2024.11.12 - 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
Tuesday, November 12, 2024
7 p.m.
Crystal City Hall and Zoom Video Conference
Zoom call information: https://go.crystalmn.gov/Nov12 (meeting ID is 847 3974
9170 and password is 414141) or call-in toll free at 888-475-4499
1. Call to Order
2. Approval of Minutes*
a. Monday, August 12, 2024 meeting minutes
3. Public Hearings*
a. Site plan request from Klever Sanchez Miranda for a building addition at 5120 –
56th Avenue N. (Application Number 2024-06).
b. Cannabis requirements added to the Unified Development Code (Application
Number 2024-07).
4. Old Business - None
5. New Business - None
6. General Information
a. City Council actions on previous Planning Commission items:
▪ Rezoning to Planned Development for twin homes at 6205 - 6219 –
36th Avenue N.
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, December 9, 2024 meeting
7. Open Forum
8. Adjournment
* Items for which supporting materials are included in the meeting packet
Page 1 of 3
CRYSTAL PLANNING COMMISSION
DETAILED AGENDA
Tuesday, November 12, 2024 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
Commissioner (Ward 4)
Einfeldt-Brown [Sec. Vice
Chair]
Commissioner (Ward 1)
Heigel
Commissioner (Ward 3)
Sumnicht
Commissioner (Ward 4)
Johnson [Chair]
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 August 12, 2024 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARINGS*
a. Site plan request from Klever Sanchez Miranda for a building addition at 5120 – 56th
Avenue North (Application Number 2024-06)
Staff presented the following:
The following were heard:
Page 2 of 3
Planning Commission discussion:
Moved by _______________ and seconded by _____________ to recommend ______
to the City Council of the site plan request.
Motion carried.
b. Cannabis requirements added to the Unified Development Code (Application
Number 2024-067)
Staff presented the following:
The following were heard:
Planning Commission discussion:
Moved by _______________ and seconded by _____________ to recommend ______
to the City Council of the cannabis amendments to the Unified Development Code.
Motion carried.
4. OLD BUSINESS – None
5. NEW BUSINESS – None
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
▪ Rezoning to Planned Development for twin homes at 6205 - 6219 – 36th
Avenue N.
b. Update from Council Liaison
Page 3 of 3
c. Staff preview of likely agenda items for Monday, December 9, 2024 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 – August 12, 2024
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, August 12, 2024 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
Commissioner (Ward 4)
Einfeldt-Brown [Sec. Vice
Chair]
X Commissioner (Ward 1)
Heigel
X Commissioner (Ward 3)
Sumnicht
X Commissioner (Ward 4)
Johnson [Chair]
X Commissioner (Ward 2)
Strand
Commissioner (Ward 3)
Buck
Commissioner (At-Large)
Scholz
Other attendees: City planner Dan Olson, City Council liaison Taji Onesirosan,
Community Development Director John Sutter, and Aaron and Eli Baruch, representing
Creek Edge Townhomes LLC, and other interested persons.
2. APPROVAL OF MINUTES
Moved by Heigel and seconded by Sears to approve the minutes of the May 13, 2024
regular meeting.
Ayes: All. Nays: None.
Motion carried.
3. PUBLIC HEARING
a. Rezoning to Planned Development request from Creek Edge Townhomes LLC for
proposed twin homes at 6203 and 6213 – 36th Avenue North (Application number
2024-05)
Planner Olson presented a summary of the staff report and stated he is recommending
approval of the rezoning application.
Commission member Sears asked if the area around the south stormwater pond would
be graded to improve that area. Mr. Aaron Baruch said that pond is at a higher elevation
than the pond on the north side and would be improved according to the city and
watershed requirements. Commission member Sears said he did not see a tornado
shelter since the twin homes will not have basements. Mr. Sutter said it is fairly common
for these types of units to not have basements and there are usually interior spaces
within these homes for shelter. Mr. Aaron Baruch said the apartment building he owns
in New Hope does not have a shelter and residents have been safe.
Unapproved Planning Commission Minutes – August 12, 2024
Commission member Strand questioned how this meets UDC requirements if the
property does meet the 2-acre minimum. Planner Olson said the main finding is that the
property is located within a redevelopment area and those areas are exempt from that
minimum lot size for a Planned Development (PD). Mr. Sutter also stated that the PD
zoning allows for multiple buildings on one lot rather than creating a subdivision with a
lot for each unit.
Commission member Sumnicht asked if the main driveway will have curbing on either
side. Mr. Aaron Baruch said that there will be curbing which will allow for storm drainage
to the stormwater ponds.
Chair Johnson asked how long the home has been vacant. Planner Olson said one
year.
Chair Johnson opened the public hearing. Seeing no one who wished to speak, Chair
Johnson closed the hearing.
Moved by Johnson and seconded by Heigel to recommend approval to the City Council
of the rezoning application.
Ayes: All. Nays: None.
4. OLD BUSINESS - None
5. NEW BUSINESS
a. Conformance to Comprehensive Plan – sale of 6110 Lakeland Avenue N.
Planner Olson presented a summary of the staff report and stated he is recommending
that the Commission determine that the property sale conforms to the Comprehensive
Plan.
Moved by Strand and seconded by Selton to determine that the property sale is in
conformance to the Comprehensive Plan.
Ayes: All. Nays: None.
Chair Johnson asked how many lots the EDA owns. Planner Olson said the EDA owns 6
or 7 lots that are being held for various reasons. Mr. Olson and Mr. Sutter described the
status of various lots held by the EDA, as well as potential redevelopment sites in the city.
