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HomeMy WebLinkAboutOrdinances - ORD-15-1715 - 03/16/2015 - EXECUTION OF ANNEX AGREE. 4605 W CRYSTAL LAKE RD (KIJIIVAIVLr IMLJ. IV UKUHMIAIMUE JAU 1 riunlfllmu I UIL� V� APPROXIMATELY FOUR�ACRE PROPERTY LOCATED AT 4605 W CRYSTAL LAKE ROAD IN MCHENRY COUNTY, ILLINOIS I y y I "City"), McHenry County, Illinois, is a home rule municipality as contemplated under Article V11, ection 6, of the Constitution of the State of Illinois, and the passage of this Ordinance onstitutes an exercise of the City's home rule powers and functions as granted in the :onstitution of the State of Illinois; and \rdene Raven are the record title holders ("Record Owners") and White Oaks of McHenry LLC, n Illinois Limited Liability Corporation ("Developer") is the Developer of the real estate located t 4605 W Crystal Lake Road, in McHenry County, Illinois; and ki; k "k1; k r4 in ik� Nlnrfkm�ct Wnrnld n newspaper of general circulation in the City of McHenry, within the time provided by law, notifying the public of a hearing on said Annexation Agreement before the Corporate Nuthorities of the City of McHenry; and WHEREAS the Corporate Authorities of the City of McHenry have held the public iearing as required by law and have found that entry into said Annexation Agreement is in the )est interest of the City. qOW THEREFORE BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF VICHENRY, IVIUMINKY LLJUIN I Yj ILL11VUla ma rULLUVVJ. SECTION 1* The Annexation Agreement, bearing the date of March 16, 2015 between he Lity, Kecord U ners and Developer be an L t= ZPCII I M 3 C1 C: y CIIJPI LJV�- 0 �u P � � U" accurate copy of said annexation agreement labeled "White Oaks Annexation Agreement", is attached to this ordinance and incorporated herein by reference as Exhibit "A." SECTION 2: The Mayor and City Clerk are hereby authorized to affix their signatures orth. SECTION 3: All Ordinance or parts thereof in conflict with the terms and provisions SECTION 4: This Ordinance shall be published in pamphlet form by and under the SECTION 54 This Ordinance shall be in full force and effect from and after its passage, kPPROVED THIS 16 ' DA OF March 2015 ki I w VOTING NAY: '40T VOTING: kBSTAINING: kBSENT: LERK ondon, Peterson, vvirnmer,olake, Se ac r. am , uvv one one one one Exhibit A WHITE OAKS ANNEXATION AGREEMENT This Agreement made and entered into this 16th day of March 2015, by and between the CITY OF MCHENRY, an Illinois municipal corporation ("City"), WHITE OAKS OF MCHENRY, LLC, an Illinois limited liability company ("Developer") and JULIE ANN SACCO, JEFFREY ALLEN RAVEN and JOSEPH ALLEN RAVEN, as heirs of Ardene Raven (hereinafter collectively referred to as "Owner"). A. The Owner holds fee simple title to the real estate legally described on Exhibit A, attached hereto and made a part of this Agreement by reference, hereinafter referred to as the "Subject Property." B. The Owner and Developer are parties to that certain Purchase and Sale Agreement dated April 25, 2014 ("Sales Contract") providing for the sale by Owner and the purchase by Developer of the Subject Property, C. First American Title Insurance Company has committed to issue a title policy insuring Owner's and Developer's interest in the Subject Property. - D. The Owner has filed with the City Clerk a Petition for Annexation of the Subject Property to the City, contingent upon the terms and provisions of this Agreement, which Petition has been filed in accordance with 65 ILCS 5/7-1-5, and the ordinances of the City. E. The Subject Property is comprised of two lots, Lot 15 and Lot 16 in the I<elter Estate Subdivision currently improved with a one-story frame duplex and two storage sheds, and zoned R-2, Two Family Residential District, and A-1 Agriculture District, respectively pursuant to the McHenry County Unified Development Ordinance. F. The Subject Property has no electors residing thereon. G. The Subject Property is not within the corporate boundaries of any municipality or subject to an Annexation Agreement with any other municipality, and is presently contiguous to and may be annexed to the City in accordance with 65 ILCS 5/7-1-1, et seq. H. The Owner and Developer desire to annex the Subject Property to the City in accordance with the terms of this