2020.07.13 - Packet
4141 Douglas Drive North • Crystal, Minnesota 55422-1696
Tel: (763) 531-1000 • Fax: (763) 531-1188 • www.crystalmn.gov
Crystal Planning Commission Agenda Summary
Monday, July 13, 2020
7 p.m.
Crystal City Hall and Zoom Video Conference
1. Call to Order
2. Approval of Minutes*
a. Monday, June 8, 2020 meeting minutes
3. Public Hearing - None
4. Old Business - None
5. New Business*
a. Conformance to Comp Plan – sale of 3240 Hampshire Ave N
b. Conformance to Comp Plan – sale of 4741 Welcome Ave N
c. Woda Cooper Companies proposal to develop an apartment building at 5240
West Broadway
6. General Information
a. City Council actions on previous Planning Commission items:
– Site plan review request at 5160 West Broadway
– Miscellaneous amendments to the Unified Development Code
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, August 10, 2020 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, July 13, 2020 at 7:00 p.m.
Council Chambers, Crystal City Hall
and Zoom Video Conference
Zoom call information: https://bit.ly/2V9aaBR (meeting ID is 837 8916 9797
and password is 414141) or call-in toll free at 888-475-4499
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
Commissioner (Ward 2)
Selton [Chair]
Commissioner (Ward 4)
Einfeldt-Brown [Vice
Chair]
Commissioner (Ward 1)
Heigel
Commissioner (Ward 3)
Maristany [Sec. Vice Chair]
Commissioner (Ward 4)
Johnson
Commissioner (Ward 2)
Strand
Commissioner (Ward 3)
Buck
Commissioner (At-
Large) Seffren
2. APPROVAL OF MINUTES *
Moved by _______________ and seconded by _______________ to approve the minutes of
the June 8, 2020 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARING - None
4. OLD BUSINESS - None
5. NEW BUSINESS*
a. Conformance to Comprehensive Plan – 3240 Hampshire Avenue North
Page 2 of 2
Moved by _______________ and seconded by _______________ to determine that the
sale of the lot at 3240 Hampshire Avenue North is in conformance to the Comprehensive
Plan.
b. Conformance to Comprehensive Plan – 4741 Welcome Avenue North
Moved by _______________ and seconded by _______________ to determine that the
sale of the lot at 4741 Welcome Avenue North is in conformance to the Comprehensive
Plan.
c. Woda Cooper Companies proposal to develop an apartment building at 5240 West
Broadway
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
- Site plan review request at 5160 West Broadway
- Miscellaneous amendments to the Unified Development Code
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, August 10, 2020 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 – June 8, 2020
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, June 8, 2020 at 7:00 p.m.
Council Chambers, Crystal City Hall and Zoom Video
Conference
1. 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)
Sears
X Commissioner (Ward 2)
Selton [Chair]
X Commissioner (Ward 4)
Einfeldt-Brown [Vice Chair]
X Commissioner (Ward 1)
Heigel
X Commissioner (Ward 3)
Maristany [Sec. Vice Chair]
X Commissioner (Ward 4)
Johnson
X Commissioner (Ward 2)
Strand
X Commissioner (Ward 3)
Buck
X Commissioner (At-
Large) Seffren
Other attendees: City planner Dan Olson, rental licensing specialist Chee Yang, City’s IT
Systems Administrator Matt Haga, and Ed Pharr representing Water Sports Investments LLC.
2. APPROVAL OF MINUTES
Moved by Heigel and seconded by Einfeldt-Brown to approve the minutes of the January 13,
2020 regular meeting. Ayes: Heigel, Strand, Selton, Einfeldt-Brown, Johnson, Maristany,
Buck, and Seffren. Nays: None
Motion carried.
3. PUBLIC HEARINGS
a. Site plan review request from Water Sports Investments LLC for a proposed building
addition at 5160 West Broadway (Application Number 2020-03):
Chair Selton opened the public hearing.
