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2024-01-22 PACKET 06.3 (GERBER COLLISION)
STAFF REPORT CASE: SP2024-005 & CUP2024-005 ITEM: 6.3 PUBLIC MEETING DATE: 1/22/24 TENTATIVE COUNCIL REVIEW DATE: 2/21/24 APPLICATION APPLICANT: Gerber Collision & Glass, LLC REQUEST: A site plan review and conditional use permit to construct a 16,940 square foot auto collision and glass repair service. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7300 West Point Douglas Road South PB, Planned Business Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Highway 61 EAST: Commercial SOUTH: Parks/Open Space WEST: Commercial SIZE: 4.04 acres Building = 16,940 square feet DENSITY: kiW1 RECOMMENDATION GUIDED Highway 61 Commercial Parks/Open Space Commercial Approval, subject to the conditions stipulated in this staff report. 10Cottage COTTAGE GROVE PLANNING DIVISION `�?�'�` j Grove kh�+e Price .n,P,p5perity Meet Planning Staff Contact: Riley Rooney, Associate Planner; 651-458-2834; rrooney(o-)_cottagegrove mn.gov Application Accepted: 12/27/2023 60-Day Review Deadline: 2/25/2024 City of Cottage Grove Planning Division e 12800 Ravine Parkway South a Cottage Grove, MN 55016 Planning Staff Report Gerber Collision & Glass Planning Case No. CUP2024-005 January 22, 2024 Proposal Gerber Collision & Glass, LLC (Applicant) has submitted an application for a Site Plan Review and Conditional Use Permit (CUP). The Applicant is proposing to construct a 16,940 square foot auto collision and glass repair service building at 7300 West Point Douglas Road South. The proposed project would be located on the 4.04-acre parcel of land to the southeast of the current Extra Space Storage and northwest of the Metro Transit Park and Ride Facility. Site Location Review Schedule Application Received- December 27, 2023 Application Accepted- December 27, 2023 Planning Commission Meeting- January 22, 2024 Tentative City Council Meeting- February 21, 2024 60-Day Review Deadline- February 26, 2024 Background The subject site is currently a vacant lot bordering Extra Space Storage, constructed in 2017, and the Park and Ride, which was completed in 2003. The existing conditions on site are comprised of grassy vegetation and softwood trees. The subject site has an existing 66-inch storm sewer main extending along the Southeast property line. This pipe resides within an existing drainage and utility easement. Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 2 of 10 2022 Aerial Photo Proposed Use The applicant is proposing to construct a 16,940 square foot automotive repair building. The pro- posed building is a single -story structure that would be operated and owned by Gerber Collision & Glass, which operates in 32 states and is based out of Illinois. The automobile repair shop offers collision repair, auto body and auto glass repair, windshield replacement and repair services. The proposed use will have a maximum shift size of 13 employees with typical hours of operation from 8.00 a.m. to 5.00 p.m., Monday through Friday. Proposed Site Plan Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 3 of 10 Planning Considerations Zoning and Comprehensive Plan The subject site is zoned P-B, Planned Business District, and is guided as Commercial in the 2040 Comprehensive Plan. The proposed use is consistent with the City's zoning ordinance and land use plan. Automobile Repair -Major Uses are permitted with a CUP within the Planned Busi- ness Zoning District. Conditional Use Permit The purpose of a Conditional Use Permit is to authorize and regulate uses that may be beneficial in a specific instance to the general welfare of the community, yet ensure that such uses are not detrimental to surrounding property and are consistent with the stated purpose of the zoning district. The permit shall be approved solely for the proposed use of a particular site, not for a particular person or firm. When granting a Conditional Use Permit, the City may impose conditions as it deems necessary to serve and protect the health, safety, convenience, and general welfare of the community. City Code requires a CUP for automotive repair -major uses within the Planned Busi- ness District. When evaluating any proposed conditional use permit, the Planning Commission shall consider the following findings when reviewing a CUP application: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. 3. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. 4. The establishment of the conditional use will not impede the normal and orderly develop- ment and improvement of surrounding property for uses permitted in the district. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 7. The conditional use complies with the general and specific performance standards as spec- ified by the Zoning Code. The proposed use of automotive repair -major use on the subject property is consistent with the findings above. Site Access The site's primary access is located off West Point Douglas Road. The Applicant is proposing to construct a 24-foot wide curb cut to allow vehicles to enter and exit the site. Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 4 of 10 Site Access Parking City Code Title 11-3-4 requires 3 parking spaces per auto bay, plus 1 parking space for each employee for an automobile repair shop use. The Applicant is proposing a total of 63 parking spaces and 14 interior auto bays. Of the 63 parking spaces, 19 stalls are being proposed in the front of the building for visitor parking, and the remaining 44 spaces will be located behind a privacy fence around the sides and rear of the property for use by staff members and vehicles waiting for service. With 13 staff members on the largest shift, the site would provide 8 excess stalls than required by Code. In addition, the Applicant is proposing the parking stalls to be 9 feet in width and 20 feet in depth. City Code Title 11-3-4 requires parking stalls to be a minimum of 9 feet in width and 20 feet in depth when the stall angle is 90 degrees. 