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Planning Commission Agenda - 05/05/2026AGENDA REGULAR MEETING – PLANNING COMMISSION Tuesday, May 5, 2026 – 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 Planning Commission Minutes • April 7, 2026 Regular Meeting • April 7, 2026 Workshop 2. Public Hearings A. CONTINUED - Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re-guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area. Applicant: City of Monticello B. Consideration of an Amendment to the Preliminary Plat of Meadowbrook Applicant: Lucinda Spanier C. Consideration of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial, PLANNING COMMISSION WORKSHOP Monticello Community Center – Academy Room 5:00 p.m. Discussion on Amendments to 2040 Vision + Plan and Zoning Ordinance for single-family housing goals Planning Commission Regular Meeting Agenda – May 5, 2026 2 an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3), and a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3). Applicant: Moon Motor Sports D. Consideration of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4), and a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property. Applicant: Wan Qun Lin 3. Regular Agenda A. Consideration of adopting Resolution No. PC-2026-21 finding that the proposed acquisition of certain land for public works facility and right of way purposes by the City of Monticello is consistent with the City of Monticello’s comprehensive plan B. Consideration of appointing a Planning Commissioner to the Downtown Small Area Plan Update Steering Committee 4. Other Business A. Community Development Director’s Report 5. Adjournment MINUTES REGULAR MEETING – MONTICELLO PLANNING COMMISSION Tuesday, April 8, 2026 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Rob Stark Commissioner Absent: Teri Lehner Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order – 6:00 p.m. Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Mr. Tapper called the roll, noting the absence of Commissioner Lehner. C. Consideration of Additional Agenda Items None D. Approval of Agenda MELISSA ROBECK MOVED TO APPROVE THE APRIL 7, 2026 REGULAR PLANNING COMMISSION MEETING AGENDA. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. E. Approval of Meeting Minutes MELISSA ROBECK MOVED TO APPROVE THE FEBRUARY 3, 2026 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. No official business was conducted on March 3, 2026 and no minutes were prepared for the meeting due to the lack of a quorum of the Commission. F. Citizen Comment None 2. Public Hearings A. Consideration of an Amendment to the Stony Brook Village Planned Unit Development District for amendment to the proposed residential twinhome DR A F T Planning Commission Meeting Minutes – April 7, 2026 2 structures, including design standards for the exterior elevations and floor plans. Applicant: Thomas Dehn – Thomas Allen Homes LLC City Planner Steve Grittman explained the history of the project area and prior 2012 approval for the Stony Brook twinhome development. The construction of utilities, streets and grading had begun and paused prior to construction of homes and full completion of all public improvement items. The approved project consisted of fourteen structures for twenty-eight single family dwelling units around a public cul-de-sac with access to Elm Street. Mr. Grittman said the applicant proposes to construct the project as approved but with modified building designs. The amendment to the buildings requires an amendment to the Stony Brook Village Planned Unit Development (PUD) district. He said no other changes to the original plat plans are anticipated. The Stony Brook Village PUD district maintains development terms and applicable conditions as part of plat development. Mr. Grittman explained the plat and development documents were approved and recorded, all securities and escrows provided. The proposed amendment for the minor building façade changes will be incorporated into the approved ordinance if approved. Mr. Grittman spoke to the proposed changes to the façade which alters roof pitch and other minor changes to elevation details. He stated that siding would remain LP or comparable. He stated that the floor plan square footage remains as previously approved, with changes to the interior layout and a slight size reduction for attached garage by 20 square feet. Given the similar dimensions, the building and garage sizes exceed the R-2 zoning standard. The plans do not change the platted lot size. Mr. Grittman detailed the proposed conditions of Exhibit Z, noting required compliance with the approved landscaping plan and all other developer responsibilities consistent with the intent of the original project . He stated that the staff recommendation is for approval of the amendment to the Stony Brook Village PUD, subject to conditions in Exhibit Z. Mr. Tapper asked for clarification on Item 8 of Exhibit Z. Mr. Grittman responded that the condition requires that the dates of the approved plans are revised within the Stony Brook Village PUD ordinance. Community Development Director Angela Schumann noted that the condition also requires amendments as necessary to the plat development contract . Mr. Tapper opened the public hearing portion of the agenda item. • Patty Pratt, 514 Elm Street, indicated concern with traffic speeds along Elm Street and perceived the increase and frequency of vehicles with development. DR A F T Planning Commission Meeting Minutes – April 7, 2026 3 Mr. Kothenbeutel confirmed traffic issues are managed by Wright County and asked staff if digital detection signage might provide monitoring presence. Mr. Grittman suggested for any citizen to contact the Sheriff’s Department with traffic issues. Mr. Tapper explained that the City continues to evaluate development and subdivision design for traffic considerations, including speeds, including areas along Elm Street and Golf Course Road. • Thomas Dehn, applicant, introduced himself and welcomed questions from Commissioners. He said the revisions for exterior elevations reflect current trends and described the color palette and front of home façade. Mr. Tapper said the revisions do not alter from the original approval other than the appearance, and the new designs present no concerns from his perspective. Mr. Stark noted to the newly constructed turn lane on 8th Street for the proposed development specifically. Mr. Tapper closed the public hearing portion of the agenda item. ROB STARK MOVED TO ADOPT RESOLUTION NO. PC-2026-12 RECOMMENDING APPROVAL OF A REQUEST FOR AN AMENDMENT TO THE STONY BROOK VILLAGE PLANNED UNIT DEVELOPMENT DISTRICT FOR AMENDMENT TO THE PROPOSED RESIDENTIAL TWINHOME STRUCTURES, INCLUDING DESIGN STANDARDS FOR THE EXTERIOR ELEVATIONS AND FLOOR PLANS, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. B. Consideration of a Preliminary Plat for Jefferson Commons Fifth Addition and Conditional Use Permits for Cross-Access on a 7.01 acre site in a B-4 (Regional Business) district, for a Day Care Center use. Applicant: Kid’s Haven Childcare and Preschool Chair Tapper recused himself from the matter due to a conflict of interest. Vice Chair Melissa Robeck assumed the role of Acting Chair. Steve Grittman explained the proposal, which is for development of a day care facility. The development as proposed requires a preliminary plat to create the development lot and two conditional use permits for cross-accesses. One cross- access is proposed on the eastern portion of the proposed lot to establish shared access from School Boulevard with the remainder outlot of the proposed plat. The second cross access is proposed on the western portion of the property to support a proposed driveway connection shared with the theater use and parcel to the south. Mr. Grittman displayed a site plan and explained the CUP supports the development of agreements for the shared condition and long-term maintenance by the involved parties, which is recorded against the properties. DR A F T Planning Commission Meeting Minutes – April 7, 2026 4 Mr. Grittman referred to traffic circulation and parking as part of the cross- access considerations and the conditions noted by staff related to defining circulation within the westerly parking area. Mr. Grittman said that solutions to meet this condition can be presented as part of the final site plan . Along with the series of conditions laid out in Exhibit Z, Mr. Grittman said staff recommend approval of the preliminary plat and the two conditional use permits. Ms. Robeck asked if the site plan reflects changes concerning pedestrian flow given the comments in the staff report. Mr. Grittman explained that the applicant has a variety of options to address both vehicle and pedestrian travel in effective ways. Mr. Kothenbeutel asked if “No Parking” signs were placed along School Boulevard. His concern was that if parking along School Boulevard is not allowed, larger extracurricular events may cause parking overflow on-street. Ms. Schumann said staff had clarified with engineering that parking is not allowed along School Boulevard and the need for parking for larger events had been factored into the proposed parking calculations. She said staff had also requested an overflow parking plan from the applicant. Mr. Grittman clarified that proof of parking locations are reserved along the south/west boundary and that staff and applicant will collaboratively review alternative locations, if needed and proven necessary. Ms. Robeck opened the public hearing portion of the agenda item. Ms. Robeck closed the public hearing portion of the agenda item. RICK KOTHENBEUTEL MOVED TO ADOPT RESOLUTION NO. PC-2026-09 RECOMMENDING APPROVAL OF A REQUEST FOR A PRELIMINARY PLAT FOR JEFFERSON COMMONS FIFTH ADDITION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 3-0 - ANDREW TAPPER ABSTAINED. MELISSA ROBECK MOVED TO ADOPT RESOLUTION NO. PC-2026-10 RECOMMENDING APPROVAL OF CONDITIONAL USE PERMITS FOR CROSS-ACCESS SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ROB STARK SECONDED THE MOTION. MOTION CARRIED, 3-0 - ANDREW TAPPER ABSTAINED. ROB STARK MOVED TO ADOPT RESOLUTION NO. PC-2026-11 RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT FOR CROSS-ACCESS SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED, 3-0, WITH ANDREW TAPPER HAVING ABSTAINED. Mr. Tapper returned to join the Planning Commission and resumed his role as Chair. DR A F T Planning Commission Meeting Minutes – April 7, 2026 5 C. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re-guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area. Applicant: City of Monticello Mr. Grittman explained that on January 12, 2026, City Council recommended Planning Commission hold a public hearing to reconsider the future land-use zoning designation for the subject properties, which are designated for Light Industrial Park (LIP). A consideration for amendment to Light Industrial Park guidance for the parcels was adopted on May 27, 2025. Mr. Grittman explained the Monticello Vision + Plan as adopted in 2020 designated the four subject township parcels as Estate Residential (ER), Mixed Neighborhood (MN-also residential), Commercial-Residential Flex (CRF), and a 30-acre parcel for Light Industrial Park. Mr. Grittman presented depictions of the land uses as adopted in the 2020 Future Land Use Map and the current Future Land Use Map as adopted in May 2025. He explained that all parcels are currently within the Monticello Orderly Annexation Area (MOAA) boundary, noting the location of the City boundary on the presented maps. He noted that given recent discussions about housing, including those at a Council level generated the direction from the City Council that Planning Commission hold a public hearing on these parcels. He referenced the on-going Planning Commission discussions about housing policy in the community, including locations and aspects and attributes of housing, such as density and lot sizes. Mr. Grittman explained staff’s recommendation, which is to request that the Planning Commission provide direction on whether to review the subject parcels on their own or delay to consider the land use for the parcels as part of a broader evaluation related to the City’s residential housing goals. He said staff are seeking clearer direction on the scope of the study before moving forward, so no formal resolutions for recommendation were prepared. He stated staff believe it is appropriate to postpone action until such time as additional analysis for either option of review can be presented. Mr. Stark noted the discussion relates directly to the recent workshop discussions on housing. DR A F T Planning Commission Meeting Minutes – April 7, 2026 6 Ms. Robeck indicated that the guidance for these parcels may be suited to consideration of the larger discussion on housing goals. Mr. Stark confirmed that the decision is whether to consider land use for just these parcels or to consider a larger study of housing and land use. Mr. Tapper noted that discussion on residential land use is on-going and more information would be helpful for any decision. The Commission requested clarification on the subject of the public hearing. Ms. Schumann explained that the City Council had directed that the Planning Commission hold the public hearing related to the land use guidance for these four parcels. The Commission should therefore open the public hearing. She stated that as staff considered information for the Commission’s review, staff believed it appropriate to seek Commission’s feedback on whether to review only these four parcels or these four parcels within a larger context of the review for residential land use and zoning guidance. Mr. Tapper opened the public hearing portion of the agenda item. • Hank Van Erp, 9840 Chamberlain Avenue NE, asked to clarify the presented maps relative to where his residence was located. He asked if the subject site is designated for a future data center. Mr. Grittman clarified the location of Otter Creek Industrial Business Park, which is within City limits for context. He stated that the subject of the public hearing is the land use designation for the subject parcels, not Otter Creek Business Park. Mr. Van Erp said the subject area is surrounded by residential and does not suit data center use. He encouraged changing back to residential. He indicated concerns with property value. • A resident of Buffalo asked for clarification on the proposed use for orange- coded parcels as shown on the map. She also asked if a committee might be formed to monitor industrial noises on-site. Mr. Grittman said the noted areas are designated as Mixed Neighborhood and may be used for variety of residential densities and uses. He explained noise control would be regulated by City ordinance. • Dale Lusti, 9790 Chamberlain Avenue NE, also requested clarification on the proposed land-use designations. He stated concern with industrial development so close to Bertram Park and his property. DR A F T Planning Commission Meeting Minutes – April 7, 2026 7 Mr. Tapper explained the comprehensive plan land-use designation, which is not zoning. It is guidance for future land use when annexed. • Jenna Van Den Boom, 4414 87th Street NE, asked if intent is to change current land-use designations to what they used to be prior to the May 2025 amendments. She asked if the LIP-guided parcels are intended to be “opened up” for a data center. Planning Commissioners confirmed that the purpose of the discussion is to review and use guidance. Mr. Tapper indicated that the discussion is not about a data center project. He also noted that regardless of any Light Industrial Park guidance, any ordinance passed regulating data center would apply. There was brief discussion about the area of these parcels would be sufficient to support data center development under the proposed data center ordinance. • Mr. Lusti inquired as to the reasoning behind the May re-guidance and stated that he was not notified of the amendment. Mr. Tapper briefly described background for the amendment, relating to a concept for data center development that was brought forward at the time. Ms. Schumann clarified that the comprehensive plan amendment held in 2025 followed all public notification protocols. • Erik Anderson, Scannell Properties, provided additional context to the presentation regarding the potential for development on the property and indicated support for retention of the Light Industrial Park land use designation. Mr. Anderson presented example industrial and mixed industrial projects developed by Scannell Properties, noting tax valuation impact of these and other light industrial park properties. Mr. Anderson also noted the presence of supporting electrical infrastructure in the area. He noted the lack of inquiries for residential development to the current property owner and inventory of other residential land area. Ms. Schumann drew attention to an additional comment received after posting of the agenda packet from Greater MSP which supported light industrial land uses. • Holly Neuman, a Big Lake resident, asked if it would be possible to host a public hearing for residents to decide and vote on best use of the land and suggested residential to overlook Bertram Park. Mr. Tapper said that tonight’s item includes the public hearing and welcomed comments. DR A F T Planning Commission Meeting Minutes – April 7, 2026 8 • Ms. Neuman suggested an additional citizen public meeting given additional information available on data center development. Mr. Kothenbeutel brought attention to the process for the development and adoption of the 2040 Plan itself. He noted the numerous public engagement efforts associated with that process and the detailed review of the document at that time. The designation of land use for these properties was evaluated at that time, again in 2025, and now again as the City considers future growth. There have been numerous public comment opportunities. • Ms. Van Den Boom noted the subject property is within the township. She expressed concern regarding township representation and the City’s handling of the matter. She recommended notifying township residents beyond minimum requirements to allow participation in decision-making. She also expressed concern about potential impacts of future development on the community. Mr. Kothenbeutel responded that the prior request for amendment to the guidance was properly noticed. He reflected on community feedback he has received on data center development to-date. He expressed appreciation for all of the public comment and stressed a review of facts to determine the City’s best interests in land use matters. Mr. Tapper indicated that the discussion for the subject hearing needs to focus on the land use discussion for the subject area. Mr. Grittman clarified that the orderly annexation area has been established by agreement between Township and City of Monticello. The land use authority for planning in the area is granted by the terms of the agreement with the township. He said for both the prior comprehensive plan consideration and this hearing, a mailing to surrounding property owners was sent, albeit not required for comprehensive plan land use amendment. • Mr. Van Erp stated concern regarding tax base loss for surrounding residents if a data center is developed. • Mr. Lusti indicated that he did not receive the notification for the prior hearing. Mr. Christianson noted that prior discussions on land use have included the notation that comprehensive plan designations can be amended by the City. He also noted some of the terms of the annexation agreement, which require petitioning by the property owner. DR A F T Planning Commission Meeting Minutes – April 7, 2026 9 Mr. Christianson indicated his desire that the Planning Commission review and hold a public hearing on the matter; his concern is whether it is appropriate for a data center development. He also referenced the processes involved in land use decisions. • Ms. Neuman inquired how the Friends of the Bertram Park members assessed the situation regarding the neighboring land and how a data center could potentially support parkland. Mr. Kothenbeutel spoke about how some communities have seen data center development create positive impacts for parkland and for the surrounding community. • Bill Saville, 310 Vine Street, stated concerns about the definition for light industrial as it relates to data centers and their potential for power consumption and water usage. Mr. Kothenbeutel stated that the concerns expressed are all reasons for creating an ordinance. • Mary Haley, 9177 Orchard Lane, spoke of her general concerns on data centers for noise pollution, employment and operations, development timelines, and changing technology concerns. Mr. Tapper re-stated that the agenda item relates to land use guidance for the subject properties, not a specific use or data center project. Mr. Tapper suggested closing the public hearing for the item. Mr. Grittman suggested to Commission that the public hearing remain open and continue the hearing to a future meeting for community feedback on the discussion based on Commission’s direction as related to this matter. Mr. Grittman clarified that staff is seeking direction on whether to study a larger area for land use guidance, or these parcels alone. At that time, staff will bring back additional information for Commission review and comment. Ms. Schumann stated that Council directed the Planning Commission hold a hearing on the land use guidance for these four parcels. Staff did not want to presume that Commission wanted to evaluate land use for these four parcels exclusive of the discussions the Commission has had on housing and light industrial land use supply. She further clarified that the range of land use designation is fully open to the Commission; staff would like to bring analysis forward to you in that regard, either for these four parcels or as related to a larger study of residential land uses. DR A F T Planning Commission Meeting Minutes – April 7, 2026 10 ANDREW TAPPER MOVED TO CONTINUE THE PUBLIC HEARING AND POSTPONE ACTION ON AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN FOR LAND USE GUIDANCE, DIRECTING STAFF TO BRING FORWARD ANALYSIS ON THE SUBJECT PARCELS AS INDICATED. Ms. Robeck confirmed that his motion did not include a broader housing study. Chair Tapper confirmed that his motion is to focus on the four subject parcels specifically. ROB STARK SECONDED THE MOTION. Mr. Stark asked if the noted discussion would occur at the next regular meeting date of May 5, 2026 for consideration by Planning Commission. Mr. Tapper confirmed and restated his desire focusing on these four parcels. MOTION CARRIED UNANIMOUSLY, 4-0. Ms. Schumann confirmed that the public hearing is continued and that staff would compile an analysis on the four subject parcels to be reviewed at the May meeting. D. Consideration of an Amendment to the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, § 153.041 Districts Established for the creation of a new zoning district to include public and quasi -public uses; and any other related sections of text necessary to define and regulate public and quasi-public uses within the City Applicant: City of Monticello Ms. Schumann indicated that as staff applies the zoning ordinance to development, staff evaluates whether amendments to the ordinance are needed to address changing trends or conditions. A larger amendment related to the definition of public uses was considered following a recent minor amendment. As staff prepared its research for the item, Ms. Schumann indicated that an amendment requires further research. There is therefore no ordinance for review. Staff recommends opening the hearing, taking comment, and then tabling action. Ms. Schumann stated that as a tabled item, rather than postponed, any reconsideration will require a new notice. The Commission discussed the administrative procedures dedicated to the public hearing. It was confirmed that the Commission should open and close the hearing for comment. No comment is required to be taken given the lack of information. It was also confirmed that the action will be tabled. Mr. Tapper opened the public hearing portion of the agenda item. DR A F T Planning Commission Meeting Minutes – April 7, 2026 11 • Lisa Keenen, 8270 State Highway 25 NE), commented on the confusion related to the hearing and item. Mr. Tapper closed the public hearing portion of the agenda item. ANDREW TAPPER MOVED TO TABLE ACTION ON RESOLUTION NO. PC-2026-13. ROB STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 5-0. The item was tabled for consideration; further discussion and decision on the agenda matter will continue to a future meeting. 3. Regular Agenda None 4. Other Business A. Community Development Director’s Report Ms. Schumann reported on the Twin Pines project from the February 2026 Planning Commission meeting stating that three resolutions were considered. The item was removed from the Consent Agenda for further discussion, then approved by City Council, 4-1 on February 23, 2026. Ms. Schumann highlighted recent legislative discussions involving housing and zoning preemption. Ms. Schumann explained the continued discussions by the City Council toward finalizing a zoning ordinance for data center planned unit development. She said the City attorney was present at the April 6 workshop to answer Council questions pertaining to authority and specific ordinance provisions. A date has yet to be determined for Council consideration and decision. Ms. Schumann said a workshop for discussion relating to floor -area-ratio (FAR) requirements will be considered based on additional research by staff. Ms. Schumann shared updates on construction projects and City events included in the report, notably relating to the Downtown revitalization efforts and noted staff continues to interview for internal senior planner position. 5. Adjournment RICK KOTHENBEUTEL MOVED TO ADJOURN THE APRIL 7, 2026 REGULAR PLANNING COMMISSION MEETING. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0. MEETING ADJOURNED AT 7:54 P.M. DR A F T Planning Commission Meeting Minutes – April 7, 2026 12 Recorder by: Anne Mueller__ Date Approved: May 5, 2026 Attest: ___________________________________________ Angela Schumann, Community Development Director DR A F T MINUTES MONTICELLO PLANNING COMMISSION WORKSHOP Tuesday, April 7, 2026 – 5:00 p.m. Monticello Community Center, Academy Room Commissioners Present: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Rob Stark Commissioner Absent: Teri Lehner Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Bob Ferguson, Tyler Bevier Guest Present: Scott Cutsforth, Monticello resident 1. General Business A. Call to Order Chair Andrew Tapper called the workshop of the Monticello Planning Commission to order. B. Roll Call Mr. Tapper did not call the roll but noted to the absence Commissioner Teri Lehner and Council liaison Christianson. C. Discussion on Amendments to 2040 Vision + Plan and Zoning Ordinance for single- family housing goals Community Development Director Angela Schumann referenced the March 2025 joint workshop housing and on-going discussions on housing goals for the city. She noted that the current workshop discussion would focus on lot area, width and design standards and walked through the summary of past discussions. Ms. Schumann indicated that of note for discussion will be points where the comprehensive plan guidance or feedback from the Commission did not directly align with the current zoning ordinance. 1. Estate Residential (ER) – Ms. Schumann noted that the 2040 Plan allows up to 2 dwelling units per acre. The Residential Amenities District (R-A) zoning district allows up to 2.7 units/gross acre. Given the Commission’s past feedback to specify for gross density within the 2040 Plan, the current R-A zoning supports a higher density than the 2040 Plan based on the allowable lot areas. Mr. Grittman said that while the R-A zoning was not used often, the City has held firm to the need to accommodate this type of district to meets its goals. Planning Commission Workshop Minutes – 04/07/2026 2 Ms. Schumann noted the differences between land use and zoning ordinance. Mr. Grittman explained that the costs to develop the infrastructure to serve larger lots and overall market trends presented challenges for development of larger lot housing. Council liaison Christianson joined the workshop. There was discussion regarding the opportunity and challenges for this type of housing for Monticello relative to adjacent communities. Mr. Tapper suggested that while the current market may not support estate development now, the City should have clearly set the development expectations and standards. Ms. Schumann pointed out the comparison in tax valuation on a parcel of land that accommodates one large home on a large lot, versus two comparably larger homes on smaller, but still substantial sizes lots. Ms. Schumann said R-A zoning had been applied to R-1 lots by planned unit development in the past, noting Carlisle Village as an example. The common use of PUD was also noted. Mr. Tapper asked for clarifications pertaining to gross and net densities within the 2040 Vision + Plan. Mr. Grittman said the calculations may appear to align, but the comprehensive plan’s proposed gross density does not count wetlands, unbuildable elevations, and other complexities, which would result in the “net” available land that the zoning ordinance lot areas are based on. Ms. Schumann explained the need for clarity and consistency in both the 2040 Vision + Plan and zoning. She also noted that the City would anticipate slower growth for Estate Residential areas. Commissioners and staff discussed the lot sizes that might be considered estate residential, ranging from the 16,000 required by code to as much as 2 acres. Mr. Christianson referred to the desire for more estate residential, although the market demand was low. He noted that the presence of land areas with higher amenities, such as those near Bertram Park and areas near Lake Pelican and the Monticello Rod & Gun Club are better suited for estate residential. Ms. Schumann brought attention to the Schulender property adjacent to Bertram Park and availability of City utilities. She provided context to the Spirit Hills South parcel designated low density may have considerable qualities for Planning Commission Workshop Minutes – 04/07/2026 3 estate residence while working with terrain, utilities, and other development complexities. Members exchanged perspectives on density and market demand for estate residential regarding individuals, moreover developers. They discussed construction costs and challenges related to extending City infrastructure and noted that these factors are not aligning economically. Ms. Schumann noted that the Estate Residential designation was developed with the Monticello 2040 Vision + Plan and reflective of the R-1A/R-A zoning developed for Carlisle Village and Hillside Farms, with the goal of developing larger lot sizes and larger homes. Ms. Robeck recalled past discussion for one-half acre parcels for larger home development. Commissioners and staff ultimately decided to continue discussion forward to another workshop. 2. Adjournment By consensus, the workshop ended at 5:59 p.m. Recorder by: Anne Mueller__ Date Approved: May 5, 2026 Attest: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 05/05/2026 1 2A. CONTINUED PUBLIC HEARING - Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re-guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area. Applicant: City of Monticello Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 05/05/2026 Council Date (pending Commission action): 05/26/2026 Additional Analysis by: Community Development Director, City Administrator, Public Works Director/City Engineer, Park, Arts and Recreation Director, Assistant City Engineer, Economic Development Manager ALTERNATIVE ACTIONS Decision 1: Consideration of amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation”, re-guiding certain parcels from the Light Industrial Park land use designation to other land use designations, and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area 1. Motion to adopt Resolution PC-2026-20 recommending approval of amendments to the Comprehensive Plan reguiding land use designations on certain properties as noticed with land use guidance as shown on Exhibit A of said Resolution and based on findings to be made by the Planning Commission and directing staff to prepare a resolution for Planning Commission consideration. 2. Motion to adopt Resolution PC-2026-20 recommending denial of amendments to the Comprehensive Plan reguiding land use designations on certain properties as noticed 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 postpone action to the regular Planning Commission meeting of June 2, 2026 on a recommendation for amendment to the Comprehensive Plan reguiding land use designations on certain properties as noticed. REFERENCE AND BACKGROUND Property: Legal Description: Lengthy Legal – City Hall PID #: 213-100-161101 Planning Commission Agenda – 05/05/2026 2 213-100-152205 213-100-103300 213-100-094400 213-100-094400 Planning Case Number: 2026-07 Request(s): Amendments to the Comprehensive Plan reguiding certain parcels from the current LIP, Light Industrial Park designation and including any other amendments to related sections of Chapter 3 necessary to regulate land use for the subject area Deadline for Decision: NA Land Use Designation: LIP, Light Industrial Park Zoning Designation: NA Overlays/Environmental Regulations Applicable: NA Current Site Uses: Agriculture Surrounding Land Uses: North: Park/Conservation and Industrial East: Industrial and Rural Residential South: Rural Residential West: Park/Conservation and Rural Residential Project Description: The City Council requested a reevaluation of the appropriate land use for the subject parcels, based on recent discussions related to the City’s housing goals and the existing land use patterns in the area. At its April 2026 meeting, the Planning Commission decided to study the subject area specifically, holding the study of other land uses and areas of the city to a later date. ANALYSIS: Context The City Council directed the Planning Commission to hold a public hearing to examine the comprehensive plan land use designation for four parcels re-guided to LIP, Light Industrial Park in 2025. The parcels total approximately 106 acres. The City’s comprehensive plan is the Monticello 2040 Vision + Plan, adopted in 2020. The Comprehensive Plan is a decision-making guide for the City and provides the goals, strategies, Planning Commission Agenda – 05/05/2026 3 and policies for community growth, balancing social, economic and environmental considerations. Most other City policies and regulations regarding growth and development are based on the Comprehensive Plan. The Plan includes land use classifications or designations which provide the general and expected purpose for land within the community, accompanied by a future land use map. These designations guide the location and character of development as the community grows and considers land use decisions. The land use designations for the four noted parcels are the subject of this evaluation. At the time of the 2040 Plan’s adoption, the land use designations for these parcels included ER – Estate Residential, MN – Mixed Neighborhood, CRF - Commercial-Residential Flex, and one 30- acre parcel designated LIP - Light Industrial Park. The land use designations followed existing parcel lines. A comprehensive plan amendment reguiding the parcels to LIP was approved in 2025. The prior and current Future Land Use Maps from the 2040 Plan are shown below, with the subject parcels outlined in blue. The boundary line for the City is shown in the bold black line on the maps. Prior Future Land Use Plan as Adopted 2020 Future Land Use Plan Adopted 5/27/25 The subject parcels are not currently annexed to the City of Monticello but are within Monticello Orderly Annexation Area (MOAA) boundary. The City guides land use within the MOAA in the 2040 Plan, subject to annexation under the terms of the current Monticello Orderly Annexation Agreement and development interest. Planning Commission Agenda – 05/05/2026 4 Following the 2025 amendment to the Comprehensive Plan that changed the land use map for these parcels, the City began examining its housing goals and related land use imperatives for residential property. The examination and analysis resulted in additional clarity about the goals for residential neighborhoods, including where and how to allocate areas of higher-end and high-amenity residential development. The Commission’s discussion and direction placed a stronger emphasis on the need for single family housing styles as well as interest in preserving unique lands for Estate Residential housing. The 2040 Plan includes policy statements supporting life-cycle housing and strategies encouraging estate residential housing. The City’s land use planning seeks to provide for a full- range of housing options, balancing the opportunity for larger lot and home development with affordable or entry-level housing, and middle-range housing development. High-end or “move-up” housing is an important component of the spectrum of housing opportunities. Move-up housing is typically more dependent on amenities – both natural and developed – than neighborhoods accommodating more traditional single-family lot and home patterns. The interest in managing land areas for Estate Residential is clearly reflected in the 2040 Plan statements. The recent review of how to best implement these policies coupled with the character of land within the community’s planning area contributed to the direction to review lands suited to this type of land use. Comprehensive Plan Land Use Amendment Criteria Analysis The City’s land use decisions are based on criteria outlined in the City’s Zoning Ordinance for Comprehensive Plan Amendments. Amendments to the 2040 Plan are based on these criteria. The consideration of amending the land use guidance for the subject properties therefore begins with this evaluation. (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; Staff comment: The changing condition in this case would be the City’s continuing examination of its housing supply and policies, which include focusing on a full range of housing opportunities and preserving amenity areas for higher-end housing. City boards have given direction to more clearly identify single-family housing opportunities as a priority, specifically to identify land within the City’s growth area that will support a missing or shortage of amenity-based housing. Planning Commission Agenda – 05/05/2026 5 (b) Whether the proposed amendment is consistent with the guiding principles of Comprehensive Plan; Staff Comment: This criterion requires the City to evaluate the balance between its goals for the preservation of high-amenity residential land and the City’s expressed interest in the accommodation of Light Industrial Park development for economic development goals. Site context and other factors weigh heavily in choosing the appropriate land use for this specific area. In this case, the proximity to the Bertram Chain of Lakes Regional Park edge is a unique and limited asset, whereas most other land uses, including light industrial uses, can be located in other areas of the community. (c) The extent to which the proposed amendment addresses a demonstrated community need; Staff Comment: Both residential and light industrial land use categories can fulfill this criterion. The need for land areas in support of either of these desired uses is evaluated in context of what other land resources are available to meet those goals and needs. While opportunities for housing of several types exist within the boundaries of the subject property, the quality of those opportunities varies when considering the surrounding land uses, transitions between uses, and the character and the amenities of the subject and surrounding land area. Further, this area’s guidance is also considered within the context of other guided future housing and industrial areas, both within the City’s boundaries and within the MOAA. Taken together, this analysis supports converting a portion of the subject area to the Estate Residential and Mixed Neighborhood categories, relying on the extensive power line corridor as a buffer space to industrial land. (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; Staff Comment: This standard relates to the general review criteria for land use regulation. Often, these protections are applied through zoning and site planning and design more than raw land use considerations. Certainly, industrial land uses will have differing impacts both in type and in scale than residential uses. Mitigation of negative impacts is the imperative for any land use decision. In this regard, by managing transportation design in and through the area, the residential and industrial uses can both be supported in appropriate locations for the subject parcels. Planning Commission Agenda – 05/05/2026 6 (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; Staff Comment: For this standard, the City commonly evaluates the capacity of existing systems to facilitate the proposed land use as well as supplemental considerations necessary to support the use. Additionally, the language gauges the impact of the use on existing conditions, including the natural environment. The immediate proximity to the Bertram Chain of Lakes natural area leans heavily toward a residential classification on the westerly edge of the property, given the types of expected impacts of industrial development combined with the unique and limited opportunity to capitalize on the proximity to the natural resources at Bertram. (f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the city; Staff Comment: While the prior criterion emphasizes impacts on physical and natural systems, this expands the scope of review to compatibility of a particular use with the existing long-term land uses in the area. To the west and south, the site abuts natural areas and large-lot rural-residential neighborhoods. These neighborhoods are guided to accommodate higher densities if they annex to the City and redevelop. Both existing and future land uses are relevant to the land use evaluation. As such, a land use designation other than industrial would be the most compatible with existing, or even future land uses, particularly in view of detailed site design considerations for either option. There are significant infrastructure facilities (in the form of extensive electric power transmission lines and a gas line) in this area. These types of infrastructure can impact the suitability and development capacity of certain lands for various land uses. However, much of Monticello’s residential landscape incorporates power transmission of some scale, while accommodating a wide variety of residential development. Thus, while this type of infrastructure is a factor to be considered in guiding land use, it alone does not impede residential development in many areas. The north and northeast boundaries of the site abut land used or guided primarily for industrial use. The Xcel Energy electrical substation to the north, undeveloped industrial land to the east/northeast, and a common boundary with rural residential uses in the southeast. Planning Commission Agenda – 05/05/2026 7 Land use planning for this area envisions that Dalton Avenue NW would extend to the southwest and then south to connect to School Boulevard. This “minor collector” road extension would have the benefit of creating a reasonable separation between more intensive light industrial areas to the east and lower density residential areas to the west. With these factors in place, residential land would be less desirable in the northeast corner of the subject property. It is always necessary for heightened scrutiny where industrial uses abut residential, as they often will. The City’s zoning regulations are built to account for the additional buffering and screening when the conditions present themselves. Site design considerations become paramount when it is not possible to fully separate less compatible land uses. In this case, the powerline corridor facilitates this buffering, separating residential and industrial uses by a broad undevelopable zone. Where light industrial uses are adjacent to residential, the city’s zoning regulations provide for increased setbacks and buffering. (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; Staff Comment: The Planning Commission’s study of this area is intended to reexamine the land use guidance that will best meet the City’s goals for both housing and economic development. The Commission is analyzing transitions between existing and future land uses and how proposed municipal services will serve growth areas, both for the subject site and within the context of the city’s planning area. This specific criteria evaluation is examined in more detail in the land use recommendations which follow. (h) Whether the proposed amendment is consistent with the purpose of this chapter. Staff Comment: The “purpose of this chapter” is ultimately the achievement of the City’s goals and policies relating to the nature of the community that the Comprehensive Plan seeks. Naturally, it is preferred that land use direction changes only occasionally. However, as noted in the initial criteria cited above, when change in policy or goals is expressed, there is reason to ensure that the City’s guiding land use document reflects that change. Land Use Recommendations While the prior and current land use designations follow parcel lines, that is not a requirement for guiding land use. In fact, given the characteristics and infrastructure (both existing and Planning Commission Agenda – 05/05/2026 8 planned) of the subject area, a land use pattern which considers these factors is most appropriate. Westerly Portion of the Subject Property When considering the land use guidance for the subject parcels, adjacency to the Bertram Chain of Lakes Regional Park is a significant factor. Moreover, the property adjoins several rural residential parcels, many of which are 5 acres in size or more. This very low-density pattern, in combination with the regional park, strongly suggests that the westerly portion of the area would be suited to the Estate Residential designation. While a denser residential land use designation could also fit this area, higher density development is most often located in areas with a different set of amenity characteristics, including proximity to major collector road networks, services, and community facilities. Low density residential development is commonly supported by local roadways, and areas with natural amenities such as woodlands, water resources, and viewsheds as high-amenity site locations. A potential concern for the reasonable development of Estate Residential in this area is the potential for intrusions by existing or future industrial uses in the larger area, as well as the concentration of power transmission lines that bisect the property. Thus, the question is if it is possible to design a land use pattern that capitalizes on the natural resource amenity but minimizes the potential issues of non-residential traffic and power line visuals. In this regard, the prior land use plan designated Estate Residential for the northwesterly 41 acres of the Spike property, relying on the existing parcel boundaries for the extent of the land use guidance. The southwest corner of the subject land (a parcel of 27 acres) was designated as Mixed Neighborhood, again relying on the property boundaries to define the land use edge. Staff suggest this approach encourages the idea that the power line corridor eliminated Estate Residential as a viable option for the full 41-acre site. A more closely scaled view of the site reveals the possibility that the land uses in the westerly portion of the parcels can support residential use, particularly high-amenity housing opportunity. By assigning Estate Residential to the areas adjacent to Bertram Park and rural residential areas and reserving the middle portions for a medium-density residential use, the assets of the park can better facilitate the Estate Residential option. A low-rise attached development can create the transition from west to east from the very low density to the power line corridor. Addressing the road patterns, including non-vehicular transportation (bicycle, pedestrian, etc.) can also help fit these uses to the property, and take advantage of the separation that the wide transmission corridor creates, which is approximately 250 feet of easement-encumbered land. Planning Commission Agenda – 05/05/2026 9 This pattern also supports residential land use designations with varying densities, supporting the variety of housing options stated by the 2040 Plan. In terms of considering other land uses in this area, commercial uses would be unlikely for this area, given the lack of reasonable access, and the lack of visibility. These two factors most influence commercial/retail location and are the most common factors the City uses to guide commercial land use. While the City has previously guided industrial use for this area given access to utilities and a future road network, industrial uses would have the potential to create negative impacts for the regional park, particularly as this area of the park is the natural, low activity portion of the space. Further, as noted in the analysis above, there is limited access to natural resources of this size, character, and proximity to the current city limits for Estate Residential housing. As the City prioritizes single-family housing, these types of supporting amenities are a critical component of consideration. Easterly Portion of the Subject Property The study area includes two parcels to the east of the powerline corridor. One of the parcels is a property of 30 acres which adjoins industrial lands on two sides. The fourth parcel of approximately 8 acres connects the other three parcels to 90th Street. The 8-acre parcel is encumbered almost entirely by power line transmission easements. Dalton Avenue NE provides access to this area from the north, through the Otter Creek Business Park to Chelsea Road. The initial version of the 2040 Comprehensive Plan designated the 8-acre parcel as “Commercial-Residential Flex”, a mixed-use designation that accommodates a variety of land uses. However, there is no practical option for these uses on this site due to the easements. On the other hand, the easement provides an opportunity for access necessary to support circulation serving future development of the other three subject parcels, and connections to other roadways in this west area of Monticello. Land area remaining on either side of a potential access connection could support the adjoining parcels and land uses to either side. The 30-acre parcel adjoins the Xcel Energy First Lake substation, Otter Creek Business Park on two sides, and up to four existing residential parcels on the south and east. This parcel had been guided Light Industrial Park prior to the 2025 amendments and retained the designation with the 2025 amendment. This parcel is the only one of the three developable parcels that has available road access. Subject to new road infrastructure, there would be approximately 25 acres of development land. Light Industrial Park uses continue to appear to be the most logical for this area given road access, adjacent land uses and the need to continue to balance residential and economic development goals for this area. Planning Commission Agenda – 05/05/2026 10 Although the prior Monticello 2040 plan envisioned some supply of commercial land use might be possible in the small parcel along 90th Street, staff does not believe this is likely to be a viable option in this area given the extent of the encumbrances. By providing for strong connections to Chelsea Road and Highway 25 via the future School Boulevard, residents of the area will also continue to have convenient access to commercial services. Concept Illustration To illustrate the land use configuration described in this analysis, staff prepared a high-level concept plan, proposing four land use designations for consideration. The plan illustrates a conceptual street layout that creates access opportunities for residential land uses. The proposed street network avoids encouraging residential travel through the industrial areas to the north and likewise discourages industrial traffic through residential areas. The street layout is designed to connect to 90th Street, and the future extension of School Boulevard, again in ways that would discourage the mixing of residential and industrial traffic. These roadway networks are conceptual only and would be designed and constructed by and with development as it occurs. The street design extends Dalton Avenue NE from its current terminus at the Xcel substation, turning west to the powerline corridor, then south eventually to 90th Street. The street routing is intended to encourage most truck traffic to travel north to Chelsea Road and avoid southbound truck traffic to the future extension of School Boulevard. The concept further envisions a roundabout connection to School Boulevard and 90th Street, offset due to the location of the transmission line structures. The concept plan shows the lands west of the power line corridor as a mix of residential land use designations. Connecting to the extended Dalton Avenue is a conceptual local street which would create a loop to serve the residential areas on the west side of the site. The initial stretch of this road would provide access to each of two 7-8 acre parcels proposed as Mixed Neighborhood, with the expectation that the land uses would be limited to low-rise attached housing, such as twin homes or townhouses. This pattern creates a buffer of approximately 600+ feet between the proposed Estate Residential land use area and the powerline corridor. The design incorporates the City Engineer’s office recommendation for local roadway connections to Dalton Avenue based on the number of conceptual housing units. The power lines are not viewed as a significant detriment to the attached housing style, given the many existing examples of developments near electricity corridors, freeways, or similar elements. Abutting the parkland and rural residential neighborhoods, the plan shows an area of Estate Residential, served by a street that loops from the extension of Dalton. The plan shows very large parcels, averaging more than three-quarters of an acre (32,000 SF+), with widths of 125+ feet and depths of 250-300 feet. The concept demonstrates more than 50 such lots could be Planning Commission Agenda – 05/05/2026 11 accommodated with this land use pattern. Within the zoning regulations of the current City’s corresponding zoning district, R-A – Residential Amenities, this count could be increased. An area of Low-Density Residential land use guidance is shown as a further transition between the Estate Residential and Mixed Neighborhood, although the City may wish to consider Estate Residential land use for this area. In its consideration, the Commission should provide additional direction on guidance for this area as Estate Residential or Low Density Residential. The layout of the Estate Residential also accommodates a potential trail connection directly to Bertram Chain of Lakes Regional Park and a potential connection to its existing trail system. This would benefit both the large lot areas and the attached housing development. For the two Mixed Neighborhood components shown in the concept plan, densities of approximately 4-6 units per acre would yield a total of 60-80 units. Proximity to the park (even though not directly abutting) would likely provide an attractive incentive for the development of these areas. In all, the residential development west of the power lines would be upwards of 130 dwelling units on 68 gross acres, an average of about 2 units per gross acre. The east side of the property is shown to retain its current (and long-term) land use designation as LIP, Light Industrial Park and Dalton Avenue access to 90th Street. There are approximately 26 net acres in this area, accounting for right of way necessary for the Dalton Avenue extension. Without subdivision, this area would accommodate as much as 500,000 square feet of industrial development. STAFF RECOMMENDED ACTION Staff’s recommendation is a revised land use pattern that is less dependent on existing property/parcel boundaries, and more responsive to the existing land use pattern and the City’s goals for land use planning overall. The recommendation is based on the City’s existing goals for the development of a full range of housing opportunities, and more recent focus on housing which engages the potential of high-amenity natural resources. The recommendation also balances the City’s goals for economic development, retaining light industrial land area along planned roadway and utility corridors. An amended land use pattern supporting residential uses on the west portion of the subject area and industrial on the east better reflects the existing land use pattern, particularly the asset of the adjacent regional park. Accommodating industrial uses on the west side of the subject area would require extensive site improvements and buffering to avoid the inevitable conflicts such uses may create. Residential uses in this area would take advantage of proximity to the park, enhancing the value of this natural resource for the development of high-amenity housing. Planning Commission Agenda – 05/05/2026 12 The recommended land use pattern suggests varying residential land use designations which would result in lot and home development variety in alignment with the 2040 Plan policies. The suggested land use pattern utilizes the powerline corridor as a separation between land uses. The recommendation guides industrial uses to the east, reflecting the bulk of the adjacent land uses, and extending light industrial land use opportunity to the south from Otter Creek Business Park. Buffering from existing rural residential to the south would be required, regardless of the type of light industrial development. SUPPORTING DATA A. Resolution PC-2026-20 – Comprehensive Plan Amendment B. Aerial Site Image C. Aerial Site Image with Reference to MOAA and City Boundary D. Concept Land Use Illustration E. Monticello 2040 Vision + Plan, Future Land Use Map F. Monticello 2040 Vision + Plan, Excerpts G. November 3, 2025 Planning Commission Workshop Minutes H. August 5, 2025 Planning Commission Workshop Minutes I. March 31, 2025 Joint Workshop Minutes J. Power Line and Gas Easement Illustration K. Powerline Corridor Reference Images L. 2025 City Council Report – Request for Land Use Map Amendment M. Hillside Farms and Carlisle Village Reference Information N. Citizen Comment Letters and Information CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-20 1 RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO 2040 VISION+PLAN (COMPREHENSIVE PLAN) RELATING TO THE LAND USE GUIDANCE OF THE FOLLOWING PARCELS: 213-100-161101; 213-100-152205; 213-100-103300; 213-100-094400 WHEREAS, the City regulates land use through its Comprehensive Plan, the 2040 Monticello Vision + Plan, implemented through its development regulations, including its subdivision and zoning ordinances; and WHEREAS, the Comprehensive Plan guides future land uses both within the City limits and in areas of the Monticello Orderly Annexation Area (MOAA) nearby to the City’s existing boundaries; and WHEREAS, the City’s Comprehensive Plan goals and objectives for land use development include a variety of potential land uses, all necessary to maintain and accommodate the orderly growth of Monticello as a balanced and full-service community, including for residential, commercial, industrial, and institutional land uses; and WHEREAS, the City is engaged in examining its overall residential housing goals and how development of various styles of housing best achieve the community’s long-term vision; and WHEREAS, the City acknowledges the differential factors that support different land uses, including differences of type and differences of intensity; and WHEREAS, surrounding and adjoining land uses are a significant driver of compatibility of land use development; and WHEREAS, infrastructure of both public and private systems, including roads, sewer and water, private utility transmission, and other factors contribute to the execution of the City’s land use goals; and WHEREAS, the accommodation of all ranges of housing style and value, including high-end housing, are key components of the City’s housing stability; and WHEREAS, the Bertram Chain of Lakes Regional Park is a unique amenity, adjacency to which can play a major role in attracting high-end housing particularly; and CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-20 2 WHEREAS, industrial development, as currently envisioned for portions of the areas subject to this amendment resolution, can create negative impacts for the natural environment in the adjacent regional park space; and WHEREAS, the East Bertram Study Area, a component of the Monticello 2040 Vision + Plan, includes a vision for Estate Residential land uses adjacent to the natural conservation areas of the regional park; and WHEREAS, electric transmission line through the area create a natural buffer of space between differing land uses; and WHEREAS, industrial uses, already dominant in the east and north areas adjoining the study area, accommodate further light industrial use east of the transmission line corridor; and WHEREAS, a land use pattern as illustrated in the attached Exhibit A to this Resolution represents the pattern to be adopted and incorporated into the City’s Monticello 2040 Vision + Plan Future Land Use Map and appropriate related sections. WHEREAS, the Planning Commission has reviewed the proposed amendments modifying the applicable sections of the Comprehensive Plan and their effect on the City’s land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on May 5, 2026 on the draft 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 research and the written and oral public comments, as well as the recommendations of the staff report, which are incorporated by reference into the resolution, and hereby makes the following Findings of Fact in relation to the recommendation of approval: 1. 