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1999.09.13 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY September 13, 1999 7:00 PM 1. Approval of Minutes from the August 9, 1999 Meeting 2. Swearing in of new Planning Commission member — Kris Graham 3. Public Hearing: Application 99-12.1, submitted by Industrial Equities (applicant) and the Crystal Economic Development Authority (owner), for Rezoning of 5549 Zane Avenue North (P.I.D. 04-118-21-33-0029) from R-1 Single -Family Residential to 1-1 Light Industrial, together with Rezoning of 5430 Lakeland Avenue North (P.I.D. 04-118-21-34-0124) from B-3 Auto -Oriented Commercial to 1-1 Light Industrial. 4. Public Hearing: Application 99-13.1,2,3,8, submitted by LaNel Financial Group, Inc. (applicant and owner), for a Comprehensive Plan Amendment, Plat, Rezoning and Site Plan Review for property located approximately at 3000 Douglas Drive North for construction of a 75 unit assisted living facility. 5. Consideration of the proposed July 1999 Water Supply Plan Update, prepared by the Joint Water Commission for Crystal, Golden Valley and New Hope. 6. Informal discussion and announcements. 7. Adjournment • For additional information, contact John Sutter at 539-1142 \1CY_FS1\SYS\GROUPS\COM DEVLP\PLANNING\PLANCOM M11999\09-13\agendasummary.doc I_t MOO11LYN ►11118 aR00KL!N CE!(TEa r'..I,.- --. •...I.o. 11(v HOPE Yif, rte \+1� y � \\�� .I : �r' kyr. N "\'\� a k��_�'^\ � I I ii IL MALD, SCC{ 7 =�a j5 ; \ � c�iLZ( q ml -N. t� CITY _ i — -.- IT CRYSTAL SCALE IOod 0 !000' 2000' �I ITT!.(' i ®� ---_-- i ...y l'.,a.. CRYSTAL _ u, !['' i .r [L II .I 3 <I ur.TM(.L. ; � 1a •3�{ I1I :I III „a iii���JJ1111 �i� 1 1 ;� ,a •I: = v.o r , I �� � � •i , I 'I it 'L!' (I IL MEW MOPE7 SII .i �-'� GOL3E% v�LLET ,. �. 11oae1.lswLE aJ aoselns0�_ ,srw �I a�l`[ I�1 al gni 11 i dll J. 3i1 y'I yi u o GOL3EM VALLEY LW- I August 9, 1999 CRYSTAL PLANNING COMMISSION MINUTES The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following present: Elsen, Graham, Kamp, Koss, Krueger, Magnuson, Nystrom and VonRueden. Also present were Community Development Director Norris and Planner Sutter. A. Moved by Commissioner Nystrom and seconded by Commissioner Elsen to approve the minutes of the July 12, 1999, meeting. Motion carried. B (1). Chair Magnuson declared this was the time and the place as advertised for a public hearing to consider Application 99-10.1, submitted by Richard Woodis (applicant and owner), for Rezoning of property located at 5415 West Broadway (P.I.D. 05-118-21-44-0028) from B-3 Auto -Oriented Commercial to B-4 Community Commercial. Planner Sutter reviewed the application. Mr. Woodis was present. No one appeared in opposition. Moved by Commissioner Kamp and seconded by Commissioner Elsen to close the public hearing. Motion carried. Moved by Commissioner Nystrom and seconded by Commissioner Krueger to recommend to the City Council to approve Application 99-10.1, submitted by Richard Woodis (applicant and owner), for Rezoning of property located at 5415 West Broadway (P.I.D. 05-118-21-44-0028) from B-3 Auto -Oriented Commercial to B-4 Community Commercial. The findings of fact are: ❑ The project is consistent with the goals of the current and proposed 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 shown by the fact that the subject property has been used for years in ways consistent F:IGROUPS\COMDEVLPIPLANNING\PLANCOMM11999\08-091MINUTES.doc .7 August 9, 1999 with the B-4 District despite being zoned B-3 Auto Oriented Commercial. Motion carried. B (2). Chair Magnuson declared this was the time and the place as advertised for a public hearing to consider Application 99-11.8, submitted by the City of Crystal Economic Development Authority (applicant and owner), for Preliminary and Final Plat of Crystal Economic Development Authority Addition, proposed for property presently addressed as 5719 35`h Avenue North (P.I.D. 21-118-21-21- 0123) together with the adjacent street right-of-way to be vacated, for the purpose of creating two residential lots. Planner Sutter reviewed the proposed plat including the area to be sold to the property to the south, the right-of-way to be vacated, and the proposed storm sewer easement along the north boundary of the plat. Proposals for development of the lots are due August 11, 1999. No one appeared in opposition. Moved by Commissioner Elsen and seconded by Commissioner Graham to close the public hearing. Motion carried. Moved by Commissioner Elsen and seconded by Commissioner Nystrom to recommend to the City Council to approve Application 99-11.8, submitted by the City of Crystal Economic Development Authority (applicant and owner), for Preliminary and Final Plat of Crystal Economic Development Authority Addition, proposed for property presently addressed as 5719 35`h Avenue North (P.I.D. 21- 118-21-21- 0123) together with the adjacent street right-of-way to be vacated, for the purpose of creating two residential lots. The findings of fact are: the proposed plat is consistent with the requirements of Crystal City Code and the proposed plat will provide additional opportunities for construction of new housing of a type which is consistent with the City's Comprehensive Plan and redevelopment goals. Motion carried. C (1). The Planning Commission considered a proposed concept plan and request to set a public hearing to consider a Plat, Comprehensive Plan Amendment, Rezoning from R-1 to R-4 and Site Plan Review for a 75 unit assisted living facility, for property located approximately at 3000 Douglas Drive North. Planner Sutter reviewed the issues to be considered at the September hearing: proposed plat; Comprehensive Plan amendment (low density to high density residential); rezoning to R-4; and site plan review. Sutter reminded the Commission the Council will also be considering the vacation of 30`h Avenue right-of-way. A neighborhood meeting is F:%GROUPS\COMDEVLP\PLANNING%PLANCOMM\1999108-091MINUTES.doc I August 9, 9999 planned for early September; notice is