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HomeMy WebLinkAbout2007-07-05 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 5, 2007 RE: Oak Park Heights - Denny Hecker's Cadillac-Pontiac-GMC 58 Street North and Morning Dove Avenue South FILE NO: 798.02 -- 07.06 BACKGROUND Jerden, LLC has applied for a Comprehensive Plan amendment, Zoning District amendment, conditional use permit, sign variance, subdivision replating, vacation of existing platted utility and drainage easements, and site plan /Design Guidelines review to allow for development of a new automotive dealership at the corner of 58 Street North and Morning Dove Avenue. The dealership would be moved from its current location at Highway 36 and Osgood Avenue in Oak Park Heights. The submittal plans show a 31,076 square foot building proposed for a 4.95 acre site. Jerden LLC owns the remaining area east of Memorial Avenue North and south of 58 Street (other than the existing S &C Bank on Morning Dove Avenue). The site would be replatted to create the lot for the dealership and the remaining 7.66 acres would be platted as an outlot. The plans indicate the location of a future public street adjacent that would eventually connect Memorial Avenue to 58 Street. The site is in the B -3, Highway Business District that would require a conditional use permit for open and outdoor sales. A site plan review and sign variance are also required for the auto dealership. The auto dealership lot would remain zoned B -3 District and the underlying Comprehensive Plan designation will remain as Highway Business Warehouse. For the remaining property, the applicant proposes a change to a commercial land use designation and rezoning to B -2, General Business District. Attached for reference: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 10 Exhibit 20 Exhibit 21 Exhibit 22 ISSUES ANALYSIS Preliminary Plat, Jacob Third Addition (PP1) Preliminary Plat; Topography (PP2) Preliminary Site Plan (A1.1) Preliminary Landscape Plan (L1.1) Preliminary Site Lighting Plan (SL1.1) Photometric Plan Fixture Specifications Preliminary Signage Plan (S1.1) Freestanding Sign Details (S1.2) Preliminary Main Level Plan (A2.1) Preliminary Second Level Plan (A2.2) Preliminary Building Elevations (A3.1) Trash Enclosures (A1.2) Proposed Grading Plan and Erosion Control Plan (C1) Proposed Utility Plan (C2) Proposed Utility Plan (C3) Color Building Elevations Project Narrative by Applicant Rezoning, Replatting and Vacation Narrative by Applicant Preliminary Parcel Layout (A0.1) Memorandum from Kathy Widin, City Arborist Memorandum from Karen Erickson, City Engineer Comprehensive Plan. The Oak Park Heights Comprehensive Plan Land Use Map guides this site as Highway Business Warehouse. The proposed auto dealership is compatible with the Comprehensive Plan land use designation and is allowed within the B -3 District as a conditional use. The applicant does not propose a change in the land use designation or zoning for the auto dealership portion of the site. The remaining area, to be replatted as Outlot A, is proposed to be redesignated to commercial land use and zoned to B--2, General Business District. The land use designation change for the Outlot A area is a policy decision by the City Council. When the City annexed the Kern Center, it was decided at that time the area would be designated and zoned in such a way as to encourage the construction of business warehousing uses in this area west of State Highway 5. At the time, the City had significant areas designated and zoned for general commercial use with frontage on Highway 36. The City encouraged retail, restaurant and service uses in the B -2 District areas along Highway 36 and now those areas are almost completely developed. Staff recommends a land use designation change to commercial, for the areas within Outlot A. The site is provided significant visibility from State Highway 5 and convenient 2 access from 58 Street. It would be an appropriate area for development of general commercial uses. Zoning. The property is zoned B -3, Highway Business and Warehouse District. As indicated, the B -3 District will remain for the auto dealership property and will require a CUP. A review of the CUP criteria will follow later in the report. The outlot A property is proposed to be rezoned to B -2, General Business District if the Comprehensive Plan designation change is approved. The B -2 District allows for a wider range of retail and service uses as well as restaurants. Subdivision. The subject property is platted as Lot 2, Block 1, Oak Park Station. The S &C Bank site is Lot 1, Block 1, Oak Park Station. The auto dealership site will be replatted to Lot 'I , Block 1, and the remaining property would be outlot A, Jacob Third Addition. Morning Dove Avenue South right -of -way and roadway would remain in its current location at this time. The applicants prefer creating an outlot in that the future development has not been determined for this area. The property would be replatted into lots, blocks and possibly additional right-of-way when there is a development proposal. The plans indicate a possible right - of-way location that would connect Memorial Avenue North and 58 Street /Morning Dove Avenue. This is only shown to give the City a potential concept for access into the site. As part of this platting, the applicants have proposed that all existing utility and drainage easements on Lots 5, 6 and 7, Block 1, Kern Center 2 Addition, Lot 1, Block 2, Kern Center and on Lot 2, Block 1, Oak Park Station created by said plats be vacated. These easements are no longer needed in that the new plat has created new lot lines that do not follow the original plat. The utility and drainage easements created by Oak Park Station must remain for drainage on Lot 2, Block 1 will be rededicated on the new plat of Jacob Third Addition. Access /Roadways. The City Engineer has done a preliminary review of the plans and offers the following comments. The complete review memo is found as Exhibit 22. 1. It is recommended that the entrance on Morning Dove Avenue be moved further south to line up with the customer parking drive aisle. This will facilitate better traffic operations as the future street is completed. Moving the access point will hel p integrity the inte rity of the intersection of 58 Street and Morning Dove Avenue. (This change was made in the most recent plan.) 2. The turning radius from the parking lot to Memorial Avenue will need to be increased for the delivery trucks so that they will not drive over the curb and to minimize the need for the trucks to encroach into oncoming traffic lanes. 3 It is recommended that the south radius at 58 and Memorial Avenue be increased from 42 feet to 60 feet. Even with the larger radius, trucks turning right 3 from Memorial to 58 will need to drive into the west bound lane on 58 Street, however they will be able to remain on the pavement. 