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2012.05.14 PC Meeting PacketPage 1 of 2 CRYSTAL PLANNING COMMISSION AGENDA May 14, 2012 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1144 or email corinne.elfeltna.crystalmn.gov if unable to attend * Items for which supporting materials are included in the meeting packet ** Revised Zoning Ordinance was adopted April 3, 2012 and published April 12, 2012 with an effective date of May 12, 2012 *** Mailed on April 5, 2012 in lieu of cancelled April meeting A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present: ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Secretary] Whitenack [Chair] ***vacant*** ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 3) ❑ Commissioner (Ward 4) Heigel VonRueden Johnson ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 3) ❑ Commissioner (At -Large) Erickson Buck [Vice Chair] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the March 12, 2012 regular meeting with the following exceptions: Motion carried. C. PUBLIC HEARINGS 1. Consider Application 2012-2 for a Conditional Use Permit for RiverTree School at 3733 Vera Cruz Avenue North (currently Bethany Russian Baptist Church) * Staff presented the following: GAPLANNING\Planning Commission\2012\05.14\agenda detailed.doc rage /- of z The following were heard: Planning Commission discussion: Moved by and seconded by to (recommend to the City Council to approve) (recommend to the City Council to deny) (continue until the discussion of) Application 2012-02 for a Conditional Use Permit for RiverTree School at 3733 Vera Cruz Avenue North, subject to (findings of fact and conditions of approval in the staff report). Motion carried. D. GENERAL INFORMATION 1. City Council actions on Planning Commission items ** 2. Quarterly Development Status Report *** 3. Staff preview of likely agenda items for June 11, 2012 meeting E. OPEN FORUM F. ADJOURNMENT Moved by and seconded by to adjourn. Motion carried. The meeting adjourned at p.m. GAPLANNING\Planning Commission\2012\05.14\agenda detailed.doc I.1 IN unapproveu minutes of uie iviamn i/-, LuiI riacuiiug winIII IM1en rvIUMIlIg rage I vi CRYSTAL PLANNING COMMISSION MINUTES March 12, 2012 at 7:00 p.m. Council Chambers, Crystal City Hall CALL TO ORDER The regular meeting of the Crystal Planning Commission convened ,; :00 with the followinq members present: X Commissioner (Ward 1) X Commissioner (Ward 2) mis er (W d 4) Sears [Secretary] Whitenack [Chair] 2.vacakt*** X Commissioner (Ward 1) X Commissioner (Ward 34 X sia e and 4) Heigel VonRueden Jloh° X Commissioner (Ward 2) X Commissioner (W FI3) N Comv' n er (At -Large) Erickson Buck [Vice Chair] S rand Also present were Council Liaison John Sutter and Corinne Elfelt. Moved by Commissioner Bu minutes of the February 13,E missioner Sears to approve the ng with no exceptions. Motion carried unanimously. Ordinance (City Code Section 515) er, ohn Futter, presented the staff report. In addition, Mr. Sutter Iditi � 1 change to page 84. Buildings in excess of 3 stories or 40 o anged to 50 feet to be consistent with the change already q age 86. This allows for 3 story buildings to have a pitched roof and asonable height guidelines. was present for the Public Hearing. Hearing no further discussion from the Planning Commissioners, Chair Whitenack asked for a motion. Moved by Commissioner Buck and seconded by Commissioner Sears to recommend to the City Council to approve Application 2012-01 for revisions to the Zoning Ordinance (City Code Section 515) including a change to page 84 item k) to be consistent with the change already shown on page 86. Motion carried unanimously. GAPLANNING\Planning Commission\2012\03.12\minutes.doe I E. F. unapproved m1nULes of Lne 1V1arG11 16, 6V 1G JrJUIH1111g 1. V111111IJ51V111vrccUllg rago z. yr GENERAL INFORMATION 1. Staff preview of likely agenda items for April 9, 2012 meeting There is nothing at this time. The deadline for submission is March 16, 2012. OPEN FORUM • Planner Sutter updated the Commission on the EDA's proposed = ase of the Cavanagh School property, Milton's restaurant, the unfinishe ice ing at 5618 56 " Ave and airport non -aeronautical development. ADJOURNMENT Moved by Commissioner VonRueden and seconded by C"ii ner Er loon to adjourn. The meeting adjourned at 7:20 p.m on carried unanimously. GAPLANNING\Planning Commission\2012\03.12\minutes.doc M E M O R A N D U M