2023.05.08 - 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, May 8, 2023
7 p.m.
Crystal City Hall and Zoom Video Conference
Zoom call information: https://go.crystalmn.gov/May8 (meeting ID is 832 3381
0238 and password is 414141) or call-in toll free at 888-475-4499
1. Call to Order
2. Approval of Minutes*
a. Monday, April 10, 2023 meeting minutes
3. Public Hearing - None
4. Old Business - None
5. New Business*
a. Presentation from consultant on update of the Blue Line LRT station area plan
6. General Information
a. City Council actions on previous Planning Commission items:
– Subdivision and Rezoning request from Hampton Companies to
construct new townhomes at 3401-3415 Douglas Dr N.
– UDC text amendment request from Amarok LLC to amend requirements
for electric fences
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, June 12, 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, May 8, 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 April 10, 2023 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARING - None
4. OLD BUSINESS - None
5. NEW BUSINESS*
a. Presentation from consultant on update of the Blue Line LRT station area plan
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
- Subdivision and Rezoning request from Hampton Companies to construct
new townhomes at 3401-3415 Douglas Dr N.
Page 2 of 2
- UDC text amendment request from Amarok LLC to amend requirements for
electric fences
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, June 12, 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 – April 10, 2023
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, April 10, 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
X Commissioner (Ward 3)
Maristany
Commissioner (Ward 4)
Johnson
Commissioner (Ward 2)
Strand
Commissioner (Ward 3)
Buck
X Commissioner (At-
Large) Scholz
Other attendees: City planner Dan Olson, City Council liaison Therese Kiser, Community
Development Director John Sutter, Dan Brown and Robbie Latta, both representing Hampton
Companies, Michelle Affronti and Michael Pate, both representing Amarok LLC, and other
interested persons.
2. APPROVAL OF MINUTES
Moved by Heigel and seconded by Einfeldt-Brown to approve the minutes of the March
13, 2023 regular meeting. Ayes: Maristany, Heigel, Selton, Einfeldt-Brown, and Scholz.
Abstain: Sears. Nays: None
Motion carried.
3. PUBLIC HEARING
a. Subdivision (preliminary plat) and Rezoning to Planned Development request from
Hampton Companies for proposed townhomes at 3401-3415 Douglas Drive North
(Application 2023-03).
Planner Olson presented a summary of the staff report and stated he is
recommending approval of the preliminary plat and rezoning request.
Commission member Heigel said he suggests not having a swamp white oak planted
in front of the townhomes along Douglas as they get quite large. Mr. Brown said they
are open to having different species. Planner Olson said the Commission could add a
condition of approval to replace that tree with a smaller tree species.
Commission member Maristany is concerned that visibility will be impaired at the
intersection of 34th and Douglas by the reduced building setback. Landscaping may
also add to that impairment. Planner Olson said that buildings and landscaping will not
be located within the visibility triangle at that intersection.
Unapproved Planning Commission Minutes – April 10, 2023
Commission member Maristany asked where snow removal will occur and will this
impact the existing townhomes to the north. Planner Olson said that snow will be
primarily stored in the stormwater swale on the north end of the site. Mr. Sutter said
that the grading along the north property line will be such that any water from the snow
melt will be carried east, not towards the existing townhomes.
Commission member Maristany asked if there should be a main entrance door facing
Douglas, to match single-family homes in the area. Planner Olson said any homes are
located quite a distance across Douglas Drive, and the west side of Douglas has
townhomes that face south, not towards Douglas. Each townhome will have
landscaping along Douglas. Mr. Sutter said ideally the townhomes would have an
urban form as she is proposing, but since the County does not allow parking on
Douglas, any front doors would be merely decorative. Maristany asked about the
safety of patio doors on a busy street where break-ins can occur. Mr. Brown said there
will be a decorative fence in front of the patios which can inhibit break-ins. Mr. Sutter
said the city’s policy for this property is guided by the R-2 density and to meet that
density, its necessary to have reduced setbacks.
Commission member Heigel said that the fencing in front of the patios may inhibit
EMS personnel from reaching the interiors of the units for medical emergencies. Mr.
Sutter pointed out areas where there will be fence openings to access the units.
Commission member Sears asked about soil correction from the previous gas station
use. Planner Olson discussed the soil clean-up process that will happen when the
applicant constructs the buildings. Underground tanks were removed shortly after
demolition of the gas station.
Commission member Maristany asked about storm shelters for the townhomes. Mr.
Brown said residents will have a window-less area in the back of the units where they
can shelter.
Commission member Scholz asked if the applicant thought about increasing the
building setback along Douglas. Mr. Brown said the setbacks were determined to
allow adequate vehicle movement to the garages. Mr. Sutter said the County would
not allow driveway access off of Douglas. Scholz asked if the units were to be sold or
rented. Mr. Brown said if interest rates continue to be high, they would sell the units.
Mr. Olson suggested adding a variation for the PD that fences can be up to 5 feet
rather than the maximum 4.5 foot limit in the R-2 district.
