1999.10.11 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
October 11, 1999
7:00 PM
1. Approval of Minutes from the September 13, 1999 Meeting
2. Public Hearing: Application 99-14.3 for Site Plan Review, submitted by Mayer
Electric (applicant) and F.H.J. Properties (owner), for construction of a 2,600 sq.
ft. building enclosing an existing parking lot on property located at 5124 Hanson
Court (P.I.D. 09-118-21-22-0040).
3. Public Hearing: Application 99-15.9 for a Variance from Crystal City Code 515.15
Subd. 5(a), submitted by Avery Homes, Inc. (applicant) and Crystal Economic
Development Authority (owner), to reduce the minimum main floor area from 750
sq. ft. to 676 sq. ft. for a new two-story house proposed for 3513 Kyle Avenue
North (P.I.D. 07-029-24-12-0037).
4. Informal discussion and announcements.
5. Adjournment
For additional information, contact John Sutter at 531-1142 .
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September 13, 1999
CRYSTAL PLANNING COMMISSION MINUTES
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following present: Eisen, K. Graham, T. Graham, Kamp, Koss, Krueger, Nystrom and
VonRueden. Absent was Magnuson. Also present were Public Works Director Mathisen,
Community Development Director Norris and Planner Sutter.
Moved by Commissioner Nystrom and seconded by Commissioner Krueger to approve
the minutes of the August 9, 1999, meeting.
Motion carried.
2. Vice Chair Eisen swore in new Planning Commissioner Kris Graham.
Vice Chair Eisen declared this was the time and the place as advertised for a public
hearing to consider Application 99-12.1, submitted by Industrial Equities (applicant) and
Crystal Economic Development Authority (owner) for Rezoning of property located at
5549 Zane Avenue North (P.I.D. 04-118-21-33-0029) from R-1 Single Family Residential
to I-1 Light Industrial, together with Rezoning of property located at 5430 Lakeland
Avenue North (P.I.D. 04-118-21-34-0124) from B-3 Auto -Oriented Commercial to I-1
Light Industrial.
Planner Sutter explained the parcels involved were not owned by the EDA or developer at
the time of the previous site plan review and rezoning applications for the Industrial
Equities project.
No one appeared in opposition.
Moved by Commissioner Kamp and seconded by Commissioner Nystrom to close the
public hearing.
Motion carried.
Moved by Commissioner Koss and seconded by Commissioner Nystrom to
recommend to the City Council to approve Application 99-12.1, submitted by
Industrial Equities (applicant) and Crystal Economic Development Authority
(owner) for Rezoning of property located at 5549 Zane Avenue North (P.I.D. 04-
118-21-33-0029) from R-1 Single Family Residential to I-1 Light Industrial,
together with Rezoning of property located at 5430 Lakeland Avenue North
(P.I.D. 04-118-21-34-0124) from B-3 Auto -Oriented Commercial to I-1 Light
Industrial.
The findings of fact are:
o The rezoning is consistent with the goals of the Comprehensive Plan.
o The geographic area involved is appropriate for the proposed use.
11CY_FS 11SYS%GROUPSICOMDEVLPIPLANNINGIPLMCOM M\1999109-131MINUTES.doc
September 13, 1999
❑ 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 evident from the private developer's
desire to construct the facility at this location, and from the lack of similar
facilities elsewhere in the City of Crystal.
Motion carried.
4. Vice Chair Elsen declared this was the time and the place as advertised for a public
hearing to consider Application 99-13.1,2,3,8, submitted by LaNel Financial
Group, Inc. (applicant), and Crystal Partners L.P. and City of Crystal Economic
Development Authority (owners), for the following:
❑ Preliminary Plat for Heathers Subdivision, which would create the following
new parcels:
Lot 1, Block 1: 4.92 acres to be used as a site for an assisted living facility
proposed to be located approximately at 3000 Douglas Drive North; and
Outlot A: 9.24 acres to be used for open space purposes by the City of
Crystal.
❑ Comprehensive Plan Amendment, to change the designation of Lot 1, Block 1
located approximately at 3000 Douglas Drive North, from Low Density
Residential to High Density Residential.
❑ Rezoning, to change the zoning of Lot 1, Block 1 located approximately at
3000 Douglas Drive North, from R-1 Single Family Residential to R-4 High
Density Residential.
❑ Site Plan Review, for construction of a 75 unit assisted living facility together
with related parking, landscaping and other site improvements, on Lot 1, Block
1 located approximately at 3000 Douglas Drive North.
Planner Sutter reviewed the applications; the plat will divide the property into two parcels.
The larger parcel will be gifted to the City and the smaller parcel will be the site of the
proposed assisted living project. A sidewalk and trail easement will be required along the
west boundary of the plat and a drainage and utility easement will be maintained along the
south boundary of Lot 1, Block 1. The Comprehensive Plan will be amended to High
Density Residential for the assisted living site to accommodate the density of the assisted
living project and the site will be rezoned to R-4. A neighborhood meeting on the project
was held on September 2.
