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HomeMy WebLinkAboutOrdinances - 22-25 - 04/05/2022 - Zoning & Variations, Senior Housing, Knox Drive Municipal Drive CITY OF MCHENRY MCHENRY COUNTY STATE OF ILLINOIS Ordinance 22-25 ORDINANCE GRANTING A ZONING MAP AMENDMENT AND VARIATIONS FOR A MULTIFAMILY SENIOR HOUSING DEVELOPMENT ON THE SOUTHEAST CORNER OF THE INTERSECTION OF KNOX DRIVE & MUNICIPAL DRIVE. Passed by the Mayor and City Council Of the City of McHenry McHenry County State of Illinois April 5, 2022 Published in pamphlet form by authority of the Mayor and City Council of the City of McHenry, McHenry County, Illinois this 6th day of April 2022. ORDINANCE NO 22-25 ORDINANCE GRANTING A ZONING MAP AMENDMENT AND VARIATIONS FOR A MULTIFAMILY SENIOR HOUSING DEVELOPMENT ON THE SOUTHEAST CORNER OF THE INTERSECTION OF KNOX DRIVE & MUNICIPAL DRIVE. WHEREAS, the City of McHenry, McHenry County, Illinois, is a home rule municipality as contemplated under Article VII, Section 6, of the Constitution of the State of Illinois, and the passage of this Ordinance constitutes an exercise of the City's home rule powers and functions as granted in the Constitution of the State of Illinois; and WHEREAS, a petition has been filed with the City by Bear Development LLC ("PROPERTY OWNER ) requesting approval of a Zoning Map Amendment and Zoning Variations to accommodate a 40-unit, multifamily,senior housing development on the southeast corner of the intersection of Knox Drive and Municipal Drive and legally described on Exhibit "A", attached hereto and incorporated herein, "SUBJECT PROPERTY"; and WHEREAS, a public hearing on said petition was held before the Planning and Zoning Commission on March 16, 2022 in the manner prescribed by ordinance and statute, and as a result of said hearing, the Planning and Zoning Commission did recommend to the City Council the granting of the requested Conditional Use Permit and Zoning Variations; and WHEREAS, the City Council has considered the evidence and recommendations from the Planning and Zoning Commission and finds that the approval of the request is consistent with the objectives of the City of McHenry Zoning Ordinance to protect the public health, safety, morals, and general welfare of its residents. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MCHENRY, MCHENRY COUNTY, ILLINOIS,AS FOLLOWS: SECTION 1: That the SUBJECT PROPERTY is hereby granted a Zoning Map Amendment from C-3 Community Commercial District to the RM-2 High Density Multifamily Residential District. SECTION 2: In granting said Zoning Map Amendment, the City Council finds that the Zoning Map Amendment Approval Criteria listed in §11-5-5 of the City of McHenry Zoning Ordinance have been met. SECTION 3: That the SUBJECT PROPERTY is hereby granted approval of the following Zoning Variations: 1. Zoning Variation to allow 61 parking spaces in lieu of the 94 spaces required. 