CITY COMMISSION AGENDA MEMO
May 30, 2013
FROM:
Steve Zilkie, AICP, Senior Planner
MEETING:
June 4, 2013
SUBJECT:
First Reading of an Ordinance to Amend Lot 2,
Manhattan Plaza Commercial PUD and Ordinance
No. 6263 for a Proposed PetSmart
PRESENTER:
Eric Cattell, AICP, Assistant Director for Planning
BACKGROUND
This is the first reading of an ordinance to amend Ordinance No. 6263 to construct a
proposed PetSmart store on Lot 2, Manhattan Plaza Commercial Planned Unit
Development. Lot 2 is generally located south of Home Depot along the east side of the
Seth Child Road frontage road.
The applicant is Davidson Architecture &
Engineering, LLC, Chris Hafner, on behalf of the Owner, Surplus Investor's of
Manhattan, LLC, Hunter Harris.
EXISTING MANHATTAN PLAZA PUD.
The applicant/owner has requested the amendment because Condition No. 4 of Ordinance
No. 6263, which established the PUD in April 2002, states, “Prior to the development of
Lot 2, an amendment of the PUD shall be submitted and will need to be approved, prior
to issuing any necessary permits.” When the original PUD was established, the use and
layout for Lot 2 was unknown. The amendment is in the form of a Final Development
Plan for Lot 2.
Current Permitted Uses. Permitted Uses in the PUD include the Home Depot and
outdoor garden center on Lot 1, and all of the Permitted and Conditional Uses of the C-2,
Neighborhood Shopping District (attached). The proposed pet store is a permitted use in
the PUD.
PROPOSED AMENDMENTS.
Proposed Use and Building. The services proposed with PetSmart include: retail sales
of small pets, pet food, supplies and accessories; pet grooming; pet training; and,
adoption in partnership with the local rescue/humane society. The proposed uses are
consistent with the C-2 District either as permitted, conditional, or accessory uses to the
principal retail pet store.
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The proposed structure is a one story, 21-foot tall commercial building, constructed of
concrete masonry unit block walls and exterior insulation and finishing system (EFIS)
entry. The building is generally shades of brown. Floor area of the structure is 12,154
square feet, which is primarily retail floor area.
Proposed Signs. Proposed signs consist of two internally illuminated channel letter wall
signs over the front door entrance “PetSmart” (203 sq. ft.) and “Grooming” (18 sq. ft.), a
total 221 square feet in sign area. Based on the general guidance for commercial PUD’s,
the C-2 District sign regulations, a sign no greater than 30% of the façade is allowed.
Façade area is 2,393 square feet, which would allow up to 718 square feet of wall sign
area. While the proposed two wall signs are more in number than the general guidance of
one wall sign per façade in C-2 District, they are significantly less in surface area than
would otherwise be allowed.
A 30 foot tall PetSmart pole sign, with the pole enclosed with masonry to match the
building’s, is proposed along the frontage road. The sign is an internally illuminated, 60
square foot sign. The base of the sign is landscaped.
Exempt signs will be added to the allow to those types of signs described in Article VI,
Section 6-104 (A)(1),(2),(4),(5), and (7); and, Section 6-104 (B)(2) and B(5) (attached).
These signs generally include governmental flags, address numerals, directional signs,
seasonal lights and decorations, real estate and construction signs, and political signs.
Proposed Lighting. Parking lot and building lights are shaded and generally downcast.
Proposed Landscaping. A variety of shade and ornamental trees, evergreen trees, grass
lawn, evergreen shrubs, and flowing plants are shown on the landscape plan.
Underground irrigation is provided throughout and the owner will maintain all
landscaping.
Drainage. The site currently drains to the southeast to a large ravine that flows into
Wildcat Creek. The proposed development maintains the same pattern of runoff. The
applicant prepared a drainage analysis of impacts compared to existing conditions and the
“future conditions” 100 year floodplain, dated April 5, 2013 (application documents
attached). A portion of the site is in the 100 year floodplain and will need varying
amounts of fill for the building. The building’s floor elevation is proposed to be raised to
1035 feet, or 2.5 feet above the “future conditions” Base Flood Elevation (BFE) (see
page 4 below for more details). The analysis was reviewed by the Public Works
Department in a memo (attached) dated May 14, 2013, from Shane Swope P.E.
Stormwater Engineer, Manhattan Public Works Department, which states,
“Davidson Architecture and Engineering prepared an engineering study on
April 5, 2013 to analyze the floodplain impact of the proposed development
for the Petsmart Store. A portion of the proposed building footprint is in the
ultimate 1% storm event floodplain map.”
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“Davidson Engineering performed a hydraulic analysis to determine if the
proposed development will create a rise in the water surface elevation on
Wildcat Creek. A model was created using the hydrologic conditions for the
proposed development. The model demonstrated no rise in the water surface
elevation on Wildcat Creek. The net increase in surface runoff volume from
to the proposed development is very small in comparison to the water volume
in Wildcat Creek on a 1% flood event. The result was a net no rise condition
to the Wildcat Creek floodplain. City Staff has reviewed and accepts the
engineering report for impacts to Wildcat Creek.”
CIRCULATION AND OFF-STREET PARKING:
Access. The proposed internal circulation plan provides for safe, convenient, and
efficient movement of goods, motorists, bicyclists, and pedestrians, and reduces conflicts
between motorists and pedestrians. Internal access to Lot 2 is over Lot 1 to the north. A
permanent accessway over Lot 1 was created between Home Depot and the original
developer of the PUD. Access to Lot 1 is from a curb cut off the frontage road.
A concrete sidewalk exists along the east side of the frontage road and a new concrete
sidewalk is proposed on Lot 2 to connect to the public sidewalk and extend to the front
door of PetSmart.
Bike racks are provided on the front entrance sidewalk area at the southwest corner of the
building.
Traffic. A Trip Generation Comparison, dated February 27, 2013 (application document
attached) was prepared for the applicant by Kaw Valley Engineering, who prepared the
original traffic analysis in 2002, for the PUD rezoning. Traffic generation for a PetSmart
was compared to the original analysis, which considered a drive-in restaurant on Lot 2.
The consultant’s results show PetSmart generating fewer peak hour trips than a fast food
restaurant.
A memo (attached) dated May 14, 2013, from Peter Clark, P.E. PTOE, Civil Design
Engineer, Manhattan Public Works Department, states,
“The traffic impact analysis indicates a reduction in trips from the original
development. This reduction will reduce the development's total projected
traffic impact on the adjacent roadways. Staff accepts this analysis without
exception.”
Off-Street Parking. There are 60 off-street parking spaces proposed for the retail store.
Based on one off-street parking space per 250 square feet of floor area, a minimum 49
parking spaces is required. The proposed off-street parking is adequate for the retail use.
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MATTERS TO BE CONSIDERED WHEN AMENDING A PLANNED UNIT
DEVELOPMENT
1. Whether the proposed amendment is consistent with the intent and purpose of the
approved PUD, and will promote the efficient development and preservation of the
entire PUD: The intent and purpose of the PUD is to allow all of the permitted and
conditional uses of the C-2 District on Lot 2, subject to approval of an amendment. The
amendment is necessary because no structures, signs, landscaping, lighting, or other site
improvements, as required by the Manhattan Zoning Regulations, Article IX, Planned
Development Districts, were proposed with the original PUD for Lot 2 at the time of
rezoning in 2002. The amendment reflects an efficient development pattern consistent
with the intent and purpose of the PUD, which is for uses allowed in the C-2 District. The
proposed development preserves the character of Lot 2 as a commercial retail lot.
2. Whether the proposed amendment is made necessary because of changed or
changing conditions in or around the PUD, and the nature of such conditions: The
amendment is necessary because Condition 4 of Ordinance No. 6263 requires that prior
to issuance of any permits; an amendment of Lot 2 must be approved.
A second changing condition to Lot 2, which makes the amendment necessary, is its
location in the floodplain and the requirement to elevate and protect the lowest enclosed
floor to at least one foot above the Base Flood Elevation (BFE), either by elevation on fill
or flood proofed.
Adopted Floodplain Maps. The changed conditions on Lot 2 include the adoption of
Flood Insurance Rate Map Panel 20161C0361 F, dated February 1, 2005. Zone AE, 1%
Annual Chance Floodplain, commonly known as the 100 year floodplain, is located on
the south and east part of Lot 2. Zone AE, in this instance, is that part of the Floodplain
defined in the Zoning Regulations as Floodway Fringe District, or the buildable part of
the 100 year floodplain. The adopted BFE is 1027.5 feet. Adjoining the adopted Zone
AE is Zone X, 0.2% Annual Chance Floodplain, commonly referred to as 500 year
floodplain, and is not regulated for building permit purposes.
Proposed Floodplain Maps. The City of Manhattan and Riley County are in the process
of reviewing Preliminary Flood Maps (i.e. preliminary revisions of the adopted Federal
Emergency Management Agency (FEMA) maps). The proposed undated floodplain map
affecting Lot 2 is on Panel 361 of 500. Preliminary maps are scheduled to be distributed
on June 8, 2013, for official community review and adoption in late 2013 or 2014. It is
anticipated that Preliminary Map 90 day review period will begin in July 2013.
In addition, the City had a flood risk model created to analyze flooding based on full
build-out as shown on the Future Land Use Maps of the Manhattan Urban Area
Comprehensive Plan. The preliminary maps represent the flood model as Zone X
(Future), which equates to the Future Conditions 1% Annual Chance Floodplain.
Proposed Zone AE’s BFE on the preliminary map is 1026.74 feet and proposed Future
Conditions 1% BFE is 1032.5 feet. Based on the most current updated floodplain map,
Amend Manhattan Plaza PUD
Page 5
the majority of the building will be in the Future Conditions 1% Floodplain with a small
portion in Zone AE. Finished floor elevation of the structure, its lowest enclosed floor, is
shown at 1035 feet in order to comply with future Zone AE and Future Conditions 1%
Annual Chance Floodplains. (See attached current preliminary Floodplain map with
Future 1% and AE and building footprint.)
3. Whether the proposed amendment will result in a relative gain to the public
health, safety, convenience or general welfare, and is not granted solely to confer a
special benefit upon any person: The amendment will result in a relative gain to the
public by protecting the structure to above the 1% Future Conditions floodplain
characteristics. The structure has a minimal and allowed encroachment into the existing
100 year floodplain and represents compliance with the 1% Future Conditions floodplain.
The applicant prepared an analysis described above under “Drainage,” which indicates
minimal impact in Wildcat Creek floodplain and which has been accepted by the City’s
Stormwater Engineer.
NEIGHBORHOOD CHARACTER AND COMPATIBILITY.
The neighborhood is characterized by highway commercial development along the east
side of Seth Child Road from the Seth Child Road/Wildcat Creek overpass, to the Town
West Shopping Center, which is immediately north of the site. Along the east side of
Seth Child Road, commercial development extends eastward from Seth Child Road to the
Linear Park Trail. A veterinary out-patient clinic is to the immediate south. Further south
is the Riley County Law Enforcement Center. The area to the west of Seth Child Road is
the Seth Child Commons shopping center.
The proposed commercial development of the site is consistent with the commercial
nature of the corridor along the east and west sides of Seth Child Road. Increases in
light, noise, and traffic should be expected, because the site is currently undeveloped, but
should not adversely affect adjoining commercial properties to the north and south, or the
Riley County Law Enforcement Center to the south.
CONFORMANCE WITH COMPREHENSIVE PLAN.
In 2002 the entire PUD, including Lot 2, was found to conform with the Comprehensive
Plan in effect at that time, which designated the area in which the PUD is located as “GC,
General Commercial.” The GC category related to commercial businesses serving the
entire community and frequently located along major highways.
The current Comprehensive Plan, adopted April 2003, classifies Lot 2 as “Community
Commercial (CC).” Policies of the CC category are provided in the attached Staff Report
in italics.
While part of Lot 2 is in the 100 year floodplain and Future Conditions 1% Annual
Chance Floodplain, no part of Lot 2 is in the floodway, an area set aside as an
Environmentally Sensitive Area. The Comprehensive Plan does not indicate any portion
of the site is in an Environmentally Sensitive Area.
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Page 6
Lot 2 was part of the original PUD site and found to conform to the Comprehensive Plan
and policies of the City in effect in 2002. The proposed amendment of Lot 2 also
conforms to the current Comprehensive Plan adopted in April 2003.
DISCUSSION
On May 20, 2013, the Manhattan Urban Area Planning Board held the public hearing and
considered the proposed amendment of Lot 2, Manhattan Plaza PUD. Chris Hafner,
Davidson Architecture and Engineering, and Brent Sells, P.E., consultants for the project
spoke and answered questions from the Board. City staff also answered questions during
the hearing. (See draft Minutes of the May 20, 2013, Planning Board meeting.)
Following discussion, the Planning Board, on a vote of 6-0, recommended approval of
the proposed amendment of Ordinance No. 6263 and the Final Development Plan of Lot
2, Manhattan Plaza Commercial Planned Unit Development, based on the findings in the
Staff Report, with the three conditions of approval recommended by City Administration
and adding a fourth condition as follows:
1.
2.
3.
4.
Landscaping and irrigation shall be provided pursuant to a Landscaping
Performance Agreement between the City and the owner, which shall be
entered into prior to issuance of a building permit.
All landscaping and irrigation shall be maintained in good condition.
Signs shall be provided as proposed in the application documents, and
Exempt signs to allow to those types of signs described in Article VI,
Section 6-104 (A)(1),(2),(4),(5), and (7); and, Section 6-104 (B)(2) and
B(5).
The applicant shall clearly designate on the Landscape Plan the designated tree
save area as indicated during the Board meeting.
FINANCING
None.
ALTERNATIVES
It appears the Commission has the following alternatives concerning the issue at hand.
The Commission may:
1. Approve first reading of an ordinance amending Ordinance No. 6263 and
approving the Final Development Plan of Lot 2, Manhattan Plaza
Commercial Planned Unit Development, based on the findings in the Staff
Report, with the four conditions of approval, as modified and
recommended by the Manhattan Urban Area Planning Board.
Amend Manhattan Plaza PUD
Page 7
2. Override the Manhattan Urban Area Planning Board’s recommendation by
a two-thirds majority vote of the membership of the City Commission and
deny first reading of an ordinance amending the PUD, based on specifically
stated reasons. (Note: To override the Planning Board’s recommendation a
minimum of four (4) votes are necessary.)
3. Override the Manhattan Urban Area Planning Board’s recommendation by
a two-thirds majority vote of the membership of the City Commission and
modify the PUD amendment and/or conditions of approval, to meet the
needs as perceived by the Commission, and approve first reading of an
ordinance amending the PUD accordingly, based on specifically stated
reasons.
4. Return the recommendation of the Manhattan Urban Area Planning Board
for further consideration, together with a statement specifying the basis for
the City Commission’s failure to approve or disapprove the proposed
amendment, and provide further direction to the Planning Board.
5. Table first reading of an ordinance amending the PUD, for specifically
stated reasons, and provide further direction to City Administration and the
applicant.
