1999.05.10 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
May 10, 1999
7:00 PM
A. Approval of Minutes from April 12, 1999 Meeting
B. Public Hearings
Public Hearing to consider Application 99-5.8, submitted by Larry M. Larson &
Laureen B. Larson (applicants and owners) and Tony C. Linn & Laurie J. Adams
(owners), for Lot Combination and Redivision at 6013 36 Avenue North and 3538
Brunswick Avenue North (P.I.D. 21-118-21-22-0010 and 21-118-21-22-0011).
C. Other Business
Review and make recommendation to City Council regarding a revised site plan
submitted by Automotive Concepts at 5160 West Broadway.
2. Review a concept plan and set a public hearing for construction of a 5,000 sq. ft.
cemetery maintenance building at Glen Haven Memorial Gardens.
3. Review a concept plan and set a public hearing for the following requests related
to property located between Douglas Drive and Brunswick Avenue and between
29 Avenue North and 32 Avenue North:
❑ Right -of -Way vacation for segments of 30th Ave N and Colorado Ave N;
❑ Preliminary and Final Plat to create one building lot and one outlot;
❑ An amendment to the Comprehensive Plan to guide the building lot for High
Density Residential;
❑ Rezoning of the building lot from R-1 Single Family Residential to R-4 High
Density Residential; and
❑ Site Plan Review for construction of a 75 unit assisted living facility.
4. Review concepts and set a public hearing for street vacation and replatting of a
City -owned lot to create two lots at 35th and Yates. (Information to be provided at
the meeting.)
5. Set a public hearing to consider rezoning of 5301-5325 Edgewood Avenue North
from B-4 Community Commercial to R-1 Singe -Family Residential.
6. Discussion Item: Potential request to construct a church on the 10 acre
development site located at the northwest corner of 47th and Zane.
7. Discussion Item: Comprehensive Plan update and request to set a public
hearing (discussion to include whether to have a special meeting in late June).
8. Information Item: Annual City Bus Tour from 5-8 p.m. on Wednesday, May 26th
D. Adjournment
For additional information, contact John Sutter at 531-1142 .
\=_FS1 W&G ROU PS\COM DEVLP\PLAN NINGIPLANCOM M\1999\05-10\agendasu mmary.doc
April 12, 1999
CRYSTAL PLANNING COMMISSION MINUTES
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following present: Bonnell, Elsen, Graham, Kamp, Koss, Krueger, Magnuson, Nystrom
and VonRueden. Also present were Community Development Director Norris and
Planner Sutter.
A. Moved by Commissioner Elsen and seconded by Commissioner Krueger to approve the
minutes of the March 8, 1999, meeting.
Motion carried.
B (1). Consideration of a Resolution finding that a proposed amendment to
Redevelopment Project 41, for the purpose of acquiring and rehabilitating a single
family house at 4000 Jersey Ave N, is consistent with the Comprehensive Plan.
Staff presented Resolution No. 99-1.
Moved by Commissioner Elsen and seconded by Commissioner Nystrom to adopt a
Resolution finding the proposed modification of Redevelopment Project No. 1 to be
consistent with the Comprehensive Plan of the City.
Motion carried.
C. Moved by Commissioner Bonnell and seconded by Commissioner Graham to adjourn.
The meeting adjourned at 7:04 p.m.
Motion carried.
Chair Magnuson
Secretary Nystrom
F:\GROUPS\COMDEVLP\PLANNING\PLANCOMM11999\04-12\MINUTES.doc
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M E M O R A N D U M
DATE: May 5, 1999
TO: Planning Commission (May 10" meeting - Item B-1)
FROM: L John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Application 99-5.8: Request for a Lot Combination and Redivision (505.13)
6013 36" Ave N and 3538 Brunswick Ave N
(P.I.D. 21-118-21-22-0010 & 21-118-21-22-0011)
(The effect of the request would be to detach 16,502 sq. ft. from the 36th Avenue
parcel and add it to the Brunswick Avenue parcel.)
