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ITEM 3.1ITEM 3_1 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPCTPC@PlanningCo.com PLANNING REPORT - addendum TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 28 May 2015 60 -DAY DATE: 20 June 2015 RE: Otsego — Riverbend South; Kwik Trip CUP TPC FILE: 101.02 BACKGROUND Kwik Trip, Inc. has submitted application for a conditional use permit to develop a convenience store with motor fuel sales, truck stop, and commercial car wash. The subject site is located northeast of TH 101 and 70th Street (CSAH 37) and is being platted concurrently as Lot, 1, Block 1 Riverbend South. The Planning Commission held a public hearing to consider the application at their meeting on 18 May 2015. After receiving public comment and discussion by the Planning Commission, the public hearing was closed and the application tabled to the next meeting on 1 June 2015. City staff was given direction to provide additional information regarding potential noise impacts of the proposed use, estimates for traffic generation and street capacity and a summary of written comments received regarding the proposed development. Exhibits: A. 2012 Comprehensive Plan Land Use Concept B. City Engineer memorandum dated May 28, 2015 C. Albert Lea truck stop photo D. Fence specifications E. Revised signage plan ANALYSIS Land Use. Question was raised as to the appropriateness of the proposed use at this location, specifically regarding the 22 off-street semi-truck/trailer parking stalls, semi- trailer scale, separate semi-truck/trailer fuel island and truckers lounge/facilities within the principal building, which City staff defined as a truck stop. City staff also noted that the proposed use does not include several facilities typical of a truck stop including full service restaurant, semi-truck/trailer repair services or truck wash. If the proposed use included only the fuel island and semi-truck/trailer parking stalls, we would have been as likely to consider the facility as only a convenience store with motor fuel as its function would have been limited to just those specific uses. As a conditional use within the B-3 District, the compatibility of the proposed development is a criteria the Planning Commission is to consider in accordance with Section 20-4-2.F of the Zoning Ordinance in evaluating the application. However, locating land uses of varying intensity adjacent to one another does not render the situation incompatible by default. The 2012 Comprehensive Plan includes an illustration of a conceptual land use arrangement based on accepted planning principles. The northeast quadrant of the illustration is relevant to the current application in that it recommends the proper transition between commercial and residential areas. In this area, the 2012 Comprehensive Plan guided the subject site for commercial uses and the western most portions of Wildflower Meadows for medium -to -high residential land uses with low density residential uses further to the east. Also, as recommended by the land use concept, the commercial uses within Riverbend South are separated from the adjacent residential uses by existing wetland areas creating a natural transition and physical barrier. This arrangement of land uses is not unique to this location. Other commercial/residential or industrial/residential transitions occur on the Future Land Use Plan in Otsego or in surrounding communities. Many of the performance standards established by the Zoning Ordinance and those specifically applicable to a conditional use are intended to mitigate potential negative effects of the more intense use and provide for a proper land use transition. Compliance with these performance standards and the recommended conditions of approval related to screening, landscaping, lighting and noise are based on these considerations. Likewise, the Wildflower Meadows preliminary plat approval included the condition that the landscape plan for the subdivision install additional landscaping to minimize the noise impacts from TH 101 and the adjacent commercial area, which would be implemented as Meridian Land Company continues with the remaining phases of the subdivision. Based on the 2012 Comprehensive Plan designating the subject site for commercial land uses and the zoning of the subject site as B-3 District, the scope of review for the Planning Commission and City Council to consider regarding the application is the review criteria established by Section 20-4-2.17 of the Zoning Ordinance and the performance standards of the Zoning Ordinance. Hours. Written concerns regarding the requested 24 hour operation were stated citing a correlation with noise, lighting and exhaust impacts without interruption 365 days of the year. Section 20-77-6.E.4 of the