proposed to be sent to residents within 1,050 feet of the site. The Commission asked staff to use the northern boundary of the Nafstad property rather than the northern boundary of the assisted living site when determining residents to be notified. Paul Brewer, applicant, was present and reported the rehab of the apartments (The Heathers) has started. He intends to close on the Nafstad property once the land use approvals are complete and begin construction in late 1999. The Commission reminded staff of potential issues at the neighborhood meeting regarding Brunswick Avenue and timing of Nafstad property clean-up. Moved by Commissioner Krueger and seconded by Commissioner Nystrom to set a public hearing for September 13, 1999 to consider a Plat, Comprehensive Plan Amendment, Rezoning from R-1 to R-4 and Site Plan Review for a 75 unit assisted living facility, for property located approximately at 3000 Douglas Drive North. Motion carried. The Planning Commission recessed at 7:58 p.m.; Commissioner Koss left the meeting at this time. The Planning Commission reconvened at 8:05 p.m. B (3). Chair Magnuson declared this was the time and the place as advertised for a public hearing to consider the 1999 Update of the Comprehensive Plan for the City of Crystal. Planner Sutter reviewed significant changes in the final Plan from the first draft: - Renaming the Mixed Use County Road 81 district to Mixed Use West Broadway/Highway 81; - Language regarding automobile -intensive uses in commercial districts; - Future land use map; - Suggestions for Douglas Drive and 36th Avenue in the Transportation section; - Additional language regarding economic impact of Crystal Airport; - Additional language regarding railroad corridors; - Rewritten section on trails; and - Implementation section regarding correlation between land use designations and zoning designations. No one appeared in opposition. F:\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1999\08-09\MINUTES.doc 9 August 9, 1999 Moved by Commissioner VonRueden and seconded by Commissioner Nystrom to close the public hearing. Motion carried. Moved by Commissioner Nystrom and seconded by Commissioner Krueger to recommend to the City Council approval of the 1999 Update of the Comprehensive Plan for the City of Crystal for submittal to and review by the Metropolitan Council. Motion carried. C (2). Planner Sutter previewed the September meeting agenda: the hearing regarding the LaNel applications and reviewing the Tri -City Water Supply Plan. D. Moved by Commissioner Kamp and seconded by Commissioner Elsen to adjourn. Motion carried. The meeting adjourned at 8:55 p.m. Chair Magnuson Secretary Nystrom F:\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1999\08-09\MINUTES.doc M E M O R A N D U M DATE: September 3, 1999 TO: Planning Commission (September 13th meeting — Item #3) FROM:;ohn Sutter, Planner SUBJECT: Application 99-12.1: Rezoning (from R-1 Single -Family Residential to 1-1 Warehouse and Light Industrial) former house 5549 Zane Ave N (P.1.D. 04-118-21.-33-0029) (from B-3 Auto -Oriented Commercial to 1-1 Warehouse and Light Industrial) former K Wong's 5430 Lakeland Ave N (P.1.D. 04-118-21-34-0124) (The effect of the requests would be rezoning of property consistent with the previously approved rezoning and site plan for construction of a 92,200 sq. ft. mixed use light industrial building) A. BACKGROUND Industrial Equities is constructing a new 92,200 sq. ft. mixed use light industrial building - on a Crystal Economic Development Authority redevelopment site. There are a total of seven parcels on the site. Two were previously zoned 1-1 Light Industrial; three were rezoned to 1-1 earlier this year, and two additional parcels were deemed necessary for the project but were not rezoned at the same time as the others because they had not yet been acquired by the EDA. Now that those parcels are owned by the EDA, and in accordance with the previous Planning Commission and City Council actions which recognized the necessity to rezone these two additional parcels upon acquisition, the EDA is requesting rezoning to 1-1 Light Industrial. Notice of the Public Hearing has been mailed to all property owners within 350 feet of the subject properties, and has been published in accordance with State law. The following informational items are attached: ❑ plat map showing the subject properties. B. STAFF COMMENTS The subject properties are part of the Industrial Equities site. The balance of the site was previously zoned 1-1 Light Industrial, or was rezoned as such earlier this year concurrent with site plan approval. At that time, it was noted that two additional parcels would need to be rezoned at a later time once acquisition was completed. Since acquisition of these parcels by the Economic Development Authority is now complete, the Planning Commission needs to consider the rezoning of these two additional parcels which is necessary for the previously approved project. The staff comments are the same as before; i.e. that rezoning for light industrial use would be consistent with the Mixed Use - County Road 81 land use area, and that the proposed screening and buffering on the approved site plan will protect the abutting low density residential uses. C. SUGGESTED FINDINGS OF FACT The findings of fact would be the same as those in the previously approved rezoning, as follows: Crystal City Code (505.53 Subd. le) states, "The Planning Commission shall consider possible adverse effects of the proposed [rezoning]." The following suggested findings reflect the specific factors listed in this section: ❑ The rezoning 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 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. D. RECOMMENDATION Staff recommends approval of application 99-12.1, a request for the rezoning of 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 5430 Lakeland Avenue North (P.I.D. 04- 118-21-34-0124) from B-3 Auto -Oriented Commercial to 1-1 Light Industrial. The Planning Commission is asked to make a recommendation on the requests for City Council consideration. The City Council will consider first reading of the proposed Rezoning ordinance at its September 21St meeting, and second reading at its October 5th meeting. REZONING 5549 ZANE & 5430 LAKELAND (INDUSTRIAL EQUITIES PROJECT) 2 DORIANS 2 2ND 3: ND, � IZ Z: ADD 77 D.Ili Q: � �` /C2.8 ! 