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HomeMy WebLinkAbout2015-06-24 WC Recorded Document #4030980 Receipt:#292414 4030980 USE $46.00 Return to: liii ECKB ERG LAMMERS 1 101111111111111111111111111111 BRIGGS WOLFF&VIERL 1809 NORTHWESTERN AVE Certified Filed and/or recorded on: \ : : ' #110 STILLWATER MN 55082 6/24/2015 12:15 PM 4030980 Office of the County Recorder • Washington County,Minnesota Jennifer Wagenius,County Recorder -.7 t V . o- V . 44 i o 1.1 C e. Conditional Use Permit & Variance Permit Return: $46 Eckberg, Lammers, Briggs, Wolff& Vierl O airuotlt p( , (00(4o NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Conditional Use Permit& Variance Permit TIC Properties 1,LLC Oak Ridge Place—Memory Care Addition 6060 Oxboro Ave.,N. with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full,true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Height his 17th day of June, 2015. Eric JO ,son '" � Lu i City A inistrator <+ CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT AND VARIANCE PERMIT File No.: 236.02-14.06 Date Issued: April 28,2015 Legal Description: (Washington County Geo. Code: 33.030.20.44.0025) See Attached Exhibit"A" Owner: TIC Properties 1,LLC 2607 White Bear Ave No. Maplewood,MN 55109 Applicant:HAF Architects 233 South Main St. Stillwater,MN 55082 Site Address: 6060 Oxboro Ave No.,Oak Park Heights MN Present Zoning District: R-B Residential Business Transitional District Permitted uses set forth in Ordinance 401 Sections 401.28.E.&401.15.C.3. I. CUP &VARIANCE PERMIT: The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living, is a conditional use. TIC Properties I, LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required. The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed. All permits and uses applied for are granted but shall be subject to the following conditions and/or restrictions imposed by the April 28,2015 Resolution of the City Council of the City of Oak Park Heights as follows: The City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following fmdings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby approved by the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 11. The City Council was favorable to the final building appearance,colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The Applicant knowingly is installing its infrastructure upon lands that are encumbered by a City drainage easement, located at the southeast corner of the property. At this time the City and Applicant concur that the modifications as proposed will not materially disrupt the City ability to use such easement and water that drains and will continue to drain to such easement area from areas not under the control of the Applicant. Should the Applicants activities or actions materially impair the City's ability to utilize its drainage easement, the Applicant shall make any corrections as directed by the City at its sole expense. 14. The City reserves the right to require the Applicant, at their expense, to remove any and all of the improvements located within the existing drainage easement if ordered by the City Council. Should the Applicant fail to make such changes as directed by the City, the City may make all necessary changes as required and assess all such costs back to the applicant. The City shall not be responsible for any costs related to the Applicant's improvements in the City's drainage area. 15. The Applicant shall provide a revised description for the drainage easement at the southeast corner of the property that removes the existing building from said easement. The revised easement shall be subject to review and approval of the City Attorney and City Engineer. 16. The terms and conditions listed above for the drainage easement shall be set forth in a Permissive Use Agreement between the City and the Applicant as drafted by the City Attorney to be executed prior to the issuance of any building permits. 17. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. III. Reference Attachment: The reports of the City Planner dated April 22, 2015, February 3, 2015 &November 7, 2014 and site plan reviewed by the City as part of the application are annexed hereto by reference. IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. V. Annual review:Annual review is not imposed as a condition of this permit IN WITNESS WHEREOF,the parties have set forth their bands and seals. CITY OF OAK PARK HEIGHT'S Date: -If--/5 By ' / ��, 4,„(t-,-,- qp-.. "ber Date: C `(0 1) B /.,�/if y� c Johnson ity Administrator TIC P s +'es 1,LLC oiliir Date: By 41 ../ _ . ..AllillirrAr /� ORP-Varaince/CUP Document-May 2015 5 of 163 EXHIBIT "A" LEGAL DESCRIPTION OAK PARK HEIGHTS GARDEN,Lot 1,Block 1 As platted and of record in the office of the County Recorder, Washington County,Minnesota EXHIBIT "B" PLANNERS REPORTS April 22,2015,February 3,2015&November 7,2014 AND SITE PLANS TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.42 7.0520 TPC@PlanningCo.com I PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: February 3, 2015 RE: Oak Park Heights — Oak Ridge Memory Care and Assisted Living — Conditional Use Permit for Memory Care and Assisted Living, Variances for Setbacks and Building Height— 6060 Oxboro Avenue North —City Council TPC FILE: 236.02— 14.06 BACKGROUND Michael Hoefler of HAF Architects LLC, representing TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The Planning Commission, at their November 13, 2014 meeting voted to recommend the applications with conditions. Since that meeting, the Applicants and City have realized issues with an existing City drainage easement and ponding area in the southeast corner of the site. The Applicants plans have shown a new driveway in this location and an underground storm water system. To address the issue, the Applicant has been working with MnDot to determine if the pond area could be moved south onto MnDot right of way. Please find attached the January 15, 2014 letter from Karen Scheffing from MnDot indicating that moving the ponding area and retaining walls onto the right of way is unacceptable. In that this issue has not been resolved and the current site plan requires the driveway in the location over the City easement, the application must be denied. The application for this development was deemed complete by the City on October 29, 2014. With the application letter sent to the Applicant on October 22, 2014, the City extended the 60 day timeline to 120 days. The 120 day development review period ends on February 25, 2015. Please find attached the December 9, 2014 memo and attachments from Eric Johnson on this issue. A resolution has been prepared for the City Council to deny the application. EXHIBITS Exhibit 1: Memo from Eric Johnson to Mayor and City Council, December 9, 221 5 Exhibit 2: Letter from Karen Scheffing, MnDot to Scott Richards, January 15, 2015 Exhibit 3: Letter from Eric Johnson to HAF Architects and TIC Properties LLC, January 21, 2015 Exhibit 4: Architectural Site Plan (AS1.0) Exhibit 5: Final Grading and Drainage Plan Pc: Julie Hultman 2 T Anoka3801 Thurston 3Ave 03 nue N. Suite 100 . Phone:783.231.6840 Facsimile; 783.427.0520 TPC@PlanningCo.com ENCLOSURE 2 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 7, 2014 RE: Oak Park Heights—Oak Ridge Memory Care and Assisted Living— Conditional Use Permit for Memory Care and Assisted Living, Variances for Setbacks and Building Height—6060 Oxboro Avenue North TPC FILE: 236.02— 14.06 BACKGROUND Michael Hoefier of HAF Architects LLC, representing TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The plans also include an exterior facelift on the entire existing building including siding, windows and roofing. This update will allow for the new and old portions of the building to appear as one new structure. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative—Michael Hoefier—October 15, 2014 Exhibit 2: Additional Project Narrative— Michael Hoefier—October 27, 2014 Exhibit 3: Title Sheet(T1) Exhibit 4: Site Information Sheet— USGS and Soils Exhibit 5: Drainage Maps Exhibit 6: Existing Conditions Exhibit 7: Final Erosion and Sediment Control Plan Exhibit 8: Final Grading and Drainage Plan , Exhibit 9: Final Utility Plan Page 48 of 136 Exhibit 10: Tree Protection and Replacement Plan Exhibit 11: Details Exhibit 12: Architectural Site Plan(AS1.0) Exhibit 13: Landscaping Plan (L1) Exhibit 14: Landscape Plan Details(L2) Exhibit 15: Lower Level Plan (Exhibit B) Exhibit 16: First Level Plan (A1.1) Exhibit 17: Second Level Plan (A1.2) Exhibit 18: Third Level Plan(A1.3) Exhibit 19: Roof Plan(A1.4) Exhibit 20: Elevations(A2.0) Exhibit 21: Elevations(A2.0) Exhibit 22: Elevations(A2.1) Exhibit 23: Elevations(A2.2) Exhibit 24: Phasing Plan(PH1) Exhibit 25: Photometric Plan Exhibit 26: Light Fixture Specifications Exhibit 27: Building Light Locations and Specifications(Exhibit C) Exhibit 28: Memo from Cristina Mlejnek, City Engineer PROJECT DESCRIPTION Mr. Hoefler has provided the following narrative related to the request for the Conditional Use Permits and Variances: "Our proposed approval we are seeking is for the construction of a 16 room memory care facility and 26 additional assisted living units. This proposal is for a three story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling (internal) and for the exterior facelift on the entire existing building. This will consist of new siding, windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. The existing and proposed units are as follows: Existing Assisted Living 84 dwelling units Minus one existing unit due to the remodel 83 New Memory Care Units 16 New Assisted Living Units 26 Total 125 dwelling units 2 Page 49 of 136 it ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning— R-3, Residential/Business District Present Use—Oak Park Heights Apartments South of Site: Present Zoning—O, Open Space Present Use—Highway 36 West of Site: Present Zoning—B-2, General Business District Present Use—Walgreens East of Site: Present Zoning—City of Stillwater Present Use—Washington County Courthouse and parking lots Comprehensive Plan. The 2008 Comprehensive Plan designates this area as high density residential. The existing and proposed use is consistent with this land use classification. Zoning. This property has been designated as R-B Residential/Business Transitional in which nursing homes and similar group housing is a listed conditional use. Variances for setbacks and building height are also required to allow for the construction of a 16 room memory care facility and 26 additional assisted living units. A review of the criteria for nursing homes and group housing as found in Section 401.28.E of the Zoning Ordinance is found later in this report. Subdivision. No subdivision or lot combinations are required. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Memory care and assisted living housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirements are 2,500 square feet per unit. The total property currently under control of the owner is 144,574 square feet. With a total of 125 units proposed, the resulting density is 1,156 square feet per unit. As long as the project stays as a memory care and assisted living facility it would meet density requirements of the Zoning Ordinance. The approvals will need to include a provision to assure that the project remains as senior housing and is not converted to non restricted rental housing. Proposed Street Access. The project currently accesses from Oxboro Avenue North which is a Washington County roadway. One access point is currently provided for the property. A second access at the south end of the property will be added with a driveway and turnaround that will provide direct access to the building addition. An access permit will be required from Washington County. Preliminary discussions with the County have indicated there will no issue with obtaining the access. 3 Page 50 of 136 The new driveway and turnaround area have been reviewed by the Bayport Fire Department. The driveway will be 27 feet in width and the radius of the turnaround is 49 feet 6 inches. This will satisfy the Department requirements for emergency vehicle access. The circle in the middle of the turnaround will have surmountable curb and a paved surface. The applicants have asked if the center circle could be landscaped. Sidewalks. The proposed plan provides adequate access from the parking lots via sidewalks to the building entrance. There is a proposed walking path and patio that is internal to the site that will provide outdoor areas for residents. Setbacks. The R-B District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. Additionally, driveways and turnaround areas must be set back 10 feet from the property line. The conditions for approval of nursing homes and similar group house state that building side yards are to be double the minimum requirements for the district. The plans indicate that the existing and proposed building will have a front yard setback of 84 feet, a rear yard setback of 46 feet and side yard setbacks of 56 feet on the south and 25 feet on the north. The building setbacks are all compliant with the Zoning Ordinance. The new southerly access road to the rear of the building will be at least 10 feet except for a portion of the turnaround is five feet from the property line. A Variance from the required 10 foot setback is required. The radius of the turnaround is required by the Bayport Fire Department for access of equipment. For this reason, City Staff does not have an issue with recommending the Variance in that the practical difficulty in achieving the setback is necessitated for emergency vehicle access. Tree Preservation/Landscaping. The applicant has provided a general landscaping plan and plans for tree removal. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer. Lighting. A lighting plan has been provided that includes details for lighting the new driveway, locations of fixtures on the building and a photometric plan. The photometric plan is compliant and all of the proposed fixtures are full cut off utilizing LED fixtures. The heights of the freestanding light fixtures are also compliant with the 25 foot height limit. Signage. The plans indicate a monument sign at the new south driveway. The sign is compliant in height and size. No details are provided as so how the sign will be lit. The sign will need to comply with the sign lighting standards of the Zoning Ordinance when 4 Page 51 of 136 the sign permit is issued. The monument sign will be required to be five feet from the property line. There are no wall signs proposed for the structure. Wall signs would require a sign permit and would need to comply with the standards of the Zoning Ordinance. Parking. The Zoning Ordinance requires the following for elderly or assisted living housing: m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one- half(1/2)space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated. The following required for nursing home or memory care: ee. Sanitariums, Convalescent Home, Rest Home, Nursing Home or Day Nurseries. Four (4) spaces plus one (1) for each three (3) beds for which accommodations are offered and one space designated for emergency vehicles. The plans indicate that there are 86 existing parking stalls, 65 that are underground and 21 that are exterior. Five additional parking spaces are to be added in the turnaround making the overall total at 91 spaces. The parking standards of the Zoning Ordinance require one formula for elderly or assisted living and another for nursing or assisted living. The parking calculations are as follows: 109 Assisted Living Units / Requires one space per unit or 1/2 space per unit if agreed to by the City= 55 spaces required. 16 Memory Care Units / Requires four spaces plus one space for each three beds = 9 spaces required. Total Parking Required=64 spaces The project architect, in his additional project narrative (Exhibit 2) provided background information and a justification why the proposed parking will be adequate to meet the needs of this facility. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. 5 Page 52 of 136 Unit Types. The memory care and assisted living facility will have the following unit types: Existing: 1. A— 1 bedroom = 637 (square feet) 2. 8— 1 bedroom = 770 3. C—2 bedroom =866 4. D- 1 bedroom + Den = 702 5. E—2 bedroom =889 6. F—2 bedroom = 877 7. HC— 1 bedroom =637 Proposed: (All are Assisted Living unless noted otherwise) 1. New Studio =411 (square feet) 2. Unit A— 1 bedroom = 696 3. Unit B- 1 bedroom = 808 4. Unit C— 1 bedroom = 758 (2 Memory Care) 5. Unit D—Studio =544 6. Unit D—Custom = 720 7. Unit E—Studio= 340(Memory Care) 8. Unit F—Studio= 280(Memory Care) 9. Unit G—Studio =401 (Memory Care) The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. The building as proposed will be compliant with these requirements. Architectural Appearance. The application materials include detail elevations and color elevations. The existing building exterior will be updated to match the new construction. The building will feature a stone veneer base with shake siding. The gable roof ends will feature a vertical siding. The plans Indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements. Building Height. The building height of the new structure will be 42 feet to the mid- point of the gabled roof. The R-B District specifies a maximum building height of 35 feet. A Variance is required to vary from the maximum building height. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the height variance is justified. 