1999.04.12 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
April 12, 1999
7:00 PM
A. Approval of Minutes from March 8, 1999 Meeting
B. Other Business
1. Consider whether a proposed amendment to Redevelopment Project #1, for the
purpose of acquiring and rehabilitating a single family house at 4000 Jersey Ave
N, is consistent with the Comprehensive Plan
C. Adjournment
For additional information, contact John Sutter at 531-1142 •
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CRYSTAL PLANNING COMMISSION MINUTES
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the
following present: Graham, Kamp, Koss, Krueger, Magnuson, Nystrom and VonRueden.
The following was absent: Elsen. Also present were Planner Sutter, City Engineer
Mathisen and Secretary Scofield.
A. Moved by Commissioner Nystrom and seconded by Commissioner Krueger to approve
the minutes of the February 8, 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 99-2.3 submitted by Rise, Inc. (applicant)
and John Day Company (owner), for construction of a 15,226 sq. ft. community
based rehabilitation facility in the 1-1 Light Industrial District at 5353 Lakeland
Avenue North (P.I.D. 08-118-21-11-0006).
Planner Sutter stated Rise, Inc. is a non-profit organization whose developmentally
disabled clients perform light assembly and have occupational and physical therapy on
site. There are 34 required parking stalls with the possibility of installing 12 additional
stalls on the southeasterly side of the building if necessary. These developmentally
disabled people are transported by bus.
Sara Kelzenberg, R. B. Architects, was asked by Chair Magnuson if this is a private
company. John Day Corporation owns the land and will build the building and then sell
to Rise, Inc.
Lynn Noren, Rise, Inc., stated it was a private non-profit funded by federal and local,
primarily medical assistance, and special fund raising.
Mr. Day stated he would be obligated to provide additional parking if necessary.
Commissioner Graham stated there were no on-site turn around areas for large trucks.
Lynn Noren stated they only had deliveries by small box trucks.
Planner Sutter stated the size of the building would likely limit the number of trucks.
Lynn Noren stated there would be 53 developmentally disabled clients.
A letter was received in opposition from the owners of HOM Furniture (neighboring
property) who wanted a retail development rather than light industrial.
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March 8, 1999
Moved by Commissioner Kamp and seconded by Commissioner Koss to close the public
hearing.
Motion carried.
Moved by Commissioner Bonnell and seconded by Commissioner Koss to
recommend to the City Council to approve Application 99-2.3 submitted by Rise,
Inc. (applicant) and John Day Company (owner), for construction of a 15,226 sq.
ft. community based rehabilitation facility in the I-1 Light Industrial District at
5353 Lakeland Avenue North (P.I.D. 08-118-21-11-0006), subject to the
following conditions:
Staff recommends approval of Application 99-2.3, for construction of a 15,226 sq.
ft. community based rehabilitation facility in the I-1 Light Industrial District at
5353 Lakeland Avenue North (P.I.D. 08-118-21-11-0006), subject to the
following conditions:
❑ The uses in the facility shall not exceed the parking stalls provided on the site. In
the event that the additional 12 stalls become necessary, those stalls shall be
installed as soon as practicable by the property owner. Such installation shall not
require a new Site Plan Review provided the stalls are substantially as shown in
this application.
❑ Enhanced landscaping such as low shrubs shall be provided in the grassy strip
adjacent to the frontage road, as determined to be appropriate by the City Forester.
❑ The monument sign will need to be located at least 10 feet from the property line.
No sign permit shall be issued except for signs that comply with City Code.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
Motion carried.
B (2). Chair Magnuson declared this was the time and the place as advertised for a
public hearing to consider Application 99-3.1,3,4,8, as submitted by Crystal Lakes
Cemetery Association (applicant and owner), for Plat, Rezoning, Conditional Use
Permit and Site Plan Review, for the purpose of replatting the First, Second and
Third Additions to Glen Haven Memorial Gardens as Fourth Addition to Glen
Haven Memorial Gardens, Rezoning Lot 1 Block 1 of said Fourth Addition from
R-1 Single Family Residential to R -O Residential Office, and constructing an
8,030 sq. ft. funeral home in the 5100 block of West Broadway.
