2023.03.13 - Packet 4141 Douglas Drive North • Crystal, Minnesota 55422-1696
Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov
Crystal Planning Commission Agenda Summary
Monday, March 13, 2023
7 p.m.
Crystal City Hall and Zoom Video Conference
Zoom call information: https://go.crystalmn.gov/March13 (meeting ID is 849 7105
8296 and password is 414141) or call-in toll free at 888-475-4499
1. Call to Order
2. Approval of Minutes*
a. Monday, January 9, 2023 meeting minutes
3. Public Hearing*
a. Site plan request from Jeff Quinn for a new office warehouse at 5208-5216
Hanson Court North (Application Number 2023-02)
4. Old Business - None
5. New Business*
a. Blue Line LRT project update
b. Discuss CCX Media offer to cablecast meetings
6. General Information
a. City Council actions on previous Planning Commission items:
– Variance request from Mike Reimann for a proposed two-family dwelling
at 5020 Welcome Ave N.
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, April 10, 2023 meeting
7. Open Forum
8. Adjournment
* Items for which supporting materials are included in the meeting packet
Page 1 of 2
CRYSTAL PLANNING COMMISSION
DETAILED AGENDA
Monday, March 13, 2023 at 7:00 p.m.
Council Chambers, Crystal City Hall
Commissioners, please call 763.531.1142 or
email dan.olson@crystalmn.gov if unable to attend
* Items for which supporting materials are included in the meeting packet
1. CALL TO ORDER
The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the following members present:
Commissioner (Ward 1)
Sears [Vice Chair]
Commissioner (Ward 2)
Selton [Chair]
Commissioner (Ward 4)
Einfeldt-Brown [Sec. Vice Chair]
Commissioner (Ward 1)
Heigel
Commissioner (Ward 3)
Maristany
Commissioner (Ward 4)
Johnson
Commissioner (Ward 2) Strand Commissioner (Ward 3) Buck Commissioner (At-Large) Scholz
2. APPROVAL OF MINUTES * Moved by _______________ and seconded by _______________ to approve the minutes of the January 9, 2023 regular meeting with the following exceptions:
Motion carried. 3. PUBLIC HEARING*
a. Site plan request from Jeff Quinn for a new office warehouse at 5208-5216 Hanson
Court North (Application Number 2023-02) Staff presented the following:
The following were heard:
Page 2 of 2
Planning Commission discussion:
Moved by _______________ and seconded by _____________ to recommend ______
to the City Council of the site plan application from Jeff Quinn.
Motion carried.
4. OLD BUSINESS - None
5. NEW BUSINESS* a. Blue Line LRT project update
b. Discuss CCX Media offer to cablecast meetings
6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items:
- Variance request from Mike Reimann for a proposed two-family dwelling at
5020 Welcome Ave N.
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, April 10, 2023 meeting:
7. OPEN FORUM 8. ADJOURNMENT
Moved by _____ and seconded by ______ to adjourn. Motion carried. The meeting adjourned at ______ p.m.
Unapproved Planning Commission Minutes – January 9, 2023
CRYSTAL PLANNING COMMISSION MINUTES
Monday, January 9, 2023 at 7:00 p.m. Council Chambers, Crystal City Hall
1. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present:
X Commissioner (Ward 1) Sears [Vice Chair] X Commissioner (Ward 2) Selton [Chair] X Commissioner (Ward 4) Einfeldt-Brown [Sec. Vice Chair]
X Commissioner (Ward 1)
Heigel Commissioner (Ward 3)
Maristany
X Commissioner (Ward 4)
Johnson
X Commissioner (Ward 2) Strand X Commissioner (Ward 3) Buck X Commissioner (At-Large) Scholz
Other attendees: City planner Dan Olson, Michael Reimann and his business partner Brent
Peterson, and other interested persons. 2. APPROVAL OF MINUTES
Moved by Sears and seconded by Strand to approve the minutes of the November 14,
2022 regular meeting with one change: add the words “of denial” after the word recommendation in the sentence that begins “Planner Olson said yes that this amendment and many other UDC amendments, were adopted …” Ayes: Strand, Sears, Selton, Einfeldt-Brown, Buck, and Scholz. Abstain: Heigel and Johnson Nays: None
Motion carried. 3. PUBLIC HEARING a. Variance request from Michael Reimann to the lot depth and rear setback
requirements for a proposed two-family dwelling at 5020 Welcome Avenue North
(Application 2023-01).