2. Zoning Variation to allow relief from Recreational Space requirements in the RM-2 High Density Multifamily Residential District. 3. Any other zoning variations necessary to accommodate the proposed development. SECTION 4: The granting of said Zoning Variations shall be subject to the following conditions: 1. All development on the SUBJECT PROPERTY shall be in substantial conformance with the plans attached hereto and incorporated herein as Exhibit "B". 2. In the event engineering determines the existing stormwater detention area is adequate to service the development, the PROPERTY OWNER shall add additional outdoor landscaped seating area(s) onsite equal to 2,300 square feet or to the greatest extent possible as determined by the Zoning Administrator. 3. The PROPERTY OWNER shall be responsible for the construction of a multiuse path, to specifications found acceptable by the Director of Public Works, along Knox Drive from Municipal Drive to Charles Miller Road. SECTION 5: In granting said Zoning Variations, the City Council finds that the Approval Criteria for Variances listed in §11-19-5 of the City of McHenry Zoning Ordinance have been met. SECTION 6: The McHenry City Council hereby agrees to vacate the Right-In/Right-Out Access Drive Plat Restriction on Lots 2 and 3 of the Final Plat of Justen Funeral Home Resubdivision. SECTION 7: That the SUBJECT PROPERTY is hereby granted relief from §10-1-13 Exterior Wall Materials of the City of McHenry Municipal Code subject to the condition that the development shall be in substantial conformance with the exterior building elevations dated March 2, 2022, attached hereto in Exhibit "B". SECTION 8: This Ordinance shall be published in pamphlet form by and under the authority of the corporate authorities of the City of McHenry, McHenry County, Illinois. SECTION 9: This Ordinance shall be in full force and effect from and after its passage, approval, and publication in pamphlet form as provided by law. Passed this 5th day of April, 2022. Ayes Nays Absent Abstain Alderman Devine x Alderman Glab x Alderman Harding x Alderman Strach x Alderwoman Miller x Alderman Santi x Alderman McClatchey x Wayne Jett, Mayor ha a I, ity C erk Exhibit A Legal Description of the Subject Property LOTS 2 AND 3, JUSTEN FUNERAL HOME RESUBDIVISION, LOCATED IN PART OF THE EAST HALF OF GOVERNMENT LOT 1, SECTION 02, TOWNSHIP 44 NORTH, RANGE 08 EAST OF THE 3RD PRINCIPAL MERIDIAN, CITY OF MCHENRY, MCHENRY COUNTY, ILLINOIS. Exhibit B Conceptual Site Plan Dated March 3, 2022 Landscape Concept Plan Date Revised March 2, 2022 Exterior Elevations Dated March 2, 2022 SENIOR HOUSINGmn MCHENRY SENIOR COMMONS 0 "'�' or BEAR DEVELOPMENT CODESUMMARY PROJECTTEAM UNIT MATRIX ­HR MT m 4VA � _- UNRNumm � !! I ®gym ,.. .. .. .. .. .. . .. c Tl -4-uu� ®a�ou�ouo