RECOMMENDATION
City Administration recommends that the City Commission approve first reading of an
ordinance amending Ordinance No. 6263 and approving the Final Development Plan of
Lot 2, Manhattan Plaza Commercial Planned Unit Development, generally located south
of Home Depot along the east side of the Seth Child Road, based on the findings in the
Staff Report, with the four conditions of approval, as modified and recommended by the
Manhattan Urban Area Planning Board.
POSSIBLE MOTION
Approve first reading of an ordinance amending Ordinance No. 6263 and approving the
Final Development Plan of Lot 2, Manhattan Plaza Commercial Planned Unit
Development, generally located south of Home Depot along the east side of the Seth
Child Road frontage road, providing for a 12,154 sq. ft. PetSmart retail store, based on
the findings in the Staff Report, with the four conditions of approval.
SZ
13061}CC}1stRdg}AmendLot2ManPlazaPUDPetSmart
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Page 8
Enclosures:
1. Location map
2. Aerial photo of site
3. Staff Report on proposed amendment
4. Memorandum on Traffic Impact Study and Drainage, from Peter Clark, PE, Civil
Design Engineer, and Shane Swope, P.E., Stormwater Engineer, dated May 14,
2013
5. Ordinance No. 6263
6. C-2 Neighborhood Shopping District Permitted Uses (3 pages)
7. Exempt signs Section 6-104 of Zoning Regulations (2 pages)
8. Future Land Use Map Manhattan Urban Area Comprehensive Plan
9. Floodplain Map
10. Written application documents (3 pages)
11. Kaw Valley Traffic Report (6 pages)
12. Davidson - Wildcat Creek Analysis (21 pages)
13. Neighborhood Meeting documents (6 pages)
14. Site and Building plans (7 pages)
15. PetSmart signage (5 pages)
16. Lighting (8 pages)
17. Draft Minutes from the May 20, 2013, Manhattan Urban Area Planning Board
meeting
18. Project Chronology
AMENDMENT OF A COMMERCIAL PLANNED UNIT DEVELOPMENT
APPLICANT/OWNER: Davidson Architecture & Engineering, LLC – Chris Hafner, on behalf
of the Owner: Surplus Investor\s of Manhattan, LLC – Hunter Harris
APPLICANT”S ADDRESS: The applicant’s address is 11301 Strang Line Rd, Lenexa, KS,
66215
OWNER’S ADDRESS: The owner’s address is 4705 Central, Kansas City, MO 64112.
REQUEST: The applicant/owner has requested an amendment of Ordinance No. 6263 to
construct a proposed PetSmart store on Lot 2 in the Manhattan Plaza Commercial Planned Unit
Development. Condition No. 4 of the ordinance states, “Prior to the development of Lot 2, an
amendment of the PUD shall be submitted and will need to be approved, prior to issuing any
necessary permits.” The amendment is in the form of a Final Development Plan.
LOCATION: Generally south of Home Depot along the east side of the Seth Child Road
frontage road.
LEGAL DESCRIPTION: Lot 2, Manhattan Plaza, an Addition to the City of Manhattan, Riley
County, Kansas.
AREA: 110,654.72 square feet (2.54 acres).
DATE OF NEIGHBORHOOD MEETING: February 13, 2013.
DATE OF PUBLIC NOTICE PUBLICATION: Monday, April 29, 2013.
DATE OF PUBLIC HEARING: PLANNING BOARD: Monday, May 20, 2013.
CITY COMMISSION: Tuesday, June 4, 2013.
EXISTING PUD
Ordinance No.
The PUD is subject to Ordinance No. 6263, adopted May 7, 2002 (attached).
Permitted Uses
Permitted Uses in the PUD include a Home Depot and outdoor garden center on Lot 1, and all of
the Permitted and Conditional Uses of the C-2, Neighborhood Shopping District (attached).
PROPOSED AMENDMENT
Proposed Use and Building: The uses proposed with PetSmart include: (1) retail sales of small
pets, pet food, supplies and accessories; (2) pet grooming; (3) pet training; and, (4) adoption
(partnership with local rescue/humane society). The proposed uses are consistent with the C-2
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May 23, 2013
District either as a permitted, conditional or accessory use to the principal use, a retail pet store.
The proposed structure is a one story, approximate 21-foot tall commercial building, constructed
of concrete masonry unit block walls and EFIS entry. The building is generally shades of brown.
Floor area of the structure is 12,154 square feet, which is primarily retail floor area.
PROPOSED SIGNS: Proposed signs are two internally illuminated channel letter wall signs
over the front door entrance “PetSmart” (203 sf) and “Grooming” (18 sf), a total 221 square feet
in sign area. Based on the general guidance for PUD’s, the C-2 District sign regulations, a sign
no greater than 30% of the façade is allowed. Façade area is 2,393 square feet, which would
allow up to 718 square feet of wall sign area. The proposed two wall signs are more than the
general guidance of one permitted wall sign in C-2, but significantly less in sign area than would
otherwise be allowed.
A 30 foot tall PetSmart pole sign, with pole enclosed with masonry to match the building
materials is proposed along the frontage road. The sign portion is an internally illuminated 60
square foot sign. The base of the pole sign is landscaped.
Exempt signs will be added to the allow to those types of signs described in Article VI, Section
6-104 (A)(1),(2),(4),(5), and (7); and, Section 6-104 (B)(2) and B(5) (attached). These signs
generally include governmental flags, address numerals, directional signs, seasonal lights and
decorations, real estate and construction signs, and political signs.
PROPOSED LIGHTING: Parking lot and building lights are shaded and generally downcast.
MATTERS TO BE CONSIDERED WHEN AMENDING A
PLANNED UNIT DEVELOPMENT
1.
WHETHER THE PROPOSED AMENDMENT IS CONSISTENT WITH THE
INTENT AND PURPOSE OF THE APPROVED PUD, AND WILL PROMOTE THE
EFFICIENT DEVELOPMENT AND PRESERVATION OF THE ENTIRE PUD: The intent
and purpose of the PUD is to allow all of the permitted and conditional uses of the C-2 District on
Lot 2, subject to approval of an amendment. The amendment is necessary because no structures,
signs, landscaping, lighting or other improvements, as required by the Manhattan Zoning
Regulations, Article IX, Planned development Districts, were proposed with the PUD for Lot 2 at
the time of rezoning in 2002, The amendment reflects an efficient development pattern consistent
with the intent and purpose of the PUD, which is for uses allowed in the C-2 District. The
proposed development preserves the character of Lot 2 as a commercial lot.
2. WHETHER THE PROPOSED AMENDMENT IS MADE NECESSARY BECAUSE
OF CHANGED OR CHANGING CONDITIONS IN OR AROUND THE PUD, AND THE
NATURE OF SUCH CONDITIONS: The amendment is necessary because Condition 4 of the
ordinance requires that prior to issuance of any permits, an amendment of Lot 2 must be
approved.
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May 23, 2013
A second changing condition to the Lot 2, which makes the amendment necessary, is its location
in the Floodplain and the requirement to elevate and protect the lowest enclosed floor to at least
one foot above the base Flood Elevation (BFE), either by elevation on fill or flood proofed.
Adopted Flood Plain Maps
The changed conditions on Lot 2 include the adoption of Flood Insurance Rate Map Panel
20161C0361 F, dated February 1, 2005, and. Zone AE, 1% Annual Chance Floodplain,
commonly known as the 100 Year flood plain, is located on the south and east part of Lot 2.
Zone AE, in this instance, is that part of the Floodplain defined in the Manhattan Zoning
Regulations as Floodway Fringe District, or the buildable part of the 100 Year Floodplain. The
adopted base flood elevation (BFE) is 1027.5 feet. Adjoining the adopted Zone AE is Zone X,
0.2% Annual Chance Floodplain, commonly referred to as 500 Year Floodplain, and is not
regulated for building permit purposes.
Proposed Flood Plain Maps
The City of Manhattan and Riley County are in the process of reviewing Preliminary Flood
Maps. It’s anticipated that Preliminary Map review will begin July, 2013. The proposed undated
flood plain map affecting Lot 2 is on Panel 361 of 500. Preliminary maps are scheduled to be
distributed on June 8, 2013 for Official community review and adoption in late 2013 or 2014.
The City had a flood model created to analyze flooding based on full build-out as shown on the
Future Land Use Maps of the Manhattan Urban Area Comprehensive Plan. The Preliminary
Maps represent the flood model as Zone X (Future), which equates to the Future Conditions 1%
Annual Chance Floodplain. Proposed Zone AE’s BFE on the Preliminary Map is 1026.74 feet
and proposed Future Conditions 1% BFE is 1032.5 feet. Based on the most current updated
Floodplain Map, the majority of the building will be in the Future Conditions 1% Floodplain
with a small portion in Zone AE. Finished floor elevation of the structure, its lowest enclosed
floor, is shown at 1035 feet in order to comply with future Zone AE and Future Conditions 1%
Annual Chance Floodplains. (See attached current preliminary Floodplain map with Future 1%
and AE and building footprint.)
3. WHETHER THE PROPOSED AMENDMENT WILL RESULT IN A RELATIVE
GAIN TO THE PUBLIC HEALTH, SAFETY, CONVENIENCE OR GENERAL
WELFARE, AND IS NOT GRANTED SOLELY TO CONFER A SPECIAL BENEFIT
UPON ANY PERSON: The amendment will result in a relative gain to the public by protecting
the structure to above 1% Future Conditions flood plain characteristics. The structure is a
minimal and allowed encroachment into the existing 100 year flood plain and represents
compliance with 1% Future Conditions flood plain. The applicant prepared an analysis described
under DRAINAGE, which indicates minimal impact in Wildcat Creek flood plain.
ADDITIONAL MATTERS TO BE CONSIDERED WHEN
AMENDING A PLANNED UNIT DEVELOPMENT
1. LANDSCAPING: A variety of shade and ornamental trees, evergreen trees, grass lawn,
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May 23, 2013
evergreen shrubs and flowing plants are shown on the landscape plan. Irrigation is underground
sprinkling system.
2. SCREENING: A trash enclosure southwest of the building will be constructed of masonry
walls six feet in height with metal gates.
3. DRAINAGE: The site currently drains to the southeast to a large ravine connecting with
Wildcat Creek. The proposed site development maintains the same pattern of runoff. The
applicant prepared an analysis for impacts to existing and future ultimate 100 year flood plain
conditions dated April 5, 2013 (application document attached). The analysis was reviewed by
the Public Works Department. A memo (attached) dated May 14, 2013, from Shane Swope P.E.
Stormwater Engineer, Manhattan Public Works Department, states,
“Davidson Architecture and Engineering prepared an engineering study on April 5, 2013
to analyze the floodplain impact of the proposed development for the Petsmart Store. A
portion of the proposed building footprint is in the ultimate 1% storm event floodplain
map”
“Davidson Engineering performed a hydraulic analysis to determine if the proposed
development will create a rise in the water surface elevation on Wildcat Creek. A model
was created using the hydrologic conditions for the proposed development. The model
demonstrated no rise in the water surface elevation on Wildcat Creek. The net increase
in surface runoff volume from to the proposed development is very small in comparison
to the water volume in Wildcat Creek on a 1% flood event. The result was a net no rise
condition to the Wildcat Creek floodplain. City Staff has reviewed and accepts the
engineering report for impacts to Wildcat Creek.”
4. CIRCULATION: Public Access. The proposed internal circulation plan provides for safe,
convenient and efficient movement of goods, motorists, bicyclists, and pedestrians, and reduces
conflicts between motorists and pedestrians. Internal access to Lot 2 is over Lot 1. A permanent
accessway over Lot 1 was created between Home Depot and the original developer of the PUD.
Access to Lot 1 is from a curb cut off the frontage road.
A concrete sidewalk exists along the east side of the frontage road and a new concrete sidewalk
on Lot 2 will connect the public sidewalk and extend to the front door of the PetSmart store.
Bike racks are provided on the front entrance sidewalk area at eh southwest corner of the
building.
Traffic. A Trip Generation Comparison, dated February 27, 2013 (application document
attached) was prepared for the applicant by Kaw Valley Engineering, who prepared the original
traffic analysis in 2002, with the PUD rezoning. The traffic generation for a PetSmart was
compared to the original analysis, which considered a drive-in restaurant on Lot 2. The
consultant’s results show the PetSmart generating fewer peak hour trips than a fast food
restaurant..
A memo (attached) dated May 14, 2013, from Peter Clark, P.E. PTOE, Civil Design Engineer,
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May 23, 2013
Manhattan Public Works Department, states,
“The traffic impact analysis indicates a reduction in trips from the original development. This
reduction will reduce the development's total projected traffic impact on the adjacent roadways.
Staff accepts this analysis without exception.”
Off-Street Parking.
There are 60 off-street parking spaces proposed for the free standing retail store based on one
off-street parking space per 250 square feet of floor area. The minimum number of required
spaces is 49 parking spaces. Proposed off-street parking is adequate for the retail use.
5. OPEN SPACE/LANDSCAPED AND COMMON AREA: The development site will be
composed of professional landscaped space and natural areas.
6. CHARACTER OF THE NEIGHBORHOOD: The neighborhood is characterized by
highway commercial development along the east side of Seth Child Road from the Seth Child
Road/Wildcat Creek overpass to the Town West Shopping Center, which is immediately north of
the site. Along the east side of Seth Child Road, commercial development extends eastward
from Seth Child Road to the Linear Park Trail. A veterinary out-patient clinic is to the
immediate south. Further south is the Riley County Law Enforcement Center. The area to the
west of Seth Child Road is a shopping center.
MATTERS TO BE CONSIDERED WHEN REZONING
1. EXISTING USE: The site is a vacant undeveloped tract of land within the approved PUD,
subject to requirements of Ordinance No. 6263.
2. PHYSICAL AND ENVIRONMENTAL CHARACTERISTICS: The site is east of and
adjacent to the Seth Child Road frontage road. The existing site slopes to the east southeast and
drains to a large and deep natural ravine along the southern edge of Lot 2, which provides
drainage to Wildcat Creek from Lot 2, and areas to the west. There are large mature deciduous
trees along and within the ravine. Portions of Lot 2 are in the adopted 1% annual chance flood
plain with lesser amounts in the 0.2% annual chance floor plains, and in proposed 1% Future
Conditions flood plain and 1% flood plain. There is no Floodway existing or proposed on Lot 2.
3. SURROUNDING LAND USE AND ZONING:
(a.) NORTH: Home Depot, strip shopping center, bank, real estate, business and professional
offices, public utility; PUD, I-3, Light Industrial District, and, C-2, Neighborhood Shopping
District.
(b.) SOUTH: Veterinary out-patient clinic, and Riley County Law Enforcement Center: C-5
and R Districts.
(c.) EAST: Linear Trail, undeveloped single-family, 100 Year Flood Plain, Wildcat Creek; R
District.
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May 23, 2013
(d.) WEST: Seth Child Road, shopping center; PUD.
4. CHARACTER OF THE NEIGHBORHOOD: See No. 6 above, CHARACTER OF THE
NEIGHBORHOOD.
5. SUITABILITY OF SITE FOR USES UNDER CURRENT ZONING: The PUD allows
all of the permitted and conditional uses of the C-2 District, subject to approval of an amendment
of the PUD, Condition No. 4, Ordinance No. 6263.
