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HomeMy WebLinkAboutA7 ITEM #: �J _ DATE: 09-14-16 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: September 9, 2016 CASE FILE NO.: ZBA 16-07 REQUEST: A Special Use Permit to allow the construction of an additional 39 independent living units (senior apartment) at Northridge Village, a senior living facility in the FS-RM Zoning District PROPERTY CCRC of Ames, LLC OWNER: LOCATION: 3305 Stange Road (See Attachment A) ZONING: FS-RM Suburban Residential Medium Density BACKGROUND AND PROJECT DESCRIPTION: The request is to construct a second building housing 39 independent senior living units on the site of the existing Northridge Village senior living center. The current facility is a single-building comprising 39 independent senior living apartments, 34 assisted living units, and 34 skilled nursing beds. A Special Use Permit for these uses was approved on February 12, 2014 and subsequently amended on February 11, 2015. A Special Use Permit is required for independent senior living apartments in the FS-RM zoning district due to the age restriction for the use and the allowance for larger building types than standard apartments. The owner is now seeking to construct an additional 39 units of independent living units within a single building on the east side of the lot. The building will be addressed as 3305 Stange Road. This site was rezoned to FS-RM (Suburban Residential Medium Density) with a master plan on December 17, 2013. A master plan (see Attachment B) accompanying the rezoning indicated a range of between 35 and 45 independent senior living units, between 30 and 40 assisted living units, and between 30 and 40 skilled care units for phase 1. The current Northridge Village facility was built in accordance with that master plan. The east side of the site, fronting upon Stange Road, was reserved for future expansion in the master plan. The master plan indicates between 50 and 60 units of memory care or independent living units in the future phase. This phase is seeking 39 independent living units. The owners have indicated a future facility may be added in the future that 1 w uld house a memory care unit. That facility would be limited to 21 units unless an a endment to the master plan was approved due to the described intensity of use on the master plan. Access to the site will be a driveway on Stange Road directly across from Yorkshire Street. The driveway will allow access to two 8-car garages and a 4-car attached garage as well as a 10-car detached garage located along the west edge of the building. An additional 20 surface spaces will be located on the south side of the building. A driveway will connect to the existing facility on the west end of the lot. The project will include the completion of the cul-de-sac at the end of Sheffield Avenue. Sheffield Avenue was a stub street with the expectation at the time that it would be extended to serve new residential development on the 40 acres that are now platted as Baptist Acres subdivision. With the construction of the church and the first phase of Northridge Village, there was still the possibility that the street could be extended north and east. With phase 2 of Northridge Village, that option is precluded and the completion of the street as a cul-de-sac is required since the street does not circulate through the site. A sidewalk will be included within the right-of-way of the cul-de-sac, connecting to the east-west shared use path south of the Northridge Village development. Pedestrian access will be provided from the front of the building to the shared-use path along Stange Road. A sidewalk will connect to the public sidewalk along Sheffield Avenue and to the existing facility to the west. PUBLIC COMMENTS: Notification was made to all owners of property within 200 feet. A notice of public hearing was placed on the property and published in the newspaper. As of this writing, no comments have been received. APPLICABLE LAW: Chapter 29, Section 29.1503(4)(a) and (e) of the Municipal Code states the following: (4) Review Criteria. Before a Special Use Permit application can be approved, the Zoning Board of Adjustment shall establish that the following general standards, as well as the specific standards outlined in subsection (b) below, where applicable, have been or shall be satisfied. The Board's action shall be based on stated findings of fact. The conditions imposed shall be construed as limitations on the power of the Board to act. A mere finding that a use conforms to those conditions or a recitation of those conditions, unaccompanied by specific findings of fact, shall not be considered findings of fact for the purpose of complying with this Ordinance. (a) General Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use meets the 2 following standards, and in addition, shall find adequate evidence that each use in its proposed location will: (The standards are listed in this report below.) (b) Residential Zone Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use in a residential zone meets the following standards..." (The standards are listed in this report below.) (e) Conditions. The Board may impose such additional conditions it deems necessary for the general welfare, for the protection of individual property rights, and for ensuring that the intent and objectives of this Ordinance will be observed." STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has provided the attached application including statements as to how the proposed phase 2 of Northridge Village meets the requirements for a Special Use Permit. FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site and architectural plans and in addition to the facts provided in the application, the following findings of fact and conclusions may be made regarding the standards of approval. General