0,90 � Front Perking {i9 spaces) `,� ,y` Fence Entry / f/ 4RiE /1/ Rear Parking i (44,p--) 14, s Parking Lot Layout Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 5 of 10 Screening & Fencing The applicant has proposed to utilize a six-foot tall privacy fence to screen the motor vehicles in the rear parking area being serviced by Gerber Collision & Glass. The fencing will enclose the entirety of the sides and rear of the building. There are two entrances to the rear parking area proposed on either side of the front of the building. The fencing will be constructed of Trex mate- rials mounted to a metal frame. As storage of inoperable vehicles is deemed a public nuisance within City Code, the applicant is providing fencing as a measure to screen and secure the property. In addition to the fencing, the applicant is also proposing landscaping along West Point Douglas Road and around the entire parking area to increase screening of the property. Building Setbacks The proposed building either meets or exceeds all setback requirements for the Planned Business (PB) zoning district. The required 25-foot-wide front yard setback is situated along West Point Douglas Road. Both side yard property lines require a 10-foot setback; the applicant has proposed a 35-foot setback to the Southeast and a 91-foot setback to the Northwest. The rear yard of the subject site abuts the Canadian Pacific rail line which requires a ten -foot setback per City Code; the applicant has proposed a nearly 150-foot setback which exceeds the minimum standards. Building Setbacks Planned Business Standards Proposed Front Yard (Northeast) 25 feet 25.86 Side Yard Northwest 10 feet 91.38 Side Yard Southeast 10 feet 35.73 Rear Yard (Southwest) 10 feet 146.9 Trash Enclosure The proposed trash enclosure will be located on the southwestern corner of the site. The Applicant has proposed the six-foot tall structure to be constructed with utility brick materials consistent with the materials used on the principal structure. The gate to the trash enclosure will be comprised of the same Trex materials and metal framing as the rear parking area fencing. City Code Title 11-3-8 states that trash enclosures must be setback a minimum of 10 feet from the adjacent property lines. The proposed trash enclosure is located 124 feet from the nearest property line (Southwest). Proposed Trash Enclosure Location Architecture City Code Title 11-3-11 allows newly constructed buildings in the Planned Business district to follow the Industrial District architectural standards. Code requires structures in the Industrial Dis- trict to be comprised of a minimum of two different Class 1 or Class 2 materials and be composed of at least 65 percent Class 1 or 2 materials and use no more than 10 percent Class 4 materials. Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 6 of 10 The Applicant is proposing 76.8 percent Class 1 materials and 23.1 percent Class 3 materials. The proposed building will be comprised of three Class 1 and two Class 3 materials which are listed below. The proposed materials used on the exterior facade include masonry brick, synthetic stone, and glass windows (all Class 1 materials). In addition to the Class 1 materials, the Applicant has proposed architectural metal panels and EIFS to be used on the structure (Class 3 materials). In addition, the applicant has proposed the front garage door to be comprised of anodized alumi- num with insulated glazing units while the side and rear garage doors will be constructed of steel flush panels to increase the curb appeal of the proposed structure. Below is a breakdown of material composition percentages: Class 1 Materials • Utility Brick: 63.3% • Synthetic Stone 10.5% • Glass Windows: 3.0% Class 3 Materials • Architectural metal panels: 5.6% • EIFS: 17.5% Northeast Building Elevation aoumeasi bunaing tievauon 5outnwest buiming tievation Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 7 of 10 Northeast Building Elevation Landscaping The Applicant has submitted a detailed landscape plan. City Code Title 11-3-12 requires that a minimum number of trees and shrubs be provided based on the gross square footage of the subject property. Landscape Plantings Planned Business District Standards Proposed Overstory Trees 33 33 Coniferous Trees 31 31 Shrubs 70 75 The applicant has proposed 33 overstory trees, 31 coniferous trees, and 75 shrubs which meet or exceed the requirements for the Planned Business District. A combination of shrubs, overstory trees, and coniferous trees will line the front and sides of the property providing additional screen- ing to the proposed building. The front of the site's landscaped area will be sodded to the front of the property line while the rear and sides of the property will be seeded. The applicant has also proposed retaining the existing vegetation near the rear of the property which will be left untouched by site improvements. 4 i r d uenc I Landscape Plan Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 8 of 10 Outdoor Lighting Outdoor light fixtures will consist of two parking lot light poles that are 15 feet in height, with each light pole consisting of a single head that is downward directed. In addition, the Applicant has proposed eight wall mounted light fixtured consisting of a single head that is directed. City Code Title 11-3-10 limits the amount of light that can be emitted from commercial property to 1.0 foot- candle onto adjacent properties. The Applicant has submitted a photometric plan that is consistent with the City Code given the proposed foot candles do not exceed more than 0.5 at property lines. Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA). City sanitary sewer and water run along the south side of the sidewalk along West Point Douglas Road. Design for the utility connections will need to meet the requirements as set forth in the engineering memo dated January 17, 2024. Surface Water Management/Grading The site grading for the project is proposed to meet the surface water management requirements established by the State, Watershed District, and the City's Surface Water Management Plan. The applicant has proposed a private infiltration basin to meet stormwater standards. The basin discharges to a private basin in the southwest corner of the site that was constructed with the parcel to the west and oversized to account for development of the subject site. The system even- tually discharges to a City stormwater pond in Hamlet Park. A private storm water maintenance agreement will be required to be executed for the proposed private system. Additionally, the ex- isting storm water maintenance agreement for the parcel to the west will be required to be amended to stipulate shared responsibility of the existing basin. Design of the stormwater man- agement facilities will need to meet the requirements as set forth in the engineering memo dated January 17, 2024. Development