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Planning Commission Agenda - 07/01/2025
AGENDA REGULAR MEETING – PLANNING COMMISSION July 1, 2025 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison: Councilmember Kip Christianson Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order B. Roll Call C. Consideration of Additional Agenda Items D. Approval of Agenda E. Approval of Meeting Minutes • Regular Meeting Minutes – June 3, 2025 F. Citizen Comment 2. Public Hearings A. Consideration of a Request for Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District. Applicant: Earl Gebauer B. Consideration of a Request for Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I-1, Light Industrial District. Applicant: George Wojcicki C. Consideration of a Request for Conditional Use Permit for Cross Parking and Access in the I-1, Light Industrial District. Applicant: Michael Maher PLANNING COMMISSION WORKSHOP Academy Room, Monticello Community Center 5:00 p.m. Discussion – Ordinance framework to define and regulate Data Center uses D. Consideration of an amendment to Title IX for General Regulations, Title XI for Business Regulations and Title XV, Chapter 153: Zoning, for the regulation of Cannabis and Lower-Potency Hemp Edible land uses subject to local adoption of the provisions and mandates of the Minnesota State Statute Chapter 342. Applicant: City of Monticello 3. Regular Agenda 4. Other Business A. Community Development Director’s Report 5. Adjournment MINUTES REGULAR MEETING – PLANNING COMMISSION Tuesday, June 3, 2025 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Rick Kothenbeutel, Teri Lehner, Rob Stark Commissioners Absent: Vice-Chair Melissa Robeck Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Tyler Bevier, Bob Ferguson 1.General Business A.Call to Order Chair Tapper called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B.Roll Call Andrew Tapper called the roll. C.Consideration of Additional Agenda Items None D.Approval of Agenda ROB STARK MOVED TO APPROVE THE JUNE 3, 2025 REGULAR PLANNING COMMISSION MEETING AGENDA. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E.Approval of Meeting Minutes TERI LEHNER MOVED TO APPROVE THE MAY 6, 2025 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Councilmember Kip Christianson asked if the minutes correctly reflected the position of the Commissioners regarding 45-foot lots with context to the composition and percentage. Teri Lehner stated that her interpretation was not that 45-foot lots would never be acceptable, but of the ratio and percentage being at such a high amount was her concern and is also reflected in the minutes. F.Citizen Comment None 2.Public Hearings A.Continued Public Hearing - Consideration of a Request for an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Planning Commission Regular Meeting Minutes – 06/03/2025 Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off-Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). Applicant: City of Monticello City Planner Steve Grittman spoke to the proposed amendments as related to the context of parking in the downtown district. Mr. Grittman stated that the City provides much of the parking supply for the businesses located in the Central Community District (CCD), yet the current ordinance does not provide enough clarification for an accurate estimation of off-site parking needs and availability. Planner Grittman elaborated on the proposed amendments, including the parking study portion of the proposed amendment. The intention is to refine the parking study requirements to illustrate how much parking is utilized and where the parking exists downtown in proximity to the site location for staff review, short of a hired transportation engineer to conduct said study. This language and the study itself will lend guidance to Community Development staff to determine parking needs per application. Planner Grittman continued to note that the amendment addresses the situation in which the use of property changes to become more intensive. Parking spaces are proposed to be calculated from zero for the use, with on-site parking provided as required or via payment to the City public parking fund. The third portion of the proposal involves amended calculations for restaurant parking in the CCD, said Planner Grittman, to reflect a better estimated occupant load of one parking space per three-seat capacity per building code, as opposed to the current complicated methodology of breakdown by square footage. The fourth portion of the proposed amendment provides a reference in the parking section of ordinance to the parking fund as identified in the CCD, said Planner Grittman. Planner Grittman indicated that the amendment further designates that Community Development staff identify compatible uses for joint parking in the CCD, definition of daytime and nighttime uses, and a modified distance rules for shared parking on a one-to-one basis with other property owner(s). Planner Grittman spoke on the modifications to the joint parking distance rule within the CCD to minimize the number of surface parking spaces. Planner Grittman then spoke to the proposed amendment to address past discussions by Commission to waive the requirement for parking spaces for 2 Planning Commission Regular Meeting Minutes – 06/03/2025 3 restaurant and bar outdoor seating, based on the logic that patrons are more likely to walk longer distances in warmer weather to utilize outdoor spaces; these seats are not available during the cold weather season. Chair Andrew Tapper asked if a tracking measure might be available to review and manage joint-use parking agreements in the CCD, to decipher a business parking capacities and if multiple parties might also be involved. Planner Grittman stated that staff reviews parking as part of a conditional use permit process and maintains the recorded proceedings documents. He indicated that a database for tracking joint-parking could be created. As the applications are received cumulatively over time, a better understanding will determine parking needs on a block-by-block basis. Outside of a formal parking study, the database would help identify and address conflicts if they arise. Councilmember Kip Christianson asked for clarification regarding the parking study. Planner Grittman stated a parking study is drafted by or contracted on behalf of the owner at their expense; the City does not conduct its own parking study for CUP applications unless deemed necessary. The extent of the study can be a simple one to provide parking evidence, as to not burden the applicant with overcomplexities. Andrew Tapper referenced an example might include using a satellite view map, identifying the required footage per code, and then counting parking spaces per code language. Planner Grittman added to Chair Tapper’s comments, stating that the goal of the study and mapping is to reference how many surface and on-street spaces are occupied throughout a week at varying times and to demonstrate how much and where parking may be available. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper closed the public hearing portion of the agenda item. RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION 2025-016 RECOMMENDING APPROVAL OF ORDINANCE NO. 8XX AMENDMENT TO THE MONTICELLO CITY CODE, TITLE XV, LAND USAGE, CHAPTER 153: ZONING ORDINANCE, SECTION 153.044 BUSINESS BASE ZONING DISTRICTS, CENTRAL COMMUNITY DISTRICT FOR STANDARDS APPLICABLE TO PARKING AND 153.067 OFF-STREET PARKING, STANDARDS APPLICABLE TO COMMERCIAL, INDUSTRIAL AND CIVIC/INSTITUTIONAL USES IN THE CENTRAL COMMUNITY DISTRICT (CCD), Planning Commission Regular Meeting Minutes – 06/03/2025 BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. Community Development Director Angela Schumann stated the consideration by City Council for the zoning ordinance amendment will be placed on the June 9, 2025 regular meeting agenda. 3.Regular Agenda None 4.Other Business A.Community Development Director’s Report Community Development Director Angela Schumann gave an overview on the City Council actions related to Planning Commission recommendations, including the series of requests by Tamarack Development for The Meadows at Pioneer Park with recommendations by Planning Commission for denial of all three applications. The Council consent agenda for May 27, 2025 included the land use amendment as requested by Scannell Properties, the Red Rooster PUD amendment, and the CUP amendment for West Metro/Carcone, which were all approved per Planning Commission recommendation. Angela Schumann spoke to the proposed legislation for preemption on zoning, subdivision, and other housing-related matters, which did not pass in the 2024 session. She noted that it is likely that the House and Senate committees will revisit in a continuation at their next session. Angela Schumann provided an update on the Meadowbrook plat; the plat has been recorded and ground-breaking for phase one is underway. A previous Director’s Report indicated that amendments relating to the outcomes of the housing workshop meeting held jointly with the EDA and Council would be brought forward for consideration by Commissioners. To verify staff has the correct information as discussed, an upcoming workshop to review the discussion notes and potential amendments will take place before the next regularly scheduled Planning Commission meeting in July. Angela Schumann provided a brief overview of and referenced the link for full information on the Monticello Annual comprehensive Financial Report conducted by the City’s auditing consultant and a project update through May 2025. Chair Tapper asked about a potential third carwash planned for development along Chelsea Avenue. Angela Schumann stated the development plans for the Big River 4 Planning Commission Regular Meeting Minutes – 06/03/2025 5 445 PUD were conceptual, showing potential uses for the lots. She recalled one identified as a future carwash in the development stage of the PUD, which requires an amendment to the PUD and final stage of the PUD to come forward for Commission’s consideration; nothing formal has been received to date to her knowledge. 5.Adjournment RICK KOTHENBEUTEL MOVED TO ADJOURN THE JUNE 3, 2025 REGULAR MEETING OF THE MONTICELLO PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. MEETING ADJOURNED AT 6:27 P.M. Recorded By: Anneueller Date Approved: ATTEST: _________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 07/01/2025 1 2A. Public Hearing - Consideration of a request for Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District Applicant: Earl Gebauer Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 07/01/2025 Council Date (pending Commission action): 07/28/2025 Additional Analysis by: Community Development Director, Chief Building Official, Assistant City Engineer, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Consideration of Request for Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District 1. Motion to adopt Resolution No. PC-2025-025 recommending approval of Request for Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2025-025 recommending denial of Request for Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District, subject to the conditions in Exhibit Z and based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution 3. Motion to table action on Resolution No. PC-2025-025. REFERENCE AND BACKGROUND Property: Legal Description: Lot 2, Block 1, Union Crossings 3rd Addition PID #: 155212001020 Planning Case Number: 2025-27 Planning Commission Agenda – 07/01/2025 2 Request(s): Amendment to Conditional Use Permit for Planned Unit Development for a Restaurant as a Principal Use and Drive Through Services as an Accessory Use in the B-4, Regional Business District Deadline for Decision: August 4, 2025 (60-day deadline) October 3, 2025 (120-day deadline) Land Use Designation: Regional Commercial Zoning Designation: B-4: Regional Business Overlays/Environmental Regulations Applicable: Freeway Bonus District Current Site Uses: Vacant Restaurant with Drive Through Surrounding Land Uses: North: Commercial East: Vacant Land South: Freeway West: Commercial Project Description: The applicants propose to redevelop the vacant former McDonald’s restaurant as a barbecue restaurant, including both drive-through and in-restaurant seating. The site has been vacant for several years, and the original approvals granted to the prior tenant have expired, necessitating the current application. ANALYSIS: The subject site is located north of Interstate 94, south of 7th Street and west of Highland Way. The existing Planned Unit Development contains Home Depot, Target, an inline retail center, a freestanding multi-tenant retail center and multiple pad sites. The subject site is located south of the Home Depot building, and adjoins the SunnyDays Therapy center, which lies to the west of the subject property. Zoning. The subject site is zoned B-4, Regional Business. 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. The site is further covered by a Conditional Use Permit for Planned Unit Development, which controls the larger Union Crossings commercial areas both to the north and south of 7th Street. Planning Commission Agenda – 07/01/2025 3 CUP/PUD. The Union Crossings Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. It is the applicant’s responsibility to design the development with significant benefits and communicate those benefits to the City for allowing a CUP/PUD. The original CUP/PUD was granted to this site for the McDonald’s restaurant, and the existing site and building layouts are not changing substantively from the original approval. External changes relate primarily to building materials and architectural variations. Access and Circulation. Access to the site is provided off 7th Street, in the northeast corner of the site. The site includes an existing curb cut 40 feet in width. The proposed width accommodates a right-turn lane and encroaches across the property line to the east. The access aligns with the existing access on the north side of 7th Street, into the Home Depot property. Internal drive aisles are proposed at a minimum width of 25 feet. The applicant’s site plan continues joint access arrangement with the properties to the east and west. The applicant’s site plan accommodates cross access to the west to meet an opening for fire access in the southwest corner of the site. To the east, the primary drive access in the northeast would be shared with the future development of that site. Cross access agreements will require verification and updating with both adjoining properties. The applicant is required to provide verification of the required cross access agreements prior to building permit issuance. Pedestrian Circulation. The applicant’s plans should be updated to add sidewalk along 7th Street, per current City standards. The City has added a requirement for sidewalk/trail access along both sides of all collector routes since the time of the original development on this site. The updated CUP/PUD approval should include compliance with this requirement, connecting to the sidewalk installed as a part of the SunnyDays site to the west, and then accommodating extension to the east when that site develops. The public sidewalk may have to veer into the applicant’s property to avoid the existing tree planting area. Further, where the sidewalk terminates at a driveway (at the northeast corner of the site), a pedestrian crosswalk should be added via pavement markings. Parking. Since the time of the original CUP/PUD, the parking requirement for restaurant uses has been amended to require one parking space per three seats of capacity. The floor plan illustrates approximately 70 seats, although the Building Department should determine the seating capacity by code. This standard would require just 24 parking spaces. To address the parking requirement, the applicant is proposing a total of 57 parking stalls (just a slight modification of the existing condition), each at a minimum dimension of 9 feet by 20 feet. Of these, 10 are angled stalls, proposed along the east property line, parallel to the drive Planning Commission Agenda – 07/01/2025 4 through lane. It is expected that the proposed site plan will greatly exceed the requirement. Of the parking stalls provided, 3 are designated as handicapped stalls, and two others are restricted to Veteran or Police parking. Three of the spaces are marked for pull-ahead waiting spaces for customers ordering at the drive-through. Drive Through. The drive-through lane has been split into two lanes between the stacking lane and the pick-up window. One accommodates mobile orders, and the other accommodates customers who have ordered ahead. The lanes accommodate more than 30 total stacking spaces, well over the minimum requirement of 8 spaces per lane. The lanes are part of the existing conditions on site and will function as the prior occupant used them. One aspect of the prior drive-through facility that was left incomplete at the time was continuous curbing along a portion of the west boundary of the stacking lane. The property to the west was undeveloped at that time. This remaining curbline should be completed with this project as there is no longer any uncertainty along that boundary, with the exception of the fire lane access. Landscaping. For sites developed within the Union Crossings PUD, landscaping plans were a requirement at the original time of development. The applicants have provided an updated landscape plan showing additional shrub plantings in the existing planting areas, sod areas to be restored, and the existing trees to be protected. The plans are consistent with the PUD and prior approved planting plans. Lighting. A photometric plan has been submitted for the site, indicating as many as 20 freestanding fixtures throughout the site mounted on poles at a height of 18 feet, consistent with the maximum 25 foot height per code. The plans also show wall lighting on the building. The zoning ordinance restricts any light, or combination of lights, from casting glare onto public street in excess of 1 footcandle, when measured at the centerline of the street. The photometric plan indicates readings that are consistent with the code standard. Signage. An overall sign plan for Union Crossings has been previously approved. Said sign plan allows a 24-square foot monument sign in the northeast corner of the site (4 feet high by 6 feet wide) on a masonry base for a total of 5.5 feet in height. The applicant’s plans show a low pylon-mounted sign of 48 square feet and 12 feet in height. Both of these dimensions are well beyond the allowances of the Union Crossings PUD. The applicant will need to modify the proposed sign to meet the requirements noted above, as these sign regulations apply to all such properties in the PUD. In addition to the approved monument sign, the site is eligible for wall signage. The total maximum allowable sign area for any wall shall be determined by taking 10 percent of the gross Planning Commission Agenda – 07/01/2025 5 silhouette area of the front of the building up to 100 square feet, whichever is less. For single or business structures, the total maximum allowable signage on the property shall be 300 square feet. The applicant has legal frontage on 7th Street and Interstate 94, making it eligible for wall signage on two sides of the building. The proposed wall signage is well within the allowances of the code in this respect. Building Design. The applicant is proposing to remodel the building by painting the brick and E.I.F.S. exterior to black and adding an orange strip light along the parapet on the upper portion of the structure. The plans include a new architectural feature of wood grain metal siding panels and stone wainscot base. A portion of the business wall signage would be located on this structure. Engineer’s Letter. The City Engineer has reviewed the proposed plans and has prepared a comment letter. The comments are incorporated as a condition of approval. STAFF RECOMMENDED ACTION Staff recommend approval of the amendment to the Union Crossing CUP/PUD for Big Bore Barbecue. This recommendation is based on the appropriate remodeling of the site and business for new restaurant use, consistent with the prior Union Crossings Plan. This recommendation is subject to the conditions identified in Exhibit Z of this report. SUPPORTING DATA A. Resolution PC-2025-025 B. Aerial Site Image C. Applicant Narrative D. Plans, Including: 1. Survey 2. Landscape Plan 3. Photometrics 4. Site Plan 5. Floor Plan 6. Exterior Elevations 7. Access Agreement E. City Engineer’s Letter, dated June 23, 2025 F. Chief Building Official’s Letter, dated June 20, 2025 G. Monticello 2040 Plan, Excerpts Z. Conditions of Approval Planning Commission Agenda – 07/01/2025 6 EXHIBIT Z Conditions of Approval Amendment to Conditional Use Permit for Planned Unit Development Lot 2, Block 1, Union Crossings 3rd Addition PID: 155-212-001020 1. Cross parking and access rights and agreements are verified between the subject parcel and adjoining parcels, and the applicant further verifies commitment to any future reasonable modifications as adjoining parcels develop or redevelop. 2. The applicant modifies the plans to show completion of the border curbline on the west boundary of the property along the drive-through stacking lane. 3. The applicant completes the connection to the adjoining property to the west at the southwest corner of the site for emergency access and maintains the connection point at the existing shared access to 7th Street in the northeast. 4. The applicant completes the sidewalk along 7th Street from its connection to the parcel to the west to its easterly boundary (excepting driveway areas), including any easement for sidewalk necessary to complete the sidewalk. Crosswalk painting across driveway lanes is a component of this condition. 5. The applicant modifies the plans to show a freestanding monument sign consistent with the requirements of the Union Crossings PUD. In this case, the standard is a sign area of 6 feet wide by 4 feet high, on a masonry base of no more than 1.5 feet in height (total of 5.5 feet overall). 6. Continued and on-going compliance with the approved landscaping plan is required. 7. Compliance with the terms of the City’s Engineering Staff letter dated June 23, 2025. 8. Compliance with the terms of the Chief Building Official’s letter dated June 20, 2025. 9. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-25 1 RECOMMENDING APPROVAL OF AN AMENDMENT TO CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT FOR A RESTAURANT AS A PRINCIPAL USE AND DRIVE THROUGH SERVICES AS AN ACCESSORY USE IN THE B-4, REGIONAL BUSINESS DISTRICT PID 155-212-001020 WHEREAS, the applicant has submitted a request for an amendment to a Conditional Use Permit Planned Unit Development for a restaurant and drive-through with cross parking and access in support of their building expansion; and WHEREAS, the proposed facility is intended to renovate and reoccupy a vacant restaurant building on an existing developed parcel; and WHEREAS, the applicant proposes to modify site and building improvements without significantly changing the overall site use or layout; and WHEREAS, the site is zoned as B-4, Regional Commercial and is subject to a Conditional Use Permit Planned Unit Development, which allows such use by Conditional Use Permit; and WHEREAS, the zoning ordinance provides for cross parking and access by Conditional Use Permit where such facilities improve access, manage impacts on the public street, and minimize overall parking lot pavement between adjoining uses; and WHEREAS, the proposed facility is located in a retail commercial area, and would facilitate appropriate reuse of an existing vacant building; and WHEREAS, the Planning Commission held a public hearing on July 1st, 2025, 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 land use plans and prior approvals for the zoning and applicable PUD regulations. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-25 2 2. The applicant has provided plans showing the renovation of the facility with the accommodation of cross parking utilizing adjoining private property. 3. The facility will fit to the existing site and building layouts, with only the façade modifications as shown on the approved plans. 4. The property would be otherwise restricted from reasonable use without the proposed CUP and additional access and parking. 5. The zoning ordinance encourages the use of cross parking options to make more efficient use of parking facilities where sharing of such facilities supports all properties subject to the CUP. 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 approve the Conditional Use Permit for a restaurant and drive-through with cross parking and access, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Cross parking and access rights and agreements are verified between the subject parcel and adjoining parcels, and the applicant further verifies commitment to any future reasonable modifications as adjoining parcels develop or redevelop. 2. The applicant modifies the plans to show completion of the border curbline on the west boundary of the property along the drive-through stacking lane. 3. The applicant completes the connection to the adjoining property to the west at the southwest corner of the site for emergency access and maintains the connection point at the existing shared access to 7th Street in the northeast. 4. The applicant completes the sidewalk along 7th Street from its connection to the parcel to the west to its easterly boundary (excepting driveway areas), including any easement for sidewalk necessary to complete the sidewalk. Crosswalk painting across driveway lanes is a component of this condition. 5. The applicant modifies the plans to show a freestanding monument sign consistent with the requirements of the Union Crossings PUD. In this case, the standard is a sign area of 6 feet wide by 4 feet high, on a masonry base of no more than 1.5 feet in height (total of 5.5 feet overall). 6. Continued and on-going compliance with the approved landscaping plan is required. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-25 3 7. Compliance with the terms of the City’s Engineering Staff letter dated June 23, 2025. 8. Compliance with the terms of the Chief Building Official’s letter dated June 20, 2025. 9. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 1st day of July, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Request for Amdt to a CUP for PUD for Restaurant Legal: Lot 2. Blk 1, Union Crossings 3rd Addn | PID: 155212001020 | 1390 7th Street E. Created by: City of Monticello, MN 236 ft May 16, 2025 Big Bore Barbecue Co., established in 2019 in Hanover, MN, is excited to bring its second location and newest concept, Big Bore Barbecue Cue Stop to Monticello, MN. Big Bore prides itself in bringing a unique, Texas-inspired, dry-rubbed, craft barbecue experience to its customers. This new concept will bring the same inviting atmosphere and locally sourced high- quality barbecue to the residents of Monticello and surrounding areas, while providing a fast casual dining experience like no other in the area. Arriving at the proposed location of 1390 7th Street E, Monticello, the community will flrst notice the transformation of the long-abandoned building, compliant with all Monticello Zoning Ordinance and Operation and Easement Agreement for Union Crossings Shopping Center criteria. Customers will be welcomed into a warm dining area with rich wood tones, rustic steel and vintage lighting. While making their way to the counter to order, they will be presented with the Big Bore story displayed on the walls to hold their attention should they need to wait. After placing their order with one of our team members, they can choose to flnd a table or booth where a team member will then deliver their food to them or wait for their order to go. Canned beer, wine and craft sodas will complement the drink selection. When they are done, no need to buss their table … we’ve got it covered with our fioor utility team. Additional service options will also be available including curbside and drive-up ordering, blending multiple service aspects to bring the best customer experience to the community. As a company, Big Bore is rooted in the local communities we serve. We anticipate this location will bring approximately 40 full- and part-time employment positions to the area. We plan to operate 7 days a week, opening at 11:00am daily, with a variety of employment positions and schedules, including front of the house, back of house, AM or PM. In addition to employment, giving back to the community is core to our company values, evidenced by our strong support of local school districts, organizations and causes. Whether you live in the area or are just passing through on I-94, Big Bore Barbecue Cue Stop will provide quality barbecue, service and convenience … bringing more dollars and opportunity to those it serves! We look forward to partnering with the city to bring this concept to life and to serve the Monticello community! DRAWING INDEX VICINITY MAP MATERIAL SYMBOLS ABBREVIATIONS PROJECT LOCATION (B-3 COMMERCIAL A-2 OCC. ) HWY 94 TARGET (B-3 COMMERCIAL M OCC.)BANK (B-3 COMMERCIAL B OCC.) HOME DEPOT (B-3 COMMERCIAL M OCC.) DAYCARE (B-3 COMMERCIAL B OCC. ) ( COFFEE B-3 COMMERCIAL B OCC.) MATTRESS FIRM (B-3 COMMERCIAL M OCC.) RETAIL (B-3 COMMERCIAL M OCC.) PLYWOOD BATT. INSULATION WOOD BLOCKINGSTONE FACE BRICK CONCRETE BLOCK (CMU) CONCRETE/PRECAST GYPSUM BOARD OR PLASTER EXT. INSUL. & FINISH SYSTEM STRUCTURAL STEEL OR METAL STUDS ACOUSTIC TILE GRANITE FINISH WOOD EARTH SAND OR GRAVEL PARTICLE BOARD RIGID INSULATION INTERMEDIATE WOOD BLOCKING 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 5 1 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/3 0 / 2 0 2 5 7 : 5 6 : 3 4 A M BIG BORE BARBECUE G0.1 TITLE SHEET, DRAWING INDEX AND PROJECT DATA 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: SJO Checked By: KPP MONITCELLO REMODEL EAST 7TH STREET MONTICELLO, MN BIG BORE BARBECUE MONITCELLO OWNER: BIG BORE BARBECUE 10940 4TH ST. NE HANOVER, MN 55341 TEL: (763) 777-5933 (763) 777-5933 CONTACT: CHAD BRINK EMAIL: chad@bigborebarbecue.com CONTACT: JILL BRINK EMAIL: jill@bigborebarbecue.com ARCHITECT: HTG ARCHITECTS 1010 MAIN STREET SUITE 100 HOPKINS, MN 55343 TEL: (952) 278-8880 CONTACT: KYLE PEDERSON EMAIL: kpederson@HTG-architects.com LANDSCAPE ARCHITECT: ANDERSON ENGINEERING 13605 FIRST AVENUE NORTH SUITE 100 PLYMOUTH, MN 55441 TEL: (763) 412-4033 CONTACT: JENNA SCHMITZERLE EMAIL: jschmitzerle@ae-mn.com CONTACT: JEFF W. DEITNER EMAIL: JDeitner@ae-mn.com STRUCTURAL ENGINEER: FISHER STRUCTURAL ENGINEERING 1636 83RD ST. NEW RICHMOND, WI 54017 TEL: (715) 308-3538 CONTACT: ADAM FISHER EMAIL: afisher@fisherstructural.com MECH./ ELEC. ENGINEER: DESIGN TREE 120 17TH AVE. W ALEXANDRIA, MN 56308 TEL: (763) 270-6316 CONTACT: ROBERT M . SCHUSTER (MECHANICAL) EMAIL: rms@dte-ls.com CONTACT: AARON R. MUELLER (ELECTRICAL) EMAIL: arm@dte-ls.com OWNER'S KITCHEN EQUIPMENT VENDOR: GO RAPIDS 2475 DOSWELL AVE SUITE B ST. PAUL, MN 55108 TEL: (651) 983-7472 CONTACT: TOM H. ROBERTS EMAIL: tom.roberts@gorapids.com G0.1 TITLE SHEET, DRAWING INDEX AND PROJECT DATA CERTIFICATE OF SURVEY L1.1 LANDSCAPE PLAN PHOTOMETRIC PLAN A1.1 ARCHITECTURAL SITE PLAN A2.1 FLOOR PLAN A3.1 EXTERIOR ELEVATIONS R1.1 EXTERIOR RENDERINGS R1.2 EXTERIOR RENDERINGS R1.3 EXTERIOR RENDERINGS ACT. ACOUSTICAL TILE ADJ. ADJUSTABLE AFF. ABOVE FINISHED FLOOR ALT. ALTERNATE ALUM. ALUMINUM APPROX. APPROXIMATE B.O. BOTTOM OF BITUM. BITUMINOUS BLDG. BUILDING BLKG. BLOCKING BM. BEAM BOT. BOTTOM BRG. BEARING C.J. CONTROL JOINT C.T. CERAMIC TILE CLG. CEILING CLR. CLEAR CMU. CONCRETE MASONRY UNIT COL. COLUMN CONC. CONCRETE CONST. CONSTRUCTION CONT. CONTINUOUS CPT. CARPET DIA. DIAMETER DIAG. DIAGONAL DR. DOOR EIFS. EXTERIOR INSULATION FINISH SYSTEM EL. ELEVATION ELEC. ELECTRIC (AL) ELEV. ELEVATOR EPDM ETHYLENE/PROPYLENE/DIENE/ MONOMER ROOFING MEMBRANE EQ. EQUAL EQUIP. EQUIPMENT EWC. ELECTRICAL WATER COOLER EXP.JT. EXPANSION JOINT EXT. EXTERIOR EXTG. EXISTING F.D. FLOOR DRAIN FEC. FIRE EXTINGUISHER CABINET FFE. FINISHED FLOOR ELEVATION FIN. FINISH (ED) FLRG. FLOORING FND. FOUNDATION FT. FOOT FTG. FOOTING FURG. FURRING GA. GAUGE GALV. GALVANIZED GL. GLASS GYP.BD. GYPSUM BOARD HM. HOLLOW METAL HORZ. HORIZONTAL HT. HEIGHT HVAC HEATING/VENTILATION/AIR CONDITIONING ID. INSIDE DIAMETER IN. INCH INCL. INCLUD (D) (ING) INSUL. INSULATION INT. INTERIOR ISO. ISOCYANURATE JT. JOINT LAM. LAMINATE M.O. MASONRY OPENING MATL. MATERIAL MAX. MAXIMUM MECH. MECHANICAL MFR. MANUFACTURER MIN. MINIMUM MISC. MISCELLANEOUS MLAM. METAL LAMINATE MTL. METAL MULL MULLION NIC. NOT IN CONTRACT NO. NUMBER NOM. NOMINAL NTS. NOT TO SCALE O.C. ON CENTER O.D. OUTSIDE DIAMETER OPNG. OPENING PART. BD. PARTICLE BOARD PL. PLATE PLAM. PLASTIC LAMINATE PLYWD. PLYWOOD PREFIN. PREFINISHED PVC. POLYVINYL CHLORIDE QT. QUARRY TILE R.D. ROOF DRAIN R.O. ROUGH OPENING RAD. RADIUS RECP. RECEPTACLE REF. REFERENCE REINF. REINFORCE (D) (ING) RESIL. RESILIENT REV. REVISION RM. ROOM S.D. STORM DRAIN SIM. SIMILAR SPEC. SPECIFICATION (S) SQ. SQUARE SSTL. STAINLESS STEEL STD. STANDARD STL. STEEL STRUCT. STRUCTURAL SUSP. SUSPENDED T&G TONGUE AND GROOVE T.O. TOP OF TEMP. TEMPERED THK. THICK (NESS) TRTD. TREATED TYP. TYPICAL VB. VAPOR BARRIER VCT. VINYL COMPOSITE TILE VFY. VERIFY w/ WITH w/o WITHOUT WD. WOOD WDW. WINDOW WT. WEIGHT WWF. WELDED WIRE FABRIC GENERAL CONTRACTOR: SHAW CONSTRUCTION 7685 CORPORATE WAY EDEN PRAIRIE, MN 55344 TEL: (952) 937-8214 CONTACT: EARL GEBAUER EMAIL: Earl@shawconstruct.com GENERAL LANDSCAPING SURVEY PHOTOMETRIC ARCHITECTURAL NO P A R K I N G NO P A R K I N G 959.4 APPLE-8 9 5 9 . 5 A P P L E - 6 959. 6 APPL E - 6 95 9 . 5 MA P - 8 9 5 9 . 1 M A P - 6 9 5 8 . 8 M A P - 6 9 5 8 . 7 M A P - 6 95 8 . 7 M A P - 6 9 5 8 . 4 M A P - 6 95 8 . 3 PI N E - 8 957 . 9 TRE E D E D C I D U O S 7 I N 958.4 TREE D E D C I D U O S 9 I N 9 5 7 . 4 T R E E D E D C I D U O S 6 I N 95 8 . 1 TR E E D E D 8 I N 959 . 5 TRE E D E D 6 I N 959. 7 TRE E D E D 6 I N 959. 7 HAC 6 I N 960. 4 HAC 7 . 5 I N 958 95 8 958 9 5 8 958 95 8 95 8 95 8 95 6 956 958 95 8 95 8 95 8 960 95 8 958 Jb2 5 Jb2 7 6 Jb2 Pn2 6 Jb2 6 10 Wt Wt 7Jc 9 Pn2 10 LEGEND PROPERTY LIMITS CONSTRUCTION LIMITS EXISTING MINOR CONTOUR EXISTING MAJOR CONTOUR PROPOSED MINOR CONTOUR PROPOSED MAJOR CONTOUR EXISTING LANDSCAPE TO REMAIN SOD ROCK MULCH LIGHTING FIXTURE EXISTING CHAIN-LINK FENCE 966 965 966 965 1.PER CITY OF MONTICELLO, IRRIGATION IS NOT REQUIRED. 2.IF A DISCREPANCY IS FOUND, THE PLANTING PLAN SHALL OVERRIDE THE PLANT SCHEDULE. 3.RESTORE ALL DISTURBED AREAS TO EXISTING CONDITIONS FOR WORK WITHIN THIS EXISTING CEMETERY, UNLESS OTHERWISE NOTED. 4.ALL NATIVE SEED AREAS WITH NO PERMANENT IRRIGATION SYSTEM SHALL RECEIVE TEMPORARY IRRIGATION FOR ESTABLISHMENT, COORDINATE W/ IRRIGATION CONTRACTOR. 5.SEE CIVIL FOR EROSION CONTROL BLANKET LOCATIONS. NOTES KEY NOTES 1 2 METAL EDGER START / STOP, SEE DETAIL 2/L1.1 ROCK MULCH NORTH REQUIREMENTS CALCULATION REQUIRED PROVIDED CANOPY TREE ACI 1.2 AC*10 ACI 13 ACI 113 ACI (EXISTING) SHRUBS (330 LF/10)*2 66 SHRUBS 66 SHRUBS EXISTING HEALTHY, WELL-FORMED CANOPY AND UNDERSTORY TREES AND SHRUBS SHALL BE CREDITED TOWARD SITE REQUIREMENTS. 10.0 AGGREGATE CALIPER INCHES (ACI) OF CANOPY TREES, INCLUDING A MINIMUM OF 1 EVERGREEN TREE, PER ACRE. REQUIRED TREES SHALL BE PLANTED WITHIN THE BOULEVARD. 2 SHRUBS PER EACH 10 FEET OF BUILDING PERIMETER. ONE HALF OF THE REQUIRED SHRUBS SHALL BE OF AN EVERGREEN VARIETY. CITY OF MONTICELLO LANDSCAPE REQUIREMENTS: BIG BORE BARBECUE L1.1 LANDSCAPE PLAN 251125 06/02/25 E 7th St. Y: \ 1 8 6 0 0 \ 1 8 6 8 0 - H T G - B I G B O R E B B Q - M O N T I C E L L O M N \ _ 0 6 L A \ _ 0 1 C A D f i l e s \ _ 0 1 S H E E T S JEFFREY DEITNER 51899 RENOVATION Reg No. PERMITTING / PRICING SET 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 Architect under the laws of the State of Minnesota 06/02/25 Date PROJECT REVISIONS Minneapolis www.htg-architects.com Drawn By: JRS Checked By: JWD DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel:952.278.8880 MONTICELLO 1 3 6 0 5 1 s t A v e n u e N . #1 0 0 Plymouth, MN 55441 | ae-mn.com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC FINISH GRADE 3"(TYP.) 6" MIN. 6" MIN. 6" M I N . LAWN SURFACE PLANTING SOIL LINE OF PLANTING PIT WHEN PLANTED INDIVIDUALLY UNDISTURBED OR COMPACTED SOIL PAVED SURFACE, IF APPLICABLE MULCH SHALL BE HELD BACK 3" FROM BASE OF ALL PLANT MATERIAL 1"MOUND PLANTING SOIL TO FORM SAUCER AROUND PERIMETER OF PLANTINGS 3" DEEP MULCH INDIVIDUAL PLANTING PIT 2X CONT. DIA. MIN. 6" 3' MIN. TO PAVED SURFACES 1" PLANTING SOIL 3" DEPTH MULCH PAVED SURFACE, OR LAWN UNDISTURBED OR COMPACTED SOIL MULCH SHALL BE HELD BACK 3" FROM BASE OF ALL PLANT MATERIAL SCALE:3 CONIFEROUS SHRUB PLANTING DETAIL N.T.S.SCALE:1 DECIDUOUS SHRUB PLANTING DETAIL N.T.S. LAWN PLANTING BED BOUNDARY BETWEEN LAWN AND PLANTING AREA AS SHOWN ON PLAN STEEL LANDSCAPE EDGING 3/16" THICK BY 4" DP. LANDSCAPE EDGING STAKE 16" TO 18" LONG INSTALLED EVERY 48" 3" DP. MULCH LANDSCAPE FABRIC IF SPECIFIED SPECIFIED PLANTING SOIL SUBGRADE 6" DEEP SHOVEL CUT SCALE:2 METAL EDGER DETAIL N.T.S. 1.LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE PRIOR TO SUBMITTING A BID TO BECOME COMPLETELY FAMILIAR WITH SITE CONDITIONS. 2.NO PLANTING SHALL BE INSTALLED UNTIL ALL CONSTRUCTION AND UTILITY WORK HAS BEEN COMPLETED IN THE AREAS TO BE PLANTED. 3.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO IDENTIFY ALL UNDERGROUND CABLES, CONDUITS, WIRES, ETC., ON THE PROPERTY. 4.ALL PROPOSED PLANT MATERIAL SHALL BE LOCATED CAREFULLY AS SHOWN ON THE PLAN. IF THE CONTRACTOR BELIEVES AN ERROR HAS BEEN MADE REGARDING SPACING OR LOCATION OF THE PLANT MATERIAL INDICATED ON THE PLAN, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 5.THE CONTRACTOR IS RESPONSIBLE FOR COMPLETE MAINTENANCE OF THE PLANT MATERIAL (WATERING, SPRAYING, FERTILIZING, MOWING, ETC.) UNTIL THE WORK HAS BEEN ACCEPTED, BY THE OWNER. 6.THE CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS TO PROPERTY DAMAGE FROM PLANTING OPERATIONS AT NO COST TO THE OWNER. 7.ALL NEWLY PLANTED PLANT MATERIAL SHALL BE GUARANTEED THROUGH ONE CALENDAR YEAR STARTING FROM THE DATE OF ACCEPTANCE ESTABLISHED BY THE OWNER. 8.THE CONTRACTOR SHALL MEET WITH THE OWNER OR OWNERS REPRESENTATIVE ON SITE WHEN THEY FEEL THE PROJECT IS COMPLETE ACCORDING TO THE CONTRACT DOCUMENTS. IF ALL WORK IS SATISFACTORY AND COMPLETE ACCORDING TO THE CONDITIONS OF THE CONTRACT DOCUMENTS, THEN THE OWNER MUST DECLARE THE PROJECT COMPLETE. THIS DECLARATION WILL CONSTITUTE AS THE BEGINNING OF THE ONE (1) YEAR WARRANTEE PERIOD FOR ALL PLANT MATERIAL. THE OWNER SHALL PROVIDE A LETTER WITH SIGNATURE STATING THE DATE OF ACCEPTANCE. 9.WIND BURN OR OTHERWISE DAMAGED PLANT MATERIAL WILL NOT BE ACCEPTED. 10.THE PRACTICE OF STAKING SHOULD NOT ALLOW NAILS, SCREWS, WIRES, ETC. TO PENETRATE THE OUTER SURFACE OF THE TREES. 11.THE CONTRACTOR WILL BE RESPONSIBLE FOR THE REMOVAL OF ALL TREE STAKES, GUYS, STRAPS AND TRUNK PROTECTION MEASURES FOLLOWING THE COMPLETION OF THE WARRANTEE PERIOD OR AS DIRECTED BY THE OWNER. 12.LANDSCAPE CONTRACTOR IS REQUIRED TO PROVIDE THE OWNER WITH MAINTENANCE INFORMATION DURING THE GUARANTEE PERIOD RELATING TO WATERING, FERTILIZING, PRUNING, PEST CONTROL, AND RELATED ITEMS. THIS WILL BE PREPARED AND DELIVERED TO THE OWNER AFTER PROVISIONAL INSPECTION APPROVAL HAS BEEN GIVEN BY THE OWNER AND/OR LANDSCAPE ARCHITECT. 13.INSTALL CORRUGATED PLASTIC TREE GUARDS, WHITE IN COLOR, WITH THE SIZE OF TUBE 1" DIA. (MIN.) LARGER THAN THE CALIPER OF THE TREE TO BE PROTECTED. 14.CONTRACTOR TO FURNISH & INSTALL METAL EDGING AS SHOWN ON THE PLANS & DETAILS. METAL EDGING SHALL BE ALUMINUM OR STEEL, BLACK IN COLOR, WITH A MINIMUM THICKNESS OF 1/8” AND 4” DEEP. INSTALL 1 METAL STAKE EVERY 3-1/2 FEET OF EDGING. 15.LANDSCAPE FABRIC (FILTER MAT) TO HAVE A COMBINED WEIGHT OF 4.5-5.5 OZ. PER S.Y. FABRIC SHOULD BE U.V. STABILIZED AND HAVE A FIVE YEAR MINIMUM WEATHERABILITY FACTOR IN FULL SUNLIGHT. FABRIC TO BE PHILLIPS DUON R OR EQUIVALENT. SAMPLE REQUIRED FOR APPROVAL. 16.3” DEPTH OF 4” TO 6” WASHED RIVER ROCK SHALL BE INSTALLED OVER LANDSCAPED FABRIC AS INDICATED ON THE PANS & DETAILS. 17.ALL CONTAINER MATERIAL SHALL HAVE BEEN GROWN IN CONTAINER FOR A MINIMUM OF 6 MONTHS PRIOR TO INSTALLATION. 18.SHRUBS AND GROUNDCOVER SHALL BE PLANTED A MINIMUM OF ONE HALF THEIR ON-CENTER SPACING FROM PAVING EDGE UNLESS OTHERWISE NOTED. 19.DECIDUOUS SHRUBS SHALL HAVE MINIMUM OF FIVE (5) CANES AT SPECIFIED HEIGHT UNLESS OTHERWISE NOTED IN PLANT SCHEDULE. 20.ALL PERENNIAL BEDS TO RECEIVE ROCK MULCH SHALL HAVE LANDSCAPE FABRIC INSTALLED WITH HOLES FOR PLANTS CUT 2.5 TIMES THE DIAMETER OF THE CONTAINER. 21.LANDSCAPE CONTRACTOR SHALL PROVIDE AND INSTALL NURSERY GROWN PLANT MATERIAL CONFORMING TO THE REQUIREMENTS AND RECOMMENDATIONS OF THE LATEST EDITION OF ANSI Z60.1 STANDARDS UNLESS OTHERWISE NOTED IN THE PLANS OR SPECIFICATIONS. GENERAL LANDSCAPE NOTES: SYMBOL CODE QTY COMMON / BOTANICAL NAME CONT SIZE DECIDUOUS SHRUBS Wt 17 TANGO WEIGELA WEIGELA FLORIDA `TANGO`CONT.5 GAL. EVERGREEN SHRUBS Jc 9 PENCIL POINT COMMON JUNIPER JUNIPERUS COMMUNIS 'PENCIL POINT'CONT.5 GAL. Jb2 24 BLUE STAR JUNIPER JUNIPERUS SQUAMATA 'BLUE STAR'CONT.2 GAL. PERENNIALS Pn2 16 NORTHWIND SWITCH GRASS PANICUM VIRGATUM `NORTHWIND`CONT.3 GAL. PLANT SCHEDULE EXISTING SOD TO BE RESTORED. EXISTING TREES TO BE PROTECTED. EXISTING SOD TO BE RESTORED ROCK MULCH TO BE USED BETWEEN BACK OF CURB AND EXISTING FENCE. EXISTING TREES TO BE PROTECTED. 1 1 1 2 2 2 2 2 2 2 2 2 2 2 2 BI G B O R E B A R B E C U E MO N I T C E L L O , M N Designer As Noted Date 05/27/2025 Scale Not to Scale Drawing No. Summary 1 of 1 Schedule Symbol Label QTY Catalog Number Description Lamp Number Lamps Lumens per Lamp LLF Wattage AA1 9 LA4053CPL120W48T427 K LA405 - CAST ALUMINUM AND SPUN ALUMINUM LUMINAIRE SANSI 48 LED PLATFORM CERAMIC - 13.50 IN/343MM - - TYPE 4 - 2700K 1 15226 0.9 120 AA2 3 LA4053CPL120W48T427 K LA405 - CAST ALUMINUM AND SPUN ALUMINUM LUMINAIRE SANSI 48 LED PLATFORM CERAMIC - 13.50 IN/343MM - - TYPE 4 - 2700K 1 15226 0.9 240 BB1 1 LA4053CPL120W48T527 K LA405 - CAST ALUMINUM AND SPUN ALUMINUM LUMINAIRE SANSI 48 LED PLATFORM CERAMIC - 13.50 IN/343MM - - TYPE 5 - 2700K 1 15876 0.9 120 BB2 1 LA4053CPL120W48T527 K LA405 - CAST ALUMINUM AND SPUN ALUMINUM LUMINAIRE SANSI 48 LED PLATFORM CERAMIC - 13.50 IN/343MM - - TYPE 5 - 2700K 1 15876 0.9 240 CC2 2 LA4053CPL120W48T327 K LA405 - CAST ALUMINUM AND SPUN ALUMINUM LUMINAIRE SANSI 48 LED PLATFORM CERAMIC - 13.50 IN/343MM - - TYPE 3 - 2700K 1 14361 0.9 120 W1 6 LA4053CPS30W18T427K WALL MOUNTED LA405 - CAST ALUMINUM AND SPUN ALUMINUM LUMINAIRE SANSI 18 LED PLATFORM CERAMIC - 8.625 IN/219MM - - TYPE 4 - 2700K 1 4019 0.9 30 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Area Calculated @ Grade 2.1 fc 21.3 fc 0.0 fc N/A N/A Parking and Drives 5.6 fc 21.3 fc 0.2 fc 106.5:1 28.0:1 Note 1. Davis and Associates, Inc does not assume responsibility for the interpretation of this calculation, or compliance to local or state lighting codes and ordinances. 2. All readings/calculations are shown @ grade. 3. Fixture heights are shown on plan. 15' pole 3' base. 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.5 0.7 0.8 0.8 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.6 2.0 1.9 1.6 1.1 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.9 3.6 3.1 2.0 1.2 0.7 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.7 3.9 2.2 1.3 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 2.5 1.5 1.0 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.5 0.7 1.9 1.4 0.9 0.6 0.5 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.7 0.9 2.0 1.4 1.0 0.7 0.6 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.3 0.4 0.7 0.9 1.1 2.2 1.6 1.3 0.9 0.5 0.3 0.1 0.1 0.1 0.2 0.3 0.6 0.9 1.3 2.6 1.8 1.0 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.1 1.7 1.8 0.8 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.4 0.8 1.2 1.3 0.6 0.4 0.5 0.6 0.5 0.5 0.4 0.3 0.2 0.1 0.1 0.3 0.5 0.8 1.2 0.8 1.1 1.4 1.5 1.2 0.8 0.5 0.3 0.1 0.1 0.4 0.7 0.7 2.5 2.6 2.4 1.6 0.8 0.4 0.2 0.1 0.5 1.1 1.0 3.9 2.3 1.0 0.4 0.2 0.2 0.6 1.4 1.9 3.1 1.2 0.5 0.2 0.2 0.5 1.6 7.0 3.0 1.1 0.5 0.2 0.2 0.5 1.4 9.6 5.2 1.9 0.9 0.4 0.2 0.1 0.3 6.7 3.2 1.5 0.6 0.3 0.1 0.1 0.2 0.4 0.9 8.3 3.4 2.0 0.9 0.4 0.2 0.1 0.1 0.1 0.3 0.6 1.4 1.9 9.2 5.0 2.5 1.2 0.6 0.3 0.1 0.1 0.1 0.2 0.3 0.6 0.9 0.9 0.8 9.3 5.1 2.8 1.4 0.7 0.3 0.2 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.7 1.6 9.0 5.3 2.8 1.5 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.6 1.4 4.4 11.4 8.5 5.2 2.8 1.5 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.0 2.2 4.0 4.5 11.4 11.0 7.6 4.7 2.4 1.5 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.3 0.6 1.1 1.6 2.1 3.6 6.9 9.2 4.5 3.9 2.3 1.3 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.5 0.8 1.2 2.2 4.1 7.2 4.8 3.0 1.8 1.1 0.7 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.3 4.4 4.5 2.7 2.2 1.4 0.9 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.4 1.5 1.8 1.7 1.3 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 1.0 1.7 2.7 3.3 1.5 2.7 4.0 5.7 7.3 6.0 2.2 4.0 6.0 9.8 14.0 11.3 7.3 4.0 1.3 2.6 4.8 7.8 13.9 18.8 15.5 12.5 7.7 4.8 3.3 1.4 2.7 5.0 7.4 11.1 13.9 14.4 12.6 10.1 8.6 7.0 4.4 2.8 1.3 1.6 2.5 4.2 5.9 7.2 8.2 9.1 9.2 8.8 9.5 9.9 8.1 5.6 4.4 2.7 1.6 1.8 2.1 2.5 3.1 4.1 4.7 5.5 6.3 6.8 6.6 6.7 8.1 8.6 8.8 8.7 7.0 4.7 3.3 2.4 2.7 2.8 2.7 2.4 2.5 2.8 3.4 4.2 4.6 4.4 4.7 6.0 7.1 8.8 10.3 11.2 9.0 6.7 4.7 3.0 1.9 2.9 3.2 3.3 2.9 2.0 1.7 1.6 1.8 2.1 2.2 2.4 3.4 4.8 5.9 7.2 9.3 12.5 14.3 12.2 7.0 3.9 2.5 1.9 2.9 3.5 3.5 3.3 0.3 0.6 0.7 0.9 0.9 1.2 2.0 3.2 4.7 5.8 8.2 12.7 17.2 13.6 7.4 4.4 2.9 1.6 1.0 1.1 1.7 2.4 2.8 3.0 2.8 0.3 0.4 0.6 1.2 2.3 3.5 4.6 6.4 9.2 12.4 10.8 7.1 4.7 3.1 1.9 1.5 1.6 2.0 1.0 1.3 1.7 1.9 2.1 0.3 0.7 2.0 4.2 4.7 4.4 5.0 6.5 8.0 7.9 6.8 5.1 3.4 2.6 2.5 2.9 3.5 3.8 4.3 1.4 1.2 1.2 1.2 1.2 4.8 10.5 10.0 6.8 4.7 5.3 6.5 7.2 6.6 5.2 4.1 3.6 4.0 4.8 5.2 5.9 7.5 6.7 2.5 2.7 2.3 2.0 1.1 0.8 17.2 9.1 5.0 4.4 5.4 6.7 6.8 6.2 5.2 5.0 5.8 6.5 7.0 8.7 9.9 3.2 4.7 5.3 4.1 2.6 1.4 0.3 5.5 6.4 4.7 5.2 6.6 7.4 7.3 6.9 6.6 7.2 8.1 9.5 11.3 0.6 1.6 5.7 9.6 8.2 4.7 2.7 1.7 0.8 0.4 13.9 8.2 5.2 5.1 6.5 7.6 8.2 8.2 8.0 8.2 9.5 11.5 11.3 2.5 5.6 8.2 5.8 4.0 3.2 2.1 1.1 0.6 0.4 0.8 16.4 8.5 4.6 4.4 5.9 7.5 8.6 8.8 9.2 9.8 11.7 12.3 2.2 2.4 3.4 3.4 3.0 2.0 1.6 1.1 1.5 2.2 3.0 13.7 11.2 6.4 3.7 4.0 5.4 7.3 8.7 9.1 10.3 12.0 12.6 1.5 2.7 3.6 4.0 4.0 3.8 3.6 3.3 3.5 3.6 3.8 7.2 6.2 3.8 3.3 4.6 6.2 7.6 8.9 10.3 12.0 12.6 4.0 7.1 8.8 7.4 6.2 6.4 6.4 5.8 5.5 5.0 3.8 3.1 3.8 5.6 7.1 8.3 10.1 12.0 12.5 9.7 10.2 8.7 12.6 10.7 7.1 5.3 3.9 3.7 4.8 6.1 8.2 10.1 12.1 12.1 7.5 15.6 12.8 7.3 5.4 4.4 4.3 5.5 7.4 10.1 11.9 11.1 8.1 5.4 4.7 4.3 4.6 6.7 9.3 10.9 5.8 4.9 3.8 3.5 3.7 4.6 7.5 8.8 2.2 3.0 3.0 2.8 2.4 2.5 3.1 0.8 1.3 1.6 1.8 1.7 1.5 0.6 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 21.3 AA2 @ 18' AA2 @ 18' BB1 @ 18' CC2 @ 18' CC2 @ 18' AA2 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' AA1 @ 18' BB2 @ 18' W1 @ 8' W1 @ 8' W1 @ 8'W1 @ 8' W1 @ 8' W1 @ 8' Plan View Scale - 1/16" = 1ft 8-YARD DUMPSTERS (3) 'CUE THRU 1 THANKYOU 2 3 4 5 6 7 ORDER AHAED MOBILE PICK-UP DO NOT ENTER VETERAN PARKING RESERVED ON-DUTY OFFICER PARKING 1 2 3 P ULL A HEA D P ARKIN G 8 9 1 0 EMPLOYEE PARKING 'CUE THRU RESERVED EMPLOYEE PARKING EMPLOYEE PARKING EMPLOYEE PARKING MOBILE PICK-UP ORDER AHAED NO PARKING NO PARKING 10 3 1 2 TYP. 7 4 6 6 TYP. TYP. 6 1 6 5 5 11 8 9 10 TYP. TYP. 7 TYP. 7 TYP. TYP. 12TYP. 12 TYP. 12 TYP. 12 TYP. 13 13 14 15 16 17 11 8 8 20 18 19 20 21 21 TRASH ENCLOSURE FOOT PRINT 365 GROSS SF 7 TYP. 7 27 27 27 27 26 26 26 11 10 10 25 24 23 22 4 4 4 4 4 4 4 4 4 TYP. (10 SIGNS) TYP. TYP. 10 29 12TYP. 12 TYP. 25 25 25 SITE PLAN GENERAL NOTES: SITE PLAN SUMMARY: LOT ZONING: B-3 COMMERICAL MAIN LEVEL SQ. FT. EXISTING APPROX. 5,120 GROSS SF TRASH ENCLOSURE SQ. FT. APPROX. 365 GROSS SF TOTAL = 5,485 GROSS SF DRIVE-UP STACKING EXISTING 8 PER LANE AVERAGE = 4 PARKING REQUIRED: ADA STALLS 3 REQUIRED 3 PROVIDED DINING/BAR AREA 1 PER 40 SQ FT OF GROSS FLOOR AREA 1075 SF/ 40 = 26 PARKING PICK-UP/COUNTER AREA 1 PER 15 SQ FT OF GROSS FLOOR AREA 306 SF/ 15 = 20 PARKING STALL KITCHEN AREA 1 PER 80 SQ FT OF KITCHEN AREA 648 SF / 80 = 8 PARKING STALLS REQUIRED PARKING STALLS: 54 EXISTING PARKING STALLS: 59 PROPOSED PARKING STALLS LOT AREA DEVELOPED EXISTING 1.2 ACRES (53,048 S.F.) LANDSCAPED AREA IN EXISTING 0.05 ACRES (2,169 S.F.) -5% THE PARKING LOT(GREEN SPACE) IMPERVIOUS SURFACE COVERAGE EXISTING 0.84 ACRES (44,897S.F.) -84% BUILDING SETBACKS EXISTING FRONT-30' EXISTING SIDE-10' EXISTING REAR-20' PARKING SETBACKS 8' FROM PUBLIC STREETS 6' FROM LOT LINES 15' FROM RESIDENTIAL 6'- 6 " 5 ' - 6 " 8'-6" drive-thru or dine-in 3'-3" 2'-0" 3'-3" 12 ' - 0 " ORANGE BACKLIT SIGNAGE, BY OWNERS VENDOR. INSTALL AT EXISTING PYLON SIGN RE USE EXISTING CONDUIT. CONTRACTOR TO COORDINATE INSTALL. BLACK METAL FRAME SIGN POST 3" 8'-0" 3" 3" 6 ' - 0 " 3 " EXISTING CONCRETE BASE EXISTING CONDUIT SIGN INCLUDED FOR REFERENCE ONLY. ALL SIGNAGE WILL BE BY OWNER'S SIGNAGE VENDOR AND PERMITTED UNDER SEPARATE COVER. SURVEY DATA WAS TAKEN FROM E.G. RUD & SONS, INC. JOB NUMBER 250338BT DATE 04-22-2025 BY JASON E. RUD REG. #41578. HTG ARCHITECTS IS NOT RESPONSIBLE FOR ACCURACY OR OMISSIONS, IF ANY. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS. 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 51 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/3 0 / 2 0 2 5 8 : 4 1 : 5 2 A M BIG BORE BARBECUE A1.1 ARCHITECTURAL SITE PLAN 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: SJO Checked By: KPP MONITCELLO 1" = 20'-0"A1.1 1 ARCHITECTURAL SITE PLAN 1. VERIFY & LOCATE ALL UNDERGROUND PHONE & UTILITY LINES PRIOR TO ANY EXCAVATION. 2. REUSE EXISTING BASE AND CONDUIT FOR ALL NEW EXTERIOR POLE LIGHTS. 3. PLYON SIGN AND MENU BOARD BY OWNERS VENDOR. MATCH EXISTING LOCATIONS. REUSE EXISTING BASE AND CONDUIT. 4. EA TO BE PAINTED ORANGE. FONT STYLE TO BE BREWERS BOLD LHF, CONFRIM LOOK AND LOCATION OF ALL LETTERING WITH OWNER BEFORE BENGING WORK. 5. ALL MECHANICAL & ELECTRICAL EXPOSED PIPING, GRILLES, CONDUITS, ETC. TO BE PAINTED BLACK. 6. MATCH EXISTING PARKING STRIPES, TO BE PAINTED WHITE 4" WIDE AT 9'-0" O.C. & 20'-0". 7. FURNISH & INSTALL POSTED HANDICAP SIGNS AS REQUIRED BY STATE CODE. 8. CONTRACTOR TO PROTECT EXISTING LANDSCAPING NOT PROJECT SCOPE. 9. CONTRACTOR TO ADD OVERSIZED RIVER ROCK TO ALL EXISTING PLANTER BED LOCATIONS. 10. POWER WASH AND REMOVE ALL EXISTING PAVEMENT MARKINGS AND LOT STRIPING THROUGHTOUT. 10. FOR ALL LANDSCAPING LOCATIONS,PLANT TYPE, DETAILS, ECT REFER TO THE LANDSCAPING PLANS. KEYED SITE PLAN NOTES NO. DESCRIPTION 1 ACCESSIBLE PARKING SPACE SIGN SHALL BE LOCATED CENTERED AT HEAD OF AISLE MOUNTED ON A 2" SQ. ALUM. PIPE STD. & 40"-60" ABOVE ADJACENT PARKING SURFACE, MAX. 8'-0" FROM CURB . 2 NO PARKING ACCESS AISLES. 3 4" WIDE PAINTED STRIPES, PAINT WHITE AND MATCH EXISTING LOCATIONS TYP. 4 VINYL SLEEVE OVER EXISTING BOLLARD (10) TYPICAL. CONTRACTOR TO VERIFY EXISTING CONDITIONS AND LOCATIONS BEFORE STARTING WORK. COLOR: ORANGE 5 SITE DIRECTIONAL SIGNAGE MATCH EXISTING LOCATIONS - BY OWNERS SIGNAGE VENDOR. 6 DIRECTIONAL PAVEMENT MARKINGS, ORANGE. CONFIRM FINAL LOCATION WITH OWNER BEFORE BEGINNING WORK. 7 NEW LIGHT POLE AND HEADS ON EXISTING BASE - DESIGN BUILD ELECTRICAL, GC TO COORDINATE INSTALL. 8 EXISTING ELECTRICAL TRANSFORMER TO REMAIN. 9 EXISTING GAS METER, TO REMAIN PROTECT IN PLACE. 10 DASHED LINE INDICATES CANOPY ABOVE. 11 NEW TRASH ENCLOSURE 6'-4" H. DECORATIVE ROCK FACE TEXTURE CMU COLORED MATCHED TO THE PRIMARY STRUCTURE WITH PREFINISHED BLACK METAL COPING AND BLACK STEEL FRAMED SWINGING GATES ON HEA VY DUTY BOLLARD HINGES WITH COMPOSITE WOOD FRONTS. TO MATCH EXTERIOR OF BUILDING. CONTRACTOR TO USE FROST STEP FOUNDATION, SEE STRUCTURAL. 12 NEW LANDSCAPING - SEE LANDSCAPING PLAN. 13 MENU BOARD, REUSE EXISTING BASE AND CONDUIT- BY OWNERS VENDOR. 14 EXISTING ISLAND TO REMAIN. 15 RESERVED PARKING STALL VETERANS. GC TO COORDINATE LETTERING AND SIGNAGE WITH OWNER/OWNERS VENDOR. 16 RESERVED PARKING STALL OFFICER ON DUTY.GC TO COORDINATE LETTERING AND SIGNAGE WITH OWNER/OWNERS VENDOR. 17 PRE-ORDER PARKING STALL, SEE SHEET NOTES FOR LETTERING. 18 NEW PLYON SIGN BY OWNERS SIGNAGE VENDOR. TO BE INSTALLED ON EXISTING BASE w/ EXISTING CONDUITS. SEE 2/A1.1 FOR SIGNAGE ELEVATION. 19 LOCATION OF PICK-UP WINDOW. 20 LOCATION OF ORDER DRIVE-UP WINDOW. 21 PREFINISHED BLACK METAL DOWNSPOUT - MATCH EXISTING LOCATION. 22 EXISTING IRRIGATION SYSTEM, REPAIR AS REQUIRED FOR LANDSCAPING USE- DESIGN-BUILD MECHANICAL. CONTRACTOR TO COORDINATE. 23 SIGNAGE BY OWNERS VENDOR. GC TO COORDINATE INSTALL. 24 ONLINE ORDER PICK UP PARKING SIGNAGE BY OWNERS VENDOR. GC TO COORDINATE INSTALL. 25 EXISTING SOD TO REMAIN. 26 PULL-HEAD PARKING, STALL AND SIGNAGE - BY OWNERS VENDOR. GC TO COORDINATE INSTALL SEE SHEET NOTES FOR LETTERING. 27 EXTERIOR DECORATIVE WALL HUNG LIGHTING. SEE RCP LEGEND. 29 EXISTING FENCE TO REMAIN - PROTECT DURING CONSTRUCTION. 1/2" = 1'-0"A1.1 2. PLYON SIGN . BUILDING FOOT PRINT APPROX. 5,120 GROSS S.F. : 57 WALL TYPES C A B B/8BO O T H BO O T H BO O T H 2 A3.1 4 A3.1 1 A3.1 3 A3.1 DR I V E -UP OR D E R DR I V E -UP PI C K U P (67 SEATING) WALL ART C. B . CH A L K B O A R D DI S P L A Y VESTIBULE 101 VESTIBULE 119 POS 101A 114 10 6 A10 5 A 11 1 A 10 9 11 8 11 6 B 117A 11 7 B 101C 10 1 B 119B 11 9 A 113 115 116A MEN 106 CLOS 118 WOMEN 105 CREW ROOM 115 STORAGE 117 QUEUE 102 DINING 104 IT CLOS. 114 OFFICE 113 1 2 3 5 4 9 10 14 15 16 17 RESTROOM ALCOVE 103 KITCHEN AREA 108 PREP AREA / WAREWASHING 109 FREEZER COOLER STORAGE / UTILITES 116 MEAT WALK-IN TYP. 5TYP.5TYP. 5 TYP. TYP.33 TYP. TYP. 5 TYP. 5 TYP. TYP. 4 TYP. 4 TYP. 6 6 666 6 6 6 6 TYP. TYP. 6 TYP.6TYP. 6TYP. 7 7 8 TYP. 10 11 SERVING 107 1 112 13 14 14 14 14 14 14 C.R. C.R. C.R. C.R. C.R. C.R. 105C 105B 106B 15 18 6 3 110 CONVENIENCE RESTROOM 110 19 19 20 20 21 23 23 23 23 23 23 2323 23 3 FRP-1 EA. SIDE 5/8" GYP. BD. EA. SIDE 3-5/8" STL. STUDS @ 16" OC. w/ SOUND BATT INSUL. EXTEND WALLS 4" ABOVE CEILING 2 1/2" ROUGH SAWN PINE BD. EA. SIDE 3-5/8" STL. STUDS @ 16" OC. EXTEND WALLS 48" ABOVE FFE. STAIN WOOD PRE FINISH SCHEDULE. 1 5/8" GYP. BD. EA. SIDE 3-5/8" STL. STUDS @ 16" OC. w/ SOUND BATT INSUL. EXTEND WALLS 4" ABOVE CEILING. 4 7 / 8 " 4 3 / 8 " 5" VA R I E S EXISTING WALL TO REMAIN PROTECT INPLACE. 1 X4 FRP-1 EA. SIDE AND 5/8" GYP. BD. EA. SIDE 6" STL. STUDS @ 16" OC. w/ SOUND BATT INSUL. EXTEND WALLS 4" ABOVE CEILING. 7 5 / 8 " HARDWARE SET 01 2 EA CONT. HINGE 2 EA POWER TRANSFER 1 EA REMOVABLE MULLION 1 EA ELEC PANIC HARDWARE 1 EA ELEC PANIC HARDWARE 1 EA INTERCHANGEABLE CORE 2 EA LONG DOOR PULL (36" OFFSET LADDER STYLE PULLS CUSTOM POWERCOAT BAND) 2 EA OH STOP 1 EA SURFACE CLOSER 1 EA SURF. AUTO OPERATOR 1 EA ACTUATOR, TOUCH 1 EA RAIN DRIP 1 EA GASKETING 1 EA MULLION SEAL 2 EA DOOR SWEEP W/ DRIP 1 EA THRESHOLD CREDENTIAL READER ( BY OWNER'S SECURITY VENDOR) 1 EA POWER SUPPLY 1 EA WIRING DIAGRAMS HARDWARE SET 02 1 PRE LEAF CONT. HINGE 1 PRE LEAF PUSH PLATE 1 PRE LEAF STANDARD NON-OFFSET DOOR PULL 1 PRE LEAF OH STOP 1 PRE LEAF SURFACE CLOSER HARDWARE SET 03 1 EA CONTINUOUS HINGE (FINISHED BLACK) 1 EA PUSH HARDWARE (VON DUPRIN EXIT DEVICE) 1 EA PULL HARDWARE ( SCHLARGE SPARTA) 1 EA RIM CYLINDER 1 EA CLOSER 1 EA CLOSER BACK PLATE 1 EA THRESHOLD 1 EA WEATHERSTRIP 1 EA DOOR SWEEP 1 EA EXIT ALARM 1 EA DOOR SILENCERS 1 EA DOOR BUZZER 1 EA KICKPLATE (24" H. X DOOR WIDTH) 1 EA RAIN DRIP CREDENTIAL READER ( BY OWNER'S SECURITY VENDOR) 1 EA POWER SUPPLY 1 EA WIRING DIAGRAMS 1 EA POWER TRANSFER HARDWARE SET 04 1 EA HINGES 1 EA PUSH PLATE 1 EA PULL PLATE 1 PRE LEAF SURFACE CLOSER 1 PRE LEAF KICK PLATE (24" H. X DOOR WIDTH) 1 PRE LEAF GASTKETING 1 PRE LEAF DOOR SWEEP W/ DRIP 1 EA THRESHOLD HARDWARE SET 05 1 EA HINGES 1 EA PUSH PLATE 1 EA PULL PLATE 1 EA SURFACE CLOSER 1 EA KICK PLATE (24" H. X DOOR WIDTH) 1 EA WALL STOP HARDWARE SET 06 1 EA HINGES 1 EA PRIVACY LOCK w/ OUTSIDE INDICATOR 1 EA SURFACE CLOSER (AT DOOR 110 ONLY) 1 EA KICK PLATE 1 EA WALL STOP 1 EA SEALS 1 EA COAT AND HAT HOOK HARDWARE SET 07 1 EA HINGES 1 EA LOCKSET 1 EA KICKPLATE (24" H. X DOOR WIDTH) 1 EA DOOR STOP 3 EA SILENCERS CREDENTIAL READER (BY OWNER'S SECURITY VENDOR) 1 EA POWER SUPPLY 1 EA WIRING DIAGRAMS 1 EA POWER TRANSFER HARDWARE SET 08 1 EA HINGES 1 EA OASSAGE SET 1 EA KICKPLATE (24" H. X DOOR WIDTH) 1 EA DOOR STOP 3 EA SILENCERS HARDWARE TYPES: SPECIFIED: APPROVED: BUTTS HAGER STANLEY, MCKINNEY LOCKSET SCHLAGE NONE EXIT DEVICE VON DUPRIN NONE CLOSERS LCN SARGENT 250 STOPS IVES RIXSON, QUALITY FLOAT GOODS HIAWATHA QUALITY BURNS LADDER PULLS IVES DORMA LOCKSETS SCHLAGE ALL HARDWARE FINISH WILL BE BLACK UNLESS NOTED OTHERWISE GENERAL NOTES: C A B B/8 2'- 2 " + / - 3 ' - 5 " 7 " 6 ' - 2 " 7" 9'- 3 " 7 " 19'-0" 8" 4'- 4 " 8" 5'- 8 " HOLD. 5'-0" ALIGN 10 ' - 1 1 " + / - 3'-2" 2'- 4 " + / - 2'- 2 5 / 8 " 5'- 2 " 8'- 6 1 / 4 " 31'-10"+/- 8" EQ 8" 5'-5" 8" EQ 8" 5'-10" 2'- 1 " 3'- 1 " + / - 12'-0 1/2" ALIGN VESTIBULE 101 VESTIBULE 119 COOLERFREEZER MEN 106 CLOS 118 CONVENIENCE RESTROOM 110 WOMEN 105 CREW ROOM 115 STORAGE 117 QUEUE 102 DINING 104 PREP AREA / WAREWASHING 109 IT CLOS. 114 OFFICE 113 KITCHEN AREA 108 RESTROOM ALCOVE 103 STORAGE / UTILITES 116 MEAT WALK-IN SERVING 107 222 2 222 1 33 6'- 8 " 6'-0" 7'-0 1/2" 19'-6" 3'-5" +/- 1'-6" 6'-8" 1 17 ' - 2 " 12'-1"+/-7"14'-2"7"4'-5" 7" 9'- 6 " 7" 5'-0" 7'-0 1/2" 4'- 0 " 1'-8"+/- 4"-2"+/- 2222 2 2 2 2 2 4 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 51 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/2 9 / 2 0 2 5 9 : 3 0 : 3 8 A M BIG BORE BARBECUE A2.1 FLOOR PLAN 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: SJO Checked By: KPP MONITCELLO 1/8" = 1'-0"A2.1 1 FLOOR PLAN 1. CONTACT ARCHITECT IMMEDIATELY IF CONFLICTS ARISE w/ INSTALLATION OF ACCESSORIES & EQUIPMENT. NO CHANGES ACCEPTABLE UNLESS SHOWN ON PLAN OR APPROVED BY ARCHITECT. 2. MOUNT FIRE EXTINGUISHER @ 5'-0" A.F.F. FINAL LOCATIONS TO BE VERIFIED BY LOCAL FIRE CHIEF. 3. GENERAL CONTRACTOR TO PROVIDE ALL NECESSARY BLOCKING IN WALLS FOR WALL-HUNG ITEMS (CABINETS, SHELVING, COUNTERTOPS, ... etc.) 4. ALL MECHANICAL, ELECTRICAL AND PLUMBING BY DESIGN BUILD CONTRACTOR. REFER TO THE MECHANICAL AND ELECTRICAL DESIGN NARRATIVES FOR SCOPE OF WORK. 5. CONTRACTOR TO PAINT EXTG. GYPSUM SHEATHING IN RESTROOM CEILINGS. 6. INTERIOR COLUMNS TO BE CHANNELS w/ MTL. J-BEADS @ EACH CORNER- SEE ENLARGED DETAILS. REFER TO STRUCTURAL DRAWINGS FOR STEEL COLUMN SIZES. 7. INTERIOR PARTITIONS SHALL BE 3-5/8" STL. STUDS @ 16" O.C. w/ 5/8" GYP. BD. ON EA. SIDE EXTENDED 4" ABOVE CEILING- UNLESS NOTED OTHERWISE. SEE WALL TYPES ON SHEET A2.1. 8. INTERIOR COLUMNS TO BE FINISHED w/ 5/8" GYP. BD. ON 7/8" STEEL FURRING CHANNELS w/METAL J-BEADS @ EACH CORNER - SEE ENLARGED DETAILS. REFER TO STRUCTURAL DRAWINGS FOR STEEL COLUMN SIZES. 9. INSTALL ALL DOOR FRAMES 3" OFFSET FROM ADJACENT WALL FINISH FACES UNLESS NOTED OTHERWISE 10. FURNITURE BY OWNER SHOWN WITH DASHED LINEWORK. 11. ALL INTERIOR WALLS DIMENSIONED TO GYP. BD. FINISH FACE U.N.O. 12. DOORS WITH MARKING "CR" INDICATE THE SIDE OF THE DOOR TO RECEIVE SECURE ACCESS CREDENTIAL READER - SEE DOOR SCHEDULE 13. KITCHEN EQUIPMENT BY OWNERS VENDOR. VENDOR TO INSTALL ALL NESSARY EQUIPMENT WITH-IN KITHCEN AREA CONTRACTOR TO COORDINATE INSTALL. 