Zoning Ordinance has been written to limit the 2 hours to 6:00 a.m. to 12:00 midnight, giving discretion to the City Council to allow up to the 24 hour limit. The language of the Zoning Ordinance requires that the developer demonstrate that the expanded hours will be compatible with surrounding uses and comply with all applicable performance standards. Traffic. The City Engineer states that the design capacity for 72nd Street based on Minnesota State Aid standards is 15,000 average daily trips. The City Engineer also calculated the following traffic generation estimates of 11,400 average daily trips based on traffic generated by the proposed use and full build -out of surrounding properties. The traffic estimates do not account for traffic that may be expected to utilize the proposed right-in/right-out access from the subject site to CSAH 37 that would reduce traffic volume on 72nd Street and as much as a 10 percent reduction in traffic volume based on business interchange within the commercial development. Of the estimated traffic volumes, the City Engineer further estimates that semi-truck/trailer traffic for the subject site may be up to seven percent of the total volume from the Kwik Trip or 385 average daily trips. The conclusion of the City Engineer is that 72nd Street has adequate capacity to accommodate traffic generated by the proposed use and surrounding development. Gross Trips Group ITE Weekday 7 AM peak PM Peak No. Type Land Use Code Size Enter Exit Enter I Exit I Enter I Exit 2 Retail Gas/Service &Wash 946 34 fuelpos. 2,598 2,598 205 197 240 231 ...... .............._............................_...._...._........._.........................-...__.._...--................ Retail Fast Food - w/Drive Thru .......... ............. ...._..................__.............................._........._...__...................................._.........................._.._..... 934 ............ ._._....._...._......_._................................_......................................_.............................................._..._...........................................-................... 6.6 k.s.f. 1,637 1,637 153 —........._._......_..._......._..._......_._. 147 112 103 .......... 2 ............................. ........ Retail ......... _........................................... .............. Drive-in Bank 912 1d.3 k.s.f. 1,059 1,059 98 74 174 174 5 Residential Condominium/Townhouse ...._.._................._..............................................................................._........................._.................................._......................................_............. 230 100 units ...-..........._........_.................._.........._......._._.._....._...__..._......_. 322 322 9 43 _..._...__........._..._......................_.._...._..... 40 20 ..._............................................._..............................................._................................................._..._..........--...... 5 Residential Sinale Family Housina 210 10 units 63 63 4 13 8 5 469 1 474 1 574 1 533 Comments at the public hearing expressed concern about semi -trucks exiting the subject site and travelling east on 72nd Street into Wildflower Meadows. City staff believes this is unlikely to occur as: TH 101 is visible to the west of the subject site, as is the CSAH 37/72nd Street intersection leading traffic in that direction. 72nd Street will be narrowing west of the north access to the subject site to a residential street section as a visual indicator of the land use transition. ■ The developer has submitted a revised signage plan that includes previously proposed directional signage within the subject site as well as additional signs to be installed across from the site accesses directing exiting traffic west/south on 72nd Street. ■ With the changes to the Wildflower Meadows subdivision plan proposed by Meridian Land Company, there is no direct street connection between CSAH 37 and CSAH 42 through the neighborhood to discourage non -local traffic from entering the neighborhood. The distance between the CSAH 37/72nd Street intersection and the north access to the subject site is approximately 80 feet or enough to accommodate stacking for approximately 10 semi-truck/trailers. City staff was asked to review limiting 72nd Street as a single lane, one-way street west bound from the Wildflower Meadows neighborhood to the north access to the subject site. The City Engineer has addressed this issue in his attached memorandum. A suggestion was made to shift the location of the proposed right-in/right-out only further west to allow area for additional screening. The location of the proposed access is subject to review and approval of Wright County for adequate spacing from the