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HomeMy WebLinkAbout2009-06-04 NAC Planning ReportTO: FROM: DATE: RE: ENCLOSURE ft2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial: High y, Suite 202, Golden Valley, MN 55422 Telephone: 763 231 .2555 Facs=imile. 763.231 .2561 planners@nacplanning.com PLANNING REPORT BACKGROUND Attached for reference: Eric Johnson Scott Richards June 4, 2009 FILE NO: 798.02 --- 09.04 Exhibit 1. Title Sheet (C0.1) Exhibit 2. Existing Conditions (C1.1) Exhibit 3. Demolition Plan (C1.2) Exhibit 4. Site Plan (C2.1) Exhibit 5. Grading, Drainage, Paving and Erosion Control (C3.1) Exhibit 6. Utilities (C4.1) Exhibit 7. Site Photometrics (E2.1) Oak Park Heights - McDonald's Conditional Use Permits and Setback Variances for Removal and Replacement of the Restaurant at 1 4545 60 Street North Dale Shimek, representing McDonald's USA, LLC, has made application for removal and replacement of the McDonald's restaurant at 14545 60 Street North. The site will be reconfigured to allow a two aisle ordering system and to replace the existing building with an updated structure that includes a play place. The following approvals are requested to allow the site redevelopment: 1. Conditional use permit (CUP) for a fast food restaurant with drive- through. 2. Conditional use permit to allow reduced parking requirement. 3. Conditional use permit to allow curb cuts greater than 24 feet in width. 4. Variance for reduced parking area setback. 5. Variance for number of allowed signs. The site is located along the south frontage road (60 Street North) of Highway 36, east of Omaha Avenue North. The property is zoned B -2, General Business District. Exhibit 8. Landscape Plan (L2.1) Exhibit 9. Floor Plan /Elevations (ALL) Exhibit 10. Floor Plan -Front (A1.0) Exhibit 11. Floor Plan -Rear (A1.1) Exhibit 12. Rooftop Plan /Lighting Fixtures (A1.2) Exhibit 13. Elevations (A2.0) Exhibit 14. Elevations (A2.1) Exhibit 15. Color Elevation Exhibit 16. Lighting Specifications Exhibit 17. Sign Details Exhibit 18. Memorandum, Dale Shimek, May 26, 2009 ISSUES ANALYSIS Exhibit 19. Memorandum, Kathy Widin, City Arborist Exhibit 20. Memorandum, Karen Erickson, City Engineer Comprehensive Plan /Zoning. The Comprehensive Plan guides the property for commercial use. The property is zoned B -2, General Business in which drive -in convenience food establishments are a listed conditional use. Subdivision. The property is platted as Lot 1, Block 1 Raduenz Addition. There are no changes requested related to the lot or easements. Traffic Circulation /Curb Cuts. The proposed site plan indicates a one-way traffic flow through the site as currently configured. The storage building would be removed and the two drive -up order boards are proposed at the rear of the building. The project architect has worked with Karen Erickson, the City Engineer, to ensure adequate width for the drive- through and the drive aisle. The site has been designed with diagonal parking, an 18 foot drive aisle, and nine foot drive- through lane in conformance with the City Engineer's recommendation and the Zoning Ordinance standards for parking lots. Section 401.15. F. h . (2) specifies that one curb cut is allowed for 125 feet of lot frontage. With 160 feet of frontage on 60 Street North, the site is not in conformance with that provision. The two curb cuts are an existing situation and are to be replaced almost exactly as currently configured. The two curb cuts are to be 27 feet in width. The Zoning Ordinance requires curb cuts over 24 feet in width to be allowed only through conditional use permit. The applicant has requested the conditional use permit as part of the application. City staff recommends that the curb cuts be allowed to facilitate turning movements into and out of the site for delivery trucks and emergency vehicles. The applicant should provide additional information as to how deliveries will be made to the store, and where the unloading will take place. The frequency and time of deliveries should also be discussed by the Planning Commission and City Council. Setbacks. Building setbacks required in the B -2 District are as follows: Building Setbacks Required Front 40 feet Side 10 feet Rear 20 feet 2 Proposed 41 feet 65 feet west/ 50 feet east 113 feet The building setbacks are complaint with the Zoning Ordinance requirements. Currently, the parking lot abuts the property line in locations on the west and east and a 16 foot setback is provided on the south. The proposed site plan indicates a 10 foot setback on the west, four and one -half feet on the east, and 19 feet on the south. A variance from Section 401.15.F.4.h.17) will be required to allow for the reduction in required side yard setback. The applicant has provided a review of the criteria found in Section 401.04.A.5 of the Zoning Ordinance related to issuance of a variance: In accordance to Oak Park Heights Zoning Ordinance (Section 401.04.A.5), McDonald's Corporation is requesting a variance to the required 10 foot side setback along the east property line. Below is a narrative providing justification and proof of hardship. a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. The existing lot is 160 feet wide, which is insufficient to allow for 10 foot setback on the east side. We submitted a site plan with 10 foot setbacks using minimal parking stall length and minimal drive lane widths to Karen Erickson of Bonestroo. Upon review, she recommended increasing the drive lane widths to allow for better traffic flow. The resulting layout requires a four foot side setback along the east property line. if required to provide a 10 foot setback, approximately 22 parking stalls would be lost. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. The existing McDonald's Restaurant has zero setbacks on the east and west sides. The proposed plan increases the west setback to the recommended 10 feet and the east setback to four feet. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. Not applicable. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. if required to maintain 10 foot setbacks on both sides, we would not be able to function as a drive -thru restaurant. The lot to the east (Pizza Hut) has a setback of approximately one foot. The lot to the west (Taco Bell) has an approximate setback of four feet. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. The existing McDonald's Restaurant was built prior to the implementation of the city ordinances requiring 10 foot setbacks. All reasonable measures have been taken to greatly improve the existing setbacks. 3 d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. With the granting of this variance request, McDonald's will have a greater setback than adjacent properties. e. The request is not a result of non - conforming lands, structures or buildings in the same district. The proposed building, etc. will be conforming. f The request is not a use variance. No. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. The lot layout, with the four foot setback on the east side, is the minimum variance necessary. h. The request does not create an inconvenience to neighboring properties and uses. Since the existing McDonald's Restaurant has zero setbacks, no inconvenience or impact on their use will occur. Parking. The following table provides an analysis of proposed and required parking spaces: Parking Requirements 1 per 35 square feet 1 per 80 square feet 1 per 200 square feet 2 spaces TOTAL Area 2,133 X .9 = 1,920 SF dining /service 1,604 X .9 = 1,444 SF kitchen /storage 63X.9= 57 SF Drive - through window Required Spaces 55 18 0 2 75 Per ordinance, the site would require 75 parking spaces. Currently, there are 67 spaces. The proposed site plan indicates a total of 59 spaces, three of which are disability accessible. The applicants has requested a conditional use permit to construct fewer spaces than what is required by ordinance. They have provided examples of similar McDonald's currently constructed in the Metropolitan Area with fewer stalls than required by ordinance and similar in number to what is provided for the Oak Park Heights location. With much of the business being provided through the drive - through, the numbers of patrons sitting in the restaurant is much fewer than when the parking requirements were first established. In addition to the parking requirements, 180 feet of stacking space is required for the drive- through facilities. There is approximately 240 feet of stacking space provided. With the dual ordering boards, the drive- through will be able to process orders quicker thus reducing the lines of cars that form at this McDonald's location. 4 I n evaluation of the requested conditional use permit for a parking reduction, Section 401.04.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible effects of the proposed use, with that judgment based upon (but not limited to) the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such use. 9. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 1. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). The Planning Commission and City Council should determine if a 16 stall reduction would be appropriate for the restaurant. Staff does not see the reduction of 16 stalls as significant for this type of restaurant. Snow Storage. The plans do not indicate an area for snow storage. The applicant shall provide a snow storage /removal plan. 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 exceed the maximum of .4 foot candles. The lighting must be revised and a photometric plan must be submitted that complies with Section 401.15.B.7.d. This section reads: "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." The light levels on the west and east property lines exceed the allowable light levels. The lighting plan shall be revised to comply subject to review and approval of City staff. Light standards may not exceed 25 feet from the ground surface to the top of the light fixture. The light fixtures, as provided in the application materials, are full cut off and compliant with the Zoning Ordinance. Any lights visible through the windows of the structure should also be shielded and full cut off. Trash Storage. A trash storage room is included within the building with access from a door on the west elevation. Mechanical Screening. The submitted information includes the location of roof top mechanical units and a section including the visibility of the roof top units. From the 5 section diagram, it appears as though at least one of the units would not be fully screened by the parapet. The applicant should provide section drawings indicating a pedestrian from the parking lot looking toward the roof to determine if adequate screening is provided. 