Planner Sutter stated the proposed funeral home is to be constructed south of the pond on
West Broadway. It will be a wood frame structure, shingle roof and brick trim. Neither
body preparation nor cremation will be done at the site. The plat will be Lot 1, Block 1
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March 8, 1999
for the funeral home, Outlot A and Outlot B (the 10 -acre housing site). 80 parking stalls
are provided.
Dan Schmidt, Parking Advance Surveying, stated the cemetery will reconstruct a new
maintenance shed (not part of this application) on Outlot A and demolish the two
buildings on the property.
Chair Magnuson wanted to know if there were any changes on the survey. The
conditional use permit does not include preparation of the body. The private road would
be maintained by the property owner. The facility would have to meet health regulations.
Cyril Soukup, 4736 Xenia Ave. N., wondered why parking not in the rear.
Planner Sutter stated it did not occur to anyone to propose that; presumably the owners
wanted the building close to the green area.
Marian Borg, 4736 Zane Ave. N., inquired where the road would exit.
Planner Sutter replied exit on West Broadway. Because the building is not proposed to
be sprinkled, the owners will have to install and maintain two hydrants and fire lanes
around the building.
No one appeared in opposition.
Moved by Commissioner Kamp and seconded by Commissioner Nystrom to close the
public hearing.
Motion carried.
Moved by Commissioner Graham and seconded by Commissioner Kamp to
recommend to the City Council to approve Application 99-3.1,3,4,8, as submitted
by Crystal Lakes Cemetery Association (applicant and owner), for Plat, Rezoning,
Conditional Use Permit and Site Plan Review, for the purpose of replatting the
First, Second and Third Additions to Glen Haven Memorial Gardens as Fourth
Addition to Glen Haven Memorial Gardens, Rezoning Lot 1 Block 1 of said
Fourth Addition from R-1 Single Family Residential to R -O Residential Office,
and constructing an 8,030 sq. ft. funeral home in the 5100 block of West
Broadway.
The findings of fact are as follows: The proposal is consistent with the uses in the
immediate area and would be subject to the following conditions:
❑ It is understood that the creation of Outlot B on the new plat of Fourth
Addition to Glen Haven Memorial Gardens (currently the southerly 10 acres
of Second Addition to Glen Haven Memorial Gardens), does not endorse or
approve any development proposal for the 10 -acre parcel.
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March 8, 1999
❑ The funeral home shall use the new driveway and curb cut for access to West
Broadway. The existing curb cut along West Broadway shall be abandoned
and removed, in accordance with the regulations of the Hennepin County
Highway Department.
❑ No building permit shall be issued until the applicant executes the required
Site Improvement Agreement.
The conditional use permit does not include body preparation.
Motion carried.
B (3). Chair Magnuson declared this was the time and the place as advertised for a
public hearing to consider Application 99-4.1,8, as submitted by The Bancor Group
(applicant) and Crystal Lakes Cemetery Association (owner), for Rezoning from R-1
Single -Family Residential to P.U.D. Planned Unit Development, and Preliminary
Plat for 60 lots to be located on 10 acres adjacent to the northwest corner of 47
Ave N and Zane Ave N, to be legally described as Outlot B, Fourth Addition to
Glen Haven Memorial Gardens (currently known as the southerly 10 acres of
Second Addition to Glen Haven Memorial Gardens, P.I.D. 09-118-21-32-0028).
Planner Sutter stated that the Comprehensive Plan guides portion of the northerly
property for cemetery use and the southerly portion of the property for low density
residential. There could be up to six units per acre if a Planned Unit Development (PUD)
were approved by the City. The developer is proposing 60 lots. Provided storm water
collection to discharge into storm sewer along Zane Ave., since 10 acres does not have to
provide on-site ponding. PUD open space would be Little League fields and connection
to Community Center. The minimum lot area required is 7,500 sq. ft.; the developer is
proposing 4,240 sq. ft. The minimum lot width required is 60 ft. with the developer
proposing 40 ft. The City requires a 30 -ft. front yard setback with the developer
proposing 20 ft. The City's standard for street R -O -W is 60 ft., and 50 ft. is proposed.
