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2001.05.14 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY Crystal City Hall, 4141 Douglas Dr N May 14, 2001 Council Chambers 7:00 PM 1. Approval of Minutes from the April 9, 2001 meeting 2. Public Hearing: 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). 3. 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) from Low Density Residential to Medium Density Residential. Application submitted by Al Stobbe Homes (applicant) and Stuart & Sandra Gale (property owner). 4. Informal discussion and announcements. 5. Adjournment For additional information, contact John Sutter at 763-531-1142 F:1G ROU PS1CO M DEVLP%PLANNINGIPLANCOMM12001105-141agendasummary.doc April 9, 2001 CRYSTAL PLANNING COMMISSION MINUTES The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following present: Elsen, T. Graham, Kamp, Koss, Krueger, Magnuson, Nystrom, and Von Rueden. Also present were the following: Community Development Director Peters, Planner Sutter and Recording Secretary Van Krevelen. Staff did not hear from K. Graham. 1. Moved by Commissioner Nystrom and seconded by Commissioner Elsen to approve the minutes of the March 12, 2001 meeting, with no exceptions. Motion carried. 2. Public Hearing: Consider Application 2001-2 for Lot Division, including vacation of a portion of a street turn -around easement, a Variance from the minimum lot area requirement and a Variance from the minimum front yard setback requirement, to allow the creation of a second residential lot on an existing double frontage lot located at 6828 Corvallis Avenue North (P.I.D. 08-118-21-13-0041). Application submitted by Ronald & Janene Irwin (applicant and owner). Planner Sutter told the Planning Commission that this was a double frontage lot that originally would have been divisible had the city not taken a portion for a temporary cul-de- sac easement. A vacation of part of the easement and two variances would be needed in order to create a second lot. The owner had requested a variance for a 15' setback but staff is recommending 20'. Several residents spoke of their concerns before the Planning Commission. Keith Foslien, 6834 Corvallis Ave. N., was concerned about the joint driveway shared between his property and the subject property. He said people were out measuring it and said the Irwins told him they want to move the driveway two feet onto his property. He is disputing a new survey obtained by the Irwins that shows that the driveway that he originally thought was partially on his property is now totally on theirs. According to a 1991 survey that he has, it shows they own their part of the driveway and want to keep it. He is also interested in putting up a fence between the two properties. Planner Sutter told him this was a private matter not affected by the proposed lot division, and they should consider formalizing an agreement for a mutual easement between the two property owners. Lorraine Schoeneck-Bedman, 7025 46`x' Ave. N., questioned how they could make an extra lot there when her request was denied, and if they take part of the cul-de-sac where will residents turn around. She said that her lot was only 4' short and the city wouldn't even consider it and hers isn't on a cul-de-sac. She was been watching which variances have - 1 - been passed. She felt TIF is a scam to buy houses and destroy them. She also wondered how the city got the property (Memory Lane Pond) and was upset that taxpayer money was used to develop it. Planner Sutter explained that the cul-de-sac would not be affected by this, only the portion exceeding the 15' boulevard. The only physical change to the cul-de-sac would be the addition of the driveway. He also stated that the Memory Lane Pond property was bought and developed by a private developer and no city funds were used. Planner Sutter stated that hers was a corner lot so it was a different situation. Also her case did not involve a platted property where the city later took an additional easement. Lorraine Schoeneck-Bedman spoke again, saying she felt there wasn't enough footage for this division, lots size requirements have changed, and she questioned why citizens aren't making these decisions. Commissioner Magnuson told her that the city has public hearings all the time on land use issues. Larry Howieson, 6807 51" Place N, said he would like to see what the builder is proposing. He's concerned about the small size of the lot and what type of house would be put on it. Mike Avery, the builder interested in the proposed new lot, said it would be similar to the property they just built at 7116 33`d Ave N. They are interested in building a house with 1300-1400 sq. ft. in the upper level and 700 sq. ft. in the lower level. The house would be a 4 bedroom, 3 bathroom house with a price range around $200,000. Planner Sutter pointed out that the variance runs with the land, is not tied to a particular type of house, and therefore the builder would not be obligated to build a house based on the plans shown for 7116 33`d Ave. N. Gary Kauffman, 6821 51't Place N. said he abuts this property on the east, and asked if the Planning Commission vacated part of the easement would they still be short. He also felt decisions were being made based on what could be and not what actually was there. Chair Magnuson told him that yes, it would be still short. The standards are 7,500 sq. ft., but there are smaller lots in the city. Gary Kauffman questioned as to why they can't wait to see if the road goes through. He was also concerned about whether or not this property would be required to install curb and gutter. He also questioned whether a 30' setback from the street was code. His property is set back 35', so this would put the new property 5' in front of his property and others on the block. Planner Sutter said he would speak with the City Engineer, but the only reason they would -2- not require it is if there is street reconstruction planned for that area in the future. He also pointed out that properties have a lower street reconstruction assessment cost if they have existing curb and gutter in good condition. Planner Sutter also explained that the standard setback was changed from 35' to 30' many years ago, but the Planning Commission has the power to recommend to the council to add conditions to the variance, such as a setback of 35' from the straight part of the 51" Place right of way to make the new house consistent with the existing houses. Gary Kauffman stated that he is not in favor of this application, and requested that the Planning Commission deny it. Donald Stinson Jr, 6721 515` Place N., said that his variance request to expand to a two -car garage was denied. He also didn't feel that this is a hardship situation since the current owners bought the property when the easement was already in place. He stated he had received the first notice, but that the information had changed and he didn't receive the updated notice. He asked that residents be informed of anything going on. Planner Sutter stated that the only change was a staff recommendation for a lesser variance