1 n the alternative, the parapet would be raised to this point to address the screening issue. Noise. Sound levels from ordering and announcement equipment shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. This section states that the emission of noise by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation NPC 7010, as may be amended. 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 applicable watershed authority. Overhead Distribution Lines. The applicant shall bury, or agree to pay for the burial, of the overhead distribution lines along 60 Street North. A condition has been added to address this issue. Design Guidelines. The Design Guidelines require buildings to be designed specifically for the site and to relate to the existing buildings around them and in the area. The Stillwater Area High School is considered a key component of the community and the continuation of that architectural style, colors and materials is desired. Franchise architecture is prohibited. Building color wraps and internally illuminated signs are also prohibited. Less than five percent of a building may be primary or vivid colors. Quality. The proposed McDonald's is a new architectural prototype that reflects the current style and materials used in most of the recent commercial developments constructed in Oak Park Heights. The proposed building meets the quality standards of the ordinance, which states that buildings in all zoning districts shall maintain a high standard of architectural and aesthetic compatibility with surrounding properties to ensure that they will not adversely impact the property values of the abutting properties or adversely impact the public health, safety, and general welfare. A color graphic of the completed McDonald's has been included with the report. The graphic illustrates the restaurant's size, scale, composition, colors, and exterior materials. Exterior Finishes. The exterior of the restaurant is proposed to be finished with a combination of brick, EIFS, glass, metal trim, and a metal roofing system. Metal awnings and a metal trellis system are also used on the structure. The proposed 6 exterior building materials are consistent with the ordinance standards for grade and quality. Color. Most of the proposed materials are of soft, warm earth tones consistent with the Design Guidelines. The metal roof elements will be in a franchise yellow color as well as the awnings. The Design Guidelines indicate that less than five percent of the buildin g primary shall be a rimar or vivid color. On the north facade, facing 60 Street North, 10.2 percent of the total facade would be the yellow trim color and awnings. On the elevation facing west, the awnings and trim would total 3.1 percent of the facade. In order to be compliant with the Design Guidelines, staff has suggested that the applicant replace the awnings with a more neutral color to match the materials found in the building. Other applications, such as Taco John's and Kentucky Fried Chicken, were asked and did change their color schemes to comply with the Design Guidelines. In addition, the canopies are to be upward lit with light bars. These fixtures are not compliant with the requirements found in the lighting standards of the Zoning Ordinance and must be revised unless allowed by the City Council. The applicant shall provide building material samples for Planning Commission and City Council review and approval. Signage. Freestanding Sign. The applicant has proposed that the existing freestanding sign at the front of the building remain as is. The sign is 35.6 feet in height and the face of the sign is set at the property line. The current sign includes a changeable message board. The Zoning Ordinance would allow one freestanding sign on the site no more than 100 square feet and at a maximum height of 20 feet. The sign, by ordinance, should be set back five feet from the property line. The sign is a legal non-conformity, but as part of any redevelopment conditional use permit, the City could require the sign to be removed and be replaced with a conforming freestanding sign. Staff recommends that it be removed and replaced with a compliant sign. Wall Signage. The following wail signage is proposed: Sign North Facade: " McDonald's East Facade: " McDonald's South Facade: « West Facade: " McDonald's TOTAL Square Feet 4 square feet 32 square feet 4 square feet 32 square feet 4 square feet 4 square feet 32 square feet Total No. of Signs 1 1 1 2 1 1 1 8 Total Square Feet 4 32 4 64 4 4 32 144 7 The Zoning Ordinance would allow for two wall signs on separate building facades. The total allowable sign area, with the freestanding signs, would be 300 square feet. The applicant has proposed a total of eight wall signs with a total of 144 square feet. For other businesses along Highway 36, the City has granted variances for numbers of allowable signs, and usually allowed a total of three wall signs. Staff recommends that a variance be granted for three wall signs, each on a separate facade, with either the "M" or "McDonald's" being the choice of the applicant. The plans indicate two welcome signs above the two entrance doors. The signs are approximately 2.5 square feet each and are directional in nature and not calculated as part of the overall signage. Order Boards /Directional Signage. The plans indicate two order boards, overhead "order here" signage, and four directional freestanding signs located at the front of the store. The order boards are not considered signage and do not factor into the signage calculations. The four directional boards, two at each driveway entrance, may be confusing and are totally unnecessary. The Zoning Ordinance allows for two directional signs as long as they do not exceed 12 square feet. Therefore, any two of the four proposed directional signs shall be allowed. Staff also recommends that the "order here" signage is unnecessary and should not be allowed by variance. CONCLUSION 1 RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional use permit (CUP) for a fast food restaurant with drive - through. • Conditional use permit to allow reduced parking requirement. • Conditional use permit to allow curb cuts greater than 24 feet in width. Variance for reduced parking area setback. • Variance for number of allowed signs. 1. The applicant shall provide additional information as to how deliveries will be made to the store including the frequency and time of deliveries. 2. The applicant shall provide a snow removal plan subject to review and approval of City staff. 3. The applicant shall provide a revised photometric and lighting plan that complies with the provisions of Section 401.15.B.7.d of the Zoning Ordinance. All light fixtures, including those within the building and visible through the windows, should be full cut off and compliant with the Zoning Ordinance. 4. The applicant shall provide section drawings of the roof top units indicating that adequate screening is provided for all mechanical equipment. S 5. All noise generated from the store shall be compliant with Section 401.15.B.11 of the Zoning Ordinance. 6. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the applicable watershed district. 7. The applicant shall bury the overhead distribution lines along 60 Street North. pp y The timing of that improvement shall be coordinated with the burying of distribution lines in the area between Oakgreen and Osgood Avenues, along 60 Street North. The applicant shall escrow sufficient funds, as specified by the City Engineer, to complete the improvement or agree that the City will complete the work and petition for the public improvement, waiving notice of public hearing and assessments, as required under Minnesota Statute 429. 8. The applicant shall provide a revised color for the metal canopies subject to review of the Planning Commission and approval of the City Council. The canopy color shall be a more neutral color to match the materials found in the building. 9. The canopies, or building trim, or building facade shall not be up lit with light bars or other lighting devices. 10. The Planning Commission and City Council shall comment on the building design and building materials. The applicant shall provide building material samples for Planning Commission and City Council review. 11. The applicant shall remove the existing freestanding sign and replace it with a sign compliant with the signage requirements of the Zoning Ordinance. 12. The Planning Commission and City Council consider a variance for a total of three wall signs, each on a separate facade, with either the "M" or "McDonald's" being the choice of the applicant. 13. The ordinance allows two directional signs as long as they do not exceed 12 square feet. The applicant shall be allowed two directional signs at the 60 q Street North entrance and shall not be allowed the other two directional signs and the "order here" signage at the rear of the store. 14. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 15. 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I 111' 0 #� EXHIBri 1 5 RADIUS WALL SCONCE fixture S.ecirications FEATURES • Durable cast aluminum housing • Available in various fighting distributions for maximum versatility • Integrated design eliminates high angle brightness • Luminaire finished in weatherproof powder -coat paint ORDERING INFORMATION SAMPLE CATALOG NUMBER RWSC X Series Wattage /Source Distribution RWSC Radius Wall Sconce WATTAGE/SOURCE' 70PN1H 70 watt pulse start metal halide 100PMH 100 watt pulse start metal halide 150PMH 150 watt pulse start metal halide 70HPS 70 watt high pressure sodium 100HP$ 100 watt high pressure sodium 150HPS 150 watt high pressure sodium 260F 26 watt quad tube fluorescent 32TRF 32 watt triple tube Fluorescent. 420F '2 watt quad tube Fluorescent 30LED 30 watt LED` Performance Designed Lighting Products • completely sealed, Flat tempered glass lenses suitable for use in wet location • Ships complete with lamp X Voltage Finish DISTRIBUTION UD Up /Downlight WD Downlight only (wide distribution)- standard FT Downlight only (Forward throw) DB BK Black WH White Dark Bronze PS Platinum surer 1 Consult factory for other lamp wattage and sources. 2 Other finishes available. Consult factory. 3 Available in 120 volt only. /4 Available with WD distribution only. 5 Not for use with LED source. A HUBBELL LIGHTING, INC. COMPANY The RWSC Series radius wall sconce offers maximum versatility with multiple light sources and finishes. The available combination of upiightldownlight washes the building Facade while the radial soft form housing will complement similar architectural design elements. DIMENSIONS OSL VOLTAGE 120 277 MT EM 725!! 120 volt 277 volt Multi --Tap B Quartz re- strike with lamp 18.0 2E1% ' 2 MRII/MR16 two pin sockets For 12v power (by others) 35w max. 35w MR 11 lamp included. 1085 lohnsnn Drive • Buffalo Grove IL 60089 • TOl -FREE ROO -5Lf4-4848 • PHONE 8/17- 279 -0627 • FAX. 847-279-0647 EXHIBIT 16 c 9.0 !! F Single Fusing FF Double Fusing EN112` 1 MRII /MR 16 two pin socket For 12v power (by others) 35w max. 35w MR 11 larnp included. ACCESSORIES Remote emergency ballast (fluorescent only) www.securitylighting.com FEATURES HS SERIES Fixture ed fk k ORDERING INFORMATION O Die cast aluminum housing ® Cast door Frame ▪ Luminaire Finished in dark bronze weatherproof powder --coat paint (consult factory for optional finishes) tio a Tool --Free entry with tvvin spring steel latches O UL listed for wet locations • Ships complete with lamp O . MHS -Y400P -468 -1 MHS -Y320P -468 -1 MHS- Y250P -468 -1 MHS-Y4005-468-1 MH5 -Y25O5 -468-1 MHS -Y1505 -468 -1 MHS- Y100S- 468.3 PULSE START MHS -S400P -468 -1 MHS -5320P -468 -1 MHS -5250P -468 -1 HIGH PRESSURE SODIUM MHS -540OS -468 -1 MH5 -52505 -468 -1 MHS- 51505 -468 -1 MHS -5100S -468 -1 N O T E S . • All units ore Quad Tap r'^ { 120, 208. 240, 277 volt). • Weight reference: Y400H 26 lbs., 11.8 KG; K400H 31 lbs, 13.9 KG. • EPA 1.4 sq. ft. ._ A HUBBELL LIGHTING, INC. COMPANY Performance Designed Lighting Products 400 P5 ED37 320 PS ED28 250 P5 ED28 400 HPS E18 250 HPS E18 150 HPS ED28 100 HPS ED28 r _ The MHS Series is a compact: HID luminaire engineered For outdoor Floodlighting (available up to z100 vvatt) that vvill blend easily into its surroundings. This Fixture is ideal For signage, landscaping, Flag poles, and general area Floodlighting. DIMENSIONS 1 6.375" 12.0' A 1 8.5" 0.5 dia B 9.875" 3.125" 6.125" . . rrS 10.375 0.875" dia. www.securitylighting.com LIGH FEATURES LTV79 SP NF Spot SAMPLE CATALOG NEIrnBER LED Light Vault Narrow Flood ALTLED Fxtr S.eciflcations • Cast bronze lens ring with natural Finish or brushed stainless steel. Eight captive 5/1 6" blackened stainless steel hex- socket cap screws. • Tempered clear lens, 3116" thick, flush with lens ring, slightly crowned. • One- -piece molded silicone U- channel lens gasket wraps completely around lens flange • High temperature compression molded fiberglass impregnated composite housing, 3/16" min. wall composite. Charcol gray. No top hp to trap dirt and moisture. Molded --in solid brass knurled inserts to receive socket base screws. Separate driver and splice compartments, individual cast aluminum internal covers, with silicone gaskets. Two 3/4" NPT in bottom, 24 cu. in splice area. Body and driver modules epoxy bonded. ORDERING INFORIVIATION is ..I.S'[V�iL`V.�',.'r•Y'S of %Y.3']➢.� ^,i9',`c'y.;;v .�f �^�p 'Yi�2�.. 6�'"Y, --.. . �". �x?3.:.��c:����t'.�v.1.�: -`z•A? jai '�i�:5�`�.,:k�:.' Lni7i XX 1BLEDx)or 1 Series Distribution Wattage /Source * Optical system: 18 LED emitters configured in a circular array, mounted on yoke providing ±15° vertical adjustment and 340° horiztonal rotation, locking screws. Available in "Cool White" (approx. 5000 +K). • 2 electronic drivers, rated 12 watt and 6 watt. Available in 120v input OF starting temperature. All drivers are UL listed- o Anti -- siphon barrier for wiring to and From splice compartment. All components wire linked for ground, quick -- disconnect For removal of optical system. Lens Ring Finish Options EiELSO � s n r ?Y -• v IBLED120 18LED277 18 watt LED. 277 volt SR1NGF1 Z NB SS 1 1 A HUBBELL LIGHTING, INC. COMPANY Performance Designed Lighting Products 18 watt LED, 120 volt Natural Bronze Brushed Stainless Steel DIMENSIONS 340 Optical Adjustment HS50 RG50 TR5D 9 " 2" UL 1 cUL 1 598 listed • 1P68 rated • 25C ambient s (2)3/4" NPT 10 " yw':°"�',Tr��'..'fV� � : y,:�.�,- t�'�'N�'� 'b ��� l.T: '��`��' k, i Y .. �:. mf:l:�.i..' S• L.S :�� G`..:.ti:Y .11�: =.+CO �- :�✓.ti+:iL,M1.ti"`' .9t� -fw Half shield lens ring die -cast brass only Rock guard lens ring cast bronze only Trim ring with Flush mounting in concrete. brass HL50 Hex cell louvers www.securitylighting.com 10.85 .Johnson Drive • Buffalo Grove. it 60009 • Tor i -FRIT 800 544- -Li848 • Pi-1ONF: 847- 279 -0677 • FAx• 847 -- 279.06442 z _12 Ti a. -7 C g C.) LL LL 2_ 7.7 , • i I Lin • P.93Sfa • National #: 2288 City/State: Oak Park Heights, MN State Site Code: TBD Everbrite Contacts Account Manager: Andrea Humphreys ahumphreys@everbrite.com 865-268-1052 Customer Service Specialist: Emily Hance ehance@everbrite.com 865-268-1051 Regional Sales Manager: Maria Matthews mmatthews@everbrite.corn 414-768-5485 EXHIBIT 1 7 Everbrite Identity Systems Division Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 P: 888-857-4078 F: 877-430-7363 www.everbrite.com Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5126/09 COTHInter A o • 0 0 1 1i0 0- A - Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised Alt ideas, plans or arrangements inchcated in this drawing are copyrighted and owned by Everbrite and shall not be reproduced. used by or disclosed to any person. firm or corporation for any purpose whatsoever. without writt. permission_ Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 P: 888-857-4078 F: 877-430-7363 www.everbrite.com 0 F AOHT Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5/26109 A4L IOW Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised All ideas. plans or arrangements indicated .1n this drawing are copyrighted and owned by Everbrite and Vial not be reproduced. used by or disclosed to any person, rum or corporation for any purpose whatsoever% without written permission Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 P: 888-857-4078 F: 877-430-7363 www.everbrite.com 0 Noe 764 rou anal. Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5/26/09 Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised All tdeas, plans or arrangements indicated in this drawing are copyrighted and owned by Everbrite and shall not be reproduced, us ed by or disclosed to any person, frrn or c.crporation for any rpose whatsoever, %vithout written perms... Everbrite, LLC, 315 Marion Ave., South Milwaukee, Wl, 53172 P: 888-857-4078 F: 877-430-7363 www.everbrite.com 11 D A Directional Sign APPROACH VIEW 6 a" painted metal tube wi brcek feature White ACM (typical) Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5/26/09 3/4• thick channel letters painted black vv/ Mcl:k3nakt's yellow reflective v:nyl on faces Twin Pole Canopy w/COD 213.34 ian B 21.27 cm PASSING VIEW 12, 48 fluorescent light fixture Steel painted silver White ACM (typical) EWA-in LCD confirmation or. display VIV e cone 1 1 3.66 cm Welcome Sign Non-Illum 27-1/2" 79.85 cm Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised 121 Uniface Sign c FP43-FA Menuboard 18 548.2 crn All ideas, plans or arrangements indicated in this drawing are copyrighted and owned by Everbrite and shall not be reproduced, used by or disclosed to any person, firm or corporation for any purpose whatsoever, withrmit written permission 251A6 cm FP-43 Outdoor Menu Board a/ Flo Adder 63-1/2 141-29 cm Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 R 888-857-4078 F: 877-430-7363 www.everbrite.com Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5/26/09 Building Arch 11(1. rl‘'L StOE 48 121.92 cm in Bollard Sign 1 1 Mose hoy. yow payment rood, Thank You ■.■ Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised Side View 1,1 37 1- 954 m 1 em 12i 45.72 cm (a Awning ireet View 108" 74.32 cm 112" 294.48 cm All ideaS, pans or arrangements indicated in this drawing are copyrighted and owned by Everbrite and shall not be reproduced, use-d by or cfisclosed to any person. firm or corporation fo, any purpose whatsoever, without wrrten mmission_ Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 ID: 888-857-4078 F: 877-430-7363 www.everbrite.com Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5/26/09 Existing Road Sign to Remain Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised Alt ideas, Wans or arrangements intficatt,d this drawing are copyrighted and owned by Everbrite and shal no( be reproduced. used by or disclosed to any person, firm or corporation for an purpose whatsoever, without wrirtan oarmizsion. ..Everbrite rr identity Systems Division Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 P: 888-857-4078 F: 877-430-7363 www.everbrite.com (4) 3/5-iat-ve 10.111111G ms come P \\ 110.197011 12" IOW ••• Project Name NNO2288 City/State Stillwater, MN Scale Not to Scale Date Created 5/26109 rXtX11cal PIO.C101 Z /2' DI ilIBBIG MOW FM SOW I I 15- /f DWG 255-148 14R1Efrat PO� 1871 ir x s-r 11111. ( 0114 It LG, Ka Kw EEEP ROM A18 sea 1 8.7 SO.FT. 11-4:2'w Foundations Ira I &Main,/ 8.7 Sari. TOTAL MI ABLE AREA 34.E O.F 8.7 SOFT. Drawn By MM Everbrite Contact Andrea Humphreys Approved By Date Revised All ideas. Mans or arrangements indicated in this drawing are copyrighted and owned by Everbrite and shall not be reproduced, used by or disclosed to .y person, firm or corporation for any purpose whatsoever, without written permission Everbrite, LLC, 315 Marion Ave., South Milwaukee, WI, 53172 R 888-857-4078 F: 877-430-7363 www.everbrite.com MEMORANDUM • • EXHIBIT 18 • • • LANDF OR M • • From Site to Finish DATE May 26, 2009 TO City of Oak Park Heights CC FROM McDonald's — Dale Shimek RE Oak Park Heights — Conditional Us Permit and Setback Variance Request 0 0 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN 55401 www.landform.net In accordance to Oak Park Heights Zoning Ordinance (Section 401.04.A.5), McDonald's Corporation is requesting a variance to the required 10 foot side setback along the east property line. Below is a narrative providing justification and proof of hardship. a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. The existing lot is 160 feet wide, which is insufficient to allow for 10 foot setback on the east side. We submitted a site plan with 10 foot setbacks using minimal parking stall length and minimal drive lane widths to Karen Erickson of Bonestroo. Upon review, she recommended increasing the drive lane widths to allow for better traffic flow. The resulting layout requires a four foot side set back long the east property line. If required to provide a 10 foot setback approximately 22 parking stalls would be lost. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this title. The existing McDonald's Restaurant has zero setbacks on the east and west sides. The proposed plan increases the west setback to the recommended 10 feet and the east setback to 4 feet. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. Not applicable. b. Literal interpretations of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. If required to maintain 10 foot setbacks on both sides, we would not be able to function as a drive-thru restaurant. The lot to the east (Pizza Hut) has a setback of approximately one foot. The lot to the west (Taco Bell) has an approximate setback of four feet. Landform", SensiblyGreen" and Site to Finish" are service marks of Landform Engineering Company. 1 c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. The existing McDonald's restaurant was built prior to the implementation of the city ordinances requiring 10 foot setbacks. All reasonable measures have been taken to greatly improve the existing setbacks. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. With the granting of this variance request, McDonald's will have a greater setback than adjacent properties. e. The request is not a result of non - conforming lands, structures or buildings in the same district. The proposed building, etc. will be conforming. f. The request is not a use variance. No. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. The lot layout, with the four foot setback on the east side is the minimum variance necessary. h. The request does not create an inconvenience to neighboring properties and uses. Since the existing McDonald's restaurant has zero setbacks, no inconvenience or impact on their use will occur MEMORANDUM 2 q PWA Li Attached are the lot layouts for each of the above examples. I:orn Site to Finish TO City of Oak Park Heights CC FROM McDonald's — Dale Shimek RE Oak Park He ights — Conditional Use Permit and Parking Stall Requirements FORM 105 South Fifth Avenue • Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN 55401 www.landform.net DATE May 26, 2009 rvicDonales Corporation is requesting a modification to the Conditional Use Permit allowing 60 parking stalls. The City of Oak Park Heights Zoning Ordinance states the following in regards to parking stall uantities: Drive-in Restaurant and Fast Food Restaurant. As least one (1) parking space for each thirty-five (35) square feet of gross floor area of service and dining area, but not less than fifteen (15) spaces. Two (2) additional parking spaces shall be added for drive-through services facilities and one (1) space for each eighty (80) square feet of kitchen/storage area. Additionally, one hundred eighty (180) feet of drive aisle stacking space shall be provided for drive-through facilities. Using this definition and the proposed building, our calculations show a city parking requirement of 85 stalls. The proposed site design allows for a maximum of 60 parking stalls and more than 400 feet drive aisle stacking. McDonald's Corporation, using a vast array of experience building and operating similar restaurants, has an internal requirement for parking based on building size, sales volume and drive-through sales volume. We are recommending 60 parking stalls with the proposed double drive-through order system. With this quantity of stalls and the large percent of existing drive-through customers, we do not anticipate any issues with the proposed quantity of parking stalls. In 2008, a similar-sized restaurant was rebuilt in Buffalo, MN. The city required 44 stalls, which we felt was less than we required to operate. With similar volume to the proposed Oak Park Heights rebuild, we constructed 65 stalls. Today, this restaurant operates without any parking problems or issues. Also in 2008, a slightly larger restaurant was rebuilt in Bismarck, ND. This site allowed 67 stalls and we have not seen any parking issues whatsoever. St. Cloud, MN McDonald's was rebuilt in 2007. The building is of similar size and volume. The lot provides 57 stalls without any parking issues. Landform SensiblyG,.. and Site to Finish s " are service marks of Landform Engineering Company. Julie Hultman From: K.D. Widin [kdwidin@comcast.net] Sent: Monday, June 01, 2009 12:49 PM To: Eric Johnson; Mark Vier ling (E-mail); Dennis Post ler (E-mail); Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello; Eric Kellogg Subject: McDonald's Project - Landscape Plan and Tree Replacement Requirement OPH Staff - I have reviewed the revised landscape plan, re-visited the site, re-compiled the tree inventory, and re-calculated the tree replacement requirement based on the revised tree inventory and landscape plan. My comments are as follows: 1. Tree Inventory: 1 re-compiled the site tree inventory and added 7 existing trees which had not been included on the original tree inventory (6 Jap. tree lilacs on road r.o.w. and 1 arborvitae behind the existing building). Two trees (1 pine and a multi-stem black cherry) on the slope behind the building, are dead or dying and were not counted toward the total tree inches to be protected. I also corrected trunk size on several trees. 2. Tree Replacement Requirement: Based on the revised tree inventory and landscape plan, I have calculated: total inches of significant trees on site = 199 (83 inches to be protected and 116 inches to be removed) Total Tree Replacement Inches Required = 90 Total Inches of Landscape Trees to be Planted = 33 Net Tree Replacement Inches Required = 57 Tree Replacement (cash in lieu of additional planting on site) = 57 in. x $50./in. = $2,850. (to be paid into the Tree Planting Fund of the City of OPH) 3. The revisions to the landscape plan are acceptable (basically just fewer trees planted on E, S, and W sides). EXHIBIT 1 9 4. The Planting Detail is acceptable - the plants will be inspected after installation. If the trees and shrubs are not planted according to the accepted planting detail, that will be corrected at the expense of the developer. Please contact me if you have any questions regarding this review. Kathy Widin OPH Arborist 1 Julie Hultman From: Post ler, Dennis M [Dennis. Postler@bonestroo.com] Sent: Thursday, May 21, 2009 12:51 PM To: Scott Richards Cc: Eric Johnson; Tom Ozzello; Julie Hultman; Jimmy Butler; Judy Hoist; Mark Vier ling; Kathy Widin; Erickson, Karen S; Long, Chris W Subject: McDonald's -- Preliminary review comments Scott: In preparation for next weeks site plan review meeting with the applicant, please note our following preliminary review comments which we discussed in brief yesterday: 1. The drive-thru lane widths have been revised to 9' wide for the drive-thru lane and 18' wide for the drive aisle. These widths should allow for acceptable turning/parking movements. 2. The sanitary sewer and water services are being completely replaced. Notes 13 and 14 on Sheet C1.2 indicate that these services are to be removed back to the main lines (on the north side of the Hwy. 36 south frontage road), however that sanitary sewer service location is not known. Since they will be crossing the frontage road to replace these services, it would be prudent to have them both located prior to removal (MnDOT will probably require that). 3. They will need a "Minnesota Department of Transportation Application for Installation of Utilities or Miscellaneous Work on Trunk Highway Right of Way" for the sanitary sewer and water service work and for the frontage road reconstruction patch. (They should coordinate with MnDOT's plans/timing to Mill & Overlay the frontage road in August/Sept of this year.) 4. The water main connection note in plan view on Sheet C4.1 indicates wet tapping the existing 6" water main. The existing water main is an 8" CIP in this location. Also, the sanitary sewer connection note indicates connecting to the existing "x" sanitary sewer. The existing sanitary sewer is an 18" RCP in this location. 5. Recommend silt fence extend outside of the proposed grading limits (northeast area of frontage road ditch) and also along the entire north side of the site --- adjacent to the south side of the frontage road. It's difficult to tell from the drawings (Sheet C3.1) if this is shown in that area. 6. They will also need a MSC-WMO permit and a NPDES permit. Dennis M. Postler, PE Principal Tel 651-604-4815 Cell 651-775-5102 dennis.postler©bonestroo.com Bonestroo 2335 Highway 36 W St. Paul, MN 55113 Tel 651-636-4600 Fax 651-636-1311 WWW.bonestroo.com EFFECTIVE APRIL 27, NORTHERN ENVIRONMENTAL AND BONESTROO MERGED, offering comprehensive services in engineering, planning, and environmental science. This e-mail is confidential and may contain legally privileged information. I Note: e-mails are susceptible to corruption, interception and unauthorized ame 5/21/2009 Page 1 of 2 EXHIBIT 2 0