207.94 [� cr. A-cl 29 NOVICE ADD. 0 3o Rs4:Z33-17 30� 30 I i3 pftp o N 70 E L. sAo R. L. 00 4. IV - 94 a, -aN C cc No.4,68,, C VI D k %t 7 ZI K SDENIS N06 cu c1l 39 0,est 126 4 :Z . 133-11, z 0 133.9 J 4 Olk 2 < 153,91 14 0 co T"41 -;,i, 134.1i 05 133.55 Ln 7 01 r' i33.q 133 a 90 . -31 134.0 1 I i3 pftp o N 70 E L. sAo R. L. 00 4. IV - 94 a, -aN C cc No.4,68,, C VI D k %t 7 ZI K SDENIS N06 cu c1l 39 0,est 126 PLACE- > 31") 4% 0,4, 19.5 134.1 10 so vi '0 I ACRES Dq T r9 C> J34.47 MRA 1 11 ADD Ir Z.- H 10 49.ZT 65 5 z JY! A < tl I 34 LY LU AUD. 36 SUBD. a, Jp- T '71 D D.•oma <L 3a O 777.34 z t7Z. 4L3 fpr 19 1CASTON A 17Z 3'� ,9 '0 If f 11*11.-2' 1) 'j\ A i4l.%ID BUJ RS \0 Y 0 Ir ADD. 4 —9 EmO. 7.49 ADD. �� tip° \ L /s Pelgens plvcaedlr� 5nc,, oe an erro,-:, 4 :Z . 5_ 6 z 0 > uj Olk 2 < W134 -c< 0 co T"41 -;,i, 134.1i 05 PLACE- > 31") 4% 0,4, 19.5 134.1 10 so vi '0 I ACRES Dq T r9 C> J34.47 MRA 1 11 ADD Ir Z.- H 10 49.ZT 65 5 z JY! A < tl I 34 LY LU AUD. 36 SUBD. a, Jp- T '71 D D.•oma <L 3a O 777.34 z t7Z. 4L3 fpr 19 1CASTON A 17Z 3'� ,9 '0 If f 11*11.-2' 1) 'j\ A i4l.%ID BUJ RS \0 Y 0 Ir ADD. 4 —9 EmO. 7.49 ADD. �� tip° \ L /s Pelgens plvcaedlr� 5nc,, oe an erro,-:, 4 :Z . 5_ 6 w > FA < J68 PLACE- > 31") 4% 0,4, 19.5 134.1 10 so vi '0 I ACRES Dq T r9 C> J34.47 MRA 1 11 ADD Ir Z.- H 10 49.ZT 65 5 z JY! A < tl I 34 LY LU AUD. 36 SUBD. a, Jp- T '71 D D.•oma <L 3a O 777.34 z t7Z. 4L3 fpr 19 1CASTON A 17Z 3'� ,9 '0 If f 11*11.-2' 1) 'j\ A i4l.%ID BUJ RS \0 Y 0 Ir ADD. 4 —9 EmO. 7.49 ADD. �� tip° \ L /s Pelgens plvcaedlr� 5nc,, oe an erro,-:, M E M O R A N D U M DATE: September 3, 1999 TO: Planning Commission (September 13th meeting — Item #f FROM: John Sutter, Planner SUBJECT: Application 99-13.1,2,3,8 Plat, Comp. Plan Amendment, Rezoning and Site Plan Reviiew Applicant: LaNel Financial Group, Inc. Owners: Crystal Partners L.P.; Crystal Economic Development Authority 75 -unit Assisted Living Facility proposed for 3000 Douglas Drive A. BACKGROUND LaNel Financial Group is proposing to construct a 75 -unit assisted living facility on property located approximately at 3000 Douglas Drive. The project site includes the houses at 2956 and 3006 Douglas Drive, together with the southerly portion of what is commonly called the Nafstad property. The applicant is proposing to replat this property collectively into a new plat, Heathers Subdivision. This new plat would consists of Lot 1, Block 1 (the assisted living facility site) and Outlot A (which would be conveyed to the City of Crystal). Staff has determined that to complete this project, the site of the assisted living facility (Lot 1, Block 1) would need to be rezoned from R-1 Single Family Residential to R-4 High Density Residential. Because the part of the assisted living site is presently guided Low Density Residential in the Comprehensive Plan, it would also be necessary to amend the plan to guide the site for High Density Residential. Finally, Site Plan Review is required for construction of the proposed 75 -unit assisted living facility and related site improvements. An initial concept review discussion was held before the Planning Commission on May 10th. Notice of the September 13th public hearing was mailed to properties within 1,050 feet of the proposed plat on August 27th, and was published in the Sun Post on September V. Also included in the mailed notice was notice of an informational meeting for the neighborhood, which was held on September 2nd at Crystal City Hall. The following informational items are attached: ❑ aerial photo showing approximate location of subject property; _ ❑ existing Comp. Plan land use designations (in accordance with previously adopted change recommended by Nafstad Task Force and Planning Commission); ❑ proposed Comp. Plan land use designations (if this request were to be approved); ❑ current zoning map showing proposed zoning change; ❑ narrative submitted by the applicant; ❑ staff comments regarding the plat, site plan, landscaping, etc.; ❑ 11" x 17" copies of the following: - Land Title Survey - Preliminary Plat - Site Plan - Grading, Drainage and Erosion Control Plan - Utility Plan; Sanitary Sewer, Watermain and Storm Sewer Plan; - Landscape Plan; - Building Floor Plans; - Building Elevations; - Artist's rendering of the facility when viewed from Douglas Drive. B. STAFF COMMENTS 1. Preliminary Plat The proposed plat would incorporate the parcels commonly known as the Nafstad property, together with 2956 and 3006 Douglas Drive. Such land is legally described as follows: Parcel 1: (Certificate No. 528777) North 1/2 of the South 1/2 of the West 1/2 of Lot 25, except the Westerly 150 feet thereof, Sunnybrook Acres. Parcel 2: (Certificate No. 616233) The East 455 feet of the South One-fourth of the West 1/2 of Lot 25, Sunnybrook Acres. Parcel 3: (Certificate No. 682974) All of Lot 26 except the East 4 acres thereof and except the South 1 acre of that part of Lot 26 which lies West of the East 4 acres thereof and excepting therefrom the West 150 feet and excepting that part lying East of the center line of Brunswick Avenue North, Sunnybrook Acres. Parcel 4: (Certificate No. 616235) The East 462.13 feet of the West 596.13 feet of the following described tract. The South 1 acre of that part of Lot 26, which lies West of the East 4 acres thereof, Sunnybrook Acres. PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 2 Parcel 5: Together with the right of ingress and egress to and from the above described property, over, across and along the roadway lying along the South side thereof, more particularly described as the North 12 feet of Lot 27 lying West of the extension Southward of the West line of the