A. BACKGROUND
Tony Linn and Laurie Adams own the property at 6013 36th Avenue North. This
property is an unusually deep lot that extends approximately 381 feet south of 36th Ave.
Linn and Adams are proposing to detach approximately the rear 170 feet from this
parcel and sell it to Larry and Laureen Larson, who own the property at 3538
Brunswick. Both parties have requested the Lot Combination and Redivision which
would allow them to relocate the line dividing their two parcels, as provided for in
Crystal City Code (505.13).
The following informational items are attached:
❑ plat map showing relationship of the subject property to surrounding properties; and
❑ survey showing the proposed realignment of the lot line between the two parcels.
B. STAFF COMMENTS
1. Overview
The width and approximate area of each lot would be modified as follows:
lot existing proposed proposed
address area* area* change
601336 th 37,177 sq. ft. 20,675 sq. ft. -16,502 sq. ft.
- 3538 Brunswick 7,583 sq. ft. 24,085 sq. ft. +16,502 sq. ft.
* Based on the dimensions shown on the survey dated April 16, 1999 by James H. Parker
Each of the two existing lots has access to water and sanitary sewer, and abut
on a hard surfaced street. The portion of the 6013 36th parcel to be conveyed
("Parcel A") does not have such frontage and therefore must be combined with
the lot on Brunswick or some other lot with street frontage.
Because moving the lot line would not create a new residential lot, the standard
park dedication fee of $400 would not be required.
2. Neighborhood Characteristics
Lots in the surrounding neighborhood are typically much smaller in area than the
lot at 6013 36th, and comparable in area to the lot at 3538 Brunswick. Houses in
the surrounding neighborhood are generally single-family dwellings. The
neighborhood is essentially 100% developed.
3. Impacts
Staff can forsee no positive or negative impacts resulting from the request. The
dimensions of both lots would appear to allow their use with or without approval
of the request. The request would be in conformance with the Comprehensive
Plan and the Zoning Ordinance provided "Parcel A" is combined with "Parcel C"
C. RECOMMENDATION
Staff recommends approval of application 99-5.8, Request for a Lot Combination and
Redivision at 6013 36th Ave N and 3538 Brunswick Ave N (P.I.D. 21-118-21-22-0010 &
21-118-21-22-0011), with the new legal description as proposed on the survey dated
April 16, 1999 by James H. Parker (P.E. and P.S. number 9235), subject to the
following conditions:
❑ Because "Parcel A" on the survey has no street, water or sanitary sewer frontage, it
shall not be considered a lot in accordance with Crystal City code.
❑ Because this action of the City of Crystal does not create a new lot, "Parcel A" shall
not be assigned a unique Property Identification Number (P.I.D.) by Hennepin
County. For Zoning and Property Tax purposes, the parcel at 3538 Brunswick shall
include both "Parcel A" and "Parcel C" under a single P.I.D. (21-118-21-22-0011).
The Planning Commission is asked to make a recommendation on the request for City
Council consideration.
The City Council will consider the request at their next regular meeting on Tuesday,
May 18tH
LOT COMBINATION & REDIVISION - 6013 36TH & 3538 BRUNSWICK
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'DRAFTED: April 16, 1999
x recorded plat thereof situate in Hennepin County, Minnesota• except t:rcretr i the North 70.00 feet of
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.cuidiug to the recorded plot thereof situate in Hennepin County, Minnesola lying na"di of the South
n.00 feet of the South 240.00 feet of the West 15.00 feet of said Lot 5
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die West 15.00 feet of f.ot 5, Block 3, "Rosedale Acres", according to the recorded plat thereot
lines of the above legal description. The
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the West 15.00 feet of Lot 5, Block 3, "Rosedale Atter, according to the recorded pkat ;hereat
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990283 21/118/21. ANII HES CONSTRUCTION, INC.