6. COMPATIBILITY OF PROPOSED DISTRICT WITH NEARBY PROPERTIES AND
EXTENT TO WHICH IT MAY HAVE DETRIMENTAL AFFECTS: The proposed
commercial development of the site is consistent with the commercial nature of the area along
the east and west sides of Seth Child Road. Increases in light, noise and traffic should be
expected, because the site is currently undeveloped, but should not adversely affect adjoining
commercial properties to the north and south and a municipal facility (Riley County Law
Enforcement Center) to the south at the dead-end of the frontage road.
7. CONFORMANCE WITH COMPREHENSIVE PLAN: In 2002 the entire PUD,
including Lot 2, was found to conform with the Land Use Element of the Comprehensive Plan in
effect. The area in which the PUD was located was designated as GC, General Commercial. The
GC category related to commercial businesses serving the entire community and frequently
located along major highways.
The current Comprehensive Plan was adopted April 2003. The Future Land Use Map for the
Southwest Planning Area of the Manhattan Urban Area Comprehensive Plan shows Lot 2 as
Community Commercial (CC). Policies of the CC category include:
COMMUNITY COMMERCIAL (CC)
CC 1: Characteristics
Community Commercial Centers provide a mix of retail and commercial services in a
concentrated and unified setting that serves the local community and may also provide a limited
draw for the surrounding region. These centers are typically anchored by a larger national
chain, between 120,000 and 250,000 square feet, which may provide sales of a variety of general
merchandise, grocery, apparel, appliances, hardware, lumber, and other household goods.
Centers may also be anchored by smaller uses, such as a grocery store, and may include a
variety of smaller, complementary uses, such as restaurants, specialty stores (such as books,
furniture, computers, audio, office supplies, or clothing stores), professional offices and health
services. The concentrated, unified design of a community commercial center allows it to meet a
variety of community needs in a “one-stop shop” setting, minimizing the need for multiple
vehicle trips to various commercial areas around the community. Although some single use
highway-oriented commercial activities will continue to occur in some areas, this pattern of
development is generally not encouraged.
CC 2: Location
Page 7
May 23, 2013
Community Commercial Centers should be located at the intersection of one or more major
arterial streets. They may be located adjacent to urban residential neighborhoods and may occur
along major highway corridors as existing uses become obsolete and are phased out and
redeveloped over time. Large footprint retail buildings (often known as “big-box” stores) shall
only be permitted in areas of the City where adequate access and services can be provided.
CC 3: Size
Typically require a site of between 10 and 30 acres.
CC 4: Unified Site Design
A unified site layout and design character (buildings, landscaping, signage, pedestrian and
vehicular circulation) shall be required and established for the center to guide current and
future phases of development. Building and site design should be used to create visual interest
and establish a more pedestrian-oriented scale for the center and between out lots.
CC 5: Architectural Character
Community Commercial Centers shall be required to meet a basic level of architectural
detailing, compatibility of scale with surrounding areas, pedestrian and bicycle access, and
mitigation of negative visual impacts such as large building walls, parking areas, and service
and loading areas. While these requirements apply to all community commercial development,
they are particularly important to consider for larger footprint retail buildings, or “big-box”
stores. A basic level of architectural detailing shall include, but not be limited to, the following:
• Façade and exterior wall plane projections or recesses;
• Arcades, display windows, entry areas, awnings, or other features along facades facing
public streets;
• Building facades with a variety of detail features (materials, colors, and patterns); and
• High quality building materials.
CC 6: Organization of Uses
Community commercial services should be concentrated and contained within planned activity
centers, or nodes, throughout the community. Within each activity center or node,
complementary uses should be clustered within walking distance of each other to facilitate
efficient, “one-stop shopping”, and minimize the need to drive between multiple areas of the
center. Large footprint retail buildings, or “big-box” stores should be incorporated as part of an
activity center or node along with complementary uses. Isolated single store developments are
strongly discouraged.
CC 7: Parking Design and Layout
Uninterrupted expanses of parking should be avoided. Parking areas should be broken into
smaller blocks divided by landscaping and pedestrian walkways. Parking areas should be
distributed between the front and sides of buildings, or front and rear, rather than solely in front
of buildings to the extent possible.
CC 8: Circulation and Access
Clear, direct pedestrian connections should be provided through parking areas to building
entrances and to surrounding neighborhoods or streets. Integrate main entrances or driveways
Page 8
May 23, 2013
with the surrounding street network to provide clear connections between uses….
While part of Lot 2 is in the 100 Year Flood Plain and Future 1% Conditions Annual Chance
Floodplain, no part of Lot 2 is in the Floodway, an area set aside as an Environmentally Sensitive
Area. The Comprehensive Plan does not indicate any portion of the site is in an Environmentally
Sensitive Area.
Lot 2 was part of the original entire rezoning site and found to conform to the Comprehensive
Plan and policies of the City in effect in 2002. The proposed amendment of Lot 2 conforms with
the current Comprehensive Plan effective April 2003.
8. ZONING HISTORY AND LENGTH OF TIME VACANT AS ZONED: Lot 2 has
remained vacant since approval of the PUD and filing of the Final Plat in 2002.
February 20, 1968
Annexation.
1968-1969
E, Light Industrial District.
1969-2002
R District (unplatted portion of the site).
1978-2002
C-5 District (platted portion of the site).
December 6, 1982
Preliminary Plat approved by Manhattan Urban Area Planning Board.
June 6, 1983
Final Plat of Johns No. 1 Addition, Lots 1-8, approved by Manhattan
Urban Area Planning Board.
March 4, 2002
Manhattan Urban Area Planning Board conducts a public hearing to
consider the rezoning for a Home Depot from C-5, Highway Service
Commercial District, and R, Single-Family Residential District, to
Commercial Planned Unit Development. The Board tables the public
hearing to the April 1, 2002, Planning Board meeting for architectural
changes to the building.
April 1, 2002
Manhattan Urban Area Planning Board conducts a public hearing and
recommends approval of the rezoning 6-0.
April 16, 2002
City Commission approves first reading of an ordinance rezoning the 20.4
tract of land to PUD, Commercial Planned Unit Development for a Home
Depot.
May 7, 2002
City Commission approves Ordinance No. 6263, rezoning the 20.4 tract of
land to PUD, Commercial Planned Unit Development for a Home Depot.
May 20, 2002
Manhattan Urban Area Planning Board approves Final Development Plan
& Final Plat Manhattan Plaza.
Page 9
May 23, 2013
May 21, 2002
City Commission accepts easements and rights-of-way as shown on the
Final Plat of Manhattan Plaza.
9. CONSISTENCY WITH INTENT AND PURPOSE OF THE ZONING ORDINANCE:
The Manhattan Zoning Regulations are intended to divide the City into zones and districts; to
regulate the use of land within those districts; restrict the use of buildings and land to agriculture,
dwelling, business, industry, and other purposes; to promote the health, safety, morals, comfort
and general welfare; to serve and protect property values throughout the City; and, establish land
use regulations, control density, conserve natural resources, and the use of land within flood
plains. The proposed amendment is generally consistent with the intent and purpose of the
Manhattan Zoning Regulations and approved PUD.
The PUD will provide for a convenient commercial location along a major highway, consistent
with the Comprehensive Plan. The site will provide shopping facilities accessed from a major
street. The PUD is generally consistent with the Purpose and Objectives of the PUD
Regulations.
Flood Plain Development permits and building permit are required prior to issuance of a building
permit for construction. The volume and height of fill to elevate the building will likely require
approval by the Kansas Division of Water Resources.
10. RELATIVE GAIN TO THE PUBLIC HEALTH, SAFETY AND WELFARE THAT
DENIAL OF THE REQUEST WOULD ACCOMPLISH, COMPARED WITH THE
HARDSHIP IMPOSED UPON THE INDIVIDUAL OWNER: There appears to be no
relative gain to the public health, safety and welfare that denial of the request would accomplish.
The applicant and owner have invested significant time in preparing the amendment to meet the
needs of the City’s policies. The applicant has submitted drainage and traffic analysis, which
show minimal impact on Wildcat Creek flood plain and traffic generation. Therefore, it may be a
hardship upon the owner, if the amendment is denied.
11. ADEQUACY OF PUBLIC FACILITIES AND SERVICES: Adequate public utilities
and facilities are available to serve Lot 2.
12. OTHER APPLICABLE FACTORS: There are no other applicable factors.
13. STAFF COMMENTS AND RECOMMENDATION:
City Administration recommends approval of the amendment and the Final Development Plan of
Lot 2, Manhattan Plaza Commercial Planned Unit Development for a proposed PetSmart store,
with the following conditions:
1.
2.
3.
Landscaping and irrigation shall be provided pursuant to a Landscaping Performance
Agreement between the City and the owner, which shall be entered into prior to issuance
of a building permit.
All landscaping and irrigation shall be maintained in good condition.
Signs shall be provided as proposed in the application documents, and Exempt signs to
allow to those types of signs described in Article VI, Section 6-104 (A)(1),(2),(4),(5),
Page 10
May 23, 2013
and (7); and, Section 6-104 (B)(2) and B(5).
ALTERNATIVES:
1. Recommend approval of the proposed amendment and the Final Development Plan of Lot 2,
Manhattan Plaza Commercial Planned Unit Development, stating the basis for such
recommendation, with the conditions listed in the Staff Report.
2. Recommend approval of the proposed amendment of amendment and the Final Development
Plan of Lot 2, Manhattan Plaza Commercial Planned Unit Development, and modify the
conditions, and any other portions of the proposed PUD, to meet the needs of the community
as perceived by the Manhattan Urban Area Planning Board, stating the basis for such
recommendation, and indicating the conditions of approval.
3. Recommend denial of the proposed amendment, stating the specific reasons for denial.
4. Table the proposed amendment to a specific date, for specifically stated reasons.
POSSIBLE MOTION:
The Manhattan Urban Area Planning Board recommends approval of the proposed amendment
and the Final Development Plan of Lot 2, Manhattan Plaza Commercial Planned Unit
Development, based on the findings in the Staff Report, with the three conditions recommended
by City Administration.
PREPARED BY: Steve Zilkie, AICP, Senior Planner
DATE: May 16, 2013
13041
INTER-OFFICE MEMORANDUM
DATE:
May 14, 2013
TO:
Steve Zilkie, AICP, Senior Planner
FROM:
Peter Clark, P.E., PTOE, Civil Design Engineer; Shane Swope, P.E., Stormwater
Engineer
RE:
Petsmart - Revised Manhattan Plaza Development
The Engineering Division of Public Works has had the opportunity to review the traffic impact
study performed by Kaw Valley Engineering and drainage study performed by Davidson
Engineering for the proposed Petsmart retail development in the revised Manhattan Plaza
development, east of the K-113 Frontage Road and south of Southwind Road. Below are
comments to be addressed by the developer and their engineers:
Traffic Impact Study
• The traffic impact analysis indicates a reduction in trips from the original development.
This reduction will reduce the development's total projected traffic impact on the adjacent
roadways. Staff accepts this analysis without exception.
Drainage Study
• Davidson Architecture and Engineering prepared an engineering study on April 5, 2013
to analyze the floodplain impact of the proposed development for the Petsmart Store. A
portion of the proposed building footprint is in the ultimate 1% storm event floodplain
map.
Davidson Engineering performed a hydraulic analysis to determine if the proposed
development will create a rise in the water surface elevation on Wildcat Creek. A model
was created using the hydrologic conditions for the proposed development. The model
demonstrated no rise in the water surface elevation on Wildcat Creek. The net increase
in surface runoff volume from to the proposed development is very small in comparison
to the water volume in Wildcat Creek on a 1% flood event. The result was a net no rise
condition to the Wildcat Creek floodplain. City Staff has reviewed and accepts the
engineering report for impacts to Wildcat Creek.
PWC/SS/13052
ORDINANCE NO. 6263
AN ORDINANCE REZONING A TRACT OF LAND IN THE CITY OF MANHATTAN,
KANSAS, AND AMENDING THE ZONING MAP ACCORDINGLY.
FROM: C-5, Highway Service Commercial District, and R, Single-Family Residential
District
TO: PUD, Commercial Planned Unit Development District
WHEREAS, the Manhattan Urban Area Planning Board, (“MUAPB”) of the City of Manhattan,
Kansas, at a public hearing held on the 4th day of March, 2002, and continued on the 1st day of
April, 2002, after notice therefore as provided by the Manhattan Zoning Regulations, considered
an application for the establishment of a Planned Unit Development District upon the real estate
hereinafter described; and,
WHEREAS, the MUAPB and the Governing Body have considered and/or addressed all matters
set forth within Sections 9-104 and 15-403 of the Manhattan Zoning Regulations and have found
that the approval of the proposed amendment, subject to the restrictions, conditions, or
limitations set forth hereinafter, is consistent with such provisions; and,
WHEREAS, the MUAPB has recommended approval of the proposed amendment.
NOW THEREFORE BE IT ORDAINED BY THE GOVERNING BODY OF THE CITY
OF MANHATTAN, KANSAS:
Section 1.
The tract of land (“Property”) subject to the rezoning contained hereinafter, is
described as follows: Generally located east of the intersection of Seth Child
Road and Shuss Road, consisting of the proposed Home Depot lot and an outlot.
More specifically: see Exhibit A.
Section 2.
That the Property is hereby rezoned from C-5, Highway Service Commercial
District, and R, Single-Family Residential District, to PUD, Commercial Planned
Unit Development District, in the City of Manhattan, Kansas, and the official
Zoning District Map is hereby amended accordingly.
Section 3.
There is hereby incorporated by reference, and adopted and enforceable, where
applicable, as a part hereof, all drawings and documents submitted as a part of the
application, as such drawings and documents have been revised with the approval
of the MUAPB as a part of the Final Development Plan. No such drawing or
document shall be deemed applicable, to the extent it is inconsistent or in conflict
with the provisions of this Ordinance. All such documents shall be maintained
along with the application for the establishment of the planned unit development
district on file in the zoning administrator’s office.
Section 4.
The Property is subject to the following restrictions, conditions or limitations, and
such restrictions, conditions or limitations shall supersede any portion of the
application in conflict therewith:
1. Landscaping and irrigation shall be provided pursuant to a Landscaping
Performance Agreement between the City and the owner, which shall be
entered into prior to issuance of a building permit.
2. All landscaping and irrigation shall be maintained in good condition.
3. All necessary permits shall be obtained, prior to the issuance of a building
permit.
4. Prior to the development of proposed Lot 2, an amendment of the PUD shall
be submitted and will need to be approved, prior to issuing any necessary
permits.
5. Permitted uses shall include: a Home Depot and outdoor garden center on Lot
1, and all the permitted and conditional uses of the C-2, Neighborhood
Shopping District, on Lot 2.
6. Except as noted herein, signs shall be provided as proposed in the revised
application documents, and shall allow for exempt signage described in
Article VI, Section 6-104 (A)(1), (2), (4), (7) and (8); and Section 6-104 (B)
(2); and, Section 6-104 (D) (1), of the Manhattan Zoning Regulations. The
pole sign shall be architecturally enclosed in a manner similar to the pole sign
at the adjacent Town West Shopping Center PUD.
