HomeMy WebLinkAboutVIII-B-01 - Approve Landscape and Photometric Plan - Great River Landing
City Council Memorandum
To: Mayor Hicks & City Councilmembers
From: John Hinzman, Community Development Director
Date: December 17, 2018
Item: Resolution: Approval of Landscape and Photometric Plans – Great River Landing
(Hudson Manufacturing)
Council Action Requested:
Approve the attached resolution granting approval of the Landscape Plan and Photometric
Plans for Great River Landing a rehabilitation of the former Hudson Manufacturing Facility
located at 200 West 2nd Street including 69 hotel rooms, 20 apartments, retail, and banquet
space. Further imagery highlighting landscape improvements will be presented at the meeting.
Adoption of the resolution requires a simple majority of the City Council.
Background Information:
The City Council granted the majority of land use approvals for development in November,
2015. A condition was added to the Site Plan approval for Planning Commission and City
Council approval of the Final Landscape and Photometric Plans at a later date.
Consistent with the executed Purchase and Development Agreement, the Hudson Property was
transferred to Confluence Development in March, 2018. An application for a building permit
has been received consistent with the agreement and is presently being reviewed by the City.
Construction is anticipated in early 2019.
Council Committee Discussion:
N\A
Advisory Commission Discussion:
At the December 10, 2018 meeting, the Planning Commission voted 4‐2 (Martin and Siebenaler
dissenting) to recommend approval of the Landscape and Photometric Plan. Commissioners
discussed changes to the site plan, parking, lighting, and removal of trees along the riverfront
trail.
Attachments:
Resolution
Planning Commission Report – December 10, 2018
VIII-B-01
HASTINGS CITY COUNCIL
RESOLUTION NO._________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING
LANDSCAPE AND PHOTOMETRIC PLAN APPROVAL FOR GREAT RIVER
LANDING AT 200 WEST 2ND STREET
Council member ___________________________ introduced the following Resolution
and moved its adoption:
WHEREAS, on November 16, 2015, the City Council adopted Resolution No. 11-15-15
granting Site Plan Approval of Great River landing, a mixed use renovation of the existing H.D.
Hudson Manufacturing Building located at 200 West 2nd Street; and
WHEREAS, said Site Plan approval was subject to certain conditions of approval including
final approval of the Landscape Plan and Photometric Plan; and
WHEREAS, on December 10, 2018, review of the Landscape and Photometric plans was
conducted before the Planning Commission of the City of Hastings, as required by state law, city
charter, and city ordinance; and
WHEREAS, The Planning Commission recommended approval of the Landscape and
Photometric Plans subject to the conditions contained within the staff report; and
WHEREAS, The City Council has reviewed the request and recommendation of the Planning
Commission.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF HASTINGS AS FOLLOWS:
That the City Council hereby approves the Landscape and Photometric Plans as presented subject
to the following conditions:
1) Conformance with the plans submitted with the City Council Staff Report dated
December 17, 2018.
2) All Tree Preservation Policy replacement trees must be at least 3” caliper in size.
3) The Landscape Plan must include a minimum of 44 shrubs.
4) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, Site Plan
approval is null and void.
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Council member ______________________ moved a second to this resolution and upon
being put to a vote it was adopted by the Council Members present.
Adopted by the Hastings City Council on December 17, 2018, by the following vote:
Ayes:
Nays:
Absent:
ATTEST: __________________________
Paul J. Hicks, Mayor
________________________________
Julie Flaten,
City Clerk (City Seal)
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to
and adopted by the City of Hastings, County of Dakota, Minnesota, on the 17th day of
December, 2018, as disclosed by the records of the City of Hastings on file and of record
in the office.
________________________________
Julie Flaten, City Clerk
(SEAL)
This instrument drafted by:
City of Hastings (JH)
101 4th St. E.
Hastings, MN 55033
VIII-B-01
To: Planning Commission
From: John Hinzman, Community Development Director
Date: December 10, 2018
Item: Great River Landing (Former Hudson Building) – Landscape and Photometric Plans
PLANNING COMMISSION ACTION REQUESTED
Consider the following actions related to Great River Landing, a rehabilitation of the former
Hudson Manufacturing Facility located at 200 West 2
nd Street into 69 hotel rooms, 20
apartments, retail, and banquet space:
1. Landscape Plan Approval
2. Photometric Plan Approval
The Planning Commission recommended approval of remaining land use approvals at the
October 26, 2015 meeting.
PROJECT HISTORY
Redevelopment of the Hudson Site has been a long term objective. Recent events include:
Reshaping the Mississippi Riverfront ‐ Over the past 30 years, the City of Hastings has
prioritized the removal of industrial activities from the downtown riverfront. The 2003
Heart of Hastings Plan further detailed redevelopment aspirations of the Hudson Site,
calling for rehabilitation of the historic portions of the building for a mixed residential
commercial development.
Hastings Bridge Project ‐ Partial acquisition and demolition of the property as part of
the TH 61 Mississippi River Bridge Project significantly altered Hudson’s ability to
continue operations at its current site. MN DOT funding for partial purchase and
Hudson’s desire to relocate its operations provided a unique opportunity to purchase
the site for redevelopment.
HEDRA Purchase of the Hudson Site ‐ The Hastings Economic Development and
Redevelopment Authority (HEDRA) purchased the site in December, 2010 for $3.0
million. $2.855 million was financed through limited tax obligation bonds paid through
HEDRA’s annual levy. A $250,000 Redevelopment Incentive Grant (RIG) from the
Planning Commission Memorandum
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Dakota County Community Development Agency (CDA) also assisted in purchasing the
building.
Reuse Study – Preserve as a Mixed Use Development ‐ Upon purchase of the building,
the City and HEDRA further studied potential redevelopment options for the building.
As part of historic mitigation for the bridge project, MN DOT funded a reuse study of
the Hudson Building. Stark Preservation Planning completed the report in 2011 and
recommended rehabilitation of all areas of the building constructed before 1945.
Findings of the reuse study were consistent with the overwhelming response by
citizens and neighbors to preserve and reuse the building as a mixed use facility.
Environmental Investigation and Cleanup – Phase I and II Environmental Reviews have
been completed. Interior and exterior contaminated soil removal has also been
completed. The Minnesota Pollution Control Agency (MPCA) has issued a Status of
Certificate of Completion Letter for Environmental Cleanup, No Association Determination
Letter, and Petroleum No Action Letter. The City will have remaining Vapor Intrusion
Mitigation System installation obligations which will be mostly paid through existing grant
dollars
Property Transferred to Confluence – The Hudson Property was officially transferred
to Confluence Development in March, 2018. Building Plans were submitted in
November 2018. The building must be substantially completed by December 15, 2019.
$4.9 Million in Grant Funding Received to Date – The City has received 20 grants
totaling $4.9 million to assist in site acquisition, environmental review, environmental
cleanup, planning, and site development.
Please see the attached Hudson Redevelopment Timeframe for further information.
Confluence Development
Beginning in 2012, HEDRA reviewed several concepts for redevelopment from a variety of
development firms. Confluence Development, LLC a partnership between Pat Reagan
(Hastings Bus Company, Premier Banks, and Schoolhouse Square) and Bill Weyland of
Louisville, Kentucky based City Properties (developer of many historic mixed use projects in
Louisville) was chosen as the preferred developer. Confluence was chosen based upon its
extensive historical rehabilitation experience, riverfront development successes, and
concept for a mixed use development. HEDRA and Confluence entered into a Preliminary
Development Agreement for the site in January 2014.
PROPOSAL
Great Rivers Landing Development – Hudson Manufacturing
Confluence Development proposes to transform the Hudson facility into Great River
Landing, a mixed use rehabilitation of the remaining Hudson Building to consist of:
VIII-B-01
69 hotel rooms
20 apartments
Events center
Restaurant
Commercial space
Phase II Development – 1st National Bank – Parking Ramp
Confluence is currently constructing a 123 stall parking ramp on the former 1st National
Bank Building located at 119 2nd Street West (across 2nd Street from Hudson) for inclusion as
a Phase II of the development.
BACKGROUND
Existing Condition
The 3.8 acre site consists of seven parcels owned by the HEDRA containing a 100,000 s.f.
two story manufacturing building formerly owned and operated by Hudson Manufacturing.
The existing building was constructed in a series of phases between 1909 and 1945. The
site is eligible for placement on the Historic Register. Site designation is planned as part of
the development. The Mississippi River Trail traverses the property’s north end.
Comprehensive Plan Classification
The site is designated as “Mixed Use” in the 2030 Hastings Comprehensive Plan. Site
development is consistent with the Plan.
Heart of Hastings Downtown Plan
Development is consistent with the Heart of Hastings Downtown Plan. The Plan provides the
following guidance for development:
Maintain Dialogue with Hudson concerning relocation and reuse. The City desires
the eventual relocation of the current Hudson and reuse of the facility.
