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Planning Commission Agenda - 08/02/2022AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, August 2, 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), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes —July 5, 2022 C. Citizen Comments D. Consideration of adding items to the agenda E. Consideration to approve agenda 2. Public Hearings A. Consideration of an Amendment to Planned Unit Development for the Addition of a Paint Booth as an Accessory Structure in the Camping World Planned Unit Development Applicant: Camping World B. Consideration of an Amendment to a Conditional Use Permit for Planned Unit Development for a Clinic/Medical Services Use (Commercial Occupational Therapy Establishment) in the B-4, Regional Business District, Including Cross Access for Parking Applicant: M&M Home Contractors obo Sunny Days Therapy C. Consideration of a Request for an Amendment to the Zoning Ordinance to Allow Temporary Storage Boxes as an Accessory Use in the Affordable Storage and StorageLink Monticello PUD Districts. Applicant: City of Monticello 3. Regular Agenda A. Consideration of Community Development Director's Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 5, 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), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order Planning Commission Chair Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:02 p.m. B. Consideration of election of Planning Commission officers Community Development Director Angela Schumann provided an update and recap on the election of Planning Commission officers that occurred at the regular meeting on June 7, 2022. Paul Konsor was reelected as Planning Commission Chair and Andrew Tapper was reelected as Planning Commission Vice -Chair. C. Consideration of approving minutes a. Joint Meeting Minutes —June 7, 2022 ANDREW TAPPER MOVED TO APPROVE THE JOINT MEETING MINUTES FROM JUNE 7, 2022. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. b. Regular Meeting Minutes — June 7, 2022 ANDREW TAPPER MOVED TO APPROVE THE REGULAR MEETING MINUTES FROM JUNE 7, 2022. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. D. Citizen Comments None E. Consideration of adding items to the agenda None F. Consideration to approve agenda ANDREW TAPPER MOVED TO APPROVE THE JULY 5, 2022 REGULAR MEETING AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. 2. Public Hearings A. Consideration of a Request for an Amendment to the Zoning Ordinance to Allow Temporary Storage Boxes as an Accessory Use in the Affordable Storage and StorageLink Monticello PUD Districts. Applicant: City of Monticello Ms. Schumann provided an overview of the agenda item to the Planning Commission and the public and noted that staff has not yet been able to conduct the further research requested at the prior Planning Commission regular meeting where action on this item was tabled. To be able to conduct the requested research, staff recommended tabling this item once more to a future meeting. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC-2022-041 TO A FUTURE MEETING OF THE PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. B. Continued - Consideration of a Reauest for an Amendment to the Monticello Zoning Ordinance for Retail Service Uses Including but Not Limited to Definition, Zoning Districts and Standards Applicant: City of Monticello Ms. Schumann provided an overview of the agenda item to the Planning Commission and the public. When the Pointes at Cedar Planned Development District was adopted it included the Retail Services use definition within the ordinance. Adopting this use in the Zoning Ordinance will provide distinction between general retail commercial use and a retail use that includes a service component. The Retail Services definition is directly related to a transaction of goods or service between a buyer and a seller. Council liaison Gabler inquired as to the impact of the ordinance on The Pointes district itself, including existing permitted uses. Chairperson Paul Konsor opened the public hearing portion of the agenda item. Mr. Konsor closed the public hearing portion of the agenda item. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC-2022-035, RECOMMENDING APPROVAL OF ORDINANCE NO. , BASED ON THE FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. 3. Regular Agenda A. 2022 Buildine Department Update Chief Building Official Ron Hackenmueller gave a presentation providing an update on the City of Monticello Building Department. That presentation is included in the agenda on the City's website. B. Consideration of Community Development Director's Report Ms. Schumann provided an overview of the agenda item to the Planning Commission and the public. 4. Added Items None 5. Adjournment ANDREW TAPPER MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. MEETING ADJOURNED AT 6:55 P.M. Planning Commission Agenda — 08/02/2022 2A. Consideration of an Amendment to Planned Unit Development for the Addition of a Paint Booth as an Accessory Structure in the Camping World Planned Unit Development. Applicant: Camping World Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 08/02/2022 To be determined Additional Analysis by: Community Development Director, Chief Building & Zoning Official, Project Engineer, Community & Economic Development Director ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Planned Unit Development for a building addition housing a painting facility for Camping World. 1. Motion to adopt Resolution No. PC-2022-43 recommending approval of the PUD amendment for a paint facility for Camping World, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2022-43 recommending denial of the amendment to the PUD for a paint facility addition to Camping World based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2022-43. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1, Block 1, Camping World First Addition Ill�e�� ►• �fCi�I�7s�7s�] Planning Case Number: 2022-029 Request(s): Amendment to PUD to allow the installation of a pre -fabricated paint structure to an existing building. Deadline for Decision: September 10, 2022 (60-day deadline) November 11, 2022 (120-day deadline) Land Use Designation: Regional Commercial (RC) 1 Planning Commission Agenda — 08/02/2022 Zoning Designation: Camping World PUD District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Camping World, Recreational Vehicle Sales and Service Surrounding Land Uses: North: 1-94 East: Multi -tenant Commercial South: Commercial Self Storage and RV Dealership West: Motorsports Dealership Project Description: Camping World is requesting the installation of a prefabricated paint/spray booth for painting RV's as an extension to their current building. This is a steel construction standalone unit, encased in a separate structure, with proposed dimension of 60' deep, 18' 7" 3/8t" wide and a working height of 18' high, total height of 28'.5" with the roof mounted exhaust system. The site plan appears to show the addition attached to the existing principal building. The applicants are updating the site plan to provide additional detail on the location and configuration. ANALYSIS: As noted above, the applicant is seeking an amendment to their existing PUD approval to accommodate the expansion of their current Recreational Vehicle sales and service operation from its current extent at 3801 Chelsea. The paint/spray booth is located immediately adjacent to existing building in front of what appears to be an existing door on the south and west side of the building. According to the plan the extension will be tucked away from the highway and in a less visible area. It is noted that the proposed addition would face the facility's Chelsea Road frontage. No other changes to the approved site plan are proposed as a part of this amendment. Building Materials/Visibility. While the building itself is just 18 feet in height, it appears to have mechanical equipment approximately 28.5 feet high (more than 10 feet above the 2 Planning Commission Agenda — 08/02/2022 proposed building height). Roof -mounted mechanical equipment is required to be screened from the public right of way. The building is a pre -fabricated metal -sided ribbed structure. In the B-3 District, which is the original zoning designation for this site and for adjoining commercial properties, metal siding is not considered an allowable building material. The city has permitted other masonry -look materials, such as EIFS or stucco finishes, or applied masonry veneer materials to meet the requirements of the typical commercial zoning requirements. The existing principal building is constructed of masonry finishes and materials, primarily concrete. Because PUD is intended to be used to ensure that the land use objectives of the City are met while permitting variations from the typical zoning standards, the City and applicant may negotiate alternative designs. It is acknowledged that the building addition itself is unlikely to be visible from Chelsea Road given the display area for recreational vehicles on the site. However, if those vehicles are moved, the building would be visible, and will of course be visible to visitors. An exterior wall treatment of a masonry or masonry -like material would be more in keeping with the neighboring structures and the intent of the PUD zoning. In discussing this item with the applicant, they note that a similar treatment for the "detail" building on the parcel to the east was applied over the original metal building. It is staff's understanding that a similar treatment will be considered for the proposed paint/spray building — more detail is expected as a part of the upcoming public hearing. Mechanical Equipment. While the building itself may have limited exposure to the street due to the placement of recreational vehicles, the extended ventilation equipment would raise an issue of greater concern in this regard. The generally applicable zoning ordinance requires screening of mechanical equipment. The rationale for this requirement is to emphasize the commercial nature of the property, where retail visitors frequent the property, as distinguished from industrial property, where machinery and mechanical equipment are more common. It may be possible that if the exhaust equipment shown on the plans and supplemental photos is constructed within a structure that screens the view of the equipment itself, and in which that structure utilizes exterior materials that are consistent with the existing building or the treatment provided for the addition, the overall appearance of the facility would be closer to the intent of the commercial nature of the area. The applicants should plan for such screening, consistent with the building materials requirements of this report. As with the building materials discussion above, it is expected that the applicants are preparing a solution to this issue for presentation at the Planning Commission meeting. Planning Commission Agenda — 08/02/2022 Parking and Circulation. The proposed building is to be located adjacent to a corner of the building with access to the larger parking and RV display area. The plan should be dimensioned to illustrate access to the proposed building extension for vehicles on the site, as well as for fire and other emergency vehicle access. With the covering of the existing service door the proposed paint structure, it may impact other building or fire code building access. Building and Fire. Apart from the circulation discussion above, there is concern from staff that the building itself would raise issues related to fire separation and other building code requirements for additions. The original application is unclear, in that is shows the building addition shifted to be directly adjacent to the existing building. However, in further discussions with staff, the applicants noted that the addition would be connected to the existing structure, but only through a vestibule to be added between the two buildings. As such, the applicants are revising the site plan to show the actual proposed building siting. For additional clarification, utilizing existing fire doors could raising fire exiting issues for the existing structure. The applicants have been asked to resolve this issue as a part of the updated plans. Finally, for most situations, an attached addition to an existing building would typically require frost footings to avoid ground frost issues between the principal building and the attached structure. It is not clear from the proposal how those issues would be addressed. While this is not a zoning issue, it is something for the applicants to be aware of for building permit purposes. STAFF RECOMMENDED ACTION Staff is concerned that while the nature of the use is consistent with the principal use or the underlying zoning district intent, the proposed building and its location, visibility, and design are inconsistent with both the zoning intent and the purpose of PUD zoning. As such, a PUD amendment for the project as proposed by the applicant would benefit from changes to the structure that reflect the existing building, and shields the views of the mechanical equipment from view of the roadways. If the applicants can develop a more appropriate structure and plan, the use would be permissible, as long as it is compliant with the overall building codes and standards. The installation of any such spray booth must be inspected and reviewed by building department staff to guarantee safety and fire code compliance. As discussed above, the applicant proposes to make negligible changes to the site beyond the limits of the building itself. The location is situated on a portion of the site that is already paved, so there is no real 4 Planning Commission Agenda — 08/02/2022 impact on impervious surface or stormwater — provided the building location does not interfere with on -site circulation. To ensure compliance with the intent of the PUD zoning, the commercial nature of the area, and building and fire code compliance, some significant changes are necessary. Staff recommends tabling action on the proposal subject to revisions that satisfy the concerns related in this report. Going forward with the PUD amendment could be possible, if the Planning Commission, upon review of the updated materials at the meeting, find that the concerns raised in this report have been reasonably addressed. SUPPORTING DATA A. Resolution PC-2022-43 B. Aerial Site Image C. Applicant Narrative D. Certificate of Survey E. Plans, Including: a. Site Survey b. Vendor Submittal Package F. Building & Fire Department's Letter, dated July 27, 2022 Z. Conditions of Approval 5 Planning Commission Agenda — 08/02/2022 EXHIBIT Z Conditions of Approval PUD AMENDMENT Lot 1, Block 1 Camping World First Addition PID #:155243001010 1. The building exterior is covered with a material so as to be consistent with the existing principal building exterior and with city ordinance requirements. 2. The mechanical equipment is screened from view of Chelsea Road with material consistent with that of the principal and proposed buildings. 3. Paint/spray booth must conform with fire safety requirements of applicable City codes. 4. Updated plans for both site and building are provided to verify compliance with the items above. 5. Compliance with the recommendations of the City Engineer regarding grading and drainage. 6. Compliance with the City's Building and Fire Department Staff letter dated July 27, 2022. 7. Comments and recommendations of other Staff and Planning Commission. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-043 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO A PLANNED UNIT DEVELOPMENT FOR CAMPING WORLD AT 3801 CHELSEA ROAD WEST TO ADD AN ATTACHED PAINT FACILITY IN SUPPORT OF ITS VEHICLE REPAIR SERVICES Lot 1, Block 1, Camping World First Addition PID #:155243001010 WHEREAS, Camping World operates a recreational vehicle sales and service facility at the above address under a Planned Unit Development; and WHEREAS, the applicant proposes an expansion of the principal building to add a paint booth facility for vehicles that it services on -site; and WHEREAS, the use is an appropriate accessory use under the terms of the Camping World Planned Unit Development District which is the property's zoning designation; and WHEREAS, the expansion constitutes a change to the approved site plan which triggers an amendment to the approved PUD; and WHEREAS, the expansion, when designed to meet the conditions of PUD approval as listed below will comply with the requirements of the PUD District and the Monticello zoning ordinance; and WHEREAS, the Planning Commission held a public hearing on August 2, 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 recommendation of approval: 1. The proposed paint facility is an allowed accessory use to the principal vehicle sales facility as regulated by the Camping World PUD District. 2. The proposed facility is not expected to have a tendency to increase traffic on the adjoining streets. 3. The proposed facility can be accommodated by existing municipal utility systems and other infrastructure, and is within the anticipated service capacity of said systems. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-043 4. The proposed facility, when meeting the conditions of approval in this resolution, will meet the requirements of the applicable zoning district and the intent of the commercial zoning and land use regulations of the area in which it is located. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the application for an Amendment to the Camping World Planned Unit Development, subject to the conditions listed in Exhibit Z of the staff report as follows: The building exterior is covered with a material so as to be consistent with the existing principal building exterior. 2. The mechanical equipment is screened from view of Chelsea Road with material consistent with that of the principal and proposed buildings. 3. Paint/spray booth must conform with fire safety requirements of applicable City codes. 4. Updated plans for both site and building are provided to verify compliance with the items above. 5. Compliance with the recommendations of the City Engineer regarding grading and drainage. 6. Compliance with the City's Building and Fire Department Staff letter dated July 27, 2022. 7. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 2,d day of August, 2022 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION A ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 2 Narrative: Camping is requesting the installation of an outdoor Pant/Spray Booth for painting RV's Next to their current building. This is a SINGLE steel construction standalone unit with proposed dimension of 60' deep, 18' 7" 3/8t" wide and a working height of 18' high, total height of 28'.5" with the roof mounted exhaust system , attached is photo example along with the booth specifications. GUTTERS & DOWNSROV SOP DOOR OPENING 181 WORKING WITH �i The paint booth will not include any external lighting or signage The paint booth addition will not have an impact on the water or wastewater system. A landscape plan will be submitted with the permit application. SECTION 1 a. T121 N. R25W VICINITY MAP (NO SCALE) ZONING REQUIREMENTS ZONED B-3 - HIGHWAY BUSINESS DISTRICT OVERLAY DISTRICT FBS - FREEWAY BONUS SIGN DISTRICT VEHICLE SALES & RENTAL IS A CONDITIONAL USE MINIMUM LOT AREA - NONE MINIMUM LOT WIDTH - 100 FEET MAXIMUM HEIGHT - 2 STORIES / 30 FEET BUILDING SETBACKS: FRONT - 30 FEET STREET SIDE - 2a FEET INTERIOR SIDE - 10 FEET REAR - 30 FEET PARKING SETBACKS* 6 FEET TO ANY LOT LINE PARKING REQUIREMENTS: 8 SPACES PLUS ONE ADDITIONAL SPACE FOR EACH 800 SQ. FT. OF FLOOR AREA 1 OVER 000 S - FT. VEHICLE SALES Q � AN❑ RENTAL) (AS PER CITY OF MONTICELLO ZONING CODE) ,,1�, / FOUND 1 r" / a RON PIP NORTHWEST CORNER OF "CAMPI 3801 CHELSEA ROAD Wf CITY OF MONTICELLO, WRIGHT COUN 0 20 40 1� I 1 INCH EQUALS 40 FEET CHAIN LINK YY C RIGHT QF WAY ��9ltYSiAL�$ FENCE - � ,4 T� -- �� / / �: l - - LONG:- - WORE p FIR... AD�31T10N '' S� / LP '1, S C Ab 0 .. O _ e G P Q D s7 L G -_ o ri �{. a f a _ R s o- o _ �. . :'� o AROP E A N '1 09 A R 1 E' ' �e G R - �' O G I OD E ANK S q PARAPET ❑ 4 R � 5� F s :- �R y F - . H I 7- �- E GH • �� .. -CAN O : � c... _,[1 .a. / , l / ' -- _' "_iiIfiLIMINrlk15� .. .. �� r R _ . - _ -- _ TR T / — , , © i 1 Z' DRAINAGE & UTILITY EASEMENT V / % 90TH STREET 3R0 ADDITON} fi' DRAINAGE & U7[L1TY EASEMENT J I 90TH TR PP I S EET 3R A ADDITION SCHEDULE 8 TEM 21 ) SC REDUCE $ITEM 2 L 1 } 1 � it FH I r 22I5HFEET +�� 3 I . _ -'PILLAR .. .. CE Z 47D _ A2:�.. - . p9NErRiC . 8��o� o ° t413.73 . .. .. - - ZS a 9 p o ET . 2 0 h F _ S N , . 7 S 1. '' 4a pp �� R 4 N S I BASIS FOR BEARINGS WRIGH I COUNTY COORDINATE SYSTEM (NAD 83, 1996) (VIA REAL TIME CPS MEASUREMENTS UTILIZING MINNESOTA DEPARTMENT OF TRANSPORTATION VRS NETWORK) IDE OF "CAMPING WORLD" :HELSEA ROAD WEST -0, WRIGHT COUNTY, MINNESOTA LEGAL DESCRIPTIIONS FIRST AMER€CAN TITLE INSURANCE COMPANY COMMITMENT NO. NCS-822199MN1-PHX1 AM N M NT N AT M 4 E D E 0 3 D ED DECE BER 1 2a16 Parcel A: Lot 1, Block 1, Camping World First Addition, Wright County, Minnesota, recorded as Document No. A1332803. Parcel B: Lot 1, Block 1, Maas Addition, Wright County, Minnesota, recorded as Document No. 1227140, a (Abstract property) 1 The property described and shown hereon is the same property as described in First American Title Insurance Company commitment number NCS-822199MN1—PHX1 Amendment No. 3, dated December 14, 2016. ADJACENT PYLON SIGN 3.7 AREA SUMMARY PARCEL A = 385,582 SQ, FT. OR 8.8579 ACRES PARCEL B = 259,313 50. FT. OR 5.5930 ACRES 3.4 /, _ - w � : �v Q. 4 Ce ry d d_ '. 2.9, ET c�'i Q a 0 d _ - P �� ' NORTHEASTERLY •---� ry � L �.. �. :i-- NOTE: A MUNICIPAL INFORMATION SUMMARY REPORT BY ® - LINE OF VACATED a -= - - • . J' 4 #AH -: CHELSEA COURT , '' •Y- " CBRE, DATED NOVEMBER 15, 2018 STATES THE USE QF � . - a .q d - 3 , q--- .0. '',44ti- a CONC. 1 �•i-•.:• - --Y ¢ q�- ,;.:• -d PAD .. J TH€ SUBJECT PROPERTY 15 CONSIDERED LEGALLY r`� .Q o.,, - d 7S d , CONFORMING AND THE IMPROVEMENTS ARE CONSIDERED � ,•", , I „I PROPOSED PAVED PARKING LOT a ...ti-11' - - . E3-• - . r w'a 5a U LEGALLY CONFORMING. "OF NOTE, 93 PARKING SPACES y 1 �, - • _ F Z r. := :- . AND ACCESS DRIVE AISLES 1 , •i ,- w 4 , � ARE PROPOSED TO BE PR4NDED ON -SITE.' 1 ', Yn T 0 yJ : -m ce . a -v _ ��pp - Z •'` - 47,8. Cr �,, 5�� 01 Y� 1 CETY DRAINAGE EAND 0 TIUTYNTO w 7 z I s6 G -.ry �_ - Q tt RW.lil . . + t, LL 1l1 iF -6 EASEMENTS DOG. N17. A1332896 d c� e I LP r d o $ - D D SCHEDULE B ITEM 34 Krn�. - a CONC. LP © D1C1 { 7 a a. K . e °n 5—D .el /. . a $ w oQ PAD a• [� r�_1 oe' 4 c� ... x q (y . TR T� O 9 O- Q d o • F. N m.'v7".' v d 2 •ti ' I is LL w / ._ 4 _ 4� I NOTE: THIS PARCEL VACANT AT THE TIME N v a- Q �] s � Q r OF THIS SURVEY F d % J w V LEGEND �: -- r H- B I LP ❑ ^ 43:fi PARAPET G C f� R#t e x d' P- a � d N -- W � Y Q n HEIGHT- 3' - •caN F, MH MANHOLE 4 8 W a 22.4 FEET Sr •6 •-C,:� ' PAD 4• �' o o / . Y �' w r� N �. 3 ❑ T - z ❑ �y , . CB ® CA CH BASIN 'yY 1E' a �L � w m R d a P (% I 0 D w 5 H o • 8 ❑ e w R c� o ❑ ❑� d D R _q _ 3 rY a N S P P R P •�' :^ P OWE OLE � a e . c a F f FP � 1 ry W N l 1 L 'C o d CONC., LP WV WATER VALVE c W �x PARAPET P AD a _ I [n o [� 4I OG ar cn - _ • LP r� �� LP iJGHT POLE • R6:. HE1GH T (lJ w.. fil SOUTHWE57ERLY LINE OF-:: 22.6 FEET I� m �= p. '• 1. '• •, T 1 K 1 AMPIN - - r a H WV - FHA fIRE HYDRANT L0 $LOG C G . �:.. '.•. c� WORLD FIRST ADDITION . O T F v E ELECTRIC TRANS ORDER 1 ❑ 0 W '♦ .. .. •• .. ,. y TMH PH N MANH - - - - - . V TELE o E DLE _ V U o f �:: I r- .. 3 z O . .. a MH � o PARKING SUMMARY {/�� . L! .. .. U EMH ELECTRIC MANHOLE �D a t N fl Q � r - - - - o �SE a 1 N A A 0 GM GAs METER 4 STA D RD SP CES Q'. =3 II 7 _ - I .� R r 2 • z<r •k• C +S _ - �Fr. �I 0 us' + +�7 I C 9 C R s HAN I AP PA 4•' � ` D v AN ❑ T 2 D C S CES a 3 D cLE u • i N p P L CYI' A L U �• S � O � � H � GE' _ 1 M � 0 , H Q ._ a FP 0 FLAG POLE T T T I I �' a^• E ! 16 0 AL S R PED PARK NG ry I �. U � r G _ �� n �E o R n e n a :a I _ c m s' ❑ I SPACES �~ r u1 0 rr ^� :' a GUARD P05T Q r� _ - O '�+ � ti r D MH - M £ o � �: 2 S .� n e 1 0� cN �� S� � M - .. P-a m N ON � - � SIGN / e LP � x I Few r z : .�� , MH rramw., - - - "l .. _ Q r_. '' a V ++�� r V Q r t J ..�• -- _ r ^ �f a R N 1N J O VE VNDERG DU D ELECTR C L ES a a .. .. �W w m f/ �y . K' -. ❑ - E7' a -. - UT llNDERGRDUN❑ TELEPHONE LINES h a `t -sn �8 •MIN•'S• a C7 N rni 1 - - - :' G GAS MAIN SERVICE s 1 �a / �. R NG -i . +ARK LQ - o 4 .,� ar ?. �' WEST LINE OF �. W WATER MAIN RVICE S 1 .. - x ..sw 4'' 1 LOT 1 BLOCK 1 - . . MAAS ADDITION r, - _ - .. DENOTES DIMENS DN 'Y L P R IN ^•P,• .. - M MEA5U ED DUR G THE LP L 4 R F THI R Y 7 COU SE 0 S SU vE - .f�i•' _ J 4 1 MH. C 4 7 S 0 E 7FtAhEGE' Al N �r TEt DENOTES RECORD R .. M F�[I.T BLDCKEb -'A1 - DIMENSION AS PER PLAT 4W 1 . £B ` . R TMH 7H • 7fT1E •-0 THIS. ' (] co OF CAMPING WORLD VE i .. -�-- - - b '3�' ti- % .. FIRST A ITT N _ fl. -• . DD O �' CO TR �MH� - d CB .. T - I DENOTES SET SURVEY .. • _ - w. A .T. V IJ - T 1- • MONUMENT MARKED E it E LC1 MH C L6CK: 1 tAk* J I e = L "KEMPER 18407" � -• - , . ... .. - �. WOR... flR , ADDITION.. -' S F :- �-y- DENOTES TRA FTC MH F !R - — - - LOW D ECTiON - _.. -- -'' . --- �• L15' �' . - .::. • • , • ..-... •..:., sDil •srE�f:Y•L D� ' •••�::.'-_ `. --' DENOTES 81TUMINDUS SURFACING C _ - TNwk . . _ LOt 1 :B OCK 1 CAMPIYiG • . U L ..• C R' r { %4 0 FIR T= 1A' N - WORLD... ADD O wv � _ M I 4 DENOTES CONCRETE SURFACING LP y-I. FH _ - 10.3 ": 2 • - . VR VIR A RFRN Y M - S TU L EEE CE SSTE aa.: ^ r s �. =:.• �V r . RLS REGISTERED LAND SURVEYOR M 2 I �. �' - LP D °(] R TR , A - r 'hH-' w. NOTES CORRESPONDING TO SCHEDULE g 1 --:. �' X �rj•'-, J, ❑� c U ' e TR - r- . ya.. 4 E - nn �J z7 N FIRST AMERICAN TI TLE INSURANCE COMPANY rMH ., r D tx `3 e I,= P NOTES COMMITMENT N0. NCS 822199MN1-PHX1 ' - ':_ - -- �`�°�: -..0 � .:'' _- - . } r N S SURVEY WAS CONDUCTED WITH A LEICA MS 50 ROBOTIC TOTAL STATION A T A 1 1 MENDEMEN NO 3, D TED DECEMBER 4, 2a 5 ,- _ ,� _ . .. ::' ' ---: YI AN -� _ _ - D LEICA GS 14 GNSS RECEIVER. `. o 16. AFFECTS PARCEL B 30. ORDER 2016-045C BY THE MONTICELLO CITY COUNCIL, RECORDED z 2. ALL DIMENSIONS FROM BUILDINGS TD PROPERTY LINES ARE MEASURED # y PERPENDICULAR OR RADIALLY TO SAIp PROPERTY LINES- DECEMBER 12, 2016, AS DOG. NO. 1333919, REGARDING TWE 20N1NG OF S2} -•• ~ 18. AFFECTS PARCEL B PART OF THE LAND. P _ - _ _ _ •• '' L .:: 3. AL I : � •: �+ , . I - L DREVEWAY AND STREET THROAT D MENSIONS SHOWN ARE MEASURED FACE AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. -`"IC m OF CURB TO FACE OF CURB, UNLESS OTHERWISE NOTED- 19, UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE PLAT OF - ' • C R - ' � ;- ; • •:_=_ • , •... -- . _ •"•''.-•,. ;'. w 4. THERE 15 NO OBSERVABLE EVDENCE OF CEMETERIES OR BURIAL GROUNDS, OR 90TH STREET ADDITION. 31. CON❑ITIONS CONTAINED IN ORDER #2015-045B BY THE MONTICELLO R � ��Rg.' '.. - . ,_ ;'-' •• •= _ ;'' : '' GRAVESITE5 ON SUBJEC7 PROPERTY. AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. CITY COUNCIL, RECORDED DECEMBER 12, 2016, AS DOC. NO. 1331920. FLOOD ZONE _ y '' = w AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. ~ 5. THERE ARE NO PONDS, LAKES, SPRINGS OR RIVERS, OR WATERWAYS BORDERING . ' LP - w 20. UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE PLAT DF SUBJECT PROPERTY LIES WITHIN FLDDD ZONE "X .- •' DN OR RUNNING THROUGH SUBJECT PROPERTY. ' `'. == 90TH STREET 2ND ADDITION, RECORDED AS DOCUMENT NO. 721548. 32. CONDITIONS CONTAINED IN ORDER #2016-045A BY THE MONTICELLO - „ MH MdtJUMEhk7-_ s. uTIUTIEs sHaWN HEREGN ARE As PER ABGVE GROUND EINDENGE. [AREAS DETERMINED TO BE OUTSIDE 500 YEAR AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. CITY COUNCIL, RECORDED DECEMBER 12, 2015. AS DOC. NO. 1331921- A F MH \ �_ ILP AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. FLOOD PLAIN} CCORDING TO THE EDERAL 7. ACCESS IS GAINED TO THE SUBJECT PROPERTY VIA CHELSEA ROAD WEST, - :• .` - WHICH IS A DEDICATED PUBLIC RIGHT-OF-WAY. 21. UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE Pi AT OF EMERGENCY MANAGEMENT AGENCY FLOOD � Lp Vie_ . 90TH STREET 3RD ADDITION, RECORDED AS DOCUMENT NO. 992979. 33. THE TERMS AND PROVESIONS CONTAINED IN THE DOCUMENT ENTITLED INSURANCE RATE MAP COMMUNITY PANEL = ��] �, - 8.2 8. THERE IS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. "DEVELOPMENT CONTRACT AND CONDITIONAL USE PERMIT" RECORDED NUMBER 270534—D415 B, DATED AUGUST 4, � 90]] �' "' cDNc. CONSTRUCTION OR BUILDING ADDITIONS WITHIN RECENT MONTHS. DECEMBER 15, 2016 AS A1332332 OF OFFICIAL RECORDS. - . • r 22-25. AFFECT PARCEL 8 AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. 19$$, WRIGHT COUNTY, MiNNESOTA a� , ,y CB `' R� ttil PAD 10.5 9. THERE ARE ND CHANGES IN STREET RIGHT OF WAY LINES EITHER COMPLETED �QQ �{� j �1� OR PROPOSED, ANp AVAILABLE FROM THE CONTROLLING JURISDICTION. (0_ :. 0Q 26. CONDITIONS CONTAINED IN ORDER # 14-005 GRANTING 34. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED <1�r , �� _` LP 10. THERE IS NO OBSERVABLE EVIDENCE OF RECENT STREET OR SDEWALK CONDE7IONAL USE PERMIT $Y THE CITY OF MONTICELLO, RECORDED "ENCROACHMENT AGREEMENT" RECORDED DECEMBER 22, 2Dlfi AS 0 C 33s �� M1 CONSTRUCTION pR REPAIRS. APRIL 2, 2014, AS DOC- NO- 1260647. A1332896 OF OFFICIAL RECORDS- FH • ' �, C� 5 AFFECTS SUBJECT PROPERTY. BLANKET kN NATl1RE. AFFECTS SllBJECT PROPERTY. BLANKET IN NATURE. � — 11. THERE IS NO OBSERVABLE EVIDENCE OF SITE USE AS A SOLID WASTE DUMP, --''C� -.- - .: �` , -_ _ •.-, SUMP OR SANITARY LANDFILL 27. RESERVATION OF MINERALS AND MINERAL RIGHTS BY THE STATE 35. THE TERMS AND PROVlS16N5 CONTAINED IN THE DOCUMENT ENTITLED STATEMENT DF APPARENT ENCRQACHMENTS�83s. ;y FDUND 1/2 12. NO EVIDENCE OF POTENTIAL WETLANDS WERE OBSERVED ON THE SUBJECT OF MINNESOTA. AS CONTAINED !N THE STATE DEED, DATED "STORMWAIER FACILITIES MAINTENANCE AGREEMENT" RECORDED • • N IRON PIPE PROPERTY AT THE TIME THE SURVEY WAS CONDUCTED, NOR HAVE WE RECEIVED OCTOBER 12, 2016. RECORDED OCTOBER 12, 2016, AS DOC. No. DECEMBER 22, 2016 AS A1332897 OF OFFICIAL RECORDS. n MONUMENT SIGN ENCROACHES INTO CHELSEA ROAD WEST W...--. '•,• 7 - 4, ANY DOCUMENTATION OF ANY WETLANDS BEING LOCATED ON THE SUBJECT 1326808. AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. �J RIGiiT OF WAY 2.3 FEET. •'MH' 3 49" PROPERTY. AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. �: _ .- r`l ®WV g LrW&R] �•MH SURVEYOR'S CERTIFICATE To: Spirit Master Funding X, LLC, a Delaware limited liability Company, Spirit Realt L.P. a Delaware limited artnershi and their res ective affiliates Y• p P, P successors and assigns; Th h m n In .' e Matt ews Co pa y, c , and First American Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land T#le Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 6(o), 6(b), 7(o), 7(b)(1), 7(c), 8, 9, 10(a), 13, 14, 16, 17, and 20 of Table A thereof. The field work was completed on August 23, 2016, revisited December 1, 2016. t Date: r sue. L� Mark D. Kemper, Professional L' r Minnesota Re Ist ation No. 1$4 9 Kemper & Associates, Inc. 721 Old Hi hwa 8 N.W. 9 Y New Brighton, Minnesota 55112 Ph n — 1— 1 a e 651 E3 035 Fax 651-631-8805 email: kemper0pro—ns.net This Surve has been re ared sole) for the benefit of the Y P P Y arties set forth in this Surva r s Certification and ma not P Yo Y be uoted or relied u on b nor ma co ies be delivered to 9 P Y• Y P an other art or used for an ur ass Includin without Y P Y Y P P 9, limitation the re oration of zonin re orts or an other P P 9 P Y third art r orts without The Matthews Com an Inc. and P Y eP P Y• Kem er & Associates Inc.'s rior written consent. The P P Matthews Com an Inc. and Kem er & Associates Inc. P Y. P i r i r e>t ressl disclo ms an dut o otsli of on town ds an art P Y Y Y 9 YP Y i n i ifi i h- r r' r- that s at dent ed n t is Su ve s Ce tificnt on. Please be advised that The Matthews Com an Inc. and P Y• Kem er & Associates Inc. will not include the roviders of P P r i an third a t re arts in the Surve is Cert fication. Y v Y P Y� 77 77 ALTA NSPS LAND TITLE SURVEY PREPARED FOR: Inc. ■ THE MATTH E M PANY VI1� Co h — 17220 New o e Street Suites 108 110 Fountain Valle CA 9270$ Tel: (714)-979-7181 Fax: (714)-641-2$40 www.themotthewscom an .com P Y R 5 1 1 2 28 6 A N T ME DED TI LE T H J M K D R4 12/08/16 REVISED MISR BY CBRE TJH MDK R3 12/02/16 REVISED TITLE T.F MDK R2 09/01/16 CERTIFIED PARTIES T..I- MDK R1 08/26/16 COMBINED COMMITMENT I..I MDK MARK DATE REVISION Dy AP'V'D Camping World and Good Sam 3801 Chelsea Road W. Monticello, MN SCALE: 1 "=40' CHKD./AP'V'D: DATE: August 24, 2016 APPROVED: DWN. BY: Todd Holen (16231A.DWG) CHKD. BY: Mark Kemper SHEET 1 DP 2 SHEETS J.N.: 16-a8-01-10001 SECTION 10. T121 N, R25W VICINITY MAP (NO SCALE) ZONING REQUIREMENTS ZONED B-3 - HIGHWAY BUSINESS DISTRICT OVERLAY DISTRICT FBS - FREEWAY BONUS SIGN DISTRICT VEHICLE SALES & RENTAL IS A CONDITIONAL USE MINIMUM LOT AREA - NONE MINIMUM LOT WIDTH - 100 FEET MAXIMUM HEIGHT - 2 STORIES / 30 FEET BUILDING SETBACKS: FRONT - 30 FEET STREET SIDE - 20 FEET INTERIOR SIDE - 10 FEET REAR - 30 FEET PARKING SETBACKS: 6 FEET TO ANY LOT LINE PARKING REQUIREMENTS: 8 SPACES PLUS ONE ADDITIONAL SPACE FOR EACH 800 SQ. FT. OF FLOOR AREA OVER 1,000 SQ. FT. (VEHICLE SALES AND RENTAL) (AS PER CITY OF MONTICELLO ZONING CODE) NOTE: A MUNICIPAL INFORMATION SUMMARY REPORT BY CBRE DATED NOVEMBER 15 2016 STATES THE USE OF THE SUBJECT PROPERTY IS CONSIDERED LEGALLY CONFORMING AND THE IMPROVEMENTS ARE CONSIDERED LEGALLY CONFORMING. "OF NOTE, 93 PARKING SPACES ARE PROPOSED TO BE PROVIDED ON -SITE." I,--, �'� \ pp, T \ / IX; /,/' NOR' CITY OF / �� / 0 ,,, 6 G �0, �.Q_/ / O/ . / . / / TR❑ / / PP / / / h 1• CHAIN LINK RIGHT OF WAY FENCE ANT F/s TA T� 0 20 40 1 INCH EQUALS 40 FEET BASIS FOR BEARINGS WRIGHT COUNTY COORDINATE SYSTEM (NAD 83, 1996) (VIA REAL TIME GPS MEASUREMENTS UTILIZING MINNESOTA DEPARTMENT OF TRANSPORTATION VRS NETWORK) IDE OF "CAMPING WORLD" NELSEA ROAD WEST _0, WRIGHT COUNTY, MINNESOTA LEGAL DESCRIPTIONS FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT NO. NCS-822199MN1-PHX1 AMENDMENT NO. 3, DATED DECEMBER 14, 2016 Parcel A: Lot 1, Block 1, Camping World First Addition, Wright County, Minnesota, recorded as Document No. A1332803. Parcel B: Lot 1, Block 1, Maas Addition, Wright County, Minnesota, recorded as Document No. 1227140. 11:`, (Abstract property) / The property described and shown hereon is the some property as described in First American Title Insurance Company commitment number NCS-822199MN1—PHX1 Amendment No. 3, dated December 14, 2016. ADJACENT PYLON SIGN f 3.7 AREA SUMMARY PARCEL A = 385,582 SQ. FT. OR 8.8579 ACRES tlf PARCEL B = 259,313 SQ. FT. OR 5.5930 ACRES 3.4 / / (SCHEDULE B ITEM 21) /� . \ I FH . - iS a \`� .. ..: '__1 / - CI I w .` Ja CF .. 29. EET [� ° d , , NORTHEASTERLY `�z . .... .. ry LP `"". , LINE OF VACATED \ _ ' v Q Q : 'MH ;. ; / / .-� CHELSEA COURT ,- ...• a d \\ Q vi.>._ . ,CONC. / aN:..: . . ,. W ': -, / �, . PROPOSED PAVED PARKING LOT .. -A �: w Q: 4` a G^ / :.. w U \ y AND ACCESS DRIVE AISLES 01011 ,` , , PERMITTED TO ENCROACH ONTO 0 .:'-��..&-:...'::: -_.. ..tt � . v. a ' �.a :.:: ,_`?�4t `47,8__:: '.. � —1g tr % \ CITY DRAINAGE AND UTILITY .:.. x z s' V' � a Q m.:.. .. c °vim b .. PID '#F ` .1. < , , EASEMENTS (DOC. N0. A1332896) z �.�. ;: ° �, . oo �Q M'. '_�' ' .. LP W ...' -:: \ \ " . <, oo _ p1015 (SCHEDULE B ITEM 34) LP y x �u :... C1 \ $5 ¢ •'P ' .:-' '_ - . _til _' oo' I. ��, . I . J� CPAD a• :.. -.. _:.'..:-.--. T \�, 155_1 o-fix.: ' ' -: a o° a<�`�. ° ,. . .. \ TR� < , ,. 1- PID # � . 'b +:... ... c ;�� O ,;. .....:-' :. . w dj ... a GO�d ILL. .:.. \ \�,Q d ° ° :` Erb Q NOTE: THIS PARCEL w ^ N a . a. : �f_< VACANT Al THE TIME o V _ (V \ a : �: S \ OF THIS SURVEY w E .: ° - , J .. _ U LEGEND :..:.::. _''..: - \ \ \ o^ ':45'.6'.`:' . PARAPET :' _G�y__ .:'.:•:.::.;. - .:.::<: CB LP . ":.:.m � \ \ �a . a.. 00 - \ � a ° d . R1+ii P W \ HEIGHT= /.. . OQ :': CONC.j . w MH MANHOLE 0 a 8 �. O \ ° \ .�, x_H 22.4 FEET S/ 60 �' .' "G: : :'_.:` PAD a. W w ... \ o of w CB ® CATCH BASIN \ : \ 3i � 0 a Ol OOR ° ... . : Q '' t...:' , .cP PP POWER POLE \ WV ® WATER VALVE \ \ LP Qj LIGHT POLE FH I& FIRE HYDRANT ET 0 ELECTRIC TRANSFORMER TMH O TELEPHONE MANHOLE EMH O ELECTRIC MANHOLE GM © GAS METER CO o CLEAN OUT FP o FLAG POLE o GUARD POST F SIGN - UE - UNDERGROUND ELECTRIC LINES - UT - UNDERGROUND TELEPHONE LINES — G — GAS MAIN/SERVICE — W — WATER MAIN/SERVICE DENOTES DIMENSION (M) MEASURED DURING THE COURSE OF THIS SURVEY DENOTES RECORD (R) DIMENSION AS PER PLAT OF CAMPING WORLD FIRST ADDITION DENOTES SET SURVEY • MONUMENT MARKED "KEMPER 18407" /L� <*== DENOTES TRAFFIC FLOW DIRECTION DENOTES BITUMINOUS SURFACING DENOTES CONCRETE SURFACING VRS VIRTUAL REFERENCE SYSTEM RLS REGISTERED LAND SURVEYOR NOTES w S ° . . .. . \ c� w o , 80 00 Fq n d sj..._ .. .... :::,._. :-: . .. \ a�_ :':.'': :.: C 3 R. Ow• 4�e :.0 -. a' o 'o F \ z > >..:' : .: ... O N - FP W :_ - <n v7 LP .:, ... :.0 N . :. :; .. a o :' .: !V. CRF A .. , CONC. LP :. . C4F TF . < PAD <• W . ..: o . x T \ o k`I. :' . ....:`.' .. F: PARAPET. .-'.> : - .:. _.:: 0 0o u1-... C . (D .. U .: :'. Lp _ �i ........7�� - . \ A .. :. R&:.__ H" � -�-* � --EIGHT : SOUTHWESTERLY LINE OF \\ z .. .. .. .,.:' :::' . ._....:... , 22.6 FEET _ 0 m iY .. Q. . ....... . . .. ,- 1 . \ � - I nT 1 RI nru 1 PAUPIMr 1 �I -- .. .-. - - .' . . e ° _: :: . ` 6 - H,r1Q1wv O P: Q co O Q o I o O N J 1 1 O MI 0- . .. _ - WEST LINE OF . .. - : . :: .. .. . <.. v ... :.:... . ... / -.: �, / "L.......... -. - . _� _"�'�'. . _7�� . :: .. .:: MAAS ADDITION _.... y/ _ .:. . \ H,LP . .. .. -. 1. THIS SURVEY WAS CONDUCTED WITH A LEICA MS-50 ROBOTIC TOTAL STATION AND LEICA GS-14 GNSS RECEIVER. 2. ALL DIMENSIONS FROM BUILDINGS TO PROPERTY LINES ARE MEASURED PERPENDICULAR OR RADIALLY TO SAID PROPERTY LINES. 3. ALL DRIVEWAY AND STREET THROAT DIMENSIONS SHOWN ARE MEASURED FACE OF CURB TO FACE OF CURB, UNLESS OTHERWISE NOTED. 4. THERE IS NO OBSERVABLE EVIDENCE OF CEMETERIES OR BURIAL GROUNDS, OR GRAVESITES ON SUBJECT PROPERTY. 5. THERE ARE NO PONDS, LAKES, SPRINGS OR RIVERS, OR WATERWAYS BORDERING ON OR RUNNING THROUGH SUBJECT PROPERTY. 6. UTILITIES SHOWN HEREON ARE AS PER ABOVE GROUND EVIDENCE. 7, ACCESS IS GAINED TO THE SUBJECT PROPERTY VIA CHELSEA ROAD WEST, WHICH IS A DEDICATED PUBLIC RIGHT-OF-WAY. 8. THERE IS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS WITHIN RECENT MONTHS. 9. THERE ARE NO CHANGES IN STREET RIGHT OF WAY LINES EITHER COMPLETED OR PROPOSED, AND AVAILABLE FROM THE CONTROLLING JURISDICTION. 10. THERE IS NO OBSERVABLE EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. 11. THERE IS NO OBSERVABLE EVIDENCE OF SITE USE AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL. 12. NO EVIDENCE OF POTENTIAL WETLANDS WERE OBSERVED ON THE SUBJECT PROPERTY AT THE TIME THE SURVEY WAS CONDUCTED, NOR HAVE WE RECEIVED ANY DOCUMENTATION OF ANY WETLANDS BEING LOCATED ON THE SUBJECT PROPERTY. - . . _. . . . O ' ...�::'. . .•. . �Y .. � C . . : :. :` LP R ;'...:.... F ... � \ . SOUTHWESTERLY' LONE' OF ; .. : ht MH ' ....... - ::::' :: \ . 10 - " :. _ ,. :.. LOT 1 BLOD 1 CAMPING ... U \ K .• .. -.:.. R9 - ....:. .... e.h \ :- F._' . e 1NORLD_F.1R$T ADD1TlON WV Cts a. i1S , : . S - .. .: .,. LP t. FH ;: \ : , \ __ . _ 0.3 .. t. :. ; ... . / ;.:' -_ : ' . . . :. ,. '. !� . . . - -.%(,9.. \ O . .. . (9� \ ' ..4 . .. p R. :. - .: . .: , ' .: .' <: \ 7 ... .: M/ ...�. 2..- A....' ti T,6\ :. .._ iJ - .... :: .... .-..- :':'' ,. -: :'' .. .. ::� .. TR .....- . - - . T . ......_:. . ? "� . . _' -:..' -' :' . Ue.. qY. NOTES CORRESPONDING TO SCHEDULE B :��ls��'�F ::: :`: :.:.::...' ` ':: ::::..:.... :`: ;.:.. 'Y :. \ 4 .- _ , .., . FIRST AMERICAN TITLE INSURANCE COMPANY OTMH \ ::.. :90�-', :- "'�.S ' . -:.: \ a'/�ti°.Ei' :..•' ...::' '.::.`- - . :.' COMMITMENT N0. NCS-822199MN1-PHX1 :.IL :-- \\ LP \.01%k)FgFN� ":: .-. -:..-, . ... , ... ' . .. - : - :. .: "'" . �, AMENDEMENT N0. 3, DATED DECEMBER 14, 2016 \ :..- .. ` _ .. -_ \ \ 16. AFFECTS PARCEL B 30. ORDER 2016-045C BY THE MONTICELLO CITY COUNCIL, RECORDED . : - \ \ _ z DECEMBER 12, 2016, AS DOC. NO. 1331919, REGARDING THE ZONING OF :: \ \" 18. AFFECTS PARCEL B PART OF THE LAND. : --' \ \ :.: .":. LP :. CO . : , . . AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. ": " ' � ...-- : N -- .. - m 19. UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE PLAT OF \ .. •: .._. C C CR .::'.'::.:' :: `;' w :: 90TH STREET ADDITION. 31. CONDITIONS CONTAINED IN ORDER #2016-0456 BY THE MONTICELLO " _. RF c�'R' �• : I1.---' - �- o AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. CITY COUNCIL, RECORDED DECEMBER 12, 2016, AS DOC. NO. 1331920. FLOOD ZONE \ ' ' .. ' C/Rcg _- ` AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. "--' :'` '-� W ., . 20. UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE PLAT OF SUBJECT PROPERTY LIES WITHIN FLOOD ZONE "X" \ LP w 90TH STREET 2ND ADDITION, RECORDED AS DOCUMENT N0. 721548. 32. CONDITIONS CONTAINED IN ORDER #2016-045A BY THE MONTICELLO (AREAS DETERMINED TO BE OUTSIDE 500—YEAR \ '.: - \ : MONUMENT.. AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. CITY COUNCIL, RECORDED DECEMBER 12, 2016, AS DOC. N0. 1331921. - - MH- \ 51GN'_:: LP FLOOD PLAIN ACCORDING TO THE FEDERAL .. . AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. ) . " 21. UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE PLAT OF EMERGENCY MANAGEMENT AGENCY FLOOD \ ' "; . _ ' . : ' .. . \ \ \ "' . - . 9 90TH STREET 3RD ADDITION RECORDED AS DOCUMENT N0. 992979. 33. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED : 1 AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. "DEVELOPMENT CONTRACT AND CONDITIONAL USE PERMIT" RECORDED INSURANCE RATE MAP COMMUNITY PANEL - \ \ ��1 �, s•2 DECEMBER 15, 2016 AS A1332332 OF OFFICIAL RECORDS. NUMBER 270534-0015 B, DATED AUGUST 4, \Al . _ _ cs \ 90118 CONC. 22-25. AFFECT PARCEL B AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. 1988, WRIGHT COUNTY, MINNESOTA �7', o°:.: : - .:' R\8�o �M$ \ 10.5 °'' ' R . •o 26. CONDITIONS CONTAINED IN ORDER # 14-005 GRANTING 34. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED \ : Q, � � A CONDITIONAL USE PERMIT BY THE CITY OF MONTICELLO, RECORDED "ENCROACHMENT AGREEMENT" RECORDED DECEMBER 22, 2016 AS \ ,p, C 133 ,O LP APRIL 2, 2014, AS DOC. N0. 1260647. A1332896 OF OFFICIAL RECORDS. FH" CQ s �� `"'' _ .. �R� , 1 S -...... -- S AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. :." . -- . . : . - -N 8`9 6 — 27. RESERVATION OF MINERALS AND MINERAL RIGHTS BY THE STATE 35. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED STATEMENT OF APPARENT ENCROACHMENTS '__1 e� �V Vs+ 4'. ,(�+�. a OF MINNESOTA, AS CONTAINED IN THE STATE DEED, DATED STORMWATER FACILITIES MAINTENANCE AGREEMENT" RECORDED ++ . A' FOUND 1/2" OCTOBER 12, 2016, RECORDED OCTOBER 12, 2016, AS DOC. NO. DECEMBER 22, 2016 AS A1332897 OF OFFICIAL RECORDS. MONUMENT SIGN ENCROACHES INTO CHELSEA ROAD WEST �::__: :' 'Y 75. IRON PIPE 1326808. AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. O RIGHT OF WAY 2.3 FEET. \ M". . . 3 24'4g" AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. -�. SURVEYOR'S CERTIFICATE To: Spirit Master Funding X, LLC, a Delaware limited liability company, Spirit Realty, L.P., a Delaware limited partnership, and their respective affiliates, successors and assigns; The Matthews Company, Inc.; and First American Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 6(a), 6(b), 7(a), 7(b)(1), 7(c), 8, 9, 10(a), 13, 14, 16, 17, and 20 of Table A thereof. The field work was completed on August 23, 2016, revisited December 1, 2016. 1 Date: D. D. Kemper, Professional L Minnesota Registration No. 184 Kemper & Associates, Inc. 721 Old Highway 8 N.W. 9 Y New Brighton, Minnesota 55112 Phone 651-631-0351 Fax 651 631 8805 email: kemper@pro—ns.net � Li�`�� tioF NrV�s �� .� �. U .i n �: Y `' P OFESSI - i L I D SURV OR 84 7 .: �Or .. ``: �/i��kD.K .\\ ,I I I W\\\ This Survey has been prepared solely for the benefit of the parties set forth in this Surveyor's Certification and may not be quoted or relied upon by, nor may copies be delivered to, any other party or used for any purpose including, without limitation, the preparation of zoning reports or any other third party reports, without The Matthews Company, Inc. and Kemper & Associates, Inc.'s prior written consent. The Matthews Company, Inc. and Kemper & Associates, Inc. expressly disclaims any duty or obligation towards any party that is not identified in this Surveyor's Certification. Please be advised that The Matthews Company, Inc. and Kemper & Associates, Inc. will not include the providers of any third party reports in the Surveyor's Certification. "ALTA/NSPS LAND TITLE SURVEY" PREPARED FOR: Inc.® THE MAToTH EWS COMPANY 17220 Newhope Street, Suites 108-110, Fountain Valley, CA 92708 Tel: (714)-979-7181 Fax: (714)-641-2840 www.thematthewscompany.com R5 1 12/28/16 AMENDED TITLE TJH MDK R4 12/08/16 REVISED MISR BY CBRE TJH MDK R3 12/02/16 REVISED TITLE TJH MDK R2 09/01/16 CERTIFIED PARTIES TJH MDK R1 08/26/16 COMBINED COMMITMENT TJH I MDK MARK DATE REVISION BY I AP'V'D Camping World and Good Sam 3801 Chelsea Road W. Monticello, MN SCALE: 1 "=40' CHKD./ AP'V'D: DATE: August 24, 2016 APPROVED: DWN. BY: Todd Holen (16231A.DWG) CHKD. BY: Mark Kemper SHEET 1 OF 2 SHEETS Z J.N.: 16-08-01-10001 SECTION 10_ T121N_ R25W VIGINI I Y MAI' (NO SCALE) ZONING REQUIREMENTS ZONED B-3 — REGIONAL BUSINESS DISTRICT OVERLAY DISTRICT FBS — FREEWAY BONUS SIGN DISTRICT VEHICLE SALES & RENTAL IS A CONDITIONAL USE MINIMUM LOT AREA — NONE MINIMUM LOT WIDTH — 100 FEET MAXIMUM HEIGHT — 2 STORIES / 30 FEET BUILDING SETBACKS: FRONT — 30 FEET INTERIOR SIDE — 10 FEET REAR — 30 FEET PARKING SETBACKS: 6 FEET TO ANY LOT LINE PARKING REQUIREMENTS: 8 SPACES PLUS ONE ADDITIONAL SPACE FOR EACH 800 SQ. FT. OF FLOOR AREA OVER 1,000 SQ. FT. (VEHICLE SALES AND RENTAL) (AS PER CITY OF MONTICELLO ZONING CODE) LEGEND MHO MANHOLE CB ® CATCH BASIN WV 0 WATER VALVE LP 0 LIGHT POLE FH ,0, FIRE HYDRANT ET Q ELECTRIC TRANSFORMER TMH O TELEPHONE MANHOLE EMH O ELECTRIC MANHOLE GM © GAS METER EM ❑E ELECTRIC METER AC n AIR CONDITIONER CO o CLEAN OUT o GUARD POST FP o FLAG POLE 7 SIGN UE — UNDERGROUND ELECTRIC LINES UT — UNDERGROUND TELEPHONE LINES — G — GAS MAIN/SERVICE — W — WATER MAIN/SERVICE DENOTES DIMENSION (M) MEASURED DURING THE COURSE OF THIS SURVEY DENOTES RECORD (R) DIMENSION AS PER PLAT OF MAAS ADDITION DENOTES SET SURVEY • MONUMENT MARKED "KEMPER 18407" <_ DENOTES TRAFFIC FLOW DIRECTION 17-7-71 LLLLJ DENOTES BITUMINOUS SURFACING DENOTES CONCRETE SURFACING VRS VIRTUAL REFERENCE SYSTEM RLS REGISTERED LAND SURVEYOR NOTES ::��Z�____ ..'... .. . " .. . FH 135.. .- ' ... ' ' _ ~ .. .. ... ` . 8 3 . . I..' ::. _ :..: , ADJACENT.:. . LP I .. BITUMINOUS : 0 : . 'LOT. .. . . . 2 `; / , 148.73 11 CieOQ; / .. _ _ _ . _ . ' �� _,,;Q\ .. . _ . . . . . ._ ' . '. . . 0 LP GO11 B JQ /� .. _ / .. . C�O^�6 - " / . O CONC. PAD / .N _ : . / .. . / .. . ..' / . . .. . . '. . .. � .'. '. ... 1.CONC. . . . Q 9 / :. . �O _ . PAD _J . .. . LP / '� W . ':. / .:.. . . �'... . _ :. -.. �.:-. .._ / ..:k;. . . ' Q ..: / �� : / / . ... . ' ' ' :.. 2G CONC. �0.: .. '.G� PAD VJ.. Ch .. . .. / . . .. .N .... .. ri.. . . 'O::. .;.. . . r .. . ' CONC. . ., PAD . . .. .' .i .... . .. Y. : .W . .� LP ` _... 2 Jd . .. L11 ... . . 'W^ . :.. . .. '' . . .. . . ... . . .. 9 ""F S ..ADaI � :.' :......_... .. wOR CAMP�N� . P . 1, :.. . . BLOCS( :.. .. ,#1. .: .. . .0 . 1.28_pp1:. ` .. � . _ :. D _' . . ..... . . . ..... ' ..' .-' . . . ... . . ' .. .. Z . .. . . . EAST LINE OF LOT.1;' BLOCK 'f, ' ...:. ,, '.. . " . .. .. CAMPING -WO. FIRST . ...ON . .. . .. .. :. .. .. . .. . . - .. % LP .. .. .. . .. m . . .. I. •-0 . .. _ . . . . . .. . . .. ' :� w ' ' .. . ' . .. Q, .1. _ . .' ADJACENT.._: '. . ' .. . BITUMINOUS - . ' . . .. .. _ ..: .LOT :' .. .. . ..._ . ' ' LP M . \ .. -' .1 . .. . . . . . LP 82.. VIEW FROM SOUTHEASTERLY ENTRANCE TO 3887 CHELSEA ROAD WEST CITY OF MONTICELLO, WRIGHT COUNTY, MINNESOTA 1. THIS SURVEY WAS CONDUCTED WITH A LEICA MS-50 ROBOTIC TOTAL STATION AND LEICA GS-14 GNSS RECEIVER. 2. ALL DIMENSIONS FROM BUILDINGS TO PROPERTY LINES ARE MEASURED PERPENDICULAR OR RADIALLY TO SAID PROPERTY LINES. 3. ALL DRIVEWAY AND STREET THROAT DIMENSIONS SHOWN ARE MEASURED FACE OF CURB TO FACE OF CURB, UNLESS OTHERWISE NOTED. 4. THERE IS NO OBSERVABLE EVIDENCE OF CEMETERIES OR BURIAL GROUNDS, OR GRAVESITES ON SUBJECT PROPERTY. 5. THERE ARE NO PONDS, LAKES, SPRINGS OR RIVERS, OR WATERWAYS BORDERING ON OR RUNNING THROUGH SUBJECT PROPERTY. 6. UTILITIES SHOWN HEREON ARE AS PER ABOVE GROUND EVIDENCE. 7. ACCESS IS GAINED TO THE SUBJECT PROPERTY VIA CHELSEA ROAD WEST, WHICH IS A DEDICATED PUBLIC RIGHT—OF—WAY. 8. THERE IS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS WITHIN RECENT MONTHS. 9. THERE ARE NO CHANGES IN STREET RIGHT OF WAY LINES EITHER COMPLETED OR PROPOSED, AND AVAILABLE FROM THE CONTROLLING JURISDICTION. 10. THERE IS NO OBSERVABLE EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. 11. THERE IS NO OBSERVABLE EVIDENCE OF SITE USE AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL. 12. NO EVIDENCE OF POTENTIAL WETLANDS WERE OBSERVED ON THE SUBJECT PROPERTY AT THE TIME THE SURVEY WAS CONDUCTED, NOR HAVE WE RECEIVED ANY DOCUMENTATION OF ANY WETLANDS BEING LOCATED ON THE SUBJECT PROPERTY. FOUND 1/2" IRON PIPE 1 �o CHAIN LINK RIGHT OF I\ WAY FENCE 7 MONUMENT SIGN "BEDROCK MOTORS" ORA/NA \ F� (SGN 0(Sj C fT�.�/�M \� OP B lT£M 1 ?N) £"T IN Tz- RS T T z� 6y1GNT OF yl Gy /� Wq y k�O � /� 2 4gNC VqR/£S) SOUTHERLY ROF WAY LWE RIGHT L�4 2 CgN£S SO&;t S ER Y / INTERSTATE HWY. NO. 94 b'3' ty 4R04003011' `t,f?) No 94 tM ��5�220" f°r9 C eRG C�462 �� H om... \ 85j S 7 : .: . `! EOCE. O.F. B/.. 3 `30" c LACK OF ACCESS " ' .. .VINOUS.:.:. \ \ FP ` (SCHEDULE B ITEMS 17 & 22) ' ° ...:._� \EMHO op /� \ NORTHERLY:., ' S/G \ CHAIN LINK \ LINE OF . \N \ FOP RIGHT OF \ \ LOT 1_ - \ WAY FENCE FOUND MINNESOTA DEPARTMENT \ ` . . . \ 20= OF TRANSPORTATION RIGHT OF \ \ ...' \ . \ FP (9ONRA//V.4 f WAY MONUMENT \ f, :.. ._ .: _ \` : \ (SON f0 STREET & U7j�/ N 82'29'09" E 1.14 S 75. \ \ \ Cf OF' $/v1M1 _ .. :' .,. �' : - . ., - \ � f 8 / 0 FPS fAS£M f 4- 7 22'201, \ \ \ \ MQNS . ' _ : \M 1g) "T FP l � iM&R E \ \ . _ Rfq 8 \ FOUND 1 2„ O� \ E)$qC�:.•_ p IRON PIPE L �' \ N 56'04'57" E 0.54 GRAIN \ " ."�'- � . • - \ \ \ \ �SC E U�£ET �� TIlITy S \ \.:: Cp \ O TfM g�N) fMENT \ \ .y..: P�ATFpRM \ \ \ \ .� .. 3 \ \ ,--%. \ of .\ .�" \ 00- \ \ -:4.5 N : :: • \ 1 O I- O ri\\ - .00 .N\ G /. Z --\ w M ::..13.3: a FOUND 1/2" w IRON PIPE . N . N 51'54'25" E 0.41 F N . , �' . '+ I .. .. CONC. D M -�8 o H I I CURB 'I � Em _.I-'' I .. Z<J 1 .. a ax O<W � o . a � . x Go-0. P P �.. L .I2_ 10. I a �' -.�`.'... :.' , m BLpCK I . - I: II `d I - F. WEST LINE OF W11 . 16.7 LOT-1; BLOCK 1, 0 GOULD ADDITION 0 _001010 PID #155-225' L ..I 1 LP WV WEST LINE ® .. I ' . T . OF LOT 1 .. :: :: LP "A. _ O . . � �, 1.1E 1`- . :.:'. .... ... LP IN , S� :.:..'. .. QO glTriM . . _ _ . : . .. .. Q !?S :EDGE OF . .. . . _:..'� EAST LINE . :.:- ... . . .. . ET .1 . . ' . .. . .:. . ' OF LOT 1 �� LP �❑ . . �9 :. . d _ L O ... _ . . . . . ..... :.. :. ' CO- .....'... G O °AC - 97.78' __ .. ... n .. ' .EDGE bF.' O - - . : . - LP . . ' ; ... , .AC . ..._ . E a E Z BITUMINOUS.' C' ^ omQ . ': ' -" f1J .. :....::._:'::".. .. .'. . ... . . .: .:.. 1 . .. .. . : .. ... � . �'� � 4 23 510E 1-0.3 _ ... m _ 1n QOR , :.: _ .. .. '._.: .. . 23 5.89 I R 415 � • W • 0 PEAK HEIGHT w.. �_ . rr A , 18.0 FEET: �o . .. cD h L x HE s a .. �:-: . C . . _: _ . n .. .. � - � �, 887 MOOR GE " a z :.. .. ..._ » E a a� ... . .. - o ::..:. K ,. = FF1C 1 G RQ Ft. 1 ... _ g . :Z... 3 ROC A � � o .... ORY 0 _�i97 s : . : ..: :, : PEAK. HEIGHT-... c o o SiNG�E S RIN7 AREA o 5 87.09:: : p ..Z .. . . P w ,. . , o . M .. - 00 - c� ..-. . 21 8 FEET 1 :. Lp' p1. .. . ...... . 0 � NG FOO 1 � .. ... � ".. z NEAR � RS �� RE1E _ . w ._.. . .. gU1LD 00 I°i .� �.. .. .. .. � 5 OAR _ CONC' CO '. ': '�..';:� � � �. L O a m . , .. _' 246.69 ` / F N : 0 .: f ;� O _,.... .. ._. .. z�-� :��f11LP.-'� 33 . . .... _ .. . I . EDGE OF1. _.. F m N :. . ,. , . I 0 j . .:..... _ ..t. Qax .. , :, .. . :.. :.... - _ ._. _ ... CONC ��o .... . .. t I . :. , ,.... :... :.. : GBH: oa= a• �'N � v JJIII{{I . . -- .. COo >:.. ..:. ... . .. .. i I , I ::'' ...' . ':. . . . .....:.. . :. :: .. ... , I. ._ . -: E :.:: :. :....: ., �: - ....WRIER''::.' � .,_ I. . _ I . DRIVE AISLE ENCROACHMENT. : kPQi :: SHUT 7OFF:. ; :. _ L :. . . .. DOCUMENT N0. A1232215 :... :':' ' .. :. . . . _ .. . ..- ' . GONC. _ . . SCHEDU E . ITE S . - �. L.. B. M.Z ) :. �:' 1A:5 ::.�:: .: "` SOUTHERLY"._ N a :. 92.92 ,_. ., . , : :... ::\ . .. . LINE OF : . h 510E . \� .. LOT Elvf 27 p00R 1 " ': .. ... rnc _ _:.:. I I : I'. NOTES CORRESPONDING TO SCHEDULE B ::.... _:... .„ :.. �� J. \� "`'14'49,� w \ BEDROCK MOTORS" \ "`Vv" " ; v FIRST AMERICAN TITLE INSURANCE COMPANY \r_: '' ��$. ' 44�•36 °�� E "B�/�1� \ \1. : N "��: MHO:. iM&R �S�"£�" fT "a' s8L1j� fAS 100 0 COMMITMENT N0. NCS-822199MN1—PHX1: ` :: �� e lr£M 1g1 �) fMfNT C I AMENDMENT NO. 3, DATED DECEMBER 14, 2016 \ \ \ FHA 1 �pNc MH I F- . \. R MH O ' i' �Y 16. RESERVATION OF MINERALS AND MINERAL RIGHTS AS CONTAINED IN THE LIMITED \ CO �80 `�'. D. :' � RfT£ O \CREjf _ .: EBl7t/A4/ :gl GifT OF �URB... WV :3p MB I O WARRANTY DEED, DATED DECEMBER 16, 1954, RECORDED DECEMBER 29, 1954, IN BOOK (",''.>.- NO{�S ::WAy O 161 OF DEEDS, AT PAGE 146, AS DOC. NO. 195124. \ �/$�/C. )', a : AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. \ \ RQAo)'':�'''.�' : _ ' .' '.µo : U) FOUND 1/2" CONG'• IRON PIPE 18. EASEMENTS FOR UTILITY PURPOSES IN FAVOR OF THE CITY OF MONTICELLO, AS \ 6V 1 1R S 45'50'58" E 0.44 !. ± CONTAINED IN THE QUIT CLAIM DEED, RECORDED NOVEMBER 9, 1995, AS DOC. NO. 582837. \ \ MN b -:. CB'- < . AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. \ o y. ..P / TMH FOUND 1/2" \ : .. a? 'oi' .. MH�.AC`CEs . .. IRON PIPE 19. UTILITY AND DRAINAGE EASEMENTS AS SHOWN ON THE PLAT OF 90TH STREET ADDITION. \ o . ., . L,18 86 S 39'54'37" E 0.45 AFFECT SUBJECT PROPERTY AND ARE PLOTTED AND SHOWN HEREON. \ . \::v�::.._ _ R� 20. AFFECTS PARCEL A \ \ ..:' WV2$t... '' : ' "'' __'' d�0,10.00 R� 21. AFFECTS PARCEL A \ . . .CB . . . .31 ' n sp 22. UTILITY AND DRAINAGE EASEMENTS, ALSO A LACK OF ACCESS TO INTERSTATE \ FH,& QRG.�N '8 86 AFFECT SUBJECT PROPERTY AND RE PLOTTED AND HIGHWAY 94, ALL AS SHOWN ON THE PLAT OF SSHOWN HEREON. \ \ ,4. .:.. 10 23. CONDITIONS CONTAINED IN ORDER # 12-037 GRANTING CONDITIONAL USE PERMIT BY \ THE CITY OF MONTICELLO, RECORDED FEBRUARY 4, 2013, AS DOC. NO. 1227447. AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. 24. CONDITIONS CONTAINED IN ORDER # 12-037A GRANTING VARIANCE BY THE CITY OF MONTICELLO, RECORDED FEBRUARY 4, 2013, AS DOC. NO. 1227448. AFFECTS SUBJECT PROPERTY. BLANKET IN NATURE. 25. TERMS AND CONDITIONS OF THE ENCROACHMENT AGREEMENT, BETWEEN THE CITY OF MONTICELLO, AND RONALD JOHN MAAS, DATED JANUARY 31, 2013, RECORDED MARCH 26, 2013, AS DOC. NO. 1232215. AFFECTS SUBJECT AND IS PLOTTED AND SHOWN HEREON. 26-27, 30-35. AFFECT PARCEL A STATEMENT OF APPARENT ENCROACHMENTS OBUILDING CORNER ENCROACHES INTO 30—FOOT FRONT SETBACK 1.95 FEET. ©BITUMINOUS DRIVE ENCROACHES ONTO ADJACENT PROPERTY A MAXIMUM DISTANCE OF 1.7 FEET. © MONUMENT SIGN ENCROACHES INTO PUBLIC UTILITY EASEMENT A MAXIMUM DISTANCE OF 8.5 FEET. FLOOD ZONE SUBJECT PROPERTY LIES WITHIN FLOOD ZONE "X" (AREAS DETERMINED TO BE OUTSIDE 500—YEAR FLOOD PLAIN) ACCORDING TO THE FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP COMMUNITY PANEL NUMBER 270534-0015 B, DATED AUGUST 4, 1988, WRIGHT COUNTY, MINNESOTA PARKING SUMMARY 1 STANDARD SPACE 1 HANDICAP SPACE 2 TOTAL PARKING SPACES (STRIPED) EASTERLY SIDE OF 3887 CHELSEA ROAD WEST CITY OF MONTICELLO, WRIGHT COUNTY, MINNESOTA 0 20 40 1 INCH EQUALS 40 FEET BASIS FOR BEARINGS WRIGHT COUNTY COORDINATE SYSTEM (NAD 83, 1996) (VIA REAL TIME GPS MEASUREMENTS UTILIZING MINNESOTA DEPARTMENT OF TRANSPORTATION VRS NETWORK) LEGAL DESCRIPTIONS FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT NO. NCS-822199MN1—PHX1 AMENDMENT NO. 3, DATED DECEMBER 14, 2016 Parcel A: Lot 1, Block 1, Camping World First Addition, Wright County, Minnesota, recorded as Document No. A1332803. Parcel B: Lot 1, Block 1, Maas Addition, Wright County, Minnesota, recorded as Document No. 1227140. (Abstract property) The property described and shown hereon is the some property as described in First American Title Insurance Company commitment number NCS-822199MN1—PHX1 Amendment No. 3, dated December 14, 2016. AREA SUMMARY PARCEL A = 385,852 SQ. FT. OR 8.8579 ACRES PARCEL B = 259,313 SQ. FT. OR 5.5930 ACRES SURVEYOR'S CERTIFICATE To: Spirit Master Funding X, LLC, a Delaware limited liability company, Spirit Realty, L.P., a Delaware limited partnership, and their respective affiliates, successors and assigns; The Matthews Company, Inc.; and First American Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 6(a), 6(b), 7(a), 7(b)(1), 7(c), 8, 9, 10(a), 13, 14, 16, 17, and 20 of Table A thereof. The field work was completed on September 9, 2016, revisited December 1, 2016. 1 Date: f . `&1�11_ v ` I MC Mark D. Kemper, Professional L Minnesota Registration No. 184 Kemper & Associates Inc. 721 Old Highway 8 N.W. 9 Y New Brighton, Minnesota 55112 Phone 651-631-0351 Fax 651-631-8805 email: kemper®pro—ns.net This Survey has been prepared solely for the benefit of the parties set forth in this Surveyor's Certification and may not be quoted or relied upon by, nor may copies be delivered to, any other party or used for any purpose including, without limitation, the preparation of zoning reports or any other third party reports, without The Matthews Company, Inc. and Kemper & Associates, Inc.'s prior written consent. The Matthews Company, Inc. and Kemper & Associates, Inc. expressly disclaims any duty or obligation towards any party that is not identified in this Surveyor's Certification. Please be advised that The Matthews Company, Inc. and Kemper & Associates, Inc. will not include the providers of any third party reports in the Surveyor's Certification. "ALTA/NSPS LAND TITLE SURVEY" PREPARED FOR: __...11� Inc.O THE MAT=TH EWS COMPANY A 17220 Newhope Street, Suites 108-110, Fountain Valley, CA 92708 Tel: (714)-979-7181 Fax: (714)-641-2840 www.thematthewscompany.com R3 1 12/28/2016 AMENDED TITLE TJH MDK R2 12/02/2016 REVISED TITLE TJH MDK R1 09/16/2016 CERTIFIED PARTIES TJH MDK MARK DATE REVISION BY AP'V'D Camping World and Good Sam 3887 Chelsea Road W. Monticello, MN SCALE: 1 "=40' CHKD./AP'V'D: DATE: September 13, 2016 APPROVED: DWN. BY: Todd Holen (16231B.DWG) FcHKD, BY: Mark Kemper SHEET 2 OF 2 SHEETS Z J.N.: 16-08-01-10001 SCALE 3111 PANEL TO PANEL CONNECTION SS### WALI SS### WALI SS### ROOF TIE ROOF TIE n SECTION A -A 1. SINGLE SKIN PANEL. 2. 5/16"0 A307 BOLTS AT 6" O.C. TYP. 1. SINGLE SKIN WALL PANEL. 2. SINGLE SKIN BOOTH ROOF PANEL. 3. TIE ANGLE - 2x2x14GA. 4. 5/16"0 BOLTS AT 6" O.C. TYP WHERE SHOWN. 1. SINGLE SKIN WALL PANEL. 2. SINGLE SKIN BOOTH ROOF PANEL. 3. TIE ANGLE - 2x2x14GA. 4. 5/16"0 BOLTS AT 6" O.C. TYP WHERE SHOWN. 1. MAY NEED TO REMOVE BOLT AND NUT FOR INSTALLATION OF ANCHOR. 2. SEE 1/4"0 SCREW ANCHOR NOTES ON GSN. 3. EXIST SLAB ON GRADE. 4" MIN CONC THICKNESS. VERIFICATION OF SLAB NOT BY GFS. 4. SINGLE SKIN PANEL. 5. BASE TIE ANGLE PANEL OR TIE ANGLE TO SLAB CONNECTION FLANGE WIDTH BEAM GAUGE 4„ 2" 5" TO 5 3/4" 2 3/4" 6" TO 7 5/8" 3 1/2" 8" TO 16 1/4" 5 1/2" BEAM GAGE SS### BOLT SPACING PANEL AT WF SS### SECTION A -A 1. BOLT LOCATION. BEAM 1. STEEL BEAM OR COLUMN. 2. CEILING OR WALL PANEL (EACH SIDE AS OCCURS). 3. 5/16"0 BOLT AT 6" O.C. FLANGE WIDTH BOLT SPACING 4" TO 5" 2" 5 1/4" TO 7 5/8" 3" 8" TO 16 1/4" 5" 1. STEEL COLUMN. 2. L3x3x1/4 x 6" LONG. 3. EMBED PLATE DESIGN AND MATERIAL ARE NOT PROVIDED BY GFS. SEE PLAN FOR REACTION INFORMATION. 4. 1" MIN TYP. 5. 2 3/4" TO ALLOW FOR PANEL INSTALLATION. 6. EXIST SLAB ON GRADE VERIFICATION OF SLAB NOT BY GFS. COLUMN TO EMBED PLATE CONNECTION 1. BOOTH ROOF STEEL BEAM - W10x19. 2. STEEL COLUMN - W8x15. 2 LEM 1VA- 2 Lj LEBC l 1 MOMENT FRAME (BOLTED FLANGE PLATE SS### 1. STEEL BEAM. 2. STEEL COLUMN. 3. 1/4" TOP FLANGE PLATE. 4. ALL 1/2"0 BOLTS SHALL BE INSTALLED USING STANDARD 9/16"0 ROUND HOLES PER THE LATEST AISC SPECIFICATION. 5. 1/4" BOTTOM FLANGE PLATE. 6. 1/4" TRANSVERSE STIFFENER PLATE. 7. (2) ROWS OF BOLTS. (3) ROWS SHOWN FOR REFERENCE. 8. LOCATE ON BEAM GAGE. SEE BEAM GAGE DETAIL (LE213). 9. WIDTH TO MATCH LEAST OF BEAM FLANGE WIDTH OR COLUMN FLANGE WIDTH. 10.1/4" SHEAR TAB. SEE BOLTED CONNECTION DETAIL (LE2A) FOR BOLT AND BOLT SPACING REQUIREMENTS. 11.2" EACH END OF PLATE AND 1 1/2" AT 6" O.C. MAX IN BETWEEN. 12. TYP TRANSVERSE STIFFENER PLATE TO COLUMN. SECTION B-B 3/16 1-1/2 ESOW 1 1/4" 3" TYP 9 0 0 2 1/2" 3" TYP g SECTION A -A 3/16 FLANGE PLATE MOMENT CONNECTION SS### NOMINAL BEAM DEPTH "D" NUMBER OF BOLTS SPACING OF BOLTS UP TO 5" 2 0 0 2" 6" TO 7" 2 0 2" 8" 2 0 3" 10" 3 2 1/2" 12" 3 3" 14" 4 2 1/2" 16" 4 3" 18" 5 3" 21" 6 3" 24" TO 27" 7 3" 30" 8 3" BOLTED CONNECTIONS 1. 1/2"0 A325 BOLTS. 2. ALL BOLTS SHALL BE INSTALLED USING STANDARD 9/16"0 ROUND HOLES. 3. MIN 1 1/4" EDGE DISTANCES. 2 1/2" 101 a o 0 V Q C 0 7 O wo a) O t:5 cn V �=1n3-�co, n3 O � 0 zw 0" 6a�� 0 Y O X a) @ O v� ■ E N O �n s T ._ � E o 0 J OU L !t L'v>�'�a`�� m ��0 ua)0- 00�_L_ �roM0 10 0•�.3he �w Z O OQ c5N�� o 6 c o a) Q E.2 a4d c L o a) 2 oo c��' Sao tie Go 4ra a)- +� Q� (D��U)f V W > L o 0 LL LA M `��0-0-0r� �/ ^ f64- Q W J x N Q o ~ 2 2 O p S of p M W 00 0�aoa�i0 0 Qs,fOc=o ,A 0 c 0 M .m 4? ra > o n (3j 4 T� O Go 2:EOovr0 fu '�' o CO in N z w w ui �' Q M > > M Ln M 0 n 0 L) � rrn � LL n O V Z5 O -O -0 W L >O ul) 0 '0 U o E O fu 00 cn U M N M L0 z O V U J � a--) M Ln E z W Q . �07 LJJ �� o Q Q X z Q = CL w o z m 0 w o � _ 0 -0 m III ORDER/SERIAL NUMBER U142511 DRAWING SET REVISION DS A SS### SS### SS### DRAWING SE -DETAILS N M 0 A B C D E �o a) GENERAL STRUCTURAL NOTES o + a s= .� .� o APPLY UNLESS NOTED ON DRAWINGS. IN CASE OF O ° -0 (2L o CONFLICT BETWEEN GSN DETAILS AND PLANS THE Z V fu o GREATER REQUIREMENTS GOVERN. O rQ1 M ru c: o L - DESIGN INFORMATION: - FDN INFORMATION: - SPECIAL INSPECTION INFORMATION: ._ t C L ° CL r o t �� E BOOTH AND EQUIPMENT HAS BEEN DESIGNED BASED ON THE CAPACITY OF THE FDN/SLAB TO SUPPORT GFS BOOTHS AND SPECIAL INSPECTION SHALL BE REQUIRED FOR THE FOLLOWING J .� ,_ oMc�o0 Ln � o o o :, CURRENT EDITION OF THE INTERNATIONAL BUILDING CODE EQUIPMENT IS NOT THE RESPONSIBILITY OF GFS. TYPES OF WORK AND SHALL BE IN COMPLIANCE WITH IBC SECTION Q �' ; 'c W fu 1705: -°ate=°= RISK CATEGORY: II - ANCHORS INDICATED ARE BASED ON ASSUMPTIONS OF EXIST 1. POST -INSTALLED ANCHORS INTO HARDENED CONCRETE. O 53 o `° � o SEISMIC IMPORTANCE FACTOR: IE=1 CONDITIONS (LISTED BELOW). THESE ASSUMPTIONS ARE MADE IN 2. HIGH STRENGTH BOLTING. d1 ° o °�' 3 � ORDER FOR GFS TO PROVIDE ANCHOR BOLT HOLES IN THE BASE 3. FIELD WELDING. Z o � MAPPED SPECTRAL RESPONSE ACCELERATION: PLATES AND PANELS. EXIST CONDITIONS SHOULD BE VERIFIED BY THE 4. STRUCTURAL STEEL IN THE SEISMIC FORCE -RESISTING �"� 0 .o C " SS =0.050 OWNER AND ANY DEVIATIONS SHOULD BE CONVEYED TO GFS PRIOR SYSTEMS = Q E o � � o Si =0.023 TO FABRICATION. (� °ow7,.2 '� SITE CLASS: D (ASSUMED) STATEMENT OF SPECIAL INSPECTION: I■■I _ C � u p (, .0 SPECTRAL RESPONSE COEFFICIENT: 1/4"0 SCREW ANCHOR - 1/4% POWERS (DEWALT) SCREW -BOLT+ A. THIS STATEMENT OF SPECIAL INSPECTIONS SHALL BE Z ^ -o ~ o un Q) 0) 0 SDS=0.053 SCREW ANCHORS EMBEDDED 1 15/16" PER ICC ESR-3889 TO SECURE SUBMITTED IN ACCORDANCE WITH SECTION 1704.3 OF THE H Q 00 - 4- - p SDI.=0.037 PANELS TO CONC. IN LIEU OF THE POWERS (DEWALT) ANCHOR, 1/4"0 IBC. LL ^ i LPL �O 6 S 0-p ° " c v c SEISMIC DESIGN CATEGORY: C HILTI KWIK HUS-EZ SCREW ANCHORS EMBEDDED 1 15/16" PER ICC B. THIS STATEMENT SHALL INCLUDE A SCHEDULE OF SPECIAL J �"� o0 u .s " SEISMIC -FORCE -RESISTING SYSTEMS: ESR-3027 MAY BE USED. EACH WALL/BAY IS REQUIRED TO HAVE INSPECTION SERVICES APPLICABLE TO THIS PROJECT. O [J��^E` STEEL SYSTEMS NOT SPECIFICALLY DETAILED FOR SEISMIC ANCHORS AT 18" O.C. MAX, U.N.O. EACH WALL SHALL HAVE (1) Z � o 0 0 C RESISTANCE, EXCLUDING CANTILEVER COLUMN SYSTEMS ANCHOR 3" MAX FROM END OR CORNER AND A MIN OF (2) ANCHOR THE SPECIAL INSPECTOR(S) SHALL KEEP RECORDS OF ALL O Go VI SZ L "p +-+ o Ln 0 � o -E 1-9 u- .`- � S RESPONSE MODIFICATION FACTOR: R=3 PER WALL/BAY. INSTALL ANCHORS PER MFR S RECOMMENDATION. SEE INSPECTIONS AND SHALL FURNISH INTERIM INSPECTION REPORTS TO O M P% O - o o _0 o _ .Q C ° u SEISMIC RESPONSE COEFFICIENT: CS=0.018 DETAILS FOR ADDITIONAL INFORMATION. A PREAPPROVED ANCHOR THE BUILDING OFFICIAL AND TO THE REGISTERED DESIGN J (/� � rZ °C - L `� ' s LIGHT -FRAMED WALLS WITH SHEAR PANELS OF ALL OTHER WITH A CAPACITY EQUAL TO OR GREATER THAN THE SPECIFIED PROFESSIONAL IN RESPONSIBLE CHARGE ON A BI-WEEKLY BASIS. 