6 Page 53 of 136 Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the ProPerty 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands,structure or buildings in the same district under the same conditions. e. The request is not a result of non-conforming lands,structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. The request does not create an inconvenience to neighboring properties and uses. City Staff does not see any negative impact created by the request for this Variance. The existing building was constructed over the 35 foot maximum of the R-B District. The structure is not adjacent or visible to low density residential properties and exists in an area that is primarily commercial, high density residential or government uses. The other senior facilities in the community such as Boutwells and Oakgreen Village have been granted building height variances to accommodate structures that are typical of this type of residential facility. R-B, Residential/Business District Standards Section 401.28.E.3 of the Zoning Ordinance provides the CUP standards for allowing this residential use in the R-B District. The standards are as follows: 3. Nursing homes and similar group housing: 7 Page 54 of 136 II a. Side yards are double the minimum requirements established for this district and are screened in compliance with Section 401.15.E. of this Ordinance. Comment: The building setbacks are compliant with this requirement. The turnaround area requires a setback variance. b. Only the rear yard shall be used for play or recreational areas. Said area shall be fenced and controlled and screened in compliance with Section 401.15.E. of this Ordinance. Comment: There is a center courtyard area is mostly surrounded by buildings and features a patio and walking path. c. All signing and informational or visual communication devices shall be in compliance with Section 401.03.G. of this Ordinance. Comment: The signage will be compliant. d. The site shall be served by an arterial or collector street of sufficient capacity to accommodate traffic which will be generated. Comment: Oxboro Avenue North will accommodate the anticipated traffic. e. All State laws and statutes governing such use are strictly adhered to and all required operating permits are secured. Comment: All State licensing and permits shall be required for opening. f. Adequate off-street parking is provided in compliance with Section 401.15.F of this Ordinance. Comment: The parking standards are met. g. One (1) off-street loading space in compliance with Section 401.15.F. of this Ordinance is provided. Comment: There is adequate space on site for off street loading and an emergency vehicle space is provided in the turnaround. h. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission and City Council should review Section 401.03.A.8 related to Conditional Use Permit criteria and determine if there are any issues with issuing the permit. City Staff has reviewed the criteria and has determined the request is complaint. 8 Page 55 of 136 Development Agreement. The applicant will be required to enter into a development agreement with the City if required by the City Attorney. The development agreement shall be subject to review and approval of the City Attorney and City Council. Conditions have been added related to payment in lieu of taxes and emergency services costs via the Bayport Fire Department. These are standard conditions that have also been placed on Boutwell's Landing and Oakgreen Commons senior housing facilities. CONCLUSION /RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional Use Permit—Memory Care and Assisted Living • Variances—Roadway Setback and Building Height 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 9 Page 56 of 136 ii 11. The Planning Commission and City Council shall comment on the final building appearance, colors and materials. The applicant shall provide a materials board to be discussed at the Planning Commission and City Council meetings. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 14. Any other conditions of City staff, the Planning Commission and the City Council. 1 0 Page 57 of 136 � n HclidF EXHIBIT 1 ARCHITECTS October 15,2014 Julie Hultman,CBO City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Heights,MN 55082 RE: Oak Ridge Place Memory Care Addition and facelift Our proposed and approvals we are seeking is for the construction of a 16 room memory care facility and 26 additional assistant living units. This proposal is for a 3 story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling(internal)and for the exterior facelift on the entire existing building. This will consist of new siding,windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. Sincerely, V Michael G.Hoefler,NCARB HAF Architects,LLC 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 WWW.HAFARCHITECTS.COM Page 58 of 136 HAF EXHIBIT 2 GROUP ♦ k C N 1 1 * C l U S i D ! v t l O r / ! N 1 October 27,2014 Project:Oak Ridge Memory Care 6060 Oxboro Avenue North RE:Oak Park Heights—Oak Ridge Place—Conditional Use Permit For Memory Care and Assisted Living,Variances for Setbacks and Building Height—6060 Oxboro Avenue Date October 27,2014 1.) Please provide a fee of$200.00 for the Variances and an additional escrow of$1,000.00. HAF Response:Please find attached the additional fees as requested 2.) Please provide dimensioning on the architectural site plan including setbacks, buildings, parking stalls,drive aisles and the turnaround area. HAF Response:Please find attached exhibit A 3.) Provide the mean ground level of the existing and proposed structure. HAF Response:The mean ground elevation(entrances)is 887.0 feet for both 4.) Provide a floor plan for the parking level. HAF Response:Please find attached exhibit B 5.) Provide building material samples by the time of the Planning Commission meeting. HAF Response:These samples will be provided at the time of the Commissions meeting 6.) Provide a plan for the exterior lighting that will be attached to the building including specifications for the fixtures. HAF Response: Please see attached fixture selected as well as exhibit C indicating the locations of those fixtures. 7.) Provide a justification of why the proposed parking may be allowed to be less than what is required by the Zoning Ordinance. HAF Response:In response to your comment,our review and comments are to clarify our proposal of parking stalls needed.The current parking lot stall count is as follows: Parking—Existing Existing Underground Stalls 65 Existing Exterior Stalls 21 Total Existing Stalls 86 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651.351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM Page 59 of 136 GROUPHAF. ♦ I C N t . I t 1 V I 1 D ! v ! l O r r 1 N r C O N ; : / D C 1 . O N Building Units—Existing Total Units 84 The existing stalls(tenant and employee usage)currently(on a daily basis)is 16 stalls • 9 tenants currently using underground parking stalls • 7 employees currently using underground parking stalls This equates to 49 stalls not currently being utilized. • 15 visitors and employees currently use exterior parking stalls This equates to 6 stalls not currently being utilized. So,to summarize at present time,there are 55 existing stalls that remain vacant on a daily basis. Our proposal(Addition)adds a total of 16 memory care units and 26 assisted care units. We did lose one unit within the existing building due to renovation.Therefore giving us a net increase of 41 units.Please note that 16 are memory care units,leaving only 25 added units total. We feel that past history of existing usage as well as creating additional surface parking (of 16 more) is more than we feel would be required. As well, we provide bus transportation to shopping and appointments for our tenants,of which the average age is 80+years old. 8.) Provide a draft of the storm water maintenance agreement. HAF Response: We understand that this draft will be provided by the city for the developer's acceptance. 9.) Provide additional detailing on the proposed retaining wall including the construction and any fencing that will be required. HAF Response: Please see attached exhibit A indicating the fenced in area. The actual samples of the above will be brought forward to the commission meeting. Note—the retaining wall of which does not exceed 4'-O" in height shall be constructed of Anchor Retaining Wall Systems(cobblestone).Any areas exceeding 30"in height vertically will be provided with a code compliant barrier(fence 10.)Will an access agreement be required from Washington County? HAF Response: A Washington County access agreement will be required for our new entrance onto Oxboro Avenue North(County Road 63).We submitted the application for the access permit on Thursday October 23. 11.)Have the plans been submitted to the Middle St.Croix Watershed Management Organization? HAF Response: The plans and calculations were submitted to the MSCWMO for their approval on Thursday October 23. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PHr 651-351-1760 FAX. 651-430-0180 W W W.HAFARCHITECTS.COM Page 60 of 136 GROUPHAF. A ► C A . . t C 1 V ► ► D ► v I t O • r 1 N : C O N S 1 t V C 1 . C N 12.) Will there be any mechanical equipment that will require additional screening? HAF Response:No,all the equipment will be internal. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM Page 61 of 136 n . ::: ii7: 1.1..."' :: ::1 .... ...., g "1.11, :: V.: ; .": :it a E . 12 :,: :1; .. e. . 11111110111100 i l` f141111111 .:7 ...:::-.- fil -il iii" i Pr t = ;... :: - :if itt 11111111111111111111 I ' A r--- ..... ...L. 0::: #fi .1..,- -- i- . :I! i il ,,,e MI111111111111111111' . I1 311 ! IP ! 11 / 111111 ° i li iliii ill 1; i : ti2ZiWi i! ! ! ! ! ! ! ! X .—, 1-- & 1ic2 40 LTA (.3 0 lig 9 9 I 1 1 II If tiff li ll'I 0114 "I" Vide 11 iilt 1111t1111 C i t Ilil "4 zl t o i 1 I 1 ; I •MN x 41110 Z. ! , MIME II 410 2 ; ilt I I gr441 t 1 43) 1 CO= 1 I 'I Ifi IIIII II I it i i li Ce i 1 d 11 1 r- J1 i RI i ,,.. %.11 1 "1 it I I 1 1: 1 1111 lilli , V101011111 ! 11 i` -' .:., \ , 1 it- - liNflillg i .'. 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F r w :\`•' pl I:: ;'Ai, ; ; t2 414i iy�� Khi ` ;. j 1 i 1 Page 84 of 136 McGRAW-EDISON® e7r9Y DESCRIPTION t The Galleon" LED luminaire delivers exceptional performance in a Catalog# EXHIBIT t�t�HIBIT Type highly scalable,low-profile design.Patented,high-efficiency AccuLED vE 1 • Optics' system provides uniform and energy conscious illumination toIIIIIII walkways,parking lots,roadways,building areas and security lighting Protect applications.IP66 rated. Date Comments Prepared by SPECIFICATION FEATURES Construction be field or factory installed.The easy positioning of fixture during v‘',;1. •- Extruded aluminum driver house side shield is designed to assembly.Designed for pole or enclosure thermally isolated from seamlessly integrate with the SL2, wall mounting.When mounting Light Squares for optimal thermal SL3,SL4 or AFL optics. two or more luminaires at 90°or performance.Heavy-wall,die- 120°apart,the EA extended arm i cast aluminum end caps enclose Electrical may be required.Refer to the arm housing and die-cast aluminum LED drivers are mounted to mounting requirement table on - ,;y. heat sinks.A unique,patent removable tray assembly for ease page 3.Round pole top adapter pending interlocking housing and of maintenance.120-277V 50/60Hz, included.For wall mounting, heat sink provides scalability with 347V 60Hz or 480V 60Hz operation. specify wall mount bracket option. superior structural rigidity.3G Standard with 0-10V dimming. 3G vibration rated. vibration tested.Optional tool- Shipped standard with Cooper less hardware available for ease Lighting proprietary Circuit module Finish of entry into electrical chamber. designed to withstand 10kV of Housing finished in super durable Housing is IP66 rated. transient line surge.The Galleon TGIC polyester powder coat paint, GLEON LED luminaire is suitable for 2.5 mil nominal thickness for GALLEON LED Optics operation in-40°C to 40°C ambient superior protection against fade Choice of 16 patented,high- environments.For applications and wear.Heat sink is powder efficiency AccuLED Optics.The with ambient temperatures coated black.Standard colors optics are precisely designed to exceeding 40°C,specify the HA include black,bronze,grey, 1-10 Light Squares shape the distribution maximizing (High Ambient)option.Light white,dark platinum and graphite Solid State LED efficiency and application spacing, Squares are IP66 rated.Greater metallic.RAL and custom color AccuLED Optics create consistent than 90%lumen maintenance matches available.Consult the 111111 � distributions with the scalability expected at 60,000 hours.Available McGraw-Edison Architectural AREA/SITE LUMINAIRE to meet customized application in standard 1A drive current and Colors brochure for the complete requirements.Offered standard in optional 530mA and 700mA drive selection. 4000K(+1-275K)CCT and minimum currents. 70 CRI.Optional 6000K CCT and Warranty 3000K CCT.For the ultimate level Mounting Five-year warranty. of spill light control,an optional Extruded aluminum arm includes house side shield accessory can internal bolt guides allowing for DIMENSIONS POLE MOUNT -A" I I 21.3/4'1553mmi I .8...._J WALL MOUNT DLC • " I; ' ' r( Ti 1.1 CERTIFICATION DATA UVeUL Wet Location Listed I IIso 9001 10-5/32' I 21.3/4'I553mmI I7'I178mm LM79/LM80 Compliant i256mm) 3G Vibration Rated • JIP66 Rated DesignLights Consortrum^u Qualified` L 6.3/16• _J 1157mml 2-7/16' 161mm) ENERGY DATA DIMENSION DATA Electronic LED Driver >0.9 Power Factor Number of "9"Standard '6'Optional Weight with Arm EPA with Arm' >20%Total Harmonic Distortion Light Squares .A.Width Arm Length Arm Length' lbs.) (Sq.Ft.l 120V-277V 50/60Hz 1-4 15-1/2'(394mm) 7'(178mm) 10'(254mm) 33(15.0 kgs.) 0.96 347V&480V 60Hz -40°C Min.Temperature 5-6 21-5/8'(549mm) 7'(178mm) 10'(254mm) 44(200 kgs.l 1.00 40°C Max.Temperature 7-8 27-5/8'(/02mm) 7'(178mm) 13'1330mm1 54(24.5 kgs.) 1.07 - 50°C Max.Temperature(HA Option) 9-10 33-3/4'(857mm) 7'(178mm) 16'(406mm) 63(28.6 kgs.) 1.12 NOTES:1 Extended arm opton may be required when mounting WI or more fixtures per pole et 90'or 120'.Rater to arm mounting redoremer.I table.2 EPA calculated wet,optional arm*NO, int Cooper Lighting 11,111 AD/1140426 www.designlights.org — 4-0&2715:04:21 by FAA! ° page 85 of 1� GLEON GALLEON LED OPTIC ORIENTATION DRILLING PATTERN TYPE 'N' Street Sde Street Sid° Street Side 374"(19mm) Diameter 2' Hole 151 m m) 7/8"(22mm) \lam , �' CC 1-3/4" �: 11 144mm) v �� `\,a (2)9/16'(14mm) Diameter • Holes House Side House Side House Side Standard Optics Rotated Lett @ 80°(L80) Optics Rotated Right S 90'(R90) OPTICAL DISTRIBUTIONS Asymmetric Area Distributions T2 SL2 T3 SL3 T4FT T4W SL4 (Type II) (Type II with Spill Control) (Type Ill) (Type III with Spill Control) (Type IV ForwardThrow) (Type N Wide) (Type IV with Spill Control) r` MEM P 4:1 —L:1;3— CP 4)- Asymmetric Roadway Distributions Symmerttk Distributions RW T2R T3R 5N0 SMG 5WQ (Rectangular WideType I) (Type II Roadway) (Type III Roadway) (Type V Square Nan-ow) (Type V Square Medium) (Type V Square Wide) Mak as • Ali-- 1W Specialized Distributions AFL SLL SLR (Automotive Frontline) (90'Spill Light Eliminator Leh) (90'Spill Light Eliminator Right) M. ± + -"Mr- ARM "MrARM MOUNTING REQUIREMENTS 4C 90' Configuration 90'Apart 120'Apart GLEON-AE-01 7..Arm Amit 2 5 180° Triple' (Standard) (Standard) I 17'Arrn .' GLEON-AE-02 (Standard) (Standard) : _ Arm ___ ,_Arm `l a �_.._ ,_. GLEON-AE-03 (Standard) (Standard) -—- ,—•�' -: `�' =_,—•—, GLEON-AE-04 7'Arun to Arm l_i _ (Standard) (Standard) 10'Extended Ann 7'Amt GLEON-AE-05 (1 l') I II (Required) (Standard) :.1 GLEON-AE-06 10'Extended Arm 7'Arm (Required) (Standard) 13'Extended Arm 13°Extended Mn GLEON-AE-07 2 120° (Required) (Required) 2 5 90' Triples 13'Extended Arm 13"Extended Arm re_��'— -— —.........- GLEON-AE-08 (Raquraxl) (Required) ^—' __ ;_ �l� 16 Extended Arm 16'Extended Arm '_• —°--- I —" / of ` GLEON-AE-09 (Required) (Required) Pik I-1 o. �1` - GLEON-AE-10 16"Extended Ann 16'Extended Arm i i:: (Required) (Required) {`1.} ,if i!i:I {ia r•t` tx t•x Eaton Eaton a Cooper Lighting lawless. Cooper Lighting 10Cleveland, Ok44Peachtree tree ey City.4 South 04302 p00 Eno Boulevard a 101 H,ge City.W 30269 Spadhcatbns and ADH 140426 United States P.7704864800 drnensions subject to by B.'ieN Eaton con www coo°edightug corn change withal Mice. Page 86 i9f d 27'5'04:21 OLEON GALLEON LED NOMINAL POWER AND LUMENS 11 A) Number of Light Squares 1 2 3 4 5 6 7 8 9 10 Drive Current IA 1A 1A to IA 1A 1A 1A IA 1A Nominal Power(Watts) 56 107 157 213 264 315 370 421 475 528 Input Current @ 120V(A) 0.47 0.90 1.31 1.79 221 2.64 3.09 3.51 3.96 4.41 Input Current B 208V(A) 028 0.51 0.74 1.02 1.25 1.48 1.76 1.99 2.22 2.50 Input Current 6 240V(A) 0.25 0.45 0.65 0.90 1.10 1.30 1.55 1.75 1,95 2.20 Input Current 0 277V(A) 0.23 0.41 0.59 0.82 1.00 1.18 1.41 1.59 1.77 2.00 Optics Lumens 5,272 10,303 15,373 20,313 25,168 30,118 35,618 40,357 45,018 49,842 12 BUG Rating 81-U0-GI 82-U0-G2 82-U0-G2 B3-UO-G3 B3-UO-G4 93-U0-G4 83-U0-G4 B3-U0-G5 B4-UO-G5 B4-U0-G5 V Lumens 5,597 10,938 16,321 21,565 26,719 31,974 37,813 42,844 47,792 52,914 T2R BUG Rating B1-U0-G1 B2-U0-G2 B2-UO-G2 83-00-03 83-00-03 B3-UO-G4 83-00.04 63-U0-G4 84.00-04 B4-00.05 Lumens 5,374 10,501 15,669 20,704 25,652 30,897 36.303 41,134 45,884 50,802 T3 BUG Rating 81-U0-G2 B2-UO-G2 82.00-03 83-110-03 B3-U0-G4 83-U0-O4 83-U0-G5 83-00-65 64-00-05 84-00-05 Lumens 5,493 10,735 16,017 21,164 26,222 31,378 37,110 42,048 46,904 51,930 T3R BUG Rating 81.00.02 61.00-G2 62.00-03 82-00-04 B3-U0-G4 83-UO-G4 B3-UO-G5 83-U0-G5 83-00-05 83-110-05 Lumens 5,405 10,562 15,760 20,824 25,801 30,875 36,514 41,372 46,150 51,096 T4FT BUG Rating 81-00-02 B2-UO-G2 62-U0.03 83-U0-94 B3-10-04 B3-UO-G5 83-UO-G5 83-00-015 83-00-65 B3-U0-G5 - Lumens 5,335 10.426 15,556 20.555 25,468 30,476 36,042 40,838 45,554 50,436 T4W BUG Rating 81-UO-G2 B2-UO-G2 B2-U0-63 83-00-64 133-00.04 83-U0-05 83-00-05 B4-UO-G5 84.00-05 B4-U0-G5 Lumens 5263 10,285 15,347 20278 25,124 30,066 • 35,558 40.288 44,940 49,756 SL2 BUG Rating 81-00-02 B2-UO-G2 82.00-63 133-00-03 83-UO-G4 83-U0-G4 83-UO-G5 83-U0-G5 B4-UO-G5 84.00-G5 Lumens 5.373 10,500 15,667 20,701 25,649 30,693 36,298 41,128 45,878 50,794 51.3 BUG Rat'ng 81-UO-G2 82-00-G3 82.00-G3 83-00-64 83.00.64 B3-UO-G4 83-U0-05 B3-U0-G5 83-00-05 B3-UO-G5 Lumens 5,105 9,976 14.886 19,869 24,370 29,163 34.488 39,078 43,591 48,262 SL4 BUG Rating B1-U0-G2 81-UO-G3 81-U0-G3 82-00-04 62-U3G4 212-110-65 83-U0-G5 63-00-G5 63-U0G5 B3-U0-G5 Lumens 5,542 10,830 16.160 21.352 26,455 31.658 37,439 42.421 47,320 52,392 5940 BUG Rating 82-U0-G1 83.00-G1 B3-U0-G2 64-00-02 84-00-02 B5-U0-G2 85-00-03 65-00-G3 85-U0-G3 BS-UO-G4 Lumens 5,644 11,029 16,457 21,745 26,942 32,241 38.126 43.202 48.191 53,356 5M0 BUG Rating 83-00-01 84-UO-G2 B4-U0-02 85-UO-G3 85-U0-G3 85-U0-G4 615-00-04 65-00-04 85-00.64 85-00-05 Lumens 5,659 11,059 16,501 21,803 27.014 32,327 38,230 43,317 48.320 53,498 5WO BUG Rating 133-00-61 84-U0-62 B4-00-62 85-00-63 65-00-G4 B5-U0G4 B5-U0-G4 65-00-65 B5-0005 85-U0-65 Lumens 4,722 9.227 13,767 18.191 22,539 26,971 31,897 36,141 40,315 44,635 SLL/SLR ` BUG Rating 81-00-62 81-UO-G3 82-U0G3 B2-UO-63 83-00-64 83-00-04 83-UO-G5 B3-U0-G5 83.1)0-05 63-1)0-65 Lumens 5,492 10,732 16.014 21,159 26,216 31,372 37,101 42,038 48,893 51.918 RW ,,BUG Rating B2-00-61 B3-U0-G1 64-00-02 84-U0G2 84-00-02 85-U3G3 65-U0-G3 B5-U0G3 (35-UO-G4 854)0-04 Lumens 5,512 10,771 16,072 21,236 26,311 31,486 37,236 42.191 47,063 52,107 AFL BUG Rating B1-UO-G1 B1-00-61 B2-U0-G2 82-00.02 133-UO-G3 83-0003 83-00-03 63-00-63 B3-U0-G3 83-00-64 •Nomlrui data for 400DK COT. Eaton Eaton's Cooper Lighting Busmen Cooper Lighting 1000 Eaton Boulevard 1121 HplrWey 74 South tie eland.OH 44122 Pesdruee Cry,GA 30269 Specifications end ADH140426 United States P.770486-4800 61tensions subiest to by F•A•N Eaton corn oo n cooperhghtng<or- lunge With0.n nonce Page 8720{` 7 15:04:21 GLEON GALLEON LEO NOMINAL POWER AND LUMENS (700MA) Number of Light Squares 1 2 3 4 5 6 7 8 9 10 Drive Current 700m4 700mA 700mA 700mA 700mA 700mA 700mA 700mA 700mA 700mA Nominal Power(Watts) 38 72 105 138 176 210 243 276 314 348 Input Current 8 120V(A) 0.32 0.59 0.86 1.14 1.45 1.72 2 2.28 2.58 2.85 Input Current 0 208V(A) 021 0.36 0.51 0.67 0.87 1.02 1.18 1.34 1.53 1.69 Input Current O 240V(A) 0.19 0.32 0.45 0.59 0.77 0.90 1.04 1.18 1.35 1.49 Input Current 8 277V(A) 020 029 0.40 0.51 0.89 0.80 0.91 1.02 1.20 1,31 Optics Lumens 3,854 7,531 11237 14,847 18,395 22,013 26.033 29.497 32,904 36,430 T2 BUG Rating B1-U0-G1 81-U0-G2 B2-U0-G2 B2-UO-G2 83-UO-G3 83-00-63 B3-UO-G4 63-U0-G4 B3-U0-G4 83-U0-G4 Lumens 4,091 7,995 11,929 15,762 19,529 23,370 27,638 31,316 34,932 38,876 T2R BUG Rating 81-1)0-61 61-U0-62 82-00-62 82-00-62 83-00-03 83.1)0.63 83-1)0-63 83.1)0-64 83-U0-G4 83-1)0-64 Lumens 3,928 7,676 11,453 15,133 18.750 22,437 26.534 30,065 33.537 37.132 T3 BUG Rating B1-UO-G1 81-00-62 82-1)0-62 B2-U0-G3 B3-1.10-63 83-UO-G4 B3-U0-64 83-U0-64 83-10-G4 B3-U0-05 Lumens 4,015 7,846 11,707 15,489. 