DATE: May 9, 2012 TO: Planning Commission (May 14, 2012 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing (Application 2012-02): Consider a Conditional Use Permit for RiverTree School at 3733 Vera Cruz Avenue North (currently Bethany Russian Baptist Church) A. BACKGROUND The subject property is comprised of two parcels: • 3733 Vera Cruz Avenue North containing the building and most of the parking lot • 3708 Welcome Avenue North containing the south end of the parking lot Existing improvements include a church building and an associated parking lot. The current owner -occupant, Bethany Russian Baptist Church ("Bethany"), is selling the property to a new owner -occupant, RiverTree School. RiverTree would be a private K- 12 school with an ultimate size of no more than 16 students per grade (208 total). Bethany is building a new church at 2601 Brookdale Drive North in Brooklyn Park and in the interim would lease -back the property during non -school hours. After Bethany's lease expires in January 2013, RiverTree would lease the church sanctuary and related parts of the building during non -school hours to a yet -to -be -determined church (not the current owner -occupant). The property is zoned R-1 Low Density Residential. Schools and churches are conditional uses in R-1 and RiverTree and Bethany have applied for a Conditional Use Permit to change the principal use of the property to a school. Notice of the Planning Commission's May 14, 2012 public hearing was mailed to property owners within 350 feet of the subject property and published in the Sun Post on May 3, 2012. No comments have since been received. The following Exhibits are attached: A. 2009 aerial photo B. Narrative submitted by the applicant C. Survey D. Site Plan E. Building Plan 3733 VERA CRUZ — CUP (RiverTree School) PAGE 1 OF 4 B. STAFF COMMENTS A conditional use permit may be granted for the proposed use provided that the following requirements are met (515.33 Subd. 4b): 1) Side setbacks shall be double that required for the district. The existing building is set back 13.5 feet from the side lot line, more than double the 5 foot minimum in the R-1 district. 2) 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. The parking lot is accessed from Welcome and 38th Avenues. Welcome and 38th west of Welcome are both municipal state aid streets. The street network is adequate to accommodate the proposed school and subordinate, leased church use, provided that there is no concurrent use of the site by both the school and the church, and parking does not spill over onto adjacent public streets or private property. 3) The City Council determines that all applicable requirements of Subsection 515.05, Subdivision 3 a) and Section 520 are considered and satisfactorily met. a) 515.05 Subd. 3 a): In addition to specific standards or criteria included in the applicable district regulations, the following criteria shall be applied in determining whether to approve a conditional use permit request: 1) The consistency of the proposed use with the comprehensive plan. 2) The characteristics of the subject property as they relate to the proposed use. 3) The impact of the proposed use on the surrounding area. The city council may impose transferability limitations, renewal requirements, hours of operation limitations or other operational restrictions as a condition of approval of any conditional use permit if determined by the council to be necessary to address anticipated impacts of the proposed use. The proposed use is consistent with the Public/Institutional (Low Density Residential) guidance in the Comprehensive Plan. The proposed principal use (K-12 school) and non - concurrent church use fit within the Public/Institutional 3733 VERA CRUZ — CUP (RiverTree School) PAGE 2OF4 category. If the site were subsequently redeveloped, it would have to be Low Density Residential (max. 5 units/acre). The proposed use described in the submitted narrative and site/building plans would not create significant negative impacts on the surrounding area, provided that the proposed use is accommodated on the subject property, does not spill onto adjacent public streets or private property, and operates in compliance with city code and the CUP approval conditions approved by the City Council. b) Section 520 (Site Plan Review) Does not apply in this case because the site improvements are already in place. C. REQUESTED