1999.01.11 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
January 11, 1999
7:00 PM
A. Approval of Minutes from December 14, 1998 Meeting
B. Election of Officers for 1999
C. Other Business
1. Review of a concept plan and set a public hearing for development of a portion of
Glen Haven Cemetery adjacent to West Broadway for a funeral home
2. Review of Tax Increment Financing Plan for proposed TIF District #4 -
Lamplighter Apartments, including consideration of a resolution finding the
proposed modification of Redevelopment Project No. 1 to be consistent with the
Comprehensive Plan of the City (item continued from December 14th meeting)
D. Adjournment
• For additional information, contact John Sutter at 531-1142 •
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e ' 201
December 14, 4MV
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 November 9, 1998.
Motion carried.
B (1). Request to set a public hearing for a lot division of an existing parcel located at
4957 Florida Ave N into two parcels.
Planner Sutter stated there is a request for a subdivision of this property with a possible
variance application to accommodate the existing garage currently on the property.
Chair Magnuson and Commissioner Koss thought garage should be moved.
Commissioner Bonnell asked what the cost would be to move the garage.
Jane Johansen, owner of property, 4850 W Branch Rd, Minnetrista, said it would cost
$10,000 to relocate garage and wants to leave it where it is.
Commissioner Kamp has concerns about perpetuating a non -conforming lot so should
move garage.
An alternative approach involving the removal of part of the garage was discussed.
Moved by Commissioner Bonnell and seconded by Commissioner Kamp to direct staff to
proceed with a public hearing for a lot division (and a variance if needed) upon receipt of
a completed application from the developer/property owner.
Motion carried.
B (2). Review of Tax Increment Financing Plan for proposed TIF District #4
(Lamplighter Apartments), including consideration of a resolution finding the
proposed modification of Redevelopment Project No. 1 to be consistent with the
Comprehensive Plan of the City.
Planner Sutter reviewed the proposal.
F:\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1998\12-14\Minutes.doc
202
December 14, fW 1 q 6
Community Development Director Norris explained TIF plans would not compromise
Comprehensive Plan.
Concern by some commissioners that the TIF document approval was premature.
Commissioner Koss thought the neighbors should have been notified of the 12/15/98
hearing before the City Council
Moved by Commissioner Bonnell and seconded by Commissioner Koss to continue until
January '11, 1999 the discussion of 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 Elsen and seconded by Commissioner Koss to adjourn.
The meeting adjourned at 8:25 p.m.
Motion carried.
Chair Magnuson
Secretary Nystrom
F:\GROUPS\C O M D EV L P\PLANNING\ P LA N C O M M\ 19 98\12-14\ M i n u tes. d o c
M E M O R A N D U M
DATE: January 6, 1999
TO: Planning Commission (January 11" meeting - Item C-1)
FROM: -J?- John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Proposed funeral home to be located on Glen Haven Cemetery property
adjacent to West Broadway
SCI Management Corporation has submitted a site plan, floor plan and building elevation for a
proposed funeral home to be located on Glen Haven Cemetery property. The proposed
location would be adjacent to West Broadway, immediately southeast of the existing pond
(see enclosed project location map and information submitted by SCI).
Funeral homes are not permitted in any zoning district except R -O Residential Office, in which
they are a conditional use. The site is presently zoned R-1 Single Family Residential.
Because the site would be composed of parts of two separate parcels, it will be necessary to
replat the property in order to rezone it to R -O Residential Office. Site Plan Review will also
be required because a new building is being proposed.
In general, this use would appear to be a good fit for the site. The Comprehensive Plan
guides the site for cemetery use (which is not discussed in the Plan). It would seem to be
reasonable for a cemetery to include a funeral home if parking and access requirements are
met, and if the location of the funeral home is compatible with surrounding land uses. While
the site is zoned R-1, it abuts across West Broadway properties with a commercial/industrial
flavor that are zoned 1-2 Heavy Industrial. Rezoning of the site to R -O would therefore appear
to be consistent with the intent of the Comprehensive Plan. The funeral home would create an
appealing transition from the cemetery to the businesses across West Broadway.
After a review of the preliminary site plan, it appears that the parking provided would exceed
the minimum requirements of the ordinance (80 stalls provided, 79 stalls required). However,
drive aisles would need to be widened from 24' to 25'. It might also be advisable for the plat to
include an access easement for the combined driveway serving the cemetery and the funeral
home, so that if the funeral home is sold to a separate party it will not need its own curb cut on
West Broadway. 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 a plat, rezoning, conditional
use permit and site plan review upon receipt of a completed application from the developer.
S C I NIA' N A G E M E N T C O R P O R A T I O N
December 16, 1998
VIA AIRMAIL
John Sutter
City of Crystal
4141 Douglas Drive North
Crystal, MN 55422-1696
RE: Glen Haven Memorial Funeral Home
Dear John,
Enclosed for your use are the following items pertaining to our upcoming application to
rezone a portion of the Glen Haven Memorial Gardens for funeral home use:
• Proposed site plan
• Proposed floor plan
• Colored rendering of front elevation
The elevation will change from the metal roof shown to a gray composition shingle roof.