6. GENERAL INFORMATION
• City Council actions on previous Planning Commission items: Planner Olson said
the amendment to the Town Center – Planned Development (TC-PD) for a new
sport court at 5240 West Broadway was approved by the City Council. The Council
also approved amendments to the Unified Development Code relating to cannabis,
off-sale liquor and tobacco.
Unapproved Planning Commission Minutes – August 12, 2024
• Update from Council Liaison: Council liaison Onesirosan said the Council is
discussing next year’s budget, including creating four new city jobs and adding
funding for future street maintenance. The West Metro Fire-Rescue Board will be
meeting on Wednesday to discuss how Crystal and New Hope are funding West
Metro Fire Rescue District (WMFRD). Lastly, municipal consent for the planned Blue
Line LRT extension is coming up.
Chair Johnson asked if the long-range plan to reconstruct the streets has been
completed. Mr. Sutter said it was completed about 7 or 8 years ago. Now the city is
focusing on mill and overlay and utility replacement on an as-needed basis. Chair
Johnson asked if MnDOT will be managing the construction of the Blue Line
extension. Mr. Sutter said MnDOT will consult on the construction with Metro Transit
but not manage the project.
Commission member asked about improvements to Douglas Drive, a county road.
Mr. Sutter explained potential future improvements.
Commission member Sumnicht asked if Three Rivers Park district has determined
the preferred route for the proposed CP Rail regional trail through Crystal. Mr. Sutter
described the proposed route as it would connect with existing regional trails. Three
Rivers is now working on how to fund the trail and which segments would be built
first.
• Staff preview of likely agenda items for Monday, September 9, 2024 meeting.
Planner Olson said he has not received any applications yet, but the application
deadline date is not until tomorrow.
7. OPEN FORUM
Mr. Sutter provided information about upcoming meetings related to the municipal
consent process for the planned Blue Line LRT extension.
Commission member Strand said she doesn’t think the townhomes under construction
at 34th and Douglas are compatible with the neighborhood because of their height.
8. ADJOURNMENT
Moved by Sears and seconded by Heigel to adjourn. Ayes: All. Nays: None
Motion carried.
The meeting adjourned at 8:17 p.m.
5120 – 56th AVENUE NORTH – SITE PLAN APPLICATION
PAGE 1 OF 5
__________________________________________________________________________
FROM: Dan Olson, City Planner
__________________________________________________________________________
TO: Planning Commission (for November 12 Meeting)
DATE: November 5, 2024
RE: PUBLIC HEARING – Site plan request from Klever Sanchez Miranda for a
building addition at 5120 – 56th Avenue North (Application 2024-06)
A.BACKGROUND
Klever Sanchez Miranda, who owns the liquor store property at 5120 – 56th N., is
proposing to construct a 4,125 square foot addition to the existing building. The property
is zoned Commercial (C) and retail stores are a permitted use within that zoning district.
The city’s unified development code (UDC) requires site plan review and approval for
the building addition and site improvements.
Notice of the November 12 public hearing was published in the Sun Post on October 31,
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.Property photos
D.Project narrative submitted by applicant
E.Powerpoint
F.Site plan (15 sheets)
PLANNING COMMISSION STAFF REPORT
Site plan request for building addition at
5120 – 56th Avenue N
5120 – 56th AVENUE NORTH – SITE PLAN APPLICATION
PAGE 2 OF 5
B. SITE PLAN REVIEW
Existing use
The 22,207 sq. ft (0.5 acre) property contains a 2,433 sq. ft, 11’ tall commercial building
built in 1965 as a convenience store. For the past several years a liquor store has
operated in the building. On June 4, 2024, City Council adopted an ordinance for liquor
stores that will make this store a legally nonconforming use on January 1, 2025. Klever
Liquor will not be allowed to expand unless site and building plan approval is granted
before that date.
Adjacent uses
The following are the existing land uses and zoning districts surrounding this property:
• North. Crystal Airport
• East. Single family homes, zoned Low Density Residential (R-1)
• West. Single family home, zoned R-1
• South. Across 56th Avenue N, Twin Oak Park and single-family homes, both
zoned R-1
Proposed use
The applicant is proposing to construct a 1-story, 4,125 square foot of additional floor
space to the rear of the existing building. The addition will be used for 2,279 sq. ft. of
additional retail space for the liquor store, bringing the total liquor store square footage
to 4,712. The remaining new square footage (1,846 sq. ft.) will be retail or office space
for a future undetermined tenant.
• Building setbacks and height. The proposed 18’ tall building addition (with a
smaller portion having a gable roof feature that will be 23’ tall) meets setback and
height requirements in the Commercial district.
• Parking. The property currently has 18 parking spaces, and the applicant is
proposing to reconfigure the parking area and add 2 spaces. These spaces meet
UDC requirements.
• Stormwater management and erosion control measures. 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. The site plan shows a vegetated
swale along the rear property line to improve stormwater quality and flow. A sump
manhole will also be installed as part of the parking lot paving to remove course
sediments. The city will require an annual maintenance agreement from the
applicant for these improvements.
After the site improvements are constructed the percentage of impervious surface
on the property will increase from 48% to 80% (the maximum coverage is 85% for
the C 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.
5120 – 56th AVENUE NORTH – SITE PLAN APPLICATION
PAGE 3 OF 5
• Utilities. The proposed building addition will connect to existing water and sanitary
sewer mains in 56th Avenue N. An existing Xcel utility pole near the northwest
corner of the existing building will be removed and the utilities undergrounded. A
condition of approval has been added that no new overhead utilities will be
installed.