14 ALL WALLS IN BACK OF HOUSE AREAS ARE TO RECIEVE NEW FULL HEIGHT FRP. GC TO COORDINATE WITH KITCHEN EQUP. VENDOR DOOR SCHEDULE DOOR #DOOR OPENING SIZE DOOR FRAME HARDWARE GROUP NOTES PANEL 1 WIDTH PANEL 2 WIDTH PAIR MATL/ TYPE MATL/ TYPE 101A 6'-0"x7'-0"x1 3/4" 3'-0" 3'-0" █ AL-FGe AL-1 01 101B 3'-0"x7'-0"x1 3/4" 3'-0" AL-FGi AL-1 02 101C 3'-0"x7'-0"x1 3/4" 3'-0" AL-FGi AL-1 02 105A 3'-0"x7'-0"x1 3/4" 3'-0" WD-Fi HM-1 05 EXISTING 105B 2'-6"x7'-0"x1 3/4" 2'-6" WD-FGi HM-1 06 EXISTING 105C 3'-0"x7'-0"x1 3/4" 3'-0" WD-Fi HM-1 06 EXISTING 106A 3'-0"x7'-0"x1 3/4" 3'-0" WD-Fi HM-1 05 EXISTING 106B 3'-0"x7'-0"x1 3/4" 3'-0" WD-Fi HM-1 06 EXISTING 109 4'-0"x7'-0"x1 3/4" 4'-0" HM-Fi HM-1 03 EXISTING 110 3'-0"x7'-0"x1 3/4" 3'-0" HM-Fi HM-1 06 111A 4'-0"x7'-0"x1 3/4" 4'-0" HM-Fi HM-1 03 EXISTING 113 3'-0"x7'-0"x1 3/4" 3'-0" HM-Fi HM-1 07 114 2'-0"x7'-0"x1 3/4" 2'-0" WD-Fi HM-1 08 EXISTING 115 3'-0"x7'-0"x1 3/4" 3'-0" HM-Fi HM-1 08 116A 6'-0"x7'-0"x1 3/4" 3'-0" 3'-0" █ HM-Fi HM-2 04 116B 3'-0"x7'-0"x1 3/4" 3'-0" HM-Fe HM-1 03 EXISTING 117A 3'-0"x7'-0"x1 3/4" 3'-0" HM-Fe HM-1 03 EXISTING 117B 10'-0"x8'-0"x2" EX. EX. - EXISTING OVER HEAD DOOR - PAINT EXTG. DOOR PANELS AND FRAME 118 3'-0"x7'-0"x1 3/4" 3'-0" WD-Fi HM-1 EXISTING 119A 3'-0"x7'-0"x1 3/4" 3'-0" AL-FGi AL-4 02 EXISTING 119B 3'-0"x7'-0"x1 3/4" 3'-0" AL-FGe -- 01 KEYED PLAN NOTES NO. DESCRIPTION 1 EXISTING FLOOR MOUNTED JANITORS SINK TO REMAIN PROTECT IN PLACE. 2 PATCH AND REPAIR EXISTING WALL WHERE DOOR AND WINDOW FRAMES HAVE BEEN REMOVED. INFULL OF WALL AND FINISHES TO MATCH SURROUNDING. 3 EXISTING ALUMINUM WINDOW FRAMES - RESEAL AND REPAIR AS REQUIRED. OWNER'S VENDOR TO CLEAN AND INSTALL BLACK VINYL ON ALL SIDES OF ALUMINUM FRAMES. 4 EXISTING WINDOW TO REMAIN IN PLACE. OWNER'S VENDOR TO INSTALL VINYL WINDOW FILM OVER EXISTING GLASS. 5 SIGNAGE BY OWNERS VENDOR. CONTRACTOR TO PROVIDE POWER AND MOUNTING BRACKETS AS REQUIRED. 6 FURNITURE BY OWNERS VENDOR, CONTRACTOR TO INSTALL. 7 SIGNAGE BY OWNERS VENDOR. 8 DECORATIVE WOOD POST FOR DECORATIVE PERGOLA STRUCTURE BOOTH FEATURE. 9 CONTRACTOR TO WRAP EXISTING COLUMN IN WOOD . 10 QUARTZ COUNTERTOP WITH CUTOUTS FOR TRASH CAN AND RECYCLING. 11 NEW BULKHEAD FRAMING ABOVE WITH 3 FULLY RECESSED TV MONITORS WITH DECORATIVE WOOD FRAMING FULL PERMITER OF EACH MONITOR (MONITORS BY OWNER). GC TO PROVIDE POWER AND BLOCKING AS REQUIRED 12 REPLACE EXISTING FIRE SUPPRESSION SYSTEM AS REQUIRED - DESIGN BUILD MECHANICAL. CONFRIM FIRE SUPRESSION SYSTEM MEETS LOCAL CODE COMPLIANCES WITH FIRE MARSHALL. CONTRACTOR TO COORDINATE INSTALL. 13 FIRE ALARM PANEL - DESIGN BUILD ELECTRICAL. CONTRACTOR TO COORD. INSTALL. 14 INSTALL FIRE EXTINGUISHERS - CONFIRM LOCATIONS AND QUANTITIES WITH LOCAL FIRE MARSHALL. 15 ELECTRICAL PANEL INSTALL AT EXISTING LOCATION - DESIGN BUILD ELECTRICAL. CONTRACTOR TO COORD. INSTALL. 16 EXISTING GAS METER - PAINT TO MATCH SURROUNDINGS 17 EXISTING TRANSFORMER TO REMAIN PROTECT IN PLACE. 18 7" SQUARE POSTS - METAL STUDS W/ KNOTTY PINE BOARD ON ALL FOUR SIDES 19 CONTRACTOR TO INSTALL QUIK SERV WINDOW WITH BLACK METAL FRAMES. MANUAL SLIDER WITH BUILT IN HEATING SYSTEM. MATCH EXISTING LOCATION. 20 WHERE HOODS ARE LOCATED CONTRACTOR TO REMOVE FRP. KITCHEN EQUIP VENDOR TO INSTALL 24 GA GALVANIZED STEEL FROM TOP OF WALL TO 18" PAST HOOD IN ALL DIRECTIONS. 21 REPLACE EXISTING WATER HEATER (2)- DESIGN BUILD MECHANICAL. CONTRACTOR TO COORDINATE INSTALL. 23 FOR REFEREANCE ONLY, DASHED LINES INDICATE KITCHEN EQUIPEMENT -BY OWNERS VENDOR. LAYOUT TO BE FINALIZED BY KITCHEN EQUIPMENT VENDOR. 1/8" = 1'-0"A2.1 2 DIMENSIONED FLOOR PLAN B.O. AWNING EL.= 109'-4" T/TOWER PARAPET EL.= 121'-4" T/SILL & B/ ARCADE REVEAL EL.= 103'-4" 8 3 13 1 TYP. TYP. TYP. TYP. 15 9 TYP. 12TYP. TYP.17TYP. 10 11TYP.TYP. 18 19 TYP. 12 TYP. 17 TYP. 1TYP. 1TYP.27 B.O. AWNING EL.= 109'-4" T/TOWER PARAPET EL.= 121'-4" T/SILL & B/ ARCADE REVEAL EL.= 103'-4" 1 15 9 12 17 3 5 5 TYP.TYP. TYP. TYP. TYP. 10 11 TYP. TYP. 19 TYP. 8TYP. 1 12 TYP. 28TYP. 28TYP.27TYP. 12 B.O. AWNING EL.= 109'-4" T/TOWER PARAPET EL.= 121'-4" T/SILL & B/ ARCADE REVEAL EL.= 103'-4" 3115 7 12 17 4 TYP. 6 8 14 TYP.10 11TYP.TYP. 17 17 19TYP. TYP.TYP.TYP. 19 26 25 6'- 4 " 9 1TYP. TYP. 27 28TYP. 14 141414 14 14 1444 9TYP. B.O. AWNING EL.= 109'-4" T/TOWER PARAPET EL.= 121'-4" T/SILL & B/ ARCADE REVEAL EL.= 103'-4" 3 14 21 9 15 12 TYP.TYP.TYP. TYP. TYP. TYP. TYP. 11 TYP. 22 21 4 2 TYP. 2929 27 12 TYP. 14 ELEVATION KEY NOTES NO. DESCRIPTION 1 PREFINISHED METAL COPING. COLOR: BLACK 2 PREFINISHED MTEAL DOWNSPOUT MATCH EXISTING LOCATION. COLOR: BLACK 3 PAINT EXISTING EFIS , CONTRACTOR TO PATCH AND REPAIR AS REQUIRED. COLOR: BLACK 4 EXISTING HOLLOW METAL DOOR AND FRAME, CONTRACTOR TO CLEAN AND PAINT DOOR AND FRAME. EXISTING LITES, TO REMAIN PROTECT IN PLACE. COLOR: BLACK TBD 5 REMOVE AND REPLACE EXISTING DRIVE-THRU WINDOW. 6 ALUMINUM DOOR, FRAME, AND SIDELITE. COLOR: BLACK 7 PAINT EXISTING GARAGE DOOR PANELS CLEAN AND RESEAL AS REQUIRED. COLOR: BLACK 8 BIG BORE BARBECUE LOGO AND INDIVIDUAL LETTER SIGNAGE BY OWNERS VENDOR . GC TO PROVIDE POWER AND BLOCKING AS REQUIRED. COORDINATE INSTALL. 9 EXTERIOR DECORATIVE WALL HUNG LIGHTING. CENTER ABOVE EXISTING WINDOW - DESIGN BUILD-ELECTRICAL. CONTRACTOR TO COORDINATE INSTALL. PROVIDE POWER AND BLOCKING AS REQUIRED. COLOR: BLACK 10 EXISTING WINDOW, GC TO INSTALL VINYL AROUND ALL SIDES OF MULLIONS. CLEAN, CAULK, AND RESEAL AS REQUIRED. COLOR: BLACK 11 PAINT EXISTING BRICK, CONTRACTOR TO PATCH AND REPAIR AS REQUIRED. COLOR: BLACK 12 AWNING ABOVE DOOR COLOR: BLACK 13 EXISTING ALUMINUM DOOR FRAMES AND SIDE LITES, GC TO INSTALL VINYL AROUND ALL SIDES OF MULLIONS. CLEAN, CAULK, AND RESEAL AS REQUIRED. COLOR: BLACK 14 VINYL SLEEVE OVER EXISTING BOLLARD (10). COLOR: ORANGE 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 51 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/2 9 / 2 0 2 5 9 : 3 5 : 5 4 A M BIG BORE BARBECUE A3.1 EXTERIOR ELEVATIONS 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: SJO Checked By: KPP MONITCELLO ELEVATION KEY NOTES NO. DESCRIPTION 15 DECORATIVE LED STRIP LIGHTING. COLOR: ORANGE 16 NATURAL WOOD GRAIN ALUMINUM METAL SIDING. MNF: LUX OR EQUAL COLOR:NATURAL WOOD TBD 17 STONE VENEER MNF: ELODRADO STONE OR EQUAL COLOR: NATURAL STONE TBD 18 CONTRACTOR TO INSTALL DOOR PULL AND HARDWARE AS REQUIRED. SEE DOOR SCHEDULE FOR ADDITIONAL INFORMATION. 19 NEW TRASH ENCLOSURE 6'-4" H. DECORATIVE ROCK FACE TEXTURE CMU COLORED MATCHED TO THE PRIMARY STRUCTURE WITH PREFINISHED BLACK METAL COPING AND BLACK STEEL FRAMED SWINGING GATES ON HEA VY DUTY BOLLARD HINGES WITH COMPOSITE WOOD FRONTS. TO MATCH EXTERIOR OF BUILDING. CONTRACTOR TO USE FROST STEP FOUNDATION, SEE STRUCTURAL. 20 EXISTING WINDOW WITH DARK FILM FOR WINDOW TINT IN SIDE OF WINDOW - BY OWNERS VENDOR. COLOR: BLACK 21 EXISTING GAS METER, GC TO PAINT MATCH SURROUNDINGS. 22 EXISTING TRANSFORMER TO REMAIN PROTECT IN PLACE. 23 GC TO PAINT EXISTING LOUVER, MATCH SURROUNDING. 24 NOT USED 25 EXISTING UTILITIES TO REMAIN PROTECT IN PLACE. 26 FIRE SUPPRESSION ALARM,MATCH EXISTING LOCATION - DESIGN BUILD MECHANICAL. GC TO COORDINATE. 27 DASHED LINE INDCATES SLOPED FLAT ROOF BEYOND. 28 DASHED LINE INDICATES RTU'S. 29 REPLACE EXISTING SCUPPER WITH PREFINISH BREAK METAL SCUPPER. COLOR: BLACK 3/16" = 1'-0"A3.1 2 NORTH ELEVATION 3/16" = 1'-0"A3.1 4 EAST ELEVATION 3/16" = 1'-0"A3.1 1 WEST ELEVATION 3/16" = 1'-0"A3.1 3 SOUTH ELEVATION 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 51 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/2 9 / 2 0 2 5 1 0 : 4 4 : 5 3 A M BIG BORE BARBECUE R1.1 EXTERIOR RENDERINGS 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: CAW Checked By: KPP MONITCELLO 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 51 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/2 9 / 2 0 2 5 1 0 : 4 5 : 0 1 A M BIG BORE BARBECUE R1.2 EXTERIOR RENDERINGS 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: CAW Checked By: KPP MONITCELLO 1010 Mainstreet, Suite 100 Hopkins, MN 55343 Tel: 952.278.8880 SITE SUBMITTAL & CUP PROJECT REVISIONS Minneapolis www.htg-architects.com DATE NO C O P Y R I G H T © H T G A R C H I T E C T S Bismarck Au t o d e s k D o c s : / / B i g B o r e B a r b e c u e - M o n t i c e l l o / A R C H _ 2 51 1 2 5 _ B I G B O R E B A R B E C U E _ R 2 5 _ 2 . r v t 5/2 9 / 2 0 2 5 1 0 : 4 5 : 0 7 A M BIG BORE BARBECUE R1.3 EXTERIOR RENDERINGS 251125 05/30/25 EAST 7TH STREET MONTICELLO, MN REMODEL Drawn By: CAW Checked By: KPP MONITCELLO www.ci.monticello.mn.us OFFICE: 763-295-2711 FAX: 763-295-4404 505 Walnut Street Suite 1 Monticello, MN 55362 June 23, 2025 Re: Big Bore The Engineering Department has reviewed the application for the Big Bore Remodel and offers the following comments: General Comments 1. A six foot wide sidewalk shall be continued along 7th street. 2. Perimeter curb shall be installed along the missing areas along the West edge of the parking lot. 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. Please have the applicant provide a written response addressing the comments above. Please contact the Engineering Department with any questions. Sincerely, Ryan Melhouse Assistant City Engineer LAND USE, GROWTH AND ORDERLY ANNEXATION 36 2018 Correlating Zoning District ZONING INFORMATION 2018 Correlating Zoning District B-3 Highway Business District B-4 Regional Business District LAND USE MIX Commercial • “Big Box” Stores • Department Stores • Hotels • Restaurants Recreational • Plaza • Public Space REGIONAL COMMERCIAL (RC) The Regional Commercial designation includes large-scale commercial uses serving a regional market, typically on large sites along the Interstate or major arterials roadways such as State Highway 25. Retail uses within this category usually have large floor areas and high sales volumes and may be considered shopping “destinations” by consumers from the region. Uses such as furniture and electronic stores, farm supply, home improvement stores, department stores, “big box” retailers, hotels and restaurants are included. Smaller and more local-serving retail uses, and personal services are generally not appropriate but could be allowed if complementary to a regional use. VISUAL EXAMPLE LOT PATTERN DEVELOPMENT FORM • Floor Area Ratio (FAR) 0.30 to 0.50 • Height - 1-2 stories, 4 stories for hotels or office • Lot Area - N/A Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY Planning Commission Agenda – 07/01/2025 1 2B. Public Hearing - Consideration of a request for Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I-1, Light Industrial District. Applicant: George Wojcicki Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 07/01/2025 Council Date (pending Commission action): 07/28/2025 Additional Analysis by: Community Development Director, Assistant City Engineer, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Consideration of Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I-1, Light Industrial District. 1. Motion to adopt Resolution No. PC-2025-026 recommending approval of Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I-1, Light Industrial District subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2025-026 recommending denial of Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I-1, Light Industrial District subject to the conditions in Exhibit Z and based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution 3. Motion to table action on Resolution No. PC-2025-026. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1, Block 1, First Lake Substation PID #: 155234001010 Planning Case Number: 2025-28 Request(s): Conditional Use Permit for a Wireless Telecommunications Service Antennae and Antenna Support Structure in the I-1, Light Industrial District. Planning Commission Agenda – 07/01/2025 2 Deadline for Decision: August 22, 2025 (60-day deadline) October 21, 2025 (120-day deadline) Land Use Designation: Light Industrial Park Zoning Designation: I-1: Light Industrial Overlays/Environmental Regulations Applicable: n/a Current Site Uses: Substation Surrounding Land Uses: North: Industrial East: Agricultural South: Agricultural West: Agricultural Project Description: Xcel Energy is proposing to construct a monopole tower of 140 feet in height to utilize for internal communications at its First Lake substation property near the City’s Otter Creek business park area. The facility is similar in nature to a commercial cellular telephone communications facility but would expressly be available only for internal secure communications, and for public or commercial use or access. The tower and mechanical equipment would be located in the southeast corner of the existing fenced enclosure that contains the other substation equipment. The fenced enclosure occupies much of the westerly portion of the Xcel First Lake property. The enclosure occupies about 1.2 acres of the 8.8 acre parcel. ANALYSIS: Xcel Energy is proposing the installation of a telecommunication tower for the specific purpose of internal secure communication for the First Lake electrical substation and its appurtenant electrical transmission equipment. Commercial telecommunications antennae and support structures (towers) are allowed by Conditional Use Permit in all districts. They are distinguished from wireless communications services that are available to general public use for cellular phone and data access. The relevant code section is within Section 153.072 (D) as follows: Planning Commission Agenda – 07/01/2025 3 (D) Commercial transmission/reception antennae and antenna support structures. Commercial transmission and reception antennae and antenna support structures, for the purposes of this chapter, shall mean commercial and industrial communications equipment accessory to business operations of one meter in width or greater, but not personal wireless telecommunications service equipment. (1) Commercial transmission/reception antennae and antenna support structures shall be allowed as accessory uses only by conditional use permit following the provisions of § 153.028(D) of the zoning ordinance, and shall comply with the following additional requirements: (a) Antennae and antenna support structures for commercial transmission/reception shall not occupy the front yard of any parcel. (b) Antennae and antenna support structures allowed under this section shall be fully screened from adjoining residentially zoned parcels. (c) Antennae and antenna support structures allowed under this section shall be fully screened from adjoining public right-of-way. (d) Antennae and antenna support structures allowed under this section shall be fully screened from adjoining commercially-zoned property, that is, any parcel with a “B” zoning designation. (e) Antennae and antenna support structures allowed under this section shall meet all other zoning conditions related to the location of mechanical equipment, whether ground or roof-top mounted. The City’s land use regulations also include reference to “Essential Services”, which typically are inclusive of the structures typically utilized for public and “private” utility use, including electrical transmission. The proposed tower’s purpose of communications for the electrical substation site could be interpreted as also included within the allowable uses for Essential Services. The Zoning Ordinance notes that where two regulations apply to a specific element, the more restrictive of the two would be enforced. In this case, the requirements for conditional use permit for commercial antenna and tower use would be considered the more “restrictive” of the city’s regulations. As such, the CUP provisions of the above-cited section are applied to this proposal. The tower itself is an accessory use to the principal electrical substation use. The tower would be setback approximately 50 feet from the south boundary of the property, 10 feet within the existing enclosure. The proposed tower is of a monopole design, 140 feet in height. The antenna array would be placed at a height of 131 feet. The applicant explains in their narrative that the equipment is Planning Commission Agenda – 07/01/2025 4 not compatible with placement on the existing nearby transmission line support towers due to safety concerns and electrical service disruptions that would occur during maintenance. The powerline structures nearby are similar or slightly taller in height than the proposed structure. The ground equipment proposed to be installed within the tower is similar in nature to the other mechanical ground equipment within the enclosure. The City’s objectives for regulation of these facilities is to avoid proliferation of towers where possible, to minimize negative visual impacts of needed towers, and to limit impacts of such equipment on nearby commercial and residential property. In this case, the construction of a new tower within an industrial area, where co-location on existing structures is neither practical nor secure, meets these objectives. While it is not possible to screen such towers, the monopole design is the least intrusive of other tower structure designs. The security issues and specific purpose of this tower also distinguish the accommodation of this particular tower from other commercial wireless communications needs. Because the proposed tower location is surrounded by other industrial zoned or guided property and does not adjoin residential property, the screening requirements from residential or commercial property do not apply. The site itself is set back from the public right of way (the future extension of Dalton Avenue NE along the east boundary of the parcel) by nearly 200 feet. Nonetheless, the site includes a few rows of evergreen tree plantings to the east and southeast of the subject location. It would appear that extension of the southernmost line of tree plantings would increase screening of the substation (and this additional equipment) from the possible extension of Dalton Avenue in this area. Screening of such facilities from the public right of way is an additional consideration of the CUP provisions of the code. The additional tree planting is a condition of approval. STAFF RECOMMENDED ACTION Staff recommend approval of the proposed Conditional Use Permit for a Commercial Transmission/Reception Antenna and Support Structure as proposed. The site is industrial in nature and surrounded by other industrially zoned or guided land. Moreover, the location is reasonably distant from the nearest residential areas (more than 1,000 feet). The existence of other related mechanical equipment and towers in support of the utility help to minimize the individual impact of this facility on surrounding areas. Finally, the security issues raised for this system – unique from those of other potential commercial communications systems – further support the accommodation of this structure. SUPPORTING DATA A. Resolution PC-2025-026 B. Aerial Site Image Planning Commission Agenda – 07/01/2025 5 C. Applicant Narrative D. Plans, Including: 1. Surrounding Land Uses 2. Site Plan 3. Electrical Layout 4. NEPA CatEx Report 5. Substation Photo Z. Conditions of Approval Planning Commission Agenda – 07/01/2025 6 EXHIBIT Z Conditions of Approval Conditional Use Permit – Xcel First Lake Commercial Antenna and Support Structure PID: 155-234-001010 1. The facility is utilized for secure private utility use only, and not for public or private wireless telephone communications. 2. In the event of discontinuation of the use for secure private utility use as indicated in this application, the facility shall be dismantled and removed. 3. Provide additional screening/planting along south boundary of the site, by extending the existing row of evergreen trees to the west from the current planting. 4. A certificate of survey may be required with the building permit, as required by the Chief Building Official. 5. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-026 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A COMMERCIAL WIRELESS TELECOMMUNICATIONS SERVICE ANTENNAE AND ANTENNA SUPPORT STRUCTURE IN THE I-1, LIGHT INDUSTRIAL DISTRICT PID 155-234-001010 WHEREAS, the applicant has submitted a request for construction of a Commercial Telecommunications Antenna and Tower; and WHEREAS, the proposed facility is intended to provide proprietary and secure internal communications for electric service provider use only; and WHEREAS, the applicant would construct a tower of 140 feet in height within the existing power substation enclosure, along with ground equipment; and WHEREAS, the site is zoned as the I-1, Light Industrial, which allows such use by Conditional Use Permit; and WHEREAS, the zoning ordinance provides for such proprietary communications facilities as separate and distinct from wireless cellular telecommunications facilities that are available for general public access; and WHEREAS, the proposed facility is separated from commercial and residential areas, with the nearest residential house approximately1,000 feet away from the tower location; and WHEREAS, the Planning Commission held a public hearing on July 1st, 2025, 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 applicant has provided plans demonstrating that the proposed facility will be constructed to be consistent with the requirements of the zoning ordinance. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-026 2 2. The applicant has provided plans showing the location of the proposed facility as within its power substation enclosure, already devoted to electrical power infrastructure. 3. The facility is required for internal secure communications, separate and distinct from publicly available voice and data telecommunications systems. 4. The ordinance specifies screening from adjoining commercial and residential property, however, the property in question is bounded by industrial-zoned parcels. 5. The operation of the facility will not create noise, odors, visual impacts, or other noticeable impacts on the property or the neighborhood beyond those expected for allowed uses in the zoning district. 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 approve the Conditional Use Permit for a commercial telecommunications antenna and tower for Xcel Energy, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. The facility is utilized for secure private utility use only, and not for public or private wireless telephone communications. 2. In the event of discontinuation of the use for secure private utility use as indicated in this application, the facility shall be dismantled and removed. 3. Provide additional screening/planting along south boundary of the site, by extending the existing row of evergreen trees to the west from the current planting. 4. A certificate of survey may be required with the building permit, as required by the Chief Building Official. 5. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-026 3 ADOPTED this 1st day of July, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Request for CUP for a Wireless Telecom Service & Support Structure Legal: Lot 1, Blk 1, First Lake Substation | PID: 155234001010 Created by: City of Monticello, MN 236 ft 414 Nicollet Mall Minneapolis, MN 55401-1993 May 29, 2025 Zoning Administration City of Monticello – Community Development Department 505 Walnut St Monticello, MN 55362 Angela Schumann – Community Development Director Re: Conditional Use Permit Request – Xcel Energy PLTE Monopole Xcel Energy First Lake Substation Address: N/A PID: 155234001010 Dear Ms. Schumann, Ensuring the energy grid is secure from cyber and physical threats is a top priority for Xcel Energy and our partners across the electric industry. As Advanced Grid technology is deployed, this responsibility grows. The Advanced Grid uses several devices that are interconnected on the energy grid, and it is critical that we not only keep the devices secured, but also safeguard the connection and all the information being transmitted. Various security measures have been developed and are in place to help Xcel Energy deliver on our commitment to operational excellence. One such security measure is the establishment of a private Long-Term Evolution (LTE) network to facilitate communication between Xcel Energy equipment. Across Minnesota, Xcel Energy has been installing monopoles and self-support structures at several of our substations for the establishment of such a network. The more that this network is expanded, the more secure and reliable it becomes for the company. With this in mind, Xcel Energy is applying for a conditional use permit for the installation of a 140-foot-tall monopole at our First Lake Substation located in Monticello, Minnesota. The monopole will have three antennas, commonly referred to as sectors, near the top of the structure at a centerline height of 135’. Xcel Energy is applying for the following permit: • A conditional use permit for a 140’ private telecommunications monopole at a public utility substation, which is conditionally permitted in I-1 districts. The installation of this monopole is a crucial part of our ongoing initiative to enhance the security and reliability of our electrical network. The monopole will serve as a key component in establishing a private (LTE) network for secure communications between Xcel Energy assets, including meters and substations, as the antennae affixed to the monopole will establish the network. In the current digital age, the security of our assets is of paramount importance. By taking these assets off the public cellular network, we aim to significantly reduce the risk of cyber threats and ensure the integrity of our operations. It is essential to understand that this network is entirely private. No member of the public, including many internal Xcel Energy employees, will be allowed access to this network, and this network will not be used by anyone to take or make phone calls. This monopole is strictly used to communicate between Xcel Energy fixed assets and take their communications off the public cellular spectrum. To accomplish this, Xcel Energy has leased out this spectrum for the next 30 years. This move is part of a wider initiative to improve both the physical security and cybersecurity of our electrical network. Xcel Energy has considered all available alternatives in co-locating the pLTE antenna on the existing lightning rods and other structures within the substation facility. However, attaching an antenna atop an electrified transmission structure poses an immediate safety risk for Xcel Energy employees and contractors, as outages would need to be scheduled to perform routine maintenance, inconveniencing local customers. Additionally, none of the existing structures within the substation are tall enough for our pLTE network to have the height to give the network the desired range, necessitating the construction of the 140-foot-tall monopole on the property. Due to Xcel Energy’s security policy relating to this project, Xcel is unable to co locate these antennas on existing third-party telecommunications facilities. pLTE Antennas and monopoles are subject to the same security requirements as our substations. As a result, it makes the most sense from a security standpoint to locate the monopole within our existing substation. The height requirement is due to a several factors. Xcel Energy pLTE architects utilize a professional software to perform propagation studies that allows them to visualize how the site would propagate based on several different antenna heights. There are many elements that are reviewed when performing the propagation studies. Terrain, foliage other obstructions at or near the same height, etc. are taken into consideration. Power consumption, download speeds, upload speeds and latency are also reviewed. Based on those many elements, the centerline antenna height and monopole height are then determined. Typically, in the twin cities metro area the antenna centerline height of 135’ and a monopole at 140’ would support our findings for this network. Included within this application is a map of the expected coverage of the network propagation by this monopole, a completed land use application, a completed conditional use permit checklist, a deed to the substation property, a site plan for the project, a side profile view of the project showing the height of the monopole, as well as an area map depicting surrounding land uses. The parcel is rectangular in shape, bounded by agricultural land to the west, south, and east, and an industrial property to the north. The nearest residential properties are located over 1200’ away from the proposed monopole site. The monopole will not substantially diminish or impair property values within the immediate vicinity due to its distance from nearby residences. The monopole will not be detrimental to the health, safety, or welfare of employees working on the site or people near the site. Additionally, the pole will not impede future developments on nearby properties, all use will be completely contained within the substation property. Additionally, the monopole will not place an undue burden on public utilities or roads, since it will not require any utility hookups. Adequate parking already exists at the substation property. The monopole will not emit any odor and is far enough away from residential properties that it will not cause sight pollution. No noise or additional traffic in the area will be generated as a result of this monopole, except during the construction phase. During construction, several semis will deliver pole materials. Construction activities will be limited to daylight hours, with work typically finishing before 5:30 PM, with three to five employees constructing the monopole. Finally, this monopole will not require any grading, nor will impact natural features like woodlands or wetlands. The proposed location of the monopole is in the southeasternmost corner of the substation within the fenced area to maintain the freedom of movement of Xcel vehicles in the facility. We assure you that Xcel Energy will act in good faith and fair dealing in co-locating the monopole. We understand the importance of maintaining the aesthetic integrity of our city and are committed to ensuring that the monopole blends seamlessly with its surroundings. We kindly request your consideration of our application for this conditional use permit. We believe that this project is not only necessary for the security and efficiency of our operations but also beneficial to the residents of Monticello by ensuring the reliable delivery of electricity. Attached for your review and approval is a land use application for a conditional use permit, a site plan, the deed and legal description of the property, and coverage maps of the network to be established by this monopole. Xcel Energy respectfully requests your approval our application. Sincerely, George Wojcicki George Wojcicki Siting and Land Rights Agent 773-677-4574 george.r.wojcicki@xcelenergy.com DRAWING SO IT CAN BE UPDATED ON FIELD REVISIONS. IN FIELD WITH TELEPHONE COMPANY AND MARKED ON OF THE PROPERTY. EXACT LOCATION TO BE DETERMINED THE PVC STARTS AT THE EEE AND EXTENDS TO THE EDGE 4" PVC NEEDS TO BE INSTALLED FOR PHONE CABLES. N N 1 3 5 2 4 6 X0 H1 X1 H2 X2 H3 X3 GROUNDCORE GROUNDREACTOR 1 3 5 2 4 6 1 3 5 2 4 6 X0H1X1 H2X2 H3 X3 1 3 5 2 4 6 24 24 ~ ~ ~ ~ ~ ~ 24 24 ~ ~ ~ ~ ~ ~ ~~ FOR DRAWING REFERENCE AND REVISION INFORMATION SEE PHYSICAL INDEX SHEET. 