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September 13, 1999
Planner Sutter reviewed the site plan:
- the proposal meets or exceeds the City's requirements for lot area, floor area,
setbacks, building materials, lighting and utilities;
- the proposal may not have sufficient buffering for the house northwest of the project;
- the parking required is 75 spaces; 56 spaces are provided; the assisted living is a hybrid
between nursing home and senior apartments so proposed parking should be sufficient
but developers have space for additional 2O spaces in proof of parking area if needed;
- the project will not create sufficient traffic to warrant a traffic study, Douglas Drive
has sufficient capacity for additional traffic generated, and Hennepin County has
requested the southern access to be ingress only; and
- a sidewalk connection to Brunswick Avenue is suggested.
Planner Sutter recommended approval of all applications based on the findings included in
the staff report.
Commissioner T. Graham asked the zoning of the outlot; Planner Sutter noted it will
remain R-1 in which parks are permitted uses.
Commissioner Koss asked whether the 56 parking spaces includes the underground
parking; Planner Sutter affirmed the parking provided includes the underground parking.
Sandra Gale, 10132 Beard Avenue South, Bloomington, requested a copy of the staff
report; a copy was provided to her at the meeting.
Paul Brewer, LaNel Financial Group, reviewed changes to the site plan to accommodate
staff comments:
- more trees will be added to the northwest boundary and southern boundary;
- still not sure where to locate sidewalk to Brunswick Avenue, but there are several
potential locations; and
- neighbors east of Lamplighter/Heather Apartments asked about additional screening
on east side of garages; LaNel is working with them.
Vice Chair Elsen noted the proposal is a good use for the site and a good type of housing
to be added in the community.
Moved by Commissioner Kamp and seconded by Commissioner Nystrom to close the
public hearing.
Motion carried.
Moved by Commissioner Nystrom and seconded by Commissioner Koss to
recommend to the City Council to approve Application 99-13.1,2,3,8, submitted
by LaNel Financial Group, Inc. (applicant), and Crystal Partners L.P. and City of
Crystal Economic Development Authority (owners), for the following:
❑ Preliminary Plat for Heathers Subdivision, which would create the following
UCY_FS1\SYS\GROUPS\COMDEVLP\PLANNING\PLANCOM M\1999\09-13\MINUTES.doc
September 13, 1999
new parcels:
Lot 1, Block 1: 4.92 acres to be used as a site for an assisted living facility
proposed to be located approximately at 3000 Douglas Drive North; and
Outlot A: 9.24 acres to be used for open space purposes by the City of
Crystal.
❑ Comprehensive Plan Amendment, to change the designation of Lot 1, Block 1
located approximately at 3000 Douglas Drive North, from Low Density
Residential to High Density Residential.
❑ Rezoning, to change the zoning of Lot 1, Block 1 located approximately at
3000 Douglas Drive North, from R-1 Single Family Residential to R-4 High
Density Residential.
❑ Site Plan Review, for construction of a 75 unit assisted living facility together
with related parking, landscaping and other site improvements, on Lot 1, Block
1 located approximately at 3000 Douglas Drive North.
The findings of fact and proposed conditions are:
A. Preliminary Plat
The proposed plat is consistent with the requirements of Crystal City Code.
It will also provide an opportunity for construction of new housing of a
type which is consistent with the City's Comprehensive Plan and
redevelopment goals. Furthermore, it will also result in the dedication of
9.24 acres of mostly undevelopable land to the City of Crystal, which can
use it for public park and open space purposes.
B. Comprehensive Plan Amendment
The proposed Comprehensive Plan amendment is consistent with the
Comprehensive Plan because it would allow development of an assisted
living facility which would exhibit the following combination of
characteristics: (1) it provides a housing type that is needed but does not
currently exist in Crystal; (2) it provides a desirable transition between
existing higher density uses to the south and the low density residential and
parks and open space uses to the north; (3) it is contiguous with an existing
136 -unit apartment complex which is guided and zoned for high density
residential; (4) a portion of the site is already guided for high density
residential; (5) it is presently served by fixed route public transit; and (6) it
is located a short walking distance (800 feet) from existing retail
businesses.
\\CY FS1\SYS\GROUPS\COMDEVLP\PLANNING\PLANCOMMN999\09-13\MINUTES.doc
September 13, 1999
C. Rezoning
If the assisted living site (Lot 1, Block 1) were guided for high density
residential, the proposed rezoning would be consistent with the
Comprehensive Plan. The proposed facility would be consistent with R-4
zoning, because (1) it is an R-4 permitted use, and (2) it meets the district's
lot, area and setback requirements.
D. Site Plan Review
The proposed facility is consistent with the requirements of Crystal City
Code.
This recommendation includes the following conditions:
❑ The Final Plat shall include a drainage and utility easement along the southerly
15' of Lot 1, Block 1, Heathers Subdivision.
❑ The Final Plat shall include an easement for sidewalk and trail purposes along
the westerly 7' of Lot 1, Block 1, Heathers Subdivision (adjacent to Douglas
Drive).