• Access and circulation. The two existing driveway accesses off 56th Avenue N. will
not be altered. 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. There is an existing sidewalk along 56th Avenue N.
• Building elevations. To add architectural interest and screen rooftop mechanical
units, the elevation drawings show the addition of parapet screening walls and
gable roofing on portions of the renovated and expanded building. The proposed
major exterior building addition material is exterior insulation finishing system
(EIFS), which is similar to stucco. Lap siding will serve as an accent material.
These materials meet the city’s requirements. Elevation drawings of the proposed
building addition is attachment F.
• Landscaping. There are several trees on the property. The applicant proposes to
plant one new oak tree as well as shrubs along 56th Avenue N.
• Screening. The property does not currently contain a dumpster enclosure to
screen trash and recycling receptacles, but the applicant is proposing to add one
along the west side of the property. Existing and proposed rooftop mechanical
equipment will be screened by new rooftop parapets.
The screening fence between this liquor store and the homes on either side is in
disrepair. A condition of approval of this site plan application is that the property
owner will repair or replace this fencing.
• Exterior Lighting. There are no existing light poles on the property, but the
applicant proposes to add one light pole on the property. The existing wall lighting
fixtures will be replaced with five new wall fixtures. This lighting meets the city’s
requirements, except that the footcandle requirement is exceeded along the east
property line. A condition of site plan approval is that an amended lighting plan is
submitted to bring the plan into compliance with city 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.
5120 – 56th AVENUE NORTH – SITE PLAN APPLICATION
PAGE 4 OF 5
2. The site plan adequately protects residential uses from the potential
adverse effects of a non-residential use.
Findings: There are single family homes on both sides of the liquor
store. These homes and this commercial building have co-existed
since at least 1965. With the addition being located at the rear of the
existing building and a screening fence between both properties and
the store, this addition is not expected to have an adverse effect on
those residential properties.
3. The site plan is consistent with the use and character of surrounding
properties.
Findings: The property has been a commercial use since at least
1965. With the proposed addition located behind the existing
building, the character of this property facing 56th Avenue N. will not
change.
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. There is an
existing sidewalk along 56th Avenue N.
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 building addition at 5120 – 56th
Avenue N. 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 building addition improvements shall be constructed
according to the site plan in attachment F. Since the liquor store will
become a legal nonconforming use on January 1, 2025, the size of the
liquor store use is limited to 4,712 sq. ft. with this site plan approval.
2. Overhead utilities. If utility lines are installed, relocated or extended, the
lines shall be buried underground. New private utilities, such as Xcel
Energy, Center Point Energy, or Comcast shall be buried underground.
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 November 19, 2025 or submit a request for
City Council approval of a one-year extension by October 31, 2025.
5120 – 56th AVENUE NORTH – SITE PLAN APPLICATION
PAGE 5 OF 5
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 enlarged parking
lot and the landscaping plan.
2. Submit an amended exterior lighting plan meeting the city’s
footcandle requirements.
3. Provide a maintenance plan for city approval for the sump
manhole and vegetated stormwater swale which will be
recorded against the property.
c. Fence repair or replacement. Before the certificate of occupancy is
issued for the building addition, property owner shall repair or replace
the east and west side screening fence to a minimum height of 4.5
feet.
City Council action is anticipated on November 19, 2024.
Site Location and Public Hearing Notice Mailing Map
5120 – 56th Ave N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment A
Zoning Map
5120 – 56th Ave N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment B
Front of building
facing 56th Ave.
N. (Bass Lake
Road)
West side of
building
Attachment C
North side of property (location of proposed building addition)
October 15, 2024
NARRATIVE FOR AN EXPANSION OF KLEVER LIQUOR
5120 56th Avenue North (Bass Lake Road)
Crystal, MN 55429
Klever Liquor is a business in a building that was formerly a convenience store. Its site is under utilized
and an expansion of the building makes sense. It is properly zoned and is a good use, considering its
proximity to the south runway of the Crystal Airport, major traffic of Bass Lake Road, and adjacency to
the active VFW post.
Zoning District: This property is zoned C.
Existing Use of the building: Currently, Klever Liquor, a Mercantile business, occupies 100% of the
building.
Proposed Use of the property: The building addition will expand Klever Liquor and also create a new
tenant space for a Retail or Office tenant.
Residential neighbors: The building is adjacent to residential single family homes to the east, and the
building itself is a buffer from vehicular service, parking, and customers. There are no windows on the
east and north sides of the building. The single door on the east side is for emergency egress only. Site
lighting is shielded and complies with the city code.
Safe Pedestrian & Vehicular conditions: Walkways are provided along the building for safe and
convenient access by customers. Vehicular access and parking stalls are clearly visible from the site
entrance for navigating and a 24’ wide driveway is provided. A new light pole on the north end of the
parking lot will provide site lighting, along with building mounted light packs around the building.
Service vehicles unload on the side of the building in the off hours.
Use specific Standards: The project complies with Sec. 520 of the City Code for lot size, Setbacks,
Crystal height requirements, FAA height requirements, encroachments (none), and green space. The
project will not have blank walls, provides new exterior finish to existing concrete block walls, provides
new & compliant site lighting, retains the existing fencing, and will be landscaped. Trash containers
will be screened, as well as, roof top HVAC units (new parapets). Off-street parking stalls, including
accessible spaces are compliant with the City code. The site does not allow drive through circulation,
but backing of service vehicles is provided so they don’t back in to streets. 90 degree parking stalls
have 24’ access aisles. Engineered site design and drawings are provided..