2 - 2" CONDUITS THE CURRENT CONSTRUCTION REVISION THIS PE SEAL IS ONLY APPLICABLE TO FIELD TO COIL ADDITIONAL 130'-0" FIBER CABLE AT EACH HANDHOLE.4. IN FIELD AT EVERY 10' DISTANCE. GPS LOCATOR MARKERS TO BE INSTALLED FOR FIBER LOCATING 3. OF SUBSTATION FENCE (CONDUIT ROUTE ENDS). BOTH INSIDE AND OUTSIDE OF EEE ENTRY AND ON BOTH SIDES UNDERGROUND CAUTION SIGN - SGN053 TO BE INSTALLED 2. LAKE PULASKI SUBSTATIONS. EEE TO XCEL HANDHOLE OUTSIDE FENCE FOR MONTICELLO AND INSTALL 2 - 2" CONDUIT WITH 3-CELL INNERDUCTS FROM 1. FIELD NOTES: 1 0 ' - 0 " 10'-0"4 ' - 7 " 7 ' - 0 " 9 ' - 0 " TOWER pLTE RAN CABINET pLTE W/ICE BRIDGE H-FRAME OTHERS FOR OPGW FIBER HANDHOLE INSTALLED BY EDGE OF FINISHED GRADE A B C A B C EDGE OF FINISHED GRADE 34.5KV FDR FSL311 34.5KV FDR FSL312 5N89 MOD 5N90 DISC PREF AUX C B A EDGE OF FINISHED GRADE A A B C B C A C B C B A 100' SHIELD POLE 2 0 ' - 0 " 2 0 ' - 0 " 5 0 ' - 0 " 5'-0"25'-0"18'-0"18'-0"53'-6"28'-0"44'-0"49'-0"30'-0" 6 5 ' - 0 " 3 4 ' - 0 " 3 6 ' - 0 " 3 4 ' - 0 " 3 0 ' - 0 " 5 ' - 0 " EAST-WEST BASE LINE N O R T H - S O U T H B A S E L I N E SITE PLAN 5N91 MOD B B B E B B B B B B B FUT 34.5KV FDR FSL321 FUT 34.5KV FDR FSL322 B B B B B B B B B B B B B B C OF DRIVEWAY L 2 5 ' - 0 " 5 ' - 0 " 5 ' - 0 " 1 2 ' - 0 " 1 2 ' - 0 " 5 ' - 0 " 3 ' 1 5 ' - 0 " 1 5 ' - 0 " 3 ' 5 ' - 0 " 1 2 ' - 0 " 1 2 ' - 0 " 5 ' - 0 " 4 2 ' - 4 " 2 2 ' - 8 " 265'-6" (FENCE) 1 5 2 ' - 0 " ( F E N C E ) 19 9 ' - 0 " ( F E N C E ) B B 115KV LINE 0883 TO MONTICELLO (MNN) 115KV LINE 0883 TO LAKE PULASKI (LAP) 12'-6"7'-0"15'-0"19'-0"12'-0"16'-0"11'-0"13'-0"20'-0"20'-0"15'-0"14'-0" F A B C F D A L T O N A V E G AS LINE E ASE ME NT POND POND FS L 3 1 1 F D R LINE TO MONTICELLO LINE TO LAKE PULASKI EEE90°N=216908.53 E=514866.80 FS L 3 1 2 F D R S88°42'03"W N 0 1 °1 7 '5 7 "W S 0 1 °1 7 '5 7 "E S88°54'20"E DRIVEWAY TR1 MOD 115KV BUS 1 115KV BUS 2 PROPERTY LINE PROPERTY LINE P R O P E R T Y LIN E P R O P E R T Y LIN E 1-795 ACSR (BY TRANSM) ELECTRICAL EQUIPMENT ENCLOSURE 24'x40' WALK GATE DRIVE GATE EAST-WEST BASE LINE NO R T H - S O U T H B A S E L I N E WORK POINT 336.5 AL (BY DIST) TRANS 1 FUT TRANS 2 MOBILE TRANS SHIELD WIRE (BY TRANSM) SHIELD WIRE (BY TRANSM) 116'-6"20'-0"4'4'121'-0"48 ' - 0 " 366'-0" (TO WORK POINT) 6 5 ' - 0 " EMER AUX SOURCE C A B C D E OR DRIVE GATES. MOUNTED 5'-0" FROM GRADE TO TOP OF SIGN AND LOCATED ADJACENT TO WALK ADDRESS SIGN (SGN038) PER ENG & DSGN STD ED 4.10.03 (BOTTOM). THE TOP SIGN SUBSTATION IDENTIFICATION SIGN (SGN040), PER ENG & DSGN STD ED 4.10.02 (TOP) BURIED CABLE SIGN (SGN062), MOUNTED ON POST (BY FIELD). BURIED CABLE SIGN (SGN062), PER ENG & DSGN STD ED 4.10.06. FENCE WARNING SIGN (SGN055), PER ENG & DSGN STD ED 4.10.01. CAN SHOCK BURN OR CAUSE DEATH". (THIS SIGN CAN NO LONGER BE ORDERED) OLD FENCE SIGN WORDED "WARNING, HAZARDOUS VOLTAGES INSIDE, KEEP OUT, M-1 LEGEND INDICATES A YELLOW CONCRETE FILLED BOLLARD (SGN123). OF PHY DETAIL NL-2-11) INDICATES CONCRETE MARKER FOR U.G. CABLE RUNS. (SEE LATEST REVISON "B" PH VT TO SEC FUSE CAB. INSTALL CONTROL CABLE FROM BUS 1 INSTALL NEW FUSE ON 34.5KV BUS 1 “B” PH TO VT. "B" PH VT ON EXISTING MOUNTING SYSTEM. INSTALL NEW ABB VOG-20B ON 34.5KV BUS 1 CONSTRUCTION NOTE: BUS 1 "B" PH PT TO SEC FUSE CABINET. REMOVE EXISTING CABLE FROM 34.5KV ON 34.5KV BUS 1 “B” PHASE. REMOVE EXISTING COOPER FUSE REMOVE EXISTING ABB TYPE VOY-20G PT. CONSTRUCTION NOTE: TO 0883 LINE STRUCTURES (OPGW SPLICE BOXES) R A 6 A 4 A 4 A 4 SCALE REV FOR BY USING SAFETY PRACTICES, PROCEDURES AND EQUIPMENT AS DESCRIBED IN THE SAFETY TRAINING PROGRAMS, MANUALS AND SPARS. THIS MAP/DOCUMENT IS A TOOL TO ASSIST EMPLOYEES IN THE PERFORMANCE OF THEIR JOBS.YOUR PERSONAL SAFETY IS PROVIDED INTERNAL INFORMATION: DO NOT COPY OR DISTRIBUTE WITHOUT EXPRESS WRITTEN CONSENT FROM XCEL ENERGY ISSUED BY ENGINEERING DEPT FOR: REV DATE WBS 4 REVISION DESCRIPTION REV DATE WBS 4 REVISION DESCRIPTION REV DATE WBS 4 REVISION DESCRIPTION 5 ' - 0 " 2 5 ' - 0 " 3 7 ' - 0 " 135° 24'-0" SCALE IN FEET 0 1" = 20' 100'40'20'80'60' A 115 B 115 C 115 D 115 20 34.5 21 34.5 22 34.5 M 34.5 L 34.5 K 34.5 4 115 3 115 2 115 1 115 6261740NH FIRST LAKE SUBSTATION GENERAL ARRANGEMENT FSL 1"=20'-0" 4A 5A 6A 01/31/2025 D.0001916.046.001.006 05/16/2024 03/11/2024 A.0005553.001.001.067 A.0005521.001.001.542 FL-17-1 IFC – ITC – PLTE - FIRST LAKE HW MN IFC - FSL - PRIVATE COMM NETWORK IFC - SFE - FSL - REPL BUS1 B PH PT 34.5K FSL - REVISED PER MARKED UP PRINTS CONSTRUCTION SUBSTATION ADDRESS: 10259 DALTON AVENUE - N H - 2 6 1 7 4 0 . D G N 1/ 2 7 / 2 0 2 5 1 0 : 0 3 : 2 9 A M ANSI E1 REV1 ANSI E2 REV2 ANSI E3 REV3 ANSI E4 REV4 ANSI E5 REV5 ANSI E6 REV6 ANSI E7 REV7 ANSI E8 REV8 ANSI E9 REV9 ~ ~~~~ ~ ~ 8 ' - 3 " 2 ' - 9 " 1 4 ' - 0 " 2 5 ' - 0 " 1 0 ' - 0 " N T S 1 5 ' - 0 " N T S 4'-6"4'-6"4'-6"4'-6"4'-6"4'-6"4'-6"4'-6" 1'-6" (TYP) 4 ' - 0 " 4 ' - 0 " 1'-6" (TYP) 3'-6"3'-6" 18'-0"18'-0"12'-6"7'-0"15'-0" 1 7 ' - 4 " 3'-0" 20'-0"20'-0" 8 ' - 3 " 2 ' - 9 " 1 4 ' - 0 " 2 5 ' - 0 " 10'-0"10'-0"10'-0"10'-0" 8 ' - 6 " M I N T O B O T T O M 9'-0"3'-6"3'-6"4'-0"2'-0" 20'-0"20'-0" 8 ' - 3 " 2 ' - 9 " 1 4 ' - 0 " 2 5 ' - 0 " 2'-0" 10'-0"10'-0"10'-0"10'-0" 8 ' - 6 " M I N T O B O T T O M 9'-0"3'-6"3'-6"4'-0" 18'-0"18'-0" 8 ' - 3 " 2 ' - 9 " 1 4 ' - 0 " 4 ' - 0 " 4'-0"4'-6"4'-6"4'-6"4'-6"4'-6"4'-6"4'-6"4'-6" 8 ' - 6 " M I N T O B O T T O M 8 ' - 6 " M I N T O B O T T O M 4 ' - 0 " 9'-0"9'-0"9'-0"9'-0"12'-6" 3'-6"3'-6"3 ' - 6 " 1 9 ' - 2 " ( B U S H T ) 1 7 ' - 4 " 10 ' - 0 " N T S 1 5 ' - 0 " N T S 2 5 ' - 0 " 2'-0" 6 ' - 0 " 15'-0" 20'-0"20'-0" 8 ' - 3 " 2 ' - 9 " 1 4 ' - 0 " 2 5 ' - 0 " 1 1 ' - 0 " ( M I N ) 4'-0"5'-0"3'-6"3'-6"4'-0" 6 ' - 0 " 1 3 1 ' - 0 " 1 4 0 ' - 0 " REV DATE WBS 4 REVISION DESCRIPTION REV SCALE REV FOR BY USING SAFETY PRACTICES, PROCEDURES AND EQUIPMENT AS DESCRIBED IN THE SAFETY TRAINING PROGRAMS, MANUALS AND SPARS. THIS MAP/DOCUMENT IS A TOOL TO ASSIST EMPLOYEES IN THE PERFORMANCE OF THEIR JOBS.YOUR PERSONAL SAFETY IS PROVIDED INTERNAL INFORMATION: DO NOT COPY OR DISTRIBUTE WITHOUT EXPRESS WRITTEN CONSENT FROM XCEL ENERGY R ISSUED BY ENGINEERING DEPT FOR: DATE WBS 4 REVISION DESCRIPTION REV DATE WBS 4 REVISION DESCRIPTION SCALE IN FEET 0 3/16" = 1'-0" 1'2'5'10'15'20' REV A 1-21 FSL 312 34.5KV "FT" DISC FSL 311 34.5KV "FT" DISC #4 CU PREFERRED STA AUX TR 34.5KV-120/240V A-PH THIS SHT S.A. 1590 AL FDR TERM. (BY DIST.) #4 CU C B A #4 CU FDR TERM. (BY DIST.) X SECTION 20-20 PREFERRED STA AUX PANELBOARD 34.5KV-120/240V MAINT SOURCE C67 C SW OPER HANDLE L L L K K K1 K1 REV A 1-21 C SW OPER HANDLE L S.A. 1590 AL FINISHED GRADE THIS SHTTHIS SHT 5-4 REV A 189 176S 34 53 235 53 C85 34 176S 189 53 2-1590 AL S.A. X 556.5 AL TRANSFORMER 1 REV C 5-1 37 34 (F) REV A 4-18 176S 354 57 312" AL TUBE 577 (S) 604 C B A C B A F O R C O N T I N U A T I O N T O 1 1 5 K V , S E E N H - 2 6 1 9 9 0 - 4 SHT 3 REV B 1-19 FDR NEUT REV B 1-19 FDR NEUT123 124 123 124 M 34.5 L 34.5 K 34.5 C TRANS 1 TANK & SLAB L THIS SHT FSL 312 34.5KV "FT" DISC 1590 AL FSL 312 34.5KV "B" DISC FSL 312 34.5KV "A" DISC FSL 312 34.5KV BKR (FUT) FSL 322 34.5KV BKR #4 CU SHT 3 X (FUT) 34.5KV FDR FSL 322 SECTION L-L FINISHED GRADE 20 20 57 34 124 123 53 176S 189 664664 312" AL TUBE 8" SPACER (F) 1590 AL A B C 654 34 354 176S REV A 4-18 34 1590 AL O F P O R C E L A I N 638 REV A 4-18 176S 354 34 1590 AL 629 (E) 336.5 AL (BY DIST.) (F) 427 20 34.5 21 34.5 22 34.5 X 34.5KV FDR FSL 312 THIS SHT (F) 1590 AL 1590 AL 1590 AL FSL 311 34.5KV "A" DISC FSL 311 34.5KV "B" DISC FSL 311 34.5KV "FT" DISC FSL 311 34.5KV BKR (FUT) FSL 321 34.5KV BKR 34.5KV FDR FSL 311 A B C #4 CU SHT 3 X X S.A. 1590 AL 8" SPACER (FUT) 34.5KV FDR FSL 321 SECTION K-K O F P O R C E L A I N FINISHED GRADE PREFERRED STA AUX PANELBOARD 34.5KV-120/240V 20 20 664 34 654 34 394 176S 629176S 354638 34 34 124 123 53 189 664 C85 REV A 4-18 21 21 THIS SHT 312" AL TUBE 57 (E) 176SS (E) 336.5 AL (BY DIST.) 427 REV A 4-18 22 34.5 21 34.5 20 34.5 THIS SHT C B A (S)(F) (E) 1590 AL #4 CU FSL 312 34.5KV "A" DISC FSL 311 34.5KV "A" DISC FSL 312 34.5KV BKR FSL 311 34.5KV BKR FUSE X (S) 427 REV A 1-21 REV A 4-18 REV A 4-18 FINISHED GRADE O F P O R C E L A I N SECTION 21-21 L K L K K1 K1 THIS SHTTHIS SHT REV C 5-3 REV A 4-18 31 2" AL TUBE 176S 354 176S 57 183 176S 235 53 176S 354354 638 34 34 1590 AL REV C 5-3 O F P O R C E L A I N REV A 1-21 (S) REV A 4-18 176S 354 57 31 2" AL TUBE C SW OPER HANDLE LC SW OPER HANDLE L 5-4 REV A C B A 176S 394 34 1590 AL 34 1590 AL C B A C B A C B A 55 21 2" AL TUBE 508 558 (TYP) SPACER SPACER 427 427 638 BUS 1 34.5KV P.T. 2-4.01 FSL311 34.5KV PT SEC FUSES TO CONDUCTOR BETWEEN BKR & B DISC BSI054 BSF219 5-4.01 FSL311 34.5KV PT A PH 2-10.01 GND078 #4 CU #4 CU THIS SHT K1 1590 AL 5-4 REV A 235 53 34 REV B 1-19 FDR NEUT PREFERRED STA AUX TR 34.5KV-120/240V A-PH TO BREAKER FSL311 18'-0" TO COLUMN L FSL311 34.5KV "B" DISC X SHT 3 X FUSE CNF241 CNF117 BSF219 BSI054 FSL311 34.5KV PT A PH 5-4.01 2-10.01 GND078 #4 CU SECTION 20A-20A " = 1'-0"16 3SCALE LGT TERM CAB K21 K 34.5 L 34.5 M 34.5 K 34.5 X SHT 3 #4 CU #4 CU FUSE DISC FUSE C B A SHT 3 X X SECTION K1-K1 FINISHED GRADE PREFERRED STA AUX PANELBOARD 34.5KV-120/240V SECONDARY NEUT TIED TO TANK & STEEL 21 21 THIS SHT 20 20 THIS SHT 53 233 C85 53 235 #4 CU 53 REV B 1-19 FDR NEUT 427 5-4 REV A PREFERRED STA AUX TR 34.5KV-120/240V C-PH 5-4 REV A BUS 1 34.5KV VT 176S 183 176S 354 BUS 1 34.5KV VT SEC FUSES FOR GENERAL NOTES & LEGEND SEE SHEET 1 FOR DRAWING REFERENCE AND REVISION INFORMATION SEE PHYSICAL INDEX SHEET. 556.5 AL CNW044 FSC311 CAB BUS 1 CAB THIS PE SEAL IS ONLY APPLICABLE TO THE CURRENT CONSTRUCTION REVISION 20 34.5 21 34.5 22 34.5 #4 CU GND078 FUS036 C B A PTR014 DBSVT1 pLTE CABINET LTE ANTENNA'S pLTE RAN MONOPOLE STRUCTURE SHOWN ON SECTION VIEW 21-21. APPROXIMATELY 50' BEHIND THE PLTE MONOPOLE LOCATION IS DESIGN NOTE: 4A FSL - SFE - FSL - REPL BUS1 B PH PT 34.5K 4FL-17-1 03/11/2024 A.0005521.001.001.542 IFC - SFE - FSL - REPL BUS1 B PH PT 34.5K CONSTRUCTION FIRST LAKE SUBSTATION ELECTRICAL LAYOUT 34.5KV SECTIONS NH 261992-4 FSL 3/16"=1-0" N H - 2 6 1 9 9 2 - 4 . 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Applicant Michael Maher Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 07/01/2025 Council Date (pending Commission action): 07/28/2025 Additional Analysis by: Community Development Director, Chief Building Official, Assistant City Engineer, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Consideration of a Request for Conditional Use Permit for Cross Parking and Access in the I-1, Light Industrial District. 1. Motion to adopt Resolution No. PC-2025-027 recommending approval of Request for Conditional Use Permit for Cross Parking and Access in the I-1, Light Industrial District., subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2025-027 recommending denial of Request for Conditional Use Permit for Cross Parking and Access in the I-1, Light Industrial District., subject to the conditions in Exhibit Z and based on findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to table action on Resolution No. PC-2025-027. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1, Block 1, and Outlot A, Otter Creek Crossing 2nd Addition PID #: 155191001010 Planning Case Number: 2025-27 Request(s): Conditional Use Permit for Cross Parking and Access in the I-1, Light Industrial District. Deadline for Decision: August 4, 2025 (60-day deadline) October 3, 2025 (120-day deadline) Planning Commission Agenda – 07/01/2025 2 Land Use Designation: Light Industrial Park Zoning Designation: Lot 1, Block 1: I-1, Light Industrial District Outlot A: IBC, Industrial Business Campus Overlays/Environmental Regulations Applicable: Wetland Current Site Uses: Industrial Surrounding Land Uses: North: Publicly-owned East: Vacant-Industrial South: Vacant-Industrial West: Vacant-Industrial Project Description: Karlsburger Foods is seeking a Conditional Use Permit to accommodate an expansion of their facilities in the Otter Creek Industrial Park. The first phase of the expansion will be a 2,153 square foot addition to the front (east) side of the existing facility and a small electrical room on the north side of the building. A component of the project includes a revision to their parking lot facilities on City-owned property along the north side of the facility. The City Council has reviewed the proposed use of the lift station parcel and confirmed use and eventual sale of the property to Karlsburger for their expansion plans. To utilize the shared access point to the west, the applicants are required to obtain a Conditional Use Permit for this portion of the project. The use, including the building expansion, are permitted uses in the I-1, Light Industrial zoning district. As a component of the expansion of the facilities on the site, the applicants are also required to comply with the general requirements of the code for parking, landscaping, and other site plan elements. Planning Commission Agenda – 07/01/2025 3 ANALYSIS: Phasing. The proposed expansion project at Karlsburger is comprised of as many as three phases of work, generally described as follows. Phase 1 is the subject of this CUP review. Future phased improvements are described below, but will occur with a replat of the area at a future date. Phase 1 The improvements proposed with phase one are focused primarily on the expansion of the parking area and reconfiguration of circulation at the front of the site, along with an expansion of 2,153 square feet to the front of the existing building. • Construct the office addition to the front of the building. • Reconstruct and create the shared use of an existing access point along Chelsea Road. That access point is currently located on a parcel owned by the City of Monticello and utilized by the City for its sanitary sewer lift station and associated utility uses. Working with the City, the applicant will reconfigure the paved surfaces to access their new and existing parking areas, including longer-term truck access and circulation through the site. The existing access point along Chelsea Road will be retained. The City Engineer will require the permanent entrance modifications as part of Phase 1 as additional traffic will be using the entrance with the new parking lot expansion on the lift station property. • Construct additional parking improvements to the north of the building utilizing the shared access area. • As part of the new parking lot area, construct improvements protecting the City’s lift station infrastructure, and replace and mark parking for the City’s trailhead access. The City Engineer will require a bollard installed on either side of the lift station to protect the lift station cover. • Install temporary office trailers at the southeast corner of the existing building to use for employee space during construction of the new office, and remodeling of the existing building. • Construct a temporary aggregate parking area to the west of the existing structure during permanent parking lot construction. • Construct a small electrical room of 200 square feet on the north side of the building. Planning Commission Agenda – 07/01/2025 4 Future Phases In future phases, which are conceptually shown on the applicant’s plans, the applicants plan to first construct the Office Addition area shown as “Future” on the front of the building. In a subsequent phase, the following improvements are planned: • Complete acquisition of adjoining lands, and replat the property consistent with that proposed acquisition. • Construct a future production/warehouse addition to the west of the existing building. • Construct new circulation space and dock facilities to the south of the existing and new addition space. • Construct additional paved parking space to the west and north of the new facility. • The future phases of the project will require a replat of the Otter Creek Industrial Park 2nd Addition to incorporate both parking area on the lift station parcel and the current Outlot B into the existing development parcel (Lot 1, Block 1). Outlot B will accommodate the secondary expansion as shown on the plans. Cross Parking/Access CUP. As noted in the applicant’s narrative, the property currently provides only 25 parking spaces on site for a maximum shift demand of 40 employees, and up to 58 employees during shift changes. The proposed revisions to incorporate the shared access and utilize a portion of the lift station parcel will increase parking supply to 62 spaces, adequate to accommodate the needs of the current workforce for the existing condition, as well as four spaces for the City’s trailhead parking. Four of the required accessible spaces are being shifted to the new parking along the north wall of the building where there will be a new employee entrance. The other two accessible spaces are retained in the front (east) of the facility. Site Landscaping. The applicant has provided a landscaping plan which adds tree planting along Chelsea Road, and new plantings in the modified parking lot island areas north of the building. The planting quantities equal or exceed the requirements per code. It is noted that the tree planting along Chelsea Road replaces an existing stand of evergreen trees in that area. The parking lot expansion would remove another stand of evergreen trees that currently screen the utility site along the common lot line. The plan also includes a planting of shrubs and ornamental trees adjoining the new main entry area in the front of the building. Because the addition does not significantly alter the building perimeter, the additional plantings are easily in compliance with the requirements of the landscaping sections of the zoning ordinance. Planning Commission Agenda – 07/01/2025 5 Disturbed areas on the site, which include the future office addition, the Chelsea Road boulevard area, and other areas around the east side of the building, are shown to be sodded with turfgrass, with the exception of rock mulch in the shrub/tree planting areas. Site Lighting. The applicant has provided a lighting plan for the new facility. The requirements for lighting require that parking lot lights not exceed 25 feet in height, all lighting is hooded and directed downward, and that footcandle intensity of the proposed lighting not exceed 1.0 footcandles at the property line or roadway centerline. The submitted plan shows compliance with this requirement. Building Materials. The addition is proposed to consist primarily of EIFS in a color complementary to the existing building. Additional materials include concrete block, fiber cement board, and architectural metals. The building materials for the small office area and electrical room expansion appear to be compliant with the requirements of the City’s zoning ordinance. Temporary Facilities. The applicant has proposed the placement of at least two temporary buildings (and as many as four) in the existing truck dock area. The purpose of the temporary buildings is to provide employee break space during the disruptions caused by construction. This temporary use is within the allowances during an active building permit. The applicants note that the exact location of the various temporary buildings may shift on the site to facilitate the needs of the project, in coordination with Building and Fire Department comment. For this purpose, the recommendation specifies that these buildings be removed from the property within 60 days of the issuance of a certificate of occupancy for the Phase 1 addition. The plan also includes the installation of an aggregate surface for temporary parking to the west of the existing building. This space will provide parking capacity during the construction on the site, but will be removed following completion of the project. Staff has recommended that these areas be removed and restored with turf no later than 120 days following issuance of a certificate of occupancy. This additional period is intended to acknowledge timing issues that may arise due to weather conditions or other factors. Waste Handling. The current site includes enclosed waste handling equipment at the southeast corner of the building. No changes are apparent on the proposed site plan. STAFF RECOMMENDED ACTION Staff recommends approval of the Conditional Use Permit for cross parking and access to accommodate the initial phase of the Karlsburger expansion. The CUP improves circulation, increases parking supply for an underparked facility, and will facilitate further longer-term expansion. Planning Commission Agenda – 07/01/2025 6 The future phases conceptually shown in the applicant’s plans are subject to a future land use review including an amendment to this CUP and platting. SUPPORTING DATA A. Resolution PC-2025-027 B. Aerial Site Image C. Applicant Narrative D. Plans, Including: 1. Existing Conditions 2. Project Location Plan 3. Site Plan 4. Grading & Drainage Plan 5. Sanitary Sewer and Water Plan 6. Stormwater Plan and SWPPP 7. Existing Conditions & Removal Plan 8. Details 9. Landscaping 10. Floor Plan 11. Exterior Elevations 12. Photometrics E. City Engineer’s Letter and Plan Comments, dated June 25, 2025 F. Chief Building Official’s Letter, dated June 20, 2025 G. Monticello 2040 Plan, Excerpts Z. Conditions of Approval Planning Commission Agenda – 07/01/2025 7 EXHIBIT Z Conditions of Approval Conditional Use Permit for Cross Parking/Access 155-191-001010 1. Removal of the Temporary Buildings used during construction shall occur no later than 60 days following the issuance of Certificate of Occupancy. 2. Restoration of the area proposed for aggregate-surfaced parking to turf shall occur within 120 days following the issuance of Certificate of Occupancy. 3. Construct the permanent entrance modifications as part of Phase 1 and install bollard protection on the lift station parcel in accordance with the City Engineer’s recommendations. 4. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. This requirement is an ongoing requirement of CUP and site plan approval. Materials that are removed or fail to survive shall be replaced, regardless of landscape guarantees. 5. Execute the required cross-access and cross-parking agreement in the final configuration per the direction of the City Engineer. 6. Future expansion phases are subject to a future land use review including an amendment the CUP and platting. 7. Compliance with the terms of the City’s Engineering Staff letter and plan comments dated June 25, 2025. 8. Compliance with the terms of the Chief Building Official’s letter dated June 20, 2025. 9. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-27 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR CROSS PARKING AND ACCESS IN THE I-1, LIGHT INDUSTRIAL DISTRICT PID 155-191-001010 WHEREAS, the applicant has submitted a request for a Conditional Use Permit for cross parking and access in support of their building expansion; and WHEREAS, the proposed facility is intended to expand parking supply and improve access on an existing developed parcel; and WHEREAS, the applicant proposes to construct building additions that will accommodate more efficient use of the subject property, but currently fall short of required parking facilities; and WHEREAS, the site is zoned as the I-1, Light Industrial, which allows such use by Conditional Use Permit; and WHEREAS, the zoning ordinance provides for cross parking and access by Conditional Use Permit where such facilities improve access, manage impacts on the public street, and minimize overall parking lot pavement between adjoining uses; and WHEREAS, the proposed facility is located in an industrial area, and would facilitate future expansion and improve provision of public access to nearby City infrastructure and public trail areas; and WHEREAS, the Planning Commission held a public hearing on July 1st, 2025, 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 applicant is in need of improved parking and access for an existing facility. 2. The applicant has provided plans showing the potential expansion of the facility with the accommodation of cross parking utilizing adjoining City property. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-27 2 3. The facility may be further expanded with the additional access availability provided by the CUP. 4. The property would be otherwise restricted from reasonable use without the proposed CUP and additional access and parking. 5. The zoning ordinance encourages the use of cross parking options to make more efficient use of parking facilities where sharing of such facilities supports all properties subject to the CUP. 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 approve the Conditional Use Permit for a cross parking and access, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Removal of the Temporary Buildings used during construction shall occur no later than 60 days following the issuance of Certificate of Occupancy. 2. Restoration of the area proposed for aggregate-surfaced parking to turf shall occur within 120 days following the issuance of Certificate of Occupancy. 3. Construct the permanent entrance modifications as part of Phase 1 and install bollard protection on the lift station parcel in accordance with the City Engineer’s recommendations. 4. Project is constructed in compliance with the final approved site and building plans. 5. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. This requirement is an ongoing requirement of CUP and site plan approval. Materials that are removed or fail to survive shall be replaced, regardless of landscape guarantees. 6. Execute the required cross-access and cross-parking agreement in the final configuration per the direction of the City Engineer. 7. Future expansion phases are subject to a future land use review including an amendment the CUP and platting. 8. Compliance with the terms of the City’s Engineering Staff letter and plan comments dated June 25, 2025. 9. Compliance with the terms of the Chief Building Official’s letter dated June 20, 2025. 10. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-27 3 ADOPTED this 1st day of July, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Consideration of Request for CUP Cross-Parking Lot 1, Block 1 + Outlot A, Otter Creek Crossing 2nd Addn | PIDs: 155-191-000010 & -001010 Created by: City of Monticello, MN 236 ft Karlsburger Foods, Inc. Site Improvement and Building Addition Project Narrative June 2, 2025 3236 Chelsea Road Project Overview Karlsburger Foods, Inc. respectfully submits this narrative in support of its application for a Conditional Use Permit and Site Plan Approval for proposed site improvements and a building addition at its facility located at 3236 Chelsea Road. The proposed project is intended to support the company’s continued growth, enhance operational efficiency, and improve the experience for both employees and customers. Project Objectives The primary objectives of the proposed improvements are to: - Expand on-site parking capacity to accommodate current and future staffing needs. - Enhance the customer entry experience with a new, dedicated entrance. - Provide additional office space to support business operations. - Improve accessibility to the second floor with the installation of an elevator. - Maintain uninterrupted operations during construction through the use of temporary facilities. Existing Conditions The existing facility includes office, production, and warehousing functions within a building footprint of approximately 19,800 square feet. The site currently provides 25 paved parking stalls. Karlsburger Foods operates with 40 employees on the AM shift, with a peak of 58 employees during shift changes. Proposed Improvements The proposed project includes the following key components: Parking Expansion - Increase total parking capacity to 62 stalls. - Utilize both the existing site and the adjacent Lift Station Property to the north. - New parking areas will be located on the east and north sides of the building. Building Addition - Construct a single-story addition of 2,112 square feet on the east side of the existing building. A 200 sf Electrical Room addition is also planned on the NW corner of the existing building. - The East addition will include: - A new customer entrance. - Additional office space. - An elevator to improve accessibility to the second-floor office area. Employee Amenities - Develop a new employee entry and patio area on the north side of the building, adjacent to the new parking area and planned interior Breakroom remodel. Temporary Facilities During Construction - Install two temporary trailers near the existing truck docks to serve as employee breakroom facilities. - Establish a temporary parking area west of the existing building. - All temporary facilities will be removed upon completion of construction. Conclusion Karlsburger Foods, Inc. is committed to enhancing its facility in a manner that supports its employees, customers, and the surrounding community. The proposed improvements are designed to align with city planning goals and ensure the long-term viability of operations at this location. We appreciate the City’s consideration of this application and look forward to working collaboratively throughout the review process. S RIM:937.27 NE929.57INV: S929.67INV:INV:INV:INV:INV: 10"E 2"6"10" 12" COCOCOCO 93 8 . 