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2025.09.08 - 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, September 8, 2025 7 p.m. Crystal City Hall and Zoom Video Conference Zoom call information: go.crystalmn.gov/Sept08 (meeting ID is 872 7680 9908 and password is 414141) or call-in toll free at 888-475-4499 1. Call to Order 2. Approval of Minutes* a. Monday, May 12, 2025 meeting minutes 3. Public Hearing* a. Application from Early Steps Learning Foundation to amend an existing Conditional Use Permit for the expansion of the child day care center at 6122 – 42nd Avenue North (Application Number 2025-05) 4. Old Business - None 5. New Business - None 6. General Information a. City Council actions on previous Planning Commission items: 1. Rezoning to TC-PD for the construction of an apartment building at 6000 – 56th Ave. N. 2. Amend the UDC to add requirements for a Neighborhood Commercial district. 3. Miscellaneous UDC amendments. b. Development and construction update c. Update from Council liaison d. Staff preview of likely agenda items for Monday, October 13, 2025 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, September 8, 2025 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) Vacant  Commissioner (Ward 1) Heigel  Commissioner (Ward 3) Sumnicht  Commissioner (Ward 4) Johnson [Chair]  Commissioner (Ward 2) Strand  Commissioner (Ward 3) Buck [Sec. Vice Chair]  Commissioner (At- Large) Scholz 2. APPROVAL OF MINUTES * Moved by _______________ and seconded by _______________ to approve the minutes of the May 12, 2025 regular meeting with the following exceptions: Motion carried. 3. PUBLIC HEARING* a. Application from Early Steps Learning Foundation to amend an existing Conditional Use Permit for the expansion of the child day care center at 6122 – 42nd Avenue North (Application Number 2025-05) Staff presented the following: The following were heard: Page 2 of 2 Planning Commission discussion: Moved by _______________ and seconded by _____________ to recommend ______ to the City Council of the conditional use permit amendment request. Motion carried. 4. OLD BUSINESS - None 5. NEW BUSINESS – None 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: 1. Rezoning to TC-PD for the construction of an apartment building at 6000 – 56th Ave. N. 2. Amend the UDC to add requirements for a Neighborhood Commercial district. 3. Miscellaneous UDC amendments. b. Development and construction update c. Update from Council Liaison d. Staff preview of likely agenda items for Monday, October 13, 2025 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 – May 12, 2025 CRYSTAL PLANNING COMMISSION MINUTES Monday, May 12, 2025 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 X Commissioner (Ward 1) Heigel X Commissioner (Ward 3) Sumnicht X Commissioner (Ward 4) Johnson [Chair] X Commissioner (Ward 2) Strand (arrived 7:02) X Commissioner (Ward 3) Buck [Sec. Vice Chair] X Commissioner (At-Large) Scholz Other attendees: City planner Dan Olson, Community Development Director John Sutter, City Council liaison Forest Eidbo, Eric Wright (in-person), Harrison LaHaie (Zoom) Wade Goodenberger (Zoom), all three representing Woda Cooper Development, and other interested persons. 2. APPROVAL OF MINUTES Moved by Heigel and seconded by Selton to approve the minutes of the April 14, 2025 regular meeting. Ayes: All. Nays: None. Motion carried. 3. PUBLIC HEARINGS a. Rezoning to Town Center – Planned Development (TC-PD) for the construction of an apartment building at 6000 – 56th Avenue North (Application Number 2025-02) Planner Olson presented a summary of the staff report and stated he is recommending approval of the rezoning application. Commission member Sears asked how far the curb is from the property line along Lakeland Ave. N. Mr. Sutter said approximately 15’. Sears also asked how the underground stormwater tank will be maintained. Planner Olson said a maintenance agreement would be signed between the city and the applicant. Unapproved Planning Commission Minutes – May 12, 2025 Chair Johnson asked if the applicant thought about straightening out the drive entrance off of Adair. Mr. Eric Wright said it was designed that way to help out with transition from Adair to Lakeland Ave. N. Commission member Sears suggested that the Adair entrance should be 20’ wide to accommodate the fire truck. Planner Olson said that having the building being sprinklered makes the fire truck access less of an issue for