CR 2004-147 Conditional Use Permit-Drive Through
---
ell Y OF
~
. September 1,2004 I-i 0 P K \ N S Council RepOli 04-147
CONDITIONAL USE PERMIT - DRIVE THROUGH
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 04-70, approving a
conditional use permit for a drive-through at Starbucks Coffee.
At the Zoning and Planning meeting Ms. Aristy moved and Mr. ShoHz seconded a motion to
adopt Resolution RZ04-32, recommending approval of a conditional use pemlit for a drive-
through at Starbucks Coffee. The motion was approved unanimously.
Over'view.
Mathwig Development is proposing to construct a Starbucks Coffee on the retail pad south of
the former Hopkins House site. This site was re-platted and a B-3 pad was separated from
the condo/townhouse site.
The applicant has applied for site plan approval to construct the building.
. Primarv Issues to Consider.
· What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
· What are the conditions for a drive-through?
. What were the results of the traffic study?
· What was the discussion at the Zoning and Planning meeting?
Supportiul! Documents.
· Analysis of Issues
· Site Plans
· Resolution 04-70
· Traffic Study
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Nancy sJ Anderson, AICP
Planner
Financial Impact: $~N/A_Budgeted: Y/N _ Source:
. Related Documents (CIP, ERP, etc.):
Notes:
CR04-l47
Page 2
. Primary Issues to Consider.
. \Vhat is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned B-3, General Business. A drive-through is a conditional use
within the B-3 zoning district. The Comprehensive Plan has designated the site as
commercial. The proposed use complies with both documents.
. 'Vhat are the conditions for a drive-through?
1. The site is designed and constructed to handle parking and traffic flow according
to a plan submitted to and approved by the city;
2. The site drainage is designed and constmcted according to a plan submitted to and
approved by the city;
3. That screening be provided along the property lines to control headlight beams
when abutting an R residential district
4. The lighting shall be accomplished in such a way as to have no direct source of
light visible from the public right-of-way or adjacent land in an R residential
district;
5. That the front yard and side yard shall be landscaped with the front yard not less
. than 20 feet and side yard not less than ten feet;
6. That provisions be made to pick up the adjacent neighborhood daily relative to
material initiated on the site;
7. Drive-through address systems shall not be audible from any residential parcel.
The following are the actions that the applicant has taken to comply with the requirements:
1. A parking and traffic analysis was completed, and the results of the study are
satisfactory.
'") A drainage plan has been submitted.
3. The drive through will be on the west side of the property away from the residential
di strict.
4. The lighting will be directed away from the residential district.
s. The front setbacks are more than the 20 and 10 feet.
6. Trash container will be enclosed.
7. The drive-through area will be separated by a building from the residential area.
. What were the results of the traffic study?
Benshoof and Associates completed a traffic study. The study was done with an assumption
that the retail pad would be a fast food restaurant with a drive through. Although the site
plan is slightly different from what was analyzed, there were no concerns with traffic with
. the f0l111er Hopkins House and this retail pad redevelopment.
CR04-147
Page 3
. . What was the discussion at the Zoning and Planning meeting?
Ms. Anderson stated that a conditional use permit was required for a drive-through. At the
public hearing the manager of Caribou Coffee appeared. She was conccmed about the
uri ve-through.
Alternatives.
I. Approve the conditional use pel111it to construct a dlive-tlu'ough. By approving the
conditional use permit the applicant will be able to have a drive-througl1 at the Starbucks
Coffee building.
2- Deny the conditional use pcnuit to construct a drive-through. By denying the conditional
use permit to construct a drive-through at the Starbucks, the applicant will not be able to
construct the drive through as proposed. If the City Council considers this altemative,
findings will have to be identified that support this alternative.
3. Continue for further infonnation. If the City Council indicates that further information is
needed, the item should be continued.
.
.
CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: 04-70
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT
A DRIVE-THROUGH AT ST ARBUCKS COFFEE
WHEREAS, an application for Conditional Use Pennit CUP04-10 has been made by Mathwig
Development;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Mathwig Development on
July 30, 2004;
2. That the Hopkins Zoning and Plmming Commission, pursuant to mailed and published
notice, held a public hearing on the application and reviewed such application 011 August
31, 2004: all persons present were given an oppOliunity to be heard;
" That the written comments and analysis of City staff were considered; and
.).