East 4 acres of Lot 26, Sunnybrook Acres. Together with an easement over the North 11 feet of the roadway along the South side of the West Six (6) acres of Lot Twenty-six (26) Sunnybrook Acres, as contained in Quit Claim Deed, Document No. 101536. (Certificate No. 263098) The East 1/2 of that part of Lot 27, Sunnybrook Acres, lying West of Brunswick Avenue. Parcel 6: (Certificate No. 687255) The East 168.5 feet of the West 1/2 of that part of Lot 27, Sunnybrook Acres lying West of Oakwood Avenue, now known as Brunswick Avenue. Parcel 7: (Certificate No. 463280) Lot 28 except that part lying East of Belmont Avenue extended and except that part thereof embraced in the plat of Roeber's Addition. That part of Lot 29 lying West of the centerline of Belmont Avenue, as said avenue was laid out by the Village of Crystal in the year 1935, except that part thereof embraced in the plat of Roeber's Addition. Parcel 8: (Certificate No. 616234) The East 1/2 of the West 1/2 of Lot 30, Sunnybrook Acres. Parcel 9: (Certificate No. 620442) All that part of the West 1/2 of the West 1/2 of Lot 30 lying South of the North 85 feet thereof, except the West 134 feet thereof, Sunnybrook Acres. Parcel 10: (Certificate No. 315378) The North 85 feet of the West 1/2 of the West 1/2 of Lot 30, Sunnybrook Acres, except the East 30 feet. PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 3 Parcel 11: (Certificate No. 526560) Lots 1 and 2, Block 1; Lot 1, Block 2, McKee's Bel Aire Addition, according to the plat thereof on file or of record in the office of the Registrar of titles, Hennepin County, Minnesota. Parcel 12: Lot 2, Block 2, McKee's Bel Aire Addition, according to the recorded plat there, and situate in Hennepin County, Minnesota. Being registered land as is evidenced by Certificate of Title No. 817385. Parcel 13: The West 134 feet of the West 1/2 of the West 1/2 of Lot 30 lying South of the North 85 feet thereof, Sunnybrook Acres, according to the recorded plat thereof, and situate in Hennepin County, Minnesota. Being registered land as is evidenced by Certificate of Title No. 851496. Parcel 14: The East 30 feet of the North 85 feet of the West 1/4 of Lot 30, Sunnybrook Acres. The plat would be named Heathers Subdivision, and would create the following new parcels: ❑ Lot 1, Block 1: 4.92 acres to be used as a site for an assisted care 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. It is important to note that portions of 30th Avenue and Colorado Avenue right-of- way will need to be vacated for the plat to be recorded. The City Council will hold the public hearing on the street vacation, and consider vacation resolutions, at its meeting on September 21St (which is the same meeting when the Preliminary and Final Plat will be considered). Because the property is served by existing infrastructure, no public improvements will be required as a condition of plat approval. However, the City's Public Works Department may install a new, larger capacity storm sewer line to replace an existing line which runs immediately south of the south line of Lot 1, Block 1. PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 4 A park dedication fee of $400 will not be required, because of the large gift of land to the City (9.24 acres out of a total of 14.16 acres). The proposal complies with the requirements for plats in Crystal City Code. The following easements will need to be added to the Final Plat prior to City Council consideration on September 21 st: ❑ An easement for trail and sidewalk purposes over the westerly 7' of Lot 1, Block 1 (abutting the existing right-of-way of Douglas Drive); ❑ A drainage and utility easement along the southerly 15' of Lot 1, Block 1 (abutting the existing Lamplighter apartments). 2. Comprehensive Plan Amendment While the entire assisted living site was previously guided for high density residential under the 1993 Comprehensive Plan, it was later amended so that the area north of 30th Avenue would be guided for low-density residential. The 30th Avenue right-of-way passes through the southern half of the assisted living site. As a result, the northern 3/4 of the assisted living site is currently guided for Low Density Residential, and the southern % is guided for High Density Residential. Allowable densities are described as follows in the Comprehensive Plan: ❑ Low Density Residential: 5 or fewer units per gross acre ❑ Medium Density Residential: 5-12 units per gross acre ❑ High Density Residential: 12-22 units per gross acre The density of the proposed assisted living facility would be as follows: ❑ 15.2 units per acre on Lot 1, Block 1 (75 units on 4.92 acres) ❑ 5.3 units per acre on Lot 1, Block plus Outlot A (75 units on 14.16 acres) An argument could be made that the density should be calculated to include Outlot A, since it is mostly undevelopable land and is part of the plat of Heathers Subdivision. This would require guiding the entire plat for Medium Density Residential, including the mostly undevelopable Outlot A. An argument could also be made that the 14.16 acres could be considered a Planned Unit Development, which with a density bonus could remain guided for Low Density Residential and still allow the assisted living facility to be developed. Staff believes that both of these approaches would be cumbersome and confusing to the public, and may also create long term confusion regarding what the Comprehensive Plan's land use designations are trying to accomplish in this area. For these reasons, staff and the Planning Commission have suggested to the applicant that they apply for a Comprehensive Plan Amendment to guide Lot 1, Block 1, Heathers Subdivision for High Density Residential, while not changing the existing designation of Outlot A (currently Parks / Open Space). PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 5 The assisted living facility would make an excellent transition between the existing higher density uses to the south and the low density residential and parks and open space uses to the