Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Plan Commission Packet - 11/4/2014
CITY OF MUSKEGO PLAN COMMISSION AGENDA November 4, 2014 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL STATEMENT OF PUBLIC NOTICE APPROVAL OF THE MINUTES OF THE OCTOBER 7, 2014 MEETING. OLD BUSINESS FOR CONSIDERATION Request from Common Council to have Plan Commission discussion and recommendation concerning whether the Standards outlined in Section 9.04 of the City Zoning Code have been met, relating to the Ener-Con Companies rezoning proposal from Resolution #PC 052- 2014. OLD BUSINESS FOR POSSIBLE RECONSIDERATION AND ACTION RESOLUTION #PC 052-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Ener-Con Companies for properties located in the SE 1/4 of Section 9 (Tax Key No. 2195.999, 2193.970.028, 2193.970.029 / Janesville Road). CONSENT BUSINESS Recommended for approval en gross. RESOLUTION #PC 058-2014 - Approval of an operations and site review for Express Convenience Center located in the SE 1/4 of Section 2 (S66 W1450 Janesville Road / Tax Key No. 2168.996). RESOLUTION #PC 060-2014 - Approval of a Right of Way Vacation for the Muskego Commercial Development property located in the NW 1/4 of Section 3 (Tax Key No. 2169.993.005 / Commerce Drive). NEW BUSINESS FOR CONSIDERATION RESOLUTION #PC 059-2014 - Recommendation to Common Council to Rezone a property from BP-1 (Business & Office Park Support District to BP-3 (Business Park District), and Approval of a Building, Site, and Operation Plan for Muskego Commercial Development, and Approval of a Two Lot Certified Survey Map for the property located NW 1/4 of Section 3 (Tax Key No. 2169.993.005 / Commerce Drive). MISCELLANEOUS BUSINESS ADJOURNMENT NOTICE IT IS POSSIBLE THAT MEMBERS OF AND POSSIBLY A QUORUM OF MEMBERS OF OTHER GOVERNMENTAL BODIES OF THE MUNICIPALITY MAY BE IN ATTENDANCE AT THE ABOVE-STATED MEETING TO GATHER INFORMATION; NO ACTION WILL BE TAKEN BY ANY GOVERNMENTAL BODY AT THE ABOVE-STATED MEETING OTHER THAN THE GOVERNMENTAL BODY SPECIFICALLY REFERRED TO ABOVE IN THIS NOTICE. ALSO, UPON REASONABLE NOTICE, EFFORTS WILL BE MADE TO ACCOMMODATE THE NEEDS OF DISABLED INDIVIDUALS THROUGH APPROPRIATE AIDS AND SERVICES. FOR ADDITIONAL INFORMATION OR TO REQUEST THIS SERVICE, CONTACT MUSKEGO COMMUNITY DEVELOPMENT DEPARTMENT, (262) 679-4136. Unapproved CITY OF MUSKEGO PLAN COMMISSION MINUTES October 7, 2014 6:00 PM Muskego City Hall, W182 S8200 Racine Avenue CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL STATEMENT OF PUBLIC NOTICE APPROVAL OF THE MINUTES OF THE SEPTEMBER 2, 2014 MEETING. Commissioner Stinebaugh made a motion to approve the minutes of the September 2, 2014 meeting. Alderman Wolfe seconded. Motion Passed 5 in favor. CONSENT BUSINESS Recommended for approval en gross. Commissioner Stinebaugh made a motion to approve consent business engross. Commissioner Hulbert seconded. Motion Passed 5 in favor. RESOLUTION #PC 047-2014 - Approval of a One (1) Lot Certified Survey Map to Combine Four (4) properties for the English Creek LLC properties located in the NE 1/4 of Section 17 (S80 W19101 Janesville Road / Tax Key Nos. 2225.982, 2225.981, 2225.980, 2221.021). RESOLUTION #PC 048-2014 - Approval of a Building, Site and Operation Plan Amendment for Tudor Oaks Retirement Community located in the SW 1/4 of Section 12 (S77 W12929 McShane Dr / Tax Key No. 2207.999.002). RESOLUTON #PC 049-2014 - Recommendation to Common Council to Amend Chapter 14 Floodplain Zoning Ordinance of the City of Muskego. RESOLUTION #PC 050-2014 - Approval of an operations review of the Fox Valley Retriever Club located on the Advanced Disposal Emerald Park Landfill property in the NE 1/4 & SE 1/4 of Section 35 (Loomis Drive / Tax Key No. 2297.997) RESOLUTION #PC 051-2014 - Approval of a Right of Way Vacation for the Waste Management property located in the NE & NW 1/4 of Section 18 (Tax Key Nos. 2229.989.002, 2230.994, 2230.995, and 2230.999.001 / Wauer Lane). NEW BUSINESS FOR CONSIDERATION RESOLUTION #PC 052-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Ener-Con Companies for properties located in the SE 1/4 of Section 9 (Tax Key Nos. 2195.999, 2193.970.028, 2193.970.029 / Janesville Road). Commissioner Stinebaugh made a motion to approve RESOLUTION #PC 052-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Ener-Con Companies for properties located in the SE 1/4 of Section 9 (Tax Key Nos. 2195.999, 2193.970.028, 2193.970.029 / Janesville Road). Commissioner Hulbert seconded. Motion Failed 0 in favor 5 opposed. RESOLUTION #PC 053-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Chrisben III, LLC for a property located in the NW 1/4 of Section 10 (S73 W16437 Janesville Road / Tax Key No. 2198.948). Commissioner Stinebaugh made a motion to approve RESOLUTION #PC 053-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Chrisben III, LLC for a property located in the NW 1/4 of Section 10 (S73 W16437 Janesville Road / Tax Key No. 2198.948). Alderman Wolfe seconded. Motion Passed 5 in favor. RESOLUTION #PC 054-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Towne Realty (Wildflower Farms Subdivision) for properties located in the NE 1/4 of Section 24 (North Cape Rd / Tax Key Nos. 2253.998.003 & 2253.998.004). Commissioner Stinebaugh made a motion to approve RESOLUTION #PC 054-2014 - Recommendation to Common Council to Amend the Zoning Map of the City of Muskego for Towne Realty (Wildflower Farms Subdivision) for properties located in the NE 1/4 of Section 24 (North Cape Rd / Tax Key Nos. 2253.998.003 & 2253.998.004). Alderman Wolfe seconded. Motion Passed 5 in favor. A revised plat was submitted that includes 53 lots and a connection between the northern and southern dedicated areas. This is the plat that was approved. RESOLUTION #PC 055-2014 - Approval of a Building, Site and Operation Plan Amendment for Frey Auto located in the SE 1/4 of Section 34 (S106 W16301 Loomis Road / Tax Key No. 2293.996.002). Commissioner Stinebaugh made a motion to approve RESOLUTION #PC 055-2014 - Approval of a Building, Site and Operation Plan Amendment for Frey Auto located in the SE 1/4 of Section 34 (S106 W16301 Loomis Road / Tax Key No. 2293.996.002). Commissioner Hulbert seconded. Commissioner Stinebaugh made a motion to amend Resolution #055-2014 to read BE IT FURTHER RESOLVED, That a 42" metal wainscoting band on the accessory structure (currently proposed on the east elevation) should be added to the north elevation so that the two most highly visible elevations (north and east) match architecturally with a color to match the east elevation brick color. And also, BE IT FURTHER RESOLVED, That landscaping be added along the north elevation of the building to include eight (8) arborvitaes, at 6-feet or greater in height, spread along the length of the building. Alderman Wolfe seconded. Motion Passed 3 in favor 2 opposed. Motion Passed 4 in favor 1 opposed. Commissioner Hulbert and Bartlett voted no on the amendment. Commissioner Bartlett voted no on Resolution #PC 055-2014 as amended. RESOLUTON #PC 056-2014 - Recommendation to Common Council to Amend Chapter 17 Zoning Ordinance of the City of Muskego Municipal Code relating to the allowance of fowl on residential parcels. Commissioner Stinebaugh made a motion to approve RESOLUTON #PC 056-2014 - Recommendation to Common Council to Amend Chapter 17 Zoning Ordinance of the City of Muskego Municipal Code relating to the allowance of fowl on residential parcels. Commissioner Bartlett seconded. Motion Passed 4 in favor 1 opposed. Ald. Borgman voted no. RESOLUTION #PC 057-2014 - Approval of a sign for the Storage Master property located in the NE 1/4 of Section 2 (Tax Key No. 2165.973 / S66 W14444 Janesville Rd). Commissioner Stinebaugh made a motion to approve RESOLUTION #PC 057-2014 - Approval of a sign for the Storage Master property located in the NE 1/4 of Section 2 (Tax Key No. 2165.973 / S66 W14444 Janesville Rd). Alderman Wolfe seconded. Motion Passed 4 in favor. A revised sign plan was submitted with the phone number being 1-foot in height. This is the plan that was approved. Commissioner Bartlett abstained. MISCELLANEOUS BUSINESS ADJOURNMENT Commissioner Hulbert made a motion to adjourn at 8:24 PM. Commissioner Stinebaugh seconded. Motion Passed 5 in favor. Respectfully submitted, Kellie McMullen, Recording Secretary City of Muskego Plan Commission Supplement For the meeting of: November 4, 2014 REQUEST: Request from Common Council to have Plan Commission discussion and recommendation concerning whether the Standards in Section 9.04 of the City Zoning Code have been met, relating to the Ener-Con Companies rezoning proposal from Resolution #PC 052-2014. INTRODUCED: November 4, 2014 LAST AGENDA: N/A PREPARED BY: Jeff Muenkel, AICP BACKGROUND The Planning Commission recommended denial at their October 7, 2014 meeting in relation to PC Resolution #052- 2014 rezoning for Ener-Con Companies. During the Common Council’s second reading a couple Alderman wondered exactly what the basis for denial was by the Planning Commission. Some assumptions were made but in the end it wasn’t clear. The Alderman agreed that they all depend on the current and historic knowledge of the Planning Commission in making these rezoning recommendations. After deliberation the City Attorney recommended that the Council defer the issue back to the Planning Commission to determine the exact reasons for the denial. The City Attorney specifically pointed to a part in the City’s ordinance (described in more detail below) that may aid the Planning Commission and Council make their determination more definitive . This is an opportunity for the Planning Commission to better clarify their opinion related to the Ener -Con rezoning. The entire proposal is open for discussion at this time though as well. In the end the Council hopes that the deliberation by the Plan Commission gives a more definitive answer of the reasons behind any recommendation that is made. Plan Commission can make motions to further clarify their reasoning’s at any time during this open discussion. Due to the re-opening of the discussion of this issue the City Attorney also advised that Resolution PC #052 -2014 be put on the agenda tonight for possible reconsideration. In the event the discussion tonight leads the Planning Commission to formally re-evaluate the formerly denied resolution there is now opportunity to reconsider the resolution and add any contingencies to it if desired. It should be noted that only those Plan Commission members who were present and voted on the original resolution back on October 7, 2014 can make the motion to bring back the resolution for reconsideration (Wolfe, Hulbert, Bartlett, Stinebaugh), though it can be seconded and voted upon by any member of the Plan Commission. DISCUSSION As noted, Council requests Plan Commission to be more definitive in their reasoning’s for the past decision. Such reasoning’s should be in direct relation to the rezoning at hand (Ex. Based on direct density concerns, how proposal fits in the spirit/intent of the surrounding neighborhood zoning, etc.). The City Attorney suggested one way to make the process easier by following the “basis for approval” section that is in the City’s Planned Development zoning code. That code can be found below along with some staff notes regarding each item. As Planning Commission will see we have based many of our decisions on these parameters in the past already. In all, Plan Commission should take time to read each item below and be ready to discuss if the Ener -Con item may or may not meet the basis for approval items in their minds. CHAPTER 17: 9.04 BASIS FOR APPROVAL (1) Basis for Approval: The Plan Commission in making its recommendations and the Common Council in making its determination shall give consideration and satisfy themselves as to the following: A. That the proponents of the proposed development have demonstrated that they