CSAH 37/72nd Street intersection and shifting it further west reduces stacking space for vehicles at the intersection without interfering with the access. To address concerns expressed at the public hearing regarding congestion on 72nd Street due to on -street parking, City staff is recommending with the separate Riverbend South preliminary and final plat application that the City Council adopt a resolution establishing no parking zones along the public street within the commercial development. We do not recommend establishment of no parking zones within Wildflower Meadows so as not to interfere with residential and park parking. We further do not recommend establishment of permanent weight restrictions as these would also apply to school buses, garbage trucks and deliver vehicles. Again, no such restrictions are seen as necessary as it is not expected that commercial traffic will enter the residential neighborhood based on the factors outlined above. Noise. Potential noise impacts related to the proposed truck parking was cited as a primary compatibility issue in both the written comments and those at the public hearing. Based on the discussion by the Planning Commission, the developer engaged SBP Associates, Inc. to address sound generation and mitigation issues related to the proposed use and site plan. This information has not been submitted as of the date of this report but is anticipated by the developer to be available for the Planning Commission meeting on 1 June 2015. City staff also requested the developer investigate electrification of the 22 semi- tractor/trailer parking stalls so that the vehicles parked there would not need to be left idling if not equipped with on -board generators. The developer responded that they do not want to install such equipment as it encourages long-term parking typical of larger truck stop facilities, which they do not want to encourage at this location. The developer provided a photo of a truck stop facility in Albert Lea with this equipment stating their opinion that the equipment is also unsightly. M Lighting. Glare from exterior lighting is another primary compatibility issue raised in the written comments and stated at the public hearing. There are specific requirements and limitations regulating exterior lighting established in Section 20-16-10 of the Zoning Ordinance. Fixtures must be a "shoebox" design to prevent light from being cast horizontally, fixture heights are limited to 25 feet and there are intensity limits for the amount of light cast both at the property lines and along City streets. The developer provided an engineered photometric light plan that illustrates the intensity of the light cast by the proposed fixtures within the subject site based on their type, height and location. The planning report noted that the proposed 27 foot height of the freestanding light fixtures exceeded the Zoning Ordinance standard and recommended the plan be revised accordingly as a condition of approval. The photometric light plan indicates that the intensity of the exterior lighting complies with the Zoning Ordinance and that zero foot candles of light is cast at the east property line. Compliance with the Zoning Ordinance does not mean that light will not be seen from the subject site, just that it is not illuminating the adjacent properties. To minimize the visible light from the subject site, City staff is recommending that the developer incorporate an additional vertical shield below the fixtures mounted along the east side of the property line to further direct light to the west. Screening. Comments were received and made at the public hearing that the proposed screening would not be adequate. The developer has provided additional specifications for the proposed screening fence, which will be a solid metal structure and bronze in color. City staff has also recommended a number of changes to the site and landscape plan to improve the effectiveness of the screening of the subject site from view of the residential uses to the east: The proposed screening fence is to be extended 15 feet (one panel) north and 30 feet (two panels) to the south. Beyond this distance, the topography begins to lower to the storm water basin to the north and wetland to the south reducing the effectiveness of the fence. However, the Planning Commission may consider requiring the fence to be extended east -west along the north side of the semi- truck/trailer parking stalls (rather than being extended north) to more completely screen the parking area. ■ Provide a solid line of evergreen trees 25 feet on center north of the northern most truck parking stall. ■ Provide a staggered double row of evergreen trees 25 feet on center along the east side of the infiltration basin within Outlot A. ■ Replace the