HomeMy WebLinkAbout2016-02-23 CC Meeting Packet Enclosure Oak Park Heights
Request for Council Action
Meeting Date February 23rd 2016 _
Time Required: 10 Minutes
Agenda Item Title: Pizza Ranch—Conditional Use Permit/Variance/Platting/Design
Guidelines and Site Plan Review: 58th Street and Memorial Ave.
Agenda Placement New Business
Originating Department/Requestor Eric Johnson,City Administrator
Requester's Signature
Action Requested Discussion,Possible Action
Background/Justification(Please indicate if any previous action has been taken or if other public
bodies have advised):
Please see the attached from City Planner Scott Richards:
1. Planning Report dated February 4th&February 17'x,2016
2. Planning Commission Resolution-Unsigned
3. Proposed City Council Resolution
Page 79 of 158
TPC3801 Thurston Avenue N,Suite 100
Anoka. MN 55303
Phone:763.231.5840
Facsimile:763.427.0620
TPC@PlanningCo.00m
PLANNING REPORT- CITY COUNCIL
TO: Eric Johnson
FROM: Scott Richards
DATE: February 17, 2016
RE: Oak Park Heights — Pizza Ranch — Conditional Use Permits for a
Restaurant and Setbacks; Preliminary/Final Plat; Variance for an
Electronic Message Board; and Design Guidelines/Site Plan
Review— Morning Dove Avenue—City Council
TPC FILE: 236.02— 15.11
BACKGROUND
Ernest Swanson, representing All Things Are Possible PR, LLC has made applications
for Conditional Use Permits for a restaurant use and setbacks; Preliminary/Final Plat;
Variance for an Electronic Message Board, and Design Guidelines/Site Plan Review to
construct a new Pizza Ranch restaurant adjacent to the Lake Area Bank on Morning
Dove Avenue.
The Planning Commission, at its February 11, 2016 meeting, recommended the
applications with conditions. The recommending resolution of the Planning Commission
is attached. Additionally, the City Council resolution is attached for approval of the
project.
In advance of the meeting, the Applicants provided a re sed pylon sign design. They
proposed to the Planning Commission that they would drop the request for the second
monument sign with the electronic message board. Instead, they requested one
freestanding sign with a secondary electronic message board. Please see the diagram
as attached.
A Variance is required to allow the sign that has been proposed. The request is for a 20
foot high pylon sign, with 120 square feet of signage, and the electronic message board
with 50 percent of the sign face. The Zoning Ordinance would allow an 18 foot high
pylon sign, with 80 square feet of signage and an electronic message board that would
be no more than 35 percent of the total sign face.
Page 80 of 158
The Planning Commission was favorable to the one freestanding sign and the
allowances that were requested. They indicated that going from two freestanding signs
down to one, and a reduction in the sign face total from 160 square feet to 120 square
feet was positive.
CONCLUSION/RECOMMENDATION
The City Council should consider the approval resolution as attached which includes the
recommended conditions of the Planning Commission.
pc: Julie Hultman
2
Page 81 of 158
r
i tS 11 Ii
n
f
t:f 14
erZ4111r eihAQ .,
MUM I
. paw Qat
C11114 I
V
lill
I.
.8 .1 ,9
I, .1 1 0!
Ng E
sr
ti; ,;.'; 1
U I,
1, 1 1 i
0
,.,i iq
,1 ��
Ili
Page 82 of 158
TP 3801 Thurston Avenue N,Suite 100 ENCLOSt1IIE 2
Anoka. MN 55303
Phone:703.231.5840
FieSWAila:783.427.0520
TPC®IPlanningCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: February 4, 2016
RE: Oak Park Heights — Pizza Ranch — Conditional Use Permits for a
Restaurant and Setbacks; Preliminary/Final Plat; Variance for an
Electronic Message Board; and Design Guidelines/Site Plan
Review—Morning Dove Avenue
TPC FILE: 236.02— 15.11
BACKGROUND
Ernest Swanson, representing M Things Are Possible PR, LLC has made applications
for Conditional Use Permits for a restaurant use and setbacks; Preliminary/Final Plat;
Variance for an Electronic Message Board, and Design Guidelines/Site Plan Review to
construct a new Pizza Ranch restaurant adjacent to the Lake Area Bank on Morning
Dove Avenue.
A Conditional Use Permit is required to allow the construction of a restaurant in the B-3
Highway Business and Warehouse District; the other Conditional Use Permit is to allow
for a reduction in the front yard setback which is Morning Dove Avenue. A Variance is
being requested to vary from the sign requirements of related to the changeable copy
portion of the proposed electronic message board.
In that this is a totally new building on an empty lot, the Applicant will need to comply
with the Design Guidelines for the building and site improvements.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative, January 13, 2016
Exhibit 2: ALTA/ACSM Land Title Survey(1)
Page 83 of 158
Exhibit 3: Sketch of Description (1)
Exhibit 4: Preliminary Plat(1)
Exhibit 5: Final Plat(1)
Exhibit 6: Proposed Lot Exhibit(1)
Exhibit 7: Existing Site and Removals Plan(C1.11)
Exhibit 8: Proposed Sloe Plan(02.11)
Exhibit 9: Proposed Site Utility Plan (02.12)
Exhibit 10: Delivery Vehicle Access(02.21)
Exhibit 11: Grading Plan (C3.11)
Exhibit 12: Grading Details(C3.21)
Exhibit 13: Grading Details(C3.22)
Exhibit 14: Stormwater Pollution Prevention Plan (C4.11)
Exhibit 15: Stormwater Pollution Prevention Notes and Details(C4.12)
Exhibit 16: Civil Details(C5.11)
Exhibit 17: Civil Details(C5.12)
Exhibit 18: Civil Specifications(C5.21)
Exhibit 19: Photometric Plan(C6.12)
Exhibit 20: Landscape Plan (L1.11)
Exhibit 21: Landscape Notes and Details(L2.11)
Exhibit 22: First Floor Plan(A1.21)
Exhibit 23: Equipment Plan (A1.22)
Exhibit 24: Exterior Elevations(A2.11)
Exhibit 25: Exterior Elevations(A2.12)
Exhibit 26: HVAC Screening Building Sections(A7.11)
Exhibit 27: Trash Enclosure Details(S1.41)
Exhibit 28: Wail Sign Plan
Exhibit 29: Drive Up Sign Plan
Exhibit 30: Pylon Sign Plan
Exhibit 31: Monument Sign Plan and Details(Two Pages)
Exhibit 32: Electronic Message Board Example
Exhibit 33: Report of the City Arborist
Exhibit 34: Report of the City Engineer
PROJECT DESCRIPTION
I & S Group, Inc., the project architect and engineer has provided a Project Narrative
found as Exhibit 1. Excerpts from the narrative are as follows:
Project Location
Morning Dove Avenue and Minnesota State Think Highway Number 6. Directly south of
Lake Area Bank
Site identification
Current:Lot 2, Block 1, Oak Park Station
Proposed:Lot 1 Block 1, Swansonville
2
Page 84 of 158
Proposal Summary
A new 5,693 square foot, 200 seat ground up building constructed to the National
Franchise standards with a tentative opening in August of 2016.
Community Impact
Communities are filled with people who want to help out their favorite school or charity
and we're here to help you. Pizza Ranch's most popular program is their °Community
Impact"Fundraising Events. Members of your organization come in and help serve the
guests then receive donations from guests plus a percentage of sales from that night.
It's a great way to raise awareness and money for your organization, team, or for a local
family in need. Community Impact Fundraising Events ane also a great way to build
camaraderie by rallying around a common cause. it allows you the opportunity to
interact directly with folks from your neighborhood.
Pizza Ranch also offer a coupon book program, Round Up cards, and a variety of other
fundraising opportunities and school programs. Many locations parifcipate in our
"Wagon Wheel' program which provides donations to local schools for each Wagon
Wheel collected from Pizza Ranch pizza and chicken boxes.
What is being requested?
The applicant for the Pizza Ranch Oak Park Heights is asking that the following to be
approved so that we may proceed with bringing a successful, fun and great community
partner to the City of Oak Park Heights.'
1. Site Plan Review
2. A conditional Use Permit for a restaurant with a take-out window In the B-3
Highway Business and Warehousing District (refer to Take-out Window section
of narrative below)
3. Subdivision (Major)
4. Relocation of the existing 30' wide utility and drainage easement as platted in
Oak Park Station so that the center line thereof will be on the west property line
of the proposed Pizza Ranch parcel.
5. Vacating the easements of the underlying plats of Kem Center and Kern Center
2nd Addition (not the easements of Oak Park Station).
6. Vacating City Resolution 07-08-55
7. Approval of the site plan
8. Approval of the grading
9. Approval of the drainage plan
10 Approval of the landscape plan
11.Approval of the site photometnics plan
12.Approval of the floor plan
13.Approval of the exterior building finishes
14.Approval of roof top mechanical screening
15.Building mounted signage approval
16.Pylon sign approval
17.Monument sign approval(LED electronic message reader board)
3
Page 85 of 158
How compatible Is the building with surrounding popes?
This projects location will be taking an agricultural property and developing a restaurant
that meets the brand image of Pizza Ranch but also harmonizes with the development
design standards. The proposed building will be surrounded by an existing bank to the
north, a proposed gun club lathy to the south, and future businesses that are unknown
to the wrest. The CUP allows this type of business and it will be an enhancement to the
area. it will fit in extremely well with the surrounding properties:
Hours of Operation
The restaurant will be open for lunch and dinner 7 days a week Service will begin at
approximately 11am and end at approximately 10pm. The lunch buffet will begin at
approximately 11am and end at approximately 2:00pm. The dinner buffet will begin at
approximately 4:30pm and end at approximately 8:00pm.
Number of Employees
Two weeks prior to opening, all employees will be hired and start training. Pizza Ranch
will create 4 full time jobs; General Manager, Assistant General Manager, Kitchen
Manager, Guest Services Manager. There will be approximately 70 part time jobs
created, most of who will average about 20 hours per week and about$7-$11Ahr.
Proposed Building Materials
The building will be composed of typical Pizza Ranch materials, this includes;.
engineered wood composite siding and trim, asphalt shingles, metal roof cap,
architectural masonry block, and stone veneer wainscot.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Highway Business/Warehouse
on the Proposed Land Use Map. The use of the site as a restaurant is consistent with
the Comprehensive Plan.
Zoning. The property is to be zoned B-3 General Business District. Restaurants are a
Conditional Use. Section 401.300.E.2 of the Zoning Ordinance provides criteria for
review. A review of the Conditional Use criteria is as follows:
2. Restaurants, cafes, tea rooms, taverns, and off-sale liquor without drive-through
facilities provided that
a. No convenience food establishments with or without drive-through or drive-in
facilities will be allowed.
Comment: Pizza Ranch is considered a sit down restaurant. It is not a
convenience food establishment as defined by the Zoning Ordinance. The drive
up window is to pick up food only that had been previously ordered by phone or
4
Page 86 of 158
email. There is no order board. In that this proposal is different from a drive-
through or drive-in as defined by the ordinance, Staff does not have an Issue.
b. Take out facilities with food and beverage served on or in disposable dishes shall
not constitute more than ten (10)percent of the food service business.
Comment Most of the food service will be consumed in house.
c. The use obtains all local, state and federal food and beverage handling licenses
and/or permits.
Comment Ali required licenses shall be obtained by the Applicant
d. There shall be no excessive noise or odors emitted from the use. e. There shall
be no outdoor storage and/or display.
Comment: There shall be no excessive noise, odors or outdoor storage.
e. The hours of operation shall be limited as necessary to minimize the effect of
nuisance factors such as traffic, noise and glare upon any neighboring uses.
Comment The restaurant shall be open seven days a week from 11:00 AM to
10:00 PM.
f. Parking and loading areas are in conformance with the parking and loading
requirements outlined In Section 401.15 F of this Ordinance.
Comment: The site plan Indicates adequate parking and loading areas.
g. The loading spaces shall not be located within the front yard of a lot.
Comment The loading areas will not be in the front yard.
h. Adequate analysis and provisions are made to resolve Issues related to traffic
and demand for services. No use shall be allowed that will exceed the City's
ability to provide streets, utility, police, fire, administrative or other services to the
site.
Comment: The streets and services are adequate to serve this use in this
location.
i. The provisions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
Comment A review of the criteria indicates that this use would be compatible
with the Ordinance.
5
Page 87 of 158
Subdivision. The property is to be subdivided from Lot 2, Block 1, Oak Park Station.