AD VANCE SURVEHNG& ENGINEERING CO.
5300.S. fl%vy. No. 101 Minnetonka, MN �53-15 Phone (612) 474 7964 Fax (612) 474 8267
SURVEY FOR: AMITIES CONSTRUCTION, INC.
-44JRVEYED: April, 1999 'DRAFTED: April 16, 1999
r INJAL DESCRIPTION OF ENTIRE PARCEL:
Lot 5, Block 3,
'Rosedale Acres' according to the recorded plat !hereof situate in Hennepin County, Minn%*
the South 240.00 feet of the West 15.00 feet, III csota, except thewfiroindie North 70.00 fee; of'
and
The North 70.00 feet of the South 170.00 feet of Lot 6, Block 3. "Rosedale Acres", according to the recorded plat thereof$i(LWIC in I fentiepin County,
Minnesota, except the West 10.00 feet thereof.
PROPOSED LEGAL DESCRIPTION OF PARCEL
The South 170.00 f, -et of Lot 5, Block 3, "Rosedale Acres", according to the record ; ed plat thereof situate in Hennepin County, Minnesota, except therefrom
the North 70.00 feet of the West 15.00 feet.
PROPOSED LEGAL DESCRIPTION OF PARCEL B:
That part of Lot 5, Block 3, "Rosedale Acres", according to the recorded plat thereof situate in Hennepin County, Minnesota lying north of the South
170.00 feet thercofexcept therefrom the North 70.00 feet of the South 240.00 feet of the West 15.00 feet of said Lot 5. -
PROPOSED LEGAL DESCRIPTION OF PARCEL C:
The North 70.00 feet of the South 170.00 feet of Lot 6, Block 3, '!Rosedale Acres", according to the recorded plat thereof situate in Hennepin County,
N,I hinc-sata, except the West 10.00 feet thereof,
and
TI::- North 70.00 feet of the South 170.00 feet of die West 15.00 feet o,fLot 5, Block 3, "Rosedale Acres", according to the recorded plat thereof
acinfiennepin County, -Minnesota.
SCOPE OF WORK
T. Showing the length and direction of boundary lines of the above legal description. The
scope ufour services does not include determining what you own, which is a legal matter.
Please check the legal description with your records or consult with competent legal counsel,
if necessary, to make sure that it is correct, and that any matters of record, such as casements,
1h':1 , (,it wisli shown on the survey, have been shown
2. 'Xe show a proposed division of the property. Plean review the proposal twee that
it is what you intend and submit to those governmental agencies that havejurisdiction to
their appruvals, if you can, belote making any decisions tegarding the property.
STANDARD SYNIBOLS & CONVENTIONS:
Denotes 1/2" 11) pipe with plastic plug bearing State License Number 9235, set, unless otherwise noted.
CL1(17h'1CAHuN:
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M E M O R A N D U M
DATE: May 5, 1999
TO: Planning Commission (May 10" meeting — Item C-1)
FROM: hn Sutter, Planner
SUBJ.: 5160 West Broadway — Automotive Concepts
P.I.D. 09-118-21-24-0023
A. BACKGROUND
On June 16, 1998, the City Council approved a Site Plan and Conditional Use Permit
for Automotive Concepts to remodel an existing building and construct an addition to
house their auto customizing business. On July 21, 1998, the City Council approved an
amended Site Plan reflecting a larger building addition and rear parking area than
originally approved. Since that time the Automotive Concepts operation has expanded
beyond its size at the time of these approvals, and has attempted to address the
resulting space issues with several changes; staff determined that these changes would
require Planning Commission and City Council review and approval.
The following conditions were included as part of the City Council's approval of the Site
Plan and Conditional Use Permit:
• All parking shall be accommodated off street, whether for customers,
employees or for vehicles to be worked on, being worked on or that have been
worked on. Inoperative vehicles shall not be stored outside.
• Outside storage shall be as shown and described in the applicant's site plan
and narrative, and shall be limited to pickup toppers, running boards and similar
automotive accessories.
