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Home My WebLink About2014-12-09 CC Packet Enclosure 0 , i Oak Park Heights Request for Council Action Meeting Date December 91h,2014 Time Required: 10 Minutes Agenda Item Title: Oak Ridge Memory Care Expansion 6060 Oxboro Ave—Conditional Use Permit and Variances Agenda Placement New Business Originating Department/Reque ., c o.4. on,City Administrator Requester's Signature Action Requested Please see /, de, Background/Justification(P1-. indicate if any previous action has been taken or if other public bodies have advised): Please see the attached from Scott Richards: 1. Planners Report Dated 11/7/14 2. Planning Commission Recommendation–Unsigned. 3. Proposed City Council Resolution. 4. City Tree Ordinance Section 1307.030&City Arborist summary calculation dated 11/10/14 Please Note two items 1) At this time the Developer has not yet secured MSCWMO approval,however being consistent with past practices,the City has considered the application subject to the final MSCWMO approval being secured prior to the issuance of a building permit 2) The Developer may seek to engage in a dialogue regarding the total valuation of Tree Replacement requirements.Their concern is that they feel the amount is too high and the key contributing factor to this calculation is the inclusion of COTTONWOOD species into replacement charges. While this may be a concern,the City Arborist has followed the law as established by the City Council in Ordinance 1307.For this proposed site,the COTTONWOOD species meet the minimum standard of 20"in diameter and are thus subject to the Tree Replacement/Fund requirements and would be included in the calculations and is as follows: 579 NET diameter inches of ALL TREES to be replaced MINUS 75 diameter inches of trees being planted= Replacement Inches subject to impact cost of$50 per dm.inch) Thus,(579-75)=504 then 504 X$50 diameter inch= $25,200.This amount is paid to the Tree Replacement Fund. Recall the City utilizes this funding to plant new trees throughout the City through the Tree Replacement Fund. Page 31 of 126 The Planning Commission did discuss this matter at some length and offered the following: Commissioner Bye,seconded by Chair Kremer,moved to request that the City Council review the Tree Ordinances to consider possible definitional changes as to what is and/or what is not considered a significant tree. Carried 4—0. (Unapproved minutes) If the Council decided to alter its City Ordinance to discount certain types of trees,in this instance "COTTONWOODS"it would have the following impact: The total no.of diameter inches of cottonwoods in the tree inventory for Oak Ridge Pl.Memory Care is 127 in.to be removed and 105 in.to be saved. If the City subtract the cottonwoods from the entire calculation,the values for total removed inches=481 and total saved inches=219. The total no of diameter inches of significant trees on the site would therefore change to 700. The result of the revised calculation for the total no.of required tree replacement inches would be 439 minus the 75 cal.in proposed in the original landscape plan,which would equal 364 inches. The required"cash in lieu of tree replacement"would then be reduced from$25,200 to$18,200. Staff has not evaluated the entirety of this or other possible species that could be considered as not-significant but naturally would if there is a desire on the part of the Council to alter the City Ordinances that would impact the balace of the City and future developments. Page 32 of 126 I TPCP1L $ °° PlanninyCo.com ENCLOSURE 2 1 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 1, LLC, has submitted an application for a Conditional Use Permit for memory care and assisted living facility building expansion, and Variances for setbacks and building height to allow for the construction of a 16 room memory care facility and 26 additional assisted living units at Oak Ridge Memory Care and Assisted Living. The plans include a three story addition to the west of the existing facility and changes to the site plan to accommodate access. The plans also include an exterior facelift on the entire existing building including siding, windows and roofing. This update will allow for the new and old portions of the building to appear as one new structure. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative—Michael Hoefler—October 15,2014 Exhibit 2: Additional Project Narrative—Michael Hoefler—October 27, 2014 Exhibit 3: Title Sheet(T1) Exhibit 4: Site Information Sheet—USGS and Soils Exhibit 5: Drainage Maps Exhibit 6: Existing Conditions Exhibit 7: Final Erosion and Sediment Control Plan Exhibit 8: Final Grading and Drainage.Plan Exhibit 9: Final Utility Plan Page 33 of 126 Exhibit 10: Tree Protection and Replacement Plan Exhibit 11: Details Exhibit 12: Architectural Site Plan(AS1.0) Exhibit 13: Landscaping Plan(L1) Exhibit 14: Landscape Plan Details(L2) Exhibit 15: Lower Level Plan (Exhibit B) Exhibit 16: First Level Plan(A1.1) Exhibit 17: Second Level Plan (A1.2) Exhibit 18: Third Level Plan(A1.3) Exhibit 19: Roof Plan (A1.4) Exhibit 20: Elevations(A2.0) Exhibit 21: Elevations(A2.0) Exhibit 22: Elevations(A2.1) Exhibit 23: Elevations(A2.2) Exhibit 24: Phasing Plan(PH1) Exhibit 25: Photometric Plan Exhibit 26: Light Fixture Specifications Exhibit 27: Building Light Locations and Specifications(Exhibit C) Exhibit 28: Memo from Cristina Mlejnek, City Engineer PROJECT DESCRIPTION Mr. Hoefler has provided the following narrative related to the request for the Conditional Use Permits and Variances: "Our proposed approval we are seeking is for the construction of a 16 room memory care facility and 26 additional assisted living units. This proposal is for a three story addition located just west of the existing facility. In addition we are also seeking approval for both the remodeling (internal) and for the exterior facelift on the entire existing building. This will consist of new siding, windows and roofing. This movement will allow for an architectural tie-In to the proposed addition. The existing and proposed units are as follows: Existing Assisted Living 84 dwelling units Minus one existing unit due to the remodel 83 New Memory Care Units 16 New Assisted Living Units 26 Total 125 dwelling units 2 Page 34 of 126 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—Waigreens East of Site: Present Zoning City of Stillwater Present Use—Washington County Courthouse and parking lots Comprehensive Plan. The 2008 Comprehensive Plan designates this area as high density residential. The existing and proposed use is consistent with this land use classification. Zoning. This property has been designated as R-B Residential/Business Transitional in which nursing homes and similar group housing is a listed conditional use Variances for setbacks and building height are also required to allow for the construction of a 16 room memory care facility and 26 additional assisted living units. A review of the criteria for nursing homes and group housing as found in Section 401.28.E of the Zoning Ordinance is found later in this report. Subdivision. No subdivision or lot combinations are required. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Memory care and assisted living housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirements are 2,500 square feet per unit. The total property currently under control of the owner is 144,574 square feet. With a total of 125 units proposed, the resulting density is 1,156 square feet per unit. As long as the project stays as a memory care and assisted living facility it would meet density requirements of the Zoning Ordinance. The approvals will need to include a provision to assure that the project remains as senior housing and is not converted to non restricted rental housing. Proposed Street Access. The project currently accesses from Oxboro Avenue North which is a Washington County roadway. One access point is currently provided for the property. A second access at the south end of the property will be added with a driveway and turnaround that will provide direct access to the building addition. An access permit will be required from Washington County. Preliminary discussions with the County have indicated there will no issue with obtaining the access. 3 Page 35 of 126 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 Page 36 of 126 1 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 %2 space per unit if agreed to by the City= 55 spaces required. 16 Memory Care Units/ Requires four spaces plus one space for each three beds = 9 spaces required. Total Parking Required=64 spaces The project architect, in his additional project narrative (Exhibit 2)provided background information and a justification why the proposed parking will be adequate to meet the needs of this facility. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. 5 Page 37 of 126 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 Page 38 of 126 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 tot 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 rmn-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 Boutwefs and Oakgreen Village have been granted building height variances to accommodate structures that are typical of this type of residential facility. R-B, Residendal/Business District Standards Section 401.28.E.3 of the Zoning Ordinance provides the CUP standards for allowing this residential use in the R-B District. The standards are as follows: 3. Nursing homes and similar group housing: 7 Page 39 of 126 a. Side yards are double the minimum requirements established for this district and are screened in compliance with Section 401.15.E. of this Ordinance. Comment: The building setbacks are compliant with this requirement. The turnaround area requires a setback variance. b. Only the rear yard shall be used for play or recreational areas. Said area shall be fenced and controlled and screened In compliance with Section 401.15.E. of this Ordinance. Comment: There is a center courtyard area is mostly surrounded by buildings and features a patio and walking path. c. All signing and informational or visual communication devices shall be in compliance with Section 401.03-G. of this Ordinance. Comment: The signage will be compliant. d. The site shall be served by an arterial or collector street of sufficient capacity to accommodate traffic which will be generated. Comment Oxboro Avenue North will accommodate the anticipated traffic. e. All State laws and statutes governing such use are strictly adhered to and all required operating permits are secured. Comment: All State licensing and permits shall be required for opening. f. Adequate off-street parking is provided in compliance with Section 401.15.F of this Ordinance. Comment: The parking standards are met. g. One (1) off-street loading space in compliance with Section 401.15.F. of this Ordinance is provided. Comment: There is adequate space on site for off street loading and an emergency vehicle space is provided in the turnaround. h. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission and City Council should review Section 401.03.A.8 related to Conditional Use Permit criteria and determine if there are any issues with issuing the permit. City Staff has reviewed the criteria and has determined the request is complaint. 8 Page 40 of 126 Development Agreement. The applicant will be required to enter into a development agreement with the City if required by the City Attorney. The development agreement shall be subject to review and approval of the City Attorney and City Council. Conditions have been added related to payment in lieu of taxes and emergency services costs via the Bayport Fire Department. These are standard conditions that have also been placed on Boutwell's Landing and Oakgreen Commons senior housing facilities. CONCLUSION/RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow. • Conditional Use Permit—Memory Care and Assisted Living • Variances—Roadway Setback and Building Height 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 9 Page 41 of 126 11. The Planning Commission and City Council shall comment on the final building appearance, colors and materials. The applicant shall provide a materials board to be discussed at the Planning Commission and City Council meetings. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 14. Any other conditions of City staff, the Planning Commission and the City Council. 10 Page 42 of 126 HrifiF 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, ripA *116 • 740,11T Michael G.Hoefler,NCARB HAF Architects,LLC 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 WWW.HAFARCHITECTS.COM Page 43 of 126 H A F. EXHIBIT 2 G R O U P a a C N l * t C 1 v t t O t Y t 1 O I r t N 1 C O-N N 1 t V C 1 I 0 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 FAXI 651.430.0180 W W W.HAFARCHITECTS.COM Page 44 of 126 HA F. G R O U P sort N ' ( C 1 V ( D e Y ( ( O I N ( N 1 CO N $ t u C 1 O N Building Units—Existing Total Units 84 The existing stalls(tenant and employee usage)currently(on a daily basis)is 16 stalls • 9 tenants currently using underground parking stalls • 7 employees currently using underground parking stalls This equates to 49 stalls not currently being utilized. • 15 visitors and employees currently use exterior parking stalls This equates to 6 stalls not currently being utilized. So,to summarize at present time,there are 55 existing stalls that remain vacant on a daily basis. Our proposal(Addition)adds a total of 16 memory care units and 26 assisted care units. We did lose one unit within the existing building due to renovation.Therefore giving us a net increase of 41 units.Please note that 16 are memory care units,leaving only 25 added units total. We feel that past history of existing usage as well as creating additional surface parking (of 16 more) is more than we feel would be required. As well, we provide bus transportation to shopping and appointments for our tenants,of which the average age is 80+years old. 8.) Provide a draft of the storm water maintenance agreement. HAF Response: We understand that this draft will be provided by the city for the developer's acceptance. 