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HomeMy WebLinkAbout2022-10-06 TPC Planning ReportTPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.2a 1 .5840 Facsimile: 763.427.0520 TPQ§PlannlngCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 6, 2022 &&0-00)1� �6 RE: Oak Park Heights Senior Housing Partners/Valley Senior Service Alliance — Planned Unit Development — General Plan, Conditional Use Permit, Subdivision, and Architectural Design Guideline/Site Plan Review TPC FILE BACKGROUND 236.02 22.07 Kevin Lohry, representing Senior Housing Partners/Valley Senior Service Alliance (VSSA), has submitted an application for Planned Unit Development (PUD) General Plan, Conditional Use Permits for multiple family development and building height, Preliminary and Final plat, and Architectural Design Guidelines/Site Plan Review for the development of the area north of 58th Street at Norwich Avenue North. The General Plan application includes the first phase of the development, a 79 -unit multiple family apartment building that will be constructed just north of existing parking lot on the subject property. The PUD General Plan, Preliminary and Final Plat and design review for the McKean Square Historic Village and the 581t' Street tunnel and parking was approved by the City Council on May 27, 2008. The remaining portion of the subject property was not part of Concept or General Plan approvals. The Concept Plan of the area north of 58th Street for the three phase development was approved by the City Council at their August 23, 2022, meeting. The review is based upon the following submittals: Exhibit 1: Project Narrative, July 12, 2022 Exhibit 2: Cover Sheet Exhibit 3: Site Vicinity Map Exhibit 4: Neighborhood Context Exhibit 5: Immediate Site Context — Boutwells Landing Exhibit 6: Architectural Context Exhibit 7: Project Benefits/Comprehensive Plan Exhibit 8: Proposed Master Plan Exhibit 9: Cover Sheet (G100) Exhibit 10: Architectural Site Plan (A010) Exhibit 11: Cover Sheet (C000) Exhibit 12: General Notes (C100) Exhibit 13: Existing Conditions (V100) Exhibit 14: Existing Conditions (V101) Exhibit 15: Existing Conditions (V102) Exhibit 16: Existing Conditions (V103) Exhibit 17: Demo Plan Phase 1 (C200) Exhibit 18: Erosion and Sediment Control Plan Phase 1 (C300) Exhibit 19: Erosion and Sediment Control Plan Phase 1.2 (C301) Exhibit 20: Erosion and Sediment Control Details (C302) Exhibit 21: Overall Site Plan (C400) Exhibit 22: Site Plan Phase 1 (C401) Exhibit 23: Overall Grading Plan (C500) Exhibit 24: Grading Plan Phase 1 (C501) Exhibit 25: Overall Utility Plan (C600) Exhibit 26: Utility Plan Phase 1 (C601) Exhibit 27: Construction Details (C700) Exhibit 28: Landscape Title Sheet (L1001) Exhibit 29: Tree Removals and Replacement Plan (1-002) Exhibit 30: Site Landscape Plans (1-100) Exhibit 31: Site Landscape Plans (1-101) Exhibit 32: Site Landscape Enlargements (L150) Exhibit 33: Site Lighting Photometric Plan (E011) Exhibit 34: Lighting Specifications Exhibit 35: Boutwells Landing Second Addition Final Plat Exhibit 36: Traffic Memo — Kimley Horn Exhibit 37: Level 1 Overall Floor Plan (A101) Exhibit 38: Level 2 Overall Floor Pian (A102) Exhibit 39: Level 3 Overall Floor Plan (A103) Exhibit 40: Level 4 Overall Floor Plan (A104) Exhibit 41: Exterior Elevations (A401) Exhibit 42: Exterior Elevations (A402) Exhibit 43: Exterior Elevations (A403) Exhibit 44: Memo from City Arborist — Lisa Danielson Exhibit 45: Memo from City Engineer — Lee Mann PROJECT DESCRIPTION A project narrative has been provided by Kevin Lohry and as found as Exhibit 1. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are shown on the Site -Vicinity Map found as Exhibit 3. 0a Comprehensive Plan. The Comprehensive Plan 2018 Proposed Land Use Map designated this area as Residential/Business Transitional. This area has consistently been planned for a mixed use of business and residential uses. The current project is consistent with the plan. Zoning. This property has been zoned as B-4, Limited Business District which allows multiple family development with a Conditional Use Permit. As such, the underlying base zoning district is B-4, Limited Business District with a PUD overlay. The performance standards of the R-3 Multiple Family District must be complied with for residential development in the B-4 Limited Business. District. The height of the proposed 79 unit building will be 49 feet, 3 inches. Buildings over three stories and 35 feet require a Conditional Use Permit. The review of the Conditional Use Permits is found later in this report. Subdivision. The preliminary/final plat for Boutwells Landing 2nd Addition was approved in 2008 by the City Council. During the current review process, it was realized that the plat was not recorded, and the property remains as Outlot C. The Subdivision and Zoning Ordinances do not allow development on an Outlot. The Applicants have provided a Final Plat of Boutwells Landing Second Addition for review. A preliminary plat will also need to be provided as a condition of approval. The Final Plat for Boutwells Second Addition, as well as the dedication and vacation of any easements, shall be subject to the review and approval of the City Engineer and City Attorney. Park Dedication/Connection Dees. Preliminary research on this indicates that all park dedication and connection fees were paid for the Boutwells Landing development south of 58th Street but not to the north. The Development Agreement will outline the required park dedication and connection fees for this current project. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. The multiple family requirement is 2,500 square feet per unit. The total property currently under consideration is 536,957 square feet. In Phase 1, the 79 unit building would require 197,500 square feet of area in that it will be multiple family. No details have been provided on numbers of units for the second and third phases, but the buildings may include senior housing which has a density requirement of 1,000 square feet per unit. The application materials also indicate that with 536,957 square feet of total area, 276,922 square feet, or 51.5 percent is pervious area in the overall master plan. The City does not have specific impervious/pervious requirements for development. Setbacks. Within a PUD, the R-3 District setback requirements are applied only to the perimeter of the project. The R-3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. The conditional use permit requirements for buildings that exceed three stories also require the following: 3 For each additional story over three (3) stories or for each additional ten (90) feet above thirty -rive (35) feet, front and side yard setback requirements shall be increased ten (90) feet The Phase 1 building is proposed with an east side yard setback of 46 feet, a west side yard setback of 28 feet and rear yard setback of 60 feet. The west side setback is two feet short of meeting the 20 feet + 10 feet setback requirement, but this requirement can be addressed through the Planned Unit Development. The use to the west is Walmart. Both uses will not be impacted by the setback difference. The Planning Commission should discuss this variation. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one-half the sum of the building heights of the two buildings. Minimum Floor Area. The Zoning Ordinance requires that multi -family housing have the following minimum floor areas per unit: Efficiency and One Bedroom Units 600 square feet Two Bedroom Units 720 square feet The two bedroom units will be compliant with the requirements, but some of the alcove, or efficiency units will be 487 square feet. The alcove units would comply with the elderly requirement of at least 440 square feet per unit. All the one and two bedroom units are compliant. The size of the units can be addressed through the Planned Unit Development approvals. The Planning Commission should discuss this variation. Proposed Street Access. The site will be initially accessed through the existing driveway from the parking lot to the 58th Street. The parking lot will be expanded to accommodate parking for the Phase 1 building. Upon development of the other phases, an access will be provided at Norwich Avenue North. A traffic memo has been provided and is found as Exhibit 36. The City Engineer has provided a review of the traffic memo. The plans are subject to review and approval of the Fire Chief of the Bayport Fire Department and the Police Chief. Trails/Sidewalks. A trail that enters the site from the north, between Walmart and Lowe's extends to the existing parking lot and to 58th Street. The trail will be relocated around the proposed building and connect to the parking lot and to 58th Street. The site will be well interconnected within and to the City system of trails and sidewalks. Tree Preservation/Landscaping. The Applicant has provided a tree removal and replacement plan as well as a landscape plan for Phase 1 of the development. The City Arborist has reviewed the plans with comments found as Exhibit 44. The plan shall be subject to the final approval of the City Arborist. 