Use future bridge replacement as a catalyst for redevelopment. Bridge construction
will impact Hudson and First National Bank; coordinate with current property owners
for relocation and redevelopment.
Adaptively reuse the Hudson Manufacturing Site. Preserve the historic Hudson
buildings for adaptive reuse.
Redevelopment of the Hudson property will likely require financial participation.
The building will require substantial renovation to meet codes for other uses. These
conditions should allow a redevelopment TIF district to be established.
VIII-B-01
Zoning Classification
The site is zoned DC – Downtown Core. The DC district allows for a mixture of both
residential and commercial uses.
Adjacent Zoning and Land Use
The following land uses abut the site
Existing Use Zoning Comprehensive Plan
North
Mississippi River
East
TH 61 Bridge
Bella Vista
Restaurant
C‐3 Community Regional Commerce
Mixed Use
South
2nd Street W
1st National Bank
Residences
C‐3 Community Regional Commerce
R‐2 Medium Density Residence
Mixed Use
Low Density Resident.
West
Lock and Dam Road
Residences
R‐2 Medium Density Residence
Low Density Resident.
PLAN REVIEW
Modifications to Uses
Since the 2015 approval, Confluence has modified proposed uses as follows:
Current Plan 2015 Plan
Apartments 20 60
Hotel Rooms 69 None
Recreational Outfitter Unchanged Included
Banquet Facility Unchanged Included
Commercial Space Unchanged Included
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Changes in Parking Since 2015 Site Plan Approval
The number of off street parking spaces has increased from 226 to 229, while the overall
parking demand has decreased from 306 to 302 parking spaces. Parking is provided as
follows:
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Tree Removal
Confluence proposes to remove 19 significant trees. Removal includes 14 trees from along
the Mississippi Riverfront which were originally planted by the City to serve as a buffer
between the Hudson and the trail. In 2012 a 48,000 s.f. portion of the Hudson building
located 10‐15 from the trail was demolished. The existing trees are no longer needed as a
buffer and serve to separate the Mississippi Trail from the larger Hudson Site. Expansion of
the trail width will also negatively impact the existing trees.
Proposed tree replacement is consistent with the Tree Preservation Policy as follows:
Proposed Tree Removal Replacement Trees per
policy
Provided
19 19 19
The applicant has agreed to make the following change to adhere to the Tree Preservation
Policy:
1) All Tree Preservation Policy replacement trees must be at least 3” caliper in size.
Landscape Plan
The Landscape Plan includes a variety of plantings enhancing the open space and amenities
along the riverfront. Confluence proposes the addition of outdoor decks, paths, and seating
areas that would be privately held and maintained but available for use by the public
consistent with the Parks and Open Space Agreement executed upon sale of the property.
Landscaping has been provided as follows:
Requirement Required Provided
1 Tree per 4,000 s.f. of
paved area (1766’)
11 11
1 Tree per 50 feet of
perimeter (1766’)
35 35 (20 saved trees + 15 new trees)
1 Shrub per 40 feet of
perimeter (1766’)
44 19 (25 additional shrubs needed)
The applicant has agreed to make the following change to adhere to minimum landscape
plantings:
1) The Landscape Plan must include a minimum of 44 shrubs.
Photometric Lighting Plan
Confluence has provided a Photometric Lighting Plan adhering to 1.0 footcandle maximum
illumination requirements of the Zoning Code.
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RECOMMENDATION
Approval of the Landscape and Photometric Plans are recommended subject to the
following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report
dated December 10, 2018.
2) All Tree Preservation Policy replacement trees must be at least 3” caliper in size.
3) The Landscape Plan must include a minimum of 44 shrubs.
4) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, Site
Plan approval is null and void.
ATTACHMENTS
Location Map
Site Plans
Hudson Historic Redevelopment Timeline
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LOCATION MAP
VIII-B-01
Great River Landing ‐ Hudson Manufacturing
Historic Redevelopment Timeline
1884‐1909 Pre Hudson
Manufacturing
Prior to the establishment of the H. D. Hudson operation
in 1909, the parcels comprising the facility included a
woodworks factor, a hotel, a farm implement company,
and grain warehouses and elevators.
1909‐1913 Brandt Manufacturing –
Original Building
H.D. Hudson has been in operation at their current site
since 1909. The original operation known as Brandt
Manufacturing relocated from Chisago City, Minnesota
produced small compression sprayers for agricultural
pest control.
1913‐1914 Building Fire,
Reconstruction, and
Growth
The original building was entirely destroyed by a fire in
1913. A two story 7,200 s.f. warehouse and office
building was rebuilt in 1914. The company continued to
grow through acquisitions. In 1914 it merged with
Hudson and Thurber Company of Chicago.
1920 Warehouse Addition In 1927 a 29,700 s.f. warehouse addition was added. This
completed the historic “F” shaped portion of the building.
1946 Warehouse Addition In 1946 a 28,800 s.f. warehouse addition was added.
1966 Warehouse Addition In 1966 a one story 20,280 s.f. warehouse was added.
1974 Warehouse Addition In 1974 a 48,000 one story warehouse was added.
2003 Heart of Hastings Plan City Council adoption of the Heart of Hastings Master
Plan identifying reuse of the Hudson Manufacturing
Building as a mixed use development
2009 Hastings Bridge Project
Planning affects
operations
Reconstruction of the TH 61 Mississippi River Bridge
requires acquisition of a portion of the Hudson Building.
Additional space is needed to preserve operations.
2010 Intek Building Available Intek Manufacturing consolidates operations in Hastings.
The 800 East 10th Street building is available for sale. The
building is suitable for a relocation of Hudson’s
operations.
February
2010
$250,000 Grant Award –
Dakota CDA
City receives a Redevelopment Incentive Grant (RIG) for
purchase of the Hudson Building
Spring
2010
HEDRA‐Hudson‐Intek
Negotiations
HEDRA, Hudson, and Intek discuss sale of the Intek
Building to Hudson, and sale of the Hudson Building to
HEDRA.
August
2010
Completion of Phase I
Environmental Site
Assessment
Liesch completes Phase I analysis of environmental
contaminants.
December
2010
Hudson Purchases Intek
Building
Hudson purchases the former Intek Building at 800 East
10th Street.
December
2010
HEDRA purchases
Hudson Building
HEDRA purchases the Hudson Manufacturing building at
200 West 2nd Street for $3.0 million dollars.
February ‐
December
Hudson Reuse Study Stark Preservation Planning completes a reuse study for
the building. The study included open houses and
VIII-B-01
2011 community input. Demolition of the 1974 addition is
recommended with reuse of the remaining structure as a
mixed use development. Cost of the study is fully paid by
MN DOT
June
2011
$145,000 Grant Award –
Dakota CDA
City receives RIG Funding for partial demolition of the
1974 addition and environmental cleanup.
July
2011
$50,000 Grant Award –
Metropolitan Council
City receives Tax Base Revitalization Account (TBRA)
funding for environmental cleanup
July
2011
Hudson Fully Vacates
Structure
Hudson Manufacture completes their move to 800 East
10th Street. Building becomes vacant.
August
2011
$51,754 Grant Award –
EPA – Dakota County
City received a Brownfield Assessment – Hazardous
Substance Grant through Dakota County for
environmental cleanup
April
2012
$110,125 Grant Award –
Dakota CDA
City receives RIG funding for demolition of the 1974
addition and environmental cleanup
April
2012
$2,500 Grant Award –
Dakota CDA
City receives RIG Planning funding for completion of a
market study
April
2012
Completion of Phase II
Environmental Site
Assessment
Stantec completes Phase II analysis of environmental
contaminants.
May
2012
$18,618 Grant Award
EPA – Dakota County
City received a Brownfield Assessment – Petroleum Grant
through Dakota County for environmental cleanup
May
2012
Approval to Demolish
1974 Addition
City and HEDRA approve demolition of the 48,000 s.f.
concrete tip‐up addition consistent with the reuse plan.
September
2012
Initial Market
Assessment
Maxfield Research completes an Initial Market
Assessment for Redevelopment. Development of a mix
of housing, retail, office and civic uses is supported. Fully
paid through grant funding.
December
2012
Developer Roundtable City and HEDRA conduct a roundtable with selected
developers to determine interest in redeveloping the site.
March –
October
2013
Developer Concepts HEDRA review of redevelopment concepts by The Beard
Group, Sherman and Associates, Artspace, and
Confluence Development
March
2013
Rezoning of Property Property is rezoned from I‐1 Industrial to DC – Downtown
Core
May
2013
$238,865 Grant Award –
Dakota CDA
City receives RIG funding for environmental cleanup.