omo�o��o�o omo�o��000 LOCATION BUILDING BREAKDOWN Zi CD 04 y,;, �m • "` I • , <,+" MUNICIPAL DRIVE064W-4- _ SETBACK �� +�' „•� • ` I m S: 1 PROPOSED pEVELOE'N4ENT SETBACK - '� 5—SELANDSCAPESCREE`: 4 W j 1l im - 3P BB I _ I DUMPSTER I M ENCLOSU,4 ` I ` B'ELECTRICALLINE \EASEMENT t ' \ \ RETENTION POND j \ -I UNIT MIX AND COUNT _ W 1-BEDROOM UNITS RO UNITS Q UNITS TA PROVIDED:61 CONCEPTUAL SITE PLAN f _64a HDJ � u4tl�p �ao\\1PDJ G�" -AP P-1 Hooker DeJongi. APCN!TECTS^ENGINEERS•PLANNERS City of McHenry Required i Potential Na9ee Plant List Landscaping °Go�oN_ ���Lq`y wangm..ga.n.oxlm. s.. T, SRVOE aREE! f.. ar _vv�f •.A.vrw.e.r•e ewr.twv PLANTING AREA REQUIREMENTS RBquir M:Deckluoua trees rtust be 2'Cal nin.Intl A sP+o,e�ir•�.seiwv. c.rar:w u.neucw.sn wu everproens must be Sht. cok•gNtpcKeERRYrcwa...dNy.e See -Brit HONEY LOCu3T1 fieklue ae.aMn.ezwnw'sxywrs' Zee _ RESIDENTIAL SCREEN STRIP DESIGN STANDARDS dae.a varoe.rnw en .v.+ANe,onn,nR Not Required:Not atm.nt to Residndid!Property TAPTREEr IachNon aApRr° See ° t vm amun.aa,.A. PARKENGT PERIMETER LA EYEr NDSCAPING DESIGN ...TREE! ENmp asuxeimvea tLWr coo- STANDARDb:LO R.qure t Mmmum5vade mndscaping Adjacent to FASTERNREDCEpVulagne..gaz.re IM .>w; nardn.mm�..sn y.0 yye E,e. Ad/oning prop°ttesAnd ngMof-way°One(:)Shade wNTE Pt<vna r G.z,•+Ie•+o"+m.. � �.. � Tree per 3D linear last.Continuous rowol anrubs skmin eR LDv.ee rm."o.mu.l y¢ �e mn.e license Pw. Mitt Property Li—IW fin—feet —RICANAFISD—�— z sµ I' n•vwv lore°°. 100/30•(3.33)=3 Troes Wd,contnu...shrubs DeNAa:ENTAt TaEE9 p +µor anew va."eri°.xeo.° _ s�+vx• nrM"mmT North PropaM Un•:1301insar feet ALLEC NYS EINRRYi E,^eeicnerawa eM { rgnH mz.n.+ 130130=(I,33).q Trees WRM1 continuous shrubs IEt� w.am..m Rmeem. E 6 ERNREDe�G.w ee•.e. L � s'A'.01. ,•m,wn Eest Property Lne:Not required(Mlaining Parking Lap eok3gN wgeHH.2Eutk.rrRear+gw. aro all South Prop•ry Lk»:1Iti It.... 3o feet g DECIDUOUS TREE PLANTING 2 CONIFER TREE PLANTING ..M 1W/ •6 T,Be.within nq I-. !M E++,.Er w..'e..,.kr g v w•'¢ ueail>rw rN,rw at wal.Ao, PARKING ISIAN D DESIGN STANOARM DEfplglle SNRIAe �Z�y� Requlrement:On.im.iduow bee shah be Pmnt.tline DC,ge�BEltRyram,a,ea,o,t „m—. 3a parting I'm.for•.,2D perking speua. BRtLMxf RE IGe To r�i Total Parks stKM SW.Ct eUTTOMIBN<..d.l.eae mewYm'su�lNcr sBN [ lip.pps on the lantlsupe pmn:fit Speua DwAiiF FoneAu-1-N timg.a•w acw p 61/2D•(3.D5)•3 Perking Lot Trees R.quiro fAd •tie3peekkymmEw.OeN � ,w•� s� dd Required.3 Parking Lot Trees a GN ewsv,e°xr•,une•a pwN On nm.n�emp P.Plan-6 Parking Lot Trees Provitletl tlue to aEAODyISWEETr 9os.wsb 3Gq �� C� u . Parking Lot lalantla Proposed, if xwawnn name,.. SOUrNERN MaOWVgod NtvnAn e••wan yn auu, l a vn.H..f sn ww+. z 5GN ' iy F .r• SRE LANDSCAPING: 8 RequlremaM:Maroa of at mast lD%elthe p.hing It atrtEo0 cRu31ERRreU3Nl6lAM,µ YL.nn AmAl'a3•e.' sGw' 8 s-uucx x•na m. va+N o".mn.sn• an.