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. 2. The City’s land use goals for industrial development as identified in the Monticello 2040 Vision + Plan include an emphasis on high-wage and high-volume employment, as well as tax-base stabilization and diversification. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-20 3 3. The natural amenity value of the Bertram Chain of Lakes Regional Park provides a unique and valuable opportunity to site Estate Residential land uses, a fundamental component of the City’s interest in a balanced housing supply. 4. The proper design of the land use pattern on the subject parcels can accommodate a variety of land uses, including Estate Residential, Low Density Residential, Mixed Neighborhood, and Light Industrial Park. 5. By retaining the ability to limit such uses in a controlled fashion, and only to suitable locations, the mixed land use pattern can accommodate both the City’s economic development goals and objectives, as well as its interest in quality land planning. 6. The land use pattern can emerge related to the pattern of existing uses and landscape elements, irrespective of the current property boundaries. 7. A land use pattern of Estate Residential, Low Density Residential, Mixed Neighborhood and Light Industrial Park as illustrated in Exhibit A of this Resolution, is incorporated into this Amendment, reflecting the City’s goals for land use, housing development, and natural resource protection. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the proposed amendments to the Monticello 2040 Vision + Plan as provided in this resolution be approved, based on the findings noted herein. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-20 4 EXHIBIT A Consider Comp Plan Reguiding LIP Monticello 2040 PIDs: See Notice - Legal: Lengthy-contact City Hall Created by: City of Monticello 944 ft Birch Lake M issis s i p p i R i v er 94 94 Highway 25S StateHighway25NE H i g h w a y 2 5 Montic ello C ountr y Clu b M o n t i c e l l o North Lake M i s s i s s i p p i Rive r 94 L a k e S t S H i g h w a y 2 5 April 27, 2026 Map Powered By Datafi ± 1 in = 3,508 Ft City and MOAA Boundary Annexation Area City Boundary Estate Residential Low Density Residential Additional Connections Mixed Neighborhood Light Industrial Park Intersection To Be Determined Trail Access Power Line Easement (Approx.) Transmission Line Tower MONTICELLO 2040 VISION + PLAN 15 FUTURE LAND USE MAP EXHIBIT 3.3 City of Monticello Boundary Monticello Orderly Annexation Area (MOAA) Parcels Streets Railroad Water Bodies Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) Estate Residential (ER) Low-Density Residential (LDR) Traditional Residential (TR) Mixed Neighborhood (MN) Mixed-Density Residential (MDR) Manufactured Home (MH) Downtown Mixed-Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) Light Industrial Park (LIP) General Industrial (GI) Public and Institutional (P) Xcel Monticello Nuclear Generating Plant (MNGP) North LAND USE, GROWTH AND ORDERLY ANNEXATION 10 GROWTH STRATEGY Monticello’s growth strategy balances land use development needs with real estate market demand, and transportation and infrastructure improvement requirements to ensure an orderly and efficient use of land and resources. There is a significant amount of development potential within Monticello’s existing municipal boundary and even greater potential in the surrounding MOAA. Therefore, for the next 20 years, the general growth strategy prioritizes development of remaining available vacant land within existing boundaries and the downtown and surrounding area before substantially developing and annexing land within the MOAA. The growth strategy has three objectives: • Encourage growth which creates a strong and vibrant place to live, work, shop and recreate, with focused infill development and redevelopment to create a vibrant downtown and core community; development which provides a range of housing, employment and economic opportunity; development which provides both a walkable community and safe multi-modal transportation options; and development which sustains and enhances the natural amenities of Monticello. • Support investment and reinvestment within the existing city boundary of Monticello, directing development into areas of Monticello already serviced or planned to be serviced by roads and utilities, while also thoughtfully designing and limiting development within and around sensitive natural areas. • Ensure the managed development of appropriate and compatible land uses which is resilient to shifts and changes in the economy, real estate market and consumer demand, and responds to a changing tax base. Another aspect of the growth strategy is the designation of significant portions of the MOAA as a Development Reserve. This is land reserved for an extended, longer-term growth horizon beyond 2040 and the time horizon of this Comprehensive Plan. However, some development in the MOAA is likely to occur before 2040 and Monticello should adjust its land use policies and decision- making with some measure of flexibility to accommodate new development proposals as they occur. As long as development proposals meet the overarching land use planning goals presented in this Comprehensive Plan, an amendment to the Plan is the proper procedure for consideration of such projects. Consideration for projects in the MOAA and annexation requests will follow the current annexation agreement parameters, or any future amendments to the agreement. Growth and development within the MOAA would naturally follow the existing roadway network and its potential for expansion as well as the availability of utility infrastructure, specifically sewer and water lines provided as City services. Specific projects will require analysis of utility and infrastructure needs, roadway network capacity, as well as land use compatibility. Given the MOAA’s existing land area and its growth potential, its full development build-out would occur over a much longer time period, extending beyond the 20-year timeline of this plan. Land in the Monticello Orderly Annexation AreaBriar Oakes Residential Property, Source: City of Monticello MONTICELLO 2040 VISION + PLAN 21 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Complete Neighborhoods Goal 2: A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. Policy 2.1: Neighborhood Diversity & Life-Cycle Housing Sustain a diverse array of neighborhood character and housing types throughout Monticello. These will range from estate residential to established traditional neighborhoods, to new planned subdivisions and conservation development, and neighborhoods oriented around a center or activity generator. The unique design elements that define each neighborhood should be protected and enhanced in the future including its housing stock, parks and public infrastructure. Strategy 2.1.1 - Adopt zoning regulations that allow for a wider diversity of housing types, identify character defining features and encourage a center of focus for each neighborhood. Strategy 2.1.2 - Encourage opportunities for residents to stay in Monticello, with additional options for estate residential, senior living, and other life-cycle options. Strategy 2.1.3 - Amend zoning regulations as necessary to allow for small-lot single family homes, neo-traditional housing styles, cottage homes, accessory dwelling units (ADUs), and mansion style condos. Strategy 2.1.4 - Encourage housing options which incorporate Universal Design to promote equity in housing choice. Strategy 2.1.5 - Consider allowing Accessory Dwelling Units (ADUs). MONTICELLO 2040 COMPLETE NEIGHBORHOODS EXCERPT - CHAPTER 3 Monticello’s neighborhoods help define the city’s form and sense of place. The city’s neighborhoods will continue to evolve in the years ahead. In areas where the basic development pattern is already established continued reinvestment in the housing stock and infrastructure is encouraged with an emphasis on sustainable design in terms of private property improvement and investment, as well as capital improvements. In the outlying areas of the city where the development pattern is still evolving, new neighborhoods will be safe, healthy, attractive with a diverse population and housing stock. The planning objective for all Monticello residential areas is to make each neighborhood “complete” — with a variety of housing choices, proximity to neighborhood- scaled commercial services, community services, and neighborhood parks that serve as an identifiable center and gathering place for its neighbors and future residents. 24 IMPLEMENTATION CHART: LAND USE, GROWTH AND ORDERLY ANNEXATION GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 2: Complete Neighborhoods Policy 2.7: Locations for Higher Density Housing Generally, locate new higher density housing and mixed- use development in proximity to Downtown where there is good access to parks and open space, proximity to local-serving commercial uses, and proximity to the transportation network. Consider impacts to over concentration of multi-family uses in specific locations. Conversely, the City should discourage the use of vacant sites with these attributes for new low employee intensity or low value land uses. Strategy 2.7.1 - Amend the Zoning Map to be consistent with the Future Land Use Map and identify areas where mixed-density residential uses are appropriate. Goal 2: Complete Neighborhoods Policy 2.8: Equitable Planning Ensure that no single neighborhood or population group is disproportionately impacted by flooding or environmental burdens, city services, incompatible uses, neighborhood constraints or potential hazards. Goal 2: Complete Neighborhoods Policy 2.9 - Neighborhood Design Support the development of neighborhoods with a strong set of amenities which enhance quality of life, retain residents and support continued investment. Strategy 2.9.1 - Integrate open space, parks, street trees, landscaping, and natural features into Monticello’s neighborhoods to enhance their visual quality, create inviting and safe spaces, and improve access to nature and recreation. Strategy 2.9.2 - Create and maintain a Neighborhood Conservation Overlay zoning district to identify areas that should be developed in a manner consistent with conservation style development. IMPLEMENTATION MONTICELLO 2040 VISION + PLAN 49 IMPLEMENTATION CHART: ECONOMIC DEVELOPMENT GOAL POLICY STRATEGY ONGOING THEMESHORT- TERM LONG- TERM Goal 4: Redevelopment & Reinvestment Policy 4.2: Revitalization Support revitalization efforts for publicly owned properties and other opportunity sites throughout the community. Strategy 4.2.1 - Evaluate any development related processes or fees which could be modified to support or encourage reinvestment in targeted areas. Strategy 4.2.2 - Research and develop reinvestment programs for targeted housing areas and other sites throughout the community for long-term investment. Strategy 4.2.3 - Use strategies identified in the Community Character, Design and the Arts Chapter in revitalization projects. Life-Cycle Housing Goal 5: Goal 5 - Monticello will be a community with a wide variety of housing options that includes workforce, starter, step up, and senior housing to allow for new and existing residents to remain and age in the community. Policy 5.1: Housing to Support Employment Actively promote and seek opportunities for the development of a wide variety of housing types, styles and price points as a mechanism to support and attract employment. Strategy 5.1.1 - Continue to market workforce housing development on EDA-owned land along East 4th Street and Outlot A of Country Club Manor, or at other suitable sites in the City, including the Downtown. Strategy 5.1.2 - Maintain and update annually property availability maps for residential housing sites as identified in the 2020 Housing Report. Strategy 5.1.3 - Support efforts by private and non-profit entities to develop affordable housing projects utilizing state and federal programs based on housing supply and demand data. Strategy 5.1.4 - Examine use and application of available housing TIF dollars per the 2016 TIF Management Plan and the adopted Policy Statements for Available TIF Funds. Strategy 5.1.5 - Complete updates to the 2020 Housing Study and regular and appropriate intervals. Strategy 5.1.6 - Continue to periodically examine housing stock for aging or blighted properties and research development of programs for redevelopment and/or revitalization of existing housing. LAND USE, GROWTH AND ORDERLY ANNEXATION 30 Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths and trails Bike facilities and parking MOBILITY DEVELOPMENT FORM ESTATE RESIDENTIAL (ER) The Estate Residential designation includes land primarily used for residential purposes in the form of large estate style lots and housing. This designation includes lot sizes that are typically one-third acre or larger. Housing in this designation includes single-family detached residential units and may include detached accessory structures. These areas may have environmental constraints, such as wetlands and other natural features that preclude higher densities and may necessitate conservation style subdivision design. This designation applies to both existing and planned neighborhoods, and land within the City and Orderly Annexation Area (MOAA). • Density - Up to 2 units/acre (may be higher with Conservation Neighborhood) • Height - 1-2 stories • Lot Area - 16,000 sq. ft. minimum per unit LOT PATTERN VISUAL EXAMPLELAND USE MIX Residential • Single-Family Residential Recreational • Parks/Playgrounds Open Space • Greenways • Waterways • Sensitive Habitat 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District R-A Residential Amenities District MONTICELLO 2040 VISION + PLAN 31 Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths and trails Bicycle facilities and parking Transit or Shuttle Service MOBILITY DEVELOPMENT FORM LOW-DENSITY RESIDENTIAL (LDR) The Low-Density Residential designation corresponds to the majority of Monticello’s single-family residential neighborhoods. These areas are characterized by subdivisions of detached homes, usually on lots from 7,000 to 14,000 square feet. Housing in this designation includes single-family detached residential units as well as detached accessory structures. Other compatible uses, such as schools, nursing homes, private parks and religious facilities may also locate in this designation. • Density - 3-6 units/acre (Low-Density Residential) • Height - 1-2 stories • Lot Area - 6,000-14,000 sq. ft. per unit VISUAL EXAMPLE LOT PATTERN LAND USE MIX Residential • Single-Family • Other Low-Density Residential uses Public/institutional • Schools Recreational • Parks/Playgrounds Open Space • Sensitive Habitat 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District R-A Residential Amenities District R-1 Single-Family Residence District MONTICELLO 2040 VISION + PLAN 33 Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths and trails Bicycle facilities and parking Transit or Shuttle Service MOBILITY DEVELOPMENT FORM MIXED NEIGHBORHOOD (MN) The Mixed Neighborhood designation applies to areas of the City intended for mixed land use types including single-family detached housing, duplexes, townhomes, and medium- density multi-family buildings as well as small scale commercial uses. Residential densities in these areas generally range between 8 and 12 units per acre, corresponding to site area allowances of 3,500-5,400 square feet per unit. These areas are residential in character but could also have neighborhood serving commercial uses that provide for the sale of goods and services generally needed on a day-to-day basis. The character of these areas is defined by the limited scale of businesses operating in these designations and may include local services, offices, small-scale retail stores and childcare centers. Other compatible uses, such as schools, nursing homes, fraternal organizations, private parks and religious facilities may also locate in this designation. • Density - 8-12 units/acre (Low-Mid Density Residential) • Height - 1-2 stories • Lot Area - 3,500-5,400 sq. ft. per unit VISUAL EXAMPLE LOT PATTERN 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District TN Traditional Neighborhood District R-2 Single and Two Family Residence District R-3 Medium Density Residential District B-1 Neighborhood Business DistrictCommercial • Small Scale Office/ Retail • Daycare Centers • Personal Service LAND USE MIX Residential • Single-Family Residential • Two-Family Residential • Multi-Family Residential • Senior Living Facility Public/institutional • Schools Recreational • Parks/Playgrounds Open Space • Sensitive Habitat MONTICELLO 2040 VISION + PLAN 41 LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates a variety of light industrial uses. Uses are characterized by a higher level of amenities not required in the General Industrial designation. 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. This land use designation does not include the principal retail commercial uses found in the Employment Campus and a more limited range of commercial activities. Transportation impacts which occur are in direct support of the manufacturing or production use. The Light Industrial land use is distinguished from General Industrial land use by reduced potential for noise, visibility, truck activity, storage, and other land use impacts. The Light Industrial Designation accommodates uses such as processing, assembly, production, and fabrication manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, and industrial engineering facilities. Office uses also occur within these areas. This designation also accommodates limited local-serving commercial uses which may generate storage or noise impacts. “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 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. LAND USE, GROWTH AND ORDERLY ANNEXATION 42 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY LIGHT INDUSTRIAL PARK (LIP) CONTINUED DEVELOPMENT FORM • Floor Area Ratio (FAR): 0.50 to 0.75 • Height: Up to 4 stories • Lot Area: N/A LOT PATTERN VISUAL EXAMPLE ZONING INFORMATION 2018 Correlating Zoning District IBC Industrial Business Campus I-1 Light Industrial District LAND USE MIX Industrial • Warehousing and Distribution • Light Manufacturing • Assembly • Production & Fabrication • Research and Development • Medical Laboratories • Computer Technology Commercial • Minor Auto-Repair • Self Storage Bertram/Otter Creek Area POWERLINE CORRIDOR REFERENCE IMAGES Monticello Residential Adjacent to Powerline Corridors 29 +/- feet to easement 35 +/- feet to easement 113 +/- feet to easement59 +/- feet to easement HILLSIDE FARM PUD(R-A HOME DESIGN, R-1 LOT AREA) CITY OF MONTICELLO Hillside Farm Overall 39.78 Acres 84 Lots PUD Standards Home Two Story and Modified Two Story homes with 2,200 SF of finished floor area above grade or 1,100 SF footprint with a full basement according to R1A Standards All other R1A zoning district standards will apply Lot Area 12,000 SF minimum lots 30' Front Yard Setbacks 30' Rear Yard Setbacks HILLSIDE FARM PUD(R-A HOME DESIGN, R-1 LOT AREA) CITY OF MONTICELLO Hillside Farm CARLISLE VILLAGE 4 ADDITIONTH (R-A HOMES, MODIFIED R-A LOT AREA) CITY OF MONTICELLO Carlisle Village PUD Standards Building • Multi-level roofs, varying elevations with cascading roof planes. • Roof pitch of 7: 12 and greater. • Roof coverings providing dramatic roof shingle texture at least equal to "Horizon Shingles", "Timberline", or handsplit cedar shakes. • Soffits and gables that extend at least 12' from the exterior wall plane. • At least 20% brick, stone, or approved equal on any front, facing a public street. • Fenestration/window and door placement and detailing on any façade facing a public street that • Interrupts any wall plan exceeding 12 feet in length. • Provides shapes and character to wall planes (such as transom lites, round top shapes, small lites/bars and muntons, and the like) • Garage doors without d or with flat surfaces (such as paneled garage doors without door lites) • No more than two (2) feet of exposed plain concrete block, plain concrete, or treated wood foundation above grade. No split-entry homes in the R1A area outside of the 1st Addition. Two-story and modified two-story residential dwellings must meet: A minimum finished first floor size of 1200 square feet; A minimum of 2300 square feet finished area Full basements. Rambler residential dwelling must meet: A minimum main 1100 size of 1600 square feet. A minimum of 2000 square foot total finished area. Lot Area 12,000 SF Minimum to 41,000 SF Maximum CARLISLE VILLAGE (R-A HOMES, MODIFIED R-A LOT AREA) CITY OF MONTICELLO Carlisle Village From:Erik Anderson To:Angela Schumann Subject:Re: Comp Plan Amendment Discussion - Spike Property Date:Thursday, February 26, 2026 12:14:16 PM Attachments:image001.png image002.png Outlook-kjbntvoj.png Angela, Here are comments on behalf of Scannell Properties regarding the proposed comprehensive plan amendment to reverse the guided zoning of the Spike property. The City of Monticello unanimously approved the comp plan amendment to light industrial zoning on this site less than one year ago. Revisiting that decision so quickly creates uncertainty for developers, economic development partners, and investors who rely on the stability of the city's planning process. The Spike land is purpose-built for light industrial use given its access through Otter Creek Business Park and existing power infrastructure on site. The landowners, Mr. and Mrs. Spike noted, not a single residential developer has ever inquired let alone offered on this land for residential development. The location, access, and existing infrastructure make light industrial the clear highest and best use for this site. Scannell Properties is actively pursuing advanced manufacturing projects for this site with the support of Monticello EDC, the Minnesota Department of Employment and Economic Development (DEED), and Greater MSP. All credible, well-resourced partners who have validated the site's potential and are working alongside Scannell to meet the City of Monticello's employment and tax base growth. Redirecting this land to any other use would leave significant economic value on the table and underutilize infrastructure that is already in place. Changing the land use designation now would jeopardize active prospects and send a negative signal to the regional economic development community that Monticello is not a reliable partner for investment. Thank you for including this in the agenda packet. Thanks, Erik Erik Anderson | Scannell Properties C: 701.238.2649 | Erik.Anderson@ScannellProperties.com From: Angela Schumann <Angela.Schumann@MonticelloMN.gov> Sent: Thursday, February 19, 2026 2:41 PM To: Erik Anderson <Erik.Anderson@scannellproperties.com> Subject: RE: Comp Plan Amendment Discussion - Spike Property Erik, As this item requires a public hearing, you are able to submit your comments in writing prior to Tuesday, March 3 via email to: community.development@monticellomn.gov. The agenda packet will be posted on Thursday, February 26th, so if you would like the comments to be printed in the packet, please submit them prior to that date. You can also attend the hearing and make comments verbally. Angela Schumann From:Erik Anderson To:Angela Schumann Cc:Dan Salzer; Luke Appert/USA; Theo Petrie/USA Subject:Spike Property - Zoning Support Submittal - Maintain Light Industrial Date:Wednesday, April 1, 2026 12:21:27 PM Attachments:image610340.png Monticello MN Spike Property Land Use Proposal 4.1.26.pdf Dear Angela, We write in support of maintaining the light industrial designation for the Spike property. The City unanimously approved this comp plan amendment less than one year ago, and revisiting it so quickly creates uncertainty for development partners who rely on the stability of the City's planning process. The site's access through Otter Creek Business Park and existing power infrastructure makes light industrial the clear highest and best use. Scannell is actively pursuing advanced manufacturing projects here with the support of Monticello EDC to deliver new industry, new jobs, and expand the tax base for the community. The Spike property has had the opportunity to be developed as housing for decades; market demand simply hasn't supported it. Industrial use aligns with current demand and the City's growth goals. Please see the attached presentation for additional detail for the Planning Commission meeting. Thank you for your consideration. Erik Anderson Erik Anderson Senior Development Associate O: +1 602 844 2716 | C: +1 701 238 2649 Erik.Anderson@scannellproperties.com , www.scannellproperties.com | LinkedIn This e-mail and any attachments may contain confidential and legally privileged information intended only for the use of the individual(s) identified as the addressee(s). If you are not an intended recipient of this message, you are not authorized to read, print, retain, copy or disseminate this ​​​​ From:Angela Schumann To:Tyler Bevier Subject:FW: City of Monticello Industrial Sites Date:Monday, April 6, 2026 2:33:18 PM Attachments:image001.png Angela Schumann Community Development Director Development Services 763-271-3224 505 Walnut St, Suite 1, Monticello, MN 55362 MonticelloMN.gov | Facebook | Subscribe to E-News Email correspondence to and from the City of Monticello government offices is subject to the Minnesota Government Data Practices Act and may be disclosed to third parties. From: Amanda Taylor <Amanda.Taylor@greatermsp.org> Sent: Monday, April 6, 2026 11:45 AM To: Angela Schumann <Angela.Schumann@MonticelloMN.gov> Subject: City of Monticello Industrial Sites Dear Angela, I hope you are doing well. I understand that the Planning Commission is discussing consideration of an amendment to the comprehensive plan that woulc impact land currently guided for industrial use. We appreciate the thoughtful approach Monticello continues to take toward growth and development and we value the strong partnership we’ve built in supporting the community’s long-term economic success. We also appreciate how Monticello has consistently demonstrated a clear understanding of how strategic industrial development contributes to job creation and a strong, sustainable tax base. That leadership has positioned the City well within the broader Greater MSP region, particularly as demand for high-quality industrial sites continues to grow. We understand that the land known as the Spike Property is the group of parcels under consideration for reguiding. We know this site has been considered for competitive industrial projects. The site’s adjacency to the City's Otter Creek Industrial Park, along with its access to significant power infrastructure (including an Xcel substation), make it especially compatible and well-suited for industrial use. As regions across the country continue to compete for industrial investment and job- creating projects, maintaining a strong inventory of development-ready industrial sites is important. We are excited to work alongside Monticello and the Wright County Economic Development Partnership to ensure Monticello, as well as the broader region, remain competitive and well-positioned for future growth. Please don’t hesitate to reach out if it would be helpful to discuss further, as we always welcome the opportunity to connect. Thank you for your time and continued partnership. Amanda Amanda Taylor Vice President, Business Investment GREATER MSP Partnership 864.385.4625 amanda.taylor@greatermsp.org 370 Wabasha St North | Suite 1900 | Saint Paul, MN 55102 scannellproperties.com APRIL 7TH, 2026 scannellproperties.com PRESENTATION FOR: MONTICELLO, MN PLANNING COMMISSION MEETING Scannell’s expertise extends to a myriad of product types including industrial, office, and multifamily. CORE MARKET SEGMENTS DISTRIBUTION/ WAREHOUSE OFFICEMANUFACTURINGE-COMMERCE/ FULFILLMENT CENTERS MULTIFAMILY HOUSING DATA CENTERS COLD STORAGE MEDTECH/ LIFE SCIENCE TWIN CITIES DEVELOPMENT Over 1,200 acres of land and 8,000,000 square feet developed across 53 buildings since 2013. The Spike Property Location/Power Connectivity Existing Xcel Energy Substation Proposed Site Plan Existing Xcel Energy Substation Trail / Bike Path 300’ Landscape Buffer NORTHPARK BUSINESS CENTER Quotes: “The City of Monticello Economic Development Team believes the Spike Property should remain guided for industrial.” Jim Thares “Not a single residential developer has ever inquired let alone offered on [The Spike Property] for residential development.” Mr. and Mrs. Spike Page 16: Land Use, Growth, and Orderly Annexation Report: Estate Residential •Estate Residential already has the four highest allocation for future land use. • A nominal 3.7% increase of acreage that already had a chance at being developed estate residential. •Changing the Spike Property back to estate residential will not create the housing demand for Estate Residential. SITE PHOTO SITE PHOTO SITE PHOTO SITE PHOTO – ONSITE POWER INFRASTRUCTURE SITE PHOTO – ONSITE POWER INFRASTRUCTURE SITE PHOTO – ONSITE POWER INFRASTRUCTURE Closing Remarks •The City of Monticello unanimously approved the comp plan amendment to light industrial zoning on this site less than one year ago. Revisiting that decision so quickly creates uncertainty for development partners who rely on the stability of the city's planning process. •The Spike land is purpose-built for light industrial use given its access through Otter Creek Business Park and existing power infrastructure on site. •The location, access, and existing infrastructure make light industrial the clear highest and best use for this site. •Scannell Properties is actively pursuing advanced manufacturing projects for this site with the support of Monticello EDC, the Minnesota DEED, and Greater MSP. All credible, well-resourced partners who have validated the site's potential and are working alongside Scannell to meet the City of Monticello's employment and tax base growth goals. •Redirecting this land to any other use would leave significant economic value on the table and underutilize infrastructure that is already in place. In Summary, we support the City’s goals of expanding estate residential, and the Spike property had the opportunity to be developed as housing over the past several decades, but the demand at this site specifically has not supported it. Industrial use, by contrast, aligns with current demand and offers meaningful employment and tax base growth for the community in this current decade. scannellproperties.com THANK YOU scannellproperties.com Planning Commission Agenda – 05/05/2026 1 2B. Public Hearing - Consideration of a request for an Amendment to the Preliminary Plat of Meadowbrook. Applicant: Lucinda Spanier Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 05/05/2026 Council Date (pending Commission action): 05/26/2026 Additional Analysis by: Community Development Director, Assistant City Engineer, Chief Building Official, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of an Amendment to the Preliminary Plat of Meadowbrook 1. Motion to adopt Resolution No. PC-2026-19 recommending approval of an Amendment to the Preliminary Plat of Meadowbrook, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-19 recommending denial of an Amendment to the Preliminary Plat of Meadowbrook, 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-2026-19. REFERENCE AND BACKGROUND Property: Legal Description: Outlot G, Meadowbrook PID #: 155288000070 Planning Case Number: 2026-14 Request(s): Consideration of a request for an Amendment to the Preliminary Plat of Meadowbrook Deadline for Decision: June 5, 2026 (60-day deadline) August 4, 2026 (120-day deadline) Land Use Designation: LDR – Low Density Residential Zoning Designation: Planned Unit Development Overlays/Environmental Regulations Applicable: n/a Planning Commission Agenda – 05/05/2026 2 Current Site Uses: Vacant land Surrounding Land Uses: North: Single Family Residential East: Single Family Residential South: Civic/Institutional/Undeveloped (Township) West: Single Family Residential Project Description: The proposed amendment to the Preliminary Plat of Meadowbrook illustrates changes in the northwest portion of the plat area. The proposal redesigns the layout of lots north of the power transmission lines and east of the proposed Country Avenue. The proposed revision addresses concerns related to street and driveway crossings of the gas line which extends through this portion of the plat, an issue that has been raised by the gas line easement owner. ANALYSIS: The proposed revisions to the Meadowbrook preliminary plat are confined to the area east of Country Drive, north of the power line easement. No other changes to the plat have been identified. The area is encumbered by a gas line in a 50 foot wide easement that transects the revision area from southeast to northwest. The gas line owner has raised objections to crossings of the gas line which originally included two streets (Country Avenue and Park Drive), as well as two private driveways. The approved preliminary plat extends Park Drive from the east to Country Avenue, with eight single family lots in this area. The revisions would eliminate one street crossing, and avoid gas line crossings for all driveways in the plat. Rather than extending Park Drive, the proposal terminates Park Drive in a cul-de-sac, and reconfigures the remaining lots, resulting in seven lots, a reduction of one. Lot Design Changes As noted above, the revisions reduce the overall lot count by one, from 8 lots to 7 in this corner of the project. All other aspects of the preliminary plat lot configuration outside of this area remain unchanged. The lots in this area (along with the 9 lots west of Country Avenue) have been designed to be larger and more consistent with the City’s R-1 lot sizes. The R-1 zoning district sets minimum and average lot size and width standards as following: Minimum Lot Area: 10,000 sf Average Lot Area: 12,000 sf Minimum Lot Width: 70 feet Average Lot Width: 80 feet Planning Commission Agenda – 05/05/2026 3 The changed design makes some modifications from the complete R-1 standards, relying on the plat’s PUD zoning to accommodate the changes. Of the seven altered lots in the northeast corner, 2 lots have been shown below the 70 foot minimum, although the average overall exceeds the 80 foot R-1 standard. The applicants have proposed side yard setbacks of as little as 6 feet to accommodate 50 foot wide building pads for these lots – most of the lots in this area would accommodate even wider building pads. This is the same house pad sizes proposed in the original plat, although the new design would accommodate deeper house pad sizes due to the additional depth of the two lots in question. It is noted that if the builder’s house pads raise concerns for compliance with the required 6’ side yard setbacks, it would be possible to shift the building pad farther back to achieve the required 6’ side setbacks. As a part of the PUD and Plat, staff suggests that for lots approved at less than 75 feet in width at the building line, side yard setbacks are set at no less than 6 feet (total of at least 12 feet on two sides), and at a total of 20 feet for lots of 75 feet in width or greater. This accommodates the few narrower lots as noted but includes the larger setbacks typical of the R-1 standard for wider lots. With regard to lot size, the seven lots average approximately 20,000 square feet in area, with just one lot under the 12,000 square foot average at 11,488 square feet. The original plat average lot size was approximately 18,700 square feet. Street Design Change As noted previously, Park Drive (an existing dead-end street in the adjoining subdivision) was planned to extend through the plat to connect to Country Avenue. It currently terminates in a temporary cul-de-sac on the adjoining parcels, inhibiting the use and size of the front yards of the two adjacent lots. The revised plat extends Park Drive just enough to create a standard cul- de-sac on the Meadowbrook property, providing access for two new lots. The street would terminate in this new location, rather than extending through to Country Avenue. The revised plat design accommodates issues related to the gas line but will have limited impact on travel patterns in the area. Retaining the connection to Country Avenue to the north is the key to ensuring adequate alternative travel routes for the neighborhood. PUD Zoning PUD modifications for these revisions include the following: 1. Modification to the Minimum Lot Widths, varying from the typical R-1 standards. 2. Modification to the Minimum Side Setbacks, varying from the typical R-1 standards. Planning Commission Agenda – 05/05/2026 4 These modifications are consistent with the expectations of the original preliminary plat. While two lots are narrowed, both are very deep, with lot areas above one-half acre. As noted, they also maintain the building pad sizes expected from the original plat, although they require narrowed side setbacks to accommodate the impacts of the power and gas line easements. These are considered PUD adjustments and will be reflected in a PUD Adjustment document brought forward to Council pending Planning Commission’s recommendation. STAFF RECOMMENDED ACTION Staff recommends approval of the amended Preliminary Plat for Meadowbrook. The modifications affect only the northeast portion of the plat and are due to issues encountered with the owner of the gas line easement that impacts the property in this area. The changes to the lots – specifically the reduced lot width for a few of the parcels - are offset by the reduction in lot count and the increased averages in lot area. SUPPORTING DATA A. Resolution PC-2026-19 – Preliminary Plat B. Aerial Site Image C. Applicant Narrative D. Amended Preliminary Plat Plans, Including: 1. Development Stage Plan 2. Existing Conditions 3. Preliminary Plat 4. Tree Preservation Plan 5. Utility Plan 6. Grading Plan 7. Erosion Control Plan 8. Signage, Lighting & Mailbox Plan 9. Landscape Plan 10. Foundation Plan E. Preliminary Plat Sheet, Prior Approved February 24, 2025 F. Preliminary Plat, Full Prior Approved G. City Engineer’s Letter and Plan Mark-Ups, dated April 27, 2026 Z. Conditions of Approval Planning Commission Agenda – 05/05/2026 5 EXHIBIT Z Conditions of Approval Preliminary Plat for Meadowbrook 155500231200 1. Side setbacks are no less than 6 feet on any interior side yard with a total of at least 12 feet for lots of less than 75 feet in width, and a total of 20 feet on both sides for all lots greater than 75 feet in width at the front setback line. 2. All prior conditions of the approved Preliminary Plat in City Council Resolutions No. 2025-03, 2025-04, and 2025-05 are retained. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Compliance with the terms of the City’s Engineering Staff letter and Mark-Ups dated April 27, 2026. 5. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-19 RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE PRELIMINARY PLAT FOR MEADOWBROOK WHEREAS, the applicant is seeking an amendment to the preliminary plat of a parcel of currently undeveloped land known as Meadowbrook; and WHEREAS, the proposed plat would incorporate modifications to the approved preliminary plat necessary due to complications from the gas utility easement crossing the property; and WHEREAS, the plat amendment revises the approved plat by terminating a through-street (Park Drive) to a cul-de-sac and reducing the lot count in the subdivision by one single family parcel; and WHEREAS, the platted parcel will be consistent with requirements of the City’s Subdivision and Zoning Ordinance requirements; and WHEREAS, the subject property will be developed under the requirements of the approved Meadowbrook PUD District accommodating a variety of lot sizes and residential land use types; and WHEREAS, the proposed amendment to the preliminary plat continues the primary components of the original plat approval; and WHEREAS, the Planning Commission has reviewed the application for the plat pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on May 5th, 2026 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 make the following Findings of Fact in relation to the recommendation of approval: 1. The proposed uses are consistent with the intent and purpose of the Meadowbrook PUD District. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, including the Monticello Comprehensive Plan. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed plat accommodates the originally approved public and private improvements, including pedestrian facilities, utilities, and stormwater controls that ensure the project will continue to be consistent with the City’s long-term public service infrastructure. 5. The proposed access and development details meet the intent and requirements of the applicable zoning regulations. 6. As a property with development consistent with both the Comprehensive Plan and the previously approved plat for the site, the proposed plat is not anticipated to negatively impact surrounding properties. 7. Approval of the plat will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota recommends to the City Council that the proposed amendment to the Preliminary Plat for Meadowbrook be approved, subject to the conditions of Exhibit Z of the staff report, as follows: 1. Side setbacks are no less than 6 feet on any interior side yard with a total of at least 12 feet for lots of less than 75 feet in width, and a total of 20 feet on both sides for all lots greater than 75 feet in width at the front setback line. 2. All prior conditions of the approved Preliminary Plat in City Council Resolutions No. 2025-03, 2025-04, and 2025-05 are retained. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Compliance with the terms of the City’s Engineering Staff letter and mark-ups dated April 27, 2026. 5. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Consider Replat of Prelim Plat Outlot G, Meadowbrook Created by: City of Monticello 200 ft April 17, 2026 City of Monticello Attn: Angela Schumann 505 Walnut St #1 Monticello, MN 55362 Dear Mrs. Schumann, JPB Land, LLC, respectfully requests an amendment to the Meadowbrook Preliminary Plat, eliminating the roadway connection to Park Drive east of the site due to complications caused by the presence of a high pressure gas line in the northeast corner of the property. The approved preliminary plat excluded building pads and driveways from the gas line easement, as required by the easement holder, and featured two (2) roadway crossings - Country Avenue, connecting to the north and Park Drive, connecting to the east. It has become evident during the final design and engineering of Meadowbrook 2nd Addition, that the road crossings require reconfiguration as a result of the age and condition of the pipeline. We appreciate the feedback your team has provided during the iterative process and believe that the arrived upon solution (amendment) will achieve the goals of minimizing impact to the pipeline and maintaining high quality neighborhood design. Sincerely, Lucinda Spanier Entitlements Manager JPB Land, LLC 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 19 18 17 16 151413 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 6 5 234 1234567891011121234 1234 123 654 123 654 123 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 34 1 2 3 4 1 2 3 4 8 7 6 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 4 OU T L O T E 8 12 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D COUNTRY AVE 89 T H S T R E E T N E PA R K CO U R T MEADOWCREST DRIVE BA Y F I E L D L A N E RIVERSTONE AVE AS H F O R D W A Y WI L L O W B E N D R O A D PA R K DR I V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 12-9-24 PUD DEVELOPMENT STAGE PLAN MEADOWBROOK JPB LAND, LLC MONTICELLO, MN 24-0314 181 N N Vicinity Map PUD DEVELOPMENT STAGE PLAN SET: MEADOWBROOK MONTICELLO, MN Feet 0 100 200 I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________ Feet 0 60 120 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com EXISTING CONDITIONS PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 182 N MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com EXISTING CONDITIONS PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 183 N Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 19 18 17 16 151413 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 6 5 234 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D COUNTRY AVE 89 T H S T R E E T N E 1234567891011121234 1234 123 654 123 654 123 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 34 1 2 3 4 1 2 3 4 8 7 6 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 4 MEADOWCREST DRIVE RIVERSTONEAVE. WI L L O W B E N D R O A D AS H F O R D W A Y BA Y F I E L D L A N E OU T L O T E 8 12 PA R K CO U R T PA R K DR I V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY PLAT (OVERVIEW)MEADOWBROOK JPB LAND, LLC MONTICELLO, MN 24-0314 184 N Feet 0 100 200 Preliminary Plat of MEADOWBROOK I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 75 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1 2 3 4 5 6 7 8 9 10 11 3 OUTLOT B 89TH STREET NE PARK COURT 8 9 T H S T R E E T N E CO U N T R Y A V E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 11 12 20 22 21 OUTLOT DME A D O W C R E S T D R I V E RI V E R S T O N E AV E . BAYFIELD LANE ED M O N S O N A V E N U E N E OUTLOT E PARK DRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY PLAT (NORTH) JPB LAND, LLC MONTICELLO, MN 24-0314 185 N Preliminary Plat of MEADOWBROOK Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 6 10 11 12 13 14 15 16 13 12 11 10 8 7 654321 7 8321 7 1 19 18 17 16 15 14 13 10 11 9 7 9 8 10 4 3 2 1 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 654 9 6 5 2 3 4 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D CO U N T R Y A V E 89TH STREET NE 87TH ST. NE 5 6 7 8 9 10 11 12 1 2 3 4 3 4 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 12 13 14 15 16 17 18 19 OUTLOT D OU T L O T D OUTLOT D 4 RI V E R S T O N E BAYFIELD LANE ASHFORD WAY WILLOWBEND ROAD ME A D O W C R E S T D R I V E CO U N T R Y A V E 8 12 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 12-9-24 PRELIMINARY PLAT (SOUTH) JPB LAND, LLC MONTICELLO, MN 24-0314 186 N Feet 0 60 120 MEADOWBROOK Preliminary Plat of MEADOWBROOK I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________ CO U N T R Y A V E . PARK DRIVE ED M O N S O N A V E N E 89TH ST. NE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY TREE PRESERVATION PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 187 N Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 87TH ST. NE 87TH ST NE ED M O N S O N A V E N E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY TREE PRESERVATION PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 188 N Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 75 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1 2 3 4 5 6 7 8 9 10 11 3 OUTLOT B 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 11 12 20 22 21 OUTLOT D OUTLOT E RI V E R S T O N E AV E . PARK COURT ED M O N S O N A V E N U E N E ME A D O W C R E S T D R I V E89TH STREET NECO U N T R Y A V E BAYFIELD LANE PARKDRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY UTILITY PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 189 N Feet 0 60 120 MEADOWBROOK 12-9-24 ’ ’ 6 10 11 12 13 14 15 16 13 12 11 10 8 7 654321 7 8321 7 1 19 18 17 16 15 14 13 10 11 9 7 9 8 10 4 3 2 1 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 654 9 6 5 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 3 4 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 12 13 14 15 16 17 18 19 OUTLOT D OU T L O T D OUTLOT D 4 8 12 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D AV E 89TH STREET NE RI V E R S T O N E ME A D O W C R E S T D R I V E BAYFIELD LANE ASHFORD WAY WILLOWBEND ROAD CO U N T R Y ME A D O W C R E S T D R I V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY UTILITY PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1810 N ’ ’ Feet 0 60 120 MEADOWBROOK 12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 6 7 5 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 11 OUTLOT B ED M O N S O N A V E N U E N E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 OUTLOT D 1 2 5 6 3 11 12 20 22 21 1 2 3 4 OUTLOT E 89TH STREET NE PARK COUR T 8 9 T H S T R E E T N E CO U N T R Y A V E ME A D O W C R E S T D R I V E RI V E R S T O N E AV E BAYFIELD LANE PARK DRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY GRADING PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1811 N MEADOWBROOK Feet 0 60 120 12-9-24 4 10 11 12 13 14 15 16 13 12 11 10 87 654321 4 3 21 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 9 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D CO U N T R Y 87TH ST. NE 7 8321654 5 6 7 8 9 10 11 12 1 2 3 4 2 3 5 4 2 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 OUTLOT D OU T L O T D OUTLOT D 6 7 9 8 10 12 13 14 15 16 17 18 19 4 1 19 18 17 16 15 14 13 10 11 9 7 6 5 2 3 4 8 12 89TH STREET NE ME A D O W RI V E R S T BAYFIELD LANE ASHFORD WAY SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY GRADING PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1812 N MEADOWBROOK Feet 0 60 120 12-9-24 (Geotech recommends using onsite soils) 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 6 7 5 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 11 OUTLOT B ED M O N S O N A V E N U E N E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 OUTLOT D 1 2 5 6 3 11 12 20 22 21 1 2 3 4 OUTLOT E 89TH STREET NE PARK COUR T 8 9 T H S T R E E T N E CO U N T R Y A V E ME A D O W C R E S T D R I V E RI V E R S T O N E AV E BAYFIELD LANE PARK DRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY EROSION CONTROL PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1813 N MEADOWBROOK Feet 0 60 120 12-9-24 4 10 11 12 13 14 15 16 13 12 11 10 87 654321 4 3 21 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 9 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D CO U N T R Y 87TH ST. NE 7 8321654 5 6 7 8 9 10 11 12 1 2 3 4 2 3 5 4 2 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 OUTLOT D OU T L O T D OUTLOT D 6 7 9 8 10 12 13 14 15 16 17 18 19 4 1 19 18 17 16 15 14 13 10 11 9 7 6 5 2 3 4 8 12 89TH STREET NE ME A D O W C RI V E R S T O N BAYFIELD LANE ASHFORD WAY SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY EROSION CONTROL PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1814 N MEADOWBROOK Feet 0 60 120 12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 19 18 17 16 151413 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 6 5 234 1234567891011121234 1234 123 654 123 654 123 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 34 1 2 3 4 1 2 3 4 8 7 6 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 4 OU T L O T E 8 12 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D CO U N T R Y A V E 89 T H S T R E E T N E PA R K CO U R T 8 7 T H S T . N E 89TH STREET NE MEADOWCREST DRIVE RIVERSTONE AVE. WI L L O W B E N D R O A D AS H F O R D W A Y BA Y F I E L D L A N E * * * * ** * SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY SIGNAGE, LIGHTING, & MAILBOX PLANJPB LAND, LLC MONTICELLO, MN 24-0314 1815 N MEADOWBROOK Feet 0 100 200 12-9-24 * 1 2 3 4 5 6 O U T L O T A O U T L O T C 1 2 3 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 1 2 3 6 7 O U T L O T B PARKCOUR T 89 T H S T R E E T N E CO U N T R Y A V E 1 2 3 4 1 2 3 4 1 2 3 6 5 4 M E A D O W C R E S T D R I V E R I V E R S T O N E AV E . E D M O N S O N A V E N U E N E O U T L O T E PARK DRIVE AV (2) WS (3) AV (2) ID (5) AV (3) ID (5) TE (7) TE (8) ID (8) TE (7) ID (5) TE (10) QA (3) ID (5) QA (1) CH (1) AG (1) AV (5) AG (1) TE (6) AV (5) TE (5) AV (5) TE (3) CH (2) AP (1) SS (4) ID (6) CH (1) ID (5)TE (6) AV (6) AV (5) ID (5)ID (3)AV (3) AV (4) AV (7) ID (7) SY (2) BO (2) CH (1) SY (1) SY (1) BO (1)BO (2) CH (1) WS (3) BO (3) RS (8) AC (7) ID (5) BO (3) NS (3) CH (2) RS (5) AC (4) RS (8) RS (6) RS (4) AC (5) AC (5) AC (4) AG (1) SS (6) TE (5) TE (7) AC (5) AV (3) RS (5) AV (3) DECIDUOUS TREES LANDSCAPE PLANT LEGEND CH 2.5" CAL.B&B 50'H x 50'WCOMMON HACKBERRY Celtis occidentalis QA 2" CAL.B&B 40'H x 20'WQUAKING ASPEN Populus temuloides EVERGREEN TREES AP 6' HT B&B 50'H x 30'WAUSTRIAN PINE Pinus nigra WP B&B 50'H x 30'WWHITE PINE Pinus strobus SS B&B 25'H x 10'WSWISS STONE ALGONQUIN PILLAR Pinus cembra 'Algonquin Pillar' 6' HT 4' HT NR B&B 20'H x 20'WNORTHERN REDBUD Cercis canadensis 'Northern Strain'2" CAL. 28 5 9 2 4 27 AG 2.5" CAL.B&B 50'H x 30'WAUTUMN GOLD GINKGO Ginkgo biloba 'Autumn Gold'8 SHRUBS AV #5 CONT.POT 9'H x 12'W77ARROWWOOD VIBURNUM Viburnum dentatum 'Red Feather' ID #5 CONT.POT 5'H x 7'W80ISANTI DOGWOOD Cornus sericea 'Isanti' SP B&B 40'H x 30'WSCOTCH PINE Pinus sylvestris 6' HT4 7,353 SY MNDOT SEED MIX 35-241 - MESIC PRAIRIE GENERAL (OR APPROVED ALTERNATE). 157,168 SY RAMY TURF - STABILIZATION SEED MIX (OR APPROVED ALTERNATE). 4,351 SY MNDOT SEED MIX 33-261 STORMWATER SOUTH & WEST (OR APPROVED EQUAL). WOOD MULCH - 56 CY SL 2.5" CAL.B&B 50'H x 30'WSKYLINE HONEYLOCUST Gleditsia tricanthos var. inermis 'Skycole'6 AS 2" CAL.B&B 35'H x 30'WAUTUMN SPLENDOR BUCKEYE Aesculus x arnoldiana 'Autumn Splendor'8 NS B&B 60'H x 25'WNORWAY SPRUCE Picea abies 6' HT12 WS B&B 40'H x 15'WWHITE SPRUCE Picea glauca 6' HT6 AC POT 9'H x 10'W33AMERICAN CRANBERRY BUSH Viburnum trilobum 'Redwing'#5 CONT. BO 2.5" CAL.B&B 60'H x 60'W21BUR OAK Quercus macrocarpa SY 2.5" CAL.B&B 60'H x 45'WEXCLAMATION! SYCAMORE Platanus x acerifolia 'Morton Circle'6 TE #2 CONT.POT 8'H x 8'W64TIGER EYES CUTLEAF STAGHORN SUMAC Rhus typhina 'Bailtiger' RS POT 6'H x 6'W52REGENT SERVICEBERRY Amelanchier alnifolia 'Regent'#5 CONT. FOUR BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY 49 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY 17 UNITS 90 UNITS SUBDIVISION TREE REQUIREMENTS TOWNHOME TREE REQUIREMENTS THREE BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME OCCUPANCY24 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME OCCUPANCY 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. SIGNATURE:____________________ JOSEPH L. SCHEFFLER PROJECT NUMBER PROJECT NAME SHEET NUMBER SHEET TITLE Date: License #: PL A N - T yp e SI T E P L A N N I N G & L A N D S C A P E A R C H I T E C T U R E Mi n n e a p o l i s , M N i n f o @ p l a n - t y p e . c o m 55597 06-30-2026 DRAWN BY PROJECT MANAGER LOUIE J + L MEADOWBROOK MONTICELLO, MINNESOTA ISSUE LOG Expiration: 04-06-2026 12-09-2024 SUBMITTAL 03-03-2025 PLANNING COMMISION COMMENTS 03-25-2025 FINAL PLAT 04-15-2025 COMMENTS 05-12-2025 FOR CONSTRUCTION 07-29-2025 LABEL UPDATES 04-06-2026 NE PARCEL REVISIONS PROTECT MAIN LEADER, REMOVE DEAD & BROKEN BRANCHES STAKE & GUY AS NEEDED 4" DEPTH MULCH, DO NOT PLACE WITHIN 2" OF TRUNK EXPOSE ROOT FLARE, SET AT FINISH GRADE CUT & REMOVE ALL TWINE, BURLAP & WIRE BASKET, PLACE ON UNDISTURBED SOIL SUBGRADE WRAP TREE, FALL INSTALLATION ONLY FINISH GRADE LANDSCAPE NOTES: ·CONTRACTOR TO HAVE ALL UTILITIES ON SITE VERIFIED AND MARKED BEFORE STARTING WORK. ··CONTRACTOR IS LIABLE FOR ANY DAMAGE TO EXISTING UTILITIES ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. ·CONTRACTOR IS LIABLE FOR ALL DAMAGE RELATED TO CONTRACTORS ACTIVITY ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. ·OBTAIN ALL NECESSARY PERMITS FOR PLANTING IN ALL RIGHT-OF-WAY. ·COMPLETE WORK PER OWNERS CONSTRUCTION SCHEDULE AND COORDINATE WORK WITH OTHERS ON SITE. ·PLANT MATERIAL SHALL COMPLY WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE FREE OF DISEASE AND DAMAGE. ··ALL PLANT MATERIALS TO BE WARRANTIED ONE (1) FULL YEAR FROM THE COMPLETION AND ACCEPTANCE BY OWNER, WITH ONE TIME REPLACEMENT. ··WATER AND MAINTAIN ALL PLANT MATERIALS UNTIL ACCEPTED BY OWNER. ·IF THERE IS A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOW ON THE PLAN COMPARED TO THE PLANT LEGEND, THE PLAN TAKES PRECEDENCE. ·ALL AREAS DISTURBED DURING CONSTRUCTION TO RECEIVE 6" OF TOPSOIL AND SOD UNLESS OTHERWISE SPECIFIED ON PLANS. ··VERIFY TOPSOIL DEPTH AND NOTIFY OWNER OF ANY DEFICIENCY. ··REPLACEMENT TOPSOIL SHOULD BE CLEAN, FREE OF DEBRIS, SHARP OBJECTS, ROCKS AND WEEDS. ··ALL AREAS TO BE LANDSCAPED AND SODDED SHALL BE GRADED SMOOTH AND EVEN. ·SOD TO BE A KENTUCKY BLUEGRASS SEED VARIETY. ··NO GUARANTEE ON SOD EXCEPT SOD THAT IS NOT ACCEPTABLE AT TIME OF INSTALLATION. ··STAKE SOD ON SLOPES 3:1 AND GREATER. ·PROVIDE BLANKET ON ALL SEEDED AREAS THAT ARE SLOPED. MULCH APPLICATION FOR ALL OTHER SEEDED AREAS SHALL BE HYDROMULCH OR DISCED STRAW DEPENDING ON SEED TYPE. ·INSTALL BLACK VINYL EDGING AROUND ALL PLANTING BEDS AS SHOWN ON PLAN. ·MULCH TO BE FINELY SHREDDED, UNDYED, HARDWOOD ORGANIC MULCH INSTALLED TO 4" DEPTH. ··NO WEED FABRIC BARRIER BENEATH ORGANIC MULCHES. ··TREES SHALL HAVE MULCH PULLED BACK 2" FROM BASE OF TRUNK. ··NO EDGING AROUND TREES OUTSIDE OF SHRUB BEDS. ·ROCK MULCH SHALL BE 1-1/2" DIAMETER WASHED RIVER ROCK INSTALLED TO 3" DEPTH WITH APPROVED WEED FABRIC BARRIER. ·SWEEP AND MAINTAIN ALL PAVEMENT AREAS AFTER LANDSCAPE INSTALLATION IS COMPLETE AND ACCEPTED BY OWNER, DAILY CLEANING TO BE COMPLETED IF REQUIRED BY THE MUNICIPALITY. NORTH LANDSCAPE PLAN L101Know what's below. before you dig.Call R N SCARIFY & SPREAD ROOT MASS OVER-EXCAVATE 6" SUBGRADE REMOVE DEAD & BROKEN BRANCHES EXPOSE ROOT FLARE, SET AT FINISH GRADE 4" DEPTH MULCH FINISH GRADE 0 SCALE: 1"=60' 60 120 SEED NOTES: ·SPRING SEEDING TO BE BETWEEN MARCH 15TH - MAY 15TH. ·FALL SEEDING TO BE BETWEEN AUGUST 15TH - OCTOBER 15TH. ··NO SUMMER SEEDING ALLOWED. ·PROVIDE EROSION CONTROL BLANKET ON ALL SIDE SLOPES. E D M O N S O N A V E N E 7 8 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 3 1 2 1 1 1 0 8 7 654321 7 8321 1 1 9 1 8 1 7 1 6 1 5 1 4 1 3 1 0 1 1 9 7 4 3 2 1 5 6 7 1 4 1 3 1 2 1 1 1 0 9 8 54321 6 7 8 9 1 0 1 1 1 2 654 9 6 5 2 3 4 E D M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D C O U N T R Y A V E 89TH STREET NE 89TH S T R E E T N E 87TH ST. NE 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 2 3 4 2 3 5 4 1 2 3 6 5 4 1 2 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 O U T L O T D OUTLOT D O U T L O T D M E A D O W C R E S T D R I V E R I V E R S T O N E AV E . BAYFIELD LANE ASHFORD WAY WILLOWBEND ROAD M E A D O W C R E S T D R I V E C O U N T R Y A V E 8 1 2 CH (1) NR (3) AV (4) AG (2) ID (3) SS (2) ID (2) NR (1) AP (1) QA (1) AV (2) WP (1) ID (3) WP (1) ID (3) CH (1) AV (2) AG (1) AV (3) CH (1) AV (4) QA (3) ID (5) QA (1) CH (1) AV (5) TE (6) AV (5) NR (2) CH (1) NR (1) WP (1) NV (4) NR (2) AG (1) SS (2) CH (1) SS (3) SS (4) SP (2) SS (4) CH (1) ID (6) WP (1) SP (2) ID (4) SS (2) AG (1) AV (5) SY (2) BO (2) SY (2) BO (2) SY (1) BO (1)BO (2) CH (1) BO (1) SL (1)AS (1)AS (1)SL (1) CH (1) AS (1) AS (1) CH (1) AS (1) CH (1) AS (1)CH (1) AS (1) SL (1) CH (2)CH (2) SL (1)AS (1) BO (3) NS (3) CH (1) NS (4) BO (3) NS (2) CH (1) SL (2) CH (2) BL (2) BO (2) RS (16) AC (4) AC CH (1) DECIDUOUS TREES LANDSCAPE PLANT LEGEND CH 2.5" CAL.B&B 50'H x 50'WCOMMON HACKBERRY Celtis occidentalis QA 2" CAL.B&B 40'H x 20'WQUAKING ASPEN Populus temuloides EVERGREEN TREES AP 6' HT B&B 50'H x 30'WAUSTRIAN PINE Pinus nigra WP B&B 50'H x 30'WWHITE PINE Pinus strobus SS B&B 25'H x 10'WSWISS STONE ALGONQUIN PILLAR Pinus cembra 'Algonquin Pillar' 6' HT 4' HT NR B&B 20'H x 20'WNORTHERN REDBUD Cercis canadensis 'Northern Strain'2" CAL. 28 5 9 2 4 27 AG 2.5" CAL.B&B 50'H x 30'WAUTUMN GOLD GINKGO Ginkgo biloba 'Autumn Gold'8 SHRUBS AV #5 CONT.POT 9'H x 12'W77ARROWWOOD VIBURNUM Viburnum dentatum 'Red Feather' ID #5 CONT.POT 5'H x 7'W80ISANTI DOGWOOD Cornus sericea 'Isanti' SP B&B 40'H x 30'WSCOTCH PINE Pinus sylvestris 6' HT4 7,353 SY MNDOT SEED MIX 35-241 - MESIC PRAIRIE GENERAL (OR APPROVED ALTERNATE). 157,168 SY RAMY TURF - STABILIZATION SEED MIX (OR APPROVED ALTERNATE). 4,351 SY MNDOT SEED MIX 33-261 STORMWATER SOUTH & WEST (OR APPROVED EQUAL). WOOD MULCH - 56 CY SL 2.5" CAL.B&B 50'H x 30'WSKYLINE HONEYLOCUST Gleditsia tricanthos var. inermis 'Skycole'6 AS 2" CAL.B&B 35'H x 30'WAUTUMN SPLENDOR BUCKEYE Aesculus x arnoldiana 'Autumn Splendor'8 NS B&B 60'H x 25'WNORWAY SPRUCE Picea abies 6' HT12 WS B&B 40'H x 15'WWHITE SPRUCE Picea glauca 6' HT6 AC POT 9'H x 10'W33AMERICAN CRANBERRY BUSH Viburnum trilobum 'Redwing'#5 CONT. BO 2.5" CAL.B&B 60'H x 60'W21BUR OAK Quercus macrocarpa SY 2.5" CAL.B&B 60'H x 45'WEXCLAMATION! SYCAMORE Platanus x acerifolia 'Morton Circle'6 TE #2 CONT.POT 8'H x 8'W64TIGER EYES CUTLEAF STAGHORN SUMAC Rhus typhina 'Bailtiger' RS POT 6'H x 6'W52REGENT SERVICEBERRY Amelanchier alnifolia 'Regent'#5 CONT. FOUR BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY 49 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO HOME OCCUPANCY 17 UNITS 90 UNITS SUBDIVISION TREE REQUIREMENTS TOWNHOME TREE REQUIREMENTS THREE BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME OCCUPANCY24 UNITS TWO BOULEVARD TREES REQUIRED PRIOR TO TOWN HOME OCCUPANCY 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. SIGNATURE:____________________ JOSEPH L. SCHEFFLER PROJECT NUMBER PROJECT NAME SHEET NUMBER SHEET TITLE Date: License #: PL A N - T yp e SI T E P L A N N I N G & L A N D S C A P E A R C H I T E C T U R E Mi n n e a p o l i s , M N i n f o @ p l a n - t y p e . c o m 55597 06-30-2026 DRAWN BY PROJECT MANAGER LOUIE J + L MEADOWBROOK MONTICELLO, MINNESOTA ISSUE LOG Expiration: 04-06-2026 12-09-2024 SUBMITTAL 03-03-2025 PLANNING COMMISION COMMENTS 03-25-2025 FINAL PLAT 04-15-2025 COMMENTS 05-12-2025 FOR CONSTRUCTION 07-29-2025 LABEL UPDATES 04-06-2026 NE PARCEL REVISIONS SOUTH LANDSCAPE PLAN L102Know what's below. before you dig.Call R N 0 SCALE: 1"=60' 60 120 SEEDSEEDSEED SEED SEED SEED SEED SEED SEED SEED SEED SEED 3" LANDSCAPE ROCK & EDGING 3" LANDSCAPE ROCK & EDGING 3" LANDSCAPE ROCK & EDGING 3" LANDSCAPE ROCK & EDGING 3" LANDSCAPE ROCK & EDGING 3" LANDSCAPE ROCK 3" LANDSCAPE ROCK KF (2) KF (2)KF (2) KF (2) SE (3) RS (2) KF (2)KF (2)KF (2)KF (2) SW (2) LL (2) SE (3) BH (2) RS (2) BH (2) SE (3) SE (3) RS (2) BH (2) SE (3) RS (2) BH (2) GP (3) TY (2) SW (2) TY (2) LL (2) LL (2) TY (2) TY (2) LL (2) GP (3) GP (3)GP (3) SE (3) GP (3)GP (3) GP (3) GP (3) SE (3) SE (3) 3" LANDSCAPE ROCK & EDGING LANDSCAPE PLANT LEGEND SHRUBS SW POT 5'H x 3'W4SUMMER WINE NINEBARK Physocarpus opulifolius 'Seward' SE POT 1.5'H x 2'W24AUTUMN FIRE Sedum x 'Autumn Fire' KF #1 CONT.POT 4'H x 2.5'W16KARL FORESTER FEATHER REED GRASS Calamagrotis x acutiflora 'Karl Forester' ORNAMENTAL GRASSES PERENNIALS #2 CONT. #1 CONT. LL POT 5'H x 5'W8LITTLE LIME HYDRANGEA Hydrangea paniculata 'Jane'#3 CONT. RS POT 4'H x 3'W8RUSSIAN SAGE Salvia yangii #1 CONT. EDGING - 220 LF LANDSCAPE ROCK - 11.5 CY GP POT 3'H X 1.5'W24SUNJOY GOLD PILLAR BARBERRY Berberis thunbergii #2 CONT. BH #2 CONT.POT 3'H x 3'W8DWARF BUSH HONEYSUCKLE Diervilla lonicera TY POT 3'H x 5'W8TAUNTON YEW Taxus x media 'Tauntonii'#2 CONT. 