May
2013
$4,200 Grant Award –
Dakota CDA
City receives RIG Planning funding to conduct a full
market study
October
2013
Demolition of 1974
Addition
Rachel Contracting completes demolition of the 48,000
s.f. addition. The total cost of $200,000 was fully paid
through grant funding.
November
2013
Approval of Response
Action Plan (RAP)
MPCA approval of the RAP cleanup plan for hazardous
materials based on Phase II assessment.
December
2013
Selection of Confluence
Development
HEDRA selects Confluence Development to redevelop the
Hudson site. Confluence proposes to two options for
reuse of the building. Option 1 includes for residential,
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restaurant, banquet, art, retail space, and rooftop use of
the 1945 addition. Option 2 includes all of option one,
except a hotel in lieu of a portion of the housing.
January
2014
Signature of Preliminary
Development Agreement
HEDRA Authorizes signature of the agreement with
Confluence Development.
June
2014
$93,400 Grant Award –
Metropolitan Council
City receives TBRA funding for asbestos and hazardous
material removal.
October
2014
$2,844 Grant Award – US
EPA – Dakota County
City receives EPA Environmental Investigation funding via
Dakota County for an invasive asbestos survey.
October –
December
2014
Contaminated Soil
Removal
Rachel Contracting completes contaminated soil
excavation and removal from Areas 1 and 3 of the RAP.
Total cost of $78,000 is fully paid through grant funding.
November
2014
Completion of Full
Market Study
Completion of Full Market Study by Maxfield and HVS.
Funded through grant dollars.
December
2014
Hotel Concept Eliminated Confluence Development eliminates the hotel concept
from the approval. All other mixed use items remain.
December
2014
Extension of Preliminary
Development Agreement
HEDRA agrees to extend the Preliminary Development
Agreement until March 31, 2015.
December
2014
$256,142 Grant Award –
MN DEED
City receives a Contamination Cleanup Grant for soil and
vapor remediation
January
2015
$980,000 Grant Award –
Metropolitan Council
City receives Livable Communities Demonstration
Account (LCDA) funding for riverfront and site amenities
January
2015
$78,000 Grant Award –
Metropolitan Council
City receives TBRA funding for asbestos and hazardous
material removal.
January –
May
2015
Confluence Development
Activities
Confluence hires an architect and engineer to complete
project plans and continues to meet with interested
commercial users
February
2015
Part 1 Historic
Preservation Application
The National Park Service accepts the Part 1 application
of Historic Tax Credit eligibility.
March
2015
Purchase of 1st National
Bank for Phase II
Confluence Development closes on the adjoining 0.63
acre 1st National Bank Property for inclusion as Phase II of
Great River Landing.
March
2015
Extension of Preliminary
Development Agreement
HEDRA agrees to extend the Preliminary Development
Agreement until June 30, 2015.
May
2015
Abatement of Asbestos
and Hazardous Materials
Mavo Contracting completes removal of asbestos and
hazardous materials with all costs paid through grant
funding.
May
2015
Confluence Development
Proforma
Development proforma is complete for City and HEDRA
review
May
2015
Preliminary Grant
Application submitted –
LCDA
$1.5 million dollars in grant funding submitted to
Metropolitan Council for construction of structured
parking.
June
2015
Agreement of Terms of
Sale & Use of TIF
City Council and HEDRA conduct a joint meeting and
agree to sell the property to Confluence for one dollar
and retain all TIF proceeds from the site.
June
2015
Extension of Preliminary
Development Agreement
HEDRA agrees to extend the Preliminary Development
Agreement until July 31, 2015.
VIII-B-01
August
2015
Approval of
Environmental Services
Contract
HEDRA approved the continuation of an Environmental
Services Contract with Stantec Consulting.
October
2015
Establishment of a TIF
District
HEDRA and City approved a Tax Increment Finance
District to assist in site redevelopment
October
2015
$600,000 Grant Award –
US EPA
City received three $200,000 grants for environmental
cleanup.
November
2015
Approval of Land Use
Application for Site
Development
City Council granted plat, site plan, and special use permit
approvals for the construction of Great River Landing.
December
2015
Execute a Purchase and
Development Agreement
HEDRA and City executed a Purchase and Development
Agreement for sale of the property to Confluence
Development.
December
2015
$1.5 Grant Award –
Metropolitan Council
City received a Livable Communities Demonstration
Account (LCDA) funding for construction of a parking
ramp at Great River Landing.
January
2016
Removal of Underground
Storage Tanks
Rachel Contracting completed removal of two
underground storage tanks from the site.
February
2016
Approval of a Remedial
Soil Contract – Exterior
HEDRA approved a Remedial Soil Contract to remove
remaining exterior soil to Frattalone Excavating
May
2016
Rejection of Bids –
Interior Contaminated
Soil Removal
HEDRA rejected the bids due to exceeding the engineer’s
estimate. Contractors cited difficulty to assess methods
and cost of remediation due to the floor.
June
2016
EPA Approval of Section
106 Review
EPA found the environmental impacts will not pose an
adverse effect on cultural resources.
August
2016
Advertisement of Interior
Floor Removal Contract
Contract advertised, no bids were received.
November
2016
SHPO Conditional No
Adverse Effect Letter
Letter issued by SHPO to allow for EPA approval to
proceed with remediation.
December
2016
Awarding of Interior
Floor Removal Contract
HEDRA awarded the Interior Floor Removal Contract to
Frattalone Excavating contingent on EPA approval to use
grant funds.
March
2017
Demolition of Interior
Walls and Offices
Confluence completed demolition of interior office
spaces to allow for removal of flooring above crawlspace
areas
March
2017
Removal of Interior
Flooring
Interior flooring above crawlspace areas removed by
Frattalone
April
2017
Removal of Exterior
Contaminated Soil
Contaminated soils removed by Frattalone
May
2017
$250,000 Grant Award –
Dakota CDA RIG
City received Dakota County Community Development
Agency Redevelopment Incentive Grant funding for
environmental cleanup
June
2017
Awarding of Interior
Contaminated Soil
Contract
HEDRA awarded the Interior Contaminated Soil Contract
to Ram Excavating
July
2017
Joint City Council\HEDRA
Meeting
The City Council and HEDRA held a meeting on site with
Confluence Development to review proposed changes to
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site landscaping and relocation of the parking structure to
the 1st National Bank Site
July
2017
Amendment to LCDA
Grants
The City Council and HEDRA approved the submittal of an
Amendment to the existing $2.5 million dollars in LCDA
grant funding for site landscaping and relocation of the
parking structure to the 1st National Bank Site
August
2017
Awarding of Vapor
Intrusion Mitigation
System Contract
HEDRA authorized award of the Vapor Intrusion
Mitigation System contract to CleanVapor
August
2017
Removal of Interior
Contaminated Soil
Ram Excavating completed removal of interior
contaminated soil from the building interior
September
2017
Modification of Vapor
Intrusion Mitigation
System Contract
The City and Confluence Development met with Clean
Vapor to review changes to the contract upon final
removal of interior soils
November
2017
Approval of Revised Final
Plat
The City Council approved the revised Final Plat on
November 6, 2017.
November
2017
City Council Workshop The City Council held a November 20
th Workshop to
review details concerning transfer of the site an
development of a parking ramp at the former 1st National
Bank Property at 119 West 2nd Street.
December
2017
Reauthorization of Site
Plan and Special Use
Permits
The City Council reauthorized Site Plan and Special Use
Permit approvals for the development on December 4th.
December
2017
HEDRA Approval of
Revised Agreements
On December 21st HEDRA approved an amendment to
the Purchase and Development Agreement and Parking
Use and Maintenance Agreement for construction of the
parking structure.
December
2017
Execution of Amendment
to LCDA Grants
The City and Metropolitan Council execute amendments
to three existing grants to recognize the inclusion of a
hotel, relocation of the parking ramp to 119 West 2nd
Street, and extension of use.
January
2018
Execution of Revised
Agreements
The City Council, HEDRA, and Confluence Development
executed an amendment to the Purchase and
Development Agreement and Parking Use and
Maintenance Agreement for the parking ramp.
January
2018
Submittal of RAP
Implementation Plan
The Response Action Plan (RAP) Implementation Plan was
submitted to the Minnesota Pollution Control Agency
(MPCA) for approval.
January
2018
Issuance of MPCA
Environmental Letters
MPCA issued a Status of Certificate of Completion Letter
for Environmental Cleanup, No Association
Determination Letter, and Petroleum No Action Letter
allowing the transfer to move forward.
March
2018
Transfer of the Property
to Confluence
The property was transferred to Confluence
Development.