4. Revisions will be required on the traffic signal and loop detectors at Highway 5 and 58 Street. Mn /DOT will need to review and approve these revisions. 5 It is recommended that 58 Street will be widened to four lanes from Highway 5 to Morning Dove Avenue and then taper back to the existing two lanes on the west side of Morning Dove. 6. For the circulation of traffic, future development of the entire Denny Hecker site will require additional roadway improvements. The City Engineer further recommends the applicant contact Mn /DOT on the following issues: - 1. Setbacks from Mn/DOT's right -of -way for proposed improvements. 2. Modifications 58 Street at Highway 5 within Mn /DOT's right -of -way. 3. As stated above, any signal modifications at 58 Street and Highway 5. Lot Performance Standards. The following table compares the required and proposed dimensions and setbacks for the Denny Hecker site in the B -3 District. The dimensions of the proposed site are compliant with the dimensions required by the district. All of the parking areas, light fixtures and bases and monument signs are setback the required dimensions. Impervious Surface Coverage. Within the B -3 District, not less than 20 percent of the lot shall remain as impervious surface and landscaping. The site plan indicates that 13.8 percent of the site will be covered with buildings, 65.4 percent will be paving and sidewalk, and 20.8 percent will be landscaping in accordance with the Zoning Ordinance. Grading, Drainage and Utility. Grading, drainage and utility plans have been submitted and are subject to review by the City Engineer and the Brown's Creek Watershed District. Stormwater is directed into the pond within the Kern Center that was constructed to accommodate drainage from this area. The grading, drainage and utility plans shall be subject to approval of the City Engineer and Brown's Creek Watershed District. 4 Area Lot Width Setback Front ( North) Side (East) Side (West) Rear (South) Required 15,000 sf 100 feet 40 feet 20 feet 20 feet 40 feet Proposed 215,000 sf 369 feet 95 feet 68 feet 55 feet 195 feet from Memorial to 58 will need to drive into the west bound lane on 58 Street, however they will be able to remain on the pavement. 4. Revisions will be required on the traffic signal and loop detectors at Highway 5 and 58 Street. Mn /DOT will need to review and approve these revisions. 5 It is recommended that 58 Street will be widened to four lanes from Highway 5 to Morning Dove Avenue and then taper back to the existing two lanes on the west side of Morning Dove. 6. For the circulation of traffic, future development of the entire Denny Hecker site will require additional roadway improvements. The City Engineer further recommends the applicant contact Mn /DOT on the following issues: - 1. Setbacks from Mn/DOT's right -of -way for proposed improvements. 2. Modifications 58 Street at Highway 5 within Mn /DOT's right -of -way. 3. As stated above, any signal modifications at 58 Street and Highway 5. Lot Performance Standards. The following table compares the required and proposed dimensions and setbacks for the Denny Hecker site in the B -3 District. The dimensions of the proposed site are compliant with the dimensions required by the district. All of the parking areas, light fixtures and bases and monument signs are setback the required dimensions. Impervious Surface Coverage. Within the B -3 District, not less than 20 percent of the lot shall remain as impervious surface and landscaping. The site plan indicates that 13.8 percent of the site will be covered with buildings, 65.4 percent will be paving and sidewalk, and 20.8 percent will be landscaping in accordance with the Zoning Ordinance. Grading, Drainage and Utility. Grading, drainage and utility plans have been submitted and are subject to review by the City Engineer and the Brown's Creek Watershed District. Stormwater is directed into the pond within the Kern Center that was constructed to accommodate drainage from this area. The grading, drainage and utility plans shall be subject to approval of the City Engineer and Brown's Creek Watershed District. 4 Parking. The City's Zoning Ordinance does not have parking standards related to open and outdoor sales of cars, trucks or vans. In the past, calculation of required parking stalls has been based upon the requirements for outdoor boat sales. On the plans, the applicant has shown the parking requirements based upon requirements for retail sales, storage and automotive services. Both calculations are included here and both methods indicate that the site will meet all parking requirements. Boat Sales: Boat sales require one space for each 400 square feet of floor area for the first 25,000 square feet, plus one space for each 600 square feet thereafter. The total square feet of the new building is 31 ,076; after subtracting ten percent, the calculated area is 27,968. The resulting parking space requirement for this site is as follows: Sales/Storage/Service: 31,076 square feet x 9 = 27,968 sq.ft. 25,000 square feet - 400 = 63 spaces 2,968 square feet ÷ 600 = 5 spaces 68 spaces Retail sales require one space for each 200 square feet of floor area, storage uses range one space for each 800 square feet of floor area and service areas require eight parking spaces, plus one additional space for each 800 square feet of floor area over 1 ,000 square feet. The resulting parking space requirement for this site is as follows: Sales: 10,831 x .9 = 9,748 square feet ÷ 200 = 49 spaces Storage: 5,093 x .9 = 4,583.7 square feet - 500 = 9 spaces Service: 15,152 x .9 = 1 3,637.1 ,000 = 12,637 ± 800 = 16 +8 = 24 spaces Total Spaces Required 82 spaces By using the boat sales method, 68 spaces are required. Utilizing the other method, 82 spaces are required. The plans have indicated a total of 88 parking spaces dedicated and signed for customers, service and employees. There are an additional 293 spaces for vehicle display resulting in an overall total of 381 spaces. The parking requirements are met with the plan as presented. Vehicle Display. The plans indicate five vehicle display pads that are separate from the parking areas. The display pads are proposed to be compliant with the 10 foot setback requirement. The applicant has indicated that the pads are placed at ground level. The plans also indicate vehicle display on the south side of the lot that is within a 5 green space area. No vehicle parking will be allowed in this area or on non paved areas. Sidewalks /Trails. The submitted plans do not include any plans for sidewalk or trail extensions. The Park and Trail System Plan indicates the addition of trails on 58th Street and continuing on Memorial Avenue North, around the proposed dealership. There are sidewalks /trails that exist on a portion of 58 Street at Morning Dove Avenue. Staff has suggested that the sidewalk would continue from 58 Street on Morning Dove Avenue with the possible future connection to Memorial Avenue North. The Planning Commission and City Council