2000.10.09 PC Work Session & Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
October 9, 2000
* Work Session *
1. Discuss Development Code Revisions.
2. Adjournment.
* Regular Meeting *
7:00 PM
1. Approval of Minutes from the September 11, 2000 Meeting.
2. Discussion Item: Proposed auto body and used car sales operation at 5160 West
Broadway (presently Automotive Concepts).
3. Informal discussion and announcements.
4. Adjournment.
• For additional information, contact John Sutter at 531-1142 •
G:\PLANNING\PLANCOM M\2000\10-09\agendasummary.doc
MEMORANDUM
TO: Crystal Planning Commission
FROM: Patrick Petersunity Development Director
t
DATE: September 8, 2000
SUBJECT: Discussion of Proposed Modifications to Development Code Provisions
I would like to spend some time Monday night brainstorming some ideas about potential
changes to the City's Zoning Ordinance, Sign Ordinance and specific site development
provisions of the Site and Building Plan Review Ordinance (e.g., architectural standards
and minimum landscaping requirements). The City's Zoning Ordinance was originally
adopted almost 25 years ago, and staff suggests that it may not provide for the protection
of the community's health, safety and general welfare today as it did in 1976. As such, it
is time to revisit its relationship to the City's updated Comprehensive Plan and other
development -related ordinances.
In preparation for this portion of the meeting I would ask that each of you jot down some
of the ordinance -related issues that have arisen during your tenure on the Commission so
that we can get these on the floor for discussion. Our goal will be to identify problems or
shortcomings with our ordinances and to propose changes that respond to contemporary
issues. For example:
• Is there a need or desire to reduce the number or modify the type of residential zoning
district designations within the city?
• Can the current ordinance effectively accommodate mixed-use development or
redevelopment?
• Does the current ordinance appropriately and effectively regulate commercial and
industrial uses?
• Is it important to formalize more stringent landscaping and architectural standards?
You also may wish to review the attached excerpt from the Crystal Comprehensive Plan
that articulates the community goals and vision. My hope is that the efforts we all put
forth on this will result in ordinances that complement each other and support the
community vision of a safe and healthy city.
\\CY FSI\SYS\GROUPS\CONIDEVLP\PLANTIING\PLANCOMNI\2000\OrdinanceUpdate_PCMemo_090800.doc
- E. COMMUNITY VISION
1. Community Visioning Session
A community vision session was held on March 26, 1998. Residents, business owners, City
Council, Planning Commission, Park Board, EDA Advisory Commission and Environmental
Commission members were invited to attend. Approximately 60 participants were involved in
the vision exercises that were used as basis for the Crystal's vision and goals for the next 20
years. The results of the meeting are summarized in the following pages. As presented at the
beginning of the plan, the vision statement "The Crystal Vision - 2020" represents what residents
want their community to become.
The community vision session was structured to encourage discussion from residents during
three exercises. Those attending participated in small group discussions ranging in size from five
to eight persons each. All groups were provided with a general discussion guide to help focus
the discussions on the same topics. Table reports were presented verbally in open forum to
identify similarities and differences of opinion.
The first exercise posed the question, "What is this Place?" That is, which characteristics define
Crystal? What makes Crystal "Crystal"? Responses are as follows:
•
Population is diversifying in ethnicity
•
Hometown — Where I grew up
•
Long-term residents — 30 years +
•
Transitional community — people move out as income grows
•
Close to downtown
•
Strategically located — easy commute
•
Quiet community
•
Safe community
•
Clean and people care for homes
•
Warm and friendly feeling
•
Good government
•
Bargain
•
Middle Income
•
Signature Place:
- Crystal Shopping Center
- Community Center
- Becker Park
- Bassett Creek Park
- Airport
- City Hall
- Library
- Swimming Pool
- Water slide
•
Places are divided by highways
•
Irregular borders are a problem
•
Some traffic congestion
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• Lack of schools in the community
• Aging housing stock
• Commercial districts are deteriorating
• Crime rate is low
• Lack of senior housing
The second exercise was the visioning exercise which posed the question, "What Does Crystal
Want to Be?" Participants were asked to define the characteristics they wanted Crystal to have in
2010 - how will people relate to one another, the activities in Crystal, and how Crystal will look,
feel, and sound. The answers were grouped topically as determined by a group consensus.
Desired community characteristics are as follows:
Improve Intra- and Inter- Community Transit
• Commuter rail transit
• Rapid transit
• Innovative public transportation
• Inter -Community transit
Maintain and Improve Infrastructure
• Maintain infrastructure
• Good city maintenance at an affordable price
• Underground utility lines
Maintain and Improve Park System and Wetlands
• Improve park system
• Environmental quality
• Full utilization of parks
• Maintain wetlands
• Trees
• Biking and hiking trails
• Green space
• Preserve nature and open spaces
Make the Airport a better member of the Community
• Keep the airport
A Safe and Secure Community
• Safe community
• Safe neighborhoods
• Family oriented
• Greater sense of community
Community Youth Development
• Intergenerational interaction
• Return a local. high school
• Structured youth programs
• Thriving youth center
Crvstal Comcrehensive Plan Pace 15
• Strong schools and recreational programming
• Need for youth programs
• Focus on kids
Maintain and Improve Housing Quality
• Increasing property values
• Quality affordable housing
• Recondition/maintain substandard housing
• Maintain or improve housing stock
• Life cycle housing
• Senior housing
Greater Cooperation with Neighbors
• Merge Crystal and New Hope
Improve Communications
• Better communication
Strengthen and Diversify the Business Community
• Focus and fill businesses
• Limit the expansion of shopping districts/better utilization of space
• Broader tax base
• Solid business community
• Healthy business climate
The third exercise established priorities for realizing the collective vision for Crystal. That is,
which characteristics will be the most important in realizing our collective vision for Crystal?
FIGURE 2
RESULTS OF VISIONING EXERCISE - "WHAT DOES THIS PLACE WANT TO BET"
Characteristics of the Future Community
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A Community that has:
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A sense of community/a place with identity and recognition
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A diversity of housing types to accommodate changing lifestyles,
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including senior housing
Preserved natural resources (wildlife, vegetation, wetlands,
waters, etc.)
7
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Parks and open spaces connected by trails (bikes)
2
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A great image
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A good local public transit system — bus, rail
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City of Crystal Comprehensive Plan Paqe 16 - _
A safe place to live
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A diversity of retail and commercial
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Job diversity
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Education as a focus
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Bike lanes on major roads
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Places for teen gathering
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Improve communications
3
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Maintain and Improve Infrastructure
4
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Community youth development
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Maintain and Improve the park systems and wetlands
5
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Strengthen and Improve the business community
5
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Make the airport a better member of the community
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Maintain and improve housing quality
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Greater cooperation with neighbors
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A safe secure community
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Improve intra- and inter- community transit
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In addition to the identified issues above, there was additional discussion after the exercises on
the following topics.
• Bike Trails — This appears to be an unresolved issue that will need further investigation to get
at the heart of the concerns. Comments regarding bike trails on and off roadways were
discussed with citizens expressing safety concerns.
Citv of Crustal Comprehensive Plan Pace 17
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In addition to the identified issues above, there was additional discussion after the exercises on
the following topics.
• Bike Trails — This appears to be an unresolved issue that will need further investigation to get
at the heart of the concerns. Comments regarding bike trails on and off roadways were
discussed with citizens expressing safety concerns.
Citv of Crustal Comprehensive Plan Pace 17
• "Improve Communications" in the visioning exercise was not really an issue. Many who
answered in the neutral felt that while communications are important, the present level of
communication between city government and residents is adequate.
• "Places for teen gathering" — The neutral comments reflects teens' inability to take advantage
of the number of opportunities in the community. The community needs to take a role in
teen activities.
• "Job Diversity" was discussed in greater length. Statements that Crystal is a bedroom
community with few jobs were made. Questions inferring the need for additional business
and industry were discussed as well.
2. Community Goals
Community goals were drawn from the results of the public vision meeting. The following are
the City's goals:
1. An enlightened, aware and involved citizenry that plays an active and continuing role in
evaluating trends and participates in future decision making.
2. Economical and efficient governance/public servicing capability based on
intergovernmental cooperation, additional service sharing, municipal boundary
adjustments and volunteerism.
3. Public services at current levels, but with increasing emphasis on senior citizens and
housing maintenance programs.
4. A safe and healthy environment that is enhanced by the responsible management of
wastes and the protection of natural resources (air quality, wetlands, surface waters and
trees).
5. An identity that establishes Crystal as having a sense of place that is distinctively
different from its surrounding neighboring cities.
6. An image that exudes stability and good housing values and portrays Crystal as a good
place to live and raise a family.
7. The conservation and protection of stable neighborhoods from disruptive nonresidential
influences.
8. Safe and well maintained neighborhoods with increasing housing values and continuing
neighborhood improvement and awareness programs.
9. A housing stock that satisfies the needs of a diverse population including people of all
socioeconomic, ethnic and educational backgrounds.
10. An improving and well maintained housing stock with expanded opportunities for seniors
and young families.
City of Crystal Comprehensive Plan Page 18
11. An expanded tax base primarily through redevelopment and rehabilitation of the existing
building stock.
12. Compatible and functional relationships between dissimilar land uses.
13. Shopping environments that are attractive for shoppers, satisfy an appropriate level of
retail goods and services needs for residents and create a distinctive identity for Crystal.
14. Redevelopment and rehabilitation of the County Road 81 corridor for a desirable mixture
of uses, with a focus on higher wage employment and head of household jobs.
15. A balanced park system consisting of active and passive recreation, natural areas and
interconnecting local and regional trails with a minimal increase in land area that is
capable of evolving to meet the needs of a changing population.
16. A diverse transportation system with increasing emphasis on affordable public transit that
serves as a catalyst for redevelopment, tax base growth and image enhancement.
17. Pursue re -use of the Crystal Airport property for mixed use redevelopment opportunities,
in the event that the Metropolitan Airports Commission relocates the Crystal Airport. (It
is understood that such relocation, while desired by the City of Crystal, is unlikely.)
18. Maximum communication and cooperation with Minnesota Department of
Transportation, Metropolitan Airports Commission, Metropolitan Council, Metro Transit,
Hennepin County, Robbinsdale Area Schools (ISD 281), adjacent cities, and other
applicable local, state and federal agencies.
3. City of Crystal Vision Plan Narrative
The purpose of the vision plan is to frame a direction for the City of Crystal of the future. Many
elements play a role in the vision. "A Tour of Crystal in 2020" describes how the individual
elements represented in the vision plan look, feel and function in the city, and explains how the
elements relate to one another.
"A Tour of Crystal in 2020"
Before we begin our tour of Crystal, we must decide how we will move around the city. While
an automobile would have been the obvious choice twenty years ago, we have more options
today. With the improvement and addition of sidewalks and the establishment of a trail system,
more residents are walking and biking. Improved public transit is also available due to the
addition of a transit hub and circulator service between Crystal and surrounding cities.
Automobiles are still the most frequently used travel mode in the community, but alternatives
have become more accessible and easier to use.
The Crystal Airport is another transportation -related element that has improved, functioning
much better in the community than it once did. Improvements in and around it provide a fit that
has been beneficial to both the facility and community. Through aesthetic enhancements at the
perimeter, the airport now presents a much friendlier "face" to the surrounding neighborhoods.
Citv of Cr✓sta! CnmrrehensivA Plar, =nrn 40
Our tour begins not inside Crystal, but at its edges. We see that the borders of the city haven't
changed much in the last twenty years, but learn that residents living in the neighborhoods on the
edges no longer feel the sense of isolation that they once did. Through increased cooperation
with its neighboring communities, Crystal has ensured that all of its residents feel they are part of
a community, even if that community is of a larger regional scale that extends beyond one city's
borders.
While Crystal participates as a member of a larger regional community, immediately upon our
entrance at 27`h Avenue and Douglas Drive we realize that the city is also identified and
celebrated as a unique place. At this entry point and at other key entrances around the city,
gateways with welcome signage and attractive landscaping announce one's arrival into Crystal.
As we move north on Douglas Drive to continue our tour, we see that the street has been
transformed. Human -scale street lighting, wide walkways, boulevard trees and colorful street
furnishings have made the street a much more attractive and pedestrian -friendly environment.
Douglas Drive, West Broadway and Bass Lake Road have assumed a big role in identifying
Crystal as a special place. These identity streets form corridors that connect many of the special
elements of the City.
These special elements are celebrated at the feature intersections. Each feature intersection
shares materials, such as street lights and landscaping, with the gateways and identity streets to
reinforce the overall identity of the city. Also present are special signs or banners to highlight
the unique character of the immediate area. We encounter our first feature intersection at 32nd
Avenue and Douglas Drive, which celebrates the natural preservation and recreation corridor
along Bassett Creek to the east.
As the name suggests, the natural preservation and recreation corridors have a twofold purpose.
First, these corridors permanently protect Crystal's natural resources, such as wetlands and water
bodies, as public open space. The corridors' second purpose is to provide residents with passive
and active recreational opportunities, such as trails and picnic areas, in a natural setting.
Continuing our tour, we move north on Douglas Drive to 36`h Avenue, where we encounter
another feature intersection. This intersection highlights one of Crystal's numerous
neighborhood gathering nodes. Over the years, the nodes have evolved top rovide much more
than basic goods and services to nearby residents. Buildings have been brought to the street, and
attractive benches and other street furnishings make the sidewalk a friendlier, more social place.
