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HomeMy WebLinkAbout02/07/2006, BUS 2 - DOWNTOWN PEDESTRIAN LIGHT PLAN council ' °�° Februa 7,2005 acEnba REpoizt ��s z CITY O F SAN L U I S O B I S P O FROM: Jay D. Walter, Director of Public Works Prepared By: Bridget Fraser, Associate Engineer SUBJECT: DOWNTOWN PEDESTRIAN LIGHT PLAN CAO RECOMMENDATION 1. Adopt a resolution: a. Approving a Downtown Pedestrian Light Location Plan and Lighting Standard using 100 watt lamps, as recommended by the Architectural Review Commission (ARC); b. Amending the boundaries of the Downtown Pedestrian Lighting District; and c. Authorizing the City Engineer to approve modifications to the location plan to avoid obstructions while keeping to the minimum target values of 0.9 foot-candles and 4:1 uniformity. 2. Direct staff to investigate funding alternatives including grant opportunities. 3. Direct staff to submit a CIP request for a pilot project for consideration in the 2007-09 Financial Plan. 4. Direct staff to continue working with private developers to incorporate lighting as part of new development projects downtown. REPORT-IN-BRIEF As part of the City's 2001-03 Financial Plan, Council identified pedestrian-scale street lighting in the historic downtown as an "Other Council Objective." Council reemphasized its support for the pedestrian lighting by including it again in the 2005-07 Financial Plan under "Major City Goals — Downtown." The emphasis of the goal focuses on improving pedestrian visibility and enhancing the historical and architectural character of the downtown. Initial steps were taken in achieving this goal when Council adopted a pedestrian-scale light standard and district boundary in March 2003. Staff recently completed the development of a location plan which was reviewed by the ARC in October. Based on recommendations by the ARC, staff revised the location plan using fewer light poles with higher wattage lamps. Council is now being asked to review and approve this location plan as well as approve modifications to the lighting district boundary. Having this location plan and district and light standard adopted and in place, will allow for installations to occur as opportunities arise. Staff will continue to work on the subsequent phases of the program as resources allow and return to Council at a future date to provide funding alternatives. DISCUSSION Background The idea of pedestrian-scale street lighting in downtown is not recent. Seeds were planted as far back as 1982 where, as part of an urban design study for downtown, Council endorsed the idea of a two-tiered street light systems tall poles at intersections and shorter pedestrian-scale poles mid- block. Due to costs, the pedestrian lights were never installed. The concept surfaced several y Downtown Pedestrian Light Placement Plan Page 2 times since then as groups such as the Chamber of Commerce and the Downtown Association expressed their support for the idea, with the Downtown Association offering to organize a sponsorship program similar to its commemorative bench program to help fund a _— program. Subsequently, the City Council included the downtown pedestrian [3 1 lighting plan as an "Other Council Objective" in its 2001-03 Financial Plan, directing staff to "establish a historic downtown pedestrian lighting plan in j cooperation with the Downtown Association." In 2002, Public Works and Community Development staff formed a committee of representatives to review and select a luminaire and pole style. The committee ` was comprised of representatives from the Downtown Association, Chamber of F Commerce, City Administration, Community Development, and Public Works departments, providing a broad cross-section of expertise and viewpoints. A luminaire was selected based on its ease of maintenance, durability, flexibility, ;'' = _ and optical system as well as its close physical resemblance to the gas lamps used Original Gas Lamp- in the city in the early 1900s. 1914 Courtesy of SLO Historical Society On-site demonstrations were organized early in 2003 to gather public input and to compare and evaluate different lighting elements such as, lamp color, wattage, globe-type and pole height. Based on an attempt to reach the best "balance" of all the elements, a proposed light fixture was selected and recommended for approval by the CHC at their February 24, 2003 meeting and ARC at their March 17, 2003 meeting. On March 16, 2004, Council adopted the recommended initial pole and lighting district with the same boundaries as that of the commercial core zoning. Council is encouraged to review the detailed discussion of the various elements addressed in selecting the pole and fixture found in the March 17, 2003 ARC agenda report which is available for review in the Council Reading Room. i - Since adoption of the pedestrian light standard, twelve lights have been installed ®a�. downtown - at the Court Street project, the new County Government Center and t just recently at the 919 Palm Parking Garage. s' - Adopted Pedestrian Light Council renewed its commitment to the downtown pedestrian lighting program by including it as part of a Major City Goal for the downtown in the recently adopted 2005-07 Financial Plan. The goal gives staff direction to take steps to advance the lighting program "to the greatest degree possible within existing resources" and directs staff to take the next step of developing a plan for the placement of the pedestrian lights. Staff began work on the pedestrian light location plan during the spring and summer of 2005. Developing a Location Plan Development of the placement plan is described in detail in the October 17, 2005 ARC agenda report (Attachment 1). The following recaps this process. Staff first reviewed lighting standards to select target light levels and uniformity ratios appropriate for downtown. Staff then evaluated the existing lighting system to determine actual field conditions and to see what was working and what was not working. Evaluation of the existing �i .;2_� Downtown Pedestrian Light Placement Plan Page 3 system was also necessary in order to determine what to do with the existing tall cobra-head system - replace the existing tall cobra head lighting system with the shorter pedestrian lights or leave in place and just supplement with additional pedestrian lights. From there recommendations were given, a placement criterion was developed and a location plan generated using the previously adopted pedestrian light standard of a 70 watt post-top lamp on a 12' tall pole. Light Levels/Uniformity Ratios - Light levels and uniformity ratios were derived from recommended values obtained from roadway and walkway lighting standards published by the Illumination Engineering Society of North America. (A copy of this IESNA standard is available for review in the Council reading file.) Taking into account the street classification and pedestrian volume, Public Works staff selected a target value of 0.9 foot candles and a uniformity ratio of 4:1. These light levels met or exceeded the recommended minimums for both the street and sidewalk areas. (Refer to Attachment 1 