should comment on the location of the trails /sidewalks. Parking Stall /Driveways /Loading Areas. All of the parking stalls that are indicated are dimensioned at 9 feet by 20 feet in compliance with the Zoning Ordinance standards. Most of the drive aisles are dimensioned at 22 feet although some aisles in the vehicle display areas are shown at 20 feet. The drive aisle dimensions should be subject to review and approval of the City Engineer. The site plan indicates two loading berths on the south side of the building. The landscape plan indicates a row of Techny Arborvitae to partially screen the loading area and a wall has been extended from the building to screen trucks parked in the berths. Landscaping. The City Arborist and City Planner agree that the landscape plan for the site is minimal. Additional trees should be planted on the site perimeter and the species diversity must be broadened. The interior plantings within the site appear to be acceptable. The pylon, monument and directional signs will need to be provided with plantings as required in Section 401.15.G Signs of the Zoning Ordinance. The City Arborist has provided comments as found in Exhibit 21. A revised landscape plan reflecting the recommendations of the Planning Report and the City Arborist comments shall be provided to the City and subject to the review and approval of the City Arborist. Building Height and Design Guidelines. The building heights meets the maximum requirements of the Zoning Ordinance. The proposed building at the highest point to the top of the proposed wall is 30 feet; a 35 foot building is allowed within this district. The building elevations indicate front entrance areas on the east and south elevations with significant aluminum curtain walls with glass windows. The majority of the remaining walls is a rock face concrete masonry unit and EIFS, both in an off-white. The front entrances are also framed with an aluminum composite panel in a silver color. The amount of class and the quality of the primary building materials will meet the intent of the Design Standards. Building materials and color samples will need to be provided for Planning Commission and City Council review. The applicant shall specify all building materials and colors including doors and trim. Colored elevations have been provided for Planning Commission and City Council review. 6 Building Signage Proposed Location Sign Area East Elevation Denny Hecker's 40 square feet Cadillac Logo 20 square feet GMC Logo 20 square feet Pontiac Logo 20 square feet Service 10 square feet Service - 10 square feet North Elevation Denny Hecker's 40 square feet South Elevation Cadillac Logo 20 square feet GMC Logo 20 square feet Pontiac Logo 20 square feet Total Building Wall Signage 220 square feet Lighting Plan. A site lighting plan specifies the location of the lighting fixtures within the parking lot and on the building. All of the fixtures would be a full cut off shoe -box style fixture. The fixtures will be 22 feet in height placed on a three foot concrete base in compliance with the Zoning Ordinance lighting provisions. Two of the poles and fixtures indicate 1,000 watt floodlights to feature the front of the building. Floodlights are not allowed, although architectural down lighting can be utilized to light the building front. The Zoning Ordinance requires the following regarding lighting intensity: "No light source or combination thereof which cast light on a public street shall exceed one (1) foot candle meter reading as measured from the centerline of said street nor shall any light source or combination thereof which cast light on adjacent property exceed four-tenths (0.4) foot candles as measured at the property line, per the method outlined in Section 401. 15. B. 7. e. " It appears as though the lighting plan will not meet the standards of the Zoning Ordinance in terms of intensity. The applicant shall provide a revised lighting plan with compliant foot candle readings at the property line and within adjacent rights-of-way. The final lighting plan shall be subject to approval of the City Staff. The Zoning Ordinance requires that outdoor lighting for parking lots serving commercial businesses shall be turned off one hour after closing, except for approved security lighting. The applicant shall provide a plan, subject to approval of City staff, indicating what lights will be shut off or remain lit to comply with this requirement. Signage. The signage plan indicates 10 wall signs and four freestanding signs. The wall signage range in size from a maximum of 40 square feet to 10 square feet for directional signage. Of the proposed freestanding signs, one is a 20 foot tall pylon sign and the others are monument and directional signs. The size and location of each of the signs is described in the following table. 7 Pylon, Monument, and Directional Signage Proposed Location Sign Area SE Lot Corner Pylon Sign (20 feet) 150 square feet NE Lot Corner Monument Sign (8 feet) 120 square feet Memorial Ave No Entrance Directional Sign (4 feet) 70 square feet Morning Dove Entrance Directional Sign (4 feet) 70 square feet Total Freestanding Signage 410 square feet TOTAL SITE SIGNAGE PROPOSED 630 square feet Allowable total sign site signage is 300 square feet total for properties in the B -3 District. The sign provisions of the Zoning Ordinance allows a total of two wall signs with each sign placed on a separate building facade. One freestanding sign with 100 square feet and a height of 20 feet and two additional monument signs that do not extend eight feet in height are also allowed. All freestanding signs must be surrounded by a landscaped planter at least three feet in height or appropriate plantings around the sign must be provided. The proposed signs on the building and the freestanding signs are exceeding both the number and area allowed within the Zoning Ordinance. The applicant has applied for a sign variance to allow the proposed signs indicated in the included plans. Section 401.15.G.16 reviews the following conditions for sign variances: 1. The particular physical surrounding, shape, or topographical conditions of the specific parcel of land involved exist. The parcel is not visible from Highway 36 and future commercial development will block views into the site from Highway 5. 2. That the condition involved is unique to the particular parcel of land involved. The signs requiring the variance are specific only to an auto dealer to easily direct customer traffic to the building and within the dealership property. 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. The purpose of the signs is to advertise the business, but many of the signs are directional to show where cars are for sale, where parts are for sale or where cars are serviced. 