. 4. A legal description of the subject property is as follows:
Lot 2, Block 1, Crossroads Addition
NOW, THEREFORE, BE IT RESOLVED that the application for CUP04-1 0 is hereby approved
based on the following Findings of Fact:
1. That the development meets the requirements for a drive-through.
BE iT FURTHER RESOLVED that application for CUP04-10 is hereby approved based on the
following condition:
1. That the site plan is approved.
Adopted this 7th day of September 2004.
ATTEST:
Eugene J. Maxwell, Mayor
. Terry Obennaier, City Clerk
.
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STATE HIGHWAY NO.7
.w BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO I HOPKINS, MN 553431 (9S2) 238-16671 FAX (952) 238.1671
23 July 2004 Refer to File: 04-45
MEMORANDUM
TO: Nancy Anderson, City of Hopkins
I~
FROM: I ~F<l
Ed Ter aar and Erik SeiberIic~:1
RE: Traffic Study for Proposed Hopkins House Redevelopment
PURPOSE AND BACKGROUND
The purpose of this report is to present traffic study results for the proposed
redevelopment of the Hopkins House property in Hopkins, Minnesota. The focus of this
study is the impact of the development on the following two intersections:
. . TH 7 & lih A venue
. CR 73 & 5lh Street
The site of this proposed redevelopment is north of TH 7, east of CR 73, and southeast of
5[h Street and Robinwood Lane. It is east of an existing MGM Liquor Store and
immediately northeast of an existing Walgreen's store. The location is shown in Figure l.
Proposed Development Characteristics
The proposed development, which could be completed as early as the fall of 2005,
consists of three buildings. The first building involves renovation of the existing Hopkins
House into 50 condominium units with 62 parking spaces as well as sub-grade parking.
The next building, just to the east of the condominiums, consists of 6 townhome units.
The third building, on the southeast comer of the site, will be built as a 2,000 sf retail
building with a dlive-thru. For the purpose of this report, the third building will be
analyzed as a common fast-food restaurant with drive-thru window. The site plan for this
project is shown in Figure 2.
.
Ms. Nancy Anderson -2-
. 23 July 2004
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 1
. PROPOSED
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TRANSPORTATION ENGINEERS AND PL:NHER~ REDEVELO PM ENT
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 2
. PROPOSED
HOPKINS HOUSE SITE PLAN
\Xi BENSHOOF & ASSOCIATES, INC. REDEVELOPMENT
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Ms_ Nancy Anderson -4- 23 July 2004
.
EXISTING CONDITIONS
The proposed site for redevelopment is cunentIy home to the vacant former Hopkins
House Hotel. TH 7 is a 4-lane divided principal arterial roadway with signal controlled
intersections at 12th Avenue and CR 73. CR 73 is a 2 lane A-minor arterial roadway with
signalized intersections at TH 7 and Stl1 Street. The two study intersections are described
in detail as follows:
. TH 7 & 12 Avenue - This intersection is served by two through lanes, one left
turn lane and one right tum lane in the eastbound and westbound directions. A
minor variation with the eastbound approach is that the right turn is channelized
and yield controlled. The northbound approach provides one left turn lane, one
through lane and one channelized right turn lane that is yield controlled. The
southbound approach has a shared through/left turn lane and an exclusive right
turn lane. The traffic signal is split phase for the north/south approaches. East
and westbound left-tums operate under protected only phasing. The
eastbound/westbound through traffic receives the majority of the time.
. CR 73 & 5th Street - This intersection is served by one left tum lane, one through I
lane, and one shared through/right turn lane in the north/southbound direction_
The eastbound and westbouud approaches are each served by one shared
. left/through lane and one exclusive right turn lane. The northbound/southbound
left turns operate under protected only phasing. The signal is actuated with the
majorlty of the time provided for the north/south through movements.