Agreement. I. The City has determined that the annexation of the Subject Property in accordance with the terms of this Agreement is in the best interest of the City, will promote sound planning and growth of the City, and otherwise enhance and promote the general welfare of the City and its residents. J. The City does not provide library or fire protection services to the Subject Property, so notice to the Fire Protection District or Public Library District of the annexation of the Subject Property is not required. K. This Agreement is made pursuant to and in accordance with the provisions of 65 ILCS 5/11-15.1-1, et seq. L. Prior to the date of this Agreement, all public hearings were held upon proper notice and publications as are required for the City to effect the terms of this Agreement. 2 NOW THEREFORE, IN COINSIDERATION OF THEIR RESPECTIVE AGREEMENTS SET OUT HERE[N, THE CITY AND OWNER HEREBY AGREE AS FOLLOWS: 1. Annexation. Upon execution of this Agreement, as allowable by law, the City shall enact an ordinance annexing the Subject Property. A copy of said ordinance, together with an accurate plat of the Subject Property, shall be filed with the County Clerk of McHenry County and recorded with the Recorder of Deeds of McHenry County. This Agreement in its entirety, together with the aforesaid Petition for Annexation, shall be null, void and of no force and effect unless the Subject Property is zoned and classified as provided in this Agreement by the adoption of ordinances by the City immediately following the execution of this Agreement. In addition hereto, this Agreement in its entirety, together with the aforesaid Petition for Annexation, shall be null, void and of no force and effect unless the Developer closes on the Subject Property with Owner pursuant to the Sales Contract no later than December 31, 2015, and in such case the adoption of any ordinances by the City in conjunction with this Agreement shall be null, void and of no force. 2. Zoning. Immediately following the annexation of the Subject Property, the City shall adopt an ordinance granting a zoning map amendment to G2 Neighborhood Commercial District. 3. Conditional Use Permit. Immediately following the annexation of the Subject Property, the City shall adopt an ordinance approving a conditional use permit to allow a Memory Care Facility (MCF) as licensed through the Illinois Department of Public Health under Illinois Administrative Code Title 77: Public Health, Chapter I: Department of Public Health, Subchapter c: Long -Term Care Facilities, Part 295 Assisted Living and Shared .Housing Establishment Code. if for any reason the state certification is terminated, No other uses are allowed or permitted without amendment of this Agreement. 4. Landmark Commission/Demolition of Existing Structures. Within six (6) months from the approval date of this Agreement or such longer period as agreed upon by the CITY and Developer, Developer shall demolish all existing buildings and/or structures on the Subject Property. Upon request by the CITY and upon reasonable notice provided to the Developer the Developer shall permit the City of McHenry Landmark Commission to enter into any of the buildings and/or structures on the Subject Property proposed for demolition, and at no charge remove any historic material from said buildings prior to the demolition of any building. The City indemnifies, defends and holds Developer harmless for any injury to City or Landmark Commission members, their agents or contractors or other members of the public which may occur in the process of inspecting or removing any historic material from said buildings prior to the demolition. 5. Site Plan. Prior to the issuance of a building permit by the City, Developer shall submit a final site and landscape and building elevations for the Subject Property Subject property shall be developed in substantial with the architectural rendering prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 consisting of one page; site plan prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 with a latest revision date of January 8, 2015 consisting of one page; landscape plan prepared by Laflin Design Group dated October 31, 3 2014 and an issue date of January 8, 2015 consisting of two pages and building elevations prepared by Worn Jerabeki Architects, P.C. dated October 1, 2014 with a latest revision date of October 24, 2014 consisting of two pages (collectively the "Site Plan") attached hereto and referenced herein as Exhibit B. The City shall review the final Site Plan to determine conformance with the aforementioned Site Plan referenced herein. A truck turning detail should be added to the Site Plan, submitted as part of engineering and building permit review to the City by the Developer and approved by the City ensuring fire trucks will be capable of turning around at the hammer head at the east end of the building. 