Fees The Applicant will be required to pay area charges, including park dedication, and connection fees including water, and sanitary sewer prior to the release of a building permit. Public Hearing Notices The public hearing notice for the January 22, 2024, Planning Commission meeting was published in the Saint Paul Pioneer Press and mailed on January 12, 2024, to 10 property owners that are within 500 feet of the proposed project. City Staff has not received any comments at the time of writing the report. Recommendation That the Planning Commission recommend that the City Council approve the Site Plan Review and Conditional Use Permit for a 16,940 square foot automobile repair shop facility to be located at 7300 West Point Douglas Road subject to the following conditions: 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 Site Plan Review approvals shall expire one (1) year from the date of City Council approval unless a building permit has been requested or a time Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 9 of 10 extension has been granted by the City Council. The City Council may extend the expira- tion 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, right-of-way 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 must receive all required building permits from the City of Cottage Grove prior to construction. 5. 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 prior to the issuance of a building permit. The financial guarantee shall be held until all required plantings are installed. At such time of installation, the Planning Department shall conduct an inspection to verify compliance with the landscape plan. If the inspection is approved, 50 percent of the finan- cial guarantee shall be released. One year from the date of initial inspection a follow-up inspection shall be conducted to verify survivability. If the follow-up inspection is approved, the remainder of the financial guarantee shall be released. 6. All light poles shall be a maximum of 25 feet in height, including base, and shall be down- ward directed, with LED lamps and flush lens unless approved in writing by Planning staff. 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. 7. Applicant must apply for and obtain a grading permit from the City prior to beginning any work on the subject site. Grading, Drainage, and Erosion Control plans must be approved by the City Engineer, other necessary permits (ie NPDES permit) must be obtained, and a preconstruction meeting must be held prior to issuance of a grading permit. The Applicant shall be responsible for the costs for the City to inspect the site in relation to erosion control conformance. 8. The Applicant must provide the City with an as -built survey of all utilities and grading plan prior to issuance of the certificate of occupancy. 9. Any mechanical equipment on top of the building and on the ground shall be screened from public view. The mechanical units shall be screened as required in Title 11-3-9 of the City's Zoning Ordinance. 10. Proposed trash enclosure shall be constructed using the same materials and patterns used on the building. 11. Rubbish, waste, and recycling containers shall be stored within an appropriately sized en- closed structure compliant with City ordinance screening requirements and shall always be maintained so as not cause odors or other public nuisances. Planning Commission Staff Report — Gerber Collision & Glass Planning Case No. SP/CUP2024-005 January 22, 2024 Page 10 of 10 12. The Applicant is responsible for removing debris from all adjacent public and private road- ways during their grading and construction process. The adjacent streets shall be swept clean daily or as needed. 13. All areas of the site, where practical, shall be sodded and maintained to the curb. 14. Prior to the issuance of a building permit, the Developer shall incorporate the recommen- dations, requirements, and evaluations noted in the Bolton & Menk memorandum dated January 17, 2024, and subject to modifications that are agreed to by the developer and City Engineer. All comments shall be adopted herein by reference. 15. Prior to the issuance of a grading permit, the final grading, drainage and erosion control plans shall be approved by the City Engineer. 16. Prior to the issuance of a building permit, the Applicant shall provide a material sample of the exterior building and the materials shall be approved by planning staff. 17. All vehicles shall be stored behind the fencing in the rear vehicle staging area. 18. The existing Tax Assessment for the West Point Douglas Road Rehabilitation shall be paid in full prior to the sale of the land. 19. Prior to the issuance of a building permit, the planning department shall review and approve a final landscaping plan. 20. Prior to the issuance of a building permit, the planning department shall review and approve any proposed fencing. 21. Prior to the issuance of a building permit, the Applicant shall provide executed private stormwater maintenance agreements as noted in the above report. 22. Irrigation shall be provided for all landscaped areas. 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 landscaping plan. 23. Signage is not approved as part of this application. All signage shall meet the requirements of the sign ordinance and require a separate building permit. No signage shall be allowed on the trash enclosure. 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EXAMPLE: DSX1 LED P7 40K 70CRI T3M MVOLT SPA NLTAIR2 ll DDBXD DSX1 LED DSX1 LED Forward optics (this section 70CRI only) AFR Automotive front row T5M Type Vmedium MVOLT (120V-277V)4 Shipped included Pl P6 30K 3000K 70CRI T1S Type I short THIS Type low glare HVOLT (347V-480V) 5,6 SPA Square pole mounting P2 P7 40K 4000K 70CRI T2M Type llmedium T5W TypeVwide XVOLT (277V-480V)'a (#8drilling) P3 P8 50K 5000K 70CRI T3M Type III medium BLC3 Type III backlight 12016 26 RPA Round pole mounting P4 P9 (this section 80CRI only, T3LG Type III low glare a control 3 ,a26 208 (#8 drilling) P5 extendedleadtimes T4M Type IV medium BLC4 Type IV backlight 1626 240 SPAS Square pole mounting #5 drilling' apply) control' Rotated optics 27K 2700K 80CRI T4LG Type IV low glare' LCCO Left corner omoff3 27716,z6 RPA5 Round pole mounting P10' P12' TFTM Forward throw medium 34716.26 #5 drilling' 30K 3000K P111 P131 80CRI RCCO Right corneromoff3 4801626 SPA8N Square narrow pole 35K 3500K 80CRI mounting #8 drilling 40K 4000K 80CRI