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HomeMy WebLinkAbout2016-06-01 Planning Report TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303RE 4 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCQPIanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: June 1, 2016 RE: Oak Park Heights - Oak Park Heights Furniture Warehouse/Simonet's - Preliminary/Final Plat, and Design Guidelines/Site Plan Review - Memorial Avenue North, Southwest of 58th Street. TPC FILE: 236.02 — 15.04 BACKGROUND Alex Young of MSP Commercial has made application to allow the construction of the Oak Park Heights Furniture Warehouse/Simonet's development on Memorial Avenue North, Southwest of 58th Street. The property will be subdivided as Lot 2, Block 1, Oak Park Station Second Addition. Lot 1, Block 1 of Oak Park Station Second Addition has been proposed as the location of a Kwik Trip motor fuel station and car wash at the corner of 58th Street and Memorial Avenue North. The building and site will require Design Standards/Site Plan review. The site is zoned B-3, Highway Business and Warehouse in which retail stores and warehousing is a permitted use. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Preliminary Plat— Oak Park Station Second Addition Exhibit 3: Final Plat— Oak Park Station Second Addition Exhibit 4: Cover Sheet (1) Exhibit 5: Existing Conditions — Removals Plan (2) Exhibit 6: Site Plan (3) Exhibit 7: Grading, Drainage and Erosion Control Plan (4) Exhibit 8: Utility Plan (5) Exhibit 9: Details (6) Exhibit 10: Details (7) Exhibit 11: Details (8) Exhibit 12: Landscape Plan (9) Exhibit 13: Lighting Plan (10) Exhibit 14: Site Plan (AS-1.0) Exhibit 15: Floor Plan (A-1.0) Exhibit 16: Exterior Elevations (A-2.0) Exhibit 17: Exterior Elevations (A-2.0) Exhibit 18: Site Line Analysis (A-3.0) Exhibit 19: Lighting Fixture Details (8 Pages) Exhibit 20: Report of the City Engineer Exhibit 21: Report of the City Arborist PROJECT DESCRIPTION The project narrative provides the following description: We are most pleased to submit herewith our project package for Simonet Furniture within the Oak Park Station development area for appropriate approvals. MSP requests the City of Oak Park Heights to consider approvals of a preliminary/final plat, design guidelines/site plan review for our proposed furniture building. MSP Metro Development Company LLC ("MSP Commercial') is the developer for the project. Mike O'Brien, owner of Simonet Furniture, will own the building and operate the store out of this location. Simonet furniture is moving from their current location in Stillwater. Phase I of the building is approximately 20,000 square feet. Also shown on the plans, is how the building could be expanded in the future to accommodate business growth, Phase II. The majority of the floor area is used for showroom. There is a small area in the back of the building that functions as warehouse, office and mechanical space. Simonet Furniture has been serving the area since 1864. Mike O'Brien reopened the store in 2010 under a new corporation. Mike is the great-great-grandson of the store's founder. The store features Amish furniture and products made in the USA. We hope that you will find this proposal an exciting addition to Oak Park Heights. Please feel free to contact us with any questions. Thank you for your time and attention. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Highway Business/Warehouse on the Proposed Land Use Map. The proposed use of warehousing and retail is consistent with this land use designation. 2 Zoning. The property is zoned B-3 Highway Business and Warehouse District. The use of the site for warehousing and retail is a permitted use in this district. Subdivision. The property is platted as Lot 2, Block 1 Oak Park Station. The lot remaining after the minor subdivision that allowed for the Range 082 Indoor Shooting will be subdivided into Lots 1 and 2, Block 1 Oak Park Station Second Addition. Lot 1 is the location of the proposed Kwik Trip motor fuel station and car wash and Lot 2 is for Simonet's. The proposed Lot 2, at 2.3 acres with a lot width of 236 feet on Memorial Avenue North, will be compliant with the minimum lot area of 15,000 square feet and a lot width of 100 feet specified for the B-3 District. Lot 1 is larger and is also compliant. The plat will be subject to review and approval of the City Attorney and City Engineer. The park dedication fees have been paid for this area. Site Plan. The front of the building is orientated to Minnesota Avenue North and Highway 15, with the parking lot adjacent to the front entrance and along one side of the building. The proposed building will be 20,428 square feet in the first phase with a second phase projected at another 7,866 square feet. The loading area for the building is located on the Memorial Avenue North side of the building and will be partially screened with landscaping. Setbacks. The building and parking areas are compliant with all setback requirements. Traffic Circulation/Curb Cuts. The site plan indicates that there will be one curb cut off of Memorial Avenue North and another on Minnesota Avenue North. The plan shall be subject to review by the Fire Marshal for emergency vehicle access. Snow Storage. The plans do not indicate an area for snow storage. The applicant shall indicate where the snow is to be stored. Snow storage shall not interfere with the proposed landscaping. Parking. The following table provides an analysis of proposed and required parking spaces: Parking Area Required Requirements Spaces 1 per 400 SF Showroom/Office (17,248 x .9 = 15,523 / 39 400 = 39) 1 per 1,500 SF Warehouse (3,053 x .9 = 2,748/ 1,500 = 2 2) 1 per 400 SF Future Expansion (7,866 x .9 = 7,079/ 7 400 = 7) TOTAL 48 Per ordinance, the site would require 48 parking spaces for both the current building and the future expansion. The proposed site plan indicates a total of 52 spaces, with an 3 additional 20 proof of parking spaces. The plans indicate three disability stalls adjacent to the front entrance which will be adequate for the site. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an exhibit to this report. Lighting. The lighting plan indicates the locations of the parking lot and site fixtures. The building wall fixtures are shown on the building elevations. The lighting specifications indicate that the fixtures to be used in the parking lot will be full cut off and LED. The building light fixtures indicate full cut off fixtures as well as up/down fixtures on the lower level of the building. The Planning Commission should comment, and City Council consider, the up/down fixtures that will provide architectural lighting for the façade. Unless agreed to by the City Council for architectural lighting, all light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.6.7 of the Zoning Ordinance as it relates to lighting requirements. The photometric plan has been provided and complies with the Ordinance. Trash Storage. The floor plan indicates that an interior trash area is provided within the building. Mechanical Screening. Any exterior mechanical equipment, either on the roof or ground mounted will need to be screened in accordance with Section 401.15.E.10.e. of the Zoning Ordinance. The plans include a sight line analysis that indicates that the roof mounted and ground mounted mechanical equipment will be screened. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the Brown's Creek Watershed District. Signage. Freestanding Sign. The applicant has proposed one monument sign adjacent to Highway 15 that will be approximately 8 feet in height and a sign area of 48 square feet. The sign is compliant for the sign dimension standards. The base of the sign will be landscaped. Wall Signage. The following wall signage is proposed: Total No. Sign Square Feet of Signs Southeast 88 1 Elevation Northeast 88 1 Elevation 4 Northwest 88 1 Elevation TOTAL 264 3 The Zoning Ordinance would allow for the three wall signs on separate building facades as proposed. The total allowable sign area would be 300 square feet and 264 square feet is proposed. The individual signs could be 120 square feet. Sign Illumination. The wall signs and the monument sign are to be internally lit. The sign lighting should be designed such that only the text and logo portions of the signs are to be lit at night. The sign background will need to be dark. Staff will approve the lighting specifications for the signs at the time of permitting. Design Guidelines Sustainable Guidelines. City staff has questioned the applicant on how the project has been designed to achieve at least a certain degree of sustainability. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. Architectural Guidelines. Façade Treatments The building will be required to have a definite base, middle and top at its front, side and rear facades. The building will be a tip up concrete structure similar to many of the structures in the area. The concrete surface will have horizontal cut lines and vertical elements that are of a different color. Ground Level Expression This is a one story building with a significant canopy at the front entrance facing Highway 15. The main entrance is well defined by raised parapet, the canopy and glass doorway. Transparency The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The building front, facing the Highway 15, is 14 percent transparent. The side facing Memorial Avenue North will have a 0 percent transparency. The Planning Commission should comment on the building not meeting the 20 percent transparency on the Highway 15 façade. Entries The building features a prominent entry with a canopy and glass door. Roof Design The building has a flat roof. The rooftop mechanical equipment will be completely screened. The building at 21 feet, 4 inches, is compliant with the 35 foot building height limit. 5 Building Materials and Colors The applicant has provided color elevations for review. The building will be a combination of exposed aggregate concrete panels, aluminum entry system, and glass. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The proposed building has a well-defined entrance and attractive front which is visible from Highway 15. Parking Areas The parking area includes landscaped areas within and around the parking lot. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space Currently, there are no trails on Memorial Avenue. Development of the Kwik Trip will extend the current trail on 58th Street to Memorial and around the corner to the property line of Simonet's. The plans indicate that the trail will be continued along the Simonet's property. Landscaping Building entrance plantings are required and are provided on the plans. The base of the building will be landscaped. The overall landscaping plan is a very positive feature of the proposed site. The landscape plan is subject to review and approval of the City Arborist. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. Utilites/Service/Loading/Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. 6 Pedestrian/ Bicycle Routes As indicated, the bike/pedestrian access will be extended to and along the site. A bike rack will be required. The applicant should identify a location. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Preliminary and Final Plat • Design Standards/Site Plan Review 1. The preliminary and final plat shall be subject to review and approval of the City Attorney and City Engineer. 2. The site plan shall be subject to review and approval of the Fire Marshal. 3. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. 4. The landscape plan shall be subject to the review and approval of the City Arborist. 5. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Brown's Creek Watershed District. 6. All light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 7. The Planning Commission should comment and City Council consider the use of the up/down fixtures that will provide architectural lighting for the building facades. 8. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 9. All signs shall be designed to comply with the Zoning Ordinance requirements for night illumination. 10. The Planning Commission should comment on the lack of transparency on the building elevation facing Highway 15. 