April
2018
$250,000 Grant Award –
Dakota CDA RIG
City received Dakota County Community Development
Agency Redevelopment Incentive Grant funding for
environmental cleanup
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May
2018
SHPO Plan Submittal Confluence submitted their building plans for
development to the State Historic Preservation Office
(SHPO)
August
2018
Purchase and
Development Agreement
Amendment
City and HEDRA authorized the 2nd Amendment to the
Purchase and Development Agreement extending the
deadline for building plan submittal to December 1, 2018
August
2018
Parking Ramp Site Plan
Approval
City Council approved the Site Plan for construction of a
119 stall parking ramp on the 1st National Bank Property
located at 119 West 2nd Street
September
2018
SHPO Plan review
forwarded to NPS
SHPO completed plan review and forwarded comments
to the National Park Service (NPS)
October
2018
Demolition of 1st National
Bank
Demolition of the 1st National Bank Building by
Confluence to allow for construction of the parking ramp.
November
2018
Submittal of Building
Permit Application
The Building Permit for the Hudson Building was received
by the City.
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Calculation Summary
Label Avg Max Min Avg/Min Max/Min
Property Line 0.71 6.7 0.0 N.A. N.A.
Parking Lot Southeast 1.54 2.2 0.6 2.57 3.67
Parking Lot West 1.58 3.9 0.5 3.16 7.80
Luminaire Schedule
Symbol Label Arrangement LLF Description
DSX1_LED_P1_40K_T4M_MVOLT BACK-BACK 0.900 DSX1 LED P1 40K T4M MVOLT
DSX1_LED_P1_40K_T4M_MVOLT SINGLE 0.900 DSX1 LED P1 40K T4M MVOLT
OLWX1_LED_13W_40K_DDB SINGLE 0.900 OLWX1 LED 13W 40K DDB
DSX1_LED_P1_40K_T5S_MVOLT SINGLE 0.900 DSX1 LED P1 40K T5S MVOLT
Tag
S42
S41
WS1
S51
0.5 0.6 0.6 0.6 0.7 0.8 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.7 0.6 0.6 0.6 0.5
0.6 0.7 0.7 0.8 0.8 0.9 1.1 1.1 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.1 1.1 0.9 0.8 0.8 0.7 0.7 0.6
0.7 0.8 0.8 0.9 0.9 1.1 1.3 1.3 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.3 1.3 1.1 0.9 0.9 0.8 0.8 0.7
0.8 0.9 1.0 1.1 1.1 1.2 1.5 1.5 1.3 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.3 1.5 1.5 1.2 1.1 1.1 1.0 0.9 0.8
1.0 1.1 1.2 1.2 1.3 1.4 1.7 1.7 1.6 1.6 1.7 1.8 1.8 1.8 1.8 1.7 1.6 1.6 1.7 1.7 1.4 1.3 1.2 1.2 1.1
1.1 1.2 1.3 1.4 1.5 1.7 2.1 2.0 1.9 1.9 2.0 2.1 2.1 2.1 2.0 2.0 1.9 1.9 2.0 2.1 1.7 1.5 1.4 1.3 1.2 1.1 1.0 0.8 0.7 0.6 0.5
0.5 0.6 0.7 0.9 1.1 1.2 1.4 1.5 1.6 1.8 2.1 2.6 2.4 2.2 2.2 2.2 2.3 2.3 2.3 2.3 2.2 2.2 2.2 2.4 2.5 2.1 1.8 1.6 1.6 1.4 1.2 1.1 0.9 0.7 0.6 0.5
0.5 0.6 0.7 0.9 1.1 1.3 1.5 1.8 2.0 2.1 2.5 3.2 2.9 2.5 2.5 2.5 2.5 2.4 2.4 2.5 2.5 2.5 2.5 2.9 3.1 2.4 2.1 1.9 1.7 1.5 1.3 1.1 0.9 0.7 0.6 0.5
0.5 0.6 0.8 1.0 1.2 1.4 1.6 1.9 2.2 2.4 2.9 3.7 3.4 2.8 2.8 2.7 2.7 2.6 2.6 2.7 2.7 2.8 2.8 3.5 3.7 2.8 2.4 2.2 1.9 1.6 1.4 1.2 1.0 0.8 0.6 0.5
0.5 0.6 0.8 0.9 1.1 1.4 1.6 2.0 2.3 2.5 3.0 3.9 3.6 2.9 2.8 2.8 2.7 2.5 2.7 2.7 2.8 2.8 2.9 3.7 3.9 3.0 2.5 2.3 2.0 1.6 1.4 1.1 0.9 0.8 0.6 0.5
0.5 0.7 0.8 1.0 1.3 1.5 1.7 2.0 2.3 2.5 2.9 3.7 3.4 2.9 2.9 2.9 2.9 2.8 2.8 2.9 2.9 2.9 2.9 3.5 3.7 2.8 2.5 2.3 2.0 1.7 1.5 1.3 1.0 0.9 0.7 0.6
0.6 0.7 0.9 1.1 1.3 1.5 1.7 2.0 2.1 2.3 2.7 3.3 3.2 2.8 2.8 2.8 3.0 2.9 2.9 3.0 2.9 2.8 2.8 3.2 3.3 2.7 2.3 2.1 2.0 1.7 1.5 1.3 1.1 0.9 0.7 0.6
0.6 0.8 0.9 1.2 1.4 1.6 1.7 1.9 2.1 2.2 2.5 3.1 2.9 2.7 2.7 2.9 3.0 3.0 3.0 3.0 2.9 2.7 2.7 3.0 3.0 2.5 2.2 2.1 1.9 1.7 1.6 1.4 1.2 1.0 0.8 0.6
0.6 0.8 1.0 1.2 1.4 1.6 1.7 1.9 2.0 2.1 2.3 2.9 2.8 2.6 2.7 2.9 3.0 3.0 3.0 3.0 2.9 2.7 2.6 2.8 2.8 2.3 2.1 2.0 1.9 1.7 1.6 1.4 1.2 1.0 0.8 0.7
0.6 0.8 1.0 1.2 1.4 1.6 1.7 1.9 2.0 2.1 2.4 2.9 2.8 2.6 2.7 2.9 3.0 3.0 3.0 3.0 2.9 2.7 2.6 2.8 2.9 2.3 2.1 2.0 1.9 1.7 1.6 1.4 1.2 1.0 0.8 0.7
0.6 0.8 0.9 1.2 1.4 1.6 1.7 2.0 2.1 2.2 2.5 3.1 3.0 2.7 2.8 2.9 3.0 3.0 3.0 3.0 2.9 2.8 2.7 3.0 3.1 2.5 2.2 2.1 2.0 1.8 1.6 1.4 1.2 1.0 0.8 0.7
0.6 0.7 0.9 1.1 1.3 1.5 1.7 2.0 2.2 2.4 2.7 3.4 3.2 2.9 2.9 2.9 3.0 2.9 2.9 3.0 2.9 2.9 2.9 3.2 3.4 2.7 2.3 2.2 2.0 1.8 1.6 1.4 1.1 0.9 0.8 0.7
0.6 0.7 0.9 1.1 1.3 1.5 1.7 2.0 2.3 2.5 2.9 3.7 3.5 2.9 2.9 2.9 2.9 2.8 2.8 2.9 2.9 2.9 3.0 3.5 3.7 2.9 2.5 2.3 2.1 1.7 1.5 1.3 1.1 0.9 0.8 0.7
0.5 0.6 0.8 0.9 1.1 1.3 1.5 1.7 2.4 2.6 3.0 3.9 3.7 2.9 2.9 2.8 2.4 2.4 2.4 2.7 2.8 2.9 3.0 3.7 3.9 3.0 2.6 2.4 2.0 1.5 1.3 1.1 1.0 0.9 0.8 0.8
0.5 0.6 0.8 1.0 1.2 1.4 1.6 1.9 2.2 2.5 2.9 3.7 3.4 2.8 2.8 2.8 2.7 2.6 2.6 2.7 2.8 2.8 2.8 3.5 3.7 2.9 2.5 2.3 2.0 1.6 1.4 1.3 1.1 0.9 0.9 1.0
0.5 0.6 0.8 1.0 1.2 1.3 1.6 1.8 2.0 2.1 2.5 3.2 2.9 2.6 2.6 2.5 2.6 2.5 2.5 2.6 2.5 2.5 2.6 3.0 3.2 2.5 2.2 2.0 1.8 1.6 1.4 1.2 1.1 0.9 0.9 1.3
0.5 0.6 0.8 0.9 1.1 1.3 1.4 1.6 1.7 1.9 2.1 2.6 2.5 2.3 2.3 2.3 2.4 2.4 2.4 2.4 2.3 2.2 2.3 2.5 2.6 2.2 1.9 1.7 1.7 1.5 1.3 1.2 1.0 0.9 0.9 1.3
0.5 0.6 0.8 0.9 1.1 1.2 1.3 1.4 1.5 1.6 1.8 2.2 2.2 2.0 2.0 2.1 2.2 2.2 2.2 2.2 2.1 2.0 2.0 2.1 2.2 1.9 1.7 1.6 1.5 1.4 1.3 1.1 1.0 0.9 0.9 1.0
0.5 0.6 0.7 0.9 1.0 1.1 1.2 1.3 1.3 1.4 1.6 1.9 1.9 1.8 1.8 1.9 2.0 1.9 1.9 1.9 1.9 1.8 1.7 1.9 1.9 1.6 1.5 1.4 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.8
0.9 1.0 1.1 1.2 1.2 1.3 1.4 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.4 1.3 1.3 1.2 1.2 1.1 1.0