4 Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer has provided a review of the plans found as Exhibit 45. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve 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. Parking. The Zoning Ordinance requires at least two parking spaces per unit for multifamily structures. The Phase 1 plans indicate that no underground spaces will be provided. The existing lot will be reduced to 91 parking spaces and the expansion of the lot will add 63 spaces for a total of 154 parking spaces. The Phase 1 building will be 79 units, requiring 158 parking spaces. Representatives of Senior Housing Partners have indicated that the number of employees that use the lot is minimal. The additional parking area will be more than adequate. Staff asked the Applicant to consider fewer parking stalls or if some of the parking could be shown as proof of parking that would be constructed later if needed. The new lot will be expanded with an additional 12 spaces when subsequent phases are constructed. As part of the General Plan, the Applicant has reduced the number of stalls and included landscaped islands to address urban heat island mitigation. The proposed parking plan is adequate for Phase 1. The reduction of spaces from the requirement is allowed under the General Plan approvals. The Planning Commission should comment. Lighting. A lighting plan has been provided. The photometric plan indicates the locations of the light fixtures. The light intensity will be compliant with Zoning Ordinance standards. The lighting fixtures proposed are all full cut off and are also compliant. Signage. The Applicant has not provided a sign plan. Any signage for the new building shall be consistent with the size and height requirements of the Zoning Ordinance and with residential housing development signage. The signage plans shall be subject to review and approval of City Staff. Mechanical Equipment. The mechanical equipment shall be located within the buildings or at ground level. If any mechanical equipment is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All the trash storage and recycling will be internal to the building. Building Height. The proposed building will be four stories and 49 feet, three inches to the midpoint of the gable roof. As indicated, a Conditional Use Permit is required for buildings that exceed three stories and 35 feet. The Planning Commission should comment. 61 Architectural Design Guidelines/Site Plan. The application materials indicate elevations and perspective diagrams for the proposed building. The building will be a combination of brick, lap siding, fiber cement panels and asphalt shingles. Multiple family buildings are not reviewed under the commercial Design Guideline requirements but under the building and architectural appearance requirements of Section 401.15.C.8. of the Zoning Ordinance. The Planning Commission and City Council shall comment further on the building appearance and materials as pari of the review. A review of the building requirements is as follows: f. Multiple Family Containing Six (6) Units or More For New Construction: 1) Mass and Scale a) Each multiple family building containing six (6) or more dwelling units shall feature a variety of massing proportions, wag plane proportions, roof proportions and other characteristics similar in scale to those of single family detached dwelling units, so that such larger buildings can be aesthetically integrated into a lower density neighborhood. The following specific standards shall also apply to such multiple family dwellings: Comment: The mass of the building is adequately broken into segments by changes and recesses in the building wall and the use of three different wall building materials. (1) Roofs. Each multiple family building will feature a combination of primary and secondary roofs. Primary roofs will be articulated by at least one (1) of the following elements: (a) Changes in plane and elevation. (b) Dormers, gables or clerestories. (c) Transitions to secondary roofs over entrances, garages, porches, bay windows. Comment: The roofline is broken by the front entrance dormer and roofs over the brick elements of the structure. (2) Facades and Walls. Each multiple family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows or other similar features, dividing large 6 facades and walls into human scaled proportions similar to the adjacent single family dwellings, and shall not have repetitive, monotonous, undifferentiated wall planes. Comment: The facades of the building are broken by the projections and recesses as well as the building material types. b) Each multiple family building shall feature walls that are articulated by at least two (2) of the following elements within every thirty (30) foot length of the facade: (9) Recesses, projections or significant offsets in the wall plane of at least four (4) feet. (2) Distinct individualized entrances with functional porches or patios. (3) Chimneys made of masonry, or other contrasting material that projects from the wall plan. (4) Balconies. (5) Covered bay or box windows. Comment: The building walls are adequately varied. b) Variation Among Repeated Buildings. For any development containing at least twenty-four (24) and not more than forty- eight (48) dwelling units, there will be at least two (2) distinctly different building designs. For any such development containing more than forty-eight (48) dwelling units, there will be at least three (3) distinctly different building designs. For all developments, there will be no more than two (2) similar buildings placed next to each other along a street or major walkway spine. Comment: Only one building proposed at this time. C) Distinctly different building designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. 7 Comment: Only one building proposed at this time. B-4, Llmlted Business Standards. Section 401.301.E.9 and 10 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: 9. Two family, townhomes and multiple family dwellings provided that. a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. The development, as part of Phase 1 will be slightly under the requirements. The City has emphasized fewer parking stalls for certain developments to reduce the amount of unnecessary parking. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.C.6. All but the alcove units meet the requirements. The Planning Commission should comment. d. Compliance with conditional use requirements of Section 401.03.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. There would be no conflict. f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. The building setback to the west is not consistent. The Planning Commission should comment on the setbacks. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. There will be adequate open space provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. 8 No incompatible land use arrangements are created. i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with or approved as part of the General Plan. j. Residential and non-residential uses shall not be contained on the same floor. Not applicable. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. 1. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission should comment on the architectural appearance. 