HomeMy WebLinkAbout2022-02-28 PACKET 06.2.
STAFF REPORT CASE: PUD22-014, CUP19-015 & SP22-016
ITEM: 6.2
PUBLIC MEETING DATE: 2/28/22 TENTATIVE COUNCIL REVIEW DATE: 3/16/22
APPLICATION
APPLICANT: Cottage Grove PR, Inc.
REQUEST: A planned unit development, conditional use permit, and site plan review
for a proposed Pizza Ranch restaurant with a drive-through.
SITE DATA
LOCATION: 7855 Harkness Avenue South
ZONING: MU, Mixed Use
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: Cody Flannery, Planning Consultant; cflannery@cottagegrovemn.gov
Mike Mrosla, Senior Planner; 651-458-2824; mmrosla@cottagegrovemn.gov
Application Accepted: 2/1/2022 60-Day Review Deadline: 4/2/2022
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
Pizza Ranch Restaurant
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Proposal
Cottage Grove PR, Inc., dba Pizza Ranch, has submitted applications for a Planned Unit Devel-
opment, Site Plan Review and Conditional Use Permit at 7855 Harkness Avenue South. The
Applicant is proposing to construct an 8,046 square foot family-style restaurant with drive-thru
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 following applications:
1. Establishment of a Planned Unit Development (PUD) for the property to allow for flexibility in
development standards.
2. Site Plan Review for the construction of an 8,046 square foot family-style restaurant with 236
seats.
3. Conditional Use Permit (CUP) to allow a restaurant with a drive-through.
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 2 of 12
Review Schedule
Application Received: February 1, 2022
Application Accepted: February 1, 2022
Planning Commission Meeting: February 28, 2022
60-Day Review Deadline: April 2, 2022
Tentative City Council Meeting: March 2, 2022
Background
At the October 2, 2019, City Council meeting, on a unanimous 5-to-0 vote, the Council approved
the site plan, conditional use permit, and variance applications for Pizza Ranch on the subject
site. However, construction was delayed, and the 2019 approvals have since expired as no build-
ing permit was issued.
2019 Approved Site Plan and Elevations
Planning Considerations
Zoning and Comprehensive Plan
The subject site is zoned MU, Mixed Use, and guided as Mixed Use on the 2040 Comprehensive
Plan. The proposed use is consistent with the City’s zoning ordinance and land use plan.
Planned Unit Development
The 2019 approvals included a variance for vehicle stacking in the drive through. Staff reevaluated
the request for a variance and determined that a Planned Unit Development (PUD) would be more
appropriate. The PUD process is a tool that provides additional flexibility for development that an
underlying zoning district would not otherwise allow. For example, a PUD may make exceptions
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 3 of 12
to setbacks, parking requirements, building materials, or landscaping requirements. It is intended
to overcome the limitations of zoning regulations and improve the overall design of a project.
While the PUD process allows the City to negotiate certain aspects of the development, any con-
ditions imposed on the PUD must have a rational basis related to the expected impact of the
development.
The Applicant is requesting building material and drive-through vehicle flexibility. In return for the
flexibility, the Applicant’s development plan meets or exceeds the minimum requirements of the
City Code in the following areas: building setbacks, parking setbacks, additional parking, building
lighting, parking lot lighting, and significant increase in landscaping shrubbery and building base
perennials.
Conditional Use Permit
Section 11-10B-1 of the City Code requires a conditional use permit (CUP) for restaurants with a
drive-thru window in the MU districts. Conditional uses must obtain a conditional use permit prior
to commencing. Section 11-2-9F of the City Code sets the criteria for issuing a conditional use
permit:
1. The use will be in conformity with the City's Comprehensive Plan and with the purpose,
intent and applicable standards of this Title.
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 sur-
rounding 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
transportation element of the Comprehensive Plan. The use shall not create traffic con-
gestion, 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.
Staff reviewed the applications under this criteria and found that if the car stacking flexibility were
to be granted, then the CUP criteria could be met and the CUP for the requested restaurant could
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 4 of 12
subsequently 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.
