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5.1. PCSR 07-12-2011Elk REQUEST FOR ACTION River TO ITEM NUMBER Planiun Commission 5.1. AGENDA SECTION MEETING DATE .PREPARED BY Planning July 12, 2011 Jeremy Barnhart, Planning Manager ITEM DESCRIPTION REVIEWED By Request by Devin Peterson (Peterson Construction) on behalf of Thai Buddhist Center of Minnesota for a Conditional Use REVIEWED BY Permit for Institutional Use in R1a Zoning District, 10863 208`'' Ave, Public Hearin -Case No. CU 11-08 ACTION REQUESTED Staff recommends approval of the Conditional use Permit for Institutional Use, as illustrated on drawings dated May 31, 2011with the following conditions: 1. As a Conditional Use .Permit is not a Building Permit, the applicant shall receive all required permits. 2. The standards for issuance of the Conditional Use Permit shall be satisfied in perpetuity. 3. The development shall meet all applicable .fire codes. 4. Parking lot improvements shall provide for ADA compliance parking spaces, a 24-foot wide drive aisle, and concrete curbing and shall be approved by staff prior to construction. 5. An address number must be displayed at the entrance to the property. 6. No more than three freestanding .accessory structures be provided (e.g. shed, gazebo, and institutional space). Applicant Devin Peterson on behalf of Thai Buddhist Center of Minnesota Location/ Address 10863 208t'' Avenue NW 60 Day Rule The City must take action by July 31, 2011 OVERVIEW The original Planning Commission Packet, dated June 14, 2011 is attached, providing additional back ground information: At the June 14 Planning Commission meeting, the Planning Commission held a public hearing, and reviewed the application submitted by Devin Peterson on behalf of Wat Thai for their proposed prayer and meditation center. During the public hearing, a number of concerns were raised from neighboring property, primarily: Impacts of driving on Septic system The amount of traffic being generated, residents felt that more than 50 cars was a common practice The impact of the parking lot on the existing trees on the property. Case File: CU 11-08 Page 2 Thai Buddhist Center of Minnesota The signage would impact neighborhood. The belief that an institutional use would negatively impact property values. The Planning Commission ultimately tabled the decision, directing staff to review these issues, and to allow the applicant time to prepare an acceptable parking lot design. Since the meeting, staff is .able to comment on the concerns heard by the adjacent property owners: Impacts of driving on Septic system. The applicant proposes construction of a new septic system designed to accommodate both the house and the proposed addition. Concerns with the existing septic system will be addressed with its abandonment. A septic system will require a permit from the building department. The amount of traffic being_generated, residents felt that more than 50 cars was a common practice. Regardless of the action of the Planning Commission and Council, the property owners may have frequent visitors. Via the CUP process, limiting the number of vehicles is unenforceable. The impact of the parking lot on the existing trees. On July 7`'', staff received a faxed draft of the parting lot design. The sketch is not to scale, and is not approvable, so it is impossible to fully understand the impact the parking lot will have on the existing lot and by possible extension, the neighborhood. It is known that a parking lot, appropriately designed will be noticeable to adjacent properties. It is not known if this change will significantly impact the use and enjoyment of the adjacent properties. It is important to note that there is no restriction on a private property owner removing any number of ees, altering the neighborhood. The reasons the proposed parking lot, shown on the attached fax dated July 7, 2011, is not approvable follow: The plan does not indicate curb and gutter The plan does not