10. Buildings in excess of three (3) stories or thirty-five (35) feet, provided that a. The site is capable of accommodating the increased intensity of use. The site and surrounding uses can accommodate the 4t' story and the proposed height of the structure. b. The increased intensity of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. The surrounding streets are capable of addressing the increase in traffic volume. c. Public utilities and services are adequate. Public utilities and service have been planned to address development in this area. d. For each additional story over three (3) stories or for each additional ten (10) feet above thirty-five (35) feet, front and side yard setback requirements shall be increased ten (10) feet. The west side yard setback will be 28 feet, where 30 feet is required to accommodate the 4'" story. Based upon the surrounding uses, the reduced E setback should not create any issues. The Planning Commission should comment. e. The project shall comply with the Minnesota Sustainable Building 2030 (SB2030) energy standards and Minnesota Sustainable Building Guidelines (B3) or as amended. The building will be required to comply with all building requirements. f. There shall be no parking in the yards facing adjacent rights of way. The master site plan shows a building that will be constructed between the Phase 1 building and 58th Street. g. On the third and upper floors, windows and/or architectural features that provide interest shall be included on all four sides of the building when permitted within the building code. The building design meets the requirements of the Zoning Ordinance. h. Abrupt changes in building heights and/or roof orientation shall be diminished by offsets of building form and mass. The building design meets the requirements of the Zoning Ordinance. i. Recesses and projections to visually divide building surfaces into smaller scale elements shall be included. There are adequate recesses and projections in the building fagade to break up the mass of the building. j. Color shall be used to visually reduce the size, bulk and scale of the building. Different colors of brick, lap siding and fiber cement panels reduce the mass and scale of the building. k. Buildings forty (40) feet or over shall provide rooflines with articulated features. The roofline is broken by the entrance dormer and the roofs over the brick sections of the building. I. Location of back flow prevention devices and the fire sprinkler riser shall be identified on project plans submitted for site and design review and shall be located inside the building. The plans for building permit review shall address these issues. 10 m. The provisions of Section 409.03.A.7 of this Ordinance are considered and satisfactorily met. The criteria are reviewed as follows. Conditional Use Permit Criteria. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the speck policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Trak generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should review the above criteria regarding the request for the conditional use permits with this application. City Staff sees no issues with the requests as proposed. Development Agreement. The Applicant shall be required to enter into an amended development agreement with the City should approval of the General Plan be granted. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION 1 RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests for the development of the area north of 58th Street at Norwich Avenue which includes a 79 -unit multiple family apartment building, subject to the conditions that follow: • Planned Unit Development (PUD) General Plan • Preliminary and Final Plat • Conditional Use Permit for Multiple Family Development • Conditional Use for Building Height • Architectural Design Guidelines and Site Plan 1. The Final Plat for Boutwells Second Addition, as well as the dedication and vacation of any easements, shall be subject to the review and approval of the City Engineer and City Attorney. 2. A Preliminary Plat for Boutwells Second Addition shall be submitted subject to approval of the City Engineer and City Attorney. 11 3. The Planning Commission and City Council should discuss the proposed east building setback of 28 feet, where 30 feet is required, and whether to allow this variation through the General Plan approvals. 4. The Planning Commission and City Council should discuss the proposed alcove units at 487 square feet, where 600 square feet is required, and whether to allow this variation through the General Plan approvals. 5. The tree removal, tree replacement and landscape plan shall be subject to review and approval of the City Arborist. 6. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization approval. 7. All utility plans shall be subject to review and approval of the City Engineer. 8. The Planning Commission and City Council should discuss the reduction of parking spaces, where 154 spaces are provided and 158 spaces are required, and whether to allow this variation through the General Plan approvals. 9. The Fire Chief and Police Chief should review and approve the final plans to determine the accessibility of emergency vehicles throughout the development. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 11. All trash and recycling storage shall be intemal to the building. 12. The Planning Commission and City Council shall comment on the proposed building height. 13. The Planning Commission and City Council shall comment on the building appearance, colors, materials, and the variety between buildings. The Applicant shall provide a materials board for the buildings to be discussed at the Planning Commission and City Council meeting. 14.The Applicant shall be required to enter into an amended development agreement with the City should approval of the General Plan be granted. The development agreement shall be subject to review and approval of the City Attorney and City Council. 12 SENIOR HOUSING PARTNERS PROJECT NARRATIVE DATE: July 12, 2022Tuesday, July 12, 2022 TO: City of Oak Park Heights FROM: Kevin Lohry SUBJECT: Oak Park Heights Workforce Housing PROJECT SUMMARY AND PROPERTY DESCRIPTION Presbyterian Homes and Services {PHS} is excited and enthusiastic to apply for the development of a 63,000 SF, 79 -unit multi -family housing building just north of the intersection of 58'x' St. North and Norwich Ave North. The proposed development would take place on parcel 05.029.20.13.0010. PHS currently owns this parcel, which is north of the BoutweIls Landing Senior Living Community. The site encompasses approximately 9.8 acres. The site currently holds a 36,000 SF parking lot, an entry road, sidewalks, and a 600 SF covered entry to an underground tunnel leading to Boutwells Landing Senior Living Community. A wetland is located on the west end of the property, which will be left untouched. The proposed multi- family housing building is primarily intended to provide workforce housing for PHS employees and the greater Oak Park Heights community. The development of workforce housing is an essential need for not only PHS employees, but community members as well. This mission behind this development is a brainchild of PHS working to mitigate the effects of an increasing gap between the affordability of housing and the wages earned by frontline workers. The lack of housing affordability can impact frontline workers' quality of life, potentially leading to lower morale and frequent turnover in search of even small increases in compensation. The housing will not be limited to PHS employees and is open to all applicants who may need alternative options to typical market rate housing, and are attracted to the beauty and opportunities that Oak Park Heights provides its residents. The site redevelopment will also contain related site amenities and improvements including increased parking, lighting, landscaping, sidewalks, tree planting and utilities. The site is currently zoned as B-4 — Limited Business District. PHS intends to keep the site zoned as B4, and will apply for a Conditional Use permit to allow this multi -family project per 401.301.E of the Oak Park Heights Zoning Ordinance. PHS also owns the east adjacent parcel 05.029.20.14.0128, which is not planned to be worked on during this project, but may be utilized for future projects. Page 1 of d <#>SENIOR HOUSING PARTNERS PROJECT NARRATIVE The site is phenomenally located within the city of Oak Park Heights, providing residents and families with immediate walking access to retail shopping, grocery, and restaurants. Sidewalk connectivity will be emphasized to these retail areas, while also providing walkability to the natural landscapes of the wetland to the west, and to Autumn Hills Park to the southwest. This will help to provide residents with easy access to everyday necessities, while still offering a connection to the natural scenery of Oak Park Heights, Easy access to Highway 36 also provides potential residents ways to commute to and from work in the Twin Cities metro, but desire to Iive in the Oak Park Heights community. The design of the proposed 79 -unit development aims to tie into the design of the neighborhood, by creating similar color schemes, gables, and bays to those of Boutwells Landing Senior Living Campus to the south. This design is intended to create harmony with existing structures of the neighborhood, while also providing an attractive, modern, and enviable living experience for its residents. The proposed building and extended parking