Standards. (i) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan of the City. Findings of Fact: Goals 1 and 2 of the Land Use Policy Plan (LUPP) recognize that population growth is likely and establish the need to assure areas for growth through the LUPP. LUPP Goal No. 6 is to increase the supply of housing and to provide a wider range of housing choices. Objective 2B states: Ames seeks to assure the availability of sufficient suitable land resources to accommodate the range of land uses that are planned to meet growth. Sufficient land resources shall be sought to eliminate market constraints. The LUPP map designates the area within which the proposed site is located as "New Lands," an expansion area to meet some of the projected need for residential growth. The LUPP map designates the area for Village/Suburban Residential land uses. Conclusions: The proposed senior living facility helps to fulfill the LUPP policies for providing adequate housing for a variety of needs at a medium density range that is consistent with the expectation of New Lands. The proposed site development is consistent with the suburban style development that the LUPP describes, with a two-story building with landscape buffering and separation from other land uses. When developed according to proposed plans, the area will 3 have connectivity to services and amenities. It can be concluded that the development meets General Standard (i) for a Special Use Permit. Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed. Findings of Fact: The surrounding neighborhood comprises a variety of housing and building types, including a church to the north, and one and two-story single- family residential homes to the south, west, and east. Further to the north, across Bloomington Road is a multi-family complex and commercial node. Further to the south is the commercial area of Somerset. The senior living facility is two stories in height, a residential appearance with pitched roofs, and changing fagade treatments of lap siding, stone, and shingle siding. Further information on the design is noted under Residential Zone Standards vi, below. Northridge Village is a residential use that the LUPP and zoning code recognize as compatible with lower density residential uses, when designed to meet these requirements for a Special Use Permit. The access to the site is from a minor arterial street and it generates traffic levels consistent with residential uses of the same density. Conclusions: Its design features give the proposed building residential scale and appearance, which is compatible with its surroundings. It can be concluded that the development meets General Standard (ii) for a Special Use Permit. (iii) Not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings of Fact: The primary existing use in the general vicinity is detached residences, generally owner occupied. The use to the north is a church. By definition of the Zoning Code, the independent senior living portion is limited to residents that are 55-years old or older. Conclusions: Construction of the independent senior living facility, as proposed, should not be disturbing or hazardous to existing and future uses in the area as it is an allowed residential use and deemed compatible to those that are planned and existing. There has been no known issues with the currently operating facility that is similar to this proposal. It can be concluded that the development meets General Standard (iii) for a Special Use Permit. (iv) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structures, refuse disposal, water and sewage facilities, and/or schools. Findings of Fact: The site is directly served by a minor arterial street (Stange Road). All City services are available to the site. Extensions of public water 4 mains into the site will be necessary to serve public fire hydrants. Easements will need to be granted to the City for the maintenance of these water lines. Staff will recommend a condition of approval that these easements be submitted to the City prior to issuance of a certificate of occupancy. The bulk of storm water runoff will be directed to a detention pond to be constructed at the southeast portion of the lot. This detention pond will have a permanent pool similar to that of the existing detention pond northwest of the building. Some drainage will be directed to that existing detention pond. Conclusions: This property is adequately served by essential public facilities and services. Public Works staff has reviewed the submitted storm water management plan and has concluded that it meets City standards. It can be concluded that the development meets General Standard (iv) for a Special Use Permit. (v) Not create excessive additional requirements at public cost for public facilities or services. Findings of Fact: The project will require the creation of a cul-de-sac at the north end of Sheffield Avenue. This street, within the Somerset village development, terminates at the south line of the Northridge Village property. It was stubbed with the intention that it would be extended to serve a future single-family development. Since the existing development will not need the street extension, the developer will pave the cul-de-sac, install the sidewalks, and dedicate the road to the City upon completion. Other necessary right-of-way improvements (e.g., sidewalks and shared use paths) have already been installed as part of Phase 1 of Northridge Village. Conclusions: This use will not create additional requirements at a public cost for public facilities. It can be concluded that the development meets General Standard (v) for a Special Use Permit. (vi) Not involve uses, activities, processes, materials, and equipment or conditions of operation that will be detrimental to any person, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Findings of Fact: As a residential use, the proposed senior living facility will not produce glare, or odors different from other residential uses. A diesel generator was installed as part of the first phase. It is tested regularly but setback from property lines and well screened. Conclusions: This phase is not expected to introduce any nuisance factors into the neighborhood. It can be concluded that the development meets General Standard (vi) for a Special Use Permit. 