trees east of the CNG station with evergreen trees planted 25 feet on center. ■ Extend the shade trees along Quantrelle Avenue the full length of the street to the east lot line. ■ The subject site must be irrigated in accordance with Section 5-7-3.B.4.b of the City Code. Signs. A written comment was received that the freestanding and wall signs within the subject site exceed the allowances of the Zoning Ordinance. As detailed in the planning report, the subject site is within the Freeway Corridor District established along TH 101 and the number and area of all signs, as well as the height of the freestanding sign, comply with the Zoning Ordinance. Seating. A written comment was received that the proposed seating within the building and the outdoor seating areas do not comply with the Zoning Ordinance. Section 20- 77-6.E.1 of the Zoning Ordinance does prohibit seating areas and limit food service to 15 percent of the floor area within a convenience store with motor fuel facilities. The intent of this provision is to ensure that if food service is provided that functions as a restaurant, the proper use is identified and subject to review and approval. To this end, the developer is requesting multiple conditional use permits to allow 1) convenience store with motor fuel facilities regulated by Section 20-77-6.E of the Zoning Ordinance, 2) commercial car wash regulated by Section 20-77-6.0 of the Zoning Ordinance, and 3) truck stop regulated by Section 20-77-6.D of the Zoning Ordinance. City staff would consider the limited food service and seating areas as accessory to the truck stop use and it would be specifically allowed by Section 20-77-6.D.14 of the Zoning Ordinance. No potential negative effects to site functionality, compliance with established performance standards or compatibility with surrounding land uses related to the proposed seating areas are anticipated by City staff. Crime. Written comments and those received at the public hearing included the perception that the proposed use would result in an increase in crime in the area. There was additional concern that the proposed use would exceed the service capacity of the Wright County Sheriff under their current contract with the City. Wright County provides 40 hours of patrol coverage within Otsego each day and are adequately staffed and equipped to provide such services to Otsego and other cities in Wright County as a cost effective means of police protection. Additionally, area -wide patrols and Deputies assigned to patrol adjacent cities under similar service contracts are available to provide support within Otsego as needed. City staff contacted Lt. Todd Sandin and Sgt. Peter Walker, who are responsible for overseeing the Wright County Sheriff's services within Otsego, regarding the proposed use. Lt. Sandin responded there are several similar businesses in Wright County and that he does not see a big increase in crime due to businesses of this nature. Lt. Sandin states that the largest facility in Wright County is in Clearwater (approximately 120 semi- truck/trailer stalls) and it does have a little higher rate of crime, which he believes is largely due to the high volume of customers and not the type of business. Lt. Sandin also stated that by far the most reported crime from this type of business is theft of gas followed by shoplifting, but that they do not see local citizens as victim of crime. Based on the input from the Wright County Sheriff's Office, the proposed use is not expected to result in an increase in crime or require additional service level beyond the rate of 0 increase that may be expected to occur over time due to on-going development of all types within Otsego. Property Values. Written comments and comments at the public hearing expressed concern about decreases in property values as a result of the proposed use. The Planning Commission and City Council do not consider potential impacts to property values as outlined in the criteria established by Section 20-4-2.17 of the Zoning Ordinance in making decisions regarding conditional use permit applications because such information is highly subjective and inconsistent; even comprehensive real estate appraisals prepared by professional appraisers can provide widely different interpretations of property values. Furthermore, because the proposed use is consistent with the Comprehensive Plan and allowed by the Zoning Ordinance based on the current B-3 District designation of the property, there is always the potential that a use such as this may develop on the subject site. The potential for the use to develop on the subject site, therefore, must be considered as part of any expectations regarding property value. Notice. A written comment was received and also noted at the public hearing that not