intend to start construction within a reasonable period following the approval of the project and requested overlay of the PD District, that the project appears economically sound, that adequate financing is possible, and that the development will be carried out according to a reasonable construction schedule satisfactory to the City. STAFF NOTE: Developer has noted that they intend to start a few garden homes first with the construction of the multi-family in latter 2015. This can be secured by a Developer’s Agreement if desired. Developer intends to receive BSO approvals form Planning Commission immediately following a rezoning approval. B. That the proposed development is consistent in all respect s to the spirit and intent of this Ordinance, is in conformity with the general plans for community development, would not be contrary to the general welfare and economic prosperity of the City or of the immediate neighborhood, that the specific development plans have been prepared with competent professional advice and guidance, and that the benefits and improved design of the resultant development justifies the variation from the normal requirements of this Ordinance through the application of the PD Plan ned Development Overlay District. C. In the case of proposed residential developments: 1. That such development will create an attractive residential environment of sustained desirability and economic stability, compatible with the character established for the area by the community Comprehensive Plan, and where the economic impact of the development in terms of income levels, property values, and service demands is at least as beneficial to the community as that which could be anticipated under the base zo ning. STAFF NOTE: This is one of the main elements officials may want to base their reasoning’s from. Officials can feel free to question or request more information in making a determination based on this basis if they desire. 2. The population composition of the development will not alter adversely the impact upon school or other municipal service requirements as anticipated under the existing basic zoning and Comprehensive Plan. STAFF NOTE: None is perceived since the proposed plan is meeting the planned Medium Density requirement in the Comprehensive Plan. Further the Comprehensive Plan has a recommendation that the Council should review the Comp Plan should the population growth rate exceed 5% in a 12-month period or 8% in a 24 month period. Muskego is only growing at a rate of .3% a year the last few years and the 17 new units shouldn’t affect this rate much. 3. That the project will not create traffic or parking demand incompatible with that anticipated under the Comprehensive Plan. STAFF NOTE: None is perceived since the proposed plan is meeting the planned Medium Density requirement in the Comprehensive Plan and due to the development abutting a County Highway. 4. That the total average residential density of the project will be compatible with the Comprehensive Plan, except as may be modified by this Section. STAFF NOTE: As previously discussed the proposed plan meets the Comprehensive Plan Medium Density calculation over the gross area. 5. That the aggregate open space of the development will be no less, than would have resulted from the application of open space requirements of the underlying districts. STAFF NOTE: Not necessarily applicable since there is no underlying district to compare to. However, if we were to use the multi-family residential zoning district requirement of 7,000 square feet of open space per unit the proposed development would conform as the proposal shows approximately 10,000 square feet of open space per unit. 6. That adequate guarantee is provided for permanent retention as "open space area" of the residual open land area resulting from the application of these regulations, either by private reservation for the use of the residents within the development or by dedication to the public. STAFF NOTE: These next few “basis for approval” items deal with how open space areas are handled as part of a PD submittal. At the request of the Alderman, the developer has now provided the intentions of the future condominium rights of the project in relation to the common and private space elements for the future residents. This is attached and may satisfy the future intentions of the developer in relation to these open spaces and why the gross acreage is used for density calculation purposes. Per the submittal attached, the future condominium restrictions and declarations would strictly show where building pads are and where the open spaces must be kept in perpetuity. The submittal also conceptually shows how the residents of the development would have access and rights throughout the parcel and around their individual units. The final approval of these open space and common/private area rights would be a subject of a future Plan Commission BSO approval as well. It should be noted that the concept map of the common/private areas submitted is not delineating lot lines but areas of future common/private areas. The development is still under the premise that the whole development would be one condominium lot and not separate parcels. 7. In the case of an PD Planned Development District, pri vate preservation of the open space area shall be guaranteed and shall be protected against building and development by conveying to the municipality as Section of the conditions for project approval an open space easement over such open areas restricting the area against any future building or use except as is consistent with that of providing landscaped open space for the esthetic and recreational benefit of the surrounding residences. Buildings or uses for non-commercial recreational or cultural purposes compatible with the open-space objective may be permitted only where specifically authorized as Section of the project plan or subsequently with the express approval of the Common Council following approval of building, site and operational plans by the Plan Commission. STAFF NOTE: Such assurance would be done as part of the future condominium plat approval at a Planning Commission BSO approval time should the rezoning be approved. Ensuring that this ordinance is met however could be a condition of approval tonight. 8. The care and maintenance of such open space reservations shall be insured either by establishment of appropriate management organization for the project or by agreement with the municipality for establishment of a special service district for the project area where the municipality shall provide the necessary maintenance service and levy the cost thereof as special assessment on the tax bills of properties within the project area. In any case the Common Council shall have the right to carr y out and levy an assessment for the cost of any maintenance, which it feels necessary if it is not otherwise taken care of to the satisfaction of the Common Council. The manner of assuring maintenance and assessing such cost to individual properties shall be determined prior to the approval of the final project plans and shall be included in the title to each property. STAFF NOTE: Not necessarily applicable since the open space areas aren’t open space management areas (conservation areas) but private open space areas. Again, the restrictions of the open spaces in this proposed development would be a part of condo restrictions as approved by the Planning Commission in the future. Ensuring that this ordinance is met however could be a condition of approval tonight. 9. Ownership and tax liability of private open space reservation shall be established in a manner acceptable to the municipality and made a Section of the conditions of the plan approval. STAFF NOTE: Ownership would be established by the condo restrictions in the future. Tax liability would be as the City Assessor assesses per State Statutes in the future. A couple more references to Chapter 17 Section 9 about Planned Developments can be found below as well in regards to how Planned Development intents are viewed and how density is calculated: 9.01 PURPOSE AND INTENT (1) This district is intended to allow for greater freedom, imagination, and flexibility in the development of land while insuring substantial compliance to the intent of the normal distr ict regulations of this ordinance. To this intent it allows diversification and variation in the relationship of uses, structures, open spaces, and heights of structures in developments conceived, and planned as comprehensive and cohesive unified projects. It is further intended to encourage more rational and economic development with relationship to public services, and to encourage the preservation of open land. STAFF NOTE: Council and Plan Commission can base their determination on the premises of this section as well. 9.01(3) Application of Regulations: A. Uses and Structures. In addition to the uses permitted in the underlying district any other use may be permitted as hereinafter designated above consistent with the criteria established in the basi s for approval below. B. Individual uses and structures in a Planned Development Project District need not comply with the specific building location, height, building size, lot size, and open space requirements of the underlying basic district provided that the spirit and intent of such requirements are complied with in the total development plan for such project consistent with the criteria as established in the basis for approval below. C. Applicable Underlying Zoning Districts: The PD Planned Development Overlay District may be applied to all zoning districts. D. Density: For specific project density computation, the allowable maximum unit density shall be determined by dividing the gross area of the planned development (Exclusive of existing pu blic right-of- way or public open space easement) by the square feet per family as required by the district intended. In the case of mixed-use developments, a separate density calculation shall be computed for each defined use in the development (Ex. On an 80-acre planned development, 40 acres are intended for RM-1 uses and 40 acres are intended for RS-1 uses; the density computations would be run separately as follows: 1,742,400 square feet / 5,000 square feet per unit for RM -1 and 1,742,400 square feet / 30,000 square feet per unit for RS-1). STAFF NOTE: As noted in the past the Council and Plan Commission can allow the density to be calculated over the gross acreage if they feel that the overall basis of approval has been followed per this ordinance. E. Density Bonus: The total allowable maximum density in a planned development may increase no more than 10% above the amount of units calculated in Section 9.02(3)D above upon recommendation of the Plan Commission that the increased density is justified in terms of the relationship to open areas, service demand, and the total quality and character of the project. In no case, however, shall the provisions of Section 9.04 be waived. STAFF NOTE: Ener-Con is not requesting any bonuses. RECOMMENDATION In all, the Common Council simply requests a discussion that leads to some concrete reasons for a recommendation of approval or denial. Should the Planning Commission wish to change their original recommendation or add any contingencies to that recommendation, staff recommends that following this conversation that the Planning Commission formerly reconsiders the past PC Resolution #052 -2014 and works towards any amendments or changes necessary. The Planning Commission has traditionally recommended conditions in the past as is allowed by Section 9.03(2) of the City Zoning Code. The Plan Commission has the opportunity to do so in this case if it so desires. The original draft PC Resolution already has the following conditions: General Conditions already existing in draft PC Resolution #052-2014: BE IT FURTHER RESOLVED, That this resolution recommends to the Council to include in the ordinance that no future units are approved for this site so as not to allow the existing single-family site to be developed similar to this approval in the future. BE IT FURTHER RESOLVED, That this resolution recommends to the Council to include in the ordinance that the rezoning only takes effect upon approval and execution of Plan Commission approved BSO Plans for all elements of the proposed development and Common Council approved developer’s agreements outlining developer improvements. BE IT FURTHER RESOLVED, That Plan Commission approvals (Building, Site and Operation Plans, Condo Plats, CSMs, etc.) will be required in the future for all uses shown in the concept plan for this proposed rezoning. If the Plan Commission has additional concerns that it believes are not fully addressed in the foregoing conditions, upon reconsideration the Plan Commission could add additional or different conditions. For example, some new conditions could include the following to help alleviate concerns: 1. The Plan Commission recommends that the rezoning ordinance should be subject to a deed restriction being recorded against the subject lands, in a form approved by the City Attorney, to prevent any further development within the subject lands beyond the development that is currently proposed, and in particular that prevents any decrease in open space or increase in dwelling u nits or density, beyond what is specifically described in the BSO approval for the subject lands, if and when the BSO approvals are granted. 