5 (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Findings of Fact: On November 26, 2013, City Council approved the master plan that accompanied the rezoning. This continuum of care senior living facility with the expansion of the independent living units is noted in that master plan. While there is no defined density range for the described use, it is within the medium- density range of the FS-RM zoning. Conclusions: The City Council has determined that this use is consistent with the intent and purpose of the Suburban Residential Zoning districts. It can be concluded that the development meets General Standard (vii) for a Special Use Permit. Residential Zone Standards. (1) Not create excessively higher levels of traffic than the predominant pattern in the area and not create additional traffic from the proposed use that would change the street classification and such traffic shall not lower the level of service at area intersections. Findings of Fact: At the time the request for rezoning from Agriculture to FS-RM was sought, the City's traffic engineer reviewed the proposed master plan and requested a technical memorandum on the expected generation of traffic from the proposed church and this senior living facility. The memo concluded that the impact of traffic would be much less than the traffic that would have been generated from the initially anticipated development of single-family homes and apartments on these 33 acres. The location of the access point across from Yorkshire Street has been reviewed and meets the traffic safety needs of the City. Conclusions: Traffic volumes from this senior living facility will not exceed the capacity of the adjacent streets. The street network will be able maintain the current street classification and level of service once this facility opens. It can be concluded that the development meets Residential Zone Standard (i) for a Special Use Permit. (ii) Not create a noticeably different travel pattern than the predominant pattern in the area. Special attention must be shown to deliveries or service trips in a residential zone that are different than the normal to and from work travel pattern in the residential area. Findings of Fact: The driveway serving this facility is located at the intersection of Stange Road and Yorkshire Street. Residents, visitors, and deliveries to the site will use this entrance. Visitors can use the parking lot at the main entrance on the south side of the building. Residents have access to the 30 garage spaces as well as the surface parking. 6 There is a driveway connection between the two phases. Services can be shared between the two buildings and deliveries can access both buildings without reentering the public streets. Conclusions: The proposed use will not create a noticeably different travel pattern off-site than the predominant pattern in the area. On-site traffic is well- managed and the cross connecting driveway benefits the internal use of the site as well as deliveries from external vendors. It can be concluded that the development meets Residential Zone Standard (ii) for a Special Use Permit. (iii) Not generate truck trips by trucks over 26,000 g.v.w. (gross vehicle weight) to and from the site except for waste collection vehicles, food delivery vehicles, and moving vans. Findings of Fact: The only trucks normally expected at the site are trash collection and food delivery vehicles. Conclusions: It can be concluded that the development meets Residential Zone Standard (iii) for a Special Use Permit. (iv) Not have noticeably different and disruptive hours of operation. Findings of Fact: The applicant notes that this use will not have disruptive hours of operation as it is a residential facility. Conclusions: It can be concluded that the development meets Residential Zone Standard (iv) for a Special Use Permit. (v) Be sufficiently desirable for the entire community that the loss of residential land is justifiable in relation to the benefit. Findings of Fact: The proposed use is residential and provides housing for a specific demographic segment of the community. Therefore it will result in no loss of residential land. At the time of rezoning, some members of the community noted that this site would serve the Ames Community School District better if it were zoned exclusively for single-family residences. However, the City Council approved the master plan with these proposed and specific uses. Conclusions: It can be concluded that the development meets Residential Zone Standard (v) for a Special Use Permit. (vi) Be compatible in terms of structure placement, height, orientation, or scale with the predominate building pattern in the area. Findings of Fact: Phase 2 Northridge Village building will be significantly smaller than Phase 1—about one fourth the floor area. The required minimum setback to 7 public road right-of-way is 25 feet. The building sits 27 feet from Stange Road and 48 feet from Sheffield Avenue. The required side setbacks are 8 feet from the north and south property lines. The building is set 9.35 feet from the north and 168 feet from the north. The form and detailing of the building as shown on the elevation drawings retain a residential feel to it, with pitched roofs, gabled ends, and a variety of residential fagade treatments (stone, lap siding, shingle siding, asphalt shingles). The design, materials, and coloring are similar to the first phase. The roofline varies along its length, breaking