1998.05.11 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA
May 11, 1998
Chair Magnuson swears in new Planning Commissioner Todd Graham.
1. Public hearing to consider Application #98-5.8 for the proposed lot combination of the
two 90 foot wide lots and redivision into a 100 foot lot at 2721 Vera Cruz Ave. N. (P.I.D.
#21-118-21-34-0033) and an 80 foot lot at 2711 Vera Cruz Ave. N. (P.I.D. #21-118-21-
34-0034) (Section 505.13, Subd. 1 and 3) as submitted by Barry and Tami Kitchen, 7611
36Th Avenue North, New Hope.
2. Public hearing to consider Application #98-6.8 for the proposed lot division into two lots
(Section 505.13, Subd. 3) from the 60.39 x 273.38 foot lot at 4347 Douglas Drive North
(P.I.D. #17-118-21-11-0011) into a 60.445 x 143.38 foot lot at 4347 Douglas Drive North
at 4347 Douglas Drive North and a 60.335 x 130 foot lot at 43_ Edgewood Avenue
North.
3. Public hearing to consider Application #98-7.3 for a site plan review, Application 998-7.4
for a conditional use permit to allow a school in the R-1 (Single -Family Residential)
District (Section 515.19, Subd. 4 c) and Application #98-7.9 for a variance from the two
story maximum height limit in the R-1 District (Section 515.15, Subd. 4 a) at 3915 Adair
Avenue North (Fair School site), P.I.D. #16-118-21-32-0043 as submitted by HGA
Architects of Minneapolis.
4. Request to set a public hearing for Monday, June 8, 1998, as submitted by Suttle Car
Wash to consider a site plan review and a conditional use permit to allow auto repair -
minor in a B-3 District at 5160 West Broadway (P.I.D. #09-118-21-24-0023).
5. Request to set a public hearing for Monday, June 8, 1998, to consider a conditional use
permit to allow outdoor storage in an I-2 (Heavy Industrial) District at 5141 Lakeland
Avenue North (P.I.D. #09-118-21-24-0002) (Johnson Equipment site).
6. Discussion item: Would it be desirable to allow townhouse or attached single-family
development by conditional use permit in the R-1 District? — Wally Anderson.
\\CY FS1\SYS\GROUPS\COMDEVLP\PLANNING\PLANCOMM\SAGENDA.DOC.jrs
April 13, 1998
CRYSTAL PLANNING COMMISSION MINUTES
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following
present: Bonnell, Elsen, Kamp, Krueger, Magnuson, Nystrom and VonRueden. The following was
absent: Koss. Also present were Community Development Director Norris, Planner Sutter and
Recording Secretary Scofield.
Moved by Commissioner Elsen and seconded by Commissioner Nystrom to approve the minutes of
the February 9, 1998, meeting.
Motion carried.
Moved by Commissioner Elsen and seconded by Commissioner Nystrom to approve the minutes of
the February 23, 1998, meeting.
Motion carried.
1. Chair Magnuson declared this was the time and the place as advertised for a public hearing at
which time the Planning Commission will sit as a Board of Adjustments and Appeals to
consider Application #98-2.9 for a two -car garage which will encroach in the required 10 -foot
side street side yard setback at 4532 Florida Avenue North as requested by Chris Swanson.
Planner Sutter stated it would be difficult to build a detached garage in the rear of the lot
because of the unusual topography of the lot as it drops off approximately eight to nine feet.
The front of the house is set back 30.5 feet from the property line along Florida Avenue. The
proposed garage would be set back an additional 4 feet, for a total of 34.5 feet between the
Florida Avenue right-of-way and the front of the garage.
Chris Swanson, 4532 Florida Avenue North, stated he had three vehicles. He had gone around
to the neighbors, and only one neighbor objected to his double garage plan. Plans to remove
shed.
Robert Tatley, 6323 — 45`h Place North, stated it would cost $35,000, which is unreasonable for
the detached garage. Former owner never built a garage because he did not want to pay for a
variance.
Craig Thorp, 6406 — 45`h Place North, stated Chris Swanson's lot slopes at a 45 -degree angle
where the detached garage would be.
The following was heard in opposition: Tom VanHousen, 6322 — 45`h Place North, is the
architect of nine lots in the area. The front yard for the nine lots is the side street side yard
setback for Chris Swanson. Does not believe there is an undue hardship, and it only takes a
creative design to build a two -car garage. It will detract from the other houses. The detached
garage will be 20 feet from the side street. There needs to be landscaping rather than a plain
garage to view in coming around the corner.