6. Tree Survey and Preservation Plan. Developer shall provide a tree survey and preservation plan for review and approval by the City_(no subdivision required) for the Subject Property, in accordance with the City's Tree Preservation ordinance. A tree survey and preservation plan shall be submitted, as part of engineering and building permit review, prior to removal of any trees on -the Subject Property. Prior to the issuance of the first occupancy permit on the Subject Property, the Developer shall implement and install the plant material depicted on the final_ landscape plan and the City shall approved the installation of the plant material in accordance with the final landscape plan. 7. Curb, Gutter, Sidewalks and Driveways. Developer shall install public sidewalks, concrete curb and gutter, and an enclosed storm sewer system, designed and constructed in accordance with the ordinances of the City and as set forth on the Engineering Plans ("Engineering Plans") as prepared by Ericksson Engineering dated January 21, 2015. In addition, the Developer will construct the driveway, located on the property immediately to the south of the Subject Property (herein after "Heritage Woods") and on the Subject Property in accordance with the Site Plan. Sidewalk extensions shall be installed from the Subject Property to Crystal lake Road on each side of the proposed driveway on the Subject Property. The; extensions shall be perpendicular to the sidewalk along Crystal Lake Road for people desiring to cross Crystal Lake Road at its intersection with Royal Drive; improvements shall be completed prior to issuance of a certificate of occupancy on the Subject Property. The sidewalk extensions shall be maintained in perpetuity by the Developer. 8. Sanitary Sewer and Water. The Subject Property shall be developed with municipal sanitary sewer and water. Developer will be allowed to extend the municipal water and sewer lines to service the Subject Property, and the City will service the development with water and sanitary sewer treatment facilities. Water and sanitary treatment plant and main capacity will be made available to the development on the same basis as it is made available to other developments. The City acknowledges that there is currently sanitary sewer and water treatment plant capacity available to service the Subject Property but does not guarantee sanitary sewer and water treatment capacity. A Plat of easement shall be prepared and submitted by the Developer and approved by the City to encompass the public water main, hydrants and other water -related appurtenances, blanket easement for stormwater management (detention area) and blanket cross access easement for vehicular traffic from north and south should also be included on plat of easement/ The Plat of Easement shall be recorded prior to issuance of an occupancy permit for the Subject Property. 9, Underground Utilities. Developer shall install underground, at Developer's cost, all new electricity, gas, telephone lines and any -other utility or.cable devices, lines, or conduits necessary to service the development of the Subject Property. C! M Road Improvements and Contributions. Developer shall construct the extension of the existing northbound right-hand turn lane on Crystal Lake Road to serve the Subject Property, in accordance with the codes and ordinances of the City of McHenry. The currently existing full access curb cut from the Heritage Woods property shall be reconstructed to a right- in/right-out access drive. Additionally, the Developer shall pave the twenty-five foot wide (25') driveway from the Heritage Woods property to facilitate interconnection with the Subject Property and