up an otherwise lengthy profile. Fagade treatments along all elevations include the grouping of windows singly, in pairs, and in threes. There are gable ends along the east and west fagades and on the second floor dormers facing north and south. Conclusions: The placement, height, scale, massing, and fagade treatments of the proposed building make the building compatible with the residential surroundings. It can be concluded that the development meets Residential Zone Standard (vi) for a Special Use Permit. (vii) Be located on the lot with a greater setback or with landscape buffering to minimize the impact of the use on adjacent property. Findings of Fact: Zoning requires that the main building be set back at least 8 feet from the north and south property lines. As proposed, the building is to be 168 feet from the south property line and 9.35 feet from the north property line. The detached garage will be 9.55 feet from the north property line. The north and south property lines will have landscaping to the L3 standards of the zoning ordinance, which is a line of high shrubs 6 feet tall and a tree every 50 feet. Conclusions: The proposed site design provides for both greater setbacks than required and landscape buffering to minimize its impact on the use of adjacent properties. It can be concluded that the development meets Residential Zone Standard (vii) for a Special Use Permit. (viii) Be consistent with all other applicable standards in the zone. Findings of Fact: The Ames Development Review Committee has reviewed the proposed site plan and determined it to be in compliance with applicable General Development standards, the standards of the FS-RM Zoning District and other city standards except for the following. Staff will recommend that the approval of the site plan be conditioned on included these comments. • A note needs to be placed on the first page of the plan indicating that no exterior lighting shall be installed until reviewed and approved by the Planning and Housing Department. 8 • The surface parking spaces on the south side of the building need to be lengthened to meet the 19 feet minimum standard. Conclusions: Which the two items noted above as conditions of approval, it can be concluded that the development meets Residential Zone Standard (viii) for a Special Use Permit. ALTERNATIVES: 1. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow the construction of 39 additional units of independent senior living in the FS-RM Zoning District at 3305 Stange Road with the conditions noted here. a. That all easements for public utilities on site will be provided prior to the City issuance of a certificate of occupancy. b. That the site plan be amended with a note on the first page indicting that no exterior lighting will be installed without the review and approval of the Planning and Housing Department. c. That the site plan be amended to show that the surface parking spaces meet the dimensional requirements (19 feet in length). 2. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow construction of 39 additional units of independent senior living in the FS-RM Zoning District at 3305 Stange Road with other conditions in addition to or in lieu of those noted above. 3. The Zoning Board of Adjustment can deny this request for a Special Use Permit to allow construction of 39 additional units of independent senior living in the FS- RM Zoning District at 3305 Stange Road by finding that the project does not meet the criteria of Section 29.1503(4). 4. The Zoning Board of Adjustment can refer this request back to the applicant or to City staff for additional information. RECOMMENDED ACTION: Staff concludes that the proposed senior living facility known as Northridge Village is consistent with the general and specific residential standards required for granting a Special Use Permit. Furthermore, it meets the zone-specific and general requirements fo the zoning ordinance except as noted. Therefore, based upon the Findings of Fact and Conclusions above, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment act in accordance with Alternative #1. This is a recommendation to approve this request for a Special Use Permit to allow construction of 39 additional units of independent senior living in the FS- RM Zoning District at 3305 Stange Road with the conditions noted here. 9 Attachment A: Location Map z fi •- f f zJ 8 3 'BLOOMiNGfONIRD* `s r sa AO r v e, ' t_" IL 'l'AAIn �` E' a ' ''' ' ". Pa - � � #£gFOR M- ki x wi, r�'�i, x �, _ a t, xa tr E w- # C 1 c Phase 2 Phas13 e Fri" v y. } 3 t BAYBERRY RD ST Pull Ll Q, IL 7 , �' qq kuj ►t j;Q, 71 CLAYT 4-7 d,1 a, �"'°a. .x � )W, t 'T9 , 7/1� �a �YORK DR' + ,+ PIVE :1 -!. 0 150 300 e2W Ame5' Feet N 10 Attachment B Master Plan for Rezoning I f f � 1 I : .-.W—"—"� `—ice::C• .• ` I i f 1 /�\ � } ) tt � 1 1 I �I tq I i of �' i !��°d��!d4 9IQ°d�➢gd¢8 �$@��9a!m ' �� ° � �� �� �� B � �� �5���� � � � ��� q la azu� � � �R�dRgg¢ `3 I'� 8�•ets� to ��! ��� ,� � ���� � � " � � � F ��! " %fin: �g•BRR ��ii °���a �iaaalsiy ;.. ' 9� � qq� � ab a e3i j6 as aaa"m5fili'djg. if �a E r (mac a i X. \I NORTHRIDGE VILLAGE "°°°E`"°�" °" °"�° __�_ •^ aR0AE8•ICWA Wlll PNONE:(615)3 O4 FA*M5)79tp4M10 MASTER PLAN m CMLCEOMNADVANTAGE ENOINEEMM DoorfEonu, 11 Attachment C Site plan and elevation drawings under separate cover. 12 j� p, h j�S(Ij(TEj�PLLA(N FOR::� I U "PANWON AMES, IOWA VICINITY MAP DEVELOPMENT SUMMARY INDEX OF SHEETS GENERAL LEGEND Nor ro sr•IR SITE AREA: 525.SOO SIP(13Y9 AB) NO. DESCRIPTION PROPOSED S PR__ SAMTMY YARHBLE 05 FRONT YARD. 25' C1.0 COVER LOT ME —--— GARTER VALVE BOX N SEC RENURE FIRE HYORART p .BE YARD,. N C1.1 TOPOGRAPHIC SURVEY/DEMOLITION PLAN mm UNE -- GARTER LURE STD' A C2.1 REFERENCE PLAN PoafT OP-Y --R/W--- KPyL � E%ISRNG BULDBIG I..