74 O 00 U- 0 o o o MATERIALS ANCHOR AND WITH A CURRENT ICC REPORT MAY BE USED IN LIEU OF DISCREPANCIES SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION RESPONSE MODIFICATION FACTOR: R=2 THE ANCHOR SPECIFIED. ALL OTHER RESTRICTIONS (INCLUDING BUT OF THE CONTRACTOR FOR CORRECTION. IF THE DISCREPANCIES ARE SEISMIC RESPONSE COEFFICIENT: CS=0.027 NOT LIMITED TO EDGE DISTANCE AND EMBEDMENT) SHALL BE NOT CORRECTED, THE DISCREPANCIES SHALL BE BROUGHT TO THE ANALYSIS PROCEDURE USED: CONSIDERED. ATTENTION OF THE BUILDING OFFICIAL AND THE REGISTERED DESIGN EQUIVALENT LATERAL FORCE PROCEDURE PROFESSIONAL IN RESPONSIBLE CHARGE PRIOR TO COMPLETION OF BASIC WIND SPEED: 115 MPH ANCHOR SPECIFICATION IS BASED ON THE FOLLOWING ASSUMPTIONS THAT PHASE OF WORK. A FINAL REPORT OF SPECIAL INSPECTIONS (PORTIONS OF EQUIPMENT THAT ARE OUTDOOR ONLY - IE OF EXIST CONDITIONS: DOCUMENTING REQUIRED SPECIAL INSPECTIONS AND CORRECTIONS STACKS AND STANDS) -- MIN CONC COMPRESSIVE STRENGTH IS 2500 PSI. OF ANY DISCREPANCIES NOTED IN THE INSPECTIONS SHALL BE BUILDING CATEGORY: INDOOR -- MIN SLAB DEPTH IS 4". SUBMITTED TO THE BUILDING OFFICIAL AND REGISTERED DESIGN EXPOSURE: C PROFESSIONAL IN RESPONSIBLE CHARGE AT THE CONCLUSION OF THE DEAD LOADS: SELF -WEIGHT OF STRUCTURAL STEEL - COLD -FORMED STEEL: PROJECT. - 10.6 PSF (ROOF) - 5.1 PSF (WALLS) ALL COLD -FORMED STEEL MEETS THE REQUIREMENTS OF THE LATEST THE SPECIAL INSPECTION PROGRAM DOES NOT RELIEVE THE BOOTH ROOF LIVE LOADS: 20 PSF EDITION OF THE AISI SPECIFICATION FOR THE DESIGN OF CONTRACTOR OF THE RESPONSIBILITY TO COMPLY WITH THE LIVE LOADS: 300 LBS AT MIDPOINT OF FRAME BEAM COLD -FORMED STEEL STRUCTURAL MEMBERS. ALL COLD -FORMED CONTRACT DOCUMENTS. JOBSITE SAFETY AND MEANS AND METHOD STEEL IS COMMERCIAL GRADE WITH A YIELD STRENGTH OF 32KSI AND OF CONSTRUCTION ARE SOLELY THE RESPONSIBILITY OF THE A TENSILE STRENGTH OF 40KSI. 304 AND 316 STAINLESS STEEL PER CONTRACTOR. ASTM A240 HAS A YIELD STRENGTH OF 25KSI AND A TENSILE STRENGTH OF 70KSI. - STRUCTURAL STEEL: ALL STRUCTURAL STEEL FABRICATION AND CONSTRUCTION COMPLY WITH THE LATEST AISC HANDBOOKS AND CODES. ALL STEEL IS ASTM A36, EXCEPT AS FOLLOWS: -- WIDE FLANGE SECTIONS - ASTM A992, o Lu -- PIPE SECTIONS - ASTM A53 GRADE B. -' } Q -- HSS SECTIONS - ASTM A500 GRADE B II N 0 N N -- BOLTS ARE A325-N AND SHALL BE SNUG -TIGHTENED. J z w 3 w w n n� - WELDING: cU!) M 0 in Ln� Ln WELDERS HOLD CURRENT VALID CERTIFICATES AND HAVE CURRENT EXPERIENCE IN TYPE OF WELD CALLED FOR. STRUCTURAL STEEL WELDING WITH LOW HYDROGEN TYPE, E70 AND E60 FOR LIGHT GAUGE STEEL. STRUCTURAL STEEL WELDING CONFORMS TO THE "STRUCTURAL WELDING CODES -STEEL" AWS D1.1, CURRENT EDITION. O N U N c= lfl O M _0 Ln -v W z o O v' = c: U Z c� o E ra 06 O ul) U M ABBREVIATIONS: A.F.G. - ABOVE FINISH GRADE AMU - AIR MAKE-UP UNIT (n BLDG - BUILDING Lu ~ CONC - CONCRETE O ESOW - EACH SIDE OF WEB z EXIST - EXISTING J J FDN - FOUNDATION Q J GA - GAUGE M GR5 - GRADE 5 � Lf) Lr) IBC - INTERNATIONAL BUILDING CODE N LBS - POUNDS E z MAX - MAXIMUM MFR - MANUFACTURER MIN - MINIMUM LBL 'i NS/FS - NEAR SIDE AND FAR SIDE p Lu J O.C. - ON CENTER z F 9 E x Om � OSHA - OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION J Z W O C= PLF - POUNDS PER LINEAR FOOT Lu p z z PSF - POUNDS PER SQUARE FOOT 00 O O a LJJ T/B - TOP AND BOTTOM ORDER/SERIAL NUMBER TYP - TYPICAL U.N.O. OR UNO - UNLESS NOTED OTHERWISE U 142511 WF - WIDE FLANGE DRAWING SET REVISION DS A DRAWING SE -NOTES 0 C I T 1 NOTES: 1. BOOTH IS FABRICATED FROM 18 GAGE WHITE PRE -COAT SHEET STEEL; PRE -PUNCHED AND COMPANION FLANGED FOR BOLT TOGETHER ASSEMBLY. 2. BOOTH'S SUPPORT STRUCTURE IS FABRICATED FROM I -BEAMS; PRE -DRILLED AND FACTORY PAINTED WHITE. 3. DUCT SUPPORT NOT SUPPLIED OR DESIGNED BY GFS. EQUIPMENT IS NOT DESIGNED TO SUPPORT DUCT. DUCT SUPPORTS SHALL BE DESIGNED TO RELIEVE THE EQUIPMENT OF ALL DUCT LOAD. 4. PURLINS & GIRTS ARE FABRICATED FROM 14 GAGE GALVANIZED. 5. BOOTHS EXTERIOR WALLS ARE SHEETED WITH 26 GAGE PRE -PAINTED RIBBED METAL PANELS 6. BOOTHS EXTERIOR ROOF IS SHEETED WITH 24 GAGE GALVALUME RIBBED METAL PANELS 7. BOOTH IS INSULATED WITH 4" MANVILLE MICROLITE INSULATION. 8. INCLUDED, BUT NOT SHOWN: (1) CONTROL PANEL (1) GUN FLOW SWITCH (1) MANOMETER (1) 3/4" SOLENOID VALVE (3) DOOR LIMIT SWITCHES OUTDOOR SKIN/TRIM DETAILS CUSTOMER TO DETERMINE OUTDOOR SKIN N COLOR: (SEE COLOR CHART) M 0 CUSTOMER TO DETERMINE OUTDOOR TRIM COLOR: (SEE COLOR CHART) Insulated Steel rollup door powder coated (color to be determined by customer) CUSTOMER APPROVAL of DRAWINGS SIGNED DRAWING(S) IS A STATEMENT THAT THE DIMENSIONS, DESIGN AND APPLICATION HAVE BEEN REVIEWED AND ARE APPROVED FOR FABRICATION. MANUFACTURE OF EQUIPMENT WILL BE SCHEDULED AFTER RECEIPT OF APPROVED DRAWINGS. REQUIRED INFORMATION INFO VALUE CUSTOMER VERIFICATION GAS PRESSURE: N/A ❑ YES ❑ OTHER: VOLTAGE: 480V ❑ YES ❑ OTHER: PHASE:l 3PH ❑ YES ❑ OTHER: ROOF PITCH: 1/2"/12" ❑ YES ❑ OTHER: GFS STANDARD CONTROL PANEL S.C.C.R.:1 5KA RMS ❑ APPROVED AS SUBMITTED ❑ DISAPPROVED - PLEASE RESUBMIT GFS WILL NOT BE RESPONSIBLE FOR BACK CHARGES WHEN INFORMATION PROVIDED IS INCORRECT. AUTHORIZED SIGNATURE: GUTTERS & DOWNSPOUT 14'-0" DOOR OPENING 18'-0" WORKING WIDTH FRONT ELEVATION i a u 00 co CD o 1 00 z 0 Y ry 60'-011 WORKING DEPTH DTI ITI (16) EMBEDDED PLATES (NOT PROVIDED BY GFS) w/ ANCHOR STUDS (TYP. ALL COLUMNS) 6'-0" 10'-0" 10'-0" 10'-0" 10'-0" FOUNDATION DETAILS 64'-2 15/16" CLEAR DEPTH REQUIRED BUILDING ROOF HEIGHT 21 FT BUILDING DISTANCE TO WALL FT BUILDING ROOF PITCH 1/2"/12" AMU INTAKE NA NA NA AMU DISCHARGE 18 GA 30 x 60 38 x 68 EXHAUST SPIRAL 36 DIA 44 x 44 COMPONENT TYPE SIZE OPENING (RECOMMENDED) DUCT INFO - ROOF WALL OPENINGS 60'-011 WORKING DEPTH SIDE ELEVATION q rLI\1-7VI VIVLL VVIJI\ 8'-011 6'-0" AIR MAKE-UP UNIT BOOTH EQUIPMENT SPECIFICATIONS PART # 1033089 MODEL # CFA-30 EXHAUST FAN ARRANGEMENT V2 PART # BUYOUT LOCATION OUTDOOR DIAMETER 48 HEAT SOURCE DIRECT FIRED CFM 321400 OUTPUT BTU/HR 3499200 STATIC PRESSURE 3/4" TEMP. RISE GAS PRESSURE 100 1-5# HORSEPOWER 10 VOLTAGE 208/230/460 GAS TYPE NG PHASE 3 CFM 32400 ENCLOSURE TEFC DUCT ESP 5 QUANTITY 1 HORSEPOWER 25 LIGHTS VOLTAGE 480 PART # LABW12-4-LED PHASE 3 SIZE 48" MOTOR ODP TUBES - (INCL.) 4 GAS INLET SIZE 1.5 TYPE LED UNIT WEIGHT 3067 VOLTAGE 120/277 QUANTITY 1 MINIMUM 36" AREA IN FRONT OF AMU ACCESS DOORS TO BE CLEAR OF PIPING AND WIRING TO ENSURE ADEQUATE CLEAR AREA FOR MAINTENANCE DUCT 23.36 Ibs/linear ft FAN 318 Ibs MOTOR 159 Ibs RINGS 61.5 Ibs/pair of ri SILENCER Ibs NO -LOSS Ibs ARV 1 153 Ilbs HOOD I Ilbs 6" WALL GIRTS BLDG SKIN d 4 a 1" BOOTH COLUMNS AMU CURB (NOT PROVIDED BY GFS) w (1 )/ \I V I V V I \I Y RATING CLASS 1 DIV. 2 ACCESS INSIDE QUANTITY 35 INTAKE FILTERS PART # 217-012 SIZE 20" x 20" x 1" QUANTITY 64 EXHAUST FILTERS PART # FIL-EPP-2020-W SIZE 20" x 20" x 2" QUANTITY 64 MAN ACCESS DOOR SIZE 3'W x 7'H TYPE SOLID w/OBS QUANTITY 2 PRODUCT DOORS SIZE 14'W x 15'6"H TYPE AUTOMATIC STYLE ROLL -UP QUANTITY 1 ELECTRICAL INFO OPERATING VOLTAGE 480 VOLT 3PH 3W 60ZH FULL LOAD AMPS 64 LARGEST MOTOR HP 25 TOTAL HP 35 LIGHTING VOLTAGE 120 80 AMP MIN SERVICE REO DAMPER w/QUADRANT BACK ELEVATION B 6/15/22 JCS UPDATED PER CO 6282 REV DATE REFERENCE BY DESCRIPTION REVISION HISTORY �o 0B��°� O 3 -E o-0wa}uc:,co: ZO 'Ef' o O }, 5J 0 'L L N Y O 0 = szC��°'° C U-,E°�Ew r .� :E0 "_� ■� L C°° 2 E 0 U O �U;�� U S' - a4' o N ,p ( r6 O .S L C E U r o� ° �� ZO"°L�C�L a) )O � I■■IQa C �°��,,_ L (v o` a--+ L Ero x L ° O2oa)Z3C o " &I W ' 0C Go c _ rya O � u te-+ a..' E N a) Z> O N Go LL 'U �\ 2 ° -0 -0 LL Yl LL C Oa V a tie 0 W .PC> wL - 4+ X -O Q Z .D LU C O EQNO LL 0.22O z Z ° ° Q) O ,� M W o0 z(—°n ° no oC�7 °moo a ro ro T" OM aC_Coa)o°� W iL O v 4- C O r° C:)LU I Q m (V m (V z LU L LU LU LU Q U) M > > M ap ((n M inr-) I) � —) � I O N U � [V 110 O M -o Ln 0C z � >O � O CD U v O o 0' � m M 00 O ) U c� v N •L- I LL D > 0 L- U CO Ln J a O � Ln , U Un a z 00 00 r"J W •� LU •� 0 0 LU E X 0 ° m CL- w U � o J ra �LU J J Ln 0- LU ORDER/SERIAL NUMBER U142511 DRAWING SET REVISION DS B DRAWING A -GA 0 0 C I E T 1 (V M 0 NOTE: 1. PAINT MIX ROOM IS FABRICATED FROM 18 GAGE GALVANIZED SHEET STEEL; PRE -PUNCHED AND COMPANION FLANGED FOR BOLT TOGETHER ASSEMBLY. 2. DUCT SUPPORT NOT SUPPLIED BY GFS UNLESS OTHERWISE NOTED. 3. INCLUDED BUT NOT SHOWN: CUSTOMER APPROVAL of DRAWINGS SIGNED DRAWING(S) IS A STATEMENT THAT THE DIMENSIONS, DESIGN AND APPLICATION HAVE BEEN REVIEWED AND ARE APPROVED FOR FABRICATION. MANUFACTURE OF EQUIPMENT WILL BE SCHEDULED AFTER RECEIPT OF APPROVED DRAWINGS. REQUIRED INFORMATION INFO VALUE CUSTOMER VERIFICATION GAS PRESSURE: N/A ❑ YES ❑ OTHER: VOLTAGE: 480V ❑ YES ❑ OTHER: PHASE: 3PH ❑ YES ❑ OTHER: ROOF PITCH:1 FLAT ❑ YES ❑ OTHER: GFS STANDARD CONTROL PANEL S.C.C.R.: 5KA RMS ❑ APPROVED AS SUBMITTED ❑ DISAPPROVED - PLEASE RESUBMIT GFS WILL NOT BE RESPONSIBLE FOR BACK CHARGES WHEN INFORMATION PROVIDED IS INCORRECT. AUTHORIZED SIGNATURE: EXHAUST OPENING IN MIX ROOM 9'-0" WORKING WIDTH 9'-4" OVERALL WIDTH FRONT ELEVATION w o 0 00z Y 0 n 13'-4" CLEAR DEPTH REQUIRED PLAN VIEW BUILDING ROOF HEIGHT 25 FT BUILDING DISTANCE TO WALL FT BUILDING ROOF PITCH FLAT AMU INTAKE NA NA NA AMU DISCHARGE NA NA NA EXHAUST NA 10 DIA 18 x 18 COMPONENT TYPE SIZE OPENING (RECOMMENDED) DUCT INFO - ROOF WALL OPENINGS FLEX DUCT CONNECTION . . . . . . . . . . . . . . . . . . . . . . . . 12'-0" WORKING DEPTH 13'-4" n\/PR01 I np:PTW SIDE ELEVATION ---(1) 2'-0" x 9'-0" WORKBENCH Note: The amount of Flammable or Combustible Liquid stored in the paint mixing room must be within the following limits per NFPA 33: Paint mixing rooms within 6' of the spray area may contain up to two (2) gallons per square foot of enclosure floor area but may not exceed 60 gallons (US) Paint mixing rooms further than 6' from the spray area may contain up to two (2) gallons per square foot of enclosure floor area but may not exceed 300 gallons (US) (1) SQ. TO I BACK ELEVATION BOOTH EQUIPMENT SPECIFICATIONS EXHAUST FAN PART # 206-241-A DIAMETER 10" CFM 949 STATIC PRESSURE 1/2" HORSEPOWER 1/2 VOLTAGE 120 PHASE 1 ENCLOSURE TEFC QUANTITY 1 PART # LABW12-4-LED SIZE 48" TUBES - (INCL.) 4 TYPE LED VOLTAGE 120/277 RATING CLASS 1 DIV. 2 ACCESS INSIDE QUANTITY 3 INTAKE FILTERS PART # 217-012 SIZE 20" x 20" x 1" QUANTITY 3 MAN ACCESS DOOR SIZE 3'W x 7'H TYPE SOLID w/OBS QUANTITY 1 ELECTRICAL INFO OPERATING VOLTAGE 120 VOLT 1PH 2W 60HZ FULL LOAD AMPS 16 LARGEST MOTOR HP 1/2 TOTAL HP 1/2 LIGHTING VOLTAGE 120 20 AMP MIN SERVICE REO DUCT 4.86 Ibs/linear ft FAN Ibs MOTOR Ibs RINGS 5.5 Ibs/pair of rings SILENCER Ibs NO -LOSS Ibs ARV 24 Ibs HOOD Ibs E Z 0 O J = O r / M O O Z won Qw ~ Go Ln 1■■1 Q ,* A GO M J tie O �"� 00 aZ 00 O W 00 r4 O rl O 00 U� i 0 �o �B�- 0� oEwa�a �o2cciv'Ef'� Q a-1 OL Y > L O X Q C 2 3 W fz i L O 7 N C)Q L Q) U > (n E 6 0 Ln c!- 1E0� � O Q U a) > a� ow-W '. 0 •�L�E 410 _U O-a'— UW�Wo�L a� o cn ro Q L E o x u O > Q 'a c f ra O � Z ,' F q � -0O Cn :5 T a)N a) 0) L ULL C O sli O D L — > O -O O L C Q) Q 8 b MC a, 4-1 ~ J 6 2 w X N 0- � r L OO L v O L� O L L Z+"� Z.= O O(n Q 1E 7(,U 0 �.� LU O C)-� =4'o=o°ra iL O U +- c O w H C)m m 0 z N N w II w w LU Q (V U) ,--i > (/) > n n L j ,--� 0 � c O N U � N 110 O M Ln °C z O � 1 o CD U ' U o Q a = ru O 00 O cn U M J J M Ln O Ln z O °C E z I� � oo x •� C) � _ •� o E X J I i2 O O 0 °C U- O 2: Ln On _� a_ C- LU ORDER/SERIAL NUMBER u142511 DRAWING SET REVISION DS A DRAWING B-GA AEROVENT'�N INDUSTRIAL VENTILATION SYSTEMS Quantity ..................... 1 Model ................. PTABD Size .................... 48134 Blade Angle ............... N/A Arrangement ................. 9 Class ........................ I Discharge ................. VUN Motor position ................ -- Propeller Diameter (in) ....... 48 Sound Tag: N/A Customer: Job ID: U142511-A Date: June 03, 2022 Volumetric Flow CFM ..... 32,400 Operating SP (in WC) ..... 0.750 Standard SP (in WC) ..... 0.750 TP (in WC) .............. 1.151 RPM ..................... 822 Tip Speed (FPM) ......... 10330 Oper. Power BHP .......... 8.28 Standard Power BHP ....... 8.28 Outlet area (sq.ft) ........ 12.77 Outlet Velocity (FPM) ....... 2537 Max RPM for Class ......... 1114 Static Efficiency ......... 46.29% Total Efficiency ......... 71.02% FEI...................... 1.41 FEP (KW) ................ 7.01 System FEI ................ N/A System FEP (KW) ........... N/A Octave Bands'0©©Q©DOOM Level at Inlet ® • : • Altitude above sea level (ft) ...... 0 Inlet Pressure (in WC) ...... 0.000 Inlet Temperature (°F) ........ 70 Design Temperature (°F) ...... 70 Gas Type ......... Standard air Estimated Density (lb/ft3) .... 0.075 Power (HP) ................. 10 Enclosure ............... TEFC Speed (RPM) ............. 1800 Voltage ............. 230/460V Phase ...................... 3 Frequency ............... 60Hz Frame Size ............... 215T Distance in ft IMMM Qimmmm -12 Sound Power Levels in dB re.10 Watts: Estimated sound pressure level in dBA (re: 0.0002 microbar) based on a single * ducted installation: 'To estimate dBA level for ducted inlet and ducted outlet (into and out of the room) type installation, deduct 20 from the LwA value shown. Using a directivity factor of 1. Estimated Sound Pressure based on free field, spherical (Q = 1) radiation at stated distance. Definitions: LwA The overall (single value) fan sound power level, 'A' weighted. dBA The environment for each fan installation influences its measured sound value, therefore dBA levels cannot be guaranteed. Consult AMCA Publication 303 for further details. A fan's dBA is influenced by nearby reflective surfaces. Ver 10.1 October 2018 -Created 06-01-2022 Updated 06-03-2022 Owner Nick Deery Global Finishing Solutions Page 1 of 2 All quotations per Aerovent Terms and Conditions found at www.aerovent.com/terms-and-conditions Tag: N/A AEROVENT'�N Customer: Job ID: U142511-A INDUSTRIAL VENTILATION SYSTEMS Date: June 03, 2022 PTABD 48B4, Class I, Arrangement 9 Bare fan ......................................... ...... ..... 9771b Access Door - General Observation ......................................... ...... ............... 0 lb Flange - Fan Outlet, Companion ......................................... ...... ................. 33 lb Weather Cover -Std Type ......................................... ...... ...................... 45lb Spark Resistant Construction - Type B......................................... ...... ............. 0 lb Shaft Mounting Per AE22-88......................................... ...... ..................... 0 lb Extended Lube Lines to Fan Housing Exterior ......................................... ...... ........ 0 lb Fixed Speed V-Belt Drive, 1.4 SF ......................................... ...... ................ 22 lb Motor 10 HP, 1800 RPM, 230/460V, 3Ph, 60Hz , TEFC - Premium, 215T ............................ 239 lb Special Motor Mount Aerovent Motor ......................................... ...... .......................... 0lb Each Weight ........................ 1,316 lb Extended Weight ..................... 1,316 lb Ver 10.1 October 2018 -Created 06-01-2022 Updated 06-03-2022 Owner Nick Deery Global Finishing Solutions Page 2 of 2 All quotations per Aerovent Terms and Conditions found at www.aerovent.com/terms-and-conditions AEROVENTN » INDUSTRIAL VENTILATIOSYSTEMS PTABD - Type P Tubeaxial Fan, Belt Driven Tag: N/A Customer: Job ID: U142511-A Date: June 03, 2022 Description le I Wt (Ib.) a � � � � � � � � �® Approximate weight each, includes fan, motor and accessories. Class- Il Rootatio_��Visscch I M.' • I N/A 9 VUN -- arformance Oper. BHP �11 1 1 Vertical See Attached Variable blade angle Drawing Temperature: 70 °F Altitude: 0 it ., • 1.41 7.01 N/A N/A Note that the Fan Energy Index (FEI) is an overall efficiency (wire -to -air) metric which includes not only the impact of the fan efficiency, but also each of the drive components used to operate the fan. The Fan Electrical Input Power (FEP) is the amount of power of a qiven fan at an operatinq point characterized by a value of flow and pressure. 10 1,800 1 230/460V/3/60 I TEFC Efficiency: Premium Sound Data Level at Inlet m Level at Outlet®®�� m�m�� .: • 1 �® 11 •: • • m 1 • �� LWA: The overall (single value) fan sound power level in dB re. 10-12 Watts, 'A' weighted. dBA: Estimated sound pressure level (re:0.0002 microbar) based on a single ducted installation at 5 ft., using a directivity factor of 1. _• Standard Plot Accessories Included 3.2 12.0 Access Door - General Observation SP 2.8 Flange - Fan Outlet, Companion 10.5 Weather Cover - Std Type 3 Spark Resistant Construction - Type B S2.0 75 ; Shaft Mounting Per AE22-88 PoweresHP, 8.0 Extended Lube Lines to Fan Housing Exterior a,.2 ° 5 4 Fixed Speed V-Belt Drive, 1.4 SF ,°.e 0 Mount Aerovent Motor C 0.0 0 5 10 15 20 25 30 35 40 Volumetric Flow (CFM x 1000) Ver 10.1 October 2018 -Created 06-01-2022 Updated 06-03-2022 Owner Nick Deery Global Finishing Solutions Page 1 of 2 Tag: N/A AEROVENTNN Customer: Job ID: U142511-A INDUSTRIAL VENTILATION SYSTEMS Date: June 03, 2022 Ver 10.1 October 2018 - Created 06-01-2022 Updated 06-03-2022 Owner Nick Deery Global Finishing Solutions Page 2 of 2 Order #5489616 - Quote #5489616 Fan #2 CFA 33 (4279 lbs.) Tag: Camping World Vertical industrial heater with 84" of burner and 33" blower. Supply Motor: Model DTP0254, 25.000 HP, 3 Phase, 460 V, 60Hz, 29.4 FLA, ODP, Premium (E-Plus3) Eff. Supply Motor Pulleys: Part Type Qty Browning # Turns Out Belt 3 5VX1080 Blower Pulley 1 365V234 Motor Pulley 1 365V52 -1.0 Burner: Min Output BTU: 128,333 BTU/Hr Max Output BTU: 3,850,000 BTU/Hr Size: 84" long Gas Type: Natural Supply Performance: Volume: 32400 cfm RPM: 389 TS: 3361 ft/min SP: 0.803" w.g. 0.500" Ext. + 0.145" Int. + 0.158" Opt. BHP: 17.0310 Heating Schedule: Altitude: 0' Winter Entering Air Dry Bulb Temp: 0°F Temp Rise: 100°F Output BTU: 3499200 Input BTU: 3803478 BTUs BASED OFF STANDARD AIR DENSITY Supply Installation Information: Gas Inlet Pressure: 1 lb. - 5 lb. Insurance: FM Insurance Requirement with Proof of Closure Motor Circuit: 36.8 Amps MCA, 60 Amps MOP, 460 V, 8 AWG Wire Min. Control Circuit: 4.0 Amps MCA, 15 Amps MOP, 120 V, 14 AWG Wire Min. Supply Unit Voltage: 3 phs 460 V 60Hz SCCR: 10 kAmp Blower: BLOWER 33" - Enamel finish, pillow block bearing, 0-55000 CFM, 50 HP, 2 7/16 x 70" Shaft, 600 MAX RPM, used in heated and non -heated supply fans Temp Control: XGFS • 7EC PLC Signal Conditioner • High Temp • NFPA86 Intake: V-BANK - 63.63" Width X 107.25" Length X 32" Height for Vertical Industrial, Standard 2" EZ Filter With Filter Intake Screen, CFAS Filters: 15x MV EZ Kleen Metal Mesh Filter. 20"x 25"x 2" Used for heater and supply fan intakes. (3416) 15x MV EZ Kleen Metal Mesh Filter. 16"x 25"x 2" Used for heater and supply fan intakes. (3410) Selected Options: • Gas Pressure Gauge, 0-15#, 2.5" Diameter, 1 /4" Thread Size • Gas Pressure Gauge, -5 to +15 Inches Wc., 2.5" Diameter, 1/4" Thread Size • Ship Loose Gas Strainer. To be installed upstream of unit connection. 1 1 /2" Connection • Burner section cap for size 5 Industrial Vertical unit with 33 or 36 blowers, protects burner section from weather prior to install. There is no warranty for water damage in burner and/or gas train due to improper storage prior to install. • Fan housing assembled without the use of silicone caulk. Primarily used for paint booth applications. Use Acrylic Latex Caulk, P/N A0011848. . High Gas Pressure Switch (1"- 20" WC) Factory set at 8" w.c. Replaces part HGP-A. • Low Pressure Gas Switch (1" 6" WC) Factory set at 2" w.c. • Size 5 Industrial Heater Casing Insulation with Steel Liner • Clogged Filter Switch • Size 5 VAV Profile and Wiring Package. No VFD included • External Side Discharge CD60 Damper for size 5 Vertical industrial units with 33" blowers. Includes actuator. • Industrial GM - BTU 3575000 - 4124999 - 1 lb. - 5 lb., FM Insurance Requirement with Proof of Closure, BV250-1212 MUA FAN INFORMATION - JOB#5489616 FAN MIN DESIGN MOTOR WEIGHT UNIT TAG QTY FAN UNIT MODEL # BLOWER CFM CFM ESP RPM ENCL HP BHP PHASE VOLT FLA MCA MOCP (LBS) SONES NO 2 CAMPING WORLD 1 CFA 33 A33-33H 16200 32400 0.500 389 ❑DP,PREMIUM 25.000 17.0310 3 460 29.4 36.8A 60A 4279 38 (:A.4 FTRF.T) MAKF.—TTP ATR TTATTT(.i') FAN UNIT TAG INPUT OUTPUT TEMP RISE REQUIRED INPUT GAS GAS TYPE NO BTUs BTUs PRESSURE 2 CAMPING WORLD 3803478 3499200 100°F 1 LB. - 5 LB. NATURAL FAN OPTTOAT.S FAN UNIT NO TAG QTY DESCRIPTION 1 INLET PRESSURE GAUGE, 0-15# 1 MANIFOLD PRESSURE GAUGE, -5 TO 15' WC 1 1 SHIP LOOSE GAS STRAINER INDUSTRIAL 1 1/2' 1 SIZE 5 VERTICAL UNIT BURNER SECTION CAP TO PROTECT BURNER SECTION FROM WEATHER PRIOR TO INSTALL. THERE IS NO WARRANTY FOR WATER DAMAGE IN BURNER AND/OR GAS TRAIN DUE TO IMPROPER STORAGE PRIOR TO INSTALL 1 NON -SILICONE CASING CONSTRUCTION 2 CAMPING WORLD 1 HIGH PRESSURE GAS SWITCH 1 LOW PRESSURE GAS SWITCH 1 SIZE 5 INDUSTRIAL HEATER CASING INSULATION WITH STEEL LINER 1 CLOGGED FILTER SWITCH - DRY CONTACT 1 SIZE 5 HEATER VAV PACKAGE - VFD NOT INCLUDED, NO POT 1 SIDE DISCHARGE CD60 DAMPER (A33) - VERTICAL UNIT 1 GAS MANIFOLD FOR INDUSTRIAL GM - BTU 3575000 - 4124999 - 1 LB. - 5 LB., FM INSURANCE REQUIREMENT WITH PROOF OF CLOSURE, BV250-1212 FAN RnumT) T)ATA FAN SOUND DATA OCTAVE BAND SOUND DATA UNIT TAG MOTOR LWA SONES @ 5 FT DBA @ 5 FT DISTANCE (FT) F63 HZ 125 HZ 250 HZ 500 HZ 1 KHZ 2 KHZ 4 KHZ 8 KHZ NO 2 1 CAMPING WORLD I SUPPLY 93.6 38 82.1 5 1 91.7 85.4 88.1 88.2 89.1 87.2 83.5 79,8 FAN N2 CFA 33 WITH 84' BURNER - HEATER (CAMPING WORLD) 1. VERTICAL INDUSTRIAL HEATER WITH 84' OF BURNER AND 33' BLOWER. 2. V-BANK EZ FILTERS W/SCREEN INTAKE - OUTDOOR. 3. SIDE DISCHARGE - AIR FLOW LEFT -> RIGHT. 4. GAS PRESSURE GAUGE, 0-150, 2.5' DIAMETER, 1/4' THREAD SIZE. 5. GAS PRESSURE GAUGE, -5 TO -15 INCHES VC., 2.5' DIAMETER, 1/4' THREAD SIZE. 6. SHIP LOOSE GAS STRAINER' TO BE INSTALLED UPSTREAM OF UNIT CONNECTION 1 1/2' CONNECTION. 7. BURNER SECTION CAP FOR SIZE 5 INDUSTRIAL VERTICAL UNIT WITH 33 OR 36 BLOWERS, PROTECTS BURNER SECTION FROM WEATHER PRIOR TO INSTALL. THERE IS NO WARRANTY FOR WATER DAMAGE IN BURNER AND/OR GAS TRAIN DUE TO IMPROPER STORAGE PRIOR TO INSTALL. 8. FAN HOUSING ASSEMBLED WITHOUT THE USE OF SILICONE CAULK. PRIMARILY USED FOR PAINT BOOTH APPLICATIONS. USE ACRYLIC LATEX CAULK , P/N A0011848. 9. HIGH GAS PRESSURE SWITCH (1' - 20' WC) FACTORY SET AT' V.C. REPLACES PART HGP-A. 10. LOW PRESSURE GAS SWITCH (1' - 6' WC) FACTORY SET AT 2' W.C. 11. SIZE 5 INDUSTRIAL HEATER CASING INSULATION WIT" STEEL LINER. 12. CLOGGED FILTER SWITCH. 11 SIZE 5 VAV PROFILE AND WIRING PACKAGE. NO VFD INCLUDED. 14. EXTERNAL SIDE DISCHARGE CD60 DAMPER FOR SIZE 5 VERTICAL INDUSTRIAL UNITS WITH 33' BLOWERS. INCLUDES ACTUATOR. .NOTE. SUPPLY DUCT MUST BE INSTALLED TO MEET SMACNA STANDARDS. A MINIMUM STRAIGHT DUCT LENGTH MUST BE MAINTAINED DOWNSTREAM OF UNIT DISCHARGE AS OUTLINED IN AMCA PUBLICATION 201. WHEN USING RECTANGULAR DUCTWORK, ELBOWS MUST BE RADIUS THROAT, RADIUS BACK WITH TURNING VANES. FLEXIBLE DUCTWORK AND SQUARE THROAT/SQUARE BACK ELBOWS SHOULD NOT BE USED. ANY TRANSITION AND/OR TURNS IN THE DUCTWORK WILL CAUSE SYSTEM EFFECT. SYSTEM EFFECT WILL DRASTICALLY INCREASE STATIC PRESSURE AND REDUCE AIRFLOW. DO NOT RELY ON UNIT TO SUPPORT DUCT IN ANY WAY. FAILURE TO PROPERLY SIZE DUCTWORK MAY CAUSE SYSTEM EFFECTS AND REDUCE PERFORMANCE OF THE EQUIPMENT. SUGGESTED STRAIGHT DUCT SIZE IS 44' x 44'. 70' 58' MINIMUM STRAIGHT DUCT PER AMCAs I� � IN. 44' SUPPLY SIDE HEATER INFORMATION, WINTER TEMPERATURE = 01F. TEMP. RISE = 1001F. BTUs CALCULATED OFF STANDARD AIR DENSITY. OUTPUT BTUs AT ALTITUDE OF 0.0 FT. 3499200. INPUT BTUs AT ALTITUDE OF 0.0 FT. = 380347& FAN#2 (CAMPING WORLD) HEATER PERFORMANCE CURVES. 32400 CFM, 0,803 SP @ 389 RPM AND 17,031 BHP AT 0 FEET AND 100 DEG F, PLEASE NOTE THAT THESE CURVES WERE ADJUSTED FOR JOB SPECIFIC TEMPERATURE AND ALTITUDE. 2.000 1.750 00 1.500 1.250 400 Alp S P 1.000 0.750 3�\�o 0.500 0.250 X 1?00 '"PAN0 0 0.000 24000 28000 32000 36000 40000 CFM JOB Quote #5489616 &-I Global FiniShing WidonS LOCATION , DATE 6/3/2022 ::::IJOB# 5489616 cl�ulUit \A� DWG # 5 1 DRAWN BY smanisto REV I SCALE 3/8' = Y-0' Vertical Fired Heater JOB 5489616 — Quote #5489616 DRAWING NUMBER DFH5489616-2 SHIP DATE 6/3/2022 MODEL CFA 33 FOR SERVICE CALL: 1-800-848-8738 --COMPONL-- o cR— — NON FUSED z - DISCONNECT CB01RT1BREAERN5OVER [43] CICUIBREAKER l5 SW-01 MT-01 1 3 PHASE FROM VFD L1 BK CI(BY TYPE 2 EXHAUSTIT EXHAUST) ] 460 VOLT T1 OTHERS S 60 HERTZ L2 BK T2 CI 063 BURNERUNNTERLOCK-BY OTHERS [33] 3 3 PHASE- 3 BK (EXHAUST ENABLES BURNER) 3 WIRE 120V (HELD SUPPL1EBDTo T3 — �0 1A 5 BK SK CB-01 120V (FIELD SUPPLIED) — — U-S1 g o ER G�� "BURNER 8N" LIGHT [161 7 RE-1 7� LI-04 "FLAME FAILURE" LIGHT [401 "c 2 MT-01 MT-02 SUPPLY BLOWER MOTOR INT/DIS DAMPER MOTOR fill] 9 MT-08 VAV PROFILE DAMPER MOTOR [231 1 SW-05 11 BK a BR 4' 1 RE- 7-1 MT-02 PS-01 161 LOWpg-_D�i FLOW SWITCH r�7C�{ FI 13 BK BL 8 7 SK 2 t W" PPgSS 85z a0� SWTCH [[�3111f RE-15- 3 4 PS-S7 ppGWFip E pPgEggUR OH PR8FIEE PRESSURE CCW [231 — — PLC Prove Damper PS-10 HIGH AIR FLOW SWITCH [161 15 RE-16- LPS-01 PS-10 "'SW-o7 10 9 39 BL B BK �ur ur RE-07 RE-08 FLAME SAFETY CONTROLLEIZf351] PROOF OF CLOSURE RELAYYLL334,33// 17 RE-13 VAV BYPASS RELAY[23,45] RE-15 RE-16 UNIT ON RELAY r14 43 BURNER ON RELAY II.4((41 L1-0 RE-17 SPRAY R-SBAKE RELAY [32,42] ] 19 — — — — — SW-06 — — — — U_ — — — — — — RD o - — — — — — — — — — — — — — CI-02 /1� — — SC t 2 SN-S SPEEp C FLAME BY 4p3THERS[31 ] R0or J 21 TR-05 MT-08 (UNE 10) 1 BK L1 T1RK R BK 1 PS-07 23 1 RD 2 W 2 RE-13-2 c 07 o 8 3 SW-01 MAIN DISCONNECT SWITCH [21 25 I BR PS-O6 g�yyyy 88rg7, SSWW-I IggggNLpT r l CLOSURE WH PRPO V d.38J 27 TR-03 IGNITIIA TRANSFORM %V 454 ] I TR-05 VAV TRANSFORMER 20VA [21] 29 VFD RELAY: CLOSES AT 29HZ AND ABOVE 01 - q Tg q TS-55 �� p L��IT (3 MA��ALE RESET IIWH EMP [311 31 �SC 1 1-04�13L�BLL05 _ 2 15 9R 3 Q1�C8/ N Y 9L RE-18 -OS H WH 2 33 RD 17 16 LJ CI-03 -i RD BK VA-02 WH 35 RE-07 6 5 RE-08-1 _GR �GR BL 18 YW VA-01 WH (LINE4 BK) 7 4 BR ig BK TR-03 WH LI-02` G �� — — — V -S A-0 '�rj] [33] Awl] 37 3 YW 20 VA-03 VA-05 PILOT" MODULATING GAS VALVE -- -- RE-08 O RD WH R C W SN-02 BK -BLACK WIRE 39 G 2 WH BL -BLUE WIRE RD -RED WIRE U-04 24 R — — — BR -BROWN WIRE WH -WHITE WIRE GR -GRAY WIRE St 1-1 GR -GREEN WIRE YW -YELLOW WIRE 41 --NOTES-- 46 RE-18 C DENOTES CONTROL CABINET I B RE-15 rI C TERMINAL BLOCK (THERE MAY BE MULTIPLES) 43 LS` RE:16© DENOTES FACTORY WIRING 44 WH— — — DENOTES WIRING BY OTHERS RE-13 [ ] DENOTES LINE LOCATION 45 45 C FOR RELAY CONTACTS O DENOTES REMOTE CONTROL TERMINAL BLOCK ® DENOTES FIELD WIRE TO 47 REMOTE PANEL 21 BK PS-02 RD 22 49 (UNE 35) ig BK 120V WH T YW 1 — TR-02 BL T 2 • SW-07 USE S1 & S3, EXCEPT 24 MOTOR INFO SUPPLY 25HP-46OV-3P-29,4FLA CONTACTOR- 100-C37DIO 51 SR LOW FIRE START AMPLIFIER 53 AM-01 © 5 3 4 1 2 BL RD(-) 55 7 iOR — T8 T9 13 14 BK�EC — — BK ELCLCCIRRCCCII�IC7u�M NF��qT'O� N MCOpTOOO7R -536g61 57 VA-05 Mp 4 CONTOLI CIRCUITOMOP�015A LINE NUMBERS FM Insurance Requirement with Proof of CITY Monticello July 27, 2022 Re: Camping World PUD Amendment: City Project # 2022-29: PHONE:763-295-2711 FAx:763-295-4404 505 Walnut Street I Suite 1 I Monticello, MN 55362 The Building Department/Fire Department has the following general comments for this project: 1. Provide a code compliant plan from a MN licensed Architect. 2. Provide UL listing for all equipment, must meet all building/fire codes. These items may be submitted with building permit application. Sincerely, Ron Hackenmueller Building Official www.ci.monticello.mn.us Planning Commission Agenda — 08/02/2022 2B. Public Hearing — Consideration of an Amendment to a Conditional Use Permit for Planned Unit Development for a Clinic/Medical Services Use (Commercial Occupational Therapy Establishment) in the B-4, Regional Business District, Including Cross Access for Parkine. Armlicant: M&M Home Contractors obo Sunnv Days Therapy Prepared by: Northwest Associated I Meeting Date: Council Date (pending Consultants (NAC) 08/02/2022 Commission action): 08/22/22 Additional Analysis by: Community Development Director, Chief Building & Zoning Official, Project Engineer, Community & Economic Development Director ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Conditional Use Permit for a Planned Unit Development to allow a Clinic/Medical Service Use on an undeveloped lot in the Union Crossings PUD. 1. Motion to adopt Resolution No. PC-2022-44 recommending approval of an amendment to a CUP for PUD for a clinic building at Union Crossings, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2022-44 recommending denial of an amendment to CUP for PUD for a clinic building at Union Crossings, based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2022-44. REFERENCE AND BACKGROUND Property: Legal Description PID #: Planning Case Number: 2022-028 Lot 1, Block 1, Union Crossings 3,d Addition 155-212-001010 Request(s): Amendment to a multiple -parcel commercial PUD to develop a clinic building on an undeveloped parcel. The amendment would be processed as a Conditional Use Permit, which was the process used to establish the original Union Crossings PUD. Planning Commission Agenda — 08/02/2022 Deadline for Decision: September 4, 2022 (60-day deadline) November 11, 2022 (120-day deadline) Land Use Designation: Regional Commercial Zoning Designation: B-4, Regional Business District The purpose of the B-4, Regional Business District is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. Overlays/Environmental Regulations Applicable: NA Current Site Uses: Vacant Commercial Land Surrounding Land Uses: North: Union Crossings Retail (Home Depot) East: Vacant Commercial Building South: 1-94 West: Vacant Commercial Land Project Description: The applicants propose to develop a commercial clinic/professional office facility of approximately 5,600 square feet on the subject property, a pad development site of the Union Crossings retail PUD. The building would occupy an existing parcel of 29,900 square feet (.69 acres), with access to 7t" Street and cross -access to the adjoining development parcels to the east and west. To the east is a vacant commercial building that original held a McDonalds restaurant. To the west is other vacant commercial land. ANALYSIS: Ordinance Requirements: A Planned Unit Development (PUD) is currently in place for the subject site. The current PUD provides land for existing and future retail users, with the expectation that various parts of the property will be developed over time. The Original PUD identified conceptual site use, requiring PUD amendments to occur as new users that vary from the initial plan are identified. 2 Planning Commission Agenda — 08/02/2022 Land Use. The subject site is zoned B-4, Regional Business which lists "commercial and service activities" as a permitted use. The clinic is expected to draw from and serve customers from the entire community or region. In this regard, the proposed therapy clinic is consistent with the intent of the B-4 District. Site Access. The subject site is proposed to share access from the west and east via yet -to -be - constructed private drives (to be shared with adjacent commercial properties). The primary access point will be via 7t" Street East. Verification of the appropriate cross -access agreements should be completed as a component of final permitting. Off -Street Parking Supply. According to the Ordinance, one off-street parking space per 250 square feet of floor area is required of clinic uses such as that proposed. Thus, a total of 24 spaces is required of the 5599 square foot building. The site plan far exceeds the minimum supply requirement, in that 44 off-street parking spaces have been proposed. Staff would suggest that the applicants consider a reduced parking supply if practicable for the proposed users to minimize impervious surface and stormwater impacts. There is additional land on the site to increase parking supply if it were to be necessary. In conformance with the State Council on Disability, four parking stalls are to be devoted to use by the disabled. Dimensional Requirements. All proposed parking stalls measure 9 feet in width and 20 feet in depth and satisfy the minimum dimensional requirements of the Ordinance requirements. Setbacks. According to the Ordinance, parking lot curb barriers may not be closer than six (6) feet to any lot line as measured from the lot line to the face of the curb. All parking stall setbacks exceed this requirement. Landscaping. As required, a landscape plan has been submitted for review. The plan calls for a variety of plantings along the northern and eastern boundaries of the property lot and on the western front of the building. Along the perimeter of the parking lot, the plan calls for the placement of six Autumn Blaze Maple and four Swamp White Oak trees. Further, a mixture of Black hills Spruce Full Form, Ivory Sil. Tree Lilac have been interspersed. Planning Commission Agenda — 08/02/2022 Along the building perimeter, a variety of plantings are proposed including Gold Tide Forsythia, Taunton Yew, and Techny Arborvitae. Currently the adjacent site to the west is vacant but designated as B-4 as well. Because surrounding lands are commercial in nature, no buffering is required. With the referenced landscape plan clarification, the proposed landscape plan is considered to meet ordinance requirements for quantities of tree planting based on lot size, and shrub plantings based on building size. As noted above, the parking lot is constructed with 44 total spaces. The zoning ordinance requires that parking lot areas of longer than 24 spaces be broken up with a landscaped island. The proposed site plan shows parking bays of 22 spaces each, so no additional landscaped islands are required. Building Materials. As shown on the submitted building elevations, the building is to be finished in a combination of manufactured stone veneer wainscot with cut stone sill (at the base of the base of the structure) and cement fiber board siding and trim as selected by owner. All proposed building finish materials are consistent with the material requirements of the Ordinance and the original PUD approvals. Trash. To be noted, the designated garbage enclosure would be accessed from the driveway that circulates around the south side of the building. The refuse container area is to be surrounded by an enclosure of cedar fence boards. The location and construction of the enclosure would not be significantly prominent on the site, and is consistent with the intent of the zoning ordinance in this regard. Lighting. As required by the Ordinance, a photometric lighting plan which identifies illumination levels on the subject site has been submitted. Currently the plans show no lighting on the building itself, if it does then it must adhere to the following. As a condition of PUD amendment approval, the plan will be subject to review and approval by the City Building Official. Signage. As shown on the submitted site plan, a sign is proposed to be located at the north entrance of the site. The site plan includes a notation that the monument sign is to match the master development plan for the site. The proposed sign would be considered "Sign 4" on the approved master sign plan for Union Crossings. It's detail on the plan submissions matches the allowance for size approved on the original PUD, with a sign area of 4 feet in height by 6 feet in width, and an overall height — including the mounting pedestal — of 5 feet, 6 inches. 4 Planning Commission Agenda — 08/02/2022 In addition to the entrance sign there are four signs on the building that are proposed on the south, west, and east building elevations. The applicant will need to submit a sign permit when the design is completed. The proposed wall signs appear to be far below the threshold 15% maximum size allowed by the Sign sections of the zoning ordinance. As a part of the sign construction, the applicant will be required to submit separate sign permitting applications showing compliance with the zoning ordinance requirements. Grading, Drainage and Utilities. As required, the applicant has submitted a grading and drainage plan and a utility plan for review. As a condition of PUD amendment approval, the plans should be subject to review and approval by the City Engineer. Future Development. According to the applicant's drawings, the northern one-third of the subject site is being reserved for possible future development. Due to limited available lot width, such development will likely be a northerly expansion of the proposed building rather than a freestanding structure. Future development upon the subject site will be subject to the processing of a PUD amendment. PUD Amendment Criteria. In considering an amendment to the Union Crossings PUD, the city must consider whether the proposed amendment affects the PUD's ability to continue to achieve PUD goals outlined by Code. Specifically, a determination should be made whether the amendment supports higher standards of site and building design, efficient use of land, a more desirable environment as possible through strict application of the zoning regulations, and innovative development options at all levels. In this regard, it is not anticipated that approval of the amendment will negatively impact the health and safety of the City. STAFF RECOMMENDED ACTION Staff recommends approval of the PUD amendment as proposed. The site plan demonstrates an allowed use in the zoning district, easily fitting on the lot in question, and in compliance with the requirements of the original Union Crossings PUD. No substantive changes or additions are necessary, other than standard verification at the time of construction permitting. SUPPORTING DATA A. Resolution PC-2022-44 B. Aerial Site Image C. Applicant Narrative 5 Planning Commission Agenda — 08/02/2022 EXHIBIT Z Conditions of Approval Amendment to a Conditional Use Permit for PUD Lot 1, Block 1, Union Crossings 3rd Addition 1. Verification of plans and construction permitting for sign size, lighting, cross - access, and final details as specified on the submitted plans. 2. Compliance with the terms of the City's Building and Fire Department Staff letter dated July 27, 2022 3. Compliance with the terms of the City's Engineering Staff letter dated July 26, 2022 4. Comments and recommendations of other Staff and Planning Commission. 7 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-44 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR SUNNY DAYS THERAPY IN THE UNION CROSSINGS PUD LOT 1, BLOCK 1, UNION CROSSINGS 3RD ADDITION WHEREAS, the Union Crossings PUD is a mixed commercial use Planned Unit Development, subject to a Conditional Use Permit; and WHEREAS, the applicant proposes to develop a vacant lot within said PUD for a clinic office building; and WHEREAS, the subject property is zoned B-4, Regional Business, and guided for Regional Business uses in the Monticello 2040 Land Use Plan; and WHEREAS, the proposed use is a permitted use in said zoning district; and WHEREAS, the development of the proposed clinic on the subject property requires approval of an amendment to the Conditional Use Permit for PUD; and WHEREAS, the Planning Commission held a public hearing on August 2"d, 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 recommendation of approval: 1. The proposed use is consistent with the original requirements of the approved Planned Unit Development for Union Crossings. 2. The proposed plans demonstrate consistency with the Union Crossings PUD and the requirements of the B-4, Regional Business zoning district. 3. The proposed facility can be accommodated with existing levels of municipal utilities and infrastructure. 4. The proposed facility will generate traffic on the adjoining roadways that was anticipated as a part of the design of said roadways. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-44 Council approves the amendment to Conditional Use Permit for a Planned Unit Development, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Verification of plans and construction permitting for Sign size, lighting, cross - access, and final details as specified on the submitted plans. 2. Compliance with the terms of the City's Engineering Staff letter dated July 26, 2022. 3. Compliance with the terms of the City's Building & Fire Department Staff letter dated July 27, 2022. 4. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 2nd day of August, 2022 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Paul Konsor, Chair ATTEST: Angela Schumann, Community Development Director 2 Consideration of an Amendment to a Conditional Use Permit for Planned Unit Development Created by: City of Monticello SunnyDays Therapy Inc 06/13/2022 City of Monticello Community Development Director Dear Hayden Stensgard: SunnyDays Therapy provides speech language and occupational therapy services to a pediatric population. We strive to help our patients achieve optimal functioning in their daily lives. Many of our current patients at our Albertville clinic live in the Monticello area. In order to better serve the needs of these patients we would like to open an office in Monticello. Our project is to construct a building with similar features to our Albertville office. The application includes plans for the site and photos of the existing Albertville office. We and our attorney have reviewed the recorded covenants and do not foresee any issues with meeting the requirements of the covenants. Sincerely, i Jon Peters SunnyDays Therapy Inc 9346 OAK AVENUE, WACONIA, MN 55387 T (952) 223-2506 U WWW.SUNNYDAYSTHERAPY.COM L I 1 I 1 \I 1 I 1 I 1 I 1 I 1 \ FA (� t AT I hP 1 •�/ %� A= WAT WAT � INgr m I SAN \ STO E8" CON jSANSAN SAN IIE 8" CONC/PVC=944.67 - 4/gCS/RErE 8" CONC=945.20 \ — STO _ �� SAN Q STO r— STO �� 1 IE 75" CONC=949.97 - N STO STO 1 SAN \j sro 1 / - GAS GAS AS GAS I IE 75" CONC-957.73 - + °S SqN wqr // GAS = SqN 1%q j /— _ RE=95756 S,qN, , IE-942.56 BENC-� TOP NUT HVDRANTH958R34-�/� �\ _AU 1"=50' 0 50 100 150 SCALE IN FEET IE 78" CONC=948.26 �Ii,9T 1ti Sgti APPROXIMATELOCATION \ -� r ' / (PER PLAN) \ / \ F / NO CAP IRON PIPE T / RE-95703 O \ ^\ / ) / IE 18" CONC=949.23 n 0 �1 \ / 957 / \ ✓ \ \ / / ev LEGEND CS - - - - - - / I ' v I I v LOT 1 / • FOUND MONUMENT (SEE LABEL) v SIGN SANITARY MANHOLE PuG POWER UNDERGROUND \ \ / S / 1_ .' ; :: sr STORM MANHOLE SAN SANITARY SEWER SqN / g CATCH BASIN sro STORM SEWER / N l EE 9 344 HYDRANT WAT WATERMAIN -RE=95Z04 ' / 0 IE 72" CONC=952.94 5 9 9sa / ,y0�' g GATE VALVE x FENCE LINE LIGHT POLE CURB & GUTTER \ // �P`'��,�•ZO / �/ •,••.} HH HAND HOLE/JUNCTION BOX CONCRETE SURFACE \ s �� °�� / � ..• � N,• •: Y`• ''" Fo FIBER OPTIC PEDESTAL BITUMINOUS SURFACE / °� k i95$ IRON PIPE CAP NO. 47481 \ \ \ _959 GENERAL NOTES 1. Bearings shown hereon, and the coordinate system of any CAD files related to this survey are relative to a \ \ ► (1 I / the Wright County Coordinate system NAD83 (1986 adjustment). \ \\\ / 4°0 2. Lengths of lines and distances between features are measured in US -Survey Feet OR International Feet. �Oqq \ \ / •,,�.� 3. Elevations and ground contours shown hereon are relative to the Local System vertical datum and are relative to Benchmark 8680 BE which has an elevation of 969.17 FT. �N/ONy�SF hj6.h,�gy �� Q � .. • y� \ STATEMENT OF POSSIBLE ENCROACHMENTS 4 _ The following items are items observed by the surveyor which may constitute an encroachment onto/from the IRON PIPE subject property and are provided to drawn the users attention, the items below may not in fact constitute an CAP NO. ILLEGIBLE-� \ ' - • encroachment. \a O7 Curb and concrete surface extends onto subject property at the northeast corner of said property. SURVEYOR'S CERTIFICATION To: Larkin Hoffman, Ryan Companies US, Inc., Monticello 7th Street East LLC and Old Republic National Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2076 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 2, 3, 4, 5, 6(a), 6(b), 8, 9, 11(a), 11(b), 73, 16 and 18 of Table A thereof. The fieldwork was completed on 0511012022. Date of Map: 71712022 Chris Ambourn, LS Minnesota License No. 43055 chris.amboum@westwoodps.com (NOT TO SCALE) i J i •�� 5 _ VICINITY MAP Monticello 5z Eller . r� nth St", Park , SITE 1e Fldds IFI•' � I 125 � LEGAL DESCRIPTION The following information was provided in Old Republic National Title Insurance Company File Number ORTE748334 which has an effective date of February 22, 2022 at 700 A.M.: Lot 1, Block 1, Union Crossings Third Addition, Wright County, Minnesota. Being registered land as is evidenced by Certificate of Title No. 7011.0. SCHEDULE B SECTION 2 ITEM NOTES The following notes correspond to the numbering system of Schedule B , Section 2 of the above mentioned title commitment. Items 1-9 & 13-76 are not survey related and are not addressed hereon. 70. Terms, conditions, provisions and easements contained in that certain Operation and Easement Agreement dated July 5, 2005, filed July 29, 2005, as Document No. 23751 as amended by First Amendment to Operation and Easement Agreement dated November 7, 2007, filed December 27, 2007, as Document No. 26073 as amended by Second Amendment to Operation and Easement Agreement dated June 5, 2008, filed July 28, 2008 as Document No. 26476 and Assignment of Approving Party Status to AX TC Retail L.P. in document dated December 31, 2074, filed October 20, 2075 as Document No. T31168 and as further amended by Third Amendment to Operation and Easement Agreement, dated July 24, 2075, filed October 20, 2075 as Document No. T31169 -SAID EASEMENT DOES NOT AFFECT THE SUBJECT PROPERTYAND /S NOT SHOWN HEREON. As supplemented by Terms and conditions of Declaration of Allocation of Common Area Maintenance Costs and Administration Fee dated May 37, 2011, filed June 27, 2011 as Document No. 28434. As supplemented by Terms and conditions of Declaration of Allocation of Common Maintenance Area Costs and Administration Fee dated May 37, 2011, filed June 27, 2011 as Document No. 28435. 71. Utilityand drainage easements as shown on the recorded lot o Union Crossings and Union Crossings Third Addition. -SAID EASEMENT /S SHOWN HEREON. 9 (J p f 9 9 72. No right of access exists from premises to Interstate Highway No. 94. Right of access was taken by the State of Minnesota as evidenced by Final Certificate Document No. 287759 in Book 258 of Deeds, page 536.-SAID EASEMENT IS SHOWN HEREON. TABLE A OPTIONAL ITEM NOTES 1. Property corner markers have been found as shown hereon. 2. The address of the surveyed property is unassigned and is located in Monticello, Mn. 3. The subject property appears to lie within Zone C (area of minimal flooding) according to FEMA Flood Insurance Rate Map Community - Panel Number 27054 70005B which has an effective date of 11/01/1979. 4. The subject property contains 67,179 sq. ft. or 7.542 acres, more or less. 6(a). There were no Zoning Reports or Letters provided by the title company, client or owner. 6(b). There were no Zoning Reports or Letters provided by the title company, client or owner. 8. The surveyor has made a good faith effort to show all substantial, above ground, visible, and permanent features observed during the course of the survey. 9. The subject property contains 0 regular parking stalls, 0 handicapped stalls and 0 motorcycle stalls. 11(a). There were no site utility plans and/or reports provided by the client. 11(b). A private utility marking request was made by the surveyor (One Call Ticket No. 227245206). The underground utility lines shown have been located from field survey information and existing drawings. The surveyor makes no guarantees that the underground utilities shown comprise all such utilities in the area, either in service or abandoned nor do we guarantee the accuracy or completeness of the markings and maps provided. 73. Names of adjoining owners are shown according to the Wright County GIS Map. 76. On the date the field work was completed for this survey, there was no observable evidence of current earth moving work, exterior building construction or building additions. 78. Any plottable offsite easements provided in the Title Insurance Commitment are shown hereon. z ___J REVISIONS: CHECKED: CRF DRAWN: BJY FIELD CREW: XXX FIELD WORK DATE: XX/XX/22 XX/XX/2022 I PREPARED FOR: LARKI N HOFFMAN Lot 1, Block 1, UNION CROSSINGS 3RD ADDITION Monticello, MN Westwood Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 westwoodps.com Westwood Professional Services, Inc. ALTA/NSPS Land Title Survey SHEET NUMBER: 1 OF 1 PROJECT NUMBER: 0036679 0 DATE: 05/15/2022 SHEET INDEX ARCHITECTURAL Al SITE PLAN, ZONING INFORMATION, PROJECT TEAM A2 FLOOR PLAN, MEZZANINE PLAN, ROOF PLAN A3 1/4" FL. PLAN, SCHEDULES A4 MEZZANINE PLAN, INTERIOR ELEVATIONS A5 BUILDING SECTIONS, WALL SECTIONS, DETAILS A6 EXTERIOR ELEVATIONS, MATERIALS A7 SOUTH MEZZANINE PLAN, INTERIOR ELEVATIONS A8 NORTH MEZZANINE PLAN STRUCTURAL S1 STRUCTURAL NOTES, FOOTING & TRUSS DETAILS S2 FOUNDATION & ROOF FRAMING PLANS S3 BUILDING SECTIONS, WALL SECTIONS CIVIL C100 PAVING AND UTILITY PLAN C200 GRADING & EROISON CONTROL PLAN C300 DETAILS SURVEY V201 BY WESTWOOD PROFESSIONAL SERVICES LANDSCAPE PLAN L-1 LANDSCAPE PLAN, DETAILS MECHANICAL/ELECTRICAL MECHANICAL AND ELECTRICAL CONSTRUCTION TO BE COMPLETED BY "DESIGN BUILD". PROJECT TEAM OWNER: JON AND KELLY PETERS SUNNY DAYS THERAPY 9346 OAK AVE. WACONIA, MN 55387 ARCHITECT: HAUGEN ARCHITECTURE, iNC. 13 WASHINGTON AVE. WEST HUTCHINSON, MN. 55350 320 587-6074 MECHANICAL/ELECTRICAL ENGINEER DESIGN/BUILD — TO BE DECIDED CIVIL ENGINEER: LOUCKS ENGINEERING, INC. 7200 HEMLOCK LN. N. SUITE 300, MAPLE GROVE, MN. 763 424-5505 STRUCTURAL ENGINEER: DOUG HUGHES CONTRACTOR: M & M HOME CONTRACTORS, INC. 413 PAUL AVE. S. COLOGNE, MN 55322 952 797-3720 LANDSCAPE DESIGNER: LOUCKS ENGINEERING, INC. 7200 HEMLOCK LN. N. SUITE 300, MAPLE GROVE, MN. 763 424-5505 BUILDING CODE ANALYSIS (2020 MN. BUILDING CODE) A. OCCUPANCY CLASS B (BUSINESS) B. TYPE OF CONSTRUCTION V-B C. ALLOWABLE AREA (TABLE 506.2) 27,000 SF FIRST FLOOR 5,480 SF SECOND FLOOR 1,428 SF TOTAL AREA 6,908 SF D. ALLOWABLE HEIGHT (TABLE 503) 3 STORY (2 STORY PROVIDED) E. SPRINKLER SYSTEM YES F. SPRINKLER - AREA INCREASE INCLUDED IN BASIC ALLOWABLE AREA G. SEPARATION WALLS NONE H. OCCUPANCY SEPARATION NONE I. BUILDING ELEMENTS FIRE RATING NONE J. EXTERIOR WALLS FIRE RATING NONE K. OCC. LOAD ALLOWANCE FIRST FLOOR (OFFICE) 150 SF/OCC. 37 OCC. SECOND FLOOR (OFFICE) 150 SF/OCC. 10 OCC. TOTAL OCCUPANTS 47 OCC L. EXITING & OCC. LOAD (2) EXITS REQUIRED > 50 OCC. 1 EXIT 0 SEC. FL. W/ < 49 OCC. AND < 100' TRAVEL DISTANCE M. PLUMBING FIXTURES (1:25 FIXTURES REQ'D.) (3) UNI-SEX REST ROOMS PROVIDED N. MAX. TRAVEL DISTANCE 250' 0. MAX. COMMON PATH OF TRAVEL 100' ZONED B-2 LOT COVERAGE AND SETBACKS: SETBACKS: FRONT YARD 53'-10" FEET SIDE YARD 40 FEET REAR YARD 67 FEET MAXIMUM SITE COVERAGE OF HARD SURFACE INCLUDING BUILDINGS IS 58% TOTAL SITE AREA (170'X176') = 29,920 SF HARD SURFACE (17,347 SF) = 58% SCREENING AND LANDSCAPING: ALL PARKING LOTS SHALL BE DESIGNED TO INCORPORATE UNPAVED, LANDSCAPED ISLANDS. ALL ISLANDS SHALL CONTAIN A MINIMUM OF 180 SQ. FT. ALL ISLANDS SHALL HAVE DECIDUOUS SHADE TREES, ORNAMENTAL OR EVER- GREEN TREES PLUS GROUND COVER MULCH OR SCHUBERY. PARKING LOT LANDSCAPE TREES ARE REQUIRED AT RATE OF 1 TREE PER 15 PARKING SPACES. PARKING LOT ISLANDS SHALL HAVE A RAISED CONCRETE PERIMETER CURB. ALL AREAS FOR PARKING AND DRIVEWAYS SHALL BE SURFACED WITH BITUMINOUS OR CONCRETE PAVEMENT. ANY LIGHTING FOR OFF-STREET PARKING SHALL BE HOODED AND IN COMPLIANCE WITH SECTION 1000.10 OF ALBERTVILLE ORDINANCE. CURB CUTS, UNLESS OTHERWISE APPROVED, SHALL NOT EXCEED 24' IN WIDTH, MINIMUM OF 5 FEET FROM THE SIDE YARD PROPERTY LINE, NOT LESS THAN 40 FEET FROM ONE ANOTHER AND ALLOWED 1 PER 125' OF STREET FRONTAGE. PARKING CALCULATION: PARKING CALCULATION: OFFICE USE - 1 SPACE PER EACH 200 SQ. FT. OF FLOOR AREA. TOTAL FLOOR AREA = 6,908 SF (35 SPACES REQ'D.) SIGNAGE: TOTAL AREA OF ALL SIGNS MAY NOT EXCEED 25% OF THE FRONT BUILDING WALL. ONLY ONE (1) DOUBLE -SIDED FREE STANDING SIGN PER LOT. THE SIGN AREA SHALL NOT EXCEED 96 SQ. FT. IN AREA AND HAVE A MAXIMUM HEIGHT OF 18 FEET. BASE OF SIGN SHALL HAVE A MINIMUM OF TWO (2) FT. HIGH AND A MAXIMUM OF ONE-HALF THE HEIGHT OF THE SIGN AREA. ALL PORTIONS OF THE STRUCTURE, EXCLUDING THE SIGN AREA, SHALL MATCH BUILDING'S MATERIAL. LANDSCAPE NOTES: TREES SHALL BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOTBALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE TOP OF THE ROOTBALL WITH SOIL. WRAP ENTIRE SURFACE OF TRUNK TO SECOND BRANCH WITH APPROVED TREE WRAP (FROM NOV. 1ST. TO MAY 1ST. ONLY). SECURE AT 2" INTERVALS. DO NOT WRAP POPULOUS SPECIES. SUPPORT WIRE TO BE GALVANIZED. ATTACH TO TREE WITH 2" CLOTH BAND OR APPROVED EQUAL. STAKE DECIDUOUS TREES AS SHOWN WITH 2'-6" LONG STEEL OR PEEELED POLE STAKES STAKED AT 180 DEGREES. EXTEND STAKES 24" - 30" INTO GROUND. STAKE EVERGREENS AS SHOWN WITH 3 2' LONG STEEL STAKES AT 120 DEGREES. USE ONLY GALVANIZED WIRE. REMOVE ALL WIRE BASKETS, NYLON TIES, TWINE, ROPE AND BURLAP FROM TOP AND SIDES OF ROOTBALL. REMOVE UN- NECESSARY PACKING MATERIAL. PROVIDE 2'-0" RADIUS MULCH COLLAR WHEN TREES ARE PLANTED IN SOD. DO NOT PLACE MULCH IN CONTACT WITH THE TREE SITE GENERAL NOTES: 1. SURVEY INFORMATION TAKEN FROM SURVEY PREPARED BY WESTWOOD PROFESSIONAL SERVICES, INC. 12701 WHITEWATER DRIVE, SUITE 300, MINNETONKA, MN 2. CONFIRM LOCATION OF ALL SITE UTILITIES, UNDERGROUJD WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES PRIOR TO EXCAVATION. 3. SEE LANDSCAPE PLAN FOR EXTENT OF SEED/SOD AND LANDSCAPING REQUIREMENTS. 4. SEE CIVIL PLANS FOR SITE DRAINAGE REQUIREMENTS. 5. COORDINATE MECHANICAL/ELECTRICAL WORK TO BE COMPLETED UNDER DESIGN/BUILD CONTRACTS. 6. COORDINATE FIRE LANE CONSTRUCTION AT SOUTH SIDE OF OF PROPERTY AND CONNECTION TO EXISTING PARKING/DRIVE TO THE EAST. PROTECT DAILY OPERATIONS OF ADJACENT PROPERTY OWNERS DURING CONSTRUCTION OPERATIONS. PROVIDE CONSTRUCTION FENCING AS REQUIRED. 7. SPOT ELEVATIONS SHOWN ARE EXISTING ELEVATIONS - SEE CIVIL PLANS FOR FINAL GRADE ELEVATIONS. 8. TOPSOIL AND ORGANICS SHALL BE STRIPPED FROM ALL AREAS TO BE PAVED. ALL FILL, BACKFILL AND SUBGRADE PAVEMENT AREAS SHALL BE COMPACTED TO 100% STANDARD PROCTOR DENSITY. SOIL BORING REPORT TO GOVERN. SITE NUMBERED NOTES: OPLANTING ISLAND - SEE LANDSCAPE PLAN OTRASH ENCLOSURE - SEE PLAN (6/A7) AND DETAILS SHEET A7 O3 FENCE AT OUT -DOOR PLAY AREA - SEE 6/A7 O4" REINFORCED CONCRETE WALK OVER 4" CLASS #5 FILL. PROVIDE WEEK PLANE JOINTS AT 48" O.C. O5 FURNISH AND INSTALL ALL DISABLED PARKING SIGNS AND STRIPING OF THE PARKING AREA ACCORDING TO THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. PARKING LOT STRIPPING SHALL BE 4" WIDE WHITE LINES. PROVIDE STRIPING AT FIRE DEPT. ACCESS TO RISER ROOM, WALKWAY TO NORTH PARKING AREA AND ACCESS TO TRASH ENCLOSURE. OA/C CONDENSING UNITS - BY MECHANICAL SUB -CONTRACTOR M W SITE PLAN TENANT SIGN #4 l" = 20'-0" 0) F- 0 I 3w n >Z 10 Q �6 i 0 co z � 0Z boo y ZZ D QF x � r W N Q v x� OF] .. T C E o LC) � I_ 4_1 N U C U cn0E_v o Q T� 0 � E c 0 O N a> N L Q C N �:30� o 0 0 a� N � — o af (n W a D_ W 0 z U) U Q w = w o_ 0 :2 0_' J Z 0 O Q CD Z Z) N W F- W W 0 •• Q W U J V1 Of z a ` O CL 0U z I,�11 W I _U D Z J U Q W W z :2 :2 O 0- d O o 0 0 ^/ � z o w w N 1�1 N O r� cfl Al I ROOF BELOW AT WATER RISER j ROOM j I I II II II II I I I I I ---- --- _____ ___1__J L_____ __ _ __J L__ 1 _ _ ______ - -_—_—_—_ ______________________JL_________ Ir------ ---- ---- -------------------- - �I II II II II nI II nI II nl !h N : II I�I CONTINUOUS i ±: I CONTINUOUS RIDGE VENT : r--_j RIDGE VENT ASPHALT SHINGLES 1i OVER 15# BLDG. FELTS, :I d RIDGE PLY-WD SHEATHINGbi I I AND MANUFACTURED it WOOD TRUSSES AT 24" O.C. j 1 II I nl I nl 14 III H III n I kdI nl I III I I III I I II I II 1 '------------------------------------- ----------------------------------------- IIL------------------------- -----------------------------------------------�I r------------------------------------ 11 11 11 I n r ILL_ - - - - - - � I ------, I ' I ______I ---- I JI I I --4 - L----------------------------------4 ----- 4 - ---i L----------------------- JI - - - - -------- II -----I r-----------------------il uL------4 1 k/ I' I I I I I I 1 1 jI II l I I _—_—_—_—_—_—_—_—_—_— J I------------------------------------ I; II I I I I I I 1 1 —_ —_— — J - _—_—_— -------------------------------------�-- I II II II I II II II CONTINUOUS I i RIDGE VENT I: ASPHALT SHINGLES I I OVER 15# BLDG. FELTS, 111 CONTINUOUS PLY-WD SHEATHING ; is L�r-- RIDGE VENT AND MANUFACTURED WOOD TRUSSES AT i4 RIDGE 24" O.C. n II _�J L------_—_—_—_—_—_— V q II I II I I1J---------------------------- 11H______________________________ _____ 1:410I21 W CD 0 Of II II II I 1l -I� ---J4------------------------- JI ir__ ___yL-_________________________ If - - - - 11--- II Ir------il I I I L------ I I I I � I CONT. RIDGE I II �------J1 I I _ I VENT (TYPICAL) 1 II :i _____ I II II II I II II II II II II I A I I I II II II II 61 hi r II IL LLI 0 or II -------- - ------------------------------------- --- - I I 2 ROOF PLAN 1 /8" = V-0" ___________________________�1 I� II II NOTE: PROVIDE PRE -FINISHED METAL RAIN GUTTERS W/ PRE -FINISHED DOWN SPOUTS ALONG THE EAST AND WEST ELEVATIONS - CONNECT DOWNSPOUTS TO STORM SEWER LINE - SEE CIVIL r I L1 r I L r I LLI Ll z z -I N oc N W L 0 (n I I I I I I I I I I I r- I --- --it---� I r---- --"--r I I II II I ii ii I I I I I I I I Ir----- ---- ---- —------------------1-----------------_ II I �iI I nl I I I ' I I I III ul ' I ul , I I I I r__J I I I I I I I II i I I 1 I j ATTIC SPACE I I I ul ' nI I I nl ' nI ; II I I I I III I nI I I ul III : I : I I I I I II I I II I II I II I II I II I I I I I I II I I II I I 1 I -------------------------------------t--------- --- ------------------ 1 : I : Ily I ----------------------------I Icy 0 I L I I 11_J'- - ------- I I — , I I I I O O I I 1 1 I I R I I I _—_—_ -------+-----�--- -T r-- I I I I I j l I I I I I III �� 11 j ATTIC SPACE I L r-- � li :i II III II II I I I I L ; ILL----- 1; rt" I 7-A I II I I II II I I --------------------------------- I ✓'� I III I I I I I I � I I I I I I I I I I I I I I I I I I I I -n- I I _ O O I I I Z I I 0 I -- fl: -------------------------------------- ----- --------------------------------- -� : 1 I I I I I I 1 -T I I I I I 1 I I I I I I I � I — _ — _ — _ — _ — _ _ — _ — _ — _ _ — — _ — _ — _ — _ — _ — _ — _ — III I 1 III ' I I I I 1 -t------------------------------------t---- -------------J---------�---- I 1 I NOTE: SEE SHEET A4 FOR 1/4" SCALE PLAN OF SUNNY DAYS THERAPY MEZZANINE AREA. MEZZANINE PLAN 1 /8" = 1'-0" 46'- - - I I I 8" I - 01, - 15'-4"X4'-O" I ' I I--�- o -- - STOOP 0----�- I --------------- I t I r--- -----------------------r---r------ -�I ---, I I I I I I I I I I I O : I I RISER ROOM 1 : 140 : I I : PROVIDE 4" REINFORCED : 1 I - — - — ---: CONC. SLAB W/ 2" RIGID A : 5'-4"X4'-O�J A O : : HIGH DENSITY INSULATION. PROVIDE GYP BD AND i I : STOOP 1 : INSULATION AT ALL ---I -- 1 I WALLS. (HEAT BY ELEC.) -�--- I 13Q I TENANT SPACE IO I I joc " --- -- +---- I - : :00 NOTE: NO FINISHES THIS AREA; INCLUDING CONCRETE SLAB, GYPSUM BD. AND : :— �� INSULATION AT WALLS AND: O : Ln I CEILINGS. I" I 1 2X6 STUDS @ 16" O.C. I 1 O (NO GYP BD) j A OI "I I I I 1 I I I I I CONFERENCE RM. 12� j OFFICE OFFICE j C I N D. I I 124 126 127 I _ I 0 I UNIT ------ - --____-- _ I 5'-4"X4'—Oi' TFEATMENri6 : K In STOOP: - ---------- -- ---- ----- --------- ----- 0000 I I I I I I I 1q0 R I I I I - — - — - — - — - - — J — - — I I I"oc 00 N I N I LLITREATMENT i5 : I 'oc -- I -- OPEN OFFICE I 123 I I I I ' I II I - — - — - — - — - - — I------------------------------- -- -- -- -- ---- ----+I---- --- �- I TFEATMENT#4 --�--- "I STAIR j I u7 : 120 �--------�-----------------------------------�------I-------- ----- — -0-04 C I I TFEATMENT #3 I I I 116 I Lr I 4i, --------- 5'-4"X4'-0ISTOOP I IA00 I SENSORYGYM TFEATMENT 12 I I : 16E HANCAL Its : 1011� : I I I , ----- - +--� - I I --------- --, -- - 1 '00: I I I : I I I I ' CQND. : 4" REINFORCED ; CONC. SL UNIT -- I -- I OVER 2" RIGID NIGH DENSIT TFEATMENTf1 INSULATION OVOR 6" MIN. I I 11a 1 : GLASS 5 GRAVFL FILL. I 5 6 I I I --� A5 , I I I I I 4' X 4' j WDW. I I : j j AIR I 120 I I jA LC OFFICE I _____________________ ___ ___________ I --- I I T- Lr 1 ' ---------- j----I -\ r� O LOBBY I I 101 I : 00FECEPTION I I I 1os I00 1 ' OFFICE I 109 I — — - it I W j I 10 _ '� I I z "I I --- - -�--� : CIRCULAJIION Q---------- I 00 N i ---I I - j I op j N I COND.00 5' 1 4"X4'-0" : "I : ' OFFICE I llo NIT i— Lr STOOP00 " L, ' I ❑ I I I 1 \ CONFIRM CEDAR FENCE GATE AND CONC. WALK LOCATION W/ SITE PLAN O I I - — - — - — - — - I -- I I I UNSa o El 06 jOFFICEI _ j 102 I 303 ' I , ' I I I I I Ill I oc : j O j I 1 I \ I m L --'_____________' ________I I I I 1 --------------- t_-, I , 5'-4"X4'�O' , I » STOOP I I I I I / I o OUT -DOOR I N PLAY AREA I I� CEDAR FENCE SEE 6/A7 I I I I j I j---- j CEDAR FENCE — (6) EQUAL PANELS j 2 1 1 /8" = 1'-0" NOTE: SEE SHEET A3 FOR 1 /4" SCALE PLAN OF SUNNY DAYS THERAPY AREA. r. °a 0 wpW I n �Z 10 C4 Q2 U v o N zi a co 8000 zz II r x bO G z� V v 'Q, U x� .. T C E O d) �a)>,+' N U -0 p � 0 (n 0 E 0 + 0 N � c N !E O N _T 0) L Q C N O 0 0) ZT — 0-0ft�(n 0 W (n cl- W o z (n 0 5 Q w = W 0 Ckf Z 0 O Q U Z LL Z) (n W I- W CL 0 • • Q LLI U J Vl Of Z a 0 LLJCL o z 1 J U li ICI W U co I D 0 Z J U Q W W z :2 :2 o 0 0 O W � o 0 o z ^/ � o w w U U 0 0 N 1�1 N O 04 r2 (O A2 a I a I 1 I I i IME I a_ AO I — — I I I 1 I I I I - - � - — NOTE: PROVID 4" INFORCED — - t - I , 4II CONC. SLAB W/ 2" HI OPEN OFFICE 1 DENSITY RIGIDI INSULATIO I i1 I AT STAIR ONLY THIS ARE I I 160 I , II _ ____ _ NOTE: NO FINISHES THIS AREA, i 117 - — — EXPOSED STUDS AT EXT. WALLS, OPEN JOISTS AT ROOF AND I O I GRAVEL BASE AT FLOOR. T ATMENT #4 I I STAIR I I N 120 6'-4 s —0 I I 1 I CENTER WALL ON DIMENSION GRID I I - L - - - i rn � I I-- m m I 4B m I iv UNI-SEX ' I i 9 112 TREATMENT #3 1 1 I 0 O I A4 116 1 A o o STORAGE A A4 - 112 I 123 116 B- - — I ------- --�- -- I I 115 I iv 4 1 I TR TMENT #2 i M I SHOWER TO i I SET DIM. SS I O 122I ' I MECHANICAL 1 I m 113 — SENSORY GYM - 122 - - - -- , 114 I STOOP I — - - F. . CAB. r� I o m I I � , 7'-6" 6'-4" I i TREATMENT #1 � 114 I 1 � I O ll I I 1 13 I I � I I I � I i0 I 12'-6" 9'-0" 8'-10" 6'-4" 5'-0" a I ¢ I I -- 1 — I --I -- I 0 I � 4'X4' H.M. I 2- 12 - STAIR 00 I A I N 4A OFFICE I _ 1 I 108 I I ------- --- -- I----------1------------- ---------- I ---- --- - -- -- I co- -- -- , 108 - - 1 - -- A4 _J LOBBY 1i M , 4A 109 j� 101 I Q RECEPTION 4A - _0- � ^ OFFICE I 105 I o a_ — -101 111�j1I1I, >m ^ III �p k,�Pp� la07I I 104 iI - 00 Q ELEC. WATER Z 4' COOLER ---A - ---- CLEAR CIRCULATION mSTOOP Ld STORAGE OFFICE 106 I1I1� Lf - - r- I , I m I I 110 I "� BREAK ROOM I 111 CHIL ENS 0 _ _` 1 U =SEX �— ---------- 1 66 ----- — --00------- ---- -- °° ----- - - WATM, AaREA- - � - — ` I 46 I 1 0 102 I� �iA b z N Q OFFICE -�- Q 6 � Q b � 1 46 \\ A4 I `ID / 1 I I 1 I - ��- - - - - - I - - - - - - - - - - - - - - — - - - - - - - - = I 1 m I ---I--- I I — — — — — — — — — — — — — — ----------I — ---- --O '----------- I I---I---J I II I I II I 5'-8" i l I II , I II I II , I II I I I 9'-4" 8'-2" 13'-10" 6'-4" I� 9'-01, I CEDAR PANEL WOOD CEDAR PANEL WOOD FENCE AT PLAY AREA FENCE AT PLAY AREA (SEE SHEET Al) (SEE SHEET Al) FLOOR PLAN SOUTH HALF — SUNNY DAYS THERAPY Do cc I O it I WALL TYPES: 4A TYPE 4A 2X4 STUDS AT 16" O.C. WITH 1 /2" GYPSUM BOARD EACH SIDE. 46 TYPE 4B X9� 2X4 STUDS AT 16" O.C. WITH 1 /2" GYPSUM BOARD EACH SIDE AND 3 1 /2" ACOUSTICAL BATT INSULATION FULL HT. 6A TYPE 6A 2X6 STUDS AT 16" O.C. WITH 1 /2" GYPSUM BOARD EACH SIDE AND 3 1 /2" ACOUSTICAL BATT INSULATION FULL HT. PROVIDE MOISTURE RESISTANT GYPSUM BOARD AT ALL WET LOCATIONS. 66 TYPE 6B C� 2X6 STUDS AT 16" O.C. WITH (2) LAYERS 1 /2" GYPSUM BOARD EACH SIDE AND 3 1/2" ACOUSTICAL BATT INSULATION FULL HT. 4'-0" O I o T CD 2"X5 3/4" HOLLOW METAL FRAME (PAINT) _ 4X4_ HOLLOW METAL_ (LOBBY 101) HOLLOW METAL WINDOWS: 3'-4" a N p I AL-1 - — ALUM. FRAMES TO BE 2"X4 1 /2" (TYPICAL) WITH THERMAL -BREAK FRAME TYPES: ROOM SCHEDULE ROOM # ROOM NAME FLOOR BASE WALLS CEILING REMARKS ROOM # MATERIAL FINISH MATERIAL FINISH HEIGHT 101 LOBBY CARPET CARPET GYP. BD. PAINT GYP. BD. PAINT 10'-0" 101 102 CHILDREN WAIT AREA CARPET CARPET GYP. BD. PAINT GYP. BD. PAINT 10'-0" 102 103 UNI—SEX REST RM. C.T. C.T. GYP BC.T. PAINT_ GYP. BD. PAINT 10'-0" CERAMIC TILE TO 3'-0" HT. 103 DOOR/FRAME SCHEDULE ROOM DOOR FRAME I ROOM # LOCATION SIZE MATERIAL FINISH TYPE MATERIAL FINISH TYPE a =; REMARKS # 101 LOBBY 3—OX7—OX1 3/4" ALUM. ANOD. FG ALUM. ANOD. AL-2 01 101 103 UNI-SEX REST RM. 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 06 103 104A CIRCULATION 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 09 104A 104B CIRCULATION 3—OX7—OX1 3/4" ALUM. ANOD. FG ALUM. ANOD. AL-1 01 104E 105 RECEPTION 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 105 106 BREAK ROOM 3-0X6-8X1 3/4" WOOD S & V F H.M. PT. F-2 05 106 107 STORAGE 2-8X6-8X1 3/4" WOOD S & V F H.M. PT. F-2 11 107 108 OFFICE 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 08 108 109 OFFICE 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 08 109 110 OFFICE 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 08 110 111 OFFICE 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 08 ill 112 UNI-SEX REST RM. 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 07 112 113 MECHANICAL 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 11 113 114 TREATMENT #1 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 114 115 TREATMENT #2 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 115 116 TREATMENT #3 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 116 117 TREATMENT #4 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 117 118 TREATMENT #5 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 118 119 TREATMENT #6 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 03 119 121 SENSORY GYM 3-OX7-OX1 3/4" ALUM. ANOD. FG ALUM. ANOD. AL-2 01 121 122 STORAGE 2-8X6-8X1 3/4" WOOD S & V F H.M. PT. F-2 11 122 123 OPEN OFFICE 3—OX7—OX1 3/4" ALUM. I ANOD. FG ALUM. ANOD. AL-2 01 123 124 CONFERENCE 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 08 124 125 UNI-SEX REST RM. 