for a more detailed discussion.) (Note: Although the Council goal was specifically to provide better lighting on the sidewalks for the pedestrians, the guidelines recommend evaluation of the affects of the light on both the street and sidewalk. This makes sense particularly when contemplating a change to the current lighting patterns by removing some of the tall cobras and replacing with pedestrian lights. Both areas should meet the minimum recommendations.) Evaluation of the Existing Lighting System - The existing lighting system of tall cobra head light fixtures was analyzed using alighting software program coupled with a field review. The outcome of this analysis and review indicated that the light levels and particularly the uniformity fell short (except for Santa Rosa and Marsh Streets) of the recommended standards. It reinforced the concept that improved lighting mid-block would be beneficial and that a system that works better with trees should be used. The minimum target of 0.9 foot-candles and uniformity ratio of 4:1 using shorter more frequently spaced lights mid-block will produce better lighting at the street and sidewalk level than what currently exists. (Refer to Attachment 1 for a more detailed discussion of the analysis, site review, observations and recommendations.) General Recommendations — In summary, staff recommended the following for the new light system in downtown: 1. Retain all existing intersection lighting. Any cobra heads at or close to the street , comers which contribute light to the street intersections should be maintained and not removed. 2. Remove mid-block cobras and replace with pedestrian-scale lights in order to achieve a minimum of 0.9 average foot-candles or more and uniformity ratio of 4:1 or less over both street and sidewalks. (Note that in the retail areas the lighting will be supplemented by any storefront or off site lighting and the actual foot-candles will be higher than the 0.9 foot-candles and 4:1 uniformity in these areas.) I i 3. Provide higher levels of lighting at mid-block crosswalks using doubled-headed 100 A watt pedestrian-scale lights (at right) on both sides of the streets. Tree interference is Proposed causing deep shadows at all mid-block crosswalks. (Per the standard practice, mid- uoht°o md-moc* block crosswalks should be treated like an intersection with increased light levels.) Crosswalks 2�� Downtown Pedestrian Light Piac'ement Plan -) Page 4 4. On Marsh and Santa Rosa Streets, leave mid-block cobra heads. Add pedestrian lights for visual appearance and to improve the lighting uniformity. The lighting was generally acceptable on these two streets. Since these streets are closer to a major(arterial) classification per the lighting standard, their average lighting values should be 1.3 foot candles or more. Because of the width of the streets and the higher light levels, staff found it difficult to adequately light the street using only the pedestrian lights mid-block; therefore, it is recommended that the cobras remain in place and the pedestrian lights be added in between for visual appearance. Placement Criteria—the following placement criteria was developed: 1. Place lights in a staggered arrangement on opposite sides of the street. 2. Maximize the spacing and minimize the number of poles required to meet the target design values. 3. Avoid the trees, driveways, ramps,planters, underground utilities, and drain inlets. 4. When possible, avoid placing too close to trees and driveway ramps. 5. Attempt to place pole towards the front or the back of a parking place to minimize interference with car door swings. Preliminary Location Plan - A preliminary placement plan was developed using the IESNA target light levels and uniformity ratios, the photometrics of the light and pole together with the general recommendations and placement criteria stated above. This plan used the adopted 12' tall pedestrian light with a 70 watt lamp. Average pole spacing of around 65' (8-9 poles per block on average) was required in order to meet the minimum light levels and uniformity ratios. This plan resulted in approximately 330 pedestrian lights within the proposed district boundary. ARC Review/Recommendations - At their October 17, 2005 meeting, the ARC recommended that Council approve the downtown street light plan with certain recommendations. (Refer to Attachment 1). Overall there was unanimous support for the project however they expressed a concern with the number of light poles needed to meet the minimum light levels required by the standard. There was also discussion that after viewing the current installations they felt the 70 watt bulbs were too dim. It was recommended that the plan be revised using a 100 watt bulb in order to reduce the number of standards needed to meet the minimum light levels. Revised Location Plan - Using the same targets and criteria but with the next higher 100 watt lamp, staff developed the revised location plan shown in Attachment 2, Exhibit A. This plan resulted in an average light pole spacing of approximately 80' (6-7 lights per block on average) with a total of approximately 260 proposed lights within the district boundary. (This represents about a 20% decrease in poles over the 70 watt lighting plan.) Comparison of the Proposed Lighting to the Existing Lighting According to a software analysis program, theoretically, the existing tall cobra head system should provide an average of around 1.1 foot-candles with a uniformity ratio 8:1. The actual conditions are less when taking into consideration the shadowing caused by the trees. The proposed street light system should also provide an overall average light level of 1.1 foot-candles. In contrast, however, the proposed system of shorter more frequently spaced poles will provide a much more uniform light pattern with a uniformity ratio averaging closer to 3:1 with less shadowing. 02 7 Downtown Pedestrian Light Placement Plan Page 5 Reducing the shadows will provide a greater sense of security and better visibility to both pedestrians and motorists. Aesthetically, the vintage-style pedestrian scale poles will add more visual appeal, ambiance and a historic feel both during the daylight and evening hours. The closer spacing of the pedestrian scale lights creates a visual rhythm and unifying effect within the historic downtown. Future Changes It is important to note that the location plan is conceptual in nature and should be taken as such when it comes time to actually install the lights. As lights are installed, a detailed investigation of the site will be needed to confirm the proposed location of the light and to locate any particular obstructions. In most cases, a thorough field investigation will result in small shifts of a couple of feet to avoid a conflict. However there is potential for significant changes in the layout should a new driveway, tree or large vault be added. Significant changes may result in a whole block requiring a new layout. Staff recommends that the City Engineer be given the authority to make changes to the location plan, as needed, to avoid obstructions in any given block while keeping to