633 Robert St So.
St Paul, MN 55107
(651) 329-6966
bmc55105@gmail.com
Attachment D
Klever Liquor
5120 56th Ave. (Bass Lake Road.)
October 15, 2024
Exterior materials: The current building is constructed with concrete block, has a precast concrete
roof, and a slab on grade floor. The storefront has a brick veneer and the painted CMU is on the other
three sides of the building. In an effort to enhance the character of the building and increase exposure
of the businesses, architectural elements are proposed, along with the addition to the building.
Parapets will be added allow for eyebrow roofs around the building. They will also help screen roof top
mechanical equipment. A marquee parapet on the front calls attention to the main entrance to the
Klever Liquor store. A sign may be placed on this higher parapet. LED strip lighting at the cornice will
be a touch of interest on the front of the building. Note: The building height is 23’-4” above the
finished grade.
Since the new tenant space is located at the rear of the property, a red gable/hip roof with a canopy
over the entry will provide visibility from passers-by on Bass Lake Road.
EIFS (stucco-like) will be applied over the brick veneer and over the concrete block on the west side of
the building. Arch recesses will be created for interest. For variety, the west tenant entry façade of
the new building addition will have painted wood frieze boards, trim, horizontal lap siding, vertical
siding, and EIFS of attractive and compatible colors. The red roofs spice up the neutral colored
building.
The existing windows on the front will be re-painted. New windows of the addition will have
aluminum framing /glazing. Entrance doors will also be aluminum with clear glazing. Service doors will
be hollow metal in hollow metal frames.
Utilities: A new 6” water line will be tapped from the existing water main on the south side of Bass
Lake Road. The existing sanitary sewer line condition is unknown and will be investigated during
construction. The new water and an additional sewer line will enter the building at the storage room
of the new addition. New sewer and water lines will be put in place for the tenant restroom on the
northeast corner of the building. The standpipe for the sprinkler system will be located in the storage
room. The Fire Department connection and Knock Box will be located on the exterior wall of the
storage room.
Mechanical: A new roof top HVAC unit will be placed on the south flat roof portion of the addition.
Exposed spiral ducts will be hung from the ceiling for air distribution to the existing and new interior
spaces.
Construction Codes: The building addition will be framed with wood and will have a Type VB
construction classification. A new automatic sprinkler system will be provided. The existing store will
be insulated so the finished building complies with the Mn Energy Code. The existing non-public
restroom will be remodeled to comply with the Mn Accessibility Code. The restroom for the new
tenant space will also be accessible. Accessible routes will be provided for Klever Liquor and the
tenant space. The building will comply with life safety requirements and the 2020 Mn State Building
Code.
Better Businesses: When the expansion of Klever Liquor is completed, it will be an asset to Crystal.
Planning Commission Meeting
November 12, 2024
Public Hearing
Site plan for building addition at 5120 –
56th Avenue N.
Application: 2024-06
Attachment E
Site Location and 500 foot mailing radius
Also published in
the Sun Post, on the
city website and to
all Crystal
neighborhoods on
Nextdoor.
2024 Aerial Photo
Klever Sanchez Miranda is proposing to construct a 4,125 sq. ft. addition
to his liquor store at 5120 – 56th Avenue N.
Zoning.
➢Commercial (C)
Existing Use.
➢ 2,433 sq. ft liquor store.
Adjacent Uses.
➢North. Crystal Airport
➢East. Single family homes, zoned R-1
➢West. Single family home, zoned R-1
➢South. Across 56th Ave., Twin Oak Park and single-family homes,
both zoned R-1
Proposed Floor Space Use.
➢2,279 sq. ft. of the addition will be an expansion of the liquor
store.
➢ 1,846 sq. ft will be leasable space for a future office/retail tenant.
Site Plan Review Request
Site Plan
Proposed Building Elevations
Exterior material is EFIS with lap siding as an accent
material
Front of
existing
store facing
56th Ave. N.
View from
the west
parking lot
Building Elevations
View from
East
View from
north (facing
airport)
Building setbacks and height.
▪Meets setback requirements of Commercial zoning district.
▪Building will be 18’ in height, with gable roof feature at 23’.
Parking.
▪Property will have 20 spaces.
Stormwater management/erosion control.
▪A vegetated swale and sump manhole will aid in stormwater mgmt.
▪For this vacant property, impervious surface will increase from 48% to
80% of the property.
▪Erosion control during construction includes silt fences, inlet
protection and rock construction entrance.
Landscaping.
▪The property currently has several trees.
▪1 new oak tree is to be planted along the west side; shrubs will be
installed along 56th Ave N.
Notable Site Elements
•Site plan complies with UDC requirements:
✓Findings: The proposed site plan meets UDC requirements
•Site plan adequately protects residential uses from adverse effects:
✓Findings: There is an existing screen fence on both sides of the
property facing residential uses.
•Site plan is consistent with character of surrounding area:
✓Findings: The proposed building addition continues the commercial
use in a way that is consistent with the use and character of
surrounding properties.
•Site plan provides safe conditions for pedestrians and motorists:
✓Findings: The circulation plan has been approved by city and fire
department staff; an existing sidewalk along 56th Ave. N. provides
pedestrian access.
Site Plan Criteria
.
❑ Hold the public hearing to receive comments.
❑Consider recommending approval of the site plan for Klever
Sanchez Miranda as recommended by staff.
Staff Recommendation
Planning Commission Action Requested
Approve the site plan for Klever Sanchez Miranda at 5120 – 56th
Ave. N with the conditions in the staff report.