than that requested by the applicant. Kevin Hall, 6816 Corvallis Ave. N., said he has a small lot already and he feels like he would be getting squeezed. There's already been several new houses built in that area, and felt it would negatively affect the quality of life. Ruben Rocha, 6808 515` Place N., said he is against the lot division. He also felt there was no hardship because the property was bought with the easement, he could understand if it had been the original owner. He said that 5-6 years ago land was given back to him that had been originally taken. He also stated he didn't feel a $200,000 house could be sold there. Ellen O'Brien, 6802 51" Place N., is also against it. She feels it would be too close and also not a hardship. She questioned whether we would be going to smaller lots to build houses. No other persons appeared before the Commission. Moved by Commissioner Elsen and seconded by Commissioner Nystrom to close the public hearing. Motion carried. Planning Commission members discussed this issue. It was asked whether there would be any chance of taking more property off the first lot and were told there could be little adjustment because of the garage. It was stated that the hardship is indigenous to the land, not ownership of the property. A member brought up that houses to the east have 120' lot lines, this backyard won't be as deep. Chair Magnuson told Mike Avery that should this pass, she would not even consider any additional variances for any house built on this -3- property. When asked whether he could build a house with a setback increased to 35', Mike Avery stated that would not be a problem. Moved by Commissioner Elsen and seconded by Commissioner Kamp to recommend to the City Council to approve Application 2001-2 for Lot Division, including vacation of a portion of a street turn -around easement, a Variance from the minimum lot area requirement and a Variance from the minimum front yard setback requirement, subject to the new lot at 6827 515` Place being subject to a minimum front yard set back of 35 feet instead of the standard 30 feet, as measured from the straight, non cul-de-sac portion of its front lot line along 515` Place. Findings of Fact are as follows: ❑ Vacation of a portion of a street turn around easement, as described on the enclosed survey and proposed City Council resolution: The vacation of a portion of a certain street turn around easement, recorded as Document Number 646371 on December 22, 1960, is desirable for the orderly, economic and safe development of land within the City. Because the area to be vacated does not serve any current or potential public purpose and is not used or needed for street turn around purposes, the proposed vacation thereof will not adversely affect the public interest. ❑ Variance to reduce the minimum lot area requirement from 7,500 sq. ft. to 6,900 sq. ft. for 6827 51ST Place (to allow division of the existing parcel): The requested variance would be consistent with the unique circumstances of the subject property and the taking of a street turn around easement in 1960. This easement is the sole reason that the subject property cannot be divided into two lots without the variances. Furthermore, the easement language clearly supports the notion that the easement was intended to be a temporary measure to allow the creation of a cul-de-sac on 515` Place that would be removed if the street was extended west. If this were to occur, no variance would be needed. Strict application of the lot area requirement 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 not for the street turn around easement which was taken in 1960, the proposed lot at 6827 51" Place could be divided into two lots without a variance. The existing double frontage lot is contrary to the intent of the City's zoning and subdivision regulations and general planning principles. Absent other permanent limitations on this site, reasonable use of the property would be to divide the property into two lots, one with an existing house facing Corvallis Avenue and the other with space for construction of a new house facing 51St Place. "The plight of the landowner is due to circumstances unique to the property and not created by the property owner." The subject property was large enough for division into two lots until the City took the street turn around easement in 1960. The -4- hardship was therefore created by the City and not the property owner. "The variance, if granted, will not alter the essential character of the locality. 11 The division of the subject property into two single family lots would be more consistent with the characteristics of the surrounding neighborhood then its current configuration as a double frontage lot. ❑ Variance to reduce the minimum front yard setback from 30' to 20' as measured from the curved portions of the front lot line of 6827 51 s1 Place (to facilitate construction of a new house on the new lot): The requested variance would be consistent with the unique circumstances of the subject property and the taking of a street turn around easement in 1960. This easement is the sole reason that the front yard setback prevents a contemporary house from being built on the lot. Furthermore, the easement language clearly supports the notion that the easement was intended to be a temporary measure to allow the creation of a cul-de-sac on 51 st Place that would be removed if the street was extended west. If this were to occur, no variance would be needed. Strict application of the front yard setback requirement 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 not for the street turn around easement which was taken in 1960, the proposed lot at 6827 5151 Place could easily accommodate the construction of a new house. If the City approves the creation of the new lot, then reasonable use of that lot would be construction of a contemporary single family dwelling. A variance from the front yard setback is necessary for that to occur. The plight of the landowner is due to circumstances unique to the property and not created by the property owner. The proposed lot at 6827 515f Place would be large enough to easily accommodate construction of a new house except for the street turn around easement which the City took in 1960. The hardship was therefore created by the City and not the property owner. The variance, if granted, will not alter the essential character of the locality. The construction of a new single family house on the proposed lot would be consistent with the characteristics of the surrounding neighborhood. Even with the variance, the house on the subject property will still be subject to the same setback from the street centerline as the adjacent houses to the east. The existing houses east of the new lot are set back 35' from their front lot lines. To achieve consistency with the existing houses, as a condition of granting this variance the new lot at 6827 5151 Place shall be subject to a minimum front yard set back of 35 feet instead of the standard 30 feet, as measured from the straight, non cul-de-sac portion of its front lot line along 5151 