7. Outdoor sales display shall be limited to those designated areas: adjacent to
the garden sales, in front of the store, and in the southeast part of the off-street
parking lot, as shown on the revised Preliminary Plan documents.
8. Outdoor seasonal garden sales (located outside of the permanent fenced
garden center) shall be limited to a period from March 1st to Labor Day
weekend of each year and shall be limited to the area designated on the
revised Preliminary Plan documents.
9. Outdoor sales display in front of the building shall be allowed year round, and
may include food vendors as a part of a promotional event.
Section 5.
The Final Development Plan, and all provisions of the application which are
consistent with and in compliance with the Final Development Plan, as approved
by the MUAPB, and all restrictions, conditions or limitations imposed hereby,
however recorded, shall be considered to be covenants upon the Property and
shall run in favor of the City and shall be enforceable in law or in equity by the
City, without limitation on any power or regulation otherwise granted to the City
by law.
Section 6.
All owners, occupants and persons in charge of the Property shall comply with all
applicable provisions of the Manhattan Zoning Regulations as well as all
provisions of the application, the Final Development Plan and all restrictions,
conditions or limitations imposed by this Ordinance. Any violation of the
Ordinance shall be deemed a violation of the Manhattan Zoning Regulations.
Permitted Uses C-2, Neighborhood Shopping District
4-202.
C-2. Neighborhood Shopping District. This district is designed to provide a broad
range of retail shopping facilities and services located to serve one or more
residential areas.
(A)
Permitted Uses.
(1)
Air conditioning, heating and plumbing sales.
(2)
Antique shops.
(3)
Apparel stores.
(4)
Appliance sales.
(5)
Automobile service stations.
(6)
Automobile accessory stores.
(7)
Banks and financial institutions, including drive-in type.
(8)
Barber shops.
(9)
Beauty shops.
(10) Blueprinting, desktop publishing, and photocopying establishments.
(11) Brew pubs.
(12) Book stores.
(13) Business and professional offices.
(14) Camera and photographic supply stores.
(15) Carpet and rug stores.
(16) China and glassware stores.
(17) Churches, chapels, temples and synagogues.
(18) Convenience stores.
(19) Department stores.
(20) Drug stores.
(21) Electronics stores.
(22) Florists shops.
(23) Food stores.
(24) Fraternal and service clubs.
(25) Furniture stores.
(26) Furniture upholstering.
(27) Furrier shops.
(28) Garden stores.
(29) Gift shops.
(30) Governmental buildings.
(31) Hardware stores.
(32) Health and fitness clubs.
(33) Hobby shops.
(34) Interior decorating shops.
(35) Jewelry stores.
(36) Laundry establishments.
(37) Leather goods and luggage stores.
(38) Music stores.
(39) Optical sales.
(40) Package liquor stores.
(41) Paint and wallpaper stores.
(42) Pet grooming shops.
(43) Pet stores.
(44) Photography and art studios.
(45) Private vocational-technical institutions.
(46) Radio and television broadcasting stations.
(47) Recording studios.
(48) Restaurants, no drive-in type.
(49) Shoe repair shops.
(50) Sporting goods stores.
(51) Tailors.
(52) Theaters, indoor only.
(53) Travel bureaus and transportation ticket offices.
(54) Variety stores.
(55) Veterinary Out-Patient Clinic.
Manhattan Zoning Regulations
Exempt Signage
6-104.
Exemptions.
(A)
The following signs shall be exempt from the requirements of this Article,
except Section 6-106:
(1)
Flags or emblems of a government or a political, civic, philanthropic,
educational or religious organization, displayed on private property.
(2)
Signs of a duly constituted governmental body, including traffic or
similar regulatory devices, legal notices, warnings at railroad crossings,
and other instructional or regulatory signs having to do with health,
hazards, parking, swimming, dumping, etc.
(3)
Memorial signs and tablets displayed on private property.
(4)
Address numerals and other signs required to be maintained by law or
governmental order, rule, or regulation, provided that the content and
size of the signs do not exceed the requirements of such law, order, rule
or regulation.
(5)
Small permanent signs, not exceeding five (5) square feet each in area,
displayed on private property for the convenience of the public, limited
to signs to identify entrance and exit drives, parking areas, one-way
drives, restrooms, freight entrances, accepted credit cards, self serve
pumps, automatic teller machines, teller or drive-up windows, and
similar informational signs, provided no more than thirty (30) percent of
the surface area is devoted to a business name or logo, and provided
they are located so as not to cause traffic hazards.
(6)
Scoreboards with no advertising in athletic stadiums.
(7)
Holiday lights, signs and decorations, provided they are on display on a
temporary basis during the appropriate season.
(8)
Signs existing as of January 1, 1992, which are located in the C-4
Central Business District and which are either public service
information signs for time and temperature or a historic landmark
designated by the Historic District Review Board. Any modification,
alteration or change of such signs other than ordinary repair and
maintenance shall require that the entire sign comply with this Article.
(9)
(B)
Letters, logos and/or graphics no more than six (6) inches in height and
consisting of no more than one (1) line, provided they are located on the
bottom six (6) inches of an awning.
The following signs are exempt from the requirements of Section 6-101, but
shall comply with all of the other regulations imposed by this Article:
(1)
Nameplate signs not exceeding two (2) square feet in gross surface area
accessory to a single-family or two-family dwelling.
(2)
Temporary Real Estate or Construction signs in all districts, provided:
the sign(s) is located on the zoning lot that is being offered for lease or
sale or is being built upon; that no more than one (1) sign per firm shall
be permitted; and that the sign(s) shall be removed upon the lease or
sale of the property, or the completion of construction, whichever is
applicable.
(3)
Temporary Sales Aids, as defined herein, provided they are displayed
on private property for no more than 30 consecutive days and are
maintained in good condition.
(4)
In addition to other permitted signage, the display on private property of
three (3) or less banner signs per business in the C-1, C-2, C-3, C-5,
C-6, LM-SC, I-2, and I-3 Districts.
(5)
Political or campaign signs. Such signs shall also be exempt from the
District Regulations in PART 2.
Lot 2
10.April.2013
City of Manhattan, Kansas
Community Development Department
Steven Zilkie, AICP, Senior Planner
Re:
PetSmart – Amendment to Existing PUD
Pad Site Development
Lot 2, Manhattan Plaza
Steve,
Per Article IX, Planned Unit Development Districts, Section 9-108 (B)(1-3), please find below the
topics described in the Article with their corresponding response for the Amendment of the PUD
to allow the PetSmart pad site development to move forward.
1. Whether the proposed amendment is consistent with the intent and purpose of the
approved PUD, and will promote the efficient development and preservation of the entire
PUD.
The proposed pad site development for PetSmart is retail in nature and aligns with the
entire PUD, which includes the existing Home Depot to the north. Commercial
development on this site was intended with the existing PUD, so the proposed use is
consistent with the development character of the district.
2. Whether the proposed amendment is made necessary because of changed or changing
conditions in or around the PUD, and the nature of such conditions.
The proposed pad site development for PetSmart has a smaller developed area and
footprint compared to existing documents for Lot 2, Manhattan Plaza. Previously
assumed uses suggested for the original PUD included retail and restaurant use, so the
amendment is moving forward to clean up approved documents related to this PUD.
3. Whether the proposed amendment will result in a relative gain to the public health,
safety, convenience or general welfare, and it not granted solely to confer a special
benefit upon any person.
The proposed pad site development of PetSmart completes the development within the
existing PUD area. The project minimizes the developed area on Lot 2 and utilizes
existing infrastructure and vehicular access to the site. Additionally, there is not a
PetSmart in Manhattan, so we are excited to provide a new retailer to the community.
Per Article XV, Section 15-403 (A)(1-13), please find below the topics described in the Article
with their corresponding response for the Amendment of the PUD to allow the PetSmart pad site
development to move forward.
1. The existing use of the property.
The site is currently vacant.
2. The physical and environmental characteristics of the property.
The existing site is vegetated, with existing utilities found around the property. The site
has a consistent slope running from the northwest to the southeast. There is an existing
drainage channel that runs along the south property line, which will be maintained.
3. The zoning and land uses of nearby properties.
Surrounding properties all have commercial designation zoning. The Home Depot sits
directly north of this site. The Riley County Police Department is south of the proposed
development. A retail center with Target as the anchor is directly west of the PetSmart,
across Seth Child Road. To the east, it is vacant vegetated land.
4. The suitability of the subject property for the land uses to which it is restricted under
current zoning.
The proposed PetSmart aligns with the current zoning on this site.
5. The character of the neighborhood.
As described, the character of the neighborhood is commercial in nature.
6. The compatibility of the proposed zoning district with nearby properties and the extent to
which it may detrimentally affect those properties.
As we are amending a commercial PUD for the Home Depot development, the retail
nature of PetSmart fits with the existing PUD overlay on this property.
7. The conformance of the requested change to the adopted Comprehensive Plan for the
City of Manhattan.
The provided documents and use meet the conformance of the Comprehensive Plan.
8. The zoning history of the subject property and the length of time is has remained vacant
as zoned.
The original PUD for this site was brought forward and approved in 2002, at which time
both zoning and PUD were approved.
9. Whether the proposed district would be consistent with the intent and purpose of these
regulations.
The proposed pad site development is consistent with the regulations and intent for this
site.
10. The relative gain to the public health, safety and welfare that a denial of the proposed
amendment would accomplish, compared with the hardship imposed upon the individual
owner that would result from such denial.
A denial would retain green space on this site. A denial would result in a national retailer
not moving into Manhattan to provide pet supplies and services to the residents.
11. Whether adequate sewer and water facilities, streets and other needed public services
exist, or can be provided to serve the uses that would be permitted by the proposed
zoning district.
All utility services are available for connection to this pad site development for PetSmart.
While there is a public street to the west of this site, PetSmart will utilize the existing curb
cut within the Home Depot parking lot for all traffic to and from the site.
12. The recommendations of permanent or professional staff.
13. Such additional matters as may apply in individual circumstances.
We have provided a letter from Kaw Valley related to the traffic impact of this site on the
existing Home Depot drive. The original traffic study assumed fast food restaurants on
this site; the result being this proposed development generates less traffic than the curb
cut was designed for in 2002.
If there are any additional documents or information needed for the PUD Amendment for
PetSmart on Lot 2, Manhattan Plaza, please feel free to contact our office.
Sincerely,
Christopher L. Hafner, AIA
Partner
April 5, 2013
Chad Bunger, AICP, CFM
Planner II, Community Development
City of Manhattan, Kansas
1101 Poyntz Avenue
Manhattan, KS 66502
WILDCAT CREEK ANALYSIS
Mr. Bunger,
Executive Summary:
Wildcat Creek was analyzed for negative impacts resulting from the addition of the Petsmart
development. The existing (pre-development) and proposed (fully developed) sites were
compared to determine the amount of flow added to the creek, resulting from the added
pavement & building areas. The increased amount of discharge was then added to a model of
Wildcat Creek to identify any rise/drop in flood elevation. It was determined, because the site
doesn’t discharge directly to Wildcat Creek (discharge is to a smaller, unnamed creek upstream
from Wildcat Creek) & the amount of additional flow caused by the development is minimal
(approx. 5.51 cfs during the 100-yr flood event), there is no significant effect to the flood
elevation along Wildcat Creek.
Discussion:
Wildcat Creek has been analyzed for impacts to existing and ultimate (City Fully Developed)
100-yr study conditions provided by the City as a result of the proposed improvements to Lot 2,
Manhattan Plaza, located adjacent to the South line of the existing Home Depot property at 605
South Seth Child Road. The proposed 2.54 acre development consists of a 12,157 s.f.
commercial retail building with associated parking & utility improvements, resulting in a net
increase of impervious area of approximately 0.96 acres from the existing undeveloped state.
The site was first analyzed within HEC-HMS to determine the increase in site runoff rates.
Existing and proposed conditions CN & lag Time values used were; 75.5 & 5.72min. and 86.21
& 3.0min., respectively, with a 24-hr, SCS Type II storm of 7.45” depth. With the increase of
impervious area and decrease in lag time, the peak site runoff rate increases during the 100-yr
storm event by 5.51cfs as shown in Table 1, below.
With the determined increased rate, the city-provided HEC-RAS existing & ultimate models
were run with & without the added flow to determine any impact to the water surface elevation of
Wildcat Creek. The first run of each model was in an ‘as-provided’ state, where no modifications
were made from the provided data to get a base set of results. The second run of each model
left flow rates as provided from the City, but added a cross section at the location of the
proposed development. The last run of each model included the added cross section and added
flow rate from the HEC-HMS output. Results were gathered and are summed in Table 2 below.
As expected, due to the minimal addition of flow, location of discharge being within a tributary to
the main creek & site fill being within ineffective flow area to the main channel, there is no
significant effect to either model provided. The 100-yr water surface elevations are shown on
the attached “Wildcat Creek 100Yr WSE” exhibit and in the cross-section output images below.
Tabular results can be found on the attached “Results Tables”.
Please feel free to call or email to discuss this letter further,
Brenton P. Sells, PE
Davidson Architecture & Engineering, LLC
11301 Strang Line Rd.
Lenexa, KS 66215
p: (913) 451-9390
f: (913) 451-9391
brent@davidsonae.com
Existing
Site
2.54
75.5
Proposed
Site
2.54
86.2
5.72
16.37
3.00
21.88
Total Runoff (ac-ft)
0.97
Table 1 – HEC-HMS Input/Output
1.23
Area (acres)
CN
Lag (minutes)
Peak Discharge (cfs)
City Existing (Baseline)
Sta. 16+541.1
Sta. 16+666.32
Flowrate
(cfs)
16135
n/a
Water
Surface
Elevation
(ft)
1026.85
n/a
City Existing + Added Section
Sta. 17+162.2
Sta. 16+541.1
Sta. 16+666.32
16173
16135
16173
1026.64
1026.85
1026.74
Sta. 17+162.2
16173
Sta. 16+541.1
16137
Sta. 16+666.32 16178.51
1026.64
1026.85
1026.74
Sta. 17+162.2 16178.51
Sta. 16+541.1
21787
Sta. 16+666.32
n/a
1026.65
1032.31
n/a
City Ultimate + Added Section
Sta. 17+162.2
Sta. 16+541.1
Sta. 16+666.32
1032.25
1032.35
1032.25
City Ultimate + Added Section
& Flow
Sta. 17+162.2
21851
Sta. 16+541.1
21787
Sta. 16+666.32 21856.51
1032.25
1032.36
1032.25
Sta. 17+162.2 21856.51
1032.25
City Existing + Added Section
& Flow
City Proposed (Baseline)
21851
21787
21851
Table 2 – HEC-RAS Output
(Sta. 16+666.32 is the added cross section within the model, therefore, no results for this station
are given within the baseline models)
City - Existing
Wildcat Creek - City
Plan: Plan 02
.1
1160
.
0
4
4/5/2013
.1
Legend
EG P100yr
WS P100yr
1140
Ground
Ineff
Bank Sta
1120
1100
(ft)
1080
1060
1040
1020
1000
980
7000
8000
9000
10000
(ft)
11000
12000
City - Existing
Wildcat Creek - City
.1
1160
Plan: Plan 02
.