Commission member Maristany asked what demographic might live in these
townhomes. Mr. Brown said typically young professionals or empty-nesters, but the
units may also sell to families with children.
Chair Selton opened the public hearing.
An interested person from the public said he is interested in working with the applicant
to install a fence where his property meets the proposed parking lot.
An interested person from the public said she is opposed to the development. She
drives down 34th Avenue quite often and believes that the building setback will impair
Unapproved Planning Commission Minutes – April 10, 2023
visibility for turns on to Douglas Drive. The site layout does not provide sufficient room
for snow storage. She does not want these units to be rented as there are enough
rentals in Crystal. She said Crystal needs larger homes for families, not townhomes.
Hearing no one else from the public who wished to speak, Selton closed the public
hearing.
Planner Olson said he would like to address the site visibility comments. Although the
buildings will be 13 feet to the property line, the buildings would also be 20 feet from
the sidewalk and 28 feet from the existing curb on Douglas.
Moved by Scholz and seconded by Sears to recommend approval to the City Council
of the subdivision and rezoning applications for Hampton Companies for the property
at 3401-3415 Douglas Dr N., with the added 5’ maximum height for fences along
Douglas. Ayes: Heigel, Einfeldt-Brown, Sears, Selton, and Scholz. Nays:
Maristany.
Motion carried.
b. UDC text amendment request from Amarok LLC to amend requirements for electric
fences (Application 2023-04).
Planner Olson presented a summary of the staff report and stated he is
recommending denial of the text amendment request.
Commission member Maristany asked if the police department had any comments on
the amendment. Planner Olson said the police did not provide comments on the
proposed ordinance.
Commission member Scholz asked if a specific property owner has asked for an
electric fence. Mr. Pate said they do have a client asking for this fence type.
Commission member Heigel said there may be city liabilities if someone is injured
because of the electric fence. Mr. Pate described how Amarok’s fencing system
works. For the ordinance amendment, he referenced standards for electric fences but
these are not adopted in all states. The fences greatly reduce property break-ins. Mr.
Pate said Amarok carries liability insurance for each property and people are not
injured by these fences.
Commission member Maristany asked if the fences would harm wildlife. Mr. Pate said
no. A person would receive a 15-20,000 volt shock if they impact the electric fence.
Commission member Heigel said the fence is similar to what he’s seen on farms, and
he’s seen a 1,000 pound steer knocked to its feet. Mr. Pate said the shock with
Amarok’s fence would be less than what would happen on a farm.
Commission member Maristany asked if the solar panel would not provide the energy
needed to run the fence. Mr. Pate said there are auxiliary mechanisms to step in when
the solar panel is not working.
Commission member Sears said he’s familiar with electric fences - people would not
be injured by these fences and they are a deterent to crime.
Unapproved Planning Commission Minutes – April 10, 2023
Mr. Sutter said although the applicant said these fences would not be allowed in
residential districts, the ordinance they submitted states otherwise. Any fences that
would be installed under this ordinance would remain even if the city later repeals the
ordinance. City staff has no knowledge of a specific property owner who would like an
electric fence so we can’t verify if the applicant’s claim is true. The city would like to
encourage investment through indoor storage in a building, not outdoor storage
enclosed by an electric fence.
Mr. Pate said his intent is not to allow electric fences in residential areas so he’s
willing to change the draft ordinance to reflect that.
Commission member Maristany said the City Council might study the issue more in-
depth to see the need for an electric fence ordinance, rather than approving this
ordinance language. Mr. Sutter said an application has been submitted and Amarok is
asking for a response from the Planning Commission and City Council on the specific
application they submitted.
Commission member Heigel said he doesn’t see the need for electric fences in
Crystal. May other cities have also said no. Commission member Scholz said she’d be
open to electric fences on a case by case basis, but this ordinance is not appropriate
as submitted.
Hearing no one from the public who wished to speak, Selton closed the public hearing.
Moved by Heigel and seconded by Maristany to recommend denial to the City Council
of the text amendment application for Amarok LLC, based on the findings in the staff
report. Ayes: All. Nays: None.
Motion carried.
4. OLD BUSINESS - None
5. NEW BUSINESS
a. Conformance to Comprehensive Plan – sale of 3401-3415 Douglas Dr N. Moved by
Einfeldt-Brown, seconded by Sears to make the determination that the sale of 3401-
3415 Douglas Dr N is in conformance to the Comprehensive Plan. Ayes: All. Nays:
None.
Motion carried.
6. GENERAL INFORMATION
• City Council actions on previous Planning Commission items: Olson stated that the
Council approved the site plan for the new office warehouse at 5208-5216 Hanson Ct
N.
Unapproved Planning Commission Minutes – April 10, 2023
• Update from Council Liaison: Council liaison Kiser said the City Council has had some
meetings to review plans for the Blue Line LRT station. Council interviews for the
vacant position will wrap up by this Thursday.
• Staff preview of likely agenda items for Monday, May 8, 2023 meeting.
Planner Olson said the application deadline date is not until tomorrow, but one item for
the May meeting will be a presentation by the consultant working on updating the Blue
Line Extension LRT station area plan. Mr. Sutter said a community meeting on the
update will occur by early June.