the minimum target values of 0.9 foot-candles and 4:1 uniformity. Proposed Boundaries of Downtown Pedestrian Lighting District The 2001-03 Financial Plan directed staff to establish a "historic downtown pedestrian lighting plan in cooperation with the Downtown Association." Staff interpreted this as the lighting area being, at least initially, congruent with the downtown commercial core boundaries. This made sense considering the possibility that a portion of the funding for the lights could be through a Downtown Association administered sponsorship program. Staff recommended and Council adopted a boundary closely matching the downtown commercial core in March of 2004. However, the commercial core is based on parcels not right-of- way. As such, interpreting where lights fall within the current lighting district could lead to installations of a partial block or only on one side of the block.. Staff recommends "cleaning up" the current lighting district boundary so that only full blocks lie within the district. Refer to Attachment 2, Exhibit B for the proposed district boundary. Maintenance and Costs If the downtown lighting plan was adopted and all lights installed, the city would be responsible for energizing and maintaining approximately 260 new pedestrian lights. Given the current financial state of the City, it is important for Council to understand now, before moving forward any further, what the cost and staffing impacts of the proposed pedestrian lighting system will be. Preliminary costs and staffing estimates are given below: Installation Costs: $8,100 per light . Based on full block installations of lights(includes $55,000 per block light,pole,foundation, sidewalk repair.. $2.1 million for total district • Assumes the need for a complete new infrastructure 2� f 1 Downtown Pedestrian Light Piacement Plan Page 6 Energy Costs: Estimated net increase in yearly energy costs based $9,000 per year net increase. on removing 49 cobra head lights and adding 260 new pedestrian lights. Maintenance Costs: 2-Year Relam in Cleanin $80 Per light • Assuming all 260 lights installed $21,000 per district • Based on the cost of materials and man-hours 160 man-hours per district to relamp and clean lights every two years. 10-Year Rebuild: $230 per light • Assuming all 260 lights installed $60,000 per District • Based on the cost of materials and man-hours 160 man-hours per district to replace the "insides" (ballasts,photocells, wiring and connectors, etc) every ten years. KnockdownNandalism: $4,000/year Based on man-hours and materials to allow for 20 man-hours/year replacement of I complete light fixture and pole per year due to vandalism or knockdown. The additional work load required to maintain the new system is beyond the capabilities of the current staffing level and will need to be budgeted for in each Financial Plan. Pilot Project Staff and the ARC recommend that a pilot block be installed and reviewed for effectiveness before launching a full scale installation program. This makes sense given that the plan is based on a theoretical software model in conjunction with review of the three partial-block installations. Seeing how the lights work together in a full block installation will allow staff a chance to review for "over-lighting" or "under-lighting" and make adjustments, if warranted, to the spacing and light levels before too many installations occur. At one time it was thought that this test site would occur with the remodel of Garden Street; however, the project has since been deferred. Staff recommends installing lights in the block of Higuera between Garden and Broad. Due to its prominent location in the downtown and the fact that this block is very poorly lit makes this block a good candidate for the pilot project. Costs for installation of the 7 lights and infrastructure for this test project would be in the neighborhood of$56,700 (estimated$8,100 per light). Funding At first, it was envisioned that a donor program administered by the Downtown association could be established to fully fund this program - similar to the existing bench program. Also, initially it was thought that much of the existing infrastructure (underground electrical conduits and wires) could be reused for the new lighting system and that a light could be purchased and installed for $2,000 to 3,000 — an amount still likely to be within a sponsor's reach. However, due to the age 2 l 1 Downtown.Pedestrian Light Placement Plan Page 7 and unknown condition; the existing infrastructure cannot be relied upon. (This system was passed on to the City through the purchase of the current lighting system from PG&E several years ago). At this time it is not reasonable for staff to presume that the current infrastructure can be reused. Therefore estimates were developed assuming the need for a complete new infrastructure. As stated previously, estimated costs are in the neighborhood of $8,100 per fully installed light — an amount not likely to attract many donors. With this in mind, funding in addition to the donor program needs to be identified and secured. Staff will look at enhancement grants as a possible source of funding and/or request City funding if the City's financial situation improves. The table below gives a possible funding breakdown based on current estimates and an assumption that$3,000 per light would be sponsored through donations. Per light Per Block District % Breakdown Donor Program $3,000 $20,350 $777,000 37% City/Grant fundi n $5,100 $34,650 $1,323,000 63% Total $8,100 $55,000 $2,100,000 100% Essentially, the $3,000 would cover the cost of the light, pole, freight and the setting and energizing of the light. The remaining cost of $5,100 per light represents the cost of installing conduit, pull boxes, the pole foundation and anchor bolts, pulling wire, sidewalk repairs and coordination with PG&E. Aside from the few installations that might be installed through private developments or other special circumstances (which could offset a relatively small portion of the costs above), staff recommends approaching the program and installation in a block-by-block approach. This is more cost effective than installing one or two at a time and allows for the existing cobra heads be taken out of service at the same time the new block of lights goes into service. Staff recommends that donations for lights be collected after City/grant funding for the infrastructure is secured. As donations accumulate to support a block of lights ($20,350), the city would then be in a position to provide the matching funds ($34,650) for the infrastructure. Downtown Association/Farmer's Market Power Needs. The Downtown Association has expressed their need for power along several blocks of Higuera Street for Farmer's Market activities. For years; vendors have had to rely on the good will of adjacent businesses to provide power to light their booths. Extension cords have been draped across the sidewalks creating a potential tripping hazard as well as an unsightly appearance. This practice may have been fine in the beginning, but after 20+ years the Downtown Association would like the City to