ACTION Staff recommends approval of the requested conditional use permit for RiverTree School, including non -concurrent interim use by Bethany Russian Baptist Church through January 2013, and subsequent non -concurrent use by a to -be -determined church which would lease space from RiverTree School. The recommended findings of fact are in bold text in Section B of this report. In light of these findings, the recommended conditions of approval are as follows: RiverTree School may lease the church sanctuary and other parts of the building to a church as a secondary, non -concurrent use. Simultaneous use of the subject property for the school and a church is not proposed by the applicant and is not allowed under this CUP due to limited off-street parking. 2. Special events and gatherings which are accessory and subordinate to RiverTree School or its non -concurrent church tenant are permitted if they are an integral part of those users' operations and programming. Other than the closure of the south part of the parking lot during the school day as shown on the site plan, the parking lot shall not be closed off or used for non -parking purposes or special events. The building or site shall not be rented out or otherwise made available to other users, for example, as a general meeting hall or community center, because the site is embedded in a single family residential neighborhood and it is not appropriately located for such use: 3. All motor vehicle parking shall be accommodated on the subject property in accordance with Section 515.17. The existing parking lot has 112 spaces. ■ Based on Subd. 5 e) and f), the school mist have at least 51 spaces (24 for K-9 and 27 for 10-12). ■ Based on Subd. 5 g), which requires 4 spaces plus 1 space per 3 seats, the non -concurrent church use could have up to 324 seats in the sanctuary provided that no other rooms are being used at the same time as worship services. If there are other rooms being used, and spillover parking onto adjacent public streets or private property occurs, then seating in the 3733 VERA CRUZ — CUP (RiverTree School) PAGE 3OF4 sanctuary must be reduced to bring parking demand back in line with the available off-street spaces. 4. As a practical matter, the city recognizes that limited on -street parking adjacent to the subject property will probably occur notwithstanding the above condition. If such spillover parking from the subject property causes the usable width of the adjacent public streets to become too narrow for safe two-way passage, or interferes with on -street parking for adjacent residents, then the city may post the subject property's side of the street(s) "no parking", implement a "resident parking only" system or take other measures necessary to provide safe passage on the public streets and preserve parking for adjacent residences. 5. Student transportation shall be by cars or vans only. Bus transportation is not discussed in the applicant's narrative and bus loading areas are not identified in the site plan. 6. Because the subject property is embedded within a single family residential neighborhood, hours of operation shall be no earlier than 6:00 a.m. and no later than 10:00 p.m. 7. A platted public alley runs between the two parcels comprising the subject property, then turns south and runs down the middle of the block. Part of the existing parking lot is a private encroachment into platted public right-of-way. If the city ever decides to improve this alley, the parking lot and school recess/play area would need to be reconfigured in some way to accommodate the alley passing between the two parcels comprising the subject property. If the city does decide to improve the alley, such improvement would not constitute a public taking of private property because the platted public right-of-way preceded construction of the private parking lot and prior owners of the subject property chose to build the parking lot despite this fact. 8. This Conditional Use Permit shall not be transferable to a user other than RiverTree School. If the Planning Commission is in agreement with staff, then the findings of fact and conditions of approval from the staff report should be referenced in the motion. If not, alternate findings of fact, and conditions (if any) should be stated in the motion. Planning Commission action is requested in the form of a recommendation to the City Council. The City Council will consider the application on June 5, 2012. 