°hall be proNtl With mnd.capirp. �. x.m MDERERExaA! Aia Total P•M1ng Lot Are,on SR.:2],5955q.Ft. GRU.—I—Parene•an repew'B4 Pee.E ExaNVP,°, SG.I. 27,595x D.10=2,759.5 SQ.R. �~•••• ew.}1v.w,)wnam,co�W. wle3 Required:2.759.55qu.ro Feet of 1-lndscopin9 E TIER REEecw!/c..^gwe..aaAa.3un Eoener ,Gel On Ran:2,759.5 Square Featof Land—ping PRARE d,OPSEEd Spomre•Mer.reP,e TN.' r GY E er•aennnaw�ael" "'°01ni°'^- ww,.u.q,•w. BUILDING PERIMETER LANDSCAPING: 11NgceKR?E R[Nlavt AREA!•"o.e vksvN".a C ypaws• lam.n.,�,nis"n.i. M�N.a vw'°�v. R°qulrem°nc Bugtling square loomge between 10,000 cuupW wtD GElrf2�Nnmrawyy. E1d F °M BO,OOD square met. a HApPr R6TIRr5O°ntrr Nansccrs.'ti,vpr nae.^a' ice W W R Front Wildino:225 On—met ELEC1 NEON Pax BEE ENMtWwz.EYcec Neon Inc rr Lu Z y N SHRUB PLANTING DETAIL ��ORNAMENTAL GRASS PLANTING asing. 50 required one(1)p•r NOn—/eetab boot ng of W st sa,yor buik Minimum S wid.inno—ping requil.d. Tro Z F 225/50•(i.5)=5 Slade Tress to be prop.-d Q J a O On PIan:65h.de Trees y Z sitlea.I Blildmp:]B lm..r f.et(z e..h) Landscape Notes a ¢ a o 111 a 25%of a t,...of bWmng to tot,landf—"d with 1. Se.. it gMe line m eppr.xi—I..Seed/bed to limns of,nn in,,antl i bturbanw.ContMMr responsDle for restoration of arty 2 = r.qulr°tl 5'wida llntlxaPing nee. en.uth,r¢dtliarupti.n.W.dm.fd.zign.t.dc.nstruodon area. N nmm•', ea,•�"m"Mv TS in.Iae•t1D.25.19.5 cn..r?onto be mndoc°p°d on 2. Contrectorresponsibm/or Iranian contrasin ana°ed°dfsodd°d.ra. r ryau n. ,chi noM and.utJtI a.fth.buikin 3. Tr uE,b does in b,d Areas in.5'diamamr.Contractor 1M1 1provideAmukh,ing a round all exlsgng bees within the funds of Y Z N w,knmxnu+a•n,e 9eoeq menegmm�aw ° 9 k.R.neve al existing grasstromAt—to be rrukMd end prodtle a ypkM spade cut edge.LarMuepe Fabric shad not be Z O W On Phan:1.It-.,feet each in°mlmd under m IIh. Q 4. Redlines are b ba aped°W to a rtdnirtum tlepth ol3°.Curved Eetllines ere to be smooth antl not sepmantad. _ a 5. MplaMinp,baits shall revive top tlressing of mukM1.Lentlsupa mbrb mall lien be insmlbtl antler mulch. U U Rear of Buitoino:325 Rnearteet 6. Do not bcompla th LIndbitD ofutgeysbucprres or within 5'ha,zantaly of antl<rgrountl utilTy lLnes unless otherwise shown on p MN a•xne+ 5%of rear-IM ME,to be 1n c°ped viN re.irod 5'wide Pons. Sum with Lantlecepe A ld th R Meso conditions exist. Za 9 . For Lump Sum Cantracls,pmnm and other meteri°mar°quantihetl°nd sumrrerizetl for the convenience ofthe Ownerand J r Wa..,mm"en,pm. Example 91d Ut,oun mndsagng area. jurizdidio.1ii odes ony.Conn—nd insmg sufficient quantgies to compbta the went as drawn a no specSed.No addd.,.J fwmew" u•vsm.,n 225 fin—feet x.05=1125 It...r met m be m�ds i WYments will be rind.for nomrials required to compbm the work As it,..and spud. o - abng the rear.10.budding 8 n s For Und Prize Contracts prymenm w,E be matle