access to the traffic signal at Royal Drive and Crystal Lake Road. The Developer shall also be responsible for the realignment of the traffic signal standards and associated appurtenances at Royal Drive and Crystal Lake Road to facilitate a four-way signalized intersection at Royal Drive and Crystal Lake Road in accordance with the Site Plan and improvements detailed on Exhibit B attached hereto and incorporated herein by reference. All aforementioned improvements shall be completed prior to issuance of certificate of occupancy on subject property and all costs shall be borne by the Developer. Developer shall dedicate sufficient right-of-way to the City adjacent to Crystal Lake Road to accommodate the aforementioned northbound right-hand turn lane extension and for the installation of sidewalks parallel to Crystal Lake Road along the entire frontage of the Subject Property, A Plat of dedication shall be prepared and submitted by the Developer and approved by the City for right-of-way dedication along Crystal Lake Road and shall be recorded prior to issuance of an occupancy permit for the Subject Property. Developer shall provide as set forth in the Site Plan a non-exclusive thirty (30) foot ingress/egress easement in a configuration that allows access onto Crystal Lake Road through the Subject Property for the adjacent properties to the north of the Subject Property. The City shall be a third party beneficiary of said easement to prevent any amendments to said easement without the consent of City. if the adjacent properties are developed or re- developed under the codes and ordinances of the City, the City shall notify the Developer within one hundred and twenty (120) days of receiving a completed building permit application, of the pending development. Developer agrees to construct their portion of the access easement pursuant to City regulations, within ninety (90) days of notification by the City. City will consider the enactment of a Recapture Agreement to assist in reimbursing Developer for the cost of installation of the traffic signal and related improvements detailed an Exhibit C. 11. Donations, Contributions, and Fees. Developer acknowledges that the development of the Subject Property will not impact schools, parks and the library but will impact the McHenry Township Fire Protection Districts and the City.. To reduce the effects of this impact, and as a condition of this Agreement, Developer shall be obligated to pay and/or donate, or cause to be donated to the City, or provide improvements for the benefit of the City as follows: E a) Annexation Fees Developer shall pay to the City the lump sum of $2,001.20, representing $500 per acre, within ninety (90) days following City Council approval of the ordinance annexing f the Subject Property to the City. b) New Construction Payments Developer shall pay to the City at time of issuance of the building permit for the following: a. Fire District: b. Water Capital Development Fee: c. Sanitary Sewer Capital Fee: d. Building Permit and associated fees (plan review, plumbing, inspection and water meter): The aforementioned fee amounts shall be paid in accordance with the applicable fee schedule in effect at time of issuance of the building permit. 12. Binding Effect and Term. This Agreement shall be binding upon and inure to the benefit of the parties hereto in accordance with statutory provisions, successor owners of record and their heirs, assigns, and lessees, and upon successor municipal authorities of the City and successor municipalities for a period of twenty (20) years from the date of execution hereof, and any extended time agreed to by amendment to this Agreement. The Developer may assign, without any additional approval by the City, this Agreement and the Conditional Use Permit to a related entity in which White Oaks LLC is still a member and manger so long as said entity agrees in writing to the terms herein. 13. Amendment. This Agreement may only be amended by written instrument executed by all parties hereto. Provided, however, in the event title to the Subject Property, in whole or part, is transferred to successors in interest, future amendments relating to the Subject Property may be made by and between the City and the title holders to the parcel specifically requesting the amendment without consent required by other record owners of the Subject Property. 