0.8 0.9 1.0 1.1 1.1 1.2 1.4 1.6 1.6 1.6 1.6 1.6 1.6 1.5 1.6 1.6 1.4 1.3 1.2 1.2 1.1 1.0 1.0
0.8 0.9 0.9 1.0 1.1 1.1 1.3 1.5 1.5 1.4 1.4 1.4 1.4 1.4 1.5 1.5 1.3 1.2 1.2 1.1 1.1 1.0 1.0
1.3 1.4 1.4 1.3 1.3 1.3 1.4 1.4 1.3 1.2 1.1 1.1 1.1 1.0 1.0
1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2
0.5 0.6 0.7 0.7 0.8 0.8 0.9 0.9 1.0 1.0 1.0 1.1 1.2 1.3 1.3 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.3 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.0 0.9 0.9 1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.1 1.3 1.4 1.7 2.1 2.2 2.1 2.2 2.3
0.5 0.6 0.7 0.8 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.3 1.3 1.3 1.2 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.3 1.4 1.6 1.7 1.8 1.9 2.0 1.9 1.9 1.8
0.5 0.6 0.7 0.8 0.9 0.9 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.6 1.7 1.7 1.8 1.8 1.7 1.5 1.4 1.2 1.2 1.4 1.9 2.5
0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.4 1.4 1.3 1.3 1.4 1.4 1.3 1.3 1.2 1.2 1.1 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.4 1.4 1.5 1.6 1.6 1.6 1.7 1.6 1.6 1.5 1.3 1.2 1.2 1.5 2.2 3.2
1.0 1.1 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.4 1.5 1.4 1.4 1.5 1.4 1.4 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.4 1.4 1.4 1.5 1.4 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.6 1.5 1.4 1.3 1.2 1.3 1.4 2.0 2.7
1.0 1.2 1.3 1.4 1.4 1.4 1.4 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.5 1.6 1.6 1.5 1.5 1.4 1.3 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.3 1.2
1.0 1.2 1.3 1.5 1.5 1.5 1.4 1.3 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.6 1.7 1.7 1.6 1.4 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.7 1.7 1.7 1.7 1.6 1.5 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.3 1.2 1.1 1.1 1.1 1.1 1.2
1.0 1.1 1.3 1.5 1.6 1.6 1.4 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.3 1.5 1.7 1.7 1.7 1.5 1.4 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.2 1.3 1.5 1.7 1.8 1.8 1.7 1.6 1.5 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.3 1.2 1.1 1.0 1.0 0.9 0.9 0.9
1.5 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.4 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.8 0.8
1.4 1.4 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.7
1.2 1.4 1.5 1.6 1.6 1.6 1.5 1.4 1.3 1.2 1.1 1.0 0.8 0.8 0.7 0.6 0.6
1.3 1.5 1.6 1.7 1.6 1.5 1.3 1.2 1.1 1.0
1.5 1.7 1.6 1.5 1.3 1.2 1.1 1.0
1.7 1.5 1.2 1.1
0.6 0.7 0.8
0.8 0.9 1.0
0.9 1.0 1.2
0.9 1.1 1.4 1.7 1.7 1.7 1.6 1.5 1.5 1.5 1.6
0.9 1.2 1.5 2.0 1.8 1.7 1.6 1.5 1.5 1.6 1.8
0.9 1.2 1.5 1.8 1.9 1.7 1.5 1.5 1.5 1.6 1.8 2.0
0.9 1.2 1.5 1.8 2.1 1.9 1.7 1.5 1.5 1.5 1.6 1.8 2.0 2.1 2.1 2.1 1.9 1.5 1.2 0.9
1.2 1.5 1.8 2.1 2.1 2.1 2.1 1.9 1.7 1.6 1.5 1.5 1.7 1.8 2.0 2.2 2.1 2.1 1.9 1.6 1.3 1.0
1.2 1.4 1.7 1.8 1.8 1.8 1.9 1.8 1.7 1.6 1.5 1.5 1.6 1.7 1.9 1.9 1.9 1.9 1.8 1.6 1.3 1.1
1.3 1.4 1.5 1.5 1.5 1.6 1.6 1.5 1.5 1.5 1.5 1.5 1.6 1.6 1.5 1.5 1.6 1.6 1.6 1.4 1.2
1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.3 1.2 1.3 1.3 1.5 1.8 1.8 1.5
TYPE S42
TYPE S42 TYPE S42
TYPE S42
TYPE SW1
TYPE SW1 TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE SW1
TYPE S51TYPE S51
TYPE S41TYPE S41TYPE S41
TYPE S41
LANDSCAPE
OVERLOOK
SCENIC
2ND STREET WEST
L O C K A N D D A M R O A D
COOLING TOWER
3-6" ELM
ONE-WAY
O N E -W A Y
TRANS/MSB
0.25 FOOT-CANDLE ISOLINE
0.50 FOOT-CANDLE ISOLINE
1.00 FOOT-CANDLE ISOLINE
PROPERTY LINE
BUILDING MOUNTED SHIELDED/CUTOFF TYPE SECURITY LIGHTING WILL BE PROVIDED AT EACH
ENTRANCE/EGRESS FROM THE BUILDING AS INDICATED BY THE BUILDING FLOOR PLANS.
SURFACE AND/OR RECESSED MOUNTED SHIELDED/CUTOFF TYPE LIGHTING WILL BE PROVIDED AT
EACH EXTERIOR BUILDING CANOPY AND/OR SOFFIT AS INDICATED BY THE BUILDING FLOOR PLANS.
ALL COURTYARDS AND SITE SIGNAGE LIGHTING SHALL BE CONTROLLED VIA MULTI-ZONE
PHOTOCELL INITIATED TIMECLOCK SYSTEM (WITH SEPARATE ZONES FOR COURTS & SIGNAGE
FUNCTIONS). TIMECLOCK(S) SHALL BE LOCATED ADJACENT TO THE ELECTRICAL PANEL FROM
WHICH LIGHTING IS SERVED, WITH THE PHOTOCELL LOCATED IN THE FIELD AS REQUIRED BY FIELD
CONDITIONS.
ALL PARKING LOT LIGHTING STANDARD ASSEMBLIES SHALL BE PROVIDED WITH INTEGRAL
PHOTOCELL AND OCCUPANCY SENSOR TO REDUCE LIGHTING OUTPUT TO 30% WHEN AREA IN
UNOCCUPIED.
ALL CONDUCTORS FOR EXTERIOR SITE LIGHTING CIRCUITS SHALL BE #6 AWG (MINIMUM), UNLESS
INDICATED OTHERWISE.
HANDHOLES SHALL BE PROVIDED AT THE BASE OF ALL LIGHTING STANDARD ASSEMBLIES -TAP
LIGHTING BRANCH CIRCUIT AT BASE, PROVIDE FUSES AT TAP, AND PROVIDE BRANCH CIRCUIT
WIRING FROM BASE TO LIGHTING FIXTURES.
A.
B.
C.
D.
E.
F.
GENERAL NOTES
Scale
Project number
Date
Drawn by
Checked by
8
A
7654321
87654321
B
C
D
E
F
A
B
C
D
E
F
Revisions
AREA 1 AREA 2
AREA 3
TRUE
NORTH
CITY
SUBMITTAL
11/28/2018
PREPARED BY:
As indicated
11
/
2
9
/
2
0
1
8
2
:
3
1
:
4
1
P
M
E101
18-128
11/21/2018
DMC
DMC/JJC
ELECTRICAL
PHOTOMETRIC
PLAN -
PAVEMENT
GREAT RIVERS
LANDING
CONFLUENCE
DEVELOPMENT
CO
N
F
L
U
E
N
C
E
DE
V
E
L
O
P
M
E
N
T
1" = 25'-0"1 ELECTRICAL PHOTOMETRIC PLAN -PAVEMENT
NO. DESCRIPTION DATE
VIII-B-01
Calculation Summary
Label Avg Max Min Avg/Min Max/Min
Property Line 0.71 6.7 0.0 N.A. N.A.