• No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
• It is understood that the property owner would not object to a City -initiated
rezoning of the subject property from B-3 Auto -Oriented Commercial to 1-2
Heavy Industrial.
• City s}aff shall examine the site one year after City Council approval to ensure
that the open and outdoor storage is being conducted in accordance with the site
plan.
The following informational items are attached:
❑ plat map showing the subject property;
❑ letter from Automotive Concepts dated April 29, 1999
❑ site plan approved by the City Council on July 21, 1998; and
❑ revised site plan submitted by Automotive Concepts.
B. STAFF COMMENTS
1. The revised site plan includes the following changes:
a. The original site plan showed the trash enclosure located at the northeast
corner of the site, within the fenced parking area. The revised site plan
shows the trash enclosure located on the island area cast of the truck
loading area, immediately outside the gate. Staff believes that this
location makes sense in order for trash haulers to pick up refuse from the
site outside of normal business hours. However, the enclosure should be
kept closed except when loading or unloading, and no refuse or
recyclables may be stored outside the enclosure.
b. The original site plan showed landscaping on the islands on each side of
the truck loading area. Now that the trash enclosure has been located on
one of them, the owner would like to maintain a landscaping rock ground
cover around the enclosure. Staff has no objection to this change,
provided the other island is landscaped as shown in the original site plan.
C. The original site plan showed outside storage racks extending along part
of the north lot line. The revised site plan shows the racks extending
along the north and east lot lines. The Zoning Ordinance (515.35 Subd. 4
c) states, "Storage [shall be] screened from view of the public right-of-way
in compliance with Sub -Section 595.07 Subd. 9 of this Code." Staff
believes that the 450" distance from West Broadway to the rear (east side)
of the site minimizes the visibility of the outdoor storage, and that as a
result such expansion of the storage area would be acceptable. However,
the Planning Commission may want to consider recommending a height
limitation on any outdoor storage not screened by the building, if it is not
comfortable with the appearance of the storage racks from West
Broadway.
Cl. The original site plan showed the fence approximately 12 feet from the
property line along the rear (east side) of the site. The revised site plan
shows the fence approximately 8 feet from the rear property line. Staff
feels that this is essentially a housekeeping item which does not represent
a significant change in the site plan.
2. In addition to the revised site plan, there are some other issues related to
Automotive Concepts:
MODIFICATIONS TO SITE PLAN - 5160 WEST BROADWAY
2
a. Trucks had been stopping, parking and/or unloading in traffic lanes on
West Broadway. This practice has apparently been discontinued since
the owner began keeping enough space clear in his rear parking lot to
allow for trucks to maneuver on-site. In the rare event that two trucks are
on site at the same time, the owner should have the second truck wait on
the striped shoulder lane on Corvallis Avenue (from West Broadway to
County Road 81) until the first truck completes its unloading. Staff will
continue to observe the site on a random basis in an effort to ensure that
the truck problem does not reoccur.
b. The parking of vehicles on sidewalks and boulevards along West
Broadway, and on the site's areas for landscaping to be installed, has
apparently been discontinued by the owner. Staff feels that as long as the
landscaping is installed this season as shown on the original site plan,
and as long as vehicles do not resume parking or driving over these areas
in the future, then this has become a non -issue.
C. Automotive Concepts has a lease on the parking lot at 5128 Hanson Ct,
and is using it to park vehicles waiting to be modified or which have been
modified. The lot was constructed when the nearby All-American Self
Storage building was used as a machine shop and needed parking for its
employees. The parking lot was constructed with perimeter curb & gutter,
and it complies with our required 5' setback from the property lines. Since
the machine shop has been converted to indoor storage, the parking lot at
5128 Hanson Ct is no longer needed for the nearby building. Thus the lot
had not been used until Automotive Concepts began using it. The owner
has requested that he be exempted from the parking lot striping
requirement because the lot will be used only to park vehicles before or
after they are worked on, and not for employee or customer parking. Staff
would not object to waiving the striping requirement, provided the owner
agrees to stripe the lot according to our parking regulations if in the future
the lot is used by employees or customers.