Cemetery is a non -conforming use. None of the developments in Maple Grove, Fridley
and Eagan looks like the proposal. A petition against the proposed development with 173
signatures was submitted.
David Newman, Bancor Group of Golden Valley, stated the proposal has the density of
town homes but privacy and ownership of single family homes. The lots will be 40 ft. to
58 -ft. widths with proposed 25 -ft. wide homes and 15 ft. between homes. Would move
the parkway to the north to prevent headlights in the existing homes along Zane Ave.
Marty Campion, Civil Engineer on project, stated estimated 6.8 trips per unit would
increase the traffic 10%.
Commissioner Graham concerned with the traffic on Adair and 47`h. Loss of open space
could be helped by trees and grass.
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March 8, 1999
Mark Sonstegard of Ryland Homes stated probably the buyer of such homes would be a
first time buyer and a professional wanting maintenance free home. There are four split
entry plans with a base price of $130,000 and an average selling price of $150,000. for
1,000 sq. ft. home and 1,800 sq. ft. for two story homes. A homeowners association will
handle garbage, etc.
Commissioner Bonnell thought $130,000 steep for first time homebuyer in Crystal area
and asked about the rules and management of the association.
David Newman stated the buyers would create the rules when 70% homes are bought and
would elect a president and board members. This community would attract new residents
and families. The homes would have oversized garages so there would be interior
storage.
Chair Magnuson stated the proposal shows short driveway for two vehicles. Also she
wondered about snow storage.
David Newman stated there could be two cars in the garage, two in driveway and one on
the street.
Tom Mathisen, Crystal City Engineer, stated there would be hydrants, utility boxes and
snow storage. There is no overnight parking on the City streets. Hydrants will take up
one on -street parking space.
The following appeared in opposition:
Linda Meyer, 4622 Brunswick Ave. N., wondered if could use the four acres to the north
to enlarge the development (cemetery wants to still use). Concerned with the same look
of the houses, density and parking issues.
Lee Hunt, 4624 Zane Ave. N., does not want City to lower its standards, density, size of
lot, etc.
Bonnie Kline, 4833 Yates Ave. N., asked if developer is willing to do lower density.
Kyle Pohl, 580147" Ave. N., has a two-year old son and is unhappy with traffic.
Jennifer Pohl, 5801 47"' Ave. N., was concerned with the aesthetics of the proposal, snow
removal, size of the trees, safety, crime, and affordability for first-time buyers.
J. P. Dawson, 4730 Zane Ave N, objected to any deviations of ordinance regarding lot
size. Concerned with incompatibility with surrounding area—doesn't match up with
current housing (being slab homes). Also concerned that association might crumble.
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March 8, 1999
Cheryl Dawson, 4730 Zane Ave. N., took care in moving into the neighborhood and PUD
will take away the neighborhood.
Wayne Berthiaume, 4754 Zane Ave. N., does not want to live next to "sky scrapers" and
concerned with traffic.
Robert Casper, 4630 Colorado Ave. N., wonders how association will handle outside
storage and snow storage. (David Newman stated City will take care of streets, and the
association will take care of the sidewalk and driveways.)
Wallace Roles, 6112 47" Ave. N., concerned with sewer set up for additional houses.
Cheri Schwalbe, 6106 47" Ave. N., does not want to have an association community.
Karen Lincoln, 4706 Xenia Ave. N., thought it was too much money for the houses
without basements and concerned with emergency calls and density.
Ron Dennis, 4331 Brunswick Ave. N., stated proposal is targeting too narrow an
audience—renters with a tax break. Thinks tall houses on slabs that cannot be expanded
will cause more turn over.
Robert Borg, 4736 Zane Ave. N., concerned with traffic and safety with access at the
middle of the block. First-time buyer with children may have a problem selling the house
and may turn into a HUD community.
Marian Borg, 4736 Zane Ave. N., has lots in cemetery and concerned that expansion
space is being sold.
Linda Meyer, 4622 Brunswick Ave. N., questioned whether all the house plans fit on all
the lots. (David Newman stated not all house plans would fit on all lots.)
