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Planning Commission Agenda 11-14-2016 (Special Meeting) AGENDA SPECIAL MEETING – MONTICELLO PLANNING COMMISSION Monday, November 14th, 2016 - 5:00 p.m. Academy Room, Monticello Community Center Commissioners: Chairman Brad Fyle, Sam Murdoff, Linda Buchmann, Marc Simpson, Lucas Wynne Council Liaison: Charlotte Gabler Staff: Angela Schumann, Jacob Thunander, John Rued 1. Call to Order 2. Public Hearing - Consideration of a request for Variance to Monticello Zoning Ordinance, Chapter 5, Section 2 – Use Specific Standards as it relates to minimum building size for vehicles sales/rental uses. Applicant: FRHP Lincolnshire, LLP 3. Adjourn Special Planning Commission Agenda — 11/14/16 2. Consideration of a request for Variance to Monticello Zoning Ordinance, Chapter 5, Section 2 — Use Specific Standards as it relates to minimum building size for vehicles sales /rental uses. Applicant: FRHP Lincolnshire, LLC. Property: Legal: Lot 1, Block 1, 901h Street 2nd Addition and that part of Lot 1, Block 1 which lies Northeasterly of Vacated Chelsea Court as dedicated in the 90th Street 3rd Addition. Address: 3801 Chelsea Road W Planning Case Number: 2016 -045 A. REFERENCE & BACKGROUND Request(s): Variance to Monticello Zoning Ordinance, Chapter 5, Section 2 — Use Specific Standards as it relates to minimum building size for vehicles sales /rental uses. Deadline for Decision: Land Use Designation: December 16th, 2016 Places to Shop Zoning Designation: B -3, Highway Business District. The purpose of the "B -3" Highway Business district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Overlays /Environmental NA Regulations Applicable: Current Site Use: Recreational vehicle sales, RV accessory sales, and RV service Surrounding Land Uses: North: I -94 East: Automobile Dealership South: Vacant commercial land West: Motorsports Dealership Project Description: Occupy an existing RV dealership building, expand the sales and display facility area to occupy an adjoining vacant parcel, and refit the building for the sale and Special Planning Commission Agenda — 11/14/16 display of Recreational Vehicles and accessory retail sales and service. ANALYSIS Vehicle Sales and Rental is an allowed use in the B -3 Zoning District by Conditional Use Permit. The property was developed as an automobile dealership use, and later remodeled for recreational vehicle sales and service. The property developed under the B -3 zoning district, but was rezoned to B -4 at the time that Xcel Energy occupied the property under an office and training use. B -4 zoning predominates to the west of this site, and B -3 zoning predominates to the east and south. As a part of a separate application, the applicants are seeking Council approval to rezone the entire property to B -3, Highway Business District. Planning Commission recommended the rezoning during the meeting of November 1 st, 2016. As previously considered by the Planning Commission, the applicants have also sought Conditional Use Permits to accommodate both Vehicle Sales and Rental and Accessory Auto Repair Service on the subject property. Planning Commission recommended approval of the conditional use permit. As a part of the review of those applications, it was found that there are specific conditions in the zoning ordinance regulating the minimum size of a building with such a use, in ratio to the lot area. Due to a technicality in the way the code is currently written, the Planning Commission passed the Conditional Use Permit on to the City Council with the recommendation for approval as proposed, but scheduled a separate public hearing to consider the building ratio issue due to concerns over the intent of the code, rather than the actual language. Variance - Vehicle Sales or Rental Use Standards As noted, Vehicle Sales and Rental is allowed by Conditional Use Permit in the B- zoning district. The following standards apply to this CUP. (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5 -3. Table 5 -3 requires that buildings on lots of 4 acres or more be at least 40,000 square feet or 15% of the lot area, whichever is greater. The Table also includes a clause (appearing to be a typographical error) that states that lots of 2 acres to "more than" four acres may have buildings covering a little as 10% of the lot. 2 Special Planning Commission Agenda — 11/14/16 Staff Comment: With the plat, the subject site will be 8.58 acres in size. The existing building is 45,440 square feet, including mezzanine space based on previous file information. The existing building, with a coverage of 12.1 %, meets the 10% coverage standard, but not the 15% standard. Staff discovered this