14. Notice and Default. Before any failure of any party to. this Agreement to perform its obligations under this Agreement shall be deemed to be a breach of this Agreement, the party alleging the breach shall provide notice to the party alleged to be in default specifying the nature of said default, and thirty (30) days elapses from the receipt of said default notice without the default being cured. Notice shall be in writing and delivered via certified mail, addressed as follows: City: City Administrator 333 S. Green Street McHenry, Illinois 60050 Developer: White Oaks of McHenry, LLC 5000 W. Roosevelt Road Chicago, Illinois 60644 0 I With a copy to: Bernard I. Citron Thompson Coburn LLP 55 East Monroe 37th Floor Chicago, Illinois 60603 Owner: Julie Ann Sacco, Jeffrey Alien Raven and Joseph Allen Raven as heirs of Ardene Raven 1849 Windsong Lane Lancaster, Pennsylvania 17602 With a copy to: Chuck Clark 75 East Crystal Lake Road, Crystal Lake, Illinois 60014 15. Stop Orders. The City will issue no stop orders directing work stoppage on buildings or parts of the development without setting forth the section of City ordinances or of this Agreement allegedly violated by Developer, and Developer may forthwith proceed to correct such violations as may exist; provided, however, that the City shall give notice in advance to the Developer of its intention to issue stop orders at least twenty-four (24) hours in advance of the actual issuance of such stop orders, except in the event a health, life or safety emergency is deemed to exist by the City. 16. Ordinance Changes. Except as otherwise specified herein, all ordinances of the City and other applicable jurisdictions shall apply to the Subject Property, Developer and all successors and assigns in title. If during the term of this Agreement, the provisions of the existing ordinances and regulations which may relate to the development, subdivision, construction of improvements, buildings, appurtenances and all other development of the Subject Property, are amended or modified in any manner so as to impose more restrictive . requirements, such more restrictive requirements shall be enforceable as applied to the Subject Property, so long as such amendments or modifications are non-discriminatory in their application and effect throughout the City or other applicable jurisdictions. 17. . Obligations. All obligations of the Developer in this Agreement, including monetary obligations in existence now and in the future, as a result of this Agreement, shall constitute covenants running with the land and such monetary obligations shall also be liens upon the land. Developer hereby consents to the filing of a lien on the Subject Property or parts thereof for which obligations are owed when any obligations are more than ninety (90) days overdue. 18. Enforceability. It is agreed that the parties to this Agreement may enforce and compel performance, whether by law or in equity, by suit, mandamus, injunction, declaratory judgment, or other court procedure, only in courts of the State of Illinois; no such action may be brought in any Federal court. In the event that either party to the Agreement files suit to compel performance by the other, the prevailing party shall be entitled to recover, as part of the costs otherwise allowed, its reasonable attorney's fees incurred therein. 19, Waiver. The failure of the City to insist, in any one or more instances, upon performance of any terms or conditions of this Agreement, shall not be construed as a waiver of future strict performance of any such term, covenant or condition and the obligations of the Developer shall continue in full force and effect. 20, Severability. If any provision of this Agreement, other than the provisions relating to the requested zoning changes and Preliminary Plat described herein and the ordinances adopted in connection therewith, is held invalid by any court of competent jurisdiction, such provision shall be deemed to be excised herefrom and the invalidity thereof shall not affect any of the other provisions contained herein. IN WITNESS HEREOF, the parties hereto have executed this Agreement as of the date indicated above. Attest: City Clerk OWNERS CITY OF MCMENRY, corporation By: Its: Mayor By: Illinois municipal an Name: Julie Ann Sacco By: Name: Jeffrey Allen Raven By: Name: Joseph Alien Raven 19. Waiver. The failure of the City to Insist, in any one or more instances, upon performance of any terms or conditions of this Agreement, shall not be construed as a waiver of future strict performance of any such term, covenant or condition and the obligations of the Developer shall continue in full force and effect.. 