Parking Lot Southeast 1.54 2.2 0.6 2.57 3.67
Parking Lot West 1.58 3.9 0.5 3.16 7.80
Luminaire Schedule
Symbol Label Arrangement LLF Description
DSX1_LED_P1_40K_T4M_MVOLT BACK-BACK 0.900 DSX1 LED P1 40K T4M MVOLT
DSX1_LED_P1_40K_T4M_MVOLT SINGLE 0.900 DSX1 LED P1 40K T4M MVOLT
OLWX1_LED_13W_40K_DDB SINGLE 0.900 OLWX1 LED 13W 40K DDB
DSX1_LED_P1_40K_T5S_MVOLT SINGLE 0.900 DSX1 LED P1 40K T5S MVOLT
Tag
S42
S41
WS1
S51
0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.4 0.5 0.5 0.5 0.6 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.7 0.7 0.7 0.6 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.6 0.6 0.7 0.7 0.6 0.7 0.7 0.7 0.8 0.9
0.2 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.5 0.6 0.6 0.7 0.8 0.9 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.7 0.8 0.9 0.9 0.9 0.0 0.9 1.0 1.1 1.1 1.2 1.2 1.2 1.1 1.1 1.0 0.9 0.0 0.9 0.9 0.9 0.8 0.7 0.6 0.4
0.2 0.3 0.3 0.4 0.5 0.5 0.6 0.6 0.6 0.7 0.7 0.9 1.0 1.0 0.9 0.9 1.0 1.0 1.0 1.0 1.0 1.0 0.9 0.9 1.0 1.0 0.9 0.7 0.7 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.8 1.0 1.1 1.2 1.1 0.0 1.2 1.3 1.3 1.3 1.4 1.4 1.3 1.3 1.3 1.3 1.2 0.0 1.1 1.2 1.1 0.9 0.8 0.6 0.4
0.3 0.3 0.4 0.5 0.5 0.6 0.7 0.7 0.8 0.8 0.9 1.0 1.2 1.2 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.1 1.1 1.1 1.2 1.2 1.0 0.9 0.8 0.8 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.9 1.1 1.3 1.4 1.4 0.0 1.5 1.6 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.6 1.5 0.0 1.4 1.4 1.3 1.1 0.9 0.7 0.5
0.3 0.4 0.4 0.5 0.6 0.7 0.8 0.8 0.9 1.0 1.0 1.1 1.4 1.4 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.3 1.3 1.4 1.4 1.1 1.0 1.0 0.9 0.8 0.8 0.7 0.6 0.5 0.5 0.4 0.3 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 1.0 1.2 1.5 1.7 1.8 0.0 1.8 1.8 1.7 1.6 1.5 1.5 1.5 1.6 1.7 1.8 1.8 0.0 1.8 1.7 1.4 1.2 0.9 0.7 0.5
0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.1 1.2 1.3 1.6 1.6 1.4 1.5 1.6 1.6 1.6 1.6 1.6 1.6 1.5 1.4 1.6 1.6 1.3 1.2 1.1 1.1 1.0 0.9 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 1.0 1.2 1.5 1.8 2.1 0.0 2.1 2.1 1.8 1.7 1.5 1.5 1.6 1.7 1.8 2.1 2.1 0.0 2.1 1.8 1.5 1.2 0.9 0.7 0.5
0.3 0.4 0.5 0.6 0.8 0.9 1.0 1.1 1.2 1.3 1.4 1.6 1.9 1.8 1.7 1.7 1.8 1.9 1.9 1.9 1.9 1.8 1.7 1.7 1.8 1.9 1.6 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.5 0.4 0.4 0.3 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.8 0.9 1.2 1.5 1.9 2.1 2.1 2.1 2.1 1.8 1.6 1.5 1.5 1.5 1.6 1.8 2.1 2.1 2.1 2.1 1.9 1.5 1.2 0.9 0.7 0.5
0.4 0.4 0.6 0.7 0.8 1.0 1.1 1.3 1.4 1.5 1.6 1.9 2.3 2.2 2.0 2.0 2.1 2.2 2.2 2.2 2.2 2.1 2.0 2.0 2.2 2.3 1.9 1.6 1.5 1.5 1.3 1.2 1.0 0.9 0.7 0.6 0.5 0.4 0.4 1.2 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.8 1.0 1.2 1.5 1.9 2.1 2.1 2.2 2.1 1.8 1.7 1.5 1.5 1.5 1.7 1.8 2.1 2.2 2.1 2.1 1.9 1.5 1.2 0.9 0.7 0.5
0.4 0.5 0.6 0.7 0.9 1.1 1.2 1.4 1.6 1.8 2.0 2.2 2.8 2.7 2.4 2.3 2.3 2.4 2.4 2.4 2.4 2.3 2.3 2.4 2.7 2.8 2.2 2.0 1.8 1.6 1.4 1.3 1.1 0.9 0.7 0.6 0.5 0.4 0.4 3.8 2.6 1.0 0.4 0.2 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.5 0.8 1.0 1.2 1.5 1.8 2.0 2.0 2.1 2.0 1.8 1.7 1.6 1.5 1.6 1.7 1.8 2.0 2.1 2.0 2.0 1.9 1.6 1.3 1.0 0.7 0.5
0.4 0.5 0.6 0.7 0.9 1.1 1.3 1.5 1.8 2.1 2.3 2.7 3.4 3.2 2.7 2.6 2.6 2.6 2.5 2.5 2.6 2.6 2.6 2.7 3.2 3.4 2.6 2.3 2.1 1.8 1.5 1.3 1.1 0.9 0.8 0.6 0.5 0.4 0.4 5.9 3.6 1.3 0.4 0.2 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.3 1.8 0.8 1.0 1.2 1.4 1.6 1.7 1.7 1.7 1.8 1.7 1.6 1.5 1.5 1.5 1.6 1.7 1.8 1.7 1.7 1.8 1.7 1.5 1.3 1.1 0.8 0.6
0.4 0.5 0.6 0.7 0.9 1.0 1.2 1.4 1.6 1.8 2.5 3.0 3.8 3.6 2.9 2.4 2.4 2.3 2.3 2.3 2.3 2.4 2.8 2.9 3.6 3.8 3.0 2.5 1.8 1.6 1.4 1.2 1.1 0.9 0.7 0.6 0.5 0.4 0.4 2.7 2.0 0.9 0.3 0.1 0.1 0.0 0.0 0.0 0.1 0.2 0.4 1.1 2.9 4.9 0.8 0.9 1.1 1.2 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.5 1.6 1.6 1.5 1.2 0.9 0.6
0.4 0.5 0.7 0.8 1.0 1.2 1.4 1.7 2.0 2.3 2.5 3.0 3.8 3.6 2.9 2.9 2.9 2.8 2.7 2.7 2.8 2.9 2.9 2.9 3.6 3.8 3.0 2.5 2.3 2.0 1.7 1.5 1.2 1.0 0.8 0.7 0.6 0.5 0.4 0.8 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.2 0.4 1.1 3.0 5.2 0.7 0.8 0.9 1.0 1.1 1.1 1.1 1.1 1.2 1.3 1.3 1.3 1.4 1.3 1.3 1.3 1.2 1.2 1.2 1.3 1.6 2.0 2.2 1.7 1.1 0.6
0.4 0.6 0.7 0.9 1.1 1.3 1.5 1.7 2.0 2.2 2.4 2.8 3.5 3.3 2.9 2.9 2.8 2.9 2.9 2.9 3.0 2.9 2.9 2.9 3.3 3.5 2.8 2.4 2.2 2.0 1.7 1.5 1.3 1.1 0.9 0.7 0.6 0.5 0.5 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.4 1.9 0.6 0.7 0.8 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.2 1.2 1.2 1.2 1.1 1.0 0.9 1.0 1.2 1.8 3.2 4.4 3.0 1.4 0.7
0.5 0.6 0.7 0.9 1.1 1.4 1.5 1.7 2.0 2.1 2.2 2.6 3.2 3.0 2.7 2.8 2.9 3.0 3.0 3.0 3.0 2.9 2.8 2.8 3.1 3.2 2.6 2.2 2.1 2.0 1.8 1.5 1.4 1.1 0.9 0.8 0.6 0.5 0.5 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.6 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.1 1.1 1.1 1.1 1.1 1.0 0.9 0.8 0.9 1.1 1.8 4.1 6.7 3.7 1.4 0.6
0.5 0.6 0.8 0.9 1.2 1.4 1.6 1.7 1.9 2.0 2.1 2.4 2.9 2.9 2.6 2.7 2.9 3.0 3.0 3.0 3.0 2.9 2.7 2.7 2.9 2.9 2.4 2.2 2.1 1.9 1.7 1.6 1.4 1.2 1.0 0.8 0.6 0.5 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.0 0.3 0.2
0.5 0.6 0.8 1.0 1.2 1.4 1.6 1.7 1.9 2.0 2.1 2.3 2.8 2.8 2.6 2.7 2.9 3.0 3.0 3.0 3.0 2.9 2.7 2.6 2.8 2.8 2.3 2.1 2.0 1.9 1.7 1.6 1.4 1.2 1.0 0.8 0.7 0.6 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.1
0.5 0.6 0.8 0.9 1.2 1.4 1.6 1.7 1.9 2.0 2.2 2.4 2.9 2.9 2.7 2.7 2.9 3.0 3.0 3.0 3.0 2.9 2.7 2.7 2.9 2.9 2.4 2.2 2.1 1.9 1.8 1.6 1.4 1.2 1.0 0.8 0.7 0.6 0.5 0.0 0.0 0.0
0.5 0.6 0.7 0.9 1.1 1.4 1.5 1.7 2.0 2.1 2.2 2.6 3.2 3.1 2.8 2.8 2.9 3.0 3.0 3.0 3.0 2.9 2.8 2.8 3.1 3.2 2.6 2.3 2.1 2.0 1.8 1.6 1.4 1.2 1.0 0.8 0.7 0.6 0.5 0.0 0.0 0.0