19,166 22,936 27,124 30.733 34,283 37,957 T3R BUG Rating 61-U0-G1 81-1)0-62 82-U0-62 B2-U0-G3 02-00-63 83-00-G4 83-00.64 63-U0-64 B3-U0-G5 83-00-65 Lumens 3,951 7.720 11,519 15,221 18,858 22.587 26,688 30,240 33,732 37,347 T4FT BUG Rating 81-U0-G1 614)0-02 82-00-62 62410-G3 B2-UO-G4 B3-U0-G4 83-1)0-64 83-00.65 63-U0-65 83-00-65 Lumens , 3,900 7,620 11,370 15,024 18,615 22,276 26.343 29,849 33296 36,884 T4W - BUG Rating 81-00.61 81-1)0-62 82-1)0-62 82-00-63 83-00-64 63-1)0.64 83-00-64 83-00-65 B3-U0-G5 83-U0-G5 Lumens 3,847 7,518 11,217 14,821 18,364 21,975 25,988 29,447 32,847 36,368 SL2 BUG Rating 81-U0-G1 81.00-62 82-1)0-03 82.00-63 83-00-03 83-1)0.64 83.1)0.64 133-U0-04 63-1)0-64 83-U0-65 Lumens 3,927 7,675 11,451 15,131 18,747 22,434 26,531 30,061 33,533 37,126 SL3 BUG Rating 81-00.61 61-1)0-62 82-10.63 82-1)0-63 82-00.63 63-00-64 83-1)0-64 63.00-64 83-1)0-65 83-00-65 Lumens 3,731 7,292 10,880 14,378 17,812 21,315 25,208 28,582 31,861 35,275 $L4 BUG Rating 81-00.62 81-00-G2 81-1)0-63 B1-U0-63 82-U0-G4 82-U0-G4 82-1)0-64 82-1)0-65 82-00-65 63-00-65 Lumens 4,051 7,916 11,811 15,606 19,336 23,139 27,365 31,006 34,587 38,294 6N0 BUG Rating 82-110-61 83-00-61 83-U0-31 83-U0-G2 B4-U0-G2 84-00.62 84-00-62 85-00.62 B5-U0-63 85-1)0-63 Lumens 4,125 8,062 12,029 15.894 19,692 23,585 27,869 31,577 35,224 38,999 5MG BUG Rating B2-UO-61 83-U0-62 84.1)0-32 64-U0-G2 84-1)0-62 85-1)0.63 85-U0.63 85-10-63 85-10-G4 85-U0-G4 Lumens 4,136 8,083 12,081 15,936 19,745 23,628 27,943 31,661 35,318 39,103 5W0 BUG Rating 63-U0-G1 83-00-62 134-U0-32 134-1.10-62 85-1)0-03 85.00.63 135-L10-G4 65-00-64 85-00.64 85-U0-G4 Lumens 3,451 6,744 10.063 13,296 16,474 19,714 23,314 26,416 29,467 32,625 SLUSLR BUG Rating 81.00-31 814)0-62 61-U0-63 62-1)0-63 62-110-63 62-U0-G4 63-00-64 83-00-64 83.00.65 83.1)0{35 Lumens 4,014 7,844 11,704 15,465 19,162 22.930 27,118 30,72634,274 37,948 RW - BUG Rating 82-U0-01 83-U0-G1 83-00-62 84-1)0-G2 B4-U0-G2 84-UO-G2 64-00-62 65.1)0-63 65-00.63 85-1)0-63 Lumens 4,029 7,873 11,747 15,522 19,231 23,014 27,216 30,838 34,399 38,086 AFL BUG Rating Bt-UO-G1 B1-U0-G1 62-U0-G2 B2-00.62 82-00-62 83-00.62 83-U0-G3 63-00-63 83-00-63 83-U0-63 •Nominal data for 4000K CCT. Eaton Estee's Cooper Ltgbtln6 Business Econ boulevard 1121 Highway 74 South Cooper Lighting 1000Ec OH 44722 PouMaeeC4y,W302C9 Spadrcs:iouentl ADH740426 United Slates P.7704864800 danensans subject to p)q,pg,Sb� by E.'=aN &on corn www.000petlghtingcbn. Manes usihar make Page 88207 l 7 15:04:21 GLEON GALLEON LED NOMINAL POWER AND LUMENS(530MA) Number of Ugh Squares 1 2 3 4 5 6 7 6 10 Drive Current 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA Nominal Power{Watts) 30 54 80 105 130 159 184 209 234 259 Input Current 0 120V(A) ' 0.25 0.45 0.66 0.86 1.07 1.32 1.52 1.72 1.93 2.14 Input Current 0 208V(A) 0.17 0.26 4 0.39 0.51 0.63 0.78 0.9 102 1.14 1.26 Input Curmnt 6 240V(A) 0.17 0.25 0.35 0.45 0.55 0.70 0.80 0.90 100 110 Input Current a 277V(A) 0.19 0.24 0.32 0.40 0.49 0.64 0.72 0.80 0.89 098 Optics Lumens 3,079 6.017 8,978 11,862 14697 17,588 20,800 23,567 26,289 29.106 T2 BUG Rating B1-UO-G1 81-U0-G2 B2-U0-G2 82-110-02 82-U0-G2 83.00.03 83.1)0.03 B3-UO-G3 83-L10-04 83-1)0-04 Lumens 4 3,269 6,388 9,531 12,593 15,603 18,672 22082 25,020 27,909 30,900 T2R BUG Rating B1-UO-G1 81-1)0-01 81-1)0-G2 62-U0-G2 82-1)0-62 62-U0-G2 B3-U0-G3 63-U0-G3 B3-U0-83 83-U0-64 Lumens 3,138 6,133 9,150 12,091 14,980 17,926 21,200 24,021 26,795 29,867 T3 BUG Rating 61-U0-G1 -. 81-1)0-02 132-U0-G2 B2-U0-G2 62-UO-G3 83-1)0-63 63.110-63 93-1)0-04 83-1)0-G4 B3-UO-G4 • Lumens 3,208 6.269 9.354 12,359 15,313 18,325 21,871 24,555 27,390 30,326 T3R BUG Rating 61-U0-G1 B1-U0.02 81-UO-G2 B2-UO-G2 82-U0-G3 82-U0-03 82-1)0-04 63-00-64 83-00.64 83-U0-G4 Lumens 3,156 6,168 9,203 12.161 15,067 18,030 21,323 24.160 26,950 29,839 T4FT BUG Rating 81-1)0-G1 B1-UD-G2 81-110-02 82-1)0-02 B2-UO-G3 82-U0-G3 63-UO-G4 83-1)0-64 83-1)3-04 83-U0-65 Lumens 3,116 6,088 9,084 12,004 14,872 17,797 21,047 23,648 26.802 29,453 T4 W BUG Rating 81-U0-G1 81.1)0.62 62-U0-n2 52-U0-G2 82-110-G3 83-1)0.63 B3-1)0-04 03-U0-G4 B3-U0-04 83-00.05 Lumens 3,074 8,006 8,962 11,842 14,872 17,558 20,764 23,527 26,244 29,056 SL2 BUG Rating 81-U0-G1 61-1)0-G2 82-1)0.02 82-U0-63 B2-U0-03 83-1)0-03 83-1)0-03 83-10-G4 83-1)0-64 133-U0-G4 Lumens 3,138 6,132 9,149 12,089 14,978 17,924 21,197 24,018 26,791 29.662 SL3 BUG Rating B1-U0-G1 B1-U0-G2 81-00-62 B2-UO-G3 82-1)0-03 82-U0-G3 83-00.04 63-00.04 B3-U0-64 63-U0-54- Lumens 2,981 5,825 8,893 11,486 14.231 17,030 20,140 22,820 25,456 28,184 SL4 BUG Rating 80-1)0-01 131-1)0-62 61-00-63 B1-U0-G3 B1-U0-G3 82-10.63 132-1)0-04 82-1)0-G4 B2-U0-G4 82.00-05 Lumens 3,236 6,324 9,437 12,459 15,449 18,487 21,883 24.773 27,634 30.595 5N0 BUG Rating 81-00-GO B2-U0-G1 B3-U0-(31 B3-UO-G2 83-U0-G2 , 84-U0-G2 84-1)0-02 B4-U0-G2 64-1)0.02 85-U0-G2 Lumens 3,296 6,441 9,610 12,698 15,733 18.828 22.266 25,229 28,142 4 31,158 SMO BUG Rating 82-U0-G1 83-1)0-61 83-1)0-02 84-1)0-02 B4-U0-G2 B4-UO-G2 B5-U0-G3 85-00-03 85-00.63 85-U0-G3 Lumens 3,305 6,458 9,636 12,732 15,775 18,878 22,325 25,296 28,217 31,241 6WQ BUG Rating 82.00-01 83-U0-G2 84.1)0-02 64-U0-G2 64-1)0-02 85-00-03 B5.1)0-G3 85-U0-G3 85-U0-G4 85-1)0-04 Lumens 2.757 5,388 8,040 10,823 13,162 15,751 18,627 21,105 23,543 26,085 SLUSLR BUG Rating B1-L10.61 B1-U0-G2 81-1)0-62 131-1)0-63 82-U0-G3 B2-U0-G3 B2-U0-G3 B2-U0-G4 B3-U0-G4 83-1)0-64 Lumens 3,207 6,267 9.351 12,356 15,309 18,320 21,686 24,5.49 27,384 30,319 RW BUG Rating 132-1)0.01 83-1)0-61 83-UO-G1 B3-U0-G2 64-U0-G2 B4-U0-G2 84-U0-G2 B4-U0-G2 B4-U0-G2 B5-U0-G3 Lumens 3.219 8,290 9,385 12,401 15,385 18,387 21,745 24,638 27,484 30,429 AFL BUG Rating B1-UO-G1 81-U0-G1 81-1)0-01 82-UO-G2 B2-U0-62 62-U0-62 62-UO-G2 83-U0-G2 83-1)0-G3 B3-UO-G3 •Nominal data for 4000K CC?. Eaton Eaton's Cooper LgMing Susie.... Cooper Lighting000 Eaton 1121 H,ytway 14 South Cleveland.OHH 44122 Peadmee Ciry.GA 30269 Speohcations end ADH140426 byUnted States P.7704864300 drrnensiens subiec;to FAA! Eaton rum rv..wcnoperlgheng cam change vnthout notice. Page a fdlefo13615:0421 GLEON GALLEON LED LUMEN MULTIPLIER LUMEN MAINTENANCE Ambient Lumen Multiplier TM-21 Lumen Temperature Ambient Maintenance ThaonHcal 1.70 0°C 1,02 Temperature (Hours)Hours) (Hours) 10°C 1.01 25'C >94% >350,000 25'C 1.00 40'C >93% >250,000 40'C 0.99 50'C >90% >170,000 w. 50'C 0.97 ORDERING INFORMATION Sample Number:GLEON-AE-04-LED-E1-T3-GM-700 Product Family' Light Engine Number of r Lamp Typo Voltage Distribution Mounting Light Squarer 9 Color GLEON=Galleon AE=1A Drive 01=1 LED=Solid State E1e120-277V 72=Type 0 AP=Grey (Blank)=Arm for Round or Current 02=2 Light Emitting 347=347V' T2R=Type II Roadway BZ=bronze Square Pole 03=3 Diodes 480=d80V'• T3=Type 81 BK=Black EA=Extended Arm' 04a4 T3R-Type 111 Roadway DP=Dark Platinum MA=Mast Arm Adapter• 05=5 TIFi=Type IV Forward Throw GM=Graphite Metallic WM=Wall Mount 08=6 T4W-Type IV Wide WH=White 07=7 SNQ==Type V Narrow 08=6 6MQ=Type V Square Medium 09=9 5WQ=Type V Square Wide 10=10 SL2-Type II w/Spill Control SL3=Type 111 w/Spill Control SL4=Type IV w/Spill Control SLL=30•Spill Light Eliminator Left SLRa90•Spill Light Eliminator Right RW=Rectangular Wide Type I AFL=Automotive Frontline Options(Add as Suffix) Accessories(Order Separately) 2L=Two Circuits'• OAIRA101SsNEMA Photocontrol Multi-Tap-105.285V 7030=70 CRI 3000K• OA/RA1027=NEMA Photocontrol-480V 7060=70 CRI 6000K' OA/RA1201=NEMA Photocontrol-347V 530=Drive Current Factory Set to 530mA" 0A/RA1013=Photocontrol Shorting Cap 700=Drive Current Factory Set to 700mA" 0A/RA1014=120V Photocontrol F=Single Fuse(120.277 or 347V.Must Specify Voltage) MA1252=10kV Surge Module Replacement FF-Double Fuse(208,240 or 480V.Must Specify Voltage) MA/036-XX=Single Tenon Adapter for 2-3/9'0.0.Tenon P=8utton Type Photocontrol(120,208,240 or 277V) MA1037-XX=2@180•Tenon Adapter for 2.3/8"0.0.Tenon PER7=NEMA 7-Pin Twistiock Photocontrol Receptacle MA1197-XX=380120°Tenon Adapter for 2.38"0.0,Tenon R=NEMA Twistiock Photocontrol Receptacle MA11V8-XX=48490•Tenon Adapter for 2.38"0.0.Tenon HA=50•C High Ambient• MA1189-XX=2@90•Tenon Adapter for 2-38"0.0.Tenon MS/DIM-L08=Motion Sensor for Dimming Operation,Maximum 8'Mounting Height"""" MA1190-XX=3890'Tenon Adapter for 23/8"0.D.Tenon MS/DIM-L20=Motion Sensor for Dimming Operation,9'-20'Mounting Height"•"'•" MA1181•XX=2@120'Tenon Adapter for 2-3/8"O.D.Tenon MS/OIM-L40=Motion Sensor for Dimming Operation,21'-40'Mounting Height""_'4" MA1038-XX=Single Tenon Adapter for 3-1/2'0.D.Tenon MS/X-LOBaBi-level Motion Sensor,Maximum 8'Mounting Height"""."" MA1039•XX=2 @ 180°Tenon Adapter for 3-1/2"O.D.Tenon MS/X-L20=8i-Level Motion Sensor,9'-20'Mounting Height"^L'i".n MA1192•XX-3@ 120°Tenon Adapter for 3-112.O.0.Tenon MS/X-L40=8LLevel Motion Sensor,21'-40'Mounting Height",'L""." MA1193•XX=4890'Tenon Adapter for 3-112"O.D.Tenon MS-LOS=Motion Sensor for ON/OFF Operation,Maximum 8'Mounting Height""•'L" MA1194-XX=2490'Tenon Adapter for 3-1/2"0.D.Tenon MS•L20=Motion Sensor for ON/OFF Operation,9'-20'Mounting Height tL"'L" MA1195-XX=3@90•Tenon Adapter for 3.1/2"0.0.Tenon MS•LAO=Motion Sensor for ON/OFF Operation,21'-40'Mounting Height"•'Ln•" FSIR•100eWireless Configuration Tool for Occupancy Sensor" DIMRF-LW=LumaWatt Wireless Sensor,Wide Lens for 8'-16'Mounting Height" GLEON-MT1=Field Installed Mesh Top for 1-4 Light Squares DIMRF-LN=LumaWatt Wireless Sensor,Narrow Lens for 16'-40'Mounting Height" GLEON-MT2"Field Installed Mesh Top for 6-6 Light Squares L90=Optics Rotated 90•Left GLEON-MT3=Field Installed Mesh Top for 7-8 Light Squares R90=Optics Rotated 90•Right GLEON-MT4=Field Installed Mesh Top for 9.10 Light Squares MT=Factory Installed Mesh Top LS/HSS=Field Installed House Side Shield"a TH=TooI.less Door Hardware LCF=Light Square Trim Plate Painted to Match Housing" HSS=Factory Installed House Side Shield" Neta: 1.Datgnlighta Consortium"Oualifled,Refer to www,designtrghts,org Qualified Products List under Family Mode"for details. 2-Standard 40008 CCT and minimum 70 CRL 3.Require the use of a step down transformer when combined with MS/DIM,MS/X or RIMAE. 4.Not to be used with ungrounded systems. S.May ha required when two or more luminaires are oriented on a 80'or 120'drilling pattern.Refer to arm mounting requirement table. S.Factory installed. 7 21.is not available with MS,MS/X or MS/DIM at 347V or 480V.2L in AE.02 through AE-04 requires a larger housing,normally used for AS05 or AE-08.Extended arm option maybe required when mounting two or more fixtures per pole at 00'or 120'.Refer to arm mounting requirement table. L Not available with Lun,aWan wireless sensors. 8.Extended lead times apply.Use dedicated IES files for 3000K and 8000K when performing layouts.These files ars published on the Galleon luminaire product page on the wahine. 10.1 Amp standard.Use dedicated 1ES files for 530mA and 700mA when performing Iayouta.Tnese tela are published on the Galleon lmlinaire product page on the website. 11.Consult factory for more information. 12.Utilizes internal asap down transformer when 3471/or 4811V is selected. 13 The FSIR-100 accessory Is required to odium parameters. 14 Not available with NA option. IS.Replace X with number of Light Squares operating in low output mode. It LumeWon wireless sensors are factory installed only requiring network components RF.EM1,RF-GW1 and RF•ROUTt in appropriate quantities.See www.cooparlighting.com for LurneWan apPlicefon information. 17 Not available with house side shield II1S91. tL Only for use with 512.51.3.81.4 end AR.distributions.The Light Square trim plate is painted bledr when the 4155 option is selected. fe.This tool enables adiusernent of parameters including high and low modes,sensitivity,time delay,cutoff and mon.Comuh your Eaton's Cooper Lighting business representative for additional deter 30.On.required for fie dt Light Square. Eaton Eaton's Cooper Lighting Business Cooper Lighting 1000 Eaton Boulevard 1121 Highway 74 South Cleveland.OH 44122 Peachtree City,GA 30269 Specifications and ADH 140426 feta E:TeN tinned States P nolefitw eo dimensions to Page 9QD4#-a9?F'i Faron.com www.cooPertightmg cora dtange without notice 1,6,4:21 : :E I LL.. ::i:: gi u._: :•. , 7. :IE 1 0 1011111111111 IIIIII 6 1 :::: I 0 - ..: j , t 11•1010, = ,..... ....;_ ... .: m; :-... - . :. 1 li clE i 0 ._ ::: . ,„ ,.,. .: g 4.4 4, : IfiffillIIIIIIIIIIIIIIII U '' 1 • • ., i 04 (4tZ g . I .,.!.:e,..•: .. 1 !I 0 iffillionii if .4 I it 111114,•' .1.,...111.1 .;1 I III I ' Oil') li, i ii, 1 twkl ithilillniiii , 1 ,, -, :-.. ,-- 1 — il III -j ! . : r I *---' LW 17. 11,11 - J t C:eit e D 82 83 83 tl T ..:__. i .,: .41, = 9) .. ougi ,..,,,ffili . , ; ,. , ,i..= i 82 82 83 83 ty 13 134.11_ .013_ Mt' °CP. rill HAT= . . ---i----- 13 t 0 goo t: 009 k A • '— • t:n `"' °6. l-r•TI nt: nal 1111 `of 11-4.7e. •dir 1 , ,,, . ,,, in m al % , .. i.__ _ _ ft if ii- "SU lir ..1j111 or -:- c-ig -.-- Net- ,....- -il ) • 1 4 . . \ • ck. \ \ - . 1‘. ..),, . )j ...,..., F t \ 4 \•Ito..., 1: ,-,,a. ,y ..). ; • , • '4 '",,i,v• ".1.4' . ' ill / , ,\Ili, ,,... '41%,.io 40`./e, - • , / A,•..<5. '„42,r, ... / ' / .- / - ' ... ,... \- , • c(• sto,IF„.. *kip #.) . I: ,./,.." •• b. \ ' t /' 1 0 , ---„, - . /- e" \ I =• 0 ,...r. . ,. , d _,..t, (0 /"...------ I \\,.. ii , 1# \ 1 1 1 age 91 of 136 EXHIBIT 2 8 October 30,2014 Mr.Eric Johnson Page 1 of 2 October 30,2014 File: 193800151 Attention: Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. N P.O. BOX 2007 Oak Park Heights, MN 55082 Reference: Oak Ridge-Memory Care Addition-Plan Review Dear Eric, We have reviewed the site Development plans for the Oak Ridge Memory Care Addition as submitted by James R.Hill Inc.on October 15,2014. Following are our initial comments and/or recommendations. Sheet 2.10-Existing Conditions 1. Clearly identify existing sewer service locations from the mains to the building. 2. Existing 4"water services have been replaced within the ROW. See attached Draft As-Built sheet. Sheet 4.10-Final Gradina, Drainage and Utility Plan 1. Concrete commercial driveway apron shall be provided at the proposed entrance location,and shall be installed per City standard detail. 2. Coordinate with Washington County the proposed driveway entrance connection to the Oxboro Avenue N.alignment. Construct per City standard detail. 3. City staff to be present onsite for connection to city storm sewer. 4. Provide a Maintenance Agreement for the proposed Underground Storm water System. 5. Be sure not to encroach on storm water easement with construction of westerly retaining wall. Sheet 6.10-Details 1. Add the following City Standard Details: a. STR-7 /PEDESTRIAN CURB RAMP DETAILS b. STR-8/CONCRETE DRIVEWAY APRON-COMMERCIAL c. STR-30/CONCRETE CURB REPLACEMENT DRIVE LOCATION (CONCRETE D/W APRON) Page 92 of 136 General Comments 1. Provide record plans or as-built drawings following project completion. Storm water Comments See attached Memo. If you have any questions or require further information please call me at (651)967-4619. Regards, STANTEC CONSULTING SERVICES INC. t4/14.1 Cristina M.Mlejnek, P.E. Attachments: OPH Oak Ridge Memory Care Addition Stormwater Review Memo Draft As-Built (Washington County Campus City Utility Imp.Sheet U6) OPH City Standard Detail STR-7 OPH City Standard Detail STR-8 OPH City Standard Detail STR-30 c. Andy Kegley-Oak Park Heights Scott Richards-The Planning Company LLC Julie Hultman-Oak Park Heights Mike Isensee-MSCWMO Page 93 of 136 Stantec Memo To: Cristina,Mlejnek From: Nathan Warner Stantec Consulting Services Inc. Stantec Consulting Services Inc. File: 193800151 Date: October 29, 2014 Reference: Oak Park Heights Oak Ridge Memory Care Addition Stormwater Review This memo summarizes the review of materials submitted on 10/16/14 by James R.Hill,Inc., for the Oak Ridge Memory Care Addition. The submittal was reviewed for compliance with the policies of the City of Oak Park Heights Local Surface Water Management Plan and the Middle St.Croix Watershed Management Organization. The site will need to comply with the runoff rate,runoff volume,and water quality policies of the LSWMP and MSCWMO. The following materials were reviewed as part of the submittal: • Site Plans • Existing and Proposed Drainage Maps • HydroCAD Drainage Summary Runoff Rate i. The peak runoff rate for proposed development shall not exceed the existing rate for the 2,10,and ioo- year rainfall events.The proposed development meets this requirement. 