Planner Olson presented a summary of the staff report and stated he is recommending
approval of the site plan. Olson stated that condition 2b has now been satisfied since the
applicant provided the FAA letter after the staff report was submitted to the Planning
Commission.
Commission member Heigel asked where maintenance is done on the boats they provide
storage for. Mr. Farr said that this is done in the existing building and will continue to do so.
Commission member Maristany asked if West Broadway will be blocked at certain times of
the year when boats are brought in and out of the property. Mr. Pharr said the boats are
Unapproved Planning Commission Minutes – June 8, 2020
brought in a staggered manner, not all at one time. Delivery trucks will not block traffic in
the road.
Hearing no one else who wished to speak, Selton closed the public hearing.
Moved by Einfeldt-Brown and seconded by Heigel to recommend approval to the City
Council of the site plan review application for the proposed building addition at 5160 West
Broadway, with the conditions in the staff report (except for the FAA letter requirement).
Ayes: Heigel, Strand, Selton, Einfeldt-Brown, Johnson, Maristany, Buck, and Seffren.
Nays: None
Motion carried.
b. Miscellaneous amendments to the Unified Development Code (Application Number
2020-04):
Chair Selton opened the public hearing.
Planner Olson presented a summary of the staff report and stated he is recommending
approval of the amendments.
Commission member Heigel said that allowing two-family dwellings on smaller lots may
lead to developers tearing down existing homes in order to construct two-family dwellings
that are more dense and out of character with the rest of the neighborhood. Heigel also felt
that with more units, there will be more cars parking in the driveway and on the street.
Commission member Maristany asked how allowing a two-family dwelling on a smaller lot
differs from having a single-family home with an accessory dwelling unit (ADU). Olson
stated that the main difference is that an ADU is a smaller living unit while a two-family
dwelling has two units of equal size.
Commission member Strand said she agrees with Commission member Heigel regarding
smaller lot sizes for two-family dwellings. She is not sure why Crystal is the only city in the
area that allows two-family dwellings in the R-1 district. Olson said that Crystal has
allowed this dwelling type in the R-1 for many years, it’s just that now we are proposing to
reduce the minimum lot area requirement. Strand said that for the example provided in the
staff report at 3401-3415 Douglas, she is uncertain that 16 units on that property would be
appropriate. She is therefore against amending the per unit requirement.
Commission member Strand asked why staff believes that preschools have the same
parking requirements as elementary schools, especially considering that there can be
challenges with many parents dropping off their children. Olson stated that the number of
non-driving students is approximately the same. Pick-up and drop-off areas are typically
regulated in the conditional use permit (CUP) process to ensure that this is not a problem.
Commission member Maristany stated that preschools often have special events requiring
parking so she is comfortable with the proposed parking standard
Hearing no one else who wished to speak, Selton closed the public hearing.
Unapproved Planning Commission Minutes – June 8, 2020
Moved by Buck and seconded by Johnson to recommend approval to the City Council of
the miscellaneous amendments to the Unified Development Code.
Ayes: Ayes: Selton, Einfeldt-Brown, Johnson, Buck, and Seffren. Nays: Heigel, Strand,
Maristany
Motion carried.
4. OLD BUSINESS - None
5. NEW BUSINESS - None
6. GENERAL INFORMATION
City Council actions on previous Planning Commission items: Planner Olson stated that
the City Council approved these three application as recommended by the Commission:
– CUP and variance for telecommunication tower at 3200 Vera Cruz Ave N
– Site plan for Tumble Fresh laundry at 6023 - 42nd Ave N
– Rezoning to PD for specialized care facility at 3501 Douglas Dr N
Update from Council Liaison: Mr. Brendan Banks was not present at the meeting.
Staff preview of likely agenda items for Monday, July 13, 2020 meeting.
Mr. Olson said he has not received any applications for the meeting, but the deadline is not
until next week.
7. OPEN FORUM - None
8. ADJOURNMENT
Moved by Buck and seconded by Johnson to adjourn. Ayes: Heigel, Strand, Selton, Einfeldt-
Brown, Johnson, Maristany, Buck, and Seffren. Nays: None
Motion carried.