7 11. The Planning Commission shall comment on the building design and building materials. 12. A bike rack should be identified on the site plan and placed on site. pc: Julie Hultman 8 FXH R P M S P 1215 TOWN CENTRE DRIVE,SUITE 130.EAGAN,MN 55123 C O M M E R C A PHONE 651.287.8888 FACSIMILE 651.287.8889 May 12, 2016 Dr. Eric Johnson, AICP City Administrator, Oak Park Heights 14168 Oak Park Blvd. N. Oak Park Heights, MN 55082 RE: Oak Park Heights Furniture Warehouse, Simonet's Dear Mr. Johnson: We are most pleased to submit herewith our project package for Simonet Furniture within the Oak Park Station development area for appropriate approvals. MSP requests the City of Oak Park Heights to consider approvals of a preliminary/final plat, design guidelines/site plan review for our proposed furniture building. MSP Metro Development Company, LLC ("MSP Commercial") is the developer for the project. Mike O'Brien, owner of Simonet Furniture,will own the building and operate the store out of this location. Simonet furniture is moving from their current location in Stillwater. Phase I of the building is approximately 20,000 square feet. Also shown on the plans, is how the building could be expanded in the future to accommodate business growth, phase II. The majority of the floor area is used for showroom. There is a small area in the back of the building that functions as warehouse, office and mechanical space. Simonet Furniture has been serving the area since 1864. Mike O'Brien reopened the store in 2010 under a new corporation. Mike is the great-great-grandson of the store's founder. The store features Amish furniture and products made in the USA. We hope that you will find this proposal an exciting addition to Oak Park Heights. Please feel free to contact us with any questions. Thank you for your time and attention. Sincerely, d4/19"-7 Alex Young President MSP Commercial W W W.MSPCOMMERCIAL.NET REAL ESTATE DEVELOPMENT°PROPERTY AND ASSET MANAGEMENT I N F d 6 03 B i g * i ii ulii, . g �pPp� ky Y R O a F E 3 `a 'C $ 3 3 8 8 R L $ p i 7 2 O S ^n IiiiiILLI $g ®0 0® m 8 4 ® 0 0 0 g Y i a ; cn 'd O x a .� � aaa a i ca v f a `Q a"= ee a ' 7116 I „ o g Q S `g C = i € CC O `ss .a _ ' 144 Z 'O N \ / 44 V / III 0 C7 v �Th �� ���c — o' N vv:>�>�,1�,, / �;� n /N �v F // 3 / / / c) / N' I1 :''' '''''''' / � - / 1 // l ! Ai '' ` 1¢f D\ Ft• :‘./ , / 4 -t ,\ 44, ida \,, / - / 7;12 0-441'21c ,- ni re''''XN, N N i g g x2 /i // / h 1 11 fP 44! N .--,‹ , / 1,1 i t, '44'4% i, , -, 0 t> ,,\ '44, '''''': 1 /, // // 3 i BE €i 8e T ` ,' ; i� e \I 11 h az ! ,q, NN,\\ F 8 �a I / P� Vor ., ti T. R 2 yM1 I 3 t f e � id I, 8 � \\ \A,. 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EXHIBIT 1 9 RECEIVED MAY 1 12016 PHILIPS i lflilllii ) Op GARDCO41' t: .� t11111:D• F Project: Location: Site & Area Cat.No Type pt Pq '" a Qty EcoForm t L ■ (`/��',L� Notes 'lITO C(.( I/US Philips Gardco EcoForm LED luminairee combines economy with performance. Capable of delivering up to 20,000 lumens or more in a compact,low profile housing,EcoForm offers a new level of customer value.EcoForm features an innovative retrofit arm kit,simplifying site conversions to LED by eliminating the need to drill additional holes in most existing poles.Integral control systems, including motion response and wireless controls are available for further energy savings during off peak hours. Ordering guide example:ECF-APD-MR0-1-4-75LA-NW-120-NP-LF Optical Prefix Controls Mounting System Wattage Color Temp Voltage Finish Options ECF - - - - - - - - ECF — 1 2 530 mA CW 120 BRP TL Tool-Less entry and EcoForm Standard luminaire(leave blank) Standard Type 2 55LA-3253' Cool White 120V Bronze Paint driver removal hardware DIM 2 3 75LA-4853 5.700K 208 BLP TB' Terminal Block 0-10V Dimming 2@180 Type 3 100LA-6453 70 CRI 208V Black Paint 6 Internal Shield APD' (nominal) IS Auto Profile Dimming 2@90 4 700mA NW 240 WP LF' Line Fusing APD-MRO' 2090 Type 4 70LA-3270Neutral White 240V White Paint LFC' Line Fusing for Canada Auto Profile Dimming and 3 5 105LA-48707K 277 NP 70 CRI Motion Response Override 3190 Type 5 135LA-6470 0CR1 277V Natural Paint PC 510 Receptacle with Photocell (Includes PCR5) pole mounted motion sensor 3@120 1050mA (nominal) 347 OC APD-MRI'' 3(120 347V Optional Color PCB41B Photocell Button APD with Motion Response 105LA-321A' WW q 160 LA-481A Warm White 480 Specify optional PCR5°e 0 Photocell Receptacle only MRRI'' 4@90 215LA-641A 3.000K 480V Overrideluminaire sensor color or RAL with 2 dimming connections 70 CRI (ex:OC-LGP PC R7°1011 Photocell Receptacle only Motion Response at WS UNV or OC-RAL7024) 50%low luminaire sensor Wall mount (nominal) 120-277V with 2 dimming and 2 MR50' including surface 50hz/60hz SC auxiliary connections Motion Response at 50%low. conduit rear Special color RAM Retrofit Arm Mount kit HVU Specify,must pole mounted sensor entry permitted 347-480Vsupply color chip. PTF212 Pole Top Fitter Wireless Controls(Remote MA SOhz/60hz Requires factory for 20/e"-3'Tenon wireless controller available. Mast Arm Fitter quote. PTF310 Pole Top Fitter See p.2 for details) (requires 2-3/8' for 3"-3'/2"Tenon LLC2'° #2 lens for 8' 0 D.Mast Arm) PTF4 Pole Top Fitter mounting heights for 3'/2"-4"Tenon LLC3'° #3 lens for 9-20' mounting heights RPA" Round Pole Adapter LLC4'° #4 lens for for 3"-3.9"O.D. 21-40'mounting heights BD Bird Deterrent (field installed only) 1 Available in 120V-277V Voltages only 5. Contact factory for lead times on warm white. 11 Works with 3-pin or 5-pin NEMA photocell/dimming (UNV.120.208.240&277) 6 Not configurable with Type 5(5)Opticsdevice and auxiliary connections are not connected 2 MR50 and APD-MRO luminaires require one motion 7 Not configurable with 120-277V(UNV)Voltage. (for future use only). sensor per pole,ordered separately.See page 2 for Voltage must be specified. 12 Not configurable with 3@120(3@120)Mounting. Accessories.Available in 120V or 277V only. 8 Not configurable with 480V(480)Voltage. 13 No adaptor required for 4"round poles. 3 ECF-MRI requires outboarded sensor when used with 9 Works with 3-pin or 5-pin NEMA photocell/ RPAs provided with Black Paint standard. Terminal Block(TB)Optiondimming device. 