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. F-2 07 125 126 OFFICE 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. F-2 08 126 127 OFFICE 3—OX6-8X1 3/4" WOOD IS & V F H.M. PT. F-2 08 127 130 FUTURE TENANT 3-OX7—OX1 3/4" ALUM. ANOD. FG ALUM. ANOD. AL-2 01 130 140 RISER ROOM 3—OX6-10X1 3/4" H.M. PAINT F H.M. PT. F-2 02 140 201 CONFERENCE ROOM 3-ox6-8X1 3/4" WOOD S & V F H.M. PT. I F-2 1 108 1 201 202 CHARTING 3—OX6-8X1 3/4" WOOD S & V F H.M. PT. I F-2 1 08 1 202 203 MECHANICAL 3—OX6-8X1 3/4" 1 WOOD IS & V I F I H.M. PT. F-2 11 1 203 VARIES O I F- 2 HOLLOW METAL FRAMES TO BE 2"X5 3/4" (TYPICAL) (16 GA. INT.) (14 GA. EXT.) / 5'-0 1/2" 1 / 6'-,S 1/2" f co Lo 1@_1 L (2) ICAP 2971 T WINDOW TYPES: I on (2) ICAP 4171 T O "FG" (WIDE STYLE) DOOR TYPES: 00 T L[LJL po (3) ICAP 3747 T "F" WOOD "F" HOLLOW METAL (FLUSH) (FLUSH) boo GLASS TYPES: AO. 1" INSUL., TINTED,TEMPERED SAFETY GLASS 1/4" CLEAR TEMPERED SAFETY GLASS WOOD DOORS: SOLID CORE WOOD DOORS TO BE 1 3/4", PLAIN SLICED RED OAK, FINISHED ON SITE. WINDOWS: WINDOWS TO BE MARVIN, INTEGRITY, WOOD-ULTREX UNITS. PROVIDE 7/8" GLASS WITH LOW E 366 PROVIDE 1 /2" VERTICAL MULLION REINFORCEMENT AT ALL COMBINED UNITS. FL-:3t VARIES O I F- 2 HOLLOW METAL FRAMES TO BE 2"X5 3/4" (TYPICAL) (16 GA. INT.) (14 GA. EXT.) / 5'-0 1/2" 1 / 6'-,S 1/2" f co Lo 1@_1 L (2) ICAP 2971 T WINDOW TYPES: I on (2) ICAP 4171 T O "FG" (WIDE STYLE) DOOR TYPES: 00 T L[LJL po (3) ICAP 3747 T "F" WOOD "F" HOLLOW METAL (FLUSH) (FLUSH) boo GLASS TYPES: AO. 1" INSUL., TINTED,TEMPERED SAFETY GLASS 1/4" CLEAR TEMPERED SAFETY GLASS WOOD DOORS: SOLID CORE WOOD DOORS TO BE 1 3/4", PLAIN SLICED RED OAK, FINISHED ON SITE. WINDOWS: WINDOWS TO BE MARVIN, INTEGRITY, WOOD-ULTREX UNITS. PROVIDE 7/8" GLASS WITH LOW E 366 PROVIDE 1 /2" VERTICAL MULLION REINFORCEMENT AT ALL COMBINED UNITS. FL-:3t w o p" I 3w� n Z Q� U v o N 2 II r x bO r~ _� tLl V 'Q, U x�CN � VjOE° o O W 0 z 0 a w = z 0 o a (D LL � w w a W :2 U J Vl CE z a ` o � p z U I� U N I I z J 4 0 A3 46'-8" Ix Ilk 1 O' — d" I . c I d -- I i� - — — — O i� I iD I I I M - — - I i� I FLOOR PLAN NORTH HALF — SUNNY DAYS THERAPY 1/4" = 1'-0" O B21 36" HORIZONT GRAB B SB36 B21 REFRIG 2 BREAK ROOM #106 ELEV. A4 1/4" = 1'-0" HORIZONTAL 3 BAR 5 UNI—SEX 103 A4 1/4" = 1'-0" NOTE: CONFIRM ALL FINISHES WITH OWNER. 9 UNI—SEX #112 A4 1/4" = 1'-0" NVISI=rdaWj 4A TYPE 4A 2X4 STUDS AT 16" O.C. WITH 1/2" GYPSUM BOARD EACH SIDE. 46 TYPE 4B 2C 2X4 STUDS AT 16" O.C. WITH 1/2" GYPSUM BOARD EACH SIDE AND 3 1/2" ACOUSTICAL BATT INSULATION FULL HT. 6A TYPE 6A 2X6 STUDS AT 16" O.C. WITH 1/2" GYPSUM BOARD EACH SIDE AND 3 1/2" ACOUSTICAL BATT INSULATION FULL HT. PROVIDE MOISTURE RESISTANT GYPSUM BOARD AT ALL WET LOCATIONS. 66 TYPE 6B C' 2X6 STUDS AT 16" O.C. WITH (2) LAYERS 1/2" GYPSUM BOARD EACH SIDE AND 3 1/2" ACOUSTICAL BATT INSULATION FULL HT. tf.5b b6b 3 RECEPTION #105 ELEV. A4 1/4" = 1'-0" 6 UNI—SEX #103 A4 1/4" = 1'-0" PAINT 36"X60" SHOWER 10 UNI—SEX #112 A4 1/4" = 1'-0" G.B. G.B. FOLDING SEAT LAM. PLASTIC 1 & BACKSPLASH O 7 UNI—SEX #103 A4 1/4" = 1'-0" 36"X60" SHOWER 11 UNI—SEX #112 4 1/4" = 1'-0" 13 CONFERENCE #123 A4 1/4" = 1'-0" SHOW CURT ROD 24" ( B18 SB36 B18 REFRIG 2 BREAK ROOM #106 ELEV. A4 1/4" = 1'-0" PAINT W1630 W3630 W3630 W1630 J Q U F- J U 0 M B36 B36 4 RECEPTION #105 ELEV. A4 1/4" = 1'-0" 8 UNI—SEX #103 A4 1/4" = 1'-0" 12 UNI—SEX #112 A4 1/4" = 1'-o" 14 UNI—SEX #122 A4 1/4" = 1'-0" HORIZONTAL 3 BAR � w0 o I 3w n �Z � Q� U v o N z NZ z co o0 ii I r x 1150 Q � tzLl V 'Q, U x� OF] .. T C E O LC) �a)>,+' N U) O E o —� E4-1 Q T� 0 L c � O U 6 N !E O N _T N L Q C N �:30� 0 V 0 0 a +, U.� 4 N N � — 0 -0 af U) o w _ cl- W 00 Z c)U) Q w= Ld :2 C' J Z 0 0 Q Z L� Z N w F w W 0 •• Q W U J V1 CE z a ` O � p z U I,�11 w U D I Z J U Q W W O d d O o 0 0 Z w w o U U O O N 1�1 N O 04 cfl TYPICAL WALL SECTION 1 /4" = 1'-0" JDS AT 16" O.C. SIGH DENSITY ATT INSULATION 2" GYPSUM BD. IDE. PROVIDE '.B. AT WARM SIDE. CONFIRM MATERIAI OWNER _ANDMARK ASPHALT SHINGLES OVER 15# ROOFING =ELTS. PROVIDE ICE & WATER SHIELD AT EAVES AND VALLEYS (TYPICAL PER CODE) 'RE -FIN. METAL FASCIA AND VENTED SOFFIT (TYPICAL) DVER SOLID 2X6 BEVELED =ASCIA. _.P. SIDING & TRIM OVER 1 1/2" ZIP SHEATHING WITH AIR BARRIER. v1ARVIN "INTEGRITY" WINDOW JNITS - SEE WDW. SCHEDULE. vANUFACTURED MAS. STONE SILL W/ PRE -FIN. METAL -LASHING MANUFACTURED STONE OVER ,2) LAYERS 15# BLD. PAPER, KITH LATH AND MORTAR SCRATCH COAT. GROUT JTS. ,TYPICAL) AND STRIKE FOR -INISHED APPEARANCE 'RADE 2" (R-10) RIGID PERIMETER NSUL. (TYPICAL) B" CMU FOUNDATION SEE STRUCTURAL REINFORCED CONC. FOOTING SEE STRUCTURAL HEAD DETAIL 1 1/2" = 1'-0" JAMB DETAIL 3/4" = 1'-0" 2X4 STUD FRAMING AT PLY—WD. FACED � COLUMNS I� ~-J EXTEND 1 1/2" ZIP SHEATHING TO ENTRY FRAME. R- BLOWN ----- IN U ATION W/ SUL TOPS Y i Q AT EAV cc i w oc I - ln 4'X5'-4" I I STOOP --4------ I 5/8" GYPSUM BOARD OVER -— - — - — - — - -- 4 MIL POLY V.B. (TYPICAL) 1/2" GYPSUM BOARD OVER 4 MIL POLY V.B. TYPICAL AT EXTERIOR WALLS — i i i i ENTRY FRAMING DETAIL A5 1/2" = 1'-0" TRUSS BEARING 1 1/2" = 1'-O" ASPHALT SHINGLES OVER 15# BUILDING FELTS (OR EQUAL). PROVIDE ICE & WATER SHIELD PER CODE REQUIREMENTS AT EAVES AND VALLEYS (TYPICAL) PREFINISHED METAL FASCIA AND VENTED SOFFIT (TYPICAL) OVER SOLID 2X6 BEVELED FASCIA PRE -FINISHED L.P. SIDING AND TRIM - SEE EXT. ELEVATIONS. PROVIDE PRE -FINISHED METAL FLASHING AT ALL HORIZONTAL TRIM LOCATIONS. 1 1/2" "ZIP" SHEATHING - PROVIDE TAPE AT ALL JOINTS AND WRAP OPENINGS PER MANUFACTURER'S RECOMMENDATIONS ASPHALT SHINGLES OVER 15# BUILDING FELTS (OR EQUAL). PROVIDE ICE & WATER SHIELD PER CODE REQUIREMENTS AT EAVES AND VALLEYS (TYPICAL) fOVERHANG PROVIDE INSULATION STOP (TYPICAL) --- AT EAVES. I F-:� _ I PREFINISHED METAL FASCIA AND VENTED Q I SOFFIT (TYPICAL) OVER w SOLID 2X6 BEVELED FASCIA w I TRUSS_ BRG. 110=1 _1/8"_ I 5/8" GYPSUM BOARD OVER 4 MIL POLY V.B. (TYPICAL) PRE -FINISHED L.P. SIDING AND HEADER - SEE STRUCTURAL -- TRIM - SEE EXT. ELEVATIONS. W/ 1/2" GYPSUM BOARD OVER PROVIDE DEHORIZONTAL RE-HLED MMETAL FLASHING 4 MIL POLY V.B. A PRE-FINISHED L.P. SIDING AND MARVIN "INTEGRITY" WOOD -ULTRA TRIM - SEE EXT. ELEVATIONS. 4 SERIES WINDOWS - SEE WINDOW AS SCHEDULE. PROVIDE PRE -FINISHED METAL FLASHING AT ALL HORIZONTAL TRIM LOCATIONS. NOTE: FOLLOW WINDOW MANUFACTURER'S INSTALLATION INSTRUCTIONS AND WRAP OPENING WITH "ZIP" SHEATHING SYSTEM TAPE (TYPICAL ALL OPENINGS) o CAULK W/ BACKER ROD (TYPICAL) 3 AT PERIMETER. A5 VERIFY WINDOW SILL MATERIAL WITH OWNER MARVIN "INTEGRITY" WOOD -ULTRA SERIES WINDOWS - SEE WINDOW SCHEDULE. NOTE: FOLLOW WINDOW MANUFACTURER'S INSTALLATION INSTRUCTIONS AND WRAP OPENING WITH "ZIP" SHEATHING SYSTEM TAPE (TYPICAL ALL OPENINGS) CAULK W/ BACKER ROD (TYPICAL) AT PERIMETER. PRE -FINISHED L.P. SIDING AND TRIM - SEE EXT. ELEVATIONS. MARVIN "INTEGRITY" WOOD -ULTRA SERIES WINDOWS - SEE WINDOW SCHEDULE. CAULK W/ BACKER ROD (TYPICAL) AT PERIMETER. WRAP WDW. OPENING W/ "ZIP" SYSTEM TAPE AS RECOMMENDED BY MANUFACTURER. PRE -FINISHED L.P. SIDING AND TRIM - SEE EXT. ELEVATIONS. MANUFACTURED MAS. STONE SILL W/ PRE -FIN. METAL FLASHING 1 1/2" "ZIP" SHEATHING WITH TAPE (TYPCIAL) MANUFACTURED STONE OVER (2) LAYERS 15# BLD. PAPER, WITH LATH AND MORTAR SCRATCH COAT. 2 A5 VERIFY WINDOW SILL MATERIAL WITH OWNER 1/2" GYPSUM BOARD OVER 4 MIL POLY V.B. (TYPICAL) OVER 2X6 STUDS AT 16" O.C. W/ FULL 6" HIGH DENSITY R-21 BATT INSULATION AND 1 1/2" "ZIP" SHEATHING (R-6) — BASE - SEE FINISH SCHEDULE - 4" REINFORCED CONCRETE SLAB OVER 2" RIGID HIGH DENSITY INSUL. — 6" MIN. CLASS 5 GRANULAR BASE PRE -FINISHED L.P. SIDING AND TRIM - SEE EXT. ELEVATIONS. MANUFACTURED MASONRY STONE SILL "CHISEL FACED" 24"X3"X3" WITH PRE - FIN. METAL FLASHING. MANUFACTURED STONE OVER (2) LAYERS 15# BLDG. PAPER, WITH LATH AND MORTAR SCRATCH COAT. GROUT JOINTS (TYPICAL) AND STRIKE FOR FINISHED APPEARANCE. 2X6 TREATED PLATE ON SILL SEAL W/ 1/2" A.B. (SEE STRUCT.) ll` '•I'III€€€€GRADE - SEE CIVIL 1/2" EXP. JOINT PROVIDE "PROTECTION" BOARD OR MATERIAL PROTECTIVE COATING OVER RIGID INSUL. EXPOSED ABOVE GRADE. BOND BEAM WITH (2) #4'S CONTINUOUS 2" RIGID PERIMETER INSULATION (R-10) (TYPICAL) CMU FOUNDATION WITH REINFORCED CONCRETE FOOTING - SEE STRUCTURAL I.. 0:. '.I 0. . I 0� W0 0� W0 3w n >Z 10 Q� U v ol N 800 II r x bf) G I� C, V 'Q, U x� .. T C o LC) V) U E ° o Q T� 0 c � N O N a� � o L Q C N �:30� o 0 0 a� — 0 - U) w a w w O z U) H 5 Q w = w w 0 w :2 C' J z 0 O Q 0 Z w Z) N w F- w a 0 •• Q w U J Vl Of Z ` o Lu U z z CL U I� w U ccn I I � Z J o Q w w z :2 :2 O 0- d O o 0 0 z ^/ � o w w N 1�1 N O 04 r2 cfl BUILDING SECTION 1 /4" = 1'-0" SILL DETAIL 3/4" = 1'-0" TYPICAL WALL SECTION 3/4" = 1'-0" A5 NORTH ELEVATION 1 /8" = 1'-0" CONTINUOUS RIDGE VENT H I F\IJGfC F\IVI. JVL^I-v v-^JJ u SOUTH ELEVATION 1 /8" = 1'-0" CONTINUOUS RIDGE VENT 1/2" TEXTURED, NO GROVE PLY -WOOD SIDING (PAINT) I I O SIGNAGE BY OWNER ASPHALT SHINGLES OVER 15# BLDG. FELTS, PLY-WD SHEATHING AND MANUFACTURED WOOD TRUSSES AT 24" O.C. O O i MANUFACTURED STONE VENEER WAINSCOT W/ CUT STONE SILL WEST ELEVATION I[N]Fffil CUT STONE SILL - EAST ELEVATION 1 /8" = 1'-0" CONT. RIDGE VENT SunnyDayl Therapy I 0 SIDING AND�TRIMv ASv SELECTED BY OWNER 1/2" TEXTURED, NO GROVE PLY -WOOD SIDING (PAINT) CONT. RIDGE VENT V 12 1 �12 PRE -FINISHED METAL FASCIA AND GABLE SYSTEM WITH PRE -FINISHED METAL SOFFIT L.P. SMART SIDING AND TRIM AS SELECTED BY OWNER. I I I I I I MANUFACTURED STONE CAP I I I I ANOD. ALUM. ENTRY i i ANOD. ALUM. ENTRY i W PRE -FINISHED METAL DR/FR - SEE SCHEDULE i i DR/FR - SEE SCHEDULE i I / I I I FLASHING �l 1r rL �--------------- IT --I, MANUFACTURED STONE VENEER ----1-------------------------------- --------------- L------------------------------ L-------------------------------- --------------- L------------------------------- J OVER (2) LAYERS 15# BLDG. FELTS AND 1 1/2" ZIP SHEATH. REINFORCED CONCRETE FTG/ FNDN. - SEE STRUCTURAL 1 /4" SCALE FRONT ENTRY 1 /4" = 1'-0" DOOR/FRAME INSULATED GLASS NOTE: PROVIDE PRE -FINISHED RAIN GUTTERS ALONG EAST AND WEST ELEVATIONS COMPLETE WITH PRE -FINISHED DOWN SPOUTS. CONNECT DOWN SPOUTS TO STORM WATER RISERS (SEE CIVIL PLANS.) CEDAR PANEL FENCE W/ 6X6 CEDAR POSTS AND 2X4 CEDAR PERIM. PROVIDE 42" WIDE GATE WITH LATCH - CONFIRM GATE LOCATION - SEE SITE PLAN. INN BUILDING ASSEMBLY: ASPHALT SHINGLES OVER 15# BLDG. FELTS, PLY-WD SHEATHING AND MANUFACTURED WOOD TRUSSES AT 24" O.C. 00 rag all ua FAR 100091mcia NEI I i PRE -FINISHED METAL FASCIA AND VENTED SOFFIT SYSTEM ROOF ASSEMBLY: - ASPHALT SHINGLES - ICE/WATER MEMBRANE AT EAVES & VALEYS - BUILDING FELTS - ROOF SHEATHING - SEE STRUCTURAL - MANUFACTURED WOOD TRUSSES - SEE STRUCTURAL - INSULATION CHUTES AT EAVES - R-49 BLOWN INSULATION - 4 MIL POLY VAPOR BARRIER 5/8" GYPSUM BOARD EAVE ASSEMBLY: - 6" PRE -FINISHED METAL FASCIA - 2X8 BEVELED SUB -FASCIA - PRE-FINIHHED METAL VENTED SOFFIT PANELS - 8" FRIEZE BOARD WALL ASSEMBLY: - MANUFACTURED STONE VENEER (WAINSCOT) - CUT STONE SILL W/ PRE-FIIN METAL FLASHING - R-6 ZIP SHEATHING W/ AIR BARRIER - 2X6 STUDS AT 16" O.C. - R-21 HIGH DENSITY BATT INSULATION - 4 MIL POLY VAPOR BARRIER - 1/2" GYPSUM BOARD FLOOR ASSEMBLY: - INTERIOR FINISH - REINFORCED POURED CONCRETE - SEE STRUCTURAL - 6 MIL POLY VAPOR RETARDER & 2" RIGID INSUL. - 6" MINIMUM COMPACTED CLASS #5 FILL FOUNDATION ASSEMBLY: - BLOCK OR POURED CONCRETE FOUNDATION - SEE STRUCT. - REINFORCED CONCRETE FOOTING - SEE STRUCTURAL - 2" RIGID R-10 INSULATION TO 24" MIN. DEPTH 0 �Qo W00) 0 3co W0 0 OD QZ U z v C4 0 z CO aw � II x= z� v� xd ■El- - ,, cE 0 U � � i CO 0 O a E Q >1 6 Q) c 0 O !E 'an) N cn 2 C N C L Q C O N U Q-O � NO 10 L_ D 0 0 w 0 O N L N U cn L (D C� — O-0Ofcn Li cn a w w o Z cn w Q = w w w Z O Q O J Q U Z w D CO W a- Q •• Q w U J lr�/\1J Z O w O Z J J U li �1 w U cn I � Z J Z Z O O w W O W 0 O O o Z > > � o w w U U O O N 1�1 N O N r2 1X6 CEDAR WOOD FENCE CLADING AT 6" O.C. - 2X4 CEDAR WOOD HORZ. RAILS (THREE THUS) 6" C PIPE BOLLARDS W/ STEEL SLEEVE OVER 6" GATE POST (PAINT) PROVIDE (3) HEAVY DUTY HINGES PER GATE LEAF. 4X4 CEDAR FENCE POSTS 10' LONG (4' EMBEDDED) 6" REINFORCED CONC. SLAB W/ 12" THICKENED EDGE. ----\ I I I I o o I I I I II I I I I I I I I I I I I I I I I i V6" CLASS 5 GRANULAR it II I I I BASE (TYPICAL) I (2) #4 BARS WELDED it l I I I I TO PIPE AT 12" O.C. I I I I I II j L-J i 24" d CONCRET I L- _j I FOOTING ---------J �--J (2) #5 AT PERIM. 4 GATE POST DETAIL 5 GATE POST DETAIL A7 1/2" = 1'-0" A7 1/2„ = 1'-0" V lr I II L UVLLI'll\V 42" HT. (FILL W/ CONC.) 2X6 CEDAR TOP PLATE 2X4 CEDAR AT PANEL PERIMETER 1X6 CEDAR BOARDS CO SET AT ANGLE (SEE EXT. ELEV.) 2X4 CEDAR AT PANEL PERIMETER I I I I I I I I I I I I I I G RA D E H PRO V ID E FENCE AT OF OUTDOOR PLAY ZN PERIM. AREA PROVIDE GATE W/ LATCH AS SHOWN ON EXTERIOR BUILDING ELEVATIONS. 6 FENCE SECTION A1/2" = 1'-0" I I I '"'r-90LLARD 0/2" BOTTOM 4) 1/2" LTS 'DS W/ CONC. (TYPICAL) I ni I v j v I II I IIIIIII II I II� II�II II � IIIIII III � \ \ � = ma c \ - = IIII III IIII II � - - IIIIrIIII T — 12" 201 202 ----------------�-- \ ---------- - 4'-515'-4" 00 Ld Lo rill %___________________ _______ -1 N— T 0QNJ OTE: SEE WALL TYPES SHEET A3 I 0 . SOUTH MEZZANINE PLAN /4" = 1'-0" cIIIIiIIIIIII - -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ IIIIiIIIiII \ 1X6 CEDAR WOOD FENCE CLADING AT 6" O.C. 2X4 CEDAR WOOD HORZ.3/$» RAILS (THREE THUS)CROWN 4X4 CEDAR FENCE POSTS 10' LONG (4' EMBEDDED) -12'THICKEED EDGE 04 PERIMETER. II - - - - - - - - - - - - - - - - - II \ GRADE II I I II I �IIIIIII _ J IIIIIII w L -/ - - - - - - - - - - - - - - - - -- - - - - - - - - -- - - L 6" PIPE BOLLARD FILLED W/CONC. & EMBED IN CONCRETE BASE. (PAINT PIPE BOLLARD) LIIIlliIIII L L------- J I�iiIj- III�iiI�I N _Q„ GATE LATCH -Ju= 1 ------------------------------- --------------------------------- I � I I , I V I I i I I I I I I I I I EMBEDD 4X4 CEDAR POSTS IN CONCRETE FOOTING I I I I I I I I I I I I I I I I I I I I I I I I I L-J I I I I 1X6 CEDAR WD. FENCE CLADING AT 6" O.C. 6" � PIPE BOLLARDS W/ STEEL SLEEVE OVER 6" GATE POST (PAINT) PROVIDE (3) HEAVY DUTY HINGES PER GATE LEAF. I,OR"T CA BOLLARDS AT GATE AND GUARD POSTS TO BE SCHEDULE 40 STEEL PIPE CONCRETE FILLED. I 3w� n >Z a Qi U v o N � 2: ii r bO Q � V 'Q, U x� .. T c E o � L( w O z a w = PLAN — TRASH ENCLOSURE r 1/2" = 1'-0" ELEVATION — TRASH ENCLOSURE GATE — TRASH ENCLOSURE 000 A7 W �z I z N N W 46'- 8" I/ 02H. I I I I I I I N�---- �- ------------------------------------------------------U_------ 1- -----�I I Y I I II I ' I V I I I � II I I II I I I� I I � NORTH MEZZANINE PLAN 1/4" = 1'-0" I I I 4'-5,> 71 1 4'-5„ 8'-10" I I WI of �I I -i I I I I I I I i I I I I I I I i I I I I I I I I II I - - - - -- - - I I J_ I I I I I I I it I II I I II I W z z a N N W W�� 0 3w n >Z a Qi U v o N z Z CO o0 2 II r b c Q � w V 'Q, U x� Ell .. T C E �a)>,+' N 7 U) 0 E o + O O U 6 N T !E O N a� :3 N O V 0 N � L L _ O-0afU) O Z �a z �U~ �o �0 �x a how A�v O O V1 W Cl- W O z U) o c) Q w = w :2 C' J Z 0 O Q Z L� Z N W H W W O •• Q W ,^ U J V1 CE z a ` o � p z W LLJ I _U D Z J 0 Q W W O d d O W O O p N � Z w O W W N 1�1 N O r� CO a i � 1 �P 1 1 1 ' 1 �z , P 1 �� / r F7249 WAT �— WAT ; WAT— WAT AT WAT SAC B CS PPROX sAN — i _� 0�5��1 1 wqr s� sAN sro SAN sro `�- RE=954.40 1 W �97FT w, �y i N RE=955.77 L qr sro sro sro sro sro 3 IE 8" 50�C-945.20 ; 9 ` SAN — sAN-�TES�CQp�C/PVC-944.67� �T//pUB�7cSTR �� sro Sro i SAGO �0 1 —SAN o srq o ` 0 * RE=955.57 " \ 0— Sro 1 IE 15" CONC=949 97 - �0 7178 x 0.21 F x\x 2 a 00 N N O N L0 0 0 0 a 0 i 954.71 stb , % 11 ,q�w 0.00 i ` sro sro s'e \ c� ' qr 1 b � 1 4j5' S qN \� 3 95(�.26 h R� ` b i x� wqr 954.59 , RE=955.13 GAS GAS �� `� _ • , 1 IE 75" CONC=951.13 . o GAS GAS GAS 954 70�CGA5� G ��y ' ^ 954.84• •' 1 0 ��'� y x� 9•r� \ wqr �p ALLS ON MNFSA FALLS ON CONC 0 1 sqN \ wqr i x�h�. / 955.19X 5��h' 955.41 c4 C♦ye`s, = 5 s 0 AS r< jo \ q/y f hT X� a ��.� nCy�2��o8 ��. _(1 \4 1 � IRON PIPE CAP NO. 47481 -� a �s 4 F yp I C'Blich/Gym �4V qy � ♦ SqN \ ♦ �'� ♦�- RE=95756 o sqN IE=942.56 ♦Ohl. )A x ♦ �qT ♦ Sq� ♦ �3 ♦ °�� RE=95766 s 03 ♦ \ IE 18xCONC=948.26 (PER PLAN) \�� sro \2001 sro Og1 Sro IRON PIPE r \\ x I �Oo�� NO CAP -%� 95 \\\ �- RE=95703 \\ IE 18" CONC=949.23 s 957 / Y • •• JS�•l •• �• ' • •••• • \\ / • \ h1 x .(...$�1.a •roe } }, X. LOT 1 Ohl' x J 6V' ` '• h0 a. co x / y `�• •f ' ` •` x x / " Ch. ; {E 1 �4" CbNC�=•95,2.9.4' 958 � `' y, '• •Y ,•ems x �,' Q `X" 9575 .a ^ I � � � � / ,. ,X .• :. ••, •,��•� ' `:.. IT,�� L '1tie •r . M ,4 $ R� rah\ , a' ,.e : � • • •• . ••'.... . ` , • • l ••e • d' 005 1 IRON PIPE CAP NO. ILLEGIBLE -�• \ \ '• 4 co 0 NOTE: EXISTING CONDITIONS INFORMATION SHOWN IS FROM A BOUNDARY AND TOPOGRAPHIC SURVEY PROVIDED BY WESTWOOD, DATED MAY 15, 2022.CONTRACTOR SHALL FIELD VERIFY EXISTING CONDITIONS AND NOTIFY THE ENGINEER OF ANY DISCREPANCIES. LOUCKS CANNOT GUARANTEE THE ACCURACY OF THE EXISTING INFORMATION SHOWN. SURVEY LEGEND FOUND MONUMENT (SEE LABEL) 0 SANITARY MANHOLE ST STORM MANHOLE ® CATCH BASIN HYDRANT g GATE VALVE LIGHT POLE © HAND HOLE/JUNCTION BOX Fo FIBER OPTIC PEDESTAL -N- / 0 20 40 / / SCALE IN FEET / -,a-- SIGN POWER UNDERGROUND PUG SANITARY SEWER sAN STORM SEWER sTo WATERMAIN —WAT— FENCE LINE x CURB & GUTTER CONCRETE SURFACE BITUMINOUS SURFACE CALL BEFORE YOU DIG! % Gopher State One Call TWIN CITY AREA: 651-454-0002 tin TOLL FREE: 1-800-252-1166 THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. .. LouCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL 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 Landscape Arch It tder the laws of the State of Minnesota. UK NON Licens o. 5-T 53757 Date CO 06/13/2022 Loucks Project No. 22328 Project Lead MJS Drawn By KVK/NLH Checked By KVK Review Date 06/13/2022 EXISTING PLAN C1-2 SITE DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L2--1 LANDSCAPE PLAN L3-1 LANDSCAPE DETAILS � sro ------ sro ------ sro sro ------- sro ------- sro � I 1 � � I \VI IRON PIPE CAP NO. 47481 - a N N O N L0 O O Z 0 IL 1 NOTE: EXISTING CONDITIONS INFORMATION SHOWN IS y� FROM A BOUNDARY AND TOPOGRAPHIC SURVEY ► PROVIDED BY WESTWOOD DATED MAY 15 ► 2022.CONTRACTOR SHALL FIELD VERIFY EXISTING y� CONDITIONS AND NOTIFY THE ENGINEER OF ANY 4,q DISCREPANCIES. LOUCKS CANNOT GUARANTEE THE 44S WAT WAT WAT WAT AT WA � ACCURACY OF THE EXISTING INFORMATION M 1 SAN-SAN �J- Q qT �, SHOWN. i SAN ' (9/FT 1 MATCH EXISTING SURVEY LEGEND 3 BITUMINOUS PAVEMENT SAN- SAN / �Bz/cFsrR sro sro 1 - SAN o wqT - ► \ srp � sro ► • FOUND MONUMENT (SEE LABEL) —� SIGN y� sro ► 1 q i sro sro sro �'s �\ wqT SANITARY MANHOLE PUG POWER UNDERGROUND SIN �qr / ` 5T STORM MANHOLE SAN SANITARY SEWER ► \ \ / i - • o s N �qr ® CATCH BASIN sro STORM SEWER ° ► z s'\ i HYDRANT WAT WATERMAIN •• Sqn, / wqT / cya _ \ j ` g GATE VALVE x FENCE LINE � ---- 46.9, �� so O8'• sq� �qr i vti -- 2gSJ tC LIGHT POLE CURB &GUTTER o sq/V © HAND HOLE/JUNCTION BOX CONCRETE SURFACE 1 2'R , 2J Sq^, Fo FIBER OPTIC PEDESTAL BITUMINOUS SURFACE /0 HEAVY DUTY / BITUMINOUS �� ; / LEGEND IN / PAVEMENT Io SO / \ �P�\ / s9ti PROPOSED CATCH BASIN WATERMAIN / IN. If STORM MANHOLE —/—/— SANITARY SEWER SERVICE / 6' WIDE CONCRETE \ P IffFLARED END SECTION — WATER SERVICE / SIDEWALK. INSTALL PER / `Gqr MNDOT SPECIFICAIONS � \ �ti / SANITARY MANHOLE ELE UNDERGROUND ELECTRIC yQ / \\p�c s9ti HYDRANT FO UNDERGROUND FIBER OPTIC / O IN, o �qr GATE VALVE —GAS UNDERGROUND GAS / 15'R `1/ ®�� y� \ POST INDICATOR VALVE TEL UNDERGROUND TELEPHONE sro 'o sgti ® WATER MANHOLE / WELL 0H OVERHEAD UTILITY yQ R IRON PIPE \ S.� \ LIGHT POLE —x— FENCE °a NO CAP- POWER POLE —�� CHAIN LINK FENCE LIGHT DUTY �/� -� \ BITUMINOUS PAVEMENT ``�4p- \ sTo O ELECTRIC METER CONCRETE CURB GAS METER RETAINING WALL ° 10 TELEPHONE PEDESTAL CONCRETE �� ° / .' sT SIGN NO PARKING 6 0, _ / n BENCHMARK BUILDING --------- FLAT CURB / v \ SOIL BORING g CONTOUR a � � }Y / TYP-SEE ETAIL / ' �` • O PARKING STALL COUNT X972.5 SPOT ELEVATION Q �``�; ° 3/C8-1 / . • \� ACCESSIBLE PARKING STALL / � •, • � `� DIRECTION OF FLOW P I-) / / ° / STORM SEWER TREE LINE y �, ��p / ° ADA SIGN ` » s , DT— � � TYP. -SEE DETAIL 9-C8-1 / :' . DRAINTILE SBL PARKING SETBACK LINE / / ' ` \ 6 - SANITARY SEWER sBL BUILDING SETBACK LINE ° a� o� B612 CURB & U / FORCEMAIN } vM TYP -SEE DET L 2/C8-1 At * M FFE=959.5 -� ° ° / `• , co v;* o r . R FLAT CURB ��P� /ry,: •, `' TYP-SEE DETAIL 3/C8-1 3'R �L� / 6 a �3, \p� o4k60 , 4 Is i / , �\ 5'R FLAT CURB a \ TYP-SEE DETAIL / :: , , , •r ' % Gil. OSS• ' .. d / t .. 4 ► `• IRON PIPE CAP NO. ILLEGIBLE -\ PROPERTY AREA: DISTURBED AREA: 1.54 AC EXISTING IMPERVIOUS AREA: 0 AC PROPOSED IMPERVIOUS AREA: 0.65 AC TOTAL IMPERVIOUS AREA: 0.65 AC 1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL JURISDICTION REQUIREMENTS. 2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA STANDARDS AND LOCAL/STATE REQUIREMENTS. 3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED. 5. TYPICAL FULL SIZED PARKING STALL IS 9' X 20' UNLESS OTHERWISE NOTED. 6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED. 7. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND SIDEWALKS. .. LouCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL 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 Landscape Archit�ct�agder the laws of the State of Minnesota. UK NUS 0N R6nC�� LicensCO53757 Date CO 06/13/2022 Loucks Project No. 22328 1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ON Project Lead MJS THIS PLAN. Drawn By KVK/NLH Checked By KVKReview 2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADING Date 06/13/2022 AISLES WITH WHITE PAVEMENT MARKING PAINT, 4" IN WIDTH. INDEXSHEET 3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITE PAINT. EXISTING PLAN C1-2 SITE DEMOLITION PLAN 4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHERE C2-1 SITE PLAN REQUIRED. C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES 5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED C4-1 UTILITY PLAN AREAS TO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. C8-1 CIVIL DETAILS REFER TO DETAIL. 1-2--1 LANDSCAPE PLAN 1-3-1 LANDSCAPE DETAILS 6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED AT THE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOP BARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB. 7. ALL SIGNS TO BE PLACED 12" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED. PAVEMENT TYPES / / -N- 0 20 40 SCALE IN FEET 1 1 1 1 1 1 / 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 = 1 1 1 1 kVa r\ WAT WAT WAT WAT /AT WAT 1 SAN - \ SAN 1 h� sro \`- RE=954.40 �- SAN N RE=955.77 sro war r9/FT �/ �y sro sro � Z IE 8" COC=945.20 9s SAN SA IE 8" CONC/PVC=944.67 -�� sro sro sro °�� (0°� 0 SAN -SAN 0 cS�RFFJ �� sro sT i � RE=955.57 ! OIb - sro _� x 1 IE 15" CONC=949.97 - \ sro � sro 3 a 951.26 x h A i 0'h SIN far iI 54.59 ` °� 1 C=955.13 GAS GAS GAS 1 qQ IE 15" CON=951.13 I GAS GAS GAS - ! ' 954.84 y 1 x s6 far C,'a c � Oh I � Q 955.0 gj sq y 955.19 x O �It -f ► .. Cyea \ = war ♦i x / Ml �h �h o 955.41 S�J, yQ 3� \saN \ � / 0 Cy�2?,9 ° �8Cih�O� war C ; s7 x ; � ti0 �� 43 saN I x �h5• 5 99 � ` moo` j Lc2322' ` 4�7 57.56 � saN2.56 h7 BENCHMARK: R�,3 5%��TOP NUT HYDRANT=958.34 -\\x�`��qr 1 �`'`'� X x \ SO // �OL`O \ \ ` I qti --1O O o �1 ` ♦ / I R 1 c'4 1 • / �• \ I ? 1°� _956 1�- x \ \ \ ��1 RE=957.66 s" Q' 0 5� \ \ I IE 18xCONC=948.26 x / �0(0� x APPROXIMATE \ x \ " J x ( PLAN) \ �� STO J' ra01 \ \ sro ti\ �O(01 O g57 .54 DO C) I R PIPE CAP N ' x� 56�� 0 959 ck `IEE185CONC=949.23o sT \ \ o \o X O ' \ \ 957 v � � x - 95j \< % \ V �� / ,�ti-------------- 958 g59 O0 / �1C3 a �� 957 52 // /` t11 v�� (0o /cox 0°� x x S� �/'�1� x / �\ / 6 ` 957.50 x Z3 x� / xC5g ��1958.50 959 50 / 1 �V 4 EX-MH �513 \� o\ 0.50 x��1. 0i 0 RE = 9E x � (1 i ` Q� o5l). O(^O x 0 x958 0i O 100 X \ x 0.50 x� / 57 .52 ` NG X 1.0 � / 1 L RE=958.64 0� /n�,� ° 1(0(0 0o1 IE=913.44 �0 0,1�i o\° �j 0 5�3� O X �h 13� o� X `01 0 1 SO O ).50 x � `�� IEE12 5 CONC=952.94 °off 9so°i1� `\° ^ 5 FFE=959.5 96 x 9/ 13 � 00(0 x co 957.63 X � f•� X x f o\ x 958 50 o 50 w �� c�1� x 9 95 xC)/ 0 2 z �X SO 57 $� 95�2 ��1ti °\° Q/ x �9 Q x O �` / 0 ``V �P / 0 1�� C01 , 95 � \ ah x z 1 x IRON PIPE oI I y CAP NO. 47481 -' ��\` ^0\ 4 \ �• �q 95 X�l 7.5 M 959 N 4 \`^� 1ti \ 95000 4 UL �° ��°�y^ I �I 1 x CO X U4 Al,`; \ I Y ` I / x/ x Q 'Q CO % 4 x-% \��j•• F LPL \ Q R 4 RA`gTOF \ 95 X °\°/ \ 958 U 00 \ '1'c�oss 0 o �� N F 4 �N�S 0 0 29Rige \ \ 0 y 42 •\� /\I N `FGL��T / / N \ / IL 0 4 1 / N IRON PIPE / o CAP NO. ILLEGIBLE -'' C 4 0 IL • -7T_ PUG ST SAN ® STO WAT g X m .. LouCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 1IIII1-]IVAII■V-11WA NWAR1Lei 0V10 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL NRU0Rwoo ION CON EXISTING PLAN C1-2 SITE DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L2--1 LANDSCAPE PLAN L3-1 LANDSCAPE DETAILS J d 2 a o` N N 0 N L0 0 0 0 a i — 1 1 1 ' 1 1 ► 1 ► 1 ► 1 1 1 ► 1 ► 1 1 1 ► 1 = ► 1 1 T 1 WAT WAT ; WAT WAT AT WAT rn 1 wqT sr SAN — ` ► SAN 1 sro sro \` - RE=954.40 �— SAN N RE=955.77 wqT r97FT �� y sro � sro � 3 Z IE 8" CONC=945.20 9s SAN —sAN IE 8" CONC/PVC=944.67 -�� UB�� sro �_ sro sro i ` SAN —SAN o wqr cS�RFFJ sro � STq —sro �_ RE=955.57 " \ ROCK 1 yQ sro ► IE 75" CONC=949.97 -� CONSTRUCTION 1 sro sro �� sro Al wqT Q ENTRANCE TYP ► ` ► 3 SEE DETAIL ► ` SIN\ wqr 1 RE=955.13 ` \ GAS GAS Gas 1 Q IE 15" CONC=951.13 .\ S i GAS GAS GAS — 1 ' 1 1 sG wqT 1 SAiy \ I / h OO \ ' Q a GAS Cy '� 'SO' �� SqN INLET o� \ � ?29S�� ♦ PROTECTION Q SqN \If Ar TYP-SEE DETAIL 23�21 \ �. ��-RE=95756 a� o ♦ SIN . IE=942.56 BENCHMARK: TOP NUT HYDRANT=958.34 -'� oG �y ♦ 9T 5 ' SO Q' S _955 ♦ RE=95766 s / \ ♦ IE 18" CONC=948.26 � co V / \ / APPROXIMATE S \ \ T ° ��qT \ y \ ( PLAN) \ \� sro sT° s9ti sro \IRON PIP � �\ NO CAP - RE=95703 " > IE 78CONC=949.23 sT / o v \ 95j / ------ \ INLET ►y PROTECTION / 9s� ry�ti 0�0 'not..TYP-SEE DETAIL 59 6 ®EX-M H RE = 957.04 I o ' \\� . C5 58 ` r 9 C) (, �.\ N J o oy \\� SIN RE=958.64 -nA� IE=913.44 r- ' �-RE=95704 r ' IE 12" CONC=952.94 SILT FENCE TYP � 959'\� FFE=959.5 � O^ �9sa� SEE DETAIL ' O' h JIV ��P �ry 2 \ SILT FENCE TYP SEE DETAIL O J �C IRON PIPE CAP NO. 47487 -' \\\ SF 959� 4 \ 4 9, \ 9 4 Rp�TOF \ \ 9y9 \ �N/ONCROss \ \ ....... F4 , Gy/ ti IF��OTyA 1W d �ti y 4 \, IRON PIPE CAP NO. ILLEGIBLE -' \ d\� 4 LEGEND EXISTING (0® 0 o —DT— FM I S w ELE FO GAS TEL OH — x x - - o o— PROPOSED CATCH BASIN •■ STORM MANHOLE Q FLARED END SECTION -44 SANITARY MANHOLE O HYDRANT .6 GATE VALVE N POST INDICATOR VALVE @Piv WATER MANHOLE / WELL LIGHT POLE POWER POLE 1� ELECTRIC METER GAS METER TELEPHONE PEDESTAL SIGN BENCHMARK SOIL BORINGe_ PARKING STALL COUNT 2O ACCESSIBLE PARKING STALL STORM SEWER DRAINTILE »DT— SANITARY SEWER 0 FORCEMAIN PM WATERMAI N 1 SANITARY SEWER SERVICE —/—/— WATER SERVICE UNDERGROUND ELECTRIC ELE UNDERGROUND FIBER OPTIC Fo UNDERGROUND GAS GAS UNDERGROUND TELEPHONE TEL OVERHEAD UTILITY off FENCE 9 CHAIN LINK FENCE CONCRETE CURB RETAINING WALL CONCRETE 0 NO PARKING BUILDING CONTOUR SPOT ELEVATION X972.5 DIRECTION OF FLOW —1.0% TREE LINE rrWWW1 PARKING SETBACK LINE SBL BUILDING SETBACK LINE SBL HANDRAIL —o o— SWPPP LEGEND — SF— SILT FENCE — — — - BIC) ROLLS 0 INLET PROTECTION EXISTING DRAINAGE PATTERN PROPOSED DRAINAGE PATTERN EROSION CONTROL BLANKET CALL BEFORE YOU DIG! Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF / ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY / COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. _ THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT —n=l— / 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL —I—V— / UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL / REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. 0 20 40 SCALE IN FEET . LoUCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL N01 RUoRION CON EXISTING PLAN C1-2 SITE DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L2--1 LANDSCAPE PLAN L3-1 LANDSCAPE DETAILS 2 d D` N N O N 0 O O d SITE VICINITY MAP Ago ntlG 975 N Ar ri SWPPP NOTES 1. THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A PROPOSED BUILDING ADDITION, PARKING LOT IMPROVEMENTS, SURFACE PAVEMENTS, AND UTILITIES. 2. THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS: 1. INSTALL VEHICLE TRACKING BMP (DATE TBD) 2. INSTALL INLET PROTECTION (DATE TBD) 3. INSTALL SILT FENCE/1310 ROLLS AROUND SITE (DATE TBD) 4. CLEAR AND GRUB SITE (DATE TBD) 5. STRIP AND STOCKPILE TOPSOIL (DATE TBD) 6. ROUGH GRADE SITE (DATE TBD) 7. IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE (DATE TBD) 8. INSTALL UTILITIES (DATE TBD) 9. INSTALL BUILDING FOUNDATIONS (DATE TBD) 10. INSTALL CURB AND GUTTER (DATE TBD) 11. INSTALL PAVEMENTS AND WALKS (DATE TBD) 12. FINAL GRADE SITE (DATE TBD) 13. REMOVE ACCUMULATED SEDIMENT FROM STORMWATER INFRASTRUCTURE (DATE TBD) 14. SEED AND MULCH (DATE TBD) 15. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILT FENCE, INLET PROTECTION, AND RESEED ANY AREAS DISTURBED BY THE REMOVAL. 3. SITE DATA: PROPERTY AREA: 1.54 AC PRE -CONSTRUCTION IMPERVIOUS AREA: 0 AC POST -CONSTRUCTION IMPERVIOUS AREA: 0.65 AC GENERAL SOIL TYPE: SEE GEOTECHNICAL REPORT 4. EROSION AND SEDIMENT CONTROLS WERE DESIGNED TO EFFECTIVELY CONTROL STORMWATER RUNOFF WITHIN THE PROJECT AREAS. EROSION AND SEDIMENT CONTROL HAVE BEEN PROPOSED TO MINIMIZE CHANNEL EROSION AND SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS. FACTORS THAT WERE CONSIDERED INCLUDE PROPOSED IMPERVIOUS AREAS, SLOPE OF IMPERVIOUS SURFACES, STORMWATER INFRASTRUCTURE DISCHARGE POINTS, AND ANNUAL AVERAGE PRECIPITATION DATA FOR THE PROJECT AREA. 5. COTTONWOOD COUNTY RECEIVES AN AVERAGE OF 15 INCHES OF PRECIPITATION PER YEAR. THE FOLLOWING COTTONWOOD COUNTY 24-HOUR STORM EVENTS ARE BASED ON ATLAS 14 RAINFALL DATA: 2-YR 2.86INCHES 10-YR 4.31 INCHES 100-YR 7.28INCHES 6. SEE "EXHIBIT:PROPOSED DRAINAGE AREAS" FOR SITE MAP WITH DRAINAGE AREA BOUNDARIES. 7. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILT FENCE, ETC. BEFORE CONSTRUCTION BEGINS. 8. CONTRACTOR SHALL INSTALL RAIN GAUGE ON SITE. 9. NO DEWATERING IS EXPECTED TO OCCUR ON SITE. NO GROUNDWATER EXPECTED TO BE ENCOUNTERED DURING CONSTRUCTION. IF DEWATERING IS REQUIRED, REFER TO CITY REGULATIONS. 10. NO SOIL CONTAMINATION EXPECTED TO BE ENCOUNTERED DURING EXCAVATION. 11. ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (14) OR MORE DAYS SHALL BE STABILIZED BY SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR COVERING OR OTHER EQUIVALENT CONTROL MEASURE. 12. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPE LENGTHS CAN NOT BE GREATER THAN 75 FEET. DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH EROSION CONTROL BLANKET 13. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE STABILIZED. 14. SOIL COMPACTION SHALL BE MINIMIZED DURING CONSTRUCTION. 15. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES. 16. SEDIMENT CONTROL PRACTICES SHALL BE INSTALLED ON ALL DOWNGRADIENT PERIMETERS AND UPGRADIENT OF ANY BUFFER ZONES. 17. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IF NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S. 18. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL REQUIREMENTS. 19. NO VEHICLE WASHING ALLOWED ON SITE. 20. NO ENGINE DEGREASING IS ALLOWED ON SITE. 21. THE OWNER IS RESPONSIBLE FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR IS RESPONSIBLE FOR COMPLIANCE WITH SECTIONS 3, 4, 6-22, 24 AND APPLICABLE REQUIREMENTS FOR CONSTRUCTION ACTIVITY IN SECTION 23. 22. TERMINATION OF COVE RAG E-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICE OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTER THE FOLLOWING CONDITIONS HAVE BEEN MET: A. PERMIT TERMINATION CONDITIONS, PER NPDES PERMIT SECTION 13.1 HAVE BEEN ACHIEVED ON ALL PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE. A.A. PERMANENT UNIFORM PERENNIAL VEGETATIVE COVER MUST BE ESTABLISHED AT 70% DENSITY OF ITS EXPECTED FINAL GROWTH. A. B. THE PERMANENT STORMWATER TREATMENT SYSTEM IS CONSTRUCTED, MEETS ALL REQUIREMENTS, AND IS OPERATING AS DESIGNED. A.C. ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPS MUST BE REMOVED. A. D. CLEAN OUT SEDIMENT FROM CONVEYANCE SYSTEMS AND PERMANENT STORMWATER TREATMENT SYSTEMS (RETURN TO DESIGN CAPACITY). 23. INSPECTIONS A. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS REQUIRED. B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.511 OVER 24 HOUR RAIN EVENT. C. STABILIZED AREAS: ONCE EVERY 30 DAYS D. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING CONSTRUCTION. E. INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THE NOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S) CONDUCTING WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR PERIOD. F. OBSERVE ANY DISCHARGE OCCURRING ONSITE AND DOCUMENT CORRECTIVE ACTIONS TAKEN. DISCHARGE SHOULD BE DESCRIBED AND PHOTOGRAPHED. 24. MINIMUM MAINTENANCE A. ALL NONFUNCTIONAL BMPS MUST BE REPAIRED, REPLACED, OR SUPPLEMENTED WITH FUNCTIONAL BMPS BY THE END OF THE NEXT BUSINESS DAY AFTER DISCOVERY OR AS SOON AS FIELD CONDITIONS ALLOW. B. REPAIR, REPLACE, OR SUPPLEMENT ALL PERIMETER CONTROL DEVICES WHEN THEY BECOME NONFUNCTIONAL OR THE SEDIMENT REACHES z THE HEIGHT OF THE DEVICE. C. SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME. D. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN CALENDAR DAYS OF DISCOVERY. E. CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITHIN (1)ONE CALENDAR DAY. F. PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATER THAN Y2" IN 24 HOURS. 25. THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONAL CONTROL OF THE SITE. 26. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL INSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, AND REQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION. 27. SWPPP MUST BE AMENDED WHEN: A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE B. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDING WATER QUALITY STANDARDS. C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOT CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT. 28. CONCRETE WASHOUT AREA A. CONCRETE WASH -OUT SITES NOT ALLOWED ON SITE AND MUST BE CONTAINED ON TRUCKS. B. ALL SPILLS SHALL BE CLEANED UP IMMEDIATELY. 29. IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASE CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER. 30. PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER. 31. FINAL STABILIZATION FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN COMPLETED AND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TO DESIGN CAPACITY. 32. RESPONSIBILITIES A. THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION AND THE PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE: CONTACT: TBD COMPANY: TBD PHONE: TBD B. THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERM OPERATIONS AND MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM: CONTACT: TBD COMPANY: TBD PHONE: TBD 33. THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS -BUILT DRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS. 34. EROSION CONTROL DEVICES CANNOT BE REMOVED UNTIL THE WATERSHED DISTRICT HAS DETERMINED THE SITE HAS BEEN PERMANENTLY RESTABALIZED AND SHALL BE REMOVED WITHIN 30 DAYS THEREAFTER. EXISTING CURB PLAN WIMCO ROAD DRAIN CG-23" HIGH FLOW INLET PROTECTION CURB AND GUTTER MODEL OR CITY APPROVED EQUAL. * FOR THE NEW R-3290-VB STANDARD CASTING, INSTALL WIMCO ROAD DRAIN CC-3290 OR CITY APPROVED EQUAL. Standard Plate Library City of Monticello OVERFLOW IS y2 OF THE CURB BOX HEIGHT DEFLECTOR PLATE OVERFLOW IS J'2 OF THE CURB BOX HEIGHT OVERFLOW AT TOP OF FILTER ASSEMBLY FILTER ASSEMBLY DIAMETER, 6" ON -GRADE 10" AT LOW POINT HIGH -FLOW FABRIC Inlet Protection Catch Basin Insert 03-07 Plate No. 03-15 6004 NOTES: 1. ROCK SIZE SHOULD BE 1 " TO 2" IN SIZE SUCH AS MN/DOT CA-1 OR CA-2 COURSE AGGREGATE. (WASHED) 2. A GEOTEXTILE FABRIC MAYBE USED UNDER THE ROCK TO PREVENT MIGRATION OF THE UNDERLYING SOIL INTO THE STONE. LOUCKS PLATE NO, ROCK ENTRANCE TO 3004 CONSTRUCTION SITE DRAWN 2/2016 NOTES: 1. PLACE BOTTOM EDGE OF WIRE FENCE INTO 6 IN DEEP TRENCH. 2. POSTS SHALL BE: • 6 FT MAX. SPACING. • STANDARD STEEL T-TYPE POSTS. 5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE GROUND. 3• ATTACH WIRE FENCE TO STEEL POSTS WITH NO. 9 GA. ALUMINUM WIRE OR NO. 9 GALVANIZED STEEL PRE -FORMED CLIPS. 4. ATTACH FABRIC TO WIRE FENCING WITH WIRE OR ZIP TIES. A MIN. OF 3 ZIP TIES PER POST. EXTEND BOTTOM OF FABRIC INTO TRENCH. 5. BACKFILL TRENCH & COMPACT. 6. STRAW, WOOD CHIP, COMPOST OR ROCK LOGS PER MNDOT SPECS 3890, 3897. STRAW OR WOOD FIBER 9" OR 12'' DIA. SEDIMENT LOG ROLL ENCLOSED IN POLYPROPYLENE NETTING FLOW TRENCH IF LOOSE SOILS X 2'' X 18'' LONG WOODEN 4KES AT 2'-0" SPACING. DRIVE I HROUGH NETTING, NOT PENETRATING FIBER LOG. ENDS SECURELY CLOSED TO PREVENT LOSS OF OPEN GRADED AGGREGATE FILL. SECURED WITH 50 PSI. ZIP TIE NOTES: SEE SPECS. 2573, 3137, 3890 & 3897. MANUFACTURED ALTERNATIVES LISTED ON Mn/DOT'S APPROVED PRODUCTS LIST MAY BE SUBSTITUTED. 1� GEOTEXTILE SOCK BETWEEN 4-10 FEET LONG AND 4-6 INCH DIAMETER. SEAM TO BE JOINED BY TWO ROWS OF STITCHING WITH A PLASTIC MESH BACKING OR PROVIDE A HEAT BONDED SEAM (OR APPROVED EQUIVALENT). FILL ROCK LOG WITH OPEN GRADED AGGREGATE CONSISTING OF SOUND DURABLE PARTICLES OF COARSE AGGREGATE CONFORMING TO SPEC. 3137 TABLE 3137-1; CA-3 GRADATION. ■ BIO-ROLL OR ROCK LOG LOUCKS PLATE NO. 3002 DRAWN 11/2016 O.T STAPLESPERSG.YD. 1.15 STAPLES PER SG.YD. 61 SLOPES 1:1 SLOPES 1 0 0 I! 1 � L -o--� 3.75 STAPLErS PER SQ YD. HIGH FLOW CHANNEL S SHORELINE 1. PREPARE SOIL BEFORE INSTAWNG BLANKET$ INCLUDING ANY NECESSARYAPPLICATION OF LIME, FERTI-11, AND SEED. Y.BEGINATTHETOPOFTHESL EBYANCHORINGTHEBLANKE INAC(l5 )DEEPXS'(l5 ) WIDETRENCH WITH APPROXIMATELY 12 MB )OF BLANKET EXTENDED BEYOND THE UPSLOPE PORTION OF THE TRENCH. AN OR THE BLANH A ROw OF STAPLESIISTAXE$APPRDIOMATFLr 1T (BOcm) APART IN THE eOTTOn OF THE TRENCH. BACIGFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLY BEED TO COMPACTED SOIL AND FOLD REMAINING 12-IS-) PORTION OFI LANNET BACKOVER SEEDAND COMPACTED SOL. SECURE BLANKET OVERCOMPACTED SOIL WITH A ROW OF STAPLE35TAIQ=S SPACED APPROXIMATELY I (S-) APART ACROSS THE WIDTH OF THE BLANKET. B. ROL THEBLANKETSNJD OR(B.)HOEIDNTxLYACROSSTHESLOPE. BLANKETS WILL UNROLLWITH APPROPRIATE SIDE AGM-THESOILSURFACE. ALLBLANIQ:TBMUSTBESECURELYFASTENEOTOSOILSURFACEBYRACINGS ESISTAIQ:S IN APPROPRIATE LOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING OPTIONAL DOT SYSTEM, BTAPLE35TAIQ:3 SHOULD BE PLACED THROUGH EACH OF THE COLORED DOTSCORRESPONDING TO THE APPROPRIATE STAPLE PATTERN. EDGESOFPARALLELBLANKETSMUSTBESTAPLEDWITHAPPROXIMATELYY'(5O 12.5 )OVERLAPDEPENDING ON 9LAN-E. TO ENSURE PROPER SEAM ALIGNMENT, RACE TIE EDGE OF THE OVERLAPPING BLANIhT (BIANIQ:T BEING INSTALLED ON TOP) EVEN WTIH THE COUORED SEAM STITCH ON THE PREVIOUSLY INSTALLED BLANKET. 5. CONSECUTWE BLANNETS SPLICED DOWN THE SLOPE MUST BE PLACED END OVER END (SHINGLE STYLE) WITH AN APPROXIMATE BLA`N= OVERLAP. STAPLE THROUGH OVERLAPPED AREA, APPRO%IIMTELY 12- (SO-) APART ACROSS ENTIRE NOTES OF STAPLE ORSTAKE LENGTHS GREATERTHAN e' (I5 ) MAYBE NECESSARY TO PROPERLYSECURE THE BLANI0=T8. Title: Erosion Control Blanket Standard Plate Library Stapling Patterns & Installal City of Monticello Date: Plate No. 03-08 Revised:03-15 6011 NOTES: 1. PLACE BOTTOM EDGE OF FENCE INTO 6 IN DEEP TRENCH AND BACKFILL IMMEDIATELY. 2. POSTS SHALL BE: • 6 FT MAX. SPACING. • 2 IN X 21N HARDWOOD, OR STANDARD STEEL T-TYPE FENCE POSTS. • 5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE GROUND. 3. ATTACH FABRIC TO WOOD POST WITH A MIN. OF 5, 1 INCH LONG STAPLES. 4. ATTACH FABRIC TO STEEL POST WITH A MIN. OF 3 ZIP TIES IN TOP 8 INCHES OF FABRIC. GEOTEXTILE FABRIC PER MNDOT 3886 GEOTEXTILE �\Co FABRIC PER MNDOT 3886 • 6" 6" LOUCKS PLATE NO. SILT FENCE 3000 DRAWN 212016 MINIMUM DOUBLE STITCHED SEAMS ALL AROUND SIDE PIECES AND ON FLAP POCKETS FRONT, BACK, AND BOTTOM TO BE MADE FROM SINGLE PIECE OF FABRIC INLET SPECIFICATIONS AS PER THE PLAN DIMENSION LENGTH AND WIDTH TO MATCH FLAP POCKET 8" OVERFLOW HOLES (2" X 4" HOLE SHALL TP7-BE HEAT CUT INTO ALL FOUR SIDE PANELS) FILTER BAG INSERT SO (CAN BE INSTALLED IN ANY INLET TYPE WITH OR WITHOUT A CURB BOX) NOTES: SEE SPECS. 2573, 3137, 3886 & 3891. MANUFACTURED ALTERNATIVES LISTED ON Mn/DOT'S APPROVED PRODUCTS LIST MAY BE SUBSTITUTED. 1� ALL GEOTEXTILE USED FOR INLET PROTECTION SHALL BE MONOFILAMENT IN BOTH DIRECTIONS, MEETING SPEC. 3886. 2O FINISHED SIZE, INCLUDING POCKETS WHERE REQUIRED SHALL EXTEND A MINIMUM OF 10 INCHES AROUND THE PERIMETER TO FACILITATE MAINTENANCE OR REMOVAL. 3O INSTALLATION NOTES: 3.1. DO NOT INSTALL FILTER BAG INSERT IN INLETS SHALLOWER THAN 30 INCHES, MEASURED FROM THE BOTTOM OF THE INLET TO THE TOP OF THE GRATE. 3.2. THE INSTALLED BAG SHALL HAVE A MINIMUM SIDE CLEARANCE OF 3 INCHES BETWEEN THE INLET WALLS AND THE BAG, MEASURED AT THE BOTTOM OF THE OVERFLOW HOLES. 3.3. WHERE NECESSARY THE CONTRACTOR SHALL CLINCH THE BAG, USING PLASTIC ZIP TIES, TO ACHIEVE THE 3 INCH SIDE CLEARANCE. FLAP POCKETS SHALL BE LARGE ENOUGH TO ACCEPT WOOD 2 INCH X 4 INCH OR USE A ROCK SOCK OR SAND BAGS IN PLACE OF THE FLAP POCKETS. LOUCKS PLATE NO. INLET PROTECTION - 3015 • FILTER BAG INSERT DRAWN 212016 .. LouCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL NRU0RION CpN EXISTING PLAN C1-2 SITE DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES C4-1 UTILITY PLAN C8-1 CIVIL DETAILS 1_2--1 LANDSCAPE PLAN 1-3-1 LANDSCAPE DETAILS 5 IL 0 N N O N L0 O O 0 IL 1 1 1 1 ► 1 ► 1 h� ► 1 ► r 1 WAT WAT 1- WAT ► � WAT /1 AT WAT ► ► 44S - rn ► �'qT SAN � - SAN 1 Q 11 sro � sro - RE=954.40 I� SAN - SAN y j RE=955.77 �qT (97 cT sro sro 3 a IE 8" CONC=945.20 i SAN - SAN IE 8" CONC/PVC=944.67 Sro sro Sro sro 1 I SAN - SAN O wqT CSTRFFT �� srp sro RE=955.57 \ Sro ► IE 15" CONC=949.97 -� ► sro -► sro sqN\ tigr , sro ram ♦ 3 1 SqN wqT ► RE=955.13 \ \ GAS GAS GAS , IE 15" CONC=951.13 ., S i GAS GAS GAS =3� GAS 1 11) : /' wqT\ - GAS - ► �� s�Q 1 qN CB5 8' 12" HDPE@ 1.34% .11 wqT cye�s \ ♦ o T \ RIM=955.49 y \ Gas \ Cy�22gs08°°SSMH F ly SqN\ wqr INV=951.49 / 1 �, Gas 7 1 RIM = 956.8 SI V INV = 944.0 \ �� qT ♦--RE=95756 (FIELD VERIFY) SIA, IE=942.56 ♦ STIvIiN 1 �qr RIV=957.5 IVVE=950.0 Sgti FIELD VERIFY) i INV.S=950.0 �r ♦ INV.W =950.0 RE=95766 s ♦ IE 78" CONC=948.26 ` � gyp\ � ♦ ` GL'9T CB2 \ y� RIM=957.12 N/E=950.80 / APPROXIMATE \ INV S=951.85 LST ham° \ ( PLAN) sro \� sro ` sT° sgti \ �� I Sro y� IRON PIPE /\ NO CAP -- ��\ �• RE=95703 IE 78" CONC=949.23 o 84' 12" HDPE@ 0.5% / V Y � ) //_----------- � 1 75' 4" PVC SCH 40 @ 2.0% A� °CB3 6" PVC C900 WATER SERVICE / RIM=957.08 / INV=953.08 O �Qs 98' - 12" HDPVC @ 1 .0% ®EX-MH \\ RE = 957.04 00- - - - - - - - - - 110' 12" HDPE@ 0.5% / �� / CB 7 RIM:955.70 Sgly v O° q SSMH 2 INV: 951.70 \O �� RIM = 957.9 /\ Sq/v_ / 2' 12" HDPE@ 1.0% \ INV = 947.5 7/ IRON PIPE ►�� CAP NO. 47481 - 4 56' 12" HDPE@ 1.23 r F�c26�3 s� 4 F 4- tiA I fie!/cy�Gy�q a \1 IRON PIPE ; CAP NO. ILLEGIBLE - a�� -RE=95704 IE 72" CONC=952.94 LEGEND EXISTING PROPOSED �® CATCH BASIN �O STORM MANHOLE O FLARED END SECTION O SANITARY MANHOLE -0 HYDRANT M GATE VALVE N POST INDICATOR VALVE OPiv ® WATER MANHOLE / WELL LIGHT POLE 0 POWER POLE � EO ELECTRIC METER © GAS METER ❑r TELEPHONE PEDESTAL SIGN BENCHMARK SOIL BORING e 2O PARKING STALL COUNT 2 ACCESSIBLE PARKING STALL STORM SEWER DT- DRAINTILE » DT- > SANITARY SEWER 110 FM FORCEMAI N FM i WATERMAIN s SANITARY SEWER SERVICE -/-/- w WATER SERVICE - - ELE UNDERGROUND ELECTRIC ELE Fo UNDERGROUND FIBER OPTIC Fo GAS- UNDERGROUND GAS GAs TEL UNDERGROUND TELEPHONE TEL off OVERHEAD UTILITY off -x x- FENCE -X�f- -o o- CHAIN LINK FENCE CONCRETE CURB RETAINING WALL a CONCRETE ° NO PARKING BUILDING `912� CONTOUR ,17-7 x972.5 SPOT ELEVATION X972.5 E i0% DIRECTION OF FLOW TREE LINE PARKING SETBACK LINE PsBL BUILDING SETBACK LINE sBL UTILITY NOTES 1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE CITY AND THE STANDARD SPECIFICATION FOR SEWER AND WATER CONSTRUCTION IN WISCONSIN (WSWS), LATEST EDITION. ALL HDPE CONNECTIONS TO CONCRETE MANHOLES SHALL BE CONNECTED WITH AN INTERNAL RUBBER GASKET OR BY USING ADS WATERSTOP GASKET. 2. SEE DETAIL SHEETS AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY DETAILS AND UTILITY SERVICE DETAILS. 3. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL PER THE REQUIREMENTS OF THE CITY. ALL COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE WSWS SPECIFICATION. 4. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC UTILITIES. 5. ALL SANITARY SEWER AND WATER SERVICES SHALL TERMINATE AT THE PROPERTY LINE UNLESS OTHERWISE NOTED. 6. THE CONTRACTOR SHALL NOTIFY DIGGERS HOTLINE CALL AT 1-800-242-8511 AT LEAST 48 HOURS PRIOR TO PERFORMING ANY EXCAVATION OR UNDERGROUND WORK. 7. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 7.5 FEET MINIMUM DEPTH CAN NOT BE ATTAINED 8. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE WISCONSIN MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (WMUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT THE EXPRESSED AUTHORITY OF OF THE CITY. 9. ALL NEW WATERMAIN MUST HAVE A MINIMUM OF 7.5 FEET OF COVER. 10. ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADES WHERE DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING. 11. PROPOSED PIPE MATERIALS: WATERMAIN CL52 DIP 6" DIAMETER COPPER 117' DIAMETER SANITARY SEWER SCH40 PVC 6" DIAMETER STORM SEWER DUAL WALL HDPE 12" & 15" DIAMETER RCP 18" DIAMETER -N- 0 20 40 SCALE IN FEET 41 .. LouCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL NRU0RION CpN EXISTING PLAN C1-2 SITE DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L2--1 LANDSCAPE PLAN L3-1 LANDSCAPE DETAILS I-P 12 �I NO - PARKING ACCESS als_E 12"x18" STANDARD NO PARKING ACCESS AISLE. WHITE LEGEND ON BLUE BACKGROUND. USE HARDWARE PER SIGN SUPPLIER'S RECOMMENDATIONS. HC SIGNAGE PER MINNESOTA RULES 1341.0502 2" DIA. 6' LONG MIN. GALVANIZED SCHEDULE 40 STEEL PIPE. EMBED IN CONCRETE FILLED BOLLARD 6" DIA. SCHEDULE 40 GALVENZIED STEEL PIPE 6' LONG MINIMUM HEAVY DUTY HDPE DOME TOP DECORATIVE SLEEVE BLUE OR YELLOW IN COLOR. AVAILABLE FROM BOLLARDSNSLEEVES.COM OR EQUAL. IM4I • I I • COMPACTED OR I•• = UNDISTURBED SUBGRADE. �• NOTES: II 1. BOLLARDS TO BE PLACED 12" BEHIND •� t' - BACK OF CURB OR SIDEWALK (REFER • I I�� TO SITE PLAN.) 4 2. MAINTAIN PLUMB UNTIL CONCRETE IS •A I• SUFFICIENTLY CURED. ••L•J• 3. HOLD CONCRETE FOOTING BELOW GRADE OF FINISHED CONCRETE TO CREATE FINAL PAVING PATTERN AS SHOWN ON PLANS. 18" DIA. 4. SIGN CENTERED AT HEAD OF ACCESS AISLE - MAXIMUM OF 96" FROM HEAD OF PARKING SPACE. 1 LOUCKS PLATE NO. Lo�CKs TYPICAL ACCESS AISLE 2038B SIGN / BOLLARD COMBO DRAWN 03/2017 A cIri/7/ 'J A rii T// �i iior2 35 1/4 43• CURB INLET FRAME AND CURB BOX NEENAH NO. R-3067-V PLAN F4• CONCRETE COLLAR ALL STORM SEWER CASTING ELEVATIONS SHOWN ON THE PLANS HAVE BEEN DEPRESSED 0.10' BELOW GUTTER ELEVATION (SEE DETAIL 5003) ADJUSTING RINGS �/ 1 4" MIN - I MAXI ENCASE IN CONCRETE T \ \ COLAR USE CONCRETE 0 CURB MIX FOR COLLAR it \� \ r 24• FINISH / CRATE A, \\ j 37• i \ 34.5" I \ NOTES: SECTION A —A POUR A 3" TO 4" CONCRETE COLLAR AROUND RINGS EXTENDING FROM THE CASTING TO THE PRECAST SECTION CATCH BARNS =AT D IN DRIVEWAYS SHALL BE TYPE M"DOT DE51GN H. TH- CASTING SHALL BE NEENAH R-35CS-A2. \� Standard Plate Library City of Monticello 5\ C STANDARD FRAME & z 8• CAST -IN -PLACE 1f ® CONCRETE - 4' TO 10' 0 }U K z s m Title: Standard Catch Basin )ate: 03-05 Plate No. Revised:03-15 4002 ADJUSTING RINGS 4" MIN - 12• MAX ROADWAY SURFACE SEE MnDOT STANDARD PLATE 4020 FOR COVER REQUIREMENTS WALL CONSTRUCTION SHALL BE CLASS II PRECAST PIPE, EXCEPT 48• DIA MAY BE ASTM C 478 CONCRETE PIPE. SEE MnDCT STANDARD PLATE 30M (NO TONGUE OR GROOVE AT TOP OR BOTTOM OF THIS SECTION). CAST -IN -PLACE CONCRETE OR MASONRY CONSTRUCTION (BRICK OR BLOCK) ALLOWED ONLY IF APPROVED BY ENGINEER CONCRETE DOGHOUSE REQUIRED ON OUTSIDE AND INSIDE OF STRUCTURE AND PIPE CONNECTION 1= STRUCTURE I3• POURED CONCRETE WE. FOR ALTERNATE PRECAST CONCRETE BASE. SEE MnDOT STANDARD PLATE 4011 (MODIFY DIAMETER AND 2" RAISED AREA TO FIT REQUIRED DIAMETER. O REFER TO STANDARD PLANS FOR HEIGHT AND DIAMETER REQUIRED. �2 MANHOLE STEPS SHALL BE CAST IRON OR MA MODEL PS-I-PF (BY MA INDUSTRIAL INC.) CONFORMING TO ALL OSHA REGULATIONS AND SPACM 16" OC. O3 MINIMUM STEEL REINFORCEMENT ® EQUIVALENT STEEL AREA IN WIRE MESH MAY BE USED O GENERAL DIMENSIONS FOR CONCRETE APPLY TO BRICK AND CONCRETE MASONRY UNIT CONSTRUCTION ALSO, EXCEPT AS NOTED. ® 12" MINIMUM FOR PRECAST, 3 BRICKS OR 1 BLOCK MINIMUM FOR MASONRY CONSTUCTION © REINFORCEMENT AS PER MninaT SPEC 3301. GRADE 60. Standard Plate Library City of Monticello 9 " MANHOLE �• MAR "-T'8 OR PLASTERED OR CATCH EXTERIOR CATCH BASIN BASIN - DIA SEWER BRICK (MI SPEC 3616) BLOCK MASONRY CONSTRUCTION rltle: Standard Manhole for Storm Sewer krt&l 03-05 Plate No. Revised:03-15 4001 12 RESERVE PARKING cO OIAroAREBIMK MAFNEO UP TO sTax• VE' ACCESSIBLE 12"x18" STANDARD HANDICAP PARKING SIGN WITH SEPARATE'VAN ACCESSIBLE' PANEL. GREEN LETTERING AND BORDER ON WHITE BACKGROUND. SYMBOL OF ACCESSIBILITY SHALL BE 4"x4" AND BE WHITE ON A BLUE BACKGROUND. USE HARDWARE PER SIGN SUPPLIER'S RECOMMENDATIONS. HC SIGNAGE PER MINNESOTA RULES 1341.0502 12"x6" STANDARD WAN ACCESSIBLE' PANEL. GREEN LETTERING AND BORDER ON WHITE BACKGROUND. 2" DIA. 6' LONG MIN. GALVANIZED SCHEDULE 40 STEEL PIPE. EMBED IN CONCRETE FILLED BOLLARD 6" DIA. SCHEDULE 40 GALVENZIED STEEL PIPE 6' LONG MINIMUM HEAVY DUTY HDPE DOME TOP DECORATIVE SLEEVE BLUE OR YELLOW IN COLOR. AVAILABLE FROM BOLLARDSNSLEEVES.COM OR EQUAL. M • I I COMPACTED OR I•• UNDISTURBED SUBGRADE. I d ` �• NOTES: II 1. BOLLARDS TO BE PLACED 12" BEHIND •� t� = BACK OF CURB OR SIDEWALK (REFER • I I TO SITE PLAN.) - 2. MAINTAIN PLUMB UNTIL CONCRETE IS •.'I SUFFICIENTLY CURED. •.L_,J• 4 3. HOLD CONCRETE FOOTING BELOW • GRADE OF FINISHED CONCRETE TO I CREATE FINAL PAVING PATTERN AS rnturrilx SHOWN ON PLANS. 18" DIA. 4. SIGN CENTERED AT HEAD OF PARKING SPACE - MAXIMUM OF 96" FROM HEAD OF PARKING SPACE. LOUCKS PLATE NO. TYPICAL ADA PARKING 2038A ■ LoILICKS 2 SIGN / BOLLARD COMBO DRAWN 03/2017 A �A a� /?obi �� A rrrri �� 35-1/4" 43" Grr�r; ,A PLAN CASTING TO BE SET 0.10' CURB INLET FRAME AND CURB BOX BELOW GUTTER ELEVATION 1 /r STANDARD CASTING - NEENAH R-3067-V ADJUSTING RINGS 4" MIN - 12" MAX ENCASE WITH CONCRETE \ MANHOLE COVER TO BE 48' DIA COLLAR \ + r GREIEX TYPE II WITH 24, 35' r/ 6" OPENING "15" 24- B" j CONCRETE DOGHOUSE REQUIRED •48" P AND PIPE E OF STRUCTURE IDIMENSION VARIES BPSED ON STPLCTUR.E / AMFTFR - RCP PIPE CONCRETE CATCH BASIN MANHOLE J NOTES: AND BASE TO BE CRETIX TYPE 4338 OR APPROVED EQUAL 1. BASE TO BE GROUTED TO FORM A SMOOTH INVERT TO OUTLET. SECTION 2. PIPE CUT-OUTS TO BE LOCATED WHERE REQUIRED. APTCH BASIN (MANHOLES R-OUIRED IN GREEN SPACES SHALL BE CONSTRUCT-D OE PRECAST CONCRETE AND IN ACCORDANCE WITH IM"/COT STANDARD PLATE 4006L. THE CASTING SHALL BE NEENAH R 4342. CATCH EASIN MANHOLES LOCATED IN CRIVEWAVS SHALL BE ]OHSTRUCTEJ WITH AN ECCENTRIC TOP SLAB WITH A 27' ROUND OPENING. THE CASTING SHALL BE NEENAH R-3508-A2. Title: Standard Plate Library Catch Basin Manhole City of Monticello Date: Plate No. 03-05 4003 Revised: 03-15 6\ REFER TO SITE PLAN FOR ADA PARKING SIGN LOCATION REFER TO SITE PLAN FOR ACCESS AISLE SIGN LOCATION (AISLE TO CONTAIN THE DESIGNATION "NO PARKING" COMPLYING WITH MSBC 134.0502 IF ACCESS AISLE SIGNS ARE NOT SHOWN) 4" WIDE PAINTED LINES, 18" O.C., @ 45 DEG. TRAFFIC WHITE (AISLE TO CONTAIN THE DESIGNATION "NO PARKING" COMPLYING WITH MSBC 1341.0502 IF ACCESS AISLE SIGNS ARE NOT SHOWN a4" WIDE PAINTED LINES, TRAFFIC g, 9' 91 WHITE 5° `r DIAMETER LL LINES 4" WIDE V PROVIDE PAINTED INTERNATIONAL SYMBOL OF ACCESSIBILITY AT EACH DESIGNATED HANDICAP PARKING STALL. CENTER SYMBOL IN STALL. HC SIGNAGE PER MINNESOTA 36„ RULES 1341.0502 NOT TO SCALE LOUCKS PLATE NO. LDUCKS 3 TYPICAL ADA PARKING 2037 STALL STRIPING DRAWN 03/2017 PRIVATE CONCRETE SIDEWALK SECTION 4" CONCRETE WALK MN/DOT 2521 PUBLIC CONCRETE SIDEWALK SECTION 4" CONCRETE WALK MN/DOT 2521 4" GRANULAR MATERIAL MN/DOT 3149 6" COMPACTED AGGREGATE BASE CL. 5 OR 2 MN/DOT 3138 PRIVATE & PUBLIC LOUCKS PLATE NO. LOUCKS CONCRETE SIDEWALK 2034 SECTION DRAWN 12/2016 t z• 3/4 / PER 1/2 • R 1/2 R 3• x1 �—CONCRETE CURB I � / AND GUTTER CONTRACTION JOINTS r I z� Q' i r i MODIFIED DESIGN "D" -_� EXPANSION 5— Q• MICA<J JOINTS rSTAIUpIA FRAME : : eox EXPANSION � /�. � � \\ d \ E /��' I FOR B618 CURB GUTTER JOINTS / 6' �� 41 \W. R,fi— x , CONCRETE TO BE ° T�aa EXPANSION ` uaDIF1E00 DE.vcN ro• IXIRe : mta POURED INTEGRALLY EXPANSION h -� GLITTER (TYPICN. SEE ABOVE) ,� o WITH CURB JOINTS A JOINTS 6 6„ �\ �..% / PLAN �- ��y /112" GRANULAR BORROW 5' 0 PLAN 4" OR 6" CONCRETE WALK BOULEVARD WIDTH VARIES(AVERAGE 8') B618 CONCRETE CURB AND GUTTER AA41ABL ER /MIN FT. 11 11 LI u ll 4 7„ MIN. 7 I 3/4 MATCH MODIFIED DESIGN •D• - { 7•. CURB : GUTTER (TYPICAL) <: SIDEWALK DIMENSIONS 73C 0• B618J - WIDTH VARIES MIN.WIDTH — 6' (1Qt10 5' 18 DEPTH — 6" FOR NEW DEVELOPMENTS — -4" MINIMUM FOR EXISTING AREAS, 6" AT DRIVEWAYS AND CROSSWALKS HIGHS'. SECTION B—B SECTION A —A GRANULAR BORROW DEPTH — 12" STORM SEWER TOP OF CASTING ELEVATION SHOWN ON THE PLANS CONTRACTION JOINTS - 6' INTERVALS INCLUDES A 0.10" DEPRESSION FROM THE PROPOSED GUTTER EXPANSION JOINTS — 60' INTERVALS (APPROX.) CRADE.EEG ER �RTBO SHOULD G �OOm FROM -MATCH EXISTING DEPTH, 4" MINIMUM EACH 510E OF THE CENTER OF THE CASTING. rifle: Title: title: Concrete Curb & Gutter ( Commercial Driveway �� Typical Sidewalk Standard Plate Libra at Catch Basin �� Standard Plate Library Entrance City Standard Plate Library City of Monticello Date: Plate NO.�� City of Monticello Date" Plate Na. �� City of Monticello Date: 03-05 Plate Na. 03-05 03-05 — 5012 Revised: 5004 _ Revised: 5008 — —%' Revised:03-15 1 03-15 1 1 03-15 , 1LJ 1 HANDICAP SIGN/BOLLARD (TYP) (SIGN TO COMPLY WITH MINNESOTA RULES 1341.0502 —B612 CURB `—B612 CURB & GUTTER & GUTTER FULL HEIGHT CURB ENTIRE WIDTH OF HC STALLS HANDICAP SIGN (TYP) (SIGN TO COMPLY WITH MINNESOTA RULES 1341.0502 y —B 12 CUR AC ESSIBL ROUT TC-0 I TC-0 .0.GIL=0 L=0 C=0 C=0 TC=O TC=O L=-0.5 L=-0.5 =- . FLAT CURB 4" WIDE PAINTED LINES, 18" O.C., @ 45 TRAFFIC WHITE (AISLE TO CONTAIN THE DESIGNATION "NO PARKING" COMPLYING WITH MSBC 1341.0502) a4" WIDE PAINTED LINES, TRAFFIC WHITE 8'-0" 8'-0"1 8'-01,1 91-0" FULL HEIGHT CURB WITH FLAT CURB AT ACCESS AISLE LOUCKS PLATE NO. LoILICKs 4 TYPICAL ADA PARKING 2036 DRAWN 12/2016 OPTION #1 DISHED GRADE BIT. WEAR COURSE, q/DOT 2360 SPWEA340F '7778" CK COAT, MN/DOT 2357 BIT. WEAR COURSE, MN/DOT 60 SPWEB340F AGG. BASE, CLASS 5 OR 2 MN/DOT 3138 12" SELECT GRANULAR MATERIAL MNDOT 3149.2 VED SUBGRADE OPTION #2 FINISHED GRADE 1.5" BIT. WEAR COURSE, MN/DOT 2360 SPWEA240B 2" BIT. WEAR COURSE, MN/DOT 2360 SPWEB340F TACK COAT, MN/DOT 2357 2" BIT. NON -WEAR COURSE, MN/DOT 2360 SPNWB330B 10" AGG. BASE, CLASS 5 OR 6 MN/DOT 3138 MNDOT 3733 TYPE 9 GEOTEXTILE APPROVED SUBGRADE PAVEMENT SECTION TO BE VERIFIED WITH GEOTECHNICAL REPORT LOUCKS PLATE NO. LDUCKS BITUMINOUS PAVEMENT 2032 SECTION DRAWN 12/2016 Ps LoUCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. 06/13/22 CITY AMENDMENT TO C.U.P FOR P.U.D 07/05/22 SUPPLEMENTAL CITY SUBMITTAL NR�ORION EXISTING PLAN C1-2 SITE DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING &DRANINGS PLAN C3-2 SWPPP NOTES C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L2--1 LANDSCAPE PLAN L3-1 LANDSCAPE DETAILS I N N O N M 10 O 0 IL GAS �T f wIr\ i 7� SAN Bl/CSTRFET 1 -SAN � wIT \\ SIN wqr do \ \ s ti � 9sm N wIr\ \ � SIN wIr Cy \ \ J19O. '%, SIN\ GAS ° SJ 2 GAS `¢39 AB � GA 10 \ \ \ \ ♦ ♦♦ \♦ \`♦ ♦♦ \♦ \`♦ ♦♦ \♦ \`♦ ♦♦ \♦ \`♦ ♦♦ \ `♦ ♦♦ \♦ \`♦ �♦ \♦ `♦ ♦ c sro \ ♦♦♦♦`♦♦♦♦♦♦`♦♦ ♦♦♦`♦♦♦♦♦♦`♦♦♦ ♦ ♦♦♦♦♦♦`♦♦♦♦♦♦` ♦ ♦♦`♦ sro_\\� ` `♦ \♦ ♦ ` ♦♦ ♦ ♦ ♦♦ ♦ `♦ ♦♦ LAWN AREA ♦ \♦ ♦ `♦ ♦ `♦ ♦♦ / 5 ♦♦ ♦\` ♦\ ♦\ `♦ ♦♦ ♦\ `♦ ♦♦ ♦\ `♦ ♦♦ ♦\ `♦ ♦ \ `♦ ♦ ♦\ `♦ \ N\ IL Mfg TY �`� `� ♦� `\ `♦ ♦\ `\ `♦ \ `\ `♦ \`\ `♦ \ `\ ` / �. \ `♦ \♦� ` \ \♦♦ ♦\ \ `♦ \♦ LIMITS OF IRRIGATION (TYP.) �`. LANDSCAPE ♦ ♦ ` 4 \ EDGING (TYP.) \`♦\♦ �` \♦ ` / Mf2 \ ROCK MULCH (TYP.) ° 4 `♦ ♦ ♦ ` ° TY \♦\ `♦ ♦♦ \♦ �7 /+7 PROPOSED BUILDING 11 N \ \ �\ \ \ �\ \ \ \\ \ \ Mf2 1 7W-4 ♦ \ `\ \ 1 I \ \\ \ ♦ \\ \ ♦ \ ♦ \\ \ ♦ \ QB / `\ ♦ \ `\ 3 \\ \� ` `♦ \\ \ \. I \ \ \ \ \ \ \ \ \ \ TY 23 4 \�\\`\`\\\\`\` �`\ ` ` + TY`�\�\�\`��♦& \ / d \ `� \ ` \ \ ` �.\ \ TA PROPOSED \\ `\ \ \ `\ � \\ �, ° ° AREA OUTDOOR PLAY REA \\ ° ° ' �\ `\ �� `\ \ . ° `\ \\ \ `\ BS ' 4 �?i \ \ \ . \ ♦ \ ♦ ♦ . - / 2qQ F ♦ \\ \ \` \\ \` \\ / /qB \ ♦ \ ♦ \ a ` \\ LAWN AREA \\ \ \ G 9 4`.� 4\\ d \� NOTE: EXISTING CONDITIONS INFORMATION SHOWN IS FROM A ALTA/NSPS LAND TITLE SURVEY,PROVIDED BY OTHERS DATED MAY 1512022. PLANT SCHEDULE DECIDUOUS TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE SIZE • AB 6 AUTUMN BLAZE MAPLE Acer freemanii 'Autumn Blaze' B & B 2"Cal • QB 4 SWAMP WHITE OAK Quercus bicolor B & B 2"Cal EVERGREEN TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE SIZE 0 BS 2 BLACK HILLS SPRUCE Picea glauca 'Densata' B & B 6' HGT FULL FORM ORNAMENTAL TREES CODE QTY COMMON NAME BOTANICAL NAME CONT SIZE SIZE • IL 5 IVORY SILK TREE LILAC Syringa reticulata 'Ivory Silk' B & B 1.5"-2.0" SHRUBS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE FIELD3 SPACING OMf2 32 GOLD TIDE FORSYTHIA Forsythia x 'Courtasol' 5 gal 24" HGT 48" o.c. CONIFEROUS SHRUBS CODE QTY COMMON NAME BOTANICAL NAME MIN CONT MIN SIZE FIELD3 SPACING 0 TY 42 TAUNTON YEW Taxus x media 'Taunton' 5 gal 18" SPRD 48" o.c. QTA 3 TECHNY ARBORVITAE Thuja occidentalis 'Techny' 10 gal 36" HGT 84" o.c. 7th St E, Monticello, MN 55362 IL .. LOUCKS PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be SITE LANDSCAPE REQUIREMENTS: made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. SITE AREA: 67,719 S.F. OR 1.5 ACRES (SURVEY DATED MAY 15, 2022) SUBMITTAUREVISIONS TREE CALCULATION: 06/13/22 CITY AMENDMENT TO 10.0 ACI OF CANOPY TREES (INCLUDING AT LEAST 1 EVERGREEN TREE) PER ACRE C.U.P FOR P.U.D CANOPY TREES REQUIRED [10.0 x 1.5 acres =15 ACI / (2.0" CALIPER PER TREE) = 8 CANOPY TREES EVERGREEN TREES REQUIRED[ 1.0 x 1.5 acres = 2 (6 FEET TALL ASSUME 2.0" CALIPER) = 2 EVERGREEN TREES TOTAL TREES REQUIRED = 8 TREES TREES PROVIDED: CANOPY TREES = 6 EVERGREEN TREES = 2 TOTAL TREES = 8 SHRUB CALCULATION: AT LEAST 2 SHRUBS PER EACH 10 FEET OF BUILDING PERIMETER (380 FEET) (112 OF REQUIRED SHRUBS NEED TO BE EVERGREEN) SHRUBS REQUIRED: 2 SHRUBS X 10 / 380 (38) = 76 TOTAL SHRUBS REQUIRED = 76 SHRUBS PROFESSIONAL DECIDUOUS SHRUBS: 22 SHRUBS I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that EVERGREEN SHRUBS: 45 SHRUBS I am a duly Licensed Landscape rc}ect under the laws TOTAL SHRUBS PROVIDED: 77 SHRUBS of the State of Minne K N0 N enILAo PARKING LANDSCAPE REQUIREMENTS: Li Ll53757 ONE (1) CANOPY OR UNDERSTORY TREE PER 180 S.F. OF PARKING ISLANDS AND SHRUBS AS NECESSARY TO OCCUPY AT LEAST 25% OF ISLAND AREAS. D tq 06/13/2022 TOTAL PARKING ISLAND AREA - 720 S.F. QUALITY CONTROL Loucks Project No. 22328 TREES REQUIRED = 4 TREES Project Lead MJS 25% OF PARKING ISLANDS AREA- 180 S.F. Drawn By KVK/NLH Checked By KVK TREES PROVIDED = 4 TREES Review Date 06/13/2022 GENERAL NOTES: SHEET INDEX CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE 1-2-1 LANDSCAPE PALN OF WORK. VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND 13RING TO THE ATTLNTION OF THE LANDSCAPL ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THL DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED. CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO THE OWNER. CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES. CONTRACTOR TO PROVIDE THE NECESSARY PROTECTION FOR THE UTILITIES BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS. CONTRACTOR TO NOTIFY GENERAL CONTRACTOR OF ANY CONCERNS PRIOR TO INSTALLATION OF PLANTINGS. EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER EXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME. THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT. _ CALL BEFORE YOU DIGI WARNING: N Gopher State One Cal I THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY TWIN CITY AREA: 651-454-0002 COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF TOLL FREE: 1-800-252-1166 LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 1 20 40 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED SCALE IN FEET DURING CONSTRUCTION AT NO COST TO THE OWNER. GROUND COVER SCHEDULE GROUND COVERS CODE COMMON NAME BOTANICAL NAME =' ,• PERENNIAL PLANTINGS •'. • . PEREN PLANTINGS PLACED • 18" - 24" O.C. STONE MULCH • GRAY TRAP ROCK 2 1/2" MINUS 3" DEPTH • ; ; ; OVER FABRIC SEED TURF SEED Y .cp /.8 / 0. • �/ • • 0. 1. 1.4 1 0 w 0 0 o m c m -1 O X -H m aai o° s c I ;Ir m p C m ti N N -.i C 0'E 3 0 a o ro .c o m 0 > • - .IV 9 0.7 0. 0.7 0.9 0 6 0.7 0. 9 0.5 0.6 0.8 0.5 0.6 0.7 0.3 0.4 0. 0. 6 0.3 0.4 0.4 0. 1. 1.4 9 2.5 1.2 1.5 .0 2.6 1.1 1.5 1 9 2.5 1. 1 1.4 1.8 2.3 1 0 1.2 1.6 .0 0.8 1.0 1.3 1.6 0.7 0. 9 1. 1 1.3 6 0.7 0.9 1.1 .4 4.7 6 4.9 3.4 .7 3.0 4. 0 2.5 3.3 .1 2.6 1.6 0 1.6 .• .5 6.9 9. 11.6 3 L 2 8.4 10.4 11.2 10.3 ' : 5. 38 8.9 8 3 6. 9 .3 0 _ 4.2 1 6.0 6.5 .2 5.5 4.5 3.6 3.0 3.2 8 4.4 4.7 4.6 .3 3.2 2.8 ` 2 AA TM9 3.2 3.4 3.5 3.3 3.1 2.8 2. r � 1.8 2•.1 2.4 2.6 2.6 2.6 2.5 2.4 2.4 \ 5 .6 2.5 L 2.5 x) r J 2.5 2. 2.8 3 •• 2. 3.1 3.7 4.7 + rl �i 6.2 8. • r� �.� �• m m o "a 4 m c s U v nav a�iaa" u� E�1 ski 41 a�c�sE mom1 um000 mcmmms+ oam"a",qroms, .o -a"N�tr °arnc -00. "°4 a 4 . _H 7 0 H =., a i I m a N 0 E C m a O f S P C N N N O N N !k m a o v a c v m m 0 0 tl SO Oc ae o �aarowcmmGca m❑ m w ,5� m m a, c m ro a c a a)N a aai ° m m c ro Q a s x >. I E o CL H 0 O 0 , , m s c N o ..� O E �-+ -i w e s+ a, a m c O m 1 wO c x c mHa 0p: > C C O~ U N N G aa x ro sm m a ,C o O m m m m w/AA) o_ ro m a n s,4 a s >+ W' m N m N aJ C C C U ro W N ,C �H, ro c N O N O -1 0 ° caa° N O N m m -CH m U C C4 E �r ro U 0 .H 1 O O s „ c ro a �.� a c o° o 0'0 "0 m> c z N Pa E aai b OU 0` a O .H M ,C I W a >. c N w ..-i -�i s u '0_ - A c o w p a)a ki > v o"v n s a sro Nam a a N a)N m a m m o w so c w Has-Heweao m 0.2 0.3 0.3 0. .4 5 0.6 0.7 0.8 0 1.2 1.4 1.6 1.8 2.0 2.1 2.2 2.2 2.2 2. 2.7 3 4.0 5.2 6.8 .0 11. 1 . } 0.3 0.4 0.4 0. 0.6 0.7 0.8 r1.1 1.3 1.4 1.6 1.7 1.8 1.8 1.9 2.0 2.3 2.6 3.1 3.8 S. 6.6 8.7 10. 11.8 11 .8'. A%j At�0. ra 0.3 0.4 0. 0.6 0.3 4.% 0.5 r b 0.4 A 04 �: I • • 1 } I � } f 1 •� •• I 0.8 .5 0.6 .5 4 • rL 41F'. .9 `'� 1 1.2 1.3 1.5 1.6 1.7 1.8 0 0 P9 l 1.2 1.3 1.5 1.6 - 0.6 0. 7: 0.9 .0 r.1 1 1.4 �� L . 6 0. 7 0. 8 0. 9 1. 0 . 1 1. 2 0.5 .6 0.7 .7 0.8 .9 .0 0.5 0.6 0. 0.8 0. 0.5 6 0.7 0.8 6 •7~ •� S T �• ti•• .•:. ti •}•' .' 2.1 1.8 1.6 1. 4 1� 1 0 0.8 0 0.6 2.4 2.8 2.1 2.5 1.8 2.2 1. 6 1. 8 1.3 1.6 , 1 1 1. 1.1 0.8 0.9 0.8 0.7 �� ti 3.5 4.4 3.0 3.8 2.6 3.1 2. 2 2. 6 1.8 2.1 , 1 5 1.8 1.3 1.5 1.1 .2 0.9 1 1 0.9 0. • S.7 7. 6 9. 9.2 7.7 5.9 4.7 S. 6.7 7. 7.1 6 5.3 4 3 3.8 4.5 5.5 5.0 i 5.3 4.8 4.3 3. 0 3 .�' ••4 . 0 4. 3 4. 5 4. 5 4. 2.5 L• 3.2 3.6 3.8 4.0 4. 4.9 w .0 2.3 2.7 3.0 3.4 3.7 5.2 1 2.0 2.3 2.6 3.0 3.5 5.3 m 1. .7 2.0 2.3 2.7 3.3 4. 5.1 1.2 1.4 1 ' 2.4 2.9 3. 4.5 a _ I ' .0 1.2 1.4 .5 3. 3.7 0. 0 1.4 .7 .0 2. 3.0 1. 1.2 .4 1.6 2.3 1. 1. 1.5 1. 1. 1.4 i1 1. 3.4 •2•1 3.8 3.4 . 5 4. 6 5.5 6.4 .9 6. 9.0 6.7 8.8 5.8 7.5 4.7 5.9 3.7 4.4 7•8•11 1 2 1.6 1.8 1.3 Q) ~ 3 0 2"--6 . 4 3. 9 3. 3 2'•5• 6.7 6.5 5.4 4.0 2.8 .8 9.3 9.8 8.7 6.5 4.3 2.7 1 12.3 11.4 8.8 5.9 3 2. 11.2 12.6 6.7 4.5 2.9 9.4 1 10.3 8.5 6.4 4.5 3.1 � 7.1 7.9 7.8 8 5.4 4.0 2.9 5.2 5.6 5.6 5.1 4.3 3.4 2.6 3.7 4.0 4.0 3.7 3.3 2.7 2 2 9 2.9 2.8 2.5 2 1.8 F 2.0 1 1.9 1.7 1 4 1.5 . 6 1.6 5 1.4 .2 1.5 0.9 0.6 1.9 1.2 0.7 0.5 2.1 1.4 0.9 .1 1. .0 1.9 .5 1 1.3 .5 a) 0 cA c� U (n N O N Q _ �' Cz 0 CO N E - jl cn (d CO m Q Q >, CO Q 0 N J E CM z .0 0 J Q y C CO Q >1 2 m 5 CO Ir o 0 CD N Ip •%LL 'f ` �•i�F } ~ ~ �. .•• - %LL L r } 1 jr ti im J 1 1.1 je 1.2 1.2 1.1 .8 > LL IL N C 0 Q o o 0 U CO CO L Scale: 1 inch= 10.00 Ft. Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Description PtSpcLr PtSpcTb Meter Type CalcPts_1 Illuminance Fc 2.93 12.6 0.2 14.65 63.00 Readings Taken 0'-0" AFG 5 5 Horizontal Luminaire Schedule Symbol Qty Tag Label Arrangement Lum. Lumens Arr. Lum. Lumens LLF Description Lum. Watts Arr. Watts Total Watts Filename t=,U 3 A a17-3t150 SINGLE 21180 21180 1.000 A17-3T150 149.08 149.08 447.24 a17-3t150.ies * * *LAYOUT AND BOM ARE SUBJECT TO APPROVAL Expanded Luminaire Location Summary LumNo Tag X Y MTG HT Orient Tilt 1 A 137.553 189.106 20 243.435 15 2 A 208.553 153.106 20 243.435 15 3 A 249.553 111.106 20 243.435 15 Total Quantity: 3 w W N O A 0 0 W ro c v W o 'd ro C U 0 U c 0 U C .a, 0 W O a)0 0 A a NE W ° a s abi m N 4, W m N N N N P a E N 4 a O ro a o U N 0 3 4 C S U v av aaiav" A 0 E P ° E m ro m 1 ,N a m c m U 0� 0 v� m 0 N P 0 N V c U m O 41 „ ro W ." U rn w Poa -0 row U x N o W rote E c H 0 W r s a C W-H oxmv°ONay W q UJ N >r y P o v > a - c E P-a Asroi°08, o U s+ o W a N U N ro R a � aa, w c m m roc a Hv��ro�v ti ro C C a a) N 3 N° N v m soi 0, a v o w c ., c4 y E E rn 10 C O~ U G N N O O D U u1 ro W c m UJ P N -41 C C C U a N m w > 0 .: o Ev N a O m c U a 0 c4 'W0 0 ro '0 "m v a o m m�P. m m a c o -" o w s m > c t� c ow".i sU ro- warm>°N'amaP a" a N> n a w m m 0 > N O 0 LL N H iL 4 ti E W E% O (D a) Q CZ CZ 0 0 ON O N 73 CO E co m _O cd (Z 0 co a) co Cn 0 U- W c10 0 U) 4-1 O a) CZ J Q W O Z O � N J � a17-3t150 NOTES: * The light loss factor (LLF) is a product of many variables, only lamp lumen depreciation (LLD) has been applied to the calculated results unless otherwise noted. The LLD is the result (quotient) of mean lumens / initial lumens per lamp manufacturers' specifications. * Illumination values shown (in footcandles) are the predicted results for planes of calculation either to the plane of calculation. * The calculated results of this lighting simulation represent an anticipated prediction of system performance. Actual measured results may vary from the anticipated performance and are subject to means and methods which are beyond the control of the designer. * Mounting height determination is job site specific, our lighting simulations assume a mounting height (insertion point of the luminaire symbol) to be taken at the top of the symbol for ceiling mounted luminaires and at the bottom of the symbol for all other luminaire mounting configurations. * RAB Lighting Inc. luminaire and product designs are protected under U.S. and International intellectual property laws. horizontal, vertical or inclined as designated in the calculation summary. Meter orientation is normal Patents issued or pending apply. 