Cyril Soukup, 4736 Xenia Ave. N., urged a normal plan of 40 houses.
Moved by Commissioner Nystrom and seconded by Commissioner to close the public
hearing.
Motion carried.
Chair Magnuson felt Bancor should address the density, relocation of the streets,
combining with the community and perhaps willing to look at 40 or 45 houses for the
development.
Commissioner Graham stated PUD is a mixed-use development. Comprehensive Plan
and City Code point to a flexible land development. Homes should be high quality of
design and affordable to all.
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March 8, 1999
Commissioner Koss stated proposal does not conform to neighborhood and wonders if it
is feasible and the long-term impact after 20 years maintenance.
Commissioner Krueger concerned with size of lots, setbacks from streets, removal of
snow, backyards on 47`" Ave. and parking.
Chair Magnuson stated density too great in this area. It's like an apartment complex in
the middle of a residential area.
Moved by Commissioner Graham and seconded by Commissioner Krueger to
recommend to the City Council to deny Application 99-4.1,8, as submitted by The Bancor
Group (applicant) and Crystal Lakes Cemetery Association (owner), for Rezoning from R-1
Single -Family Residential to P.U.D. Planned Unit Development, and Preliminary Plat for
60 lots to be located on 10 acres adjacent to the northwest corner of 47 Ave N and Zane
Ave N, to be legally described as Outlot B, Fourth Addition to Glen Haven Memorial
Gardens (currently known as the southerly 10 acres of Second Addition to Glen Haven
Memorial Gardens, P.I.D. 09-118-21-32-0028).
The findings of fact are as follows:
1. The proposed development is not compatible with the Comprehensive
Plan and Crystal City Code Subsection 515.52.
2. The proposed development will have a negative effect on the surrounding
neighborhood. The overall density exceeds the block to the east by 33%
(6.0 vs. 4.5) and the blocks to the south by 54% (6.0 vs. 3.9). This
difference in density is significant and will negatively impact the
surrounding neighborhood, especially since the proposed development
does not provide for common open space or other amenities to offset its
higher density when compared with the surrounding neighborhood.
The internal organization of the proposed development is deficient for the
following reasons:
a. The design of the houses and the fact that they will occupy nearly
all of the buildable area on the lots will not allow for expansion as
residents' needs change over time. This might in turn cause
problems for the community as a whole, such as more parking on
the street, parking on yards, garages being used for storage space,
and yards being used for storage space. The overall density and
layout of the proposed development would only exacerbate such
problems.
b. The narrow right-of-way width will make snow storage difficult.
This problem will be exacerbated by the fact that on 40' lots, half
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March 8, 1999
of that frontage will be used for driveway, thus limiting the
boulevard area available for snow storage.
On -street parking is very limited due to the fact that on 40' lots,
half of that frontage will be used for driveway, thus limiting the
curb length available for on -street parking to one per dwelling unit.
d. The minimal amount of public open space (2,750 sq. ft. "Outlot
A", plus a part of one of the ball fields) does not provide enough
benefit to the community to justify the higher density, substandard
lot width and substandard lot area proposed in the development.
e. The lots along the south (47 Ave) and east (Zane Ave) sides of the
property will have double frontage and will face inward. Adjacent
properties across 47 Ave and Zane Ave will therefore have a view
of the rear of the outer row of houses (front to back). This is
contrary to the basic urban design principle of having the fronts of
buildings face each other across a street (front to front). Any
development at this location will need to better integrate itself into
the surrounding neighborhood.
4. The proposed development is consistent with some of the standards in
520.09 but not others, as follows:
a. It is not consistent with the Comprehensive Plan, because it is not
compatible in layout and design with the established
neighborhood.
b. It does not create a harmonious relationship of buildings and open
spaces with existing houses that have a visual relationship to the
development.
C. The vehicular and pedestrian circulation in the development will be
hampered by the proximity and density of the buildings and the
narrow street right-of-way.
Other findings relevant to the proposed project:
a. The requested deviation from City standards is out of proportion
with the purported community benefits to be created by the
proposed development. Without significant open space, wetland
preservation or other public benefit, the proposed development
does not merit the degree of deviation from City standards that is
being requested by the applicant.
