Loading...
HomeMy WebLinkAbout2014-11-13 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, November 13, 2014 7:00 P.M. I. Call to Order II. Approval of Agenda III. Approve October 16, 2014 Planning Commission Meeting Minutes (1) IV. Department/Commission Liaison/Other Reports V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. VI. Public Hearings A. Oak Ridge Place Memory Care Expansion—6060 Oxboro Ave. N.: Consider requests of HAF Architects on behalf of TIC Properties 1 LLC for Conditional Use Permits to allow memory care and assisted living and for parking, and a Variance to building height and setback requirements. (2) VII. New Business A. 2015 Planning Commission Calendar: Review and approve 2015 Planning Commission meeting dates and Commission Liaison to City Council meeting schedule. (3) VIII. Old Business IX. Informational A. Upcoming Meetings: • Tuesday,November 25, 2014 City Council 7:00 p.m./City Hall • Tuesday, December 9, 2014 City Council 7:00 p.m./City Hall • Thursday, December 11, 2014 Planning Commission 7:00 p.m./City Hall • Tuesday, December 23, 2014 City Council 7:00 p.m./City Hall B. Council Representative • Tuesday,November 25, 2014—Commissioner Bye • Tuesday, December 23, 2014—Commissioner Kremer X. Adjourn. ENCLOSURE br j CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, October 16, 2014—Oak Park Heights City Hall Call to Order: Chair Kremer called the meeting to order at 7:00 p.m. Present: Commissioners Anthony,Bye, Kremer, and Thurmes; City Planner Richards and Commission Liaison Liljegren. Commissioner Nelson arrived @ 7:05 p.m. Absent: City Administrator Johnson. II. Approval of Agenda: Chair Kremer proposed moving New Business ahead of Public Hearings. Commissioner Anthony, seconded by Commissioner Thurmes,moved to approve the Agenda as amended. Carried 4 - 0. III. Approval of September 11, 2014 Meeting Minutes: Chair Kremer noted a couple of typographical corrections had been made to the Minutes as shown on the handout provided to the Commission at their seats. Commissioner Thurmes, seconded by Commissioner Bye, moved to approve the minutes with the amendments provided. Carried 4 - 0. IV. Department/Commission Liaison/Other Reports: None. V. Visitors/Public Comment: None. VI. New Business: A. Establishment of TIF District 1-2 to facilitate recovery of costs invested into certain lands, improvements and clean-up necessary to foster commercial redevelopment of the area within portions of Osgood Ave. N., Oren Ave. N. and 60th St. N. to be consistent with the City's current Comprehensive Plan. City Planner Richards discussed activities taken by the City Council as to establishment of a Tax Increment Financing District to facilitate the recovery of costs invested, improvements and clean-up costs for redevelopment of the area where Fury Motors is located at 60th St.and going north on Osgood up to and including 6180 Osgood Ave.N. Richards reviewed the findings and report,prepared by City Administrator Eric Johnson, wherein it is noted that the proposed area was specifically addressed in the City's 2008 Comprehensive Plan, which is the most recent, with a commercial land use designation. The proposal generally meets the 2008 Comprehensive Plan land use goals and polices for the area, addresses Osgood Ave. roadway issues as outlined in transportation implementation section for the area, and does respond to the conversion from residential to commercial as outlined for the area within the neighborhood planning district section. Planning Commission Minutes October 16,2014 Page 2 of 5 Richards stated that the Commission is asked to review the resolution in the packet and make a recommendation to the City Council of their finding to the proposals consistency to the Comprehensive Plan. Commissioner Thurmes asked what other TIF Districts are in the City. Andy Pratt from the City Attorney's office of Eckberg and Lammers introduced himself noting that he worked on the documents the Commission had in their materials. He addressed Commissioner Thurmes question,noting that the Oakgreen Sr.Development has a TIF District. City Planner Richards noted that there was a TIF District in the former St. Croix Mall area. Pratt drew the Commission's attention to the Resolution and the Development Program for Development District No. 1 and explained that it creates an area and allows the City or the Economic Development Authority to do projects and create districts within the redevelopment area. Chair Kremer stated that he has read the Comprehensive Plan and the material before the Commission and expressed that he felt that there is virtually nothing that the City could do that couldn't be fit into the Comprehensive Plan and that the language of vague. Discussion ensued as to the language composition of the Comprehensive Plan, lack of guarantee that TIF will be sufficient to cover needs,rational to consider TIF in that high quality of development of the area would not likely occur without it, City involvement in developing an area versus that of a developer doing so,and the roadway component of the proposal. Commissioner Thurmes stated that he wasn't against the road and noted that in a typical situation if a developer was making a request to develop the corner, they would more than likely be footing the costs for the road. He stated that the proposal would be a great deal for the developers and the existing landowners,but doesn't see that it is a great deal for the City. Chair Kremer noted that an interested developer could seek TIF on their own if they wanted to and expressed that he doesn't see the City as a developer and doesn't like seeing the City favoring one business over the other for TIF and isn't sure if the proposal meets the Comprehensive Plan goal of high level sales and business attractions. There being no further discussion, Chair Kremer asked if anyone would like to make a motion. Commissioner Thurmes, seconded by Commissioner Bye moved to recommend City Council approval of TIF District(1-2) as presented. Carried 3 —2, Kremer and Nelson opposed. Planning Commission Minutes October 16, 2014 Page 3 of 5 VII. Public Hearings: A. Fury Motors— 12969 60th St. N.: Consider requests of Phillips Architects on behalf of Fury Motors for a Conditional Use Permit to allow automotive sales and service and a Variance for signage and lighting at the former Denny Hecker automotive site. City Planner Richards reviewed the October 8, 2014 Planning Report, Richards noted that not a lot of changes were being proposed and provided an issue analysis of the request and discussed the same. Chair Kremer opened the hearing for public comment and invited the applicant to address the Commission. David Phillips of Phillips Architects introduced himself as the Fury Motors Architect and Civil Contractor. He noted that they have met with City staff,the Watershed and have commenced replacing the asphalt surface. They would like to commence immediately upon an approval. Mr.Phillips noted that they agreed with the requirement that the service bay overhead doors remain closed except when moving vehicle in or out and noted that they would be utilizing recirculated air in the service area. Phillips discussed the plans for the site and lighting changes and discussed the rational for their request for 28-foot pole heights. Chair Kremer asked if anyone had any questions. Discussion ensued as to when the building was originally constructed and how watershed criteria applied to the site. Mr. Phillips responded to City Planner Richards that they had no issue with the conditions or requirements proposed within the Planning Report. Mr.Phillips noted that the Osgood Fury operation and the Lake Elmo Fury car sales operation will be moving into the 60th St.facility. The Lake Elmo site will remain a commercial,truck facility and the Osgood site, which is owned by Fury Motors along with the gas station at the corner, will be looked at for dealership redevelopment. Kirk Schultz- 5660 Newgate Circle stated that he thought it was great that the site was being redeveloped and reopened. He noted his experience of significant light was to his yard from the former Denny Hecker site, primarily due to the site elevation and expressed his concern of raising the light poles with the brighter LED lighting. He suggested solutions such as cut off time and/or dimming requirements. He cited Menard's as being a great neighbor, who has been cutting their lights off and turning them on at specific times to reduce light was to the adjacent neighborhood. Mr. Phillips discussed how the light wash of would work at the site and the cut off of regular lighting and then how the security lighting would work at the site. Mr. Phillips discussed the capabilities of the lighting system to be adjusted so that if there is a problem, it could certainly be addressed. There being no additional comment, Chair Kremer closed the public hearing. Planning Commission Minutes October 16, 2014 Page 4 of 5 Commissioner Anthony, seconded by Commissioner Bye, moved to recommend City Council approval of the request, subject to the conditions within the October 8, 2014 Planning Report, as amended, specifically that: 1. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. 2. All new lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. All visible interior lighting shall also be full cut off 3. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 4. Changes to the landscape or new plantings are subject to review and approval of the City Arborist. 5. Any new mechanical equipment that is located on the roof or ground level and visible from street level or form neighborhood properties shall be screened with materials that blend harmoniously with the building façade materials. 6. The sign specifications and methods of illumination shall be subject to review and approval of the City Planner at the time of permitting. 7. The Planning Commission was favorable to the building design and building materials. 8. Plans shall be provided for the trash enclosure gates subject to review and approval of City staff 9. The applicant shall provide a snow removal plan or indicate if snow will be hauled of site. 10. The Planning Commission was favorable to the Variances required for the size, height and number of freestanding signs, for the number of wall signs, and for the total square footage of requested signage. 11. Building entrance plantings shall be required. The Applicant shall revise the landscape plan or provide seasonal planters at the main entrance to the building. 12. A bike rack should be identified on the site plan and placed on site. 13. Sound levels generated from the site shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. Planning Commission Minutes October 16,2014 Page 5 of 5 14. The use of an exterior announcement system shall not be allowed. 15. All storage of materials,parts and supplies shall be interior to the building. 16. All auto repair activities shall be conducted indoors and the overhead doors to the service bays shall be kept closed at all times, except when moving vehicles in and out. 17. Automotive sales and service shall not be conducted between the hours of 10:00 p.m. and 6:00 a.m. unless otherwise allowed by formal action of the City Council. 