Planning Commission Agenda - 02/22/2022 (Special Meeting)AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, February 22, 2022 — 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri Lehner
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller,
Hayden Stensgard
1. General Business
A. Call to Order
2. Joint Meeting Agenda
A. Public Hearing - Consideration of a Conditional Use Permit for a Place of Public
Assembly in the B-3, Highway Business District and Consideration of a Variance to
allow a Conditional Use Permit on a lot 10 acres or less in the B-3, Highway Business
District and Consideration of amending City Code Section 5.2(D)(6)(F)(i) for parcel
size for Places of Public Assembly.
Applicant: Alive! Lutheran Church
3. Adjournment
Planning Commission Agenda — 02/22/2022
2A. Public Hearine — Consideration of a Conditional Use Permit for a Place of Public
Assembly in the B-3, Highway Business District and consideration of a Variance to
allow a Conditional Use Permit on a lot 10 acres or less in the B-3, Highway Business
District and Consideration of amending City Code Section 5.2(D)(6)(F)(i) for parcel size
for Places of Public Assembly. Applicant: Alive! Lutheran Church
Prepared by: Northwest Associated
Meeting Date:
Council Date (pending
Consultants (NAC)
Commission action):
02/22/2022
02/28/2022
Additional Analysis by: Community Development Director, Chief Building and Zoning
Official, Community & Economic Development Coordinator, Project Engineer, Fire Marshal
REFERENCE AND BACKGROUND
Property: Legal Description: Lot 1, Block 1, Groveland Center
PI D: 155-141-001010
Planning Case Number: 2022-07
Request(s): 1. Conditional Use Permit for Place of Public Assembly in the B-3
District.
2. Variance from the lot size requirement for Place of Public
Assembly in the B-3 District.
3. Amendment to the Zoning Ordinance to allow Places of Public
Assembly in the B-3 District on parcels of less than 10 acres by
Interim Use Permit, and an IUP for the current applicant at the
subject property.
Deadline for Decision: April 8, 2022 (60-day deadline)
June 7, 2022 (120-day deadline)
Land Use Designation: Regional Commercial
Zoning Designation: B-3, Highway Business
Overlays/Environmental
Regulations Applicable: Freeway Bonus Sign Overlay District
Current Site Uses: Commercial Office and Service
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Planning Commission Agenda — 02/22/2022
Surrounding Land Uses: North: Interstate 94
East: Highway Commercial Uses
South: Vacant and Highway Commercial Uses
West: Recreational Vehicle Sales
Project Description: Location of a Place of Public Assembly in an existing commercial
building located in a B-3 (Highway Business) District.
The applicants currently occupy a building in downtown Monticello on Block 52, which is under
consideration for a mixed -use redevelopment project. The City's EDA has acquired the site and
building used by the applicants, requiring that the EDA find a reasonable relocation site. The
proposed site is vacant office/commercial space in a building at 4071 Chelsea Road, a fully -
developed property with a multi -tenant commercial building and parking lot.
The applicants are hoping to occupy the facility for a limited period of time, during which they
plan to construct a dedicated church facility on land they own elsewhere. Because that project
will require time and additional funding, their needs in the shorter term include both worship
and office space on an interim basis. They propose to lease the space subject to this application
package for that period.
Conditional Use Permit
Places of Public Assembly are currently allowed in various districts of the city, under the
following standards, regardless of location or zoning district:
1. Institutions on parcels exceeding 20,000 square feet in area shall
be located with direct frontage on, and access to, a collector or arterial
street.
2. The buildings are set back from adjoining residential districts a
distance no less than double the adjoining residential setback.
3. When abutting a residential use in a residential use district, the
property shall be screened with an aesthetic buffer (Table 4-2, Buffer
Type "B") in accordance with Section 4.1(G) of the Ordinance.
4. Adequate off-street parking and access is provided on the site or
on lots directly abutting or directly across a public street or alley to the
principal use in compliance with Section 4.8 of this ordinance and that
such parking is adequately screened and landscaped from surrounding
and abutting residential uses in compliance with Section 4.1(F) of the
Ordinance.
Planning Commission Agenda — 02/22/2022
5. Adequate off-street loading and service entrances are considered
and satisfactorily provided.
The B-3 District was amended in 2015 to accommodate Places of Public Assembly, but
with additional criteria not common to other Districts. The reasons behind the
additional criteria were to ensure that the uses in the B-3, mostly clustered around the
freeway interchange and major highways, was preserved for commercial uses that
relied on the traffic and exposure that those parcels provided. The B-3 district includes
the following purpose statement:
The purpose of the "B-3" (Highway Business) district is to provide for
limited commercial and service activities and provide for and limit the
establishment of motor vehicle oriented or dependent commercial and
service activities.
Church development has changed over time to include older models in which churches
were commonly embedded in residential areas, as well as larger congregations seeking
large buildings and prominent high-visibility/high-access sites. The City developed its
regulations specific to the B-3 District to accommodate these larger models. The
following criteria were added for consideration when looking at a CUP for a church in
the B-3 district:
1. Public Assembly in the B-3 is only allowed on properties of 10 acres in
size or more.
2. Public Assembly uses in the B-3 must occupy buildings of at least 20,000
gross square feet of area.
3. Public Assembly uses in the B-3 District shall provide off-street parking
areas that are designed to meet their unique traffic patterns and parking
accumulation ratios. For the B-3 District, the recommended requirement
would be one parking space per 2.5 seats in the main assembly area, based
on the building code calculation for maximum occupancy.
4. Public Assembly in the B-3 District will be required to provide a traffic
study demonstrating peak traffic periods, and the ability to manage traffic
loads without negatively impacting the adjoining public streets. Private
and/or public street improvements may be required to ensure no negative
impacts.
5. CUP applications for Public Assembly use in the B-3 District will require
the identification of the principal use, and those other uses of the subject
property that are proposed as accessory uses. All such uses must be allowed
in the B-3 District, and may impact other support activities such as parking
supply.
Planning Commission Agenda — 02/22/2022
The proposal currently before the City reflects a new model - a modest -sized
congregation seeking to locate in portions of existing buildings that share commercial
orientation, rather than local residential settings. The Alive Church is seeking this CUP
as the result of a relocation issue noted previously, moving from its current downtown
location due to a pending redevelopment project in which the City is participating.
As such, finding a suitable relocation site incorporates the need to meet relocation
requirements of the relocated facility, which in this case, includes a site that has some
commercial exposure. The proposed site meets the general objective but is insufficient
in a few of the dimensional aspects required in the B-3 District, notably the lot site
requirement of 10 acres. The subject property is just under 8 acres in total, and a
variance is being requested to depart from the 10-acre standard.