4 LLC2/LLC3/LLC4 Wireless Controls are not 10 If ordered with DIM.APD,MRI,MR50.APD-MRI, configurable with PC/PCB/PCR5/PCR7 Options. APD-MRO,dimming will not be connected to NEMA See page 6-7 for more info. receptacle. EcoForm_ECF_LED 03/16 page 1 of 8 ECF EcoForm LED luminaire EcoForm Accessories (order separately) EcoForm Drill Template (standard arm mount) FS1R-100 MR hand held programmer For use with'MRI'motion response when field programming 2.50" is required.If desired,only one is needed per job. 6.35 cm MS-A-120V MS-A-277V I I 120V Input Area Motion Sensor 277V Input Area Motion Sensor 004 cm 1.00" For MR50(Motion Response) For MR50(Motion Response) 2.54 cin or APD-MRO(Automatic Profile or APD-MRO(Automatic Profile 0 0.875" C) 2.0" 5.08 cm Dimming with Motion Response Dimming with Motion Response 2'22 cm Override) Override) Note:Motion Sensors are ordered separately,with one(1)motion sensor required per pole location for MR5O or APD-MRO luminaires.See Luminaire Configuration Information on page 5 for more details.Area motion sensor color is Arctic White.MRI and APD-MRI luminaires include an integral motion sensor. EcoForm Wireless Controls Accessories(for wall or pole mount)1.2.14 LLCR2-(F) LLCR3-(F) LLCR4-(F) Standalone wall or pole wireless controller Standalone wall or pole wireless controller Standalone wall or pole wireless controller with#2 Lens. with#3 Lens. with#4 Lens. 1. When using the wireless remote accessory option(LLCR-F)in a pole mount application.specify pole option(CL-Coupling Internal Thread.3/4"size) 2. 120-277V only. 3 Must specify finish(F=Specify matching finish) 4. Luminaire configuration must include 0-10V Dimming'ECF-DIM'option when Wireless Controls Accessories are specified LED Wattage and Lumen Values (standard ECoForm luminaire) • Type 2 Type 3 Type 4 Type 5 No.of LED • LED Average Ordering Modules Total Color Delivered Efficacy BUG Delivered Efficacy BUG I Delivered Efficacy Delivered Efficacy BUG Current System ' BUG Rating Code (16 LEDs per LEDs Temp. Lumens` (LPW) Rating Lumens' (LPW) Rating Lumens' (LPW) Lumens'' (LPW) Rating (mA) Watts' Module) 55LA-3253 2 32 530 52 4000K 6,294 122 Bl-U0-61 6.190 120 B2-UO-G2 6.106 118 81-00-62 5,867 114 B3-UO-G2 70LA-3270 2 32 700 69 4000K 7,754 112 B2-U0-62 7,955 115 B2-UO-G2 7,659 111 132-U0-G2 7,421 107 B3-U0-G2 75LA-4853 3 48 530 77 4000K 9,344 121 82-1.10-62 9.191 119 82-00-62 9,086 117 62-00-62 8,712 113 B3-UO-G2- 1051,A-321A 2 32 1050 107 4000K 10.709 100 132-U0-G2 10,981 103 B3-UO-G2 10,576 99 82-U0-62 10,255 96 B4-U0-G2 105LA-4870 3 48 700 104 4000K 11,513 111 B2-U0-G2 11,812 114 B3-UO-G2 11,373 110 62-UO-G2 11,019 106 64-UO-G2 100LA-6453 4 64 530 103 4000K 12,491 121 82-UO-62 12.285 119 B3-UO-G2 12,129 118 B2-U0-G2 11,645 113 B4-UO-62 135LA-6470 4 64 700 139 4000K 15.390 111 B3-UO-G2 15,789 114 83-00-02 15,192 110 83-00-03 14,729 106 64-UO-62 160LA-481A 3 48 1050 158 4000K 15,901 101 B3-U0-63 16.343 103 B3-U0-G2 15,696 99 63-U0-G3 15,188 96 134-U0-G2 215LA-641A 1 4 64 1050 211 4000K 21,255 101 83-1.10-63 21,265 100 B4-U0-G3 20.984 99 B3-U0-G3 20,874 99 B5-U0-G3 1 I 5. System input wattage may vary based on input voltage,by up to+/-10%,and based on manufacturer forward voltage.by up to*/-8%. 6 Lumen values based on photometric tests performed in compliance with IESNA LM-79. Note:Some data may be scaled based on tests of similar,but not identical,luminaires Dimensions - Standard EcoForm luminaire Top View itum111i11P t. Side View End View 1 r 3E epi 53�—�— 33 r r r s �'r" .._ h6d3688 t3I9Nf')tr-a,�+ 33.,1 2 5" 6 35 cm / -�_ I i _ 8.38 c_t / �I��` ' 3.13 an 24.2., ` ..,41111111MillinkV/I ' , 61.47 cm I 15.5 cm ' Fa 61 2<m EPA(ft2/m2) Single Twin(2@180) 3/4@90 Approximate Luminaire Weight 0.2/0.019 0.5/0.046 0.5/0.046 20 Lbs(9.07 Kg) EcoForm_ECF_LED 03/16 page 2 of 8 ECF EcoForm LED luminaire Dimensions - EcoForm with Retrofit Arm Mount(RAM) Top View A\lltiltliltiltl�l Side View End View A,_ �..,. if e• , 24.. .• j( I 66.04 cm Z`�`II23.8' 13" lie I I 6045 cm I I 3302 cm I ^V yrs r•=141x. i,rr.,. 3�3 6.6 5.58 cm It11N1111111►• 16.7}cm - 16.76 cm EPA(ft'/ml Single Twin(2@180) 3/4@90 Approximate Luminaire Weight: 0.3/0.028 0.6/0.056 0.7/0.065 21 Lbs(9.53 Kg) Dimensions - EcoForm with Mast Arm Fitter(MA) Top View -- �11111limi1111►r, Side View End View �r -- ----: r.E.-.N kr! 53 t749m I 7.7..,.:7- , _. . ,.. 3-T ' y1 '1 4 k ,brr;� 33') �i�� rW{n, ' �.� .._ 1 8.38 cmi __ _ r.- C I moi/ 1�- 7.7"-.r I r-13.4" --�o V4IljMitililllt►�M I 19.56°" 31.5" I 1 3404 cm 1 80.01 cm EPA(ft2/m2) Single Approximate Luminaire Weight: 0.51/0.047 21.5 Lbs(9.77 Kg) Dimensions - EcoForm with Wall Mount(WS) Top View Side View End View 4llllitlllltllit►# 13" C ,iii, ,";11.111' 26.2" 66 5 cm I I 33 on ..44.. Vi - 1 3.}a� t �\ - 6t.. �,,_„o..�.,.�; -' I;es cm 13.23'; 165 cm 1 �. '7:.."..- rte�.r' I ---- I 81 cm I _L_�.__ .f1 �` - I 16.5 cm -_..� � . i to °J I 8.1" 1 3.3..1 2057 cm ' '8.4 un' 26.2" ►I Approximate Luminaire Weight ' 66.55 cm 23.36 Lbs(10.6 Kg) • Dimensions EcoForm with wireless controls(luminaire mounted controller) Top View Side View End View III+kruP �, - - '. T'/ 533 cm 1 447 33 02 cm _ 1 33" r.- _ {4.4" _ .� - - 8.38 cm ^= f11.18 cm ,- IkktlFliltttkl J • I 24.2" 6147 cm EcoForm_ECF_LED 03/16 page 3 of 8 ECF EcoForm LED luminaire Luminaire Configuration Information ECF The Area PIR motion sensor is the WattStopper Mounting to a Philips Gardco Pole: Philips Gardco EcoForm LED standard EW-200-120-W(120V Input-MSA-120V)or luminaire providing constant wattage and the WattStopper EW-200-277-W(277V Input Cover Plate with constant light output when power to the -MSA-277V.)One motion sensor per pole is - 1/2"NPT Coupling luminaire is energized. required and is ordered separately.Area sensors (supplied with pole) require single voltage 120V or 277V input. Wiring ECF-DIM in Pole 4 Philips Gardco EcoForm LED luminaire # J R ` provided with 0-10V dimming for connection ‘. ,fir s. Motion to a control system provided by others. Black,120V Additional Hand Hole Sensor ECF-APD or 277V Input 15'Above Pole Base Attach Motion (oriented 180°to the Sensor to Cover White, Sensor Red Connects standard