9.) Provide additional detailing on the proposed retaining wall including the construction and any fencing that will be required. HAF Response: Please see attached exhibit A indicating the fenced in area.The actual samples of the above will be brought forward to the commission meeting. Note—the retaining wall of which does not exceed 4'-0" in height shall be constructed of Anchor Retaining Wall Systems(cobblestone).Any areas exceeding 30"in height vertically will be provided with a code compliant barrier(fence 10.)Will an access agreement be required from Washington County? HAF Response: A Washington County access agreement will be required for our new entrance onto Oxboro Avenue North(County Road 63).We submitted the application for the access permit on Thursday October 23. 11.)Have the plans been submitted to the Middle St.Croix Watershed Management Organization? HAF Response: The plans and calculations were submitted to the MSCWMO for their approval on Thursday October 23. 233 MAIN STREET SOUTH,STILLWATER,MN 55082 PH: 651-351-1760 FAX 651-430-0180 W W W.HAFARCHITECTS.COM Page 45 of 126 G R O U P HAF_ ♦ i C M 1 o [ C 1 V 1 1 D t 'V t t 0 • . I w : o t $ 1 t U c SIC N 12.) Will there be any mechanical equipment that will require additional screening? HAF Response:No,all the equipment will be internal. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM Page 46 of 126 1 '� _ �� 7� 3 t IIIIIIOIIIIIIIIIIHII ` `l�II■O in = .u° + jhl!i r _ = d� I��IIIIIIIIIIIIIIIIIII .. ... a .�•d 0Ja11111111111111111111 !� I ry E to 1� A • 6 G o 111111 Ill.1 ii! = ? € 1i* . : : : w 0 §I S g diiii; 1101;11,/ alliiilr 1 I � I ! [l + 1 I ! . - il I� d1 4- � ii �� ii 0 V- : .mod s ( . mew A e s 0 1 O IV 1 I 1 ; E < . P 4efd 6 o' 1 4di o s CD co° ■.- E 1 i 1 1 (l 1 (1 p EI 1 II B I 1 0i,i ! 1111 ftli lq H g I ! I r I`VI u t. i CI A 7 0 4c> - I 1 ; Ei li I I 1 0 i I lid hid! 1 1 G - g V L'i) (I, (.. I 1 . 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Nov' • Ple.1111‘• NmEllein ,4 RU . is•101 Ns ,I -i• I Ii 1 i ; 1, r ill I L1 i L) z 0 i I i 1 I 1 i w t 1 ! i I k f I li, .1 LiiiPf 'g tt tttttt 0*, 81 E-_-) Page 67 of 126 .. -. . =..... ::. :•• 1.• :. il 6 .19. 5 i1 f< ee..g.i.".:'.-..-:-=:.. .i.,*;-.-:•:- ME1-..a I..' i-;:s.-,.:.,-:•7., _I Ifi, P.ii t:.''' .-•-:"'..•*.,. 1I1111111I11111 I1 1 ' I ' 0 U11111111111111E1111 '•, I 0.1 (40Z , E 11 li . , I 1 . • , -.1-7- --■--- . 4.11■1' 4■'ll* 41 G.i. ' \,". #11 t3 ffilltillIA '?., =ftk.,o,NPINvieNtr Da il ii I f It . lit....,. re 4111 fa Ok 1 ' ., ' 1 , , • ' • • .• " rep 0 O. 6 6 r---■‘a,,,'" I 9IM • i. lc - .:'.......,- ,.:. , 1 -\--\-.-\ f-.r. ' \ E, ifr L iTI. ... 1 \ . , .., I natitt.t■I . - •, . 0/ ....+;-...,. ti.o....a. \O ' t , d "/ \ dice- 0 . \ / .\ I ' \ % lir _ .:-.., '---r 1 1 . 1 S 11 0 Page 68 of 126 , . • . " ' LC) N t r ' a�oxsv:+rvos O2iO9XO'8 9£AMH t5 ' I ' .,OGJt I!'.fl �r , . teinwthatn,gris ete 3NdO�La0W3W 3�JOId MVO �.suoo� +rov AUNVb f a s5 W J o� g <g c.W i / Wpi FW W. N W I ' F- ,„ 8 �g ' cg HI}-ICON. a 'IZ Q5�- ` ems., {fl. O 1 m2io c3 �1•� '.ts • 111 1 ; c ; ; ,✓ yP r r r � `Y,‘i • . ty .. . w n f t t 1 .: d Vic? --__... _.-_.... r n' r r 1i v w 1. 1 a ; ; '3 i n ^ . . i^47 f [ g^d .. r . ,. r .. \: TI- l: y Y A2--- ::-. 11. 5i: ,!113 - ; - , ; ; ; ; *; ;, ; -; I 1 !!!�� s :• 1,4 d . 4,i- !1 Page 69 of 126 McGRAW-EDISON® '`energy DESCRIPTION The Galleon' LED luminaire delivers exceptional performance in a Catalog it UNIT Type highly scalable,low-profile design.Patented,high-efficiency AccuLED i! • Optics"" system provides uniform and energy conscious illumination to 111111111111111111111111 walkways,parking lots,roadways,building areas and security lighting Project applications.IP66 rated. , Date Comments Prepared by SPECIFICATION FEATURES Construction be field or factory installed.The easy positioning of fixture during 'i;x. Extruded aluminum driver house side shield is designed to assembly.Designed for pole or N 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 -('`' ;: 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-WV 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 looliii distributions with the scalability expected at 60,000 hours.Available McGraw-Edison Architectural AREA/SITE LUMINAIRE to meet customized application in standard 1A drive current and Colors brochure for the complete requirements.Offered standard in optional 530mA and 700mA drive selection. 4000K(+1-275K)CCT and minimum currents. 70 CRI.Optional 6000K CCT and Warranty 3000K CCT.For the ultimate level Mounting Five-year warranty. of spill light control,an optional Extruded aluminum arm includes house side shield accessory can internal bolt guides allowing for DIMENSIONS POLE MOUNT . ' 3-15116' I ,' ltmml IaoJ I 21-3/4'1553mml I 'B" WALL MOUNT DLC •• u ■milt nilri� Ell��(� ��••�—�——'- CERTIFICATION DATA ULIcUL Wet Location Listed I ISO 9001 U 10-5/32' 21.3/4"[553mml I.7'(17Bmm LM79/LMBO Compliant 1256mm) 3G Vibration Rated • IP66 Rated �� DesignLights ConsortiumCie Qualified' L_6-3/16' J 2.7/161 1157mm1 (61mm1 ENERGY DATA DIMENSION DATA Electronic LED Driver n0.9 Power Factor Number of 'A„ 'B"Standard '8'Optional Weight with Arm EPA with Arm' <20%Total Harmonic Distortion Width Light Squares Arm Length Ann Length' (ris.) (Sq.Ft.) 120V-277V 50/60Hz 1-4 15.1/2'(394rtm) 7'(,78mm) t0'(254mm) 33(15.0 kgs.) 0.96 347V&480V 6OHz -40"C Min.Temperature 5.6 21-5/8'(549rrrn) 7'078mm) 10'(254mm) 44(20.0 kgs.) 1.00 40•C Max.Temperature 7-a 27-5/8'(702nvn) r(17enxn) 13'(330mm) 54(24.5 kgs.) 1.07 50`C Max.Temperature(HA Option) 9-10 33-3/4'(857mm) 7'(176rrvn) 16'(406mm) 63(26.6 kgs.) 1.12 NOTE&1 Extendec um Orion may be reauxed when mooning two or nests insures per prxe a,90.0,120'.toter to arm maintme reWiement table 2 EPA calculated wet+optional arm moan Cooper Lighting 0n04 A ADH140426 by E.T•N •www.design(ights.org %T�ge 70 of 12 14-0a-2715:04:21 GLEON GALLEON LED OPTIC ORIENTATION DRILLING PATTERN Street S:de Street Std. Street Side TYPE "N" 3!4"(19mm1 Diameter 2' Hole 151mm1 tall718'122mm) 1-3(4" C (44mm) C qtr I{ ��© ` Nil -� (2)9/16' e Diameter } Holes House Stir House Side House Side Standard Optics Rotated Left @ 90'1001 Optics Rotated Right @ 90'111901 OPTICAL DISTRIBUTIONS 'Asymmatdd Area Distributions 12 SL2 T3 SL3 T4FT T4W SL4 (Type II) {Type it with Spill Control) (Type III) (Type III with Spill Control) (Type IV ForwardThrow) (Type IV Wide) (Type IV with Spilt Control) .r11r IIIr dli mist ilia Ma --lir- ---w-- Asymmetric Roadway Distributions Symmertdc Distributions RW T2R T39 SNQ 5MQ 5WQ (Rectangular Wide Type Il (Type ti Roadway) (Type Ill Roadway) (Type V Square Narrow) (TypeV Square Medium) (Type V Square Wide) -- .. ED sir 4:21. ■■ Specialized Distributions AFL SU. SLR (Automotive Frontline) (90'Spill Light Eliminator Lett) (90'Spill Light Eliminator Right) rte► 1k ---./'- ARM MOUNTING REQUIREMENTS ■ 4* 90° Configuration 90"Apart 120"Apart GLEON-AE-01 7'Arm 7'Mn 2 @ 190• Triple' l,r r,i (Standard) (Standard) ''�� 1 I 1,I 7'Arm 7'Arm :.t"� GLEON-AE-02 fool (Standard) (Standard) 7'Arm 7'Artn ••_r••— ' —9` GLEON-AE-03 (Standard) (Standard) =��' _.