lot would replace a vacant, grassy field, and therefore does not create immediate impact on any existing, nearby structures. DEVELOPMENT DESCRIPTION The building will consist of 4 stories of wood framed construction atop a concrete slab -on -grade. Each of the 4 levels will consist of approximately 15,750 SF. In order to achieve a mix of affordable price points, we are proposing a mix of housing options across unit size and affordability. The current unit mix proposed will include 26 studios, 29 I -bedroom units, and 24 2 -bedroom units, for a total of 79 units. In order to provide price points more suited to the workforce demographic, we are continuing to optimize a unit mix that aims to include a certain percentage of units at either 60% AMI or 80% AMI (area median income). Building amenities currently include a fitness room, club room, outdoor patio, lobby, and a back of house area for employees. Page 2 of 4 SENIOR HOUSING PARTNERS PROJECT NARRATIVE The existing parking lot on the site includes 105 parking spaces, which seldom, if ever, reaches capacity. On-site reconnaissance and remarks from Boutwell's management show that the parking lot is rarely more 113 full at peak hours. Therefore, we plan on adding 45 parking spaces to the existing parking lot for a total of I50 parking spaces. We anticipate that parking will fluctuate fairly evenly throughout the day, as employees park there during the day, and residents park there during the evening/night. No underground parking is planned. Stubs for water lines and sanitary sewers are already located on the south side of the site, while gas will be tapped from the east end of the site. Careful and meticulous planning has already gone into stormwater management, which will include a new stormwater basin east of the proposed building, and refrains from disturbing the wetland area. Future stormwater basins are also strategically planned for should any other development be proposed in the future. LOCATION AND PHASING The building was strategically placed on the north end of the site for several reasons. This particular area best utilizes the layout of the site while maintaining as much green space as possible. Any future work included on the site can then be more easily adapted and altered to make optimal use of utilities, parking, sidewalks, stormwater maintenance, and natural resources. The approximate 15,750 SF floor plate also lends itself to fit squarely inside the northern "notch' of the property, helping to efficiently utilize the layout of the property and its optimal connectivity and green space. There are no plans for any future development or master site plans. However, the design team has worked diligently to provide a proof of concent for potential development options in the future. The idea behind this was to provide a plan to best utilize the natural landscaping, parking, utilities, etc. as discussed, but also to show why the northern location for our proposed project fits perfectly within the function and vision of the site. Page 3 of 4 <#>SENIOR HOUSING PARTNERS PROJECT NARRATIVE CONCLUSION Senior Housing Partners takes pride in its work and believes this workforce housing project will be a great benefit for those residents who wish to contribute to the Oak Park Heights community, but may be priced out of typical market rate living options. The building and site will provide an aesthetically attractive feature for the community while filling a need for many current and aspiring Oak Park Heights residents. Thank You For Your Consideration, Kevin Lohry Page I of 4 N Oft 4 �o 0aa) C', �o E cn t � C:o a a o 135 a Qom= eco <0> � r C� ri 0z mEmLA 0 FD c a) ,# U O > 0 0. a do E a < -i ui .o K ao o: _44 G•s kms-+ A q m c� nounx 4) O u ■Bs+ u u 91 C' O } a (' co E } LoN a 3 ° > C a V Q 12 ° a`) m (D r E o a E E 2 ° O j aEa) E C E In O U ar~ �' > t a) — Q (D ° Q 4— C Z.9 O C a) ; -0� V) °oQ'�a_� C 0 0 C o c �a N a E C w o O },N N m CD oma 0 a1 Q j O a X O U L Q) u� v) C O u:E 3: a) ° c'o3a) 0.o a)ztz } E � c 3 mm J--�aa°� o 3 O� O a) ao(DD- C: z C 'ny ) C � U a ow () 2 a a 5a �a C a)a a5°�ao C ° .- ° 0 } a C N O c y U N n Z ;� •v1 a) a) G C > N V . 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CATALOG NUMBER: LUMINIS - SY600-L1 L25 -R30 1 ..............2 t 360'' ••• 4-5-6-7 optional MATERIALS Syrlos LED is made of corrosion resistant 356 aluminum alloy with a copper (CU) content of less than 0.1%. The main housing is made of seamless extruded aluminum, with an integrally sealed LED light module designed for optimal heat dissipation, and lighting performance. Syrlos LED is standard with a unique proprietary design allowing the sealed LED module to tilt within the cylindrical housing. The top cast aluminum cover includes ventilation slots allowing air circulation and cooling of assembly. Syrios LED SY600 series is standard with 302 optic. See options section for alternate selection. ELECTRICAL DRIVER Standard driver is 0-10V dimming -ready (dims to 10%) with: 120-277 multi -volt compatibility (50-60HO, operating temperature range of -404C/ -402F to 552C/131°F, output over voltage protection, output over current protection and output short circuit protection with auto -recovery. LED Standard 4000K/80CRI. Optional 2700K. 3000K & 3500K, optional Amber LED for turtle sensitive areas. Wavelengths: 584.5nm to 597nm. LIFE 60,000hrs L,Bso (based on IESNA TM -21 Test Method and LM -80 data). Up to 70,000hrs LAB. (calculated projection from LM -80 data). FINISH Five -stage preparation process including preheating of cast aluminum parts for air extraction, and an environmentally friendly alloy sealant. Polyester powder coating is applied through an electrostatic process and oven cured for long term finish. X34 SY600 SERIES SYRIOS - LED 6" WALL UP OR DOWN LIGHT 1- Cast aluminum driver housing. Includes galvanized steel wall mount pressure plate. 2- Cast aluminum ventilated top cover. 3- Seamless extruded aluminum cylindrical housing. 4- Fully sealed cast aluminum light assembly. 5- Sealed cast aluminum lens frame. 6 -Clear tempered glass lens. 7- Faceted specular aluminum reflector. 8- Optional 3602 adjustable rotation. All stainless steel hardware. svr?nn Syrlos LED light module is designed with a tilting mechanism allowing forward and back light adjustability. The 3304 directional module allows to a€m the light beam in the desired direction, without disturbing the luminaire mounting. The module can be secured using the built in locking mechanism. Fully adjustable 3604 rotation also available, see option A360. Other adjustment factory set positions are available. Please consult factory. MOUNTING Maximum weight: 9 lbs (43 kg) The mounting plate is designed to fit on a 4" (102mm) octagonal electrical box using 31/2" (89mm) C/C mounting holes. Additional mounting holes are provided as per site requirements. CERTIFICATION Certified and Approved as per CSA 022.2 No.: 250.0 standard and ANSI/UL 1598 standard, for wet location. Rated IP66, (127mm)(152mm) B.1 (222 {150mm) 11" (286mm) 8.75" (222 mm) 0 m (268mm) LUMINIS Toll free: 866.586.4647 Fax: 514.683.8872 Email: info@luminis.com 260 Labrosse, Pointe -Claire (QC) Canada H9R 51_5 Luminaires may be altered for design improvement or discontinued without prior notice. 5" (127mm) 3.25" (82MM) r—, I _ 0 3.5" (0 89mm) 01.75" (0 44mm) 0 D.312" (0 8mm) Mounting LUMINIS.COM m N 0 N Q7 C 7 c got h a m` I E v C` Multiple Layers of Light General Illumination Round Dornlight Feature Set • Bounding RayTM optical design 2.5 SDCM; 85 CRI typical, 90+ CRI optional Unitized optics mechanically attach the light Fixtures are wet location, covered ceiling engine to the lower reflector for complete opti- Available with 10% dimming, 1% dimming, or cal alignment. dim to dark 45° cutoff to source and source image Batwing distribution with feathered edges Fully serviceable and upgradeable lensed LED provides even illumination on horizontal and light engine vertical surfaces 70% lumen maintenance at 60,000 hours ENERGY STAR" certified product very narrow narrow medium medium wide wide 0.55:MH 0.7S:MH A a.9S:MH 1.65:idH 1.2S:MH Superior Performance Luminaire Type.. Catalog Number- I EUci_3aJ0,.6AR7,"_LSS OEM tllltttttl■ *...� eaeaarwrr• 250 - 8,000 lumens 10,000 -17,500 lumens Nominal Lumens 250 500 750 1000 1500 2000 2500 3000 3500 4000 4: 5000 6000 8000 10,000 12,000 15,000 Deli 297 519 776 `YV 1471 Lumens 2066 2537 3077 3542 4027 4533 5256 6371 8247 10637 1233Z 15776 1780I Wattage 3.4 61 8.2 9.6 14.7 19.7 Z4.7 29.5 33.6 39.0 47.3 483 57.6 74.9 97.1 REC 150.9 175.3 Lumens 87.4 83.7 94.6 103.5 106.1 perWatt 161.8 192.7 164.3 164.8 163.3 95.8 IC7.9 110.6 116.1 109.5 167.2 104.5 101.5 Coordinated Apertures I Multiple Layers of Light General Illumination Layer I EYO Core Healthcare Special 4pplications EV06-OPEN page 1 of 9 IHigh Carder Beam Layer I Incito -C > 41 1 b # -.