The meeting adjourned at 7:53 p.m.
3240 HAMPSHIRE AVENUE NORTH – COMPREHENSIVE PLAN DETERMINATION
PAGE 1 OF 2
___________________________________________________________________________
FROM: Dan Olson, City Planner
TO: Planning Commission (for July 13 Meeting)
DATE: July 7, 2020
RE: Consider adoption of resolution that the sale of 3240 Hampshire Avenue
North conforms to the Comprehensive Plan
A. BACKGROUND
The subject property is located at 3240 Hampshire Avenue North. It is part of a
foreclosed property purchased by the city’s Economic Development Authority (EDA) in
2000. The EDA demolished the blighted house, split off the northwesterly quarter and
sold it for construction of a new home (3244 Hampshire).
The EDA has held the remaining three-quarters (still addressed as 3240 Hampshire) for
possible future development. Land values have increased since 2000 and it appears
that construction of a home on the 3240 Hampshire lot would be feasible.
According to state statute § 462.356, Subd. 2, for those communities with an adopted
Comprehensive Plan, the Planning Commission shall report to the EDA whether the
sale of the property is in conformance with the Comprehensive Plan.
Attachments:
A. Site location map
B. 2018 aerial photo showing contours and proposed easement dedications
C. 2040 Planned Land Use Map
D. Resolution
B. PROPOSED DEVELOPMENT
The west part of the lot (the “stub” extending to Hampshire) and the south half of the
eastern part (on Georgia) are not buildable due to soil and wetland issues. The
north half of the east part of the lot appears to be buildable.
The new home would face east or south and be addressed as 3241 Georgia.
PLANNING COMMISSION
STAFF REPORT
Sale of 3240 Hampshire
Avenue North
3240 HAMPSHIRE AVENUE NORTH – COMPREHENSIVE PLAN DETERMINATION
PAGE 2 OF 2
The EDA would grant the following easements to the city before selling the lot:
Street easement to straighten out the west edge of the Georgia Avenue right-of-
way so the street could be extended in the future if the owners of the vacant lots
to the north desire to develop their lots. (They do not desire to do so at this time.)
Drainage and utility easement across the southerly 60 feet of the lot and 10 feet
from all other lot lines. This protects the wetland area across the south part of
the lot and also provides space around the house for drainage and utility facilities
if necessary.
The builder would install a driveway, water and sewer service from the Georgia
Avenue cul-de-sac to the new house. These facilities would run north in the Georgia
street easement, then turn west to connect to the new house.
If the lots to north (3249 and 3255 Georgia) are to be developed in the future, then
the street and city utility mains would need to be extended north. That said, neither
owner of those lots has expressed a desire to develop their lots.
C. COMPREHENSIVE PLAN
The following are excerpts from the 2040 Comprehensive Plan that relate to the
development of this property.
Planned Land Use Map (attachment B): The property is guided as low density
residential (between 1-6 units per acre). The 28,201 square foot property is
proposed to have one single-family home, which would be a density of 2 units
per gross acre.
Recommended finding: The proposed density is in conformance with the
Comprehensive Plan designation.
Housing Policy #3 (page 30): Acquire blighted, structurally substandard and
functionally obsolete residential property for demolition and replacement with
new houses in accordance with the city’s EDA’s on-going program, budget
parameters, and market conditions.
Recommended finding: This vacant property was purchased by the EDA in
2000. Based on market conditions, the EDA is now planning to sell the
property for the construction of a new single-family home.
C. STAFF RECOMMENDATION
Planning Commission adopt resolution 2020-01 that the sale of the property at 3240
Hampshire Avenue North by the EDA is in conformance to the Comprehensive Plan
based on the findings in Section B above.