Olson presented a summary of the staff report and stated he is recommending approval of the variance request.
Chair Selton opened the public hearing. Commission member Heigel asked questions on behalf of Commission member Maristany who is not present at tonight’s meeting. Heigel asked for clarification that
the existing building is not being demolished, but is merely being reconfigured within
the interior. Planner Olson stated that is correct. Heigel asked about utilities. Mr. Reimann said there will be separate electric and gas services. Olson stated that he believes there is is only one water and sewer connection, but the applicant can install
Unapproved Planning Commission Minutes – January 9, 2023
a submeter to distinguish water use for each unit. Heigel asked if the detached garage will remain on the property. Mr. Reimann said yes.
Commission member Strand said the only reason for the variance is because the lot is
trapezoid shaped which makes it too narrow along the north property line. Strand also asked questions about the interior layout of the building and Mr. Reimann answered those questions.
Commission member Sears asked if the applicant had considered splitting the lot. Mr.
Reimann said no. Commission member Einfelt-Brown asked if the applicant will make interior improvements. Mr. Reimann said yes and they have cleaned up the yard a lot since
then.
A Crystal resident said he understood that variances are sometimes necessary, but that for this proposal the existing detached garage does not meet setbacks, residential density would be exceeded with two units, and the city cannot allow a nonconforming
use to continue. Planner Olson addressed these three concerns. First the existing garage meets setbacks as the zoning code allows for a 3’ setback for detached garages. Second, the city calculates density by using “gross density”, which allows the street right-of-way measured out to the centerline of the street to be included in the calculation. The calculated gross density for this property is 5 units per acre which is
within the 1-6 units per range for the R-1 district. Third the proposed two-family use has never been approved by the city. Since 2005 the building has been a single-family home. Therefore the two-family use is not currently a nonconforming use. If the variance is approved, the two-family use will be legally conforming.
Hearing no one from the public who wished to speak, Selton closed the public hearing. Moved by Einfeldt-Brown and seconded by Buck to recommend approval to the City Council of the variance application for Michael Reimann. Ayes: All Nays: None.
Motion carried. 4. OLD BUSINESS - None
5. NEW BUSINESS a. Election of Officers: Motion by Heigel and seconded by Scholz to elect the same officers as were elected
in 2022: Selton as Chair, Sears as Vice – Chair, and Einfeldt-Brown as Second Vice-
Chair. Ayes: All Nays: None.
Motion carried.
Unapproved Planning Commission Minutes – January 9, 2023
6. GENERAL INFORMATION
• City Council actions on previous Planning Commission items: Olson stated that the
Council approved the UDC text amendment relating to vehicle sales.
• Update from Council Liaison: Planner Olson said that Therese Kiser will be the new
City Council liaison, but she was unable to attend tonight’s meeting.
• Staff preview of likely agenda items for Monday, February 13, 2023 meeting.
Planner Olson said he has not received any applications for the February meeting, but
that the application deadline is not until January 17th.
7. OPEN FORUM Commission member Sears asked what is locating in the former Burger King property on
West Broadway. Planner Olson said the property was purchased and is being converted to an office building. Commission member Heigel asked about status of the former Pizza Ranch space in the Crystal Gallery mall. Planner Olson said a restaurant and cigar-bar called the Purple
Rose is locating there. Commission member Sears asked about the status of the City Hall remodel. Planner Olson said staff is moving back in later this week.
8. ADJOURNMENT Moved by Strand and seconded by Sears to adjourn. Ayes: All. Nays: None Motion carried.
The meeting adjourned at 7:40 p.m.