all property owners within Wildflower Meadows received notice of the proposed development. Upon receipt of a completed application, the City Clerk publishes notice of development proposals requiring a public hearing in the City's official newspaper (Elk River Star News) and mails notice to the property owners of record within 350 feet of the property lines of the subject site in accordance with Minnesota Statutes 462.357, Subd. 3. The boundaries of the area and property owners' names to be mailed notice is determined using Wright County GIS and property records. The City does not deviate from this practice by expanding the notice area for certain applications so as to be consistent in noticing all applications. Minnesota Statutes 462.357, Subd. 3. also states that failure of a property owner (or owners) to receive the notice does not invalidate the public hearing provided that a bona fide attempt to comply with notice requirements has been made. The City Clerk has attested to the proper noticing of the public hearing in accordance with Minnesota Statutes 462.357, Subd. 3. Petition. A petition was submitted to the City Clerk at the public hearing with 18 signatures. The petition only states that those signing the form are opposed to the project. Neighborhood opposition alone cannot be used as a basis for a decision on the application and reasons for opposition to a project must be offered, such as the written comments and those at the public hearing specific to the potential impacts of the proposed use. RECOMMENDATION The proposed Kwik Trip convenience gas, truck stop and car wash complies with the criteria and performance standards of the Zoning Ordinance and is consistent with the policies of the Comprehensive Plan. Our office recommends approval of the application as outlined below. 7 POSSIBLE ACTIONS A. Motion to approve a conditional use permit for Kwik Trip, Inc, subject to the following conditions: The proposed use shall be developed in accordance with the submitted plans and any conditions adopted by the City Council. 2. The developer shall submit additional information regarding construction of the gator shed, which shall use the same exterior materials as the principal building and is subject to review and approval of the Zoning Administrator at the time a building permit is issued. 3. The proposed screening fence shall be extended 15 feet (one panel) north and 30 feet (two panels) to the south. 4. The submitted landscape plan shall be revised subject to approval of the Zoning Administrator to: a. Provide a solid line of evergreen trees 25 feet on center north of the northern most truck parking stall. b. Provide a staggered double row of evergreen trees 25 feet on center along the east side of the infiltration basin within Outlot A. C. Replace the trees east of the CNG station with evergreen trees planted 25 feet on center. d. Extend the shade trees along Quantrelle Avenue the full length of the street to the east lot line. e. Install irrigation in accordance with Section 5-7-3.B.4.a of the City Code. 5. The convenience store, motor fuel and truck stop uses shall be allowed 24 hour of operations, subject to approval by the City Council. 6. Any public address system shall not be audible at the property line and shall not be used not play music and/or advertisements in accordance with Section 20-77-6.D.12 of the Zoning Ordinance. 7. All outdoor sales and service areas shall comply with Section 20-77-6.E.3 of the Zoning Ordinance and the outdoor sales areas as designated on the site plan are specifically limited to not more than 200 square feet and shall not exceed five feet in height. 8. The doors to the car wash bay shall remain closed during the entire wash and drying cycle and that the hours of operation shall be limited to 6:OOAM to 10:OOPM. 9. The proposed right-in/right-out access to CSAH 37 shall be subject to Wright County review and approval. 10. Freestanding light fixtures shall be installed to a maximum height of 25 feet in accordance with Section 20-16-10.C.4 of the Zoning Ordinance, no light source may extend below the deck of the fuel island canopies and vertical shields shall be installed below the fixtures along the east side of the subject site to direct light from being cast to the east, subject to review and approval of the Zoning Administrator. 11. The sign plan shall be revised to remove the east face of the directional sign for the semi-tractor/trailer scale. 12. All utility plans are subject to review and approval of the City Engineer. 13. All grading, drainage and erosion control plans are subject to review and approval of the City Engineer. 14. The developer shall execute a development agreement with the City in accordance with Section 20-4-7 of the Zoning Ordinance, subject to review by the City Attorney and approval of the City Council. 