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. SIGNATURE:____________________ JOSEPH L. SCHEFFLER PROJECT NUMBER PROJECT NAME SHEET NUMBER SHEET TITLE Date: License #: PL A N - T yp e SI T E P L A N N I N G & L A N D S C A P E A R C H I T E C T U R E Mi n n e a p o l i s , M N i n f o @ p l a n - t y p e . c o m 55597 06-30-2026 DRAWN BY PROJECT MANAGER LOUIE J + L MEADOWBROOK MONTICELLO, MINNESOTA ISSUE LOG Expiration: 04-06-2026 12-09-2024 SUBMITTAL 03-03-2025 PLANNING COMMISION COMMENTS 03-25-2025 FINAL PLAT 04-15-2025 COMMENTS 05-12-2025 FOR CONSTRUCTION 07-29-2025 LABEL UPDATES 04-06-2026 NE PARCEL REVISIONS TYPICAL TOWNHOUSE FOUNDATION PLAN L103Know what's below. before you dig.Call R N 0 SCALE: 1"=10' 105 20 LANDSCAPE NOTES: ·CONTRACTOR TO HAVE ALL UTILITIES ON SITE VERIFIED AND MARKED BEFORE STARTING WORK. ··CONTRACTOR IS LIABLE FOR ANY DAMAGE TO EXISTING UTILITIES ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. ·CONTRACTOR IS LIABLE FOR ALL DAMAGE RELATED TO CONTRACTORS ACTIVITY ON SITE AND RESPONSIBLE FOR THE COSTS ASSOCIATED WITH REPAIRING/REPLACING DAMAGE. ·OBTAIN ALL NECESSARY PERMITS FOR PLANTING IN ALL RIGHT-OF-WAY. ·COMPLETE WORK PER OWNERS CONSTRUCTION SCHEDULE AND COORDINATE WORK WITH OTHERS ON SITE. ·PLANT MATERIAL SHALL COMPLY WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE FREE OF DISEASE AND DAMAGE. ··ALL PLANT MATERIALS TO BE WARRANTIED ONE (1) FULL YEAR FROM THE COMPLETION AND ACCEPTANCE BY OWNER, WITH ONE TIME REPLACEMENT. ··WATER AND MAINTAIN ALL PLANT MATERIALS UNTIL ACCEPTED BY OWNER. ·IF THERE IS A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOW ON THE PLAN COMPARED TO THE PLANT LEGEND, THE PLAN TAKES PRECEDENCE. ·ALL AREAS DISTURBED DURING CONSTRUCTION TO RECEIVE 6" OF TOPSOIL AND SOD UNLESS OTHERWISE SPECIFIED ON PLANS. ··VERIFY TOPSOIL DEPTH AND NOTIFY OWNER OF ANY DEFICIENCY. ··REPLACEMENT TOPSOIL SHOULD BE CLEAN, FREE OF DEBRIS, SHARP OBJECTS, ROCKS AND WEEDS. ··ALL AREAS TO BE LANDSCAPED AND SODDED SHALL BE GRADED SMOOTH AND EVEN. ·SOD TO BE A KENTUCKY BLUEGRASS SEED VARIETY. ··NO GUARANTEE ON SOD EXCEPT SOD THAT IS NOT ACCEPTABLE AT TIME OF INSTALLATION. ··STAKE SOD ON SLOPES 3:1 AND GREATER. ·PROVIDE BLANKET ON ALL SEEDED AREAS THAT ARE SLOPED. MULCH APPLICATION FOR ALL OTHER SEEDED AREAS SHALL BE HYDROMULCH OR DISCED STRAW DEPENDING ON SEED TYPE. ·INSTALL BLACK VINYL EDGING AROUND ALL PLANTING BEDS AS SHOWN ON PLAN. ·MULCH TO BE FINELY SHREDDED, UNDYED, HARDWOOD ORGANIC MULCH INSTALLED TO 4" DEPTH. ··NO WEED FABRIC BARRIER BENEATH ORGANIC MULCHES. ··TREES SHALL HAVE MULCH PULLED BACK 2" FROM BASE OF TRUNK. ··NO EDGING AROUND TREES OUTSIDE OF SHRUB BEDS. ·ROCK MULCH SHALL BE 1-1/2" DIAMETER WASHED RIVER ROCK INSTALLED TO 3" DEPTH WITH APPROVED WEED FABRIC BARRIER. ·SWEEP AND MAINTAIN ALL PAVEMENT AREAS AFTER LANDSCAPE INSTALLATION IS COMPLETE AND ACCEPTED BY OWNER, DAILY CLEANING TO BE COMPLETED IF REQUIRED BY THE MUNICIPALITY. LANDSCAPE REQUIREMENTS (MULTI-FAMILY 5+ UNITS) ·TWO (2) SHRUBS PER 10 LF OF BUILDING PERIMETER ·484 LF = 96.8 SHRUBS REQUIRED ·100 SHRUBS PROVIDED SCARIFY & SPREAD ROOT MASS OVER-EXCAVATE 6" SUBGRADE REMOVE DEAD & BROKEN BRANCHES EXPOSE ROOT FLARE, SET AT FINISH GRADE 4" DEPTH MULCH FINISH GRADE 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 22 3 1 1 2 3 4 5 4 1234 56 78 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 20 19 18 17 161514 12 13 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 8 6 5 234 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D COUNTRY AVE 89 T H S T R E E T N E P A R K DR I V E 1234567891011121234 1234 123 654 123 654 123 123 4 876 5 12 3 65 4 5 1234 8765 12 34 1234 1234 8 76 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 23 PRIVATE ROAD PRIVATE ROAD PR I V A T E R O A D PR I V A T E R O A D PR I V A T E R O A D SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY PLAT (OVERVIEW)MEADOWBROOK JPB LAND, LLC MONTICELLO, MN 24-0314 184 N Feet 0 100 200 Preliminary Plat of MEADOWBROOK I hereby certify that this survey, plan, or report was prepared by myor under my direct supervision and that I am a duly Licensed LandSurveyor under the laws of the State of Minnesota. __________________________________________________Paul E. OttoLicense #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 2 31 1 2 3 4 54 1 2 3 4 5 6 7 8 95 6 1 2 3 4 5 6 7 8 9 10 3 OUTLOT B 89TH STREET NE PARK DRIVE 8 9 T H S T R E E T N E CO U N T R Y A V E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 11 12 20 22 21 OUTLOT DPR I V A T E R O A D PR I V A T E RO A D PRIVATE ROAD ED M O N S O N A V E N U E N E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY PLAT (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 185 N Preliminary Plat of MEADOWBROOK Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by myor under my direct supervision and that I am a duly Licensed LandSurveyor under the laws of the State of Minnesota. __________________________________________________Paul E. OttoLicense #40062 Date:_________________________12-9-24 6 9 10 11 12 13 14 15 16 13 12 11 10 8 7654321 7 8321 7 1 20 19 18 17 16 15 1412 13 10 119 7 9 8 10 43 2 1 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 654 9 8 6 5 2 3 4 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED ROAD CO U N T R Y A V E 89TH STREET NE 87TH ST. NE 5 6 7 8 9 10 11 12 1 2 3 4 3 4 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 12 13 14 15 16 17 18 19 OUTLOT D OU T L O T D OUTLOT D 23 PR I V A T E PR I V A T E PRIVATE ROAD PRIVATE ROAD PRIVATE ROADPR I V A T E R O A D CO U N T R Y A V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 12-9-24 PRELIMINARY PLAT (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 186 N Feet 0 60 120 MEADOWBROOK Preliminary Plat of MEADOWBROOK I hereby certify that this survey, plan, or report was prepared by myor under my direct supervision and that I am a duly Licensed LandSurveyor under the laws of the State of Minnesota. __________________________________________________Paul E. OttoLicense #40062 Date:_________________________ M:\035577-000\Admin\Docs\2026-04-09 Submittal (Prelim Plat)\_2026-04-27 Meadowbrook 2nd Residential Subd Prelim Plat - WSB Engineering Review Letter.docx 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M April 27, 2026 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Meadowbrook Residential Subdivision – Preliminary Plat & Plan Review City Project No. 2024-37 WSB Project No. 035577-000 Dear Mr. Leonard: We have reviewed the Meadowbrook Residential Subdivision preliminary plat and civil site plans dated April 6, 2026. The applicant proposes to construct a 182-unit (109 single-family; 73 Townhome) residential development on a 55-acre parcel. The documents were reviewed for general conformance with the City of Monticello’s general engineering and stormwater treatment standards. We offer the following comments regarding these matters. Preliminary Plat (PUD Sheets 4 – 6) & General Comments 1. City staff will provide additional comments under separate cover. 2. Edmonson Avenue right of way width shall be 55’ wide. Complete. 3. Verify the project concept will work with the existing utility easements on the property. Show the locations of existing easements on future submittals. Complete. 4. The plat will require 12’ perimeter drainage and utility easements and 6’ easements in the side-yards. Complete. 5. The outlots around the townhome lots should all be drainage and utility easements. Complete. 6. Confirm with the holder of the powerline/electrical easement that BMX bike park will be allowable within their easement. In-progress between applicant and easement holder. 7. The house pads for lots 2-4 appear to encroach into the powerline/electrical easement. 8. With future submittals provide soil borings and full geotechnical evaluation to verify soil conditions, groundwater elevations within the site, and the proposed pavement section meeting City design requirements. Complete. 9. See additional comments on plans concerning drainage and utility easements. Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 2 10. Provide written approval from easement holders to grade and install streets within their properties. 11. Provide information/plan for the fence and play structure that is over the property line. 12. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Complete, acknowledged by applicant. 13. An engineering review was completed previously for the overall development and complete plan set and comments were last provided to the City on April 23, 2025. Not all of these comments were addressed, and the current set of comments is intended to compliment what was still outstanding. Existing Site & Demolition Plan (PUD Sheets 2 – 3, Phase 1 Sheets 3 – 4) 14. With final plat submittal, provide a removals/demolition plan (could add to the existing site plan) to show what trees are proposed to be removed, impacts to adjacent streets, removals of existing utility infrastructure, etc. Complete w/ Final Plat Phase 1 Site Plan & Streets (PUD Sheets 5 – 9, 15; Phase 1 Sheets 16 – 23) 15. Streets shall be designed in accordance with the applicable City Subdivision Ordinances and the City’s General Specifications and Standard Details Plates for Street Construction. With final plat submittal provide a separate site/street plans including profile views. Signage and lighting locations should be included on these sheets as well. Complete. 16. City design standards require horizontal and vertical curve lengths to meet a 30 MPH design speed for local streets, at minimum. Generally, the minimum horizontal curve radius is 300’ and the minimum vertical curve length is 90’, but the City will allow as low as a 100’ horizontal curve within low volume neighborhood streets. Exceptions can be reviewed on a case-by-case basis for low volume roadways. Complete. 17. The plan includes trails, sidewalks, and pedestrian facilities. See additional comments on pedestrian access and mobility requirements provided by City Staff under separate cover. A more detailed review will be provided with future submittals, but initial comments are as follows: Complete. a. A 10’ bituminous trail will be required along Edmonson Avenue. Complete. b. Add a 6’ wide concrete sidewalk to the cul-de-sac. Complete c. Connect the 6’ wide sidewalk on 87th to the existing sidewalk to the east. Complete. d. Country Avenue will require a temporary cul-de-sac to the south for the proposed stub street. Complete – Close proximity to Lot 1 Block 10 e. Provide curb bump outs to a road width of 24’ at future trail crossing on Country Avenue. Complete. 18. Review all locations where trails and/or sidewalks connect to roadways, all of these locations will require pedestrian curb ramps. 19. The developer will need to confirm the depth of the gasmain and crossing height across existing easement to verify that the proposed roadway elevation will work. Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 3 20. Extend Park Drive right of way to the full radius. 21. Add street light locations near curve on 89th Street new station 13+00. Complete 22. Confirm locations of proposed mailboxes with the local USPS Postmaster. Complete 23. Include signage at permanent barricade locations for “Future Thru Street” at all street stubs. Complete Utility Plans (PUD Sheets 9 – 10; Phase 1 Sheets 11 – 15) General: 24. Utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City’s General Specifications and Standard Details Plates for Utility Construction. Complete. 25. With final construction plans, provide confirmation of MDH (watermain) and MPCA (sanitary sewer) plan review and permitting. The City engineer will need to review and sign the sanitary sewer permit. In-progress, provide final permit documents to the City 26. 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. Complete, a final review will be performed with the final plan submittal. 27. Add general notes to the utility plans to the effect of: Complete. 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. 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. 28. With final plat submittal provide the following: Complete. a. Plan/profile sheets for 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). b. Show water/sewer service location to each lot and include the curb stop location at utility easement location (10’ beyond ROW). For each lot location add the low Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 4 floor opening elevation, sewer service station from downstream manhole, sewer service invert elevation at utility easement (10’ beyond ROW), riser height if applicable, and curb stop elevation. Watermain: 29. 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. If the cul-de-sacs are designed to City standards, typically a turning movement detail is not required. Additional comments may be provided under separate cover. In-progress upon review/approval by the Fire Marshall. 30. 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). In-progress upon review/approval by the Fire Marshall. 31. Provide a utility plan showing the existing and proposed sanitary sewer, watermain and storm sewer serving the site: a. Watermain looping may be required through the site to provide adequate fire flow supply. Oversize watermain to 12” in connection from 87th to 89th. b. Additional utility stubs to adjacent properties may also be required to accommodate future looping connections. Add a watermain stub to the south. c. The City’s minimum size watermain is 8-inches. d. The watermain to the south stud should be oversized to 12-inches. e. Verify on plans whether PVC or DIP will be used for watermain. f. See additional/detailed comments on plan markups. 32. Change the oversized watermain route to the shortest distance: Complete. a. Edmonson/89th to Country Avenue to the southern stub. b. 87th existing cul-de-sac to Country Avenue. Sanitary Sewer 33. All manholes shall be located along the centerline of the street; those that do not will need to be reviewed on a case-by-case basis. To the greatest extent possible, move curb stops to the adjacent green space if possible. If this option is not feasible, the curb stops will require curb stop casting covers. 34. The City is reviewing the sanitary sewer model to determine if the proposed sanitary sewer layout will work with planned capacities. In the current plans, only 17 lots are going to the north stub and 165 lots are going to the east stub. The review will determine if additional lots will need to be directed to the north stub. Complete, the City has confirmed the sanitary sewer has adequate capacity. 35. The sanitary sewer shall be kept at maximum depth and minimum design grade to the south boundary of the site to allow for future parcels to the south to be served. 36. Install temporary manhole instead of temporary cleanout on Meadowcrest. Complete. Grading & Drainage Plans (PUD Sheets 11 – 12; Phase 1 Sheets 9 – 10) 37. Storm sewer pipes should be in drainage and utility easements, please verify that pipes are all within easements. Complete, but will perform a final review with the construction plans. Complete. Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 5 38. With final plat submittal provide the following (will provide final review with construction plans): Complete, but will perform a final review with the construction plans. Complete. 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% minimum. d. Provide proposed driveway grades at each location. e. Add rip-rap quantities and class notes at each flared end section and pond overflows (if applicable). f. Note the size of proposed storm sewer structures. 39. Provide proposed driveway grades, including on future lots if they are to be graded with the Phase 1 project. Complete. 40. Provide more notes for the percent slopes along flatter areas and along side-yard swales to confirm they are at least 2.0% minimum grade. Complete. Erosion & Sediment Control Plans (PUD Sheets 13 – 14; Phase 1 Sheets 5 – 8) 41. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. Complete. a. Volume control calculations are not consistent between the SWPPP and SWMP. Please confirm impervious area and update infiltration volume provided (77,525 cu ft). b. Stormwater basins are listed as impaired waters, please update. c. Show construction entrance. 42. 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. In-progress, provide final permitting documents prior to construction. 43. A detailed review of erosion/sediment control and SWPPP will be conducted with the final plat submittal. Provide SWPPP documents with final plan submittal. Complete. Construction Notes & Standard Details Plans (Phase 1 Sheets 24 – 29) 44. With final plat submittal provide details sheets and utilize the City’s Standard Details Plates for Street and Utility Construction. Complete. 45. The street section should follow the updated City standard detail with 1½” wear course and 3” non-wear pavement (Monticello Only). Complete. 46. Provide details for the proposed stormwater treatment areas. Complete, see comment below. 47. Provide specific details for each of the control structures proposed. For the Pond 1 outlet control structure, the hydroCAD model shows the horizontal orifice elevation to be 951 and the detail shows 950.35. Please confirm correct elevation. Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 6 48. A full review of standard details will be conducted with the final construction plan submittal. Complete. Stormwater Management 49. Below are General Stormwater Requirements for the Site: a. The applicant will be required to submit a stormwater management plan for the proposed development in accordance with the requirements in the City’s Design Manual. Update HWL and hydroCAD model to reflect changes to basin 2/infiltration basin 2. Complete. b. Infiltration is required for new developments. If infiltration is not feasible provide documentation on the rational before moving to additional BMP’s. It appears the plans show wet stormwater basins. Provide soils report or rational why infiltration is not feasible onsite. Soils report and infiltration test provided. Infiltration tests indicate that infiltration is not feasible in ponds 1 and 2. Infiltration does appear feasible in the proposed infiltration basin. However, the tests were taken at the existing ground. The tests should be taken once the basin is excavated to the proposed ground elevation. It is highly recommended that boring(s) be conducted in the proposed infiltration basin to confirm the soils at the basin bottom are conducive to infiltration. Complete. c. The new site will need to provide onsite volume control for runoff of 1.1” over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. Complete. d. Water quality requirements will be considered met if volume control is achieved for the site. If volume control cannot be met then the development will need to show a no net increase of TSS and TP. Complete. e. Rate control will be required for the new development. All rates must be equal or less than existing rates for each discharge location. Proposed drainage areas P5 and P6 drain offsite. Provide a rate control comparison for each discharge point offsite to confirm that the rate control requirement is met. Complete. f. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater report for review. Refer to MN Stormwater Manual for O&M guidance. In-progress, provide documents to City. g. The site is within the DWSMA and is subject to requirements of the City’s Wellhead Protection Plan. Complete, the site is not within the DWSMA, no action needed. 50. Two feet of freeboard is required for the HWL of a basin to the low opening of a structure. Two feet of vertical separation is also required from an area’s EOF elevation to the low opening. HWL freeboard requirement met. A minimum of 2-feet of freeboard is required between the low opening and EOF elevation. This requirement is not met for, Lot 3 Blocks 1, 2, and 3, Lot 4 Blocks 1, 2, and 3, all blocks in Lot 5, Lot 6 blocks 1, 2, 9, and 10, Lot 7 Blocks 2, 3, 30, 39 – 43, Lot 8 blocks 14 and 15, Lot 9 Blocks 7 and 8, Lot 10 Blocks 3, 4, 6, 7, 8, 9, and Lot 11 Blocks 6, 7, 8, and 9.There are conflicting requirements within the Design Guidelines document, in this case 1.5ft of freeboard between the EOF and low opening of adjacent structures is acceptable. The 1.5ft requirement is not met for Block 4 lots 1 through 3 and Block 6 lot 10. Please see note 44 below for additional EOF considerations. Complete. 51. Include storm sewer sizing calculations with future plans. Refer to the City design guidelines for Storm sewer requirements. a. All flared end sections 12 inches in diameter and greater shall include trash guards per City detail. Complete. Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 7 b. The minimum full flow velocity within the storm sewer should be three fps. The maximum velocity shall be 10 fps, except when entering a pond, where the maximum velocity shall be limited to six fps. Pipe section from 101-100, 207-206, has a velocity of 13.5 fps. Confirm velocity at pond inlets is less than 6 fps. c. Vaned grate (3067V) catch basin castings shall be used on all streets. Complete. d. The maximum design flow at a catch basin for the 10-year storm event shall be three cubic feet per second (cfs), unless high capacity grates are provided. Catch basins at low points will be evaluated for higher flow with the approval of the City Engineer. Confirm high capacity grates are provided at catch basins 103, 221, 222, 225, 227, and 305/306. After further review, high capacity grates will not be required. Comment complete. 52. The last structure prior to discharge to a stormwater BMP is required to be a 4’ minimum sump structure. Call out sump locations on planset. Complete. 53. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. Provide calculations showing disturbed area, proposed impervious, and future impervious for the site. SWPPP provided, see notes in Erosion and Sediment Control section. 54. Please provide an electronic version of the HydroCAD model for existing and proposed conditions. Model provided, update to reflect changes to basin 2/infiltration basin 2. Complete. 55. The proposed model indicates that there is an increase in 100-year HWL for the ponds upstream of Meadowbrook, varying from 0.3ft to 0.7ft. The proposed design should be modified to maintain the existing 100-year HWL upstream while maintaining the existing discharge rates for the 2, 10, and 100-year, 24-hour storm events downstream. Complete. 56. The development is located within a significant regional drainage system. As shown on Figure 4, future development in subcatchments KF-02 and KF-05 will flow north through the proposed site. The proposed development will need to extend drainage infrastructure to maintain conveyance from these offsite areas for both existing conditions and full development. Additionally, the proposed model includes future ponding for KF-02. There currently is no pond in this subwatershed. As noted above, the development must provide conveyance for both existing and future conditions drainage for these offsite areas. Pipe will be added through the exception parcel to route drainage from KF-02 and KF-05. Show on plans. Complete. 57. The location of the inlets and outlet from Pond 2 will tend to lead to short circuiting. The location of the inlet from Park Drive to Pond 1 will tend to lead to short circuiting. Pond 2 has been revised. Because the tributary area to the inlet at Park Drive is relatively small, the current storm sewer layout is acceptable. 58. Stormwater pond 2 narrows to approximately 4’ wide adjacent to where it joins Infiltration Basin 2. This area should be widened to better convey flow between the western and eastern portions of Stormwater Pond 2 or, this section of pond can be removed. This is a wet pond and the water level will be higher in elevation, not at the bottom where it is 4’ wide. Will this really be an issue? Due to this being a wet pond, the narrow portion is acceptable. Complete. Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 8 59. With the removal of the culvert connecting Infiltration Basin 2 to Stormwater Pond 2, please call out the EOF between the ponds. Review one more time the EOF plan markups, the westerly side is not a “contained” area and would flow to other ponds/locations as they are all interconnected. Easterly pond is at a 951.0, would that elevation govern? EOF added to the location where Infiltration Basin #2 flows into Stormwater Pond 2, Complete. 60. Clearly indicate maintenance access routes and benches to all BMPs on the plans. Complete. 61. Clearly indicate the elevation of the overflow between Infiltration Basin 2 and pond 2. Runoff should discharge to the infiltration basin prior to discharging downstream for storm events 1.1” and less. Complete. 62. The report indicates that no outlet was found from the pond 204 east of the site. Please confirm if this is accurate. Given the large upstream tributary area, a piped outlet is recommended between pond 204 and infiltration basin 2 or pond 2 to minimize erosion. Modify the outlet in the model as needed. In the 12/11 meeting, it was confirmed with Otto Associates and Ryan Melhouse that there is no outlet for pond 204, and it tends to act as an infiltration basin. The original City-wide model included an outlet from pond 204 at elevation 942.0. With only an overland outlet, the 100-yr HWL of this pond increases approximately 1-foot from previous assumptions. After reviewing plans for the neighboring housing developments, it has been determined that a 30” piped outlet must be provided from KF-06 to Meadowbrook Pond 12P to facilitate the final design of the regional system. The pipe should be constructed at an invert of 947.0’ at the upstream pond KF-06. The regional conveyance system always included a piped outlet from this basin. Although it has functioned to date as an infiltration without a piped outlet, there is a large upstream watershed that will continue to develop and a piped outlet is required. Please incorporate the piped outlet into the HydroCAD model and evaluated freeboard requirements. Note that the low properties in Hunters Crossing are at 956.0’. The EOF at County Avenue must provide a minimum of 1.5’ of separation. Pipe has been added, however in the original plans the pipe was proposed north of it’s current location (highlighted area below). If feasible, we recommend shifting the pipe north to the original planned location to reduce short circuiting between the 30” pipe and the inlet from lot 6. The applicant can shift the pipe north, but plans to keep it perpendicular to the pond to avoid lengthening the pipe and affecting the EOF location at the discharge point. Pipe shifted north, comment complete. Complete. 63. Add riprap at the proposed aprons. Complete. 64. The proposed trail along Edmonson is located in the existing ditch that conveys the road runoff. How will drainage be maintained for the existing road? Complete, storm sewer stubs and a ditch have been added. 65. Recommend incorporating the depression in the rear yards of Lots 8 and 9, Block 11 into the model to confirm adequate freeboard is provided from the depression in Outlot D due to the offsite tributary area. Complete, EOF provided is sufficient, do not need to incorporate Block 11. 66. Where is drainage area P1 routed in the proposed conditions Hydrocad model? P-1 appears to be routed to the existing 36” pipe on the east side of the development. Provide calculations that the pipe has sufficient capacity for the proposed tributary area. IN-progress, will be provided when storm sewer is sized for final plans. Complete. Pipe Meadowview Residential Subdivision – Preliminary Plat & Civil Plans – WSB Engineering Plan Review April 27, 2026 Page 9 added to convey flow from development to KF-06P without connecting to existing storm sewer. 67. As currently shown, the upstream offsite area, approximately 420 acres, is all tributary to infiltration basin 2. It is not recommended to route this much offsite drainage through an infiltration basin as it is likely that infiltration will fail. Complete, addressed in 12/11 meeting, it is acceptable to let upstream area drain to infiltration basin 2. 68. The development storm sewer connects to an existing catch basin to the east of Block 10, Lot 10. The existing storm sewer is 30” with a 0.8% slope and capacity of 40 cfs. Provide storm sewer sizing calculations to show the capacity of this pipe will not be exceeded. Provide a catch basin drainage area map for the structures that drain to this location. Traffic & Access 69. A traffic study was previously completed for the full development. Although the originally proposed connection to Park Drive has since been removed, no traffic was assigned to that connection in the study; therefore, an update to the traffic analysis is not required. 70. Provide details and sizes for street name signs, custom “No Street Parking” signs, and “Future Thru Street” sign. 71. Stop signs should be placed on the near side of the trail/sidewalk crossings to ensure vehicles stop prior to entering the crossing. Wetlands & Environmental 72. A complete application for wetland delineation was submitted to the LGU for review and approval on October 21, 2024. The comment period for the delineation ends on November 13, 2021. The TEP reviewed the delineation on site on October 28, 2024 and agreed that no wetlands were present on the site. A Notice of Decision for the no-wetland determination was issued on November 18, 2024. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 612-419-1549 if you have any questions or comments regarding the engineering review. Sincerely, WSB James L. Stremel, P.E. Senior Project Manager 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 19 18 17 16 151413 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 6 5 234 1234567891011121234 1234 123 654 123 654 123 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 34 1 2 3 4 1 2 3 4 8 7 6 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 4 OU T L O T E 8 12 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D COUNTRY AVE 89 T H S T R E E T N E PA R K CO U R T MEADOWCREST DRIVE BA Y F I E L D L A N E RIVERSTONE AVE AS H F O R D W A Y WI L L O W B E N D R O A D PA R K DR I V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 12-9-24 PUD DEVELOPMENT STAGE PLAN MEADOWBROOK JPB LAND, LLC MONTICELLO, MN 24-0314 181 N N Vicinity Map PUD DEVELOPMENT STAGE PLAN SET: MEADOWBROOK MONTICELLO, MN Feet 0 100 200 I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________ Feet 0 60 120 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com EXISTING CONDITIONS PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 182 N MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com EXISTING CONDITIONS PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 183 N Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 19 18 17 16 151413 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 6 5 234 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D COUNTRY AVE 89 T H S T R E E T N E 1234567891011121234 1234 123 654 123 654 123 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 34 1 2 3 4 1 2 3 4 8 7 6 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 4 MEADOWCREST DRIVE RIVERSTONEAVE. WI L L O W B E N D R O A D AS H F O R D W A Y BA Y F I E L D L A N E OU T L O T E 8 12 PA R K CO U R T PA R K DR I V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY PLAT (OVERVIEW)MEADOWBROOK JPB LAND, LLC MONTICELLO, MN 24-0314 184 N Feet 0 100 200 Preliminary Plat of MEADOWBROOK I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 75 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1 2 3 4 5 6 7 8 9 10 11 3 OUTLOT B 89TH STREET NE PARK COURT 8 9 T H S T R E E T N E CO U N T R Y A V E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 11 12 20 22 21 OUTLOT DME A D O W C R E S T D R I V E RI V E R S T O N E AV E . BAYFIELD LANE ED M O N S O N A V E N U E N E OUTLOT E PARK DRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY PLAT (NORTH) JPB LAND, LLC MONTICELLO, MN 24-0314 185 N Preliminary Plat of MEADOWBROOK Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 6 10 11 12 13 14 15 16 13 12 11 10 8 7 654321 7 8321 7 1 19 18 17 16 15 14 13 10 11 9 7 9 8 10 4 3 2 1 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 654 9 6 5 2 3 4 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D CO U N T R Y A V E 89TH STREET NE 87TH ST. NE 5 6 7 8 9 10 11 12 1 2 3 4 3 4 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 12 13 14 15 16 17 18 19 OUTLOT D OU T L O T D OUTLOT D 4 RI V E R S T O N E BAYFIELD LANE ASHFORD WAY WILLOWBEND ROAD ME A D O W C R E S T D R I V E CO U N T R Y A V E 8 12 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 12-9-24 PRELIMINARY PLAT (SOUTH) JPB LAND, LLC MONTICELLO, MN 24-0314 186 N Feet 0 60 120 MEADOWBROOK Preliminary Plat of MEADOWBROOK I hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________ CO U N T R Y A V E . PARK DRIVE ED M O N S O N A V E N E 89TH ST. NE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY TREE PRESERVATION PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 187 N Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 87TH ST. NE 87TH ST NE ED M O N S O N A V E N E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY TREE PRESERVATION PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 188 N Feet 0 60 120 MEADOWBROOKI hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. __________________________________________________ Paul E. Otto License #40062 Date:_________________________12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 75 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1 2 3 4 5 6 7 8 9 10 11 3 OUTLOT B 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 11 12 20 22 21 OUTLOT D OUTLOT E RI V E R S T O N E AV E . PARK COURT ED M O N S O N A V E N U E N E ME A D O W C R E S T D R I V E89TH STREET NECO U N T R Y A V E BAYFIELD LANE PARKDRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY UTILITY PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 189 N Feet 0 60 120 MEADOWBROOK 12-9-24 ’ ’ 6 10 11 12 13 14 15 16 13 12 11 10 8 7 654321 7 8321 7 1 19 18 17 16 15 14 13 10 11 9 7 9 8 10 4 3 2 1 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 654 9 6 5 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 3 4 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 12 13 14 15 16 17 18 19 OUTLOT D OU T L O T D OUTLOT D 4 8 12 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D AV E 89TH STREET NE RI V E R S T O N E ME A D O W C R E S T D R I V E BAYFIELD LANE ASHFORD WAY WILLOWBEND ROAD CO U N T R Y ME A D O W C R E S T D R I V E SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY UTILITY PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1810 N ’ ’ Feet 0 60 120 MEADOWBROOK 12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 6 7 5 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 11 OUTLOT B ED M O N S O N A V E N U E N E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 OUTLOT D 1 2 5 6 3 11 12 20 22 21 1 2 3 4 OUTLOT E 89TH STREET NE PARK COUR T 8 9 T H S T R E E T N E CO U N T R Y A V E ME A D O W C R E S T D R I V E RI V E R S T O N E AV E BAYFIELD LANE PARK DRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY GRADING PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1811 N MEADOWBROOK Feet 0 60 120 12-9-24 4 10 11 12 13 14 15 16 13 12 11 10 87 654321 4 3 21 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 9 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D CO U N T R Y 87TH ST. NE 7 8321654 5 6 7 8 9 10 11 12 1 2 3 4 2 3 5 4 2 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 OUTLOT D OU T L O T D OUTLOT D 6 7 9 8 10 12 13 14 15 16 17 18 19 4 1 19 18 17 16 15 14 13 10 11 9 7 6 5 2 3 4 8 12 89TH STREET NE ME A D O W RI V E R S T BAYFIELD LANE ASHFORD WAY SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY GRADING PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1812 N MEADOWBROOK Feet 0 60 120 12-9-24 (Geotech recommends using onsite soils) 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 6 7 5 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 11 OUTLOT B ED M O N S O N A V E N U E N E 1 2 3 4 5 6 7 8 1 2 3 4 1 2 3 6 5 4 1 2 3 6 5 4 1 2 3 OUTLOT D 1 2 5 6 3 11 12 20 22 21 1 2 3 4 OUTLOT E 89TH STREET NE PARK COUR T 8 9 T H S T R E E T N E CO U N T R Y A V E ME A D O W C R E S T D R I V E RI V E R S T O N E AV E BAYFIELD LANE PARK DRIVE SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY EROSION CONTROL PLAN (NORTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1813 N MEADOWBROOK Feet 0 60 120 12-9-24 4 10 11 12 13 14 15 16 13 12 11 10 87 654321 4 3 21 5 6 7 14 13 12 11 10 9 8 54321 6 7 8 9 10 11 12 9 ED M O N S O N A V E N U E N E 87TH ST. NE PROPOSED R O A D CO U N T R Y 87TH ST. NE 7 8321654 5 6 7 8 9 10 11 12 1 2 3 4 2 3 5 4 2 3 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 3 4 1 2 3 4 1 2 3 4 8 7 6 OUTLOT D OU T L O T D OUTLOT D 6 7 9 8 10 12 13 14 15 16 17 18 19 4 1 19 18 17 16 15 14 13 10 11 9 7 6 5 2 3 4 8 12 89TH STREET NE ME A D O W C RI V E R S T O N BAYFIELD LANE ASHFORD WAY SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY EROSION CONTROL PLAN (SOUTH)JPB LAND, LLC MONTICELLO, MN 24-0314 1814 N MEADOWBROOK Feet 0 60 120 12-9-24 1 2 3 4 5 6 OUTLOT A OUTLOT C 1 2 3 1 2 6 7 5 1 2 3 4 1 2 3 4 5 6 7 8 9 5 6 1234 5 6 7 8 9 10 11121314151613121110 8 7 6 5 4 3 2 1 7 8 3 2 1 7 1 19 18 17 16 151413 10 11 9 7 9 8 10 4 3 2 1 5 67 14 13 12 11 10 9 8 5 4 3 2 1 6 789101112 3 OUTLOT B 6 5 4 9 6 5 234 1234567891011121234 1234 123 654 123 654 123 1 2 3 4 8 7 6 5 1 2 3 6 5 4 5 1 2 3 4 8 7 6 5 1 2 34 1 2 3 4 1 2 3 4 8 7 6 111213 14 15 16 17 18 19 20 22 21 OUTLOT D OUTLOT D OU T L O T D 4 OU T L O T E 8 12 EDMONSON AVENUE NE 87 T H S T . N E P R O P O S E D R O A D CO U N T R Y A V E 89 T H S T R E E T N E PA R K CO U R T 8 7 T H S T . N E 89TH STREET NE MEADOWCREST DRIVE RIVERSTONE AVE. WI L L O W B E N D R O A D AS H F O R D W A Y BA Y F I E L D L A N E * * * * ** * SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com PRELIMINARY SIGNAGE, LIGHTING, & MAILBOX PLANJPB LAND, LLC MONTICELLO, MN 24-0314 1815 N MEADOWBROOK Feet 0 100 200 12-9-24 * Planning Commission Agenda – 05/05/2026 1 2C. Public Hearing - Consideration of a request for an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial, an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3), and a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3). Applicant: Moon Motorsports Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 05/05/2026 Council Date (pending Commission action): 05/26/2026 Additional Analysis by: Community Development Director, Assistant City Engineer, Chief Building Official, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial 1. Motion to adopt Resolution No. PC-2026-14 recommending approval of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-14 recommending denial an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial, 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-2026-14. Decision 2: Consideration of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3) 1. Motion to adopt Resolution No. PC-2026-15 recommending approval of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3), subject to the conditions in Exhibit Z and based on findings in said resolution. Planning Commission Agenda – 05/05/2026 2 2. Motion to adopt Resolution No. PC-2026-15 recommending denial an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3), 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-2026-15. Decision 3: Consideration of a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3) 1. Motion to adopt Resolution No. PC-2026-16 recommending approval of a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3), subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-16 recommending denial of a Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3), 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-2026-16. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1, Block 1, Otter Creek Crossing Sixth Addition PID #: 155248001010 Planning Case Number: 2026-16 Request(s): 1. Consideration of an amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land-Use, Growth and Orderly Annexation” re-guiding a parcel from Light Industrial Park to Community Commercial 2. Amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC), to Highway Business District (B-3) 3. Conditional Use Permit for Vehicle Sales and Rental in Highway Business District (B-3). Deadline for Decision: June 5, 2026 (60-day deadline) August 4, 2026 (120-day deadline) Land Use Designation: Light Industrial Park Planning Commission Agenda – 05/05/2026 3 Zoning Designation: IBC: Industrial and Business Campus District Overlays/Environmental Regulations Applicable: Freeway Bonus District Current Site Uses: Vacant Land Surrounding Land Uses: North: Interstate 94 East: Vacant Land South: Industrial West: Industrial Project Description: The applicants seek to construct a new standalone motorsports retail facility on a parcel along Chelsea Boulevard West, west of their existing facility. The applicants note that although the business model will be similar to the existing site, the proposed facility will handle separate models and function separately. The facility will include a primary building of 24,000 square feet, as well as vehicle display around the site, and a screened outdoor storage area adjacent to the building. To accommodate the use, the applicants are requesting that the Comprehensive Plan Future Land Use Plan be amended to reguide the site from Light Industrial Park to Community Commercial, and rezoning of the property from Industrial Business Campus to B-3, Highway Business. Finally, the applicants seek a Conditional Use Permit for Vehicle Sales and Rental to accommodate the sale and display of recreational and motor vehicles. ANALYSIS: Comprehensive Plan Amendment The site is currently guided Light Industrial Park, reflecting the industrial uses to the west, primarily the Otter Creek Business Park. Land Use designations to the east include the LIP category for the adjoining Nuss Trucking, and Community Commercial for the Ryan Dodge Ram Jeep dealership and the existing Moon Motors facility. Continuing east along Chelsea Road are a combination of Community Commercial and Regional Commercial land use designations, occupied primarily by vehicle sales facilities and other auto related uses. Planning Commission Agenda – 05/05/2026 4 When considering amendments to the Land Use Plan, approval criteria are identified in the Zoning Ordinance as follows: § 153.028 (A)(5) Approval criteria. Recommendations and decisions on Comprehensive Plan amendments shall be based on consideration of the following criteria: (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; Staff Comment: There is no apparent error. However, changing conditions and trends in the Chelsea Road corridor support the potential for reconsidering the underlying land use designation for the subject property. (b) Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; Staff Comment: The Comprehensive Plan directs the management of land use in the City to both its highest and best use, as well as its consistency with surrounding and neighboring land uses. This amendment would rely on its consistency with the dominant commercial and specifically vehicle-oriented land uses along Chelsea Road. (c) The extent to which the proposed amendment addresses a demonstrated community need; Staff Comment: The community need in this case is the ability to capitalize on the City’s extensive freeway frontage and exposure for commercial uses, maximizing the value of that asset. (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; Staff Comment: There is no apparent threat to these factors that would result from this amendment. (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; Staff Comment: No expected change in impacts would be anticipated from a change as proposed with this amendment. The expected commercial impact would be similar to that for industrial use in this area. (f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are Planning Commission Agenda – 05/05/2026 5 appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the city; Staff Comment: Compatibility with surrounding land uses is the primary aspect supporting this amendment. As noted in this report, vehicle-oriented land uses extend all along Chelsea Road to Highway 25 on the east. (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; and Staff Comment: The amendment is consistent with these requirements. (h) Whether the proposed amendment is consistent with the purpose of this chapter. Staff Comment: The chapter in this condition is the Zoning Ordinance. As discussed in this report, the zoning pattern in this area strongly correlates with the goals of the proposed amendment. For the subject property, the proposed amendment facilitates the continuation of vehicle- related commercial uses along Chelsea Road, beginning at Highway 25. Though sites along the Chelsea Road West corridor are designated under a variety of land use categories, vehicle sales and display of various types dominate the landscape. Even for the neighboring property (Nuss Trucking), which was developed under an industrial designation, vehicle sales, display, and repair is the principal use of the site under a PUD zoning designation. In this regard, the map amendment to Community Commercial is consistent with the trends and existing land use pattern, as well as the direction of the Comprehensive Plan for this area. It is noteworthy that a key determinant for the uses along this roadway take particular advantage of exposure and display toward I-94, a feature that is most closely related to commercial land use. Rezoning to B-3 Consideration of rezoning is largely determined by consistency with the Comprehensive Plan. Pending the City’s approval of the Land Use Plan amendment to Community Commercial, rezoning to the B-3 zoning district would be appropriate as a correlating district. The zoning ordinance also identifies specific review criteria for consideration of rezoning requests, as follows: § 153.028 (B)(5) Approval criteria. Recommendations and decisions on zoning amendments shall be based on consideration of the following criteria: (a) Whether the proposed amendment corrects an error in the original text or map; or Planning Commission Agenda – 05/05/2026 6 (b) Whether the proposed amendment addresses needs arising from a changing condition, trend, or fact affecting the subject property and surrounding area. (c) Whether the proposed amendment is consistent with achieving the goals and objectives outlined in the comprehensive plan. As suggested in the Comprehensive Plan amendment discussion above, there is no specific “error” in the original map. However, changing conditions and trends have resulted in a significant amount of vehicle-related business along the Chelsea Road corridor, even in some of the industrial land use categories. The continuation of that pattern is consistent with the Comprehensive Plan’s treatment of land uses in this area. Further, the exposure to I-94 is a factor in both commercial and vehicle-oriented land uses and supports the rezoning request. The only potential break in that pattern is the PUD granted to Nuss Trucking on the adjoining parcel, under a Light Industrial Park land use guidance. However, as noted, the use of that site includes vehicle sales and service with a reliance on display of those vehicles to passing traffic on the freeway and Chelsea Road. Conditional Use Permit The proposed vehicle sales and rental use requires a conditional use permit in the B-3 zoning district. The applicant has requested the CUP concurrent with the requested land use and rezoning requests. The applicant’s proposed use of the site is for the sales and service of recreational vehicles, primarily ATVs and motorcycles. This is similar to the use of the applicant’s current property just east of the subject site. Both the existing site and the new will be dedicated to the same commercial vehicle sales land use, but split generally by brand. The general layout of the proposed use is similar to that of the existing Moon Motorsports site. Display areas are located along the freeway exposure, the principal building is in the northerly portion of the site, and an enclosed area of outdoor storage and staging adjoins the building. Vehicle display is also proposed adjoining the main parking field, as well as along the Chelsea Road exposure. The applicant has further identified the occasional use of the main parking area for motorcycle training and certification, held during off-hours to avoid conflicts with the commercial use and parking on the property. Conditional Use Permits are reviewed against both general and use-specific criteria within the zoning ordinance. These criteria are listed below with the general standards first, then specific. § 153.028 (D)(4) Review. (a) Conditional use permit criteria. Approval of a conditional use permit application requires that the city find that conditions can be established to ensure that all of the following criteria will always be met: Planning Commission Agenda – 05/05/2026 7 1. The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property; 2. The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use; 3. The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area; 4. The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided; 5. The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with city code requirements; 6. The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution; 7. The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled; 8. The conditional use will adhere to any applicable additional criteria outlined in §§ 153.090 through 153.093 for the proposed use. Given the location of the site, and the surrounding land uses, there would appear to be no reason that the proposed use would create burdens that are not accounted for with respect to other land uses or the public facilities already in place (utilities, streets, etc.). The proposed use is evaluated more closely against the general criteria and under the use-specific standards below. § 153.091(E)(30) Vehicle Sales and Rental (30) Vehicle sales or rental. (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5-3. TABLE 5-3: MINIMUM BUILDING SIZE FOR VEHICLE SALES/RENTAL USES Parcel Size Lot Coverage Percent* Minimum Building Size* Less than 2 acres 5% 2,500 sq. ft. 2 acres to less than 4 acres 7% 10,000 sq. ft. 4 acres to less than 8 acres 9% 20,000 sq. ft. 8 acres or more 9% 40,000 sq. ft. *Whichever requires the larger building Staff Comment: The site in question is 5.0 acres in size, requiring a building coverage of 9%. This requires a minimum building size of 19,602 square feet - 20,000 square Planning Commission Agenda – 05/05/2026 8 feet by code. The proposed building is 24,000 square feet, exceeding the minimum requirements for the use. (b) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with § 153.060(G). Staff Comment: No residential use is near the subject property. (c) All lighting shall be in compliance with § 153.063. Staff Comment: The applicants have provided a photometric plan for the site. The requirements for such sites are a maximum footcandle reading of 1.0 at commercial property lines, and .05 at the centerline of adjoining roadways. The plan shows compliance with these requirements. All poles are shown to be at or below the maximum 25 foot height limit. (d) The outside sales and display area shall be hard surfaced. Staff Comment: All areas of the site are paved, including the display area, with the exception of landscaped spaces, and the vehicle display locations which are covered with granite landscape rock. (e) The outside sales and display area does not utilize parking spaces which are required for conformance with this chapter. Staff Comment: The site plan shows a total of 84 parking spaces, more than that required for the building and uses on the site. The applicant has estimated a code requirement of 76 parking spaces, which includes a calculation based on the outdoor display areas separate from the parking lot. (f) Vehicular access points shall create a minimum of conflict with through-traffic movement and shall be subject to the approval of the Community Development Department. Staff Comment: The access for the site is located at the east portion of the site, directly across from the driveway access for the industrial facility across Chelsea Road. This location is the designated access location for the site, designed to avoid offset intersection locations. The plan proposes a second access point along the west boundary that is designed to facilitate exclusive access to the storage and staging area adjacent to the building. With more than 300 feet of frontage, the lot qualifies for a second access drive, provided that the City Engineer approves its location. (g) There is a minimum lot area of 22,500 square feet and minimum lot dimensions of 150 feet by 130 feet. Planning Commission Agenda – 05/05/2026 9 Staff Comment: The lot exceeds each of these minimum requirements, with an area of 5 acres, a lot width of approximately 380 feet, and a depth of approximately 540 feet. (h) A drainage system subject to the approval of the Community Development Department shall be installed. Staff Comment: The plan set includes a stormwater management plan which is reviewed by the City Engineer in a separate report. Other Site Plan Review Elements Building Materials. The plans show the building to be constructed of concrete precast panels, with architectural metal finishes and trim, consistent with the requirements for commercial district buildings. Landscape Plan. The landscaping for the site is required to include at least 10 caliper inches of tree planting per acre, and 2 shrubs per each 10 linear feet of building perimeter. For this site, the requirement would be 50 caliper inches of tree planting, and 128 shrubs. The proposed planting plan includes the equivalent of 89 caliper inches of tree planting, exceeding the minimum standard. The plan also includes 12 shrubs and 112 perennial plants. The code requires that half of the shrub plantings be evergreen. In this case, just 6 of the 12 shrubs are evergreen, and the large majority are perennials rather than shrubs (all clustered around the primary entrance). In other applications, the City has considered excess tree planting to offset reduced shrub planting. In this case, several of the 39 caliper inches of excess tree planting are evergreen (Black Spruce). If credited toward the shrub requirement, it would be reasonable to require fewer shrubs than the code requirement. Staff would recommend additional shrub plantings in the expansive turf areas along the front of the site, and west of the main parking field. Staff would recommend a total of an additional 20 shrubs planned for these two areas, increasing the total shrub count to 32, with the balance of the shrub requirement met by the proposed tree planting and perennial totals. Screening and Fencing. The applicant has provided a screening wall around the storage area. The proposed wall is a “rock-face” fence panel of a composite resin material, designed to imitate the look of a stone wall. The fence encloses the storage area on three sides (the building creates the fourth side). It is proposed to be 8 feet in height, which is allowed under the security provisions of the zoning ordinance. Storage in the area should be limited to the height of the screening fence. The plan also includes fencing around the perimeter of the site. Black-coated chain link fence extends along the side boundaries, connecting to the existing chain link fence along the Planning Commission Agenda – 05/05/2026 10 freeway. The applicant proposed black ornamental “wrought iron” style fencing along Chelsea road, similar to that utilized by other businesses along Chelsea Road to the east. Trash Enclosure. A trash facility is shown inside the storage area, with access to the facility provided by a gate. It is more than 300 feet from Chelsea Road and should raise no visibility issues, provided the gate is opaque as required by ordinance for trash enclosures. Signage. The building plans illustrate potential locations for wall signage on the building. The sizes of these wall panels are not specified. A potential location for a monument sign along Chelsea Road is also shown, but specifics are not included. The applicant will be required to meet the general requirements for signage applicable to the site and district. STAFF RECOMMENDED ACTION Staff recommend approval of the Comprehensive Plan Amendment and Zoning Map Amendment reguiding and rezoning this parcel to Community Commercial and B-3 - Highway Business District. The site use is consistent with the principal pattern of land uses along Chelsea Road, particularly of those with direct freeway frontage and exposure. Vehicle-related uses extend from Highway 25 to the adjoining Nuss site. These uses exist under varying land use designations but are all complementary uses to commercial vehicle sales and rental. The criteria for both amendments appear to be met by the request. Staff further recommend approval of the Conditional Use Permit for Vehicle Sales and Rental as requested, subject to Exhibit Z. The use relies on the amended land use designation and zoning and reflects the dominant pattern of use along this corridor. The conditional use permit plans are compliant with the zoning ordinance with only minor modifications and clarifications to the plans recommended as a part of the conditional use permit. SUPPORTING DATA A. Resolution PC-2026-14 – Land Use Plan Amendment B. Resolution PC-2026-15 – Rezoning C. Resolution PC-2026-16 – Conditional Use Permit D. Ordinance No. 8XX E. Aerial Site Image F. Applicant Narrative G. Plans, Including: 1. Survey 2. Civil Site Plan 3. Grading Plan 4. SWPPP 5. Utility Plan Planning Commission Agenda – 05/05/2026 11 6. Landscape Plan 7. Site Plan 8. Floor Plan 9. Elevations 10. Photometrics H. Monticello Official Zoning Map I. Monticello 2040 Plan, excerpts J. Monticello Zoning Code, excerpts K. City Engineer’s Letter and Mark-Ups, dated April 24, 2026 L. Chief Building Official’s Letter, dated April 24, 2026 Z. Conditions of Approval Planning Commission Agenda – 05/05/2026 12 EXHIBIT Z Conditions of Approval Conditional Use Permit for Vehicle Sales and Rental PID# 155248001010 1. The Conditional Use Permit is contingent on the City’s approval of the Comprehensive Plan amendment to Community Commercial and rezoning of the subject property to B-3 – Highway Business District. 2. Revision of the landscape plan to include an additional 20 shrubs in the turf areas along the frontage and the pond area west of the parking field. 3. Limitation on the height of storage in the outdoor storage area to the height of the wall enclosure. 4. Sign plans provided as a separate permit, consistent with the sign requirements for the site and zoning district. 5. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. Compliance with the terms of the City’s Engineering letter and mark-ups, dated April 24, 2026. 7. Compliance with the terms of the Chief Building Official’s letter dated April 24, 2026. 8. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-14 1 RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN) FOR LAND USE GUIDANCE OF THE FOLLOWING PARCEL LOT 1, BLOCK 1, OTTER CREEK CROSSING SIXTH ADDITION PID 155-248-001010 WHEREAS, the applicant is seeking an amendment to the Land Use Plan to support the development of a vehicle sales and rental facility, in addition to applications for rezoning and Conditional Use Permit; and WHEREAS, the City regulates land use through its Comprehensive Plan (currently the 2040 Monticello Vision + Plan), implemented through its development regulations, including its subdivision and zoning ordinances; and WHEREAS, the Comprehensive Plan guides future land uses both within the City limits and in areas of the Monticello Orderly Annexation Area (MOAA) nearby to the City’s existing boundaries; and WHEREAS, the applicant seeks to amend the Future Land Use Map from its current designation of Light Industrial Park to CC-Community Commercial; and WHEREAS, the City acknowledges the differential factors that support different land uses, including differences of type and differences of intensity; and WHEREAS, surrounding and adjoining land uses are a significant driver of compatibility of land use development; and WHEREAS, the existing land uses along Chelsea Road to the east are dominated by vehicle- related businesses, some of which are retail commercial and others more business service oriented; and WHEREAS, further commercial development of the Chelsea Road corridor, particularly with exposure to the I-94 freeway, is a key attraction to new commercial use; and WHEREAS, the Planning Commission has reviewed the proposed amendments modifying the applicable sections of the Comprehensive Plan and their effect on the City’s land use plans and policies; and CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-14 2 WHEREAS, the Planning Commission held a public hearing on May 5, 2026 on the 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 research and the written and oral public comments, as well as the recommendations of the staff report, which are incorporated by reference into the resolution, and hereby makes the following Findings of Fact in relation to the recommendation of approval: 1. The Chelsea Road location is consistent with other retail vehicle businesses, including another aspect of the applicant’s business. 2. The mix of commercial and industrial properties north and south of Chelsea Road respectively, are a common pattern in the Monticello area. 3. Chelsea Road acts as both a significant collector transportation corridor, as well as a boundary for commercial and industrial uses in the subject area. 4. The proximity and visibility of the property from I-94 is a valuable factor in commercial site development. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the proposed amendment to the Monticello 2040 Vision + Plan reguiding the subject property from Light Industrial Park, LIP to CC, Community Commercial as provided in this resolution be approved, based on the findings noted herein. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-14 3 ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-15 1 RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING MAP REZONING THE FOLLOWING PARCEL FROM IBC: INDUSTRIAL AND BUSINESS CAMPUS DISTRICT TO B-3, HIGHWAY BUSINESS LOT 1, BLOCK 1, OTTER CREEK CROSSING SIXTH ADDITION PID 155-248-001010 WHEREAS, the applicant is seeking an amendment to the Monticello Zoning Map to support the development of a vehicle sales and rental facility, in addition to applications for amendment to the Land Use Plan and Conditional Use Permit; and WHEREAS, the City regulates land use through its Comprehensive Plan (currently the 2040 Monticello Vision + Plan), implemented through its development regulations, including its subdivision and zoning ordinances; and WHEREAS, the applicant seeks to amend the Zoning Map from its current designation of IBC: Industrial Business Campus to B-3, Highway Business; and WHEREAS, the City acknowledges the differential factors that support different land uses, including differences of type and differences of intensity; and WHEREAS, surrounding and adjoining land uses are a significant driver of compatibility of land use development; and WHEREAS, the existing land uses along Chelsea Road to the east are dominated by vehicle- related businesses, some of which are retail commercial and others business service oriented; and WHEREAS, further commercial development of the Chelsea Road corridor, particularly with exposure to the I-94 freeway, is a key attraction to new commercial use; and WHEREAS, the Planning Commission has reviewed the proposed amendments modifying the applicable sections of the Comprehensive Plan and their effect on the City’s land use plans and policies; and CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-15 2 WHEREAS, the Planning Commission held a public hearing on May 5, 2026 on the rezoning 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 research and the written and oral public comments, as well as the recommendations of the staff report, which are incorporated by reference into the resolution, and hereby makes the following Findings of Fact in relation to the recommendation of approval: 1. The Chelsea Road location is consistent with other retail vehicle businesses, including another aspect of the applicant’s business. 2. The mix of commercial and industrial properties north and south of Chelsea Road respectively, are a common pattern in the Monticello area. 3. Chelsea Road acts as both a significant collector transportation corridor, as well as a boundary for commercial and industrial uses in the subject area. 4. The proximity and visibility of the property from I-94 is a valuable factor in commercial site development. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the proposed rezoning of the subject property from IBC: Industrial and Business Campus District , to B-3, Highway Business as provided in this resolution be approved, based on the findings noted herein. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-15 3 ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-16 1 RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR VEHICLE SALES AND RENTAL IN THE B-3, HIGHWAY BUSINESS DISTRICT: 155-248-001010 WHEREAS, the applicant is seeking a Conditional Use Permit to support the development of a vehicle sales and rental facility, in addition to applications for land use plan map amendment and rezoning; and WHEREAS, the City regulates land use through its Comprehensive Plan (currently the 2040 Monticello Vision + Plan), implemented through its development regulations, including its subdivision and zoning ordinances; and WHEREAS, the applicant seeks to develop the property for vehicle sales and rental, consistent with the proposed rezoning to B-3, Highway Business; and WHEREAS, the City acknowledges the differential factors that support different land uses, including differences of type and differences of intensity; and WHEREAS, surrounding and adjoining land uses are a significant driver of compatibility of land use development; and WHEREAS, the existing land uses along Chelsea Road to the east are dominated by vehicle- related businesses, some of which are retail commercial and others business service oriented; and WHEREAS, further commercial development of the Chelsea Road corridor, particularly with exposure to the I-94 freeway, is a key attraction to new commercial use; and WHEREAS, the Planning Commission has reviewed the conditional use permit within the content of the applicable sections of the Monticello Zoning ordinance; and WHEREAS, the Planning Commission held a public hearing on May 5, 2026 on the conditional use permit 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 research and the written and oral public comments, as well as the recommendations of the staff report, which are incorporated by reference into the resolution, and hereby makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-16 2 1. The Chelsea Road location is consistent with other retail vehicle businesses, including another aspect of the applicant’s business. 2. The mix of commercial and industrial properties north and south of Chelsea Road respectively, are a common pattern in the Monticello area. 3. The applicant has provided plans showing the development of the facility consistent with the requirements for development within the B-3, Highway Business District. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends to the City Council that the proposed Conditional Use Permit for Vehicle Sales and Rental as provided in this resolution be approved, based on the findings noted herein and the requirements of Exhibit Z as follows: 1. The Conditional Use Permit is contingent on the City’s approval of the Comprehensive Plan amendment to Community Commercial and rezoning of the subject property to B- 3 – Highway Business District. 2. Revision of the landscape plan to include an additional 20 shrubs in the turf areas along the frontage and the pond area west of the parking field. 3. Limitation on the height of storage in the outdoor storage area to the height of the wall enclosure. 4. Sign plans provided as a separate permit, consistent with the sign requirements for the site and zoning district. 5. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. Compliance with the terms of the City’s Engineering Staff letter and Mark-Ups, dated April 24, 2026. 7. Compliance with the terms of the Chief Building Official’s letter dated April 24, 2026 8. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2026-16 3 MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. 8XX 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE REZONING THE FOLLOWING PROPERTY FROM IBC: INDUSTRIAL AND BUSINESS CAMPUS DISTRICT TO B-3, HIGHWAY BUSINESS: LOT 1, BLOCK 1, OTTER CREEK CROSSING SIXTH ADDITION IT IS HEREBY ORDAINED by the City Council of the City of Monticello, Minnesota: Section 1. The subject property Is hereby rezoned from IBC: Industrial and Business Campus District to B-3, Highway Business District. Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance on the official Zoning Map, as part of the Official Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning. Said map shall not be republished. Section 11. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this 26th day of May, 2026 CITY OF MONTICELLO _______________________________ Lloyd Hilgart, Mayor ATTEST: ________________________________ Jennifer Schreiber, City Clerk VOTING IN FAVOR: VOTING IN OPPOSITION: NOT PRESENT: Request for Comp Plan/CUP/Rezone Lot 1, Blk 1, Otter Creek Cross 6th Addn Created by: City of Monticello 250 ft 04/06/2026 To: City of Monticello Re: Proposed dealership expansion Dear City Staff & Council: Moon Motorsports intends to develop a property on Chelsea Road, west of Nuss Truck for an expansion of our Powersports business. While it is considered an expansion of our existing business, it will operate as a standalone dealership supporting four existing Powersports lines, and in essence will function independently. At this location we will have approximately 15 employees on staff. Part of the expansion involves creating a parking lot area that can hold a Motorcycle Safety Foundation (MSF) range. This allows for expert, hands-on motorcycle training on-site. Currently, community members are required to go to locations like Anoka or St. Cloud for this type of training. We are pursuing this in the spirit of creating a better and safer riding community. We anticipate courses to be held 1-2 times per month maximum during motorcycle riding season, and to occur only when the dealership is otherwise closed. As a part this development project, we are seeking City approval to change the existing zoning classification of our lot from IBC to B3 and grant us a Conditional Use Permit. This project meets all applicable conditional use and comprehensive plan amendment approval criteria: CUP Criteria: 1. The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property; Correct 2. The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use; Correct 3. The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area; Correct 4. The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided; Correct 5. The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with city code requirements; Correct 6. The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution; Correct 7. The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled; Correct Comprehensive Plan Amendment Approval Criteria: • Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; Correct • Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; Correct • The extent to which the proposed amendment addresses a demonstrated community need; Correct • Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; Correct • The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; Correct No Negative Impact • Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the City; Correct • Whether the proposed amendment will result in a logical, orderly and predictable development pattern. Correct • Whether the proposed amendment is consistent with the purpose of this ordinance. Correct Included in our submittal packet are the proposed plans showing the project details verifying compliance with the B3 ordinance and our intended use. Thank you for your consideration. Feel to reach out to me if you have any questions or concerns. Joel Erickson Principal Moon Motorsports Sheet No. Project ID T1 1074 APRIL 6, 2026 Sheet Title Project Title TITLE SHEET MOON MOTORSPORTS No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2026 STONE TENT ARCHITECTURE LLC, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture LLC, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Signature Architect Registration Date Erik P. Johnson 50962 MOON MOTORSPORTS CITY SITE PLAN REVIEW - 04/06/2026 MONTICELLO, MN PID# - 155248001010 CONTACTS GENERAL CONTRACTOR LARSON BUILDING, INC. 200 1ST STREET SOUTH BUFFALO, MN 55313 PH. 763.634.5600 CONTACT: ANDREW LARSON OWNER MOON MOTORSPORTS 3613 CHELSEA RD MONTICELLO, MN 55362 PH. 763.295.2920 CONTACT: JOEL ERICKSON ARCHITECT STONE TENT ARCHITECTURE 15001 140TH ST FORESTON, MN 56330 PH. 612.508.8099 CONTACT: ERIK JOHNSON MAP AERIAL DRAWING INDEX T1 TITLE SHEET SURVEY CERTIFICATE OF SURVEY CIVIL C1 TITLE SHEET C2 CIVIL SITE PLAN C3 STANDARD NOTES AND SPECS C4 STANDARD DETAILS C5 STANDARD DETAILS C6 GRADING PLAN C7 SWPPP - STANDARD NOTES C8 SWPPP - STANDARD DETAILS C9 SWPPP - PLAN VIEW C10 UTILITY PLAN LANDSCAPE L100 LANDSCAPE PLAN L200 LANDSCAPE DETAILS ARCHITECTURAL A1 SITE PLAN A2 FLOOR PLAN A3 MEZZANINE PLAN A4 ELEVATIONS A5 COLORED ELEVATIONS ELECTRICAL SL200 PROPOSED PHOTOMETRIC PLAN SL201 SPECIFICATION SHEETS & DETAILS PROJECT DESCRIPTION: A NEW 24,000 SQ FT DEALERSHIP, INCLUDING SHOW ROOM, SERVICE AREA, PARTS STORAGE, RESTROOMS, SALES OFFICES, EMPLOYEE BREAK ROOM AND TOILETS. 2 MEZZANINES ARE INCLUDED, 1 OVER THE WAREHOUSE AREA AND 1 OVER THE CENTRAL PARTS AND RESTROOM AREA. PAINTED PRECAST CONCRETE WALL PANELS WITH STEEL STRUCTURE AND ROOF. PRECAST PLANK MEZZANINES. SITE WORK INCLUDES NEW PARKING LOT (SEE CIVIL), CONCRETE APPROACH AND DRIVE ON BACK SIDE, SALES DISPLAY AREAS WITH LANDSCAPE ROCK, FENCED IN EXTERIOR AREA, LANDSCAPING, PERIMETER FENCES AS SHOWN (SEE SITE PLAN). CODE REVIEW- 2020 MN BUILDING CODE / 2018 IBC / 2020 MN ACCESSIBILITY CODE 2020 MN MECHANICAL AND FUEL GAS CODE / 2020 MN PLUMBING CODE / 2020 MN ELEC. CODE 2020 MN FIRE CODE OCCUPANCY - M (MERCANTILE), B (BUSINESS), S-1 (STORAGE/REPAIR) NO SEPARATIONS REQUIRED BETWEEN OCCUPANCIES - B/F-1/M/S-1 CONSTRUCTION TYPE - 2B - COMBUSTIBLE CONSTRUCTION FULLY SPRINKLED BUILDING HEIGHTS AND AREA LIMITATIONS TABULAR AREA = (M (MOST RESTRICTIVE) / 2B) = 50,000 SQ FT / 75' / 3 STORIES PROPOSED BUILDING AREA = 23,364 SQ FT / 30' / 1 STORY W/ MEZZANINE STRUCTURAL INNOVATIVE STRUCTURAL SOLUTIONS 5279 KYLER AVE NE ALBERTVILLE, MN 55301 PH. 763.425.9960 CONTACT: MIKE VAN DE RIET CIVIL SCHULTZ ENGINEERING & SITE DESIGN 18 SOUTH RIVERSIDE AVENUE SUITE 230 SARTELL, MN 56377 PH. 320.339.0669 CONTACT: NORMAN STATZ LANDSCAPE BE LANDSCAPE DESIGNS PH. 612.382.0902 CONTACT: BEN ERICKSON SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C1 TITLE SHEET MOON MOTORSPORTS FACILITY DATENO. 1 DATE: 04/03/2026 ISSUE DATE: 04/03/2026 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN VICINITY MAP NTS CIVIL CONSTRUCTION DRAWING SET MONTICELLO, MINNESOTA CHELSEA ROAD MOON MOTORSPORTS FACILITY PROPOSED SITE SN ST I T G C E INDICATES STORM SEWER LINE X ST SN E T C INDICATES SANITARY SEWER LINE INDICATES UNDERGROUND WATER INDICATES UNDERGROUND GAS INDICATES UNDERGROUND ELECTRIC INDICATES UNDERGROUND TELEPHONE INDICATES UNDERGROUND CABLE INDICATES FENCE LINE INDICATES STORM MANHOLE INDICATES SANITARY MANHOLE INDICATES CATCH BASIN INDICATES WATER VALVE INDICATES HYDRANT INDICATES ELECTRIC PEDESTAL INDICATES TELEPHONE PEDESTAL INDICATES CABLE PEDESTAL INDICATES SIGN INDICATES POST/TILE INTAKE INDICATES SANITARY SERVICE LINE INDICATES SANITARY SEWER LINE INDICATES DRAINTILE LINE INDICATES STORM SEWER LINE INDICATES WATER MAIN LINE INDICATES WATER SERVICE LINE INDICATES SILT FENCE LINE INDICATES SPOT ELEVATION INDICATES STORM CATCH BASIN INDICATES STORM SEWER CATCH BASIN INDICATES FLARED END SECTION INDICATES SANITARY/STORM CLEANOUT INDICATES SANITARY/STORM MANHOLE INDICATES OUTLET STRUCTURE INDICATES CURB STOP & BOX INDICATES GATE VALVE INDICATES HYDRANT INDICATES FLOW ARROW EXISTING LINE WORK PROPOSED LINE WORK LEGEND INDICATES NYLOPLAST CATCH BASIN INDICATES NYLOPLAST CLEANOUT INDICATES NYLOPLAST MANHOLE INDICATES RAIN GUARDIAN STRUCTURE INDICATES EXISTING MAJOR CONTOURS INDICATES EXISTING MINOR CONTOURS1106 1105 S C INDICATES ELECTRIC BOX INDICATES ELECTRIC BOX INDICATES LIGHT/POWER POLE INDICATES SEPTIC CLEANOUT INDICATES SEPTIC MANHOLE G 937 INDICATES PROPOSED CONTOUR LINE PROPOSED HATCHING INDICATES PROPOSED CONCRETE PAVEMENT, APRONS, AND SIDEWALK INDICATES PROPOSED BITUMINOUS PAVEMENT INDICATES PROPOSED GRAVEL SURFACING INDICATES TEMPORARY ROCK CONSTRUCTION ENTRANCE INDICATES TYPE III RIP RAP OVERLAYING TYPE 4 GEOTEXTILE FABRIC INDICATES CATEGORY 20 EROSION CONTROL BLANKET INDICATES SANITARY SEWER INSULATION INDICATES SCOUR STOP PAD INDICATES FILTER LOG ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C2 SCALE:1" = 30' N SITE PLAN MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN R : 4 0 ' - 0 " R:40'-0" 30'-0" R : 5 0 ' - 0 " 30'- 0 " 30'-0" R:50'-0" 3 0 ' - 0 " 3 0 ' - 0 " 30'-0" 24'- 0 " 16'- 0 " 1 6 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 32'-0" 32'-0" 30 ' - 0 " 30 ' - 0 " 3 6 ' - 7 " R:26'-9" 30 ' - 2 " R : 2 4 ' - 0 " 30 ' - 2 " 24'-0" 30' - 0 " 16' - 0 " 16' - 0 " 16 ' - 0 " 20'-0" 10'-0" 1 0 ' - 0 " 9'- 0 " 9'- 0 " 9'- 0 " (TYP) 9'- 0 " (T Y P ) (TYP) 9'- 0 " (T Y P ) 2 0 ' - 0 " (TYP)9'- 0 " (TY P ) 2 4 ' - 0 " 24'-0" 24'-0" 9'-0" 9'-0" 9'-0" 9'-0" ( T Y P ) (TYP) R: 5 ' - 0 " R:5'-0" 24 ' - 0 " ( T Y P ) 9'-0" (TYP) 24'- 0 " 2 0 ' - 0 " (TYP) (TY P ) 9'- 8 " 30 ' - 0 " 20'-8" 20'-8" 1 2 ' - 0 " (TYP) 8'- 0 " (TY P ) 24 ' - 0 " 1 8 ' - 0 " 18'-0" 12'-0" (TYP) 8'-0 " (TY P ) 8'- 0 " 1 2 ' - 0 " (T Y P ) (TY P ) 17'- 1 " 17'- 1 " 12 ' - 0 " (TY P ) 8'-0" (TYP) 12'-0" (T Y P ) 8'- 0 " (TY P ) 8'-0" (TYP) 12 ' - 0 " (TY P ) 30'-0" 40'- 1 0 " 61'- 6 " 24'- 1 0 " 14 ' - 6 " 24 ' - 1 0 " 14'- 6 " 17'-4" 12'-8" 1 6 ' - 4 " 5' - 0 " 18'-8" 1 8 ' - 0 " 46'-4" 17'-8" 24'-0" 1 6 ' - 0 " 2 0 ' - 0 " 1 8 ' - 0 " 25'-4" 1 8 ' - 0 " 2 5 ' - 4 " 18'-0" 24 ' - 1 1 " 14 ' - 6 " 10'-0" 85'-10" PAVING & HARDSCAPE NOTES: 2. AGGREGATE BASE AND SURFACE COURSES SHALL BE ROLLED AND COMPACTED. TEST ROLLING OF THE AGGREGATE BASE AND/OR SURFACING SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. MAXIMUM ALLOWED DEFLECTION DURING TEST ROLLING OF AGGREGATE BASE OR SURFACE COURSES SHALL BE 1/2". 3. ALL EXISTING BITUMINOUS OR CONCRETE EDGES, WHICH WILL ABUT NEW BITUMINOUS OR CONCRETE SURFACING SHALL BE SAWCUT TO OBTAIN A VERTICAL EDGE. 1. SUBGRADES SHALL BE SCARIFIED AND COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION INDICATED IN THE GENERAL NOTES (SHEET C3). TEST ROLLING OF THE SUBGRADE SHALL BE OBSERVED BY A QUALIFIED GEOTECHNICAL ENGINEER OR TECHNICIAN. LOCATIONS EXHIBITING EXCESSIVE RUTTING (PER MNDOT SPEC. 2111) SHALL BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE PLACEMENT OF AGGREGATE BASE. COMPACTION TESTING IN UTILITY TRENCHES SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM. 6. SEE SHEET C3 FOR SPECIFICATIONS REGARDING THE CONSTRUCTION OF HARDSCAPES 4. EXPANSION JOINTS SHALL BE PLACED AT ALL LOCATIONS WHERE NEW CONCRETE ABUTS EXISTING CONCRETE, AND AT ALL LOCATIONS WHERE SEPARATE CONCRETE POURS ABUT EACH OTHER. 5. CONCRETE PAVEMENT OR APRONS, WHICH ABUT DOORWAY OPENINGS SHALL BE TIED TO THE FLOOR SLAB WITH #4 BARS ALONG THE ENTIRE WIDTH OF THE DOORWAY. SEE DETAIL ON SHEET C4. 1 NTS 2 NTS 24'- 0 " 24 ' - 0 " 20'-6" 24'-0" 24'-0" 2 0 ' - 0 " 2 0 ' - 0 " 20'-0" 20'-0" 10'-0" 20'-0" 10'-0" 20'-0" 50 - F T F R O N T Y A R D S E T B A C K 30- F T S I D E Y A R D S E T B A C K 4 0 - F T R E A R Y A R D S E T B A C K 30- F T S I D E Y A R D S E T B A C K MATCH EXISTING CURB & GUTTER (TYP) MATCH EXISTING CURB & GUTTER (TYP) MATCH EXISTING PAVEMENT (TYP) BITUMINOUS STREET PATCH PER CITY REQUIREMENTS COMMERCIAL DRIVEWAY ENTRANCE (SEE 5008/C5) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) D 4 1 2 C U R B & G U T T E R ( T Y P ) B 6 1 2 C U R B & G U T T E R ( T Y P ) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) CONCRETE APRON (TYP) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) CONCRETE APRON (TYP) STOOP (TYP) (SEE ARCH/ STRUCT) CONCRETE APRON (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) MATCH EXISTING CURB & GUTTER (TYP) MATCH EXISTING PAVEMENT (TYP) LA N D S C A P E - R O C K E D AT V / U T V D I S P L A Y A R E A S (TY P ) ( S E E L A N D S C A P E PL A N ) LANDSCAPE-ROCKED ATV/UTV DISPLAY AREAS (TYP) (SEE LANDSCAPE PLAN) LANDSCAPE-ROCKED ATV/UTV DISPLAY AREAS (TYP) (SEE LANDSCAPE PLAN) LANDSCAPE-ROCKED ATV/UTV DISPLAY AREAS (TYP) (SEE LANDSCAPE PLAN)BITU M I N O U S PAV E M E N T ( T Y P ) BITU M I N O U S PAV E M E N T (TY P ) B I T U M I N O U S P A V E M E N T ( T Y P ) BITUMINOUS PAVEMENT (TYP) BITUMINOUS PAVEMENT (TYP) BITUMINOUS PAVEMENT (TYP) B I T U M I N O U S P A V E M E N T ( T Y P ) BITUMINOUS PAVEMENT (TYP) BITU M I N O U S PAV E M E N T ( T Y P ) 15 25 27 16 HANDICAP SIGNAGE (TYP) HANDICAP SIGNAGE (TYP) HANDICAP SIGNAGE 1.PROVIDE HANDICAP SPACE SIGNAGE AS PER MN STATUTE 169.346 ($200.00 FINE) AND MN MUTCD 2.PROVIDE "NO PARKING" SIGNAGE AT THE HEAD OF HANDICAP ACCESS AISLES, NO MORE THAN 8-FT FROM THE HEAD OF THE AISLES SITE PLAN NOTES ZONING: INDUSTRIAL & BUSINESS CAMPUS (IBC) YARD SETBACKS: *FRONT: 50-FT *STREET SIDE: 50-FT *INTERIOR SIDE: 30-FT *REAR: 40-FT ADA RAMP (TYP) ADA RAMP (TYP) FENCE (TYP) FENCE (TYP) MONUMENT SIGN FENCE (TYP) FENCE (TYP) GATE (TYP) GATE (TYP) NOTE: CONTRACTOR SHALL VERIFY FENCE & GATE MATERIALS AND CONSTRUCTION W/ OWNER NOTE: CONTRACTOR SHALL VERIFY FENCE & GATE MATERIALS AND CONSTRUCTION W/ OWNER FENCE (TYP) FENCE (TYP) FENCE (TYP) FENCE (TYP) GATE (TYP) GATE (TYP) GATE (TYP) GATE (TYP) GATE (TYP) PROPOSED BUILDING FFE = 936.00 TRANSITION FROM B612 CURB & GUTTER TO D412 CURB & GUTTER (TYP) TRANSITION FROM B612 CURB & GUTTER TO D412 CURB & GUTTER (TYP) CONCRETE APRON (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) PEDESTRIAN MAP PER MNDOT STANDARD PLAN PEDESTRIAN MAP PER MNDOT STANDARD PLAN PEDESTRIAN MAP PER MNDOT STANDARD PLAN NOTE: ALL PEDESTRIAN RAMPS WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE CONSTRUCTED AS PER MNDOT STANDARD PLAN 5-297.250 LINK: https://standardplans.dot.state.mn.us/ FENCE (TYP) FENCE (TYP) DATE: 04/03/2026 ISSUE DATE: 04/03/2026 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C3 STANDARD NOTES & SPECIFICATIONS MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN FILLING AND GRADING 1.Rough grading of all areas within the construction limits, including adjacent transition areas shall be reasonably smooth and compacted. The rough graded subgrade surface generally shall not be more than 6 inches above or below the established subgrade elevations. All ditches, swales, and gutters shall be graded to drain adequately. The subgrade shall be evenly sloped to provide drainage away from building walls in all directions at a minimum slope of 1%. The Contractor shall provide rounded transitions at top and bottom of banks and other breaks in grade. 2.Fill and backfill materials shall be inorganic soils, free of roots, rocks, boulders, and debris. 3.Bedding material or granular backfill larger than 2" in its largest dimension shall not be allowed within 2 feet of new underground pipes. Material larger than 3" in its largest dimension shall not be allowed within 1 foot of subgrade elevation. 4.Imported compacted fill material shall have a maximum of 12 percent passing the #200 sieve, by weight. The proposed imported fill material shall be tested by an independent testing lab for suitability as compacted fill for this project. The Contractor shall pay for the testing services and provide a copy of the test results to the Engineer. 5.The Contractor shall fill and grade as necessary to bring surfaces to required elevations, and provide all materials necessary, whether obtained on or off the project site. 6.The Contractor shall place compacted material in uniform horizontal lifts not exceeding 8" in depth for clay soils, and 12" in depth for sandy soils, and compact as required to achieve specified density. 7.Compaction shall be obtained with the use of vibratory rollers or rammers. During compaction, fill material shall contain moisture content, as necessary, for the required compaction as indicated by an independent testing laboratory. The moisture shall be uniform throughout each lift. If the material is too dry, water shall be added with approved equipment and methods, which will not wash out fine material. If the material is too wet, it shall be dried by harrowing, disking, blading, or other approved methods recommended by the independent testing laboratory. 8.Areas designated for pavement in excavated (cut) areas shall be scarified to a depth of 1 foot. The Contractor shall bring the subgrade material to optimum moisture content as indicated by the independent testing laboratory, and compact the subgrade to the specified density listed below for soils underneath pavements. 9.The Contractor shall not place fill material when either the fill material, or the material on which it is to be placed, is frozen. Any soft or yielding areas appearing in the fill resulting from frost, rain, or any other reason whatsoever shall be scarified, removed, recompacted and/or otherwise rectified to the satisfaction of the Engineer before any new fill is placed. UNFORESEEN OBSTACLES 1.The Engineer shall be contacted immediately if any unforeseen major obstacles are encountered during excavation, such as abandoned wells, abandoned or functioning utilities, subsurface streams or rock, etc., which would add significant expense to the Contractor. 2.The Contractor shall still be responsible for completing all work required for this project where encountered conditions may be reasonably determined from a soils/geotechnical report and review of the project site and contract documents. DEWATERING 1.Surface drainage shall be provided during construction in a manner so as not to create a nuisance to adjacent areas. 2.All excavations shall be free of water during construction within the excavations. Dewatering shall be accomplished by pumping or trenching, and shall be conducted regardless of the cause, source, or nature of the water. 3.Berms, cofferdams, piling, etc. shall be provided as necessary to protect excavations. 4.Excavations shall be sloped to drain, and necessary pumps, hoses and other equipment shall be provided to keep excavation free of water. 5.All dewatering operations shall be provided with erosion & sediment control as per the project SWPPP. 6.All temporary equipment used for dewatering shall be removed from the site when no longer necessary. SUBGRADE PREPARATION 1.Finished subgrade elevations shall be as follows: a.Bituminous pavement: 91 2" below finished grade. b.Concrete pavement: 11" below finished grade. c.Concrete apron: 12" below finished grade. d.Concrete sidewalk: 8" below finished grade. e.Lawn areas: 4" below finished grade. f.Planting areas: See Landscaping Plans/Details 2.The tolerance for areas to be paved shall not exceed 0.15 feet above or below plan subgrade. 3.The Contractor shall protect newly graded areas from erosion. Settlement or washing that occurs prior to acceptance of the Work shall be repaired and grades re-established. TOPSOIL 1.Adequate imported and/or stockpiled salvageable topsoil shall be utilized for this project, such that the topsoil thicknesses specified in the plan specifications and details are provided. 2.Topsoil shall be free of clay lumps, roots, brush, large stones, and debris, and shall have a minimum organic content of 5 percent. 3.Remove topsoil to its entire depth from areas, which are to be disturbed by new construction work. Existing vegetated areas, which are not in the proposed construction area(s) shall remain in place. The Contractor shall field verify topsoil depths between any soil borings, and remove to greater depths than indicated in the soils report if such conditions are encountered. Salvaged topsoil shall be maintained in stockpiles with adequate erosion & sediment control provided. 4.Stockpiled topsoil shall only be used for finish grading of new vegetated areas. Excess topsoil shall be removed from the site by the Contractor. 5.Protect all existing vegetated areas, plantings, and other landscaping to remain in place. Any damaged areas shall be replaced at the Contractor's expense. PLAN GRADES 1.Elevations shown on the project drawings are finished grade elevations, unless noted otherwise. Elevations not specifically indicated shall be determined by interpolation of uniform slope between spot elevations and/or contours, or between such points and existing elevations. Adequate slope shall be constructed to provide positive drainage away from structures. 2.If inconsistencies exist on the plans between contours and spot elevations, the spot elevations shall govern. PROJECT CONDITIONS 1.The Contractor shall become familiar with the project site, and compare actual conditions in the field with those shown on the project drawings. The Contractor shall contact the Engineer immediately if any inconsistencies are found between the existing conditions and the project drawings. 2.The Contractor shall field verify locations and elevations of existing underground utilities at proposed utility connections, proposed utility crossings, and at locations where these existing underground utilities will be affected by construction. The Contractor shall complete the field verification of these existing underground utility locations and elevations as early in the project schedule as practical. 3.No additional compensation will be allowed due to unusual conditions which could have reasonably been determined or anticipated by examination of the project site and project drawings. EARTHWORK NOTES PROTECTION 1.The Contractor shall maintain all benchmarks, monuments, and other reference points. If any are disturbed or destroyed, they shall be replaced at the Contractor's expense. 2.The Contractor shall contact the Engineer immediately if any unknown functioning underground utilities are discovered during the course of the project, which may interfere with construction. The Contractor shall wait for instructions before proceeding. 3.The Contractor shall be responsible for any damage to functioning underground or overhead utility lines. Damaged utilities shall be repaired immediately and service restored at no additional cost to the Owner. 4.The Contractor shall provide barricades, shoring and other safety measures, as required by OSHA. 5.The Contractor shall protect all adjacent existing facilities from damage, including but not limited to, settlement due to excavations, erosion, etc. The Contractor shall be responsible for the repair of such damages. SPREADING TOPSOIL AND FINISH GRADING 1.Scarify subgrade to a depth of 3" prior to placing topsoil. Spread topsoil evenly over complete subgrade as follows: a.Vegetated Areas on Private Property: Spread 4-inch lightly compacted layer of topsoil. b.Vegetated Areas within Public Right-of-Way: Per requirements of governing authority. c.Planting Areas: See Landscape Plan/Details 2. Finish grade accurately within 0.15 feet of the finished grades shown on the project drawings, less the thickness of any sod where it is to be installed. Slope all grades away from buildings to provide positive drainage. 3.Prepare topsoil suitable to receive seed and/or sod. Grading of areas designated for topsoil shall be reasonably smooth and even, and in accordance with MNDOT Spec. 2574.3A3. All debris and stones exceeding 3" in diameter shall be removed from the soil surface of these areas prior to seeding. Areas compacted by vehicles or storage of materials shall be plowed, disked and harrowed to match texture of other finish graded areas. 4.Grass seed shall be in accordance with MnDOT Spec. 3876, seed mix No. 25-131, applied at the rate of 220 pounds per acre or as indicated on the landscape plans. At a minimum for the purposes of erosion control, mulch shall be applied and discanchored to all seeded areas and shall meet the requirements of MnDOT Spec. 3882, Type 3 or as otherwise indicated by the Engineer. DISPOSAL OF EXCESS WASTE MATERIALS 1.The Contractor shall remove excess excavated material, debris, and waste materials from the Owner's property and legally dispose of it in accordance with all federal, state, and local governing codes. STANDARDS AND REFERENCES Materials and construction methods specified in the plans reference the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction. The Contractor shall review current specification sections, applicable to this plan set, from the MNDOT Standard Specifications for Construction, which can be found on MNDOT's website or via an obtained hard copy of the specifications: MNDOT: https://www.dot.state.mn.us/pre-letting/spec/ Materials and construction methods specified in the plans, and related to site utilities, also reference the Minnesota Plumbing Code (within private sites) and the City Engineers Association of Minnesota (CEAM) Standard Specifications (within public right-of-way). The Contractor shall review current specification sections, applicable to this plan set, from the MN Plumbing Code and the CEAM Standard Specifications, which can be found on the associated websites or via obtained hard copies of the specifications: MN Plumbing Code: https://www.dli.mn.gov/business/plumbing-contractors/2020-minnesota-plumbing-code CEAM: https://www.ceam.org/?SEC=CEFF15C3-795B-4D3E-8660-F129069993D1 It is mandatory that the Contractor be knowledgable of the applicable standard specification sections indicated above during construction. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with the applicable specification sections. Contractor shall refer to the geotechnical report, if any, for additional requirements and recommendations. BITUMINOUS PAVEMENT NOTES STANDARDS 1.Minnesota Standard Specifications for Highway Construction, most recent edition. GRANULAR BASE AND SURFACE COURSES 1.Compacted thickness of finished base course: 6" 2.Process material for aggregate base shall meet the requirements of MNDOT Spec. 3138, Class 5. 3.The subgrade shall be tested and observed to the satisfaction of the Engineer prior to placement of aggregate base material. Install base material as required to accommodate new plan grades. 4.Wet base material to approximate optimum moisture content either prior to delivery to job site or as soon as practical after being placed on subgrade. 5.Place in layers not exceeding 4" thickness (loose). 6.Compact with pneumatic or vibrating steel drum rollers. 7.After base course has been graded and compacted, thoroughly wet and slush roll with roller until all aggregates are thoroughly embedded. 8.Allow base course to cure for a minimum of 72 hours prior to bituminous course application. BITUMINOUS BASE AND SURFACE COURSES 1.Mix Designation Numbers for the bituminous mixtures on this project are per MNDOT Spec. 2360.1B 2.Pavement smoothness requirements will be waived for this project. 3.Density for the bituminous mixture on this project will be the ordinary compaction method (MNDOT 2360.3D2). 4.Bituminous Base course shall conform to MnDOT 2360, Mixture Designation SPNWB330B and shall be 2 inches thick after compaction. Bituminous Surface course shall conform to MnDOT 2360, Mixture Designation SPWEA340B and shall be 11 2 inches thick after compaction. 5.Place no asphaltic mixture when the atmospheric temperature is below 45 degrees and falling, nor should pavement be placed under wet conditions. 6.Mixing a.Paving mixture: Uniform mixture of course aggregate, fine aggregate, mineral filler and asphaltic material. b.Grading and mixing: Conform to applicable sections of the Minnesota Standard Specifications for Highway Construction, Section 2360. CONSTRUCTION METHODS 1.Properly clean base course and deliver hot mix asphaltic concrete in clean tight vehicles with covers if necessary 2.Lay to a smooth surface without segregation of material and attain compaction as early as possible. Commence rolling while the material is hot, (minimum spread temperature 250 degrees F.) as soon as it will support the roller without undue displacement or hairline cracking and continue until a minimum of 96% of maximum has been attained, no further compression can be attained and all roller marks are eliminated. 3.The completed surface: Smooth, free of pockets that will retain water and shall not vary more than 1/16" per foot nor more than 1/4" under a 16' straight edge. Entire surface must drain. No flat areas are permitted. 4.Perform all Work in accordance with the applicable requirements of the Minnesota Standard Specifications for Highway Construction. PAINTED LINES 1.Special marking paint compound especially for striping bituminous and/or concrete paving in one coat. 2.Manufacturers: Pratt & Lambert, Inc.; Sherwin Williams Co. or DuPont Co. 3.Colors: Use white paint for concrete and bituminous pavements. 4.All surfaces to be painted must be thoroughly clean and dry. 5.Lay out painted lines with chalk on pavement in accordance with Project Drawings. 6.Accurately apply paint to the chalk marks, using striping machines - 4" wide stripes. 7.Apply paint in strict accordance with the manufacturer's directions. 8.Protect all paint from damage by traffic until dry. 9.Apply handicap logo at handicap stall. FIELD QUALITY CONTROL 1.Aggregate Material Testing: a.Granular base and/or surface courses shall be test rolled and observed by the Contractor's independent soils technician as per MNDOT 2211.3D2b (Quality Compaction Method). Once the base course has been tested to the satisfaction of the Engineer, pavement may be placed. b.One mechanical gradation analysis (ASTM D-422) per 500 cubic yards of base or fraction thereof. 2.Bituminous Testing: a.Test temperature of first truck. b.Ordinary compaction (MNDOT 2360.3D2) CONCRETE PAVEMENT, CURB & GUTTER, AND SIDEWALK STANDARDS 1.ACI 318, ACI 315, CRSI, ACI 301, latest adoptions. 2.Minnesota Standard Specifications for Construction, most recent edition GRANULAR BASE COURSE MATERIAL 1.Compacted thickness of finished base: 6" - Concrete Pavement/Aprons 4" - Concrete Sidewalk 2.Base material shall consist of MNDOT 3149.2B Select Granular Material. PORTLAND CEMENT 1.ASTM C150, Type I plus an approved air entraining agent, or Type IA air-entraining Portland cement. 2.MnDOT Spec. 3101. WATER 1.Clean, fresh and potable, MnDOT Spec. 3906. AIR ENTRAINING ADMIXTURES 1.ASTM C260. 2.Provide entrainment of 4 - 7 percent by volume. OTHER ADMIXTURES 1.MnDOT Spec. 3113. 2.Calcium Chloride or materials containing chlorides or nitrates shall not be allowed. AGGREGATES 1.Coarse: MnDOT Spec. 3137. 2.Fine: MnDOT Spec. 3126. CONCRETE PLACEMENT 1.Place concrete as soon as possible after mixing. Place before initial set has occurred, and in no event after it has contained its water content for more than one hour. 2.Avoid overworking concrete or allowing concrete to fall unrestricted for excessive vertical distances, and other situations which can cause segregation of the aggregates. 3.Concrete pavements shall be placed in accordance with applicable portions of MnDOT 2301. 4.Sidewalks shall be placed in accordance with MnDOT 2521. 5.Curb and gutter shall be placed in accordance with MnDOT 2531. PROTECTION 1.Provide adequate protection against rain, sleet and snow before and during placement and finishing of concrete. 2.Protect concrete from premature drying. Provide temporary covering as required. Keep concrete continuously moist for 7 days. 3.Treat concrete with membrane curing compound in accordance with MnDOT 2531.3G. COLD WEATHER CONCRETE 1.Do not place concrete when the atmospheric temperature is below 40 degrees F., or when the concrete is likely to be subjected to freezing temperatures within 24 hours after it has been deposited, unless adequate temporary heating is provided. 2.Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from freezing for the following 5 days. 3.No frozen materials may be used in the concrete. Chemicals may not be used to prevent freezing unless approved by the Engineer. 4.Perform all cold weather Concrete placement in accordance with ACI 306. HOT WEATHER CONCRETE 1.Do not place concrete when the atmospheric temperature is above 100 degrees F. 2.Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from temperatures over 90 degrees for the following 5 days. 3.Thoroughly wet dry porous surfaces before placing concrete. 4.Water reducing admixtures with retarding properties are required for all concrete placed when the temperature exceeds 80 degrees F. 5.Perform all hot weather concrete placement in accordance with ACI 305. QUALITY CONTROL 1.The Contractor shall hire an independent testing firm to provide the following tests: a.The independent testing technician shall perform random field testing of the fresh concrete including slump, air content, and temperature. (ASTM C143, C173, C231 and C138). One series of the aforementioned tests shall be performed on the first load of concrete. Random testing of slump, air content, and temperature shall be completed on several of the remaining concrete loads to ensure that the associated range requirements are being met for the overall concrete placement. b.The independent testing technician shall cast a set of four compression test cylinders for the first load of concrete as well as 1 set for every 100 cubic yards, or fraction thereof, of concrete thereafter. Compression tests shall be performed on one test cylinder at 7 days and two test cylinders at 28 days. The fourth test cylinder shall be retained in the event of failing compression tests on the 28-day test cylinders. FINISHING 1) Provide a broomed finish on exterior sidewalks and ramps unless noted otherwise. PROPORTIONING AND DESIGN OF CONCRETE MIXES 1.Concrete Classifications & Mix Designs a.Curb and gutter, slip-formed concrete: MNDOT Spec. 2461, Mix Design 3F32 b.Sidewalk, aprons, incidental concrete, manual curb & gutter: MNDOT Spec. 2461, Mix Design 3F52 c.Concrete pavements: MNDOT Spec. 2461, Mix Design 3F52 d.Repair concrete, fast strength concrete: MNDOT Spec. 2461, Mix Design 3HE52 2.Concrete Specifications: a.Mix Design 3F32: Slump = 1 2" to 3", 28-Day Compressive Strength = 4500 psi, % Air Entrainment = 5-8% b.Mix Design 3F52: Slump = 2" to 5", 28-Day Compressive Strength = 4500 psi, % Air Entrainment = 5-8% c.Mix Design 3HE52: Slump = 2" to 5", 28-Day Compressive Strength = 4500 psi, % Air Entrainment = 5-8% d.Temperatures of all concrete during placement shall be 50-deg F to 90-deg F UTILITY NOTES STANDARD SPECIFICATIONS 1.The following standard specifications shall apply to this project: a.Minnesota Plumbing Code (MPC) - MN Rules Chapter 4714 (MN Dept. of Labor and Industry-MNDoLI) b.City Engineers Association of Minnesota (CEAM) Standard Specifications c.American Society for Testing Materials (ASTM) d.American National Standards Institute (ANSI) e.American Water Works Association (AWWA) f.Minnesota Department of Transportation "Standard Specifications for Construction" (MNDOT) 2. The Contractor shall comply with all local and State ordinances and codes 3.Certifications of all utility materials, as well as shop drawings, shall be submitted to the Engineer for review MANHOLES AND CATCH BASINS - SANITARY AND STORM 1.Unless otherwise noted, manhole and catch basin structures shall consist of precast concrete, and meet the requirements of: a.Within Private Sites: Section 719.6 of the MPC. Per MN Plumbing Code requirements, Contractor or Owner shall obtain approval from the local administrative authority as an alternate material prior to installation, as allowed by Section 301.3 of the MCP. b.Within Public Right-of-Way: Sections 2621.2C and 2621.3D of the CEAM Standard Specifications 2.Catch basins shall be provided with the following castings: a.Along curbline: i. 27" Structure: Neenah R-3075-L ii. 48" (or larger) Structure: Neenah R-3067-L b.Isolated (in paved area): Neenah R-2553 c.Isolated (in vegetated area): Neenah R-2560-EA w/ type "C" grate 3.Manholes shall be provided with the following castings: a.Sanitary: Neenah R-1733 w/ concealed pick hole b.Storm: Neenah R-1733 lettered "STORM", center pick hole POLYVINYL CHLORIDE (PVC) PIPE AND FITTINGS - SANITARY 1.If located more than 10-ft from buildings and more than 10-ft from a water utility crossing, polyvinyl chloride pipe and fittings shall consist of SDR 26 or SDR 35 pipe, unless noted otherwise, and meet the requirements of: a.Within Private Sites: ASTM D3034 as well as Table 701.2 and Section 715.1 of the MCP b.Within Public Right-of-Way or Public Easements: ASTM D3034 and Section 2621.2A5 of the CEAM Standard Specifications 2. All pipe and fittings shall be SDR 35 for depths of up to 20 feet, and SDR 26 for depths exceeding 20'. 3.PVC sanitary sewer pipe and fittings within 10-ft of a building, or within 10-ft of a water pipe crossing and crossing above the water pipe or below the water pipe with a separation of 12-inches or less, or when specified on the plans, shall consist of Schedule 40 PVC, and meet the requirements of ASTM D1785 and ASTM D2665, and Section 2621.2A5 of the CEAM Standard Specifications 4. Pipe joints shall meet the requirements of: a.Within Private Sites: Sections 705 and 715.2 of the MCP b.Within Public Right-of-Way or Public Easements: Section 2621.3A3 of the CEAM Standard Specifications. TESTING REQUIREMENTS 1.Water and sewer pipe, fittings, and appurtenances shall be inspected and tested as per: a.Within Private Sites: Minnesota Plumbing Code b.Within Public Right-of-Way: CEAM Standard Specifications. DUCTILE IRON (DIP) PIPE AND FITTINGS - WATER 1.Ductile iron pipe and fittings shall meet the requirements of: a.Within Private Sites: AWWA C151 as well as Table 604.1 of the MCP b.Within Public Right-of-Way: AWWA C151 and Section 2611.2A1 of the CEAM Standard Specifications 2.Pipe joints shall meet the requirements of: a.Within Private Sites: Section 605.4 of the MPC. Stainless steel fasteners shall be prohibited. b.Within Public Right-of-Way: Section 2611.3B of the CEAM Standard Specifications. Stainless steel fasteners shall be prohibited. 3.All DIP pipe shall be Class 52. POLYVINYL CHLORIDE (C900 PVC) PIPE AND FITTINGS - WATER 1.Polyvinyl chloride pressure pipe and fittings shall meet the requirements of: a.Within Private Sites: AWWA C900 as well as Table 604.1 of the MCP b.Within Public Right-of-Way: AWWA C900 and Section 2611.2A3 of the CEAM Standard Specifications 2.Pipe joints shall meet the requirements of: a.Within Private Sites: Section 605.12 of the MPC b.Within Public Right-of-Way: Section 2611.3B of the CEAM Standard Specifications. HIGH DENSITY POLYETHYLENE PIPE (HDPE) AND FITTINGS - STORM 1.HDPE pipe and fittings shall meet the requirements of ASTM F2306, and Section 2621.2A8 of the CEAM Standard Specifications. Per MN Plumbing Code requirements, Contractor or Owner shall obtain approval from the local administrative authority as an alternate material prior to installation, as allowed by Section 301.3 of the MCP. 2.Pipe joints shall meet the requirements of Section 2621.3A3 of the CEAM Standard Specifications 3.Minimum wall thickness shall be 0.035 inches for 12 and 15 inch diameter pipe, and shall be 0.05 inches for 18 and 24 inch diameter pipe. GATE VALVES - WATER 1.Gate valves shall meet the requirements of: a.Within Private Sites: Section 606 of the MPC b.Within Public Right-of-Way: Sections 2611.2C and 2611.3D of the CEAM Standard Specifications HYDRANTS - WATER 1.Hydrants shall meet the requirements of Sections 2611.2B and 2611.3D of the CEAM Standard Specifications 2.Hydrants shall be Waterous WB67, or approved equal BLOCKING AND ANCHORING - WATER 1.Water main and/or service blocking and anchoring shall meet the requirements of Section 2611.3A4 of the CEAM Standard Specifications 2.Contractor shall provide thrust reaction blocking consisting of concrete with a minimum 28 day compressive strength of 2000 psi. 3.Place between undisturbed ground and the fitting to be anchored. Place thrust blocking so that the pipe and fitting joints are accessible for repair. 4.Mega-Lug joint restraint may be used in lieu of thrust block if allowed by local utility. WATER SERVICE PIPE AND CURB STOPS 1.Copper tubing for water services shall meet the requirements of: a.Within Private Sites: ASTM B88 as well as Table 604.1 of the MCP b.Within Public Right-of-Way: ASTM B88 and Section 2611.2D of the CEAM Standard Specifications 2.HDPE pressure pipe for water services shall meet the requirements of: a.Within Private Sites: Table 604.1 of the MCP b.Within Public Right-of-Way: Section 2611.2D of the CEAM Standard Specifications 3.Joints and connections shall meet the requirements of: a.Within Private Sites: Section 605 of the MPC b.Within Public Right-of-Way: Section 2611.2D of the CEAM Standard Specifications. 4.Curb stops for water services shall meet the requirements of Section 2611.2D of the CEAM Standard Specifications REINFORCED CONCRETE SEWER PIPE (RCP) AND FITTINGS - STORM 1.RCP pipe and fittings shall meet the requirements of ASTM C76, and Section 2621.2A3 of the CEAM Standard Specifications. Per MN Plumbing Code requirements, Contractor or Owner shall obtain approval from the local administrative authority as an alternate material prior to installation, as allowed by Section 301.3 of the MCP. 2.Pipe joints shall meet the requirements of Section 2621.3A3 of the CEAM Standard Specifications 3.The ASTM strength class of pipe shall be Class III unless otherwise shown on the Plans. 4.The pipe shall be drawn together by an approved method of jacking or winching. This pressure must be maintained until sufficient backfill is placed to keep the joint from opening. END SECTIONS - STORM 1.End sections shall be provided at all pipe inlets and outlets. 2.The end sections shall consist of material matching the material of the pipe, which it is being connected to. Materials and joints shall be as per the specifications described above for the applicable pipe material. 3.The last 3 joints of RCP shall be tied, and all end sections shall be provided with approved trash guards. INSTALLATION 1.Unless otherwise noted, installation of all water and sewer pipe, fittings, and appurtenances shall be as per: a.Within Private Sites: Minnesota Plumbing Code b.Within Public Right-of-Way: CEAM Standard Specifications. POLYVINYL CHLORIDE (PVC) PIPE AND FITTINGS - STORM 1.PVC storm sewer pipe and fittings within 10-ft of a building or within 10-ft of a water pipe crossing, or when specified on the plans, shall consist of Schedule 40 PVC, and meet the requirements of ASTM D1785, ASTM D2665, or ASTM F794. If within the public right-of-way, Schedule 40 PVC pipe shall also meet the requirements of Section 2621.2A5 of the CEAM Standard Specifications 2.If further than 10-ft from a building or further than 10-ft from a water pipe crossing, PVC storm sewer pipe and fittings may consist of SDR 26 or SDR 35 pipe, unless noted otherwise, and meet the requirements of ASTM D3034. If within the public right-of-way, ASTM D3034 PVC pipe shall also meet the requirements of Section 2621.2A5 of the CEAM Standard Specifications 3.All ASTM 3034 PVC pipe and fittings shall be SDR 35 for depths of up to 20 feet, and SDR 26 for depths exceeding 20'. 4.Pipe joints shall meet the requirements of: a.Within Private Sites: Section 705 of the MPC b.Within Public Right-of-Way: Section 2621.3A3 of the CEAM Standard Specifications. COMPACTION TESTS 1.Utility Trench Backfill: The Contractor's independent soils technician and approved testing laboratory shall perform in-place density and moisture tests at random depths in trench backfill at 100 foot intervals, or fraction thereof. Compaction of trench backfill shall be a minimum of 95% of the maximum dry density (as determined by the independent testing laboratory) in vegetated areas, and at depths greater than 3 feet below areas designated for pavement. Compaction of trench backfill at depths within 3 feet of paved surfaces shall be a minimum of 100% of the maximum dry density. 2.Compacted Fill Under Pavements: Compaction tests shall not be required beneath new pavements. Adequate compaction of materials under pavements shall be determined by test rolling the subgrade, and checking for excessive rutting. Test rolling shall be performed as per MNDOT Spec. 2111. 3.Areas exhibiting a failed compaction test or excessive rutting from test rolling shall be re-compacted and re-tested to the satisfaction of the Engineer. 4.Copies of all compaction testing and test roll observation reports shall be provided to the Engineer. 5.Optimum moisture-density relationship will be determined by testing laboratory in accordance with ASTM D698 and maximum density determination made by Method D of ASTM D698 unless otherwise noted in these specifications. Note: The Contractor shall comply with the City of Monticello General Specifications and Standard Detail Plates for Street and Utility Construction. Coordinate with the City, as necessary. DATE: 04/03/2026 ISSUE DATE: 04/03/2026 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C4 STANDARD DETAILS MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN DATE: 04/03/2026 ISSUE DATE: 04/03/2026 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C5 STANDARD DETAILS MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN CURB & GUTTER (MNDOT B612) NTS 2" MIN. COMPACTED MNDOT CLASS 5 AGGREGATE BASE BELOW CURB AND GUTTER APPROVED COMPACTED SUBGRADE CONCRETE 7" 6" 6" 8" 13 1 / 2 " R3" R3" 3 4" PER FT SLOPE NOTES 1. FOR AREAS WHERE DRAINAGE IS DIRECTED AWAY FROM THE CURB, THE GUTTER SHALL BE TILTED TO DRAIN FROM THE CURB 2. CONCRETE SHALL MEET THE REQUIREMENTS OF MNDOT CONCRETE MIX 3F32 3. MNDOT B612 CURB AND GUTTER SHALL MEET THE REQUIREMENTS OF STANDARD MNDOT PLATE 7100 20" 7 CONCRETE APRON SECTION NTS 6" CONCRETE (MNDOT CONCRETE MIX 3F52) 6" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE REINFORCEMENT: #4 BARS AT 24" O.C., EACH WAY NOTE: PLACE CONCRETE REINFORCEMENT AT THE MIDDLE OF THE PAVEMENT THICKNESS 9 NTS APRON/FLOOR SLAB JOINT REINFORCEMENT #4 BARS CONCRETE FLOOR SLAB CONCRETE APRON JOINT NOTES: 1. REINFORCEMENT SHALL BE PROVIDED AT ALL BUILDING ENTRANCES WHERE CONCRETE APRONS ABUT CONCRETE FLOOR SLABS 2. BAR SPACING: 12" O.C. FOR 8" CONCRETE APRONS 18" O.C. FOR 6" CONCRETE APRONS 3. BARS SHALL BE PLACED AT THE CENTER OF THE THINNEST APRON OR SLAB, BUT SHALL HAVE A MINIMUM BAR COVER OF 3" 4. BARS SHALL BE PLACED ACROSS TOTAL WIDTH OF BUILDING ENTRANCE 4" (TYP)4" (TYP) 10 CATCH BASIN (MNDOT DESIGN "H") NTS NEENAH R-2553 (ISOLATED IN PAVED AREA) NEENAH R-3075-L (IN C&G) NEENAH R-2560-EA "BEEHIVE" (ISOLATED IN GREEN AREA) TYPE "C" GRATE 8" PRECAST CONCRETE BASE WATERSTOP GASKET, OR APPROVED EQUIVALENT W/ NON-SHRINK PATCHING COMPOUND, AT PIPE/STRUCTURE CONNECTION PRECAST CONCRETE BARREL GROUT INVERT TO PROVIDE POSITIVE DRAINAGE TO PIPE CATCH BASIN SHALL MEET THE REQUIREMENTS OF STANDARD MNDOT PLATE 4006 2" HDPE ADJUSTMENT RINGS 5 RINGS MAXIMUM (INSTALL ADJ. RINGS PER MANUFACTURER'S SPECIFICATIONS) 3' - 0 " M A X 2'-3" 5" 3'-4" SEE PLAN FOR PIPE DIAMETER 1 STORM MANHOLE OR CATCH BASIN PRECAST CONCRETE BASE PRECAST CONCRETE BARREL(S) WITH RUBBER GASKET(S) ASTM C443-79 SEE PLAN FOR INTERIOR DIAMETER (ID) NTS PRECAST CONCRETE COVER CASTINGS MANHOLES: NEENAH R-1733-1 (LETTERED "STORM") W/ CONCEALED PICKHOLE CATCH BASINS: NEENAH R-3067-L (IN C&G) NEENAH R-2553 (ISOLATED) NEENAH R-2560-EA (ISOLATED BEEHIVE) - TYPE C GRATES CASTING (SEE ABOVE) NOTES 1. SEE PLAN FOR INTERIOR DIAMETERS (ID) OF PRECAST CONCRETE BARREL SECTIONS 2. SEE PLAN FOR PIPE CUT-OUT SECTIONS 3. CONSTRUCT GROUTED FLOW LINES WITHIN STRUCTURE TO DIRECT FLOW TO OUTLET WITH NON-SHRINK GROUT 4. FILL ANNULAR SPACE BETWEEN PIPE AND BARREL WITH NON-SHRINK GROUT. 3. PRECAST CONCRETE COVERS, BARREL SECTIONS, AND BASES SHALL MEET THE REQUIREMENTS OF STANDARD MNDOT PLATES 4011 AND 4020 4. PLASTIC STEPS SHALL BE AS PER MNDOT STANDARD PLATE 4180 AND SHALL BE PLACED OVER THE OUTLET PIPE GROUT INVERT TO PROVIDE POSITIVE DRAINAGE TO OUTLET 2" HDPE ADJUSTMENT RINGS 5 RINGS MAXIMUM (INSTALL ADJ. RINGS PER MANUFACTURER'S SPECIFICATIONS) SEE PLAN RIM ELEV 16 " ( T Y P ) PLASTIC STEPS WATERSTOP GASKET, OR APPROVED EQUIVALENT W/ NON-SHRINK PATCHING COMPOUND, AT PIPE/STRUCTURE CONNECTION SEE PLAN FOR PIPE DIAMETER 2 PEDESTRIAN ADA RAMP W/ FLARED CURB NTS 1:12 SLO P E MAX . 6" CURB FACE (TYP)TRUNCATED DOMES AS PER MNDOT STD. PLATE 7038A SIDE W A L K FLUSH W/ PAVEMENT PAVEMENT 6' 6' FLARED CONCETE (TYP) BACK OF CURB (TYP) 3' 12" GUTTER (TYP) 5 CONCRETE PAVEMENT SECTION NTS 5" CONCRETE (MNDOT CONCRETE MIX 3F52) 6" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE 8 BITUMINOUS PAVEMENT SECTION NTS 11 2" BITUMINOUS WEARING COURSE (MNDOT 2360 TYPE SPWEA340B) 6" MNDOT CLASS 5 AGGREGATE BASE APPROVED COMPACTED SUBGRADE 2" BITUMINOUS BASE COURSE (MNDOT 2360 TYPE SPNWB330B) TACK COAT BETWEEN BITUMINOUS COURSES 14 DATE: 04/03/2026 ISSUE DATE: 04/03/2026 ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I 93 5 935 9 3 6 9 3 5 9 3 5 9 3 6 9 3 6 936935 936 937 934 9 3 4 9 3 3 93 3 934 935 93 6 936 936 N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C6 SCALE:1" = 30' N GRADING PLAN MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLANHP HP HP HP HP HP HP HP HP EX-FL EX-FL EX-FL EX-FL EX-FL HP GRADING NOTES: 3. EXISTING TOPOGRAPHICAL INFORMATION WAS OBTAINED FROM A TOPOGRAPHICAL SURVEY COMPLETED BY O'MALLEY & KRON LAND SURVEYORS, COLD SPRING, MN. (320) 685-5905 4. BENCHMARK: TOP NUT OF HYDRANT LOCATED APPROX. 30-FT NORTHWEST OF SOUTH DRIVEWAY ENTRANCE, ON THE NORTH SIDE OF CHELSEA ROAD W. (SEE PLAN) - ELEV = 937.17. 2. NOTIFY ENGINEER IMMEDIATELY IF ANY INCONSISTENCIES ARE DISCOVERED BETWEEN ACTUAL SITE CONDITIONS AND WHAT IS SHOWN ON THE PLANS, WHICH ARE SIGNIFICANT ENOUGH TO ALTER THE INTENT OF THE DRAWINGS. 5. CONTRACTOR SHALL CONTACT GOPHER ONE CALL AT (800) 252-1166, OR https://www.gopherstateonecall.org/ticketing, FOR A UTILITY LOCATE PRIOR TO THE START OF CONSTRUCTION AND VERIFY LOCATIONS OF EXISTING UTILITIES BEFORE BEGINNING WORK. 6. SEE SHEET C4 & C5 FOR STANDARD DETAILS. 14. ALL SPOT ELEVATIONS AND CONTOURS INDICATED ON THIS PLAN ARE INTENDED TO PROVIDE ADEQUATE POSITIVE DRAINAGE TOWARDS CATCH BASINS, CURB CUTS, PONDS, BASINS AND/OR OTHER OUTLETS. THE CONTRACTOR SHALL BE RESPONSIBLE TO CONSTRUCT SPECIFIED SURFACE INFRASTRUCTURE TO ELEVATIONS AND GRADES INDICATED ON THIS PLAN, AS WELL AS ENSURE THAT ADEQUATE POSITIVE DRAINAGE IS CONSTRUCTED AND MAINTAINED THROUGHOUT THE ENTIRE SITE AND/OR CONSTRUCTION AREA. 1. CONTRACTOR SHALL FIELD VERIFY ALL EXISTING SITE CONDITIONS INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: *LOCATIONS, DEPTHS, SIZES, AND MATERIAL TYPES OF EXISTING SANITARY, WATER, AND STORM SEWER UTILITIES, INCLUDING EXISTING STUBS *RIM AND INVERT ELEVATIONS OF EXISTING SANITARY AND STORM SEWER UTILITIES, INCLUDING EXISTING STUBS *LOCATIONS AND DEPTHS OF EXISTING NON-SEWER AND NON-WATER UTILITIES (IE: GAS, ELECTRIC, COMMUNICATIONS, ETC.) *EXISTING ABOVE-GROUND INFRASTRUCTURE AND SITE FEATURES 12. SPOT ELEVATIONS INDICATED ON THIS PLAN REPRESENT FINISHED SURFACE ELEVATIONS, UNLESS NOTED OTHERWISE. SPOT ELEVATIONS LOCATED ALONG CURB & GUTTER OR THICKENED EDGE SIDEWALK REPRESENT FLOWLINE ELEVATIONS OF GUTTER SECTION OR ADJACENT PAVEMENT. TOP-OF-CURB OR TOP-OF-THICKENED EDGE SIDEWALK SURFACE ELEVATIONS ARE 6" ABOVE THE FLOW LINE SPOT ELEVATION SHOWN ON THE PLANS, UNLESS NOTED OTHERWISE. 11. CONTRACTOR SHALL PERFORM ALL NECESSARY CALCULATIONS TO VERIFY EARTHWORK QUANTITIES. CONTRACTOR'S BID RELATED TO EARTHWORK, CUTTING, FILLING, GRADING , ETC. SHALL BE BASED ON EARTHWORK CALCULATIONS COMPLETED BY THE CONTRACTOR. NOTE: CADD FILES FOR ESTIMATING EARTHWORK QUANTITIES ARE AVAILABLE TO CONTRACTORS FOR PREPARING BIDS. IN ORDER TO RECEIVE THE CADD FILES, THE CONTRACTOR WILL NEED TO SIGN A HOLD-HARMLESS AGREEMENT PROVIDED BY SCHULTZ ENGINEERING & SITE DESIGN, AND AGREE TO PAY A $50 PROCESSING FEE. THE CADD FILES WILL BE RELEASED UPON RECEIPT OF THE CHECK 7. ALL LENGTHS OF STORM SEWER OR CULVERT PIPE SPECIFIED ON THIS PLAN INCLUDE THE LENGTHS OF ANY ASSOCIATED FLARED END SECTIONS. 10. FINISHED ELEVATIONS OF LANDSCAPED AREAS IMMEDIATELY ADJACENT TO BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED FLOOR OR TOP-OF-BLOCK ELEVATION, UNLESS NOTED OTHERWISE ON THE PLAN. 8. TRASH GUARDS SHALL BE INSTALLED ON ALL STORM SEWER END SECTIONS. IF REQUIRED BY THE MN DEPT. OF LABOR AND INDUSTRY (MNDLI), OWNER AND/OR CONTRACTOR SHALL SUBMIT FOR STATE PLUMBING REVIEW, AND OBTAIN AN APPROVED PLUMBING REVIEW REPORT FROM MNDLI, PRIOR TO THE INSTALLATION OF ANY STORM SEWER UTILITIES. CONSTRUCTION OF STORM SEWER UTILITIES SHALL NOT COMMENCE UNTIL AFTER THE APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED, AND ANY AND ALL PERTINENT COMMENTS HAVE BEEN ADDRESSED ON THE PLANS AND IN THE PROJECT SPECIFICATIONS. CONTRACTOR IS ADVISED TO ORDER STORM SEWER UTILITY MATERIALS AFTER APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED FROM MNDLI 13. SPOT ELEVATION DESIGNATIONS: *"EX" DENOTES EXISTING SPOT ELEVATION *"HP" DENOTES HIGH POINT *"FL" DENOTES FLOWLINE *"BC" DENOTES BACK OF CURB *"EC" DENOTES EDGE OF CONCRETE *"EP" DENOTES EDGE OF PAVEMENT 9. STORM SEWER STRUCTURE DESIGNATIONS: *"CB" DENOTES PRECAST CONCRETE CATCH BASIN *"NP" DENOTES NYLOPLAST CATCH BASIN *"STMH" DENOTES PRECAST CONCRETE STORM SEWER MANHOLE *"STCO" DENOTES STORM SEWER CLEANOUT *"("XX" ID)" DENOTES INTERIOR DIAMETER OF STRUCTURE 934 9 3 2 9 3 2 9 3 4 9 3 4 9 3 4 934 934 9 3 2 9 3 4 9 3 2 9 3 4 934 936 934 934 934 934 9 3 4 93 4 93 4 934 93 6 93 6 93 4 934 93 4 934 9 3 4 934 93 4 934 9 3 4 HP 10" SCH 40 PVC INTERIOR ROOF DRAIN INV @ BLDG = 931.78 EX-FL EX-FL EX-FL EX-FL EX-EC EX-EC EX-EC EX-EC 936 938 938 938 936 938 936 936 100 LF 30" RCP @ 0.30% 110 LF 30" HDPE @ 0.30% 80 LF 18" HDPE @ 0.52% 184 LF 15" HDPE @ 0.52% 94 LF 12" HDPE @ 0.52% CB8 (60" ID) RIM = 933.25 30" INV NE, SW = 927.80 CB7 (60" ID) RIM = 933.60 18" INV NE = 928.13 24" INV SE = 928.13 30" INV SW = 928.13 CB2 (48" ID) RIM = 933.40 15" INV NE = 928.55 18" INV SW = 928.55 CB1 (48" ID) RIM = 933.60 15" INV NE, SW = 929.51 15" FLARED END SECTION INV = 930.00 124 LF 24" HDPE @ 0.30% 132 LF 14" SCH 40 PVC @ 0.75% 98 LF 8" PVC @ 0.75% CB3 (27" ID) RIM = 934.00 12" INV SW = 931.00 CB5 (48" ID) RIM = 933.25 8" INV E = 929.49 14" INV NW = 929.49 CB6 (48" ID) RIM = 933.25 10" INV NE = 928.50 14" INV SE = 928.50 24" INV NW = 928.50 PROPOSED BUILDING FFE = 936.00 CONNECT TO EXISTING 30" RCP STORM SEWER STUB INV = 927.50 (FIELD VERIFY) "RIDGE" ELEV = 936.30 CB5 EOF ELEV = 934.50 CB8 EOF ELEV = 934.35 CB7 EOF ELEV = 934.00 CB2 EOF ELEV = 933.90 CB1 EOF ELEV = 934.50 15" FES EOF ELEV = 934.40 CB3 EOF ELEV = 934.50 CB5 EOF ELEV = 933.90 "RIDGE" ELEV = 935.90 DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) NOTE: REMOVE EXISTING CURB & GUTTER AND BITUMINOUS PAVEMENT AS NECESSARY FOR NEW DRIVEWAY ENTRANCE. REPLACE CURB & GUTTER AND BITUMINOUS PAVEMENT PER CITY REQUIREMENTS. EXISTING CURB & GUTTER TO REMAIN (TYP) EXISTING CURB & GUTTER TO REMAIN (TYP) NOTE: CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS FOR WORK WITHIN THE PUBLIC RIGHT OF WAY. 1. 5 % 1.3% 1.6% 1 . 0 % 1 . 0 % 1 . 0 % 1.5% 1.6% 1.0% 1.0 % 1.1 % 1.0% 1.1 % 1. 2 % 1.0% 1 . 0 % 1.0% 1.3 % 1.4% 4.8 % 1.2% 1.0% 1.0 % 1.0% 1.0% 1.0% 1. 2 % 2.0% 2 . 2 % 1. 9 % 2.5% 2.5 % 2.5 % 2.5% 1. 9 % 1.4% 1 . 0 % 1 . 0 % 1. 6 % 3.3 % 2 . 2 % LOT IMPERVIOUS CALCULATION TOTAL LOT AREA = 217,800 SF = 5.0 ACRES PERCENT IMPERVIOUS ALLOWED = 72%* ALLOWED IMPERVIOUS AREA = 156,810 SF = 3.6 ACRES PROPOSED LOT IMPERVIOUS = 122,100 SF = 2.8 ACRES PROPOSED PERCENT IMPERVIOUS = 56% *ALLOWED IMPERVIOUS AREA TO EXISTING REGIONAL PUBLIC WET SEDIMENTATION POND PER CORRESPONDENCE WITH CITY ENGINEERING CB4 EOF ELEV = 934.65 102 LF 8" PVC @ 0.75% CB4 (48" ID) RIM = 934.20 8" INV NE, W = 930.23 164 LF 10" SCH 40 PVC @ 2.00% 1.0 % 1.6% NOTE: PUBLIC SIDEWALK CROSS-SLOPE SHALL NOT EXCEED A MAXIMUM OF 2%. *NEW PUBLIC SIDEWALK 1.CONTRACTOR SHALL FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK, SUCH THAT EXISTING TREES, POWER POLES, PEDESTALS, AND SIGNS LOCATED IN THE BOULEVARD ARE NOT NEGATIVELY IMPACTED. CONTRACTOR SHALL FIELD VERIFY ELEVATION OF EXISTING TREES, POWER POLES, PEDESTALS, AND SIGNS. 