Site Location Map
3240 Hampshire Ave. N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment A
▲
2018 aerial photo with contours and proposed easement dedications N
Attachment B
2040 Comprehensive Plan Map
3240 Hampshire Ave. N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment C
514713v1 MNI CR150-4
CRYSTAL PLANNING COMMISSION
RESOLUTION NO. 2020 - 01
A RESOLUTION FINDING THAT THE PROPOSED SALE OF CERTAIN LAND BY
THE ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF CRYSTAL FOR
RESIDENTIAL HOUSING PURPOSES IS CONSISTENT WITH THE CITY OF
CRYSTAL COMPREHENSIVE PLAN
WHEREAS, the Economic Development Authority of the City of Crystal (“Authority”)
proposes to convey certain real property described in Exhibit A attached hereto (the “Property”)
and located at 3240 Hampshire Avenue North in the City of Crystal (the “City”) to a private
developer (the “Developer”) for the purpose of constructing a single-family home on the Property
to be sold to an owner-occupant; and
WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the Planning Commission to
review the proposed acquisition or disposal of publicly-owned real property within the City prior
to its acquisition or disposal, to determine whether in the opinion of the Planning Commission,
such acquisition or disposal is consistent with the comprehensive municipal plan; and
WHEREAS, the Planning Commission has reviewed the proposed conveyance of the Property,
and has determined that the Property is located in an area of the City designated in the City’s
comprehensive plan for residential housing, and that the conveyance and intended purpose are
consistent with such use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Crystal
that the conveyance of the Property by the Authority to the Developer is consistent with the
City’s comprehensive municipal plan, and will promote renewed, diverse housing opportunities
in the City.
BE IT FURTHER RESOLVED that this resolution be communicated to the Board of
Commissioners of the Authority.
Adopted this 13th day of July, 2020, by the Planning Commission of the City of Crystal.
Chair, Crystal Planning Commission
Attachment D
514713v1 MNI CR150-4
EXHIBIT A
Legal Description of Property
Lot 14, Block 3, Gardendale Acres, Hennepin County, Minnesota
4741 WELCOME AVENUE NORTH – COMPREHENSIVE PLAN DETERMINATION
PAGE 1 OF 2
______________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for July 13 Meeting)
DATE: July 7, 2020
RE: Consider adoption of resolution that the sale of 4741 Welcome
Avenue North conforms to the Comprehensive Plan
A. BACKGROUND
The subject property is located at 4741 Welcome Avenue North and is zoned medium
density residential (R-2). The City’s Economic Development Authority (EDA) purchased
the foreclosed property in 2009, demolishing the blighted 4-plex in 2010, and held on to
the property to see if a larger site could be achieved with the redevelopment of adjacent
multi-family apartment buildings. Since those buildings have not become available for
redevelopment and the adjacent house to the north is being renovated, the EDA is
proposing to sell the property for the construction of a 2-6 unit residential building.
According to state statute § 462.356, Subd. 2, for those communities with an adopted
Comprehensive Plan, the Planning Commission shall report to the EDA whether the
sale of the property is in conformance with the Comprehensive Plan.
Attachments:
A. Site location map
B. 2018 aerial photo
C. 2040 Planned Land Use Map
D. Resolution
B. PROPOSED DEVELOPMENT
This property is 80’ wide and 176’ long, with an area of 0.32 acres.
It is zoned and guided R-2 which would allow up to 6 units.
PLANNING COMMISSION STAFF REPORT
Sale of 4741 Welcome Avenue North
4741 WELCOME AVENUE NORTH – COMPREHENSIVE PLAN DETERMINATION
PAGE 2 OF 2
With the alley in back, there is the potential to do something creative here in
terms of building design, style of units, garage locations, etc. The new building
could be a one-level double bungalow/side-by-side duplex, or a three-story
apartment building with six units, or something in between.
C. COMPREHENSIVE PLAN
The following are excerpts from the 2040 Comprehensive Plan that relate to the
development of this property.
Planned Land Use Map (attachment B): The property is guided as medium
density residential (between 6-16 units per acre). The 14,119 square foot
property is proposed to have a 2 - 6 unit residential building, which would be a
density of 5 to 15 units per gross acre. If the EDA accepts a proposal from a
developer who wishes to build a 2-unit building, a variance to reduce the
minimum density would be reviewed by the Planning Commission and approved
by the City Council before the sale can be finalized. The rationale for the
variance is that the lot width (80’) is atypically narrow relative to the depth (176’).