New businesses such as coffeehouses and delis provide places to gather and socialize with
friends and neighbors. The neighborhood gathering nodes function as the "living rooms" for
Crystal's neighborhoods.
Our next stop is at the intersection of Douglas Drive and 42"d Avenue, Crystal's city center.
Much like the neighborhood gathering nodes, the city center provides convenient access to basic
goods and services for the surrounding neighborhoods, as well as places to socialize in a
welcoming setting. However, the city center also functions as the heart for city government
programs and services, which continue to evolve to meet the changing needs of the community.
The attractive City Hall and Hennepin County Library buildings visibly represent residents'
pride in their city, and are busy places due to a high level of citizen involvement in community
activities.
t^ihl of (`nicfa! r'mmnrmhcncivo =10
The Crystal Community Center, just a short trip north on Douglas Drive from the city center, is
another active place. With a variety of programs catering to all ages, the facility presents
residents with another way to get involved in their community.
As we have driven north on Douglas Drive, we have enjoyed views into some of Crystal's
residential areas. The well-maintained homes on tree -lined streets make it clear that residents
have a lot of pride in their neighborhoods. While most of the homes are single-family dwellings,
we have also seen other types of housing tucked into the neighborhoods. Wherever multiple
family dwellings have been constructed, they have a scale and architectural quality that is
compatible with the adjacent single-family homes. It is clear that Crystal offers a wide variety of
housing options, including innovative move -up and senior housing. Strong neighborhoods and
an active, involved citizenry are also a defining characteristic of Crystal.
As we turn off Douglas Drive onto West Broadway we reach our final destination on the tour.
We see attractive new buildings lining the street, and people strolling on wide sidewalks
enhanced with ornamental street lighting and colorful plantings. We have entered Crystal's
mixed use district, the city's hub for shopping, entertainment and dining establishments. With
new office buildings and innovative housing types integrated into the district, people also have
the choice to live and work within this center of activity.
On our tour of the city, we have seen many of the positive changes Crystal has made in the last
twenty years. The gateways,. feature intersections and identity streets have enhanced the city's
sense of place. The natural preservation and recreation corridors preserve the city's natural
resources for all to enjoy, and the neighborhood gathering nodes provide places for people to
come together. The city has retained its strong neighborhoods and added new housing types to
accommodate residents of all ages and income levels. Crystal's mixed use district has become an
exciting destination for dining, entertainment and shopping, as well as working and living.
Members of the Crystal community have worked hard to improve their city, and their efforts
have paid off.
City of Crystal Comprehensive Plan Page 21 -
September 11, 2000
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, Magnuson, Nystrom, and VonRueden. Also
present were the following: Planner Sutter, and Recording Secretary Van Krevelen.
Absent (excused) were K. Graham and Koss. Staff did not hear from Krueger.
Moved by Commissioner Kamp and seconded by Commissioner Nystrom to approve the
minutes of the August 14, 2000 regular meeting with no exceptions.
Motion carried.
2. Chair Magnuson declared this was the time and place as advertised for a public hearing to
consider Application 2000-14.8 for Lot Combination and Redivision, submitted by
Economic Development Authority of the City of Crystal (applicant and owner) and the
City of Crystal (owner), to move the common lot line 35 feet north of its present location
for previously divided property located at 6403 41St Avenue North (P.I.D. 17-118-21 14
0013).
Planner Sutter stated to the Planning Commission that the EDA had repurchased this lot
from the builder and due to discussions among the members of the Hagemeister Park task
force, the City Council would like to move the common lot line between the parcels 35
feet north so it would line up with the rear lot lines of neighboring properties.
No one was heard.
Moved by Commissioner Kamp and seconded by Commissioner Elsen to close the public
hearing.
Motion carried.
Moved by Commissioner Kamp and seconded by Commissioner Elsen to recommend to
the City Council to approve Application 2000-14.8 for Lot Combination and Redivision,
submitted by Economic Development Authority of the City of Crystal (applicant and
owner) and the City of Crystal (owner), to move the common lot line 35 feet north of its
present location for previously divided property located at 6403 41St Avenue North
(P.I.D. 17-118-21 14 0013).
Motion carried.
3. Discussion Item: Development Code Revisions.
This discussion was rescheduled for October 9th at 6:00 p.m. prior to the regularly
scheduled Planning Commission meeting. The City will provide sandwiches beginning
-1-
at 5:30 p.m. Planning Commission members will be called and asked to RSVP to
determine how much food to order.
4. Information Discussion and Announcements.
Planner Sutter mentioned that Welcome Furniture could make an application for a Site
Plan Review for consideration at the October 9th meeting.
Some members of the Planning Commission were concerned about how the Code
Compliance inspections were working. They would like to see the standards used and an
update on how effective these inspections are. Planner Sutter said he would follow up on
it, but specific concerns should be directed to the inspector's supervisor, Community
Development Director Peters.
Moved by Commissioner Kamp and seconded by Commissioner Nystrom to adjourn.
The meeting adjourned at 7:25 p.m.
Secretary Nystrom
Motion carried.
Chair Magnuson
-2-
M E M O R A N D U M
DATE: October 5, 2000
TO: Planning Commission (September 9th meeting — Item #2)
FROM: John Sutter, Planner
SUBJECT: Discussion Item: Proposed auto body and used car sales operation at
5160 West Broadway (presently Automotive Concepts).
Brookdale Dodge has approached the City about the possibility of using the Automotive
Concepts property for a combination body shop and used car sales operation.
The subject property is zoned 1-2 Heavy Industrial; auto body repair is a permitted use in the I-
2 District. However, two aspects of their proposed operation are not permitted uses but
instead are Conditional Uses in the 1-2 District:
1. Parking of inoperable vehicles. Brookdale Dodge has stated that they would have a
limited number of inoperable vehicles on the site at any time, and that a maximum of 10
would work for them. They also suggested that they would limit such vehicles to the
north side of the fenced enclosure at the rear of the property, where they would be fully
screened from West Broadway by the building. They would also be eliminating the
outdoor storage racks from the property, so that there would be no more outdoor
storage of parts. Because there would be negligible negative impacts from storing
inoperable vehicles in limited numbers and in a highly screened area, and because
there would be a benefit from eliminating the outdoor storage racks from the site, staff
would likely recommend approval of this type of arrangement.
2. Used car sales. This will require a new Conditional Use Permit; copies of the relevant
ordinance sections are enclosed. A quick review of the applicable conditions (515.35
Subd.4g) suggests that the proposed operation would be consistent with the CUP
requirements'.
'Please note that the following language, 'Repair or work of any kind on motor
vehicles... may not be permitted" (item 9 of 595.35 Subd. 4g) was intended to
apply in the B-3 District but not in the 1-2 District where auto repair is a permitted
use.
In general, the biggest concern with the site would be parking. Any parking spaces used for
inoperable vehicles or the display of cars for sale cannot be counted as parking spaces being
provided. After reviewing the Zoning Ordinance, it appears that the parking requirement
applicable to this use would be as follows (515.09 Subd. 9y): Retail sales and service
businesses with 50 percent or more of gross floor area devoted to storage, warehouses or
industry. Eight spaces, plus one space for each 250 square feet devoted to public sales or
service plus one space for each 9, 000 square feet of storage area; or at least eight spaces,
plus one space for each employee on the maximum shift whichever is greater. Also applicable
is the requirement that any used car sales operation provide five spaces (515.09 Subd. 9ii).
Based on the remodeling plans you submitted to the City's Building Official, I have estimated
the following floor areas and respective parking requirements:
8 spaces base requirement
+ 15 3,711 sq. ft. of public sales and service @ 250 sq. ft. per space
+21 21,159 sq. ft. of auto work and storage areas @ 1,000 sq. ft. per space
+5 required for motor vehicle sales
= 49 Total number of parking spaces required
Remember, any parking spaces used for vehicles being sold, worked on or otherwise being
stored on the site would be in addition to the 49 required spaces. In other words, 49 spaces is
the minimum number that would have to be kept open for use by customers and employees.
With the storage racks eliminated, it appears that the site would have 88 spaces, or 39 spaces
not needed for customers or employees.
It is likely that Brookdale Dodge will apply for the Conditional Use Permit to allow the activities
described in items #1 and #2 above. Enclosed please find a copy of the current site plan with
staff notes indicating the changes that Brookdale Dodge has discussed with us.
The Planning Commission is asked to discuss the proposed use and share any ideas or
concerns so that we may pass them on to Brookdale Dodge. We expect that Brookdale
Dodge will request that a public hearing be held at the November 13th Planning Commission
meeting.
DISCUSSION ITEM - BROOKDALE DODGE PROPOSAL FOR 5160 WEST BROADWAY
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Community Development Department
City of Crystal
4141 Douglas Drive North
Crystal MN 55422
voice: 763-531-1000 facsimile: 763-531-1188
internet: www.cixtystal.mn.us
To: Planning Commission members
CC: Perry Watson III
Brookdale Dodge
6800 Brooklyn Blvd
Brooklyn Center MN 55429
From: John Sutter, Planner tel: 763-531-1142 fax: 763-531-1188
Date: October 13, 2000
Subject: Has the City required that inoperable vehicles at body shops be stored inside?
As directed by the Planning Commission, to help answer the question above I searched our files on
the following properties: Collision Masters (5111 Hanson Ct), Duke's / North Suburban Towing (5170
Nest Broadway), and Crystal Collision Center (5108 West Broadway).
Collision Masters (5111 Hanson CO.
a. 1984 Variance. This was to allow remodeling of the existing building and intensification
of a use that was non -conforming due to a lack of off-street parking. The variance was
to reduce the required parking from 32 spaces to 3 spaces. No conditions were
recommended by the Planning Commission although a reference was made to the fact
that Orbit Glass had agreed to allow parking on its site of up to 16 cars from the subject
property. The City Council approved this variance on December 18, 1984 subject to an
additional condition that the applicant provide signs to neighboring businesses for them
to post that parking in their lots is limited to their own customers and employees.
2. Duke's / North Suburban Towing (5170 West Broadway).
a. 1980 Variance. This was to allow construction of a storage building as an expansion of
a non -conforming use. No conditions were recommended by the Planning Commission.
The City Council approved this Variance on July 15, 1980 subject to an additional
requirement that the building only be used for the storage of vehicles.
b. 1994 Conditional Use Permit. This was for "Outside storage as an accessory use to an
auto body shop, vehicle towing and impound lot". The only condition recommended by
the Planning Commission was that the applicant provide a site plan within 30 days of
Council approval showing parking spaces, landscaping, vehicle storage and impound
areas as well as all site improvements. The City Council approved this CUP on
September 27, 1994 subject to the Planning Commission's recommended condition.
3. Crystal Collision Center (5108 West Broadway).
a. 1998 Conditional Use Permit. This was to allow a car wash in the 1-2 District.
The conditions recommended by the Planning Commission were as follows:
❑ It is understood that the applicant may wish to lease parts of the facility to other
businesses or individuals for uses accessory to Crystal Collision Center. If such
accessory use is not a permissible use in the 1-2 District, then it shall not provide
goods or services on the site to the general public nor otherwise generate customer
traffic on the site in addition to that generated by Crystal Collision Center. No retail
uses shall be permitted on the site.
❑ The parking demand generated by the mix of uses on the site shall not exceed the
number of parking stalls provided on the site.
❑ Trash and recycling areas shall be screened from lot lines and public roads as
required in 520.37 Subd. 1(e).
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
The City Council approved this CUP on August 18, 1998 subject to the Planning
Commission's recommended conditions.
Copies of our records for each of these applications are attached
Summary
Neither the Planning Commission nor City Council have required auto body operations to store their
inoperable vehicles indoors, at least not at any of the three sites described above. In fact, the
Planning Commission and City Council expressly permitted the outdoor storage of inoperable
vehicles at Duke's as part of the 1994 CUP. I believe that the confusion on this issue has resulted
from Crystal Collision's highly beneficial policy to not store inoperable vehicles outside. Crystal
Collision's site is very attractive, and a large reason for this is the lack of outdoor storage of
inoperable vehicles. However, our ordinance allows outdoor storage as a Conditional Use and there
does not appear to have been any outright prohibition by the City of outdoor storage of inoperable
vehicles. Under the current ordinance, Crystal Collision could apply for a Conditional Use Permit to
store inoperable vehicles outside as long as they met the requirements for screening and other
reasonable conditions imposed by the City Council. If there ever was a precedent or policy
established requiring that all inoperable vehicles be stored inside, I cannot find any record of it in the
files relating to these three properties.
If you have any questions, feel free to call me at 531-1142.
Regards,
John Sutter, Planner
enclosures
.' CC AA,,
�� 5(0W
AsTe�S— CITY OF CRYSTAI,
(�$�f Vari ahCe 4141 DOUGLAS DRIVE NORTH
Crystal, MDI 55422
Phone: 537-8421
Date:
TYPE OF REQUEST: ( ) Rezoning ( ) Conditional Use Permit
(x) Variance ( ) Plat Approval
( ) Sign Variance ( ) Other
Street Location of Property: 5111- Hanson Court
Legal Description of Property: That part of lots 9 and 10 lying South Westerly of
ah So nS
North Easterly 270.4 ft. there of block two lLiasoffs Addition.