18. The Applicant shall receive and retain, if required, a Hazardous Waste Generators license for batteries, oil and tires from Washington County. Chair Kremer noted that Commissioner Nelson has to leave the meeting;however she left a note indicating that she supported approval with the variances to signs and heights and expressed that she felt it to be a good plan for the building Carried 4—0. Nelson absent. VIII. Old Business: None IX. Informational: A. Upcoming Meetings: • Tuesday, September 28, 2014 City Council 7:00 p.m./City Hall • Thursday,November 13, 2014 Planning Commission 7:00 p.m./City Hall • Tuesday,November 18, 2014 City Council 7:00 p.m./City Hall B. Council Representative • Tuesday, October 28 , 2014—Commissioner Anthony • Tuesday,November 18, 2014—Commissioner Bye X. Adjourn: Commissioner Thurmes, seconded by Commissioner Anthony, moved to adjourn the meeting at 7:58 p.m. Carried 4—0. Respectfully submitted, Julie Hultman Planning&Code Enforcement Approved by the Planning Commission: TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCQPlanningCo.com ENCLOSURE 2 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 7, 2014 RE: Oak Park Heights — Oak Ridge Memory Care and Assisted Living — Conditional Use Permit for Memory Care and Assisted Living, Variances for Setbacks and Building Height — 6060 Oxboro Avenue North TPC FILE: 236.02 — 14.06 BACKGROUND Michael Hoefler of HAF Architects LLC, representing TIC Properties I, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The plans also include an exterior facelift on the entire existing building including siding, windows and roofing. This update will allow for the new and old portions of the building to appear as one new structure. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative — Michael Hoefler— October 15, 2014 Exhibit 2: Additional Project Narrative — Michael Hoefler— October 27, 2014 Exhibit 3: Title Sheet (T1) Exhibit 4: Site Information Sheet— USGS and Soils Exhibit 5: Drainage Maps Exhibit 6: Existing Conditions Exhibit 7: Final Erosion and Sediment Control Plan Exhibit 8: Final Grading and Drainage Plan Exhibit 9: Final Utility Plan Exhibit 10: Tree Protection and Replacement Plan Exhibit 11: Details Exhibit 12: Architectural Site Plan (AS1.0) Exhibit 13: Landscaping Plan (L1) Exhibit 14: Landscape Plan Details (L2) Exhibit 15: Lower Level Plan (Exhibit B) Exhibit 16: First Level Plan (A1.1) Exhibit 17: Second Level Plan (A1.2) Exhibit 18: Third Level Plan (A1.3) Exhibit 19: Roof Plan (A1.4) Exhibit 20: Elevations (A2.0) Exhibit 21: Elevations (A2.0) Exhibit 22: Elevations (A2.1) Exhibit 23: Elevations (A2.2) Exhibit 24: Phasing Plan (PHI) Exhibit 25: Photometric Plan Exhibit 26: Light Fixture Specifications Exhibit 27: Building Light Locations and Specifications (Exhibit C) Exhibit 28: Memo from Cristina Mlejnek, City Engineer PROJECT DESCRIPTION Mr. Hoefler has provided the following narrative related to the request for the Conditional Use Permits and Variances: "Our proposed approval we are seeking is for the construction of a 16 room memory care facility and 26 additional assisted living units. This proposal is for a three story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling (internal) and for the exterior facelift on the entire existing building. This will consist of new siding, windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. The existing and proposed units are as follows: Existing Assisted Living 84 dwelling units Minus one existing unit due to the remodel 83 New Memory Care Units 16 New Assisted Living Units 26 Total 125 dwelling units 2 ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning — R-3, Residential/Business District Present Use — Oak Park Heights Apartments South of Site: Present Zoning — 0, Open Space Present Use — Highway 36 West of Site: Present Zoning — B-2, General Business District Present Use —Walgreens East of Site: Present Zoning — City of Stillwater Present Use —Washington County Courthouse and parking lots Comprehensive Plan. The 2008 Comprehensive Plan designates this area as high density residential. The existing and proposed use is consistent with this land use classification. Zoning. This property has been designated as R-B Residential/Business Transitional in which nursing homes and similar group housing is a listed conditional use. Variances for setbacks and building height are also required to allow for the construction of a 16 room memory care facility and 26 additional assisted living units. A review of the criteria for nursing homes and group housing as found in Section 401.28.E of the Zoning Ordinance is found later in this report. Subdivision. No subdivision or lot combinations are required. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Memory care and assisted living housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirements are 2,500 square feet per unit. The total property currently under control of the owner is 144,574 square feet. With a total of 125 units proposed, the resulting density is 1,156 square feet per unit. As long as the project stays as a memory care and assisted living facility it would meet density requirements of the Zoning Ordinance. The approvals will need to include a provision to assure that the project remains as senior housing and is not converted to non restricted rental housing. Proposed Street Access. The project currently accesses from Oxboro Avenue North which is a Washington County roadway. One access point is currently provided for the property. A second access at the south end of the property will be added with a driveway and turnaround that will provide direct access to the building addition. An access permit will be required from Washington County. Preliminary discussions with the County have indicated there will no issue with obtaining the access. 3 The new driveway and turnaround area have been reviewed by the Bayport Fire Department. The driveway will be 27 feet in width and the radius of the turnaround is 49 feet 6 inches. This will satisfy the Department requirements for emergency vehicle access. The circle in the middle of the turnaround will have surmountable curb and a paved surface. The applicants have asked if the center circle could be landscaped. Sidewalks. The proposed plan provides adequate access from the parking lots via sidewalks to the building entrance. There is a proposed walking path and patio that is internal to the site that will provide outdoor areas for residents. Setbacks. The R-B District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. Additionally, driveways and turnaround areas must be set back 10 feet from the property line. The conditions for approval of nursing homes and similar group house state that building side yards are to be double the minimum requirements for the district. The plans indicate that the existing and proposed building will have a front yard setback of 84 feet, a rear yard setback of 46 feet and side yard setbacks of 56 feet on the south and 25 feet on the north. The building setbacks are all compliant with the Zoning Ordinance. The new southerly access road to the rear of the building will be at least 10 feet except for a portion of the turnaround is five feet from the property line. A Variance from the required 10 foot setback is required. The radius of the turnaround is required by the Bayport Fire Department for access of equipment. For this reason, City Staff does not have an issue with recommending the Variance in that the practical difficulty in achieving the setback is necessitated for emergency vehicle access. Tree Preservation/Landscaping. The applicant has provided a general landscaping plan and plans for tree removal. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer. Lighting. A lighting plan has been provided that includes details for lighting the new driveway, locations of fixtures on the building and a photometric plan. The photometric plan is compliant and all of the proposed fixtures are full cut off utilizing LED fixtures. The heights of the freestanding light fixtures are also compliant with the 25 foot height limit. Signage. The plans indicate a monument sign at the new south driveway. The sign is compliant in height and size. No details are provided as so how the sign will be lit. The sign will need to comply with the sign lighting standards of the Zoning Ordinance when 4 the sign permit is issued. The monument sign will be required to be five feet from the property line. There are no wall signs proposed for the structure. Wall signs would require a sign permit and would need to comply with the standards of the Zoning Ordinance. Parking. The Zoning Ordinance requires the following for elderly or assisted living housing: m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one- half(1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated. The following required for nursing home or memory care: ee. Sanitariums, Convalescent Home, Rest Home, Nursing Home or Day Nurseries. Four (4) spaces plus one (1) for each three (3) beds for which accommodations are offered and one space designated for emergency vehicles. The plans indicate that there are 86 existing parking stalls, 65 that are underground and 21 that are exterior. Five additional parking spaces are to be added in the turnaround making the overall total at 91 spaces. The parking standards of the Zoning Ordinance require one formula for elderly or assisted living and another for nursing or assisted living. The parking calculations are as follows: 109 Assisted Living Units / Requires one space per unit or 1/2 space per unit if agreed to by the City = 55 spaces required. 16 Memory Care Units / Requires four spaces plus one space for each three beds = 9 spaces required. Total Parking Required = 64 spaces The project architect, in his additional project narrative (Exhibit 2) provided background information and a justification why the proposed parking will be adequate to meet the needs of this facility. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. 5 Unit Types. The memory care and assisted living facility will have the following unit types: Existing: 1. A— 1 bedroom = 637 (square feet) 2. B — 1 bedroom = 770 3. C — 2 bedroom = 866 4. D — 1 bedroom + Den = 702 5. E —2 bedroom = 889 6. F —2 bedroom = 877 7. HC— 1 bedroom = 637 Proposed: (All are Assisted Living unless noted otherwise) 1. New Studio = 411 (square feet) 2. Unit A— 1 bedroom = 696 3. Unit B — 1 bedroom = 808 4. Unit C — 1 bedroom = 758 (2 Memory Care) 5. Unit D —Studio = 544 6. Unit D — Custom = 720 7. Unit E — Studio = 340 (Memory Care) 8. Unit F — Studio = 280 (Memory Care) 9. Unit G — Studio = 401 (Memory Care) The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. The building as proposed will be compliant with these requirements. Architectural Appearance. The application materials include detail elevations and color elevations. The existing building exterior will be updated to match the new construction. The building will feature a stone veneer base with shake siding. The gable roof ends will feature a vertical siding. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements. Building Height. The building height of the new structure will be 42 feet to the mid- point of the gabled roof. The R-B District specifies a maximum building height of 35 feet. A Variance is required to vary from the maximum building height. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the height variance is justified. 