2.CROSS-SLOPE OF NEW SIDEWALK SHALL BE 1.7% 3.SIDEWALK SHALL DRAIN TOWARDS CHELSEA W. FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK (TYP)* FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK (TYP)* FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK (TYP)* DATE: 04/03/2026 ISSUE DATE: 04/03/2026 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C7 SWPPP - STANDARD NOTES MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN Design Engineer Training Course Training Entity Norman E. Statz, PE Design of Construction SWPPP University of Minnesota Instructor John Chapman Dates of Training Course Fall 2024 (Online Course) Total Training Hours 12.0 * "Design of Construction SWPPP" is a certification course offered by the University of Minnesota. The Engineer's certification for "Design of SWPPP" is current, and will expire December 3, 2027. Certification documentation is on file at the Engineer's office and a copy can be provided upon request. AMENDING THE SWPPP During the construction of this project it may become necessary to amend this SWPPP. Should the responsibility of installing, inspecting and maintaining the erosion and sediment control devices and techniques described in this SWPPP be transferred from the current Contractor to another Contractor, or from the current Contractor to the Owner, this SWPPP shall be updated accordingly. The Owner will also be required to complete an "Permit Modification Form". Should it be determined, during construction, by the SWPPP Coordinator, Engineer, or Regulatory Officials that deficiencies in this SWPPP exist, or if significant changes are made to the design/scope of this project that impact erosion prevention and sediment control, the Engineer shall be notified immediately. The Engineer will then review potential deficiencies and/or significant changes to project design/scope, and make necessary changes to the SWPPP. After changes are made to the SWPPP, the Engineer will issue the necessary documentation, reflecting the changes, to the owner and to the SWPPP Coordinator. The SWPPP Coordinator shall be responsible to make sure that this documentation is added to the on-site SWPPP copy and that the changes described in the documentation is implemented on-site. Existing Impervious Area Proposed Impervious Area Net Impervious Area Increase 0.0 acres 2.8 acres 2.8 acres Receiving Surface Waters The following surface waters could receive storm water runoff from this project, and are within 1 mile of the project site: Surface Water Impaired Water? Special Water? Type of Surface Water USEPA Approved TMDL for Impaired Water? Comments SWPPP Coordinator and Qualifications The Contractor shall provide an individual who shall serve as the SWPPP Coordinator for this project. The SWPPP coordinator shall oversee the implementation of this SWPPP, as well as the necessary inspections (described below) of erosion prevention and sediment control BMPs. The SWPPP Coordinator shall also oversee the installation, maintenance, and repair of the BMP's to be completed in accordance with this SWPPP. The SWPPP Coordinator shall be responsible for the items listed above during the period from the start of the project to the establishment of final stabilization. During this period, the SWPPP Coordinator, or their assigned, qualified (see below) representative shall be available for an on-site inspection within 72 hours upon request by the MPCA. It shall be the Contractor's responsibility to complete the table below, which will identify the SWPPP Coordinator and that person's qualifications. This person shall acknowledge that he/she has been assigned to serve as SWPPP Coordinator and will be overseeing the items listed in this section, by providing their signature in the space below. Please note that this SWPPP will not be considered complete if the table below is not filled in. * Typically, the identity of the SWPPP Coordinator is unknown until the project is awarded. The SWPPP Coordinator may be identified at the project's Preconstruction Conference. The SWPPP Coordinator may assign other personnel to supervise or perform the duties listed above. However, in completing the duties listed above, at least one person shall be trained in erosion prevention and sediment control as related to that particular part of the SWPPP. If the SWPPP Coordinator chooses to delegate some of the duties and responsibilities listed above to other personnel, a list of the personnel, as well as their qualifications, shall be kept with and shall become part of this SWPPP. The qualifications shall be documented in a manner similar to the table shown above. A copy of this list shall be provided to the Engineer. Once the project has been completed and accepted by the Owner, and Final Stabilization has been established and "Notice of Termination" submittedto the MPCA, the Owner assumes responsibility for the long term maintenance of the storm water management system. The SWPPP Coordinator shall be responsible for ensuring that the Contractor properly disposes of the temporary erosion and sediments control measures within 30 days after site stabilization is achieved or after the temporary measures are no longer needed. This SWPPP must be kept physically on-site, or electronically available on-site, during normal working hours with personnel who have operational control over the applicable portion of the site, including all changes to the SWPPP, inspections, and maintenance records. SWPPP Coordinator Training Course Training Entity Instructor Dates of Training Course Total Training Hours Company Name Office Phone # Cell Phone # I, __________________________, hereby (Printed Name) acknowledge that I will be serving as SWPPP Coordinator for this project and will be responsible for overseeing the items identified in this section. _________________________________ (Signature) _______________ (Date) BMP INSPECTIONS Inspection Frequency The SWPPP Coordinator shall inspect, or designate someone else who is qualified to inspect (see above), the construction site erosion prevention and sediment control BMPs per the following time frames: 1.Once every 7 days. 2.Within 24 hours of a rain event (1/2" or greater over 24 hours). Inspections shall be conducted per the time frames listed above with the following exceptions: 1.Where parts of the construction site have permanent cover, but work remains on other parts of the site, inspections of areas with permanent cover may be reduced to once per month. 2.Where construction sites have permanent cover on all exposed soil areas and no construction activity is occurring anywhere on the site, the site must be inspected for a period of 12 months (inspections may be suspended during frozen ground conditions). Following the 12th month of permanent cover with no construction activity, inspections may be terminated until construction activity is once again initiated or sooner if notified in writing by the MPCA. 3.Where work has been suspended due to frozen ground conditions, the required inspections and maintenance schedule must begin within 24 hours after runoff occurs at the site or prior to resuming construction, whichever occurs first. Record Retention The SWPPP and associated records shall be stored and maintained by an employee or representative of the Owner for 3 years after the submission of the Notice of Termination (NOT) Responsibility for overseeing the records will be transferred to another employee or representative should the current personnel become uninvolved with the project or Owner. These records shall include the following: 1.The final SWPPP. 2.Any other stormwater related permits required for the project. 3.Records of all inspection and maintenance conducted during construction 4.All permanent operation and maintenance agreements that have been implemented, including all right-of-way, contracts, covenants and other binding requirements regarding perpetual maintenance. 5.All required calculations for design of the temporary and permanent Stormwater Management Systems. EROSION PREVENTION AND SEDIMENT CONTROL BMPS Standards and References Materials and construction methods of all BMPs included in this SWPPP shall be as per the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction, latest edition. The Contractor and SWPPP Coordinator shall obtain a current copy of MNDOT's Standard Specifications for Construction and familiarize themselves with the specification sections applicable to this SWPPP, as there are several BMPs that specifically reference these sections. The Contractor and SWPPP Coordinator shall be expected to be familiar with the applicable MNDOT specification sections during construction. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with these specification sections. Temporary and Permanent Stabilization All exposed soil areas (including stockpiles) shall be provided with temporary or permanent cover within 7 days of construction activity temporarily or permanently ceasing in that portion of the site. Temporary or permanent drainage ditches or swales, which drain off-site or to a surface water, and are within 200 lineal feet of the property line or surface water shall be provided with temporary or permanent cover within 24 hours of construction. Placement of temporary or permanent cover shall be initiated immediately upon suspension or completion of excavation operations. Temporary Cover: If the Contractor chooses to halt grading operations in a portion of the site (or the whole site) for a period exceeding 7 days, and grading operations (rough or finish grading) in the affected areas has not yet been completed, temporary cover shall be placed. Affected areas consisting of drainage ditches or swales connected to, and within, 200 lineal feet of a property line or surface water shall be provided with temporary cover within 24 hours of connection. Depending on the Contractor's schedule, the temporary cover shall consist of one of the following BMPs: 1.Discanchored Mulch a)Discanchored mulch may be used in an area of the site (or the whole site) if the Contractor is halting grading operations for a period that is relatively short, but exceeds 7 days. b)The mulch shall be Type 3 per MNDOT Spec. 3882. c)An adequate quantity of mulch shall be evenly distributed to achieve 90% coverage of the exposed soils. d)Mulch shall be placed as per MNDOT 2575.3C. e)All mulch shall be disc anchored as per MNDOT 2575.3D. Prior to the placement and discanchoring of the mulch, the soils shall be loosened and the area smooth-rough graded per MNDOT 2574. f)Any areas that are exposed as a result of wind action after the initial mulch placement shall be covered with additional mulch to maintain 90% coverage. 2.Temporary Seeding with Mulch a.Temporary seeding with mulch may be used in areas of the site (or the whole site) if the Contractor is halting grading operations for a period that is relatively long. Although mulch still needs to be applied as described above, once the temporary seeding/turf is established, the mulch will no longer need to be maintained. The temporary seeding/turf will require very little maintenance. b.Prior to the sowing of temporary seed, the soils shall be loosened and the area smooth-rough graded per MNDOT 2574. c.Contractor shall utilize Seed Mixes 21-111, 21-112, or 21-113 per MNDOT Spec. 3876 for temporary seeding. d.Temporary seeding shall be sown per MNDOT Spec. 2575.3B. e.Once temporary seeding has been sown, mulch shall be placed over the area as described above. Permanent Cover: Upon completion of finish grading and/or placement of topsoil, initiation of the placement of permanent cover shall begin immediately over all exposed areas. This includes areas designated for impervious surfacing (ie: buildings, pavements/gravel bases, sidewalks, etc.). Where the construction schedule will not allow for the placement of the permanent impervious surfacing within 7 days of the completion of finish grading, temporary cover shall be provided in these areas, as described above, until the permanent impervious surfacing can be constructed. Affected areas consisting of drainage ditches or swales connected to, and within, 200 lineal feet of a property line or surface water, shall be provided with permanent cover within 24 hours of connection. Undisturbed Areas If shown on the plan, the Contractor shall delineate areas that are not to be disturbed on the site. This may be done with flags, stakes, signs, silt fence, etc., and shall be completed prior to the start of any grading operations. Regardless of the delineation method the Contractor chooses to use, the Contractor must communicate to his/her personnel and subcontractors that these areas are not to be disturbed and construction equipment (including trucks and personal vehicles) shall not be allowed in these areas. The Contractor shall minimize compaction and preserve topsoil as much as possible at the site. In pervious ("green") areas that are not essential to the construction of the project, the Contractor shall avoid construction traffic and maintain the existing condition of these areas. 2.Erosion Control Blanket a.Erosion control blanket shall be placed in areas as shown on the plan included in this SWPPP. These areas shall still be provided with permanent seeding, as described above, beneath the erosion control blanket. b.Erosion control blanket shall meet the requirements indicated in MNDOT Spec. 3885. See plan for category(s) of erosion control blanket. c.Erosion control blanket shall be installed as per MNDOT Spec. 2575.3G2. d.Erosion control blanket specified in drainage ditches and swales connected to, and within 200 lineal feet, of a property line or surface water shall be installed within 24 hours of the completion of finish grading (including permanent seeding). 3.Riprap a.Riprap shall be placed in areas as shown on the plan included in this SWPPP. b.All riprap shall be underlain with Type 4 geotextile fabric. The fabric shall meet the requirements of MNDOT Spec. 3733 and shall be installed as per MNDOT Spec. 2511.3B2. c.Riprap materials shall meet the requirements of MNDOT Spec. 3601, and shall be Class 3, unless noted otherwise on the plans. d.Riprap shall be considered "Random Riprap" and shall be placed as per MNDOT Spec. 2511. e.Although it is permitted for the riprap to be placed with machinery, it will be necessary for the Contractor to hand place some of the riprap in order to provide a dense, well-keyed layer of stones with the least practical quantity of void space. f.The minimum thickness of the riprap shall be 18 inches, unless otherwise noted on the plans. g.Riprap designated at the end of pipe outlets shall be placed within 24 hours of installation of the pipe outlet end section. h.Riprap specified in drainage ditches and swales connected to, and within 200 lineal feet, of a property line or surface water shall be installed within 24 hours of the completion of finish grading. 4.Temporary Rock Construction Entrance a.Temporary rock construction entrances shall be installed at the locations shown on the plan included in this SWPPP. See detail for temporary rock entrance design. b.If the Contractor chooses to access the site from locations other than where temporary rock entrances are specified on the plans, additional temporary rock entrances shall be placed at these locations, as well. c.Temporary rock entrance shall be constructed prior to the start of grading operations, and shall remain in place and be adequately maintained until Final Stabilization has been established. d.Temporary rock entrances shall be maintained in such a manner that the entrances prevent sediment tracking onto adjacent streets. If a temporary rock entrance is found to be ineffective, it shall be replaced or improved within 24 hours of discovery. e.The Contractor has the option to place Type 4 geotextile fabric beneath the temporary rock entrance. The fabric may extend the life of the entrance as it will reduce rock "sinking" into the underlying soils. If the Contractor chooses to use fabric, it should meet the requirements of MNDOT Spec. 3733 and shall be installed as per MNDOT Spec. 2511.3B2. f.If sediment tracking from the site is discovered on adjacent streets, the sediment shall be removed with a street sweeper or other approved method within 24 hours of discovery. This shall be done throughout construction of the project. This sediment may be returned and graded over exposed areas of the site, or disposed of off site per MPCA requirements. The City may order street sweeping to be performed at the Contractor's or Owner's expense if City staff find that construction activities are resulting in sediment or debris being tracked onto City streets. 5.Filter Logs a.Filter logs shall be installed at the locations shown on the plan included in this SWPPP. b.Filter logs shall consist of Type Wood Fiber biorolls and meet the requirements of MNDOT Spec. 3897. c.Filter logs shall be installed as per MNDOT Spec. 2573.3F. d.Filter logs shall be installed immediately after placement of erosion control blanket. e.Filter logs shall remain in place for the life of the project, and shall be allowed to degrade naturally. Dewatering If dewatering of sandy subsoils is required for this project, the pump discharge shall be treated prior to discharge off-site or into a surface water. Treatment of discharge shall be achieved with the use of a "Dandy Dewatering Bag" (or approved equivalent), as manufactured by Dandy Products,Inc. Dandy Products, Inc. can be contacted at (877) 307-0141, and their web page is www.dandyproducts.com. The "Dandy Dewatering Bag" shall be installed, utilized, and maintained per the manufacturer's instructions and specifications. Once dewatering water has been treated, it may be discharged off-site or to a surface water. The discharge shall be visually checked to ensure that it is relatively clean and not visibly different from any receiving waters. If discharge is noticeably "dirty", the Engineer shall be contacted as additional treatment methods may be necessary. Adequate erosion control shall be provided at the point of discharge if it is located in an area with exposed soils or established turf. This erosion control may consist of temporarily placed rip rap, or other approved energy dissipation measures. The type of erosion control measure shall be at the Contractor's discretion, depending on the location of the dewatering discharge and the unique site characteristics. The erosion control measures shall be effective and shall be maintained adequately such that no erosion occurs at the point of discharge. POLLUTION PREVENTION MANAGEMENT Solid waste accumulated during construction, including collected sediment, construction materials, floating debris, construction debris, paper, plastics, and other solid wastes shall be disposed of in accordance with MPCA disposal requirements: 1.Building products that have the potential to leach pollutants shall be maintained under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or protected by a similarly effective means designed to minimize contact with storm water. 2.Pesticides, herbicides, insecticides, fertilizers, treatment chemicals, and landscape materials shall be maintained under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or protected by similarly effective means designed to minimize contact with stormwater. 3.Hazardous materials, toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint solvents, petroleum-based products, wood preservatives, additives, curing compounds, and acids) shall be properly stored in sealed containers to prevent spills, leaks or other discharge. Restricted access storage areas shall be provided to prevent vandalism. Storage and disposal of hazardous waste or hazardous materials shall be in compliance with Minn. R. ch. 7045 including secondary containment as applicable. 4.Solid waste shall be stored, collected and disposed of properly in compliance with Minn. R. ch. 7035. 5.Portable toilets shall be positioned so that they are secure and will not be tipped or knocked over. Sanitary waste must be disposed of properly in accordance with Minn. R. ch. 7041. 6.The Contractor shall take steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area where chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless infeasible. The Contractor shall conduct fueling in a contained area unless infeasible. The Contractor shall ensure adequate supplies are available at all times to clean up discharged materials and that an appropriate disposal method is available for recovered spilled materials. The Contractor shall report and clean up spills immediately as required by Minn. Stat. § 115.061, using dry clean up measures where possible. 7.If the Contractor washes the exterior of vehicles or equipment on the project site, washing shall be limited to a defined area of the site. Runoff from the washing area shall be contained in a sediment basin or other similarly effective controls and waste from the washing activity shall be properly disposed of. The Contractor shall properly use and store soaps, detergents, or solvents. No engine degreasing shall be allowed on site. 8.The Contractor shall provide effective containment for all liquid and solid wastes generated by washout operations (concrete, stucco, paint, form release oils, curing compounds and other construction materials) related to the construction activity. The liquid and solid washout wastes shall not contact the ground, and the containment shall be designed so that it does not result in runoff from the washout operations or areas. Liquid and solid wastes shall be disposed of properly and in compliance with MPCA rules. A sign must be installed adjacent to each washout facility that requires site personnel to utilize the proper facilities for disposal of concrete and other washout wastes. Inspection Records The SWPPP Coordinator shall maintain inspection records during construction. These must be recorded in writing within 24 hours of the inspection and/or maintenance activity. The inspection records shall include the following: 1.Date and time of inspections. 2.Name of person(s) conducting inspection. 3.Findings of inspections, including recommendations for corrective actions. 4.Corrective actions taken (including dates, times, and party completing maintenance activities). 5.Date and amount of any rainfall events greater than 1/2" in 24 hours. a.The Contractor shall install and maintain a rain gauge at the construction site in order to verify rainfall amounts. 6.If any discharge is observed to be occurring during the inspection, a record of all points of the property from which there is a discharge must be made, and the discharge shall be described (i.e., color, odor, floating, settled, or suspended solids, foam, oil sheen, and other obvious indicators of pollutants) and photographed. 7.Documentation of any changes to the SWPPP made during construction. a.If the SWPPP coordinator observes that a BMP fails on a regular basis and believes that it is ineffective, it shall be his/her responsibility to notify the Engineer of such deficiencies. The Engineer may then amend the SWPPP (see "Amending the SWPPP") b.All photographs of dewatering activities and documentation of nuisance conditions resulting from dewatering activities. Note: Copies of all inspection records shall be submitted to the Engineer. Areas designated for permanent turf establishment shall be provided with one or more of the following BMPs (see plan): 1.Permanent Seeding with Mulch a.Unless otherwise noted on the plans, all areas designated for turf establishment shall be provided with permanent seeding. b.In addition to the plan included as part of this SWPPP, the Contractor shall verify if a Landscaping Plan has been included in the plans by the Architect. If a Landscape Architect has specified higher quality permanent cover (ie: sod, hydroseeding, etc.), the Contractor shall provide this permanent cover in lieu of the permanent seeding specified in this SWPPP. c.Prior to the sowing of permanent seed, the soils shall be loosened and the area smooth-rough graded per MNDOT 2574. d.Contractor shall utilize Seed Mix 25-131 per MNDOT Spec. 3876 for permanent seeding. e.Permanent seeding shall be sown per MNDOT Spec. 2575.3B. f.Once permanent seeding has been sown, mulch shall be placed over the area as described above (under Temporary Cover), unless noted otherwise. Regional Pond Pond No No Anticipated Disturbed Area 5.0 acres Distance = 0.1 miles Otter Creek Creek No No Distance = 0.2 miles Mississippi River River No Yes Distance = 0.8 miles SEE SHEET C8 FOR VICINITY MAP SHOWING PROPOSED SITE AND NEARBY SURFACE WATERS PROJECT INFORMATION PROJECT DESCRIPTION This project will consist of the construction of a new commercial building with an approximate footprint of 24,020 sf, as well as parking lot and driveway areas, and ATV storage areas. Storm water management for this project will consist of an existing regional public wet sedimentation pond. DISTURBED AREA & IMPERVIOUS SURFACE TABULATION (within proposed construction area) SEDIMENT AND OTHER POLLUTANTS This SWPPP has been designed mainly to provide erosion and sediment control of naturally occurring soils at this site (ie: sands, loams, and clays). Although this SWPPP does address pollution prevention of other man-made materials, it is assumed that these materials will consist of debris from existing structures and pavements to be demolished, or debris and chemicals (ie: fuels, new paints, etc.) resulting from new construction. There are no known solid wastes or hazardous materials buried below grade at this site. If such wastes or hazard materials are discovered during construction, the SWPPP Coordinator (described below) will be responsible for notifying the Engineer. This SWPPP will then be revised to address the presence and disposal of these additional pollutants. This SWPPP is not designed for discharges of any material other than stormwater, treated in compliance with State and local requirements, and discharges from dewatering or basin draining activities. Discharges not included in the design of this SWPPP include, but are not limited to, wastewater from washout of concrete, stucco, paint, from release oils, curing compounds and other construction materials, fuel, oils, or other pollutants used in vehicle and equipment operation and maintenance, soaps or solvents used in vehicle and equipment washing and maintenance, and other hazardous substances or wastes. EROSION PREVENTION AND SEDIMENT CONTROL RESPONSIBILITIES SWPPP Design Engineer and Qualifications FINAL STABILIZATION Final Stabilization shall be considered established once the following requirements have been achieved: 1.All soil disturbing activities at the site have been completed and all soils are stabilized by a uniform perennial vegetative cover with a density of 70 percent of its expected final growth density over the entire pervious surface area, or other equivalent means necessary to prevent soil failure under erosive conditions. 2.The permanent storm water management system is constructed, and is operating as designed. Temporary or permanent sedimentation basins that are to be used as permanent water quality management basins have been cleaned of any accumulated sediment. All sediment has been removed from conveyance systems and ditches are stabilized with permanent cover. 3.All temporary synthetic and structural erosion prevention and sediment control BMPs have been removed from the project site. BMPs designed to decompose on site may be left in place. ADDITIONAL COMMENTS The Contractor is solely responsible for the cleanup of any wetlands, rivers, streams, lakes, reservoirs, other waters of the State (as defined by the MPCA's General Storm Water Permit), ground or roadway surfaces or other property damaged by construction activity related to this project. Besides the NPDES permit (MPCA General Storm Water Permit), the Contractor and/or Owner shall also be responsible to obtain all other necessary local government permits related to storm water management, and erosion and sediment control, if applicable (ie: Watershed District, City, MNDOT, etc.). This SWPPP is intended to provide a plan for addressing the erosion prevention and storm water management issues associated with this project. It is to be used in conjunction with the project plans, specifications, and the MPCA General Storm Water Permit. In addition to the SWPPP, the Owner, Contractor, and SWPPP Coordinator shall familiarize themselves with the actual requirements indicated in the MPCA General Storm Water Permit itself and are responsible for compliance with the permit's terms, requirements, and conditions. The Engineer can provide a copy of the permit upon request. Sediment Control The following sediment control BMPs shall be implemented as part of this project: 1.Silt Fence a.Silt fence shall be installed at the locations shown on the plan included in this SWPPP. b.Silt fence shall be machine sliced and materials shall meet the requirements of MNDOT Spec. 3886. c.Silt fence shall be installed as per MNDOT Spec. 2573.3B2. d.Silt fence shall be installed prior to any upgradient grading operations, and shall remain in place and maintained adequately until up-gradient areas achieve Final Stabilization (see below). e.Silt fence shall be repaired or replaced if damaged during, or after, rain events, or if accumulated sediment on the upstream side of the fence reaches 1/2 the height of the fence. Repair or replacement of silt fence shall be completed within 24 hours of discovery. f.Portions of silt fence may be removed to accommodate short-term activities, such as vehicle passage. Short-term activities shall be completed as quickly as possible, and new silt fence installed immediately after completion of the short-term activity. If rainfall is imminent or forecasted in the near future, new silt fence shall be installed regardless of if the short term activity has been completed or not. The Contractor is advised to schedule short term activities during dry weather as much as practicable. No additional compensation will be paid due to additional silt fence associated with short-term activities. Temporary soil stockpiles shall be placed on the site in areas up-gradient from silt fence. Where the Contractor chooses to place temporary soil stockpiles outside designated silt fenced areas, the stockpiles shall be surrounded by additional silt fence. The Contractor shall locate stockpiles outside of natural buffers or surface waters, including stormwater conveyances such as curb and gutter systems unless there is a bypass in place for the stormwater. Under no circumstances shall temporary soil stockpiles be placed over surface waters, curb and gutter, catch basins, culvert inlets or outlets, or ditches. 2.Catch Basin Protection a.WIMCO Road Drain protection devices, as manufactured by WIMCO, shall be used for catch basin protection on this project. WIMCO can be contacted at (952)-233-3055, and their web page is www.roaddrain.com. b."Road Drain Top Slab" devices shall be installed at all catch basin locations immediately after placement of the catch basin structures. "Road Drain Top Slab" devices shall remain in place and be adequately maintained until permanent surfacing is constructed (ie: curb and gutter, pavements, and/or gravel surfacing). In areas designated for turf establishment, "Road Drain Top Slab" devices shall remain in place until Final Stabilization of all upgradient areas is established. c.Upon construction of the permanent surfacing, the "Road Drain Top Slab" devices shall be replaced with the WIMCO product specified on the plans. The WIMCO devices shall remain in place until Final Stabilization of all upgradient areas has been established. d.The Contractor shall install and maintain the catch basin protection devices as per the manufacturer's instructions and specifications. e.The Contractor may remove catch basin protection for a particular inlet if a specific safety concern (e. g. street flooding/freezing) is identified by the Contractor or the jurisdictional authority. 3.Culvert Inlet Protection a.Culvert inlet protection shall be provided at all culvert inlet locations immediately after construction of the culvert. See plan included in this SWPPP for culvert inlet locations. b.Culvert inlet protection shall consist of the SedJacket, as manufactured by SedCatch Environmental Products. SedCatch Environmental Products can be contacted at (937)-435-5075, and their web page is https://sedcatch.com/collections/sedjacket. c.The culvert inlet protection shall remain in place and adequately maintained until Final Stabilization of all up-gradient areas has been established. d.Culvert inlet protection shall be repaired or replaced if damaged during, or after, rain events, or if accumulated sediment reaches 1/2 of the height of the SedJacket device fabric. Repair or replacement of culvert inlet protection shall be completed within 24 hours of discovery. e.The Contractor may remove culvert inlet protection for a particular inlet if a specific safety concern (e. g. street flooding/freezing) is identified by the Contractor or the jurisdictional authority. Permanent Site Drainage Site drainage will be routed to an existing regional public wet sedimentation pond via storm sewer. The regional pond is maintained by the City of Monticello. The City of Monticello has indicated the regional pond has been designed to treat drainage from the first 1.1" of runoff off new impervious surfaces, up to 72% of the total lot area, as per MPCA NPDES permit and Monticello MS4 requirements. The regional pond has also been designed to provide rate control for large storm events from up to 72% of the total lot area as impervious surfacing. DATE: 04/03/2026 ISSUE DATE: 04/03/2026 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C8 SWPPP - STANDARD NOTES MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN * Note: Estimated quantities shown above indicate one application of the associated BMP. Additional quantity of BMP over what is indicated above may be required for maintenance of each BMP. Good housekeeping by the Contractor will likly result in less quantity required. VICINITY MAP NTS ESTIMATED QUANTITIES Silt Fence/Sediment Control Log 1900 LF ESTIMATED BMP QUANTITIES ITEM QUANTITY Temporary Rock Constr. Entrance 2 EA Temporary Seeding & Mulch 5.0 Acres Permanent Seeding & Mulch 0.45 Acres Filter Log 48 LF Category 20 ECB 2360 SY Catch Basin Protection 9 EA Culvert Protection 1 EA TEMPORARY ROCK CONSTRUCTION ENTRANCE ACC E S S R O A D 20' 50' NTS NOTE: PLACING FILTER FABRIC UNDER THE ROCK ENTRANCE MAY REDUCE THE AMOUNT OF MAINTENANCE IT WOULD REQUIRE. 2. THE ENTRANCE SHALL BE GRADED SUCH THAT POSITIVE DRAINAGE DURING CONSTRUCTION IS PROVIDED. 6" CA-1 COARSE AGGREGATE 6" BUMP FOR KEEPING RUNOFF ON SITE 1. THE ROCK ENTRANCE SHALL BE CONSTRUCTED PRIOR TO THE START OF GRADING OPERATIONS. 3. THE ENTRANCE SHALL BE MAINTAINED IN SUCH A CONDITION SUCH THAT IT PREVENTS MUD TRACKING OFF SITE. ADDITIONAL ROCK OR REPLACEMENT OF THE ENTRANCE MAY BE REQUIRED PERIODICALLY IF MUD STARTS TO TRACK OFF SITE. 4. THE ROCK ENTRANCE MAY BE REMOVED JUST PRIOR TO THE PLACEMENT OF AGGREGATE BASE. 1 STAPLE PLASTIC SHEETING EVERY 5' (TYP) 1. BOTTOM OF CONCRETE WASHOUT AREA SHALL BE 10'X10' 2. CONTRACTOR SHALL REMOVE WASH LIQUID FROM CONCRETE WASHOUT AREA AND DISPOSE OF PER MPCA REQUIREMENTS WHEN WASHOUT AREA BECOMES HALF FULL. 3. CONTRACTOR SHALL SELECT THE MOST OPTIMAL LOCATION FOR THE CONCRETE WASHOUT 10 MIL PLASTIC SHEETING LINER PLACED WITHIN WASHOUT AREA 1' 2' 1' 4 : 1 4:1 CONCRETE WASHOUT NTS CONSTRUCT BERM AROUND ENTIRE WASHOUT AREA 2 SILT FENCE - MACHINE SLICED NTS GEOTEXTILE FABRIC 3' MIN. HEIGHT STEEL STUDDED 'T' POST: 5' MIN. HEIGHT AT 6' MAX. SPACING (3) PLASTIC 'ZIP' TIES (50LB TENSILE) LOCATED IN TOP 8" OF POST DIRECTION OF RUNOFF FLOW MACHINE SLICED: 8"-12" DEPTH (PLUS 6" FLAP) T- P O S T 2' MIN. POST EMBEDMENT 1" MIN. 1" MIN. 3 EROSION CONTROL BLANKET NTS 1' WIDE @ 5% SLOPE 4" MIN. OVERLAP (TYP) FOLD EDGE UNDER 6" MIN. A CHECK SLOT SHALL BE CONSTRUCTED AT THE TOP OF STEEP SLOPES (4:1 OR STEEPER) WHERE EROSION CONTROL BLANKET IS PLACED AS PER THE FOLLOWING: 1. DIG 6" X 6" TRENCH 2. LAY BLANKET END INTO TRENCH 3. STAPLE BLANKET IN BOTTOM OF TRENCH EVERY 1 FT 4. BACKFILL TRENCH WITH SOIL AND COMPACT 5. IF SLOPE LENGTH IS GREATER THAN 100 FT DIG A CHECK SLOT 1/3 FROM THE BOTTOM OF THE SLOPE AND STAPLE THE BLANKET IN AS IN THE TOP TRENCH. 6. PROVIDE STAPLES IN STRICT CONFORMANCE W. BLANKET MANUFACTURER'S REQUIREMENTS AND SPECIFICATIONS. 6" 6" 1' MIN. STAPLE SPACING (TYP) 1' MIN. STAPLE SPACING (TYP) CHECK SLOT (TYP) EROSION CONTROL BLANKET (SEE PLAN FOR CATEGORY) (TYP) 4 FILTER LOG NTS 6"-7" DIAMETER STRAW OR WOOD FIBER ROLL ENCLOSED IN PLASTIC OR POLYESTER NETTING (TYP) NOTE: POINT "A" SHALL BE 1' - 0" MIN. HIGHER THAN POINT "B" TO ENSURE THAT WATER FLOWS OVER THE LOG AND NOT AROUND THE ENDS 6" X 6" TRENCH BACKFILLED OVER EDGE OF EROSION CONTROL BLANKET POINT "A"POINT "B" NOTE: SEE EROSION CONTROL BLANKET DETAIL FOR BLANKET AND CHECK SLOT INSTALLATION FLOW 2" X 2" X 18" LONG WOOD STAKES AT 2' - 0" SPACING. DRIVE THROUGH NETTING AND FIBER ROLL (TYP) 5 PROPOSED SITE REGIONAL POND M I S S I S S I P P I R I V E R OTTER CREEK DATE: 04/03/2026 ISSUE DATE: 04/03/2026 ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I 93 5 935 9 3 6 9 3 5 9 3 5 9 3 6 9 3 6 936935 936 937 934 9 3 4 9 3 3 93 3 934 935 93 6 936 936 N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C9 SCALE:1" = 30' N SWPPP - PLAN VIEW MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN 934 9 3 2 9 3 2 9 3 4 9 3 4 9 3 4 934 934 9 3 2 9 3 4 9 3 2 9 3 4 934 936 934 934 934 934 9 3 4 93 4 93 4 934 93 6 93 6 93 4 934 93 4 934 9 3 4 934 93 4 934 9 3 4 936 938 938 938 936 938 936 936 PROPOSED BUILDING FFE = 936.00 NOTE: CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS FOR WORK WITHIN THE PUBLIC RIGHT OF WAY. TEMPORARY ROCK CONSTRUCTION ENTRANCE (TYP) TEMPORARY ROCK CONSTRUCTION ENTRANCE (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CULVERT INLET PROTECTION (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) FILTER LOG (TYP) FILTER LOG (TYP) FILTER LOG (TYP) FILTER LOG (TYP) INSTALL CATCH BASIN PROTECTION (TYP) DATE: 04/03/2026 ISSUE DATE: 04/03/2026 ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I 93 5 935 9 3 6 9 3 5 9 3 5 9 3 6 9 3 6 936935 936 937 934 9 3 4 9 3 3 93 3 934 935 93 6 936 936 N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C10 SCALE:1" = 30' N UTILITY PLAN MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN PROPOSED BUILDING FFE = 936.00 EXISTING 8" GATE VALVE (PER CITY RECORD DRAWING) CONNECT TO EXISTING 8" PVC SANITARY STUB INV = 916.00 (FIELD VERIFY) 6" PVC SANITARY SERVICE INV @ BLDG = 926.39 6" DIP WATER SERVICE W/ 6" GATE VALVE & BOX (FIRE SUPPRESSION) 2" COPPER WATER SERVICE W/ 2" CURB STOP & BOX (DOMESTIC) 6" P V C @ 3 . 5 0 % SANMH1 RIM = 934.25 INV NE = 921.98 INV SW = 921.88 6" P V C @ 3 . 5 0 % SANMH2 RIM = 934.85 INV NE = 916.00 INV SW = 915.90 (FIELD VERIFY) UTILITY CROSSING BOTTOM OF 14" SCH 40 PVC STORM = 928.9 TOP OF 6" PVC SAN. = 921.4 UTILITY CROSSING BOTTOM OF 14" SCH 40 PVC STORM = 929.0 TOP OF 8" DIP WATER = 925.5 UTILITY CROSSING BOTTOM OF 6" DIP WATER = 926.9 TOP OF 6" PVC SAN. = 925.1 CONNECT TO EXISTING 8" DIP WATER STUB 8" D I P 8" 111 4° BEND 8" D I P 8" X 6" TEE 8" X 6" REDUCER 6" D I P 6 " D I P HYDRANT 6" GATE VALVE & BOX NOTE: CONTRACTOR(S) SHALL VERIFY LOCATION, SIZE, AND ELEVATIONS OF SANITARY & WATER SERVICES W/ INTERIOR PLUMBING PLANS NOTE: SIZES AND ELEVATIONS OF EXISTING SANITARY SEWER & WATER STUBS PER CITY RECORD DRAWINGS UTILITY NOTES: 2. IF CONFLICTS ARE DISCOVERED WHERE WATER MAIN AND/OR WATER SERVICES CROSS EXISTING OR PROPOSED SANITARY SEWER, SERVICE LINES, OR STORM SEWER, THE WATER MAIN AND/OR WATER SERVICES SHALL BE RAISED OR LOWERED APPROPRIATELY WHILE STILL MAINTAINING A MINIMUM COVER OF 7.5 FEET BELOW FINISHED GRADE. 4. INSTALL SANITARY SEWER SERVICE LINE CLEANOUTS AS REQUIRED BY THE MINNESOTA PLUMBING CODE. 5. SEE SHEET C6 FOR STORM SEWER ELEVATIONS AND SLOPE, AND SHEET C4 FOR STANDARD DETAILS RELATING TO THE PLACEMENT OF THE UTILITIES. 1. WATER MAIN AND ANY WATER SERVICE LINES SHALL BE PLACED AT DEPTHS SUCH THAT A MINIMUM COVER OF 7.5 FEET BELOW FINISHED GRADE IS PROVIDED. 6. CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES PRIOR TO ANY CONSTRUCTION. 3. INSULATION SHALL BE PLACED AT ALL LOCATIONS WHERE STORM SEWER CROSSES SANITARY SEWER, WATER MAIN, OR ASSOCIATED SERVICES. INSULATION SHALL CONSIST OF AN 8-FT X 8-FT SQUARE OF 3"-THICK RIGID INSULATION. INSULATION SHALL BE PLACED BETWEEN THE STORM SEWER AND PIPE CROSSING WITH THE EDGES OF THE INSULATION PARALLEL TO THE PIPING AS MUCH AS POSSIBLE. OWNER AND/OR CONTRACTOR SHALL SUBMIT FOR STATE PLUMBING REVIEW, AND OBTAIN AN APPROVED PLUMBING REVIEW REPORT FROM MNDLI, PRIOR TO THE INSTALLATION OF ANY SANITARY SEWER OR WATER UTILITIES. CONSTRUCTION OF SANITARY SEWER OR WATER UTILITIES SHALL NOT COMMENCE UNTIL AFTER THE APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED, AND ANY AND ALL PERTINENT COMMENTS HAVE BEEN ADDRESSED ON THE PLANS AND IN THE PROJECT SPECIFICATIONS. CONTRACTOR IS ADVISED TO ORDER UTILITY MATERIALS AFTER APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED FROM MNDLI 4. INSTALL TRACER WIRE ALONG PROPOSED UNDERGROUND UTILITY PIPE AS PER MINNESOTA RURAL WATER ASSOCIATION STANDARDS AND SPECIFICATIONS. https://www.mrwa.com/wp-content/uploads/2022/06/TracerWireSpecGuideFinalweb11.pdf 7. PRIOR TO CONSTRUCTION OF SANITARY SEWER, AND ORDERING ASSOCIATED MATERIALS, THE CONTRACTOR'S PLUMBING DESIGNER SHALL PROVIDE THE ENGINEER WITH THE TOTAL DRAINAGE FIXTURE UNITS (DFUs) FOR THE INTERIOR PLUMBING TO VERIFY THE CORRECT SIZING AND SLOPE OF THE SANITARY SEWER SERVICE CITY UTILITY NOTES: 2. 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. 4. WATERMAIN SHALL HAVE A MINIMUM COVER OF 7.5 FEET. 6. 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. 1. 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. 3. 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. 5. TRACER WIRE INSTALLATION SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF THE MINNESOTA RURAL WATER ASSOCIATION STANDARDS. SEE THESE STANDARDS FOR FURTHER DETAILS. UTILITY CROSSING BOTTOM OF 10" SCH 40 PVC STORM = 930.5 TOP OF 6" DIP WATER = 926.8 DATE: 04/03/2026 ISSUE DATE: 04/03/2026 SN SN ST ST ST C C E E 1-2" GRANITE GRAVEL, 3" DEPTH OVER FABRIC W/ VINYL EDGING 1-2" GRANITE GRAVEL, 3" DEPTH OVER FABRIC W/ VINYL EDGING 1-2" GRANITE GRAVEL, 3" DEPTH OVER FABRIC W/ VINYL EDGING 1-2" GRANITE GRAVEL, 3" DEPTH OVER FABRIC W/ VINYL EDGING SCORE CONC. AS SHOWN. BLACK VINYL EDGING BLACK VINYL EDGING 8' HGT, STONE TEXTURE PRIVACY/ SECURITY FENCE 8' HGT, STONE TEXTURE PRIVACY/ SECURITY FENCE (3) BENCHES 1-2" GRANITE GRAVEL, 3" DEPTH OVER FABRIC W/ VINYL EDGING IRRIGATED GRASS/ TURF IRRIGATED GRASS/ TURF IRRIGATED GRASS/ TURF IRRIGATED GRASS/ TURF IRRIGATED GRASS/ TURF IRRIGATED GRASS/ TURF (15) DAYLILY 'ICE CARNIVAL' (2) RIVER BIRCH, 2.5" CAL. (3) OAK 'AMERICAN DREAM' 2.5" CAL. (15) LIATRIS 'KOBOLD' (16) GRASS 'KARL FOERSTER' (3) CRABAPPLE 'SPRING SNOW' 2.5" CAL. (2) LINDEN 'BOULEVARD' 2.5" CAL. (8) SPRUCE 'BLACK HILLS' 6' HGT. (8) SPRUCE 'BLACK HILLS' 6' HGT. IRRIGATED GRASS/ TURF (7) DAYLILY 'STELLA DORO' (8) DAYLILY 'ICE CARNIVAL' (6) JUNIPER 'BROADMOOR' (6) DIERVILLA 'NIGHTGLOW' (12) STACHYS 'HUMMELO' (17) DAYLILY 'ALWAYS AFTERNOON' (8) DAYLILY 'ICE CARNIVAL' (8) RUDBECKIA 'GOLDSTURM' (6) DAYLILY 'CHICAGO APACHE' FENCE & GATE FENCE & GATE IRRIGATED GRASS/ TURF ELEVATED GRAVEL DISPLAY AREA, TYP. ELEVATED GRAVEL DISPLAY AREA, TYP. LARGE DECID TREE, 2.5" CAL. 12' HGT. ORNAMENTAL DECID TREE, 6' CLUMP LARGE CONIF. TREE, 6' HGT CONIF SHRUB, 5 GAL. DECID. SHRB, 5 GAL. PERENNIAL, 1 GAL. (31) DAYLILY 'ICE CARNIVAL' (2) RIVER BIRCH, 2.5" CAL. (3) OAK 'AMERICAN DREAM' 2.5" CAL. (15) LIATRIS 'KOBOLD' (16) GRASS 'KARL FOERSTER' (3) CRABAPPLE 'SPRING SNOW' 2.5" CAL. (2) LINDEN 'BOULEVARD' 2.5" CAL. (16) SPRUCE 'BLACK HILLS' 6' HGT. (7) DAYLILY 'STELLA DORO' (6) JUNIPER 'BROADMOOR' (6) DIERVILLA 'NIGHTGLOW' (12) STACHYS 'HUMMELO' (17) DAYLILY 'ALWAYS AFTERNOON' (8) RUDBECKIA 'GOLDSTURM' (6) DAYLILY 'CHICAGO APACHE' LARGE DECID TREES LARGE EVERGREEN TREES SHRUBS, #5 CONTS PERENNIALS, #1 CONTS Qualification: This electronic drawing (CAD) file was prepared by B.E. LANDSCAPE DESIGNS. for this project, and is an Instrument of Service owned by B.E. LANDSCAPE DESIGNS. and to be used solely with respect to this project. This electronic drawing (CAD) file shall not be used on other projects, for additions to this project or for completion of this project by others without written approval by B.E. LANDSCAPE DESIGNS. This drawing shall be used for information and reference only. All intentional or unintentional revisions, additions or deletions to these CAD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall indemnify, hold harmless and defend B.E. LANDSCAPE DESIGNS. from any & all responsibilities, claims and liabilities. L100 LANDSCAPE PLAN MOON MOTORSPORTS EMAIL@gmail.com 000-000-0000 LANDSAPE PLAN SCALE= 1" = 40'-0"1 LANDSAPE PLAN LEGEND SCALE= 1" = 40'-0"2 SCALE= 1" = 4'-0"3 LIMESTONE DISPLAY AREAS GRANITE GRAVEL SCALE= 1" = NTS4 NOTES: 1.ALL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHALL BE VERIFIED AND ADJUSTED AS REQUIRED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. REVIEW WITH LANDSCAPE ARCHITECT PRIOR TO DIGGING. 2.LOCATE ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY DAMAGES TO SAME. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. 4.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THE WORK SHOWN ON THE PLAN. VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. 5.THE CONTRACTOR SHALL REMOVE FROM THE SITE ALL SOD/TURF WHICH HAS BEEN REMOVED FOR NEW PLANT BEDS. LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. ANY PLANT STOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALLATION. PLANTS NOT MAINTAINED IN THIS MANNER WILL BE REJECTED. 6.THE CONTRACTOR SHALL KEEP PAVEMENTS, PLANTERS AND BUILDINGS CLEAN AND UNSTAINED. ALL WASTE SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 7.THE PLAN TAKES PRECEDENCE OVER THE PLANT SCHEDULE IF DISCREPENCIES EXIST. 8.NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. 9.ALL PLANTING STOCK SHALL CONFORM TO THE 'AMERICAN STANDARD FOR NURSERY STOCK' ANSI, LATEST EDITION, OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC. 10.SEE SPCIFICATIONS FOR PLANT WARRANTY AND MAINTENANCE REQUIREMENTS 11.SEASONS/TIME OF PLANTING: SPRING: APRIL 15TH- JUNE 30TH FALL: DECIDUOUS TREES:AUGUST 25- OCTOBER 31ST CONIFEROUS TREES: AUGUST 25- SEPTEMBER 15 . 12.NOTE: THE CONTRACTOR MAY ELECT TO PLANT IN THE OFF-SEASONS ENTIRELY AT HIS/HER RISK. 13.PLANTING SOIL FOR TREE AND SHRUB PITS: BY VOLUME, MIX 1/2 NATIVE SOILS WITH 1/2 IMPORTED PLANTING SOILS. 14.PLANTING SOIL FOR PERENNIAL BEDS. THOROUGHLY MIXED IN EQUAL PARTS BY VOLUME-1/3 AMENDED TOPSOIL, 1/3 WASHED SAND, 1/3 PEAT OR ORGANIC COMPOST. 15.DECOMPACT & AERATE ALL COMPACTED SOILS PRIOR TO PLANTING OR SODDING. 16.MULCH FOR PLANTINGS: 3" DEPTH, DARK SHREDDED HARDWOOD MULCH. USE FOR ALL TREE PLANTINGS AND OVER ALL PLANTING BEDS FOR SHRUBS AND PERENNIALS. 17.MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIALS SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF ALL PLANTS IS COMPLETE, INSPECTION HAS BEEN MADE AND THE PLANTING ACCEPTED, EXCLUSIVE OF THE GUARANTEE. MAINTENANCE SHALL INCLUDE WATERING, CULTIVATING, MULCHING, PRUNING AND REMOVAL OF DEAD MATERIAL, AND KEEPING THE PLANTS IN A PLUMB POSITION. THE CONTRACTOR SHALL MAINTAIN ALL MATERIALS IN A PLUMB POSITION FOR THE ONE-YEAR OF THE GUARANTEE PERIOD. PLANTING NOTES SCALE= 1" = NTS5 ROCK FACED FENCE PANEL SCALE= 1" = NTS6 PLANT LIST SCALE= 1" = NTS7 DAYLILY 'ICE CARNIVAL' DAYLILY 'CHICAGO APACHE' DAYLILY 'STELLA DORO' DAYLILY 'ALWAYS AFTERNOON'RUDBECKIA 'GOLDSTURM' GRASS 'KARL FOERSTER'STACHYS 'HUMMELO' NOT USED Qualification: This electronic drawing (CAD) file was prepared by B.E. LANDSCAPE DESIGNS. for this project, and is an Instrument of Service owned by B.E. LANDSCAPE DESIGNS. and to be used solely with respect to this project. This electronic drawing (CAD) file shall not be used on other projects, for additions to this project or for completion of this project by others without written approval by B.E. LANDSCAPE DESIGNS. This drawing shall be used for information and reference only. All intentional or unintentional revisions, additions or deletions to these CAD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall indemnify, hold harmless and defend B.E. LANDSCAPE DESIGNS. from any & all responsibilities, claims and liabilities. L200 LANDSCAPE DETAILS MOON MOTORSPORTS EMAIL@gmail.com 000-000-0000 CONIFER TREE PLANTING DETAIL SCALE= 1" = NTS1 NOTES: 1. LOCATE FLARE OF TRUNK PRIOR TO EXCAVATING PLANTING PIT. REMOVE ROOTBALL SOIL TO EXPOSE TOP OF FLARE. 2 AFTER SETTING ROOTBALL IN PLANTING PIT, REMOVE ALL NON-BIODEGRABLE WRAP MATERIAL AND/OR CORD. BACKFILL PIT TO 1 2 DEPTH AND WATER THOROUGHLY. CUT AND REMOVE AT MINIMUM TOP 1 3 OF BURLAP AND TWINE. COMPLETE BACKFILLING AND WATER UNTIL SATURATED. MULCH TO 3" DEPTH ON DAY OF PLANTING. 3. GUY ASSEMBLY IS OPTIONAL, HOWEVER CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR MAINTAINING TREE IN UPRIGHT POSITION FOR THE DURATION OF THE GUARANTEE PERIOD. 4. AFTER INSTALLATION, TRIM OUT DEAD OR DEFORMED MATERIAL. DO NOT PRUNE CENTRAL LEADER. OPTIONAL- GUY WIRES SHALL BE 1 8" DIA. GALV. STEEL CABLE. WIRES SHALL ATTACH TO 2" WIDE MIN. NYLON MESH SLINGS AROUND TREE TRUNK. SLINGS SHALL BE PLACED A MIN. OF 2 3 UP TRUNK OF TREE. GUY WIRES SHALL BE SET INTO GROUND WITH DUCK-BILL EARTH ANCHOR OR APPROVED EQUAL. PLANTING PIT SHALL BE TWICE THE WIDTH OF THE ROOTBALL. SCARIFY SIDES OF PLANTING PIT. EXISTING NATIVE SOILS 3" DARK HARDWOOD MULCH STAKING- (OPTIONAL): STAKING OF TREES IS OPTIONAL BUT, CONTRACTOR SHALL MAINTAIN TREE IN A PLUMB POSITION FOR THE DURATION OF THE GUARANTEE PERIOD. TREES WITH BE REJECTED FOR THE FOLLOWING REASONS: -POOR FORM -DAMAGED TRUNK -BURIED ROOT FLARES -ENCIRCLING TRANSPORT ROOTS -UNCONSOLIDATED ROOTBALL SOIL (DUE TO EXCESSIVE HANDLING) LANDSCAPE CONTRACTOR SHALL SCHEDULE INSPECTION 48 HOURS PRIOR TO PLACING MULCH AROUND THE TREE PLANTINGS. AFTER SETTING ROOT BALL IN PIT, BACKFILL TO WITHIN 12" OF TOP OF ROOTBALL AND SATURATE WITH WATER. -CUT AND REMOVE TO BACKFILL LINE ALL TWINE, WIRE AND/OR BURLAP. -BACKFILL UNTIL PIT IS FULL, WATER AGAIN. BACKFILL WITH 1/2 NATIVE SOILS AND 1/2 PLANTING SOIL. MIX THOROUGHLY. SEE SPEC. 3" DARK HARDWOOD MULCH X 6 FT DIAMETER PULL AWAY FROM TRUNK OF TREE TREE WRAP TO 6" BELOW FIRST BRANCH. WRAP TO BE REMOVED DURING GROWING SEASON. AFTER INSTALLATION, TRIM OUT DEADWOOD AND/OR DEFORMED TWIGS. DO NOT CUT LEADER. FLARE, SET AT 1"-2" ABOVE SURROUNDING GRADE. SEE NOTE ABOVE DISH PLANTING PIT. SCARIFY BOTTOM AND SIDES OF PIT UNDISTURBED SOIL OR COMPACTED SUBGRADE 2X DIA. OF ROOTBALL CREATE EDGE WITH EDGING MACHINE 36" HGT, PLANT PROTECTION FENCING TO RUN CONTINUOUS AROUND TREE AND SHRUB BEDS UNTIL PLANTS ARE ESTABLISHED. STAKE TREES WITH 6' STEEL FENCE POSTS. (2) PER TREE. TRIM OUT BROKEN & DEAD STEMS ONLY. SPACE PLANTS ACCORDING TO PLANT SCHEDULE. PLANTING SOIL ( 1 3 MNDOT 3877-2 SELECT BORROW TOPSOIL+ 1 3 COMPOST + 1 3 CLEAN WASHED SAND). SEE SPEC. SCARIFY BOTTOM AND SIDES OF PLANTING HOLE. UNDISTURBED NATIVE SOILS. 3" DARK SHREDDED HARDWOOD MULCH. PULL MULCH AWAY FROM STEMS OF PLANTS TO PREVENT ROTTING. 36" HGT, PLANT PROTECTION FENCING TO RUN CONTINUOUS AROUND TREE AND SHRUB BEDS UNTIL PLANTS ARE ESTABLISHED. PULL MULCH AWAY FROM ALL STEMS TO PREVENT ROTTING. TRIM OUT BROKEN & DEAD STEMS ONLY. 3" DARK HARDWOOD MULCH FINISHED GRADE PLANTING SOIL. SEE SPEC. SCARIFIY BOTTOM AND SIDES OF PLANTING HOLE. UNDISTURBED NATIVE SOILS DIAMETER OF POTS TO BE PLANTED SPACING VARIES 36" HGT, PLANT PROTECTION FENCING TO RUN CONTINUOUS AROUND TREE AND SHRUB BEDS UNTIL PLANTS ARE ESTABLISHED. DECID. TREE PLANTING DETAIL SCALE= 1" = NTS2 SHRUB PLANTING DETAIL SCALE= 1" = NTS3 PERENNIAL PLANTING DETAIL SCALE= 1" = NTS4 Sheet No. Project ID A1 1074 APRIL 6, 2026 Sheet Title Project Title SITE PLAN MOON MOTORSPORTS No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2026 STONE TENT ARCHITECTURE LLC, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture LLC, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Signature Architect Registration Date Erik P. Johnson 50962 83 SPACES SHOWN 24'-0" 24'-0" 18,460 SQ FT FENCED ARCHITECTURAL SITE PLAN Scale: 1" = 30'-0" 1 A1 SURMOUNTABLE CURB 3 0 ' - 0 " 6'-0" 1 2 ' - 0 " 10'-0" 6'-0" 30'-0" 30'-0" 40'-0" 30'-0" 30'-0" 24'-0" 9'-0" 20'-0" PROPOSED BUILDING FFE = 936.0' = 100'-0" 24,000 SQ FT 24'-0" 8'-0" ECOSTONE FENCE 6' BLACK ORNAMENTAL WELDED STEEL FENCE 6'-0" BLACK CHAIN LINK FENCE @ SIDES 6'-0" BLACK CHAIN LINK FENCE @ SIDES GATE GATE GATE GATE GATE MOON MOTORSPORTS SITE SUMMARY PARCEL SIZE: 5 ACRES GROSS FLOOR AREA: 24,000 SQ FT ZONING: IBC CONVERT TO B3 IBC SETBACKS FRONT = 50' SIDE = 30' REAR = 40' B3 SETBACKS FRONT = 30' SIDE = 10' REAR = 20' MAX HEIGHT = 30' PARKING COUNT VEHICLE SALES = 8 SPACES + 1 FOR EA. 800 OVER 1,000 = 11,453 SQ FT = 8 + 13 = 21 INDOOR STORAGE, WAREHOUSE, VEHICLE REPAIR = 1 PER 1,250 = 12,350/1250 = 10 OUTDOOR SALES, DISPLAY OR STORAGE = 1 PER 1,000 = 44,049 = 44 (18,460 FENCED + 19,067 ROCK + 4,478 CONCRETE + 2,044 NORTH SIDE DISPLAYS = 44,049) TOTAL REQUIRED PARKING = 75 SPACES TOTAL PARKING PROVIDED = 84 SPACES CONCRETE DRIVE CONCRETE WALK LANDSCAPE ROCK DISPLAY AREAS AS INDICATED TRASH/RECYLCING BY OWNER GATE GATE CUSTOMER DRIVESEMI-TRUCK DELIVERY DRIVE 6' BLACK ORNAMENTAL WELDED STEEL FENCE MONUMENT SIGN 2 0 '-0 " 6 ' - 0 " CONCRETE SIDEWALK 8'-0" ECOSTONE FENCE 6'-0" BLACK CHAIN LINK FENCE @ SIDES 6'-0" BLACK CHAIN LINK FENCE @ SIDES EXISTING CHAIN LINK FENCE ELEVATED GRANITE GRAVEL DISPLAY AREAS SEE DETAIL 4/A1 9'-8" 20'-0" 24'-0" LANDSCAPE ROCK DISPLAY AREAS AS INDICATED CONCRETE SIDEWALK ECOSTONE FENCE Scale: 1/4" = 1'-0"2 BASIS OF DESIGN: SIMTEK ECOSTONE FENCE COLOR: DARK GRAY GRANITE 8'-0" CONCRETE FOOTING PARKING VEHICLE IDREQUIRED UP TO $200 FINEFOR VIOLATION H.C. SIGN & POST Scale: 1/2" = 1'-0"4 2" BLACK PAINTED STEEL TUBE EXTENDED INTO CONCRETE FOOTING. PROVIDE WELDED WATERTIGHT CAP. CONCRETE FOOTING 1'-6" 1'-6" 5'-0" 3'-6" 1'-0" ORNAMENTAL WELDED STEEL FENCE Scale: 1/4" = 1'-0"3 6'-0" BASIS OF DESIGN: AMERISTAR MONTAGE PLUS - CLASSIC - BLACK 36" MIN. CONCRETE FOOTING Sheet No. Project ID A2 1074 APRIL 6, 2026 Sheet Title Project Title FLOOR PLAN MOON MOTORSPORTS No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2026 STONE TENT ARCHITECTURE LLC, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture LLC, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Signature Architect Registration Date Erik P. Johnson 50962 VESTIBULE 100 SHOWROOM 101 PARTS DESK 103 SALES DESK 102 WAREHOUSE 128 SERVICE 123 WRITE UP 105 LOUNGE 104 PREP BAY 125 WASH BAY 126 PARTS PREP 124 PARTS 112 SALES HALLWAY 115 OFFICE 116 OFFICE 117 OFFICE 113 OFFICE 114 TOILET 120 EMPLOYEE HALLWAY 118 TOILET 119 LOCKERS 121BREAK RM 122 STAIR 127 STAIR 111 MEN 110 WOMEN 108 T. LOBBY 109 JANITOR 107 OFFICE 106 HOSPITALITY HOSPITALITY KITCHENETTE VENDING WORK STATION #1 WORK STATION #2 WORK STATION #3 WORK STATION #4 WORK STATION #5 WORK STATION #11 WORK STATION #10 WORK STATION #9 WORK STATION #8 WORK STATION #7 WORK STATION #6 SPRINKLER RISER 129 DELIVERIES 200'-0" 28'-9"50'-10"20'-10"33'-2 3/8"33'-2 3/8"33'-2 3/8" 120'-0" 99'-7" 40'-0" 40'-0" 40'-0" 10'-0" 14'-0" 19'-4" 4'-0"4'-0" 16'-0" 16'-0" 12'-0" 2'-0" 16'-0" 14'-0" 2'-0" MAIN LEVEL FLOOR PLAN Scale: 1/8" = 1'-0"1 1 2 3 4 5 6 A B C D 7 Sheet No. Project ID A3 1074 APRIL 6, 2026 Sheet Title Project Title MEZZANINE MOON MOTORSPORTS No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2026 STONE TENT ARCHITECTURE LLC, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture LLC, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Signature Architect Registration Date Erik P. Johnson 50962 GUARDRAIL PARTS MEZZANINE 131 WAREHOUSE MEZZANINE 130 OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW HWH 200'-0" 28'-9"50'-10"20'-10"33'-2 3/8"33'-2 3/8"33'-2 3/8" 120'-0" 99'-7" 40'-0" 40'-0" 40'-0" 10'-0" 14'-0" MEZZANINE Scale: 1/8" = 1'-0" 1 A3 27'-3 7/8" 79'-0" 96'-0" 20'-0" 1 2 3 4 5 6 A B C D 7 SOUTH ELEVATION - FACING CHELSEA Scale: 3/32" = 1'-0"1 SERVICE 1 2 3 4 5 6 7 TOP OF PARAPET EL. 128'-0" TOP OF PARAPET EL. 130'-0" ML SLAB EL. 100'-0" CANOPY ROOF EDGE EL. 115'-0" HEAD EL. 112'-0" 3 45 6 76 8 2 1 9 999 11 77 10 3 NORTH ELEVATION - FREEWAY FACING Scale: 3/32" = 1'-0"2 1234567 TOP OF PARAPET EL. 128'-0" TOP OF PARAPET EL. 130'-0" ML SLAB EL. 100'-0" HEAD EL. 112'-0" 1 12 8 9 9 9 9 7777 11 13 1313 14 14 9 EAST ELEVATION Scale: 3/32" = 1'-0"3 ABCD 8 7713 1 1 3 WEST ELEVATION Scale: 3/32" = 1'-0"4 A B C D 11 8 1 1 3 Sheet No. Project ID A4 1074 APRIL 6, 2026 Sheet Title Project Title ELEVATIONS MOON MOTORSPORTS No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2026 STONE TENT ARCHITECTURE LLC, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture LLC, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Signature Architect Registration Date Erik P. Johnson 50962 ELEVATION KEY NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. STEEL FORM PAINTED PRECAST CONCRETE WALL PANELS HORIZONTAL REVEALS IN PRECAST PREFINISHED METAL PARAPET COPING - BLACK PAINTED STEEL COLUMNS AND BEAMS PREFINISHED METAL ROOF EDGE - SILVER ALUMINUM STOREFRONT ENTRANCE - CLEAR ANODIZED ALUMINUM OVERHEAD DOOR - CLEAR ANODIZED MOON MOTORSPORTS SIGN BRAND SIGNANGE SERVICE SIGN FENCE - SEE SHEET A1 PAINTED STEEL BEAMS ALUMINUM DOOR - CLEAR ANODIZED PAINTED HOLLOW METAL DOOR NORTH ELEVATION - FREEWAY FACING Scale: 3/32" = 1'-0"2 1234567 EAST ELEVATION Scale: 3/32" = 1'-0"3 ABCD WEST ELEVATION Scale: 3/32" = 1'-0"4 A B C D Sheet No. Project ID A5 1074 APRIL 6, 2026 Sheet Title Project Title COLORED ELEVATIONS MOON MOTORSPORTS No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2026 STONE TENT ARCHITECTURE LLC, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture LLC, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Signature Architect Registration Date Erik P. Johnson 50962 SOUTH ELEVATION - FACING CHELSEA Scale: 3/32" = 1'-0"5 SERVICE TOP OF PARAPET EL. 128'-0" TOP OF PARAPET EL. 130'-0" 1 2 3 4 5 6 7 ML SLAB EL. 100'-0" CANOPY ROOF EDGE EL. 115'-0" HEAD EL. 112'-0" PROPERTY LINE N INTERSTATE HIGHWA Y N O . 