❑ In the event that City staff determines that parking demand exceeds the parking
provided on the site, the developer shall install additional spaces as determined
to be necessary by staff. Developer shall install said parking as soon as is
practicable, but in no event more than 9 months after the City provides notice
of the need for additional parking.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
Motion carried.
5. The Planning Commission considered the proposed July 1999 Water Supply Plan Update,
prepared by the Joint Water Commission for Crystal, Golden Valley and New Hope.
Public Works Director Mathisen explained the plan is required and includes planning for
droughts, water testing information and will be part of the City's Comprehensive Plan by
reference. A report on the quality of the City's water was contained in the last issue of the
City newsletter. The Commission discussed water testing and basis for water bills.
Moved by Commissioner Nystrom and seconded by Commissioner Krueger to recommend
approval of the July 1999 Water Supply Plan Update, prepared by the Joint Water
Commission for Crystal, Golden Valley and New Hope.
Motion carried.
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September 13, 1999
6. Commissioner Koss asked the Commission to consider making a recommendation
to the City Council about issues related to the LaNel project such as the status of
Brunswick (i.e., is it planned to remain), clean-up plans for the Nafstad property,
and plans for park development.
Public Works Director Mathisen noted Brunswick Avenue is a State Aid road and
State Aid funds were used recently to build connections to Brunswick as well as
the southern portion of Brunswick. If the road were no longer used, the City
would have to repay the State Aid dollars. Commissioner Koss asked whether the
street could be made a cul-de-sac. Mathisen said State Aid streets need to connect
to other State Aid streets. Mathisen also has public safety concerns with not
maintaining Brunswick as a through street as it provides an additional north -south
corridor as an alternative to Douglas Drive. Mathisen intends to have the Public
Works department work on cleaning up the Nafstad property as time allows. Until
more information is known about exactly what is in the property it will be hard to
estimate how long any clean-up may take.
Moved by Commissioner Koss and seconded by Commissioner Kamp to request
the City Council to ask staff to look at projects related to the LaNel project
including park development, the status of Brunswick Avenue and clean up of the
Nafstad property to be gifted to the City.
Motion carried (7 ayes, 1 nay).
7. Moved by Commissioner Krueger and seconded by Commissioner Kamp to adjourn.
Motion carried.
The meeting adjourned at 8:09 p.m.
Vice Chair Elsen
Secretary Nystrom
1\CY FS1%SYS\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1999\09-13\MINUTES.doc
M E M O R A N D U M
DATE: October 7, 1999
TO: Planning Commission (October 11" meeting — Item #2)
FROM: John Sutter, Planner
SUBJECT: Application 99-14.3 for Site Plan Review
5124 Hanson Court (P.I.D. 09-118-21-22-0040)
Mayer Electric (applicant) and F.H.J. Properties (owner)
Construction of a 2,600 sq. ft. building enclosing an existing parking lot in
the 1-2 Heavy Industrial District.
A. BACKGROUND
The applicant wishes to enclose an existing parking lot at 5124 Hanson Court with a 42'
x 62' metal pole building.
The following informational items are attached:
- ❑ narrative provided by developer describing the project;
❑ plat map showing the subject property and adjacent parcels;
❑ site sketch provided by applicant showing location of proposed building;
❑ site sketch modified by staff to show actual area covered by the proposed building;
❑ exterior elevations of proposed building provided by the applicant;
❑ perspective view sketches of the existing buildings and the proposed new building;
❑ 1985 staff memo recommending denial of parking variance request; and
❑ staff sketch showing potential solutions to parking issues.
B. STAFF COMMENTS
1. Property.
The subject property is located at 5124 Hanson Court (P.I.D. 09-118-21-22-
0040), legally described as Lot 2, Block 1, Mars Second Addition. The proposed
building would enclose an existing parking lot located east of the original building
and north of a 1985 addition.
2. Zoning and Land Use.
The subject property is zoned 1-2 Heavy Industrial. Warehouse, offices
accessory to warehouse and off-street parking are all permitted uses in the 1-2
District. Abutting properties are also zoned 1-2 Heavy Industrial. The nearest
major street, West Broadway, is home to a variety of commercial and light
industrial uses in this area. The subject property is guided for Employment
Oriented Mixed Use in the Comprehensive Plan.
3. Proposed Building.
The building would be 42'x 62', with a gross floor area of 2,604 sq. ft. The
building would have metal panels and roofing. It would be enclosed on three
sides: Two of these would abut the existing buildings, and the third would include
a sliding gate facing Hanson Court. One side (facing east) would remain open
but may be enclosed in the future. The building would be 16' high from the floor
to the bottom of the roof trusses, with an additional 10' to the highest point of the
shed roof which will slope down to the east. A false front metal panel will
obscure the slant of the shed roof when viewed from Hanson Court.
The use of metal as an exterior building material is discussed in 520.23 Subd. 2:
Exterior Materials. Blank walls, unadorned prestressed concrete panels,
concrete block and unfinished metal are not permitted as exterior
materials for residential or non-residential buildings. This restriction does
not apply to industrial uses, provided that adequate screening is included
in the design.