The new lot will be approximately 1.59 acres and will be platted as Lot 1 Block 1
Swansonviile. The proposed lot will comply with the minimum lot size of 15,000 square
feet and a lot width of 100 feet. The southwest line of the new lot will line up with the
northeast lot that will be created for Range 082, the indoor shooting range that has been
previously approved. The drainage easement that extends from the cul du sac through
the property is proposed to be moved to the northwest property line. All vacation of
easements and creation of new easements for the plat shall be subject to review and
approval of the City Engineer and the City Attorney.
Setbacks. Building setbacks required in the B-3 District are as follows:
Building
Eta
Front 40 feet 23 feet cur du sac
(cul du sac 65 feet Highway 5
and Highway
5)
Side 10 feet 66 feet northwest
65 feet northeast
Rear 20 feet 177 feet southwest
Ail of the setbacks will comply with the requirements except for the front yard building
setback to the Morning Dove Avenue cul-du-sac. The building setback is 40 feet and
the site plan indicates a 23 foot setback. Due to the configuration of the lot and the
current location of Morning Dove Avenue, a setback conditional use permit seems
reasonable. Section 401.15.C.1.e.5)of the Zoning Ordinance allows for deviations from
the setback by conditional use. Please find a review of this request as follows:
5)A required yard on a lot may be reduced by a conditional use permit if the Mowing
conditions are met:
a) The reduction of setback requirements is based upon a specific need or
circumstance which is unique to the properly in question and which, if approved,
will not set a precedent which is contrary to the intent of this Ordinance.
Comment The location of the cul du sac and the fact that it qualifies under the
definitions as the front yard is unique to this lot and limits the use of a significant
portion of the lot The setback as proposed allows for access through the site.
b) Property line drainage and utility easements as required by the City's
Subdivision Ordinance are provided and no building will occur upon this reserved
space.
6
Page 88 of 158
Comment There will be no building located on the drainage and utility
easements.
c) The reduction will work toward the preservation of trees or unique physical
features of the lot or area.
Comment: There are no trees or unique physical features of the lot except for
the existing location of the cul du sac that provides site design challenges.
d) If affecting a north lot line, the reduction will not restrict sun access from abutting
lots.
Comment There is no impact to abutting lots.
e) The reduction will not obstruct traffic visibility, cause a public safety problem and
complies with Section 401.15.B.6 of this Ordinance.
Comment: The reduction will not result in any traffic or safety issues.
f) The conditions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
Comment A review of the criteria indicates that this use would be compatible
with the Ordinance.
All parking and drive aisles must be set back at least 10 feet from the property line. All
of the parking and driveway areas are compliant with this requirement
Traffic Circulation/Curb Cuts. The site will be accessed by Morning Dove Avenue
with two curb cuts. The Zoning Ordinance indicates that driveway access curb
openings on a public street shall not be located less than 40 feet from each other for
commercial properties. The two curb cuts are approximately 35 feet apart The City
Engineer does not see an issue with the curb cut separation, especially in that this is on
a cui du sac.
Pedestrian Access. The site plan indicates a connection to the existing sidewalk on
Morning Dove Avenue. The sidewalk would continue around the cul de sac and a
connection has been made to the sidewalks around the building.
Deliveries. The Applicant has indicated that deliveries would be brought via semi-truck
usually at off peak hours. The semi would park near the rear of the structure in the
driveway or parking area.
Drive Up Window. The Pizza Ranch will feature a drive up window for preorders.
There is no order board. As a result, the customer will only need to pay and receive
their product, thus reducing the time in a typical restaurant drive through. If a customer
arrives before the order is ready, the payment is processed and the customer proceeds
7
Page 89 of 158
to parking stabs designated for pick up only. The stacking space should accommodate
three vehides which will be more than adequate for this type of drive up window.
Parking. The following table provides an analysis of proposed and required parking
spaces:
Parking Ares Required
Requirements Speps
1 per 40 square feet 2,882 X.9=2,594 SF dining 65
1 per 80 square feet 1,897 X.9= 1,707 SF kitchen 21
2 spaces Drive-through window 2
TOTAL 88
Per ordinance, the site would require 88 paridng spaces. The site plan indicates 102
parking spaces on site with three additional in the drive through area. There is more
than adequate parking for the restaurant. The site will also accommodate five disability
accessible stalls in compliance with requirements. All of the parking stall and driveway
dimensioning is within the requirements of the Zoning Ordinance.
Snow Storage. The plans do not indicate an area for snow storage. The applicant
shall provide a plan or Indicate if snow will be hauled off the site.
Landscaping. The submitted landscape plan is subject to City Arborist review and
approval. City Arborist comments are found as an exhibit to this report.
Lighting. The submitted photometric plan Illustrates light levels that are within the
maximum of .4 foot candies at the property lines except for the northeast property line.
The fixture should be adjusted to meet this requirement.
Light standards may not exceed 25 feet from the ground surface to the top of the light
fixture. With the proposed base, this height may be exceeded with what is shown on
the plans. The freestanding light fixtures, as provided in the application materials, are to
be a LED fixture that will be full cut off. Any lights visible through the windows of the
structure should also be shielded and full cut off.
The plans do not indicate any wall fixtures as had previously been proposed when Pizza
Ranch considered another location. Applicant should clarify if there will be any wall
fixtures on the building. The plans do show under the parapet lighting that will be full
cut off. The plans do not indicate which parapets will be lit. The Zoning Ordinance
allows for decorative fixtures and lighting of architectural features, subject to approval of
the City Council. The Applicant should provide details on any wall fixtures or
architectural lighting. The Planning Commission should comment on the use of the
architectural lighting.
All light fixtures will need to comply with Section 401.15.B.7 of the Zoning Ordinance as
it relates to lighting requirements.
8
Page 90 of 158
Trash Storage. The plans show the location and design of the trash enclosure. The
gates will also need to be constructed of wood to match the structure. Chain link fence
material will not be allowed.
Mechanical Screening. The plans indicate that the parapet walls are designed to
totally screen the mechanical equipment. Exhibit 26 includes a graphic that shows how
the equipment will be screened. All mechanical equipment shall be required to be
screened as provided in accordance with the Zoning Ordinance requirements.
Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion
control, and utility plans are subject to review and approval by the City Engineer. Storm
water issues are also subject to review and approval by the Brown's Creek Watershed
District.
Signage.
Freestanding Sign. The applicant has proposed an 18 foot pylon sign and a 15 foot
monument sign, both along the Highway 5 frontage. The proposed pylon sign and
monument sign would each be 80 square feet in size. The sign regulations allow for the
two signs as proposed. The monument sign will be an electronic message board. The
plans indicate sign that 69 percent of the area of the sign would be an electronic
message. The electronic message board sign must be in compliance with Section
401.15.G.10.a. of the Zoning Ordinance. The changeable copy portion of the sign shall
not occupy more than 35 percent of the actual copy and graphic area of the sign. This
request shall require review of a Variance to allow the proposed electronic sign area.
Section 401.15.G.16 of the sign regulations provides criteria for review of Variances.
That review is as follows:
1) That particular physical surrounding, shape, or topographical conditions of the
specific parcel of Involved exist.
Comment: There is no Issue with visibility in this area. Other examples of
electronic message boards along Highway 36 have complied with this
requirement.
2) That the condition involved is unique to the particular parcel of land involved.
Comment There is nothing unique to this particular parcel of land. It is not
within the Destination Retail Highway Sign District that makes allowances for
properties impacted by the Intersection of Highways 36 and 5. Stillwater Motors
has been provided this allowance in that they are within the Sign District and
agreed to reduce the amount of special event signage in exchange for the
electronic message boards.
9
Page 91 of 158
3) That the purpose of the variation is not based exclusively upon a desire to
increase the value of income potential of the business involved.
Comment: The applicant has indicated that the purpose is to provide an
electronic sign face large enough to accommodate their desired message.
4) That the alleged difficulty or hardship is caused by this Ordinance and has not
been created by any persons presently having an interest in the parcel.
Comment That is not the case in this request.
5) That the granting of the variation will not be detrimental to the public welfare or
injurious to other land or improvements in the neighborhood.
Comment: The variation will not be detrimental to the public welfare, but may set
precedence for other sign variance requests.
8) That the proposed variation will not impair an adequate supply of light and at
to adjacent property, or substantially increase the congestion of the public streets
or interfere with the function of the Police and Fire Departments of the City.
Comment: The request will not have an impact on air and light to adjacent
properties and will not interfere with public streets.
For the reasons listed above, Staff would not support the Variance for the electronic
message board to exceed 35 percent of the overall sign area.
The Design Standards recommend the use of ground or monument signs rather than
pylon signs. Most of the new signs constructed along the Highway 5 and 36 frontages
in recent years have been monument signs. Staff recommends that the pylon sign be
constructed as a monument sign to match the other sign.
Wall Sianaoe, The following wall signage is proposed:
Total No. Total
Sign _ Square Feet of Signs Square Feet
Southwest Facade: 72 1 72
Southeast Facade: - 72 1 72
Northwest Facade: Blade sign-5 1 5
TOTAL 3 149
10
Page 92 of 158
The Zoning Ordinance would allow for three wall signs on separate building facades.
The total allowable sign area, with the freestanding signs, would be 200 square feet
The applicant has proposed a total of two wall signs and one blade sign with a total of
149 square feet.
Sign Illumination. The pylon sign is proposed to be internally lit and the monument sign
is an electronic message board. The wall signs are back lit and will be compliant with
the Ordinance. The blade sign will be lit by goose-neck fixtures. As long as the light
source is totally shielded of the blade sign,the fixture will be compliant. The signs will
be required to comply with the Zoning Ordinance lighting requirements. Staff will
approve the lighting specifications for the signs at the time of permitting.
Design Guidelines
Sustainable Guidelines. City staff has questioned the applicant on how the project has
been designed to achieve at least a certain degree of sustainability. The Applicant will
need to discuss the methods In building construction and site design with the Planning
Commission of how these issues have been addressed.
Architectural Guidelines.
Facade Treatm
The building will have a definite base, middle and top. The facades features a
stone base, brick, and a wood parapet There Is also a prominent porch and a
varied parapet heights to provide architectural interest
Ground Level Expression
This is a one story building with excellent visibility to Highway 5. The main
entrance is well defined by the porch roof.
Transparency
The building uses glass on all of the facades except for the rear. The Design
Guidelines requires at least a 20 percent transparency on ground floor, street
facing facades. The ground floor of the facade facing Highway 5 is three percent
transparent Front facade of the structure has a transparency of 6 percent The
Planning Commission should discuss this. Based upon the design of the building
and its architecture,the transparency numbers may not be so critical.
Entries
The building features a prominent entry with a double door and the gabled end
of the porch roof.
Roof Design
The roofilne is broken into segments on all of the facades by a varied parapet.
The rooftop mechanical equipment will be completely screened within the
parapet of the building.
11
Page 93 of 158
Building Materials and Colors
The applicant has provided color elevations for review. The primary building
materials of brick, stone and glass will comply with the guidelines. All of the
elevations also feature the stone base and use of brick on a portion of the
façade. None of the prohibited building materials will be used. Building material
samples will be available at the Planning Commission meeting.
Franchise Architecture
The building is a franchise design but the materials have been changed to
comply with the Design Standards. This should be discussed by the Planning
Commission.
Site Design Guidelines
puildina Placement
The proposed building has a well defined entrance facing northbound Highway 5.
Parkin Areas
The parking area is landscaped with perimeter plantings as well as plantings
around the building.
Storm water
Storm water will be addressed by the City Engineer.
Pedestrian and Common Space
The plans indicate extension of the sidewalk from Morning Dove Avenue to the
sidewalk adjacent to the building.
Landscaping
Building entrance plantings have been provided within the parking area, but
outside of the area under the porch.
Two/Shrubs
The trees and shrubs used In the landscape plan shall be subject to the review
and approval of the City Arborist. The Arborist has indicated that the plan is well
designed with a good variety of plant materials.
Udlites/Service/Loadina/Drive-Throuahatorage Areas
Addressed elsewhere in the planning report.
UMW
Addressed elsewhere in the planning report.
nage
Addressed elsewhere in the planning report.
12
Page 94 of 158
Pedestrian/Bicycle Routes
A bike rack will be required. The applicant should identify a location.
CONCLUSION/RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the following listed
requests subject to the conditions that follow:
• Conditional Use Permit for a Restaurant.
• Conditional Use Permit for Front Yard Setback
• Preliminary and Final Plat
• Variance for Electronic Message Board
• Design Guidelines/Site Plan Review
1. The final plat and all vacation of easements and new easements shall be subject
to the review and approval of the City Engineer and City Attorney.
2. The Planning Commission should comment on the request for the front yard
setback Conditional Use Permit.
3. The City Engineer should comment on the distance between curb cuts on the cul
du sac.
4. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Stormwater plans are also subject to review and
approval of the Browns Creek Watershed District.
5. All light fixtures shall be full cut off, compliant with the height requirements, and
be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to
lighting requirements.
6. The Planning Commission shall comment on the lighting of the building's
architectural features. The Applicant shall indicate where the building lighting will
be added.
7. The Planning Commission shall comment on the building design and building
materials.The applicant shall provide building material samples for Planning
Commission review.
8. The trash enclosure shall be redesigned with matching wood gates.
9. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
10. The Applicant shall provide a snow removal plan or indicate if the snow will be
hauled off site.
• 13
Page 95 of 158
11. The Applicant shall replace the proposed pylon sign with a monument sign
compliant with the signage requirements of the Design Guidelines
12. The Planning Commission should consider the Variance request for the
electronic message board.
13. Outdoor lighting for the parking areas shall be turned off one hour after closing,
except for approved security lighting.
14. Ail signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
15. The landscape plan shall be subject to the review and approval of the City
Arborist.
18. A bike rack should be identified on the site plan and placed on site.
17. The Planning Commission should discuss the glass transparency of the building
facades.
18. The Applicant shall discuss methods of construction and site design as ft relates
to sustainabillty with the Planning Commission.
pc: Julie Hultman
14
Page 96 of 158
EXHIBIT 1
PROJECT NARRATIVE
Prefect Mamas Pisa Ranch Omit Park Heights
Submittal Date:3anuery 13,2016
Applicant
All Things Are Possible PR,LLC
Ernest Swanson
1885 Newberry Avenue North
Stillwater,Minnesota 55082
Phone:(651)436-7413
Email: ernieswer:sonemsn.com
Ardiltectfitrighteer
I+S Group,Incorporated
key Wendinger
115 East Hickory Sheet-Suite 300
Mankato,Minnesota 56001
Phone: (507)387-6651
Email:joey.wendingerSis-grp.00m
Project Lowden
Morning Dow Avenue and Minnesota State Trunk Highway Number 5.Directly south d'Lake Area Bank
Sit.Idsnannaon
Current:Lot 2,Bladc 1,Oak Rork Station
Proposed: Lot 1 Blodc 1,Swansonviile
Proposal Summary
A new 5,693 square foot,200 seat ground up building constructed to the National Franchise standards with a
tentative opening in August of 2016
Quick stats about Plaza Ranch
Mission:to give every guest a legendary experience.
Vision:To glorify God by positively impacting the world.
Founder:Adria Groeneweg
Year Founded: 1961
Founding Location: Hull,Iowa
Number of Locations: 190+Locations across 13 States Induding Iowa,Minnesota,South Dakota,North
Dakota,Wisconsin,Michigan,Nebraska,Illinois,Kansas,Colorado,Missouri and Montana
Menu
Starters and Sides:Pizza Ranch's buffet features a variety of appetizers. Included in these are buttery and crispy
garlic bread,fresh-baked breedsticks topped with a savory bland of herbs and spices,cheesy,crispy garlic cheese
breed,breed atidcs,hot wings,dtidcen fries,rands potato wedges,salad bar,ranch chips,hot meshed potatoes and
gay.
Home of the Pius Lover's M a®: Plus Ranch's buffet fieetures a wide range of pizzas to fulfill the cravings of young
and old.With a variety of cruets,sauces,and toppings,you're sure to find one that tempts your tastebuds.If you
don't see your favorite on the buffet,just request It and not only will It be made for you,the very first slice will be
delivered to youl
115 E.Hickory Street.4 '.:uI1e'JUG+Mankaro,MN 56861
587.387.6651 +www Is-grp.cerr.
ARCHITECTURE+ENGINEERING+ENVIRONMENTAL +PLANNING
Page 97 of 158
r
Country's Best Chicken®:Pizza Ranch's Crispy Ranch Chicken®has a perfect bend of spicas and seasonings.It s
prepared Just right to keep it moist inside and crispy outside.You may also find other tasty preparations on our
buffet,Inducing BBQ Buffalo or Asian Sesame Chicken.
Hot Mashed Potatoes and Gravy: Pizza Rands's mashed potatoes are the perfect addition to the Country's Bast
Chicken®.Dressed with their diens best gravy,its home cooldng done right Always hot and steamy,they complete
your meal with a touch of good old-fashioned comfort.
Wholesome Vegetables: Beane,corn,peas,add them to our Country's Best Chicken®and potatoes and you've got
yourself a complete meal.
Sensational Salads: Selections include bossed salad to fruit salads to vegetable salads,cos slaw and everything In
between you can create a perfect start to your meal.Add a cup of soup and make it a meal.Find your favorite salad
toppings and some new ones too.
Fabulous Potato Wedges:Nothing satisfies quite like our potato wedges.Just the right crispiness outside and
fluffiness inside,they're great as a starter,side,or with some butter and sour cream.
Delectable Desserts:Cactus Breed®is Pizza Ranch's signature sweet treat topped with dnnamon streusel and sweet
icing.There are dessert pizzas that come In a variety of fantastic fruit flavors.Some locations have soft serve ice
aeami
Beverages:Coca-Cola beverages are available.A wide range Including diet options,Powerede®,and iced teas are
available on the buffet.To-Go orders an be completed with the addition of 20 oz.or 2 liter bottles of select
varieties.
In August of 2012,Pizza Ranch began serving 100%Ethiopian coffees Including"robust bend","hazelnut"and
"decal brew.'Pizza Ranch has formed a strategic partnership with Ethiopia Reeds to give back to the communities
that provide our coffee. Read more about our coffee partnership and how the coffee you enjoy at Pizza Ranch is
helping fund libraries and gaming centers in Ethiopia at http://www.plzzaranch.com/coffaepartrmrshlp
Community Emmet
Communities are filled with people who want to help out their favorite school or charity and we're here to help you.
Pizza Ranch's most popular program is their'Community Impact'Fundraising Events.Members of your organization
come In and help serve the guests then receive donations from guests plus a percentage of sales from that night.It's
a great way to raise awareness and money for your organization,team,or for a local family in need.Community
Impact Fundraising Events are also a great way to build camaraderie by rallying around a common cause.It allows
you the opportunity to Interact directly with folks from your neighborhood.
Pizza Ranch also offer a coupon book program,Round Up cards,and a variety of other fundraising opportunities and
school programs.Many locations participate In our`Wagon Wheel'program which provides donations to local schools
for each Wagon Wheel collected from Pizza Ranch pizza and chicken boxes.
What Ie being requested?
The applicant for the Pizza Ranch Oak Park Heights is asking that the following to be approved so that we may
proceed with bringing a successful,fun and great community partner to the City of Oak Park Heights
1. Site Plan Review
2. A conditional Use Permit for a restaurant with a take-out window In the 8-3 Highway Business and
Warehousing District(refer to Take-out Window section of narrative below)
3. Subdivision(Major)
4. Relocation of the a clsting 30'wife utility and drainage easement as platted in Oak Park Station so that the
center line thereof will be on the west property line of the proposed Pizza Ranch parcel.
5. Vacating the easements of the underlying plats of Kern Center and Kern Center 2nd Addition(not the
easements of Oak Park Station).
6. Vacating City Resolution 07-08-55
7. Approval of the site plan
8. Approval of the grading
9. Approval of die drainage plan
10. Approval of the landscape plan
Page.Page 2 or•4
567 387.6651 ,www.is•grp.com
Page 98 of 158
11. Approval of the site photomet ica plan
12. Approval of the floor plan
13. Approval of the exterior building finishes
14. Approval of roof top mechanical screening
15. Building mounted signage approval
16. Pylon sign approval
17. Monument sign approval(La)electronic manage reader board)
Taloa-out Window.
The pick-up window is somewhat different than a"traditional"drive up window in most restaurants.The customers
will call aimed to hove their plaza and chicken Prepared. To complete their order,they are given an approximate
time that their order will be ready. When they leave their house or their work,they drive up to the window for their
order. Became their order was prepared ahead of their arrival,the transaction time just consists.of paying for their
product and receiving their product Typically,there is no"wait time." If a customer arrives before their order is
ready,the payment is usually processed end the customer is asked to pull around to one of the two parking stalls
designated for'pidc-up"customers only. As opposed to"traditional drive-up"where there Is a`squawk box"to place
the order and then a window to pay and a window to pick cup,our operation does not have this alignment
It is our experience that even when our restaurant Is having a"rush hour,'typically we dont see more than two,
maybe three cars in Nne at any time.Because the food is prepared before the customer's arrival,we also do not
experience the"wall"that a person would normally experience in a traditional drive thru lane.
Mow compatible Is the building with surrounding properties?
This projects location will be taldng an agricultural property and developing a restaurant that meets the brand Image
of Pizza Ranch but also harmonizes with the development.design standards. The proposed building will be
surrounded by an existing bank to the north,a proposed gun dub facility to the south,and future businesses that
are unknown to the west. The PUD allows this type of business and It will be an enhancement to the area. It will fit
In extremely well with the surrounding properties.
Mows of Operation
The restaurant wIN be open for lunch and dinner 7 days a week. Service will begin at approximately 11am and end
at appraxdmately 10pm.The lunch buffet will begin at approximately 11am and end at approximately 2:00pm.The
dinner buffet will begin at approximately 4:30pm and end at approximately 8:00pm.
N umber of Employees
Two weeks prior to opening,all employees will be hired and start training. Pizza Ranch will create 4 full time jobs;
General Manager,Assistant General Manager,Kitchen Manager,Guest Services Manager. There will be
approximately 70 part tiros jobs created,most of who will average about 20 hours per week end about$7-$11/hr.
Number of Parldng hello Required Par Oty Code
Zoning: 8-3 Highway Business and Warehousing
Parking Requirements
At least one(1)space for each forty(40)square feet of gross floor area of dining and bar area.
One(1)space for each eighty(80)square hat of kitchen area.
Two(2)stalls for the drive-thru/drive-up window
Dining&Buffet Area ni 2882 SF+40.73 Stalls Required
Kitchen Area -1,897+80-24 Stalls Required
Drive-up Window e 2 Stalls Required
Total required parking stalls-99
Total parking stalls proposed on Pizza Ranch property- 102
Proposed Buildup Materiels
The building will be composed of typical Pizza Ranch matoriais,this Includes;engineered wood composite siding and
trim,asphalt shingles,metal roof cap,architectural masonry block,and stone veneer wainscot.
Page 3of4
507.387.6651 •r www.is-prp.00rn
Page 99 of 158
t
11111
SIIMP
How Many-2
There will be 2,15'long by 6'tall building mounted signs that ere Internally lit These wilt be installed on the east
and south building facades.
A 15'tall 80 square foot electronic massage board ground mounted monument sign is being proposed on the north
east side of the property.Refer to the monument sign exhbit.
An 18'tall 80 square foot pylon sign proposed on the south east side of the property. Refer to pylon sign exhibit.
Witl*
A site lighting and photometric plan is induded In the submittal plan set. See lighting and photometric plans and the
attached cut sheets for the proposed lighting fhcb res.
L There Outdoor Storage?
A detached trash enclosure is proposed on the north side of the property.The trash endosure will be finished with
materials that match the building finishes
Delhraries
Deliveries are brought via semi-truck at off peak hours. It is proposed that the delivery trucks would station In the
parking lot.
Page 4 of 4
507.3b7.6651 +www.rr-grp.com
Page 100 of 158
I Ilil
f . _
S
p 6 iii
13�� � . � �11 •1 Fo l-
1nin
l i r �� �� �I
11 g Trull i i
Il ! 1 P 1 ' ' ii I i Ili il i 1 III i 1
liii! jij !1m111 Litt II 1 $ + 1IW
; i ! ei !I i 1i Fs
t �i IØIII
J1I
it ! 1Ij i�f� 1 i ' + i h , I ,it ilidil Nj
11' ' 1'rr �l1 ill
111 I " ! tIi i � lii � 1E I sji 0 111 ,ill
delill t•, Iii : l�r1r i iO ; 4'i
�O
11111401114iii ! ' h kliil104A 1
iihi111 ; Uffkt
111 #r�� _ l
!1111111111
t1
//44-0 // / N •S` /41*
/40.0" / ` r
4.0i ill
., ' s i
/ / j _ ..�
/ f1/, 1 •t c".,', / , ,. t i ili,
ss .‘,../ / / ,
' /', / • // J f/
-. f/N 1
N 4te. / / „ii i st'..)--o /
., / ,/ J .
N m''4( `~ ;xw
/ //
3 ,
32
NN
-r.� t
'� N:-'"„'4.� / .. N
4.