—S __ ® PROPOSED BUIIDWC C3.1-C3.2 DIMENSION PLAN PWIANFNT EASEIIdT _-°---__ sTOm1 SOWR NANNB NTAXE 0 ® o IST LOOK W3p.BB W TEMPORARY—ERT —_w-- s- 1B2.BB0 BF C4.1-C4.2 GRADING PLAN TYPE SW-5m STORY WTAKE STORU SEWER DOUBLE INTME p PROJECT ® 00511NC INDEPdBENf UNNO N9 Um15 C4.3 EROSION CONTROL PLAN WE SN-SO]STaRY UTTAKE ® ROOF DRAIN/OOTMSPa1T R,ulm END_.. DO SRN A2951FD UVWC UM15 C5.1-CS.2 UTILITY PLAN WE S1 505 STORK OJTANE ENSRNB S1OUm NURSNO FA4UTY x UNITS e DEOOUOUS TREE ® PROPOSED INDEPENDENT UNNO 39..IWIS C8.1 DETAILS Igo Cd11FE,W5 SPED 1!8 TOTAL UNITS WE SFI-SOB 510RY ORAI(E L1.1-L1.2 LANDSCAPE PLAN EONFEDEODU0Us SHN tD YAMYUY CLAVIER BF dPEDTc25 PER 90FT: x WE SN-513 STa01 NTAKE ® CONVIFWs SHRUUU B O PROPOSE➢OPoALNFD GARAGE AREA: 4.382 SF TYPE SM-W I SIaW-ANNE E ® EISCIPoC POM91 PB E ®® PROPOSED BUS AREA 156,184 S,(]SPIT TIDE SN-402 STORY MANHOLEElS ANCHOR + SHEET ualr o--- OPd SPACE R ENU . 5;451 SF(ImO WE STt301 SARITARY WWHBLE BO PDYTR POLE W/MARSFDNUFA OPEN SPADE FRONDED: 288,8]8 SE(50V STgN/SANITMY CIFANOUT d: UTWN Pa£%UWT N RE HATER VALVE EIECTPoC B URDE OX IX UmfP SPACE UVWG EIECIPoL 1RARSroRukA O7 1 SPACE Pm UNIT: ]!SPACES SIRE HYDRANT ASSEMBLY APPLICANT/OWNER SO I S M P O p'H ERAFFa MArnFDLE DR vAULr OE 1 SPACE PER UHT: x SPACES DEIELTABLE NARNNO PAR. MAfi1C SON CdC OF AYES ��LAC TElFPMONE i1RcRBN BOX m WNTACR GB'OOD 1 SPACES Fm!SE0.S B SPACED Sf0{WI$EWESI STRUCTURE N0. 1182]N. MN SIIRFET,SUTE 100 STAFF PARKING 10 TEIEPHBRE YMHOLE/VAULT TO PHONE:D PARK,KS 48210 1 SPAES Pd 2 dP1DYFES ]ggAgS PHONE: (B13)689-5]OS 13B TOTAL SPACE $TDPII SEWER PIPE N0. L-10 IETEFNONE POLE 9 CAS VALVE BOX W ALCE59BRE PARKING REWRED 8 SPAL6 SARRARY SEWER SIRUCMRE N4 10 CABLE N AINLROrF BOX EE610dG.dQ1�EY CABLE N UANHOLE/VAULT Q+ ENGINEER sTArmARD: B2 SPACES SANTARY s PPE N4 P-10 uWL BOX LML—GN AOVARTACE,LLC ATTACHED CRAGE: H SPACES SANITARY SEWER MM 9ZE —5"S— IDNTaCT:KE]M VEGOEN DETACHED CARULL IS SPACES BENCHMARK d+ 31D5 SE CROSSmADS DRIVE,SUITE 0 ACCE59BlC 16l SQ SPACES sAwTApr BERWCE - saL 80RInc r ORM S IONA 50111 PH.(5 13 )xB-44a SIa01 SEND, UNDERGROUND --- FTC(s1sl 30B-w10 REFER TO SEPERATE PUBLIC IMPROVEMENT DRAWLINGS s0� � — —^— BS MAIN =-x YUTERY ER MM 9IE —W11— B OPRC SURVEYOR FOR CONSTRUCTION OF SHEFFlELD CUL-DE-SAC WAmT SERVICE unomaEwxD TELEPHOnE ----- SA UT(Fvu DEPTH) OM,HFAO ELECINIL CML CT.MI ADVANTAGE.uD TO —--d@JEE,NG REPORT Na 1-3H3 FOR 20TEOINIGALUNDERBROU.ELECTFOC IXWTACf:MINE miD WEA REIOJTS SILT FORM xO5 SE CROS5R011D5 DRIVE,SUITE G FIELD RLE -_ _ LRYES.ION,60111 PER PROECT DONORREQUIRESADVANTAGE AN mNA N P PERMIT H A ER tlTY 6 AMES=NC SAMTMY SEMA W/SIZE —B"5 PN.(515)xB-4{00 PTBRUM tlVL DE9CN N MBL PpONDE THE PERMITS Aldt THE INRUL F]L 615 369-HMO STOR11 NAIFA Pa1URd1 PEEVENDON PLAN((SWPPP)FOR THE CONTRACTais s10Ru SEWER w/SZE - USE DURNC CONSIRUCl10a RE OONIRACIp7 SMALL BE RESPONSIBLE FOR WATER uWN W/9ZE —B"W— ARCHITECT BENCHMARKS JuxPoDAFFEDY THE ERkL REaIIMREMC C1MouT olxs,mcnw AND uLE,No LocAL SPATE RON RED ASSOOAM am REM MTH YELLON PLASTIC GAP/BS32 TRUCK WTEID UYPSIFRS T IRIJIFRS ON sWLLAR ATM:RON RED N-J4 54 0dS ME PR,RUT" RUT ON WBUC STREETS OR MTNW THE PUBLIC R.O.W. 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N a �\ '•yam;\�\ ,/: ---° _. .—L�--3Ya--3Ye— 3Yr rY,-- °\\� �"t�\\ "" _ `'�•b SHEFFIELD AVENUES __s,s____s,°___is-s� s.a—�s..eT s.e ~ .flS'�, �,\ .�`-'y 4• ST I'\I 1 jjUf I 1 i Z s j I l I l a I I d _• I l \ ----- I----------- # ---- J STANGE ROAD - _� 1 I m O I. o zz �0 z -°I m U ez y N i R c� 3405 S.E.CROSSROADS DRIVE,SUITE G s�eum�6 Rer1$— GRIMES,IOWA 50111 nn ) u 4N PHONE:(515)3694400 FA%:(515)369-0410 wsin sar-1s NORTHRIDGE VILLAGE ILU EXPANSION EROSION CONTROL PLAN ICMLDESIGN ADVANTAGEI ENGINEER:RAH TECH: N ' SfiEEPW1SUBtaR>LLR —1. 0 AMES,IOWA suermiµa SHEETINDEX I 1 ��%• ��/� _rt---.rt--yrF---.rt---°�_—_•rt_—_°rt_--•rt_—_•A_—_.rt--_.w_—art_--•rt_—_•rt-n ron-a •rt—J / 7 -- _ � $�$$ —------------------------------------—-------------------------- . BT______1e•L - / UTILITY NOTES /7 s •`� M \ N-�� \. j 4ypf 4• I /I 1. PNIMI TO WSTA YCN V TIE PUBLIC UnUn6/B1NFEf CR BECINNING MSTEEE CIEADND.CONTACT ERIC CONCES TC SET UP A PRECCNSMIICTCEI C7 REFER eMECN -S1n. W yy 4// 1 ,,�•� Ito ePACFST GE •\,� Y Rau-]veE otbl ;' \,\ I 2 REFER 10 YE MD E)I CTI.00 MC AND PLUYBNO PLANB FOR S C b FOR EI.EC S AND EXACT LOCATCN&'REFElt TC MON DET PLANS ,.,Ark I '�' •naa R,Y DC{se,As Yn - (' TO EIECTI 1 AIBI TEIFPN 1 SERVICE CCC NSTFIU CN DETXt.REFFA UI m Y I 1 TO YECIIAYCAL PLANS EDR DAI TIONS CCIISMUCn011 DETAILS. LLI obi�3Cp.vs� n 1 E)CSI VERIFY ELEVATIWS AND tMENDNS CF ALL CCION. IS IO O (s}as,.�!� 1 �t ( I `\ D]511NG UnLIR3 PIDpi TO CCYYENCING WHBIRUCTNIN. A: , TP1E'dUIN SCCHMuCTON FWi UNIT.U L G IS 001kl� MAT ABE j( F . 11'Bf-�11ST \m. O S B 11 ALL UTILITY TRENCNES ACCORDING M THE MOST BEf T 'N QLLQ 11'Sf :..\.. ROAVAi Nrt \\ MITCH CF THE a O e•TwuOARO a aFl,TONeCITY A"C ♦" " I`. Q SIIP ENTA YAWTNN'A WAS NWU µDVFA ALL p o E E e7 � n eYe'ti� e`W p�ypA WLK / _-,�-_ _ I i O NAIEPYYNS LL' 19 B.ALL—YES SHALL DE SOBBED TC 5 FEET fHOY BUIUTdCS.REFER III W 1 d5 SCMCE I I (V LU M MEP PIAEIS FOR DESIGN IRCY W OUTSIDE CF BUILDING FACE N b m „ n• a - , I ]. IMI IST ALL YANHCIES AND NTANES TC FlNISHFD GRADES ,� M 3 A4,. �•oONarc®U:E - i B.ALL--Y SEWER AND WATER SEANCES SHALL BE CCNSTRUCIFD IN — a sOUWNU •(O, - - v� 'snsl¢ ' 9 ' Z ACCCRDMCE WTH THE CITYS PWMBING BADE O O R,111-Ff¢ I C I Q B.1W MNIYUY VERTICAL CIFNUUCE BERTFEII STIIRY SENIOR AND W S\ RIIssNIX,, ` , '• ` R s•(s}mall I , I I ~ WdTMY BflKR PIPE&IS-YNduY T Il—CLFAMNCE BETREEN y Ill W R BY' ., R Y((¢q�oiep do ENOENTINNO FACGRH y SANTMY SERER AND WATER.... Z W aR OOK6iIn ,� ` ..I I• I' 10.YANTAIN A YINIWY aF 1d HONZCNTAL SEPARATON BflW'EEN O Z _ R 1 �• \ I ! 11.W�DATERPII�TlIITYY 1,07VRFS ME mom AS El05nNG m ME d z t[l ,.I. 5vnin�4�Y[ �r_asp ME RED 98WttOFF THE CCNTMCT'CR NOnF'/nD:o-ms. w 6(me a C I lfa ,Y of wS[WY sp�C,"pp Q`Es,rmw�ws ,2. K I1�0 a50 \ WNTMCTCR SH. AR'OM THOSE UMT PRIM M THE BCCF35 NTO THESE FACBInES FOR ME UW, , 7 , NECFSSMY YCDDIU—E CF.W BEEN UI TTED FROMIND FVAU 1 DIETS 6 AND UTU;EBro MER6URE THM LC�CAnAG IS YUn BE arj 1 CONSI E AND RECCIiD CCNSDFRTH APPSTENCE E CI6Y.IT 6 POSSIBLE THERE YAY BE ME THE CONTRACTORS CF ORS IS PRESENTLY NOT NNOWN ON O _ a Im a�_ ; _-- _ _W. —_as .