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2001.06.11 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY Crystal City Hall, 4141 Douglas Dr N June 11, 2001 Council Chambers 7:00 PM 1. Approval of Minutes from the May 14, 2001 meeting 2. Consider Application 2001-6 for Conditional Use Permit to allow Motor Vehicle Sales on property zoned B-3 Auto -Oriented Commercial at 5301 Douglas Drive North (P.I.D. 08-118-21-11-0134). Application submitted by National Sales & Leasing (applicant) and Regal Car Wash XIX (property owner). 3. Consider Application 2001-7 for Conditional Use Permit and Site Plan Review for construction of a new building for an existing Motor Vehicle Sales business on property zoned B-3 Auto -Oriented Commercial at 5241 West Broadway (P.I.D. 09- 118-21-22-0048), 5269 West Broadway (P.I.D. 09-118-21-22-0041) and 5160 Douglas Drive North (P.I.D. 09-118-21-22-0053). Application submitted by Dunlo Motors (applicant) and Noblin Limited Partnership (property owner). 4. Discussion Item: Possible townhouse development at 7221 32nd Avenue North. 5. Informal discussion and announcements. 6. Adjournment • For additional information, contact John Sutter at 763-531-1142 • F:\GROUPS\COMDEVLP\PLANNING\PLANCOM M\2001\06-11 \agendasummary.doc May 14, 2001 CRYSTAL PLANNING COMMISSION MINUTES The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following present: Eisen, K. Graham, T. Graham, Kamp, Koss, Krueger, Magnuson, Nystrom and VonRueden. Also present were the following: Planner Sutter and Recording Secretary Van Krevelen. Nli v . -d by Cormmissioncr Nystrom and seconded by Comrnissioner Ellen to approve the minutes of the April 9, 2001 meeting, with no exceptions. Motion carried. Public Hearin: Consider Application 2001-4 for Preliminary Plat of Crystal Town Center. Application submitted by Paster Enterprises (applicant) and Bass Lake Road Retail Associates (property owner). Planner Sutter told the Planning Commission this was basically a clean up item. As part of the redevelopment, the twelve original parcels needed to be replatted to create three parcels. Lot 1 is the older northwesterly portion of the property, Lot 2 is the area in TIF, and Lot 3 is not in the TIF district. No one was heard. Staff recommends approval subject to the following conditions: The applicant will correct the discrepancy between the Preliminary Plat and Final Plat no later than May 25, 2001. The applicant will provide evidence that the Final Plat has been recorded with Hennepin County within 60 days of the Mayor and City Clerk signing the Final Plat. Moved by Commissioner Kamp and seconded by Commissioner Nystrom to close the public hearing. Motion carried. Moved by Commissioner Kamp and seconded by Commissioner Krueger to recommend to the City Council to approve Application 2001-4 for Preliminary Plat of Crystal Town Center. Application submitted by Paster Enterprises (applicant) and Bass Lake Road Retail Associates (property owner). Findings of Fact are as follows: Provided the discrepancy in the plat boundary is corrected, the Preliminary Plat is consistent with the requirements of Crystal City Code. Motion carried. . Public Hearing: Consider Application 2001-5 for Comprehensive Plan Amendment to change the land use designation of 3148 Douglas Drive North (P.I.D. 21-118-21-32- 0001) to Medium Density Residential. Application submitted by Al Stobbe Homes (applicant) and Stuart & Sandra Gale (property owner). Planner Sutter said the applicant would like a higher density to build 20 townhouse units, Medium Density Residential would allow up to 27 — 28 townhouses units. Planner Sutter also stated that nothing has changed since last fall when the Comprehensive Plan was approved to justify changing the land use from Low Density Residential to Medium Density Residential. The abutting property to the south, facing Douglas, is a row of` single fannily Domes and the rest is parkland,. The southeast, northeast, and northwest corners of 32" and .Douglas are guided Neighborhood Commercial. On the southwest across Douglas Drive is High Density Residential. The Comprehensive Plan was set up for gradual transition between different cl assi ficati oils of land use, and this wouldd not follow that. Under the present Comprehensive Plan, if the portion eurrendy showing as Neighborbood Commercial were changed to Low Density Residential to match the existing, designation on the rest or the parcel, tip to nine single- family lots or eleven townhouses could be created. While staff would recommend changing th Low Density Residential, they recommend use to Medium Density Residential. corner from Neighborhood Commercial to denial of the application to amend the land Al Stobbe, Ai Stobbe Homes, 2373 Cherrywood Rd, minnetorika, is the applicant. He said he's been a developerlbuilder for 39 years and displayed pictures of iownhouses that hers developed. He said that this is a very difficult piece of property to develop because the sail isn't desirable and would either have to be replaced or drive pilings. 14c also said the sewer and water lines running along 32156 can't be used for this property, they would have to have an additional sewer and water line run which would be very costly. With values going up, he felt that single -Family homes are gettir�9 rout of range for eve3� second -time home buyers. Several Planning Commission members questioned him. It was asked why, other than cost, should they vote to approve this application, has he thought about doing only eleven townhouses or building single-family houses, and what would the average price be? Al Stobbe responded to their questions, sta,L,Hig that it wc9s clow: to the park and would be perfect for families. The reason for requesting a .higher density was it will be very costly to develop, driving pilings is probably Clic easiest way. He had done another project with parking underneath, but doesn't know if that would be the best use on this site. lie was unsure about the average price for a townhouse, but estimated a 1,200 square foot one to be $175,000 on up. Fie .also said if they built single family horrtes, the price would have to stag about $250,000 on tip and he didn't feel those properties could be sold for that price. Stuart Gale, 10132 Beard Ave S, Moo nington, one of the owners of'the property, spoke next. He stated he's owned that parcel since 1962. He felt that the coanment~s of Planner Sutter were too narrow in focus, the parcel is in a sea of High Density residential and Commercial properties, and felt Planner Sutter was dwelling on thy: Low Density Residential. .He said lie has an inherit right to develop his property, and there would be serious economic consequences if the land couldn't rulfill it's purpose. He said Nafstad incorporated a plan to develop the Heathers and did soil borings, and the soil is bad. Nafstad made application for 20 units per acre, the City wanted 16 but they wouldn't go for that. He also mentioned there is a development with 50.2 units per acre 1,000 feet away. Mr Gale said the Army Corps of Engineers also tested the soil and determined there is organic soil at great depths, Mr. Gale also decided to have the soil tested and was told that to build on this property they would have to go down to bedrock (approximately 60' per his engineer). He said tlsere are econoanic consequences in order to develop properties and staters you would treed 25 pilings per each single family dwelling. The estimate to have lot prepared to build on is $35,000, plus an additional $35,000 for the lot would equal .