2. Drainage maps should be modified to include contours and land use over the entire drainage area. Runoff Volume 1. Per the City's LSWMP,infiltration standards for proposed projects are based on the Middle St.Croix Watershed Management Organization's Watershed Management Plan. The applicant shall work through the review process with the MSCWMO to ensure all standards are being met. 2. Based on the proposed impervious surface area,an infiltration volume(1/z"over impervious area plus 1/4" over area with compacted soils)of 1,960 cubic feet is required.The 48"perforated HDPE underground storage trench provides for an infiltration volume of 2,055 cubic feet. The applicant shall provide soil information(soil borings,if available)and any other relevant information to ensure that infiltration is a feasible option. Water Quality 1. Per the MSCWMO standards,stormwater must be treated prior to discharging into a water body.A grassed swale and underground storage trench are used to provide water quality treatment on this site. 2. There are no current requirements regarding TP and TSS removal.Storm water detention ponds should be designed to NURP standards.There are no storm water detention ponds on the proposed development. Design with communtty in mind Page 94 of 136 Stantec October 29,2014 Cristina,Mlejnek Page 2 of 2 Reference: Oak Park Heights Oak Ridge Memory Care Addition Stormwater Review Stantec Consulting Services Inc, Nathan Warner Phone:651-604-4754 Nathan.Warner@stantec.com Design with community In rind Inc r.\client\municipal\ook park heights ci mr\55 privoie\oaK edge addition 2014\opft oakrldgememoryCare stormwatermemo_102914.docx Page 95 of 136 il ,1 i '7�AIIIHIY7Wtaws AW11eK7MhM MAWaka a ! f d i x.,� .` gwUMAOMWl MUM Hp JAM°u !ol6UNUM EIOZ I lip 110 1 II Y �— •==- rsw NW%IOW lied WO I tiliiP a s § 1 1 E 2 Y _ - W — Sp Pitg gE Q ;1 =y 1 c. I mu Cl - . 1 ■ Yai.ww. «wa..rs¢,..�.ayr..w,•r.�,w -__ M _, f j IL—r.-1 4 �' i i Okgf : I*1 310 .• •a • -1-----7.- -���k ta` I. 1 C. o 1 :`' ,yam` �,. ��° mum ..T —___..._ \.....-_._-_.. -_ _._ - YN y rFI 1 yl r. ilii F f i*a �jti 'rte 0 �,!_° _ MN ii ewe .3411 LI Ir (-_..a ; air_- •1 i 1 g ilia tgt b �_ 1s TATI I .- o CZ m VI g% 36 I 1 1f11l111IIIIIIIII®‘ 0 It i) 11/111111111111[1.1L11 I I IJ 11 1 1 11 11 1111 3 W _ ♦ .! Ea 1 i "fl lel 1.1 I 1 I_I I.l_l l 1.11 1 z I . P ta` ai�� r�1 l•ennnnaauuaua Ili Q 1 1 ,E■ !fig il 411.11k 1. 0 it I.. fry i C�rt.�� omem �M W il 1 Y� 'a r IIIIiIIIlII1lIlI!!1!1 i1Ji ! 1. .�._ n c0 db 0 ! moi A 1 d i , 111111H11111111IIII I k i 1 I 11114.0 — M _11;1 i �, uu1lIIW1l11111 I .1 # i 10110 : g _,, .m... 1.....s.... bwrosaatemel .1i igi.jsJIB Ig. t , IS 1-1-la- � ` — 11 1/11111 6I i a - � a l /II/Ia l Id ..M I !`Ri j r !s is i �iiE el 1! $Xia 4. . K i w a /ii § 1 s § 1 g Ie 1 r.L3Pwaa rx+"""""'"*"1376;1361115r" Variable A - 1 Q ADA required truncated dome per Mn/DOT std. plate 7036F St 1.....i.. .... uz 24"A iliAr , Face of 0 V el- 3.0 Curb Match Existing Width A+I PLAN Round all sloped Top of Curb intersections r - _/ M Variable Match Existing 3.0' Width 3.0' Variable SECTION B-B 8" Varies 4'-0" Design Street Grade 1 / Bituminous t- .4:_ _ Max 50:1 [Pathway r M • 20:2 Concrete Sidewalk 6" Concrete —4"Aggregate Base SECTION A-A Concrete curb&gutter PEDESTRIAN CURB RAMP LAST ` 1ON` DETAILS February 2014 4 Stantec ( PLATE NO. OAK PARK HEIGHTS, MN STR-7 .—_ ,. Page 97 of 136 CONCRETE SLAB SHALL BE 7" THICK, CONCRETE APRON SHALL BE CONSTRUCTED ON 4" COMPACTED CLASS 5 GRAVEL BASE (SEE SPECIFICATIONS) 3/4" PER FOOT 18" VARIABLE 10' OR R.O.W. LINE, WHICH EVER IS GREATER 1 VARIABLE GRADE 7" CONCRETE PAVEMENT 4" CLASS 5 BASE SECTION A-A INCIDENTAL TO APRON NO SCALE POUR CURB INTEGRAL PAYMENT AREA WITH CONCRETE SLAB AS SPECIFIED A A EXPANSION JOINT (TYP) \\\ PLAN NO SCALE LAST REVISION: CONCRETE DRIVEWAY APRON COMMERCIAL March 2008 Stantec PLATE NO. OAK PARK HEIGHTS, MN STR-8 Page 98 of 136 I \ REMOVE EXISTING CURB DAMAGE EXIS f 1NG (MINIMUM ONE PANEL) DRIVEWAY REMOVE EXISTING CONCRETE DRIVEWAY SURFACE EXISTING CONCRETE CURB &GUTTER - _ ._ 1BACK OF CURB •i a +. • a' d + • . . a a • I. a. • \ ,://:// • A * a ", * •* / LO A' • . CONTRACTION ]DINT (TYP.) 2' ONE PANEL 2' MIMIMUM REMOVE EXISTING EXISTING NON-WEAR BITUMINOUS BITUMINOUS SURFACE c. EXISTING ROADWAY D428 CONCRETE CURB &GUTTER FELT EXPANSION JOINT c. SAWCUT SAWCUT akar 441.. • EXISTING DRIVEWAY 6" CONCRETE DRIVEWAY 1 1/2" TYPE LV3 NON-WEAR BITUMINOUS PATCH EXISTING 1 1/2" NON-WEAR SECTION BITUMINOUS BASE l / CONCRETE CURB REPLACEMENT LAST REVISION: 5 DRIVE LOCATION March 2004 Stdllt£?'C (CONCRETE D/W APRON) PLATE NO. OAK PARK HEIGHTS, MN STR-30 Page 99 of 136 ENCLOSURE 3 - City of Oak Park Heights • To: Planning Commission From: Julie Hultman,Planning&Code Enforcement Date: November 7,2014 Re: 2015 Meeting and Council Representation Schedule Amendment The proposed 2014 Planning Commission meeting calendar and commission representation schedule is attached. The calendar has been created to meet the schedule established by the Planning Commission Bylaws,scheduling its meeting the 2"d or 3'd Thursday of the month,so that it follows the first regular City Council meeting of the month. The commission representation schedule continues the rotation that has been followed in 2014. The Commissioner noted on the schedule for a month is designated as the Commission representative to the City Council meeting in that month. This meeting is typically the Council meeting following the Planning Commission meeting. The Commission should review the meeting dates and representation schedule and move to approve it as presented or with amendment from the Commission. Thank you. Page 100 of 136 2015 OAK PARK HEIGHTS PLANNING COMMISSION JANUARY FEBRUARY 111111131 T W ®®11:11 " b 161111 0 8 9 10 1 12 3 14 ®®®11131131031 17 15 16 17 18 19 20 21 I 18 19 20 ®®® 24 22 23 24 25 26 27 28 25 26 © m 29 30 31 Commissioner Rep.Nelson Commissioner Rep.Thurmes MARCH 1 2 3 4 5 6 7 1 2 3 4 8 9 10 11 12 13 14 5 6 7 8 9 10 11 15 16 17 18 19 20 21 12 13 14 15 16 17 i 18 22 23 24 25 26 27 28 19 20 21 22 23 24 I 25 I 29 30 31 26 27 28 29 30 Commissioner Rep.Anthony Commissioner Rep.Bye MAY JUNE 111111111111111110111.11111E ®0 5 0®�� 0 2 1111113 2 0 m® 13 I 10 m 12 ®®®m �®� 17 EN 19 20 1 17 MIME 20 ®®® ®®®® 25 26 27 24 111111121113111311E31 30 1E3 29 30 IMIIIIIIIIIIIIIIIIMINIMMII Commissioner Rep.Nelson om►ysssoner 'Op. •ismer S M T • W T P S $' M, T W T F 1 2 3 4 1 5 6 7 8 9 10 11 2 3 4 5 6 7 8 12 13 14 15 16 17 18 9 10 11 12 13 14 15 19 20 21 22 23 24 25 16 17 18 19 20 21 22 I 26 27 28 29 30 31. 23 24 25 26 1 27 28 29 Commissioner Rep.Thurmes 30 31 Commissioner Rep.Anthony SEPTEMBER OCTOBER 1131101 T W ME111112111© 11311113111111111311111111111 S 0 8© ©m® 4 ©11311® 8 0 10 ® 14 Innanumirs 19 ®®®111111031 16 17 20 ® 22 23 mommEg 18 19 20 21 ®® 24 i 27 Eli 29 30 25 Ex27 Eu 30 31 Commissioner Rep.Bye Commissioner Rep.Kremer NOVEMBER © M T ©0 F ® S M T W T F S 1 2 ©0®0® 1 2 3 4 5 8 0 10 ®®®® 6 7 8 9 10 11 12 15 16 17 mning 20En 13 14 15 16 17 18 19. 22 MEMO. 25 1E31E31 •20 21 22 23 ' 24 25 26 29 30 27- 28 29 30 31 Carlini:ssoner Rep. `e,on Commissioner Rep.Thumses Schedule refflects meetings on the Thursday following the first regular City Council meeting of the month as per Planning Commission Bylaws. Council Meeting Planning Commission Meeting Page 101 of 136 A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER, REPRESENTING TIC PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living, is a conditional use; and 4. TIC Properties I, LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location; and 5. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required; and Page 102 of 136 6. The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed;and 7. City staff prepared a planning report dated November 7, 2014 reviewing the request; and 8. Said report recommended approval of the Conditional Use Permit and Variances subject to the fulfillment of conditions;and 9. The Planning Commission held a public hearing at their November 13, 2014 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 103 of 136 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 3 Page 104 of 136 11. The Planning Commission was favorable to the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Recommended by the Planning Commission of the City of Oak Park Heights this 13th day of November, 2014. Jim Kremer, Chair ATTEST: Eric A. Johnson, City Administrator 4 Page 105 of 136 ATTACHMENT A 4t v. s,y Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1, Block 1, Oak Park Heights Garden Physical Address: 6060 Oxboro Ave.N. Page 106 of 136 ATTACHMENT B Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Development Request Review with City Staff/Consultants: October 29,2014 Planning Commission Review&Recommendation: November 13,2014 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the variance shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building structure, addition or alteration,or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty(30) days before the expiration of said approval. (401.4.0 .1 —401.4.C.2) Page 107 of 136 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER, REPRESENTING TIC PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights recommended the application with conditions. The City Council of the City of Oak Park Heights makes the following findings of facts and resolution: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living,is a conditional use;and 4. TIC Properties I, LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location; and 5. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required; and Page 108 of 136 6. The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed; and 7. City staff prepared a planning report dated November 7, 2014 reviewing the request; and 8. Said report recommended approval of the Conditional Use Permit and Variances subject to the fulfillment of conditions;and 9. The Planning Commission held a public hearing at their November 13, 2014 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North,and affecting the real property as follows: SEE ATTACHMENT A The City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 109 of 136 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby approved by the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 3 Page 110 of 136 11. The City Council was favorable to the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 25th day of November, 2014. Mary McComber, Mayor ATTEST: Eric A. Johnson,City Administrator 4 Page 111 of 136 ATTACHMENT A Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1, Block 1, Oak Park Heights Garden Physical Address: 6060 Oxboro Ave. N. Page 112 of 136 ATTACHMENT B Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Development Request Review with City Staff/Consultants: October 29,2014 Planning Commission Review& Recommendation: November 13, 2014 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30) days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the variance shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building structure, addition or alteration, or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.4.0 .1 —401.4.C.2) Page 113 of 136 1307.030 Definitions. (a)dbh :Diameter at breast height-diameter of a tree measured at a point approximately 54 inches above the ground. (b)significant tree: A healthy deciduous tree measuring at least 8 inches dbh,or a healthy coniferous tree at least 10 feet in height. For slower-growing or smaller stature tree species,healthy specimens would be considered significant at 4 inches dbh for ironwood,bur oak or bicolor(swamp white)oak,and two inches dbh for pagoda dogwood or serviceberry. Deciduous softwood species such as cottonwood and silver maple would be considered significant at a size of 12 inches dbh when growing within a floodplain or other riparian area,and significant at a size of 20 inches dbh when growing on other sites. Boxelder, buckthorn (Rhamnus cathartics or R.frangula)and Siberian elm would not be considered significant trees at any size. (c)native woody understory vegetation:shrubs and small trees which are components of natural (unplanted)woodland and brushland areas in Minnesota and which provide important benefits in terms of wildlife habitat,prevention of soil erosion and slowing of runoff. (d)caliper inches:The diameter of a tree measured at six inches above the ground (usually used for trees whose trunks are less than 4 inches in diameter) 1307.040 License Required for Commercial Tree Pruning,Chemical Treatment or Removal (a) License application and fee. It shall be unlawful for any person to conduct as a business the cutting,trimming,pruning,removal, spraying or otherwise treating of trees in the City without first having secured a license. I. Application for said license shall be made at Oak Park Heights City Hall on a form which has been approved by the City. 2. The annual fee for such a license shall be set by the City and said fee will be reviewed annually and specified by resolution. 3. All licenses issued shall expire on the 31st day of December following the date of issue. (b)Proof of Insurance. All applicants for the license must file with the City of Oak Park Heights proof of a public liability insurance policy covering all operations of the applicant hereunder for the sum of at least three hundred thousand dollars($300,000.00)combined single limit coverage. If such insurance is canceled and the licensee fails to replace the same with another policy,which conforms to the provisions of this section,the license shall be automatically suspended until the liability insurance is replaced. 2 Page 114 of 136 Eric Johnson From: K.D.Widin <kdwidin@comcast.net> Sent: Monday, November 10, 2014 3:59 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman;Scott Richards; Chris Long;Jennifer Pinski Subject: Oak Ridge PI. Memory Care -Tree Inventory and Replacement Inches OPH Staff- I have reviewed again the tree inventory and landscape plan for the Oak Ridge PI. Memory Care project. I also made a site inspection last week to roughly verify species, number, and relative placement of trees at the site. Once back in the office, I checked all diameters and species on the tree inventory list,and all appear to be within the ordinance guidelines for significant trees. When re-checking the totals of existing trees on the plans,the developer's total for diameter inches to be removed was too low.They had left out a 29 in. diameter cottonwood (tree no. 2039).When re-calculating, using the correct total for removal diameter in.of 637,the tree replacement requirement came out to be 579 in.. Subtracting the 75 in.of trees proposed to be planted,the tree replacement requirement would be 504 in.. If replacement in.of trees cannot be planted on the property,the "cash in lieu of replacement"amount for this project would then be$25,200. (504 in.x$50./diam. in.). I will send a copy of this report to the development architect. Please contact me if you have any questions. Kathy Widin Arborist City of Oak Park Heights 1 Page 115 of 136 Eric Johnson From: K.D. Widin <kdwidin@comcast.net> Sent: Monday, October 20, 2014 9:01 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman;Scott Richards;Chris Long;Jennifer Pinski Subject: Oak Ridge Place - Memory Care- Tree Inventory& Landscape Plan OPH Staff- I have reviewed the proposed development plans submitted for the Oak Ridge Place Memory Care Addition, and have the following comments: 1. Design- it is attractive and should complement the site and its function. 2. Plant List-is good,containing plants that are proven to survive well in this area, be relatively low-maintenance and, for the most part,less sensitive to serious insect,disease and cultural problems. I would, however, recommend replacing at least half of the'Greenspire' linden with 'Redmond' linden or another cultivated variety of American linden. The latter are less susceptible to stem girdling roots and Japanese beetles than are 'Greenspire' lindens. 3. Planting Detail-This looks o.k., but they should add: "Remove any twine or rope which is tied around the base of the trunk". Also,the City of Oak Park Heights does not usually recommend staking of trees. If nursery stock is grown and planted properly,staking should not be required for most planting sites. 4.Tree Inventory-the site is large enough and has enough significant trees that the Tree Preservation Ordinance, 1307, applies to the project. On the plans,the tree inventory looks complete and there is a graphic of trees to be removed/saved,as well as a table listing all trees on the site and whether they are to be removed or retained on site. Plugging their numbers into the Tree Replacement Requirement calculation in the OPHts.ordinance,the project would be required to replace 527 caliper in. of trees.After subtracting the 75 cal. in.of trees which are proposed to be planted in the landscape plan,the project would need to replace 452 cal. in.. If the trees could not be planted on the site, $50./cal. in.would be required as "cash in lieu of planting" and for 452 cal in.would equal$22,600.. I plan to inspect the site to compare the plans to trees on site and confirm the tree inventory sometime the first week of November. Please forward my comments to the developer after staff review. Please contact me if you have any questions regarding this review. Kathy Widin Arborist City of Oak Park Heights 1 Page 116 of 136 1111 3601 Thurston Avenue N, Suite 100 Anoka. 