discrepancy during the review, but not until after the application was in process, too late to add notice of a hearing on a variance request to the original November 1 st Planning Commission date. A new notice has therefore been posted, published and mailed. To consider variances from the requirements of the zoning ordinance, Planning Commission is required to find that there are unique conditions that create a practical difficulty in putting the property to what would otherwise be considered a reasonable use. In this case, there are conditions on the site that may be considered to meet this test. As a baseline finding, the Planning Commission must consider whether the use of the subject property would be reasonable, given the circumstances of the site and the nature of the surrounding neighborhood. In this case, the proposed use is recreational vehicle sales and display, an existing use in the area, and which is consistent with the zoning of the existing site as well as the nearby property. With regard to unique conditions, staff has noted that separate use of the expansion 1.58 acre site would raise unique issues, among those being access problems for a stand -alone use from Chelsea Road due to the intersection location with 90th Street. Because of the existing driveway leading to the main property, a new driveway serving the 1.58 acre parcel would be pushed toward 90th Street, but without adequate room to create a full intersection. This driveway would create potential traffic conflicts with either the existing site driveway, or the 90th Street intersection. Chelsea is a major collector roadway, and the City has worked to manage driveway and intersection spacing to avoid these types of conflicts. This issue could be complicated by future development on the south side of Chelsea, also zoned and guided for commercial uses, which will add new traffic volumes and turning movements to the corridor. Moreover, the existing property is configured in an irregular shape, surrounding by an existing vehicle sales and display area. The proposed site lends itself to this use, and would have issues being developed separately. It is further noted that the Conditional Use Permit criteria include the following condition for consideration: (b) 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. 3 Special Planning Commission Agenda — 11/14/16 The variance that would permit the vacant parcel to be put to additional recreational vehicle sales facilitates this condition by limiting potential new access to Chelsea Road. B. ALTERNATIVE ACTIONS Resolution PC- 2016 -040, variance from the required building to lot area ratio requirement for Vehicle Sales and Rental in the B -3 District. 1. Motion to adopt Resolution PC- 2016 -040, approving the variance from the required 15% lot coverage ratio, based on the findings in said resolution, and subject to requirements of Exhibit Z. 2. Motion to deny adoption of the Resolution PC- 2016 -040, based on findings to be determined at the public hearing. Motion to table action on the Resolution PC- 2016 -040, subject to consideration of a variance related to building size and other information. C. STAFF RECOMMENDATION Staff recommends approval of the variance application, based on the applicant's representations that the site will be updated but used essentially in its current configuration, subject to the requirements of Exhibit Z, and based on a finding that the proposed variance constitutes a reasonable expansion onto vacant property that could raise issues for traffic safety if developed separately. D. SUPPORTING DATA A. Variance Resolution No. PC- 2016 -040 B. Aerial Image, Subject Parcel C. Applicant Narrative D. Site Plan E. Preliminary Plat F. Site Location Exhibit G. Civil Plans H. Exterior Building Elevations L, Special Planning Commission Agenda — 11/14/16 EXHIBIT Z Variance from the requirements for a 15% lot coverage for a building used for Vehicle Sales and Rental Camping World First Addition 1. The applicant meets the conditions of Exhibit Z in the City's Council's approvals for Conditional Use Permits and Plat of the property. 2. Requirements of the City Engineer's report dated October 25, 2016 are complied with. 3. Requirements and comments of other city staff are incorporated into the final approval. 