$70,000. He also stated that water and sewer is un the north side of 32"",. and although a storm sewer line was installed it was no hese to him, if they laid new ones it would cost $40,000. He also said they Have $27,400 in unpaid special assessments on the property. hie said. the city prGpUses to have the developer donate 7' on Douglas and 20' on Brunswick to the city. The testimony of the tax assessor was that the property is worth $30,000 ,per lot and that they would have ten lots. if they are required to donate land to the city they would only be able to get nine bots out of that property. Also he said they would have to pay 'SAC and WAC cImrges, anis if you add in all costs you now have each lot for $83,000. He said the average 1,200 square foot home is about $132,000, and if they built a house it would cost $216,000. He checks prices of properties being sold in area and says it can't support a $240,000 - $250,000 house. Members of the Planning Commission spoke at this point, saying they are only here to approve whether to change the Comprehensive Plan, and are having a problem with the relevance of this information. Mr. Gale said that the Planning cuniainission may not design their plan in order to hinder the development or property can an economically feasible basis. He said parking is allowed on the south :side of Douglas and felt access to property can be drone on site to) ensure reasonable safety. Traffic is already heavy and lie doesn't tl-ink 20 units will impact it and said single-family homes generate more trips than multi -families.. There art: 13,000 cars a day on Douglas, He Also said equality would suggest Douglas and Colorado would be High Density Residential and feels Middle Density Residential would be a fair compromise. lie said he ,sat down with developers, and felt an obligation to bring to the city a developer who is responsible, has dealt with difficult soil, and he feels Al Stobbe is that type of developer. Chair Magnuson responded that she felt medium density is too high for that property, it's in a residential area and there would be an impact there. She wants him to build there, but there was no way she would support changing the Comprehensive Plan. Mr. Gale stated he believed the Planning Commission and City Council have an obligation to look at the economic impact on property owners. Chair Magnuson clarified that the Planning Commission doesn't look at the property owner, they look at the land. Mr. Orale asked if the Planning Commission would need an arclillectural rendering before considering this. Ile was told that these items are not applicabh1 , mid would only be considered if it was delerniined that the C=omprehensive Plan is flawed. The details of what will be built is not relevant. Mr. Gale was also, told that lie can build a townhouse ccantplex or single family residences within the density allowed. He was also told that it will go to a vote before the Planning Commission and them the City Council, which has the final vote. He can come to the open forum at the Council meeting if he would like. Sandra Gale, 10132 beard Ave S, Bloomington, is co-olhmer of 3148 Douglas Dr. N. She said they've tried over the yms to do something with that property and the city has no interest in it. They just paid $3,106 for the first half taxes on the property. She also said they paid for streets, curbs and gutters and sued the city and gat their assessment reduced from $40,000 to $311,000. She said she respects the Planning Commission members commitment as volunteers, but they need to look at what's happening at the properly. 1'tt one time she said Beltline was talking about going on their property and she referred to the previous Comprehensive Plan and allowing that. Mrs. Gale was told that the Comprehensive Plan is updated as areas change and as needed and the previous Comprehensive Plan was no longer applicable. Mrs. Gale questioned the P U D built south of their property and was told that it was rezoned to R-4 in 1999 from R-1 but that property abuts another property zoned R-4. Mrs. Gale said she felt the city can do what it wants to do and that the city was trying to force them into tax forfeit. She stated the problem with not being able to develop property puts government into real estate business and they are held hostage by the city controlling development. She stressed that the Planning Commission are representatives of taxpayers and owners. Chair Magnuson responded that the city doesn't hold them hostage, they can develop their property but it may be more costly. She said the Planning Commission would be willing to meet for a limited time to discuss options for this property and in the past they have made some wonderful suggestions to builders. Ed Deppner, 3337 Brunswick Ave N, said he thought to change density would change the feel of the area. He believes the property should be developed but only at the 5 units per acre allowed. Mark Nelson, 5908 291h PI N, said he volunteers on the task force and there will a pedestrian bridge connecting the bike path that goes right in front of this property. He felt the park is getting encroached upon on all sides and this would be of no benefit to the neighborhood. Carol Biscardi, 3343 Brunswick Ave N, said she thought this would have a huge impact. Brunswick goes up to a residential area and there are no sidewalks so people are in the streets. She also stated she just happened to find out about it, and felt that if building is going on in the area the residents should be notified. Planner Sutter responded that the City of Crystal did send out a public notice to properties within 350 feet of the subject property in addition to publishing a legal notice in the Sun Post. Commissioner T. Graham wanted to clarify that there was a difference between rezoning and a Comprehensive Plan amendment and asked what the rationale would be for changing the Comprehensive Plan. Planner Sutter said that the density gradient should go from one level to another and in regards to issues of accessibility, currently there is no traffic study to make a conclusion one way or the other on impact. Land uses in the area and more importantly right next to the site need to be considered. Moved by Commissioner Kamp and seconded by Commissioner Von Rueden to close the public hearing. Motion carried. Moved by Commissioner T. Graham and seconded by Commissioner recommend to the City Council to deny Application 2001-5 for Comprehensive Plan Amendment to change the land use designation of 3148 Douglas Drive North (P.I.D. 21-118-21-32-0001) to Medium Density Residential. Findings of Fact are as follows: Medium Density Residential land use on the subject property would be inconsistent with the Comprehensive Plan because: u The only abutting properties are guided Low Density Residential or Parks & Conservation. u There have been no changes to the subject property and the immediate surrounding area which justify changing the future land use designation for the property. ❑ The extension of Medium Density Residential east of Colorado Avenue would directly and specifically conflict with the purpose and intent of the Medium Density Residential land use as stated in the Plan. ❑ The current future land use designation does not prohibit the construction of attached housing such as townhomes. Motion carried. 