the fire department. Commission member Strand wondered if the bushes will stop someone from jumping the parking lot curb. Planner Olson said there are trees and shrubs along that north property line. Commission member Heigel asked if the applicant could provide more parking spaces. Mr. Wright said the site is pretty tight and it would be very difficult to provide more parking. The development would provide five or so visitor parking spaces. Commission member Sumnicht asked if the logo on the front of the building will be lit. Mr. Goodenberger said that’s not part of the proposed plans, and the logo may not even be installed. Sumnicht also asked if there are zoning regulations for rooftop patios. Mr. Olson said there are no specific requirements. Commission member Sears asked if the exterior lighting would be bright. Mr. Sutter said the exterior lighting will mimic what’s in Becker Park. Sears also suggested that swamp white oaks be separated from the stormwater drainfield so that roots do not grow into that drainfield. Chair Johnson opened the public hearing. Seeing no one who wished to speak, Chair Johnson closed the hearing. Commission member Sears asked what the criteria are for new residents. Mr. Wright said the building is income-restricted and residents cannot earn above a certain level. Commission member Strand if a property manager will live on-site. Mr. Wright said the manager will be on- site only during the day. Mr. Wright went into more detail about how the project is funded. Mr. Goodenberger said the building will contain a lot of energy efficient features. Mr. Sumnicht asked why Woda Cooper provides additional laundry facilities when there are washers and dryers in each unit. Mr. Wright said that washer and dryer hookups are provided in each unit, but a resident may choose not to buy those appliances. Moved by Johnson and seconded by Sumnicht to recommend approval to the City Council of the rezoning application with the conditions in the staff report. Ayes: All. Nays: None. Motion Passed. b. Amend the Unified Development Code to add requirements for a Neighborhood Commercial district (Application Number 2025-03) Planner Olson presented a summary of the staff report and stated he is recommending approval of Neighborhood Commercial district amendments. Mr. Olson said that City Council Unapproved Planning Commission Minutes – May 12, 2025 expressed a desire at a recent work session to have some of the properties at 60th and Lakeland in the NC district. Commission member Sears asked if the City of Robbinsdale had been notified of the rezonings along 42nd Ave. N. Planner Olson said no, but that he would notify them this week. Commission member Sumnicht said the Public Works building doesn’t seem appropriate to have in the NC district. Mr. Sutter said the property is zoned Commercial and guided for Commercial and if the property is redeveloped in the future, it makes sense to have that property with the same zoning as other commercial properties on West Broadway. Commission member Scholz said the Commission should consider including the properties at 60th and Lakeland in the NC district. Mr. Sutter said it would seem appropriate to have all of those properties in the NC district, not just some. Chair Johnson opened the public hearing. Seeing no one who wished to speak, Chair Johnson closed the hearing. Moved by Strand and seconded by Sears to recommend approval to the City Council of the Neighborhood Commercial district amendments, with the condition that the four properties (five parcels) at 60th and Lakeland Ave N. be added to the new district. Ayes: All. Nays: None. Motion Passed. c. Miscellaneous amendments to the Unified Development Code (Application Number 2025-04) Planner Olson presented a summary of the staff report and stated he is recommending approval of the miscellaneous UDC amendments. Planner Olson also provided the City Council discussion on the four policy issues that occurred at a recent Work Session. Commission member Strand isn’t in favor of the density that would come with reducing lot requirements for two-family dwellings. All other commission members agreed except Sumnicht, who was in favor of reducing lot area. Commission members discussed the pros and cons of not restricting future vehicle fuel stations in the TC-PD district. Commission members discussed the history of parking space surpluses for various businesses in Crystal. Commission Buck also said that