� ..,.:,,. •.. SNOWN.R IB.ME WIIMACTORS R—11 A 1U D—NIIE OUR Q 7 • I EYBIFNE£AND ITCH LCC. AND TO BE DANA(E.THE.ND Z eb �.;1`6`I J .. ,.: I I CLANS Fdi AODmCHAI WYPFNSAnON WD BE MSEDD ro ME 2 I ! CIXi1RAC10R fdi ANY R IFR EQINREE OU CEIAY CAUSED BY SUCH -ur/C---V•t/C---w/L —�,m -- ' I `r "OECD OE CONME AT I IS REOUREO TC UnUD:ME UTILITY M ' 1B.Sf gy�1'NIX 1 CNE-CALL SEAMCE AT BCo-1B1-BSBB T.LEAST A8 HOURS PRId[TD O W S FIIGVATNG ANYMEAE CN C PRPWAT ® .I I7 .. 0.��YJCI}vA.s 77 ,.xoN[ e• : NAIERYNN YAEIX,PUBLIC W PWVAIE SHALL BE DONE N J ACCtle) REM TH E E MM R M ECENT EDITION OF E SLM > 'Wi DD�C}.�eY�33 SfAESABD.�EQF7DATOBS AND ALL CITY WPRENENTAL& O I&ME GENERAL CONOACICR BNALL BE RESP0114dE FOR OUO—AT. 1N IN PRnECT.'ss `. tl `. A.E4.E R i�(5V}�mo11 a Ndtt OF ACITY.wecannMcmR(S7 NwLvm B STMME 3 .RSVAIE UTILRES 1D BE dSrAllID PER ME CIOMO _ �/[ _ WNBDD1CnW WEWTGTWS M PUBUC IYPROYFLENTS NID ME BwYIOF 2 HaPS T A IN ADVANCE FOR UIlUTY NSTA 1104 CFRISRRESPONSBIE FDR YNNTQUNCE Q flDVATE RETENTCN O'w PR FATIES AN D VATE UMUTES. V/ 1S CILI CDNOACTdi SHALL PREVENT ENTRY Of MO.DIRT.DEBNS AIID OTHER T MATE,—Nro NEW MD ODS .SEYAA SY ".SN—ANY Z I- /A I`• CCIRAYDUTCN OCCUR DURING CCIISTRUCYON.THE COMRACTCR SHALL PptYANENT BTORY gMl]t INLETS NBEALL SILT FENCE AT ALL SM-S11 IL /Q/� I e' ^4 I I s D.I.CEB2 1&NSTALL DEFIER D328 fAAIE AND EIUYE ON ALL NTAK6 STDMI WATER—ACE—C.SIRUCNRES AND DETENDCH SYSIEYS �/ IPRACIOR M MUST BE AND W�E BY A CTMSLICQISEO PWYDING x s \ s IAVrt NUII ' S QP I I I i 16 ME SNCTMY SEWER AND DOMMO WATER SUP0.Y ARE PRIVATE MDui .T N R,erei(Qaea2e, `� 'I 5, I'A TSS mBE W�SPECBIIY Qi CN&LICSEOIUYM PNO CON—N1M Lu g x IL ROIRAPr,'Ie a r,wca I I 1S.Ll Gam 2lei mI. -- I O IIra,1 I I Z a� I I W n ie•�m I ' N �' I UL / I LU «� y l SEE C5.1 p I Atd�G�ln OZZ'b09L i;• V93 Z N / rm I p it 1 � � � r �3 � tz sr tm trsr \ 71Ar / Lsz I z x. 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RO IO A5011,SUrrEG ss rt98°e 1O9 °" I o I GRIMES,)369-400 F X:(11 Wrr ) PHONE:(515)3fi9-0400 FAX;(515)369.4410 Assn N LANDSCAPE PLAN —6 IOWA CNIL DESIGN AOVANTAGEI ENGINEER:RAH TECH: srte ww suesmr�u.: AMES, �\ nmiii` III =f STANGE ROAD(EAST ELEVATION) i ---------o-------- f b I I �.•,�, s p ; Aft Al D12ROOF PLAN p�. .�. DETACHED GARAGE � Foal= — �. b o� DM-- :. £ '�� 1 _ _ .. FiEV.-of-ire• ra erae _- ®® i�' ®® ®® Y ro.er�re A18 ELEVATION Al2 ELEVATION A7 ELEVATION 00000°e ` o �� ,I Illlllllllolllllllll ol: r7111 .IIIIIIIIIIIII! II[JI] I ° II I Ei -_=_�__-_,-__-•_�\ •IIIIII, °I 11 IIIIIIIIII'II i I'' IC I {flu■::II :' __� 11J] u.11llll V4 y' LrtIIV lil�lllllll .r IIIIIII IIIIIIIIIIIII I,.IIIIIr.: ■'.: IIII , ::I I■::, ■:: I ;aids !:!IIIIIIIIIIIII ]i IIIIIIIIIIIII�� to ■__' ° Illi?I IIIIIIIIIIII 11.. =i _\ Ilii =`I■€el= = �I1L Ilei�llllll _ IN I�i,lllllllll IIIIIIIIIIIII (?) 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A2.02 Northridge Village- ILU Ames, IA Lighting Package 13ERDf. ELECTRIC TYPE Q DIMENSIONS Product Depth(in.) 9.5 Product Length(in.) 95 Product Height(in.) 10.625 Product Width(in.) 725 DETAILS Bulb Type Incandescent Number of Bulbs Required t Bulb(s)Included No Outdoor Lighting Features Weather Resistant Dusk to Dawn No Power Type Hardwirec Exterior Lighting Product Type Wall Lamps Product Weight(lb.) 3 75lb Fixture Color/Finrsh Oil Rubbed Chestnut Returnable 90-Day Glass/Lens Type Frosted Style Classic Light Source Incandescent Wattage(.watts) Wo Motion Sensor No Weather Resistant Yes TYPE P E c^ Created:08/14/2013 ALED3T78 IDUAL HEAD Specification Grade Area lights available in IES Type II,III and IV Color:Bronze Weight:30.4 Ibs distributions.For use in parking lots,roadways,pathways and general area lighting. Mounts to 4"square steel poles at 15-25'. Designed to replace 250W Metal Halide Area Lights. Patent Pending thermal � management system. 5 Year Warranty. T 4S' IIA= 1 LED Info Driver Info Watts: 78W Type: Constant Current Color Temp: 5100K(Cool) 120V: 0.78 A Color Accuracy: 68 208V: 0.50 A L70 Lifespan: 100000 240V: 0.44 A LM79 Lumens: 4,959 277V: 0.38 A Efficacy: 55LPW Input Watts: 91W Efficiency: 86% Technical Specifications Lumen.Maintenance: Housing: 100,000-hour LED lifespan based on IES LM-80 results Die cast aluminum housing, lens frame and mounting and TM-21 calculations. arm. IES Classification: Color Consistency: The Type III distribution is ideal for roadway, general 3-step MacAdam Ellipse binning to achieve consistent parking and other area lighting applications where a fixture-to-fixture color. larger pool of lighting is required. It is intended to be located near the side of the area, allowing the light to Color Stability: project outward and fill the area. LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. IP Rating: Ingress Protection rating of IP66 for dust and water. Color Accuracy: 68 CRI. LEDs: Six(6) multi-chip, 13W, high-output, long-life LEDs. Color Temperature(Nominal CCT): 5100K. Drivers: Three drivers, constant current, Class 2, 100-277V, 50 Color Uniformity: -60 Hz, 100-277VAC .04 Amps. RAB's range of CCT(Correlated color temperature) follows the guidelines of the American National Fixture Efficacy: Standard for Specifications for the Chromaticity of Solid 55 Lumens per Watt. State Lighting.