\ ti / N
Page 101 of 158
M
i I
II 1 0 2
i
ilh )11 1 001 ii ;' . !I
v)
hid P
i A i hill ,,
i hi gra 1,
$ j 6iLlfl 1,1
i....„,0,..... 3....„
j lq OP 41110
I i 11 ill hh_lit il
i ll ilaitftili
JIn II a
Ai a
/�
/ / \
Nit./ s
/ 6 < '`g .
/ /," N. •=iii - -,.`s ,r
ke ,
's'moo` '•
/ \ "�� %.
/ 1 '
N.- ..t141§ 6*-•
/.
,.
t \
!q �► \
N N' . / N
J
\ �` �'> /
\
\' =.< /
\ ��, V /
\ k c, ,
'
N ;, �. r /
..
`
\ ' \�. \
N \`` / \
N. / \
\ \ \ N'- / \ \
\ \ / •
N
\ \ `cl.
Rays 102 of 158
,s. _ _ a
g iq' IS- ',L, -L-71 a - i
1,
I 41 4
J! I i I f __ _hiIh 1 f 1
I
s
1 tri
iiiiii
. ii. 1
J + i,: !=Nt# i11 s i 1 1 f 1 i
1 i 1{� faiei s iip •o •1i JJ
ll
0 jiRiflIflj!!b i _ 1 I cif
R ii -0411110; :i I I I ri. !in
kI I!II
rip� t i iis ! , Li II Iii
/ /�
// / \
i
/ �' // �/' a .
‘s
/ 1� , `� '
/ �-
/ //' I'pc 4,,,,- .--.,-,Si. .4, '.'4 ''‘,, -' r' •
,.... .-.;,.; '-',.4 ,. •
/'
•
1 .w . ,I
t.1
1 r O., :t /' .c, rr sas, •.} rr .
1�:1
/ .c.
J V`
\ it e• >
\ .c,-.. .,,;/ / „` .` +t
/ '•, r/ , 'J
Iv N
...iescpit- 1 .
.....
N . ...74' '.fir '/ i'''
fl .,103 of 158
td
A" •s
WI
-
/ r? M
/�`''� < •`.i s, � '
/ .41 ,4,'`4� N ``H N.4.
! ` t., ti. -., I—_ -�—_--i 41
t
/
/ / r I� ,• `
/ / ri , , �.�;'� v;• N \
N
N. v
N.
\ N k t > \N .
L
\ N
N C /
N N --, /
\ \
V
K
ii \ .
\ `�"i`y \ \ / \ \
(Xi 1 i_j \N \ / N.
2 C/�az kir s I fling N N / N
N
T.
t :131 N N
N / N xN
IP N
CO N
t I f
i s
1 i i diI i S 1 ihl I
i
I
I
I iJ
I4 ,s., I $ I .1 i
i >_ iiii _ 1
i )1
i t i s I f ! ! 'I
i
ti
iIi l#! !� 1 SI
I ! it
i ' I ii
{ ; i i ! ,
Y i _
��;� i iI
1
Page 104 of 158
.CI Illi ISIr to
ii. !LSI; /1 fro
_ ±in
� . iI tip i
IIIIhIII �,
111 I fi !
I li
; il�Pi l l , lay/ 16
IIIII 1 lI � I 1 �
; 11111l is 11
j i i • I :. 1 , 1 I
IIII ' I111111lil Ilk
1 1i {° ,p�.p I; - ; ,
11
1 i 1 : 1
r
‘ 11 I I:
\\, ______
CD fE11 l
4111.
I.
: irt
o
%1 ' I
II .1' `. il
Il 1
E I
;
1
hit
1 .I 1 i
oCI
W LCL _ i � I . t4 i
1.1 I :
kV I fi:f! i
+
• ,1 .R
II !' II . -
L;.• I I I. i- i : :
I
`` 1 3{
•
C
i � I ;I
•
I 'I
i
'i
Page 105 of 158
ti
lili la. ,
4Ilk !I--- i I
7,- i H ,
_ID IL � .'
UE
�: II 1--‘---
ITIIJH ! I �; ,
I I 1111 ! Irk ;I ilili ;l! a*IIPINIIig1Igni IdI I II Ilihi
II' !II I 1 e •e l
iiiili ill „dlil is iil I et! ti Ill
1111 = ' ! ; ' ii II
' w i J iiI1IiihJitIi
El El 1111 � b
1
-'l-,i%-:•o1,--1".-I-1-4V,.-...'-,-.-,-...'.-„..•'C„••ii_ki2__---_:"1...-.N--.c.%-\.:...i,%',:..-...).:,4....-:n.-,!."•t,--•:A-..'.•.3,;,.r-,
} Ii! l ; ii ,
I\
,iffil•1,I,I',,i
\ 4-lin 11 -_ ) , 1 , t 1 SIII
,\ li, -r -- - ( 1 11 r.1 1 i --
/ *4\ 1 r '/ t Ili e
ll i i I j Lei 1
I .! . .A- -♦ Ili ,
III
Yi
1i / I. II iii ' i i
1 , I. �.! III 11 IiiI !_ ! i i
-t / 1r. t t i I I
�1lif / / ' li Ii{liiII1I ' i
I
/ , Ff`Ili 'iIsIII
i / '1 I ''fill, ' I ' '
I. i I• I
l
114711 , . i1 , ; 1
IV\
'I 1ili ; Il`
'r i! s I 1�1
/ ; ' i 1 i :il h
I II
. )11: 11 ; ;.,„..11 :...._
1'
.-4*- i
I / - I I' f111 , 11 • i 'k
\ 1
..`I J I;! 11 i
/�� i / !'i Ilii • 1 1 !
—' a- / t I q. ' I
NO /1. ,
I ' '1 i i•. - i
I I 1iftl ' i X11
! � `, I .'tii 1 . 111.
11 ! ` f N.
1 ilii: i1 'I i
I 1 11 `
1;41,1 ,L.H414_..%__:-.- . -i
Ip- f
it ?:
/'I , I I.
N I ' • i`'d. I 1
I 'li' i '
Page 106 of 158
C1,1
4, Ii
I I 1 1
! 1
ill IN 111
11 .r*
...
•
41;titc+i 11
i 1111 II ' 8
141 N g Oh 1 II
111111 1 Ili 1 Il i 1 i' I
4.IM • 4.1)
i i dli I al li 1 I r
.* .....
..........,_ . ,
\ 11
ii I III
il I I- I g
11 ii 01
I 5 nil
iil F-. .--"
, ........_
.1 I • ; , ,, ;
El El ..• id i 1 ; •
• il f
1, 1
I t•
' ! •11 i 1
EXISTING Kitt DING •i
; 1p • . ,
: t1
I 1'
. ..,
.....
... .
f,
•
• .,
- 41
\ I s ' ., i .• il
I li .1
•-•-• ..:-.•
't il
..
I' : •
b -41
• t:; -
, . \. ; 1 . ... .. ....._, __-rz, •rt.--= -.
I i i 1
-,.---'• ' • ..:.•-. -'•••••••••••"'.."---------1 1--"." --1". . •
'• i I
'04%44-4'•,111111•40,
-..e...•... ,.., •--,
%...- I V ••••••••• ' • . :, I I
•- I
••P•••••,A..1•*. \ [-.- ---- -———--
•we.••V'47,1;i1 ill"-
6.44,00...4•40. pi-( miliPL'--r'-'—...,' t; it
V" 4 r•....•,•.'•.'.— _ 4• '.•"11' ! 4
• •.• O..•••1;.....) 744,..••4•4,•••4,4)i a ' 1 '; :1 ret• • 4 r•t.I 0)0 744 1••••••••••••••4•V 1l 1 ------ : • 111 i
.4 04 P., 4 • 4 I I 44*4 1 11•••••••••••••••.i b•.41 ---. I MI 'I
i 1
r.... 4.1,- 1 ••••••••44#7: "'Litot.4•044e4f4c,, ,,,,i11',4,- 1
l' 6 - • 1 i
*41p. 4,•V ii.4qP/7 • 411fAiktVtr4irtA''' '. II -
...:
e.4 ..5kill"01'156-LE Ea r
.. 1.3 _31 1 I Ei
-7.—Eni
...,,,...•_,,,
_• I i• ,.
,. ,.
• \ MC
li 1
*
II
il
ft r;. 1 ' --} tra a SI .7•1/4-\\ ..•
I. !I
I 1 1 , !III° :.• li_. v., :: .
lig I ....,. 1
- iiiii I 2. •:'-t'. II—
...-• iii - . ?
I' ' •.:
-•
1 brn,
I if i
1II 1 III
I t i i *1 i V, iii.ela.U6.6. r./.1 - IR
k I ' ___: i
, .4 1 ' •k ::1 . 11
; • I 1111 i -i li
n : i ar
1
la . ii
i
1 y
1. I
_ Llt;_
1 ;
[..4 ..L.__LII, _l__•_e_1-.1-1-11-1-1-t , ,
,,, ,
_ ____ 1 t . .... :.. ..ii-
1_ ii
1 i J I i I
1 '
_ ....
; I
II
II
1 I
'. 4
•; ;
Page 107 of 158
: 1 I igi 1 g I i I 1
IINI
+-
-...1 4:-
;I Niii
i Huai h
+ 1 II I i 1 iIan i s
•
11I
;01
, s
N- 1`
\ 3
... .
-Yi
laza :srO�z:a
•BUILDING EXISTING BUILDING
jy
•
‘Y101. , ,. ";.':`:•1.,
•
, ,................_____ _.
i ,
— ----'•dt
cr_
a
a a ----4-4 i
.
\iI\I-II II I
_
`,`` .1 ,}, ..- r , — I
i "-,
l'' ''..'"
`. viii I I
__ � all1WRT I i
..-t- l , / a ,- ' Iil
t
It fl-t
II
if ; . gi ,,....i
Ifl
I ii i
1 ! _ 1 --..1 1 g 1
i"Ci I I
iDi
I. 1-L�--L-J4-441 .: I i 1 ,
f' •
–
i _ i I ,------ ---------- -
---�--- –1 – — --)
L_- .A_-- --: ...-r...._ .—___
I
I
I4
__________ L
Page 108 of 158
0
I 1D + iv
li It- '-L-' '
ib. ,
. I a i null; 11 d
_ i t i
I 04 ,
,.,) 5 • di! 1 i 1P 1 10,13s
,,
_ f• 4 N
,Im
hill '- hi ' ' 'r-• •-• '.•.:...."' .- ''''. .4.- .:( ' \ 3
. ..,
1 \ itl1
EXISTING BLNI.DING
t ,)
‘ \
lit1\ V Ai ,,, 1 . 1 ! •
,,, 4
...-...___4
,... ,_:2„,, ,.... ..._ ________.
/ -N
i '' .,_ Iimmuip•mil . _
1 ,.......... '1.1 , 1 _
/._ ----- -4•1•6.,
\ Nk,, ,, t -M-1 :: li 1 f
. 41t\Ilir 1.kmaiiii......—'. ' ::.:
01 I i 1 ICI . al
. 0 :_. Iii: Hai.
1
r fti 2... _._, . I.
IN I gil
1
1 ill 1 ! il
i 1 II IIII
il
3 I
•
Page 109 of 158
......
_
-
,
cc, IN to: li
1 I . 1 ,
..
I-
DL
, -1,, ,.. ..
E,
, .
.,.„
+ ,.,..itf.
. ... ...
_ ,
, A .,„:.
1 gh ii i I
1 1 fitilli
i 1
I g4
u
I 0 I g . Pei
g
I 11 I i" vi 1 I___<
• i ( .,. ...,.);" ,.) L:.- •__ if I
;.,
, -
1
Ill
. ,
I!
.:
11
. \ 1
\\ k I 1 4
. 1111 pi 11I 1
,, ,..
1 I
1
\ EXISTING BUILDING
\ \ `:in,_. • . .. 1, _.- ..—.,. le
1 \
'
i.
111 I
%, “7' • t I ., -.1..eil.: .
; v. ....,:i , :',Pf ' ; ; . •
\ N ....,,, ,,,
V- •••.,
•..! s •• • . i 44f .! : , •i• !
A vio---, .._
i s , \ V''..1111 , . I ': • :kV, *. :,.; •
1 i , . iy.41.4..1...............-.......1.4
-----. . -._ ...1 ' 1 I -.' . . .
‘, 2---lo i ...,..7..... '......41 —_...... •• • _- , . , !. •
I
._ ..
t ,; •• -. .j, --,, %.7. •-- - -v- ---------—r - ): . 1. . r '
1
" Q \ N r '- -.41 0 --: ,, ! .-, . ! !... , I!
y ...0.- 41„ A ":
'VV.-. ) —-'
)1 1 .... .., • ;
- ..- .,.. .