4. Informal Discussion and Announcements. Planner Sutter said the City bus tour is on Thursday, May 17. Patrick and John hope to have a rough draft of the development code in July and adopted by the end of the year. 5. Moved by Commissioner Kamp and seconded by Commissioner Nystrom to adjourn. Motion carried. The meeting adjourned at 8:30 p.m. Chair Magnuson Secretary Nystrom M E M O R A N D U M DATE: June 8, 2001 TO: Planning Commission (June 11" meeting — Item #2) FROM:- John Sutter, Planner SUBJECT: Consider Application 2001-6 for Conditional Use Permit to allow Motor Vehicle Sales on property zoned B-3 Auto -Oriented Commercial at 5301 Douglas Drive North (P.I.D. 08-118-21-11-0134). Application submitted by National Sales & Leasing (applicant) and Regal Car Wash XIX (property owner). Addition of a motor vehicles sales use (National Sales & Leasing) to an existing building and site that would also continue to be used for a car wash and auto detailing operation (Regal Car Wash). A. BACKGROUND The subject property consists of a single parcel zoned B-3 Auto -Oriented Commercial. The existing operation is a car wash and detailing shop. In April 1998, the City Council approved a Conditional Use Permit and site plan for the construction of a new building addition for the detailing shop. This application also included approval for an oil change business to move into the space formerly held by the detailing shop. However, the oil change business never began operating and as per City code the C.U.P. for the oil change business expired one year after approval. It is this former detailing shop space that National Sales & Leasing is proposing to use along with 23 of the site's parking spaces for vehicle display plus 5 spaces for customers and employees. Motor vehicle sales is a conditional use in the B-3 District. Although site plan review is not required, a parking plan and revised striping are required as part of the conditional use application. Notice of the public hearing for this application was published on May 301h and was mailed on June 1St to all property owners within 350' of the subject property. The following informational items are attached: ❑ plat map showing the location of the subject property; ❑ narratives from National Sales & Leasing and Regal Car Wash; ❑ 1998 site plan (shows applicant's screening proposal for west side of property); and ❑ parking plan proposed by applicant. B. STAFF COMMENTS 1. Comprehensive Plan. The subject property is guided for Community Commercial uses. Staff believes that the expansion of the motor vehicle sales use would be consistent with the Comprehensive Plan, if steps are taken to protect the residential properties across Edgewood Avenue to the west and to ensure that impacts such as overflow parking do not spill over onto adjacent public streets. The following are the plan's criteria for Community Commercial uses: These areas are primarily intended to accommodate the full range of nonautomotive retail trade and service establishments and business and professional offices which serve the entire community or subregion. Automobile - intensive uses, such as filling stations, car washes and drive-through restaurants, should require a conditional use permit in these areas. Generally, retail uses are intended to be clustered in shopping center configurations but freestanding buildings are also allowable. Substantial rehabilitation and image enhancement is proposed within Community Commercial areas. Community Commercial areas are also intended to accommodate convenience retail and service establishments which serve the day-to-day shopping needs of surrounding neighborhoods. 2. Zoning and Adjacent Land Uses. The subject 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 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. 3. Parking Plan. Staff met on May 30th to review the proposed parking plan. Our main concern is that the ordinance requires at least 10 spaces or one space for each employee on the maximum shift, whichever is greater. Regal has stated that on the maximum shift they have up to 15 employees. This requires that 15 spaces on the site be reserved for Regal Car Wash. However, the applicant's parking plan proposes only 10 spaces for Regal Car Wash. CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 2 4. The following is a comparison of the applicant's parking plan and the staff recommendation: APPLICANT STAFF Regal Car Wash — employee parking 10 15 + NS&L — employee and customer parking +5 +5 + NS&L — vehicles on display +23 +18 = Total number of spaces = 38 = 38 Staff opinion is that to allow more than 18 vehicles to be displayed on the site would be a violation of the Zoning Ordinance's requirement for off-street parking. Conditional Use Permit. The following are the criteria from the Zoning Ordinance for the requested C.U.P.: 515.35 Subd. 4(g): 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. 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) 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. The only physical changes would be re -striping the parking lot as indicated on the parking plan and installing screening along the west property line. 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. CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 3 Is or will be in compliance. 4) A minimum lot area of 22,500 square feet is required. Site area is approximately 58,000 sq. ft., or about just over 1 Y4 acres. 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, Subdivision 10 of this Code. Lighting requirements would be addressed by the Building Official if any changes are made to lighting on the site. Special attention must be paid to protection of houses across Edgewood Avenue. 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. 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. Staff believes that this ordinance provision requires that the subject 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 subject property. The applicant is proposing to leave the curb cut in place. They would extend the fence and shrubs to the northwest corner of the subject property, but there would be a gap in the fence/shrubs for the curb cut. An opaque gate made out of the same material as the fence would be installed and would be closed whenever the businesses on the site are not open. This would provide screening some of the time but not all of the time. It should be noted that prior to August 1999 the houses on the west side of Edgewood Avenue were zoned B-4 community Commercial. In August 1999, they were re -zoned by the City from B-4 to R-1. This was done because the property values, quality of construction and level of maintenance & upkeep all suggested that these five homes were not likely to be redeveloped in the future. Another CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 4 reason for the change is that streets (such as Edgewood) generally --� make much better boundaries between residential and commercial uses than do rear lot lines. Prior to August 1999, an argument could have been made that the homes across Edgewood did not need protection from commercial uses because they were also zoned commercial. However, now that the five homes are guided and zoned for residential use, the ordinance's requirement for screening must be enforced. 