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March 8, 1999
b. The Planning Commission and City Council are not aware of any
reason, other than the price of the land set by the property owner,
that the subject property cannot be developed with standard single
family lots on standard streets as described in Crystal City Code.
The price of the land set by a property owner, and the resulting
density the developer needs for the project to generate a profit,
does not justify a reduction in City standards.
C. If the City Council denies this application, the developer may
submit a new application without an additional fee.
Motion carried.
C. Item for discussion:
Planner Sutter stated the City would likely proceed with a formal complaint against
Automotive Concepts because of violations of the site plan. Automotive Concepts is to
provide a revised site plan review for the April 12 Planning Commission Meeting.
D. Moved by Commissioner Kamp and seconded by Commissioner Nystrom to adjourn.
The meeting adjourned at 11:25 p.m.
Secretary Nystrom
G:\PLANNING\PLANCOMW 999\03-08\MINUTES.doc
Motion carried.
Chair Magnuson
MEMORANDUM
DATE: April 6, 1999
TO: Planning Commission '•
FROM: Anne Norris, Assistant Managerdk—
RE: Modifications to Redevelopment Area No. 1
BACKGROUND
On April 20, the City Council will hold a public hearing to consider modifications
to Redevelopment Area No. 1 (the area where the City's redevelopment projects
are). In short, the proposed modifications are to expand the area to include
acquisition of the single family home at 4000 Jersey.
This property was occupied by an elderly gentlemen who died without a will in
1997. The sons do not speak and have not yet started the probate process.
Meanwhile, the house is sitting vacant and unattended and is falling into
disrepair.
City staff has attempted to work with both sons to acquire the property but we
have not been successful. We would like to acquire the house, rehab it and sell
it. The proposed plan modification includes a budget which reflects these costs.
The Planning Commission needs to review the expansion of the Redevelopment
Area and comment on its consistency with the Comprehensive Plan.
RECOMMENDATION
Recommend approval of the proposed modifications to Redevelopment Area No.
1 as the modifications are consistent with the Comprehensive Plan.
H AECONDEVl\PC4000)errey.doc
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CITY OF CRYSTAL
PLANNING COMMISSION
RESOLUTION NO. 99-1
WHEREAS, the City of Crystal is proposing to modify its Redevelopment
Plan (the "Plan") for Redevelopment Project No. 1 (the "Project Area") to reflect
an increase in geographic area within the Project Area as described on Exhibit A
and illustrated on Exhibit B pursuant to Minnesota Statutes, Sections 469.001 to
469.074, inclusive; and
WHEREAS, the Planning Commission has reviewed said modification to the Plan
for the Project Area and has determined its consistency to the zoning plan and
development goals of the City.
NOW, THEREFORE, BE IS RESOLVED by the Planning Commission of
the City of Crystal that the proposed modification to the Plan for the Project Area
is consistent with the Crystal Comprehensive Plan.
Adopted this 12th day of April, 1999.
