HomeMy WebLinkAboutSPR 6-18-24 Formal Review
SITE PLAN REVIEW COMMENT SHEET
Date: June 18, 2024 Lot: 33 Parcels: 38, 39 &40
Applicant: ConSery Group, Inc
Location: 770 & 770A Route 28, South Yarmouth Zone: B1, B2, VCOD VC2, and Flood Zone AE11
Persons Present:
Amanda Lima Andrew Singer Laurie Ruzala
Lt. Matt Bearse Adam Drake Ted Zambellis
Mark Grylls Scott Parrella
Kathy Williams Roy Catignani
Barry Lewis Steve Sewell
Project Summary
Proposed new 9,991 sf building for a Nissan dealership to include service bays, and various site improvements
including parking, car inventory area, utilities and landscaping.
Comments
WBuildinq: Property is located in the B1 & B2 zoning districts. A special permit from the ZBA is required for H4 auto sales in
Use Table 202.5.
Additional relief will be required from the following sections:
303.5.4 - Freestanding sign height. Max height to be 12' redesign or seek variance.
303.5.5 —Attached signs. The number and sizes of the attached signs appear to require relief.
301.4.4 — required 10' wide buffer alongside the westerly property line appears incomplete. If existing vegetation is to be
retained, please note the plan.
301.4.10 — Exterior lighting — The photometric plan appears to indicate compliance with the trespass of light, however,
shielding will likely be required to prevent undue glare as also indicated in this section. More detail will be needed to make
this determination.
While this section does not reference indoor lighting causing glare, this is a design which could potentially cause glare.
Consideration should be given to the design regarding shading, tinting etc.
301.4.6 — In lot trees. Front portion of the lot is missing one in lot tree. Rear portion of the lot identified as inventory
storage does not have any in lot trees. Redesign to show the required trees, seek relief.
Construction to comply with 780 CMR, all appendant codes and all other relevant sections of the Town of Yarmouth
Zoning Bylaw.
7Planninq:
1. Architecture: The architecture is the national standard for Nissan and is a 68'x146' rectangular building which does
not adhere to the Building Strategies outlined in the Architectural and Site Design Standards and does not represent
Cape Cod style architecture. No changes were made to the Building since the Design Review Committee (DRC)
meeting and no photos of alternative materials for the rear and sides of the building were presented at SPR. The
short end of the building facing Route 28 does help to reduce its visual impact from the public realm, as well as the
building being setback further from Route 28 and the landscaping.
2. Interi-ar Buildin• Li.htin.: Due to the amount of exposed glass in the front, the lighting on the interior of the building
is hi•hly visible and the brightness can cause glare. See attached night photos of other Nissan dealerships.
3. Site o esi.n:
a. 'Ianting locations/areas should be consistent throughout the documents and as shown on the Landscaping
Ian.
b. he site plans were modified from Design Review to add more in-lot trees (54 parking spaces/8=7 in lot trees
needed in front parking area) and show protection of existing trees in the rear of the property. The majority of
the striped paved area in the front has been converted to landscaping, but the only plantings shown are the
relocation of boxwood shrubs from other areas of the site. The intent of the DRC suggestion was to provide
for a comprehensive landscaping plan in front of the building which could include a variety of shrubs, and
colorful perennials/annuals. Suggest a Landscape Architect develop a comprehensive planting plan for this
front area. Recommend eliminating the front driveway into the building,or at least change the materials to
' pavers to look more like a patio rather than more pavement. Additional landscaping was added in the
northwest corner of the building,but should be as shown on the Landscaping Plan and not add more striped
pavement that is not needed (as shown on the Site Layout Plan). Consider a planting bed along the
foundation of the northeast corner of the building rather than striped pavement.
c. Front buffers include planting islands and a short picket fence similar to the Kia dealership next door,which is
a nice continuation. Consider moving the landscaping further from Route 28 to minimize impacts for any
future expansion of the road layout.
d. Dumpster fencing/gate should be solid fencing,not chain link.
Conservation: The proposed project requires a Stormwater Management Permit Application and a Notice of Intent to be
filed with Conservation.The stormwater permit process should be completed prior to the NOI being filed.
Design Review: Refer to the attached May 7,2024 Design Review Comment Sheet.
