The URL can be used to link to this page

Planning Commission Agenda 12-06-2006 . . . AGENDA MONTICELLO PLANNING COMMISSION Tuesday, December 6'h, 2006 6:00 PM Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and Barry V oigbt Council Liaison: Glen Posusta Staff: Jeff O'Neill, Angela Schumann, Gary Anderson, Ollie Koropchak, Kimberly Holien and Steve Grittman - NAC 1. Call to order. 2. Approval of the minutes of the Planning Commission meetings of November 6th, 2006. 3. Consideration of adding items to the agenda. 4. Citizen comments. 5. Public Hearing - Consideration of a request for Preliminary Plat for the Carver Plat, a proposed 3-unit single family replat. Applicant: Thomas Parker 6. Public Hearing - Consideration of a request for extension of an Interim Use Permit for an existing facility for open and outdoor sales in a B-3 District. Applicant: Jacob Holdings, Inc. 7. Public Hearing - Consideration of a request for Development Stage Planned Unit Development for the proposed expansion of the St. Benedict's Senior Community. Applicant: CentraCare/St. Benedict's Senior Community 8. Public Hearing - Consideration of a request for amendment to the Monticello Zoning Ordinance Section 3-3[F] regulating front yard setback averaging. Applicant: City of Monticello 9. Adjourn. . . . MINUTES MONTICELLO PLANNING COMMISSION Monday, November 6th, 2006 6:00 PM Commissioners Present: Rod Dragsten, Lloyd Hilgart, William Spartz, and Barry Voight Council Members: Mayor Clint Herbst, Wayne Mayer, Tom Perrault, Glen Posusta, and Brian Stumpf Staff: Jeff O'Neill, Angela Schumann, Gary Anderson, Ollie Koropchak, Kimberly Holien and Steve Grittman - NAC I. Call to order. 2. Chairman Dragsten called the meeting to order, noting a quorum of sitting Commissioners and the presence of Council members Herbst, Perrault, Posusta and Stumpf. Council member Mayer arrived later in the meeting. Chairman Dragsten also welcomed new Commissioner Barry Voight. Approval of the minutes of the Planning Commission meetings of October 3rd. 2006. MOTION BY COMMISSIONER SPARTZ TO APPROVE THE MINUTES OF THE PLANNING COMMISSION MEETING OF OCTOBER 3'd, 2006. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 4-0. 3. Consideration of adding items to the agenda. NONE. 4. Citizen comments. 5. NONE. Consideration to review for discussion a draft framework for an amendment to the Monticello Zoning Ordinance for Planned Unit Developments. (JOINT WORKSHOP WITH MONTICELLO CITY COUNCIL) Schumann provided an overall agenda (attached) for the workshop, explaining that the group would probably only be able to get through the first one or two items on the agenda . during the evening's discussion. The balance ofthe items would be discussed during future workshops. Schumann began the workshop with a brief presentation. PRESENTATION SUMMARY Schumann reviewed the proposed process for the Planned Unit Development amendment. Schumann referred to the sample points system analysis that had been prepared by NAC for Monticello PUDs. Schumann explained the analysis presented a good background for where the City had been in terms of PUD product. In moving forward, she stated that staff recommended the following process, and explained each step in detail. I. Discussion of important values or goals attainable through PUD. (See agenda for breakdown of this process.) 2. Staff provides studies and research for goal foundations ofPUD ordinance reVISIOn. 3. Revision of application process and review for PUD (including points system implementation). 4. Amendment or ordinance based on above. 5. Implementation of ordinance 6. Audit of results. . Schumann also discussed that the ultimate intent of the ordinance amendment should be to achieve the City's goals. In the past, the balance seemed weighted to achieving the developer's goals. A productive PUD experience should be a win-win for both parties. The most important factor will be to clearly define the City's goals or values. Schumann indicated that the balance of the workshop would be spent on that topic. A discussion of what the Commission and Council members seek to achieve using PUD will serve as the foundation for further study and revision of the ordinance. DISCUSSION SUMMARY The group focused on a discussion of "high-value" priorities for PUDs, from a policy- maker perspective. It is important to note that while there was general consensus on the values/goals listed, there was not universal agreement. Goal benchmarks and structure will be further defined by working through the discussion agenda and the balance of the amendment process above. . Forested areas Viewsheds Wildlife corridors Public access/use Greenway connections A. Open Space . . . . . . B. Neil!:hborhood Amenities · Architectural details in housing · Neighborhood enhancements · Development of detailed housing standards · Landscaping C. Lifecvcle Housinl!: · Determine missing markets types within the City · Determine saturated market types within the City · Develop a PUD growth plan based on desired housing types D. Manal!:ement of PUDs · Timing of amenity installation · On-going maintenance of PUD amenities such as open space and neighborhood common areas. E. PUD Districts vs. Strail!:ht Zoninl!: . . Strategic placement of PUD districts based on above goals Retain some R -I A areas for straight zoning Create buffer or transition zones between straight zoning areas and PUD districts. . . The group concluded with a recommendation to continue working through the agenda items within the next 60 days. The group also expressed a desire to parallel some portions of the goal/value determination to comprehensive plan outcomes. 6. Adiourn. MOTION BY COMMISSIONER SPARTZ TO ADJOURN. MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED, 4-0. . . AGENDA PUD WORKSHOP DISCUSSION 11/6/06 A. Staff Presentation B. Defining PUD Values (OPEN DISCUSSION) a. Comprehensive plan outcomes i. What did you see from the neighborhood meetings as having a "high value"? 11. What do you see as "high-value" from a policy-maker perspective? 111. Expectation levels I. What can be achieved via a PUD? 2. How much of the value do you expect to achieve for the community and per individual development? b. Forming a value statement (PRIORITY EXERCISE) . C. Achieving Goals/Recognizing Balance (OPEN DISCUSSION) a. Counterpoints in the development process i. What are you willing to give up and what restrictions will you place on what you give up? b. What isn't negotiable? What parameters can we set on "flexibility" of the ordinance? D. The PUD Growth Plan (OPEN DISCUSSION) a. Determining appropriate locations or circumstances i. How many? ii. Where? E. Next Steps (STAFF) . Planning Commission - 12/05/06 . 5. Consideration of a request for Preliminarv and Final Plat approval of the Carver Plat. a three-unit sinlrle familv re-plat. Applicant: Thomas Parker. (NAC) BACKGROUND Thomas Parker is requesting preliminary and final plat approval ofthe Carver Plat, a three lot subdivision located at 1125 and 1119 West River Street. The proposed subdivision would create two lots on a 1.18 acre site currently platted as part of River Terrace. The property is zoned R-I, Single Family Residential. Comprehensive Plan. The subject site is guided for low density residential land uses, consistent with the proposed plat. Zoning. The subject site is zoned R-l, Single Family Residential. The purpose of the R-l District is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. ANALYSIS . The applicant is proposing a three lot subdivision, bordered to the south by West River Street, single family residential uses to the east and west, and the Mississippi River and Otter Creek to the north. The site is currently platted as lots 5 and 6 of the River Terrace subdivision. To accomplish the proposed re-plat, a lot split is proposed to create two lots at 1125 West River Street, identified as Lot I Block I and Lot 2 Block 1. Lots 1 and 3 contain existing single family homes. A 1,050 square foot single family home with an attached garage is proposed for Lot 2. As part of the platting process, the applicant is proposing to incorporate Government Lot 1, located to the north of Lots 2 and 3, as part of those lots. Lot Requirements and Setbacks. Applicable lot and setback requirements for the R-l District are as follows: . Requirement Proposed Lot 1 Proposed Lot 2 Proposed Lot 3 Lot Area 12,000 sf 22,743 sf 28,601 sf 27,283 sf Lot Width 80 feet 140 feet 80 feet 80 feet Front Yard 30 feet 60 feet 75 feet 80 feet Setback Rear Yard 30 feet 60 feet 215 feet 215 feet Setback Side Yard Setback 10 feet 21 feet 16 feet 2.1 feet Ordinary High 50 feet 35 feet 205 feet 201 feet Water Mark Setback 1 Planning Commission - 12/05/06 . The subject site is located within 300 feet of Otter Creek. Therefore, both lots must meet the Ordinary High Water Mark setback, as provided in Chapter 27 of the Zoning Ordinance. The existing single family home on Lot 1 is setback 35 from the edge of Otter Creek. However, this is a legally non-conforming situation, and may be allowed to continue. The existing single family home on Lot 3 is setback approximately 2.1 feet from the east side lot line. This is also an existing non-conforming use that may be allowed to continue. In all other aspects, both lots meet the performance requirements for the R- I District. Access. The applicant is proposing a 40-foot separation between the existing driveway on Lot 1, and the proposed driveway on Lot 2. The proposed driveway is approximately 18 feet in width. In residential districts, driveways are required to be setback a minimum of three feet from the side lot line. Both lots meet this requirement. . Tree Cover. The site currently contains several mature Oak, Birch, and Maple trees. The applicant has made an effort to preserve all of these trees with the construction of the single family home, and the configuration oflot lines. The side lot line of Lot 2 is positioned at an angle to allow for the driveway of Lot 1 to remain in its current location. Any modifications to this drive may require the removal of a 30 inch Oak tree along the front property line. Said side lot line meets all requirements of the R-I District and the Subdivision Ordinance. Grading, Drainage, and Utilities. A number of issues relating to the extension of utilities will need to be addressed as part of any new home construction. The applicant is proposing to extend water and sewer from West River Street to the proposed single family home on Lot 2. The City Engineer has reviewed the application, and offers the following recommendations: 1. The sewer is approximately 14 feet deep, is well under the ground water, and is IS-inch RCP. It will have to be cored and a proper saddle and gasket used to make a connection. 