Variancp
In considering variances from the zoning ordinance standards, the City is required to
find that a unique condition of the property in question exists which creates a practical
difficulty in putting the property to what would otherwise be considered a reasonable
use. The conditions may not be created by the owner/applicant, nor may the conditions
be solely economic in nature.
In this case, the unique aspect relates to two factors: (1) the City's participation in the
relocation need, and (2) the character of the location (both existing site and proposed
site). Because the City is bound to find a comparable location when relocating tenants
due to an economic development project, the commercial nature of the relocation is a
key component.
Moreover, the church will occupy only a small portion of the existing building, which
otherwise constitutes a complete build -out of the existing parcel, and the applicant
church was not involved in creating those conditions. To accommodate the unique
demands of the City's relocation project, the proposed site (despite its being on a lot
smaller than the B-3 requirements), would appear to be a reasonable use of the
property.
This is particularly so in light of two other factors. The church use of the building would
constitute less than 2,000 square feet of a 35,000+ square foot commercial building.
Moreover, the church use is planned to be temporary, as the congregation hopes to
eventually move to a new facility built on land that they own elsewhere in the region.
And finally, the church use is not expected to interfere with the other commercial uses
in the building, which are dominated by daytime -weekday uses.
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Planning Commission Agenda — 02/22/2022
The church itself has a relatively small congregation at Sunday morning services, with
limited weekday activities, including occasional office hours and evening small group
options. The space they occupy would be, according to building code capacity
limitations, be capable of holding up to 55 people in an assembly area of approximately
800 square feet (approximately 1,000 square feet of area in the lease space is devoted
to office, mechanicals, hallway, restroom, and other non -assembly use).
Thus, even with a funeral event during weekday hours, the parking areas available on
the property would consume perhaps 30 vehicles, out of more than 150 spaces on site.
Ordinance Amendment.
Included with the CUP and Variance requests is consideration of an amendment to the
zoning ordinance that would modify the B-3 District standards that are creating the
variance issue. There are a number of optional ways to pursue an amendment, if the
City wishes to do so.
One would be to modify the specific standards of the existing code. Such an
amendment would apply to any future user in the B-3 District (by Conditional Use
Permit). The changes would need to address both the parcel size and the building size
requirements of the ordinance language.
A second option would be to add an interim use permit clause to temporary
occupancies (such as the one proposed by this applicant), for places of assembly that
can't meet the full threshold lot and building size requirements but would seek a
location that is only to be utilized pending a move to a more permanent location. Such
an IUP would stand in the place of both the CUP and Variance applications, allowing the
City to accommodate temporary or "interim" moves, but adhering to the current
standards in the B-3 District.
It is noted that the current B-3 intent is to provide for auto- or traveler -related
commercial uses as its primary purpose. The objective of the 10-acre standard (and the
20,000 square foot building standard), was to accommodate larger assembly uses that
are similar in scope and size to other large-scale commercial uses in the B-3 District.
Smaller assembly uses — those more likely to attract congregations from a local (rather
than regional) area are better located outside of this district, given its visibility and
accessibility to freeway or highway -oriented clientele.
The interim use permit is promoted by staff as a method of accommodating the current
user's need, but without major overhaul of the standards. In staff's view, an Interim Use
Planning Commission Agenda — 02/22/2022
Permit could be pursued as a component of the CUP application, without the need for a
variance, and which acknowledges the temporary nature of the proposed occupancy.
Staff's recommendations for the IUP provisions are summarized as follows:
1. The applicant for an IUP would enter into a development agreement specifying the
duration of the IUP, with a time limitation.
2. The applicant would be able to demonstrate that the interim occupancy would not
interfere with other commercial uses of the property, either in the nature of the use,
the times of operation, or demand for services, such as parking or other impacts.
3. The IUP would expire upon the end of the specified term, or when the applicant
vacates the property, and would not be transferable to another similar Public
Assembly use.
4. Changes in scope or nature of the proposed use, operation, or other elements would
require amendment to the IUP and the development contract, or a new IUP,
depending on the change.
5. No such IUP, subsequent amendment, or reapplication may result in a duration of
the subject use for more than ten (10) years of cumulative and continuous
occupancy.
With these conditions, the City should be able to be confident that the use will be both truly
"interim" and be compatible with the other commercial uses in the area. As noted, the purpose
of the B-3 District provisions is to capitalize on the nature of the area for commercial
development and activity. Avoiding long term uses that are not consistent with this purpose is
the essential objective of the regulations.
STAFF RECOMMENDED ACTION
Planning staff recommends approval of the Zoning Ordinance Amendment creating an Interim
Use Permit for Places of Public Assembly on parcels of less than 10 acres in the B-3 District and
granting of an Interim Use Permit (as a modification of the original CUP request) for the Alive
Church, with the conditions required by the ordinance amendment.
As an alternative to the ordinance amendment and IUP, the Commission may wish to approve
the Conditional Use Permit and Variance. In either alternative, staff suggests that the Planning
Commission act on the variance to the current B-3 regulations, with the understanding that the
CUP/IUP and Ordinance Amendment requests will go forward to the City Council at the next
Council meeting (February 28). Should the Commission and Council prefer the CUP and
Variance option, the ordinance amendment would not be necessary. A recommendation by the
Commission should therefore also be provided on the ordinance amendment to allow for this
discussion by Council.
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Planning Commission Agenda — 02/22/2022
Finally, because the ultimate form of this application evolved through the analysis (due to both
the discovery of the lot size issue and the form of permit), the original public hearing notice did
not include discussion of the variance or the zoning ordinance amendment. The notice was
subsequently updated to include all three applications (CUP/IUP, variance, and Amendment).
However, due to timing, the required 10 days of publication were not met.
As such, staff requests that the Planning Commission refrain from closing the public hearing(s),
take action on each of the requests, and then continue the hearings to the City Council as a part
of its deliberations on 2/28/22. This will ensure that interested members of the public will have
the opportunity to comment on the items while they are still open applications, and before the
Council takes final action.
The variance aspect of this request is unique in this regard. The Planning Commission, acting as
the Board of Adjustments, takes "final" action on the variance portion of the request. However,
an appeal opportunity exists, so City Council retains final authority over the issue. By taking
action, but keeping the hearing open, the Planning Commission/Board of Adjustments
acknowledges that additional public comment may impact the Council's consideration of the
item.
Variance action notwithstanding, staff's recommendation for the Interim Use Permit proposal
would ultimately remove the need for the variance.
ALTERNATIVE ACTIONS
Decision 1: Consideration of an Amendment to the Zoning Ordinance regulating the
requirements for lot and building size for places of public assembly in the B-3, Highway
Business District, through an Interim Use Permit.
1. Motion to adopt Resolution No. PC 2022-07 recommending amendment to the
Monticello Zoning Ordinance regulating the requirements for lot and building size for
places of public assembly in the B-3 (Highway Business District) through an Interim Use
Permit, based on findings in said resolution, and to continue the public hearing to the
City Council meeting of February 281", 2022 at 6:30 PM.