north. This is because an assisted living facility typically generates less traffic and other negative impacts than a regular apartment complex having the same number of units. In addition, the proposed site layout concentrates the bulk of the building towards the southern part of the site, leaving much of the northern part of the site (the area currently guided low density) as open space. The Comprehensive Plan states that "the City will entertain only limited expansion of HR housing contiguous to established projects at maximum densities of 22 units per gross acre." The assisted living site (Lot 1, Block 1) would be contiguous to an established project (the Lamplighter apartments) and would have a density of only 15.2 units per gross acre. Furthermore, the presence of existing Metro Transit routes along Douglas Drive makes the project consistent with the Comprehensive Plan's desire for new high density housing to be located in areas which can be serviced efficiently by public transit. The Comprehensive Plan also states that a goal is "to locate senior citizens housing in close proximity to support services and convenience retail areas." In addition to the services that will be available on-site, there is a small shopping center located approximately 800 feet from the proposed facility. Furthermore, the presence of excellent public transit and the facility's private transportation for residents will help to connect residents to necessary support services such as medical care and retail shopping. 3. Rezoning If the Comprehensive Plan land use designation were changed as described above, then rezoning of the assisted living site (Lot 1, Block 1) from R-1 Single Family Residential to R-4 High Density Residential would be a logical next step. As with the Comprehensive Plan amendment, the rezoning would be an extension of an existing R-4 zone, and would use an existing wetland area to help create a logical border between R-4 zoning and the R-1 zoning to the north. Furthermore, as with the Comprehensive Plan amendment, an assisted living facility makes an excellent transition between more typical R-4 uses (regular apartments) and the single family homes and open space to the north, because its impacts are less significant especially with regards to traffic and noise. In addition, the location, layout and design of the proposed building will minimize its bulk when viewed from adjacent homes. Multiple family housing is a permitted use in the R-4 District. 4. Site Plan Review PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 6 (Note: Detailed staff comments regarding the plat, site plan, landscaping, etc. are attached.) a. Lot Area. The Zoning Ordinance requires 1,500 sq. ft. of lot area per dwelling unit for elderly (senior citizen) housing. The proposed assisted living facility (Lot 1, Block 1) would have 2,856 sq. ft. of lot area per unit. b. Floor Area. The required floor area per unit is 440 sq. ft. efficiency, 520 sq. ft. one bedroom, and 720 sq. ft. two bedroom. The proposed floor area per unit would be 500 sq. ft. efficiency, 645+ sq. ft. one bedroom, and 1,003+ sq. ft. two bedroom. C. Building Setbacks. The facility is subject to a minimum setback of 30' from Douglas Drive and Brunswick Avenue, and 15' from the south and north lot lines. The proposed (setbacks would be 1 10'from Douglas Drive, 245' from Brunswick Avenu� from the south lot line, and 84' at its point of closest approach to the north lot line. d. Building Height. Maximum height in the R-4 District is three stories. The building will be two stories high when viewed from Douglas Drive, with up to three stories visible from other directions as the grade drops to the east. This does not include the underground garage which will only be visible on the southeasterly end of the facility. e. Exterior Materials, Walls and Rooflines. The building elevations show a combination of brick and horizontal vinyl siding, with concrete block visible adjacent to the underground garage on the southeasterly side of the facility. The walls have many bays and screen porches to help minimize the massing of the building when viewed from adjacent properties. The sloping roof is broken up with several hips and other details to help it blend in with the single family houses to the west and north. In general, the combination of wall and roof features gives the building an old fashioned look and softens the appearance of the facility. f. Utilities. All utilities on the site would be underground. Existing public water and sanitary sewer lines would serve the facility. The presence (and possible upgrade) of a public storm sewer line along the south lot line will require the dedication of a 15' drainage and utility easement to the City. g. Landscaping and Signs. Buffering and screening is required between the facility and adjacent R-1 uses to the west and north. Of particular concern is the view from the house at 3022 Douglas Drive. The front parking lot will be very well buffered and screened from this house with a berm and evergreens, but the berm cannot be extended eastward due to topographic conditions. While staff believes that the proposed lines of PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 7 Black Hills Spruce and Spring Snow Crab trees will adequately buffer the house from the building, we have asked the developer to draw a cross section showing the lines of sight between 3022 Douglas Drive and the proposed building, with the two rows of trees in between. The Planning Commission should consider the concerns of the residents of 3022 Douglas Drive when evaluating whether the buffering and screening are adequate. The landscaping plan also shows berming and a significant amount of tree planting between the front parking lot and Douglas Drive; this is consistent with the City's desire to improve the aesthetics of the City's major street corridors. The proposed monument sign would be required to be at least 10' from the Douglas Drive property line, and would not exceed 32 sq. ft. in