17 Phone: 763.231MN553.53840 Facsimile: 763.427.0520 TPCCPlanningCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: February 3, 2015 RE: Oak Park Heights — Oak Ridge Memory Care and Assisted Living — Conditional Use Permit for Memory Care and Assisted Living, Variances for Setbacks and Building Height — 6060 Oxboro Avenue North — City Council TPC FILE: 236.02 — 14.06 BACKGROUND Michael Hoefler of HAF Architects LLC, representing TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The Planning Commission, at their November 13, 2014 meeting voted to recommend the applications with conditions. Since that meeting, the Applicants and City have realized issues with an existing City drainage easement and ponding area in the southeast corner of the site. The Applicants plans have shown a new driveway in this location and an underground storm water system. To address the issue, the Applicant has been working with MnDot to determine if the pond area could be moved south onto MnDot right of way. Please find attached the January 15, 2014 letter from Karen Scheffing from MnDot indicating that moving the ponding area and retaining walls onto the right of way is unacceptable. In that this issue has not been resolved and the current site plan requires the driveway in the location over the City easement, the application must be denied. The application for this development was deemed complete by the City on October 29, 2014. With the application letter sent to the Applicant on October 22, 2014, the City extended the 60 day timeline to 120 days. The 120 day development review period ends on February 25, 2015. Please find attached the December 9, 2014 memo and attachments from Eric Johnson on this issue. A resolution has been prepared for the City Council to deny the application. EXHIBITS Exhibit 1: Memo from Eric Johnson to Mayor and City Council, December 9, 2014 Exhibit 2: Letter from Karen Scheffing, MnDot to Scott Richards, January 15, 2015 Exhibit 3: Letter from Eric Johnson to HAF Architects and TIC Properties LLC, January 21, 2015 Exhibit 4: Architectural Site Plan (AS1.0) Exhibit 5: Final Grading and Drainage Plan Pc: Julie Hultman 2 Julie Hultman From: Eric Johnson Sent: Tuesday, December 09, 2014 4:32 PM To: Marymccomber@aol.com; liljegrens@comcast.net; mjrunk@comcast.net; 'mark.swenson@comcast.net'; 'Swenson, Mark';Chuck@waterstreetinn.us Cc: Jennifer Pinski; Scott Richards (Scott@planningco.com); 'Mark Vierling';Julie Hultman Subject: Oak Ridge Place- Please Remove Item From Agenda 12-9-14 Attachments: oak ridge place -dragane easment matter.pdf 12-9-14 Dear Mayor And City Council Member: At this time the City Staff has consulted with the Applicant regarding the removal from tonight's Council Agenda the consideration of the CUP for the Oak Ridge Place Memory Care Expansion. For which they have agreed.... The reason for this is that there has been a discovery of a City owned drainage easement located at the south side of the property that serves as a public drainage area and where they desire to build their new main access-way.This drainage area is needed and can, in theory, be moved south onto MNDOT lands. However,The Developer has not yet deeply engaged MNDOT in this capacity and until this matter is resolved the Application is not ripe for Council consideration. The attached memo is the long-description of the issue. We will have to see how the Developer does with MNDOT. Thank you Eric 1 .rl.. City of Oak Park Heights 14168 Oak Park Blvd. N•Box 2007•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax(651)439-0574 12-9-14 MEMO T0: Mayor and City FROM: Eric.lohison � '"T RE: Oak fudge • :- • : :f. , ;_ , An Issue has arisen that rtes to the Oak • .: Place(ORP)development.It has been discovered by the Developer that the City holds a utility easement under the planned driveway and access area planned to serve the planned expansion.This City drainage easement area currently contains a Swale that collects water far surrounding areas to the north and west via overland drainage. Sae the attached maps The Developer would like the City to consider the vacation of this drainage easement so that they may instill their driveway and related improvements.The smile and alone drainage area would be shifted to the south,with a substantial portion of which leaving the City's easements orrlo lend that is believed to be within MNDOT ROW. To date the Developers of the project have only begun to reach out to MNDOT to determine if this is feasible at ail, and/or what restrictions might MNDOT place on such land use.These restrictions could also impact how the City operates this storm-water management in the long-term,which the City is at least partially obligated to perform with the construction over the past decades. Recommendation: The elimination of the utility easement area and its relocation to an area to the south Scaly has small engineering impacts relative to the drainage itself however the Developer will be requked to secure permissions from the State to relocate this swale as shown.These permissions may be tied with longer-term responsibilities for the C ty and toss of real-estate interests(vacating the easement)should the State/County desire to reconfigure this area in the future. 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Irmo* 1 Y, 1 — " 111111 ta i 1 ,.... 14.......1/4;4= .4,,,,, m, g,, _: � pip NoN, E e 1 , ' 40.4<i4 44,,,,,.. ,,,-' s' ...j .�,. ..�. Ai Krigir` fit• ,�y�,� ,y 7 Ft Y� FI- � ; I il �t Ott it p. et 6' } • - Lil ? ax r N''. d� .. t T _• In :. i .t ''' . ,..,„ tree r 14 vd • it: ' , ' s t \:::04..„, 11 c: L app 4 0ds ' t 1. _ Lk• C7 ,. s tea' 1 '" i .. „„ t L°I-4-*,'' I Li—.++++.. F iiiiibt,t, f Y� Y ` t t ! .✓ 1 Minnesota Department of Transportation ari WMetropolitaters Edgen BuildingDistrict fir:.. 1500 County Road B2 West Roseville, MN 55113 January 15,2014 Scott Richards Oak Park Heights Planner P.O.Box 2007 Oak Park Heights,MN 55082 SUBJECT: Oak Ridge Place—Memory Care Addition MnDOT Review#S 15-001 NW of MN 36 and CR 63 (Oxboro Ave.N.) Oak Park Heights,Washington County Control Section 8214 Dear Mr.Richards: The Minnesota Department of Transportation(MnDOT)has reviewed the above referenced site plan. Please address the following issues before any further development occurs: Surveys According to page 2 of the Oak Ridge Place document,the majority of Pond Area 1 will be in State right of way. This pond should be relocated outside of State right of way. If you have any questions regarding these comments please contact Tiffany Kautz at 651/234-7584, tiffany.kautz@state.mn.us. • Design Please submit plans for the retaining wall.No part of the wall or wall support system can be on MnDOT right of way.Mapping also shows an existing 60th Street frontage road for TH 36.If that road has been removed,make a note of that removal on the plan. If you have any questions regarding these comments please contact Nancy Jacobson at 651.234.7647, Nancy.L.Jacobson@,state.mn.us. Water Resources Additional drainage information is required to determine if a MnDOT Drainage permit may be required. The proposed construction will need to maintain existing drainage rates to MnDOT right-of-way. Please provide the following: 1) A grading Plan of the existing&proposed project. 2) Drainage area maps for the proposed project showing both existing and proposed drainage areas and flows(with flow arrows) 3) Hydrologic,and hydraulic computations/modeling before and after proposed reconstructions(ie., Hydro-CAD input assumptions,calibration data,results for 10 and 100 year storm events). 4) An electronic copy of any computer modeling used for the hydraulic computations. For questions regarding these comments please contact Bryce Fosand at 651-234-7529 Permits As mentioned above any use of or work within or affecting MnDOT right of way requires a permit. Permit forms are available from MnDOT's utility website at http://www.dot.state.mn.us/utility/ Please include one 11 x 17 plan set and one full size plan set with each permit application. Please direct any questions regarding permit requirements to Buck Craig(651-234-7911)of MnDOT's Metro Permits Section. Review Submittal Options: MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in electronically can usually be turned around faster. There are four submittal options. Please submit either: 1. One(1)electronic pdf.version of the plans. MnDOT can accept the plans via e-mail at metrodevreviews.dot@state.mn.us provided that each separate e-mail is under 20 megabytes. 2. Three(3)sets of full size plans. Although submitting seven sets of full size plans will expedite the review process. Plans can be sent to: MnDOT—Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville,MN 55113 3. One(1)compact disc. 4. Plans can also be submitted to MnDOT's External FTP Site. Please send files to: ftp://ftp2.dot.state.mn.us/pub/incoming/MetroWatersEdge/Planning Internet Explorer doesn't work using ftp so please use an FTP Client or your Windows Explorer(My Computer). Also, please send a note to metrodevreviews.dot@state.mn.us indicating that the plans have been submitted on the FTP site. If you have any questions concerning this review,please feel free to contact me at(651)234-7784. Sincerely, (4rik /10 Sr- Karen Scheffmg Principal Planner Copy sent via E-Mail: Bryce Fossand,Water Resources Ryan Coddington,Area Engineer Nancy Jacobson,Design Buck Craig,Permits Tiffany Kautz,Right-of-Way Kaare Festvog&Clare Lackey,Traffic Engineering Russ Owen,Metropolitan Council V .. 4 " 3 City of Oak Park Heights 14168 Oak Park Blvd. N•Box 2007.Oak Park Heights,MN 55082•Phone(651)439-4439•Fax(651)439-0574 January 21,2015 HAF Architects 233 South Main Street Stillwater,MN 55082 (LISTED APPLICANT) AND TIC Properties LLC 2607 White Bear Ave. Maplewood, MN 55109 (LISTED OWNER) RE: Oak Ridge Place—Memory Care Addition—MNDOT ROW use The City has received the enclosed letter from the State of Minnesota Department of Transportation regarding,what we assume to be,your recent communications about shifting the public drainage drainage area southward onto MNDOT lands. As you know,the City cannot consider this independently from your application and the City and Developer must have unilateral consent from the State for such actions. And, based on the content of the communication it is essentially denied as no part of the drainage ways nor retaining walls may be in the MNDOT right-of-way. Accordingly at this time it is very important that you review the status of this project relative to these comments as well as those in the enclosed letter from MNDOT. In addition,the City deemed the Oak Ridge application complete on October 29,2014 for review and as such the City must make a decision on the application not later than 120 days. Based on this information,it would seem the City Staff would have little recourse but to recommend denial of the application. You are applicant may take the affirmative action to extend the deadline via the submission of a signed letter offering an addition 90 days for example. Should you fail to provide that extension,the City will take action on the proposal as we know it to be and likely would be Feb 101",2015. Please give me a call when you have a chance so we can discuss this matter in detail and perhaps set up a meeting Johnson Administrator t Cc: Scott Richards,City Planner Mark Vierling,City Attorney Development File Weekly Notes Karen Schffing,MNDOT 0oMinnesota Department of Transportation Metropolit atersEdge Building District W• 1500 County Road B2 West Roseville, MN 55113 January 15,2014 Scott Richards Oak Park Heights Planner P.O.Box 2007 Oak Park Heights,MN 55082 SUBJECT: Oak Ridge Place—Memory Care Addition MnDOT Review#S15-001 NW of MN 36 and CR 63 (Oxboro Ave.N.) Oak Park Heights,Washington County Control Section 8214 Dear Mr.Richards: The Minnesota Department of Transportation(MnDOT)has reviewed the above referenced site plan. Please address the following issues before any further development occurs: Surveys According to page 2 of the Oak Ridge Place document,the majority of Pond Area 1 will be in State right of way. This pond should be relocated outside of State right of way. If you have any questions regarding these comments please contact Tiffany Kautz at 651/234-7584, tiffany.kautz@state.mn.us. Design Please submit plans for the retaining wall.No part of the wall or wall support system can be on MnDOT right of way.Mapping also shows an existing 60th Street frontage road for TH 36.If that road has been removed,make a note of that removal on the plan. If you have any questions regarding these comments please contact Nancy Jacobson at 651.234.7647, Nancy.L.Jacobson@state.mn.us. Water Resources Additional drainage information is required to determine if a MnDOT Drainage permit may be required. The proposed construction will need to maintain existing drainage rates to MnDOT right-of-way. Please provide the following: 1) A grading Plan of the existing&proposed project. 2) Drainage area maps for the proposed project showing both existing and proposed drainage areas and flows(with flow arrows) 3) Hydrologic,and hydraulic computations/modeling before and after proposed reconstructions(ie., Hydro-CAD input assumptions,calibration data,results for 10 and 100 year storm events). 4) An electronic copy of any computer modeling used for the hydraulic computations. For questions regarding these comments please contact Bryce Fosand at 651-234-7529 Permits As mentioned above any use of or work within or affecting MnDOT right of way requires a permit. Permit forms are available from MnDOT's utility website at http://www.dot.state.mn.us/utility/ Please include one 11 x 17 plan set and one full size plan set with each permit application. Please direct any questions regarding permit requirements to Buck Craig(651-234-7911)of MnDOT's Metro Permits Section. Review Submittal Options: MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in electronically can usually be turned around faster. There are four submittal options. Please submit either: 1. One(1)electronic pdf.version of the plans. MnDOT can accept the plans via e-mail at metrodevreviews.dota,state.mn.us provided that each separate e-mail is under 20 megabytes. 2. Three(3)sets of full size plans. Although submitting seven sets of full size plans will expedite the review process. Plans can be sent to: MnDOT—Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville,MN 55113 3. One(1)compact disc. 4. Plans can also be submitted to MnDOT's External FTP Site. Please send files to: ftp://ftp2.dot.state.mn.us/pub/incoming/MetroWatersEdge/Planning Internet Explorer doesn't work using ftp so please use an FTP Client or your Windows Explorer(My Computer). 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Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427 0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 22, 2015 RE: Oak Park Heights — Oak Ridge Memory Care and Assisted Living — Conditional Use Permit for Memory Care and Assisted Living, Variances for Setbacks and Building Height— 6060 Oxboro Avenue North —City Council TPC FILE: 236.02 — 14.06 BACKGROUND Michael Hoefler of HAF Architects LLC, representing TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The Planning Commission, at their November 13, 2014 meeting voted to recommend the applications with conditions. Since that meeting, the Applicants and City have realized issues with an existing City drainage easement and ponding area in the southeast corner of the site. The Applicants plans have shown a new driveway in this location and an underground storm water system. The Applicants worked with MnDot to determine if the pond area could be moved south onto MnDot right of way. Please find attached the January 15, 2014 letter from Karen Scheffing from MnDot indicating that moving the ponding area and retaining walls onto the right of way is unacceptable. The Applicants have proposed constructing the improvements as planned with the City retaining the full easement. The have agreed that they are doing this at their own risk if the City, at some time in the future requires access to the drainage improvements or if a ponding area is required in this area. The City will reserve the right to require the Applicant, at their expense to remove any and all of the improvements from the easement area, if ordered by the City Council. The City shall not be responsible for any costs related to the Applicant's improvements in the drainage area. Page 150 of 290 A resolution has been prepared for the City Council to approve the application with conditions added related to the drainage easement. The Planning Commission resolution is also attached. EXHIBITS Exhibit 1: Letter from Karen Scheffing, Mnaot to Scott Richards, January 15, 2015 Exhibit 2: Planning Commission Resolution — November 13, 2014 Exhibit 3: City Council Resolution —April 28, 2015 Pc: Julie Hultman 2 Page 151 of 290 x q"� FIFyd'q z shP pp�f �Q� $� ���yKG p��O Egcq v, Z O V q � BWR Zw .S NOI t/f F O per•• Q d F J e,A06 po k O X CL N Z� :68 2 I: 1 T4gE :�N]y 1g6�P�++ O ? e X16.`7OnYOIOW AvSCi 70. I : i 1-0r. •,$u ciirj I 1 Olt I ri „::, ,,,, 0 1° 4,1 1 1. f;g §m kv - - - W -�W ! 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Suite 100 Anoka, MN 66303 Phone: 763,231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com ENCLOSURE 2 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 7, 2014 RE: Oak Park Heights—Oak Ridge Memory Care and Assisted Living — Conditional Use Permit for Memory Care and Assisted Living, Variances for Setbacks and Building Height— 6060 Oxboro Avenue North TPC FILE: 236.02— 14.06 BACKGROUND Michael Hoefler of HAF Architects LLC, representing TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The plans also include an exterior facelift on the entire existing building including siding, windows and roofing. This update will allow for the new and old portions of the building to appear as one new structure. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative— Michael Hoefler—October 15, 2014 Exhibit 2: Additional Project Narrative—Michael Hoefler—October 27, 2014 Exhibit 3: Title Sheet(T1) Exhibit 4: Site Information Sheet—USGS and Soils Exhibit 5: Drainage Maps Exhibit 6: Existing Conditions Exhibit 7: Final Erosion and Sediment Control Plan Exhibit 8: Final Grading and Drainage Plan Exhibit 9: Final Utility Plan Page 154 of 290 Exhibit 10: Tree Protection and Replacement Plan Exhibit 11: Details Exhibit 12: Architectural Site Plan (AS1.0) Exhibit 13: Landscaping Plan (L1) Exhibit 14: Landscape Plan Details (L2) Exhibit 15: Lower Level Plan (Exhibit B) Exhibit 16: First Level Plan (A1.1) Exhibit 17: Second Level Plan (A1.2) Exhibit 18: Third Level Plan (A1.3) Exhibit 19: Roof Plan (A1.4) Exhibit 20: Elevations(A2.0) Exhibit 21: Elevations (A2.0) Exhibit 22: Elevations (A2.1) Exhibit 23: Elevations(A2.2) Exhibit 24: Phasing Plan (PH1) Exhibit 25: Photometric Plan Exhibit 26: Light Fixture Specifications Exhibit 27: Building Light Locations and Specifications(Exhibit C) Exhibit 28: Memo from Cristina Mlejnek, City Engineer PROJECT DESCRIPTION Mr. Hoefler has provided the following narrative related to the request for the Conditional Use Permits and Variances: "Our proposed approval we are seeking is for the construction of a 16 room memory care facility and 26 additional assisted living units. This proposal is for a three story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling (internal) and for the exterior facelift on the entire existing building. This will consist of new siding, windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. The existing and proposed units are as follows: Existing Assisted Living 84 dwelling units Minus one existing unit due to the remodel 83 New Memory Care Units 16 New Assisted Living Units 26 Total 125 dwelling units 2 Page 155 of 290 ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning—R-3, Residential/Business District Present Use—Oak Park Heights Apartments South of Site: Present Zoning—O, Open Space Present Use—Highway 36 West of Site: Present Zoning—B-2, General Business District Present Use—Walgreens East of Site: Present Zoning—City of Stillwater Present Use—Washington County Courthouse and parking lots Comprehensive Plan. The 2008 Comprehensive Plan designates this area as high density residential. The existing and proposed use is consistent with this land use classification. Zoning. This property has been designated as R-B Residential/Business Transitional in which nursing homes and similar group housing is a listed conditional use. Variances for setbacks and building height are also required to allow for the construction of a 16 room memory care facility and 26 additional assisted living units. A review of the criteria for nursing homes and group housing as found in Section 401.28.E of the Zoning Ordinance is found later in this report. Subdivision. No subdivision or lot combinations are required. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Memory care and assisted living housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirements are 2,500 square feet per unit. The total property currently under control of the owner is 144,574 square feet. With a total of 125 units proposed, the resulting density is 1,156 square feet per unit. As long as the project stays as a memory care and assisted living facility it would meet density requirements of the Zoning Ordinance. The approvals will need to include a provision to assure that the project remains as senior housing and is not converted to non restricted rental housing. Proposed Street Access. The project currently accesses from Oxboro Avenue North which is a Washington County roadway. One access point is currently provided for the property. A second access at the south end of the property will be added with a driveway and turnaround that will provide direct access to the building addition. An access permit will be required from Washington County. Preliminary discussions with the County have indicated there will no issue with obtaining the access. 3 Page 156 of 290 The new driveway and turnaround area have been reviewed by the Bayport Fire Department. The driveway will be 27 feet in width and the radius of the turnaround is 49 feet 6 inches. This will satisfy the Department requirements for emergency vehicle access. The circle in the middle of the turnaround will have surmountable curb and a paved surface. The applicants have asked if the center circle could be landscaped. Sidewalks. The proposed plan provides adequate access from the parking lots via sidewalks to the building entrance. There is a proposed walking path and patio that is internal to the site that will provide outdoor areas for residents. Setbacks. The R-B District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. Additionally, driveways and turnaround areas must be set back 10 feet from the property line. The conditions for approval of nursing homes and similar group house state that building side yards are to be double the minimum requirements for the district. The plans indicate that the existing and proposed building will have a front yard setback of 84 feet, a rear yard setback of 46 feet and side yard setbacks of 56 feet on the south and 25 feet on the north. The building setbacks are all compliant with the Zoning Ordinance. The new southerly access road to the rear of the building will be at least 10 feet except for a portion of the turnaround is five feet from the property line. A Variance from the required 10 foot setback is required. The radius of the turnaround is required by the Bayport Fire Department for access of equipment. For this reason, City Staff does not have an issue with recommending the Variance in that the practical difficulty in achieving the setback is necessitated for emergency vehicle access. Tree Preservation/Landscaping. The applicant has provided a general landscaping plan and plans for tree removal. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer. Lighting. A lighting plan has been provided that includes details for lighting the new driveway, locations of fixtures on the building and a photometric plan. The photometric plan is compliant and all of the proposed fixtures are full cut off utilizing LED fixtures. The heights of the freestanding light fixtures are also compliant with the 25 foot height limit. Signage. The plans indicate a monument sign at the new south driveway. The sign is compliant in height and size. No details are provided as so how the sign will be lit. The sign will need to comply with the sign lighting standards of the Zoning Ordinance when 4 Page 157 of 290 the sign permit is issued. The monument sign will be required to be five feet from the property line. There are no wall signs proposed for the structure. Wall signs would require a sign permit and would need to comply with the standards of the Zoning Ordinance. Parking. The Zoning Ordinance requires the following for elderly or assisted living housing: m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one- half(1/2)space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated. The following required for nursing home or memory care: ee. Sanitariums, Convalescent Home, Rest Home, Nursing Home or Day Nurseries. Four (4) spaces plus one (1) for each three (3) beds for which accommodations are offered and one space designated for emergency vehicles. The plans indicate that there are 86 existing parking stalls, 65 that are underground and 21 that are exterior. Five additional parking spaces are to be added in the turnaround making the overall total at 91 spaces. The parking standards of the Zoning Ordinance require one formula for elderly or assisted living and another for nursing or assisted living. The parking calculations are as follows: 109 Assisted Living Units / Requires one space per unit or '/z space per unit if agreed to by the City = 55 spaces required. 16 Memory Care Units / Requires four spaces plus one space for each three beds = 9 spaces required. Total Parking Required = 64 spaces The project architect, in his additional project narrative (Exhibit 2) provided background information and a justification why the proposed parking will be adequate to meet the needs of this facility. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. 5 Page 158 of 290 Unit Types. The memory care and assisted living facility will have the following unit types: Existing: 1. A— 1 bedroom =637 (square feet) 2. 6 - 1 bedroom =770 3. C—2 bedroom = 866 4. D—1 bedroom + Den = 702 5. E —2 bedroom =889 6. F—2 bedroom = 877 7. HC— 1 bedroom = 637 Proposed: (All are Assisted Living unless noted otherwise) 1. New Studio = 411 (square feet) 2. Unit A— 1 bedroom =696 3. Unit B — 1 bedroom = 808 4. Unit C— 1 bedroom = 758 (2 Memory Care) 5. Unit D—Studio = 544 6. Unit D—Custom = 720 7. Unit E—Studio = 340(Memory Care) 8. Unit F—Studio =280(Memory Care) 9. Unit G —Studio =401 (Memory Care) The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. The building as proposed will be compliant with these requirements. Architectural Appearance. The application materials include detail elevations and color elevations. The existing building exterior will be updated to match the new construction. The building will feature a stone veneer base with shake siding. The gable roof ends will feature a vertical siding. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements. Building Height. The building height of the new structure will be 42 feet to the mid- point of the gabled roof. The R-B District specifies a maximum building height of 35 feet. A Variance is required to vary from the maximum building height. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the height variance is justified. 6 Page 159 of 290 Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5,below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands,structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings in the same district under the same conditions. e. The request is not a result of non-conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. The request does not create an inconvenience to neighboring properties and uses. City Staff does not see any negative impact created by the request for this Variance. The existing building was constructed over the 35 foot maximum of the R-B District. The structure is not adjacent or visible to low density residential properties and exists in an area that is primarily commercial, high density residential or government uses. The other senior facilities in the community such as Boutwells and Oakgreen Village have been granted building height variances to accommodate structures that are typical of this type of residential facility. R-B, Residential/Business District Standards Section 401.28.E.3 of the Zoning Ordinance provides the CUP standards for allowing this residential use in the R-B District. The standards are as follows: 3. Nursing homes and similar group housing: 7 Page 160 of 290 a. Side yards are double the minimum requirements established for this district and are screened in compliance with Section 401.15.E. of this Ordinance. Comment: The building setbacks are compliant with this requirement. The turnaround area requires a setback variance. b. Only the rear yard shall be used for play or recreational areas. Said area shall be fenced and controlled and screened in compliance with Section 401.15.E. of this Ordinance. Comment: There is a center courtyard area is mostly surrounded by buildings and features a patio and walking path. c. All signing and informational or visual communication devices shall be in compliance with Section 401.03.G. of this Ordinance. Comment: The signage will be compliant. d. The site shall be served by an arterial or collector street of sufficient capacity to accommodate traffic which will be generated. Comment: Oxboro Avenue North will accommodate the anticipated traffic. e. Al!State laws and statutes governing such use are strictly adhered to and all required operating permits are secured. Comment: All State licensing and permits shall be required for opening. f. Adequate off-street parking is provided in compliance with Section 401.15.F of this Ordinance. Comment: The parking standards are met. g. One (1) off-street loading space in compliance with Section 401.15.F. of this Ordinance is provided. Comment: There is adequate space on site for off street loading and an emergency vehicle space is provided in the turnaround. h. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission and City Council should review Section 401.03.A.8 related to Conditional Use Permit criteria and determine if there are any issues with issuing the permit. City Staff has reviewed the criteria and has determined the request is complaint. 8 Page 161 of 290 Development Agreement. The applicant will be required to enter into a development agreement with the City if required by the City Attorney. The development agreement shall be subject to review and approval of the City Attorney and City Council. Conditions have been added related to payment in lieu of taxes and emergency services costs via the Bayport Fire Department. These are standard conditions that have also been placed on Boutwell's Landing and Oakgreen Commons senior housing facilities. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional Use Permit— Memory Care and Assisted Living • Variances— Roadway Setback and Building Height 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 9 Page 162 of 290 11. The Planning Commission and City Council shall comment on the final building appearance, colors and materials. The applicant shall provide a materials board to be discussed at the Planning Commission and City Council meetings. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 14. Any other conditions of City staff, the Planning Commission and the City Council. 10 Page 163 of 290 HrI411 EXHIBIT 1 ARCHITECTS October 15,2014 Julie Hultman,CBO City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Heights, MN 55082 RE: Oak Ridge Place Memory Care Addition and facelift Our proposed and approvals we are seeking is for the construction of a 16 room memory care facility and 26 additional assistant living units. This proposal is for a 3 story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling(internal)and for the exterior facelift on the entire existing building. This will consist of new siding,windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. Sincerely, 111 , •JAW V Michael G. Hoefler,NCARB HAF Architects,LLC 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH. 651 -351-1760 FAX. 651-430-0180 WWW.HAFARCHITECTS.COM Page 164 of 290 . i EXHIBIT 2 HAF GROUP A t c ,. ! ( C 1 n t , t v t , 0 I . t t. T C 0 . 3 , i U C O I October 27,2014 Project:Oak Ridge Memory Care 6060 Oxboro Avenue North RE:Oak Park Heights—Oak Ridge Place—Conditional Use Permit For Memory Care and Assisted Living,Variances for Setbacks and Building Height—6060 Oxboro Avenue Date October 27,2014 1.) Please provide a fee of$200.00 for the Variances and an additional escrow of$1,000.00. HAF Response:Please find attached the additional fees as requested 2.) Please provide dimensioning on the architectural site plan including setbacks, buildings, parking stalls,drive aisles and the turnaround area. HAF Response:Please find attached exhibit A 3.) Provide the mean ground level of the existing and proposed structure. HAF Response:The mean ground elevation(entrances)is 887.0 feet for both 4.) Provide a floor plan for the parking level. HAF Response:Please find attached exhibit B 5.) Provide building material samples by the time of the Planning Commission meeting. HAF Response:These samples will be provided at the time of the Commissions meeting 6.) Provide a plan for the exterior lighting that will be attached to the building including specifications for the fixtures. HAF Response: Please see attached fixture selected as well as exhibit C indicating the locations of those fixtures. 7.) Provide a justification of why the proposed parking may be allowed to be less than what is required by the Zoning Ordinance. HAF Response:In response to your comment,our review and comments are to clarify our proposal of parking stalls needed.The current parking lot stall count is as follows: Parking—Existing Existing Underground Stalls 65 Existing Exterior Stalls 21 Total Existing Stalls 86 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W WW.HAFARCHITECTS•COM Page 165 of 290 GROUPHAF. a I C " l C t t, 1 I 9 0 , s 1 u t I [ O t, 3 1 • / C. t , O .. Building Units—Existing Total Units 84 The existing stalls(tenant and employee usage)currently(on a daily basis)is 16 stalls • 9 tenants currently using underground parking stalls • 7 employees currently using underground parking stalls This equates to 49 stalls not currently being utilized. • 15 visitors and employees currently use exterior parking stalls This equates to 6 stalls not currently being utilized. So,to summarize at present time,there are 55 existing stalls that remain vacant on a daily basis. Our proposal(Addition)adds a total of 16 memory care units and 26 assisted care units. We did lose one unit within the existing building due to renovation.Therefore giving us a net increase of 41 units.Please note that 16 are memory care units,leaving only 25 added units total. We feel that past history of existing usage as well as creating additional surface parking (of 16 more) is more than we feel would be required. As well, we provide bus transportation to shopping and appointments for our tenants,of which the average age is 80+years old. 8.) Provide a draft of the storm water maintenance agreement. HAF Response: We understand that this draft will be provided by the city for the developer's acceptance. 9.) Provide additional detailing on the proposed retaining wall including the construction and any fencing that will be required. HAF Response: Please see attached exhibit A indicating the fenced in area. The actual samples of the above will be brought forward to the commission meeting. Note—the retaining wall of which does not exceed 4'-0" in height shall be constructed of Anchor Retaining Wall Systems(cobblestone).Any areas exceeding 30"in height vertically will be provided with a code compliant barrier(fence 10.)Will an access agreement be required from Washington County? HAF Response: A Washington County access agreement will be required for our new entrance onto Oxboro Avenue North(County Road 63).We submitted the application for the access permit on Thursday October 23. 11.)Have the plans been submitted to the Middle St.Croix Watershed Management Organization? HAF Response: The plans and calculations were submitted to the MSCWMO for their approval on Thursday October 23. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH. 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM Page 166 of 290 3 GROUPHAF. * * C $ , I C lust DI O t / O . r I N T C O N S 1 t U C I , O N 12.) 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Preparers by IIIIIIIIIIIIIIIMIIII SPECIFICATION FEATURES Construction be field or factory installed.The easy positioning of fixture during . t„ ' Extruded aluminum driver house side shield is designed to assembly.Designed for pole or ;. enclosure thermally isolated from seamlessly integrate with the SL2, wall mounting.When mounting Light Squares for optimal thermal SL3,SL4 or AFL optics. two or more luminaires at 90°or performance.Heavy-wall,die- 120°apart,the EA extended arm . e cast aluminum end caps enclose Electrical may be required.Refer to the arm - housing and die-cast aluminum LED drivers are mounted to mounting requirement table on heat sinks.A unique,patent removable tray assembly for ease page 3.Round pole top adapter pending interlocking housing and of maintenance.120-277V 50/60Hz, included.For wall mounting, heat sink provides scalebility with 347V 60Hz or 480V 60Hz operation. specify wall mount bracket option. =; superior structural rigidity.3G Standard with 0-10V dimming. 