5 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC- 2016 -040 Motion By: Seconded By: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO APPROVING A VARIANCE TO THE REQUIRED 15% BUILDING TO LOT AREA RATIO FOR VEHICLE SALES AND RENTAL WHEREAS, the applicant operates an existing Recreational Vehicle Sales and Rental Facility at 3801 Chelsea Road West, legally described as Lot 1, Block 1, 90th Street 2nd Addition and that part of Lot 1, Block 1 which lies Northeasterly of Vacated Chelsea Court as dedicated in the 90th Street 3rd Addition, and WHEREAS, the subject property is zoned B -3, Highway Business District, in which recreational vehicle sales and rental facilities are allowed by Conditional Use Permit; and WHEREAS, the applicant proposes to expand the existing facility by incorporating additional land, currently vacant, to its sales and display area; and WHEREAS, the proposed expansion will result in a violation of a portion of the zoning ordinance requiring that buildings housing such uses occupy no more than 15% of the lot area, requiring a variance; and WHEREAS, the proposed ratio will be approximately 12.1 %, larger than the requirement for smaller parcels; and WHEREAS, the expansion will otherwise be consistent with the improvements currently on the property; and WHEREAS, the proposed land use is a reasonable use of the subject property, consistent with the land uses in the area, including other commercial vehicle sale and rental establishments; and WHEREAS, the proposed expansion parcel would raise the potential for causing traffic safety concerns if developed separately due to proximity to existing and future driveways and street intersections; and WHEREAS, the Planning Commission held a public hearing to consider the matter at its regular meeting on November 14th, 2016 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 expansion is consistent with the intent of the Monticello Comprehensive Plan. 2. The proposed use is reasonable, given the conditions in the area, and on the subject property. 3. There are practical difficulties in using the lot as proposed without approval of the proposed variance. 4. The proposed expansion will meet the requirements of the Monticello Zoning Ordinance for consideration of the proposed setback variance. 5. The proposed expansion will not create undue burdens on public systems, including streets and utilities. 6. The proposed use will not create substantial impacts on neighboring land uses that are not within the expectations of the current zoning allowances. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, sitting as the Board of Adjustment and Appeals, Minnesota that the proposed variance is hereby approved, subject to those conditions as follows. 1. The applicant meets the conditions of Exhibit Z in the City's Council's approvals for Conditional Use Permits and Plat of the property. 2. Requirements of the City Engineer's report dated October 25, 2016 are complied with. 3. Requirements and comments of other city staff are incorporated into the final approval. ADOPTED this 14th day of November, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION ATTEST: Brad Fyle, Chair Angela Schumann, Community Development Director 2 FRHP Lincolnshire, LLC - Request for Conditional Use Permit, Preliminary & Final Plat, Rezoning 3801 Chelsea Road West, 155-128-001010,155-185-001010 Created by: City of Monticello S� 9 15517100004 7 %i. 155500104200 155 _A .a A '-Z 011 r Z l 155500 fl. 32 13 U) _ D .°3100104201 .r 26D X70 1552 �'i�4 �; .. � - i :mart �'�` -.�! �i r .�F �^ ,� .j•, S . 1115517 1 0s '' 1 Z 1.5512800:10`1.0 `-- m , .1.555001. 13208 � 14, ~ • � ,.! ., 1551850'444�10 � "� :\. �.;r�r `� w 155185 _ f # Fee r` a* _ �—'� 1 55225441 01 0 104301 ` - r' 1 55,18 0 01 0 .� � � 15550011 =3303 F �, ; � s.: 155125000440 - 155171000064: '115125 V411'4 � . w I 364 ft IN +. K inghorn September 23, 2016 Ms. Angela Schumann Community Development Director 505 Walnut Street Monticello, MN 55362 Re: Camping World Narrative OCT 1 7 2016 Camping World has purchased the current Quality RV (old Dodge Dealership) site on the south side of the freeway at 3810 Chelsea Road West in Monticello, MN. They have also purchased the triangular piece adjacent to the dealership to the west of the property for additional RV sales parking. They desire to combine the two parcels and have submitted applications for the rezoning to B3 so both parcels match as well as submitting applications for the preliminary and final platting of the two parcels into one. They have also submitted the land use applications with all the required signatures and required fees plus the application for a conditional use permit. That application is also meant to include an amendment to the CUP. They will comply with all requirements in the zoning ordinance regarding the CUP. They have also applied for a sign permit that shows all the locations for the signage on the property and building and it is complete. It is also Camping World's plan to execute an encroachment agreement to facilitate the construction timeline for this late