based on actual quantll.z'nsmll tl ed in plan by the Ownefs s Representative nnwe:fw.Nmnompow, On Plan 35H feel 9. Ris the reponsDtlM of the mntrectorto bwm antl p r.v de pmnt menei al es pecil'tl M.pmn The cohaMor may zubmk e } ^a iTm.er request to P—mi,su o,Aions for the sp.of d PmM m ritif under the folbwi g d tio— E — — _ _ a My I bstdutan°proposed shall he submMed to M°prop-owners rep fry hm rwo weeks of the award of contras. II III o u s bA coo os main Meets N11int desgn And fpn Il go.ls of ft n,t IA as tletormn.d by the owners p 1tW Artyc angesm have the approval of the owners nplesenmlive b Th q st WIIl accompanetl by It math thr..notces from plant mamral suppler,that the Pmnt neteral­ad snot nd MI not be eve lade Prior to conatrvcbon. eNvr°vgs.�. 10.Verily site condRions and m(ortretion on drawing..P.,nIy report any co n-.I.d..ntleions,m.k.s,dis panties or d-nation° from the intornetbn shown b the Contract Oocurren%.The Ormeris notr°sponsibb for unautho,bed changes o,extra work zrooneCbns reI,n.ghy 8 etlbconee unreportetl tlisuepancies.Corrvrencerront of vnrk shall cenzfitute auapfance el wntllons and ib Ioco 11.^ oine Ms before oftW,working I— performing a tab any digging, und sery,g—nd ice emit for inf..fio.on the o.b.n of 5 PERENNIAL/ANNUAL PLANTINGM�.,A CONTINUOUS MULCH EDGING =� Ibanab fin.-6-IC eNo. I.ph...cabpa,.M.The coMred.rAM1aR ba reaponaibm for bcotbn Ind protection of 0 uties,iti n�b' to I31lf I�� n�3 anoI y ge resubng from his work at n.Additional cost to the owns. 1 U "ram mom E911j r tiI••r�3AY��oEk 12.C.MraaorshAllpromptlyrep.ir.11d�nee°.toexistingsde no cost toon.r. Li3oFL3 13.Ref sw ertol.ndp�Acec'_ion.for.ildiion.1 conditions,stand.rd.,..it notes. Vt On.— I R CONCEPT PLANT SCHEDULE MUNICIPAL DRIVE 30'BUILDING INTERNAL PARpNG LOT TREES B SETBACK PERIMETER PARMN LOT S1 MTREES B 2 P PERIMETER PARKM LOT EVERGREEN TREES 1 a FWNOATON WUL TREES 5 I 1 S S ORNM EN AL BEES Z PROPOSED L j 10'BUILDING I : SETBACK 6 DEVELOPMENTa *,.rf TD S 2 URGE EVERGREEN SHRUBS I 5'WIDE LANDSCAPE SCREEN ' SMALL EVERGREEN SHRUBS 9S aa oW I i SMALL OEGDWUS SHRUBS IG'' ip�T ' MII"T 25 ORNAMENtALGRA55 N 14YF. yE I PEREtt NNIALSHRUBS 72 O 1 I t�o�g .a Legend B'\MDE MULTI-USE PEDESTRIAN PATH cl . SITTING AREA 30'BUILDING SETBACK I x.e"A,�navmr�K Powye am�acs.me.a..�N na DUMPSTER ENCLOSURE �� Z fn Z I B'ELECTRICAL LINE EASEMENT uw..�, ¢Q � a ..... r.�.o.c... I _ Ld Q z .: ,.�... ¢ Z w 'z Q moo. cc O U Z fn T-1 «. Z LLI g \ POND RETENTION P '^ �\ yP sw. ol GRAPHIC SCALE 1 °0" L2 of L3 mnT sln v INgoRTH GENERAL PLANTING SPECIFICATIONS: PART 1-GENERAL m,malty^e^,.•°mrdl.lae.amrob„mwp,empew,e/w�m,,.mlaro^mamnm°m ^J.r„„nn,mm.a,:ed>b�ppm, :wtpbmew�m,mwame 1-01 DESCRIPTION: PART 2-PRODUCTS .�Ilm•wa.w,««ma a�a:ep`:a nm...�::s'R. aedae,�=ea c�,°rc"faiwa;r�emmou,vm.Remwe anemr«e anv Wv .