Engineering:
'r/
12 • General
Fully support extending the sidewalk as shown on the drawings.Confirm material?The existing
abutting is HMA;but the hatching on the drawing appears to be concrete?
o Suggest adding sidewalk and crossing on the east side of the entrance to facilitate pedestrian to
the front of the building.
o Confirm its two way traffic on both sides of the building.Will there be signage to direct guests to a
specific side of the building?
o As noted on Sheet 6,Sewer Contract is currently in construction in this area and is estimated to
be complete in 2026.
o Confirm if lots will combined and if any changes to addressing,please contact DPW.
• Drainage
o Defer to stormwater management permit application process for drainage review including but not
K) limited to drainage calculations,utility plan,O&M plan,etc.
Fire: Fire Dept. Lock Box required, PIV required if no direct access, Fire Dept. Connection placement to be
determined by Fire Dept.Waste Oil permit required from Fire Dept. BDA may be needed. Fire Dept.Access to
FDC and building as per 527 CMR 1 Chapter 18. Fire Prevention Program during construction 527 CMR 1
(llihapter 16 including 16.3
ealth: Septic application must be approved before building application can be approved. I would recommend
designing a line connection for future sewer connection as not to have to rip new landscaping.
The hazardous materials section of the Site Plan Review Application does not mention certain new automotive
fluids such as parts wash solvent, power steering fluid, brake fluid, windshield wash fluid, fuel treatment,
automotive batteries, differential fluid or gear oil, automotive cleaning and conditioning products including car
wash detergent and. Please state whether these items will be stored,the approximate container sizes and total
quantities.
The same section of the application also does not reference hazardous waste products such as waste oil,waste
antifreeze,used oil filters,spent automotive batteries,used parts wash solvent,tires,and rags.Please state how
these materials will be stored in terms of the size and number of the containers, and container construction,
including secondary containment methods.
The operation must comply with Town of Yarmouth,Board of Health Regulation:Handling and Storage of Toxic or
Hazardous Materials.Requirements include,but are not limited to,secondary containment of 150%volume of all
toxic or hazardous materials and annual license registration for storage exceeding 10 gallons total.
All vehicle wash water must be retained for proper disposal by a holding tank designed and installed in
accordance with 314 CMR 18; Industrial Wastewater Holding Tank and Container Construction,Operation,and
Record Keeping Requirements.
Please revise submitted Utility Plan, Sheet 6 of 10, wording that presently reads "PROPOSED 1000 GALLON
INDUSTRIAL WASTE HOLDING TANK `TIGHT TANK' to "PROPOSED 1000 GALLON INDUSTRIAL
WASTEWATER HOLDING TANK". Eliminating the tight tank reference and adding the word "water" after "waste"
clarifies the design is for an industrial wastewater holding tank, and not for sewage, which is regulated by 310
CMR 15 and defines a tight tank as "A water tight vessel having an inlet to receive raw sewage but no outlet and
which is designed and used to collect and store sewage until it is removed for disposal. "
Water/Wastewater:
. The water line in front of this location is being replaced in fall 2024. Proponent may want to coordinate directly with the
contractor to install fire and domestic stubs to the property.
Read & Received by Applicant(s)
Ayvk, �
Review is 0 Conceptual Cl Formal
0 Binding(404 MoteIsNCOD/R.O.A.D.Project) ❑x Non-binding(All other commercial projects)
Review is by: ❑Planning Board Cl Design Review Committee
DESIGN REVIEW COMMENT SHEET
NOTES ONLY DUE TO LACK OF QUORUM
Meeting Date: May 7,2024 Map: 33 Lots: 38,39&40
Applicant: ConSery Group Zone(s): B1/B2 (FEMA AE 11)
Site Location: 770&770A Route 28,South Yarmouth
Persons Present:
DCR Members Present Yarmouth Town Staff Present Guests
Chris Vincent Kathy Williams Roy Catignani
Steve O'Neil Scott Parrella
Fred Peccini
Teddy Zambelis
Attorney Andrew Singer
Adam Drake
DRC Review for this project started at:4:41 PM
DRC Review for this project and DRC meeting of May 7,2024 ended at: 5:28 PM
On a motion by Steve O'Neil,seconded by Chris Vincent,the Design Review Committee(DRC)voted(2-0)to
adjourn the May 7,2024 DRC meeting at 5:28PM.