7. OPEN FORUM - None
8. ADJOURNMENT
Moved by Einfeldt-Brown and seconded by Selton to adjourn. Ayes: All. Nays: None
Motion carried.
The meeting adjourned at 9:14 p.m.
CRYSTAL
STATION AREA UPDATE
DF/ DAMON FARBER
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Crystal Station Area
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Planning
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Presentation
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
AGENDA
01 Introduction
02 Existing Conditions
03 Station Area Improvements
04 Redevelopment Study
05 Next Steps
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
INTRODUCTION
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Beginning in 2015, Hennepin County and the City of Crystal collaborated on a station area plan for
the Bass Lake Road LRT station to envision new land uses within 1/2 mile of the proposed station.
Community meetings were held in September and November, 2015 and January 2016. The final report
was completed in July, 2016.
This plan evaluated a station along the route using freight rail property as previously planned for
the METRO Blue Line Extension. Since August 2020, the Metropolitan Council and Hennepin County
have partnered to evaluate revised route options that do not use freight rail property. In Crystal, the
proposed route along Bottineau Boulevard, evaluated in this Station Area Update, closely parallels the
original route.
Bass Lake Road Station Area Plan (2016)
Bass Lake Road Station Area Plan (2016)
High Level Goals
ï Re-envision the Bottineau Corridor as a multi-modal transit corridor that supports LRT, bus,
pedestrian, and bicycle connections.
ï Maximize and strategically align public and private investments in the corridor to support
transit-oriented development (TOD) through catalytic investments in life-cycle housing,
commercial development, and public infrastructure.
ï Promote economic opportunity by improving access to jobs and supporting business
recruitment and expansion along the corridor.
ï Promote opportunities for local business owners
ï Enhance livability in the corridor by improving public spaces, supporting the creation of healthy
communities, and connecting people to key destinations, including employment centers,
educational institutions, and regional amenities.
Bass Lake Road Station Area Plan
Crystal, Minnesota | July 2016
STATION AREA PLAN UPDATE
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Station Study Areas
METRO Blue Line Extension
Route Recommendation
The Blue Line Extension will run from
downtown Minneapolis to Brooklyn Park,
connecting some of our region’s most
diverse communities to jobs, education,
and opportunities. In Minneapolis, where
two route options were evaluated, the West
Broadway route is recommended.
The following full route, described from north
to south, meets the project’s principles and
stated goals and is recommended to move
forward for further evaluation:
• West Broadway Avenue from Oak
Grove Parkway to 73rd Avenue in
Brooklyn Park. Includes stations at Oak
Grove, 93rd Avenue, 85th Avenue, and
Brooklyn Boulevard.
• Bottineau Boulevard (County Road 81)
between 73rd Avenue in Brooklyn Park
to the intersection of County Road 81 and
West Broadway Avenue. Includes stations
at 63rd Avenue and Bass Lake Road in
Crystal, and stations in the downtown and
at North Memorial Hospital in Robbinsdale.
• West Broadway Avenue from County
Road 81 to Lyndale Avenue through North
Minneapolis. This includes a design option
along 21st Avenue North from Irving
Avenue to Lyndale Avenue, one block to
the north of West Broadway Avenue.
• Lyndale Avenue to 7th Street or Olson
Memorial Highway, eventually terminating
at the existing Target Field Station in
Downtown Minneapolis.
METRO BLUE LINE EXTENSION Route Modification Report Summary • April 2022
1
METRO BLUE LINE EXTENSION ROUTE RECOMMENDATION (2022)
BASS LAKE ROAD STATION AREA
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
3
Project Schedule
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Interchange and At-Grade Scenarios at Bass Lake Road
INTERCHANGE AND AT-GRADE SCENARIOS AT BASS LAKE ROAD
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
0’200’400’N
FIGURE 1: PROPOSED STATION
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
BASS LAKE ROAD: INTERCHANGE OPTION
At-grade Pedestrian Crossing with Trail Connections
Park and Ride
Design Features:
z County Road 81 two lanes in each
direction on a grade-separated
overpass at Bass Lake Road with ramps
for access from Bass Lake Road
z The intersection maintains full access
for Bass Lake Road
z Light rail is at-grade centered between
overpass bridges
z Park and ride access via Lakeland
Avenue North from the Wilshire
Boulevard intersection
z Station platform is at-grade framed by
adjacent interchange bridges
z The south at-grade crossing provides
grade-separation from County Road 81
and provides access to trails on either
side of County Road 81 and to the park
and ride
Aerial View of Station Area Looking North
DRAFT: CONCEPT IN DEVELOPMENT
Note: This image represents a planning concept based on cursory engineering work. If this concept advances, significant additional design would be required.