indicate drive aisle width The plan does not provide adequate and reasonable turning movements fox vehicles The plan does not provide parking for persons with disabilities The signage would impact ne~hborhood. Signage is permitted for every home, regardless of conditional use granted. Political signage is unregulated. Home based business are permitted 2 square feet of signage. An approved institutional use is permitted 92 square feet of signage. The belief that an institutional use would negatively impact property values. A frequent comment. No evidence has been provided that this proposal will negatively impact property values. The Standards for Conditional Use permit follow. The Planning Commission and Council should only approve a Conditional Use permit if they find the proposed use: 7. I.Vill not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. The Council may or may not find that the use detrimentally affects the use and enjoyment of other property. 2. Wlill be consistent aarith the comprehensive plan. It is staffs opinion that the use is consistent with the Comprehensive Plan. 3. Till not impede the normal and orderly development and improvement of surrounding vacant property. It is staff's opinion that the use will not impact the development of surrounding vacant property. N:\Departments\Communiry Development\Planning\Case Files\CUP\CU 11-08 Tai Buddhist Center\CU 11-08 SR to PC 7-12-11.docs Case File: CU 11-08 Page 3 Thai Buddhist Center of Minnesota 4. Wlill be served adequately by and ~arill not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse dir~iosal, water and sewer systems, parks and schools; and mill not, in particular, create tra~ic congestion or interference with tra, ffzc on adjacent and neighboring public thoroughfares. The Council may or may not determine that the use will adversely affect surrounding public facilities, in particular the street. 5. Weill not involve uses, activities, processes, materials, equ pment and conditions of operation that mill be detrimental to any persons orproperty because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or vibrations. The Council may or may not determine that the use will involve activities that are detrimental to other persons or property due to noise or traffic. 6. 1-Vill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The Council may or may not determine that the improvements on the property will result in the destruction of natural or scenic features. 7. mill fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany findings stating how the proposed use does not comply with the standards set forth in Section 30-654. It is important to consider these standards as they apply to the proposed use, not the use that has occurred in the past. The use of the dwelling unit fox prayer and meditation is anon-regulated use. The Planning Commission and Council should discuss any concerns with standards #1, 4, and 5 as they apply to the proposal versus the use of the property for prayer and meditation. Does regulating the property through the Conditional Use Permit, including adding reasonable conditions help to address the concerns of septic tanks, noise, and traffic? Does a larger sign help direct visitors to the property, rather than searching through the neighborhood as reported? Does an alteration of the property to provide for additional off street parking address the haphazard parking system in the past? It is staff's opinion that the appropriate construction of a parking lot, and the ability to regulate the property based on the Conditional Use Permit criteria will address the addressable concerns raised thus far. ATTACHMENTS Location Map Revised parking lot sketch dated July 7, 2011 June 14, 2011 Planning Commission packet Action Motion by Second by Vote Follow Up N:\Departments\Communiry Development\Planning\Case Files\CUP\CU 11-08 Tai Buddhist Center\CU 11-08 SR to PC 7-12-11.docx ^^I^ !~ 4l~17>'' 11 13: Q~6 ~113441~61;~ OLI1~ ~~f ~ '~ _.