,, , : . 7 !
1 1 .
ft 1 ,01111111111111%,k1 1 :: : ,
. . i
• : • , , .
i • i .
: I:'. I 1 ' ' •
1 : i•! ; 1 : '
1 1.
, , : • ; i I
^. "f/'' ' ...wir•IIICIalUir# I ' !Iii, . - :
,..
...„_, _...." 4 ; 1 ; '. :. • .: * I . 1
_ . ,
--- -,i-,4-' , / 4 , . f : 1 . I ?
1 211101 i . ' - 1 •::
IP. .J 1 .••
.t.,\ .
1 4 • • 1 ;
I : : . ; 1 '
II! I
I . ,
; .
,c1/ 1— 1 .\. 11:ii • 1
III: i ' I •,!, '
1 . ! i ; i•
, ... ;
`11 11
- ; ;
I -,.-1--:.>:'-',;_ke:'--,• --I
1 1 .. ' 1 . I 1 • I:
: • t : 1 \ I 1 .
11 ,. - ,>,is, . .,,, 1 .'i! • 1 ' I '‘. i '11
1:' :' . • i , it
11,.
A' 0 i i ,1.;•. :.
it 1 li 11: • f . (- .
1 •1 I
-- !, - ,i,akbEnumilliI , Ai,
. .
, i , 1 t • 1 :
111 AI I : 1 I Cr..
: • :1•. 1 - • ' 1
.. 1 \ ,
l s
. :I I '` I 1 • .. 1i. 11 1
1
:1,',_— . • . ..
II
. 1 ' if : ' •;; '
4 ! I
I• 1 hibli i . "I. .
•
/ 1 `....... -41111.110=11101iMill ;% 1 : t ; •. 4,, . .11
, i ' . .44•1 i . ...LI. ... ..........i..._
4 ......- 1;" .-. li‘":I - !•. 1',7
.,-.1-'A • !:: .
.. .! ,.. -J ' 1.I.
' . 1 ' ; ' ' , .
! • IL",
1,—..--4.••••:-3----111— , •.. ; . : I, t
I' •
:•. i
*:. • i t III •-.11 • i; ' 1 I
II • : :- ; '
I: s ••1-•. 1 •
,. i ' • i ;
• ,
•
. ..; . ' • •; , . 'II. . : : ! : . I
. -. , .__......•i:;,•, : , ; ! i
• Page 110 of 158
N
lip ici. _
1
. 11 fit
il II vw
if. _ :,_ P. gill,
tn - ! ,_i!1 1 p !Lill '
I i III dh il Li IN iii-1 g , infili i
'4"--7 \ .
, ilii
ti
: . . 1
I
ThF: i !
UJ
k....,,, „,, ,
. , i ; 0 .
,r „ ,
, , E .... . . .i.,. . . .i. .1 *. . . . . .::. .w.
• i i
k:<::F..� . . . . . . . . . e
fito
. il !: ,
"� •s, . t 1it
H1 ; 1.. h a r ;..C.7 I _
I
i / ' . : s.I 1 .. .
'bi :.:.....,. ai. Y
• .
a a V II a r - 8
1 Ai 3 -. .. . • . . . . , • . . . .: . , . • ,
I
mil
.1....
rCO
III IrI 1
5
,.._ . . . . . . . . . 3 . . .. : t L
V co . .. . . . . :j
$ • ci ' . •
'
' Al A i : : I .
.may - - 1; r 1 ! I • •
t. t ......r IJi p
—II j k1 p._ . . . . dX
I1 !I Irl w� - "' . Y
Id xi-.
- _� t R
millG. 1 1 i.,...., :1, L, ............ :.......:..:,..................4.: ................ 1
.33 Ings.
Page 111 of 158
K)
1111 #aOw It q— I.
§ e.....,.-i:..-
I A I
:,,i.��
• iiNng I I I
I
r ( I
\ l ../.
In3.
, iii ...'1- I
:17_11
VIII ,
VI: II
1 I 1' �1
.7-7711
' I 11:11 II 11
1� .�� 1 1 I
1.1. 9
L 01
—. /‘'
< `' •_ .. .- _ ., Il I ICS
~ii\
------
I i III -
I J 1 i e I�i iin
11
r ii B I 6.
1 I I I II- n
'',11----- ___ lk.---ri It.
______--------� I I ee
' i I
-add f
/ 1
. . .
1 , 1
. ._ . ..._..s .
...........]:„ .,1— .. 1 \ , iL1:i
ill
It 1
,:, , i . . . . . ., .
i. , .
• • • • 1 ri.
.,____
►•► . ..,.; 1 1
1 �
> ..
r ,
Page 112 of 158
ger
pi i 1.;_, II p i
Fig ..
ii ir;_.
ei
g_ .,,
_ r, i, ,,, „ft
d 1
5 91-
Hurl; I ii g
*� 11 i :� . :
,i •
1
i ! i 'i i
ilm
i I
I i 1 ; i f..,, _ : I j ' 1 ri
a ii ;
1 F E # f = Elft 'Ii 1 : �'e7 ;_ 1 °
- Ili!
; 1 MI i il i i ;f ii 1 1 . 1 hiti i I lig ill 0 1: 1
h;!I '1i , >ti I I ill pill ! il i II/1 11 I 1 i 1 file I 1 0 ei f il 5, 11 HI .
i iaZg. �Ifai in I ill i IJDPII ; 1, id viii , If a1
\\ 1 ' '\ i' • I1llI1TI 1 ! 1 ,
\ , ,-14
.' : ..•`1j \ I /'i 1111 I I I I ! \irk\\ 14 { �� 'A..'41 I -�/ .1 111� 1\ti �� -y ; : . I/ I !/ ! Jiro ' 11
\\ •\I I `. tt1 ... — r -"4". ...-....�li i i 4 i�r,i;I.
° � J 1 1111 I l l I
\ i >e.Baa '-. .1'' •-E - .-------_.- ._7 —
AV:: S --V I Jr;ll1j l
',00 _ 4 111 Ill
aea.eae 1— I f
!t.::•••
`ee ae .Yj\,` \ `�'�� i G 11 1 I 1 I I i
/ '0 - % 1 II Milt 1 a
1If ` / _ I li I
., ,,.„... 1, 4 T ! i ��+
p, � .,1 I I tl1 ' I
%/ !/ 1U11kmi •I I',, I I I I � I 7, i
,_f®®®i fbiliii9ratsrnii•'..''' € I f I 1 4+ I I I
N i I 1911 I 1
1 1 ./ 1 III aiii4 r-- '
1111 11 /! —3 Irk .\ \\4
\ ! I l i� � I I J - Ij '' ! �' f I I i� I I =
I- pit =--•
r i !
I' i i ! 1 1 I61 1 1
:• ,_'. ,
1 f 1, � 1 I #I f ! 11 k
1 /a, E / I :) I I 1 s
I l I .ia
;' ,Ir # 11 3i1
ti ' r \ /� � ' 111 + x ! Iii
r I. i IliUrrl...$I I I (I I + 1 1 1 :
' i , v', 1 (
1 I 4 i 1
II j v
! It ti��_i_r1 � �7 1 411 I II
.�{ 11 111 I l�
I ~ 1 I I1I f
€ ' 11i i _��� .� 1 tII Iii /,.
�� +. �z �_—__- - ; I ill + 1i ��1
_ { NSA. � .a ' . I f r 1 I I 4� I
--- r -- r
Vii, is
�Y I j if , II
� i ! !J
1
•41– •
y� �w_.i�i1..j_.-r.._...—...._.._...._.�_
! I .. 1 1 I { jjI I \ ;
II ,� it 1 �i 1 1I , I r �I
I 1 i f1I: 1 \III 1 I ( .�
\1" 1t, I41, II1I' I I
• ' lIIii i ii
Page 113 of 158
in
In# #o.
;;" (.9 ORt" ---
!Illtilliri i
t/7 in t kf
r �
I i'l i . NMI 0 i 1...\,.I.tIr,,S,, i I
r
II1E
e
i i ® ! # I
•
41 IIiiri I It.1 11 -
i Ii f0A:
, 1 1 ,/,/-
S Cilli.
417:
•
q ii
IA
1r 1 1 IIiti 1! i;E'ii HUll 1111 ii�1, 1 Hill
' 1 0 +' 118.1! � 1111 t fig '' afr •
jI 1 i ililli ii 14111. 1114111f i'I'r IIII : *#1 !I� 11 I :11 I
11 11
1 I1 hi
ll i lilt
111 ` 111 iiI 'r1•#/ ';# - 1111 iL
; Ili
III
! Ill1
'# �`ri# 1ZtI t 1 1t1• t i1 � i •1e• • • / • 1Si t1l ii1 !fp!! Ili " 1 i ;ii 1I� , li. i • f1 i1t i i11! ii 'i 'l111 {1# ii 1!1 111 1 1� 111 a. i � i
1: i 1 1I'i1}+ H ;ii
+ rr11111111 ; 1 ;l80.1} iI i #i; 11
I • psi# 1111 gIi } I1I# 1t1;1111AIfiiJ1IIII11 ttli flli ' ;IiOilIi,lli !iuiiiIiiit• 1 I'd ifil i t i 11 ' 11 3 i 1 it! :{ii
III I1 '!!! lit i 11 ' # it 1S IIIJI! !
1 lel 11'l
Iii!! 1
ilii J uInII: j 11 1 jflll
!i ! 1t II !i1 1ii 1 I ;fit li'
Page 114 of 158
4O
oil I°- il
!
+
r'
i9, a ii
tin i..9I iii• �I e !IN!
.ff
i E r Mil I .
_________.
1
{ iii
�
A
IC
IL IP
,, .
•
EM■
Rc �
.,
v i
v . i E,
gl 1 _.:, I 0.1 g E I
p in iii# IR - jhP
r
\\\,.,,
,ir I , :k.
I /�
ate\ a
, V
s.
>loll /A,4
i zi
t
J
l
LtI
777h 6
I'
E� IIi$ ,v",m ill
it
li il
. . , , III
Page 115 of 158
ti
lj
1 :1fr4 I II I
i r4
0 ILI,..'
Ln
1 ■
h .I 11 1 II 1 i a in
.;
\11E1 1 i P li kJ ' I
II 4N) 10
II / \\ l
lji I . 111
11 I
1111
11% 1
y ,
• n 1
ihh _ . . ____. 1
( ,
____
12,
1 .1 1 • 1 1 1 k ll
Pi
,--: i 4 - CIit
in■immo I(. g g
P
rill ill Jult ' '
f' r11
0 I III b 11 i . f
1
11
Ei-==;te ai, 4' IHII' N ,,,,
Page 116 of 158
co
1111 f°' I 01 . 4
1,4, , 11 T.
E 0 p11 1 1 ! 51 gLid;
(/) N-, --.1
__ (n L.± � [� [ irIiiid_i
, ...._...._ I
li
III
in8
i,§1 1
_A;
pat; i _
. .rek
..'411 II
I 0
I 1
Tri
1 I . Iii li i 1 .
Ili pf idigit] j WI
; il III 1i ill
, i illi , 1 ,
, fl P . i �i 1 1
M if #i I / If 1 ,
d 4 < r u 4 4
x a w a
1 :I31 t # 1 , 11y 1 F . }1! '! 1111111
a :I !i Q P 1. 4 I d a ,;1i I ii 11# 1 ii!
11' {� 1 1 i } 1 =1 1 2 111• ' 1{ 101 Iia
I i III . ' 1f II 1, 411 i
11 r' 111 s 111 1 i j1i fill 1111 I 111111 ill ill
{a {11 a 1h1 ill II s i • 1 R�, 1 1 f i i +111
II
1, ifi . Oilsisi 1 ii ;f " ;st ii #11li Hi i Jilt! ! h i i 1 p pliniiii
ki
a
4°
V ■ 4 a 4 a 4 . J 4 ■ u
a , ; _
A 1 ii 1 " I 11 11 pill i i ri# 1 j+;� ri. 1{ i +i ii
1 1 ill Iiip it !i Ii
i III i z I .
t
111
a d1 II 1 }{111 !1.1 IJ 11 1112 1ain 1 1. 11
i i I riff, I1 Pia� ii i 'i1ia1' In #n ii# #> ;e ±1� l
iHJ
ii o f 1 a } ai ! ld 111 iiia , , �f i� 1 iii :,
tvdra' 1 . { f; dJ . I1
it lib 1 ll!I ,ia !is■ i# 11, 1, ;l i / tIII #111 d1#ilm 111:1111 1 ii 1 �i 11 i in
_ < . .#t J.J. ^ - 4 4 " U " ! a 4 al
Page 117 of 158
O'
1 iii a
i R 441,,, ii
I
g H
le
0 lir ' i i il
i 1 iI
1,11111 __t:i I iii 1 t !Nil!, 1
/I \ 3,
..,. 1,
111 P
igil 2 I ill
: aIiii ' ' iibII 1 k 7 g 1 I f :i
11 I 1 I 1'1 ...
.::: J.. • __N-• H
IIII
1 it ;BUILDING
t I i 1
a
it • L i +I,
1 I .) [
1 `k ' _ — - '' '� ''
r • !