Next Steps
City council action anticipated on November 19.
Prefinished Parapet Cap
Top of Parapet
13'-10" AFF
Top of Parapet
18'-0" AFG
Finished Ceiling
10'-0"
0'-0" Finished Floor
(slab on grade)
EIFS
Prefinished Standing Seam
Metal Eyebrow Roof
EIFS EIFS
EIFS
LED Strip Accent Light
EIFS
Paint Existing Windows
Recessed Arched
Accent Reliefs
51'-
4
"73'ColdBeerAdditional Sales Area
Klever Liquor
Ice ATM ColdBeerCold
Beer
Cold
Beer
Cold
Beer
RETAIL OR OFFICE
TENANT SPACE
1,845.5 sf rentable
Cold
Bee
r
STORAGE
Pallets
Pallets
Pallets
Pallets
WALK-IN
COOLER
STORAGE
POS Half High
Wall
OFFICE
MECH
Automatic
Sprinkler
System
Fire Dept
Connection
Fire Dept
Knock Box
VESTIBULE AdditionKlever Liquor
Pallets 5120 Bass Lake Road Crystal, MNSHEET:
SCALE:W. E. McCrum, Architect633 Robert Street So.St Paul, Mn 55107(651) 329-6966bmc55105@gmail.comREV No. DATE DESCRIPTIONKLEVER LIQUORI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly Licensed Architect under the laws of the State of Minnesota_______________________________________Date: 10/30/24 License No. 16926DATE:
A-1
AS SHOWN
10/30/24Project Name, OverviewContext MapExterior Elevation (Front-south)Floor Plan10/15/24 Issued for Site Plan Review5/32"=1'-0"
CONTEXT MAP
BASS LAK
E
R
O
A
D
PROJECT OVERVIEW:
This project involves the construction of a 4,124.5 sf
wood framed addition to an existing 2,433 sf CMU retail
store, for a total building footprint size of 6,557.5 sf. The
building will have a new automatic sprinkler system.
The occupants include Klever Liquor and a retail or
office tenant that is TBD.
BUILDING ADDITION TO THE
KLEVER LIQUOR STORE
5120 Bass Lake Road Crystal, MN
CRYSTAL
AIRPORT
VFW HALL
Klever Liqu
o
r 10/31/24 Respond to City CommentsFLOOR PLANFRONT ELEVATION VIEW
Attachment F
S8S8Cross Section 8
S9D-1S9D-1Cross Section 9E10E10Elevation 10
E12E12
Elevation 12
E13E13
Elevation 13E14E14Elevation 14 37'17'-11 7/8"18'51'-4"
24'73'Property LinesBuilding Setback
Van Parking
Outline ofRoof Above
Gross Lot Area: 22,206.5 sf
Existing Bldg Area: 2,433 sf
Add to Klever Liquor: 2,279 sf
Bldg Addition Area: 4,124.5 sf
Total Building Area: 6,557.5 sf
Tenant Area: 1,845.5 sf
Impervious Area: 17,709.5 sf (80%)
Pervious Area: 24%= 4,497 sf (20%)
Outline of Roof Overhang
Property Line
Remove Power
Pole & Coordinate
with Excel Energy
Fire Dept
Knock Box
Fire Dept
Connection Automatic
Sprinkler
System
SITE INFORMATION
BASS LAKE ROAD AdditionHip Roof onthis side
Gable Roof onthis side
EXISTING
PYLON SIGN
Trash
Compact
Existing Retail
2,433 sf
OFF STREET PARKING REQUIRED:
Retail: 4+1/500 sf (less 15% Storage)
6,557.5 sf gross x.85 = 5,573 sf
5,573/500+4 = 15 spaces
20 spaces provided
(including one accessible space & compact stall)
Building Addition
4,124.5 sf
6'-6"-6" Lap Siding
-6" Vertical Siding
-Steel Framed Doors
w/ Trim & Lap Siding
-8x8 Posts
-2x10 Top Cap
-2x8 Trim
-2x6 Framing
5120 Bass Lake Road Crystal, MNSHEET:
SCALE:W. E. McCrum, Architect633 Robert Street So.St Paul, Mn 55107(651) 329-6966bmc55105@gmail.comREV No. DATE DESCRIPTIONKLEVER LIQUORI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly Licensed Architect under the laws of the State of Minnesota_______________________________________Date: 10/30/24 License No. 16926DATE:
A-21"=10'
AS SHOWN
10/30/24 Architectural Site PlanARCHITECTURAL SITE PLAN 10/15/24 Issued for Site Plan ReviewTRASH ENCLOSURE
(Imagery)1/4"=1'-0"10/31/24 Respond to City Comments
Prefinished Standing SeamMetal Hip Roof
EIFS
Painted Wood Base Trim
Prefinished Standing Seam
Metal Canopy Roof
Painted Wood 8" Lap Siding
Painted Wood Trim
Prefinished Parapet Cap
Painted Wood 6" Vertical Siding
Prefinished Standing Seam
Metal Gable Roof
Prefinished Standing Seam
Metal Eyebrow Roof
Top of Gabel Roof
23'-4" Above Finished Floor
Prefinished Parapet Cap
Top of Parapet
13'-10" AFF
Top of Parapet
18'-0" AFG
Finished Ceiling
10'-0"
0'-0" Finished Floor
(slab on grade)
EIFS
Prefinished Standing Seam
Metal Eyebrow Roof
EIFS EIFS
EIFS
LED Strip Accent Light
EIFS
Paint Existing Windows
Recessed Arched
Accent Reliefs
Prefinished Parapet Cap
Prefinished Standing Seam Metal Roof
EIFS
Painted Wood Base Trim
Painted Wood Trim
Prefinished Standing Seam
Metal Hip Roof
Painted Wood 8" Lap Siding
Painted Wood 6" Vertical Siding
Top Marque Parapet
18'-0"
Top Parapet
13'-10"
Top Existing Roof
10'-8"
Top of Roof
23'-4" AFG
Top of Parapet (rear)
12'-9" AFG
EIFSPainted Wood Base Trim
Prefinished Standing Seam
Metal Canopy Roof
Prefinished Standing Seam
Metal Eyebrow Roof
Prefinished Standing Seam
