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METRO EQUITY MANAGEMENT • 7920 LAKEVILLE BOULEVARD • P.O.BOX 967 LAKEVILLE, MN 55044
OFFICE: 952.469.4800 • FAX: 952.469.4804 • WWW.METROEQUITYLLC.COM
March 25, 2015
David Olson
City of Lakeville
20195 Holyoke Avenue
Lakeville, Minnesota 55044
RE: 20851 Holyoke Avenue Conditional Use Permit (Angry Inch Brewery)
Dear David,
As the owners of 20851 Holyoke Avenue, we are pursuing a conditional use permit for Angry Inch
Brewing Company to begin operation with-in 3,338 square feet of the property.
Proposed Conditional Use Permit – to allow staff administration approval of Brewery at 20851
Holyoke Avenue.
Proposed Square Footage = 3,338 SF
Total Building Square Footage = 6,695 SF
Angry Inch Brewing Company
Angry Inch Brewing Company: Angry Beer for Happy People. The craft beer industry is booming,
especially within the Twin Cities and Angry Inch Brewing (AiB) wants to bring the excitement to
Downtown Lakeville. AiB, owned by Jon Erickson, Josh Hebzynski along with other investors, was
established in 2011. Lifelong friends, Jon Erickson and Josh Hebzynski will be operating the tap room at
20851 Holyoke Avenue with their passion for brewing high gravity, high flavor brews for their patrons.
They plan to offer nine beers at their tap room. Six of the beers will be on tap year-round and two will
rotate throughout the year. The six beers offered year round will be their flagship, award-winning
Daddy’s Honey Pot, 42 Short & Portly, Easy Amber, AiPA (Angry Inch Pale Ale), Four Horsemen, and
Samoan Kisses nitro brew. Menage Trois and Solar Eclipse will rotate every six months and another brew
will rotate every two months. Their business at Angry Inch Brewing Tap Room will be to sell beer flights,
beer by the glass and growler sales just recently approved within the City of Lakeville.
Proposed Build Out
The AiB taproom will have 56 house seats with 12 seats at the bar, and 46 seats on the patio. They will
be brewing beer with a seven barrel brew system set up in the west 1,124 square feet of the occupied
space. To accommodate the use of space we will be upgrading to a new main water line connecting to
the water main located at Upper 208 th Street West. A safety plan will be submitted by the
subcontractors selected to complete the construction of new water line. The construction plans
describing the building materials used and build out of the space will be submitted by Reprise Design,
the selected architecture company for this project.
Current Zoning at this Location
This site is currently zoned as C-CBD Commercial Central Business District. The conditional use permit is
to allow a brewery to use the space, which under the current zoning is allowed in the C-CBD with
approval from city administration. We feel this use is complimentary to the surrounding commercial
areas and allows for adaptive re-use of the facility that was originally a retail store, as discussed below.
Parking / Traffic at 20851 Holyoke Avenue
The parking requirements for businesses are not as strict for the C-CBD as the other zoning areas of
Lakeville. Although they are not as strict, we still want to ensure that there will be sufficient parking for
the newly added businesses located on such a small site. Currently there will only be 5 onsite parking
spots and 6 adjacent street parking spots for the building. Since 11 parking spots will not be sufficient
for the Restaurant and Brewery located in the proposed site. We do feel that the downtown area has
sufficient public parking and understanding adjacent building owners that will support the lack of
parking on the proposed site. The Property owner to the North and to the West has agreed to allow the
patrons of these facilities use the parking lots at their buildings. A parking map attached will show the
locations of the ample parking available to support the site.
The Holyoke Professional LLC building to North has a parking lot with 44 spaces. Since the building is
currently used for a school building, and the operating hours are morning to midafternoon Monday
through Friday. The hours will be opposite of the Brewery hours. AiB’s primary or busiest hours of
operation will be in the evening and on weekends. We feel that since the hours of operation are so
different that the shared parking should not affect the operation of either business and shall be viable
option to support the parking of the proposed site.
MAH Properties LLC building to the West has a parking lot with 57 parking spaces. The building is
currently vacant, but the future plan for the building is to re-open as a similar use as the previous use of
a bar and restaurant. When another bar/restaurant opens up in the building the primary hours of
operation will be similar. We do feel that with the public parking lot with 104 spaces to the south west
shown on the parking map will be able to help aid in parking support for both businesses.
We feel that with the shared and public parking in the Downtown Lakeville area, parking for AiB should
not be an issue. Each year Pan-o-Prog is held in Downtown Lakeville and draws thousands of people to
the area. During this time thousands of people are able to find ample parking to visit all of the
businesses and events in the area. We feel that if the areas parking can sustain thousands of patrons for
a week that patrons of the AiB will have sufficient parking to fill the 68 seats in the brewery during the
busy hours on evenings and weekends.
Impact on Local Retailers
20851 Holyoke Avenue is located in the center of the Downtown Lakeville Retail District. This special
service district is supported by the Downtown Lakeville Business Association and consists of many
businesses such as service, retail, the school district, the Lakeville Post Office, restaurants, office space
and high density residential. AiB moving into Downtown Lakeville will have a positive impact on the
other businesses by drawing patrons to the area which will increase traffic to the special service district
and other businesses. The increase in traffic to the area will not only result in more attendees to the
other businesses but a higher recognition of where Downtown Lakeville is.
The other food service businesses are very welcoming to the brewery opening their business here due to
the fact that under Minnesota State Regulations they are not allowed to serve food at the taproom. This
is going to have a positive impact on Heavy Metal Grill opening next door, Mainstreet Café, Babes Music
Bar and even Dairy Delite during the summer months. Patrons of AiB can dine in or take out of these
restaurants before or after visiting the taproom.
Just recently AiB had a tasting event that had about 600 attendees over their 7 hour event at the
Lakeville Heritage Center. Attendees were able to try the many brews and get to know the brew masters
and owners, Jon and Josh. This event shows that not only are people excited for Angry Inch Brewing to
come to Lakeville but they have a following that will support the business in this area.
Original Facility Use
Originally this property was built in the mid-1950s and renovated in the 1970s to become Ace Hardware
and Paint. Ace Hardware and Paint was very successful in this location for the Simon Family but in
August 2009 they decided the store needed an expansion and remodel. Metro Equity Management’s
owner, Mark Hotzler and Ace Hardware and Paint’s owner, Dean Simon, did a land swap resulting in a
new Ace Hardware and Paint across the street from this location, leaving this property vacant and ready
for a new user.
Written Statement of Findings
1. The owners do not feel that the conditional use is detrimental to or endangers the public health,
safety, comfort or general welfare.
2. The owners feel this conditional use will not be injurious to the use and enjoyment of other
properties and in fact, helps keep the area viable.
3. The property will have upgraded utilities to sustain the users of the property.
4. The user of this property does in fact fit with the current zoning of the property, the brewery
use needs approval of conditional use.
Respectfully Submitted,
Quenton Scherer
Metro Equity Management LLC