0
4
4/5/2013
.1
.02
Legend
EG P100yr
WS P100yr
1140
Ground
Ineff
Bank Sta
1120
(ft)
1100
1080
1060
1040
1020
1000
7000
8000
9000
10000
(ft)
11000
12000
13000
City - Existing with PetSmart Cross-Section
Wildcat Creek New Section without PM
.1
1160
.
0
4
Plan: Plan 03
.1
4/5/2013
.02
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
(ft)
1100
1080
1060
1040
1020
1000
7000
8000
9000
10000
(ft)
11000
12000
13000
City - Existing with PetSmart Cross-Section
Wildcat Creek New Section without PM
Plan: Plan 03
Added PetSmart Cross-Section
.1
1050
.04
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
Ground
Ineff
1040
Bank Sta
(ft)
1030
1020
1010
1000
0
500
1000
(ft)
1500
2000
City - Existing with PetSmart Cross-Section
Wildcat Creek New Section without PM
.1
1160
Plan: Plan 03
.
0
4
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
1100
(ft)
1080
1060
1040
1020
1000
980
7000
8000
9000
10000
(ft)
11000
12000
City - Existing with PetSmart Cross-Section & Flows
Wildcat Creek New Section with PM
.1
1160
.
0
4
Plan: Plan 02
.1
4/5/2013
.02
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
(ft)
1100
1080
1060
1040
1020
1000
7000
8000
9000
10000
(ft)
11000
12000
13000
City - Existing with PetSmart Cross-Section & Flows
Wildcat Creek New Section with PM
Plan: Plan 02
Added PetSmart Cross-Section
.1
1050
.04
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
Ground
Ineff
1040
Bank Sta
(ft)
1030
1020
1010
1000
0
500
1000
(ft)
1500
2000
City - Existing with PetSmart Cross-Section & Flows
Wildcat Creek New Section with PM
.1
1160
Plan: Plan 02
.
0
4
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
1100
(ft)
1080
1060
1040
1020
1000
980
7000
8000
9000
10000
(ft)
11000
12000
City - Ultimate
Wildcat Creek - City
Plan: Plan 02
.1
1160
.
0
4
4/5/2013
.1
Legend
EG P100yr
WS P100yr
1140
Ground
Ineff
Bank Sta
1120
1100
(ft)
1080
1060
1040
1020
1000
980
7000
8000
9000
10000
(ft)
11000
12000
City - Ultimate
Wildcat Creek - City
.1
1160
Plan: Plan 02
.
0
4
4/5/2013
.1
.02
Legend
EG P100yr
WS P100yr
1140
Ground
Ineff
Bank Sta
1120
(ft)
1100
1080
1060
1040
1020
1000
7000
8000
9000
10000
(ft)
11000
12000
13000
City - Ultimate with PetSmart Cross-Section
Wildcat Creek New Section without PM
.1
1160
.
0
4
Plan: Plan 03
.1
4/5/2013
.02
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
(ft)
1100
1080
1060
1040
1020
1000
7000
8000
9000
10000
(ft)
11000
12000
13000
City - Ultimate with PetSmart Cross-Section
Wildcat Creek New Section without PM
Plan: Plan 03
Added PetSmart Cross-Section
.1
1050
.04
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
Ground
Ineff
1040
Bank Sta
(ft)
1030
1020
1010
1000
0
500
1000
(ft)
1500
2000
City - Ultimate with PetSmart Cross-Section
Wildcat Creek New Section without PM
.1
1160
Plan: Plan 03
.
0
4
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
1100
(ft)
1080
1060
1040
1020
1000
980
7000
8000
9000
10000
(ft)
11000
12000
City - Ultimate with PetSmart Cross-Section & Flows
Wildcat Creek New Section with PM
.1
1160
.
0
4
Plan: Plan 02
.1
4/5/2013
.02
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
(ft)
1100
1080
1060
1040
1020
1000
7000
8000
9000
10000
(ft)
11000
12000
13000
City - Ultimate with PetSmart Cross-Section & Flows
Wildcat Creek New Section with PM
Plan: Plan 02
Added PetSmart Cross-Section
.1
1050
.04
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
Ground
Ineff
1040
Bank Sta
(ft)
1030
1020
1010
1000
0
500
1000
(ft)
1500
2000
City - Ultimate with PetSmart Cross-Section & Flows
Wildcat Creek New Section with PM
.1
1160
Plan: Plan 02
.
0
4
4/5/2013
.1
Legend
EG Ex100yr
WS Ex100yr
1140
Ground
Ineff
Bank Sta
1120
1100
(ft)
1080
1060
1040
1020
1000
980
7000
8000
9000
10000
(ft)
11000
12000
Title Sheet
90'-7"
"
32'-6"
0"
26'-0"
"
12'-0"
0"
5'R2
R3
'-0
"
R3
'-0
"
"
-0
'
R8
100'-0"
8'-6", typ.
30'-1"
8'-6" 8'-0" 8'-6"
94'-0"
37'-0"
81'-0"
14'-8"
76'-6"
11'-8"
"
'-0
0
R1
"
8'-6" 5'-0" 8'-6"
R3
'-0
"
'-0
R3
R2
5'-0
"
'-0"
R4
R3
'-0
"
35'-0"
110'-6"
25'-4"
18'-6"
45'-6"
64'-0"
181'-0"
Site Plan
5'-0"
"
'R3
18'-6"
30'-0"
26'-0"
18'-6"
0"
'R3
'-0
18'-6"
0
R1
30'-0"
116'-0"
R8
'-0
39'-8"
-0
0'
R2
17'-10"
93'-6"
"
'-0
0
R2
Grading & Erosion
Control Plan
Storm Sewer Plan
protect as many trees
as possible during
demolition/construction
activities
clear existing site trees only
as necessary to provide
sight line to building
from right-of-way as shown
1
Site Plan
scale: 1" = 20'
0
5
Trash Enclosure
scale: 1/4" = 1'-0"
20
6
north
40
Pylon Sign
scale: 1/8" = 1'-0"
Ground Signage
& Landscape Plan
protect as many trees
as possible during
demolition/construction
activities
clear existing site trees
only as necessary to
provide 3:1 slope to
match existing grade
AMENDMENT TO LOT 2,
MANHATTAN PLAZA PUD
MANHATTAN, KANSAS
R
FLOOR & FINISH PLAN
Ø12,157 S.F.
----
FEB. 26, 2013
F.F. 1035'
RSP Architects Ltd.
951 West 7th Street
Fort Worth
TX 76102
612.677.7499 fax
www.rsparch.com
Consultants
Job No:
2425.012.00
Sheet No:
1
-
FLOOR PLAN
Drawn:
SCALE: 1/8" = 1'-0"
Checked: ---
Scale:
1/8" = 1'-0"
---
FDP6
1.0
1.8
2.0
2.3
2.6
3.0
4.0
GENERAL NOTES:
5.0
1. SEE SHEET A0.1 FOR ARCHITECTURAL KEY NOTES
MATERIAL/FINISH SCHEDULE (EXTERIOR)
EPT-3
EPT-3
FINISH COAT(S)
COLOR
CMU-1
SMOOTH FACE
C.M.U.
2 COATSULTRA-HIDE 150
EXTERIOR FLAT - 2210
PAINT GLIDDEN PROFESSIONAL
#PS 0003 "GINGERSNAP"
CMU-2
SINGLE SCORE
C.M.U.
2 COATSULTRA-HIDE 150
EXTERIOR FLAT - 2210
PAINT GLIDDEN PROFESSIONAL
#PS 0021 "LEATHER BOUND"
EIFS-1
E.I.F.S.
2 COATSULTRA-HIDE 150
EXTERIOR FLAT - 2210
PAINT GLIDDEN PROFESSIONAL
#PS 0002 "FENNEL SEED"
SAND FINISH
EIFS-2
E.I.F.S.
2 COATSULTRA-HIDE 150
EXTERIOR FLAT - 2210
PAINT GLIDDEN PROFESSIONAL
#PS 0003 "GINGERSNAP"
SAND FINISH
EPT-1
GUTTERS AND
DOWNSPOUTS
PAINT GRIP GALVANIZED
PAINT GLIDDEN PROFESSIONAL
#PS 0003 "GINGERSNAP"
EPT-2
DOORS & FRAMES
2 COATS DEVFLEX 4216
PAINT GLIDDEN PROFESSIONAL
#PS 0003 "GINGERSNAP"
EPT-3
COPING
PAINT GRIP GALVANIZED
PAINT GLIDDEN PROFESSIONAL
#PS 0003 "GINGERSNAP"
EPT-4
PIPE BOLLARD
2 COATS DEVFLEX
HIGH-PERFORMANCE
WATERBORNE ACRYLIC
SEMI-GLOSS ENAMEL
PAINT GLIDDEN PROFESSIONAL
4216-9400 SAFETY YELLOW
EPT-5
CHAIN LINK FENCE
PREFINISHED GALVANIZED
(NO PAINT)
GALVANIZED
SF-1
STOREFRONT
ANODIZED FINISH
(NO PAINT)
SF-2
AUTOMATIC SLIDING ANODIZED FINISH
ENTRANCE DOOR
(NO PAINT)
WITH TRANSOM
EIFS-2
CMU-1
EPT-3
CMU-1
T.O.M.
120' - 8"
M.C.J.
M.C.J.
M.C.J.
T.O.M.
120' - 8"
CMU-1
M.C.J.
T.O. STOREFRONT
112' - 0"
FIN. FLR.
100' - 0"
EIFS-1
CMU-2
SF-1
CMU-2
SF-2
EPT-2
CMU-2
CMU-2
EPT-2
FRAMES
4
A4.0
E
D
WEST ELEVATION
SCALE: 1/8" = 1'-0"
C
B.1
B
EPT-3
A
PREFINISHED BLACK ANODIZED
ALUMINUM FRAMING FINISH W/
1" LOW-E INSULATING GLASS,
VIRACON SOLARSCREEN VE3-52
(GRAY) OR APPROVED EQUAL.
PROVIDE TEMPERED GLASS UP
TO HORIZONTAL MULLION, AND
HEAT STRENGTHENED ABOVE
HORIZONTAL MULLION.
T.O. FRAMING
127' - 4"
EPT-3
EIFS-1
EPT-3
T.O.M.
120' - 8"
T.O.M.
120' - 8"
PREFINISHED BLACK ANODIZED
ALUMINUM FRAMING FINISH W/
1" LOW-E INSULATING
TEMPERED GLASS, VIRACON
SOLARSCREEN VE3-52 (GRAY)
OR APPROVED EQUAL.
PROVIDE TEMPERED GLASS IN
SLIDING DOOR AND SIDE
LIGHTS, AND HEAT
STRENGTHENED AT TRANSOM.
EPT-3
EIFS-2
BOT. OF CANOPY
111' - 11 1/2"
M.C.J.
CMU-1
M.C.J.
M.C.J.
M.C.J.
M.C.J.
M.C.J.
CMU-1
R
T.O. FRAMING
127' - 4"
MATERIAL
EXTERIOR ELEVATIONS
EIFS-1
AMENDMENT TO LOT 2,
MANHATTAN PLAZA PUD
MANHATTAN, KANSAS
EPT-3
CMU-1
MATERIAL/PRIMER SCHEDULE (EXTERIOR)
FIN. FLR.
100' - 0"
FIN. FLR.
100' - 0"
3
A4.0
5.0
4.0
3.0
NORTH ELEVATION
SCALE: 1/8" = 1'-0"
2.0
MATERIAL
PRIMERS
EXTERIOR GALVANIZED METAL
1 COAT 4020-1000 DEVFLEX
FLAT PRIMER/FINISH
EXTERIOR FERROUS METAL
1 COAT DEVGUARD 4160 METAL
PRIMER
EXTERIOR CMU
1 COAT BLOCK FILLER
3010-1200
E.I.F.S.
1 COAT HYDROSEALER PRIMER
SEALER - 6001-1200
PIPE BOLLARDS
1 COAT 4020-1000 DEVFLEX PRIMER
1.0
EPT-3
EPT-3
EPT-3
T.O.M.
120' - 8"
T.O.M.
120' - 8"
T.O.M.
118' - 0"
FEB. 26, 2013
M.C.J.
CMU-1
M.C.J.
M.C.J.
M.C.J.
M.C.J.
CMU-1
M.C.J.
M.C.J.
CMU-1
EPT-2
FIN. FLR.
100' - 0"
B.F.E.
91' - 9"
2
A4.0
A
B
B.1
T.O. FRAMING
127' - 4"
C
D
EPT-3
EAST ELEVATION
SCALE: 1/8" = 1'-0"
D.4
E
EPT-3
EIFS-1
M.C.J.
M.C.J.
M.C.J.
M.C.J.
M.C.J.
M.C.J.
T.O.M.
120' - 8"
M.C.J.
T.O.M.
120' - 8"
EPT-3
EIFS-2
BOT. OF CANOPY
111' - 11 1/2"
----
FIN. FLR.
100' - 0"
RSP Architects Ltd.
951 West 7th Street
Fort Worth
TX 76102
612.677.7499 fax
www.rsparch.com
Consultants
CMU-1
CMU-1
CMU-1
EPT-5
Job No:
FIN. FLR.
100' - 0"
2425.012.00
B.F.E.
91' - 9"
1
A4.0
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
Sheet No:
Scale:
Drawn:
---
Checked: ---
FDP7
PARTS LIST:
PART #
FPLEX2283.03
FPLEX2051.03
MALUMC0405.05BZWH
FTCAPJEWEL1.0BLACK
MALUM040510W
EFLEX12PASSTHRU
ESWCHCARLING
ESWCHCSP
ETRNSXCAN
FVNYLOPAQ20BLOCKOUT
QTY.