^r.: w r,.a.lmw:amep.wfue.Tnn.mrc nn°m, 2-01 PLANT MATERIALS: ea,:eur maepmac.r ,a �,roma°ay m«� w ^`°' �n°^r'° d emu.m e,.m�� war.wwaalwm.w,rm ow p.ampml mpmd,n.r«am"."em wam pawm. `� m°"9 � F �^atlm dun °,rwm.r.pede.w.ar:e,y..an mm,l.e«,wewemvo-rmmmm ma µ^«•mmm, wrrom.r.aawnKn.r.nanmm J w.mv vmfiperen^uba ¢ mm«z Nwwm.w.mm,vy«wn wmmn.m ere nee rromwmwm en^mrupemmmrm pwaw anwmm,ru,We.amv a^a '.v1ie1O"ek"nm dsm,a rcnm mR.,mv mvawwero. m� awmuor.s mtroa/mtw.cu.•aaaamdme tan.vbntam,ua.imz,pw.men.,m ev mm�e^vxwep.sal mallxaov,mamwarvMma,r.,:,rum Awaw ae namnmwwmm.uwnn wAnwn.f:rvy awebvea rmn wnnauf vaasam q.a vd.11 merusureW:m.rna.,m,m,uedsm^s aevmde.Fne sm muw.p,hwm e,me zpay::mmemery arty pnm,v. nera ormpo,l lu,rq n,-. 1.we,uwrna bm"mura mrbWmwm wl m...nrm mna.fmntlea:mtlwnakmemm«ar w,e mom own m.a:mlm�m,wr.ew.:amw.e:^m.lmwme�m«.w wrmmalr aromr.mwe m,:w eap�e,:m�a,^e e0eo.,°aY�m erewe,vma m^e e.,a.en m.,m em wd. verM al e.mn9 wnawmam e,mmwrc:^wnela pwmem:vq amr Na�w °a•y°s^""°'^s°a,y rw•Ntr«mery ame pam km enAmmRm mW epe:.vom:rm:I.Aem me^ao,a paceee wm garorq n�sae amn epwt mWN wm m.West eoav:dine n,rerw^Sumamabawury 5mcx!aa5i. «gym wm bcmwanwe m«aaeeee��a em ampea J,wwnaramlmmxmmww.m«wo^am waro:n 1-02QUALITY ASSURANCE:«ep:.mmm.. tn.,auw.cxm o-r mrmrmrue ma°a.mww. wm brem wm. 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N ; ��- pWm,v r..wtm ww mnuumN a«wmremmmrea.n mplawaw.:vawroe tl.n.mm mwp,l rdw•.l a,uawaw owe«m�mmVaaiw.ernm�a��1�•• .wt,m tMwyar wkum don rmt m( xferpaann n,mW rB,bwna W,am Mfw^M,r,em Ju:m tswfwrwsr n.yuf Zjjj z� `) �1m ���a, e. iowolbxem arm,man ma:�vvntlb-. wan��m dama:v pee wmanaoeeunbwtldervu Wmmwmn�e- mee u:bdna�m Mrvm f5enf d,anCer t. O]l3� m anaA mne ww vural v,awn mudflmvvbnrrfMpn..s-gav,n spex ma^repne ,.sty vwa em W,M oa dam pnwA e.wcznlW wet w.MeruM eb,x en mru aNme egl.dMPMn b1.M:sIw«mcxemt sYnmwe.nfTd«pdeea aSw^v ranngtlmNwna,r.,mlvk+u m,IlM pMo::ro]nun meeme me ml un Ee ee. maAmmmem Met Snrw In«,m mrrmeremu apulerlam.5nru mrte rrepY ao«mom'eew ew waram«pbnN wl.m en Mw,FaOa..IwAwn �F an wet mm.mb,r,waenm nm«an am apwwalmeumsww wcmmd.aOw<r remove ,asset na so-lm.,u,a wn e,mrob.a ensCJeuw.l O o^N ee Wmaa wnp u.,ap gdaruq waa. Wnap wl 'dddd m,rryntband,mbv,ll vbm neuW nine nwury par,ow^line.Tnebm«1w ncru«,.na wl�dvra ny unv.,lira,�.iov ma,wneacAanJwMnm a'��dmvcn erowm,lnm,mmr.e neeam,ne,mba a+mawrq,wwm.q nev�:wut,SwwArmmnw.nel me vraam uw:°t pe vwam ute«aar�N...regma Owerrtiwe mere :n mom YYm'rreunallw,ue,m reMtmedrmanuna.,nepmencetl a net mw.euir rp r' 8i`a aw«e lmememeacro replp.:Kuwmwrwer.emm rr rg emrb,IL eo,la,anl,5s,vao uu^x rormm,.nm roe we.a,ammwmw maY mntl mow mrkn ee«,N y.�u tree w^e.,m,llro wnor:eta edwsn n::p,«,s.m oecemn«,. ,1 ««tm�.w.pam wMr.,.rel«mv n^w m^.v pw,.mame pw.n. - •1ewa mow,^,wore�.ww,mv». 