Site Plan Review
The proposed Pizza Ranch site plan is consistent with the 2019 approvals. The proposed building
is an 8,046 square foot family-style restaurant with 236 seats. The building will have three
frontages along Hardwood Avenue, Harkness Avenue, with access to the site off of Oakwood
Park Drive. As part of the development, Pizza Ranch will be required to install a five-foot wide
sidewalk along Oakwood Park Drive. In addition, the applicant is proposing a four-foot wide side-
walk connection to the existing Muddy Cow sidewalk access. The trash enclosure will be located
at the southeast corner of the Pizza Ranch parcel. As a conditional of approval, the proposed
trash enclosure shall use same materials as found on the principal structure.
Site Plan Layout
Drive-Through Stacking – Flexibility Requested
The Pizza Ranch restaurant site will have an order pick-up window as part of its development.
The City’s zoning ordinance requires all drive-thru windows to have enough stacking for six cars.
Pizza Ranch has requested flexibility 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. Pizza Ranch’s business
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 5 of 12
model suggests that their restaurants never has more than two to three cars stacked during rush
hour times (Attachment C). 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.
Vehicle Stacking and Parking
Parking
The proposed restaurant has a seating capacity of 236. City Code Title 11-3-9, requires one park-
ing spot per three seats, or 79 parking spots. The Applicant is proposing 98 parking stalls, which
exceeds this requirement by 19 stalls. The additional parking will support the proposed Fun Zone
game room. City Code calls for 20-foot-long parking stalls; however, 18-foot-long stalls are per-
mitted 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 eastern, southern, and western perimeters
of the parking lot. All these areas per the site plan have the required 2-foot overhang. For parking
stalls adjacent to the building, all stall lengths are proposed to be 20 feet in length to avoid over-
hang along sidewalks.
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 6 of 12
Architecture – Flexibility Requested
The previous approvals for this project in 2019 required that the façade of the proposed structure
be comprised of a minimum of 65 percent Class 1 materials as required by City Code Title 11-6-
13C. Class 1 materials include the following:
Copper panels
Fired clay face brick
Natural stone, synthetic or cultured stone
Transparent glass, opaque or mirror window panels
Other comparable or superior materials
The Applicant is requesting flexibility with this standard as a part of the proposed PUD. After
coordinating with City staff, the Applicant is proposing the following Class 1 material composition
percentages for each elevation:
West elevation: 63%
North elevation: 50%
East elevation: 44%
South elevation: 51%
The materials used on the exterior façade include a manufactured fieldstone veneer and glass
windows (all Class 1 materials), as well engineered wood composite siding and trim (all Class 2
materials).
Exterior Elevation – West
Exterior Elevation – North
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 7 of 12
Exterior Elevation – East
Exterior Elevation – South
Landscaping
The Applicant has submitted a detailed landscaping plan. The Zoning Code requires that a mini-
mum number of trees and shrubs be provided based on the gross square footage of the subject
property. The minimum landscaping requirements for the property are as follows:
• 20 overstory trees
• 18 Coniferous trees
• 43 shrubs
The applicant is proposing to plant the following:
• 20 overstory trees
• 13 coniferous trees
• 86 shrubs
In response to the reduction in coniferous trees, the Applicant is proposing to plant 25 coniferous
shrubs. The proposed landscaping plan includes 99 perennials located along the building base.
In addition, 8.7 percent of the parking lot interior is landscaped, which exceeds the City Code
requirement of 8 percent.
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 8 of 12
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 brand sign
along the west elevation, an 80 square foot Pizza Ranch brand sign along the south elevation,
and a 20 square foot sign for their arcade along the west elevation. All these signs are under the
maximum 100 square feet permitted and conform to the City Code.
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. 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. The Applicant has submitted a photometric plan that is generally consistent with City
Code. However, light shields shall be added to light poles adjacent to the Oakwood Park to reduce
the footcandles.
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 9 of 12
The applicant is proposing color banding and cove accent lighting along the roofline on the west,
south, and north elevations. The east elevation facing Oakwood Park will have no accent lighting.
Below is an example of the proposed accent lighting provided by the applicant.
Accent Lighting Example
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 the property boundary line and will be extended to serve
the development.