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. The large car dealership will require more signage to identify merchandise and to ensure movement can happen on site without confusion or congestion. S 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. The signs are for the sole use of the property, since they are attached to a building set back a large distance from residential use they should in no way be detrimental to the surrounding areas. 6. That the proposed variation will not impair an adequate supply of light and air 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. The signs will be attached flush against the building, therefore, they should not interfere with any ground movement nor impair supply of light or air from other properties. The freestanding signs are adequately setback from rights-of-way. The Planning Commission and City Council shall review the conditions and determine if the number of signs and overall footage is appropriate. The request by the applicant does not differ greatly from allowances granted to other automotive dealerships in the City. The wall signage is conservative in size and much of the message is informational or directional. Other than the pylon sign, the freestanding signs are within size limits and provide more directional than advertising messages. Due to the restricted views that the dealership will have once the area is developed, a sign variance is warranted for what has been requested. Trash Enclosures. One trash enclosure is indicated in the parking lot, south of the dealership building. A plan indicating the structure and building materials has been provided to the City for review and approval. The trash enclosure could be better screened with additional landscaping. Flag Pole. A flag pole location is shown on the site plan. The applicant shall provide the proposed size of the flag and indicate how the flag will be lit and raised and lowered. Outdoor Paging Systems. Under the noise provisions of the Zoning Ordinance, use of outdoor paging systems will not be allowed on site. All noise created from operations on site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. Automotive Repair Activities. Vehicle repair activities shall be limited to within the principal structure and the doors to the service bays shall be left closed except for vehicles moving in and out of the service areas. Additionally, there will be no exterior storage of automobile parts or related items on site. CUP Review Criteria. The Conditional Use Permit criteria for open and outdoor sale of vehicles are listed below with the review of each: Outside sales areas are landscaped and fenced or screened from view of neighboring residential uses or abutting residential districts. 9 There are no neighboring residential uses or abutting residential districts to be considered in this area. The loading dock area will need to be more fully screened from view of adjacent right -of -way. 2. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences. A revised photometric plan shall be submitted to ensure that foot candles do not exceed the requirements set forth by the ordinance. Proposed light fixtures are hooded at 90 degrees. Flood lighting of the front facade will not be allowed. 3. Areas are asphalt or concrete surfaced. Submitted plans show area to be surfaced with concrete curb around the parking area. A ground area labeled for vehicle display will not be allowed for parking of vehicles. 4. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the site: The use will not exceed the City's ability to provide services. 5. The provisions of Section 401.03.A.7 of the Ordinance are considered and satisfactorily met. The proposed use follows the current use of the site; therefore, is an appropriate use provided that conditions of approval are met. Development Agreement. A development agreement will be required for the subdivision and roadway impact issues. The agreement shall be subject to review and approval of the City Attorney. CONCLUSION /RECOMMENDATION The new automobile dealership at the corner of 58 Street North and Morning Dove Avenue is an appropriate use and is allowed as a conditional use permit in the B -3 District. Staff recommends approval of the Comprehensive Plan amendment and zoning district amendment for the 7.66 acres that will be platted as an outlot and will not be part of the dealership. Staff further recommends the conditional use permit, sign variance, subdivision replatting, vacation of existing platted utility and drainage easements, and site plan /Design Guidelines review for the auto dealership with the following conditions: 10 The City shall require a redevelopment plan, demolition plan, or plan to bring the g dealership properties at 14738 60th Street North and 14702 60 Street existin dealershi p North compliant with all conditional use permit conditions previously approved by the City Council. The plans shall indicate a timeline for redevelopment, demolition or compliance, and shall be submitted no later than January 30, 2008. Said plans shall be subject to review and approval of the City Council and City staff. 2. All existing utility and drainage easements on Lots 5, 6 and 7, Block 1, Kern Center 2nd Addition; Lot 1, Block 2, Kern Center and on Lot 2, Block 1 Oak Park Station shall be vacated subject to review and approval of the City Engineer and City Attorney. 3 All required utility and drainage easements created by the Oak Park Station shall be rededicated on the new plat of Jacob Third Addition subject to review and approval of the City Engineer and City Attorney. 4 All City Engineer recommendations for roadway, traffic, and access improvements, as outlined in the July 3, 2007 letter, shall be implemented by the applicant. 5. The applicant shall receive approvals, as required from Mn/DOT, for setbacks, modifications to 58 Street, and signals at 58 Street and Highway 5, as outlined in the July 3, 2007 letter from the City Engineer. 6 The Planning Commission and City Council should comment on the preferred location of trails on 58 Street and Memorial Avenue. 7. The grading, drainage and erosion control plan are subject to review and approval by the City Engineer and Browns Creek Watershed District. 8. The submitted utility plan is subject to review and approval by the City Engineer. 9. Customer parking stalls shall be appropriately signed. 10. No vehicle parking shall be allowed outside of the paved parking areas or five designated and paved display pads on site. 11. All drive aisles shall be at least 22 feet in width or subject to review and approval of the City Engineer. 12. The landscape plan shall be subject to review and approval of the City Arborist. 13. Building materials and color samples shall be provided for Planning Commission and City Council review and approval. 11 14. All parking lot lighting shall be full cut off, shoe box style fixtures that do not exceed 25 feet from ground level to the top of the fixture. 15. All building lighting shall be full cut off, shoe box fixtures. There shall be no flood lighting of building facades. 