5208-5216 HANSON COURT NORTH – SITE PLAN APPLICATION PAGE 1 OF 5
__________________________________________________________________________ FROM: Dan Olson, City Planner
__________________________________________________________________________
TO: Planning Commission (for March 13 Meeting)
DATE: March 7, 2023 RE: PUBLIC HEARING – Site plan request from Jeff Quinn for a new office warehouse at 5208-5216 Hanson Court North (Application 2023-02)
A. BACKGROUND
Jeff Quinn (Farr Plumbing), who owns the vacant property at 5208-5216 Hanson Court North, is proposing to construct a new 14,000 square foot office warehouse. The property is zoned Industrial (I) and office warehouses are a permitted use within that zoning district. The city’s unified development code (UDC) requires site plan review and
approval for the new building and site improvements. Notice of the March 13 public hearing was published in the Sun Post on March 2, mailed to owners, renters and commercial tenants within 500 feet (see attachment A), and posted to all Crystal neighborhoods on Nextdoor.
Attachments: A. Site location map showing public hearing notification area B. Existing zoning map
C. Project narrative submitted by applicant
D. Site plan (32 sheets)
PLANNING COMMISSION STAFF REPORT
Site plan request for office warehouse at
5208-5216 Hanson Ct N
5208-5216 HANSON COURT NORTH – SITE PLAN APPLICATION PAGE 2 OF 5
B. SITE PLAN REVIEW Existing use The vacant property consists of two platted lots totaling 40,704 sq. ft. (0.93 acres) in
size. The lot at 5208 Hanson is 29,327 sq. ft in size, while the lot at 5216 Hanson is
11,377 sq. ft. in size. Previously on the property was a commercial building for an auto salvage yard (built 1953, demolished 2010) and a house (built 1950s, demolished 2021). Adjacent uses
The following are the existing land uses and zoning districts surrounding this property:
• North. Office warehouse zoned I
• East. Across rail tracks, miscellaneous businesses zoned Commercial and Industrial
• West. Self-storage facility zoned I
• South. Vehicle impound lot, zoned I
Proposed use
The applicant is proposing to construct a 1-story, 14,000 square foot office warehouse as the location for his plumbing business. The applicant is also creating four additional office warehouse units that will be rented to other businesses permitted in the I district.
The applicant will submit a lot consolidation application that will combine these two lots
into one parcel. According to the UDC a lot consolidation application will be considered by the City Council without the need for a public hearing. Once consolidated the lot will be addressed as 5208 Hanson Ct N. The following are the notable site plan elements for this proposed building:
• Building setbacks and height. The proposed 22’ tall building meets setback and
height requirements in the Industrial district.
• Parking. The property is proposed to have 15 parking spaces and meets UDC
requirements for number of spaces, setbacks, and parking space and aisle
dimensions. The site plan has notations for the installation of “do not enter” signs in three locations to direct the flow of one-and-two-way traffic within the parking lot and drive aisles.
• Stormwater management and erosion control measures. After the site improvements are constructed the percentage of impervious surface on the property will increase from 23% to 80% (the maximum coverage is 90% for the I district). During building construction, the city will require erosion control techniques to be used on-site including silt fences, a rock construction entrance, and inlet
protection.
The Shingle Creek Watershed Commission’s requirement for redevelopment sites is to incorporate permanent water quality best management practices, but defers to
the city for specific requirements for properties of this size. There is a proposed stormwater infiltration basin on the east side of the property with a sump manhole structure at the inlet. These proposed improvements meet the city’s requirement that redevelopment sites not create additional runoff than currently exists. The city
5208-5216 HANSON COURT NORTH – SITE PLAN APPLICATION PAGE 3 OF 5
engineer is requiring the applicant to submit a maintenance plan for the sump catch basin and infiltration area. This requirement has been made a condition of approval
of the site plan.
• Utilities. The proposed building will connect to existing water and sanitary sewer mains in Hanson Court. One of the water services that will no longer be used will be disconnected at the city’s watermain.
• Access and circulation. There are two existing driveway accesses off of Hanson Court which will be removed and two new driveway accesses will be installed. The city’s Public Works Director and the West Metro Fire Rescue District staff have
reviewed the traffic circulation plan and found it adequate to meet vehicle movement into and within the site, including fire trucks and delivery vehicles. The site plan provides for a new private sidewalk along the front of the building that will connect the building entrances to the parking areas.