3-04 MAINTENANCE: '-� 3 I. m,bnm.rewt wnN am•m Iwm.,v ma,wmrm,m,mm mrrmm,.wale, 8! uena:erenmwmrae la.mmre�re^u�m pww,mm�etlm^m, v :umrulmw, r�,vd,mm^�wrmucbu,r lx weans lxm Nwp°mubn. A udentnva gnat mrw,rmnM byme Co^[xmr......aen aM1er pelumary meWrre a� a.damm usewpa rapuw,re:utlwaxm. wmeebq�iN[mwizrwTSJ�n� E _ ertmaw««nvMrrewe.e,mwe.w.:mvrce dull xrdmsedismlmwea m,mwrgw en.pvn:q woes.war.q an.rma am gwxnrur„I dw mvml Naar m.rbrene.Tna 1-03 DELIVERY,STORAGE&HANDLING: w�vvare am n.impa '„TMia,e�.m pro au •�wm.%atae. vw r•,wA e""°°d•"net ww«vr.e.me pwnw oe,e mm.wwn.w.rw.ae.sbxea x a,,ox r...mmx ma.umx a^...mom rrwm.,mw ck»^w.pwwea ::.n w^ Brae nvn.^.e.m r.w�,m m rea:rm. .^w.N... ^..e+.nor.rr�.:�.o-�`°`�,.•.mema�'�`�.,mr°.^vy '«•,«••n.o a.gxv E �°�a mmm.^ez.,m,van.ar�',v crv�°�w pn vwr^emm.mq al.oar barcn «m•mp 3-04 ACCEPTANCE. wm,v w a«wa,eon. ,.am,e-up In .v 111-1-aralIlTl.^^wlcenn.an w,e t,l wr.,ar m..m orme ao _ rs dam rw n.rewn / .e wi �an..a.a�°w om�ap a�«maaorenl wl,.,•�me A�.a°o„n�a�vuw� pem rn..rream.m.,,�;re�rw ,a m,rxeawm.rnala�m^wam. - tr;repmre°r'°am�;iOs p«e..q wroamm.,lw_I^awaw: .ryA:mwe«.rw(r,w,m w.mm:..emm.ma,-m:>,r wxwr.c°r c«m.ama.axwm.ow:w«nm.n«r.wm.maw.m wwiera.. r°va'm 1 wy :.s..m m.,,em,wwuwwa.rmww.w w:.^,.I.m. n.e./.,.N.a.amar.rwme an ww,we..^.u.«,m.m.nm a.^r wr.fmrmn,m,r.e.i,.,m b.vwwb.p«uew,mx..s,xm are r m wl�a we em^vmn «ter.v.,wvarwA,.m.nw.wme m..,e vuwm wv«�^maa nnea.,v.,ammaa. a.�e4m�wawiey,l.«(,m�rcl:m:m wmwl w..mY�rm,v l„k.sum.,a r.re 306517E CLEAN-UP wm:refewacanramw�•^^mnM�uN wa^�v,rv�^^Wui�mmubmwowrh vraacba a «ab m:x m:tn a.v,ae ,w"umva v. .�nvY^a�r..`,error rm«nemn.ror.ws:pp mm,al maWmefdbv..v u+v w^n nammwarm aah.N° z rm.nr°amwr.vwr.s avaaeb nw.:ueuarr N � vae�«mm•nO'.`'"I1e9„'e aw•a sroum memeimmm,maN.la,aw.r wn�wtro wowMdme ovn.rm-e m.wrtaomer rumwws-,, d.w mr m,w°aromwvem„u°�.w vu�ra.eupe,nwdw,wmm,m,c:.m .ewN reapmww a,v earrmw or:w W m.acwmsa,:c,.�. n«ruema ow^v.am.,row mmn.e wm,wd«uem.«empnem G mom Mete Wwr. e. Tdww:daaY�u.m o-,wre Mee eume,s mlowa m,eew de w.e^w,..anae r•noYieYe.,n.m emir fmmnnnmr vax arumme uw.mon dme Maxapa ... mb��ar:i w " ..smrnrobNam. sw1^°ree wnmuee�unwrat.•ar.wmm"-_,-,m.mw m . � � N y o. «n'�mr°�rwr�n met m mmawpe connaam.. «emarvm..wo-re.wxnw,..m wlm s.ea„w,:,r.«a.od�nw,rau.::.e_.a.e,w,mwpa.a wnm,w eb.e,:lrc Z u! O O w^w:vtw r:wm wmmw«««,wwl.wwmmmm wpauau Z me mp w^. , wv wbmaa°re.mexry rm elmmmf mom.ammm. w .voN•,a natlsnrnapp.r. Z 1-04 PROJECT CONDITIONS: ,.suxm va-.wmM.w.remr was net apd�Yr."n.m.mwamtmren.tm.r.a.mw/ma Wrwu k«n^a,re.mw,raw,mt I= j •pw acorn mreav«rm mr�dmnllnmamu ero,000 ma.fn,a,q«.Www Q U a. umn bmewm«m,«,«b.mmv«mamn,ry ema p«m,mameonddut m.,wr,. „cola•an.wa..o««re..tbma.axtlm.amaer^nw•^wtrodm w.^awar.n Q y reb,larmmwu.m wtlmnm�wv,m.e.^amwv:exm n.rr.ms am w«.nm:d.v,e wNe^am.,rw.nmkl.l a,:.m ppwmm°a .r.m wren wn<.arn.nK n..maadeo me mod mallmmm«rma�r (E wm..enl,emre^mmeabe,mmmmn^mre,al Ar vlw au Lle.f leomavza,r,. 