0 a) 0 Q m n W N O A17-3T150SF Color: Bronze Technical Specifications Weight: 13.2 lbs Compliance THD: LIL Listed: 3.96% at 120V, 8.22% at 277V Suitable for wet locations IESNA LM-79 & LM-80 Testing: RAB LED luminaires and LED components have been tested by an independent laboratory in accordance with IESNA LM-79 and LM-80. DLC Listed: This product is listed by Design Lights Consortium (DLC) as an ultra -efficient premium product that qualifies for the highest tier of rebates from DLC Member Utilities. Designed to meet DLC 5.1 requirements. DLC Product Code: PLHVLH9ZGFNP Electrical Driver. Constant Current, Class 2, 120-277V, 50/60Hz, 120V: 1.50A, 208V: 0.70A, 240V: 0.70A, 277V: 0.60A Dimming Driver: Driver includes dimming control wiring for 0-10V dimming systems. Requires separate 0-10V DC dimming circuit. Dims down to 10%. Power Factor: 99.8% at 120V, 95.6% at 277V Surge Protection: 10kV Performance Project: T pe: Prepared By: Date: J Driver Info Type Constant Current 120V 1.50A 208V 0.80A 240V 0.70A 277V 0.06A Input Watts 149.08W Lifespan: 100,000-Hour LED lifespan based on IES LM-80 results and TM-21 calculations Construction IES Classification: The Type III distribution is ideal for roadway, general parking and other area lighting applications where a larger pool of lighting is required. It is intended to be located near the side of the area, allowing the light to project outward and fill the area. LED Info Watts 150W Color Temp 5000K (Cool) Color Accuracy 70 CRI L70 Lifespan 100,000 Hours Lumens 21,594 Efficacy 144.81m/W Cold Weather Starting: The minimum starting temperature is -40°C (-40°F) Maximum Ambient Temperature: Suitable for use in up to 40°C (104°F) Lens: Polycarbonate lens Housing: Die-cast aluminum housing, lens frame and mounting arm Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright o 2022 RAB Lighting All Rights Reserved Note: Specifications are subject to change at anytime without notice Page 1 of 3 A17-3T150SF Technical Specifications (continued) Construction IP Rating: Ingress protection rating of IP65 for dust and water Vibration Rating: 3G vibration rating per ANSI C136.31 EPA: 1 Fixture:0.66 2 Fixtures at 90°: 0.80 2 Fixtures at 180°: 1.32 3 Fixtures at 90°:1.32 4 Fixtures at 90°:1.32 Mounting: Slipfitter with 180° pivot available for mounting on 2 3/8" tenon Dimensions Finish: Formulated for high durability and long-lasting color Green Technology: Mercury and UV free. RoHS-compliant components. LED Characteristics LEDs: Long -life, high -efficiency, surface -mount LEDs Color Uniformity: RAB's range of Correlated Color Temperature follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377-2017. 263/4' 11 Other 5 Yr Limited Warranty: The RAB 5-year, limited warranty covers light output, driver performance and paint finish. RAB's warranty is subject to all terms and conditions found at rablighting.com/warranty. Buy American Act Compliance: RAB values USA manufacturing! Upon request, RAB may be able to manufacture this product to be compliant with the Buy American Act (BAA). Please contact customer service to request a quote for the product to be made BAA compliant. Ordering Matrix Family Distribution Wattage/Lumens Mounting Color Temp Driver Options A17 H 3T F 150F SF __:J [ I �1 3T=Type111 70=70W/10,000LM Blank=Universal Pole Mount Blank=5000KCool Blank=120-277V,0-10V Blank=No Option 4T=Type IV 100= 100W/15,000LM SF= Slipfitter (Factory installed N = 4000K Neutral Dimming /3PRS = 3-pin Receptacle and 5T=Type V 150 = 150W/22,50OLM SF available in150W) /480=480V,0-10V Shorting Cap 200=200W/30,000LM Dimming' /7PRS=7-pin Receptacle and 240 = 240W/36,000LM Shorting Cap 300 = 300W/45,000LM /MVS = Microwave Motion 375 = 375W/51,800LM Sensor /LC = Lightcloud® Controller 480V driver available standard on 150W and 300W and byspecial order on 700, 240 and 375W. Not available on 70W or200W models. Type 11 distribution available as special order Wall mount and adjustable universal pole mount available as optional field -installed accessories Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright o 2022 RAB Lighting All Rights Reserved Note: Specifications are subject to change at anytime without notice Page 2 of 3 A17-3T150SF Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright o 2022 RAB Lighting All Rights Reserved Note: Specifications are subject to change at anytime without notice Page 3 of 3 PS4-11-20WT Square steel poles with welded tenon included for use with floodlights. Designed for ground mounting. Poles are stocked nationwide for quick shipment. Protective packaging ensures poles arrive at thejob site good as new. Color: Bronze Weight: 138.0 Ibs Technical Specifications Compliance Color: CSA Listed: Bronze powder coating Suitable for wet locations Tenon: Construction Welded 2 3/8" tenon included Shaft: Height: 46,000 p.s.i. minimum yield. 20 FT Hand Holes: Gauge: Reinforced with grounding lug and removable cover 11 Base Plates: Wall Thickness: Slotted base plates 36,000 p.s.i. 1/8 Shipping Protection: All poles are shipped in individual corrugated cartons to prevent finish damage Project: Prepared By: T pe: Date: Shaft Size: 4" Hand Hole Dimensions: 3"x5„ Bolt Circle: 8 1 /2" Base Dimension: 8" Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright © 2022 RAB Lighting All Rights Reserved Note: Specifications are subject to change at any time without notice Page 1 of 2 PS4-11-20W7 Technical Specifications (continued) Construction Pre -Shipped Anchor Bolts: Weight: Bolts can be pre -shipped upon request for additional 138 Ibs freight charge Anchor Bolt: Max EPA's/Max Weights: Galvanized anchor bolts and galvanized hardware and anchor bolt template. All bolts have a 3" hook. Anchor Bolt Templates: WARNI NG Template must be printed on 11"x 17" sheet for actual size. CHECK SCALE BEFORE USING. Templates shipped with anchor bolts and available online. Dimensions M, 701VIPH 10.7 ft./360lb. 801VIPH 7.0 ft./3501b. 901VIPH 4.3 ft./350lb. 100MPH 2.5 ft./350lb. 110MPH 1.1 ft./350lb. 120MPH 0.1 ft./3401b Other Terms of Sale: Pole Terms of Sale is available online. Buy American Act Compliance: RAB values USA manufacturing! Upon request, RAB may be able to manufacture this product to be compliant with the Buy American Act (BAA). Please contact customer service to request a quote for the product to be made BAA compliant. Features Designed for ground mounting Heavy duty TGIC polyester coating Reinforced hand holes with grounding lug and removable cover for easy wiring access Pole caps, base covers & bolts are sold separately Custom manufactured for each application Need help? Tech help line: (888) 722-1000 Email: sales@rablighting.com Website: www.rablighting.com Copyright o 2022 RAB Lighting All Rights Reserved Note: Specifications are subject to change at anytime without notice Page 2 of 2 � cirr of � Monticello July 27, 2022 Re: Sunny Day's Therapy City Project # 2022-028 PHONE:763-295-2711 FAx:763-295-4404 505 Walnut Street I Suite 1 I Monticello, MN 55362 The Building/Fire Department has the following general comments for this project: 1. Provide fire truck turning radius on the civil plans. 2. Provide cross -access agreement, for fire truck circulation. These items may be submitted with building permit application. Please contact the Building Department with any questions. Sincerely, Ron Hackenmueller Building Official www.ci.monticel lo.mmus TY �11Monticello July 271h, 2022 Re: Sunny Days Therapy City Project # 2022-028 OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 11 Monticello, MN 55362 The Engineering Department has reviewed the Civil Plan Set dated 7/5/22 as prepared by Loucks and offers the following comments: General Comments The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City's standards. 1. Our understanding is there is a cross -access agreement to connect the drivelanes to the two adjacent parcels. Please confirm. 2. Update storm sewer elevations, invert of C133 is higher than invert of C134. 3. Update SWPPP to current location, references cottonwood county. 4. Site disturbance is greater than so project will require Construction Stormwater permit from M PCA. 5. Update SWPPP to include certified SWPPP designer. 6. Provide EOF for depression on East side of the proposed building. Please have the applicant provide a written response addressing the comments above. Please contact the Engineering Department with any questions. Sincerely, Ryan Melhouse Project Engineer www.ci.monticello.mn.us Planning Commission Agenda — 08/02/2022 2C. Consideration of a request for an Amendment to the Affordable Self -Storage PUD and StorageLink Monticello PUD for the addition of "Storage Boxes" as an Allowable Accessory Use. Applicant: City of Monticello. Prepared by: Community Meeting Date: Council Date (pending Development Director Commission action): 08/02/2022 TBD Additional Analysis by: ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to the Zoning Ordinance to allow Temporary Storage Boxes as an accessory use in the Affordable Storage and Storage Link PUD Districts. 1. Motion to recommend denial of an amendment to the Affordable Storage and Storage Link PUD Districts based on a finding that the proposed use is inconsistent with the intent of the planned unit development districts as commercial uses and incompatible with the adjacent land uses. 2. Motion of other. REFERENCE AND BACKGROUND Property: PID #: 152-125-004110; 152-266-001010 Planning Case Number: 2022-026 Request(s): An amendment to the Zoning Ordinance to allow Temporary Storage Boxes as an accessory use in the Affordable Storage and Storage Link PUD Districts Deadline for Decision: Land Use Designation Zoning Designation Overlays/Environmental Regulations Applicable: Current Site Uses July 15, 2022 September 14, 2022 Community Commercial PUD NA Self -Storage 1 Planning Commission Agenda — 08/02/2022 Surrounding Land Uses: North: Regional Commercial East: Community Commercial South: Single Family Residential West: Mixed Uses Project Description: The public hearing on this item was directed to the Planning Commission by the City Council. The amendment would create an allowance within these two PUD zoning districts, both occupied by Commercial Self -Storage uses, to store and rent portable/temporary storage "boxes" — such as "Pods" or similar —for use off -site. The amendment would be specific to these two PUD zoning districts only. ANALYSIS: In June, the Planning Commission opened the public hearing for this item and discussed the item at length. It was noted that review of the item was directed to the Commission by the City Council. Following discussion, the Commission closed the hearing and tabled action requesting that staff provide additional information on other, similar uses and how they are addressed in other communities. Staff has now re -noticed for the amendment and gathered information from two communities with similar uses. St. Michael: There are two facilities in St. Michael where portable storage boxes are currently located on site as accessory uses. Both sites are located in industrial zoning districts. St. Michael does not allow self -storage facilities in commercial zoning districts. • The first site includes a self -storage facility as a principal use. Outdoor storage in the form of portable storage boxes is not permitted for the site at the current time. • The second site is a warehouse facility, where portable storage boxes are stored both indoors and outdoors. The portable storage boxes on the exterior are considered outdoor storage and allowed to be located only in a specific area grandfathered in for outdoor storage as an accessory use. 2 Planning Commission Agenda — 08/02/2022 Burnsville: There are two portable storage box facilities in Burnsville. Both sites are located in industrial districts. • The first site is located in an industrial district and was authorized through a conditional use permit. As part of the permit process, the outdoor storage of portable storage boxes was evaluated against its impact to surrounding uses and its location on the site. The storage of the boxes on the site is located at the rear of the property, it is required to be screened. The storage box site is located in an area where other similar uses with limited outdoor storage are found (ex. towing facilities). • The second site is also located in an industrial district. Outdoor storage for this site is not currently permitted, although it exists on the site. Staff in Burnsville indicated that the user is considering site changes, at which time the use will be evaluated based on site location, screening, and impacts to surrounding properties. Both communities noted issues with storage boxes being introduced on site outdoors without necessary approvals. Both indicated that proposed construction or site plan changes will allow each community to address the storage. Summary As planned unit developments, the City has discretion to consider the principle and accessory uses allowed for an individual site. The allowed uses for each PUD are as shown on the approved and referenced PUD site plans specific to each. In considering an amendment to the uses approved with any PUD, it is important that the City consider the location of the site and the proposed uses' individual impacts relative to surrounding land uses. This includes examining whether the proposed uses are consistent with surrounding land uses. In discussions with Burnsville and St. Michael, both indicated that self -storage facilities are found in their industrial districts, and that portable storage units are considered outdoor storage within those districts. The ability to place portable storage containers on a site is evaluated based on the proposed location on each site, how the storage is screened, and compatibility with the surrounding land uses are. The two Monticello PUDs for consideration are located in commercial zoning districts, directly adjacent to residential development. Monticello's zoning ordinance does not permit outdoor storage within any of its commercial zoning districts. Prior evaluation of the proposed use noted its similarity in impact to other industrial accessory uses. Further, the location of both sites would make screening of the boxes difficult due to both grade adjacent to the residential neighborhood and visibility from the adjacent Chelsea Road. Planning Commission Agenda — 08/02/2022 Given the above considerations, staff would not recommend changes to either PUD at this time. Included for the Commission's reference is the previously prepared staff report and exhibits. STAFF RECOMMENDED ACTIO Staff recommends denial of the proposed amendment, based on findings noted in this report and the resolution for consideration SUPPORTING DATA A. Resolution PC-2022-041, Denial B. Ordinance No. XXX, Draft for Approval C. Aerial Site Image D. Planning Commission Staff Report, June 71", 2022 E. Planning Commission Staff Report, October 5, 2021 F. Planning Commission Minutes, October 5, 2021 G. City Council Staff Report, October 25, 2021 H. City Council Minutes, October 25, 2021 I. Letter of Public Comment 4 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-041 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING DENIAL OF AN AMENDMENT TO THE ZONING ORDINANCE ADDING ACCESSORY USE TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT DISTRICT, AND THE STORAGE LINK PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, the City regulates land uses in its various zoning districts, including an allowance for various types of uses in specific zones; and WHEREAS, the Commercial Self -Storage use is conducted primarily under Planned Unit Development regulations which have specific allowances for uses in their respective PUD Districts; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial", and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, the Planning Commission held a public hearing on June 7, 2022 and August 2, 2022 on the application 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 denial CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-041 1. The proposed uses are inconsistent with the intent and purpose of the Affordable Storage and Storage Link PUD Zoning Districts. 2. The proposed use is inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area. 3. The impacts of the improvements exceed those anticipated by the existing and future land uses and cannot addressed through standard review and ordinances as adopted. 4. The planned amendments do not meet the intent and requirements of the applicable zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council deny the Amendment to the Zoning Ordinance as specified in Ordinance No. ADOPTED this 211 day of August, 2022, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION JN ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 2 ORDINANCE NO. - AN ORDINANCE AMENDING THE MONTICELLO CITY CODE AMENDING SECTION 3.8(J)(8) AND 3.8(J)(15) BY ADDING ACCESSORY USES TO EACH DISTRICT THE CITY COUNCIL OF THE CITY OF ORDAINS: Section 1. Section 3.8 (J)(8) and 3.8 (J)(15) are hereby amended to add the following: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities, with the followin _ egxception: Q Storage Boxes or "Pods", or similar temporary structures manufactured specifically for the purposes of portable self -storage use, may be permitted to be stored for rental on the site, provided such structures meet the following conditions: a. No such storage shall be placed within 100 feet of a residential zoning district, or within 30 feet of a street right of way, or within 10 feet of any other lot line. b. No such storage shall be stacked to a height greater than nine (9) feet from existing grade on which it sits. C. Any such storage shall be placed only on a paved surface. d. No such storage shall be placed within any driveway, required landscapin area, rea, parking space, or other space required b, t�pproved PUD plan for site circulation and/or operations. e. Any such storage shall meet all requirements for fire and other emergency vehicle access, including access to fire hydrants or other utilities. f. Storage of such structures shall not occupy more than 5% of the total lot area. g. Delivery of such structures to the site, or removal of structures from the site, shall occur only during the hours of 7:OOa.m. and 9:OOp.m. h. No such temporary/portable structure shall at any time be used for storage of any goods on the property in this zoning district and shall only be available for rental to users off -site, unless it is placed completely within a permanent storage structure approved as a part of the PUD. i. No such storage shall include the use of containers commonly used for rail transport purposes or similar shipping containers. Section 2. 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 3. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this day of , 2022 Lloyd Hilgart, Mayor ATTEST: Rachel Leonard, Administrator AYES: NAYS: EXHIBIT A Section Sec. 2-230. - Establishment. Sec. 2-231. - Sec. 2-232. - Sec. 2-233. — Sec. 2-234. - Sec. 2-235. - Secs. 2-236, 2-237. - Reserved. Sec. 2-230. - Establishment. {Insert text of ordinance} Planning Commission Agenda — 06/07/2022 2C. Public Hearing - Consideration of a request for an Amendment to the Affordable Self - Storage PUD and StorageLink Monticello PUD for the Addition of "Storage Boxes" as an Allowable Accessory Use. Applicant: City of Monticello. Prepared by: Northwest Associated I Meeting Date: Council Date (pending Consultants (NAC) 06/07/2022 Commission action): 06/27/22 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to the Zoning Ordinance to allow Temporary Storage Boxes as an accessory use in the Affordable Storage and Storage Link PUD Districts. 1. Motion to adopt Resolution No. PC-2022-041 recommending approval of an amendment to the Zoning Ordinance to allow Temporary Storage Boxes as an accessory use in the Affordable Storage and Storage Link Monticello PUD Districts based on the findings in said resolution and as drafted in the proposed ordinance 2. Motion to deny the adoption of Resolution No. PC-2022-041 recommending denial of an amendment to the Zoning Ordinance to allow Temporary Storage Boxes as an accessory use in the Affordable Storage and Storage Link Monticello PUD Districts based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2022-041. Property: PID #: 152-125-004110; 152-266-001010 Planning Case Number: 2022-026 Request(s): An amendment to the Zoning Ordinance to allow Temporary Storage Boxes as an accessory use in the Affordable Storage and Storage Link PUD Districts 1 Planning Commission Agenda — 06/07/2022 Deadline for Decision: July 15, 2022 September 14, 2022 Land Use Designation: Community Commercial Zoning Designation: PUD Overlays/Environmental Regulations Applicable: NA Current Site Uses: Self -Storage Surrounding Land Uses: North: Regional Commercial East: Community Commercial South: Single Family Residential West: Mixed Uses Project Description: The public hearing on this item was directed to the Planning Commission by the City Council. The amendment would create an allowance within these two PUD zoning districts, both occupied by Commercial Self -Storage uses, to store and rent portable/temporary storage "boxes" — such as "Pods" or similar —for use off -site. The amendment would be specific to these two PUD zoning districts only. ANALYSIS: The proposed amendment would create an allowance for two existing Commercial Self -Storage PUD facilities to add the storage and rental of portable storage structures for use by renters off - site. The proposal would not permit these structures to be used for storage on the site of the Self -Storage areas as separate storage buildings. The concept is based in the idea that tenants of self -storage buildings or similar users would be the most typical customers for this use. The proposed amendment is designed to allow the two facilities under their current PUD ordinance approvals to store these boxes on their property in specifically designated areas as a permitted accessory use in the district. Renters would either seek delivery of the structures, or if property equipped, could remove them from the site for their own use. The amendment places a series of conditions on this use. Anything outside of these conditions would require an amendment to the PUD. 2 Planning Commission Agenda — 06/07/2022 The proposed conditions are as follows: Storage Boxes or containers, or similar temporary structures manufactured specifically for the purposes of portable self -storage use, may be permitted to be stored for rental on the site, provided such structures meet the following conditions: a. No such storage shall be placed within 100 feet of a residential zoning district, or within 30 feet of a street right of way, or within 10 feet of any other lot line. b. No such storage shall be stacked to a height greater than nine (9) feet from existing grade on which it sits. c. Any such storage shall be placed only on a paved surface. d. No such storage shall be placed within any driveway, required landscaping area, parking space, or other space required by the approved PUD plan for site circulation and/or operations. e. Any such storage shall meet all requirements for fire and other emergency vehicle access, including access to fire hydrants or other utilities. f. Storage of such structures shall not occupy more than 5% of the total lot area. g. Delivery of such structures to the site, or removal of structures from the site, shall occur only during the hours of 7:OOa.m. and 9:OOp.m. h. No such temporary/portable structure shall at any time be used for storage of any goods on the property in this zoning district and shall only be available for rental to users off -site, unless it is placed completely within a permanent storage structure approved as a part of the PUD. i. No such storage shall include the use of containers commonly used for rail transport purposes or similar shipping containers. The City previously considered an amendment for a similar use specific to the Affordable Storage PUD. The issue for the City at that time was the ability to distinguish the use of such storage boxes as either display or outdoor storage and whether the proposed use was industrial in scale. In the proposed amendment, the use is proposed only as an accessory use to existing commercial self -storage and is limited in activity and scope. With this amendment, it is hoped that this use could be incorporated without disruption to the approved PUD activity or to the surrounding neighborhood. STAFF RECOMMENDED ACTION As the item was directed by the City Council to the Planning Commission, staff defers to both bodies on the amendment to the Affordable Storage and Storage Link PUD Zoning Districts, both located along Chelsea Road West. 3 Planning Commission Agenda — 06/07/2022 At issue for the City will be whether the proposed amendment sufficiently addresses the use of these units as accessory to a Commercial Self -Storage use, and whether the applicable conditions satisfactorily address their use in commercial districts. SUPPORTING DATA A. Resolution PC-2022-041 B. Ordinance No. XXX C. Aerial Site Image D. Planning Commission Staff Report, October 5, 2021 E. Planning Commission Minutes, October 5, 2021 F. City Council Staff Report, October 25, 2021 G. City Council Minutes, October 25, 2021 4 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-041 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO THE ZONING ORDINANCE ADDING ACCESSORY USE TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT DISTRICT, AND THE STORAGE LINK PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, the City regulates land uses in its various zoning districts, including an allowance for various types of uses in specific zones; and WHEREAS, the Commercial Self -Storage use is conducted primarily under Planned Unit Development regulations which have specific allowances for uses in their respective PUD Districts; and WHEREAS, the option to utilize such facilities for the rental and storage of portable temporary storage buildings for temporary storage on other real property may be considered within the scope of uses considered accessory to the principal Commercial Self - Storage use; and WHEREAS, the zoning district amendments herein will accommodate reasonable additions to related uses by adding temporary structures as accessory uses to the subject PUD Districts; and WHEREAS, the Planning Commission held a public hearing on June 7, 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 recommendation of approval: 1. The usefulness of the zoning regulations require clarity and definition to avoid misinterpretation, and promote the effectuation of the City's land use objectives. 2. The proposed amendments add related accessory uses to current Commercial Self -Storage business properties under reasonable regulations. 3. The proposed amendments refine the understanding of the terms used, and therefore advance the City land use regulations and objectives. 4. The proposed amendments will improve the communication of the intent of the zoning regulations to property owners, businesses, and city officials. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-041 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Amendment to the Zoning Ordinance as specified in Ordinance No. ADOPTED this 71h day of June, 2022, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Z ATTEST: Paul Konsor, Chair Angela Schumann, Community Development Director 2 ORDINANCE NO. - AN ORDINANCE AMENDING THE MONTICELLO CITY CODE AMENDING SECTION 3.8(J)(8) AND 3.8(J)(15) BY ADDING ACCESSORY USES TO EACH DISTRICT THE CITY COUNCIL OF THE CITY OF ORDAINS: Section 1. Section 3.8 (J)(8) and 3.8 (J)(15) are hereby amended to add the following: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities, with the followin _ egxception: Q Storage Boxes or "Pods", or similar temporary structures manufactured specifically for the purposes of portable self -storage use, may be permitted to be stored for rental on the site, provided such structures meet the following conditions: a. No such storage shall be placed within 100 feet of a residential zoning district, or within 30 feet of a street right of way, or within 10 feet of any other lot line. b. No such storage shall be stacked to a height greater than nine (9) feet from existing grade on which it sits. C. Any such storage shall be placed only on a paved surface. d. No such storage shall be placed within any driveway, required landscapin area, rea, parking space, or other space required b, t�pproved PUD plan for site circulation and/or operations. e. Any such storage shall meet all requirements for fire and other emergency vehicle access, including access to fire hydrants or other utilities. f. Storage of such structures shall not occupy more than 5% of the total lot area. g. Delivery of such structures to the site, or removal of structures from the site, shall occur only during the hours of 7:OOa.m. and 9:OOp.m. h. No such temporary/portable structure shall at any time be used for storage of any goods on the property in this zoning district and shall only be available for rental to users off -site, unless it is placed completely within a permanent storage structure approved as a part of the PUD. i. No such storage shall include the use of containers commonly used for rail transport purposes or similar shipping containers. Section 2. 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 3. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this day of , 2022 Lloyd Hilgart, Mayor ATTEST: Rachel Leonard, Administrator AYES: NAYS: EXHIBIT A Section Sec. 2-230. - Establishment. Sec. 2-231. - Sec. 2-232. - Sec. 2-233. — Sec. 2-234. - Sec. 2-235. - Secs. 2-236, 2-237. - Reserved. Sec. 2-230. - Establishment. {Insert text of ordinance} Planning Commission Agenda — 10/05/2021 2C. Public Hearing —Consideration of a request for an Amendment to the Affordable Storage Planned Unit Development for proposed Portable Container Accessory Use. Applicant: Burnham, Keith Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 10/05/21 10/25/21 Additional Analysis by: Community Development Director, Chief Building and Zoning Official, Community & Economic Development Coordinator, Project Engineer, Fire Marshal ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. 1. Motion to recommend approval of a PUD Amendment for outdoor storage as provided in the application materials for the Affordable Self -Storage PUD, based on a finding that the proposed use would be consistent with the Comprehensive Plan objectives for uses and activities in the area and other findings to be made by the Planning Commission, and per conditions set by the Planning Commission as a part of the public hearing. 2. Motion to adopt Resolution No. PC-2021-037 (denial), based on findings as identified in said Resolution, and requiring the removal of the storage boxes from the site no later than .2021. 3. Motion to table action on Resolution No. PC-2021-037, subject to additional information supplied by staff and/or applicant. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self - Storage to correction of language in Section (8)(c). 1. Motion to recommend approval of a PUD Amendment for the Affordable Self -Storage Planned Unit Development for correction of language in Section (8)(c) to read as follows: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to *,gal commercial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. 2. Motion to table action on the proposed Amendment to Ordinance for Planned Unit Development for Affordable Self -Storage to correction of language in Section (8)(c). Planning Commission Agenda — 10/05/2021 REFERENCE AND BACKGROUND Property: Legal Description: Lot 11, Block 4, Groveland Addition PID: 155-125-004110 Planning Case Number: 2021-036 Request(s): Amendment to a Planned Unit Development to allow outdoor storage of rental storage containers Deadline for Decision: November 12, 2021 (60-day deadline) January 11, 2022 (120-day deadline) Land Use Designation: Community Commercial Zoning Designation: Affordable Self -Storage PUD District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Self Storage Facility Surrounding Land Uses: North: RV Dealership East: Vacant Commercial (Zoned B-3) South: Single Family Residential West: RV Dealership Project Description: The applicant proposes to utilize a portion of the current self - storage property along the westerly boundary, as well at the ends of several of the self -storage buildings on the property to store a series of "storage boxes". These units are delivered to the property and rented to individuals which are then used to self - store goods. The applicant indicates that the request is for a total of 58 such storage boxes of varying sizes, between 7.5 by 7.5 feet and 8 by 20 feet. The applicant has suggested that the units will be empty, although that is not expressly stated in the application narrative. The applicant has indicated in the past that the boxes would sit on the ground, without stacking, although that clarification is not made in the current application. The applicant previously proposed an amendment to the Affordable Storage Planned Unit Development for the 2 Planning Commission Agenda — 10/05/2021 introduction of storage boxes on the site, which was considered by the Planning Commission in August of 2021. The application was withdrawn prior to Council consideration. it is noted that several of these boxes have already been moved on to the site counter to the requirements of the original PUD approvals and are currently in violation of the Zoning Ordinance. ANALYSIS: Planned Unit Development (PUD) is a zoning technique that allows developers and the City to establish a set of development requirements which, while not meeting all of the specific standards of a traditional zoning district, are designed to exceed the City's objectives for the zoning district that would otherwise apply. The City's land use objectives are described in the Comprehensive Plan, and typically address various performance standards as well as classes of land use. In this case, the applicable land use classification in the Comprehensive Plan is "Community Commercial", and the underlying zoning district that would apply if the PUD zoning were not in place would be B-3, Highway Business. One of the primary objectives of the Comprehensive Plan is the orderly development and use of land, consistent with consideration for other land uses in the neighborhood of the subject property. As shown on the map below, and noted above, the subject property is in an area of mixed commercial and residential uses, indeed abutting residential development on one side of the property. The Community Commercial designation is designed to be a "low -scale" retail area along major roadways that serve the community. 3 Planning Commission Agenda — 10/05/2021 When the original PUD was granted for the commercial self -storage facility on this property, it was specifically noted that outdoor storage of materials on the site would not be permitted. In Monticello, outdoor storage of materials is a use that is specifically relegated to industrial districts. Such areas often create a significant amount of noise and other activity that is not compatible with neighboring "low -scale" uses, and particularly problematic for single-family residential areas, where outdoor activities rely on relative quiet and non -industrial activity on adjoining property. The applicant's narrative seeks to distinguish this use as "Open Sales" accessory use, as opposed to outdoor storage. However, "Open Sales" uses involve retail transactions where customers may visit the retail site, inspect the goods, pay for the materials, and transport them from the retailer. This type of transaction is distinguished from the current proposal in that the storage boxes are stored on the site, loaded, and delivered to off -site customers, all without the customer's ability to pick up and take any retail goods with them from the retail location. This is fundamentally not a retail activity, as would be implied by the "Open Sales" land use category. Further, the zoning ordinance definition for Outdoor Storage is directly applicable to the proposed use. That definition reads as follows: OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. Outdoor storage is prohibited in commercial districts and is specifically prohibited by the language of the Affordable Self -Storage PUD. The applicant's materials do not specify, but the process by which the storage boxes would be transferred to and from the site would be via truck and some manner of jack or crane, increasing the equipment activity and noise on the site. This activity is expected in an industrial area, but not in a commercial district, and especially not in proximity to a residential neighborhood. The proposed storage of these units on the property is therefore an industrial one, and incompatible with the proximity of the use to residential property. The narrative further notes that the original PUD district references accessory uses in the "Industrial" areas as potentially allowed uses in the Affordable Storage PUD District. While staff believes that the original reference is a typographical error— noting that outdoor storage was expressly not allowed in the district language — industrial use would be inappropriate in this 4 Planning Commission Agenda — 10/05/2021 location based on the impacts and discussion previously noted. As part of any amendment consideration, staff would request that the City amend the ordinance of the PUD to correct this language to "Commercial." Further, the City's fire department officials have noted concern with the storage of the proposed boxes on the site, which were not anticipated when the original plan was approved. The locations restrict fire -fighting access to portions of the property, most significantly, to the west side of the line of stored boxes along the west boundary of the site. Moreover, the revised site plan shows a large area of snow storage in the southwest corner of the site that would make the fire hydrant in that location inaccessible. The Fire Marshal has requested an apparatus turning template be prepared to demonstrate maneuverability within the site with the unit locations as proposed. As noted in prior review, there is one self -storage site in Monticello that was granted an interim use permit for temporary storage boxes in the past. That site is the Storage Link facility at Dundas Road and Cedar Street. The City granted the IUP for this site as a temporary measure to accommodate expansion of the facility. There are at least three major aspects of this prior approval that differentiate it from the Affordable Storage request. First, the Storage Link facility abuts undeveloped commercial land. There is no residential in near proximity to the site. Moreover, the facility sits at the intersection of roads that serve exclusively commercial properties west, north and south, and industrial property to the east. Second, the Storage Link temporary storage boxes are utilized as an interim storage use, and have only limited, if any, trucking and active machinery at the site. As such, there is much less likelihood of noise disruption to surrounding land uses, particularly as the adjoining property was anticipated to be vacant for some time. Finally, as noted, the permit granted was an Interim Use Permit, acknowledging that the proposed storage units were temporary in nature. While no adjoining development was anticipated in the near term, removal of the temporary storage is required at the expiration of the IUP term and adjoining development (now a part of the Chelsea Commons planning area) would then develop without the impacts of temporary storage on that site. In summary, the proposed storage box business would introduce what is commonly considered to be an industrial activity to the Affordable Storage PUD site. As noted, PUD requires a finding that the proposed development meets and exceeds the City's land use goals in exchange for relaxation of certain zoning requirements. Introduction of an industrial use on property guided for "low -scale" commercial use, adjacent to a low -density single-family neighborhood would be counter to this requirement. 5 Planning Commission Agenda — 10/05/2021 STAFF RECOMMENDED ACTION For Decision 1, Staff recommends Alternative 2, denial of the PUD Amendment. As noted in this report, the addition of outdoor storage, and the nature of the storage in question which would entail heavy equipment and truck operations to support it, would be inconsistent with the intent of the land use direction specified by the Comprehensive Plan, and incompatible with the uses directly adjoining the subject property, particularly that of the single-family residential neighborhood to the south of the subject property. For Decision 2, Staff recommends Alternative 1, which would correct the prior error in the adopted ordinance for the Affordable Storage PUD consistent with the intent of the original approved plans. Staff would ask the Planning Commission to specify a removal date within their motion. Per ordinance, staff typically allows up to 30 days for correction of a code violation. SUPPORTING DATA A. Resolution PC-2021-037 B. Aerial Site Image C. Applicant Narrative D. Proposed Site Plan and Detail E. Affordable Self -Storage PUD Ordinance F. Ordinance Excerpts G. Monticello 2040 Vision + Plan, Excerpts Z. Conditions of Approval EXHIBIT Z Lot 11, Block 4, Groveland Addition Affordable Storage PUD Amendment 1. If Planning Commission motions to recommend approval of the amendment to PUD to allow the proposed storage units, staff would recommend that Commission provide a list of conditions applicable to the proposed use on the site. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 RECOMMENDING DENIAL OF AN AMENDMENT TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT REVISING THE SITE USES IN THE AFFORDABLE STORAGE PUD ZONING DISTRICT, AND AMENDING FOR CORRECTION THE LANGUAGE OF SAID DISTRICT TO REMOVE REFERENCES TO INDUSTRIAL ACCESSORY USES WHEREAS, the applicant has submitted a request to revise certain aspects of an existing self -storage project, including the addition of outdoor storage and handling of individual "storage boxes"; and WHEREAS, the site is zoned PUD, Planned Unit Development, and is subject to a previously approved Planned Unit Development ordinance; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the applicant has provided updated materials describing the changes, which are associated with industrial uses in Monticello's land use regulations; and WHEREAS, the uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial", and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, references in the current language of the Affordable Storage PUD District to industrial accessory uses require amendment to delete said references and clarify the prohibition of such uses; and WHEREAS, the Planning Commission held a public hearing on October 51", 2021 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 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 denial: The proposed uses are inconsistent with the intent and purpose of the Affordable Storage PUD Zoning District. The proposed uses are inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area. The impacts of the improvements exceed those anticipated by the existing and future land uses and cannot addressed through standard review and ordinances as adopted. 4. The planned amendments do not meet the intent and requirements of the applicable zoning regulations. 5. The existing storage uses related to this request for amendment are not consistent with the terms of the approved PUD and must be removed from the site no later than .2021. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council denies the Planned Unit Development Amendment for Affordable Storage and amend the language of the Affordable Self -storage District to remove references to Industrial accessory uses. ADOPTED this 51" day of October, 2021 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Paul Konsor, Chair ATTEST: Angela Schumann, Community Development Director 2 Keith Burnham I Amendment to PUD for Accessory Use Created by: City of Monticello Lot 11, Block 4, Groveland Addition I PID:155125004110 1 10111 Innsbrook Drive Parcel ID 155125004110 Alternate ID n/a Owner Address KB PROPERTIES LLC Sec/Twp/Rng 10-121-025 Class 234- INDS LAND & BLDGS PO BOX 1677 Property Address 10111 INNSBROOK DR Acreage n/a MONTICELLO, MN 55362 MONTICELLO District 1101 CITY OF MONTICELLO 882 H Brief Tax Description Sect-10Twp-121 Range-025 GROVELAND ADDN Lot-011 Block-004 (Note: Not to be used on legal documents) KB Properties PUD Amendment and Corresponding CUP Affordable Storage provides public self storage, with multiple locations in MN. The company has invested nearly $4MM in its 6.28 acre Monticello location and has provided a much needed service to the community. In addition to providing an in -demand service for local residents, Affordable Storage also contributes over $62,000 in annual property taxes, while placing very little demand on municipal services. In September of 2017, the City Council approved a PUD for Affordable Storage, located at 10111 Innsbrook Drive, and recently approved an amendment related to screening on this property (October 2020). Affordable Storage is proposing Accessory Use activities identified as "Open Sales" in the MZO within their current PUD. Subsection C of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance (MZO) outlines the permitting of an Accessory Use as follows: (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. "Open Sales" is defined on Page 495 of the MZO as follows: OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. As the display, leasing and sale of a "Portable Container" (Defined in MZO Page 499) is not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking, the proposed use being defined as "Open Sales" is accurate. "Open Sales" is identified as an allowed Accessory Use, with a Conditional Use Permit (CUP), in the underlying B3 Zoning District, as well as the 11 Zoning District as outlined in Table 5-4 on Page 415 of the MZO. Subsection E of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance goes on to establish the method for amending the existing PUD for this Accessory Use CUP as follows: (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (O,)(10. The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Therefore, Affordable Storage, in accordance with the MZO, is applying for an Amendment to its existing PUD to grant a CUP for "Open Sales" as an Accessory Use. Affordable Storage is asking to be granted a PUD Amendment and CUP to allow for the utilization of 5,687 sq ft of at -grade space for the purpose of selling and renting merchandise and for the storing of the same prior to sale. This represents less than 7.5% of the current building space on site and 2% of the total land area of the parcel. This puts the request well within the Accessory Use guidelines as written in the MZO. The proposed locations for displaying varying size portable containers are outlined in the attached site -plan. This plan allows the maintaining of adequate site -circulation, fire access and snow removal. The area utilized for "Open Sales" will be neatly organized and screened from public view at a much higher standard than similar uses in the immediate area. There will be no assembly or manufacturing on site. All portable containers will be assembled off -site prior to being brought to the location to be displayed for the purpose of selling and/or renting. Although this accessory use will not substantially increase the amount of traffic, or noise at the site, Affordable Storage is willing to limit the hours for placement and replacement of the portable containers to Monday through Friday, between the hours of 10 a.m. and 4 p.m. Affordable Storage currently operates at 98% capacity for it's fixed location self -storage products indicating there is still substantial market demand for this use in the community. The addition of this Accessory Use will allow the company to not only serve more community members, but also serve them in a more convenient and affordable manner, capturing a growing trend in its industry. The proposed use has little to no measurable impacts on adjacent land owners, the general public right-of-way, or local infrastructure. There will be no changes to lighting, signage, garbage, or any other elements of the property. There will be no changes to the amount of impervious surface, or drainage on the site. Affordable Storage feels that this is an ideally suited location for this use and the request is in harmony with the area as well as the spirit of its original PUD. ir SNOW STORAGE AREA = 6,055 SF h'f A SNOW STORAGE AREA = 5,330 SF 2ox8, 2px8, 2oX8, 1018, 2018 2U r8, 10X8 10, co o� 4 EA - 15'X8' p / STORAGE CONTAINERS i �\EGG \ SNOW STORAGE S�\EGG 4 EA - 7.5'X7.5' STORAGE CONTAINERS a. \\� 2 EA - 15'X8' Q) 1 STORAGE CONTAINERS 3 EA - 8'X8' o,/ G STORAGE CONTAINERS V\�O 2 EA5' 8' 1� STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 1 EA - 20'X8' STORAGE CONTAINER �0- �\EGG *4 4 EA - 7.5'X7.5' STORAGE CONTAINER �Q o, 4 EA - 7.5'X7.5' STORAGE CONTAINERS 4 EA - 7.5'X7.5' / STORAGE CONTAINERS\Cj 4 EA - 7.5'X7.5' STORAGE CONTAINERS / SNOW STORAGE AREA = 15,525 SF / d d SNOW STORAGE AREA = 14,650 SF EpE EOF la � � al r X 0 30' SCALE: 1" = 30' LEGEND: 15'X8' PROPOSED STORAGE CONTAINER (SIZE OF UNIT INDICATED ON PLAN) SNOW STORAGE AREA SITE PLAN NOTES: 1. PROPOSED STORAGE POD CONTAINERS SHALL BE LOCATED ON EXISTING IMPERVIOUS SURFACE IN LOCATIONS SHOWN ON THE PLAN. 2. SNOW SHALL BE STORED IN LOCATIONS INDICATED ON PLAN. SITE PLAN INFORMATION: PARCEL AREA: • 6.28 ACRES ± SITE DATA EXISTING / PROPOSED PAVEMENT AREA 121,956 SF BUILDING AREA 76,144 SF PERVIOUS AREA 75,316 SF TOTAL AREA 273,416 SF PROPOSED STORAGE CONTAINERS CONTAINER SIZE AREA (SF) NO. OF CONTAINERS TOTAL AREA (SF) OF STORAGE 20' X 8' 160 17 2,720 15' X 8' 120 10 1,200 8' X 8' 64 3 192 7.5' X 7.5' 56 281 1,575 TOTAL AREA OF CONTAINERS 5,687 EXISTING BUILDINGS AREA (SF) BUILDING 1 3,364 BUILDING 2 4,530 BUILDING 3 5,130 BUILDING 4 4,530 BUILDING 5 5,130 BUILDING 6 4,530 BUILDING 7 5,130 BUILDING 8 4,230 BUILDING 9 5,130 BUILDING 10 3,930 BUILDING 11 5,130 BUILDING 12 3,930 BUILDING 13 5,130 BUILDING 14 3,030 BUILDING 15 5,130 BUILDING 16 5,130 BUILDING 17 3,030 TOTAL 76,144 STORAGE CONTAINER: z O D_ U U7 w 0 uO N 0 U 0 U 0 U 0 v N p O N m m m 0 w z z Y O Q W C2 CD Lu D D D U D IL Z MI* 0 v 10� Z w Zm N W (n Y C oW coV_ W li QW 9 U. .. C7f/1 WN �WH~0�0 y� Q cow m yN r1� ♦^ mzz rLco LL v Oaj°C WWO 0 Z5 z JVW o - OJ W �H a A U w z z w J Q o Q U z u r QC Q O = LL U C Q w J Ln O 0- J W DC O W 0o U u c/) p~ L/) z z I= 0 0 2 0 ILL ILL LL G 0 LL m O Q U F-- U SHEET NO. c I CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (b) Permitted Uses. Permitted principal uses in the Autumn Ridge PUD District shall be single family residential uses as found in the "T-N", Traditional Neighborhood Zoning District, subject to the approved Final Stage Development Plans and development agreement dated September 1 lth, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the T-N District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses as allowed in the T-N District, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Autumn Ridge PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the T-N, Traditional Neighborhood District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (8) Affordable Self -Storage PUD District (a) Purpose. The purpose of the Affordable Self -Storage PUD District is to provide for the development of certain real estate subject to the District for commercial land uses. (b) Permitted Uses. Permitted principal uses in the Affordable Self -Storage PUD District shall be self -storage uses as found in the B-3, Highway Business District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated September 11, 2017 and development agreement dated September I Vh, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the B-3 District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. Page 222 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. (d) District Performance Standards. Performance standards for the development in the Affordable Self -Storage PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the B-3, Highway Business District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (9) Rivertown Suites PUD District (a) Purpose. The purpose of the Rivertown Suites PUD District is to provide for the development of certain real estate subject to the District for multiple family residential land uses. (b) Permitted Uses. Permitted principal uses in the Rivertown Suites PUD District shall be multiple family residential uses as found in the R-4, Medium - High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated July 23, 2018 and development agreement dated September 7, 2018, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Rivertown Suites PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium -High Density Residential District shall apply. City of Monticello Zoning Ordinance Page 223 CHAPTER 5: USE STANDARDS Section S.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures • Accessory Building — P P P P P P P P P P P P P P P P minor 5.3 D1( 1 I ( Accessory Building — P P P P P P P C P P P P P P P Pmajor 5.3 D 2 Adult Use — accessory LP] C 5.3 Q 3 Agricultural Buildings 5.3 LQJ 4 Air Conditioning Units P I P P P P P P P P P P P P P P P Automated Teller Machines (ATMs) P P P P P P P P S. 3(D)(51 Automobile Repair — C Major 5.3f D)(6) Automobile Repair — Minor C C 5.3 UD 7 Boarder(s) P P p 5.3 D 8 Bulk Fuel Sales/Storage P P P C ICI C 5.3 D 9 Cocktail Room (Retail Sales Accessory to Micro- C C C C C C Distillery) 5.3(Dj(10) Co -located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(E) Columbarium (Accessory P P P P P P P use to Cemeteries) 5.3(D(1 1) Commercial Canopies P P P P P P P P 5.3(D 12) Commercial Transmission/ Reception Antennae/ C C C C C C Structures 4.13(D) Donation Drop-off P P Containers 5.3 D 13 Drive -Through Services P P P C P P P 5.3 Q14 Entertainment/ Recreation C C C C 14 5.3 D 15 — Outdoor Commercial Fences or Walls p p p p p p p p p p p p p p p P 4.3 Greenhouse/Conservatory p p p p p p p P P P P P P P P P 5.3 D 16 non-commercial Heliports C C C C C 5.3 D 17 Home Occupations P P P P P P P p p P 5.3 D 18 Indoor Food / p p p p p p p p 5.3 D 19 Convenience Sales Page 414 City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses 9 , . ' - -. Indoor Storage P P P P p P 5.3 D 20 Incidental Light p p p p P 5.3(D)(21) Manufacturing Machinery/Trucking :�iEc 5.3(D)(22) Repair & Sales Office P P P P P P none Off-street Loading p p C P P P P P P P 4.9 Space Off-street Parking P P P P P P P P P P P P P P P P 4.8 Open Sales P h C C C 5.3(D(23) Operation and storage of agricultural P 5.3(D)(24) vehicles, equipment, and machinery Outdoor Seating — Accessory to restaurant, bar, production brewery with P\C P\C P\C P\C 5.3(D)(25) taproom, microdistillery with cocktail room, and/or brewpubs Outdoor Sidewalk Sales & Display P P P P P P P P 5.3(D)(26) (businesses) Residential 5.3(D)(27)(a) Outdoor Storage P P P P P P P P P P Industrial 5.3 D 27 b Park Facility Buildings & P P P P P P P P P P P P P P P P 5.3(D)(28) Structures (public) Private Amateur 4.13(B Radio P P P P P P P P P P P P P P P P Private Receiving Antennae and P P P P P P P P P P P P p p p p 4.13(C) Antenna Support Structures City of Monticello Zoning Ordinance Page 415 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses Retail Sales of Goods (as P P P P P P C C 5.3(D)(29) part of an office or industrial use Shelters (Storm or P P P P P P P P P P P P P P P P 5.3(D)(30) Fallout Sign(s) P P P P P P P P P P P P P P P P 5.3 Q 31 Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(32) Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(33) Taproom (Retail Sales C C C C C C 5.3(D)(34) Accessory to Production Brewer Large Trash Handling and P P P P P P P P P P P P 5.3(D)(35) Recycling Collection Area Wind Energy Conversion C C 7 C C C 5.3(D)(36) System, Commercial Wind Energy Conversion C C C C C C C C C C C C C C C C 5.3(D)(37) System, Non-commercial Wireless Telecommunications Support Structures C C C C C C C 4 3 (E1 4.3(Fl (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Building — Minor (a) Minor accessory buildings do not require a building permit, but shall comply with all applicable zoning regulations. (b) In the M-H district, one minor accessory building for storage of equipment and refuse is permitted for each manufactured home provided the accessory building can meet all required setbacks, and is designed of weather resistant material that will enhance the general appearance of the lot. (2) Accessory Building — Major (a) In all residential districts except M-H, the following shall apply: (i) Size Page 416 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots or on the effective date of any amendment of this Ordinance, that does not comply with the use regulations of this Ordinance or the amendment. NURSING HOME (CONVALESCENT HOME): A facility that provides nursing services and custodial care generally on a 24-hour basis for two or more unrelated individuals who for reasons of illness, physical infirmity, or advanced age, require such services; but not including hospitals, clinics, sanitariums, or similar institutions. OBSTRUCTION (in relation to flood plains): Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel modification, culvert, building, wire, fence, stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any channel, watercourse, or regulatory flood plain which may impede, retard, or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water. OFFICE USE: An establishment primarily engaged in providing professional, financial, administrative, clerical, and similar services. OFF-STREET LOADING SPACE: A space accessible from the street, alley or way, in a building or on the lot, for the use of trucks while loading or unloading merchandise or materials. Such space shall be of such size as to accommodate one (1) truck of the type typically used in the particular business. OPACITY (OPAQUE): A measurement indicating the degree of obscuration of light or visibility. An object that is 100% opaque is impenetrable by light. OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. OPEN SPACE: An area on a lot not occupied by any structure or impervious surface. OPEN SPACE, USABLE: A required ground area or terrace area on a lot which is graded, developed, landscaped, and equipped and intended and maintained for either active or passive recreation or both, available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and their guests. Such areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs, driveways, and parking areas shall not constitute usable open space. City of Monticello Zoning Ordinance Page 495 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots ORDINARY HIGH WATER (new shoreland district code): The boundary of public waters which may include wetlands, and shall be an elevation delineating the highest water level which has been maintained for a sufficient period of time to leave evidence upon the landscape, commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial. For watercourses, the ordinary high water level is the elevation of the top of the bank of the channel. For reservoirs and flowages, the ordinary high water level is the operating elevation of the normal summer pool. OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. OUTPATIENT CARE: Medical examination or service available to the public in a hospital. This service is provided without overnight care and shall be considered a separate, independent, principal use when combined or operated in conjunction with a hospital. OWNER: The person or entity with a legal or equitable interest in the land on which the construction activities will occur. PARAPET: A low wall which is located perpendicular to (extension of front wall) a roof of a building. PARK FACILITY, ACTIVE: A park or recreation facility that includes one or more of the following: buildings, lighting, ball fields, tennis courts, swimming pools, skate parks, golf courses, or other active sports facilities. Active park facilities will commonly include benches, picnic areas, trails, sidewalks, and other similar features. PARK FACILITY, PASSIVE: A park or recreational facility that does not include the construction of facilities, lighting, or development of ball fields or other active sports facilities. Passive parks may include benches, picnic areas, trails and sidewalks. PARKING, OFF-STREET: The act of keeping a passenger vehicle as defined herein and/or small commercial vehicles, recreational vehicles and emergency vehicles as defined herein, on an approved parking space, properly surfaced, for a period of less than twenty-four (24) hours. PARKING BAY: The parking module consisting of one or two rows of parking spaces or stalls and the aisle from which motor vehicles enter and leave the spaces. PARKING ISLAND: Landscaped areas within parking lots used to separate parking areas and to soften the overall visual impact of a large parking area from adjacent properties. Page 496 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots RIVER, TRIBUTARY: Rivers in the Protected Public Waters Inventory that are not classified by the DNR as an agricultural, forested, remote or transition river. ROOF: The exterior surface and its supporting structure on the top of a building or structure. The structural makeup of which conforms to the roof structures, roof construction and roof covering sections of the International Building Code. ROOT ZONE: The area inside the dripline of a tree that contains its roots. SCHOOL, Pre-K-12: A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, HIGHER EDUCATION: A public or private non-profit institution for post- secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT: A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT CONTROL: Measures and methods employed to prevent sediment from leaving the site. SELF -STORAGE FACILITY: A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer's goods or wares. SEDIMENT: The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth's surface either above or below water level. City of Monticello Zoning Ordinance Page 501 FUTURE LAND USE MAP COMMERCIAL DESIGNATIONS There are four commercial and mixed land use designations as follows: Community Commercial A Community Commercial designation applies to existing commercial uses along State Highway 25, School Boulevard and Chelsea Road, as well as other small pockets of Monticello that include existing shopping centers, retailers and entertainment uses. The intent of Community Commercial is to provide locations for everyday retail goods and services generally oriented to a city-wide basis. Regional Commercial A Regional Commercial designation applies to areas targeted for uses that serve the traveling public and larger retail uses and commercial development intended for a regional market. This designation is generally applied to various areas along the Interstate 94 corridor with high visibility. The development character of the regional commercial development will continue to be auto -oriented, large format commercial uses such as `big -box' uses and other uses that require a large parking area. Looking to the future, opportunities for connectivity and design linkages between such development and nearby uses and neighborhoods will be emphasized. Downtown Mixed -Use The Downtown Mixed -Use category identifies and designates the downtown area as a primary development focus for downtown intended to improve, revitalize and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small Area Plan. The goal is to transform downtown into a thriving commercial area with new mixed -use, specialty retail and restaurant uses with enhanced streetscape and pedestrian amenities. Entertainment uses, co -working spaces, boutiques and cafes are also envisioned. New downtown development should also embrace and be oriented towards the river whenever possible. Commercial/Residential Flex The Commercial/Residential Flex designation encourages the mix of flexible and compatible development of commercial, office, retail and residential uses in limited areas of the city on the same or adjacent properties. The purpose of this designation is to give the city and property owners flexibility for future land use based on market demand. The Commercial/Residential Flex designation is applied to a few of the remaining large vacant parcels in the City including the parcels located south of Chelsea Road and north of School Boulevard and centered along Dundas Road. This designation is also applied to parcels located between Interstate 94 and 7th Street West. These properties may be developed as commercial, residential, or mixed land uses under the city's PUD zoning, subject to review and approval of the City. u)" F F Park/OpenSp— Cemetery TABLE 3.3.