Fall construction and then they plan to vacate the drainage and utility easements between the two parcels. The grading plan for the site illustrates storm water infrastructure for the development on the small parcel to the west of the proposed new parking area which is owned by the City. Camping World would like to purchase this small piece for infiltration requirement. Title work has been ordered on behalf of the city to verify current and correct ownership. Separate letter to Ms. Schumann from Camping World has been sent. If title and price is agreeable, Camping World is content with a quick claim deed for a closing document. Several items that are within the Project Narrative that do not apply to this project because this is not a project for development include: 1. Whether the applicant will be the builder or if the land will be sold to other developers /builders 2. Phasing 3. Plans or documents for Homeowner's Association 4. Possible negative impacts to surrounding property and mitigation measures and 5. A statement of the proposed use of the lots, stating type of residential buildings with number of proposed dwelling units and type of business or industry so as to reveal the effect of development on traffic, fire hazards etc.. General Contractors 21830 Industrial Court Rogers, MN 55374 Tel: 763 - 428 -8088 Fax: 763 - 428 -8090 0 Ln 0 , 0 0 0 V N O N VICINITY MAP (NO SCALED ZONING REQUIREMENTS 3801 CHELSEA ROAD WEST (PID #155-128-001010)i PID X1 55- 1 85 - 001 01 0: ZONED B -4 - REGIONA_ BUSINESS DISTRICT ZONED B -3 - HIGHWAY BUSINESS DISTRICT OVERLAY DISTRICT FES - FREEWAY BONUS OVERLAY DISTRICT FBS - FREEWAY BONUS SIGN DISTRICT SIGN DISTRICT VEHICLE SALES & RENTAL IS A CONDITIONAL USE VEHICL__ SALES & RENTAL IS A CONDITIONAL USE MIN'MUM LOT AREA - NONE MINIMUM LOT AREA - NONE MINIMUM LOT WIDTH - NONE MINIMUM LOT WIDTH - 100 FEET MAXIMUM HEIGHT - 2 STORIES 30 FEET MAXIMUM HEIGHT - 2 STORIES / 30 FEET BU LDING SET3ACKS: BUILDING SETBACKS: FRONT - 0 FEET FRONT - 30 FEET STREET SIDE - 0 FEET STREET SIDE - 20 FEET INTERIOR SIDE - 0 FEET INTERIOR SIDE - 10 FEET REAR - 0 FEET REAR - 3D FEET PARKING SETBACKS: PARKING SETBACKS: 6 FEET TO ANY LOT LINE 6 FEE- TO ANY LOT LINE PARKING REQUIREMENTS: PARKING REQUIREMENTS: 8 SPACES PLUS ONE ADDITIONAL SPACE 8 SPACES PLUS ONE ADDITIONAL SPACE FOR EACH 800 SQ. FT. OF FLOOR AREA FOR EACH 800 SO. FT. OF FLOOR AREA OVER 1.000 SQ. FT. (VEH CLE SALES OVER 1,00D SQ. FT. (VEHICLE SALES AND RENTAL) AND RENTAL? SITE DATA MATERIAL SCHEDULE SYM QUAN SITE AREA: 374,092 S.F. (8.588 AC.) BUILDING AREA: 45,440 S.F. USEABLE FLOOR AREA (12.15% OF SITE AREA) IMPERVIOUS AREA: 28,571 S.F. (7.5 %) PARKING IMPERIAL LOCUST 'THORNLESS' GLEDITSIA TRICANTHOS 'INERMIS' REQUIRED PARKING: 64 SPACES CUSTOMER R.V. PARKING: 16 SPACES (12' X 40') CUSTOMER CAR PARKING: 34 SPACES (9' X 19') EMPLOYEE PARKING: 30 SPACES (PROJECTED NUMBER OF EMPLOYEES: 30) TOTAL PROVIDED: 80 SPACES SITE LIGHTING FIXTURE LEGEND "A" 2 -1,000 WATT M.H. FIXTURES - 22' -011 POLES ON 2' -0" CONC. BASE (TO MATCH EXISTING) PLANTING MATERIAL SCHEDULE SYM QUAN SIZE ROOT BOTANICAL NAME COMMON NAME A 8 1 1/2' BAB IMPERIAL LOCUST 'THORNLESS' GLEDITSIA TRICANTHOS 'INERMIS' LAWN IRRIGATION NOTES.: 1. LAWN IRRIGATION SYSTEM TO BE A DESIGN - BUILD, SUBMIT DESIGN TO ARCHITECT FOR REVIEW. 2. ALL SOD AREAS SHALL BE IRRIGATED WITH UNDERGROUND LAWN IRRIGATION SYSTEM SPRINKLER HEAD TO BE TYPE THAT WILL MINIMIZE OVER SPRAY ON VEHICLES, AND OR BUILDING. 3. ALL LANDSCAPE AREAS SHALL BE IRRIGATED WITH UNDERGROUND LAWN IRRIGATION SYSTEM. SPRINKLER HEADS TO BE TYPE THAT MINIMIZE OVER SPRAY ON VEHICLES, AND OR BUILDING. 4. PROVIDE BUBBLE TYPE HEADS AT LANDSCAPE AREA NEXT TO WINDOWS. 5. LAWN IRRIGATION SHALL CONNECT TO BUILDING. 6. PROVIDE P.V.C. PIPE SLEEVES UNDER PAVED AREAS AS REQUIRED. 7. COORDINATE LAWN IRRIGATION SYSTEM WITH GENERAL CONTRACTOR, AND ALL SUB - CONTRACTORS THAT MAYBE AFFECTED. PRELIMINARY SITE PLAN SCALE 1" = 30' ISSUE DATE: 09108116 PRELIMINARY NOT FOR CONSTRUCTION BEDROCK MOTORS ZONING: B3 NORTH :)* *A Darwin Linda hl Architects, P.A. 4124 Quebec Avenue No., Suite 106 Minneapolis, Minnesota 55427 Ph:763.560,0448 Fax:763.560,0441 THS DRAWING AND TFE INFORMATION THERBN IS TFE PROPERTY OF DARWIN LINDAH_ ARCHTECTS, P.A ITS USE BY TTf HOLDER OR DISCLOSURE TO OTFERS WITHOUT TFE WRITTEN PERIASSION OF DARWIN LINDAFL ARCHTECTS, P.A IS PROHBITED. IT CONTAINS PROPRIETAY AND C049DBV1IAL INFORMATION OF DARWIN LINDAH_ ARCHTECTS, P.A REPRODUCTION OF TFE MATERIAL HEREIN WITHOUT WRITTEN PERNASSION OF DARWIN LINDAH_ ARCHTECTS, P.A VIOLATES THE COPYWRITE LAWS OF TFE UNITED STATES AND WILL SUBJECT TFE VIOLATORS TO LEGAL PROSECUTION COPYRIGHT 0 2016 BY DARWIN LWAFL ARCHTECTS, P.A Project; #2016 -10 RETAIL STORE AND R.V. SERVICE CENTER FOR CAMPING R 3801 CHELSEA ROAD W. MONTICELLO, MN Revision s No; Revision; Date; I hereby certify that this plan specification, or report was pre- pared by me or under my direct supervision and that I am a duly registered Architect under the laws of the state of Minnesota. Date: 9/8/16 Registration No: 15,248 Drawh 9: PRELIMINARY SITE PLAN Sheet Na A1.0 3 0 0 c i� 0 U 0 L6 rn / 3 d- O Ln rn / 00 O 0 N E 02 M s O N N C� I C: 0 (.0 J / O � N � V) CD 6 +� U O / Y Preliminary Plat f r r 0 CAMPING WORLD FIRST ADDITION r r jolf 17"'RAIT-111-D LINCOLNSHIRE, LLC F10, Ll M-: 60 0 60 120 L_ i!