6 Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings in the same district under the same conditions. e. The request is not a result of non-conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. The request does not create an inconvenience to neighboring properties and uses. City Staff does not see any negative impact created by the request for this Variance. The existing building was constructed over the 35 foot maximum of the R-B District. The structure is not adjacent or visible to low density residential properties and exists in an area that is primarily commercial, high density residential or government uses. The other senior facilities in the community such as Boutwells and Oakgreen Village have been granted building height variances to accommodate structures that are typical of this type of residential facility. R-B, Residential/Business District Standards Section 401.28.E.3 of the Zoning Ordinance provides the CUP standards for allowing this residential use in the R-B District. The standards are as follows: 3. Nursing homes and similar group housing: 7 a. Side yards are double the minimum requirements established for this district and are screened in compliance with Section 401.15.E. of this Ordinance. Comment: The building setbacks are compliant with this requirement. The turnaround area requires a setback variance. b. Only the rear yard shall be used for play or recreational areas. Said area shall be fenced and controlled and screened in compliance with Section 401.15.E. of this Ordinance. Comment: There is a center courtyard area is mostly surrounded by buildings and features a patio and walking path. c. All signing and informational or visual communication devices shall be in compliance with Section 401.03.G. of this Ordinance. Comment: The signage will be compliant. d. The site shall be served by an arterial or collector street of sufficient capacity to accommodate traffic which will be generated. Comment: Oxboro Avenue North will accommodate the anticipated traffic. e. All State laws and statutes governing such use are strictly adhered to and all required operating permits are secured. Comment: All State licensing and permits shall be required for opening. f. Adequate off-street parking is provided in compliance with Section 401.15.F of this Ordinance. Comment: The parking standards are met. g. One (1) off-street loading space in compliance with Section 401.15.F. of this Ordinance is provided. Comment: There is adequate space on site for off street loading and an emergency vehicle space is provided in the turnaround. h. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission and City Council should review Section 401.03.A.8 related to Conditional Use Permit criteria and determine if there are any issues with issuing the permit. City Staff has reviewed the criteria and has determined the request is complaint. 8 Development Agreement. The applicant will be required to enter into a development agreement with the City if required by the City Attorney. The development agreement shall be subject to review and approval of the City Attorney and City Council. Conditions have been added related to payment in lieu of taxes and emergency services costs via the Bayport Fire Department. These are standard conditions that have also been placed on Boutwell's Landing and Oakgreen Commons senior housing facilities. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional Use Permit— Memory Care and Assisted Living • Variances— Roadway Setback and Building Height 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 9 11. The Planning Commission and City Council shall comment on the final building appearance, colors and materials. The applicant shall provide a materials board to be discussed at the Planning Commission and City Council meetings. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 14. Any other conditions of City staff, the Planning Commission and the City Council. 10 � n EXHIBIT 1 A R C H I T E C T S October 15,2014 Julie Hultman,CBO City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Heights, MN 55082 RE: Oak Ridge Place Memory Care Addition and facelift Our proposed and approvals we are seeking is for the construction of a 16 room memory care facility and 26 additional assistant living units. This proposal is for a 3 story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling(internal)and for the exterior facelift on the entire existing building. This will consist of new siding,windows and roofing. This movement will allow for an architectural tie-in to the proposed addition. Sincerely, • 16'7.1'' F Michael G. Hoefler, NCARB HAF Architects, LLC 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651 -351 -1760 FAX: 651 -430-0180 WWW.HAFARCHITECTS.COM HAF, EXHIBIT 2 G R O U P A i C H t , E C 1 U t £ De VC LO P N £ N C O N S : R U C IC N October 27,2014 Project: Oak Ridge Memory Care 6060 Oxboro Avenue North RE:Oak Park Heights—Oak Ridge Place—Conditional Use Permit For Memory Care and Assisted Living,Variances for Setbacks and Building Height—6060 Oxboro Avenue Date October 27,2014 1.) Please provide a fee of$200.00 for the Variances and an additional escrow of$1,000.00. HAF Response: Please find attached the additional fees as requested 2.) Please provide dimensioning on the architectural site plan including setbacks, buildings, parking stalls,drive aisles and the turnaround area. HAF Response: Please find attached exhibit A 3.) Provide the mean ground level of the existing and proposed structure. HAF Response:The mean ground elevation (entrances) is 887.0 feet for both 4.) Provide a floor plan for the parking level. HAF Response: Please find attached exhibit B 5.) Provide building material samples by the time of the Planning Commission meeting. HAF Response:These samples will be provided at the time of the Commissions meeting 6.) Provide a plan for the exterior lighting that will be attached to the building including specifications for the fixtures. HAF Response: Please see attached fixture selected as well as exhibit C indicating the locations of those fixtures. 7.) Provide a justification of why the proposed parking may be allowed to be less than what is required by the Zoning Ordinance. HAF Response:In response to your comment,our review and comments are to clarify our proposal of parking stalls needed.The current parking lot stall count is as follows: Parking—Existing Existing Underground Stalls 65 Existing Exterior Stalls 21 Total Existing Stalls 86 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM HAF. II G R O U P A ¢ C N 3 ■ £ CIVRE D E v t t O Y o E N C O N S = E V C 7 O N Building Units—Existing Total Units 84 The existing stalls (tenant and employee usage)currently(on a daily basis) is 16 stalls • 9 tenants currently using underground parking stalls • 7 employees currently using underground parking stalls This equates to 49 stalls not currently being utilized. • 15 visitors and employees currently use exterior parking stalls This equates to 6 stalls not currently being utilized. So,to summarize at present time,there are 55 existing stalls that remain vacant on a daily basis. Our proposal (Addition) adds a total of 16 memory care units and 26 assisted care units. We did lose one unit within the existing building due to renovation.Therefore giving us a net increase of 41 units.Please note that 16 are memory care units,leaving only 25 added units total. We feel that past history of existing usage as well as creating additional surface parking (of 16 more) is more than we feel would be required. As well, we provide bus transportation to shopping and appointments for our tenants, of which the average age is 80+years old. 8.) Provide a draft of the storm water maintenance agreement. HAF Response: We understand that this draft will be provided by the city for the developer's acceptance. 9.) Provide additional detailing on the proposed retaining wall including the construction and any fencing that will be required. HAF Response: Please see attached exhibit A indicating the fenced in area. The actual samples of the above will be brought forward to the commission meeting. Note — the retaining wall of which does not exceed 4'-0" in height shall be constructed of Anchor Retaining Wall Systems(cobblestone).Any areas exceeding 30" in height vertically will be provided with a code compliant barrier(fence 10.)Will an access agreement be required from Washington County? HAF Response: A Washington County access agreement will be required for our new entrance onto Oxboro Avenue North (County Road 63).We submitted the application for the access permit on Thursday October 23. 11.)Have the plans been submitted to the Middle St.Croix Watershed Management Organization? HAF Response: The plans and calculations were submitted to the MSCWMO for their approval on Thursday October 23. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM } G R O U P HAF A Y C H r + E C I t k D E . E 3 a • u E N t C O N S I P U C I i C 12.) Will there be any mechanical equipment that will require additional screening? HAF Response: No,all the equipment will be internal. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM } psis illy A< 0 :.-;.. i:::. E. ,.: il• ;', .! = 1 i o li' Phii 1 N- oa H o`U fi CI: ad o . - * R 5 U N O ° g g 0, °a W - g E E€ Y• u N r- W w r$tX i_7' Alt Alt Id 1 5 > j - 111 0 . Z o liiiil ■_ Y 1 ina Z o ■- °' z MID m w W 1 H 'a g g 1 1 1 ° C E Q gg K g 8 2 ° a 7 V F 3 Le 10_ L i W Z7 i J Ne EP O G F 1i J C N CD:m 13 U i ` g ; 1 1 ,1 ill t1 g 1 eel s � � a � g. 1g . 1 , ,I 1 n .; . 11 i i Mhe N d CU 9 0 g I § 1 g ; 1 1 h g 1 - E - 6 ' d a la V 1l4 B. (JWIl $le § in r.7.1\I`O;\tj'0i0(pil '`,.- ' iJ III y P. al .12_ III € € . a t., III Q 3 -LLL . LL - n 8 . e 1.00-080(310)11 IOste s.asaM H6)Ntl 60110 11 V'I00E0CIMN3W.I 151 1V.13W 010 1S10.1 50 L5031 I d A 3/ 110 1080 (3113131103138 we 031 0000301013 DTI VINZYLANI DU SRA3A81S/S2133NN)/S3N1d .: : HOLLVRUN &LIS 311 'MN i sewe 1 NOLLICCN M ap8 ani )WO ° d ..! ..-.--- ,. 3110(1031380 mon , i ,. , 03 S >,- , t L., ' =. / ■ \ u j ;i; : \ =r `36 12 , \s) !!!EL-7; 1 z-la ;--- ., - - A . . , -- • - ,... , z--4......ne.— , ' /) ,„," '... r' i-„,.41(A.:/ / '<t'''' , , "4,14,- . I ,k-,-----44 Ni, °''',,`1,4*P. v-y-y,,. - A "1 0" ' Atpsg..1§I y 7;4 _ ,1 _,..,„_---- -_,-._.,-• - ,:,:?•..-.Ez.ii..g,.i-. g ' ' / " - f .../,, ,. ,2••••••1, /--- -.. -...v-it,-;lvd...',7.,.. , A,-- „„i.,..,..i.. s . „ ,,,!..:,..,,,,,, 2,„„t, .e.i.erk ,-,,,,1/4, • 7,..,.....,„,„,- ,.. — .....n........„ .410'• .„.,...--,.. ,„. ,., , ...,-,,',ikp „,.',.., .,..,:, pt , _ ,' ,,t ...„- ./if „ ,•,--,,,,,,,,..::,..,''........:0•*...‘,..„, ,... " ,T„),(3ffitr.," .,,,, .,,,-;47'"''' r -....7,-; 174,Y 4.N.,,,,,..„ 44.i.i=-7..'•0•,„ .,,, ,,-- , t'''IA-- - • - - - r k .."-... 4 '',-- ,, ., 7, I' ,...2,,,-. Q4_, ;::, '-; 1 e,, , , ,z ..c,_/ .4 „..„,.,,,,, , 7_4 ::-.,...-...N,„ -":. :- <,:±,, - ,cd 4 'N›4-.'— :1 .,t”- ...,..•;:kel";`,'""'"-..i.,-,""' Asir ,'. A'c---- ,4 - ' \., . . 1" . ,44..;"`sc"'": At ,/ ...,- ,,'' .4_,W4,--,-.,..4-4-.,4 --:' .,,i„.. .r„_,..,,....2:_t_____.i,, , „- , ,....,, ;#1et....• ..: „.,,,, f„ ,.,\ .,,Ir . .,,et„,,,,...,..„........,_........„ . .. .if_ _.....4,, 4,414,-4,9.-...a,-- ...--,..„-, 4 Ntr c.•, 1( ,::". ,A , -',.. ty : ',...,..,,. t...,, _ ."...-'7..F.•4-iIf-171i1.-7.7,„„..--.A,.,f,-,,.`-':,--.",=:.I-=1=r.i,t',1 r-'Y-n-/:_'3 i..4.-1*.,.,4.t'.,..._.„,"-.!:,,75,4'r, :"-;-.Ilt„f-*..r1.*.'4.. .k.-- •t1„k 2L.T=i(39 ma(vo,...) -'0 3 - 44" • t707:0: 0 , 7 i , * 'k' - - -. (M 0 1) — .8.- II r, (if- k ^-',"*''. :15?-4:''' '.'"T"'4k, '21,el.' •:‘, ---- - '. . M ''• * , .‹..'' A• 2,, -., tir ' t , h,-,- (. (.• -_.1 ...2_=.,44t-t‘.--'''''... --..'C-;,-",;t4 4 t.''',' ''-'-'': ' . . • "t■ • - - ---,. 2 - ''..:41-i,'”! '''';,' ■ I ,. r'f' I •,. •'•, , •••' ' ' :"..: t '' t „. - , '''i'•441'''."--1•.4. "'i" . ' . - if,,, •, 141c, t. ,-,-.ii..,_ -,- ?ri,`,.. ••■ +.4..4.. • t-', ' 2 11, `. ' 4r.'"--..,,,i` "crrii ,-, A Atia, '. •-.`,4•A.;••l'v.') 'll :-.,.''Ah <.-•1 tt.y,r. . - . ' ____1, ,'‘,,,,.1,,r-y--‘..... . - - ,. ., • .. '• -.,. , y- ,....Airil . • :o: . 1., . I ' -,„1,... $.,.. --=.-= •,,_ 8••:-•....4. =. )1-- - L. ••1-** e.c. tt . we-Ate • . - . 3:", r - • .4. i . -..- ..., .i. ,._1.:..._ ,....., . ,..,........,AA - -,--., .., P..... „. ‘.. l' .f '' -f.-.. - I i::, lie.. ... .i,f .. --, .--0 • ,V ` , ' ' (...14t=.:-.:-:.,.- ..., x .