-----~ F;~~C 61 ~~7. ^^YeL~~~.S ° ~~~ao~A~J'a~J~i>r ~ ,o, Rey ~ ~, 11 t. ~ 1 ~^•.~ ^ ~ ` ~~ `~' w. ~"~~ ~ ~ SAM C 0p.~ ^ ~ I ' ^ ~ ~ ~~ 1 1 _` ~ ~ 1 ~SnAN ~C U , • ~~, '~'' : 1 ~, rl 11 I. e~$IQ...~ r, r .:~jri. `.li'~'~ c 1 ~ ~Uirl'All}fIN(.U1 , ~ ~, ~ ~+ t,~.~G~u' /30.1 . t ~E'A .~ _..~..~-•• ~.' ~ ' I '~~i~irl ~, ~" RF,T IPNiMr,. w~U., f ~ r,r i '~' V~ ~ ~ 'i~.f:. IPS ~~ j ~ r '`~,~ ~.~......,.r- a 953.37 ~ ~ I` i j ~ 1 m 615~..1'S •' ~ h~ I I /~ ~ ~ ~ ~ 3A~ :S ''A ` ~ ~ SAN ~l;~~J. ~ ~ 1~ / / r' / ~ ~ '/ ` i; / ~ / ~' ~ Jar i ~ ''~ / l ~ `~," ' ~ r ~ ~ fir` / ~ ; ~' p;,' i / ~ , ~. , ,; ~ l , ti ~ ~ ~ :,,,,. I f I. -~,. ~, IGN ~., ••,j7,C`~' C ~ .•,.. 'rte"u r ~ ~, ~ ,~, ' i, l~ ~~ ~V~.ti, m ~ .r/ hil'r '. ~I~ ~ rid _; ~ ,(JJ~~NpUS SUf~F'ACE" -~ ..'' •, j.... , -:~ -:.. - . - ~ •~ -„-.•f . , , ,.~;, Y, : . , ., . ~ ir. ., -~ . / •,..: , ~~ ~.. .,?.~1__.,. ...,_~. p••~, ..,~,~ ~..,. ~ . ''r 1. _,~~..._ • , ~~_ ~~' ~~R-BtTM' bt':~nd fax tr'an~m(ttal memo ?f~Tt Met ponr.9 ~ ~ rrom~ ~ t l:e. ., CQ, Imo, ~...,. _ vepc. ne F9x 1! ~~^ G~ "F / Fa1M f2 f~9''' ' ~~~~ ..y, b~+. ' c~ ~ ,,. ' 7 ~t~ ~ ' 'r;, ~~~~„a '~~ S. I_!NF OF T'HG ~!E Ya ~) T FILE GOPY REQUEST FOR ACTION TO ITEM NUMBER Plannin Commission ~.1. AGENDA SECTION MEETING DATE PREPARED BY Plamung June 14, 2011 Jeremy- Barnhart, Planning'~Ianager ITEM DESCRIPTION REVIEWED By Request by Devin Peterson (Peterson Construction) on behalf Jeremy-Barnhart, Plannin I~Zana er of Thai Buddhist Center of ~Zinnesota for a Conditional Lse REVIEWED BY Permit for Institutional Use in R1a Zoning District, 10863 208`'' A~=e, Public Hearin -Case INTO. CU 11-08 ACTION REQUESTED Staff recommends approval of the Conditional use Permit fox Institutional Use, as illustrated on dra~°ings dated May 31, 2011with the following conditions: 1. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for alI require permits. 2. The development shall meet all applicable fire codes. 3. Parking lot improvements shall provide for ADA compliance parking spaces, a 24-foot wide drive aisle, and concrete curbing. 4. An address number must be displayed at the entrance to the property. 5. No more than three freestanding accessory structures be provided (e.g. shed, gazebo, and institutional space) Applicant Devin Peterson on behalf of Thai Buddhist Centex of Minnesota Location/ Address 10863 208' Avenue NW 60 Day Rule The City must take action by July 31, 2011 OVERVIEW The Thai Buddhist Center desires Conditional Use Permit approval to expand and make modification to an existing detached garage on the property. The improvements would include a 30 by 30 foot expansion of the former garage. The expansion area would house a kitchen area and men's and women's toilets and showers. The former garage area would house an open room, primarily for prayer and meditation. The total size of the building would be 78 feet by 30 feet, or 2,340 square feet. The attached narrative provides further information. In using a property for an institutional (religious) uses, there is a subtle distinction on when a Conditional Use Permit is required. Institutional uses are a conditional use in all residential and commercial zones except for C-4 Community Commercial. The applicable regulation can be found in the definition: "An Institutional use is a place or facility which is designed for use as a place of worship". (Emphasis added.) ~:,~ ~ , Case File: CU 11-08 ~ ~ ~' ~ Thai Buddhist Center of Minnesota P~ *e Applied, a person or group mar use a home to host a bible study a-eekly for example, but meshing modifications to the structure for such a use ~-ould require a conditional use permit. Thai Buddhist Center of ~Tinrlesota has o~-ned the borne for a number of j-ears, and has had pelzodic events in the home and on its grounds. This is the first application the Cite has receij-ed to mane modifications to the propertt>. The addition rill be sided a-ith j-inyl siding to match the existing structure. Based on the information provided, it