> k`i nowniight Adjustable Open Lensed Cylinder Wallwash Walhwash 4a MRI Surgical Patient Roam Suite EVO + Incito - Multiple Layers of Light cow 4m Pinhole Bever Hyperbolic Dynamic Food Service Vaodalframper Clean Room Shower Steam Room IGOTHAM ARCHRECnIRAL DOWNLIGHTING 1 1400 Lester Road Conyers, GA 30012 1 P 800 -705 -SERV (7378) 1 gotlmmlighting.com 0 2014-2022 Acuity Brands Lighting Inc. All Rights Reserved. Rev. 05/13/22 Specifications subject to change without notice. Specifications Diameter: 8" Round 5F (20.3 cm) Height: 42» DF (106.7 cm) Weight 27 lbs (mal[): (12.25 kn) d°series D -Series LED Bollard ^. �eglig NEWnBuy Anne ica, H LDJ Serir t1t14f Nrrmnl Lolortemperahtl D5%B 1LD I Asymmetric 1350 350 mA1114-OK4DOOK 30K 3000 K 12{ 12 LEDs' 450 450 mA 1A 700 700 mA Accessories OrderedandshippedsopffaWy MRABU kKh0rbitt510rOSAB' SOK 500DK AMBK Amber phosphor converted AM&LW Amber limited wavelength'" Numrr DSXB LED 16C 530 40K SYM I Notes OAK PARK HEIGHTS IType XB Introduction The D -Series LED Bollard is a stylish, energy- saving, long -life solution designed to perform the way a bollard should with zero uptight. An optical leap forward, this full cut-off luminaire will meet the most stringent of fighting codes. The D -Series LED Bollard's rugged construction, durable finish and long-lasting LEDs will provide years of maintenance -free service. EXAMPLE: DSXB LED 16C 700 40K SYM MVOLT DDBXD 1205 2005 240' 277' 347' Shipped installed FE P1,&ele tic oeil, button type DMG 0O -10v dlmmingg tvlres �ul;ed a�L4defu 1 (trusewhh an emmal control, ordered separately) ELCW E^,lergency b ba&�V Shipped installed 5F Rnglefuse (120, 277, 347V)" DF Douh!efuse (208, 24011) d, 924 24'overallheight H30 30' Overall hdgl;; Hifi 36"overali11eiglil FG CTound-faah festoon outlet UAB Withoutandrw bolts UAB4 4-bohretrAbzse withaatanchor baits r DWHXD White DNAXD Natural aluminum DMD Dark bronze DBUM Black DDBTXD ltartureddark bronze DBLBXD TcrLr, Glick DMATXD Tmured rlalurai aluminum DWHG%D Tat, e41ne NOTES 1 Only available in the 12C, ASY version. 2 Only available in the 16C, SYM version. 3 Only wallet with 4SU AMBLW verrion. 4 Not available with ELCW. S M UT driver operates on ■n Rne vohaga from 120-277Y (50!60 FW. Spedr 120, 208, 240 or. 277 optionsonly when ordering with fining (SF, DF opdorni, or phomconuo: 0'E ooc mj 6 Not available with 347VY, Not available wA icing. Not available with 450 AMBLW. 7 Single fine (SF) requires 120, 277, or 347 voltage option. Double fume M requires 208 or 240 votage option. 8 MRAB U not available wlh UA04 option. f'A L/THON/A One Lithonia Way m Conyers. Georgia 30012 a Phone: 800.214.8041 * www.lithonia.com ,U0HT//VG 0 2012-2022 Acuity Brands lighting, Inc. All rights reserved. D -Series Size 1 nu,r,at DSX1_LED_P1_40K_T2M_MVOLT_HS LED Area Luminaire r"m OAK PARK HEIGHTS 4 1 (a �,_ n � r6 XP2 NGHMME Buy Puna ricmu i— Ordering InforimatioA EXAMPLE: DSX1 LED P7 40K T3M MVOLT SPA NLTAIR2 PIRHN DDBXD DW LED DSXC LED Forward optics Introduction T55 TypeVshort, P1 P4' P7' The modern styling of the D -Series is striking Specifications yet unobtrusive - making a bold, progressive EPA: 1,01ft2 ! statement even as it blends seamlessly with its T2M T Il medium SLC Baddightcumd' i W environment. The D -Series distills the benefits Length: e " of the latest in LED technology into a high 173M Type Ill medium ie performance, high efficacy, long -life luminaire. Width: 13" i33.0cn1 r L -, -y The outstanding photometric performance Height H1: 7-1/2"'1 MalH2 results in sites with excellent uniformity, greater mcdlim 119.0(m) H1 - pole spacing and lower power density. It is Height H2: 3-112" ideal for replacing up to 75OW metal halide in Weight 27 lbs pedestrian and area lighting applications with (1rW4: 01.2t9) typical energy savings of 65% and expected service life of over 100,000 hours. i— Ordering InforimatioA EXAMPLE: DSX1 LED P7 40K T3M MVOLT SPA NLTAIR2 PIRHN DDBXD DW LED DSXC LED Forward optics 30K 3M K j TIS Type 1 short T55 TypeVshort, P1 P4' P7' ! p I` (A mmotivd T5M TypeVmedium' P2 P51 PS 50K 5000K ? T25 T Il short HIN Type V wide' P3 pg: p90 T2M T Il medium SLC Baddightcumd' Rotated optics I US Type III short LCCD Left comercutuff° PIV P121 173M Type Ill medium RCCD Rlght(omercutoli' P11' P13'1, TO Type IV medium 3479 TFTIA Forwardthraw 4809 mcdlim Shipped installed FIR NLTAIR2 nLlghtAIR generaron2erabled" PIRHN Network,hlehllowmationlarnkntsenrr" FISH PER NEMA twtstaock receptacle only (controls o deedsepemte) Sd PIR1F(3V PERS Hve pin mreptade only (controls ordemdseparate)'" PERI Sewn -pin receptace only (oDritrals ordered sepatate)'11fi FIRHIFC3V DMG 0-10vdimminwires pulled outside5xmre (for use with ar. emmai(nm m? ordered separately)" FAO DS Dual switching 'a"I TSVS TypeVveryshon' ® Shippedlnduded T55 TypeVshort, VOLT SO Square pole mounting T5M TypeVmedium' (277W48M- RPA Round pole mounting 10 HIN Type V wide' 120' WBA V411 btket' SLC Baddightcumd' 208 r SPUMBA Square pole unK+ersal mounting adaptor LCCD Left comercutuff° 2409 RPUMBA Round pole unimul mounting adaptor 9 RCCD Rlght(omercutoli' 277! Shipped separateV 3479 KMAB DDB)D U Mast arm mounting bracket adaptor 4809 (sp0finish) 11 Highflow, motkWarnhent sensor, 8-15'mounting height, a mblent se nsor enabled at Sic x:, HighAaw, motion/ambientsemar,15-3dmounting height ambient senna enabled at 5fc'Oz' Highllow, motiorllamblentsemor, B-15'moL,nbg height ambientsensorenabledatll!01 Bi-level,mDtionlambierammw 15-30'mountingheght ambient semorenabledat 1ic70z' Field adjustable output,' Shipped Installed DD8XD Dark bronze HS House-sldeshleld"I OBLXD Black SF Single fuse (120, 777, 34Y} ° DNAXD Natural aluminum DF Double fuse (208, 240, 480V) 9 DWHXD White L90 Left rcrated epCu = DDBTXD Textured dark bronze B90 Right routed optics' DBLBXD Textured black HA STC aru'~emoperations DNAiIDI Texmrednatural BAA Buy Amedca(n)ActCompliant aluminum shipped separately DWHGXD Texmred white BS Bird spikes M EGS Btrngglareshidd OIA L/THZVVIA One Lithania Way . Conyers, Georgia 30012 • Phone: 11-800405-SERV(7378) - www.lithonia.cam DSX1-LED L/GHT//VO ® 2011-2021 Acuity Brands Lighting, Inc. All rights reserved. Rev, 07/19/21 =_ Page 1 of B COMMERCIAL OUTDOOR Specifications EPA: 1.01 ftZ T1S (0.09*) Length: 33" ® (sad tm) VVidth: 13" !O111i( (33.0 an) Haight H1: 7-1/2" TypeVshort' (19.0en) Haight H2: 3-1f2" ►Height 27 lbs (mexj: (121 kg) D -Series Size 1 LED Area Luminaire 2 "� c� i, y In IIIIIIIIffn e,1 Ain§ri:rn P ��_N :OP, �_ rrrrr� r cabin DSX1 LED P1 40K T5W MVOLT Noks OAK PARK HEIGHTS XP5 Introduction The modem styling of the D -Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D -Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long -life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. It is ideal for replacing up to 75OW metal halide in pedestrian and area lighting applications with typical energy savings of 65% and expected service life of over 100,000 hours. • EXAMPLE: DSX1 LED P7 40K T3M MVQLT SPA NLTAIR2 PIRHN DDBXD DSX1 LED D5X1 LED Forward optics 30K 30,10I1 T1S Fgpe I short i TM TypeV veryshoW ® Shipped included P1 Pt,' P7` !O111i( HA (Automotive) TSS TypeVshort' VOLT SPA Square pole mounting P2 P5' PB 50K 50H K T25 Type 11 short TSM TypeV medium' (277V-480V)1a1A RPA Round pole mounting10 P3 P61 P9 T2M Type II medium 1T5W T eV wide' 120' I Wu Wall brarket' Rotated optics T3S Type III short BLC Baddlght wntral+ 208 r ! SPUMBA Square pole universal mounting adaptor" Plot P121 T31A Type III medium LCc4 L"ftmmer,vtoff ` 2401 + RPUMBA Round pole universal mounting adaptor' P11' P13'.2 T4M Type lVmedium RCCO Right comer =11 2771 Shipped separately TFTM Forward throw 3479 KMAB DDBXD U Mast arm mounting bracket adaptor medl-im 4901 (spe 4finish)11 loffirw W Shippedinstalied NLTAIR2 r.Ligil,AIR generation 2enabled " PIRHN Networkbighfowmotionfamhientsensor " PER NEVA twist -lock receptaclevmy (roMls ordered separate) "s PERS Five -pin nceptade only lrontrols ordered warate)1101 PER7 Semi -pin receptadeonly (controls ordered separate)'s,:e DMG 0-16edimminng9WTspulled outside frxture (for use withan extemal mntml, ordemd separateo DS Dual switdiingIWI PIR HichFiwmotor!amb!ntsens%8-i5'mountingheight, arcbientsels0renable,? e;5h�" PIRH HighAow, motionfambiemensor 15-3VmoL:*g height ambientsemorenabled at5fcN' PIRIFC3V Highflow,motion/a:nbientsensor8-15'mou'%ingheigK ambieritsenso: eraVeda,lfc'Ll PIRHIFC3V Vevel,motiorJambientsensor 15-3(Ymountingheight, ambiemsensor enabled at 1fc'l" FAO Fidd adjustable