16. A revised light plan with photometrics shall be submitted meeting all Zoning Ordinance light intensity requirements subject to review and approval of City staff. 17. All outdoor lighting for parking lots shall be turned off one hour after store closing, except for security lighting. The applicant shall provide a plan, subject to approval of City staff for lighting shut off. 18. The trash enclosure shall be provided with additional screening landscaping, subject to review and approval of the City Arborist. 19. The applicant shall provide details on the size of the flag and how the flag will be lit, and raised and lowered. 20. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of service areas. 21. There shall be no exterior storage of automobile parts or related items on the site. All parts storage shall be internal to the building. 22. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 23. An outdoor paging system shall not be allowed. 24. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from Washington County for the automobile dealer /service operation. 25. A condition of this approval is that the applicant enter into a development agreement, as prepared by the City Attorney and approved by the City Administrator, containing provisions including, but not limited to, the construction and placement of financial security for site improvements, payment of applicable City connection fees, placement of financial security and requirements for extension and/or construction of City roadways, utilities for the site and related water, sanitary sewer and storm sewer improvements. 12 L tr.. :1 DYS21 0,,SSS q.0 LU Z 1 illihi! d R :17;i3 W ;., u !:1FEW. fg . .e. ii-01,1,1 !!intifi , 7 — 2 , g"g, g ED , -i! Oli ' g .. . I 0 i igt 1374,; !p re i 'i. i w igp iiitAtt Tp 1 ! 1 D 5 I ",...,-.! ! - g , iiihIA 1; 1 6 1 ''''' fg - ! 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NNINV11• f1�lF 011111111 11 Area not used for merchandise sales or display, also approach and parki area HI ; ; ; ; ; ! I ; ! ; ; ; i-110N; .19@aiS: ; ; ; ; ; ; ; ; ; ; • ; ; ; • ; „ NI 1 a 0 4 Ir a CD P- ' IIII 111111111 ME II ap s�onn wu�s+wr xis 1111 8 11. Front row presentation and or autos on 75 feature stands Area not used for merchandise sales or display, also approach and parki area General auto sales or area of rnorchandise presentation aie�xu w *ter uognaslD osapusyateyy Feature Displays ; ; ; ; ; ! I ; ! ; ; ; i-110N; .19@aiS: ; ; ; ; ; ; ; ; ; ; • ; ; ; • ; „ NI 1 a 0 4 Ir a CD P- DESCRIPTION Galleria's beauty and versatility make it an excellent choice for roadway and general area lighting applications. An aesthetic reveal in the formed aluminum housing gives the Galleria a distinctive look while a variety of mounting options and lamp wattages provide maximum flexibility. Galleria's superior light distributions makes it the optimum choice for almost any small, medium or large area lighting application. SPECIFICATION FEATURES A Housing Formed aluminum housing with stamped reveal has interior-welded seams for structural integrity and is finished in premium TGIC polyester powder coat. U.L. listed and CSA certified for wet locations. B ... Ballast Tray Ballast tray is hard-mounted to housing interior for cooler operation. A. B C. F DIMENSIONS www.cooperilighting,corri t- A\ a FIXTURE GSS (rnmi _ GSM (irk) (mm) Est. On.) (rnroi C ... Ballast Long-life core and coil ballast. //F N A 9 1/4 235 11 279 ... Reflector Spun and stamped aluminum reflector in vertical lamp units, or hydroformed anodized aluminum reflector in horizontal lamp units. Rotatable optics standard. _ • • B 1 112 3 V? 89 14 1/2 4 lid 25 7/8 368 108 657 \ \\V\ \\WV, 12 7/8 327 19 114 480 B 15 5 397 21 552 27 686 152 or 356 E Door Formed aluminum door has heavy-duty hinges, captive retaining screws and is finished in premium TGIC polyester powder coat. (Spider mount unit has steel door.) F Lens Convex tempered glass lens or flat glass. COMPLIANT I DARK SKY al: tat gia5a oor,frcitirations. Pow9led technology WATTAGE TABLE Rxturo Size , GSS Wcito,ag 70 ?SW 175W---1900W 4 —1000W Spider Mount 6 or9 31/4 152 or 229 337 CO314 15 or 18 152 or356 6 or 14 381 or 406 16 2/4 or 19 3/4 476 or 502 NOTE Top ccnmnd ath OM tat gi.s vlically 1.1 co. orriy, COOeER Lighting Specifications and Dimensions subject to change without notice. Consult your representative for additional options and finishes McGRAW-EDISON' GSSIGSMIGSL GALLERIA SQUARE 70-1000W Metal Halide Pulse Start Metal Halide High Pressure Sodium ARCHITECTURAL AREA LUMINAIRE ENERGY DATA C.WA BcI16 1ctf5.1t Watts 150\P; 5tH HPF (210 Vtlf.itts 175 WI 1-(SF (710 Watts; 175W MH HPF 1210 25019 MI-( HPF (295 W2t1s 250W HES I-IPF (300 Watt-z- 400W MH HP) (455 Wc4:1.7 400W HFS1-1: (46E: 1000W MH HPF (1090 VVetta) - 1000W HP'S HPF EPA Effective Protected Area: iWithoka Arm) 1.2 GSM: 3.4 0$1.: 3.9 Ninth AM! GSS: 1 7 GSM: 1 02 SSI.: 4.90 fSpirier Mount) GSS 1 04 GSM: 227 G91: 2 7 SIL DATA Approxiznato Net Weight .i6irrs . 16 Irgs :bs 136 kgs:: ;AO kg-2."1 ADH060509 04127/2007 8:03:47 AM _ F b1 I I iiiiingifigalto .,,•• • EXHIBI DESCRIPTION Galleria's beauty and versatility make it an excellent choice for roadway and general area lighting applications. An aesthetic reveal in the formed aluminum housing gives the Galleria a distinctive look while a variety of mounting options and lamp wattages provide maximum flexibility. Galleria's superior light distributions makes it the optimum choice for almost any small, medium or large area lighting application. SPECIFICATION FEATURES A Housing Formed aluminum housing with stamped reveal has interior-welded seams for structural integrity and is finished in premium TGIC polyester powder coat. U.L. listed and CSA certified for wet locations. B ... Ballast Tray Ballast tray is hard-mounted to housing interior for cooler operation. A. B C. F DIMENSIONS www.cooperilighting,corri t- A\ a FIXTURE GSS (rnmi _ GSM (irk) (mm) Est. On.) (rnroi C ... Ballast Long-life core and coil ballast. //F N A 9 1/4 235 11 279 ... Reflector Spun and stamped aluminum reflector in vertical lamp units, or hydroformed anodized aluminum reflector in horizontal lamp units. Rotatable optics standard. _ • • B 1 112 3 V? 89 14 1/2 4 lid 25 7/8 368 108 657 \ \\V\ \\WV, 12 7/8 327 19 114 480 B 15 5 397 21 552 27 686 152 or 356 E Door Formed aluminum door has heavy-duty hinges, captive retaining screws and is finished in premium TGIC polyester powder coat. (Spider mount unit has steel door.) F Lens Convex tempered glass lens or flat glass. COMPLIANT I DARK SKY al: tat gia5a oor,frcitirations. Pow9led technology WATTAGE TABLE Rxturo Size , GSS Wcito,ag 70 ?SW 175W---1900W 4 —1000W Spider Mount 6 or9 31/4 152 or 229 337 CO314 15 or 18 152 or356 6 or 14 381 or 406 16 2/4 or 19 3/4 476 or 502 NOTE Top ccnmnd ath OM tat gi.s vlically 1.1 co. orriy, COOeER Lighting Specifications and Dimensions subject to change without notice. Consult your representative for additional options and finishes McGRAW-EDISON' GSSIGSMIGSL GALLERIA SQUARE 70-1000W Metal Halide Pulse Start Metal Halide High Pressure Sodium ARCHITECTURAL AREA LUMINAIRE ENERGY DATA C.WA BcI16 1ctf5.1t Watts 150\P; 5tH HPF (210 Vtlf.itts 175 WI 1-(SF (710 Watts; 175W MH HPF 1210 25019 MI-( HPF (295 W2t1s 250W HES I-IPF (300 Watt-z- 400W MH HP) (455 Wc4:1.7 400W HFS1-1: (46E: 1000W MH HPF (1090 VVetta) - 1000W HP'S HPF EPA Effective Protected Area: iWithoka Arm) 1.2 GSM: 3.4 0$1.: 3.9 Ninth AM! GSS: 1 7 GSM: 1 02 SSI.: 4.90 fSpirier Mount) GSS 1 04 GSM: 227 G91: 2 7 SIL DATA Approxiznato Net Weight .i6irrs . 