` ��,`�l�l ,-40—'==`I 7'Ami r Arm GLEON-AE-04 (Standard) (Standard) l_J Pill 10'Extended Arm 7'Arm GLEON-AE-05 II. I.'l I,,, l'I (Required) (Standard) ;t i'cl t;t ; i GLEON-AE-06 10'Extended Arm 7'Arm (Required) (Standard) GLEON-AE-07 13'Extended Arm 130 Extended Arm (Required) (Required) 2 @ 90' Triple" 2 @ 120' GLEON-AE-08 130 Extended Arm 13"Extended Arm c.� (Required) (Required) -- • ••� - �/ '• 1 GLEON-AE-09 18'Extended Ann 16'Extended Arm +�' I (Required) (Required) PR l-, .-. •� 18"Extended Ann 18'Extended Ann �� `` GLEON-AE-10 ' r" ;II" "� (Required) (Required) ).f 'I.11 i'i f1tt'ie Pi rtt Estrin Eaton's Cooper Lighting 6usinan to00 Eaton H 4412rd 1121 Highway 74 South Cooper Lighting Geveland,OH44122 Peachtree Crty.GA30269 Soeci'catonsand United States P:7704964800 d whew d to Page 71 of 126DH140426 by IF:(41 Earon.corr www.c000edlght rig rem thane.without nonce. 2014-08-27 15:04:21 GLEON GALLEON LEO 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 to Nominal Power(Watts) 56 107 157 213 264 315 370 421 475 528 Input Current 8 120V(A) 0.47 0.90 1.31 1.79 2.21 2.64 3,09 3.51 3.96 4.41 Input Current 8 208V(A) 0.28 0.51 0.74 1.02 125 1.48 1.76 1.99 2.22 2.50 Input Current 8 240V(A) 0.25 0.45 0.65 0.90 1.10 1.30 1.55 1.75 1,95 220 Input Current 8 277V(A) 0.23 0.41 0.59 0.82 1.00 1.18 1.41 1.59 1.77 2.00 Optios Lumens 5,272 10,303 15,373 20,313 25,168 30,118 35,618 40,357 45,018 49,842 T2 BUG Rating 81-UO-G1 82.00-62 82-1)0-G2 B3-UO-G3 83-00-64 83-00-04 B3-U0-G4 83-1)0-05 84-1)0-65 84-00.65 Lumens 5,597 10,938 16,321 21,565 28,719 31,374 37,813 42.844 47,792 52,914 T2R BUG Rating 81-UO-G1 82-U0-62 82-U0-02 83-UO-G3 83-U0-63 83-1)0.04 B3-UO-G4 B3-UO-G4 64-U0-G4 B4•UO-G5 Lumens 5,374 10,501 15.669 20,704 25,652 30,897 36,303 41.134 45,684 50,802 T3 BUG Rating 131-U0-G2 62-U0-62 B2-U0-G3 63-1)0.03 63-00-04 83-00-04 63-U0-G5 83-UD-G5 64-U0-65 84-U0-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 81-U0-G2 B2-UO-G3 62-U0-G4 83-U0-64 83.1)0-04 B3-UO-G5 83.1)0-G5 83-1)0-05 B3-U0-G5 Lumens 5,405 10,562 15,760 20.824 25601 30,875 36,514 41,372 46,150 51,098 T4FT BUG Rating BI-UO-G2 62-U0-G2 82-1)0-03 B3-UO-G4 63-U0-G4 B3-U0-G5 63-U0-65 B3-U0-G5 63-UO-G5 63-UO-G5 Lumens 5,335 10,426 15.558 20,555 25.488 4 30,476 36,042 40,838 45,554 50.438 T4W BUG Rating B1-UO-G2 62-U0-62 82.1)0.63 63-1)0.04 83-U0-04 B3-U0-G5 63-00-65 84-U0-G5 84-U0-G5 B4-UO-05 Lumens 5,263 10,285 15.347 20,278 25,124 30.068 35,556 40,288 44,940 49,756 SL2 BUG Rating 81-1)0-62 62-1)0-62 82.1)0-63 63-1)0-03 83-110-64 83410-64 B3-U0-G5 83.00-05 84-00-05 84-1)0.05 Lumens 5,373 10,500 15,667 20,701 25,649 30,693 36,298 41,128 45,878 50,794 SL3 BUG Rating 61-UO-G2 62.00.03 82-U0-G3 63-1)0-64 633.1)0.64 B3-U0-64 63-00-65 63-1)0-05 83-U0-G5 63-1)0-65 Lumens 5,105 9,976 14,886 19,669 24,370 29,163 34,488 39,078 43,591 48262 SL4 BUG Rating 81-U0-G2 B1-UO-G3 61-UO-G3 E2-UO-G4 82-U0-G4 B2-1)O-G5 B3-UO-G5 83-U0-05 B3-UO-GS 83.00-65 Lumens 5,542 10,830 16,160 21,352 26,455 31,658 37,439 42,421 47.320 52,392 5N0 BUG Rating 82.00-61 83-U0-G1 63-00-02 84-U0-G2 84-U0-G2 85-U0-G2 65-1)0-03 85-U0-G3 B5-U0-G3 135-U0-G4 Lumens 5,644 11,029 16,457 21,745 26,942 32241 38,128 43,202 48,191 53,358 5M0 BUG Rating 83-1)0-61 64-U0-G2 84-110-02 85118-G3 B5-UO-G3 65-1)404 85-U0-G4 85-1)0-04 85-110.04 B5-U0-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 83-UO-G1 84-00-02 64.00.62 65410-03 B5-U0-G4 65-U0-G4 B5-U0-G4 B5-U0-G5 85.1)0.05 65.1)0.65 Lumens 4,722 9.227 13.767 18,191 22,539 28,971 31,897 38,141 40,315 44,635 SLIJSLR BUG Rating 61-1)0.02 Bt-U0-G3 B2-U0-G3 62-00-63 83-00-64 B3-U0-G4 63-1)0-05 83-UO-G5 83-U0-G5 83-00-65 Lumens 5,492 10,732 16,014 21,159 28,216 31,372 37,101 42,038 46,893 51,918 RW BUG Rating B2-UD-G1 83-VO-G1 64-L10-G2 84-UO-G2 B4-U0-G2 65-UO-G3 65-U0-G3 B5-UO-G3 85-U0-G4 85-00-64 Lumens 5,512 10,771 18.072 21,236 26,311 31,488 37,236 42,191 47,063 52,107 AFL BUG Rating B1-00-61 B1-U0-G1 B2-U0-G2 B2-U0-G2 83-1)0-63 63-U0-G3 B3-00.03 83-00{x3 83-00.03 83-00.04 •NORtinm data for 4000K CC1. Eaton Eaton'.Cooper Lighting awinese Cooper Lig ht i ng 1000 Eaton OH 44122 1171 Highway 74 South 302 CW0 Eaton E 44122 Peachtree Guy,0.430269 St>anfKatams and �,ADH140426 United States P:7704884800 arnansione subset to Page 722�a17 1&04:21 by E.Add Eaton.corn wwwc000erpghnna.cor' detnge wIhout novice. GLEON GALLEON LEO NOMINAL POWER AND LUMENS(700MA) Number of Ught Squares 1 2 3 4 5 8 7 8 9 10 Drive Current 700mA 700mA 700mA 700mA 700mA 700mA 700m.A 700mA 700mA 700mA Nominal Power(Watts) 38 72 105 138 176 210 243 276 314 348 Input Current at 120V(A) 0,32 0.59 0.86 1.14 1.45 1.72 2 2.28 2.58 2.86 Input Current 0 208V(A) 0.21 0.38 0.51 0.67 0.87 1.02 1.18 1,34 1,53 1.69 Input Current 0 240V(A) 0.19 0.32 0.45 069 0.77 0.90 1.04 1.18 1.35 1.49 Input Current 0 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 38,430 T2 BUG Rating 81-110-01 81 4)0.62 B2-U0-G2 82-U0-02 B3-U0-G3 B3-U0-013 83-110-04 83-U0-G4 B3-U0-04 83-UO-G4 Lumens 4,091 7,995 11.929 15,762 19,529 23,370 27,838 31,316 34,932 38,676 T2R BUG Rating 814)0.61 B1-U0-62 82-1)0-62 B2-UO-G2 B3-U0-G3 83-U0.63 B3-UO-G3 133-U0-64 83-1)0-G4 83-1)0-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 82-U0-G2 B2-U0-63 B3-U0-03 B3-U0-64 83-UD-G4 83-)0-04 B3-U0-G4 03-U0-015 Lumens 4,015 7.846 11,707 15,469. 19,166 22,936 27,124 30.733 34,283 37,957 T3R BUG Rating 81410-61 B1-U0-02 82-)0.62 82-U0-G3 82-1)D-G3 83-U0-G4 83-UO-G4 B3-U0-04 83-1)0-65 63-1)0-05 Lumens 3,951 7,720 11,519 15.221 18,858 22,567 26,688 30.240 33,732 37,347 T4FT BUG Rating 81-UO-G1 B1-U0-G2 B2-U0-02 B2-UO-G3 B2-UO-04 63-)044 63-1)0-64 83-U0-G5 83-1)0-65 83-UO-GS Lumens 3,900 7,620 11,370 15,024 18,615 22,276 26.343 29.849 33,298 38,864 T4W 'a' BUG Rating 61-1)0-61 B1-U0-62 B2-U0-62 82-U0-G3 B3-U0-G4 B3-UO-G4 133-U0-04 83-U0-65 B3-U0-G5 83-U0-65 Lumens 3.847 7,518 11,217 14,821 18,364 21,975 25,988 29,447 32.847 36.368 SL2 BJG Rating 81-1)0-61 81-1)0.62 82-U0-G3 a2'U0-G3 83-1)0-03 83-U0.64 83.1)0.64 B3-U0-G4 63-1)0.64 83-U0-65 Lumens 3,927 7,675 11,451 15,131 18,747 22,434 28,531 30,061 33,533 37,126 SL3 BUG Rating 81-1)0-61 Bt-U0-G2 62-U0-133 132-UO-G3 a2-U0-G3 B3-UO-G4 B3-UO-G4 83-00-64 83-UO-65 83-1)0.65 Lumens 3.731 7,292 10,880 14,376 17,812 21,315 25.208 28,562 31,881 35,275 SL4 BUG Rating 81-1)0.62 61-U0-62 B1-U0-G3 81-1)0-33 82-UO-G4 82-1)0-64 82-1)0-94 82-UO.65 82-1)0-65 83-U0-65 Lumens 4,051 7,916 11,811 15,606 19,336 23,139 27,365 31,006 34,587 38,294 5N0 BUG Rating 82-1)0-61 133-U0-61 B3-U0-G1 B3-U0-G2 B4-U0-62 84-1)0.02 B4-U0-G2 B5-U0-G2 85-)0-63 85-1)0-03 Lumens 4,125 8,062 12,029 15.894 19.692 23,565 27,869 31,577 35,224 38,999 5MQ BUG Rating 82-110-01 63.1)0-92 B4-UO-G2 64.1)0-02 B4-UO-G2 65-1)0.63 85-U0-63 85-1)0.63 85-U0-G4 65-1)0-64 Lumens 4,136 8,083 12,081 15,936 19,745 23,628 27,943 31,661 35,318 39,103 SWO BUG Rating 83-00.61 B3-UG-62 84d30-62 B4-U0-G2 B5-UO-G3 85-130-63 85-U0-G4 