20. Severability. If any provision of this Agreement, other than the provisions relating to the requested zoning changes and Preliminary Plat described herein and the ordinances adopted in connection therewith, is held invalid by any court of competent jurisdiction, such provision shall be deemed to be excised herefrom and the invalidity thereof shall not affect any of the other provisions contained herein. IN WITNESS HEREOF, the parties hereto have executed this Agreement as of the date indicated above. Attest: City Clerk CITY OF MCHENRY, an Illinois municipal corporation By: Its: Mayor WHITE OAKS OF MCHENRY, LLC, an Illinois limited liability company OWNERS Name: Its: By: By: Name: a Name: Julie Ann Sacco Name: Jeffrey Allen Raven Joseph Allen Raven 19. Waiver. The failure of the City to insist, in any one or more instances, upon performance of any terms or conditions of this Agreement, shall not be construed as a waiver of future strict performance of any such term, covenant or condition and the obligations of the Developer shall continue in full force and effect. 20. SeverabilitY. If any provision of this Agreement, other than the provisions relating to the requested zoning changes and Preliminary Plat described herein and the ordinances adopted in connection therewith, is held invalid by any court of competent jurisdiction, such provision shall be deemed to be excised herefrom and the invalidity thereof shall not affect any of the other provisions contained herein. IN WITNESS HEREOF, the parties hereto have executed this Agreement as of the date indicated above. CITY OF MCHENRY, an Illinois municipal corporation Attest: B C.• Y• i City Cl Its: r ayor WHITE OAKS OF MCHENRY, [.LC, an Illinois limited liabilifiy company OWNERS Name: Its: By: By: By: Name: Name: Julie An Allen ph Allen Raven 2„ EXHIBIT A LEGAL DESCRIPTION OF THE SUBJECT PROPERTY LOT 15 AND LOT 16 IN KELTER ESTATE SUBDIVISION, UNIT #1, BEING A SUBDIVISION OF PART OF SECTION 34, TOWNSHIP 45, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED ON MARCH 14, 1949 AS DOCUMENT NO, 218953 IN BOOK 10 OF PLATS, PAGE 112 IN MCHENRY COUNTY, ILLINOIS. P IN #S: 09-34-251-009 AND 09-34-251-010 i �6V4- 8 DRAFT -NOT FOR CONSTRUCTION White Oaks at Heritage Woods of McHenry ®2014 WORN JERABEKARCHITECTS P.C. rta. � rloyal ur. Illinois 60050 /1 /14 2N JERABEK ARCHITECTS, P.C. 212 Wesf Superior St Suite 600 Chicago, IL 60654 FLOW LIKE, BBUUILDINo LIr. NE NEW IGNALAZED DRIVEWAY F— ROYAL Dal, $II B'oWIDE� 'f IGH) —I II MONM EEN SEON NEW TYP NEWRIGHT TURN LANE t I 9 III s� R:^ —,=r sannutcs DRIVE _— -- -- eas.12'(LOT) 9 �___--- II - - — Po FRPOSESOROOR I is RM IN T L SITE AREA: 3.816 ACRES (166,243 S.F.) GROSS BUILDING AREA: 36,879 S.F. SLEEPING UNITS: 40 TOTAL UNITS MCF STUDIO UNITS: 32 MCF COMPANION SUITES: 8 PARKING:24 SPACES (INCLUDING 2ACCESSIBLE PARKING SPACES) NOTES: 1. SEE CIVIL & LANDSCAPE DRAWINGS FOR ADDITIONAL SITE DEVELOPMENT INFORMATION. 2. SEE FLOOR PLANS FOR ADDITIONAL BUILDING DIMENSIONS. White Oaks at Heritage Woods of McHenry Crystal Lake Rd. & Royal Dr. McHen Illinois fi0050 ry� WORN JERABEK ARCHITECTS,P. C. NOT FOR CONSTRUCTION *�eP PPOJEOTNUMBER: 370N SNEETNUMBEP: A1.1 212 West Superior, Suite 600 Chicago, fL 60664 PN: 312.642.6687 FAX: 312.642.4189 w .wjaworkscom PB JS B MJY N SITE LANDSCAPE AND RESTORATION PLAN On TOP In an NADUAIL 4-SAUCIZAMUND PT AeoptarcATICH eo TZ.I lasneuteAdds MALLIT US SAIL ep w.NSHADE B TREE PLANTING DETAIL OVINIP TTS. Pal at TOM In W asOn"LL, Of Pal In 0? 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LAWN AREA LAWN AREA ArcMleel and/or Owner. 