9 4 CHELSE A R O A D W . D A L T O N A V E . N E SN SN SN SN ST ST ST ST ST C C 0.0 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 0.2 0.3 0.4 0.5 0.5 0.5 0.5 0.4 0.4 0.5 0.6 0.7 0.8 0.9 0.9 0.7 0.7 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.5 0.6 0.8 0.9 0.9 0.9 0.7 0.7 0.7 0.7 0.7 0.7 0.8 1.0 1.0 1.0 0.9 0.7 0.7 0.7 0.7 0.7 0.7 0.8 1.0 1.0 1.0 0.8 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 J-1 J-1 G-1 F-2 D-1 C-1 A-1 A-1 A-1 WP1 WP1 D-1 WP2 WP2 D-1 UC1 A-1 WP3 WP3 WP3 WP2 WP2 E-1 WP2 K-1 K-1 K-1 K-1 K-1 K-1 K-1 K-1 K-1 K-1 K-1 K-1 K-1 B-1 B-1 As-1 WP2 WP1 WP1 B-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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.1 0.1 0.1 0.1 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 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 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 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.5 0.6 0.6 0.5 0.4 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.6 0.9 0.4 0.5 0.9 1.4 1.4 1.1 0.7 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.1 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 0.1 0.1 0.3 0.7 1.6 3.1 4.8 4.4 2.2 3.9 5.0 3.1 1.5 0.7 0.5 0.5 0.6 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 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 0.1 0.1 0.4 0.9 2.0 4.4 8.4 13.0 21.3 19.1 18.2 7.4 2.5 1.0 0.7 1.0 1.4 1.3 1.0 0.7 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 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 0.0 0.1 0.1 0.1 0.4 1.0 1.8 3.2 6.7 11.4 16.1 18.9 19.3 29.4 18.0 10.2 4.2 3.1 4.4 4.4 2.7 1.3 0.7 0.5 0.6 0.7 0.7 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 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 0.4 1.2 1.6 1.8 2.6 5.0 10.8 18.4 20.5 18.0 17.7 18.8 19.0 21.2 14.5 17.1 6.0 2.5 1.0 0.8 1.2 1.8 1.7 1.3 0.8 0.4 0.3 0.2 0.1 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 0.1 0.1 0.1 0.2 0.6 1.8 2.1 2.1 2.0 2.1 2.9 5.1 7.9 8.9 10.3 13.4 15.9 19.6 19.6 20.5 29.9 17.6 12.4 7.0 3.8 5.5 6.1 3.2 1.5 0.6 0.3 0.2 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.8 2.7 3.1 2.9 2.5 1.8 1.3 1.2 1.6 1.9 2.4 3.9 7.6 13.6 20.2 20.3 17.4 16.9 18.1 19.5 25.0 18.2 5.9 2.5 1.0 0.4 0.3 0.2 0.2 0.2 0.4 0.6 0.5 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 1.1 3.8 4.3 4.0 3.2 1.9 1.1 0.7 0.6 0.7 0.8 1.0 1.8 3.6 6.2 8.4 8.4 9.1 12.1 14.6 18.3 20.0 19.2 25.8 16.2 8.7 4.0 1.6 0.7 0.5 0.5 1.2 2.2 3.0 1.3 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.5 4.3 5.2 5.2 3.9 2.1 1.0 0.6 0.4 0.5 0.6 0.8 1.1 1.3 1.5 1.9 1.9 1.9 3.1 6.0 11.7 18.3 19.3 15.5 12.5 9.1 5.5 2.6 1.5 3.2 10.3 21.2 12.7 7.4 4.1 1.2 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.7 2.3 4.3 4.0 5.5 4.4 2.3 1.0 0.5 0.4 0.4 0.6 1.1 1.5 1.6 1.4 1.0 1.0 1.0 1.3 2.0 3.3 5.2 7.4 7.4 6.2 5.1 3.6 2.7 2.2 4.9 10.6 19.0 15.3 15.8 20.6 14.6 3.9 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.7 2.0 4.2 4.2 5.5 4.2 2.3 1.2 0.8 0.9 0.9 1.0 1.8 4.5 5.2 2.3 1.4 1.3 1.6 1.7 2.0 2.7 3.7 5.2 5.2 3.8 4.2 5.0 3.8 3.5 5.9 10.8 14.3 16.9 16.8 17.2 10.0 4.2 0.7 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 1.3 4.4 5.0 4.8 3.7 2.1 1.3 1.5 2.5 4.5 7.0 13.0 14.5 14.2 14.3 8.5 5.6 3.7 2.7 2.8 3.7 6.6 10.2 10.5 10.1 9.6 6.5 4.5 4.5 6.7 9.0 9.1 10.4 10.7 10.7 8.2 3.3 0.7 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.9 3.4 3.8 3.6 2.9 1.9 1.3 1.4 2.4 4.1 6.1 8.0 10.2 11.4 9.7 7.7 5.7 4.1 3.1 3.2 4.9 9.9 14.6 11.0 8.8 8.5 6.4 4.8 4.8 6.2 6.3 4.9 5.3 6.0 7.7 6.6 2.9 0.7 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.8 2.4 2.8 2.6 2.2 1.6 1.1 1.0 1.3 1.9 2.9 4.5 6.6 8.5 7.6 5.5 4.2 3.6 3.5 5.5 10.0 11.1 9.0 9.4 9.5 8.7 6.8 5.4 5.0 4.6 3.8 3.0 3.0 3.3 5.2 5.0 2.3 0.6 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.6 1.7 2.1 2.1 1.8 1.4 0.9 0.7 0.6 0.7 0.9 1.4 1.8 5.2 5.9 4.6 4.3 4.3 5.6 8.3 9.3 9.8 9.7 10.4 8.8 7.0 5.7 5.0 4.4 3.7 2.9 2.6 2.4 2.4 3.5 3.8 1.8 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.6 1.4 1.8 1.8 1.6 1.3 0.9 0.6 0.5 0.7 1.0 1.4 1.9 7.1 7.4 6.5 5.8 5.2 5.7 6.5 7.3 8.7 8.3 7.7 6.7 5.4 4.5 4.0 3.7 3.3 2.9 2.7 2.6 2.6 3.1 3.8 1.9 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.6 1.5 1.9 1.8 1.6 1.3 0.9 0.6 0.5 0.7 1.3 2.1 3.5 9.4 8.7 8.5 6.7 5.3 5.1 5.4 6.3 6.9 6.2 5.5 4.8 4.2 3.6 3.3 3.1 3.0 2.8 2.7 2.9 3.1 3.4 4.4 2.4 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.7 1.8 2.2 2.2 1.9 1.4 0.9 0.6 0.5 0.7 1.4 2.8 6.5 11.9 8.4 9.5 7.7 5.8 5.0 5.3 5.7 5.6 4.9 4.3 3.8 3.5 3.1 2.9 2.8 2.7 2.7 2.8 2.9 3.1 3.5 4.3 1.7 0.8 0.4 0.2 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.9 2.6 3.0 2.8 2.3 1.6 1.0 0.6 0.6 0.7 1.4 3.4 9.0 14.8 9.1 11.4 8.9 6.4 5.5 5.5 5.5 5.1 4.3 3.6 3.2 2.9 2.7 2.5 2.5 2.6 2.7 2.9 3.2 3.1 3.3 4.2 1.6 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.4 1.0 3.6 4.1 3.8 3.0 1.9 1.1 0.7 0.6 0.8 1.5 3.0 7.5 14.2 10.6 11.4 9.2 7.0 5.9 5.6 5.4 4.8 3.9 3.2 2.7 2.3 2.2 2.2 2.3 2.5 2.8 3.3 3.7 3.6 3.9 4.8 2.4 1.3 0.6 0.2 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.4 4.4 5.2 5.1 3.8 2.2 1.1 0.7 0.7 0.9 1.6 2.5 4.8 14.1 12.9 11.9 9.7 7.5 6.0 5.6 5.1 4.5 3.6 2.8 2.2 1.9 1.8 1.9 2.1 2.6 3.0 3.6 4.1 4.2 4.6 5.9 2.7 1.1 0.6 0.3 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.7 2.2 4.3 4.1 5.5 4.4 2.3 1.2 0.8 0.7 1.0 1.6 2.2 3.6 14.7 13.8 12.3 10.3 7.7 6.2 5.4 4.9 4.2 3.3 2.5 1.9 1.6 1.5 1.6 1.9 2.4 3.0 3.7 4.5 5.2 5.8 7.3 3.7 0.9 0.5 0.3 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.7 2.2 4.3 4.1 5.5 4.4 2.3 1.2 0.8 0.7 1.0 1.8 2.7 4.6 14.7 13.6 12.1 9.7 7.5 6.2 5.6 4.8 3.9 3.0 2.2 1.7 1.4 1.3 1.4 1.7 2.3 2.9 3.7 4.7 6.1 7.1 8.5 5.5 0.9 0.5 0.3 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.4 4.4 5.2 5.1 3.8 2.1 1.1 0.7 0.7 1.0 1.9 3.7 7.9 13.7 11.9 12.0 9.5 7.4 6.3 5.7 4.9 3.9 2.9 2.1 1.6 1.3 1.3 1.4 1.7 2.2 3.0 3.9 4.9 5.9 6.3 7.3 4.4 0.9 0.5 0.3 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.0 3.6 4.0 3.8 3.0 1.8 1.1 0.7 0.7 1.0 1.9 4.7 11.0 14.5 11.7 12.9 9.8 7.5 6.4 5.7 4.9 3.8 2.8 2.0 1.5 1.3 1.3 1.6 1.9 2.5 3.4 4.3 5.2 6.0 5.7 6.3 4.6 1.2 0.7 0.3 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.8 2.5 2.9 2.7 2.2 1.5 1.0 0.8 0.8 1.2 2.0 4.2 9.4 15.0 12.2 12.5 9.9 7.6 6.3 5.6 4.7 3.6 2.6 1.9 1.5 1.3 1.3 1.6 2.1 2.8 3.7 4.6 5.5 6.3 5.9 6.3 4.8 1.3 0.7 0.3 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.6 1.7 2.1 2.0 1.8 1.4 1.0 0.9 1.0 1.4 2.2 3.3 5.8 16.5 14.2 12.9 10.3 7.8 6.3 5.3 4.4 3.4 2.5 1.8 1.5 1.3 1.4 1.6 2.2 3.0 3.9 4.7 5.7 6.5 6.4 7.2 4.8 0.9 0.5 0.3 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.5 1.3 1.8 1.7 1.6 1.4 1.1 1.1 1.2 1.5 2.2 3.0 5.1 17.3 14.9 13.7 10.8 7.8 6.2 5.3 4.4 3.4 2.5 1.8 1.5 1.3 1.4 1.6 2.3 3.2 4.0 4.7 5.6 7.1 7.8 8.6 6.7 0.9 0.5 0.2 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.3 1.9 1.8 1.6 1.5 1.3 1.2 1.3 1.5 2.1 3.3 6.4 16.2 13.3 12.6 10.1 7.6 6.2 5.5 4.8 3.8 2.8 2.0 1.6 1.5 1.6 1.9 2.7 3.4 4.3 4.7 5.5 6.5 6.9 7.8 5.6 0.9 0.5 0.2 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 1.8 2.4 2.1 1.9 1.7 1.5 1.3 1.2 1.4 2.0 4.0 9.7 15.5 11.0 12.1 9.5 7.1 6.0 5.6 5.2 4.4 3.5 2.4 2.1 2.0 2.1 2.5 3.3 4.0 4.4 4.7 5.1 5.6 5.1 6.0 4.3 1.0 0.6 0.2 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.7 2.5 3.0 2.7 2.4 1.8 1.5 1.3 1.2 1.3 1.9 4.1 9.8 14.3 9.4 11.2 8.6 6.2 5.3 5.3 5.3 5.1 4.2 3.4 3.0 2.8 2.9 3.3 4.0 4.4 4.4 4.3 4.5 5.0 4.4 4.7 4.3 1.2 0.7 0.2 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.4 0.8 1.3 3.2 3.3 3.3 2.6 1.9 1.4 1.2 1.2 1.3 1.8 3.1 6.0 11.4 8.7 9.2 7.1 5.2 4.4 4.6 5.2 5.2 4.9 4.4 4.3 4.3 4.1 4.2 4.5 4.5 4.1 3.7 3.8 4.1 3.6 4.1 3.2 0.9 0.5 0.2 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.5 1.0 2.3 4.3 3.2 3.5 2.9 2.1 1.5 1.3 1.2 1.2 1.6 2.1 3.2 9.6 8.3 7.8 6.0 4.4 3.8 4.1 4.8 5.6 5.7 5.5 5.7 5.7 5.5 5.2 5.2 4.7 3.9 3.2 3.2 3.7 4.0 4.3 3.2 0.6 0.3 0.2 0.1 0.0 0.0 0.1 0.1 0.2 0.3 0.5 1.1 3.1 5.3 3.1 4.0 3.2 2.2 1.6 1.4 1.2 1.1 1.2 1.3 1.8 6.9 6.4 5.5 4.8 3.8 3.4 3.6 4.6 5.9 7.1 7.1 7.3 7.7 7.0 7.0 6.4 5.0 3.8 3.0 2.9 3.4 3.6 4.2 3.1 0.4 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.1 2.4 4.5 3.3 3.6 3.0 2.2 1.7 1.4 1.2 1.1 1.0 1.1 1.5 4.5 4.6 3.5 3.3 3.0 3.0 3.6 4.7 5.9 7.9 7.9 6.2 6.2 6.5 8.2 7.1 5.2 4.0 2.8 2.4 2.5 2.5 3.1 1.7 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.5 3.5 3.6 3.6 2.9 2.3 1.8 1.6 1.4 1.2 1.1 1.3 2.0 3.4 3.7 2.2 2.2 2.3 2.3 2.9 4.5 7.0 9.1 8.7 7.4 7.1 7.6 9.0 8.3 6.0 3.7 2.3 1.7 1.6 1.7 1.8 0.9 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.7 1.0 2.8 3.4 3.1 2.9 2.4 2.1 1.8 1.6 1.4 1.3 1.7 2.8 3.9 4.7 1.3 2.2 5.1 2.0 1.7 2.4 4.8 12.0 7.2 6.2 7.3 5.6 6.8 5.7 6.6 4.6 1.3 1.0 0.8 0.9 1.2 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.6 0.8 2.2 2.9 2.7 2.7 2.5 2.4 2.2 1.9 1.7 1.5 2.0 3.7 4.5 4.8 1.9 1.5 0.7 0.2 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.7 2.4 2.5 2.5 2.5 2.5 2.4 2.3 2.0 1.7 2.1 4.2 6.2 6.1 4.5 3.6 1.3 0.2 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.5 2.1 2.5 2.5 2.5 2.6 2.5 2.5 2.3 1.9 2.3 4.3 6.3 6.2 5.2 6.1 1.5 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 0.9 1.4 1.9 2.2 2.4 2.6 2.7 2.6 2.4 2.3 2.0 2.4 4.0 4.7 4.5 7.1 7.3 1.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.6 1.0 1.4 1.8 2.1 2.5 3.1 3.5 2.8 2.4 2.2 2.0 2.5 3.5 4.0 4.4 5.5 6.7 1.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.6 1.0 1.3 1.8 2.2 2.6 3.6 4.2 3.2 2.5 2.1 2.0 2.5 3.2 3.6 3.6 7.5 5.3 1.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.6 0.9 1.3 1.7 2.1 2.4 2.9 3.3 2.7 2.3 2.1 1.9 2.3 3.6 4.3 4.9 12.3 4.6 1.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.9 1.2 1.7 2.0 2.1 2.3 2.4 2.2 2.1 2.0 1.7 2.1 4.0 5.0 4.4 7.1 5.5 1.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.8 1.1 1.5 1.9 2.0 2.0 2.0 2.0 2.0 1.9 1.5 1.9 4.0 6.6 7.1 6.0 6.9 1.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 0.9 1.2 1.5 1.6 1.6 1.7 1.6 1.6 1.4 1.3 1.8 3.8 5.1 4.8 6.9 7.2 1.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.5 0.7 0.9 1.0 1.2 1.2 1.3 1.2 1.1 1.0 1.0 1.6 3.0 3.9 4.7 5.3 5.7 1.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.8 0.9 0.8 0.8 0.7 0.7 1.2 1.9 2.3 2.6 4.0 3.2 1.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.7 0.9 1.0 0.8 1.4 1.1 0.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.3 1.6 2.6 0.5 0.2 1.2 2.8 0.6 1.3 2.8 0.6 0.4 2.2 2.0 0.4 0.9 3.0 0.9 0.4 0.3 0.2 0.1 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 0.1 0.1 0.5 0.2 0.7 0.1 0.6 0.2 0.5 0.2 0.2 0.3 0.6 0.2 0.7 0.2 0.6 0.1 0.2 1.4 4.4 4.2 0.1 0.2 0.1 0.3 0.5 0.6 0.5 0.1 0.2 0.5 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 0.1 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 0.0 0.0 0.0 0.0 0.0 1.0 1.2 2.4 3.5 3.5 1.2 1.1 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.6 0.8 1.0 2.1 3.4 3.4 2.0 0.9 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.7 1.4 1.6 2.8 2.8 1.5 0.7 0.6 0.4 0.2 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.3 0.4 0.5 0.9 1.0 1.9 1.8 1.0 0.9 0.5 0.3 0.2 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.2 0.3 0.5 0.5 0.6 1.1 1.0 0.6 0.5 0.3 0.2 0.2 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.2 0.3 0.3 0.3 0.5 0.5 0.3 0.3 0.3 0.2 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.2 0.2 0.2 0.3 0.2 0.2 0.2 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.1 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 WP2 UC1 LUMINAIRE SCHEDULE SYMBOL QTY LABEL ARRANGED LLF DESCRIPTION BUG RATING 4 A-1 Single 0.900 NEW BASE, POLE & AREA FIXT 400W LED T4FT 25'-0 MTG HT (4000K/63324 LUMENS) COOPER GALN-SB8C-740-U-T4FT B4-U0-G5 1 As-1 Single 0.900 NEW BASE, POLE & AREA FIXT 400W LED T4FT HSS 25'-0 MTG HT (4000K/48509 LUMENS) COOPER GALN-SB8C-740-U-T4FT-HSS B3-U0-G5 3 B-1 Single 0.900 NEW BASE, POLE & AREA FIXT 250W LED T4FT HSS 25'-0 MTG HT (4000K/30304 LUMENS) COOPER GALN-SB5C-740-U-T4FT-HSS B2-U0-G5 1 C-1 Single 0.900 NEW BASE, POLE & AREA FIXT 149W LED T2 16'-0 MTG HT (4000K/23555 LUMENS) COOPER GALN-SB3C-740-U-T2 B3-U0-G3 3 D-1 Single 0.900 NEW BASE, POLE & AREA FIXT 300W LED T2 16'-0 MTG HT (4000K/47607 LUMENS) COOPER GALN-SB6C-740-U-T2 B4-U0-G5 1 E-1 Single 0.900 NEW BASE, POLE & AREA FIXT 400W LED T4FT HSS 16'-0 MTG HT (4000K/48509 LUMENS) COOPER GALN-SB8C-740-U-T4FT-HSS B3-U0-G5 1 F-2 Back-Back 0.900 NEW BASE, POLE & AREA FIXT 101W LED 5WQ 25'-0 MTG HT (4000K/16027 LUMENS) COOPER GALN-SB2C-740-U-5WQ B4-U0-G2 1 G-1 Single 0.900 NEW BASE, POLE & AREA FIXT 149W LED T4FT 25'-0 MTG HT (4000K/23496 LUMENS) COOPER GALN-SB3C-740-U-T4FT B3-U0-G4 2 J-1 Single 0.900 NEW BASE, POLE & AREA FIXT 149W LED T3 16'-0 MTG HT (4000K/23789 LUMENS) COOPER GALN-SB3C-740-U-T3 B3-U0-G3 13 K-1 Single 0.900 NEW GROUND MOUNTED FLOOD FIXTURE 66W LED, MEDIUM SYMETRICAL ROUND, (4000K/7994LUMENS) COOPER GFLD-SA1E-740-U-MR-XX B4-U0-G1 2 UC1 Single 0.900 NEW UNDER CANOPY FIXT 6 INCH ROUND 24W LED APPROX 10'-0 MTG HT (4000K/2726 LUMENS) MFGR TBD B2-U1-G0 4 WP1 Single 0.900 NEW WALL PACK FIXT 82W LED T3 14'-0 MTG HT (4000K/11576 LUMENS) COOPER GWS-SA2D-740-U-T4W-W B2-U0-G2 7 WP2 Single 0.900 NEW WALL PACK FIXT OVER DOOR 18W LED T3 8'-0 MTG HT (4000K/2103 LUMENS) COOPER XTOR2B-W B1-U0-G0 3 WP3 Single 0.900 NEW WALL PACK FIXT 82W LED T3 27'-0 MTG HT (4000K/11576 LUMENS) COOPER GWS-SA2D-740-U-T4W-W B2-U0-G2 CALCULATION SUMMARY LABEL AVG MAX MIN AVG/MIN MAX/MIN # PTS ALL CALC POINTS AT GRADE 10 X 10 2.25 29.9 0.0 N.A.N.A.2989 EAST PROPERTY LINE 0.45 1.0 0.0 N.A.N.A.102 ALL PARKING STALLS 4.10 8.6 1.3 3.15 6.62 315 DISPLAY AREA ALONG 94 0.61 3.0 0.1 6.10 30.00 54 DISPLAY AREA EAST 8 SPOTS 5.27 7.3 1.1 4.79 6.64 12 DISPLAY AREA LEFT OF PARKING 10.60 14.9 6.0 1.77 2.48 51 DISPLAY AREA LOWER LEFT 13.26 29.9 2.7 4.91 11.07 71 DISPLAY AREA LOWER RIGHT 8.40 20.6 1.5 5.60 13.73 43 FENCED IN STORAGE AREA 2.54 7.1 0.6 4.23 11.83 182 STORE ENTRANCE & CURB 4.83 12.0 0.8 6.04 15.00 38 EN G I N E E R S E A L RE V I S I O N S CA D AG I SH E E T D E S C R I P T I O N EN G I N E E R I N F O SH E E T # : RE V # : 1111 HIGHWAY 25 NORTH SUITE 201 BUFFALO MN 55313 PH:763.684.1548 FAX:763.682.9048 DATE INIT DESCRIPTION# PROPOSED PHOTOMETRIC PLAN NA SL200 0 C.D.HEANER C.D.HEANER PR O J E C T I N F O PR O J E C T # IS S U E D A T E DE S I G N L E V E L BASED ON THE INFORMATION PROVIDED, ALL DIMENSIONS AND LUMINAIRE LOCATIONS SHOWN REPRESENT RECOMMENDED POSITIONS. THE ENGINEER AND/OR ARCHITECT MUST DETERMINE APPLICABILITY OF THE LAYOUT TO EXISTING OR FUTURE FIELD CONDITIONS. THE LIGHTING PATTERN REPRESENTS ILLUMINATION LEVELS CALCULATED FROM LABORATORY DATA TAKEN UNDER THE CONTROLLED CONDITIONS UTILIZING CURRENT INDUSTRY STANDARD LAMP RATINGS IN ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY APPROVED METHODS. ACTUAL PERFORMANCE OF ANY MANUFACTURER'S LUMINAIRE MAY VARY DUE TO VARIATION IN ELECTRICAL VOLTAGE, TOLERANCE IN LAMPS, AND OTHER VARIABLE FIELD CONDITIONS. FOR ADDITIONAL LIGHTING INFORMATION CONTACT: PH: 763.684.1548 1 PROPOSED PHOTOMETRIC PLAN SCALE: 1" = 40'-0" MOON MOTORSPORTS MONTICELLO, MN NA 04.02.2026 15001 140TH ST, FORESTON, MN 56330 PH: 612.508.8099 STONE TENT ARCHITECTURE EN G I N E E R S E A L RE V I S I O N S CA D AG I SH E E T D E S C R I P T I O N EN G I N E E R I N F O SH E E T # : RE V # : 1111 HIGHWAY 25 NORTH SUITE 201 BUFFALO MN 55313 PH:763.684.1548 FAX:763.682.9048 DATE INIT DESCRIPTION# SPECIFICATION SHEETS & DETAILS NA SL201 0 C.D.HEANER C.D.HEANER PR O J E C T I N F O PR O J E C T # IS S U E D A T E DE S I G N L E V E L BASED ON THE INFORMATION PROVIDED, ALL DIMENSIONS AND LUMINAIRE LOCATIONS SHOWN REPRESENT RECOMMENDED POSITIONS. THE ENGINEER AND/OR ARCHITECT MUST DETERMINE APPLICABILITY OF THE LAYOUT TO EXISTING OR FUTURE FIELD CONDITIONS. THE LIGHTING PATTERN REPRESENTS ILLUMINATION LEVELS CALCULATED FROM LABORATORY DATA TAKEN UNDER THE CONTROLLED CONDITIONS UTILIZING CURRENT INDUSTRY STANDARD LAMP RATINGS IN ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY APPROVED METHODS. ACTUAL PERFORMANCE OF ANY MANUFACTURER'S LUMINAIRE MAY VARY DUE TO VARIATION IN ELECTRICAL VOLTAGE, TOLERANCE IN LAMPS, AND OTHER VARIABLE FIELD CONDITIONS. FOR ADDITIONAL LIGHTING INFORMATION CONTACT: PH: 763.684.1548 MOON MOTORSPORTS MONTICELLO, MN NA 04.02.2026 15001 140TH ST, FORESTON, MN 56330 PH: 612.508.8099 STONE TENT ARCHITECTURE 1 SPECIFICATION SHEET 2 3FIXTURE TYPE A-1, As-1, B-1, C-1, D-1, E-1, F-1, G-1, J-1 SPECIFICATION SHEET FIXTURE TYPE K-1 SPECIFICATION SHEET FIXTURE TYPE WP1, WP2, WP3 POLE DETAIL TYPE A-1, As-1, B-1, F-2, G-1 SCALE: NTS4 LIGHT FIXTURE REFERENCE SPEC SHEETS FOR POLE CONFIGURATION CONCRETE POLE BASE FINISH GRADE 25'-0" SCALE: NTS5 LIGHT FIXTURE REFERENCE SPEC SHEETS FOR POLE CONFIGURATION CONCRETE POLE BASE FINISH GRADE 16'-0" POLE DETAIL TYPE C-1, D-1, E-1, J-1 STORM WATER CALCULATIONS MOON MOTOR SPORTS CHELSEA ROAD MONTICELLO, MN PROJECT NUMBER: 26012 . Ph: (320) 339-0669 Fx: (866) 633-1830 NO. 18 South Riverside Ave, Suite 230 schultzeng@live.com Sartell, MN 56377 www.schultzengineeringdesign.com I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. _______________________________________ Norman E. Statz DATE: 04/02/2026 REG. NO.: 63480 REVISIONS DATE DESCRIPTION STORM WATER SUMMARY The purpose of this report is to demonstrate the following: 1. That proposed storm sewer is sufficiently sized to convey storm water runoff generated by the 10-year, 24-hour storm event per the Rational Method 2. There is an existing regional public pond which was designed to provide water quality and rate control for up to 72% of the lot area as impervious areas, which equates to 156,820-SF. The proposed impervious areas on the Moon Motor Sports site totals 56% of the total area, which equates to 122,100- SF. Storm Sewer Pipe Sizing All proposed storm sewer pipe has been sized to convey runoff from a 10-year storm event. The Rational Method was utilized in preparing the associated calculations, which are attached. There is an existing storm sewer stub from Chelsea Road W. which is designed to collect significant storm water from the proposed site. Lot Impervious Calculation Site drainage will be routed to an existing regional public wet sedimentation pond via storm sewer. The regional pond is maintained by the City of Monticello. The City of Monticello has indicated an existing regional public wet sedimentation pond has been designed to treat drainage from the first 1.1” of runoff off new impervious areas, up to 72% of the total lot area, as per MPCA NPDES permit and Monticello MS4 requirements. The regional pond has also been designed to provide rate control for large storm events from up to 72% of the total lot area as impervious. Lot Impervious Calculation Total Lot Area Allowed Imperious Area Proposed Impervious Area Area 217,800-SF 156,810-SF 122,100-SF Percent of Lot 100% 72% 56% The proposed impervious area will total 122,100-SF which is 56% of the total lot area and less than the 72% allowed to the existing regional public wet sedimentation pond via storm sewer. STORM.XLS PROJECT NAME: Moon Motor Sports YEAR STORM:10 DATE: 4/2/2026 PROJECT LOCATION: Monticello, MN DESIGN BY: NES MANNING'S "N"0.012 CHECKED BY: BJS Structure Number Offset to Length Area Area Area Total Tc to Time " I " Runoff Slope Pipe Capacity Velocity Upper Sump Lower Upper Lower Upper Lower Structure PIPE NOTES From To Station Center Feet Acres "C"x"C"C x A Inlet in Pipe in/hr (cfs)%Dia. In.Q (cfs)V (fps)Invert Elevation Invert Casting Casting Build Cover Cover Dimension CLASS FES1 CB1 94 1.211 35 0.42 0.42 20.00 0.44 4.3 1.81 0.52 12 2.79 3.55 930.00 929.51 NA 933.60 NA NA 3.09 CB1 CB2 184 0.448 81 0.36 0.79 20.00 0.74 4.3 3.35 0.52 15 5.05 4.12 929.51 928.55 933.60 933.40 4.09 2.84 3.60 CB2 CB7 80 0.355 77 0.27 1.06 20.00 0.29 4.3 4.52 0.52 18 8.24 4.66 928.55 928.13 933.40 933.60 4.85 3.35 3.97 CB3 CB4 102 0.094 38 0.04 0.04 20.00 0.52 4.3 0.15 0.75 8 1.14 3.26 931.00 930.23 934.00 934.20 3.00 2.33 3.30 CB4 CB5 98 0.035 25 0.01 0.04 20.00 0.50 4.3 0.19 0.76 8 1.14 3.26 930.23 929.49 934.20 933.25 3.97 3.30 3.09 CB5 CB6 132 0.935 81 0.76 0.80 20.00 0.47 4.3 3.42 0.75 14 5.04 4.71 929.49 928.50 933.25 933.25 3.76 2.59 3.58 RD1 CB6 164 0.562 95 0.53 0.53 20.00 0.44 4.3 2.27 2.00 10 3.36 6.15 931.78 928.50 NA 933.25 NA NA 3.92 CB6 CB7 124 0.855 61 0.52 1.86 20.00 0.49 4.3 7.91 0.30 24 13.38 4.26 928.50 928.13 933.25 933.60 4.75 2.75 3.47 CB7 CB8 110 0.110 54 0.06 2.98 20.00 0.37 4.3 12.68 0.30 30 24.33 4.96 928.13 927.80 933.60 933.25 5.47 2.97 2.95 CB8 STUB 100 0.380 57 0.22 3.19 20.00 0.34 4.3 13.60 0.30 30 24.33 4.96 927.80 927.50 933.25 NA 5.45 2.95 NA STORM SEWER DESIGN NOTE: Pipe lengths are from center of structure to center of structure Printed: 2:29 PM, 4/2/2026 Page 1 of 1 M:\01272-03\Excel\26012 Moon Motor Sports Rational Method.xlsx Cou n t y H w y 7 5 Chels e a R d Sta t e H w y 2 5 85th St NE 90th S t N E Lin n S t Pin e S t E 7th S t School Blvd Riverview Dr Ced a r S t W Ri v e r S t M a r v i n R d Jason Ave NE Dundas Rd W Br o a d w a y S t H a r t B l v d Co u n t r y L n Ha u g A v e N E Elm S t W 4t h S t Fe n n i n g A v e N E Oa k w o o k D r Mallard Ln 95th St NE Fa l l o n A v e N E Ed m o n s o n A v e N E Mississi p p i D r W 5t h S t W 7 t h S t Sa n d b e r g R d Pe l i c a n L n Falcon Dr Fe n n i n g A v e N E Waln u t S t Oa k R i d g e D r N Or i o l e L n Club View Rd Br o a d w a y S t Hillcrest Rd E Riv e r S t Hedm a n L n Mi l l T r a i l L n Fa l l o n A v e N E Wrig h t S t New S t Ma r v i n E l w o o d R o a d Ram s e y S t W 6t h S t River Mill D r Wildwood Way Hilltop Dr Mill Run Rd Oakview Ln Fa r m s t e a d A v e Martin Dr E 3rd S t E 3rd S t Re d R o c k L n Gil l a r d A v e N E Map l e S t Fallon Dr Will o w S t Eas t w o o d L n Gr a y s t o n e A v e Ma r v i n E l w o o d R d Fie l d c r e s t C i r Fa i r w a y D r Jaso n A v e N E Vin e S t Meadow Ln Jer r y L i e f e r t D r Praire Road Starling Dr Palm S t Fa l l o n A v e N E Golf Course Rd Fall o n A v e N E Kevin Longley Dr Cra i g L n Re d O a k L n Fron t S t W 5 t h S t Thomas Park Dr Loc u s t S t Mockingbird Ln W 3r d S t Ea s t w o o d C i r Briar Oaks Blvd F a r m s t e a d D r Hen n e p i n S t Ei d e r L n Oak L n River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r Mill Ct River Ridge Ln Oa k v i e w C t Du n d a s C i r Ke n n e t h L n Ot t e r C r e e k R d Min n e s o t a S t Ea g l e C i r Cro c u s L n M e a d o w O a k L n Stoneridge Dr Che s t n u t S t 120th St N E Da r r o w A v e N E Diamond Dr Pebblebrook Dr Wi d g e o n L n Wash i n g t o n S t Bu n k e r C i r Hom e s t e a d D r Th o m a s C i r E n d i c o t t T r Ce n t e r C i r Oak v i e w C i r Sa n d t r a p C i r Country Cir Cheyenne Ct Te r r i t o r a l R d Ta n a g e r C i r Hillc r e s t C i r Osprey Cir Ac o r n C i r Ba l b o u l C i r S w a l l o w C i r Riverside C i r Me a d o w O a k C t Ma t t h e w C i r East Oak Dr Stonerid g e C i r Oa k w o o d D r Mea d o w O a k D r Co u n t y H w y 7 5 Har t B l v d Mi n n e s o t a S t Elm S t Wri g h t S t 90th St NE Ced a r S t Min n e s o t a S t 1 2 3 4 7 5 8 9 10 11 12 6 13 14 15 16 17 18 19 21 20 22 23 2426 25 27 28 City of Monticello Official Zoning Map :Legend BASE ZONING DISTRICTS PUD Districts Residential Districts -- Low Residential Densities A-O R-A R-1 Business Districts B-1 B-2 B-3 B-4 CCD* -- Medium Residential Densities T-N R-2 R-PUD -- High Residential Densities R-3 R-4 M-H Mills Fleet Farm Red Rooster Swan River Monticello High School 01 02 03 04 05 06 07 08 Spaeth Industrial Park Camping World Affordable Storage Autumn Ridge Villas OTHER Water Industrial Districts IBC I-1 I-2 OVERLAY DISTRICTS Shoreland District** Special Use Overlay District ! !! !! Freeway Bonus Sign District 09 Rivertown Suites 10 Monticello RV 11 Deephaven 12 Twin Pines 13 UMC 14 Edmonson Ridge 18 Monticello Lakes 17 Stony Brook Village 16 Storagelink Monticello 15 Nuss Truck and Equipment Addition 1 inch = 2,500 feet 0.2% Floodplain Boundary** 19 Hoglund Bus Park 20 Block 52 21 Country Club Manor 2nd Addition 22 Haven Ridge 2nd Addition 23 Great River Addition Mississippi Wild, Scenic & Rec Overlay District** 27171C0170D, 27171C0190D PCD* 1% Floodplain Boundary** 24 Big River Addition 25 Haven Ridge West 26 Cedar Street Storage Adopted January 12, 2026 *See CCD and Pointes at Cedar Sub-District Appendix Zoning Maps **See Floodplain, Shoreland, and MWSRR Appendix Zoning Map ***Floodplain is established and effective per FIRM panels 27171C0155D, 27171C0160D, 27171C0160D, 27 Meadowbrook 28 Mastercraft Outdoors MONTICELLO 2040 VISION + PLAN 15 FUTURE LAND USE MAP EXHIBIT 3.3 City of Monticello Boundary Monticello Orderly Annexation Area (MOAA) Parcels Streets Railroad Water Bodies Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) Estate Residential (ER) Low-Density Residential (LDR) Traditional Residential (TR) Mixed Neighborhood (MN) Mixed-Density Residential (MDR) Manufactured Home (MH) Downtown Mixed-Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) Light Industrial Park (LIP) General Industrial (GI) Public and Institutional (P) Xcel Monticello Nuclear Generating Plant (MNGP) North MONTICELLO 2040 VISION + PLAN 41 LIGHT INDUSTRIAL PARK (LIP) The Light Industrial designation accommodates a variety of light industrial uses. Uses are characterized by a higher level of amenities not required in the General Industrial designation. 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. This land use designation does not include the principal retail commercial uses found in the Employment Campus and a more limited range of commercial activities. Transportation impacts which occur are in direct support of the manufacturing or production use. The Light Industrial land use is distinguished from General Industrial land use by reduced potential for noise, visibility, truck activity, storage, and other land use impacts. The Light Industrial Designation accommodates uses such as processing, assembly, production, and fabrication manufacturing which uses moderate amounts of partially processed materials, warehousing and distribution, research and development, medical laboratories, machine shops, computer technology, and industrial engineering facilities. Office uses also occur within these areas. This designation also accommodates limited local-serving commercial uses which may generate storage or noise impacts. “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 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. LAND USE, GROWTH AND ORDERLY ANNEXATION 42 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY LIGHT INDUSTRIAL PARK (LIP) CONTINUED DEVELOPMENT FORM • Floor Area Ratio (FAR): 0.50 to 0.75 • Height: Up to 4 stories • Lot Area: N/A LOT PATTERN VISUAL EXAMPLE ZONING INFORMATION 2018 Correlating Zoning District IBC Industrial Business Campus I-1 Light Industrial District LAND USE MIX Industrial • Warehousing and Distribution • Light Manufacturing • Assembly • Production & Fabrication • Research and Development • Medical Laboratories • Computer Technology Commercial • Minor Auto-Repair • Self Storage MONTICELLO 2040 VISION + PLAN 37 Primary Mode Vehicular with access to collectors and arterials Transit or shuttle service Secondary Mode Shared bike/ pedestrian facilities MOBILITY DEVELOPMENT FORM COMMUNITY COMMERCIAL (CC) The Community Commercial designation includes low-scale retail, service, and office uses located along the City’s arterials and collector streets. Some of these areas are developed as auto-oriented “strip” shopping centers while others are freestanding offices, commercial uses, or clusters of businesses intended to meet the needs of the community at large. Typical retail uses would include supermarkets, drug stores and miscellaneous local-serving retail stores and services. Typical office commercial uses might include banks, finance, real estate, medical and dental offices, and professional services. Typical service commercial uses might include gas stations, restaurants including fast food, used car sales, and minor auto repair businesses. • Floor Area Ratio (FAR) 0.30 to 0.50 • Height - 1-2 stories • Lot Area - N/A LOT PATTERN LAND USE MIX Commercial • Office/Retail • Supermarkets • Shopping Centers • Restaurants • Gas Stations Recreational • Plaza • Public space VISUAL EXAMPLE 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District B-2 Limited Business District B-3 Highway Business District (c) Restaurants having outdoor seating (including, but not limited to, seating for dining or listening to live or recorded acoustic or amplified entertainment outside of the building) shall comply with the following standards: 1. The outdoor portions of the restaurant shall not operate after 10:00 p.m. 2. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. (d) In addition to the above requirements, if in the CCD, the following conditions shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Site planning shall maximize building exposure to the street. 3. Drive-through facilities shall be located to minimize their exposure to the street. 4. Accessory structures, including canopies, menu boards, pay windows, and other structures supporting drive- through functions shall be constructed of materials to match those of the principal building. 5. Site planning shall be designed to emphasize connections to pedestrian facilities. (29) Vehicle fuel sales. (a) Regardless of whether the dispensing, sale, or offering for sale of vehicle fuels including gasoline, diesel, natural gas, or other petroleum fuels and oils, electric charging stations of more than two such stations, hydrogen, or any other fuel intended to power motor vehicles of any sort is the principal use of the property or is accessory to the conduct of the use or business, the standards and requirements imposed by this chapter for vehicle fuel sales shall apply. These standards and requirements are, however, in addition to other requirements which are imposed for other uses of the property. (b) A principal building is required wherever fuel pumps are to be installed, which square footage shall be a minimum of 10% of the total lot area. (c) If the facility is in a Business Zoning District and/or associated with a business use in another district, such as a PUD district, the dispensing of such fuels shall be associated with a principal building accessible to the public, in which retail transactions of such fuels and/or other goods may occur. (d) Wherever fuel pumps are to be installed, pump islands shall be installed. (e) All signing and informational or visual communication devices shall be minimized and shall be in compliance with § 153.064. (f) Provisions are made to control and reduce noise. (g) If in the CCD District, the following standards shall also apply: 1. The design of the site promotes pedestrian access adjacent to and along the property. 2. No more than two curb cuts of 24 feet in width or less shall be permitted. 3. Site lighting shall utilize fixtures similar in style to that designated by the city for use in public areas of the “CCD” district. 4. The building, site, and signage meet the standards for the “CCD” district and design review is conducted by the Planning Commission. 5. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (g) Electric vehicle charging facilities of more than two charging stations may be permitted in any zoning district on parcels on which a public use or building is also present. Such use shall require authorization through conditional use permit and subject to all provisions of § 153.091(E)(29). (30) Vehicle sales or rental. (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5-3. TABLE 5-3: MINIMUM BUILDING SIZE FOR VEHICLE SALES/RENTAL USES Parcel Size Lot Coverage Percent*Minimum Building Size* Less than 2 acres 5%2,500 sq. ft. 2 acres to less than 4 acres 7%10,000 sq. ft. 4 acres to less than 8 acres 9%20,000 sq. ft. 8 acres or more 9%40,000 sq. ft. *Whichever requires the larger building (b) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with § 153.060(G). (c) All lighting shall be in compliance with § 153.063. (d) The outside sales and display area shall be hard surfaced. (e) The outside sales and display area does not utilize parking spaces which are required for conformance with this chapter. (f) Vehicular access points shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the Community Development Department. (g) There is a minimum lot area of 22,500 square feet and minimum lot dimensions of 150 feet by 130 feet. (h) A drainage system subject to the approval of the Community Development Department shall be installed. (31) Veterinary facilities. (a) Treatment shall be limited to small household pets unless the facility is conditionally permitted as a rural veterinary facility. (b) In the CCD district, animals shall only be housed overnight if they are undergoing medical treatment or observation. Overnight boarding for non-medical reasons shall be prohibited. (c) The site shall be designed to prevent animal waste from being exposed to stormwater or entering the stormwater system, streams, lakes, or conveyances. If an area is provided for animals walking, it shall not be exposed to stormwater and the waste shall immediately be picked up and disposed of properly. (d) Animals shall not be kept outdoors or be allowed to remain outside unsupervised. (e) All animals must be leashed. (f) No outside storage of carcasses. (g) The facility shall be subject to an annual inspection by a City Health Officer at owner's expense. (h) In the CCD, F-1 sub-district, the following additional standards shall apply: 1. Building architecture shall be designed to reflect retail street-level architecture as defined in the City’s Comprehensive Plan, and detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” 2. Street level floor planning designed to accommodate use by or conversion to future use as retail uses. 3. Overnight animal boarding shall only be allowed as an accessory use to clinic services, and shall be situated so as to prohibit exposure, noise, or other nuisance conditions. (32) Retail service. (a) Repair of all goods shall occur within an enclosed building. (b) Outdoor sales and display shall be conducted in accordance with this chapter. (c) Off-street loading and delivery shall be in accordance with this chapter and shall not reduce the required off-street parking required for the site and use. (d) Outdoor storage shall be prohibited. (e) No process involved in a service operation shall produce noise, vibration, air pollution, fire hazard, or noxious emission which will disturb or endanger neighboring properties. (f) If adjacent to a residential property, the use shall require installation of a buffer yard in accordance with this chapter. (33) Cannabis retail business. Including cannabis retailer, medical cannabis retailer, medical cannabis combination business with retail location, cannabis microbusiness retail location, and cannabis mezzobusiness retail location shall be subject to the following standards: (a) Cannabis retailers as enumerated above shall comply with all of the requirements of § 153.091(C). (b) Any location of a cannabis retailer, medical cannabis retailer, medical combination business retail location, cannabis microbusiness retail location or cannabis mezzobusiness retail location in a B-3 or B-4 zoning district shall have a license or endorsement allowing for retail sales at that location from the State of Minnesota OCM. (c) The combination of retail cannabis sales and any other cannabis business as a "microbusiness" or "mezzobusiness" shall be considered a single business entity for purposes of signage allowances. M:\035554-000\Admin\Docs\2026-04-09 Submittal (CUP & Site Plan Review)\_2026-04-24 Moon Motors New Site Expansion - WSB Engineering Review.docx 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M April 24, 2026 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Moon Motorsports Commercial Development – CUP & Civil Engineering Plan Review City Project No. 2026-016 WSB Project No. 035554-000 Dear Mr. Leonard: WSB staff have reviewed the Moon Motorsports Commercial Development CUP and civil plan submittal dated April 3, 2026. The applicant proposes to develop the 5.0 acre property to the west of Nuss Trucking as an expansion of their powersports business, to operate as a standalone business complimenting the existing dealership to the east. 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. General 1. City staff will provide comments under separate cover. 2. 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 and parking lots as applicable. Additional comments may be provided under separate cover by the Fire Marshall. 3. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Existing Conditions & Removal Plan (Sheet 1 of 1) 4. Create an existing site/removals plan. Show locations of curb and pavement removals, along with anything else proposed to be demolished on the site. 5. Note existing pipe sizes and material types for the water, sewer, storm sewer pipe stubs into the property; reference information on the City’s asbuilt plans. Site Plan (Sheets C2) 6. The City will require the construction of a sidewalk along Chelsea Road within the City right of way. The applicant is showing a proposed 6’ wide sidewalk meeting City standards to the extents of the property on each side along with pedestrian curb ramps at the driveway entrances. Moon Motors – New Commercial Site Expansion – Engineering Review April 24, 2026 Page 2 M:\035554-000\Admin\Docs\2026-04-09 Submittal (CUP & Site Plan Review)\_2026-04-24 Moon Motors New Site Expansion - WSB Engineering Review.docx 7. Extend the proposed concrete apron past the sidewalk at the new westerly entrance. 8. Verify the cross slope of the existing entrance to confirm it will meet ADA route requirements for the sidewalk alignment; 2.0% or less in cross slope. Replace any portion of the existing driveway to meet these standards. 9. Add a legend to the Site Plan to identify the various elements being proposed for the project. 10. The final pavement section shall be designed by a registered geotechnical engineer for the specific soil conditions found on the site. Confirm whether or not there will be multiple bituminous pavement sections such as “light duty” and/or “heavy duty” and provide different hatching information in the legend. 11. At the westerly entrance, restripe the centerline and fog line to the east to better match up with the proposed location. Essentially, shift the three lane configuration west to allow for the proper tapers to the new access point. Also adjust the existing signage in the field as needed. Show existing and proposed striping modifications on the site plan. Construction Notes & Standard Details Plans (Sheets C3 – C5) 12. The proposed pavement section should be reviewed and designed by a geotechnical engineer. Provide soil borings and geotechnical report with final plan submittal. 13. A final review of standard details will be conducted with the final plan submittal. Grading and Erosion Control (Sheet C6) 14. With final plan 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%. d. The City will require a common draintile collection system (rigid PVC Schedule 40 or SDR 26) for sump pump discharges. A separate foundation pipe system in addition to the sump discharge system should be considered where full basements are proposed. The size of the common collection system should be 6” and comprised of PVC schedule 40 or SDR 26. e. Add rip-rap quantities and class notes at each flared end section and pond overflows (if applicable). f. Note the size of proposed storm sewer structures. Erosion Control & SWPPP Plans (Sheets C7 – C9) 15. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 16. 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. Moon Motors – New Commercial Site Expansion – Engineering Review April 24, 2026 Page 3 M:\035554-000\Admin\Docs\2026-04-09 Submittal (CUP & Site Plan Review)\_2026-04-24 Moon Motors New Site Expansion - WSB Engineering Review.docx 17. Comments on the SWPPP documents: a. Include the name of the person responsible for long term maintenance when known. b. Include documentation of trained individuals when known. c. Include note that street sweeping will occur daily or as requested by the City. d. Include table of BMP quantities with the SWPPP e. Include 1-mile radius map that shows the surface waters, existing wetlands, and impaired waters within 1 mile of the project. 18. Add supplementary erosion control along the back of curb (i.e. bio-roll) to contain the work proposed within the roadway boulevard, such as the sidewalk construction and associated restorations. 19. A detailed review of erosion/sediment control and SWPPP will be conducted with the final plan submittal. Utility Plans (Sheets C10) 20. Based on the current design within the commercial site, it appears the applicant will also be required to apply for a permit from DLI, provide copies to the City. 21. 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 to encompass proposed buildings/structures; the easterly corner of the building is outside of the 250’ radius of the proposed hydrant out front of the building. 22. The watermain connections to the building(s) will be reviewed and approved by the City Fire Marshall. 23. 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. 24. Where watermain crosses storm or sanitary sewer, add a note at each location to the effect of “Maintain 18” Minimum Separation, 4” Rigid Insulation”. Traffic & Access 25. Based on a new vehicle sales facility (ITE Code 840) with 15 employees, the anticipated traffic generation would be 168 daily trips, 14 AM peak hour trips and 15 PM peak hour trips. The current AADT (Annual Average Daily Traffic) on Chelsea Road is 4,025 vehicles. The site is expected to have minimal impacts to adjacent roadways. Moon Motors – New Commercial Site Expansion – Engineering Review April 24, 2026 Page 4 M:\035554-000\Admin\Docs\2026-04-09 Submittal (CUP & Site Plan Review)\_2026-04-24 Moon Motors New Site Expansion - WSB Engineering Review.docx 26. Provide a figure showing truck movements throughout the site including the largest truck and the largest fire truck. Design driveways and circulation routes to accommodate these vehicles. 27. Four accessible parking spaces are shown, meeting the minimum requirement. Show access aisle hatching between accessible parking spaces. 28. The proposed access spacing does not meet the minimum 500 feet per the City of Monticello Access Spacing Guidelines. Confirm whether or not the west access will be for deliveries or for general vehicular access. 29. A photometric plan has been provided. Illumination levels and mounting heights meet City Code requirements. 30. Provide intersection sight distance exhibits to verify sight lines will be clear at each access in consideration of both existing roadway geometrics and proposed landscaping improvements. Stormwater Management 31. The site is part of a regional plan and is tributary to an existing regional BMP downstream (Karlsburger Pond). Volume control requirements will be met with the regional pond, assuming the impervious coverage aligns with the original permit approvals. The site is allowed 72% impervious. The proposed site plans for 56% impervious and complies with this requirement. 32. A ditch is proposed in the NE portion of the site adjacent to I-94. This proposed ditch should be modeled to ensure it has capacity for the runoff routed to it and that the storm sewer leaving the ditch is accurately sized. Provide the 100-year HWL of the ditch to check freeboard requirements to the FFE of the proposed building. Label the EOF location and elevation of the ditch. 33. The 15” FES outlet from the proposed ditch is 1’ lower than the bottom of the ditch. Update elevation of the ditch or FES. 34. The development storm sewer connects to a storm sewer stub from Chelsea Road. The Chelsea Road pipe is a 30” with a slope of 0.2% and capacity of 19 cfs. Additional BMPs may be required onsite if the runoff from the site exceeds the capacity of the stub. 35. Provide a catch basin drainage area map. Wetlands & Environmental 36. The site is entirely within an upland area and no wetland impacts are proposed. 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 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C1 TITLE SHEET MOON MOTORSPORTS FACILITY DATENO. 1 DATE: 04/03/2026 ISSUE DATE: 04/03/2026 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN VICINITY MAP NTS CIVIL CONSTRUCTION DRAWING SET MONTICELLO, MINNESOTA CHELSEA ROAD MOON MOTORSPORTS FACILITY PROPOSED SITE SN ST I T G C E INDICATES STORM SEWER LINE X ST SN E T C INDICATES SANITARY SEWER LINE INDICATES UNDERGROUND WATER INDICATES UNDERGROUND GAS INDICATES UNDERGROUND ELECTRIC INDICATES UNDERGROUND TELEPHONE INDICATES UNDERGROUND CABLE INDICATES FENCE LINE INDICATES STORM MANHOLE INDICATES SANITARY MANHOLE INDICATES CATCH BASIN INDICATES WATER VALVE INDICATES HYDRANT INDICATES ELECTRIC PEDESTAL INDICATES TELEPHONE PEDESTAL INDICATES CABLE PEDESTAL INDICATES SIGN INDICATES POST/TILE INTAKE INDICATES SANITARY SERVICE LINE INDICATES SANITARY SEWER LINE INDICATES DRAINTILE LINE INDICATES STORM SEWER LINE INDICATES WATER MAIN LINE INDICATES WATER SERVICE LINE INDICATES SILT FENCE LINE INDICATES SPOT ELEVATION INDICATES STORM CATCH BASIN INDICATES STORM SEWER CATCH BASIN INDICATES FLARED END SECTION INDICATES SANITARY/STORM CLEANOUT INDICATES SANITARY/STORM MANHOLE INDICATES OUTLET STRUCTURE INDICATES CURB STOP & BOX INDICATES GATE VALVE INDICATES HYDRANT INDICATES FLOW ARROW EXISTING LINE WORK PROPOSED LINE WORK LEGEND INDICATES NYLOPLAST CATCH BASIN INDICATES NYLOPLAST CLEANOUT INDICATES NYLOPLAST MANHOLE INDICATES RAIN GUARDIAN STRUCTURE INDICATES EXISTING MAJOR CONTOURS INDICATES EXISTING MINOR CONTOURS1106 1105 S C INDICATES ELECTRIC BOX INDICATES ELECTRIC BOX INDICATES LIGHT/POWER POLE INDICATES SEPTIC CLEANOUT INDICATES SEPTIC MANHOLE G 937 INDICATES PROPOSED CONTOUR LINE PROPOSED HATCHING INDICATES PROPOSED CONCRETE PAVEMENT, APRONS, AND SIDEWALK INDICATES PROPOSED BITUMINOUS PAVEMENT INDICATES PROPOSED GRAVEL SURFACING INDICATES TEMPORARY ROCK CONSTRUCTION ENTRANCE INDICATES TYPE III RIP RAP OVERLAYING TYPE 4 GEOTEXTILE FABRIC INDICATES CATEGORY 20 EROSION CONTROL BLANKET INDICATES SANITARY SEWER INSULATION INDICATES SCOUR STOP PAD INDICATES FILTER LOG ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C2 SCALE:1" = 30' N SITE PLAN MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN R : 4 0 ' - 0 " R:40'-0" 30'-0" R : 5 0 ' - 0 " 30'- 0 " 30'-0" R:50'-0" 3 0 ' - 0 " 3 0 ' - 0 " 30'-0" 24'- 0 " 16'- 0 " 1 6 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 32'-0" 32'-0" 30 ' - 0 " 30 ' - 0 " 3 6 ' - 7 " R:26'-9" 30 ' - 2 " R : 2 4 ' - 0 " 30 ' - 2 " 24'-0" 30' - 0 " 16' - 0 " 16' - 0 " 16 ' - 0 " 20'-0" 10'-0" 1 0 ' - 0 " 9'- 0 " 9'- 0 " 9'- 0 " (TYP) 9'- 0 " (T Y P ) (TYP) 9'- 0 " (T Y P ) 2 0 ' - 0 " (TYP)9'- 0 " (TY P ) 2 4 ' - 0 " 24'-0" 24'-0" 9'-0" 9'-0" 9'-0" 9'-0" ( T Y P ) (TYP) R: 5 ' - 0 " R:5'-0" 24 ' - 0 " ( T Y P ) 9'-0" (TYP) 24'- 0 " 2 0 ' - 0 " (TYP) (TY P ) 9'- 8 " 30 ' - 0 " 20'-8" 20'-8" 1 2 ' - 0 " (TYP) 8'- 0 " (TY P ) 24 ' - 0 " 1 8 ' - 0 " 18'-0" 12'-0" (TYP) 8'-0 " (TY P ) 8'- 0 " 1 2 ' - 0 " (T Y P ) (TY P ) 17'- 1 " 17'- 1 " 12 ' - 0 " (TY P ) 8'-0" (TYP) 12'-0" (T Y P ) 8'- 0 " (TY P ) 8'-0" (TYP) 12 ' - 0 " (TY P ) 30'-0" 40'- 1 0 " 61'- 6 " 24'- 1 0 " 14 ' - 6 " 24 ' - 1 0 " 14'- 6 " 17'-4" 12'-8" 1 6 ' - 4 " 5' - 0 " 18'-8" 1 8 ' - 0 " 46'-4" 17'-8" 24'-0" 1 6 ' - 0 " 2 0 ' - 0 " 1 8 ' - 0 " 25'-4" 1 8 ' - 0 " 2 5 ' - 4 " 18'-0" 24 ' - 1 1 " 14 ' - 6 " 10'-0" 85'-10" PAVING & HARDSCAPE NOTES: 2. AGGREGATE BASE AND SURFACE COURSES SHALL BE ROLLED AND COMPACTED. TEST ROLLING OF THE AGGREGATE BASE AND/OR SURFACING SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. MAXIMUM ALLOWED DEFLECTION DURING TEST ROLLING OF AGGREGATE BASE OR SURFACE COURSES SHALL BE 1/2". 3. ALL EXISTING BITUMINOUS OR CONCRETE EDGES, WHICH WILL ABUT NEW BITUMINOUS OR CONCRETE SURFACING SHALL BE SAWCUT TO OBTAIN A VERTICAL EDGE. 1. SUBGRADES SHALL BE SCARIFIED AND COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION INDICATED IN THE GENERAL NOTES (SHEET C3). TEST ROLLING OF THE SUBGRADE SHALL BE OBSERVED BY A QUALIFIED GEOTECHNICAL ENGINEER OR TECHNICIAN. LOCATIONS EXHIBITING EXCESSIVE RUTTING (PER MNDOT SPEC. 2111) SHALL BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE PLACEMENT OF AGGREGATE BASE. COMPACTION TESTING IN UTILITY TRENCHES SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM. 6. SEE SHEET C3 FOR SPECIFICATIONS REGARDING THE CONSTRUCTION OF HARDSCAPES 4. EXPANSION JOINTS SHALL BE PLACED AT ALL LOCATIONS WHERE NEW CONCRETE ABUTS EXISTING CONCRETE, AND AT ALL LOCATIONS WHERE SEPARATE CONCRETE POURS ABUT EACH OTHER. 5. CONCRETE PAVEMENT OR APRONS, WHICH ABUT DOORWAY OPENINGS SHALL BE TIED TO THE FLOOR SLAB WITH #4 BARS ALONG THE ENTIRE WIDTH OF THE DOORWAY. SEE DETAIL ON SHEET C4. 1 NTS 2 NTS 24'- 0 " 24 ' - 0 " 20'-6" 24'-0" 24'-0" 2 0 ' - 0 " 2 0 ' - 0 " 20'-0" 20'-0" 10'-0" 20'-0" 10'-0" 20'-0" 50 - F T F R O N T Y A R D S E T B A C K 30- F T S I D E Y A R D S E T B A C K 4 0 - F T R E A R Y A R D S E T B A C K 30- F T S I D E Y A R D S E T B A C K MATCH EXISTING CURB & GUTTER (TYP) MATCH EXISTING CURB & GUTTER (TYP) MATCH EXISTING PAVEMENT (TYP) BITUMINOUS STREET PATCH PER CITY REQUIREMENTS COMMERCIAL DRIVEWAY ENTRANCE (SEE 5008/C5) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) D 4 1 2 C U R B & G U T T E R ( T Y P ) B 6 1 2 C U R B & G U T T E R ( T Y P ) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) CONCRETE APRON (TYP) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) CONCRETE APRON (TYP) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) STOOP (TYP) (SEE ARCH/ STRUCT) CONCRETE APRON (TYP) STOOP (TYP) (SEE ARCH/ STRUCT) CONCRETE APRON (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) CONCRETE PAVEMENT (TYP) MATCH EXISTING CURB & GUTTER (TYP) MATCH EXISTING PAVEMENT (TYP) LA N D S C A P E - R O C K E D AT V / U T V D I S P L A Y A R E A S (TY P ) ( S E E L A N D S C A P E PL A N ) LANDSCAPE-ROCKED ATV/UTV DISPLAY AREAS (TYP) (SEE LANDSCAPE PLAN) LANDSCAPE-ROCKED ATV/UTV DISPLAY AREAS (TYP) (SEE LANDSCAPE PLAN) LANDSCAPE-ROCKED ATV/UTV DISPLAY AREAS (TYP) (SEE LANDSCAPE PLAN)BITU M I N O U S PAV E M E N T ( T Y P ) BITU M I N O U S PAV E M E N T (TY P ) B I T U M I N O U S P A V E M E N T ( T Y P ) BITUMINOUS PAVEMENT (TYP) BITUMINOUS PAVEMENT (TYP) BITUMINOUS PAVEMENT (TYP) B I T U M I N O U S P A V E M E N T ( T Y P ) BITUMINOUS PAVEMENT (TYP) BITU M I N O U S PAV E M E N T ( T Y P ) 15 25 27 16 HANDICAP SIGNAGE (TYP) HANDICAP SIGNAGE (TYP) HANDICAP SIGNAGE 1.PROVIDE HANDICAP SPACE SIGNAGE AS PER MN STATUTE 169.346 ($200.00 FINE) AND MN MUTCD 2.PROVIDE "NO PARKING" SIGNAGE AT THE HEAD OF HANDICAP ACCESS AISLES, NO MORE THAN 8-FT FROM THE HEAD OF THE AISLES SITE PLAN NOTES ZONING: INDUSTRIAL & BUSINESS CAMPUS (IBC) YARD SETBACKS: *FRONT: 50-FT *STREET SIDE: 50-FT *INTERIOR SIDE: 30-FT *REAR: 40-FT ADA RAMP (TYP) ADA RAMP (TYP) FENCE (TYP) FENCE (TYP) MONUMENT SIGN FENCE (TYP) FENCE (TYP) GATE (TYP) GATE (TYP) NOTE: CONTRACTOR SHALL VERIFY FENCE & GATE MATERIALS AND CONSTRUCTION W/ OWNER NOTE: CONTRACTOR SHALL VERIFY FENCE & GATE MATERIALS AND CONSTRUCTION W/ OWNER FENCE (TYP) FENCE (TYP) FENCE (TYP) FENCE (TYP) GATE (TYP) GATE (TYP) GATE (TYP) GATE (TYP) GATE (TYP) PROPOSED BUILDING FFE = 936.00 TRANSITION FROM B612 CURB & GUTTER TO D412 CURB & GUTTER (TYP) TRANSITION FROM B612 CURB & GUTTER TO D412 CURB & GUTTER (TYP) CONCRETE APRON (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) 6-FT CONCRETE PUBLIC SIDEWALK SEE 5012/C5 (TYP) PEDESTRIAN MAP PER MNDOT STANDARD PLAN PEDESTRIAN MAP PER MNDOT STANDARD PLAN PEDESTRIAN MAP PER MNDOT STANDARD PLAN NOTE: ALL PEDESTRIAN RAMPS WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE CONSTRUCTED AS PER MNDOT STANDARD PLAN 5-297.250 LINK: https://standardplans.dot.state.mn.us/ FENCE (TYP) FENCE (TYP) DATE: 04/03/2026 ISSUE DATE: 04/03/2026 ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I 93 5 935 9 3 6 9 3 5 9 3 5 9 3 6 9 3 6 936935 936 937 934 9 3 4 9 3 3 93 3 934 935 93 6 936 936 N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C6 SCALE:1" = 30' N GRADING PLAN MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLANHP HP HP HP HP HP HP HP HP EX-FL EX-FL EX-FL EX-FL EX-FL HP GRADING NOTES: 3. EXISTING TOPOGRAPHICAL INFORMATION WAS OBTAINED FROM A TOPOGRAPHICAL SURVEY COMPLETED BY O'MALLEY & KRON LAND SURVEYORS, COLD SPRING, MN. (320) 685-5905 4. BENCHMARK: TOP NUT OF HYDRANT LOCATED APPROX. 30-FT NORTHWEST OF SOUTH DRIVEWAY ENTRANCE, ON THE NORTH SIDE OF CHELSEA ROAD W. (SEE PLAN) - ELEV = 937.17. 2. NOTIFY ENGINEER IMMEDIATELY IF ANY INCONSISTENCIES ARE DISCOVERED BETWEEN ACTUAL SITE CONDITIONS AND WHAT IS SHOWN ON THE PLANS, WHICH ARE SIGNIFICANT ENOUGH TO ALTER THE INTENT OF THE DRAWINGS. 5. CONTRACTOR SHALL CONTACT GOPHER ONE CALL AT (800) 252-1166, OR https://www.gopherstateonecall.org/ticketing, FOR A UTILITY LOCATE PRIOR TO THE START OF CONSTRUCTION AND VERIFY LOCATIONS OF EXISTING UTILITIES BEFORE BEGINNING WORK. 6. SEE SHEET C4 & C5 FOR STANDARD DETAILS. 14. ALL SPOT ELEVATIONS AND CONTOURS INDICATED ON THIS PLAN ARE INTENDED TO PROVIDE ADEQUATE POSITIVE DRAINAGE TOWARDS CATCH BASINS, CURB CUTS, PONDS, BASINS AND/OR OTHER OUTLETS. THE CONTRACTOR SHALL BE RESPONSIBLE TO CONSTRUCT SPECIFIED SURFACE INFRASTRUCTURE TO ELEVATIONS AND GRADES INDICATED ON THIS PLAN, AS WELL AS ENSURE THAT ADEQUATE POSITIVE DRAINAGE IS CONSTRUCTED AND MAINTAINED THROUGHOUT THE ENTIRE SITE AND/OR CONSTRUCTION AREA. 1. CONTRACTOR SHALL FIELD VERIFY ALL EXISTING SITE CONDITIONS INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: *LOCATIONS, DEPTHS, SIZES, AND MATERIAL TYPES OF EXISTING SANITARY, WATER, AND STORM SEWER UTILITIES, INCLUDING EXISTING STUBS *RIM AND INVERT ELEVATIONS OF EXISTING SANITARY AND STORM SEWER UTILITIES, INCLUDING EXISTING STUBS *LOCATIONS AND DEPTHS OF EXISTING NON-SEWER AND NON-WATER UTILITIES (IE: GAS, ELECTRIC, COMMUNICATIONS, ETC.) *EXISTING ABOVE-GROUND INFRASTRUCTURE AND SITE FEATURES 12. SPOT ELEVATIONS INDICATED ON THIS PLAN REPRESENT FINISHED SURFACE ELEVATIONS, UNLESS NOTED OTHERWISE. SPOT ELEVATIONS LOCATED ALONG CURB & GUTTER OR THICKENED EDGE SIDEWALK REPRESENT FLOWLINE ELEVATIONS OF GUTTER SECTION OR ADJACENT PAVEMENT. TOP-OF-CURB OR TOP-OF-THICKENED EDGE SIDEWALK SURFACE ELEVATIONS ARE 6" ABOVE THE FLOW LINE SPOT ELEVATION SHOWN ON THE PLANS, UNLESS NOTED OTHERWISE. 11. CONTRACTOR SHALL PERFORM ALL NECESSARY CALCULATIONS TO VERIFY EARTHWORK QUANTITIES. CONTRACTOR'S BID RELATED TO EARTHWORK, CUTTING, FILLING, GRADING , ETC. SHALL BE BASED ON EARTHWORK CALCULATIONS COMPLETED BY THE CONTRACTOR. NOTE: CADD FILES FOR ESTIMATING EARTHWORK QUANTITIES ARE AVAILABLE TO CONTRACTORS FOR PREPARING BIDS. IN ORDER TO RECEIVE THE CADD FILES, THE CONTRACTOR WILL NEED TO SIGN A HOLD-HARMLESS AGREEMENT PROVIDED BY SCHULTZ ENGINEERING & SITE DESIGN, AND AGREE TO PAY A $50 PROCESSING FEE. THE CADD FILES WILL BE RELEASED UPON RECEIPT OF THE CHECK 7. ALL LENGTHS OF STORM SEWER OR CULVERT PIPE SPECIFIED ON THIS PLAN INCLUDE THE LENGTHS OF ANY ASSOCIATED FLARED END SECTIONS. 10. FINISHED ELEVATIONS OF LANDSCAPED AREAS IMMEDIATELY ADJACENT TO BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED FLOOR OR TOP-OF-BLOCK ELEVATION, UNLESS NOTED OTHERWISE ON THE PLAN. 8. TRASH GUARDS SHALL BE INSTALLED ON ALL STORM SEWER END SECTIONS. IF REQUIRED BY THE MN DEPT. OF LABOR AND INDUSTRY (MNDLI), OWNER AND/OR CONTRACTOR SHALL SUBMIT FOR STATE PLUMBING REVIEW, AND OBTAIN AN APPROVED PLUMBING REVIEW REPORT FROM MNDLI, PRIOR TO THE INSTALLATION OF ANY STORM SEWER UTILITIES. CONSTRUCTION OF STORM SEWER UTILITIES SHALL NOT COMMENCE UNTIL AFTER THE APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED, AND ANY AND ALL PERTINENT COMMENTS HAVE BEEN ADDRESSED ON THE PLANS AND IN THE PROJECT SPECIFICATIONS. CONTRACTOR IS ADVISED TO ORDER STORM SEWER UTILITY MATERIALS AFTER APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED FROM MNDLI 13. SPOT ELEVATION DESIGNATIONS: *"EX" DENOTES EXISTING SPOT ELEVATION *"HP" DENOTES HIGH POINT *"FL" DENOTES FLOWLINE *"BC" DENOTES BACK OF CURB *"EC" DENOTES EDGE OF CONCRETE *"EP" DENOTES EDGE OF PAVEMENT 9. STORM SEWER STRUCTURE DESIGNATIONS: *"CB" DENOTES PRECAST CONCRETE CATCH BASIN *"NP" DENOTES NYLOPLAST CATCH BASIN *"STMH" DENOTES PRECAST CONCRETE STORM SEWER MANHOLE *"STCO" DENOTES STORM SEWER CLEANOUT *"("XX" ID)" DENOTES INTERIOR DIAMETER OF STRUCTURE 934 9 3 2 9 3 2 9 3 4 9 3 4 9 3 4 934 934 9 3 2 9 3 4 9 3 2 9 3 4 934 936 934 934 934 934 9 3 4 93 4 93 4 934 93 6 93 6 93 4 934 93 4 934 9 3 4 934 93 4 934 9 3 4 HP 10" SCH 40 PVC INTERIOR ROOF DRAIN INV @ BLDG = 931.78 EX-FL EX-FL EX-FL EX-FL EX-EC EX-EC EX-EC EX-EC 936 938 938 938 936 938 936 936 100 LF 30" RCP @ 0.30% 110 LF 30" HDPE @ 0.30% 80 LF 18" HDPE @ 0.52% 184 LF 15" HDPE @ 0.52% 94 LF 12" HDPE @ 0.52% CB8 (60" ID) RIM = 933.25 30" INV NE, SW = 927.80 CB7 (60" ID) RIM = 933.60 18" INV NE = 928.13 24" INV SE = 928.13 30" INV SW = 928.13 CB2 (48" ID) RIM = 933.40 15" INV NE = 928.55 18" INV SW = 928.55 CB1 (48" ID) RIM = 933.60 15" INV NE, SW = 929.51 15" FLARED END SECTION INV = 930.00 124 LF 24" HDPE @ 0.30% 132 LF 14" SCH 40 PVC @ 0.75% 98 LF 8" PVC @ 0.75% CB3 (27" ID) RIM = 934.00 12" INV SW = 931.00 CB5 (48" ID) RIM = 933.25 8" INV E = 929.49 14" INV NW = 929.49 CB6 (48" ID) RIM = 933.25 10" INV NE = 928.50 14" INV SE = 928.50 24" INV NW = 928.50 PROPOSED BUILDING FFE = 936.00 CONNECT TO EXISTING 30" RCP STORM SEWER STUB INV = 927.50 (FIELD VERIFY) "RIDGE" ELEV = 936.30 CB5 EOF ELEV = 934.50 CB8 EOF ELEV = 934.35 CB7 EOF ELEV = 934.00 CB2 EOF ELEV = 933.90 CB1 EOF ELEV = 934.50 15" FES EOF ELEV = 934.40 CB3 EOF ELEV = 934.50 CB5 EOF ELEV = 933.90 "RIDGE" ELEV = 935.90 DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) NOTE: REMOVE EXISTING CURB & GUTTER AND BITUMINOUS PAVEMENT AS NECESSARY FOR NEW DRIVEWAY ENTRANCE. REPLACE CURB & GUTTER AND BITUMINOUS PAVEMENT PER CITY REQUIREMENTS. EXISTING CURB & GUTTER TO REMAIN (TYP) EXISTING CURB & GUTTER TO REMAIN (TYP) NOTE: CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS FOR WORK WITHIN THE PUBLIC RIGHT OF WAY. 1. 5 % 1.3% 1.6% 1 . 0 % 1 . 0 % 1 . 0 % 1.5% 1.6% 1.0% 1.0 % 1.1 % 1.0% 1.1 % 1. 2 % 1.0% 1 . 0 % 1.0% 1.3 % 1.4% 4.8 % 1.2% 1.0% 1.0 % 1.0% 1.0% 1.0% 1. 2 % 2.0% 2 . 2 % 1. 9 % 2.5% 2.5 % 2.5 % 2.5% 1. 9 % 1.4% 1 . 0 % 1 . 0 % 1. 6 % 3.3 % 2 . 2 % LOT IMPERVIOUS CALCULATION TOTAL LOT AREA = 217,800 SF = 5.0 ACRES PERCENT IMPERVIOUS ALLOWED = 72%* ALLOWED IMPERVIOUS AREA = 156,810 SF = 3.6 ACRES PROPOSED LOT IMPERVIOUS = 122,100 SF = 2.8 ACRES PROPOSED PERCENT IMPERVIOUS = 56% *ALLOWED IMPERVIOUS AREA TO EXISTING REGIONAL PUBLIC WET SEDIMENTATION POND PER CORRESPONDENCE WITH CITY ENGINEERING CB4 EOF ELEV = 934.65 102 LF 8" PVC @ 0.75% CB4 (48" ID) RIM = 934.20 8" INV NE, W = 930.23 164 LF 10" SCH 40 PVC @ 2.00% 1.0 % 1.6% NOTE: PUBLIC SIDEWALK CROSS-SLOPE SHALL NOT EXCEED A MAXIMUM OF 2%. *NEW PUBLIC SIDEWALK 1.CONTRACTOR SHALL FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK, SUCH THAT EXISTING TREES, POWER POLES, PEDESTALS, AND SIGNS LOCATED IN THE BOULEVARD ARE NOT NEGATIVELY IMPACTED. CONTRACTOR SHALL FIELD VERIFY ELEVATION OF EXISTING TREES, POWER POLES, PEDESTALS, AND SIGNS. 2.CROSS-SLOPE OF NEW SIDEWALK SHALL BE 1.7% 3.SIDEWALK SHALL DRAIN TOWARDS CHELSEA W. FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK (TYP)* FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK (TYP)* FIELD VERIFY GRADING OF NEW PUBLIC SIDEWALK (TYP)* DATE: 04/03/2026 ISSUE DATE: 04/03/2026 ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I 93 5 935 9 3 6 9 3 5 9 3 5 9 3 6 9 3 6 936935 936 937 934 9 3 4 9 3 3 93 3 934 935 93 6 936 936 N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C9 SCALE:1" = 30' N SWPPP - PLAN VIEW MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN 934 9 3 2 9 3 2 9 3 4 9 3 4 9 3 4 934 934 9 3 2 9 3 4 9 3 2 9 3 4 934 936 934 934 934 934 9 3 4 93 4 93 4 934 93 6 93 6 93 4 934 93 4 934 9 3 4 934 93 4 934 9 3 4 936 938 938 938 936 938 936 936 PROPOSED BUILDING FFE = 936.00 NOTE: CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS FOR WORK WITHIN THE PUBLIC RIGHT OF WAY. TEMPORARY ROCK CONSTRUCTION ENTRANCE (TYP) TEMPORARY ROCK CONSTRUCTION ENTRANCE (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CATCH BASIN PROTECTION (TYP) INSTALL CULVERT INLET PROTECTION (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) CATEGORY 20 EROSION CONTROL BLANKET (TYP) FILTER LOG (TYP) FILTER LOG (TYP) FILTER LOG (TYP) FILTER LOG (TYP) INSTALL CATCH BASIN PROTECTION (TYP) DATE: 04/03/2026 ISSUE DATE: 04/03/2026 ST ST ST ST ST ST ST ST ST ST ST ST ST ST S T ST ST S T S T S T S T S T S T S T S T S T S T ST ST ST ST ST ST N SN SN SN SN S N S N SN S N SN S N S N SN S N S N S N S N S I I I I I I I I I I I I I I I I I I ST ST X X X X X X X X X X X X X X X X X X X X X X X X O H P O H P O H P O H P O H P O H P O H P O H P O H P C C C C C C C C CC C C C C C C C C C C C C C C E E EG G G G G G G G G G G G G G G G G G G G G G G G RI M = 9 3 2 . 9 7 IN V = 9 2 7 . 3 7 RI M = 9 3 2 . 9 8 IN V = 9 2 8 . 9 8 RIM=935.63 INV=931.33 RIM=935.63 INV(SW)=931.94 INV(NE)=932.07 RIM=935.63 INV=932.77 SITE BENCHMARK TOP NUT HYDRANT ELEV.=937.17 SN SN ST ST RI M = 9 3 3 . 4 0 IN V = 9 1 4 . 5 5 RI M = 9 3 3 . 3 3 IN V = 9 2 9 . 9 8 ST RI M = 9 3 3 . 1 8 IN V = 9 2 6 . 7 8 RIM=934.36 INV=930.16 RI M = 9 3 4 . 6 0 I N V = 9 1 5 . 5 0 C C EE TEMPORARY SIGN TEMPORARY SIGN 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 6FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 6TH ADDITION 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING 12FT. DRAINAGE & UTILITY EASEMENT PER OTTER CREEK CROSSING SN SN SN SN SN SN I I I I I I STUB LOCATIONS SHOWN PER PLANS STUB LOCATION SHOWN PER PLANS I I 93 5 935 9 3 6 9 3 5 9 3 5 9 3 6 9 3 6 936935 936 937 934 9 3 4 9 3 3 93 3 934 935 93 6 936 936 N 4 5 ° 0 6 ' 1 6 " E 6 3 3 . 4 3 S 4 0 ° 5 9 ' 5 1 " E 3 8 9 . 5 5 S 4 5 ° 0 6 ' 1 6 " W 5 0 5 . 8 8 L =402.77 D = 15°16'58 " R = 1509.99 C R D B R = N 59°28'21" W C R D L = 4 0 1.5 8 5.00+/- Acres 1 BLOCK 1 0 30 60 SCHULTZ ENG. PROJECT NO.: 26012 DRAWN BY: NES REVIEWED BY: BJS © SCHULTZ ENGINEERING & SITE DESIGN, PLLC 2026 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 ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA 18 SOUTH RIVERSIDE AVENUE, SUITE 230 SARTELL, MINNESOTA 56377 PH: (320) 339-0669 FX: (866) 633-1830 schultzeng@live.com www.schultzengdesign.com CHELSEA ROAD MONTICELLO, MN C10 SCALE:1" = 30' N UTILITY PLAN MOON MOTORSPORTS FACILITY DATENO. 1 REVISIONS SCHULTZ ENGINEERING & SITE DESIGN DESCRIPTION LICENSE NO.: 63480 NORMAN E. STATZ, PE 2 3 4 CIVIL SHEET INDEX C1 - TITLE SHEET C2 - CIVIL SITE PLAN C3 - STANDARD NOTES & SPECIFICATIONS C4 & C5 - STANDARD DETAILS C6 - GRADING PLAN C7 - SWPPP - STANDARD NOTES C8 - SWPPP - STANDARD DETAILS C9 - SWPPP - PLAN VIEW C10 - UTILITY PLAN PROPOSED BUILDING FFE = 936.00 EXISTING 8" GATE VALVE (PER CITY RECORD DRAWING) CONNECT TO EXISTING 8" PVC SANITARY STUB INV = 916.00 (FIELD VERIFY) 6" PVC SANITARY SERVICE INV @ BLDG = 926.39 6" DIP WATER SERVICE W/ 6" GATE VALVE & BOX (FIRE SUPPRESSION) 2" COPPER WATER SERVICE W/ 2" CURB STOP & BOX (DOMESTIC) 6" P V C @ 3 . 5 0 % SANMH1 RIM = 934.25 INV NE = 921.98 INV SW = 921.88 6" P V C @ 3 . 5 0 % SANMH2 RIM = 934.85 INV NE = 916.00 INV SW = 915.90 (FIELD VERIFY) UTILITY CROSSING BOTTOM OF 14" SCH 40 PVC STORM = 928.9 TOP OF 6" PVC SAN. = 921.4 UTILITY CROSSING BOTTOM OF 14" SCH 40 PVC STORM = 929.0 TOP OF 8" DIP WATER = 925.5 UTILITY CROSSING BOTTOM OF 6" DIP WATER = 926.9 TOP OF 6" PVC SAN. = 925.1 CONNECT TO EXISTING 8" DIP WATER STUB 8" D I P 8" 111 4° BEND 8" D I P 8" X 6" TEE 8" X 6" REDUCER 6" D I P 6 " D I P HYDRANT 6" GATE VALVE & BOX NOTE: CONTRACTOR(S) SHALL VERIFY LOCATION, SIZE, AND ELEVATIONS OF SANITARY & WATER SERVICES W/ INTERIOR PLUMBING PLANS NOTE: SIZES AND ELEVATIONS OF EXISTING SANITARY SEWER & WATER STUBS PER CITY RECORD DRAWINGS UTILITY NOTES: 2. IF CONFLICTS ARE DISCOVERED WHERE WATER MAIN AND/OR WATER SERVICES CROSS EXISTING OR PROPOSED SANITARY SEWER, SERVICE LINES, OR STORM SEWER, THE WATER MAIN AND/OR WATER SERVICES SHALL BE RAISED OR LOWERED APPROPRIATELY WHILE STILL MAINTAINING A MINIMUM COVER OF 7.5 FEET BELOW FINISHED GRADE. 4. INSTALL SANITARY SEWER SERVICE LINE CLEANOUTS AS REQUIRED BY THE MINNESOTA PLUMBING CODE. 5. SEE SHEET C6 FOR STORM SEWER ELEVATIONS AND SLOPE, AND SHEET C4 FOR STANDARD DETAILS RELATING TO THE PLACEMENT OF THE UTILITIES. 1. WATER MAIN AND ANY WATER SERVICE LINES SHALL BE PLACED AT DEPTHS SUCH THAT A MINIMUM COVER OF 7.5 FEET BELOW FINISHED GRADE IS PROVIDED. 6. CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES PRIOR TO ANY CONSTRUCTION. 3. INSULATION SHALL BE PLACED AT ALL LOCATIONS WHERE STORM SEWER CROSSES SANITARY SEWER, WATER MAIN, OR ASSOCIATED SERVICES. INSULATION SHALL CONSIST OF AN 8-FT X 8-FT SQUARE OF 3"-THICK RIGID INSULATION. INSULATION SHALL BE PLACED BETWEEN THE STORM SEWER AND PIPE CROSSING WITH THE EDGES OF THE INSULATION PARALLEL TO THE PIPING AS MUCH AS POSSIBLE. OWNER AND/OR CONTRACTOR SHALL SUBMIT FOR STATE PLUMBING REVIEW, AND OBTAIN AN APPROVED PLUMBING REVIEW REPORT FROM MNDLI, PRIOR TO THE INSTALLATION OF ANY SANITARY SEWER OR WATER UTILITIES. CONSTRUCTION OF SANITARY SEWER OR WATER UTILITIES SHALL NOT COMMENCE UNTIL AFTER THE APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED, AND ANY AND ALL PERTINENT COMMENTS HAVE BEEN ADDRESSED ON THE PLANS AND IN THE PROJECT SPECIFICATIONS. CONTRACTOR IS ADVISED TO ORDER UTILITY MATERIALS AFTER APPROVED PLUMBING REVIEW REPORT HAS BEEN OBTAINED FROM MNDLI 4. INSTALL TRACER WIRE ALONG PROPOSED UNDERGROUND UTILITY PIPE AS PER MINNESOTA RURAL WATER ASSOCIATION STANDARDS AND SPECIFICATIONS. https://www.mrwa.com/wp-content/uploads/2022/06/TracerWireSpecGuideFinalweb11.pdf 7. PRIOR TO CONSTRUCTION OF SANITARY SEWER, AND ORDERING ASSOCIATED MATERIALS, THE CONTRACTOR'S PLUMBING DESIGNER SHALL PROVIDE THE ENGINEER WITH THE TOTAL DRAINAGE FIXTURE UNITS (DFUs) FOR THE INTERIOR PLUMBING TO VERIFY THE CORRECT SIZING AND SLOPE OF THE SANITARY SEWER SERVICE CITY UTILITY NOTES: 2. 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. 4. WATERMAIN SHALL HAVE A MINIMUM COVER OF 7.5 FEET. 6. 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. 1. 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. 3. 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. 