- FUTURE LAND USE COMMERCIAL ACREAGES Source: Monticello Downtown Small Area Plan (2017) 60 (« LAND USE, GROWTH AND ORDERLY ANNEXATION COMMUNITY COMMERCIAL (CC) The Community Commercial designation includes low -scale retail, service, and office uses located along the City's arterials and collector streets. Some of these areas are developed as auto -oriented "strip" shopping centers while others are freestanding offices, commercial uses, or clusters of businesses intended to meet the needs of the community at large. Typical retail uses would include supermarkets, drug stores and miscellaneous local -serving retail stores and services. Typical office commercial uses might include banks, finance, real estate, medical and dental offices, and professional services. Typical service commercial uses might include gas stations, restaurants including fast food, used car sales, and minor auto repair businesses. Primary Mode Vehicular with access to collectors and arterials l Transit or l shuttle service Secondary Mode Shared bike/ pedestrian facilities 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.30 to 0.50 B-2 • Height - Limited Business District 1-2 stories • Lot Area I B-3 N/A Highway Business District MONTICELLO 2040 VISION + PLAN MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 5th, 2021- 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Paul Konsor, Andrew Tapper, Eric Hagen and Teri Lehner Commissioners Absent: Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order Chairperson Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:00. B. Consideration of approving minutes a. Special Meeting Minutes — July 6, 2021 b. Regular Meeting Minutes — August 7th, 2021 c. Regular Meeting Minutes — September 71h, 2021 ERIC HAGEN MOVED TO APPROVE THE AUGUST 7th AND SEPTEMBER 71h PLANNING COMMISSION MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION APPROVED UNANIMOUSLY, 4-0. ERIC HAGEN MOVED TO TABLE THE JULY 61h SPECIAL MEETING MINUTES APPROVAL; PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4-0. C. Citizen Comments None D. Consideration of adding items to the agenda None E. Consideration to approve agenda ANDREW TAPPER MOVED TO APPROVE THE OCTOBER 5, 2021, PLANNING COMMISSION MEETING AGENDA, ERIC HAGEN SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 4-0. 2. Public Hearing A. Public Hearing — Consideration of request for Amendment to Planned Unit Development for expansion of an existing Vehicle Sales & Rental use in a B-3 (Highway Business District). Applicant: Ashbrook, Aeron Planning Commission Minutes —October 5, 2021 Steve Grittman provided an overview of the application. The PUD that is in place in this location was put in place to accommodate the shared access between West Metro as well as Cornerstone. The expansion would be an addition to the already existing building on site. The applicant provided two different plans for the one expansion proposed. The first one included service bays for vehicles to be worked on, the second set of plans also included the service bays, but also had a second story on the expansion for office space. If plans are approved, the applicant will move forward with the plans that include the second story. The expansion would have very little impact on the site plan. This use is an allowed use in the zoning district and the expansion fits the site, causing no setback issues. Staff believes the use is consistent with both the function of the property as well as the intent of the PUD. Staff recommends approval of the amendment to the conditional use permit with the conditions noted in Exhibit Z. Eric Hagen asked how far the building would be from the Child Care Center next to it following completion of the expansion. Stephen Grittman said that the site plan showed a setback of about 35 from the property line and that there is a parcel that divides the property lines of both West Metro and the Child Care Center, which is roughly another 20 feet. The total space separating the two is about 55 feet. Paul Konsor opened the public hearing, hearing no comments, the public hearing was closed. Eric Hagen said that he believes it is a good use for the space and agrees with the staff s recommendation. Andrew Tapper said he did not see an issue regarding parking on the site. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-034, RECOMMENDING APPROVAL OF AMENDMENT TO THE PLANNED UNIT DEVELOPMENT, BASED ON THE FINDINGS IN SAID RESOLUTION ON THE CONDITIONS IDENTIFIED IN EXHIBIT Z, ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 4-0. EXHIBIT Z Conditions for Approval Planned Unit Development Amendment for West Metro Buick GMC 1. The site plan shall be modified to specify intended off-street parking areas and related drives aisles. 2. The applicant address, to the satisfaction of the City, the handling of increased parking demand which may result from the addition of 2,736 square feet of new office space included in the "Plan B" development option. This dedicated parking should include adequate parking for employee counts under either option, and avoid on -street parking needs. Planning Commission Minutes —October 5, 2021 3. The height of the two-story development option (Plan A) shall be reduced to 30 feet. 4. The submitted building elevations shall be modified to specify intended finish materials that match the existing structure. 5. All new site signage shall be subject to sign permit processing. 6. Issues related to site grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. B. Public Hearing — Consideration of a request for Conditional Use Permit for Accessory Structure exceeding 1,200 square feet and a Variance to Accessory Structure square footage maximum of 1,500 square feet and Variance to side yard setback for an existing single-family residential use in the Central Community District, General Sub -District. Applicant: McCarty, Clarence Steve Grittman provided an overview of the land use application request. Grittman noted that there are three proposed resolutions, two of which needed action. The one is for the Conditional Use Permit and the other two have to do with the Variance request. The applicant is looking to add 20-foot-wide garage on the east side of the house. The setback would be met as it is 6 feet from the property line. The added square footage of the garage would put the total square footage of accessory structures over 1,900 sq ft. The zoning code calls for single-family homes to not have more than 1,500 sq ft of accessory structures, but the code also calls for single-family homes to have an attached 2-car garage. The issue brought forth would be whether to allow the applicant to exceed the threshold of 1,500 sq ft after the Condition Use request. Staff believes that the attached garage is a consistent use for the site. Grittman noted the variance request to exceed 1,500 sq feet has been seen recently in the past and has been denied subsequently. Staff s recommendation is to approve the Conditional Use Permit to exceed the 1,200 sq ft threshold up to 1,500 sq ft but deny the variance to exceed the 1,500 sq ft threshold. An option observed by staff would be to reduce the size of existing accessory structure to meet the maximum of 1,500 sq ft. Eric Hagen asked if there was any historical significance to the barn on the property where making changes to it would be a problem. Grittman responded that it is not on the historic register. Paul Konsor asked if there was an aerial view of the barn on site, to know that there were no additions to the barn since its first construction. Grittman responded saying that just based on observation of what information is currently available, it does look like it was added on at a later date. Andrew Tapper asked for clarification there is no verification of the age of the building. Grittman noted that the applicant would be able to better answer that question. Charlotte Gabler asked if the commission had been approached about a similar Planning Commission Minutes —October 5, 2021 situation with the applicant prior to this hearing. Grittman confirmed that the applicant had submitted a similar application for a different parcel. Paul Konsor opened the public hearing. Applicant Clarence McCarty said that there is no documentation regarding the age of the barn but is aware that it is over 150 years old. A colleague at the Wright County historical Society had told him that the barn used to be the town's livery stable. McCarty confirmed that the barn has been added on to, but it would not be applicable to remove any parts of the barn. Eric Hagen noted that it has been allowed before for applicants to go above the 1,200 square feet. Hagen also understands the use of the barn, the option is there to remove parts of accessory structures to meet the 1,500 square foot maximum, but it is not desirable. Steve Grittman clarified that variances were decided by hardship, meaning there is no other option. That has since changed to practical use, where as long as it seems like a reasonable request, the variance could be granted. Eric Hagen asked Steve Grittman if it still true that variances can be approved only if all conditions were met. Grittman responded saying that to approve a variance, the essentials include a unique condition to the property, that said condition was not created by the applicant, and that same condition creates practical difficulty in terms of putting the property to reasonable use. The term "reasonable use" offers flexibility in its definition. Eric Hagen said that it is certainly unique to have a barn in the middle of down. But it does not restrict the property from reasonable use. He also noted that even though the specific impeding structure may be a unique situation because it is a barn, if it was another type of structure causing the same problem, those two situations would be one in the same. Applicant Clarence McCarty noted that this condition was in fact not created by himself (the applicant) as the barn was built before the town was created. It would be difficult to remove any parts of accessory structures on the property, but believes the attached garage is a necessary structure for the property. Andrew Tapper said that if there was some validation of the significance of the barn, it would be a different story. Eric Hagen agrees with Tapper saying that if something makes this barn unique to any other structure, then it would be clearer to the variance approval. Hagen also noted that it may be a good idea to look at the separation between hardship and reasonable use noted earlier, this would also potentially give the applicant more time to see if there actually is some historical significance to the barn. Hearing no more public comments, Paul Konsor closed the public hearing. Paul Konsor said that his opinion is that any property has limitation to it, the Planning Commission Minutes —October 5, 2021 barn is in use and being utilized and the homeowner, due the ask for expansion, has outgrown the property. Unless there is something from a historical society, he could not see reason to approve the variance. Teri Lehner concurs with Paul Konsor that if there is something to make this historically significant beyond the barn just being old, then the variance would be easier to approve. Steve Grittman noted that it is discussed in the staff report that if the planning commission is looking for a way to approve this, those factors would need to be addressed, such as information claiming historical significance on the barn. Andrew Tapper asked that if the CUP was approved but the variance was denied, could the applicant come back with the variance to try to get it approved again. Grittman responded saying that they would need to do it within six months, or they could appeal it to the City Council. Councilmember Charlotte Gabler asked Steve Grittman if they approved the CUP and removed the part in exhibit z regarding the removal of existing accessory buildings to meet the 1,500 square foot maximum and said this property has met its max capacity for square footage and could not ask again, could that be possible. Steve Grittman said that could be a condition on the CUP, but it is unlikely to make this a binding agreement down the road, due to new councils being able to overturn the decision. Paul Konsor suggested approving the CUP and tabling the decision on the variance. Andrew Tapper asked the staff about the application deadline if the variance decision was tabled. Angela Schumann said that staff would need to send the applicant an extension letter, or the applicant would have to waive their 60-day timeline. Commission would have until December 23rd5 2021, to make a decision on the variance. Eric Hagen believes that historical significance might not have anything to do with approving or denying the variance. Andrew Tapper responded that the commission would be looking for something binding or official. Eric Hagen does not see a way that this variance could be approved without it causing problems in the future with other decisions. Decision 1: Consideration of a Conditional Use Permit for a detached garage with a total of more than 1,200 square feet on a single-family parcel. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-035, RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT, BASED ON THE FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS OF APPROVAL AS REQUIRED IN THE ORDINANCE AND IN EXHIBIT Z. SECONDED BY PAUL KONSOR. MOTION CARRIED UNANIMOUSLY 4-0. Planning Commission Minutes —October 5, 2021 Decision 2: Variance from the maximum total garage space on a single-family parcel. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-036 (DENIAL), DENYING THE VARIANCE FOR A DETACHED GARAGE EXCEEDING THE TOTAL SQUARE FOOTAGE ALLOWANCE OF 1,500 SQUARE FEET ON A SINGLE-FAMILY PARCEL, BASED ON THE FINDINGS IN SAID RESOLUTION. SECONDED BY TERI LEHNER. MOTION CARRIED 3-1 WITH PAUL KONSOR VOTING IN OPPOSITION. EXHIBIT Z Conditions for Approval Conditional Use Permit for 319 W 3rd St 1. A portion of the existing accessory building shall be removed such that a setback of not less than 6 feet is maintained along the north property line. 2. The amount of accessory garage (storage) space on the property shall not exceed 1,500 square feet. 3. No accessory buildings other than the new attached garage and the reconstructed detached building are permitted on the property. 4. The proposed attached garage is constructed per the provided plans. 5. No business use may be made of the building, and such building is utilized solely for the storage of personal residential equipment and materials. 6. The exterior materials used to finish the new attached accessory structure must match the existing home in material type and color. 7. No exterior lighting be attached to the garage that will glare onto adjoining property. 8. All exterior parking and storage shall meet the requirements of the zoning ordinance, and existing residential trailers, equipment, and other storage is removed from the site, lawfully parked in the rear yard, or stored in the accessory buildings on the property. 9. The disturbed areas of the site shall be seeded or sodded within one calendar year of the issuance of a certificate of occupancy. 10. Recommendations of the City Engineer. 11. Comments and recommendations of other staff. Planning Commission Minutes —October 5, 2021 C. Public Hearing — Consideration of request for an Amendment to the Affordable Storage Planned Unit Development for Proposed Portable Container Accessory Use. Applicant: Burnham, Keith Steve Grittman provided an overview of the land use application request. Grittman notes the applicant states that in the language of the PUD district, outdoor storage is an accepted accessory use, but staff believes this is a typographical error. As part of the original approval of the PUD, outdoor storage was not intended to be allowed. Staff believes the intent of the application was to accommodate a low -intensity commercial use in this location give its proximity to the residential area, which is consistent with the comprehensive plan in this area. The addition of the storage boxes to the site would introduce more traffic to the site, particularly equipment that would move these boxes on and off the site. Staff believes this is incompatible with the way the district was originally designed. The applicant suggests that the storage boxes are a form of outdoor display, which is allowed in some commercial areas in Monticello. In staffs view, this type of use differs from outdoor display. Staff recommends denial of the amendment to the planned unit development as proposed. Eric Hagen asked how this application is different from the one the applicant submitted in the month of August. Steve Grittman responded that the applicant withdrew the application prior and reconfigured the layout of the site and rewrote the application in a different form. Paul Konsor asked to clarify the decision on the table. Grittman clarified by describing the first decision as the amendment to the planned unit development proposed by the applicant. The second decision is from the City of Monticello staff that would correct the wording in the existing in the PUD, as the intent of the language was to reflect commercial uses, rather industrial uses. Eric Hagen asked if this language was specific to this Planned Unit Development. Grittman confirmed that this language is specific to this Planned Unit Development. Paul Konsor asked what the language clarification of language would do to the PUD. Grittman responded by saying that the applicant was relying on the language to allow this use the applicant is applying for. Staff is looking to clear this up so future confusion wouldn't be necessary. Tapper added on saying that this PUD has always been a Commercial district and not Industrial. Paul Konsor asked to clarify that conditions within a PUD is specific to the property the PUD relates to. Planning Commission Minutes —October 5, 2021 Grittman said that was correct. Paul Konsor asked why this language change would make a difference when the condition was already specific to only this property under discussion. Grittman described the way language is created specifically for PUD and that the grammatical error came when the PUD was created. Paul Konsor opened the public hearing. Tim Dolan of the Decklan Group, representing the applicant Keith Burnham, said that the applicant interpreted the PUD the way he read it, that is why the storage boxes were already placed on the site. The language in the PUD that the amendment would change is where a great deal of confusion came from regarding this application. The basics of the request is that the storage boxes on site are not outdoor storage. The applicant claims that these storage containers are not outdoor storage, but more so open sales. The definition of Open Sales in the code reads as follows: "OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking." Since these containers are for rent or for sale, the applicant believes that these should be allowed in the PUD. The definition of Open Sales is vague and doesn't include the size of what is being sold, or where it is allowed to be sold. The applicant also believes that the amendment to the language does not apply to this request. Mr. Dolan also clarified the difference between the original application to the one being discussed at this meeting included public access and that this application is a Conditional Use Permit to allow open sales. The original focused more on the discussion of outdoor storage. Mr. Dolan also noted that the comprehensive plan guidance regarding this Planned Unit Development, the underlying zoning district, is Community Commercial. Permitted uses in Community Commercial include gas stations, drive-thru's, strip malls etc. The point being that these uses create more traffic and noise than what is being proposed in the application. Mr. Dolan believes this is the lowest impact use that could be put on said site, and that this is backed by almost all subsets of planning data. From a noise perspective, Mr. Dolan and the applicant both have difficulty in seeing the problems this would have involving added noise to the area. Dolan also noted that of the first 16 parcels on Chelsea Road, 14 have some sort of Outdoor Storage and/or Open Sales. Dolan does not see a better place in the whole city of Monticello that these storage containers could be placed. Dolan addressed staff concerns regarding the snow storage on site with these containers taking up some space where that snow storage would be, saying that the applicant did not want to continue with any further engineering regarding snow storage without some guidance form the planning commission. The Planning Commission Minutes —October 5, 2021 applicant has no problem also with addressing issues with fire access and public traffic through the site. To further emphasize cooperation, Dolan expressed his preference for tabling the decision so staff and the planning commission, as well as the applicant, could address concerns. Paul Konsor asked if Mr. Dolan if he knew if the applicant was aware that the original PUD had the clause included that stated no outdoor storage. Tim Dolan said that yes, the applicant was aware, but the application does not address outdoor storage because the argument is that it is open sales. Paul Konsor asked if the original PUD for the site had anything regarding open sales as an allowable use. Tim Dolan said that the PUD allows accessory uses on the site. It would "open sales as an accessory use to storage". Dolan noted that the accessory use definition for the PUD emphasizes a footprint on the site at no greater than 30 percent, this applicant is using around 5 percent. Paul Konsor asked why the PUD allows for open sales when originally the PUD was established for a storage facility. Dolan responded that the PUD outlines what could potentially be utilized on the site. For accessory uses, steps apply to getting the go ahead for accessory uses in the district, which is why they submitted an application. This process was something that both parties agreed upon when creating the PUD. Andrew Tapper asked that the applicant's preference would be for the planning commission to table action so they could come back with a Conditional Use Permit Application regarding open Sales as an accessory use. Tim Dolan said no, the CUP is already a part of this current application. But it would be tabled to allow the planning commission to tie any loose ends regarding this application so there is no confusion. Paul Konsor asked if the containers are for rent or for sale. Tim Dolan answered that they are both for sale and for rent. Paul Konsor asked if customers typically come to the site and pick up the boxes. Tim Dolan responded that they could do that. But the goal of these containers is to advertise to current customers who come to the site already, that is why they are not placed along Chelsea Road. Paul Konsor asked if a customer buys a container, the customer keeps it. Tim Dolan said potentially, yes. Paul Konsor said the definition for Outdoor Storage in the PUD includes the keeping of merchandise, which is what the containers are, so merchandise storage for longer than 24 hours would not be allowed in the PUD. Tim Dolan noted that the functioning word in that definition is "keeping". In terms of Open Sales, the definition's first part is what the applicant believes to be applicable in this situation. The differentiating part between the two is sales. Planning Commission Minutes —October S, 2021 Paul Konsor explained that he was attempting to clarify what specifically applies here whether it be outdoor storage or open sales. Andrew Tapper asked again to clarify whether this is an application for an amendment to the existing PUD to grant a CUP for open sales as an accessory use. Tim Dolan said that yes, this is an application for CUP to grant open sales as an accessory use. Andrew Tapper noted for clarification, that if the planning commission decided that this use was considered outdoor storage, then the application would go no further. But if the planning commission sees it as open sales, then this would come back next month looking for an amendment to the CUP. Steve Grittman noted that the main discussion is whether this is outdoor storage or open sales, and Grittman reminded the body that staff believes this is outdoor storage. Paul Konsor asked Steve Grittman if open sales was originally allowed in the CUP. Grittman responded that no, open sales was not allowed originally in the CUP. Paul Konsor believed that originally, the intent was clear that outdoor storage was not allowed, and because they are on the site for more than 24 hours, it is difficult to call this open sales. Tim Dolan emphasized that the applicant is relying on the City's code, not that the applicant is creating his own language. Angel Schumann clarified that reapplying would be necessary. The narrative provided by the applicant states that the application is proposing accessory use activity identified as open sales. The PUD itself states that the accessory uses shall be commonly accessory and incidental to the ordinance adopted and as specifically identified in the Final Stage PUD. Reapplying would not be necessary considering what they are already asking. Teri Lehner asked if the decision on the table is specific to whether this action is outdoor storage or open sales. Eric Hagen did not believe that this was the case. Charlotte Gabler asked Mr. Dolan if the boxes were rented, would they be brought back to the site and stay there after being filled. Tim Dolan said potentially. Charlotte Gabler and Paul Konsor were both in agreement that if that is the case, they would then be considered as outdoor storage. Paul Konsor noted that this discussion is not necessarily fixed on what this act will be called, it is more so whether the planning commission would allow it. On that note, Tim Dolan emphasized the area in which they are asking to do it, in the district and on the site itself, and that it is small ask. Charlotte Gabler asked why they physically need to be on the site in the first Planning Commission Minutes —October 5, 2021 place, because they are empty when bought or rented, why they couldn't be stored somewhere else, and the customer can pick one out of a catalog when the item is needed. Tim Dolan said that they could, but the intent for these to be on site is to put them in front of Affordable Storage's customer base. Paul Konsor asked if the applicant would be willing to have the three different sizes on site and when a customer needs one of the sizes, it would be shipped from a different site to wherever the customer needed the storage box. Tim Dolan responded that the one reservation the applicant would have with that is the replacement of said box when it is needed. Eric Hagen asked if these containers were being utilized by the business now. Tim Dolan said no the ones on site are not being used. Eric Hagen asked if they would be considered outdoor storage right now when they are not being used or being rented or sold. Tim Dolan said yes, as they sit now, they are outdoor storage until the issue at hand is resolved. Eric Hagen finds this concept of open sales difficult when in fact, they are being stored on the site. In doing so, the applicant would be in violation of the PUD due to the use of outdoor storage. Hagen understood that the definition of what these storage containers should be classified as is different in the eye of the applicant. When they are sitting on the site, full or empty, they are not there specifically for advertisement, but also storage. Andrew Tapper asked Eric Hagen what the difference between a box and a car if they are both items for sale and rent. The point of it being that it needs to be an approved accessory use. If it was agreed upon that this specific instance is open sales, it still would be against the PUD regarding the accessory use of open sales. Tapper's argument is that open sales in this case would be other activity, and not an accessory use. But he does see that it is very difficult to decide what these containers could be defined as. Angela Schumann pointed out that vehicle sales and rental is a specific use outlined by code and has its own standards. She also reminded the commission that this site has its own PUD district so the accessory use, whatever it be defined as, was not intended for this PUD, but the applicant has the ability to amend the PUD to allow one of these accessory uses. Paul Konsor asked if the applicant would be willing to display the four container sizes outside and the rest be stored inside a building. Tim Dolan said that there is no room to add building space on the site for them, and that it would affect the noise and vehicles moving the containers around the site. Tim Dolan reemphasized that this application is based on the City's adopted code. Charlotte Gabler asked if there was a way this request could be an Interim Use Planning Commission Minutes —October 5, 2021 Permit rather than a Conditional Use Permit. Grittman responded that the amendment to the PUD could have an expiration date. Tim Dolan requested that if an expiration date were to be added to this application, a minimum of 24 months would be appreciated. Eric Hagen asked what differences the city see in that 24-month period. Eric Hagen sees an issue with this because the containers are still being stored on site, and the expiration date for this application would not change that fact. It is going to set a precedent for other storage businesses to see what they can sell at their sites beyond storage. Tim Dolan emphasized that the definition of open sales includes the storage of said item for sale. Paul Konsor recommended to table this item for everyone to have time to get a better grasp of the issue. Tim Dolan said that was fine and this was expected by the applicant. Eric Hagen asked Paul Konsor if he didn't feel comfortable making a decision on this issue tonight. Paul Konsor responded and said he believes there could be more discussion of options, while these options haven't been discussed to the full extent, tabling would be an option. Teri Lehner agreed that more time to fully understand the issue at hand would be beneficial. Shawn Weinand, a landowner in the area, believes this is another tactic to postpone the moving of the containers. Notes there is no store on site to sell anything. Accessory uses to mini storage would include selling packaging and tape, etc. Mr. Weinand believes this was clear in the PUD. Eric Hagen believes that the only thing that has changed between the previous application to the current one is the definition of what the storage containers are. Paul Konsor closed the public hearing segment of this item. Andrew Tapper clarified his view that it is difficult to deny this as open sales. But they can deny the fact that this is an approved accessory use to the PUD. Teri Lehner agrees that the original intent was not to have 40 containers on site. Eric Hagen believes that the job of the planning commission is not to find a solution, it is to act on the application at hand with the information given. Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2021-037, BASED ON Planning Commission Minutes —October 5, 2021 FINDINGS AS IDENTIFIED IN SAID RESOLUTION, AND REQUIRING THE REMOVAL OF THE STORAGE BOXES FROM THE SITE NO LATER THAN NOVEMBER 15, 2021. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4- 0. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self -Storage to correction of language in Section (8)(c). PAUL KONSOR MOVED TO RECOMMEND APPROVAL OF A PUD AMENDMENT FOR THE AFFORDABLE SELF -STORAGE PLANNED UNIT DEVELOPMENT FOR CORRECTION OF LANGUAGE IN SECTION (8)(c) TO READ AS FOLLOWS: ACCESSORY USES. ACCESSORY USES SHALL BE THOSE COMMONLY ACCESSORY AND INCIDENTAL TO INDUST-44 COMMERCIAL USES, AND AS SPECIFICALLY IDENTIFIED BY THE APPROVED FINAL STAGE PUD PLANS, BUT SHALL NOT INCLUDE OUTDOOR STORAGE OR OTHER ACTIVITIES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4- 0. D. Public Hearing — Consideration of a request for Rezoning to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat Monticello Business Center Eighth Addition for Monticello Meadows, a proposed 200-unit multi -family residential project in a B-4 (Regional Business) District. Applicant: Baldur Real Estate, LLC Steve Grittman provided an overview of land use application request. The site would include two 100-unit apartment building as well as a community center. One of the comments staff had concerning the layout of the buildings on the site would be to adjust the buildings to fit better with the boundary lines. A significant amount of fill will be necessary on this site to build up the buildings. Grittman noted that this use of land is entirely consistent with the Chelsea Commons Small Area Plan expectations with the site. Staff supports the resident density of the area at 18.5 units per acre and would have supported a denser residential use of this site. Staff also supports the open space amenities proposed on site, such as the community building. The building is valuable and supports the idea of the proposed Planned Unit Development. The parking supply is below the standards that are applied in R-4 districts for multi -family. The expectation is 2.25 parking spaces per unit and this site has proposed a parking average of 2.1. The applicants do however meet the standards when it comes to indoor parking, with 100 parking spaces underneath each building. Staff recommends that there is more detail to the lighting on site as well as the signage that will be on site. With the site being in the southern biome of Chelsea Commons, staff expects a more natural look in terms of grading. The berms on site have been updated since the original plans were received by staff to better fit the "Oak Savanna" style biome and features in the southern part of Chelsea Commons. Fire access is one area that needs to Planning Commission Minutes —October 5, 2021 be addressed as well. The applicants will need to clarify a better way to access the back sides of the buildings proposed. If access is still necessary, a trail system going around both buildings could be applicable if it meets all the necessities from the fire department. Staff would also recommend the structure of the building to represent the prairie style architecture that will be in the southern biome of Chelsea commons. It has been noted in the staff report that the community building proposed does represent the prairie style architecture staff is looking for on the site. Significant enhancements are recommended by staff in terms of the landscaping on site. Staff would appreciate to see landscaping that supports the southern biome of Chelsea Commons with more prairie -like trees and shrubs. The stormwater plan for the site includes capturing the stormwater and routing it to the proposed pond system at the center of Chelsea Commons. The for the Planned Unit Development on this site mainly include the ability to elevate the proposed site above minimum requirements of any residential district in Monticello. Grittman closed by reminding the commission that the decision tonight include rezoning to a Planned Unit Development and a Development Stage PUD, as well as a preliminary plat. Paul Konsor asked to confirm the new name of the project as it has changed from Monticello Meadows to Monticello Lakes. Andrew Tapper asked Grittinan to clarify the site the project has chosen to build on. Tapper also asked to clarify some topographical questions regarding the slope of the site. Chalrotte Gabler asked about the garages that were added to the site on the night of the Panning Commission meeting and what that means for the site. Grittman said he did not have any further comment on the garages at that point. Charlotte Gabler asked if garages on a site were ever discussed when discussing the Chelsea Commons Small Are Plan. Grittman said that the Small Are Plan does not define anything like garages on an apartment site, and most the project involved in the Small Area Plan are going to be PUD's so they will be analyzed individually. Paul Konsor asked if staff had given anything to the applicant regarding the architecture style the City is looking for in this region of Chelsea Commons. Steve Grittman responded that there is nothing beyond what is in the staff report. Eric Hagen noted that in the small area plan, parking has been discussed and promotes underground parking to minimize the area for parking in the small area plan. Paul Konsor opened the public hearing. Mark Welch of G Cubed Engineering said that reiterations have been done following the meeting with staff on the Tuesday before the planning commission meeting. The landscape requests have been acknowledged and are being worked on. The updated site plan showed that the community center Planning Commission Minutes —October 5, 2021 proposed on site has moved, other adjustments include the pathways on site, as well as the added garage space. Welch noted that the one underground parking space is attached to each apartment rented, they are not separate. The Garages however are separate and do not come with renting a unit. Eric Hagen asked how many garage spaces are being proposed for the site. Mark Welch said there are seven buildings for garage space and one building has eight spaces, 56 garage spaces, which would allow for just over a quarter of the units to have a garage space as well as one underground space. Welch also addressed the staff concerns regarding the fire access on the site. He said that as the site is in the plans, they meet the hose lay out lengths for being able to reach all parts of the buildings in case of emergency. Eric Hagen asked about the parking spaces facing the lakes on the site plans and was wondering if that would be the best use for the area. Mark Welch said that this was provided for the fire truck turn around criteria. But that could be adjusted to better utilize that space for looking at the lake. Paul Konsor asked if Mark Welch was the applicant, designer or architect. Mark Welch said that he was representing the applicant and he has been a part of the site layout process. Welch noted that one of the changes made was the roof design on the apartment complex. Eric Hagen asked if the housing density has changed since the last plans were provided to staff and the commission. Mark Welch said that the site has the same density and is still at 200 units. Eric Hagen rephrased his question and asked if the 18.5 per acre density has stayed the same from original plans to the updated plans. Mark Welch said that was correct. He also noted that due to the geometry of the site where the apartments are proposed, the applicant and designers could not rearrange the buildings to better orient the site. Eric Hagen mentioned that it had been discussed before about where the garages are, that piece of the site could have been used for light commercial. Such as a coffee shop or etc. Hagen was wondering if that idea was still being floated around or if it was of the table following the addition of the garages. Mark Welch said that there hasn't been much discussion of bringing commercial use on to the site. If commercial uses were to be added to the site, then there would have to be discussion of a second access. Charlotte Gabler noted that the second access point to the site would be very close to the intersection on Edmonson Avenue and that could be difficult. Mark Welch said that at this time, adding a commercial use on the site would not be something that is ideal to the site plan. Welch also noted that the site plan needs to show more berms along Edmonson Avenue. Eric Hagen asked if the landscaping was going to incorporate more of the Planning Commission Minutes —October 5, 2021 "Oak Savanna" style landscape to better fit the proposed biome. Mark Welch said that at this point they are not far enough along to show the specifics of the Oak Savanna style landscape. Eric Hagen asked about the intent underneath the powerlines on site if that was planned to be reserved for stormwater. Mark Welch said that there will be a need for stormwater in that area of the site, due to some of the grading on site and where things slope. Welch also noted that the developer adds a significant piece of art on the sites he develops and noted that there is not subsidized housing in these apartments. The apartments are going to be market rate and they will be on the higher end of that market rate. Paul Konsor made the comment that tabling decision on this project is still an option for both parties to address the conditions that would be adopted if this was approved. Paul Konsor also noted that he believed, architecturally, the apartments do not fit the expected design of the southern part of Chelsea Commons. It was brought up to him that this complex would be something not normally seen in Monticello, but to him it is a normal apartment project. When looking at the design standards for this part of Chelsea Commons, the material and landscape should reinforce the themes of the area. While it should be more of a prairie style architecture theme, Konsor does not believe the site plan fits that theme. Mark Welch noted the change in roof structure and how that change was specifically made to try and work in more of the prairie style theme. He also mentioned the difficulty of keeping with the prairie style architecture with larger buildings. He emphasized that the stacked glass on the complexes is reflective of that prairie style look in bigger buildings. Angela Schumann noted that the developer and his team are making an effort to respond to the conditions described in the staff report and the designs of the buildings and materials to better fit the style is one of the conditions. The staff report specifically addresses an enhancement of building entrance points and gateways on to the site. Eric Hagen said that he admires what has been presented to the commission but would like to see the project finalized between the developer and staff so there is an agreed upon project presented. Andrew Tapper said the project looks good and acknowledges the difficulties in making a three-story building align with that prairie style architecture. Tapper also addressed the possibility of instead of the added brick or stone the exterior of the building, adding more natural wood to it. Shawn Weinand, the owner of the land this site is proposed, said that the apartments the developer has already built are some of the nicest buildings in the Twin Cities. He noted that this project is one of the nicest projects that he has assisted with bringing to the Planning Commission. He finished his statement emphasizing that the more pressure the commission puts on the developer, the more difficulty he is going to have completing projects in Planning Commission Minutes —October 5, 2021 Monticello. Paul Konsor closed the public hearing segment of this agenda item. Eric Hagen asked staff if there was any way to have a special session if conditions are met before the next scheduled planning commission meeting to approve this item. Angela Schumann said that special meetings are directed under the action of the commission. If this is something that the commission could see doing, the next step for this item would be to table decision and wait for those conditions to be met. To keep with the same schedule for review at the council level, the applicant would have about five days to address the concerns so the planning commission would have time to call a special meeting before council reports were completed. Mark Welch said that that timeline would be difficult to get everything ready. Charlotte Gabler asked about a special meeting the day of the city council meeting, if that were applicable so the timeline was relatively the same. Angela Schumann said that her hesitation would be from whether or not a special meeting for council would be needed that day. A lot of this timeline depends on what the applicant would be able to provide to staff on the week of the 11 tr, Eric Hagen asked the commission if anyone was ready to move forward with the decision of the item. Paul Konsor said that he does not feel ready to approve the decision and recommended tabling the item. Eric Hagen asked the applicant what tabling the item would do to the development plan. Mark Welch said that there is no issue with tabling to the next planning commission meeting. Teri Lehner agreed with Paul Konsor about tabling the item until certain conditions are addressed and resolved. Eric Hagen asked staff if tabling decision would include tabling all three decisions regarding this item. Angel Schumann said that would be staff s recommendation to table all three. Andrew Tapper noted that he does not have the same reservations as the rest of the commission, but he is not going to argue any of the points already made because tabling the item has no effect on the project. Decision 1: Consideration of a Preliminary Plat for Monticello Business Center Eighth Addition. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-03 8, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Planning Commission Minutes —October 5, 2021 Decision 2: Consideration of a Rezoning to PUD, Planned Unit Development District. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-039, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Decision 3: Consideration of a Development Stage PUD ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-040, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Public Hearing — Consideration of request for a Corrective Amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries. Applicant: City of Monticello Angela Schumann provided an overview of the land use application request. While making improvements to an area of Chelsea Rd West, it was noted that an area that was described as Otter Creek was not a part of a shoreland defined creek, but rather a county ditch system. This corrective measure is to ensure the City only applies these certain criteria where it is necessary. Angela Schumann continued pointing out on a map where the adjustment will be made. She also noted that if the City is not changing the text of the shoreland ordinance, but rather correcting the map, certification is not required. Andrew Tapper asked which map was the original and which shows the amendment. Angela Schumann clarified. Paul Konsor opened the public hearing, hearing no comment, the public hearing was closed. PAUL KONSOR MOVED TO ADOPT RESOLUTION 2021-041 RECOMMENDING APPROVAL OF A CORRECTIVE AMENDMENT TO THE CITY OF MONTICELLO OFFICIAL ZONING MAP FOR SHORELAND OVERLAY DISTRICT BOUNDARIES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. 3. Regular Agenda A. Consideration of Administrative Subdivision and Administrative Lot Combination for two parcels located in the Central Community District, General Sub -District. Applicant: Mosbart Properties, LLC Steve Grittman provided an overview of the land use application request. Staff s main concern is with the survey showing that the correction would not correct all the issues that applicant wants to address. Staff s recommendation is to approve Planning Commission Minutes —October 5, 2021 the subdivision with a redescription of the conveyed to include all the improvements while at the same time maintaining the setback. Andrew Tapper wanted to clarify that the southeast 22 feet described in the request should be closer to 28 or 29 feet. Steve Grittman confirmed. Paul Konsor asked for confirmation that the two parcels in discussion are not joining up as one parcel, but more so a section of the one parcel is being absorbed by the other parcel. Steve Grittman confirmed. Paul Konsor asked what the parcels are zoned as. Steve Grittman said they are both in the CCD, downtown mixed use. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2021-042, RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION AND CONCURRENT LOT COMBINATION, BASED ON FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS OF APPROVAL AS REQUIRED IN THE ORDINANCE AND EXHIBIT Z. TERI LEHNR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. EXHIBIT Z SIMPLE SUBDIVISION AND LOT COMBINATION 213 THIRD STREET EAST (PID: 155-010-069020) 250 BROADWAY EAST (PID: 155-010-069080) 1. The submitted survey shall be expanded to include the legal description of the applicant's existing parcel and the existing funeral home parcel. 2. The parcel to be conveyed to the funeral home property shall be expanded in size such that the curb of the parking lot shall not be closer than six feet to any lot line (as measured from the lot line to the face of the curb). 3. The subdivision shall be processed and recorded concurrently with the subdivided portion's combination with the adjoining funeral home property. 4. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant shall re -apply and utilize a formal plat process. 5. Any future development on either parcel will be subject to required setbacks from the proposed property lines. 6. Compliance with the requirements of the City Engineer as identified. B. Consideration to appoint a Planning Commissioner to serve on the Chelsea Commons Professional Engineering, Park & Open Space Planning and Landscape Architecture Services proposal review team. Planning Commission Minutes —October 5, 2021 Angela Schumann addressed the commission and requested to amend the item to include two considerations. First, staff is looking for a planning commissioner to serve on the review team for incoming proposals for the professional engineering, park & open space planning and landscape architecture services for Chelsea Commons. The city Council approved requesting proposals that relate to the public spaces of the Chelsea Commons area. Commissioner Zimpfer has expressed interest in being a part of this process. Planning commission needed to appoint someone to represent on the RFP review team, and also a representative for the work group regarding zoning ordinances relating to the Chelsea Commons proj ect. Teri Lehner said that she would be happy to volunteer for wither position. Angela Schumann mentioned that it is a good idea to appoint alternates, in case certain times are unable to work for the person appointed. PAUL KONSOR MOVED TO APPOINT ALISON ZIMPFER TO SERVE ON THE PROPOSAL REVIEW TEAM. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. TERI LEHNER MOVED TO APPOINT PAUL KONSOR TO SERVE ON THE ZONING WORK GROUP WITH TERI LEHNER SERVING AS THE ALTERNATE. ERIC HAGEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. C. Consideration of the Community Development Director's Report Angela Schumann provided the Community Development Director's Report in the agenda packet. 4. Added Items None S. Adjournment ERIC HAGEN MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. SECONDED BY PAUL KONSOR, MOTION CARRIED UNANIMOUSLY 4-0, MEETING ADJOURNED AT 10:41 p.m. Recorder: Hayden Stensgard �&_ Approved: November 1, 202 Attest: Angela Skvdkanr , Community Development Director Planning Commission Minutes —October 5, 2021 City Council Agenda: 10/25/2021 4113. Consideration of a request for an Amendment to the Affordable Storage Planned Unit Development for proposed Portable Container Accessory Use. Applicant: Burnham, Keith Prepared by: Meeting Date: ® Regular Agenda Item Northwest Associated Consultants, 10/25/2021 ❑ Consent Agenda Item Community Development Director Reviewed by: Approved by: City Attorney, Chief Building Official City Administrator ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. Planning Commission recommended denial of the proposed amendment for outdoor storage within the Affordable Self -Storage PUD. Motion to adopt Resolution 2021-85 denying a PUD Amendment for storage boxes on the Affordable Self -Storage site as outdoor storage based on findings in the stated Resolution for denial and requiring the removal of the containers no later than November 15, 2021. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self - Storage for correction of language in Section (8)(c). Planning Commission recommended approval of the proposed amendment for correction of language. Motion to adopt Ordinance No. 765 for PUD Amendment for the Affordable Self -Storage Planned Unit Development, based on findings in Resolution 2021-85, for correction of language in Section (8)(c) to read as follows: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to stFial commercial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. REFERENCE AND BACKGROUND Property: Legal Description: Lot 11, Block 4, Groveland Addition PID: 155-125-004110 Planning Case Number: 2021-036 City Council Agenda: 10/25/2021 Request(s): Amendment to a Planned Unit Development to allow outdoor storage of rental storage containers Deadline for Decision: November 12, 2021 (60-day deadline) January 11, 2022 (120-day deadline) Land Use Designation: Community Commercial Zoning Designation: Affordable Self -Storage PUD District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Self Storage Facility Surrounding Land Uses: North: RV Dealership East: Vacant Commercial (Zoned B-3) South: Single Family Residential West: RV Dealership Project Description: The applicant proposes to utilize a portion of the current self - storage property along the westerly boundary, as well at the ends of several of the self -storage buildings on the property to store a series of "storage boxes." These units are delivered to the property and rented to individuals which are then used to self - store goods. The applicant indicates that the request is for a total of 58 such storage boxes of varying sizes, between 7.5 by 7.5 feet and 8 by 20 feet. The applicant has suggested that the units will be empty, although that is not expressly stated in the application narrative. The applicant has indicated in the past that the boxes would sit on the ground, without stacking, although that clarification is not made in the current application. The applicant previously proposed an amendment to the Affordable Storage Planned Unit Development for the introduction of storage boxes on the site, which was considered by the Planning Commission in August of 2021. The application was withdrawn prior to Council consideration. 2 City Council Agenda: 10/25/2021 it is noted that several of these boxes have already been moved on to the site counter to the requirements of the original PUD approvals and are currently in violation of the Zoning Ordinance. ANALYSIS: Planned Unit Development (PUD) is a zoning technique that allows developers and the City to establish a set of development requirements which, while not meeting all the specific standards of a traditional zoning district, are designed to exceed the City's objectives for the zoning district that would otherwise apply. The City's land use objectives are described in the Comprehensive Plan, and typically address various performance standards as well as classes of land use. In this case, the applicable land use classification in the Comprehensive Plan is "Community Commercial", and the underlying zoning district that would apply if the PUD zoning were not in place would be B-3, Highway Business. One of the primary objectives of the Comprehensive Plan is the orderly development and use of land, consistent with consideration for other land uses in the neighborhood of the subject property. As shown on the map below, and noted above, the subject property is in an area of mixed commercial and residential uses, indeed abutting residential development on one side of the property. The Community Commercial designation is designed to be a "low -scale" retail area along major roadways that serve the community. When the original PUD was granted for the commercial self -storage facility on this property, it was specifically noted that outdoor storage of materials on the site would not be permitted. 3 City Council Agenda: 10/25/2021 In Monticello, outdoor storage of materials is a use that is specifically relegated to industrial districts. Such areas often create a significant amount of noise and other activity that is not compatible with neighboring "low -scale" uses, and particularly problematic for single-family residential areas, where outdoor activities rely on relative quiet and non -industrial activity on adjoining property. The applicant's narrative seeks to distinguish this use as "Open Sales" accessory use, as opposed to outdoor storage. However, "Open Sales" uses involve retail transactions where customers may visit the retail site, inspect the goods, pay for the materials, and transport them from the retailer. This type of transaction is distinguished from the current proposal in that the storage boxes are stored on the site, loaded, and delivered to off -site customers, all without the customer's ability to pick up and take any retail goods with them from the retail location. This is fundamentally not a retail activity, as would be implied by the "Open Sales" land use category. Further, the zoning ordinance definition for Outdoor Storage is directly applicable to the proposed use. That definition reads as follows: OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. Outdoor storage is prohibited in commercial districts and is specifically prohibited by the language of the Affordable Self -Storage PUD. The applicant's materials do not specify, but the process by which the storage boxes would be transferred to and from the site would be via truck and some manner of jack or crane, increasing the equipment activity and noise on the site. This activity is expected in an industrial area, but not in a commercial district, and especially not in proximity to a residential neighborhood. The proposed storage of these units on the property is therefore an industrial one, and incompatible with the proximity of the use to residential property. The narrative further notes that the original PUD district references accessory uses in the "Industrial" areas as potentially allowed uses in the Affordable Storage PUD District. While staff believes that the original reference is a typographical error— noting that outdoor storage was expressly not allowed in the district language — industrial use would be inappropriate in this location based on the impacts and discussion previously noted. As part of any amendment consideration, staff would request that the City amend the ordinance of the PUD to correct this language to "Commercial." Further, the City's fire department officials have noted concern with the storage of the proposed boxes on the site, which was not anticipated when the original plan was approved. 4 City Council Agenda: 10/25/2021 The locations restrict fire -fighting access to portions of the property, most significantly, to the west side of the line of stored boxes along the west boundary of the site. Moreover, the revised site plan shows a large area of snow storage in the southwest corner of the site that would make the fire hydrant in that location inaccessible. The Fire Marshal has requested an apparatus turning template be prepared to demonstrate maneuverability within the site with the unit locations as proposed. As noted in prior review, there is one self -storage site in Monticello that was granted an interim use permit for temporary storage boxes in the past. That site is the Storage Link facility at Dundas Road and Cedar Street. The City granted the IUP for this site as a temporary measure to accommodate expansion of the facility. There are at least three major aspects of this prior approval that differentiate it from the Affordable Storage request. First, the Storage Link facility abuts undeveloped commercial land. There is no residential in near proximity to the site. Moreover, the facility sits at the intersection of roads that serve exclusively commercial properties west, north and south, and industrial property to the east. Second, the Storage Link temporary storage boxes are utilized as an interim storage use, and have only limited, if any, trucking and active machinery at the site. As such, there is much less likelihood of noise disruption to surrounding land uses, particularly as the adjoining property was anticipated to be vacant for some time. Finally, as noted, the permit granted was an Interim Use Permit, acknowledging that the proposed storage units were temporary in nature. While no adjoining development was anticipated in the near term, removal of the temporary storage is required at the expiration of the IUP term and adjoining development (now a part of the Chelsea Commons planning area) would then develop without the impacts of temporary storage on that site. In summary, the proposed storage box business would introduce what is commonly considered to be an industrial activity to the Affordable Storage PUD site. As noted, PUD requires a finding that the proposed development meets and exceeds the City's land use goals in exchange for relaxation of certain zoning requirements. Introduction of an industrial use on property guided for "low -scale" commercial use, adjacent to a low -density single-family neighborhood would be counter to this requirement. PLANNING COMMISSION REVIEW AND RECOMMENDATION Planning Commission reviewed the request and held a public hearing on the item on October 1, 2021. Following an overview of the staff report, the Commission asked for clarifying information. The Commission noted that they understood the clerical need for the PUD ordinance correction but noted that because the PUD specifies the specific plans and conditions for the project, the 5 City Council Agenda: 10/25/2021 language would not seem to impact the available uses other than what might be sought through amendment. The Commission also inquired whether when a PUD is approved it should be "as good or better" than the underlying zoning. Staff confirmed that has been the applied standard. During the public hearing Tim Dolan, Decklan Group, addressed the Commission as the representative for the applicant. Mr. Dolan explained that the applicant had read the PUD ordinance and believed that the placement of the containers was consistent with the PUD ordinance. The containers have remained in place as the application continues through the process. He indicated that the clarification to the language in the PUD from "industrial" to "commercial" for accessory uses relates to the confusion by the applicant on what was allowed for the PUD. He indicated that the proposed correction is a substantive change to what was approved by the city and what was signed. However, Mr. Dolan stated that they would suggest that the containers are "open sales" rather than "outdoor storage" as they are for rent and for sale and do not object to the change. They do not believe that what they are asking is industrial in nature. Mr. Dolan noted that the primary changes to the prior application are to the height and location of the containers, along with the request to recognize the use as open sales. He stated that the Community Commercial land use designation would allow gas stations and auto repair. He indicated that those uses would be higher intensity than what is proposed. He also noted the strong presence of outdoor storage and outdoor sales and display already existing along Chelsea Road. Mr. Dolan stated they would be willing to adjust the plans based on the direction of the Commission, including location, screening, turning movements and hours of operation. He would request tabling if Commission would provide that direction. The Commission asked if the applicant was aware of the clause prohibiting outdoor storage within the PUD ordinance. Mr. Dolan indicated that was accurate, but that the use is open sales and display. Mr. Dolan confirmed that the boxes are for both rent and sale. It was noted that "open sale" is an allowable accessory use in the underlying B-3 District, subject to the conditions in the code. There was discussion regarding whether a conditional use permit would be required as "open sales" is listed as a conditional accessory use in the B-3 (Highway Business) District. There was also significant discussion regarding the definitions of "open sales" and "outdoor storage". Mr. Dolan stated that the sales language is the functional language for this proposed use. Staff clarified that their position is that based on the way the Affordable Self -Storage PUD ordinance is written, a CUP would not be required. Rather, the amendment to the PUD for the proposed use is required. Staff's position is that the intent of the PUD was that there would not 0 City Council Agenda: 10/25/2021 be materials stored outside the buildings. Commission reiterated that although the "open sales" use is allowed as an accessory in the B-3 District, it was not written specifically into the PUD. Staff noted that the PUD language indicates that accessory uses shall be identified on final stage PUD plans, and further cited that the PUD language states that amendments to the PUD are necessary when changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage. Mr. Dolan noted that applicant was also willing to accept an interim use permit under the PUD for the proposed use. Staff confirmed that would be an option under the current PUD amendment process. Shawn Weinand, 4065 Chelsea Road West, addressed the Commission. Mr. Weinand commented that the City has in the past specified requirements for building sizes when considering outdoor sales and display. He stated that the PUD was clear in not allowing outdoor storage within the PUD. No other public was present to address the Commission on the request. Commission suggested that other than the interpretation of the use, the current application was like the prior application, which was recommended for denial by the Commission. The Commission also indicated that consistency with the original PUD and its intent is important to the decision. The Commission unanimously recommended denial of the amendment to Planned Unit Development for the storage of the proposed containers, recommending a removal date of November 15, 2021. The Commission recommended approval of the amendment to the ordinance for PUD for correction of language in Section (8)(c). STAFF RECOMMENDED ACTION For Decision 1, Staff recommends denial of the PUD Amendment. As noted in this report, the addition of outdoor storage, and the nature of the storage in question which would entail heavy equipment and truck operations to support it, would be inconsistent with the intent of the land use direction specified by the Comprehensive Plan, and incompatible with the uses directly adjoining the subject property, particularly that of the single-family residential neighborhood to the south of the subject property. Staff would ask the City Council to specify a removal date within their motion. Planning Commission recommended a removal date of November 15, 2021. Per ordinance, staff typically allows up to 30 days for correction of a code violation. 