WBA Wall bracket10 SOK 5000K 80CRI MA Mast arm adapter (mounts on 2 3/8" OD horizontal tenon) Control rr I Otheroptions Shipped installed PER7 Seven -pin receptacle only (controls Shipped installed DDBXD Dark Bronze NLTAIR2 PIRHN nLightAIR gen2enabled with hi -level motion/ ordered separate SPD20KV 20KVsurge protection DBLXD Black ambient sensor, 840'mountingheight, ambient FAO Field adjustable output1521 HS Housesideshield (black Trust standard)12 DNAXD Natural Aluminum sensor enabled at 2fc. 11,12, 20,21 BL30 1Q21 Bi-level switched dimming, 30% L90 Left rotated optics DWHXD White PIR High/low,motion/ambient sensor,8-40'mounting height, ambient sensor enabled at2fc1a,21,2, BL50 Bi-levelswitched dimmin 50%K21 g, R90 Right rotated optics DDBTXD Textured dark bronze PER NEMA twist -lock receptacle only (controls ordered DMG 0 l Ov dimming wires pulled outside fixture (for use with an external CCE Coastal Construction' DBLBXD Textured black separate)14 control, ordered separately) 11 HA 50°Cambient operation24 DNATXD Textured natural aluminum PIERS Five -pin receptacle only (controls ordered separate)1421 DS ,a,9 n Dual switching BAA Buy America(n) Act Compliant Y P DWHGXD Textured white SF Single fuse (120, 277, 347V)26 DF Double fuse (208, 240, 480V)zb Shipped separately EGSR External Glare Shield (reversible, field install required, matches housing finish) BSDB Bird Spikes (field install required) OFL/T"WWA One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com DSX1-LED Rev.09/05/232011-2023 L/GHT/NG ©Acuity Brands Lighting, Inc. All rights reserved. Page 1 of 10 COMMERCIAL OUTDOOR Ordering Information Accessories Ordered and shipped separately. DLL127F 1.5 JU Photocell - SSE twist-lock(120-277V)" DLL347F 1.5 CUL JU Photocell - SSE twist -lock (347V) DLL48OF 1.5 CUL JU Photocell - SSE twist-lock(480V)" DSHEIRTSBK Shorting cap" DSXIHS P# House -side shield (enter package number 1-13 in place of#) DSXRPA(FINISH) Round pole adapter (#8 drilling, spedly finish) DSXSPA5(FINISH) Square pole adapter#5 drilling(spedfy finish) DSXRPA5(FINISH) Round pole adapter#5 drilling(spedly finish) DSXIEGSR(FINISH) External glare shield(specily finish) DSXIBSDB(FINISH) Bird spike deterrent bracket(spedfy finish) Shield Accessories External Glare Shield (EGSR) Drilling HANDHOLE ORIENTATION D B A Handhole Template #8 Top of Pole 1.75" for aluminum poles 2.75" for other pole types 0.56T. 325" 0.400" 2.650" (2 PLCS NOTES 1 Rotated optics available with packages P10, P11, P12 and P13. Must be combined with option L90 or R90. 2 30K, 40K, and 50K available in 70CRI and 80CRI. 27K and 35K only available with 80CRI. Contact Technical Support for other possible combinations. 3 TKG, Tali BLC3, BLC4, LCCO, RCCO not available with option HIS. 4 MVOLT driver operates on any line voltage from 120-277V (50/60 Eli 5 EIVOLT driver operates on any line voltage from 347-480V (50/60 EIz). 6 HVOLT not available with package P1 and P10 when combined with option NLTAIR2 PIRHN or option PIR. 7 XVOLT operates with any voltage between 277V and 480V (50/60 EIz). 8 XVOLT not available in packages P1 or P10. XVOLT not available with fusing (SF or DF). 9 SPAS and RPA5 for use with #5 drilling only (Not for use with #8 drilling). 10 WBA cannot be combined with Type 5 distributions plus photocell (PER). 11 NLTAIR2 and PI REIN must be ordered together. For more information on r ight Al R2 visit this link 12 NLTAIR2 PIRHN not available with other controls including PIR, PER, PERS, PER7, FAO, BL30, BL50, DMG and IDS. NLTAIR2 PIRHN not available with P1 and P10 using Eli NLTAIR2 PIRHN not available with P1 and P10 using XVOLT. 13 PIR not available with NLTAIR2 PIRHN, PER, PERS, PER7, FAO BL30, BL50, DMG and IDS. PIR not available with P1 and P10 using EIVOLT. PIR not avail- able with P1 and P10 using XVOLT. 14 PER/PER5/PER7 not available with NLTAIR2 PIRHN, PIR, BL30, BL50, FAO, DMG and IDS. Photocell ordered and shipped as a separate line item from Acuity Brands Controls. See accessories. Shorting Cap included. 15 FAO not available with other dimming control options NLTAIR2 PIRHN, PIR, PERS, PER7, BL30, BL50, DMG and IDS. 16 BL30 and BL50 are not available with NLTAIR2 PIRHN, PIR, PER, PERS, PER7, FAO, DMG and IDS. BL30 or BL50 must specify 120, 277 or 347V. Consult tech support for 208, 240 or 480V. 17 DMG not available with NLTAIR2 PIRHN, PIR, PER, PERS, PER7, BL30, BL50, FAO and IDS. 18 DS not available with NLTAIR2 PIRHN, PIR, PER, PERS, PER7, BL30, BL50, FAO and DMG. 19 IDS requires (2) separately switched circuits. IDS provides 50/50 fixture operation via (2) different sets of leads using (2) drivers. IDS only available with packages P8, P9, P10, P11, P12 and P13. 20 Reference Motion Sensor Default Settings table on page 4 to see functionality. 21 Reference Controls Options table on page 4. 22 HS not available with T31_G, T4LG, BLC3, BLC4, LCCO and RCCO distribution. Also available as a separate accessory; see Accessories information. 23 CCE option not available with option BS and EGSR. Contact Technical Support for availability. 24 Option HA not available with performance packages Pal, P5, P7, P8, P9 and P13. 25 Requires luminaire to be specified with PER, PERS or PER7 option. See Controls Table on page 4. 26 Single fuse (Si requires 120V, 277V, or 347V. Double fuse (Di requires 208V, 240V or 480V. XVOLT not available with fusing (SF or DF). House Side Shield (HS) Tenon Mounting Slipfitter 2-3/8" RPA AS3-5190 AS3-5280 AS3-5290 AS3-5390 AS3-5320 AS3-5490 2-7/8" RPA AST25-190 AST25-280 AST25-290 AST25-390 AST25-320 AST25-490 4" RPA AST35-190 AST35-280 AST35-290 AST35-390 AST35-320 AST35-490 tingOptlon Drillin Template Sln Head Location Round Pole Only 4® D����� Minimum Acceptable Outside Pole Dimension DSX1 Area Luminaire - EPA *Includes luminaire and integral mounting arm. Other tenons, arms, brackets or other accessories are not included in this EPA data. Fixture Quantity & Mounting Configuration MountingType Single DM19 2 @ 180 DM291F 90 DM29 SO D' ® 4 @ 90 DM49 DSXlwith SPA DSXl with SPAS, SPA8N DSXl with RPA, RPA5 fA L/T"WWA L/GHT/NG COMMERCIAL OUTDOOR One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2023 Acuity Brands Lighting, Inc. All rights reserved. DSX 1-LED Rev.09/05/23 Page 2 of 10 Dimensions 34.23" 2.73" 8.21 " 14.26" DSX1 with RPA, RPA5, SPAS, SPA8N mount Weight: 36 Ibs MIN DSX1 with WBA mount Weight: 38 Ibs SPA (STANDARD ARM) RPA SPA5 RPA5 2.41" 3.16" 3 4 43 3 SPA8N f L/THON/A