provide a permanent solution. Initially it was thought that electrical outlets added to the pedestrian light poles would provide an easy inexpensive "fix". Upon further investigation it was found that this may, in fact, not be the best solution. Electrical outlets on the poles would be somewhat unsightly, difficult to maintain and would provide very limited power needs. Electrical outlets would also require a separate metered service independent from the lighting service. Staffs is currently working with the Downtown Association and maintenance staff to explore a better solution for providing power off- — 1 �1 Downtown Pedestrian Light Placement Plan Page 8 along Higuera Street for Farmer's Market needs, as well as address long term power needs and maintenance concerns. Providing power for Farmer's Market will be incorporated into the overall plans for these blocks and should be installed at the time the pedestrian lights are installed, if not before. CONCURRENCES 1. The Cultural Heritage Committee, at its February 24, 2003 meeting, and the Architectural Review Commission, at its March 17, 2003 meeting, reviewed and approved the downtown pedestrian light standard. 2. The Architectural Review Commission, at its October 17, 2005 meeting, reviewed and recommended that Council approve the downtown pedestrian light location plan with recommended changes. 3. The Downtown Association was involved in the evaluation and selection process of the light standard, has reviewed the proposed placement plan and continues to be committed to assist the program through sponsorships. FISCAL IMPACT There is no direct fiscal impact in adopting the plan. Once installations occur there will be fiscal impact associated with initial installation, increased electrical costs and costs associated with maintaining the system as previously discussed in this report. ALTERNATIVES 1. Do not replace cobra-head lights. Another alternative would be to leave the cobra-heads in place and add pedestrian lights as needed to reduce shadows. Staff does not recommend this alternative. Although fewer lights would be needed, this alternative would create a randomly spaced uneven layout. Additionally, trees are always changing, growing or dying and being replaced. It would be difficult to design a layout based on today's trees and shadows that would provide light in the right places in the future as the trees grow or are replaced with new smaller trees. 2. Reduce the target light levels and uniformity ratios. Reducing the target light levels and uniformity ratios would result in fewer poles and/or allow reducing the lamp wattage to 70 watt lamps. Staff does not recommend this because, even though the city has no adopted lighting standard, a conscience deviation from the IESNA standard practice minimum recommendations could potentially open the city up to liability issues and law suits as this standard practice is generally accepted as the standard of the industry. 3. Include "gateway" streets in District Boundary. As stated in the Council report of March 16, 2004, and again by the ARC at their October 17, 2005 meeting, consideration should be given to using the lights as a "gateway" feature into downtown by lining Monterey Street out to its north boundary and Higuera and Marsh Streets south to the Marsh Street/Highway 101 on/off ramps. These areas can be included in the lighting district boundary at this time, however installations in these areas should be deferred until light levels/pole spacings are developed for these arterial streets and the location plan amended. Staff recommends waiting until funding is secured and the program is fully underway to expand into these areas. �� Downtown Pedestrian Light Placement Plan Page 9 ATTACHMENTS 1. ARC agenda report and minutes from October 17, 2005 2. Draft Resolution Adopting Downtown Pedestrian Light Placement Plan, Light Standard and Lighting District Boundary with the following exhibits: a. Location Plan (100 watt) b. Revised District Boundary c. Revised Light Standard AVAILABLE FOR REVIEW IN THE COUNCIL OFFICE 1. Council agenda report from March 16, 2004 which includes: • ARC agenda report and minutes from March 17, 2003 • CHC agenda report and minutes from February 24, 2003 meeting 2. American National Standard Practice for Roadway Lighting (ANSIIIESNA RP-8) 3. Recommended Lighting for Walkways and Class I Bikeways (IESNA DG-5) 1:\-CAR ReportsV.006\Sueetsdights\DtpedlightplantCAR DtpecWteplan.DOC 29 Attachment 1 EXCERPT of: SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 17, 2005 ROLL CALL: Present: Commrs. Jim Lopes, Greg Wilhelm, Allen Root, Charles Stevenson, Vice- Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: Commr. David Smith Staff: Senior Planner Pam Ricci, and Recording Secretary Raquel Rodriguez ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS:. There were no comments made from the public. PUBLIC HEARINGS: 1. Downtown. ARC 193-02; Review of a downtown historic street lighting program; City of San Luis Obispo Public Works Department, applicant. (Brian Leveille) Planning Technician Brian Leveille presented the staff report recommending the Commission recommend the City Council approve the Downtown Pedestrian Light Placement Plan. Bridget Fraser, Associate Engineer, explained the process for selecting a new street standard that looks like old gas lamps. She noted they are constructed of new materials which are easier to maintain and are more efficient lights. She discussed issues with trees creating dark spots with cobra lights, and how the new lights would result in more consistent light levels; addressing both safety and aesthetic issues. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Commr. Lopes suggested decreasing the number of poles and increasing the wattage of the lights to 100 watts in addition to using optics to handle the glare. Commr. Stevenson noted he would rather see fewer standards, even if there is less illumination, and suggested looking at wall-mounted fixtures and extending the lighting district to Marsh and Higuera Streets. �0 Draft ARC Minutes Attachment 1 October 17, 2005 Page 2 Commr. Wilhelm asked about the definition of uniformity. Commr. Boudreau suggested looking at a particular block once the lights are installed, if the project is to be phased. On motion by Commr. Boudreau to recommend that the City Council approve the light placement for the downtown pedestrian lighting plan based on findings, and subject to the following recommendations: 1) Look into using a 100-watt bulb for light fixtures to maximize spacing and reduce the needed number of light standard: 2) Consider a pilot project where alighting installation is installed for a block to observe lighting levels in the field and evaluate effectiveness: and 3) Consider expanding the lighting district to the south to the intersection of Hiquera and Marsh Streets, which is known as an established gateway to the downtown. Seconded by Comm. Stevenson. AYES: Commrs. Root, Lopes, Wilhelm, Stevenson, Boudreau and Howard NOES: None ABSENT: Commr. Smith ABSTAIN: None The motion passed on a 6:0 vote. Items 2,3 and 4are unrelated to Pedestrian Lighting Project and have been removed. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:30 p.m. to the next regular meeting scheduled for Monday, November 7, 2005, at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Raquel Rodriguez Recording Secretary Attachment 1 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT ITEM#i BY: Brian Leveille, Planning TechnicianBL MEETING DATE: October 17, 2005 FROM: Pam Ricci, Senior Planner FILE NUMBER: ARC 193-02 PROJECT LOCATION: Downtown Commercial Core SUBJECT: Review of a placement plan for the previously-approved decorative downtown pedestrian light standards. SUMMARY RECOMMENDATION: Recommend approval to the City Council of the Downtown Pedestrian Light Placement Plan. BACKGROUND: Situation/Previous Review As part of the City's 2001-03 Financial Plan, the City Council identified pedestrian scale street lighting in the historic downtown as an `Important City objective"and directed staff to "establish a historic downtown pedestrian lighting plan in cooperation with the Downtown Association." The emphasis focused on improving pedestrian visibility and enhancing the historical and architectural character of the downtown. The first step.in getting the program underway was to select a lighting standard and fixture. On Manch 17,2003, the ARC approved a lighting standard and fixture as recommended by the Cultural Heritage Committee (CHC). The fixture was intended to look like an old gas light to fit into the historic context of the downtown, but be energy efficient with low maintenance requirements. The City Council adopted the recommended standard and an initial lighting district on March 16, 2004. Through the 2005-2007 Financial Plan, staff was directed to advance the lighting program"to the greatest degree possible within existing resources"and to develop a plan for the.placement of the pedestrian lights. Both the Chamber of Commerce and Downtown Association have expressed their support for the fighting program. The Downtown Association has also offered to organize a sponsorship program similar to its commemorative bench program to help fund the program. Prior to forwarding the project to the City Council for final lighting plan approval, the ARC is being asked to review the placement plan and provide any recommendations on it to the Council. Data Summary Applicant: City of San Luis Obispo Representative: Bridget Fraser,Associate Engineer Zoning: C-D-H(Downtown Commercial—Downtown Historic District) General Plan: General Retail I ARC 193-02 (Downtown Peastrian]righting) Attachment 1 Page 2 Environmental: Categorically.Exempt(CEQA Guidelines, Section 15303) Project History In 1982 as part of an urban design study for downtown, Council endorsed the idea of a two-tiered street light system that included tall poles at intersections and shorter pedestrian scale poles at mid-block. Due to cost constraints,the pedestrian lights were never installed. In 2002, Public Works and Planning staff formed a committee of representatives to review and select a luminaire and pole style. The committee was comprised of representatives from Downtown Association, Chamber of Commerce, City Administration, Planning, and Public Works departments providing a broad cross-section of expertise and viewpoints. A light standard was selected based on its ease of maintenance, durability, flexibility, optical system and its close physical resemblance to the gas lamps used in the city in the early 1900s(Attachment 1). On site demonstrations were then organized early in 2003 in order to gather public input and to . compare and evaluate different lighting elements such as, lamp color, wattage, globe type and pole height. Based on an attempt to reach the best"balance"of all the elements, a proposed light fixture was selected and recommended for approval by the CHC at their February 24, 2003 meeting and ARC at their March 17, 2003 meeting. The ARC recommended a spacing of four light poles per block, and to bring the project back to ARC for approval of a final lighting plan. On March 16, 2004, Council adopted the recommended pole and an initial lighting district with the same boundaries as that of the commercial core. (See Attachment 3 for currently adopted district). However, the commercial core boundaries are based on land parcels not right-of-way. As such, interpreting where lights fall within the current lighting district could lead to installations of a partial block or only on one side of the block Staff will be recommending to the Council some minor adjustments to the current lighting district boundary so that only full blocks lie within the district (see Attachment 4 for an overlay of the proposed district boundary with the current district boundary). Since the Council's review of the pole and district.in March of 2004,lights have been installed at the Court Street project and the new County government center. Seven lights will be installed as part of the 919 Palm Office/Parking Structure Project and should be operational in the beginning of 2006. EVALUATION 1. Liehtine Placement.Plan Developing a placement plan involved determining placement criteria, evaluating the existing lighting system, and comparing the proposed Ighting system to existing lighting. In developing the plan,the following questions needed to be addressed: • How many lights are needed? • Where do the new lights go? ARC 193-02 (Downtown Pedestrian Lighting) Attachment 1 Page 3 • How far apart should the lights be placed? • How bright should the sidewalk and streets be? • What industry guidelines and lighting standards are available to help determine proper placement? To answer these questions and select locations for the lights, several factors need to be considered. These factors include the photometerics of the lamp (height, lumen output, light distribution, coverage, etc), the physical constraints to where a light pole and foundation can be installed,and what light level and uniformity should be targeted. The first item, photometrics, is a function of the adopted luminarie and pole and can be obtained from the manufacturer. The second item, finding potential locations for the poles, was accomplished by mapping out all known obstructions on the sidewalks (trees, ramps driveways, underground utility lines, vaults,bridges and storm drains) to narrow down possible locations for the foundations. Movable items such as benches, trashcans or magazine racks were not considered since it was assumed that they could move to another location if necessary. The third item, determining appropriate light levels and uniformity, was accomplished by turning to recommended values obtained from lighting standards used in the industry. Illumination criteria and design guidelines were derived from the American National Standard Practice for Roadway Lighting (ANS=NA RP-8) and Recommended Lighting for Walkways and Class I Bikeways (IESNA DG-5), both sponsored by the Illumination Engineering Society of North America (IESNA). These standard practices serve as the basis for design of roadway lighting and adjacent bikeways and pedestrian ways. These guidelines offer several