2 8 TNH S RIM:935.91 SW898.61INV: N898.41INV:INV:INV:INV:INV: S RIM:935.90 S898.30INV: N898.20INV:INV:INV:INV:INV: ST RIM:935.26 N925.16INV: E925.26INV:INV:INV:INV:INV: ST RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: S RIM:935.42 BOT898.42INV:INV:INV:INV:INV:INV: S RIM:935.29 BOT897.69INV:INV:INV:INV:INV:INV:937 . 2 9 TN H E E 8" 8" 8" 8" RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: XYZ ST RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: S ST ST SST ST S ST ST SINV: 923.65 HH IRR IRR 12" 12"8" 8" 12" STIRRIRR 12" 12" 12" INV: 925.62 311 5 4 928 . 7 4 poly v i n y l c h l o r i d e p i p e 1 2 " E F F F F E E E E E G G G G G E E E E E 935 931 932 933 934 936 930 935 931 932 933 934 93 6 930 928 929 931 932 933 933 933 930 931 932 933 934 929 93 0 935 93 1 93 2 93 3 93 4 93 6 929 928 927 926 925 930 929 928 935 92 9 93 7 934 92 4 929 930 931 932 933 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM EXISTING POND EDGE OF DELINEATED WETLAND FIRST FLOOR ELEVATION = 937.87 RETAINING WALL EXISTING POND 110.03 17 9 . 8 9 SHED FD RLS 42621 FD RLS 42621 FD R L S 42 6 2 1 ELECTRIC LINE FIBER OPTIC LINE GAS LINE WSB PROJECT NO.: I H E R E B Y C E R T I F Y T H A T T H I S S U R V E Y , P L A N O R RE P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y DIR E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y LIC E N S E D P R O F E S S I O N A L L A N D S U R V E Y O R U N D E R TH E L A W S O F T H E S T A T E O F M I N N E S O T A . DA T E : RE V I S I O N S CE R T I F I C A T I O N LIC . N O . : SURVEY BY:CHECK BY: XXX SCALE: 1" = 60' DRAWN BY: CGF 026085-000 XX X 02 / 0 4 / 2 0 2 5 LO C A T I O N : M O N T I C E L L O , M I N N E S O T A EXISTING CONDITIONS SHEET 1 OF 1 EXISTING CONDITIONS 0 Graphic Scale (in feet) 60 N 1 inch = 60 feet LEGEND FOUND MONUMENT HYDRANT WATER VALVE ELECTRIC BOX CATCH BASIN E ST LIGHT POLE STORM MANHOLE FENCE LINE CONTROL POINT WETLAND EDGE S IRR HH SANITARY MANHOLE CLEANOUT HAND HOLE IRRIGATION BOX TREE ELECTRIC PEDESTAL EVERGREEN WATER EDGE TREE LINE CO FM SANITARY LINE SANITARY FORCE MAIN STORM LINE WATER LINE BITUMINOUS CONCRETE PARCEL LINE SITE LOCATION BUILDING USE OFFICE MANUFACTURING TOTAL TYPE SQ. FEET B 11,272 GSF F-1 6,156 GSF PROPOSED AREAS WAREHOUSE S-1 10,740 GSF 29,441 GSF UTILITIES F-1/ S-1 1,273 FACTOR 150 100 500 LOAD 76 62 22 163 3500 PROJECT LOCATION SITE MINNESOTA KARLSBURGER FOODS SITE IMPROVEMENT PROJECT MONTICELLO, MN CITY OF MONTICELLOWRIGHT COUNTY SITE SITE SITE C0 Ch e l s e a R o a d 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E HH S RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 S RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 S RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 STRIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: M M MM M S RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 M ME FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S S INV: 923.65 HH ST F E E E F F F F F F E E E E E EE E G G G G G G G E E E E E E E S S S DW EXISTINGBUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 CH E L S E A R O A D W FUTUREPRODUCTION/WAREHOUSEADDITION FIRST FLOOR 167 x 180 = 30,060 SFFFE=937.87 DOCK=933.87 PROPOSEDOFFICEADDITION CONCRETE PATIO ELECTRICROOMADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTUREOFFICEADDITION FIRST FLOOR 2,708 SF FFE=937.87 PROJECT LOCATION EXISTING PROPERTY DESCRIPTION LEGEND: SITE PLAN NOTES C1.1 SITE DATA: GENERAL NOTES SETBACKS: PARKING DATA BUILDING USES KEY NOTES: LOT MINIMUM: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA EMPLOYEE DATA SITE IMPROVEMENT PHASING RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: 8" 8" S RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 S RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 S RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 ST RIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 S RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 6" FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: INV: 923.65 12" 12" 6" 6"6" DW EXISTINGBUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 CH E L S E A R O A D W FUTUREPRODUCTION/WAREHOUSEADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSEDOFFICEADDITION CONCRETE PATIO ELECTRICROOMADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTUREOFFICEADDITION FIRST FLOOR 2,708 SF FFE=937.87 C2.1 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" HH S RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 S RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 S RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 ST RIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S INV: 923.65 HH ST 12" 12" F E E F F F F F FF F E E E E E E E EE E E G G G G G G G G E E E E E E E E E 6" 6"6"6"S S S DW EXISTINGBUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 CH E L S E A R O A D W FUTUREPRODUCTION/WAREHOUSEADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSEDOFFICEADDITION CONCRETE PATIO ELECTRICROOMADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTUREOFFICEADDITION FIRST FLOOR 2,708 SF FFE=937.87 C3.1 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" HH S RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 S RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 S RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 ST RIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S INV: 923.65 HH ST 12" 12" F E E F F F F F FF F E E E E E E E EE E E G G G G G G G G E E E E E E E E 6" 6"6"S S S DW EXISTINGBUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 CH E L S E A R O A D W FUTUREPRODUCTION/WAREHOUSEADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSEDOFFICEADDITION CONCRETE PATIO ELECTRICROOMADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTUREOFFICEADDITION FIRST FLOOR 2,708 SF FFE=937.87 C4.1 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA SWPPP AMENDMENTS C5.1 EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTES EROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: CARLSBURGER FOODS INC. Contractor: Manager: EROSION CONTROL QUANTITIES: TEMPORARY SEDIMENT BASIN LOCATION OF SWPPP REQUIREMENTS IN PLANS 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING PROPERTY DESCRIPTION SURVEY DATA SITE DATA: RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" HH S RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 S RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 S RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 ST RIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S INV: 923.65 HH ST 12" 12" F E E F F F F F FF F E E E E E E E EE E E G G G G G G G G E E E E E E E E E 6" 6"6"S S S DW EXISTINGBUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 CH E L S E A R O A D W FUTUREPRODUCTION/WAREHOUSEADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSEDOFFICEADDITION CONCRETE PATIO ELECTRICROOMADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTUREOFFICEADDITION FIRST FLOOR 2,708 SF FFE=937.87 C5.2 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" 8" 8" HH S RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 S RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 S RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 STRIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 M M10"E 2"6"10" 12" FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: S ST ST SST ST S ST ST S S INV: 923.65 HH 12" 12"8" 8" 12" STIRRIRR 12" 12" 12" F E E E F F F F F F E E E E E EE E G G G G G G G G G E E E E E E E E E 6"6" 6" 6"6"6"6"S S S C6.1 LEGEND: DEMOLITION NOTES 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING PROPERTY DESCRIPTION PROPOSED PROPERTY DESCRIPTION SURVEY DATA 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N CONCRETE PAVEMENT - HEAVY DUTY BITUMINOUS PAVEMENT SILT FENCE DETAIL CONCRETE PAVEMENT - LIGHT DUTY (PRIVATE SIDEWALK) 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N AGGREGATE SURFACE RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" 935.7 9 935. 8 8 HH RIM:SW898.61INV:N898.41INV:INV:INV:INV:INV: 935.91 RIM:S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 RIM:BOT898.42INV:INV:INV:INV:INV:INV:935.42 RIM:BOT897.69INV:INV:INV:INV:INV:INV:935.29 RIM:N925.16INV:E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV:W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M RIM:NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" 937 . 5 0 939 . 5 8 939. 3 8 937.3 1 937.5 1 939.6 5 939.6 4 936.4 0 934.2 4933.6 6 939 . 6 1 939 . 5 8 937.8 2 937.7 2 937 . 8 3 937 . 8 4 935. 5 2 935. 4 8 937 . 8 4 937. 8 3 937.5 0 936 . 3 2 937.8 6 937 . 8 6 935.4 1 937.2 8 937 . 8 6 937. 8 5 936 . 7 9 936.2 8 935 . 8 0 937 . 8 5 937 . 8 6 934 . 8 0 937.8 3 937 . 8 6 933 . 6 3 933. 8 4 937.8 5 937.8 9 937 . 9 0 FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV:W 36924.84INV:INV:INV:INV:INV: 933.3 8 ST 933.6 3 933.9 1 SST ST S 934.4 4 934.4 4 ST 933 . 9 3 ST S933.6 5 930.0 2 933. 8 8 929 . 8 8 933. 9 3 933 . 2 1 INV: 923.65 HH ST 12" 12" 928.7 4 E F F F E E E E G G G G E E E E 6" 6"6"6" NO PARKINGNO PARKING NO P A R K I N G O U T L O T A 165 LF OF VEHICLE USE AREA BUFFER 1.65 X 8 = 13.2 ROUNDED TO 14 ACI 5 - 3" OVERSTORY TREES SOD ANY DISTURBED AREAS ROCK MULCH OVER LANDSCAPE FABRIC IN PARKING ISLANDS EXISTING BUILDING FUTURE BUILDING EXPANSION FUTURE PARKING EXPANSION EXISTING TRUCK DOCK LANDSCAPE CALCULATIONS: TREES WILL BE PLANTED AT THE MINIMUM SIZES AS SHOWN ON THE PLANT SCHEDULE. SOME SPECIES MAY BE LARGER, BUT ABSOLUTE MINIMUM SIZES ARE ASFOLLOWS:1. 2" CAL. FOR DECIDUOUS TREES2. 1.5" CAL. FOR ORNAMENTAL TREES3. 6' HEIGHT FOR CONIFEROUS TREES PER THE CITY OF MONTICELLO LANDSCAPE ORDINANCE, REQUIRED LANDSCAPE QUANTITIES FOR THIS PROJECT ARE DETERMINED USING A VARIETY OF METHODSBASED ON AUTO USE ZONES, ADJACENT PROPERTY LAND USE, AND TOTAL PROJECT SITE AREA. FOR THIS PROJECT, WE ARE INCLUDING THE FOLLOWING LANDSCAPING: REQUIREMENT:SITE LANDSCAPE OVERALL PROJECT AREA = 55,500 SF = 1.27 ACRES = 5.09 ACI (ROUNDED TO 6 TOTAL ACI) AND 1 SHRUB PER 10 LF OF BUILDING FACING PUBLIC RIGHT-OF-WAY = 147 LF/10 = 14.7 (ROUNDED TO 15 SHRUBS) PROVIDED:3 ORNAMENTAL TREES AT 2.0 DBH = 6 TOTAL CALIPER INCHES 16 SHRUBS - 8 CONIFEROUS AND 8 DECIDUOUS REQUIREMENT: PARKING USE AREA = 165 LF ON NORTH SIDE = 1.65 X 8 ACI PER 100 = 13.2 (ROUNDED TO 14 TOTAL ACI) PROVIDED: FIVE TREES AT 3.0 DBH = 15 TOTAL CALIPER INCHES REQUIREMENT:PARKING ISLANDS = 1 OVERSTORY OR ORNAMENTAL TREE PER 180 SF PROVIDED: 8 TOTAL ORNAMENTAL TREES GRAPHIC MATERIAL ROCK MULCH SOD BLUEGRASS PEAT SOD SPECIFICATION NOTES 1.5" DIAMETER GRANITE RIVER ROCK MULCH N/A 0 20' 40'80' SCALE: 1" = 40'-0" NORTH TREE PLANTING PLAN: Registration #: Signature: I hereby certify that this plan was prepared byme or under my direct supervision and that I am Registered Landscape Architect under the laws of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200ARogers, MN 55374 Phone: 612-237-8355www.insideoutsidearchitecture.com Sheet Number: COPYRIGHT 2025 © This plan is copyrighted and shall be usedonly for the project shown andshall not be copied or reproduced without writtenpermission from Inside Outside Architecture, Inc. Project Name:KARLSBURGER FOODS BUILDING ADDITION Monticello, Minnesota -- CITY SUBMITTAL | 06-02-2025 PK PK OVERALL TREEPLANTING PLAN L1-1 InsideOAutside rchitecture Inc. 3" DEPTH GROUNDCOVER SCHEDULE: TURF SEED MN/DOT SEED MIX #33-261 35 LBS/ACRE TREE PLANTING KEY: DECIDUOUS OVERSTORY TREES ORNAMENTAL TREES SWAMP WHITE OAKQuercus bicolor 1 = Quantity @ 2" Caliper BOULEVARD LINDEN Tilia americana 'Boulevard5 = Quantity @ 3" Caliper SPRING SNOW CRABAPPLEMalus x 'Spring Snow' 3 = Quantity @ 2" Caliper JAPANESE TREE LILAC Syringa reticulata5 = Quantity @ 2" Caliper UNDISTURBED NATIVE SOIL SAFETY FLAGGING IF STAKING IS USED TREE WRAP TO FIRST BRANCH SCARIFY BOTTOM AND SIDES OF HOLE MUST BE MAINTAIN PLUMB THOUGH THE WARRANTYIS AT THE CONTRACTOR'S DISCRETION. THE TREEAFTER PLANTING. STAKING IS SUGGESTED, BUTTREES SHALL BE PLUMB IN BOTH DIRECTIONS DECIDUOUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0" LANDSCAPE ARCHITECT IF POOR DRAINAGERATES PRIOR TO PLANTING AND NOTIFYCONTRACTOR SHALL FIELD TEST PERCOLATION PERIOD AND CONFORM WITH A.N.A. GUIDELINES FORSTANDARD LANDSCAPE PRACTICES IS SUSPECTED REMOVE ALL FLAGGING AND LABELING COMPACT MORE THAN NEEDED TO MAINTAINSATURATE SOIL WITH WATER. DO NOTINSTALL BACKFILL IN 8-12" DEEP LAYERS & AND DISPOSE FROM SITE PRUNE ANY DAMAGED OR CROSSING BRANCHES PLUMB 2 x ROOT BALL WIDTH 4" DEEP MULCH - NO MULCH IN DIRECT CUT BACK WIRE BASKET AND REMOVE CONTACT WITH TRUNK VERIFY ROOT FLARE ELEVATION AND PLACEAT OR JUST ABOVE SURROUNDING GRADE. BURLAP FROM TOP OF BALL LOAM PLANTING SOIL BACKFILL SHALL FORM WATERING RING AT OUTEREDGE AND BE FILLED WITH WATER AT TIME OF INITIAL PLANTING PRIOR TO MULCHING 1 L1-1 UNDISTURBED NATIVE SOIL SCARIFY BOTTOM AND SIDES OF HOLE MUST BE MAINTAIN PLUMB THOUGH THE WARRANTYIS AT THE CONTRACTOR'S DISCRETION. THE TREEAFTER PLANTING. STAKING IS SUGGESTED, BUTTREES SHALL BE PLUMB IN BOTH DIRECTIONS CONIFEROUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0" LANDSCAPE ARCHITECT IF POOR DRAINAGERATES PRIOR TO PLANTING AND NOTIFYCONTRACTOR SHALL FIELD TEST PERCOLATION PERIOD AND CONFORM WITH A.N.A. GUIDELINES FORSTANDARD LANDSCAPE PRACTICES IS SUSPECTED REMOVE ALL FLAGGING AND LABELING COMPACT MORE THAN NEEDED TO MAINTAINSATURATE SOIL WITH WATER. DO NOTINSTALL BACKFILL IN 8-12" DEEP LAYERS & AND DISPOSE FROM SITE PRUNE ANY DAMAGED OR CROSSING BRANCHES PLUMB 2 x ROOT BALL WIDTH 4" DEEP MULCH - NO MULCH IN DIRECT CUT BACK WIRE BASKET AND REMOVE CONTACT WITH TRUNK VERIFY ROOT FLARE ELEVATION AND PLACEAT OR JUST ABOVE SURROUNDING GRADE. BURLAP FROM TOP OF BALL LOAM PLANTING SOIL BACKFILL SHALL FORM WATERING RING AT OUTEREDGE AND BE FILLED WITH WATER AT TIME OF INITIAL PLANTING PRIOR TO MULCHING NATURAL FORMS OTHER THAN LIMITED PRUNING FORFOR THIS PROJECT. TREE SPECIMENS SHOULD HAVECHRISTMAS TREE PRODUCTION CANNOT BE USEDCONIFEROUS TREES GROWN FOR COMMERCIAL HEALTHY GROWTH AND PLANT STRUCTURE. 2 L1-1 TREE PLANTING DETAILS: NE929.57 S929.67 937.27 6"10" 12" 937 . 8 2 937 . 8 9 937. 9 0 12" 12" 8" 12" NO PARKING NO P A R K I N G 5EVL 5ANH 3DFJ 3AWS 3' WIDE ROCK MULCH STRIP ONLY IN FUTURE EXPANSION AREA MOWN TURF SOD SOD PROPOSED EXPANSION EXISTING BUILDING SOD ENTRY PAVING 0 5' 10'20' SCALE: 1" = 10'-0" NORTH Registration #: Signature: I hereby certify that this plan was prepared byme or under my direct supervision and that I am Registered Landscape Architect under the laws of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200ARogers, MN 55374 Phone: 612-237-8355www.insideoutsidearchitecture.com Sheet Number: COPYRIGHT 2024 © This plan is copyrighted and shall be usedonly for the project shown andshall not be copied or reproduced without writtenpermission from Inside Outside Architecture, Inc. Project Name: InsideOAutside rchitecture Inc. O.C. PLANT SPACINGP =R =AREA PER PLANT IN SF =12"10.5"0.87 SF15"12.7"1.35 SF18"15.6"1.95 SF24"20.8"3.46 SF P = TYPICAL PLANT SPACING - SEE PLANT SCHEDULER = PLANT ROW ASSUMING TRIANGULAR SPACINGNUMBER OF PLANTS = TOTAL AREA/AREA PER PLANT PERENNIAL SPACING GUIDELINES SCALE: 3/4" = 1'-0" P R AREA PER PLANT CENTER OF PLANT R P 3 L1-2 PERENNIAL PLANTING SCALE: 3/4" = 1'-0" LOOSEN ROOTS OFPLANT MATERIAL PRIOR MULCH - 3" DEPTH EDGER - SEE SPECS. 12" DEPTH (MIN.) LOAMPLANTING SOIL VARIESSEE PLAN TO PLANTING EDGE VARIES - SEE PLAN 2L1-2 PLANTING SCHEDULE (THIS PAGE ONLY): PLANTING DETAILS: SHRUBS PLACED SO THAT TOP MULCH - 3" DEEP - SEE SPECLANDSCAPE FABRIC - SEE SPEC. PLANTING SOIL - SEE SPEC. SCARIFY BOTTOM AND SIDES OFHOLE PRIOR TO PLANTING CONTAINERIZED PLANTS. EDGE VARIES - REFER TO PLAN REFER TO PLAN18" MIN. SCALE: 3/4" = 1'-0" SHRUB PLANTING DETAIL EDGING MATERIAL - SEE SPEC. BUILDING WALL (TYP) OF CONTAINER SITS FLUSHWITH PROPOSED GRADE. 1 L1-2 COMMON NAMEQTYSYM COMMENTSCONTSIZESCIENTIFIC NAME DECIDUOUS SHRUBS CONIFEROUS SHRUBS POTEVERLOW YEW Taunton x media 'Everlow'EVL 5' O.C. POTANTHONY WATERER SPIREA Spirea x bulmalda 'Anthony Waterer'FDO 5' O.C. 5 GAL 3 5 24" HGT. 5' O.C.POT5 GALDAUB'S FROSTED JUNIPER Juniperus chinensis 'Daub's Frosted'DFJ 3 KARLSBURGER FOODS BUILDING ADDITION Monticello, Minnesota -- CITY SUBMITTAL | 06-02-2025 PK PK SHRUB PLANTINGENLARGMENT L1-2 THE CONTRACTOR SHALL:VISIT SITE PRIOR TO SUBMITTING BID TO INSPECT INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE SCOPE OF WORK. VERIFY THE LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THELANDSCAPE ARCHITECT ANY DISCREPANCIES THAT WOULD COMPROMISE THE DESIGN ORINTENT OF THE PROJECT LAYOUT. ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THEWORK OR MATERIALS SUPPLIED. PROTECT ALL EXISTING FEATURES FROM DAMAGE DURING PLANTING OPERATIONS. ANYDAMAGE SHALL BE REPAIRED OR REPLACED AT NO COST TO THE OWNER. CALL GOPHER-ONE TO VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE PROTECTION FOR SAME BEFORE CONSTRUCTIONBEGINS. ESTABLISH TO THEIR SATISFACTION THAT SOIL AND COMPACTION CONDITIONS AREADEQUATE TO ALLOW FOR PROPER DRAINAGE AT AND AROUND THE BUILDING SITE. UTILITIES, BACKGROUND INFORMATION, AND LAYOUT:ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOT CUT THROUGHROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN. ADEQUATELY COMPACT ANY EXCAVATED AREAS TO AVOID FUTURE SETTLEMENT. EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER EXISTING ELEMENTSBASED UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS.CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF DISCREPANCIES THAT WOULDCOMPROMISE THE DESIGN INTENT PRIOR TO BEGINNING CONSTRUCTION. THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARESUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHICCONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY LANDSCAPE ARCHITECT. LANDSCAPE INSTALLATION AND PHASING:COORDINATE THE LANDSCAPING AND PLANTING INSTALLATION WITH OTHER CONTRACTORSWORKING ON SITE. NO PLANTINGS SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE PLANTING AREAS. PLANT MATERIALS:ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE NURSERY STOCKSTANDARDS AS PUBLISHED BY THE AMERICAN NURSERY AND LANDSCAPE ASSOCIATION (ANLA). PLANTS SHALL NOT BE STOCKPILED ON SITE ANY LONGER THAN NECESSARY AND SHALLHAVE ADEQUATE WATERING AT ALL TIMES PRIOR TO PLANTING. PLANTS THAT SHOWOBVIOUS SIGNS OF DISTRESS FROM HEAT, OR LACK OF WATER, SHALL NOT BE INSTALLED.ROOT BALLS FOR ALL TREES SHALL BE COVERED WITH MULCH WHILE AWAITING PLANTING. UNLESS NOTED OTHERWISE, DECIDUOUS SHRUBS SHALL HAVE AT LEAST 5 CANES AT THESPECIFIED SHRUB HEIGHT. ORNAMENTAL TREES SHALL HAVE NO 'V' CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3' ABOVE THE ROOT FLARE. STREET AND BOULEVARDTREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE THE ROOT FLARE. ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALES SHALL NOT BEUSED. ALL CONIFEROUS TREES SHALL HAVE A FULL, NATURAL FORM CONSISTENT WITH THESPECIES. THE LANDSCAPE PLAN TAKES PRECEDENCE OVER THE PLANT SCHEDULE IF ANYDISCREPANCIES IN QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES. ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN. LANDSCAPE ARCHITECT MUST APPROVE ALL STAKING PRIOR TO ANY DIGGING. NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTEDOF THE LANDSCAPE ARCHITECT PRIOR TO THE SUBMISSION OF A BID AND/OR QUOTATION. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS ARE OCCASIONALLY NEEDEDIN THE FIELD. SHOULD AN ADJUSTMENT BE REQUIRED, THE LANDSCAPE ARCHITECT MUST BENOTIFIED IN ADVANCE TO DISCUSS AN ACCEPTABLE MODIFICATION.. ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH DRIED BONE MEAL,OTHER APPROVED FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE MANUFACTURER'S INSTRUCTIONS OR MAY BE TREATED FOR SUMMER AND FALLINSTALLATION WITH AN APPLICATION OF GRANULAR 0-20-20 OF 12 OZ PER 2.5" CALIPER PERTREE AND 6 OZ PER SHRUB WITH AN ADDITIONAL APPLICATION OF 10-10-10 THE FOLLOWINGSPRING IN THE TREE SAUCER. ALL PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS, ANNUALS, AND/OR VINESSHALL RECEIVE A MINIMUM OF 8" DEPTH OF PLANTING SOIL CONSISTING OF AT LEAST 45PARTS TOPSOIL, 45 PARTS PEA/COMPOST AND 10 PARTS SAND. ALL PLANTS SHALL BE INSTALLED PER THE PLANTING DETAILS. WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN CALIPER THAN THETREE BEING PROTECTED OR QUALITY, HEAVY, WATERPROOF CREPE PAPER MANUFACTUREDFOR TTHEIR PURPOSE. WRAP ALL DECIDUOUS TREES PLANTED IN THE FALL PRIOR TO 12-1AND REMOVE ALL WRAPPING AFTER 5-1. IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY OTHER SITE CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR GUARANTEE, HE MUST BRINGTHESE DEFICIENCIES TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TOPROCUREMENT AND/OR INSTALLATION. EDGING AND MAINTENANCE STRIPS:BLACK POWDER COATED STEEL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, ANDANNUALS WHERE BED MEETS SOD/SEED UNLESS NOTED OTHERWISE. MAINTENANCE STRIPS SHALL HAVE EDGER AND MULCH AS SPECIFIED OR AS INDICATED ON DRAWINGS. MULCHING:ROCK MULCH OR COBBLE SHALL BE CLEAN AND FREE OF ANY SIGNIFICANT DIRT, SOIL, ORORGANIC MATTER THAT WILL PROMOTE WEED GROWTH. HIGH QUALITY GEOTEXTILE FABRIC,WITH EDGES OVERLAPPED AT LEAST 12", SHALL BE PLACED UNDER ALL ROCK MULCH. ALL SHRUB BED MASSES SHALL RECEIVE 3" COMPACTED DEPTH LAYER OF BROWNSHREDDED WOOD MULCH WITH A UNIFORM TREATMENT OF PRE-EMERGENT HERBICIDE(PREEN OR EQUAL) APPLIED PRIOR TO MULCHING. ALL PERENNIAL PLANTING BEDS SHALL RECEIVE 3" COMPACTED DEPTH LAYER OF BROWNSHREDDED WOOD MULCH WITH A UNIFORM TREATMENT OF PRE-EMERGENT HERBICIDE(PREEN OR EQUAL) APPLIED PRIOR TO MULCHING. ALL TREES SHALL HAVE A MULCH RING (MINIMUM 48" DIAMETER) OF 4" DEEP SHREDDEDHARDWOOD MULCH WITH NONE IN DIRECT CONTACT WITH TREE TRUNK. SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER MANUFACTURER'SRECOMMENDED RATES UNDER ALL MULCHED AREAS INCLUDING TREE MULCH RINGS. IRRIGATION: VERIFY EXISTING/PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM LIMITS OF IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS. UNLESS SPECIFICALLY NOTED OTHERWISE, THE LANDSCAPE CONTRACTOR SHALL BERESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT PLAN AND SHOP DRAWING AS A PARTOF THE SCOPE OF WORK WHEN BIDDING. THE IRRIGATION SHOP DRAWINGS SHALL BEREVIEWED BY THE LANDSCAPE ARCHITECT PRIOR TO ORDERING MATERIALS ORINSTALLATION. THE LANDSCAPE CONTRACTOR SHALL INSURE THAT ALL SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND ANDABUTTING BUILDING FOUNDATION. TURF OR OTHER SEEDED AREAS SHALL BE ON DIFFERENT ZONES THAN PLANTING BEDS INORDER TO CONTROL WATER FLOW TO DIFFERING PLANT SPECIES. IRRIGATION TRENCHES SHALL BE ADEQUATELY COMPACTED TO AVOID SETTLEMENT IN THEFUTURE. THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH A WATERING/LAWNIRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANTMATERIAL GROWTH REQUIREMENTS. SEEDING AND SODDING:SEED ALL AREAS DISTURBED DUE TO GRADING OTHER THAN THOSE AREAS NOTED TORECEIVE SOD. SEED SHALL BE INSTALLED AND MULCHED PER MNDOT SPECS UNLESSOTHERWISE NOTED. ALL SEEDED AREAS WITH SLOPES STEEPER THAN 4:1 SHALL HAVE STRAW MAT, OR OTHERSUITABLE EROSION CONTROL METHODS, IN PLACE IMMEDIATELY AFTER SEEDING. WHERE SOD OR SEED ABUTS A PAVED SURFACE, FINISHED GRADE SHALL BE HELD 1" BELOWSURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. SOD MUST BE STAKED WITH WOOD LATH OR METAL STAKES ON SLOPES STEEPER THAN 3:1 OR INDRAINAGE SWALES. CALENDAR OR CLIMATIC RESTRICTIONS:THE PREFERRED SODDING WINDOW IS FROM AUGUST 15th - OCTOBER 15th. HOWEVER, SODMAY BE INSTALLED AT ANY TIME PROVIDED ADEQUATE IRRIGATION COVERAGE IS AVAILABLE.IF NO IRRIGATION IS AVAILABLE, THE CONTRACTOR IS RESPONSIBLE FOR SUPPLEMENTALWATERING AS NEEDED FOR SOD ESTABLISHMENT.THE PREFERRED FALL SEEDING WINDOW, FOR SITES WITHOUT IRRIGATION, IS FROM AUGUST 15th - SEPTEMBER 15th. DORMANT SEEDING MAY OCCUR AFTER SOIL TEMPERATURES ARE CONSISTENTLY BELOW 45DEGREES AND SHOULD GENERALLY NOT OCCUR PRIOR TO NOVEMBER 1st. LANDSCAPE PLANTING SHOULD GENERALLY OCCUR FROM MAY 1st - JUNE 15th OR FROMSEPTEMBER 1st - OCTOBER 15th. PLANTING OUTSIDE THESE DATES IS NOT RECOMMENDED,BUT CAN OCCUR WITH PROPER CARE OF NURSERY STOCK ON SITE AND WITH AMPLEWATERING. PLANTING SHALL NOT OCCUR IF TEMPERATURES ARE HIGHER THAN 85 F. DEGREES, OR IFWINDS EXCEED 15 MPH DURING PLANTING OPERATIONS. PROTECT ALL EXISTING OAKS ON SITE SCHEDULED TO REMAIN. IF EXISTING OAKS AREDAMAGED IN ANY MANOR, ABOVE OR BELOW GROUND IN THE ROOT SYSTEM, AN ASPHALTICTREE PRUNING PAINT SHOULD BE APPLIED IMMEDIATELY AFTER WOUNDING. OAKS ARE NOTTO BE PRUNED, REMOVED OR TRANSPLANTED BETWEEN APRIL 15th AND JULY 1st. OWNER ACCEPTANCE AND WARRANTY REQUIREMENTSTHE CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR OWNER ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS. THE CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY INSTALLEDMATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGEWHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THECONTRACTOR. THE CONTRACTOR SHALL PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM INCLUDING,BUT NOT NECESSARILY LIMITED TO, PRUNING, FERTILIZATION AND DISEASE/PEST CONTROL. AT A MINIMUM, THE CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE. THE WARRANTY (INCLUDINGTAT LEAST ONE FULL GROWING SEASON) FOR LANDSCAPE MATERIALS SHALL BEGIN ON THEDATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER THE COMPLETION OFPLANTING OF ALL LANDSCAPE MATERIALS. PARTIAL ACCEPTANCE WILL NOT BE CONSIDERED. REPRODUCIBLE AS-BUILT DRAWING(S) OF ALL LANDSCAPE INSTALLATION AND SITEIMPROVEMENTS UPON COMPLETION OF CONSTRUCTION INSTALLATION AND PRIOR TOPROJECT ACCEPTANCE. PLANTING NOTES:PLANTING ENLARGEMENT PLAN: POTFIREDANCE DOGWOOD Cornus sericea 'Bailadeline'FDO 5' O.C.5 24" HGT. NO PARKINGNO PARKING NO PARKING UP UP W D C A 1 9 B 2 3 4 5 6 7 8 ELEC. 307 MECH 306 RACKING 400 FREEZER 404 COOLER 403 PRODUCTION B 402 PRODUCTION C 401 BREAK 105STOR. 106 ELEC. 102 CORR. 107 ANTE ROOM 114 USDA 116 HUDDLE 126 VEST. 117 UNISEX 120 RECEPTION 119 OPEN OFFICE 122 ELEV. 121 0.5 AA.2 5.9 AA.3AA.8 3.1 1.8 C.3 1.4 CLOSET 118 EXISTING TRASH ENCLOSURE TO REMAIN. EXISTING MONUMENT SIGN TO REMAIN. 22 ' - 6 " 20 ' - 0 " 20 ' - 0 " 20 ' - 0 " 1 ' - 6 " 1 8 ' - 6 " 19 ' - 6 " 6 " 1 6 ' - 2 " 2' - 8 " 18 ' - 0 " 20 ' - 8 " 16 ' - 8 " 12'-0"39'-6"58'-6"7'-4" 24'-0" 3'-4"6 1/4" A3303 A330 2 A330 4 A330 7 35'-0 1/4" 58 ' - 0 1 / 2 " 17 ' - 7 3 / 4 " 33'-0 1/4" 2'-2" 145'-2 1/4" 19 6 ' - 8 " GENERAL PROJECT NOTES - PHASE 3 1. SHADING INDICATES AREA THAT IS NOT INCLUDED IN THE SCOPE OF WORK. 2. OWNER FURNISHED EQUIPMENT SUPPLIERS ARE TO COORDINATE FINAL LOCATION OF EQUIPMENT AND INSTALLATION WITH THE OWNER. 3. ELECTRICAL CONTRACTOR & CABLE CONTRACTOR ARE RESPONSIBLE FOR REPAIRING ANY DAMAGE CAUSED TO WALLS, FINISHES, CEILINGS ETC. IN THE COURSE OF THEIR CONSTRUCTION. IF CONTRACTORS BEGIN WORK IN AN AREA WITH EXISTING DAMAGE THEY ARE TO IMMEDIATELY NOTIFY THE OWNER OR ASSUME RESPONSIBILITY OF SUCH DAMAGE. LEVEL 1 - EXISTING 100' - 0" T.O. PANEL - EXISTING 129' - 0" STOREFRONT HEAD LVL 1 108' - 0" STOREFRONT SILL LVL 1 102' - 8" PARAPET - EIFS 115' - 4" PARAPET - ELEVATOR 126' - 8" B.O. CANOPY 110' - 0" T.O. CANOPY 112' - 0" 8'-8"10'-0"10'-0" 6'-4 1/4" 5' - 4 " 2' - 0 " 5' - 4 " 2' - 0 " 8 " EIFS CONTROL JOINTS. MTL-1 EIFS-1 MTL-2 ACM-1 MTL-2 CMU-1 W1 W1 W1 3'-4" 8" 3'-4" MTL-2 ACM-1 RTU WITH UNIT-MOUNTED SCREENING. NEW ADDITIONEXISTING 2' - 0 " 5'-0" LEVEL 1 - EXISTING 100' - 0" T.O. PANEL - EXISTING 129' - 0" T.O. PANEL 0 128' - 6" PARAPET - EIFS 115' - 4" PARAPET - FCB 114' - 0" PARAPET - ELEVATOR 126' - 8" B.O. CANOPY 110' - 0" T.O. CANOPY 112' - 0" 8"2 ' - 0 " 5 ' - 4 " 2 ' - 0 " 5 ' - 4 " 6'-4 1/4" 12'-0"12'-0"8'-4 1/4" EIFS CONTROL JOINTS. MTL-1 EIFS-1 MTL-2 ACM-1 FCB-1 ACM-1 MTL-2 CMU-1 W2 W2 W2 W2 F2 EXISTING SIGNAGE TO BE REMOVED.RTU WITH UNIT- MOUNTED SCREENING. 6'-5" 6' - 4 1 / 4 " NEW ADDITION EXISTING NEW ADDITION 5'-0" 2' - 0 " MTL-2 CMU-1 TRANSFORMER. EXTERIOR MATERIALS LEGEND - PHASE 3 P-1 PAINT COMPANY: SHERWIN-WILLIAMS. COLOR: WHITE. MTL-1 PRE-FINISHED METAL COPING AND TRIM COMPANY: FIRESTONE. FINISH: UNICLAD. COLOR: BONE WHITE. ACM-1 PRE-FINISHED ALUMINUM COMPOSITE METAL PANEL COMPANY: ALFREX (OR EQ). COLOR: BONE WHITE. FCB-1 FIBER CEMENT BOARD COMPANY: NICHIHA. FINISH: VINTAGE WOOD. PATTERN: VERTICAL 10'-0" PLANKS. COLOR: CEDAR. MTL-2 PRE-FINISHED METAL COPING AND TRIM COMPANY: FIRESTONE. FINISH: UNICLAD. COLOR: MATTE BLACK. EIFS-1 EXTERIOR INSULATION FINISHING SYSTEM COMPANY: DRYVIT (OR EQ). TYPE: OUTSULATION X SYSTEM. FINISH: LYMESTONE OR FINE. COLOR: P-2. NOTES: 1. ALUMINUM STOREFRONT/ CLERESTORY FRAMES: CLEAR ANODIZED. 2. GLAZING: CLEAR W/ LOW-E. 3. CANOPY SOFFIT: FCB-1. 4. SCUPPER AND DOWNSPOUT: MTL-2. 5. CANOPY COLUMNS: PRIMED AND PAINTED P-1. 6. RTU SCREENING: LOUVERED UNIT MOUNTED METAL WHITE. 7. SAMPLES: PROVIDE SAMPLES FOR CLIENT AND ARCHITECT TO REVIEW BEFORE CONSTRUCTION. 8. MOCK-UP: PROVIDE MOCK-UP OF EACH PAINT COLOR FOR CLIENT AND ARCHITECT TO REVIEW ONSITE. CMU-1 INSULATED CMU COMPANY: AMCON. TYPE: HI-R CMU. DIMENSION: 12"W x 8"H x 16"L FINISH: BURNISHED. COLOR: #210 RUSTSTONE. P-2 PAINT COMPANY: SHERWIN-WILLIAMS. COLOR: 7069 IRON ORE. EXISTING TRASH ENCLOSURE TO REMAIN. LEVEL 1 - EXISTING 100' - 0" T.O. PANEL - EXISTING 129' - 0" STOREFRONT HEAD LVL 1 108' - 0" STOREFRONT SILL LVL 1 102' - 8" PARAPET - ELEVATOR 126' - 8" B.O. CANOPY 110' - 0" T.O. CANOPY 112' - 0" ACM-1 EIFS-1 MTL-1 MTL-2 CMU-1 ACM-1 MTL-2 ACM-1 EIFS CONTROL JOINTS. 