Public Hearing Notices
The public hearing notice for the February 28, 2022 Planning Commission meeting was published
in the Saint Paul Pioneer Press and mailed on February16, 2022, to 12 property owners that are
within 500 feet of the proposed project.
Recommendation
That the Planning Commission recommend that the City Council approve the Planned Unit De-
velopment for 7855 Harkness Avenue South, the Site Plan for the construction of an 8,046 square
foot family-style restaurant, and the Conditional Use Permit to allow a drive-thru window, subject
to the following conditions:
1. The project shall be completed in accordance with the plans submitted as amended by the
conditions of approval. Any significant changes to the plans, as determined by the planning
staff, shall require review and approval by the Planning Commission and City Council.
2. The Conditional Use Permit and Planned Unit Development approvals shall expire one (1)
year from the date of City Council approval unless a building permit has been requested
or a time extension has been granted by the City Council. The City Council may extend the
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 10 of 12
expiration date of such approval upon written application by the person to whom the
approval was granted.
3. 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.
4. The Applicant receives all required building permits from the City of Cottage Grove prior to
construction.
5. A six-foot wide concrete sidewalk should be provided along Oakwood Park Drive. The typ-
ical section of the sidewalk shall be constructed in accordance with City Detail STR-9.
6. A four-foot wide concrete sidewalk shall be provided connecting the Pizza Ranch parking
lot to the sidewalk stubbed at the north end of the current Muddy Cow parcel.
7. 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.
8. 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
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.
9. 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.
10. 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.
11. All light poles shall be a maximum of 20 feet in height, including base, and shall be shoebox
style, downward directed, with LED lamps and flush lens unless approved in writing by
planning staff. Other than wash or architectural lighting, attached security lighting shall be
shoebox style, downward directed with flush lens. In addition, any entry lighting under
canopies shall be recessed and use a flush lens. Shields shall also be added as directed
by the City.
12. The eastern elevation facing the Oakwood Park shall have no accent lighting.
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 11 of 12
13. 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 grad-
ing 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.
14. 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.
15. All mechanical equipment on top of the building must be screened from public view. The
mechanical units shall be screened as required in Title 11-6-4 of the City’s Zoning Ordinance.
In the event complaints are received, the Applicant shall work with City staff to resolve the
matter.
16. Proposed trash enclosures shall utilize wooden gates or similar material and be con-
structed on three sides using the same materials and patterns used on the building.
17. All refuse areas shall be sized and designed appropriately to allow recycling containers.
18. Rubbish, waste, and recycling containers shall be stored within an enclosed structure com-
pliant with City ordinance screening requirements and shall always be maintained so as
not cause odors or other public nuisances.
19. The Applicant shall be responsible for maintaining the sidewalks and removing snow and/or
ice from sidewalks on the site.
20. 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
Engineer for review and approval. A fence along the upper elevation of a four-foot or higher
retaining wall must be installed
21. 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. Any fencing shall be approved by planning staff in writing
prior to installation.
22. 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.
23. 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.
Planning Commission Staff Report – Pizza Ranch
Planning Case No. PUD2022-014, CUP2022-015, SP2022-016
February 28, 2022
Page 12 of 12
24. Prior ot the issance of a building permit, the Applicant shall install crosswalks in locations
as directed by the City Engineer.
25. At no time will there be any installation or use of an outdoor two-way communication sys-
tem for ordering food or any other type of product to be sold or given away.
26. 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.
27. 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.
28. All areas of the site, where practical, shall be sodded and maintained.
29. Prior to the application of building materials, the Applicant shall construct sample material
mock-ups on site. The mock-ups shall be approved by the Planning staff in writing.
30. Prior to the issuance of a building permit, the Applicant shall provide a snow removal and
storage plan detailing how snowfalls will be accommodated on site.
31. All disturbed boulevards shall be restored with sod. The property owner shall mow to the
back of curb line on all adjacent streets.
Prepared by
Cody Flannery
Planning Consultant
Mike Mrosla
Senior Planner
Attachments
A. Site Plan and Construction Plan Set
B. Building Elevations
C. Pizza Ranch Car Stacking Explanation Letter
Max/Min8.59
Avg/Min3.12
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Min1.7
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Avg5.30
Lumens413534079540795N.A.
