood Sold to Al Stobbe Homes for new house; $75,000 construction to begin in spring 2003; 3,442 sq. ft. (1,916 finished), 3 bedrooms, 2'/2 baths. 3 3808 Edgewood 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 Sold to All Quality Builders for new house; $70,000 construction about 75% complete; 3,591 sq. ft. (2,439 finished), 3 bedrooms, 2'/2 baths; house is already sold. 5 3820 Edgewood 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 Sold to Al Stobbe Homes for new house; $62,000 construction about 75% complete; 2,870 sq. ft. (1,916 finished), 3 bedrooms, 2'/2 baths; house is for sale at $289,900. 7 632838 1h Existing home rehabbed by EDA and sold in $167,900 August 2002. 8 3821 Douglas Sold as -is in October 2002 to private party who $159,900 is completing the required repairs. 13. 4355 Welcome. In June 2002 the EDA purchased this property and demolished the previous house and garage. On February 18, 2003 the EDA selected the proposal from Avery Homes and is in the process of selling the lot to them for $55,000. They will build 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 expected to begin in spring 2003. 14. 4641 Douglas. In June 2002 the EDA purchased this property and demolished the previous house and garage. On February 18, 2003 the EDA selected the proposal from Novak -Fleck and on March 26, 2003 sold the lot to them for $60,000. They will build a new 2 -story house with 3,091 sq. ft. (1,929 finished), 4 bedrooms, 3 baths and an attached 3 -car garage. Construction is expected to begin in spring 2003. G:IPLANNINGIGenerallDevelopmentStatusReportsl2003-lstquarter.doc Page 3 of 4 15. 3528 Brunswick. In June 2002 the City Council approved the re -alignment of the common lot line with 3538 Brunswick. In July 2002 the EDA purchased this property and demolished the previous house and garage. On February 18, 2003 the EDA selected the proposal from MJA and is in the process of selling the lot to them for $80,000. They will build a new rambler with 3,428 sq. ft. (all finished), 3 bedrooms, 3 baths and an attached 2 -car garage. Construction is expected to begin in spring 2003. The house is pre -sold. 16. 5757 Quail. In July 2002 the EDA purchased this property and demolished the previous house and garage. On March 18, 2003 the EDA selected the proposal from Novak - Fleck and is in the process of selling the lot to them for $61,610. They will build 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 expected to begin in spring 2003. The house is pre -sold. 17. 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 target price for the lot is $58,000 and the target value (lot & new home combined) is $232,000. Proposals from builders are due on May 5, 2003. The EDA will select a proposal on May 20, 2003. Construction is expected to begin in summer 2003. 18. 3516 and 3520 Kyle. On March 26, 2003 the EDA purchased these properties and is in the process of demolishing the existing house and garage. The existing house is wholly on 3520 Kyle but the garage extends partially onto 3516 Kyle. Once the site is cleared each lot will be sold for construction of a new house. For each lot, the target price is $50,000 and the target value (lot & new home combined) is $206,000. Proposals from builders are due on May 5, 2003. The EDA will select a proposal on May 20, 2003. Construction is expected to begin in summer 2003. 19. 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 house and seek new home proposals from builders in summer 2003. The target price and value have not been set. 20. 3512 Brunswick. In January 2003 the City of Crystal gained title to this property after condemning it due to water damage and extreme mold contamination. The city will likely transfer title to the EDA and the EDA would then demolish the house and seek new home proposals from builders in summer 2003. The target price and value have not been set. ECONOMIC DEVELOPMENT AUTHORITY: DEMOLITION AND LAND -BANKING FOR FUTURE REDEVELOPMENT 21. 3122 Douglas. The owner of this property has asked the EDA to purchase it and we expect to close on the purchase later this spring. The property is part of an area guided for medium density redevelopment in the Comprehensive Plan. The EDA plans to demolish the existing house and hold the property until redevelopment occurs. G:IPLANN/NGIGenerallDevelopmentStatusReportsl2003-1stquarter.doc Page 4 of