2. It is likely that the new storm sewer and existing watermain may be impacted even with box construction. There is a sanitary sewer service to the south which may limit the use of a box and may cause problems with the south water service line as well. 3. The City will require that the street excavation area to be oversized and properly patched. The following year the patched area, which shall include the entire street width plus a minimum of28-feet along the length of the street, shall be milled and overlayed to correct initial settlement. . The City Engineer has also stated that all drainage issues appear to be manageable as planned. 2 Planning Commission - 12/05/06 . Recording. If the final plat is approved by the City Council, the subdivider shall record it with the Wright County Recorder within 100 days after said approval. If the subdivider fails to so record the final plat, the approval shall be considered void, unless a request for time extension is submitted in writing and approved by the City Council prior to the expiration of the 100 day period. ALTERNATIVE ACTIONS Regarding the request for preliminary and final plat approval of the Carver Plat, a three lot residential subdivision, the City has the following options: 1. Motion to approve the Preliminary and Final Plat of the Carver Plat, subj ect to a finding that the proposed use is consistent with the intent of the R-1, Single Family Residential District, and the Comprehensive Plan. 2. Motion to deny the Preliminary and Final plat, based on a finding that the proposed use is not consistent with the intent of the R-I District. RECOMMENDATION . Upon review of the proposed plat, staff finds that it is consistent with the performance requirements for the R-I, Single Family Residential district. Lots I and 3 both contain non-conforming setback situations, which may be allowed to continue as legally non-conforming uses as part of any new plat. A number of concerns have been raised regarding the feasibility of extending utilities onto Lot 2 as part of any new construction. The applicant shall be required to incur all costs relating to the extension of utilities and any modification to West River Street associated with this project. However, this issue would only influence single family construction on the site, and does not impact the plat. As such, staff recommends approval of the Preliminary and Final Plat. SUPPORTING DATA Exhibit A: Exhibit B: Exhibit C: Preliminary and Final Plat Existing Drainage Map Proposed Drainage Map . 3 o , .. f-- . ~ Ii m ~ ~ ! ~ i '; ~ ~ ~ l;l ~ ~~~ ~"~ IU!rI Pi ui~ o i eOI i ~ ~ ~ II I~! : If" 1) i ~ ~! H i ~ i~ J!j f'! ~ ~ ~~~ ":;t i ~ t Iii~" 1=, ~i ~ 51. ~B - ,i l ~i . !:i i'i'. · .. ill n ~i ~ ~I~ ! ~ ):1 IJ j;! ~ ~~! I ; I ,H if i i ~ ul ~ ~ i'. .S ! ~ ~ ::I ~i !j !j dl du ~~ ~ i ~~ ~ --...J. S i Q. o - " >. ~ :s u > i - ~;s ~ 0, ~ l!l..c ~ &~ ~ 6z ili II" "'z .. ~'i '" 1 ....cs f!! I f;:l ffi ___-l" E lj ~: : o ~ ---, n "'~ ~ I ri~ ~ 1 o ~ 1 h i I" l!i g~ ~~ Zili ~~ ot! ~z Ii ~~ ~~ f F~ o~ ~6 ~. ~~ I ~~ ' ;~ -1 .~ ' ~t:ft-= I ~~~ : / / ~ /~~l '. 1I~~ i'~ / I J / I~l ~!f 0, ~ I~ / / '-..... 0' N l?i '" '" '" 0; '-' Z F '" X UJ ~ </ ~ ~ ~ c:s .~ h: ~ LG .... '" ;;; '" ,.; Sl 0>_ It} o 0> N ,.; o 0> '" o<i ~ '" '" '" n is a; N"'\ ") . '" 0 ~.~/~ N N ~ \ \ ~.~ ~ a. <l; :Ii..... . ..., o a;: ~ ~ <l'~ ~ !b" '-- .* ~ n ...; a; Ll \.::: ~ ~ "'l Ct ~ g s: ~ u . ~-t ~ c::: ~ QQ ~ i!: ;> < '" r.: o '" en .; o '" ~ cO o en \ ~......--- ." .\- ~ ."...)<. ~ i J'i ~ ' \ I Jj" } 'f/~j/'" / 'l:f; "/ --------- '!'-/// '" .~~ * / / ;X ~ ~ / // en (0, / ;;""---:><n "" , 0".['.[' C5 r- ...; a; '" z F (Il X w ~ r.: o en , <0 n '" ...; t<) a; ~~r- ~~~./ ~ /"" ~ ~ * ~.~ \J ~ '" <( o '0 '" tri.: .'. ~. >: . .... ....... .:~~~ <:"..:'q..:. . . . Planning Commission - 12/05/06 6. Consideration of a request for extension of an Interim Use Permit for an existinl! facility for open and outdoor sales in a B-3 District. Applicant: Jacob Holdinl!s. Inc. (NAC) REFERENCE AND BACKGROUND Jacob Holdings/Denny Hecker is seeking approval for an extension of their existing Interim Use Permit to operate an existing facility for open and outdoor sales. The subject site is located next to the Monticello Dodge property on Chelsea Road. The site is zoned B-3, Highway Business. An interim use permit was approved for the site in June, 2004 for a term of 30 months, with the option of requesting a renewal for an additional 30 months, subject to the review of the City Planner. Automobile dealerships are allowed in the B-3 District, but have a specific set of criteria for lot coverage, building site and ratio, and site improvements. The applicant originally requested PUD approval for the site, in order to be granted flexibility from the application of the zoning standards, and use the site in its existing state with no substantial improvements. The interim use permit allowed the use to occur with existing pole buildings on a temporary basis, pending the development of a model dealership facility within three years. A representative for the applicant at the time of initial application stated that the price ofland somewhat dictates the need to develop the site in a manner consistent with the Dodge dealership. Thus, economics would ultimately result in development of a facility that meets code. The existing site and buildings were to be used until a dealership or franchise is found. Staff recommended that, if the project were to be accommodated by an interim use permit, a number of topics were to be addressed. The applicant did satisfY a portion of the conditions, by establishing the term of the interim use, indicating locations for customer and employee parking and display locations, and providing a security. However, a number of conditions have yet to be completed, including the following: 1. Drainage concerns as drawn, the site was proposed to drain the new paving area onto open space north of the buildings. 2. Provide a definition of the use of unpaved areas. 3. Site lighting. 4. Utility service issues to be identified by Public Works and Engineering staff. 5. Potential signage size and location, and enforcement provisions for illegal temporary signage. 1 Planning Commission - 12/05/06 . To date, no modifications have been made to the site to improve the above conditions, and no development plan has been submitted. The requested PUD approval will remain contingent on a future development plan that demonstrates consistency with PUD goals. AL TERNA TIVE ACTIONS In regards to renewing the Interim Use Permit for Jacob Holdings/Denny Hecker to operate an automobile dealership in the B-3 District, the City has the following options: 1. Motion to recommend approval of the application for renewal of the existing Interim Use Permit, subject to all conditions of the original Interim Use Permit, based on the finding that the proposed use will not interfere with the City's long range objectives of encouraging high quality development in the area, due to the temporary nature of the permit, subject to the condition outlined in Exhibit Z. 2. Motion to recommend denial of the application for renewal of the existing Interim Use Permit, based on a finding that the use would interfere with the City's long range development goals. ~. RECOMMENDATION . Staff recommends approval of the extension of the IUP, for an additional 30 months. Conditions of the original permit included a provision, allowing the applicant to request an extension of the permit after 30 months, subject to the review of planning staff. No significant changes to the site or operation have been made since the previous permit renewal. However, the use is currently supported by the existing conditions of the site. The IUP will expire in 30 months, at which time the applicant will be required to make necessary site improvements by submitting a development plan, or abandon the site. The permit was originally approved based on a belief that the value of the land would drive the owner to redevelop the site relatively soon. The time period established allows the applicant to use the site in its current state for an additional 30 months without further development. The applicant shall be required to submit a new security to ensure removal of non-conformities at the termination of the interim use. SUPPORTING DATA: . Exhibit A: Exhibit B: Exhibit C: Exhibit Z: Preliminary Site Plan dated 1012/03 Notice of Non-Extension from Wells Fargo Bank Site Images Conditions of Approval 2 Planning Commission - 12/05/06 . Exhibit Z Conditions of Approval 1. The applicant shall submit a security in the amount of$15,000. . . 3 I I / ! --,.l),-=;ffi.- u.: wu; mmw w 8w ~~~ ~ . . . ~- t:'- ~ VI ~- :7 0. 1 ~ I' ~ ~ o ~ cr ~- t . . . Planning Commission - 12/05/06 7. Consideration of a request for Development Stal!:e Planned Unit Development for the proposed expansion of the St. Benedict's Senior Community. Applicant: CentraCare/St. Benedict's Senior Community. (NAC) BACKGROUND The St. Benedict's Senior Community has submitted an application for Development Stage PUD approval for the expansion of their facility. The proposed expansion includes an addition to the two-story assisted living building and the construction of a chapel. The subject site is located at 511 Territorial Road. The site is zoned PZM, performance mixed use. Comprehensive Plan. Monticello's Comprehensive Plan designates this area for performance zoning of mixed uses. Zoning. The subject site is zoned PZM, Performance Zoned Mixed Use District, which allows for development flexibility and special design control within sensitive areas of the city due to environmental or physical limitations. CUP/PUn. A Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. It is the applicant's responsibility to design the development with significant benefits and communicate those benefits to the City for allowing a CUP/PUD. ANALYSIS The St. Benedict's Senior Community is proposing to amend their PUD to perform a series of renovations and additions to their campus, located at 511 Territorial Road. Proposed construction on the site includes a 2,620 square foot chapel attached to the southeast comer of the existing two-story building, an 18,845 square foot expansion to the two-story assisted living facility surrounding a garden/courtyard, an expanded parking lot and drive area, and additional concrete and gravel walkways. The proposed assisted living building will contain 34 dwelling units, in addition to the 122 existing units in the remainder of the building. The proposed addition is located on the northeast side of the existing structure. The entire building will then surround a landscaped courtyard. The proposed chapel is located in the southeast comer of the existing building. Demolition Plan. The demolition portion of the project will consist of removing sections of concrete sidewalk, removing various sections of fencing, removing a large bituminous drive and parking area, removing curbing, and removing a small number of trees. 