16 Irgs :bs 136 kgs:: ;AO kg-2."1 ADH060509 04127/2007 8:03:47 AM _ F b1 I I ORDERING INFORMATION Sample Number GSM - AM 0 MH - MT - 311 SG - BK - L Product Family GSS: Galferia Square Small GSM= Galleria Square Medium GSL- Galleria Square Large Mounting Method AM= Amy Mount AIR= Arm included for. Round Pole AIS= Arm Included for. Square Pole SM'I= Spider Mount (2 3f8" OD Tenon) SM2= Spider Mount (3" OD Tenon) SM3= Spider Mount. (3 1/2" OD Tenon) Notes: Lighting www. coop e r liq hti n g.ce rn Lamp S Wattage 70-- 70W 103= 100W 15d= 150W 175- 175W 250 250W 320= 320W 350= 350W 400= 400W 450.450W. 750. 750W. 1000= 1000W° Voltage „ 120: 120V 208= 208V 240= 240V 277= 277V 480= 480V V MT° Multi -Tap12 TT. Tripp -Tap 5T= 5 -Tapir El Electronic 120 -277V E2= Electronic 200 -277V Lamp Type MI Metal Halide Ml Pulse Start Metal Halide (CWA) 1pS= High Pressure Sodium MPE= ECON Electronic Powered Pulse Start Metal Halide M pp. EGON 9, 1. Dimmable Electronic Powered Pulse Start Metal Halide Lens Type FO= Flat Glass Srr- Sag Glass Distribution Horizontal IF= Type I Formed 2F= Type lI Formed 2S= Type II Segmented 3F= Type 111 Formed 3S= Type Ill Segmented 4S" Type IV Segmented 5s= Type V Segmented. F1= Forward Throw SL° Spill Light Eliminator CA= Cutoff Asymetric with EHS Vertic f Air Area Round AS Area Square 3V= Type Ill Vertical RIAr Rectangular Wide Color 2 ° AW Grey BZ= Bronze BK. Black VIIH= White DF Dark Platinum GM= Graphite Metallic Options 21 F= Single Fuse (120, 277 or 347V) FF. Double Fuse (208, 240 or 480V) EM= Quartz Restrike w! Delay (Hot Restrike Only) Q^ Quartz Restrike (Hot restrike only) R. NEMA Twistlock Photocontrol Receptacle NS= House Side Shield. EIS= External Adjustable House Side Shield VS= Vandal Shield.. L. Lamp Included GSS r i SM f Gst GALLERIA SQUARE Accessories ° GSM.- EX1'HS= aroma House Side Shield - 2.24 EPA GSL EXTHS= External House Side Shield - 2.46 EPA MA 1004XX= 14" Arm for Square Pole. 1.0 E PAaa MA 10OSXX= 6" Anti for Squire Pole. 0.5 EPA2s MA1OOeXX= Direct Mount CGt for Square Potexs MA1007XX= 14" Arm for Round Pole. 1.0 EPA25 MA 1008XX= 6" Arm for Round Pole_ 0.5 EPA.. MA10O9XX= Direct Mount lit for Round Poless MA1O21XX= 6" Arm for Square Pole. 0.5 EPA3 MA1022XX= 6" Arm for Round Pale. 0.5 EPA3 MA1023XX= 9" Arm for Square Pale. 0.5 EPA3 MA1024XX= 9" Arm for Round Pole. 0.5 EPA3 MA1O29XX= Wall Mount Bracket with 10` Ann MA1O46XX= Wall Mount Brecket3 MAl208XX= 11 112" Arm and Round Pole Adapter. 0.8 EPA OA 1066XX= Mast Pan Adapter MA1010XX= Single -arm Tenon Adapter for 3 112" 0.D. Tenon MA1011XX= 2t5150Tenon Adapter for 3 112" O.D. Tenon MA1012XX= 3 a@12G Tenon Adapter for 3 112" 0.0. Tenon MA1O1aXXw 4@90° Tenors Adapter for 3 1r2" D.D. Tenon MA 1014XX= 2@90° Tenon Adapter for 3 112" O.D. Tenon MA1015XX= 2 @120° Tenon Adapter for 3 112" 0.0. Tenon MA 1016XX= 3@ 90' Tenon Adopter for 3 112" 0.0. Tenon MA1017XX= Single -arm Tenon Adapter for 2 318" D.D. Tenon MA1018XX= 2@18€3° Tenon Adapter for 2 3/8" D.D. Tenon MAID 197X= 3[.7120' Tenon Adapter for 2 318" O. D. Tenor. MA1045XX= 4@90° Tenon Adapter for 2 318" D.D. Tenon MA 104SXX= 2,7a 90° Tenon Adapter for 2 318" 0.0. Tenon MA1049XX= 3@90° Tenon Adapter for 2 318" O.D. Tenon MA 1050= House Side Shield for GSS (Field tretalled )26 MA1061= House Side Shield for GSM (Fieldxa Inst MA1062= House Side Shield for GSL (Field Instatled)2e OAIR.A 1016= NEMA Twistlock Photocontrol - Multi-Tap OA1RA 1027= NEMA Twisttock Photocontrol - 480V l Arm not included. See Accessories. 2 Arm length varies based on housing size: 9" for GSS, 11 -112" for GSM and 14" for GSL 3 Available on GSS housing only. 4 Available on GSL housing only. 5 Medium -base lamp for GSS housing. Mogul -base lamp on GSM and GSL housings. 6 Only available in 400, 450, and 750W Pulse Start Metal Halide for vertical mount only 7 Require reduced envelope ED -28 lamp when used with GSM housing and flat glass vertically tamped optic,,. 8 Requires reduced envelope ST-37 lamp when used with GSM housing. 9 Only available in 250-400W Pulse Start Metal Halide for vertical mount only. 10 Provides 0 -10V DC low voltage, leads used in dimming control. 11 Product also available in non -US vottagea and 50Hz for international markets. Consult factory for availability and ordering information. 12 Mufti Tap ballast is 120/208/24a/277V wired 277V. Triple -Tap ballast is 120/277/347V wired 347V. 13 5-Tap ballast is 120P2008I24012771480V wired 480V. Only available in 400- I000W_ 14 250W only. 15 Medium housing fixture only. 16 Maximum wattage on segmented optical distributions is d00W. 4000 Metal Halide tamp must use reduced envelope ED -28 lamp. Not available in GSL housing. 17 Must use reduced envelope lamp, not available in GSL housing. 18 RW optic not available with flat grass. 19 1000W GSL with flat glass requires ST-37 lamp and is not available in AS, RW, SL or 3V distributions. 20 Other finish colors available, including a full line of SAL color matches. Consult your Cooper Lighting Representative. 21 Add as suffix in the order shown. 22 House side shield available on 21", 3F, FT, 25, 38, 4S distributions only, and all vertically tamped distributions when combined with sag glass. 23 Ann mount only, 400W Maximum. 24 Order separately, replace XX with color strfroc. 25 Available on GSM and GSL housings only. 26 Compatible with sag terra vertical optics only. Specifications and Dimensions subject to change without notice. ADHO60509 McGraw - Edison • Customer First Center • 1121 Highway 74 South • Peachtree City, GA 30260 • TEL 770.486.4800 • FAX 770.486A801 04/27/2007 8:03:47 AM PHOTOMETRICS 0 1 2 3 4 5 GSS-AM-175-MH-MT-3F-FG 175-Watt MH, Type III 14000-Lumen Clear Lamp STOCK SAMPLE ILIMBER SAMPLE NitiPiCaER: GSMI Farn8y :eri M.8c1;.unl :40 Gtr )f..1;CII1..7 P:11 wrni zr Lighting Ai (Lamp Included): . ---' 1 i &IOUs g ilamr., Lamp Typo Method I Wattage. ry33-*Leta A1 I 1/1' I 4o-40:w H6115 A( rn i 1).1000W :nc:urie..1 0 1 2 3 4 5 GS M 1000-Watt MH, Type II Vertical 110,000-Lumen Clear Lamp 5T 4 3 2 0 1 1 2 3 rtio) AS--Ama uar 3V-Type 5 Vai Lena Type FG-;1at C",1.59„5 Sa..Sag Gaas GSM-AM-1000--MH-MT-AS-SG 1000-Watt IV1H, Area Square "MAO-Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mounting height. Mounting Footcandle Values for Isotootcandle Lines 1-1_242# A 175W 10 11.25 15' 5.00 20' 2.80 Specifications and Dimensions subject to change without notice. McGraw-Edson • Customer First Center 1121 Highway 74 South • Peachtree Cfy, GA 30260 • TEL 770.486 4500 • FAX 770.486.4801 4.50 2.25 1.16 0.45 2.00 1.00 0.50 0.25 1.12 0.56 0.28 0.19 1000W 30' 3.50 2.00 1.00 0.50 0.20 35' 2.60 0.73 0.37 0.18 0.07 40' 2.00 1.00 0.50 0.20 0.10 ADH060509 04/27/2007 8:0347 AM ss 11'. § IgPTP B i [ '' ''' � a 1 g ti,,,ti 1,4 i i' 6 M r k M /5 1! 