UnitsFc
ArrangementSINGLEBACK-BACKSINGLESINGLE
CalcTypeIlluminance
ParkingIlluminance (Fc)Average = 5.30Maximum = 14.6Minimum = 1.7Avg/Min Ratio = 3.12Max/Min Ratio = 8.59
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Order Information Example:
ModelOpticsWattageDriverCCTLensColorOptions
WPC20Q=EasyLED C=Type III 1X56=56w U=120-277V 4K=4000K C=Clear Flat Glass Lens,Z=Bronze SF=Single Fuse (120-277V Only)
Constellation Large Full F=Type V H=347-480V 5K=5000K P=Clear Flat Prismatic C=Custom DF=Double Fuse (120-277V Only)
Cutoff Wall Pack
Glass Lens*(Consult Factory)SP=Surge Protection
PC1=Photocell, 120VAC
*Use with F Optic Only.PC3=Photocell, 120-277VAC
S2=Microwave Sensor with
Dimming for Mounting Heights of 8
to 40´ (120-277V Only)
BU=Battery Backup
Project Information:
Certification & Listings:
Project Name:Fixture Type:
™
DesignLights Consortium
Qualified Luminaires:
WPC20QC1X56\[U H\]5KC**
Complete Catalog #:Date:
WPC20QF1X56\[U H\]5KC**
Comments:
Rev. 010919
12802 Commodity Place • Tampa, FL 33626 • Phone: (813) 316-2221
For more information visit our website at www.qssi.com
L70
201,000 Hours
25°C
WPC20Q
EasyLED Constellation Large Full Cutoff Wall Pack
Accessories & Replacement Parts:
AccessoriesReplacement Parts
(Order Separately, Field Installed)(Order Separately, Field Installed)
WPC25WGWire Guard, Stainless Steel Construction, Includes WPC25GLCTempered Clear Flat Glass Lens.
Hardware.
WPC25GLPTempered Prismatic Flat Glass Lens.
P18100120VAC, Photocell
WPC25WGP18100 &
P18103120-277VAC Photocell
P18103
P17117Internal Microwave Sensor with Dimming for Mounting
Heights of 8 to 40´. 120-277VAC, 50/60Hz
For Replacement Battery Backup, see the LEPG LED Battery Backup
Specification Sheet.
P17117
Photometric Data
WPC20QC1X56U5KCWPC20QF1X56U5KC
Type IIIType V
Grid in MHGrid in MH
MH=20 FeetMH=20 Feet
Photometric Performance
5000 CCT 80 CRI4000 CCT 80 CRI
Drive Current Input
LED Board WattsOpticsLumensLPWBUGLumensLPWBUG
(mA)Watts
Type III5,895942225,65990121
EasyLED 56w 52563
Type V6,5251042216,26499221
Projected Lumen Maintenance
Data shown for 5000 CCT Compare to MH
TM-21-11Input WattsInitial25,000 Hrs50,000 Hrs100,000 HrsCalculated L70@ 25°C
L70 Lumen Maintenance @ 25°C / 77°F 631.000.960.930.85201,000
TM-21-11Input WattsInitial25,000 Hrs50,000 Hrs100,000 HrsCalculated L70@ 50°C
L70 Lumen Maintenance @ 50°C / 122°F 631.000.930.860.73110,000
TM-21-11Input WattsInitial25,000 Hrs50,000 Hrs100,000 HrsCalculated L80@ 40°C
L80 Lumen Maintenance @ 40°C / 104°F 631.000.940.880.7786,000
NOTES:
1. Projected per IESNA TM-21-11. Data references the extrapolated performance projections for the 525mA base model in a 25°C ambient, based on 10,000 hours of LED testing per IESNA LM-80-08.
2. Compare to MH box indicates suggested Light Loss Factor (LLF) to be used when comparing to Metal Halide (MH) systems.
Rev. 061119
12802 Commodity Place • Tampa, FL 33626 • Phone: (813) 316-2221
For more information visit our website at www.qssi.com
th
204 19SE
PO Box 465
Orange City, IA 51041
PH: 712-707-8800
FX: 712-707-8825
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