7) Vehicular access points may create a minimum of conflict with through traffic movement and shall comply with Subsection 515.09 of this Code. 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 across the street from another auto -related business. 8) All signing and informational or visual communication devices must be minimized and shall be in compliance with Section 406 of the City Code. The sign regulations will be enforced by the Building Official as part of the sign permitting process. It should be noted that the Building Official has been working with the property owner to bring their existing signage, some of which has never been permitted, into compliance with City Code. 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. Consistent with previous C.U.P.s issued for the subject property, the washing and detailing of vehicles is allowed as part of Regal Car Wash's operations. All other types of work on motor vehicles would not be allowed. CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 5 10) On-site parking requirements consistent with Section 515.09, Subdivision 8 d) must be met. As long as there are at least five spaces reserved for customers of National Sales & Leasing, and no less than one space per employee on the maximum shift of Regal Car Wash, the rest of the legally conforming spaces (min. 9' wide x 18' deep) as shown on the parking plan may be used for the display of vehicles for sale. Please note that the parking lot will need to be striped in accordance with the parking plan, and that said striping will need to maintained. 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-site. 12) The provisions of Subsection 515.53, Subdivision 1 e) of this Code are considered satisfactorily met. (Added, Ord. No. 88-9, Sec. 1) See below: 515.53, Subdivision 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 the proposed use but its presence in a transitional area between residential and commercial/industrial uses means that any intensification of uses on the site must be closely monitored. ❑ 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 CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 6 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 subject property and others very different. Boundaries between single-family residential and auto -oriented commercial uses are frequently a source of land use conflicts that need to be addressed in advance if possible. One additional issue is that of hours. Both Regal Car Wash and National Sales & Leasing have stated that they open no earlier than 8 a.m. and close by 7 p.m. This would be consistent with the protection of the adjacent residential area, and for this reason staff suggests an hours of operation restriction that would prohibit the businesses from operating between 8 p.m. and 7 a.m. ❑ The demonstrated need for such use. 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. C. SUGGESTED FINDINGS OF FACT The request is consistent with the requirements of Crystal City Code as described in Section B above, provided the recommended conditions are satisfied. D. RECOMMENDATION Staff recommends approval of Application 2001-6 for Conditional Use Permit to allow Motor Vehicle Sales on property zoned B-3 Auto -Oriented Commercial at 5301 Douglas Drive North (P.I.D. 08-118-21-11-0134), subject to the following conditions: 1. No more than more than 18 vehicles for sale or lease shall be displayed on the site, excepting vehicles within the National Sales & Leasing part of the building. This number may be adjusted by staff if site conditions change, but only if all of the Zoning Ordinance's parking requirements continue to be met. 2. The parking lot shall be striped in accordance with the parking plan, and said striping shall be maintained so that it is clearly visible. The motor vehicle sales use shall not be established until this is completed. 3. The curb cut along Edgewood shall be removed and a screening fence and --t shrubs identical to those currently in place shall be extended to the northwest corner of the subject property. This would include installation of new concrete curb & gutter along the edge of the street and the parking lot as required by City CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 7 code. The motor vehicle sales use shall not be established until this is completed. 4. To further protect the surrounding neighborhood, neither business shall operate between 8 p.m. and 7 a.m. This includes deliveries or other activity on the site. 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 June 19th CONDITIONAL USE PERMIT - NATIONAL SALES & LEASING AT REGAL CAR WASH (5301 DOUGLAS) 8 33.0c to 133.06 13. ��Pol I2,I r Ii• A 4. Win B tt 4. I . to. 5. 9. 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ST , ti{tb15J /1}L. 4 a'14124,iU p 135f,` ;� 05,`16, 2001 cl. ; 06 472E22E Ti44M "JLPOEZ PAGE 01 AND LEASING 8079 ,BEEF EPSON HWY, s MAPLE OPQVE, MN 55389 a 812-425-6099 a Fax 612-9$1.2277 May 16, 2001 City of Crystal Crystal, MN 55429 To Whom This May Concern: This is a proposal for a Conditional Use Permit .and Sign Permit from the City of Crystal. National Sales azd Leasing would like to lease used vehicles and display tlwm for sale. The site would be at 5301 Douglas Drive, Crystal, Nt 1 55429. Our hours of business would be gam to 7pm Monday through Thursday and gam through Spm Friday and Saturday. Sincerely, Robert Letendre President -24-2001 11:36AM FROM REGAL OFFICE 673 352 3643 P-1 REGAL AUTO WASH OPERATION OFFICE May 24, 2001 Community Development Department City of Crystal 4141 Douglas Dr N Crystal, MN 55422 Dear Sir or Madam: The maximum number of Regal employees on each shift is 12 - 15. The parking plan is the pcge following. There are a total of 33 parking spaces on the premises. Also, the letter owner by June 5, deadline. you are requesting from 2001, we will comply with the property this by the The tenant is requesting 5+ spaces, and I believe that with 33 spaces, there will be plenty of roots f or everyone. Sincerely, Jerry Bingham Director of Operations 10884 CRABAPPLE RD ## 100 ROSWELL, GA 30075 4' DEP'M1/ SM2EDD® — IBARK r'4'LGM, YAL' K vllm mc 6IN& z PHA � Pi-l�4� Iq 0 w A w �I j C I T?8 •� \ 4 x 4 POSTS m . 014 TC AND 9pT','pM 05- L ro "`Q I : 1 �S 'lf V �/'i • \J NLS i...l 1. 6 COS 5 MAR CB,� �, _ \ _ �iJi \ 'V-00 �=`JA-'CV - - - \S' : �` \ SC_ �'GS POR MAT --MAL "1.V BYOx`�Y�I'Y7 L .� i� �' c: D�GRIPTION AND GGN5TRIKTIGN 1 _3_8936.90• R z ,,; o `;�iJ �.c.- ll�j� "SS �•'G..�{-�. ��.�✓� FENCE 7F"AIL Iz.�u�R�+eury 19L60 "—' r„yd\ ■J �'1�� {{��� 5GA1.� - I/i :1'-O' E I \I \ � b_31'42'09C 53RD AVE IN I 31 MINI ..— JUNIPER 4 C.G. _F ' � 3 ?LANT MA I � RIAL GVANTiTY SILK ROOT COMMON NAME - "IPE BOTANICAL NAME ate AM,R MAP.E AGER SINKALA NT. POT MINE .lA.L'� .LNIPSR ..1MIP:R7,3 CMINB`lSIS NIN1 .A1LEP' Ib 24' NT. POT BUPPALO .L'NI--q -VNIP'-" SABINA BUPPALO' i MUG. WO, CO&N®.: - M NY SOIL ''+NtCP ED SAIRIC FllG:1 i i I I Otl.'4NN W K� IC.SI eitMf 11Lx. �s M1!L NOT -0 'SCALL 38 SPANCES: PP �rzPEI per.L I T E V 'q- J� �FOUND rRAFFIc IRON PIPE O d SIGA L rw�O�/-�0BITt/MINOUS SURFACE RAINAGE AND\UTILTIYi STORY BRICK zASEMENT PER P ATzo S 89'55';;9" W 131.66 ------Cor1c CURB- \ mC REFRIDGE UrlIT8 0 LITE CONC CURB - 10 I 11 STALL w \ \ 0=11'42'09" \ G Bf R=40.00 IL=8.17 , \ \ C'G�o1 iJ I DEQ p\. >�. s L7�5 C�s p ` <;d z°C BITUMINOUS SURFACE Ils+ k C V�a ZAP)�' � �� � \ I \ f . 