7 City Council Agenda: 10/25/2021 For Decision 2, Staff recommends approval of the amendment correcting the prior error in the adopted ordinance for the Affordable Storage PUD consistent with the intent of the original approved plans. SUPPORTING DATA A. City Council Resolution 2021-085 B. Planning Commission Resolution PC-2021-037 (Recommendation for Denial) C. Proposed PUD Ordinance Amendment D. Aerial Site Image E. Applicant Narrative F. Proposed Site Plan and Detail G. Affordable Self -Storage PUD Ordinance H. Ordinance Excerpts I. Monticello 2040 Vision + Plan, Excerpts Z. Conditions of Approval EXHIBIT Z Lot 11, Block 4, Groveland Addition Affordable Storage PUD Amendment 1. If City Council motions to approve the amendment to PUD to allow the proposed storage units, staff recommends that Council provide a list of conditions applicable to the proposed use on the site. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2021-85 DENYING AN AMENDMENT TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT REVISING THE SITE USES IN THE AFFORDABLE STORAGE PUD ZONING DISTRICT, AND APPROVING A MODIFICATION TO THE LANGUAGE OF SAID DISTRICT TO REMOVE REFERENCES TO INDUSTRIAL ACCESSORY USES WHEREAS, the applicant has submitted a request to revise certain aspects of an existing self -storage project, including the addition of outdoor storage and handling of individual "storage boxes"; and WHEREAS, the site is zoned Affordable Storage PUD, Planned Unit Development, and is subject to a previously approved Affordable Storage Planned Unit Development District ordinance; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the applicant has provided updated materials describing the changes, which are associated with industrial uses in Monticello's land use regulations; and WHEREAS, the industrial nature of the proposed uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial" and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, the City's land use category, and attendant conditions, of Open Sales as an accessory use specifically applies to those districts that include this use, which the Affordable Storage Planned Unit Development District specifically does not include; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2021-85 WHEREAS, a required condition of Open Sales, if allowed, is screening of said use from both residential property and public rights of way, with which the proposed plan will not comply; and WHEREAS, references in the current language of the Affordable Storage PUD District to industrial accessory uses require amendment to delete said references and clarify the prohibition of such uses; and WHEREAS, the Planning Commission held a public hearing on October 5th, 2021 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, and recommends denial of the proposed amendment as to outdoor use, but approval of the amendment as to deletion of the references to "industrial' uses; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the recommendation of denial: 1. The proposed uses are industrial in nature, inconsistent with the intent and purpose of the Affordable Storage PUD Zoning District, which is to provide commercial self -storage use to customers in an area of mixed commercial and residential land uses. 2. The proposed uses are inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area due to increased outdoor visual and noise impacts that are otherwise disallowed uses in the area. 3. The existing Affordable Storage Planned Unit Development District requires amendment only to delete inappropriate references to industrial uses which imply uses that are incompatible with the area and the direction of the Comprehensive Plan. 4. The negative impacts of the amendments through the addition of the outdoor use and activity exceed those anticipated by the existing and future land uses and cannot be addressed through standard review and ordinances as adopted. 5. The planned amendments do not meet the intent and requirements of the applicable zoning regulations, which under commercial zoning requirements would prohibit the uses as proposed. 6. The planned amendments are inconsistent with the directions of the Comprehensive Plan, which call for low -scale commercial uses. 7. The existing storage uses related to this request for amendment are not consistent with the terms of the approved PUD, and to restore consistency, must be removed from the site no later than November 15th, 2021. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2021-85 NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota, that the City Council hereby accepts the recommendation of the Monticello Planning Commission and adopts this resolution of approval of an amendment to the Affordable Storage Planned Unit Development District by removing references to "industrial" use, and denial for the proposed Planned Unit Development Amendment for Affordable Storage to establish outdoor storage uses, based on the findings and other factors identified herein. ADOPTED this 25th day of October, 2021 by the City Council of the City of Monticello, Minnesota. ATTEST: Jennifer Schreiber, City Clerk MONTICELLO CITY COUNCIL Lloyd Hilgart, Mayor 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 RECOMMENDING DENIAL OF AN AMENDMENT TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT REVISING THE SITE USES IN THE AFFORDABLE STORAGE PUD ZONING DISTRICT, AND AMENDING FOR CORRECTION THE LANGUAGE OF SAID DISTRICT TO REMOVE REFERENCES TO INDUSTRIAL ACCESSORY USES WHEREAS, the applicant has submitted a request to revise certain aspects of an existing self -storage project, including the addition of outdoor storage and handling of individual "storage boxes"; and WHEREAS, the site is zoned PUD, Planned Unit Development, and is subject to a previously approved Planned Unit Development ordinance; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the applicant has provided updated materials describing the changes, which are associated with industrial uses in Monticello's land use regulations; and WHEREAS, the uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial", and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, references in the current language of the Affordable Storage PUD District to industrial accessory uses require amendment to delete said references and clarify the prohibition of such uses; and WHEREAS, the Planning Commission held a public hearing on October 5t", 2021 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 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 denial: 1. The proposed uses are inconsistent with the intent and purpose of the Affordable Storage PUD Zoning District. 2. The proposed uses are inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area. 3. The impacts of the improvements exceed those anticipated by the existing and future land uses and cannot addressed through standard review and ordinances as adopted. 4. The planned amendments do not meet the intent and requirements of the applicable zoning regulations. 5. The existing storage uses related to this request for amendment are not consistent with the terms of the approved PUD and must be removed from the site no later than 1d1-(If J1" , 2021. NOW, THEREFORE, BE /T RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council denies the Planned Unit Development Amendment for Affordable Storage and amend the language of the Affordable Self -storage District to remove references to Industrial accessory uses. ADOPTED this 5th day of October, 2021 by the Planning Commission of the City of Monticello, Minnesota. MONT�CELt ANNING COMMISSION By: Pau onsor, Chair ATTEST: Angela Schumaoo, Col`nrl unity Development Director 2 ORDINANCE NO.765 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, AFFORDABLE SELF -STORAGE PUD, PLANNED UNIT DEVELOPMENT: THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 3.8 — Planned Unit Developments, Title 10 — Zoning Ordinance is hereby amended as follows: (8) Affordable Self -Storage PUD District (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industfial commercial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. Section 2. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. 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 take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this 25th day of October, 2021. ATTEST: Lloyd Hilgart, Mayor 1 ORDINANCE NO.765 Jennifer Schreiber, City Clerk AYES: NAYS: O A D L O V) W V/V L 0 r) D 0- O +-+ E W E Q E L M� W N O O Ln c-I C"I 0 Q N r-I Ln Lf) 7i C) d c O C Co v O L U O co r -61 _! N Cl) U � J Z J N W cO W cI W 0_ X U ix o m ~ Z O Y a 2 w w a o' Y O w O r-+ m J 0 N Z W Oo Q Z U r-1 H O O 0 w w 41 L C � o: a u O d N 0. N 00 co O J W V Z O 2 W O} F- V r1 0 c-� v41 IZT 0 Y V O m r-4 r-i O O J Z 0 Q a 0 N a J � W E O L) D! O V � � Co N � O � pp O c a � v a= N � r-I � O f- O O Z 0 tN z C O �i u Q) 0 x O CO KB Properties PUD Amendment and Corresponding CUP Affordable Storage provides public self storage, with multiple locations in MN. The company has invested nearly $4MM in its 6.28 acre Monticello location and has provided a much needed service to the community. In addition to providing an in -demand service for local residents, Affordable Storage also contributes over $62,000 in annual property taxes, while placing very little demand on municipal services. In September of 2017, the City Council approved a PUD for Affordable Storage, located at 10111 Innsbrook Drive, and recently approved an amendment related to screening on this property (October 2020). Affordable Storage is proposing Accessory Use activities identified as "Open Sales" in the MZO within their current PUD. Subsection C of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance (MZO) outlines the permitting of an Accessory Use as follows: (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. "Open Sales" is defined on Page 495 of the MZO as follows: OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. As the display, leasing and sale of a "Portable Container" (Defined in MZO Page 499) is not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking, the proposed use being defined as "Open Sales" is accurate. "Open Sales" is identified as an allowed Accessory Use, with a Conditional Use Permit (CUP), in the underlying B3 Zoning District, as well as the 11 Zoning District as outlined in Table 5-4 on Page 415 of the MZO. Subsection E of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance goes on to establish the method for amending the existing PUD for this Accessory Use CUP as follows: (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (O,)(10. The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Therefore, Affordable Storage, in accordance with the MZO, is applying for an Amendment to its existing PUD to grant a CUP for "Open Sales" as an Accessory Use. Affordable Storage is asking to be granted a PUD Amendment and CUP to allow for the utilization of 5,687 sq ft of at -grade space for the purpose of selling and renting merchandise and for the storing of the same prior to sale. This represents less than 7.5% of the current building space on site and 2% of the total land area of the parcel. This puts the request well within the Accessory Use guidelines as written in the MZO. The proposed locations for displaying varying size portable containers are outlined in the attached site -plan. This plan allows the maintaining of adequate site -circulation, fire access and snow removal. The area utilized for "Open Sales" will be neatly organized and screened from public view at a much higher standard than similar uses in the immediate area. There will be no assembly or manufacturing on site. All portable containers will be assembled off -site prior to being brought to the location to be displayed for the purpose of selling and/or renting. Although this accessory use will not substantially increase the amount of traffic, or noise at the site, Affordable Storage is willing to limit the hours for placement and replacement of the portable containers to Monday through Friday, between the hours of 10 a.m. and 4 p.m. Affordable Storage currently operates at 98% capacity for it's fixed location self -storage products indicating there is still substantial market demand for this use in the community. The addition of this Accessory Use will allow the company to not only serve more community members, but also serve them in a more convenient and affordable manner, capturing a growing trend in its industry. The proposed use has little to no measurable impacts on adjacent land owners, the general public right-of-way, or local infrastructure. There will be no changes to lighting, signage, garbage, or any other elements of the property. There will be no changes to the amount of impervious surface, or drainage on the site. Affordable Storage feels that this is an ideally suited location for this use and the request is in harmony with the area as well as the spirit of its original PUD. ir SNOW STORAGE AREA = 6,055 SF h'f A SNOW STORAGE AREA = 5,330 SF 2ox8, 2px8, 2oX8, 1018, 2018 2U r8, 10X8 10, co o� 4 EA - 15'X8' p / STORAGE CONTAINERS i �\EGG \ SNOW STORAGE S�\EGG 4 EA - 7.5'X7.5' STORAGE CONTAINERS a. \\� 2 EA - 15'X8' Q) 1 STORAGE CONTAINERS 3 EA - 8'X8' o,/ G STORAGE CONTAINERS V\�O 2 EA5' 8' 1� STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 1 EA - 20'X8' STORAGE CONTAINER �0- �\EGG *4 4 EA - 7.5'X7.5' STORAGE CONTAINER �Q o, 4 EA - 7.5'X7.5' STORAGE CONTAINERS 4 EA - 7.5'X7.5' / STORAGE CONTAINERS\Cj 4 EA - 7.5'X7.5' STORAGE CONTAINERS / SNOW STORAGE AREA = 15,525 SF / d d SNOW STORAGE AREA = 14,650 SF EpE EOF la � � al r X 0 30' SCALE: 1" = 30' LEGEND: 15'X8' PROPOSED STORAGE CONTAINER (SIZE OF UNIT INDICATED ON PLAN) SNOW STORAGE AREA SITE PLAN NOTES: 1. PROPOSED STORAGE POD CONTAINERS SHALL BE LOCATED ON EXISTING IMPERVIOUS SURFACE IN LOCATIONS SHOWN ON THE PLAN. 2. SNOW SHALL BE STORED IN LOCATIONS INDICATED ON PLAN. SITE PLAN INFORMATION: PARCEL AREA: • 6.28 ACRES ± SITE DATA EXISTING / PROPOSED PAVEMENT AREA 121,956 SF BUILDING AREA 76,144 SF PERVIOUS AREA 75,316 SF TOTAL AREA 273,416 SF PROPOSED STORAGE CONTAINERS CONTAINER SIZE AREA (SF) NO. OF CONTAINERS TOTAL AREA (SF) OF STORAGE 20' X 8' 160 17 2,720 15' X 8' 120 10 1,200 8' X 8' 64 3 192 7.5' X 7.5' 56 281 1,575 TOTAL AREA OF CONTAINERS 5,687 EXISTING BUILDINGS AREA (SF) BUILDING 1 3,364 BUILDING 2 4,530 BUILDING 3 5,130 BUILDING 4 4,530 BUILDING 5 5,130 BUILDING 6 4,530 BUILDING 7 5,130 BUILDING 8 4,230 BUILDING 9 5,130 BUILDING 10 3,930 BUILDING 11 5,130 BUILDING 12 3,930 BUILDING 13 5,130 BUILDING 14 3,030 BUILDING 15 5,130 BUILDING 16 5,130 BUILDING 17 3,030 TOTAL 76,144 STORAGE CONTAINER: z O D_ U U7 w 0 uO N 0 U 0 U 0 U 0 v N p O N m m m 0 w z z Y O Q W C2 CD Lu D D D U D IL Z MI* 0 v 10� Z w Zm N W (n Y C oW coV_ W li QW 9 U. .. C7f/1 WN �WH~0�0 y� Q cow m yN r1� ♦^ mzz rLco LL v Oaj°C WWO 0 Z5 z JVW o - OJ W �H a A U w z z w J Q o Q U z u r QC Q O = LL U C Q w J Ln O 0- J W DC O W 0o U u c/) p~ L/) z z I= 0 0 2 0 ILL ILL LL G 0 LL m O Q U F-- U SHEET NO. c I CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (b) Permitted Uses. Permitted principal uses in the Autumn Ridge PUD District shall be single family residential uses as found in the "T-N", Traditional Neighborhood Zoning District, subject to the approved Final Stage Development Plans and development agreement dated September 1 lth, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the T-N District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses as allowed in the T-N District, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Autumn Ridge PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the T-N, Traditional Neighborhood District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (8) Affordable Self -Storage PUD District (a) Purpose. The purpose of the Affordable Self -Storage PUD District is to provide for the development of certain real estate subject to the District for commercial land uses. (b) Permitted Uses. Permitted principal uses in the Affordable Self -Storage PUD District shall be self -storage uses as found in the B-3, Highway Business District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated September 11, 2017 and development agreement dated September I Vh, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the B-3 District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. Page 222 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. (d) District Performance Standards. Performance standards for the development in the Affordable Self -Storage PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the B-3, Highway Business District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (9) Rivertown Suites PUD District (a) Purpose. The purpose of the Rivertown Suites PUD District is to provide for the development of certain real estate subject to the District for multiple family residential land uses. (b) Permitted Uses. Permitted principal uses in the Rivertown Suites PUD District shall be multiple family residential uses as found in the R-4, Medium - High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated July 23, 2018 and development agreement dated September 7, 2018, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Rivertown Suites PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium -High Density Residential District shall apply. City of Monticello Zoning Ordinance Page 223 CHAPTER 5: USE STANDARDS Section S.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures • Accessory Building — P P P P P P P P P P P P P P P P minor 5.3 D1( 1 I ( Accessory Building — P P P P P P P C P P P P P P P Pmajor 5.3 D 2 Adult Use — accessory LP] C 5.3 Q 3 Agricultural Buildings 5.3 LQJ 4 Air Conditioning Units P I P P P P P P P P P P P P P P P Automated Teller Machines (ATMs) P P P P P P P P S. 3(D)(51 Automobile Repair — C Major 5.3f D)(6) Automobile Repair — Minor C C 5.3 UD 7 Boarder(s) P P p 5.3 D 8 Bulk Fuel Sales/Storage P P P C ICI C 5.3 D 9 Cocktail Room (Retail Sales Accessory to Micro- C C C C C C Distillery) 5.3(Dj(10) Co -located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(E) Columbarium (Accessory P P P P P P P use to Cemeteries) 5.3(D(1 1) Commercial Canopies P P P P P P P P 5.3(D 12) Commercial Transmission/ Reception Antennae/ C C C C C C Structures 4.13(D) Donation Drop-off P P Containers 5.3 D 13 Drive -Through Services P P P C P P P 5.3 Q14 Entertainment/ Recreation C C C C 14 5.3 D 15 — Outdoor Commercial Fences or Walls p p p p p p p p p p p p p p p P 4.3 Greenhouse/Conservatory p p p p p p p P P P P P P P P P 5.3 D 16 non-commercial Heliports C C C C C 5.3 D 17 Home Occupations P P P P P P P p p P 5.3 D 18 Indoor Food / p p p p p p p p 5.3 D 19 Convenience Sales Page 414 City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses 9 , . ' - -. Indoor Storage P P P P p P 5.3 D 20 Incidental Light p p p p P 5.3(D)(21) Manufacturing Machinery/Trucking :�iEc 5.3(D)(22) Repair & Sales Office P P P P P P none Off-street Loading p p C P P P P P P P 4.9 Space Off-street Parking P P P P P P P P P P P P P P P P 4.8 Open Sales P h C C C 5.3(D(23) Operation and storage of agricultural P 5.3(D)(24) vehicles, equipment, and machinery Outdoor Seating — Accessory to restaurant, bar, production brewery with P\C P\C P\C P\C 5.3(D)(25) taproom, microdistillery with cocktail room, and/or brewpubs Outdoor Sidewalk Sales & Display P P P P P P P P 5.3(D)(26) (businesses) Residential 5.3(D)(27)(a) Outdoor Storage P P P P P P P P P P Industrial 5.3 D 27 b Park Facility Buildings & P P P P P P P P P P P P P P P P 5.3(D)(28) Structures (public) Private Amateur 4.13(B Radio P P P P P P P P P P P P P P P P Private Receiving Antennae and P P P P P P P P P P P P p p p p 4.13(C) Antenna Support Structures City of Monticello Zoning Ordinance Page 415 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses Retail Sales of Goods (as P P P P P P C C 5.3(D)(29) part of an office or industrial use Shelters (Storm or P P P P P P P P P P P P P P P P 5.3(D)(30) Fallout Sign(s) P P P P P P P P P P P P P P P P 5.3 Q 31 Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(32) Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(33) Taproom (Retail Sales C C C C C C 5.3(D)(34) Accessory to Production Brewer Large Trash Handling and P P P P P P P P P P P P 5.3(D)(35) Recycling Collection Area Wind Energy Conversion C C 7 C C C 5.3(D)(36) System, Commercial Wind Energy Conversion C C C C C C C C C C C C C C C C 5.3(D)(37) System, Non-commercial Wireless Telecommunications Support Structures C C C C C C C 4 3 (E1 4.3(Fl (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Building — Minor (a) Minor accessory buildings do not require a building permit, but shall comply with all applicable zoning regulations. (b) In the M-H district, one minor accessory building for storage of equipment and refuse is permitted for each manufactured home provided the accessory building can meet all required setbacks, and is designed of weather resistant material that will enhance the general appearance of the lot. (2) Accessory Building — Major (a) In all residential districts except M-H, the following shall apply: (i) Size Page 416 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots or on the effective date of any amendment of this Ordinance, that does not comply with the use regulations of this Ordinance or the amendment. NURSING HOME (CONVALESCENT HOME): A facility that provides nursing services and custodial care generally on a 24-hour basis for two or more unrelated individuals who for reasons of illness, physical infirmity, or advanced age, require such services; but not including hospitals, clinics, sanitariums, or similar institutions. OBSTRUCTION (in relation to flood plains): Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel modification, culvert, building, wire, fence, stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any channel, watercourse, or regulatory flood plain which may impede, retard, or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water. OFFICE USE: An establishment primarily engaged in providing professional, financial, administrative, clerical, and similar services. OFF-STREET LOADING SPACE: A space accessible from the street, alley or way, in a building or on the lot, for the use of trucks while loading or unloading merchandise or materials. Such space shall be of such size as to accommodate one (1) truck of the type typically used in the particular business. OPACITY (OPAQUE): A measurement indicating the degree of obscuration of light or visibility. An object that is 100% opaque is impenetrable by light. OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. OPEN SPACE: An area on a lot not occupied by any structure or impervious surface. OPEN SPACE, USABLE: A required ground area or terrace area on a lot which is graded, developed, landscaped, and equipped and intended and maintained for either active or passive recreation or both, available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and their guests. Such areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs, driveways, and parking areas shall not constitute usable open space. City of Monticello Zoning Ordinance Page 495 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots ORDINARY HIGH WATER (new shoreland district code): The boundary of public waters which may include wetlands, and shall be an elevation delineating the highest water level which has been maintained for a sufficient period of time to leave evidence upon the landscape, commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial. For watercourses, the ordinary high water level is the elevation of the top of the bank of the channel. For reservoirs and flowages, the ordinary high water level is the operating elevation of the normal summer pool. OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. OUTPATIENT CARE: Medical examination or service available to the public in a hospital. This service is provided without overnight care and shall be considered a separate, independent, principal use when combined or operated in conjunction with a hospital. OWNER: The person or entity with a legal or equitable interest in the land on which the construction activities will occur. PARAPET: A low wall which is located perpendicular to (extension of front wall) a roof of a building. PARK FACILITY, ACTIVE: A park or recreation facility that includes one or more of the following: buildings, lighting, ball fields, tennis courts, swimming pools, skate parks, golf courses, or other active sports facilities. Active park facilities will commonly include benches, picnic areas, trails, sidewalks, and other similar features. PARK FACILITY, PASSIVE: A park or recreational facility that does not include the construction of facilities, lighting, or development of ball fields or other active sports facilities. Passive parks may include benches, picnic areas, trails and sidewalks. PARKING, OFF-STREET: The act of keeping a passenger vehicle as defined herein and/or small commercial vehicles, recreational vehicles and emergency vehicles as defined herein, on an approved parking space, properly surfaced, for a period of less than twenty-four (24) hours. PARKING BAY: The parking module consisting of one or two rows of parking spaces or stalls and the aisle from which motor vehicles enter and leave the spaces. PARKING ISLAND: Landscaped areas within parking lots used to separate parking areas and to soften the overall visual impact of a large parking area from adjacent properties. Page 496 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots RIVER, TRIBUTARY: Rivers in the Protected Public Waters Inventory that are not classified by the DNR as an agricultural, forested, remote or transition river. ROOF: The exterior surface and its supporting structure on the top of a building or structure. The structural makeup of which conforms to the roof structures, roof construction and roof covering sections of the International Building Code. ROOT ZONE: The area inside the dripline of a tree that contains its roots. SCHOOL, Pre-K-12: A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, HIGHER EDUCATION: A public or private non-profit institution for post- secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT: A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT CONTROL: Measures and methods employed to prevent sediment from leaving the site. SELF -STORAGE FACILITY: A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer's goods or wares. SEDIMENT: The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth's surface either above or below water level. City of Monticello Zoning Ordinance Page 501 FUTURE LAND USE MAP COMMERCIAL DESIGNATIONS There are four commercial and mixed land use designations as follows: Community Commercial A Community Commercial designation applies to existing commercial uses along State Highway 25, School Boulevard and Chelsea Road, as well as other small pockets of Monticello that include existing shopping centers, retailers and entertainment uses. The intent of Community Commercial is to provide locations for everyday retail goods and services generally oriented to a city-wide basis. Regional Commercial A Regional Commercial designation applies to areas targeted for uses that serve the traveling public and larger retail uses and commercial development intended for a regional market. This designation is generally applied to various areas along the Interstate 94 corridor with high visibility. The development character of the regional commercial development will continue to be auto -oriented, large format commercial uses such as `big -box' uses and other uses that require a large parking area. Looking to the future, opportunities for connectivity and design linkages between such development and nearby uses and neighborhoods will be emphasized. Downtown Mixed -Use The Downtown Mixed -Use category identifies and designates the downtown area as a primary development focus for downtown intended to improve, revitalize and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small Area Plan. The goal is to transform downtown into a thriving commercial area with new mixed -use, specialty retail and restaurant uses with enhanced streetscape and pedestrian amenities. Entertainment uses, co -working spaces, boutiques and cafes are also envisioned. New downtown development should also embrace and be oriented towards the river whenever possible. Commercial/Residential Flex The Commercial/Residential Flex designation encourages the mix of flexible and compatible development of commercial, office, retail and residential uses in limited areas of the city on the same or adjacent properties. The purpose of this designation is to give the city and property owners flexibility for future land use based on market demand. The Commercial/Residential Flex designation is applied to a few of the remaining large vacant parcels in the City including the parcels located south of Chelsea Road and north of School Boulevard and centered along Dundas Road. This designation is also applied to parcels located between Interstate 94 and 7th Street West. These properties may be developed as commercial, residential, or mixed land uses under the city's PUD zoning, subject to review and approval of the City. u)" F F Park/OpenSp— Cemetery TABLE 3.3.- FUTURE LAND USE COMMERCIAL ACREAGES Source: Monticello Downtown Small Area Plan (2017) 60 (« LAND USE, GROWTH AND ORDERLY ANNEXATION COMMUNITY COMMERCIAL (CC) The Community Commercial designation includes low -scale retail, service, and office uses located along the City's arterials and collector streets. Some of these areas are developed as auto -oriented "strip" shopping centers while others are freestanding offices, commercial uses, or clusters of businesses intended to meet the needs of the community at large. Typical retail uses would include supermarkets, drug stores and miscellaneous local -serving retail stores and services. Typical office commercial uses might include banks, finance, real estate, medical and dental offices, and professional services. Typical service commercial uses might include gas stations, restaurants including fast food, used car sales, and minor auto repair businesses. Primary Mode Vehicular with access to collectors and arterials l Transit or l shuttle service Secondary Mode Shared bike/ pedestrian facilities 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.30 to 0.50 B-2 • Height - Limited Business District 1-2 stories • Lot Area I B-3 N/A Highway Business District MONTICELLO 2040 VISION + PLAN REGULAR MEETING — MONTICELLO CITY COUNCIL Monday, October 25, 2021— 6:30 p.m. Mississippi Room, Monticello Community Center Present: Lloyd Hilgart, Jim Davidson, Bill Fair, Charlotte Gabler, and Sam Murdoff Absent: None 1. General Business A. Call to Order & Pledge of Allegiance Mayor Hilgart called the meeting to order at 6:30 p.m. Mayor Hilgart noted that Councilmember Bill Fair was sworn in prior to the special meeting. B. Manufacturer's Week Proclamation C. Approval of Agenda Councilmember Gabler moved approval of the agenda. Councilmember Murdoff seconded the motion. Motion carried unanimously. D. Approval of Meeting Minutes • Special Meeting Minutes from October 11, 2021 • Regular Meeting Minutes from October 11, 2021 Councilmember Murdoff moved approval of both sets of minutes. Councilmember Gabler seconded the motion. Motion carried unanimously. E. Citizen Comments Clarence McCarty, downtown business owner, commented on the downtown dumpster enclosure located on Block 35. The enclosure is being left unlocked and open for non-paying people to empty their garbage. He requested that the City notify participating business owners to make sure they lock it and look at providing better security. Staff will review the enclosures for any updates that can be made. F. Public Service Announcements • Downtown Trick -or -Treat is Thursday, October 28 from 4 — 6 p.m. G. Council Liaison Updates • EDA — Councilmember Davidson stated that the EDA approved the preparation of a wetland delineation and plans and specifications for grading and stormwater improvements for a portion of City/EDA property at Otter Creek Business Park. • 1-94 Coalition — Councilmember Gabler noted that there was a zoom meeting regarding grants. 2. Consent Agenda: Councilmember Fair moved approval of the Consent Agenda. Councilmember Gabler seconded the motion. Motion carried unanimously. A. Consideration of approving the payment of bills. Action taken: Approved the bill and purchase card registers for a total of $807,957.57. B. Consideration of approving new hires and departures for city departments. Action taken: Approved the hires for Parks and MCC and departures for MCC.. Parks, and DMV. C. Consideration of approving the sale/disposal of surplus city property for the Street Department. Action taken: No report this cycle. D. Consideration of approving an application for a temporary charitable gambling permit for a raffle to be conducted by the Monticello Chamber of Commerce for their annual banquet on December 3, 2021. Action taken: Application was approved. E. Consideration of adopting Resolution 2021-81 supporting the Wright County Local Option Sales Tax. Action taken: Resolutions 2021-81 was adopted. F. Consideration of approving annual Snowplowing and Ice removal Policy for the 2021-2022 snow season. Action taken: Approved the policy. G. Consideration of approving "The Pointes at Cedar" as the final name for the "Chelsea Commons" planning area and authorizing the corresponding correction of documents. Action taken: Approved `The Pointes at Cedar' as the final name. H. Consideration approving an Administrative Subdivision and Administrative Lot Combination for two parcels located in the Central Community District, General Sub -District and approving a Waiver of Application Fee & Escrow. Applicant: Mosbart Properties, LLC. Action taken: Approved the Administrative Subdivision and Administrative Lot Combination based on findings in Resolution PC-2021-042 and the conditions of approval as required in the ordinance and Exhibit Z and approved the Waiver of Application Fee & Escrow based on the finding that the encroaching condition and non -conformity was created by the City of Monticello as the prior owner. I. Consideration of approving a Corrective Amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries. Applicant: City of Monticello. Action taken: Adopted Ordinance 764 approving a corrective amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries, based on findings to be made by the City Council. 3. Public Hearings: A. PUBLIC HEARING: Consideration of adopting Resolution 2021-82 approving an assessment roll for delinquent miscellaneous accounts to be certified to the County Auditor for 2022 payable tax year Jennifer Schreiber, City Clerk, presented the item. There was minimal discussion among City Council. Mayor Hilgart opened the public hearing. No one testified. Mayor Hilgart closed the public hearing. Councilmember Murdoff moved to adopt Resolution 2021-82 approving the assessment roll for delinquent miscellaneous accounts. Councilmember Davidson seconded the motion. Motion carried unanimously. B. PUBLIC HEARING: Consideration of adopting Resolution 2021-83 approving an assessment roll for delinquent utility accounts to be certified to the County Auditor for the 2022 payable tax year Jennifer Schreiber presented the item. There was minimal discussion among City Council. Mayor Hilgart opened the public hearing. No one testified. Mayor Hilgart closed the public hearing. Councilmember Fair moved to adopt Resolution 2021-83 approving an assessment roll for delinquent utility accounts. Councilmember Murdoff seconded the motion. Motion carried unanimously. 4. Regular Agenda: A. Consideration of an Appeal to Denial of Variance to Accessory Structure square footage maximum of 1,500 square feet and Consideration of approving a Conditional Use Permit for Accessory Structure exceeding 1,200 square feet for an existing single family residential use in the Central Community District, General Sub -District. Applicant: Clarence McCarty Steve Grittman, NAC, provided an overview of the request for appeal by the applicant. There was discussion among City Councilmembers. Mayor Hilgart commented that he did not believe approving the variance would set a precedent. He noted that in this situation, the applicant has a unique existing detached accessory structure and is seeking to add an attached garage to the home, which is different from the more common request of an existing attached garage and request for large, detached accessory structure. Councilmember Fair concurred. To allow the proposed two -stall garage addition, staff's proposal was that part of the barn would need to be removed because the total square footage of accessory garage space exceeds what is allowed by ordinance. Clarence McCarty, the applicant, addressed the City Council. He noted that the barn was there before the City was platted. The current house was built in 1926. He noted that it would not be feasible to remove a portion of the barn. Due to the uniqueness of the property, he requested that City Council reverse the decision by the Planning Commission denying the variance. Councilmember Fair moved to approve the variance from the maximum total garage space on a single-family parcel based on the uniqueness of the property, such as lot, age of structures, location in downtown area, and existing barn/garage structure preceded the house. Councilmember Murdoff seconded the motion. Motion carried unanimously. Mayor Hilgart moved to adopt the Conditional Use Permit as recommended by the Planning Commission, based on findings in Resolution PC-2021-035, and the conditions of approval as required in the ordinance and in Exhibit Z, excluding #2 and 3. Councilmember Davidson seconded the motion. Motion carried unanimously. B. Consideration of an amendment to the Affordable Storage Planned unit Development for Proposed Container Accessory Use. Applicant: Keith Burnham Steve Grittman, NAC, presented the item and noted that the Planning Commission unanimously recommended denial of the amendment. Staff also recommended denial of the amendment as the operation would be inconsistent with the intent of the land use specified by the Comprehensive Plan and, in addition, it is incompatible with the uses directly adjoining the subject property, particularly that of the single-family residential neighborhood to the south. It was also noted by staff that there should be a recommended removal date of November 15, 2021. When the original PUD was granted for commercial self - storage facility on this property, it was specifically noted that outdoor storage of materials on the site would not be permitted. Outdoor storage of materials is a use that is specifically relegated to industrial districts. Tim Dolan, Decklan Group on behalf of the applicant, addressed the City Council. Mr. Dolan explained that the applicant had read the PUD ordinance and believed the placement of containers was consistent with the ordinance. He also noted that the primary changes to the application are to the height and location of the containers. Mr. Dolan requested that they Council grant the amendment for a short-term use, up to 48 months. There was discussion among City Council. Councilmember Gabler commented that she would support the use for up to 48 months, with a review at 12 months. Councilmember Davidson agreed with 12 months because, in 12 months, Affordable Storage would have enough data on whether the use serves a purpose and would be able to build a structure. Councilmember Fair noted that he appreciated the investment the company has mode, but he would not support anything more than 12 months, as the City needs to consider the adjoining properties. Mayor Hilgart does not support the use, as it will set a precedent for facilities that have detached buildings such as those proposed. Councilmember Davidson added that this use would have never been allowed in the original PUD. Councilmember Murdoff commented that the City should allow based on the current business model originally allowed, with is storage. Staffs position is that the intent of the PUD was that there would not be materials stored outside the buildings. Councilmember Fair moved to affirm Planning Commission's denial of the request and require the removal of containers by November 15, 2021. Councilmember Davidson seconded the motion. Steve Grittman noted that there is a Council resolution in the packet, as proposed by staff, affirming the denial and listing the findings of fact for denial. Councilmembers Fair/Davidson had friendly amendment to motion to adopt Resolution 2021-85 denying a PUD Amendment for storage boxes on the Affordable Self -Storage site as outdoor storage based on findings in the stated resolution for denial and requiring the removal of the containers no later than November 15, 2021. Motion carried 3-2; Councilmembers Gabler and Murdoff voted against as they supported an interim use permit. Councilmember Gabler moved to adopt Ordinance 765 for PUD Amendment for the Affordable Storage Planned Unit Development, based on findings in Resolution 2021-85 for correction of language in Section (8)(c) to read as follows: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to " commercial uses, and as specifically identified by the approved final stage PUD plans but shall not include outdoor storage or other activities. Councilmember Fair seconded the motion. Motion carried unanimously. C. Consideration of authorizing the purchase of a replacement fire engine for $20,000 from the City of Clearwater Rachel Leonard, City Administrator, provided an update on the purchase. The request was because Engine 12 was damaged responding to a call. The engine was not a total loss and is being repaired. To maintain an adequate fleet, the proposed fire engine will be used in the interim. Staff is optimistic that the insurance proceeds will cover the repairs of Engine 12 and the cost of this replacement vehicle. This item will not be a permanent vehicle of the Fire Department and will be sold when Engine 12 is repaired. There was minimal discussion among City Council. Councilmember Fair moved to authorize the purchase of the fire engine. Councilmember Gabler seconded the motion. Motion carried unanimously. 6. Adjournment: By consensus, the meeting was adjourned at 8:03 p.m. Recorder: Approved: Jennifer Schreiber an Att Planning Commission Agenda — 10/05/2021 2C. Public Hearing —Consideration of a request for an Amendment to the Affordable Storage Planned Unit Development for proposed Portable Container Accessory Use. Applicant: Burnham, Keith Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 10/05/21 10/25/21 Additional Analysis by: Community Development Director, Chief Building and Zoning Official, Community & Economic Development Coordinator, Project Engineer, Fire Marshal ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. 1. Motion to recommend approval of a PUD Amendment for outdoor storage as provided in the application materials for the Affordable Self -Storage PUD, based on a finding that the proposed use would be consistent with the Comprehensive Plan objectives for uses and activities in the area and other findings to be made by the Planning Commission, and per conditions set by the Planning Commission as a part of the public hearing. 2. Motion to adopt Resolution No. PC-2021-037 (denial), based on findings as identified in said Resolution, and requiring the removal of the storage boxes from the site no later than .2021. 3. Motion to table action on Resolution No. PC-2021-037, subject to additional information supplied by staff and/or applicant. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self - Storage to correction of language in Section (8)(c). 1. Motion to recommend approval of a PUD Amendment for the Affordable Self -Storage Planned Unit Development for correction of language in Section (8)(c) to read as follows: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to *,gal commercial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. 2. Motion to table action on the proposed Amendment to Ordinance for Planned Unit Development for Affordable Self -Storage to correction of language in Section (8)(c). Planning Commission Agenda — 10/05/2021 REFERENCE AND BACKGROUND Property: Legal Description: Lot 11, Block 4, Groveland Addition PID: 155-125-004110 Planning Case Number: 2021-036 Request(s): Amendment to a Planned Unit Development to allow outdoor storage of rental storage containers Deadline for Decision: November 12, 2021 (60-day deadline) January 11, 2022 (120-day deadline) Land Use Designation: Community Commercial Zoning Designation: Affordable Self -Storage PUD District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Self Storage Facility Surrounding Land Uses: North: RV Dealership East: Vacant Commercial (Zoned B-3) South: Single Family Residential West: RV Dealership Project Description: The applicant proposes to utilize a portion of the current self - storage property along the westerly boundary, as well at the ends of several of the self -storage buildings on the property to store a series of "storage boxes". These units are delivered to the property and rented to individuals which are then used to self - store goods. The applicant indicates that the request is for a total of 58 such storage boxes of varying sizes, between 7.5 by 7.5 feet and 8 by 20 feet. The applicant has suggested that the units will be empty, although that is not expressly stated in the application narrative. The applicant has indicated in the past that the boxes would sit on the ground, without stacking, although that clarification is not made in the current application. The applicant previously proposed an amendment to the Affordable Storage Planned Unit Development for the 2 Planning Commission Agenda — 10/05/2021 introduction of storage boxes on the site, which was considered by the Planning Commission in August of 2021. The application was withdrawn prior to Council consideration. it is noted that several of these boxes have already been moved on to the site counter to the requirements of the original PUD approvals and are currently in violation of the Zoning Ordinance. ANALYSIS: Planned Unit Development (PUD) is a zoning technique that allows developers and the City to establish a set of development requirements which, while not meeting all of the specific standards of a traditional zoning district, are designed to exceed the City's objectives for the zoning district that would otherwise apply. The City's land use objectives are described in the Comprehensive Plan, and typically address various performance standards as well as classes of land use. In this case, the applicable land use classification in the Comprehensive Plan is "Community Commercial", and the underlying zoning district that would apply if the PUD zoning were not in place would be B-3, Highway Business. One of the primary objectives of the Comprehensive Plan is the orderly development and use of land, consistent with consideration for other land uses in the neighborhood of the subject property. As shown on the map below, and noted above, the subject property is in an area of mixed commercial and residential uses, indeed abutting residential development on one side of the property. The Community Commercial designation is designed to be a "low -scale" retail area along major roadways that serve the community. 3 Planning Commission Agenda — 10/05/2021 When the original PUD was granted for the commercial self -storage facility on this property, it was specifically noted that outdoor storage of materials on the site would not be permitted. In Monticello, outdoor storage of materials is a use that is specifically relegated to industrial districts. Such areas often create a significant amount of noise and other activity that is not compatible with neighboring "low -scale" uses, and particularly problematic for single-family residential areas, where outdoor activities rely on relative quiet and non -industrial activity on adjoining property. The applicant's narrative seeks to distinguish this use as "Open Sales" accessory use, as opposed to outdoor storage. However, "Open Sales" uses involve retail transactions where customers may visit the retail site, inspect the goods, pay for the materials, and transport them from the retailer. This type of transaction is distinguished from the current proposal in that the storage boxes are stored on the site, loaded, and delivered to off -site customers, all without the customer's ability to pick up and take any retail goods with them from the retail location. This is fundamentally not a retail activity, as would be implied by the "Open Sales" land use category. Further, the zoning ordinance definition for Outdoor Storage is directly applicable to the proposed use. That definition reads as follows: OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. Outdoor storage is prohibited in commercial districts and is specifically prohibited by the language of the Affordable Self -Storage PUD. The applicant's materials do not specify, but the process by which the storage boxes would be transferred to and from the site would be via truck and some manner of jack or crane, increasing the equipment activity and noise on the site. This activity is expected in an industrial area, but not in a commercial district, and especially not in proximity to a residential neighborhood. The proposed storage of these units on the property is therefore an industrial one, and incompatible with the proximity of the use to residential property. The narrative further notes that the original PUD district references accessory uses in the "Industrial" areas as potentially allowed uses in the Affordable Storage PUD District. While staff believes that the original reference is a typographical error— noting that outdoor storage was expressly not allowed in the district language — industrial use would be inappropriate in this 4 Planning Commission Agenda — 10/05/2021 location based on the impacts and discussion previously noted. As part of any amendment consideration, staff would request that the City amend the ordinance of the PUD to correct this language to "Commercial." Further, the City's fire department officials have noted concern with the storage of the proposed boxes on the site, which were not anticipated when the original plan was approved. The locations restrict fire -fighting access to portions of the property, most significantly, to the west side of the line of stored boxes along the west boundary of the site. Moreover, the revised site plan shows a large area of snow storage in the southwest corner of the site that would make the fire hydrant in that location inaccessible. The Fire Marshal has requested an apparatus turning template be prepared to demonstrate maneuverability within the site with the unit locations as proposed. As noted in prior review, there is one self -storage site in Monticello that was granted an interim use permit for temporary storage boxes in the past. That site is the Storage Link facility at Dundas Road and Cedar Street. The City granted the IUP for this site as a temporary measure to accommodate expansion of the facility. There are at least three major aspects of this prior approval that differentiate it from the Affordable Storage request. First, the Storage Link facility abuts undeveloped commercial land. There is no residential in near proximity to the site. Moreover, the facility sits at the intersection of roads that serve exclusively commercial properties west, north and south, and industrial property to the east. Second, the Storage Link temporary storage boxes are utilized as an interim storage use, and have only limited, if any, trucking and active machinery at the site. As such, there is much less likelihood of noise disruption to surrounding land uses, particularly as the adjoining property was anticipated to be vacant for some time. Finally, as noted, the permit granted was an Interim Use Permit, acknowledging that the proposed storage units were temporary in nature. While no adjoining development was anticipated in the near term, removal of the temporary storage is required at the expiration of the IUP term and adjoining development (now a part of the Chelsea Commons planning area) would then develop without the impacts of temporary storage on that site. In summary, the proposed storage box business would introduce what is commonly considered to be an industrial activity to the Affordable Storage PUD site. As noted, PUD requires a finding that the proposed development meets and exceeds the City's land use goals in exchange for relaxation of certain zoning requirements. Introduction of an industrial use on property guided for "low -scale" commercial use, adjacent to a low -density single-family neighborhood would be counter to this requirement. 5 Planning Commission Agenda — 10/05/2021 STAFF RECOMMENDED ACTION For Decision 1, Staff recommends Alternative 2, denial of the PUD Amendment. As noted in this report, the addition of outdoor storage, and the nature of the storage in question which would entail heavy equipment and truck operations to support it, would be inconsistent with the intent of the land use direction specified by the Comprehensive Plan, and incompatible with the uses directly adjoining the subject property, particularly that of the single-family residential neighborhood to the south of the subject property. For Decision 2, Staff recommends Alternative 1, which would correct the prior error in the adopted ordinance for the Affordable Storage PUD consistent with the intent of the original approved plans. Staff would ask the Planning Commission to specify a removal date within their motion. Per ordinance, staff typically allows up to 30 days for correction of a code violation. SUPPORTING DATA A. Resolution PC-2021-037 B. Aerial Site Image C. Applicant Narrative D. Proposed Site Plan and Detail E. Affordable Self -Storage PUD Ordinance F. Ordinance Excerpts G. Monticello 2040 Vision + Plan, Excerpts Z. Conditions of Approval EXHIBIT Z Lot 11, Block 4, Groveland Addition Affordable Storage PUD Amendment 1. If Planning Commission motions to recommend approval of the amendment to PUD to allow the proposed storage units, staff would recommend that Commission provide a list of conditions applicable to the proposed use on the site. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 RECOMMENDING DENIAL OF AN AMENDMENT TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT REVISING THE SITE USES IN THE AFFORDABLE STORAGE PUD ZONING DISTRICT, AND AMENDING FOR CORRECTION THE LANGUAGE OF SAID DISTRICT TO REMOVE REFERENCES TO INDUSTRIAL ACCESSORY USES WHEREAS, the applicant has submitted a request to revise certain aspects of an existing self -storage project, including the addition of outdoor storage and handling of individual "storage boxes"; and WHEREAS, the site is zoned PUD, Planned Unit Development, and is subject to a previously approved Planned Unit Development ordinance; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the applicant has provided updated materials describing the changes, which are associated with industrial uses in Monticello's land use regulations; and WHEREAS, the uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial", and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, references in the current language of the Affordable Storage PUD District to industrial accessory uses require amendment to delete said references and clarify the prohibition of such uses; and WHEREAS, the Planning Commission held a public hearing on October 51", 2021 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 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 denial: The proposed uses are inconsistent with the intent and purpose of the Affordable Storage PUD Zoning District. The proposed uses are inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area. The impacts of the improvements exceed those anticipated by the existing and future land uses and cannot addressed through standard review and ordinances as adopted. 4. The planned amendments do not meet the intent and requirements of the applicable zoning regulations. 5. The existing storage uses related to this request for amendment are not consistent with the terms of the approved PUD and must be removed from the site no later than .2021. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council denies the Planned Unit Development Amendment for Affordable Storage and amend the language of the Affordable Self -storage District to remove references to Industrial accessory uses. ADOPTED this 51" day of October, 2021 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Paul Konsor, Chair ATTEST: Angela Schumann, Community Development Director 2 Keith Burnham I Amendment to PUD for Accessory Use Created by: City of Monticello Lot 11, Block 4, Groveland Addition I PID:155125004110 1 10111 Innsbrook Drive Parcel ID 155125004110 Alternate ID n/a Owner Address KB PROPERTIES LLC Sec/Twp/Rng 10-121-025 Class 234- INDS LAND & BLDGS PO BOX 1677 Property Address 10111 INNSBROOK DR Acreage n/a MONTICELLO, MN 55362 MONTICELLO District 1101 CITY OF MONTICELLO 882 H Brief Tax Description Sect-10Twp-121 Range-025 GROVELAND ADDN Lot-011 Block-004 (Note: Not to be used on legal documents) KB Properties PUD Amendment and Corresponding CUP Affordable Storage provides public self storage, with multiple locations in MN. The company has invested nearly $4MM in its 6.28 acre Monticello location and has provided a much needed service to the community. In addition to providing an in -demand service for local residents, Affordable Storage also contributes over $62,000 in annual property taxes, while placing very little demand on municipal services. In September of 2017, the City Council approved a PUD for Affordable Storage, located at 10111 Innsbrook Drive, and recently approved an amendment related to screening on this property (October 2020). Affordable Storage is proposing Accessory Use activities identified as "Open Sales" in the MZO within their current PUD. Subsection C of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance (MZO) outlines the permitting of an Accessory Use as follows: (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. "Open Sales" is defined on Page 495 of the MZO as follows: OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. As the display, leasing and sale of a "Portable Container" (Defined in MZO Page 499) is not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking, the proposed use being defined as "Open Sales" is accurate. "Open Sales" is identified as an allowed Accessory Use, with a Conditional Use Permit (CUP), in the underlying B3 Zoning District, as well as the 11 Zoning District as outlined in Table 5-4 on Page 415 of the MZO. Subsection E of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance goes on to establish the method for amending the existing PUD for this Accessory Use CUP as follows: (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (O,)(10. The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Therefore, Affordable Storage, in accordance with the MZO, is applying for an Amendment to its existing PUD to grant a CUP for "Open Sales" as an Accessory Use. Affordable Storage is asking to be granted a PUD Amendment and CUP to allow for the utilization of 5,687 sq ft of at -grade space for the purpose of selling and renting merchandise and for the storing of the same prior to sale. This represents less than 7.5% of the current building space on site and 2% of the total land area of the parcel. This puts the request well within the Accessory Use guidelines as written in the MZO. The proposed locations for displaying varying size portable containers are outlined in the attached site -plan. This plan allows the maintaining of adequate site -circulation, fire access and snow removal. The area utilized for "Open Sales" will be neatly organized and screened from public view at a much higher standard than similar uses in the immediate area. There will be no assembly or manufacturing on site. All portable containers will be assembled off -site prior to being brought to the location to be displayed for the purpose of selling and/or renting. Although this accessory use will not substantially increase the amount of traffic, or noise at the site, Affordable Storage is willing to limit the hours for placement and replacement of the portable containers to Monday through Friday, between the hours of 10 a.m. and 4 p.m. Affordable Storage currently operates at 98% capacity for it's fixed location self -storage products indicating there is still substantial market demand for this use in the community. The addition of this Accessory Use will allow the company to not only serve more community members, but also serve them in a more convenient and affordable manner, capturing a growing trend in its industry. The proposed use has little to no measurable impacts on adjacent land owners, the general public right-of-way, or local infrastructure. There will be no changes to lighting, signage, garbage, or any other elements of the property. There will be no changes to the amount of impervious surface, or drainage on the site. Affordable Storage feels that this is an ideally suited location for this use and the request is in harmony with the area as well as the spirit of its original PUD. ir SNOW STORAGE AREA = 6,055 SF h'f A SNOW STORAGE AREA = 5,330 SF 2ox8, 2px8, 2oX8, 1018, 2018 2U r8, 10X8 10, co o� 4 EA - 15'X8' p / STORAGE CONTAINERS i �\EGG \ SNOW STORAGE S�\EGG 4 EA - 7.5'X7.5' STORAGE CONTAINERS a. \\� 2 EA - 15'X8' Q) 1 STORAGE CONTAINERS 3 EA - 8'X8' o,/ G STORAGE CONTAINERS V\�O 2 EA5' 8' 1� STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 1 EA - 20'X8' STORAGE CONTAINER �0- �\EGG *4 4 EA - 7.5'X7.5' STORAGE CONTAINER �Q o, 4 EA - 7.5'X7.5' STORAGE CONTAINERS 4 EA - 7.5'X7.5' / STORAGE CONTAINERS\Cj 4 EA - 7.5'X7.5' STORAGE CONTAINERS / SNOW STORAGE AREA = 15,525 SF / d d SNOW STORAGE AREA = 14,650 SF EpE EOF la � � al r X 0 30' SCALE: 1" = 30' LEGEND: 15'X8' PROPOSED STORAGE CONTAINER (SIZE OF UNIT INDICATED ON PLAN) SNOW STORAGE AREA SITE PLAN NOTES: 1. PROPOSED STORAGE POD CONTAINERS SHALL BE LOCATED ON EXISTING IMPERVIOUS SURFACE IN LOCATIONS SHOWN ON THE PLAN. 2. SNOW SHALL BE STORED IN LOCATIONS INDICATED ON PLAN. SITE PLAN INFORMATION: PARCEL AREA: • 6.28 ACRES ± SITE DATA EXISTING / PROPOSED PAVEMENT AREA 121,956 SF BUILDING AREA 76,144 SF PERVIOUS AREA 75,316 SF TOTAL AREA 273,416 SF PROPOSED STORAGE CONTAINERS CONTAINER SIZE AREA (SF) NO. OF CONTAINERS TOTAL AREA (SF) OF STORAGE 20' X 8' 160 17 2,720 15' X 8' 120 10 1,200 8' X 8' 64 3 192 7.5' X 7.5' 56 281 1,575 TOTAL AREA OF CONTAINERS 5,687 EXISTING BUILDINGS AREA (SF) BUILDING 1 3,364 BUILDING 2 4,530 BUILDING 3 5,130 BUILDING 4 4,530 BUILDING 5 5,130 BUILDING 6 4,530 BUILDING 7 5,130 BUILDING 8 4,230 BUILDING 9 5,130 BUILDING 10 3,930 BUILDING 11 5,130 BUILDING 12 3,930 BUILDING 13 5,130 BUILDING 14 3,030 BUILDING 15 5,130 BUILDING 16 5,130 BUILDING 17 3,030 TOTAL 76,144 STORAGE CONTAINER: z O D_ U U7 w 0 uO N 0 U 0 U 0 U 0 v N p O N m m m 0 w z z Y O Q W C2 CD Lu D D D U D IL Z MI* 0 v 10� Z w Zm N W (n Y C oW coV_ W li QW 9 U. .. C7f/1 WN �WH~0�0 y� Q cow m yN r1� ♦^ mzz rLco LL v Oaj°C WWO 0 Z5 z JVW o - OJ W �H a A U w z z w J Q o Q U z u r QC Q O = LL U C Q w J Ln O 0- J W DC O W 0o U u c/) p~ L/) z z I= 0 0 2 0 ILL ILL LL G 0 LL m O Q U F-- U SHEET NO. c I CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (b) Permitted Uses. Permitted principal uses in the Autumn Ridge PUD District shall be single family residential uses as found in the "T-N", Traditional Neighborhood Zoning District, subject to the approved Final Stage Development Plans and development agreement dated September 1 lth, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the T-N District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses as allowed in the T-N District, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Autumn Ridge PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the T-N, Traditional Neighborhood District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (8) Affordable Self -Storage PUD District (a) Purpose. The purpose of the Affordable Self -Storage PUD District is to provide for the development of certain real estate subject to the District for commercial land uses. (b) Permitted Uses. Permitted principal uses in the Affordable Self -Storage PUD District shall be self -storage uses as found in the B-3, Highway Business District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated September 11, 2017 and development agreement dated September I Vh, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the B-3 District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. Page 222 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. (d) District Performance Standards. Performance standards for the development in the Affordable Self -Storage PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the B-3, Highway Business District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (9) Rivertown Suites PUD District (a) Purpose. The purpose of the Rivertown Suites PUD District is to provide for the development of certain real estate subject to the District for multiple family residential land uses. (b) Permitted Uses. Permitted principal uses in the Rivertown Suites PUD District shall be multiple family residential uses as found in the R-4, Medium - High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated July 23, 2018 and development agreement dated September 7, 2018, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Rivertown Suites PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium -High Density Residential District shall apply. City of Monticello Zoning Ordinance Page 223 CHAPTER 5: USE STANDARDS Section S.