TRAFFIC FORECASTS
Approach
Traffic forecasts were completed for one year after the expected completion of the
Hopkins House redevelopment (2006). Traffic forecasts were developed for the a.m. and
p.m. peak hours on a typical weekday, which are the busiest on the sUD"ounding
roadways. The following describe the scenarios for which turn movement volumes were
developed at the two intersections:
. Existing - Turn movement counts for this scenario were established through
actual counts taken on a typical weekday from 7:00 - 9:00 a.m. and 4:00 - 6:00
p.m. 1n January and June of 2004. The counts were taken at the following
intersections:
0 TH 7 & 12th Avenue (January, 2004)
0 CR 73 @ 5th Street (June, 2004)
Traffic counts taken in January at the TH 7 & 12th Avenue intersection include
. trips generated by the Eisenhower Elementary School including any school bus
traffic during the peak hours.
Ms. Nancy Anderson -5- 23 July 2004
.
. 2006 No-Build - Although historical traffic trends show no growth on TH 7 and
CR 73, a 1 % per year factor was applied to traffic on these roadways. Added to
the 2006 base level turning movements were new trips anticipated from the
already approved Oak Ridge Place Condominiums which will be located farther
to the east on the frontage road north of TH7. These trips were identified in a
traffic study produced by Benshoof & Associates, Inc. dated 17 February 2004.
The total of the background growth and the trips identified above make up the
2006 no-build volumes.
. 2006 Build - Based on the size and type of the proposed redevelopment, new
volumes were generated. These new trips were then disseminated through the
two intersections based on historical traffic volumes and the location of the
population that will support the retail property. The total sum of the 2006 no~
build turning movements and the newly generated and distributed hips are shown
by the 2006 build scenario_
Trip Generation
Trip generation estimates were developed for the three buildings using data presented in
the Institute for Transportation Engineers' (ITE) Trip Generation, Seventh Edition, 2003_
. The resulting trips for the a.m. peak hour are shown in Table 1 and the p.m. peak hour in
Table 2.
Table 1: \Veekdav A.M. Peak Hour Trip Generation Estimates
AM Peak Hour
Gross Trios Pass-By New
Land Use Size Rate In Out In r Out In T Out
0% 100%
CondofTownhome 60 0.44 4 22 0 -I 0 4 j 22
sr" 50%
Fast Food Restaurant with Drive Throuoh 2,000 53.11 54 52 27 26 27 I 26
TOTAL 58 74 27 1 26 31 j 48
Table 2: Weekday A.M. Peak Hour Trip Generation Estimates
PM Peak Hour
Gross T~DS Pass-By New
Land Use Size Rate In Out In I Out In r Out
0% 100%
CondofTownhome 60 0.52 21 10 0 - f 0 21 I 10
5[% 5r"
Fast Food Restaurant with Drive Throuoh 2,000 34_64 36 33 18 17 18 16
TOTAL 57 43 18 I 17 39 I 26
The trips generated by the restaurant can be classified as one of the following:
. New Trips - Trips solely to and from the subject development
.
Ms. Nancy Anderson -6- 23 July 2004
.
. Pass-By Trips - Existing "through" trips on TH 7 that will include a stop at the
restaurant in the future
Based on data published by the !TE, the existing traffic patterns and similar past traffjc
studies, the proportion of pass-by and new trips were determined. These percentages are
shown in Tables 1 and 2.
Trip Distribution
The next step in the traffic forecasting process is to establish trip distribution percentages.
The origin and destination of the trips were determined based on existing traffic volumes,
the roadway, and the location of supporting residential, office and service land Uses. The
following are trip distribution percentages for the two types of trips:
. New Trips
0 Residential
. 20% north on CR 73
. 10% south on CR 73
. 10% west on 5th Street
. 20% west on TH 7
. 35% east on TH 7
. . 5% south on 12th Avenue
0 Commercial
. 20% north on CR 73
. 15% south on CR 73
. 10% west on 5111 Street
. 20% west on TH 7
. 20% east on TH 7
. 10% south on lill A venue
. 5% from local residences
. Pass-By Trips
0 A.M.
. 65% from west and then continuing east on TH 7
. 35% from east and then continuing west on TH 7
0 P.M.
. 35% from west and then continuing east on TH 7
. 65% from east and then continuing west on TI-I7
Traffic Volumes
Trip generation estimates for the proposed redevelopment were assigned to the two
intersections based on the above trip distribution types and percentages. Using the trip
assignment and resulting change in roadway volume, compaTisons can be made to
determine the traffic impact of the proposed development. Traffic volumes for all
. scenarios during a typical weekday a.m. peak hour are shown in Figure 3. Traffic
volumes for all scenarios during a typical weekday p.m. peak hour are shown in Figure 4.