0",� Z' 41 .v 4 wo \ ` � � �AL M 5683q, 0 4n BITUMINOUS SURFACE RE \ WAL \ , a' 1 M EL EC 22 a CONC FP TRAMS 1 �' 65.4 4i �' -- -- - _ c I V h; -- ---= ' c1�coR �o �pt�tc' \ I I,: .� 2 v, ' o / BECKERS 1 h �� m 6=16'45"53" Fla v 7 U - SO LINE LOT 1, BLOCK I, 6L m . R= 40.0 0 o EXISTING BUILDING z BECKERS ADDITION ��� \ c� o L=11.70 U BUILDING HEIGHT I{.7 FEET o - �" 3,020'/- SQ FT 777 Y OT. m , IN I GRASS F!D Sp500�6 i I z • OfV z I E I I I CIL U. is ON z• �0 O � �m WOOD RET WALL w TR FIC p'1 v 30.40 65.4 F -I z ' Z ( 51 MAL MH f O z CONC 1 PLANTINGS ..� N ' m Carr fop J N a = U � m22 U ' <1 n m �I �� OVERHANG } ` v) ire �� I WOOD RET WALL Pp z o v DRIVE: iHRU I HEIGHT 14, 0 FEET — QW IS� - ( STRM M CB Q LITE CB r' — _ t m� fn c I SEWER SERVICE MJF I D wtj (A Q w LJ e10 I BITUMINOUS SU ACE CONC--uo I W 4e I I a N w © I Ov 2 0 ( �JQ I SHICKPAYMENT - a 4 a CONC —� 51.3 EDGE OF SIT WOOD RET WALL m IS� t fn (2111o LL MJF I GRASS PLANTINGS w LJ e10 I CONC--uo I W wj a w w © I 2 0 a r66.zo I- 4 n O 3 0 GAS I METER 4 O —1 p a c (0*,j IQ EXISTING BUILDING d ' m — o BUILIDING HEIGHT 14.0 FEETcr CONC 7,4177- SQ FT c CONC v + w>I� 41 d —t_ I ftJ n IA I a d8 I Z — 1 _2 .554 i 12 .. 0 I N Z x w O m m SE 4'IER SETBACK LINE ELEC`- \\ 4 a a PLANTINGS WO.)D SERVICE IDUMPSTER W000 FENCE METER o RE( 110 , cli ti S I. 3 a WALL 0.6 HYD' — _Z5 — — — — — — -- — — — — — — — — — — — — — — — — — — — — - DRAINAGE AND UTILIT'f U) rn p v _ / EASEMENT PER PLAT PID 00 c a a a ---- -------- S 89"55'39" W 256.26 ------- - IRON PIPE FOUND a 0.22' EAST OF CORNER 14 CONC CURB LI BuG Cet")W1 Myr Cooyy► . (o,/i ASA :T`� 02 6i9io z To:City of Crystal Planning Commision, Council Members and all involved. In response to Application 2001-6 by National Car Sales and Regal Car Wash for a Conditional Use Permit the residents of 53rd and Edgewood Avenues ( the neighborhood most affected by this,we are,afterall, DIRECTLY behind said property) request the following restrictions be placed on this business/property: • Curb cut (driveway) on Edgewood Avenue MUST be closed. We ask that the existing privacy fence be continued to/attached to the Super America building with NO openings to allow public access.THIS CONDITION MUST BE MET. • Limit hours of operation: No earlier than 8:00 AM to no later than 7:00 PM Monday thru Saturday.IT IS ASSUMED BUSINESS SHALL BE CLOSED ON SUNDAY. • All deliveries - especially car haulers - shall be made BETWEEN normal business hours with NO on site idiling/parking/waiting for business to open Also pertains to snow plowingiremovai. • No loudspeakers. • All lighting and signage to conform with city ordinance(s). • No parking of "cars for sale" or signage along 53rd or Edgewood Avenues. If the above conditions are met,we feel our neighboorhood shall not be impacted by this matter in a negative way and welcome National Car Sales to this location. Thank You for your time and consideration. S 31.Q '17 tS 5 6/9/01 To:City of Crystal Planning Commision, Enviromental Depatment, Patrick Peters and council members: We,the residents of 53rd and Edgewood Avenues,hereby petition the City of Crystal to remove the curb cuts (driveways) of both Regal Carwash and Super America accessing Edgewood Avenue. We ask that Regal continue their existing privacy fence on Edgewood Avenue to connect to Super America,with NO access for the public.We also ask that S.A. continue their privacy fence (including around dumpster) to the sidewalk that abuts West Broadway,again with NO access for the public.As the City knows,the noise and traffic caused by these two businesses,along with Market Tire,have created an unbearable situation that is rapidly becoming an unlivable enviroment. We ask that the City act on behalf of it's citizens to eliminate this abusive atmosphere. Thank You 0C Ael(- M E M O R A N D U M DATE: June 8, 2001 TO: Planning Commission (June 11" meeting — Item #3) FROM: j. 'Jon Sutter, Planner SUBJECT: Consider Application 2001-7 for Conditional Use Permit and Site Plan Review on property zoned B-3 Auto -Oriented Commercial at 5241 West Broadway (P.I.D. 09-118-21-22-0048), 5269 West Broadway (P.I.D. 09-118-21- 22-0041) and 5160 Douglas Drive North (P.I.D. 09-118-21-22-0053). Application submitted by Dunlo Motors (applicant) and Noblin Limited Partnership (property owner). Expansion of an existing Conditional Use together with Site Plan Review to allow expansion of an existing motor vehicle sales use together with auto detailing as an accessory use to support motor vehicle sales. A. BACKGROUND The subject property consists of three parcels all zoned B-3 Auto -Oriented Commercial. The existing operation is a motor vehicle sales lot, and it includes automobile detailing to prepare vehicles for sale but not for the general public. The applicant is proposing to demolish the existing building, construct a new, larger building, and reconfigure the parking lot and driveway approaches, and install new landscaping along West Broadway. The larger building will result in an intensification of the use which requires a Conditional Use Permit is required. It will also involve construction of a new building together with parking and landscaping improvements which requires Site Plan Review. Notice of the public hearing was published on May 30th and was mailed on June 1St to all property owners within 350' of the subject property. Previous City Council actions regarding the site include the following: ❑ approval of a Conditional Use Permit in April 1992 to allow motor vehicle sales; ❑ approval of rezoning and CUP in ?-1997 for expansion onto an adjacent parcel; and ❑ approval in May 1997 of Site Plan Review for improvements to the parking lot. The following informational items are attached: ❑ plat map showing the location of the subject property; o narrative from Houwman Architects describing the project; ❑ 1997 site plan (not implemented); ❑ 1996 site plan showing existing conditions; and ❑ current proposal including site plan, building elevations and landscaping plan. B. STAFF COMMENTS 1. Comprehensive Plan. The subject property is guided for mixed uses as part of the West Broadway / County Road 81 corridor. Staff believes that the expansion of the motor vehicle sales use would be consistent with the Comprehensive Plan, if steps are taken to beautify the portions of the property abutting West Broadway and Douglas Drive. The following are the plan's criteria for West Broadway / County Road 81 mixed uses: These areas are intended to accommodate a mixture of uses that would provide for a higher quality visual image along County State Aid Highway 81 and West Broadway. Uses intended to be accommodated include office, hospitality, institutional, public facility, light industrial, employment, and commercial uses that do not compete with Community Commercial areas. MU-WB/81 is also intended to include some small residential areas which serve as transitions between non- residential uses and adjacent residential areas. In this corridor, new industrial development is intended to evolve to a higher form over time as rehabilitation and redevelopment occur. Rezoning for redevelopment is intended to occur only when a specific development concept is proposed. Employment areas along the corridor play an important role in providing job base to the community and surrounding area. These areas are primarily intended to accommodate employee intensive light industrial and office uses with integrated retail and service accessory uses. Secondarily, they are intended to accommodate compatible automobile service establishments and motor fuel stations by Conditional Use Permit. 