2. Motion to deny the adoption of Resolution No. PC 2022-07 recommending amendment
to the Monticello Zoning Ordinance regulating the requirements for lot and building size
for places of public assembly in the B-3 (Highway Business District) through an Interim
Use Permit, based on findings to be made by the Planning Commission, and to continue
the public hearing to the City Council meeting of February 281", 2022 at 6:30 PM.
3. Motion to table action on Resolution No. 2022-07.
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Planning Commission Agenda — 02/22/2022
Decision 2: Consideration of an Interim Use Permit (or Conditional Use Permit) for a place of
public assembly in the B-3, Highway Business District.
1. Motion to adopt Resolution No. PC 2022-08 recommending approval of an Interim Use
Permit (or Conditional Use Permit) for a place of public assembly in the B-3 (Highway
Business District) based on findings in said resolution and subject to conditions in Exhibit
Z, and to continue the public hearing to the City Council meeting of February 281", 2022
at 6:30 PM.
2. Motion to deny the adoption of Resolution No. PC 2022-08 recommending approval of
an Interim Use Permit (or Conditional Use Permit) for a place of public assembly in the
B-3 (Highway Business District) based on findings to be made by the Planning
Commission, and to continue the public hearing to the City Council meeting of February
281h 2022 at 6:30 PM.
3. Motion to table action on Resolution No. 2022-08.
Decision 3: Consideration of a Variance to the 10-acre lot size requirement for a place of
public assembly in a B-3, Highway Business District.
1. Motion to adopt Resolution No. PC 2022-09 approving a Variance to the 10-acre lot size
requirement for a place of public assembly in a B-3, Highway Business District, based on
findings in said resolution, and to continue the public hearing to the City Council
meeting of February 281", 2022 at 6:30 PM.
2. Motion to deny the adoption of Resolution No. PC 2022-09 approving a Variance to the
10-acre lot size requirement for a place of public assembly in a B-3, Highway Business
District, based on findings to be made by the Planning Commission, and to continue the
public hearing to the City Council meeting of February 281", 2022 at 6:30 PM.
3. Motion to table action on Resolution No. 2022-09.
SUPPORTING DATA
A. Resolution PC-2022-07 — Ordinance Amendment
B. Resolution PC-2022-08 — Interim Use Permit
C. Resolution PC-2022-09 -Variance
D. DRAFT Ordinance No. XXX
E. Applicant Narrative
F. Site Plans
G. Commercial Building Hours of Operation
Z. Conditions of Approval
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Planning Commission Agenda — 02/22/2022
EXHIBIT Z
Conditions of Approval
Alive! Lutheran Church, Place of Public Assembly
Lot 1, Block 1 Groveland Center
1. The applicant enters into a development agreement specifying the duration of the IUP,
with a time limitation. Staff and applicant suggest an initial term of four (4) years.
2. The applicant continues to demonstrate that the interim occupancy will not interfere
with other commercial uses of the property, either in the nature of the use, the times of
operation, or demand for services, such as parking or other impacts.
3. The IUP shall expire upon the end of the specified term, or when the applicant vacates
the property (whichever is sooner), and shall not be transferable to another similar
Public Assembly use.
4. Changes in scope or nature of the proposed use, operation, or other elements shall
require amendment to the IUP and the development contract, or a new IUP, depending
on the change.
5. Any additional recommendations of other Staff or Planning Commission.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. PC-2022-07
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF MONTICELLO RECOMMENDING ADOPTION OF
AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE
ESTABLISHING AN INTERIM USE PERMIT FOR
PLACES OF PUBLIC ASSEMBLY ON A PARCEL OF LESS THAN
10 ACRES IN THE B-3, HIGHWAY BUSINESS DISTRICT.
WHEREAS, the applicant is proposing to occupy leased space in a commercial building for
a Place of Public Assembly, on a temporary basis; and
WHEREAS, the subject property is less than the required 10 acres for Places of Public
Assembly in the B-3 District; and
WHEREAS, occupancies for such uses may be consistent with the conditions found in the
areas, if regulated by Interim Use Permit; and
WHEREAS, an amendment to the Zoning Ordinance is proposed which would establish
such an Interim Use Permit, with general conditions and an opportunity for the City to
manage the location, hours, intensity, and scope of the use on parcels of less than 10 acres;
and
WHEREAS, the proposed ordinance amendment, subject to the comments and requirements
identified in Exhibit Z of the applicable staff report February 22, 2022, along with the
language as proposed in the draft ordinance, are consistent with the intent for the Interim Use
requirements and the City's land use objectives for the site; and
WHEREAS, the ordinance amendment would be consistent with the City's Comprehensive
Plan in ensuring the continued dominant use of the site as Regional Commercial; and
WHEREAS, the Planning Commission held a public hearing to consider the matter at its
regular meeting on February 22, 2022 and the applicant and members of the public were
provided the opportunity to present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval of the proposed ordinance,
pursuant to the conditions identified by staff and others:
1. The proposed Interim Use Permit zoning amendment is consistent with the intent of
the Monticello Comprehensive Plan.
2. The proposed IUP process will meet the requirements and intent of the Monticello
Zoning Ordinance.
3. The proposed IUP process, when managed consistent with the terms of the ordinance,
will not create undue burdens on public systems, including streets and utilities.
4. The proposed IUP amendment will not create substantial impacts, visual or otherwise,
on neighboring land uses, other than temporary impacts common to the developed
land.
5. The proposed amendment is found to be consistent with the proposed and planned
land uses in the area.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota that the proposed amendment to the B-3 Zoning District establishing
Places of Public Assembly on parcels of less than 10 acres by Interim Use Permit is hereby
recommended for approval.
ADOPTED this 22"d day of February, 2022, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
Paul Konsor, Chair
ATTEST:
Angela Schumann, Community Development Director
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CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. PC-2022-08
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF
AN INTERIM USE PERMIT FOR PLACE OF PUBLIC ASSEMBLY ON A PARCEL
OF LESS THAN 10 ACRES IN THE B-3, HIGHWAY BUSINESS DISTRICT.
PROPERTY ADDRESS: 4071 CHELSEA ROAD WEST, MONTICELLO, MN 55362
PID: 155141001010
WHEREAS, the applicant is proposing to occupy leased space in a commercial building, on
a temporary basis; and
WHEREAS, the subject property is less than the required 10 acres for Places of Public
Assembly in the B-3 District; and
WHEREAS, the proposed use is allowed through an Interim Use Permit; and
WHEREAS, the proposed use and site improvements, subject to the conditions identified in
Exhibit Z of the applicable staff report February 22, 2022, are consistent with the intent for
the Interim Use requirements and the City's land use objectives for the site; and
WHEREAS, the use would be consistent with the City's Comprehensive Plan in supporting
the continued use of the site as Regional Commercial; and
WHEREAS, the nature of the proposed use will have limited impacts on the dominant
commercial uses of the site; and
WHEREAS, the Interim Use Permit allows the applicants an opportunity to seek other
permanent locations for their space, consistent with the long-term land use needs applicable
to such space; and
WHEREAS, the Planning Commission held a public hearing to consider the matter at its
regular meeting on February 22, 2022 and the applicant and members of the public were
provided the opportunity to present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval, pursuant to the conditions
identified by staff and others:
1. The proposed Interim Use is consistent with the intent of the Monticello
Comprehensive Plan.