Metal Gable Roof
Painted Wood 6" Vertical Siding
Painted Wood 8" Lap Siding
Painted Wood Trim
Prefinished Parapet Cap
Aluminum Storefront
Framing & Glazing
Prefinished Parapet Cap
Prefinished Standing Seam
Metal Eyebrow Roof
LED Strip Accent Light
HM Door & Frame,
Painted HM Door/ Frame,
Painted
EIFS Painted Wood
Base Trim
EIFSEIFS EIFS
Recessed Arched
Accent Reliefs
5120 Bass Lake Road Crystal, MNSHEET:
SCALE:W. E. McCrum, Architect633 Robert Street So.St Paul, Mn 55107(651) 329-6966bmc55105@gmail.comREV No. DATE DESCRIPTIONKLEVER LIQUORI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly Licensed Architect under the laws of the State of Minnesota_______________________________________Date: 10/30/24 License No. 16926DATE:
A-3
AS SHOWN
10/30/2410/15/24 Issued for Site Plan Review10/31/24 Respond to City Comments1/8"=1'-0"
EXTERIOR ELEVATION (West)
EXTERIOR ELEVATION (South)
1/8"=1'-0"
EXTERIOR ELEVATION (East)
(No Scale)
EXTERIOR ELEVATION (North)
1/8"=1'-0"
51'-4"73'Existing
RTU's
Existing
RTU
Parapet
Marque Parapet
Flat Roof
Parapet
Automatic
Sprinkler
System
Metal Standing Seam
Eyebrow Roofs and
Gable Roof
Outline of Existing Building
Parapets
New RTU
Area AdditionFlat Roof
Parapet
Parapet 5120 Bass Lake Road Crystal, MNSHEET:
SCALE:W. E. McCrum, Architect633 Robert Street So.St Paul, Mn 55107(651) 329-6966bmc55105@gmail.comREV No. DATE DESCRIPTIONKLEVER LIQUORI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly Licensed Architect under the laws of the State of Minnesota_______________________________________Date: 10/30/24 License No. 16926DATE:
A-4
AS SHOWN
10/30/2410/15/24 Issued for Site Plan ReviewROOF PLAN
1/8"=1'-0"Left Side Exterior Elevation (west)Rear Exterior Elevation (north)Right Side Exterior Elevation (east)Roof Plan10/31/24 Respond to City Comments
BASS LAK
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D KLEVER LIQUORSITE PLAN733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
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GRADtJG NOTES 1. 41..l FlNISHEO GR>.OES SHALL SLOPE l>.WAY FROM PROPOSED BUILDINGS 2. THEOOITTRACTDR SHOLL KEEP THEAO.IA.CENTRO<J)'/l',o:rSFREE OF0£8RIS.,.0 PREVENT THE OFF-SITE TR,\CKING or SOIL IN ACCORO,O,NCE WITH THE REOUIROaENTS or THE CITY ANO WATERSHED. ,_ r;;-:;; ;.��"s,��i,o�N[ CAI.I., .. , (800)252-ms. 48 HO\/RS ;>RIOR TO 4. AI.L lr.lPR<lVEMENTSTOCONFORM WITHTHE CONTROWNG GOVERtlMENT AGENCY CONSTRUC:TIONSTANDAADS SPECIFIC'ITJON.1.J,.TESTWITTON. S.ROCKCONSTRUCTION ENTl!ANCES SHALLBE PROVIDED AT.t,1..1.CONSTRUCTION ACCESS POINTS 6, REJER TO GEOTEC�NIC.',LREPORT ANOPROJECTw..llUAl, FOR SOI..COR�CTl()'j REQUIRO,,DITS ANOTESTINCREOUIR[M[NTS 7. STRIP TOPSOIL PRIOR TO A�CONSTl<IJCTl()N, REUSE STOCKPILE ON SITE. SfOCl(PILE PERIMETERS MUSTBE PROTECTID WITT-I SILTF"ENCE 8.PRIOR TO S1"'1TlNCCONS1RUCTION.THE C0N'1W,C'T()RSKALLBE RESPONSIBL.E TO -E SURE THAT M.l REQUIRED PERMITS ANO 1'PPROVALS HAVE BEEN OBT>INED. NO CONSTRUCTON ORf.o.EIRICATl'.lNS-.1..BEGINllNTILTHE CONTRACTOR H'IS RECE'-'EOAND TliOROUGHLYRE\'IEWEO>.Ll.PI.ANS/\NOOIBER 00CUMEM'SliPPROVEOBYALLOfTHE PERMITTltlC-'UTHO�T1£S. s. =�;w��/��cB:::N!ii1 o�R i��TE:ilp�o�5ST".:uz,NC :: t;;":!l�IM83"M E��lt!:_Eiiis��L B[ liPPI.IED OVER liPl'ROVEO SEEO
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[XISTINGUNDERGROUNDFIBER OPTIC EXISTINGUNDERGROUND TELEPI-JONE EXISTINC UNDERCROUNDCI\S TOP OF CURB ELEVATION BOTTOl,ICURB EL.EVATION TOP OF CURB ELEVATION Rli,1 ELE\/ATION ___ QP ___ DRAINAGE DMD[ FF£ FlNISH FLOOR [l.EVATION DIRECTIONOFOR/\INACE .. El,IERGENCYOVERFLOW ROIJTING � BIOLOG □
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ALLIANT
733 Marquette Ave Ste 700 Minneapolis, MN 55402 612.758.3080 W,JN
612.758.3099 FAlC www.alliant-inc.oom
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PROJECT TUM DATA
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BASS LAKE
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KLEVER LIQUOR - TRUCK MOVEMENT - IN
CRYSTAL, MN
BASS LAKE
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CRYSTAL, MN
1
CR205\30\986874.v1
Fifth Street Towers
150 South Fifth Street, Suite 700
Minneapolis, MN 55402
(612) 337-9300 telephone
(612) 337-9310 fax
kennedy-graven.com
Affirmative Action, Equal Opportunity Employer
To: City of Crystal Planning Commission
From: Rachel G. Tierney, Attorney at Law
KENNEDY & GRAVEN, CHARTERED
Date: November 12, 2024
Re: Cannabis-related changes to the Unified Development Code
On June 4, 2024, the City Council approved Ordinance # 2024-04, amending the UDC regarding cannabis