3733 VERA CRUZ — CUP (RiverTree School) PAGE 4OF4 .: . . . . . . . . . . . ptWITT. AW pl� IN all, A Evil, on t A x':r r k Lit, Rfl MY %t sMW NOE q 17, 17 . . . . . . . . . . . RAW;, 4 774 10-07; A— k iajl 01 SAN. ,AL- MN� - P] � . -- - ANT not 20 Pig t 41 '­2 �A UQ-7 va IL .—J NEW !I A K J1 D1 MIN 4, - . , , i:4 Ilk -1:P U-ii MIT LZI If nLA I X L il ilk, M 1 "''rt �� E~ I i'Y �. t� 1p,�, � � F F�� p,,r � �-+�s=-z ' t f�C ' ti 77 f INC J� it-j �41 ILL 0j," JI 150A id A j 11.1.ii F—mmum lot JIM CUP NARRATIVE FOR 3733 VERA CRUZ AVE 4/19/12 CUP for Non -Concurrent Shared Use of Property by Private K-12 School as Primary Use and Maintain Church/ Assembly as Secondary Use. By Rodney Nelson, President & Principal of RiverTree School w/ Thomas Peterson, Project Architect w/ Station Nineteen Architects, Inc. RiverTree School, founded in 2009, is a private Christian school dedicated to the implementation of the method of early 20th century British educator, Charlotte Mason. We are a member of Ambleside Schools International, a small, but growing association of 9 schools around the world. Seven are in the United States, one in South Africa, one in Switzerland. We are currently serving 36 students enrolled across grades K-8. Our plan is to grow year by year through twelfth grade. Here are some of the things we are committed to, especially as it relates to our facility. We place a high value on a beautiful campus, both inside and out. One aspect of our method is the importance of a beautiful, life-giving atmosphere in which children grow and learn. You can expect our facilities to be well maintained. We are committed to small class sizes and a small overall school size to allow for a rich sense of community. We have promised our parents, and committed in our contract with Ambleside Schools International, that we will not have classes that exceed 16 students. We have also committed never to have more than one classroom per grade level. Therefore, the largest this school could ever be is 208 students in grades K-12. Because of our small size, our staff would never be particularly large. A maximum of 20 full-time equivalent positions is probably a safe estimate. During our outdoor break times, we prefer free play to structured play. Therefore we do not have plans to build any climbing style outdoor play equipment. We would likely temporarily barricade one or more of the entrances to the parking lot during the school day so that parts of it could be used by the children. We might install some basketball hoops or tetherball poles at some point in the future. We also place a value on making a study of the natural world around us. We would likely make use of Jordan Area Park to the south of us for Nature Study, one of our school subjects. It is only one half -mile away and is accessible by bike trail. We would also seek to get to know our neighbors and ask permission to occasionally study plants and trees they might have in their yards. We are currently considering possible use of the landscaped area to the east of Vera Cruz under the jurisdiction of the City of Robinsdale as another potential 00 study/play area within close proximity of the site. Otherwise, the south portion m 2 W of the existing parking lot would be barricaded with traffic cones to reserve it for play use by the students during the day, with the northwest corner of the lot reserved for staff parking (12-20 cars) and the balance of the lot used for parent and car-pool pick-up and drop-off. Due to the size and scattered location of the students, there are no plans for any formal bussing beyond the informal parental carpooling. One of the exciting aspects of this building for us is that it exists in a neighborhood, not an industrial park. We would seek to become a valued and well -liked member of our neighborhood community. Other member schools of our association have also sought this kind of community involvement and report that annual events like the Christmas concert, Veterans Day Chapel and Annual Shakespeare festival are well attended by people nearby the school. It would be our plan continue the use of the Sanctuary space of the building available for rent by small churches looking for a space to hold services and religious education. Such uses would never be scheduled to coincide with the school's use of the building. It