2. The Plan Commission recommends that the rezoning ordinance should be subject to the BSO for the subject lands showing structures, uses and open areas that are substantially similar to the concept plans that the property owner has submitted with the rezoning application, as determined by the Plan Commission, and in particular the BSO shall show no more than one multifamily structure with no more than 12 units, no more than 5 garden homes, and no more than one existing residence, for a total of no more than 18 units, with open space areas substantially as depicted on the dimensioned site plan on file dated 8-28-2014. 3. The Plan Commission recommends that the rezoning ordinance should be subject to the BSO for the subject lands including details on how the open space is used, managed, and reserved for the private residences and units in the development, in a form that is subject to the approval of the Plan Commission. COMMON ELEMENTS & LIMITIED COMMON ELEMENTS Ownership of Common Elements: Definition. Each Unit Owner shall own an undivided interest in the Common Elements as a tenant‐in‐common with all other Unit Owners, shall have the right to use the Common Elements for all permitted purposes incident to the use and occupancy of his/her Unit, which right shall be appurtenant to and run with his/her Unit. Each Unit's Percentage Interest in the Common Elements shall be 1/18th. The Common Elements shall include, by way of illustration and without intending to limit the general definition set forth above, the following: (a) The Condominium Lands described on Exhibit A, and shown on the Condominium Plat. Common Elements particular to Muskego Beach Development include the following: 1. Walking path to beach access for all owners to use between Garden Home #5 & Existing Home. 2. Majority of the beachfront to maintain & preserve the original feel of Dandelion Park. 3. Fire Pit & Picnic Area 4. Swimming Pool 5. Pond & Garden Area 6. Other common area green space Limited Common Elements. Limited Common Elements are identified on the Condominium Plat. All Limited Common Elements appurtenant to a particular Unit shall be for the exclusive use and enjoyment of the Owner of such Unit. Limited Common Elements reserved for the exclusive use and enjoyment of a Unit Owner include the patios or balconies attached to each Unit, and interior and exterior parking spaces as shown on the Plat. 1. Piers for the Garden Homes are limited common areas and are located at close as possible to the homes for direct access. 2. Common Area Pier for 12 unit condominium owners to share is located near the Fire Pit & Picnic Area. Restricted Elements particular to Muskego Beach Development include the following: 1. Boat launch to be used on by the S76W18004 Janesville Road Residence. 2. The residence at S76W18004 Janesville Road will remain to be a buffer to the existing homes to the East. 11 80' SCALE 1"=40' 40'0'40'80' Te l e : ( 2 6 2 ) 6 3 4 - 5 5 8 8 F a x : ( 2 6 2 ) 6 3 4 - 5 0 2 4 14 5 8 H o r i z o n B l v d . S u i t e 2 0 0 , R a c i n e , W I . 5 3 4 0 6 W e b s i t e w w w . n m b s c . n e t City of Muskego Plan Commission Supplement PC 052-2014 For the meeting of: November 4, 2014 REQUEST: Rezoning from RL-3 to PD-14 and a PD-14 Amendment Tax Key Nos. 2193.970.028, 2193.970.029, and 2195.999 SE ¼ of Section 9 PETITIONER: Ener-Con Companies Inc. (Mike Dilworth) INTRODUCED: October 7, 2014 LAST AGENDA: November 4, 2014 PREPARED BY: Jeff Muenkel, AICP BACKGROUND PC 052-2014 The City Attorney advised having this past resolution on for reconsideration since the same item is being discussed earlier in the agenda. Should the Plan Commission wish to bring this resolution back for reconsideration the following Plan Commissioner’s would have to make that motion, as they were present and voted on the action that would be reconsidered (Wolfe, Hulbert, Bartlett, Steinbaugh), though any Plan Commissioner can second the motion and vote on the motion. If brought back for reconsideration, the resolution may be amended, approved, denied, etc. like any other resolution. The information below is the same from the last Plan Commission meeting. Info below from October 7, 2014 Plan Commission supplement: Petitioner has submitted a rezoning request along three (3) parcels along Janesville Road just north of Pioneer Drive. Petitioner owns the two east parcels and has contract for the western parcel. Rezoning request is to amend the existing PD-14 Bay Breeze Planned Development Zoning District for the two easternmost parcels per the submittal described in more detail below AND to rezone the westernmost parcel from RL -3 Lakeshore Residence District to be included in the existing PD-14 Bay Breeze Planned Development Zoning District per the submittal described in more detail below. Plan Commission will note that this is a new updated petition from Ener -Con. Plan Commission and Council denied the past submittal since the density didn’t comply with the current 2020 Comprehensive Plan density. PLAN CONSISTENCY PC 052-2014 Comprehensive Plan: The 2020 Plan depicts the areas for Medium Density Residential use. The proposal is consistent with the Plan. Zoning: Discussed in detail below along with a proposed concept plan of why the rezoning is being requested. Park and Open Space Plan: No acquisitions or trail requirements are proposed in this area. The proposal is consistent with the Plan. Conservation Plan: No acquisition or management priorities are depicted in this area. The proposal is consistent with the Plan. Street System Plan: Janesville Road was previously dedicated. The proposal is consistent with the Plan. Adopted 208 Sanitary Sewer Service Area: Public sanitary sewer serves the property. The proposal is consistent with the Plan. Water Capacity Assessment District: The property is served by public water service. The proposal is consistent with the Plan. Stormwater Management Plan: Stormwater management would be required for the future concept development shown as part of the rezoning. The proposal is consistent with the Plan. Design Guides The Downtown Design Guide and General Design Guide govern this area and would be required for the future concept development shown as part of the rezoning.. Redevelopment District #2 The parcel is located in the City’s Redevelopment District #2. The Plan discusses no recommendations for or against the proposed rezoning. The Community Development Authority reviewed the item and found the same. DISCUSSION PC 052-2014 Ener-Con Companies Inc. is petitioning for a rezoning for three (3) properties along Janesville Road just north of Pioneer Drive. These are the same properties that were requested for a rezoning back in July 2014 by Ener-Con. The properties and rezoning requests consist of the following: Tax Key No. 2193.970.029 owned by Michael Dilworth (easternmost parcel) o 3.132 acres of land with residential structure existing upon it o 231.94 feet of Little Muskego Lake frontage o 204.46 of Janesville Road frontage o $1,382,000 Assessed value ($524,400 land / $857,600 improvements) o Rezoning request for this parcel is to amend the existing PD -14 Bay Breeze Planned Development Zoning District it currently resides in per the submittal described in more detail below. Tax Key No. 2193.970.028 owned by Michael Dilworth(central parcel) o 2.129 acres of land with residential structure existing upon it o 195.31 feet of Little Muskego Lake frontage o 264.08 of Janesville Road frontage o $957,700 Assessed value ($478,100 land / $479,600 improvements) o Rezoning request for this parcel is to amend the existing PD -14 Bay Breeze Planned Development Zoning District it currently resides in per the submittal described in more detail below. Tax Key No. 2195.999 owned by Dan Hewitt (westernmost parcel) o 1.44 acres of vacant land o 0 feet of Little Muskego Lake frontage o 116.86 of Janesville Road frontage o $155,600 Assessed value ($155,600 land / $0 improvements) o Rezoning request for this parcel is to rezone the parcel from RL -3 Lakeshore Residence District to be included in the existing PD-14 Bay Breeze Planned Development Zoning District per the submittal described in more detail below. Rezoning Concept Plan The rezoning request is to take the three parcels noted above to amend them in the existing PD -14 Planned Development Zoning District. The attached developer submittal provides the intentions of the amendments to the planned development in detail. In general, the proposal is to develop the properties as follows below, subject to future Planning Commission approvals. A site plan, building elevations, and renderings are included in the submittal attached. Remove the residential structure and associated accessory structures o n the middle parcel but retain the single family home on the easternmost parcel. Create a new single-family community along the northwest portion of the property along Little Muskego Lake consisting of five (5) garden homes. Homes to have “high end archite cture”, private pool, and lake frontage/piers. Create multi-family housing units consisting of one (1) structure situated up along Janesville Road. Structure would consist of a twelve (12) unit complex to the west. Building would be built in two stories with full masonry construction and would include underground parking. Every unit would have lake views. Piers with boat slips are intended consisting of a pier to be retained for the existing single -family home and individual piers for the garden homes. No piers for the multi-family units. The amount of boat slips and piers is strictly governed/permitted by the WDNR. PD-14 History The original Bay Breeze planned development (PD -14) was approved back in 1990 and allowed the 74 units of Bay Breeze condominium s as they exist today. Originally the city approved a mixed use facility (offices & restaurant) and a seven (7) parcel single family development for the PD west of the Bay Breeze condominiums. Over time the PD was amended to remove the mixed use facility, but up to 10 units of residential were allowed in its place. Along with the prior seven (7) units of residential, a total of seventeen (17) units were allowed where four (4) single family structures now exist today. The original PD-14 density was not based on any specific calculations but on how the development fit into the surrounding neighborhood at the time. Former DJs Parcel History The former DJs Bar and Grill property is zoned RL-3 which allows land divisions under the RS-3 density (15,000 SF per parcel). Recent approvals for that site by the Council did allow up to four (4) units of residential along with the allowance to rebuild a bar/restaurant. The Council approved the DR-1 zoning district there, contingent on the restaurant and up to 4 units getting built which is now not taking place. One note is that the DR-1 zoning district does allow 1 residential unit per 7,200 square feet of land area. Proposed Development Density In all, the density created by this plan would be a total of eighteen (18) units over approximately 6.717 acres, which results in approx. 