Project Summary
General Description: ConSery Group Inc. (Applicant); Mash Realty, LLC (Owner); 770 & 770A Route 28 &
unnumbered parcel off Route 28,South Yarmouth;Assessor Map 33,Parcels 38,39&40;Zoning Districts B2,VCOD
VC2,HMOD1 and ROAD. The Applicant is proposing to construct a 9,991 square foot(sf)Automobile Dealership with
showroom and service spaces,and associated site improvements on currently vacant parcels.
Summary of Presentation: Attorney Singer gave a brief overview of the proposed Nissan dealership with vehicle
storage. He indicated they worked with the Cape Cod Commission and the project is not considered a Development
of Regional Impact. The site has been designed to keep parking to the side and rear of the building and consolidates
two curb cuts down to one. He noted the goal is for maximum compliance with the Zoning Bylaw where possible. He
noted the landscaping in the front of the building,recognizing the type of building as an auto dealership and trying to
use landscaping to soften the building. Nissan agreed to keep the building closer to the street and allow access in
front and around the building. Roy Catignani noted the new way of purchasing cars where people look on line and
make an appointment,in addition to impulse purchases.Nissan is trying to get a dealership on Cape Cod with service
bays as people have to go to Bourne for service now. He also indicated lighting modifications will be done to address
the photometrics. Attorney Singer noted the site will handle a car carrier and the ladder truck.
DRC Questions&Discussions:
Steve O'Neil indicated he is wrestling with the look of the building. It is clearly a car dealership,but he wishes it could
be more sensitive to the architecture of the Cape. He asked about possible changes to the materials on the side or
the roof structure,understanding this is a national standard,but wondering if there may be some wiggle room. Fred
Peccini,the architect,indicated the only latitude given by Nissan was on the sides of the building,which can be treated
differently,but not along the facade facing Route 28. Steve O'Neil asked about the colors,which are the Nissan colors
and cannot be modified. Attorney Singer noted they tried to beef up the landscaping in the front to soften the building
Roy Catignani also noted the elimination of one curb cut is a plus which allows for landscape islands on either side of
the entrance.
Chris Vincent noted they did as much as possible with the landscaping buffer in the front and the inventory in the back.
Kathy Williams noted the potential to green up the striped pavement in front with plants which can be lower in height
to still allow for visibility into the building.
Steve O'Neill asked about the location for snow removal/storage which still needs to be figured out. He thanked the
applicant for considering Yarmouth for their business. Roy Catignani noted the additional employees that would be
added.
Review Comments In Relation To The Design Standards
SITING STRATEGIES
Sect. 1, Streetscape 0 N/A 0 Meets Standards,or❑x Discrepancies:
Building does not have variations in the front façade every 50'.
Sect. 2, Tenant Spaces El N/A ❑Meets Standards, or❑ Discrepances:
Sect. 3, Define Street Edge 0 N/A L I Meets Standards,or 0 Discrepancies:
Street trees and fencing help to define the street edge.
Sect. 4, Shield Large Buildings O N/A ❑ Meets Standards, or 0 Discrepancies:
Although frontage buildings would not appear feasible, additional landscaping in front of the building(rather
than striped pavement) would help to shield the Building which is not a traditional Cape Cod style.
Sect. 5, Design a 2"d Story ❑x N/A 0 Meets Standards, or❑ Discrepancies:
Sect. 6, Use Topo to Screen New Development ❑x N/A ❑Meets Standards, or❑ Discrepancies.
Sect. 7, Landscape Buffers/Screening ❑ N/A 0 Meets Standards,or❑x Discrepancies.
As noted above, additional landscaping in front of the building (rather than striped pavement) would help to
shield the Building which is not a traditional Cape Cod style. Side buffers should retain existing large diameter
trees and ensure trees every 20'(3"caliper) within the buffer along the parking and car inventory storage areas.
Sect. 8, Parking Lot Visibility ❑N/A 0 Meets Standards, or❑ Discrepancies:
Parking is located to the side and the rear and screened from the street with buffer plantings. Striped paved
area in front of the building should not be used for parking and should be vegetated.