If the metal panels are finished, staff believes that the proposed building would
comply with the requirements of this section. This is based on the ongoing staff
interpretation of "unfinished" to mean unpainted or otherwise uncoated metal.
However, the Planning Commission has in the recent past questioned this
interpretation.
The area shown in the applicant's sketch does not correctly show a 42' x 62'
building. When correctly scaled onto a copy of the 1975 survey, the proposed
building appears to be slightly short of the required 22' front yard setback. For
this reason, staff suggests that the building length be changed to approximately
60' (with proximity to the front lot line to be verified by a surveyor prior to
issuance of the building permit). For reasons discussed in the following section
on parking issues, staff also suggests that the width of the building be increased
to approximately 44' (or whatever width is necessary to cover the entire width of
the existing parking lot).
4. Parking Issues.
Based on an estimated 1,900 sq. ft. of office and 3,850 sq. ft. of warehouse
(estimate based on City staff visit to the property), current City Code requires 10
off-street parking stalls, as follows:
Office Warehouse
1,900 sq. ft. @250 sq. ft. / stall 3,850 sq. ft. @1,500 sq. ft. / stall
= 7.6 stalls required = 2.6 stalls required
SITE PLAN REVIEW - MAYER ELECTRIC (5124 HANSON CT)
2
In 1985, a variance from the parking requirements was granted reducing the
- required number of stalls from 19 to 2 (based on the ordinances in effect at that
time). This variance enabled Mayer Electric to construct the 1985 addition on
the south side of the existing parking lot. The City Council granted this variance
based on a letter from the owner of the parking lot to the east, which stated that
Mayer Electric could use that parking lot. However, that parking lot now has a
new owner who has leased it to Automotive Concepts for an auxiliary off-street
parking area, and in doing so has filled the lot with other vehicles thereby making
it essentially unusable for Mayer Electric. The 1985 variance is therefore no
longer applicable, and under City Code elimination of required parking is not
permissible.
The existing 44' wide parking lot does not meet minimum standards for one aisle
with one row of stalls (42' minimum width required). This is because the west 6'
of the parking lot has been roofed for storage of materials/supplies, leaving a
parking area only 38' wide. In addition, much of the existing parking lot appears
to be used for the storage of equipment instead of employee and other vehicle
parking. While the 6' wide storage area appears to have been allowed as a
continuing non -conforming use, the use of the existing parking lot for storage is
not. (Again, under City Code elimination of required parking is not permissible.)
The proposed building would not cover the entire length of the existing parking
lot. Of the eight parking stalls presently available in the lot, two would be in front
of the building and six would be within the building provided the building is
approximately 60' long, f it were 62' long, as proposed by the applicant, it
would spot one of thi'e+ 4 parking stalls into two smaller, unusable parts, thus
reducing the number of stalls from eight to seven.)
The proposed building would also not cover the entire 44' width of the existing
parking lot. This is a problem because the posts making up the east side of the
building would have to be placed into the existing parking lot, thereby reducing
the utility of the building for parking. This is not consistent with the applicant's
stated purpose for the enclosure (parking). For this reason, staff believes that
the east wall of the proposed building would need to be moved approximately 2'
east in order to enclose the whole width of the existing parking lot.
5. Potential Solutions to Parking Issues.
Parking becomes a non -issue as it relates to this application provided the
applicant (1) modifies the new building's width and length as described above,
and (2) keeps the new building clear of materials and equipment storage so that
it is used exclusively for the parking of motor vehicles.
_ Staff recognizes that this is a short-term solution; for this reason, we suggest the
following as some potential ways to address parking issues over the longer term:
SITE PLAN REVIEW - MAYER ELECTRIC (5124 HANSON CT)
3
a. Obtain expanded ingress/egress easement from 5182 West Broadway.
Mayer Electric already has an ingress/egress easement across the east -
10' of the abutting property to the west (5182 West Broadway, Golden
Valley Heating & Air Conditioning; P.I.D. 09-118-21 22 0039). Mayer
Electric also has 20' of hard surfacing between the west side of its
building and the west property line. If the 10' easement were expanded to
22' wide, this together with the 20' hard surfaced area on the Mayer
Electric property would provide the minimum 42' needed for a 24' drive
aisle and 18' deep parking stalls, as required by Crystal City Code. This
would provide 9 parking stalls.
b. Lease some of the stalls on the property to the east (5128 Hanson Court).
While this parking lot is currently being leased to Automotive Concepts,
part of it could be leased to Mayer Electric if Automotive Concepts was
not leasing the whole lot. Or, part of this property could be sold to Mayer
Electric and the parking lot reconfigured.
In either case, staff would require written documentation (recorded easements,
leases, etc.) and physical improvements (striping, etc.) before the applicant could
use the new building for anything other than motor vehicle parking.