B54)0.64 85-U0-G4 135-11O.64 Lumens 3,451 8,744 10,063 13,296 16,474 19,714 23,314 26,416 29,487 32.625 SLL/SLR BUG Rating 131-UO-01 al-U0-62 B1-UO-G3 B2-U0-G3 62.1)0-63 82.1)0.64 B3-U0-(34 83-1.10-64 8341065 133 4)0.65 Lumens 4,014 7,844 11,704 15,465 19,162 22,930 27.118 30,726 34,274 37,948 RW BUG Rating 82-110-60 83-130-61 133-U0-62 8400.62 64-1)0.62 84-1)0-62 84-00-02 85-U0-G3 65-1)0.63 B5-U0-G3 Lunen 4,029 7,873 11,747 15,522 19,231 23,014 27,216 30,838 34,399 38,086 AFL BUG Rating 131-U0-61 61-130-61 B2-UO-G2 82-'JO-G2 82-1)0-62 83.1)0-62 83-1)0-63 133-UO-G3 83-U0-GO 83-U0-G3 •Nominal date for 4000K OCT. Eaton Eaton',Coop*,Lighting awi*aaa 1000 Eason aou4vwd 1121 Htdhwar 74 South Cooper Lighting 1000 Clevend OH81127 Peed eeGry,6430769 SnedfcatonsaM OH 40426 United States 1'770-486.4800 -mansions subject to Page 73$,41� by E:T-N Eaton corn wv+w.caopers8htinp.com charge without notice g 2 4- 7 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 530rnA 530tnA Nominal Power(Vans) 30 54 80 '05 130 159 184 209 234 259 Input Current 8 120V(A) 0.25 0.45 0.86 0.88 1.07 1.32 1.52 1.72 1.93 2.14 Input Current 8 208V(A) 0.17 0.28 0.39 0.51 0.63 0.78 0.9 1.02 1.14 1.26 Input Current 8 240V(A) 0.17 025 0.35 0.45 0.55 0.70 0.80 0.90 1.00 1.10 Input Current 8 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 11,882 14.697 17,588 20.800 23,567 26,289 29,106 T2 BUG Rating B1-UO-G1 B1-U0-G2 82-1)0.02 B2-U0-G2 B2-U0-G2 83-00-03 83-10.03 83-1)0-03 83-10-34 83-1/0-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 61-1)0.01 81-1)0.01 B1-1)0-62 62-1)0-62 82-1)0.62 B2-U0-G2 83-UO-G3 B3-1)0-03 93-U0-03 63-U0-04 Lumens 3,138 6,133 9,150 12,091 14,980 17,928 21200 24,021 26,795 29,687 T3 BUG Rating 81-U0-G1 B1-U0-G2 62-1)0.32 B2-U0-G2 82.1)0.03 83-UO-G3 83-U0-G3 534)0-G4 B3-U3-64 B34U0-64 Lumens 3,208 6,269 9,354 12,359 15,313 18.325 21,671 24,555 27,390 30,326 7313 BUG Rating B1-U0-G1 81-U0-G2 01-U0-G2 B2-1)0.02 82-00.63 B2-U0-G3 62-1)0.64 83-U0-64 B3-U0-G4 B3-UO-G4 Lumens 3,156 6,168 9.203 12.161 15,087 18,030 21.323 24,160 26,950 29,839 T4FT BUG Rating B1-U0-G1 81-1)0-02 81-UO-G2 82-1)0-32 B2-UO-G3 82-U0-63 83-1)3-G4 83.00.64 83-110-G4 B3-1)0-05 Lumens 3,118 6,088 9,084 12,004 14,872 17,797 21.047 23,848 26,602 29,453 T4W BUG Rating B1-UO-G1 B1-U0-62 B2-UO-G2 82-1)0-02 62-U0-G3 B3-U043 83-U0-G4 (33-U0-G4 83-00-G4 83-1)0-35 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 82.00-63 82-U0-G3 83.1)0-03 83-1)0-03 63.1)0.64 63-00-04 83-1)0.64 Lumens 3,138 6,132 9.149 12,089 14,978 17,924 21,197 24,018 26,791 29,662 SL3 BUG Rating 81-U0-61 81.1)0-02 B1-UO-G2 82-1)0-03 B2-1)0-03 82-1)0-63 83.1)0-64 83-U0.34 63-1)0.64 63-1)O-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 80-00.01 91-1)0-62 81-U0-63 61-1)0.33 81-110.03 62-1)0.03 82-1)0-64 B2-UO-G4 B2-UO-G4 62-1)0-05 Lumens 3236 6,324 9,437 12,489 15,449 18,487 21,863 24,773 27,634 30,595 5NQ BUG Rating 81-00-00 62-1)0-61 83-1)0-61 83-U0-G2 83-U0-G2 134-U0-G2 84-110-62 84-1)0.62 B4-U0-G2 85-U0-G2 Lumens 3.296 6,441 9,610 12,698 15,733 18,828 22266 25,229 28,142 31,156 5140 BUG Rating 82-1)0.01 83-1)0-01 B3-UO-G2 64-1)0-02 84-00.02 64.1)0-02 05-1)0-03 85.1)0.03 80-1)0-03 85-1)0.03 Lumens 3,305 6,458 9,638 12,732 15,775 18,878 22,325 25,296 28,217 31,241 5WQ BUG Rating B2-U0-G1 83-U0-02 84.1)0-G2 94-U0-G2 84-1)0-02 85-UO-G3 85-1)0-03 85-1)0-03 . 85-00-34 B5-U0-04 Lumens 2,757 5,388 8,040 10,623 13,162 15,751 18,627 21,105 23.543 28,066 SLUSLR BUG Rating B1-U0-G1 B1-U0-G2 B1-1J0-G2 81-1)0.03 B2-U0-G3 B2-U0-G3 B2-U0-G3 62-U0-G4 B3-00-G4 83-1)0.64 Lumens 3207 8,267 9,351 12,358 15,309 18,320 21.668 24,549 27,384 30,319 RW BUG Rating 02-U0-G1 83-1)0-01 8 -0 3-UO-G1 83-1)0.02 94-110 2 84-U0-G2 194-1)0-62 134-U0-G2 B4-U0-62 65.00.63 Lumens 3.219 8,290 9,385 12,401 15,385 18,387 21,745 24,638 27,484 30,429 AFL ' BUG Rating B1-U0-G1 81-1)0-01 B1-UO-G1 B2-U0-G2 B2-U0-62 82-1)0-02 82-U0-G2 B3-1)0-02 B3-1)0.03 83.10.03 •Nominal data for 40006 COT Eaton Eeton'e Cooper'Joining;Buatneaa 1000 Eaton Boulevard 44122 1121 Highway 74 South Cooper Lighting Cleveland,off 44122 PoathveeGry,GA 30269 Seacilocationa and Page 74 of 128014140426 Unted States P:770-4864800 dunens:wa subject to by E:T•N Eamon tom wsw+.coopen9hting.com change without notice, 2014-08-2715:04:21 OLEON GALLEON LED LUMEN MULTIPLIER LUMEN MAINTENANCE Ambient Lumen Multiplier Ambient -21 Lumen ient Theoretical 1.70 Temperature Temperature Maintenance (Hours) 0°C 1,07 180.000 Hours) 10°C 101 75°C >94% =350,000 25"C 1,00 40•C >93% >250,000 40°C 0.99 50°C >90% s 170,000 50°C 0.97 ORDERING INFORMATION Sample Number GLEON-AE-04-LED-El-T3-GM-700 Product Family' Light Engine Number of r Lamp Type Voltage Distribution Color Mounting LIgM Squares GLEON=Galleon AE=1A Drive 01=1 LED=Solid State E1=120-277V T2=Type 8 AP=Grey (Blank)=Arm for Round or Current 02=2 Light Emitting 347=347V' T2R=Type II Roadway 9Z=Bronze Square Pole 03=3 Diodes 480=480V'•' T3=Type ill dK=Black EA=Extended Arm' 04=4 T3R=Type III Roadway DP=Dark Platinum MA=Mast Arm Adapter' 05=5 T4FT=Type IV Forward Throw GM=Graphite Metallic WM=Wall Mount 06=6 T4W=Type IV Wide WH=White 07=7 5NO=Type V Narrow 08=8 5M13=Type V Square Medium 09=9 SWQ=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 Leh SLR=90°Spill Light Eliminator Right RW=Rectangular Wide Type I AFL=Automotive Frontline • Options(Add as Suffix) Accessories(Order Separately) 2L=Two Circuits" OA/RA1018=NEMA Photocontrol Multi-Tap-105-285V 7030=70 CRI 3000K' OA/RA1027=NEMA Photocontrol-480V 7060=70 CRI 6000K' OA/RA1201=NEMA Photocontrol-347V 530=Drive Current Factory Set to 530mA" OA/RA1013=Photocontrol Shorting Cap 700=Drive Current Factory Set to 700mA" OA/RA1O14=120V Photocontrol F=Single Fuse(120.277 or 347V.Must Specify Voltage) MA7252=10kV Surge Module Replacement FF=Doubie Fuse 1208,240 or 480V.Must Specify Voltage) MA1038-XX=Single Tenon Adapter for 2-3/8'0.0.Tenon P=Hutton Type Photocontrol(120,208,240 or 277V) MA1037-XX=2 @180•Tenon Adapter for 2-3/8"0.13.Tenon PER7=NEMA 7-Pin Twistlock Photocontrol Receptacle MA1t97-XX=36120'Tenon Adapter for 2.3/8"0.0.Tenon R=NEMA Twistlock Photocontrol Receptacle MA11BB-XX=4 4990'Tenon Adapter for 2-38"O.D.Tenon HA=50•C High Ambient' MA1189-XX=2 '90'Tenon Adapter for 2-3/8'0.0.Tenon MS/DIM-L08=Motion Sensor for Dimming Operation,Maximum 8'Mounting Height"'""'• MA1190-XX=3 '90'Tenon Adapter for 2-38"0.0.Tenon MS/DIM-L20=Motion Sensor for Dimming Operation,9'-20'Mounting Height""•"" MA1191-XX=2 @120'Tenon Adapter for 2-3/8'all Tenon MS/DIM-L40=Motion Sensor for Dimming Operation,21'-40'Mounting Height"-'°-"" MA1038-XX=Single Tenon Adapter for 3-1/2"O.D.Tenon MS/X-L08=8i-Laval Motion Sensor,Maximum 8'Mounting Height n,"- MA1039-XX=2 @l80°Tenon Adapter for 3-1/2'O.O.Tenon MS/X-L20=Bi-Level Motion Sensor,9'-20'Mounting Height"•'x""•" MA1192-XX4@ 120'Tenon Adapter for 3-1/2"0.0.Tenon MS/X4.40=8i-Level Motion Sensor,21'-40'Mounting Height"A2""•" MA1193.XX=41990°Tenon Adapter for 3-1/2"D.D.Tenon MS-LOB=Motion Sensor for ON/OFF Operation,Maximum 8'Mounting Height"•" MA1194.XX=21/890•Tenon Adapter for 3.1/2'0.0,Tenon MS-L20=Motion Sensor for ON/OFF Operation,9'-20'Mounting Height"•"-'s" MA1195-XX=3 @90'Tenon Adapter for 3.1/2"0.0,Tenon MS-L40=Motion Sensor for ON/OFF Operation,21'-40'Mounting Height",",.." FSIR-lOOoWireless Configuration Tool for Occupancy Sensor DIMRF-LW=LumaWatt Wireless Sensor,Wide Loris for 8'-16'Mounting Height'• GLEON-MTI=Field Installed Mesh Top for 1-4 Light Squares DIMRF-LN=LumeWatt Wireless Sensor,Narrow Lens for 16'-40'Mounting Height'" GLEON-MT2=Field Installed Mesh Top for 5-8 Light Squares L90=Optics Rotated 90°Left GLEON-MT3oField Installed Mesh Top for 7-8 Light Squares R90=Optics Rotated 90'Right GLEON-MF4=Field Installed Mesh Top for 9.10 Light Squares MT:Factory Installed Mesh Top LS/HSS=Field Installed House Side Shield N" TH.