0.5 0.6 0.7 0.9 1.1 1.3 1.5 1.7 2.0 2.2 2.4 2.8 3.6 3.4 2.9 2.9 2.9 3.0 2.9 2.9 3.0 2.9 2.9 2.9 3.3 3.6 2.8 2.4 2.2 2.0 1.8 1.5 1.4 1.1 0.9 0.8 0.7 0.6 0.6 0.0 0.0 0.0
0.4 0.5 0.7 0.8 1.0 1.3 1.5 1.7 2.0 2.3 2.5 3.0 3.9 3.6 3.0 2.9 2.9 2.9 2.8 2.8 2.9 2.9 2.9 3.0 3.6 3.8 3.0 2.6 2.4 2.1 1.7 1.5 1.3 1.1 0.9 0.8 0.7 0.7 0.8 0.0 0.0 0.0
0.4 0.5 0.6 0.8 0.9 1.1 1.3 1.4 1.7 2.3 2.5 3.0 3.7 3.6 2.9 2.8 2.4 2.4 2.3 2.3 2.4 2.4 2.8 2.9 3.6 3.9 3.0 2.6 1.9 1.7 1.5 1.3 1.1 1.0 0.9 0.8 0.9 1.1 1.4 0.0 0.0 0.0
0.4 0.5 0.6 0.8 1.0 1.2 1.4 1.6 1.9 2.1 2.3 2.7 3.5 3.2 2.7 2.7 2.7 2.7 2.6 2.6 2.7 2.7 2.7 2.7 3.2 3.5 2.7 2.3 2.2 1.9 1.6 1.4 1.3 1.1 0.9 0.9 1.1 1.9 3.4 0.0 0.0 0.0
0.4 0.5 0.6 0.8 1.0 1.2 1.3 1.5 1.7 1.9 2.0 2.3 2.9 2.7 2.4 2.4 2.4 2.5 2.5 2.5 2.5 2.4 2.4 2.4 2.8 2.9 2.3 2.1 1.9 1.8 1.6 1.4 1.2 1.1 0.9 0.9 1.3 2.7 5.9 0.0 0.0 0.0
0.4 0.5 0.6 0.8 0.9 1.1 1.2 1.4 1.5 1.6 1.7 2.0 2.4 2.3 2.1 2.1 2.2 2.3 2.3 2.3 2.3 2.2 2.1 2.1 2.3 2.4 2.0 1.8 1.7 1.6 1.4 1.3 1.2 1.0 0.9 0.9 1.2 2.1 3.8 0.0 0.0 0.0
0.4 0.5 0.6 0.7 0.9 1.0 1.1 1.2 1.3 1.4 1.5 1.7 2.0 2.0 1.9 1.9 2.0 2.1 2.1 2.1 2.1 2.0 1.9 1.9 2.0 2.0 1.7 1.6 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.9 0.9 1.2 1.6 0.0 0.0 0.0
0.4 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.2 1.3 1.3 1.5 1.8 1.8 1.7 1.7 1.8 1.9 1.8 1.8 1.8 1.8 1.7 1.6 1.8 1.8 1.5 1.4 1.4 1.3 1.2 1.1 1.0 0.9 0.9 0.8 0.8 0.8 0.9 0.0 0.0 0.0
0.4 0.5 0.5 0.6 0.7 0.8 0.9 0.9 1.0 1.1 1.2 1.2 1.4 1.6 1.6 1.5 1.6 1.6 1.7 1.7 1.6 1.6 1.6 1.5 1.5 1.6 1.7 1.4 1.3 1.3 1.2 1.1 1.1 1.0 0.9 0.8 0.8 0.7 0.7 0.7 0.0 0.0 0.0
0.4 0.5 0.6 0.6 0.7 0.8 0.8 0.9 0.9 1.0 1.1 1.2 1.3 1.6 1.6 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.5 1.6 1.4 1.2 1.2 1.2 1.1 1.0 0.9 0.9 0.8 0.7 0.7 0.7 0.6 0.0 0.0 0.0
0.4 0.5 0.6 0.6 0.7 0.7 0.8 0.9 0.9 1.0 1.0 1.1 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.3 1.3 1.3 1.4 1.4 1.3 1.2 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.8 0.8 0.8 0.7 0.9 0.9 0.6 0.3 0.1 0.1 0.0 0.1 0.1 0.2 0.5 1.5 3.6 0.0 0.0 0.0
0.5 0.5 0.6 0.7 0.7 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.2 1.3 1.4 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.3 1.4 1.3 1.3 1.2 1.1 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.9 0.8 0.9 0.9 0.9 1.0 1.1 1.2 1.5 2.4 4.4 5.2 3.4 2.4 2.2 2.7 4.3 4.4 2.2 1.0 0.6 0.4 0.4 2.4 2.7 1.4 0.5 0.2 0.1 0.1 0.1 0.1 0.2 0.6 1.8 4.7 0.0
0.5 0.6 0.6 0.7 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.2 1.3 1.3 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.3 1.3 1.2 1.1 1.1 1.1 1.1 1.0 1.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 1.0 0.9 1.0 1.0 1.1 1.2 1.4 1.9 2.6 2.8 2.5 2.3 2.3 2.5 2.7 2.4 1.5 0.9 0.7 0.6 0.5 4.6 5.6 2.4 0.7 0.2 0.1 0.1 0.1 0.1 0.2 0.5 1.2 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.6 0.7 0.8 0.8 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.3 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.1 1.1 1.1 1.2 1.3 1.4 1.6 1.8 2.0 2.0 1.9 2.1 2.1 2.0 1.7 1.4 1.0 0.9 0.9 0.9 3.2 3.7 1.8 0.6 0.2 0.1 0.1 0.1 0.1 0.1 0.3 0.5 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.6 0.6 0.7 0.8 0.9 0.9 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.1 1.1 1.1 1.1 1.1 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.1 1.1 1.2 1.2 1.3 1.4 1.5 1.7 1.7 1.8 1.9 1.9 1.8 1.6 1.4 1.3 1.2 1.2 1.5 1.8 1.2 1.2 0.8 0.4 0.2 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.6 0.7 0.8 0.9 1.0 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.5 1.6 1.7 1.7 1.7 1.7 1.7 1.5 1.3 1.2 1.2 1.5 2.1 3.0 0.4 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.4 1.4 1.3 1.3 1.3 1.3 1.3 1.4 1.4 1.5 1.5 1.5 1.6 1.6 1.6 1.6 1.5 1.4 1.3 1.2 1.3 1.5 2.2 3.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.6 0.7 0.9 1.0 1.1 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.3 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.3 1.2 1.2 1.4 1.7 2.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.6 0.7 0.8 0.9 1.0 1.2 1.3 1.4 1.5 1.4 1.4 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.6 1.6 1.6 1.5 1.4 1.4 1.3 1.2 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.6 1.6 1.7 1.6 1.5 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.3 1.3 1.2 1.1 1.2 1.3 1.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.5 0.6 0.7 0.8 1.0 1.2 1.4 1.5 1.6 1.6 1.5 1.3 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.7 1.7 1.7 1.6 1.4 1.3 1.2 1.2 1.2 1.2 1.2 1.2 1.3 1.4 1.6 1.7 1.8 1.8 1.7 1.6 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.4 1.4 1.3 1.2 1.1 1.0 1.0 1.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.4 0.5 0.6 0.7 0.8 0.9 1.1 1.3 1.5 1.6 1.6 1.4 1.2 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.3 1.5 1.6 1.7 1.7 1.5 1.4 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.3 1.5 1.7 1.8 1.8 1.7 1.5 1.5 1.4 1.4 1.4 1.5 1.5 1.5 1.6 1.5 1.5 1.5 1.4 1.4 1.4 1.3 1.2 1.1 1.0 0.9 0.9 0.8 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.4 0.5 0.6 0.7 0.7 0.9 1.1 1.4 1.6 1.7 1.6 1.4 1.2 1.1 1.0 1.0 1.1 1.1 1.0 1.0 1.1 1.2 1.4 1.7 1.8 1.7 1.5 1.3 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.5 1.7 1.9 1.9 1.7 1.5 1.4 1.4 1.4 1.4 1.5 1.5 1.6 1.6 1.6 1.5 1.5 1.5 1.4 1.4 1.3 1.2 1.0 0.9 0.8 0.8 0.7 0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.2 0.3 0.4 0.4 0.5 0.6 0.7 0.9 1.1 1.3 0.1 1.3 1.1 1.0 0.8 0.8 0.7 0.8 0.8 0.8 0.8 0.9 1.0 1.2 1.4 1.5 1.5 1.2 1.1 0.9 0.8 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.2 1.4 1.6 1.6 1.5 1.3 1.2 1.2 1.2 1.2 1.3 1.4 1.4 1.5 1.6 1.6 1.6 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.7 