Please distribute to your staff so we may get their input and put us on the January 11, 1999
Planning Commission agenda so that we may present our proposal to them and obtain their
feedback. Please accept my thanks for your assistance in this matter.
Enclosures (3)
Sincerely,
f
David S. Reynolds
Manager - Zoning and Permit Processing
Phone: (713) 525-5587 Fax: (713) 525-5220
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Development Status Report — 4th Quarter 1998
(For more detailed information on these projects, call John Sutter at 531-1142.)
PROJECTS COMPLETED
Holiday Station Store, SE corner of County Road 81 & Wilshire Blvd: New convenience store.
2. Automotive Concepts, 5160 West Broadway. Conversion of the former Suttle Car Wash
building to an automotive customizing business, together with a 9,030 sq. ft. building addition.
3. Crystal Collision Center, 5108 West Broadway. Building addition to include a car wash.
PROJECTS UNDERWAY
4. Killmer Electric, 5141 Lakeland Ave. Improvements to building, parking lot and landscaping.
5. 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.
6. Fair School, 3915 Adair Ave. Demolition of the existing building is complete, and construction
on the new building will begin in 1999. The project involves construction of a new arts magnet
school for grades 4-8, to be built and operated by a 9 -district consortium.
7. Regal Car Wash, 5301 Douglas Dr. Construction is nearly complete on a building addition.
PROJECTS APPROVED BY CITY COUNCIL BUT NOT UNDERWAY
8. Builders Insulation, 5225 Douglas Dr. There has been no indication from the owner as to
when the project would proceed. Construction of a new 4,480 sq. ft. office building was
approved by the City Council on July 21St. 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. Funeral home on Glen Haven Cemetery property, 5100 block of West Broadway (south side of
the pond). At its January 1999 meeting, the Planning Commission will review a concept plan
for the project, and will be asked to set a public hearing for the necessary plat, rezoning,
conditional use permit and site plan review applications.
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; this issue will need to be resolved before
the developer can draw up a concept plan for Planning Commission review.
12. 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 is currently considering Tax Increment Financing options to assist with the
01/04/99 \\CY_FS1\SYS\GROUPS\COMDEVLP\PLANNING\General\DevelopmentStatusReports\1998-4thquarter.doc
renovation, together with the possible construction of a 70 unit assisted care facility
immediately to the north.
13. John Day property, 5353 Lakeland Ave. The John Day Company is working on a proposal to
construct an 18,000 sq. ft. office/warehouse building on this 1 acre lot, for lease to Rise, Inc., a -
non-profit organization that provides employment opportunities for disadvantaged people.
14. City -owned lot at 5237 Douglas Dr. A private party is proposing to purchase this lot together
with an adjacent privately owned lot, and construct a dental office building in 2000-2001. We
anticipate presenting a purchase and redevelopment agreement to the EDA in January 1999.
15. Lot division, 4957 Florida Ave. The Planning Commission has reviewed a concept plan for
dividing this parcel into two lots, one containing the existing house and the other to be sold for
construction of a new house. We anticipate a public hearing on this to occur in February 1999.
REDEVELOPMENT SITES
16, Suburban Motel/Arnold's/Paddock site, E side of County Road 81 between Bass Lake Rd &
Wilshire Blvd. John Allen of Industrial Equities, the prospective developer, is proposing to
construct a 90,000 sq. ft. multi -tenant office/warehouse property. We are currently in the
process of negotiating the acquisition of K Wong's restaurant and the house at 5549 Zane in
order to accommodate the proposed project.
EDA ACQUISITION/SALE OF RESIDENTIAL PROPERTY
17. 4342 Adair Ave. This lot has been sold to David and Janice Jones for construction of a new 3 -
bedroom single family house, which is to be constructed in 1999. Sale price was $24,000.
18. 5916 45" Ave, 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.
19. 450936 th Ave. A party was planning to purchase this lot and construct a new house, but was
unable to do so due to difficulties with her builder. As a result, this property is back on the
market. Estimated sale price is $28,000.
20. 571935 th Ave. We purchased this property on Aug 27th for $87,000. Demolition is expected in
early 1999. 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.
21. house at 5331 Corvallis. We purchased this property on Aug 24th and sold it on November 6th
to Daniel Johnson, who will repair the house and occupy it upon completion of the repair work.
The repair work has been underway since November and is to be done by May 1999.
22. Acquisition of 6427 41St Ave for open space. The City's acquisition of this property for
$158,500 was approved by the court but has since been appealed by the property owner
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CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
December 15, 1998
Public hearing to consider proposed modifications to the
Redevelopment Plan and Tax Increment Financing Plans and the
creation of Proposed Tax Increment Financing District No. 4
(Lamplighter Apartments) and Tax Increment Financing Plan
relating thereto—no action.
January 5, 1999
No items were considered.
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