2.69 units/acre or 1 unit per 16,214 square feet. Six (6) of these units would be single family residential homes (5 garden homes and one existing home) and twelve (12) of the units would be the multi-family housing. Again as the developer’s narrative details, the new PD-14 would now have a total of twenty (20) units now west of the Bay Breeze condos consisting of the three (3) easternmost single -family residential homes to remain, the five (5) garden homes, and the twelve (12) units of multi-family housing. When considering four (4) units were allowed for the DJs parcel (per the recent Council approval) and 17 units were allowed in the original PD, this twenty (20) units is less than what the original PD-14 zoning had back in 1990. The Bay Breeze Condos are at 4 units/acre OR 1 unit for every 10,949 SF (74 units on 18.6 acres (810,216 SF)) and are shown as High Density uses in the 2020 Comp Plan. Planned Development Zoning Ordinance A planned development zoning district is written in the City’s zoning code to allow development, subject to Council determination, as follows: This district is intended to allow for greater freedom, imagination, and flexibility in the development of land while insuring substantial compliance to the intent of the normal district regulations of this ordinance. To this intent it allows diversification and variation in the relationship of uses, structures, open spaces, and heights of structures in developments conceived, and planned as comprehensive and cohesive unified projects. It is further intended to encourage more rational and economic development with relationship to public services, and to encourage the preservation of open land. Individual uses and structures in a Planned Development Project District need not comply with the specific building location, height, building size, lot size, and open space requirements of the underlying basic district provided that the spirit and intent of such requirements are complied with in the total development plan for such project consistent with the criteria as established in the basis for approval below. As mentioned, the past PD-14 didn’t have a general density that it was following when the first PD was approved. Rather, the Council at that time approved the development based on how it fit into the neighborhood along the lake and Janesville Road. Overall, the Council has flexibility in approving a planned development amendment request as they can attribute the density to existing zoning districts that are in place should they want to. For reference, the proposed unit density is comparable to the City’s RS-3 single-family zoning district density of 1 unit per 15,000 square feet. 2020 Comprehensive Plan The previous July submittal required a 2020 Comprehensive Plan amendment as part of the rezoning. The request today does not require an amendment. The 2020 Comprehensive Plan has this area reserved for Medium Density Residential Uses (1-2.99 units/acre OR up to 1 unit for every 14,568 square feet (43,568 SF/2.99)) and the requested density today shows a total of 18 units on the 6.717 acres resulting in 2.69 units/acre or 1 unit for 16,214 square feet. Comparison to July 2014 Proposal Sept. 2014 July 2014 (Proposal that was reduced at the Planning Commission) Units Proposed: 18 Units Proposed: 31 Unit Types: 5 garden homes, 12 multi-fam. units, 1 exist. Home Unit Types: 6 garden homes, 24 senior-housing units, 1 exist. home Proposed Unit Density/acre: 2.69 Proposed Unit Density/acre: 4.62 Proposed Unit Density/square foot: 1 per 16,214 SF Proposed Unit Density/square foot: 1 per 9,438 SF Comp Plan Density: Medium Comp Plan Density: High Comp Plan Amendment Required: NO Comp Plan Amendment Required: YES Public Hearing The Council held the public hearing for this request at their Tuesday September 23 rd meeting. At that meeting four (4) people spoke. See below to see what was stated along with staff comments if applicable: The single-family home parcel acreage to the east shouldn’t be a part of the density calculation and encourages precedent. See staff recommendation below for notes relating to PD calculations for the past. There will be runoff issues. All developments are required to get DNR, City, and strict MNSD approvals for stormwater management. In the end, more stormwater will be controlled over the 6.7 acres then what exists today. This is contradictory to the rezoning approved in 1990 Where are the property lines? The petitioners intend to have this development be a condo plat in which there are no property lines but easements and homeowner’s restrictions governing the open areas around the structures. These restrictions/easements are subject to future Plan Commission BSO and Condo Plat approvals. DNR pier frontage not right once property lines added in. Appear correct according to WDNR regulations under a condo plat scenario. “Limited Common Area” around garden homes too small. These restrictions/easements are subject to future Plan Commission BSO and Condo Plat approvals. The Planned Development has to be brand new, you can’t just amend the district and boundaries. The process is OK as presented under the City Attorney. This is subject to lakeshore zoning and isn’t legal as presented. The process is OK as presented under the City Attorney. Not the best use of the property for the neighborhood. Need a more detailed plan. Petitioner will benefit financially Development shown on old DJ’s parcel too dense compared to what was allowed in past. What is the “existing private lake access” and how will that be used? Garden homes closer than most lake homes. Alderman requested at the public hearing that it would be nice to know the general intentions of homeowners restrictions as part of a future condo plat. Staff requested this from the petitioners. As noted above, these restrictions/easements are subject to future Plan Commission BSO and Condo Plat approvals regardless. STAFF RECOMMENDATION PC 052-2014 Approval of Resolution PC 043-2014. The resolution is subject to: The resolution is subject to a recommendation to the Council to include in the ordinance that no future units are approved for this site so as not to allow the existing single -family site to be developed similar to this approval in the future. The resolution is subject to a recommendation to the Council to include in the ordinance that the rezoning only takes effect upon approval and execution of Plan Commission approved BSO Plans for all elements of the proposed development and Common Council a pproved developer’s agreements outlining developer improvements. Plan Commission denied the past submittal for this parcel stating that any development should comply with the 2020 Comprehensive Plan density. This new proposal meets that density requirement now while also providing a more pleasing site and architecture plans. Other reasons for approval are as follows: 1. The Planning Commission will have full control on the development via Building, Site, and Operation Plan (BSO) approvals. The BSO approvals can assure the proper fit of this density development into the surrounding neighborhood at that future time. Plan Commission can govern site planning, appropriate development border buffers, accessibility issues, architecture, condo plats and associated declarations/restrictions on how the various owners use the overall property, piers, and open spaces. 2. The density calculation is common in many of the past City of Muskego approvals in that you use the gross acreage regardless of where the development might take place. While the Commission could state that they want the density calculation not to include the existing single -family house and related acreage to the east, this would be contrary to past Planned Development District approvals. The planned deve lopment ordinance discusses using the gross acreage in making these types of calculations. Further, in the case of the Ener -Con petition, the petitioner loses all development rights to the easternmost single -family parcel as part of this rezoning if approved, which makes the density calculation as presented correct. Plan Commission should consider that if they agree with the density, would this proposal be any different if that same density was shown across the entire 6.7 acres? Staff believes that the proposal presented works due to it being situated along a County highway and that the future Plan Commission BSO approvals can make this proposed development work without issue. Lastly, we have to look no further than our other proposal of Wildflower Farms on the agenda tonight where the gross acreage is used in the overall density calculation for the Comprehensive Plan. A lot of this gross acreage is wetlands and future open space as well. 3. The proposal meets objectives in the City’s adopted Marketing Plan including the following: a. Janesville Road Corridor Specific Strategies: i. Look for opportunities for high-quality multifamily development. ii. Target opportunities for mixed-use, multi-story development to bring more office and residential density to the corridor and the center of the community. 4. The proposal meets objectives in the City’s Comp Plan including the following: a. Housing Objective: Develop new neighborhoods or individual developments that increase the diversity of housing options in the city, consistent with the City’s Land Use objectives. b. Housing Recommendation: Adopt the 2020 Future Land Use Map proposed in this Plan. This Plan is largely an extension of the 2010 Plan. It allows for a mix of densities of developable land that provide a diverse array of housing options, which include affordable opportunities and housing for elderly. This will work to keep families together and allow diverse populations to exist. While some lands will allow low-density single-family development, opportunities will still exist in some of the more urban areas of Muskego for higher density residential uses and mixed-use developments. c. Economic Development Recommendation: The downtown of Muskego (generally located along Janesville Road) should be focused upon in order to faci litate groupings of viable businesses. The downtown should work around the future Janesville Road reconstruction project to incorporate a sense of place and destination for residents and visitors. The following recommendations are sought to aid the future viability of Muskego’s downtown: i. Explore the formulation of a Business Improvement District (BID) pursuant to Wisconsin Statutes once increased development of the “downtown” takes place. ii. Encourage, where applicable, a high degree of commercial, retail, office, and residential use in the downtown area. Continue to allow amendments to the Zoning Code, when required, to permit greater flexibility in the uses of downtown property. iii. Work towards a “park-once-and-walk” downtown. iv. Amend the Downtown Design Guide to reflect the identities and boundaries found within the “downtown.” 5. The overall density and layout exists off a County Highway and given the site size and layout the development should not have an adverse impact on the surrounding neighborhood as the development progresses thru future Plan Commission BSO approvals. 