Recommended finding: The proposed density is in conformance with the
Comprehensive Plan designation, provided that a variance reducing the
minimum density would be approved for a 2-unit building.
Housing Policy #3 (page 30): Acquire blighted, structurally substandard and
functionally obsolete residential property for demolition and replacement with
new houses in accordance with the city’s EDA’s on-going program, budget
parameters, and market conditions.
Recommended finding: This property was purchased by the EDA in 2009
and the blighted 4-plex demolished in 2010. Based on market conditions,
the EDA is now planning to sell the property for the construction of a new
2-6 unit residential building.
C. STAFF RECOMMENDATION
Planning Commission adopt resolution 2020-02 that the sale of the property at 4741
Welcome Avenue North by the EDA is in conformance to the Comprehensive Plan
based on the findings in Section B above.
Site Location Map
4741 Welcome Ave. N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment A
▲
2018 aerial photo N Attachment B
2040 Comprehensive Plan Map
4741 Welcome Ave. N
4141 Douglas Dr. N.
Crystal MN 55422
Attachment C
514713v1 MNI CR150-4
CRYSTAL PLANNING COMMISSION
RESOLUTION NO. 2020 - 02
A RESOLUTION FINDING THAT THE PROPOSED SALE OF CERTAIN LAND BY
THE ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF CRYSTAL FOR
RESIDENTIAL HOUSING PURPOSES IS CONSISTENT WITH THE CITY OF
CRYSTAL COMPREHENSIVE PLAN
WHEREAS, the Economic Development Authority of the City of Crystal (“Authority”)
proposes to convey certain real property described in Exhibit A attached hereto (the “Property”)
and located at 4741 Welcome Avenue North in the City of Crystal (the “City”) to a private
developer (the “Developer”) for the purpose of constructing a multi-family building on the
Property; and
WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the Planning Commission to
review the proposed acquisition or disposal of publicly-owned real property within the City prior
to its acquisition or disposal, to determine whether in the opinion of the Planning Commission,
such acquisition or disposal is consistent with the comprehensive municipal plan; and
WHEREAS, the Planning Commission has reviewed the proposed conveyance of the Property,
and has determined that the Property is located in an area of the City designated in the City’s
comprehensive plan for residential housing, and that the conveyance and intended purpose are
consistent with such use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Crystal
that the conveyance of the Property by the Authority to the Developer is consistent with the
City’s comprehensive municipal plan, and will promote renewed, diverse housing opportunities
in the City.
BE IT FURTHER RESOLVED that this resolution be communicated to the Board of
Commissioners of the Authority.
Adopted this 13th day of July, 2020, by the Planning Commission of the City of Crystal.
Chair, Crystal Planning Commission
Attachment D
514713v1 MNI CR150-4
EXHIBIT A
Legal Description of Property
Lots 3 and 4 except the south 40 feet thereof, Block 2, Twin Lake Addition,
Hennepin County, Minnesota
__________________________________________________________________________
FROM: Dan Olson, City Planner
TO: Planning Commission (for July 13 meeting)
DATE: July 7, 2020
SUBJECT: Woda Cooper Companies proposal to develop an apartment building at
5240 West Broadway
__________________________________________________________________________
PROPERTY AND DEVELOPER INFORMATION
Former Dumark’s Auto site (buildings were demolished by owner in 2007).
Comprised of four parcels totaling 1.75 acres.
Located in the Town Center redevelopment area.
A multifamily residential developer based in Ohio, Woda Cooper Companies (WCC), has a
purchase agreement for the site. WCC is a vertically-integrated real estate company that
builds, holds and manages buildings for the long term. They do not typically sell their
buildings after they develop them.
PROPOSED DEVELOPMENT
WCC has prepared the attached concept plan for a 53-unit apartment building on the
southeasterly three parcels totaling 1.3 acres.