hand hole)Gardco EcoForm LED luminaire Plate coupling, Neutral to Override with Automatic Profile Dimming.Luminaire Input(Orange)Line Complete Wiring is provided with a Philips DynaDimmer in Pole and At- of DynaDimmer module,programmed to go to 50%power, tach Cover Plate 50%light output two(2)hours prior to night The area motion detector provides coverage to Hand Hole time mid-point and remain at 50%for six ECF-APD-MRO equal to up to 6 times the sensor height above (6)hours after night time mid-point.Mid- ground,270°from the front-center of the sensor. Philips Gardco EcoForm LED luminaire with point is continuously recalculated by the Automatic Profile Dimming,with Motion Philips DynaDimmer module based on the Area PIR Motion Sensor Coverage Pattern: Response Override.The ECF-APD-MRO average mid-point of the last two full night combines the benefits of both automatic cycles.Short duration cycles,and power interruptions are ignored and do not affect the )��� Distances are profile dimming and motion response, determination of mid-point. approximate. using the Philips DynaDimmer module.The p �� luminaire will dim to 50%power,50%light - H=height above ECF-APD is available in 120V-277V input only. ground output,per the dimming profile shown for the 90° -..-_ ECF-APD.If motion is detected during the ECF-APD Dimming Profile: \ -. Height time that the luminaire is operating at 50%, `� -- the luminaire returns to 100%power and light - 2 hours 6 hours ':'.'\ s; 1H 3H 6H output.The luminaire remains on high until 100% 100% ' no motion is detected for the duration period, 50% 50% after which the luminaire returns to low. Motion response requires that the pole include Duration period is factory set at 15 minutes, Power On Mid Point Power Off an additional hand hole 15 feet above the pole and is field adjustable from 5 minutes up to base,normally oriented 180°to the standard 15 minutes. ECF-MR50 hand hole.For Philips Gardco poles,order the pole with the Motion Sensor Mounting(MSM) Philips Gardco EcoForm LED luminaire with option which includes the hand hole and a motion response,providing a 50%power special hand hole cover plate for the sensor Notes: reduction on low and a commensurate with a 1/2"NPT receptacle centered on the reduction in tight output.The power and light hand hole cover plate into which the motion ECF-APD-MRO is available in 120V through output reduction is accomplished utilizing the sensor mounts.Once the motion sensor is 277V input only to luminaire.The motion Philips DynaDimmer module,programmed connected to the hand hole cover plate,then sensor requires either 120V or 277V input to the for a constant 50%power.Power supplied by wiring connections are completed in the motion sensor. the motion sensor connected to the override pole.The plate(complete with motion sensor line on the DynaDimmer takes the luminaire attached and wired)is then mounted to the The ECF-APD-MRO has the same pole to high setting,100%power and light output, hand hole.If poles are supplied by others,the requirements and utilizes the same motion when motion is detected.The luminaire customer is responsible for providing suitable sensors as the ECF-MR50 The motion sensor remains on high until no motion is detected mounting accommodations for the motion mounts and wires identically as well.The for the motion sensor duration period,after sensor in the pole. ECF-APD-MRO utilizes the identical dimming which the luminaire returns to low.Duration profile as shown for the ECF-APD period is factory set at 15 minutes,and is field By combining the benefits of automatic profile adjustable from 5 minutes up to 15 minutes. dimming and motion response,the ECF-APD- ECF-MR50 is available in 120V-277V input MRO assures maximum energy savings,and only to the luminaire.Motion sensors insures that adequate light is present if motion require single voltage 120V or 277V input. is detected. All motion sensors utilized consume 0.0 watts in the off state. EcoForm_ECF_LED 03/16 page 4 of 8 ECF EcoForm LED luminaire Luminaire Configuration Information (Continued` EGF-MRI ECF-APD-MRI The FS1R-100 IR transceiver allows bi- Luminaires with Motion Response include directional communication between the a LED driver and an integral programmableSFSP-211 and the screensFS1Rl00 programming tool rent motion sensor.The motion sensor is set to a 4,4". status menu tet you see the es.It constant 50%.When motion is detected,the status of the system and make changes.It luminaire goes to 100%.The luminaire remains can change FSP-211 sensor parameters such on high until no motion is detected for the as high/low mode,sensitivity,time delay,cut motion sensor duration period,after which off and more With the -211 p00 you can also the luminaire returns to low.Duration period is establish and store FSP-211 parameter profiles. factory set at 5 minutes.Available with 120V or The FS1R-100 operates on three standard 1.5V 277V only. AAA Alkaline batteries or three rechargeable Luminaires with Automatic Profile Dimming AAA NiMH batteries.The battery status Luminaires include a passive infrared(PIR) and Motion Response Override motion sensor,WattStopper,FSP-211 combine the benefits of both automatic profile displays in the upper right corner of the display.Three bars next to BAT=indicates a equipped with an FSP-L3 lens,capable of dimming and motion response. full battery charge.A warning appears on the detecting motion within 20 feet of the sensor, APD-MRI luminaires utilize Philips 180°around the luminaire,when placed at a 20 DynaDimmer.The luminaire will dim to 50% display when the battery level falls below conserve foot mounting height,or mounted on a wall. power,50%light output,per the dimming a battery minimumo acceptable level.automaticallyTo Available in 120V or 277V input only.Motion profile shown for APD luminaires(see page 4). power,the after 00 sensor off state power is 0.0 watts. If motion is detected during the time that the shuts off 10 minutes after the last key press. luminaire is operating at 50%,the luminaire a The approximate motion sensor coverage goes to 100%power and tight output.The pattern is as shown below luminaire remains on high until no motion is detected for the duration period,after which '�r Side Coverage Pattern the luminaire returns to low.Duration period is Distances are factory set at 5 minutes. ‘I i approximate. H=height above APD-MRI luminaires are available ground with 120V or 277V input voltages only. You navigate from one field to another using APD-MRI luminaires use the identical motion (up)or(down)arrow keys.The active field _., is indicated by sensor as MRI luminaires.See motion sensor flashing(alternates between details for ECF-MRI. yellow text on black background and black 1H text on yellow background) 2H FS1R-100 Wireless Remote Programming Tool t > Once active,use the Select button to move to a The FS1R-100 Remote Programming Tool menu or function within the active field.Value Top Coverage Pattern accessory permits adjustment of ECF-MRI fields are used to adjust parameter settings. and ECF-APD-MRI sensor settings,including They are shown in"less-than/greater-than" duration and dimming level on low,without symbols:<value>.Once active,change them the need to connect any wires to the luminaire The FS1R-100 Wireless IR Programming Tool is a handheld tool for setup and testing of using(left)and(right)arrow keys.In general the up key increments and the down key decrements a value.Selections wrap-around if you continue to press the key beyond WattStopper FSP-211.It provides wireless maximum or minimum values.Moving away access to the FSP-211 sensors for setup and from the value field overwrites the original 2H parameter changes. value.The Home button takes you to the main The ES1R-100 display shows menus and menu.The Back button can be thought of as prompts to lead you through each process. an undo function.It takes you back one screen. The navigation pad provides a familiar way to Changes that were in process prior to pressing navigate through the customization fields. the key are lost.More information on the FS1R- 100 Remote Programming Tool is available at Within a certain mounting height of the wattstopper corn. sensor,the FS1R-100 allows modification of the system without requiring ladders or tools (------- simply with a touch of a few buttons. Power On/OS Home/Main 11 I Q. 1 1 Menu Back I I q 1� I up Lett �? 1,1 Right/Next Down ,, Select Ecoeorm_ECF_LED 03/16 page 5 of 8 ECF EcoForm LED luminaire Luminaire Configuration Information - ;,-o°°orm with lviretess controls ECF-LLC2/3/4 Luminaire Mounted Controller LLC2/LLCR2(for pole or remote mount only) 30'1 - : Wireless controller attached to luminaire and Includes 201!-- _ _: _ _____' radio,photocell and motion sensor with#2,3,or 4 tens for 8-40'mounting heights. 10'1 l 0 ,- - 1 I 44 ft "NI 20'1- - r ' : 24' 11' 7' 3'0'3'7' 11' 24' 20' 10' 0' 10' '20' Recommended Sensor by Pole Height , 40' 35' 25' 30 LLC3/LLCR3(for luminaire,pole,or s 20' remote mount) 20,( 8' p 5• +6/ 1 10' 10 0', 40 i LLC2 LLC3 LLC4 20' 18' 15' 12' 9' 6' 3' 0 3' 6' 9' 12' 15' 18' 20' 20' 10' 0' 10' 20'- LLCR2/3/4 Pole Mounted Controller In this configuration, the wireless controller will be mounted to the LLC4/LLCR4(for30'7 �� luminaire,pole,or I pole at a fifteen foot remote mount) 20' mounting height.The ' number of luminaires on t o'��� t ��� 13, - 1 each ole,as well as the IFIIIIII------ 6' specific wattage chosen, 10' will determine how many "I t'' 1 03' I tt 1 6' —., _ i controllers will 20'1� Fil 1 V, �1 12 —I I L I— I be required. f' ---t—When using the wireless 30' ��� �`ll 1 . 20' 4 — I- I remote accessory option 1 III _ 27' I (LLCR-F)in a pole mount application, 40' ■ specify pole option(CL=Coupling Internal Thread, 30' 20' 12' 6' 0 6' 12' 20' 30' 30' 27' 20' 12' 6'3'0 3'6' 12' 20' 27'30' 3/4"size). Confirm required orientation of luminaire and wireless controller. Indicate height above pole base and orientation to handhold. Recommended Wireless Radio min pole height is 18ft,with option(CL)15ft above pole Controller 1.8 Watts max(no load draw) base. Other heights are possible when choosing the appropriate sensor lens type. See pole specification -Operating voltage 120-277 VAC RMS f sheets for more information. I t -Communicates using the ZigBee protocol -Carries out dimming commands from Gateway l A.,,.. , • I t -Reports ambient light readings to 1500 Ft-Cd Remote Mount Wireless Controller rIIIIIIIIIIP -Transmission Systems Operating within the band 2400-2483.5Mhz Used to extend the UMW -ROHS Compliant communication on site,to '• • .1.l , extend motion response = ---- Photocell Motion Response and add other luminaires I -Ambient light photocell on -Detects motion through passive infrared that are not pole mounted every wireless radio that sensing technology with three different lens Consult factory for more - • averages the light levels of up configurations information. to 5 controllers for an accurate -Motion sensor coverage can be adjusted from a reading and optimal light narrow to a wide detection range,which helps harvesting activity. reduce false triggers to further increase energy -Reports ambient light readings savings. to 1500 Fc. -Sensing profiles can be updated to adapt to activity levels in the environment,such as EcoForm_ECF_LED 03/16 page 6 of 8 occupancy level,wind,and mounting height ECF EcoForm LED luminaire Luminaire Configuration Information (EcoForm with wireless controls) Gateway Overview:One gateway is included with Installation:Gateway has 4 blind threaded Specifications: the wireless controls system.The gateway holes on the back side that accept 10-32 -High density RF Mesh coordinator opens up communication with the wireless screws.Mount spacing is 10.41"across and -Ethernet or wireless internet radios installed with the EcoForm luminaires 14.19"vertical. connection to server (or pole),allowing you to control your fixtures straight from the web.One gateway Requirements:The gateway must be mounted -Proprietor of software"rules of operation" can communicate with up to 800 fixtures. in a secure on-site location.The gateway -Watertight Ethernet connections Typically one unit is required per parking lot. requires 120V.Distance of gateway to the first Highly protected,long life radio varies upon application;contact factory. ac/dc power supply Strong internet connection required. -Single board,ARM compliant 520Mhz Intel computer. -Operating Temperature-20°C to 55`C -Tamper proof housing ir '.. - - _ - - - ' ' F, , , 1 II - n. w 30' —r 180' : max distance max distance Front View Back View Side View l_ 12" r✓ '.. 