0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.1 0.7 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.6 0.6 0.7 0.1 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.6 0.7 0.7 0.9 0.9 0.8 0.9 0.9 0.9 0.9 1.0 1.0 1.2 1.3 1.5 1.6 1.6 1.6 1.5 1.4 1.3 1.2 1.1 0.9 0.8 0.7 0.7 0.6 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.1 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.1 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.1 0.6 0.5 0.6 0.6 0.7 0.7 0.8 0.9 1.1 1.3 1.5 1.6 1.7 1.6 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.7 0.6 0.6 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.0 0.4 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.1 0.5 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.1 0.5 0.4 0.4 0.4 0.4 0.5 0.6 0.8 1.0 1.2 1.5 1.7 1.7 1.5 1.3 1.1 1.0 1.0 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.0 0.3 0.3 0.3 0.0 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.1 0.4 0.4 0.3 0.3 0.3 0.3 0.4 0.5 0.7 0.9 1.3 1.6 1.6 1.4 1.2 1.0 0.9 0.8 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.0 0.2 0.2 0.2 0.0 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.1 0.1 0.3 0.3 0.2 0.2 0.3 0.3 0.4 0.5 0.5 0.7 0.1 1.0 1.0 1.0 0.9 0.8 0.8 0.7 0.7 0.6 0.5 0.4 0.4 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.4 0.5 0.6 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.1 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.1 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.7 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 2.3 1.6 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 5.7 3.0 1.0 0.4 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 4.5 2.6 0.9 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 1.5 1.1 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.7 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.9 2.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.5 1.5 4.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 1.3 3.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.7 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.0 0.0 0.1 0.3 1.0 2.8 4.1 2.3 0.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.0 0.0 0.1 0.2 0.6 1.1 1.4 1.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.3 0.4 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
LANDSCAPE
OVERLOOK
SCENIC
2ND STREET WEST
L O C K A N D D A M R O A D
COOLING TOWER
3-6" ELM
ONE-WAY
O N E -W A Y
TRANS/MSB
0.25 FOOT-CANDLE ISOLINE
0.50 FOOT-CANDLE ISOLINE
1.00 FOOT-CANDLE ISOLINE
PROPERTY LINE
BUILDING MOUNTED SHIELDED/CUTOFF TYPE SECURITY LIGHTING WILL BE PROVIDED AT EACH
ENTRANCE/EGRESS FROM THE BUILDING AS INDICATED BY THE BUILDING FLOOR PLANS.
SURFACE AND/OR RECESSED MOUNTED SHIELDED/CUTOFF TYPE LIGHTING WILL BE PROVIDED AT
EACH EXTERIOR BUILDING CANOPY AND/OR SOFFIT AS INDICATED BY THE BUILDING FLOOR PLANS.
ALL COURTYARDS AND SITE SIGNAGE LIGHTING SHALL BE CONTROLLED VIA MULTI-ZONE
PHOTOCELL INITIATED TIMECLOCK SYSTEM (WITH SEPARATE ZONES FOR COURTS & SIGNAGE
FUNCTIONS). TIMECLOCK(S) SHALL BE LOCATED ADJACENT TO THE ELECTRICAL PANEL FROM
WHICH LIGHTING IS SERVED, WITH THE PHOTOCELL LOCATED IN THE FIELD AS REQUIRED BY FIELD
CONDITIONS.
ALL PARKING LOT LIGHTING STANDARD ASSEMBLIES SHALL BE PROVIDED WITH INTEGRAL
PHOTOCELL AND OCCUPANCY SENSOR TO REDUCE LIGHTING OUTPUT TO 30% WHEN AREA IN
UNOCCUPIED.
ALL CONDUCTORS FOR EXTERIOR SITE LIGHTING CIRCUITS SHALL BE #6 AWG (MINIMUM), UNLESS
INDICATED OTHERWISE.
HANDHOLES SHALL BE PROVIDED AT THE BASE OF ALL LIGHTING STANDARD ASSEMBLIES -TAP
LIGHTING BRANCH CIRCUIT AT BASE, PROVIDE FUSES AT TAP, AND PROVIDE BRANCH CIRCUIT
WIRING FROM BASE TO LIGHTING FIXTURES.
A.
B.
C.
D.
E.
F.
GENERAL NOTES
Scale
Project number
Date
Drawn by
Checked by
8
A
7654321
87654321
B
C
D
E
F
A
B
C
D
E
F
Revisions
AREA 1 AREA 2
AREA 3
TRUE
NORTH
CITY
SUBMITTAL
11/28/2018
PREPARED BY:
As indicated
11
/
2
9
/
2
0
1
8
2
:
3
1
:
4
2
P
M
E102
18-128
11/21/2018
DMC
DMC/JJC
ELECTRICAL
PHOTOMETRIC
PLAN -
PROPERTY LINE
GREAT RIVERS
LANDING
CONFLUENCE
DEVELOPMENT
CO
N
F
L
U
E
N
C
E
DE
V
E
L
O
P
M
E
N
T
1" = 25'-0"1 ELECTRICAL PHOTOMETRIC PLAN -PROPERTY LINE
NO. DESCRIPTION DATE
VIII-B-01
LIGHTING STANDARD
ADJACENT TO BASE +-6"
STANDARD & GROUNDING ROD
#6 COPPER GROUND - BOND TO LIGHTING
WITH ROUNDED EDGES
FINISH ALL CONCRETE ABOVE GRADE
FINISHED GRADE
DOUBLE NUTS AT BASE PLATE
ANCHOR BOLT ASSEMBLY W/
BUSHED ENDS (SIZE AS REQ'D)
RIGID CONDUIT STUB-OUT W/
CONCRETE BASE
"SONA TUBE" FORMED
LIGHTING STANDARD HANDHOLE
REBAR REINFORCEMENT
(6)#6 VERTICAL BARS & #3
HORIZONTAL TIES @ 12" O.C.
COPPER GROUND ROD
36"
Min.
30"
NOM. 24" DIA.
NOM. 6'-0"
PLAN VIEW
LUMINAIRE WITH
MOUNTING ARM
NOMINAL 5" SQUARE
LIGHTING STANDARD
HAND HOLE
GROUND LUG
BASE COVER
BASE PLATE
FOUNDATION (SEE DETAIL)
FINISHED GRADE
20'-0"
30"
22'-6"
REMOVABLE
CAP
PLAN VIEW
LUMINAIRE WITH
MOUNTING ARM
NOMINAL 5" SQUARE
LIGHTING STANDARD
HAND HOLE
GROUND LUG
BASE COVER
BASE PLATE
FOUNDATION (SEE DETAIL)
FINISHED GRADE
20'-0"
30"
22'-6"
REMOVABLE
CAP
Scale
Project number
Date
Drawn by
Checked by
8
A
7654321
87654321
B
C
D
E
F
A
B
C
D
E
F
Revisions
AREA 1 AREA 2
AREA 3
TRUE
NORTH
CITY
SUBMITTAL
11/28/2018
PREPARED BY:
12" = 1'-0"
11
/
2
9
/
2
0
1
8
2
:
3
1
:
4
3
P
M
E103
18-128
11/21/2018
DMC
DMC/JJC
ELECTRICAL
PHOTOMETRIC
DETAILS
GREAT RIVERS
LANDING
CONFLUENCE
DEVELOPMENT
CO
N
F
L
U
E
N
C
E
DE
V
E
L
O
P
M
E
N
T
NOT TO SCALE1LIGHTING ASSEMBLY STANDARD FOUNDATION
NOT TO SCALE2TYPE S41 & S51 ASSEMBLY DETAIL
NOT TO SCALE3TYPE S42 ASSEMBLY DETAIL
NO. DESCRIPTION DATE
VIII-B-01