1 Planning Commission - 12/05/06 . The City Engineer has review the demo plan, and made the following recommendations: I. Verify removal quantities. Several appear to be incorrect. 2. Revise storm sewer flow arrows on east side of site. Arrows switch direction midway along sewer Setbacks. Performance requirements for the R-3 District are typically applied to the PZM District. However, the St. Benedict's campus is en existing PUD with flexible setbacks already in place. The assisted living expansion and chapel addition will connect directly to the existing building. As such, the existing setbacks will be applied. The existing building setback on the south side of the site, adjacent to the proposed chapel, is 15 feet. The chapel setback is consistent with the existing structure. The existing setback from the north property line, adjacent to the proposed assisted living expansion is 40 feet. The proposed expansion is setback approximately 46 feet, consistent with the current setback requirement. A series of existing retaining walls are located outside the 40 foot setback. These walls are legally non-conforming uses, and may be permitted to continue. The proposed gravel path is also located outside the 40-foot setback. However, this pervious path may be allowed in this location as a permitted encroachment. . Parking. The parking requirement for senior living facilities is the reservation of area equal to one parking space per unit. Initial development is, however, required of only one-half space per unit, and said number of spaces can continue until such time as the City Council considers a need for additional parking spaces has been demonstrated. As such, the proposed expansion requires 17 stalls, in addition to the 124 existing stalls. Proof of parking for 17 additional stalls is also required. A parking area is proposed to be removed from the north side of the site, and replacement of these stalls shall be required. The applicant is proposing to add 36 stalls to the existing lot in the southwest comer ofthe site, as well as proof of parking for 35 additional stalls added to the north side of the three-story assisted living building, to serve future parking needs. With the expansion, 156 dwelling units will be present on the site, requiring 78 parking stalls. The proposed number of total parking stalls for the site is 141, through a combination of open and underground parking. As such, the minimum requirement is satisfied. A total of 36 parking stalls will be added to the existing parking lot. The parking stalls provided exceed the minimum requirement for the senior living facility. However, they will be necessary to accommodate employee parking and serve the increased number of guests that may result from the additional units. . 2 Planning Commission - 12/05/06 . Landscaping. Institutional sites are required to provide a minimum of one tree per 1,000 square feet of gross building floor area, or one tree per 50 lineal feet of site perimeter, whichever is greater. The subject site perimeter is approximately 2,520 feet, requiring 51 overstory trees. As part of the demolition plan, the applicant is proposing to remove the following plant materials: . 2 6-inch Blue Spruce . Landscaping along the . 5-inch Silver Maple southwest side of the . 2 4-inch Silver Maple Assisted Living building . 5-inch Ash and in the southwest . 4-inch Ash comer of the removed driveway. . Green Spruce The landscape indicates that all trees removed will be replaced with 32 deciduous trees, 7 evergreen trees, and 70 shrubs. All other vegetation, unless listed above, will remain on the site. . Landscaping is proposed around the foundations of the assisted living facility addition, the chapel, and the potential future monument sign. The majority of the proposed overstory trees will be located around the perimeter of the parking lot. All existing sod disturbed by the project will be replaced with new sod. The combination of existing and proposed landscaping satisfies the minimum requirement for the district. Access. Access to the site will remain off the private drive extending from 7th Street, through the Saint Henry's Catholic Church property. All drive lanes throughout the site are proposed at a minimum of25 feet, wide enough to accommodate two lanes of traffic. No major changes are proposed to the circulation pattern. Staff is concerned with the width of the fire access road that circulates around the south and west sides of the assisted living facility. The proposed access road is approximately 11 feet wide. A fire lane is generally required to be 20 feet in width. Approval of this access lane is subject to all recommendations for the Fire Marshall. Pedestrian access will be accommodated by a series of concrete sidewalks and bituminous and gravel paths. A portion of existing sidewalk and gravel path will be removed to allow for the installation ofthe fire access lane. New sidewalk is proposed to extend from the expanded portion ofthe parking lot to the entrance ofthe three-story building. Another new sidewalk is proposed at the entrance to the chapel, with a new gravel path proposed on the north side of the site. A seven foot path is shown on the north side of the site, but the proposed material for this path is not noted. The applicant shall revise the plans to include information on the materials for this section. . 3 Planning Commission - 12/05/06 . Signage. The applicant is in the process of determining a feasible location for a monument sign. Currently, a monument sign is shown at the entrance to the site, on the Saint Hemy's property. However, the applicant has not provided written permission from the landowner. As such, any proposed signage will be processed as a separate application. Lighting. A lighting plan has been submitted for the site, indicating full cutoff lighting mounted on 15-20 foot poles, with "shoebox" style fixtures throughout the parking areas and bollard lighting dispersed throughout the site. The photometric plan for the site indicates footcandle readings in the southwest comer, adjacent to the sidewalk that extends on to the St. Henry's property, at up to 8 footcandles. The applicant has indicated that the footcandle readings in this area are due to existing conditions on the site. Due to the construction of a fire lane, several three foot bollard lights will be relocated to the south to light an existing pathway. Relocating the bollard lighting will not increase the luminance of the area and will not adversely impact the adjacent property, due to the height of the poles. As such, the lighting is acceptable as proposed. . Building Design. The applicant submitted building elevations, indicating that building materials of all proposed structures will match those of the existing buildings, as well as a written statement indicating that all colors will also match the existing. The exterior finish of all buildings will be stucco with masonry accents, to match the existing. The proposed asphalt roof will also be constructed to match the existing. The chapel is proposed at a height of 25 feet, and the assisted living expansion is proposed at a height of 30 feet. Grading and Drainage. The City Engineer has reviewed the Grading and Drainage plan, and made the following recommendations: I. Drainage computations must be provided to the City for review. 2. Stormwater runoff is not being treated prior to discharging to the School Pond north of Burlington Northem Railroad. 3. Access must be granted for the storm sewer work required on Saint Henry's property. 4. The longitudinal grade of the trail on the north side ofthe site approaches 5.75% in one area which could be an issue for some users of the trail at this facility. 5. The top and bottom elevations of the retaining wall need to be identified in the plans. In addition, walls greater than 4 feet in height shall be designed and certified by a licensed professional engineer. 6. Use erosion control blanket on the slope on the north side of site. Utilities. The City Engineer has also reviewed the Utility Plan, and made the following recommendations: . 4 Planning Commission - 12/05/06 1. . 2. 3. 4. 5. 6. Another fire hydrant may be required for the north side of the existing building. City staff will consult with the Fire Marshall about this issue. Provide 8 inch watermain for the fire hydrant lead on the west edge of the site. All watermain bends and fittings require thrust blocking per City Standard Plate 2002. Label the plans at specific locations requiring insulation by referencing notes # 2 and # 4. All sanitary sewer construction shall be mandrel tested, air tested and inspected with closed circuit TV per City of Monticello specifications. Show the existing sanitary sewer along the easterly edge of the site. ALTERATIVE ACTIONS Regarding the request for Development Stage Planned Unit Development approval for St. Benedict's, the City has the following options: 1. Motion to approve the Planned Unit Development, based on a finding that the proposed uses are consistent with the intent of the original PUD, and the R-3 District, subject to the conditions outlined in Exhibit Z. 2. Motion to deny the Planned Unit Development, based on a finding that the proposed use is not consistent with the existing PUD and/or the intent ofthe R-3 District. . RECOMMENDATION The proposed expansion of the St. Benedict's Senior Community is consistent with the existing PUD. The chapel and assisted living expansions are compatible with the existing uses, and can be supported by the site. All proposed alterations are consistent with the requirements of the PZM/R-3 District, and the Comprehensive Plan. Through the expansion process, the applicant is also proposing to make a number of improvements to the site. Additional parking stalls are proposed, a fire lane is to be installed, and new landscaping will be installed in affected areas. The addition of 34 assisted living units will satisfy a portion of the demand for such facilities in the area. As such, staff recommends approval of the Development Stage PUD, subject to the conditions outlined in Exhibit Z. SUPPORTING DATA . Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Site Plan Demolition Plan Grading and Drainage Plan Utility Plan Detail Plan Landscape Plan 5 . . . Exhibit G Exhibit H Exhibit I Exhibit J Exhibit K Exhibit Z Planning Commission - 12/05/06 Photometric Plan Overall Floor Plan Architectural Site Plan Elevations City Engineer's Memo dated 11/22/2206 Conditions of Approval Exhibit Z Conditions of Approval St. Benedict's Senior Community Development Stage PUD 1. The width of the fire access lane and other building and site items are subject to the approval of the City Fire Marshall. 2. The applicant shall be required to revise the site plan to meet all recommendations of the City Engineer, as noted in this report. 6 2 =0 U G 0' ~::::2ice c {5~? ~ L 2 c ~~;; , . <( u """',"" , n \:f:DG ^ [J) LJ :c 0 I LJ c !l~ I <( <( , 2 ~ N m "' ~ a M ::; :~ - '" f- g ~ l1l.s ~ .c '" ~ s ~ w i~~~~ '~ ~ z W S ~ u ~ '" I ili!i ;; 0 ~ CIJ uU m i HrH ~ ~ '" 0; w u -l , " o:l.S .~ f- ~ , , ~ co " f= , . j ..; v r. 0 , , S' 0 " mm '" UI I,j I I I I I , ! " <..) c.:> Z ::i Z CL ~Z~ ~ Z<{<{ 0 O~~ f- f= UizC2 ttJII;; ~~i]QO Iti:~~ D:::::J:;;t::OZCIJOOW f-OO--lZ<{-lZu) w OO<{-l- 0 fJWZClJO:2ClCL~ZZZ !)ij5>->-ZWZ>-w::i::i<{ z: LULU<(O-I-Oo..n.CI) ~ii:ii:WW~:JWWW~ :;: .....::>::l!::t:cr:Ft:t:t:-.J :(f=u)ClJClJU)Cl:::Ju)ClJClJCL :J::....--....--N....--NM.qLO....--NM )f-U)U)UUUUU<{<{<{ <! , ~~-----------I' I ",' , I ' I 1 1 1 1 1 I 1 1 1 I 1 I 1 1 ~~~' I' 'l.I,. {.'.~.. W..... k.,'..< 0' I... {,,,Jj':,F, 1({~I'h,t ;,.8 1 ~ Jcr' \H,:<~;jl~$' I, ',. , ! "<ir~,lf1T~: ~>' (',;r~:~~1 rf@~'j ~ . ,/ \ --I ~ --"..'.'1+..,.",", J I ~ i ~A i~ / )." . <;>";j".' '_ >~~~, ", I ~t.'.~.'.1 ~ I , 'L~Ql ::-.., I l,,~~ ", /~~~:O):, ( . '11 ", '<.J' ""~/ " ~I / ~/ . L,,)> ~ -;~I8l': l2~ II:':,."... t /. ! / )/1 ~,jr._ ItIDi' ',.I! 111(" ~ I:' ~ ?<~, '; ~'" 8 , ~ J.,,- },,).j-., , ; I ! 1 .".~ /'\6~!A, '>' Jg~III~2~; .,~~. , .. ", c:::;.:> "/"..d'y/t~'/ :11"" . .,~.rfj;~r.)~::;/ ) ,,;,~:.111Ii),_:s .~' ".:~':?4%,.".:\Y 1....~....f.,IIH~ I ,> >'",'<>'> ) <':::,"~...::> I, -v' !]H8 .. I 'l~~--'.::"5' I~~.~~ - - - - - - - - - - - -.,; ~m~!1~ "'';'I.ri'' I L-__',",'~~1J.,"...J >- z " o w z z :l .. ~ .. z a 0: o "' o 0: .. W " Z .. " o ..>- Oz >-w z", w.. ",0 ~irl ..> >-w "0 ~ M (!)..J $ ~~ ::E 2;(]:(!)o ~oc~ffw wo> c:: !ne::i:n~ Cijo!z~C:: ~~~~~ ~~ffiO~ gwfu~z c::lIIoii)~ O..JZzon W..J-woci mioe.... ~cn~~12 O~C)ii)w !i::l~uj5 oC!z:::i!z:oC owowffi o:l~:&c.. ~h:!ab:Cf.I Cf.Ic(lI)oC!:: ;;~~~~ " z Z c efa 00 ~~ z" ~~ ~fi w< "'~ ::l~ i~ 0:0 w< >-w ffil- . o~~ zO" ~i~ >-0:& WOO ,,00 >-<0: .. " !:;w 0 OFI-w UlOZ..J:I: Wl-w~!z: F!z:~!n~ OWozw 1-:E:&zCf.l ffi&e>!,2!n I-..JZcnc( 5~t;~~ ffi~xz!:: a:..JuJc(~ Cf.I:!~Oz ;~'":~~ tu~~~~ w:Ew>~ o::oQ.ow ~~~~!z :I:J:c..Cl::- !zl-WWW wLL.:!:lII> rue~;;;!~ . Cf.Ia::o~wtu ~:!i)zF~ ~~US~!;j:li; .. .. :iCf.l' wO oww oO"w e:~~~~g:2~ t:l~~~~~~~ >(!)I-I--t=o.w OzLl..O~Cf.lLl..O ::!!,:;:ow 'i2oCij wa::woOWLl..J: c::oCoOF .01- wa..u;oC~!::OD: ~~j!;~C)~g:~ :::!1-::l::l~I-~W ~ .o-zffizJ: c(~cn3Cz 01- w_wcnoC:E-1- a::Cf.lJ:w-Jl-!::oC c(wl-uD..~oo C)~zoC~a..5!w z 0D.._c( 0 ;:15~~~C!I~5! C::wo"'"J:3!:ow ~oc(..JI-2;ZIJl in..JoCl-..Jc(..J ~:I:lb~ltlc::C1:::! i=li:O::F:lQ~3C !!!oWooffio::cn xzIJlOI-Cf.IC(~ ~~;;;!~~ffi~~~ c(1-3:oCUlc..OCf.lIl) ,; >- " w ;0 w " >- ~ o w o o .. z w w '" ::I " w > 0:. ow "'~ ",,, ww 0" u>- .... wO ~w "0 ..~ .; / / / / / / / / I / / / / / OJ ~ ~ u ~ m-~ 'c E ,5~~~ l) c ",_<00 '---c C ~ ~,.!,J, ~ if i~~~ -D \J ,g~o; <( <(" ~H' ,...,"".:..:~ . .+. . ! . I , , j ~G I:, .,' C ;~i .i~ ~.., :;~~ ~i~ ;~~ ~~b I," " .' . I ~ ii ~:; i~ " .i.~.! ;i~ : ~~~ :' ;1': !i _t! :~ ~; ~; Ii , , ~~ j:;~ ~~ ~ ~ ~~ i~ +.h~~ llll! ~~ ~'!' (: 1 1 I 1 I I ~! 11:~ ] >, ~ '" 1 11 ~ (fl '" !Hli - a M I '" I 1 1 00 ~ "" '" s ~ I I I .~ ~ ~ s ~ z 'd > " l 1 I 1 I -e5a,"::: 0 ~ 5 g I 1 I I I <oU ~ ~ !" I 1 I I~ aHU ~ I I I I , <0 ~ "' I I I , I , c ~.S: 0 I ,I , - .~ , , 'I , ~ 0 " 0 ~ - ..c j; i ~ 0 '"" 0 , 1J)if) - " ...J ~ ::l f-' uz UJ<( f-...J:c ,:i:D..f- cuUJa: ,a:!::O " <(Cf) Z ~ I R ~ ~ ~ i ~ ~ I' l' ~ '~ ~ ~ ~ z z :;j ~ ~ _ u w ~ ~ ; ,.111,,1..,; ?~ ~L~~g~~ ~ ~ .o@.-. u u ~ ,~, "..''''..,) ~'" ~ g~ , ~ ~5 ~ ,5 ~: "'~" LJ <[":,, Z ~ ~ ....,.;. =, gg 'J ~ , j ~ ~ ~~~ / i:l / / I / / I / / 1/ f ,I , / -- . / z . ~ w v. ~~ E :O,i '" l"t'.;:' if~ >"-0< we" ii'''-'S <(~ 0"'"1: Z::;, ~~,; > ," ~~ 3~l:J c: ~",I "'''' ,,-V,U ,~8 ~d~ G;z<IU ~g 5\>!\i ~~ ~~~ 'CUrL ['1(;'::< ~ ~ : '.;J CJ Z , ; w , I: l~ IE~ " ," ,. .' . ::00.. "I:; ,~ WO f__ coZ o < z _--' > > , , z Z sll~ '9-- ~ II I _____---------------~-- ----------------- .------------- ------------------------ u < N ...J >. ..; "' ~ , ~ en ~ o " a '" OJ " ~.~ ~ - ~ '" ::> L ~ => ~, " m S f- ~ HH~ .~ z oz u S ~ OJ 8 u > " ~:5I ~ \JJ~",,~ ;;:; 0 ~ E !1U! wU ~ ,g s:o..f- l " , litH! " L '"' " II w ~ ow::> L ,- III.S i~ <t o::t::o I I I I I , " 0 0 ~ ,> I ~ , j ..; " co 0 <{({)({) ~ ., ~.~ , I I I I I} i , 8; > Ie en en ~ ;:;:l "'~" , ^ I I " '" ~ ~~~2 & I 0 ^ - <t . - - ~ ~ . :.J ~ ~ , m < . "'(,Ii;; ~"~ c,m Dm. nSLJ w DX. De U~Z Z . ODe =0...<[ w u '> ~ ";>'W)~ <., ~"' ~ . .+~ u i ~ ~ . i ~~ i ~ ~ ~ B ~~ ~ .00' Jo c z ~ ~ ~ ~ '" " I~ ;~ ~i;j '::>2 '~ ~ I~ ~ I - I \ ~-',. \ ~ I~ I ~ iU 1,1 III I ," , ~ ~ M Z M W M " I \ wZ 0 w e Z 7 2~ m~ z '-6 < " ~m \ " B 00 D I,~ w -:~0 T~U " u-, U"~ z ~~ ,c. " e D " u ~','.3 ::J"'Z \ . z "' '-''''1: TgO " .- u..Y D < z, ;rDr' I < " ~D [':>-", U " ZWe D IU w~c Z , . "-' e", w ~:::ii':, e< ~ w "" ~tj~ " " " w. 0..;,3 ~';iu , ~, ~ "W "z ,- u_ ~~2 z Z ~~ ;,'i;< ~ to "" I WD < Z oz~ wu_ 0 :5 z- z Z NO M<l:> \ ~ I~ "lrY ~ i! "- ,! , '(3 : , , "'\' ,0 ~ "' ~~ , S~ II , z~ I i! ~:o: II \ \ ~~ Ii I , z, ---+-~ \ ~I.U-,Ol ;( ~I it 0, \ I ~ \ I I I ~ \ \ I \ ~ I IJ \ I I \ I 'I \ \ \ I \ \ I U ~ \ \ . I , ~ \ \ 0 , ~ ~ ~ -~~ I '" \ 0 \ \ ~ Cj1!~ //\ / -~ / '" -;=? u ~ -2:: cno:;J; ~ oi m~ ~ ~ ~l!~ I I ~ I ~ ~ :~ :HI~ g ~E:?~ ,;:-l'! I;:; "':: Ii HUH i 11,li ; 2: J I 0 1 I I I o 0 I I I 1 11. 1 I I I 1 I I I I , , I i tf) ,'+1 w ~ '^ t},) ~O t~: <y m M:/ /.b ~:/ . .C;: 1 u _ ~ . ~, o ... o O,e · rJ. ~i. ~ O /z ~ 1 ' I / W y' Z ( 2 r ~ 0; ~~~CJ~'lt [UI r- I " " , " " < " ~ Ltc o o -' LL o 'c> Z _I c~ u. w'" (/):::... z '" 1 I J~.r...-.. t' y y c::: (*J (*J "y '"y I u W > I, Itrl~~: IlttF ~~ -. C.,~>oo. _.S,-------c=-' iP" " Wm UhS'11 :(w L o o! 00' {) u z " ~, " Z ,,'" u " B -' LJ 0. q! :1:. U ~i f-~ Ul . <( 'CD U-:::::" 0" , o u u o '\ '--- " C NOlldl~:)S30 ~O'9LOO 90 '"ON 311J 3S.....8'31IJ:lMCl 0:):) N3r :),8 03)l:J3H:) ~r::l 'A8 NMYl:jO 8>!r :),8 N~IS30 90/S/DL :itv"o ~ 9S L t "ON "[jlltJ '''100 SS3NtJ3ilO 'J tJ3Hd01SltJH:J 'PIlUS!S >>3."{'9('--,:9L ow, ,~Qg-",~~"';;"I, 'lJ1 0,,6 .Gl" ~n ,fHJ39 'lJJ~lS lShl.J 91.0,1 ~Nlc'c'\I~ , ~'8~'111~~f~~~1 ~IN^~'~ if 1ft 'ONI 'S3.lVIOOSSV \,~,',\ NOSll303d '.lllVeOB 'C" NVld NOISN3VilO ONV 311S NVi 'Ol13011NOVi )..lINnViViOO ~OIN3S S,10103N38 'lS " z 8 z ~ 31'" '0' ^'" "DIOIOlJU'Vt jO "l"lS .~\ J" $^"DI "41 ~"punJ."u!fxJ3IDUO!$"'jOJd p.'u~ ~np o WDI \D41 pu"uo!a!h'o.dnll~IP.(w J.pun ~o ow Aq p8.lDd8.ld $D" lJDd.., J" 'UDllDO!)!o..ds 'uDld .!41 \D41 ~J!""" ~q8.l"~ I / // ,f,,/ j~ / J " ~ ~ ~ 0 ~ ~g , W ~ ., 0 ~ ~ g < u , , //' 'I' :,' i / Y >' ,;;"',/ .' , / ,I !(~,/ Av" :,/ " I ,f,y' / l'r "; 0;/ " ~ "f ; ~ ~/ (jf i/' .:::t f" (jf, t/9 I ' " , II , , z L ",. ~- " ^ ~ ~ ~ ~ ^ I ~~V;~ ~ ~o I ~. , lI).....<':O~ ~ 0' I::::,~itr.: ~ ~~ ~lI)~l! ~~;r~ ~ h 0 I~:~~ I~'~e z ~ ~~ ~ ~ 2~~!51 g-i::i " " \':> /', \'~ \ I. ~ NOI1dl~:lS30 lO'9LOO 90 :'ON 311:1 3S'9'8 :311.:l ~MCl 0:):) N3r :).,8 03~::l3H:) l'lr::l :).,8 NM'9'l:IO 8)lr :).,8 NnlS30 90j<;jOL :31'10 196LIr"ON '~l> :awo SS3Nl>3ilO ':) l>3Hd01SIl>H::l :pau5!s Hll"-,,,"~,.,-~t :'V.J U,",,'""C,""t'li. 'nl "".",,,"" '''''""''M ";:~,;;:~ "'rt ~l.J1~:i:.f.J1~)i'fi ':1/,0 /.."'f_. DNI;..,Mrs O"N-li/l,1 --- ~---~--------tt-+-f ":lNI 'S3J.VI:lOSSV 't'\" NOSU303d 'J.uvooa ~0 N'v'ld OVi30 NVi 'Oll3011NOVi AlINnViViOO ~OIN3S g S,lOIa3N38 "lS B( " ~ 31'10 'ON ^', "D10.8UU!l'lJD8\01S"Y.JO...DI8Yl '8pun .UU!Ou:3 10UO!".jOJd p8.U8~n ~Inp o wo 1 lOYl PUD UO!.I.....dn. I~.JIP ~w J8p1JnJC8w.(qpaJod""d.""'l-'cd""J 'UC!lO"!J!~ad. 'uDld "!41ID41 ..:o!~~ .(qOJ84 I ~ w 0 0 0 n .........g . w ~ ;': iF. g < ~ ~ .... "~ " ~ . w z / ~~ I NOI.1dl~:JS)O ~O'9LOO 90 :'ON )l1J 35'9'8 :311.:1 DMO Q:J::>N3r:AS(J])l::>3H:l ~r:l :;.s NM~O 8)lr AS NDISJO 90/<;/0, :3.1'9'0 ~ 96 ~ \> 'oN 'D:l~ ::lfOQ SS3N!:I)110 ':) !:I)HdO.1SI~H:) :p:lu6!S 'V1l"'-';~7.",-~" :<V,:I ,;1,';-1'--:"[-".'- "ll ~,:'.:& ,;"<:..~ "~ 'd.~;N 'lJ'leJS 1;~I.J "Lo<1 ~N1ddV~C'.1 ~)~~1J~~'~~ _J~~:j 1/('1" 'ONi'S3.LYIOOSSy'>ii\ NOS1:I3C3d '.Ll:IY~Oa "<', N'v'ld 3~'v'NI'v'~a 'lI ~Nla'v'~~ NVi 'Oll3:J11NOVi A1INnViViO:J ~OIN3S S,1:JIa3N38 '15 6 z Bt " ~ 31" 0' ^" 'OID$.U"'~ 10 "fOIS e~\ jO ....01 e41 ,epun J.1>U16u3 10UO!"08j"'d pe,u.'!l ~Inp o wo 110~1 pIJO uOf'lI.....edn. p....!P ~w ,.pun.o ew.<q peJod....d .0... \-lode.. JO .uo~o~!j!""d. 'uOjd _!'ll 104\ ~J!\-l80 ~q....e4 I '! ., - ~-.! I'. .~. ~~~i~ ~~~~~& i~i .c:",! ",,,It u il~-o-<> 6~<> :.!!tg"';;l.'l'~~..!l'eO~~~f: ".!t~. ~t~Q.~tr~~r~:-g~~o~ g.~'O~ o ~ "11 "" ] E" .....c: g; 0:; b'5 It $! ""Ii.\1"'.~-2~,,-..!t"'~,. :~s-~ ~~- 3 t E. ~_ _.c:-.. E ~ ~ ii ~ l: <> ~.~ ~ '6 f ~ Ii ~~ l1,~"O t '5 i'5,,~[~e~~l!~!S~~i"'~l~ ~ ~ ~.s 2 j ~ ~ r~2 ~ ~ ~ ~: ~ 1 i ~ l .!! - - ., 0 ~".....::s -e a. t -.; ~,!! f: of! :!l: 'g ii~~]i:~~lii~~:S3~~ti ".... f)' " .. "'"., ,,'"tl.., - ....!2 ~ '- r;; ~ ~ 8 ~! ~ J. i lq; -2 ~ ~ l t ~ ~:: ~: E <l ~olS~ ~"'..~ 2-'~a{1!1lil ~~ l> g ~~ ~ & ,,,,,, ~.~"' ~ ls. ~ " s.... -g;; t ei ~--<l 1I c s~~..p-e.c:';"6-ob..c: 'l68-~--<l lii~~~~!i~c !~ .~!i-i~ '" '" ~ '{; ~ &'€ ~~ s '{; 2 ~ ~ ~.g -~ {: 2 ~"O c ~ - ~ ., .~~ ~ ",-!! b "'.50 li;' :.2 l6 ~ &. ~ j'{;~ill~~&i~ali~!~c"'O~ ~ Iii t~~ ;] Ii I ~ & I! ! 1 t !~ h~p'~::S~:SQ.g,~ ."Of:1i.c:~il!.l;1!... i~Si~]~~ ",o,~~" ~~! l!.~:8"O i ~ t<:i:..~f...~:.S-;:a~:;s~'5~ .~tt","i; u~:l~8 ~~ ~.~~ 8~~~~:51.t~ ~ ~~ ~ ~ ~ ~~ ~ ~' 1/ "-.... --- a ---- g , j / 'I'll ," bic/ . II:: . , ~oJI:;~ "" <1"-'*>" "->:5~Ci~"'!(>j 3iO<l...' . 1:8.... e3~i:~~h:.....II. '~ -lii\~~,~ ~ ~ ~':I;'i U ,-. g < ~ , Ii , I I NOl1dI~:)S3a t96tt'ON 'li~l:l '~loa LO-9LOO 90 ;'ON 31l:l SS3Nl:l3ilO ':) l:l3HdOlSll:IH:J 3S\;I'8:311.:1 :)MO :p~ulilS 0:):) N3r:)'8 (]3>l:)3H:) ~r:J :....8 NMVl:IO 8 'ololeuult'lJoeltllse >lr :),8 N:)IS30 J.p:nU./D""IU!tD~~ tDUD,lnJDJd 4lp::ue";~ ~~ 90/<;/01 :3.lV(] ..pun JD e", lUDeUDill......,nl l"'"'IP ~w 'uDIlDDYID8dl 'UDld '\!~, '~::d~J~:D "'~':.~4J~ u:'~~~Q0f~--~~\'G.