parking lots provide snow storage. Commission member Sumnicht said he doesn’t think reducing a lot of parking minimums would have much of an effect on the town center area as it exists today. Commission members discussed the pros and cons of eliminating the requirement for a garage for single and two family dwellings. Commission member Sears said if that requirement was deleted, the city might want to require house site plans to show where a future garage could be located. It was suggested removing this proposed amendment from consideration until further research could be completed by staff. Unapproved Planning Commission Minutes – May 12, 2025 Commission members asked about ADU sizes for attached single-family, two-family and the NC district. Chair Johnson opened the public hearing. A Crystal resident said he supports leaving the lot width and area unchanged for two-family dwellings, doesn’t support new ADUs in new housing types, and isn’t in favor of deleting the requirement for a garage space for one and two-family dwellings. Seeing no one else who wished to speak, Chair Johnson closed the hearing. The following motions were acted upon regarding the four policy issues identified in the staff report. 1. Reduce minimum lot width and area for two-family dwellings Moved by Sumnicht and seconded by Johnson to recommend that the City Council leave the minimum lot width at 80’, but reduce the minimum lot area to 9,000 sq. ft. Ayes: Johnson, Sumnicht, Buck and Selton. Nays: Scholz, Strand, Heigel and Sears. Motion failed. Moved by Sears and seconded by Strand to recommend that the City Council leave the minimum lot width at 80’ and minimum lot area at 10,000 sq. ft. Ayes: Scholz, Strand, Heigel and Sears. Nays: Johnson, Sumnicht, Buck and Selton. Motion failed. Since both motions failed, the ordinance is unchanged for this policy issue. 2. Restrict auto-dependent uses in the TC-PD district. Moved by Sears and seconded by Heigel to recommend that the City Council adopt the proposed restrictions on auto-dependent uses but not prohibit vehicle fuel stations from the TC-PD district. Ayes: Johnson, Heigel, Buck, Sears and Strand. Nays: Selton, Scholz, and Sumnicht. Motion passed. 3. Modify parking requirements. Moved by Sumnicht and seconded by Strand to recommend that the City Council amend the minimum parking space requirement for restaurants to 4 spaces plus one space per 250 sq. ft. of gross floor area. Ayes: All. Nays: None Motion passed. Unapproved Planning Commission Minutes – May 12, 2025 Moved by Sears and seconded by Buck to recommend that the City Council keep the covered parking (garage) requirement for one and two-family dwellings. Ayes: All. Nays: None Motion passed. 4. Allow ADUs for additional housing types and NC. Moved by Scholz and seconded by Selton to recommend that the City Council ADUs continue to be allowed only in detached single-family dwellings. Ayes: Johnson, Strand, Selton, Buck, Heigel, Sears, Scholz. Nays: Sumnicht Motion passed. Moved by Sumnicht and seconded by Johnson to recommend that the City Council also allow ADUs in the proposed Neighborhood Commercial district (NC). Ayes: Sumnicht, Johnson Nays: Strand, Selton, Buck, Heigel, Sears, Scholz. Motion failed. Moved by Scholz and seconded by Selton to recommend that the City Council adopt the clarifications and corrections of the UDC amendments as outlined in the staff report. Ayes: All Nays: None Motion passed. 4. OLD BUSINESS – None 5. NEW BUSINESS - None 6. GENERAL INFORMATION • City Council actions on previous Planning Commission items: None. • Development and construction update: Mr. Sutter said that the developer for the proposed apartment building for the former Wells Fargo bank site at 7000 – 56th Ave. N. has decided not to pursue the development. • Update from Council Liaison: Council liaison Eidbo said that the City Council met with a consultant last Saturday as part of their strategic planning efforts. The Council also acted on a new ordinance to allow trees in the right-of-way and is in the process of moving the city’s GIS capabilities in-house. The city will also be completing a tree inventory later this year. Unapproved Planning Commission Minutes – May 12, 2025 • Staff preview of likely agenda items for Monday, June 9, 2025 meeting. Planner Olson said that the application deadline is not until tomorrow, but that he is not expecting any applications. 