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Blue Line Extension materials for 10/13/2022 Crystal City Council work session and 10/26/2022 community meeting
Bottineau Blvd & Bass Lake Road - Interchange Option
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Blue Line Extension materials for 10/13/2022 Crystal City Council work session and 10/26/2022 community meeting
Bottineau Blvd & Bass Lake Road - Interchange Option
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Blue Line Extension materials for 10/13/2022 Crystal City Council work session and 10/26/2022 community meeting
Bottineau Blvd & Bass Lake Road - Interchange Option
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
EXISTING CONDITIONS
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
EXISTING CONDITIONS | STATION AREA DESTINATIONS AND AMENITIES
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
EXISTING CONDITIONS | AVERAGE WEEKDAY TRANSIT ACTIVITY BY STOP, FALL 2022
Data sources: Hennepin County, City of Crystal, Metro Transit
CRYSTAL – BLUE LINE STATION AREA
Average Weekday Transit Activity by Stop, Fall 2022
Sidewalk
Route 716
Route 721
Average Weekday Activity (Boardings + Alightings)
0.1 – 0.5 0.6 – 1.5
1.6 – 3.0
3.1 – 5.0
5.1 – 15.0
15.1 – 43.4
Redevelopment Study Site
Other Opportunity Site
Planned Park & Ride
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CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
EXISTING CONDITIONS | PEDESTRIAN NETWORK
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
EXISTING CONDITIONS | PARCEL WALK SCORE
4 – 30
41 – 50
61 – 75
Data sources: Hennepin County, City of Crystal, Walkscore.com
CRYSTAL – BLUE LINE STATION AREA
Walk Score, April 2023
Parcel Walk Score
31 – 40
51 – 60
76 – 87
Sidewalk
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Redevelopment Study Site
Other Opportunity Site
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
EXISTING CONDITIONS | BICYCLE NETWORK
20-MINUTE BIKESHED MAP
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STATION AREA
IMPROVEMENTS
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Bass Lake Road Station Area Plan Guiding Principles
(2016 PLAN)
Placemaking
ï Create a welcoming sense of arrival
to the community from the station
ï Reimagine Becker Park
ï Convert Bass Lake Road from just an
arterial into compelling place
ï Assist in the densification of
shopping centers
ï Create safe and welcoming public
spaces below the underpass
ï New landscape plantings and trees
to offset the loss of landscaping due
to the new station change
GUIDING PRINCIPLES
Connectivity
ï Engage residents in future decisions
about Becker Park
ï Connect all modes of transportation
to the light rail station
ï Work to eliminate conflicts between
pedestrians, bikes, and cars at
County Road 81
ï Encourage pedestrian and bike
friendly crosswalks
ï Create walkable and bikeable streets
Land Use
ï Take advantage of compact building
design and reduced parking
requirements within a 1/2-mile
radius of stations
ï Allow for targeted mixed land uses
ï Identify long-range opportunity sites
ï Remove hurdles to economic
development
ï Consider additional opportunity sites
east of Bottineau into the TC District
Key
ï From 2016 Plan
ï Completed since 2016
ï New in 2023
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STATION AREA CONNECTIONS
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STATION AREA IMPROVEMENTS
POTENTIAL GRADESEPARATEDCROSSING
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OVERLOOKMULTI-USE PATH: LONG-TERMON-STREET FACILITY (FRONTAGE RD)
ON-STREET FACILITY
UTILITY COORDINATION REQUIRED
TO MINNESOTA RIVER VALLEY TRAILS
TRAFFICCALMING
SEE CARNELIAN LANE SECTION
SEE NICOLS ROADSECTION
¾¿Ceda
r
AvenueNicols RoadRahn RoadDiffley Road
Highway 13
LEGEND
Proposed Station Area Improvements
°
8000800400Feet8000800400Feet
¾¿METRO Red Line Station
METRO Red Line Route
1/2 mile Station Area
Pedestrian Connection
Multi-Use Trail Connection
Streetscape Enhancement
New Roadway
Grade-Separated Crossing
Enhanced Pedestrian Crossing
Potential Opportunity Site
Bridge Improvement
Wayfinding Signage
Bicycle Connection
On-Street Bike/Ped Connection
Existing Features
Existing Sidewalk
ExistingMulti-Use Trail
Existing Interior Sidewalk Network
W
Existing Local Bus Stop (MVTA)
Existing School/Civic Institution
Existing Park/Open Space
Existing Water/Wetland
Existing Ped X-ing Signage/Signal
Existing All-Way Stop Intersection
Existing Signalized Intersection
Public Art A
Figure 2.11 CeDAr grOVe STATiON AreA iMPrOVeMeNTS
CEDAR AVENUE TRANSITWAY2-25
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STATION AREA IMPROVEMENTS
Pedestrian Connections
Improvements at County Road 81 and Bass Lake Road
ï Pedestrian Improvements to be Implemented:
»Add stop bar in advance of crosswalk (for visibility)
»Add crosswalks at right-turn islands
»Add advanced pedestrian/bike signage
»Add audible pedestrian signals
»Tighten corner radius
»Widen white crosswalk markings (min. 10 feet)
»Underlay crosswalk markings with a black field so they are more visible
ï Pedestrian Improvements Requiring Further Study:
»Add no right turn on red for east-west movement
»Add intermediate pedestrian signals/pushbuttons to medians (only when
there is sufficient space)
»Narrow or remove left turn lanes to create larger refuge area
»Add bollards/landscaping in median
»Enhance crosswalk markings (raised crosswalk at channelized turn.