Property Identification Number: 0911821220028
Owner: Floyd M. Thompson
(Print Name)
3513 Pilgrim Lane Plymouth, MN 55441 546-2388 (H)
(Address) (Phone No.)
Anblicant: Mike Sarge - Sarge's Auto Body East Inc.
(Print Name)
535-3366 (W)
�+705._.63rd Axe. AI rth Brooklyn Park, MN 55428
(Address) (Phone No.)
APPLICnNT'S STATE14ENT WHY THIS REQUEST SHOULD BE APPROVED:
(attach additional sheets if necessary)
To improve appearance of exterior and to make as conforming as possible a non -conforming
building and property area.
NOTE: Attach plan or survey of oro
THIS PROPERTY IS:
TORRENSABSTRACT
(Circle one
(Office Use Only)
FEE: $ 75.00 DATE RECEIVED:
(Approved (Denied) - Planning Commission
prove (Denied) - City Council
RE EIPT
t
3
(Da e)
I6
CM0,55W M1072-!�S)
November 13, 1984 - continued
A. Moved by Commissioner Leppa and seconded by Commissioner
Bakken that pursuant to Section 515.55 of the Crystal City,
Code to recommend to the City Council to vary or modify
the strict application of Section 515.13, Subd. 3 a) 2) ii
to grant a variance of 10' in the required 30' side street
side yard setback to build a 34'x22' garage at 3043
Hampshire Avenue North, Lot 2, Block 1, Sandblade's First
Addition, as requested in Application #84-53 of Joel and _
Mary Frary.
The findings of fact are: Existing house would match the,
setback of this garage and other houses and garages along
this street.
Motion carried.
B. Moved by Commissioner Leppa and seconded by Commissioner
Bakken that pursuant to Section 515.55 of the Crystal City`
Code to recommend to the City Council to vary or modify
the strict application of Section 515.09, Subd. 4 h) 10)
to grant a variance to allow a second curb cut at 3043
Hampshire Avenue North, Lot 2, Block 1, Sandblade's First
Addition, as requested in Application #84-54 of Joel and y
Mary Frary.
The findings of fact are: There is no other way to get tc"
the garage, and the second driveway would not be too
apparent.
By roll call and voting aye: Bakken, Leppa and Senden;
voting no: Magnuson and Melich.
Motion carried 3 to 2.
8. Consideration of tentative approval of proposed plat HRA 3rd
Addition located at the southeast quadrant of Bass Lake Road
and West Broadway.
Moved by Commissioner Magnuson and seconded by Commissioner
Bakken to recommend to the City Council to grant tentative
approval of HRA 3rd Addition.
Motion carried.
ti..
10.
Moved
to ad -
9. Mikearge a ge s Auto Body East Inc. appeared regarding
Application #84-55A for variance in the required number ofI J,
off-street parking spaces at 5111 Hanson Court. Se -
Moved by Commissioner Magnuson and seconded by Commissioner
Melich that pursuant to Section 515.55 of the Crystal City
Code to recommend to the City Council to vary or modify the
strict application of Section 515.09, Subd. 8 aa), to grant
a variance of 29 off-street parking spaces in the required 3
off-street parking spaces at 5111 Hanson Court, that part o
Lots 9 and 10 lying Sally of NEly 270.4 ft., Block 2, Hanson'
Addition, as requested in Application #84-55A of Mike Sarge.
November 13, 1984 - continued
er The findings of fact are: Presented permission from Orbit
Glass to use 16 parking stalls for employee and storage cars
<.� which represents 50a of need.
reet By roll call and voting aye: Magnuson, Melich and Senden;
voting no: Bakken and Leppa.
_rst motion carried 3 to 2.
nd
10. Mike Sarge of Sarge's Auto Body East Inc. appeared regarding
a building permit for remodeling a building without a canopy
the at 5111 Hanson Court.
ong
Moved by Commissioner Magnuson and seconded by Commissioner
Melich to recommend to the City Council to approve authoriza-
tion to issue building permit #6214 for remodeling a building
aer without a canopy at 5111 Hanson Court.
City ;
fy By roll call and voting aye: Bakken, Magnuson, Melich and
10) Senden; voting no: Leppa.
-3 Motion carried 4 to 1.
:-irst
and 11. The Planning Commission members discussed a possible revision
of off-street parking code. Retail furniture store would
require more parking than a warehouse. A free-standing res -
,et to taurant's parking requirement should be more rigid than in a
shopping center. It was the consensus of the commission that
the width of parking stalls should remain at 92 feet. A park-
ing consultant should be invited to the next meeting to dis-
an; cuss the benefits of a study.
2.
Moved by Commissioner Magnuson and
3rd to adjourn.
Road
Ener
ive
I
.rding 1.
of
Secretary Thorne
'oner
--ity
the
grant
_fired 3
part o
:ansjlzn'
S a '-
seconded by Commissioner Melich
Motion carried.
Chairman Elsen
(Cay apVaL rrl h/u
18 DECEMBER 1984
= oved by Councilmember Pieri and seconded by Councilmember Rygg to
grant, as recommended by the Planning Commission, tentative approval
of proposed plat Schweitzer 2nd Addition, located at 3245 Vera Cruz
N. Motion Carried.
it being 7:00 P.M., or as soon thereafter as the matter could be heard,
=1Mayor Aaker declared this was the time and date as advertised for the
public hearing at which time the City Council will consider vacation
of Ethel Place and the alley from Ethel Place to Bass Lake Road in the
City of Crystal. The Mayor asked those present to voice their opinions
or ask questions concerning this matter. No one appeared.
Moved by Councilmember Schaaf and seconded by Councilmember Rygg to
a adopt the following ordinance:
ORDINANCE NO. 85-1
AN ORDINANCE VACATING ETHEL PLACE AND THE ALLEY
FROM ETHEL PLACE TO BASS LAKE ROAD
and further, that the second and final reading be held on January 2,
1985. Motion Carried.
It being 7:00 P.M., or as soon thereafter as the matter could be e r ,
Mayor Aaker declared this was the time and date as advertised for the
continued public hearing at which time the City Council would sit as a
Board of Adjustments and Appeals to consider a request from Sarge's
Auto Body East, Inc., for a variance of 29 spaces in the required 32
off-street parking spaces at 5111 Hanson Court. The Mayor asked those
present to voice their opinions or ask questions concerning the vari-
ance. Those present and heard were: Mike Sarge; Golden Valley Heat-
ing Company representative, 5182 West Broadway; Norm Burling, Tally Ho
�c
Restaurant.
Moved by Councilmember Pieri and seconded by Councilmember Rygg to
approve, as recommended by and based on the findings of fact of the
Planning Commission, the authorization pursuant to Section 515.55 of
the Crystal City Code to vary or modify the strict application of Sec-
tion 515.09, Subd. 8 aa), to grant a variance of 29 off-street park-
ing spaces in the required 32 off-street parking spaces at 5111 Hanson
ac Court, as requested in Application #84-55A of Mike Sarge.
ye
Moved by Councilmember Moravec and seconded by Councilmember Schaaf
ze to amend the motion to require Sarge's Auto Body East, Inc., to pro -
Vide signs to neighboring businesses, for their use, restricting park-
ing in their parking lots to their employees and customers.
Amendment Carried.
to
on ;By roll call and voting aye on the original motion, as amended: Mora-
vec, Rygg, Schaaf, Pieri, Aaker; voting no: Smothers Herbes.
-Motion Carried.
190
18 DECEMBER 1984
The City Council considered setting surety in the amount of $6,000 T
as a guaranty of faithful performance of certain work requirements l
c
as a condition of building permit approval for Sarge's Auto Body East v
Inc., 5111 Hanson Court.
Moved by Councilmember Rygg and seconded by Councilmember Schaaf to
set surety in the amount of $6,000 as a guaranty of faithful perfor-
mance of certain work requirements as a condition of building permit a_
approval for Sarge's Auto Body East, Inc., 5111 Hanson Court, as
recommended by the City Engineer. Motion Carried. 15.
The City Council considered a request from Robert McClun of Superamer`T.
for a building permit to build a 271x64' island and canopy addition a
7818 - 36th Ave. N.
Moved by Councilmember Herbes and seconded by Councilmember Moravec a`
to approve, as recommended by and based on the findings of fact of w -
the Planning Commission, the authorization to issue building permit
#6187 for a 271x64' island and canopy addition at 7818 - 36th Ave. N. -
subject to standard procedure.
By roll call and voting aye: Smothers, Moravec, Pieri, Schaaf, Rygg,
Herbes; voting no: Aaker. Motion Carried.l,.--
The City Council considered setting surety in the amount of $20,000,'
as a guaranty of faithful performance of certain work requirements l-
as a condition of building permit approval for Northside Property
Management at 5231 West Broadway. Steven Leppa, Northside Property
Management, was present and heard.
-,
Moved by Councilmember Herbes and seconded by Councilmember Smothers
to set surety in the amount of $20,000, as a guaranty of faithful per:
formance of certain work requirements as a condition of building pe
approval for Northside Property Management, 5231 West Broadway, as
recommended by the City Engineer. Motion Carried. yE
Moved by Councilmember Herbes an
to approve the authorization to
40'x147' concrete block building
standard procedure; also subject
ment within fourteen days.
d seconded by Councilmember Schaaf
issue building permit #6247 for a' the
at 5231 West Broadway, subject to' De_
to receipt of surety and signed agr',$3
Motion Carried
l."W",
The City Council considered setting surety in the
for improvement needs at Arnold's Hamburger Grill,
N.
amount of $6,800
5 518 Lakeland Ave.
Moved by Councilmember Rygg and seconded by Councilmember Smothers
set surety in the amount of $6,800, as a guaranty of faithful perfo
mance of certain work requirements as a condition of building permi
approval for Arnold's Hamburger Grill, 5518 Lakeland Ave. N., as re
mended by the City Engineer. Motion Carrie
Councilmember Smothers left the meeting at 7:50 P.M.
he
By
Aa' -
c1
ATT
KE�S .� N
5�l $IA R��I TOW � N 6r
(180 Var;ancp,
C I T Y O-. F C R Y S T A L
4141 Douglas Drive North
Crystal, Minnesota 55422
Phone: 537-8421
Application No. 3 Z�
Date:
TYPE OF REQUEST: Rezoning Conditional Use Permit
Variance ✓ Plat Approval
Sign Variance Other
FEE: $ 7 u --n DATE RECEIVED: �3/�_ RECEIPT NO.:
Street Location of Property:__ �S Z!,r it/ 1j,,-Vajjj,tay
Legal Descript'on of Property:
Owner: � J C'/L1
Applicant: l�
(Print Name
�r
ss) —
4kKler /
Print Name)
DESCRIPTION OF REQUEST:
— �---Sf X X27 �+7a •L� , �'-
APPLICANT'S STATEMENT WHY THIS REQUEST SHOULD BE APPROVED:
(attach additional sheets if necessary)
IL
NOTE: Attach plan or surve
60MWIMC, COQ' M'gnoi Ml N urr
=)
June 9, 1980 - continued
Moved by Commissioner Feyereisen and seconded by Commissioner
Peters that pursuant to Section 515.55 of the Crystal City Code
to recommend to the City Council to vary or modify the strict
application of Section 515.05, Subd. 2, to expand a non-conformi
use, said non -conformity being encroachment of the building set-
back, at 5410 Lakeland Ave. North, Lots 5 &6, Block 5, Boulevard
Acres, as submitted by Minneapolis Elks Lodge #44 in Variance
Application #80-28.
The findings of fact are: harmless expansion of a non -conforming
use; building already exists; plans are only to remodel and impr
the looks.
12.
Motion carried.
10. Jon R. Horkey and Phillip Johnson appeared regarding Variance
Application #80-30 to expand a non -conforming use to allow the
eventual erection of a storage building at 5170 West Broadway.
The site is non -conforming because of the operation of uses which
�.
are not permitted in an I-2 Zoning District.
to
Moved by Commissioner Schmidt and seconded by Commissioner Magnu.
son that pursuant to Section 515.55 of the Crystal City Code to
recommend to the City Council to vary or modify the strict appli-
cation of Section 515.0:;, Subd. 2, to expand a non -conforming use
to allow the eventual erection of a 281x50' storage building at',
5170 West Broadway, Plat #54109, Parcel #2500, as submitted by
Jon R. Horkey in Variance Application #80-30.
The findings of fact are: harmless modification of strict appli=4
cation of the code.
By roll call and voting aye: Magnuson, Melich, Neubarth, Peters.
and Schmidt; voting no: Feyereisen. S
Motion carried 5 to 1.
11. The City Council at their May 20th meeting referred the questions
of rezoning property located north of Soo Line Railroad betweenl'
Quail and Vera Cruz, lying south of Murray Lane 8th Addition, to.
the Planning Commission to consider changing the zoning from, R-4:
;
District (high density residential) to R-1 District (single farm
,
residential) and to consider possible corresponding changes ins
the Comprehensive Plan. The following persons identified themse
and were heard: Rose Braden, 5315 53rd Ave. North; Bob Barton,
5303 54th Ave. North.