area. h. Parking and Access. The site plan shows 56 stalls provided plus 20 future stalls as "proof of parking". The Zoning Ordinance requires one stall per dwelling unit for elderly housing, or a total of 75 stalls required for this facility. Alternately, the requirement for nursing homes would yield a requirement of 22 stalls for this facility. Although this facility would be more like elderly housing than a nursing home, it is likely that fewer of its residents will own and operate vehicles than those living in regular senior citizen housing. For this reason, staff believes the 56 stalls plus 20 additional stalls as "proof of parking" is sufficient, provided a condition is imposed that would require the additional stalls to be added if, after development, the City determines that the additional parking is needed. The property's access will be on Douglas Drive, which is a County State Aid Highway. Hennepin County will require that the southerly entrance be narrowed to no more than 20' wide and be signed for ingress only. Hennepin County is also requiring that a 7' wide easement for sidewalk and trail purposes be granted along the west side of Lot 1, Block 1 (adjacent to Douglas Drive) to facilitate installing a wider sidewalk / trail / boulevard or (less likely) widening the existing roadway. City staff suggests that the developer install a sidewalk connection between the facility and Brunswick Avenue to the east, to facilitate access to Bassett Creek Park for residents of the facility. (The Planning Commission and City Council should consider whether they want to make this suggestion a condition of site plan approval.) Lighting. The City requires that no lighting exceed 0.4 foot candles at an adjacent residential property line. The lighting plan submitted with the application shows no lighting in excess of .25 foot candles, except at the south lot line where lighting in excess of the maximum will fall onto the Lamplighter apartments garages and parking lot. Because this is a PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 8 significant distance from any habitable areas of the Lamplighter site, staff has no objection to the proposed lighting. C. SUGGESTED FINDINGS OF FACT 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. 2. 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 r 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. 3. 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. 4. Site Plan Review The proposed facility is consistent with the requirements of Crystal City Code. D. RECOMMENDATION Staff recommends approval of 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: PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 9 ❑ 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. 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. Staff recommends that the findings of fact be those described in Section C above. The Planning Commission is asked to make a recommendation on the request for City Council consideration. The City Council will consider the Preliminary and Final Plat, Comprehensive Plan Amendment, and first reading of the Rezoning ordinance at its September 21St meeting. It will consider second reading of the Rezoning ordinance and Site Plan Review at its October 5th meeting. PLAT, COMP PLAN AMENDMENT, REZONING & SITE PLAN REVIEW - 75 -UNIT ASSISTED LIVING 10 t ,PPLICATION 99-13.1,2,3,8 (PROPOSED 75 -UNIT ASSISTED LIVING FACILITY) Project Location Aerial Photo The properties are shown on this aerial photo only as a general indicator of location. For complete information on location, boundaries, legal description, etc., refer to the proposed Preliminary Plat which is available for public —review at Crystal City all (4141 Douglas Drive North; telephone 531-1000) during normal business hours. T NORTH E%13fI&* 1AMiifKR SQuAI46 Af^RTMehj 0 W W '1 ` 1 "�-�1R Ass LAVIN� sTe4imi NF. J Parks / Open Space it EXISTING COMPREHENSIVE PLAN LAND USE DESIGNATIONS j Low Density Residential I High Density Residential t "HR Ass�aaW;t SSE N1 PROPOSED COMPREHENSIVE PLAN LAND USE DESIGSNATIONS Low Density Residential High Density Residential Parks / Open Space i ! 1 ! L ( 1 ( J ( 111 1 1 jr--- 1 I I 1 L J AVENUE E -I LAJ I I i Y iEj - I v -A—pr ►i� 71-4 ,J W I 'g M AVE PRoFIV�zopilwc.r. S R-4 n z P ,4 R K ,x ................ 'r_------ -- '�• fit, .�� Q st I Q JJ G - N 2 °ter LANEL SENIOR HOUSING CAMPUS ASSISTED LIVING LaNel Financial Group, Inc. is proposing a continuum of care campus featuring an independent living facility, The Heathers of Crystal Apartments and a to -be -built 75 -unit assisted living facility (located on the parcel to be rezoned, "Subject Property.") The 136 -unit existing facility will be renovated to provide adult senior apartment rentals for individuals and couples 55 and older. On the subject property to the North of the existing apartment a two-story and three-story 75 - unit building with underground parking will be constructed. This assisted living community will front on Douglas Drive. The assisted living community will have common areas and services such as a full dining room, guest room, beauty shop, library, card room, exercise area, chapel, lobby and sitting areas, outside front porch, offices and mail room. The project will feature grounds with walking paths, a secured courtyard and access from the adjacent Heathers Apartments. STAFF COMMENTS ON PLANS SUBMITTED BY LANEL FINANCIAL GROUP, INC. SITE' PLAN 1. Distance for sign shown is 13' from curb line. Minimum sign setback is 10' from property line. 2. Hennepin County wants southerly access from Douglas Drive to be narrowed to around 20' and signed for ingress only (two "Do Not Enter" signs to be faced inward from said access). 3. We would like to see some sort of pedestrian connection between the facility and Brunswick Avenue, for the purpose of providing pedestrian access for facility residents to Bassett Creek Park. One way to do this would be to put a sidewalk along the south side of the facility, extending from the doorway facing the Lamplighter apartment building eastward to Brunswick Avenue. Another way would be to install a sidewalk from the driveway along the east side of the facility eastward to Brunswick Avenue. 