»Review east-west right turn lane.
»Crosswalk tables at porkchops
Intersection Improvements along Bass Lake Road
»Develop pedestrian promenades along south sides of Bass Lake Road, from
County Road 81 to West Broadway to match north side
»Add a crossing at Elmhurst with white pavement marking and a stop bar in
advance of the crosswalk
Improvements to City Streets
»Add sidewalks to Elmhurst Avenue to connect Station Area redevelopment
north of Bass Lake Road to the station and pedestrian promenade
»Widen white crosswalk markings (minimum 10 feet)
»Evaluate stop bars in advance of crosswalk (for visibility)
»Provide pedestrian and bike crossing signage
»Rapid flashing beacons
»Raised crosswalks
»For streets within the station area that currently do not have sidewalks, the
recommendation is to consider adding sidewalks within the ½-mile radius
of the Bass Lake Road station on the following streets:
»Yates Ave N
»57th Ave N
»Brunswick Ave N
»58th Ave N
»60th Ave N
»Elmhurst Ave N
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Bicycle Network
Priority recommendations of the Bottineau Bike study include:
»Multi-use trail on the south side of Bass Lake Road, connecting existing
trails west of Minnesota State Highway 169 with the Bass Lake Road LRT
station and the existing Crystal Lake Regional Trail.
»Bike lanes on Sherburne Avenue between Douglas Drive and Becker Park,
providing a direct connection between the LRT station (through Becker
Park), planned trails and bike lanes on West Broadway, and the existing bike
lanes on Douglas Drive.
»Bike lanes on 60th Avenue, Wilshire Boulevard, and Bass Lake Road
connecting the Bass Lake Road LRT station with planned trails on County
Road 81. This corridor is an important connection to the east of the
transitway where Twin Lake and the Crystal Airport create barriers in the
street network. Similarly, limited east-west crossings of County Road 81
make this an important bicycle connection across Crystal.
»Combination of a trail, buffered bike lane, and bike lane along West
Broadway connecting Brooklyn Park to Crystal and down-town
Robbinsdale. This route provides local bicycle connections and an alternate
on-street route to the Crystal Lake Regional Trail.
»Provide bike pumping and repair station at the Transit Station.
»Provide visible, convenient and accessible bike parking and lockers at the
Transit Station.
Roadways
»When feasible, eliminate as many conflicts as possible between pedestrians,
bicyclists, and motor vehicles at County Road 81 intersections (e.g., remove
free-right movements with porkchop medians, or alternatively, install
crosswalk tables).
»Optimize signal timings along County Road 81 at Bass Lake Road and
Wilshire Blvd/Lakeland Ave to minimize delay increases for cross-street
traffic and improve accessibility to the proposed station’s park and ride
area.
»In order to make the proposed park-and-ride more accessible from the
downtown area, consider a connection from W. Broadway Avenue or
Sherburne Avenue. A bridge would be required over the BNSF rail corridor.
»Incorporate the Bass Lake Road Promenade initiative:
»Construct a 12-foot-wide multi-use path on the south side of Bass
Lake Road between Sherburne Avenue and W. Broadway Avenue
»Construct a 8-foot-wide sidewalk on the north side of Bass Lake Road
between Hampshire Avenue and W. Broadway Avenue
»Streetscape enhancements (e.g., pavers, street trees, furniture,
lighting) to extend the 2018 project
»On-street parking on both sides of Bass Lake Road
»Prioritize sidewalks, bike infrastructure, and pedestrian crossings in the
proposed station area.
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
Transit Connections
»Include seating and paved waiting areas at all transit stops within the
station area.
»Include bus shelters at higher-demand transit stops and/or at stops closest
to proposed LRT station.
»Include adequate lighting for safety and visibility at higher-demand transit
stops and/or at stops closest to the proposed LRT station.
»Provide bus schedules and transfer information at all bus stops in the
station area.
»In the immediate LRT station area, consider providing real-time travel
information and complimentary WiFi, flexible curb space for shared
mobility, bicycle amenities, electric vehicle charging stations, and
comfortable waiting and loading areas
Parking and Kiss-and-Ride
The proposed Bass Lake Road station would impact off-street parking in the
station area. As part of this station area update, further study of the district
parking impacts and strategies for the future will be undertaken.
To facilitate desired parking activity and encourage more transit ridership at the
Bass Lake Road station, improvement recommendations include the following:
»Accommodate designated passenger drop-off areas (kiss-and-ride) to
provide more accessible drop-off points and prevent illegal parking activity.
»Kiss-and-ride can and should be accommodated at both the LRT station
park and ride lot west of the station and the area east of the station.
»Provide wayfinding information to direct drivers to the designated park-
and-ride and kiss-and-ride areas at key intersections to minimize parking in
the neighborhoods and in other private lots.
»Allocate spaces for carshare services (e.g., HOURCAR), rideshare services
(e.g., Uber/Lyft), and other microtransit services (e.g., Metro Mobility, shuttle
services).