Moved by Commissioner Feyereisen and seconded by Commissioner
Neubarth to recommend to the City Council to deny consideration
to rezone property located north of Soo Line Railroad between
Quail and Vera Cruz, lying south of Murray Lane 8th Addition,
4 - 4-1,-+- a -1,a n,I rron4- �^-4 -- 4 -
(Cry 44AWK, MINNT&S
15 JULY 1980
Pursuant to due call and notice thereof, the regular meeting of the
Crystal City Council was held on July 15, 1980, at 7:00 P.M. at 414.
Douglas Drive, Crystal, Minnesota. The Secretary of the Council ca;
the roll and the following were present: Lundgren, Aaker, Rosentha;
Meintsma, Rygg; the following were absent: Schaaf, Bertrand. Also
present were the following staff members: John T. Irving, City Man;
ger; Dave Kennedy, City Attorney; John Olson, Assistant City Manage,
William Sherburne, City Engineer; Don Peterson, Building Inspector;
Charles Wilson, Administrative Assistant; and Delores Ahmann, City
Clerk.
The Mayor led the Council and the audience in the Pledge of Allegi
to the Flag.
The minutes of the July 1, 1980, regular Council meeting were approv
Councilmember Bertrand arrived at 7:02 P.M.
It being 7:00 P.M., or as soon thereafter as the matter could be hea
Mayor Meintsma declared this was the time and place as advertised
for the public hearing to consider a request for a variance at 4810
t Lakeland Ave. N. to build a 24'x22' garage.
Moved by Councilmember Aaker and seconded by Councilmember Rygg to
grant approval, pursuant to Section 515.55 of the Crystal City Code,
to vary or modify the strict application of Section 515.05, Subd. 2,
to expand a non -conforming use, said non -conformity being less than
minimum lot width (Section 515.15, Subd. 2-a), to allow construction
of a 241x22' garage at 4810 Lakeland Ave. N., as submitted in Appli-
cation #80-35. Motion Carried
The City Council considered a continued hearing for a tavern lice
at J's Pizza, 2732 Douglas Drive. Those present and heard were:
J Douglas Mitchell, Jr., owner.
Moved by Councilmember Aaker and seconded by Councilmember Rygg to
approve a tavern license (3.2 beer on -sale) for Douglas Mitchell,J
dba J's Pizza, at 2732 Douglas Drive. Motion Carri
The City Council considered a continued hearing on a request for a
variance to expand a non -conforming use to allow the erection of a
storage building at 5170 West Broadway (operation of uses not per-
mitted in an I-2 zoning District). Those present and heard were J
Horkey, and the architect.
') Moved by Councilmember Bertrand and seconded by Councilmember Rygg1
grant approval, as recommended by and based on the Findings of Fact,
of the Planning Commission, and pursuant to Section 515.55 of the
Crystal City Code, to vary or modify the strict application of Sect.
515.05, Subd. 2, to expand a non -conforming use to allow constructii
of a 281x50' storage building at 5170 West Broadway, Plat #54109,
Parcel #2500, as submitted in Variance Application #80-30, by Jon R
Horkey.
15 JULY 1980
,f the sk' Ved by Councilmember Rosenthal.and seconded by Councilmember Aaker
t 414p amend the motion to restrict the building use to automobile stor-
-il c' '"
qe.
Tenth
Also gy roll call and voting aye: Lundgren, Aaker, Rosenthal, Rygg, Meintsma
.v Ma opting no: Bertrand; absent, not voting: Schaaf. Motion Carried.
:anag
ctor; x roll call and voting on the original motion, as amended: Aye:
City; yundgren, Aaker, Rosenthal, Meintsma, Bertrand, Rygg; absent, not
voting: Schaaf. Motion Carried.
_lege The City Council considered tentative approval of Villages in Crystal
lat (item was tabled at the request of the applicant). Those pre-
ent and heard were: Michael Hallev.
appro ;
Koved by Councilmember Aaker and seconded by Councilmember Lundgren
to continue until August 5, 1980 the discussion of tentative appro-
va1 of the Villages in Crystal plat on property located north of Soo
be he gine Railroad between Quail and Vera Cruz Avenues North, as requested
-sed by Michael Halley. Motion Carried.
4810
Mr. Brad Gillan, of the Minnesota -Ohio Oil Company, appeared regarding
unlicensed sale of food products and non -automotive accessories at
:g to, the Fina Station, 3550 Douglas Drive. Also present and heard were:
CodJoe Berglove, Minnesota -Ohio Oil Company.
ab d . 2,`
than Moved by Councilmember Lundgren and seconded by Councilmember Bertrand
suction to support the staff position on the need for variances and conditional'"
Appl� use permits at 3550 Douglas Drive.
-arrie
The Motion and Second were withdrawn.
=icense
.e: The City Council considered applications for a carnival license and
y temporary signs, and waiver of fees for the applications, for the St.
Raphael's Festival to be held on August 1, 2, and 3, 1980.
7 g to
ell, Jr: Moved by Councilmember Aaker and seconded by Councilmember Rosenthal
-arried to grant a carnival license, a permit for temporary signs, and waiver
Of fees for the license and signs, for the St. Raphael's Festival to
=or a be held on August 1, 2, and 3, 1980. Motion Carried.
of a
per- r The Mayor called a recess to move to the Community Room. The meeting
ere Jon was reconvened at 8:26 P .M.
The City Council considered a request for rezoning property at 3139
Rygg Vera Cruz from R-1 to B-4.
f Fact
the r Moved by Councilmember Aaker and seconded by Councilmember Lundgren
;f Seco to deny, as recommended by and based on the Findings of Fact of the
tructi. pIanning Commission, Application #80-26, to rezone property at 3139
-109, Tera Cruz, from R-1 to B-4. _ Motion Carried.
Jon R.
DVKG'S / N012-�
C.U.P.
TYPE OF REQUEST:
CITY OF CRYSTAL
4141 DOUGLAS DRIVE NORTH
Crystal, Minnesota 55422
Phone: (612) 537-6421
Date:
( ) Rezoning (�) Conditional Use Pe�-.nit
( ) ( ) Plat Approval
( ) Sign Variance ( ) Other
Street Location of Property: s/ 7� �✓�%Z"�'a
Legal Description of Property:
Property Identification Numb. C� % - // - 2-1 Z Z - o o0 j
Owner:
_ / (Print Name)
J �
(Address)
Applicant: —�7D/� '1� , j
r;
(P_�nt Name)
}pv', (Address)
DESCRIPTION OF REQUEST: 0tktS(
f .' . C./ ! 154lA d. ''i%.t
(PhoneNo
is
/4 <57
S
'c�J ;may, rvi
(Phone No.)
,3
APPLICANT'S STATEMENT WHY THIS REQUEST SHCULD 3E APPROVED:
(attach additional sheets if necessary)
4-/ (-- ---S---g-------------------------(App-_can-_--Signa--1-------
(Office Use Only)
FEE : 2 00 DATE RECEIVED: vI I _ REC?� : T -3 g
(approved) (Denied) - Planning cc=issicn
,2a -a)
(apprcveed (Denied) - City Council
NOTE:
attach
plan
or survey
of proposal.
This
property
is:
Torrens /
Abstract
4-/ (-- ---S---g-------------------------(App-_can-_--Signa--1-------
(Office Use Only)
FEE : 2 00 DATE RECEIVED: vI I _ REC?� : T -3 g
(approved) (Denied) - Planning cc=issicn
,2a -a)
(apprcveed (Denied) - City Council
MEMORANDUM
DATE: August 4, 1994
TO: Planning Commission
FROM: Steven C. Peaslee, Planner WS-ef
SUBJ.: Agenda Item 4A and 4B. Concept review and
consideration of the request to set a date for
Public Hearing for a conditional use permit to
allow a outside storage as an accessory use to an
auto body shop and automobile towing and impound
at 5170 West Broadway, P.I.D. #09-118-21-22-0008.
Also site plan approval to build a 36 x 80 ft.
building for office and shop use.
DEPARTMENT HEAD REVIEW: Anne Norris M - gjfk'01
BACKGROUND: The property is in an Industrial Zone and is
guided County 81 Mixed Use.
STAFF COMMENTS: Staff has reviewed a preliminary site plan
and has noted the following items:
• The site has been an auto body shop and towing yard for
many years without complaint.
• The construction of this building will result in the
removal of a old quonset but steel building, used as a
shop, and a mobile home, used as an office.
• The zoning ordinance seems to require a conditional use
permit for outside storage as an accessory use to the
body shop/auto repair. No conditional use permit has been
granted.
• The towing and impound yard is not listed as a permitted
use, accessory use or conditional use in the ordinance.
The city attorney has requested staff to further discuss
this item prior to the meeting on Monday to resolve some of
these issues. A second memo in greater detail will be
forthcoming at Monday's meeting.
SUGGESTED FINDINGS OF FACT
COMMISSION ACTION
RECOMMENDATION Set a hearing date as noted in the agenda.
Consider recommending the City Council approve site plan
agreement to facilitate issuing a building permit.
DATE:
TO:
M E M O R A N D U M
August 11, 1994
Jerry Dulaar, Citv Manager
FROM: Steven C. Peaslee,
SUBJ.: Site plan approval
Suburban Towing to
office and shop use
118-21-22-0008.
Planner lc5e
for Duke's Body Shop and North
build a 36 x 80 ft. building for
at 5170 West Broadway, P.I.D. #09=
DEPARTMENT HEAD REVIEW: Anne Norris
BACKGROUND: The property is in an Industrial Zone (I-2) and is
guided by the Comprehensive Plan as County Highway 81 Mixed Use.
Duke's Body Shop and Suburban towing have been operating on this
site for several years and in fact impounds cars for the City of
Crystal and numerous other police agencies in this area.
STAFF COMMENTS: Staff has reviewed a preliminary site plan and
has noted the following items:
• The site has been an auto body shop and towing yard for many
years without complaint.
• The construction of this building will result in the removal
of a old quonset but steel building, used as a shop, and a
mobile home, used as an office.
• The zoning ordinance requires a conditional use permit for
outside storage as an accessory use to the body shop/auto
repair. No conditional use permit has been granted.
• The towing and impound yard is not listed as a permitted use,
accessory use or conditional use in the ordinance. The Zoning
ordinance would have to be ammended to permit this use.
COMMISSION ACTION The Planning Commission recommended the City
Council grant site plan approval for Duke's Body Shop and North
Suburban Towing to build a 36 x 80 ft. building for office and
shop use at 5170 West Broadway, P.I.D. #09-118-21-22-0008,
subject to the applicant putting in the curbing as shown on the
site plan and applying for a Conditional Use permit within 60
days; and further,
The Planning Commission set a public hearing for 7:00 pm.,
Monday, September 12, 1994 to consider a conditional use permit
for the above noted matter and a text amendment to the Zoning
Ordinance to permit towing businesses as a conditonal use or
permitted use and impound yards as an accessory conditional use
or otherwise as the staff may recommend.
RECOMMENDATION Recommend the City Council approve site plan
agreement to facilitate issuing a building permit, as recommended
by the Planning Commission.
AL 4141 Douglas Drive North • Crystal, MN 55422-1696
August 17, 1994
Mr. Tom Bergen
Mr. John Horkey
Duke's Body Shop
5170 West Broadway
Crystal, MN 55429
ADMINISTRATIVE OFFICE
Dear Mr. Horkey and Mr. Bergen:
Your request for building permit approval (site plan
approval) was approved by the City Council, August 16th. The
building permit may be picked up after you deliver to the
City .
the signed site plan agreement,
• an application for Conditional Use Permit and permit fee
($200),
• a financial guarantee to put in the site improvements as
outlined in the site plan agreement, (you can estimate
the cost and have it okayed by the city or use $5,000 as
a figure)
including curbing as shown on the 80-30 site plan, paving
replacement as necessary and incidental to the curbing,
sodding between curb and sidewalk/property line as
indicated on the drawing sent to you August 11th, and
used for the City Council meeting August 16th.
The Planning Commission scheduled public hearings for a
Zoning Ordinance amendment and a conditional use permit. We
will need an updated site plan for the Conditional Use
permit approval. The site plan submitted for the 80-30
application from 1980 could be modified to meet our
requirements, as previously shown. Perhaps your builder or
Mr. Tom Bergen
Mr. John Horkey
-` August 17, 1994
Dukes Body Shop Site Plan
Page - 2
architect could rework that site plan to be show existing
and proposed conditions. Please let me know if you have any
questions.
I will be out of the office August 19 - 26, 1994. Anne
Norris (531-1140) will be able to help you if you have any
questions.
Sincerely,
Seven C. Peaslee
Planner/Housing Redevelopment Coordinator
c: Anne Norris, Community Development Director
Bill Barber, Building Official
DATE:
TO:
FROM:
SUBJ.:
MEMO R A N D U M
September 8, 1994
Planning Commission
Steven C. Peaslee,
Planner
Agenda Item 3. Consideration of the request for a
conditional use permit to allow outside storvehicle age
as and
accessory use to an autan
o body shop,
adway, P.I.D. #09-118-21-22-
impound at 5170 West Bro
0008.
DEPARTMENT HEAD REVIEW: Anne Norris aAA-1
Council granted site plan approval for
BACKGROUND The City to build a 36 x 80 ft.