3G vibration rated. vibration tested.Optional tool- Shipped standard with Cooper less hardware available for ease Lighting proprietary circuit module Finish of entry into electrical chamber. designed to withstand 10kV of Housing finished in super durable Housing is IP66 rated. transient line surge.The Galleon TGIC polyester powder coat paint, GLEON LED luminaire is suitable for 2.5 mil nominal thickness for GALLEON LED Optics operation in-40°C to 40°C ambient superior protection against fade Choice of 16 patented,high- environments.For applications and wear.Heat sink is powder efficiency AccuLED Optics.The with ambient temperatures coated black.Standard colors . optics are precisely designed to exceeding 40°C,specify the HA include black,bronze,grey, 1-10 Light Squares shape the distribution maximizing (High Ambient)option.Light white,dark platinum and graphite Solid State LED efficiency and application spacing. Squares are 1P66 rated.Greater metallic.RAL and custom color AccuLED Optics create consistent than 90%lumen maintenance matches available.Consult the inions distributions with the scalability expected at 60,000 hours.Available McGraw-Edison Architectural AREA/SITE LUMINAIRE to meet customized application in standard 1A drive current and Colors brochure for the complete requirements.Offered standard in optional 530mA and 700mA drive selection. 4000K(+/-275K)CCT and minimum currents. 70 CR1.Optional 6000K CCT and Warranty 3000K CCT.For the ultimate level Mounting Five-year warranty. of spill light control,an optional Extruded aluminum arm includes house side shield accessory can internal bolt guides allowing for DIMENSIONS POLE MOUNT 111111111115fi al Law 1 3-15116" 11 mm I -A- I I 21-3/4 (553mm) ) "8"—I WALL MOUNT pLe ■III.■ CERTIFICATION DATA ,� UUcUL Wet Location Listed iTi I ISO 9001 10-5/32" I 21-3/4"1553mm) `7"1178mm (M791 LMao Compliant 1256mm) 30 Vibration Rated IP66 Rated DesignLights Consortium<x Oueliiied' L_6-3116' _) 1157mm) 2.7/18' 181mm) ENERGY DATA DIMENSION DATA Electronic LED Driver >0.9 Power Factor Number of "A"Width '8'Standard "8"Optional Weight with Arm EPA with Arm' <20°%Total Harmonic Distortion Light Squares Arm Length Arm Length' (los.) (Sq.Ft.) 120V-277V 50/60Hz 1 4 15.1/2'1394mm) 7'(17envn) IC`)254rnm) 33115.0 kgs.) 0.96 .4 &480V -40°C Min.Temperature 5.6 21.5/6'(549rnm) 7'(17amm) 10'(254mm) 44(20.0 kgs.) 1,00 40aC Max.Temperature 7-8 27.518'(702rrrnm) r 1178mm) 13')330mm) 54(24.5 kgs.) 1,07 50°C Max.Temperature(HA Option) 9.10 33.3/4"(657mm) 7-(178mm) 16`1406rnm) 63(280 kgs.) 1.12 NOTES:I Eetem ed arm option may be recueete wren mooning mit or teem 4.IL.ree per ple at 90 or 170"Rete,to am mcvnurg rttt eferienl table 2 EPA ca,cniated wale opteenal arm lenO'. ire Cooper Lighting rh`f ft ADH140426 by E:T•Gi •ww w.desiynliyhts.ory °' '014 08.2716:04:21 Page 191 of 290 GLEON GALLEON LED OPTIC ORIENTATION DRILLING PATTERN Street Side Street Side Sweet Side TYPE 'N" , 314"119mrnJ Diameter 2' Hole 151 rt:mJ ', 5IT422mm1 " i l J44mm) yr `• 121 9/16'Diameter Holes House SMe House S,de House We "-" Standard Optics Rotated left @ 90'(L901 Optics Rotated Right P 90•(RHO) OPTICAL DISTRIBUTIONS Asymmetric Area Distributions T2 SU 13 61.3 T4FT T4W SL4 (Type III (Type II with Spill Control) (Type HO (Type III with Spill Control) (Type IV Forward Throw) (Type IV Wide) (Type IV with Spill Control) .... .... illr IIII 1111111 11111 -ter err --711-- Asymmetric Roadway Distributions Symmertdc Distributions RW T2R T3R 5NO 5MAO 5W0 (Rectangular WideType I) (Type II Roadway) (Type III Roadway) (Type V Square Narrow) (Type Square Medium) (Type V SquareWidel Milli �� ■■ 111111 11111 11111110 ■■ .! ilifit Specialized Distributions AFL SLL SLR tau:emotive Frontline) 190'Spill Light Eliminator Left) (90'Spill Light Eliminator Right) rrr Ili ARM MOUNTING REQUIREMENTS 4 G 90' Configuration 90'Apart 120'Apart GLEON-AE-01 r Arm r k' 2 B.180' Triple' i.. (Standard) (Standard) I I. .c GLEON-AE-02 7'Arm 7"Arm `. � ��' I (Standard) (Standard) .--r i.-. 1 GLEON-AE-03 7 Ann 7 Arm _` _ `4 .4...1.11%i' (Standard) (Standard) -— �� _- ��=,���,�' GLEON-AE-04 7 Arm T Arm !^ (Standard) (Standard) I._ 10'Extended Arm 7'Arr,d'i�i m GLEON-AE-05 (Required) (Standard) I.I !.I I. I,rt t.I Fl 1•1 GLEON-AE-0610'Extended Arm 7'Arm (Rehired) (Standard) GLEON-AE-OT 13 Extended Arm 13'Extended Aral (Required) (Required) 2(0 H0• Triple' 2 C:)2O° GLEON-AE-0B 13'Extended Amt 13'Extended Wm �:: _ KI?=1-1 Requred) qu ) - ` I.` 16'Extended Amt 16'Extended Arm :i��s� ' ,,.-t ��s- GLEON-AE-09 (Required) (Required) "'..- �`• * ....,z..- 16-Extended Ann 16'Extended Arm "i-.111111 �ili-i:i GLEON-AE-10 (Required) (Recurred) 111 ill III 1`I ,'t Pt 't tit Eaton Eaton's Cooper Lighting Business 1000 Eaton et ea 12 d 112)Highway 74 South Cooper Lighting Cleveland 44122 Peachtree City.CA30269 Spto'icat.prisantl ADH740426 united States F.7704964800 dxmnsions subieu to by E:7•N Eatoncom Wever cocoenght,n9 com dungy.+t:hout notice 2014-08-27 15.04'21 Page 192 of 290 • • GLEON GALLEON LED NOMINAL POWER AND LUMENS IIA) Number of Lica11 Squares 1 2 3 4 5 6 7 6 9 10 Drive Current 1A 1A 1A IA IA 1A 1A 11, 1A 1A Nominal Power(Watts) 56 107 157 213 264 315 370 421 475 528 Input Current B 12071 W) 0,47 0.90 1.31 1.79 2.21 2.64 3.09 3.51 3.96 4.41 Input Current @ 2086(A) 028 0.51 0,74 1.02 1.25 1.46 1.76 1.99 2.22 2.50 Input Current B 240V(4J 0.25 0.45 0.65 0.90 1.10 1.30 1.55 1.75 1.95 220 Input Current B 27'7V(A) 023 0.41 0.59 0.82 1.00 1.18 1.41 1.59 1.77 2.00 Optics Lumens 5,272 10,303 15.373 20,313 25,168 30,118 35,616 40,357 45,018 49.842 T2 BUG Rating 91-UO-G1 B2-U0-G2 82-110-62 133-1)0-03 83-L10-G4 B3-UO-G4 83-U0-04 B3-U0-G5 84-110-05 84-00-65 Lumens 5,597 10,938 16.321 21.565 26,719 31,974 37,813 42,844 47,792 52,914 T2R BUG Rating 81-110-G1 B2-U0-G2 B2-UO-G2 B3-UO-G3 133-U0G3 63-1)0-G4 83-U0-G4 83-U0-04 84-U0-G4 B4-UO-GS Lumens , 5,374 10,501 15,669 20,704 25,652 30,697 36,303 41,134 45,884 50,802 T3 , BUG Rating B1-UO-G2 B2-UO-G2 82-U0-G3 83-U0-G3 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-GS B4-UO-G5 B4400-G5 - Lumens 5,493 10,735 16,017 21,164 26,222 31,379 37,110 42,048 46.904 51,930 T3R BUG Rating B1-UO-G2 84.00.02 82-00-03 62-U0-G4 83-00G4 B3-U0-G4 B3-UO-G5 83-UO-G5 B3-UO-G5 63-1)0-G5 Lumens 5,405 10,562 15,760 20,824 25.801 30,875 36,514 41,372 46,150 51,096 T4F1 BUG Rating B1-UO-G2 B2-UO-G2 82-U0-G3 B3-U0-64 B3-UO-G4 B3-1)0.05 B3-UO-G5 B3-U0-G5 B3-UO-G5 B3-U0-05 Lumens 5,335 10,426 15,556 20,555 25,468 30,476 36,042 40,838 45,554 50.436 T4W BUG Rating B1-UD-G2 B2-U0-G2 82-UO-G3 83-1)0-64 63-U0-G4 83-00-G5 83-UO-G5 B4-U0-05 134-U0-G5 B4-U0-G5 Lumens 5,263 10,285 15,347 20,278 25,124 30,066 35,556 40,288 44,940 49,756 SL2 BUG Rating 81-00-62 B2-00-02 62-UO-G3 83-110-G3 63-UO-G4 B3-UO-G4 B3-UO-G5 63.U0-G5 B4-UO-G5 B4-UO-G5 Lumens 5.373 10,500 15,667 20,701 25,649 30,893 36,298 41,128 45,1378 50.794 7 SL3 BUG Rating 131-00-62 B2-UD-G3 62-110-63 93-00.64 83-U0-G4 83-UO-G4 133-U0-G5 B3-U0-05 B3-U0-G5 B3-U0-65 Lumens 5,105 9.976 14,886 19,669 24,370 29,163 34,488 39,078 43,591 49,262 614 BUG Rating B1-U0-02 B1-U0-03 B1-U0-G3 82-00-Ga 132-00-G4 B2-U0-G5 83-1X1-05 B3-U0-G5 133-U0-G5 83-U0.05 Lumens 5542 10,83016,180 21,352 26,455 31,858 37,439 42,421 47,320 52,392 5N0 - BUG Rating B2-U0-G1 B3-UD-G1 63-U0.02 134.00-62 64-LiO-67 B5-UO-G2 135-UO-G3 135-UO-G3 135.1O-G3 135.U0-G4 Lumens 5,644 11,029 16,457 21,745 26,942 32,241 38,128 43,202 48,191 53.356 5MG BUG Rating 83-U0-G1 64.0462 B4-U0-G2 E35-UO-G3 85-110-63 135-U0-G4 B5-U0-04 65-1)0-64 B5-UO-G4 85-U0-G5 Lumens 5,659 11,059 16,501 21,803 27,014 32,327 98,230 43.317 48,320 53,498 5W0 BUG Rating 63-UO-G1 64110-62 B4-UO-G2 B5-UD-G3 B5-UO-G4 B5-U0-G4 B5-U0-G4 B5.00.05 B5-UO-G5 85-00.65 Lumens 4,722 9,227 13,767 18,191 22,539 26,971 31,897 36,141 40,315 44,635 SLL/SLR BUG Rating B1-UD-G2 81-U0.63 B2-U0-G3 82.00.63 83-UO-G4 6.3-U0-64 133-U0G5 133.1)0-G5 B3-UO-G5 8311005 Lumens 5.492 10.732 16,014 21,159 26.216 31,372 37,101 42,038 46,893 51,918 RW BUG Rating B2-UO-G1 63-U0-G1 84-U0-G2 64.00-62 84-U0-G2 65-U0-03 85-U0-G3 B5-U0-63 65-00-04 05-1)0-04 Lumens 5,512 10.771 16.072 21,236 26,311 31,486 37,236 42.191 47,063 52,107 AFL BUG Rating B1-00-G1 01-U0-G1 132-1)0-62 82-UO-G2 B3-0063 133-00-03 B3-UO-G3 133-1)0-63 63-UO-G3 83-00-04 •Nominal data foe 4 Ware CCT Eaton Eaton's Coupe,Lighting Business , 1WO Eater H 44122 1121 Hi2,,^eir 74 South Cooper Lighting 1000 Eater, 4,121 Po.ch:rat,Ln1 GA 10763 6pe_4Knians and ADH 140426 Uruled Stales F.77149fi4603 dimensions lune.:to by :T•N Fem.conn oSu-, cooperiviving co-S m9 Mae wi,hou,entice 201406.27 15:04:21 E Page 193 of 290 GLEON GALLEON LED NOMINAL POWER AND LUMENS(700MA) i Number of Light Squares 1 2 3 4 5 6 7 6 9 10 Drive Current 700mA 7D3niA 700rnA 700mA 700mA 700mA 700mA 700mA 700mA 700mA Nominal Power(Wand 36 7? 105 138 176 210 243 276 314 348 Input Current 9 1231/IA) 0.32 0.59 0.86 1.14 1.45 1.72 2 2.28 2,58 2.86 , Input Current 6 2085(A) 021 0.36 0.51 067 0.87 102 1.18 1,34 1.53 1.89 Input Current U 2435(A) 0.19 0.32 0.45 0.59 0.77 0.90 1.04 1.18 1.35 1,49 Input Current 6 2775(A) 020 0.29 0,40 0.51 0.69 080 0.91 1.02 1.20 1,31 i Optics '... Lumens 3.854 7,531 11,237 14,847 18,395 22,013 26,033 29,497 32.904 36,430 T2 BUG Rating 61.110.61 B1-U0-G2 132-U0-62 82.00-G2 63.00-63 B3-U0-63 63.00.64 133-00.64 133-U0-G4 63-110-64 Lumens 4,091 7,995 11,929 15,762 19,529 23,370 27,638 31,316 34,932 38,876 T2R BUG Rating 81-UO-G1 BI-U0-G2 132-00-62 B2-UO-62 63-U0-G3 B3-U0-G3 B3-U0-63 -. B3-1.p-64 B3-UO-G4 B3-00-64 Lumens 3,928 7,676 11,453 15,133 18,750 22,437 26,534 30.065 33,537 37,132 T3 EUG Rating 61.10-61 BI-U0-G2 82-110-62 B2-110-G3 63-U0-G3 63-UO-G4 B3-U0-G4 63-UO-G4 83.1.10-64 B3-00-G5 Lumens 4,015 7,846 11,707 15,469 19,166 22,936 27,124 30,733 34,283 37,957 T3R BUG Rating 81-110-61 B1-UO-G2 132-UO-G2 92.00-G3 02-110-63 B3-UO-G4 83.00-64 83-U0-G4 63-00-05 B3-00-65 Lumens 3,951 7.720 11,519 15,221 18,858 22,567 26,688 30,240 33,732 37,347 14FT BL1G Rating 81.110-G1 B1-U0-G2 82-00-62 62.00-63 82.00-64 B3-U0-64 B3-U0-134 83-UO-G5 B3-UD-G5 B3-U0-G5 Lumens , 3,903 7.620 11,370 15,024 18,815 22,276 26,343 29,849 33,296 38,864 T4W - - BUG Rating B1-UO-G1 611-U0-G2 82-1.0-62 62-UO-G3 B3-10-64 63.110.4 63-0064 83.00.65 63.00.65 B3-UO-G5 Lumens 3647 7,518 11,217 14,821 16,364 21.975 25,988 29,447 32,847 38,366 SL2 BUG Rating B1-U0-G1 81-U0-G2 82-UO-63 B2-1.q-G3 B3-U0-G3 B3-UD-G4 B3-UO-G4 83-00-64 133-U0-G4 B3-UO-G5 Lumens 3,927 7,675 11,451 15,131 18,747 22,434 26,531 30,061 33,533 37,128 SL3 BUG Rating 61-00-61 81-U0-G2 82-00-03 B2-U0-63 82-00-63 83-00-64 83.00-64 63-110.64 133-U0-65 63-110-65 Lumens 3,731 7,292 10,880 14,376 17,812 21,315 25,208 28,562 31,861 35,275 SL4 BUG Rating B1-U0-G2 B1•L10-62 E1-U0-G3 81-00-03 B2-UD-G4 B2.00-64 62.00-64 B2-U0-G5 62-110.05 85.110-65 Lumens 4,051 7,916 11,811 15,606 19,338 23,139 27,365 31,006 34,587 38,294 5N0 BUG Rating B2-UO-G1 83-00-01 63-UO-G1 83-U0-62 84-110-G2 844110-02 B4-110.62 B5-UD-G2 535-UD-G3 135-1./0-G3 Lumens 4,125 8.062 12,02915,894 19,692 23,565 27,869 31,577 35,224 38,999 5M0 - BUG Rating B2-UO-G1 B3-UO-G2 B4-00-62 B4-UO-G2 B4-UOG2 B5-UO-G3 135-110-63 65-110-63 B5-Ug-64 135-110-64 Lumens 4,136 8,083 12,061 15,936 19,745 23,628 27,943 31,66135,318 39,103 5WO - BUG Rating B3-U0-G1 B3-UO-G2 84-UO-G2 64-00-62 85-00-63 85.00-G3 B5-UO-G4 85-U0-G4 B5-U0-G4 85-00.64 Lumens 3,451 6.744 10,063 13,296 16,474 19,714 23,314 26,416 29,467 32,625 BLVSLR BUG Rating 131-110-G1 B1-UO-G2 131-00-63 B2-UO-G3 62-03-63 82-110.64 B3-UO-G4 53-00-64 B3-U0-G5 63-UO-G5 Lumens 4,014 7,844 11,704 15,465 19,162 22,930 27,118 30,726 34,274 37,948 RW BUG Rating 62-00.61 83.00.61 83-U0-G2 64.00-62 84-UOG2 64-110-62 84.00-62 B5-U0-G3 85.00-03 85.00-63 Lumens 4,029 7,873 11,747 15,522 19,231 23,014 27,216 30,838 34,399 38,066 AFL BUG Rating 81-00-61 B1-U0-G1 62-110-62 82-113.62 82-110-62 63-00-62 03-00-63 B3-00-63 53-03-03 63-10-63 •None.,data b 4000K CCI. Eaton Eaton's Cooper Lighting ausInes6 1000 Eton Boulevard 1121 14ohwm 24 Senn Cooper Lighting Cleveland,OH 6+122 Pescmme Cry.D'-30269 Soeahcne.rs mW ADH140426 United States P.7704064803 1/,en r ons xgea 10 by F:T•N ErrO6.co,M wwW.cOope9gnsirg con. diem Whole rocee 2014.08-27 15:04:21 Page 194 of 290 GLEON GALLEON LEO NOMINAL POWER AND LUMENS 153 OMA) Number of Light Squares 1 2 3 4 6 8 7 8 9 10 Drive Current 530rnA 53CmA 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA Nominal Power(Watts) 30 54 80 105 130 159 18.4 209 234 259 Input Current 6 120V IA) 0.25 0.45 0.66 0.86 1.07 1.32 1.52 1.72 1.93 2.14 Input Curren 6 208V(A) 0.17 0.28 0.39 0.51 0,53 0.78 0.9 1,02 1 14 1.26 Input Current Q 24DV(A) 0.17 0.25 0.35 0.45 0.55 0.70 0.80 0.90 1.00 1,10 Input Current 6 277V(A) 0.19 0.24 0.32 0.40 0.49 0.64 0.72 0.80 0.69 0.98 i Optics - _ Lumens 3,079 6,017 8,978 11,862 14.697 17,588 20,890 23,567 28,289 29,106 12 BUG Rating B1-UO-G1 B1-U0-G2 B2-UO-G2 B2-UO-G2 62.00.02 B3-U0-G3 133-US-G3 83-US-G3 63.00-04 B3-U0-G4 Lumens 3,269 6,388 9,531 12,593 15,603 18,672 22,082 25,020 27,909 30,900 T2R BUG Rating B1-00-G1 B1-U0-G1 91-1)U-02 62.1)0-02 82-110-62 62-UO-G2 B3-U0-G3 83.00-03 83-UO-G3 133-UO-G4 Lumens 3,138 6,133 9,150 12,091 14,980 17,926 21200 24,021 26,795 29,667 T3 BUG Rating B1-UO-G1 81-1)0-G2 62.00-02 62-UO-G2 82-110-G3 B3-UO-G3 83-U0-G3 63-U0-G4 93-00-04 63-U0-04 Lumens 3,208 6269 8,354 12,359 15.313 18,325 21.671 24,555 27,390 30,326 T38 BUG Rating BI-US-G1 BI-130-G2 81-00-G2 132-UO-G2 82.1)0.03 82-U3-G3 B2-L10-G4 B3-U0-G4 83-00-04 63-U3-04 Lumens 3,156 6,168 9,203 12,161 15,067 18,030 21,323 24,160 26,950 29,839 T4FT _ ' BUG Rating B1-UD-G1 81-US-G2 61-UO-G2 B2-UO-G2 82.00-G3 62-L10-G3 B3-UO-G4 63-U0-G4 133-U0-G4 63.00-G5 Lunen 3,116 6,088 9.084 12,004 14,872 17,797 21,047 23,848 28,602 29.453 T4W • - BUG Rating 61-00-01 B1-U0-G2 B2-L10-G2 52-00-02 B2-UO-G3 B3-U0-G3 63-U0-G4 63-00-64 63-00-04 8300.05 Lumens 3,074 6,006 8,962 11,842 14,672 17,556 20,764 23,527 26,244 29,056 SL2 BUG Rating 61-US-G1 81.00-02 62-00-02 B2-U0-G3 82-UO-G3 B3-U0-G3 B3-US-G3 193-U0-G4 63.110-04 63.1)0-04 lunens 3,136 8,132 9,149 12,089 14,978 17,924 21,187 24,018 26,791 29,682 SL3 BUG Rating B1-UO-G1 81-00-62 81-1)0.02 B2-UO-G3 132-US-G3 62-U0-G3 B3-U0-G4 83-00.04 B3-UO-G4 63-U0-G4 Lumens 2,981 5,826 8,693 11.486 14,231 17,030 20,140 22,820 25.456 28,184 SLA - BUG Rating 80-UO-GI 81.00-02 131-U0-G3 61-00-63 81.1)0.03 82-1)0-03 B2-UO-G4 62-00-04 B2-U0-G4 82-1)0-05 Lumens 3236 6.324 9,437 12,469 15,449 18,487 21,863 24,773 27,634 30,595 5N0 BUG Rating 61-00-GO 62-U0-G1 63-US-G1 83.00.02 83-00-02 B4-00-02 84.00-02 84-00-02 64-UO-G2 135-U0•G2 Lumens 3,296 6,441 9,610 12,898 15.733 18,628 22286 25229 28,142 31,158 5M0 - BUG Rating 62-00-01 83-US-G1 83-1)0.02 64-1)0-G2 B4-U0-02 64-U0-G2 B5-UO-G3 B5-UO-G3 85-U0-G3 B5-UO-G3 - Lumens 3,305 6,458 9,636 12,732 15,775 18,678 22,325 25,296 28,217 31,241 6WO BUG Rating 82-00-01 83-UO-G2 64-110.02 84.00.02 B4-U0-G2 B5-UO-G3 B5-UO-G3 B5-00-03 B5-U0-G4 85-00-C' Lumens 2,757 5,388 8.040 10,623 13,162 15,751 18,627 21,10523,543 26,066 SLVSLR ' BUG Rating 81-US-G1 61-U0-G2 91.00.02 61-U0.63 B2-UO-G3 132-U0-G3 B2-L)0-G3 B2-U0-G4 63-00-64 83-1)0-04 Lumens , 3,207 6.267 9,351 12,356 15,309 18,320 21,666 24,549 27,384 30,319 RW - • • BUG Rating 62-UO-G1 83-U0-G1 83-U0-G1 B3-U0-G2 64-110.02 B4-UO-G2 64-1)0-62 84110-02 134-U0-02 B5-U0-G3 Lumens 3,219 6,290 9,385 12,401 15,365 18,387 21,745 24,638 27,484 30,429 AFL BUG Rating B1-00-61 81-US-GI 131-U0-61 B2-UO-G2 B2-U0-G2 62-00-02 B2-UO-G2 B3-UO-G2 B3-U0-03 83-US-GO •Nomrel data 1a' G4 CC7. Eaton Eaton's Cooper Lighting Boolnnt 100C Eatcr,Bp,400eiti 1121 Hyhwar 51 South Cooper Lighting Ueelend.OH 44117 Feechnee CO,GA 30769 Specihcationl and AD-1140426 Unned States P:77C465J4300 dirnerus1 u©iec'.to 201408-21 15:04:71 byE.i.IV Es;m.com +vw.coopetl'gninprsr- rhangewithorsinte. Page 195 of 290 GLEON GALLEON LED LUMEN MULTIPLIER LUMEN MAINTENANCE Ambient Lumen Multiplier Ambient TM-21 Lumen Theoretical 1.70 Temperature Temperature Maintenance (Hoon) 0`C 1.02 160,000 Hours) 10`0 1.01 25°C >94% >350600 25'0 1.00 40°C >93% >250,000 40°C 0.99 50°C >90% >170.000 50°C 0.97 1 ORDERING INFORMATION Sample Number:GLEON-AE-04-LED-E1-T3-GM-7CC Number of Product Family Light Engine Lamp Type Voltage Distribution Color Mounting Squares' GLEON=Galleon AE=1A Drive 01=1 LED=Solid State E1=120-277V T2=Type II AP=Grey IBlank)=Arm for Round or Current 02=2 Light Emitting 347=347V' T2R=Type It Roadway BZ=Bronse Square Pole 03=3 Diodes 480=480V" T3=Type Ill BK=Black EA=Extended Arm' 04=1 T3R=Type 8I Roadway DP=Dark Platinum MA=Mest Arm Adapter' 05=5 T4FT=Type IV Forward Throw GM=Graphite Metallic WM=Wall Mount 06=6 T4W=Type IV Wide WH=Waite 07=7 5NC=Type V Narrow 08=8 SMO=Type V Square Medium 09=9 5WO=Type V Square Wide 10=10 SL2=Type II w/Spitl Control SL3=Type Ill w/Spill Control SL4=type IV w/Spill Control SL L=90'Spill Light Eliminator Left SLR=90'Spill Light Eliminator Right RW=Rectangular Wide Type I AFL=Automotive Frontline Options Add as Suffix) Accessories(Order Separately) 2L=Two Circuits" OA/RA1016=NEMA Photocontrol Multi-Tap-105.285V 7030=70 CRI 3000K' OA/RA1027=NEMA Photocontrol-480V 7060=70 CRI 60000 0A/RA1201=NEMA Photocontrol-347V 530=Drive Current Factory Set to 530mA" OA/RAIO13=Photocontrol Shorting Cap 700=Drive Current Factory Set to 700mA" OA/RA1014=120V Photocontrol F=Single Fuse(120.277 or 347V.Must Specify Voltage) MA1252=10kV Surge Module Replacement. FF_Double Fuse 1208.240 or 480V.Must Specify Voltage) MA1036•XX=Single Tenon Adapter for 2-3/8°C.D.Tenon Mutton Type Photocontrol(120,208.240 or 277V) MA1037-XX=2G180'Tenon Adapter for 2.3/8"0.0,Tenon PERT=NEMA 7-Pin Twistlock Photocontrol Receptacle MA7197-XXe'3@ 120°Tenon Adapter for 2-3/8"O.D.Tenon R=NEMA Twistlock Photocontrol Receptacle MA1188-XXe4@90°Tenon Adapter for 2.3/8'0.0.Tenon HA=50°C High Ambient' MA1189•XX=2490°Tenon Adapter for 23/8"0.0.Tenon MS/DIM4.08=Motion Sensor for Dimming Operation,Maximum 8'Mounting Height r'ra"" MA1190-XX=3@'90'Tenon Adapter for 23/8"0.0.Tenon MS/DIM-L20=Motion Sensor for Dimming Operation,9'-20'Mounting Height"''x"-" MA1191-XX=2@120'Tenon Adapter for 2.3/8°O.D.Tenon MS/DIM•LA0=Motion Sensor for Dimming Operation.21'-40'Mounting Height'h rs^x" MA1038•XX=Single Tenon Adapter for 3-1/2'0.0.Tenon MS/X-LOS=Bi-Leval Motion Sensor,Maximum 8'Mounting Height tI"Fake MA1039-XX=24'180°Tenon Adapter for 3.1/2'0.0.Tenon MS/X-L20=Bi-Levet Motion Sensor,9'-20'Mounting Height"ra'a." MA1192-%X=39120°Tenon Adapter for 3-112'O,D.Tenon MS/X4.40=5i-Level Motion Sersor,21'-40'Mounting Height"L>""" MA1193-XX=4@90'Tenon Adapter for 3.1/2"0.0.Tenon MS-L08=Motion Sensor for ON/OFF Operation,Maximum 8'Mounting Height n""'e" MA1194.XX=2@90`Tenon Adapter for 3 1/2'0.D.Tenon MS-L20=Motion Sensor for ON/OFF Operation,9'-20'Mounting Height n,""." MA1195-X(=3@90'Tenon Adapter for 3-1/2'0.0.Tenon MS-L40=Motion Sensor for ON/OFF Operation,21'-40'Mounting Height n.a r 1 FSIR•100=Wireless Configuration Tool for Occupancy Sensor" DIMRF•LWeLumaWatt Wireless Sensor,Wide Lens for 8'-16'Mounting Height'a GLEON.MT1=Field Installed Mesh Top for 1-4 Light Squares DIMRF-LN=LumaWatt Wireless Sensor,Narrow Lens for 16'-40'Mounting Height" GLEON-MT2=Field Installed Mesh Top for 5-6 Light Squares L90=Opucs Rotated 90°Leh GLEON-MT3=Field Installed Mesh Top for 7-8 Light Squares R90=Optics Rotated 90°Right GLEON-MT4=Field Installed Mesh Top for 9.10 Light Squares MT=Factory Installed Mesh Top LS/HSS=Field Installed House Side Shield"a' TH=Tool-less Door Hardware LCF=light Square Trim Plate Painted to Match Housing" HSS=Factory Installed House Side Shield" Notes' 1..Desienla/rts Consortium`Oueefred.Refer to www.rtesignlights.org Ouallfled Products List under Family Models for details. 