C. RECOMMENDATION
Staff recommends approval of Application 99-14.3, submitted by Mayer Electric
(applicant) and F.H.J. Properties (owner), for construction of a 2,600 sq. ft. building
enclosing an existing parking lot on property located at 5124 Hanson Court (P.I.D. 09-
118-21-22-0040), subject to the following conditions:
zi The building's width and length shall be modified as described in the staff report so
that (1) it encloses the entire width of the existing parking lot, (2) it complies with the
required setback of 22' from the front lot line, and (3) it preserves two parking stalls
in front of the building and six parking stalls within the building.
zi Mayer Electric and any subsequent occupant shall keep the area within the new
building clear of materials and equipment storage so that it may be used as an
enclosed parking lot for motor vehicles of employees, customers and the company.
For the purposes of this requirement, trailers are not considered motor vehicles and
shall not be stored in the new building,
The Planning Commission is asked to make a recommendation on the request for City
Council consideration. The City Council will consider the request at the October 19'
meeting.
SITE PLAN REVIEW - MAYER ELECTRIC (5124 HANSON CT)
4
Mayer Electric Corporation
5128 Hanson Court
Minneapolis, MN 55429
(612) 537-9357 fax (612) 537-2309
September 21, 1999
City of Crystal
4141 Douglas Drive N.
Crystal, MN 55422
RE: FMJ PROPERTIES PARKING LOT COVER
5128 HANSON COURT CRYSTAL, MN
To Whom It May Concern:
The purpose of putting a cover over our existing parking lot is:
1) To make it more convenient for our employees
2) Make it easier to fight the elements of weather.
3) To provide a neater appearance of our facility.
We have seven full time employees in the office, and our hours are from 7 am to 5 pm,
Monday through Friday.
We appreciate your assistance and cooperation!
S' cerely,
Jerald C. Holm
Owner
JCH/mh
FMJ parking lot cover proposal.doo
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April 1, 1985
TO: Planning Commission Members
FROM: William L. Sherburne
RE: Mayer Electric Parking Variance
5128 Hanson Court
Mayer Electric is proposing to build an addition to its existing
structure at 5128 Hanson Court. At the time that Mayer Electric
moved into the building there were 11 off-street parking stalls
available of the 16 spaces required.
The proposed addition will increase the parking requirement'to
19 stalls.
The site plan shows 2 stalls that would conform to the ordinance.
A fenced and roofed pipe storage rack was erected a few years ago
which encroached into the off-street parking area.
It is recommended that the variance be denied because the expan-
sion proposed will increase the demand for off-street parking and
at the same time will use some of the limited parking space now
available.
The proposed addition will require that a vehicle back out into
the street, contrary to code provisions. The present operation
is non -conforming and granting the variance will increase the
non -conformity. Ref. 515.05, Subd. 1 & 2 and 515.09, Subd. 4, b) &d)
The variance considered herein is unlike the conditions that were
present for the variance request of Sarge's Auto Body across the
street. In the Sarge circumstance, the building was existing,
the existing, qualifying off-street parking was neither increased
nor decreased, nor was the building changed in its physical
dimensions.
WLS:jrs
POMOIZ71AL, S)L-U-Tlot�cs -ry PAfbkw(2;- (ssu
M E M O R A N D U M
DATE: October 7, 1999
TO: Planning Commission (October 11'h meeting — Item #3)
FROM: John Sutter, Planner
SUBJECT: Application 99-15.9 for Variance
3513 Kyle Avenue North (P.I.D. 07-029-24-12-0037)
Avery Homes, Inc. (applicant) and Crystal EDA (owner)
Variance from Crystal City Code 515.15 Subd. 5(a), to reduce the minimum
main floor area from 750 sq. ft. to 676 sq. ft. for a new two-story house.
A. BACKGROUND
The City has an ongoing program to acquire and demolish substandard homes, and to
offer the resulting vacant lots for the construction of new single-family homes. This
program is intended to help the City achieve its goals to revitalize neighborhoods and
create more move -up housing options. The lot at 3513 Kyle Avenue North was made
available for redevelopment as a part of this program.
On September 21, 1999, the EDA approved the sale of the property to Avery Homes,
Inc. for construction of a two-story single family house with 3 bedrooms, 2'/2 bathrooms,
a front porch and a detached 2 -car garage. The main floor area of the proposed house
would be 676 sq. ft. The minimum main floor area required by Crystal City Code -
515.15 Subd. 5(a) - is 750 sq. ft. A variance reducing this requirement from 750 sq. ft.
to 676 sq. ft. is being requested.
The following informational items are attached:
❑ plat map showing the subject property and adjacent parcels;
❑ site sketch showing the proposed location of the house and garage;
❑ exterior elevations of the proposed house; and
❑ floor plan of the proposed house.
B. STAFF COMMENTS
1. Subject Property and Neighborhood Characteristics
Avery Homes and the EDA are requesting the variance in order to construct a
two-story house (26' x 26') and a detached garage (20'x 24').