2. The proposed use will meet the requirements of the Monticello Zoning Ordinance.
3. The proposed use will not create undue burdens on public systems, including streets
and utilities.
4. The proposed use will not create substantial impacts, visual or otherwise, on
neighboring land uses, other than temporary impacts common to to the developed
land.
5. The proposed use is found to be consistent with the proposed and planned land uses
in the area.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota that the proposed Interim Use Permit is hereby recommended for
approval, with the following conditions:
1. The applicant enters into a development agreement specifying the duration of the
IUP, with a time limitation. Staff and applicant suggest an initial term of four (4)
years.
2. The applicant continues to demonstrate that the interim occupancy will not interfere
with other commercial uses of the property, either in the nature of the use, the times
of operation, or demand for services, such as parking or other impacts.
3. The IUP shall expire upon the end of the specified term, or when the applicant
vacates the property (whichever is sooner), and shall not be transferable to another
similar Public Assembly use.
4. Changes in scope or nature of the proposed use, operation, or other elements shall
require amendment to the IUP and the development contract, or a new IUP,
depending on the change.
5. Any additional recommendations of other Staff or Planning Commission.
ADOPTED this 22" d day of February, 2022, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
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Paul Konsor, Chair
ATTEST:
Angela Schumann, Community Development Director
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-09
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF MONTICELLO APPROVING A VARIANCE TO
THE 10 ACRE REQUIREMENT FOR PLACES OF PUBLIC ASSEMBLY
IN THE B-3, HIGHWAY BUSINESS DISTRICT
PROPERTY ADDRESS: 4071 CHELSEA ROAD WEST, MONTICELLO, MN 55362
PID:155141001010
WHEREAS, the applicant is requesting a variance to the 10 acre lot size requirements Places of
Public Assembly in the B-3, Highway Business District to occupy a portion of a multi -tenant
commercial building; and
WHEREAS, the zoning ordinance currently requires, subject to potential amendment, a
minimum lot size for such uses in the B-3 District; and
WHEREAS, the proposed structure is located on an existing parcel of record, which is fully
developed and is just under 8 total acres in area; and
WHEREAS, the applicant is seeking the location as a result of the City's redevelopment project
removing its current downtown Monticello location; and
WHEREAS, the proposed use will occupy less than 10% of the proposed commercial building
site area; and
WHEREAS, the applicant indicates that the occupancy is for a limited time; and
WHEREAS, the applicant's use is not expected to create negative impacts or interference with
the other commercial uses of the property due to size, hours of operation, and other factors; and
WHEREAS, the Planning Commission held a public hearing on February 22, 2022 on the
application and the applicant and members of the public were provided the opportunity to present
information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the staff report,
which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following Findings
of Fact in relation to the approval of the variance:
1. The applicant has demonstrated practical difficulties in using the property in a reasonable
manner, due to the previously existing lot and structure, all of which combine to limit
reasonable construction in other configurations.
2. The existing parcel is of otherwise sufficient size and area to accommodate the proposed
use.
3. The applicant is required to move pursuant to a City -initiated redevelopment project at
their current location.
4. The proposed addition will not be inconsistent with area uses, nor create interference due
to size and hours/days of operation.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota, that the requested variance is approved based on the conditions provided
in Exhibit Z of the referenced staff planning report, as follows:
The applicant enters into a development agreement specifying the duration of the IUP,
with a time limitation. Staff and applicant suggest an initial term of four (4) years.
2. The applicant continues to demonstrate that the interim occupancy will not interfere with
other commercial uses of the property, either in the nature of the use, the times of
operation, or demand for services, such as parking or other impacts.
3. The IUP shall expire upon the end of the specified term, or when the applicant vacates
the property (whichever is sooner), and shall not be transferable to another similar Public
Assembly use.
4. Changes in scope or nature of the proposed use, operation, or other elements shall require
amendment to the IUP and the development contract, or a new IUP, depending on the
change.
5. Any additional recommendations of other Staff or Planning Commission.
ADOPTED this 22" d day of February, 2022, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
Paul Konsor, Chair
ATTEST:
Angela Schumann, Community Development Director
ORDINANCE NO. -
AN ORDINANCE AMENDING THE MONTICELLO CITY CODE ADDING
PROVISIONS FOR INTERIM USE PERMIT PLACED OF PUBLIC ASSEMBLY ON
CERTAIN PARCELS IN THE B-3, HIGHWAY BUSINESS ZONING DISTRICT
THE CITY COUNCIL OF THE CITY OF MONTICELLO ORDAINS:
SECTION 1. Table 5-1, Uses by District is hereby amended to add Places of Public
Assembly on parcels under 10 acres as an Interim Use Permit to the B-3, Highway Business
District.
SECTION 2. Section 5.2 (D)(6)(f)(i) is hereby amended to read as follows:
(f) Public Assembly in the B-3 District:
(i) Shall only be allowed on properties of 10 acres in size or more, except
that the City may consider such uses on smaller properties by Interim Use
Permit, subject to the following requirements:
a. The applicant for an IUP would enter into a development agreement
specifying the duration of the IUP, with a time limitation.
b. The applicant would be able to demonstrate that the interim
occupancy would not interfere with other commercial uses of the
property, either in the nature of the use, the times of operation, or
demand for services, such as parking or other impacts.
c. The IUP would expire upon the end of the specified term, or when
the applicant vacates the property, and would not be transferable to
another similar Public Assembly use.
d. Changes in scope or nature of the proposed use, operation, or other
elements would require amendment to the IUP and the development
contract, or a new IUP, depending on the change.
e. No such IUP, subsequent amendment, or reapplication may result in
a duration of the subject use for more than ten (10) years of
cumulative and continuous occupancy.
SECTION 3.
The City Clerk is hereby directed to make the changes required by this Ordinance as part
of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the
tables and chapters accordingly as necessary to provide the intended effect of this
Ordinance. The City Clerk is further directed to make necessary corrections to any internal
citations that result from said renumbering process, provided that such changes retain the
purpose and intent of the Zoning Ordinance as has been adopted.
SECTION 4.
This ordinance shall have full force and effect upon its passage and publication.