Sect. 9, Break up Large Parking Lots ❑ N/A ❑x Meets Standards, or❑ Discrepancies:
Striped paved area in front of the building should not be used for parking and should be vegetated. Consider
vegetating other paved areas that are striped if not needed for vehicular circulation. Meets the standard with
an additional 2 in-lot trees to meet the zoning bylaw.
Sect. 10, Locate Utilities Underground ❑N/A El Meets Standards or❑ Discrepancies.
Proposed development will have underground utilities. Applicant to identify the purpose of the overhead wires
and poles in southeast corner of the property.
Sect. 11, Shield Loading Areas El N/A 0 Meets Standards, or 0 Discrepancies:
BUILDING STRATEGIES:
Sect. 1. Break Down Building Mass—Multiple Btdos. 0 N/A ❑Meets Standards,or® Discrepancies:
Building Is a 88'x146'rectangle of 9,991 square feet. The shorter width of the building faces Route 28 and the
location further back from the road helps to minimize the size of the building from the public realm.
Sect 2 Break Down Building Mass—Sub-Masses 0 N/A D Meets Standards,or® Discrepancies:
Building is a 88'x148'rectangle of 9,991 square feet.
Sect.3.Vary Facade Lines 0 N/A ❑Meets Standards,or® Discrepancies:
Building is a large rectangle with no building modulations to break up the façade line.
Sect.&Va►v Wall Heights 0 N/A 0 Meets Standards,or® Discrepancies:
Building Is one height with no variation in wall heights.
Sect 5.Vary Roof Lines 0 N/A 0 Meets Standards,or® Discrepancies:
Building has no variations in the roof lines.
Sect,6.Bring Down Building Edges ❑N/A 0 Meets Standards,or® Discrepancies:
With no variations in the wall heights,there are no smaller masses that help to bring down the building edges.
Sect 7,Vary Building Mat'Is For Depth ❑N/A O Meets Standards,or® Discrepancies:
The Building siding In the front is aluminum composite material with scored stucco on the sides and rear.
Could consider a fiber cement board on the sides and rear. Applicant will provide some photos of various
materials for the rear and sides of the building for Site Plan Review.
Sect.8,Use Traditional&Nat 1. Building Mails ❑N/A 0 Meets Standards,or® Discrepancies:
The Building materials are not tradltionaUnatural building materials nor do they simulate such materials.
Sect.9,incorporate Pedestrian-scaled Features 0 N/A 0 Meets Standards,or® Discrepancies:
There are no pedestrian scaled features on the building or landscape features adjacent to the building
Sect. 10,Incorporate Energy-efficient Design 0 N/A C6)Meets Standards,or 0 Discrepancies:
This new building will meet the stretch energy code.
Next step for applicant: ® Go to Site Plan Review 0 Return to Design Review for Formal Review
On a motion by Steve O'Neil, seconded by Chris Vincent, the Design Review Committee(DRC) voted(2-0) to
approve these DRC Comments as meeting Notes for the May 7, 2024 meeting related to the proposed Nissan
Dealership at 770&770A Route 28.
Received by Applicants)
•
ATTACHMENTS:
• May 7, 2024 Agenda
• May 3, 2024 e-mail from Kathy Williams,Town Planner
• DRC Application:
o DRC Application and Materials Specification Sheet
o Site Lighting cut-sheet
o Building Rendering
o Architectural Elevations: Prepared by ConSery Group Inc., dated April 29, 2024
o Preliminary Site Layout Plan: Prepared by Atlantic Design Engineers, dated April 29, 2024
o Landscape Plan: Prepared by ConSery Group Inc., dated April 29,2024
o Material Specifications: Prepared by ConSery Group Inc.,dated April 29,2024
o Photometric Plan
Nissan Dealerships at night:
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SITE PLAN REVIEW
June 18, 2024
TO:
ASSESSOR(w/o plans) ENGINEERING DEPT
CONSERVATION _FIRE DEPT
_PLANNING DEPT(3) WATER DEPT
Planning
Design Review(All comm.South of Rt.6) Town Clerk's Office(2)
Econ.Development �w/o plans-for posting.