businesses, liquor sales, and tobacco sales. That ordinance was adopted in order to create a window of
time for the establishment of certain retail cannabis uses before the buffers would apply. The City also
needs to regulate other cannabis uses. Therefore, on October 22, 2024, the Planning Commission held a
work session to discuss additional cannabis-related amendments to the UDC.
During the October 22nd, meeting, the Planning Commission considered some changes to Ordinance
2024-04 to regulate the remaining cannabis uses. As part of that discussion, the Planning Commission
made certain recommendations which have been included in the UDC draft for consideration including:
1.Cannabis delivery businesses, which are businesses that provide delivery of cannabis products
from a retail location directly to a consumer, should be included in the definition of cannabis
retailer businesses.
2.Cannabis transporter businesses, which are businesses that transport cannabis products from one
commercial location to another and not directly to a consumer, should be included in the
definition of cannabis industrial businesses.
3.Cannabis and hemp businesses that were not included within the definition of cannabis or hemp
retailer businesses should all be grouped together as cannabis or hemp industrial businesses.
4.The buffers that apply to cannabis retailer businesses should apply to cannabis and hemp
industrial businesses.
5.Cannabis and hemp industrial uses should be conditional uses in the commercial and industrial
zones, and otherwise not permitted.
Following the Planning Commission meeting, City staff continued to refine the ordinance and made the
following additional changes:
1.Lower-potency hemp retailer businesses should be permitted uses in commercial, town center and
industrial zones, and otherwise not permitted, and buffers should apply.
2.Principal cannabis uses should be changed from permitted to conditional uses.
3.The city will not separately create a use for a cannabis microbusiness that has an on-site
consumption endorsement, because they will be treated the same as the retail portion of a
cannabis microbusiness.
The full ordinance, if approved by the Council, will take effect on January 11, 2025.
1
CR205\30\979461.v6
CITY OF CRYSTAL
ORDINANCE #2024-____
AN ORDINANCE AMENDING THE CRYSTAL UNIFIED DEVELOPMENT CODE
REGARDING CANNABIS BUSINESSES
The City of Crystal ordains:
ARTICLE I. Chapter V, Section 505 of the Crystal city code is hereby amended as follows and
renumbering the subdivisions as may be needed:
Subd. . Cannabinoid. “Cannabinoid” has the meaning given the term in Minnesota
Statutes, section 342.01, subdivision 10.
Subd. _. Cannabis business. “Cannabis business” has the meaning given the term in
Minnesota Statutes, section 342.01, subdivision 14.
Subd. ___. Cannabis Or Hemp Industrial Business. “Cannabis Or Hemp Industrial Business”
means a business with a one of the following issued by the Office of Cannabis Management: a
cannabis manufacturer license, a cannabis wholesaler license, a cannabis testing facility license,
a cannabis cultivator license, a medical cannabis manufacturer, a medical cannabis combination
business license, a medical cannabis cultivator license, the cultivation and manufacturing portion
of a cannabis mezzobusiness license, the cultivation and manufacturing portion of a cannabis
microbusiness license, a cannabis transporter license, a cannabis business license with a
transportation endorsement, a lower-potency hemp edible manufacturing license, a lower-
potency hemp cultivator license or any license with a manufacturing or testing endorsement.
Subd. _. Cannabis product. “Cannabis product” means any product containing a
cannabinoid, including a Lower-Potency Hemp Edible as defined by Minn. Stat. § 342.01, Subd.
50, that a registered cannabis business is authorized by its state-issued license to sell to the public
at retail.
Subd. _. Cannabis retailer business. “Cannabis retailer business” means a cannabis
business that is a cannabis retailer, the retail portion of a cannabis mezzobusiness with a retail
operations endorsement, or the retail portion of a cannabis microbusiness with a retail operations
endorsement, a cannabis delivery service license, a cannabis business license with a delivery
service endorsement, as those terms are defined in Minnesota Statutes, section 342.01 and
applicable Minnesota administrative rules.
Subd. ____.Hemp Business. “Hemp Business” has the meaning given the term in Minnesota
Statutes § 342.01, subd. 24.