-Tool-less Door Hardware LCF=Light Square Trim Plate Painted to Match Housing" HSS=Fectory Installed House Side Shield" Netes, 1.DeslgnLighta Consortium°Qualified.Refer to www.dssignligh".org Qualified Products List under Family Models for detaiie. 2.Standard 4000K CCT and minimum 70 CRI. 3.Requires the uee of a step down transformer when combined with MS/DIM.MS/X or DIMRF. 1.Not to be need with ungrounded systems. B.May be required when two or more luminaires ere oriented one 80'or 120'drilling panern.Refer to arm mounting,equiremem table, 8.Factory Installed. 121 is not available with MS,MS/X or MS/DIM at 3471/or 480'.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 torture*per pole at 90'or 120'.Refer to ant,mounting requirement table. 5.Not available wits W m,Wan wireless sensors. IL Extended IoW times apply.Use dedicated BS files for 3000K and 8000K when performing layouts.These Nes are published on the Galleon leminaire product page On the webede. 10.1 Amp standard.Use dedicated IES files for 530mA and 700mA when performing layouts.Thee*RNs ere published an the Galleon lumineire product page err thewebsiN. 11.Ceneult factory for more Information. 12 Utilises internal atop down transferrer when 3471/or 4801/N 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. 18,WmaWan winks sensors are factory installed only requiring network components RF£M1,RF-GW 1 and Rf-ROUT1 in approprrete quantities.Se*wwwsoopenighting.corn for Lum.Wen application information. 11 Not available with house side shield MSS). 15.Only for use with SL2.St3.514 and API dish itMiens.The Light Square trim plate Is painted blade when the HSS option is selected. 15.This tool enables adjustment of pererneters including nigh and low modes,e*nsillvity.time delay,cutoff end more.Consult your Eaton's Cooper LigMina business reprosontative for additional details. 20.One required for each Light Swan. Eaton Eaton's Cooper L1gMing Bualness Cooper Lighting tooClev Eaton Boulev27 1121 Highway 74 South °Ead Boutev? Peachtree Gay,fiA30269 SpaMntonaantl DHtg642s United States F 770466-4800 diiarsionss suplect to Page 75$f 1 n by F:TaN Eaton tom www.coopad,ghung coo, lunge wohout notxa. 27 15:04:21 .. .. ..: n ... - ... , :. ...i I ‘A 1111111 H11111111111 i 1 i 'iii' ' ' 0 „... .. , . ,z . ._. ::, ..... ...., i 1:14 --- -;. . •.: ; -- ii .. e,4 El I I i I I I 1 I 11 ili II h,k 1 1'1 1 , 1 i c‘ ::; :!: "ra: cl, 11 ii • 1 W 0::: i:: aim< ;' :i i ri ■••4 5 MIN111111111111111111111 e--- C\J ■ I (t2 tXt Ili i i E i di ibi iilillii.011111 1, 1. 11;0101 hill I il iiibilioiliiiii-ii . ,), l 1, l , in i i i , --1 • 1 1 -' 17,*1 ''. ' t . r'l . ■ i ' eit -"-: ,. "-, I6 i (;) ; t.OS: II II II RAI =lir 1 ,...:-.1 ? in t:13 13 1 I i ,__ II 1 tii= I . 83 83 23 83 gy 13 ilium" 4, err 000, I I ' 13 n'ta AI t3 0 lii.y NIII111111111 ii- ---/..---- .--61:311-13. 19 g 11 LE[1°„ r■rlii.., ,.0 0 • alrip iji ---17...1 ,,,,,,=,--e 5i-r 1, .. ,. • i by, ,11 Iri ah RI 40%.....0 1 I a- lit ELI- ii.!. -tail iii , -131/13. Mil'17' i il _ I \'‘\ El ILI imil ,k , , 1 .'m ___•_ it . .... e '\ )1 -sC- \ ico )) 43r1 Ali I 1, 1 4 ,i il 6. i ' i 4111).; 6)%1 . 1) • i. '101 3 ' / 4,1,-,N. , 00..4i:\., - , w to' 1 ,.■ 11 -// / ,.'* __________ C(0/ 4e . I 1 1 , o I 4iaw I t .t.1 d 1 •,- . - , L. , i ;_--_., C) I (c;,,,, ____Ianfil____ ■--) •)'‘ C) \' ----_____----- --- 0 . % -..e 76 of 126 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.HR Inc.on October 15,2014.Following are our initial comments and/or recommendations. sheet 2.10-Existing Conditions 1. Clearly identify existing sewer service locations from the mains to the building. 2. Existing 4"water services have been replaced within the ROW, See attached Draft As-Built sheet. sheet 4.10-Final Gradina.Drainaae 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-Detais, 1. Add the following City Standard Details: a. STR-7/PEDESTRIAN CURB RAMP DETAILS b. STR-8/CONCRETE DRIVEWAY APRON-COMMERCIAL c. STR-30/CONCRETE CURB REPLACEMENT DRIVE LOCATION (CONCRETE D/W APRON) Page 77 of 126 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. GG� • 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 Pork Heights Mike Isensee-MSCWMO Page 78 of 126 Stantec Memo To: Cristina,Miejnek 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.Hlll,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 ISWMP 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,to,and loo- 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 ISWMP,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(lii"over impervious area plus r/o" 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 h commtmlty In mind Page 79 of 126 Stantec October 29,2014 Cristina,Mlejnek Page 2 of 2 Reference: Oak Park Heights Oak Ridge Memory Care Addition Starmwater Review Stantec Consulting Services Inc. Nathan Warner Phone:651-604-4754 Nathan.Warner@stantec.com Dear with corrrrnla*y in mind me r.\cYsnt\municipal\ he hts,sLmn\55{ vato\oak addition 2014\ork rnerno 'ars ftgmwalxmsm0_t024t1.dxx Page 80 of 126 I .! ye 77174;;;;;;E:::— ;ll6/6r�PIdwI M S AMNUMO 111Th N71VM 1 i `a % iiiiilW H1204 311N3AY([i IEI ---�enrrm�e...�+. du i A71W% *TKO uol6uigSPM£101 { 1 !E Id Ei■' .�. rw.. NW's746!aH ed le0 I!_!i i 1 a 7n a 7K to 11 o dS W 7 .Z o Zc \ . i a ttc l _ �u `' m ' I a� 3 ' U _ . Ug J cuos,waTM11- -=•ter- — — LL • \ rep I. r11IIIiiI1I �_a, 2 o a n u 9 n5 au(0 SW "I • 1 t B. : [1::i r • 0:4•, , 1\.—AIM E 1 4 t \ WOO rOM v Y i _ z III! s!t.-- —.• 1' g ' I! t I C 4; Z W J... t ;3 ++�ii el 7 'II A ;,87( !! ;II : \ TX I pF liii Q z 1\ j1'' 8 . 0 . 'J .`- I ..:+ root is O 11111 J!� ! rap u- 9 crell oi � ,! .1f�11111Iilliiillgl O W ; l ``I W ` Z o l ..-..- k,. S � rxs. d : ! Z igm S. e1g 1� ! •unnuNUnuud I , “. pz,_,.ve 1Ii ��:pa iuiiia ao S TM I 1 —7 1 0; 4 4:1°1 0 .1111111 4:: 11 li WI ! l' '-'''' ",%7-' dii ' -'°L-bi l'illtMA IL__ ---- — ,a psa $1 y . i t« a l �� 1 uLa I y 0 s i l : P ail I id' ^"°�. jolj fill L ;iIIiflhid lip C a,. I 11 1121g lit ....,1 g6 Iiiiiiiiii$1 110 ri I y , - p - e . ES Variable r A 1 © ADA required truncated dome per Mn/DOT std. plate 7036F om+ G 6 Q C 4i v c to 24"A:„,,,J B 00 g ' Face of 3'0 .riabl- 3.0 Curb Match Existing Width A-•--1 PLAN Round all sloped \_Tap of Curb intersections r w Variable Match Existing 3.0' Width 3.0' Variable SECTION B-B 8"^ Varies 4'-0" Design Street Grade Bituminous Max 50:1 / Pathway Max. 20.1 _ or ,�` Concrete �..