Duke's Body Shop and North Suburban Towing dway, P.I.D.
and shop use at 5170 West Broa
#09-118-21-22-0008, subject to the applicant putting in the
building for office
as shown on the site plan and applying for a Conditional
Use permit within 60 days. This application lication satisfies part of the
requirement. The applicant has not yet produced a site plan.
The property is in an Industrial
Zone8(1-2) and
sis guided by the
comprehensive Plan as County
Highway
p and Suburban towing carsfor
ghave
been
theoperating
Duke's Body ShoOf Crystal
site for several years and impound
and numerous other police agencies in this area. When they
applied for a building permit to remove an old Quonset but and
P it was
mobile home with a concrete block office and shoitwas use and
discovered that the towing operation was not a permitted that neither the towing operation nor the body shop had a
accesso
conditional use permit forthe
outside
zoningetext aamendmentrare
use. This application and previous
intended to rectify
this situation.
STAFF COMMFNTS: Staff has reviewed a preliminary site plan and
has noted the following items: and for many
The site has been an auto body
shop and towing y
years without complaint. approved) will
The construction of the proposed building (as
result in the removal of alold Quonset hut as st officeeel lding,
used as a shop, and a mobs permit
The zoning ordinance seems to accerequssory
se tondthe lbody shop/auto
for outside storage as an accessory
repair. No conditional use permit has been granted• and
f a unified
the proposal is the lack o
The single weakness to just for
up-to-date site plan. A siterplosal scritical
by visiting
evaluation of the existing p P
the existing site) but as a historical record depicting what was
proposed and approved on this date.
This proposal generally meets the requirements of the County Road
81 Corridor/Mixed Use areas. According to the Comprehensive Plan
"These areas are intended to accommodate a mixture of uses that
provide for a higher quality visual image within the County
Highway 81 corridor. Uses intended to be accommodated include
residential, office, hospitality, institutional, public facility,
employment and commercial uses that do not compete for business
with Community Retail areas but are able to comply with the
County Highway 81 Planning and Design Guidelines." The proposal
is consistent with these statements.
Consistent with the Comprehensive Plan this facility is west of
County Highway 81. "Due to the substantial nature of industry
within the corridor and access difficulties, the Study Area is
intended to accommodate industrial uses on the west side of
County Highway 81. New industrial development is intended to
evolve to a higher form over time as rehabilitation and
redevelopment occur." Again this proposal is consistent with the
Comprehensive Plan
The proposal meets several of the four INDUSTRIAL USE AREAS
Industrial Use Ob -i ectives
1. Increased industrial employment with emphasis on head -of -
household jobs.
2. More diversified employment centers consisting of a mixture
of office, industrial, wholesaling and ancillary commercial
uses rather than monotypical industrial/manufacturing uses.
4. Reuse of blighted and obsolete industrial areas.
The proposal meets Industrial Use EIements guidelines: The City
of Crystal has very Iittle area that is entirely industrial in
nature, and is intended to remain as such. Within these pure
industrial areas, it is the City's intent to insure that
industries are operated so as to maximize their compatibility
with surrounding land uses.
The Proposal meets five of nine Industrial Use Policies
1. To maximize land use compatibility by requiring additional
setbacks, buffering, fencing, screening and landscaping
between industrial/office and other uses.
3. To facilitate or assist with the planning of industrial
redevelopment areas to maximize development potential and be
assured of satisfying public interest needs.
6. To ensure that industrial traffic cannot utilize local
residential streets.
7. To accept no industry that is unable to meet MPCA
environmental standards.
9. To require that industrial developments have adequate off-
street parking and loading facilities and that loading docks
and bays be completely screened from view from public
streets and adjoining non industrial/office properties.
SUGGESTED FINDINGS OF FACS'
• The CUP for a conditional use permit to allow outside storage
as an accessory use to an auto body shop, vehicle towing and
impound at 5170 West Broadway, P.I.D. #09-118-21-22-0008 is
consistent with the comprehensive plan.
• The use will not tend to depreciate the area
• The character of the area is consistent with the proposed use
and uses otherwise permitted in the zone.
• There is a demonstrated need for such use.
RECOMMENDATION Recommend the City Council approve a conditional
use permit to allow outside storage as an accessory use to an
auto body shop, vehicle towing and impound at 5170 West Broadway,
P.I.D. #09-118-21-22-0008, subject to the applicant providing a
site plan within 30 days of Council approval. Such site plan
shall show parking spaces, landscaping, vehicle storage and
impound areas as well as all site improvements.
COMML M 1WW7L;5
e tember 12 1994 - Co
P nti)ued
The findings of fact are: This is consistent with the Compre-
hensive Plan, such use will not tend to depreciate the I-2
Heavy Industrial District and there is a demonstrated need for
such use.
Motion carried.
F3. Chair Magnuson declared this was the time and the place as
advertised for a public hearing to consider Application #94-19
as submitted by Duke's Body Shop and North Suburban Towing,
Inc. for a conditional use permit to allow open and outdoor
storage in an I-2 (Heavy Industrial) District at 5170 West
Broadway.
No one appeared in opposition.
Moved by Commissioner Elsen and seconded by Commissioner Nys-
trom to close the public hearing.
Motion carried.
Moved by Commissioner Elsen and seconded by Commissioner
Risvold to recommend to the City Council to approve Applica-
tion #94-19 as submitted by Duke's Body Shop and North Subur-
ban Towing, Inc. for a conditional use permit to allow open
and outdoor storage and a vehicle impound yard in an I-2
(Heavy Industrial) District (Section 515.41, Subd. 4 a) and
Section 515.39, Subd. 4 a) at 5170 West Broadway, P.I.D. #09-
118-21-22-0008 subject to the applicant providing a site plan
within 30 days of Council approval. Such site plan shall show
parking spaces, landscaping, vehicle storage and impound areas
as well as all site improvements.
The findings of fact are: The use is consistent with the Com-
prehensive Plan, will not tend to depreciate the area, the
character of the area is consistent with the proposed use and
uses otherwise permitted in the zone and there is a demon-
strated need for such use.
Motion carried.
4. Consideration of a site plan approval for a building permit
for an addition on the existing building at 5259 Douglas Dr N
as requested by John Day of Meineke Discount Mufflers. Plan-
ner Peaslee stated a revised landscaping plan approved by the
City Forester using perhaps crab apple trees or Japanese tree
lilacs instead of the overused green ash should be submitted.
Moved by Commissioner Nystrom and seconded by Commissioner
Koss to recommend to the City Council to approve authorization
to issue a building permit for a 1,050 sq. ft. addition on the
existing building located at 5259 Douglas Dr N, P.I.D. #08-
118-21-11-0079, subject to standard procedure and submit a
revised landscaping plan approved by the City Forester and a
_ financial guarantee to cover the cost of the site improvements
and landscaping.
Motion carried.
i
F
MEMORANDUM
r.
DATE: September 19, 1994
TO: Jerry Dulgar, City Manager
FROM: Steven C. Peaslee, Planner
SUBJ.: Consideration of the request for a conditional use
permit to allow outside storage as an accessory use to
an auto body shop, vehicle towing and impound at 5170
West Broadway, P.I.D. #09-118-21-22-0008.
DEPARTMENT HEAD REVIEW: Anne Norris atAi., 911g194,
BACKGROUND: The City Council granted site plan approval for
Duke's Body Shop and North Suburban Towing to build a 36 x 80 ft.
building for office and shop use at 5170 West Broadway, P.I.D.
#09-118-21-22-0008, subject to the applicant putting in the
curbing as shown on the site plan and applying for a Conditional
Use permit within 60 days. This application satisfies part of the
requirement. The applicant has not yet produced a site plan.
The property is in an Industrial Zone (I-2) and is guided by the
Comprehensive Plan as County Highway 81 Mixed Use.
Duke's Body Shop and Suburban towing have been operating on this
site for several years and in fact impounds cars for the City of
Crystal and numerous other police agencies in this area.
While doing the site plan review, it was discovered that the
towing operation was not a permitted use and that neither the
towing operation nor the body shop had a conditional use permit
for the outside storage as an accessory use. This application and
the zoning text amendment are intended to rectify this situation.
STAFF COMMENTS: Staff has reviewed a preliminary site plan and
has noted the following items:
• The site has been an auto body shop and towing yard for many
years without complaint.
• The construction of the proposed building (as approved) will
result in the removal of a old Quonset but steel building,
used as a shop, and a mobile home, used as an office.
The single weakness to the proposal is the lack of a unified and
up-to-date site plan. A site plan is critical not just for
evaluation of the existing proposal (we can do that by visiting
the existing site) but as a historical record depicting what was
proposed and approved on this date.
As discussed in the Planning Commission memorandum this proposal
generally meets the requirements of the County Road 81
Corridor/Mixed Use areas, meets three of the four INDUSTRIAL USE
AREAS Industrial Use Objectives meets Industrial Use Elements
'"`
and meets five of nine Industrial Use Policies
(please see the Planning Commission memorandum for more detail.)
COMMISSION ACTION The Planning Commission recommended the City
Council approve a conditional use permit to allow outside
storage as an accessory use to an auto body shop, vehicle
towing and impound at 5170 West Broadway, P.I.D. #09-118-21-
22-0008, subject to the applicant providing a site plan within
30 days of Council approval. Such site plan shall show parking
spaces, landscaping, vehicle storage and impound areas as well
as all site improvements. The Planning Commission also made
the following findings of fact:
• The CUP for a conditional use permit to allow outside storage
as an accessory use to an auto body shop, vehicle towing and
impound at 5170 West Broadway, P.I.D. #09-118-21-22-0008 is
consistent with the comprehensive plan.
• The use will not tend to depreciate the area
• The character of the area is consistent with the proposed use
and uses otherwise permitted in the zone.
• There is a demonstrated need for such use.
RECOMMENDATION Recommend the City Council adopt the Planning
Commission's findings and approve the conditional use permit as
noted above.
(�(-TY 4AG+O& t, rN
September 27, 1994
page 1262
a resolution approving PIR expenditures for local and wide
area network. Kevin Pikkaraine of LOGIS appeared and was
heard. -
A. Moved by Councilmember Herbes and seconded by Councilmember
Krueger to adopt the following resolution, the reading of
which was dispensed with by unanimous consent:
RESOLUTION NO. 94-61
RESOLUTION AWARDING BID FOR LOCAL AND
WIDE AREA NETWORK HARDWARE AND SOFTWARE
By roll call and voting aye: Grimes, Herbes, Krueger,
Langsdorf, Meintsma; absent, not voting: Anderson, Joselyn.
Motion carried, resolution declared adopted.
B. Moved by Councilmember Herbes and seconded by Councilmember
Langsdorf to adopt the following resolution, the reading of
which was dispensed with by unanimous consent:
RESOLUTION NO. 94-62
RESOLUTION APPROVING PIR EXPENDITURES FOR LOCAL
AND WIDE AREA NETWORK HARDWARE AND SOFTWARE
By roll call and voting aye: Herbes, Krueger, Langsdorf,
Meintsma, Grimes; absent, not voting: Anderson, Joselyn.
Motion carried, resolution declared adopted.
2. The City Council considered the First Reading of an Ordinance
amendment to permit towing businesses as a permitted use and
impound yards as a conditional use.
Moved by Councilmember Herbes and seconded by Councilmember
Grimes to adopt the following ordinance:
ORDINANCE NO. 94 -
AN ORDINANCE RELATING TO ZONING:
PERMITTING VEHICLE TOWING BUSINESSES IN
AND PERMITTING VEHICLE IMPOUND YARDS BY CONDITIONAL
USE PERMIT IN THE I-2 HEAVY INDUSTRIAL ZONE
and further, that the second and final reading be held on
October 18, 1994.
Motion Carried.
3. The City Council considered a conditional use permit to allow
outside storage as an accessory use to an auto body shop,
vehicle towing and impound at 5170 West Broadway, for Duke's
Body Shop and North Suburban Towing.
Moved by Councilmember Langsdorf and seconded by Councilme
September 27, 1994
page 1263
Herbes to approve as recommended by and based on the findings
of fact of the Planning Commission conditional use permit #94-
19 to allow open and outdoor storage in a vehicle impound yard
in an I-2 (Heavy Industrial) District (Section 515.41, Subd. 4
a) and Section 515.39, Subd. 4 a) at 5170 West Broadway.
Motion Carried.
4. The City Council considered A) site improvement agreement; B)
authorization for approval of a building permit for Meineke
Discount Mufflers, 5259 Douglas Drive, to build a 30 ft. x 34
ft. addition for office and shop use.
�. Moved by Councilmember Grimes and seconded by Councilmember
Herbes to approve a site plan agreement as presented in a memo
from the City Planner dated September 19, 1994, and further
that the Mayor and City Manager be authorized to sign such
agreement.
Motion Carried.
B. Moved by Councilmember Grimes and seconded by Councilmember
Herbes to approve as recommended by the Planning Commission
authorization to issue a building permit for a 1,050 sq. ft.
addition on the existing building located at 5259 Douglas
Drive, subject to standard procedure and submit a revised
landscaping plan approved by the City Forester and a financial
guarantee to cover the cost of the site improvements and
landscaping.
Motion Carried.
5. The City Council considered the First Reading of an Ordinance
amendment for sanitary sewer, storm sewer and street light
utility rate increases for 1995.
Councilmember Dave Anderson arrived at 7:55 p.m.