Attachment A
2
CR205\30\979461.v6
Subd. _____. Lower-Potency Hemp Retailer Business. “Lower-Potency Hemp retailer
Business” means a hemp business with a lower-potency hemp edible retailer license issued by
the State of Minnesota Office of Cannabis Management that derives more than 50% of its gross
revenue from the sale of lower-potency hemp products.
Subd. . Off-sale liquor store. “Off-sale liquor store” means a retail business licensed to
sell liquor at off-sale and that derives more than 50% of its gross revenue from the sale of liquor.
Subd. ___. On-sale liquor establishment. “On-sale liquor establishment” means a
business holding a license under Crystal city code section 1200.05 for on-sale full liquor.
Subd. . Principal cannabis business. “Principal cannabis business” means a cannabis
retailer business or a lower-potency hemp retailer business that derives more than 50% of its
gross revenue from the sale of cannabis products.
Subd. . Tobacco products. “Tobacco products” means tobacco, tobacco-related
devices, and electronic delivery devices as those terms are defined in Minnesota Statutes, section
609.685, subdivision 1.
Subd. . Tobacco shop. “Tobacco shop” means a retail establishment licensed by the city
to sell tobacco and that derives more than 50% of its gross revenue from the sale of tobacco
products.
ARTICLE II. Permitted Principal Uses. Chapter V, Subsection 515.17, Table 3 of the Crystal
city code is hereby amended by adding additional uses as follows:
Use R-1 R-2 R-3 C TC I AP Use-Specific
Standards in
Section:
Lower-Potency Hemp
Retailer Business
- - - P P P - 515.19,
subdivision4(q)
Principal Cannabis
Business
- - - PC P- PC - 515.19,
subdivision 4(n)
Off-Sale Liquor Store - - - P P P - 1200 & 515.19,
subdivision 4(o)
Tobacco Shop - - - P P P - 1105 & 515.19,
subdivision 4(p)
Cannabis or Hemp
Industrial Business
C - C 515.19,
subdivision 4(n)
ARTICLE III. Use Specific Standards for Principal Uses. Chapter V, Subsection 515.19,
subdivision 4 of the Crystal city code is hereby amended as follows:
(n) Principal cannabis businesses. Principal cannabis businesses are subject to the following
standards:
3
CR205\30\979461.v6
(1) Shall comply with the standards imposed on retail establishments under Crystal city
code, subsection 515.19, subdivision 4(i).
(2) Shall not be located in any buffer zone identified in subdivision 4(i)(5) of this
subsection.
(3) Shall only be located in a zoning district in which the use is allowed, and then only upon
obtaining all licenses that may be required.
(4) It must be registered with the city in accordance with Minnesota Statutes, section 342.22
and the registration procedures established by the city.
(5) In accordance with Minnesota Statutes, section 342.13(i), no more than two cannabis
retailer businesses may be located within the city. If, however, Hennepin County has
one active registration for cannabis retailer businesses for every 12,500 residents in the
county, then no cannabis retailer businesses are allowed in the city and the city shall not
undertake process in Minnesota Statutes, section 342.22 to register any such business.
(o) Off-sale liquor stores. Off-sale liquor stores are subject to the following standards:
(1) Shall comply with the standards imposed on retail establishments under subdivision 4(i)
of this subsection.
(2) Shall not be located in any buffer zone identified in subdivision 4(i)(5) of this
subsection.
(p) Tobacco shops. Tobacco shops are subject to the following standards:
(1) Shall comply with the standards imposed on retail establishments under subdivision 4(i)
of this subsection.
(2) Shall not be located in any buffer zone identified in subdivision 4(i)(5) of this
subsection.
(q) Lower-potency hemp edible businesses. Lower-potency hemp edible businesses are
subject to the following standards:
(3) Shall comply with the standards imposed on retail establishments under Crystal city
code, subsection 515.19, subdivision 4(i).
(4) Shall not be located in any buffer zone identified in subdivision 4(i)(5) of this
subsection.
(5) Shall only be located in a zoning district in which the use is allowed, and then only upon
obtaining all licenses that may be required.
4
CR205\30\979461.v6
(6) It must be registered with the city in accordance with Minnesota Statutes, section 342.22
and the registration procedures established by the city.
ARTICLE IV. Chapter IV Use Specific Standards for Principal Uses. Chapter V, Subsection
515.19, Subdivision 5, of the Crystal city code is hereby amended as follows:
Subdivision 5 “Industrial, manufacturing, research and wholesale use category”
(a) Bulk storage of liquids. If the storage is within 300 feet of properties used for residential
purposes, such storage shall not exceed 25,000 gallons.
(b) Cannabis or hemp industrial business:
(1) Odor Mitigation Plan. Business must submit an odor mitigation plan that outlines
all odor emitting aspects of the business and mitigations to be implemented to
ensuring odor is not readily detectable beyond the boundaries of the immediate
site upon establishment of the business and for the full duration of the business.
ARTICLE V. Incorporate. City staff is authorized and directed to update the table of contents
and to make such other changes as are necessary to incorporate the amendments adopted by this
Ordinance into the Crystal city code.
ARTICLE VI. Effective Date. This ordinance is effective on January 11, 2025.
BY THE CITY COUNCIL
Jim Adams, Mayor
ATTEST:
Christina Serres, City Clerk
Double underlined material is being added and stricken material is being deleted.
First Reading: ____________, 2024
Second Reading: __________, 2024
Council Adoption:_________, 2024
Publication:
Effective Date: