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HomeMy WebLinkAbout2019-09-23 PACKET 06.1. STAFF REPORT CASE: SP19-043, CUP19-044, V19-045 ITEM: 6.1 PUBLIC MEETING DATE: 9/23/19 TENTATIVE COUNCIL REVIEW DATE: 10/19/19 APPLICATION APPLICANT: Cottage Grove PR, Inc. REQUEST: A site plan review of a proposed Pizza Ranch restaurant, a conditional use permit for a drive-through window, and a variance to vehicle stacking requirements for the drive-through aisle. SITE DATA LOCATION: 7855 Harkness Avenue South ZONING: B-2, Retail Business GUIDED LAND USE: Mixed Use LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Park Park & Open Space EAST: Park Park & Open Space SOUTH: Commercial Mixed Use WEST: Commercial Mixed Use SIZE: Building = 8,046 square feet DENSITY: N/A RECOMMENDATION Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Matt Wolf, Economic Development Specialist; 651-458-2833; mwolf@cottagegrovemn.gov Application Accepted: 8/28/19 60-Day Review Deadline: 10/26/19 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Pizza Ranch Restaurant Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 23, 2019 Proposal Cottage Grove PR, Inc., a franchisee of Pizza Ranch, is proposing to construct an 8,046 square foot family-style restaurant with drive-up pick-up window. The proposed project would be located on a 1.67-acre parcel of land to the north of the current Muddy Cow restaurant off Hardwood Avenue, Harkness Avenue, and Oakwood Park Drive. The proposed project consists of the fol- lowing planning applications: 1. Site Plan Review – for the construction of an 8,046 square foot family-style restaurant with 236 seats. 2. Conditional Use Permit – Per City Code 11-10B-1: Permitted, Conditional, Accessory, and Interim Uses; Restaurants with drive-up windows are allowed per a conditional use permit. 3. Variance – Pizza Ranch is applying for a variance to City Code 11-3-9-E8 that requires all drive-up facilities have a minimum of six vehicle spaces per lane for vehicle stacking. Review Schedule Application Received: August 28, 2019 Application Accepted: August 28, 2019 Planning Commission Meeting: September 23, 2019 60-Day Review Deadline: October 26, 2019 Tentative City Council Meeting: October 16, 2019 Background Since 2014, the City of Cottage Grove Economic Development Authority (EDA) has owned and worked to market the 1.67-acre parcel of land to the north of Muddy Cow and west of Oakwood Park. In 2014, an RFP for a hotel was sent out to 31 hotel developers to gauge their interest in development of the site. The City received interest from one hotel developer at that time, but the developer chose not to further pursue a hotel development on the site. The EDA has also received interest from two other hotel developers since that time, but those developers as well chose not to pursue a hotel development on the site due to concerns with meeting parking needs on the site for a hotel and on making the project financially viable. On May 31, 2019, the EDA received a Letter of Intent (LOI) from Pizza Ranch (Cottage Grove PR, Inc.) for the proposed purchase of the 1.67-acre site. At the July 9, 2019, Economic Devel- opment Authority meeting, the EDA approved the sale of 1.67 acres to Cottage Grove PR, Inc. for the development of a Pizza Ranch restaurant. The Cottage Grove City Council approved the sale of the land at their July 17, 2019, meeting. Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 2 of 10 Figure 1 The 1.67-acre site to be developed into a Pizza Ranch Zoning and Comprehensive Plan The current zoning for this parcel is B-2, General Business. The proposed use is consistent with the City’s zoning ordinance. The restaurant will have a drive-through window, and as a result a conditional use permit (CUP) is required. The City’s 2030 Comprehensive Plan guides this parcel as a commercial land use. The proposed land use is consistent with the City’s 2030 Comprehensive Plan. The proposed 2040 Comprehen- sive Plan also guides this parcel as a commercial land use. Project Site Plan The proposed Pizza Ranch site will feature an 8,046 square foot family-style restaurant with 236 seats. The building will have three frontages along Hardwood Avenue, Harkness Avenue, and with access to the site off Oakwood Park Drive South. The building will sit at an elevation of 844 feet and have 98 parking spots available. As part of the development, Pizza Ranch will be required to install a four-foot wide sidewalk connecting their parking lot to the sidewalk stubbed at the north end of the current Muddy Cow parcel. Additionally, Pizza Ranch will be required to install a six- foot wide sidewalk along the north and northeast corner of the development. The dumpster enclosure will be along the southeast corner of the Pizza Ranch parcel. Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 3 of 10 Figure 2 Site Plan Layout Conditional Use Permit The City Code requires that restaurants with drive-up windows are allowed but must obtain a conditional use permit. When reviewing conditional use permits, the Planning Commission looks to Title 11-2-9F, Criteria for Issuance of Conditional Use Permits, as the guiding doctrine for review. This section states that in granting a CUP, the City Council shall find that: 1. The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 4 of 10 2. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. 3. The use shall not depreciate values of surrounding property. 4. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general unsightliness or other nuisances. 5. The use shall generate only minimal vehicular traffic on local streets as defined by the transpor- tation element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access or parking needs that will cause inconveniences to the adjoining properties. 6. The use shall be served adequately by essential public services, such as streets, police, fire protection and utilities. 7. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. 8. The use shall preserve and incorporate the site's important natural and scenic features into the development design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. The City’s Technical Review Committee reviewed this application under these criteria on Wednes- day, September 11, 2019. The Committee found that if the car stacking variance were to be granted, then the CUP criteria could be met and the CUP for the requested restaurant could sub- sequently be approved utilizing the same approval conditions imposed on other restaurants with “drive-through” windows. The applicant’s response to the ordinance criteria is attached. Variance – Drive-Up Stacking The Pizza Ranch restaurant site will have an order pick-up window as part of its development. The City’s zoning ordinance classifies this order pick-up window as a “drive-thru window,” and currently requires all drive-thru windows to have enough stacking for six cars. Pizza Ranch has provided documentation (see attached) that their restaurants never see more than two to three cars stacked during rush hour times. Customers do not place orders on site at a menu board. Customers call ahead and arrive when their order is ready. If they arrive early before their order is ready, they are asked to move ahead into a designated parking stall where their order is brought out when ready. Pizza Ranch has requested a variance to allow for vehicle stacking of only three cars as part of their drive-thru to allow for more parking spaces on site for dine-in customers. Variance Ordinance Criteria With any variance request, the Planning Commission must look to the zoning ordinance for guid- ance and direction. Title 11-2-7: Variances states that: A. Authority And Purpose: The council may grant variances from the strict application of the provisions of this title and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties or particular hardships in the way of carrying out the strict letter of the regulations of this title. Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 5 of 10 D. Consideration By Planning Commission; Recommendation: Before authorization of any variances, the request therefor shall be referred to the planning commission, and for its recommendation to the city council for the granting of such variance from the strict application of the provisions of this title so as to relieve such practical difficulties to the degree considered reasonable without impairing the intent and purpose of this title and the comprehensive plan. The planning commission shall recommend such con- ditions related to the variance, regarding the location, character and other features of the proposed build- ing, structure or use, as it may deem advisable. The planning commission shall make its recommendation within sixty (60) days after the request is referred to it, unless the applicant requests, in writing, that an extension of time for review be granted by the planning commission. The planning commission may recommend a variance from the strict application of the provision of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. The City’s Technical Review Committee did not express concerns related to the car stacking var- iance request. Architecture The building’s exterior will be comprised of mainly clay face brick materials along all four sides. This material is classified as a Class 1 material as required in City Code Title 11-6-13, Architec- ture. There is also composite wood siding that complements the clay face brick, which is a Class 2 material. The entrance will feature a fieldstone material as an accent on the west elevation, which is also a Class 1 material. Overall, including the windows along the north, west, and south elevations, the architecture meets the City Code requirement of at least three different Class 1 materials making up a minimum of 65 percent of the façade. The building will feature Pizza Ranch brand colors of relaxed khaki, portabello, and sable. The building elevations and colored illustra- tions of the building’s exterior are shown below. Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 6 of 10 Figure 3 Pizza Ranch Elevations with Signs Parking Access to the site will be off Oakwood Park Drive. Per City Code Title 11-3-9, at a seating capacity of 236 (1 parking spot per 3 seats), the building will require 79 parking spots. The current site plan shows 98 stalls. City Code calls for 20-foot-long parking stalls; however, 18-foot-long stalls are permitted if the developer allows for a 2-foot overhang along the curb or sidewalk. Currently the developer is proposing 18-foot parking stalls along the east, south, and west parking lot. All these areas per the site plan have the required 2-foot overhang. Landscaping The proposed Pizza Ranch project provides landscaped features that are consistent with the min- imum ordinance regulations. The landscaping minimum requirements for the property are as fol- lows: 17 deciduous trees, 16 coniferous trees, and 72 shrubs. The landscaping plan for the Pizza Ranch development is shown below and proposes 17 deciduous trees, 16 coniferous trees, 4 Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 7 of 10 flowering trees, and 79 shrubs. City Code also requires parking lot greenspace of at least 8 per- cent. The project meets those requirements with a total of 8.7 percent greenspace made up of parking lot islands. Figure 4 Pizza Ranch Landscaping Plan Signage Per City Code Title 9-8-6, as a commercial development under 20,000 square feet, Pizza Ranch may have wall signs of up to 100 square feet or 1.25 square feet of sign per linear foot of the tenant frontage, whichever is less. Due to building dimensions, all exterior walls are permitted 100 square feet of signage as it is the lesser of the two options. Pizza Ranch is currently proposing three wall signs. An 80 square foot Pizza Ranch sign along the west elevation, an 80 square foot Pizza Ranch sign along the south elevation, and a 20 square foot fun zone sign along the west elevation. All these signs are under the maximum 100 square feet permitted and conform to the City Code. Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 8 of 10 Outdoor Lighting Outdoor light fixtures will consist of five wall units on the building’s exterior walls and seven park- ing lot light poles that are 20 feet in height. The level of lighting will meet the needs for security and safety and will not detract from the aesthetics of the development. The outdoor light fixtures are designed and mounted to prevent unnecessary glare onto adjacent properties. City ordinance limits the amount of light that can be emitted from commercial property. This limitation must not exceed 1.0 foot-candles onto adjacent properties. Measurement of this light source is taken at the property boundary line. A photometric plan of the calculated foot-candles throughout the site showing compliance with the City ordinance is required to be submitted prior to issuance of a building permit and was part of Pizza Ranch’s application indicating compliance with the City ordinance. Utilities The subject property is within the Metropolitan Urban Service Area (MUSA). All city utilities in this vicinity provide the necessary capacities to serve this parcel. City sanitary sewer and water ser- vice stubs are at the southwest corner of property boundary line and will be extended to serve the development. Public drainage and utility easements recommended by the Assistant City Engineer and/or Public Works Department will be required to be shown on the final plat. Public Hearing Notices The public hearing notice for the September 23, 2019 Planning Commission meeting was pub- lished in the South Washington County Bulletin and mailed on September 11, 2019, to 8 property owners that are within 500 feet of the proposed project. Recommendation That the Planning Commission recommends that the City Council approve the site plan for the construction of an 8,046 square foot family-style restaurant, conditional use permit to allow a drive-up window, and variance to vehicle stacking requirements, subject to the following condi- tions: 1. All applicable permits (i.e.; building, electrical, grading, and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 2. The applicant receives all required building permits from the City of Cottage Grove prior to construction. 3. A 6-foot wide concrete sidewalk should be provided along Oakwood Park Drive. The typical section of the sidewalk should be constructed in accordance with city detail STR-9. 4. Final grading and drainage plans must be submitted to the South Washington Watershed District for review. The final grading plan shall meet the approval of the City Engineer. 5. Irrigation shall be provided for all sodded and mulched landscaped areas, including mainte- nance to take place to the curb line of Hardwood Avenue, Harkness Avenue, and Oakwood Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 9 of 10 Park Drive. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site’s specific vegetation. The system shall be detailed on the final landscape plan. The grass area between the property boundary line and the Hardwood Avenue, Harkness Avenue, and Oakwood Park Drive roadway edges is required to be regularly mowed. 6. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 7. Concrete aprons for all private access drives shall be reviewed by the City and constructed per City detail plate STR-17 and be approved by the City of Cottage Grove’s Engineering Department. 8. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut-offs. 9. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the “Minnesota Construction Site Erosion and Sediment Control Planning Handbook” and the conditions stipulated in Title 10-5-8, Erosion Control During Construc- tion, of the City’s Subdivision Ordinance. The Applicant shall be responsible for the costs for the City to inspect the site in relation to erosion control conformance. 10. The applicant must provide the City with an as-built survey of all private utilities and grading plan prior to issuance of the certificate of occupancy. 11. All mechanical equipment on top of the building must be screened from public view from Oakwood Park. The mechanical units shall be screened as required in Title 11-6-4 of the City’s Zoning Ordinance. 12. Trash enclosures must be constructed of building materials that are consistent with the principal building’s exterior materials. 13. The applicant shall be responsible for maintaining the sidewalks and removing snow and/or ice from sidewalks on the site. 14. A bike rack will be required in the final parking design per City policy. 15. Applicant shall incorporate into the final plans the recommendations, requirements, and evaluations noted in the review memo from Bolton & Menk dated 9/16/2019 subject to modifications that are agreed to applicant and civil engineer. 16. Any retaining walls installed on site as part of the development or in the future that are greater than four feet in height shall be designed by an engineer and submitted to the City Planning Commission Staff Report – Pizza Ranch Planning Case No. SP2019-043, CUP2019-044, & V2019-045 September 16, 2019 Page 10 of 10 Engineer for review and approval. A fence along the upper elevation of a four-foot or higher retaining wall must be installed 17. If any fencing is installed on the site in the future, it shall be commercial grade ornamental fencing meeting the City’s design specification and detail sheet (currently Montage Com- mercial Majestic 3/4 – Rail Fence). 18. The applicant is responsible for removing debris from all adjacent public roadways during their grading and construction process. These streets shall be swept clean daily or as needed. 19. A “STOP” sign shall be installed at each exit drive. Each sign shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the sign shall be six feet from the ground. The “STOP” sign shall be a 30-inch sized sign having a high intensity face. Said sign shall be mounted on a 6-foot – No. 3 and 8-foot – No. 2 steel post. The applicant may request the City’s Public Works Department to install said “STOP” signs but must reimburse the City for actual costs incurred. 20. The applicant shall install a crosswalk on Oakwood Park Drive that runs the length (east- west) of their drive apron to connect their sidewalks along their north parcel line. 21. At no time will there be any installation or use of an outdoor two-way communication system for ordering food or any other type of product to be sold or given away. 22. Rubbish, garbage, and recycling containers must be stored within an enclosed structure compliant with City ordinance screening requirements and shall always be maintained so as not cause odors or other public nuisances. 23. A drainage utility easement of no more than 20 feet will be dedicated per city standards for the installation and extension of the water main to be extended to Oakwood Park for future development. 24. Installation of tip-out concrete curb shall be constructed to close the parking lot from the Muddy Cow site since no interconnect of parking lots is proposed. Prepared by Matt Wolf Economic Development Specialist Attachments  Site Plan and Construction Plan Set  Building Elevations  Pizza Ranch Car Stacking Explanation Letter  Plan Review Memo dated 09/16/2019  Proposed Watermain/Easement Layout th 204 19SE PO Box 465 Orange City, IA 51041 PH: 712-707-8800 FX: 712-707-8825 CONSTRUCTION DEPARTMENT tźǩǩğ wğƓĭŷ tźĭƉΏ Ʀ ‘źƓķƚǞ /ğƩ {ƷğĭƉźƓŭ ƩĻƭƷğǒƩğƓƷƭ͵ ŷĻ ǞğǤ ƚǒƩƭ ǞƚƩƉƭ źƭ ƷŷğƷ ĭǒƭƷƚƒĻƩƭ Ǟźƌƌ ĭğƌƌ ğŷĻğķ Ʒƚ ŷğǝĻ ƷŷĻźƩ Ʀźǩǩğ ğƓķ ĭŷźĭƉĻƓ ƦƩĻƦğƩĻķ͵ ƚ ĭƚƒƦƌĻƷĻ ƷŷĻźƩ ƚƩķĻƩͲ ƷŷĻǤ ğƩĻ ŭźǝĻƓ ğƓ ğƦƦƩƚǣźƒğƷĻ ƷźƒĻ ƷŷğƷ ƷŷĻźƩ ƚƩķĻƩ Ǟźƌƌ ĬĻ ƩĻğķǤ͵ ‘ŷĻƓ ƷŷĻǤ ƌĻğǝĻ ƷŷĻźƩ ŷƚǒƭĻ ƚƩ ƷŷĻźƩ ǞƚƩƉͲ ƷŷĻǤ ķƩźǝĻ ǒƦ Ʒƚ ƷŷĻ ǞźƓķƚǞ ŅƚƩ ƷŷĻźƩ ƚƩķĻƩ͵ .ĻĭğǒƭĻ ƷŷĻźƩ ƚƩķĻƩ Ǟğƭ ƦƩĻƦğƩĻķ ğŷĻğķ ƚŅ ƷŷĻźƩ ğƩƩźǝğƌͲ ƷŷĻ ƷƩğƓƭğĭƷźƚƓ ƷźƒĻ ƆǒƭƷ ĭƚƓƭźƭƷƭ ƚŅ ƦğǤźƓŭ ŅƚƩ ƷŷĻźƩ ƦƩƚķǒĭƷ ğƓķ ƩĻĭĻźǝźƓŭ ƷŷĻźƩ ƦƩƚķǒĭƷ͵ LŅ ğ ĭǒƭƷƚƒĻƩ ğƩƩźǝĻƭ ĬĻŅƚƩĻ ƷŷĻźƩ ƚƩķĻƩ źƭ ƩĻğķǤͲ ƷŷĻ ƦğǤƒĻƓƷ źƭ ǒƭǒğƌƌǤ ƦƩƚĭĻƭƭĻķ ğƓķ ƷŷĻ ĭǒΏ Ώ ƦƌğĭĻ ƷŷĻ ƚƩķĻƩ ğƓķ ƷŷĻƓ ğ ǞźƓķƚǞ Ʒƚ ƦğǤ ğƓķ ğ ǞźƓķƚǞ Ʒƚ ƦźĭƉ ǒƦͲ ƚǒƩ ƚƦĻƩğƷźƚƓ ķƚĻƭ ƓƚƷ ŷğǝĻ Ʒŷźƭ ğƌźŭƓƒĻƓƷ͵ ƭĻĻ ƒƚƩĻ ƷŷğƓ ƷǞƚͲ ƒğǤĬĻ ƷŷƩĻĻ ĭğƩƭ źƓ ƌźƓĻ ğƷ ğƓǤ ƷźƒĻ͵ .ĻĭğǒƭĻ ƷŷĻ Ņƚƚķ źƭ ƦƩĻƦğƩĻķ ĬĻŅƚƩĻ ĻǣƦĻƩźĻƓĭĻ źƓ ğ ƷƩğķźƷźƚƓğƌ ķƩźǝĻ ƷŷƩǒ ƌğƓĻ͵ To glorify God by positively impacting the world we live in. Page | 1 MEMORANDUM Date:09/16/2019 To:Ryan Burfeind, PE From:Mike Boex, PE Subject: Pizza Ranch Construction Plan Review City of Cottage Grove, MN Project No.: N14.119690 This memo summarizes the review of both site grading and utility plans submitted by BRR Architects, Inc., dated 08/27/19 (received 09/04/19). Sheet C200: 1.A stop sign should be provided at Oakwood Park Drive. 2.6’ concrete sidewalk should be provided along Oakwood Park Drive. The typical section of the sidewalk should be constructed in accordance with city detail STR-9. (https://www.cottagegrovemn.gov/departments/engineering/standard_detail_plates.php) 3.Sidewalk should not be connected directly into Oakwood Park Drive. Sidewalk should parallel the roadway with a 4’ minimum boulevard. Boulevard dimensions should be labeled on the plan. 4.Clarify how the curb intended around some of the “proposed landscape areas” will tie into the areas with concrete curb and gutter. 5.Where sidewalk is immediately behind curb in the northeast corner of the site, it appears 18’ deep stalls are provided and a 2’ bumper overhang is required to achieve the 20’ minimum stall depth per city code. Therefore, in this area the sidewalk should be constructed 2’ wider to account for a 2’ bumper overhang. 6.Curb ramps in the public right-of-way shall be constructed per MnDOT standard plan 5-297.250. 7.Various curb ramps are depicted in the sidewalk around the building, but curb is not clearly depicted. a.It is assumed a pedestrian access is intended in the striping in the northeast corner of the building, however a curb cut or ramp is not clearly depicted in this location or to the east along the north eastern side of the parking lot. b.A ramp will be needed for the 4’ sidewalk being extended from the site to the south, as well as a receiving ramp just to the north (on the south side of the building) . c.Flares are not recommended in the ramps along the east side of the building as the primary pedestrian way is assumed to be immediately behind the curb. Instead, it is H:\\COTT\\N14119690\\1_Corres\\C_ToOthers\\119690ConstructionPlanReview2019-09-16.docx Pizza Ranch Plan Review Page: 2 recommended that the entire sidewalk panel be depressed as depicted in the “parallel” curb ramp per MnDOT standard plan 5-297.250. 