Note: The northwesterly parcel would remain vacant for possible future development.
The building would have 4 stories on top of a basement parking garage.
The density would be 41 units per net acre and 34 units per gross acre.
WCC has said they intend for the units to be affordable for a mixture of household
incomes, primarily at or below 60% of area median income, but some units at market rate.
The exact mix is unknown at this time. For example, 60% of area median income would be
$49,600 for a family of two, $55,800 for a family of three and $62,000 for a family of four.
WCC is submitting an application to the Minnesota Housing Finance Agency for Low
Income Housing Tax Credit financing for the proposed development.
PLANNING COMMISSION STAFF REPORT
Proposed Development
5240 West Broadway
At this time, it is unknown whether WCC will request Tax Increment Financing (TIF) from
the city’s Economic Development Authority (EDA). Any such request would require a TIF
application, detailed financial information for our TIF consultant to review, and an escrow
deposit to cover those costs. An EDA public hearing would be required before taking action
on any such request.
The proposed development would require rezoning from Industrial to Town Center -
Planned Development (TC-PD), together with site and building plan review. This would
require a Planning Commission public hearing prior to any City Council action on the
proposal. Lot consolidation would also be required to replat the three parcels into a single
lot.
ANTICIPATED NEXT STEPS
Community open house on the development concept plan - Thursday, July 23 from 5-7
p.m. at the Crystal Community Center. There will be no formal presentation so people can
come and ask questions one-on-one as it suits their schedule and availability.
Notice will be mailed to property owners within 1,000 feet, posted on the property, and
posted to the Becker, Forest, Broadway, Lions Park, Welcome Park, Twin Oaks and
Cavanagh Oaks neighborhoods on Nextdoor.
Planning Commission public hearing - Sep. 14
Notice will be provided in the same manner as above, and will also be published in the
Sun Post.
City Council first reading - Oct. 6
City Council second reading - Oct. 20
Low Income Housing Tax Credit award (if approved by MHFA) in late 2020
Construction in 2021
ATTACHMENTS
A. 2018 aerial photo of the site
B. Preliminary site and building plans
Attachment A
SITE56,639 SF06.10.2020#2385.02-M5240 West Broadway - Crystal, MNSITE & TABULATIONN Attachment B
12%RAM UP24'24'WATER294 SFMEP294 SFTRASH346 SFMEP456 SFELEC361 SF55 PARKING SURFACE SPACESBUILDING ABOVEBASEMENT06.10.2020#2385.02-M5240 West Broadway - Crystal, MNSCALE: 1" = 40' - 0" 0'40'80'120'20'N
12%RAMP DN PARKING ENTRYWEST BROADWAY STLOBBY656 SFLEASING555 SFFITNESS831 SFCLUB1,012 SFNET RESIDENTIAL AREA10,078 SF52 PARKING SURFACE SPACESELEC194 SF28'-6"5'28'-6" PARKING ENTRYPLAY SPACEPLAY SPACE10'25'24'24'GARAGE BELOW62'
62'84'162'06.10.2020#2385.02-M5240 West Broadway - Crystal, MNGROUND LEVELSCALE: 1" = 40' - 0" 0'40'80'120'20'N
ELEC194 SF28'-6"5'28'-6"10'25'NET RESIDENTIAL AREA13,343 SF62'162'62'84'LEVELS 2-406.10.2020#2385.02-M5240 West Broadway - Crystal, MNSCALE: 1" = 40' - 0" 0'40'80'120'20'N
PROPERTY LINEPROPERTY LINEGROUND LEVELLEVEL 2LEVEL 4ROOFLEVEL 314'10'-6"10'-6"10'-6"
45'-6"BASEMENT10'PARKING GARAGERES. UNITRES. UNITRES. UNITRES. UNITRES. UNITRES. UNITRES. UNITRES. UNITSURFACE PARKING25'SECTION06.10.2020#2385.02-M5240 West Broadway - Crystal, MNSCALE: 1" = 40' - 0" 0'40'80'120'20'