output70l' Shipped installed HS House -side shield SF Single fuse (1211, 277,347V) t DF Double fim 1208, 240, 480V) 1 L90 Left rotated opCa I R9D Right rotated optics', HA 50°1 ambient operations' BAA BuyAmedca(n)Act Compliant Shipped separately BS Bird spikes'" EGS bMalglareshield DDBXD Dark bronze DBLXD Slack DAAXD Naturala!rminum DWHXD White DUBTXD Textured dark bronze DBLPXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white $A' t/THO/V/A One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-B0Q705-SERV (7378) ; www.lithonia.com DSX1-LED L%iiH%fN%' 02011,2021 Acuity brands Lighting, Inc. All rights reserved. Rev. 07/19/21 M� Page 1 of e COMMERCIAL OUTDOOR Specifications EPA: 1.01 ftz TypeVveryshorts (0.a9 m') L-9* ll (Automotive) (a1�n) Width: 13" ® (33.aan) Height H1: 7-112" I T5M. (19.0 an) Height H2: 3-1/2" Weight 27 lbs (ma4: nz2kgl D -Series Size 1 LED Area Luminaire ramri'aI r m n f4R�tY n tiny American L H2 H9 DSX1_LED_P1 40K RCCO_MVOLT OAK PARK HEIGHTS r6 XPR Introduction The modern styling of the D -Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D -Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long -life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. It is ideal for replacing up to 75OW metal halide in pedestrian and area lighting applications with typical energy savings of 6510 and expected service life of over 100,000 hours. Ordering Informatio EXAMPLE. DSX1 LED P7 40K T3M MVOLT SPA NLTAIR2 P)RHN DDBXD 06X1 LED QSX1 LED Forward optic 30K 30N K Pt 1141 PIs 4DK -CogK: PZ 115' PB SOK 5000 K P3 P61 P9s Rotated optics P10t P122 P111 P131-1 ���_ Shipped Installed NLTAIR2 oUghtAIR gee7ton2enabled-s PIRNN NeMod 4 Nglh iar+ ma icrAMbrMtsCr`30: PER NEMA twist -lock receptacle on!y (controls ordered separate)'' PERS fir -Vi receptade only (cortr* ordered sepatae)'sia PER7 Serail -pin reteptade only (controls ordered separate)'i'6 DMG 0-10vdimminggwires oulledouts!deNwre (for use withan eMemal control ordered separateiy)" DS Dual Wtdtinq 7"1 T15 iypelshortTSPS House -side shield's TypeVveryshorts ® Shipped Incl Double fuse(208,240,480Y)' (Automotive) TS5 TypeV shorts VOLT ® Square pole mounting T25 Type 11 short I T5M. TypeVmedium' (277Y48DY)6" I RPA Round pole mounting 10 T2M TypcIl me�licm T5W Typevwldes 120r ! WBA Wall brackets T35 Type III short BV Backlight control' 208' SPUMBA Square pole universal mounting adaptor" T3M Type l0 medium LCCO Left comer cutoff' 240 s RPUMBA Rou7J pale ulii,crs31 nacrrhq adaptor' TO Type IV medium I R-C—W Right comer cutoff 277' 1Shipped ssparateiy TFTM Farwardthrow 347' KMA8 DDBXD U Mast arm mounting bracket adaptor medium l 4180' **finish) PIR HlghAow,motlonfambientRaw8y 15'moulfripbergl,t, House -side shield's ambientsensroenabled at5fc "�" PIRH Htghllow,motionfamblentsensoy15-Vmountingheight Double fuse(208,240,480Y)' ambientsenaaranabWat5fc W PIRIFEN HighAnw,mmianlamblentsensor, 8-15'mou*Giaheight Right rotated optics' ambiemsensorenabledat ifc'a" PINFC3V Bi-1evd,motionfambientserm,15-Vinourninghe.ght Buy Amerlca(n) Act Conpront ambitntsensuenabled at lfc ' FAD Field adjustableoutput'x" Shipped Installed HS House -side shield's 5F 5inglefuse (120, 277, 347V) DF Double fuse(208,240,480Y)' L90 :eft ro;zted optics' R91) Right rotated optics' HA 50"Cambient operadors' BAA Buy Amerlca(n) Act Conpront Shipped separately BS Bird spikes I EGS Ewrnal glare shield DDBXD Dark bronze DBLXO Black DNAXD Na:uralaLmhium DWHXD White DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white �. LIrNa/VIA One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-8[10.705-SERV(7378) • w vv.hthonia.com DSX1-LED L/GHrIAW ® 2011-2021 Acuity Brands Lighting, Inc. All rights reserved. Rev. 07/19/21 .mw Page 1 of 0 COMMERCIAL OUTDOOR WSR LED Architectural Wall Sconce 4S -AiiiilliliiiIii, F12110 NEW 20 Specifications Luminaire iiii1� Inverted available with WLU option only. Optional Back Box (BBW) Height: (77B4 crn) Height: (10.2 208 Shipped separately' 240 cm) Width: 18" Width: 5-1/2" 480 (45.7 cm) DF (14,0 ClTO Depth: 9. Dep 010vdimming wires pulled outside DSS%D (22.8-4 (3 Weight: 17 lbs For 3/4 -NFT D- (7,7 kg) _ W _ side 14 r T C. ' U; i condu3 H i I �— W D Ordering WSRLED P1 P2 P3 P4 301( 40K Sox SR2 Type II 5 e III SR4 Type N M D Shippedinduded 120 (ban u ace mount 208 Shipped separately' 240 BBW Surface -mounted 277 back box 347 Singlefuse(120,277,347V)' 480 1 Emergency Battery Operation Catalog WSR LED P2 SR3 40K_MVOLT Notes OAK PARK HEIGHTS Type XW Introduction Classic Architectural Wall Sconce with the LED technology. Long -life, maintenance -free product with typical energy savings of 80% compared to metal halide versions. The integral battery backup option provides emergency egress lighting, without the use of a back -box or remote gear, so installations maintain their aesthetic integrity. The WSR LED is ideal for replacing existing 50- 250W metal halide wall -mounted products. The expected service life is 20+ years of nighttime use. EXAMPLE: WSR LED P2 40K SR3 MVOLT DDBTXD Shipped separately VG Vandalguarc WG Wire guard The emergency battery backup (122MC & E70WH options) is intagraltothe luminaire - no extemal housing requiredi This design provides reliable emergency operation while maintaining the aesthetics of the product All P20WC and E1 DVVH configurations include an independent secondary driver with an integral relay to immediately dated AC power loss. The emergency battery will power the luminaire for a minimum duration of 90 minutes (maximum duration of three hours) from the time supply power is lost, per International Building Code Section 1006 and NFPA 101 Life Safety Code Section 7.9, provided luminaires are mounted at an appropriate height and illuminate an open space with no major obstructions. The examples below show illuminance of 1 fc average and 0.1 fc minimum of the P1 power package Type IV product in emergency mode. a, MH 1X MH �• a WSR P1 LED 40K SR4 MVOLT E20WC J laf.:l 10' x 10' Gridlines �` , i : y a +• Wand 12' Mounting Height NOTES 1 IVIVOLT driver elates on any Una voltage from 120.27N (50/6�Hz). 2 Not availabla with 4BOV option. 3 PE requires specified voltage. 4 Singk lose (SFl requires 120V, 27N or 34N opptions. Doubfle fuse (DF) requires 208V, 240V or 480V options, 5 Not available with 347V or 460V. Not available with WLU. 6 WLu not available with PIR, E20WC or E70WH. 7 When ordering PER, "PE' will be automatically added to the order line for "dim to off' capability. See PIR Table for default settings. 8 Onlyy available with P3 & P4 packages. Provides SOV50 luminaire operation via two Independent drivers and light engines an two separate circuits. Not available with E201M, ElOWH, WLU, SF, or DF. When ordered with photocell (PE) or motion sensor (PRt), only the primary power source leads will be controlled. 9 Sae electrical section on page 2 for more details. fL1THZ?/V1A One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com WSR-LED L OHTWVG 0 2011-2022 Acuity Brands Lighting, Inc. All rights reserved. Rev. 03/06/72 ShipperilwUlled DDBYD Darkbronze PE Photoelectric cell, button type'= D8L1(D Black SF Singlefuse(120,277,347V)' DNA%D Naturalaluminum DF Double fuse (208,240,480V)' DWHXD White DMG 010vdimming wires pulled outside DSS%D Sandstme fixture Or use with an external control, DDBTSD Textured dark bronze ordered separately) DBLBSD Textured black E20WC Emergency battery backup (18W,-20°(), DNATXD Textured natural Certified in CA Title 20 MAED851 aluminum E10WH Emergency battery backup, (10W, 5°0, Textured wl ire Certified in CA Title 20 MAED85 WL(1 Wet lo(atlon door for up orientation' DSSTXD Textured sandstone PER MoVonlambientlightsensor' DS Dual swRchhg l SPD Separate Surge Protection' Shipped separately VG Vandalguarc WG Wire guard The emergency battery backup (122MC & E70WH options) is intagraltothe luminaire - no extemal housing requiredi This design provides reliable emergency operation while maintaining the aesthetics of the product All P20WC and E1 DVVH configurations include an independent secondary driver with an integral relay to immediately dated AC power loss. The emergency battery will power the luminaire for a minimum duration of 90 minutes (maximum duration of three hours) from the time supply power is lost, per International Building Code Section 1006 and NFPA 101 Life Safety Code Section 7.9, provided luminaires are mounted at an appropriate height and illuminate an open space with no major obstructions. The examples below show illuminance of 1 fc average and 0.1 fc minimum of the P1 power package Type IV product in emergency mode. a, MH 1X MH �• a WSR P1 LED 40K SR4 MVOLT E20WC J laf.:l 10' x 10' Gridlines �` , i : y a +• Wand 12' Mounting Height NOTES 1 IVIVOLT driver elates on any Una voltage from 120.27N (50/6�Hz). 