}Jtl ~<:1;~2;~~,~~ 9;~l1 N'v'ld Alll11n NV'l 'Ol13011NOV'l AlINnrmOO ~OIN3S S,10103N38 olS o 2 to w I W :'-"0 'ON ^" ..... "'''"''". .C."...H_J.;'.'!;'J"J..lt....'........ ;_____ I ____?:I!.3~~is a'N'~"~iL/] ONI S3.lVIOOSSV 'B'" " NOSll303d '.lIlV008 \'z~.\ ~ ~g , '?~ ~~ i'i Wo( i= o~ .. w" ffi ~~ ~ ~~ ~ ~;i. ~ !l!o ;0: ~~ r-.~ z:::E~ z!::! ::c2i- ~l5 :::E:ti~ I-::t: f5::t:LoI ~2 I-I-Ilii LoI o "'!jtn ...10( V) ~v)C5Q::!!!~ ~~o~)-o( UJ~I-~~~ Q: 0)-:::1 III..... ~ o..!5~3~~ -;;j ~...J~t;;~Vl Ul 25;;i~cJ;l:3 I-I-Z~el~ O::o('=Q::~O:: ~~Z~~~ ~::I~~)-~ LoIf5Q::)-~C ~1-~tr~Z uo(o(~o(o( ~J;l;zVlf5 ;;s~ti~~~ Z...ILoI 0(1; ~'i"b~~ (o:!!:ce::!!: ~N-;;) I . ~ ' ~ g '" Ii 7~ / I. ~ g w < u ~ ; ~ ~(f :<' f / <" .. i ~ ~ '0 0' r l3 ~ .!!!..' '0' i:J . <' - - , l: .se ~ :: i.l " ' !l"i~ ~-, t; Ii ~ '6b ",q ll..:.o o ~~d 00, ~" < .. - < ' 15 ..~ ff.![ ~ ~ ~ ~ &]~ ~ ~ l3~ / . . if / I~~~ '::EO~ ~ ,I ~::?l:ll ~t::>- i!' :;;ct:ct: 0- Vl~~ ~ g~~~~~ I!':'tf~~~~ ~~...~ N ':0< ()~~~~~~ " r NOlldll>:JS30 ~0.9LOO-90 :'ON 3lLJ 3SI18 '311.:1 ~MO 08:l N3r 'A8 a3~:l3H:J ~:A8 NM~O ~'A8N~IS3a gO/S/Ol :31'9'0 196Li> 'oN 'f>~l> SS3Nl>3.ll0 'J l>3Hd01SIl:JH:l '~lOO 1,,~~;~~'agi:~~L,~';;rjiJ~ !"lSj1li~"f$J,:{"::citl NV1d 11V 130 Nt'l 'Ol13011NOt'l A1INnt'lt'lOO ~OIN3S S,lOI03N38 'lS d z to w z ~ :pilUf>!S ,'" o)NIJ~'fI"l.~ fJli!',",',I!lN:illf"r,',,/< _..,_____"._ 8,"),_,,'~n'; (We'll'll 'ONI 'S3.LltIOOSSIt -t',\, NOS1I303d '.LlIltOOa~" 31'" 'ON A," J.pU~ -~;::6~;I'lI~~'~~"j~:41 ja .",al 841 "8apu~aJ6 ;o~ ra' ~~'!A.Jild~":'~~7p ~~':t 'ua!lo~w'.dl 'uald \: la~d~j~a:, l'~~~'::.~J~ . :. ~ ij~ ;I o 0 - " :<C~~ m ~~~ i ~ 0 ~g~~:<l~ z ~ .,je;:a. " "::I ~ ~~~.,j~~ci llj!~~ ~:t:~iM ~M ~ ~~ 5~Ol>J ~2 ij zo ~oz. ~.ttJ:::;! 1..- ' w ::.: w>->->- ili~L:':!!i! '." ." I- ~~ID .ili<ri!5! l:.~~~ci "' ~~ wa~~~~~ >-8>--'~ ~ ~ o. " " .-: ~ ~.~ ~~':l~ ~~~~B ~ ~ "0 g~m~5~::l: 0 " r , ~ -. ~"'&i?:;~~ ~:::3", '" ~ , ~ . <0 5' ~tl "'>o!li ~~~ffiEll ~~ ~I I >- ~~ .~ ~~>-~~; >- .O~ O:b"'~~ o. ~ 0 ~ ~ 0' l l>Jj:~>->-~l:j :t:f>-~ ~. . ~ ~ , i''iou15iil",l!l ~o~--' i ~~~~ ~ \ :::Ii>-'1::~ < < ~ i < 0 \ ~ili~~ ;" - "Ii > z \ \ " ~ ~ e ~:! . ~ 0 ~ 0 ~ " ~ ~ I" N~ "' <- ~ u . I ", /5 ~I~ / I ." ~ :if> , 00 u &I~ '/ / i'1 ." ~ . wi i5~ ~ _I: "'~ ~I ~~ ~ ~ .0 01 .' ..; ,) ~ ~ .. 91 . ~I ~ L____ -, " ~ ~ >- ;" ~ ~ " 0 ~ ~ " ~ k ~< i:j l7l~ ~1i DZ . Z ~~ ~ ~ "" < ~ ~~ ~ ~~ ~ ~ ~ "'~ z ,,5 ~ " < ~ ~~ /5 ~ ~"' ~ 2 " " u e! "1; '5 z J~ "' i:' "' ~ ~ ~ ~~ ~ ~ z ~ z~ <0 ~ U ~~ U ~ ~~ ~ w~ U D' '" " '. " ~~ ~ "' )~ w ~~ ~ ~ . <~ ~ " ili.. ~~ " ~ ,. "8 . " " ...;.., ~z ~ 1 " " . <0< " z~ ,,~ ~~ f 1jiX . ~ > . . ~ ~ z " ~ ~ rL1 ~~ ~ /5 !~ " u, ~ 00 ~ "8 ~ ~. ~ ~ w J 0 - ~1 '" ~ " ~ u ~ Q) '> ~ ~ " ll.!:! ~ ~ 0 " i:~ ~ Q) ~ ! 6 itllJi ~ ~:B:::!~ ::-illr~ ..<:: 0_ o...Jcgl!: 0 e il~~ " ~~~~] ~ :g ~E'13~ <l: ~ <.~ I I I :;~~.,~ ~ D- ~:~~ .1 I I I I I I I I I I I ~i"~d ,~ , . <> - '" R '" <J ~~. '" >.D ~c;]... <J ~ ~~l~ ] .1 I I I I I I I I I I I " } .! ~iE;:S'; <l: ~ i-~Ei~o " . " ~ ~11@~ ~ ~ '" ~[2~~ ~ ~ O~w'" ~ !<: 0 ~ ~~~~ ; ~ '" ~~~~~~.~ ~ ~ :ii~:.l~~~~ .. ~ ~6~~g~~ffJ ~ ~ j~W::li~w:5~ ::Ii ;i: lo"'Sj;!;"-1- ~ ~8~~>-~~~.~ ~ 8{jgl~~8~~~~ :l! ~~~~~~~~~~ ~ I-:ll-!!,~::!,'z::;;>-~ ~ ~L~~~~u~u I j ~ ! 11 , . ~ ] ~ , . . " n i d i ~ , j I ,; ~ ~ " 3 ~ ~ 0 0 // , I , I /1 ,'/ ./ 1/ " I /il , . I // / Ii I /J..' \ /1/ cd I - \<iO;l , ~~~~ 8"f.':~ 8;?0tJ ~~j~ i;t::'.ci::! , , I I Cl ~~~ ~ @[l.~a~~~ ~ ~ _"8 '. wow~>"':: ,- d ~ ~ c ~~~ Oz c;;.' 1@l-Ci0 8:J ~ ~ill : Ll~~~~~mi <r: ~~, l ~H~8o~Ei 0 Iii" 0 ~~ff::l"'~w~ ~ ~~ ~ ~ >' ~w~~~~~g ~ ~~ ~ ~ D~<",:JiwU;:l~W =;5 ";f " ~ ~~~~~~~~~i ~~ ~~ ~ ~ ";:~;;!5,':~H~ ~~ "5 g Sl ... ffi1iS :l'5ff ~:l!.ll .z 0 i?;;; " ~~~~~~~~~~~~~d~~ ~ "-6::li,"wo>o:<>-"-,!1r,,,Sl"- <( _ .J~ J~~H.J.J2 ~,; .ci d o ii ~ ~ si5 !l l'~ I~ .It .,0 ~ j ~I " .'. ~~'" I ' , \ ! ; > ~ , , . i! 0" f ~ , f . ~ t . I & I , 1 , i 1 , j } ! i , , , , 0 , , I l i i , , , . ! ~ , , 0 , 3 I ~ , . ~ I ~ . B I ~ l 0 , 6 I . . . ~ 8 . . . ~; 8 8 , < . . , . . N . . , , . , 0 " ~ , , ,/ ' ~v! I !::-'f'ii / ?5-'/ i~ / #/ ~~~/ <( / ~~:& ! ~"'.~ Oy~ / / I I I ~ 4" " Q! ~ ,0 " " 't ~ () t; 'f 9' if I~- /)Y;; / (f fP; ;j :R(f ~" I , l,\", \ , ~\,,\.. 'I ,. ,', . ",', ....k (, ; \~"\ \~ '. >\ . 5 .e- ..J '" 00 ~ '8 '" :S '" I " '" ::13 w f- " z a:: .~ S " D..CJO W > '" ..J ",,0 " <CZZ :J ",-, 00 g <..l_ 0 " ... r.; U)I-II- , " 0 . OZZZ!i! ! " ,~ "',~ - ~ " ~<C<(<(<..l z i ," 0 . ..,,, '" 0 . ..J..J..J <- moo - '" ..JD.. 0.. o..UJ . J · ~ Ll ! ~ ~ , I I J I ~ ^ ~ " . ,,- / I I '. ~c \ '>OK..,; ~~~ c:;"'~ '"i!:t\ "l;i3 ~~~ \ ) Q) ~ => ~ ~ m";~~,, ~ Cc.'3",gg; I.) .~ ij~~ ~ ~ ~~~~ -+-' €i~ 'ill \) ~~'" \J c: 5~1!1:i -<.( -<[;;:;':::1;<>-..... j , .1 LI I 1 I I 1 I I I I I 1 I I 1 I I 1 I I I I 1 ~;: -J -.?~? ..... -(-<'6'..;: '~~~ ~ ~ I I ; ! 1\ ~""\ ~"'." ;;;8~ ~~~ .,J '" I ~ '" . '" '" f- ~ -" '" W :J '" 8 'H " :5 D-ClO I i _00 S 0: Si! <l:ZCll . -~n~ t;s ~ 0- ! , > CIlf-' e", ijo -~ 0 ~ . ~i]~ ; i1u '" ~ ozz ! .. ~j!f~ o:~ '" .. ~ Z<l:::5 " E ~ E D- "0 ,8 .. ::5O:D- ~~~~t~ i!! "'-~ ~ ~ " ;; 0: 0 [5 1i,g;=1i~ i t ...;" O"l '" j ~ ;; " -8~~Z:s;; l 1 ;; "'''' i. ~ ~~~6.:n5 ;; ~ . "!i!ai !!! [3 0 (fJ "c~ -i=5~::J\!1 l1 Q ~ ~ . "x'~,"w~. '"We. ! "oO,!, hl~~l'5 2:! ." >\.~ ',<~~., 6 'oe50"8; 5 '5 ,~ ~l.~ l !~l' ~ l . ,.~,~"~ 5 ". 0: > !,~~ ~ l8,l ~ I g !~~,gg~. g!! .!" ,,~j '"g,O 1 ~ . !l:'~~~r '. ~~ ! ~ ~ Z~C" "!8J,ic!,! '~l'~<,<", ,; .. !d! O"g, :'~i,.,~ ffi , 5~''''~>'6 "~ ~O ol~ ~18~.":Ol1:.. i · ";':~'!!ffi 21 I~ log "'.<"z,<ffi,_w', < <wO-,., oJ OJ 0- J,. I"-'IQJ"I<I~= i . IC";'.!ei ,. eo, '~~~ ..el'.~'l"'eel' , -""~'J~.'-'m'8.1' f:i g: 8~~ ~ ~ ::i ~8 :00' 8~d: ~ ,"' o~~" !dll 1, ~'~',' ~ h"l' ."'~'!,~.~!g~1s~l1m"1'" <",~~ ~ .;~~~" ~ <.d"'~[L!i! :;:;w~!f';::;"f-f:"::;F~~c..~":Jw [j"'!lw3:<< uk Z., '<""""~e>< e < '''o'C,"<<o_ U ~ ~g:5 >-~~>-~ ~8ii1~"6,,;;:.;o.,, ~ <r ';~~.ci~ 0: ..ro"",,,,... ~ < :<r.________ / ~ N U ;;\ ~ "' '" do <f> ;\ =>NO I-Sc: 0",,,, fu~(? Cl><~ WOZ :'''", OO~ I"-_ ~ ~ ~ ~ J~/ ~ -{-/d-'.,;, ~ 0"0", ~O" ~ '\ ~~ ~'r'\ ~ I I f''' '" '- : 1-,),;'1 !l "(' ~ ,\u' ~ ! ~ ~ ~ I~ , ~ ',> "" n '--.J 1,.., ,,_~ \ >' ~ ~.. ! c, 'I l J.J~cib:""S SIiON/nnJ/B ~ ~ I , I _______________ ,.-------.- \I~\ ~t ~i~1 ~ ~ I ~~~ S~ \ c, '" . ~ I "..u;:, oc.. 'ON'DR Nrl 'OT13OllNOl'l I l ! I 1r-"'F1 ~'(IlL ~-(IlL """ Twmool'I .i0 IUIS 1H1 .m SlTl :nu. mIONn li:i:iNI'DmI 'lVKOJSSUOlld O:iSK:i::>n .I!,:mo V '" I ,l.VHJ. CINV 'NOISIAH:ldnS ,L:):nllO ~ ~~li3o'~ofl'vo~;d~~' SIH.L J.VH.L .uu.H:I::> .MmI:ilH I Tt aT so/co/n gQ900Z:dYV == .AII UIJtJ:iHU 'XlrRmIlr ""'" .ON~Utkl N'f1d 3!JS 0Ill.I.3i"K>10l-ld A.lINnV\jV\j08 l:JOIN38 8.18103N38 '18 , , , , I ~ I 1,1 I ,I! ~-J.:l. ~ ii! ~ !li ~ , ;:, ,;:" , , , : ~ ;: ;: I , ! l d ,. i ! ! , , , , i "" ;\" "Va ~ -(c$-, ~a ()-?~ , ~ ~-(. ~\S) , ,~>. O"V ~o_ ~I~: : .~~ '- ,~~~ ' , :r ~ , ~ .. \, r .- I , I ! , ! , ;: :: ;: ;: ;: ;: , , ! : ;: : , .;: , ;: ;, , ;: ;: ;: ;: , , '.1 ~, , I I I I ;: , fl ;: 0: ;: P I 1~1 ,II ~ ~-J.! " "I ~~ ;: ;: ;l ;: ;: ;'\,;1 ;J ~ I: ;l p - -~. ;; ;: ;. .. _ .1- / ;. , ;: , ;: ;: ;: ",; I , I ! , i i ! , ;: ;: ;: ;: ;: , ;: , , --;; : ;: ;: ;: ;: ;: ~ ;. ; , ;: ;: p Ii II i. ;! " ! II I!. .~ , ! i ! .il' ii~ ~ IIi ill mill; I I , , 0: ;: ;: ;: ;: p ;: ;: ,;; " .. '~ ~. \ ;" ~ ;l ~'.\; ;l ;i '~. " ,< , , ; " i' ;: :: ;: ;: ,- ;; ; ; ;: '" ;; , ~' '.-/'. "-I" ;.~., ~ , " , .,. ; ~ ;J ,. ~\ ;t , ,I , , ':J j I I I I , ! , " $- ;: ;: , , , , ;: 0: ;: : : .. . , , , , , ;: /;l ~ ;: fl ;: ;; , '/?-.. .'V 00 D' DO D. D' ;: ;: " ;: ;I ;: ;; ;: ;: ;: ;: , , ;: ; ;l , , , ;; ;: , , ;: ;. , '. , , , ;: , , , , , , , , , ;; ;: ;: ;: . 1; '.,:" /~\ ~ .t;;f . , . [' , 'I' I' , (;I \;: .,' , ;: ;: : , , ;: ; , ; ;: ;: ;: , , ;1 ;: ;: ;: , , , , ; 'I ;: ;: ; . 7',:',il" '"'I ;. . /' . , : : ;, \~,. ; ; ,,' ;: ; , , , , " ' ;I ~' " ;;\; ::f."1~I:.) : ,,'fJ ..." ~ ;', I ;. ~ ;l il;l /; , ;: ;: , . . , ,~ ~/THDN/A ~/GHT/NG' - FEATURES & SPECIFICATIONS INTENDED USE Ideal for use in car lots, street lighting or parking areas. CONSTRUCTION Rugged. .OBr thick, aluminum rectilinear housing. Continuously seam welded for weather-tight seal and integrity. Naturally a~odized, extruded, aluminum door frame with mitered corners is retained with (two) .188~ diameter hinge pins and secured with (one) quar. ter-turn, quick release fastener. Weatherproof seal between housing and door frame is accomplished with an integrally designed, extruded silicone gasket that snaps into door frame. FINISH Standard finish is dark bronze (ODB) polyester powder. Other powder ar. chitectural colors available. OPTICAL SYSTEM Reflectors are anodized and segmented for superior uniformit't and CUll- trol. which a![(h'.'~; tile flexibilitv to mix distributions without compromising the overall lightiq iob. Reflectors (lunch witb tool-less f~str;ners 'lnd nn' "it.. ~b18 )r'C 'hr':!~' ~lltr(f distcibutiOris 'lv,1iHII" II (HuauV.i"'ii, Til-U ii, rYfJtl i'v' (Furw;:Jrd Thruvv, SI,Jip lo'ls is ,12::," t!lick, i:Tpa::::-resist,nt, terrpcn.;d, gIOisS,'iith lIwl:i1a!ly JI:plicd, siik scrCllned power door shield. ELECTRICAL SYSTEM High reactance, high power factor ballast. Ballast is copper wound and 100% factory tested. Porcelain, horizontally-oriented, mogul-base socket with copper alloy, nickel-plated screw shell and center contact. UL listed 1500W-600V, 4KV pulse rated. INSTALLATION Extruded, 4~ aluminum arm for pole or wall mounting is shipped in fixture carton. Optional mountings available. USTlNG Listed and labeled to UL standards. Listed and labeled to CSA standards [see Options). NOM Certified (see Options). ORDERING INFORMATION Choose the boldface catalog nomenclature that best suits your needs and write it on the ~ppropri~te line. Order accessories as separate catalog number. KSFl 175 ~ KSFl F.El '" zoo' '411' m 341 4Ol' TB' Mounting1 SP04 Square pole (4" arm) (standard)3 SPO!I Sou are pole (9" arm) RP04 Round pole (4" armP RP09 Round pole (9" arm) WW04 Wood pole or wall 14" arm)J \N\N09 Woad pole Of walliS" arml 'NB04 Wall braCket (4" arm) W8O!l Wall bracket (9" arml IJARM WhenorderingKMA,DA1Z Ootional M01lr'rtinn Ishippedseparatelv) DAl2P Degree arm {polel DAl2'NB Degree arm Iwalll KMA Mast arm adapter KTMB Twin mounting bar Metal h~lidl! ,.... '''''' 1m """ """ Hichnressure ~ 70S 1005 '50S 200S Distribution R2 IESType II roadway R3 IESType III asymmetric R4SC IES Type IV forward thrcw. sharp cutoft NOTES: 1 Consult factory for av~il~bility in Can~da. 2 Optional multi-t~p bail~st 1120, 2'JB, 240, 271Vl. (120. 277, 347V in Canada}. 