%iiiiiiiiij SCALE IN FEET DESCRIPTION OF PROPERTY TO BE PLATTED: (Per First American Title Insurance Company, Commitment No. NCS- 806919 -PHX1 dated August 12, 2016) (PID No. 155 - 185 - 001010) The part of Lot 1, Block 1, 90th Street 3rd Addition, which lies northeasterly of vacated Chelsea Court as dedicated in 90th Street Addition, Wright County, Minnesota. AND (Per First American Title Insurance Company, Commitment No. NCS- 806919A -PHX1 dated August 12, 2016) (PID No. 155 - 128 - 001010) Lot 1, Block 1, 90th Street 2nd Addition, except that part platted as 90th Street 3rd Addition, Wright County, Minnesota. NOTES: 1. The property contains no wetlands. 2. The underground utilities shown have been located from visible evidence, field markings per Gopher State One Call Ticket No. 162571745 and available mapping. The surveyor makes no guarantees that the underground utilities shown comprise all such utilities in the area, either in service or abandoned. The surveyor further does not warrant that the underground utilities shown are in the exact location indicated although he does certify that they are located as accurately as possible from information available. The surveyor has not physically located the underground utilities. Prior to any excavation, contact Gopher State One Coll for an on -site location (651- 454 - 0002). 3. Easements depicted per First American Title Commitment No. NCS- 806919A -PHX1 dated August 12, 2016. 4. Existing building is approximately 38,573 sq. feet in size. Municipality: City of Monticello Existing Zoning: B -3 Highway Business B -4 Regional Business Overlay Zoning: FBS- Freeway Bonus Sign District Proposed Use: Highway Retail Road Mileage: N/A Street Lighting N/A Proposed Utilities: N/A Plat Area: Total Area: 374,098 Sq.Ft. = 8.588 Acres Proposed ROW: 0 Sq.Ft. = 0.00 Acres Park Area: 0 Sq.Ft. = 0.00 Acres Lot Summary: Number of Lots: 1 Average Lot Area: 374,098 Sq.Ft. Density: 0.116 Lots per Acre Owner /Subdivider: FRHP Lincolnshire, LLC 250 Parkway Drive ss's Suite 270 Lincolnshire, IL 60069 Engineer /Surveyor: Hakanson Anderson Assoc. .O/ 3601 Thurston Avenue Anoka, MN 55303 I (763) 427 -5860 I I C0.1 RD. 39 NE \ Contact: Charles R. Christopherson P.L.S. B V L_I \ \ /\I ITI /1T PID NO. 155 - 226- 000020 \ Riverwood Bank \ Zoned B -3 \ A F-'\F-'\ITI/ -\I\ I G� / \ t�� 1141 \ - CB RE= 956.16 / #24 IE(NE)= 953.01 / �_ / IE(S)= 953.05 / I� l \ X#25 \ IE(SE)= 953.21 \/ #22 ldf _ r o#21 /�a&\G�\ \ #2 / 9S�\ - - - �� /// ` 0TyhSoSter 1 ��� / CB \ \ R�4 9 10 'y q of � o � 0 6 2� 00 � 7 RE= 956.09 8 0369 O /�ON %C #20 \ I �_ E(N)= 953.34 \� /F \ \ �, /� 7 / C / /� 957 IE E)- 953.34 \ /F\`9s \ \ #17 E(W) _ 39 \ 9S 678 \ RE- 956.11 n / 3) E(E�953.44 n / E(S) @53.39 \ ` \ •� � O.�O e'/ / � #16 1 IE(SW)�953.76 � \ \ I /O c' '\ y� H PES> \ propane -� \ OHO 15 #14 �/ tC` ix 0' � #,35` DcDc 12 \ 956 951 Z) � \ v ` h ^/ �1 \ \ �. ;... FE= 957.72 .. , /1 I � �/ \ 5� 6 E_957 70 PIV� �I / I \ O / RE= 956.03 / ° C/J RE = 956.08 G GFE= 957.70 / / / 16 I \ \ �J ��I / �O / E= 953.68/ IE= 953.93 \FFE -950 66 �, (\ GFE= 957.69 / 11 South line of Lot 1, -81ack 11 y� � /L. GFE = 957.67 !. 90TH STREET 2ND ADDITIONI �J ` 9; i�J L _ #26 / Gases F FF�gs GFE= 957.68 -- _ _ _ - G Meter o` FF 9S �s) Existing Building \ I / 1 mwO / _ ' 3801 Chelsea Rd. W 0,� �\ I / Elec \\ Drainage & Utility oo / Cabinets co '/ I^ Easement per rec>1rd plat •� � r� �4i \ 2 of 90TH STREET 2ND \ ADDITION - North lime of Lot 1, Block 1, #4 � �^ I - 90TH STREET 3RD ADDITION Z 1 ` ! " S \ Q >; G u, #32 7idn5foi3rrer'• 'Q L i96 05 1, N ^ �1T1 I\ r1 �o /11 ITI /1T A \ \.-/vIL_\/I PID NO. 155-185-000010 City of Monticello Zoned 1 -1 T r- r- T / ' =336.00 / t o m �- o 0�e >' X33 °25'54" LOT z __,1--- "tt'Teas1erly line -0 ao I 1 h . i �� ::4:: - o G�' - - ' of vacated J a N #33 I '' ( ✓' ,'..''' 7 °� a L Chelsea Court, as `��� \J BLOCK �� " - `� \O dedicated in 90TH / W /�� RE =955.0 !`r.'.:` ^• h RE =954.96- v + N C STREET ADDITION I �� o a� 1 ( IE =950.9 h �o� /�' � :: 1` IE(S) =95 11 '_` "`, \ \ J _ (n 4� n'� , 1 IE(NE)= 950.16 � ... I LLI - \ „y� -7 I =) PID NO. 155-185-001010 �� r s� " ` _:�`.' o w - \9 \/ I \ LJo �� m \ am ".