The subject property is zoned R-1 Single -Family Residential. The lot is 40' wide
x 128' deep, and has an area of 5,120 sq. ft. The lot complies with the City's R-1
standards for min. depth (100'), but does not meet the standards for min. width
(60') or area (7,500 sq. ft.). However, because it is a lot of record, a new house
may be built on the subject property. The lot's size and orientation are
consistent with others on the same block and in the surrounding neighborhood.
The surrounding land use is predominantly single-family detached homes, many
of which were built before 1950 and are significantly smaller than homes built in
more recent years. 1 -story or 1'/2 -story houses are typical in the neighborhood,
with some split level and two-story houses mixed in.
2. The Request
City Code requires a minimum first floor area of 750 sq. ft. for two-story houses
and 900 sq. ft. for ramblers. The requested variance would reduce this by 74 sq.
ft. (10%), from 750 sq. ft. to 676 sq. ft.
The intent of this requirement is clearly to address aesthetics and not livable
area. This is because it requires 1,500 sq. ft. of livable area for two-story houses
but only 900 sq. ft. of livable area for ramblers. It can be difficult to justify
applying aesthetic requirements to areas developed long before the requirement
was adopted, especially if the effect of the requirement is counterproductive for
the neighborhood being affected.
Staff believes that such a variance would be consistent with both the
requirements for variances and the spirit and intent of the Zoning Ordinance,
because: (1) the lot width and lot area significantly limit the main floor area of a
potential house, (2) it would be counterproductive to require the building to have
a bigger footprint which would increase the bulk of the structure relative to the
amount of open space on the lot, (3) the total living space of 1,352 sq. ft. greatly
exceeds the 900 sq. ft. that the City would require if the house were a rambler,
and (4) the style of the house, including its small building footprint and detached
rear garage, is consistent with the way the land was platted and developed
(small houses on narrow lots with rear alleys).
3. Precedent
Staff is not aware of previous instances where similar variances have been
requested.
C. SUGGESTED FINDINGS OF FACT
• The property is subject to an undue hardship and should be granted a variance
as requested. Specifically:
❑ the lot width and lot area significantly limit the main floor area of a potential
house, even though the lot is classified as a buildable lot, due to its existence
prior to adoption of the Zoning Ordinance;
VARIANCE — 3513 KYLE AVE N (min. main floor area)
2
❑ it would be counterproductive to require the building to have a bigger footprint
which would increase the bulk of the structure relative to the amount of open
space on the lot; and
❑ the total living space of 1,352 sq. ft. provided by a two-story, house with a 676
sq. ft. footprint greatly exceeds the 900 sq. ft. that the City would require if the
house were a rambler, thereby negating any argument that this requirement
is necessary to ensure adequate living space within the dwelling.
The plight of the landowner is unique to the property and not created by the
landowner. Specifically:
❑ the hardship results from the narrow width and small size of the lot relative to
other buildable lots throughout the City.
The variance will not alter the essential character of the locality. Specifically:
❑ the neighborhood is a mix of house styles, and a two-story house with a 26'x
26' footprint would be an enhancement rather than a detriment to the
character of the neighborhood.
• The variance will not impair an adequate supply of light and air to adjacent
property, nor unreasonably increase congestion of public streets, nor increase
the danger of fire or otherwise endanger the public safety, nor unreasonably
diminish or impair established property values within the neighborhood, nor in
any other way be contrary to the intent of the Zoning Ordinance. Specifically:
❑ by minimizing the building footprint while maximizing livable space, the
proposed house would be consistent with the intent of the Zoning Ordinance.
D. RECOMMENDATION
Staff recommends approval of Application 99-15.9 for Variance from Crystal City Code
515.15 Subd. 5(a), submitted by Avery Homes, Inc. (applicant) and Crystal Economic
Development Authority (owner), to reduce the minimum main floor area from 750 sq. ft.
to 676 sq. ft. for a new two-story house proposed for 3513 Kyle Avenue North (P.I.D,
07-029-24-12-0037).
The Planning Commission is asked to make a recommendation on the: request for City
Council consideration. The City Council will consider the request at the October 19"
meeting.
VARIANCE — 3513 KYLE AVE N (min. main floor area)
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FIRST FLOOR PLAN
SECOND FLOOR PLAN
k,
VII
Development Status Report — 3rd Quarter 1999
(For more detailed information on these projects, call John Sutter, at 531-1142.)
COMMERCIAL/INDUSTRIAL/MULTI-FAMILY PROJECTS APPROVED
Industrial Equities (County Road 81 Redevelopment Site). Construction of the new 92,200 sq.
ft. light industrial building is nearly complete. Landscaping has been installed, and an 8' high
wood fence along the rear of the site will be installed shortly. K Wong's restaurant and the
house at 5549 Zane have been demolished and rezoned to 1-1 Light Industrial to match the
other five properties that make up the building site. Some of the building has already been
leased. For leasing information, call Jeff Minea at Welsh Companies (897-7741).