3 Use SPll9, RP09 or WNW when two or more luminaires are oriented on a SO" drilling p~ttern Must specify voltage (NlA TB~ Lamp not included Additional architectural:olors ~v~ila:Jle; see Architectural Colors brochure. For ~rm mounting, see technical dala section In Outdoor binder for drilling template. OUTDOOR Catalog Number Notes 5T BEN EDICTS, MONTICELLO, MN Specifications EPA: 1.5 ft2 (.14m2) (includes arml length: 21-1/4 (541 Width: 15-15132139.31 Depth: 7-1/4 (18.4) Weight 35 Ibs115.9kgl Arm:4l10.2) II Optiol1S Shiooedinstalledinlix.ture SF Singlefuse4 [f Doubleluse4 PER NEMA t'Nist-lock receptacle only Inophotocontrol) QRS Quartz restrike system (75W maxll aRSTD QRStimedelay(75Wmax)5 EC Emergency circuitS CR Enhanced corrosion resistance CSA listed and labeled to comply with Canadian Standards NfJYI NOM Certified (consultfactoryl Shinnedseoaratelv PE1 NEMA.twist-iock PE(120,20B. 240V) PE3 NEMA twist-lock PE (347V) PE4 NEMAtw'ist-lockPEI4BOV} PE7 NEMA twist-lock PEI277V) SC Shorting cap for PER option KSF1HS House side shield (R2,R31 KSFlVG Vandal guard Type AA Area Lighting KSF1 METAL HALIDE HIGH PRESSURESODIUM 70W - 250W 15' to 20' Mounting I - t=____J -Afl11~ l I o .--1 All dimensions ~re inches (centimeters) unless otherwise specified. Mnllntinn nntinn nrillino Temalate" SPxx,RPxx.OA12P WBxx.DAl2'NB 'NW-<x Example: KSFll50S R3120 SP04 SF LPI II lamp Archrteclmal colors Ipowder finishi6 DIJYH White DBL Black IJ.e Mediumbronze DNA Natural aluminum OSS Sandstone DGC Charcoal gray DTG Tennis green DBA Bright red DS8 Steel blue LPI Lamp included (standardl ULP Less tamp ACCtlSSDries: Tenon MDunrinq Sliolirtar (Order seoaratelvl Number of fixtures TenanO.D. 0", Two@lBO" Two@S003 Three@120o Three@90oJ Four@90oJ 2-3113" 120-1'" 12O-2lIlJ 121).290 T20-320 120.391) 120-4'" Hfd- T2S-1'" T25-2lIlJ T2S-'" T2S-l20 T25-390 TZ5-490 4. TJ5-19l1 T3~2lIlJ T3~'" T35-32D T35-'''' T35-4'" Sheet #: KSF1-M-S AL-31O ,~ L/THDN/A L/GHT/NG" - . FEATURES & SPECIFICATIONS INTENDED USE Ideal for use in car lots, street lighting or parking areas. CONSTRUCTION Rugged, .063" thick, aluminum rectilinear housing. Continuously seam- welded for weather-tight seal and integrity. Naturally anodized, extruded, aluminum door frame with mitered corners is retained with {two I .188" diameter hinge pins and secured with lonel quarter-turn, quick-release fastener. Weatherproof seal between housing and door frame is accomplished with an integrally designed, extruded silicone gasket that snaps into door frame. FINISH Standard finish is dark bronze \OOB) polyester powder. Other powder architectural colors available. OPTICAL SYSTEM Reflecturs are anodized and segmenled for supwiar uniforrlit)' ilnd control. IjlJhi~!l "limNS tile flexibilit'{ ;0 mi,; tj!s:ributio"s '/-lit1l::!;! ';(}:l\[FJi11iS!ng tr,e o'lHalllighting job. Reflectors attilch with tC:h8S3 filstCl1ers and are ~'l'.:;t:l!:10 ;)n:I intr:rsh~n(J";)hlf) Fi':e cwoff ,!','~';h'(>-" - IroGtiwiiyi. Type III (asvmmeTrici. Type IV (fOi',\'iHd tiii[JV;'. S,:<ii c:dcliL TV;J": IV (\Nirle. fDrw;:Jrj throwl r.nr! TVrle '" (SqT;',' I .125" thick, impact-resistant, tempered, glass willllherm<:llly applied, silii. screened shield. ELECTRICAL SYSTEM Constant-wattage autotransformer is 100% copper-wound and factory- tested. Super CWA Pulse Start baliast required for 320W and 350W (must order SCWA option!. Porcelain, horizontally oriented, mogul-base socket with copper alloy, nickel-plated screw shell and center contact. UL listed 1500W- 600V. INSTALLATION Extruded, 4~ aluminum arm for pole or wall mounting is shipped in fixture carton. Optional mountings available. LISTING UL listed for wet locations. Listed and labeled to comply with Canadian Standards (see Dotions!. NOM Certified lsee Ootions). ORDERING INFORMATION , Choose the boldface catalog oomenclature that best suits your !leeds and write it on l~e apprpg.riate I,ne. Order accessories as separate catalog number. KSF2 4UO ~Lsl KSFl I vOI.':-1 1211 2lllI' ,"" m 341 .." 'B' Mounting~ Hiahoressure ill!iJIJJ 200S 25lIS 400S SP04 Square pole Warm) (standard)l Square pole 19" arm) Round pole (4" arm)4 Round pOle (9" arm) Wood poleorwatl 14" arm)4 V't'W09 Waodpole or wall (9"arml WB04 Wall bracket 14" arm) \WOO Wall bracket 19" arm) ljARM When ordering KMA. OA 12 Dotional mountino lshippedseparately) OA12P Degree arm (polel DAl2WB Degree arm (wall) IGY1A Mast arm adapter KTMB Twin mounting bar Mp.I~1 halide """ 32DM .... .... SPll!l RP04 RP09 WWDI Distribution , IESType II roadway IESType III asymmetric IESType IV forward throw. sharp cutot! R4W IES Type IV wide, forward throw NOTES: R5S IES Type V square Use ED2B reduced jacket lamp. Consult factory for availability in Canada. Optional multi-tap ballast (120, 20B. 240, 277V; 120. 277. 347V In Canada). SPOS, RP09, or VW'I09 must be usad when two or more luminaires are oriented on a 90" drilling pattern Must specify vollane. NfA TB. Lamp not included. Additional architectural colors available. See brochure. Form No-7S4.J. Refer to technical data section in Outdoor binder for drillinQ templale. R2 R3 R4SC OUTDOOR Catalog Number ST. BENEDlcrs, MONTICELLO, MN NOles Specifications EPA:2.0ft.2(.2Bm2l (includes arml Length:24-19f32l62,51 Width: 17-25/32145.2) Depth: 8-5116 (21.11 Weight: 52 Ibs(23.6kgl Arm: 4110.21 I''''BB Area lighting KSF2 METAL HAlIOE HIGH PRESSURESOOlUM 200W - 400W 15' to 25' Mounting l-Arm~' l All dimensions are inches (centimetersl unless otherwise specified. MOllntina Ootion nrilllnn T!!mnl~tp'7 SPxx, RPxx, DA 12P WBxx,DAl2WB -'" Example: KSF2 400M R3 120 SP04 SF lPI II Options ~hinnP.rl in!<talh.d in flxtllre SF IF PER Single fuse~ Double fuse~ NEMA twist-lock receptacle only (nophotQcontroll Quam restrike system (7S>N max)6 QRS time delay 175W maxI' Emergency circuit" COHosion-resistant finish Listed and labeled to comply with Canadian Standards NOM Certified Super CWA Pulse Start Ballast Shinoed seoamtelv NEMAtwist-lock PE (120, 208, 240VI NEMA twist-lock PE 1347VI NEMA twist-locI<; PE 1480V) NEMA twist-lock PE !277Vl ShortiogcapforPERoption House side shield IR2.R31 Vandal guard ORS ORS EC en CSA NrM sew. PEl PE3 PE4 PE1 SC KSf2HS KSF2VG Architectllral colors IpowderfinisW IJVVH White DBl Black me Mediumbronze DNA. Naturalaluminum OSS Sandstone OGC Charcoal gray DTG Tennis green DBR Bright red DSB Steel blue lamp LPI Lamp included lstandardl Less lamp lILP TenonO,D 2-318" 2-7IB" ,. Accessorir!S: TenonMountingS/ipfitter (Order separately! Numberoffixtures Two@18O" Two@9Q") Three@120o T20-280 T2O-2!KI 12lJ..320 T2S-280 125-2!KI T25-320 'f35-.280 135-290 TI5-320 Four@90oJ 11.... 115-4!1O m-4!lO 0", 120-190 125-190 n5-190 Sheet #: KSF2-M-S Three@9003 110-390 115-390 T.l5-390 AL-330 //~ f----10~ (254 mm)L x 6~ (152 mm)W--- Sealing ~I 't. / ,,----- Fixture Gasket I I / / Mounting O.25~ (6 mm) ~ ~ ,Bar Housing ~ ' I Finish color: ".... "" Ignitor bronze t 2.3- (57 mm) * , , Reflector ~T 4.2~ (107 mm) 1 ~~~~~ded) .~-..-I-- , . --~- . RECTANGULAR HID WALL MOUNT PROJECTION CUTOFF Ballast Acrylic Lens , / NOTE: *ForallMH SPEC /I ~:J,\l::' WATTAGE CATALOG /I - METAL HAliDE D -SPEC' w,iTOowniight--SO\'iMH E440S=ta)(b)- o _sP!'''-'C_WailDOIYl1lig~t__70I'lJ.'H E4407-(a)(1ll HIGH PRESSURE SDDlUM --- o SPEC' Any 35W HPS E450:i:lallb) D -sPE"-'_Ailli - ---50WHPSE450S~ij(ri)- D SPEC' wail Downlight 70W HPS E4507-la)(hl Speci1y (a) Voltage &.(b) Qptiolls. GENERAL DESCRIPTION Aluminum die-cast ballast housing features a thermal air isolation chamber separating the ballast core and coil from the other electrical components. Supplied with a neoprene sealing gasket tor complete weatherprooting at the mounting surface. A silicone rubber seal is furnished between housing and lens to ensure a water. and insect-tight seal. Steel fixture mounting bar and threaded nippte provided for direct mounting to recessed junction box. Clear acrylic lens is fastened to housing with phillips- head captive stainless-steel screws. Combina- tion of internal polished aluminum shroud and semi-specular reflector directs light out and away from fixture. . ~ Mounting Hole Line i '!.I 11 I Threaded Nipple with Slotted Hex Head Cap L:lInpholder '" Aluminum Shroud SIDE VIEW ~ lal VOLTAGE SUFFIX KEY - '_CO' ," D T __1_~QI~7N J~.tandard~~_::- lDW~~2__~.___ 120/2771347V (Canada Only) g~~_~~!_~W_,~,,~~) __ 120V (Standard: 35 - lOW HPS) __ 27t~ (35 ~i6w_!:!~~C~=_--=------- _ .?08V {35 -70",_"_psL__ ________ __ 240V (35 - lOW "PSI 347V (Canada Only) (lOW HPS) - ----....--- 1 2 3 4 6 For voltage availallility outside the US and Canada, see 8ulletin TD-9or COfllac1your Ruud lightiflg aulhorized International Oistritlutor. ELECTRICAL Fixture includes clear, medium-base lamp and porcelain enclosed, 4kv-rated screw-shell-type lampholder with spring-loaded center contact Lamp ignitor included where required, All ballast assemblies are normal power factor and use the toll owing circuit types: Reactor (120V) 35 - 70W HPS Reactor/Tran5former (208, 240, 277V) 35 - 70W HPS HX - High Reactance 50 - 70W MH: 70W HPS (347V) LABELS ANSI lamp wattage label supplied, visible during relamping, UL Listed in the US and Canada for wet locations and enclosure classitied IP54 per IEC 529 and IEC 598, @RuudLlghtinglne Printel:: in USA 9201 Washington Avenue Racine, Wisconsin 53406-3772 USA PHONE (262) 886-1900 Iwww.ruudlighting.Com! i'.)".,----'c.; _If~~;r~llnfj~~~~ 85 Bronze Color Shroud GS-~Old COlOrShroud-'""------- H ~i9~ Po~~r,.~~ctor~~!l~~,t, ___.,_____ ~_~e~~p~.09! Lens Fasten"~~~___"______ ".la.JY_ ~.~-~~~~-"._,."'------,- ~~,9~Y.~~:.!:onate Le~~__________,. Specify (al SingleVoltagc-See Voltage Sutli)(Key FINISH Exclusive OettaGuard" tin ish features an E-eoat epoxy primer with medium bronze acrylic powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion, The finish is covered by our seven- year limited warranty. ACCESSORIES ESB-7 _ ?~~a~~_rv1ou_~!!n9__~ox__ ~~~~~.~~~S>.~~~~_~Lack~!_ ___ TPS.1 Tamperproof Screwdriver FAX (262) 884-3309 RUUD LIGHTING o 12/11/03 L- (~'Xl.<JT\N{;r" + N6^N . CLEAR LENS - EXTENDED FLAT TOP ROUND BOLLARD . Extended Top ~ r0 8.9" (225 mml-l Dle,~stalumlnum ~ -r FiOlShcolor: bronze Specular Upper Reflector . 'Oie~ast Aluminum Lens Retaining Ring Witl'ldouble silicone gasket Flnistl color; bronze / Lampholder Ignitor (Where required) Capacitor Housing Extruded aluminum Finish color: bronze Clear Potycarbonate Lens 1__ Main Collector Reflector Lamp (Included) 39-(991 mm) _Ballast Epoxy Coated Steel Frame /~BaSBPlate Die-cast ..~ '"~"' I. /. I Galvanized Steel / i / Anchor Bolts ':........L / 318"-16xS"(152mm) / +1.3"(32mm) ANSI lamp wattage label supplied, visible during relamplng. UL Listed in the US and Canada tor wet locations and enclosure classitied IP65 per lEG 529 and lEG 598. 