April 13, 1998
Moved by Commissioner Kamp and seconded by Commissioner Krueger to close the public
hearing.
Motion carried.
Moved by Commissioner Nystrom and seconded by Commissioner Bonnell to recommend to
the City Council to approve granting a variance of 7 ft. 1 in. in the required 10 ft. side street side
yard setback (Section 515.13, Subd. 3) for an 18' x 22' attached garage on the existing house at
4532 Florida Avenue North, P.I.D. #08-118-21-44-0133, as requested in Application #98-2.9 of
Chris Swanson, 4532 Florida Avenue North.
The findings of fact are as follows:
The property is subject to an undue hardship and should be granted a variance as requested,
because:
• the hardship is caused by unique topography of the lot, which is not typical of other
lots of similar size and shape in the City;
• the plight of the landowner is unique to the property and not created by the
landowner;
• the variance will not alter the essential character of the locality; and
• the variance will not impair an adequate supply of light and air to adjacent property, nor
unreasonably increase congestion of public streets, nor increase the danger of fire or
otherwise endanger the public safety, nor unreasonably diminish or impair established
property values within the neighborhood, nor in any other way be contrary to the intent
of the Zoning Ordinance.
Since the City does not require shrubbery, the Planning Commission cannot address. Also the
Council should note the petition from the surrounding homeowners.
Motion carried.
2. Chair Magnuson declared this was the time and the place as advertised for a public hearing to
consider Application #98-3.3 for a site plan review and Application #98-3.4 for a conditional use
permit to allow an oil change facility in a B-3 (Auto -Oriented Commercial) District at 5301
Douglas Drive North as submitted by Regal Car Wash XIX Associates Ltd. Partnership.
Community Development Director Norris stated the car detailing operation would be moved to
the addition, and the oil change would be in the present area of the car detailing.
Bruce Becker, representative of Regal Car Wash, stated they have 15 other operations with six
adding lubes. The addition will offer detailing space for three cars at once.
No one appeared in opposition.
April 13, 1998
Moved by Commissioner Elsen and seconded by Commissioner Nystrom to close the public
hearing.
Motion carried.
Moved by Commissioner Kamp and seconded by Commissioner Krueger to recommend to the
City Council to approve Application #98-3.3 for a site plan review and Application #98-3.4 for
a conditional use permit to allow an oil change facility in a B-3 (Auto -Oriented Commercial)
District (Section 515.35, Subd. 4 c) at 5301 Douglas Drive North, P.I.D. #08-118-21-11-0134 as
submitted by Regal Car Wash XIX Associates Ltd. Partnership, c/o TMC/Terraplan Mgmt.
Corp., 8630 East Via de Ventura #210, Scottsdale, AZ 85258.
The following voted aye: Bonnell, Elsen, Kamp, Krueger, Magnuson and VonRueden. The
following voted no: Nystrom.
Motion carried 6 to 1.
3. Chair Magnuson declared this was the time and the place as advertised for a public hearing at
which time the Planning Commission will sit as a Board of Adjustments and Appeals to
consider Application #98-4.9 for a detached garage which will encroach in the front half of the
lot at 3432 Kyle Avenue North as requested by Donna M. Lundquist.
Planner Sutter stated the applicant proposed to move a garage onto the site. The driveway must
be hard surfaced.
Donna Lundquist stated there is no access to the back of the lot.
No one appeared in opposition.
Moved by Commissioner Kamp and seconded by Commissioner VonRueden to close the public
hearing.
Motion carried.
Moved by Commissioner Elsen and seconded by Commissioner Bonnell to recommend to
the City Council to approve granting a variance which would reduce the required front
setback for a detached accessory building by 28 ft., from 64 ft. to 36 ft. This would allow
for a 16' x 20' detached garage in the front half of the lot at 3432 Kyle Avenue North, P.I.D.
#07-029-24-12-0204, as requested in Application #98-4.9 of Donna M. Lundquist, 3432
Kyle Avenue North.
The findings of fact are as follows:
The property is subject to an undue hardship and should be granted a variance as requested,
because:
• the hardship is caused by unique topography of the lot, which is not typical of other
lots of similar size and shape in the City;
• the plight of the landowner is unique to the property and not created by the
landowner;
April 13, 1998
the variance will not alter the essential character of the locality; and
• the variance will not impair an adequate supply of light and air to adjacent property,
nor unreasonably increase congestion of public streets, nor increase the danger of fire
or otherwise endanger the public safety, nor unreasonably diminish or impair
established property values within the neighborhood, nor in any other way be
contrary to the intent of the Zoning Ordinance.