\ ' �� ?::; / Flag SC -- Pole ZA Storm MH > I \.� / S o9e r RE= 957.81 \I StO I \ l \ FFT 3 0 p Utigt I \ A I�/ II-\/ I T I \/ /\ N ` I #35 � 57 � - / - I \ W 0) - - 958 - -� F,g jti/h qp� °f �FOSe D 00 g °nth R \ 'noy���' "nt(s ss4MN / - 0 ` JI j �, _ 956 1 // F(NF -,946 3 / RF I �1 m �� ti -�� / - I W RE= 57.49 950 STRF r /Y�. - J\ \ \/F () 948 40 / / /F(S 9s3 �I m / O a 'I \ J / S D - � C FT @ of T \x),9494 .%o / F(NF�) 11956 r' / d \ \ 5g / w \ \ I ° g RF q4 \ �4 0 % 94"8,5' // #36 / \ \ �9 0 \ 1 N oI �j M /F,99S6�4 0�/ �0 7 \\ v i R tOr� �8/ / \ f\ I G1 - I r o N � m �, / �ry�° o ^^ / /- ,8 R'1' a'ock 7 �6 SS T I \ /F(N ��s9 l ° / __1 \ \ \� v 95° / ' \ �I - v 1 Z 1 7­0 I CB 948 \ / / #37 GP o RE= 953.Y0 / 1 I I o 0 � / C �`' 1 \ \ 7S m / 0 ��L� \ mmlE(SW) =94.41 \ I O N Say / \ \ I\ ,� q IE(NW)549�.45 1 r Z< (r s / ^r 9 D 2 }Ssr � \ CB X 72 S 4 .Q yyI �, RE =95 .37 _ _ _ _ I I M, CL 0 > Cp 1 \ D IE(N) =8.82 °5 \ orm D \: \ 38 IE(S)= 9}}8.77 (PLUGGB� Gg 1 I #4 San MH ­ IE SE N - - \ {J52.65 ' I/ RE= 956.13 1E(NW 948.80! -- RCP \ 1 IE(N)= 948.75 W) I )-948.80 1 D San MH D \ J \\ 1 IE(S)= 948.60 IE(S=48.80 Storm M , RE- 954.38 \ / / # A f�ITI -\I\ I v/ v II II //� FES \ C / / U �� #40\ \/ I / I E= 949.45 (a I G #41\ so m - -Storm MH _ Storm \ , \ \ \ RE= 956.68 L i RE1954 MH IE() 35 \ / �) ^30 R #42 I IE(S)= 947.50 4 \ IE (W) °947. Cp \ \ _ 8p /E( f) ,94g. 00 \ \ /� ,� \ \ I --CB 947.80 \ \ / \ - S -R€= 956 -13-- / v N on \ D IE= 952.50 = 6 S R,, \,9 1 , l8 s� w NQ S ess D S 1 0 07 �o /0 72S'10 q \ d nea B 4 c 000 ^I \ \ ry� 1 / 21 36 0) 3 10 \ cg 1 on�S P 9S ?S8 1 \ Rf__9S3 R fors MH D d 9S� f ( /w> 945 77 36 RCP CO \ /F 9S6 (N�,9 ¢3 Ff),94623 / ASS) 9S 46 / ' /8 \ \ /F(NW) 946 /,8 \ 916.1(9 ,8 \ DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET prepared by me or under my direct supervision and that I CRC Hakanson A n d e rs o n am a duly Licensed Professional Land Surveyor under the g y � laws of th at of nes DRAWN BY: Civil Engineers and Land Surveyors PRELIMINARY PLAT SMM 3601 Thurston Ave., Anoka, Minnesota 55303 CAMPING WORLD FIRST ADDITION OF _=75 R. CHRISTOPHERSON, LS - BY: CHECKED 763 - 427 -5860 FAX 763- 427 -0520 2 Date 09/30/16 Lic. No. 18420 CRC www.hoa- inc.com CITY OF MONTICELLO, MINNESOTA SHEETS 3395.04 VICINITY MAP N SEC.10, T.121, R.25 NO SCALE ss's Sim .O/ R/ DER I \ I I C0.1 RD. 39 NE \ I I =SITE I � N� I I II I 4* �\ I ter" B V L_I \ \ /\I ITI /1T PID NO. 155 - 226- 000020 \ Riverwood Bank \ Zoned B -3 \ A F-'\F-'\ITI/ -\I\ I G� / \ t�� 1141 \ - CB RE= 956.16 / #24 IE(NE)= 953.01 / �_ / IE(S)= 953.05 / I� l \ X#25 \ IE(SE)= 953.21 \/ #22 ldf _ r o#21 /�a&\G�\ \ #2 / 9S�\ - - - �� /// ` 0TyhSoSter 1 ��� / CB \ \ R�4 9 10 'y q of � o � 0 6 2� 00 � 7 RE= 956.09 8 0369 O /�ON %C #20 \ I �_ E(N)= 953.34 \� /F \ \ �, /� 7 / C / /� 957 IE E)- 953.34 \ /F\`9s \ \ #17 E(W) _ 39 \ 9S 678 \ RE- 956.11 n / 3) E(E�953.44 n / E(S) @53.39 \ ` \ •� � O.�O e'/ / � #16 1 IE(SW)�953.76 � \ \ I /O c' '\ y� H PES> \ propane -� \ OHO 15 #14 �/ tC` ix 0' � #,35` DcDc 12 \ 956 951 Z) � \ v ` h ^/ �1 \ \ �. ;... FE= 957.72 .. , /1 I � �/ \ 5� 6 E_957 70 PIV� �I / I \ O / RE= 956.03 / ° C/J RE = 956.08 G GFE= 957.70 / / / 16 I \ \ �J ��I / �O / E= 953.68/ IE= 953.93 \FFE -950 66 �, (\ GFE= 957.69 / 11 South line of Lot 1, -81ack 11 y� � /L. GFE = 957.67 !. 90TH STREET 2ND ADDITIONI �J ` 9; i�J L _ #26 / Gases F FF�gs GFE= 957.68 -- _ _ _ - G Meter o` FF 9S �s) Existing Building \ I / 1 mwO / _ ' 3801 Chelsea Rd. W 0,� �\ I / Elec \\ Drainage & Utility oo / Cabinets co '/ I^ Easement per rec>1rd plat •� � r� �4i \ 2 of 90TH STREET 2ND \ ADDITION - North lime of Lot 1, Block 1, #4 � �^ I - 90TH STREET 3RD ADDITION Z 1 ` ! " S \ Q >; G u, #32 7idn5foi3rrer'• 'Q L i96 05 1, N ^ �1T1 I\ r1 �o /11 ITI /1T A \ \.-/vIL_\/I PID NO. 155-185-000010 City of Monticello Zoned 1 -1 T r- r- T / ' =336.00 / t o m �- o 0�e >' X33 °25'54" LOT z __,1--- "tt'Teas1erly line -0 ao I 1 h . i �� ::4:: - o G�' - - ' of vacated J a N #33 I '' ( ✓' ,'..''' 7 °� a L Chelsea Court, as `��� \J BLOCK �� " - `� \O dedicated in 90TH / W /�� RE =955.0 !`r.'.:` ^• h RE =954.96- v + N C STREET ADDITION I �� o a� 1 ( IE =950.9 h �o� /�' � :: 1` IE(S) =95 11 '_` "`, \ \ J _ (n 4� n'� , 1 IE(NE)= 950.16 � ... I LLI - \ „y� -7 I =) PID NO. 155-185-001010 �� r s� " ` _:�`.' o w - \9 \/ I \ LJo �� m \ am ".\ ' �� ?::; / Flag SC -- Pole ZA Storm MH > I \.� / S o9e r RE= 957.81 \I StO I \ l \ FFT 3 0 p Utigt I \ A I�/ II-\/ I T I \/ /\ N ` I #35 � 57 � - / - I \ W 0) - - 958 - -� F,g jti/h qp� °f �FOSe D 00 g °nth R \ 'noy���' "nt(s ss4MN / - 0 ` JI j �, _ 956 1 // F(NF -,946 3 / RF I �1 m �� ti -�� / - I W RE= 57.49 950 STRF r /Y�. - J\ \ \/F () 948 40 / / /F(S 9s3 �I m / O a 'I \ J / S D - � C FT @ of T \x),9494 .