15. The developer shall revise the submitted plans such that the proposed lot is consistent with that approved with the Riverbend South final plat. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and requirements of the Zoning Ordinance. C. Motion to table. C. Lori Johnson, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Leah Berlin, Kwik Trip, Inc. City of Otsego, Minnesota Comprehensive Plan Land Use Concept Design industrial areas which allow for a variety of lot sizes and building arrangements Heavy industrial uses Infill existing areas with new development - Major transportation facilities Medium density residential --- __ Natural features can provide excellent buffers between varying land uses Light industry and business campus rlovolnnmcnt Utilize a positive transition of compatible land uses between commercial development and residential neighborhoods Transition to curvalinear street patterns to respec_ natural features -_ Utilize large lot platting I along natural features and integrate recreational facilities where appropriate Provide pedestrian connection from residential and recreation areas to the commercial core Community Facilities Natural Environment Plan Page 59 Minor Arterial L 0 U O 0 Low density residential Establish recreational amenities in natural areas which provide unique spaces for residents while preserving the environment Main Office: H4 O C�kC�nson 3601 Thurston Avenue, Anoka,. MN 55303 Anderson Phone: 763/427-5860 Fax: 763/427-0520 www.haa-inc.com MEMORANDUM TO: Honorable Mayor and City Council CC: Lori Johnson, Administrator Tami Loff, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Casey Darkenwald, Darkenwald Corporation Todd W. McLouth, P.E., Loucks Associates FROM: Ronald J. Wagner, City Engineer DATE: May 28, 2015 RE: Riverbend South One -Way Entrance With regards to connection of 72nd Street/Quantrelle Avenue between the Wildflower Meadows residential subdivision and Riverbend South commercial development we offer the following considerations in allowing a one-way connection: • Creating a one-way entrance into the Wildflower Meadows subdivision would be difficult to enforce and have a negative safety component. • We do not believe heavy truck traffic or any other traffic will opt to travel to the east through the Wildflower Meadows development due to the widths of the streets, sharper turning radii at the intersections, and the lack of a direct route to connect to either CSAH 42 or CSAH 37. • In the future, as traffic volumes increase along CSAH 37, residents may wish to enter into Wildflower Meadows via the signal controlled intersection at Quantrelle Ave/72nd Street and 70t` Street. Traffic along CSAH 37 may be heavy enough that making a left hand turn onto Quenroe Avenue may be difficult at times. • Also, as traffic volumes increase along CSAH 37, Wright County may force Quenroe Avenue to be a right -in right -out only intersection. Typically the County requires minimum 1/4 mile spacing between full intersection and Queens Avenue is less than 1/4 mile away. If this occurs, the only way into the Wildflower development from the west would be via the Quantrelle Ave/72nd Street. P. u oev A aj cu Q � c ap o � � 1�•t PO v cn I u tL aJ i Qj Qy t1y y� ,Qq U tC0 'D [71 C Dch -:� ®. 4i P h � � C Cc, ra _A _Qj a a CU y ° cn� } -0'0 IV CL in I 0 0 0 H Ll 01 x 0 00 N" ti 27 0 00 N" ti \ z / uj 0 o . \ ■ $ \ � � s § ( § — 2 . 0 $ « LL) �o w 2 � zz{ $ LL. . , k2p % z �& % 3ƒ§ w )// 5 § L OL » D ) k $ .. . . . 2 § �. U.1 , — . e m } o $/ R � /) 2§§ \b } o X //% kl � \ @ �) n 2 m 2 § / G« q� / ! � � �3 §/� § E\ \ J / n R U & o R u« o � z– WI I� «© m n § o� @ \ z_ F - k /Wk k\ \ m $ag/ 2 � z J �V)W5 /2t . § \\ G\�a\ 222. §\ ) Me) 0 4To i- \jjj a e� � / 2 z InuLULt. z =& \ -j S It -J 2/ W, k / § 0 3 k � � � � ■ � K � / k ' LLI z uj CL, \ } / \ ƒ I #sl 0 / j d \ � G CL §k § Q in � §& ƒ_/ in F- O J f / 7 / & IL § ' a |� CO F- § meq} . L 22 Cn LU F- o u@m Ez \ �2? uj \\ r ' § ) 3 Ornamental Privacy Screen Fence Section 32 3119 PART 1 GENERAL 1.01 SECTION INCLUDES A. Furnish labor, materials and equipment to include privacy fencing for the referenced project. 