2 Not availabla with 4BOV option. 3 PE requires specified voltage. 4 Singk lose (SFl requires 120V, 27N or 34N opptions. Doubfle fuse (DF) requires 208V, 240V or 480V options, 5 Not available with 347V or 460V. Not available with WLU. 6 WLu not available with PIR, E20WC or E70WH. 7 When ordering PER, "PE' will be automatically added to the order line for "dim to off' capability. See PIR Table for default settings. 8 Onlyy available with P3 & P4 packages. Provides SOV50 luminaire operation via two Independent drivers and light engines an two separate circuits. Not available with E201M, ElOWH, WLU, SF, or DF. When ordered with photocell (PE) or motion sensor (PRt), only the primary power source leads will be controlled. 9 Sae electrical section on page 2 for more details. fL1THZ?/V1A One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com WSR-LED L OHTWVG 0 2011-2022 Acuity Brands Lighting, Inc. All rights reserved. Rev. 03/06/72 z 0 0 o `C Q O z 0 W z 0� z J ■� µ[aala�c�/L ON J J W C] C'4 r 0 M Ilii rr - .�_ ca I p a� <C 3 0 O R Or r 7 Q w i 0 O R Or r 7 Q w rim a €�iSSS € i � yyyye bs1 X356 'J till! 3 6 P saw B � a e 1 _ � f��3 t� i l . �ri -036 Kimley»>Horn MEMORANDUM To: City of Oak Park Heights From: Jacob Rojer, P.E., PTOE Kimley-Hom and Associates, Inc. Date: August 3, 2022 Subject: Traffic Memo -Oak Park Heights Apartment Building 58th St. N. Oak Park Heights, MN INTRODUCTION Senior Housing Partners is proposing a new apartment building located along 584, Street N approximately one quarter of a mile east of the 581h Street N & Norell Avenue N in Oak Park Heights, Minnesota. The proposed building is phase 1 of a future three building site plan. This building will include 79 residential units. This memorandum documents the anticipated trip generation of the proposed apartment building and how this is expected to impact operations along 58°i Street. TRIP GENERATION COMPARISON The trip generation for the proposed apartment building was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 110 Edition. For the proposed building, ITE Land Use Code (LUC) 221 (Multifamily Housing Mid -Rise) was used as it accurately represents the type of residential housing being proposed. The trip generation can be calculated using the number of residential units. Table 1 provides the proposed apartment building traffic generation. The proposed building .ti anticipated to generate 29 trips in the AM peak hour, 31 trips in the PM peak hour, and 359 daily trips. Table 1 -Trip Generation Comparison Land Use Description p ITE Code Intensity 1 Units Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Proposed Multifamily 221 79 Units 359 6 23 29 19 12 31 Housing (Mid -Rise) PLANNING LEVEL. ROADWAY CAPACITY The Highway Capacity Manual (HCM), 6t' Edition provides a Level of Service (LOS) estimate based on roadway characteristics and the Average Annual Daily Traffic (AADT). LOS ranges from A to F, with LOS A as the highest (best traffic flow and least delay), LOS E as saturated or at -capacity conditions, and LOS F as the lowest (oversaturated conditions). Kimley))) Hnrrt Page 2 The proposed apartment building will maintain the same site access as the existing conditions, with the one site access along 581h Street. The site currently functions as an overflow parking lot for the senior living community across 58th Street. Trip generation from the existing parking lot can be assumed to be accounted for by daily traffic data. There is not historic daily traffic data available for 58th Street and due to the reconstruction on Norell Avenue, current traffic patterns would not be representative of typical conditions. However, the adjacent roadway AADTs for Norall Avenue and Oakgreen Avenue are less than 10,000 vehicles per day. Therefore, it is anticipated that 58'" Street, a four -lane undivided urban roadway, would maintain an acceptable level of service with the addition on the proposed development based on the roadway capacities shown in Table 2 and that there would be minimal impacts on operations and safety. No changes to the roadway geometry at the site access are recommended. Table 2 — Planning Level Roadway Capacity CONCLUSION The proposed apartment building is anticipated to generate an additional 359 daily trips, 29 AM peak hour trips, and 31 PM peak hour trips. With the proposed apartment building, 581h Street is expected to operate within the capacity of the roadway and have minimal impacts on operations and safety. No changes to the roadway geometry at the site access are recommended. Under Capacity Approaching Over Facility Type Planning Level Daily Capacity Capacity LOS A 8 C D E F Capacity Ranges (AADT) VIC 1 0.2 0.4 0.8 0.85 1.0 >1.0 Four -lane undivided urban 18,000-22,000 4,400 8,800 13,200 18,700 22,000 >22,000 CONCLUSION The proposed apartment building is anticipated to generate an additional 359 daily trips, 29 AM peak hour trips, and 31 PM peak hour trips. With the proposed apartment building, 581h Street is expected to operate within the capacity of the roadway and have minimal impacts on operations and safety. No changes to the roadway geometry at the site access are recommended. Z Yo mo iisf AMIN 1 11 4 � ° Nn ✓ � tv 1- I I � i r'. _ � k_ � _ " - - - "--•rte IL I i 'TM . fl -I Z W� ms s Will I� z do{`� o N ° LL J N O `y J w LU a Q - rrvPl- I• I 4^fir Y il!iIEIF � q r-; I" r' q ..-' ' .. sib I - o--� - - - rnmceammu z z� mo I� o p f "° JLLz W J g M C) 4 g mo I� Yk i m I - I I • _ r 3 J tm 1 I. IL I � I ___ _. Q+. I _ I � I I � I 13 k wxs�sTwux�w�wunomxs�.i www�w.Kw..ln+�vasw[ uo �, O �� �G p� Z m� HEW W ¢J �wa ao OOH ll I � x uo �, O �� �G p� W ¢J �wa -3: wxrw¢�i�w.e x�ewa �wwwewemrq�rr a 4; coo coo Z z w LIJ p -VoS�i #'?s R d `'_,%:� _ � xW of 6X. '-i q I& City of Oak Park Heights 14168 oak Park Blvd N. • 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, City Arborist W 1Datm 9/29/2022 Re: VSSA-Presbyterian Homes Workforce Housing Landscape Pian Review I have reviewed the landscape plans submitted for the VSSA-Presbyterian Homes Workforce Housing dated 7/12/2022 (received by the City on 911912022). The following includes my comments and/or recommendations: Landscape Title Sheet (Sheet Number L001) General Notes-0antinrx Notes) The landscape notes and planting detail submitted is incomplete. Please include the following itemsledits on the final plans: 1. All trees must be landscape grade trees of good form and structure not Park Grade trees. Trees with poor form will be more prone to storm damage and failure in the future. Please include this in the planting notes. 2. All trees must be straight and not need staking after planting. Contractor shall stake trees only if the tree(s) begin to lean within the guarantee period, please include this in the final planting notes. 3. 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. 4. Contractors doing any type of tree work must secure a City of Oak Park Heights Tree Worker's License (annual license) from the City of Oak Park Heights Building Department. All required documents must be submitted with the application. 5. The City Arborist will conduct an Initial Landscape Inspection after all plants/trees, mulch, ect. have been installed. 6. The City Arborist will conduct a Final Landscape Inspection typically (1) year after installation, at the and of the plant guarantee period. For Final Acceptance of Installation and Landscape Plants the specified planting procedures must have been followed and all plants must be alive and in good condition at the end of the plant guarantee period. Tree Removals and Tree Protection Plan (Sheet Number L002 and L003) A total of (7) seven trees (77 total caliper inches) are planned to be removed. The tree replacement requirement will be met with proposed plantings. The recommendations and edits I have for this plan sheet are as follows: 1. Please edit the tree replacement calculation on Sheet Number L002 to 77 caliper inches as being lost not 79 caliper inches. 2. A tree protection plan was not included. This must be submitted with the final plan set. 3. Please designate on the Tree Inventory Table exactly which trees were included in the tree replacement calculation. 