Moved by Councilmember Herbes and seconded by Councilmember
Grimes to adopt the following ordinance:
ORDINANCE NO. 94 -
AN ORDINANCE RELATING TO SEWER RATES AND CHARGES
AMENDING CRYSTAL CITY CODE SUBSECTION 710.05
and further, that the second and final reading be held on
December 20, 1994.
Motion Carried.
6. The City Council considered the designation of Steven Peaslee
as the Bassett Creek Water Management Commissioner.
Moved by Councilmember Langsdorf and seconded by Councilmember
Anderson to approve the designation of Steven Peaslee as the
Bassett Creek Water Management Commissioner for the City of
Crystal.
P&AtJ
RECEIVED
OCT 2 0 1994
CITY OF CRYSTAL
('OMMUNITY DEVPI nPhAP:N-r
�Z
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04j" LLNK
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'S L►trove By �y CayvL Ai+&- 1$1(9W
Y
'�[•�IS�ON DEVELOPMENT
_ a COMMUNIT
19� C U P. DEPARTMENT
PLANNING DIVISION
4141 Douglas Drive North Crystal, MN 55422
Phone (612) 531-1000 Fax (612) 531-11 F 8
TDD (612) 531-1049
Application is her b made fo Site Plan Review of (building name) G"`IStl Ld1I � ��+� (6 n1 -
jn
a (type of use)K% l ZZbe r i building, located in a _Z-_2zoning classification.
Address of Property: 5/C9 Bne t,
Owner Name: -SCT ezr �1�
Address: S IUB �aPS*�o��ltti'o�
Phone:
Applicant Name: 'SO,Yv\ Z,,n ��
Address: �� , U yJ C)Cj
City: �-a,L Stat 01 Y-\-5 S Li 31
Work Phone:
Home Phone:
The following information is submitted in support of the application as described on the attached "Site Plan
Review Procedures":
Completed application for Site Plan Review
fee
Cash fee: According to current schedule`
Legal description of property to be rezoned
Acknowledgement of Responsibility form completed (attached)
Affirmation of Sufficient Interest form completed (Attached)
Names and addresses of property owners within 350' of proposed rezoning certified by Hennepin
County
Six (6) copies of the following
Site Plan Grading/Drainage Plan
Map of Existing Conditions Building Renderings
Landscape Plan Utility Plan
One (1) reduced, white paper copy (11 x 17) of all plans required above
Written narrative describing development
Completed table of project cost
I fully understand that all of the above required information except title evidence must be submitted at least 30
days prior to a Planning Commiision meeting to ensure review by the Planning Commissicn on that date.
Additionally, the following variances (to the best of my knowledge) are requested.
Date:
Applicant's Signature: jx—
Receipt # CQC) 1 +Q 5-1
Date: C' !7 — 704
(updated 10/97)
O R A N D U M
DATE: July 7, 1998
TO: Planning Commission (July 13" meeting — Public Hearing #3)
FROM: John Sutter, Planner
SUBJ.: 5108 and 5120 West Broadway — Crystal Collision Center
(P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064)
Application 98-11.3: Site Plan Review
Application 98-11.4: Conditional Use Permit
(The effect of the request would be construction of a 9,300 sq. ft. one-story
addition to an existing auto body shop, to include a car wash as a conditional
use in the 1-2 District.)
A. BACKGROUND
Crystal Collision Center is located in an existing building at 5108 West Broadway. The
property owner, John Neznik, has purchased the property to the north, 5120 West
Broadway, which is currently occupied by a nonconforming single-family residential
structure. Both parcels are zoned 1-2 Heavy Industrial.
Mr. Neznik is proposing to demolish the existing house, combine the two parcels into a
single parcel, and build a 186' x 50' (9,300 sq. ft.) addition onto the north side of the
existing Crystal Collision Center building. The west 47 feet of the would be
used for an automatic car wash. c
Site Plan Review is required to construct the 9,300 sq. ft. addition [520.03]. Subject to
adoption of a Zoning Ordinance Text Amendment, a Conditional Use Permit would be
required for a car wash in the 1-2 District [515.39 Subd. 4 (f)].
The following informational items are attached:
❑ plat map showing the subject property and adjacent zoning districts
❑ set of preliminary plans for the project, including a survey showing the two parcels
B. STAFF COMMENTS
1. Proposed Building Addition.
The building addition would have a gross floor area of 9,300 sq. ft. The addition
would include a 2,150 sq. ft. body shop expansion, 2,350 sq. ft. automatic car
wash, and 4,800 sq. ft. of leaseable space for businesses integral to the
operations of Crystal Collision Center.
building would have a flat roof and exterior walls of scored concrete block
unfinished block) with accents of break -off concrete.
Combination.
Two parcels, 5108 and 5120 West Broadway, currently make up ;,;e subject
property. It is understood that as part of this project the two parcels would be
combined i; _o a single parcel. This can be done adminis . atively under 505.13
Subd. 1, provided the City receives evidence that combination of the parcels has
been recorded with Hennepin County. The combination would be in accordance
with the survey by Lake & Land Surveyors dated June 29, 1998, which was
submitted with the applications being considered by the Planning Commission.
3. Zoning and Land Use.
The subject property is located in the 1-2 Heavy Industrial District. The body shop
is classified as Auto Repair — Major, which is a permitted use in the 1-2 District.
Car washes are currently prohibited in the 1-2 District but would be a conditional
use upon adoption of a Zoning Ordinance Text Amendment that is being
considered concurrent with this request.
The surrounding land uses are a mixture of industrial and commercial uses, with
a cemetery and non -conforming residential uses southwest of the subject
property. Abutting properties are zoned 1-2 Heavy Industrial to the north and
across the railroad to the east, and B-4 Community Commercial across Corvallis
Avenue and Broadway Avenue to the southwest.
The subject property is guided for County Road 81 Corridor - Mixed Use. This
area is intended to accommodate a mixture of uses that provid ;or a higher
quality visual image within the corridor. Uses guided for this corridor include
residential, office, hospitality, institutional, public facilities, employment and
commercial uses that do not compete for business with Community Retail areas.
4. Parking and Access.
Note: Discussions with the applicant subsequent to application submittal have
indicated that the site plan will be revised to make it acceptable to Hennepin
County's guidelines for driveway approaches off of West Broadway, which is a
County Road. The revised site plan, which may include a different parking lot
layout and lower number of stalls in addition, to revised driveway approaches, will
be presented at the Public Hearing on July 13tH
The subject property contains a mixture of uses that, aside from the car wash, is
not specifically addressed in the parking requirements. It appears that 515.09
Subd. 9(y), "Retail sales and service business with 50% or more of gross floor
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
2
area devoted to storage, warehouses and/or industry", is the best fit for the
property. This would require off-street parking spaces based on whichever of the
following is greater:
BASED ON FLOOR AREA
Requirement Existing Proposed
8 spaces 8 8
+ 1 per 250 sq. ft. of public sales/service area 12 12
+ 1 per 1,000 square feet of storage area 9 16
+ 2 for the car wash (515.09 Subd. 9(gq)(2)] -- 2
TOTAL 29 38
BASED ON EMPLOYEE COUNT
Requirement Existing Proposed
8 spaces 8 8
+ 1 per employee on the maximum shift 20 (?)
+ 2 for the car wash (515.09 Subd. 9(gg)(2)] -- 2
TOTAL 28 (?)
Because the precise employee count of the accessory uses that would occupy
4,800 sq. ft. of the building addition is not known at this time, it would be prudent
to use the method based on floor area until the parking demand based on
employee count exceeds that based on floor area. The parking demand
generated would not be permitted to exceed that accommodated on the site.
The proposed Zoning Ordinance text amendment [515.39 Subd. 4] allowing car
washes as a conditional use would require stacking space to accommodate the
maximum number of vehicles that can be washed in a 30 -minute period. Based
on a 5 -minute cycle time estimated by the applicant, 12 stacking spaces would
be required (6 per car wash bay).
2
The site plan submitted with the application showqfae7parkinpaces (including
two handicapped saceand room for approximately sacking spaces. It
-also shows " " he two existing nvewa a�,proaches� Again, a
revised site Ian will be resented a' a Pate,.`-.�-
p p f'ie publl earirig on July 13`h
5. Landscaping and Buffering.
The site plan shows compliance with the required 5' minimum setback between
parking areas and the property line. New landscaping, including trees and
shrubs, would be installed in the northwest part of the property adjacent to West
Broadway. This would be consistent with the City's goals for improving the visual
image along this corridor.
6. Suggested Findings of Fact for the Conditional Use Permit
The proposed Zoning Ordinance text amendment [515.39 Subd. 4], allowing car
washes as a conditional use, lists 12 specific criteria for consideration of such
Conditional Use Permit; the following of these criteria are applicable to the
proposed project:
SITE PLAN REVIEW — 5108 & 5120 WEST BROADWAY
3
The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
The building addition would incorporate design elements from the existing
building and would be constructed of materials compatible with other
buildings in the area. The proposec landscaping along West Broadway
would improve the appearance of the area. The removal of the existing
non -conforming residential use from 5120 West Broadway would be
consistent with the Comprehensive Plan and Zoning Ordinance.
• Magazining or stacking space is constructed to accommodate that
number of vehicles which can be washed during a maximum 30 minutes
period and shall be subject to the approval of the City Engineer.
At this time the minimum wash time is not known. Stacking space on the
site plan submitted appears to be sufficient to accommodate wash times
of 2 minutes 8 seconds. The final site plan shows sufficient stacking for
vehicles based on the minimum wash time proposed by the applicant.
• The entire area other than occupied by the building or plantings shall be
surfaced with material which will control dust and drainage which is
subject to the approval of the City Engineer.
The parking lot will have a perimeter of concrete curb and gutter, and will
have a concrete or bituminous surface.
The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
The engineering site plan, which has been provided to the City Engineer,
shows an on-site storm drainage system.
Vehicular access points shall be limited, shall create a minimum of conflict
with through traffic movement and shall be subject to the approval of the
City Engineer.
The final site plan shows access to West Broadway that is acceptable to
the Hennepin County Highway Department.
Provisions are made to control and reduce noise.
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
4
anticipated source of additional noise resulting from this project
dryers for the car wash. Because the nearest property zoned
I for residential purposes (5609 Corvallis Avenue) is 660 feet
;t of the proposed exit doors for the car wash, such noise is not
I to be detrimental to public health, safety or general welfare.
• The provisions of Sub -Section 595.53 Subd. 9e of this code are
considered and satisfactorily met.
❑ The project is consistent with the goals of the Comprehensive Plan.
❑ The geographic area involved is appropriate for the proposed use.
❑ The use is not expected to depreciate the area in which it is proposed.
❑ The project is compatible with the character of the surrounding area.
❑ The demonstrated need for such use is apparent in the marketplace,
as the applicant has made the decision to invest in the facility.
7. Site Improvement Agreement.
A Site Improvement Agreement, including estimated financial surety of $77,500,
is required for this project.
D. RECOMMENDATION
Staff recommends approval of applications 98-11.3 for Site Plan Review and 98-11.4
for Conditional Use Permit, for property located at 5108 and 5120 West Broadway
(P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064), to allow construction of a 9,300 sq.
ft. one-story addition to an existing auto body shop including a car wash as a
conditional use in the 1-2 District, as shown on the plans submitted with said
applications, and subject to the following conditions:
❑ It is understood that the applicant may wish to lease parts of the facility to other
businesses or individuals for uses accessory to Crystal Collision Center. If such
accessory use is not a permissible use in the 1-2 District, then it shall not provide
goods or services on the site to the general public nor otherwise generate customer
traffic on the site in addition to that generated by Crystal Collision Center.
❑ The parking demand generated by the mix of uses on the site shall not exceed the
number of parking stalls provided on the site.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
5
No`building permit shall be issued until Hennepin County has combined the two
P" into a single parcel, and the applicant has furnished evidence of this
combination to the City.
The Planning Commission is asked to make a recommendation on the requests for City
Council consideration.
_.: The City Council will consider the requests at its August 3rd meeting instead of its next
regular meeting on July 21St. This is because second reading and ad-dtion of a Zoning
x;F Ordinance text amendment allowing car washes by conditional use in the 1-2 district
would not occur before August 3'. If the text amendment is not adopted, the
applications for Site Plan Review and Conditional Use Permit must be denied.
J
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
6
_:,.18.6...:..... �.--
,- July 13, 1998
❑ The parking lot shall have a perimeter of concrete curb and gutter.
❑ The air conditioning units shall be located as far from adjacent residential
property as possible and shall be screened from adjacent property or public
right-of-way.
❑ No building permit shall be issued until the applicant executes the required
Site Improvement Agreement.
❑ Staff will work with applicant to move air conditioners away from residence
and will use natural screening or fence.
Motion carried.
B (2). Chair Magnuson declared this was the time and the place as advertised for a public
hearing to consider a Zoning Ordinance Text Amendment to add a new clause (f) to
515.39 Subd. 4, which would have the effect of allowing car washes as a conditional use
in the I-1 and I-2 districts. Staff presented the following: this is consistent with the
Comprehensive Plan.
No one appeared in opposition.
Moved by Commissioner Kamp and seconded by Commissioner Elsen to close the public
hearing.
Motion carried.