2. Zoning and Adjacent Land Uses. The subject property is B-3 Community Commercial. The surrounding land uses are a mixture of light industrial, office, and motor vehicle sales & repair. The slight intensification of the current use resulting from a larger building would be compatible with the surrounding land uses. 3. Site Plan Review. Staff met on May 30th to review the proposed site plan, building elevations and landscaping plan: A. There is a utility easement on the property and the new building would sit over it. However, this easement serves no present or future purpose since the lot line it follows runs between two of the three parcels owned by Dunlo/Noblin and therefore is not necessary for provision of utility services to the subject property. Concurrent with its consideration of this CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 2 application on June 19", the City Council will hold a public hearing to consider vacating this utility easement. B. All three parcels should be combined into a single parcel for zoning and tax purposes since they are all used for a single purpose (Dunlo Motors) C. The new curb & gutter being installed along part of the boundary with the Aamco property must be installed so the face of the curb is no less than 5' from the property line. D. The site pian approved in 1997 showed the northwestern curb cut being removed and a new one installed a short distance to the southeast. However, this work was apparently never completed. The new site plan shows something similar except the new curb cut is even further southeast of the existing curb cut. E. The removal of the northwestern curb cut, installation of a new one near the center of the property's frontage on West Broadway and the modification of existing southeast the curb cut all appear acceptable, but are subject to Hennepin County's permitting process because West Broadway is a county road. Also, it should be noted that the new curb cut for the subject property is located southeast of the median on West Broadway, meaning that traffic from both directions on West Broadway will have access to the property. F. The building appears to be concrete tip -up panel construction with a large amount of window area facing West Broadway. However, while some wall panels will have some texture the majority of wall area looks to be plain finished concrete. The Planning Commission may want to require a higher level of exterior detail, such as more textured concrete or brick, to improve the appearance of the building. G. Existing landscaping is basically turf -only a, id is in generally fair -to -poor condition with many weeds and very little grass. The 1997 site plan showed that 6 Black Hills Spruce, 2 Hackberry and 2 Crabapple trees would be planted. However, none of these trees are present today and it appears that they were never planted at all. H. The landscaping plan shows no trees and needs to be significantly improved. The City Forester has suggested adding two trees to the proposed landscaping: 'Skyline' Honeylocust and 'Autumn Gold' Ginkgo. The applicant should be required to draw up a revised landscape plan showing these or other trees acceptable to the City Forester to be installed along West Broadway and Douglas Drive in sufficient quantity to provide some buffering and shading of the property and adjacent sidewalks. CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 3 Some residents in the neighborhood to the west have complained about hearing the loudspeakers used by Dunlo Motors. While the construction of the dental office at 5237 may help reduce this problem somewhat, 52nd Avenue still provides a rather open corridor that helps the sound travel into the neighborhood to the west. Dunlo Motors has stated that it needs the loudspeakers so their sales staff can hear them on the far side (Douglas Drive side) of the property. Because the loudspeakers are used only during the day or early evening hours, they have not generated complaints from a large number of residents (although there have been some complaints from a small number of residents who work at night or for other reasons need to sleep during the day). Staff has no specific recommendation on this issue but suggests that the Planning Commission may want to discuss the problem with the applicant. 4. Conditional Use Permit. The following are the criteria from the Zoning Ordinance for the requested C.U.P.: 515.35 Subd. 4(g): Motor vehicle and motorized recreational equipment sales and storage garages accessory thereto provided that: 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. No negative impacts. 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. Site Plan Review underway concurrently with the C.U.P. 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. Is or will be in compliance. 4) A minimum lot area of 22,500 square feet is required. Site area is approximately 90,000 sq. ft., or just over 2 acres. ... CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 4 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, Subdivision 10 of this Code. Lighting requirements would be addressed by the Building Official if any changes are made to lighting on the site. 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. The property does not abut, directly or across a street, property zoned or used for residential purposes. 7) Vehicular access points may create a minimum of conflict with through traffic movement and shall comply with Subsection 515.09 of this Code. The relocation of one curb cut southeast of its present location will improve access because the new one will be southeast of the median on West Broadway. While this will allow more vehicles to access the site from West Broadway, staff does not believe that traffic volumes on West Broadway are high enough for this to be a significant safety concern. The modification of the shared curb cut with Aamco to an Aamco-only curb cut will likewise either have no impact on safety or be a net improvement. 8) All signing and informational or visual communication devices must be minimized and shall be in compliance with Section 406 of the City Code. The sign regulations will be enforced by the Building Official as part of the sign permitting process. 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. Consistent with previous C.U.P.s issued for the subject property, the washing and detailing of vehicles for sale but not for the general public is allowed as an accessory use to the motor vehicle CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 5 sales use. All other types of work on motor vehicles would not be allowed. 10) On-site parking requirements consistent with Section 515.09, Subdivision 8 d) must be met. As long as at least five spaces continue to be reserved for customers and the use does not change, the parking requirements under the current ordinance are being met. 