/r.s.r •" .>+• i�,r 51r�`_•'J •l pr Y'J••' C
•
.r .r I
,
••• p.0 ..„,•..›..„6 „' ) 1,. '.'..,.6'. ' ! .> a
+ 1 ` Q \\\rio.{ Is,
• '.I i
'� .r •' .a a w.v1.-imia-i• {r Ii.4
J 1. .a r
.`I .0,16 .I I. J .a ,I ,, 1 .•"I a '
— k, .... ,.0 .., / i
• .>
•,•'. i •'.a,r x' ,: e,,'
r l 1 , Y .., S,„' ','Y,, I1
.i.- i -• ..,-%, 1:'.•.:A. :.,, •:••••• . . .•, '. " k • .... i i ; I
.' .a. ' I Ifl•, .r r I .� ,, .r ,•• e I
_ a i ,' ` rJJ
.. i ,, 1 . '' '.r .. • .' ., +r Y' L. +' .s
.."'T" .' ....* IL— - ' , ' - , -tf: ,
• , 'l +�' .. I .a +T I .rte •' �' �• •.• +� J- •' •' •'
.' "�
1.
Page 118 of 158
1
0
cv
I—
1 I/11 IQ-
11 i Ii0
I 1 / ...
( ; 9 r y °i 1 gg !:
: 1.1 gl ilLill,. I vo
.1,,„
I .19
I I _I iii 11 . o 1 ' M
1
Iliiii II i PPP II I i : s . : :: 11 mil t Ili,
I did id .grVrd : :
Iat � Q a� °O d i Ii
i ; id k i9 hill -
R I� I 1101111114 u lit 1111hil
W / . I ■ . E i
111 o 11 . _ . . . - . . giiii lit
VII =� i "lit
i �i9_-,N , \ ,�_, 11\1 i iiiI
t. 0
, NO''VP
i~ ® I. �k'\, I ' i jJj ;
it
ioil
�
Iii Pio II"
1 t _) ,.: ,: _,•;,..,, ..,, I . Al 1110 la
aiili-i ii ti:
, _ 01 , vl Lk, higi ill!
IWIl_i I 1 _ _ _ • I I t IJ - 5 W
11 3
k 1111 b IP II lil° Wil
'1_ I , iti 1 ;Ili
iimi . --v, 2aic 131 oop
b ili
1 hr.4 1 7,-2, ,:-.-: a.
l i
b Fa 112z ;114
0
hi 101
–_ 11_ -;.i. 1u:/ I _ I`"! _ _ --•PFix_-_, ill 1 i. e,.!N p_ L.,_.; 4!J.:pi>, , __,4 1 : 1 P I 79 0 1 Hi {ll kiln 111115
• –__--,-1--ifs -i ---i' f +,1 ^ - �I
•
I I „ , f ,., II
1,r.'- ( -, . i { • 1 •
�`%I• - I I r 11 R R : 11
�R
1 : ____ --t--- --, -, -- 6 Vil I DO i
....4-__,_-4, ;__L —I j I i Iiiii V ill !,1 111
e I ----II hill 1 .11 fp Iil
Page 119 of 158
,r—
cm N
CL
I EU. I
11 ii 33 iii iII 1 5
oil m 11 g
if mid
I I i _....r.__
4
111111
i ` Qin 1
IlilIli ha!Dhi til P igi 1
Iii 1111k lii011ii1IIfflIilIIIIi
11415 1
.W411ili r B 0 i
I'=�I=ILII- 'Il-N=11, d
�IIc=kV-L.
IIFlit Il 11=U=1' 1 �1
U 1 11 II f1=, I1. 1.IIII b 0
,� R�� II;_ti R R i IFI•
5,� 711 I[u U'.� .�MI I'K I.- l 1. N
t �-k' l HGI SII-=11.1�11�
NE�� F 0. foi; II II11iI�LjI.FA_
7�4' �u� nn I ir.
ti' / no �/• ��f�1; w � ! :j
�}pmrA LI- / •
!il!
)''� MOi -i�--11- 2 Ili
II 11-
���fl�p1=11 F2 i=I=IAII�I
F7w11=7�ill I I I, .P.-
f=11-II•il- -R-41Jf1JE
i ll-Icil U.4 i'-
i41 1
. 1111 11 III Mir III IIII i 101111 III
g1 � Oil 1 111111 11
I gli 11 II!.
IS IP a
I
e � �
10
iII iitItI
1 1 aPI
lb 11 I
e ill ii 'Ill 11111111 IN III 411 11 11 1
/ 11
li
'if,
alØ
l 1 1 R 11 z Ilii 1M ill I1I alp i 11 it i I Milli I 1 11111
Page 120 of 158
.i
z oil la.
1 : ll 1.11 It'
,1
1 (9 tri2 .
,..il
1,4, ,.
.31
1
;-
i
.-I 1
11
1 i_L I
!hit!g
11 fl
ir
illt
II
.... ton
':Li 1 ill 11H I 1
—
111
:'...1
T. ..............,.............. -.....,-
'. AVA
sr----
.6...11 A•.I 0 .-----.-
44.-
.14A .r.
i I 1-7--24 i .....! -----17
I .4-0 -4-
...11 ---" .1.-Nis .142 *4 7 de• I tit .441111
1 I
1 0
10 0...'" 1T0
i
I r.
1 amems=10,DrL 1 1
.e e e o e 1 1 ii
1 1 !.
C I
1
JE\i(e'lL
, ____1,
.---...-.1
18 I ' It.,
I • { -• I
-•—t I li/I
0.4 I
--- — .. __I—"---• , a- ri ...! -.a aa-a al' a-a ••• •
si li
I il 1 .* 6
It 24! 0•!-•" . .....
! I 1 ! j I 1 •
It I 1.1111 ! 1
- •• 1 sti .1 I I
1 ,---t—,.
. N.,
I • . se I I 10
•a,
1 t
:
.e !
4--- .,,—
. e
Irj
I -
!I
1
1 1 n •.
I . :
• 1: _L_______ i.. .- 1.
.. E1 ,
r .; ---422=2Lsr--------. .---
IH
t----"1717" iH...
1
-, i al Ilr
.__ ..
I ‘
@ I
t r ,.....
.to it
4./-
i .." ••••••"1-.
74:1(7771 E 1
-I 01:17 I 221 1
.1..........1
1 t
I 11"
.4 ...-• ' 61,it .'C. .. j
'r.--
a,• - . , ••• , %V. 1 %.,..J•A ,. .........,a•••_... ._&a. *4 .... i A-0.
2 .11•111 A I
t •
. D. -: ! ... -....i.
iiir
) I
1 j
I "7-.1 1 4ia'j .r.iji Otri fr ,-,. ,
, „. .,
I"' ti n .it ,-i '. i 171
•2 I
/
I ........ .r...1-4,
Ni W re i
•
k _
•
:i lEi I
,i,
; 1 illiK- . 1!.........j :
I ' CI :
fp
ii . ....
1 i :
i• -4 I i 1 st
! i 1 r. ast•••
I NE k1
1 1 dill 1 1 I I
: 1 1 1
L._
1.174 .14
1 i
I f J.,116 Ira
•A
I i
•••.6
. • ! .1"10414idewil.•
Page 121 of 158
. .._ ,._......., .,.
;
„I liltrijil ii
ijr ILI
ii till!
g 11
. . ,
•
_,: (...9 a it 3
1
1 1
gi Ili,
a I
IMMO (4 1 ilif 1 I 1 -- IIIM 1 1 1
+ •
I i 1 1 I d 11
i c r 0
,
-
1 co
• 0 0 o o 0 0
-oamor....... — ----- —___..—mmor----imow
,:. -mumw,:g . 1, I .
I 11 !
L . . .L_._,Iii ,... ...L._.41 H
IS
r° N-k w w ItAli 1
6'g
1E1 E 1;:it pil r:0:4 1 i'L-4 o: i 1:11 0: ::,-.4':+I k:4 le':1 EN
°••• ,- •••Ipl
IF. ': 0:1 I P:1 011 1,:f1 Cl 1:41 4:114 RS
Ilr , Mt I 1
. C4 o.4 :1 l'i leg :4 c.4 k:i 0:4 2D§
1— ,,,:: is
1
tag
ili-AHroc,
ri. Lac t
ticl •,. v 06-1N 1 :ile-Til-igiil----r4'bT.,
_. •
IR , 00•,....:-
El v iii
---4. .141ii 4,
I r 7 I
- Nt .•••., g ,....1 D 1! .101 ..7;, •I ,a, ' •
. _ .0 ..:-. ..I. : ..4 •
' M1
4—..... ME,, L 1•J Nu
IE
. H
....--)
_rg 14.4 I:4 4:4 Ir4. . c i t_
01 414 4:4 tg 4.4. t .
F .
I i
-
:-. i i ; la ' 'IBM ; • • !)
0 0 -0- fit i.1P i - : 11111 j
r 17.:_01 1,61 11, ir-1 1 ini., ,_-.TH "it -_,1
•1 }inimil(P1 . 1 ..---
l IPA i \
. - i Lb- 11 • c-
. - -, •',. -/ i '-1, -1 1 1 \
1--.4.444..• AL—.
/
, !5 Iiiril 114bM f • fl
t /
. -
. . .
ip .._ .
— =--r i ONLOTB
.._.,_ ..17.: ,./..... \
---—
-'V i::./j•I' ...:-- I (I)
i 0 i
it] 7 ilS )
L 1
_ . --,• —
0
"Eniegt1122 of 158
L.........
. .
• . .
i t iltk �(��r,,,, Y�� { sit 11 In
O lett ti F il!i i hI
1, It Z
0 0gilj { 11 t W 4 4r EltS r�fl��q+ 6 i I a f11 iiiii i $ i E Vl t d €ii I 1 1 ' j
,e r.r r ,r.r r r 1 1 i
•r.^ti^tia k a m
;- II . . . lit . _ „ „ , , ,
0.... r 0 .t f k � >} 1 8 i
Asa n a __ 1 E1 , -t—. I __
II
I. {{ tyt { s'
1 i I '4
111611 111 .iiiII? it• , ' r
�'
, 1!1• 111111
•
I.
. iii{. f..
iti r , . . 111 ::::.1
...i .,,,,,:‘,.... ._
�A. 1111111 . .
t
t h
iii
{, ..., '� � � � tie!
ill . . �•: ,... I
111itiiI , . �1, . 1�II EiI' ��11 orf
o Jill! 1 1 ill
1 1 1
t .
k
ii
a, _. Ii
1tie:task:lzt�= iSi�i.��:ISii i
r
p}f 4 t 1 i t [E E
is' M� 'int}..\1 f - �y4�r-M1 Z ki ' EMiii C
�g !� *'*.'If I_ Pt 111111111111! 3 L
•ii.„, ;` i 1;1911'11111E.e� a � '
ilii f;r i! tie: x111 F:11111 1
v..
;is—. . ` ' 0
1-'' . i
i
y s ='Ei 4
" �. {yah '``11; {
7.
i i.
„.
. ki
,a ll
${
;.v,
y lAL�_a �:> q '§� L, Warr W
W it.w�
el € (( y� rr a €- air•
E F E ` g ! wow
�E_ 8
_. W
aD
1 =
z 1'C M= Fit, _.
YW, Y fF
6
N
1
pc
Page 123 of 158
u
c:
F 111tiiel
}} ris�:[ ° 2ir�rr1:!! i �{0 (C6 of St1 Stiff �� i#, 1 `[$ t� i L : '; da 11k
!tc d11111 a `e 1 S 1 I1 l r
rrr r 0 rr i [� —�
7,^ti 11 . , , .iiiii . 1.1. . .1. .1. • .11
h ti `b ill '
r
pr1
r r rr r r ..{ �
a
it'
t
/s D- I
11�E/111111/1!1I1/ 1/ 1111
III e!ii III I,i,t i► 1
x . —
r : ceSteiii —� 1
it I
11111111 ' " 1111 ' '1 ' 1111 1
its .,tie': , 111111 11
II1IIJh1ihhii1111III111
' a' a ii i 2 i;Oil 1-11:1 i SriIS i s 11111:i
I.
t
tift S !+ .zlireas II 11p118gSgg-= : _ {�
It
q
i,t ,„ car , 4 14iE-3y1[yi E7gyiiii
) c �
,
11 �.r " R.