• Building elevations. The proposed major exterior building material is painted metal with cultured stone as an accent material. These materials meet the city’s requirements. Elevation drawings of the proposed building is attachment D.
• Landscaping. There are no trees on the property. The applicant proposes to plant 35 new trees (Mongolian Linden, Common Hackberry, Skyline Honeylocust, Autumn Gold Ginko, Serviceberry, two varieties of Crabapples, and Black Hills Spruce) together with two varieties of shrubs.
• Screening. Trash and recycling receptacles will be located within the building and do not need to be screened. The applicant has not yet determined how rooftop mechanical equipment will be screened from view and staff recommends a condition of approval that a screening plan be submitted prior to building permit
issuance.
• Exterior Lighting. There are no existing light poles on the property, and none are proposed for the property. Nineteen new wall lighting fixtures will be installed. This
lighting meets the city’s requirements.
C. Site plan review criteria
The following are the relevant criteria for approval of site plans in city code section
510.17.
1. The site plan fully complies with all applicable requirements of the UDC.
Findings: As outlined in section B, above, the proposed site plan
meets UDC requirements.
2. The site plan adequately protects residential uses from the potential
adverse effects of a non-residential use.
5208-5216 HANSON COURT NORTH – SITE PLAN APPLICATION PAGE 4 OF 5
Findings: The nearest homes are located to the east (across Highway
81) at a distance of approximately 700 feet from the proposed
building, which will not have an adverse effect on these residential
properties.
3. The site plan is consistent with the use and character of surrounding
properties.
Findings: The majority of the site has been a commercial use since
1953. The proposed building continues this commercial use in a way that is consistent with the use and character of surrounding properties.
4. The site plan provides safe conditions for pedestrians or motorists and prevents the dangerous arrangement of pedestrian and vehicular ways.
Findings: The city’s Public Works Director and staff from the West Metro Fire Rescue District have reviewed the site’s traffic circulation plan and found it adequate to meet vehicle movement into and within
the site, including fire trucks and delivery vehicles. The site plan
provides for a new private sidewalk along the front of the building
that will connect the building entrances to the parking areas. D. REQUESTED ACTION The Planning Commission is asked to make a recommendation to the City Council to either deny or approve the site plan application for a new office warehouse at 5208-
5216 Hanson Court North. This recommendation should include findings of fact either
for or against the proposal. The Commission may reference the findings for approval in sections B and C above. Staff recommends approval of the site plan application with the following conditions:
1. Site plan. The development shall be constructed according to the site plan
in attachment D. 2. Lot consolidation. Receive approval by the City Council of a lot consolidation application to combine the applicant’s two properties into
one parcel and provide new easements on the final plat document.
3. Building permit. The following are the requirements for building permit issuance: a. Submittal deadline. The applicant shall submit the permit application
for the office warehouse by March 21, 2024 or submit a request for
City Council approval of a one-year extension by March 7, 2024. b. Building permit issuance. Before the permit is issued, the applicant shall: 1) Sign a site improvement agreement with the city and provide an
escrow to guarantee installation of the parking lot, stormwater
infiltration basin, and landscaping plan.
5208-5216 HANSON COURT NORTH – SITE PLAN APPLICATION PAGE 5 OF 5
2) Submit a screening plan for rooftop mechanical equipment that meets the requirements of city code 520.13.
3) Provide a maintenance plan for city approval for the cleaning
and removal of debris from the sump catch basin and long-term maintenance of the infiltration basin. City Council action is anticipated on March 21, 2023.
Site Location and Public Hearing Notice Mailing Map
5208-5216 Hanson Ct N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment A
Zoning Map
5208-5216 Hanson Ct N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment B
Farr Plumbing Proposed Warehouse Project – Site Plan Project Narrative
What is the zoning district for the property?
The existing property is zoned Industrial.
What is the existing use for the property?
The existing lots are vacant and not currently being used. The property at 5208 Hanson Court N
previously had a residential single-family home that was demolished in recent years. Historical
documents from the City of Crystal suggest that at one time, the property at 5216 Hanson Court N was
used as “Crystal Auto Parts”.
What is the proposed use for the property?
The existing lots are proposed to be combined through a lot-consolidation. The proposed use for the
property is a 6-unit warehouse building.