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures • Accessory Building — P P P P P P P P P P P P P P P P minor 5.3 D1( 1 I ( Accessory Building — P P P P P P P C P P P P P P P Pmajor 5.3 D 2 Adult Use — accessory LP] C 5.3 Q 3 Agricultural Buildings 5.3 LQJ 4 Air Conditioning Units P I P P P P P P P P P P P P P P P Automated Teller Machines (ATMs) P P P P P P P P S. 3(D)(51 Automobile Repair — C Major 5.3f D)(6) Automobile Repair — Minor C C 5.3 UD 7 Boarder(s) P P p 5.3 D 8 Bulk Fuel Sales/Storage P P P C ICI C 5.3 D 9 Cocktail Room (Retail Sales Accessory to Micro- C C C C C C Distillery) 5.3(Dj(10) Co -located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(E) Columbarium (Accessory P P P P P P P use to Cemeteries) 5.3(D(1 1) Commercial Canopies P P P P P P P P 5.3(D 12) Commercial Transmission/ Reception Antennae/ C C C C C C Structures 4.13(D) Donation Drop-off P P Containers 5.3 D 13 Drive -Through Services P P P C P P P 5.3 Q14 Entertainment/ Recreation C C C C 14 5.3 D 15 — Outdoor Commercial Fences or Walls p p p p p p p p p p p p p p p P 4.3 Greenhouse/Conservatory p p p p p p p P P P P P P P P P 5.3 D 16 non-commercial Heliports C C C C C 5.3 D 17 Home Occupations P P P P P P P p p P 5.3 D 18 Indoor Food / p p p p p p p p 5.3 D 19 Convenience Sales Page 414 City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses 9 , . ' - -. Indoor Storage P P P P p P 5.3 D 20 Incidental Light p p p p P 5.3(D)(21) Manufacturing Machinery/Trucking :�iEc 5.3(D)(22) Repair & Sales Office P P P P P P none Off-street Loading p p C P P P P P P P 4.9 Space Off-street Parking P P P P P P P P P P P P P P P P 4.8 Open Sales P h C C C 5.3(D(23) Operation and storage of agricultural P 5.3(D)(24) vehicles, equipment, and machinery Outdoor Seating — Accessory to restaurant, bar, production brewery with P\C P\C P\C P\C 5.3(D)(25) taproom, microdistillery with cocktail room, and/or brewpubs Outdoor Sidewalk Sales & Display P P P P P P P P 5.3(D)(26) (businesses) Residential 5.3(D)(27)(a) Outdoor Storage P P P P P P P P P P Industrial 5.3 D 27 b Park Facility Buildings & P P P P P P P P P P P P P P P P 5.3(D)(28) Structures (public) Private Amateur 4.13(B Radio P P P P P P P P P P P P P P P P Private Receiving Antennae and P P P P P P P P P P P P p p p p 4.13(C) Antenna Support Structures City of Monticello Zoning Ordinance Page 415 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses Retail Sales of Goods (as P P P P P P C C 5.3(D)(29) part of an office or industrial use Shelters (Storm or P P P P P P P P P P P P P P P P 5.3(D)(30) Fallout Sign(s) P P P P P P P P P P P P P P P P 5.3 Q 31 Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(32) Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(33) Taproom (Retail Sales C C C C C C 5.3(D)(34) Accessory to Production Brewer Large Trash Handling and P P P P P P P P P P P P 5.3(D)(35) Recycling Collection Area Wind Energy Conversion C C 7 C C C 5.3(D)(36) System, Commercial Wind Energy Conversion C C C C C C C C C C C C C C C C 5.3(D)(37) System, Non-commercial Wireless Telecommunications Support Structures C C C C C C C 4 3 (E1 4.3(Fl (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Building — Minor (a) Minor accessory buildings do not require a building permit, but shall comply with all applicable zoning regulations. (b) In the M-H district, one minor accessory building for storage of equipment and refuse is permitted for each manufactured home provided the accessory building can meet all required setbacks, and is designed of weather resistant material that will enhance the general appearance of the lot. (2) Accessory Building — Major (a) In all residential districts except M-H, the following shall apply: (i) Size Page 416 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots or on the effective date of any amendment of this Ordinance, that does not comply with the use regulations of this Ordinance or the amendment. NURSING HOME (CONVALESCENT HOME): A facility that provides nursing services and custodial care generally on a 24-hour basis for two or more unrelated individuals who for reasons of illness, physical infirmity, or advanced age, require such services; but not including hospitals, clinics, sanitariums, or similar institutions. OBSTRUCTION (in relation to flood plains): Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel modification, culvert, building, wire, fence, stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any channel, watercourse, or regulatory flood plain which may impede, retard, or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water. OFFICE USE: An establishment primarily engaged in providing professional, financial, administrative, clerical, and similar services. OFF-STREET LOADING SPACE: A space accessible from the street, alley or way, in a building or on the lot, for the use of trucks while loading or unloading merchandise or materials. Such space shall be of such size as to accommodate one (1) truck of the type typically used in the particular business. OPACITY (OPAQUE): A measurement indicating the degree of obscuration of light or visibility. An object that is 100% opaque is impenetrable by light. OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. OPEN SPACE: An area on a lot not occupied by any structure or impervious surface. OPEN SPACE, USABLE: A required ground area or terrace area on a lot which is graded, developed, landscaped, and equipped and intended and maintained for either active or passive recreation or both, available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and their guests. Such areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs, driveways, and parking areas shall not constitute usable open space. City of Monticello Zoning Ordinance Page 495 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots ORDINARY HIGH WATER (new shoreland district code): The boundary of public waters which may include wetlands, and shall be an elevation delineating the highest water level which has been maintained for a sufficient period of time to leave evidence upon the landscape, commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial. For watercourses, the ordinary high water level is the elevation of the top of the bank of the channel. For reservoirs and flowages, the ordinary high water level is the operating elevation of the normal summer pool. OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. OUTPATIENT CARE: Medical examination or service available to the public in a hospital. This service is provided without overnight care and shall be considered a separate, independent, principal use when combined or operated in conjunction with a hospital. OWNER: The person or entity with a legal or equitable interest in the land on which the construction activities will occur. PARAPET: A low wall which is located perpendicular to (extension of front wall) a roof of a building. PARK FACILITY, ACTIVE: A park or recreation facility that includes one or more of the following: buildings, lighting, ball fields, tennis courts, swimming pools, skate parks, golf courses, or other active sports facilities. Active park facilities will commonly include benches, picnic areas, trails, sidewalks, and other similar features. PARK FACILITY, PASSIVE: A park or recreational facility that does not include the construction of facilities, lighting, or development of ball fields or other active sports facilities. Passive parks may include benches, picnic areas, trails and sidewalks. PARKING, OFF-STREET: The act of keeping a passenger vehicle as defined herein and/or small commercial vehicles, recreational vehicles and emergency vehicles as defined herein, on an approved parking space, properly surfaced, for a period of less than twenty-four (24) hours. PARKING BAY: The parking module consisting of one or two rows of parking spaces or stalls and the aisle from which motor vehicles enter and leave the spaces. PARKING ISLAND: Landscaped areas within parking lots used to separate parking areas and to soften the overall visual impact of a large parking area from adjacent properties. Page 496 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots RIVER, TRIBUTARY: Rivers in the Protected Public Waters Inventory that are not classified by the DNR as an agricultural, forested, remote or transition river. ROOF: The exterior surface and its supporting structure on the top of a building or structure. The structural makeup of which conforms to the roof structures, roof construction and roof covering sections of the International Building Code. ROOT ZONE: The area inside the dripline of a tree that contains its roots. SCHOOL, Pre-K-12: A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, HIGHER EDUCATION: A public or private non-profit institution for post- secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT: A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT CONTROL: Measures and methods employed to prevent sediment from leaving the site. SELF -STORAGE FACILITY: A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer's goods or wares. SEDIMENT: The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth's surface either above or below water level. City of Monticello Zoning Ordinance Page 501 FUTURE LAND USE MAP COMMERCIAL DESIGNATIONS There are four commercial and mixed land use designations as follows: Community Commercial A Community Commercial designation applies to existing commercial uses along State Highway 25, School Boulevard and Chelsea Road, as well as other small pockets of Monticello that include existing shopping centers, retailers and entertainment uses. The intent of Community Commercial is to provide locations for everyday retail goods and services generally oriented to a city-wide basis. Regional Commercial A Regional Commercial designation applies to areas targeted for uses that serve the traveling public and larger retail uses and commercial development intended for a regional market. This designation is generally applied to various areas along the Interstate 94 corridor with high visibility. The development character of the regional commercial development will continue to be auto -oriented, large format commercial uses such as `big -box' uses and other uses that require a large parking area. Looking to the future, opportunities for connectivity and design linkages between such development and nearby uses and neighborhoods will be emphasized. Downtown Mixed -Use The Downtown Mixed -Use category identifies and designates the downtown area as a primary development focus for downtown intended to improve, revitalize and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small Area Plan. The goal is to transform downtown into a thriving commercial area with new mixed -use, specialty retail and restaurant uses with enhanced streetscape and pedestrian amenities. Entertainment uses, co -working spaces, boutiques and cafes are also envisioned. New downtown development should also embrace and be oriented towards the river whenever possible. Commercial/Residential Flex The Commercial/Residential Flex designation encourages the mix of flexible and compatible development of commercial, office, retail and residential uses in limited areas of the city on the same or adjacent properties. The purpose of this designation is to give the city and property owners flexibility for future land use based on market demand. The Commercial/Residential Flex designation is applied to a few of the remaining large vacant parcels in the City including the parcels located south of Chelsea Road and north of School Boulevard and centered along Dundas Road. This designation is also applied to parcels located between Interstate 94 and 7th Street West. These properties may be developed as commercial, residential, or mixed land uses under the city's PUD zoning, subject to review and approval of the City. u)" F F Park/OpenSp— Cemetery TABLE 3.3.- FUTURE LAND USE COMMERCIAL ACREAGES Source: Monticello Downtown Small Area Plan (2017) 60 (« LAND USE, GROWTH AND ORDERLY ANNEXATION COMMUNITY COMMERCIAL (CC) The Community Commercial designation includes low -scale retail, service, and office uses located along the City's arterials and collector streets. Some of these areas are developed as auto -oriented "strip" shopping centers while others are freestanding offices, commercial uses, or clusters of businesses intended to meet the needs of the community at large. Typical retail uses would include supermarkets, drug stores and miscellaneous local -serving retail stores and services. Typical office commercial uses might include banks, finance, real estate, medical and dental offices, and professional services. Typical service commercial uses might include gas stations, restaurants including fast food, used car sales, and minor auto repair businesses. Primary Mode Vehicular with access to collectors and arterials l Transit or l shuttle service Secondary Mode Shared bike/ pedestrian facilities 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.30 to 0.50 B-2 • Height - Limited Business District 1-2 stories • Lot Area I B-3 N/A Highway Business District MONTICELLO 2040 VISION + PLAN MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 5th, 2021- 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Paul Konsor, Andrew Tapper, Eric Hagen and Teri Lehner Commissioners Absent: Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and Ron Hackenmueller 1. General Business A. Call to Order Chairperson Paul Konsor called the regular meeting of the Monticello Planning Commission to order at 6:00. B. Consideration of approving minutes a. Special Meeting Minutes — July 6, 2021 b. Regular Meeting Minutes — August 7th, 2021 c. Regular Meeting Minutes — September 71h, 2021 ERIC HAGEN MOVED TO APPROVE THE AUGUST 7th AND SEPTEMBER 71h PLANNING COMMISSION MEETING MINUTES. TERI LEHNER SECONDED THE MOTION. MOTION APPROVED UNANIMOUSLY, 4-0. ERIC HAGEN MOVED TO TABLE THE JULY 61h SPECIAL MEETING MINUTES APPROVAL; PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4-0. C. Citizen Comments None D. Consideration of adding items to the agenda None E. Consideration to approve agenda ANDREW TAPPER MOVED TO APPROVE THE OCTOBER 5, 2021, PLANNING COMMISSION MEETING AGENDA, ERIC HAGEN SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 4-0. 2. Public Hearing A. Public Hearing — Consideration of request for Amendment to Planned Unit Development for expansion of an existing Vehicle Sales & Rental use in a B-3 (Highway Business District). Applicant: Ashbrook, Aeron Planning Commission Minutes —October 5, 2021 Steve Grittman provided an overview of the application. The PUD that is in place in this location was put in place to accommodate the shared access between West Metro as well as Cornerstone. The expansion would be an addition to the already existing building on site. The applicant provided two different plans for the one expansion proposed. The first one included service bays for vehicles to be worked on, the second set of plans also included the service bays, but also had a second story on the expansion for office space. If plans are approved, the applicant will move forward with the plans that include the second story. The expansion would have very little impact on the site plan. This use is an allowed use in the zoning district and the expansion fits the site, causing no setback issues. Staff believes the use is consistent with both the function of the property as well as the intent of the PUD. Staff recommends approval of the amendment to the conditional use permit with the conditions noted in Exhibit Z. Eric Hagen asked how far the building would be from the Child Care Center next to it following completion of the expansion. Stephen Grittman said that the site plan showed a setback of about 35 from the property line and that there is a parcel that divides the property lines of both West Metro and the Child Care Center, which is roughly another 20 feet. The total space separating the two is about 55 feet. Paul Konsor opened the public hearing, hearing no comments, the public hearing was closed. Eric Hagen said that he believes it is a good use for the space and agrees with the staff s recommendation. Andrew Tapper said he did not see an issue regarding parking on the site. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-034, RECOMMENDING APPROVAL OF AMENDMENT TO THE PLANNED UNIT DEVELOPMENT, BASED ON THE FINDINGS IN SAID RESOLUTION ON THE CONDITIONS IDENTIFIED IN EXHIBIT Z, ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY 4-0. EXHIBIT Z Conditions for Approval Planned Unit Development Amendment for West Metro Buick GMC 1. The site plan shall be modified to specify intended off-street parking areas and related drives aisles. 2. The applicant address, to the satisfaction of the City, the handling of increased parking demand which may result from the addition of 2,736 square feet of new office space included in the "Plan B" development option. This dedicated parking should include adequate parking for employee counts under either option, and avoid on -street parking needs. Planning Commission Minutes —October 5, 2021 3. The height of the two-story development option (Plan A) shall be reduced to 30 feet. 4. The submitted building elevations shall be modified to specify intended finish materials that match the existing structure. 5. All new site signage shall be subject to sign permit processing. 6. Issues related to site grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. B. Public Hearing — Consideration of a request for Conditional Use Permit for Accessory Structure exceeding 1,200 square feet and a Variance to Accessory Structure square footage maximum of 1,500 square feet and Variance to side yard setback for an existing single-family residential use in the Central Community District, General Sub -District. Applicant: McCarty, Clarence Steve Grittman provided an overview of the land use application request. Grittman noted that there are three proposed resolutions, two of which needed action. The one is for the Conditional Use Permit and the other two have to do with the Variance request. The applicant is looking to add 20-foot-wide garage on the east side of the house. The setback would be met as it is 6 feet from the property line. The added square footage of the garage would put the total square footage of accessory structures over 1,900 sq ft. The zoning code calls for single-family homes to not have more than 1,500 sq ft of accessory structures, but the code also calls for single-family homes to have an attached 2-car garage. The issue brought forth would be whether to allow the applicant to exceed the threshold of 1,500 sq ft after the Condition Use request. Staff believes that the attached garage is a consistent use for the site. Grittman noted the variance request to exceed 1,500 sq feet has been seen recently in the past and has been denied subsequently. Staff s recommendation is to approve the Conditional Use Permit to exceed the 1,200 sq ft threshold up to 1,500 sq ft but deny the variance to exceed the 1,500 sq ft threshold. An option observed by staff would be to reduce the size of existing accessory structure to meet the maximum of 1,500 sq ft. Eric Hagen asked if there was any historical significance to the barn on the property where making changes to it would be a problem. Grittman responded that it is not on the historic register. Paul Konsor asked if there was an aerial view of the barn on site, to know that there were no additions to the barn since its first construction. Grittman responded saying that just based on observation of what information is currently available, it does look like it was added on at a later date. Andrew Tapper asked for clarification there is no verification of the age of the building. Grittman noted that the applicant would be able to better answer that question. Charlotte Gabler asked if the commission had been approached about a similar Planning Commission Minutes —October 5, 2021 situation with the applicant prior to this hearing. Grittman confirmed that the applicant had submitted a similar application for a different parcel. Paul Konsor opened the public hearing. Applicant Clarence McCarty said that there is no documentation regarding the age of the barn but is aware that it is over 150 years old. A colleague at the Wright County historical Society had told him that the barn used to be the town's livery stable. McCarty confirmed that the barn has been added on to, but it would not be applicable to remove any parts of the barn. Eric Hagen noted that it has been allowed before for applicants to go above the 1,200 square feet. Hagen also understands the use of the barn, the option is there to remove parts of accessory structures to meet the 1,500 square foot maximum, but it is not desirable. Steve Grittman clarified that variances were decided by hardship, meaning there is no other option. That has since changed to practical use, where as long as it seems like a reasonable request, the variance could be granted. Eric Hagen asked Steve Grittman if it still true that variances can be approved only if all conditions were met. Grittman responded saying that to approve a variance, the essentials include a unique condition to the property, that said condition was not created by the applicant, and that same condition creates practical difficulty in terms of putting the property to reasonable use. The term "reasonable use" offers flexibility in its definition. Eric Hagen said that it is certainly unique to have a barn in the middle of down. But it does not restrict the property from reasonable use. He also noted that even though the specific impeding structure may be a unique situation because it is a barn, if it was another type of structure causing the same problem, those two situations would be one in the same. Applicant Clarence McCarty noted that this condition was in fact not created by himself (the applicant) as the barn was built before the town was created. It would be difficult to remove any parts of accessory structures on the property, but believes the attached garage is a necessary structure for the property. Andrew Tapper said that if there was some validation of the significance of the barn, it would be a different story. Eric Hagen agrees with Tapper saying that if something makes this barn unique to any other structure, then it would be clearer to the variance approval. Hagen also noted that it may be a good idea to look at the separation between hardship and reasonable use noted earlier, this would also potentially give the applicant more time to see if there actually is some historical significance to the barn. Hearing no more public comments, Paul Konsor closed the public hearing. Paul Konsor said that his opinion is that any property has limitation to it, the Planning Commission Minutes —October 5, 2021 barn is in use and being utilized and the homeowner, due the ask for expansion, has outgrown the property. Unless there is something from a historical society, he could not see reason to approve the variance. Teri Lehner concurs with Paul Konsor that if there is something to make this historically significant beyond the barn just being old, then the variance would be easier to approve. Steve Grittman noted that it is discussed in the staff report that if the planning commission is looking for a way to approve this, those factors would need to be addressed, such as information claiming historical significance on the barn. Andrew Tapper asked that if the CUP was approved but the variance was denied, could the applicant come back with the variance to try to get it approved again. Grittman responded saying that they would need to do it within six months, or they could appeal it to the City Council. Councilmember Charlotte Gabler asked Steve Grittman if they approved the CUP and removed the part in exhibit z regarding the removal of existing accessory buildings to meet the 1,500 square foot maximum and said this property has met its max capacity for square footage and could not ask again, could that be possible. Steve Grittman said that could be a condition on the CUP, but it is unlikely to make this a binding agreement down the road, due to new councils being able to overturn the decision. Paul Konsor suggested approving the CUP and tabling the decision on the variance. Andrew Tapper asked the staff about the application deadline if the variance decision was tabled. Angela Schumann said that staff would need to send the applicant an extension letter, or the applicant would have to waive their 60-day timeline. Commission would have until December 23rd5 2021, to make a decision on the variance. Eric Hagen believes that historical significance might not have anything to do with approving or denying the variance. Andrew Tapper responded that the commission would be looking for something binding or official. Eric Hagen does not see a way that this variance could be approved without it causing problems in the future with other decisions. Decision 1: Consideration of a Conditional Use Permit for a detached garage with a total of more than 1,200 square feet on a single-family parcel. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-035, RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT, BASED ON THE FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS OF APPROVAL AS REQUIRED IN THE ORDINANCE AND IN EXHIBIT Z. SECONDED BY PAUL KONSOR. MOTION CARRIED UNANIMOUSLY 4-0. Planning Commission Minutes —October 5, 2021 Decision 2: Variance from the maximum total garage space on a single-family parcel. ERIC HAGEN MOVED TO ADOPT RESOLUTION NO. PC 2021-036 (DENIAL), DENYING THE VARIANCE FOR A DETACHED GARAGE EXCEEDING THE TOTAL SQUARE FOOTAGE ALLOWANCE OF 1,500 SQUARE FEET ON A SINGLE-FAMILY PARCEL, BASED ON THE FINDINGS IN SAID RESOLUTION. SECONDED BY TERI LEHNER. MOTION CARRIED 3-1 WITH PAUL KONSOR VOTING IN OPPOSITION. EXHIBIT Z Conditions for Approval Conditional Use Permit for 319 W 3rd St 1. A portion of the existing accessory building shall be removed such that a setback of not less than 6 feet is maintained along the north property line. 2. The amount of accessory garage (storage) space on the property shall not exceed 1,500 square feet. 3. No accessory buildings other than the new attached garage and the reconstructed detached building are permitted on the property. 4. The proposed attached garage is constructed per the provided plans. 5. No business use may be made of the building, and such building is utilized solely for the storage of personal residential equipment and materials. 6. The exterior materials used to finish the new attached accessory structure must match the existing home in material type and color. 7. No exterior lighting be attached to the garage that will glare onto adjoining property. 8. All exterior parking and storage shall meet the requirements of the zoning ordinance, and existing residential trailers, equipment, and other storage is removed from the site, lawfully parked in the rear yard, or stored in the accessory buildings on the property. 9. The disturbed areas of the site shall be seeded or sodded within one calendar year of the issuance of a certificate of occupancy. 10. Recommendations of the City Engineer. 11. Comments and recommendations of other staff. Planning Commission Minutes —October 5, 2021 C. Public Hearing — Consideration of request for an Amendment to the Affordable Storage Planned Unit Development for Proposed Portable Container Accessory Use. Applicant: Burnham, Keith Steve Grittman provided an overview of the land use application request. Grittman notes the applicant states that in the language of the PUD district, outdoor storage is an accepted accessory use, but staff believes this is a typographical error. As part of the original approval of the PUD, outdoor storage was not intended to be allowed. Staff believes the intent of the application was to accommodate a low -intensity commercial use in this location give its proximity to the residential area, which is consistent with the comprehensive plan in this area. The addition of the storage boxes to the site would introduce more traffic to the site, particularly equipment that would move these boxes on and off the site. Staff believes this is incompatible with the way the district was originally designed. The applicant suggests that the storage boxes are a form of outdoor display, which is allowed in some commercial areas in Monticello. In staffs view, this type of use differs from outdoor display. Staff recommends denial of the amendment to the planned unit development as proposed. Eric Hagen asked how this application is different from the one the applicant submitted in the month of August. Steve Grittman responded that the applicant withdrew the application prior and reconfigured the layout of the site and rewrote the application in a different form. Paul Konsor asked to clarify the decision on the table. Grittman clarified by describing the first decision as the amendment to the planned unit development proposed by the applicant. The second decision is from the City of Monticello staff that would correct the wording in the existing in the PUD, as the intent of the language was to reflect commercial uses, rather industrial uses. Eric Hagen asked if this language was specific to this Planned Unit Development. Grittman confirmed that this language is specific to this Planned Unit Development. Paul Konsor asked what the language clarification of language would do to the PUD. Grittman responded by saying that the applicant was relying on the language to allow this use the applicant is applying for. Staff is looking to clear this up so future confusion wouldn't be necessary. Tapper added on saying that this PUD has always been a Commercial district and not Industrial. Paul Konsor asked to clarify that conditions within a PUD is specific to the property the PUD relates to. Planning Commission Minutes —October 5, 2021 Grittman said that was correct. Paul Konsor asked why this language change would make a difference when the condition was already specific to only this property under discussion. Grittman described the way language is created specifically for PUD and that the grammatical error came when the PUD was created. Paul Konsor opened the public hearing. Tim Dolan of the Decklan Group, representing the applicant Keith Burnham, said that the applicant interpreted the PUD the way he read it, that is why the storage boxes were already placed on the site. The language in the PUD that the amendment would change is where a great deal of confusion came from regarding this application. The basics of the request is that the storage boxes on site are not outdoor storage. The applicant claims that these storage containers are not outdoor storage, but more so open sales. The definition of Open Sales in the code reads as follows: "OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking." Since these containers are for rent or for sale, the applicant believes that these should be allowed in the PUD. The definition of Open Sales is vague and doesn't include the size of what is being sold, or where it is allowed to be sold. The applicant also believes that the amendment to the language does not apply to this request. Mr. Dolan also clarified the difference between the original application to the one being discussed at this meeting included public access and that this application is a Conditional Use Permit to allow open sales. The original focused more on the discussion of outdoor storage. Mr. Dolan also noted that the comprehensive plan guidance regarding this Planned Unit Development, the underlying zoning district, is Community Commercial. Permitted uses in Community Commercial include gas stations, drive-thru's, strip malls etc. The point being that these uses create more traffic and noise than what is being proposed in the application. Mr. Dolan believes this is the lowest impact use that could be put on said site, and that this is backed by almost all subsets of planning data. From a noise perspective, Mr. Dolan and the applicant both have difficulty in seeing the problems this would have involving added noise to the area. Dolan also noted that of the first 16 parcels on Chelsea Road, 14 have some sort of Outdoor Storage and/or Open Sales. Dolan does not see a better place in the whole city of Monticello that these storage containers could be placed. Dolan addressed staff concerns regarding the snow storage on site with these containers taking up some space where that snow storage would be, saying that the applicant did not want to continue with any further engineering regarding snow storage without some guidance form the planning commission. The Planning Commission Minutes —October 5, 2021 applicant has no problem also with addressing issues with fire access and public traffic through the site. To further emphasize cooperation, Dolan expressed his preference for tabling the decision so staff and the planning commission, as well as the applicant, could address concerns. Paul Konsor asked if Mr. Dolan if he knew if the applicant was aware that the original PUD had the clause included that stated no outdoor storage. Tim Dolan said that yes, the applicant was aware, but the application does not address outdoor storage because the argument is that it is open sales. Paul Konsor asked if the original PUD for the site had anything regarding open sales as an allowable use. Tim Dolan said that the PUD allows accessory uses on the site. It would "open sales as an accessory use to storage". Dolan noted that the accessory use definition for the PUD emphasizes a footprint on the site at no greater than 30 percent, this applicant is using around 5 percent. Paul Konsor asked why the PUD allows for open sales when originally the PUD was established for a storage facility. Dolan responded that the PUD outlines what could potentially be utilized on the site. For accessory uses, steps apply to getting the go ahead for accessory uses in the district, which is why they submitted an application. This process was something that both parties agreed upon when creating the PUD. Andrew Tapper asked that the applicant's preference would be for the planning commission to table action so they could come back with a Conditional Use Permit Application regarding open Sales as an accessory use. Tim Dolan said no, the CUP is already a part of this current application. But it would be tabled to allow the planning commission to tie any loose ends regarding this application so there is no confusion. Paul Konsor asked if the containers are for rent or for sale. Tim Dolan answered that they are both for sale and for rent. Paul Konsor asked if customers typically come to the site and pick up the boxes. Tim Dolan responded that they could do that. But the goal of these containers is to advertise to current customers who come to the site already, that is why they are not placed along Chelsea Road. Paul Konsor asked if a customer buys a container, the customer keeps it. Tim Dolan said potentially, yes. Paul Konsor said the definition for Outdoor Storage in the PUD includes the keeping of merchandise, which is what the containers are, so merchandise storage for longer than 24 hours would not be allowed in the PUD. Tim Dolan noted that the functioning word in that definition is "keeping". In terms of Open Sales, the definition's first part is what the applicant believes to be applicable in this situation. The differentiating part between the two is sales. Planning Commission Minutes —October S, 2021 Paul Konsor explained that he was attempting to clarify what specifically applies here whether it be outdoor storage or open sales. Andrew Tapper asked again to clarify whether this is an application for an amendment to the existing PUD to grant a CUP for open sales as an accessory use. Tim Dolan said that yes, this is an application for CUP to grant open sales as an accessory use. Andrew Tapper noted for clarification, that if the planning commission decided that this use was considered outdoor storage, then the application would go no further. But if the planning commission sees it as open sales, then this would come back next month looking for an amendment to the CUP. Steve Grittman noted that the main discussion is whether this is outdoor storage or open sales, and Grittman reminded the body that staff believes this is outdoor storage. Paul Konsor asked Steve Grittman if open sales was originally allowed in the CUP. Grittman responded that no, open sales was not allowed originally in the CUP. Paul Konsor believed that originally, the intent was clear that outdoor storage was not allowed, and because they are on the site for more than 24 hours, it is difficult to call this open sales. Tim Dolan emphasized that the applicant is relying on the City's code, not that the applicant is creating his own language. Angel Schumann clarified that reapplying would be necessary. The narrative provided by the applicant states that the application is proposing accessory use activity identified as open sales. The PUD itself states that the accessory uses shall be commonly accessory and incidental to the ordinance adopted and as specifically identified in the Final Stage PUD. Reapplying would not be necessary considering what they are already asking. Teri Lehner asked if the decision on the table is specific to whether this action is outdoor storage or open sales. Eric Hagen did not believe that this was the case. Charlotte Gabler asked Mr. Dolan if the boxes were rented, would they be brought back to the site and stay there after being filled. Tim Dolan said potentially. Charlotte Gabler and Paul Konsor were both in agreement that if that is the case, they would then be considered as outdoor storage. Paul Konsor noted that this discussion is not necessarily fixed on what this act will be called, it is more so whether the planning commission would allow it. On that note, Tim Dolan emphasized the area in which they are asking to do it, in the district and on the site itself, and that it is small ask. Charlotte Gabler asked why they physically need to be on the site in the first Planning Commission Minutes —October 5, 2021 place, because they are empty when bought or rented, why they couldn't be stored somewhere else, and the customer can pick one out of a catalog when the item is needed. Tim Dolan said that they could, but the intent for these to be on site is to put them in front of Affordable Storage's customer base. Paul Konsor asked if the applicant would be willing to have the three different sizes on site and when a customer needs one of the sizes, it would be shipped from a different site to wherever the customer needed the storage box. Tim Dolan responded that the one reservation the applicant would have with that is the replacement of said box when it is needed. Eric Hagen asked if these containers were being utilized by the business now. Tim Dolan said no the ones on site are not being used. Eric Hagen asked if they would be considered outdoor storage right now when they are not being used or being rented or sold. Tim Dolan said yes, as they sit now, they are outdoor storage until the issue at hand is resolved. Eric Hagen finds this concept of open sales difficult when in fact, they are being stored on the site. In doing so, the applicant would be in violation of the PUD due to the use of outdoor storage. Hagen understood that the definition of what these storage containers should be classified as is different in the eye of the applicant. When they are sitting on the site, full or empty, they are not there specifically for advertisement, but also storage. Andrew Tapper asked Eric Hagen what the difference between a box and a car if they are both items for sale and rent. The point of it being that it needs to be an approved accessory use. If it was agreed upon that this specific instance is open sales, it still would be against the PUD regarding the accessory use of open sales. Tapper's argument is that open sales in this case would be other activity, and not an accessory use. But he does see that it is very difficult to decide what these containers could be defined as. Angela Schumann pointed out that vehicle sales and rental is a specific use outlined by code and has its own standards. She also reminded the commission that this site has its own PUD district so the accessory use, whatever it be defined as, was not intended for this PUD, but the applicant has the ability to amend the PUD to allow one of these accessory uses. Paul Konsor asked if the applicant would be willing to display the four container sizes outside and the rest be stored inside a building. Tim Dolan said that there is no room to add building space on the site for them, and that it would affect the noise and vehicles moving the containers around the site. Tim Dolan reemphasized that this application is based on the City's adopted code. Charlotte Gabler asked if there was a way this request could be an Interim Use Planning Commission Minutes —October 5, 2021 Permit rather than a Conditional Use Permit. Grittman responded that the amendment to the PUD could have an expiration date. Tim Dolan requested that if an expiration date were to be added to this application, a minimum of 24 months would be appreciated. Eric Hagen asked what differences the city see in that 24-month period. Eric Hagen sees an issue with this because the containers are still being stored on site, and the expiration date for this application would not change that fact. It is going to set a precedent for other storage businesses to see what they can sell at their sites beyond storage. Tim Dolan emphasized that the definition of open sales includes the storage of said item for sale. Paul Konsor recommended to table this item for everyone to have time to get a better grasp of the issue. Tim Dolan said that was fine and this was expected by the applicant. Eric Hagen asked Paul Konsor if he didn't feel comfortable making a decision on this issue tonight. Paul Konsor responded and said he believes there could be more discussion of options, while these options haven't been discussed to the full extent, tabling would be an option. Teri Lehner agreed that more time to fully understand the issue at hand would be beneficial. Shawn Weinand, a landowner in the area, believes this is another tactic to postpone the moving of the containers. Notes there is no store on site to sell anything. Accessory uses to mini storage would include selling packaging and tape, etc. Mr. Weinand believes this was clear in the PUD. Eric Hagen believes that the only thing that has changed between the previous application to the current one is the definition of what the storage containers are. Paul Konsor closed the public hearing segment of this item. Andrew Tapper clarified his view that it is difficult to deny this as open sales. But they can deny the fact that this is an approved accessory use to the PUD. Teri Lehner agrees that the original intent was not to have 40 containers on site. Eric Hagen believes that the job of the planning commission is not to find a solution, it is to act on the application at hand with the information given. Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PC 2021-037, BASED ON Planning Commission Minutes —October 5, 2021 FINDINGS AS IDENTIFIED IN SAID RESOLUTION, AND REQUIRING THE REMOVAL OF THE STORAGE BOXES FROM THE SITE NO LATER THAN NOVEMBER 15, 2021. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4- 0. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self -Storage to correction of language in Section (8)(c). PAUL KONSOR MOVED TO RECOMMEND APPROVAL OF A PUD AMENDMENT FOR THE AFFORDABLE SELF -STORAGE PLANNED UNIT DEVELOPMENT FOR CORRECTION OF LANGUAGE IN SECTION (8)(c) TO READ AS FOLLOWS: ACCESSORY USES. ACCESSORY USES SHALL BE THOSE COMMONLY ACCESSORY AND INCIDENTAL TO INDUST-44 COMMERCIAL USES, AND AS SPECIFICALLY IDENTIFIED BY THE APPROVED FINAL STAGE PUD PLANS, BUT SHALL NOT INCLUDE OUTDOOR STORAGE OR OTHER ACTIVITIES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY 4- 0. D. Public Hearing — Consideration of a request for Rezoning to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat Monticello Business Center Eighth Addition for Monticello Meadows, a proposed 200-unit multi -family residential project in a B-4 (Regional Business) District. Applicant: Baldur Real Estate, LLC Steve Grittman provided an overview of land use application request. The site would include two 100-unit apartment building as well as a community center. One of the comments staff had concerning the layout of the buildings on the site would be to adjust the buildings to fit better with the boundary lines. A significant amount of fill will be necessary on this site to build up the buildings. Grittman noted that this use of land is entirely consistent with the Chelsea Commons Small Area Plan expectations with the site. Staff supports the resident density of the area at 18.5 units per acre and would have supported a denser residential use of this site. Staff also supports the open space amenities proposed on site, such as the community building. The building is valuable and supports the idea of the proposed Planned Unit Development. The parking supply is below the standards that are applied in R-4 districts for multi -family. The expectation is 2.25 parking spaces per unit and this site has proposed a parking average of 2.1. The applicants do however meet the standards when it comes to indoor parking, with 100 parking spaces underneath each building. Staff recommends that there is more detail to the lighting on site as well as the signage that will be on site. With the site being in the southern biome of Chelsea Commons, staff expects a more natural look in terms of grading. The berms on site have been updated since the original plans were received by staff to better fit the "Oak Savanna" style biome and features in the southern part of Chelsea Commons. Fire access is one area that needs to Planning Commission Minutes —October 5, 2021 be addressed as well. The applicants will need to clarify a better way to access the back sides of the buildings proposed. If access is still necessary, a trail system going around both buildings could be applicable if it meets all the necessities from the fire department. Staff would also recommend the structure of the building to represent the prairie style architecture that will be in the southern biome of Chelsea commons. It has been noted in the staff report that the community building proposed does represent the prairie style architecture staff is looking for on the site. Significant enhancements are recommended by staff in terms of the landscaping on site. Staff would appreciate to see landscaping that supports the southern biome of Chelsea Commons with more prairie -like trees and shrubs. The stormwater plan for the site includes capturing the stormwater and routing it to the proposed pond system at the center of Chelsea Commons. The for the Planned Unit Development on this site mainly include the ability to elevate the proposed site above minimum requirements of any residential district in Monticello. Grittman closed by reminding the commission that the decision tonight include rezoning to a Planned Unit Development and a Development Stage PUD, as well as a preliminary plat. Paul Konsor asked to confirm the new name of the project as it has changed from Monticello Meadows to Monticello Lakes. Andrew Tapper asked Grittinan to clarify the site the project has chosen to build on. Tapper also asked to clarify some topographical questions regarding the slope of the site. Chalrotte Gabler asked about the garages that were added to the site on the night of the Panning Commission meeting and what that means for the site. Grittman said he did not have any further comment on the garages at that point. Charlotte Gabler asked if garages on a site were ever discussed when discussing the Chelsea Commons Small Are Plan. Grittman said that the Small Are Plan does not define anything like garages on an apartment site, and most the project involved in the Small Area Plan are going to be PUD's so they will be analyzed individually. Paul Konsor asked if staff had given anything to the applicant regarding the architecture style the City is looking for in this region of Chelsea Commons. Steve Grittman responded that there is nothing beyond what is in the staff report. Eric Hagen noted that in the small area plan, parking has been discussed and promotes underground parking to minimize the area for parking in the small area plan. Paul Konsor opened the public hearing. Mark Welch of G Cubed Engineering said that reiterations have been done following the meeting with staff on the Tuesday before the planning commission meeting. The landscape requests have been acknowledged and are being worked on. The updated site plan showed that the community center Planning Commission Minutes —October 5, 2021 proposed on site has moved, other adjustments include the pathways on site, as well as the added garage space. Welch noted that the one underground parking space is attached to each apartment rented, they are not separate. The Garages however are separate and do not come with renting a unit. Eric Hagen asked how many garage spaces are being proposed for the site. Mark Welch said there are seven buildings for garage space and one building has eight spaces, 56 garage spaces, which would allow for just over a quarter of the units to have a garage space as well as one underground space. Welch also addressed the staff concerns regarding the fire access on the site. He said that as the site is in the plans, they meet the hose lay out lengths for being able to reach all parts of the buildings in case of emergency. Eric Hagen asked about the parking spaces facing the lakes on the site plans and was wondering if that would be the best use for the area. Mark Welch said that this was provided for the fire truck turn around criteria. But that could be adjusted to better utilize that space for looking at the lake. Paul Konsor asked if Mark Welch was the applicant, designer or architect. Mark Welch said that he was representing the applicant and he has been a part of the site layout process. Welch noted that one of the changes made was the roof design on the apartment complex. Eric Hagen asked if the housing density has changed since the last plans were provided to staff and the commission. Mark Welch said that the site has the same density and is still at 200 units. Eric Hagen rephrased his question and asked if the 18.5 per acre density has stayed the same from original plans to the updated plans. Mark Welch said that was correct. He also noted that due to the geometry of the site where the apartments are proposed, the applicant and designers could not rearrange the buildings to better orient the site. Eric Hagen mentioned that it had been discussed before about where the garages are, that piece of the site could have been used for light commercial. Such as a coffee shop or etc. Hagen was wondering if that idea was still being floated around or if it was of the table following the addition of the garages. Mark Welch said that there hasn't been much discussion of bringing commercial use on to the site. If commercial uses were to be added to the site, then there would have to be discussion of a second access. Charlotte Gabler noted that the second access point to the site would be very close to the intersection on Edmonson Avenue and that could be difficult. Mark Welch said that at this time, adding a commercial use on the site would not be something that is ideal to the site plan. Welch also noted that the site plan needs to show more berms along Edmonson Avenue. Eric Hagen asked if the landscaping was going to incorporate more of the Planning Commission Minutes —October 5, 2021 "Oak Savanna" style landscape to better fit the proposed biome. Mark Welch said that at this point they are not far enough along to show the specifics of the Oak Savanna style landscape. Eric Hagen asked about the intent underneath the powerlines on site if that was planned to be reserved for stormwater. Mark Welch said that there will be a need for stormwater in that area of the site, due to some of the grading on site and where things slope. Welch also noted that the developer adds a significant piece of art on the sites he develops and noted that there is not subsidized housing in these apartments. The apartments are going to be market rate and they will be on the higher end of that market rate. Paul Konsor made the comment that tabling decision on this project is still an option for both parties to address the conditions that would be adopted if this was approved. Paul Konsor also noted that he believed, architecturally, the apartments do not fit the expected design of the southern part of Chelsea Commons. It was brought up to him that this complex would be something not normally seen in Monticello, but to him it is a normal apartment project. When looking at the design standards for this part of Chelsea Commons, the material and landscape should reinforce the themes of the area. While it should be more of a prairie style architecture theme, Konsor does not believe the site plan fits that theme. Mark Welch noted the change in roof structure and how that change was specifically made to try and work in more of the prairie style theme. He also mentioned the difficulty of keeping with the prairie style architecture with larger buildings. He emphasized that the stacked glass on the complexes is reflective of that prairie style look in bigger buildings. Angela Schumann noted that the developer and his team are making an effort to respond to the conditions described in the staff report and the designs of the buildings and materials to better fit the style is one of the conditions. The staff report specifically addresses an enhancement of building entrance points and gateways on to the site. Eric Hagen said that he admires what has been presented to the commission but would like to see the project finalized between the developer and staff so there is an agreed upon project presented. Andrew Tapper said the project looks good and acknowledges the difficulties in making a three-story building align with that prairie style architecture. Tapper also addressed the possibility of instead of the added brick or stone the exterior of the building, adding more natural wood to it. Shawn Weinand, the owner of the land this site is proposed, said that the apartments the developer has already built are some of the nicest buildings in the Twin Cities. He noted that this project is one of the nicest projects that he has assisted with bringing to the Planning Commission. He finished his statement emphasizing that the more pressure the commission puts on the developer, the more difficulty he is going to have completing projects in Planning Commission Minutes —October 5, 2021 Monticello. Paul Konsor closed the public hearing segment of this agenda item. Eric Hagen asked staff if there was any way to have a special session if conditions are met before the next scheduled planning commission meeting to approve this item. Angela Schumann said that special meetings are directed under the action of the commission. If this is something that the commission could see doing, the next step for this item would be to table decision and wait for those conditions to be met. To keep with the same schedule for review at the council level, the applicant would have about five days to address the concerns so the planning commission would have time to call a special meeting before council reports were completed. Mark Welch said that that timeline would be difficult to get everything ready. Charlotte Gabler asked about a special meeting the day of the city council meeting, if that were applicable so the timeline was relatively the same. Angela Schumann said that her hesitation would be from whether or not a special meeting for council would be needed that day. A lot of this timeline depends on what the applicant would be able to provide to staff on the week of the 11 tr, Eric Hagen asked the commission if anyone was ready to move forward with the decision of the item. Paul Konsor said that he does not feel ready to approve the decision and recommended tabling the item. Eric Hagen asked the applicant what tabling the item would do to the development plan. Mark Welch said that there is no issue with tabling to the next planning commission meeting. Teri Lehner agreed with Paul Konsor about tabling the item until certain conditions are addressed and resolved. Eric Hagen asked staff if tabling decision would include tabling all three decisions regarding this item. Angel Schumann said that would be staff s recommendation to table all three. Andrew Tapper noted that he does not have the same reservations as the rest of the commission, but he is not going to argue any of the points already made because tabling the item has no effect on the project. Decision 1: Consideration of a Preliminary Plat for Monticello Business Center Eighth Addition. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-03 8, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Planning Commission Minutes —October 5, 2021 Decision 2: Consideration of a Rezoning to PUD, Planned Unit Development District. ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-039, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Decision 3: Consideration of a Development Stage PUD ERIC HAGEN MOVED TO TABLE ACTION ON RESOLUTION NO. PC 2021-040, SUBJECT TO ADDITIONAL INFORMATION FROM THE APPLICANT AND/OR STAFF. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Public Hearing — Consideration of request for a Corrective Amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries. Applicant: City of Monticello Angela Schumann provided an overview of the land use application request. While making improvements to an area of Chelsea Rd West, it was noted that an area that was described as Otter Creek was not a part of a shoreland defined creek, but rather a county ditch system. This corrective measure is to ensure the City only applies these certain criteria where it is necessary. Angela Schumann continued pointing out on a map where the adjustment will be made. She also noted that if the City is not changing the text of the shoreland ordinance, but rather correcting the map, certification is not required. Andrew Tapper asked which map was the original and which shows the amendment. Angela Schumann clarified. Paul Konsor opened the public hearing, hearing no comment, the public hearing was closed. PAUL KONSOR MOVED TO ADOPT RESOLUTION 2021-041 RECOMMENDING APPROVAL OF A CORRECTIVE AMENDMENT TO THE CITY OF MONTICELLO OFFICIAL ZONING MAP FOR SHORELAND OVERLAY DISTRICT BOUNDARIES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. 3. Regular Agenda A. Consideration of Administrative Subdivision and Administrative Lot Combination for two parcels located in the Central Community District, General Sub -District. Applicant: Mosbart Properties, LLC Steve Grittman provided an overview of the land use application request. Staff s main concern is with the survey showing that the correction would not correct all the issues that applicant wants to address. Staff s recommendation is to approve Planning Commission Minutes —October 5, 2021 the subdivision with a redescription of the conveyed to include all the improvements while at the same time maintaining the setback. Andrew Tapper wanted to clarify that the southeast 22 feet described in the request should be closer to 28 or 29 feet. Steve Grittman confirmed. Paul Konsor asked for confirmation that the two parcels in discussion are not joining up as one parcel, but more so a section of the one parcel is being absorbed by the other parcel. Steve Grittman confirmed. Paul Konsor asked what the parcels are zoned as. Steve Grittman said they are both in the CCD, downtown mixed use. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC 2021-042, RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION AND CONCURRENT LOT COMBINATION, BASED ON FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS OF APPROVAL AS REQUIRED IN THE ORDINANCE AND EXHIBIT Z. TERI LEHNR SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. EXHIBIT Z SIMPLE SUBDIVISION AND LOT COMBINATION 213 THIRD STREET EAST (PID: 155-010-069020) 250 BROADWAY EAST (PID: 155-010-069080) 1. The submitted survey shall be expanded to include the legal description of the applicant's existing parcel and the existing funeral home parcel. 2. The parcel to be conveyed to the funeral home property shall be expanded in size such that the curb of the parking lot shall not be closer than six feet to any lot line (as measured from the lot line to the face of the curb). 3. The subdivision shall be processed and recorded concurrently with the subdivided portion's combination with the adjoining funeral home property. 4. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant shall re -apply and utilize a formal plat process. 5. Any future development on either parcel will be subject to required setbacks from the proposed property lines. 6. Compliance with the requirements of the City Engineer as identified. B. Consideration to appoint a Planning Commissioner to serve on the Chelsea Commons Professional Engineering, Park & Open Space Planning and Landscape Architecture Services proposal review team. Planning Commission Minutes —October 5, 2021 Angela Schumann addressed the commission and requested to amend the item to include two considerations. First, staff is looking for a planning commissioner to serve on the review team for incoming proposals for the professional engineering, park & open space planning and landscape architecture services for Chelsea Commons. The city Council approved requesting proposals that relate to the public spaces of the Chelsea Commons area. Commissioner Zimpfer has expressed interest in being a part of this process. Planning commission needed to appoint someone to represent on the RFP review team, and also a representative for the work group regarding zoning ordinances relating to the Chelsea Commons proj ect. Teri Lehner said that she would be happy to volunteer for wither position. Angela Schumann mentioned that it is a good idea to appoint alternates, in case certain times are unable to work for the person appointed. PAUL KONSOR MOVED TO APPOINT ALISON ZIMPFER TO SERVE ON THE PROPOSAL REVIEW TEAM. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. TERI LEHNER MOVED TO APPOINT PAUL KONSOR TO SERVE ON THE ZONING WORK GROUP WITH TERI LEHNER SERVING AS THE ALTERNATE. ERIC HAGEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. C. Consideration of the Community Development Director's Report Angela Schumann provided the Community Development Director's Report in the agenda packet. 4. Added Items None S. Adjournment ERIC HAGEN MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. SECONDED BY PAUL KONSOR, MOTION CARRIED UNANIMOUSLY 4-0, MEETING ADJOURNED AT 10:41 p.m. Recorder: Hayden Stensgard �&_ Approved: November 1, 202 Attest: Angela Skvdkanr , Community Development Director Planning Commission Minutes —October 5, 2021 City Council Agenda: 10/25/2021 4113. Consideration of a request for an Amendment to the Affordable Storage Planned Unit Development for proposed Portable Container Accessory Use. Applicant: Burnham, Keith Prepared by: Meeting Date: ® Regular Agenda Item Northwest Associated Consultants, 10/25/2021 ❑ Consent Agenda Item Community Development Director Reviewed by: Approved by: City Attorney, Chief Building Official City Administrator ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Planned Unit Development for Affordable Self -Storage to keep storage boxes on the site as outdoor storage. Planning Commission recommended denial of the proposed amendment for outdoor storage within the Affordable Self -Storage PUD. Motion to adopt Resolution 2021-85 denying a PUD Amendment for storage boxes on the Affordable Self -Storage site as outdoor storage based on findings in the stated Resolution for denial and requiring the removal of the containers no later than November 15, 2021. Decision 2: Amendment to Ordinance for Planned Unit Development for Affordable Self - Storage for correction of language in Section (8)(c). Planning Commission recommended approval of the proposed amendment for correction of language. Motion to adopt Ordinance No. 765 for PUD Amendment for the Affordable Self -Storage Planned Unit Development, based on findings in Resolution 2021-85, for correction of language in Section (8)(c) to read as follows: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to stFial commercial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. REFERENCE AND BACKGROUND Property: Legal Description: Lot 11, Block 4, Groveland Addition PID: 155-125-004110 Planning Case Number: 2021-036 City Council Agenda: 10/25/2021 Request(s): Amendment to a Planned Unit Development to allow outdoor storage of rental storage containers Deadline for Decision: November 12, 2021 (60-day deadline) January 11, 2022 (120-day deadline) Land Use Designation: Community Commercial Zoning Designation: Affordable Self -Storage PUD District Overlays/Environmental Regulations Applicable: NA Current Site Uses: Self Storage Facility Surrounding Land Uses: North: RV Dealership East: Vacant Commercial (Zoned B-3) South: Single Family Residential West: RV Dealership Project Description: The applicant proposes to utilize a portion of the current self - storage property along the westerly boundary, as well at the ends of several of the self -storage buildings on the property to store a series of "storage boxes." These units are delivered to the property and rented to individuals which are then used to self - store goods. The applicant indicates that the request is for a total of 58 such storage boxes of varying sizes, between 7.5 by 7.5 feet and 8 by 20 feet. The applicant has suggested that the units will be empty, although that is not expressly stated in the application narrative. The applicant has indicated in the past that the boxes would sit on the ground, without stacking, although that clarification is not made in the current application. The applicant previously proposed an amendment to the Affordable Storage Planned Unit Development for the introduction of storage boxes on the site, which was considered by the Planning Commission in August of 2021. The application was withdrawn prior to Council consideration. 