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Z j a rwm,.w,w�wr..,mrwemm«m.ma,n.,m,2l.e ,m,ee p,w.p«m^„:w,e,:w meta m.. lu U a :v�w.a ntM I. net mom a,rbpam w.pa w.. „�:�:Fm we`.po^°r��mdmly°"raria l�wmba•m�ery om Y � Q a W«.w._.w.a ma ee.^�mwm. ma^aar.wwrmmmr.mm r smn n la".mae«..w mmm.Mn mammmmwrumwW,re w,.^.: R O N mnage M.qua mow numeryl e. �m�aune ra maysrery aabp s.mieore nmslmme eomxmlwe indny W 0 raw�mr.esmol na m�e,rur..... r me mro am mpbwent w.aev«•vMrw.awe,nersne aea,n neuwrymemd:mrWmemmn _ .JQTe a I� ro:n:remm�mmar PART 3-INSTALLATION OF PLANT MATERIAL �°�Ma;dim°m".cow,•d�meo".:np.in.w,.ramrwl.,am�ew.. wawe::rmn�ana.,mmam°,.. ••n^,tlnerma..m;w^^o,m.,r.,,:em.m � m ranee^me ummdr«rmrm:oaama^rnm e 3-01 FIELD VERIFICATION: �mmruxmdpum n,am�ea unmuktlwzea q° urewac�m«mm:al m,umm cow uum mmmi��.aem"«sm. sd�rebbeon.m^o,con worry vax:nd n mete nun ebmerwnm.,Wkem^mwnmwera r«nr«mmaW^,^mveaamwm 2. m me w,�rsr. �i.i.t.�n�`wm:,vw aw,maw.Nfm 3-02 PREPARATION' .vet 1Erwm^cmnd ewx.faa.mm�arnrm W�e�n nrm�w^e,ee^waoww.e 1-05 PRELIMINARY ACCEPTANCE: an dwn"w wtne ma .Nw.M ucnravamam,mnme.^.nm�remem mom m.uam mwr:°fRmww:.sn"ram, 5.ebmw mmdemwe,renm mom mwp«nr". ,:m eyrrora^n«mrmwarmeaeq eay..ner pmum^ary ewev�,<. amp^+^�am.aam�ba"fmae orawwv: a m.ow:««name,rewawmawe.m . ..saw,mwm d rw:.cow,..WAm a,Net rzl per m°«.mom mwmrm morro con.wk:v wm,w re am w.„r.emal a,m.aawlNmr�rewm..mre cope�,reaa e.wrmr:mew,a^m"w,.l.rwnpW:mvpmawm.m.r me wince,wnm .cow coxnRaeroR a w.n 1-06 WARRANTY: wpewam^d,pa type a«. aus w,l.m.11 apa�wab sad Emwmsmmmm,:mew,�mw w�amr.,�w�a a^a C. Al u e e wlmm mau m lmfm am rrenm cbarN.o udmt nmbml(mmrt,g�rmw cow).wAne wrranbmror«ul,)vem aw mewtlmem �mRoumu wapwwm epwakmb m,^mmerg vpwmnmelwu,mmwmee I. +`oee'•a�tl m,rlam� m�r.Mle.w^N.rm:bbr a .w n_ � mete emtlme.u„a^ram�mrrabmh wleM venan�beama�a b,gNWwo,q prorN eemee^cremolapiomn mepWnnmMm wmmmNarnnr. ,«eve mmrpneN renu.a,ry Wwu4mrme wnwaar par � �.�_ ecwMnorr�sva�p qa Wier w nMer revreuma,ve. .wdror mlecm rewm,q M1om avumwLanave ro'1 Wm+�dda waaeq pWw nos eumm.Tahe 1OI•nev w_ «.�$v_ evaluu,or°��vewlvan«wrmr:aa«r°rregm w:Imar.nes.^amecwna°f m.eo,:vacmr.rm mo-e:re w:.foww crcmms ermmgala,^vvpv. ,raw wv p uuN pkrmbye:v w.wawmwwynN•maawwmwn �a0� wmmv mwsammvmm dwu,edacemea ar s-, ,mxunvb ay oeron nW:tvq kverz:bmc,m,ea mrmv+m m,aom. F .L-Lf_ L3-L3 @ ate oza • a ®li I ■/ �■ � li I�l ii!il�m oi' ' I II■�I � l �'� -� I � m •'I � m Ilr® � ��� '�i�il ago m EXTERIOR ELEVATION KEYNOTES •-TH ELEVATIONUTH ELEVATION • WEST • o- m m m I`•• m o �, �i� I ■/I ■� 'Iw � �-gym � ■�_ �� � I ■/� � 'I� I c' � I I- ���o, , ,�,>_, m> o mm m o ELEVATION Tl— EAST • a I �_� ■■I �' ', �.I o � ��� �i , o I■� I-■ �I ■■ I'I i� I'� II 'i■G� u I�/I _( li i.e;m t ��A" ^pmi ( .....,, ,I© I � „i II��..�U --I � �, �'m '� III r .:III I I -�...�- ,:� I �. I,� mm ■� d�.I •m m a ELEVATION HDJ Hooker • •