Chair
ATTEST:
EXHIBIT A
PARCELS TO BE ADDED TO REDEVELOPMENT PROJECT NO. 1
Property Identification Numbers
17-118-21-13-0007
17-118-21-42-0009
17-118-21-13-0008
17-118-21-42-0010
17-118-21-13-0009
17-118-21-42-0011
17-118-21-13-0010
17-118-21-42-0012
17-118-21-13-0011
17-118-21-42-0013
17-118-21-13-0012
17-118-21-42-0014
17-118-21-13-0013
17-118-21-42-0015
17-118-21-13-0014
17-118-21-42-0066
17-118-21-13-0015
17-118-21-42-0065
17-118-21-13-0016
17-118-21-42-0064
17-118-21-13-0017
17-118-21-42-0063
17-118-21-13-0018
17-118-21-42-0062
17-118-21-13-0019
17-118-21-42-0061
17-118-21-13-0020
17-118-21-42-0060
17-118-21-13-0021
17-118-21-42-0059
17-118-21-13-0022
17-118-21-42-0058
17-118-21-13-0023
17-118-21-42-0057
17-118-21-13-0025
17-118-21-42-0056
17-118-21-13-0026
17-118-21-42-0055
17-118-21-13-0027
17-118-21-42-0054
17-118-21-13-0028
17-118-21-42-0053
17-118-21-13-0029
17-118-21-42-0052
17-118-21-13-0030
17-118-21-42-0051
17-118-21-13-0031
17-118-21-42-0050
17-118-21-13-0032
17-118-21-42-0049
17-118-21-13-0089
17-118-21-42-0048
17-118-21-13-0090
17-118-21-42-0047
17-118-21-13-0091
17-118-21-42-0046
17-118-21-13-0092
17-118-21-42-0045
17-118-21-13-0093
17-118-21-42-0044
17-118-21-13-0094
17-118-21-42-0043
17-118-21-13-0095
17-118-21-42-0042
17-118-21-13-0096
17-118-21-42-0041
17-118-21-42-0004
17-118-21-42-0100
17-118-21-42-0005
17-118-21-42-0099
17-118-21-42-0006
17-118-21-41-0006
17-118-21-42-0007
17-118-21-41-0007
17-118-21-42-0008
17-118-21-41-0008
17-118-21-41-0009
17-118-21-41-0010
17-118-21-41-0011
17-118-21-41-0012
17-118-2141-0013
17-118-21-41-0014
17-118-21-41-0015
17-118-21-41-0016
EXHIBIT B City of Crystal
CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
March 16, 1999
Consideration of Application 99-4.1 and 99-4.8 rezoning
property from R-1 Single -Family Residential to Planned Unit
Development (P.U.D.)and a preliminary plat for 60 lots to be
located on 10 acres adjacent to the northwest corner of 47th
Ave. N. and Zane Ave. N. (southerly) 10 acres of Second
Addition to Glen Haven Memorial Gardens—denied.
Consideration of Application 99-2.3 for Site Plan Review, as
submitted by Rise, Inc. (applicant) and John Day Company
(owner) for construction of a 15,226 sq. ft. community based
rehabilitation facility in the I-1 Light Industrial District
at 5353 Lakeland Ave N—approved.
Consideration of a preliminary plat, final plat and first
reading of a rezoning ordinance as part of Application 99-
3.1,3,4,8, submitted by Crystal Lakes Cemetery Association
(applicant and owner), for Plat, Rezoning, Conditional Use
Permit and Site Plan Review, for the purpose of replatting
the First, Second and Third Additions to Glen Haven Memorial
Gardens as Fourth Addition to Glen Haven Memorial Gardens,
rezoning Lot 1, Block 1 of said Fourth Addition from R-1
Single Family Residential to R -O Residential Office, and
constructing an 8,030 sq. ft. funeral home in the 5100 block
of West Broadway.
April 5, 1999
Continuation of a public hearing to consider modifications
to Tax Increment Financing District No. 3 (Suburban Motel
site)—approved.
Consideration of second reading of an ordinance rezoning
property from R-1 Single Family Residential to R -O
Residential Office, a Conditional Use Permit and Site Plan
Review for a funeral home at 5100 West Broadway, as
requested in Applications #99-3.1,3,4,8 submitted by Crystal
Lakes Cemetery Association—approved.
G:APlanning\PC\CCAction.DOC.jrs
Development Status Report — 1St Quarter 1999
(For more detailed information on these projects, call John Sutter at 531-1142.)
PROJECTS UNDERWAY
Industrial Equities (County Road 81 Redevelopment Site). Grading for new 92,000 sq. ft. light
industrial building underway for the parcels presently owned by the EDA. Construction of the
building will begin as soon as possible and will be largely completed by fall 1999. Additional
acquisitions: The owner of the house at 5549 Zane Ave. has signed a purchase agreement
with the EDA, and the EDA has filed condemnation papers on K Wong's Restaurant at 5430
Lakeland Ave.
2. Rise, Inc., 5353 Lakeland Ave. New 15,300 sq. ft. facility to be constructed in summer 1999.
3. Douglas Court Apartments, NW corner of Medicine Lake Rd and Douglas Dr. The new owner
of this apartment complex is in the process of renovating the property.