If applicable, describe how the existing adjacent residential uses will be protected from potential
adverse effects of the proposed use?
The existing properties to the north and east of the project area both drain runoff onto the property.
The site will be graded to collect all runoff from the property, and the runoff from the adjacent
properties through a storm sewer system and proposed infiltration. This will prevent any adverse effects
from a drainage perspective.
Describe how the proposed site plan provides safe conditions for pedestrians or motorists and
prevents the dangerous arrangement or pedestrian and vehicular ways?
The proposed site plan includes ADA components to provide safe and accessible routes to the building
form either the proposed sidewalk along the west side of the building, or the proposed accessible
parking spot and access aisle along the south side of the building. The vehicular ways through the site
will be striped/delineated, separating truck traffic and passenger car traffic for safe maneuvering. The
designated truck traffic lane is to be used by trucks to maneuver and park (inside of the lane) for
deliveries and pick-ups. The site constrictions will not allow for trucks to back up to the proposed
overhead doors, and therefore the truck lane is to be used for temporary truck parking during deliveries
and pick-ups. Trucks and passenger car traffic can use the outside lane to navigate the site and safely
maneuver around any parked trucks. See the site plan for more details.
Have any use-specific standards for the proposed use been addressed?
Not applicable.
Attachment C
Blue Line Extension (LRT)•Located in Hennepin County directly connecting downtown Minneapolis, Robbinsdale, Crystal and Brooklyn Park and communities in the northwest Metro •New route adopted in June 2022•Advancing environmental analysis and engineering for Supplemental Draft and Final EIS•Public engagement underway and ongoing, including an Anti-Displacement Workgroup•Policy recommendation in June 2023 for preferred route where SDEIS includes more than one option
Project Schedule
3Crystal Design Decisions
Bottineau Blvd. Interchange at Bass Lake Road
Bottineau Blvd. Interchange at Bass Lake Road
Bottineau Blvd. At-Grade at Bass Lake Road
Bottineau Blvd. At-Grade at Bass Lake Road
Bottineau Blvd. at 48thAve. (looking northwest)Existing Proposed
Bottineau Blvd. concept - south of Corvallis Ave.
2040 Conditions: CSAH 81 Travel Time (TH 100 to Crystal Airport Road)Legend:0 to ±5 sec+5.1 to +10 sec -5.1 to -10 sec+10.1 to +15 sec -10.1 to -15 sec> +15 sec < -15 secNB SB NB SB1: No-Build2 min 56 sec 3 min 19 sec 2 min 58 sec 3 min 50 sec2: 4 Lanes, at Grade+15 sec +48 sec +167 sec +79 sec3: 4/5 Lanes, Grade Separated Interchange-15 sec -24 sec -5 sec -34 sec4: 4/6 Lanes, at Grade ("4-6-4 Option")+10 sec +17 sec +18 sec -10 sec5: 6-Lane BLR at Grade Intersection-1 sec -1 sec +7 sec -1 sec6: 6 Lanes Grade Separated Interchange-17 sec -27 sec -16 sec -66 secAM Peak Hour PM Peak HourTravel Time (sec) (TH 100 to Crystal Airport Road)Scenario
Legend:0 to ±5 sec+5.1 to +10 sec -5.1 to -10 sec+10.1 to +15 sec -10.1 to -15 sec> +15 sec < -15 secIntersection CSAH 81 & TH 100 SB RampApproachEastbound Westbound Eastbound Westbound Eastbound Westbound Eastbound Westbound Westbound1: No-Build27 sec 37 sec 14 sec 30 sec 18 sec 26 sec 58 sec 42 sec 37 sec2: 4 Lanes, at Grade+11 sec +3 sec +10 sec +1 sec +3 sec -1 sec 0 sec -2 sec 0 sec3: 4/5 Lanes, Grade Separated Interchange+10 sec +2 sec +9 sec+1 sec +3 sec -1 sec 0 sec 0 sec 0 sec4: 4/6 Lanes, at Grade ("4-6-4" Option)+1 sec -4 sec +10 sec 0 sec +4 sec -1 sec -2 sec -2 sec 0 sec5: 6-Lane BLR at Grade Intersection+6 sec -4 sec +5 sec 