Place. The variance to 20' will only be granted for the setback as measured from the curved segments of the front lot line which were created by the vacation of a portion of the street easement. Furthermore, the setback from these curved segments will still be 20' which will help ensure that any vehicles parked on the -5- driveway directly in front of the new house's garage will not be parking on the street easement. ❑ Lot Division, as described on the enclosed survey and proposed City Council resolution: Provided the vacation and variances described above are approved, the proposal would be consistent with the requirements for lot divisions in Crystal City Code. It would also provide an opportunity for construction of new housing of a type which is consistent with the City's Comprehensive Plan and redevelopment goals. Commissioner Koss left prior to the vote. Motion carried 4 — 3 with Elsen, T. Graham, Kamp, and Magnuson voting aye and Krueger, Nystrom and VonRueden voting nay. 3. Consider denial due to incompleteness of Application 2001-3 for Preliminary Plat of Crystal Town Center. Application submitted by Paster Enterprises and Bass Lake Road Retail Associates. Planner Sutter stated that this application was incomplete because this property needed to be re -platted and the applicant did not submit a preliminary plat showing what the property looks like now. If the council does not make a decision by April 20", the plats will be automatically approved. He recommended denying the application. Moved by Commissioner T. Graham and seconded by Commissioner VonRueden to recommend to the City Council to deny Application 2001-3 for Preliminary Plat. Findings of Fact are as follows: ❑ The Final Plat did not show a separate parcel for the portion of the property located outside the Tax Increment Financing district. This is a requirement of Hennepin County which oversees the administration of TIF districts. ❑ The Preliminary Plat submitted to our office is dated February 12, 1997 and cannot be considered by the Planning Commission and City Council for the following reasons: ■ Two parcels are not included on the Preliminary Plat but will need to be added because they are included on the Final Plat. ■ The preliminary plat dates from nearly four years ago, before improvements were made to the property. The preliminary plat must show the property as it exists at the present time, not as it existed before the shopping center was constructed. ■ The Preliminary Plat needs to show the separate parcel for portion of the property not included in the Tax Increment Financing district, to match the revised Final Plat. -6- Motion carried. 4. Discussion Item: Possible request for Conditional Use Permit to establish Automobile Repair - Minor in the B-3 Auto -Oriented Commercial District (Regal Car Wash site). Planner Sutter said this was a former auto detailing building. Timothy Buse is interested in renting it out, and per their discussion of what use he is proposing, this would be considered auto repair - minor which would be a conditional use on this site. There would be no outdoor storage of inoperable vehicles allowed on site. There is a curb cut along the west side that people use to cut through the property and exit into a residential area. Screening from the residential area would also be required on that side. Timothy Buse, 8108 Yates Ave. N., Brooklyn Park, spoke to the Planning Commission. He said even if they don't occupy the site, Regal will still be there. He recently watched 15 cars leaving Super America and cutting through the "back way". They would plan to use it as an exit only. If they do rent it out, they would be doing diagnostics repair, oil changes and brake jobs. There would be no out -of -vehicle transmissions and engines. There are 4 bays and they would have 3 technicians. Cars would be put into the bays and not left out overnight. Any -� cars left outside would be able to be driven and waiting to be picked up. Planner Sutter said that after looking at the ordinance, screening is required, and the curb cut has to go away. If the applicant submits an application, he will investigate why screening wasn't required before. Kurt Johnson, real estate broker, said Regal has no incentive to close the curb cut and questioned if the city would consider allowing them to keep it. They could use it as an entrance only and put a sign up saying Do not Exit. Planner Sutter reiterated that he didn't believe staff has the option of keeping the curb cut due to city ordinance. 5. Informational Item: Quarterly Development Status Report 6. Informal Discussion and Announcements. Planner Sutter said nothing has come in for May yet. Staff hopes to have the first draft of the new zoning ordinance and new zoning map by early summer. Community Development Director Peters told the Planning Commission that the city has hired Rebecca Brown as the new Code Enforcement Coordinator. He also mentioned that Kevitt has purchase agreements on two of the properties at Parkside Acres and building -7- permits on eight townhouse units plus the models. 7. Moved by Commissioner Elsen and seconded by Commissioner Nystrom to adjourn. The meeting adjourned at 9:35 p.m. Secretary Nystrom -8- Motion carried. Chair Magnuson M E M O R A N D U M DATE: May 7, 2001 TO: Planning Commission (May 14" meeting — Item #2) FROM: John Sutter, Planner and Redevelopment Coordinator SUBJECT: Public Hearing: 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). A. BACKGROUND The subject property includes the following twelve parcels which were redeveloped by the Economic Development Authority in the mid 1990s. ❑ 5640 West Broadway (P.I.D. 05-118-21-42-0070) ❑ 5626 West Broadway (P.I.D. 05-118-21-42-0006) ❑ 5600 West Broadway (P.I.D. 05-118-21-42-0068) ❑ 6624 56" Avenue North (P.I.D. 05-118-21-41-0007) ❑ 6616 56th Avenue North (P.I.D. 05-118-21-41-0006) ❑ 5624 Hampshire Avenue North (P.I.D. 05-118-21-41-0095) ❑ 5625 Hampshire Avenue North (P.I.D. 05-118-21-41-0005) ❑ 5631 Hampshire Avenue North (P.I.D. 05-118-21-41-0003) ❑ 5639 Hampshire Avenue North (P.I.D. 05-118-21=41-0002) ❑ 5647 Hampshire Avenue North (P.I.D. 05-118-21-41-0118) ❑ 5653 Hampshire Avenue North (P.I.D. 05-118-21-41-0117) ❑ 5659 Hampshire Avenue North (P.I.D. 05-118-21-41-0109) The redevelopment resulted in the construction of Crystal Town Center by Paster Enterprises. As part of the redevelopment, the twelve parcels were to have been replatted. The proposed plat would create three parcels: One includes an older commercial building on the northwesterly portion of the property, another includes the portion of the property not within the EDA's tax increment financing district, and the other includes the balance of the property. Paster Enterprises and Bass Lake Road Retail Associates have submitted a request for approval of a Preliminary Plat and Final Plat. City Code requires that the Planning Commission hold a public hearing on the Preliminary Plat before it and the final Plat are considered by the City Council. Notice of the Planning Commission's public hearing was mailed to all property owners within 