;t; tiW1{ i `i
. -■O■
11
1
i�ir.' � fif
e liras `: iii
arras
fllf■ttt ..
et
'7, t 6
If ii! i f of ; 5!
F2F2TT� t N, gb
§;
Z ` lyi.
rr i ;
Page 124 of 158
S
! �++ €
(.9 ce t:i- - '
u) � L�� v t •
_
bili
I -
�
tL
O02
M
W y
J a. 1
z
E / I
I II
/ I
I I
/ I
/ I
II
I I
/ I
1 I c�S
/ = II fir
I N
I
/ m I
1—
/
-'
/ I
/ I
/ 1
/ 1
/ I
/
/ 1
/ I
/ I j
/ /
/ 1
/ I
— So I
In
IJR
I► t ! AI
/ I r�
j 1 �/'
C
. t 1
1
H I
ll 1
`' R s I
1
%
i Ir
1
' r
', ' 11Ill
2
% iAl
`11 I , 4
•
11 It i
._
11 O 1
1
lit
1 k
\1\ 1 m
a
1 11 i
1
1
1
r 11 1
QyQEZ 'r ... 1 ={- I
WoJ 1-WW 1
a cc a. 1r.: 1
O `
Z cr
a.
p�•srto II
ifN 125 of 158
r.
iii-i 1111
= O • �h IIi
uY f1iii is �� E �`ii
1000
C Iaa��� in
+ 111f tl c• fi4 E11 5 s f(I61fjk i to
El
!1 E. rpt 1111111111
3II
eg 1E 311 r yilti/i1c11 ,11
.1 :t s; ; ! i o1- T:LS,1
@i 1i 5 i!! r e ^ ,
11 H
E i f pg ; g \ \\' '� A'-.� F t f
3 t e l Q [ 5 \\� ~ •
.Y`.*,.c'yyr.�'Py. I t std
rjJy�h d.W 4 J i
►.f yo..2W 11
\' •W y
\ ,.�
r f \\,,,, yf�yeyYSr %*
f 1' % —, rr,.. ryy . a
.frv;%
Ky • 1,,,•:,,,„:::::::::::,„::::::4::::::
„:: d t
3 1 • { , ' 4
O �dJyJ 8 a
CC
`� y �Zi �
. � .
_ i
)
lL
ii efi
li Ili
• 1r1 .' t
R
I it
It
t VT
n• ( I di— .. •1 E.
Ei k. ; f ..mea
'i' I • `1f/ awe'R yr• ��
P
61 '
f i t^�ij
i
,,
9' § Y 5
1
If S fit ii E €l! rc w
OA C OA W r . r , g w d
I. Fa ` 4 a 3 �' w` w
5 €: - , ¢ i e /, 1
4
f a 3 4
t
L
f
Page 126 of 158
EXNIt I ( sa t
u
........ _, = = [W
z
J d J J --/
_.. _
W W eV
W re
Z
i V a d a �u 91
a a a / 5-o .ti
aC Q " e w w 1 N C I 1
W m W se U FO W Y Y
co• o . \
W a m m CO N__ 2 g m
W O p
O, aJ O a 1- O C]
Itt ,,,,, ,
Y• a -J a E, y a :.-J m Z
U > < LL a a7(1lkill!ls O
5 Q z W Q 4 a WWu W QJ W �p W µCq+ JV }u y� W Q QJ QJ
AI 2.4
CD• Z itt
2 Z 4 pJ 40 �z qZIl 1m a W W JVf KgQ `� O m g� 4 N <W <Za s a a <go z=�C 3^ WGjv, W s2wQ z- < Z 5- < �< S re Oa 3 - O a a 3 JW Wya� ICI! _W izz1Z�+ O zz lt, Q SW 1 =mp gg v i
z a O7.7c- z W a O O WWF PAW 6Lj b, LA J Q W m� tF w
Q O J W } O 0. ��u °�'` °; iii• m S t7 J 0 I.iiLzttleittlittO J C J z y� W W as W tttZZZ--- W CCCJJJ � Q+ O LL
Q D m Z Z in D as oc Z f� 6O 3 3p `l_ ^n n�" ^ C
O CC Let < Q N ac m m 2, - •W F z x en 1
N N V N U ry ry V7 7 Y 33 fiE 0 f ~ N Q
O V1ri. torz, W h W n M1 1/S N tt J m [ .J Z T+ �(}�
O N.
^ 1,/� M M n n ryN. I k x m "'CCC= 14
i
$, A m Fig oWC 3 A A f iAn _ Ii
• r :1 1
It
• Cis) . 1 i ca
= • 04,.
. VIIS .
\) , =
I.
#546 -Ima
h e MS
a3
r
r `'� o+
• �
x
uca
� �1e11114
Q z
leillilluiliminni : ‘• 0101111
, I
h
Q 4 W
�ii 'in ii l7 Z vlvl
11111111111 1 a w . +o p Z CC Q
i.� s x� Q a
I:6 'i . E
Page 127 of 158
EXHIBIT 2
DRIVE UP SIGN - Blade Sign
DRIVE UP SIGN
5'6 912"
—.
i
—� j- .
pizza Ranch
1:
*64
DriveUpI
I SIDE VIEW
3'•
• -I
TYPICAL CONSTRUCTION:
• .080 ALUMINUM PANELS ETCHED/PRIMED & PAINTED WITH AKZO NOBEL
GRIP-GARD PLUS 2-COMPONENT POLYURETHANE ENAMEL
• 2"X 2"ALUMINUM TUBE FRAME
• 3"X 3"ALUMINUM SUPPORT ARM & MOUNTING PLATE
• 3"ALUMINUM BALL ON ARM
• (2)ANGLED REFLECTOR GOOSENECK LIGHTS
WITH 150 WATT BULBS
Pula Ranch CORPORATE SIGNAGE REV APRIL 2013
Page 128 of 158
cD MISRT 6
1—
w
z ,-
v z
z G tv z
< <n
w m
tf) Q C1 -' s tV
X LL < H 41
«
oz n
Ill
><, >"' m < 0
-......- , =
411111111'111A CtS ilk
.r
it 1111.' 17111114 0 Cri
1 coma
dr lella rima
proa
Olt\ille v
o a
i' 11N
Fft n
wg
,13 I- Z0NV
wod
Q
J M
G
D<h2
co
LL co
OOiQLL
N N 1 J
O X M J
r m N p
Q,
Z 0M
a
L
CO
w II
_J ti
0
Q_ L.
co
pageagg, 5._ —��
EXHIBIT 3 II
--s,
OAK PARK HEIGHTS
lo'
. . .
pan Ranch
(-9
E...
.4..,..
,....,
ft.--
. 9 .
,
A '
'S'A L AD' 1B R
0 zo
Lt..)
it A - ., . 1
lii
DRINK INCLUDED
,..„
. .•
. .,....._ -
t , I
. ..----
CO
, .
. .„... ,
11
, . . .
NA0LE,
,,,,,,..,..i,., , ,,, ..,.. ,, ..,.,. ,,,,...• .
-at 0,.., ,,ait.:,7 ..,, 2•,.....I-Al ' t .1, '•'4 pizza ita in ch D.
.PIZZA RANCH/NEW/OAK PARK H.FS
--,---mik ,,,- .--,-
REVISED 1 29 16
Page 130 of 158
Naate 1020 WILBUR AVENUE 319-233-4604. 1-800-728-4604
P.O. BOX 2098 FAX: 319-233-7514
WATERLOO, IOWA 50704 www.naglesigns.com
' se
Pizza Ranch- Oak Park Heights Monument
Monument pizza ranch header 2'6"x 10'
Aluminum channel letters with LED face lighting
Black aluminum backer panel
Vinyl artwork to compliment
Message Center 56"x 10'
19 MM color
80x160 matrix
10 lines/32 characters at a 5"type
Masonry to be done by others.
Page 131 of 158
rr)
Fr IBIT 3
F.--
m
.
11;11 t
tt y,
!Y
#N �y1 w..�-.._......s kJ
pop
CZ
4,� 6 • i d• ap*;' '
.., !I .,
411, oust i Pitt__i ? .1�dv' •,- f� i
if
CIINIIIK
.1el f <.
�� r
. ''''.'if k '. -.-
. .. .
7 ..
,, ..
:.,
. _.,.= _
r: - I
I
a:
i
flsa
i `. #
*
{ E
i ,-.„ 'f, t. .'.-i-,,I.i„--''_1:07:: `1. 1, . '• ,. „ ' '
L
EXHIBIT 3
1111
City of Oak Park Heights
14168 Oak Park Blvd N.•Box 2007•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574
Memorandum
To: Eric Johnson,City Administrator
Cc: Scott Richards,City Planner,Julie Hultman,Building Official
From: Lisa Danielson,Arborist
Datta: 02/4/2016
Ree Pizza Ranch Landscape Plan Review
I have reviewed the landscape plans submitted by All Things Are Possible PR, LLC dated
Wednesday, January 13th 2016. The following includes my comments and/or
recommendations:
Tree Inventory,Tree Removal,Tree Protection Plan
N/A site doesn't have any existing trees
Landscape Plan(Sheet L1.11)
The plan includes a variety of shade trees, evergreen trees, ornamental trees, deciduous
shrubs and evergreen shrubs to be planted (162) total plants. The plants included are of
acceptable size and variety and will complement the building well. All plants meet City of Oak
Park Heights landscaping standards and (A.N.S.I.) American Standards for Nursery Stock as
noted in the general planting notes.
Landscape Notes& Details (Sheet L2.11)
Notes and Details this is acceptable. The landscape contractor is required to plant trees and
shrubs according to the approved planting detail submitted with the approved landscape plan.
This will be checked after planting and any deviations from the detail will need to be corrected
before the landscaping will be approved by the City this needs to be noted in the final plans.
Please contact me if you have any questions regarding this landscape plan review. Please
forward my comments to the development team for this project.
TREE CITY U.S.A.
Page 133 of 158
EXHIBIT 3 4
Stantec Consulting Servlces Inc.
2335 Highway 36 West
St.Paul MN 55113
Tel:(651)636-4600
Stantec Fax:(651)636-1311
February 1,2016
Mr.Eric Johnson,Administrator
City of Oak Park Heights
14168 Oak Park Blvd.N.,P.O.Box 2007
Oak Park Heights,MN 55082-2007
Reference: Pizza Ranch—Plan and Drainage Design Review
Dear Eric,
We have reviewed the plans submitted regarding the proposed Pizza Ranch.The plans submitted
are preliminary. Completed construction plans will need to be submitted for review.Following
are preliminary comments and recommendations:
Sheet C2.11—Site Plan
1. The plans need to show the sidewalk connections as discussed at the meeting on
1/27/2016.
2. Refer to the Fire Department review of fire lanes and circulation.
3. The legal description for the new drainage and utility easement has been reviewed.
Sheet C2.iz-Utility Plan
1. Connections to the City's sewer and water systems shall be per the City's standards and
detail plates. The City or its designee shall be present for water and sanitary sewer
service connections to the City's systems.
2. Note#4,which refers to a 6-inch gate valve,appears to be pointing to the curb stop on
the domestic line,and Note#5,which refers to a curb stop,appears to be pointing at the
gate valve on the fire suppression line.
Sheet C3.11,C4.11—Grading Plan,SWPPP(Erosion Control)
1. The proposed drainage swales on the southwest and northwest sides of the project are
located within the proposed City drainage and utility easement. As such,the ownership
and maintenance of these swales would be the responsibility of the City. All other
stormwater facilities,outside the City's drainage and utility easement,as well as the
parking lot curb and gutter and storm outlet curb cuts that encroach into the proposed
drainage and utility easement,shall be considered private and shall be owned and
maintained by the Owner.
Desgn with community in mind
Page 134 of 158
Mr.Eric Johnson
Page 2 of 3
Reference:Pizza Ranch—Plan and Drainage Design Review
2. Due to the shallow nature of the sedimentation basin area in the swale at the southwest
corner of the project,removal of sediment and maintenance of the proposed swale may
be needed at a more frequent interval than for typical sedimentation ponds.
3. The erosion control plan needs to show the stabilization methods throughout the site
and in particular,the methods to establish and stabilize vegetation along the swales on
the southwest and northwest side of the project need to be called out. At a minimum,
category 3 erosion control blanket should be used in the swale until vegetation is
established.
4. The configuration of the swales,in consideration of the flows and velocities,is
acceptable.