� Sidewalk 0) —6"Concrete —4"Aggregate Base SECTION A-A Concrete curb&gutter PEDESTRIAN CURB RAMP LAST `r0N' DETAILS February 2014 Stantec PLATE NO. OAK PARK HEIGHTS, MN ] sTR-7 Page 82 of 126 CONCRETE SLAB SHALL BE 7" THICK, CONCRETE APRON SHALL BE CONSTRUCTED ON 4" COMPACTED CLASS 5 GRAVEL BASE (SEE SPECIFICATIONS) 3/4" PER FOOT F 18" VARIABLE 10' OR R.O.W. LINE, WHICH EVER IS GREATER 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: March 2008 Stantec COMMERCIAL PLATE NO. OAK PARK HEIGHTS, MN STR-8 Page 83 of 126 REMOVE EXISTING EXISTING CURB DAMAGE DRIVEWAY REMOVE EXISTING (MINIMUM ONE PANEL) CONCRETE DRIVEWAY SURFACE EXISTING CONCRETE CURB &GUTTER _ BACK OF CURB d 4 L1 11 ♦ d •• • . • ♦ . • il 2, - \ 4 / 77. A di • 4#41 1°4f4 CONTRACTION JOINT(TYP.) 2' ONE PANEL 2' —MIMIMUM REMOVE EXISTING EXISTING NON-WEAR BITUMINOUS BITUMINOUS SURFACE Q EXISTING ROADWAY D428 CONCRETE CURB &GUTTER FELT EXPANSION JOINT c. SAWCUT SAWCUT EXISTING DRIVEWAY 6" CONCRETE DRIVEWAY 1 1/2" TYPE LV3 NON-WEAR BITUMINOUS PATCH EXISTING 1 1/2" NON-WEAR SECTION BITUMINOUS BASE CONCRETE CURB REPLACEMENT LAST REVISION: DRIVE LOCATION March 2004 al) Stantec (CONCRETE D/W APRON) PLATE NO. OAK PARK HEIGHTS, MN STR-3O Page 84 of 126 A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER,REPRESENTING TIC PROPERTIES I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION AND VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional. Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following fmdings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living,is a conditional use;and 4. TIC Properties I,LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location;and 5. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required; and Page 85 of 126 6. The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed;and 7. City staff prepared a planning report dated November 7, 2014 reviewing the request; and 8, Said report recommended approval of the Conditional Use Permit and Variances subject to the fulfillment of conditions;and 9. The Planning Commission held a public hearing at their November 13, 2014 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North,and affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request, 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 86 of 126 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St,Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 3 Page 87 of 126 11. The City Council was favorable to the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 9th day of December,2014. Mary McComber,Mayor ATTEST: Eric A.Johnson,City Administrator 4 Page 92 of 126 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY MICHAEL HOEFLER,REPRESENTING TIC PROPERTIES S I, LLC FOR A CONDITIONAL USE PERMIT FOR A MEMORY CARE AND ASSISTED LIVING BUILDING EXPANSION AM) VARIANCES FOR SETBACKS AND BUILDING HEIGHT AT 6060 OXBORO AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion, and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 Oxboro Avenue North, and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights recommended the application with conditions. The City Council of the City of Oak Park Heights makes the following findings of facts and resolution: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which nursing homes and similar group housing, to include memory care and assisted living,is a conditional use;and 4. TIC Properties I,LLC has requested a Conditional Use Permit to allow the addition of memory care and additional assisted living units to this location;and 5. TIC Properties has requested a Variance to allow a five foot setback for a driveway turnaround where a ten foot setback is required;and Page 89 of 126 6, The applicant has requested a Variance for a building height of 42 feet where a 35 foot maximum building height is allowed;and 7. City staff prepared a planning report dated November 7, 2014 reviewing the request;and 8, Said report recommended approval of the Conditional Use Permit and Variances subject to the fulfillment of conditions;and 9. The Planning Commission held a public hearing at their November 13, 2014 meeting,took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by from Michael Hoefler for a Conditional Use Permit to allow for a memory care and assisted living building expansion and Variances for setbacks and building height at Oak Ridge Memory Care and Assisted Living, 6060 and affecting the real property as follows: Oxboro Avenue North,an uTg P pe SEE ATTACHMENT A The City Council of the City of Oak Park Heights approval of the Variances for the driveway turnaround setback and building height subject to the following findings of fact: Driveway Turnaround Setback: 1. The applicants have proposed a five foot setback for a driveway turnaround where a ten foot setback is required. 2. There is no adverse impact to adjacent property in that it is roadway right of way. 3. There is no impact to the service capacity resulting from this request. 4. The radius of the driveway turnaround is required by the Bayport Fire Department for access of emergency equipment. The practical difficulty results from what is required by the Fire Department and not by the applicant. 2 Page 90 of 126 Building Height: 1. The applicants have proposed a building height of 42 feet where a 35 foot maximum building height is allowed. 2. The structure is not visible to low density properties and exists in an area that has primarily commercial,high density residential or government uses. 3. There is no impact to the service capacity resulting from this request. 4. A building height of over 35 feet for a three story elderly care residential facility is not an unusual request. The City has approved building height variances for other elderly care residential buildings. Be and the same as hereby approved by the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The Applicant shall obtain and access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance, 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 3 Page 91 of 126 11. The City Council was favorable to the final building appearance, colors and materials. 