0 sec -1 sec 0 sec +4 sec 0 sec 0 sec6: 6 Lanes Grade Separated Interchange+9 sec +2 sec +9 sec +1 sec -3 sec -1 sec 0 sec 0 sec 0 secBuild Approach Volume (vehicles per hour)712 341 33 221 190 80 79 65 186AM Peak Hour CSAH 81 &Bass Lake Rd CSAH 81 &Wilshire Blvd CSAH 81 & Corvallis Ave N CSAH 81 & 47th Ave NIntersection CSAH 81 & TH 100 SB RampApproachEastbound Westbound Eastbound Westbound Eastbound Westbound Eastbound Westbound Westbound1: No-Build34 sec 42 sec 13 sec 18 sec 24 sec 30 sec 89 sec 55 sec 25 sec2: 4 Lanes, at Grade-5 sec +12 sec +11 sec +14 sec +3 sec +3 sec -1 sec +1 sec -3 sec3: 4/5 Lanes, Grade Separated Interchange+11 sec +25 sec +5 sec +6 sec +5 sec +4 sec -1 sec -4 sec -3 sec4: 4/6 Lanes, at Grade ("4-6-4" Option)-6 sec +13 sec +6 sec +1 sec +1 sec +2 sec -1 sec +1 sec -3 sec5: 6-Lane BLR at Grade Intersection+3 sec +13 sec +7 sec +1 sec +1 sec +1 sec -1 sec +3 sec +1 sec6: 6 Lanes Grade Separated Interchange+11 sec +24 sec +5 sec +4 sec -1 sec 0 sec -1 sec +1 sec 0 secBuild Approach Volume (vehicles per hour)1282 500 125 195 157 76 48 45 361 CSAH 81 &Bass Lake Rd CSAH 81 &Wilshire Blvd CSAH 81 & Corvallis Ave N CSAH 81 & 47th Ave NPM Peak Hour2040 Conditions:Cross Street Approach Delay
12
Station Area Plan Update•Hennepin County is funding an update of the 2016 Bass Lake Road Station Area Plan•City has already implemented several items including:9Mixed use district in Comprehensive Plan9Town Center zoning districts in UDC92018 Bass Lake Road Streetscape project92019-2020 Becker Park project92022 approval of new apartment at 5240 West Broadway•Station area planning update process will get underway soonThere will be a workshop meeting with the Planning Commission as part of community engagement process•Plan elements will include:¾Pedestrian connectivity to the station¾Public realm and placemaking improvements¾Development scenarios for 3-4 potential sites¾Needs assessment and strategies for district parking•More to come later this year - stay tuned
Value Per Acre Map•Can help identify potential sites for redevelopment but is an imperfect tool because it’s based on the property tax value - Target not likely to be redeveloped•The median value per acre property is the shopping center at the northeast corner of West Broadway & Bass Lake Road•Highest value per acre is Calibre Chase at $6.5 million per acre•Blue properties with magenta asterisks have development underway; will likely be red by 2024-2025
CCX CABLECAST MEETINGS
PAGE 1 OF 1
_____________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for March 13 Meeting)
DATE: March 7, 2023
RE: Discuss CCX Media offer to cablecast meetings
A. BACKGROUND
City staff would like to make the Planning Commission aware of an offer by CCX Media
to cablecast Commission meetings. Currently the Commission’s Zoom meeting is
recorded and the audio, but not video, from that recording is placed on the city’s
website.
Due to the large size of the Zoom video, the city by itself cannot place that video on the
website. Instead CCX proposes to attend and video Commission meetings, in the same
manner they record City Council and Economic Development Authority (EDA)
meetings, and then download the meeting video to their streaming service so it can be
played from the city’s website. Applicants and members of the public will continue to
attend the meeting in person or by Zoom, and their comments will be recorded in CCX’s
video.
It is anticipated that CCX would be able to attend the Planning Commission meetings in
April.
B. REQUESTED ACTION
Staff requests Commission input regarding the CCX Media cablecasts so staff can relay
that information to the city manager.
PLANNING COMMISSION STAFF REPORT
CCX Cablecast Offer