350 feet of the subject property on April 27th and published in the Sun Post on May 2"d The following exhibits are attached: ❑ map showing the project location (including existing parcels included in the plat); o proposed resolution to be considered by the City Council; and o reduced (11" x 17") copies of the proposed Preliminary Plat and Final Plat. B. STAFF COMMENTS Staff has reviewed the proposed Preliminary Plat and found it to be consistent with existing conditions and the boundaries of the twelve existing parcels. The only issue which needs to be resolved is a small difference between the Preliminary Plat and the Final Plat adjacent to the intersection of Brentwood Avenue and Hampshire Avenue. The plat boundary on the Preliminary is slightly different from that shown on the Final; this will need to be resolved before the City Council considers the resolution approving the request. C. SUGGESTED FINDINGS OF FACT Provided the discrepancy in the plat boundary is corrected, the Preliminary Plat is consistent with the requirements of Crystal City Code. D. RECOMMENDATION Staff recommends approval of Application 2001-4 for Preliminary Plat of Crystal Town Center, subject to the following: o 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. 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 June 5'h CRYSTAL TOWN CENTER - PLAT APPROVAL 2 ' R. 2 / W 11 - '- lphom 16 ,. 0 0 3 g� 7" 66"9= 10 II^ 12_13 14 �In n p 1 _ ....... Zt4o. l Res........... to le.q � r � �� 17 j T�..�77 3''` T3' 73 1671 1, IITI y 13 12 I r,' 10 aril t. 71) 79 • d. d' S 4, 3_ I s,�►uo. sue o. No. 226 0 �5 y,) `Ilo) q!�°) , r Part Of Lot 6 u,M�� x'74 Iv 7 �4 1 r' a•: 07 sC LOVE ROALev AVE. Jre fe CLOVERDALE 3ER� 127.e7 l� tot. 15 r 7s R �72'�{5 u r 13 i 9 gr 14 81.4 4' .' d_ AU D. 478 S 9 217 CZ 3 2 RC1 SPILANE 7S r ADD. PA I! 74.51 2o4 10 ' II ., GARLOUGH a 5k ADD. 14 ' °' IST I ADD. 16 - 17 -I 20 MLE.— +90 40 ' 155.21 174 07 ,s Z > a�� G� `'? pll I G�p'� a" c, oo. p p5 I 03 r 4l3a,95 147 46 }' UJ JCC GENERAL MILLS n Qt I� o 4 W Q0' CRYSTAL QP? 6o P Llp�pl ADD. -,+ 2.1 Ldft 64% t sC LOVE ROALev AVE. Jre fe 7s rt5 H II 10, 9 d 7 6 N 9 d_ 7 v_ 6 S 4 3 2 3 7S - 17 ' s 10 ' II 12 13 14 ' IS 16 - 17 -I 20 � 6 Li to sC LOVE ROALev AVE. Jre J5 7s H II 10, 9 d 7 6 »IIs 10 9 d 6 5 4 3 7S - 17 ' s ^12 13 14 15 16' 17 Id' 19 20 57 th T„s a 75 H II 10, 9 d 7 6 75 2 13 _ 14 19 I d 17 ' �11 BRENTWOOD CITY OF CRYSTAL RESOLUTION NO. RESOLUTION APPROVING A PRELIMINARY AND FINAL PLAT OF CRYSTAL TOWN CENTER BE IT RESOLVED by the City Council of the City of Crystal, as follows: WHEREAS, the City of Crystal is a municipal corporation, organized and existing under the laws of the state of Minnesota; and WHEREAS, the City Council of the City of Crystal has adopted subdivision regulations for the orderly, economic and safe development of land within the City; and WHEREAS, Paster Enterprises and Bass Lake Road Retail Associates have submitted the Preliminary Plat and Final Plat of Crystal Town Center; and WHEREAS, the Planning Commission has considered the Preliminary Plat of Crystal Town Center and has recommended approval of the plat; and WHEREAS, the City Council finds that the Preliminary Plat and Final Plat of Crystal Town Center are in compliance with applicable rules and regulations of Crystal City Code. NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Crystal hereby approves the Preliminary Plat and Final Plat entitled Crystal Town Center, City of Crystal, Hennepin County, Minnesota. Adopted by the Crystal City Council this 5th day of June, 2001. ATTEST: Janet Lewis, City Clerk Peter E. Meintsma, Mayor 05/05/01 FAGROUPMOM DEVLP\PLANNINGWpplications12001\04(CrystalTownCenterPlat)\resolOon-platapproval-prelim&final.doc LEGEND S .... SANITARY SEWER ST ... STORM SEWER W .... WATERMAIN O .. . FIRE HYDRANT e .... WATER VALVE Q .... MANHOLE e .... CATCH BASIN .... POWERPOLE .... LIGHT POLE G .... UNDERGROUND Gly MAIN T .... UNDERGROUND TELEPHONE E .... UNDERGROUND ELECTRIC TV .... UNDERGROUND CABLE T.V. OU .... OVERHEAD UTILITY LINES e .... IRON MONUMENT FOUND 4,0 .... IRON PIPE MONUMENT SET ` .... EXISTING SPOT ELEVATION 1Ai .SOIL BORING ` .J.... DECIDUOUS TREE ®.... CONIFEROUS TREE �.... DENOTES TREE AMD BRUSH UNITS SIGN • .... STREET SIGN ule ells, N a+e Ines-, an seese, .lu-sel me — .ml.- P.m-- , eWa. 4, N. -s. e -e. beP•M 0 i 00, PRELIMINARY PLAT OF CRYSTAL TOWN CENTER e N W E S 40 0 40 80 120 GRAPHIC SCALE — FEET �'9'YB\ • 58 JB J9 \ 7. f \ et.BJ A. PROPoSED 1 R 5 dI EGRESS EASEMENTf'�� � sTa wrEs) 89'38'39"E \ it No 1 / 9QO, s7q� — �'-o+�E. _ f\ \\ • 9•r�l- rl v .� \ • �V��J,JI V 1 \ ao. \ s� L. - 584'38']9"E 2 I I I I I' -T .:J el \ •�� U.S. TELECOMMUNICATIONS UNICAnoNs � i 25 ILIN P R N 63 E —O LTACFETE clgl ' � � — MB9eM 'W O h BASS LAKE ROAD AA�� W ip COUNTY ROAD NO. 10 ( 58TH AVENUE NORTH) a 7-7r Tr ARL9. THEPROPERTY CONTAINS 240657 SQUARE FEET OR 5.52 ACRES. LOT 1 CONTAINS 37111 SQUARE FEET OR 0.85 ACRES. LOT 2CONTAINS 133683 SQUARE FEET OR 3,07 ACRES. LOT 3 CONTAINS 69853 SQUARE FEET OR 1.60 ACRES. _7614,1 THE PROPERTY IS ZONED ( 8-4 ) COMMUNITY COMMERCIAL .STRUCTUR4L S'E'TDs/CIYS.• STREET 22' SIDE 0' REAR 0' FLOOD za/vs As per Notional Flood Insurance Program Flood Insurance Rate Map Community Pone' No. 270156 0002 B the property its; in Zone C (Area of Minimal flooding). Said Rate Map has an effective dale of June 1, 1978. CJWTIF/C4Tf29, t hereby certify that this survey plan, or :.port was prepared by me or under my direct supervision and that I am o duly lice—ed Land Surveyor under the Lows of the state of Minnesota Signed the 31d day of April A.D.• 2001 Dennis M. Hunso Minnesoto License No. 22440 For Bolton & Work, Inc. Q�"" TOIV �MENK„ INC. CONSULTING ENGINEERS & LAND SURVEYORS 1515 EAST H,GHW4Y 13, BURNSA.LE, MN 55337 (512) 890-0309 OTHER OFFICES IN: MANKATO. MN • SLEEPY EYE, WN' • WILLMAR, MN a ARIES. A • FAIRMONT, MINI ` D AVENUE NORTH • I I \ SW W 15.9 1 't •,?� 4F I r I !i• 2 I I I I I' -T .:J el \ •�� U.S. TELECOMMUNICATIONS UNICAnoNs � i 25 ILIN P R N 63 E —O LTACFETE clgl ' � � — MB9eM 'W O h BASS LAKE ROAD AA�� W ip COUNTY ROAD NO. 10 ( 58TH AVENUE NORTH) a 7-7r Tr ARL9. THEPROPERTY CONTAINS 240657 SQUARE FEET OR 5.52 ACRES. LOT 1 CONTAINS 37111 SQUARE FEET OR 0.85 ACRES. LOT 2CONTAINS 133683 SQUARE FEET OR 3,07 ACRES. LOT 3 CONTAINS 69853 SQUARE FEET OR 1.60 ACRES. _7614,1 THE PROPERTY IS ZONED ( 8-4 ) COMMUNITY COMMERCIAL .STRUCTUR4L S'E'TDs/CIYS.• STREET 22' SIDE 0' REAR 0' FLOOD za/vs As per Notional Flood Insurance Program Flood Insurance Rate Map Community Pone' No. 270156 0002 B the property its; in Zone C (Area of Minimal flooding). Said Rate Map has an effective dale of June 1, 1978. CJWTIF/C4Tf29, t hereby certify that this survey plan, or :.port was prepared by me or under my direct supervision and that I am o duly lice—ed Land Surveyor under the Lows of the state of Minnesota Signed the 31d day of April A.D.• 2001 Dennis M. Hunso Minnesoto License No. 22440 For Bolton & Work, Inc. Q�"" TOIV �MENK„ INC. CONSULTING ENGINEERS & LAND SURVEYORS 1515 EAST H,GHW4Y 13, BURNSA.LE, MN 55337 (512) 890-0309 OTHER OFFICES IN: MANKATO. MN • SLEEPY EYE, WN' • WILLMAR, MN a ARIES. A • FAIRMONT, MINI =55'19'06" CRYSTAL yea R-2 1 0. � � 7 R=20.00 NOT TO SCALE �C1 216.11'39'W 216.11 Obi. 2.48 Chi- IS1i� \ - N89'38'39'W 218.59 CY/ QRLLoVA!'