52 SF
104 SF
190 LF
190 LF
150 SF
11 EA
3 EA
3 EA
3 EA
4 SF
BY ECO # DATE
00097
D.F. 00099 1/25/13
DESCRIPTION
CHANGE LEDS TO NEW
2013 GE MAX
UPDATE OTHER SPECS
PAINT BIRD SCREEN BLACK
5"
28'-11 1/2"
3
1 2
10
C 7 8
5
6
#20-B WHITE BLOCKOUT VINYL
54"
B
DESCRIPTION
Plex 211-1 Red 3/16" (2283) 75" x 100"
(PET/BALL FACES)
(SMART/SWOOSH FACES)
Plex 607-1 Blue 3/16" (2051) 75" x 100"
Alum Coil 040 x 5.3 Dark Bronze 270' Roll
(RETURNS)
Trim Cap Jewelite 1.0" Black
(BACKS)
Alum .040 White 5' x 10'
12" Electrical Passthru
Switch Carling 1100G & Boot
Switch Carling Safety Plate
Transformer Can
Vinyl Opaque 20-B White Blockout
(High Light on Ball)
7'-2"
ITEM #
1
2
3
4
5
6
7
8
9
10
11
12
13
REVISIONS:
#
A
4
E
LED ILLUMINATED CHANNEL LETTERS - REMOTE
5" DEEP CHANNEL LETTERS .040 ALUM. PRE-PAINTED DK. BRONZE RETURNS
3/16" #2283 RED & #2051 BLUE ACRYLIC LETTER FACES
#20B WHITE BLOCKOUT VINYL ON BALL, 1" BLACK JEWELITE TRIM CAP
GE MAX RED & BLUE LED ILLUMINATION
SCALE: 3/8"=1'-0"
D
TYPICAL SECTION DETAIL
NOT TO SCALE
I N S T A L L
A. 1/4" Rivet Nut Inserts in Back of Letter for Non-Corrosive
Securement Using Appropriate Mounting Hardware
B. Blocking as Required per Location
C. Disconnect Switch at Transformer Can
D. 1/4" Drain Holes as Required
E. 20 amp 120 V. Circuits Required
(Supplied by Others Than Image National)
RETURN LENGTHS:
LETTER
P
E
T
LENGTH 16'-3" 18'-0" 13'-9"
S
GEPS12-60U POWER SUPPLY
TRANSFORMER CAN
SWITCH / SAFETY PLATE
PROJECT TITLE
PETSMART
A
R
LONG
SHORT
SWOOSH SWOOSH
T
18'-3" 24'-0" 16'-11" 19'-0" 13'-10" 15'-4"
6'-8"
BALL
TOTAL
6'-5"
168'-5"
R02 - UPDATE LEDS TO NEW 2013 MAX RED & BLUE
UPDATE LETTER RETURNS & BACKS
CHANGE LIQUID TIGHT TO PASS-THRUS
MAKE SURE U.L. LABELS ARE ON LETTERS / TRANSFORMER CANS
SHIPPING LIST:
MATERIAL
M
QTY.
3
3
3
MATERIAL
MFG PLASTIC PASS-THRU
12" X 1/4" ALL-THREAD
LOCATION
QTY.
11
58
SUB-ASSY
FAC
LTR
MATERIAL
QTY.
ELECTRICAL REQUIREMENTS
MATERIAL
QTY.
INSTALL PATTERN
TOUCH-UP PAINT
DATE:
1/25/13
(1) CIRCUIT @ 120 VOLTS
1.95 AMPS TOTAL
PAGE #
PART NUMBER:
SPETLTR54LRMPETG-R02
PROJECT MGR.
FILE NAME:
DRAWN BY:
D.M.
PET-LTR-STD-54-R02-P
D.F.
1 of 2
PARTS LIST:
PART #
ELLEDGE6RMAX2013
ELLEDGE6BMAX2013
EWIRESL
ETFLEDGE12NA
DESCRIPTION
GEMXRD-1 GE LED 6 Up (Max Red)
GEMXBL-1 GE LED 6 Up (Max Blue)
2-Wire 18ga Jacketed
GEPS12-60U-NA GE Power Supply
(105 MODS)
(210 MODS)
(11 @ 8')
(.65 AMPS EA.)
QTY.
52'-6" LF
104'-0" LF
88 LF
3 EA
POWER SUPPLY #1
POWER SUPPLY #2
POWER SUPPLY #3
3'-0" (6)
7'-6" (15)
5'-6" (11)
54"
ITEM #
1
2
3
4
5
6
18'-6" (37)
27'-6" (55)
17'-6" (35)
17'-0" (34)
11'-0" (25)
12'-0" (40)
12'-0" (24)
16'-6" (33)
LED LAYOUT
SCALE: 1/2"=1'-0"
PROJECT TITLE
PETSMART
LOCATION
SUB-ASSY
LTR
DATE:
1/25/13
PAGE #
PART NUMBER:
SPETLTR54LRMPETG-R02
PROJECT MGR.
FILE NAME:
DRAWN BY:
D.M.
PET-LTR-STD-54-R02-P
D.F.
2 of 2
PARTS LIST:
ITEM #
1
2
3
4
5
6
7
8
9
10
PART #
FPLEX2283.03
MALUMC0405.05BZWH
FTCAPJEWEL1.0BLACK
MALUMS040410W
EFLEX12PASSTHRU
ESWCHCARLING
ESWCHCSP
ETRNSXCAN
B
REVISIONS:
DESCRIPTION
Plex 211-1 Red 3/16" (2283) 75" x 100"
Alum Coil 040 x 5.3 Dark Bronze 270' Roll
Trim Cap Jewelite 1.0" Black
Alum .040 White 4' x 10'
12" Electrical Passthru
Switch Carling 1100G & Boot
Switch Carling Safety Plate
Transformer Can
#
QTY.
26 SF
65 LF
65 LF
20 SF
8 EA
1 EA
1 EA
1 EA
(FACES)
(RETURNS)
(BACKS)
BY ECO # DATE
00097
D.F. 00099 1/25/13
DESCRIPTION
CHANGE LEDS TO NEW
2013 GE MAX
UPDATE OTHER SPECS
5"
2
10'-2"
1
15"
C 6 7
4
5
LED ILLUMINATED CHANNEL LETTERS - REMOTE
SCALE: 3/4"=1'-0"
A
5" DEEP CHANNEL LETTERS .040 ALUM. PRE-PAINTED DK. BRONZE RETURNS
3/16" #2283 RED ACRYLIC LETTER FACES
1" BLACK JEWELITE TRIM CAP
GE MAX RED LED ILLUMINATION
3
E
D
TYPICAL SECTION DETAIL
NOT TO SCALE
I N S T A L L
A. 1/4" Rivet Nut Inserts in Back of Letter for Non-Corrosive
Securement Using Appropriate Mounting Hardware
B. Blocking as Required per Location
C. Disconnect Switch at Transformer Can
D. 1/4" Drain Holes as Required
E. 20 amp 120 V. Circuits Required
(Supplied by Others Than Image National)
RETURN LENGTHS:
LETTER
G
R
O
LENGTH
6'-7"
6'-5"
O
5'-10" 5'-10"
GEPS12-60U POWER SUPPLY
TRANSFORMER CAN
SWITCH / SAFETY PLATE
PROJECT TITLE
PETSMART
I
N
G
TOTAL
9'-4"
3'-6"
7'-0"
6'-7"
50'-3"
R02 - UPDATE LEDS TO NEW 2013 MAX RED
UPDATE LETTER RETURNS & BACKS
CHANGE LIQUID TIGHT TO PASS-THRUS
MAKE SURE U.L. LABELS ARE ON LETTERS / TRANSFORMER CANS
SHIPPING LIST:
MATERIAL
M
QTY.
1
1
1
MATERIAL
MFG PLASTIC PASS-THRU
12" X 1/4" ALL-THREAD
LOCATION
QTY.
8
30
SUB-ASSY
FAC
LTR
MATERIAL
QTY.
ELECTRICAL REQUIREMENTS
MATERIAL
QTY.
INSTALL PATTERN
TOUCH-UP PAINT
DATE:
1/25/13
(1) CIRCUIT @ 120 VOLTS
.65 AMPS TOTAL
PAGE #
PART NUMBER:
SPETLTR15LRMGRMRG-R02
PROJECT MGR.
FILE NAME:
DRAWN BY:
D.M.
PET-LTR-STD-GROOMING-15-R02-P
D.F.
1 of 2
PARTS LIST:
DESCRIPTION
GEMXRD-1 GE LED 6 Up (Max Red)
2-Wire 18ga Jacketed
GEPS12-60U-NA GE Power Supply
(52 MODS)
(8 @ 8')
(.65 AMPS EA.)
QTY.
26'-0" LF
64 LF
1 EA
POWER SUPPLY #1
15"
ITEM # PART #
ELLEDGE6RMAX2013
1
EWIRESL
2
3
ETFLEDGE12NA
4
5
6
3'-0" (6)
3'-6" (7)
3'-0" (6)
3'-0" (6)
5'-0" (10)
1'-6" (3)
4'-0" (8)
3'-0" (6)
LED LAYOUT
SCALE: 1"=1'-0"
PROJECT TITLE
PETSMART
LOCATION
SUB-ASSY
LTR
DATE:
1/25/13
PAGE #
PART NUMBER:
SPETLTR15LRMGRMRG-R02
PROJECT MGR.
FILE NAME:
DRAWN BY:
D.M.
PET-LTR-STD-GROOMING-15-R02-P
D.F.
2 of 2
V.O. VARIES
9'-4 5/8"
EQ.
EQ.
EQ.
18"
2’-4 5/8”
D.F.
R.P.
EQ.
V.O. VARIES
11/7/08
Vinyl Applique “PETSMART”
PET-VINYL-11708-P
scale: 1/2"=1'-0"
FIRST SURFACE VINYL
COLORS:
"PET" TO MATCH RED VINYL 3630-73 DARK RED.
"SMART", “BOUNCE GRAPHICS” TO MATCH BLUE VINYL 3630-127 INTENSE BLUE.
"BALL" GRAPHIC TO MATCH RED VINYL 3630-73 DARK RED.
"HIGHLIGHT" ON BALL GRAPHIC TO BE WEEDED WHITE.
PART NUMBER:
M:\1mfg\Petsmart\Standard\Vinyl\SPETVIN18PETS
SPETVIN18PETS
M-1
Full Cutoff
Flat Solite® Glass
Wal-Pak
Wall Mount Luminaire
Borosilicate Glass /
Polycarbonate Refractor
WP WAL-PAK WALL SERIES
WALL MOUNT LUMINAIRE
THE NEW STANDARD
The Wal-Pak Series of wall luminaires offers traditional architectural
styling, rugged construction and superior performance. Coupled with
available Light Emitting Diode [LED] technology, full cutoff removable door,
standard IP65 Ingress Protection and emergency egress options, Wal-Pak
is an exceptionally flexible platform that offers undisputed appeal for wall
mount applications.
ENERGY SAVINGS
Conservation of energy, expertise in design and rigourous reliability
testing ensure superior luminaire performance. With advancements in
LED technology combined with Cooper Lighting’s expertise in fixture and
optical design, the Wal-Pak Series demonstrates that new technology
saves energy without compromising performance.
FULL CUTOFF DOOR
[FC]
FLAT SOLITE® GLASS DOOR
[FL]
ABUNDANT SELECTION
The Wal-Pak Series provides a choice of three [3] hinged, removable
doors including IESNA full cutoff, SoliteTM flat glass lens and refractive,
tempered borosilicate glass along with six [6] unique lamp sources
inclding energy efficient LED, pulse start metal halide, compact
fluorescent, ceramic metal halide, standard metal halide and high
pressure sodium.
BOROSILICATE GLASS/
POLYCARBONATE REFRACTOR DOOR
[GL/PL]
LED SPECIFICATION FEATURES
UNIFORM ILLUMINATION
Wal-Pak’s patent pending LED light engine is optimized for energy efficient performance. With effective thermal management, precise positioning of the LED package
assembly and a highly reflective anodized aluminum reflector; Wal-Pak LED provides glare free, uniform illumination while providing a safe and comfortable visual
experience.
5000K
.1
.25
.5
1
2
nominal
100'
2700K
3000K
High Pressure Sodium
[2000K]
5000K
6500K
Metal Halide [Quartz, Ceramic]
Cold LED
[6000-6500K]
Lumark LED Wal-Pak
[5000K]
30'
SUPERIOR ILLUMINATION
Wal-Pak LED luminaires produce up to 4000 initial lumens.
Brilliant white 5000K color temperature LED’s provide uniform
white light similar to traditional metal halide light sources.
Combining excellent color rendering with superior thermal
management, optimized reflector technology and premium
glare-free Solite™ glass make the Wal-Pak LED luminaire a
superior performer.
LED TECHNOLOGY
Light emitting diodes are solid state devices that offer uniform
illumination, reliable long life, eco-friendly low maintenance,
and superior energy savings. Over 70% of the initial light
output is maintained after 50,000 hours of operation.
In application, an LED fixture can last up to six [6] times
longer than metal halide lamped sources.
LED WAL-PAK FULL CUTOFF 4A MODEL TYPICAL
APPLICATION:
• 100’ Illumination Distribution Pattern [2 fixtures]
• 30’ Forward Throw
• 75% Street Side Illumination
• IESNA Full Cutoff Compliant
• Replaces up to 175W Metal Halide
REDUCED ENERGY CONSUMPTION
Operating and maintenance costs of a lighting system are dramatically impacted by the specified lamp source and electrical system. Total system input watts and
fixture operating life should be the driving considerations when addressing energy consumption and total cost of ownership. Energy savings increase when energy
consumption is reduced and maintenance intervals are extended.
ANNUALIZED ENERGY SAVINGS/COST COMPARISON
HOURS/
YEAR
FIXTURE
LED Wal-Pak
[2400 Lumens]
LIFE [hrs.]
TOTAL INPUT
WATTS
COST/YEAR
@ $ .10 KWH
RELAMP/FIXTURE
TOTAL ANNUALIZED
COST/FIXTURE
50,000
22
$8.83
$0
$8.83
12,000
128
$51.79
$50
$101.79
50,000
40
$16.06
$0
$16.06
12,000
210
$84.32
$70
$154.32
11/4015
100W MP Wall Pack
LED Wal-Pak
[4000 Lumens]
11/4015
175W MH Wall Pack
SAVINGS PER
FIXTURE
OVERALL
% SAVINGS
$92.96
91%
$138.26
90%
NOTES: Cost = (Watts x 11 Hours Per Day x 365 Days per Year) /1000 = Daily Kilowatt hour (kWh). kWh x $.10 cents/kWh = Cost/year at $.10 cents/kWh. Relamp is once per every 2.5 years, $125/100W and $175/175W averaged over 2.5 years.
HID/LED CROSS REFERENCE CHART
HID WATTAGE
RATED AVG. LIFE
[hrs.]
WAL-PAK LED SYSTEM
LUMEN PACKAGE 1
LED WATTAGE 2
LED LIFE [hrs.]
ENERGY SAVINGS
50W Pulse Start Metal Halide
72
12,000
2A
22
50,000
69%
70W Pulse Start Metal Halide
90
12,000
2A
22
50,000
76%
100W Pulse Start Metal Halide
128
12,000
2A
22
50,000
83%
150W Pulse Start Metal Halide
189
12,000
4A
40
50,000
79%
175W Probe Start Metal Halide
210
12,000
4A
40
50,000
81%
50W High Pressure Sodium
66
24,000
2A
22
50,000
67%
70W High Pressure Sodium
91
24,000
2A
22
50,000
76%
100W High Pressure Sodium
130
24,000
4A
40
50,000
69%
150W High Pressure Sodium
188
24,000
4A
40
50,000
79%
HID SYSTEMS
NOTES: 1 Nominal lumens prior to optical and configuration losses based on 67 CRI. 5000K package at 25ºC ambient. 2A=2400 [Lumens], 4A=4000 [Lumens]. 2 LED Wattage varies by Wal-Pak configuration. Hours of life based on 70% lumen maintenance.
DARK SKY FRIENDLY + OPTIONS + ACCESSORIES
DARK SKY FRIENDLY ILLUMINATION
The Wal-Pak Series with full cutoff door meets The Illuminating Engineering Society of North American [IESNA]
classification for full cutoff illumination [zero light at or above the 90° plane]. Full cutoff luminaires minimize light
trespass and light pollution.