Note: If the variance is granted based on these findings, the Planning Commission should
consider amending the ordinance with regard to the requirement that detached accessory
buildings not be located in the front half of the lot. Staff has questions regarding the
purpose of requiring a greater setback for detached accessory buildings which otherwise
meet or exceed the setbacks required for principal buildings.
In looking at the property it would not be feasible to put the garage in the back of the property.
Motion carried.
Chair Magnuson asked that staff look at the detached building zoning ordinance.
4. Consideration of applications for a site plan review, conditional use permit and variance to allow
a proposed Fine Arts Interdisciplinary Resource School at 3915 Adair Avenue North (Fair
School).
Roger Johnson and Bake Baker stated there is State funding to build the new school as the
legislature has allocated $14.5 million for the school. The school would be an arts magnet for
grades 4-8.
The Commission was concerned regarding Adair Avenue and if it is a state aid street and the
parking and traffic.
lic
Moved by Commissioner Bonnell and seconded by Commissioner Kamp to set soon thereafter as the mattermablbe heard,
before the Planning Commission at 7:00 p.m., or
Monday, May 11, 1998, to consider applications for a site plan review, conditional use permit
and variance as requested by West Metro Education Program (WMEP) to allow a proposed Fine
Arts Interdisciplinary Resource School at 3915 Adair Avenue North (Fair School), P.I.D.
#16-118-21-32-0043.
Motion carried.
5. Discussion item: Zoning Ordinance regarding setback requirements between residential and
non-residential.
Commission wanted staff to look at the buffering requirements and suggest revisions to
strengthen it..
6. Information items: Community Development Norris stated Paster Enterprises has dropped the
proposal for a theatre behind the Crystal Shopping Center as the market has changed for
theatres.
April 13, 1998
Planner Sutter stated there probably will be public hearings for a proposed lot split and a lot
split/combination for the May 11 meeting.
Moved by Commissioner Krueger and seconded by Commissioner Kamp to adjourn.
Motion carried.
The meeting adjourned at 8:48 p.m.
Chair Magnuson
Secretary Nystrom
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M E M O R A N D U M
DATE: May 5, 1998
TO: Planning Commission (May 11" meeting - Item #1)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJ.: 2711 & 2721 Vera Cruz Ave (P.I.D. 21-118-21-34-0034 & 21-118-21-34-0033)
Application 98-5.8: Request for a Lot Combination and Redivision (505.13)
(The effect of the request would be to move the property line dividing the two lots
10 feet to the south, so that two 90' wide lots would be 100' and 80' wide)
A. BACKGROUND
Barry and Tami Kitchen are purchasing the subject property on a Contract for Deed
from Peter and Mary Popadiuk. The property, zoned R-1 (Single -Family Residential), is
two vacant lots located on Vera Cruz Avenue immediately south of Vale Crest Road.
Barry and Tami Kitchen have requested the Lot Combination and Redivision in order to
move the line that divides the two lots, as provided for in Crystal City Code (505.13).
The following informational items are attached:
❑ area map showing the general location of the subject property
❑ plat map showing relationship of the subject property to surrounding properties
❑ survey showing the proposed realignment of the lot line between the two parcels
B. STAFF COMMENTS
1. Overview
Currently, the two lots are vacant and are 90 feet wide; the request would move
the lot line dividing the two lots 10 feet to the south. The width and approximate
area of each lot would be modified as follows:
lot
existing
existing
proposed
proposed
address
width
area*
width
area**
2721 Vera Cruz
90 feet
11,627 sq. ft.
100 feet
13,003 sq. ft.
2711 Vera Cruz 90 feet 13,277 sq. ft. 80 feet 11,884 sq. ft.
*Based on dimensions shown on plat of Westbrook Addition
**Based on measured dimensions shown on survey dated April 27, 1998 by Charles F. Anderson
The lots have access to water and sanitary sewer, and abut on a hard surfaced
street.
Because moving the lot lines 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 around 80 feet in width.
Houses in the surrounding neighborhood are single-family dwellings. The
neighborhood is generally built up except for the subject property.
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.
C. RECOMMENDATION
Staff recommends approval of application 98-5.8, 2711 and 2721 Vera Cruz Avenue, a
request for a Lot Combination and Redivision to move the property line dividing two lots
10 feet to the south. The legal description of the lots would be as proposed on the
survey dated April 27, 1998 by Charles F. Anderson (R.L.S. number 21753).