�S�/� (-JaB! IRMA. \ DETAIL A A IrIIT/-\L1� I I'�r,11 /I^I/1N I Nin 774. \ II"IL/I v I VV. Liv 31. ```•�� r-------------- 0-00 --------------- 108.50 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS / Nor TO SCALE 1■` SONG 10 FEET IN work. UNLESS OMERI SE INDICATED. AND ADJaaela RKNFr ar wiiv UN0. %`OwN ON i PLAT B L O C K LOT I \ I A N Irl/\^ A f,r\ITI/�n L. f-11 NL -/\-V nLI/ LJ1 1 1 11 LEGEND O 3/4 INCH IRON PIPE MONUMENT SET, MARKED By REG. NO. 22440 CZA. CRAPHCO SECURITIES ADDITION IANDCO LANDCO ADDITION KENSEY 'KENSEY MANOR' N 50 0 50 100 GRAPHIC SCALE - FEET W E TNR SOUTH LINE OF THE NORrNrASr QUARTER Of THE SOUTHEAST QUARTER OF SECTION s, TONNSHIF 118, RANGE 21, IS ASSUMED TO HAVE A BEARING OF N89 -38'39"M. S TAXPAYER SERVICES DEPARTMENT. HENNEPIN COUNTY, MINNESOTA I hereby certify that taxes payable in this plat. Dated this day of PATRICK H. O'CONNOR, Hennepin County Auditor By p LINE 14.00 FEET NORTH OF IJ� --- THE SOUTH UNE OF LOT 11 _ L 0 T � \ a,� it n/�li LL.v\.r\ \ 1 J J o I vl/\-i)T �vuvL�� Iv\IT1 \ S89'38'39"E 112.90 s SCALELIQ \ o� \ ----- LINE 14.00 FEET NORTH OF I THE SOUTH UOF H LINE OF NE LOT 10 0 \ 9n n I If\ NORTH LINE OF THE SOUTH 437.82 Zr_-------� \ —yl $ \ <r \ L 0 T \ I I r\I1 n^Ir\n I vL,Vl •d IJIVI v Ii--? I3 2 N IW21; ' \ 166.00 ________________! I v 30 L W\ I �o� by EDWARD J. PASTER and JACQUELINE S. PASTER. 00 wJ LEGEND O 3/4 INCH IRON PIPE MONUMENT SET, MARKED By REG. NO. 22440 CZA. CRAPHCO SECURITIES ADDITION IANDCO LANDCO ADDITION KENSEY 'KENSEY MANOR' N 50 0 50 100 GRAPHIC SCALE - FEET W E TNR SOUTH LINE OF THE NORrNrASr QUARTER Of THE SOUTHEAST QUARTER OF SECTION s, TONNSHIF 118, RANGE 21, IS ASSUMED TO HAVE A BEARING OF N89 -38'39"M. S TAXPAYER SERVICES DEPARTMENT. HENNEPIN COUNTY, MINNESOTA I hereby certify that taxes payable in this plat. Dated this day of PATRICK H. O'CONNOR, Hennepin County Auditor By p LINE 14.00 FEET NORTH OF IJ� --- THE SOUTH UNE OF LOT 11 _ Iz � \ 1 \ L_ I V...: a,� it n/�li LL.v\.r\ \ 1 J J o I vl/\-i)T �vuvL�� Iv\IT1 ri s SCALELIQ �I L o� y\ L.v�r\ I I \�d►w 0 I NORTH LINE OF THE SOUTH 437.82 Zr_-------� \ 4 $ \ <r I COUNTY OF ) in p0 " Ii--? I3 2 N IW21; ' \ 166.00 ________________! I v 30 L 0 T 3 I �o� by EDWARD J. PASTER and JACQUELINE S. PASTER. 00 wJ My 1 CENTER vr -\T1 / -\ I Fl FD. HENNEPIN COUNTY C.I.M. ////7���y�� •��.�y� Q V. Northeast Comer of the Southeast Quarter of Section S. Twp. 118. Rge. 21 2 - - I IVlrtl vVl \ Iz � \ 1 \ L_ I V...: a,� it n/�li LL.v\.r\ 41 FI i E 3 i- J o I vl/\-i)T �vuvL�� Iv\IT1 ri s SCALELIQ C> o� "rJ I \�d►w li—n Z 19 I NORTH LINE OF THE SOUTH 437.82 Zr_-------� FEET OF THE NE 1/4 OF SE 1/4 -- $ < r Iy� = I COUNTY OF ) in p0 " Ii--? I3 2 N IW21; ' -- ----------- 166.00 ________________! I v 30 L 0 T 3 I �o� by EDWARD J. PASTER and JACQUELINE S. PASTER. 00 wJ WN p h j JI.� I Notary Public ._- 3a L (-2J,V 0 I 30 389'38'39"E 195.98 I IVlrtl vVl \ Iz � \ 1 \ L_ I V...: il_ \ C> I i E 3 i- J o I vl/\-i)T �vuvL�� Iv\IT1 ri s SCALELIQ C> o� � EDWARD J. PASTER JACQUELINE S. PASTER \�d►w li—n Z 19 NE COR. LOT 12. az az Yz Zr_-------� o 0 10/1 z e, ' $ < r Iy� = Vl W N 7 COUNTY OF ) in p0 " Ii--? I3 2 N IW21; ' ��a1I I W The foregoing instrument was acknowledged before me this day of Zm I �o� by EDWARD J. PASTER and JACQUELINE S. PASTER. 00 COUNTY OF , STATE OF WN p h j JI.� V I WvO� Notary Public ._- 3a I CS I D "SOUTH 42 FEET z �-L=19.31 R=20.00 r' LINE 'A"-_. I SEE DETAIL B �. I hereby certify that I have surveyed and platted the property described on this plat as CRYSTAL TOWN N89'38'39'W -- (-2J,V 0 I 30 30 11A 11-1 Z:) I IVlrtl vVl \ I � J_ n ITLAF/1 /\fes \ C> I i E 3 i- I -F- vl/\-i)T �vuvL�� Iv\IT1 oo s SCALELIQ CENTERLINE BRENTWOOD AVE. I -J Z J - - �_ EDWARD J. PASTER JACQUELINE S. PASTER \�d►w �� NE COR. LOT 12. __1.. 0.00-,`rNI-of N Zr_-------� o 0 10/1 z e, ' $ <` I �_/ I 30 nw, 0„AEI �ia171Y 5 TH LINE OF LOT 2 --- ' -SE COR. LOT--------------- i VT h � D'_ L.IktIVI n ITLAF/1 /\fes A 1 Fr -n II , - n i E 3 i- rrvvv vl/\-i)T �vuvL�� Iv\IT1 oo Dennis M. Hansa, Land Surveyor CENTERLINE BRENTWOOD AVE. I -J Z J - - �_ EDWARD J. PASTER JACQUELINE S. PASTER \�d►w �� NE COR. LOT 12. zam N Zr_-------� o 0 10/1 z e, ' $ 3In I �_/ I Ci SU COUNTY OF ) tJ_ 6x. 00 ��a1I I oo KNOW ALL MEN BY THESE PRESENTS: That EDWARD J. PASTER and JACQUELINE S. PASTER, husband and wife, owners and proprietors of the following described property situated in the County of Hennepin. State of Minnesota to wit: Lot 1, Block 1, GRAPHCO SECURITIES ADDITION That port of the south 14 feet of Lot 10 and that part of Lot 11 lying north of the south 14 feet of said Lot 11, all in AUDITOR'S SUBDIVISION NUMBER 226, which lie westerly of GRAPHCO SECURITIES ADDITION. The north 149.82 feet of the south 437.82 feet of the west 166.00 feet of the Northwest Quarter of the Southeast Quarter of Section 5. Township 118, Range 21. Lot 1; that part of Lot 3 lying north of the south 9 feet of said Lot 3; and that part of Lot 2 lying northerly of o line described as beginning at the intersection of the west line of said Lot 2 with the north line of the south 9 feet of said Lot 2; thence easterly along said north line to its intersection ith o line drawn northeasterly from a point on the south line of said Lot 2 distant 19 feet westerly from the southeast corner of said Lot 2 to a point on the east line of said Lot 2 distant 19 feet northerly from said southeast comer, thence northeasterly along the lost described line to said point distant 19 feet northerly from the southeast corner of said Lot 2 and there terminating; oil in Block 1, KENS 1ST ADDITION. Lot 1, Block 1, LANDCO ADDITION. Lot 12, Block 5, except the south 35 feet. front and rear thereof, "KENSEY MANOR" Lot 2, Block 1, MIKE WILDER ADDITION Lot 1, Block 1, MIKE WILDER ADDITION Lot "A", "KENSEY MANOR." That part of the west half of vacated Hampshire Avenue, Formerly Forest Avenue, as dedicated in the plat of "KENSEY MANOR" lying between the westerly extensions of the north and south line of the south 35 feel of Lot 12, Block 5, in said plot. That port of vacated Hampshire Avenue, formerly Forest Avenue, as dedicated in the plot of "KENSEY MANOR" lying between the westerly extension of the north line of the south 35 feet of Lot 12, Block 5, in said plat and a line described as beginning at the northeast corner of said Lot 12; thence westerly along the straight portion of the north line of said Lot 12, and its extension a distance of 94.64 feet; thence northwesterly deflecting to the right 45 degrees 25 minutes 08 seconds to the westerly extension of the centerline of Brentwood Avenue, as dedicated in said plat and there terminating. That part of the west half of vacated Hampshire Avenue, formerly Forest Avenue, as dedicated in the plat of "KENSEY MANOR" lying between the north line of the south 42 feel of the Northeast Quarter of the Southeast Quarter of Section 5, Township 118, Range 21, and the westerly extension of the north line of Lot 13, Block 5, in said plat. Havt caused the some to be surveyed and platted as CRYSTAL TOWN CENTER and do hereby donate and dedicate to the public for public use forever for public right of may the street as shown an this plat the easements for drainage and utility purposes as shown on this plat. °y\ SEE DETAIL A nw, 0„AEI �ia171Y 5 TH LINE OF LOT 2 --- ' -SE COR. LOT--------------- _2 rA Z.