90°
0°
BACK-UP POWER OPTIONS
Wal-Pak solves the requirement for providing back-up power illumination along the path of egress during critical power outage situations. Select from LED or compact
fluorescent integral NiCad battery packs, quartz restrike, low or line voltage DC remote or separate circuit emergency back-up options.
SINGLE OR DUAL LAMP COMPACT FLUORESCENT EMERGENCY BATTERY PACK OPTIONS
[CF-EM, EMI40, CF-EM-2L, EMI40-2L]
Integral UL924 emergency lighting NiCad battery pack provides emergency lighting illumination for single or dual
lamp compact fluorescent light sources. The CF-EM battery pack is designed for 0°C/32°F illumination for up to
70W. The EMI40 provides up to 70W of cold temperature -18°C/-4°F emergency back-up illumination. For two
[2] 32W lamp operation use CF-EM-2L or EMI40-2L.
LED BATTERY PACK OPTIONS [EM-LED, EM-LED-CD]
Integral NiCad battery pack provides battery back-up illumination for 4A models. The LED-EM battery pack is
designed for 0°C/32°F applications. EM-LED-CD is designed for -18°C/-4°F cold temperature applications.
EMERGENCY LOW VOLTAGE 12V DC REMOTE OPTIONS [EM/SC/12V, 2EM/SC/12V]
Single or dual lamp low voltage 12V DC bi-pin remote lamp provides fixture illumination in the emergency mode.
The 12V DC lamps are energized from a remote DC battery source [provided by others].
SEPARATE CIRCUIT QUARTZ RESTRIKE AND EMERGENCY QUARTZ RESTRIKE OPTION [2QMR/SC]
MR16 halogen lamp source illuminates upon the reactivation of the HID lamp. The secondary source provides
separate circuit emergency illumination upon loss of utility power.
QUARTZ RESTRIKE OPTIONS [Q, QMR, 2QMR, EM, EM/SC]
T4 quartz restrike [120V] and sngle or dual MR16 halogen lamps allow adequate time for main HID lamp to
reignite to full brilliance. EM option allows for cold start of HID lamps as it includes a time delay relay. The EM/SC
emergency separate circuit option allows for the quartz lamps to be wired to an independent emergency back-up
power source.
WIRE GUARD [WG/ITM]
Galvanized coated steel wire guard option prevents lens damage due to projected elements.
SPECIFICATION FEATURES
CONSTRUCTION AND RATINGS
Rugged one-piece die-cast aluminum
housing and hinged, removable die-cast
aluminum door. One-piece silicone gasket
seals the optical chamber against
performance degrading contaminates.
UL 1598 wet location listed and IP65 ingress
protection provides complete defense
against dust entry while virtually eliminating
moisture. Single point, captive stainless steel
hardware secures the removable hinged
door allowing for ease of installation and
maintenance.
OPTICAL
Custom engineered highly reflective anodized
aluminum reflectors provide high efficiency
illumination. Impact resistant tempered
borosilicate refractive glass provides
maximum photometric performance and
beam efficiency. SoliteTM flat diamond
patterned glass ensures smooth illumination
coupled with a clean aesthetic appearance.
Patent pending solid state LED luminaires are
thermally optimized with 2400 or 4000 lumen
package modules. Tradition light source
optical assemblies are offered standard with
horizontal medium or mogul-based metal
halide [MH / MP] or high pressure sodium
[HP] lamps. High efficiency T6 ceramic metal
halide [CM] offers excellent color rendering
and energy efficient 4-pin compact
fluorescent [CF] lamps provide excellent
lumen maintenance.
ELECTRICAL
Ballasts, LED driver and related electrical
components are safely secured and hard
mounted to the die-cast housing for optimal
heat sinking and operating efficiency.
All wiring is extended through a silicone
gasket at the back of the housing to prevent
entry of debris, moisture, dust and insects.
Three 1/2" threaded conduit entry points
allow for thru-branch wiring. Patent pending
Wal-Pak LED thermal management system
incorporates both conductive and natural
convection to transfer heat rapidly away
from the LED source. Integral LED electronic
driver incorporates internal fusing designed
to withstand a 3kV line surge and is Class
2 rated for 120-277V with an operating
temperature of -30°C to 60°C. Wal-Pak
LED systems maintain greater than 70% of
the initial light output after 50,000 hours of
operation. UL listed HID high power factor
ballasts are Class H insulation rated [metal
halide: 150, 175, 200, 250, 320, 350, 400W
[-30ºC /-20ºF], high pressure sodium: 50,
70, 100, 150, 250, 400W [-40ºC/-40ºF]. High
efficiency HID ballasts are available in a
multitude of voltage configurations including
120, 208, 240, 277, 347 and 480V. Compact
fluorescent high power factor ballasts are
Class P insulation rated for 120-277V and
have a starting temperature of -18ºC/0ºF.
NOTE: In full cutoff door [FC] configuration only.
FLAT SOLITE® GLASS DOOR
[FL]
FULL CUTOFF DOOR
[FC]
FINISH
Housing and door are protected with a
5-stage TGIC dark bronze polyester powder
coat paint. Premium TGIC powder coat
finishes withstand extreme climate changes
while providing optimal color and gloss
retention over the fixture’s installed life.
Optional premium colors include black, white
and grey.
STANDARD COLOR
BZ
Bronze
OPTIONAL COLORS
BK
Black
AP
Grey
WH
White
BOROSILICATE GLASS/
POLYCARBONATE REFRACTOR DOOR
[GL/PL]
DIMENSIONS
Borosilicate Glass Door
Flat Solite Glass Door
10"
[254mm]
10"
[254mm]
16-5/8" [422mm]
Small 11-3/8" [290mm]
Large 12-6/8" [323mm]
WATTAGE TABLE
Lamp Type
Pulse Start Metal Halide
Metal Halide
High Pressure Sodium
T6 Ceramic Metal Halide
Compact Fluorescent
LED
Full Cutoff Door
16-5/8" [422mm]
10"
[254mm]
Small 11-3/8" [290mm]
Large 12-6/8" [323mm]
16-5/8" [422mm]
VOLTAGE CHART
Lamp Wattage
50, 70, 100, 150, 200, 250, 320, 350, 400W
175, 250, 400W
50, 70, 100, 150, 250, 400W
39, 70, 100, 150W
[1] 32, [1] 42, [1] 57, [1] 70, [2] 32, [2] 42,
[2] 57, [2] 70W
2400, 4000 [Lumens]
DT=Dual-Tap
MT=Multi-Tap
TT=Tri-Tap
5T=5 Tap
E=Electronic Ballast
ED=Electronic LED Driver
Small 15" [381mm]
Large 16-2/8" [414mm]
CERTIFICATIONS
120/277V [wired 277V]
120/208/240/277V [wired 277V]
120/277/347V [wired 347V]
120/208/240/277/480V [wired 480V]
120-277V [Universal, 50/60Hz]
120-277V [Universal, 50/60Hz]
40°C Ambient Temperature Rating
UL and cUL Listed
IP65 Rated
ISO 9001
FCO [Full Cutoff]
EISA, ARRA and Title 20 Compliant
SHIPPING DATA
Approximate Net Weight: 32-42 [15-19 kgs.]
WAL-PAK
ORDERING INFORMATION
SAMPLE NUMBER: LDWP-FC-4A-ED-EM-LED
SERIES
WP=Wal-Pak
LAMP TYPE
MP=Pulse Start Metal Halide
HP=High Pressure Sodium
LD=Solid State Light
Emitting Diodes [LED]
CF=Compact Fluorescent 1
CM=Ceramic Metal Halide 2
MH=Metal Halide 3
STOCK ORDERING INFORMATION
SAMPLE NUMBER: WPP40C
SERIES
LAMP TYPE
WP=Wal-Pak
P=Pulse Start Metal Halide
S=High Pressure Sodium
DOOR TYPE 4
GL=Borosilicate
Glass Door
FC=Full Cutoff Door
FL=Flat Solite
Glass Door
PL=Polycarbonate
Refractor Door
LAMP WATTAGE 5
LED
2A=[2400 Initial Lumens]
4A=[4000 Initial Lumens]
LAMP WATTAGE
10=100W
15=150W
25=250W
32=320W
40=400W
DOOR/GLASS TYPE
__=Standard
C=Full Cutoff Door
MP
50=50W
70=70W
100=100W
150=150W
200=200W
250=250W
320=320W
350=350W
400=400W
HP
50=50W
70=70W
100=100W
150=150W
250=250W
400=400W
CF
32=32W
42=42W
57=57W
70=70W
64=[2] 32W
84=[2] 42W
114=[2] 57W
140=[2] 70W
CM
39=39W
70=70W
100=100W
150=150W
MH
175=175W
250=250W
400=400W
OPTIONS +
VOLTAGE 6
ACCESSORIES
120V=120V
[see below]
277V=277V
7
347V=347V
480V=480V
DT=Dual-Tap
MT=Multi-Tap
TT=Triple-Tap
5T=5-Tap
E=Electronic Ballast 8
ED=Electronic LED Driver
NOTES: 1 Options not available with stock products. Refer to standard ordering information to add options. MT is standard. MP not
available in 100W. HPS not available in 320W. Borosilicate glass door standard.
OPTIONS AND ACCESSORIES [Must be listed in the order shown and separated by a dash]
OPTIONS [add as suffix] 9
F1=Single Fuse 10
F2=Double Fuse 10
PE=Photocontrol Button 10
LL=Includes Lamp 2
BK=Black
WH=White
AP=Grey
DIMA=CF Dimming Ballast 11
DIMB=CF Dimming Ballast 11
SGL=Solite Glass Lens 12
Q=Quartz Restrike T4 Lamp 10, 13
EM=Emergency Quartz Restrike T4 Lamp with Time Delay Relay 10, 13
EM/SC=Emergency Separate Circuit T4 Lamp 10, 13, 16
QMR=Emergency Back-Up [1] MR16 Lamp 14,15
2QMR=Emergency Back-Up [2] MR16 Lamps 14,15
2QMR/SC=Emergency Back-Up MR16 and EM Separate Circuit [2] MR16
Lamp 14,15
EMMR=Emergency Back-Up [1] MR16 Lamp with Time Delay Relay 14,15
2EMMR=Emergency Back-Up [2] MR16 Lamps with Time Delay Relay 14,15
2EMMR/SC=Emergency Back-Up [1] MR16 Lamp with Time Delay Relay
and EM Separate Circuit 14, 15, 16
EM/SC/MR=Emergency Back-Up Separate Circuit [1] MR16 Lamp 14, 15, 16
2EM/SC/MR=Emergency Back-Up Separate Circuit [2] MR16 Lamps 14, 15, 16
EM/SC/12V=Emergency Separate Circuit 12V [1] MR16 Lamp 14, 16, 17
DIMENSIONS
Borosilicate Glass Door
LED
Full Cutoff Door
10"
[254mm]
Small 11-3/8" [290mm]
Large 12-6/8" [323mm]
WATTAGE TABLE
Lamp Type
Pulse Start Metal Halide
Metal Halide
High Pressure Sodium
T6 Ceramic Metal Halide
Compact Fluorescent
ACCESSORIES [order separately]
WG/WPGL=Wire Guard Borosilicate Glass Lens Door
WG/WPFC=Wire Guard Full Cutoff Door
WG/WPFL=Wire Guard Flat Glass Lens Door
TR/WP=Tamper Resistant Screw and Bit
Flat Solite Glass Door
10"
[254mm]
16-5/8" [422mm]
2EM/SC/12V=Emergency Separate Circuit 12V [2] MR16 Lamps 14, 16, 17
EMI40=Emergency Cold Temperature UL 924 CF Power Pack [1] Lamp 18
EMI40/2L=Emergency Cold Temperature UL 924 CF Power Pack [2] Lamp 18
CF-EM=Emergency UL924 CF Power Pack [1] Lamp 19
CF-EM/2L=Emergency UL924 CF Power Pack [1] Lamp 19
EM-LED=LED Battery Back-up 20
EMLED-CD=LED Battery Back-Up Cold Temperature 20
16-5/8" [422mm]
10"
[254mm]
Small 11-3/8" [290mm]
Large 12-6/8" [323mm]
16-5/8" [422mm]
VOLTAGE CHART
Lamp Wattage
50, 70, 100, 150, 200, 250, 320, 350, 400W
175, 250, 400W
50, 70, 100, 150, 250, 400W
39, 70, 100, 150W
[1] 32, [1] 42, [1] 57, [1] 70, [2] 32, [2] 42,
[2] 57, [2] 70W
2400, 4000 [Lumens]
DT=Dual-Tap
MT=Multi-Tap
TT=Tri-Tap
5T=5 Tap
E=Electronic Ballast
ED=Electronic LED Driver
Small 15" [381mm]
Large 16-2/8" [414mm]
CERTIFICATIONS
120/277V [wired 277V]
120/208/240/277V [wired 277V]
120/277/347V [wired 347V]
120/208/240/277/480V [wired 480V]
120-277V [Universal, 50/60Hz]
120-277V [Universal, 50/60Hz]
40°C Ambient Temperature Rating
UL and cUL Listed
IP65 Rated
ISO 9001
FCO [Full Cutoff]
EISA, ARRA and Title 20 Compliant
SHIPPING DATA
Approximate Net Weight: 32-42 [15-19 kgs.]
NOTES: 1 CF Single lamp offered in all door configurations. CF dual lamp models not offered with FL door type. 70W models not available with EMI40-2L, CF-EM, CF-EM-2L. CF not available in 347V. 2 All CM models offered with T6 envelope G12 lamp base. T6 Lamp included with CM models.
Order LL with CM models. Ceramic Metal Halide (CM) is available with (MP) pulse start metal halide or E - Electronic Ballast. 3 MH products available for non-US markets only. 4 Small housing offered for 175W and below, CF and LD models. Large housing for 200W-400W. FL door
not available with CF or 200-400W models. Polycarbonate lens available in models up to 175W max including LD. Polycarbonate lens not available with full cutoff door or FL models. Solite stipple glass is standard for FL lens. Clear glass is standard for full cutoff door types except for
LD. LD full cutoff door is standard with solite glass. 5 LD nominal initial lumens prior to optical and configuration losses based on 67 CRI/5000K package at 25°C ambient. MH and MP 175W and below are medium base all others are mogul base. CF 64, 84, 114 and 140 models are
offered in borosilicate glass and full cutoff doors only. In cold temperatures, compact fluorescent lamps produce lower illumination levels. 6 See Voltage Chart for descriptions. 5T available in 400W MH models only. 90°C Rated wire required for thru-branch wiring for units 175W and
lower. 105°C Rated wire required for thru-branch wiring for units 200W and higher. Thru-branch wiring is rated for 40°C for LD and 175W and below. Higher wattage thru-branch wiring is rated for use in 25°C ambient operating environments. 7 347V not available with thru-branch
wiring. For 347 or 480V LD specify voltage. ED will be supplied with integral step down transformer. 347V not available with CF lamps. 8 Available with 70-150W MP or CM lamps. E is standard for all CF models. All electronic ballasts are universal 120-277V. 9 Not all options can be
combined. Only one emergency or battery back-up option available within the fixture. 10 Specify voltage. F1 - 120, 277 or 347V, F2 - 208 or 240V, PE - 120, 208, 240, 277V. Q, EM, EM/SC available in 120V only. 11 DIMA dimming ballast, specify number of lamps, available for 1 or
2-26W or 1-32W, 1-42W. DIMB available for 2-42W, 1-57W or 1-70W. 12 SGL optional on HID and CF models only. See note 4. 13 Max 100W, T4 Quartz lamp. Lamp supplied by others. 14 Not available with LD. Lamps supplied by others. 15 1 or 2 GU10 base 50 watt max - 120V
Halogen lamps supplied by others. 16 Emergency lamp leads out of the back of the unit to auxiliary power. Lamps independently wired to separate circuits. 17 Low Voltage 1 or 2 GU5.3 MR16 base, 12V DC, 35W max. Lamp supplied by others. 18 For use in 25°C ambient operating
temperature environments. EMI40, EMI40/2L used for CF lamps. Specify 120 or 277V. EMI40 supports 1-70W CF max, EMI40/2L supports 2-32W CF max. Minimum -18°C/-4°F. 19 For use in 25°C ambient operating temperature environments. Specify 120 or 277V, CF-EM supports up
to 1-57W CF. CF-EM/2L supports 2-18W CF, 18W lamps supplied by others. Minimum temperature is 0°F/32°C. 20 EM-LED and EMLED-CD available with 4A models only. For use in 25°C ambient operating temperature environments. Specify 120 or 277V EM-LED minimum 0°C/32°F,
EMLED-CD minimum -20°C/-4°F. Battery pack is a UL recognized component. 21 Specifications and dimensions subject to change without notice.