0 TIGR 1100 mrdWO'Grannaloe' Deal roll DETENTION RESTORATION conlmtar6refpomink for oci lion of and payment for Gmarmira mllNmf Unden ollpmmilk fees and lnspecllons neceswry for the proper The landscape Archllecl and/orownermwrwx the TOM TOTAL PARKING SCREENING Ilan of lhAwork and for compliance Wlh all codes toInipem hoes and simles slither of the place of orawlh or Ofirm"nlal Types TOTAL COURTYARDPLANTING applcable to Wswpk the site prior to planting for compliance with TOTAL REQUIRED FOUNDATION BASE requirements of wriery.ftre and gvohty.� MnabnMldxtl�'Aulumn BAltlanm' dhr eonlrector shop protect the properly and is dbeclH nLllfvnm seMcmholry porobe for as damages mused W hi and for IanllnO beds shall be prepared with a T'deplh of I AM Mvlus'Rad Jwor A'hl for& NONiMNG MATERIAL tla'J/ removal of all lmfi and tlebN from Thwart area to mushroom compost and a Fo depth of Method tiny lilbtl Red Jewel Crabapple RIALDING L PAVEMENT of the Whoo Tim AnChlleCI and/or the to on overall doom of d'-9". Ownet1cocllon Prior to mulching. as individual trees, shmb beds and eftromouJI.%E s Material quanlPles are shown only for the convenbnce of aundcover areas wall be lmaled whin a We-amergenl a lurtipevs tltlnenfif'Lerebal' d'M1I Conlroclar. The Conlmclorlrespamibk far Icltle avchaf snopSholO. All oreas shot be from from Keller Chlnde rani Par Rcallonofatmoferb4anefuppFeflnsutRcbnt weds prior to Limeade app0mron. A PIPU Now punods ehl qunlirylocampleolmlobperpors man chum ABf nwo boos and individual selling and prepared loses It ME Inulao falls'tarMy e'M1I III shall conforrml to Amedesm NubneriL Landscape ialltandard da mutM1ed to a depth of W WILL fil JM1mtlded Mission Amowme a n of The for hardwood much,paddumssAmbs Nursery SILL0, stale atlgnols Horiovlluml standards and kcal munlctpalrequirmamis. All pemnnbL groundcover and annual phnikg beds dip0 be mulched too depth of z'wllievotcomposl. MusM1room a RHGI Rnusammvllm'Go bW aYwd Allpbnl malorolinstailalion shah boastlelolbtl on thaw amposl my be c y subd[lutedllbvlmmpofl is unavailable. Gawings la Vale 9y4npvsneyel'PoIIiRn' 061m Water beet throbs and srounticaver bedsvAhin the M112 wad Koraan LRn hours of bllial planting. Ccnllvuewalering wady was 1] NBAI Mburaum demalum'CnAscrin 36111 needed mill the and of wrodabnnce nrbd' Akaewgm marmam m Aof be Keni.4ty 0 t egrds and is requited In at areas as noted on theta Drawings. emkils, Graundewa. gnamenlet Grasses L vista Pd10 SPHE sapodow hduobmh BR Seed PACE be IDOT IA sail Tolemnl Lown mldure of the previowyepYv amp Win 0.5%or baweee seed and I.JE% less Weight. seed shut be dryand two of moo nddeb eree to The site In h'soriginal packaging. r Cc Piracies hill planting the riod of nolossI work for a s I hen 90 days orruniteonlraelatl estabbhmanI of seeding, wM1thover is bngar. s shall Include liO. apmsfkbtl AlLawyearm. retelling plants, appn lication of Loser dan Umquirep and of r as dad to lnfuro m nl of plantikallon pre elablAhng and o' owns Squaa Elae r e rtanl al ENa fas A 048)9 al.lJz C:JS K,]X ieb,lrs Im.ms 19.rim Os.Ito 31 Ia.O'Ad .1" 0 6 01% G911 5,4% 14% Jr.z)9 81.UJ8 e0,81% 34W338 Courief Ave. Unii Yl St. ChaTIES, Illinois 60174 0-630.761,8450 infoOO IaFllndesigngroup.com prepared for: White Oak of McHenry LLC 5000 W nest Roosevelt Road Chicago, Illinois 60644 project: White Oaks at Heritage Woods of McHenry Crystal Lake Rd. & Royal Dr. McHenry, Illinois LIM50 sheet title: Planting &Site Restoration Plan project $: 2858 Issue date: 01 /08/IS checked by; lair drafted by: lair file: 28.58-sd 2014-10.31 plot: L7.0.24x36 revisions: date descrlpllon by scale: ff— I I = 30P 0 30 60 90 north: sheet: L 1.0r� of n (`::z>&h vbT+ b %A1 ENTRANCE DETAIL PLANTING PLAN !l CAtE: I:=Iqd ID �o I LLc kf J CURS ssrae —Ed MIT GATE t � 13M1Snu sEcrM IF lF IF SIDE YARD PLANTING PLAN V SIDE YARD PLANTING PLAN USIDE YARD PLANTING PLAN 0 FIT plarTcent REARVILWISLANIF ONTOPTILIOPMOTrAd E SHRUB PLANTING DETAIL ai X .fe.xercntwneule.t D NE IF M IF !0FLIFIF OFTEN Q ne.mar..zr<znrarennpnz PECOMINJOTAFFOrTrud RENNIAL PLANTING DETAIL F ret Plant List -Sheet Lt.t F [ NIGINAMF/CCMMoII NAM[ IEF/CONp u, SMu OacAltluoCtsC s clef araaNllaYa'Sxleen 3VIt1 avtaen Canoln summonwmr e HVDA Mqr mace 30I durnmer hyd:anDa Cad ord Ea 8er sgrd tiatmann'ror a{b Tor grclllmisalrm 13 RCR 9phaa%tlnaaa'oralalam' 3aa1 Fiat anow a:rep 13 stt,IP swnaa aOdl ndInstnt Lilac vuN% Lilac E NMS Nbu Aum 14lu wNt uffln aximumNom' Blue Alnuel'46urnum e 41 FAtl ' WtlgDeµ alai dwiti Wga root p sukn A allay, Camaaal' answer vallaYs PfIsar