4. Include the trees being removed in the Tree Inventory Table. Overall Landscape Pian (Sheet Number L100) The plan includes an array of species and varieties to be planted. There are (10) ten deciduous tree species, (2) two evergreen tree species, (10) ten shrub species and (4) four perennial species proposed to be planted. The plants included are acceptable and will complement the overall site well. Proposed Plant Schedule (Sheet Number L002, 1-100, L101 and L150) The proposed plant schedule includes a good selection of species diversity with some native or improved cultivars of native plants. Most of the trees and plants chosen are hardy under local growing conditions, relatively insect and disease free and fairly low maintenance. The plant sizes included conform to the zoning ordinance requirements. The recommendations and edits 1 have for this plan sheet are listed below: 1. The Proposed Plant Schedule should not include the Tree Removals. Please remove this from the Proposed Plant Schedules included on Sheet Numbers L002, L100, L101 and L150. 2. The Proposed Plant Schedule on Sheet Number L101 includes (8) eight hackberry trees to be planted. There are (18) eighteen included on Sheet Numbers L002, L100 and L150. Please edit this. Landscape Details (Sheet Number L300) The planting detail diagrams submitted are acceptable, no changes need to be made. Page 2 of 3 Additional Resources If you are in need of some further information on the City of OPH Ordinances and Other Resources in Regards to Trees, Planting and Landscaping please reference the following items: o City of OPH Ordinances o 401 (see 401.16 Design Guidelines Ordinance) o 1302 (Shade Tree Diseases and Pests) o 1304 (Tree Ordinance) o 1305 (Shade Tree Program) o 1307 (Tree Protection) o City of OPH Development Application Packet (see Pages 10-12) o City of OPH Design Guidelines Packet (see Pages 25 & 26) o City of OPH Tree Species List o City of OPH Tree Workers License Application o American Standard for Nursery Stock (ANSI Z60.1-2014 is the most recent version) published by AmericanHort 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. Page 3 of 3 & q5 Stantec Consulting Services Inc. Stantec 733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309 October 6, 2022 File: 193800151 Attention: Mr. Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Height, MN 55082 Reference: Oak Park Heights Housing - Preliminary Plan Review Dear Eric: As requested, we nave reviewed the information submitted regarding the proposed Oak Parte Housing project. The information reviewed includes preliminary, not for construction engineering drawings dated 9- 15-2022, and stormwater related documents dated 7-29-2022. Further review will be forthcoming when construction plans are submitted. Following are our preliminary comments and/or recommendations: Sheet C200 — Demolition Plan 1. No comments at this time. Sheets C300-302 — Erosion and Sediment Control 2. Include silt fence detail. 3. Utilize City detail plates where applicable. The City's detail plates are available upon request. 4. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. Sheet C400-401 — Site Plans 1. Clearly delineate the phases on the overall site plan. There is a parking lot shown on the overall site plan that is east of the improvements shown on the site plan phase 1 sheet that is shown to be built but is likely part of a future phase? 2. Include all applicable City Detail Plates. 3. Refer to the Fire Department review of fire lanes and circulation. Design with community in mind October 6, 2022 Mr. Eric Johnson Page 2 of 5 Reference: Oak Park Heights Housing - Preliminary Plan Review Sheet C500-501 - Grading Plans 1. Refer to the stormwater comments below. The Owner will need to comply with all related requirements of the NPDES Construction Stormwater Permit and Middle St. Croix Watershed Management Organization. 2. Clearly delineate phase 1 versus future phase improvements 3. Include all applicable City Detail Plates. 4. Label emergency overflow (EOF) locations and elevation for each stormwater basin. 5. Label 100 -yr highwater levels (HWL) for each stormwater basin. Sheet C600-601 - Utility Plan 1. Connections to the City's sewer and water systems shall be per City standards and detail plates. The City or its designee will be present for water and sewer service connections to the City's systems. 2. Label water line material. Ductile Iron Pipe will be required. 3. Provide details for the sewer and water service connections. 4. Clearly delineate improvements for future phases. 5. The watermain, sanitary sewer lines, and storm sewer facilities that serve the site will be private and maintained by the owner. 6. The plan indicates a Wet Tap in Future Phases to the west of the proposed southerly building. A wet tap will not be allowed. 7. Include all applicable City Detail Plates. 8. Provide proposed details for the drain tile layouts for each filtration basin. Sheets C700 - Details 1. Utilize City Detail plates where applicable. 2. Update details 8 and 9 to confirm HWL's for filtration basins and rim elevations for OCS's are consistent between plans and HydroCAD model Design with community in mind October 6, 2022 Mr. Eric Johnson Page 3 of 5 Reference: Oak Park Heights Housing - Preliminary Plan Review Storm Sewer /Storm Water Management 1. The stormwater report should be signed by the engineer responsible for its preparation. 2. The current design is proposing lined filtration BMP's and is therefore meeting the City's requirement of no infiltration within the City's High Vulnerability Drinking Water Supply Management Area (DWSMA). 3. Water quality calculations were not submitted with stormwater report. Design must meet Middle St. Croix Watershed Management Organization (MSCWMO) water quality rules. 4. Change storm distribution to MSE 3 instead of Type II in the HydroCAD model. 5. Provide HydroCAD calculations that demonstrate that rate control requirements will be met for Phase 1 of the project. 6. Update proposed drainage map to show the sperate three areas that make up DA -3 in the HydroCAD model (i.e., 3 (DA -3 All pervious), 3A (DA -3 Half Pavement), 3B (DA -3 Half Pavement)). 7. Proposed drainage areas DA -2, DA -7 and DA -9 appear to drain offsite and are not routed to either of the proposed stormwater basins. Either update the HydroCAD model to reflect this or provide information to shows these areas will be routed to an on-site stormwater BMP. 8. Confirm that proposed flow rates to adjacent properties do not increase, specifically to the properties to the north (i.e., Walmart, Lowe's). It appears that a portion of the existing drainage area DA -1 may flow offsite to the north. Flows from this area will need to be quantified and compared to proposed conditions. 9. Include the existing pond (i.e., storage and outlet) in the HydroCAD model to assess potential impacts to the pond (e.g., high water levels, pond outflows, etc). 10. The proposed drainage area map, C400 and C500 indicate there is a third stormwater BMP located near the center of the site west of Proposed Building 3. This BMP does not appear to be included in the HydroCAD calculations. Please confirm if there is a stormwater BMP in this location, and if there is, include in the HydroCAD calculations. 11. Provide outlet control structure details for each stormwater basin. Design with community in mind October 6, 2022 Mr. Eric Johnson Page 4 of 5 Reference: Oak Park Heights Housing - Preliminary Pian Review Traffic Memorandum 1. The trip generation totals are correct for 79 apartment units 2. The traffic impact of the trips generated by Phase 1 of the development is minimal on 58th Street operations. 3. A full Traffic Impact Analysis should be required for all phases of the development. The study should include data collection and traffic forecasts at the following intersections. a. 58th StreettNorwich Avenue b. 58th Street/Norell Avenue c. 58th Street/Oakgreen Avenue d. 58th Streettexisting and proposed access points 4. The intersection sight distance at the proposed access points on 58th Street should be documented to confirm that they meet standards. 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. 2. The Owner will need to comply with ail requirements of the NPDES Construction Stormwater Permit and Middle St. Croix Watershed Management Organization. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 3. Review of issues related to parking, lighting, landscaping, fire department access or the buildings is 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. Include all applicable City detail plates on the plans. 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. Design with community in mind October 6, 2022 Mr. Eric Johnson Page 5 of 5 Reference: Oak Park Heights Housing - Preliminary Plan Review Regards, Stantec Consulting Services Inc. Lee M. Mann, PE MN, Wl, CA Principal Phone: 692-712-2085 Lee.Mann@stantec.com c. file Julie Hultman, Building Official Andrew Kegley, Director of Public Works Scott Richards, City Planner Kevin Sandstrom, City Attorney Design with community in mind