HEALTH DEPT ✓ BUILDING DEPT
FROM: Building Department
SUBJECT:SITE PLAN REVIEW AGENDA
TIME: 1:30 p.m.
MEETING LOCATION: 1146 Route 28—Room A
NAME OF PROJECT:Consery Group Inc
ADDRESS:770 Route 28 /0c4,��� �y 5��
MAP/LOT: 37 Pare 148 �// r�D� L
Chair: Mark Grylls
/015-44N TOWN OF YARMOUTH
Btili.DlN(. DEPARTMENT
01 - ' -; ` 1146 Route 28, South Yarmouth, MA 02664
508-398-2231 ext. 1261 Fax 508-398-0836
SITE PLAN REVIEW APPLICATION
Date: 6/5/24 c)fIicc t'.e t mh: Review!)ate
Time
Property Address: 770 Route 28 South Yarmouth —Assessors' Map 33 _ Parcels) 38,39,40
Zoning District(st: B1,B2,VC2, Flood Zone: AE(EL 11)
Business Name: Cape and Islands Nissan
Applicant's Name: Consery Group,Inc.
Owner or Corp. Name(if different): Marsh Realty,LLC.
Applicant's Address: 110 State Road,Suite 7 Sagamore Beach,MA 02562
Applicant's Phone No.. 508-888-6555 •
Engineer/Surveyor's Name(s): Atlantic Design Engineers Inc.
Description of Proposed Project(attach additions pages if necessary):
Proposed automobile dealership on a lot currently being used as automobile inventory storage.
What is the square footage of land disturbance? ±65,500 SF
List of all Hazardous Materials and Quantities (attach it'necessary):
1,000 gallons of bilk motor oil,50 gallons of individual motor oil by quart,
50 gallons of various transmission fluids by the quart,50 gallons of antifreeze,
10-20 batteries
Is the Proposed Construction Within 100 Feet of a Wetland? Yes _X _ No
List and Attach Copies of Prior Board of Appeals Petitions. This information can be obtained from
the Board of Appeals Office.
Signature of Applican "� -'� % ___Date."_
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Note! Glass with gray print is standard
(black print glass on request!)
■ Other cotors
RAL7035 RAL9006 DB703 RAL9005 available on request
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Data subject to change I Last modified I April I7,2024
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Dimensions with 2 Zhaga connectors
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Dimensions with NEMA socket
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CONSOLE
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COLOR:
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Horizontal entry ±90° Vertical entry ±90°
Note!Only those models with fixed mounting posi ion (.' re at ve o t e ground are 'ar y approved!
Data subject to change I Last modified I April 17,2024 11
Model name C&I NISSAN POLE LIGHT LABEL A
principles
r B-Basic F-Flood S-Smooth R-Rough E-Eco G-Extended Voltage Range
(flood light) I (finless) I (extra fins) (90-305 V)
SRL RE 200 7 40 L08 AB 064 CB R A H 1
7-- T_
Power[W] 005...200
Color rendering Index 270-7
280-8
Color temperature[K] 1800...6500
Standard values: 3000 K-30
4000 K-40
•full list below
Lens type 2x2-L01...LZ9
type 8-V01...VZ9
•full list below
LED module type
8 LEDs,type 2x2 lens-AA
16 LEDs,type 2x2 lens-AB
32 LEDs,type 4x2 lens-BU
•full list below
LED quantity 004...128
Color black(RAL 9005)-CB
silver(RAL 9006)-CS
asphalt(DB 703)-CA
other colors available on request
Console
post top I side-entry.60 mm-N
post top/side-entry,76 mm-T
post top/side-entry,00°,60 mm-R
post top/side-entry,±90°,76 mm-P
flood fight-F
Dimming non dimmable-N
DALI-D
midnight dimming-M
NEMA socket(DALI)-Y
Zhago socket(DALI)-Z
•full list below
Surge protector
6 kV...10 kV integrated in driver-G
separate built-in 10 kV/10 kA SPD-H
separate built-in 30 kV/15 kA SPD-K
Insulation class I-1
class II-2 EXAMPLE SRLB 025 730 L01 AB016 CSN NG1
•Full list of options
Color temperature[K] Lens Dimming LED module type
1800...6500 type 8-V01...VZ9 non dimmable-N 8 LEDs,type 2x2 lens-AA
2700 K-27 type 2x2-LO1 ...LZ9 DALI-D 16 LEDs,type 2x2 lens-AB
3000 K-30 type 4x2-B01 ...BZ9 1-10 V-A 16 LEDs,type 8 lens-AF
4000 K-40 type 6x1-T01 ...TZ9 midnight dimming-M 32 LEDs,type 8 lens-AG
Tunable White 2700-6500-TW type 12-Y01 ...YZ9 midnight dimming+DALI-R 4 LEDs,type 2x2 lens-BG
Nature Friendly Red-NR type 1-ZO1...ZZ9 step dimming-S 8 LEDs,type 8 lens-BH
Nature Friendly Amber-NA custom configuration-M01...NZ9 mains dimming-L 16 LEDs,type 4x2 lens-BT
Nature Friendly 1800 K-NK wireless-W 32 LEDs,type 4x2 lens-BU
NEMA socket(DALI)-Y
Zhaga socket(DALI)-I
'custom configuration-X
•CUSTOM CONFIGURATION EXAMPLE
NEMA socket+Zhoga socket;NEMA socket+Zhaga socket+midnight dimming:etc.