• = 4 ,rfir- ricln 10 1103/13/11-0.315660f05031d 1011A6e03O311..10,1 Of 100\A ■ »Z9-a9(Z96)Ira 1109-a114S6)3x»Na 6o ss DTI Nn•a[m��.l*a�ylla.��n�'anl*rw��qr•m��le��nw^«♦r♦.ocz pp3p3 d SJSZYL. Ii1{3 DLL m N /MS NM 1nrLn6 @t 31115 D'66.0'N Ma a w�? z SNDAJAHOS StD3NrJN3 SII3NNY1d m--'-'41A0,-. NOLLYNaO.•7NI ails i 6<' a 1: om+6n 500011 mend m0 .3U1 `IIIH •8 SOWer xoLLlaav v�axo1a>e-zovla xomx xvo s � 1t7 4u vP acv ae.o ! >� c_.-11.,x..-,.,_ 1 I i'°' 11 ,1 ' '.'19,8 1 qQ 1 9 1 I E 1 V) d I ` 1 .Z U . O 1 a I '' ' � a 1l W cn N 1 i i 0 i C)) ( I wi 1 ,� - , SQ ` �r, � 10 z o ' QQ� —-- -- i' — — N I N 81- • • 1 •-- O • 1 • 1 a. • � r- -1 O a • I W 1 • �1 .;1 1 , w a w ‘-' - ..-..t Z c z Z 7t 6C�7I O a o , < o s U 0 3 u� U,. m M.N yy R1•d W.6�n......o.o �i,N, 6 II II s y 2_ ,,ter.—ate..∎,.r+--�1: 1 Y.K `�S '. _ U -♦ ) 1 Nog _ 0 O r `- 1 p $ VA1111�� 11 1 Q. I 1 a 1 L i Q 0o ",I a Z N ao i II' SD ' Q '8 1-' I I o a 1 - i:�.% N ^� 1. - is I In 1 -�� ' - -- - - i O Z i °M — —°� .' Z °c N • • N X --I • X • ;W ---; . • III., ,' 1. 1 1 1 . .' 11005 10•10Z/h0/II-M 0'SO0NNO-Rb60CZ\SNYId 1YNIS\680CZ\61061610 00 M0\0 *009-062(156)t044 0409-000(106)3901H 50929 NF'000S31dv11'31191,0 5939 3IM9[09Z i toss NI'00000 ro 1 000 z„60.03.M 00sz OTT 'SJN311LS3ANI OLL m . i @ y_. z m Sa0)l34af1S/S833NI0N3/SN3NNVld SMOLLIONOO ONLLSIX3 5---c o s a n •out `i. •b sawed .II•Ii�a me.WO �� a " NOIJJQQV RP/ Afl01�-33V'Id 3�I )WO C € r. T , iii o $ Fir v 1§ oa c g kt, n w ��5W0°F 8 EQ 1K -im p S ft g OOZ-K F p 1 St' as .z e _ 3 01 Ewe°=zo& 9 63 g :E°° 2,o o °so �33 s.g a I i `9 rEgy r, §P x ; g I E'E N=o E 3 ° RE;f6gP a = B g r l'56` ..\ Fl 3 E hdeg 'pi 0 i '' YR i § it 11 till i. i !II:§ k m� Q °6 i 11 ''$ °1'108,. w �F 3 - 11 a S° q.a Ell 'iltE ;Iii 6<5 d mi g ? i a iaf3 0A�SP irillgoa •0pmsem Melep9•/0oo4a'.:i 1 1 I I /li i A/' 13; '1,./ fit \„/ ei st d ` l4 I , r . `Q ----- --t` -' ' CI I O Eli f 9 y 4 O O Y _ _ ggi . e r E i l d © % he — Wk'£ 0K� 2 Il. Ie t I ;` r alla I ' • der I . / -- Q ' l€ 1 i i rl s i '�...i I I t 1I I, t _ 7 , Wei I � i.. I f T 1 I d22,e,.e,d , ,1 I I. ., s a i', , 0 �l AO k t_ 1 l a 1s 1 'r 1„ C .. €a i YY , 4 } s, is = s§ T t u eJ' t 1d <o eE 9903n0 00100l .._ n6 iv J, - llli y i ° / 3 ,X11. e6 l I :' , I ,-,.,.k.'�I; ;I t, I r b Y `;6,�!' I. F go- • it • 1 0 ! O Y O ; /'i 22 6 / z / ?ra, .a0, a I 1 I 4 O �� o .�-t ' N i I '1 9 ' O t :p g■i .0 1 O e a i 1 , I 1 O 0 O g r <--1 , O 0040 sa g8 O i' p , .. em I : ..� _ _ p e i p C3 — � O — O ,w % r _- _ I �_s� •� Y-'' r i _ 1 O , ' oos''''O 0 iii r � # >a >K 0 o.os-----r",.,.--r-"� O O �F !' -_ fr s. i, a nip ''''N.., % _ ( 33' z 8 . 1 r O.d ._£ '0 t. i - -# I ) H t pl .O I I i I I nv6,00 s10Z/s4/01-ers'1630b605Z\SNVId'Mel\6600Z\el0e5d 05 613\4 a SO.NH.0onalevnlaranv erne UM eon , `&' z DTI 'slams:Iva DLL .1> 7...- g sze-ossizss)Ini.1 soos-oseass),molii ,, thilliujoy,• aw gymid MS NM,.....11 .001'S'''''el'15 1 a''' PT • ''T'.$741,''' a 1011k103 ItIamass v xolsom S8013/1811S/S1133NION3/SeEINNYld 1 I q..q.,q , ,„,,,„.„p...,q VIOSCINNII.11001.1 7121Vd WO .3u1 'IIIH 'il sewer '-A '',77."-:."-":r-"°. Nounav mo AtioNaii-a3rld aOCIIII )WO ... r•.- al RE 0 E t' r ;... .; e Pi , .,2 ,Ct a ° ; Nag ill g5a E `,3 '6' ., ,ili t, . w E, Z`t .`' a § ,9-2,, E0Elifl 1.E i It : P., 1 i ii PIP E s . I.:, ..e.:A -••-, i .t 1 „i I 1 1 ... - 1 1 ..st....y,„ .. . , Iii 1 PI 110 .;•-' 1 1 g ig -11 •1 Ai ! 1 1 Iii 4 Ar 1 ‘ .y i D li gil ...,\, fi ° 'I 111: Is \ s '' ' • \ • s I • 1t 2 i'l 1 I . . ; - , (t9 vei va)tuzoN antenv 0 —=- a ,. : 11 ,.. i ' '' '\\ ' \\\\ \ '\\\ ' ,/-'+' .,'‘-''','1'.' --, i . • ' . 4. = .,_ .,,,,, ' ' . . \ \\\\:`-\- -rt;‘, , \ , \\ r" ,,i: :-.\:.,.. 11'4'i ■ ' ' :', I ' \' \ \ ,,`,\\\,., N , . . , r - '...',.`,:', r.h. .' ,r : ' ■ t 1 oR .. . \ t 1.:::::.': ■ ' ' 1.:',' ./i'.,,,'/',' "\\\\\.',, \\\'\\\.,,,; ',,i''Z,‘S•'\\),s'\'/\,i‘r)‘..\-- 6:, V 'i 1 1 "\,-.:' \ \ \‘, ' ' --'"-- '-'.(. ... __,...,..,-., •OS:... ':,,:i:,:;1., ;-..: , : , . i , ' 1 .:-.1 ?'.. . , a .:, - ,\,,,,,\N.,:‘,,,\\:, -„,,.`,\.,,\`',,,,,,c,,,ii,„-!tz-„ir--,..4,..4..r.„4:44:- .. .,-;,„„- ,„„;•,;,....11-4,-L,a,..*„. ,, , .t :. , 11061 10*LOU 0/I »za-0694G6)arz 7,09-06130%) •.. "'-,y;y�;�7 6000 NN aowsv.N vpri,v Im6 Mow.ung "y LNt S NA...IQ '021 31.S 2s'NN'1a]'M 00SZ +iA DTI �SLNaNLS3AHI DLL 'm N� z StXLI`Nf1S I SiD3NpN3I SiflNNdld � NTId 3OVNIVxO $ `DNJQVU`O 'IVNL3 '�o� s G�, S.°°, R f '3�I II!H 'a sawed '- 0 M!A 5 W3N WFd M0 K O ~::' Nomaav nvo Axonxn-aoV7d aoaix xvo ° 1 CO E 0 1 - $iii i a a a g 1 R a1 $ g5t,13 iu 6s3g °p.'` B- �'W5 w g, ° Ii I38 88 888I3 85° 6 z 8 I §_ 4 = e a 97 4 oon I — �R ,... H ®a n� $ _ o !off I I 1 it" ' ggg ,I, 1 :,-a5 ii ii ei I,l , T 1t1 tt �: a^ ! s. tt ilL �a i -1 i/ f I s ! _ i y a0a y� lit iea rte {ta �) a 0 ®v; I ff _, .. -�. � s ? i�' 'f9*.,� ate' 1 [3I I a r d qy II � 3 I t - 1 u dl-, 8• 1 ! 1- , I I 1 r 2s i 1' 1\ i I 1.. .. _ , ,, - , , " 2 1 V 1 i E a1 i - �f ,E _ . J[ - �ms, �t‘wloo z:/ ®y fa I 1, 1i1L LI ' .)( I ' ' y o: Nil gds Nl6" / s 8, �1� � d f 1 mr,`i// iiiNii cE' 1L 1i.: , 1 A idi i.'.:T ® t' / ^ :N J ,, a .7.....,,r," li :441Lx�� 1 1 3 1 :I 3 t �i ��_��� i Iii- 1 l , � I iii ����,r , i I 6. . i`"— ±Lip -1 ...............00f. V:I nw - r`--> r � e 0 [. J t 3 33 .._ V------1:, f 3i , .ai ; _ �._ �t� ia. e -. {{ T ..: Iii �� 1 l , 1 NdLI 10 x102/s0/II-Nwa 0660£0\SNYId 10112\660f2\N1as0Nd Of N+O'\i • so.xn.02.31.3V1.1 Inx3nr me AIM 109Z ttZ9-06(056)4•43 .39-oraM6):3■1044 i 1 a 'DV.S'Zs xa'43 A COSZ —1' 111Ml_LW DTI '&11,1SYLL SaMil DLL Sii0A3A811S/S833NION3/S83NNVld 1 MU A.LITLLD IVKLI r .3(4 111H 11 sewer 9- i VIOSSINNIK SIMON Aria WO - rioulaav am moman-aoria apara )WO ' ■ 68 5 .7:-. !Eik,A iHn Vigil' 4.6 . 5, 8q rp' Z —■...0— E_ 0 5 i t' t ii Eg' ' v 1 nI — ..11 al ; ti '7.5 ii Pi Mg W 4 1:k1 .71'N iii 0 =.1 , . 1 ri al 11 el 1 04 IA 191 01114)4 cO W111 111111111111111 r-- ....-, 4 1 di e 4 ■ 6 ... A g .-:.■,S•1•7••SZE• ' 1-- En Li 1 0 . • ,. ;. v.-1J ! A a II 4"-')* 1 ,,. N■..... .„,„ 40 ! I I! - I .. 1 .8 lit!1 .TOM LIM irill Ogg 1 i:/" ' I , a Lgillgiridi !!I 47 ii:./:/' I; ig ....,...„. ..,. Vilib %:::',./7 I 0 H., I ,V. ----* '—' ,. .7,,,,,,,,,,, '-', „,, . ' litft, - - - ..... ip■-•_.:____.(„:0a:M kusoN nom oacao_,,__ :,,,,- .. .../ 017 . - ,. ,. .,,0 .,--, t-t'-;--.-,'-:v,;77T7."-.7-r'T"'77.,;:'--"--''''; '-'1"''.''',",',-',r--:11:1,—• '" I , of .----=_L- 0— ...- I 3,:w1 t I v f v [..T 1 g! ..' i 1 I I I I. 1 1 I 14-11141 1 '__ „K-''"tL':•4 --,'-, ; - , I it, ;1 t.at e1 a i t i.1I'1 D -0 1.1, R. 1.,,.•:4 1 a '1 1?"' • ',•1 ^ E . , IN t 2g r V. * 5! _._________ _ 1i _Li .1 -°- d Z4 , a L . " '.':.' "' .--'- '-' • o*:4,i .. - m g W gl . ,... 'NN f dif ' - t .. ' 1-1 et .......... -°- a , > > , ,....----..----- ----- --------- ""-------------------------- ' --_ , I, -,-;:-•:1.:',, ,., ft, - ft" ,'•,, 1 4., .1' ---- II: , : 0 V1351.10 9102/.0/.-...P A660n\SN'313 1,1•113\660MR.,1.IA,n\3 • nze-062450"XVi stag-ae(m)3111d SMOG MI mown y inn sv VON MOW Lou 1 d MSS NM Toov l0 bll y.6 z..NII-u0 y 00SZ SISZJ LS3ANI .ALL li Btu U h . z S80A3A8fS/SaINPN3/S83NNVld Nd N3➢33Vd2ti V NOLLO3LO8d 332LL !"1 o, s n: c a r .3111 `IIH 11 Sawed dI3VNOLLIQW 32V� ON D-3Id 30(1121 )VO ° ¢. 4$ ti e u 0 M �N>»y..yaa,6a�ye rve ^ e^^me m mmmry mrvee_ry^rvmm.m_rv_ ..m.mm __ a^mee m0e0e0^eeeee, pspyyyrypayy eeeeeeeo ^^'^ ee eeemm000eoeeeoeeeeom me mo oeeem eeeee _ ,.� ��,-,Fr _ memmR� „„„,„_,„c„.,..,,.....,--,.,....---," ------.0.--"-........__ m_ _ __mrvry _ ....g i .....................o 00000___------------------_____----------e_ee__eeeeoeoe0000as slumweaomooaooeoee-----eeoee eeeeeeeeeeeeeameeeeee eeooaooeeoo_o__oo------------- F yp®yxxxxxxxx% xxxXZxz XX%xxzxxx XZZxxxx%xx Xx Xxx%xxxx % xx NV• xxxxx X Xx xXXxx%x xx Xx Xx wawa F x .. s3 a1 9§ ,.....aAmRR^ VRRI e___ ^^___._._^>^..mmo _mm_ __ _ ^FA=^mm...R o Wi E rItliiiIgggggh‘g ;; 11 / 1ItHttt?i/11HIIIITIft4 R 1 F' 8'.8-8°11'8;o'm mk 88 R'FBSR& 68p7-86pC88F'3_RSRS°VEG--R-8 m8p8886p82:5S3S 7 2 S 1 yM iii"6sa^si6ei$iaiis Game 6i iii-iigmliiiiiiiiiiiiiiiiiiiiiiimiiiiiiiiiiaiaiii 13 13 1s rir., i tt so a.mm iiR iiiiiiiip$R R%lippIRRgg IRRRR Rg8®ggRggg FFFFFFFFFFFF ®FVW 99 92 22 HI P PP PP PP (f9'08'00)MPH 3f1N3AV 0 J08 0 ( d� tl 1 \1 i j`)i'I� !S € 1� b � . i �IH� 0 i j 14`'1( * 1 1 ) \ 1 () _� E 7-4--`y - �i to i. 1`;, T = (� F b ■ �, i , �w ,iii .t = 6 ,rl k e 0 6 <("I'1 i 1 bbb;, ,fi�, 6( —��-'• io t9` — x. , b b -�-- -67-622. __— I :i 1.`21d I Mgt 1.0 VIOZ/10/II-ov,11660fi\sNV Id IVNIi\66o0Z\•lL!OLd Of IV*\:i I- nos-0601006)are .wr09Us6)amw �yy,. mic°xn ma za.n 9 wee ux.zo.z mg xn T.a..e 'D21°.16 if o°'u0'N OOR � S°I.N�Iid.S3l1Hi ELI. m o yg °z SNOA3�NfIS SN33NpN3 SN3NNVld .. 0+! SIIV 2Ci i R F Gg 'CI •3u 1 save �j r�3x.n �ix�dxro o i sa g i ii.H .a r _...1,2,- NOLLIQQV Y3 A IO7(2x—a3V7d 3�H WO d ko 0 cl�l !Ef1[ (I ! 1.11 I!i rPy e! 1`1 10 1 fyydi iir !"il 0-11:1 li ill 1= rl iiritliitll•iili�t• l:i f. f. yyy��� I 11 31 J li 1. ptel b hi [x.1111 Ir 1�� +l�1,1,;1; `l`i'1 1 1t!! i! Pt II'I e r-1111! s3 I !1 111c ∎1L;1 iP L I`ct 0141111 1 111 ;,Hits . 3ti.: mli 1 !I II i`!! W is 11(•1 "�it� �`riI 11i!6i i�4��:� �l ! it 111,Ii�''ii i . . . ° '� i .i 1 s s.a . td r es c t. I 1 c gill'` It11Irth 1' t r�t1 rc 1 1 t��PciF' L I f 1 111 '411!9°I IA iN°ihrg71� J aaaa.l{P i, I i. 1 � $1 r 1.1 i e .Etl,"iti, bill,1,ii 11149911101.0 1i ,' :el I� V 1p; Al IIa 1. I�lid I�,til I hi I�i�∎1i.I�Pi�7�S!1�i 7�.iiR��Ii.ill l j '•i I 1 7W! f ✓ t- 1 — s , P ° I Isiii,t� 1; . c ‘:\ l 1 1 i E li!h iliii li 1a!! i'1 'Ih I II • iri; .1}11]�111 11tIll lI 1s .! ;il _ �\\ rill > iplil : 1 Unit.'1 `r.I 1 3 ^ ui� I jj � y b1 1 I! yl1Iliuulll 1;i111ihi! t'11! ° idul Ili s li1i \ ' 6/ a'sq I I _.1_ _ 1 1 1 €1 i - .1 11 it 1 1;1 11 0 ,i1 1 111 6, — 6 _ o o a 't i 1 '! ,1i1` i ii i'I h,k W 11111 o f 1 8 3k '°' 1 �ill 'fo�I l fi IY��i.. .11=� 1%16,*_66 K — t 1 s tt l tlI1l,,,i >•` u.0.w °u j 1 11! 11 �i t I \. I1! q I„?1II l• ills id oil if i Hill A ; •11 IP 1 �' i, u 1 ®!b U r, 7u�, �� l.f li , ' 1 I, 1 ! :I el:�.'-: W o I ..4-1i''� I i �;i_m m- . „ i=m zo:1r:.i ll `;*14 ..Erm. a;F>4; i 1 it ill 1 i Ili r i 1 olio li¢11 - - 6 1� 1� , Yf t iii a 111 OM � c — t ; 1'I E i li I . s, I! iGt 6”1 kIt 1 1 °R 1141111. illl 1 1 t !is 1 1 jl 1 ri .1. 8 i 1 i [ hp.:Fiii 71 'r 1 113 i i File iv 4@1` :i : 61.(• 1 .1 h 1r 1I tit R ill; aiIrrNE i �. 6.1 p 1 i. P 1 iWtl e F 11 11 tl'I' i !1 ills ill 11 RI'1 1164 i. 1 5 yi f E€ �1- , -; �� ji �6 411 4/1 I E Id a elrl°lel.l e!3FSs �1� E 1Rr9 �� _ !l 1I 11 °:'•Ie° 1°I,1,100:1 °Stl1 !6'1 0 l`4i I/ PSI s� E a t°t@ r1s Pr p9"!xI II 1 d 11°I iP ll' p I 1 , 1 3 1 : g iy 1 i 1Ni!. 1 111110 Fy 1 s Ir 1 1 t I` llp�°d41i a: 31_° i1 i°8 3°G°'1- i! lfNdep 1 a°°" �. 1 L P6 �3F1p1p�� 1y P4 iS4iR1paes ylN•s1`I€t 1' lipYa r °II°,by[II- .%rxre `i Noway,15q.'I'f'g1;i 1p'. —W.,;111:11"V"111' S!., na.Mi..rll1:R11I:1 .ils n221'10•102/•0/11-.120660"L\SMrld W.\WAG\21901d 02 940\ U. ' --'.'° U._" :"- 0 hi 1 194 1 I I ! i " i 0 , .. ii I 11, 1 .....z _ ii. 0, = e ::...! •.::: = `ce .- Fi :,. g/ ,-■15 :iiii - ,thi i c..1 .--- 1--- co [onto--k 1 D R 1 g g a, 8"a • at,. a o cii g ..i i5 , , omi , g F a > w _1 w l IN .42 0 00 Emma Li ,j- fy , I i 2 u '44 Z 0 1 OA buitioul am-any _- ...- oaoexo .--- _________________ _ Tr...1,1 . oF-o---cyart-- iv „...,, /7--c) ' tki 1 11k.1f.1 11 ...0 ,ii111111 ele 041 ___.........„„ 111 11111 i 11 1 i I 11. 1- ill 3 II 1 1 Ilk 01. s I 1 11111 \ 0 lit _ I I! al Ilk IlifirgreL. 1. 1 l' iii 411/7 .... ...it JU As. _.----- P IV 3 eA 1 0* * to 1 1 40 1 ore,a 1 . _____ ! ----_ _I w x ,......,.... 4 u) ,.- I \ 41 ! Lu I- 0 4 !i1 1:1 U. ' LL ' :z. :1 : 'I F,„ E-■ _ • 11.;i 1 ilqh I —I'l- . =161 14 1.1 2 IX 0 .:''. l'': 1. ". AAP • v :1 ILI ihill : 'g' 1-- _ r NI" --j \ , \ ...6.-;12 ii , i \ ' ! 1 , ! ! 