12. To the extent that Developer's project contains tax exempt facilities, lands or buildings, Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 9th day of December,2014. Mary McComber,Mayor ATTEST: Eric A.Johnson,City Administrator 4 Page 92 of 126 ATTACHMENT A gi Conditional Use Permit For Memory Care&Assisted Living Expansion And Variances For Setbacks and Building Height At Oak Ridge Place Washington County Property ID: 33.030.20.44.0025 Legal Description: Lot 1,Block 1, Oak Park Heights Garden Physical Address: 6060 Oxboro Ave. N. • Page 93 of 126 ATTACHMENT B � y • Conditional Use Permit For Memory Care& Assisted Living Expansion And Variances For Setbacks and Budding Height At:Oak Ridge Piaee 6060 Oxboro Ave.N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed. Development Request Review with City Staff/Consultants: October 29,2014 Planning Commission Review&Recommendation: November 13,2014 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building, structure,addition or alteration,or use requested as part of the conditional use An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Variance—Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the variance shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building structure,addition or alteration,or use requested as part of this variance. The property owner shall have the right to submit an application to extend the approval of a variance to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.4.0.1 —401.4.C.2) Page 94 of 126 1307.030 Defmitions. (a)dbh:Diameter at breast height-diameter of a tree measured at a point approximately 54 inches above,the•ground. (b)significant tree: A:healthy deciduous tree measuring at least 8 inches dbh,or a healthy coniferous treest least 10 feet in height. For slower:growing or smaller stature tree species,healthy specimens would be considered significant at 4 inches dbh for ironwood,bur oak or bicolor.(swatrip white)oak,and two inches dbh for pagoda dogwood or serviceberry. Deciduous softwood species such as cottonwood and silver maple would be{considered ifcant at a size of 12 inches dbh when growing within a floodplain or iriparian.area,and significant at a size of 20 inches dbh when growing on other sites. Boxelder, buckthorn.(Rhamnus cwthartica oriR.frangula)and Siberian elm would not be considered significant at any size. (c)'native woody.understory vegetation:shrubs and small trees which are en fnatucal compon is o (implanted)nPlanted).woodland;`and brushiant araatisi Minnesota and which provide important benefits in terms of wildlife habitat,prevention of soil'erosion and slowing of runaff. (d)caliper inches:The diameter of a tree measured at:aix inches above the ground (usually used for trees whose trunks are lesszthan 4 inches in diameter) 1307.040 License Required for Commercial Tree Pruning*Chemical Treatment or Removal (a) License application and fee.It shall be unlawful for any person to conduct as a business the cutting,trimming,pruning,removal,spraying or otherwise treating of trees in the City without first having secured a license. 1. Application for said license shall be made at Oak Park Heights City Hall on a form which has been approved by the City. 2. The annual fee for such a license shall be set by the City and said fee will be reviewed annually and specified by resolution. 3. All licenses issued shall expire on the 31st day of December following the date of issue. (b)Proof of Insurance. All applicants for the license must file with the City of Oak Park Heights proof of a public liability insurance policy covering all operations of the applicant hereunder for the sum of at least three hundred thousand dollars($300,000.00)combined single limit coverage. If such insurance is canceled and the licensee fails to replace the same with another policy,which conforms to the provisions of this section,the license shall be automatically suspended until the liability insurance is replaced. Page 95 of 126 Eric Johnson From: K.D.Widin <kdwidin@comcastnet> Sent: Monday,October 20,2014 9:01 PM To: Eric Johnson;Mark Vierling(E-mail);Andrew Kegley,Betty Caruso;Julie Hultman Scott Richards;Chris Long;Jennifer Pinski Subject: Oak Ridge Place-Memory Care-Tree inventory&Landscape Plan OPH Staff I have reviewed the proposed development plans submitted for the Oak Ridge Place Memory Care Addition,and have the following comments: 1. Design-it is attractive and should complement the site and its function. 2. Plant List-is good,containing plants that are proven to survive well in this area,be relatively low-maintenance and, for the most part,less sensitive to serious insect,disease and cultural problems. I would,however,recommend replacing at least half of the'Greenspire' linden with'Redmond'linden or another cultivated variety of American linden. The latter are less susceptible to stem girdling roots and Japanese beetles than are'Greenspire'lindens. 3.Planting Detail-This looks o.k.,but they should add:"Remove any twine or rope which is tied around the base of the trunk".Also,the City of Oak Park Heights does not usually recommend staking of trees. if nursery stock is grown and planted properly,staking should not be required for most planting sites. 4.Tree Inventory-the site is large enough and has enough significant trees that the Tree Preservation Ordinance,1307, applies to the project. On the plans,the tree inventory looks complete and there is a graphic of trees to be removed/saved,as well as a table listing all trees on the site and whether they are to be removed or retained on site Plugging their numbers into the Tree Replacement Requirement calculation in the OPHts.ordinance,the project would be required to replace 527 caliper in.of trees.After subtracting the 75 cal.in.of trees which are proposed to be planted in the landscape plan,the project would need to replace 452 cal.in., If the trees could not be planted on the site, $50./cal. in.would be required as"cash in lieu of planting"and for 452 cal in.would equal$22,600.. I plan to inspect the site to compare the plans to trees on site and confirm the tree inventory sometime the first week of November. Please forward my comments to the developer after staff review.Please contact me if you have any questions regarding this review. Kathy Widin Arborist City of Oak Park Heights 1 Page 96 of 126 Eric Johnson From: K.D.Widin <kdwidin @comcast.nets Sent: Monday, November 10,2014 3:59 PM To: Eric Johnson;Mark Vierling(E-mail);Andrew Kegley;Betty Caruso;Julie Hultman;Scott Richards;Chris Long;Jennifer Pinski Subject Oak Ridge PI.Memory Care-Tree Inventory and Replacement Inches OPH Staff- I have reviewed again the tree inventory and landscape plan for the Oak Ridge PI.Memory Care project. I also made a site inspection last week to roughly verify species,number,and relative placement of trees at the site. Once back in the office, I checked all diameters and species on the tree inventory list,and all appear to be within the ordinance guidelines for significant trees. When re-checking the totals of existing trees on the plans,the developer's total for diameter inches to be removed was too low.They had left out a 29 in diameter cottonwood(tree no 2039).When re-calculating,using the correct total for removal diameter in.of 637,the tree replacement requirement came out to be 579 in.. Subtracting the 75 in.of trees proposed to be planted,the tree replacement requirement would be 504 in.. If replacement in.of trees cannot be planted on the property,the"cash in lieu of replacement"amount for this project would then be$25,200. (504 in.x$50./diam.In.). I will send a copy of this report to the development architect. Please contact me if you have any questions. Kathy Widin Arborist City of Oak Park Heights 1 Page 97 of 126 i THIS PAGE IS INTENTIONALLY LEFT BLANK 1 1 1 1 Page 98 of 126