%o / F(NF�) 11956 r' / d \ \ 5g / w \ \ I ° g RF q4 \ �4 0 % 94"8,5' // #36 / \ \ �9 0 \ 1 N oI �j M /F,99S6�4 0�/ �0 7 \\ v i R tOr� �8/ / \ f\ I G1 - I r o N � m �, / �ry�° o ^^ / /- ,8 R'1' a'ock 7 �6 SS T I \ /F(N ��s9 l ° / __1 \ \ \� v 95° / ' \ �I - v 1 Z 1 7­0 I CB 948 \ / / #37 GP o RE= 953.Y0 / 1 I I o 0 � / C �`' 1 \ \ 7S m / 0 ��L� \ mmlE(SW) =94.41 \ I O N Say / \ \ I\ ,� q IE(NW)549�.45 1 r Z< (r s / ^r 9 D 2 }Ssr � \ CB X 72 S 4 .Q yyI �, RE =95 .37 _ _ _ _ I I M, CL 0 > Cp 1 \ D IE(N) =8.82 °5 \ orm D \: \ 38 IE(S)= 9}}8.77 (PLUGGB� Gg 1 I #4 San MH ­ IE SE N - - \ {J52.65 ' I/ RE= 956.13 1E(NW 948.80! -- RCP \ 1 IE(N)= 948.75 W) I )-948.80 1 D San MH D \ J \\ 1 IE(S)= 948.60 IE(S=48.80 Storm M , RE- 954.38 \ / / # A f�ITI -\I\ I v/ v II II //� FES \ C / / U �� #40\ \/ I / I E= 949.45 (a I G #41\ so m - -Storm MH _ Storm \ , \ \ \ RE= 956.68 L i RE1954 MH IE() 35 \ / �) ^30 R #42 I IE(S)= 947.50 4 \ IE (W) °947. Cp \ \ _ 8p /E( f) ,94g. 00 \ \ /� ,� \ \ I --CB 947.80 \ \ / \ - S -R€= 956 -13-- / v N on \ D IE= 952.50 = 6 S R,, \,9 1 , l8 s� w NQ S ess D S 1 0 07 �o /0 72S'10 q \ d nea B 4 c 000 ^I \ \ ry� 1 / 21 36 0) 3 10 \ cg 1 on�S P 9S ?S8 1 \ Rf__9S3 R fors MH D d 9S� f ( /w> 945 77 36 RCP CO \ /F 9S6 (N�,9 ¢3 Ff),94623 / ASS) 9S 46 / ' /8 \ \ /F(NW) 946 /,8 \ 916.1(9 ,8 \ DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET prepared by me or under my direct supervision and that I CRC Hakanson A n d e rs o n am a duly Licensed Professional Land Surveyor under the g y � laws of th at of nes DRAWN BY: Civil Engineers and Land Surveyors PRELIMINARY PLAT SMM 3601 Thurston Ave., Anoka, Minnesota 55303 CAMPING WORLD FIRST ADDITION OF _=75 R. CHRISTOPHERSON, LS - BY: CHECKED 763 - 427 -5860 FAX 763- 427 -0520 2 Date 09/30/16 Lic. No. 18420 CRC www.hoa- inc.com CITY OF MONTICELLO, MINNESOTA SHEETS 3395.04 01 3 a 0 0 it 0 U 0 rn r7 / 3 O Ln M ro / 00 0 0 N E � O LO Y O N N � I C3 0 � J O � N D VI o � 6 +� U O/ Y Site Location f r r 0 Exhibit CAMPING WORLD FIRST ADDITION r jorf FRHP LINCOLNSHIRE, LLC !o 80 0 80 160 SCALE IN FEET DESCRIPTION OF PROPERTY TO BE PLATTED: (Per First American Title Insurance Company, Commitment No. NCS- 806919 —PHX1 dated August 12, 2016) (PID No. 155 - 185 - 001010) The part of Lot 1, Block 1, 90th Street 3rd Addition, which lies northeasterly of vacated Chelsea Court as dedicated in 90th Street Addition, Wright County, Minnesota. AND (Per First American Title Insurance Company, Commitment No. NCS- 806919A —PHX1 dated August 12, 2016) (PID No. 155 - 128 - 001010) Lot 1, Block 1, 90th Street 2nd Addition, except that part platted as 90th Street 3rd Addition, Wright County, Minnesota. NOTES: 1. The property contains no wetlands. 2. The underground utilities shown have been located from visible evidence, field markings per Gopher State One Call Ticket No. 162571745 and available mapping. The surveyor makes no guarantees that the underground utilities shown comprise all such utilities in the area, either in service or abandoned. The surveyor further does not warrant that the underground utilities shown are in the exact location indicated although he does certify that they are located as accurately as possible from information available. The surveyor has not physically located the underground utilities. Prior to any excavation, contact Gopher State One Call for an on —site location (651- 454 - 0002). 3. Easements depicted per First American Title Commitment No. NCS- 806919A —PHX1 dated August 12, 2016. 4. Existing building is approximately 38,573 sq. feet in size. Municipality: Existing Zoning: Overlay Zoning: Proposed Use: Road Mileage: Street Lighting Proposed Utilities: City of Monticello B -3 Highway Business B -4 Regional Business FBS— Freeway Bonus Sign District Highway Retail N/A N/A N/A Plat Area: Total Area: 374,098 Sq.Ft. = 8.588 Acres Proposed ROW: 0 Sq.Ft. = 0.00 Acres Park Area: 0 Sq.Ft. = 0.00 Acres Lot Summary: Number of Lots: 1 Average Lot Area: 374,098 Sq.Ft. Density: 0.116 Lots per Acre Owner /Subdivider: FRHP Lincolnshire, LLC 250 Parkway Drive Suite 270 Lincolnshire, IL 60069 Engineer /Surveyor: Hakanson Anderson Assoc. 3601 Thurston Avenue Anoka, MN 55303 (763) 427 -5860 Contact: Charles R. Christopherson P.L.S. Zoned B -3 IN N. I \1 V L_1 \ — — -- - - - - -_ \\ \ \ \ \\ \ \\ \� A f1f11T1/1(\ I \JlJ I L_\J L� \ /— \L,/ LJI I I�/I N PID NO. 155 - 226- 000020 Riverwood Bank Zoned B -3 \(�1 /�tX rj` / `� �l% ��\ \\ \� ��\ /Vim• \ \� —� PID NO. 155 - 171 - 001010 / 11 / �� % 96 - / Jeff's Dream LLC / — \ /�/ tio�/ / r. �1 T I 140 70 - / Zoned B -4 O\ L.I / \ �. 