6. The development would not add any changes to the lake compared to what exists today and future Plan Commission BSO approvals can further govern operations and access on the site plan. 7. Many of the city’s multi-family housing developments around Janesville Road exceed the densities that are found in this proposal and many of these formally approved developments are of less architectural quality. As noted above in the supplement, most multi-family developments along Janesville Road and the “downtown” of Muskego follow the City’s RM-1 zoning which is more in line with 1 unit per 5,000 SF: Freedom Square (Zoned PD-2): 60 units on ~7.3 acres = 1 unit per 5,300 SF Willow Pond (Zoned RM-1): 108 units on ~11 acres (excluding wetlands) = 1 unit per 4,437 SF Lindale Villas (Zoned PD-40): 48 units on ~4.9 acres = 1 unit per 4,447 SF Lake Ridge (Zoned RM-1 behind Pick n Save): 144 units on ~17.4 acres = 1 unit per 5,260 SF Basse PD (Zoned PD-42 Previous approval not built on Janesville Road between Bay Lane and Martin Drive): 96 units on ~10.5 acres = 1 unit per 4,719 SF 8. The proposal does increase the tax base for the community while requiring limited services. MUSK EG Othe City of Ar ea o f Inte restI0125250 Fee t Ag en da Item(s) Pr op er tie s Zon in g D istr ic ts Rig ht -o f-Way Hy dr og rap hy Supp lem ental MapRESOLUTION #PC 05 2-2014 En er -Con C om pan ies Ja nes ville R oad J A N E S V I L L E L O O M I S R D RA CIN E AV DURHAM W O O D S CO LL EG E Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 9 /2 5/2 0 14 RESOLUTION #P.C. 052-2014 RECOMMENDATION TO COUNCIL TO AMEND THE ZONING MAP OF THE CITY OF MUSKEGO FOR ENER-CON COMPANIES FOR PROPERTIES LOCATED IN THE SE ¼ OF SECTION 9 (TAX KEY NOS. 2195.999, 2193.970.028, & 2193.970.029 / JANESVILLE ROAD) WHEREAS, On August 26, 2014 a petition for a rezoning was submitted by Ener-Con Companies, Inc. to rezone three (3) properties along Janesville Road just north of Pioneer Drive (Tax Key Nos. 2195.999, 2193.970.028, & 2193.970.029/ Janesville Road), and WHEREAS, The rezoning request is to amend the existing PD-14 Bay Breeze Planned Development Zoning District for the two easternmost parcels and to rezone the westernmost parcel from RL-3 Lakeshore Residence District to be included in the existing PD-14 Bay Breeze Planned Development Zoning District all per the rezoning development submittal, and WHEREAS, The submittal includes the following amendments to the PD-14: Remove the residential structure and associated accessory structures on the middle parcel but retain the single family home on the easternmost parcel, Create a new single-family community along the northwest portion of the property along Little Muskego Lake consisting of five (5) garden homes. Homes to have “high end architecture”, private pool, and lake frontage/piers, Create multi-family housing units consisting of one (1) structure situated up along Janesville Road. Structure would consist of a twelve (12) unit complex to the west. Building would be built in two stories with full masonry construction and would include underground parking. Every unit would have lake views, Piers with boat slips are intended consisting of a pier to be retained for the existing single-family home and individual piers for the garden homes. No piers for the multi-family units. The amount of boat slips and piers is strictly governed/permitted by the WDNR, and WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on September 23, 2014, and WHEREAS, The 2020 Comprehensive Plan already identifies this area for medium density residential land uses (1-2.99 units/acre) and the proposal shows a density of 2.69 units/acre which doesn’t require a 2020 Comprehensive Plan amendment, and WHEREAS, A Planned Development Zoning District allows for greater freedom, imagination, and flexibility in the development of land while insuring substantial compliance to the intent of the normal district regulations of the City’s ordinances, and WHEREAS, The property is currently served by municipal sanitary sewer and municipal water. THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval to the Common Council for the rezoning to amend the existing PD-14 Bay Breeze Planned Development Zoning District for the two easternmost parcels and to rezone the west ernmost parcel from RL-3 Lakeshore Residence District to be included in the existing PD-14 Bay Breeze Planned Development Zoning District (Tax Key Nos. 2195.999, 2193.970.028, & 2193.970.029/ Janesville Road). BE IT FURTHER RESOLVED, That this resolution recommends to the Council to include in the ordinance that no future units are approved for this site so as not to allow the existing single-family site to be developed similar to this approval in the future. BE IT FURTHER RESOLVED, That this resolution recommends to the Council to include in the ordinance that the rezoning only takes effect upon approval and execution of Plan Commission approved BSO Plans for all elements of the proposed development and Common Council approved developer’s agreements outlining developer improvements. BE IT FURTHER RESOLVED, That Plan Commission approvals (Building, Site and Operation Plans, Condo Plats, CSMs, etc.) will be required in the future for all uses shown in the concept plan for this proposed rezoning. Plan Commission City of Muskego Adopted: Defeated: October 7, 2014 Deferred: Introduced: October 7, 2014 ATTEST: Kellie McMullen, Recording Secretary City of Muskego Plan Commission Supplement PC 058-2014 For the meeting of: November 4, 2014 REQUEST: Approval of a site review of Express Convenience Center S66 W1450 Janesville Road / Tax Key No. 2168.996 SE ¼ of Section 2 PETITIONER: Planning INTRODUCED: November 4, 2014 LAST AGENDA: N/A PREPARED BY: Jeff Muenkel, AICP BACKGROUND PC 058-2014 The parcel was granted a Building, Site, and Operation Amendment approval by Plan Commission on June 3, 2014. A one-time review of the site, specifically relating to the LED accent lighting strip along the gas canopy , was required as part of the approvals. STAFF DISCUSSION PC 058-2014 There have been no complaints/concerns brought up to the Community Development Department. A night time site inspection was complet ed and the accent light strip was not obtrusive and did not conflict with the goals of the design guide for this area. Should any warranted complaints arise affecting the approved site and operation plan staff would bring the item back to Planning Commissi on for discussion. STAFF RECOMMENDATION PC 058-2014 Approval of Resolution # PC 058-2014 MUSK EG Othe City of Ar ea o f Inte restI0100200 Fee t Ag en da Item(s) Pr op er tie s Zon in g D istr ic ts Rig ht -o f-Way Hy dr og rap hy Supp lem ental MapRESOLUTION #PC 05 8-2014 Exp ress C o nv en ie nce C en te r S6 6 W 145 0 Jan es ville R oa d J A N E S V I L L E L O O M I S R D RA CIN E AV DURHAM W O O D S CO LL EG E Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 1 0 /24 /2 01 4 RESOLUTION #P.C. 058-2014 APPROVAL OF A REVIEW OF EXPRESS CONVENIENCE CENTER LOCATED IN THE SE ¼ OF SECTION 2 (S66 W1450 COMMERCE DRIVE / TAX KEY NO. 2169.993.010). WHEREAS, The Plan Commission on June 3, 2014, granted a Building, Site and Operation Plan Amendment approval for Express Convenience Center located at S66 W1450 Janesville Road / Tax Key No. 2168.996, and WHEREAS, A one-time review relating to the LED accent lighting strip on the canopy was required by the Plan Commission, and WHEREAS, No complaints have been received by the Community Development Department and a night time site inspection indicated that the LED accent light band on the canopy is not obtrusive and does not conflict with the goals of the design guide for this area THEREFORE BE RESOLVED, That the Plan Commission approves of the review of the LED accent light band on the canopy. BE IT FURTHER RESOLVED, Should any warranted complaints arise affecting the approved site and operation plan that the item would come back to Planning Commission for discussion. Plan Department City of Muskego Adopted: Defeated: Deferred: Introduced: November 4, 2014 ATTEST: Kellie McMullen, Recording Secretary City of Muskego Plan Commission Supplement PC 060-2014 For the meeting of: November 4, 2014 REQUEST: Right-of-Way Vacation Commerce Drive / Tax Key No. 2169.993.005 NW ¼ of Section 3 PETITIONER: Robert Goehner, Briohn Building Corporation INTRODUCED: November 4, 2014 LAST AGENDA: N/A PREPARED BY: Jeff Muenkel, AICP BACKGROUND PC 060-2014 As part of the development proposed in the Moorland Commerce Center under PC Resolution #061-2014 the need to vacate the northern portion of the existing Commerce Center c ul-de-sac bulb is required. Vacating this area will allow the proposed development to use the site to its fullest . DISCUSSION PC 060-2014 Relating to the right-of-way vacation, all of the proper documents have been submitted to proceed with the right-of-way request. The request already proceeded through the Public Works Committee for their review and received approval on October 22, 2014. There are no expected major concerns with this right-of-way vacation request. With the vacation, each tax key parcel abutting the vacated right of way gets the adjacent right-of-way back as part of their lot. In this case, all right-of-way will go back to the northern lot abutting the vacation area. The Planning and Engineering Divisions do not see any major problems with the requested vacation. As such, staff is recommending approval of the right-of-way vacation, subject to any pending Engineering comments. STAFF RECOMMENDATION PC 060-2014 Approval of Resolution PC 060-2014, subject to all technical corrections and rev isions listed above and in the Resolution. MUSK EG Othe City of Ar ea o f Inte restI0300600 Fee t Ag en da Item(s) Pr op er tie s Zon in g D istr ic ts Rig ht -o f-Way Hy dr og rap hy Supp lem ental MapRESOLUTION #PC 06 0-2014 Co mmer ce Dr ive J A N E S V I L L E L O O M I S R D RA CIN E AV DURHAM W O O D S CO LL EG E Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 1 0 /24 /2 01 4 RESOLUTION #P.C.060-2014 RECOMMENDATION TO COMMON COUNCIL TO VACATE THE RIGHT-OF-WAY OF COMMERCE DRIVE LOCATED IN THE NW ¼ OF SECTION 3 (TAX KEY NO. 2169.993.005 / COMMERCE DRIVE) WHEREAS, On October 15, 2014 plans were submitted by Briohn Building Corporation for a Right-of-Way Vacation located in the NW ¼ of Section 3 (Commerce Drive / Tax Key Number 2169.993.005), and WHEREAS, The petitioner’s goal is to vacate the northerly end of the Commerce Drive cul-de-sac to allow for further development potential of the adjacent northerly lot, and WHEREAS, The Public Works Committee and Common Council require review of the vacation before official approvals can be given, and WHEREAS, The Community Development Department does not see any problems with the requested vacation. THEREFORE BE IT RESOLVED, That the Plan Commission approves the Right-of-Way vacation located in the NW ¼ of Section 3 (Commerce Drive / Tax Key Number 2169.993.005). Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: November 4, 2014 ATTEST: Kellie McMullen, Recording Secretary City of Muskego Plan Commission Supplement PC 059-2014 For the meeting of: November 4, 2014 REQUEST: Rezoning from BP-1 (Business & Office Park Support District) to BP-3 (Business Park District), Building Site and Operation Plans, and Two Lot Certified Survey Map. Tax Key No. 2169.993.005 / Commerce Drive NW ¼ of Section 3 PETITIONER: Robert Goehner, Briohn Building Corporation INTRODUCED: November 4, 2014 LAST AGENDA: N/A PREPARED BY: Jeff Muenkel, AICP BACKGROUND PC 059-2014 Petitioners have submitted a rezoning request from BP-1 (Office and Business Park Support District) to BP-3 (Business Park District), Building, Site and Operation Plans, and a Certified Survey Map to construct a new 60,000 square foot three tenant business structure in the Moor land Commerce Center West, just north of GE Healthcare. PLAN CONSISTENCY PC 059-2014 Comprehensive Plan: The 2020 Plan depicts the areas for business park uses. The proposal is consistent with the Plan and no amendments are necessary. Zoning: The property is currently zoned BP-1 (Business & Office Park Support District). The zoning being requested is BP-3 (Business Park District) to accommodate the larger stand-alone business structure . The structure and site plan proposed conform to the bulk dimension requirements of the proposed District. More info on the rezoning is below. Park and Conservation Plan: No acquisitions are proposed in this area. The proposal is consistent with the Plan. Street System Plan: The Certified Survey Map proposed requires no street dedications. However, the petitioners are looking to vacate a portion of the Commerce Drive right-of-way as part of the proposed development in order to allow the site to have maximum square footage. The road vacation is part of PC Resolution #062-2014. The proposal is consistent with the Plan. Adopted 208 Sanitary Sewer Service Area: Public sanitary sewer serves the property. The proposal is consistent with the Plan. Water Capacity Assessment District: The property is served by public water service. The proposal is consistent with the Plan. Stormwater Management Plan: Stormwater management is required and is already taken care of in the existing stormwater ponds for the Commerce Center West. The proposal is consistent with the Plan. General Design Guide The General Design Guide governs this area. The proposed appears to meet the requirements of the guide well and this is discussed in more detail below. TIF #10 The parcel is located in Tax Increment District #10. The Common Council has allowed incentives for this parcel contingent on the developer receiving all appropriate development approvals and going thru the necessary processes. DISCUSSION PC 059-2014 As stated above, the petitioner requests rezoning, BSO, and CSM approvals for a new multi-tenant business structure on Commerce Drive. The proposed building will be a total square footage of 60,000 situated on two acres of land where three residential structures currently sit. A site plan, elevations, renderings, grading/utility, and a narrative are all included in the submittal. Rezoning As mentioned above, the request is to rezone the property from BP-1 (Business & Office Park Support District) to BP-3 (Business Park District). The 2020 Comprehensive Plan identifies this area as f uture business park uses and no Comp Plan change is required as part of this rezoning. See the side -by-side zoning map attached for details. The original zoning for the Commerce Center was put in place a decade ago and didn’t anticipate the exact placement of future development. The city always envisioned large business structures in this area but also anticipated smaller supporting commercial and/or office uses. The requested BP -3 district allows the larger business structure footprints by right whereas the BP-1 district allowed smaller office uses in this location. Overall, the proposed use is consistent with uses we want to see in the Moorland Commerce Center area. Supporting commercial/office uses are still very available in the rest of the Commerce Center on both the west and east sides of Moorland Road. A public hearing was heard before the Common Council on October 28, 2014. Staff will share any info from that hearing with PC at the meeting. CSM As part of the development a CSM is required in order to change the existing boundary lines of the parcels to best accommodate the proposed development. All parcels proposed meet the BP-3 zoning requested. Of note: The parcel line changes will shorten the Commerce Center cul-de-sac bulb to the south to allow for better development potential. The CSM includes a variety of easements. One of which is along the south and west property lines for the city to have full access to the water tower northwest of the proposed site. The construction plans show that the developers will construct this new access road for the city to a grade that works for easy accessibility. The CSM would allow the sale of the water tower lands on the northwest portion of the development (120 square feet) in order to allow the building to be constructed without setback violations. This sale cost will ultimately be approved by the Common Council. Approval of the CSM tonight shows that the Planning Commission is OK with the land sale as well. Staff sees no issue with the CSM and the resolution has it subject to miscellaneous Engineering changes as well. The resolution is subject to a parcel conveyance to take place before the CSM is recorded. BE IT FURTHER RESOLVED, That the city water tower parcel conveyance document is recorded prior to the new CSM recording. Building, Site and Operation Plan Architecture The structure is proposed to be the earth tone colors of a light brown, and lighter tans. The materials proposed are mainly comprised of a pre-cast concrete insulated panel. Various architectural detail materials include pre-finished metal copings and gravel stops, clear anodized fascia canopies, aluminum storefront window systems tinted a gray color, and spandrel glass in the same gray glazing color . The building is governed by the General Design Guide which basically requires four sided architecture and 50% masonry product being used. These requirements are accomplished in the proposed design. Staff feels that the majority of the proposed building characterizes the past approvals we’ve seen in the Moorland Corridor and Commerce Center well. The eastern and southern facades will always be the most visible to the public. To gauge more detail the developers added more window features along the south faced to mimic more of the east façad e. Site Plan, Access, and Parking The 4+ acre site currently sits vacant and is pad-ready for new development. The proposed building is shifted toward the east to allow for the truck docking and traffic to be at the rear of the parcel out of view from Moorland Road. The site is set at a fairly low grade which leaves the rear of the building and any truck docks far out of sight of any adjoining neighbors. The proposed building meets the zoning setbacks of the BP-3 zoning district which are 40 feet from a roadway and 20 feet from side lot lines. The proposed building would be accessed by one access point off the north end of Commerce Drive, which in turn has easy access to a controlled intersection on Moorland Road. A total of sixty (60) parking stalls are shown on the site plan (forty-nine (49) stalls in the front and eleven (11) in the rear). For an industrial site the parking codes mandate that there should be approximately 1 parking space for every two employees. Of course there should be ample “other” parking arrangements as well for visitor parking as needed. The parking shown more than meets code as well as the proposal notes that the users are not anticipated to exceed 60 employees. All parking stalls are shown as 10 feet by 20 feet. Vehicular access meets code throughout the site as two-way drive aisles and are at least 24 feet (plan shows all at 30 feet) in width. The overall commercial codes for a parking lot usually state that a parking lot cannot be closer than three feet to an adjoining commercial use property line and this requirement is met on the site plan. Fire Department Approval The site plan is subject to Fire Department approvals at the time of building permits as well. However it should be noted that the Fire Dept. has given preliminary blessing to the layout of the building and Fire Access Lanes. Refuse Enclosure A dumpster enclosure is proposed along the back of the building on the southwest corner. The enclosure is to be constructed of stained cedar slats connected to a galvanized gate frame which is consistent with past approvals. Landscaping A landscape plan has been submitted as part of the proposal. Review of the landscape plan is pending and the City Forester will work with the petitioner based upon any changes/additions that a re needed. In all, a wealth of landscaping is proposed around the site, in landscape islands in the parking lot, and around the foundations of the structure with special consideration of landscaping between the neighboring Gingerbread House to the northeast. The front parking lot doesn’t have the one landscape island for every ten (10 parking stalls proposed. However, Plan Commission waived that for Northern Gear in the past since this is a sole business site. Staff recommends the same and the following can be found in the resolution as such: BE IT FURTHER RESOLVED, Planning Commission approves of waiving the one landscape island for every 10 parking stalls given that this is a daily business site and not a daily retail commercial site and since there is ample landscaping and natural landscaping surrounding the entire site. Signage Signage isn’t part of the submittal at this time. However, the zoning district allows for monument signage as well as wall signage. Sign permits will be required when desired. Lighting Specific light fixture details and a photometric plan are a part of the submittal and the plans show consistency with Muskego requirements and codes. All lighting fixtures will be adhered to the structure and no polelights are required. The plans show the need for twelve (12) zero degree cutoff 250 watt metal halide building wall fixtures, four (4) zero degree cutoff 100 watt metal halide building wall fixtures, two (2) zero degree cutoff 10 watt LED wall packs, and six (6) zero degree cutoff 42 watt LED canopy fixtures. Trucking The most recent development approved in the Commerce Center was Northern Gear in which the trucking hours were limited to 7am -7pm M-F. This development requests that the trucking hours be the same at 7am-7pm M-F with the rare chance a daytime Saturday or Sunday delivery would take place. Sewer, Water, Storm, Grading The development will be served by existing public sanitary sewer and water. Stormwater management is being taken care of via existing stormwater ponds as part of the original Commerce Center West development. The proposal is consistent with the plan. Streets As noted in the CSM section, the existing Commerce Center cul-de-sac is proposed to be moved back to the south to better accommodate the proposed development. This will require new street improvements in public right-of-way. The resolution is subject to the developers receiving developer’s agreement approval from the Council for these improvements. BE IT FURTHER RESOLVED, That a Developer’s Agreement be approved and executed for any utility and street improvements as required/approved by the City Engineer . Other The following usual items are also part of the Plan Commission resolution: BE IT FURTHER RESOLVED, That all doors and windows must remain c losed except for loading and unloading of trucks. BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed on the site with the exception of docked trucks on the truck docks in the rear of the structure. BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage (temporary or permanent) can be installed and this includes any signage on the building. BE IT FURTHER RESOLVED, The site plan is still subject to Fire Department approvals at the time o f building permits. BE IT FURTHER RESOLVED, All lighting fixtures must be full cut-off with a zero degree tilt and the concrete bases for the pole lights, if necessary, cannot exceed 6 inches in height above grade. BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City Forester prior to the issuance of building permits. BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the principal structure. BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards. BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices, electrical transformers, etc.) must be screened from view and/or