1 1 1 ; C 1 ! I , 1 ; I ; , • , • ..."WeIFftfli0004:101.5 1)414P .. "ale .04„'; .b .co cb / \ '1 v prierai Am ,.., ttil. ..f7ti,„ ‘ cbcb , 1 r, ,,,.._„,„..0, co. . n, . , N --•,, 4,-, . . , . 44$5..f. ioritora., .., . iptliora.--est / ,, it i i t IV:PA VIA ' 01414,k1AP - Ste ' ' .' ' ' ' ' 955 t*Olete• . L _a - - , ° k ''• ,Air A.. ....-.. - •' "a iLl ajk' _, 929r < U- \ ,,,, -- Nirr- 4=41\ ,„ Tow -_-„t_ __low { 1 .., „____, .......r,4 , 0 ,..r .. ,,r ___ r . -v62 I - --- - ---1 l ------ -----a-----. -- t _Teb2 -1--t--_--1- 1----g- - ---- - - - 1 I "F" i 1 - - 0. --- -- - - a 1 1 1r'1 6 1 1 6 41 ! '1 i 111 1,1 li I ; 1 '; 111111 II if h it ii ii i 1. li $41-11 P ZD6 cn in z,g - .,.-.. - „------------ 0 LL Su 4 ::111,. u. yf E0 o �e; i.. E. _- :' : E ° it 91p ' 1' J ¢ i f9 :o° a°:c l t € eE 0 tzx8 zui. a < zz m= Uim'Sxf p Al ° °� a ;F, iwk' ; u°3 ''+ .1E1., aGo ? < go go F8 z1Dgi,a wY r°O�x ?°z5 �bW w� W�aag < s _x§E o awF W a H =1C=.IF2..IILLII'�I1 11=11 II II IF. 71r=1444 11 - 111P ignig II i III 111111111111111111 U -n 1 11 H O 1111 III 11111111 H 11-11--14 ¢Z¢ _ \/ 11 II'. 6 II 111111., P. �_iw 1 II11111111. o^ _-_,..-,...6-,., 11 IL W �--- 111111111 _ / -IM. " .411101 =1,,,....i ��� Pn n� - I∎I■ n n- 'W i l' u111111°_.. N memoir` !II111�I "n°n. , 117.11- 0 P II-1F ���!°111111111FI1R u` 0 0=H= O ---1 1111IIII=II 8 �o.° 1. II^II 111111�1. ¢, =.11 11 II 11.x. 2P.❑ If 11 11 11=16 U lCll=11 If 11=. a k <uS6p (11.11.1111.11.11.1111.16. B i' B era ❑ z�® 9 8.4 m W g osw 1 ? s� ;� z 2 o °� zW 5 ° o °u, n og a 33,, m d z z� g $4 i8° < ° s C ° ' ;e2 oi _ s a o q § < W o8 Pg" W 5 g :';'-i = R o ; in o y 85a B uz . HJ ! g flU s�„W< a 8 °<'< egW 3g ngSWa z a �u °s °z x ,„u u °uo ao u M 11141311i': wl!11111j IIII '! a yyx m 1�1111111j11 1I C7 111 ' d z p .:IS II II Ill' �� a a z %i' - o= it �� .` N /- 4,..(To. pj4 `� =, tt -s 1117. a � i. �� I 111 9, .I 1111 I I!]!h e =gzg 0. 1!!!1l.Il 11 fln9_, °_:!I°S f<. 4 82d ,6V m ,II:1-l. u E<. z.”- 3�m m z o z k 5 g8p ;, 2 a d= 5T, 'F,^ K o L a m eu Ei g ; Ec o =b cAt. a0 1 LL� < P '0 y u > °c m Eu `g YpF� �m q u m$ m WzW � QY� <- B �o rq E - Z ii ft 3 €Q Al °i Q E° '; t 4 ` I? t'gg5e, K mm Ul 'i'� E Zg 11 It i _ B 8 5i q �� x75�n JZ F °<�C k !9l t_i" A Ili 12 11, 1m ^ li l Alit < U gg 3 23 0 Y E ^as 8^n $$$ ,, li : It i! s1, $ ,,,t8 m„° gm�g 5 B -1"SE L�E E �` �9 glIt F. mC°9 3 Y < fi E ms? ilk yy ;i 8@ o bg >a 3; in. tea W g� a g c E !II 1 ti - 1i a 01 Rig, p 9i ❑� U f :E og 5`e: oaf s .= s£ 'g g-mow II 41 0122 ��< �yWww i^<g `g frsllil £ a. °€A i$ a II_ 4„ g [ :1 W: MI E2 gOZ 8l 0 22 $ 111.2 ^g i`ntt�-ecEIV a €8 8a Us $ 8”€9g ng s3 -'s 1HI 1111 111 II11114, €;11 040 i $$ gt on si5'g. i$m Sn 4€:1m 1,116!11-111j1112 U lig 1 °E$^2lltlor a et lE ag a£5 5u`I9^ n n Il f!. 2 X59. �� 4sg.e'�€ #E� E� 1�- IE!I i € null =4agi 1e8g,.4gs$glA $€ it s A 9' -'°< ill ml "Ail Inllli!! m E M0 44-111 T E` IA Bill 1111 s t' iQ ";° , VIII IMF II II gam A s sg € $ a �. €x �€ $$o 11-11 ' a o 0. ,..N gE$ = 9E I- $ Ssa h E m.g 14111 _ ) .�� II n II O 1 01M €`1.1 gam 3 $A. 1 ! ! I; : :B tgg 11 11 -, i _ rv.v n anmm.q. -- R 4 R r n 4 U. . - U.. ... . 6 'Z'._ .- . .1.o . T ! H; lie i ! 15 i i ill i 9: 111111 1 - .:E x : ix -- -,- i 0 ',-.: - a 7: : i t , ell E , % ._ . :,', © -''-' t 1.1 l'ir i • 1 0 '-:::. ;:.; a '`.- a °: ■:i i 8-9 1-1 ni .'; Hilti rii ow : - i W • 8 Ila to ..— ) )z co E \ ® e \ / i 1 / \\\ p _ \ 1 Li 11\ / i ,, " o=o 1 s 17 A : © , . u . , L 4111 TI . "_.. *III' _ i I • 1 --f I 'I \1 . ' I z 5 0. ce 0 0 .. . > . ., i- z u, m LP a'4 co., 0 - .. , . ;.1:4 1: U._ - ", =,: ILL,: — - .. . , :;.1 . = .„. . I 0 imb I I -'- ': 11111111 11 1 gk ::: ': : 0 :-.! EE,: =Lim 4 :: :E'' O:l: 1■1'Et.'C) U01111111111M .0 Z B 1 H, ! 1 i I f i 1 1 411* -es• 41 . 1 i 11 11 1 , 1 1 ' 0 I 1 i 83 83 83 83 4 4 4 IT gg tg gg:-.3 ii 1 it it 1 DE i ii t 14 1 i 83 83 83 83 t33 n 83183 cm cO(),= , 1.3 - p;ij 000. r.11 A 2-EI — . Iii 1 I oJul i I g ILI lit grw 132r° RAI • _ 1 • 1 ii .1 hill Int Ith lidi 5 0 [ lat ir MAUI 0 1 . r I Num.= 1 , 0-(€k lin 1111 Mil -0 \\ 1 1 itt Hid i i i i r 1 \ ■/.9 ) ' \ :ittl i N —..0 ) \ \ . / „Nert; ,,, ••■.,,?. \ 3 , r ., . / ?..*•s'C. ''''' ''.17=,\ ' \ = i ,. . , ./' ` ,° .„, 4.,\S'4,4 \\\ CY f)•``...<', \' • \,\ „, / % . \ '''o• ii / , \ !. . , , \ *.‘b 1 111111 / 11111 / o/ , \``(-) ! I 0 i 1 ,-.23,....q ....„. o 2 > . z..._ . ; ill . , co, CC g u s 0 ■ L.I... .- ::70 I.I.: - -- ' t ':: '':" u -:- °. ' 7 6 E.-. 'l imill111110111111111110 11111111111111111111 lo mil i c\I . .. :: .. : lin r6 ,I • 1 e • 1 C4 ,,:: :,:.... Mu Y.-: ; ■ p,,s ,-1 h ,1 11, ! — ._ ee '.- L . RE ,... .„. 0 :,,,, 77- a ZZ :i.1 g 1 ;LI;2 8 ih iihil ; thig111111111111111111111 t-- ..... k *z 1 1 , f I , _ i f i 1 , I 1 ,, ..r :2 0 _ i ! — 1 ! , 41 '1' ' 1 (-1) i 45_ ...--7—, L Milt Ikkh, f I , `t i ^ 1 • i 1111 . i — 1""Fillim 1 ii 1=II I = ICA ill -4 (D— IMNI I .: 1 , , -11 7 ••'"" -'...1 •1,.....a. l'ii,' A _ ,— ! l''' .'' I`7' it IN. 1 , . --——0 i f r \ 1 114 CP ■ i ,,,,! * C)\ f \ ** ,' .■• tl s , 1 \ \ 4\ \le. st 4". 1• , \ ,\fr ., 4 t, ,\ ' ' 1, ' ' ' , • \ ' t . \ N NO .t. \\ . \, \ ' / \, \ \t) h N, C"..)cy / \ \\O ! . -.___ IIIMI , / 'N ', P I I Z P II V a 2 ce ;gE 0 2wS 9 w I= pR.,, S E i r2 z 0 E E 0., Li.... ,. .. . . ' i':- P] ii Tel I ! 4 Ile 1 11101 i - .... ,,,, .. : s l' . 0— PI MI! 1 . • .. . . • tal 42 I p - - - : R,?,. 4 5 8.9 CC) .-- CC1 n , • --- I ! i i I I ' ? 1. i • —_, Mg 1 1. krrsi,ral'-"' li I ' .... illitilriVE I ii ,E=1 , , i i ' - ' , I 1 - f ift* 1 o---- -- iip-.-1-17=t -. -1- I-.- . —0 r- ---.1 I' •iiiiI .I, L _1".."'' .13 I ' I:, 1 i U \ . N \ .t' .4■\i 'r.• ,,, , i \ -. •,;,' , '. ' I\ , \ I i /' ./....C), '''''' ' Ii/14•2 • / s , 9/ 44, s•. 0 •Ist, ".#44 t-.. \ \, I ei 0 N„) \s, \ b I / , . • • , ', • I / I, imailt it ri t) // ,\ , \ c5/ \\c) I I --a---d-6---, s. 47-'4 Z 1!.> 2, ce 0 0 u- a _1 La Li) 2 t/1 F.5, > La ig ''.,i r2 _1 0 ce, I' 0 . . , ' ' U... :"" 6 E- - . w -- ,.:.•_ - :-.z: ... -- z .. . lin 4 r, Alin III ' ,q 11,11. 1 num: :".-;.! - . , -. ,-4 % •, ;;E' 0 a,.., ih: 0111,1 0 :-...„ H.: .1.< zr: ::i 8 9 T-(;5t) i 411110100011.1 INI: :- dm • 't .. .- *z I- ca ,..- es .. r . ririn . i k ..-4----------------- - ilitZiallilW.4 : 1 1..' ., .. . ,. , .„. .. , „ .. ., ,. ., 1 „ 4 ; . ,.: ..: ,. ....- -...› . . . „ . .. , . ..-- ,,„.. > k 0 • ! 0! 0 g 0 ,. . . . .! ,1 milli 1111 ,z ..... .: u.... - :.. :111111111limpill III i 11111 ; 0 1111111111111111111 [11111111111111111111111111 Oh: c 1 II I i II i 5 h I t .1 on I II p I f h 1.0,5 .-- 7771111111 a y_Istry 1=1 /,min ] I 4..: J..; ,,T.•mom /41---i.,1=1 j1111 4;I°I t I b;I"E.I..,,1 t I°...:;:-:f,:-,:,.1,::.-:.:1:-.,---.:.:.-:-1,,‘"%:;,'.-1-:.,"---0A--A,'',:.:1;:,1'AL,'l:;k:l 1PiiInaZ!v1lN.o.1a.1.l 11 I•.I l r Nv::t-..;—; I ia•limm, i,n t!'.,.:34 ii .4 iiim!inira 1 1_---',,-:;:f:-...::111.,f,!:"::;`'it <„111 4 MI 111.1 i EN ill0lAilil III I,'::74,.1..,,,:4 %1 111111•111111' r;) i k 1 .—, ii ..,-,:tati.i.riti:.:,,, ....,,:r,r,4,4 ... il , .4b641,,.11-04 NEMINE ISM . 7 ....!......, 1.1117 !WNW ON ' 1 ■ I MI6=I -1=1 Mil ' 31. 1.1111 NM Mil, ,H, .II. ski..t,Ins Imo 11 ii-i'tlof me 4 ti,,a,..rzwal 1 I 1 if Ori.'-'::::::::-ANI ' f .77_,_., :=„J-,,i, IMI 11 allor•I ' .,..1,.....„...,,,-, .,.. ... 11111 RN g INNIM oak,tim im• ,, :Nlizollii:,,,,;, i 11111V.,: _ II,.....;,4:_.''::;_'1,:-. ,...H'j.,t.....‘,::!..I.T.I,ki;„, ......„...,.... - ....A ,... ___,,___ 77 iiti,....,_.,,,,..„..__........ it it ' •'INIP 1.Lil :_-_..1 gm.1:211..11.:;4'-ii i,,. ...;7.. -,.,:„,„,.. f wii. 111.2,,,,,,::, ,. ,...-12 ,-,.,1 ••XIII WINN.T'^,IINIMIll ('' 21111120lirtq 1' I k *41 WI i NO.;UN I-A1-4, INI•maNirt""rea.,,,,,, 1 WI III•PM '.In'1%,,' EN ow=lowii■J. mWi Il 'INI ow!, urnral--rzll a.i,,,,,4.;., gm MINniiiiin•';:. '''''::,,?:.;;;',', ri III fo. E. EN= maw al I,11., :1='_', =.- ..7.• 11111': •4';;,- ---,,,L.'_-,-:-;,-,-;.'1.1.,•J'' -, , I ism 1■'_ ,I •IN L",",..?...,,, _ . OEM.1 EN,.`,i-i.',1 ■■•Mk ..•OW ! •tre. ( ' 11111MIMENVIII.,1'1,.. / ■■......,Li 1 t...t: ow NEN t!:Ell, , En Erg*II;":j7- , -'1.1' _ II. ausim irsis, ---- =I=3 ---Z M= - - - MIMI.'.11,14.'.:11 -,,„, _ _ - 1 MI 1 ii li i li I,, - ='-- - =M 1111,;:Ali!1,1, - ■■II, M•11 NM 10, ..n1',."7 leg"MU, I 11,01,1111.1 ® , , MI I■1111 ill,'IjIL',I, III,1,'',.'-'-.1T - Emma ., , . . . , . , . . . _. ,,, J,_, i ,__, , LI 1_, 6 aims i'4,-;,.. , r- 1 1 1: . i p 6 li HIH : .1 hil i p 1+ i i ii i li i i ee, 0- 0' 111'0 0 , - . LL - ':-• -- " E: — . : •,,.9 r*i:r.0 :ill lia ilidi 1 : 1 < r-- C\J W 1 E 1 1 , i \ 1 i _ ___, _i___ — ..m. Li -- — gra mi. lIT I 1 1 4 .4, ■........ 1 _ I - - 4 of ii— lati i_- game i ,..,■ . 1-41 Ai M 'Vag '47_I :I: .-• , \_ _ 0 1 P < _I il w i- , 0 0 .., n -:: :-- u =7- 1 .7.: :: ,..-: ,.4 •i• ,,, 111E11111 110 1 111111 I 1 ' ' v- 11111111111 11111 Ilibli i . 1 <C\I ,. •:: : ,4 6' ©<, 1 0 :: E.:. < :: ni i 85 r.1 ez Uggiiiiiifill Id: CV C1/4, I- ca x ,4 1 11 i i tli' 1 t il 1 1111 . . f i i. !, rt. MI 1 i Elli ii I 1 1 i i , 1 11 II 1101 s mai-to „ ----.1„:• • .,-,- il fi 11 imi it; I! „:,,,Awn isioi, t, 11 pi _ „_ _ 1 Es;. inn,El( 111111141 RUB i:i)., I 1 fi 1 sol..._r:son ;No dii-,1 [111 0; 1 1 11 1 117i-e:-2H UN itTi: ' . l• - fl .: 11:1111,11111■11!iglit'!'''.1 / - -- ,All II t h nownsillioll.iiii-i[ / %--1 nom miqki;II'iliiiiA! , I 1 ti I 1 i 1, fi t 1 fi 1 I II I t t= 1.1.1 ;11 / ------ Emill11171411111111,Ii!lii i NM=.4,11,1111.11[111. p...=_ ..•;,, piriwi.!1 m imilli!,;111;p111.1:1 Pilii:4_,--- .41.,,,,w67,ffragg ,---------1 11119--1111.,11''111,1"11,1,'!';','''''''Iiiiiml'17:111,'''.!'.ilii! _.,1.,,, ,.11 T ilrel 110 i . 1 IV 11,1' l!..101■I,..II 1! . — ,< lam= ii fr, \i—ii ,1 IWINI—111,1,Y) iiim■ 11 -1--,- „ '..,"MN= irlarlill VII;Wt. 1111:p.,iffillill II EN 4-,- min Illii Nilial-MMI mr■,.,1,[[1'!IN..= 0711 ----1,ill!".II IIIIL Vilimmor frilfria*Itt ,' th :77Z7':::+YE MIN 11.11 ; j . NM 1111. -1r;'S 1 Ili ';:-;.,- -. SIM 1.11 . ii Nra I'm"'li,' i fli --',--';44.011•!IMI , it .f.,, ...__ wi, *4;1.3. / ,-1 .; T, „,,,K1,,,,, EillinillMj - ,,w,...elitl ,,01,7.7,,,, mi.,,,,::-,mitili... i t _ liii MR:f I iliml •.'-').1.''' ;.' i I —.. .. .----',,-= - 1, k .--um .ft-11 ,-,, ,.,' '. • 11 IP :174 •'; P R 69. I, Pt • liTiiii'l, :1 m mmil. v. ...4.,..... iii Li ' - -m .1,6z.,c--,e,! li . ,,,,,row= I_ _A Fri.II.111.11 r'1,1 111■I ,I .. ..i.-_. ,Wm•.114,,, III[ 1 .. NEI ••11.ri;, .1 _._-- . um No NEI i < < um=Elor, '41 1 i brim 18•1;j:',is , , •EN -: -,-2.- i= 111:14: OM l'1,11111ai tol■M ' ____ MO 7 1)771;P MEI MIIM, 111.111,1 i 1 kt ._7:-■ired-111-' ,i-----, =••0711'k, _ ,,,,:-:--,.-=IA , i,'!q;L ill''-',"=NMI 4;111,e I i 1111-ri-,L;,i7:;;;IN-Tam 1 MC271;1'hip; i 111 et iilli' Iri7a,,,,,,,-,mom Ivo 1,;r4 1 _-_ iiii 11404,, . , , ,Im.-4,-EIN,m 11EN, v• , ,,,ii y, mi-ii-i-1-.',.,iwlm itim?..i• '."..11 K7- --: II :1,111111.11101,1triiiii.1,11:,11111111111!.11!1; 1 ! ! ! I i i H i ! 1—J17 17 11 i-1 LI F. 1 ! ii ii i i 1 1 z I 1 i i i ! z o < i I i I I I P I Lu I i I i I 1.1 4 4.. I t 1 I! I d ii A CO.. 1' t Q i adi� � F m li - i'=1 Oh I N° E _, ,r,! e! { t 3jj1 Q _ . _ _ !W :> a6 <o,. _.. s ' mo O o i ... 6.9 ,--f...c.) iii Ill= 9dl141 _ w r( N E g i 53.1 8 9 € Iii 4 I 11f1i11;f h #le ■■_ ■■ ■ .; � F ;l' ■I —1— ® ,.J+ ■■ ,:Nola■!, ■■,r:_ ■i U. C6 '..':zo '-'...."i 1.I.... °: -z 6 17'., • ,.. - :-,-0 .L. " - •;!. 1111111011111111111111 'I''' '11 1 & :; •°=: i: :.:. 7. tz ,..1 111111111111111111 ili 11111i : I , 2''' i fillit , i::' iit ; ,`t,' ,,::,.-,,,8 glgluiliirmourrill 11:1 mill; .4- C\J 147 I-- Luz 0 0 2= ui 0 re CO ..—0 W-4 CO 1— I X C L 1.11 l' I 1 1\ I 1 _ 1 7 __ , ... , 1 _ 1 Z " i i il EI T 11 1:1"1 4O1111'1—EEIA$11,'M.11 1I 1 113 • ' , 1 , — ' ! ' t !III—Am I 0 1 . - c—•'4k--- r I I r , , 1 , Cf/ 1r , , ' DI N / ' D I ' iiiii•stiiii, /' \, i. \ i f z , a z 1 E 0.., , . . • , ' - . , , N IF-- E cw a O�IOBXO'2 9E AMH iggli —mss` . - ° .