7. OPEN FORUM 8. ADJOURNMENT Moved by Sears and seconded by Buck to adjourn. Ayes: All. Nays: None Motion carried. The meeting adjourned at 10:00 p.m. 6122 – 42ND AVENUE NORTH – APPLICATION TO AMEND A CONDITIONAL USE PERMIT PAGE 1 OF 6 __________________________________________________________________________ FROM: Dan Olson, City Planner __________________________________________________________________________ TO: Planning Commission (for September 8 Meeting) DATE: September 2, 2025 RE: PUBLIC HEARING – Application from Early Steps Learning Foundation to amend an existing Conditional Use Permit for the expansion of the child day care center at 6122 – 42ND Avenue North (Application Number 2025-05) A. BACKGROUND Early Steps Learning Foundation has applied for an amendment to an approved conditional use permit (CUP) to expand a child day care center at 6122 – 42nd Avenue North (Brunswick United Methodist Church). The applicant leases space from the church for the day care. The property is zoned Low Density Residential (R-1) and child day care is a conditional use within that district. Notice of the September 8 public hearing was published in the Sun Post on August 28, mailed to owners, renters and business tenants within 500 feet (see attachment A), and posted to all neighborhoods on Nextdoor. Two sign were also posted on the property and a hearing notice was sent to the City of Robbinsdale since many of the property owners in the notice area are located in Robbinsdale. Attachments: A. Site location and public hearing mailing notice map B. Zoning map C. 2016 CUP approval resolution D. Photos of existing property E. Project narrative F. Site and floor plans (2 sheets) G. Powerpoint PLANNING COMMISSION STAFF REPORT Conditional Use Permit Amendment for 6122 – 42nd Avenue North 6122 – 42ND AVENUE NORTH – APPLICATION TO AMEND A CONDITIONAL USE PERMIT PAGE 2 OF 6 2024 Aerial Photo: B. PROPOSED CONDITIONAL USE AMENDMENT Existing Use The existing approximately 28,000 sq. ft. church building was constructed in 1951 on the 112,677 sq. ft. (2.6 acre) property. In 2016 the applicant received City Council approval of a CUP for a child day care in the church and the approval resolution limited the number of children to 6122 – 42ND AVENUE NORTH – APPLICATION TO AMEND A CONDITIONAL USE PERMIT PAGE 3 OF 6 55 (attachment C). In 2016 the applicant proposed to lease 1,850 sq. ft. of church space for the day care. Adjacent uses The following are the existing land uses and zoning districts surrounding this property: • North. Single-family homes zoned R-1. • East. Single-family homes zoned R-1, commercial businesses facing 42nd Avenue N, zoned Neighborhood Commercial (NC). • West. Across Brunswick Ave. N., AlmstedEarl’s grocery store zoned NC. • South. Across 42nd Avenue N, commercial businesses zoned NC. Proposed use The applicant now leases 3,500 sq. ft. of space in the lower level of the church but has kept the maximum number of children to 55. Now the applicant is proposing to increase the number of children to 72, while not expanding the amount of leased space. The applicant is not proposing to enlarge the building, parking lot, or outdoor play area. The following is further information about the expanded day care. • Total number children. If the CUP amendment is approved, the day care will increase immediately to 64 children, with a maximum of 72 children. The children range in age from 16 months to 12 years. • Floor plan. The floor plan (attachment F) shows five classrooms and an administrative office. • Number of staff: 9. • Day care hours: Monday-Friday, 6 AM – 6 PM. • Church hours and staff: 10 AM – 3, PM, plus Sunday services with three staff persons. Therefore the day care and church will have few overlapping operating hours during their busiest times. In 2016 the applicant indicated that the number of children would be approximately 40, with a maximum of 55 children, so the CUP approval limited the number of children to 55. If this CUP amendment is approved, the applicant may return to request another CUP amendment to increase the number of children beyond 72. However the applicant has indicated that this would require the church to be willing to lease additional space beyond the lower level of the church. Parking – There is not a specific requirement in the Unified Development Code (UDC) for a minimum number of parking spaces for a child day care facility. In 1983 the City Council approved a variance to reduce the required number of parking spaces for the