appears that the building a-ill be residential in character. Other improvements to the property- include a 13 ~ 1 ~ shed !existing) an 11 by 11 gazebo (existing), and a proposed 10 b~T 14 foot shed on the north side of the propert-e. In residential areas, t~-o detached structures are permitted, a-ith a total square footage of 3000 square feet. The applicant proposes four, u-ith 2, i 96 square feet. Staff suggested that the proposed shed be attached to the existing shed. BACKGROUND/PRECEDENT Precedent ~~~ith the exception of the Elk Ri~-er Lutheran Church Interim Use appro~-ed in October 2010 (CU 10- 18), all of the churches in the CitS- of Elk Rii-er are in residential areas. i\1o record of a denial has been found since 2005. GENERAL INFORMATION Location Existing Use Comprehensive Plan Current Zoning Designation Subject Single Family Rural Residential R-1a Property residential North Undeveloped Rural Residential R-1a agricultural South Single Family Rural Residential R-1a residential East Single Family Rural Residential R-1a residential West Single Family Rural Residential R-1a residential APPLICABLE REGULATIONS Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-OS Tai Buddhist Center\CU 11-(18 SR to PC G-1413.do~ Case File: CU 11-08 Page 3 Thai Buddhist Center of A4innesota 1. Will not endanger, injure or detrimentally affect tl~e use and e~zjoyment of other property in tl~e immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neigl~borl~ood or tl~e city. 2. Will be consistent wit1~ the comprehensive plan. ~. Will not impede the norynal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traff c congestion or intea ference wit1~ tra~c on adjacent and neighboring public thoroughfares. ~. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or I~istoric feature of major importance. 7. Will fully comply with all other requirements of t1~is Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany findings stating how the proposed use does not comply with the standards set forth in Section 30-654. ANALYSIS As noted above, religious institutions are a relatively common use in residential districts. Generally, concerns are raised with regard to the additional traffic generated by the use and its required parking. Institutional uses require one parking stall per 3 seats at design capacity. Although the improvements proposed by the Buddhists do not include fixed seats, it is staff understanding that the users in the room will use mats. Assuming a fairly dense configuration of 63 3' by 4' mats in the room, 21 parking spaces would be required. The site improvements show 34 parking stalls, on either side of the existing driveway off of 208`'' Avenue. Although modifications of the parking lot design are necessary, the number of stalls exceeds the requirements of the ordinance. Required modifications include provision of ADA handicapped accessible stalls, creation of a 24 foot wide aisle, and provision of a concrete curb. The parking lot is proposed as gravel. Elk River ordinances permit class V gravel as a parking surface, but require concrete curbing. With regards to the application of the Conditional Use Permit standards to this application, it appears that the request is consistent with all of these standards. However, the biggest challenge with this proposal is the placement of the parking lot. Any parking'lot expansion will require the removal of some trees. An alternative to the parking lot configuration is to reduce the number of stalls, thereby reducing the impact on the trees, green space, and wetland. While the applicant proposes no additional landscaping, the Planning Commission and Council map determine some is necessary to preserve the neighborhood character. N:\Departments\Community Development\Planning\Case Files\CUP\CU I1-08 Tai Buddhist Center\CU I1-OS SR to PC 6-1411.doc~ Case File: CiJ 11-08 Page 4 Thai Buddhist Center of A2inneso±a Comt~rehensi~-e Plan The use of residentially zoned propert<- for institutional