+„' lotraralr av 3»VO AHOW3W 3001b1>IVO 1 _ __._ - < o °—O ¢� z Oh' m� _ yhw 0a w ¢DLL H z CVO p L.;m W x poviQ zj O WI �p Q W pUp ZF oa�o y> J Ha »U pi - • r WA pa O iO8X0`/: P n „ h Q mxgZ FWC Wm , x xsw `u e o £®e. z WA AU` ag .. /. W WA O C7 dw U7 AI` Ci0 � •, I.I .w n ry f n Eo,� g e P P �p. i v mvwi ° 4 LL 1 21 tL II n r a1 00 b _ n n .. ,' n 1 00 1 f 2m n n n ww n IPA P ?3 n n . 1-� .& n ' `rig.' HQ \ �Qb �. J iS_v 9 n ry rv- r n ry r ry r¢z co 7 ry r rvn ,n, n � P r Sao ry ry r p moo O_M ��ev 1-0000 • o w ry r /•¢ „ w c ¢ ti 3 �M1'`LL n n n o 1;EN odd !!!!! ,ia rii oE� 1 s till '"Z Z E E :OA GEE E E E a �. c ¢ la E O 0 Co •0 o - hJ iI C gEE EE �fn McGRAW-EDISON® energy DESCRIPTION The Galleon TM LED luminaire delivers exceptional performance in a Catalog# EXHIBIT 6 Type highly scalable,low-profile design.Patented,high-efficiency AccuLED Optics"" system provides uniform and energy conscious illumination to walkways,parking lots,roadways,building areas and security lighting Project applications.IP66 rated. Comments Date Prepared by SPECIFICATION FEATURES Construction be field or factory installed.The easy positioning of fixture during a �..r Extruded aluminum driver house side shield is designed to assembly.Designed for pole or enclosure thermally isolated from seamlessly integrate with the SL2, wall mounting.When mounting Light Squares for optimal thermal SL3,SL4 or AFL optics. two or more luminaires at 90°or performance.Heavy-wall,die- 120°apart,the EA extended arm cast aluminum end caps enclose Electrical may be required.Refer to the arm housing and die-cast aluminum LED drivers are mounted to mounting requirement table on ar, heat sinks.A unique,patent removable tray assembly for ease page 3.Round pole top adapter pending interlocking housing and of maintenance.120-277V 50/60Hz, included.For wall mounting, heat sink provides scalability with 347V 60Hz or 480V 60Hz operation. specify wall mount bracket option. superior structural rigidity.3G Standard with 0-10V dimming. 3G vibration rated. vibration tested.Optional tool- Shipped standard with Cooper less hardware available for ease Lighting proprietary circuit module Finish of entry into electrical chamber. designed to withstand 10kV of Housing finished in super durable Housing is IP66 rated. transient line surge.The Galleon TGIC polyester powder coat paint, GLEON LED luminaire is suitable for 2.5 mil nominal thickness for GALLEON LED Optics operation in-40°C to 40°C ambient superior protection against fade Choice of 16 patented,high- environments.For applications and wear.Heat sink is powder efficiency AccuLED Optics.The with ambient temperatures coated black.Standard colors optics are precisely designed to exceeding 40°C,specify the HA include black,bronze,grey, 1-10 Light Squares shape the distribution maximizing (High Ambient)option.Light white,dark platinum and graphite Solid State LED efficiency and application spacing. Squares are IP66 rated.Greater metallic.RAL and custom color AccuLED Optics create consistent than 90%lumen maintenance matches available.Consult the distributions with the scalability expected at 60,000 hours.Available McGraw-Edison Architectural AREA/SITE LUMINAIRE to meet customized application in standard 1A drive current and Colors brochure for the complete requirements.Offered standard in optional 530mA and 700mA drive selection. 4000K(+/-275K)CCT and minimum currents. 70 CRI.Optional 6000K CCT and Warranty 3000K CCT.For the ultimate level Mounting Five-year warranty. of spill light control,an optional Extruded aluminum arm includes house side shield accessory can internal bolt guides allowing for DIMENSIONS POLE MOUNT ', ,' [10 mm] I "A" I I 21-3/4"[553mm] I "B"-I o"Q@ WALL MOUNT L � �IIn.III,n,rn,le ',� ,' CERTIFICATION DATA UUcUL Wet Location Listed .. ISO 9001 10-5/32" ( - 21-3/4"[553mm] 17"[178mm LM79/LM80 Compliant [256mml 3G Vibration Rated IP66 Rated DesignLights Consortium®Qualified* 6-3/16" _I I [157mm] 2-7/16" [61mm] ENERGY DATA DIMENSION DATA Electronic LED Driver >0.9 Power Factor Number of "A"Width "B"Standard "B"Optional Weight with Arm EPA with Arm' <20%Total Harmonic Distortion Light Squares Arm Length Arm Length' (lbs.) (Sq.Ft.) 120V-277V 50/60Hz 1-4 15-1/2"(394mm) 7"(178mm) 10"(254mm) 33(15.0 kgs.) 0.96 347V&480V 60Hz -40°C Min.Temperature 5-6 21-5/8"(549mm) 7"(178mm) 10"(254mm) 44(20.0 kgs.) 1.00 40°C Max.Temperature 7-8 27-5/8"(702mm) 7"(178mm) 13"(330mm) 54(24.5 kgs.) 1.07 50°C Max.Temperature(HA Option) 9-10 33-3/4"(857mm) 7"(178mm) 16"(406mm) 63(28.6 kgs.) 1.12 NOTES:1 Extended arm option may be required when mounting two or more fixtures per pole at 90°or 120°.Refer to arm mounting requirement table.2 EPA calculated with optional arm length. Cooper Lighting Ii4-1/1 ADH140426 by E:T•N *www.designlights.org _ °nT 2014-08-27 15:04:21 GLEON GALLEON LED OPTIC ORIENTATION DRILLING PATTERN Street Side Street Side Street Side TYPE "N" 3/4"[19mm] Diameter Hole a C [51 mm] , .., . .z„,,,:, 7/8"[22mm] C , 1-3/4" () [44mm1 mi— iii.1.1(Cialliffill firgi i (2)9/16"[14mm] a Diameter Holes House Side House Side House Side Standard Optics Rotated Left @ 90°[L90] Optics Rotated Right @ 90°[R90] OPTICAL DISTRIBUTIONS Asymmetric Area Distributions T2 SL2 T3 SL3 T4FT T4W SL4 (Type II) (Type II with Spill Control) (Type III) (Type III with Spill Control) (Type IV Forward Throw) (Type IV Wide) (Type IV with Spill Control) dill/ Mai OM 1111 MB -ter �� �r Asymmetric Roadway Distributions - Symmertric Distributions RW T2R T3R 5NQ 5MQ 5WQ (RectangularWideType I) (Type II Roadway) (Type III Roadway) (TypeV Square Narrow) (TypeV Square Medium) (TypeV Square Wide) 0 . dillif ii 0• .. ED Specialized Distributions AFL SLL SLR (Automotive Frontline) )90°Spill Light Eliminator Left) (90°Spill Light Eliminator Right) aim It lb■w.„ ARM MOUNTING REQUIREMENTS Configuration 90°Apart 120°Apart 4 @ 90° 7”Arm 7"Arm i,l 1 GLEON-AE-01 2 @ 180° Triple' e (Standard) (Standard) 1;1 1 GLEON-AE-02 7"Arm 7"Arm q` �� (Standard) (Standard) �_� 7"Arm 7"Arm � • __^ I - — GLEON-AE-03 (Standard) (Standard) VIA_ ' � ' = GLEON-AE-04 7"Arm 7"Arm (Standard) (Standard) [=j l_, GLEON-AE-05 10"Extended Arm 7"Arm 1 i i`' I;(Required) (Standard) II" �;E �,MI I;� �,I 1,i lit Ii;1 1;1 GLEON-AE-06 10"Extended Arm 7"Arm (Required) (Standard) GLEON-AE-07 13"Extended Arm 13"Extended Arm (Required) (Required) 2 @ 90° Triplet 2 @ 120° GLEON-AE-08 13"Extended Arm 13"Extended Arm .�� _ � " (Required) (Required) ^_ _� _ _• ; Ale�` 1 GLEON-AE-09 16"Extended Arm 16"Extended Arm ' ! -�-- I ' (Required) (Required) ` GLEON-AE-10 16"Extended Arm 16"Extended Arm II„ Irt L; 1ti ,/ (Required) (Required) r1.E 1.) I' 1:iI 1,1 Ft 1 i Pi Eaton Eaton's Cooper Lighting Business 1000 Eaton Boulevard 1121 Highway 74 South Cooper Lighting Cleveland,OH 44122 Peachtree City,GA 30269 Specifications and ADH140426 United States P:770-486-4800 dimensions subject to by E:T.N Eaton.com www.cooperlighting.corn change without notice. 2014-08-27 15:04:21 GLEON GALLEON LED NOMINAL POWER AND LUMENS (1A) Number of Light Squares 1 2 3 4 5 6 7 8 9 10 Drive Current 1A 1A 1A 1A 1A 1A 1A 1A 1A 1A Nominal Power(Watts) 56 107 157 213 264 315 370 421 475 528 Input Current 0 120V(A) 0.47 0.90 1.31 1.79 2.21 2.64 3.09 3.51 3.96 4.41 Input Current B 208V(A) 0.28 0.51 0.74 1.02 1.25 1.48 1.76 1.99 2.22 2.50 Input Current CO 240V(A) 0.25 0.45 0.65 0.90 1.10 1.30 1.55 1.75 1.95 2.20 Input Current B 277V(A) 0.23 0.41 0.59 0.82 1.00 1.18 1.41 1.59 1.77 2.00 Optics Lumens 5,272 10,303 15,373 20,313 25,168 30,118 35,618 40,357 45,018 49,842 T2 BUG Rating B1-UO-G1 B2-UO-G2 B2-UO-G2 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 B4-UO-G5 B4-U0-G5 Lumens 5,597 10,938 16,321 21,565 26,719 31,974 37,813 42,844 47,792 52,914 T2R BUG Rating B1-UO-G1 B2-UO-G2 B2-U0-G2 B3-UO-G3 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B4-UO-G4 B4-U0-G5 Lumens 5,374 10,501 15,669 20,704 25,652 30,697 36,303 41,134 45,884 50,802 T3 BUG Rating B1-UO-G2 B2-UO-G2 B2-UO-G3 B3-UO-G3 B3-U0-G4 B3-UO-G4 B3-UO-G5 83-U0-G5 B4-UO-G5 B4-UO-G5 Lumens 5,493 10,735 16,017 21,164 26,222 31,379 37,110 42,048 46,904 51,930 T3R BUG Rating B1-UO-G2 B1-UO-G2 B2-UO-G3 B2-UO-G4 B3-UO-G4 B3-U0-G4 B3-UO-G5 B3-U0-G5 B3-UO-G5 B3-UO-G5 Lumens 5,405 10,562 15,760 20,824 25,801 30,875 36,514 41,372 46,150 51,096 T4FT BUG Rating B1-UO-G2 B2-UO-G2 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-U0-G5 B3-UO-G5 B3-UO-G5 B3-UO-G5 B3-UO-G5 Lumens 5,335 10,426 15,556 20,555 25,468 30,476 36,042 40,838 45,554 50,436 T4W BUG Rating B1-U0-G2 B2-UO-G2 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 B4-UO-G5 B4-UO-G5 B4-UO-G5 Lumens 5,263 10,285 15,347 20,278 25,124 30,066 35,556 40,288 44,940 49,756 SL2 BUG Rating B1-UO-G2 B2-UO-G2 B2-UO-G3 B3-UO-G3 B3-UO-G4 B3-U0-G4 B3-UO-G5 B3-UO-G5 B4-UO-G5 B4-UO-G5 Lumens 5,373 10,500 15,667 20,701 25,649 30,693 36,298 41,128 45,878 50,794 SL3 BUG Rating B1-UO-G2 B2-UO-G3 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 B3-UO-G5 B3-UO-G5 Lumens 5,105 9,976 14,886 19,669 24,370 29,163 34,488 39,078 43,591 48,262 SL4 BUG Rating B1-UO-G2 B1-UO-G3 B1-UO-G3 B2-U0-G4 B2-UO-G4 B2-UO-G5 B3-UO-G5 B3-UO-G5 B3-UO-G5 B3-UO-G5 Lumens 5,542 10,830 16,160 21,352 26,455 31,658 37,439 42,421 47,320 52,392 5NQ BUG Rating B2-UO-G1 B3-UO-G1 B3-UO-G2 B4-UO-G2 B4-UO-G2 B5-U0-G2 B5-UO-G3 B5-UO-G3 B5-UO-G3 B5-UO-G4 Lumens 5,644 11,029 16,457 21,745 26,942 32,241 38,128 43,202 48,191 53,356 5M0 BUG Rating B3-UO-G1 B4-UO-G2 B4-UO-G2 B5-UO-G3 B5-UO-G3 B5-UO-G4 B5-UO-G4 B5-U0-G4 B5-UO-G4 B5-UO-G5 Lumens 5,659 11,059 16,501 21,803 27,014 32,327 38,230 43,317 48,320 53,498 5W0 BUG Rating B3-UO-G1 B4-UO-G2 B4-UO-G2 B5-UO-G3 B5-UO-G4 B5-UO-G4 B5-UO-G4 B5-UO-G5 B5-UO-G5 B5-UO-G5 Lumens 4,722 9,227 13,767 18,191 22,539 26,971 31,897 36,141 40,315 44,635 SLVSLR BUG Rating B1-U0-G2 B1-UO-G3 B2-UO-G3 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 B3-UO-G5 B3-U0-G5 Lumens 5,492 10,732 16,014 21,159 26,216 31,372 37,101 42,038 46,893 51,918 RW BUG Rating B2-UO-G1 B3-UO-G1 B4-UO-G2 B4-UO-G2 B4-UO-G2 B5-UO-G3 B5-UO-G3 B5-UO-G3 B5-UO-G4 B5-UO-G4 Lumens 5,512 10,771 16,072 21,236 26,311 31,486 37,236 42,191 47,063 52,107 AFL BUG Rating B1-UO-G1 B1-UO-G1 B2-UO-G2 B2-UO-G2 B3-UO-G3 B3-UO-G3 B3-UO-G3 B3-UO-G3 B3-UO-G3 B3-UO-G4 •Nominal data for 4000K CCT. Eaton Eaton's Cooper Lighting Business 1000 Eaton Boulevard 1121 Highway 74 South Cooper Lighting Cleveland,OH 44122 Peachtree City,GA 30269 Specifications and ADH140426 United States P:770-486-4800 dimensions subject to by E,.T•N Eaton.com www.cooperlighting.com change without notice. 2014-08-27 15:04:21 GLEON GALLEON LED NOMINAL POWER AND LUMENS (700MA) Number of Light Squares 1 2 3 4 5 6 7 8 9 10 Drive Current 700mA 700mA 700mA 700mA 700mA 700mA 700mA 700mA 700mA 700mA Nominal Power(Watts) 38 72 105 138 176 210 243 276 314 348 Input Current @ 120V(A) 0.32 0.59 0.86 1.14 1.45 1.72 2 2.28 2.58 2.86 Input Current @ 208V(A) 0.21 0.36 0.51 0.67 0.87 1.02 1.18 1.34 1.53 1.69 Input Current©240V(A) 0.19 0.32 0.45 0.59 0.77 0.90 1.04 1.18 1.35 1.49 Input Current©277V(A) 0.20 0.29 0.40 0.51 0.69 0.80 0.91 1.02 1.20 1.31 Optics Lumens 3,854 7,531 11,237 14,847 18,395 22,013 26,033 29,497 32,904 36,430 T2 BUG Rating B1-UO-G1 B1-UO-G2 B2-UO-G2 B2-UO-G2 B3-UO-G3 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G4 Lumens 4,091 7,995 11,929 15,762 19,529 23,370 27,638 31,316 34,932 38,676 T2R BUG Rating B1-U0-G1 B1-UO-G2 B2-UO-G2 B2-UO-G2 B3-UO-G3 B3-UO-G3 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 Lumens 3,928 7,676 11,453 15,133 18,750 22,437 26,534 30,065 33,537 37,132 T3 BUG Rating B1-U0-G1 B1-UO-G2 B2-UO-G2 B2-UO-G3 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 Lumens 4,015 7,846 11,707 15,469. 