incorporated into the design of the site/structure (screening, etc.) and should be approved by the Community Development Department. STAFF RECOMMENDATION PC 059-2014 Approval of Resolution PC 059-2014 MUSK EG Othe City of Ar ea o f Inte restI0300600 Fee t Ag en da Item(s) Pr op er tie s Zon in g D istr ic ts Rig ht -o f-Way Hy dr og rap hy Supp lem ental MapRESOLUTION #PC 05 9-2014 Co mmer ce Dr ive J A N E S V I L L E L O O M I S R D RA CIN E AV DURHAM W O O D S CO LL EG E Pre p ar ed b y C ity o f Mu ske g o P la n n in g D e p ar tm e nt Da te : 1 0 /24 /2 01 4 RESOLUTION #P.C. 059-2014 RECOMMENDATION TO COUNCIL TO REZONE PROPERTY FROM BP-1 BUSINESS AND OFFICE PARK SUPPORT DISTRICT TO BP-3 BUSINES PARK DISTRICT, APPROVAL OF A BUILDING SITE AND OPERATION PLAN, AND APPROVAL OF A TWO LOT CERTIFIED SURVEY MAP FOR THE PROPERTY LOCATED IN THE NE ¼ OF SECTION 17 (TAX KEY NO. 2169.993.005 / COMMERCE DRIVE) WHEREAS, In September 2014 a petition to rezone a property from the BP-1 Business & Office Park District to BP-3 Business Park District was submitted and on October 14, 2014 Building, Site and Operation Plans and a Certified Survey map were submitted for the property located in the NW ¼ of Section 3 (Tax Key No. 2169.993.005 / Commerce Drive), and WHEREAS, A Public Hearing for the rezoning was heard before the Common Council on October 28, 2014, and WHEREAS, The original zoning for the Commerce Center was put in place a decade ago and didn’t anticipate the exact placement of future development, and WHEREAS, The city envisioned large business structures in this area but also anticipated smaller supporting commercial and/or office uses, and WHEREAS, The requested BP-3 district allows the larger business structure footprints by right whereas the BP-1 district allowed smaller office uses in this location, and WHEREAS, The BP-3 zoning district is already found in this area along Janesville Road (GE Healthcare and Northern Gear), and WHEREAS, The 2020 Comprehensive Plan already identifies this area for business park uses, and WHEREAS, The proposal is to build a new 60,000 square foot business structure that would have three tenants and up to 60 employees, and WHEREAS, The tenants aren’t being disclosed as part of the proposal, and WHEREAS, This site is governed by the General Design Guide which calls for 50% masonry product and the proposed structure is comprised of 100% masonry, and WHEREAS, The structure is proposed to be the earth tone colors of a light brown, and lighter tans, and WHEREAS, The materials proposed mainly comprise of a pre-cast concrete insulated panel. Various architectural detail materials include pre-finished metal copings and gravel stops, clear anodized fascia canopies, aluminum storefront window systems tinted a gray color, and spandrel glass in the same gray glazing color, and WHEREAS, The proposed building would be accessed by one access point off of Commerce Drive, and WHEREAS, Truck traffic would be limited to 7 am -7pm Monday-Friday with a rare Saturday or Sunday delivery, and WHEREAS, The structure is an average of about 29 feet which is allowed by code, and WHEREAS, The building will be centrally located on the site with trucking operations to go around the structure to the west and the employee parking to be around the east half of the structure, and WHEREAS, Said property is subject to the design standards outlined in the City of Muskego’s General Design Guide, and WHEREAS, Truck traffic would be limited to 7 am-7pm Monday-Friday, and WHEREAS, The structure is an average of about 29 feet which is allowed by code, and WHEREAS, The building will be centrally located on the site with trucking operations to go around the structure to the west and the employee parking to be mostly around the east half of the structure, and WHEREAS, A total of sixty (60) parking stalls are shown on the site plan (forty-nine (49) stalls in the front and eleven (11) in the rear), and WHEREAS, For an industrial site the parking codes mandate that there should be approximately 1 parking space for every two employees and the parking shown more than meets code as well as the proposal of no more than 60 employees now and into the future, and WHEREAS, All parking stalls all are shown as 10 feet by 20 feet, and WHEREAS, The parking lot will be curbed throughout and ample pedestrian access from the lot to the entrances to the building can be found throughout, and WHEREAS, Vehicular access is depicted off of the Commerce Center cul-de-sac. All driving lanes are illustrated at 30 feet in width or larger where two-way traffic will exist and the proper markings are shown throughout the site, and WHEREAS, Fire access lanes are found along the east facade of the structure which meets code of having a fire access along at least 50% of one façade of the structure and the Fire Dept. has reviewed the site plan for compliance, and WHEREAS, The proposed CSM is required in order to change the existing boundary lines of the parcels to best accommodate the proposed development and all parcels shown meet the BP-3 zoning requested, and WHEREAS, The CSM will: shorten the Commerce Center cul-de-sac bulb to the south to allow for better development potential, includes a variety of easements which includes an easement along the south and west property lines for the city to have full access to the water tower, allow the sale of the water tower lands on the northwest portion of the development (120 square feet) in order to allow the building to constructed without setback violations, and WHEREAS, The proposed land sale has been approved by the Public Works Committee and this resolution is subject to a parcel conveyance to take place before the CSM is recorded, and WHEREAS, A dumpster enclosure is proposed along the back of the building on the southwest corner and the enclosure is to be constructed of stained cedar slats connected to a galvanized gate frame, and WHEREAS, A landscape plan has been submitted as part of the proposal and review is pending approval form the City Forester, and WHEREAS, A wealth of landscaping is proposed around the site and around the foundations of the structure, and WHEREAS, One item of note is that there isn’t landscape islands every 10 parking stalls in the various parking areas and Plan Commission can waive this requirement when the lot has overall good application of landscaping, and WHEREAS, Signage isn’t part of the submittal at this time, and WHEREAS, Specific light fixture details and a photometric plan are part of the submittal and the plans show consistency with Muskego requirements and codes, and WHEREAS, The lighting plans show the need for twelve (12) zero degree cutoff 250 watt metal halide building wall fixtures, four (4) zero degree cutoff 100 watt metal halide building wall fixtures, two (2) zero degree cutoff 10 watt LED wall pack s, and six (6) zero degree cutoff 42 watt LED canopy fixtures, and WHEREAS, The existing Commerce Center cul-de-sac is proposed to be moved back to the south to better accommodate the proposed development and this will require new street improvements in public right-of-way which will require a developer’s agreement, and WHEREAS, The development will be served by existing public sanitary sewer and water, and WHEREAS, Stormwater management is being taken care of via existing stormwater ponds as part of the original Commerce Center West development. THEREFORE BE IT RESOLVED, That the Plan Commission does hereby recommend approval to the Common Council for the rezoning to the BP-3 Business Park District and approves of the Building, Site and Operation Plans and a Certified Survey Map for the property located in the NW ¼ of Section 3 (Tax Key No. 2169.993.005 / Commerce Drive), and BE IT FURTHER RESOLVED, That all doors and windows must remain closed except for loading and unloading of trucks. BE IT FURTHER RESOLVED, That the city water tower parcel conveyance document is recorded prior to the new CSM recording. BE IT FURTHER RESOLVED, Planning Commission approves of waiving the one landscape island for every 10 parking stalls given that this is a daily bus iness site and not a daily retail commercial site and since there is ample landscaping and natural landscaping surrounding the entire site. BE IT FURTHER RESOLVED, That a Developer’s Agreement be approved and executed for any utility and street improvements as required/approved by the City Engineer. BE IT FURTHER RESOLVED, That all doors and windows must remain closed except for loading and unloading of trucks. BE IT FURTHER RESOLVED, That no outdoor storage of materials and/or equipment is allowed on the site with the exception of docked trucks on the truck docks in the rear of the structure. BE IT FURTHER RESOLVED, That a separate sign permit will be required before any signage (temporary or permanent) can be installed and this includes any signage on the building. BE IT FURTHER RESOLVED, The site plan is still subject to Fire Department approvals at the time of building permits. BE IT FURTHER RESOLVED, All lighting fixtures must be full cut-off with a zero degree tilt and the concrete bases for the pole lights, if necessary, cannot exceed 6 inches in height above grade. BE IT FURTHER RESOLVED, A final landscape plan will need to be approved by the City Forester prior to the issuance of building permits. BE IT FURTHER RESOLVED, That any bollards must be painted to match the colors of the principal structure. BE IT FURTHER RESOLVED, That any new handicap signs be incorporated into bored bollards. BE IT FURTHER RESOLVED, That all roof top and ground mechanicals (including HVAC devices, electrical transformers, etc.) must be screened from view and/or incorporated into the design of the site/structure (screening, etc.) and should be approved by the Community Development Department. BE IT FURTHER RESOLVED, That all technical corrections from the City will need to be addressed before the Certified Survey Map can be signed and recorded. BE IT FURTHER RESOLVED, That a digital file of this CSM shall be submitted to the City in accordance with Common Council Ordinance No. 1118 and Resolution 196-2002. BE IT FURTHER RESOLVED, That a copy of said plans be kept on file in the Building Department and that all aspects of this plan shall be maintained in perpetuity unless otherwise authorized by the Plan Commission. BE IT FURTHER RESOLVED, That failure to comply with the approval contained in this resolution shall result in the imposition of fines of $100 per day, the initiation of legal action, or both. Plan Commission City of Muskego Adopted: Defeated: Deferred: Introduced: November 4, 2014 ATTEST: Kellie McMullen, Recording Secretary Document Date Sheet Number Sheet Title Exterior Photometric Drawing Mu s k e g o M u l t i T e n a n t B u i l d i n g 10-13-14 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.2 0.1 0.2 0.2 0.1 0.2 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.4 0.5 0.5 0.6 0.7 0.6 0.6 0.6 0.7 0.7 0.6 0.6 0.6 0.7 0.7 0.6 0.7 0.6 0.7 0.7 0.6 0.6 0.6 0.7 0.6 0.5 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.8 1.0 1.2 1.4 1.5 1.6 1.5 1.5 1.5 1.5 1.6 1.5 1.6 1.5 1.6 1.6 1.5 1.6 1.5 1.6 1.6 1.5 1.6 1.5 1.5 1.5 1.4 1.2 1.0 0.8 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.0 1.8 2.3 3.0 3.3 3.2 3.3 3.3 3.5 3.4 3.2 3.3 3.3 3.5 3.4 3.2 3.2 3.4 3.5 3.4 3.3 3.3 3.5 3.6 3.4 3.3 3.1 3.2 3.0 2.4 1.7 1.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 0.8 1.2 2.0 2.8 3.8 4.1 3.8 3.6 3.9 4.4 4.2 3.8 3.7 4.0 4.4 4.2 3.7 3.7 4.0 4.3 4.1 3.7 3.7 4.2 4.4 4.0 3.6 3.7 4.1 4.0 3.0 1.9 1.0 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.2 0.7 1.1 2.2 3.8 5.4 5.7 4.7 3.7 4.9 5.9 5.7 4.5 3.9 5.1 6.0 5.5 4.2 4.0 5.3 6.0 5.4 4.0 4.3 5.6 6.1 5.2 3.8 4.4 5.5 5.5 4.1 2.0 0.9 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.7 1.0 1.9 2.8 4.8 8.3 8.7 5.9 3.9 6.3 9.0 8.5 5.3 4.0 7.0 9.2 8.1 4.7 4.2 7.5 9.1 7.7 4.4 4.7 8.1 9.2 7.1 4.0 5.2 8.3 8.7 5.7 2.1 0.8 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 0.9 1.3 2.0 2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.6 3.1 2.0 2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.6 1.9 3.5 3.6 3.