2. Rise, Inc., 5353 Lakeland. New 15,200 sq. ft. light industrial building is nearly complete. Rise
is a non-profit corporation with facilities throughout the metro area. They will use the building
to provide employment opportunities for people with developmental disabilities.
3. Fair School, 3915 Adair. This will be a new arts magnet school for 560 students in grades 4-8,
to be built and operated by a consortium of nine school districts. Construction of the new
building is underway with completion expected in time for the school to open in fall 2000.
4. Regal Car Wash, 5301 Douglas Dr. Construction is complete on a building addition; we are
still waiting for them to complete their site improvements along the west side of the building.
5. Walgreen's, 5607 West Broadway (Palace Inn and former Boston Markel: sites). A revised site
plan for construction of a 15,100 sq. ft. retail store with a drive-through pharmacy was
approved by the City Council on July 20th
6. Glen Haven Memorial Gardens maintenance building. Construction of a 5,000 sq. ft.
maintenance building and accessory outdoor storage was approved by the City Council on
June 15th. As a condition of approval the building will be required to not have metal walls or
roofing. Construction is expected in 2000.
7. Glen Haven Memorial Gardens Funeral Home, 5100 West Broadway. It is expected that the
owner will begin construction on the funeral home either concurrent with or after construction
of the maintenance building.
8. Builders Insulation, 5225 Douglas Dr. Construction of a new 4,480 sq. ft. office building was
approved by the City Council on July 21, 1998. Site plan approval expires at the end of 1999.
We do not know if the owner will proceed with the project.
9. Industrial Stainless Supply, 5265 Hanson Ct. Construction of a 750 sq. ft. metal storage
building at the rear of their site was approved by the City Council on July 20tH
10. Crystal Marine, 5630 Lakeland (former Iron Horse site). Conversion of the existing building
and site to a motorized recreational equipment sales business was approved by the City
Council on July 20th. This would include new fencing, an improved parking lot and substantial
renovations to the existing building.
11. The Heathers, 2900 and 3000 Douglas Dr (Nafstad property). Lang Nelson has purchased the
existing 136 unit apartment complex and is renovating it for conversion to a senior (age 55 and
older) independent living building. On October 5th they also received City Council approval to
10/06/99 F:\GROUPS\COMDEVLP\PLANNING\General\DevelopmentStatusReports\1999-3rdquarter.doc
construct a 78 unit assisted living facility immediately north of the existing apartments. The
City is acquiring the houses at 2956 and 3006 Douglas and will demolish them to make way for
the new facility. As part of this project, the developer will be gifting most of the Nafstad
property (9.24 acres) to the City for parks and open space. The City Council has approved
Tax Increment Financing assistance for the renovation of the existing apartments and
construction of the assisted living facility. Construction of the new facility is expected to begin
in November and be competed by fall 2000.
PROJECTS UNDER CONSIDERATION BY THE CITY COUNCIL
12. Mayer Electric, 5124 Hanson Ct. A proposal for a 2,600 sq. ft. metal building to enclose an
existing parking lot will be considered by the Planning Commission on October 11th and the
City Council on October 19th
13. EDA lot at 3513 Kyle. A variance from our minimum main floor area for a proposed two-story
house will be considered by the Planning Commission on October 11th and the City Council on
October 19th (see item #26 below).
POTENTIAL PROJECTS
14. 10 acres of vacant cemetery property, NW corner of 47th & Zane. The site is guided for low-
density residential and is zoned R-1 Single Family Residential. A City ball field encroaches on
the site. A proposal for 60 houses was rejected by the City Council in March; it is not known at
this time whether the owner will pursue development of the site or pull it off the market.
Potential proposals that interested parties have mentioned to staff have included different
types of residential development (single family, townhouses or assisted living) or a church.
COMMERCIAL/INDUSTRIAL REDEVELOPMENT SITES
15. City -owned lot at 5237 Douglas Dr. Greg Bichler has purchased this lot and an adjacent
privately owned lot, and will construct a dental office building on the site in 2000-2001.
EDA ACQUISITION/SALE OF RESIDENTIAL PROPERTY
16. 6306 61St. We purchased this property in January from HUD for $72,900, completed
necessary renovations, and sold the property on July 26" for $116,500.
17. 4000 Jersey. We have possession of the property but are holding it pending the outcome of
the condemnation process later this year. At this time it appears that we will either rehab the
house ourselves (like 6306 61S), or sell it to a private party to rehab (like 5331 Corvallis). It
does not appear that this house is in bad enough condition to warrant demolition.
18. 5536 Regent. We purchased this property in August from HUD for $68,400. It is a small
rambler with 720 sq. ft. plus a full finished basement. We intend to solicit proposals from
developers to purchase the house, install a second story, and remodel the main floor. We will
be developing the Request for Proposals during fall 1999.
19. 4342 Adair. In 1998 the EDA sold this lot to David and Janice Jones for $24,000. The new
house has been completed. It sold for $140,000 in September.
20. 5916 45th. In May the EDA sold this lot to Dave Clark Construction for $26,000. The new
house has been completed. It sold for $127,000 in September.