Ms. Nancy Anderson -7-
. 23 July 2004
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 3
. PROPOSED WEEKDAY A.M PEAK
W BENSHOOF & ASSOCIATES, INC. HOPKINS HOUSE
REDEVELOPMENT HOUR TURNING
TRAN SP ORTAT10liENG IN EE R S AND PLANNERS MOVEMENT VOLUMES
. Ms. Nancy Anderson -8- 23 July 2004
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 4
. PROPOSED WEEKDAY P.M PEAK
W BENSHOOF & ASSOCIATES, INC. HOPKINS HOUSE
REDEVELOPMENT HOUR TURNING
TAANSPGRTATIONENGINEEAS AND PLANNERS MOVEMENT VOLUMES
Ms. Nancy Anderson -9- 23 July 2004
.
TRAFFIC ANALYSES
Capacity Analyses
Capacity analyses were perfonned for the two subject intersections for the three traffic
scenarios presented earlier. Existing geometries and traffic control presented earlier were
used in all analyses. For the TH 7/12tJ1 Avenue intersection, signal timing was obtained
from the Minnesota Department of Transportation. For the CR 73/5lh Street intersection,
observations were made to determine the actuated control. These signal parameters were
used throughout the analyses.
Capacity analysis results are presented in terms of Level of Service (LOS) which ranges
from A to F. LOS A represents the best intersection operation, with very little delay for
each vehicle using the intersection. LOS F represents the worst intersection operation
with excessive delay. Most agencies in Minnesota consider that LOS D represents the
minimal acceptable LOS for normal peak traffic conditions. Results of the capacity
analyses for a typical weekday a.m. peak hour are presented in Table 3. Results of the
capacity analyses for a typical p.m. peak hour are presented in Table 4.
Table 3: Weekday A.M. Peak Hour Levels of Service
NB 5B EB WB
INTERSECTION SCENARIO LT TH RT LT TH RT LT TH RT LT TH RT INTERSECTION
. TH 7 & 12th Existing D D B D 0 B 0 F A F B A E
2006 No-Build 0 0 8 D D B D F A F B A E
Avenue 2006 Build 0 0 B D D B 0 F A F B A E
CR 73 & 5th Existing C A A C B B C C A B B A B
2006 No-Build C A A C B B C C A B B A B
Street 2006 Build C A A C B B C C A C C A B
Table 4: Weekday P.M. Peak Hour Levels of Service
NB SB EB WB
INTERSECTION SCENARIO LT TH RT LT TH RT LT TH RT LT TH RT INTERSECTION
TH7&12th Existing C C B D D B D C A E D A D
2006 N o~Build C C B D D B 0 C A E D A D
Avenue 2006 Build C C B D D B D C A E D A D
CR 73 & 5th Existing C A A C B 8 C C A C C A B
2006 NO.Bulld C A A C B B C C A C C A B
Street 2006 Build C A A C B B C C A C C A B
Because of the high volumes presently using TH 7 and CR 73, and the low volumes
added to each intersection due to the redevelopment, there is little change to delay and
LOS for any particular movement or the intersection as a whole. The largest increase in
delay between 2006 no-build and 2006 build at any approach during either peak hour is
less than three seconds. During the a.m. peak hour at the CR 73 & 5th Street intersection,
LOS decreases from B to C, although delay only increases by two seconds, just over the
threshold to LOS C. Although the TH 7 & lill Avenue intersection operates at LOS E in
the a.Ill- 2006 build scenario, there is little discernable change from the 2006 no-build or
existing scenarios. The volumes generated by this redevelopment have very little impact
on either subject intersection.
.
Ms. Nancy Anderson -10- 23 July 2004
.