- I.nir\� i )v A In O O o r; witness whereof said EDWARD J. PASTER and JACQUELINE S. PASTER, husband and wife, have hereunto Get their hands this day of i E 3 i- oo Dennis M. Hansa, Land Surveyor I -J Z J - - �_ EDWARD J. PASTER JACQUELINE S. PASTER ad STATE OF MINNESOTA �a N o 0 10/1 z e, ' The foregoing instrument was acknowledged before me this day of STATE OF ) 1 EXCEPTION n ------ 00 W N COUNTY OF ) Y � Y ��a1I I oo The foregoing instrument was acknowledged before me this day of Zm Z W I by EDWARD J. PASTER and JACQUELINE S. PASTER. Sri rJl COUNTY OF , STATE OF in0 00 WN ' CRYSTAL, MINNESOTA Notary Public ^ NORTH LINE OF THE11 0 COUNTY OF , STATE OF My Commission Expires: "SOUTH 42 FEET m r' LINE 'A"-_. I SEE DETAIL B n I hereby certify that I have surveyed and platted the property described on this plat as CRYSTAL TOWN °y\ SEE DETAIL A nw, 0„AEI �ia171Y 5 TH LINE OF LOT 2 --- ' -SE COR. LOT--------------- _2 rA Z.- I.nir\� i )v A \.vvly l I I-\V/AVrniw 1=wv� wvi� F1 I SOUTH LINE OF THE NORTHEAST QUARTER OF THE Dennis M. Hansa, Land Surveyor SOUTHEAST QUARTER OF SECTION 5, TWP. 118. RGE. 21— SURVEY DIVISION, HENNEPIN COUNTY, MINNESOTA .and prior years have been paid for land described on Pursuant to Minn, Slot, Sec. 3838.565 (1969), this plot has been approved this_day of . 20— Gary F. Caswell, Hennepin County Surveyor By BOLTON & MENK, INC. 4\ CONSULTING ENGINEERS h LAND SURVEYORS Deputy REGISTRAR OF TITLES. HENNEPIN COUNTY, MINNESOTA I hereby certify that the within plat of CRYSTAL TOWN CENTER as filed for record in this office this day of 20 —, at o'clocl, _ __M. Michael H. Cunniff, Registrar of Titles k!D By Deputy CENTER, that this plot Is a correct representation of sold survey; that all distances are correctly shown on said plat in feet and hundredths of a foot; that all monuments have been correctly placed in the ground as shown on said plat; that the outside boundary lines are correctly designated on said plat; and that there are no wetlands as defined in MS 505.02, Subd. 1, to be designated on said plat. Dennis M. Hansa, Land Surveyor Minnesota License No. 22440 STATE OF MINNESOTA / COUNTY OF DAKOTA z FI U The foregoing instrument was acknowledged before me this day of by FN Dennis M. Honso. Land Surveyor, Minnesota License No. 22440. SOI ��a1I I o w Notary Public COUNTY OF , STATE OF My Commission Expires: x 0Io CRYSTAL, MINNESOTA r z� This plot of CRYSTAL TOWN CENTER, was approved and accepted by the City Council of Crystal, Minnesota, at o regular meeting thereof held this day of 20— If applicable, the written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer hove been received by the City or the prescribed 30 day period hos elapsed without receipt of such comments and recommendations, as provided by Minn. Statutes, Section 505.03, Subd. 2. CITY COUNCIL OF CRYSTAL. MINNESOTA , Mayar Clerk M E M O R A N D U M DATE: May 7, 2001 TO: Planning Commission (May 14th meeting — Item #3) FROM:*'John Sutter, Planner and Redevelopment Coordinator SUBJECT: 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). A. BACKGROUND The subject property is located at 3148 Douglas Drive North (P.I.D. 21-118-21-32- 0001). Its dimensions are 134.65' north -south and 605.5' east -west, for a total area of 81,531 sq. ft. or 1.87 acres. The westerly 130' is guided Neighborhood Commercial. The easterly 475.5' is guided Low Density Residential. The property is vacant. Staff has received numerous inquiries from the public regarding the potential for residential development on the property. In response to these inquiries, in March 2001 staff prepared a memo to the property file which described potential residential development scenarios assuming the land use designation and zoning of the commercial portion were changed to match that of the residential portion. The scenarios show the potential for up to 9 detached single family homes or, with approval of a Planned Unit Development, up to 11 townhomes. Al Stobbe Homes and Stuart & Sandra Gale have submitted an application for a Comprehensive Plan Amendment to change the land use designation for the subject property to allow construction of 20 townhome units. This would require changing the land use designation to Medium Density Residential. If this application were approved, subsequent applications would need to be submitted to rezone the property for a Planned Unit Development which would include the specific site plans and development details. State law requires that the Planning Commission hold a public hearing on the Comprehensive Plan Amendment before it is considered by the City Council. Notice of the Planning Commission's public hearing was mailed to all property owners within 350 feet of the subject property on April 27th and published in the Sun Post on May 2�d The following exhibits are attached: - ❑ map showing the location of the subject property; ❑ staffs property file memo; ❑ map showing future land use as shown in the current comprehensive plan; ❑ map showing future land use if the requested change were to be approved; ❑ letter from the applicant; and ❑ photo, floor plan and rough site plan submitted by the applicant. B. COMPREHENSIVE PLAN Under the previous Comprehensive Plan, the future land use designation of the subject property was Parks & Open space. However, its zoning was (and still is) R-1 Single Family Residential except for the westerly 130' which was/is zoned B-4 Community Commercial. Under the current Comprehensive Plan, adopted on October 3, 2000, the future land use designations generally reflect the zoning, with the west 130' guided for Neighborhood Commercial and the east 475.5' guided for Low Density Residential. The Comprehensive Plan shows a mixture of future land uses in the area near the property. These uses include Low Density Residential, High Density Residential, Neighborhood Commercial and Parks & Conservation. However, the only properties y directly abutting the subject property are guided for Low Density Residential or Parks & Conservation. No property guided for Medium or High Density Residential directly abuts the subject property. The properties guided for High Density Residential are located across 32"d Avenue or across Douglas Drive from the subject property. The basic issue appears to be whether Low Density Residential (LDR) or Medium Density Residential (MDR) is the appropriate future land use for the subject property. The Comprehensive Plan describes them as follows: Low Density Residential (LDR). Low-density residential correlates with the City's established single-family residential neighborhoods which comprise 47% of the City. Within these areas, neighborhood improvements and housing maintenance are intended to achieve neighborhood conservation objectives. Though there is very little vacant LDR land available, the full range of single-family housing (detached and attached) is intended to be accommodated at five or less units per gross acre. Attached single-family housing is especially appropriate at neighborhood edges (adjacent to nonresidential uses or a major street) where infill potential exists. Selective redevelopment is also viewed as appropriate to improve neighborhood quality and character. Whether infill or redevelopment, projects are intended to: 1) be relatively small, 2) be compatible in design with the established neighborhood, 3) increase the ratio of owner occupied housing, and 4) fill unique market niches (e.g. seniors cottages). 