The Planning Commission is asked to make a recommendation on the request for City
Council consideration.
The City Council will consider final action on the request at their next regular meeting
on Tuesday May 191h
LOT COMBINATION & REDIVISION - 2711 & 2721 VERA CRUZ
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Existing Legal Description: Z'101 V
Lots 7 and 8, Block 7,, Westbrook Addition, Hennepin County, Minnesota, according to the
recorded plat thereof.
Parcel A 13,033 Sq. Ft.
All of Lpt 7.and the North 10.00 feet of Lot 8, all in Block 7, Westbrook Addition, Hennepin
County, Minnesota, according to the recorded plat thereof.
Subject to easements of record.
Parcel B: 11,874 Sq. Ft.
That part of Lot 8, Block 7,Westbrook Addition, Hennepin county, Minnesota, according to the
recorded plat thereof lying south of tha north 10.00 feet thereof.
Subject to easements of record. -
The. only easements shown are from plots of record or information
provided by client.
We hereby certify that this is o true and correct representation of
a survey of the boundaries of the above described land and the
location of all buildings and visible encroachments• if any from or on _
said land. Signed
Surveyed by us this 27 thdoy of April 19 98. Charles F. Anderson. rr„x,. Reg. No.21753
_ Westbrook
Established in 1982
LOT SURVEYS COMPANY,
INC.
F.B NIOE 7930-739490
LAND SURVEYORS
SCALE: 1" = 3o'
REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA
o Denotes iron Monument
7601 73rd Avenue North 612-690-3093
❑ Denotes Wood Hub Set
Fax No. 560-3522
for excavation orgy
Minneapolis, Minnesota 56428
x000.0 Denotes Existing Elevation
3uruP�urs (1iPriifirttte
LOT DIVISION FOR TAMI KITCHEN
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Existing Legal Description: Z'101 V
Lots 7 and 8, Block 7,, Westbrook Addition, Hennepin County, Minnesota, according to the
recorded plat thereof.
Parcel A 13,033 Sq. Ft.
All of Lpt 7.and the North 10.00 feet of Lot 8, all in Block 7, Westbrook Addition, Hennepin
County, Minnesota, according to the recorded plat thereof.
Subject to easements of record.
Parcel B: 11,874 Sq. Ft.
That part of Lot 8, Block 7,Westbrook Addition, Hennepin county, Minnesota, according to the
recorded plat thereof lying south of tha north 10.00 feet thereof.
Subject to easements of record. -
The. only easements shown are from plots of record or information
provided by client.
We hereby certify that this is o true and correct representation of
a survey of the boundaries of the above described land and the
location of all buildings and visible encroachments• if any from or on _
said land. Signed
Surveyed by us this 27 thdoy of April 19 98. Charles F. Anderson. rr„x,. Reg. No.21753
_ Westbrook
M E M O R A N D U M
DATE: May 5, 1998
TO: Planning Commission (May 11" meeting - Item #2)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJ.: 4347 Douglas Dr (P.I.D. 17-118-21-11-0011)
Application 98-6.8: Request for a Lot Division (505.13)
(The effect of the request would be to divide an existing 60.39'x 273.38' lot
(16,508 sq. ft.) into two lots, 60.445'x 143.38' (8,689 sq. ft.) and 60.335'x 130'
(7,819 sq. ft.).
A. BACKGROUND
Roberta Betterman is the court-appointed representative of the Estate of Fay R.
Adams, who owned the subject property until his death on July 10, 1997. The property,
zoned R-1 (Single -Family Residential), includes a house (4347 Douglas Dr). The lot is
60.5 feet wide and 273.5 feet long, and contains approximately 16,508 sq. ft. Roberta
Betterman has requested the Lot Division in order to create a new parcel on the
westerly 130 feet of the subject property, as provided for in Crystal City Code (505.13).
The following informational items are attached:
❑ area map showing the general location of the subject property
❑ plat map showing relationship of the subject property to surrounding properties
❑ survey showing the proposed lot division and existing buildings on the property
❑ legal descriptions for the proposed lot division
B. STAFF COMMENTS
1. Overview
The current lot has frontage on Douglas Drive and Edgewood Avenue; the
request would divide the lot along a line 130 feet east of the westerly lot line.