1.02 SUBMITTALS A, Changes in specification are only upon written approval by customer. B. Shop Drawings: Shall consist of dimensions, sizes, finishes and post foundations. C. Product Data: Manufacturer's certification indicating material compliance and installation. D. Samples: Color selections for polyester powder coated finishes. If requested, samples of fence components delivered to customer. PART 2 PRODUCTS 2.01 MANUFACTURER A. Iron World, 9390 Davis Ave. Howard County, MD 20743 (phone (301) 766-7448 fax (301)776-7449, web -site www.IronWorldFencinjz.com). Additional qualified manufacturers having a minimum of 5 years experience manufacturing ornamental picket fencing will be reviewed by the customer to determine conformity to the following specifications for design, size, gauge of metal parts and fabrication. B. Ornamental Privacy Fence: Style: PK/vITe Y (Height: C. Approved Manufacturer: Iron World, Howard County, MD Telephone 301-776-7448 Fax 301-776-7449 www.IronWorldFencing.com 2.02 ORNAMENTAL PRIVACY FENCE A. Fence Boards: Boards shall be 25 gauge steel min, conforming to the requirements of ASTM A-653 and shall have a hot -dipped galvanized coating designation G-60, zinc coating (0.60 oz/ft?). B. Rails: Horizontal U" channels shall be lih" x 1 %" x 1 1/z" 11 gauge wall thickness (.120") and galvanized:. G90 zinc coating 0.90 oz/ft2. Manufactured per ASTM A653 with a 50,000 psi (344 mpa) yield strength. Rails shall be mechanically punched to receive pickets and drive rivets. Attach rails to brackets using 2 each 1/4" industrial drive rivets. C. Posts: Manufactured using galvanized steel tube, inside and outside, produced per ASTM A787 with a G90 zinc coating, 0.90 oz/ ft2. steel to have 45,000 psi (3 10 mpa) yield strength. Post size 4" square minimum having a 12 gauge wall thickness. D. Finish: All posts, caps and fence panels shall be polyester coated individually after fabrication to thoroughly coat all surfaces for additional corrosion protection. All components enter a 5 stage in line cleaning process to prepare the galvanized surfaces for complete adhesion of the finish coat. Components are given a TGIC polyester resin powder coating applied by the electrostatic spray process to 3.0 mil thickness. The finish is bared in an oven for 15 — 20 minutes at a temperature ranging from 400°F. Colors are available in black or white (brown, ensor green, woodland green and specials). 2.03 ACCESSORIES A. Post Caps: Aluminum or formed steel manufactured to form a weather -tight closure. Caps shall be ball type or flat top (choose one) style on each post. B. Rai /Post Brackets: Standard 11/z" x 13/8" x 11/z", 11 gauge galvanized steel channels. Cover to be pressed to bracket for permanent installation. Bracket shall be fastened to post with one spray galvanized hex bolt. Rails shall be fastened to bracket with aluminum air craft rivets with 1500# break load. C. Rings: Cast aluminum rings attached to rails by insertion of mounting block into upper rail. Rings attached to rails with standard drive rivet to prevent removal. D. Boards shall be secured to rails with 1/a" aluminum industrial drive rivets to prevent movement. Rivets have a sheer strength of 1,500# and a holding power of 1,100#. www.IronWorldFencing.com 2.04 GATES Ornamental privacy swing gates (see additional specifications). 2.05 SETTING MATERIALS A. Concrete: Minimum 28 day compressive strength of 2,500 psi. B. Plated Post: Provide 3/8" steel base plates with 4 holes for surface mounting where indicated. PART 3 EXECUTIONS 3.01 EXAMINATION A. Fence layout to be surveyed and staked by customer on finish grades. B. Property lines and legal boundaries of work to be clearly established by the general contractor or property owner. 3.02 FENCE INSTALLATION A. Install fence per fence industry standards. B. Set post by calling manufacturer for exact settings. C. Set posts in concrete having a diameter 4 times the diameter of the post, and 6" deeper than the bottom of the post. Forms are not necessary or recommended. D. Check each post for vertical and top alignment. E. Attach panels to brackets using two 1/4 aluminum air craft rivets. 3.03 INSTALL AND SECURE SPECIFIED POST TOPS 3.04 CLEANING A. Clean up debris and remove from the site. 17 i:II ii n II i -- I— u ` 8- + r. i DS3 �4 SITE PLAN �. 21 DS3 f Ir r i [V p PROPOSED SIGNS: #01 24" LED KWIK TRIP LETTERS #02 18"LED KWIK TRIP LETTERS #03 24" LED KWIK TRIP LETTERS #04 24" LED KWIK TRIP LETTERS #05 NOT USED #06 CARWASH ENTER SIGN #07 CARWASH EXIT SIGN #08 CARWASH INFORMATIONAL SIGN #09 24" LED DIESEL ENTER SIGN #10 NOT USED #11 DEF PRICE SIGN #12 CNG SIGN #13 CARWASH DIRECTIONAL SIGN #14 DRIVEWAY DIRECTIONAL SIGN #15 DRIVEWAY DIRECTIONAL SIGN #16 DRIVEWAY DIRECTIONAL SIGN 917 DRIVEWAY DIRECTIONAL SIGN #18 DRIVEWAY DIRECTIONAL SIGN #19 DRIVEWAY DIRECTIONAL SIGN 920 DRIVEWAY DIRECTIONAL SIGN #21 DRIVEWAY DIRECTIONAL SIGN #22 FREESTANDING HIGH RISE SIGN #23 CAT SCALE SIGN SIGNS BY OTHERS A "TH 101" BY CITY B "TH 101" BY CITY .Arw'fAr 7jmw,fjp KVlVIK TRIP, Inc. P.O. Box 2107 1626 OAK STREET LA CROSSL. WI 54602-2107 PH. (80&1781-8988 FAX (608)781-8960 CV ca Tt LLJ -F nl� U? Q U) W Q U C) z Q M� d LL[ 0 o Lu Z W Cf)G cr7 IA ❑P�'C .J�SCR3 RTION h" 2 15-05-.i RE415ION LL2 l 2015-65-07 REVISION #3 J4\ !—REMI516N- f, 2Q15-OSL7 R.VI51ON#b DRAWN RY B. DEHG SCALE MLYL �[VS PROJ. NO. ( ol- DATE 2015A4.22 SACC- 5P1