One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com DSX1-LED Rev.09/05/23 L/GHT/NG ©2011-2023 Acuity Brands Lighting, Inc. All rights reserved. Page 9 of 10 COMMERCIAL OUTDOOR nLight Control - Sensor Coverage and SettingsAm nLight Sensor Coverage Pattern NLTAIR2 PIRHN opommilkh Top FEATURES & SPECIFICATIONS INTENDED USE The sleek design of the D-Series Size 1 reflects the embedded high performance LED technology. It is ideal for many commercial and municipal applications, such as parking lots, plazas, campuses, and streetscapes. CONSTRUCTION Single -piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance and future light engine upgrades. The LED drivers are mounted in direct contact with the casting to promote low operating temperature and long life. Housing driver compartment is completely sealed against moisture and environmental contaminants (IP66). Vibration rated per ANSI C136.31 for 3G for SPA and MA. 1.5G for mountings RPA, RPA5, SPAS and SPA8N. Low EPA (0.69 fO for optimized pole wind loading. FINISH Exterior parts are protected by a zinc -infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weather- ing. A tightly controlled multi -stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peel- ing. Available in both textured and non -textured finishes. Coastal Construction (CCE) Optional corrosion resistant construction is engineered with added corrosion protection in materials and/or pre-treatment of base material under super durable paint. Provides additional corrosion protection for applications near coastal areas. Finish is salt spray tested to over 5,000 hours per ASTM B117 with scribe rating of 10. Additional lead-times may apply. OPTICS Precision -molded proprietary silicone lenses are engineered for superior area lighting distribution, uniformity, and pole spacing. Light engines are available in standard 3000 K, 4000 K and 5000 K (70 CRI) configurations. 80CRI configura- tions are also available. The D-Series Size 1 has zero uplight and qualifies as a Nighttime Friendly- product, meaning it is consistent with the LEED° and Green Globes- criteria for eliminating wasteful uplight. ELECTRICAL Light engine configurations consist of high -efficacy LEDs mounted to metal - core circuit boards to maximize heat dissipation and promote long life (up to L81/100,000 hours at 25°C). Class 1 electronic drivers are designed to have a power factor >90%, THD <20%, and an expected life of 100,000 hours with <1 % failure rate. Easily serviceable 10kV surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). STANDARD CONTROLS The DSX1 LED area luminaire has a number of control options. DSX Size 1, comes standard with 0-10V dimming drivers. Dusk to dawn controls can be utilized via optional NEMA twist -lock photocell receptacles. Integrated motion sensor with on -board photocells feature field -adjustable programing and are suitable for mounting heights up to 40 feet. Control option BL features a bi-level device that allows a second control circuit to switch all light engines to either 30% or 50% light output. 152 Oft Om 122 9.1 8.1 20 6.1 3.0 om 30 9.1 30 8.1 40 12.2 9' 15.2 12.2 9.1 6.1 3 Om 3 6.1 9.1 12.2 15.2 50 40 30 20 10 oft 10 20 30 40 50 Side nLIGHT AIR CONTROLS The DSX1 LED area luminaire is also available with nLight® AIR for the ultimate in wireless control. This powerful controls platform provides out -of -the -box basic motion sensing and photocontrol functionality and is suitable for mounting heights up to 40 feet. Once commissioned using a smartphone and the easy -to - use CLAIRITY app, nLight AIR equipped luminaries can be grouped, resulting in motion sensor and photocell group response without the need for additional equipment. Scheduled dimming with motion sensor over -ride can be achieved when used with the nLight Eclypse. Additional information about nLight Air can be found here. INSTALLATION Integral mounting arm allows for fast mounting using Lithonia standard #8 drill- ing and accommodates pole drilling's from 2.41 to 3.12" on center. The standard "SPA" option for square poles and the "RPA" option for round poles use the #8 drilling. For #5 pole drillings, use SPAS or RPA5. Additional mountings are available including a wall bracket (WBA) and mast arm (MA) option that allows luminaire attachment to a 2 3/8" horizontal mast arm. LISTINGS UL listed to meet U.S. and Canadian standards. UL Listed for wet locations. Light engines are IP66 rated; luminaire is IP66 rated. Rated for -40°C minimum ambient. Design Lights Consortium° (DLC) Premium qualified product and DLC qualified product. Not all versions of this product may be DLC Premium qualified or DLC qualified. Please check the DLC Qualified Products List at www.designlights.org/ QPL to confirm which versions are qualified. International Dark -Sky Association (IDA) Fixture Seal of Approval (FSA) is available for all products on this page utilizing 3000K color temperature only. BUY AMERICAN ACT Product with the BAA option is assembled in the USA and meets the Buy America(n) government procurement requirements under FAR, DFARS and DOT regulations. Please refer to www.acuitybrands.com/buy-american for additional information. WARRANTY 5-year limited warranty. This is the only warranty provided and no other statements in this specification sheet create any warranty of any kind. All other express and implied warranties are disclaimed. Complete warranty terms located at: www.acuitybrands.com/support/warranty/terms-and-conditions Note: Actual performance may differ as a result of end -user environment and application. All values are design or typical values, measured under laboratory conditions at 25'C. Specifications subject to change without notice. OFL/THON/A One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com DSX1-LED Rev.09/05/23 L/GHT/NG ©2011-2023 Acuity Brands Lighting, Inc. All rights reserved. Page 10 of 10 COMMERCIAL OUTDOOR 96099 V10S3NNlW'3A080 30V1LO3 U., 0 _5 s avoN sv -ion/Vl oa iNlOd iS3OOCL E --scyle T NOICIII03A 0 NouonMISNOO do aNnome) A4V N, NI 0-01 OD < Of Z olz <w (Z' --� Z cn�ooz - =, < 0 8 1 <. bo zo z C, 0 0 5 < Z Z 0 < o z w 0 0 U) z �= 7� Ir C) 0 0 Lj Z W cl Z W, =., U.) w 0 w lo 0 z 0 0 zo Z-w < � w Of (Qo w iF w z C) �o o. 