The width and approximate area of the lot would be modified as follows:
current lot
width*
length*
area*
4347 Douglas
60.39 feet
273.38 feet
16,508 sq. ft.
proposed lots
width*
length*
area*
4347 Douglas
60.445 feet
143.38 feet
8,689 sq. ft.
Edgewood
60.335 feet
130 feet
7,819 sq. ft.
4
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*The width, length and areas listed above are based on the measured dimensions shown on the
survey dated May 1, 1998 by James H. Parker.
Each of the two lots would meet the City's minimum lot standards in the R-1
district, which are as follows:
min. width = 60' min. depth = 100' min. area = 7,500 sq. ft.
Both lots have access to water and sanitary sewer, and abut on hard surfaced
streets. The existing house (4347 Douglas) is connected to water and sanitary
sewer in the Douglas Drive right-of-way. The new lot would have frontage on
Edgewood Avenue, which also has water and sanitary sewer in its right-of-way.
Because approval of the request would create a new residential lot, the standard
park dedication fee of $400 is required. The applicant paid this fee on April 30tH
Neighborhood Characteristics
Lots in the surrounding neighborhood are typically 60-70 feet in width. Houses
in the surrounding neighborhood are single-family dwellings. The neighborhood
is generally built up except for the western part of the subject property, which
would become a new lot available for residential development. The new lot
would not be out of scale when compared to other lots with frontage along this
particular segment of Edgewood Avenue between 43rd Avenue and 44th Avenue:
property address
width
length
area
(new lot to be created)
60.335'
130'
7,819 sq. ft.
4312 Edgewood Ave
71.5'
103.5'
7,400 sq. ft.
4319 Edgewood Ave
60'
136.75'
8,205 sq. ft.
4313 Edgewood Ave
60'
136.75'
8,205 sq. ft.
632443 rd Ave
73.5'
102'
7,497 sq. ft.
6400 43rd Ave
68.38'
114'
7,795 sq. ft.
Impacts
Positive impacts would include the creation of a new lot for construction of a new
home. This would be consistent with the City's goals of encouraging new home
construction when in compliance with City policies. Staff opinion is that approval
of the request would be in accordance with the Comprehensive Plan and the
Zoning Ordinance.
LOT DIVISION - 4347 DOUGLAS
2
Negative impacts would include the possible elimination of a private open space
from which the adjacent neighboring residential properties may have benefited in
the past. However, it is important to note that approval of the request would not
increase the density of development beyond that which is typical throughout the
surrounding neighborhood.
The request meets all City requirements for creation of a new residential lot, and
denial of the request would potentially deny the property owner rights granted
under the Zoning Ordinance to other property owners in the City.
C. RECOMMENDATION
Staff recommends approval of application 98-6.8, 4347 Douglas Drive, a request for a
Lot Division to divide an existing 60.39'x 273.38' lot (16,508 sq. ft.) into two lots,
60.445'x 143.38'(8,689 sq. ft.) and 60.335'x 130'(7,819 sq. ft.). The legal description
of the lots would be as proposed on the survey dated May 1, 1998 by James H. Parker
(P.E. and P.S. number 9235).
The Planning Commission is asked to make a recommendation on the request for City
Council consideration.
The City Council will consider final action on the request at their next regular meeting
on Tuesday May 19th
LOT DIVISION - 4347 DOUGLAS
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L------------------------------------�
V6UL25U 1 // 1 125/L 1 LiL 1 t LKMANN, KLN
ADVANCE
5300 S. Hwy. No. 101
SURVEY FOR:
SURVEYING & ENGINEERING CO.
Minnetonka, MN 55345 Phone (612) 474 7964 Fax (612) 474 8267
KEN BETTERMANN
SURVEYED: April, 1998
DRAFTED: May 1, 1998
LEGAL DESCRIPTION OF ENTIRE PARCEL:
The North 60.5 feet of that part of Lot 49, Auditor's Subdivision No. 324, Hennepin
County, Minnesota, that lies East of Oak Avenue (now Edgewood Avenue).
pR npn!�F.D LEGAL DESCRIPTION OF WESTERLY PARCEL:
The West 130 feet of the North 60.5 feet of that part of Lot 49, Auditor's Subdivision
No. 324, Hennepin County, Minnesota, that lies East of Oak Avenue (now Edgewood
Avenue).
PROPOSED LEGAL DESCRIPTION OF EASTERLY PARCEL:
The North 60.5 feet of that part of Lot 49, Auditor's Subdivision No. 324, Hennepin
County, Minnesota, that lies East of Oak Avenue (now Edgewood Avenue), EXCEPT
the West 130 feet thereof.