Cooper Lighting, Lumark, Wal-Pak and SustainabLEDesign are valuable trademarks of Cooper Industries in the United States and other countries.
You are not permitted to use the Cooper Trademarks without the prior written consent of Cooper Industries.
Cooper Industries plc
600 Travis, Ste. 5600
Houston, TX 77002-1001
P: 713-209-8400
www.cooperindustries.com
ADH092058
Printed in USA
May 20, 2013, Manhattan Urban Area Planning Board
Page 4
Morse said she was not willing to make an exception and believes the request is a
precedent.
Reynard seconded the motion, which passed on a vote of 5-1, with Morse opposed.
Kratochvil joined the meeting.
A PUBLIC HEARING TO AMEND THE MANHATTAN PLAZA COMMERCIAL
PLANNED UNIT DEVELOPMENT (PUD) FOR A PROPOSED PETSMART
STORE, AND OTHER SITE IMPROVEMENTS, ON LOT 2, ALL GENERALLY
LOCATED ON THE EAST SIDE OF THE SETH CHILD ROAD FRONTAGE
ROAD, AND SOUTH OF HOME DEPOT. THE AMENDMENT IS IN THE
FORM OF A FINAL DEVELOPMENT PLAN. (APPLICANT/OWNER:
DAVIDSON ARCHITECTURE & ENGINEERING, LLC – CHRIS HAFNER, ON
BEHALF OF THE OWNER: SURPLUS INVESTOR\S OF MANHATTAN, LLC –
HUNTER HARRIS)
t
f
a
r
Zilkie presented the staff report and recommended approval with three conditions.
The Board asked several questions related to the flood plain to be answered by staff and
the applicant’s consultant. Reynard asked as the building is developed and elevated, will
flood water be diverted in any manner that will adversely affect the area. Stith said he
was concerned that the incremental change was so small it didn’t matter, but collectively
water will runoff the site’s parking and roof faster than the natural condition. He asked if
there was any “tree save” area to the south of the development site, to slow the water
down and filtrate parking lot runoff. Kratochvil asked about the rip rap added behind
Home Depot with an earlier flood event and was concerned the site was not the best place
to build. He was also concerned about where the additional water would go and keeping
the frontage road accessible for the RCPD. He thought the site was being overbuilt.
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Stith opened the public hearing.
Chris Hafner, Davidson Architecture and Engineering, and Brent Sells, P.E., consultants
for the project, said they have been looking at the site since 2011 with different projects
including multiple retail buildings with retaining walls and maximizing the site. After
meetings with staff, those decisions were not the way to go and they then looked at how
to limit the footprint on the lot. Hafner said the proposal accomplishes several things:
limiting the development footprint and providing parking; provides public access by a
new sidewalk connection from the frontage road to the building; meets all the City
standards; meets PetSmart’s needs; and, elevates the building out of the flood plain.
Hafner said that the analysis of floodwater impact was based on the Wildcat Creek Flood
Plain (future conditions) study provided by the City and how water flowed into the site.
They took the information and added their project to see the affect of fill on the site, and
what that did to the system. They found that water in the 500 year event was moving at
about 20,000 cubic feet per second, and the increase was five gallons per second, or a
.025% increase of what the system could handle. They also looked at the affect of fill. He
said there was a negligible impact on flood waters and that is why they felt comfortable
May 20, 2013, Manhattan Urban Area Planning Board
Page 5
moving forward with the project.
Regarding tree preservation, the upper area parking lot is open green space. The limits of
erosion control on the plans are the extent of grading and beyond that the site won’t be
touched.
Brent Sells, PE, Davidson Architecture and Engineering, said it was important to
remember that the flood plain model was based on the full build out of the city so the
PetSmart site is not above and beyond that number. With respect to the confluence of the
creek and Wildcat Creek, the site is in a backwater area which has ineffective flow. He
described the site and said they do not believe the flood plain elevation is effected at all
and staff agrees. He clarified that the site contributes 5 cubic feet per second to the
existing and proposed flows in Wildcat Creek. He also described characteristics along
Wildcat Creek and backwater areas.
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Ball said the PUD indicates the site is to be built on and the building is being elevated
and the applicant understands the risk of building in the flood plain. Ball said the concern
is Wildcat Creek and there have been other developers who have indicated their projects
contribute just a little and a bunch of little’s added up. He said there are mitigation
techniques that result in not making conditions worse, such as retention. He asked if they
could do something to mitigate the impact.
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Sells said they looked at detention, but it would be below the 100 year Flood Plain, which
would basically flood a detention basin with the creek.
Stith asked if the rate of runoff can be slowed down such as utilizing roof drains or
holding water in the parking lot. Sells said they could look at that but the business
prefers not to flood their parking lot.
Stith asked if the size of the parking lot could be reduced by sharing parking on the Home
Depot site. Hafner said they looked at that, but the agreement for liability reasons would
not allow cross access for shared parking. Stith thought shared parking should have been
considered when the original PUD was approved.
Hafner said the existing curb cut to the PetSmart site is off the Home Depot lot and they
have tried several times to move the building around on the site, but with loading docks
and keeping customer parking in front of the building, the proposed layout was the only
one that works. The curb cut cannot be moved further west due to the curb cut and
agreements between Lot 2 and Home Depot. Hafner said they looked at flipping the
whole layout and they looked at a separate curb cut off the frontage road, but that resulted
in getting closer to the ravine, and required a retaining wall and more fill. The proposed
site plan is the least impact of about 12 possible layouts.
Stith asked Ott for input.
Ott and Shane Swope, Stormwater Engineer, addressed rate of runoff concerns and
confirmed the consultant’s proposed increase in the rate of runoff is 5.51 cfs as noted in
May 20, 2013, Manhattan Urban Area Planning Board
Page 6
the report for the 100 year storm. When compared to the effective FEMA Flood
Insurance Study, current flood rates at 16,135 cfs, is a .031% increase. He said the
consultant’s study showed no net increase for the existing effective FEMA model as well
as the future conditions model, which addresses Reynard’s earlier question about the
affect of fill on the effective flow area.
Ott said Kratochvil’s question was actually about damage to a sanitary sewer pipe
immediately outside the concrete box under Seth Child Road. The erosion was from the
storm water discharge from the box.
Ott showed the Board one of the consultant’s cross section maps of Wildcat Creek and
the site and pointed out the ineffective flow area and effective flow, and location of the
PetSmart site.
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Reynard said he didn’t think that answered his original question which is where will the
additional storm water be distributed on the PetSmart site form where it goes naturally, to
where it will go after the site is filled.
Ott said the water will be displaced by the fill but it does not raise the 100 year elevation
in Wildcat Creek because the amount is so small. Ott said the water will be displaced and
it is not going to be there and the effective flow in Wildcat Creek is not impacted and is
not raising the level. Reynard said that was all he needed to know.
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Swope said the highest velocities are in the conveyance level and there are velocities in
the ineffective flow area shown on the cross section.
Hageman commented that it was all about backwater capacity and asked if there is
somewhere that capacity can be gained. He also asked if there was a way to minimize
impact on the backwater capacity.
Ott said staff is working on compensatory storage rules, but the challenge is to apply it
citywide. He said there are no regulations at this time for compensatory storage and
suggested the Board could discuss it with the consultant.
Kratochvil said his concern was the back-up of flood water and the reduced back-up area
due to the additional fill, and the possibility of getting close to the frontage road. He
asked if any information was available about previous floodwater on the proposed site
and where it was located.
Ott talked about Eric Bernard’s analysis of the City’s 2006 and 2010 LIDAR data and
compared the two surfaces in the Wildcat Creek basin from the Scenic Drive to the K-18
bridges and found a significant decrease in the amount of ill in the flood plain. In a few
years new LIDAR will be flown and another comparison of fill will be performed.
Bunger noted there are 6-10 vacant platted lots in the City’s portion of the Wildcat Creek
100 year flood plain, either along the creek or one of its tributaries.
May 20, 2013, Manhattan Urban Area Planning Board
Page 7
Kratochvil said he was tentative because of comments he’s heard from others and flood
water back-up.
Swope said the area being discussed is the “future conditions”, which generally follows
the 500 Year Flood Plain, and the amount of increase water being discussed is so small
that there should be nothing to worry about and that is his professional engineering
opinion.
Staff mentioned the finished floor of the building is about 2.5 feet above the future
conditions 1% flood level (1032.5 feet and a finished floor at 1035 feet.)
Ott showed the Board a hydrograph of the flows along Wildcat Creek and volumes as the
water moves from rural areas west of the city, and through the City. The larger rural
peak moves through the City after the smaller urban discharges have occurred in the city.
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Stith said Ott was saying it is better for the urban discharges to occur sooner downstream,
than to wait for the upstream discharges, which is why to not detain on the site and wait
for the larger wave of water to pass through. Stith said Ott was saying it’s better for the
site to drain quickly and be out of the way before the larger rural volumes arrive.
Swope confirmed it generally not a good engineering policy to detain at the bottom of the
watershed and the PetSmart site is at the bottom of the watershed.
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Ott also said Stith’s earlier comments about tree preservation to act as a filter for runoff
were right on. Stith asked if the landscape plan could show a “tree save” area and the
consultant said it would be added south and east of the building site on the Landscape
Plan.
Morse asked if consultant was concerned about erosion from flooding. Sells said being in
the ineffective flow area helps with reduced erosion and other geotechnical designs.
Morse asked if flood insurance was required and there was a brief discussion about
insurance being required, unless the structure is removed by Letter of Map Revision.
Stith asked how the slope of the fill will be protected. Hafner said with vegetation.
Anderson wondered if the project was helping the Wildcat Creek condition.
Hageman said his concern had been with runoff and the explanation from Ott cleared up
his concerns about runoff, but wants an effort to retain the backwater storage area
because that is critical to the flooding.
Ott repeated that there are currently no regulations for compensatory storage, and if it
was required, it may necessitate removal of mature trees and vegetation from the site, so
a gain in one area is a loss in another.
Stith closed the public hearing.
May 20, 2013, Manhattan Urban Area Planning Board
Page 8
Kratochvil said that if City staff has nothing to worry about, he will support the project.
He said there have been projects the Board has second guessed and the projects turned
out okay.
Ball moved that the Planning Board recommend approval of the proposed amendment
and the Final Development Plan of Lot 2, Manhattan Plaza Commercial Planned Unit
Development, based on the findings in the Staff Report, with the three conditions
recommended by City Administration, and adding a Condition 4 by the Planning Board:
1.
2.
3.
4.
Landscaping and irrigation shall be provided pursuant to a Landscaping
Performance Agreement between the City and the owner, which shall be entered
into prior to issuance of a building permit.
All landscaping and irrigation shall be maintained in good condition.
Signs shall be provided as proposed in the application documents, and Exempt
signs to allow to those types of signs described in Article VI, Section 6-104
(A)(1),(2),(4),(5).
The applicant shall clearly designate on the Landscape Plan the designated tree
save area as indicated during the Board meeting.
Reynard seconded the motion.
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Morse said she would support the rezoning because: there are a limited number of
undeveloped lots, 6-10, in the City’s portion of the watershed’s flood plain; the City’s
efforts regarding Wildcat Creek; PetSmart is a new business; and, because the applicant
is doing all that they can to make the site as good as possible.
Ball said he appreciated the City Engineer’s presentation using a hydrographs to describe
time, as an important part of the flooding explanation.
Anderson said he was conflicted about the project, but staff has done a lot of work and he
wished that shared parking with Home Depot was an option.
Stith said that in the future shared parking should be considered with PUDs.
On a vote the motion passed 7-0.
REPORTS AND COMMENTS BY BOARD MEMBERS
Cattell told the Board the July 1st meeting may be cancelled because three Planning
Board members will be absent.
Respectfully submitted,
Steve Zilkie, Senior Planner
Project Chronology
Home Depot – Manhattan Plaza PUD
February 20, 1968
Annexation.
1968-1969
E, Light Industrial District.
1969-2002
R District (unplatted portion of the site).
1978-2002
C-5 District (platted portion of the site).
December 6, 1982
Preliminary Plat approved by Manhattan Urban Area Planning Board.
June 6, 1983
Final Plat of Johns No. 1 Addition, Lots 1-8, approved by Manhattan
Urban Area Planning Board.
March 4, 2002
Manhattan Urban Area Planning Board conducts a public hearing to
consider the rezoning for a Home Depot from C-5, Highway Service
Commercial District, and R, Single-Family Residential District, to
Commercial Planned Unit Development. The Board tables the public
hearing to the April 1, 2002, Planning Board meeting for architectural
changes to the building.
April 1, 2002
Manhattan Urban Area Planning Board conducts a public hearing and
recommends approval of the rezoning 6-0.
April 16, 2002
City Commission approves first reading of an ordinance rezoning the
20.4 tract of land to PUD, Commercial Planned Unit Development for a
Home Depot.
May 7, 2002
City Commission approves Ordinance No. 6263, rezoning the 20.4 tract
of land to PUD, Commercial Planned Unit Development for a Home
Depot.
May 20, 2002
Manhattan Urban Area Planning Board approves Final Development
Plan & Final Plat Manhattan Plaza.
May 21, 2002
City Commission accepts easements and rights-of-way as shown on the
Final Plat of Manhattan Plaza.
May 20, 2013
Manhattan Urban Area Planning Board recommends approval of
amending Ordinance No. 6263 and approving the Final Development
Plan of Lot 2, Manhattan Plaza Commercial Planned Unit Development.
June 4, 2013
City Commission considers first reading of an ordinance amending
Ordinance No. 6263 and approving the Final Development Plan of Lot 2,
Manhattan Plaza Commercial Planned Unit Development.
ProjChron}HomeDepot