19,166 22,936 27,124 30,733 34,283 37,957 T3R BUG Rating B1-UO-G1 B1-UO-G2 B2-UO-G2 B2-UO-G3 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 Lumens 3,951 7,720 11,519 15,221 18,858 22,567 26,688 30,240 33,732 37,347 T4FT BUG Rating B1-UO-G1 B1-UO-G2 B2-UO-G2 B2-UO-G3 B2-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 B3-UO-G5 Lumens 3,900 7,620 11,370 15,024 18,615 22,276 26,343 29,849 33,296 36,864 T4W BUG Rating B1-UO-G1 B1-UO-G2 B2-UO-G2 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 63-UO-G5 B3-UO-G5 B3-UO-G5 Lumens 3,847 7,518 11,217 14,821 18,364 21,975 25,988 29,447 32,847 36,368 SL2 BUG Rating B1-UO-G1 B1-UO-G2 B2-UO-G3 B2-UO-G3 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 Lumens 3,927 7,675 11,451 15,131 18,747 22,434 26,531 30,061 33,533 37,126 SL3 BUG Rating 61-U0-G1 B1-UO-G2 B2-UO-G3 B2-UO-G3 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 Lumens 3,731 7,292 10,880 14,376 17,812 21,315 25,208 28,562 31,861 35,275 SL4 BUG Rating B1-UO-G2 B1-UO-G2 B1-UO-G3 B1-UO-G3 B2-UO-G4 B2-UO-G4 B2-UO-G4 B2-UO-G5 B2-UO-G5 B3-UO-G5 Lumens 4,051 7,916 11,811 15,606 19,336 23,139 27,365 31,006 34,587 38,294 5N0 BUG Rating B2-UO-G1 B3-UO-G1 B3-UO-G1 B3-UO-G2 B4-UO-G2 B4-UO-G2 B4-UO-G2 B5-UO-G2 B5-UO-G3 B5-UO-G3 Lumens 4,125 8,062 12,029 15,894 19,692 23,565 27,869 31,577 35,224 38,999 5MQ BUG Rating B2-UO-G1 B3-UO-G2 B4-U0-G2 B4-U0-G2 B4-UO-G2 B5-UO-G3 B5-UO-G3 B5-UO-G3 B5-UO-G4 B5-UO-G4 Lumens 4,136 8,083 12,061 15,936 19,745 23,628 27,943 31,661 35,318 39,103 5WQ BUG Rating B3-UO-G1 B3-UO-G2 B4-UO-G2 B4-UO-G2 B5-UO-G3 B5-UO-G3 B5-UO-G4 B5-UO-G4 B5-UO-G4 B5-UO-G4 Lumens 3,451 6,744 10,063 13,296 16,474 19,714 23,314 26,416 29,467 32,625 SLL/SLR BUG Rating B1-UO-G1 B1-UO-G2 B1-UO-G3 B2-UO-G3 B2-UO-G3 B2-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 B3-UO-G5 Lumens 4,014 7,844 11,704 15,465 19,162 22,930 27,118 30,726 34,274 37,948 RW BUG Rating B2-UO-G1 B3-UO-G1 B3-UO-G2 B4-UO-G2 B4-UO-G2 B4-UO-G2 B4-UO-G2 B5-UO-G3 B5-U0-G3 B5-U0-G3 Lumens 4,029 7,873 11,747 15,522 19,231 23,014 27,216 30,838 34,399 38,086 AFL BUG Rating B1-UO-G1 B1-UO-G1 B2-UO-G2 B2-U0-G2 B2-UO-G2 B3-UO-G2 B3-UO-G3 B3-UO-G3 B3-UO-G3 B3-UO-G3 •Nominal data for 4000K CCT. Eaton Eaton's Cooper Lighting Business 1000 Eaton Boulevard 1121 Highway 74 South Cooper Lighting Cleveland,OH 44122 Peachtree City,GA 30269 Specifications and ADH140426 United States P:770-4864800 dimensions subject to by E:T•N Eaton.com www.cooperlighting.com change without notice. 2014-08-27 15:04:21 ' GLEON GALLEON LED NOMINAL POWER AND LUMENS(530MA) Number of Light Squares 1 2 3 4 5 6 7 8 9 10 Drive Current 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA 530mA Nominal Power(Watts) 30 54 ' 80 105 130 159 184 209 234 259 Input Current @ 120V(A) 0.25 0.45 0.66 0.86 1.07 1.32 1.52 1.72 1.93 2.14 Input Current @ 208V(A) 0.17 0.28 0.39 0.51 0.63 0.78 0.9 1.02 1.14 1.26 Input Current @ 240V(A) 0.17 0.25 0.35 0.45 0.55 0.70 0.80 0.90 1.00 1.10 1 Input Current @ 277V(A) 0.19 0.24 0.32 0.40 0.49 0.64 0.72 0.80 0.89 0.98 Optics Lumens 3,079 6,017 8,978 11,862 14,697 17,588 20,800 23,567 26,289 29,106 T2 BUG Rating B1-U0-G1 B1-UO-G2 B2-UO-G2 B2-UO-G2 B2-UO-G2 B3-U0-G3 B3-U0-G3 B3-UO-G3 B3-U0-G4 B3-U0-G4 Lumens 3,269 6,388 9,531 12,593 15,603 18,672 22,082 25,020 27,909 30,900 T2R BUG Rating B1-U0-G1 B1-UO-G1 B1-U0-G2 B2-UO-G2 B2-UO-G2 B2-U0-G2 B3-U0-G3 B3-UO-G3 B3-U0-G3 B3-U0-G4 Lumens 3,138 6,133 9,150 12,091 14,980 17,926 21,200 24,021 26,795 29,667 T3 BUG Rating B1-UO-G1 B1-U0-G2 B2-UO-G2 B2-U0-G2 B2-UO-G3 B3-UO-G3 B3-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 Lumens 3,208 6,269 9,354 12,359 15,313 18,325 21,671 24,555 27,390 30,326 T3R BUG Rating B1-U0-G1 B1-UO-G2 B1-UO-G2 B2-UO-G2 B2-UO-G3 B2-UO-G3 B2-U0-G4 B3-U0-G4 B3-UO-G4 B3-U0-G4 Lumens 3,156 6,168 9,203 12,161 15,067 18,030 21,323 24,160 26,950 29,839 T4FT BUG Rating B1-UO-G1 B1-U0-G2 B1-UO-G2 B2-U0-G2 B2-UO-G3 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G5 Lumens 3,116 6,088 9,084 12,004 14,872 17,797 21,047 23,848 26,602 29,453 T4W BUG Rating B1-U0-G1 B1-UO-G2 B2-UO-G2 B2-UO-G2 82-U0-G3 B3-UO-G3 B3-UO-G4 B3-U0-G4 B3-U0-G4 B3-U0-G5 Lumens 3,074 6,006 8,962 11,842 14,672 17,558 20,764 23,527 26,244 29,056 SL2 BUG Rating B1-U0-G1 B1-U0-G2 B2-UO-G2 B2-UO-G3 B2-UO-G3 B3-UO-G3 B3-UO-G3 B3-U0-G4 B3-UO-G4 B3-UO-G4 Lumens 3,138 6,132 9,149 12,089 14,978 17,924 21,197 24,018 26,791 29,662 SL3 BUG Rating B1-UO-G1 B1-U0-G2 B1-U0-G2 B2-UO-G3 B2-UO-G3 B2-UO-G3 B3-UO-G4 B3-UO-G4 B3-UO-G4 B3-UO-G4 Lumens 2,981 5,826 8,693 11,486 14,231 17,030 20,140 22,820 25,456 28,184 SL4 BUG Rating B0-UO-G1 B1-U0-G2 B1-UO-G3 B1-UO-G3 B1-UO-G3 B2-UO-G3 B2-UO-G4 B2-U0-G4 B2-UO-G4 B2-UO-G5 Lumens 3,236 6,324 9,437 12,469 15,449 18,487 21,863 24,773 27,634 30,595 5NQ BUG Rating B1-UO-GO B2-UO-G1 B3-UO-G1 B3-U0-G2 B3-UO-G2 B4-UO-G2 B4-UO-G2 B4-UO-G2 B4-UO-G2 B5-UO-G2 Lumens 3,296 6,441 9,610 12,698 15,733 18,828 22,266 25,229 28,142 31,158 5MQ BUG Rating B2-UO-G1 B3-UO-G1 B3-UO-G2 B4-U0-G2 B4-UO-G2 B4-UO-G2 B5-UO-G3 B5-U0-G3 B5-UO-G3 B5-UO-G3 Lumens 3,305 6,458 9,636 12,732 15,775 18,878 22,325 25,296 28,217 31,241 5WQ BUG Rating B2-UO-G1 B3-U0-G2 B4-UO-G2 B4-UO-G2 B4-U0-G2 B5-U0-G3 B5-U0-G3 B5-U0-G3 B5-U0-G4 B5-U0-G4 Lumens 2,757 5,388 8,040 10,623 13,162 15,751 18,627 21,105 23,543 26,066 SLUSLR BUG Rating B1-U0-G1 B1-UO-G2 B1-UO-G2 B1-U0-G3 B2-UO-G3 B2-U0-G3 B2-UO-G3 B2-UO-G4 B3-UO-G4 B3-U0-G4 Lumens 3,207 6,267 9,351 12,356 15,309 18,320 21,666 24,549 27,384 30,319 RW BUG Rating B2-UO-G1 B3-UO-G1 B3-UO-G1 B3-UO-G2 B4-UO-G2 B4-UO-G2 B4-U0-G2 B4-UO-G2 B4-UO-G2 B5-U0-G3 Lumens 3,219 6,290 9,385 12,401 15,365 18,387 21,745 24,638 27,484 30,429 AFL BUG Rating B1-UO-G1 B1-U0-G1 B1-UO-G1 B2-U0-G2 B2-U0-G2 B2-UO-G2 B2-UO-G2 B3-UO-G2 B3-UO-G3 B3-UO-G3 •Nominal data for 4000K CCT. Eaton Eaton's Cooper Lighting Business 1000 Eaton Boulevard 1121 Highway 74 South Cooper Lighting Cleveland,OH 44122 Peachtree City,GA 30269 Specifications and ADH140426 United States P:770-486-4800 dimensions subject to by E:T•N Eaton.com www.cooperlighting.com change without notice. 2014-08-27 15:04:21 GLEON GALLEON LED LUMEN MULTIPLIER LUMEN MAINTENANCE Ambient Lumen Multiplier Ambient TM-21 Lumen Theoretical L70 Temperature Temperature Maintenance (Hours) 0°C 1.02 (60,000 Hours) 10°C 1.01 25°C >94% >350,000 25°C 1.00 40°C >93% >250,000 40°C 0.99 50°C >90% >170,000 50°C 0.97 ORDERING INFORMATION Sample Number:GLEON-AE-04-LED-E1-T3-GM-700 Product Family' Light Engine Number of t Lamp Type Voltage Distribution Color Mounting Light Squares GLEON=Galleon AE=1A Drive 01=1 LED=Solid State E1=120-277V T2=Type II AP=Grey [Blank]=Arm for Round or Current 02=2 Light Emitting 347=347V a T2R=Type II Roadway BZ=Bronze Square Pole 03=3 Diodes 480=480V e•0 T3=Type III BK=Black EA=Extended Arms 04=4 T3R=Type III Roadway DP=Dark Platinum MA=Mast Arm Adapter e 05=5 T4FT=Type IV Forward Throw GM=Graphite Metallic WM=Wall Mount 06=6 T4W=Type IV Wide WH=White 07=7 5NQ=Type V Narrow 08=8 5MQ=Type V Square Medium 09=9 5WQ=Type V Square Wide 10=10 SL2=Type II w/Spill Control SL3=Type III w/Spill Control SL4=Type IV w/Spill Control SLL=90°Spill Light Eliminator Left SLR=90°Spill Light Eliminator Right RW=Rectangular Wide Type I AFL=Automotive Frontline Options(Add as Suffix) Accessories(Order Separately) 2L=Two Circuits'e OA/RA1016=NEMA Photocontrol Multi-Tap-105-285V 7030=70 CRI 3000K6 OA/RA1027=NEMA Photocontrol-480V 7060=70 CRI 6000K6 OA/RA1201=NEMA Photocontrol-347V 530=Drive Current Factory Set to 530mA 1. OA/RA1013=Photocontrol Shorting Cap 700=Drive Current Factory Set to 700mA 1° OA/RA1014=12tV Photocontrol F=Single Fuse(120,277 or 347V.Must Specify Voltage) MA1252=10kV Surge Module Replacement FF=Double Fuse(208,240 or 480V.Must Specify Voltage) MA1036-XX=Single Tenon Adapter for 2-3/8"O.D.Tenon P=Button Type Photocontrol(120,208,240 or 277V) MA1037-XX=2 @180°Tenon Adapter for 2-3/8"O.D.Tenon PER7=NEMA 7-Pin Twistlock Photocontrol Receptacle MA1197-XX=3 @120°Tenon Adapter for 2-3/8"O.D.Tenon R=NEMA Twistlock Photocontrol Receptacle MA1188-XX=4 @90°Tenon Adapter for 2-3/8"O.D.Tenon HA=50°C High Ambient a MA1189-XX=2 @90°Tenon Adapter for 2-3/8"O.D.Tenon MS/DIM-L08=Motion Sensor for Dimming Operation,Maximum 8'Mounting Height""1e•1° MA1190-XX=3 @90°Tenon Adapter for 2-3/8"O.D.Tenon MS/DIM-L20=Motion Sensor for Dimming Operation,9'-20'Mounting Height"•"•1316 MA1191-XX=2 @120°Tenon Adapter for 2-3/8"O.D.Tenon MS/DIM-L40=Motion Sensor for Dimming Operation,21'-40'Mounting Height"•13.19.1° MA1038-XX=Single Tenon Adapter for 3-1/2"O.D.Tenon MS/X-L08=Bi-Level Motion Sensor,Maximum 8'Mounting Height"•"•1J tu, MA1039-XX=2 @180°Tenon Adapter for 3-1/2"O.D.Tenon MS/X-L20=Bi-Level Motion Sensor,9'-20'Mounting Height"•"•1e•1°•'e MA1192-XX=3 @120°Tenon Adapter for 3-1/2"O.D.Tenon MS/X-L40=Bi-Level Motion Sensor,21'-40'Mounting Height"•'t•"•'"•1e MA1193-XX=4 @90°Tenon Adapter for 3-1/2"O.D.Tenon MS-L08=Motion Sensor for ON/OFF Operation,Maximum 8'Mounting Height"•'t•'x 1t MA1194-XX=2 @90°Tenon Adapter for 3-1/2"O.D.Tenon MS-L20=Motion Sensor for ON/OFF Operation,9'-20'Mounting Height"•'t•1e•1a MA1195-XX=3 @90°Tenon Adapter for 3-1/2"O.D.Tenon MS-L40=Motion Sensor for ON/OFF Operation,21'-40'Mounting Height",'6,",'6 FSIR-100=Wireless Configuration Tool for Occupancy Sensor" DIMRF-LW=LumaWatt Wireless Sensor,Wide Lens for 8'-16'Mounting Height 1e GLEON-MT1=Field Installed Mesh Top for 1-4 Light Squares DIMRF-LN=LumaWatt Wireless Sensor,Narrow Lens for 16'-40'Mounting Height 1e GLEON-MT2=Field Installed Mesh Top for 5-6 Light Squares L90=Optics Rotated 90°Left GLEON-MT3=Field Installed Mesh Top for 7-8 Light Squares R90=Optics Rotated 90°Right GLEON-MT4=Field Installed Mesh Top for 9-10 Light Squares MT=Factory Installed Mesh Top LS/HSS=Field Installed House Side Shield 18.20 TH=Tool-less Door Hardware LCF=Light Square Trim Plate Painted to Match Housing" HSS=Factory Installed House Side Shield" Notes: 1.DesignLights Consortium•Qualified.Refer to www.designlights.org Qualified Products List under Family Models for details. 2.Standard 4000K CCT and minimum 70 CRI. 3.Requires the use of a step down transformer when combined with MS/DIM,MS/X or DIMRF. 4.Not to be used with un-grounded systems. 5.May be required when two or more luminaires are oriented on a 90°or 120°drilling pattern.Refer to arm mounting requirement table. 6.Factory installed. 7.2L is not available with MS,MS/X or MS/DIM at 347V or 480V.2L in AE-02 through AE-04 requires a larger housing,normally used for AE-05 or AE-06.Extended arm option may be required when mounting two or more fixtures per pole at 90°or 120°.Refer to arm mounting requirement table. 8.Not available with LumaWatt wireless sensors. 9.Extended lead times apply.Use dedicated IES files for 3000K and 6000K when performing layouts.These files are published on the Galleon luminaire product page on the website. 10.1 Amp standard.Use dedicated IES files for 530mA and 700mA when performing layouts.These files are published on the Galleon luminaire product page on the website. 11.Consult factory for more information. 12.Utilizes internal step down transformer when 347V or 480V is selected. 13.The FSIR-100 accessory is required to adjust parameters. 14.Not available with HA option. 15.Replace X with number of Light Squares operating in low output mode. 16.LumaWatt wireless sensors are factory installed only requiring network components RF-EM1,RF-GW1 and RF-ROUT1 in appropriate quantities.See www.cooperlighting.com for LumaWatt application information. 17.Not available with house side shield(9551. 18.Only for use with SL2,SL3,SL4 and AFL distributions.The Light Square trim plate is painted black when the HSS option is selected. 