NOTE: _
We show a prn i
governmental 1�
approval, if yoi
STANDARD'!
"o" Denotes 1,
"o" is filled in
CERTIFICAZ
I hereby certif
that I am a Pi
State of Minn
J �esH. Parl
M E M O R A N D U M
DATE: May 5, 1998
TO: Planning Commission (May 11" meeting - Item #3)
FROM: John Sutter, Planner and Redevelopment Coordinator
SUBJ.: 3915 Adair Ave — Fair School site (P.I.D. 16-118-21-32-0043)
Application 98-7.3: Site Plan Review
Application 98-7.4: Conditional Use Permit
Application 98-7.9: Variance (from maximum roof height)
(The effect of the requests would be to allow the construction of a new school
facility on the site of the existing Fair School, which would be demolished as part
of the project. The Variance would allow the school's theatre to have a roof
height of 50' above grade, which would exceed the two-story maximum in R-1.)
A. BACKGROUND
The West Metro Education Program (WMEP) is a collaboration of nine area school
districts: Brooklyn Center, Columbia Heights, Edina, Hopkins, Minneapolis, Richfield,
Robbinsdale, St. Louis Park and St. Anthony / New Brighton. WMEP is developing a
proposal to demolish the existing Fair School and construct a new facility on the site.
The new facility would be used as an arts magnet school for 560 students in grades 4-8
from throughout the nine -district area. The number of students from each district would
be proportional to each district's share of the total enrollment of all nine districts. Each
district would use a lottery system to select the students to attend the school.
The Robbinsdale School District (ISD #281) is the owner of the subject property.
District 281 and WMEP have selected HGA Architects of Minneapolis to design and
manage the project. The property, zoned R-1 (Single -Family Residential), is located
along the west side of Adair Avenue and north of 39" Avenue, HGA Architects has
requested the Site Plan Review, Conditional Use Permit and Variance in order to
construct the proposed project.
The following informational items are attached:
❑ brochure produced by WMEP describing the proposed school
❑ area map showing the general location of the subject property
❑ plat map showing relationship of the subject property to surrounding properties
❑ set of preliminary plans for the proposed project, on 11" x 17" sheets
B. STAFF COMMENTS
1. Overview
Currently, the site is occupied by the Jeanette A. Fair Elementary School, which
is no longer used as a grade school. The existing facility is owned by District --
281. HGA Architects and WMEP completed an evaluation of the existing school
and determined that the preferred alternative would be to demolish the existing
building and use the site for a new facility. The proposed project would have
District 281 lease the land to WMEP, who would build, operate and maintain the
new school.
The Site Plan Review is required due to the size and type of the project (520.03).
The Conditional Use Permit is required because schools are conditional uses in
the R-1 (Single -Family Residential) zoning district (515.19 Subd. 4c).
The Variance is required because the applicant is proposing to construct a
theatre with a roof height of approximately 50 feet above grade; the maximum
allowable roof height in the R-1 district is two stories (515.15 Subd. 4a).
2. Neighborhood Characteristics
The surrounding land uses are predominantly single-family residential, with a few
scattered areas of slightly higher density residential uses. The City has its street
and water department maintenance garages across the pond to the northwest of
the subject property.
The surrounding zoning is predominantly R-1 single family in both Crystal and
the adjacent area of Robbinsdale, with a few sites having R-2 or R-3 zoning
scattered throughout the surrounding neighborhood.
While the Comprehensive Plan does not identify the site as being the location of
a future school, it does identify the site's future land use as "Quasi Public"; this
appears to mean that some sort of public use would be appropriate without
identifying exactly what such use would be. Staff opinion is that the re -use of the
site for a new school would be in accordance with the Comprehensive Plan.
3. Impacts
In general, one can expect three distinct operating modes of the school: (1)
school days, (2) after-hours performances and (3) other times when the facility is
not open but the site is being used informally by the general public.
a. Land Use
Schools are generally seen as compatible with, and often desirable for,
adjacent residential uses. Because a small portion of the proposed
facility's students will come from the local community, this benefit may not
SITE PLAN REVIEW, CONDITIONAL USE PERMIT & VARIANCE - 3915 ADAIR (FAIR SCHOOL)
2
accrue to the surrounding neighborhood. However, the site will be
developed in an attractive fashion and will to some extent be open to
informal use by the general public when the facility is not open. For
example, the existing playground equipment, new athletic field and new
basketball area will be available for the impromptu use of neighborhood
residents when not being used by the school. On a more formal basis,
WMEP intends to allow neighborhood and community use of school
facilities such as the gymnasium when not needed for school activities.
b. Traffic
With any school, especially a magnet school drawing students from a
wide geographic area, the impact of traffic on the area's street network
needs to be considered. In this case the site is well served by the street
network: It is located on a collector Municipal State Aid Street (Adair
Avenue) which connects with a County State Aid Highway (42nd Avenue/
Rockford Road) to the north and a minor arterial Municipal State Aid
Street (36th Avenue) to the south.