10/06/99 F:\GROUPS\COMDEVLP\PLANNING\General\DevelopmentStatusReports\1999-3rdquarter.doc
21. 4509 36th. In May the EDA sold this lot to Initial Investments for $28,000. The new house has
been completed and is being marketed by the builder. The assessor's estimated value when
completed is $133,000.
22. 4343 Zane. In June the EDA sold this lot to Avery Homes for $26,000. The new house is
nearly complete and has been pre -sold. The assessor's estimated value when completed is
$122,000.
23. 4305 Zane. In August the EDA sold this lot to Avery Homes for $26,000. The new house is
nearly complete and has been pre -sold. The assessor's estimated value when completed is
$129,000.
24. 3456 Yates. In September the EDA approved the sale of this newly platted lot to Feyereisen
Construction for $35,500. Closing is set for October 18th. The new house will be a two story
with 2,244 sq. ft. (all finished). It will have 4 bedrooms, 3'/2 bathrooms, a finished walkout
basement and an attached two car garage. The assessor's estimated value when completed
is $164,000.
25. 3450 Yates. In September the EDA approved the sale of this newly platted lot to Nedegaard
Construction for $36,100. Closing is set for October 18th. The new house will be a two story
with 3,186 sq. ft. (1,906 sq. ft. finished). It will have 3 bedrooms, 2Y2 bathrooms, an unfinished
walkout basement and an attached two car garage. The assessor's estimlated value when
completed is $187,000.
26. 3513 Kyle. In September the EDA approved the sale of this lot to Avery Homes for $23,100.
Closing is set for October 20th. The new house will be a two story with 2,028 sq. ft. (1,352 sq.
ft. finished). It will have 3 bedrooms, 2Y2 bathrooms, an unfinished basement and a detached
two car garage. The assessor's estimated value when completed is $127,000.
27. 4510 Brunswick. In October the EDA approved the purchase of this property for $75,000. It
has frontage on both Brunswick and Adair, and an existing house approximately in the middle
of the lot. We intend to demolish the house, split the property into two lots, and sell each lot for
construction of a new house in spring -summer 2000. The targets would be $33,000 lot price !
$148,500 assessor's value for the Brunswick lot and $32,000 lot price / $144,000 assessor's
value for the Adair lot, although these targets may be adjusted as market conditions change.
28. 6403 41St. The EDA approved the purchase of this property in September. We intend to
demolish the existing house, combine the south half of the property with the abutting
Hagemeister Pond park, and sell the remainder (roughly 98'x 160') for construction of a new
house. The target would be $50,000 lot price / $200,000 assessor's value, although it may be
adjusted as market conditions change.
29. 3200 Adair. We are working to prepare this lot to make it available for construction of a new
single-family house. To do this, the EDA will need to secure from Hennepin County the right to
sell the lot for redevelopment. Soils and flood plain issues also need to be resolved before the
lot can be marketed. The time frame for completing these items is unknown.
30. 4330 Zane. We purchased this property in May for $49,000. The existing house is very small
(657 sq, ft.) and its only bathroom is located in the basement. We expect to demolish the
house in late 1999. The 45' wide lot will be held for possible future combination with adjacent
lots to create wider lots for new move -up houses.
10/06/99 F:\GROUPS\COMDEVLP\PLANNING\General\DevelopmentStatusReports\1999-3rdquarter.doc
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CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
September 21, 1999
Considered first reading of an ordinance approving
Application 99-12.1, submitted by Industrial Equities and
the Crystal EDA for rezoning of property located at 5549
Zane Ave. N. from R-1 (Single Family Residential) to I-1
(Light Industrial) and 5430 Lakeland Ave. N. from B-3 Auto -
Oriented Commercial to I-1 Light Industrial.
Considered first reading of an ordinance approving
Application 99-13.1, submitted by LaNel Financial Group,
Inc. and Crystal Partners L.P. and the Crystal EDA for
rezoning of property located approximately at 3000 :Douglas
Drive N. from R-1 (Single Family Residential) to R-4 (High
Density Residential). Also considered Applications 99-13.2,
3 and 8 for a Comprehensive Plan amendment, site plan review
and plat.
October 5, 1999
Considered second reading of an ordinance approving
Application 99-12.1, submitted by Industrial Equities and
the Crystal EDA for rezoning of property located at 5549
Zane Ave. N. from R-1 (Single Family Residential) to I-1
(Light Industrial) and 5430 Lakeland Ave. N. from B•-3 Auto -
Oriented Commercial to I-1 Light Industrial—approved.
Considered second reading of an ordinance approving
Application 99-13.1, submitted by LaNel Financial Group,
Inc. and Crystal Partners L.P. and the Crystal EDA for
rezoning of property located approximately at 3000 Douglas
Drive N. from R-1 (Single Family Residential) to R-4 (High
Density Residential). Also considered Applications 99-13.2,
3 and 8 for a Comprehensive Plan amendment, site plan review
and plat—approved.
G:APlanning\PC\CCAction.DOC.jrs