Passed by the City Council of the City of Monticello Wright County, Minnesota, this
day of , 2022
Lloyd Hilgart, Mayor
ATTEST:
Angela Schumann, Community Development Director
2/3/22, 12:36 PM TDS WebmaiL Compose
Subject: Description of operation
We are a church that has been in Monticello since 2006. At the present time we are at 121 W Broadway. We
have rented from Mr. Johnson for the last about 10 years. December of 2020 we were told that Mr. Johnson
sold the property to the City of Monticello for redevelopment. We were then told by the City of Monticello in
November, 2021 that we needed to relocate by May 15, 2022.
We did purchase a parcel of land across the river in 2016 to build a new church. As of right now we do not have
enough money or people to build on our land. We would like to sign a two year lease with LSW Properties.
The reason that we picked this property is because it is in a location that we feel we will be more visible to the
community. We may find in the area that there are people looking for a church to attend.
We would be meeting on Sunday mornings for worship service at 8:15. We would be using the building until
about 10:30 on Sundays. Since covid we have about 20 people that have returned to In Person Worship and
about 10 people are watching our Live Stream Service. Our Office would be open on Mondays and Fridays. On
the 2nd Monday each month we have our Council meeting at 6pm. In the future we may have a bible study on a
Monday or Friday but not at the present time. There is a possibility of midweek services during Lent and
Advent. There is always a chance of a funeral anytime.
We will be putting signage on the Groveland Center board. We are also are looking at putting signage or
banners in the window to the left of the front entrance of 4041.
1/1
https://mai12_tds.net/mai1#3
Engineering • Planning Surveying
SEA
Z DETAILS — SEE DETAIL SHEETS FOR THE FOLLOWING DETAILS
1 A 90 DEGREE PARKING SPACE STRIPING AT 9.0'*
1C HANDICAP PARKING SPACE AND SIGN (TYP,)
1 D "VAN ACC£SS13LE" HANDICAP PARKING SPACE AND SIGN
1 E PARALLEL PARKING SPACE STRIPING
2 TRAFFIC FLOW ARROW (TYP.)
3C "STOP" SIGN AND STOP BAR DETAIL
3E H "NO PARKING FIRE LANE" SIGN
3H ISLAND SIGN (134-7) & REFLECTOR (X 4-2)
31 "BEGIN ONE WAY" SIGN
3J "DO NOT ENTER" SIGN
3K "INCOMING TRAFFIC DOES NOT STOP" SIGN
4 CONCRETE DRIVEWAY ENTRANCE
5 CONCRETE PEDESTRIAN RAMP — (SEE ARCH. PLANS)
6A MN/DOT B612 CURB & GUTTER
68 MN/DOT 6618 CURB & GUTTER
9 GUARD POST (SEE ARCH, PLANS FOR ADDITIONAL POSTS)
10A STANDARD DUTY BITUMINOUS PAVING
�Jn 10B HEAVY DUTY BITUMINOUS PAVING
PARKING LOT STRIPING TO BE WHITE
C)
2� NOTES
L 1 A 4" TRAFFIC YELLOW LANE STRIPE (TYP.)
16 4" TRAFFIC WHITE LANE STRIPE (TYP)
IC DOUBLE 4" TRAFFIC YELLOW LANE STRIPE (TYP)
1 D YELLOW CROSSWALK STRIPING
1 E 4" YELLOW TRAFFIC CONTROL STRIPING
(DIAGONAL AT 2' D.C.)
' 4 8' CHAINLINK FENCE W/2 STRING BARBED WIRE (SEE ARCH. PLANS)
5 SLIDING GATE (SEE ARCH. PLANS)
7 RETAINING WALL (SEE ARCH. & STRUCTURAL PLANS)
8 CONCRETE SIDEWALK (SEE ARCH. PLANS)
10 ONE WAY DRIVE THRU LANE'
11 TRASH ENCLOSURE.
14 PROJECT IDENTIFICATION SIGN (PYLON)
16 REMOVE EXISTING CURBING IN CHELSEA ROAD
WITH SAW CUT & CONSTRUCT CONCRETE ENTRANCE
17 WESTERN ELECTRIC LINE
18 DRAINAGE & UTILITY EASEMENT LINE
12 DENOTES NUMBER OF PARKING SPACES
DEVELOPER:
Progressive Development & Construction Co.
11915 Brockton Avenue North
Osseo, MN 55369
Phone: (763) 428-4413
Attention — Shawn Weinand
ENGINEERING CONSULTANT:
MFRA
15050 23rd Avenue North
Plymouth, MN 55447
Phone: (763) 476-6010
Attention -- Daniel Parks, P.E.
INDEX OF DRAWINGS_
Drawing Title
PUD - Civil Site Plan
Grading & Drainage Plan
Utility Plan
Detail Sheet
Detail Sheet
Marvin Road- Plan & Profile
LEGAL aSCRIPTION:
OUTLOT F, GRQVELAND ADDITION, WRIGHT COUNTY, MINNESOTA.
DEVELOPMENT SUMMARY
SITE USE
LOT AREA
(ACRE)
BUILDING
AREA (SF)*
LOT 1 BLOCK 1
3.65
AUTOMOTIVE/OFFICE
3,627
AUTO BODY
10,812
AUTOMOTIVE
3,890
MIXED USE
9,982
OUTLOT B
0.53
MIXED USE
11,330
OUTLOT A
4.69
PONDING & WETLAND
TOTAL 8.87 39,641
*GROSS BUILDING SQUARE FOOTAGE (INCLUDING 2ND STORY)
-- PARKING SPACES PROVIDED: 181 — INCLUDES 6 HANDICAPPED SPACES
GENERAL NOTES:
ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS
OTHERWISE NOTED.
REFER TO ARCHITECTURAL PLANS FOR EXACT
LOCATIONS AND DIMENSIONS OF VESTIBULE, SLOPED PAVING,
EXIT PORCHES, RAMPS, TRUCK DOCKS, PRECISE BUILDING
DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS.
ALL CURB RETURN RADII ARE TO BE A MINIMUM OF TWO (2)
FEET UNLESS SHOWN OR NOTED OTHERWISE.
BITUMINOUS PAVEMENT SECTIONS TO BE IN ACCORDANCE WITH
RECOMMENDATIONS OF SOILS ENGINEER.
TRAFFIC SIGNS TO CONFORM WITH MNDOT AND CITY STANDARDS.
PARKING STRIPING TO BE 4" WHITE STRIPE
SEE PROPOSED PLAT FOR LOT BEARING DIMENSIONS AND AREAS
104 [il:d Irm-I
McCombs Frank Roos
Associates, Inc.
15030 23rd Avenue North Plymouth, Minnesota 55447
phone 76JI476-6010 fax 7631476-8532
E—Mail; m fra&n fro, cam
Client
Progressive Development
& Construction Co.