1210,4/3 V 1Ta 11 eJ a i lY 'ATMS YiO G a ° M VZ NYO Hart-PH .a H.102 `a 2 APAN SMNORFJ Ammaia 0) :ion MEN a. H18QN 133819 H189 0 z #: X11 3 -ff4 Q E ° Z Q �� E 2 ❑ e d it.M1(4. J ri . I a © z z 0 N4 8 m < ?H m 0 H < m d° c6o 0 , z - Lki 0 IL. 5 3 a 0 U z 0 a r 'MOM MINN! 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BLOCK P- COLORED OCR{- RE F ACE j 11111114 111 1 1 ippll ilililig Ildyft I iiii ii ii 11 I1 I i i ii i _I 11 Mill I \ IiO is PRELIMINARY NOT FOR CONSTRUCTION PRINTED FOR: MY REVIEW DATE: _ 06 /27/07 HO Vi 7 z8 cj A •R 5 11.q!tgi g11a,ii 1 ,1iiisdtRd 111111ifilli • • P. I 404 :g 0 Ow c , 9 3 E A CO 1 o*�u , � 2.g « � K '° = ^^ '" � " ^ ^"'` H H � � U l l | - VW I Lty n 9 z 3 z 9 ci z 0 z 0 r z 0 z z z 0 EXHIBIT I 7 Introduction: Project Narrative: Denny Hecker 's Cadillac - Pontiac - GMC 58 Street North & Morning Dove Avenue South Oak Park Heights, Minnesota • This proposal is for the development of 4.95 acres at the corner of Memorial Avenue North and 58 Street North, and will front onto Morning Dove Avenue South. • The proposed site is for the new Denny Hecker's Cadillac - Pontiac - GMC facility, which will be relocated from its present location on Highway 36. • The remaining property in the Kern Center sub-division will remain undeveloped at this time. However, a concept has been developed to eventually develop the remaining property into 6 individual lots, ranging in sites from 0.5 acres to 1.25 acres. General. Development Design: • Presently, the proposed site is undeveloped land. • The existing streets will remain in their existing alignments. However, the overall development concept has Morning Dove Avenue South being re- aligned. Dealership Site Design: • The proposed building will be approximately 36,000 square feet with a building foot print of approximately 29,760 square feet. • The front of the building will face the corner of 58 Street North and Morning Dove Avenue South. • The perimeter of the site will be landscaped with boulevard trees, and sod, with feature vehicle display pads located at the entrance and the corners. EXHIBIT Lot Coverage: The building will cover 13.8% of the overall site with parking/sidewalks covering 74.2%. Parking: Based on the City Parking Ordinance, the total parking spaces required is 84. A total of 88 parking spaces are provided and breaks down as follows: Customer: 26 spaces Service: 22 spaces *page: 12% of the site area will consist of impervious, or landscaping. Al! parking spaces are 9 wide x 20' long, with 22' wide aisles, All parking surfaces will be paved with bituminous surfacing. A heavy duty paving section will be provided at the truck circulation as shown on the Site Plan. Employee: 40 spaces Truck circulation has been incorporated into the parking lot design as shown on the Site Plan, Screening : The trash enclosure is located in the middle of the site, behind the building with the gates not facing the street rightofway. Landscaping: Three sides of the propoged site fronts onto a street. AR street boulevards will be landscaped with trees. Landscaped islands and borders along the perimeter of the building soften the building base and parking. The building signage is proposed for the front and south building elevations. These signs will be consistent with GM signage specifications. 6 Two monument signs are proposed at each site entrance. One on Morning Dove Avenue South and another on Memorial Avenue North. One GM pylon sign is proposed at the southeast corner of the site The pylon sign to be a GM standard pylon sign. 2 Utilities: Site Lightng: All site lighting will be "Shoe Box" type light fixtures mounted on the poles with a maximum height of 25'4". Wall mounted light fixtures will also be "Shoe Box" type matching the pole mounted fixtures. Building Design: The proposed buidling design is based on the GM Buick-Pontiac-GMC building prototype design criteria. The utilities (water & sewer) are available in the Morning Dove Aventie South right-of-way. The civil engineer will work with the City Staff to determine the best location for connection into existing utilities. Lighting t the perimeter of the site will be equipped with shields as required to meet the footcandle levels. Windows will not be painted with advertisements* Roof mounted equipment will be screened utilizing the will parapets or roof screen walls. 3 7 9 DESCRIPTION OF REQUEST EXHIBIT JERDEN LLC — OWNER DENNY HECKER'S CADILLAC-PONTIAC-GMC DEALERSHIP — PROJECT Rezoning from B-3 to B-2 for proposed Outlot A, Jacob Third Addition. The rezoning would allow for a more practical and improved mix of retail sizes and resulting uses. B-2 would also allow restaurants, which would compliment and increase the existing restaurant mix available to area residents. The property to the east of Hwy 5 is highly developed (under B-2 zoning) and this rezoning to B-2 would allow for continued and consistent retail/restaurant growth west of Hwy 5. Vacation of Existing utility and drainage easements in underlying plats. In conjunction with the replatting we request that all existing utility and drainage easements on Lots 5, 6, and 7, Block 1, KERN CENTER 2 ADDITION, Lot 1, Block 2, KERN CENTER and on Lot 2, Block 1, OAK PARK STATION created by said plats be vacated. The utility and drainage easements created by OAK PARK STATION on Lot 2, Block 1 will be rededicated on the new plat of JACOB THIRD ADDITION. Lot 2, Block 1, OAK PARK STATION was created out of Lots 5, 6 and7, Block I, KERN CENTER 2 ADDITION and Lot 1, Block 2, KERN CENTER and are no longer required. Replatting into two lots. The existing property is one lot being Lot 2, Block 1, Oak Park Station. A portion of the property is to be developed as an automotive new and used sales and ancillary services along with car wash. The remainder property at this time has not been determined as to lot sizes and propose that it be an Outlot. We propose the property being replatted into two lots being Lot 1, Block 1 and Outlot A, Jacob Third Addition. C) a m U Q m On� E � � g��� E` c, i h a k § m i r� E :J: b IU ^, ( F S r eS 0 R.fi rra u£ � e':� � �r"l1 aJ L1 e 4�'J NNW Y NO :a Ai0111a9O M ±O O f V M C o.. k .95'69c z LiJ w z LU 0 0 C0 o 11131135 3 RJI0Lfl 0P1V a0VNIV(0 U O HI eg /4,,91 I'6Lt 8 ti ti ,001(0) ,c ti ,000 000 Sz'E M{ 717, s - 17SN < • N H a F— - o U 0 _o a 4rn NN V 00 111 - - _ 1- 1i�r �., 00 0 Ln Julie Hultman OPH Staff- Page taff - Page 1 of 1 EXHIBIT 2 From: kdwidin@comcast.net Sent: Tuesday, June 26, 2007 12:33 PM To: Tom Ozzello; Julie Hultman; Dennis Postler; Eric Johnson; Jimmy Butler; Scott Richards; Mark Vierling Subject: Landscape Plan - Denny Hecker CadillaciPontiaciGMC I have reviewed the preliminary landscape plan for the Denny Hecker Cadillac facility and it is the same plan as I reviewed 5/30/07. My comments regarding the plan are the same as in that email report. I will attach a copy of the report to approved Planting Detail language and drop it off at City Hall for the meeting tomorrow. Please provide the developer with a copy of my report and the planting detail language. I will not be able to attend the site review meeting with applicants, since I will be out-of-town 6/27-29. If you have any questions regarding my review of this landscape plan, please contact me via email today or call my cell phone tomorrow at 651-338-3651. Kathy Widin OPH Arborist Landscape Plan Review - 5/30/07 OPH Staff - I have reviewed the proposed landscape plan for the Denny Hecker CadillaciPontiac/GMC facility and have the following comments: I . The landscape plan is minimal but is acceptable for the type of site/facility. 