Storm Sewer/Storm Water Management
1. The project is subject to review by the Brown's Creek Watershed District.The City shall
be provided a copy of the permit approval letter from the BCWD.
2. Rate control and water quality requirements are addressed by the existing regional
pond immediately to the south of the site(Pond H36-9P).
3. The submitted HydroCAD modeling is acceptable.
4. The proposed drainage swale along the north and west sides of the site are
appropriately sized for runoff rates and velocities.The swale and sedimentation basin
should be appropriately vegetated for the anticipated flow velocities.
General Comments
1. The City reserves the right to inspect the construction of the project. The City or its
designee shall be present for water and sanitary sewer service connections to the City's
systems.
2. The Owner will need to comply with all requirements of the NPDES Construction
Stormwater Permit and the Brown's Creek Watershed District. The City reserves the
right to require additional erosion control measures as determined/necessary during
the construction of the project.
3. Parking,lighting,landscaping and building to be reviewed by others.
4. The Owner shall be responsible for obtaining all required permits.
D stgr with commurdity In mod
Page 135 of 158
Mr.Eric Johnson
Page 3 of 3
Reference:Pizza Ranch—Plan and Drainage Design Review
5. Utility construction and improvements in the right-of-way need to conform to the City's
Standard Detail Plates. The City's details can be provided upon request.
If you have any questions or require further information,please do not hesitate to contact me.
Regards,
STANTEC CONSULTING SERVICES INC.
Lee M.Mann,P.E.
City Engineer
Phone:651-604-4850
lee.mann@stantec.com
cc: Andy Kegley,Public Works Director
Julie Hultman,Building Official
Scott Richards,City Planner
Mark Vierling,City Attorney
Lisa Danielson,City Arborist
:)es'gn with cornrnurJry in mind
Page 136 of 158
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY ERNEST SWANSON FOR A PIZZA RANCH
RESTAURANT ON MORNING DOVE AVENUE
REQUIRING CONDITIONAL USE PERMITS FOR A RESTAURANT USE
AND FOR A FRONT YARD SETBACK, PRELIMINARY AND FINAL
PLAT, VARIANCE FOR AN ELECTRONIC MESSAGE BOARD SIGN,
AND DESIGN GUIDELINE/SITE PLAN REVIEW
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Ernest
Swanson for a Pizza Ranch Restaurant at Morning Dove Avenue, requiring Conditional Use
Permits for a restaurant use and for a front yard setback, Preliminary and Final Plat approval,
Variance for an electronic message board sign, and Design Standards/Site Plan review, and after
having conducted a public hearing relative thereto,the Planning Commission of Oak Park
Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-3,Highway Business/Warehouse District which requires
review and approval of a Conditional Use Permit for the restaurant use; and
4. The site plan indicates a 23 foot front yard setback from the property line to the
building, requiring review and approval of a Conditional Use Permit in that a 40 foot setback is
required; and
5. The property is to be subdivided from Lot 2, Block 1, Oak Park Station to Lot 1
Block 1 Swansonville,requiring review and approval of a Preliminary and Final Plat; and
Page 137 of 158
6. A Variance is required to allow a 20 foot high pylon sign, with 120 square feet of
signage, and the electronic message board with 50 percent of the sign face. The Zoning
Ordinance would allow an 18 foot high pylon sign, with 80 square feet of signage and an
electronic message board that would be no more than 35 percent of the total sign face. This
would be the only freestanding sign on site; and
7. Design Guideline/Site Plan approval is required for a new building and site
improvements; and
8. City staff prepared a planning report dated February 4,2016 reviewing the
request; and
9. Said report recommended approval of the Conditional Use Permits for a
restaurant use and a front yard setback, Preliminary and Final Plat,Variance for an electronic
message board sign, and Design Guideline/Site Plan review, subject to the fulfillment of
conditions; and
10. The Planning Commission held a public hearing at their February 11, 2016
meeting, took comments from the applicants and public,closed the public hearing, and made the
following recommendation:
NOW,THEREFORE,BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted from Ernest Swanson for a Pizza Ranch Restaurant at Morning
Dove Avenue,requiring Conditional Use Permits for a restaurant use and for a front yard
setback, Preliminary and Final Plat approval,Variance for an electronic message board sign, and
Design Standards/Site Plan review affecting the real property as follows:
SEE ATTACHMENT A
The Planning Commission recommends to the City Council of the City of Oak Park Heights
approval of the sign variances subject to the following findings of fact:
1. The variance criteria in Section 401.04 of the Zoning Ordinance have been reviewed and
it has been determined by the Planning Commission that the additional height, sign face
size and percentage of changeable copy is justified.
2. The Applicant had previously proposed two freestanding signs for the site which is
allowed by the Sign Ordinance. With the proposal for one sign,the overall amount of
signage will be reduced on site.
3. The additional sign height to 20 feet and 120 square feet will ensure visibility and
identification of the business from both north and south bound traffic on Highway 15.
4. The additional changeable copy sign shall reduce the requests for temporary
signage at this site.
Page 138 of 158
The Planning Commission recommended the following subject to the conditions as follows:
• Conditional Use Permit for a restaurant use.
• Conditional Use Permit for a front yard setback.
• Preliminary and Final Plat approval.
• Variance for an electronic message board sign.
• Design Standards/Site Plan review.
1. The final plat and all vacation of easements and new easements shall be subject to the
review and approval of the City Engineer and City Attorney.
2. The Planning Commission was favorable to the request for the front yard setback
Conditional Use Permit.
3. The City Engineer should comment on the distance between curb cuts on the cul du sac.
4. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Stormwater plans are also subject to review and
approval of the Browns Creek Watershed District.
5. All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
6. The Planning Commission was favorable to the lighting of the building's architectural
features proposed except for the light strips that were to be placed on the roof line of the
building. The light strips are not allowed by the Zoning Ordinance.
7. The Planning Commission was favorable to the building design and building materials.
The applicant shall provide building material samples for City Council review.
S. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
9. The Planning Commission was favorable to the Variance request for the electronic
message board sign.
10. Outdoor lighting for the parking areas shall be turned off one hour after closing, except
for approved security lighting.
11. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
12. The landscape plan shall be subject to the review and approval of the City Arborist.
3
Page 139 of 158
13. A bike rack should be identified on the site plan and placed on site.
Recommended by the Planning Commission of the City of Oak Park Heights this 11 h day
of February, 2016.
Jim Kremer,Chair
ATTEST:
Eric A. Johnson, City Administrator
4
Page 140 of 158
ATTACHMENT A
ci f;
•
Conditional Use Permits
For
Restaurant Use& Front Yard Setback,
Preliminary& Final Plat,
Variance for Electronic Message Board Sign
And
Design Guideline/Site Plan Review
Pizza Ranch Restaurant
Washington County GEO Code: 05-029-20-22-0014
Current Legal Description: Part of Lot 2, Block 1, Oak Park Station
Proposed Legal Description: Lot 1, Block 1, Swansonville
Physical Address: **** Morning Dove Ave. N.
Page 141 of 158
ATTACHMENT B
t a
Conditional Use Permits
For
Restaurant Use & Front Yard Setback,
Preliminary& Final Plat,
Variance for Electronic Message Board Sign
And
Design Guideline/Site Plan Review
Pizza Ranch Restaurant
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Conference With City Staff Upon Application Submittal: January 27, 2016
Planning Commission Review & Recommendation: February 11, 2016
Page 142 of 158
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY ERNEST SWANSON FOR A PIZZA RANCH
RESTAURANT ON MORNING DOVE AVENUE
REQUIRING CONDITIONAL USE PERMITS FOR A RESTAURANT USE
AND FOR A FRONT YARD SETBACK, PRELIMINARY AND FINAL
PLAT, VARIANCE FOR AN ELECTRONIC MESSAGE BOARD SIGN,
AND DESIGN GUIDELINE/SITE PLAN REVIEW
BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Ernest
Swanson for a Pizza Ranch Restaurant at Morning Dove Avenue, requiring Conditional Use
Permits for a restaurant use and for a front yard setback,Preliminary and Final Plat approval,
Variance for an electronic message board sign, and Design Standards/Site Plan review, and after
having conducted a public hearing relative thereto, the Planning Commission of Oak Park •
Heights recommended that the application be approved with conditions. The City Council of
the City of Oak Park Heights makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-3, Highway Business/Warehouse District which requires
review and approval of a Conditional Use Permit for the restaurant use; and
4. The site plan indicates a 23 foot front yard setback from the property line to the
building,requiring review and approval of a Conditional Use Permit in that a 40 foot setback is
required; and
5. The property is to be subdivided from Lot 2, Block 1, Oak Park Station to Lot 1
Block 1 Swansonville, requiring review and approval of a Preliminary and Final Plat; and
Page 143 of 158
6. A Variance is required to allow a 20 foot high pylon sign, with 120 square feet of
signage, and the electronic message board with 50 percent of the sign face. The Zoning
Ordinance would allow an 18 foot high pylon sign, with 80 square feet of signage and an
electronic message board that would be no more than 35 percent of the total sign face. This
would be the only freestanding sign on site; and
7. Design Guideline/Site Plan approval is required for a new building and site
improvements; and
8. City staff prepared a planning report dated February 4, 2016 reviewing the
request; and
9. Said report recommended approval of the Conditional Use Permits for a
restaurant use and a front yard setback, Preliminary and Final Plat, Variance for an electronic
message board sign, and Design Guideline/Site Plan review, subject to the fulfillment of
conditions; and
10. The Planning Commission held a public hearing at their February 11, 2016
meeting, took comments from the applicants and public, closed the public hearing, and
recommended the application with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted from Ernest Swanson for a Pizza Ranch Restaurant at Morning
Dove Avenue,requiring Conditional Use Permits for a restaurant use and for a front yard
setback, Preliminary and Final Plat approval, Variance for an electronic message board sign, and
Design Standards/Site Plan review affecting the real property as follows:
SEE ATTACHMENT A
The City Council of the City of Oak Park Heights approves the sign variances subject to the
following findings of fact:
1. The variance criteria in Section 401.04 of the Zoning Ordinance have been reviewed and
it has been determined by the City Council that the additional height, sign face size and
percentage of changeable copy is justified.
2. The Applicant had previously proposed two freestanding signs for the site which is
allowed by the Sign Ordinance. With the proposal for one sign,the overall amount of
signage will be reduced on site.
3. The additional sign height to 20 feet and 120 square feet will ensure visibility and
identification of the business from both north and south bound traffic on Highway 15.
2
Page 144 of 158
4. The additional changeable copy sign shall reduce the requests for temporary
signage at this site.
The City Council approves the following subject to the conditions as follows:
• Conditional Use Permit for a restaurant use.
• Conditional Use Permit for a front yard setback.
• Preliminary and Final Plat approval.
• Variance for an electronic message board sign.
• Design Standards/Site Plan review.
1. The final plat and all vacation of easements and new easements shall be subject to the
review and approval of the City Engineer and City Attorney.
2. The City Engineer should comment on the distance between curb cuts on the cul du sac.
3. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Stormwater plans are also subject to review and
approval of the Browns Creek Watershed District.
4. All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
5. The City Council approves the lighting of the building's architectural features proposed
except for the light strips that were to be placed on the roof line of the building. The light
strips are not allowed by the Zoning Ordinance.
6. The City Council approves the building design and building materials. The applicant
shall provide building material samples for City Council review.
7. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
8. Outdoor lighting for the parking areas shall be turned off one hour after closing, except
for approved security lighting.
9. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
10. The landscape plan shall be subject to the review and approval of the City Arborist.
11. A bike rack should be identified on the site plan and placed on site.
3
Page 145 of 158
Approved by the City Council of the City of Oak Park Heights this 23rd day of February,
2016.
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
4
Page 146 of 158
ATTACHMENT A
,
Conditional Use Permits
For
Restaurant Use & Front Yard Setback,
Preliminary& Final Plat,
Variance for Electronic Message Board Sign
And
Design Guideline/Site Plan Review
Pizza Ranch Restaurant
Washington County GEO Code: 05-029-20-22-0014
Current Legal Description: Part of Lot 2, Block 1, Oak Park Station
Proposed Legal Description: Lot 1, Block 1, Swansonville
Physical Address: **** Morning Dove Ave.N.
Page 147 of 158
ATTACHMENT B
�Srjf '
Conditional Use Permits
For
Restaurant Use& Front Yard Setback,
Preliminary& Final Plat,
Variance for Electronic Message Board Sign
And
Design Guideline/Site Plan Review
Pizza Ranch Restaurant
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Conference With City Staff Upon Application Submittal: January 27, 2016
Planning Commission Review & Recommendation: February 11, 2016
Page 148 of 158