Osseo, MN
Project
Groveland Center
Monticello, MN
Sheet Title
PUD - Civil Site Plan
I hereby certify that this plan was prepared by
me or under my direct supervision and that
I orn a duly Licensed Professional Engineer
under the laws of the State of Minnesota.
Signature A'LA
Nome Daniel M. Parks
Date License # 18919
Designed DMP Checked DMP
Drawn MRJ/ATP Approved DMP
Date 212
Revisions
No. Date By Remarks
A
4/3/02
MRJ
REV. PER CLIENT
B
5/1 /02
ATP
REV. SITE PLAN
C
fi 3 02
MRD
REV. PER WSB 5 30 02 LE
D
6 8 02
D8
REV. MARVIN RD. CURB.
Sheet Revision
C1 D
6
TER
0 20 40 80 160
MFRA FILE No.: 13627
A
LAVATORIES SHALL. HAVE A CLEAR ACCESS WIDTH OF NOT LESS
THAN 30% CLEAR HEIGHT OF NOT LESS THAN 29" TO THE BOTTOM
OF THE FIXTURE APRON, CLEAR HEIGHT OF NOT MORE 34" TO THE
RIM OF THE FIXTURE, AND A CLEAR DEPTH OF NOT LESS THAN 12"
UNDER THE FIXTURE EXCLUSIVE OF BOWL AND WASTE PIPE. ALL
EXPOSED PIPES ARE TO BE COHERED WITH AN INSULATED PROTECTIVE
MATERIAL THE WATER CONTROL VALVES SHALL HAVE LEVER HANDLES.
REVROOM ACCESSORIES NOTE:
MIRRORS SHALL BE MOUNTED SO THAT THE BOTTOM IS NO HIGHER THAN 40"
ABOVE THE FLOOR. ALL WALL —MOUNTED DISPENSERS, WASTE DISPOSAL
CONTAINERS, OR SIMILAR ACCESSORIES SHALL BE MOUNTED SO THAT
WORKING HEIGHT IS NO HIGHER THAN 40" ABOVE THE FLOOR, AND
SHALL BE FREE OF INTERFERENCE BY GRAB BARS OR OTHER ACCESSORIES
OR FIXTURES. GRAB BARS SHALL SUPPORT A HEIGHT OF 250 LBS. OR GREATER.
RESTROOM INTERIOR FINISH NOTE:
FLOORS IN THE WATER CLOSET COMPARTMENTS ACCESSIBLE TO THE PUBLIC SHALL
HAVE A SMOOTH, HARD NONABSORBENT SURFACE SUCH AS CERAMIC TILE AND
SHALL EXTEND UP THE WALLS AT LEAST V. (IBC 1209.1
WALLS WITHIN 2 FEET OF URINALS AND WATER CLOSETS SHALL HAVE A SMOOTH,
HARD NONABSORBENT SURFACE, TO A HEIGHT OF 4 FEET ABOVE THE FLOOR. (IBC 1209.2)
12" MAX 42"
A7
r�
GENERAL NOTES:
1. TENANT BUILD OUTS WILL
BE SUBMITTED
UNDER
A SEPARATE
PERMIT.
2. AREAS --
1O1 —
1,935
S.P.
105
— 280
S.F.
109
— 119
S.F.
102 —
1,817
S.F.
106
— 55
S.F.
110 —
65
S.F.
103 —
1,833
S.F.
107
— 48
S.F.
111 —
65
S.F.
104 —
3,363
S.F.
108
— 55
S.F.
112 —
48
S.F.
r
�I
PR01ECTiVE
F
�_
i_
2
COATING OR
2
r�
'
COVER FOR
^
¢
F
PIPING
�
cv
V)
BACK WALL SIDE WALL
8fXMIN.
6" MAX.
TOE CLEARANCE)
NEr
CLEARANCE
17
MIN,
19"
MAX.
GRAB BARS AT ACCESSIBLE WATER CLOSETS
LAVATORY
CLEARANCES
2 RESTROOM DETAILS &
NOTES
I H1 SCALE: 3 8 = 1 —O
F n R
r
n n r
r n 11 a I I A KI r C
� 30"x48"
CLEAR
FLOOR
I PACE 30"x48
CLEAR
FLOOR
SPACE
j' .O.10
C4
18" 42" MIN. 18"
7'-4"
NOTE:
27" - WALL MOUNTED TOILET
31" = FLOOR MOUNTED TOILET
ENLARGED RESTROOM PLAN
6j!'j'/ SCALE: 3/8" - 1'--0
1 HOUR V METAL STUD WALL
One Layer $/8" Type 'X' Gypsum Wallboard Or Gypsum Veneer Base
Apelied At Right Angles Or Parallel To Each Side Of 6" Steel Studs
24 o.c. With 1" Type S Drywall Screws 8" o.c. To Vertical Joints And
12" o.c. At Floor And Ceiling Runners And Intermediate Studs. Stagger
Joints Staggered 24" On Opposite Sides.
GA FlLE NO. WP 1200 STC RATING - 40-44
6" STUDS ALLOWED
TO BE SUBSTITUTED
I`OR 3-5 S" STUDS
4 1 HOUR DEMISING WALL
I H1 I SCALE: -V 0
GENERAL INFORMATION
A. PROJECT NAME: Leoseholds For Groveland Center
B. PROJECT LOCATION: Monticello, Minnesota
APPLICABLE CODES:
COMMERCIAL P LA N R E V I E W
A. INTERNATIONAL BUILDING; CODE 2DDO Edition
9. MONITICELLO ZONING ORONANCE Current Edition
C. MINNESOTA STATE BUILD G CODE 2003 Edition
O. MHO PLUMBING CODE 2003 Edition
E. MINNESOTA ELECTRICAL Ot]E (NEC) 2001 Edition
F. INTERNATIONAL ENERGY ONSERVA110N CODE 20M Edition
G. INTERNATIONAL FIRE. CODE 2000 Edition
H. UMFORM MECHANICAL CME 1997 Edition
J. MSBC, CHAPTER 1341 — ACCESSIBILITY 2003 Edition
AUTOMA11C SPRINKLER i REQUIREMENTS
A. AN EXISTING NFPA 13 A1lTOMATTC SPRINKLER SYSTEM IS PROVIDED
THROUGHOUT THE BUILDNG (IBC 903.3.1.1)
EXITING
A. EXITS
1. Number Required (I
1004'2.1) 1
2. Number Accessible R
uired (IBC 1003.2.13) 1
3. Arrangement (IBC 1
,2.2)
— Not Less Than 1 /
Overall Diagonal (Sprinklered Building)
4. Travel Distance Maxl
ms
— Exit Access (IBC 1
4.2.4 = 300'
— Common Path of
a" IBC 1004.2.5) 100'
— Single Exit Build In
(IBC 005,2.2) 75'
5. Width
— Stairways (IBC €
3.3.1 = 36"
— Corridors (IBC 1
3.2.2 = 36"
— Exit Possageway9
C 1 5.3.3) 36"
— Exit Doors (IBC 1
5.3.3) = 32" Min Clear
48" Max Nom
6. Doors
— Swing (IBC 1003.3 .2)
Side Hinged Swingg Out At Occupant Load Greater Than 49
— Landings (IBC 1 a0
3.1.5)
Width Not Less T
Width of Door
Length in Dlrecti
of Travel Not Less Than 44"
r- Thresholds (IBC 1
Max Height = 1 /
-- 1: 2 Beveled Edge If 1/4"-1/2'
-- Consecutive Doors
IBC 1003.3.1,7) 48 + Door Width Apart
— Lock or Latch 18
1003.3.1.8}
Operable From Ins
Without Use of Knowledge or Keys.