Queuing at TH 7 and 1 ill A venue
The southbound lih Avenue approach to TH 7 is a very short segment (60 -70') that
begins at a T-intersection at the north service road. Queues that extend beyond 60 feet
have the potential to block the intersection for other movements. Observation of the
cuuent operation of this intersection found that if the queue extended beyond 60',
vehicles would wait either in the eastbound right turn lane or the westbound left tum lane
of the north service road. Analyses of the intersection indicate that the current 95[h
percentile queue for the southbound approach is 98' in the a.m. peak hour and 108' in the
p.m. peak hour. A queue of about 100' means that two vehicles would be waiting in the
turn lanes of the north service road. Analyses of the intersection in the 2006 build
scenario indicate 95[h percentile queues of 125' during the a.m. peak hour and 116' during
the p.m. peak hour.
The analyses show that about one vehicle would be added to the queue in the a.m. peak
hour and less than one vehicle would be added in the p.m. peak hour. The queuing
process is expected to operate in the same manner in the future as it does today. If that is
the case, the additional queue length due to the proposed development would not create a
negative impact on the southbound queue at the TH 7 and 12th Avenue intersection.
Internal Circulation
. The site plan as shown will adequately accommodate the expected vehicle circulation
patterns.
.
------------ --------
Ms. Nancy Anderson -11- 23 July 2004
.
CONCLUSIONS
Based on the information and analyses presented in this report, the following conclusions
were made:
. The proposed Hopkins House redevelopment is expected to generate a total of
100 gross trips during the weekday a.m_ peak hour, and 132 gross trips during the
weekday p.m. peak hour.
. The intersection of TH 7 and lill Street presently operates at LOS E during the
weekday a.m. peak hour, and LOS D during the p.m. peak hour. The intersection
of CR 73 and 5th Street presently operates at LOS B in both peak hOUT periods.
. The additional queue length due to the proposed development would not create a
negative impact on the southbound queue at the TH 7 and 12th A venue
intersection, or the operation of the lih Avenue and north service road
intersection.
. Intemal site circulation will be satisfactory as shown in the site plan.
. It can be stated with confidence that the Hopkins House redevelopment will have
. little impact on either the intersection of TH7 & lih A venue or CR 73 & 5th
Street.
.
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METAL COUNTER/SILL
PAINTED WOOD FASCIA 4 3
w/ METAL FLASHING 2'-6"
O_H. TYP.
......---
PAINTED FIBER CEMENT
~~~~ONL~S~~ W/VERT.
T.O_ WALL I) +14.-4" ~J'HIS~P W/METAL ,/--
SLATE CLADDING
12" STEEL CHANNEL
OPEN CANOPY
CANVAS AI\NING
ELECTRICAL CABINET
CUSTOM UGHT POLES
ENTRY GRADE II 0'-0"
eD WEST - REAR ELEVATION
1." = 1'-0.
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1 LANDSCAPE PLAN
L1.1 SCALE: 1" ." ... nJ""'I-.
SCALE: 1" ~ -'
,..--....,
lDj
PAINTED WOOD FASCIA
WI METAL FLASHING
EXPOSED STRUCTURE 8" lETTERS
C SOFFIT
CLEAR ANODIZED,
ALUMINUM CLERESTORY
CONTiNUOUS @ 2 SIDES.
2'-6"
O.H. TYP. . I
-I -,
T.O. CLERESTORY @ +17'-7"
WOOD CAP W/METAL
FLASHING
T.O. WALL @ +14' 4"
12" STEEL CHANNEL
OPEN CANOPY
CANVAS AIININGS
CLEAR ANODIZED,
THERMAL BREAK,
ALUMiNUM STOREFRONT
TEMPERED AS REO'D.
BY COOE.
CUSTOM UGHT POLES I I
ENTRY GRADE 9 0'-0"
--..----------..-
~_ORTH_= ENTRY ELEVATION
0 0 0
I
1
16" WHITE FREESTANDING
IllUMINATED lETTERS ON
RACEWAY HIDDEIN BEHING
STEEL CHANNEL (MAX SIZE)
METAL CAP FLASHIN
/
STUCCO SIDING - /
erl ._._-~-:.-.:::~~...._ -=~-/
T_O_ CLERESTORY @ +17'-7 " JI~:
CANTILEVERED
DRIVE-THRU CANOPY
METAL FLASHING
T.O_ WALL C +13'-6" O/WOOD FASCIA r -----
T.O. BEAM Ii) +11'-0"
METAL SCUPPER r-~
11< DOWNSPOUT
12" STEEL CHANNEL
OPEN CANOPY
TUBE STEEL CDLUMN
PER SlRUCTURAL
ENlRY GRADE C 0'-0" - ------..-..---------------
-I-
o EAST - FREEWAY ELEVATION
y." = 1'-0"
GENERAL NOTES
E CD NUMERICAL NOTES NOT USlED ARE
NOT USF.1J.