is my understanding that there is some concern about the size of the current congregation. Such a tenant would be much too large for RiverTree to consider. The seating count under the proposed zoning amendments seems to support the current seat count and parking as a compliant use and it is our understanding that the addition of the school use at non -concurrent times would not considered to be an expansion of this church/assembly use. As part of our purchase agreement with Bethany Russian Baptist Church, we have agreed to allow them continued use of the facility through January 2013, while their new facility is under construction. (see submitted Purchase Lease Agreements). It is our understanding that their bus would be stored off-site during this short-term leased time. We will be notifying the current and future church users of the desire to limit their regular parking to the existing parking lot and the available street parking immediately adjacent to the church property. We are also encouraging them to develop a remote parking agreement for off- site parking with a circulator bus to reduce additional parking into the surrounding residential street as much as possible. That being said, We recognize that there are several exceptional parking load days, such as Easter and Christmas that might load the neighborhood parking, but we intend to have that as the exception rather than the rule. We look forward to growing together in the coming years and being an exceptionally good neighbor. Ca" '*8 Hours digging GOPHER S E ONE CALL Twin Cities Area 651-451-0002 MN, Toll Free 1-800-252-1166 --n— — ALTA/ASCM LAND TITLE SURVEY 16 C. 6, 38TH AVENUE N Section 16, Township 118, Range 21 LEGENDDENOTES BOUNDARY LINE DENOTES LOT LINE f%1\190100'00"W 270.00 — DENOTES CHAINLINK FENCE 1A Is Aa h" 1. 0 DENOTES FOUND PROPERTY IRON 1) " 0 DENOTES SET),/2 X 18" REBAR WITH LASTIC CAP LS 2S lb DENOTES CONCRETE SURFACE URF NORTH T., OF .3 z DENOTES PATIO PAVERS 1, TRINITY COVENANT CHURCH 3. W `Ob DENOTES POWER POLE ct DENOTES SANITARY MANHOLE DENOTES Z WATER VALVE VA DENOTES STORM CATCH BASIN 7. DENOTES DECIDUOUS TREE Z Ad Is DENOTES CONIFEROUS SHRUB so gis DENOTES STORM MANHOLE Ca" '*8 Hours digging GOPHER S E ONE CALL Twin Cities Area 651-451-0002 MN, Toll Free 1-800-252-1166 --n— — U (11 DENOTES SPRINKLER CONTROL BOX z DENOTES SIGN SETBACK REQUIREMENT Zoning: R-1 Law Density Residential ETII DENOTES LIGHT POLE 0 DENOTES FLAG POLE Building Setback.: > DENOTES GAS METER Front Property Line: 30 feet el S Property Line: 5 fast ODENOTES WELL Rear Property Lind: 30 feet LEGAL DESCRIPTION PER TITLE COMMITMENT FILE NO 57835 s- P 21 Lot 1, Block 1, Trinty Covenant Church, according to the recorded plot thereof, Hennepin or " 'i 'bi "vw— Ngo -00-00"E IJ5.00 , 3k P.—I 2: Lot 17, Black 2, '*L.B. Berglunds Addition", according to the recorded plot thereof, --T County. NORr A 2 FT ALLEY -71 Hennepin County, Minnesota. DED/ TA PLAT OF ,il i-, i4 ab Being Registered fund be is evidenced by C.,Gfi-ts of Title No. 1105671 TRINITY NT CHURCH Al" CERTIFICATION -a 8 N.90 128� 00 To Mark Stoesen Ad Company. S L OF LOT ^K I' UL ' ALLEY ANT CH m This I. to certify that this map or plot and the survey as which it I. based s,... made 14 'z ' 7.00 nbaccordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land N 128.00 - , 112" 128 (P) Ti(:)Ia,,ayh, jointly established and adopted by ALTA and NSPS, and include. Items 1, 8, NE-�r �A2 I ti�� COVE V11�128 "'0" NORTH 0 00' 'R- (D 11 of Table A thc,-f. The fold work was campot.d an 3/28/12. IS 2, L �111LICI A161i'17L1111 ro Date: 4/02/12 'Jead Vladimir L.S. 1. c� R.91stI.'[an No. 25105 Z"Zi A FNOTE 7 .2 1. The orientation of this bearing system is based on the northerly line of the property, ,4 sh *services at ick is assumed to have a bearing of North 90 degrees 00 Minutes 00 seconds West. 2. Existing lecolds madetl-e and services shown hereon,where located ether ye ph ically, from exist ng pinVerification to as or by residen testionsay. Other utilities and services may 128 (P) be present. e'cation and location of all utilities and services should be obtained from l a the *,,a,, of the respective utilities PH., to say d.skgrLpIa"r9 or ..c.-IJob N90'00'00"E12 8.00 . 