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Mm --H HM ME aee MR. & MLENK Real People. Real Solutions. MEMORANDUM Date: 01/17/2024 To: Amanda Meyer, PE From: Andrew Olson, PE Mike Boex, PE Subject: Gerber Collision Plan Review City of Cottage Grove, MN Project No.: ON1.133190 3507 High Point Drive North Bldg. 1 Suite E13O Oakdale, MN 55128 This memo summarizes the review of the site plan documents submitted by RTM Engineering Consultants, dated 12/27/23 (received 12/29/23). Ph: (651) 704-9970 Bolton-Menk.com Engineering Plan Comments: Sheet C0.1: 1. Please note that all work within City Right of Way shall be governed by the Cottage Grove "Standard Specifications for Utility and Street Construction". 2. General Notes and Conditions a. Comment 11: Please note that a Preconstruction Meeting is required with the City of Cottage Grove. Seven days of advanced notice must be provided to the City for scheduling. 3. Standard Utility Provisions a. Comment 5: Vertical separation between the watermain and any sewer shall be 24 inch minimum. 4. Standard Storm Sewer Provisions a. Comment 1: Storm sewer shall be RCP within Right of Way or between a flared end section and the next structure. b. Comment 1.D references an Illinois specification. c. Comment 3: Please be aware, the Department of Labor and Industry may have comments on pipe materials upon review. 5. Standard Sanitary Sewer Provisions a. Comment 3: Please be aware, the Department of Labor and Industry may have comments on pipe materials upon review. 6. Standard Water Main Provisions a. Comment 6: Minimum Cover shall be 7.5-ft from finish grade to top of pipe. H:\COTT\ON1133190\1_Corres\C_To Others\CVG Architects\2024-01-17 Plan Review\133190 Plan Review 2024-01-17.docx Bolton & .,. - .- 1, - ie Gerber Collision Plan Review Page: 2 Sheet C1.0: 7. The storm sewer along the east side of the property is not labeled correctly. Please see the attached layout. a. The trunk storm sewer pipe is 66" RCP and not 36" RCP. b. The 48" RCP is not shown. c. The 66" and 48" RCP pipes are two separate lines. They do not combine into one line. 8. The survey indicates that no title work was completed. Please indicate all easements that are present on the site. For example, record plans show a 60-ft drainage and utility easement over the trunk storm sewer pipe. a. All easements should be shown to review impact of proposed improvements. b. Any improvements within the existing drainage and utility easement should enter into an encroachment agreement with the City. 9. A water service and curb stop are shown in the site survey. There is no record of a service to this property and it should be assumed that there is no existing service. 10. The milling on West Point Douglas Road should be shown on the Demolition plan. Sheet C2.0: 11. Please confirm all tree locations. The Civil Set should be modified to match the Landscaping Set. 12. Please note the commercial driveway apron should be constructed per standard detail STR-17. 13. Please provide turning movements to demonstrate fire access is provided around the curves. The fire truck specifications are attached. 14. Please note the northwest curve around the building narrows to 21-ft from face of curb to face of curb. This still meets the 20-ft minimum but narrows from the standard 24-ft on either side of the curve. 15. A stop sign should be added prior to the sidewalk crossing approaching West Point Douglas Road. 16. Please label all striping and signage on the site. Items D through F and H through M from the legend are not shown on the plans. This includes the striping replacement on West Point Douglas Road. 17. Note 3 should note Truncated Domes to be installed per the MnDOT Pedestrian Curb Ramp Detail plates. 18. Please update the fencing material note to match the architectural plans. Sheet C3.0: 19. Sanitary sewer drops need to be constructed with an inside or outside drop pipe. Constructing the drop within City right of way or to a Public structure will require the connection to be made per standard detail SAN-4 which includes a 5-ft minimum diameter lined structure with an inside drop. a. An outside drop may occur outside of the right of way and easement that is compliant with the MN Department of Health. Bolton & Menk is an equal opportunity employer. Gerber Collision Plan Review Page: 3 b. Alternatively, a wye can be installed on the existing lined 9" VCP. 20. Water service connection should be made to the 16" DIP with a wet tap to avoid shutting down the water service to the rest of the businesses along West Point Douglas Road. 21. Domestic and fire suppression services must be separate lines, each with a gate valve to operate. There still may be only a single connection to the city water main and then the services can split. 22. CB MH #7 appears to have the wrong rim elevation. Please revise to match the grading plan. Chant CA n• 23. Freeboard is required to be 1.0-ft above overland EOFs. For example, the curb gutter high points along the east and west side are between 800.65 and 801.00. With the FFE of 801.50, the freeboard is not achieved. 24. The swale along the eastern side of the site does not achieve a 2% minimum grade. From the 801 to the 800 contour it is roughly 95 feet resulting in just over 1%. 25. Please label tip out curb throughout the site for clarity. Sheet C4.1: 26. Walkable flares should be installed rather than curb adjacent to the pedestrian ramp edges per the MnDOT Pedestrian Curb Ramp Detail plates. 27. Please adjust the elevation label on the eastern ramp to be legible. Sheet C5.0: 28. Silt fence should be provided around the infiltration basin for protection during construction. 29. The sheet labels in the border are not displayed for Sheets 5.0 through the end of the planset. 30. Please note the street sweeping along West Point Douglas Road will be required to control track out of materials into the public roadway. Sheets C6.0-C6.2: 31. Please add the MnDOT Pedestrian Curb Ramp Detail plates. 32. Please indicate the mix design for the overlay on West Point Douglas Road shall be SPWEB340C placed upon a tack coat. Chant 1 P-1 33. Sodding and irrigation should be provided in the boulevard between the curb and property line. Please display this on the planset. 34. The southwest corner of the site has a leader that calls out trees to be removed that do not match the removal plan or legend. Please clarify the removals. 