2. The plant species used are acceptable; however, more species of shade trees need to be added to the site perimeter. Having only one species (honeylocust), comprising over 76% of the trees on site, makes the landscape susceptible to failure due to insect or disease problems. The plan will not be approved without more shade tree diversity. 3. All perimeter shade trees must be planted on private property (as indicated on the plan). 4. The Planting Detail is not acceptable. Any wire baskets on B&B stock must have the top rungs removed, twine and burlap must be removed from the plant stem and top of root ball before filling in the planting hole. An acceptable form of Planting Detail has been included with a copy of this review for the developer. All planting stock will be inspected after planting and any not planted according to the approved Planting Detail will have to be re-done. Please contact me if you have any questions regarding this review. Kathy Widin Arborist City of Oak Park Heights 6/26/2007 h tic V g I a k 1! o z C L n < wz �Q t0zZ n c\i m ❑ Z C ❑ Z CS Li CCI CL t-- Z 0 CO 0 z w z 62 ., O Z Z : Q Lt! w \ 4\ g 10 Ut if) 0 z § ❑ 's tn 39O lOS ti r Li CL o co L..) o IN CO > cc a m CL Q C7 U Q 0 q <7) c) 5 Ct CO p ,, 0 c4 ‘` a w � LL. co cd 4 � Z CL ° ,., t '."' w x � ¢ 0 Lu �- u... co 2 g g w w w Q ° r—� w oc lig � V) cn _Hi � o c� 0 x0 - - cry ci. z :- Z c z � ' � � a � c (ri w - w � w ��x � �� "Y >,-"." 0 2 §. a- g z g cl- z (.1) a- .._. --, g cL) ER „,,,1 ,2 ,--, 2 0 a in 0 w Q t.; 12 - 5 4 , max � , ° � Ei r < Li . . � n� � ° -?.- � UI / / / ��1lt ll I. •Ir trir;e 0 V 114 '■ Attesetti ••ywr..wr.r.�. � y•�rw+. �f�ti,rti ...•a w • r. ^^+•+w•r r . •+•..rti tin ti • .•,. �.,,� y ..mo •.. nW.�_ +..•..��r.w.w• U :-E111.1 1 1 1 1 1 1 0 z z cr v) 1: R 0 o 1 ,4*4 4 July 3, 2007 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P.O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: Denny Hecker City of Oak Park Heights Bonestroo file No. 5 5 -07 -000 Dear Eric: We have reviewed the Preliminary Development Plans for Denny Hecker Site as submitted by Darwin Lindahl Architects and Ulteig Engineers on June 27, 2007. Following are our comments and/or recommendations. Sheet Cl 1. Show the percent grades with the drainage arrows. 2. The detail for erosion contra1 protection at the catch basin is not allowed by the City. It has been found that sediment falls into the structure when cleaning the filter fabric, The City does allow Road Drain by Wimco, LLC (www.roaddrain.com). Sheet C2 1. Identify the class of RCP pipe. 2, Identify the outlet for the storm sewer system and the method to transport the storm water to the Kern Center Pond. 3, Structure CBMH1 is called out as a 27" structure and is located in the center of the lot. The detail shows this structure with a casting that has a curb back. This casting will not work at this location. 4. Identify the type of PVC for the sanitary sewer. 5. Verify that the hydrant coverage is adequate for the site. 2335 Highway 36 W St. Paul, MN 55113 Tel 651-636-4600 Fax 651 - 636 -1311 www.bonestroo.com 4 Bonestroo EXHIBIT 2 2 St. Paul st, cloud Rochester Milwaukee Chicago Engineers Architects Planners City of Oak Park Heights Denny Hecker Sheet C3 1. Verify that the hydrant detail/ specs call out the following information: Fire hydrants shall incorporate an AFC - Waterous Storz Nozzle. The hydrant pumper nozzle shall be of one -piece design, compatible with a 5" Storz hose coupling. The nozzle shall be an integral part of the fire hydrant and must be furnished by the manufacturer or authorized distributor designated by the manufacturer. Storz adapters will not be accepted. 2. There appears to be many details missing, including but not limited to, heavy duty pavement section, concrete sections for side walk and concrete car show pads. Traffic Comments Page 2 July 3, 2007 1. It is recommended that the entrance on Morning Dove Avenue be moved further south to line up with the customer parking drive aisle. This will facilitate better traffic operations as the future street is completed. Moving the access point will help maintain the integrity of the intersection of 58t Street and Morning Dove Avenue. 2. The turning radius from the parking lot to Memorial Avenue will need to be increased for the delivery trucks so that they will not drive over the curb and to minimize the need for the trucks to encroach into oncoming traffic lanes. 3. It is recommended that the south radius at 58t and Memorial Avenue be increased from 42 feet to 60 feet, Even with the larger radius, trucks turning right from Memorial to 58t will need to drive into the west bound lane on 58 Street; however they will be able to remain on the pavement, 4. Revisions will be required on the traffic signal and loop detectors at Highway 5 and 58t Street. MNDOT will need to review and approve these revisions. 5. It is recommended that 58t Street will be widened to four lanes from Highway 5 to Morning Dove Avenue and then taper back to the existing two lanes on the west side of Morning Dove. 6. For the circulation of traffic future development of the entire Denny Hecker site will require additional roadway improvements. MNDOT Issues 1. The developer should contact MNDOT on the following issues: a. Setbacks from MNDOT's right -of -way for proposed improvements. b. Modifications 58t Street at Highwaty 5 within MNDOT's right -of -way. c. As stated above, any signal modifications at 58th Street and Highway 5. City of Oak Pork Heights Denny Hecker General Comments Sincerely, Poge 3 July 3, 2007 1. The plans submitted were very preliminary and will require additional review when the design is more complete. 2. Provide the City with a copy of the approval letter from the Browns Creek Watershed District. If you have any questions or require additional information, please contact me at (651) 604 -4788 or Dennis Postler at (651) 604.4815. BONESTROO CA/1 c24- Karen S. Erickson, P, E. cc: Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Darwin Lindah, Darwin Lindah Architects,PA Troy Livgard, Ulteig Engineers DMP, BMK, CWL2, File — Bonestroo