Moved by Commissioner Bonnell and seconded by Commissioner Koss to recommend to
the City Council to approve a Zoning Ordinance Text Amendment to add a new clause (f)
to 515.39 Subd. 4, which would have the effect of allowing car washes as a conditional
use in the I-1 and I-2 districts, using the same language as that presently used for car
washes as a conditional use in the B-3 District.
Motion carried.
B (3). Chair Magnuson declared this was the time and the place as advertised for a public
hearing to consider Application 98-11.3 for Site Plan Review and Application 98-11.4 for
Conditional Use Permit, to allow construction of a 9,300 sq. ft. one-story addition to an
existing auto body shop, to include a car wash as a conditional use in the I-2 Heavy
Industrial District at 5108 and 5120 West Broadway (Crystal Collision Center), P.I.D. 09-
118-21-24-0009 and 09-118-21-24-0064, as submitted by John Neznik.
Planner Sutter stated space for the stacking of cars exceeds the requirement. Also parking
exceeds the requirement for the proposed uses.
John Neznik, owner of Crystal Collision, stated the businesses he would lease to would
be non -retail.
Bob Timperley of Grand T Builders, Minneapolis, stated the County would allow the
11
i�
July 13, 1998
single driveway on West Broadway.
No one appeared in opposition.
Moved by Commissioner Nystrom and seconded by Commissioner Kamp to close the
public hearing.
Motion carried.
Moved by Commissioner Koss and seconded by Commissioner Krueger to
recommend to the City Council to approve Application 98-11.3 for Site Plan
Review and Application 98-11.4 for Conditional Use Permit. to allow
construction of a 9,300 sq. ft. one-story addition to an existing auto body shop, to
include a car wash as a conditional use in the I-2 Heavy Industrial District at 5108
and 5120 West Broadway (Crystal Collision Center), P.I.D. 09-118-21-24-0009
and 09-118-21-24-0064, as submitted by John Nezaik.
The findings of fact are as follows:
The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
The building addition would incorporate design elements from the existing
building and would be constructed of materials compatible with other
buildings in the area. The proposed landscaping along West Broadway
would improve the appearance of the area. The removal of the existing
non -conforming residential use from 5120 West Broadway would be
consistent with the Comprehensive Plan and Zoning Ordinance.
• Magazining or stacking space is constructed to accommodate that number
of vehicles, that can be washed during a maximum 30 minutes period and
shall be subject to the approval of the City Engineer.
At this time the minimum wash time is not known. Stacking space on the
site plan submitted appears to be sufficient to accommodate wash times of
2 minutes 8 seconds. The final site plan shows sufficient stacking for
vehicles based on the minimum wash time proposed by the applicant.
The entire area other than occupied by the building or plantings shall be
surfaced with material that will control dust, and drainage which is
subject to the approval of the City Engineer.
The parking lot will have a perimeter of concrete curb and gutter, and will
187
188
July 13, 1998
have a concrete or bituminous surface.
The entire area shall have a drainage system that is subject to the
approval of the City Engineer.
The engineering site plan, that has been provided to the City Engineer,
shows an on-site storm drainage system.
Vehicular access points shall be limited, shall create a minimum of
conflict with through traffic movement and shall be subject to the approval
of the City Engineer.
The final site plan shows access to West Broadway that is acceptable to
the Hennepin County Highway Department.
Provisions are made to control and reduce noise.
The only anticipated source of additional noise resulting from this project
is the air dryers for the car wash. Because the nearest property zoned and
used for residential purposes (5609 Corvallis Avenue) is 660 feet
southeast of the proposed exit doors for the car wash, such noise is not
expected to be detrimental to public health, safety or general welfare.
The provisions of Sub -Section 515.53 Subd. I e of this code are considered
and satisfactorily met.
❑ The project is consistent with the goals of the Comprehensive Plan.
❑ The geographic area involved is appropriate for the proposed use.
❑ The use is not expected to depreciate the area in which it is proposed.
❑ The project is compatible with the character of the surrounding area.
❑ The demonstrated need for such use is apparent in the marketplace, as
the applicant has made the decision to invest in the facility.
Subject to the following conditions:
❑ It is understood that the applicant may wish to lease parts of the
facility to other businesses or individuals for uses accessory to Crystal
Collision Center. If such accessory use is not a permissible use in the
I-2 District, then it shall not provide goods or services on the site to the
general public nor otherwise generate customer traffic on the site in
18
July 13, 1998
addition to that generated by Crystal Collision Center.
❑ The parking demand generated by the mix of uses on the site shall not
exceed the number of parking stalls provided on the site.
❑ No building permit shall be issued until the applicant executes the
required Site Improvement Agreement.
❑ No building permit shall be issued until Hennepin County has
combined the two parcels into a single parcel, and the applicant has
furnished evidence of this combination to the City.
❑ Enclosure of dumpster area to be addressed.
❑ Owner aware that this is not a retail operation.
Motion carried.
B (4). Chair Magnuson declared this was the time and the place as advertised for a public
hearing to consider Application 98-12.3 for Site Plan Review to allow construction of a
larger addition than was previously approved by the City Council, in the B-3 Auto -
Oriented Commercial District at 5160 West Broadway (Suttle Car Wash), P.I.D. 09 -118 -
am as submitted by Automotive Concepts, Inc.
lb Planner Sutter stated the applicant wanted an increase in the size of the addition from
82' x 86' to 105' x 86'. There is still adequate parking. The City will call a public
hearing to clean up the zoning and make the entire parcel I-2 (Heavy Industrial District).
Commissioner Kamp questioned if the outside storage would increase.
Commissioner Koss thinks van conversion would be considered major auto repair.
Greg Schrader of KMS Construction stated there is adequate parking, and the work is
done on new vehicles.
No one appeared in opposition.
Moved by Commissioner Elsen and seconded by Commissioner Koss to close the public
hearing.
Motion carried.
Moved by Bonnell and seconded by Koss to recommend to the City Council to
approve Application 98-12.3 for Site Plan Review to allow construction of a
larger addition than was previously approved by the City Council, in the B-3
Auto -Oriented Commercial District at 5160 West Broadway (Suttle Car Wash),
P.I.D. 09-118-21-21-0023 as submitted by Automotive Concepts, Inc.
Cl
July 14, 1998
To: Bob Timperley
Grand T Builders, Inc.
251 First Ave N #300
Minneapolis MN 55401
CC: John Neznik
Crystal Collision Center
5108 West Broadway
Crystal MN 55429
Community Development Department
City of Crystal
4141 Douglas Drive North
Crystal, MN 55422
(612) 531-1000 fax 531-1188 ..r
From: John Sutter, Planner
RE: Upcoming City Council meeting on Tuesday, August 18th, at 7:00 PM
Crystal City Council Chambers, 4141 Douglas Dr N
At its meeting on Monday, July 13th, the Planning Commission recommended approval of your
request for Site Plan Review, subject to the following conditions:
❑ It is understood that the applicant may wish to lease parts of the facility to other businesses or
individuals for uses accessory to Crystal Collision Center. If such accessory use is not a
permissible use in the 1-2 District, then it shall not provide goods or services on the site to the
general public nor otherwise generate customer traffic on the site in addition to that generated by
Crystal Collision Center.
❑ The parking demand generated by the mix of uses on the site shall not exceed the number of
parking stalls provided on the site.
❑ Trash and recycling areas shall -be scTe--4nedfror�rtMz-g t"� biic roads -as required in 520.37
Subd. 1(e).
❑ No building permit shall be issued until the applicant executes the required Site Improvement
Agreement.
❑ No building permit shall be issued until Hennepin County has combined the two parcels into a
single parcel, and the applicant has furnished evidence of this combination to the City.
Please note that your requests cannot be considered until and unless the second reading and
adoption of a Zoning Ordinance Text Amendment making car washes a conditional use in the 1-2
district. Therefore the Ci Council will consider your request on Tuesday, August 18th, at 7:00 PM.
Feel free to contact me at U-42 if-peu=haveany questions. Thank you.
ME M OR AND U M
DATE: August 13, 1998
TO: Jerry Dulgar, City Manager
CC: Anne Norris, Community Development Director
FROM: 4ohn Sutter, Planner
SUBJ.: 5108 and 5120 West Broadway - Crystal Collision Center
(P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064)
Application 98-11.3: Site Plan Review
Application 98-11.4: Conditional Use Permit
(The effect of the request would be construction of a 9,300 sq. ft. one-story
addition to an existing auto body shop, to include a car wash as a conditional
use in the 1-2 District.)
A. BACKGROUND
Crystal Collision Center is located in an existing building at 5108 West Broadway. The
property owner, John Neznik, has purchased the property to the north, 5120 West
Broadway, which is currently occupied by a nonconforming single-family residential
structure. Both parcels are zoned 1-2 Heavy Industrial.
Mr. Neznik is proposing to demolish the existing house, combine the two parcels into a
single parcel, and build a 186'x 50' (9,300 sq. ft.) addition onto the north side of the
existing Crystal Collision Center building. The west 47 feet of the addition would be
used for an automatic car wash.
Site Plan Review is required to construct the 9,300 sq. ft. addition [520.03]. Subject to
adoption of a Zoning Ordinance Text Amendment, a Conditional Use Permit would be
required for a car wash in the 1-2 District [515.39 Subd. 4 (f)].
The following informatic -.al items are attached:
❑ plat map showing the subject property and adjacent zoning districts
❑ proposed Site Improvement Agreement
❑ set of preliminary plans for the project, including a survey showing the two parcels
B. STAFF COMMENTS
1. Proposed Building Addition.
The building addition would have a gross floor area of 9,300 sq. ft. The addition
would include a 2,150 sq. ft. body shop expansion, 2,350 sq. ft. automatic car
wash, and 4,800 sq. ft. of leaseable space for businesses integral to the
operations of Crystal Collision Center. The building would have a flat roof and
exterior walls of scored concrete block (not unfinished block) with accents of
break -off concrete.
2. Lot Combination.
Two parcels, 5108 and 5120 West Broadway, currently make up the subject
property. These parcels have been combined administratively under 505.13
Subd. 1, in accordance with the survey by Lake & Land Surveying dated June
29, 1998.
3. Zoning and Land Use.
The subject property is located in the 1-2 Heavy Industrial District. The body shop
is classified as Auto Repair — Major, which is a permitted use in the 1-2 District.
Car washes are currently prohibited in the 1-2 District but would be a conditional
use upon adoption of a Zoning Ordinance Text Amendment that is being
considered concurrent with this request.
The surrounding land uses are a mixture of industrial and commercial uses, with
a cemetery and non -conforming residential uses southwest of the subject
property. Abutting properties are zoned 1-2 Heavy Industrial to the north and
across the railroad to the east, and B-4 Community Commercial across Corvallis
Avenue and Broadway Avenue to the south and west.
The subject property is guided for County Road 81 Corridor - Mixed Use. This
area is intended to accommodate a mixture of uses that provide for a higher
quality visual image within the corridor. Uses guided for this corridor include
residential, office, hospitality, institutional, public facilities, employment and
commercial uses that do not compete for business with Community Retail areas.
4. Parking and Access.
The subject property contains a mixture of uses that, aside from the car wash, is
not specifically addressed in the parking requirements. It appears that 515.09
Subd. 9(y), "Retail sales and service business with 50% or more of gross floor
area devoted to storage, warehouses and/or industry", is the best fit for the
property. This would require off-street parking spaces based on whichever of the
following is greater:
SITE PLAN REVIEW / CONDITIONAL USE PERMIT - 5108 & 5120 WEST BROADWAY
2
tea:
BASED ON FLOOR AREA
Requirement Existing Proposed
8 spaces 8 8
+ 1 per 250 sq. ft. of public sales/service area 12 12
+ 1 per 1,000 square feet of storage area 9 16
+ 2 for the car wash (515.09 Subd. 9(gg)(2)] -- 2
TOTAL 29 38
BASED ON EMPLOYEE COUNT
Requirement Existing Proposed
8 spaces 8 8
+ 1 per employee on the maximum shift 20 (?)
+ 2 for the car wash (515.09 Subd. 9(gg)(2)] -- 2
TOTAL 28 (?)
Because the precise employee count of the accessory uses that would occupy
4,800 sq. ft. of the building addition is not known at this time, it would be prudent
to use the method based on floor area until the parkirr demand based on
employee count exceeds that base.:: on floc area. T le parking demand
generated would not be permitted to exceed that accommodated on the site.
The proposed Zoning Ordinance text amendment [515.39 Subd. 4] allowing car
washes as a conditional use would require stacking space to accommodate the
maximum number of vehicles that can be washed in a 30 -minute period. Based
on a 5 -minute cycle time estimated by the applicant, 12 stacking spaces would
be required (6 per car wash bay).
The revised site plan submitted to the Planning Commission shows 56 parking
spaces (including two handicapped spaces) and room for approximately 26
stacking spaces. It also shows replacing the two existing driveway approaches
on West Broadway with a single driveway approach, as per discussions with the
Hennepin County Highway Department.
5. Landscaping and Buffering.
The site plan shows compliance with the required 5' minimum setback between
parking areas and property lines. New landscaping, including trees and shrubs,
would be installed in the northwest part of the property adjacent to West
Broadway. This would be consistent with the City's goals for improving the visual
image along this corridor.