3148 DOUGLAS - COMPREHENSIVE PLAN AMENDMENT 2 Medium Density Residential (MDR). These are primarily transitional areas where a mid -density gradient in housing intensity from high to low density is appropriate and desirable to optimize land use compatibility. These primarily correlate with existing MDR developments and redevelopment areas. Housing types are generally single family attached units that are designed like townhome or garden apartments that fit into a single-family neighborhood character. Medium density housing is intended to have a density of five to 12 units per gross acre. C. STAFF COMMENTS Staff is not aware of any changes occurring in the areas adjacent to the subject property which would justify increasing the allowable density above that which was approved under the Comprehensive Plan adopted in October 2000. The present LDR designation is appropriate for and consistent with the character of the abutting properties and the neighborhood to the east. Furthermore, the Comprehensive Plan does not prohibit attached housing such as townhomes in Low Density Residential areas. The plan states that LDR is intended to accommodate attached housing such as townhomes provided it does not exceed five units per acre. In 2000, the City Council approved Planned Unit Developments for 8 townhouse units at Memory Lane Estates and 40 townhouse units at Parkside Acres. Both of these are guided LDR and both developments do not exceed the 5 units/acre maximum. In general, public streets provide a better boundary between different intensities of land use than do lot lines. Furthermore, if the request were approved, the east half of the new MDR area would extend east of Colorado Avenue - the HDR/LDR border north of 32nd Avenue — meaning that there would now be a narrow MDR development protruding into a purely low density area. This conflicts with the Plan's requirement that MDR provide a "mid -density gradient in housing intensity from high to low density." For these reasons, staff opinion is that guiding the subject property for MDR would be inconsistent with Comprehensive Plan. It should be noted that staff would likely recommend changing the zoning and future land use designation for the commercially guided part of the property to make it consistent with the Low Density Residential / Single Family status of the remainder of the property. D. SUGGESTED FINDINGS OF FACT Medium Density Residential land use on the subject property would be inconsistent with the Comprehensive Plan because: ❑ The only abutting properties are guided Low Density Residential or Parks & Conservation. 3148 DOUGLAS — COMPREHENSIVE PLAN AMENDMENT 3 ❑ 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. E. RECOMMENDATION Staff recommends denial of 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. 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 June 5th 3148 DOUGLAS - COMPREHENSIVE PLAN AMENDMENT 4 1 ?.V //\\ - 4 -1351 ruff CGJ104.5 1 13 JA s, 3?� 1 1111, 31 A AV'E/so.at ! r► g RAY J. 1-1 (M 4 a 3ti 713 141144 F RS ~ 2 ADWA: dx9•ec N Zoo �,� a 133 9 N C �: ` p w ;1► a z9 ACRES �. 1-33.91 1131t a 17 ;� 4 V .` 4. x ., a 1 �10 27. i ••• _.4 ND Z A D D. a a4 � w J R (, ,1S) (44 of) � - 2 'Sr. A~. lit4� • W1140 S , 4 ^ Srl!'4fyl !so W '� ` 4 ?. 1 21 SI FXC ANC" x 210 10 I; ~�.J .4SO� 1 � q. 3 M1 to 9:34.34 - CGJ104.5 1 13 JA s, 3?� 1 1111, 31 A AV'E/so.at '134.6! N r► s la o 4 I 3ti 713 141144 r v dx9•ec N Zoo �,� 4 O X Z ` p w ;1► 3 z9 ACRES �. ,.. 17 d N 16 4. x ., a 1 �10 27. i ••• _.4 ND Z A D D. an J © S W ' ° ' 2 15 6 t �\ ,mo- 1 ppa 4 5 a, y i J Ul v o 4O "4 3 1 s r Ig e 7 in 1 ` (V N \ 134. N s X13 v x.00. ul . _ d7 T'0 3" D o IYW.90 fsl.t9 I sq (j rnr.� e s 2�' N /.7 ry Q 3 4•40- AWdo$ L H• �~ r' 7 Fl�c9l pT. l.Atf dJt.2 1 W LOT • W1140 S , 4 ^ Srl!'4fyl !so W '� ` 4 ?. 1 21 SI FXC ANC" x 210 10 I; ~�.J .4SO� 1 � s� 01490) N� LOT (!rte) ;c' q. 3 M1 to 9:34.34 - CGJ104.5 473-c s 3?� 1 1111, 31 A AV'E/so.at '134.6! N s� 01490) N� LOT (!rte) ;c' Community Development Department City of Crystal 4141 Douglas Drive North Crystal MN 55422 voice: 763-531-1000 facsimile: 763-531-1188 internet: www.ci.crystal.mn.us To: PROPERTY FILE — 3148 Douglas Drive North (PID #21-118-21-32-0001) From: John Sutter, Planner and Redevelopment Coordinator Date: March 19, 2001 Subject: Number of Residential Units Potentially Permitted The subject property is 134.65'x 605.5' and encompasses 81,531 sq. ft. or approximately 1.87 acres. The property is guided and zoned for residential use except for the west 130' which is guided and zoned for commercial use. The following is a summary of the current designations for the property: Comprehensive Plan Zoning Ordinance Maximum Density: (for the easterly 475.5') Low Density Residential R-1 Single Family Residential 5 housing units per gross acre (for the westerly 130') Neighborhood Commercial B-4 Community Commercial not applicable The following scenarios assume that the City Council would approve a Comprehensive Plan amendment and a Rezoning Ordinance so that the area presently guided and zoned for commercial uses would be changed to match the rest of the parcel. The following scenarios also assume that as part of the platting of the property, the following right-of- way dedications would be required: ❑ 7' adjacent to Douglas Drive (for Hennepin County); and ❑ 20' adjacent to Brunswick Avenue North (for the City of Crystal). * IMPORTANT NOTE * The scenarios enclosed are just that — scenarios — and have not been reviewed by the Planning _.Commission or City Council. City staff does not know how the Planning Commission or City Council could react to any proposed development for this property. \\CY_FS1\SYS\GROUPS\CONIDEVLP\PLAN NING\Genera l\CORRESPOVetter-douglas-3148-devalopme ntscenarios-1.doc 03/19/01 Scenario 1: Single Family Residential Based on the minimum lot frontage, the maximum number of single family lots would be 9. 605.5' current frontage on 32nd - 7.0' dedication required for Douglas Drive right-of-way - 20.0' dedication required for Brunswick Avenue right-of-way 578.5' balance of frontage on 32nd Avenue 60.0' minimum lot width 578.5' divided by 60'= 9.64 lots Setbacks: ❑ min. 30' front ❑ min. 30' rear ❑ min. 5' side, except for along Douglas (min. 15') and Brunswick (min. 10') Scenario 2: Townhouses (Please note that, under the present Comprehensive Plan designation, this scenario could only occur if the City Council rezoned the property to allow townhouses as a Planned Unit Development. This would have to include platting as well.) Based on maximum density, the maximum number of townhouse units would be 11. 