8"2 ' - 0 " 5 ' - 4 " 2 ' - 0 " 5 ' - 4 " 9'-8 1/4"12'-0" 4'-0" W1 RTU WITH UNIT-MOUNTED SCREENING. NEW ADDITION EXISTING NEW ADDITION 5'-0" 2' - 0 " 8'-1 1/2" 6' - 4 1 / 4 " CMU-1 MTL-2 MTL-2 TRANSFORMER. LEVEL 1 - EXISTING 100' - 0" LEVEL 2 - EXISTING 111' - 2" T.O. PANEL - EXISTING 129' - 0" PARAPET - ELECTRICAL 114' - 0" MTL-2 MTL-2 CMU-1 NEW ADDITION EXISTING 1/8" = 1'-0"A330 2 PH3 ELEVATION - SOUTH - CITY SUBMITTAL PAGE 1 OF 1 Da t e : 5 / 2 9 / 2 0 2 5 Sc a l e : A S N O T E D Revisions # D a t e C o m m e n t s Ch e c k e d B y : J I L L Dr aw n B y : J I L L B J O R N B E R G L C GENERAL NOTES: A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITY FOR THE INTERPRETATION OF THIS CALCULATION OR COMPLAINCE TO THE LOCAL, STATE, OR FEDERAL LIGHTNG CODES OR ORDINANCES. B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTION DOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCE OF THE PRODUCT. C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ON WORKPLANE OR FLOOR DEPENDING ON SPACE ACTIVITY. KA R L S B U R G E R F O O D S 32 3 6 C H E L S E A R D MO N T I C E L L O M N Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min GROUND CALCS Illuminance Fc 0.20 15.5 0.0 N.A.N.A. Luminaire Schedule Symbol Qty Label Arrangement LLF Description Arr. Watts PROPERTY LINE Illuminance Fc 0.07 1.0 0.0 Lum. Lumens Tag Mounting Height N.A.N.A. PARKING LOT PHASE 1 Illuminance Fc 4 AA Single 0.900 NLS NV-1-T4-32L-1-40K-UNV MOUNTED ON 22FT SSS POLE 2.5FT BASE 106 12826 25 2 BB2 Back-Back 0.900 NLS NV-1-T5W-48L-7-40K7 ON 22FT SSS POLE 2.5FT BASE 208 14891 25 2 DD Single 0.900 ELITE HH4-LED-1500L-DIM10-MVOLT-WD-40K-90-HH4-4501-SHZ-XX MOUNTED IN CANOPY 18.191 1567 10 6 FF Single 0.900 NLS NV-W-T4-32L-7-40K7 20FT MH 71 9550 REPLACE EXISTING WALL MOUNTS 20 1.59 3.2 0.4 3.98 8.00 Plan View Scale: 1 inch= 40 Ft. BUILDING EXISTING FUTURE DOCK 1 18 1 1 1 1 1 1 1 1 19 26 20 21 16 17 33 11 5 9 NO PARKINGNO PARKING NO PARKING DOCK=933.87 FFE=937.87 110 x 180 = 19,800 SF FIRST FLOOR C H E L S E A R O A D W P H A S E 1 P H A S E 2 PHASE 2 PHASE 1 40 SPACES TEMP AGGREGATE SURFACE PARKING PHASE 1PHASE 2 ADDITION FUTURE DOCK=933.87 FFE=937.87 167 x 180 = 30,060 SF FIRST FLOOR ADDITION PROPOSED FFE=937.87 2,153 SFFIRST FLOOR ADDITION FUTURE FFE=937.87 2,708 SF FIRST FLOOR CONCRETE PATIO 18 P H A S E 1 P H A S E 2 1 .3 9 %%% 0 .7 5 %%% 2 .0 0 % % %1.90 %%% 0.56 % % % 0.59%%%0.64%%%0.78%%% 1.71%%% 2.64 %%% 0.69%%% 2.58%%% 0.60%%% 0 .91%%% 1.52 % % % 1.65 % % % 3.60 % % % 2.2 1 % % % 2.03%%%1.93%%% 2 . 0 1 % % % 1.67%%% 0.60%%%1.97%%% 2.64 %%% 2.7 0 %%% 2.44%%% 2.5 6 %%% 2.21 % % % 2.0 1 % % % 1.8 9 % % % 2.00%%% 3.01%%% 0.65%%% 2.22%%% 0.7 6 % % % 0.7 5 % % % 0.56 % % % 2.69 %%% 3.14%%%3.19%%%3.75%%%3.43%%% 2.00 % % % 1 .1 6 %%% 2.03%%% 2.03%%% 2.01%%% 2.16%%% 2.29%%% 0.65 %%% 2.24%%% ADDITION ELECTRIC ROOM 200 SF WEST AND NORTH 92 PARKING SPACES PHASE 2 EAST AND NORTH 62 PARKING SPACES PHASE 1 DW S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 TNH ELEV: 938.28 S RIM: NE929.57INV:S929.67INV:INV:INV:INV:INV: 937.27 FF MH: 20 FF MH: 20MH: 20 FF MH: 20 FF FF MH: 20 FF MH: 20 DD MH: 10 MH: 10 DD AA MH: 25 BB2 MH: 25MH: 25 BB2 AA MH: 25 MH: 25 AA MH: 25 AA 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.2 fc 0.5 fc 0.5 fc 1 fc 1 fc PARKING LOT PHASE 1 Plan View Scale: 1 inch= 40 Ft. BUILDING EXISTING FUTURE DOCK 1 18 1 1 1 1 1 1 1 1 19 26 20 21 16 17 33 11 5 9 NO PARKINGNO PARKING NO PARKING DOCK=933.87 FFE=937.87 110 x 180 = 19,800 SF FIRST FLOOR C H E L S E A R O A D W P H A S E 1 P H A S E 2 PHASE 2 PHASE 1 40 SPACES TEMP AGGREGATE SURFACE PARKING PHASE 1PHASE 2 ADDITION FUTURE DOCK=933.87FFE=937.87 167 x 180 = 30,060 SF FIRST FLOOR ADDITION PROPOSED FFE=937.87 2,153 SF FIRST FLOOR ADDITION FUTURE FFE=937.87 2,708 SF FIRST FLOOR CONCRETE PATIO 18 P H A S E 1 P H A S E 2 1 .3 9 %%% 0 .7 5 %%% 2. 0 0 % % %1.90 %%% 0.56 % % % 0.59%%%0.64%%%0.78%%% 1.71%%% 2.6 4 %%% 0.69%%% 2.58%%% 0.60%%% 0.91%%% 1.52 % % % 1.65 % % % 3.60 % % % 2.21 % % % 2.03%%%1.93%%% 2.0 1 % % % 1.67%%% 0.60%%%1.97%%% 2.64 %%% 2.7 0 %%% 2.44%%% 2.5 6 %%% 2.21 % % % 2.0 1 % % % 1.8 9 % % % 2.00%%% 3.01%%% 0.65%%% 2.22%%% 0.7 6 % % % 0.75 % % % 0.5 6 % % % 2.69 %%% 3.14%%%3.19%%%3.75%%%3.43%%% 2.00 % % % 1 .1 6 %%% 2.03%%% 2.03%%% 2.01%%% 2.16%%% 2.29%%% 0.65 %%% 2.24%%% ADDITION ELECTRIC ROOM 200 SF WEST AND NORTH 92 PARKING SPACES PHASE 2 EAST AND NORTH 62 PARKING SPACES PHASE 1 DW S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV:N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 TNH ELEV: 938.28 S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 FF MH: 20 FF MH: 20MH: 20 FF MH: 20 FF FF MH: 20 FF MH: 20 DD MH: 10 MH: 10 DD AA MH: 25 BB2 MH: 25MH: 25 BB2 AA MH: 25 MH: 25 AA MH: 25 AA 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.5 fc 0.5 fc 1 fc 1 fc PARKING LOT PHASE 1 PAGE 1 OF 1 Da t e : 5 / 2 9 / 2 0 2 5 Sc a l e : A S N O T E D Revisions # D a t e C o m m e n t s Ch e c k e d B y : J I L L Dr a w n B y : J I L L B J O R N B E R G L C KA R L S B U R G E R F O O D S 32 3 6 C H E L S E A R D MO N T I C E L L O M N N DATE: DRAWN BY: CHECKED BY: PROJECT NUMBER: COMPUTER DIRECTORY: 1000 Twelve Oaks Center Drive Suite 200, Wayzata, MN 55391 T: 952-426-7400 F: 952-426-7440 MohagenHansen.com THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. S.PAETZEL/ S.OLIVER JILL BJORNBERG 06/02/2025 24461 Karlsburger Foods\24461_MasterPlanning-AmenityAddition KARLSBURGER FOODS KARLSBURGER FOODS, INC. 3236 CHELSEA RD MONTICELLO, MN 55362 PHOTOMETRIC PLAN LT100 NO. DESCRIPTION DATENOT FOR CONSTRUCTIONNO. DESCRIPTION DATE CITY SUBMITTAL 06/02/2025 NO. DESCRIPTION DATE CITY SUBMITTAL 06/02/2025 M:\030854-000\Admin\Docs\2025-06-10 Submittal (Site Plans)\_2025-06-25 Karlsburger Foods Site Expansion - Civil Site Plan Review - WSB Engineering Comments.docx 70 1 X E N I A A V E N U E S | SU I T E 3 0 0 | MI N N E A P O L I S , M N | 55 4 1 6 | 76 3 . 5 4 1 . 4 8 0 0 | WS B E N G . C O M June 25, 2025 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Karlsburger Foods Site Expansion Project – Site & Civil Engineering Plan Review City Project No. 2025-29 WSB Project No. 030854-000 Dear Mr. Leonard: WSB staff have reviewed the Karlsburger Foods Site Expansion civil plans submittal dated June 2, 2025. The applicant proposes to expand the building and site in multiple phases; currently Phase 1 is being considered with this submittal that includes expansion of the building and parking lot on the east and north sides. The documents were reviewed for general conformance with the City of Monticello’s general engineering standards and Stormwater Design Manual. We have the following comments with regards to engineering and stormwater management matters. Preliminary Plat & General Comments 1. The City Planner will provide comments pertaining to the proposed landscaping, additional plat/easement requirements, and tree preservation plan under separate cover. 2. The City of Monticello is working with a consultant to design and construction an expansion to the Karlsburger pond and install a new storm sewer outlet on the west side of the proposed Karlsburger site expansion. The City will require the necessary permanent easements to construction this improvement. 3. Show all easements on the civil plan sheets. 4. The plans provided show proposed improvements for all of the phases. It is not clear on the plans how much of this work will be completed with Phase 1. With future submittals, clearly show on the plans, or provide separate plans, what work will be completed with Phase 1. 5. Grading for future phases to the west will need to allow room for a bituminous pathway from the Chelsea Road Trail into Bertram Park. 6. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. City of Monticello – Karlsburger Foods Site Expansion – Civil Engineering Review Juen 25, 2025 Page 2 M:\030854-000\Admin\Docs\2025-06-10 Submittal (Site Plans)\_2025-06-25 Karlsburger Foods Site Expansion - Civil Site Plan Review - WSB Engineering Comments.docx Existing Site & Demolition Plan (Sheet C6.1) 7. The existing site and demolition plans will also need to include existing utility locations, pipe sizes, pipe material types, rim/invert notes, etc. in all locations. The existing watermain along the north side of the site is 16” in diameter. 8. The existing storm sewer system on the east side of the site will not be modified (will need to remain in operation) with the City’s project to expand the existing pond and install a new storm sewer outlet system to the west. Site Plan & Streets (Sheet C1.1) 9. The Fire Marshall and/or building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City’s ladder truck. Provide a turning movement exhibit to show that a fire truck can access all building structures, cul-de-sacs, roundabout areas, and parking lots as applicable. Additional comments may be provided under separate cover. 10. The final pavement section shall be designed by a registered geotechnical engineer for the specific soil conditions found on the site. The plans only show one inset for the bituminous pavement design, consider whether a heavy duty pavement section is needed for the truck access areas. 11. The proposed paving of the parking lot to the north of the expansion has an irregular area noted for paving, consider expanding the pavement installations to simplify and an provide better constructability in this area. 12. Entrance modifications and protection of the lift station will be required with Phase 1 since traffic will be entering the new parking lot from that direction. Grading & Drainage Plan (Sheet C2.1) 13. The grading plan includes proposed grading for all of the phases. It is not clear on the plans how much of this work will be completed with Phase 1. With future submittals, clearly show how the site will be graded for Phase 1. 14. It appears a retaining wall is being proposed on the north side of the site expansion, provide top/bottom of wall elevations with future plans. Retaining walls greater than 4’ in height will require certified engineering drawings/plans form a registered structural engineer. A safety fence/guardrail will be required at the top of walls 4’ or greater, but proximity to the parking lot may also dictate the need for a safety fence. Provide soil borings/geotechnical analysis for the area where the wall is proposed. 15. With final plans/plat submittal provide the following a. In general maintain all surface grades within the minimum of 2% and maximum 33% slopes. Vegetated swale grades shall also be a minimum of 2.0%. b. Drainage arrows on plans showing direction of runoff. Note specifically high points between each side-yard swale. c. Include percent slope In all other swale locations and verify that it meets the City requirement of 2%. City of Monticello – Karlsburger Foods Site Expansion – Civil Engineering Review Juen 25, 2025 Page 3 M:\030854-000\Admin\Docs\2025-06-10 Submittal (Site Plans)\_2025-06-25 Karlsburger Foods Site Expansion - Civil Site Plan Review - WSB Engineering Comments.docx Utility Plan (Sheet C3.1, C4.1) 16. Based on the current design, it appears the applicant will also be required to apply for a permit from DLI, provide copies to the City. 17. Any public sanitary sewer and watermain shall be encompassed by drainage and utility easements where located outside of public road right of way. Drainage and utility easements will need to allow for a 1:1 trench from the invert of the utility with a minimum of 20’ centered on the utility. 18. Show the existing/proposed watermain system, hydrants, and valve locations. Most of this information is shown but do also show the existing hydrants on the east side of Chelsea Road. See comments concerning the existing water/sewer mains extending to the west of the site. 19. Watermain looping connections will be needed to minimize long dead-end watermain sections. Consideration of further watermain looping needs, stubs, or hydrant locations for future phases as required by the Fire Marshall. Show future watermain looping on the utility plans. 20. Hydrant locations shall be reviewed and approved of by the City Fire Marshal; typically, a maximum of 250’ overlapping influence radius (maximum 400’ spacing) is required along roadway (hose length). 21. The watermain connections to the building(s) shall be reviewed and approved by the City Fire Marshall. 22. Comments on the sewer conveyance and services: a. Note the strength designation of the sanitary sewer pipe/services, i.e. SDR 26 in all locations. b. Note the rim/invert at each cleanout location. Where the sewer pipe extends between a cleanout and an existing manhole, note the actual length and percent grade of the pipe. 23. Note the rim/invert elevations for all existing and proposed storm sewer and sanitary sewer structures on the water/sewer utility plan. 24. The applicant has shown the proposed storm sewer system on the west side of the site expansion. The plans note this correctly as “City Project Storm Sewer”. The City’s consultant is currently working through final design and will provide updated linework for the storm sewer. 25. Add general notes to the utility plans to the effect of: a. The City shall not be responsible for any additional costs incurred that are associated with variations in the utility as-built elevations. All utility connections shall be verified in the field. b. The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The Owner and Engineer of Record are fully responsible for changes or modifications required during construction to meet the City’s standards. c. All watermain and sanitary sewer testing shall be conducted in accordance with the City standards and specifications. Copies of all test results shall be submitted to the City (Public Works Director, City Engineer), the Owner, and the Engineer of Record. d. Watermain shall have a minimum cover of 7.5’. e. Tracer wire installation shall be in accordance with the latest edition of the MN Rural Water Association Standards. See these standards for further details. City of Monticello – Karlsburger Foods Site Expansion – Civil Engineering Review Juen 25, 2025 Page 4 M:\030854-000\Admin\Docs\2025-06-10 Submittal (Site Plans)\_2025-06-25 Karlsburger Foods Site Expansion - Civil Site Plan Review - WSB Engineering Comments.docx f. The City will require televising for sanitary and storm sewer pipe installations prior to accepting a warranty for the utility system; provide report and video files to the City for review. 26. With final plan/plat submittal provide the following: d. Plan/profile sheets for any public watermain, sanitary sewer, and storm sewer. a. Provide dimension notes from watermain to parallel sewer mains (storm and sanitary sewer); the minimum horizontal separation between mains is 10 feet. Where watermain crosses storm or sanitary sewer, add a note at each location to the effect of “Maintain 18” Minimum Separation, 4” Rigid Insulation” on both the plan view and profile view locations (both utility and storm sewer sheets). Erosion Control & SWPPP Plans (Sheets C5.1 – C5.2) 27. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 28. Provide temporary sediment basin detail and show temporary basin footprint on the SWPPP. 29. Include street sweeping frequency note in SWPPP, Streets should be swept daily or as directed by the City. Failure to perform any street sweeping within six hours of notice by the City will result in the work being performed by the City and all associated costs billed. 30. In Phase 2, redundant perimeter control will need to be installed between Otter Creek and the new parking spaces to the north because there is not a 50-foot natural vegetated buffer available to meet the conditions of the NPDES permit. 31. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 32. A detailed review of erosion/sediment control and SWPPP will be conducted with the final plan/plat submittal. Construction Notes & Standard Details Plans (Sheets C7.1 – C7.2) 33. Utilize City standard details where applicable. 34. The proposed street section should be reviewed and designed by a geotechnical engineer. Provide soil borings and geotechnical report with final plat submittal. Review whether or not there will be multiple bituminous pavement sections (i.e. Light Duty and Heavy Duty) especially for those areas with truck access. The pavement section for the primary fire truck access route shall meet a 9-ton design. 35. A full review of standard details will be conducted with the final plat submittal. Traffic & Access 36. Phase 1 meeting parking space requirement per City Code. Provide parking calculation requirements for Phase 2. City of Monticello – Karlsburger Foods Site Expansion – Civil Engineering Review Juen 25, 2025 Page 5 M:\030854-000\Admin\Docs\2025-06-10 Submittal (Site Plans)\_2025-06-25 Karlsburger Foods Site Expansion - Civil Site Plan Review - WSB Engineering Comments.docx 37. Based on the existing 88 total company employees, the existing site traffic generation would is 289 daily trips, 51 AM peak hour trips and 52 PM peak hour trips, based on ITE Trip Generation. Provide the estimated number of future employees for Phase 1 and Phase 2. 38. Verify proposed landscaping does not block sight lines at the existing site access. 39. A photometric plan has been provided for Phase 1 and maximum illumination levels have been met. Ensure all exterior lighting requirements are met per City Code. Stormwater Management 40. Volume control will be provided by the Karlsburger Regional Pond. The pond has been sized to account for a tributary area with 36% impervious area. The proposed impervious area of Karlsburger Foods is <25% and will be treated by the regional pond. The development will need to meet the City’s rate control requirement, which states that post development discharge rates must be less than or equal to existing conditions discharge rates. 41. The City requires two feet of freeboard from structure low openings to 100-year high water levels and EOF’s. Provide HydroCAD modeling that shows freeboard is being met to the HWL and EOF of the regional pond. Provide maintenance access to all ponding facilities. 42. With future submittals, provide drainage areas for storm sewer structures and storm sewer sizing calculations for the 10-year storm event. Please have the applicant provide a written response addressing the comments above. We would be happy to discuss this review in more detail. Please contact me at 612-419-1549 if you have any questions or if you would like to set up a time to meet. Sincerely, WSB Jim Stremel, P.E. Senior Project Manager PROJECT LOCATION SITE MINNESOTA KARLSBURGER FOODS SITE IMPROVEMENT PROJECT MONTICELLO, MN CITY OF MONTICELLOWRIGHT COUNTY SITE SITE SITE C0 Che l s e a R o a d 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N Reviewed by WSB June 25, 2025 RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E HH S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: M M MM M S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 M ME FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S S INV: 923.65 HH ST F E E E F F F F F F E E E E E EE E G G G G G G G E E E E E E E S S S DW EXISTING BUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 C H E L S E A R O A D W FUTUREPRODUCTION/WAREHOUSEADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSED OFFICEADDITION CONCRETE PATIO ELECTRIC ROOM ADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTURE OFFICE ADDITION FIRST FLOOR 2,708 SF FFE=937.87 PROJECT LOCATION EXISTING PROPERTY DESCRIPTION LEGEND: SITE PLAN NOTES C1.1 SITE DATA: GENERAL NOTES SETBACKS: PARKING DATA BUILDING USES KEY NOTES: LOT MINIMUM: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA EMPLOYEE DATA SITE IMPROVEMENT PHASING It is not clear why this area has not been included in the site/paving improvements, consider including this area to simplify paving and other site work. RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: 8" 8" S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 6" F M FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: INV: 923.65 12" 12" 6" 6"6" DW EXISTING BUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 C H E L S E A R O A D W FUTURE PRODUCTION/WAREHOUSE ADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSED OFFICE ADDITION CONCRETE PATIO ELECTRICROOMADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTURE OFFICE ADDITION FIRST FLOOR 2,708 SF FFE=937.87 C2.1 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" HH S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" F M FM FM FM FM FM FM FM FM FM FM FM FM F M FM FM F M FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S INV: 923.65 HH ST 12" 12" F E E F F F F F FF F E E E E E E E E E E E G G G G G G G G E E E E E E E E E 6" 6"6"6"S S S DW EXISTING BUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 C H E L S E A R O A D W FUTURE PRODUCTION/WAREHOUSE ADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSED OFFICE ADDITION CONCRETE PATIO ELECTRIC ROOM ADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTURE OFFICE ADDITION FIRST FLOOR 2,708 SF FFE=937.87 C3.1 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA 25 0 ' - 0 " Consider turning off some of the grading detail/contouring on this sheet so that the existing/proposed utilities are more clear Show existing hydrant locations nearby the site 25 0 ' - 0 " 25 0 ' - 0 " Watermain does not exist past this temporary hydrant Sanitary sewer does not exist past the stub in this vicinity The existing sewer pipe is covered up by test, move the text around so that it is visible Existing watermain is 16" in this location Remove this note RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" HH S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" F M FM FM FM FM FM FM FM FM FM FM FM FM F M FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S INV: 923.65 HH ST 12" 12" F E E F F F F F FF F E E E E E E E E E E E G G G G G G G G E E E E E E E E 6" 6"6"S S S DW EXISTING BUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 C H E L S E A R O A D W FUTURE PRODUCTION/WAREHOUSE ADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSED OFFICE ADDITION CONCRETE PATIO ELECTRIC ROOM ADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTURE OFFICE ADDITION FIRST FLOOR 2,708 SF FFE=937.87 C4.1 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N SURVEY DATA SWPPP AMENDMENTS C5.1 EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTES EROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: CARLSBURGER FOODS INC. Contractor: Manager: EROSION CONTROL QUANTITIES: TEMPORARY SEDIMENT BASIN LOCATION OF SWPPP REQUIREMENTS IN PLANS 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING PROPERTY DESCRIPTION SURVEY DATA SITE DATA: RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" HH S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 M ME 6" F M FM FM F M FM FM FM FM FM FM FM FM FM FM F M FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: ST SST ST S ST ST S INV: 923.65 HH ST 12" 12" F E E F F F F F FF F E E E E E E E E E E E G G G G G G G G E E E E E E E E E 6" 6"6"S S S DW EXISTING BUILDING FUTURE DOCK NO PARKINGNO PARKING NO P A R K I N G FIRST FLOOR 110 x 180 = 19,800 SF FFE=937.87 DOCK=933.87 C H E L S E A R O A D W FUTURE PRODUCTION/WAREHOUSE ADDITION FIRST FLOOR 167 x 180 = 30,060 SF FFE=937.87 DOCK=933.87 PROPOSED OFFICE ADDITION CONCRETE PATIO ELECTRIC ROOM ADDITION 200 SF PHASE 2 92 PARKING SPACES WEST AND NORTH PHASE 1 62 PARKING SPACES EAST AND NORTH FIRST FLOOR 2,153 SF FFE=937.87 FUTURE OFFICE ADDITION FIRST FLOOR 2,708 SF FFE=937.87 C5.2 LEGEND: 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N RIM:931.88 S 15927.18INV:INV:INV:INV:INV:INV: E E 8" 8" 8" 8" HH S RIM: SW898.61INV: N898.41INV:INV:INV:INV:INV: 935.91 S RIM: S898.30INV: N898.20INV:INV:INV:INV:INV: 935.90 S RIM: BOT898.42INV:INV:INV:INV:INV:INV: 935.42 S RIM: BOT897.69INV:INV:INV:INV:INV:INV: 935.29 ST RIM: N925.16INV: E925.26INV:INV:INV:INV:INV: 935.26 ST RIM:935.11 S925.01INV: W925.01INV:INV:INV:INV:INV: ST RIM:932.11 BOT922.81INV:INV:INV:INV:INV:INV: TNH ELEV: 938.28 TNH ELEV: 937.29 M M MM M S RIM: NE929.57INV: S929.67INV:INV:INV:INV:INV: 937.27 M M10"E 2" 6"10" 12" FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM ST RIM:933.74 E 36924.74INV: W 36924.84INV:INV:INV:INV:INV: S ST ST SST ST S ST ST S S INV: 923.65 HH 12" 12"8" 8" 12" STIRRIRR 12" 12" 12" F E E E F F F F F F E E E E E E E E G G G G G G G G G E E E E E E E E E 6" 6" 6" 6"6"6"6"S S S C6.1 LEGEND: DEMOLITION NOTES 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com 763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N PROJECT LOCATION EXISTING PROPERTY DESCRIPTION PROPOSED PROPERTY DESCRIPTION SURVEY DATA 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N CONCRETE PAVEMENT - HEAVY DUTY BITUMINOUS PAVEMENT SILT FENCE DETAIL CONCRETE PAVEMENT - LIGHT DUTY (PRIVATE SIDEWALK) 3236 Chelsea Road W Monticello, MN 55362 Michael Maher Mike@karlsburger.com763-295-2273 Karlsburger Foods Inc. INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N AGGREGATE SURFACE Will there be a differentiation between Light Duty and Heavy Duty bituminous pavement for the project, especially those areas with truck access? MONTICELLO 2040 VISION + PLAN 39 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates uses such as process and production manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, professional and corporate offices and industrial engineering facilities. Characteristics such as noise, vibration and odor do not occur or do not generate significant impacts. Hazardous materials handling and storage may also occur but must be stored indoors or screened from the public right-of-way. Activities such as the handling of hazardous materials and outdoor storage are limited. “Computer technology” includes active technology uses dominated by office and research-oriented businesses. The Light Industrial Designation accommodates Data Center (or similar “Technology Campus”) development for passive computer storage and processing only when specific elements are demonstrated. Consideration of these uses in the LIP areas shall be subject to the following review requirements, among others as determined on a case- by-case basis: a. The City’s 2040 Plan recognizes data centers as a singularly unique land use due to size and scope. b. Data center use locations will not create conflict with other land uses, especially residential land uses, through off-site impacts including unusual amounts of noise, lights, odors, or other similar aspects. Data center users will demonstrate site conditions that meet this condition and are consistent with other light industrial development. c. Where data center development creates shortages in land supply, utility services, electric generation service to the broader area, or any other impacts on the City of Monticello or its neighboring communities, and which are not specifically mitigated by the data center developer and its associated partners, the City is under no obligation to accommodate the use within any land use district or location, or through any land use process. d. Data center uses shall demonstrate convincingly that its burden on municipal services, infrastructure, or fiscal condition is completely mitigated by the data center project and its developers, and such mitigation is sustainable by its subsequent owners, users, and other related entities. e. The data center will not inhibit future growth; it will accommodate and facilitate the extension of efficient and orderly municipal infrastructure to the edge of the DEVELOPMENT FORM • Floor Area Ratio (FAR): 0.50 to 0.75 • Height: Up to 4 stories • Lot Area: N/A LOT PATTERN LAND USE MIX Industrial • Warehousing and Distribution • Manufacturing • Research and Development • Medical Laboratories • Computer Technology • Professional and Corporate Offices Commercial • Office • Service-based VISUAL EXAMPLE ZONING INFORMATION 2018 Correlating Zoning District I-1 Light Industrial District development property consistent with the City’s plans for growth. f. Full and clear assurances from both the data center use and the electric utility provider that data center development will not create threats of power loss to the community, nor limit the city’s other growth and development interests in the future. Data Center development is considered against each of these factors, and other site- or use-specific factors that may be relevant at the time of any such proposal. The City reserves the discretion to determine that any location or project has the potential to imperil the City’s infrastructure, related regional infrastructure, the City’s future land use goals, the City’s various economic development goals and objectives, the City’s financial and fiscal obligations and projections, or any other reasonable area of City authority. No area guided LIP (or any other land use category) shall have an inherent right to Data Center development under this amendment. Planning Commission Agenda – 07/01/2025 1 2D. Public Hearing - Consideration of a request for an amendment to Title IX for General Regulations, Title XI for Business Regulations and Title XV, Chapter 153: Zoning, for the regulation of Cannabis and Lower-Potency Hemp Edible land uses subject to local adoption of the provisions and mandates of the Minnesota State Statute Chapter 342. Applicant: City of Monticello. Prepared by: Community Development Director Meeting Date: 07/01/25 Council Date (pending Commission action): 07/14/25 Additional Analysis by: Finance Director, City Clerk, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Consideration of a request for an amendment to Title IX for General Regulations, Title XI for Business Regulations and Title XV, Chapter 153: Zoning, for the regulation of Cannabis and Lower-Potency Hemp Edible land uses 1. Motion to adopt Resolution No. PC-2025-028 recommending approval of an amendment to Title IX for General Regulations, Title XI for Business Regulations and Title XV, Chapter 153: Zoning, for the regulation of Cannabis and Lower-Potency Hemp Edible land uses, based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2025-28 recommending denial of an amendment to Title IX for General Regulations, Title XI for Business Regulations and Title XV, Chapter 153: Zoning, for the regulation of Cannabis and Lower-Potency Hemp Edible land uses, based on the findings to be made by the Planning Commission and directing staff to prepare the resolution and authorizing the Chair to execute said resolution. 