19.This tool enables adjustment of parameters including high and low modes,sensitivity,time delay,cutoff and more.Consult your Eaton's Cooper Lighting business representative for additional details. 20.One required for each Light Square. Eaton Eaton's Cooper Lighting Business 1000 Eaton Boulevard 1121 Highway 74 South Cooper Lighting Cleveland,OH 44122 Peachtree City,GA 30269 Specifications and ADH140426 United States P.770-486-4800 dimensions subject to by F.T■N Eaton.com www.cooperlighting.corn change without notice. 2014-08-27 15:04:21 d z i; ii?�t! i ¢ v _ _ p t II nip i < o '7_;:. e,-: Er, '..:-., f w ` !9 0 i T TT g_ N W ;hit 31- 00 s e X N CO , �Z W , _E,',t_., }_.,t F., ! I' iili7jijlf i !i I ;j t i g �$ i l� :.€ c ii 1 iii !r{tai s f a i '! tt10i19 .! . ii ite!i a, i !! 10131ffil}litliiihl `,, f t i • # f ! i >M• ! lit 1 ! I ! •i• ' • 0000 _ it la 1E3oo 1 IN 1111111` � L�J- �!F �1lo� i • 1■ in DI aff •Nommisoi 0_ tv . . \ 110 pi tin ! ,, _, i i, ,,, . ! Cj 1 1 .� :i. , ! °� � Sao �� � t "A\. �� � ® 13 I�'' ► �. - � v 4 u" C i //,'\ Al/0 c/ (97) 1 z 5 a Z P x 0 J w o K wN. x m w... O EXHIBIT 2 8 October 30,2014 Mr. Eric Johnson Page 1 of 2 October 30, 2014 File: 193800151 Attention: Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. N P.O. BOX 2007 Oak Park Heights, MN 55082 Reference: Oak Ridge-Memory Care Addition-Plan Review Dear Eric, We have reviewed the site Development plans for the Oak Ridge Memory Care Addition as submitted by James R. Hill Inc. on October 15,2014. Following are our initial comments and/or recommendations. Sheet 2.10-Existing Conditions 1. Clearly identify existing sewer service locations from the mains to the building. 2. Existing 4"water services have been replaced within the ROW. See attached Draft As-Built sheet. Sheet 4.10-Final Grading, Drainage and Utility Plan 1. Concrete commercial driveway apron shall be provided at the proposed entrance location, and shall be installed per City standard detail. 2. Coordinate with Washington County the proposed driveway entrance connection to the Oxboro Avenue N.alignment. Construct per City standard detail. 3. City staff to be present onsite for connection to city storm sewer. 4. Provide a Maintenance Agreement for the proposed Underground Storm water System. 5. Be sure not to encroach on storm water easement with construction of westerly retaining wall. Sheet 6.10-Details 1. Add the following City Standard Details: a. STR-7/ PEDESTRIAN CURB RAMP DETAILS b. STR-8/CONCRETE DRIVEWAY APRON-COMMERCIAL c. STR-30/CONCRETE CURB REPLACEMENT DRIVE LOCATION (CONCRETE D/W APRON) General Comments 1. Provide record plans or as-built drawings following project completion. Storm water Comments See attached Memo. If you have any questions or require further information please call me at (651)967-4619. Regards, STANTEC CONSULTING SERVICES INC. Cristina M. Mlejnek, P.E. Attachments: OPH Oak Ridge Memory Care Addition Stormwater Review Memo Draft As-Built (Washington County Campus City Utility Imp.Sheet U6) OPH City Standard Detail STR-7 OPH City Standard Detail STR-8 OPH City Standard Detail STR-30 c. Andy Kegley-Oak Park Heights Scott Richards-The Planning Company LLC Julie Hultman-Oak Park Heights Mike Isensee-MSCWMO Stantec Memo To: Cristina, Mlejnek From: Nathan Warner Stantec Consulting Services Inc. Stantec Consulting Services Inc. File: 193800151 Date: October 29, 2014 Reference: Oak Park Heights Oak Ridge Memory Care Addition Stormwater Review This memo summarizes the review of materials submitted on 10/16/14 by James R.Hill,Inc., for the Oak Ridge Memory Care Addition. The submittal was reviewed for compliance with the policies of the City of Oak Park Heights Local Surface Water Management Plan and the Middle St.Croix Watershed Management Organization. The site will need to comply with the runoff rate,runoff volume,and water quality policies of the LSWMP and MSCWMO. The following materials were reviewed as part of the submittal: • Site Plans • Existing and Proposed Drainage Maps • HydroCAD Drainage Summary Runoff Rate 1. The peak runoff rate for proposed development shall not exceed the existing rate for the 2,10,and 100- year rainfall events.The proposed development meets this requirement. 2. Drainage maps should be modified to include contours and land use over the entire drainage area. Runoff Volume 1. Per the City's LSWMP,infiltration standards for proposed projects are based on the Middle St.Croix Watershed Management Organization's Watershed Management Plan. The applicant shall work through the review process with the MSCWMO to ensure all standards are being met. 2. Based on the proposed impervious surface area,an infiltration volume(1/2"over impervious area plus 1/4" over area with compacted soils)of 1,960 cubic feet is required.The 48"perforated HDPE underground storage trench provides for an infiltration volume of 2,055 cubic feet. The applicant shall provide soil information(soil borings,if available)and any other relevant information to ensure that infiltration is a feasible option. Water Quality 1. Per the MSCWMO standards,stormwater must be treated prior to discharging into a water body.A grassed swale and underground storage trench are used to provide water quality treatment on this site. 2. There are no current requirements regarding TP and TSS removal.Storm water detention ponds should be designed to NURP standards.There are no storm water detention ponds on the proposed development. Design with community in mind CO Stantec October 29,2014 Cristina,Mlejnek Page 2 of 2 Reference: Oak Park Heights Oak Ridge Memory Care Addition Stormwater Review Stantec Consulting Services Inc. Nathan Warner Phone:651-604-4754 Nathan.Warner@stantec.com Design with community In mind me r:\client\municipal\oak_park_heights_ci_mn\55 private\oak ridge addition 2014\oph_oakridgememorycare_stormwatermemo_1 02914.docx 1 3;a —mtrw5p.� •f.a��+mnnn MW SIN3WEIA0VdM L3M3S ALtl11NVS 8 NNW V31YM S £ f W1LON 31■3Atl OLORXO e 1 6 1 m��-..—:,:..^..� s3uawanoldwl A I!afl�] sndweo lied l uoaCiu!yseM EIOZ 1 4 1 Q a E y E NW'Say6!OH�ied)PQ !i I l l i f, 1 W - _,- I I oN a z zo owl$ ¢o cy o o, 1 w. w , a= to U • a _ ...__ _� b 5 62ND STREET NORTX 936, mm 91 ZI6 t CM 1 0! I F \ 8 616. �Z{{11�p�{, R._ __81606.. 11 -I 6:oe `f —e Z �i1 te.a 1 �z o .o `ti 9906 0 w �C1 5L 906 r U - { ____ .._ _.. 9916 W U Q W o_u n N j��{QQ�{9 - o. o Si Ti O 9 216 j� w till �I e'r .rte ok • .��r/ 16 90 ZO6 \ %.I� _ 9 806 • te� .. ay 6 1 Z -- it a6.._. i‘ �� E. 'ate .. i o o L CO e 3... s 9a I. 41� • z E ce bar \ yE(S W Y o 0 W Bt E68 Z ' l-I 6 Q a • IS 068 W ��� {.1 {} . 1:f 8�— , �. F . .ZT. '1'006 a A a� N Q= � i• 1 1 1 1 1 1 111 1 1 01 0 e9� o zt i �: �IIIIIIII IIIIUII Z \ 05 q i �� 11.1191 I I_I aI I m L,Cl Z \ 1468 6 t LO 598 Egi In ik• Rail Willi N V r .v I _ 1 I Q y SC Z88 Ind 1111 IIMItir 0 •� 1 41 I;. 1 1 1 1 111 11 f p >t 1 ! g 9 a9e R Ili !� tii: riff F * : 0 *i m ceea a m ' N to � ii , �q�p Qo s 1 1 1 1 1 11111 X111 I l i Ii � s6 rte 149. cc,-,c0) CO r•!• r c u 0988._. o _ III . - Si LLB 41 0�k r £ $— 666 Q asfie..:. • I JIl_h i I 3 i; ! iI o I oa Zt csee �' '� A i /J ley 02.1iElit 10 0889 i is: is a m rn 3i g Nd666565ce/PZ2 050551 wwsVwwtos0 xc1ro csr\Rsa\av,\waoaisi\.wF\e[61\:n Variable A 1 © ADA required truncated dome per Mn/DOT std. plate 7036F Ilk Ildh G (D C O � � t0 p i$iVIII. t.;_I2.22 24" i 'lit#r-siis ,2: : . . : .2 si ..: 8 00 6 Face of 3'0 Variable 3.0 Curb Match Existing Width A-..—I PLAN Round all sloped Top of Curb /intersections r M Variable Match Existing 3.0' Width 3.0' Variable SECTION B—B 8" Varies 4'-0" Design Street Grade Bituminous Max 50:1 / Pathway — x-1�:�— — or Max. 20:1 I` Concrete ••■•■ Sidewalk 41 —6" Concrete —4"Aggregate Base SECTION A—A Concrete curb&gutter PEDESTRIAN CURB RAMP LAST REVISION: cio DETAILS February 20141 Stantec PLATE NO. OAK PARK HEIGHTS, MN ) STR-7 CONCRETE SLAB SHALL BE 7" THICK, CONCRETE APRON SHALL BE CONSTRUCTED ON 4" COMPACTED CLASS 5 GRAVEL BASE (SEE SPECIFICATIONS) 3/4" PER FOOT 18" VARIABLE 10' OR R.O.W. LINE, WHICH EVER IS GREATER 1 VARIABLE GRADE . . . - 7" CONCRETE PAVEMENT 4" CLASS 5 BASE SECTION A-A INCIDENTAL TO APRON NO SCALE POUR CURB INTEGRAL PAYMENT AREA WITH CONCRETE SLAB AS SPECIFIED A A EXPANSION JOINT (TYP) PLAN NO SCALE CONCRETE DRIVEWAY APRON LAST REVISION: COMMERCIAL March 2008 Stantec PLATE NO. OAK PARK HEIGHTS, MN , STR-8 r REMOVE EXISTING CURB DAMAGE EXISTING (MINIMUM ONE PANEL) DRIVEWAY REMOVE EXISTING CONCRETE DRIVEWAY SURFACE EXISTING CONCRETE CURB &GUTTER _ Z :, BACK OF CURB o a a a e G \ ' a a a• • a d A a• ' I is,- a ., a.. CONTRACTION JOINT (TYP.) / // �1� 2'_ ONE PANEL _ 2' MIMIMUM REMOVE EXISTING EXISTING NON-WEAR BITUMINOUS BITUMINOUS SURFACE Q EXISTING ROADWAY D428 CONCRETE CURB & GUTTER FELT EXPANSION JOINT SAWCUT SAWCUT ° . . ° EXISTING DRIVEWAY 6" CONCRETE DRIVEWAY 1 1/2" TYPE LV3 NON-WEAR BITUMINOUS PATCH EXISTING 1 1/2" NON-WEAR SECTION BITUMINOUS BASE CONCRETE CURB REPLACEMENT LAST REVISION: ciDRIVE LOCATION March 2004 Stantec (CONCRETE D/W APRON) PLATE NO. OAK PARK HEIGHTS, MN STR-30 ENCLOSURE 3 City of Oak Park Heights jh To: Planning Commission From: Julie Hultman, Planning&Code Enforcement Date: November 7,2014 Re: 2015 Meeting and Council Representation Schedule Amendment The proposed 2014 Planning Commission meeting calendar and commission representation schedule is attached. The calendar has been created to meet the schedule established by the Planning Commission Bylaws,scheduling its meeting the 2nd or 3rd Thursday of the month,so that it follows the first regular City Council meeting of the month. The commission representation schedule continues the rotation that has been followed in 2014. The Commissioner noted on the schedule for a month is designated as the Commission representative to the City Council meeting in that month. This meeting is typically the Council meeting following the Planning Commission meeting. The Commission should review the meeting dates and representation schedule and move to approve it as presented or with amendment from the Commission. Thank you. C 2015 OAK PARK HEIGHTS PLANNING COMMISSION S M T W T F S S M T W T;: FS 1 2 3 1 2 3 4 5 6 7 14 5 6 7 8 9 10 8 9 10 11 12 13 14 11 12 13 14 15 16 17 I 15 16 17 18 19 20 21 118 19 20 21 22 23 24 I I 22 23 24 25 26 27 28 25 26 27 28 29 30 31 Commissioner Rep.Nelson Commissioner Rep.Thurmes APRIL S M T W I F.. S., S M- T I,, F S 1 2 3 4 5 6 7 1 2 3 4 8 9 10 11 12 13 14 5 6 7 8 9 10 11 115 16 17 18 19 20 21 12 13 14 15 16 17 18 I 22 23 24 25 26 27 28 19 20 21 22 23 24 25 I 29 30 31 26 27 28 29 30 Commissioner Rep.Anthony Commissioner Rep.Bye JUNE S M T W T F S y S 1 2 1 2 3 4 5 6 3 4 5 6 7 8 9 7 8 9 10 11 12 13 10 11 12 13 14 15 16 14 15 16 17 18 1.9 20 17 18 19 20 21 22 23 21 22 23 24 25 26 27 24 25 26 27 28 29 30 28 29 30 31 Commissioner Rep.Nelson Commissioner Rep.Kremer S ;. M T W TF S M I W T. F . S. 1 2 3 4 1 5 6 7 8 9 10 11 2 3 4 5 6 7 8 12 13 14 15 16 17 18 9 10 11 12 13 14 15 I 19 20 21 22 23 24 25 16 17 18 19 20 21 22 26 27 28 29 30 31. 23 24 25 26 27 28 29 Commissioner Rep. Thurmes 30 31 Commissioner Rep.Anthony OCTOBER S M T W T F S S M T W I F_ S 1 2 3 4 5 1 2 3 6 7 8 9 10 11 12 4 5 6 7 8 9 10 13 14 15 16 17 18 19 11 12 13 14 . 15 16 17 20 21 22 23 24 25 26 18 19 20 21 22 23 24 27 28 29 30 25 26 27 28 29 30 31 Commissioner Rep.Bye Commissioner Rep.Kremer NOVEMBER DECEMBER S M T WI F S S M T W T F S 1 2 3 4 5 6 7 1 2 3 4 5 18 9 10 11 12 13 14 6 7 8 9 10 11 12 15 16 17 18 19 20 21 13 14 15 16 17 1,8 19 22 23 24 25 26 27 28 20 21 22 23 24 25 26 29 30 27. 28 29 30 31 Commissioner Rep.Nelson Commissioner Rep.Thurmes Schedule relflects meetings on the Thursday following the first regular City Council meeting of the month as per Planning Commission Bylaws. Council Meeting Planning Commission Meeting