»Provide bicycle parking at the transit station.
»Consider a “right size” parking ratio for the TOD to encourage a walkable
environment and encourage transit ridership.
Park-and-Ride
»In order to make the proposed park-and-ride more accessible from the
downtown area, consider a connection from W. Broadway Avenue or
Sherburne Avenue. A bridge would be required over the BNSF rail corridor.
Wayfinding and Signage
»Integrate recommendations from the 2019 Bottineau Wayfinding Plan to
facilitate bicycle and pedestrian navigation and maximize connections
within the Bottineau Corridor along the proposed METRO Blue Line LRT
Extension (BLRT)
»Community feedback preferred well-lit signage with bright colors
»Integrate family of signage typologies from the Wayfinding Plan.
Each sign type plays a different role in assisting station area visitors
with navigation to area destinations, such as helping visitors orient
themselves to the station area after they get off the train, providing
diretions to community destinations with estimated walking and
biking times to those destinations, or simply affirming that they are
on the correct route.
»Design and install a cohesive and contextual wayfinding and signage
system near the LRT station and within the station area, includin key
intersections at County Road 81/Bass Lake Road, County Road 81/Wilshire
Blvd, W. Broadway Avenue/Douglas Drive, Bass Lake Road/W. Broadway
Avenue as well as major destinations such as Becker Park, major shopping
destinations, and the Crystal Community Center.
Public Spaces
»Enhance the new public plaza at the transit station with landscaping and
site furnishings (seating, trash receptacles, etc.).
Public Art
»Integrate public art within the new transit station area plaza, parking
lot, or structure to strengthen the identity of the transit station and the
surrounding district.
»Use public art to mask cell tower near Bass Lake Road and County Road 81.
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STREETSCAPE AND STATION ENHANCEMENTS
• High visibility crosswalks
• HAWK signals (High-Intensity
Activated Crosswalk) where
warranted
• Public Art
• Wayfinding and signage
• Street trees and plantings
• Pedestrian-scaled lighting
• Site furnishings
• Visible and accessible cycling
amenities including bike parking,
repair and pumping stations, and
wayfinding to support cyclists to
and from adjacent trail networks
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STREETSCAPE ENHANCEMENTS | PRECEDENT IMAGERY
STATION AREA PLAN: NOVEMBER 20172-26
POTENTIAL GRADESEPARATEDCROSSING
A
A
WW
W
W
W
W
W
WW
W
W
W
W
W
OVERLOOK
MULTI-USE PATH: LONG-TERM ON-STREET FACILITY (FRONTAGE RD)
ON-STREET FACILITY
UTILITY COORDINATION REQUIRED
TO MINNESOTA RIVER VALLEY TRAILS
TRAFFICCALMING
SEE CARNELIAN LANE SECTION
SEE NICOLS ROADSECTION
¾¿Ce
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Nicols RoadRahn RoadDiffley Road
Highwa
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LEGEND
Proposed Station Area Improvements
°
800 0 800400Feet8000800400Feet
¾¿METRO Red Line Station
METRO Red Line Route
1/2 mile Station Area
Pedestrian ConnectionMulti-Use Trail Connection
Streetscape Enhancement
New Roadway
Grade-Separated Crossing
Enhanced Pedestrian Crossing
Potential Opportunity Site
Bridge Improvement
Wayfinding Signage
Bicycle Connection
On-Street Bike/Ped Connection
Existing Features
Existing Sidewalk
ExistingMulti-Use Trail
Existing Interior Sidewalk Network
W
Existing Local Bus Stop (MVTA)
Existing School/Civic Institution
Existing Park/Open Space
Existing Water/Wetland
Existing Ped X-ing Signage/Signal
Existing All-Way Stop Intersection
Existing Signalized Intersection
Public Art A
HAWK signal Street trees
High-visibility crosswalk Wayfinding
Curb extension Public art
STREETSCAPE
ENHANCEMENTS
»Curb extensions
»High visibility crosswalks
»HAWK signals (High-Intensity Activated
Crosswalk) where warranted
»Public art
»Wayfinding
»Street trees and plantings
»On-street pedestrian way
»Pedestrian-scaled lighting
»Site furnishings
SEE FIG. 2.12
• High visibility crosswalks
• HAWK signals (High-Intensity
Activated Crosswalk) where
warranted
• Public Art
• Wayfinding and signage
• Street trees and plantings
• Pedestrian-scaled lighting
• Site furnishings
• Visible and accessible cycling
amenities including bike parking,
repair and pumping stations, and
wayfinding to support cyclists to
and from adjacent trail networks
Lighting
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
STREETSCAPE ENHANCEMENTS | PRECEDENT IMAGERY
STATION AREA PLAN: NOVEMBER 20173-30
STREETSCAPE
ENHANCEMENTS:
NORTHBOUND STATION
AREA
»Public art
»High-visibility crosswalks
»Areas for waiting/gathering
»New development along the street
»Tree-lined boulevards
New development at the street Tree-lined boulevards
Areas for waiting and gathering