church from 200 6122 – 42ND AVENUE NORTH – APPLICATION TO AMEND A CONDITIONAL USE PERMIT PAGE 4 OF 6 spaces to 74. A recent count of the parking spaces on the property found that there are 77 spaces in the north parking lot (the same number as in 2016). Therefore the parking requirement is met and the applicant is not proposing to construct additional parking. Since the day care and the church will be operating mostly on different schedules, the existing number of parking spaces is adequate. • Child pick up and drop off – Early Steps will continue to have children dropped off and picked up at the building entrance on the north side of the building where the parking lot is located. Child drop off will occur between 6:00 and 10:00 AM, and pick up will occur between 5:00 and 6:00 PM. Recommended Findings The following are the relevant criteria for approval of a conditional use permit in city code section 510.19: (a) The proposed use has been approved as a conditional use in the zoning district for which it is proposed. Findings: Child day care is a conditional use in the Low Density Residential (R-1) zoning district. (b) The conditional use will be in accordance with the general objectives, or with any specific objective, of the city’s comprehensive plan and the unified development code (UDC). Findings: The property is guided as Institutional on the 2040 Planned Land Use Map, which is described as including churches, schools, cemeteries, and publicly-owned properties. The existing child day care use is in conformance to this designation. (c) The conditional use will be designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area. Findings: Since the applicant will not increase the size of the building footprint or the outdoor play area for this day care use, the existing character of the area will not change. (d) Impacts such as noise, hours of activity, and exterior lighting have been sufficiently addressed to mitigate negative impacts on nearby uses. Findings: The proposed expansion is not expected to generate unusual noise impacts. Hours of operation will be similar to other commercial uses in the area. No new exterior lighting is proposed. The size of the outdoor child play area will not increase. (e) Parking is adequately provided for the proposed conditional use. Findings: As described in section B, above, there are 77 parking spaces for use by the church and the day care. 6122 – 42ND AVENUE NORTH – APPLICATION TO AMEND A CONDITIONAL USE PERMIT PAGE 5 OF 6 (f) In the approval of a conditional use permit, the City Council may impose such conditions as it determines is necessary to make the use compatible with other uses allowed in the same district zone or vicinity. Findings: The proposed conditions of approval for the CUP amendment are found in section C of this staff report. Use specific standards The following is the relevant use specific standard in city code section 515.19, Subd. 7 for approval of a child day care, followed by staff’s findings of the standard. a) The facility is served by arterial, collector, or municipal state aid streets and such pedestrian facilities as are necessary to accommodate the traffic generated by the facility. Findings: In the 2040 Comprehensive Plan 42nd Avenue N. (County Road 9) is identified as a minor arterial street. There is an existing sidewalk along 42nd Avenue North. There are also private sidewalks on the church property providing access to the building. C. REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the CUP amendment to allow Earl Steps Learning Foundation to increase the number of children for the day care from 55 to 72 at 6122 – 42nd Avenue North. The Commission may reference the findings in Section B, above. Staff recommends approval of the conditional use permit amendment, subject to the following conditions of approval: 1. Number of children. With this CUP amendment approval, First Steps Learning Foundation is limited to 72 children. If additional children are desired, First Steps shall apply to the City for a CUP amendment. 2. Child pick-up and drop-off. Pick up and drop off of children will continue to occur only at the north side building entrance. 3. Compliance. This conditional use permit is subject to the applicable requirements of the city code, and the applicant is required to comply with all applicable federal, state, and local laws, rules, regulations, and ordinances, and is required to obtain such other permits and permissions as may be required. 