3' The legal description and a.saYe,t firf—ti atan wdre obtained from Stewart Title SCALE FRET Guaranty Company Title Commitment File Number 57835 IN ENGINEERING DESIGN & Z77ING =sAW, M. s 'ps,sman NO: 12-023 LULAI—I 2i—E�7 FIELD BOOK NO.: WS -os I CHECKED BY: VS I SHEET No. I OF I air = — — -- s, JOB NAME: MARK STASSE ",ED WORK DAM: 4/02/2012 DRAM ffn CC/A111 PROJECT —s -,., s-. sa—,.Ii, sks S"-4, 1 .a.c. J—) lv—... FAx P.$) --211.1 — OA—__y 12 _k� -likine: 1 —1- —Aw 1. - ae " us I ... 16 C. 6, A Section 16, Township 118, Range 21 U (11 DENOTES SPRINKLER CONTROL BOX z DENOTES SIGN SETBACK REQUIREMENT Zoning: R-1 Law Density Residential ETII DENOTES LIGHT POLE 0 DENOTES FLAG POLE Building Setback.: > DENOTES GAS METER Front Property Line: 30 feet el S Property Line: 5 fast ODENOTES WELL Rear Property Lind: 30 feet LEGAL DESCRIPTION PER TITLE COMMITMENT FILE NO 57835 s- P 21 Lot 1, Block 1, Trinty Covenant Church, according to the recorded plot thereof, Hennepin or " 'i 'bi "vw— Ngo -00-00"E IJ5.00 , 3k P.—I 2: Lot 17, Black 2, '*L.B. Berglunds Addition", according to the recorded plot thereof, --T County. NORr A 2 FT ALLEY -71 Hennepin County, Minnesota. DED/ TA PLAT OF ,il i-, i4 ab Being Registered fund be is evidenced by C.,Gfi-ts of Title No. 1105671 TRINITY NT CHURCH Al" CERTIFICATION -a 8 N.90 128� 00 To Mark Stoesen Ad Company. S L OF LOT ^K I' UL ' ALLEY ANT CH m This I. to certify that this map or plot and the survey as which it I. based s,... made 14 'z ' 7.00 nbaccordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land N 128.00 - , 112" 128 (P) Ti(:)Ia,,ayh, jointly established and adopted by ALTA and NSPS, and include. Items 1, 8, NE-�r �A2 I ti�� COVE V11�128 "'0" NORTH 0 00' 'R- (D 11 of Table A thc,-f. The fold work was campot.d an 3/28/12. IS 2, L �111LICI A161i'17L1111 ro Date: 4/02/12 'Jead Vladimir L.S. 1. c� R.91stI.'[an No. 25105 Z"Zi A FNOTE 7 .2 1. The orientation of this bearing system is based on the northerly line of the property, ,4 sh *services at ick is assumed to have a bearing of North 90 degrees 00 Minutes 00 seconds West. 2. Existing lecolds madetl-e and services shown hereon,where located ether ye ph ically, from exist ng pinVerification to as or by residen testionsay. Other utilities and services may 128 (P) be present. e'cation and location of all utilities and services should be obtained from l a the *,,a,, of the respective utilities PH., to say d.skgrLpIa"r9 or ..c.-IJob N90'00'00"E12 8.00 . 3' The legal description and a.saYe,t firf—ti atan wdre obtained from Stewart Title SCALE FRET Guaranty Company Title Commitment File Number 57835 IN ENGINEERING DESIGN & Z77ING =sAW, M. s 'ps,sman NO: 12-023 LULAI—I 2i—E�7 FIELD BOOK NO.: WS -os I CHECKED BY: VS I SHEET No. I OF I air = — — -- s, JOB NAME: MARK STASSE ",ED WORK DAM: 4/02/2012 DRAM ffn CC/A111 PROJECT —s -,., s-. sa—,.Ii, sks S"-4, 1 .a.c. J—) lv—... FAx P.$) --211.1 — OA—__y 12 _k� -likine: 1 —1- —Aw 1. - ae " us I r I VERA CRUZ AVENUE NORTH - , ) \. a� ....�iR ��i`.�Q�.�r—• v? C. eO iP) ry • 80(R) j STATION NINETEEN A.hltec -,furor" ftd sPITI sT I I sur I ntsom°Lrad+n N nN I , I W oN B,Jeza� I ° an z w Z r. U, ,.+U± MINNESOTA _ rr rc A " a sio 60.00 s _ ao F) I i h �9 - -' ALLEY _°0400 W 100.00 _ 2 + 1-11 T— �cNrc«roLE SIZE STATISTICS RIVER TREE SCHOOL m Z I o I ADDRESS; 3733 Vera Cruz Ave. N CRYSTAL - `� - o MINNESOTA Crystal, 55422 _ cD , MPr lB tN b SOSi ED Z I \\ \\ ` I PID: STAFF PARKING SALANOE OF LOT FOR SOUTH Lo \ o LOT AREA: 64,089 SQ. FT. TJ I @NWWf12 20 �PARENTICARPOOL CONED OFF \ _ \ Ip ,+. EXIST PARKING: 116 W/4 H.C. ARS PICK UP & DROP OFF FOR PLAY o x�\ DURING DAY o EXIST SEATING @ ASSEMBLY: 3405 @ 22" TYPICAL PARKING STALLH O FT 18F ° \ \ !Z =2.5= 136 STALLS REQ. IF NEW >3.0 = 113 STALLS REQ. PER 4CONRUOCTION "�PROPOSED CODE NEW w �+sr"G"T"M o+,s"ENrEA "E — s`° WELCOME AVENUE NORTH J Site Plan 3733 Vera Cruz Ave. N, Crystal, MN 55422 Al -- o� Jj �l� STRT I O N _ NINETEEN zs A cMtects - incarpo etatl ILII =__ - -_ n +uuE sojr�nensr o �u fs�zle�a+a� xoo au awn W N. a�xse I nr � �"wa 9,v +z a �n BALCONY FLOOR PLAN r -j `+ mu w... m"�, MINNESOTA RIVER TREE SCHOOL FFIXED ANALYSIS: CRYSTAL S: 1 SEAT @ 22" PER PERSON MINNESOTA TUARY FLOOR: 280 SEATS 60 SEATS ATS : 340 SEATS ., .. ooM It 7 15 �, FOR ITT, ��F-- CITY UCTIONS �e s +n i�MAIN LEVEL FLOOR PLAN erT N SUBMISSION vEXISTING MAIN LE BALCONY FLOOR I A2 7Z, 0 ��.lo. nes., aLOWEfl LEVEL FLOOR PLAN R—is—j °t m STATION NINETEEN Ar Ite s - InCorpomIed en ous, 11--lA MINNESOTA IVER TREE SCHOOL.� CRYSTAL MINNESOTA CITY SUBMISSION EXISTING LOWER LEVEL FLOOR PLAN A3