lunipc 3 P0N flan color'NICPormlf aGwtl No xNo$t;pruca ] roof rev, a medIell II mlt setwa Den3e Aaglolop Yaw Y.lY sIFvdd 94 NEY FORANICAt NAMF /coMMON NAME fIEE/C9ND a r• s eu slut rr s oer0eoul ne 33 .LLtD AEum tanoru D QDeaulYo m o I N oa y A9LL A.qullaDla cordduaro Utb Lanlamf Ix mtm taNarm CmwmmnE s Asw ASrualappmca'oEalrmlara' Ixwreaked Deulscalond Frith, .3 CA%F <alamagmrtlsxoanitEra'baR reenter 34 Cad FnMlar reams Rand Care EA CANE sip, NEpeso Calattlsor IN CFepata amintha A CHtn can tmum lallrollum IN No mace sea oats id CGYw Coleman vnlltltlala'Ragrab' Ie Eagrob ColM1ODNI ]d ECNd echmocaa'CBa C0607 Ik me&Moodyan to Conelbwer Id ECM1tA ECNnocaa'Mo nQv IN Maphus Purple Conalluwnr -I GFJa Geodd x'laaman's Alva IN aohnson's Alva Gtranlum D HEHR HEmeracalls'HappV Faturm' IR Happy Returns Oveft 9 HEPk Hamoroco113'Roly Rorurnr IF now meeltwns DaYEIy 9 HESC 11Eu:a Dulnee'ChCHICI IX Ix ehalfil coral Sell a Na55 Hmta'sum and E miancb IM m and substance Nood 16 MOPD Winston ddirld Wine eeBDllf IN solid orll06l BEebolm <0 0.u15 mood tulonce Notte's alle nary In Usle Suzy Black Eased Suwn 36 SKA Ara' saMCca orroul IR alas a r0.GG mvelve gDx u. 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Charles, Illinois 60174 0-630.761.3450 InfoOlaflindesigngrordecorn prepared for: White Oak of McHenry 5000 LLC West Roosevelt Road Chicago, IIIInoIs 60644 pro White tect: Oaks at Heritage Woods of McHenry Crystal Lake J. & Royal Dr. McHenry, Illinois 60050 sheet title: Planting & Site Restoration Plan project 7h. 2858 Issue date: 01/00/15 checY.ed by: kit tlrofted by: kit FlI e: 2&5&sd_2014-I Q31 plot:WLI.I-�4%36 scale: D ��larrltll[0F�M2{0M3�0 R 1R m north: sheet: Ll61 of 2 - ------- - - - - -- 12 B RCOFMIOP�lgAtoot,tot,toot tot — — B�BwB ..a°HNEcn COLOR 1 FIBER CENENT A WESTELEVATION FIBERMENTROARD HCRHZONTALSIDINC COLORS 4L —'— B PAIR pIAL SOUTH ELEVATION `"`""` HCHDONTAI-SIDING. wCOLOR 1W R°nnB,rgM ROOF�— — — — p_� _e�R qmCOLORS e wo�Bg—_�� "oo60N0P0FeexcEUENrsH Nc:E srrlesmwc v ¢' a'"' LS \-7 ' C PARTIAL SOUTH ELEVATION FRIERCEMENTROARD — ---- —— — — Delta — — — — —_ --- MIDPOI LWINDMUB FRIER CEMENT BOARD \tSICREFROI FIBER CEMENT BOARD D TYPICAL COURTYARD EAST ELEVATION vEgncu.prnc Bgiu. / cB,Bq, simxc E xTYPICAL COURTYARD SOUTH ELEVATION to TYPCIAL COURTYARD WEST ELEVATION White Oaks at Heritage Woods of McHenry Crystal Lake Rd. & Royal Dr. McHenry,Illinois 60050 WORN JERABEK ARCHITECTS, P.C. NOT FOR CONSTRUCTION .r�ur pgglECT NUMBER: 13707 aHEEfNBMBEq. 212 West Superior, Suite 600 Chicago, IL 60654 PH: 312.642.5587 FAX: 312.642.4189 www.wjaworks.com Js MJ N m A LIFE ENRICHMENT GARDEN WEST ELEVATION �E � , �+ a���E.�,a . �.m D cHK I IHL# B LIFEI ENRICHMENT GARDEN EAST ELEVATION p$ � �r- (o White Oaks at Heritarye Woods of McHen�/ y ' J Crystal Lake Rd. &Royal Dr. McHenry, Illinois fi0050 WORN JERABEK ARCHITECTS, P.c. NOT FOR CONSTRUCTION .n^uv PgOIECTNVMBEH: 13707 SNeEf NVMBEq: Q4.2 212 West 5uperlor, Sutte 600 Chicago, IL 60654 FH: 372.642.5587 FAX: 312.642.4189 wwwwJaworks.tom q. a eJBY K, ev eMJ uu m EXHIBIT C TRAFFIC SIGNAL IMPROVEMENTS AT ROYAL DRIVE AND CRYSTAL. LAKE ROAD ITEM PAY ITEM DESCRIPTION UNITS QUANTITY UNIT PRICE ESTIMATED COST 1 REMOVE HANDHOLE EACH 1 2 REMOVE TRAFFIC SIGNAL FOUNDATION EACH 3 3 REMOVE TRAFFIC SIGNAL POST EACH 3 5 RELOCATE PEDESTRIAN SIGNAL HEAD EACH 2 6 RELOCATE PEDESTRIAN PUSH BUTTON EACH 2 7 RELOCATE EVP EQUIPMENT L SUM 1 8 RELOCATE TRAFFIC SIGNAL HEADS EACH 2 9 REMOVE ELECTRIC CABLE FROM CONDUIT FOOT 2.000 10 TEMPORARY TRAFFIC SIGNAL INSTALLATION LSUM 1 11 DRILL EXISTING HANDHOLE EACH 3 12 STEEL MAST ARIA ASSEMBLY AND POLE- 38 FT EACH 2 13 TRAFFIC SIGNAL BACKPLATES EACH 4 14 HANDHOLE EACH 2 15 CONCRETE FOUNDATION, TYPE E FOOT 30 16 CONCRETE FOUNDATION, TYPE A FOOT 4 17 SIGNAL HEAD, LED, 1-FACE. S-SECTION EACH 3 18 DETECTOR LOOPS FOOT 300 19 PEDESTRIAN PUSH BUTTON POST EACH 1 20 PAINT NEW MAST ARIA, UNDER 40 FT EACH 2 21 PAINT NEW PEDESTRIAN PUSH BUTTON POST EACH 1 22 PEDESTRIAN SIGNAL HEAD, LED, COUNTDOW14 EACH 2 23 PEDESTRIAN PUSH BUTTON EACH 2 24 UNDERGROUND CONDUIT, 2' FOOT 105 25 UNDERGROUND CONDUIT, 3' FOOT 43 26 1UNDERGROUND CONDUIT, 4" FOOT 210 27 ELECTRIC CABLE FOR TRAFFIC SIGNALS FOOT 2,1660 28 IIAODIFY EXISTING TRAFFIC SIGNAL CONTROLLER EACH t SUBTOTAL CONTINGENCY @ 20% PRELIMINARY ESTIMATE OF COST