35. Trees Preservation: All trees must be inventoried by a certified arborist or forester. The plan notes that trees were identified to best of ability but not by an arborist. Stormwater Comments: 36. A Stormwater Management Agreement will need to be executed for all BMPs installed with the project. The City will provide the agreement for signature prior to site grading. Bolton & Menk is an equal opportunity employer. Gerber Collision Plan Review Page: 4 37. Since stormwater is being routed to the stormwater basin on the adjacent parcel to the southwest of the project, an amendment to the existing Stormwater Management Agreement will need to be executed stating shared responsibility of the existing stormwater basin. 38. HydroCAD: a. Infiltration Rate: The HydroCAD model uses an infiltration rate of 4.15 in/hr. This is a high infiltration rate estimate based on the maximum rate allowed by MPCA (8.3 in./hr. divided by safety factor of 2). It may be prudent to use a lower value (for example 0.8 inch/hour) for design purposes until the geotechnical report results demonstrate that a higher value is justified. b. Drainage Areas: The Certificate of Survey lists the property area as 4.03 acres. The existing and proposed conditions HydroCAD models simulate drainage areas of 2.38 acres. i. The contours and flow arrows on Sheet C4.0 indicate that an additional offsite area of approximately % acre on the eastern edge of the property will drain to the project and should be included in the existing and proposed conditions models to assess runoff, flow and high-water levels. ii. The proposed conditions HydroCAD model simulates the site as though the whole drainage area is collected and conveyed to the infiltration basin. Contours on Sheet C4.0 indicate that approximately % acre of pervious areas to the west and south of the proposed building and infiltration basin will not be collected or conveyed to the infiltration basin but will drain through the site untreated. Please separately model this untreated area in the rate control and water quality treatment analyses. c. Curve Numbers: Curve Numbers (CN) of 52 are used in the HydroCAD model for the existing and proposed conditions grass. Section 6.1.2 of the Surface Water Management Plan (reprinted below) recommends a CN value of 61 for proposed conditions site pervious areas. Please use a CN value of 61 for proposed conditions site pervious areas. i. The City Surface Water Management Plan Section 6.1.2 explains: For the areas within the City containing primarily HSG A soils, the CN values within Table 6.1 for certain land use types (Bluff/Ravine, Park/Open Space, Rural Residential and ROW) may be lowered to reflect soils with a higher infiltration rate. However, it is assumed that the pervious surfaces for more urban land use types (Urban Residential and Commercial/Industrial) containing primarily HSG A will actually generate runoff depths similar to that of HSG B soils, due to factors such as: 1. Compaction of the soil surface layer during construction 2. Placement of topsoil and sod to retain soil moisture and promote healthy turf establishment. 3. Efficiently graded lots, limiting the amount of runoff allowed to pool on the landscape and infiltrate. The CN values presented in Table 6.1 should be adjusted for site specific conditions based on the site percent impervious surface, as necessary. Generally, these calculations should assume a CN value of 61 for site pervious areas. Bolton & Menk is an equal opportunity employer. Gerber Collision Plan Review Page: 5 39. Infiltration Basins: a. Pretreatment: The city requires adequate pretreatment of stormwater runoff from development and redevelopment activities prior to discharge into all waterbodies. The city will require that infiltration and filtration basins be constructed to be "off-line" so that the basins fill along with their pretreatment basins, but higher flood flows are not routed through the infiltration or filtration basins, to have better long-term operation and less maintenance. If wet sediment ponds are used for pretreatment, they should include equalizer pipes to carry flow into the infiltration or filtration basins. i. The NPDES Construction Stormwater Permit Section 16.6 requires: Permittees must use a pretreatment device such as a vegetated filter strip, forebay, or water quality inlet (e.g., grit chamber) to remove solids, floating materials, and oil and grease from the runoff, to the maximum extent practicable, before the system routes stormwater to the infiltration system. ii. Plan sheet C3.0 shows two sumps in MH #7 and MH #13 on the storm drains for pretreatment. Please list the sump depth (minimum of 3-ft) and consider using additional screens, hoods, or snouts to improve the performance and also demonstrate the expected treatment provided by each sump as a pretreatment measure for removal of solids, TSS, floating materials, oil and grease. b. Construction: Include notes on the plans indicating how to stage construction and use low -impact earth moving equipment to avoid compaction of the soils under the infiltration system in order to improve the likelihood of successful infiltration. The NPDES Construction Stormwater Permit requires care during construction of infiltration basins as listed in Sections 16.4 and 16.5 (reprinted below): i. 16.4 Permittees must not excavate infiltration systems to final grade, or within three (3) feet of final grade, until the contributing drainage area has been constructed and fully stabilized unless they provide rigorous erosion prevention and sediment controls (e.g., diversion berms) to keep sediment and runoff completely away from the infiltration area. [Minn. R. 7090] ii. 16.5 When excavating an infiltration system to within three (3) feet of final grade, permittees must stake off and mark the area so heavy construction vehicles or equipment do not compact the soil in the infiltration area. [Minn. R. 7090] c. Allowable Landuse: Please review the allowable landuses for stormwater infiltration on the Gerber Collision & Glass facility. Several landuses may be prohibited outside of the building footprint that would be exposed to stormwater runoff. Below are excerpts from the NPDES Construction Stormwater Permit for prohibited uses. i. Section 16.14: This permit prohibits permittees from constructing infiltration systems that receive runoff from vehicle fueling and maintenance areas including construction of infiltration systems not required by this permit. [Minn. R. 7090] ii. Section 16.21: This permit prohibits permittees from constructing infiltration systems in areas that receive runoff from the following industrial facilities not authorized to infiltrate stormwater under the NPDES stormwater permit for industrial