5. TRACER WIRE INSTALLATION SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF THE MINNESOTA RURAL WATER ASSOCIATION STANDARDS. SEE THESE STANDARDS FOR FURTHER DETAILS. UTILITY CROSSING BOTTOM OF 10" SCH 40 PVC STORM = 930.5 TOP OF 6" DIP WATER = 926.8 DATE: 04/03/2026 ISSUE DATE: 04/03/2026 Planning Commission Agenda – 05/05/2026 1 2D. Public Hearing - Consideration of a request for an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4), and a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property. Applicant: Wan Qun Lin Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 05/05/2026 Council Date (pending Commission action): 05/26/2026 Additional Analysis by: Community Development Director, Assistant City Engineer, Chief Building Official, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4) 1. Motion to adopt Resolution No. PC-2026-17 recommending approval of an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4), subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-17 recommending denial an amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4) 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-2026-17. Decision 2: Consideration of a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property 1. Motion to adopt Resolution No. PC-2026-18 recommending approval of a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to adopt Resolution No. PC-2026-18 recommending denial of a Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property, 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-2026-18. Planning Commission Agenda – 05/05/2026 2 REFERENCE AND BACKGROUND Property: Legal Description: Lot 5, Block 2, Lauring Hillside Terrace PID #: 155029002050 Planning Case Number: 2026-17 Request(s): 1. Amendment to the Monticello Zoning Map for Rezoning from Industrial and Business Campus District (IBC) to Regional Business District (B-4) 2. Conditional Use Permit for a Restaurant within 300’ of a Residentially Zoned Property. Deadline for Decision: June 5, 2026 (60-day deadline) August 4, 2026 (120-day deadline) Land Use Designation: RC : Regional Commercial Zoning Designation: IBC: Industrial and Business Campus District Overlays/Environmental Regulations Applicable: Freeway Bonus District Current Site Uses: Vacant Land Surrounding Land Uses: North: Multi-Family Residential East: Industrial South: Interstate 94 West: Vacant Land Project Description: The applicant seeks to establish a commercial building on the subject property located on East 7th Street between the US Post Office building and land to the west and the multi-tenant office building to the east. The property is guided Regional Commercial and currently zoned Industrial Business Campus (IBC). The applicant is seeking a rezoning to B-4, General Business, and the proposed use requires a Conditional Use Permit due to its proximity to residential uses across 7th Street to the north. Planning Commission Agenda – 05/05/2026 3 ANALYSIS: Rezoning The subject parcel is approximately 2.75 acres in area. The property has frontage on East 7th Street and extends to I-94 on the south side. The adjacent parcels to the east and west are currently zoned Industrial and Business Campus (IBC) but are guided in the Monticello 2040 Plan as Regional Commercial. Directly adjacent to the east is a multi-tenant office and business/light industrial building. To the west is a vacant parcel owned by the post office and then the adjacent post office facility on a parcel zoned B-3, Highway Business. Property to the north, across 7th Street, is zoned and developed for R-3, Medium Density Residential. When considering rezoning, the zoning ordinance sets out a series of factors including the following specific review considerations: § 153.028 (B)(5) Approval criteria. Recommendations and decisions on zoning amendments shall be based on consideration of the following criteria: (a) Whether the proposed amendment corrects an error in the original text or map; or (b) Whether the proposed amendment addresses needs arising from a changing condition, trend, or fact affecting the subject property and surrounding area. (c) Whether the proposed amendment is consistent with achieving the goals and objectives outlined in the comprehensive plan. For this request, there would not appear to be any error in prior zoning. However, both items (b) and (c) would apply to this request. First, the property to the west on the south side of 7th Street is commercial in nature. While the post office is a government or civic facility, it operates the community’s retail postal service at that location. Farther west, even more intense commercial uses exist. East of the site is a mixed-use building of primarily office and some light industrial/storage use. The B-4 commercial designation would not conflict with uses on either side of the site in question. The proximity of the site to the interchange of TH 25 and I-94, along with the visibility offered by both I-94 and 7th Street frontage support a commercial land use designation. The site is also guided within the Monticello 2040 Vision + Plan (Comprehensive Plan) for Regional Business. The B-4 District is identified in the Comprehensive Plan as the most applicable zoning district for that land use category. In this regard, the proposed rezoning would bring the site into alignment with the 2040 Plan for land use designation and with item (c) for achieving goals and objectives of the Comprehensive Plan. Conditional Use Permit The applicant proposes a 10,000 square foot building, which is proposed to include approximately 6,000 square feet of restaurant space, and an additional 4,100 square feet of Planning Commission Agenda – 05/05/2026 4 commercial/retail leased space. Under the proposed B-4 zoning, the restaurant facility requires a Conditional Use Permit due to its proximity to residentially zoned property to the north. The zoning ordinance requires a conditional use permit review for restaurant buildings located within 300 feet of a residential use or zone. The zoning ordinance identifies both general and specific criteria when considering Conditional Use Permits. The evaluation of the proposed use against the general criteria is as follows. § 153.028 (D)(4) Review. (a) Conditional use permit criteria. Approval of a conditional use permit application requires that the city find that conditions can be established to ensure that all of the following criteria will always be met: 1. The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property. Staff Comment: As an allowed use in the district, and with the conditions identified, there is no reason to believe that there will be any negative impacts on neighboring property values. 2. The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use. Staff Comment: The site is contained and meets the general standards of the zoning ordinance. No detrimental impacts are foreseen. 3. The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. Staff Comment: The site will not cause use or operations issues for other property. It is a large standalone parcel, as are the adjoining properties in the area. 4. The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. Staff Comment: The proposed use is an allowed use and its utility impacts are included in the City’s planning for the Regional Commercial district. 7th Street is a collector and designed for traffic generated by commercial uses. 5. The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City Code requirements. Staff Comment: Adequate parking is provided per code, and the site plan meets the City’s other code requirements for design. Additional space for parking would be available on the site if that became necessary. The applicant has provided a delivery space and illustrated truck turning movements on the site plan. Planning Commission Agenda – 05/05/2026 5 6. The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution. Staff Comment: The project complies with the requirements of the code and should not create nuisances. A lighting plan has been provided and is compliant with the City’s requirements, with light pole fixture heights of 22 feet (25 feet is maximum), and illumination at property lines of 0.1 at the street, and well below the 1.0 footcandles along the common commercial/industrial property lines. 7. The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. Staff Comment: No impacts to any natural features are expected with this project. The applicant indicates that an existing stand of trees at the south end of the parcel will remain. 8. The conditional use will adhere to any applicable additional criteria outlined in the Zoning Ordinance for the proposed use. Staff Comment: The applicants have designed the site, and updated plans per preliminary staff comments, to illustrate compliance with the requirements and intent of the zoning ordinance. With the remaining notes found in Exhibit Z of the staff report, the project is consistent with zoning standards. Restaurants are typically permitted uses in the B-4 zoning district, with the exception that when they are located within 300 feet of a residential zoning district, the use-specific standards specify a CUP requirement. The criteria specified that the restaurant shall not receive access from a local residential street. As 7th Street is a collector roadway, the proposed restaurant complies with this requirement. Site Plan Review Building Materials. The building is shown as primarily stucco exterior, with a thin-set masonry wainscot surrounding the building. These materials are all consistent with the zoning ordinance requirements. Parking. The applicant has conducted an analysis of parking requirements per the zoning ordinance standard, with a requirement of 109 spaces and a provided number of stalls at 110, consistent with the code. Staff notes, however, that the architectural plans and the site plans do not seem to be consistent as to building square footage. A condition of approval requires these plans be revised to be consistent. Landscaping. The landscaping plans illustrate a wide range of overstory trees and shrubs, in quantities that exceed the zoning ordinance minimums. Tree removal on the site consists entirely of Elms which are accounted for in the plan. The applicants indicate that they plan to Planning Commission Agenda – 05/05/2026 6 preserve the existing street trees along the 7th Street frontage. No changes are required to the landscaping plan. Trash Enclosure: The applicant’s site plan illustrates a trash enclosure located behind the front building line, along what is proposed as the rear of the building. The trash enclosure will be required to meet code requirements for materials consistent with the principal building. Lighting: The applicant has provided a site lighting plan which meets code requirements, and the applicant is required to meet height requirement for all light poles. Signage. The applicant has not provided separate signage plans, with the note that wall signage is illustrated on the building elevation drawings. The code permits up to 15% of the wall area frontage for wall signage. For calculation purposes, this site includes frontage on two facades, the 7th Street and I-94 facades. The signage for the building will need to comply with the applicable code requirements for both wall and free-standing signage. STAFF RECOMMENDED ACTION Staff recommend approval of the rezoning for B-4, Regional Commercial based on a finding that the proposed rezoning is in direct alignment with the land use guidance of the Monticello 240 Vision + Plan. Staff also recommend the approval of the proposed conditional use permit. While only a few of the planning items raise concern, engineering comments related to stormwater and the resulting changes to the ponding configuration may have a consequential impact on the site plan layout. Staff recommend approval of the CUP within 300 feet of a residential district with the understanding that the applicant will be able to resolve the stormwater issues. If the site plan and the CUP aspects of the project do not differ significantly from the current version, this project can proceed through land use approvals subject to those modifications. If significant changes to the site plans occur to resolve stormwater comments, an amendment to the CUP will be required. As detailed in this report, the proposed plans otherwise meet the requirements of the B-4 district. Staff’s recommendation incorporates a series of conditions as identified in Exhibit Z. SUPPORTING DATA A. Resolution PC-2026-17 - Rezoning B. Resolution PC-2026-18 - Conditional Use Permit C. Ordinance No. 8XX D. Aerial Site Image E. Applicant Narrative F. Certificate of Survey G. Plans, Including: Planning Commission Agenda – 05/05/2026 7 a. Civil Plan Set b. Stormwater Report c. Elevations d. Lighting e. Landscaping H. Monticello 2040 Plan, Excerpts I. Monticello Zoning Code, Excerpts J. Official Zoning Map K. City Engineer’s Letter and Mark-Ups, dated April 27, 2026 L. Chief Building Official’s Letter, dated April 27, 2026 Z. Conditions of Approval Planning Commission Agenda – 05/05/2026 8 EXHIBIT Z Conditions of Approval Conditional Use Permit 155029002050 1. Street trees are retained as planned. Damage or loss of such trees during construction would require replacement at a 1:1 caliper inch standard. 2. Signage is subject to a separate permitting process and must meet the City’s requirements for the site and zoning district. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Compliance with the terms of the City’s Engineering Staff letter and mark-ups, dated April 27, 2026 5. Compliance with the terms of the Chief Building Official’s letter dated April 27, 2026. 6. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-17 1 RESOLUTION RECOMMENDING APPROVAL OF REZONING FROM IBC, INDUSTRIAL BUSINESS CAMPUS TO B-4, REGIONAL BUSINESS DISTRICT: LOT 5, BLOCK 2, LAURING HILLSIDE TERRACE PID 155-029-002050 WHEREAS, the applicant has submitted a request for amendment to the Monticello Zoning Map for rezoning from IBC, Industrial Business Campus to B-4, Regional Business District to develop a restaurant within 300 feet of a Residential Zoning District; and WHEREAS, the applicant has concurrently submitted a request for a Conditional Use Permit as required for the subject location; and WHEREAS, the proposed facility is intended to construct the restaurant as a part of a new mixed-use commercial building on an existing undeveloped parcel; and WHEREAS, the site is subject to a companion Conditional Use Permit requirement; and WHEREAS, the zoning ordinance provides for restaurants in proximity to residential districts by Conditional Use Permit where such facilities can accommodate reasonable access, manage impacts on the public street, and minimize negative impacts between nearby land uses; and WHEREAS, the proposed facility is located in a mixed commercial area, and would facilitate development of a long-standing vacant parcel; and WHEREAS, the underlying land use designation for the parcel is RC, Regional Commercial, for which the most closely related zoning district designation is the B-4, Regional Business District; and WHEREAS, the Planning Commission held a public hearing on May 5th, 2026, 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: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-17 2 1. The proposed use is consistent with land use plans and prior approvals for the zoning and applicable regulations. 2. The applicant has provided plans showing the development of the facility consistent with the requirements for development within the B-4, Regional Business District. 3. The facility will fit to the existing site, with access from a collector roadway. 4. The property includes stormwater ponding on site, being developed and designed to fit the proposed site plan and the existing stormwater improvements and patterns of the area. 5. The site and building plans are otherwise consistent with the requirements of the B-4 District and applicable zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends to the Monticello City Council the approval of Rezoning from IBC, Industrial Business Campus to B-4, Regional Business to accommodate a restaurant and additional retail space. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-18 1 RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A RESTAURANT WITHIN 300 FEET OF A RESIDENTIAL ZONING DISTRICT IN THE B-4, REGIONAL BUSINESS DISTRICT PID 155-029-002050 WHEREAS, the applicant has submitted a request for an amendment to a Conditional Use Permit for a restaurant within 300 feet of a Residential Zoning District; and WHEREAS, the proposed facility is intended to construct the restaurant as a part of a new mixed-use commercial building on an existing undeveloped parcel; and WHEREAS, the site is proposed to be zoned as B-4, Regional Commercial as a part of a companion rezoning request and is subject to a Conditional Use Permit requirement; and WHEREAS, the zoning ordinance provides for restaurants in proximity to residential districts by Conditional Use Permit where such facilities can accommodate reasonable access, manage impacts on the public street, and minimize negative impacts between nearby land uses; and WHEREAS, the proposed facility is located in a mixed commercial area, and would facilitate development of a long-standing vacant parcel; and WHEREAS, the Planning Commission held a public hearing on May 5th, 2026, 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 the pending request for the zoning and applicable regulations. 2. The applicant has provided plans showing the development of the facility consistent with the requirements for development within the B-4, Regional Business District. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-18 2 3. The facility will fit to the existing site, with access from a collector roadway. 4. The property includes stormwater ponding on site, being developed and designed to fit the proposed site plan and the existing stormwater improvements and patterns of the area. 5. The site and building plans are otherwise consistent with the requirements of the B-4 District and applicable zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends to the Monticello City Council the approval of the Conditional Use Permit for a restaurant and attached retail space, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Street trees are retained as planned. Damage or loss of such trees during construction would require replacement at a 1:1 caliper inch standard. 2. Signage is subject to a separate permitting process and must meet the City’s requirements for the site and zoning district. 3. Site landscaping is completed as approved, with required maintenance securities as specified in the Zoning Ordinance. Compliance with the approved landscaping plan 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. 4. Compliance with the terms of the City’s Engineering Staff letter and Mark-Ups dated April 27, 2026. 5. Compliance with the terms of the Chief Building Official’s letter dated April 27, 2026. 6. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 5th day of May, 2026 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-18 3 ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. 8XX 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE REZONING THE FOLLOWING PROPERTY FROM IBC: INDUSTRIAL AND BUSINESS CAMPUS DISTRICT TO B-4, REGIONAL BUSINESS: LOT 5, BLOCK 2, LAURING HILLSIDE TERRACE IT IS HEREBY ORDAINED by the City Council of the City of Monticello, Minnesota: Section 1. The subject property Is hereby rezoned from IBC: Industrial and Business Campus District to B-4, Regional Business District. Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance on the official Zoning Map, as part of the Official Monticello City Code, Title XV: Land Usage, Chapter 153: Zoning. Said map shall not be republished. Section 11. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this 26th day of May, 2026 CITY OF MONTICELLO _______________________________ Lloyd Hilgart, Mayor ATTEST: ________________________________ Jennifer Schreiber, City Clerk VOTING IN FAVOR: VOTING IN OPPOSITION: NOT PRESENT: Request for Rezoning & Cond Use Permit Lot 5, Blk 2, Lauring Hillside Terrace; PID 155029002050 Created by: City of Monticello 250 ft 1 Carlsen & Frank Architects, llc 524 Selby Avenue, Saint Paul, Minnesota 55102 Ph. (651) 227-4576 Date April 1, 2026 To: City of Monticello Community Development Re: Asian Buffet Narrative East 7th Street, Monticello, Minnesota The following is a narrative with the application for Conditional Use Permit For a proposed restaurant and Change of Zoning of the site to B-4. Developer/Owner Wan Qun Lin is proposing to construct a 10,000 square feet building for a 6,000 square foot Asian buffet style restaurant and an adjoining 4,000 square feet of commercial space to support the cost and operational expense of the development. 1. The restaurant will employee 10 to 11 people and be open Tuesday through Sunday from 11:00 AM to 8:30 PM. The developer owns 6 other similar Asian restaurants in Minnesota. 2. The Developer/Owner has purchased the 2.8 acre site along I94 on East 7th Street near between Cedar and Ramsey Streets. There are residential properties across 7th street to the north, an industrial property to the east and a post office or civic property to the west. To the south is Interstate 94. 3. The site is currently zoned as an Industrial and Business Campus district (IBC). On suggestion by City Staff, the Owner would like to change the zoning to a Regional Business District identified as B-4. The advantage of this change would be to widen the opportunity for uses in the lease of the commercial space and increase the developable site area because of smaller required building set backs. 4. Although a restaurant is a permitted use within a B-4 district, because the building is within 300 feet of a residential district, it must obtain a conditional use permit (CUP). 5. The development of the restaurant and commercial space will maintain, support, and even increase adjacent property values. It will complement it’s neighbors and provide a walkable amenity 6. Use as a restaurant would not present an undue burden on public utilities or roads. No public nuisance is presented by the use. 2 7. The location of the building and parking will maintain the existing trees and landscape on the southern one third of the site abutting I-94. This area may change if additional parking is required. 8. Entrance to the site in the northeast corner was done in consultation with city planning officials. The site plan with 105 vehicles meets zoning requirements for restaurant and retail use. Parking can be expanded to the south if needed in the future. The site plan accommodates required deliveries, even by occasional semi trucks. 9. The proposed development provides safe building access and parking that maintains zoning slope standards. Storm water is contained at the west side of the building, which is where the site naturally drains. Site elevations, erosion, control and storm water structures will be designed by Stark Engineering to meet runoff and water quality requirements. 10. The project will be in compliance with State Building Codes, which means that it will be accessible and very energy efficient. Samuel J. DeLeo, MN License No. 40341 SURVEYORS NOTICE: The utilities shown hereon represent those identified during the field surveys operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 260370445. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any excavation, tunneling, drilling, or driving of objects into the ground. ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE PLAT OF LAURING HILLSIDE TERRACE 0 40 80 SCALE IN FEET Said items being plotted hereon and identified by the item number as such: # NOTES CORRESPONDING TO SCHEDULE B, PART II Items 1-12: Item 13: Item 14: Item 15: Item 16-20: Item 21: Item 22: Item 23: Either do not affect the premise property or are not survey related items. No matters affecting the physical nature of the site were observed at the time of the survey. No matters affecting the actual boundaries of the land and apparent boundaries were observed at the time of the survey. Utilities were physically marked via Gopher State One Call Ticket Number 260370445 and plotted hereon. Either do not affect the premises property or are not survey related items. Drainage and Utility Easements as shown on the recorded plat of LAURING HILLSIDE TERRACE, recorded April 7th, 1978. Said easements are plotted heron. Does not affect the premise property. Does not affect the premise property. LEGAL DESCRIPTION (Per Commitment) Lot 5, Block 2, LUARING HILLSIDE TERRACE, Wright County, Minnesota. (Abstract) 12 6 6 6 6 12 12 12 Plat Boundary Public way Being six feet in width and adjoining side lot lines and being 12 feet in width and adjoining public ways and plat boundary, unless otherwise indicated on this plat. Drainage and utility easements as dedicated on the underlying plat are shown thus: Side lot line PREMISES INFORMATION: Wright County Parcel ID Number: 15.502.9002050 Address: XXXX, 7th Street East, Monticello, MN 55362 Area: 2.76 ac. (120,387 sf) Vicinity Map NO SCALE N Site GENERAL SURVEY NOTES The property described hereon is the same as the property described in Preferred Title, Inc. Title Insurance Companys Commitment for Title insurance (Commitment File No. 1003-25) with an effective date of December 26, 2025. All easements in said title commitment, or apparent from a physical inspection of the site, or otherwise known to me, have been plotted hereon or otherwise noted as to their effect on the subject property. Refer to said Commitment for reference to all covenants and restrictions pertinent to the subject property. This survey was made in accordance with laws and/or Minimum Standards of the State of Minnesota. The Basis of Bearing for this survey is assumed as described under the north arrow hereon. There was no observed evidence of any cemetaries or burial grounds. 1. 2. 3. 4. FLOOD NOTE X 6/20/202427171C0170D PROPERTY LIES WITHIN FLOOD ZONE , ACCORDING TO F.I.R.M. MAP NO. , DATED BY GRAPHING PLOTTING ONLY, WE DO NOT ASSUME RESPONSIBILITY FOR EXACT DETERMINATION. BEFORE ANY DEVELOPMENT PLANNING, DESIGN, OR CONSTRUCTION IS STARTED, THE COMMUNITY, CITY AND COUNTY IN WHICH SUBJECT TRACT EXISTS SHOULD BE CONTACTED. SAID ENTITIES MAY IMPOSE LARGER FLOOD PLAIN AND FLOODWAY AREAS THAN SHOWN BY F.I.R.M. MAPS THAT WILL AFFECT DEVELOPMENT. STATEMENT OF PROJECT SURVEY CONTROL Survey Datum is based on NGS Control Station 8605 T Northing - 217784.360 Easting - 521922.940 Elevation- 951.19 HORIZONTAL DATUM: Wright County Coordinates (NAD83, 1996 Adjustment) VERTICAL DATUM: NAVD 88 Local Benchmarks Set: Top Nut of Hydrant in across 75th Street E from NW property corner = 955.51 BITUMINOUS OVERHEAD POWER LINE OHPOHP BURIED GAS LINE BURIED TELEPHONE LINE BURIED ELECTRIC LINE CONC. CURB & GUTTER WATER LINE STORM SEWER PIPE SANITARY SEWER PIPE PROPERTY LINE GGT-BURP-BUR CONTROLLED ACCESS CHAINLINK FENCE XCXC CATCH BASIN HYDRANT LIGHT POLE UTILITY POLE WATER VALVE ELECTRIC MANHOLE SANITARY SEWER MANHOLE STORM SEWER MANHOLE UTILITY HANDHOLE CULVERT APRON WELL UTILITY POLE ANCHOR F/O-BUR BURIED FIBER OPTIC LINE U W CONTOUR (MINOR) CONTOUR (MAJOR) 1026 1025 SSEST OPTIONAL TABLE A ITEMS 2. 3. 4. 5. 6. 8. 11b. Address of the premise property: XXX 7th Street E, Monticello, MN 55362 The subject premises is located within Zone X, (Area of Minimal Flood Hazard) per Flood Insurance Rate Map No. 27171C0170D with an Effective Date of 6/20/2024. The area of the premises property is 2.76 acres or 120,387 square feet, more or less. The ground contours plotted hereon are from field surveys for topographic mapping that were conducted as part of this survey to depict the existing topographic conditions. Benchmark: NGS Control Station 8605 T Elevation = 951.19 feet (NAVD 88) Site Benchmark: Top nut of hydrant (across the street from the Northwest corner of the premise property) Elevation = 955.51 feet (NAVD 88) The subject premises is currently located in a Industrial Business Campus (IBC) District per the City of Monticello Official Zoning Map, adopted January 12, 2026. Lot requirements per said zoning are as follows: Building Setbacks: Front = 50 Interior side = 30 Street side = 50 Rear = 40 Max. Building Height = 4 stories (45 feet) No substantial features were observed at the time of the survey. The utilities shown hereon represent those identified during the field surveys operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 260370445. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any excavation, tunneling, drilling, or driving of objects into the ground. U SSSS XCXCXCXCXC 8" PVC Bi t u m i n o u s p a r k i n g l o t p e r 2 0 2 5 W r i g h t C o u n t y a e r i a l i m a g e r y (n o t s u r v e y e d d u e t o s n o w c o v e r ) T-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BUR ST 4 5 6 P-BURP-BURP-BURP-BURP-BURP-BUR Benchmark- Top Nut of Hydrant = 955.51 Datum: NAVD 88 RIM= 954.82 INV= 941.72 Billboard BSB BS B BS B BS B BS B BS B BSB 948 94 8 94 8 950 95 0 9 5 0 95 0 95 0 95 2 9 5 2 952 952 95495 4 9 5 4 95 4 95 4 954 954 9 5 4 954 95 6 95 6 956 956 956 956 956 95 6 9 5 6 95 6 95 8 958 95 8 958 95 8 958 96 0 9 6 0 960 96 0 9 6 2 956 LIST OF POSSIBLE ENCROACHMENTS A. A vehicular access route was observed per 2025 aerial mapping running across the premise property. SURVEYOR’S CERTIFICATE Kramer Leas DeLeo, P.C. 13 North 11th Ave. St. Cloud, MN 56303 Phone: (320)259-1266 Email: deleo@KLDLAND.com To Wan Lin and to Preferred Title, Inc.: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 2, 3, 4, 5, 6, 8, 11(b) of Table A hereof. The fieldwork was completed on February 9, 2026. Date of Map: February 27, 2026 ________________________ Samuel J. DeLeo, PLS Minnesota License No. 40341 NO.DATE 2/27/2026 PROJECT NO. THOMC2601 ALTA/NSPS LAND TITLE SURVEY REVISIONS SINCE INITIAL DATE OF For: Wan Lin Site Description: XXXX, 7th Street East, Monticello, MN 55362 City of Monticello, County of Wright, State of Minnesota Located in Section 11, Township 121 North, Range 25 West Date Sh e e t N o . 1 o f 1 I HEREBY CERTIFY THAT THIS PLAN, SURVEY, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. Signature: KRAMER LEAS DELEO SURVEYING ENGINEERING PLANNING BRAINERD ST. CLOUD r = 11 00’ 53" L= 174.94 R= 910.00N 8445’ 21" E 15.06 RIM= 951.97 INV= 939.67 RIM= 952.77 INV= 947.12 Inv= 941.5– (Field Verify) S 7400’ 3 6 " E 29.96 N 7011’ 4 6 " W 1 0 2 . 5 4 S 1 0 4 1 ’ 5 7 " W 7 8 0 . 1 2 LAURIN G HILLSIDE TERRACE BLOCK 2 S 0 6 2 0 ’ 5 5 " W 7 2 7 . 4 5 Encroachment A Vehicular access route per 2025 aerial mapping U SSSS XCXCXCXCXCT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BUR ST Legal Description (Per Commitment 10030-25) Lot 5, Block 2, LUARING HILLSIDE TERRACE, Wright County, Minnesota. (Abstract) ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE PLAT OF LAURING HILLSIDE TERRACE FOUND IRON MONUMENT SET IRON PIPE WITH CAP STAMPED "DELEO 40341" OHPOHPGGT-BURP-BUR CONTROLLED ACCESS CHAINLINK FENCE XCXCF/O-BUR U W CONTOUR (MINOR) CONTOUR (MAJOR) SSEST 6 6 Plat Boundary Public way Being six feet in width and adjoining side lot lines and being 12 feet in width and adjoining public ways and plat boundary, unless otherwise indicated on this plat. Drainage and utility easements as dedicated on the underlying plat are shown thus: Side lot line STATEMENT OF PROJECT SURVEY CONTROL Survey Datum is based on NGS Control Station 8605 T Northing - 217784.360 Easting - 521922.940 Elevation- 951.19 HORIZONTAL DATUM: Wright County Coordinates (NAD83, 1996 Adjustment) VERTICAL DATUM: NAVD 88 Local Benchmarks Set: Top Nut of Hydrant in across 75th Street E from NW property corner = 955.51 P-BURP-BURP-BURP-BURP-BURP-BUR 15" ELM 13" ELM 6" ELM 11" ELM 12" ELM 7" ELM 7" CEDAR 6" ELM 6" ELM 6" ELM 10" ELM X6 TRUNKS 6" ELM 5" CEDAR 5" CEDAR 7" ELM 5" CEDAR (Twin) 6" ELM (Twin) 5" CEDAR (Twin) 6" ELM (Twin) RIM= 954.82 INV= 941.72 Billboard Access route 5" CEDAR (Twin) Benchmark- Top Nut of Hydrant = 955.51 Datum: NAVD 88 Inv= 941.5– (Field Verify) 12" ELM 6" ELM 6" ELM 6" ELM 954 960 r = 11 00’ 53" L= 174.94 R= 910.00 4 5 6 BLOCK 2 RIM= 952.77 INV= 947.12 RIM= 951.97 INV= 939.67 U SS ST US I N T E R S T A T E H I G H W A Y N O . 9 4 7T H S T R E E T E A S T Bituminous parking lot per 2025 Wright County aerial imagery tz;(not surveyed due to snow cover) N 8 4 ° 4 5 ' 2 1 " E 1 5 . 0 6 S 06°20' 55" W 727.45 S 10°41' 57" W 7 8 0 . 1 2 N 7 0 ° 1 1 ' 4 6 " W 1 0 2 . 5 4 S 7 4 ° 0 0 ' 3 6 " E 29 . 9 6 MnDOT Cast Iron Monument 3.3' Easterly of corner location 4 6 BL O C K 2 95 2 95 4 95 6 95 8 95 4 94 8 95 6 95 6 94 8 95 0 95 6 954 120,383.6 Sq ft 2.76 acres 7 20 11 Retaining wa l L Storm water retention Make up air unit Hood exhaust RTU-1 RTU-2 RTU-3 RTU-4 Roof scutle Roof drain 20 7 20 Deliveries Package North 27,326.4 Sq ft 319' 8.939" 350' 9.1728" 11 Proposed new hydrant 2 350'hose on p a t h " 320'hose on p a t h " Roof drain 9 5 2 9 5 6 9 5 0 14 39 N A B 524 Selby Avenue Saint Paul, Minnesota 55102 P (651) 227-4576 www.carlsenfrank.com sfrank@carlsenfrank.com Carlsen & Frank Architects, LCC Drawn By: Checked: Date: April 1. 2026 Revisions: #1 #2 #3 Drawing Sheet No. A-2 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number China Buffet East 7th Street Monticello, MN 55362 3 Scale 1" = 30'-0" Site / Roof Plan Parking Spaces Provided PARKING REQUIRED IN B-4 ZONE Restaurant Dining area 2,306.00 s.f.40 s.f./car 58 car stalls Restaurant Buffet Support Services 2,120.00 s.f.200 s.f./car 11 car stalls Office 0.00 s.f.200 s.f./car 0 car stalls Kitchen 1,610.00 s.f.80 s.f./car 20 car stalls Furture Retail 4,096.00 s.f.200 s.f./car 20 car stalls Car stalls required by code 109 car stalls PARKING PROVIDED Regular Car Stalls 105 car stalls Accessible car stalls 5 car stalls TOTAL CARS SPACES ON PLAN 110 car stalls 1 35'-8 12" R 36'- 8 1 2" R 5'-9 5 8" Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com Down Slope 1in 21 t o m e e t b i t u m i n o u s 20'-0" 24'-0"9'-0" 90'-0" 24'-0" 20 ' - 0 " 24 ' - 0 " 40 ' - 0 " 24 ' - 0 1 2" 19 ' - 1 1 1 2" 20'-0"33'-9 7 8"20'-0 1 8"20'-0" 20 ' - 0 " 10 ' - 7 1 2" 42'-6 3 8" 225'-0 3 8" 27'-0" 27'-0" 53'-4 1 4" 49'-11 3 8" 100'-5" 90° Developer/Owner Wan Qun Lin is proposing to construct a 10,000 square feet building for a 6,000 square foot Asian buffet style restaurant and an adjoining 4,000 square feet of commercial space to support the cost and operational expense of the development. 1. The restaurant will employee 10 to 11 people and be open Tuesday through Sunday from 11:00 AM to 8:30 PM. The developer owns 6 other similar Asian restaurants in Minnesota. 2. The Developer/Owner has purchased the 2.8 acre site along I94 on East 7th Street near between Cedar and Ramsey Streets. There are residential properties across 7th street to the north, an industrial property to the east and a post office or civic property to the west. To the south is Interstate 94. 3. The site is currently zoned as an Industrial and Business Campus district (IBC). On suggestion by City Staff, the Owner would like to change the zoning to a Regional Business District identified as B-4. The advantage of this change would be to widen the opportunity for uses in the lease of the commercial space and increase the developable site area because of smaller required building set backs. 4. Although a restaurant is a permitted use within a B-4 district, because the building is within 300 feet of a residential district, it must obtain a conditional use permit (CUP). 5. The development of the restaurant and commercial space will maintain, support, and even increase adjacent property values. It will complement it’s neighbors and provide a walkable amenity 6. Use as a restaurant would not present an undue burden on public utilities or roads. No public nuisance is presented by the use. 7. The location of the building and parking will maintain the existing trees and landscape on the southern one third of the site abutting I-94. This area may change if additional parking is required. 8. Entrance to the site in the northeast corner was done in consultation with city planning officials. The site plan with 105 vehicles meets zoning requirements for restaurant and retail use. Parking can be expanded to the south if needed in the future. The site plan accommodates required deliveries, even by occasional semi trucks. 9. The proposed development provides safe building access and parking that maintains zoning slope standards. Storm water is contained at the west side of the building, which is where the site naturally drains. Site elevations, erosion, control and storm water structures will be designed by Stark Engineering to meet runoff and water quality requirements. 10. The project will be in compliance with State Building Codes, which means that it will be accessible and very energy efficient. Project Summary Project is the site development and construction of a 10,250 sq. ft. building on a site to the south of East 7th Street in Monticello, Minnesota. The building is of Type II-B (non rated, non combustible) construction and will be fully sprinklered. The 120,384 sq ft (2.76 acres) site is undisturbed. Sewer, water, gas and electric run along 7th Street to the North. A fire hydrant is located midway along the north property line. Verify with fire marshal where an additional hydrant must be located to building protect building. Site In t e r s t a t e 9 4 Hig h w a y 2 5 Eas t S e v e n t h S t r e e t Ci t y H a l l We s t S e v e n t h S t r e e t North A-1 Title Sheet, Model Images A-2 Architectural Site Plan C-0 Survey C-1 Civil-Site Dimension Plan C-2 Civil-Grading, Drainage & Erosion Control Plan C-3 Civil-Utility Plan (not in submittal) A-3 Landscape Plan A-4 Floor Plan A-5 General Building Sections A-6 Building Section A-7 Building Elevations S-0.0 Structural Notes (not in submittal) S-1.0 Structural Floor/Footing & Foundation Plan (not in submittal) Building Model Image of East and North Sides Building Model Image of West and South Sides Index of Drawings Project SummaryParties to the Work Developer / Owner: Wan Qun Lin 8821 Cantor Lane Lakeville, MN 55155 (952) 239-0155 Wan Qun Lin aka Joe joelin99999@yahoo.com Architect: Carlsen & Frank Architects 524 Selby Ave. St. Paul, MN 55102 (651) 227-4576 Peter Carlsen, AIA peterc@carlsenfrank.com Sylvia Frank, AIA sfrank@carlsenfrank.com Peter Carlsen & Frank Architects www.carlsenfrank.com Interiors / Kitchen Design: Chan’s Consulting, LLC 7901 12 Avenue South Bloomington, Mn 55425 (952) 854-9515 Structural Engineer: Lindau Companies 1075 Old Hwy. 35 Hudson, WI 54016 (651) 261-8462 Bill Lindau, P.E. Bill@Lindauco.com www.lindauco.com Civil Engineer: Stark Engineering 320 2nd Avenue North Sauk Rapids, MN 56379 Office: Mobile: (320) 249-2611 Wayne Stark, P.E. waynes@starkengineer.com Geotechnical Engineering Independent Testing Technologies, Inc. 337 31st Avenue South, Waite Park, MN Office: 320-253-4338 Personal Cell: (320) 293-0629 Surveyor: Kramer Leas Deleo 13 North 11th Street St. Cloud, MN 56303 (320) 259-1266 Contractor: Thompson Concrete & Masonry LLC Lakeville, MN (952) 454-4033 Guy Thompson gtconcretemasonry.com No Scale No Scale No Scale No Scale No Scale No Scale Notes 524 Selby Avenue Saint Paul, Minnesota 55102 P (651) 227-4576 www.carlsenfrank.com sfrank@carlsenfrank.com Carlsen & Frank Architects, LCC Drawn By: Checked: Date: April 1, 2026 Revisions: #1 #2 #3 Drawing Sheet No. A-1 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number China Buffet East 7th Street Monticello, MN 55362 4 Scale 1: 9763 Site Location 2 1 5 6 9 8 Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com E-1 Site Lighting Plan 3 7 DRAFT U SSSS XCXCXCXCXCT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BURT-BUR ST RIM= 952.77 INV= 947.12 4 5 6 BLOCK 2 Legal Description (Per Commitment 10030-25) Lot 5, Block 2, LUARING HILLSIDE TERRACE, Wright County, Minnesota. (Abstract) ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE PLAT OF LAURING HILLSIDE TERRACE FOUND IRON MONUMENT SET IRON PIPE WITH CAP STAMPED "DELEO 40341" OHPOHPGGT-BURP-BUR CONTROLLED ACCESS CHAINLINK FENCE XCXCF/O-BUR U W CONTOUR (MINOR) CONTOUR (MAJOR) SSEST 6 6 Plat Boundary Public way Being six feet in width and adjoining side lot lines and being 12 feet in width and adjoining public ways and plat boundary, unless otherwise indicated on this plat. Drainage and utility easements as dedicated on the underlying plat are shown thus: Side lot line STATEMENT OF PROJECT SURVEY CONTROL Survey Datum is based on NGS Control Station 8605 T Northing - 217784.360 Easting - 521922.940 Elevation- 951.19 HORIZONTAL DATUM: Wright County Coordinates (NAD83, 1996 Adjustment) VERTICAL DATUM: NAVD 88 Local Benchmarks Set: Top Nut of Hydrant in across 75th Street E from NW property corner = 955.51 P-BURP-BURP-BURP-BURP-BURP-BUR 15" ELM 13" ELM 6" ELM 11" ELM 12" ELM 7" ELM 7" CEDAR 6" ELM 6" ELM 6" ELM 10" ELM X6 TRUNKS 6" ELM 5" CEDAR 5" CEDAR 7" ELM 5" CEDAR (Twin) 5" CEDAR (Twin) 6" ELM (Twin) 5" CEDAR (Twin) 6" ELM (Twin) Benchmark- Top Nut of Hydrant = 955.51 Datum: NAVD 88 RIM= 951.97 INV= 939.67 RIM= 954.82 INV= 941.72 Inv= 941.5– (Field Verify) Billboard 954 958 960 Restaurant Building Monticello, Minnesota April 2026 Page 2 PROJECT INFORMATION The project site is located on the 300 block of 7th Street East (PID 155029002050) in Monticello, Minnesota. The 2.76-acre site is currently a vacant lot bounded by a vacant lot to the west, Interstate 94 to the south, a commercial site to the east and 7th Street East to the north. According to the Web Soil Survey, the existing soils on this site are Dorset sandy loam (406) which are classified as hydrologic soil group B. Site specific soil borings have not been completed at this time. The proposed improvements include a 10,240 square foot (SF) building to be divided into a restaurant and retail space with adjacent paved parking areas and sidewalks. The proposed improvements will result in an impervious surface area of 47.7% for this site. RECOMMENDATIONS The stormwater analysis and design for this site is presented for review and comment along with the preliminary plans. The existing conditions provide no stormwater management for this site. Therefore, an infiltration basin is proposed to treat and detain the proposed stormwater flows from the improvements on this site. ANALYSIS AND DESIGN Procedurally, the surface water hydrological conditions for the proposed conditions on the site were analyzed for each of the statistical rainfall events included. The Atlas 14 rainfall events analyzed are: • 2-year, 24-hour rainfall of 2.85 inches • 10-year, 24-hour rainfall of 4.24 inches • 100-year, 24-hour rainfall of 6.97 inches The analysis is accomplished using the HydroCAD, Version 10.20, Stormwater Modeling System software by HydroCAD Software Solutions, LLC. Within the software, the user selects certain methods and techniques that are dependent upon the user preferences and the application. For the design of the proposed post-development systems, the following methods and preferences are used: Site Specific Soil/Surface Cover Conditions: SCS* TR-20 Methods Time of Concentration: SCS TR-55 Methods Unit Hydrograph: SCS TR-20 Methods Reach Routing / Pond Routing: Storage-Indication Method Restaurant Building Monticello, Minnesota April 2026 Page 3 *SCS (Soil Conservation Service) is now known as NRCS (Natural Resources Conservation Service). Each of these methods or techniques is explained in detail in the National Engineering Handbook: Section 4 - Hydrology, as well as several additional references. EXISTING SITE DRAINAGE With the existing site conditions, there is one drainage area defined as follows: 1E – This 2.76-acre grass and tree covered area overland flows to the west side of the site. It contains no impervious surface area. An analysis of the runoff rates and volumes from this drainage area for the design rainfall events was completed using the HydroCAD model. This analysis indicated that the peak stormwater runoff rates for this site are as follows: • 2-year, 24-hour rainfall = 1.03 cubic feet per second (cfs) • 10-year, 24-hour rainfall = 3.43 cfs • 100-year, 24-hour rainfall = 9.66 cfs A copy of the Existing Summary Output is attached. POST-DEVELOPMENT SITE DRAINAGE With the previously described site improvements, the site has one drainage area as defined below: 1S – This 2.76-acre area flows overland and via the proposed storm sewer to the proposed infiltration basin. It includes the building roof as well as the adjacent paved areas. It has an impervious surface area of 47.7%. Based on the Minnesota Stormwater Manual, a design infiltration rate of 0.45 inches per hour was used for the proposed infiltration basin. The infiltration basin will have 2:1 side slopes, below-grade compost/sand mixture and appropriate plantings. It will have a bottom elevation of 946.0, a top elevation of 950.0 and an outflow structure with an 8” orifice at elevation 947.60 and a rim elevation of 948.60. A 12” outflow pipe connected to the outflow structure will discharge to the west at elevation of 947.45. A riprap lined emergency overflow at elevation 949.65 will also be constructed. Analysis of the runoff rates and volumes for the design rainfall events were completed using the HydroCAD model. This analysis indicated that the peak stormwater runoff rates from the site are as follows: • 2-year, 24-hour rainfall = 0.35 cfs Restaurant Building Monticello, Minnesota April 2026 Page 4 • 10-year, 24-hour rainfall = 2.48 cfs • 100-year, 24-hour rainfall = 9.37 cfs The proposed peak runoff rates from the project site are decreased by an average of 0.64 cfs from the existing peak runoff rates for the three design rainfall events. The City of Monticello’s water quality volume requirement is 1” over the proposed impervious surface area of 57,438 SF. This translates into a stormwater volume control requirement of 4,787 cubic feet (CF) for the project site. At a depth of 1.6’, the basin will infiltrate a water quality volume of 4,936 CF. Therefore, the City’s water quality volume requirement is met. A copy of the Post-Development Summary Output is attached. EXISTING SUMMARY OUTPUT 948 948948 948 948 950 950 950 950 950 950 952 952 952 952 952 952 952 954 954 954 954 954 954 954 954 954 954 954 956 956 956 956 956 956 956 956 956 956 956 956 956 958 958 958 958 958 958 958 958 958 960 960 960 960 960 960 962 US INTERSTATE HIGHWAY NO. 94 7TH STREET EAST 1E To West Routing Diagram for 26-101 Existing Prepared by Stark Engineering, Printed 3/31/2026 HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Subcat Reach Pond Link MSE 24-hr 3 2-Year Rainfall=2.85"26-101 Existing Printed 3/31/2026Prepared by Stark Engineering Page 2HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1E: To West Runoff = 1.03 cfs @ 12.35 hrs, Volume= 4,406 cf, Depth= 0.44" Routed to nonexistent node 24 Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 2-Year Rainfall=2.85" Area (sf) CN Description 120,387 65 Woods/grass comb., Fair, HSG B 120,387 65 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 17.3 150 0.0400 0.14 Sheet Flow, HP to SCF Grass: Dense n= 0.240 P2= 2.40" 1.7 152 0.0461 1.50 Shallow Concentrated Flow, SF to LP Short Grass Pasture Kv= 7.0 fps 19.0 302 Total MSE 24-hr 3 10-Year Rainfall=4.24"26-101 Existing Printed 3/31/2026Prepared by Stark Engineering Page 3HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1E: To West Runoff = 3.43 cfs @ 12.31 hrs, Volume= 11,743 cf, Depth= 1.17" Routed to nonexistent node 24 Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 10-Year Rainfall=4.24" Area (sf) CN Description 120,387 65 Woods/grass comb., Fair, HSG B 120,387 65 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 17.3 150 0.0400 0.14 Sheet Flow, HP to SCF Grass: Dense n= 0.240 P2= 2.40" 1.7 152 0.0461 1.50 Shallow Concentrated Flow, SF to LP Short Grass Pasture Kv= 7.0 fps 19.0 302 Total MSE 24-hr 3 100-Year Rainfall=6.97"26-101 Existing Printed 3/31/2026Prepared by Stark Engineering Page 4HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1E: To West Runoff = 9.66 cfs @ 12.30 hrs, Volume= 30,893 cf, Depth= 3.08" Routed to nonexistent node 24 Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 100-Year Rainfall=6.97" Area (sf) CN Description 120,387 65 Woods/grass comb., Fair, HSG B 120,387 65 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 17.3 150 0.0400 0.14 Sheet Flow, HP to SCF Grass: Dense n= 0.240 P2= 2.40" 1.7 152 0.0461 1.50 Shallow Concentrated Flow, SF to LP Short Grass Pasture Kv= 7.0 fps 19.0 302 Total POST-DEVELOPMENT SUMMARY OUTPUT 948 948948 950 950 95 0 950 950 950 952 952 952 952 954 954 954 954 954 9 5 4 956 956 956 956 956 956 956 9 5 6 956 958 958 958 958 958 958 960 960 960 960 960 962 US INTERSTATE HIGHWAY NO. 94 PRO PO SE D B UI L DI N G ARE A=10, 2 40 S F FFE =953. 0 0 S1 To West Basin 1P West Basin Routing Diagram for 26-101 Proposed Prepared by Stark Engineering, Printed 4/2/2026 HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Subcat Reach Pond Link MSE 24-hr 3 2-Year Rainfall=2.85"26-101 Proposed Printed 4/2/2026Prepared by Stark Engineering Page 2HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment S1: To West Basin Runoff = 3.79 cfs @ 12.25 hrs, Volume= 10,835 cf, Depth= 1.08" Routed to Pond 1P : West Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 2-Year Rainfall=2.85" Area (sf) CN Description * 10,240 98 Building roofs * 47,198 98 Pavement 62,949 61 >75% Grass cover, Good, HSG B 120,387 79 Weighted Average 62,949 61 52.29% Pervious Area 57,438 98 47.71% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Minimum Summary for Pond 1P: West Basin Inflow Area = 120,387 sf, 47.71% Impervious, Inflow Depth = 1.08" for 2-Year event Inflow = 3.79 cfs @ 12.25 hrs, Volume= 10,835 cf Outflow = 0.40 cfs @ 13.42 hrs, Volume= 10,834 cf, Atten= 90%, Lag= 70.5 min Discarded = 0.04 cfs @ 13.42 hrs, Volume= 6,928 cf Primary = 0.35 cfs @ 13.42 hrs, Volume= 3,906 cf Secondary = 0.00 cfs @ 1.00 hrs, Volume= 0 cf Routing by Stor-Ind method, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 947.94' @ 13.42 hrs Surf.Area= 4,245 sf Storage= 6,346 cf Plug-Flow detention time= 920.3 min calculated for 10,827 cf (100% of inflow) Center-of-Mass det. time= 921.6 min ( 1,751.1 - 829.5 ) Volume Invert Avail.Storage Storage Description #1 946.00' 17,643 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 946.00 2,361 0 0 947.00 3,275 2,818 2,818 948.00 4,309 3,792 6,610 949.00 5,510 4,910 11,520 950.00 6,737 6,124 17,643 Device Routing Invert Outlet Devices #1 Primary 947.50'12.0" Round Culvert L= 10.0' CPP, mitered to conform to fill, Ke= 0.700 Inlet / Outlet Invert= 947.50' / 947.45' S= 0.0050 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.79 sf #2 Device 1 947.60'8.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads #3 Device 1 948.60'27.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Secondary 949.65'10.0' long + 1.0 '/' SideZ x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 MSE 24-hr 3 2-Year Rainfall=2.85"26-101 Proposed Printed 4/2/2026Prepared by Stark Engineering Page 3HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 #5 Discarded 946.00'0.450 in/hr Infiltration over Surface area Discarded OutFlow Max=0.04 cfs @ 13.42 hrs HW=947.94' (Free Discharge) 5=Infiltration (Exfiltration Controls 0.04 cfs) Primary OutFlow Max=0.35 cfs @ 13.42 hrs HW=947.94' (Free Discharge) 1=Culvert (Passes 0.35 cfs of 0.49 cfs potential flow) 2=Orifice/Grate (Orifice Controls 0.35 cfs @ 1.98 fps) 3=Orifice/Grate ( Controls 0.00 cfs) Secondary OutFlow Max=0.00 cfs @ 1.00 hrs HW=946.00' (Free Discharge) 4=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) MSE 24-hr 3 10-Year Rainfall=4.24"26-101 Proposed Printed 4/2/2026Prepared by Stark Engineering Page 4HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment S1: To West Basin Runoff = 7.71 cfs @ 12.24 hrs, Volume= 21,670 cf, Depth= 2.16" Routed to Pond 1P : West Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 10-Year Rainfall=4.24" Area (sf) CN Description * 10,240 98 Building roofs * 47,198 98 Pavement 62,949 61 >75% Grass cover, Good, HSG B 120,387 79 Weighted Average 62,949 61 52.29% Pervious Area 57,438 98 47.71% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Minimum Summary for Pond 1P: West Basin Inflow Area = 120,387 sf, 47.71% Impervious, Inflow Depth = 2.16" for 10-Year event Inflow = 7.71 cfs @ 12.24 hrs, Volume= 21,670 cf Outflow = 2.54 cfs @ 12.57 hrs, Volume= 21,669 cf, Atten= 67%, Lag= 20.1 min Discarded = 0.05 cfs @ 12.57 hrs, Volume= 7,246 cf Primary = 2.48 cfs @ 12.57 hrs, Volume= 14,423 cf Secondary = 0.00 cfs @ 1.00 hrs, Volume= 0 cf Routing by Stor-Ind method, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 948.72' @ 12.57 hrs Surf.Area= 5,178 sf Storage= 10,040 cf Plug-Flow detention time= 499.3 min calculated for 21,653 cf (100% of inflow) Center-of-Mass det. time= 500.9 min ( 1,315.9 - 815.0 ) Volume Invert Avail.Storage Storage Description #1 946.00' 17,643 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 946.00 2,361 0 0 947.00 3,275 2,818 2,818 948.00 4,309 3,792 6,610 949.00 5,510 4,910 11,520 950.00 6,737 6,124 17,643 Device Routing Invert Outlet Devices #1 Primary 947.50'12.0" Round Culvert L= 10.0' CPP, mitered to conform to fill, Ke= 0.700 Inlet / Outlet Invert= 947.50' / 947.45' S= 0.0050 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.79 sf #2 Device 1 947.60'8.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads #3 Device 1 948.60'27.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Secondary 949.65'10.0' long + 1.0 '/' SideZ x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 MSE 24-hr 3 10-Year Rainfall=4.24"26-101 Proposed Printed 4/2/2026Prepared by Stark Engineering Page 5HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 #5 Discarded 946.00'0.450 in/hr Infiltration over Surface area Discarded OutFlow Max=0.05 cfs @ 12.57 hrs HW=948.72' (Free Discharge) 5=Infiltration (Exfiltration Controls 0.05 cfs) Primary OutFlow Max=2.46 cfs @ 12.57 hrs HW=948.72' (Free Discharge) 1=Culvert (Passes 2.46 cfs of 2.58 cfs potential flow) 2=Orifice/Grate (Orifice Controls 1.49 cfs @ 4.27 fps) 3=Orifice/Grate (Weir Controls 0.97 cfs @ 1.14 fps) Secondary OutFlow Max=0.00 cfs @ 1.00 hrs HW=946.00' (Free Discharge) 4=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) MSE 24-hr 3 100-Year Rainfall=6.97"26-101 Proposed Printed 4/2/2026Prepared by Stark Engineering Page 6HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment S1: To West Basin Runoff = 16.08 cfs @ 12.23 hrs, Volume= 45,716 cf, Depth= 4.56" Routed to Pond 1P : West Basin Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 100-Year Rainfall=6.97" Area (sf) CN Description * 10,240 98 Building roofs * 47,198 98 Pavement 62,949 61 >75% Grass cover, Good, HSG B 120,387 79 Weighted Average 62,949 61 52.29% Pervious Area 57,438 98 47.71% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, Minimum Summary for Pond 1P: West Basin Inflow Area = 120,387 sf, 47.71% Impervious, Inflow Depth = 4.56" for 100-Year event Inflow = 16.08 cfs @ 12.23 hrs, Volume= 45,716 cf Outflow = 9.44 cfs @ 12.41 hrs, Volume= 45,714 cf, Atten= 41%, Lag= 10.5 min Discarded = 0.07 cfs @ 12.41 hrs, Volume= 7,676 cf Primary = 4.69 cfs @ 12.41 hrs, Volume= 33,962 cf Secondary = 4.68 cfs @ 12.41 hrs, Volume= 4,076 cf Routing by Stor-Ind method, Time Span= 1.00-72.00 hrs, dt= 0.05 hrs Peak Elev= 949.98' @ 12.41 hrs Surf.Area= 6,708 sf Storage= 17,484 cf Plug-Flow detention time= 263.9 min calculated for 45,714 cf (100% of inflow) Center-of-Mass det. time= 263.8 min ( 1,063.8 - 800.0 ) Volume Invert Avail.Storage Storage Description #1 946.00' 17,643 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 946.00 2,361 0 0 947.00 3,275 2,818 2,818 948.00 4,309 3,792 6,610 949.00 5,510 4,910 11,520 950.00 6,737 6,124 17,643 Device Routing Invert Outlet Devices #1 Primary 947.50'12.0" Round Culvert L= 10.0' CPP, mitered to conform to fill, Ke= 0.700 Inlet / Outlet Invert= 947.50' / 947.45' S= 0.0050 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 0.79 sf #2 Device 1 947.60'8.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads #3 Device 1 948.60'27.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Secondary 949.65'10.0' long + 1.0 '/' SideZ x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 MSE 24-hr 3 100-Year Rainfall=6.97"26-101 Proposed Printed 4/2/2026Prepared by Stark Engineering Page 7HydroCAD® 10.20-7a s/n 12745 © 2025 HydroCAD Software Solutions LLC 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 #5 Discarded 946.00'0.450 in/hr Infiltration over Surface area Discarded OutFlow Max=0.07 cfs @ 12.41 hrs HW=949.97' (Free Discharge) 5=Infiltration (Exfiltration Controls 0.07 cfs) Primary OutFlow Max=4.69 cfs @ 12.41 hrs HW=949.97' (Free Discharge) 1=Culvert (Inlet Controls 4.69 cfs @ 5.97 fps) 2=Orifice/Grate (Passes < 2.40 cfs potential flow) 3=Orifice/Grate (Passes < 22.43 cfs potential flow) Secondary OutFlow Max=4.58 cfs @ 12.41 hrs HW=949.97' (Free Discharge) 4=Broad-Crested Rectangular Weir (Weir Controls 4.58 cfs @ 1.38 fps) 950 952 954 948 956 950 952 954 948 956 950 952 954 948 956 950 952 954 948 956 6' - 1 1 8" 4' - 1 1 " 950 952 954 948 956 950 952 954 948 956 6' - 1 1 8" 4' - 1 1 " 5' - 0 5 8" 524 Selby Avenue Saint Paul, Minnesota 55102 P (651) 227-4576 www.carlsenfrank.com sfrank@carlsenfrank.com Carlsen & Frank Architects, LCC Drawn By: Checked: Date: April 1, 2026 Revisions: #1 #2 #3 Drawing Sheet No. A-5 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number Asian Buffet East 7th Street Monticello, MN 55362 Scale " = 1'-0" Schedule Plan12 16 ' - 8 " North South Section thourh Building looking East Scale: 1/8" = 1' - 0" Scale: 1/8" = 1' - 0" Restaurant Space Leasehold Space A Leasehold Space B Column line shown moved 4-0 to south Column line beyond in restaurant Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com 16 ' - 8 " Column line beyond in restaurant East West Section Through Restaurant looking North Scale: 1/8" = 1' - 0" East West Section Through Leasehold looking North 6' - 1 1 8" 4' - 1 1 " Scale: 1/4" = 1' - 0" Conc. slab over 6" granular material, See Structural 8 mil poly vapor barrier taped to foundation and penitrations Conc foundation and footings, see Struictural EPDM roof membrane on Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com 16 ' - 7 " 4' - 0 " 524 Selby Avenue Saint Paul, Minnesota 55102 P (651) 227-4576 www.carlsenfrank.com sfrank@carlsenfrank.com Carlsen & Frank Architects, LCC Drawn By: Checked: Date: April 1, 2026 Revisions: #1 #2 #3 Drawing Sheet No. A-6 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number Asian Buffet East 7th Street Monticello, MN 55362 Scale " = 1'-0" Not Used2 21 ' - 1 1 7 8" 1 3 East West Section through Tenant Space Columns beyond along Gridline 3 in Restaurant Space 1'-0"1" 5/8" gyp on 6" steel studs @ 16" oc. typ Steel beam, see structural Fluid applied Weather Resistant barrier Steel column beyond, see Structrual 3" rigid insulation on Green Girts continuous from top of footings over parapet, typ. Hat channels Thin set masonry siding, over permiable moisture barrier. Insulation continuous over top of parapet to roof insulation Prefinised cap flashing over continuous fabric flashing, typ 4' - 0 38" 21 ' - 6 " Exterior siding, over permiable moisture barrier. EIFS, stucco over permiable moisture barrier on sheathing. Preliminary Wall Section 12 ' - 0 12" 1 34" 15 ' - 4 34" 16 ' - 8 " 2' - 8 12" 7' - 4 " 6' - 7 12" 5' - 3 " 52 Sq ft 52 Sq ft 52 Sq ft 950 952 954 948 956 Schematic North Elevation Schematic East Elevation South Elevation Schematic West Elevation Prefinished metal cap flashing and hook strip typ. Entry canopy roof beyond EIFS Stucco typ. Drip flashing over openings, typ Glazed aluminum store front, typ. Glass shading value varies on each side Control joints in stucco, typ Conc walk, slopes 1/8" per ft away from building Stepped conc. foundation and footings, see structural Painted metal guard and hand rail Conc steps Storm water retention basin, see Civil Storm water retention basin, see Civil Painted metal guard and hand rails Conc steps, landing and walks Prefinished metal cap flashing and hook strip typ. Control joints in stucco, typ Roof beyond, show dashed typ, Glazed aluminum store front, typ. Glass shading value varies on each side EIFS Stucco typ. Drip flashing over openings, typ Glazed aluminum store front, typ. Verify glass shading value on each side and if rear window to be frosted Roof beyond, show dashed typ, Roof canopy Suggestive mechicanical equipment dashed. Glazed aluminum store front, typ. Verify lass shading value on each side and if rear window to be frosted Drip flashing over openings, typ Roof beyond, show dashed typ, Conc. foundation and footings, see structural Roof canopy Suggestive mechicanical equipment dashed. Size and location may vary. All will be hidden by parapet from property lines Glazed aluminum store front, typ. Verify lass shading value on each side and if rear window to be frosted Drip flashing over openings, typ Roof beyond, show dashed typ, Conc. foundation and footings, see structural Prefinished metal cap flashing and hook strip typ. Control joints in stucco, typ Traditional 3 coat stucco on metal lath typ. Insulated HM door and frame, typ. Roof canopy beyond Roof beyond, show dashed typ, Prefinished metal cap flashing and hook strip typ. Roof beyond, show dashed typ, Prefinished metal cap flashing and hook strip typ. Control joints in stucco, typ Roof beyond, show dashed typ, Glazed aluminum store front, typ. Glass shading value varies on each side EIFS stucco typ. Drip flashing over openings, typ Symbolic Roof canopy Suggestive mechicanical equipment dashed will be hiddent by parapet from neighboring properties. Roof canopy beyond Roof drain outlet, verify location or if combined as one. Suggestive mechicanical equipment dashed will be hiddent by parapet from neighboring properties. Roof canopies beyond Stepped conc. foundation and footings, see structural Cocrete walk and foundations at entry landings beyond, see structural Suggestive decoration, NIC Siamese fire conection 1,528 Sq ft 30 Sq ft 40 Sq ft Allowed Sign area 231 s.f. = 15% of 1,543 s.f. area of North Elev. Sign area shown West 52 North 52 s.f East 122 s.f. Extra Signage 5 s.f. Wall light fixture as shown, typ Weep screed above abutting surface with metal flashing behind and to 8" below grade typ. Beam on precast cap over pilaster either side of door 8'-2 1 4"1 1 4" Landing foundation, typ see structural 1 1/2 ID metal pipe guard and handrails 42" abv landing, ramp and nosings typ. Trash enclosure Trash enclosure Landing and foundation for 2nd accessible exit beyond Light fixture, typ. 2nd accessible exit from restaurant Traditional 3 coat stucco on metal lath typ. Control joints in stucco, typ Thin set masonry typ. Thin set masonry typ. Thin set masonry typ.Thin set masonry typ. Wall light fixture as shown, typ Weep screed above abutting surface with metal flashing behind and to 8" below grade typ. Roof drain outlet, verify location. Conc. foundation and footings, see structural Thin set masonry typ. Weep screed above abutting surface with metal flashing behind and to 8" below grade typ. Demonstrative signage, 52 s.f. as shown Conc ramp with metal pipe guard and handrails beyone Demonstrative tenant signage, 102 s.f. as shown Carlsen & Frank Architects, LCC Drawn By: Checked: Date: April 1, 2026 Revisions: #1 #2 #3 Drawing Sheet No. A-7 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number Asian Buffet East 7th Street Monticello, MN 55362 Schedule4 8 1 2 3 3 5 7 6 Scale: 1/8" = 1' - 0" Scale: 1/8" = 1' - 0" Scale: 1/8" = 1' - 0" Scale: 1/8" = 1' - 0" Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com A 2 4 1 D E E EBC 3 Slope 1in 21 to meet bituminous Slope 1in 21 to meet bituminous Do w n 2 R Landing Planting Bed Sl o p e d o w n 1 : 2 1 FreezerRefrigWash Cook Line Prep Storage RECEIVING FD Sushi Bar FD FDFDFD Sprinkler Trash SIT DOWN DINING SIT DOWN DININGBUFFET VESTIBULE RECEPTION KITCHEN FUTURE LEASEHOLD FUTURE LEASEHOLD STOR / MECH MEN WOMEN 6' - 0 " North 0 5 10 20 40 Slope down Guard railing Landing Landing Down Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com 64 ' - 0 " 96'-0" 64'-0" 30'-7"32'-0"24'-0"24'-0"24'-0"22'-7" 4'-0" R 4'-0" R 20'-6"5'-0"7"19'-2 1 2"9'-5 3 8" 24 ' - 7 " 30 ' - 7 " 20'-0" 5'-0"9'-5"8'-0"8'-0"8'-0"16'-0"16'-0"12'-0"7"8'-0"5"9'-3 12"7" 4'- 0 " R 7'-8 12"16'-0"16'-0"16'-0"8'-0" 10 ' - 0 " 8' - 0 " 20 ' - 0 " 36 ' - 0 " 6' - 0 " 63 ' - 0 1 8" 9' - 0 " 1'-5"1'-5" 1' - 5 " 1' - 5 " 524 Selby Avenue Saint Paul, Minnesota 55102 P (651) 227-4576 www.carlsenfrank.com sfrank@carlsenfrank.com Carlsen & Frank Architects, LCC Drawn By: Checked: Date: April 1, 2026 Revisions: #1 #2 #3 Drawing Sheet o. A-4 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number Asian Buffet East 7th Street Monticello, MN 55362 Scale 1/8" = 1'-0" Plan1 Jan option A Bu f f e t A r e a Jan option B Planting Bed Planting Bed Planting Bed Planting Bed Planting Bed Planting Bed Janitor's closet and demising wall as required for Tenant Page 1 of 1 Da t e : 3 / 2 7 / 2 0 2 6 DISCLAIMER: Based on the information provided, all dimensions and luminaire locations shown represent recommended positions. Actual performance of any manufacturer's luminaires may vary due to changes in electrical voltage, tolerance in LEDs and other variable field conditions. Calculations do not include obstructions such as buildings, curbs, landscaping or any other architectural elements unless noted. Fixture nomenclature to be finalized by engineer and/or architect. This drawings is for photometric evaluation purposes only and should not be used as a construction document or as a final document for ordering product. De s i g n e d B y : K . T o m c z a k Ch e c k e d B y : R i c k R o e l o f s Sc a l e : 1 " = 2 5 ' Mo n t i c e l l o A s i a n R e s t a u r a n t Luminaire Schedule Calculation Summary Label Units Avg Max MinSymbolQtyType Avg/Min Max/Min Parking Lot Mounting Height Lum. Watts Luminaire Lumens LLF Description [MANUFAC] Fc 2.55 12.9 0.9 2.83 14.33 Property Line3P1-2 22 72.9 10218 0.900 ECF-S-32L-700-NW-G2-5 SIGNIFY GARDCO 6 P2 22 72.9 7576 0.900 ECF-S-32L-700-NW-G2-3-HIS Gardco 4 P3 22 121.6 12183 0.900 ECF-S-32L-1_2A-NW-G2-4-HIS Gardco 11 W1 7, 14 22.2 4205 0.900 PWS-P-A02-740-3 Gardco by Signify Fc 0.17 0.9 0.0 N.A.N.A. U ST Bituminous parking lot per 2025 Wright County aerial imagery tz;(not surveyed due to snow cover) N 8 4 ° 4 5 ' 2 1 " E 1 5 . 