2 City Council Agenda: 10/25/2021 it is noted that several of these boxes have already been moved on to the site counter to the requirements of the original PUD approvals and are currently in violation of the Zoning Ordinance. ANALYSIS: Planned Unit Development (PUD) is a zoning technique that allows developers and the City to establish a set of development requirements which, while not meeting all the specific standards of a traditional zoning district, are designed to exceed the City's objectives for the zoning district that would otherwise apply. The City's land use objectives are described in the Comprehensive Plan, and typically address various performance standards as well as classes of land use. In this case, the applicable land use classification in the Comprehensive Plan is "Community Commercial", and the underlying zoning district that would apply if the PUD zoning were not in place would be B-3, Highway Business. One of the primary objectives of the Comprehensive Plan is the orderly development and use of land, consistent with consideration for other land uses in the neighborhood of the subject property. As shown on the map below, and noted above, the subject property is in an area of mixed commercial and residential uses, indeed abutting residential development on one side of the property. The Community Commercial designation is designed to be a "low -scale" retail area along major roadways that serve the community. When the original PUD was granted for the commercial self -storage facility on this property, it was specifically noted that outdoor storage of materials on the site would not be permitted. 3 City Council Agenda: 10/25/2021 In Monticello, outdoor storage of materials is a use that is specifically relegated to industrial districts. Such areas often create a significant amount of noise and other activity that is not compatible with neighboring "low -scale" uses, and particularly problematic for single-family residential areas, where outdoor activities rely on relative quiet and non -industrial activity on adjoining property. The applicant's narrative seeks to distinguish this use as "Open Sales" accessory use, as opposed to outdoor storage. However, "Open Sales" uses involve retail transactions where customers may visit the retail site, inspect the goods, pay for the materials, and transport them from the retailer. This type of transaction is distinguished from the current proposal in that the storage boxes are stored on the site, loaded, and delivered to off -site customers, all without the customer's ability to pick up and take any retail goods with them from the retail location. This is fundamentally not a retail activity, as would be implied by the "Open Sales" land use category. Further, the zoning ordinance definition for Outdoor Storage is directly applicable to the proposed use. That definition reads as follows: OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. Outdoor storage is prohibited in commercial districts and is specifically prohibited by the language of the Affordable Self -Storage PUD. The applicant's materials do not specify, but the process by which the storage boxes would be transferred to and from the site would be via truck and some manner of jack or crane, increasing the equipment activity and noise on the site. This activity is expected in an industrial area, but not in a commercial district, and especially not in proximity to a residential neighborhood. The proposed storage of these units on the property is therefore an industrial one, and incompatible with the proximity of the use to residential property. The narrative further notes that the original PUD district references accessory uses in the "Industrial" areas as potentially allowed uses in the Affordable Storage PUD District. While staff believes that the original reference is a typographical error— noting that outdoor storage was expressly not allowed in the district language — industrial use would be inappropriate in this location based on the impacts and discussion previously noted. As part of any amendment consideration, staff would request that the City amend the ordinance of the PUD to correct this language to "Commercial." Further, the City's fire department officials have noted concern with the storage of the proposed boxes on the site, which was not anticipated when the original plan was approved. 4 City Council Agenda: 10/25/2021 The locations restrict fire -fighting access to portions of the property, most significantly, to the west side of the line of stored boxes along the west boundary of the site. Moreover, the revised site plan shows a large area of snow storage in the southwest corner of the site that would make the fire hydrant in that location inaccessible. The Fire Marshal has requested an apparatus turning template be prepared to demonstrate maneuverability within the site with the unit locations as proposed. As noted in prior review, there is one self -storage site in Monticello that was granted an interim use permit for temporary storage boxes in the past. That site is the Storage Link facility at Dundas Road and Cedar Street. The City granted the IUP for this site as a temporary measure to accommodate expansion of the facility. There are at least three major aspects of this prior approval that differentiate it from the Affordable Storage request. First, the Storage Link facility abuts undeveloped commercial land. There is no residential in near proximity to the site. Moreover, the facility sits at the intersection of roads that serve exclusively commercial properties west, north and south, and industrial property to the east. Second, the Storage Link temporary storage boxes are utilized as an interim storage use, and have only limited, if any, trucking and active machinery at the site. As such, there is much less likelihood of noise disruption to surrounding land uses, particularly as the adjoining property was anticipated to be vacant for some time. Finally, as noted, the permit granted was an Interim Use Permit, acknowledging that the proposed storage units were temporary in nature. While no adjoining development was anticipated in the near term, removal of the temporary storage is required at the expiration of the IUP term and adjoining development (now a part of the Chelsea Commons planning area) would then develop without the impacts of temporary storage on that site. In summary, the proposed storage box business would introduce what is commonly considered to be an industrial activity to the Affordable Storage PUD site. As noted, PUD requires a finding that the proposed development meets and exceeds the City's land use goals in exchange for relaxation of certain zoning requirements. Introduction of an industrial use on property guided for "low -scale" commercial use, adjacent to a low -density single-family neighborhood would be counter to this requirement. PLANNING COMMISSION REVIEW AND RECOMMENDATION Planning Commission reviewed the request and held a public hearing on the item on October 1, 2021. Following an overview of the staff report, the Commission asked for clarifying information. The Commission noted that they understood the clerical need for the PUD ordinance correction but noted that because the PUD specifies the specific plans and conditions for the project, the 5 City Council Agenda: 10/25/2021 language would not seem to impact the available uses other than what might be sought through amendment. The Commission also inquired whether when a PUD is approved it should be "as good or better" than the underlying zoning. Staff confirmed that has been the applied standard. During the public hearing Tim Dolan, Decklan Group, addressed the Commission as the representative for the applicant. Mr. Dolan explained that the applicant had read the PUD ordinance and believed that the placement of the containers was consistent with the PUD ordinance. The containers have remained in place as the application continues through the process. He indicated that the clarification to the language in the PUD from "industrial" to "commercial" for accessory uses relates to the confusion by the applicant on what was allowed for the PUD. He indicated that the proposed correction is a substantive change to what was approved by the city and what was signed. However, Mr. Dolan stated that they would suggest that the containers are "open sales" rather than "outdoor storage" as they are for rent and for sale and do not object to the change. They do not believe that what they are asking is industrial in nature. Mr. Dolan noted that the primary changes to the prior application are to the height and location of the containers, along with the request to recognize the use as open sales. He stated that the Community Commercial land use designation would allow gas stations and auto repair. He indicated that those uses would be higher intensity than what is proposed. He also noted the strong presence of outdoor storage and outdoor sales and display already existing along Chelsea Road. Mr. Dolan stated they would be willing to adjust the plans based on the direction of the Commission, including location, screening, turning movements and hours of operation. He would request tabling if Commission would provide that direction. The Commission asked if the applicant was aware of the clause prohibiting outdoor storage within the PUD ordinance. Mr. Dolan indicated that was accurate, but that the use is open sales and display. Mr. Dolan confirmed that the boxes are for both rent and sale. It was noted that "open sale" is an allowable accessory use in the underlying B-3 District, subject to the conditions in the code. There was discussion regarding whether a conditional use permit would be required as "open sales" is listed as a conditional accessory use in the B-3 (Highway Business) District. There was also significant discussion regarding the definitions of "open sales" and "outdoor storage". Mr. Dolan stated that the sales language is the functional language for this proposed use. Staff clarified that their position is that based on the way the Affordable Self -Storage PUD ordinance is written, a CUP would not be required. Rather, the amendment to the PUD for the proposed use is required. Staff's position is that the intent of the PUD was that there would not 0 City Council Agenda: 10/25/2021 be materials stored outside the buildings. Commission reiterated that although the "open sales" use is allowed as an accessory in the B-3 District, it was not written specifically into the PUD. Staff noted that the PUD language indicates that accessory uses shall be identified on final stage PUD plans, and further cited that the PUD language states that amendments to the PUD are necessary when changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage. Mr. Dolan noted that applicant was also willing to accept an interim use permit under the PUD for the proposed use. Staff confirmed that would be an option under the current PUD amendment process. Shawn Weinand, 4065 Chelsea Road West, addressed the Commission. Mr. Weinand commented that the City has in the past specified requirements for building sizes when considering outdoor sales and display. He stated that the PUD was clear in not allowing outdoor storage within the PUD. No other public was present to address the Commission on the request. Commission suggested that other than the interpretation of the use, the current application was like the prior application, which was recommended for denial by the Commission. The Commission also indicated that consistency with the original PUD and its intent is important to the decision. The Commission unanimously recommended denial of the amendment to Planned Unit Development for the storage of the proposed containers, recommending a removal date of November 15, 2021. The Commission recommended approval of the amendment to the ordinance for PUD for correction of language in Section (8)(c). STAFF RECOMMENDED ACTION For Decision 1, Staff recommends denial of the PUD Amendment. As noted in this report, the addition of outdoor storage, and the nature of the storage in question which would entail heavy equipment and truck operations to support it, would be inconsistent with the intent of the land use direction specified by the Comprehensive Plan, and incompatible with the uses directly adjoining the subject property, particularly that of the single-family residential neighborhood to the south of the subject property. Staff would ask the City Council to specify a removal date within their motion. Planning Commission recommended a removal date of November 15, 2021. Per ordinance, staff typically allows up to 30 days for correction of a code violation. 7 City Council Agenda: 10/25/2021 For Decision 2, Staff recommends approval of the amendment correcting the prior error in the adopted ordinance for the Affordable Storage PUD consistent with the intent of the original approved plans. SUPPORTING DATA A. City Council Resolution 2021-085 B. Planning Commission Resolution PC-2021-037 (Recommendation for Denial) C. Proposed PUD Ordinance Amendment D. Aerial Site Image E. Applicant Narrative F. Proposed Site Plan and Detail G. Affordable Self -Storage PUD Ordinance H. Ordinance Excerpts I. Monticello 2040 Vision + Plan, Excerpts Z. Conditions of Approval EXHIBIT Z Lot 11, Block 4, Groveland Addition Affordable Storage PUD Amendment 1. If City Council motions to approve the amendment to PUD to allow the proposed storage units, staff recommends that Council provide a list of conditions applicable to the proposed use on the site. 0 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2021-85 DENYING AN AMENDMENT TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT REVISING THE SITE USES IN THE AFFORDABLE STORAGE PUD ZONING DISTRICT, AND APPROVING A MODIFICATION TO THE LANGUAGE OF SAID DISTRICT TO REMOVE REFERENCES TO INDUSTRIAL ACCESSORY USES WHEREAS, the applicant has submitted a request to revise certain aspects of an existing self -storage project, including the addition of outdoor storage and handling of individual "storage boxes"; and WHEREAS, the site is zoned Affordable Storage PUD, Planned Unit Development, and is subject to a previously approved Affordable Storage Planned Unit Development District ordinance; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the applicant has provided updated materials describing the changes, which are associated with industrial uses in Monticello's land use regulations; and WHEREAS, the industrial nature of the proposed uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial" and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, the City's land use category, and attendant conditions, of Open Sales as an accessory use specifically applies to those districts that include this use, which the Affordable Storage Planned Unit Development District specifically does not include; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2021-85 WHEREAS, a required condition of Open Sales, if allowed, is screening of said use from both residential property and public rights of way, with which the proposed plan will not comply; and WHEREAS, references in the current language of the Affordable Storage PUD District to industrial accessory uses require amendment to delete said references and clarify the prohibition of such uses; and WHEREAS, the Planning Commission held a public hearing on October 5th, 2021 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, and recommends denial of the proposed amendment as to outdoor use, but approval of the amendment as to deletion of the references to "industrial' uses; and WHEREAS, the City Council of the City of Monticello makes the following Findings of Fact in relation to the recommendation of denial: 1. The proposed uses are industrial in nature, inconsistent with the intent and purpose of the Affordable Storage PUD Zoning District, which is to provide commercial self -storage use to customers in an area of mixed commercial and residential land uses. 2. The proposed uses are inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area due to increased outdoor visual and noise impacts that are otherwise disallowed uses in the area. 3. The existing Affordable Storage Planned Unit Development District requires amendment only to delete inappropriate references to industrial uses which imply uses that are incompatible with the area and the direction of the Comprehensive Plan. 4. The negative impacts of the amendments through the addition of the outdoor use and activity exceed those anticipated by the existing and future land uses and cannot be addressed through standard review and ordinances as adopted. 5. The planned amendments do not meet the intent and requirements of the applicable zoning regulations, which under commercial zoning requirements would prohibit the uses as proposed. 6. The planned amendments are inconsistent with the directions of the Comprehensive Plan, which call for low -scale commercial uses. 7. The existing storage uses related to this request for amendment are not consistent with the terms of the approved PUD, and to restore consistency, must be removed from the site no later than November 15th, 2021. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. 2021-85 NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Monticello, Minnesota, that the City Council hereby accepts the recommendation of the Monticello Planning Commission and adopts this resolution of approval of an amendment to the Affordable Storage Planned Unit Development District by removing references to "industrial" use, and denial for the proposed Planned Unit Development Amendment for Affordable Storage to establish outdoor storage uses, based on the findings and other factors identified herein. ADOPTED this 25th day of October, 2021 by the City Council of the City of Monticello, Minnesota. ATTEST: Jennifer Schreiber, City Clerk MONTICELLO CITY COUNCIL Lloyd Hilgart, Mayor 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 RECOMMENDING DENIAL OF AN AMENDMENT TO THE AFFORDABLE STORAGE PLANNED UNIT DEVELOPMENT REVISING THE SITE USES IN THE AFFORDABLE STORAGE PUD ZONING DISTRICT, AND AMENDING FOR CORRECTION THE LANGUAGE OF SAID DISTRICT TO REMOVE REFERENCES TO INDUSTRIAL ACCESSORY USES WHEREAS, the applicant has submitted a request to revise certain aspects of an existing self -storage project, including the addition of outdoor storage and handling of individual "storage boxes"; and WHEREAS, the site is zoned PUD, Planned Unit Development, and is subject to a previously approved Planned Unit Development ordinance; and WHEREAS, the proposed use and development are inconsistent with the Comprehensive Land Use Plan designation of "Community Commercial" for the area; and WHEREAS, the proposed amendment would create impacts that are incompatible with the adjoining single family residential neighborhood, including noise, truck and machinery operations, and other effects; and WHEREAS, the applicant has provided updated materials describing the changes, which are associated with industrial uses in Monticello's land use regulations; and WHEREAS, the uses are inconsistent with the intent and purpose of the underlying zoning district, which is "Community Commercial", and anticipates only "low -scale" commercial activities; and WHEREAS, the uses will create unanticipated changes to the demand for public services on or around the site; and WHEREAS, the storage proposed meets the Zoning Ordinance definition of "Outdoor Storage", an industrial use; and WHEREAS, references in the current language of the Affordable Storage PUD District to industrial accessory uses require amendment to delete said references and clarify the prohibition of such uses; and WHEREAS, the Planning Commission held a public hearing on October 5t", 2021 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2021-037 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 denial: 1. The proposed uses are inconsistent with the intent and purpose of the Affordable Storage PUD Zoning District. 2. The proposed uses are inconsistent with the existing and future land uses in the area in which they are located, including both the adjoining commercial uses as well as the adjoining single family residential area. 3. The impacts of the improvements exceed those anticipated by the existing and future land uses and cannot addressed through standard review and ordinances as adopted. 4. The planned amendments do not meet the intent and requirements of the applicable zoning regulations. 5. The existing storage uses related to this request for amendment are not consistent with the terms of the approved PUD and must be removed from the site no later than 1d1-(If J1" , 2021. NOW, THEREFORE, BE /T RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council denies the Planned Unit Development Amendment for Affordable Storage and amend the language of the Affordable Self -storage District to remove references to Industrial accessory uses. ADOPTED this 5th day of October, 2021 by the Planning Commission of the City of Monticello, Minnesota. MONT�CELt ANNING COMMISSION By: Pau onsor, Chair ATTEST: Angela Schumaoo, Col`nrl unity Development Director 2 ORDINANCE NO.765 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, AFFORDABLE SELF -STORAGE PUD, PLANNED UNIT DEVELOPMENT: THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 3.8 — Planned Unit Developments, Title 10 — Zoning Ordinance is hereby amended as follows: (8) Affordable Self -Storage PUD District (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industfial commercial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. Section 2. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. 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 take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this 25th day of October, 2021. ATTEST: Lloyd Hilgart, Mayor 1 ORDINANCE NO.765 Jennifer Schreiber, City Clerk AYES: NAYS: Keith Burnham I Amendment to PUD for Accessory Use Created by: City of Monticello Lot 11, Block 4, Groveland Addition I PID:155125004110 1 10111 Innsbrook Drive Parcel ID 155125004110 Alternate ID n/a Owner Address KB PROPERTIES LLC Sec/Twp/Rng 10-121-025 Class 234- INDS LAND & BLDGS PO BOX 1677 Property Address 10111 INNSBROOK DR Acreage n/a MONTICELLO, MN 55362 MONTICELLO District 1101 CITY OF MONTICELLO 882 H Brief Tax Description Sect-10Twp-121 Range-025 GROVELAND ADDN Lot-011 Block-004 (Note: Not to be used on legal documents) KB Properties PUD Amendment and Corresponding CUP Affordable Storage provides public self storage, with multiple locations in MN. The company has invested nearly $4MM in its 6.28 acre Monticello location and has provided a much needed service to the community. In addition to providing an in -demand service for local residents, Affordable Storage also contributes over $62,000 in annual property taxes, while placing very little demand on municipal services. In September of 2017, the City Council approved a PUD for Affordable Storage, located at 10111 Innsbrook Drive, and recently approved an amendment related to screening on this property (October 2020). Affordable Storage is proposing Accessory Use activities identified as "Open Sales" in the MZO within their current PUD. Subsection C of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance (MZO) outlines the permitting of an Accessory Use as follows: (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. "Open Sales" is defined on Page 495 of the MZO as follows: OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. As the display, leasing and sale of a "Portable Container" (Defined in MZO Page 499) is not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking, the proposed use being defined as "Open Sales" is accurate. "Open Sales" is identified as an allowed Accessory Use, with a Conditional Use Permit (CUP), in the underlying B3 Zoning District, as well as the 11 Zoning District as outlined in Table 5-4 on Page 415 of the MZO. Subsection E of the Affordable Self -Storage PUD District in the Monticello Zoning Ordinance goes on to establish the method for amending the existing PUD for this Accessory Use CUP as follows: (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (O,)(10. The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Therefore, Affordable Storage, in accordance with the MZO, is applying for an Amendment to its existing PUD to grant a CUP for "Open Sales" as an Accessory Use. Affordable Storage is asking to be granted a PUD Amendment and CUP to allow for the utilization of 5,687 sq ft of at -grade space for the purpose of selling and renting merchandise and for the storing of the same prior to sale. This represents less than 7.5% of the current building space on site and 2% of the total land area of the parcel. This puts the request well within the Accessory Use guidelines as written in the MZO. The proposed locations for displaying varying size portable containers are outlined in the attached site -plan. This plan allows the maintaining of adequate site -circulation, fire access and snow removal. The area utilized for "Open Sales" will be neatly organized and screened from public view at a much higher standard than similar uses in the immediate area. There will be no assembly or manufacturing on site. All portable containers will be assembled off -site prior to being brought to the location to be displayed for the purpose of selling and/or renting. Although this accessory use will not substantially increase the amount of traffic, or noise at the site, Affordable Storage is willing to limit the hours for placement and replacement of the portable containers to Monday through Friday, between the hours of 10 a.m. and 4 p.m. Affordable Storage currently operates at 98% capacity for it's fixed location self -storage products indicating there is still substantial market demand for this use in the community. The addition of this Accessory Use will allow the company to not only serve more community members, but also serve them in a more convenient and affordable manner, capturing a growing trend in its industry. The proposed use has little to no measurable impacts on adjacent land owners, the general public right-of-way, or local infrastructure. There will be no changes to lighting, signage, garbage, or any other elements of the property. There will be no changes to the amount of impervious surface, or drainage on the site. Affordable Storage feels that this is an ideally suited location for this use and the request is in harmony with the area as well as the spirit of its original PUD. ir SNOW STORAGE AREA = 6,055 SF h'f A SNOW STORAGE AREA = 5,330 SF 2ox8, 2px8, 2oX8, 1018, 2018 2U r8, 10X8 10, co o� 4 EA - 15'X8' p / STORAGE CONTAINERS i �\EGG \ SNOW STORAGE S�\EGG 4 EA - 7.5'X7.5' STORAGE CONTAINERS a. \\� 2 EA - 15'X8' Q) 1 STORAGE CONTAINERS 3 EA - 8'X8' o,/ G STORAGE CONTAINERS V\�O 2 EA5' 8' 1� STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 3 EA - 7.5'X7.5' STORAGE CONTAINERS 1 EA - 20'X8' STORAGE CONTAINER �0- �\EGG *4 4 EA - 7.5'X7.5' STORAGE CONTAINER �Q o, 4 EA - 7.5'X7.5' STORAGE CONTAINERS 4 EA - 7.5'X7.5' / STORAGE CONTAINERS\Cj 4 EA - 7.5'X7.5' STORAGE CONTAINERS / SNOW STORAGE AREA = 15,525 SF / d d SNOW STORAGE AREA = 14,650 SF EpE EOF la � � al r X 0 30' SCALE: 1" = 30' LEGEND: 15'X8' PROPOSED STORAGE CONTAINER (SIZE OF UNIT INDICATED ON PLAN) SNOW STORAGE AREA SITE PLAN NOTES: 1. PROPOSED STORAGE POD CONTAINERS SHALL BE LOCATED ON EXISTING IMPERVIOUS SURFACE IN LOCATIONS SHOWN ON THE PLAN. 2. SNOW SHALL BE STORED IN LOCATIONS INDICATED ON PLAN. SITE PLAN INFORMATION: PARCEL AREA: • 6.28 ACRES ± SITE DATA EXISTING / PROPOSED PAVEMENT AREA 121,956 SF BUILDING AREA 76,144 SF PERVIOUS AREA 75,316 SF TOTAL AREA 273,416 SF PROPOSED STORAGE CONTAINERS CONTAINER SIZE AREA (SF) NO. OF CONTAINERS TOTAL AREA (SF) OF STORAGE 20' X 8' 160 17 2,720 15' X 8' 120 10 1,200 8' X 8' 64 3 192 7.5' X 7.5' 56 281 1,575 TOTAL AREA OF CONTAINERS 5,687 EXISTING BUILDINGS AREA (SF) BUILDING 1 3,364 BUILDING 2 4,530 BUILDING 3 5,130 BUILDING 4 4,530 BUILDING 5 5,130 BUILDING 6 4,530 BUILDING 7 5,130 BUILDING 8 4,230 BUILDING 9 5,130 BUILDING 10 3,930 BUILDING 11 5,130 BUILDING 12 3,930 BUILDING 13 5,130 BUILDING 14 3,030 BUILDING 15 5,130 BUILDING 16 5,130 BUILDING 17 3,030 TOTAL 76,144 STORAGE CONTAINER: z O D_ U U7 w 0 uO N 0 U 0 U 0 U 0 v N p O N m m m 0 w z z Y O Q W C2 CD Lu D D D U D IL Z MI* 0 v 10� Z w Zm N W (n Y C oW coV_ W li QW 9 U. .. C7f/1 WN �WH~0�0 y� Q cow m yN r1� ♦^ mzz rLco LL v Oaj°C WWO 0 Z5 z JVW o - OJ W �H a A U w z z w J Q o Q U z u r QC Q O = LL U C Q w J Ln O 0- J W DC O W 0o U u c/) p~ L/) z z I= 0 0 2 0 ILL ILL LL G 0 LL m O Q U F-- U SHEET NO. c I CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (b) Permitted Uses. Permitted principal uses in the Autumn Ridge PUD District shall be single family residential uses as found in the "T-N", Traditional Neighborhood Zoning District, subject to the approved Final Stage Development Plans and development agreement dated September 1 lth, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the T-N District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses as allowed in the T-N District, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Autumn Ridge PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the T-N, Traditional Neighborhood District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (8) Affordable Self -Storage PUD District (a) Purpose. The purpose of the Affordable Self -Storage PUD District is to provide for the development of certain real estate subject to the District for commercial land uses. (b) Permitted Uses. Permitted principal uses in the Affordable Self -Storage PUD District shall be self -storage uses as found in the B-3, Highway Business District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated September 11, 2017 and development agreement dated September I Vh, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the B-3 District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. Page 222 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 3.8 Planned Unit Development Districts Subsection Q) Special Use Overlay District (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD Plans, but shall not include outdoor storage or other activities. (d) District Performance Standards. Performance standards for the development in the Affordable Self -Storage PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the B-3, Highway Business District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (0)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. (9) Rivertown Suites PUD District (a) Purpose. The purpose of the Rivertown Suites PUD District is to provide for the development of certain real estate subject to the District for multiple family residential land uses. (b) Permitted Uses. Permitted principal uses in the Rivertown Suites PUD District shall be multiple family residential uses as found in the R-4, Medium - High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated July 23, 2018 and development agreement dated September 7, 2018, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Rivertown Suites PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium -High Density Residential District shall apply. City of Monticello Zoning Ordinance Page 223 CHAPTER 5: USE STANDARDS Section S.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures • Accessory Building — P P P P P P P P P P P P P P P P minor 5.3 D1( 1 I ( Accessory Building — P P P P P P P C P P P P P P P Pmajor 5.3 D 2 Adult Use — accessory LP] C 5.3 Q 3 Agricultural Buildings 5.3 LQJ 4 Air Conditioning Units P I P P P P P P P P P P P P P P P Automated Teller Machines (ATMs) P P P P P P P P S. 3(D)(51 Automobile Repair — C Major 5.3f D)(6) Automobile Repair — Minor C C 5.3 UD 7 Boarder(s) P P p 5.3 D 8 Bulk Fuel Sales/Storage P P P C ICI C 5.3 D 9 Cocktail Room (Retail Sales Accessory to Micro- C C C C C C Distillery) 5.3(Dj(10) Co -located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(E) Columbarium (Accessory P P P P P P P use to Cemeteries) 5.3(D(1 1) Commercial Canopies P P P P P P P P 5.3(D 12) Commercial Transmission/ Reception Antennae/ C C C C C C Structures 4.13(D) Donation Drop-off P P Containers 5.3 D 13 Drive -Through Services P P P C P P P 5.3 Q14 Entertainment/ Recreation C C C C 14 5.3 D 15 — Outdoor Commercial Fences or Walls p p p p p p p p p p p p p p p P 4.3 Greenhouse/Conservatory p p p p p p p P P P P P P P P P 5.3 D 16 non-commercial Heliports C C C C C 5.3 D 17 Home Occupations P P P P P P P p p P 5.3 D 18 Indoor Food / p p p p p p p p 5.3 D 19 Convenience Sales Page 414 City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses 9 , . ' - -. Indoor Storage P P P P p P 5.3 D 20 Incidental Light p p p p P 5.3(D)(21) Manufacturing Machinery/Trucking :�iEc 5.3(D)(22) Repair & Sales Office P P P P P P none Off-street Loading p p C P P P P P P P 4.9 Space Off-street Parking P P P P P P P P P P P P P P P P 4.8 Open Sales P h C C C 5.3(D(23) Operation and storage of agricultural P 5.3(D)(24) vehicles, equipment, and machinery Outdoor Seating — Accessory to restaurant, bar, production brewery with P\C P\C P\C P\C 5.3(D)(25) taproom, microdistillery with cocktail room, and/or brewpubs Outdoor Sidewalk Sales & Display P P P P P P P P 5.3(D)(26) (businesses) Residential 5.3(D)(27)(a) Outdoor Storage P P P P P P P P P P Industrial 5.3 D 27 b Park Facility Buildings & P P P P P P P P P P P P P P P P 5.3(D)(28) Structures (public) Private Amateur 4.13(B Radio P P P P P P P P P P P P P P P P Private Receiving Antennae and P P P P P P P P P P P P p p p p 4.13(C) Antenna Support Structures City of Monticello Zoning Ordinance Page 415 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses Retail Sales of Goods (as P P P P P P C C 5.3(D)(29) part of an office or industrial use Shelters (Storm or P P P P P P P P P P P P P P P P 5.3(D)(30) Fallout Sign(s) P P P P P P P P P P P P P P P P 5.3 Q 31 Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(32) Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(33) Taproom (Retail Sales C C C C C C 5.3(D)(34) Accessory to Production Brewer Large Trash Handling and P P P P P P P P P P P P 5.3(D)(35) Recycling Collection Area Wind Energy Conversion C C 7 C C C 5.3(D)(36) System, Commercial Wind Energy Conversion C C C C C C C C C C C C C C C C 5.3(D)(37) System, Non-commercial Wireless Telecommunications Support Structures C C C C C C C 4 3 (E1 4.3(Fl (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Building — Minor (a) Minor accessory buildings do not require a building permit, but shall comply with all applicable zoning regulations. (b) In the M-H district, one minor accessory building for storage of equipment and refuse is permitted for each manufactured home provided the accessory building can meet all required setbacks, and is designed of weather resistant material that will enhance the general appearance of the lot. (2) Accessory Building — Major (a) In all residential districts except M-H, the following shall apply: (i) Size Page 416 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots or on the effective date of any amendment of this Ordinance, that does not comply with the use regulations of this Ordinance or the amendment. NURSING HOME (CONVALESCENT HOME): A facility that provides nursing services and custodial care generally on a 24-hour basis for two or more unrelated individuals who for reasons of illness, physical infirmity, or advanced age, require such services; but not including hospitals, clinics, sanitariums, or similar institutions. OBSTRUCTION (in relation to flood plains): Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel modification, culvert, building, wire, fence, stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any channel, watercourse, or regulatory flood plain which may impede, retard, or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water. OFFICE USE: An establishment primarily engaged in providing professional, financial, administrative, clerical, and similar services. OFF-STREET LOADING SPACE: A space accessible from the street, alley or way, in a building or on the lot, for the use of trucks while loading or unloading merchandise or materials. Such space shall be of such size as to accommodate one (1) truck of the type typically used in the particular business. OPACITY (OPAQUE): A measurement indicating the degree of obscuration of light or visibility. An object that is 100% opaque is impenetrable by light. OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of goods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off -Street Vehicle Parking. OPEN SPACE: An area on a lot not occupied by any structure or impervious surface. OPEN SPACE, USABLE: A required ground area or terrace area on a lot which is graded, developed, landscaped, and equipped and intended and maintained for either active or passive recreation or both, available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and their guests. Such areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs, driveways, and parking areas shall not constitute usable open space. City of Monticello Zoning Ordinance Page 495 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots ORDINARY HIGH WATER (new shoreland district code): The boundary of public waters which may include wetlands, and shall be an elevation delineating the highest water level which has been maintained for a sufficient period of time to leave evidence upon the landscape, commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial. For watercourses, the ordinary high water level is the elevation of the top of the bank of the channel. For reservoirs and flowages, the ordinary high water level is the operating elevation of the normal summer pool. OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. OUTPATIENT CARE: Medical examination or service available to the public in a hospital. This service is provided without overnight care and shall be considered a separate, independent, principal use when combined or operated in conjunction with a hospital. OWNER: The person or entity with a legal or equitable interest in the land on which the construction activities will occur. PARAPET: A low wall which is located perpendicular to (extension of front wall) a roof of a building. PARK FACILITY, ACTIVE: A park or recreation facility that includes one or more of the following: buildings, lighting, ball fields, tennis courts, swimming pools, skate parks, golf courses, or other active sports facilities. Active park facilities will commonly include benches, picnic areas, trails, sidewalks, and other similar features. PARK FACILITY, PASSIVE: A park or recreational facility that does not include the construction of facilities, lighting, or development of ball fields or other active sports facilities. Passive parks may include benches, picnic areas, trails and sidewalks. PARKING, OFF-STREET: The act of keeping a passenger vehicle as defined herein and/or small commercial vehicles, recreational vehicles and emergency vehicles as defined herein, on an approved parking space, properly surfaced, for a period of less than twenty-four (24) hours. PARKING BAY: The parking module consisting of one or two rows of parking spaces or stalls and the aisle from which motor vehicles enter and leave the spaces. PARKING ISLAND: Landscaped areas within parking lots used to separate parking areas and to soften the overall visual impact of a large parking area from adjacent properties. Page 496 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots RIVER, TRIBUTARY: Rivers in the Protected Public Waters Inventory that are not classified by the DNR as an agricultural, forested, remote or transition river. ROOF: The exterior surface and its supporting structure on the top of a building or structure. The structural makeup of which conforms to the roof structures, roof construction and roof covering sections of the International Building Code. ROOT ZONE: The area inside the dripline of a tree that contains its roots. SCHOOL, Pre-K-12: A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, HIGHER EDUCATION: A public or private non-profit institution for post- secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT: A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT CONTROL: Measures and methods employed to prevent sediment from leaving the site. SELF -STORAGE FACILITY: A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer's goods or wares. SEDIMENT: The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth's surface either above or below water level. City of Monticello Zoning Ordinance Page 501 FUTURE LAND USE MAP COMMERCIAL DESIGNATIONS There are four commercial and mixed land use designations as follows: Community Commercial A Community Commercial designation applies to existing commercial uses along State Highway 25, School Boulevard and Chelsea Road, as well as other small pockets of Monticello that include existing shopping centers, retailers and entertainment uses. The intent of Community Commercial is to provide locations for everyday retail goods and services generally oriented to a city-wide basis. Regional Commercial A Regional Commercial designation applies to areas targeted for uses that serve the traveling public and larger retail uses and commercial development intended for a regional market. This designation is generally applied to various areas along the Interstate 94 corridor with high visibility. The development character of the regional commercial development will continue to be auto -oriented, large format commercial uses such as `big -box' uses and other uses that require a large parking area. Looking to the future, opportunities for connectivity and design linkages between such development and nearby uses and neighborhoods will be emphasized. Downtown Mixed -Use The Downtown Mixed -Use category identifies and designates the downtown area as a primary development focus for downtown intended to improve, revitalize and redevelop Downtown Monticello as envisioned in the 2017 Downtown Small Area Plan. The goal is to transform downtown into a thriving commercial area with new mixed -use, specialty retail and restaurant uses with enhanced streetscape and pedestrian amenities. Entertainment uses, co -working spaces, boutiques and cafes are also envisioned. New downtown development should also embrace and be oriented towards the river whenever possible. Commercial/Residential Flex The Commercial/Residential Flex designation encourages the mix of flexible and compatible development of commercial, office, retail and residential uses in limited areas of the city on the same or adjacent properties. The purpose of this designation is to give the city and property owners flexibility for future land use based on market demand. The Commercial/Residential Flex designation is applied to a few of the remaining large vacant parcels in the City including the parcels located south of Chelsea Road and north of School Boulevard and centered along Dundas Road. This designation is also applied to parcels located between Interstate 94 and 7th Street West. These properties may be developed as commercial, residential, or mixed land uses under the city's PUD zoning, subject to review and approval of the City. u)" F F Park/OpenSp— Cemetery TABLE 3.3.- FUTURE LAND USE COMMERCIAL ACREAGES Source: Monticello Downtown Small Area Plan (2017) 60 (« LAND USE, GROWTH AND ORDERLY ANNEXATION COMMUNITY COMMERCIAL (CC) The Community Commercial designation includes low -scale retail, service, and office uses located along the City's arterials and collector streets. Some of these areas are developed as auto -oriented "strip" shopping centers while others are freestanding offices, commercial uses, or clusters of businesses intended to meet the needs of the community at large. Typical retail uses would include supermarkets, drug stores and miscellaneous local -serving retail stores and services. Typical office commercial uses might include banks, finance, real estate, medical and dental offices, and professional services. Typical service commercial uses might include gas stations, restaurants including fast food, used car sales, and minor auto repair businesses. Primary Mode Vehicular with access to collectors and arterials l Transit or l shuttle service Secondary Mode Shared bike/ pedestrian facilities 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.30 to 0.50 B-2 • Height - Limited Business District 1-2 stories • Lot Area I B-3 N/A Highway Business District MONTICELLO 2040 VISION + PLAN REGULAR MEETING — MONTICELLO CITY COUNCIL Monday, October 25, 2021— 6:30 p.m. Mississippi Room, Monticello Community Center Present: Lloyd Hilgart, Jim Davidson, Bill Fair, Charlotte Gabler, and Sam Murdoff Absent: None 1. General Business A. Call to Order & Pledge of Allegiance Mayor Hilgart called the meeting to order at 6:30 p.m. Mayor Hilgart noted that Councilmember Bill Fair was sworn in prior to the special meeting. B. Manufacturer's Week Proclamation C. Approval of Agenda Councilmember Gabler moved approval of the agenda. Councilmember Murdoff seconded the motion. Motion carried unanimously. D. Approval of Meeting Minutes • Special Meeting Minutes from October 11, 2021 • Regular Meeting Minutes from October 11, 2021 Councilmember Murdoff moved approval of both sets of minutes. Councilmember Gabler seconded the motion. Motion carried unanimously. E. Citizen Comments Clarence McCarty, downtown business owner, commented on the downtown dumpster enclosure located on Block 35. The enclosure is being left unlocked and open for non-paying people to empty their garbage. He requested that the City notify participating business owners to make sure they lock it and look at providing better security. Staff will review the enclosures for any updates that can be made. F. Public Service Announcements • Downtown Trick -or -Treat is Thursday, October 28 from 4 — 6 p.m. G. Council Liaison Updates • EDA — Councilmember Davidson stated that the EDA approved the preparation of a wetland delineation and plans and specifications for grading and stormwater improvements for a portion of City/EDA property at Otter Creek Business Park. • 1-94 Coalition — Councilmember Gabler noted that there was a zoom meeting regarding grants. 2. Consent Agenda: Councilmember Fair moved approval of the Consent Agenda. Councilmember Gabler seconded the motion. Motion carried unanimously. A. Consideration of approving the payment of bills. Action taken: Approved the bill and purchase card registers for a total of $807,957.57. B. Consideration of approving new hires and departures for city departments. Action taken: Approved the hires for Parks and MCC and departures for MCC.. Parks, and DMV. C. Consideration of approving the sale/disposal of surplus city property for the Street Department. Action taken: No report this cycle. D. Consideration of approving an application for a temporary charitable gambling permit for a raffle to be conducted by the Monticello Chamber of Commerce for their annual banquet on December 3, 2021. Action taken: Application was approved. E. Consideration of adopting Resolution 2021-81 supporting the Wright County Local Option Sales Tax. Action taken: Resolutions 2021-81 was adopted. F. Consideration of approving annual Snowplowing and Ice removal Policy for the 2021-2022 snow season. Action taken: Approved the policy. G. Consideration of approving "The Pointes at Cedar" as the final name for the "Chelsea Commons" planning area and authorizing the corresponding correction of documents. Action taken: Approved `The Pointes at Cedar' as the final name. H. Consideration approving an Administrative Subdivision and Administrative Lot Combination for two parcels located in the Central Community District, General Sub -District and approving a Waiver of Application Fee & Escrow. Applicant: Mosbart Properties, LLC. Action taken: Approved the Administrative Subdivision and Administrative Lot Combination based on findings in Resolution PC-2021-042 and the conditions of approval as required in the ordinance and Exhibit Z and approved the Waiver of Application Fee & Escrow based on the finding that the encroaching condition and non -conformity was created by the City of Monticello as the prior owner. I. Consideration of approving a Corrective Amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries. Applicant: City of Monticello. Action taken: Adopted Ordinance 764 approving a corrective amendment to the City of Monticello Official Zoning Map for Shoreland Overlay District Boundaries, based on findings to be made by the City Council. 3. Public Hearings: A. PUBLIC HEARING: Consideration of adopting Resolution 2021-82 approving an assessment roll for delinquent miscellaneous accounts to be certified to the County Auditor for 2022 payable tax year Jennifer Schreiber, City Clerk, presented the item. There was minimal discussion among City Council. Mayor Hilgart opened the public hearing. No one testified. Mayor Hilgart closed the public hearing. Councilmember Murdoff moved to adopt Resolution 2021-82 approving the assessment roll for delinquent miscellaneous accounts. Councilmember Davidson seconded the motion. Motion carried unanimously. B. PUBLIC HEARING: Consideration of adopting Resolution 2021-83 approving an assessment roll for delinquent utility accounts to be certified to the County Auditor for the 2022 payable tax year Jennifer Schreiber presented the item. There was minimal discussion among City Council. Mayor Hilgart opened the public hearing. No one testified. Mayor Hilgart closed the public hearing. Councilmember Fair moved to adopt Resolution 2021-83 approving an assessment roll for delinquent utility accounts. Councilmember Murdoff seconded the motion. Motion carried unanimously. 4. Regular Agenda: A. Consideration of an Appeal to Denial of Variance to Accessory Structure square footage maximum of 1,500 square feet and Consideration of approving a Conditional Use Permit for Accessory Structure exceeding 1,200 square feet for an existing single family residential use in the Central Community District, General Sub -District. Applicant: Clarence McCarty Steve Grittman, NAC, provided an overview of the request for appeal by the applicant. There was discussion among City Councilmembers. Mayor Hilgart commented that he did not believe approving the variance would set a precedent. He noted that in this situation, the applicant has a unique existing detached accessory structure and is seeking to add an attached garage to the home, which is different from the more common request of an existing attached garage and request for large, detached accessory structure. Councilmember Fair concurred. To allow the proposed two -stall garage addition, staff's proposal was that part of the barn would need to be removed because the total square footage of accessory garage space exceeds what is allowed by ordinance. Clarence McCarty, the applicant, addressed the City Council. He noted that the barn was there before the City was platted. The current house was built in 1926. He noted that it would not be feasible to remove a portion of the barn. Due to the uniqueness of the property, he requested that City Council reverse the decision by the Planning Commission denying the variance. Councilmember Fair moved to approve the variance from the maximum total garage space on a single-family parcel based on the uniqueness of the property, such as lot, age of structures, location in downtown area, and existing barn/garage structure preceded the house. Councilmember Murdoff seconded the motion. Motion carried unanimously. Mayor Hilgart moved to adopt the Conditional Use Permit as recommended by the Planning Commission, based on findings in Resolution PC-2021-035, and the conditions of approval as required in the ordinance and in Exhibit Z, excluding #2 and 3. Councilmember Davidson seconded the motion. Motion carried unanimously. B. Consideration of an amendment to the Affordable Storage Planned unit Development for Proposed Container Accessory Use. Applicant: Keith Burnham Steve Grittman, NAC, presented the item and noted that the Planning Commission unanimously recommended denial of the amendment. Staff also recommended denial of the amendment as the operation would be inconsistent with the intent of the land use specified by the Comprehensive Plan and, in addition, it is incompatible with the uses directly adjoining the subject property, particularly that of the single-family residential neighborhood to the south. It was also noted by staff that there should be a recommended removal date of November 15, 2021. When the original PUD was granted for commercial self - storage facility on this property, it was specifically noted that outdoor storage of materials on the site would not be permitted. Outdoor storage of materials is a use that is specifically relegated to industrial districts. Tim Dolan, Decklan Group on behalf of the applicant, addressed the City Council. Mr. Dolan explained that the applicant had read the PUD ordinance and believed the placement of containers was consistent with the ordinance. He also noted that the primary changes to the application are to the height and location of the containers. Mr. Dolan requested that they Council grant the amendment for a short-term use, up to 48 months. There was discussion among City Council. Councilmember Gabler commented that she would support the use for up to 48 months, with a review at 12 months. Councilmember Davidson agreed with 12 months because, in 12 months, Affordable Storage would have enough data on whether the use serves a purpose and would be able to build a structure. Councilmember Fair noted that he appreciated the investment the company has mode, but he would not support anything more than 12 months, as the City needs to consider the adjoining properties. Mayor Hilgart does not support the use, as it will set a precedent for facilities that have detached buildings such as those proposed. Councilmember Davidson added that this use would have never been allowed in the original PUD. Councilmember Murdoff commented that the City should allow based on the current business model originally allowed, with is storage. Staffs position is that the intent of the PUD was that there would not be materials stored outside the buildings. Councilmember Fair moved to affirm Planning Commission's denial of the request and require the removal of containers by November 15, 2021. Councilmember Davidson seconded the motion. Steve Grittman noted that there is a Council resolution in the packet, as proposed by staff, affirming the denial and listing the findings of fact for denial. Councilmembers Fair/Davidson had friendly amendment to motion to adopt Resolution 2021-85 denying a PUD Amendment for storage boxes on the Affordable Self -Storage site as outdoor storage based on findings in the stated resolution for denial and requiring the removal of the containers no later than November 15, 2021. Motion carried 3-2; Councilmembers Gabler and Murdoff voted against as they supported an interim use permit. Councilmember Gabler moved to adopt Ordinance 765 for PUD Amendment for the Affordable Storage Planned Unit Development, based on findings in Resolution 2021-85 for correction of language in Section (8)(c) to read as follows: Accessory Uses. Accessory uses shall be those commonly accessory and incidental to " commercial uses, and as specifically identified by the approved final stage PUD plans but shall not include outdoor storage or other activities. Councilmember Fair seconded the motion. Motion carried unanimously. C. Consideration of authorizing the purchase of a replacement fire engine for $20,000 from the City of Clearwater Rachel Leonard, City Administrator, provided an update on the purchase. The request was because Engine 12 was damaged responding to a call. The engine was not a total loss and is being repaired. To maintain an adequate fleet, the proposed fire engine will be used in the interim. Staff is optimistic that the insurance proceeds will cover the repairs of Engine 12 and the cost of this replacement vehicle. This item will not be a permanent vehicle of the Fire Department and will be sold when Engine 12 is repaired. There was minimal discussion among City Council. Councilmember Fair moved to authorize the purchase of the fire engine. Councilmember Gabler seconded the motion. Motion carried unanimously. 6. Adjournment: By consensus, the meeting was adjourned at 8:03 p.m. Recorder: Approved: Jennifer Schreiber an Att From: Angela Schumann To: Hayden Stensgard; Vicki Leerhoff Subject: FW: Affordable Storage Monticello Date: Tuesday, June 7, 2022 3:19:02 PM Please print letter and images for tonight and post to agenda. Angela Schumann Community Development Director City of Monticello www.ci.monticello.mn.us 763-271-3224 Email correspondence to and from the City of Monticello government office is subject to the Minnesota Government Data Practices act and may be disclosed to third parties. From: Keith Burnham <keith@burnham-companies.com> Sent: Tuesday, June 7, 2022 11:56 AM To: Angela Schumann <Angela.Schumann@ci.monticello.mn.us> Subject: Affordable Storage Monticello To Whom It May Concern, I am the only guy you know that wanted to store empty boxes. A small number of empty boxes, that are screened by our development. We asked to use less than 5% of our existing business for this. You are the only body I know that would deny such a simple request. Affordabox Portable Storage was a start up in 2021 without a home. If you have ever started a company, you know that the beginning is dicey. A new company is weak and fragile at the beginning. When I was weak and fragile, you denied me, and kicked me off my own property. Since our original request in 2021, we have opened 2 new business locations in St. Michael. Affordabox has experienced 50 times revenue growth since January 2022, and has outgrown its 16,000 sq ft facility. We are looking at other communities to expand our business. We have recruited, hired, and trained many new employees from the roll off and recycling business to sustain our growth. Payroll has quadrupled from 2021 to 2022, and we expect it to double every year for the next 3 years. Affordabox average employee salary is currently at around 60k/ yr, and is expected to rise at 10%/ yr over the next 3 years. We offer Paid Holidays, Paid Vacation, and Health Insurance Coverage for all of our employees. A 5 year projection puts us in a brand new warehouse and office facility, with 1 million in annual Payroll, and a 20 million valuation. Monticello did nothing to recruit us into their community..... in fact, the opposite occurred. In closing, the request to store empty boxes doesn't have the same meaning today as it did a year ago. We were forced to scramble, and find other opportunities. If approved, we may or may not decide to use the capability. If the City is going to approve it, I recommend allowing for 1 display location on each public street. For us, it would be one on Chelsea Road, and one on Innsbrook Drive. I have attached a photo as an example. Storing empty boxes is not a business..... displaying what you have stored is. Thank you to the two Council Members who tried to give us a chance last year Keith Burnham Sent from my Verizon, Samsung Galaxy smartphone Planning Commission Agenda — 08/02/22 3A. Community Development Director's Report Council Action on/related to Commission Recommendations • Consideration of approving an Amendment to the Monticello Zoning Ordinance for Retail Service Uses Including but Not Limited to Definition, Zoning Districts and Standards. Applicant: City of Monticello Approved on the consent agenda on July 25, 2022. • City Council approved the Rezoning to PUD, Final Stage PUD and Final Plat for Haven Ridge 2nd Addition on July 251", 2022. • City Council approved the Rezoning to PUD, Final Stage PUD and Final Plat for Block 52 First Addition on July 11t", 2022. Downtown Project Updates • Block 52: The developer has received final land use approvals subject to a series of conditions. They continue to work on resolving those conditions, plans for demolition of the buildings, environmental study, and working with the EDA to finalize items related to the TIF District and purchase of the land for the project. They have indicated that it is their intention to begin demolition in late summer/early fall 2022. Facade Improvement Program: The EDA still has fagade improvement grant funds available to properties on Block 35, as well as the businesses that will remain on Block 52. City staff continues to communicate with property owners on the grant funds and application process. The EDA has also preliminarily authorized the use of a portion of the funds for the exterior wall of Sleep Concepts, which is directly adjacent to the location of the Block 52 First Addition demolition. Downtown Pedestrian & Roadway Improvements (Walnut Street): A joint workshop of the CC, PARC and PC was held on July 191" to review the proposed concept for the Walnut Street improvements from Broadway to River Street. In addition, the project consultant and staff met with property owners following the joint workshop for the same purpose. From this point, a summary of the meeting and links to downtown information will be provided to the property owners. Project consultant Bolton & Menk is continuing to work on project components, including completion of a parking study, survey, utility relocation work and initial project plan design. • Communication Strategy: Staff is coordinating a series of engagement efforts to keep property owners in the immediate vicinity of Block 52 improvements and the larger downtown area apprised of the numerous activities occurring in the downtown. These include website updates, on -site Q & A sessions, email updates and Downtown Rounds. The next Downtown Round is scheduled for Wednesday, August 17t" at 7:30 AM at Rustech. PC members are welcome to attend. Planning Commission Agenda — 08/02/22 Zoning Ordinance Recodification The next step for the zoning ordinance recodification will be to request Council authorization of the project. That is anticipated in August 2022. If approved, staff would begin making clerical and minor amendments to the ordinance. For more substantive amendments, staff would request that Planning Commission provide direction on whether they would prefer a sub -group to review more extensive language amendments, or that the full Commission be involved in that work in regular workshops. The City Attorney and City Planner will also be involved in those amendment reviews. Public hearings for the amendments will also be required, which can occur incrementally. The Pointes at Cedar Project Updates The Master Plan was featured at the recent Riverfest Block Party, where attendees were able to prioritize which amenities they would like to see first in the public spaces. That information will be presented to the Planning Commission and City Council at the upcoming August 8th joint workshop. Staff continues to gather images for The Pointes ordinance image library. Please mark your calendars for a joint workshop on the Master Plan with PARC and City Council, scheduled for Monday, August 8tn In addition, the June project update has been posted to https://www.ci.monticello.mn.us/276/The-Pointes-at-Cedar-Small-Area-Plan THC Sales — Statutory Changes A new law was enacted in the 2022 legislative session which allows certain edible and beverage products infused with tetrahydrocannabinol (THC) to be sold. At this time, city staff are reviewing potential alternatives for Monticello, which may include adoption of an interim ordinance for further study for recommendation of action. Staff will continue to keep the Planning Commission updated. Staff would encourage the Planning Commission to review information provided by the League of MN Cities on this topic: Cities and Regulation of Edible Cannabinoid Products - League of Minnesota Cities Imc.or 2