C. RECOMMENDATION
Staff recommends that the modified site plan be approved, subject to the following
conditions in addition to those approved with the original site plan and conditional Use
Permit:
❑ The trash enclosure should be kept closed except when loading or unloading, and
no refuse or recyclables may be stored outside the enclosure, as required by Crystal
City Code.
❑ The areas shown to be landscaped on the original site plan shall be landscaped as
shown, except for the one island with the trash enclosure which may have an
MODIFICATIONS TO SITE PLAN - 5160 WEST BROADWAY
3
alternate covering of landscaping rock. The other island (immediately west of the
truck dock) shall be landscaped as shown in the original site plan.
❑ Trucks shall not park, stop, load or unload in traffic lanes on West Broadway or
other public roadway. The owner shall preserve sufficient clear space for trucks to
maneuver on the site.
❑ Vehicles shall not park, stop, load or unload on the sidewalks and boulevards along
West Broadway or on the site's landscaping areas.
❑ In the event that the parking lot at 5128 Hanson Court is used for any purpose other
than the parking of vehicles that either are to be or have been worked on at
Automotive Concepts, then the owner shall stripe the lot in accordance with the
requirements of Crystal City Code.
The Planning Commission is asked to make a recommendation on the request, which
will be considered by the City Council on May 18tH
MODIFICATIONS TO SITE PLAN - 5160 WEST BROADWAY
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AUTOMOAC , NCEPTS
TRUK MATE VANS
5160 West Broadway
Crystal, MN 55429-3506
(612) 535-2181 • Fax: (612) 971-0501
April 29, 1999
Attn. John Sutter
City of Crystal
4141 Douglas Drive
Crystal, MN 55422
Subject: Compliance with site plan
We appreciate your patience in working with us on these matters.
1. The truck turn around area has been cleared and is being used in the way it was
intended. One of my employees, Lyle Homer, had a conversation with counsel
members Gary Grimes and Ed Thonander. They told him that the City may approve
making West Broadway (in front of our building) a designated loading zone. It is done
through the county but approval from the city is a help. Do you know anything about
this? We would like to pursue this if it is an option. We could use the extra parking in
the back.
2. The site plan for the position of the fence has been corrected by Mohagen architects.
3. The outdoor storage does exceed the area shown on site plan. We have revised the site
plan showing the new outside storage areas. We are hoping the city will approve the
expanded storage. We have added green fence blocking to improve the look of our
property.
4. The trash enclosure was placed in a different area then on plan. We submit the
corrected site plan for city approval.
5. We have a lease to store our vehicles at 5128 Hanson Court (See enclosed lease). We
will only use this property to store vehicles so we request that you waive any stripping
requirements.
This information should clear up any issue the city has with us. I will be attending the May
18 city counsel meeting in case any officials have questions for me.
Sincerely,
John Prosser
President
Automotive concepts/Trukmate Vans
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M E M O R A N D U M
DATE: May 5, 1999
TO: Planning Commission (May 10th meeting - Item C-2)
FROM: 0' -John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Proposed Glen Haven Cemetery maintenance building
SCI Management Corporation has submitted a concept plan and building elevations for a
5,000 sq. ft. metal panel cemetery maintenance building. Two equipment and material
storage yards would also be developed, one on each side of the building. A double row of
evergreen trees would be installed to provide a visual buffer from adjacent properties. The
building would be set back 20' from the south property line. (Please see enclosed drawings.)
At this time, staff comments are as follows:
❑ Cemeteries are not either a permitted or conditional use in the R-1 District, and the
ordinance is not clear about how to treat cemetery maintenance buildings. Staff feels that
this proposal should be considered as a Site Plan Review only, since the cemetery is
proposing the new maintenance building to replace an existing one which will be removed.