methods of lighting design; however, the most commonly used is called the "illuminance method." The illuminance method .takes into consideration the classification of the street(major,collector, local)and the presence of pedestrians (high,medium, and low) then recommends minimum average values of illuminance or light incident on the surface expressed in foot-candles as well as recommended uniformity ratios (average foot candles of the site divided by the minimum foot-candles of the site or, in other words, a.measure of the contrast of brightness). The guidelines recommend that the effects of the light on both the street and sidewalk be evalauted. This is especially important in locations where the current lighting patterns would be changed by removing some of the tall cobras and replacing them with pedestrian lights. After a review of the street classifications and pedestrian usage, Public Works staff initially selected a target value of 0.9 foot-candles with a uniformity ratio of 4:1. With the exception of Santa Rosa and Marsh Streets, the downtown streets fell into either collector/local street classification with low to medium and occasionally high (Thursday nights) pedestrian use. The target values of 0.9 foot-candles and 4:1 uniformity provided a comfortable value to meet pedestrian and motorist needs without "over-lighting" our downtown. The design guidelines emphasize that low-level, more uniform light levels create better quality of light, as opposed to brightly-lit light with higher contrasts. ARC 193-02gh g (Downtown PedGstrian li tin ) Attachment 1 Page 4 2. Evaluation of the Existing Lighting System Before designing the lighting system, staff felt it was necessary to evaluate the current lighting situation to get a feel for the current light levels and uniformity of the streets in order to make a comparison to the selected target values and to help decide what to do with the existing cobras.. To do this, a lighting software program was used to determine, theoretically, what the average foot-candles and uniformity ratios were for the existing tall cobra head system. Due to the limitations of the software, the program could not account for the effects of obstructions such as trees or account for any additional light from storefronts or offsite lighting. Despite these shortcomings,the program provided a best-guess approximation of existing light levels. The outcome of these analysis indicted that, for the most part, the existing lighting in the downtown met or exceeded our target design values of 0.9 foot-candles with the average being around 1.1 foot-candles. The uniformity, however,fell short of the 4:1 target value in most cases with the average being around 8:1. This prompted the question: Why are we doing this project if the system appears, according to the software program, to be above or close to the recommended minimum lighting values? To answer this question the next step included a review of the actual lighting conditions after dark where staff made the following observations: 1. Trees and cobra heads don't work well together. The cobra head lights shining through large trees or down on the tops of smaller and medium trees cause deep shadows on the sidewalks and streets.. Dense-canopied trees caused the most problems with the light not able to filter through the leaves and branches. This contrast of going from bright light into deep shadows causes extremely poor uniformity and discomfort to the pedestrian. According to the guidelines, these conditions could also be dangerous. The worst shadowing occurred in the heart of downtown on Higuera and Monterey Streets. Because of the noted shadowing concerns, staff concluded that the mid-block cobras should be replaced with shorter, more frequently spaced poles that will work better below the canopy of the trees. 2. Cobras worked well for the intersection lighting and should not change. The cobras provided good light levels over the expanded street intersection areas, 3. Light from the storefronts helped fill in the sidewalks in the commercial areas. In contrast the sidewalks were much more shadowed and dim in the outlying streets where there were mostly offices and little to no retail stores. 4. Wall-mounted exterior building lights also helped light levels. These types of lights on the newer developments such as The Downtown Center and the Court Street significantly helped fill-in the sidewalk lighting. Directed wall lights with proper shielding should be encouraged on all future developments downtown.. 5. Darker side streets raised safety concerns. Some of the side streets leading back to the parking garages were deeply shadowed and could be uncomfortable late at night for someone walking back to their car alone.. _ 1 ARC 193-02 (Downtown Pedestrian lighting) Attachment 1 Page 5 6. Marsh Street and Santa Rosa were well lit and had few shadows except at the mid block crosswalk on Marsh Street. This was mostly due to the streets being wider and the tree canopy less dense. The cobra heads will work better for these streets than the shorter pedestrian lights and should be maintained. 7. Lighting at all of the mid-block crosswalks was substandard due to tree canopy interference. Because mid-block crosswalks are unexpected, they are potentially more hazardous and require higher levels of lighting similar to intersections. However, to enhance aesthetics and to provide continuity to the placement plan for the new pedestrian lights, staff is recommending that the cobras be removed and replaced with lower-scale, double-headed higher wattage pedestrian lights at these mid-block crossings to achieve the desired higher level of lighting. Based on this site review, it was evident that the actual light levels and particularly the uniformity fell short (except for Santa Rosa and Marsh Streets) of the software-generated analysis. The site review also reinforced the concept that improved lighting is needed and that a system that can work better with the trees should be used. The minimum target of 0.9 foot- candles and uniformity ration of 4:1 will produce a better lighting system than what currently exists.. 3. Liahtine Snacine Using the IESNA design guidelines, the photometrics of the light and pole, the analysis of the existing lighting system discussed in the previous report section, and the available pole locations, the following criteria was developed and used for the location plan. 1. Place lights in a staggered arrangement spaced apart as evenly as possible. 2. Maximize the spacing and minimize the number of poles require to meet the target design values. 3. Avoid the trees, driveways,ramps,planters, underground utilities, and drain inlets. 4. When possible,avoid placing lighting too close to trees or to driveway ramps. 5. Attempt to place poles towards the front or the back of a parking place to minimize interference with car doors. 