0 6 S 06°20' 55" W 727.45 S 10°41' 57" W 780.12 N 70°11' 46" W 102.54 MnDOT Cast Iron Monument 3.3' Easterly of corner location 6 BL O C K 2 95 2 95 4 95 6 95 8 95 4 94 8 95 6 95 6 94 8 95 0 95 6 954 7 25 18 10 Retaining walL Storm water retention Make up air unit Hood exhaust RTU-1 RTU-2 RTU-3 RTU-4 Roof scutle Roof scutle 20 7 20 10 Deliveries Package 27,326.4 Sq ft 27,326.4 Sq ft541' 0.2355" 319' 8.939" 350' 9.1728" 95 2 95 6 95 0 14 45 1 39 N A B Down Slope 1in 21 to meet bituminous 20'-0"24'-0"9'-0" 81'-0" 24'-0" 20'-0" 24'-0" 40'-0" 24'-0 1/2" 20'-0" 20'-0"20'-0 1/8"20'-0" 20'-0" 10'-7 1/2" 42'-6 3/8" 225'-0 3/8" 27'-0"27'-0" 72'-0" 18'-0" 90° P1-2 MH: 22 P1-2 MH: 22 P2 MH: 22 P2 MH: 22 P3 MH: 22 P3 MH: 22 P1-2 MH: 22 P3 MH: 22 P2 MH: 22 W1 MH: 7 W1 MH: 7 W1 MH: 7 W1 MH: 7 W1 MH: 7 W1 MH: 14 W1 MH: 14 W1 MH: 7 W1 MH: 7 W1 MH: 7 P2 MH: 22 P3 MH: 22 MH: 22 P2 W1 MH: 7 P2 MH: 22 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.4 0.6 0.8 0.8 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.3 0.2 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.40.40.30.30.20.20.20.20.20.30.40.40.30.20.10.10.10.10.20.30.30.20.10.10.10.10.10.10.10.30.30.30.30.30.40.40.50.50.50.50.50.60.70.70.70.60.40.10.00.0 1.5 1.2 1.9 1.9 1.5 1.3 1.3 1.4 1.8 2.5 3.1 3.3 3.1 2.5 1.9 1.8 2.7 2.7 2.5 2.1 1.8 1.8 1.9 2.2 2.7 3.0 3.1 3.0 2.7 2.3 1.1 1.0 1.0 1.0 1.1 1.1 1.2 1.4 1.8 2.3 2.6 2.6 2.2 1.9 2.6 1.3 1.5 2.0 2.2 2.3 2.3 2.2 2.2 2.1 2.2 2.4 2.6 2.7 2.7 2.7 2.8 2.8 2.6 1.1 1.2 1.3 1.4 1.4 1.4 1.5 1.6 1.6 1.5 1.6 1.8 2.1 2.3 2.3 2.1 2.2 2.9 2.6 2.5 1.6 1.7 1.8 1.9 2.1 2.3 2.5 2.5 2.5 2.6 2.6 2.5 2.5 2.6 2.9 3.5 3.6 1.1 1.6 1.7 1.7 1.8 1.8 1.8 2.0 2.0 2.0 1.8 1.7 1.7 1.8 2.5 3.5 1.7 2.3 3.0 3.4 2.9 3.2 1.9 1.5 1.7 2.1 2.4 2.7 2.8 2.8 2.7 2.5 2.3 2.2 2.5 2.9 3.7 4.3 1.6 2.2 2.2 2.1 2.2 2.2 2.3 2.6 2.6 2.4 2.1 1.9 1.7 1.6 3.6 9.4 8.3 2.6 1.4 1.6 2.0 2.5 2.9 3.1 3.0 2.6 2.3 2.0 2.0 2.1 2.6 3.3 4.0 1.9 2.8 2.6 2.5 2.5 2.5 2.9 3.5 3.5 2.9 2.4 2.0 1.7 1.4 2.8 10.1 9.9 3.2 1.3 1.6 2.0 2.6 3.2 3.8 3.4 2.7 2.2 2.0 1.9 2.0 2.3 2.8 3.2 3.1 2.9 2.7 2.8 2.8 3.2 3.9 3.9 3.1 2.5 2.0 1.6 1.2 1.6 4.1 4.1 2.3 1.5 1.7 2.2 2.7 3.4 3.9 3.5 2.8 2.5 2.2 2.0 2.1 2.3 2.5 2.6 2.9 2.9 2.8 2.9 3.0 3.1 3.4 3.4 3.0 2.5 1.9 1.5 1.2 1.0 1.3 1.3 1.6 1.6 1.9 2.3 2.7 3.1 3.3 3.2 2.9 2.6 2.3 2.2 2.3 2.3 2.3 2.2 1.5 2.4 2.6 2.7 2.9 3.0 3.0 3.2 3.2 2.9 2.5 2.0 1.6 1.3 1.1 2.1 12.9 8.8 2.8 1.7 1.8 2.1 2.4 2.7 3.0 3.0 2.9 2.7 2.5 2.3 2.4 2.4 2.5 2.4 2.0 1.3 2.0 2.4 2.6 2.9 3.1 3.0 3.1 3.2 2.9 2.5 2.1 1.7 1.4 1.3 4.5 9.4 7.4 9.5 12.7 12.2 9.7 7.8 6.3 4.3 2.2 1.8 2.0 2.4 2.7 2.9 3.0 2.8 2.7 2.4 2.2 2.2 2.4 2.7 2.8 2.6 2.0 1.2 1.8 2.3 2.6 2.9 3.1 3.1 3.2 3.3 3.1 2.7 2.2 1.9 1.6 1.4 4.3 10.6 9.7 10.5 4.7 2.7 5.5 6.4 4.8 4.2 4.1 3.8 2.7 2.2 1.8 1.7 1.8 2.0 2.4 3.0 3.3 3.4 3.0 2.1 1.9 2.0 2.4 2.9 3.0 2.6 1.8 0.9 2.1 2.5 2.7 2.9 3.0 3.0 3.5 3.8 3.3 2.7 2.3 2.0 1.8 1.6 2.7 4.9 2.3 4.4 4.0 2.4 1.6 1.7 1.5 1.6 1.8 2.1 2.3 2.3 2.0 1.8 1.8 1.9 2.2 2.8 3.6 4.1 4.0 1.6 1.4 1.4 1.7 1.3 2.5 2.8 2.8 2.8 2.8 2.8 3.4 3.8 3.3 2.6 2.3 2.0 1.8 1.7 1.8 2.2 1.8 1.7 1.5 1.4 1.3 1.4 1.4 1.6 2.1 2.8 3.1 3.1 2.5 2.0 1.8 1.8 2.0 2.7 3.7 4.3 2.8 3.0 2.7 2.5 2.4 2.4 2.7 2.9 2.6 2.2 2.0 1.9 1.8 1.9 2.0 2.3 2.5 2.3 1.9 1.6 1.4 1.4 1.4 1.7 2.3 3.3 4.0 3.7 2.7 1.7 1.1 2.4 2.2 2.1 2.0 2.0 2.1 2.0 1.8 1.7 1.7 1.7 1.9 2.3 3.0 3.3 3.2 2.4 1.7 1.3 1.0 0.9 1.1 1.6 1.1 2.5 2.1 1.9 1.8 1.7 1.6 1.6 1.5 1.4 1.3 1.4 1.6 1.9 2.5 3.4 4.1 3.6 2.5 1.3 1.8 1.7 1.6 1.5 1.3 1.2 1.2 1.1 1.0 0.9 0.9 1.0 1.2 1.2 1.2 1.2 1.2 1.1 0.9 Prune dead or broken branches Protect from damage. 4" depth of mulch. Keep away from trunk. Stake only if needed with wire through 1.5" nylon strapping. Do not use hose or tubing around trunk. Remove twine, wire & burlap from top 1/2 of ball. Remove all tags at substantial completion. Root flare at or slightly above grade Temporary berm for watering Undisturbed subgrade to reduce settling Planting hole 2-3 times width of root ball U SS SS ST US I N T E R S T A T E H I G H W A Y N O . 9 4 7T H S T R E E T E A S T Bituminous parking lot per 2025 Wright County aerial imagery tz;(not surveyed due to snow cover) N 8 4 ° 4 5 ' 2 1 " E 1 5 . 0 6 S 06°20' 55" W 727.45 S 10°41' 57" W 7 8 0 . 1 2 N 7 0 ° 1 1 ' 4 6 " W 1 0 2 . 5 4 S 7 4 ° 0 0 ' 3 6 " E 29 . 9 6 MnDOT Cast Iron Monument 3.3' Easterly of corner location 6 BL O C K 2 Slope 1in 21 t o m e e t b i t u m i n o u s 95 2 95 4 95 4 94 8 95 6 95 6 94 8 95 0 95 6 954 25 20 11 Retaining wa l l Storm water retention, see civil. 20 7 20 11 Deliveries Package 9 5 2 9 5 6 9 5 0 14 15" ELM 13" ELM 6" ELM 11" ELM 12" ELM 7" ELM 7" CEDAR 6" ELM6" ELM6" ELM 10" ELM X6 TRUNKS 6" ELM 5" CEDAR 5" CEDAR 7" ELM 5" CEDAR (Twin) 5" CEDAR (Twin) 5" CEDAR (Twin) 6" ELM (Twin) 6" ELM (Twin) Concrete wall cap Retaining wall system is to be installed according to manufacturer's printed designs, specifications and instructions. Height varies. Higher walls require structural engineering. Free draining aggregate Concrete retaining wall blocks, w/ pins or reinforcement as system requires Install geogrid as req'd by wall height and manufacturer's specifications and recomendations. Drain tile slope to outlet spaced max 40-0 o.c. or as req'd 6" minimum compacted granular setting base He i g h t o f w a l l v a r i e s Fi e l d v e r i f y PC 1 PC 1 PC 7 RM 2 KM 2 MR 3 PC 1 PC 1 ERC 2 Area available for parking lot expansion 25 spaces BC 5 RSM 1 NPO 2RSM 1 RM 1 FD 3 JDW 4 FD 5 ERC 1 groundcover along retaining wall BH 2 BH 11 JY 2 JY 2 BH 3 DKL 14 BC 5 BC 5 JDW 3 FD 5 BC 7 FD 7 native grass @storm water retention MR 4 Trees to be removed shown dashed, typ. Trees shown at mature size, typ. 42'-6 3 8" Hardwood Trees for Removal & Replacement Hardwood Notes Species Size Inches @ DBH No. of Trees Total Inches DBH Elm 6 7 42 Elm 10 1 10 Elm 11 1 11 Elm 12 1 12 Elm 13 1 13 Elm 15 1 15 Total 103 Req'd Replacement Trees @ Various Calipers in Inches 1.75 2 2.5 Total Replacement Trees 59 52 41 Total Repacement & Additional Trees 73 65 55 * One evergreen tree req'd per acre Tree Calculations Required Non-Replacement Trees Acres Square Feet Feet/Acre Site Area 2.77 120,587.30 43,560.00 % gross site area not covered with structure and paving % gross site area w/ pervious and impervious surfaces Caliper/ Acre Req'd Caliper Canopy Trees 10.1 27.96 Size No. Trees Deciduous Trees 2 13.98 Large Trees (more than 50' @ maturity) Medium Trees (26'-50'@ maturity) Small Trees (10'-25' @ maturity) Coniferous Trees Large Trees (more than 50' @ maturity) Medium Trees (26'-50'@ maturity) Small Trees (10'-25' @ maturity) Feet of Bldg. Perimeter No. of Shrubs @ 1 per 10' Shrubs @ 1 /10' bldg. perimeter 484 48.4 Landscape Notes: 1. The northern 2/3rds of the site is to be developed with building and parking areas. The southern 1/3rd of the site is to remain as-is, but additional hardwood and coniferous trees are to be planted in this area. 2. Trees with a total of 144” DBH (diameter at breast height) are shown on the survey. Trees with a total 103” of DBH are to be removed from the site to allow construction of the building and parking lot. This is a total of 71.5% of the total DBH shown on the survey, and less than the 75% permitted by the City. 3. Trees to be removed are shown dashed on the Landscape Plan. Most trees to be removed are elms and that would not be considered attractive. They are not tall, and a number have multiple trunks. Small trees less that 6” in diameter occupy much of the southern 1/3rd of the site. City Planning Department has requested that site area be maintained for future additional parking spaces that might be required. The future parking area is shaded on the plan, and trees and shrubs are not proposed for this area. 4. New trees and shrubs are indicated on the plan at their mature height. There is simply not site area available to comfortably plant the 69-87 trees desired by the city. Trees and shrubs shown on this plan are what the site can reasonably accommodate. 5. See civil engineering drawings for permeable and non-permeable site areas and percentage calculations. 6. The civil engineer proposes that the retention pond be planted with native grass species, and planting of shrubs in the retention pond area should be limited to the sides of the retention area for soil stabilization. 7. All landscape and sod areas are to have a minimum of 4” topsoil. 8. Before site work is begun, fence and protect trees to remain following City of Monticello standards. Refer to City Title XV City Zoning Ordinance, 153.061 Tree Protection for requirements. 9. If contractor proposes substitutions for specified plantings, refer to City of Monticello Tree Manual Recommended Tree Species & submit changes for Architect and Owner approval before proceeding with substitution. Refer to Section 3: Title XV: Zoning Ordinance and amendments for additional landscaping and tree planting definitions, standards and requirements. 10. Install landscape edging around planting beds that are not contained within areas having concrete curbs. Landscape edging is to be Cobra Hi-Test premium grade heavy-duty vinyl edging or similar. Install shredded hardwood mulch or landscape rock on planting beds. Key Common Name Name Qty.Size Mature Hgt. Mature Wdt. RM Red Maple Acer rubrum 'Northwoods'3 2.5" BB 50'40' PO Northern Pin Oak Quercus elipsoidalis 'Bailskies'2 2" BB 55'50' PC Prairiefire Crabapple Malus 'Prairiefire'10 2" BB 20'20' RSM Royal Star Magnolia Magnolia stellata 'Royal Star'2 #5 15'12' KM Korean Maple Clump Acer pseudosieboldianum 1 #10 20'20' MR MN Strain Redbud Cercis canadensis 'MN Strain'7 #7 25'30' Total 25 ERC Eastern Red Cedar Juniperus virginiana 3 #7 20'-35'15'-20' Total 3 Total Trees Deciduous & Coniferous Trees 28 JY Japanese Yew Taxus cuspidata 'Nova'4 #3 cont.10'4' BC Black Chokecherry Aronia melanocarpa 22 #3 cont.4'-5'3'-6' FD Firedance Dogwood Cornus sericea 'Firedance'20 #3 cont.3'-4'4'-5' JDW Jim Dandy Winterberry Illex verticillata 'Jim Dandy'7 #3 cont.6'-10'6'-10' DKL Dwarf Korean Lilac Shrub Syringa meyeri 'Palibin'14 #2 cont.5'6' BH Bobo Hydrangea Hydrangea paniculata 'llvobo'16 #5 cont.3'4' 83 Trees Conifers Shrubs Scale 1"=1'-0" 524 Selby Avenue Saint Paul, Minnesota 55102 P (651) 227-4576 www.carlsenfrank.com sfrank@carlsenfrank.com Carlsen & Frank Architects, LCC Drawn By: Checked: Date: Revisions: #1 April 1, 2026 #2 #3 Drawing Sheet No. A-3 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered architect under the laws of the State of Minnesota Date Registration Number Asian Buffet East 7th Street Monticello, MN 55362 No Scale Tree Planting Detail35 Developer: Wan Qun Lin 8821 Canter Lane Lakeville, MN 55044 952 239-0155 joelin99999@yahoo.com Scale 1" = 30' 7 9 1 2 4 6 8 Landscape Notes Planting ScheduleRequired Tree CalculationsRemoved Tree Calculations 10 Not Used Landscape Plan Not Used Low Segmented Retaining Wall Not Used MONTICELLO 2040 VISION + PLAN 15 FUTURE LAND USE MAP EXHIBIT 3.3 City of Monticello Boundary Monticello Orderly Annexation Area (MOAA) Parcels Streets Railroad Water Bodies Development Reserve (DR) Open Space and Resource Conservation (OSRC) City Parks and Recreation (PR) Estate Residential (ER) Low-Density Residential (LDR) Traditional Residential (TR) Mixed Neighborhood (MN) Mixed-Density Residential (MDR) Manufactured Home (MH) Downtown Mixed-Use (DMU) Community Commercial (CC) Regional Commercial (RC) Commercial and Residential Flex (CRF) Employment Campus (EC) Light Industrial Park (LIP) General Industrial (GI) Public and Institutional (P) Xcel Monticello Nuclear Generating Plant (MNGP) North LAND USE, GROWTH AND ORDERLY ANNEXATION 38 2018 Correlating Zoning DistrictZONING 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 (b) Outdoor storage shall be prohibited in the B-1, B-2 and CCD districts. (c) No process involved in a repair operation shall produce noise, vibration, air pollution, fire hazard, or noxious emission which will disturb or endanger neighboring properties. (26) Restaurants. (a) For all restaurants, if the establishment (building) or outdoor seating area is located within 300 feet of a residential zoning district, the following standards shall apply: 1. The use shall require authorization through a conditional use permit. 2. Primary access from local residential streets shall be prohibited. (b) Restaurants having outdoor seating (including, but not limited to, seating for dining or listening to live or recorded acoustic or amplified entertainment outside of the building) shall comply with the following standards: 1. The outdoor portions of the restaurant shall not operate after 10:00 p.m. unless a special event permit for such events has been approved by the City Council. Such a permit supersedes the provisions of City Code. 2. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. 3. The outdoor portions of the restaurant shall not operate after 10:00 p.m. unless a special event permit for such events has been approved by the City Council. Such a permit supersedes the provisions of City Code. 4. The outdoor seating area shall not obstruct the movement of pedestrians along sidewalks or through areas intended for public use. (c) Restaurants having drive-through facilities shall require a conditional use permit and comply with the following standards: 1. All requirements for an accessory drive-through facility shall be met. 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of lot. 3. When abutting a residential use, the property shall be screened with at least a semi-opaque buffer (Table 4-2, Buffer Type “C”) in accordance with § 153.060(G). 4. Each light standard island and all islands in the parking lot landscaped or covered. 5. Parking areas shall be screened from view of abutting residential districts in compliance with § 153.060(F). 6. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, and shall be subject to the approval of the Community Development Department. 7. If in the CCD District, the following standards shall also apply: a. The design of the site promotes pedestrian access adjacent to and along the property. b. Site lighting shall utilize fixtures similar in style to that designated by the city for use in public areas of the “CCD” district. c. The building, site, and signage meet the standards for the “CCD” district and design review is conducted by the Planning Commission. d. Drive through facilities comply with the requirements of § 153.092(D)(14). e. The proposed use demonstrates compatibility and consistency with the City’s Comprehensive Plan and as detailed in the Comprehensive Plan Amendment entitled “Downtown Monticello Small Area Plan.” (27) Retail commercial uses (other). (a) If the retail sales includes consignment sales, the following standards shall apply: 1. No auctions shall take place on the premises. 2. There shall be no outside storage. (28) Specialty eating establishments. (a) Drive through service shall be reviewed through the conditional use permit process and shall be located to the side or rear of the building whenever feasible. (b) For all specialty eating establishments, if the establishment (building) or outdoor seating area is located within 300 feet of a residential zoning district, the following standards shall apply: 1. The use shall require authorization through a conditional use permit. § 153.090 USE TABLE. (A) Explanation of use table structure. (1) Organization of Table 5-1. Table 5-1 organizes all principal uses by use classifications and use types. (a) Use classifications. The use classifications are: agricultural uses; residential uses; civic and institutional uses; commercial uses; and industrial uses. The use classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential and commercial uses). The use classifications then organize land uses and activities into specific “use types” based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered and site conditions. (b) Use types. The specific use types identify the specific uses that are considered to fall within characteristics identified in the use classifications. For example; detached dwellings, parks and recreational areas, and schools are “use types” in the Single-family Residence District. (2) Symbols used in Table 5-1. (a) Permitted Uses = P. A “P” indicates that a use is permitted by right, subject to compliance with all other applicable provisions of this chapter. Uses may be subject to special regulations as referenced in the “additional requirements” column. (b) Conditionally Permitted Uses = C. A “C” indicates that a use is permitted provided the city can establish conditions necessary to ensure the use is compatible to the proposed location and surrounding properties. Inability of the city to establish conditions to adequately control anticipated impacts is justification for denial of a conditionally permitted use. Conditional uses may also be subject to special regulations as referenced in the “additional requirements” column. (c) Interim Permitted Uses = I. An “I” indicates that a use may be permitted for a brief period of time provided certain conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the city to establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim permitted uses may also be subject to special regulations as referenced in the “additional requirements” column. (d) Prohibited Uses = Shaded cells. A shaded cell indicates that the listed use is prohibited in the respective base zoning district. (e) Uses not provided for within zoning districts. In any zoning district, whenever a proposed use is neither specifically allowed nor denied, the use will be considered prohibited in which case an amendment to the ordinance text would be required to clarify if, where and how a proposed use could be established. TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 Agricultural Uses Agriculture P P P P P P P P P P P P P P P § 153.091 (B) (1) Agricultural Sales P § 153.091 (B) (2) Community Gardens P P P P P P P P P § 153.091 (B) (3) Stables C § 153.091 (B) (4) Residential Uses § 153.091(C)(1) Attached Dwelling Types § 153.091 (C) (2)(a) Duplex P C See Table 5- 1A See Ordinance No. § 153.091 (C) (2)(b) Townhouse C P § 153.091 (C) (2)(c) Multiple- family C P C C § 153.091 (C) (2)(d) Detached Dwelling P P P P P P None Group residential facility, single-family P P P P P § 153.091 (C) (3) Group residential facility, multi- family C C C § 153.091 (C) (3) Mobile and manufactured home park C C C P C § 153.091 (C) (4) Civic and Institutional Uses Active park facilities (public)P P P P P P P P P P P P P P P None TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 Civic and Institutional Uses Active park facilities (private)P P P P P P P See Table 5-1A See Ordinance No. § 153.091(D)(1) Assisted living facilities C P C C P § 153.091(D)(2) Cemeteries C C C C C C C § 153.091(D)(3) Clinics/medical services C P P C None Essential services P P P P P P P P P P P P P P P None Hospitals C P P C § 153.091(D)(4) Nursing/ convalescent home C C C C C C C C C C P § 153.091(D)(5) Passenger terminal C C C C None Passive parks and open space P P P P P P P P P P P P P P P Place of public assembly C C C C C P C § 153.091(D)(6) Public buildings or uses C C C C C C C P C C P P C P P § 153.091(D)(7) Public warehousing temporary I I I § 153.091(D)(8) Schools, K-12 C C C C C C I I § 153.091(D)(9) Schools, higher education C Utilities (major)C C C § 153.091(D) (10) TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 Commercial Uses Adult uses See Table 5-1A See Ordinance No. P P § 153.046(T) Auction house C § 153.091(E) (2) Auto repair - minor C C P P § 153.091(E) (3) Automotive wash facilities P C § 153.091(E) (4) Bed and breakfasts C C C C C § 153.091(E) (5) Brew pub P P § 153.091(E) (6) Business support services P P P P P None Commercial lodging P P P § 153.091(E) (7) Commercial self-storage C C § 153.091(F) (3) Communications/broadcasting P P P P § 153.091(E) (8) Convenience retail C P P P § 153.091(E) (9) Country club C § 153.091(E) (10) Day care centers C C C P P C § 153.091(E) (11) Entertainment/ recreation, indoor commercial P P C C C § 153.091(E) (12) Entertainment/ recreation, outdoor commercial C C C C § 153.091(E) (13) TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO RA R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 Commercial Uses Animal kennel/boarding (commercial) C C C C § 153.091(E) (17) Event center C C C See Table 5-1A See Ordinance No. § 153.091(E)14) Financial institution P P P § 153.091(E) (15) Funeral services P P § 153.091(E) (16) Landscaping/ nursery business P § 153.091(E) (18) Offices, commercial and professional services P P P P P P P § 153.091(E) (20) Personal services C P P P § 153.091(E) (22) Production brewery or micro- distillery without taproom P P § 153.091(F) (12) Production brewery or micro- distillery with taproom or cocktail room C C C C C § 153.091(E) (23) § 153.091(F) (13) Recreational vehicle camp site C § 153.091(E) (24) Repair establishment C P P P P § 153.091(E) (25) Restaurants C P P C § 153.091(E) (26) TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements AO R A R1 R2 TN R3 R4 MH B1 B2 B3 B4 CCD PCD IBC I1 I2 TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted Base Zoning Districts Additional Requirements Cou n t y H w y 7 5 Chels e a R d Sta t e H w y 2 5 85th St NE 90th S t N E Lin n S t Pin e S t E 7th S t School Blvd Riverview Dr Ced a r S t W Ri v e r S t M a r v i n R d Jason Ave NE Dundas Rd W Br o a d w a y S t H a r t B l v d Co u n t r y L n Ha u g A v e N E Elm S t W 4t h S t Fe n n i n g A v e N E Oa k w o o k D r Mallard Ln 95th St NE Fa l l o n A v e N E Ed m o n s o n A v e N E Mississi p p i D r W 5t h S t W 7 t h S t Sa n d b e r g R d Pe l i c a n L n Falcon Dr Fe n n i n g A v e N E Waln u t S t Oa k R i d g e D r N Or i o l e L n Club View Rd Br o a d w a y S t Hillcrest Rd E Riv e r S t Hedm a n L n Mi l l T r a i l L n Fa l l o n A v e N E Wrig h t S t New S t Ma r v i n E l w o o d R o a d Ram s e y S t W 6t h S t River Mill D r Wildwood Way Hilltop Dr Mill Run Rd Oakview Ln Fa r m s t e a d A v e Martin Dr E 3rd S t E 3rd S t Re d R o c k L n Gil l a r d A v e N E Map l e S t Fallon Dr Will o w S t Eas t w o o d L n Gr a y s t o n e A v e Ma r v i n E l w o o d R d Fie l d c r e s t C i r Fa i r w a y D r Jaso n A v e N E Vin e S t Meadow Ln Jer r y L i e f e r t D r Praire Road Starling Dr Palm S t Fa l l o n A v e N E Golf Course Rd Fall o n A v e N E Kevin Longley Dr Cra i g L n Re d O a k L n Fron t S t W 5 t h S t Thomas Park Dr Loc u s t S t Mockingbird Ln W 3r d S t Ea s t w o o d C i r Briar Oaks Blvd F a r m s t e a d D r Hen n e p i n S t Ei d e r L n Oak L n River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r Mill Ct River Ridge Ln Oa k v i e w C t Du n d a s C i r Ke n n e t h L n Ot t e r C r e e k R d Min n e s o t a S t Ea g l e C i r Cro c u s L n M e a d o w O a k L n Stoneridge Dr Che s t n u t S t 120th St N E Da r r o w A v e N E Diamond Dr Pebblebrook Dr Wi d g e o n L n Wash i n g t o n S t Bu n k e r C i r Hom e s t e a d D r Th o m a s C i r E n d i c o t t T r Ce n t e r C i r Oak v i e w C i r Sa n d t r a p C i r Country Cir Cheyenne Ct Te r r i t o r a l R d Ta n a g e r C i r Hillc r e s t C i r Osprey Cir Ac o r n C i r Ba l b o u l C i r S w a l l o w C i r Riverside C i r Me a d o w O a k C t Ma t t h e w C i r East Oak Dr Stonerid g e C i r Oa k w o o d D r Mea d o w O a k D r Co u n t y H w y 7 5 Har t B l v d Mi n n e s o t a S t Elm S t Wri g h t S t 90th St NE Ced a r S t Min n e s o t a S t 1 2 3 4 7 5 8 9 10 11 12 6 13 14 15 16 17 18 19 21 20 22 23 2426 25 27 28 City of Monticello Official Zoning Map :Legend BASE ZONING DISTRICTS PUD Districts Residential Districts -- Low Residential Densities A-O R-A R-1 Business Districts B-1 B-2 B-3 B-4 CCD* -- Medium Residential Densities T-N R-2 R-PUD -- High Residential Densities R-3 R-4 M-H Mills Fleet Farm Red Rooster Swan River Monticello High School 01 02 03 04 05 06 07 08 Spaeth Industrial Park Camping World Affordable Storage Autumn Ridge Villas OTHER Water Industrial Districts IBC I-1 I-2 OVERLAY DISTRICTS Shoreland District** Special Use Overlay District ! !! !! Freeway Bonus Sign District 09 Rivertown Suites 10 Monticello RV 11 Deephaven 12 Twin Pines 13 UMC 14 Edmonson Ridge 18 Monticello Lakes 17 Stony Brook Village 16 Storagelink Monticello 15 Nuss Truck and Equipment Addition 1 inch = 2,500 feet 0.2% Floodplain Boundary** 19 Hoglund Bus Park 20 Block 52 21 Country Club Manor 2nd Addition 22 Haven Ridge 2nd Addition 23 Great River Addition Mississippi Wild, Scenic & Rec Overlay District** 27171C0170D, 27171C0190D PCD* 1% Floodplain Boundary** 24 Big River Addition 25 Haven Ridge West 26 Cedar Street Storage Adopted January 12, 2026 *See CCD and Pointes at Cedar Sub-District Appendix Zoning Maps **See Floodplain, Shoreland, and MWSRR Appendix Zoning Map ***Floodplain is established and effective per FIRM panels 27171C0155D, 27171C0160D, 27171C0160D, 27 Meadowbrook 28 Mastercraft Outdoors M:\035607-000\Admin\Docs\2026-04-14 Submittal (Site Plan Review)\_2026-04-27 7th Street Restaurant - WSB Engineering Review.docx 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M April 27, 2026 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: 7th Street Restaurant Site Development – CUP & Civil Engineering Plan Review WSB Project No. 035607-000 Dear Mr. Leonard: WSB staff have reviewed the 7th Street Restaurant Site Development CUP and civil plan submittal dated April 2, 2026. The applicant proposes to construct a 10,000 SF restaurant building on a 2.8 acre parcel along 7th Street, adjacent to Interstate 94. 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. General 1. City staff will provide comments under separate cover. 2. 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 and parking lots as applicable. Additional comments may be provided under separate cover by the Fire Marshall. 3. Site is located adjacent to Interstate 94. Although it does not appear that any work is proposed within MnDOT right of way, still add a note to the plan to this affect. 4. Show existing drainage and utility easements on all sheets. 5. With future submittals, provide a full plan set that includes an existing/removals plan, more detailed site/paving plan, more detailed grading/drainage plan, SWPPP, and standard details plan. 6. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Site Plan & Streets (Sheets C1.1) 7. The final pavement section shall be designed by a registered geotechnical engineer for the specific soil conditions found on the site. Confirm whether or not there will be multiple bituminous pavement sections such as “light duty” and/or “heavy duty” and provide different hatching information. Bituminous patching along for the entrance along 7th Street shall be noted something to the effect of “match existing pavement section in-kind”. Moon Motors – New Site Expansion – Engineering Review April 27, 2026 Page 2 M:\035607-000\Admin\Docs\2026-04-14 Submittal (Site Plan Review)\_2026-04-27 7th Street Restaurant - WSB Engineering Review.docx Grading and Erosion Control (Sheet C2.1) 8. Swales will be required along side-yards to convey runoff either north or south, not free- lowing into adjacent properties. 9. Identify all “tip-out” curb locations on plans. 10. 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%. 11. Drainage arrows on plans showing direction of runoff, including percent grades. 12. Add rip-rap quantities and class notes at each curb cut into pond and pond overflows (if applicable). Utility Plans (Sheets C3.1-4.1) 13. Based on the current design within the commercial site, it appears the applicant will also be required to apply for a permit from DLI, provide copies to the City. 14. 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). 15. The watermain connections to the building(s) will be reviewed and approved by the City Fire Marshall. 16. Provide dimensions between water/sewer services where parallel. 17. 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. Erosion Control & SWPPP Plans (Sheets C5.1) 18. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. Moon Motors – New Site Expansion – Engineering Review April 27, 2026 Page 3 M:\035607-000\Admin\Docs\2026-04-14 Submittal (Site Plan Review)\_2026-04-27 7th Street Restaurant - WSB Engineering Review.docx 19. 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. 20. A detailed review of erosion/sediment control and SWPPP will be conducted when included with plan set. Construction Notes & Standard Details Plans 21. The proposed pavement section should be reviewed and designed by a geotechnical engineer. Provide soil borings and geotechnical report with future submittals. 22. Provide details for the proposed stormwater treatment areas. 23. Utilize City Standard details where applicable. A full review of standards details will be provided with future plan submittals. Traffic & Access 24. Based on the proposed 6,000 square foot restaurant and 4,000 square feet of future retail, the anticipated traffic generation would be 840 daily trips, 16 AM peak hour trips (only retail, restaurant opens at 11:00 AM), 81 PM peak hour trips, and 94 Saturday peak hour trips. The annual average daily traffic on E 7th Street is 6,795 vehicles. This site would increase traffic on E 7th Street by approximately 12% but is not expected to have major impacts to nearby intersections. 25. Provide a figure showing truck movements at the site access and throughout the site including the largest truck and the largest fire truck. Design driveways and circulation routes to accommodate these vehicles. 26. The parking stalls provided on the site plan meet the City Code requirements and ADA stall requirements. 27. Show ADA ramps at locations within the site plan and at sidewalk connection points along E 7th Street. 28. A photometric plan has been provided; lighting levels and mounting heights meet the City Code requirements. 29. Provide an intersection sight distance exhibit to verify sight lines will be clear at the access in consideration of both existing roadway geometrics and proposed landscaping improvements. Stormwater Management 30. The development will need to meet the City’s volume control requirement to capture and retain onsite 1.1” of runoff from the net new impervious surface. By satisfying the volume requirement the water quality requirement is considered met. Follow the City’s Stormwater Design Manual for alternative credits towards the volume requirement if infiltration is not feasible. The required WQV is: 57,438 SF * 1.1” * 1ft/12” = 5,265.5 cu ft. Moon Motors – New Site Expansion – Engineering Review April 27, 2026 Page 4 M:\035607-000\Admin\Docs\2026-04-14 Submittal (Site Plan Review)\_2026-04-27 7th Street Restaurant - WSB Engineering Review.docx Update volume control calculations to reflect the capture of 1.1” over the proposed impervious surface. 31. Provide existing and proposed drainage area maps with contours shown. Offsite drainage should be included in the drainage area maps and HydroCAD model. 32. The addition of a stormwater basin with a piped outlet changes flow patterns of the site from sheet flow to a channelized flow. Because of this, the outlet pipe for the basin will need to tie into the existing storm structure on 7th Street; it cannot be directed to the adjacent site to the west. The outlet pipe at this structure is a 15” RCP that has the capacity for an additional 2.5 cfs. The piped outlet from the basin must be restricted to 2.5 cfs for the 100-year storm. 33. Provide a cross section detail of the filtration basin and outlet control structure with elevations labeled to match HydroCAD and the plan set. 34. Pretreatment is required for the infiltration basin. If storm sewer is not proposed for the development, a pre treatment structure such as a Rain Guardian is required at each location where runoff from the site will enter the basin. 35. The City requires two feet of freeboard from structure low openings to 100-year high water levels and EOF’s. The proposed building currently has 3’ of freeboard from the FFE to the 100-year HWL of the infiltration basin. Provide maintenance access to all ponding facilities. 36. The City will require a stormwater maintenance agreement for the infiltration basin. Wetlands & Environmental 37. Based on the topography data provided, the site is in an upland area and no wetland impacts are proposed. 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 Planning Commission Agenda: 05/05/26 1 3A. Consideration of adopting Resolution PC-2026-21, a Resolution Finding that the Proposed Acquisition of Certain Land, portions of PID 155500153300, by the City of Monticello is Consistent with the City of Monticello Comprehensive Plan - Monticello 2040 Vision + Plan Prepared by: Community Development Director Meeting Date: 05/05/2026 Council Date (pending Commission action): NA Additional Analysis by: City Attorney, Public Works Director/City Engineer ALTERNATIVE ACTIONS 1. Motion to adopt Resolution PC-2026-21 finding that the proposed acquisition of certain land, a portion PID 155500153300, by the City of Monticello is consistent with the City of Monticello Comprehensive Plan (Monticello 2040 Vision + Plan). 2. Motion of other. REFERENCE AND BACKGROUND The Planning Commission is asked to consider a recommendation finding that the acquisition of a portion of parcel 155500153300 by the City of Monticello is in conformance to the City’s Comprehensive Plan. The acquisition of the parcel is intended to facilitate the completion of roadway and other supporting improvements for the proposed City public works facility. Ownership of the property is intended for primarily right of way purposes for the extension of Redford Lane southward. The extension facilitates a second access from the public street to the proposed public works facility. The extension will also create opportunity to extend the roadway to serve future development for the remainder of the parcel, which will remain privately owned. The parcel is approximately .71 acres and will become part of the larger public works property with a future subdivision and/or plat. The parcel is vacant agricultural land and was previously annexed to the city. The acquisition site is guided “Mixed Neighborhood” within the current Monticello 2040 Vision + Plan. The 2040 Plan allows for the development of public and institutional facilities within various land use designations and zoning districts to accomplish its goal of providing well- maintained City facilities and services distributed equitably to all residents of Monticello; and Planning Commission Agenda: 05/05/26 2 The City’s intent is to develop the property as a public works facility consistent with these goals and those for community facilities. The City will consider entering into a purchase agreement on the property at a future City Council meeting. Land use applications related to the plat and site development will be subject to a future Planning Commission review. The Commission’s role at this time is to provide a report to the City on the conformance of the acquisition to the adopted Comprehensive Plan. STAFF RECOMMENDATION City staff supports Alternative #1 above. Acquisition of this property by the City is consistent with the Monticello 2040 Plan’s goals for community facilities which support essential service to the community and will further facilitate future growth in the area consistent with the 2040 Plan. SUPPORTING DATA A. Resolution PC-2026-21 B. Aerial Site Image C. Monticello 2040 Vision + Plan, Excerpts D. MN Statute 462.356 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-21 MN325\50\912491.v1 RESOLUTION FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND FOR PUBLIC WORKS FACILITY AND RIGHT OF WAY PURPOSES BY THE CITY OF MONTICELLO IS CONSISTENT WITH THE CITY OF MONTICELLO’S COMPREHENSIVE PLAN – MONTICELLO 2040 VISION + PLAN WHEREAS, the City of Monticello (the “City”) proposes to purchase an approximately .71 acre portion of certain property (the “Property”) located on in the City of Monticello, Minnesota (the “City”), and legally described in Exhibit A (PID 155500153300) attached hereto, for the purposes of development of a public works facility and accompanying right of way; and WHEREAS, Minnesota Statutes, Section 462.356, subd. 2, requires the City Planning Commission (the “Planning Commission”) to review the proposed acquisition or disposal of publicly owned real property within the City prior to its acquisition or disposal, to determine whether in the opinion of the Planning Commission, such acquisition or disposal is consistent with the City’s Monticello 2040 Vision + Plan (comprehensive municipal plan (the “Comprehensive Plan”); and WHEREAS, the Planning Commission has reviewed the proposed acquisition of the Property and has determined that the Property is designated as “Mixed Neighborhood” within the City’s Comprehensive Plan, and; WHEREAS, the Comprehensive Plan allows for the development of public and institutional facilities within various land use designations and zoning districts to accomplish its goal of providing well-maintained City facilities and services distributed equitably to all residents of Monticello; and WHEREAS, the City’s purpose is to develop the Property as a public works facility consistent with these goals and those for community facilities, and the proposed acquisition is therefore consistent with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, that the acquisition of the Property by the City is consistent with the Comprehensive Plan and will promote the efficient community facilities and services of the City. ADOPTED this 5th day of May, 2026, by the Planning Commission of the City of Monticello, Minnesota. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-21 MN325\50\912491.v1 MONTICELLO PLANNING COMMISSION By: _______________________________ Melissa Robeck, Acting Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2026-21 MN325\50\912491.v1 EXHIBIT A Legal Description of the Property A portion of PID 155500153300, to be platted as Outlot A and right of way within Redford Crossing, County of Wright, State of Minnesota. R e d f o r d L n R e df o r d L n S c h o ol Blvd R i v e r C i t y E x tr e m e S chool B l v d S c h o o l B l v d H a y wa r d C t S 0.71 ac. February 27, 2026 Map Powered By Datafi ± 1 in = 219 Ft Redford Lane City Boundary National Wetlands Index Parcels MONTICELLO 2040 VISION + PLAN 33 Primary Mode Vehicular (slow speeds) Secondary Mode Pedestrian paths and trails Bicycle facilities and parking Transit or Shuttle Service MOBILITY DEVELOPMENT FORM MIXED NEIGHBORHOOD (MN) The Mixed Neighborhood designation applies to areas of the City intended for mixed land use types including single-family detached housing, duplexes, townhomes, and medium- density multi-family buildings as well as small scale commercial uses. Residential densities in these areas generally range between 8 and 12 units per acre, corresponding to site area allowances of 3,500-5,400 square feet per unit. These areas are residential in character but could also have neighborhood serving commercial uses that provide for the sale of goods and services generally needed on a day-to-day basis. The character of these areas is defined by the limited scale of businesses operating in these designations and may include local services, offices, small-scale retail stores and childcare centers. Other compatible uses, such as schools, nursing homes, fraternal organizations, private parks and religious facilities may also locate in this designation. • Density - 8-12 units/acre (Low-Mid Density Residential) • Height - 1-2 stories • Lot Area - 3,500-5,400 sq. ft. per unit VISUAL EXAMPLE LOT PATTERN 2018 Correlating Zoning DistrictZONING INFORMATION 2018 Correlating Zoning District TN Traditional Neighborhood District R-2 Single and Two Family Residence District R-3 Medium Density Residential District B-1 Neighborhood Business DistrictCommercial • Small Scale Office/ Retail • Daycare Centers • Personal Service LAND USE MIX Residential • Single-Family Residential • Two-Family Residential • Multi-Family Residential • Senior Living Facility Public/institutional • Schools Recreational • Parks/Playgrounds Open Space • Sensitive Habitat 462.356 PROCEDURE TO EFFECT PLAN: GENERALLY.​ Subdivision 1.Recommendations for plan execution.Upon the recommendation by the planning​ agency of the comprehensive municipal plan or sections thereof, the planning agency shall study and propose​ to the governing body reasonable and practicable means for putting the plan or section of the plan into effect.​ Subject to the limitations of the following sections, such means include, but are not limited to, zoning​ regulations, regulations for the subdivision of land, an official map, a program for coordination of the normal​ public improvements and services of the municipality, urban renewal and a capital improvements program.​ Subd. 2.Compliance with plan.After a comprehensive municipal plan or section thereof has been​ recommended by the planning agency and a copy filed with the governing body, no publicly owned interest​ in real property within the municipality shall be acquired or disposed of, nor shall any capital improvement​ be authorized by the municipality or special district or agency thereof or any other political subdivision​ having jurisdiction within the municipality until after the planning agency has reviewed the proposed​ acquisition, disposal, or capital improvement and reported in writing to the governing body or other special​ district or agency or political subdivision concerned, its findings as to compliance of the proposed acquisition,​ disposal or improvement with the comprehensive municipal plan. Failure of the planning agency to report​ on the proposal within 45 days after such a reference, or such other period as may be designated by the​ governing body shall be deemed to have satisfied the requirements of this subdivision. The governing body​ may, by resolution adopted by two-thirds vote dispense with the requirements of this subdivision when in​ its judgment it finds that the proposed acquisition or disposal of real property or capital improvement has​ no relationship to the comprehensive municipal plan.​ History: 1965 c 670 s 6​ Official Publication of the State of Minnesota​ Revisor of Statutes​ 462.356​MINNESOTA STATUTES 2025​1​ Planning Commission Agenda: 5/05/2026 3B. Consideration of appointing a Planning Commissioner to the Downtown Small Area Plan Update Steering Committee. Prepared by: Community Development Director Meeting Date: 05/05/2026 Council Date (pending Commission action): 5/27/26 Additional Analysis by: ACTION REQUESTED Motion to appoint ______________ to the steering committee for the Downtown Small Area Plan Update. REFERENCE AND BACKGROUND The Monticello Economic Development Authority (EDA) recently approved the preparation of a Downtown Small Area Plan update. The goal of the update is to build on the adopted 2017 Small Area Plan, identifying strategies and development opportunities that will continue momentum for the revitalization of the downtown. The update will reflect on what has been accomplished and how to continue to make downtown a place to live, work, dine, and recreate. It will also place focus on opportunities and connections for the Cedar and Broadway areas on the east side of the downtown, while continuing to highlight strategies to encourage vibrancy throughout the core of Monticello. The EDA has selected Bolton & Menk to prepare the plan update given their previous experience and familiarity with the 2017 Downtown Small Area Plan. The planning effort will be supported by the work of a steering committee. The steering committee will act as a sounding board and community liaison for the planning effort. The steering committee will have an important role in supporting public engagement efforts and shaping the overall direction of the update. The make-up of the steering committee will include: 1 – PARC Commissioner 1 – Planning Commissioner 1 – EDA Commissioner 3 – Downtown Business Owner 3 – Downtown Residents 1 – Stakeholder at Large 1 – Representative of MontiArts Planning Commission Agenda: 5/05/2026 Members of the steering committee will meet once per month over the expected 8-month planning effort. The first meeting of the steering committee is set for Thursday, May 14th. I. Budget Impact: The budget impact for the Downtown Small Area Plan Update is supported by the EDA. II. Staff Workload Impact: Staff from PAR, Development Services, and Engineering will be directly involved in the project. III. Comprehensive Plan Impact: Completing the Downtown Small Area Plan Update will inform the next steps for Downtown in alignment with adopted Downtown Small Area Plan and the Monticello 2040 Vision + Plan, which envisions a vibrant and thriving Downtown. STAFF RECOMMENDED ACTION City staff defer to the Planning Commission on matters of recommendation. Planning Commission representation on the steering committee and participation will be critical given the plan’s continued emphasis on the riverfront and its public spaces as a key element of downtown success. SUPPORTING DATA Downtown Small Area Plan Update - Steering Committee Summary Downtown Small Area Plan Update Steering Committee Roles & Responsibilities The City of Monticello has embarked on an update to its 2017 Downtown Small Area Plan. The goal of the update is to build on the adopted 2017 Small Area Plan, identifying strategies and development opportunities that will continue momentum for the revitalization of the downtown. The update will reflect on what has been accomplished and how to continue to make downtown a place to live, work, dine, and recreate. It will also place focus on opportunities and connections for the Cedar and Broadway areas on the east side of the downtown, while continuing to highlight strategies to encourage vibrancy throughout the core of Monticello. A community Steering Committee will support the development of the Downtown Small Area Plan Update. The Steering Committee for the Downtown Small Area Plan Update will guide the creation and development of the Monticello Downtown Small Area Plan (DSA) Update. The Committee will meet on a monthly basis during the planning process to help guide the continued efforts to revitalize downtown Monticello. The Committee’s primary role is to provide a means for supporting and considering community feedback as the DSA Update evolves, and to provide critical review of the update’s direction at certain milestones during the planning process. The Steering Committee will also provide the framework for community feedback to be transmitted between key project participants and stakeholder groups, and the City of Monticello and its Economic Development Authority. Steering Committee Composition The Steering Committee comprises representatives from different stakeholders and stakeholder groups. The committee will include a representative from each of the Monticello boards of Economic Development Authority (EDA), Planning Commission (PC), and Park, Arts and Recreation Commission (PARC), for a total of three board representatives. The Committee will also have three representatives from downtown businesses, three downtown residents, one stakeholder at-large, and one representative from MontiArts. Steering Committee Core Tasks The Steering Committee’s core tasks will involve review and evaluation of several core objectives from the DSA Update process. These objectives include review of existing conditions and site analysis, evaluation of existing downtown business support, evaluation of public spaces with a focus on East Bridge Park, circulation and access patterns, downtown public art, and focused review and evaluation of Block 34. In tandem with the focus areas listed above, the Steering Committee will also offer guidance on representation for four focus groups. These four focus groups include downtown residents, downtown businesses, transportation & mobility, and general downtown stakeholders. The focus groups will provide feedback on specific elements of the planning effort. Planning Commission Agenda – 05/05/26 1 4A. Community Development Director’s Report Council Action on/related to Commission Recommendations • Consideration to adopt Resolution 2026-32 and Ordinance 865 amending the Monticello City Code, Title XV, Land Usage, Chapter 153: Zoning Ordinance, Sections 153.012 Definitions, 153.045 Industrial Base Zoning Districts, 153.046 Overlay Zoning Districts, 153.090 Use Table, 153.091 Use-Specific Standards, 153.092 Accessory Use Standards and any other related sections of text necessary to define and regulate data center and technology campus land uses within the City, based on findings in said resolution and to adopt Summary Ordinance 865A for publication. Applicant: City of Monticello Ordinance approved 4-1, including the Commission’s recommended amendment for City approval of the generator testing plan and including amendments of the City Council to specify that for DCPUD projects over 300 acres, a setback of 300 feet when mechanical equipment is fully screened and 700 feet when mechanical is not fully screened shall be per the required setback table and amended the data required for preliminary plat per subsections A and B. Commission is encouraged to read the full Council report and packet on this item. 2026 Housing Legislation There has been no additional movement on the proposed zoning pre-emption legislation this session. Current versions of House and Senate omnibus housing bills do not include zoning pre-emption language. Staff will continue to monitor as the session nears closure on May 18. Downtown Small Area Plan Staff and project consultant Bolton & Menk have kicked off the Downtown Small Area Plan Update. The goal of the plan update is to further identify future development challenges, goals and strategies for the downtown core, primarily on the east side of MN TH25, as well as to update the overall plan based on recent downtown activity. Steering committee membership for the Plan update and the topics of the four focus group sessions are being finalized. The plan is expected to take 8-10 months, with an initial steering committee meeting scheduled for May 14 and engagement efforts occurring throughout the summer and early fall. Downtown Rounds The next Downtown Round is Thursday, May 21st at 8:00 AM at MontiArts. Planning Commission Agenda – 05/05/26 2 Monticello Homeowner Rehabilitation Program The Monticello Economic Development Authority has launched its new Monticello Homeowner Rehabilitation Program. The proposed program supports the City’s goals for a full spectrum of life-cycle housing by funding various eligible improvements for owner- occupied homes in the core neighborhoods of downtown. The improvements are intended to support aging homeowners’ ability to stay in their homes and extend the useful life of existing housing for succeeding occupant cycles. A copy of the program brochure is attached for reference. More information can also be found at: Homeowner Rehabilitation Program | Monticello, MN Wright County Open Book Meeting The Open Book Meeting for the City of Monticello was held during the period from April 6-30th. The Wright County Assessor’s report is attached for reference. The Assessor’s webpage is an additional resource for information. Assessor | Wright County, MN - Official Website Development Services Staff Update The Senior Planner position for the Development Services Department has not yet been filled and will remain open until filled. Development Project Update List The project update list current through April of 2026 is attached. Website Project Page Current project news and information located at: Projects | Monticello, MN Concept Projects Project Type Address/Location Description Review Date & Info Progress Report Lakeshore Management Commercia/Residential 9127 and 9187 State Highway 25 NE Concept review for planned unit development for mixed use housing and commercial Joint City Council and Planning Commission Review on 9/2/2025 Pending Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report Previously Approved Projects Project Type Address/Location Description Approval Date & Info Progress Report Twin Pines Residential School Blvd 96-unit multi-family development Reviewed by City Council 2/23/2026 Approved 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. Final Plat, Final Stage, Rezoning extension to November 2026 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. Plat renewal tentative for City Council in Feb. 2026 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 construction Country 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 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 , 9/8/2025 Approved; Project placed on hold by developer Discount Tire Commercial 1300 7th Street East Conditional Use Permit for Auto-Repair Minor and Cross Access 3/24/2025 Construction commenced 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 Construction commenced Karlsburger Foods Commercial 3236 Chelsea CUP for cross-access parking 7/28/2025 Approved Big Bore BBQ Commercial 1390 7th Street Conditional Use Permit for Restaurant and Drive-Through 7/28/2025 Open West Metro Commercial 103 Sandberg Amendment to PUD for parking and lighting improvements 5/6/2025 Approved Jovan Properties Commercial 100 Chelsea Amendment to PUD for building expansion 5/6/2025 Approved MN Sports Card Commercial East 7th Street |Union Crossings Conditional Use Permit for Retail 9/22/2025 Construction commenced Withdrawn 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 5/6/2025 Withdrawn MONTICELLO DEVELOPMENT PROJECTS Homeowner Rehabilitation Program L e a r n M o r e Contact Tyler Bevier, Community and Economic Development Coordinator Tyler.Bevier@MonticelloMN.gov 763-271-3206 Monticello City Hall 505 Walnut St., Suite 1, Monticello, MN 55362 https://MonticelloMN.gov Offered by the City of Monticello Economic Development Authority (EDA) The City of Monticello Economic Development Authority (EDA), acting as the Housing and Redevelopment Authority (HRA), offers this program. The program helps the HRA achieve its goal of providing enough safe dwellings for the welfare of Monticello’s residents, redevelop blighted areas, perform duties according to the Monticello 2040 Vision + Plan, and remedy the shortage of housing for low and moderate-income residents. A b o u t t h e E D A a n d H R A In order to be eligible for this program, the following requirements must apply: Owner-occupied (non-rental) homes within the City of Monticello Household income meets application requirements explained in application materials Property taxes and insurance must be current Property must not be in default or owner involved in bankruptcy proceedings Who is Eligible Applicant Preferences Applicants age 55 or older preferred; open to all above 18 years of age Target areas for home rehabilitation is north of I-94 I m p r o v e m e n t C a t e g o r i e s Accessibility modifications Exterior repairs (painting, roofing, siding, etc.) Electrical improvements Heating and ventilation improvements Energy efficiency, insultation and weatherization Plumbing improvements An online version of the application form and more information can be found at the project webpage: https://monticellomn.gov/745. For a paper copy of the application, please visit City Hall or the Monticello Senior Center. How to ApplyThe Program Monticello’s Homeowner Rehabilitation Program is a two-year forgivable loan program designed to help eligible homeowners make improvements to their homes. The program supports safe, functional and well-kept neighborhoods while preserving Monticello’s existing housing. This is a first-year pilot program with limited funding. Applications will be reviewed on a first come, first served basis, subject to EDA discretion. Apply today! Open Book, 2026 Monticello City Local Board of Appeal & Equalization Current Appeal Window Previous Sales Study October 1, 2024 through September 30, 2025 Current Valuation Year 2026 Future Taxes Payable 2027 Current Sales Study October 1, 2025 through September 30, 2026 Future Valuation Year 2027 Future Taxes Payable 2028 Assessor Valuation Timeline Assessors value property based on historical market data. Property taxes are calculated using the prior year’s estimated market value, which was determined from a sales study conducted in a previous timeframe. See chart below Previous Sales Study October 1, 2023 through September 30, 2024 Previous Valuation Year 2025 Current Taxes Payable 2026 Taxes in May and October Current Sales and Listings SUMMARY OF THE MONTICELLO CITY 2026 ASSESSMENT Residential / Seasonal Recreational During this year’s study, we had 154 qualified sales used for the sales ratio study. Annandale Starting Ratio Final Ratio On-Water 85.50% 95.13% Off-Water 95.34% 95.65% Combined 94.34% 95.65% Starting Ratio: Median of (Assessment 2025 Values / Time Adjusted Sales Price) Final Ratio: Median of (Assessment 2026 Values / Time Adjusted Sales Price) To reflect market conditions and equalize the assessment, the assessor’s office adjusts building rates and land valuations. These market adjustments resulted in a 1.75% increase in total residential value in Annandale. The State of Minnesota requires assessors to value property at 100 percent of market value with an allowable median ratio range of 90 to 105 percent. Surrounding Districts Percent Change District Change Monticello 1.75% Otsego 1.83% Albertville 2.53% Delano 2.69% Clearwater 3.02% Buffalo 3.46% St Michael 3.37% Total Dollar Value of New Construction 2026 Assessment Value of new construction in 2025 (Residential) $13,802,700 Value of new construction in 2025 (Commercial / Industrial) $4,074,500 Value of new construction in 2025 (Apartments) $22,400 Value of new construction in 2025 (Agriculture) $0 Total 2025: $17,899,600 Total 2024: $72,142,800 Total 2023: $46,758,000 Total 2022: $37,314,200 New Construction Dwellings # of Permits 2025 80 2024 89 2023 44 Net sale price is used rather than gross to remove items like seller paid points and personal property (docks, boats, appliances, etc.). $229,500 $252,000 $299,000 $311,200 $320,400 $340,000 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 2020 2021 2022 2023 2024 2025 Median Net Sale Price Source: MN DOR Prism Submission (Excludes: exempt, state assessed, & personal property) Estimated Market Value by Class (Excludes: exempt, state assessed, & personal property) $1,295,540,000 $1,380,710,000 $1,663,180,000 $1,933,180,000 $2,004,640,000 $2,132,870,000 $2,245,798,000 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 2020 2021 2022 2023 2024 2025 2026 Monticello Estimate Market Value 2020-2026 Assessment Residential, $1,406,220,200, 63% Commercial, $386,946,400, 17% Agricultural, $24,361,800, 1% Industrial, $144,187,300, 6% Apartments, $259,794,200, 12% Mobile Home Parks, $24,288,100, 1% Review Area Current Study Period The sales study for the 2027 Assessment started on 10/01/2026, there have been 63 qualified sales so far. Our preliminary median sales ratio is 96.39%. The median sale price for these homes is $324,500. 334,489 325,521 280,901 327,811 357,871 352,040 380,772 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 ONE STORY SPLIT ENTRY / FOYER 1 1/2 STORY 3 LEVEL SPLIT 4 LEVEL SPLIT 2 STORY MODIFIED 2 STORY Median Sales Price by Home Type