@ FOR FULL SCHEDULES, SEE SHEETS
SCI THROUGH SC3.
@ STARBUCKS CONTRACTS DIRECllY WITH SIGNAGE
CONTRACTOR TO PERMIT, SUPPLY AND INSTALL
SlGNAGE. SIGN AGE CONIRACTOR TO 'lERIFY
MAXIMUM BUII.OING HEIGHT Il> +19'-5" SIGNAGE COMPUANCE WITH LOCAL CODES AND
OBTAIN PERMIT AND LANDLORD APPROVAL
@ ~~f~~~i~~~~~g~c~~ ~~r~~b ~g~E GC STARBUC~~ ---=
AS NEEDED. GC TO NOnFY STARBUCKS CM COFFEE COM i==>' _ -
METAL CAP FLASHING IMMEDIAmy IF SHOP DRA\\1NGS OR 2401 UTAH AVENUE sc::>~
INSTALLAilON IS IN DISCREPANCY WITH SEATTLE, WASHINGTc>,...,.
STARBUCKS ARCHITECTURAL DRA\I1NGS. r:- -,
(2051316-1575
T.O. WALL eo +13'-6" @ GC TO COORDINATE AND SCHEDULE SIGNAGE =u~5N= =~~~~....'
INST~LLAl1ON WITH THE SIGN~GE CONIRACTOR ~~GNj~E~~~"'::~O::~~--
PRO~DlNG A MINIMUM SCHEDUUNG NOilCE OF
STUCCO SIDING 4\\'EEKS AND 1 \lEEK PRIOR 10 SCHEDULED DATE =~~:;I~~~~~u~ ~ __
OF INSTALLA110N. STARBUCKS CM TO PROVIDE ~s::bt.~~~o;:r:IOR YI1UTlEN c::o.N - -..r- ~
GC \11TH slGNAGE CONTRACTOR CONTACT
INFORMA 110N. CONSULTANTS
CD GC 10 PRO'llDE 3" HIGH BLACK ACRYLIC STORE
ADDRESS ON GLAZING ABOVE STOREFRONT. -
CENTER ABOVE DOORS \\1-IERE POSSIBLE.
EXTERIOR ELEVATION NOTES
METAL SCUPPERS
&: DD\\NSPOUTS REV DATE JC DESCRIPT'~~
EN1RY GRADE C 0'-0"
CONDENSOR UNITS
G) SOUTH - DRIVE- THRU ELEVA T
~
)~t\ \N\~ GS $
WI
.sW<.DC\\O\\\ ~(!)
0-
uI
~C/)
PAINlEO FIBER CEMENT ~Z
PANELS - INSTALL W/VER,. fJ) -
JOINTS ONLY, TYP._ o:::~
WOOO CAP W/METAL ~CL
T.O. WALL eo +14'-4" FLASHING - ----. COo
3'-5"
SLATE CLADDING- --
12" SlEEL CHANNEL I r
OPEN CANOPY
t5 ~
w
@ ~
CANVAS AWNiNGS "- 8
PROJECT NO. 26672-001
ELEC1RICAL CABINET CONCEPT:
ISSUE DATE: PRELIMINARY
PM: ANN SCANLON
CUSTOM UGHT POLES JC: -
CHECKED: -
EN1R'f GRADE l> 0'-0" C. M. CHKD: -
SCALE: 1/4"=1'-0"
(DO NOT SCALE DRAWINGS)
CD WEST - REAR ELEVATION SHEET TITLE
STOREFRONT
ELEVATIONS &
SIGNAGE
0 1 2 3 4 B 12
~ A2.0
PROJECT CODE: ~