School days will typically generate a higher proportion of bus traffic to
auto traffic. Because such traffic has a typically low turnover rate, it can
be expected to be concentrated around the beginning and end of the
school day. After-hours performances will generate mostly auto traffic
and may result in very brief congestion before and especially after
performances. Informal use of the site at other times would not be
expected to have any significant traffic impacts.
C. Parking
Because the proposed facility's parking demand would vary with the type
of activity, the number of parking stalls required is based on the activity
which would generate the greatest parking demand: In this case, the use
of the 300 -seat auditorium. The Zoning Ordinance requires 1 parking stall
per 2.5 auditorium seats, or 120 stalls. The original site plan showed 92
off-street parking stalls. The architect has since revised the site plan to
show 120 stalls (see "Updated Parking Plan" sheet).
d. Design and Landscaping
The building will be constructed with a combination of brick facing and
steel panels. The general appearance of the school is intended to
reinforce a sense of excitement about the artistic focus of the school's
curriculum.
The architect is proposing to utilize design elements and landscaping to
enhance the natural beauty of the site, particularly the natural slope and
SITE PLAN REVIEW, CONDITIONAL USE PERMIT & VARIANCE — 3915 ADAIR (FAIR SCHOOL)
3
the pond to the rear of the school. The City Forester will be working with
the architect on landscaping and planting issues.
e. Watershed
Because of the size of the site, the Shingle Creek Watershed will have to
review and approve the project's stormwater management plan and
facilities.
5. Design Review Committee
The City's Design Review Committee met to review the preliminary plans
submitted by HGA Architects on April 281h; that meeting's discussions were
incorporated into this staff report.
C. SUGGESTED FINDINGS OF FACT (FOR VARIANCE REQUEST)
The architect is requesting a Variance from the two-story maximum roof height in the R-
1 district. The Variance would be necessary to accommodate the construction of the
theater loft, which would be approximately 50 feet above grade.
For comparison, the plans for the existing school show that the chimney is
approxiamtely 52 feet above grade, or roughly the same height as the proposed theater
building. While the Zoning Ordinance does exempt chimneys (among other structures) _
from the maximum height restriction, it does not exempt theaters, auditoriums or
gymnasiums, even if such structures are a necessary and integral part of a public
institutional facility such as a school.
If the Planning Commission wishes to approve the variance it should do so based on
the following findings:
The property is subject to an undue hardship and should be granted a variance as
requested, because:
❑ the maximum roof height regulation, if applied to all uses which are typically found in
the R-1 district, would essentially prohibit theatres, gymnasiums and other assembly
spaces with high roofs which, as an integral part of schools, community centers and
the like, are necessarily and appropriately placed in the R-1 district; and
❑ the variance will not alter the essential character of the locality, and
❑ the variance will not impair an adequate supply of light and air to adjacent property,
nor unreasonably increase congestion of public streets, nor increase the danger of
fire or otherwise endanger the public safety, nor unreasonably diminish or impair
established property values within the neighborhood, nor in any other way be
contrary to the intent of the Zoning Ordinance.
SITE PLAN REVIEW, CONDITIONAL USE PERMIT & VARIANCE - 3915 ADAIR (FAIR SCHOOL)
4
Note: If the variance is granted based on these findings, the Planning Commission
should consider amending the ordinance to add an exemption from the height
requirements (515.15 Subd. 4c) for theatres, gymnasiums or similar structures that are
an integral and necessary part of an institutional use.
D. RECOMMENDATION
Staff recommends approval of applications 98-7.3, 98-7.4 and 98-7.9, requests for the
construction of a new school facility, including a Variance to increase the maximum roof
height from two stories to 50 feet above grade. Staff recommends that this approval be
subject to the following conditions:
❑ No building permit shall be issued by the City until the project's stormwater
management plan and facilities are approved by the Shingle Creek Watershed.
The Planning Commission is asked to make a recommendation on the requests for City
Council consideration.