4. The property line is shown incorrectly as being in the same location as the curb. Property line is adjacent to east edge of existing sidewalk (see ALTA/ACSM survey). PRELIMINARY PLAT 1. Hennepin County will require an easement for trail and sidewalk purposes over the westerly T of Lot 1, Block 1 (abutting the existing right-of-way of Douglas Drive). 2. The City will require a drainage and utility easement along the southerly 15' of Lot 1, Block 1 (abutting the existing Lamplighter apartments). GRADING, DRAINAGE AND EROSION CONTROL PLAN 1. City engineering staff requests that the NURP pond slopes not exceed 1:3, and that the pond bottoms be sealed so that they hold some water. 2. The sidewalk location shown in front of the building is not correct. The sidewalk is actually located within the Douglas Drive right-of-way. UTILITY PLAN; SANITARY SEWER, WATERMAIN AND STORM SEWER PLAN STAFF COMMENTS ON PLANS SUBMITTED BY LANEL FINANCIAL GROUP, INC. 1. City has concerns about stagnant water in the long dead-end water line running to the hydrants on the north and east sides of the building. Also, any existing water service lines (those serving the existing houses at 2956 and 3006 Douglas) shall be abandoned at the main by capping the corp (talk to John Hill, Utilities Superintendent, at 531-1166). 2. The sidewalk location shown in front of the building is not correct. The sidewalk is actually located within the Douglas Drive right-of-way. LANDSCAPE PLAN 1. The house at 3022 Douglas is very well screened from the parking lot and the north side of the building, due to the proposed berm. However, the line of sight from the house to the facility east of the berm is a concern. This could be addressed through planting more mature (taller) evergreens along the rear of the retaining wall located east of the berm. Staff believes that this is a significant concern for the residents on 3022 Douglas. We also believe it will figure prominently in the Planning Commission discussion on September 131n 2. Some of the deciduous trees appear to encroach on the lighting fixtures. Verify that there is sufficient height differential to allow the placement of the trees and light fixtures in close proximity. 3. Staff requests that the line of Green Ash and Techny Arborvitae be continued eastward along the rear (north) side of the Lamplighter apartments garages. Staff also requests that, in accordance with neighborhood wishes, the developer explore landscaping options to better screen the Lamplighter apartments complex, especially the garages, along Douglas Drive and Brunswick Avenue. While these items are not required under this review (since they are not necessary to screen the proposed facility), we recommend that the developer work with the neighbors to address these issues. 4. The property line is shown incorrectly as being in the same location as the curb. Property line is adjacent to east edge of existing sidewalk (see ALTA/ACSM survey). FLOOR PLAN AND BUILDING ELEVATIONS — 1. In each unit there seems to be a small (3'x 3') closet -like space, usually located in the bedroom but occasionally in the living room, with a small opening in the exterior wall. What are these spaces, and what are the small openings in the exterior walls? Are they the "Magic Pack - AC Unit" indicated by note #12 on the building elevations? M E M O R A N D U M DATE: September 17, 1999 TO: Jerry Dulgar, City Manager FROM: John Sutter, Plannero:�>--. SUBJECT: • Public Hearing • Vacation of parts of 30th Avenue North and Colorado Avenue North DEPARTMENT HEAD REVIEW: Anne Norris, Community Development Director d4A-- As part of the proposed redevelopment of the Nafstad property for an assisted living facility, it will be necessary to vacate portions of the right-of-way for 30th Avenue North and Colorado Avenue North. These right-of-way segments have never been developed as streets and are not necessary for access to any property, since they will be incorporated into the plat of Heathers Subdivision. The vacation would be subject to the final plat of Heathers Subdivision being recorded. - The following informational items are attached: ❑ maps showing the proposed street vacations ❑ two resolutions to be considered City Council action on the two resolutions is requested. \.. —�'�:_� , � _---•sig --- �( ij . — — V CITY or CRYSTAL / M LOT x 23 /16.33 29; is 1S Slj ci o C14 10) to N ` •' N 607 �® 26 olf '/34.65 168.5 1307.2 ..... T • _� 533. v p 27 .L. @ 3.esas j PART OF LOT 26 W vv'•�I , �V -3 '^ ('� x ART OF 4 LOT 29 �' � -- 236-e7• �a 1 -3 7 /34 /97.77 � a (992c) LOT P ;j; 30 _ 1986 6...._. . • KE A9 w _ 1 ��" �. �Q it iflf9$3�t•-71¢71- It g _ -n LAMPLIGHTER. SQUARE b 1 r > , y�z L A PL%Ca £ i s A r S 4 32&1 e 2 C � tae 1f a•'•-' �. --� - - ss�'4 ` • 42'y 6,Y /, S AMKi• «,Rt y1, •R + R1� C� ♦� : 7 ems• tss.1� O RESOLUTION NO. RESOLUTION VACATING A PORTION OF COLORADO AVENUE NORTH WITHIN THE CITY OF CRYSTAL BE IT RESOLVED by the City Council of the City of Crystal, as follows: WHEREAS, the City of Crystal is a municipal corporation, organized and existing under the laws of the state of Minnesota; and WHEREAS, the City Council of the City of Crystal finds that the vacation of certain streets is desirable for the orderly, economic and safe development of land within the City; and WHEREAS, the vacation of certain streets is necessary for redevelopment of property proposed to be replatted as Heathers Subdivision, City of Crystal, Hennepin County, Minnesota (the "Plat"); and WHEREAS, the City Council finds that the vacated area is no longer used or needed for public street right of way purposes, and the proposed vacation thereof will not adversely affect the public interest, so long as the Plat is filed of record. NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Crystal hereby vacates