Custom configuration Information Is available in order confirmation.
Data subject to change I Last modified I April 17,2024 15
Model name C&I NISSAN POLE LIGHT LABEL B
principles
B-Basic F-Flood S-Smooth I R-Rough E-Eco G-Extended Voltage Range
(flood light) (finless) (extra fins) (90-305 V)
SRL 190 8 40 L22 AB 064 CB R A H 1
Power]W] 005...200
Color rendering Index 270-7
280-8
Color temperature]K] 1800...6500
Standard values: 3000 K-30
4000 K-40
•full list below
Lens type 2x2-101...Li9
type 8-VOl...VZ9
•full list below
LED module type
8 LEDs,type 2x2 lens-AA
16 LEDs,type 2x2 lens-AB
32 LEDs,type 4x2 lens-BU
•full list below
LED quantity 004...128
Color black(RAL 9005)-CB
silver(RAL 9006)-CS
asphalt(DB 703)-CA
other colors available on request
Console
post top/side-entry,60 mm-N
post top/side-entry,76 mm-T
post top/side-entry,±90°,60 mm-R
post top/side-entry,±90°,76 mm-P
flood light-F
Dimming non dimmable-N
DALI-D
midnight dimming-M
NEMA socket(DALI)-Y
Ihoga socket(DALI)-Z
•full list below
Surge protector
6 kV...10 kV integrated in driver-G
separate built-in 10 kV/10 kA SPD-H
separate built-in 30 kV/15 kA SPD-K
Insulation class I-1
class II-2 EXAMPLE SRLB 025 730 LO1 AB016 CSN NG1
• Full list of options
Color temperature]K] Lens Dimming LED module type
1800...6500 type 8-V01 ...VZ9 non dimmable-N 8 LEDs,type 2x2 lens-AA
2700 K-27 type 2x2-LO1 ...LZ9 DALI-D 16 LEDs,type 2x2 lens-AB
3000 K-30 type 4x2-B01 ...BZ9 1-10 V-A 16 LEDs,type 8 lens-AF
4000 K-40 type 6x1-T01 ...TZ9 midnight dimming-M 32 LEDs,type 8 lens-AG
Tunable White 2700-6500-TW type 12-Y01 ...YZ9 midnight dimming+DALI-R 4 LEDs,type 2x2 lens-BG
Nature Friendly Red-NR type 1-ZO1 ...ZZ9 step dimming-S 8 LEDs,type 8 lens-BH
Nature Friendly Amber-NA custom configuration-MO1...NZ9 mains dimming-L 16 LEDs,type 4x2 lens-BT
Nature Friendly 1800 K-NK wireless-W 32 LEDs,type 4x2 lens-BU
NEMA socket(DALI)-Y
Zhaga socket(DALI)-Z
'custom configuration-X
•CUSTOM CONFIGURATION EXAMPLE
NEMA socket+Ihaga socket;NEMA socket+Zhaga socket+midnight dimming;etc.
Custom configuration Information is available in order confirmation.
Data subject to change I Last modified I April 17.2024 15