Public Art High-Visibility Crosswalks
77
§¨¦35E
CLIFF RD CEDAR AVECEDAR AVEBURNSVILLEEAGANBURNSVILLEEAGANCinnamon Ridge Park
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SEE CLIFF ROADSECTION
SEE NICOLS ROAD SECTION
SEE SLATER ROADSECTION
SEE CLIFF ROADBRIDGE SECTION LONG-TERMFUTURE POTENTIAL GRADE SEPARATED CROSSING
LONG-TERMLONG-TERMON FRONTAGE ROADA
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VESBRAMP
Cliff RoadCedar AvenueNicols RoadRahn Elementary School
River Hills Park
South River Hills Park
Lake Park River Hills Park
Kettle ParkRed OakPark
Rahn Park
Slater Acres Park
LEGEND
Proposed Station Area Improvements
°
800 0 800400Feet8000800400Feet
¾¿METRO Red Line Station
METRO Red Line Route
1/2 mile Station Area
Pedestrian Connection
Multi-Use Trail Connection
Streetscape Enhancement
New Roadway
Grade-Separated CrossingEnhanced Pedestrian Crossing
Potential Opportunity Site
Bridge Improvement
Wayfinding Signage
Bicycle Connection
On-Street Bike/Ped Connection
Existing Features
Existing SidewalkExistingMulti-Use TrailExisting Interior Sidewalk Network
W
Existing Local Bus Stop (MVTA)
Existing School/Civic InstitutionExisting Park/Open Space
Existing Water/Wetland
Existing Ped X-ing Signage/Signal
Existing All-Way Stop Intersection
Existing Signalized Intersection
Public Art A
SEE FIG. 3.15
• High visibility crosswalks
• HAWK signals (High-Intensity
Activated Crosswalk) where
warranted
• Public Art
• Wayfinding and signage
• Street trees and plantings
• Pedestrian-scaled lighting
• Site furnishings
• Visible and accessible cycling
amenities including bike parking,
repair and pumping stations, and
wayfinding to support cyclists to
and from adjacent trail networks
Public Art Underpass
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
REDEVELOPMENT
STUDY
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023Data sources: Hennepin County, City of Crystal
CRYSTAL – BLUE LINE OPPORTUNITY SITES
Site A (Crystal Gallery Mall)
Redevelopment Study Site
TC-PD Overlay
CURRENT CONDITIONS
Land area (acres):
Bldg area (sq ft):
Total EMV:
EMV per acre: $1,366,340
8.4
103,655
$11,518,000
5502-90 W Broadway Ave:5502-90 W Broadway Ave:Crystal Gallery MallCrystal Gallery Mall
5500 W Broadway Ave:5500 W Broadway Ave:VacantVacant
Bass Lake RdBass Lake Rd
W
B
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B
r
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a
dw
a
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A
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e Sherburne Ave NSherburne Ave N55th Ave N
55th Ave N
Other Opportunity Site
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023Data sources: Hennepin County, City of Crystal
CRYSTAL – BLUE LINE OPPORTUNITY SITES
Site B (Perkins + Cajun Kitchen)
5440 W Broadway Ave:5440 W Broadway Ave:Cajun KitchenCajun Kitchen
5420 W Broadway Ave:5420 W Broadway Ave:PerkinsPerkins55th Ave N55th Ave NW B
r
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w
a
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e Douglas Dr NDouglas Dr NRedevelopment Study Site
TC-PD Overlay
Other Opportunity Site
CURRENT CONDITIONS
Land area (acres):
Bldg area (sq ft):
Total EMV:
EMV per acre: $568,907
3.2
11,577
$1,796,000
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023Data sources: Hennepin County, City of Crystal
CRYSTAL – BLUE LINE OPPORTUNITY SITES
Site C (Industrial + Vacant Parcels)
CURRENT CONDITIONS
Land area (acres):
Bldg area (sq ft):
Total EMV:
EMV per acre: $593,753
10.9
146,746
$6,511,000
5430-46 Douglas Dr N:5430-46 Douglas Dr N:Steen Engineering + other industrialSteen Engineering + other industrial
5400 Douglas Dr N:5400 Douglas Dr N:MN GrindingMN Grinding
5428 Hanson Ct N:5428 Hanson Ct N:Schmit TowingSchmit Towing
5316 Hanson Ct N:5316 Hanson Ct N:Vacant industrial landVacant industrial landDouglas Dr NDouglas Dr NHanson Ct N
Hanson Ct N
H
a
n
s
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n
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N
H
a
n
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C
t
N
Redevelopment Study Site
TC-PD Overlay
Other Opportunity Site
Currently in Development
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023Data sources: Hennepin County, City of Crystal
CRYSTAL – BLUE LINE OPPORTUNITY SITES
Site D (Car-Related Businesses + Food Shelf)
CURRENT CONDITIONS
Land area (acres):
Bldg area (sq ft):
Total EMV:
EMV per acre: $594,686
4.2
25,633
$2,493,000
5209 W Broadway Ave:5209 W Broadway Ave:Near Food ShelfNear Food Shelf
5213 W Broadway Ave:5213 W Broadway Ave:Auto detailingAuto detailing
5231 W Broadway Ave:5231 W Broadway Ave:Transmission shopTransmission shop
5241 W Broadway Ave:5241 W Broadway Ave:Car dealershipCar dealershipDouglas Dr NDouglas Dr N51st Pl N51st Pl N W B
r
o
a
d
w
a
y
A
v
eW B
r
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a