6. Locate poles to minimize interference with regulatory signs. Based on these criteria, the proposed placement plan shown in Attachment 3 was developed This proposed plan provides lighting levels that range from a low of 0.9 foot-candles to 1.8 foot- candles, with the average being around 1.1 foot-candles, and uniformity ratios of between 2-1 and 4:1. This plan meets or exceeds the minimum target values of 0.9 foot-candles and uniformity ratio of 4:1. The spacing between poles ranged from 50' to 80' with an average around 65'. The varied spacing is due to unavoidable physical constraints such as driveways or trees. Staff attempted to maximize spacing whenever possible to minimize the number of poles. An installed example of this spacing is the Court Street project on Monterey Street where the two poles are approximately 65 feet apart. ARC 193-02(Downtown Pedestrian Lighting) Attachment 1 Page 6 4. Comparison of the Proposed Lighting to the Existing Lighting The new street light system will provide overall average light levels of 1.1 foot-candles and will provide a more uniform light pattern than the existing system. To help illustrate the differences between the proposed and existing light system, a software-generated shade plot of the block of Osos from Higuera to Marsh is shown in Attachment 5. It should be noted that this software does not take into account theshadows caused by the trees. In this illustration the existing light system has a light level of 0.97 foot-candles and uniformity of 4:1. The proposed light system has nearly the same light level at 0.95 foot-candles with a better uniformity of 2.2:1. Both scenarios would meet our minimum target levels (0.9foot-candlesl4:1); however, the shorter, more frequently spaced pedestrian poles spread out and distribute the light more evenly. Also they will reduce the shadows caused by the tree canopies again creating a much more uniform distribution of the light on both the street and the sidewalk. The proposed lighting plan requires the installation,of 8-10 poles per block with average spacing of 65 feet. Initially the 8-10 poles per block (4-5 per side) may seem overdone and appear to clutter the sidewalks. However,.after reviewing the 65-foot spacing of the poles on the Court Street project, the light spacing appears appropriate and in scale with the streetscape. Aesthetically, the vintage-style pedestrian scale poles will add visual appeal, ambiance, and a historic feel both during the daylight and evening hours. The closer spacing of the pedestrian scale lights creates a visual rhythm and unifying effect within the historic downtown. Overall, the proposed lighting system will provide more uniform comfortable light levels. The new system by reducing deep shadows will provide a greater sense of security and better visibility to both pedestrians and motorists. 5. Final Installation Plan It is important to note that the plan, as itis, is conceptual in nature and should be taken as such when it comes time to actually install any of the lights. As lights are installed, a detailed investigation of the site will need to be made to confirm the proposed location of the light and to locate any new obstructions. In most cases, a thorough field investigation will result in small shifts of a couple of feet to avoid a conflict. However, there is potential for significant changes in the layout should a driveway, tree or large vault be added. Significant changes may result in a whole block requiring a new layout. Staff recommends that the City Engineer be given the authority to make changes to the layout as needed to avoid obstructions in any given block. RECOMMENDATION Recommend approval of the light placement for the downtown pedestrian lighting plan to the City Council,based on the following findings,and subject to the following condition: Findings 1, The placement of the light standards is consistent with Community Design Guidelines and the General Plan. The lighting standards are reminiscent of the gas lamps that lit the ARC 193-02(Downtown Peuestrian Lighting) Attachment 1 Page 7 downtown in the past, they are pedestrian oriented, and will minimize impacts to the natural environment.The project will also increase pedestrian safety downtown. 2. The project is compatible with the Downtown Historic District and the City's Historic Preservation Program Guidelines because the light standard is closely matched with the style of the historic gas lamps that lit downtown SLO in the early 1900's. Additionally, spacing of the light standards it in scale with the streetscape; and will enhance the historic character of the downtown. 3. The project is categorically exempt from environmental review (CEQA Guidelines, Section 15303). Condition. 1. The final location plan for the proposed pedestrian lights shall be to the review and approval of the City Engineer. Attached: Attachment 1: Adopted light standard Attachment 2: Proposed placement plan Attachment 3: Currently adopted lighting district boundaries Attachment 4: Proposed lighting district boundaries Attachment 5: Shade plot Dowmmn Peftnim lighting PlanWRC 193-02 1419" Overall 12' Pole CITY OF 5anl LUIS OBISPO COMMUDEMON ME APPROVED DEVELOPMENT DEPARTMENT BY DATE os APPLICAMI Nc Ru 9 3-Da Proposed Light Standard 3�g 11 �AkTk6l St. SANT:= AP OMENT Q Lm Is :3 v ..,i Fl OSOS ST. IDS $* T !L C4 IFcx MAL ST. j 61 ILI ACSC3 CHORL ST CIORRO ST. A GA RM TT., 0 .'i, •3v -LNBRO:A:D �T. 0 AID) S 771 • 0 . I u ST.- NIPOMO ST. i 2-,2n - � 1 mmmn MAW moo vim=L , � Vii. 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IT 4444 I_Icl , "I I - 11 1 1 C C� C U cu QIsaias LIS-Jew aaaaaS 4SJelAI e a 4 0 ,P n PRL � � r..t l•, VO s 0 d y rc9 O Z LM 442 CL) y CL a O W e O a c O O O fl1J a. 4 Y !� W °o moo ' o° N w 4m rn W c o o V/ W M M1. ,+� •fin r ! ^e �. K a�.�. .vyl,a. •l.�".�",aI 1994S ennUIH aauaS a enDIH �� 'A; ARACHMENT 1 U :o 180-11S 4s-Iew Q _.;aaAS 4s-'ew t 2 � O Q � 0 N E O O E U O -' D j W Q. d d N N N Lu U N N y a N ca Qo o w � c , ac i CD o w a ° o y y 0 0 0 40- > > � Ln N � o 0 O w ;aaj;S ejantiiH ;aaa;S ejanblH � �y I _ I Attachment 2 RESOLUTION NO. (2006 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADOPTING A DOWNTOWN PEDESTRIAN LIGHT LOCATION PLAN AND AMENDING THE DOWNTOWN PEDESTRIAN LIGHTING DISTRICT BOUNDARY WHEREAS, the City of San Luis Obispo identified a need to provide pedestrian lighting in the downtown; and WHEREAS, the City of San Luis Obispo adopted a decorative pedestrian scale light standard for use in the downtown at the March 16, 2004 meeting WHEREAS, the Architectural Review Commission conducted a public hearing on October 17, 2005, for the purpose of reviewing a pedestrian light placement plan for use in the downtown; and WHEREAS, the Architectural Review Commission approved said placement plan. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. The City of San Luis Obispo hereby adopts the Downtown Pedestrian Light Location Plan as shown in Exhibit "A" and hereby amends the Downtown Pedestrian Lighting District as shown in Exhibit `B" and the Light Standard as shown in Exhibit "C". SECTION 2. The City of San Luis Obispo hereby authorizes the City Engineer to approve modifications to the location plan to avoid obstructions while keeping to the minimum target values of 0.9 foot-candles and 4:1 uniformity. Upon motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was adopted this day of 2006. David F. Romero, Mayor Attachment 2 Resolution No. (2006 Series) Page 2 ATTEST- Audrey Hooper, City Clerk APPRO S TO FOR J athan P.Lowell, City Attorney 19 • 26 89 4jF;-4 ci 9 GZ 0 03 lu • is OWOdIN *is :fW dIN ir gg, U Z rrr VI- to .......... . ........... ..........................li gi 9L 96 Z n J M [G 2C OIL 61 69 ............. --------- CIVONEI 'N I • 12 06 be 61 tc -,--4 TINVE) I PI � vaw 'a pl. 