6. Suggested Findings of Fact for the Conditional Use Permit
The proposed Zoning Ordinance text amendment [515.39 Subd. 4], allowing car
washes as a conditional use, lists 12 specific criteria for consideration of such
Conditional Use Permit; the following of these criteria are applicable to the
proposed project:
• The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
SITE PLAN REVIEW / CONDITIONAL USE PERMIT - 5108 & 5120 WEST BROADWAY
3
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
The building addition would incorporate design elements from the existing
building and would be constructed of materials compatible with other
buildings in the area. The proposed landscaping along West Broadway
would improve the appearance of the area. The removal of the existing
non -conforming residential use from 5120 West Broadway would be
consistent with the Comprehensive Plan and Zoning Ordinance.
Magazining or stacking space is constructed to accommodate that
number of vehicles which can be washed during a maximum 30 minutes
period and shall be subject to the approval of the City Engineer,
The 26 stacking spaces on the site plan submitted would be sufficient to
accommodate wash times of 2 minutes 18 seconds or longer. This
includes stacking in the vacuum area, which is not shown as stacking
space on the site plan. The applicant has stated that he will not set the
minimum wash time to be less than the stacking space can
accommodate.
The entire area other than occupied by the building or plantings shall be
surfaced with material which will control dust and drainage which is
subject to the approval of the City Engineer.
The parking lot will have a perimeter of concrete curb and gutter, and will
have a concrete or bituminous surface.
• The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
The engineering site plan, which has been provided to the City Engineer,
shows an on-site storm drainage system.
Vehicular access points shall be limited, shall create a minimum of conflict
with through traffic movement and shall be subject to the approval of the
City Engineer.
The final site pian shows access to West Broadway that has been
determined to be acceptable by the Hennepin County Highway
Department.
Provisions are made to control and reduce noise.
SITE PLAN REVIEW I CONDITIONAL USE PERMIT - 5108 & 5120 WEST BROADWAY
4
The only anticipated source of additional noise resulting from this project
is the air dryers for the car wash. Because the nearest property zoned
and used for residential purposes (5609 Corvallis Avenue) is 660 feet
southeast of the proposed exit doors for the car wash, such noise is not
expected to be detrimental to public health, safety or general welfare.
The provisions of Sub -Section 515.53 Subd. 1e of this code are
considered and satisfactorily met.
❑ The project is consistent with the goals of the Comprehensive Plan.
❑ The geographic area involved is appropriate for the proposed use.
❑ The use is not expected to depreciate the area in which it is proposed.
❑ The project is compatible with the character of the surrounding area.
❑ The demonstrated need for such use is apparent in the marketplace,
as the applicant has made the decision to invest in the facility.
7. Site Improvement Agreement.
A Site Improvement Agreement, including estimated financial surety of $77,500,
is required for this project.
C. RECOMMENDATION
The Planning Commission held the required public hearing at its meeting on July 13tH
and voted 8-0 to recommend approval of applications 98-11.3 and 98-11.4, requests for
approval of Site Plan Review and Conditional Use Permit, for property located at 5108
and 5120 West Broadway (P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064), to allow
construction of a 9,300 sq. ft. one-story addition to an existing auto body shop including
a car wash as a conditional use in the 1-2 District, as shown on the revised plans
submitted to the Planning Commission, subject to the following:
❑ It is understood that the applicant may wish to lease parts of the facility to other
businesses or individuals for uses accessory to Crystal Collision Center. If such
accessory use is not a permissible use in the 1-2 District, then it shall not provide
goods or services on the site to the general public nor otherwise generate customer
traffic on the site in addition to that generated by Crystal Collision Center. No retail
uses shall be permitted on the site.
❑ The parking demand generated by the mix of uses on the site shall not exceed the
number of parking stalls provided on the site.
SITE PLAN REVIEW / CONDITIONAL USE PERMIT - 5108 & 5120 WEST BROADWAY
5
❑ Trash and recycling areas shall be screened from lot lines and public roads as
required in 520.37 Subd. 1(e).
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
City Council action on applications 98-11.3 and 98-11.4 is requested.
SITE PLAN REVIEW / CONDITIONAL USE PERMIT - 5108 & 5120 WEST BROADWAY
6
I
0
August 19, 1998
To: Bob Timperley
Grand T Builders, Inc.
251 First Ave N #300
Minneapolis MN 55401
CC: John Neznik
Crystal Collision Center
5108 West Broadway
Crystal MN 55429
Community Development Department
City of Crystal
4141 Douglas Drive North
Crystal, XN 55422
(612) 531-1000 fax 531-1188
RE: APPLICATION APPROVED
98-11.3: Site Plan Review
98-11.4: Conditional Use Permit
Your application for Site Plan Review and a Conditional Use Permit for a car wash, at 5108 West
Broadway, was approved by the City Council on Tuesday, August 18th, subject to the following:
❑ It is understood that the applicant may wish to lease parts of the facility to other businesses or
individuals for uses accessory to Crystal Collision Center. If such accessory use is not a
permissible use in the 1-2 District, then it shall not provide goods or services on the site to the
general public nor otherwise generate customer traffic on the site in addition to that generated by
Crystal Collision Center. No retail uses shall be permitted on the site.
❑ The parking demand generated by the mix of uses on the site shall not exceed the number of
parking stalls provided on the site.
❑ Trash and recycling areas shall be screened from lot lines and public roads as required in 520.37
Subd. 1(e).
❑ No building permit shall be issued until the applicant executes the required Site Improvement
Agreement.
Enclosed are two copies of the Site Improvement Agreement. This agreement requires deposit of
surety to guarantee construction of site improvements (excluding buildings). The required amount will
-he $77,500. You will need to execute both copies, and return them to me along with the required
.irety. Once the Mayor and City Manager have executed the agreement, I will return one of the
copies to you for your records.
Bob Timperley
August 19, 1998
page 2
Feel free to contact me at 531-1142 if you have any questions. On behalf of the City of Crystal, I
wish you the best on your project.
Regards,
Sutter, Planner
Enclosures: 1 (sent to John Neznik only)
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15 1,
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: Planning Commission members
CC: Patrick Peters
Gail VanKrevelen
From: John Sutter tel: 763-531-1142 fax: 763-531-1188
Date: October 10, 2000
Subject: Development Code Revisions — comments from Oct. 9th Planning Commission meeting
The following is a summary of the issues raised in the October 9th meeting regarding the upcoming
rewrite of the Development Code (zoning, subdivision, site plan review and signs):
❑ Environmental issues
Signs
❑ The "ugliness" of our older commercial strips
❑ Connect parks and open spaces together with paths
❑ Incorporate bus facilities (shelters & pull-outs) into redevelopment plans
❑ Improve landscaping in commercial areas (existing, older pkg lots especially need improvement)
❑ Raise sq. ft., lot area and parking requirements for senior housing so that they match the
requirements applied to housing for the general population
❑ There are enough apartments in southern Crystal — new units should be added elsewhere in City
❑ Redevelop areas for mixed use (retail/office/residential) where appropriate
❑ Improve follow-up (enforcement of site plan and zoning requirements after approval)
❑ Exterior building materials (refer to previous discussions)
_The next work session will be on Monday, November 13th; our main topic will be the type and number
`zoning districts the new Development Code should have. Food will be ready at 5:30 with the work
session to start at 6:00. The regular Planning Commission meeting will follow at 7:00; so far, the only
item on the agenda is a Conditional Use Permit request from Brookdale Dodge as described in your
October meeting packet. Feel free to call me at 531-1142 if you have any questions. Thank you!
515.17. General District Provisions.
Subdivision 1. Establishment of Districts. The following zoning classifications
and districts are�hereby established within the City of Crystal.
a) Residential Districts.
1) R-1, Single family residential district.
2) R-2, Single and Two family residential district.
3) R-3, Medium density residential district.
4) R-4, High density residential district.
5) R-0, Residential - office district.
b) Business Districts.
1) B -la, Professional office district.
2) B-1, Neighborhood commercial district.
3) B-2, Limited commercial district.
4) B-3, Auto -Oriented commercial district.
5) B-4, Community commercial district.
C) Industrial Districts.
1) I-1, Warehousing and light industrial district.
2) 1-2, Heavy industrial district.
d) Special Districts.
1) P-1, Off-street parking district - commercial/industrial
2) P-2, Off-street parking district - residential.
3) Fp, Flood Plain district.
4) PUD, Planned unit development district.
m
DISTRICT PURPOSE STATEMENTS
R-1, Single Family Residential District. The purpose is to provide for low density single
family detached residential dwelling units and directly related, complimentary uses.
R-2, Single and Two Family Residential District. The purpose is to provide for low to
moderate density one and two unit dwellings and directly related, complimentary uses.
R-3, Medium Density Residential District. The purpose is to provide for medium density
housing in townhouse and in multiple family structures ranging up to and including four
units and directly related, complimentary uses.
R-4, High Density Residential District. The purpose is to provide for high density
residential uses and directly related complimentary uses.
R-0, Residential Office District. The purpose is to provide for high density residential
use and for the transition in land use from residential to low intensity business allowing
for the intermixing of such uses.
B -la, Professional Office District. The purpose is to provide for the development of
professional and low intensity office use in a character and fashion compatible with low
and medium density residential districts.
B-1, Neighborhood Commercial District. The purpose is to provide for the establishment
of local centers for convenient, limited office, retail or service outlets which deal directly
with the customer for whom the goods or services are furnished. These centers are to
provide services and goods only for the surrounding neighborhoods and are not intended
to draw customers from the entire community.
B-2, Limited Commercial District. The purpose is to provide for low intensity, retail or
service outlets which deal directly with the customer for whom the goods or services are
furnished. The uses allowed in this district are to provide goods and services on a limited
community market scale and located in areas which are well served by collector or
arterial street facilities at the edge of residential districts.
B-3, Auto -Oriented Commercial District. The purpose is to provide for an limit the
establishment of high volume motor vehicle oriented individual trip generation uses,
dependent commercial and service activities.
B-4, Community Commercial District. The purpose is to provide for the establishment of
commercial and service activities which draw from and serve customers from the entire
community or region. _
QQSiNJes
I-1, Warehousing and Light Industrial District. The purpose is to provide for the
establishment of warehousing and light industrial development and use and to provide for
a transition between retail and service type of commercial activity and heavy industrial
use.
I-2, Heavy Industrial District. The purpose is to provide for the establishment of heavy
industrial and manufacturing development and use which because of the nature of the
product or character of activity requires isolation from residential or commercial uses.
P-1, Off -Street Parking District - Commercial/Industrial. The purpose is intended only to
provide for open, surface off-street parking in commercial or industrial areas, but not
including long term storage of motor vehicles or other materials and equipment.
P-2, Off -Street Parking District - Residential. The purpose is to provide for open, surface
off-street parking in or abutting a residential area, but not including long term storage of
motor vehicles or other materials and equipment.
Flood Plain District. The purpose is to provide for the protection and preservation of
water channels and those portions of the adjoining flood plains which are reasonably
required to carry and discharge a regional flood and are subject to inundation by regional
floods. (Regional flood shall be defined according to standards established by the
Minnesota Department of Natural Resources.) It is the intent that these districts be
applied to those areas which if left unrestricted could result in loss of life and property,
health and safety hazards, disruption of commerce, utilities and governmental services,
extraordinary public expenditures for flood plain protection and relief and impairment of
the tax base, all of which adversely affect the public health, safety and general welfare.
These districts are created and applied in compliance with requirements of Minnesota
Statutes, Chapter 104. In addition, Minnesota Regulations NR 85, as may be amended,
shall be consulted in administering and applying this Subsection.
PUD, Planned Unit Development District. The purpose is to provide for the integration
and coordination of land parcels as well as the combination of varying types of
residential, commercial and industrial uses.
515.17
General District Provisions
Subdivision 1. Establishment of Districts. The following zoning classifications and districts are
hereby established within the City of Crystal.
A) Residential Districts.
1) R-1 Single Family Detached Residential District.
2) R-2 Single agd-TAe Family Attached Residential District.
3) R-4 Multiple Family Migh DA ;h, Residential District.
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B) Business Districts.
1) B-1 Limited Commercial District.
2) B-2 Community I imited Commercial District.
3) B-3 Auto -Oriented Commercial District.
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C) Industrial Districts.
1) I-1 Warnhn»sig nn i Light Industrial District.
D) Special Districts.
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1) PD Planned Development District.
2) FO Floodplain Overlay District.
3) SO Shoreland Overlay District
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CITY COUNCIL ACTIONS ON PLANNING COMMISSION ITEMS
(since last Planning Commission meeting on September 11, 2000)
September 19, 2000:
❑ Approved: Application 2000-14.8 for Lot Combination and Redivision, submitted by
Economic Development Authority of the City of Crystal (applicant and owner) and the City
of Crystal (owner), to move the common lot line 35 feet north of its present location for
previously divided property located at 6403 41St Avenue North (P.I.D. 17-118-21-14-0013).
October 3, 2000:
❑ Crystal Comprehensive Plan Update, 2000-2020 adopted. (After review by Metropolitan
Council and discussions between them and City staff over the past several months, some
minor changes and corrections were made to make the plan consistent with Metropolitan
Council requirements, as well as to update some items that had changed in the last year.
Staff will now proceed to publication of the plan and will distribute copies to the Planning
Commission as soon as they are available.)