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w
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A
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Redevelopment Study Site
TC-PD Overlay
Other Opportunity Site
Currently in Development
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023Data sources: Hennepin County, City of Crystal
CRYSTAL – BLUE LINE OPPORTUNITY SITES
Site E (Pawn Shop + CarHop)
CURRENT CONDITIONS
Land area (acres):
Bldg area (sq ft):
Total EMV:
EMV per acre: $853,465
2.5
29,439
$2,101,000
5417 Lakeland Ave N:5417 Lakeland Ave N:CarHopCarHop
5445 Lakeland Ave N:5445 Lakeland Ave N:Pawn shopPawn shop
L
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e
l
a
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d
A
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N
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Redevelopment Study Site
TC-PD Overlay
Planned Park & Ride
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
CRYSTAL – BLUE LINE EXTENSION
Market Background
2013-23 Citywide Absorption2023 InventoryLand Use
119 Units1,200 UnitsMultifamily
27,233 Square Feet712,000 Square FeetRetail
(23,170) Square Feet105,000 Square FeetOffice
N/A75,000 Square FeetMedical
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
CRYSTAL – BLUE LINE EXTENSION
Current Conditions
ZoningEst. Mkt. ValueArea in Sq FtArea in AcresSite
TC$11,518,000367,2038.43 A
TC/Comm (CK) + TC-PD (Perkins)$1,796,000137,5163.16 B
Industrial + TC-PD$6,511,000477,67210.97 C
Commercial + TC-PD$2,493,000182,6094.19 D
TC + TC-PD$1,409,00061,3141.41 E
N/A$121,994,0004,124,62094.69 Other Commercial
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
CRYSTAL – BLUE LINE EXTENSION
Development Capacity in Key Opportunity Sites
Square FootageSite
FAR of 1.0FAR of 0.5
365,000185,000A
140,00070,000B
480,000240,000C
185,00090,000D
60,00030,000E
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
CRYSTAL – BLUE LINE EXTENSION
Site Redevelopment Viability
SITE A | The second-largest of the redevelopment opportunities considered
for this study, this site’s size, geometry and proximity to amenities are
encouraging of redevelopment. Sample program could include 300 units of
multifamily and a medical office of 40,000 sq ft with supportive retail.
SITE E | Adjacent to the planned Crystal Station platform area, this site is
a strong candidate to build the 80 units/acre allowable under the TC code,
creating 200 new units. Retail to support the residence and platform activity is
also a market opportunity here.
SITE B | Despite a challenging layout, this site lends itself to multifamily
given the adjacent residential use, and also to limited commercial
development on the Broadway frontage. Sample program could include 100
multifamily units, with a 40,000 medical office building and limited retail.
SITE C | The largest of the opportunity sites is suited to residential, to
leverage station area proximity and manage relative lack of visibility for other
uses. This could include 300 multifamily units, 50 townhomes, and limited
retail.
SITE D | While benefiting from visibility on Broadway, this site is less
desirable for denser redevelopment in earlier phases. Longer term, a sample
program might include 50 townhomes, a 40,000 sq ft medical office building,
and limited retail.
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
CRYSTAL – BLUE LINE EXTENSION
Land Use Type + Density Examples
FAR = 0.5
FAR = 1.0
FAR > 1.0
MULTIFAMILY RETAIL TOWNHOMESMEDICAL/OFFICE
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
CRYSTAL – BLUE LINE EXTENSION
Tools to Support TOD at Station Area
For Housing Affordability
• Affordable Housing Trust Fund
• Inclusionary zoning
• Low-Income Housing Tax Credits (LIHTC)
• Community Development Block Grant (CDBG)
• Hennepin TOD grant program
• Land banking for affordable housing
• New Markets Tax Credit (station area is eligible)
For Site-Level Barriers to Development
• Value Capture Tools
• Tax Increment Financing
• Tax Abatement
• Station area location in Opportunity Zone
• New Markets Tax Credit (station area is eligible)
For Placemaking + Leveraging Station Proximity
• Revolving Loan Fund
• Debt Financing
• General Obligation
• Special Assessments
• Revenue Bonds
• Conduit
For Business Retention and Expansion
• Corridor-based Tax Increment Financing
• Station area location in Opportunity Zone – eligible for business development
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
NEXT STEPS
CRYSTAL - BLUE LINE STATION AREA UPDATE / PLANNING COMMISSION MEETING 05/08/2023
01 Public Meeting - early June 2023
02 District Parking Strategies
03 Redevelopment Sites - Programming/Massing Studies
04 Refinements to Station Area Planning/Revelopment Study
05 Draft Study Update - late June 2023
06 Final Study Update - July 2023
NEXT STEPS