the following described segment of Colorado Avenue North in the City of Crystal: The East 30 feet of the North 85 feet of the West 1/4 of Lot 30, Sunnybrook Acres, Hennepin County, Minnesota. BE IT FURTHER RESOLVED that this resolution is effective upon filing of the Plat with the appropriate property records of Hennepin County. Adopted by the Crystal City Council this 21St day of September, 1999. Peter E. Meintsma, Mayor ATTEST: Janet Lewis, Deputy City Clerk 09/17/99 \\CY_FS 1 \SYS\GROUPS\COMDEVLP\PLANN I NMApplications\1 999\1 3(LangNelson-AssistedLiving)\resolution-streetvacation-colorado. DOC 0 RESOLUTION NO. RESOLUTION VACATING PORTIONS OF 30TH AVENUE NORTH AND COLORADO AVENUE NORTH WITHIN THE CITY OF CRYSTAL BE IT RESOLVED by the City Council of the City of Crystal, as follows: WHEREAS, the City of Crystal is a municipal corporation, organized and existing under the laws of the state of Minnesota; and WHEREAS, the City Council of the City of Crystal finds that the vacation of certain streets is desirable for the orderly, economic and safe development of land within the City; and WHEREAS, the vacation of certain streets is necessary for redevelopment of property proposed to be replatted as Heathers Subdivision, City of Crystal, Hennepin County, Minnesota (the "Plat"); and WHEREAS, the City Council finds that the vacated area is no longer used or needed for public street right of way purposes, and the proposed vacation thereof will not adversely affect the public interest, so long as the Plat is filed of record. _ NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Crystal hereby vacates the following described segments of 30th Avenue North and Colorado Avenue North in the City of Crystal: Those portions of 301h Avenue North and Colorado Avenue North dedicated in the plat of McKee's Bel Aire Addition, according to the recorded plat thereof, Hennepin County, Minnesota, BE IT FURTHER RESOLVED that this resolution is effective upon filing of the Plat with the appropriate property records of Hennepin County. Adopted by the Crystal City Council this 21St day of September, 1999. Peter E. Meintsma, Mayor ATTEST: Janet Lewis, Deputy City Clerk 09/17/99 \\CY_FS1\SYS\GROUPS\COMDEVLP\PLANNINGWpplications\1999\13(LangNelson-AssistedLiving)\resolution-streetvacation-30th&colorado. DOC M E M O R A N D U M DATE: September 17, 1999 TO: Jerry Dulgar, City Manager FROM: John Sutter, Planner / SUBJECT: . Public Hearing • Vacation of platted drainage and utility easement at 5607 West Broadway DEPARTMENT HEAD REVIEW: Anne Norris, Community Development Director oAu As part of the proposed Walgreens store on the site of the Palace Inn and former Boston Market, it will be necessary to combine these two parcels. In the process of surveying these parcels, the developer has noted that there is a platted drainage and utility easement along the west side of the Palace Inn parcel (5607 West Broadway; P.I.D. 05-118-21-42-0071). Because the proposed building would cover the easement, the City will need to vacate the easement for the building project to proceed. The following informational items are attached: ❑ Walgreens site plan showing easement to be vacated ❑ resolutions to be considered City Council action on the resolution is requested. 2 Ill � TO a ]OI C W Q Q TYPICAL SHRUB PLANTING ul NO SCALE vr�r- --moo 5e7- BASS LAKE ROAD 4Y OfT COITION MN4 IOfNICK rWf lw.� OlcUl01D Q 2 w," wam a.CM&refl MUM= INS& A. u Ina M-Pi ICu OTNNIIJ S z arR eG� 1e101J N/CJPI s x IVNbE TREE uu er IMA BAMULITI N 3 NOTYAY fIIK2 A=R PLAWAMMM m4mm s 1 r] cam+ nett 6exacm rHgOrAW ' CAM EVIROMM *am TO 0 nV W AOOieMM TAQlI OCCMMAlle '"CANT Y Q WACON IPV AFX7PWM S 'SZAGAUW AONEAi 2 Ill � TO a ]OI C W Q Q TYPICAL SHRUB PLANTING ul NO SCALE vr�r- --moo 5e7- BASS LAKE ROAD RESOLUTION NO. RESOLUTION VACATING A PLATTED DRAINAGE AND UTILITY EASEMENT LOCATED AT 5607 WEST BROADWAY IN THE CITY OF CRYSTAL BE IT RESOLVED by the City Council of the City of Crystal, as follows: WHEREAS, the City of Crystal is a municipal corporation, organized and existing under the laws of the state of Minnesota, and WHEREAS, the City Council of the City of Crystal finds that the vacation of a certain drainage and utility easement is desirable for the orderly, economic and safe development of land within the City. NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Crystal hereby vacates the following described drainage and utility easement in the City of (Crystal: That portion of a Drainage and Utility Easement dedicated in the plat of Palace Inn Addition, according to the recorded plat thereof, Hennepin County, Minnesota, described as follows: The westerly 5.00 feet of Lot 1, Block 1, said Palace Inn Addition, except the northerly 5.00 feet thereof. BE IT FURTHER RESOLVED that the vacated area is no longer used or needed for drainage and utility purposes, and the proposed vacation thereof will not adversely affect the public interest. Adopted by the Crystal City Council this 21St day of September, 1999. ATTEST', Janet Lewis, Deputy City Clerk Peter E. Meintsma, Mayor 09/17/99 \\CY_FSI\SYS\GROUPS\COMDEVLP\P LAN NING\Applications\1998\14(Walgreen's-SPR)\resolution-vacate-drainage&utilityeasement.doc CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING COMMISSION August 17, 1999 Considered first reading of an ordinance approving Application 99-10.1, submitted by Richard Woodis (owns Twin City Vacuum) for rezoning of property located at 54:15 West Broadway (formerly a foot clinic) from B-3 Auto -Oriented Commercial to B-4 Community Commercial. Considered a resolution approving the 1999 Update 04E the Comprehensive Plan for the City of Crystal for submittal to Metropolitan Council—approved. September 7, 1999 Considered second reading of an ordinance approving Application 99-10.1, submitted by Richard Woodis (owns Twin City Vacuum) for rezoning of property located at 5415 West Broadway (formerly a foot clinic) from B-3 Auto -Oriented Commercial to B-4 Community Commercial. G:\Planning\PC\CCAction.DOC.jrs