(SSL) Products,ANSI C78.377-2008. Ambient Temperature: Reflector: Suitable for use in 400C ambient temperatures. Specular aluminum. Surge.Protection: Gaskets: 6 KV. High temperature silicone gaskets. Cold Weather Starting: Finish: The minimum starting temperature is-40°F/-40°C. Chip and fade resistant polyester powder coat finish. Thermal Management: Green Technology: Superior heat sinking with external Air-Flow fins. Mercury and UV free. Effective Projected Area: EPA= 0.75. RAB L 1 G H T I N G Tech Help Line:888 RAB-1000 Email: sales@rabweb.com On the web at www.rabweb.com Copyright©2013 RAB Lighfing,Inc.All Rights Reserved Note:specifications are subject to change without notice Page 1 of 2 Created:08/14/2013 ALED3T78-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. Replacement: The ALED78 replaces 25OW Metal Halide-Area Lights. California Title 24: ALED78 complies with California Title 24 building and electrical codes. 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. See our full warranty . Patents: The ALED design is protected by patents in the U.S., Canada, China, and Mexico. Pending patents in Taiwan. For use on LEED Buildings: IDA Dark Sky Approval means that this fixture can be used to achieve LEED Credits for Light Pollution Reduction. Dark Sky Approved: .The International Dark Sky.Association has approved this product as a full cutoff,fully shielded luminaire. UL Listing: Suitable for wet locations as a downlight. L. I G H T 1 N G Tech Help Line:888 RAB-1000 Email: sales@rabweb.com On the web at:www.rabweb.com Copyright 02013 RAB Lighting,Inc.All Rights Reserved Note:Specifications are subject to change without notice Page 2 of 2 Created:11/06/2013 PS4-1 1 -2OD2 TYPE SA POLE Square steel poles drilled for 2 Area Lights at 180&deg;. Designed for Color:Bronze Weight: 137.0 Ibs ground mounting. Poles are stocked nationwide for quick shipment. Protective packaging ensures poles arrive at the job site good as new. Gouge-11 Lamp Info Ballast Info Type: N/A Type: N/A 4" Watts: OW 120V: N/A 1� 20' Shape/Size: N/A 208V: N/A Base: N/A 240V: N/A ANSI: N/A 277V: N/A Hours: 0 Input Watts: OW Lamp Lumens: 0 Efficiency: N/A Hanhandle" Efficacy: N/A 3/4' Technical Specifications CSA Listed: Bolt Circle: Suitable for wet locations. 8-9". Shaft: Base Dimension: 46,000 p.s.i. minimum yield. 8". Hand Holes: Anchor Bolt: Reinforced with grounding lug and removable cover. Galvanized anchor bolts and galvanized hardware and Base Plates: anchor bolt template.All bolts have a 3" hook. Slotted base plates 36,000 p.s.i. Anchor Bolt Templates: WARNING Template must be printed on 11"x 17"sheet Shipping Protection: for actual size. CHECK SCALE BEFORE USING. All poles are shipped in individual corrugated cartons to Templates shipped with anchor bolts and available . prevent finish damage. Pre-Shipped Anchor Bolts: Color: Bolts can be pre-shipped upon request for additional Bronze powder coating. freight charge. Terms of Sale: MaxEPA's/Max Weights: Pole Terms of Sale is available . 70MPH 8.3 ft_/240 lb Height: 80MPH 5.6 ft_/165 lb 90MPH 3.6 ft_/110 lb 20 FT. 10OMPH 2.2 ft_/75 lb Weight: 110MPH 1.0 ft_/45 lb 137 lbs. 120MPH 0.2 ft_/20 lb. Gauge: 11 Wall Thickness: 1/8". Shaft Size: 4". Hand Hole Dimensions: 3"x 5". L I G H T 1 N G Tech Help Line: 888 RAB-1000 Email: sales@rabweb.com On the web at:www.rabweb.com Copyright 02013 RAB Lighting,Inc.All Rights Reserved Note:Specifications are subject to change without notice Page 1 of 1 TYPE SB . Created:03/14/2013 ALED3T78 Specification Grade Area lights available in IES Type II,III and IV Color:Bronze Weight:30.4 Ibs distributions.For use in parking lots,roadways,pathways and general area lighting. Mounts to 4"square steel poles at 15-25'. Designed to replace 250W Metal Halide Area Lights. Patent Pending thermal 1--,%4cn management system. 5 Year Warranty. T `y t1A[m 1 LED Info Driver Info Watts: 78W Type: Constant Current Color Temp: 5100K(Cool) 120V: 0.78 A Color Accuracy: 68 208V: 0.50 A L70 Lifespan: 100000 240V: 0.44 A LM79 Lumens: 4,959 277V: 0.38 A Efficacy: 55 LPW Input Watts: 91W Efficiency: 86% Technical Specifications Lumen Maintenance: Housing: 100,000-hour LED lifespan based on IES LM-80 results Die cast aluminum housing, lens frame and mounting and TM-21 calculations. arm. IES Classification: Color Consistency: The Type III distribution is ideal for roadway, general 3-step MacAdam-Ellipsebinning to achieve consistent parking and other area lighting applications where a fixture-to-fixture color. larger pool of lighting is required. It is intended to be located near the side of the area, allowing the light to Color Stability: project outward and fill the area. LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. IP Rating: Ingress Protection rating of IP66 for dust and water. Color Accuracy: 68 CRI. LEDs: Six(6) multi-chip, 13W, high-output, long-life LEDs. Color Temperature(Nominal CCT): 5100K. Drivers: Three drivers, constant current, Class 2, 100-277V, 50 Color Uniformity: -60 Hz, 100-277VAC .04 Amps. RAB's range of CCT(Correlated color temperature) . follows the guidelines of the American National Fixture Efficacy: Standard for Specifications for the.Chromaticity of Solid 55 Lumens per Watt. State Lighting (SSL) Products,ANSI C78.377-2008. Ambient Temperature: Reflector: Suitable for use in 400C ambient temperatures. Specular aluminum. Surge Protection: Gaskets: 6 KV. High temperature silicone gaskets. Cold Weather Starting: Finish: The minimum starting temperature is-40°F/-400C. Chip and fade resistant polyester powder coat finish. Thermal Management: Green Technology: Superior heat sinking with external Air-Flow fins. Mercury and UV free. Effective Projected Area: EPA= 0.75. L.I G H T 1 N G Tech Help Line:888 RAB-1000 Email: sales@rabweb.com On the web at:www.rabweb.com Copyright©2013 RAB Lighting,Inc.All Rights Reserved Note:specifications are subject to change without notice Page 1 of 2 Created:08/1412013 ALED3T78-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. Replacement: The.ALED78 replaces.250W Metal Halide Area Lights. California Title 24: ALED78 complies with California Title 24 building and electrical codes. 