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. This requirement was noted in earlier C.U.P. approvals and continues with the current approval. 12) The provisions of Subsection 515.53, Subdivision 1 e) of this Code are considered satisfactorily met. (Added, Ord. No. 88-9, Sec. 1) See below: 515.53, Subdivision 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, as described in B(1) above. ❑ The geographical area involved. The use and configuration of the site will be is consistent with and in some ways an improvement on the surrounding area. ❑ Whether such use will tend to or actually depreciate the area in which it is proposed. Because the properties surrounding the site are of a light industrial or auto -oriented commercial nature, it is not anticipated that the proposed use will have a negative impact on property values. In fact, the new building and more functional parking layout will probably enhance the property value of the site and surrounding parcels. Furthermore, the installation of the trees along West Broadway and Douglas Drive, as CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 6 suggested by the City Forester, will help improve the appearance of - the property and make it more consistent with the City's goals for improving curb appeal and the visual image in the West Broadway / County Road 81 mixed use area. ❑ The character of the surrounding area. The surrounding area is well suited to the proposed use. Residential uses are isolated from the site. Adequate public facilities, such as storm sewers (provided by the City of New Hope) and non-residential streets are present to serve the use. ❑ The demonstrated need for such use. The Comprehensive Plan for Crystal recognizes the need for infill development in the regions' fully developed area, and the proposed use is necessary for such development to occur. 5. Site Improvement Agreement. A Site Improvement Agreement will be required to ensure that the drainage system and landscaping is properly installed. Staff expects to require surety (either cash deposit or a letter of credit) in the amount of $68,000: $30,000 to be released upon completion of the building and revised parking lot, and $38,000 to be released when the Building Official is satisfied that the landscaping including the additional trees required by the City Forester has survived its first year. The applicant should be aware that, in addition to the surety noted above, additional surety may be required by Hennepin County specifically for the removal, installation or modification of curb cuts along West Broadway. C. SUGGESTED FINDINGS OF FACT The request is consistent with the requirements of Crystal City Code as described in Section B above, provided the recommended conditions are satisfied. D. RECOMMENDATION Staff recommends approval of Application 2001-7 for Conditional Use Permit and Site Plan Review on property zoned B-3 Auto -Oriented Commercial at 5241 West Broadway (P.I.D. 09-118-21-22-0048), 5269 West Broadway (P.I.D. 09-118-21-22-0041) and 5160 Douglas Drive North (P.I.D. 09-118-21-22-0053), subject to the following conditions: All three parcels shall be combined into a single parcel for zoning and tax purposes. The building permit shall not be issued until the property owner has signed the form requesting such a parcel combination. CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 7 2. The new curb & gutter being installed along part of the boundary with the Aamco property shall be installed so the face of the curb is no less than 5' from the property line as per our standard 5' setback requirement for parking lots. 3. The applicant shall submit a revised landscape plan showing, in addition to the landscaping currently proposed, trees to be installed along West Broadway and Douglas Drive of a type and quantity necessary to provide some buffering and shading of the property and adjacent sidewalks. The building permit shall not be issued until the new plan has been submitted to and approved by the City Forester. 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 June 19tH CONDITIONAL USE PERMIT & SITE PLAN REVIEW - DUNLO MOTORS (5241 WEST BROADWAY) 8 UDUWMAN 833 THIHO STREET SOUTH WEST, NEW BBIGHTON, MN 55112 651 631 0200 651 639 9 12 6 -21-01 Mr. John Sutter, City Planner City of Crystal, City Hall 4141 Douglas Drive North Crystal, MN 55422 Dear Mr. Sutter, We are proposing construction of a new building for Dunlo Motors, Inc. at 5241 West Broadway. The existing building will be removed and the new facility is planned to be set in the interior of the site, adjacent to the north property lines. We are also proposing to close the two existing driveways off of West Broadway and set a new driveway on West Broadway towards the middle of the property. This will require ARMCO to the south of the site to adjust their driveway so that it will be fully on their own property. Right now Dunlo Motors and AAMCO share a driveway off of West Broadway. Dunlo Motors will be doing the same use of operation as they currently are. They sell cars. Their existing facility has offices and a floor area to wash and clean cars. Due to growth in their business they have had to put carpet on the floor of the wash area to set desks for the sales staff. The new facility will have space for the wash area / detailing and sales staff. Currently Dunlo Motors has a fenced in area for cars that are brought onto the lot but need to be cleaned up before being put on display. They will continue to do this with a fenced area in the current location and an additional fenced area connected to the north side of the proposed building. We look forward to working with the City of Crystal on this project. Please call if you need additional information for the site plan review submittal. Sincerely, Brian Houwman 0 E info €houwman cam V,, F I www houwman cam A - i 64 6 ` v e t'*'hu ►jL0 NlC�E` S - - - 114 aK �I .57 'SANDWICH I N S- 4TH `�. 2140 ADD. °p V Off. I 92 �9 o top 01) ,� jb)�e r. 4�0 S ,, "•P ti S9L s �y J' r 2 WHIN ERY '- �b \1 �5e o spas h yok TERRACE ,� l9 kk ��S��F ` 3eoo SECOND � 17 Mzy s k ADD. t ssc.zb baa• �`3 ry 16�kk �r ,i fico 0 /3 /.44i 31,6124-47 ;. 23.1 • 7 a Z. V v v 133.2.2. 143.22 40 29 HAN N� 14CL W° J , _ ryy 13 br�1h�, -jo a 0— IX b UJ CL per o � V h s e3,�ryk v�\� / ti NAL.s©jv (•° o oa Q V Q 'e � O p 2 o; coo3 �a�a fi 5 ���o ry" D1 xo - 0 2'0�1 ND Z r6� A R S .91 Sssb'as w 1 O O • G �, �.°Qt \ h�p0 _S�� S8 ld • ¢0 228.15 ST N y� 133,12 /2 `2�, ?3 -�';'• ^o �• M � �•.�O 1 D� "' ,,p� 9 131. d �s w �132.GLEN �r' iLE 1 � �j z3,4i rz�rr �' l�2) V 0 1 "niJ N;uj A fi „3 LI LJ �34A. 'G .�1L4.A1 wI 1J4�� � ill r��J V 1 HIR D �SSo� C GLEN HAVEN \ MEMORIAL GAA© ]-.ART BRICY. BJILDIP6 u 0t EXIST. EXIST. JFl CONFIRM DO c 0 IM721.15 1-869A5 Cp CONSTAGAIN'ST. Cs GBI 12 W/12" RCP CL 3, COIIST. POST CONNECTION CABLE BARRIER AAMCO TRANSMISSION STORY BRICK BUILDING N0. 5231 END CURB & GUTTER PROPERTY L114E cl, 'lj ti_REMOVE EXIST. BIT., GRADE, REPLACE BASE & BIT. e+ 021 LEGEND EXISTING WATER MAIN -- �— -- •� - STORM SEWER SANITARY SEWER - ELECTRIC �`--+---E-- TELEPHONE •—�----� -- FENCE — �— — +--'- CONTOUR --------------e26 ----------- CURB PROPOSED WATER MAIN STORM SEWER }-- 12" RCP STORM SEWER a^ PVC SAN. S. SANITARY SEWER CONTOUR 973 CURB SILT FENCE . S[43. FENCE ............... SPOT ELEVATIONS xamm NOTE: BOUNDARY, TOPOGRAPHIC k AS—BUILT INFORMATION TAKEN FROM A SITE PLAN PREPARED BY LOT SURVEYS COMPANY, INC. DATED SEPTEMBER 27, 1997. C,; ,.rte.._::. 