3. Motion to postpone action on Resolution No. PC-2025-028 of the regular meeting of August 5, 2025. REFERENCE AND BACKGROUND Property: Legal Description: City of Monticello Planning Case Number: 2025-30 Request(s): Amendment to the regulations for Cannabis and Lower-Potency Hemp Edible land uses Planning Commission Agenda – 07/01/2025 2 Deadline for Decision: NA Land Use Designation: NA Zoning Designation: Multiple Overlays/Environmental Regulations Applicable: NA Current Site Uses: NA Surrounding Land Uses: NA Project Description: At a special meeting on May 27, 2025, the City Council directed staff to allow for the sale of THC-infused beverages at the municipal liquor store. The Council also indicated general support for allowing the sale of such beverages at local restaurants. THC beverages fall under the classification of lower-potency hemp edibles within the state Cannabis statutes. Under the recently adopted ordinance, the retail sale of lower-potency hemp edibles is not currently allowed within the Central Community District (CCD). The municipal liquor store is located in the CCD. The direction from Council requires amendment to the zoning ordinance to allow the sale of lower potency hemp edibles within the CCD and to the buffer standards applicable for lower-potency hemp edibles. Considerations for the Commission and Council will include whether to restrict such sale to the CCD or broaden the allowance to other zoning districts. ANALYSIS: The City of Monticello adopted amendments to its City Code, including the Zoning Ordinance, to comply with Cannabis statutes enacted by the State of Minnesota. The ordinances regulate businesses defined as “cannabis-related businesses” and “lower-potency hemp edible” businesses. To allow the sale of THC-infused beverages at restaurants and the municipal liquor store as desired by the City Council, an amendment to the Zoning Ordinance is required. Per statute and City Code, the definition of lower potency hemp is as follows. "Lower-potency hemp edible" means any product that: (1) is intended to be eaten or consumed as a beverage by humans; Planning Commission Agenda – 07/01/2025 3 (2) contains hemp concentrate or an artificially derived cannabinoid, in combination with food ingredients; (3) is not a drug; (4) consists of servings that contain no more than five milligrams of delta-9 tetrahydrocannabinol, 25 milligrams of cannabidiol, 25 milligrams of cannabigerol, or any combination of those cannabinoids that does not exceed the identified amounts; (5) does not contain more than a combined total of 0.5 milligrams of all other cannabinoids per serving; (6) does not contain an artificially derived cannabinoid other than delta-9 tetrahydrocannabinol; (7) does not contain a cannabinoid derived from cannabis plants or cannabis flower; and (8) is a type of product approved for sale by the office or is substantially similar to a product approved by the office, including but not limited to products that resemble nonalcoholic beverages, candy, and baked goods. It is important to note that the City attorney has advised that the City cannot separate or distinguish THC beverages from other types of lower-potency hemp edible products as defined. The current zoning ordinance allows for the retail sale of lower-potency hemp edibles, but only as principal uses and only within specific zoning districts which allow similar retail activities. The amendment prepared for consideration proposes to add an allowance for the retail sale of lower-potency hemp edibles but limits such sale as an accessory use. The amendment draft proposes to allow the accessory retail sale of lower-potency hemp products as a permitted use in the majority of the City’s commercial districts consistent with the current allowance for principal use sale but extends the accessory use allowance to the CCD and PCD (Pointes at Cedar District). If the Planning Commission or Council wishes to be more restrictive in regulating the districts where accessory sale of these products is allowed, direction on the specific districts for allowance should be given. The amendment proposes that the accessory use allowance would extend to any location which holds the following: • A business holding a current on-sale intoxicating liquor license from the City of Monticello; or • A business holding a Brewer Taproom or Brewer off-sale license from the City of Monticello; or • A business holding a 3.2 off-sale license from the City of Monticello; • A business operating as Municipal Liquor Store as licensed by the City of Monticello; or Planning Commission Agenda – 07/01/2025 4 • A business holding a current tobacco sales license from Wright County As such, the ordinance as drafted would allow the sale of lower-potency hemp edibles as an accessory use at any general retailers holding a 3.2 off-sale liquor license, such as Target or Walmart. In addition to the establishment of the allowance for accessory sale, the proposed amendment would remove the current buffer standard applicable to lower-potency hemp edibles. A distance buffer from schools, child care facilities, youth recreation facilities, and residential treatment facilities are currently applicable. The ordinance amendment would exempt lower- potency hemp edibles from the buffer but leave the noted buffer in place for cannabis-related businesses and retain other performance standards. The removal of the buffer would be necessary to support the accessory retail sale of lower-potency hemp edibles at locations within the CCD. The final zoning ordinance amendment proposed provides additional support and clarification to the existing City Code provision limiting registration to 2 cannabis retailers as allowed under statute. These are cannabis retailers, cannabis microbusinesses with a retail endorsement, or cannabis mezzobusinesses with a retail endorsement. As a note, this amendment provision does not relate to the lower-potency hemp allowance but further clarifies that zoning authorization is also subject to this registration requirement. A companion City Code amendment has also been prepared to support zoning compliance review consistent with adopted ordinances. Although not the subject of the hearing, it is provided for Commission reference. STAFF RECOMMENDED ACTION Staff recommend approval of the proposed amendments consistent with the Council’s direction for the sale of THC-beverages at the municipal liquor store and other restaurant locations. Staff recommend the amendment allowing the sale of such products as an accessory use in the districts noted, the majority of which are consistent with principal use allowances for lower potency hemp edible retail. Staff defers to the Commission and Council on the allowance for general retailers holding a 3.2 alcohol license. SUPPORTING DATA A. Resolution PC-2025-028 B. Ordinance No. 8XX, Proposed Zoning Ordinance Amendment C. Ordinance No. 8XX, Proposed City Code Amendment D. Ordinance No. 835, Current Zoning Ordinance for Cannabis and Lower-Potency Hemp E. Ordinance No. 837, Current City Code for Cannabis and Lower-Potency Hemp Planning Commission Agenda – 07/01/2025 5 F. Monticello 2040, Excerpts G. MN Statutes, Definitions CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO TITLE XI: LAND USAGE, CHAPTER 153: ZONING PROVIDING FOR THE REGULATION OF CANNABIS AND LOWER-POTENCY HEMP EDIBLE LAND USES WHEREAS, the State of Minnesota has City has enacted Minn. Stat. Chapter 342 authorizing the operation of cannabis-related business and lower potency hemp edible business enterprises; and WHEREAS, the legislation authorizes local government to exercise land use management regulations over cannabis and lower potency hemp edibles business operations; and WHEREAS, the City of Monticello finds that such regulation is in the best interests of the community and its residents and business properties; and WHEREAS, with the applicable Ordinance amendments, the City would establish adequate opportunity for such lower potency hemp edible uses to locate and operate with the City, while protecting the health, safety, and welfare of the community; and WHEREAS, the Planning Commission has reviewed the amendments modifying the applicable ordinances and their effect on the City’s land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on July 1, 2025 on the proposed amendments 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 amendments for the regulation of cannabis and lower potency hemp edible businesses will promote the community's interest in reasonable stability in zoning for now and in the future, and that the proposed provisions are in the public interest and for the public good, and are in the interest of the public health, safety, welfare of City residents. 2. The City’s land use planning documents direct a balanced approach to development, requiring adherence to high standards of use, but also recognizing the needs of the private development market to efficiently plan for and finance that development. 3. The location of cannabis-related and lower potency hemp edible businesses has the potential for adverse land use impacts without reasonable regulations and land use management. 4. The City finds that these land use regulations, in concert with other state, county, and local regulations, are critical factors in managing these businesses, as well as providing for their ability to be successful as private enterprises. 5. The proposed amendments create a reasonable process for both the City and the private development interests working in the community. 6. The proposed amendment details meet the intent and requirements of the applicable zoning regulations, with the City’s Comprehensive Plan goals and objectives, and are consistent with the applicable land use policies and ordinances. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota recommends that the Monticello City Council approves the proposed zoning amendments in Ordinance No. 8___, based on the findings noted herein. ADOPTED this 1st day of July, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Vice Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Ordinance No. 8XX CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING CANNABIS AND HEMP BUSINESS ZONING THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA, HEREBY ORDAINS: SECTION 1. Monticello City Code, Section 153.092, Table 5-4 is amended to add the following row: Use Type A0 RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 Additional Requirements Lower- Potency Hemp Edibles Retailer P P P P P § 153.092(D)(22) SECTION 2. Monticello City Code, Chapter 153, Section 153.092 is hereby amended to add the following Section 153.092(D)(22). Following enactment of this Ordinance, the City Clerk is authorized to renumber the provisions of Section 153.092 as required to place the provisions into alphabetical order. (22) Lower-Potency Hemp Edible Retailer (a) Lower-Potency Hemp Edible Retailers are permitted as an accessory use as listed in Table 5-4 for the following businesses: (i) A business holding a current on-sale intoxicating liquor license from the City of Monticello; or (ii) A business holding a Brewer Taproom or Brewer off-sale license from the City of Monticello; or (iii) A business holding a 3.2 off-sale license from the City of Monticello; or (iv) A business operating as Municipal Liquor Store as licensed by the City of Monticello; or (v) A business holding a current tobacco sales license from Wright County (b) Lower-Potency Hemp Edible Retailers operating as an accessory use under this section must comply with all location restrictions as required by the liquor or tobacco sales license, but are not subject to the requirements of § 153.091(A)(4)(c)(10). Lower-Potency Hemp Edible Retailers operating as an accessory use under this section must comply with all remaining requirements of § 153.091(A)(4)(c) SECTION 3. Monticello City Code, Chapter 153, shall be amended to enact the following Section 153.091(E)(7)(g): (7) Cannabis Retail Business. (g) At any time there shall be no more than 2 registered cannabis retailers, cannabis microbusinesses with a retail endorsement, or cannabis mezzobusinesses with a retail endorsement operating within the City at any time. SECTION 4. This ordinance shall be effective immediately upon its passage and publication except where otherwise provided above. ADOPTED by the Monticello City Council this _____ day of _________, 2025. _______________________________ Lloyd Hilgart, Mayor ATTEST ______________________________ Jennifer Schreiber, City Clerk 236430v1 Ordinance No. 8XX CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING CANNABIS AND HEMP BUSINESS REGULATIONS THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA, HEREBY ORDAINS: SECTION 1. Monticello City Code, Chapter 112, Section 112.60 is hereby repealed in its entirety. This Section shall take effect on November 1, 2025. SECTION 2. Monticello City Code, Chapter 118, Section 118.03, is hereby amended with the following original text, new text, and deleted text: § 118.03 Registration Required. (A) No individual or entity may operate a Registered Retailer within the City without first being issued a retail registration by Wright County. The City of Monticello retains all planning and zoning authority and shall be responsible for all planning and zoning related matters, including the evaluation of zoning compliance during the cannabis business licensing process. (B) No registration shall be issued to a Registered Business unless there is an available registration for the business under Section 118.06 and the Registered Business complies with all requirements of City code and zoning code, including the requirements of § 153.091(A)(4)(d), as well as the adopted building and fire codes. (C) Any Registered Business that sells to a customer or patient without valid retail registration shall incur a civil penalty of $2,000 for each violation. SECTION 3. The Council hereby enacts Monticello City Code, Chapter 118, Section 118.08 to read as follows: § 118.08 Compliance and Enforcement. Nothing in this Ordinance limits the ability of the City to inspect for compliance with City or County ordinances or state laws, or to bring enforcement action to secure compliance with ordinance or law, including by seeking injunctive relief or criminal penalties. SECTION 4. This ordinance shall be effective immediately upon its passage and publication except where otherwise provided above. 236430v1 ADOPTED by the Monticello City Council this _____ day of _________, 2025. _______________________________ Lloyd Hilgart, Mayor ATTEST ______________________________ Jennifer Schreiber, City Clerk Gabler, Hilgart, Hinz, Martie and Murdoff None None Ordinance No. 835: Exhibit A Table 5-1C, Cannabis Business Uses A- O R-A R-1 R-2 TN R-3 R-4 B-1 B-2 B-3 B-4 CCD PCD IBC I-1 I-2 Additional Requirements Commercial Uses Cannabis Retailer N N N N N N N N N P P N N N N N § 153.091(E)(7) Cannabis Microbusiness - Retail Location Only N N N N N N N N N P/C* P/C* N N N N N § 153.091(E)(7) *CUP required for on- site consumption CUP Cannabis Mezzobusiness – Retail Location Only N N N N N N N N N P P N N N N N § 153.091(E)(7) Medical Cannabis Retailer N N N N N N N N N P P N N N N N § 153.091(E)(7) Medical Cannabis Combination Business – Retail Location Only P P § 153.091(E)(7) Lower Potency Hemp Edible Retailer N N N N N N N N P P P N N N N N § 153.091(E)(7) Temporary Cannabis Event N N N N N N N N N A A N N N N N § 153.093(E)(12) § 96.21 - § 96.25 Industrial Uses Cannabis Cultivator N N N N N N N N N N N N N N C P §153.091(F)(7) § 153.091(F)(7) Cannabis Manufacturer N N N N N N N N N N N N N N C P § 153.091(F)(7) Cannabis Microbusiness N N N N N N N N N N N N N N C P § 153.091(F)(7) Cannabis Mezzobusiness N N N N N N N N N N N N N N C P § 153.091(F)(7) Cannabis Wholesaler N N N N N N N N N N N N N N C P § 153.091(F)(7) Cannabis Transporter N N N N N N N N N N N N N N C P § 153.091(F)(7) Cannabis Testing Facility N N N N N N N N N N N N N N C P § 153.091(F)(7) Cannabis Delivery Service N N N N N N N N N C* C* N N N C P § 153.091(F)(7) *Accessory only to Licensed Cannabis or Lower-Potency Hemp Retail in B-3 or B-4 Medical Cannabis Processor N N N N N N N N N N N N N N C P § 153.091(F)(7) Medical Cannabis Combination Business N N N N N N N N N N N N N N C P § 153.091(F)(7) Lower Potency Hemp Edible Manufacturer N N N N N N N N N N N N N N C P § 153.091(F)(7) N- Not Allowed P - Permitted C - Conditional I - Interim A - Administrative Gabler, Hilgart, Hinz, Martie and Murdoff None None LAND USE, GROWTH AND ORDERLY ANNEXATION 34 DOWNTOWN MIXED-USE (DMU) The Downtown Mixed-Use designation applies to the area of Monticello commonly known as the Downtown and further identified in the 2017 Downtown Monticello “Small Area Plan”. This designation includes a commitment to retain Broadway as Monticello’s Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues. The purpose is to create a Downtown that is lively throughout the day and into the evening at all times of the year. Typically uses include retail, restaurants, local serving offices and services, as well as residential uses above the ground floor. Some ground floor residential uses may be allowed along Walnut, Cedar, 3rd or 4th Streets among others, subject to the location and discretion of the City. VISUAL EXAMPLE LOT PATTERN DEVELOPMENT FORM • Density - 25+ units/acre (Medium to High Density Residential) • Floor Area Ratio (FAR) 0.50 to 4.0 • Height - Up to 6 stories • Lot Area - N/A 2018 Correlating Zoning District ZONING INFORMATION 2018 Correlating Zoning District CCD Community Commercial District Primary Mode Pedestrian-friendly streetscape Vehicular (slow speeds) Secondary Mode Bicycle facilities and parking Transit or shuttle service MOBILITY Commercial • Retail • Offices • Personal Services • Professional Services • Restaurants/Cafes • Recreation and Entertainment LAND USE MIX Residential • Multi-Family Residential Recreational • Parks/Playgrounds LAND USE MIX Office of the Revisor of Statutes O f fi c e o f t h e Re viso r o f S t a t ute s 2024 Minnesota Statutes Authenticate PDF 342.01 DEFINITIONS. Subdivision 1.Terms. For the purposes of this chapter, the following terms have the meanings given them. Subd. 2.Adult-use cannabis concentrate. "Adult-use cannabis concentrate" means cannabis concentrate that is approved for sale by the office or is substantially similar to a product approved by the office. Adult-use cannabis concentrate does not include any artificially derived cannabinoid. Subd. 3.Adult-use cannabis flower. "Adult-use cannabis flower" means cannabis flower that is approved for sale by the office or is substantially similar to a product approved by the office. Adult-use cannabis flower does not include medical cannabis flower, hemp plant parts, or hemp-derived consumer products. Subd. 4.Adult-use cannabis product. "Adult-use cannabis product" means a cannabis product that is approved for sale by the office or is substantially similar to a product approved by the office. Adult-use cannabis product includes edible cannabis products but does not include medical cannabinoid products or lower-potency hemp edibles. Subd. 5.Advertisement. "Advertisement" means any written or oral statement, illustration, or depiction that is intended to promote sales of cannabis flower, cannabis products, lower-potency hemp edibles, hemp-derived consumer products, or sales at a specific cannabis business or hemp business and includes any newspaper, radio, Internet and electronic media, or television promotion; the distribution of fliers and circulars; and the display of window and interior signs in a cannabis business. Advertisement does not include a fixed outdoor sign that meets the requirements in section 342.64, subdivision 2, paragraph (b). Subd. 6.Artificially derived cannabinoid. "Artificially derived cannabinoid" means a cannabinoid extracted from a cannabis plant, cannabis flower, hemp plant, or hemp plant parts with a chemical makeup that is changed after extraction to create a different cannabinoid or other chemical compound by applying a catalyst other than heat or light. Artificially derived cannabinoid includes but is not limited to any tetrahydrocannabinol created from cannabidiol but does not include cannabis concentrate, cannabis products, hemp concentrate, lower-potency hemp edibles, or hemp-derived consumer products. Subd. 7.Batch. "Batch" means: (1) a specific quantity of cannabis plants that are cultivated from the same seed or plant stock, are cultivated together, are intended to be harvested together, and receive an identical propagation and cultivation treatment; (2) a specific quantity of cannabis flower that is harvested together; is uniform and intended to meet specifications for identity, strength, purity, and composition; and receives identical sorting, drying, curing, and storage treatment; or (3) a specific quantity of a specific cannabis product, lower-potency hemp edible, artificially derived cannabinoid, hemp-derived consumer product, or hemp-derived topical product that is manufactured at the same time and using the same methods, equipment, and ingredients that is uniform and intended to meet specifications for identity, strength, purity, and composition, and that is manufactured, packaged, and labeled according to a single batch production record executed and documented. Subd. 8.Batch number. "Batch number" means a unique numeric or alphanumeric identifier assigned to a batch of cannabis plants, cannabis flower, cannabis products, lower-potency hemp edibles, artificially derived cannabinoid, hemp-derived consumer products, or hemp-derived topical products. Subd. 9.Bona fide labor organization. "Bona fide labor organization" means a labor union that represents or is actively seeking to represent cannabis workers. This section has been affected by law enacted during the 2025 Regular Session. More info... Subd. 10.Cannabinoid. "Cannabinoid" means any of the chemical constituents of hemp plants or cannabis plants that are naturally occurring, biologically active, and act on the cannabinoid receptors of the brain. Cannabinoid includes but is not limited to tetrahydrocannabinol and cannabidiol. Subd. 11.Cannabinoid extraction. "Cannabinoid extraction" means the process of extracting cannabis concentrate from cannabis plants or cannabis flower using heat, pressure, water, lipids, gases, solvents, or other chemicals or chemical processes, but does not include the process of extracting concentrate from hemp plants or hemp plant parts or the process of creating any artificially derived cannabinoid. Subd. 12.Cannabinoid product. "Cannabinoid product" means a cannabis product, a hemp-derived consumer product, or a lower-potency hemp edible. Subd. 13.Cannabinoid profile. "Cannabinoid profile" means the amounts of each cannabinoid that the office requires to be identified in testing and labeling, including but not limited to delta-9 tetrahydrocannabinol, tetrahydrocannabinolic acid, cannabidiol, and cannabidiolic acid in cannabis flower, a cannabis product, a batch of artificially derived cannabinoid, a lower-potency hemp edible, a hemp-derived consumer product, or a hemp-derived topical product expressed as percentages measured by weight and, in the case of cannabis products, lower-potency hemp edibles, and hemp-derived consumer products, expressed as milligrams in each serving and package. Subd. 14.Cannabis business. "Cannabis business" means any of the following licensed under this chapter: (1) cannabis microbusiness; (2) cannabis mezzobusiness; (3) cannabis cultivator; (4) cannabis manufacturer; (5) cannabis retailer; (6) cannabis wholesaler; (7) cannabis transporter; (8) cannabis testing facility; (9) cannabis event organizer; (10) cannabis delivery service; and (11) medical cannabis combination business. Subd. 15.Cannabis concentrate. (a) "Cannabis concentrate" means: (1) the extracts and resins of a cannabis plant or cannabis flower; (2) the extracts or resins of a cannabis plant or cannabis flower that are refined to increase the presence of targeted cannabinoids; or (3) a product that is produced by refining extracts or resins of a cannabis plant or cannabis flower and is intended to be consumed by combustion or vaporization of the product and inhalation of smoke, aerosol, or vapor from the product. (b) Cannabis concentrate does not include hemp concentrate, artificially derived cannabinoid, or hemp-derived consumer products. Subd. 16.Cannabis flower. "Cannabis flower" means the harvested flower, bud, leaves, and stems of a cannabis plant. Cannabis flower includes adult-use cannabis flower and medical cannabis flower. Cannabis flower does not include cannabis seed, hemp plant parts, or hemp-derived consumer products. Subd. 17.Cannabis industry. "Cannabis industry" means every item, product, person, process, action, business, or other thing related to cannabis plants, cannabis flower, and cannabis products. Subd. 18.Cannabis paraphernalia. "Cannabis paraphernalia" means all equipment, products, and materials of any kind that are knowingly or intentionally used primarily in: (1) manufacturing cannabis products; (2) ingesting, inhaling, or otherwise introducing cannabis flower or cannabis products into the human body; and (3) testing the strength, effectiveness, or purity of cannabis flower, cannabis products, lower-potency hemp edibles, or hemp- derived consumer products. Subd. 19.Cannabis plant. "Cannabis plant" means all parts of the plant of the genus Cannabis that is growing or has not been harvested, including but not limited to a mother plant; a mature, flowering plant; an immature plant; or a seedling. Cannabis plant does not include a hemp plant. Subd. 20.Cannabis product. (a) "Cannabis product" means any of the following: (1) cannabis concentrate; (2) a product infused with cannabinoids, including but not limited to tetrahydrocannabinol, extracted or derived from cannabis plants or cannabis flower; or (3) any other product that contains cannabis concentrate. (b) Cannabis product includes adult-use cannabis products, including but not limited to edible cannabis products and medical cannabinoid products. Cannabis product does not include cannabis flower, artificially derived cannabinoid, lower-potency hemp edibles, hemp-derived consumer products, or hemp-derived topical products. Subd. 21.Cannabis prohibition. "Cannabis prohibition" means the system of state and federal laws that prevented establishment of a legal market and instead established petty offenses and criminal offenses punishable by fines, imprisonment, or both for the cultivation, possession, and sale of all parts of the plant of any species of the genus Cannabis, including all agronomical varieties, whether growing or not; the seeds thereof; the resin extracted from any part of such plant; and every compound, manufacture, salt, derivative, mixture, or preparation of such plant, its seeds, or resin. Subd. 22.Cannabis seed. "Cannabis seed" means the viable seed of the plant of the genus Cannabis that is reasonably expected to grow into a cannabis plant. Cannabis seed does not include hemp seed. Subd. 23.Cannabis worker. "Cannabis worker" means any individual employed by a cannabis business and any individual who is a contractor of a cannabis business whose scope of work involves the handling of cannabis plants, cannabis flower, or cannabis products. Subd. 24.Child-resistant. "Child-resistant" means packaging that meets the poison prevention packaging standards in Code of Federal Regulations, title 16, section 1700.15. Subd. 25.Cooperative. "Cooperative" means an association conducting business on a cooperative plan that is organized or is subject to chapter 308A or 308B. Subd. 26.Council. "Council" means the Cannabis Advisory Council. Subd. 27.Cultivation. "Cultivation" means any activity involving the planting, growing, harvesting, drying, curing, grading, or trimming of cannabis plants, cannabis flower, hemp plants, or hemp plant parts. Subd. 28. MS 2023 Supp [Repealed, 2024 c 121 art 2 s 154] Subd. 29.Division of Social Equity. "Division of Social Equity" means a division housed in the Office of Cannabis Management that promotes development, stability, and safety in communities that have experienced a disproportionate, negative impact from cannabis prohibition and usage. Subd. 30.Drug. "Drug" has the meaning given in section 151.01, subdivision 5. Subd. 31.Edible cannabis product. "Edible cannabis product" means any product that is intended to be eaten or consumed as a beverage by humans; contains a cannabinoid other than an artificially derived cannabinoid in combination with food ingredients; is not a drug; and is a type of product approved for sale by the office, or is substantially similar to a product approved by the office including but not limited to products that resemble nonalcoholic beverages, candy, and baked goods. Edible cannabis product does not include lower-potency hemp edibles. Subd. 31a.Endorsement. "Endorsement" means an authorization from the office to conduct a specified operation activity. Subd. 32.Health care practitioner. "Health care practitioner" means a Minnesota-licensed doctor of medicine, a Minnesota- licensed physician assistant acting within the scope of authorized practice, or a Minnesota-licensed advanced practice registered nurse who has an active license in good standing and the primary responsibility for the care and treatment of the qualifying medical condition of an individual diagnosed with a qualifying medical condition. Subd. 33.Health record. "Health record" has the meaning given in section 144.291, subdivision 2. Subd. 34.Hemp business. (a) "Hemp business" means either of the following licensed under this chapter: (1) lower-potency hemp edible manufacturer; or (2) lower-potency hemp edible retailer. (b) Hemp