10.4" 1.1 if 6"_— I (3048 cm) I (26.4 cm) 1 i (15.24 cm) 1 - --1 ' I - 0 m [ 00000 00000 00 000 `limelight" twistHDM 15.63" [ 00000 14.2" (38.8 cm) 0 0 0 0 00 0 0 0 0 (36 cm) 00000 I 00000 -._® 00 00 0000I ,_,.® 000 O 00 O 0 0 0 : 0 0 0 I I� /p 0 0 IWN IFF) EcoForm_ECF_LED 03/16 page 7 of 8 • ECF EcoForm LED luminaire Specifications Housing Wireless Controls Retrofit Arm Mount One piece die cast aluminum housing with The wireless controls system includes: EcoForm features an innovative retrofit arm integral arm and separate,self retained hinged, gateway,controller(with wireless radio,motion kit.When specified with the retrofit arm(RAM) one piece die cast door frame. response,and photocell),and commissioning/ option,EcoForm seamlessly simplifies site training.This intelligent web-based system conversions to LED by eliminating the need for IP Rating operates through a high density mesh(HDM) additional pole drilling on most existing poles. LED light engine rated IP66. wireless technology.Wireless radios with RAM will be boxed separately. motion response and photocell sensors Vibration Resistance are integrated with PureForm luminaires, and enable the fixtures to communicate via !t ' NEcoForm with Standard Arm carries a 3G the ZigBee protocol.The gateway is a mini ' ~1- vibration rating that conforms to standards ' 2.375' computer that connects to the internet,and 6.03 cm set forth by ANSI C136.31.Testing includes is located in a secure location.The central _ _* 6. _ vibration to 3G acceleration in three axes, database channels communication to and it all performed on the same luminaire. 5.1875' from the gateway,allowing data to be viewed 13.18 cm or managed through the web-based graphical Electrical user interface(GUI).See wireless controls _ ., t_ Driver efficiency(>90%standard).120-480V pages 6-7 for details and technical information. available(restrictions apply).Open/short circuit protection.Optional 0-10V dimming to Motion Sensors 10%power.ROHS compliant.Surge protector ECF-MR50,ECF-APD-MRO,ECF-MRI,ECF- standard.10KA per ANSI/IEEE C62.41.2. APD-MRI luminaires may be specified for LED Board and Array additional energy savings during unoccupied Listings I r periods.See pages 4-6 for complete details. ETL/cETL listed to the UL 1598 standard, 32,48,or 64 LEDs.Color temperatures:3000K, suitable for Wet Locations.Suitable for 4000K,5700K+/-250K.Minimum CRI of 70. Optical Systems use in ambients from-40°to 40°C(-40°to Aluminum metal clad board.RoHS compliant. Type 2,3,4,and 5 distributions available. 104°F).The quality systems of this facility Internal Shield option mounts to LED have been registered by UL to the ISO 9001 LED Thermal Management optics and is available with Type 2,3,and 4 series standards.All EcoForm luminaires The housing design allows the one piece distributions to control backlight. equipped with NW and CW are DesignLights housing to provide excellent thermal •Consortium®qualified. management critical to tong LED system life. Mounting Standard luminaire arm mounts to 4"round Finish Energy Saving Benefits poles.Square pole adapter included with every Each standard color luminaire receives a System efficacy up to 95 lms/W with luminaire.Round Pole Adapter(RPA)required fade and abrasion resistant,electrostatically significant energy savings over Pulse Start for 3-3.9"poles. applied,thermally cured,trigtycidal Metal Halide luminaires.Optional control isocyanurate(TGIC)textured polyester options provide added energy savings powdercoat finish.Standard colors include during unoccupied periods. bronze(BRP),black(BLP),white(WP),and natural aluminum(NP).Consult factory for LED Performance specs on optional or custom colors. Predicted Lumen Depreciation Data' Warranty Ambient Driver Calculated L70 Per Lumen Maintenance% EcoForm luminaires feature a 5 year limited Temperature°C (mA) L70 Hours12 TM-212,3 @ 60,000 hours warranty.Philips Gardco LED luminaires with Up to 40°C Up to 1050 mA 1 >350,000 hours >60,000 hours 97% LED arrays feature a 5 year limited warranty covering the LED arrays.LED Drivers also carry 1 Predicted performance derived from LED manufacturer's data and engineering design estimates. a 5 year limited warranty.Motion sensors are based on IESNA LM-80 methodology.Actual experience may vary due to field application conditionscovered by warranty for 5 years by the motion 2. L70 is the predicted time when LED performance depreciates to 70%of initial lumen output. sensor manufacturer. 3 Calculated per IESNA TM21-11 Published L70 hours limited to 6 times actual LED test hours ©2016 Philips Lighting Holding B.V. All rights reserved. Philips Lighting North America Corporation Philips reserves the right to make changes in specifications PHILIPS 200 Franklin Square Drive,Somerset,NJ 08873 and/or to discontinue any product at any time without notice '; Tel.855-486-2216 or obligation and will not be liable for any consequences resulting from the use of this publication. 1111 0.11.14 Philips Lighting Canada Ltd. philips.com/luminaires � 281 Hillmount Rd,Markham,ON,Canada L6C 253 Tel.800-668-9008 EcoForm_ECF_LED 03/16 page 8 of 8 EXHIBIT 2 0 Stantec Consulting Services Inc. 2335 Highway 36 West St.Paul MN 55113 Tel: (651) 636-4600 Sta ntec Fax: (651) 636-1311 June 1,2016 Mr.Eric Johnson,Administrator City of Oak Park Heights 14168 Oak Park Blvd.N.,P.O.Box 2007 Oak Park Heights,MN 55082-2007 Reference: Furniture Warehouse—Plan and Drainage Design Review Dear Eric, We have reviewed the plans and drainage calculations submitted regarding the proposed Furniture Warehouse.The plans are shown as"not for construction";further comments may be forthcoming when construction plans are submitted. Following are our comments and recommendations: Stormwater/Drainage 1. The project is subject to review by the Brown's Creek Watershed District.The City shall be provided a copy of the permit approval letter from the BCWD. 2. Rate control and water quality requirements are addressed by the existing regional pond immediately to the south of the site(Pond H36-9P). 