4. vlx }0� x L%I$'fNJ BITUN�'u�\ (}(F}C= � \�G 1.e i /P �.t� ,•n,0 \' RAT / �. Ab ,NqP . •..0 • p, pec! �\ a,y,'a' F.). a\.i a E%ti.Mc ��tMK,otis c�h+r}r6 -� ,/•.¢,�y V-) lb PROPOSED LICA S 01- 00,,i --..... F 6 ' A 1 4-A „ 30 SS.i j '..'.. �g " = P U T N A M TITLE: t _ ::: :' : __ _ _ ... - i 0 .5• 3� c, ;o CONSULTANTS U D NLO MOTORS, INC. ._..- —` LINL R.R. P.A. =—`m owE:r nrvwa,+ wo nu. � ow� I E 74 1 47 JO -LY LANE NORTH BROOKLYN PARK, MN 55428 PARKING LOT EXPANSION PLAN w dll1U6 Q 1996 PUTNAld CONSUL1A175, P.A. - PH (617) 425-1233 F}% (612) 425-2033 PRF,LI�NA-RY LAYOUT 6�.cmp. ,^xu w _ — DATE: November 25 1996 DES S.LL DAN " SHEET 1 OF 1 NEW BUILDING FOR: DUNLO ♦ MOTRRSinc CRYSTAL, MN SHEET INDEX: SITC TON N LA/OSLlML RAN u CLLVATlO1l5 A3 SITE INFORMATION: 43N PCT SROAD/NY !ST - - rV ♦K.IC NU1S NAI• CRYSTAL. MI S941t ON r OI' tl - IHS v" Ma T v4w w Q sm T LMI/IIW Tla'IMo mm. 0.4C b OaOiTls _ WTAL SITG A¢A . IOSJI6 SP. OCCUPANCY 6NG►, D OUILo rrm 1- TOTAL SWA1116 PODTARfT . 6,574 SF. TOTAL 1� ANLA . SO.WW Sl. 0.P!. TO NA PITO! SmMa GO 11®1 SPACG ARA . 16'= St. • w A TOTAL SIALPM6 S,T31 SP J•. i7Al OD ST.. - QTIG! . S . M STALLS ploµyE A `INK' P NRNR MNNiB1ANG! . SIS4 !l. /SOO St.. 4 STALLS oTK! STALL4495MRP= h STALLS vn11GLe I�ANe STC® CN MNCL STALLS N�OlINl9 • 4 RAILS M6iPG or MIDRIB TOTAL TAL STALLS � a STALLS AGCCOM C STALLS POW . I STALLS TOTAL STALLS 9110YN • IT4 STALLS TOTAL AClLS. STALLS SNd`M . 3 STALLS min . Lim Z 7, GLOP EMSTINS �T - XT 18'1 L014G121L STMT GLRS - WATGN MSTINS PATGN ASPHALT YT NbY GONGIQit 91LOM.LK TO TIG MIO GKf9TIM• - Y 4 I L A GCNGEI! P'AA' c G.RpO - MATGM E109TM• ►ATG/ AONMLT - SrLL.1 AIPAS DIY@I G.�S 5m6\ALK KTM WOXMIK FIATflt1IL4 NB'1 LONG. GUm � a/ITfl! POR ND'1 eR1�A+Ge - 11?AIR ewSTun »ALN AS r®m nF-IANDICAP SIGN ELEV. ARC MCF: 111vol11 11,112, i P- 833 ThiIA ST SW New Bnght00, MN SSI 12 1651) 631-0200 (f0 6399726 E-MAIL aIT11i1e @hoUwRlaI — BUI DUNG OWNER i LOCATION: gc= Y � w� 3 --, z �'� tl.� ❑�' �' Emn E. `4 GFhEMl CONT RACll1R THE BALNEY GROUP 2800 CAMPUS DR SLICE 30 PLYMOl7IH, MN 55441 (763) 5576911 FAX (763) 5577204 CITY SITE SUBMITTAL -21.01 Al JOBB 00319-00-03 DATE SIS -01 DRAWN MR CHECKED BH Al MAIN FLOOR ;1 SECOND FLOOR Glry e�w3N IN*C6RAL �iWS� iFFLi.ST IULL LOLOR TIWTED VIEW FROM WEST BROADWAY FROM SOUTri .rxsyr ra VIEW FROM WEST � �w-tom VIEW FROM NORTH ARamEc r: 833 Thud SReet 5W NOW W0,011. MN 55112 (651) 0310200 ((4 8348726 EMAIL aldutem@hatwmatl.mm ' WILDING OWNER LOCATION: J o ry ;LI �tq O ca GENERAL CONIR CM: THE BAINEY GROUP 2800 CANIPUS DR. SUITE 30 PLVWDIIIH. hN 55441 t76315576811 FAX (763) 5577204 CITY SITE SUBMITTAL 5-21-01 IEYL90tY mm JOB# 003180003 DATE 515-01 DRAWN MR CHECKED SH Fm FL LMIVL�(.inl-I IYV )-1r% I CRII'IL =)c.rt)=LUL)= 1m+ car+Mal rwe teonvllcAL rwe a1r. da n _ �� s _ j- f1 �% nawce ruse -A eanrw'e Y5%.*PACE 9FlRAOM6 rasa.n n.oR1rnA x1wACA ivowu. TA GY3►mATA TNIIA' n m 24 ca hSNB'�►1 LAtO9LAIIN6IRfi.11@@RS N MI L./kCIV-. e A WT AL~ VCST =61.A3 ORJVG •1B1 LAW9G!✓•E Ia�J m w.�E 11GefswGlW 'YRJNCLO[ MTM 1.AOD4:AR 9rer= TO HE SALT T0.eCViT. -ALL 9m9 Tb Ge WOW WTI VALLLYVIC/ 0.AfX. D1.4f010 6il111S OR BW VALDlT An'woVm vY AwcNmcr. -ALL PL.IJlTIlI6 OW9 TO NAV9 A 9' l ORM Or' 9IAmOm NAROROOD DAM A CC TRATt'9 WTti A VR-C'LIC6etT MW = I GGK de WTI TYrAM' . GRAM V W PPe P G .VO 9'�OR1N 1' �T" M W =1 AOMMMOATL ARCI HECf: 8337IVd Street SW New Br gnton, MN 55112 1651)631 2 00 (lax) 6399726 E-MAIL archnmLsC'la0wnwl.wm GENERAL CONTRACTOR: THE BAINEY GROUP 2800 CAMPUS DR SUTTE 30 PLYMOUTH, MN 55141 17631 5576911 FAX 17631557-7204 CITY SITE SUB,,uTT,A,L 5-21-01 {AtASCAPE M JOB# 00319-00-03 DATE 515-01 DRAWN MR CHECKED BH Ll BUILDING OWNER / LOCATION: CD ca N GENERAL CONTRACTOR: THE BAINEY GROUP 2800 CAMPUS DR SUTTE 30 PLYMOUTH, MN 55141 17631 5576911 FAX 17631557-7204 CITY SITE SUB,,uTT,A,L 5-21-01 {AtASCAPE M JOB# 00319-00-03 DATE 515-01 DRAWN MR CHECKED BH Ll M E M O R A N D U M DATE: June 8, 2001 TO: Planning Commission (June 11" meeting — Item #4) FROM:__ . <- ohn Sutter, Planner SUBJECT: Discussion Item: Possible Townhouse Development at 7221 32nd Avenue North proposed by ZB Companies ZB Companies has met with staff to discuss the potential for developing a townhouse project on the site of the single family home currently addressed as 7221 32nd Avenue North (P.I.D. ). The subject property is guided Medium Density Residential (5-12 units per acre) and is zoned R-3 Medium Density Residential. Townhomes are a conditional use in the R-3 District. For the purposes of this discussion, the site is assumed to include the easterly half of the existing Nevada Avenue right-of-way (proposed to be vacated as part of this project). For the purpose of calculating the number of units per gross acre, the gross land area is estimated to include the half of the 32nd Avenue right-of-way directly abutting the site. The attached sketch plan shows 15 townhouse units on a site with a gross land area of 65,339 sq. ft. (1.5 acres, or 10.0 units per gross acre). Taking away the abutting half of the 32nd Avenue right-of-way, the actual site area would be 58,854 sq. ft. (1.35 acres, or 11.1 units per acre on the site). Surrounding land uses are as follows: ❑ North (across 32nd Avenue): Two-family residential. ❑ East: Single-family residential. ❑ South (in the City of New Hope): Industrial. ❑ West (across the unimproved Nevada Avenue right-of-way): Industrial. Staff feels that this parcel is in a transitional area between the industrial uses to the south/west and the low density residential uses to the north/east. In general, this would make townhouses a good fit for the subject property. However, there are many details that would need to be resolved before a C.U.P. could be approved. These include screening and buffering for adjacent low density homes, adequate fire access, visitor parking, design, style and visual appeal of the proposed townhouse units, etc. Planning Commissioners are asked to review the attached sketch plan, discuss it, and provide comments to help guide the developer in considering whether they want to make a Conditional Use Permit application for the proposed development. 4 9 PLANS FOR., ZB COMPANIES - CRYSY�1L �ISI7E „�� �A A�s, c ,laY;r, PROJEC,- i - 2134 COMPUTER JIM WINNC - F734R SITE DATA SITE AREA — 7.35 ACRES NUMBER OF UNI IS — 15 DENS/ TY — 11. 1 UNI IS / A CRE EXISTING ZONING — R-3 PROPOSED ZONING — R-3 4 DE VEL OPER ZB COMPANIES 9101 Medley Circle Golden Valley, MN :?5427 PHONE 763 03-1324 FAX 763 593-1433 MAR-YLAND- 1 -'V -V NUS NOR -TR --- - Z5 C.^.MPgN/EB - CRYSTAL SITE m CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS (since last Planning Commission meeting on May 14, 2001) June 5, 2001: 1. APPROVED: Application 2001-4 for Preliminary Plat of Crystal Town Center. Application submitted by Paster Enterprises (applicant) and Bass Lake Road Retail Associates (property owner). 2. DENIED: Application 2001-5 for Comprehensive Plan Amendment to change the land use designation of 3148 Douglas Drive North (P.I.D. 21-118-21-32-0001) to Medium Density Residential. Application submitted by Al Stobbe Homes (applicant) and Stuart & Sandra Gale (property owner).