The City Council will consider final action on the requests at their next regular meeting
on Tuesday May 19tH
SITE PLAN REVIEW, CONDITIONAL USE PERMIT & VARIANCE - 3915 ADAIR (FAIR SCHOOL)
5
It -his quotation by Elbert flub>uld
he the description for the proposer
(Fine Arts Interdisciplinary Resourwschool.
At FAIR, we intend to use the arts as the way
we teach with the various arts disciplines
interwoven into every subject, every class
and the very fabric of the program itself.
The interior of FAIR School will be designed with
plenty of open spaces and natural lighting.
"Art is not further information is available by calling
a thing, George Lillquist, project director.
it is a way;" (612) 504-4800
FAIR
rdci
"esource School
Bine Arts Interclisciplinary
Resoury 'chool
FineArts
Interdisciplinary
Resource School
FAI R
Fine Arts Interdisciplinary
Resource School
3AIR School is a project of the West Metro
Education Program (WMEP). This is a collabora-
tive effort between nine school districts:
• Brooklyn Center • Columbia Heights
• Edina • Hopkins
• Minneapolis • Richfield
• Robbinsdale • St. Louis Park
• St. Anthony/New Brighton
the primary goals of ) )_�P are:
• To create multicultural exchanges for
teachers and students.
• To create prototype schools that model
interdistrict cooperation, collaboration
and integration.
• To help share curricular expertise,
• To explore and refine delivery systems
improvements.
3AIR is being planned for 560 students in
grades 4 through 8. The curriculum is being
written to address the Minnesota State
Graduation Standards and the Profile of
Learning. FAIR will specifically be designed
as a performance-based school. Arts that will
ho emphasized at FAIR are visual arts, media
literary arts, theater arts, dance and music.
designers are planning for this program to
in 1999 or 2000. It will be a program
y and eager for the 21 st century.
■
FAI RFrdisciplinary
Resource School
Yee f ore being named 3AIR, the proposed
school was referred to as the Northwest
Suburban Magnet. This project has been
supported through grants awarded by the State
of Minnesota Department of Desegregation.
A committee of 26 parents, teachers and
administrators from the WMEP districts has
been working on this project for over two
years. Currently, there are two separate
committees planning the arts interdisciplinary
curricula and the building in which the
program is to be housed. This building will
be located within the Robbinsdale Area
School District in the city of Crystal.
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Hammel, Green, and Abrahamson, Inc Commission No. 1770.00200
1998
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Interior Details
MEMORANDUM
DATE: May 5, 1998
TO: Planning Commission
FROM: Anne Norris, Assistant Manager qtr✓
RE: Discussion with Wally Anderson Regarding Townhouses/Attached
Housing in R-1, Single Family Districts
Wally Anderson, Twin Oaks Realty, owns the three parcels at the northeast
corner of Douglas Drive and 34th Avenue. The front half of the properties
(approximately 150') is zoned B-4, Community Commercial and are occupied by
single family homes or accessory structures. The rear portion (another 150') is
zoned R-1, Single Family Residential.
Mr. Anderson would like to discuss with the Commission his concept for
developing the rear portion (approximately 150'x 190' or 28,850 sq. ft.) with
several townhouses or attached single family homes. Mr. Anderson will be at the
May 11 Planning Commission meeting.
Currently, the Zoning Ordinance does not consider attached single family homes
permitted uses in the R-1, Single Family district. The Commission should
consider amending the R-1 standards so that attached single family housing
could be permitted provided the housing meets the density standards for the R-1
district. The Commission could consider permitting townhouses or attached
single family homes as a conditional use.
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CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
April 21, 1998
Consideration of Application #98-2.9 requesting a variance
of 7 ft. 1 in. in the required 10 ft. side street side yard
for an 18' x 22' attached garage on the existing house at
4532 Florida Ave. N., as requested by Chris Swanson—
recommended approval.
Consideration of Application #98-4.9 requesting a variance
which would reduce the required front setback for a detached
accessory building by 28 ft. from 64 ft. to 36ft. This
would allow for a 16, x 20' detached garage in the front
half of the lot at 3432 Kyle Ave. N. as requested by Donna
Lundquist—recommended approval.
Consideration of Application #98-3.3 for a site plan review
and Application #98-3.4 for a conditional use permit to
allow an oil change facility at 5301 Douglas Drive North as
submitted by Regal Car Wash—recommended approval.
May 5, 1998
No items were considered.
G:\P1anning\PC\CCAction.D0C.jrs