1.87 acres area of parcel + 0.42 acres south half of abutting 32" d Avenue right-of-way = 2.29 acres gross acreage 2.29 x 5 units per gross acre = 11.45 units possible Setbacks: ❑ min. 30' from 32nd, Douglas and Brunswick ❑ min. of the building height from the south property line \\CY_FS1\SYS\GROUPS\CONIDEVLP\PL4NNI NG\General\CORRESPO\letter-douglas-314Meve!opmentscenarios-1.doc 03/19;01 ��((�� r•, y 1141 RAY J.I.,S' FIRS 2 ADRx - 13i.y2 C r .44 v III.Qt ES -, I!t dV a ` 4 'f" v 7-3 w Jbi'3�.tS /►9•eL N N Oti z ? > d. r a' 17 0 'D. I I . 13+J! q 2T. 11 r (,ttJ i (41 /f) (44 Of) 7 FUTURE LAND USE AS wj___ ' 14, SHOWN IN THE CURRENT A #-,- COMPREHENSIVE PLAN: /l 44 s LDR Low Density Residential �R �+�►Q : MDR Medium Density Residential 44 aI1ft—t HDR High Density Residential ACRES ` T Nf) ADD.NC Neighborhood Commercial R a P&C Parks & Conservation 5 A a LCA— 4 : G 10 - 3 K3h �• ,- G �� �z_ U C7. [RAVE, 1RLEn 5 Np 'C LI� C17 -Y AF o9mrAL y >a 1 w �V • Joe C,4Lin e�-�— ptc LOT 25 a o/ 'f55. Pic LOT ...... 1301.1.... .. 7v�� UL MT s •: W ��o- �p3 n`, R Ui Lo 13 NCS 0 ti ` HD w "ft -T s ' ' Z 9� LDD N /so ' it�1 e0 '41 w tt �0 v 17 $7D 10 t:y.aq K v 40 2\1 `30 14 Cr 991 �9:4• 0 .:i 'Z� tic �. :H (41 /f) (44 Of) 7 FUTURE LAND USE AS wj___ ' 14, SHOWN IN THE CURRENT A #-,- COMPREHENSIVE PLAN: /l 44 s LDR Low Density Residential �R �+�►Q : MDR Medium Density Residential 44 aI1ft—t HDR High Density Residential ACRES ` T Nf) ADD.NC Neighborhood Commercial R a P&C Parks & Conservation 5 A a LCA— 4 : G 10 - 3 K3h �• ,- G �� �z_ U C7. [RAVE, 1RLEn 5 Np 'C LI� C17 -Y AF o9mrAL y >a 1 w �V • Joe C,4Lin e�-�— ptc LOT 25 a o/ 'f55. Pic LOT ...... 1301.1.... .. 7v�� JLrim Ui Lo NCS 0 ti ` HD w ' ed W I Sfir M W at at rIf�MY1 '� N /so ' it�1 e0 '41 w tt ?� ��� FWC ACH`$ I LDR', .• 31 x 10 (0 I�5 71.75 71G."T3 lif 1 "!O � h �/� n � P=^ �� SQA►' ( x, 11 W -rof 11.7s 04.6 31st AVEA 134.bs N X -r1 (41 /f) (44 Of) 7 FUTURE LAND USE AS wj___ ' 14, SHOWN IN THE CURRENT A #-,- COMPREHENSIVE PLAN: /l 44 s LDR Low Density Residential �R �+�►Q : MDR Medium Density Residential 44 aI1ft—t HDR High Density Residential ACRES ` T Nf) ADD.NC Neighborhood Commercial R a P&C Parks & Conservation 5 A a LCA— 4 : G 10 - 3 K3h �• ,- G �� �z_ U C7. [RAVE, 1RLEn 5 Np 'C LI� C17 -Y AF o9mrAL y >a 1 w �V • Joe C,4Lin e�-�— ptc LOT 25 a o/ 'f55. Pic LOT ...... 1301.1.... .. 7v�� y N a 'O 73 W U4T 7TF.;g .of) ~ � HDR' .r w Wi l \NC , MCI ACMES 1 w (14 31 « 210 `+I fte _ G I ti zt U _ FUTURE LAND USE IF JI, �Jr 0.1. THE REQUESTED CHANGE J. 11 71.75 7�I -RAY NlliassA LDR Low Density Residential A � i� FIBS 2 AM! \�i � �� ` � , •1 i li3.g1 �)�1t + HDR High Density Residential ' j G " 164.5 It NC Neighborhood Commercial «1'� � P&C Parks & Conservation 19 t'T' — r J ESj* s �,.f,►_' - Z T� r�- ��R�P Ftt j& f.ES .' Lia . a r IIQ e4 Lo t °L _. 14$0 $ t 4 I rt „ 17 00'P Q c I I6 (�Q S M: tad m Vi 1 )! 8 �?±► "� \`!./1c. e ,, 5 C`r 131 JfI �. T•_ i Z UJ r 7 „� 1 t y POQ.w 4v H I'N • , � �e jr 13 _ �• CITY Q� CRYSTAL raa—,� 171.a9 I op, 3 Oil -i LOFT • 1z_ 1 KNC I �P a 317 uy.39 ., LO 49 JL 6 gl1Yf sit74.2 Il4.If 4',19.91 4 70 no. r VV. e .s W I S 4 irtl, � M �2t W 0\1r ,1 y N a 'O 73 W U4T 7TF.;g .of) ~ � HDR' .r w Wi l \NC , MCI ACMES 1 w (14 31 « 210 `+I fte _ G I ti 12 �74°°) R 4e 1 If)(��af)� FUTURE LAND USE IF y a Aftf ►on THE REQUESTED CHANGE / 11 71.75 0 71.12 I;f.3 LDR Low Density Residential !Ir � i� _ 1�3 iTr4 \�i � �� ` � , •1 i �Z 4 )ol, sr HDR High Density Residential ' ACHES " 164.5 It NC Neighborhood Commercial 31$t AVE.�15.� P&C Parks & Conservation t'T' — 12 �74°°) R 4e 1 If)(��af)� FUTURE LAND USE IF THE REQUESTED CHANGE I)/ 41 "v !. WERE TO BE APPROVED: r A4#- I . LDR Low Density Residential E MDR Medium Density Residential �S C .0, ;,B, ' tfrll4 T➢ sr HDR High Density Residential ' ACHES " NC Neighborhood Commercial N�7z ADD. R P&C Parks & Conservation t'T' — 4 �,.f,►_' - Z T� r�- Ftt j& f.ES .' A° n—ND UD.z (RAVE z LDR' 4' 8 �?±► "� \`!./1c. e 5 C`r 131 JfI �. T•_ i Z L se H I'N • , �e jr _ �• CITY Q� CRYSTAL op, 3 Oil -i LOFT 2� SIJ L". lOi (,err j 299.53 if -v-7 Y-7 Y r_ 0 O'k zA T A h, 1 —T1YN s33_Itt �_ � I"' x t� Stobbe HOMES D John Sutter City of Crystal 4141 Douglas Drive North Crystal, Minnesota 55422 2373 Cherrywood Road • Minnetonka, MN 55305 • (612) 546-5685 FAX: (612) 546-9296 April 22, 2001 Re: Comprehensive Plan Amendment for the property at 3148 Douglas Drive North, Crystal. There is a rising demand for affordable housing. Demand is high particularly for starter homes that are in short supply, and are getting pricier. Just a couple of years ago it was not that difficult to find a starter home for a decent price. While rising prices are a boon to homeowners, many buyers are getting pushed out of the market making it harder for many people to afford housing. Even building a new home is no guarantee of greater affordability, because rising land costs, and labor costs have pushed the prices of new homes beyond the reach of many buyers. This particular piece of property needs to have an additional sewer and water main run in the street. The existing storm sewer is blocking the property's service to the existing sewer and water main in the street. This property will have other additional costs in regard to soil correction. Our proposal is for 20 -unit townhouses to help make these units more affordable to a wide variety of buyers. The garages will be rear -entry for better curb appeal from the front view. Please feel free to contact us, at #952-546-5685, if you have any further questions. We look forward to working with the city to help meet the rising demand for affordable housing. Sincere , -'Alvin G. Stobbe President Al Stobbe Homes, Inc. Builders License #0005523 City of Crystal: This is the proposed layout for the townhouses on the property at Douglas Avenue North. We plan on making the units slightly wider than this. The inner units will have a different floor plan layout upstairs. Al Stobbe Al Stobbe Homes, Inc. #952-546-5685 First Floor Second Floor t .DauGt-AS p� 32 N D ' Iq VE Iwo SITE PLRki 4c AW. CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS (since last Planning Commission meeting on April 9, 2001) April 17, 2001: 1. APPROVED: Application 2001-2 for Lot Division, including Vacation of a portion of a street turn -around easement, a Variance from the minimum lot area requirement and a Variance from the minimum front yard setback requirement, to allow the creation of a second residential lot on an existing double frontage lot located at 6828 Corvallis Avenue North (P.I.D. 08-118-21-13-0041). Application submitted by Ronald & Janene Irwin (applicant and property owner). 2. DENIED: Application 2001-3 for Preliminary Plat of Crystal Town Center. Application submitted by Paster Enterprises (applicant) and Bass Lake Road Retail Associates (property owner).