As part of our Zoning Ordinance revisions, staff would expect to include cemeteries and
cemetery maintenance buildings as conditional uses in the R-1 District.
❑ Because the south lot line would be considered the subject property's rear lot line, and a
minimum 30' rear yard is required by the Zoning Ordinance, the building will need to be
moved 10 feet north of the location shown in the concept plan.
❑ The equipment yards would also include storage of dirt piles for cemetery operations.
While staff recognizes the importance of such storage for a cemetery, we are also
concerned about the potential size and height of the piles, and also the amount of dirt
runoff which would go into the storm sewer system.
❑ The double offset row of evergreen trees would be for the purpose of screening the
building and equipment/storage yards from adjacent properties. Staff feels that the height
of any material piles should be limited to the height of the screening trees.
Please note that staff will conduct a more thorough review upon receipt of a more detailed set
of plans from the developer.
Staff requests authorization to proceed with a public hearing for site plan review upon receipt
of a completed application from the developer.
SITE PLAN — SCHEME 1
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M E M O R A N D U M
DATE: May 5, 1999
TO: Planning Commission (May 10th meeting - Item C-3)
FROM: � John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Proposed Assisted Living Facility for Nafstad Property
Lang Nelson expects to submit an application for a 75 unit assisted living facility, with a site
that would include the southern portion of the Nafstad property and the houses at 2956 and
3006 Douglas Drive. (Please see the enclosed maps and building rendering, the site concept
will be available at the meeting.)
Note: Previously, the concept was for 70 units with the site not to include the houses on
Douglas. The preference of staff and the developer is to acquire and remove the two houses
on Douglas Drive to provide a more aesthetically appealing view along Douglas and to
increase the useable area of the assisted living site. The additional five assisted living units
are necessary for the developer to be able to participate with the City in the cost of acquiring
the two houses on Douglas.
To accomplish this development, the following will need to be approved by the City Council:
Street vacation (30th Avenue); re -platting of the property; and, for the assisted living site, a
Comprehensive Plan amend m rezoning (to R-4) and site plan review.
1-9 o' G
Please note that staff will conduct a more thorough review upon receipt of a more detailed set
of plans from the developer.
Staff requests authorization to proceed with the necessary public hearings upon receipt of a
completed application from the developer.
Fol C -UAL --1r>
LEGEND
RESE04TSAL
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M E M O R A N D U M
DATE: May 10, 1999
TO: Planning Commission (May 10th meeting - Item C-4)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Concept for Vacating 35' Avenue and Platting Two Residential Lots
The subject property, 5719 35th Avenue North, was acquired by the Crystal Economic
Development Authority (EDA) in 1998 through our Scattered Site Acquisition & Demolition
program. The house formerly on the site was demolished in spring 1999.
At present, the 35' Avenue right-of-way connects Yates and Xenia, but the street physically
ends at midblock. This half block segment of 35th serves as the driveway access for the two
houses adjacent to its intersection on Xenia (3455 and 3501 Xenia). The house formerly
located on the EDA property, 5719 35th, also relied on 35" for driveway access. A storm
sewer line runs approximately along the center line of the 35th Avenue right-of-way.
Also, the house at 3444 Yates (immediately south of the EDA lot) presently lacks a garage.
The owners have room to construct a 12' (single) garage, but would prefer to construct a
double garage.
In order to be consistent with the City's goal of providing additional house sites, staff would like
to find a way to reconfigure the existing parcel into two house lots. Staff would also like to
vacate the 35th Avenue right-of-way, because there appears to be no need or intention to
complete the street through the block.
In order to make the two lots as large as possible yet provide for a double garage at 3444
Yates, the following steps would need to be completed:
❑ Acquire title to the north half of the right-of-way from the owner of 3500 Yates;
❑ vacate 35th Avenue, establish a storm sewer easement and relocate the storm sewer;
❑ replat the EDA lot and the whole vacated right-of-way into two lots; and
❑ sell part of the south ten feet to 3444 Yates so that they may construct a 22' garage.