2.Standard 4000K CCI and Minimum 70 CRL 3,Requires the use of a step down transformer when combined with MSGIM.MSIR e,CtMRF. 4 Not to be mad with ungrounded systems. 5.May be required when two or more luminaires are oriented on a 90'or 120'drilling pattern.Refer to arm mourning requirement table. 6.Factory insiailed. 7 21 is not available with MS,MS!X or MS/DIM at 347V or 460V.2L in AE-02 through AE•sa requires a larger housing.normally used for AE-0S or 00-06.Expended am,option may be required when mounting two or more fisturas par pole at 93'or 120'.Refer to am,mounting requirement sable, 6.Not available with LunraWar wireless sensors. 9.Extended lead times apply.Use dedicated IFS site for 3000K and 6000K when pertormine layouts.These hies are published on the Galleon luminaire product page on the website. 10.t Amp standard.Use dedicated ES files for 530mA and 700mA when performing layouts.These files are published on the Galleon luminaire product page on the website. It.Consult factory for more informstion. 12 Utilizes interne)step down transformer when 3470 or 48701s selected. 19.Ina P001.100 accessory is squired to adjust parameters. Si.Not available with HA option. 15.Replace X with number of Light Squares operating in low Output mode, 16.LomaWen wireless sensors are factory installed only requiring network components RF{M1,RF-GW l and RF-ROUT1 in appropriate quantities.Soe www.cooperligming.rom for LumaWen epplicanon mformabon. 17 Not ava•.lable with house side shield IHSS). It.Only for use with SU,SU,SIC and AFL distributions.The Light Square trim plate is painter)black when the H05 option is selected. 19.This tool enables adjustment of parameters Including high end low modes,sensitivity.time delay,cutoff and more,Contort your Eaton's Cooper Lighting business representative Ion additional details. 20.One requited for each Light Square, Eaton Eaton's Cooper Lighting Business Cleveland. Eaton H 44127 1121 Hghvay 74 Souir. Cooper Lighting Cleve lend OH 44122 Peachtree Cny.GF 30269 Specdicatiuns anti AUH140426 United States F.110.48841900 dimensions subent to by EA-h! Eaton corn awnv cooperhghhhg ccr, charge without rwbu 2014-082715:04.31 Page 196 of 290 . .. : U..- - - -... :Li Z tt E. - !:: - :, t 'I' 1111 I I'11111111 id ii ' Iv . ' . 0 ir: .,..,.: t:1,.: 7 :li t .7,4 1 0 t iiii .. ... „:. ri :: :iit ? isp-,ce ., :-; i : li 11 .14g 1 1111111111 1111 ;,, t 1 : : 1 0 -.,, :::: M: - :: .:i; Is I'Nt 1 !:1, 1 I 111 : :I LLI - -: , v... . : BIM IMI 11111111M1 Ma 4 AI c.) . 1 *z ,I I! I,: if i• i 1, : 15 ihipoliod 1 li 11 iol 414 I ti! tit ,...i. ii II 1 fi I „: iiiii01111111111!;1111 4'• 11 Li 1 •i; I ! I 1 ;'• 1 I t 1 I :,.,...•:-. i 1 .6 , J 141 I 1 .0 T :.r--- i 1 T g g ut:g rij r 1 nt il , 1 1 i 1 I i tl 83 t2 t3 :::: a) dillAi' TU ' , VI - i 1111 1 1410' 13-c-4 9.64/d' . KT I C: I _ , 1 111ri a all 1%•ms. III: Mr in. un 11 .1 1, II I I till — Iii. 1111 ••- • E) , - -•...,..-— - !!! I 1 1 t • i, ... i !\ zt III • 1 If , , €., \ *,,,,', , 1 ' ten •A t, I , \ '' V4°' . I • ! . I 1 1 \ . '**,, ,,,,,• ' es, ,r. \ *K*,76 * •oft %dp lit'l ‘,....k„^zoe .4 ,..-4.\' '' o r•,-', , I c ! / v.• 7. ,,.e. -', • ' '47,//' . - i ; ,0,/ St;IP#...•cY\, •, - Riggi r• ( 1•••1 ' , --- I \,,,,,...._:,......n......0_ -,, ) NNW) C) N -•----,-____.— a 12, re 0 Ft g i ,-) • Page 197 of 290 . . 1 ,r z EXHIBIT October 30,2014 Mr.Eric Johnson Page 1 of 2 October 30, 2014 File: 193800151 Attention: Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd.N P.O.BOX 2007 Oak Park Heights,MN 55082 Reference: Oak Ridge-Memory Care Addition-Plan Review Dear Eric, We have reviewed the site Development plans for the Oak Ridge Memory Care Addition as submitted by James R. Hill Inc.on October 15,2014. Following are our initial comments and/or recommendations. Sheet 2,10-Existina Conditions 1. Clearly identify existing sewer service locations from the mains to the building. 2. Existing 4"water services have been replaced within the ROW. See attached Draft As-Built sheet. Sheet 4,10-Final Grading, Drainage and Utility Plan 1. Concrete commercial driveway apron shall be provided at the proposed entrance location,and shall be installed per City standard detail. 2. Coordinate with Washington County the proposed driveway entrance connection to the Oxboro Avenue N.alignment. Construct per City standard detail. 3. City staff to be present onsite for connection to city storm sewer. 4. Provide a Maintenance Agreement for the proposed Underground Storm water System. 5. Be sure not to encroach on storm water easement with construction of westerly retaining wall. Sheet 6,10-Details 1. Add the following City Standard Details: a. STR-7/PEDESTRIAN CURB RAMP DETAILS b. STR-8/CONCRETE DRIVEWAY APRON-COMMERCIAL c. STR-30/CONCRETE CURB REPLACEMENT DRIVE LOCATION (CONCRETE D/W APRON) Page 198 of 290 General Comments 1. Provide record plans or as-built drawings following project completion. Storm water Comments See attached Memo. If you have any questions or require further information please call me at (651)967-4619. Regards, STANTEC CONSULTING SERVICES INC. e(444.1 Cristina M.Mlejnek,P.E. Attachments: OPH Oak Ridge Memory Care Addition Stormwater Review Memo Draft As-Built (Washington County Campus City Utility Imp.Sheet U6) OPH City Standard Detail STR-7 OPH City Standard Detail STR-8 OPH City Standard Detail STR-30 c, Andy Kegley-Oak Park Heights Scott Richards-The Planning Company LLC Julie Hultman-Oak Park Heights Mike Isensee-MSCWMO Page 199 of 290 Stantec Memo To: Cristina, Mlejnek From: Nathan Warner Stantec Consulting Services Inc. Stantec Consulting Services Inc. File: 193800151 Date: October 29, 2014 Reference: Oak Park Heights Oak Ridge Memory Care Addition Stormwater Review This memo summarizes the review of materials submitted on 10/16/14 by James R.Hill,Inc., for the Oak Ridge Memory Care Addition. The submittal was reviewed for compliance with the policies of the City of Oak Park Heights Local Surface Water Management Plan and the Middle St.Croix Watershed Management Organization, The site will need to comply with the runoff rate,runoff volume,and water quality policies of the LSWMP and MSCWMO. The following materials were reviewed as part of the submittal: • Site Plans • Existing and Proposed Drainage Maps • HydroCAD Drainage Summary Runoff Rate 1. The peak runoff rate for proposed development shall not exceed the existing rate for the 2,10,and 1oo- year rainfall events.The proposed development meets this requirement. 2. Drainage maps should be modified to include contours and land use over the entire drainage area. Runoff Volume 1. Per the City's LSWMP,infiltration standards for proposed projects are based on the Middle St.Croix Watershed Management Organization's Watershed Management Plan. The applicant shall work through the review process with the MSCWMO to ensure all standards are being met. 2. Based on the proposed impervious surface area,an infiltration volume(1/2"over impervious area plus 1/4" over area with compacted soils)of 1,96o cubic feet is required.The 48"perforated HDPE underground storage trench provides for an infiltration volume of 2,055 cubic feet. The applicant shall provide soil information(soil borings,if available)and any other relevant information to ensure that infiltration is a feasible option. Water Quality 1. Per the MSCWMO standards,stormwater must be treated prior to discharging into a water body.A grassed swale and underground storage trench are used to provide water quality treatment on this site. 2. There are no current requirements regarding TP and TSS removal.Storm water detention ponds should be designed to NURP standards.There are no storm water detention ponds on the proposed development. Design with community in mind Page 200 of 290 Stantec October 29,2014 Cristina,Mlejnek Page 2 of 2 Reference: Oak Park Heights Oak Ridge Memory Care Addition Stormwater Review Stantec Consulting Services Inc. Nathan Warner Phone:651-604-4754 Nathan.Warner@stantec.com Design with community in mind me is\client\municipoNooY pork heights_ci mn\55 private\oak ridge addition 2014\optLodaiagememaycare_stormwotermemo_142914.docac Page 201 of 290 . — 1 1 i^ -A,,� $JOh3A0tldYC N3M75 AYYLNK F A'1YW two., f ; E E :,J Kam A1Mi0lV OYA9Y0 E i 4,,,.!, R[ ,p it ...�._ sri5a+tx�M/dul AliifJtl Alli mtlw¢)Atunp,uo16u!4yQM E t02 4 I 11D l S1 t E_ 5•i! �c ....�.„ �,., e..., NW'S746!aFlTed>fe0 y _ 1111e, v D ' R t o f W i I p • I 'n e Og O w, �� L4 I G E _ .tie . ,�e..... r -....» .w..... 9 Fee B 11111171 1 ;" °°` 5916 . iiiT' gVI L;a ai, }. ,5.t* E P a[aa ! {-141 N ' _ Z , : 4 = i J -- "' 6 ^R EA rti - ? !. i Z F.... W li -via_... IN CM II .t r fl 1111 2. 0 c o 0 . 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Page 202 of 290 Variable A 0 ADA required truncated dome per Mn/DOT std. plate 7036F 11111110111111 AlG {gyp 6 Op _0 L' b1 1 pili. ip d c. °o }i ' a 8 iii °' tit. 1.-....,::: i::: B c'o 6 Face of 3'p Variable 3.0 Curb Match Existing Width A- I PLAN Round all sloped \--Top of Curb /intersections 1 Variable Match Existing 3.0' Width 3.0' Variable SECTION B-B 8" Varies 4'-0" Design Street Grade Bituminous Max 50:1 _ Pathway Max. 20:1 :4 -moi or Concrete .��� _mom Sidewalk ft 6"Concrete 4" Aggregate Base SECTION A-A Concrete curb&gutter PEDESTRIAN CURB RAMP LAST REVISION: February 2014 DETAILS PLATE NO. OAK PARK HEIGHTS, MN -NSTR-7 Page 203 of 290 CONCRETE SLAB SHALL BE 7" THICK, ETAPRON SHALL BE CONSTRUCTED COONN4CuRCOMEPACTED CLASS 5 GRAVEL BASE (SEE SPECIFICATIONS) 3/4" PER FOOT 18" VARIABLE \ 10' OR R.O.W. LINE, WHICH EVER IS GREATER 1 . , ..• .•. .••. 4 BLE GRADE . . ..• . . ;....• . .; : ...... . • ... .• - of: : - . . . •• . . ...• .• .. .-, . .. • ....• : • ... . - . •••''''''' ••••• ..•••••' ' •* .•'—-.. . . ..... . ' . . .. ' • ...... . . . " .4 . •:-. * . . *?..•.. • ... • .-•• • '• • . ••••4 ::: ..... .... ...... • ..... .. • '. ' • • .‘. • • '.. . .. ' ............. .•..,.%.....:.... .. .......... .. ** . ... . • .' • * - - • • .. .....•••••••-•••%................ *. . ••• . . • • . • ---- •----. -.............. .....*.-.-..... . .. ....-.........•................. •- • "" -" * •••••-• . •.......... - . ..* ** ...*......."*............ ..... .... ....... 7" CONCRETE PAVEMENT 4" CLASS 5 BASE SECTION A-A INCIDENTAL TO APRON NO SCALE . POUR CURB INTEGRAL PAYMENT AREA WITH CONCRETE SLAB / AS SPECIFIED ziii'-'1 ' '-**-- ' - .: * • -..i,..!.75'.., ‘'..,..,.„,,,, :,".:: 4 i '.'•"itt;..,To',.0., Isr-A -...,-,- 7 I \ , -•— A EXPANSION JOINT (TYP) PLAN NO SCALE LAST REVISION: CONCRETE DRIVEWAY APRON March 2008 CIO Stantec COMMERCIAL PLATE NO. OAK PARK HEIGHTS, MN STR-8 \ I Page 204 of 290 l \ i REMOVE EXISTING EXISTING CURB DAMAGE DRIVEWAY jr- REMOVE EXISTING (MINIMUM ONE PANEL) / CONCRETE DRIVEWAY SURFACE EXISTING CONCRETE CURB &GUTTER7: z /��(/: .y /BACK OF CURB \ /''/- 6i , CONTRACTION JOINT (TYP.) --- / '4V� 2'_ONE PANEL . 2' _\ MIMIMUM \--- REMOVE EXISTING 11 EXISTING NON-WEAR BITUMINOUS BITUMINOUS SURFACE -� { j EXISTING ROADWAY -\ i 1 D428 CONCRETE CURB & GUTTER FELT EXPANSION JOINT c. SAWCUT -SAWCUT EXISTING DRIVEWAY 6" CONCRETE DRIVEWAY \-- 1 1/2" TYPE LV3 NON-WEAR BITUMINOUS PATCH EXISTING 1 1/2" NON-WEAR SECTION BITUMINOUS BASE r "N CONCRETE CURB REPLACEMENT LAST REVISION: DRIVE LOCATION March 2004 U. ' ane (CONCRETE D/W APRON) % J PLATE NO. i OAK PARK HEIGHTS, MN STR-30 _I Page 205 of 290 4 i A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER, REPRESENTING TIC PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living, is a conditional use; and 4. TIC Properties I, LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location; and 5. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required;and Page 206 of 290 6. The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed; and 7. City staff prepared a planning report dated November 7, 2014 reviewing the request; and 8, Said report recommended approval of the Conditional Use Permit and Variances subject to the fulfillment of conditions;and 9. The Planning Commission held a public hearing at their November 13, 2014 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North,and affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 207 of 290 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 3 Page 208 of 290 11. The Planning Commission was favorable to the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Recommended bythe PlanningCommission of the Cityof Oak Park Heights this � 13th day of November, 2014. Jim Kremer,Chair ATTEST: Eric A.Johnson, City Administrator 4 Page 209 of 290 ATTACHMENT A Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1, Block 1, Oak Park Heights Garden Physical Address: 6060 Oxboro Ave. N. Page 210 of 290 ATTACHMENT B 'ryf Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Development Request Review with City Staff/Consultants: October 29,2014 Planning Commission Review & Recommendation: November 13,2014 Conditional Use Permit - Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30) days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the variance shall become null and void twelve (12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building structure, addition or alteration,or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.4.0 .1 —401.4.C.2) Page 211 of 290 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER, REPRESENTING TIC PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights recommended the application with conditions. The City Council of the City of Oak Park Heights makes the following findings of facts and resolution: I. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living, is a conditional use; and 4. TIC Properties I, LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location; and 5. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required; and Page 212 of 290 6. The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed; and 7. City staff prepared a planning report dated November 7, 2014 reviewing the request; and 8. Said report recommended approval of the Conditional Use Permit and Variances subject to the fulfillment of conditions;and 9. The Planning Commission held a public hearing at their November 13, 2014 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North.,and affecting the real property as follows: SEE ATTACHMENT A The City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 213 of 290 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby approved by the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3, All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance, 3 Page 214 of 290 11. The City Council was favorable to the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The Applicant knowingly is installing its infrastructure upon lands that are encumbered by a City drainage easement, located at the southeast corner of the property. At this time the City and Applicant concur that the modifications as proposed will not materially disrupt the City ability to use such easement and water that drains and will continue to drain to such easement area from areas not under the control of the Applicant. Should the Applicants activities or actions materially impair the City's ability to utilize its drainage easement, the Applicant shall make any corrections as directed by the City at its sole expense. 14. The City reserves the right to require the Applicant, at their expense, to remove any and all of the improvements located within the existing drainage easement if ordered by the City Council. Should the Applicant fail to make such changes as directed by the City, the City may make all necessary changes as required and assess all such costs back to the applicant. The City shall not be responsible for any costs related to the Applicant's improvements in the City's drainage area. 15. The Applicant shall provide a revised description for the drainage easement at the southeast corner of the property that removes the existing building from said easement. The revised easement shall be subject to review and approval of the City Attorney and City Engineer. 16. The terms and conditions listed above for the drainage easement shall be set forth in a Permissive Use Agreement between the City and the Applicant as drafted by the City Attorney to be executed prior to the issuance of any building permits. 17. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 28th day of April,2015. Mary McComber, Mayor 4 Page 215 of 290 ATTEST: Eric A. Johnson,City Administrator 5 Page 216 of 290 ATTACHMENT A t ; Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1,Block 1,Oak Park Heights Garden Physical Address: 6060 Oxboro Ave. N. Page 217 of 290 ATTACHMENT B Conditional Use Permit For Memory Care & Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Development Request Review with City Staff/Consultants: October 29,2014 Planning Commission Review&Recommendation: November 13, 2014 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building,structure, addition or alteration,or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the variance shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building structure, addition or alteration, or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty(30) days before the expiration of said approval. (401.4.0 .1 —401.4.C.2) Page 218 of 290