3. The submitted HydroCAD modeling is acceptable. 4. The 55 LF 21"RCP at 1%slope near the northwest corner of the site will have an outlet velocity of approximately 6.6 fps during the 100-year storm event. Erosion protection should be provided to ensure that erosion will not be an issue. 5. Emergency overflows(EOF)locations and elevations should be added to the plan sheets. Site Plan 1. Provide a minimum of five feet between the Memorial Avenue roadway pavement and the trail to allow for snow storage. 2. Refer to the Fire Department review of fire lanes and circulation. 3. Add the following the end of Site Note B—"using a butt joint". Design with community in mind Mr.Eric Johnson Page 2 of 3 Reference:Furniture Warehouse—Plan and Drainage Design Review Grading Drainage, Erosion Control Plan 1. The grading along the south west property line will need to be coordinated with the owner of the Range 082 property. 2. The ditch grading at the southeast end of the property adjacent to the Pizza Ranch property will need to be coordinated with the adjacent property. The grading in the City's drainage and utility easement needs to match the grading as shown in the plans for the Pizza Ranch. 3. The grades for the access to Minnesota Avenue North need to be coordinated with the plan for the cul-de-sac being designed and constructed by Pizza Ranch. 4. The stormwater facilities proposed for the site,including facilities that encroach into the proposed drainage and utility easement along the southeast end of the property, shall be considered private and shall be owned and maintained by the Owner. 5. Clarify the erosion control measures proposed and show them on this sheet. Make the legends depiction of silt fence and what is shown on the plan view consistent. Show interim erosion control measures if the sod indicated in the Landscape Plan is not placed immediately following grading. 6. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. Utility Plan 1. Connections to the City's sewer and water systems shall be per the City's standards and detail plates. The City or its designee shall be present for water and sanitary sewer service connections to the City's systems. Details 1. On the Trail Section Detail,show a minimum 2-foot zone at the same grade as the trail between the trail and the ditches. 2. Revise the quantities table for Rip Rap at Outlets detail to be consistent with the City's Standard Detail STO-13. The City's detail plates can be provided upon request. 3. Provide a detail for the rip-rap downstream of the ditch pre-treatment devices. Design with community in mind (310 Mr.Eric Johnson Page 3 of 3 Reference:Furniture Warehouse—Plan and Drainage Design Review General Comments 1. The City reserves the right to inspect the construction of the project. The City or its designee shall be present for water and sanitary sewer service connections to the City's systems. 2. The Owner will need to comply with all requirements of the NPDES Construction Stormwater Permit and the Brown's Creek Watershed District. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 3. Parking,lighting,landscaping and building to be reviewed by others. 4. The Owner shall be responsible for obtaining all required permits. 5. Utility construction and improvements in the right-of-way need to conform to the City's Standard Detail Plates. The City's details can be provided upon request. If you have any questions or require further information,please do not hesitate to contact me. Regards, STANTEC CONSULTING SERVICES INC. 4_31/1 Lee M. Mann,P.E. City Engineer Phone: 651-604-4850 lee.mann@stantec.com cc: Andy Kegley,Public Works Director Julie Hultman,Building Official Scott Richards,City Planner Mark Vierling,City Attorney Lisa Danielson,City Arborist Design with community in mind *L1 City of Oak Park Heights 14168 Oak Park Blvd N.•Box 2007•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574 Memorandum To: Eric Johnson, City Administrator Cc: Scott Richards, City Planner, Julie Hultman, Building Official From: Lisa Danielson,Arborist Date: 05/27/2016 Re: Oak Park Heights Furniture Warehouse Landscape Plan Review I have reviewed the landscape plans submitted by MSP Commercial (Alex Young) dated Wednesday, May 1111' 2016. The following includes my comments and/or recommendations: Landscape Plan (Sheet 9 of 10) The overall design of the plan is attractive and will complement the building well. The plan includes an acceptable species selection of deciduous trees, coniferous trees, ornamental trees, shrubs and perennial plants to be installed ((208) total). All plants included in the plan are hardy under local growing conditions, tolerant or resistant to major insect and disease problems and fairly low maintenance. All plant sizes, root and container classes included in the plans conform to the City of Oak Park Heights zoning ordinance requirements. The locations chosen for most plants are appropriate. The only exception would be the placement of the Tilia Americana `Redmond' near the entrance/exit to Memorial Avenue North. This species will be quite large at full maturity and will likely cause an issue with visibility if planted in this location. A Japanese tree lilac, which is a smaller ornamental tree is suggested for this location. Planting Specifications (Sheet 9 of 10) The landscape notes and planting detail submitted is acceptable. The landscape contractor is required to plant trees and shrubs according to the approved planting detail diagrams and landscape notes submitted with the final approved landscape plan. This will be checked after planting and any deviations from the plans must be corrected before the landscaping will be approved by the City, this needs to be noted in the final plans. TREE CITY U.S.A. Please contact me if you have any questions regarding this landscape plan review. Please feel free to forward my comments to the development team for this project. 2 TREE CITY U.S.A.