use is consistent a-iili the Comprehensi~-e Plan. Trees ~1uch of the lot is heat-ily ~-ooded. ~~ number of trees contained Oak ~~'ilt last fall and ~z-ere remoj-ed. ~~%etlands The western portion of the propert<-, immediately ~-est of the parking lot, is a large ~-etland. The parking lot is about 17 feet from the wetland, at its closest point. The wetland buffer of 2~ feet applies and must tue maintained, requiting a modification to the parking lot design. Utilities The applicant has indicated that a second on-site septic system is proposed for the institutional building. ~1TTAGHMENTS ^ Location l~fap ^ Applicant's I~Tarrati~e ^ Final Grading Plan and Site Plan ^ Staff comment letter dated ~Za~, 10, 2011 ^ Staff Comment letter dated June 7, 2011 Action Motion by Second b~- Vote Follow Up N:\Depaitments\Communiry I3erelopment\Planning\Case Files\CUP\CU 11-U8 Tai Buddhist Centel\CU 11-0$ SR to PC 6-1411.doe~ Project I~?arrative The building grill be a Buddhist meditation center. The hours of operation will be M thru F 10:00 am until 1:04 pm Sat'& Sun 10:00 am unti12:00 pm. There u~ill be an average of ~ to 10 members attending sen~ice at any given time and 2 or 3 employees in attendance also... There are 4 existing parking stalls and 30 more proposed, a surveyand site plan has..been done: The building will corriply with all applicable building codes.. The exterior will be matched to the existing;vinyl siding and the roof will be of asphalt shingles. There.. will be l sign only at the entrance of the driveway made of wood, 1'x3' . There will be 1 storage shed made of wood 10`x14' at the back or I~TOrth side of: he property that will contain a Lawn mower,gardening tools, snow shoveling equipment, and some folding tables and chairs. The center. is for quiet`healing mediation and tranquility and is designed to stay as close to natural nature. as ;possible. Sincerely:. - Thai Buddhist Center of Minnesota ^ ~^~~lr as " . . ^^~ ^ ~. (~ ray /1 ~9A ~,/ ~ ~ ^ > N ~ , ~r ~ ~~ ~~ ~ ~ ~ t ~- _ »_._. --~ R ~~. ` ~ ~ - ~ °~~~e ~ X ~ r,~ E ~ ~ ~ ~n a ; ~~ -,A~ °j• i `-~"~ ~ ~ ~ ' ~ ~ ti?,~ ~ i ,~~ ~ ~ t .., -' ~ ~ ~ ~ I vt /~,~ ~ ~ Y +f O- ! 9 G~qq~~ ~ 1~~~~' d ~ ~f ~ ~. W ,y ~ } ~a~, J19 GA's ~ ~ /./,~"~~ (J~'"rr`^ ~ ~ ~-,~}.'[,-. ~~ ~.~ Alm 0 ~ ~ F ~! ~ ~ ~ AI ~ ~~1 ~ M •ut -a' ~~~~ 13065 Orono Parkway Elk River, MN 55330 June 7, 2011 Devin Peterson ~~IA EMAIL: devinpetersen@gmaiLcom Petersen Construction 7744 Carnelian Lane Eden Prairie, l~~? 55346 Thai Buddhist Center of Minnesota 10863 208' Avenue Elk River, NIl~T 55330 RE: Thai Buddhist Center Dear ?~~Ir. Petersen: City Sta$ is completing the analysis and staff report for the Planning Commission meeting, scheduled for June 14~'. In review of the wetland delineation received staff noted the proximity of the planned improvement, namely the parking lot, to the existing wetlands. In review of the wetland delineatton graphic received May 31, and a site inspection completed on June 2, we note that the planned improvements appear to encroach into the require wetland buffer and setback areas. EIk River Ordinance section 30-1851 requires a 25 no touch buffer immediately adjacent to a wetland. An addition setback from the buffer area is also required (30-1852 b). The site plan indicates that much of the parking lot on the west side of the drive encroaches into the buffer, setback, or both. Additionally, the City Code requires a 24 foot wide parking lot aisle and all parking lots must be bordered by concrete Garbing. Because of this encroachment and necessary alteration to the parking lot design, the City is not in position to approve the plans as presented. The Thai Buddhist center has a number of options: 1. Adjust the parking lot to avoid placing spaces within the wetland buffer. Phone: 763.635.1000 Fax: 763.635.1090 www.ci.elk-river.mn.us 2. Relocate the parking eLseu-here on site. Both options require the alteration of the parking lot design. To help illustrate the requirements, staff has