activities: wood preserving facilities; automobile salvage yards; scrap Bolton & Menk is an equal opportunity employer. Gerber Collision Plan Review Page: 6 recycling and waste recycling facilities; hazardous waste treatment, storage, or disposal facilities; or air transportation facilities that conduct deicing activities. [Minn. R. 7090] 40. Storm drain outlets: Sheet C3.0 lists invert elevations for FES #8 and FES #14 as 793.0 feet (the bottom of the infiltration basin). Although previous practice was to set flared end sections at the normal water level (NWL) of stormwater basins, recent guidance from the Minnesota Dept. of Labor and Industry (DOLI) calls for storm drains to outlet to ponds and stormwater basins at an elevation above the NWL so the water quality treatment volume can be held in the basin below the storm drain invert elevation. Please adjust elevations of the storm drain flared end sections or the bottom elevation of the basin to comply with DOLT. For example, if the basin bottom is held at 793, please set the FES inverts in the infiltration basin at elevations of approximately 794.1 feet. 41. Water Quality Analyses: The city requires that new development projects include BMPs that at a minimum achieve post -development reductions in TP and TSS by 50% and 80%, respectively. Watershed rules call for TP loading rate of 0.22 lbs./acre/year or existing loading rates, whichever is less since the project site drains to the Mississippi River. Please submit a water quality analysis using a method such as the P8 or MIDS models. a. Storm Water Management Report narrative states that water quality calculations and results will be provided once the geotechnical report is available, and the design infiltration rate is established. 42. Rational Storm Sewer Design: a. Velocities listed in the Storm Sewer Tabulation are not in line with the full flow capacity given by Manning's equation. Please compute the full flow velocity for each pipe segment and verify that minimum velocities by this method exceed 3 feet/second. 43. Control Erosion at Construction Sites: The city requires that applications for new or redevelopment activity include for City review, a Stormwater Pollution Prevention Plan (SWPPP) as required under the NPDES construction permit in effect at the time of review. Construction sites will be inspected to ensure compliance with the existing erosion and sediment control ordinance, Watershed District requirements, and with the construction site permit under NPDES Phase II MS4 rules. The city completes quality assurance inspections on all NPDES permits in the city (where the city is not the owner) twice each month. Erosion and sediment control best management practices as outlined in the Minnesota Stormwater Manual will be required and must be shown on required submittals to the city. Please submit a SWPPP for the project. a. For your reference, please seethe MPCA Construction Stormwater Permit SWPPP checklist at the following link: wq-strm2-47.doc (live.com) 44. Infiltration Basin Soil and Seed Mix: a. Landscape sheet LP-1 indicates that the infiltration basin will be sodded with Kentucky Bluegrass. Rather than installing bluegrass sod, please specify a native grass mix such as MnDOT Seed Mix 33-261 (Stormwater South & West) for the sideslopes and bottom of the infiltration basin. This is a native mix and MnDOT lists the purpose of this mix as: "Stormwater Pond edges, temporarily flooded dry ponds, and temporarily flooded ditch bottoms." b. For a successful vegetation establishment, the city recommends providing a Filter Topsoil Borrow (MnDOT 3877.2G) consisting of 70% sand (meeting the gradation Bolton & Menk is an equal opportunity employer. Gerber Collision Plan Review Page: 7 requirements of 3126 "Fine Aggregate for Portland Cement Concrete") and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. 45. Soil Borings: Soil borings are required in the vicinity of proposed volume control BMPs. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings should extend a minimum of 5 feet below the lowest constructed elevation of proposed BMPs. 46. Infiltration Testing: Post -construction testing of infiltration rates within the basin, or post - construction records of water level measurements within the basin, will be required to verify that design infiltration rates and drawdown periods will be met. a. Testing: The city will require post -construction testing to verify the infiltration/filtration rate and drawdown period of any infiltration/filtration basins. Please add the following to the infiltration basin plan notes: "Post construction testing of the infiltration rate and drawdown period will be required." Post construction testing should yield results of approximately twice the design rate, providing a safety factor consistent with Section 16.11 of the NPDES Construction Stormwater Permit. If test results exceed 8.3 inches per hour, Section 16.16 requires that soils be amended to slow the infiltration rate below 8.3 inches per hour. 47. NPDES Construction Stormwater Permit: Since the disturbed area of development exceeds 1 acre, an NPDES Construction Stormwater Permit is required. Please provide a copy of the permit when it is received. 48. Models and CAD Files: Please note that digital copies of the final version stormwater and water quality models (HydroCAD, MIDS, etc.) and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the city once the review and revision process is complete. Bolton & Menk is an equal opportunity employer. 7300 West Point Douglas 11/3/2023, 2:52:57 PM Water Pipe Sanitary Sewer Pipe Flared End Sections Manhole Public ► Public Outlet Public Gate Valve Manhole Catch Basin Manhole Streets Public Public ° Private City Limits Hydrant Storm Sewer Pipe Catch Basin Parcels Public " Public Public Private ' Private 1:2,257 0 0.01 0.03 0 0.02 0.04 Cottage Grove 0.05 mi 0.08 km City of Cottage Grove, MN FIRE DEPARTMENT NAME Cottage Grove Fire Department Cottage Grove Wheel Base; 245 in. Fire Department Tire Size: 425 Bumper Extension: 26 in. OUTSIDE CURB TO CURB TURNING RADIUS Input wheelbase? 245 in. Input front wheel INSIDE turn angle? 45 degrees Input offset from kingpin to outside of wheel 16 Turn radius is 36.53 ft. WALL TO WALL TURNING RADIUS Input wheelbase? 245 in. Input length of extension? 26 in. Input width of extension? 101 in. Input front wheel INSIDE turn angle? 45 degrees Input radius at front corner? 12 Turn radius is 41.03 ft.