business does not include a person or entity licensed under chapter 18K to grow industrial hemp for commercial or research purposes or to process industrial hemp for commercial purposes. Subd. 35.Hemp concentrate. (a) "Hemp concentrate" means: (1) the extracts and resins of a hemp plant or hemp plant parts; (2) the extracts or resins of a hemp plant or hemp plant parts that are refined to increase the presence of targeted cannabinoids; or (3) a product that is produced by refining extracts or resins of a hemp plant or hemp plant parts and is intended to be consumed by combustion or vaporization of the product and inhalation of smoke, aerosol, or vapor from the product. (b) Hemp concentrate does not include artificially derived cannabinoids, lower-potency hemp edibles, hemp-derived consumer products, or hemp-derived topical products. Subd. 36.Hemp consumer industry. "Hemp consumer industry" means every item, product, person, process, action, business, or other thing related to artificially derived cannabinoids, lower-potency hemp edibles, and hemp-derived consumer products and subject to regulation under this chapter. Subd. 37.Hemp-derived consumer product. (a) "Hemp-derived consumer product" means a product intended for human or animal consumption, does not contain cannabis flower or cannabis concentrate, and: (1) contains or consists of hemp plant parts; or (2) contains hemp concentrate or artificially derived cannabinoids in combination with other ingredients. (b) Hemp-derived consumer product does not include artificially derived cannabinoids, lower-potency hemp edibles, hemp- derived topical products, hemp fiber products, or hemp grain. Subd. 38.Hemp-derived topical product. "Hemp-derived topical product" means a product intended for human or animal consumption that contains hemp concentrate, is intended for application externally to a part of the body of a human or animal, and does not contain cannabis flower or cannabis concentrate. Subd. 39.Hemp fiber product. "Hemp fiber product" means an intermediate or finished product made from the fiber of hemp plant parts that is not intended for human or animal consumption. Hemp fiber product includes but is not limited to cordage, paper, fuel, textiles, bedding, insulation, construction materials, compost materials, and industrial materials. Subd. 40.Hemp grain. "Hemp grain" means the harvested seeds of the hemp plant intended for consumption as a food or part of a food product. Hemp grain includes oils pressed or extracted from harvested hemp seeds. Subd. 41.Hemp plant. "Hemp plant" means all parts of the plant of the genus Cannabis that is growing or has not been harvested and has a delta-9 tetrahydrocannabinol concentration of no more than 0.3 percent on a dry weight basis. Subd. 42.Hemp plant parts. "Hemp plant parts" means any part of the harvested hemp plant, including the flower, bud, leaves, stems, and stalk, but does not include derivatives, extracts, cannabinoids, isomers, acids, salts, and salts of isomers that are separated from the plant. Hemp plant parts does not include hemp fiber products, hemp grain, or hemp seed. Subd. 43.Hemp seed. "Hemp seed" means the viable seed of the plant of the genus Cannabis that is intended to be planted and is reasonably expected to grow into a hemp plant. Hemp seed does not include cannabis seed or hemp grain. Subd. 44.Hemp worker. "Hemp worker" means any individual employed by a hemp business and any individual who is a contractor of a hemp business whose scope of work involves the handling of artificially derived cannabinoids, hemp concentrate, lower-potency hemp edibles, or hemp-derived consumer products. Subd. 45.Industrial hemp. "Industrial hemp" has the meaning given in section 18K.02, subdivision 3. Subd. 46.Intoxicating cannabinoid. "Intoxicating cannabinoid" means a cannabinoid, including an artificially derived cannabinoid, that when introduced into the human body impairs the central nervous system or impairs the human audio, visual, or mental processes. Intoxicating cannabinoid includes but is not limited to any tetrahydrocannabinol. Subd. 47.Labor peace agreement. "Labor peace agreement" means an agreement between a cannabis business and a bona fide labor organization that protects the state's interests by, at minimum, prohibiting the labor organization from engaging in picketing, work stoppages, or boycotts against the cannabis business. Subd. 48.License holder. "License holder" means a person, cooperative, or business that holds any of the following licenses: (1) cannabis microbusiness; (2) cannabis mezzobusiness; (3) cannabis cultivator; (4) cannabis manufacturer; (5) cannabis retailer; (6) cannabis wholesaler; (7) cannabis transporter; (8) cannabis testing facility; (9) cannabis event organizer; (10) cannabis delivery service; (11) lower-potency hemp edible manufacturer; (12) lower-potency hemp edible retailer; or (13) medical cannabis combination business. Subd. 49.Local unit of government. "Local unit of government" means a home rule charter or statutory city, county, town, or other political subdivision. Subd. 50.Lower-potency hemp edible. (a) "Lower-potency hemp edible" means any product that: (1) is intended to be eaten or consumed as a beverage by humans; (2) contains hemp concentrate or an artificially derived cannabinoid, in combination with food ingredients; (3) is not a drug; (4) does not contain a cannabinoid derived from cannabis plants or cannabis flower; (5) is a type of product approved for sale by the office or is substantially similar to a product approved by the office, including but not limited to products that resemble nonalcoholic beverages, candy, and baked goods; and (6) meets either of the requirements in paragraph (b). (b) A lower-potency hemp edible includes: (1) a product that: (i) consists of servings that contain no more than five milligrams of delta-9 tetrahydrocannabinol; no more than 25 milligrams of cannabidiol, cannabigerol, cannabinol, or cannabichromene; any other cannabinoid authorized by the office; or any combination of those cannabinoids that does not exceed the identified amounts; (ii) does not contain more than a combined total of 0.5 milligrams of all other cannabinoids per serving; and (iii) does not contain an artificially derived cannabinoid other than delta-9 tetrahydrocannabinol, except that a product may include artificially derived cannabinoids created during the process of creating the delta-9 tetrahydrocannabinol that is added to the product, if no artificially derived cannabinoid is added to the ingredient containing delta-9 tetrahydrocannabinol and the ratio of delta- 9 tetrahydrocannabinol to all other artificially derived cannabinoids is no less than 20 to one; or (2) a product that: (i) contains hemp concentrate processed or refined without increasing the percentage of targeted cannabinoids or altering the ratio of cannabinoids in the extracts or resins of a hemp plant or hemp plant parts beyond the variability generally recognized for the method used for processing or refining or by an amount needed to reduce the total THC in the hemp concentrate; and (ii) consists of servings that contain no more than five milligrams of total THC. Subd. 51.Matrix barcode. "Matrix barcode" means a code that stores data in a two-dimensional array of geometrically shaped dark and light cells capable of being read by the camera on a smartphone or other mobile device. Subd. 52.Medical cannabinoid product. (a) "Medical cannabinoid product" means a product that: (1) consists of or contains cannabis concentrate or hemp concentrate or is infused with cannabinoids, including but not limited to artificially derived cannabinoids; and (2) is provided to a patient enrolled in the registry program; a registered designated caregiver; or a parent, legal guardian, or spouse of an enrolled patient, by a registered designated caregiver, cannabis retailer, or cannabis business with a medical cannabis retail endorsement to treat or alleviate the symptoms of a qualifying medical condition. (b) A medical cannabinoid product must be in the form of: (1) liquid, including but not limited to oil; (2) pill; (3) liquid or oil for use with a vaporized delivery method; (4) water-soluble cannabinoid multiparticulate, including granules, powder, and sprinkles; (5) orally dissolvable product, including lozenges, gum, mints, buccal tablets, and sublingual tablets; (6) edible products in the form of gummies and chews; (7) topical formulation; or (8) any allowable form or delivery method approved by the office. (c) Medical cannabinoid product does not include adult-use cannabis products or hemp-derived consumer products. Subd. 53. MS 2023 Supp [Repealed, 2024 c 121 art 2 s 154] Subd. 54.Medical cannabis flower. "Medical cannabis flower" means cannabis flower provided to a patient enrolled in the registry program or a visiting patient; a registered designated caregiver; or a parent, legal guardian, or spouse of an enrolled patient by a registered designated caregiver, cannabis retailer, or cannabis business with a medical cannabis retail endorsement to treat or alleviate the symptoms of a qualifying medical condition. Medical cannabis flower does not include adult-use cannabis flower. Subd. 55. MS 2023 Supp [Repealed, 2024 c 121 art 2 s 154] Subd. 56.Nonintoxicating cannabinoid. "Nonintoxicating cannabinoid" means a cannabinoid that when introduced into the human body does not impair the central nervous system and does not impair the human audio, visual, or mental processes. Nonintoxicating cannabinoid includes but is not limited to cannabidiol and cannabigerol but does not include any artificially derived cannabinoid. Subd. 57.Office. "Office" means the director of the Office of Cannabis Management. Subd. 58.Outdoor advertisement. "Outdoor advertisement" means an advertisement that is located outdoors or can be seen or heard by an individual who is outdoors and includes billboards; advertisements on benches; advertisements at transit stations or transit shelters; advertisements on the exterior or interior of buses, taxis, light rail transit, or business vehicles; and print signs that do not meet the requirements in section 342.64, subdivision 2, paragraph (b), but that are placed or located on the exterior property of a cannabis business. Subd. 59.Patient. "Patient" means a Minnesota resident who has been diagnosed with a qualifying medical condition by a health care practitioner and who has met all other requirements for patients under this chapter to participate in the registry program. Subd. 60.Patient registry number. "Patient registry number" means a unique identification number assigned by the Division of Medical Cannabis to a patient enrolled in the registry program. Subd. 61.Plant canopy. "Plant canopy" means the surface area within a cultivation facility that is used at any time to cultivate mature, flowering cannabis plants. For multiple tier cultivation, each tier of cultivation surface area contributes to the total plant canopy calculation. Calculation of the area of the plant canopy does not include the surface area within the cultivation facility that is used to cultivate immature cannabis plants and seedlings. Subd. 62.Propagule. "Propagule" means seeds, clones, transplants, and any other propagative industrial hemp material. Subd. 63.Qualifying medical condition. "Qualifying medical condition" means either a medical condition for which an individual's health care practitioner has recommended, approved, or authorized the use of cannabis by that individual to treat the condition, or a diagnosis of any of the following conditions: (1) Alzheimer's disease; (2) autism spectrum disorder that meets the requirements of the fifth edition of the Diagnostic and Statistical Manual of Mental Disorders published by the American Psychiatric Association; (3) cancer, if the underlying condition or treatment produces one or more of the following: (i) severe or chronic pain; (ii) nausea or severe vomiting; or (iii) cachexia or severe wasting; (4) chronic motor or vocal tic disorder; (5) chronic pain; (6) glaucoma; (7) human immunodeficiency virus or acquired immune deficiency syndrome; (8) intractable pain as defined in section 152.125, subdivision 1, paragraph (c); (9) obstructive sleep apnea; (10) post-traumatic stress disorder; (11) Tourette's syndrome; (12) amyotrophic lateral sclerosis; (13) seizures, including those characteristic of epilepsy; (14) severe and persistent muscle spasms, including those characteristic of multiple sclerosis; (15) inflammatory bowel disease, including Crohn's disease; (16) irritable bowel syndrome; (17) obsessive-compulsive disorder; (18) sickle cell disease; or (19) terminal illness, with a probable life expectancy of under one year, if the illness or its treatment produces one or more of the following: (i) severe or chronic pain; (ii) nausea or severe vomiting; or (iii) cachexia or severe wasting. Subd. 64.Registered designated caregiver. "Registered designated caregiver" means an individual who: (1) is at least 18 years old; (2) has been approved by the office to assist a patient with obtaining medical cannabis flower and medical cannabinoid products from a cannabis business with a medical cannabis retail endorsement and with administering medical cannabis flower and medical cannabinoid products; and (3) is authorized by the office to assist a patient with the use of medical cannabis flower and medical cannabinoid products. Subd. 65.Registry or registry program. "Registry" or "registry program" means the patient registry established under this chapter listing patients; registered designated caregivers; and any parent, legal guardian, or spouse of a patient who is authorized to perform the following acts either as a patient or to assist a patient: (1) obtain medical cannabis flower, medical cannabinoid products, and medical cannabis paraphernalia from a cannabis business with a medical cannabis retail endorsement; and (2) administer medical cannabis flower and medical cannabinoid products. Subd. 66.Registry verification. "Registry verification" means the verification provided by the office that a patient is enrolled in the registry program and that includes the patient's name, patient registry number, and, if applicable, the name of the patient's registered designated caregiver or parent, legal guardian, or spouse. Subd. 67.Restricted area. "Restricted area" means an area where cannabis flower or cannabis products are cultivated, manufactured, or stored by a cannabis business. Subd. 68.Statewide monitoring system. "Statewide monitoring system" means the system for integrated cannabis tracking, inventory, and verification established or adopted by the office. Subd. 69.Synthetic cannabinoid. "Synthetic cannabinoid" means a substance with a similar chemical structure and pharmacological activity to a cannabinoid but is not extracted or derived from cannabis plants, cannabis flower, hemp plants, or hemp plant parts and is instead created or produced by chemical or biochemical synthesis. Subd. 69b.Total THC. "Total THC" means the sum of the percentage by weight of tetrahydrocannabinolic acid multiplied by 0.877 plus the percentage by weight of all tetrahydrocannabinols. Subd. 70.Veteran. "Veteran" means an individual who satisfies the requirements in section 197.447. Subd. 71.Visiting patient. "Visiting patient" means an individual who is not a Minnesota resident and who possesses a valid registration verification card or its equivalent that is issued under the laws or regulations of another state, district, commonwealth, or territory of the United States verifying that the individual is enrolled in or authorized to participate in that jurisdiction's medical cannabis or medical marijuana program. Subd. 72.Volatile solvent. "Volatile solvent" means any solvent that is or produces a flammable gas or vapor that, when present in the air in sufficient quantities, will create explosive or ignitable mixtures. Volatile solvent includes but is not limited to butane, hexane, and propane. History: 2023 c 63 art 1 s 1; 2024 c 121 art 2 s 37-50 Official Publication of the State of Minnesota Revisor of Statutes Planning Commission Agenda – 7/1/25 1 4A. Community Development Director’s Report Council Action on/related to Commission Recommendations • Consideration of a request for Preliminary Plat of Meadows at Pioneer Park; Development Stage Planned Unit Development; Rezoning to Planned Unit Development for proposed 157 single-family residential development in the Monticello Orderly Annexation Area (MOAA), currently guided as low-density residential Applicant: Reid Schulz The applicant requested delaying this item further and indicated an update on progress by end of June. • Consideration of a Request for an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Section 153.044 Business Base Zoning Districts, Central Community District for standards applicable to Parking and 153.067 Off-Street Parking, Standards applicable to commercial, industrial and civic/institutional uses in the Central Community District (CCD). Applicant: City of Monticello The City Council approved this item on the consent agenda on June 9th, 2025. State Demographer Population Estimates Each year, the State Demographer’s office provides an update on city population and household statistics. The updated data for 2024 is attached, along with 2023 data for reference. The Community Development Department uses State Demographer and Census data in a variety of ways, including grant applications, housing research, and comparative and forecasting analysis related to the 2040 Plan. Highway 25 Area Planning & Environmental Linkage Study Posted for Comment Wright and Sherburne counties have commissioned the completion of a Planning and Environmental Linkage (PEL) study to better understand the current use of the Trunk Highway 25 corridor and its supporting transportation network, along with potential improvements that could benefit the corridor in the future. The study is intended to create a long-term vision for improving transportation and environmental needs along the corridor. The final PEL report for the TH 25 Area study has been completed and is now available for public review and comment. The 30-day comment period will close on July 24, 2025. You can view the final report, learn more about the project and complete a survey for comment here: https://arcg.is/1qaWPz0 Planning Commission Agenda – 7/1/25 2 Rental Connections Update Our semi-annual Rental Connections meeting took place on May 21st, 2025. Rental Connections brings together property managers and/or owners of our local apartment complexes with other partners, such as representatives from the Wright County Sheriff’s Office, Fire Department, and Wright County Community Action. The May meeting was light in attendance but yielded important information on current occupancy rates (strong) and tenant tenure (also strong). The attendees were introduced to Building Inspector Mark Gerber who will be completing fire inspections for the City. Following this and future Rental Connection meetings, a recap is provided to all property managers and owners in the City’s rental licensing database. The recap is intended to help properties build connections between their residents and the Monticello community. The recap is attached for reference. Housing Workshop Follow-Up Council has adopted the minutes from the March workshop, which are attached to this report. A Planning Commission workshop for consideration of direction on 2040 Plan and zoning ordinance amendments is tentative for August. Volunteer Picnic Each year, the City hosts a Volunteer Picnic to thank all of the volunteers on our City boards, commissions and beyond. This year’s picnic is July 24th, 2025. More information is attached. Project Update List The project update list current through June 2025 is attached. Website Project Page A reminder to stay current with news and information by visiting: Projects | Monticello, MN May 2025 Rental Connections Recap Thank you to everyone who joined us for our May Rental Connectfons meetfng. We appreciate your contfnued engagement and thoughtiul discussion as we work together to maintain safe and welcoming rental communitfes in Montfcello. Below you will find highlights from the meetfng, helpful resources, and upcoming City events. Next Meeting: Wednesday, November 19, 9 a.m. Meet Mark Gerber, Fire Inspector/Building Inspector At the meetfng, we introduced Mark Gerber, Fire Inspector/Building Inspector from the City of Montfcello’s Department of Building Safety and Code Enforcement. Mark reviewed the Self-Inspectfon Business Checklist and emphasized key fire safety items that impact rental propertfes. These include: • Dumpsters must be outside and 5 ft. or more from combustfble walls and roof eave lines, as well as openings. • Outdoor grills are prohibited. More informatfon about the Fire Inspectfon Program is available on the City website. If you have additfonal questfons, feel free to reach out to Mark directly at 763-271-3222 or by email at Mark.Gerber@MontfcelloMN.gov. Current Developments City staff shared updates on current developments within the City of Montfcello, including the new Fairfield Inn & Suites hotel and Boulder Tap House restaurant, located along Chelsea Road. Stay informed on public and private projects shaping our community on the City of Montfcello Projects webpage. City Resources Here are a few helpful resources to share with your residents: • City of Montfcello Resident Guide: The guide is an all-in-one resource for City services, events, and local informatfon, keeping the community connected to everything Montfcello has to offer. • Parks & Pathways Map: Encourage residents to explore local parks and trails. • City Newsletter: The City newsletter is published twice per year and mailed to residents. It includes seasonal updates, service informatfon, and upcoming events. • Subscribe to the City’s e-news: Sign up for Montfcello's monthly e-news! Subscribers receive the latest City news at the beginning of the month. • Report a Problem Tool: The City website offers an online “Report a Problem” form to submit your concerns to the appropriate City staff. This allows us to address problems you have identffied in your area. Upcoming City Events Invite your tenants to join us at the following free community events. Event flyers are included if you would like to share the event flyers in your community spaces. • Walk & Roll: Saturday, June 14, 9 a.m. – 12 p.m., West Bridge Park & River Street o Join us at 9 a.m. at West Bridge Park for a ribbon-cutting ceremony to celebrate the brand-new playground. o There will be music, vendors, food, actfvitfes, and a live prize drawing at 11 a.m. at West Bridge Park. For more informatfon, visit the City website. o Please Note: River Street will be closed to traffic at Highway 25 and Walnut Street during the event. The road closure map is available on the City website. • Bubble & Foam Party: Tuesday, June 17, 5-6:30 p.m., Pioneer Park o This free family-friendly event is your tfcket to a bubbly good tfme! The Bubble & Foam Party features a live DJ, bubbles and foam, food vendors, and a special visit from the Montfcello Fire Department, featuring their "ladder truck splash pad". • Community Block Party: Thursday, July 10 11 a.m. – 1 p.m., Montfcello Community Center o Join us near the Senior Center entrance of the MCC for a free lunch and actfvitfes. • Movies in the Park: o Moana 2: Friday, June 13, 8 p.m., Pioneer Park o A Minecraft Movie: Friday, August 1, 8 p.m., Pioneer Park • Music on the Mississippi: o Shane Martfn Band: Wednesday, June 18, 6-8 p.m. (music starts at 6:30 p.m.), West Bridge Park o Jazmin & the Gents: Wednesday, July 16, 6-8 p.m. (music starts at 6:30 p.m.), West Bridge Park • Montfcello Farmers Market: Thursdays through September 25, 3:30 – 7 p.m. (6:30 p.m. in September), Montfcello Public Library Parking Lot As a BIG THANK YOU... City of Monticello volunteers and their families are invited to join us for a picnic at West Bridge Park! Rain or Shine (In case of rain the picnic will be moved indoors to the Community Center) Please RSVP with number attending to HR@MonticelloMN.gov by July 21st. 24July Concept Projects Project Type Address/Location Description Review Date & Info Progress Report Project V Commercial/Light Industrial 88 acre parcel bounded by The Meadows to the North, Highway 25 to the West, 85th Street NE to the South, and the Featherstoe Residential neighbohood to the East Concept Stage review for a planned unit development for a multi-phase Medical Office Buildings on roughly 25 acres, with subsequent phases of private development to follow. Joint City Council and Planning Commission review on 3/25/24 On hold General Equipment Industrial 13 acre parcel along CSAH 39 and West Chelsea Road Concept Stage review for planned unit development for Machinery/Truck Repair and Sales Joint City Council and Planning Commission review on 7/2/24 Post Concept Stage PUD, Pre-Development Stage PUD Application Submittal Pending Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report Tamarack/The Meadows at Pioneer Park Residential 68 acre parcels along Fallon Avenue Concept Stage review for planned unit development for single-family residential Reviewed in Joint PC/CC on 9/16/24 Recommended denial at May 2025 Planning Commission Meeting. Previously Approved Projects Project Type Address/Location Description Approval Date & Info Progress Report Broadway Plaza PUD Commercial 6321 E. Broadway Street bound by Interstate 94 to the North and East Broadway Street to the South Development Stage PUD and preliminary plat for a 76-room hotel, 15,000 square-foot event center, 6,800 square-foot restaurant, and a 6,000 square-foot post-frame building. 11/24/2024 Approved 11.25.24, Annexation Pending Twin Pines Apartments Residential South Side of School Blvd. East of Wal-Mart 96 multi-family unit apartment building 2/28/2022 Final Plat Expired Haven Ridge West Residential Near the Southeast corner of 85th Street NE and Fallon Ave NE, Also South of 85th Street NE between Eislele Ave NE and Edmonson Ave NE Concept Stage review for a planned unit development for a 298-unit residential development with various lot sizes and townhome section Reviewed by Planning Commission on 1/7/25 Preliminary Plat, Development Stage PUD approved at January Meeting. Block 52 Redevelopment Mixed-Use NE Corner of Highway 25 and Broadway St 87 multi-family units with rougly 30,000 sq ft of 1st floor commercial 7/11/2022 Continued leasing of commercial spaces, Revised Conditions CC Approved 2.24.25 Featherstone 6th Addition Residential North of 85th St NE and West of Highway 25 21 Single-family lots with commercially guided outlots for future development 4/25/2022 Under Construction; last lot permit issued Haven Ridge 2nd Addition Residential South of Farmstead Ave and West of Fallon Ave NE 59 Single-Family Lot Development Reapproved 8/28/2023 Home sites under constructionCountry Club Manor 3rd/4th Addition Residential Along South side of 7th St W between Elm St and Golf Course Rd 82 Twinhomes Senior 55+ Development 4/22/2024 Under construction, home sites under construction Deephaven 3 (Lot 2)Commercial Southeast corner of Cedar St and Chelsea Rd New Construction of a Clinic/Medical Service Facility (10,000 sq ft)N/A (Permitted Use)Completed Jimmy Johns/Baskin Robbins Commercial Southeast Corner of Oakwood Drive E and Cedar Street New Construction of Quick Service Restaurant with Drive-Through Service 1/22/2024 Withdrawn Big River Commercial Vacant property north of Chelsea Rd, south of Interstate 94, and west of Fenning Avenue PUD for New Construction of two commercial lots for a quick-service restaurant and a coffee shop, with 6 lots platted for subsequent commercial development. 4/8/2024 Commenced, Starbucks CO inspection upcoming Holiday Store EV Charging Stations Commercial 110 Oakwood Drive E.Installation of up to 12 Electric Vehicle Charging Stations in Lot behind Building 5/28/2024 Construction commenced StorageLink (Dundas Site) PUD and Plat Commercial 36 Dundas Road (Southeast corner of Dundas Road and Cedar Street)Preliminary & Final Plat of Cedar Street Storage, Dev. & Final Stage PUD for expansion of permanent storage area 6/24/2024 Construction commenced Rockstone Auto Commercial 219 Sandberg Road Conditional Use Permit Request for Minor Automotive use as a Principal Use in the B- 3, Highway Business District 1/27/2025 Approved Fairfield Inn & Restaurant Commercial Along south side of Chelsea Road directly north of Deephaven Apartments Development Stage Permit (CUP) for construction of a 98-room hotel and restaurant in the northern "Populus" biome of the Pointes at Cedar District 7/22/2024 Construction commenced Wendy's CUP Commercial Near Highland Way, Union Crossings Conditional Use Permit for Amendment to PUD and accessory drive-through 9/23/2024 Approved; building permit submitted Valvoline Commercial Big River 445 PUD Amdt to Big River 445 PUD and Development and Final State PUD - Auto Repair - Minor 10/28/2024 Approved; building permit submitted Les Schwab Commercial Big River 445 PUD Amdt to Big River 445 PUD and Development and Final State PUD - Auto Repair - Minor 10/28/2024 Construction commenced Discount Tire Commercial 1300 7th Street East Conditional Use Permit for Auto-Repair Minor and Cross Access 3/24/2025 Approved Mastercraft Outdoors PUD Industrial 1.46 acre vacant lot along the West side of Fallon Ave NE between Washburn Computer Group and Norland Truck Sales Development Stage review for a planned unit development of a vacant site for an Industrial Service use 3/24/2025 Approved JPB Land/Meadowbrook Residential 44 acre parcel along Edmonson Avenue 3/24/2025 Development Stage and Rezoning Approved. Active Adventures Commercial 207 Dundas Road Indoor Entertainment/Recreation Commercial Approved MONTICELLO DEVELOPMENT PROJECTS