9201 Washington Avenue Racine, Wisconsin 53406-3772 USA Conduit Entry SPEC II WATTAGE CATALOG II . METAL HALIDE o SPEC.-------SOW MH.-~i;f40S-(ajlbi- o SPEC# lOW MH - HCf401:(aHbl-- o SPEC # . 100W MH-HCf41-0-(al{b) HIGH PRESSURE SOOIUM o SPEC #3SWHPS - HCfS03-1'-lIbl o SPEC II SOW HPS HCfSO-S-la)(bL o SPEC# .2~III.HPS_ u~C~~O.'7:(ijlbl . o SPEC #_1001'l_HPS._H~F~10:lallbl FLUORESCENT o SPEC .----- 13W fL -------HCF2:13-lallb.) Specily (a) Vo~a!le & (b] Options. . GENERAL DESCRIPTION . Extruded aluminum housing supplied internally with a tormed and channeled 16 gauge steel trame supports the electrical components and main reflector. Housing fastens to a die-cast aluminum base with tour 1/4'-20 phillips lIat head screws. Base is secured to concrete footing using provided masonite template and three 3/8'-16 x 6' (152 mm) galvanized steel anchor bolts with leveling nuts and washers. Suggested poured base: 2' (610 mml deep x 12' (305 mm) dia., depending on soil types and frost line in your area. A 3' (76 mm) dia. conduit opening is provided in the base for ease of wiring. Injection molded clear polycarbonate lens with specular collecting reflector attaches to the top of the housing with an over-lapping die-cast aluminum retaining ring, held by two stainiess-steel alien flat head fasteners. Two silicone lens seals prevent moisture from entering the lens, while a double lip silicone seal at the top of the reflector and sealed lampholder prevent Insects, dirt and moisture lrom entering the optical chamber. @Ruudlightinglnc. Printed in USA . (a) WLTAGE SUFFIX KEY 120/277V {Sta~rri: ~_-1 DOW MH; 5DW-7QW HPS} 120/208/240/277V (Standard: 1 Dew HPS) 120/277/347V (Canada Only) (Standard: 70 -10QW MH) 1 120V{Stan9ard:13WFL,35WHPS) 2 277V 3 208V 4 240V ---- ---- L- 347V {CanadaOnlyl ___~ Forvoltag:eavailatlility outside the USancl Canada, Se<l Bullelin TD-9 or COfIlactyourRuudLigntinl.laulhorizedlnlerotalionalOistrioutor. o M T ELECmlCAL Fluorescent bollard includes a quad tube compact fluorescent lamp. HID bollards include a clear. medium-base lamp and porcelain enclosed, 4kv-rated screw-shell-type lamp holder with spring-loaded center contact. Lamp ignitor included where required. All ballast assemblies are high-power factor and use the following circuit types: Preheat 13W FL Reactor (120V only) 35W HPS HX - High Reactance 50 -100W MH; 50 -10QW HPS LABELS PHONE (262) 886-1900 iwww.ruudlight~ ,----.".---__1 Notes (b) OPTIONS (factory-installed) A 180a Shielded Clear Lens JaJ~_ ~~_~~9_ "____ J___~mp8!~oof Len!.f~~~~~~_____ -Iali' .._PhotOcell___ Specily(a\Single Voltage-See VotlageSuflixKey FINISH Exclusive DeltaGuard~ finish features an E-coat epoxy primer with medium bronze acrylic powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. The finish is covered by our seven- year limited warranty. PATENT US 5,105,347 ACCESSORIES HCL TPS-1 Louver ------ -------- !amperproof Screwdriver fAX (262) 884-3309 RUUD LIGHTING o 04/07/04 . . . CITY ENGINEER'S MEMO -11/22/2006 Carver Plat (Revised 11-3-06) - 1. The sewer is approximately 14 feet deep, is well under the ground water, and is IS-inch RCP. It will have to be cored and a proper saddle and gasket used to make a connection. 2. It is likely that the new storm sewer and existing watermain may be impacted even with box construction. There is a sanitary sewer service to the south which may limit the use of a box and may cause problems with the south water service line as well. 3. The City will require that the street excavation area to be oversized and properly patched. The following year the patched area, which shall include the entire street width plus a minimum of 28- feet along the length of the street, shall be milled and overlayed to correct initial settlement. 4. All drainage issues appear to be manageable as planned. St Benedict's Plans (Revised 11-6-06)- General Comments: 1. Access trails must be accessible to fire equipment. City staff will consult with the Fire Marshall about this issue. 2. Drainage computations must be provided to the City for review. Site Plan - Sheet 1/S: I. Note 7' path material on north side of site. Demo Plan - Sheet 2/S: 1. Verify removal quantities. Several appear to be incorrect. 2. Revise storm sewer flow arrows on east side of site. Arrows switch direction midway along sewer. Grading and Drainage Plan - Sheet 3/S: 1. Stormwater runoff is not being treated prior to discharging to the School Pond north of Burlington Northern Railroad. 2. Has access been granted for the storm sewer work required on Saint Henry's property? 3. The longitudinal grade of the trail on the north side of the site approaches S.7S% in one area which could be an issue for some users of the trail at this facility. 1 . . . 4. The top and bottom elevations of the retaining wall need to be identified in the plans. In addition, walls greater than 4 feet in height shall be designed and certified by a licensed professional engineer. 5. Use erosion control blanket on the slope on the north side of site. Utility Plan - Sheet 4/5: 1. Another fire hydrant may be required for the north side of the existing building. City staff will consult with the Fire Marshall about this issue. 2. Provide 8 inch watermain for the fire hydrant lead on the west edge of the site. 3. All watermain bends and fittings require thrust blocking per City Standard Plate 2002. 4. Label the plans at specific locations requiring insulation by referencing notes # 2 and # 4. 5. All sanitary sewer construction shall be mandrel tested, air tested and inspected with closed circuit TV per City of Monticello specifications. 6. Show the existing sanitary sewer along the easterly edge of the site. Detail Plan - Sheet 5/5: 1. Include all current and applicable City of Monticello Standard Plates. Bruce R. Westby, P.E. City Engineer City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 E-mail: bruce.westby@ci.monticello.mn.us Phone: 763-271-3236 Fax: 763-295-4404 2 . . . Planning Commission - 12/05/06 8. Consideration of a request for an amendment to the Monticello Zonine Ordinance Section 3-3 IF! reeulatine front yard setback avera2ine. Applicant: City of Monticello (NAC). REFERENCE AND BACKGROUND The City has recently reviewed a request from a property owner on River Street to move a single family home off a lot and rebuild, with the new home located closer to the front yard setback line than the original building footprint. Upon reviewing the request, it was determined that the proposed location would not be permitted, due to a clause in the ordinance establishing an averaging requirement for front yard setbacks. The minimum front yard setback requirement in the R -I District is current established at 30 feet. The subject proposal meets this requirement. However, the Zoning Ordinance contains additional restrictions for front yard setbacks, establishing a maximum setback requirement, as well as a minimum. Section 3-3 of the Zoning Ordinance pertains to yard requirements, including all requirements for front yard setbacks. Section 3-3 (F) specifically contains a provision for front yard setbacks in residential districts with adjacent structures. This section states, "In residential districts where the adjacent structures exceed the minimum setbacks established in subsection [e] above, the minimum setback shall be thirty (30) feet plus two-thirds (2/3) of the difference between thirty (30) feet and the setback or average setback of adjacent structures within the same block. " The existing ordinance presents a number of application issues. As the ordinance reads, the maximum setback allowed for each lot is contingent upon the setbacks of the adjacent structures on the block. In that manner, each time a home is altered in any way that results in a new setback, the average setback for the block changes. Essentially, the actions of one homeowner dictate the building envelope of the adjacent property owners. As such, the ordinance is highly difficult to enforce. This Section was initially adopted to encourage uniform site lines along all city blocks. However, staff believes a more effective control for maintaining uniformity may be established. The ability to maintain setback uniformity is particularly a concern along River Street, due to the nature of the properties and the unique natural features of the area. The majority of homes along River Street greatly exceed the required minimum setback, in an effort to place homes close to the riverfront. As such, any home 1 Planning Commission - 12/05/06 e proposing to simply meet the minimum requirement may result in extreme staggering of homes along the street. The averaging technique may have maintained some uniformity in this regard, but as explained above, is highly difficult to enforce. Amendments. To address the issue of uniformity, staff has prepared an ordinance amendment containing two sections. The first section would simply delete any reference to the current averaging technique, and deleting any maximum setback limitations. Removing this provision in the ordinance would apply a uniform setback to all properties, regardless of the setback of the adjacent structures. The second section of this amendment establishes an overlay district for properties on River Street, identified as the "RS" River Street District. This overlay district would be applied to and superimposed on all properties located on River Street, identified as such by a corresponding street address. The amendment would establish a more significant front yard setback for all properties along River Street, and would provide the opportunity to maintain uniform site lines along both sides ofthe road, while applying the same setback for all properties. The regnlations and requirements imposed by the "RS," River Street, district shall be in addition to those established for the district which jointly applies. The proposed amendment is found below, and may be modified at the direction of the Planning Commission and/or City Council. e ALTERNATIVE ACTIONS Regarding the proposed amendment to Section 3-3 [F] of the Zoning Ordinance regulating front yard setback averaging, the City has the following options: 1. Motion to recommend approval of the amendment to Section 3-3 [F] and the creation ofthe "RS" River Street District, as prepared below. 