An alternate approach would be to vacate 35th Avenue, replat the EDA lot and half of the
vacated right-of-way into two lots, and sell part of the south seven feet to 3444 Yates so that
they may construct a 19' garage.
Staff is requesting feedback from the Planning Commission regarding both the preferred and
alternate approaches (see attached sheets), and approval to proceed to a public hearing.
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M E M O R A N D U M
DATE: May 5, 1999
TO: Planning Commission (May 10" meeting - Item C-5)
FROM: �IV,�John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Proposed Rezoning of 5301-5325 Edgewood Avenue North from B-4 to R-1
These five lots, presently zoned B-4 Community Commercial, have single-family houses that
are legal non -conforming uses. It appears that they were zoned B-4 at the time the Zoning
Ordinance was adopted in 1976; staffs best guess is that they were zoned that way to
accommodate acquisition and demolition of the houses, vacation of Edgewood Avenue from
53`d to West Broadway, and assemblage of a larger redevelopment site from these parcels
plus the existing commercial areas along West Broadway. However, the five houses appear
to be in fairly decent condition and are not currently considered to be a potential
redevelopment area for the City.
The owner of the house at 5307 Edgewood would like to sell the house, but the buyer has
been denied a loan based solely on the house's nonconforming use status. The seller and the
buyer have asked that the City consider rezoning this property, along with the other four
houses, from B-4 to R-1 to better reflect the realistic expectation that these houses will remain
for the foreseeable future.
Staff believes that this rezoning would be consistent with the Comprehensive Plan. The
current plan guides these parcels for mixed use, and the draft updated plan guides them for
low density residential. Staff also believes that the City should initiate this rezoning as a
"clean-up" action to bring the zoning of these properties in line with their present and future
most likely use.
Staff requests authorization to proceed with a public hearing for rezoning.
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CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
April 20, 1999
Public hearing to consider modifications to Redevelopment
Project #1 (4000 Jersey Ave. N.)—approved.
May 4, 1999
Resolution authorizing and directing the condemnation of
certain lands for redevelopment in Redevelopment Project No.
1 (4000 Jersey Ave. N.)
G:\Planning\PC\C C Action. DOC. j rs
M E M O R A N D U M
DATE: May 5, 1999
TO: Planning Commission (May 10" meeting - Item C-6)
FROM:�ohn Sutter, Planner and Redevelopment Coordinator
SUBJ.: Concept for a Church on the 10 -acre Development Site at 47th & Zane
A church has inquired about the possibility of constructing a new building on the 10 acres
owned by Crystal Lakes Cemetery Association at the northwest corner of 47th and Zane.
(Please see enclosed site concept sketch.)
Churches are a conditional use in the R-1 District; therefore a Conditional Use Permit and site
Plan Review would be required, but not Rezoning. The church would intend to purchase the
entire 10 acres and would likely hold any excess land to enable them to accommodate future
expansion on-site.
Some issues for discussion:
❑ Is the layout shown on the concept logical in its relationship to adjacent land uses, or would
another arrangement make more sense?
❑ What type and extent of landscaping or buffering would be appropriate for this type of use?
❑ Can the local street network accommodate traffic generated by a church, and how would
such traffic compare to a 50 -lot residential development on the same site?
❑ Assuming the church would expand in the future, would the City want to place limits on the
amount of expansion in order to minimize negative impacts such as traffic?
The Planning Commission held a work session on April 12th to discuss three potential
residential development concepts for the site. Staff would like some feedback regarding a
fourth possibility: the placement of a church on the site. We will share your comments with the
church so that they may decide whether to make a tentative offer to the property owner.
MILLER ARCHITECTS + BUILDERS 7 320 240 8711 05/04/99 14:16 [5 :02/02 N0:639
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