sketched an option. The follo~-ing rill be a recommended condition for approval when the Planning Commission recie~=s your request on June 14~'. The parking kot s),.all be redesigned to avoid the wetland buffer and include code rnr~cicrant aides and ~,~rt,~in~, Please contact me at your earliest opportunir~, and a-e can discuss the options further. I can be reached at ~ 6J% GJJ-1OJ4 Sincerely, Jeremy Barnhart Pkanni~nff Manager Phone: 763.635.1000 Fax: 763.635.1090 vvww.ci.e1 k-ri ver. m n, u s O{ ~~ • Arm ~~~ 130b5 Orono Parkway Elk River, MN 55330 May 10, 2011 Mr. Devin Petersen i~44 Carnelian Lane Eden Prairie, NLv' ~~~46 VIA EMAIL: devinpetersen09@gmai-Isom RE: Comments, Thai Buddist review Dear NIr. Petersen: City Staff held its site plan review committee meeting on Wednesday, May 4~', using plan sets dated ~~prii 21, 2011 and received Apri125~'. Following this review, the following comments aTere generated. If you have comments or questions, it is beneficial to bring those to my attention as soon as possible. This letter will be attached to the recommendation to the Planning Commission and City Council, currently scheduled fox June. 1. Wetland. Please have the wetland delineated. There is a concern that the parking lot is encroaching into the wetland, and a delineation will verify that. 2. Floor plan. The submitted floor plan suggests that the new addition will house a kitchen an restrooms. Please verify that the existing garage space will be open, for services and other uses. Floor plan. Parking requirements are based on design capacity of the main room. What is the design capacity? 3. Septic system. The addition of restrooms and a kitchen will increase use of the on- site septic system. Please provide verification from a licensed septic system inspector that the system can accommodate the design proposed. 4. Number of freestanding structures. I note that there are currently 3 freestanding accessory structures on the property. The Ordinance permits up to two; All freestanding structures will need to be outlined as part of the Conditional use Permit. Phone: 763.635.1000 Fax: 763.635.1090 veww.ci.efk-river.mn.us ~. Buildingplans. Generally-, the more developed building plans are, the better informed the public, cite- staff, and the Cit-~- Council can be during the review. I note that the building floor plans are sketches, and are not issuable for building pe~--mits. Final dra~cings drawn b~ an architect w711 be necessary to ~-erifr occupancy-, load, exiting, and oilier factors, prior to issuance of a building permit. 6. Drainage Calculations. The CitC- Engineer has determined that drainage calculations are not required at this time. I hope this information is helpful; please do not hesitate to contact me if you ha, e an,~ questions. 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I ~~ ~" >~ 1 1 f.3 r r 1 L 4 4 ~ 4 O ~ ~ 4YO y tt ~pQ~r 7 O O yl G) t ~JJJ ~ o N ~Ur NNF -1 y x Z Dyn A D ~ 8 D ~ 1 ~ y,, ~ p q`~ I D o e ~• ~ p p r I, ~ ~ ~ ~ O ~ ~ ~ ~ ~ \ i ~ m O 4 O ~ O ~ O ~ 4 4 ~ 0 0 0 0 ~ ~ _ ~ O O O O $ 8 ~ ~ ~ ~ ~ .r ~5 ~5~ ~. ~ ~ ~ ~ ~ 8~ ~ IrZ~~1 Iy Z LI m O ~ ~ ~ ~ t 7 ~ ~ i ~ ~ "~ ~ ~ ~ ~ U 1 ~ ~ O ~ ~ ~ ~ v o O 2 ppp ~ 55 ~ ~ ~ ~ ~ O L ~ ~ ~ y C) ~ ~ oC A ~~ $ p$ m; 1~1 yy .77 ~ j ~ i11 = ~ s ~ ~ N O A ~ ~ D y ~ = F m O = m I hereby certify that this plan, specif- report was prepared by ma cation DATE: 4 21 2011 rrty No. DATE DESCRIPTION \ -~ + FINAL GRADING PLAN & SITE PLAN Oliver Surveying & Engineering, Inc. , or and direct supervision and DESIGN BY: WJM I I II ADD W TLAND TI N o that I o ,~1y Licensed Professional RAWN BY BJC ELK RIVER, MN Land Surveying•CivilEngineering•LnndPlanning Engineer u def~h} laws of the state : D of Minnesota. `//~/ CHECKED BY: WJM 580Dadgedve. Elk River,Minnesam 55330 I°/~/~/ R N PREPARED FOR: (763) 441-1072 -jac. (763) 441-5665 ~ Y DWG: 8868-IOB D Y \ Signature: TEXT THAI BUDDHIST CENTER wtvW.oliver-se.com William J. Moonen, - Date: XX XX 2011 Lic. No. 26777 FlLE NO.: - 3