4. Fair School, 3915 Adair Ave. Construction of the new building has begin. The project involves
construction of a new arts magnet school for 560 students in grades 4-8, to be built and
operated by a 9 -district consortium.
5. Regal Car Wash, 5301 Douglas Dr. Construction is nearly complete on a building addition.
6. Killmer Electric, 5141 Lakeland Ave. Improvements to building, parking lot and landscaping
are nearly complete.
PROJECTS APPROVED BY CITY COUNCIL BUT NOT UNDERWAY
7. Glen Haven Memorial Gardens Funeral Home, 5100 West Broadway. It is expected that the
owner will not begin construction on the funeral home until after its application for a new
cemetery maintenance building is considered by the Planning Commission in May.
8. Builders Insulation, 5225 Douglas Dr. It appears that the owner will proceed with as to when
the project would proceed. Construction of a new 4,480 sq. ft. office building was approved by
the City Council in July, 1998. Site plan approval expires on Dec. 31, 1999.
9. Walgreen's (proposed), NW corner of Bass Lake Rd & West Broadway. Walgreen's has
decided not to proceed with this project due to business reasons. The rezoning and site plan
were approved by the City Council on Sept. 16th. Site plan approval expires on Dec. 31, 1999.
POTENTIAL PROJECTS
10. Lamplighter Apartments, 2900 Douglas Dr. Lang Nelson, a partnership that also owns
Waterford, Cedarwood and Calibre Chase, is considering purchasing this 136 unit apartment
complex, renovating it, and converting it to a senior (55+) independent living complex. The
City Council has approved Tax Increment Financing assistance for the renovation, together
with construction of a 70 unit assisted care facility immediately to the north. Construction of
the assisted living facility will require a Comprehensive Plan Amendment, Rezoning, Plat and
Site Plan Review; these applications are expected to be submitted for Planning Commission
review in May.
04/07/99 F:\GROUPS\COMDEVLP\PLANNING\General\DevelopmentStatusReports\1999-1stquarter.doc
11. 10 -acre residential development site on Glen Haven Cemetery property, NW corner of 47th Ave
& Zane Ave. The site is guided for low-density residential and is zoned R-1 Single Family
Residential. A City ball field encroaches on the site. The property continues to generate a
significant amount of interest from prospective developers.
COMMERCIAL/INDUSTRIAL REDEVELOPMENT SITES
12. 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
13. 4342 Adair Ave. This lot has been sold for construction of a new 3 -bedroom single family
house, and construction will begin in spring 1999. Sale price was $24,000.
14. 450936 th Ave. The EDA has approved a proposal for construction of a new single family
house on this lot in summer 1999. Closing is expected in early May. Sale price will be
$28,000.
15. 5916 45th Ave. The EDA has approved a proposal for construction of a new single family
house on this lot in summer 1999. Closing is expected in early May. Sale price will be
$26,000.
16. 4305 Zane Ave. and 4343 Zane Ave. The houses on these lots were demolished in early
August. Each lot is for sale for construction of a new single family house. Estimated sale price
is of each lot is $26,000.
17. 3513 Kyle Ave. We purchased this property on Mar. 31 for $37,000. The existing house has
severe foundation problems and will be demolished in spring 1999. The lot will then be sold
for construction of a new single-family house. Estimated sale price of the lot is $22,000.
18. 571935 th Ave. We purchased this property in August 1998 for $87,000. Demolition by Public
Works Department staff is underway. We are exploring the possibility of vacating the
unnecessary 35th Avenue right-of-way and combining it with this property; this would enable us
to create two residential lots oriented towards Yates Ave. Estimated sale price of each lot is
$35,000.
19. House at 5331 Corvallis Ave. We purchased this property on Aug 24th and sold it on
November 6th to an individual who will repair the house and occupy it upon completion. The
renovations are nearly complete and are expected to be done by May 1999.
OTHER
20. Acquisition of 6427 41St Ave for open space. Demolition by Public Works Department staff is
nearly complete. The Court has approved compensation in the amount of $158,500; however,
the amount of compensation has been appealed by the property owner.
04/07/99 F:\GROUPS\COMDEVLP\PLANNING\General\DevelopmentStatusReports\1999-1stquarter.doc
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