Manually Operated
ush Bolts or Surface Bolts Are Prohibited.
— Fire Exit Hardwar
IBC 1003.3.1.9)
Not Required At
itAccess Doors
OTHER
A. ACCESSIBILITY (MSBC 1 1)
1. Building is Acceasibl
B. SAFETY GLAZING (IBC )
1. Safety Glazing Shall Installed In Hazardous Locations As
Specified In IBC 24 2
17"-19" HIGH FOUNTAIN
HIGH FOUNTAIN
EQUIPMENT LOW FOUNTAIN
PERMITTED
IN SHADED 4-
AREA Z Q 130"x48" e
PROTECTIVE = C4 CLEAR
COATING OR o, ^ SPACE
COVER FOR J N
E UIPMENT
8" MIN.J L 6" MIN.
SPOUT HEIGHT AND KNEE CLEARANCE FOUNTAIN DR COOLER
KS�DRINKING FOUNTAIN DETAILS & NOTES
I W11 SCALE: 3/8" - 1'-0
TOTAL — 9,683 S.F.
_
v
I
_
1
I
to
00
* = TEMPERED GLASS
Z
E R
O
ANODIZED HOLLOW METAL.
ALUMINUM @ W/ 2 COATS
OF PAINT
DOOR TYPES
NOT To SCALE
4'-4" 3'-4" _70
2" 10" 3'-0" 2" 2" 3'-0" 2"
2N
■ R
I
iV cv p
iV
F1 ANODIZED HOLLOW
LAL
ALUMINUM / 2 COATS
OF PAINT
FRAME TYPES
�Ieii>[*TlF�eli>�a
EXISTING
DOOR
'J �. 1
fo
�x Ic 34'— Q"
8" 7'irVv1j
110
�1
s
-17�
l
t4ye --
V aC'an�-
44'-7"
LEASE
A '2, 1O2
1,817 S.F.
I�
v
�nI
r
HATCH INDICATES -
WALL TO ROOF
DECK
EXISTiN
1 °' DOOR
34'-0"
tea, ,,j, �-, ""'i ��y--K-..-.k,�-�. sy ..•,; --�� f
4
T
ark 7I!'�.
i " ,
20 —fi 53 —4R -
107 10 1tr}Sl'2jej I r' -^ r�•�
DOORS t11><'t1 �,'' S W' J
0 $ s
o J -''
EXISTING
,
F`'
TRASH
r
ENCLOSURE
` . . .
Q
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l
1 —O "
I I ! I I
kI',�
1d of I EXISTING
I
I EXISTING I I EXISTING I
P tIm J;V10 .
OVERHEAD
k�
OVERHEAD OVERHEAD
?i X Ot
I I IYOOR
i DOOR f DOOR
L
EXISTING '
47'-11 1/2"
- SHIPS---LI1)96
I ~
' • " -
COP
IOR
--�
EXISTING
4
FLOOR
DRAIN
LEASE
A , 3'
H
TYP.
1 03 11
1,833 S.F.
DR114KING
Id—
73
FOL
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5/LH1
1
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103 =
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107
F-
ifl
—
1
—
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4'— 4"
4'-6 1/2
1
}
LEASE
AREA '1'
101
1,935 S.F.
C 0( �
I
4'-1 1/2",
11'-5 1/2*
LEASE
AREA
$ 4'
I
3,363 S.F.
I
co
u3
Cc, Kc
I
5-1 1 /2"
52'--C 1/2"
I C*4
fVEVC
10 LE
100
-- EXISTING DOOR
74'-10"
NORTH
FLOOR PLAN
LH1 SCALE: 1 8 = 1 —0
ROOM FINISH SCHEDULE
RM#
DESCRIPTION
FLOOR
BASE
N.WALL
EWALL
S.WALL
W WALL
CLa
HGHT
REMARKS
100
VESTIBULE
C.T.
C.T.
PT GYP
PT GYP
PT GYP
PT GYP
A.C.T.
9 —0
FURR SOUTH WALL
101
LEASE AREA '1'
SLD. CONC.
---
GYP.
GYP.
---
--
---
102
LEASE AREA '2'
SLD. CONC.
---
---
GYP.
GYP.
----
---
---
103
LEASE AREA '3'
SLD. CONC.
---
---
GYP.
GYP.
GYP.
---
---
104
LEASE AREA '4'
SLD. CONC.
---
GYP.
---
---
GYP.
---
----
105
CORRIDOR
VINYL
VINYL
PT GYP
PT GYP
PT GYP
PT GYP
A.C.T.
9'-0"
1 HOUR RATED CORRIDOR
106
WOMENS RESTROOM
C.T.
C.T.
PT GYP
PT GYP
PT/GYP
PT GYP
GYP.
9'-0"
4'-0" HIGH C.T. WAINSCOT
107
JANITOR
SLD. CONC.
---
GYP.
GYP.
GYP.
GYP.
---
---
108
MENS RESTROOM
C.T.
C.T.
PT GYP
PT GYPfT
JGYP
PT/GYP
GYP.
—0
4'-0" HIGH C.T. WAINSCOT
109
HALL
V
T GYP
PT GYP
A.C.T.
9'—O"
110
WOMENS RESTROOM
C.T.
C.T.
PT GYP
PT GYP
PT GYP
PT GYP
GYP.
9 —0
4'-0" HIGH C.T. WAINSCOT
111
MENS RESTROOM
C.T.
C.T,
PT GYP
PT GYP
PT GYP
PT CYP
GYP,
9 —O
4'—O" HIGH C.T. WAINSCOT
112
JANITOR
SLD. CONC.
---
GYP.
---
GYP.
GYP.
I---
---
EXISTING
MECH
ROOM
I�
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1 I
t L
,9
5' 5"
0
110
G1101111111111111111
F
r
C�
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LL
4nQ
Cc
F.D1DRINKING---FOUNTAIN
E
5£E 5/LH1 111
C
11L
'i09 I
r-
1
4
EXISTING DOOR
6'-9 1/2"
WOMEN
RESTROOM
11�
MEN
RESTROOM
111
apt —JANITOR 112
Fu..— V -. .