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. See our full warranty . Patents: The ALED design is protected by patents in the U.S., Canada, China, and Mexico. Pending patents in Taiwan. For use on LEED Buildings: IDA Dark Sky Approval means that this fixture can be used to achieve LEED Credits for Light Pollution Reduction. Dark Sky Approved: The International Dark Sky Association has approved this product as a full cutoff, fully shielded Iuminaire. UL Listing: Suitable for wet locations as a downlight. RAM L I G H T I N G Tech Help'Line: 888 RAB-1000 Email: sales@rabweb.com On the web at:www.rabweb.com Copyright @2013 RAB Lighting,Inc.All Rights Reserved Note:Specifications are subject to change without notice Page 2 of 2 Created:11/06/2013 PS4-1 1 -2OD2 TYPE SB POLE Square steel poles drilled for 2 Area Lights at 180&deg;. Designed for Color:Bronze Weight: 137.0 Ibs ground mounting. Poles are stocked nationwide for quick shipment. Protective packaging ensures poles arrive at the job site good as new. csup�-11 Lamp Info Ballast Info Type: N/A Type: N/A 4,. Watts: OW 120V: N/A 1 - 20' Shape/Size: N/A 208V: N/A Base: N/A 240V: N/A ANSI: N/A 277V: N/A Hours: 0 Input Watts: OW Lamp Lumens: 0 Efficiency: N/A hole 18" Efficacy: N/A 3/4" Technical Specifications CSA Listed: Bolt Circle: Suitable for wet locations. 8-9". Shaft: Base Dimension: 46,000 p.s.i. minimum yield. 8". Hand Holes: Anchor Bolt: Reinforced with grounding lug and removable cover. Galvanized anchor bolts and galvanized hardware and anchor bolt template. All bolts have a 3" hook. Base Plates: Slotted base plates 36,000 p.s.i. Anchor Bolt Templates: WARNING Template must be printed on 11"x 17"sheet Shipping Protection: for actual size. CHECK SCALE BEFORE USING. All poles are shipped in individual corrugated cartons to Templates shipped with anchor bolts and available . prevent finish damage. Pre-Shipped Anchor Bolts: Color: Bolts can be pre-shipped upon request for additional Bronze powder coating. freight charge. Terms of Sale: MaxEPA's/Max Weights: Pole Terms of Sale is available . 70MPH 8.3 ft_/240 lb 80MPH 5.6 ft_/165 lb Height: 90MPH 3.6 ft_/110 lb 20 FT. 10OMPH 2.2 ft_/75 lb Weight: 110MPH 1.0 ft_/45 lb 137 lbs. 120MPH 0.2 ft_/20 lb. Gauge: 11 Wall Thickness: 1/8". Shaft Size: 4". Hand Hole Dimensions: 3"x 5". PdAMB L I G H T I N G Tech Help Line: 888 RAB-1000 Email: sales@rabweb.com On the web at:www.rabweb.com Copyright 02013 RAB Lighting,Inc.All Rights Reserved Note:Specifications are subject to change without notice Page 1 of 1 TYPE SE Page 1 of 4 FFLED39 JXB� Project: Type: Prepared By: Date: Driver Info LED Info Type: Constant Current Watts: 39W 120V: 0.35A Color Temp: 5000K(Cool) 208V: 0.20A Color Accuracy: 65 CRI 240V: 0.18A L70 Lifespan: 100,000 277V: 0.15A Lumens: 4,596 Rectangular shaped LED floodlight designed to replace 150W Metal Halide. Input Watts: 41W Efficacy: 112 LPWEfficiency: 95% Patent Pending airflow technology ensures long LED and driver lfespan.Use for building facade lighting,sign lighting,LED landscape lighting and instant-on security lighting. Color:Bronze Weight:12.5 Ibs https://www.rabweb.com/specSheet.php?product=FFLED39 1/4/2016 Page 2 of 4 Need help?Tech help line:888 RAB-1000 Email:sales@rabweb.com Website:www.rabweb.com Page 1 of 2 CdNoli fijtp$ "j eft Rights Reserved Note:Specifications are subject to change at anytime without notice 1 Optical Gaskets: THD: Lumen Maintenance:. High-temperature silicone gaskets. 7.7%at 120V,6.8%at 277V 100,000-hour LED lifespan based on IES LM- Finish: Surge Protection: 80 results and TM-21 calculations. Our environmentally friendly polyester powder 4kV NEMA Type: coatings are formulated for high-durability and Other NEMA Beam Spread of 7H x 6V long-lasting color,and contains no VOC or Construction toxic heavy metals. Equivalency: Green Technology: The FFLED39 is Equivalent in delivered IP Rating: Mercury and UV free. lumens to a 15OW Metal Halide. Ingress Protection rating of IP65 for dust and California Title 24: water. Threaded Size: Ambient Temperature: 1/2"threaded arm. Select an FFLED39 model equipped with p 0-10V driver(look for/D10 in the catalog#)for Suitable for use in 40°C ambient temperatures. LED Characteristics a 2013 California Title 24 compliant model. Cold Weather Starting: LEDs: Warranty: I The minimum starting temperature is 40° Two multi-chip,26Watt high performance RAB warrants that our LED products will be F/40=C LEDs. free from defects in materials and Color Consistent workmanship for a period of five(5)years from Thermal Management Housing: y the date of delivery to the end user,including Superior heat sinking with external Air-Flow 7-step MacAdam Ellipse binning to achieve coverage of light output,color stability,driver fins. consistent fixture-to-fixture color. performance and fixture finish. Mounting: Color Stability: Patents: Heavy-duty mounting arm with O ring seal& LED color temperature is warranted to shift no The FFLED design is protected by U.S.Pat. stainless steel screw. more than 200K in CCT over a 5 year period. D643,147,Canada Pat.140798,China Pat: Color Uniformity: ZL201130171304.1,Mexico Pat.36757 and o Effective Projected Area: ty pending patent in Taiwan. EPA=0.65 RAB's range of CCT(Correlated Color Listings Temperature)follows the guidelines of the Reflector: American National Standard for(SSL) IESNA LM-79&LM-80 Testing: S ecular vacuum-metallized of carbonate Products,ANSI C78.377-2015. p p y RAB LED luminaires have been tested by an Electrical independent laboratory in accordance with Driver: IESNA LM-79 and LM-80,and have received the Department of Energy"Lighting Facts" Constant Current,Class 2,1050mA,100- label. 277V,50/60Hz,0.6A,Power Factor 99% UL Listing: Suitable For Wet Locations.Suitable for ground mounting. DLC Listed: This product is on the Design Lights Consortium(DLC)Qualified Products List and is eligible for rebates from DLC Member Utilities. h4s://www.rabweb.com/specSheet.php?product--FFLED39 1/4/2016