8.If gutter-out or “reverse curb” is intended on the site, please clarify the locations. 9.As a part of this project, concrete curb shall be constructed to close the parking lot from the Muddy Cow site since no interconnect of parking lots is proposed. 10.Curb types should be depicted on the plan. For example, the east curb on the entrance into the site should be identified as B618 curb per city detail STR-10. It appears the curb internal to the site is per the detail on sheet C501. 11.Provide a concrete commercial driveway apron per city standard detail STR-21. 12.The “dumpster pad” area should comply with the enclosure requirements set forth in the City’s ordinance. Sheet C300: 13.It appears a 6” water service may have been provided at the right-of-way. Confirm that an existing 6” service will suffice. 14.Provide grade and elevations of the sanitary sewer service. 15.All watermain shall be ductile iron pipe 16.All storm sewer shall be reinforced concrete pipe. 17.Watermain shall have 18” minimum clearance from storm sewer at crossing location. 18.The City is reviewing options to extend sewer and water to Oakwood Park. It is anticipated that water service to Oakwood park will be provided via the existing service at Hardwood Avenue through this site. The service to Pizza Ranch would then be provided off the main to the park (see attached sketch). A 20’ permanent easement will be required over the watermain to the park. 19.In order to obtain separation from the building, move the proposed hydrant to the east side of the parking lot. The curbed island to the north should be relocated in front of the hydrant such that parked vehicles do not obstruct the hydrant. 20.The first catch basin immediately upstream of the existing storm manhole should have a sump per city standard detail STO-6 a.It is recommended that the existing storm sewer to the pond be lamped to verify condition prior to connection. Sheet C400: 21.Additional spot elevations should be provided to clarify pedestrian ramp elevations and/or locations of 0-height vs full-height curb. 22.Sidewalk grades and ADA parking stall grades should be labeled to demonstrate ADA compliance. a.For example, the sidewalk on the northeast corner of the side heading south from Oakwood Park Drive appears to be approximately a 15% grade. Please look at options to improve. Pizza Ranch Plan Review Page: 3 23.Based on the contours, it appears that the entrance to the site may receive street drainage from Oakwood Park Drive. It would be preferred that the drive apron come up 4-6” and contain street drainage to the greatest extent possible. Final plans should include additional spot elevations to depict drainage patterns. 24.Additional spot elevations should be provided throughout the parking lot to depict drainage. For example, demonstrate that the dumpster area will positively drain. Sheet C503: 25.Hydrant and valve details should conform to city standard details WAT-1 and WAT-3. Sheet C504: 26.A typical 48” storm sewer manhole is depicted on this sheet, but all structures on sheet C300 are labeled as 2’x3’ structures. 48” structures per the detail on this sheet are preferred. If desired, the City’s detail STO-5 for catch basin manholes could be used. Sheet L100: 27.Show underground utility pipes on the plan to demonstrate that plantings avoid utility pipes. 28.Avoid planting evergreens within 20’ of the proposed sidewalk. Stormwater: 29.Rational Storm Sewer Design: a.On-site storm sewer should be sized to a 5-year rational method design. Submit rational method design calculations for the storm sewer system. Please submit a drainage map for each catchment. Include individual pipe segment velocities with calculations for review. 30.The existing stormwater pond in the northeast quadrant of Hardwood Avenue and Hardwood Court was constructed to serve this parcel and the parcel immediately to the south. In fact, a piped conveyance to the pond was already constructed across the parcel to the south to handle site drainage. This proposed development is consistent with the original stormwater submittal in 2004, therefore no other treatment is required by the City or Watershed.