3 \ \ On of /X �., • ,�'+`.°''` , � � / '' t , I � \ — \ — — Fj JI YI Drainage &Utility — — — — — — �6 Easement per record plat ADDITION STREET 2ND N o zl6 i ~ j .� I • I �� — z — \ — — o \ L L= 196.05 n wm° \ `' o ��,� ��_ R= 336.00 T o QI - / `' �', X33'25'54" I1[.L'0 I — '' /� .scJ --- �%� --`� BLOCK oa�l I � I T I /1 T A \\ \���� �i I \ U J PID NO. 155-185-001010 / V-1 U I L _ U I 0/) \V / pew o oe & — A �FYF1 I T I /1 N I Is I \ / I \ < \RO,o/ ttu16, l j\ LJ U I I I \J V I / — / I W I PID NO. 155 - 185 - 000010 _ / - City of Monticello f \q\t�ryo�' "''t I � \ Zoned 1 -1 ^ T �) F —� T / / \ \ // sl PID NO. 155 - 225 - 001010 Maas Automotive Group LLC i No Zoning I � i � / � \ �� \' I Zoned B -3 Oh A nnITlnl\ I I / — I \ \\ �� �I / 1, � > 0fr 190 11 4 0.00 \ \ \ o'ss, SS" S� - - - -' Zone /io '2S \ \ 524'49 i �\ aB 3 '-0 000190 \ jol \ \ , 10 \ >c IN \ Co \ \ \ i / DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET prepared by me or under my direct supervision and that I CRC Hakanson A n d e rs o n am a duly Licensed Professional Land Surveyor under the g y SITE LOCATION EXHIBIT 2 MMMIN laws of the ate of ' es a DRA" BY: Civil Engineers and Land Surveyors �p SMM 3601 Thurston Ave., Anoka, Minnesota 55303 CAMPING WORLD FIRST ADDITION of CHARLES R. CHRISTOPHERSON, CHECKED BY: 763- 427 -5860 FAX 763- 427 -0520 2 Date 09/30/16 www.haa— inc.com Lic. No. 18420 CRC CITY OF MONTI ELLO, MINNESOTA SHEETS 3395.04 R ■ s Z 9' C 0 v M T.O. OPNG ELELEV: 114' -0" F.F.E. ELEV: 100' -0" T T 20 I PARTIAL NORTH ELEVATION 1/8" = V -0" fiE) CG_I ni Darwin Lindahl Architects, P.A. 4124 Quebec Ave. North, Suite 106 Minneapolis, Minnesota 55427 Ph:763.560.0448 Fax:763.560.0441 e -mail: lindahlarch@gmail.com THIS DRAWING AND THE INFORMATION THEREIN IS THE PROPERTY OF DARWIN LINDAHL ARCHITECTS, P.A. ITS USE BY THE HOLDER OR DISCLOSURE TO OTHERS WITHOUT THE WRITTEN PERMISSION OF DARWIN LINDAHL ARCHITECTS, P.A. IS PROHIBITED. IT CONTAINS PROPRIETARY AND CONFIDENTIAL INFORMATION OF DARWIN LINDAHL ARCHITECTS, P.A. REPRODUCTION OF THE MATERIAL HEREIN WITHOUT WRITTEN PERMISSION OF DARWIN LINDAHL ARCHITECTS, P.A. VIOLATES THE COPYWRITE LAWS OF THE UNITED STATES AND WILL SUBJECT THE VIOLATORS TO LEGAL PROSECUTION. COPYRIGHT © 2015 BY DARWIN LINDAHL ARCHITECTS, P.A. Project # : 2016 -09 / U) Q I V//////Z f � W 0 O 3: co °Z �- Q UJI J O z Z CC \ U G ti L Q W (: MEN W Z co -J U) a. UJ J W 1 1 1 1 O T U p U �- � � V �o ,� 9 PARTIAL WEST ELEVATION co 1/8" = 1'-0" ,� 8 PARTIAL EAST ELEVATION 1/8" = 1' -0" 20' -1" 11' -9%" V 8' -5" 1' -3 2" 4%" 3' -10" 3-10" 2' -7 z" Lo, Lo 4' -5" SEE SCHED 4j2 4y" 5' -7%" 5' -0%" 4Y" 4�" 3' -5" 3' -11" 4y2" 4y2" /„ 4/2, N 4%2" 4%" 4%" 4%" 2.. 4%" cN 4%2" (N N GLAZING KEY: SYMBOL GLASS TYPE °w • 1/4" TEMPERED GLASS CV CV r• N f` t` c0 W W 04 • • • CN • • CN F2 CLEAR FINISH ALUMINUM ,� 7 I INTERIOR FRAME ELEVATIONS AT SALES MANAGERS #101 1/4" = 1' -0" F3 CLEAR FINISH ALUMINUM F4 CLEAR FINISH ALUMINUM F5 CLEAR FINISH ALUMINUM KEYNOTES: 1. SAWCUT OPENING W/ TOOTHED -IN CMU INFILL, CORES TO BE FILLED SOLID 2. SECTIONAL OVERHEAD ALUMINUM GARAGE DOOR 3. PREFINISHED BREAK METAL FLASHING COLUMN Revisions: No: Re vision: Date: Certification: I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. 7� Darwin M. Lindahl ' Date: SIG. DATE License No: 15248 Drawing: EXTERIOR ELEVATIONS Sheet No: A201 THE SHERWIN WILLIAMS CO. 3736 WALNUTS T HARRISBURG PA 17109 2528 ANDERSON PRO PAINTING 502 SAINT JOHNS DR SHIREMANSTOWN PA 17011 (717) 860 -4977 SALE UMBER SIZE PRODUCT 6 04 -13779 5 GAL A89WI151 Visit www.sherwin - williams.com Store 3323 (717) 545 -4239 JOB 01 ANDERSON PRO PAINTING SHIPPED TO: PA DOUG ANDERSON (717) 860 -4977 SI SHERWIN- WILLIAMS. CHARGE INVOICE NO. 2564 -4 PAGE 1 OF 1 PO# CAMPING WORLD ORDER: OE0063176Q3323 DATE: 1012812014 TIME: 07:30 AM 2 -5524 E55115553 TERMS: NET PAYMENT DUE ON NOV. 20TH DESCRIPTION SPR EXT SA EXTRA COLOR: C011 8182W CANDLEBARK CCE COLOR CAST OZ 32 64 128 61 BLACK -- - -- - --48 1 - 1 R2 MAROON - 3 1 1 Y3 DEEP GOLD 4 - 1 1 CUSTOM SHER- COLOR MATCH _ Thank You _ receipt required for refund MERCHANDISE RECEIVED IN GOOD ORDER BY. MARK QTY 10 #&No& =41 SUBTOTAL 6.000% SALES TAX:1- 391710900 CHARGE -'AiQ_ Lo CD CANDLEBARK MAIN BODY COLOR CO 11 8182W " CANDLEBARK" PAINT EX. CAP AREA OF DOOR FLASHING "BLUE OPENING CHIP (TYP)" MODIFICATIONS BLUE CHIP SW6959 � S COLUMNS "BLUE CHIP" (TYP) EI EAST BUILDING ELEVATION SCALE 3/32° = V -0" BLAND WALL "BLUE CHIP" o I j i s- I I H.M. DOOR /FRAME y "BLUE CHIP" (TYP) NORTH BUILDING ELEVATION uSCALE 3/32" � m I I I I 1 m F, J WEST BUILDING ELEVATION SCALE 3/32° = 1' -0' I i MIMI [�SOUTH 9' BUILDING ELEVATION SCALE 3/32° _ 1' -0"