4. No Waiver. Failure by the City to take action with respect to any violation of any condition, covenant or term of this conditional use permit shall not be deemed to be a waiver of such 6122 – 42ND AVENUE NORTH – APPLICATION TO AMEND A CONDITIONAL USE PERMIT PAGE 6 OF 6 condition, covenant, or term or any subsequent violation of the same or any other condition, covenant, or term. 5. Revocation. The violation of any terms or conditions of this conditional use permit including, but not limited to, any applicable federal, state, or local laws, rules, regulations, and ordinances, may result in revocation of the conditional use permit. The applicant shall be given written notice of any violation and reasonable time, as determined by the City, to cure the violation before a revocation of the permit will occur. 6. Binding Effect. This conditional use permit, and the conditions placed on it, are binding on the applicant, their successors and assigns, shall run with the property, and shall not in any way be affected by the subsequent sale, lease, or other change from current ownership, until the conditional use permit is terminated or revoked as provided herein. The obligations of the applicant under this conditional use permit shall also be the obligations of the current and any subsequent owners of the property. 7. Acceptance of Conditions. Utilization of the property for any of the uses allowed by this conditional use permit shall automatically be deemed acceptance of, and agreement to, the terms and conditions of this conditional use permit without qualification, reservation, or exception. City Council action is anticipated on September 16, 2025. Site Location and Public Hearing Notice Mailing Map 6122 – 42nd Ave N 4141 Douglas Dr. N. Crystal MN 55422 Attachment A Zoning Map 6122 – 42nd Ave N 4141 Douglas Dr. N. Crystal MN 55422 Attachment B Attachment C North side of church where child pick-up and drop-off occurs North side outdoor play area for child care center Attachment D Attachment E Attachment F 328 SF625 SF216 SF399 SF456 SF798 SF699 SF Planning Commission Meeting September 8, 2025 Public Hearing Conditional Use Permit Amendment for a child day care at 6122 – 42nd Avenue N Application Number: 2025-05 Attachment G General Information: •Early Steps Learning Foundation is requesting to amend its conditional use permit (CUP) to increase the number of children at 6122 – 42nd Avenue N (Brunswick United Methodist Church). Adjacent Uses: •North: Single-family homes, zoned R-1 •East: Single-family homes zoned R-1; commercial businesses along 42nd Ave N zoned Neighborhood Commercial (NC) •West: Across Brunswick Ave, Almsted’s zoned NC •South: Across 42nd Ave commercial businesses zoned NC. Child Day Care Request Site Location and 500 foot mailing radius Also published in the Sun Post, on the city website, posted on the property and to all neighborhoods on Nextdoor 2024 Aerial Photo North Parking Lot – Child Pick-Up & Drop-Off Area Lower Level Floor Plan for Day Care ➢Early Steps is only proposing to increase the number of children and is not proposing to increase the building footprint or the size of the outdoor play area. ➢The day care will have a maximum of 72 children. ➢Staff will consist of 9 employees. ➢Hours of operation will be from 6:00 am to 6:00 pm, M-F. ➢Children will be picked up and dropped off in the north parking lot. ➢Hours of operation will not conflict with church hours of operation. Child day Care Description •Child day care is allowed as a conditional use in the R-1 district. •Meets objectives of the Comp Plan: The property is guided as Institutional, which includes churches and schools. The existing child day care use is in conformance to this designation. •Compatible with adjacent uses: Since the existing day care will not increase the size of the building footprint or the outdoor play area, the character of the area will not change. Hours of operation will be similar to other commercial uses in the area. •Parking is adequate: The north side of the property has 77 parking spaces. Since 2016 this number of spaces has proven adequate for the church and day care use, and the day care is only expanding by 17 children. •Conditions may be imposed: Staff proposes 7 conditions for approval (standard CUP conditions) Recommended Findings •Staff recommends approval of the CUP Amendment with the conditions in the staff report. Planning Commission Action