'i 2 m m c ia RE EM MMZA ,GZ *-A • i U ce 16 LE as ss (19 64 as EB a pq a201 t•;:--.4 ............2B 62 a o rn o G) C 34 m Mo NOH3 Po. m Co CL m 13 im co CID 0 TiI4 .. , I EL .... .... •. . 26 CL 9S Is LG6L L5 ............ . .. .......... is i, win .................. 0 z ze •a 01 • ail j 601 Ai 19 K 96 Oe as *92' as U, 19 ............ .......... 6L 49 i S. 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V) 0 J (� a) w o U, w Cl)4-0 CL LU O C NOF O Attachment 2 Council Resolution No. (2006 Series) FExhibit C MANUFACTURER k MODFI NO• d3: I IMINA'R LUMEC IOOMH-LLI5-PC-CPD-SE3-GTA/120 -SF3-FN1-PH7/120-SCTX-UAS26434A p L F. LUMEC R50-12-5CfX-LM526434q 1 COLD$ - (SCTX)SPECIAL ORDER POWDER COAT COLOR WITH TExUTED FINISH TO COMPLY WTH ADOPTED DOWNTOWN COLOR SCHEME(DARK FOREST GREEN). 2 3 (D EM - SPUN ALUMINUM HOOD AND CUPOLA WITH A CAST ALUMINNUM.FNMLL 4 5 0 L&E- 100 WATT METAL HAUDE, COATED. MED BASE. ED17 BULB O3 OPTICAL SYSTFM -(SE3)IES TYPE III ASTMETRICAL RATED AS SEM;-CUTOFF. 7 _ ® =ff- (LL)B-PC-CPD) 450VM SPHERICAL CLEAR PARTIALLY 09SCURE NPV-DIFFUSNC(PCND) POLYCARBONATE GLOBE 6 O BALLAST - T2OV WITH POWER FACTOR OF 90.'.. IF VOLTAGE UNKNOWN ORDER 4+ 610 (OTA/120)MULTI,AP BALLAST 120/208/240/277. n I © PM - (SFJ) DECORATIVE CAST ALUM;NVM ADAPTER it a O PHOTOCELL- (PH7/120) 120V BUTTON TYPE PHOTOCELL OPTIONAL O BANNER ARM/PLANT HANGER-POLE MAY REOU:RE AN OPTIONAL BANNER.ARM OR PLANT HANGER. CRY SHALL DETERMINE Ii O POLE - (R50-12) 12' H:CH,ROUND TAPERED FLUTED CAST ALUMINUM SHAFT MECHNNICALLY.ASSEMBLED TO CAST ALUMINUM BASE WITH INTERCRAL CAST-IN ANCHOR PLATE 1© ANCHOR BOLTS -GALVANIZED STEEL 19mm0 X 4512 m X 50mm ti PIS - P3'4 PULL BOX W/GROUND ROD PER STATE STANDARD PLAN FS-B PCC FOUNDATION 9 ^FNFRAL NOTES: A INSTALLATION SHALL CD>FOP.M TO THE PROVISIONS IN SECnM4 86 OF'HE STANDARD E E SPEGIFlCALONS. B. PROVIDE PHO'OCELL AS SHOWN UNLESS CONTROLLED BY REMOTE PEU. ORIENT PHOTOCELL AWAY FROM HEADLIGHTS. F REFER TO THE UNIFORM DESIGN CRITERIA D. INSTALL C'1'F1RN415HE0 STREET LIGHT NUMBER PLAQUE ON BASE OF POLE. 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[� O t� r` tr, N r 'S 00 T r` — V: V N 7 ON O N N '00 .•� �D N — r, N N h .-I Y} ri N g T,Q � G A y 00 = 00 tw C .W C C V d C c A y a o O W W w CO ° �' O v y � p. o 'E 6 F W }O CuJ b00 O h VJ yj3 _ C O O C ✓1 O d u Q c Q c = U T u u c u d C E c o 4 c > o a a or- E 5 ,2 ea o e s H ti c U s eC Iz5 E o c ai d o E E a. c - F' F � T c � � 'E � � c W e i uo, 3 'C ti E y y u •p m v c b o e g Its u °r� < h s ° a� . u y v QRS c a+ E u d o « cw � a � Ey T•c •� oadayu � u mfluucO w � •� �� •� c x to °' c �:- m :'°' — nu°: t o. e t � c e � ""� Q U c u 0o U WFa —DO E W � C70. � m5UFaUaF aU0. > � $$ gym > CJc`3 F d rA U � xv W •o =� a`� � 8 88p� 8 0 888Op Op888pp a ' ' a 00 u1 N N O v'1 7 N et O t7 — [� O O O� c0}0 N vi O� Cpp .00 7_ C- t�� @ app 00 �7 [- 00 00 z O NO a rmiVii a N eP+� a �n n vOi O R !OV u w ^ 00 < C — •• fV N — ^ � Q �j O V v, cc) N o � Q 9 L 3 m d V a LU a a F 5 0 > c•� Z m (� _ f0 ul o QQ LL C � Q > � Yc � �, u � � axv v C 0 o g � •.T. _ � S' a � c o o RR s a `r7 EaUUz f. C c U E o � 2 I U O cc C 4 Y C Y d D c C O O > O 3 co eo 0o'O co 6 r- . r.y v v n .0. . m O 0 t 5 E) m 00.2 Er •y fA w Vi A w w l4 =_ 3 E O. m >, C7 >1 >1 T V 1� 'YJ W 6 !en H V O _ 4 ++ C' C C C r �_ Q) O ..� V W cisyC •3 CO �Oj y C �V 6C7 • yal OA.fl .O .O 'O bD•0 >_ > 00•>_ y O . w O � I OD.> E c c 'c 3 o y v :o = e08 oC y O O O O d c'00 00 vOl' .0 to r 3 3 •p ip0 u p0 CC .0 y 7 . � w m • •� C Y Y ` Y OD c w N N C m- U U 61 N C w C p 3 3 3 = u .E E c N Z 0 Q v 0 J J Q 'C N 00 av ofcu M Q o c L c .= o ea uc ° c o f w e ¢ G w a h m E aci .E � p �.� a9 � a. •� ., b d c E O Z a = O •`J C OD yZ S G' v' U �' C '7 C to 14 Cn La .m id >+.0 co C V] C O w C �' .y �°. ?) .p Q. Q & �o O. q W C:O L dl O = w 6 0 0 .� d o �. •mcUawE- a 4 � EYE = Ua ,r:-, wc � oE- aUaw r aUa > O g — w > w x� ra' F-"°, 8 ® o ��o, coSBgo � gBS o8 � 88g oBgSg o � BSo N h 06 16 00 O �D C7\ N h V Ci — v1 � N °, h0 h h M N h CN w O 00 — .h.. C\ N C\ M kn O h — C\ M h kn '7 N 'S 0 O N N 0C V V V C O Y O l M \0 O h — N — h — N — N EE S EEEE EE 8 ppEEE EgEE10 EEEEE Mr v:? Z v� v: t` — C Z) 'v? �C 7 O — 000 7 N z �D N Ln 'Tr r- z O N V' M 'R O N O N cn 0 0 00 -• `7 r- 00 00 to 01 h — — N N - - O V' M Vi N 1-4 V ESN N00SgS 800 8 S cr, g OwgSSB 8 800N O M O C� C C \o C� 7 06 4 -: 4 M �s 00 M 000 % v M cl v 9 ON N h N tri M V9 N CN M 00 --� N Ln •-� N — .L M O N r- In 'u s N BSSN 00 It 008 N S 008N8 88888 SS83o -f of 10 M 00 00 �/7 to V7 Qn 7 00 M �D N oD oD M N V M V N 00 C�- N V1 V' M. V "T vC� 00 — l- — �+ — � 00 V; N V N O M �° N e{ F N e ' = 8 88SS SENS 8008 0088888 88 88 888 8 h N h v1 C\ a h — C' .C� C S N rz O O \45 C - M — 000 V9 O O — 00 O with T 00 �° O [� to N t-- N MV N --� M - N C\ C. �C N V eq .. — ... ... -. 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R w CL V O onooE w 0. lu •C O de G y W y fq C O OC U W �M•V C C C J O O E y m O y '� F O r C ��„ .� V LL m ° 'ou a d 5 u o o .a m E y c pcp. spa C: G y�j 0� w w V 4 O C O y V 0 o b w w W O = d c c m m o w U C C -e- == E ._ c w W w � '- c •E 8 o w °� ° QO w m •E w a y �E ° °� t� a °� °' c E W _ F F• c > c a c F tya c < ¢ , � '48 > Y v mL" ` — � y oZ' °' s = � � yL � °= •J Ey x �C a 3 E o a a ? n o0 0 Ln � cr _ mU 'r0. � � _ y � � 0. U0.1pUFR' U0. FgO �9Cq � LLWF uU) � � xaw CD 0 p O 550 O O 0 0 0 00 O O 6 0 0 0 O oc C O 000 O�7 O O ON F O; -- N t- t.11 oc -+ � 7 m O � oc O Cn m• t� ^• C tr O m O a\ O O �d K m V ^ V r+; ,6 00 c•i 0 �d O (- N %O ON N h � Ln m to .r^V O•. m •-. oo ^ N Ln •-, N -•• �O m O N_ C- in ^ t"1 CD o0 N r �6 N6 o V 6 ss o g m oog s -i tR1 •-i 7 ,So 00 116 N [l1 .••i N • = � 0 00 00000 00 0 0 000 00000 00000 • � � -TDD 00 N r- N (, � N r h Q\�O M 00 \O O h 00 00 O\ N M M C� r. O vi h N r; o, h oo O� oc oo _ N O -� V' h v� N C h m N �O m N N m of 0� to �O m 198 888 s8 § 88 g8 g 8 s § 8s 800888 80888 N Cl •.. 00 vi IG 't m N h C\ ^ ^ O Oto cr �6 h to tz -• h N — O 00 m N v) m 00 z O O J J 4c 0 c V ro F- 'ELrL c O e y o c C3 c o U =p b on oc E r—' C v m H m C C C OG c 'u 'e ¢ c s G `� 0 U a u 0 0 Z e c c o eq c U o o E n Q F o = c .E a°i a c u LL ° R @ ' a y Q v u °c ° F�F n O O m w m � O •�.. •V N 'G '= G CO� t G ti .d. V � C •� .C'. C Y � [�] 4 � d LL d yy [4d 3: ? n ¢ d C Gntw.2 ^ F n n L F7 n `ed U� n U ° •� 7 y cd u n d y C Q. 0 u 'E w e �= 04 � UaUE= o :� y � C�7aFaa � CC € UxUF cU > O $ Rt > w o V N DC7 � Uxrxw � � Om. F Hg 00m g %C8Inr- CC r•; O� 008C14 �og og8o Oo — C: er, O � VOO — 06 _ � rM C co of CN r- O %0 m Lr) � N m N :p c00 5800 88 N s g Q cv Z 4 •€ i8 80 8888 88 8 8 8 8 88888 8 8 8 C� kf 06 Ri 16 _ rlr- — N N N G�0 : � � � � 8g � � � g � � 0 8g � s 88in tr)880 C C Sd 4 C 4 N W O\ 00 •--� •-. 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