-
AlATEKSACS
�..�
m U J T B
ew I (' r )a
�J �] r 'y
APPROVED JOB COPY
IiEViEWEO FOR ippE COMPLIANCE
• SUPUECT ra NILD INSPECTION
Signature:
DOOR do FRAME
SCHEDULE ..
DR /
DOOR SIZE
THICK
DOOR
FRAME
REMARKS
1 OOA
3 —0 x7'—O
1
3
4
A
F1
INSULAT€NG
GLASS
100E
3'-0"x7'—O
1
3
4"
A
F1
INSULATING
GLASS
101
3'—O"x7'-0"
1
3
4"
B
F2
20
MINUTE
RATED
tO2
3'--0"x7'—O"
1
3
4"
B
F2
20
MINUTE
RATED
103
3'-0"x7'—O
1
3
4"
B
F2
20
MINUTE
RATED
104
3'—O"x7'—O
1
3
4"
B
F2
20
MINUTE
RATED
106
3—0"x7'-0"
1
3
4"
B
F2
20
MINUTE
RATED
107
3'-0"x7'—O
1
3
4"
B
F2
20
MINUTE
RATED
108
3'-0"x7'—O"
1
3
4"
B
F2
20
MINUTE
RATED
109A
3'—O"x7'—O"
1
3
4"
B
F2
10913
3'-0"x7'-0
1
3
4"
B
F2
110
3'—O"x7'—O"
1
3
4"
B
F2
111
3'-07_r—_O0
1
3
4"
8
F2
112
3'—O"x7'—O"
1
3
4"
B
F2
L A M P E R T
A R C H I T E C T S
13837 NE Lincoln Street
Ham Lake, MN 55304 101
Phone! 763.755. t 211 I-ax:763.757.2849
IamperlAlamperi-arCh.car*t
ARCHITECT CERTIFICATION:
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED ARCHITECT UNDER THE
LAWS OF THE STATE OF MINNESOTA.
SI ,NATVRE
LEONARD LAMPERT _.. .
PRINT NAMF
13665
LICFNSE NO
()A lE. -
Copyrlghl 2003
Leonard Larnport Archilecls, P.A.
Drawn By. NJC, JRM
Checked By: LL/LML
Revisions
FLOOR PLAN
Sheet NLJmber
LH1
Project No. 030729--
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10'x10' 1
1 O.H.D
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p-�Iq
tLE.DD,-If'r.D,11
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308,-0"
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=
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.'0
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BAY 'B'
r
LOCATION
4.017 S.F.
D:
F.D:- '
_
'�
E
r
BLOCK"
DEMISING
WALL (TYP)
..I
16'
3.1
— Aw
T.
MSBC 4715.1120; AN 4444c`+
OIL AND FLAMMABLE
LIQUIDS SEPARATOR 106x8
SHALL BE INSTALLED
AS REQUIRED HEREIN. Y
VERIFY LOCATION,
IDENTIFY NTH APPROPRIATE ,.8r 81-0. 8,_aw
DRAINS ON PLUMBING PLANS 1 -0"
2'-$" 2'-a' 2'-Sr
N ELECTRICAL
CONDUIT,
VERIFY LOCATION
-4 2'_ w 21_0w r,- " 2._ w �_g 4r
81`-4" U 45'-4"
2 CE�.TRAL MEZZANINE PLAN
A2 SCA6 =1 -0
]OR TO HAVE
kNIC HARDWARE
/ ALARM.
r 1'-8 1/2" " 40
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ELEC. ELEC.
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EQUIPMENT ' _ !
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11 -8 1/2� 1,776 S.F. L_
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WINDOW ,F.D,1� OFFICE
IN DOOR '� C FUTURE
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BOTTLED WATER D F.D+ �_J } O.H.D -I
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0 BAY 'C'
- --- - - - - 10,722 S.F. r F.D. 1,918 S.F. I
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N EQUIPMENT
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SWINGING
DOOR IFLAMABLE L- - I
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102'- 0w 2'-8" 2'-0"
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45'- 4"
1
A NORTH
1 FIRST FLOOR PLAN ;V0
A2 SCALE: 1 16 -1 -0
UITE 'E
SUITE 'F7"�� 9 S.F
31$ S.F. I 22'_1 1 /2"
4'-9 1/2" _ 16'-11" 1
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SUITE 'A' i1 SUITE 'B'
445 S.F. 1} 489 S.F.
Co m 11
EAST MEZZANINE PLAN
NORTH A2 SCALE: 1 /16"=1'-0"
co NOTE;
INTERCOM SYSTEM TO
BE INSTALLED IN EAST
MEZZANINE. BY OTHERS.
8"
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m
L A M P E R T
A R C H I T E C T S
13837 NE Lincoln Street W
Ham Lake. MN 55304 101
Phone:763-755-1211 Fox:763.757.2849
ismper blampert-arch.com
ARCHITECT CERTIFICATION:
I HEREBY CERTIFY THAT THIS PUN,
SPECIFICATION OR REPORT WAS
PREPARED BY ME OR UNDER My DMiIrCT
SuPERMSION AND THAT I Ali A DULY
LICENSED PROFESSIONAL ARCHITECT
UNDER THE LAWS OF THE STATE
OF MINNESOTA -
SIGNA TV PC
CERTIFICATION NO.
DATE
Kinho 7"?rL
AM''
GENERAL CONTRACTORS
14198 Norlhd010 @hd
Ropes, A!N 53374
Tel: 763-428-SOM
Fax: 765-428-800
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Drawn By. TKN
Checked By: LL/LML
Revisions
02.06.02
PRELIMINARY
02.22.02
REVISED PRELIM
04.22.02
REVISED PRELIM.
04.23.02
REVISED PRELIM.
FLOOR PLAN
Sheet Number
A 2
Project No. 020125-3
Space address sq ft employees Hours business type
4041 Chelsea Road 2307
vacant
4053 Chelsea Road
2257
2
6am-3pm
Rice lake Const.
m-f
office
4059 Chelsea Road
2725
2
6am-3pm
Rick Lake Const.
m-f
office
4065 Chelsea Road
Progressive Dev.
6am-3:30om
m-f
7am-5:30PM
m-f
1645
2
office
body shop
4071 Chelsea Road
Steele's Colision
4093 Chelsea Road
15366
8
2000
2
7:30am-5pm
Enterprise
m-f
office
4087 Chelsea Road
Suite 201
642
vacant
Suite 202
649
2
6am-3pm
office
G&M Outdoor
Suite 203
689
vacant
Suite 204
689
vacant
Suite 205
Monson Trucking
630
1
8am-3pm
office
Suite 206
Monson Trucking
401