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.7 2.2 3.6 3.8 3.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 2.2 3.9 2.8 2.9 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 2.5 3.9 4.0 0.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 2.1 2.6 2.9 2.9 0.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 2.8 3.3 3.0 3.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.6 3.0 3.6 3.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 2.0 3.8 3.3 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.6 1.7 2.0 2.5 2.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 0.9 1.9 3.4 3.5 3.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.2 1.3 3.0 4.8 2.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.0 1.4 3.0 3.8 3.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.6 3.6 3.9 3.4 0.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 1.1 3.2 3.5 3.0 0.0 0.3 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.1 2.1 3.3 3.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.1 3.2 3.6 3.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.2 3.3 3.5 3.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.9 2.6 3.3 3.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 2.3 3.7 2.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.4 1.8 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.8 1.5 2.2 2.2 6.8 13.4 22.8 30.6 26.3 19.3 10.7 5.2 5.7 11.3 20.4 27.1 29.7 23.2 12.9 6.5 4.2 8.3 15.6 25.9 33.2 27.1 16.8 8.4 2.6 1.0 0.4 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.6 1.0 0.7 1.4 2.2 6.1 10.9 17.8 21.5 24.1 14.1 9.8 5.3 5.6 10.5 14.3 25.9 22.8 17.4 11.4 6.3 4.1 7.5 12.7 20.7 27.3 21.1 12.9 7.6 2.6 1.0 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.6 0.9 1.4 2.0 3.7 5.7 6.8 7.1 7.1 6.5 5.4 4.2 4.3 5.5 6.5 7.0 7.1 6.8 5.6 4.3 3.7 4.6 6.0 7.1 7.1 7.1 5.9 4.1 2.2 1.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 1.2 1.9 3.0 4.0 4.6 4.8 5.0 4.7 4.3 3.9 3.9 4.3 4.8 5.1 5.0 4.8 4.3 3.7 3.7 3.9 4.5 5.0 5.1 5.0 4.3 3.2 2.1 1.1 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.4 0.7 1.0 1.4 1.8 2.1 2.2 2.3 2.3 2.1 2.1 2.1 2.2 2.3 2.3 2.4 2.3 2.1 2.0 2.0 2.0 2.2 2.3 2.3 2.2 1.9 1.5 1.1 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.5 0.6 0.7 0.8 0.9 0.9 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.6 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 LUMINAIRE SCHEDULE Symbol Label Qty WattsCatalog Number Description Lamp A12 250Ruud ACW625 16" AREA CUTOFF / FORWARD THROW 250 WATT MH Building Mounted @ 22' B4 100PRW410 16" PARKING/ROADWAY OPTIC 100 WATT MH Building Mounted @ 22' C6 42Recessed LED Fixture 42 WATT LEDCanopy Light D2 1010 watt LED wall pack 10 WATT LED Building Mounted @ 10' A A A A A A A A A A A A BB BB C C C C C C DD 4 Document Date Sheet Number Sheet Title Exterior Photometric Drawing Mu s k e g o M u l t i T e n a n t B u i l d i n g 10-13-14 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.2 0.1 0.2 0.2 0.1 0.2 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.4 0.5 0.5 0.6 0.7 0.6 0.6 0.6 0.7 0.7 0.6 0.6 0.6 0.7 0.7 0.6 0.7 0.6 0.7 0.7 0.6 0.6 0.6 0.7 0.6 0.5 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.8 1.0 1.2 1.4 1.5 1.6 1.5 1.5 1.5 1.5 1.6 1.5 1.6 1.5 1.6 1.6 1.5 1.6 1.5 1.6 1.6 1.5 1.6 1.5 1.5 1.5 1.4 1.2 1.0 0.8 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.0 1.8 2.3 3.0 3.3 3.2 3.3 3.3 3.5 3.4 3.2 3.3 3.3 3.5 3.4 3.2 3.2 3.4 3.5 3.4 3.3 3.3 3.5 3.6 3.4 3.3 3.1 3.2 3.0 2.4 1.7 1.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 0.8 1.2 2.0 2.8 3.8 4.1 3.8 3.6 3.9 4.4 4.2 3.8 3.7 4.0 4.4 4.2 3.7 3.7 4.0 4.3 4.1 3.7 3.7 4.2 4.4 4.0 3.6 3.7 4.1 4.0 3.0 1.9 1.0 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.2 0.7 1.1 2.2 3.8 5.4 5.7 4.7 3.7 4.9 5.9 5.7 4.5 3.9 5.1 6.0 5.5 4.2 4.0 5.3 6.0 5.4 4.0 4.3 5.6 6.1 5.2 3.8 4.4 5.5 5.5 4.1 2.0 0.9 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.7 1.0 1.9 2.8 4.8 8.3 8.7 5.9 3.9 6.3 9.0 8.5 5.3 4.0 7.0 9.2 8.1 4.7 4.2 7.5 9.1 7.7 4.4 4.7 8.1 9.2 7.1 4.0 5.2 8.3 8.7 5.7 2.1 0.8 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 0.9 1.3 2.0 2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.6 3.1 2.0 2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.6 1.9 3.5 3.6 3.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.7 2.2 3.6 3.8 3.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 2.2 3.9 2.8 2.9 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 1.7 2.5 3.9 4.0 0.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 2.1 2.6 2.9 2.9 0.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 2.8 3.3 3.0 3.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.6 3.0 3.6 3.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 2.0 3.8 3.3 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.6 1.7 2.0 2.5 2.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 0.9 1.9 3.4 3.5 3.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.2 1.3 3.0 4.8 2.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.0 1.4 3.0 3.8 3.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.6 3.6 3.9 3.4 0.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 1.1 3.2 3.5 3.0 0.0 0.3 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.1 2.1 3.3 3.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.1 3.2 3.6 3.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.2 3.3 3.5 3.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.9 2.6 3.3 3.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.8 2.3 3.7 2.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.4 1.8 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.8 1.5 2.2 2.2 6.8 13.4 22.8 30.6 26.3 19.3 10.7 5.2 5.7 11.3 20.4 27.1 29.7 23.2 12.9 6.5 4.2 8.3 15.6 25.9 33.2 27.1 16.8 8.4 2.6 1.0 0.4 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.6 1.0 0.7 1.4 2.2 6.1 10.9 17.8 21.5 24.1 14.1 9.8 5.3 5.6 10.5 14.3 25.9 22.8 17.4 11.4 6.3 4.1 7.5 12.7 20.7 27.3 21.1 12.9 7.6 2.6 1.0 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.6 0.9 1.4 2.0 3.7 5.7 6.8 7.1 7.1 6.5 5.4 4.2 4.3 5.5 6.5 7.0 7.1 6.8 5.6 4.3 3.7 4.6 6.0 7.1 7.1 7.1 5.9 4.1 2.2 1.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 1.2 1.9 3.0 4.0 4.6 4.8 5.0 4.7 4.3 3.9 3.9 4.3 4.8 5.1 5.0 4.8 4.3 3.7 3.7 3.9 4.5 5.0 5.1 5.0 4.3 3.2 2.1 1.1 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.4 0.7 1.0 1.4 1.8 2.1 2.2 2.3 2.3 2.1 2.1 2.1 2.2 2.3 2.3 2.4 2.3 2.1 2.0 2.0 2.0 2.2 2.3 2.3 2.2 1.9 1.5 1.1 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.5 0.6 0.7 0.8 0.9 0.9 1.0 0.9 0.9 0.9 0.9 1.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.6 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 LUMINAIRE SCHEDULE Symbol Label Qty WattsCatalog Number Description Lamp A12 250Ruud ACW625 16" AREA CUTOFF / FORWARD THROW 250 WATT MH Building Mounted @ 22' B4 100PRW410 16" PARKING/ROADWAY OPTIC 100 WATT MH Building Mounted @ 22' C6 42Recessed LED Fixture 42 WATT LEDCanopy Light D2 1010 watt LED wall pack 10 WATT LED Building Mounted @ 10' A A A A A A A A A A A A BB BB C C C C C C DD Created: 10/13/2014 WPLED10 LED 10W & 13 Wallpacks. Patent Pending thermal management system. 100,000 hour L70 lifespan. 5 Year Warranty. LED Info Watts: 10W Color Temp: 5000K (Cool) Color Accuracy: 92 L70 Lifespan: 100000 LM79 Lumens: 548 Efficacy: 42 LPW Driver Info Type: Constant Current 120V: 0.21A 208V: 0.14A 240V: 0.12A 277V: N/A Input Watts: 13W Efficiency: 76% Color: Bronze Weight: 3.3 lbs Technical Specifications UL Listing: Suitable for Wet Locations as a Downlight. Suitable for Damp Locations as an Uplight. Wall Mount only. Suitable for Mounting within 4ft. of ground. Lifespan: 100,000-hour LED lifespan based on IES LM-80 results and TM-21 calculations. Finish: Our environmentally friendly polyester powder coatings are formulated for high-durability and long-lasting color, and contains no VOC or toxic heavy metals. Color Consistency: 7-step MacAdam Ellipse binning to achieve consistent fixture-to-fixture color. Color Stability: LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. Color Uniformity: RAB's of CCT (Correlated color temperature) follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377-2008. Cold Weather Starting: The minimum starting temperature is -40°F/-40°C. Ambient Temperature: Suitable for use in 40°C (104°F) ambient temperatures. Driver: Multi-chip 10W high output long life LED Driver Constant Current, Class II, 120V-240V, 50/60/ Hz, 350mA. Thermal Management: Cast aluminum Thermal Management system for optimal heat sinking. The LPACK is designed for cool operation, most efficient output and maximum LED life by minimizing LED junction temperature. Lumen Maintenance: The LED will deliver 70% of its initial lumens at 100,000 hours of operation. Housing: Precision die cast aluminum housing, lens frame. Mounting: Junction box. California Title 24: See WPLED10/PC for a 2013 California Title 23 compliant model. Green Technology: RAB LEDs are Mercury, Arsenic and UV free. Patents: The LPACK design is protected under patents in the U.S. Pat. D608,040, Canada Pat. 130,243, China Pat. 200930183252.2, and pending patents in Taiwan and Mexico. Dark Sky Approved: The International Dark Sky Association has approved this product as a full cutoff, fully shielded luminaire. For use on LEED Buildings: IDA Dark Sky Approval means that this fixture can be used to achieve LEED Credits for Light Pollution Reduction. Copyright ©2014 RAB Lighting Inc. All Rights Reserved Tech Help Line:888 RAB-1000 Email:sales@rabweb.com On the web at:www.rabweb.com Page 1 of 2Note: Specifications are subject to change without notice Created: 10/13/2014 WPLED10 - continued IESNA LM-79 & IESNA LM-80 Testing: RAB LED luminaires have been tested by an independent laboratory in accordance with IESNA LM-79 and 80, and have received the Department of Energy "Lighting Facts" label. Gaskets: High Temperature Silicone. Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. Equivalency: The WPLED10 is Equivalent in delivered lumens to a 70W Metal Halide Wallpack. HID Replacement Range: The WPLED10 can be used to replace 35-100W Metal Halide Wallpacks based on delivered lumens. Copyright ©2014 RAB Lighting Inc. All Rights Reserved Tech Help Line:888 RAB-1000 Email:sales@rabweb.com On the web at:www.rabweb.com Page 2 of 2Note: Specifications are subject to change without notice 1501 96th Street Sturtevant, Wisconsin 53177 | (888)243-9445 | Fax (262)504-5409 | www.e–conolight.com RECESSED LED CANOPY LIGHT - WIDE DISTRIBUTION 42-WATT LED (E-RC2L04CW) Applications: Security, entryway and perimeter lighting. Also recommended for walkways and exterior canopies. Typical Mounting Height: 8 to 15 feet Typical Spacing: 1 to 2 times the mounting height Catalog # Description Input Voltage Delivered Lumen Output CCT CRI Lifetime (L70 Weight Comparable To: E-RC2L04CW 42W LED Cool White 120V-277V 4100 Lumens 5000K 75 50,000 Hours 6.2 lbs 100W PSMH 16"W x 16"D x 2-3/4"H (Recessed housing is 8" square) Features Accessories • 0-10V Dimmer • 50,000 hours of maintenance-free operation to L70 at 25°C • 75 CRI • Rugged and durable aluminum housing • Non-IC rated • White polyester powder-coat finish • Minimum starting temperature: -22°F • UV-stabilized acrylic lens with molded precision optics • Two 1/2" conduit entries on top for through wiring • Hanging cable supports fixture while wiring connections are made • Secures to mounting surface with four screws (provided by others) • RoHS compliant • Universal voltage (120V through 277V) • Cree® LEDs inside • ETL listed for wet locations • 5-year limited warranty None available DISTRIBUTION PATTERN Bird's Eye View, Ceiling Mounted 56ft 56ft 2 1 .5 07/29/14 LED PATTERN This fixture is listed on the DesignLights Consortium® Qualified Products List.