2. Motion to recommend approval of the amendment to Section 3-3 [F] only. 3. Motion to deny the ordinance amendment and creation ofthe "RS" River Street District as proposed. RECOMMENDATION As stated above, the current averaging technique applied to front yard setbacks is outdated and difficult to enforce. An amendment must be made to the ordinance to apply a uniform setback to all properties, regardless of the location of adjacent structures. The proposed amendment was drafted due to inquiry for a property on e River Street. Properties along this street are unique, and may require additional regulations. In this regard, staff recommends approval of Option 1 above. 2 e SUPPORTING DATA 1. Current Ordinance 2. Proposed Ordinance 3. Site Images - River Street Perspectives e e 3 Planning Commission - 12/05/06 e e e *See Section 3-3[C] 3. below for special side yard setbacks in tbe R-l and R-2 Districts. (#298,10/13/97) (#259,10/10/94) (#352,8/14/00) (#377,4/8/02)(#436,12/12/05) 1. 1n R-1, R-2, B-1, and B-2 districts where adjacent structures, excluding accessory buildings within same block, have front yard setbacks different from those required, the front yard minimum setback shall be the average of the adjacent structures. Iftbere is only one (1) adjacent structure, the front yard minimum setback shall be the average of the required setback as established witbin the underlying residential district and the setback of the adjacent structure. 1n no case shall the minimum front yard setback exceed thirty (30) feet, except as provided in subsection [F] below. (#395,7/28/03) 2. 1n R-1, R-2, B-1, and B-2 districts, iflot is a corner lot, tbe side yard setback shall be not less than twenty (20) feet from the lot line abutting the street right-of-way line. 3. Side yard setbacks for single family homes on lots of record with a lot width 66 feet or less in the Original Plat of Monticello and Lower Monticello which are zoned R-I or R-2 shall be at least six (6) feet, subject to the corner lot provisions of Section 3-3 [C]2. Above. (#352,8/14/00), (#396,7/28/03) 4. R-l District Setbacks: Front yard, 30 feet; however, for lots platted after April 8, 2002, front yard setbacks may be identified by plat to average 30.** When averaging of front yard setbacks is allowed by plat, no house may be placed closer than 25 feet minimum to any street right of way, and no fewer than 40% of all individual houses within the platted area shall have front setbacks of 30 feet or more. Side yards, interior: 10 feet minimum to dwelling and 6 feet minimum to garage; however the sum of both side yard setbacks must 20 feet or greater. Side yards, corner lots: 20 feet minimum on the street side and 10 feet minimum to house on interior side or 6 feet minimum to garage on interior side. Rear yards. 30 feet minimum usable. The rear yard shall include a space of at least 30 feet in depth across the entire width of the lot that is exclusive of wetlands, ponds, or slopes greater than 12 percent. (#396, 7/28/03) ** Averaging of lot area, lot width, or setback dimensions shall be considered to be the arithmetic mean, not the median. For example, lot widths in a five lot subdivision could he 70 feet, 70 feet, 75 feet, 80 feet, and] 05 feet: (70+70--;-75+80+105 = 400 feet, divided by 5 = 80 feet average lot, with 40% of the Jots (2 of 5) 80 feet or more in width) MONTICELLO ZONING ORDINANCE 3/23 e e e R-IA District Setbacks: Front yard: 35 feet; however front yard setbacks may be identified by plat to average35 feet. ** When averaging of front yard setbacks is allowed by plat, no house may be placed closer than 25 feet minimum to any street right of way, and no fewer than 40% of all individual houses within the platted area shall have front setbacks of 35 feet or more. Side yards, interior: 10 feet minimum to dwelling and 6 feet minimum to garage; however, the sum of both side yard setbacks must 20 feet or greater. Side yards, comer lots: side yard setbacks must be 20 feet minimum on the street side, and 10 feet minimum on interior house side or 6 feet minimum on the interior garage side. Rear yards, 30 feet minimum usable. The rear yard shall include a space of at least 30 feet in depth across the entire width of the lot that is exclusive of wetlands, ponds, or slopes greater than 12 percent. (#395,7/28/03) *"'Averagc of lot area, lot width, or setback dimensions shall be considered to be the arithmetic mean, not the median. For example, lot widths in a five lot subdivision could be 80 feet, 80 feet, 85 feet, 90 feet, and 115 feet: (80 +80+85+90+ 115 = 450 feet, divided by 5 = 90 feet average lot, with 40% of the lots (2 of 5) 90 feet or more in width) R-2A District: Front yard: 15 feet minimum. Side yards, interior: 6 feet minimum. Side yards, corner lots: 20 feet minimum on the street side, and no less than 6 feet on the interior side. Rear yards: 20 feet minimum usable. The rear yard shall include a space of at least 20 feet in depth across the entire width of the lot that is exclusive of wetlands, ponds or slopes greater than 12 percent. (#395,7/28/03) 5. *1-1 and 1-2 District Setbacks: Within the I-I and 1-2 Zoning Districts, side yard setbacks for corner lots shall be no less than 30 feet for a side yard adjoing a public street right-of-way. (#436, 12/12/05) [D] The following shall not be considered as encroachments on yard setback requirements: I. Chimneys, flues, bclt courses, leaders, sill, pilaster, lintels, ornamental features, cornices, eaves, gutters, and the like, provided they do not project more than two (2) feet into a yard. 2. Terraces, steps, or similar features, provided they do not extend above MONTICELLO ZONING ORDINANCE 3/24 . . . the height of the ground floor level of the principal structure or to a distance less than two (2) feet from any lot line. 3. In rear yards: recreational and laundry drying equipment arbors and trellises, balconies, breezeways, open porches, decks, detached outdoor living rooms (i.e. gazebos), garages, and air conditioning or heating equipment subject to the following conditions: (i) Setback requirements of environmental protection districts shall remain applicable. (ii) A side yard setback of six (6) feet shall be maintained. (iii) A rear yard setback of ten (10) feet shall be maintained. (iv) No encroachment shall be permitted within an existing or required drainage and/or utility easement. 4. Solar systems. [E] Subdivision of non-single family base lots in R-2 and R-3 Districts. I. Lots of non-single family structures may be divided for the purpose of condominium ownership provided that the principal structure containing the housing units shall meet the setback distances of the applicable zoning district. In addition, each condominium unit shall have the minimum lot area for the type of housing unit and usable open space as specified in the area and building size regulations of this ordinance. Such lot areas may be controlled by an individual or joint ownership. 2. Lots containing twin homes or townhouses may be subdivided along the common wall in a "zero lot line" arrangement, provided each resulting lot contains the required amount of lot area per unit as prescribed elsewhere in this Ordinance, and all other setback and performance standards of the Zoning District are met. (#320, 3/8/99) ~ [F] In residential districts where the adjacent structures exceed the minimum setbacks established in subsection [C] above, the minimum setback shall be thirty (30) feet plus two-thirds (2/3) of the difference between thirty (30) feet and the setback or average setback of adjacent structures within the same block. [G] Required Buffer Yards I. PURPOSE: Buffer yards are required as to reduce the negative impacts that result when incompatible uses abut one another. MONTICELLO ZONING ORDINANCE 3/25 Planning Commission - 12/05/06 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 3 OF CHAPTER 3 RELATING TO YARD REQUIREMENTS AND CREATING CHAPTER 19C, ESTABLISHING THE "RS" RIVER STREET DISTRICT THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA ORDAINS: SECTION 1. Section 3-3 [F] relating to front yard setbacks is hereby amended to read as follows: [P]. In resideHtial districts where the aajacent structllfes exceed the mimmum seteaeks estaBlished in subsection [C] abO'ie, the mini_ setback shall be thirty (30) feet phIs two thirds (2/3) of the difference between thirty (30) feet and the setback er average setbaek of adjaoent struotmes within the same ~ SECTION 2. Section 3-3 [C] 1 relating to yard requirements is hereby amended to read as follows: ~. [C]. In R-l, R-2, B-1, and B-2 districts where adjacent structures, excluding accessory buildings within same block, have front yard setbacks different from those required, the front yard minimum setback shall be the average of the adjacent structures. If there is only one (1) adjacent structure, the front yard minimum setback shall be the average of the required setback as established within the underlying residential district and the setback of the adjacent structure. In no case shall the minimum front yard setback eJlceed thirty (30) f-cet, eKcept as pmvided in subsection [P] lJelew. CHAPTER 19C "RS" RIVER STREET DISTRICT SECTION: 19C-l : Purpose 19-2: District Application 19C-3: Permitted Uses 19C-4: Prohibited Uses 19C-5: Development Regulation .~ 19C-l: PURPOSE: The purpose of the "RS" River Street overlay district is to establish regulations specific to the low density, single family, detached residential dwelling units and directly related complementary uses located along River Street. 4 Mo( h s/de ~d~ 55 J- r -;:::. ~ ~ " !;-\ ~ t t ~ ~ (J- ~ I,;, " 0. ""t') ~ &" ~ \l) "\-. ~ "\ ~ . . . . l;-\ t 3 f\() o~ ~ lj~f ~~ ~ "'t- -;J 3" V) :+ . . . ~) t ~ 1- ,- .. ~ 70 ~ ~ ~ "\- fP ! V) ::1- . . . ~ I: j c ~~ ~~ ~-~~ Q'lC'1 "'~ ~fl'> ,. f 0i :'I- . . . ~ ~ s... ?r ~ ~-~ ~~ '-.;"'( ~ C"t~ "" J ,-- ~ ~ . . . ~ 'tf ,.r~ :1 Q'l~ '^ ~ ~ fI) .,. ?:> J ~ ~ ::'1..:.. . . . ~ 5 ~ , ?% C> ~?! I].~ 2:~ ~~ ~ ~ :s 3 ~ )- Vj :i- . . . ~ :> ;r ~ ~ ~ '0~ ..,.... lt~ ~~ 1--~ '-..J~ .,.. F ~ lk- ~ :) . . . ls' f f' o ~ ~ i- , '='~ & . ~R \..f+ If ~t ~~ . . -- . 1;1 ~ , t o- J o -t:) ~~ 0. -- ~~ (jVl $:;-\- (!; .~ ~"\- ~ T<- ~ 3 .-. . . . ;-; -l- ~ ~ ) 0- -t:> ~ &- ~Vl .I> =-- ~ ~-'R ~ ~~ ~~ ~ V\ ;-f- + k'> ~ "<.~ f AI&...u" 5r'de (:4<t''j f.~sf. 501A~~ side R.d'j Et"s/- ~ ~ ~ ~ ;j- <:Y' , o "'h ~ ~- .kl ~ + f') ~ t . s,...H, sick .r:.J~ weJ. So... fl. 5/~ .4;CI~ C4,,t ~ ~ ~ :I'- ..~ ,. o '" ~ ~- ~ ~ ~ -- -+- ~ } (.I) :- ~ . . !;i - ~ II> !1- <;- , <::> ""t> S ~ !': ~~ tS. "i YI t"J ~ ~~ 1- ~ :J- ~ V\ ""- . . . . . l-I ~ ~ ~ ":l- e- :> f'~ ?S-~ ~-r 1)-) (I) ~ - '" . CC +- $ i- ~ ~ . ~ ;;r t ~~- ~o lK "'I-) (1')2:> ~~ :1-- . . ~ ~ ~ ~ ~ ?o- . . );\ ;:t- ~ ~ ::!- :f ~~ <> ~f ~~ 0~ ~ f'-- ....- :\ ~ V) 'Y- . r . . . ~ ~ tL ..- ::s t) ~ ~ \) :\- ~'i ~- V\ ~- ~~ ~ r-.. () ~ "f... V) :-'I-