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HomeMy WebLinkAboutORDINANCES-2015-019-O-15• 4/7/2015 3/19/2015 1 /27/2015 19-0-15 AN ORDINANCE Granting a Special Use Permit for a Planned Development Located at 1571 Maple Avenue in the D3 Downtown Core Development District WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970, and WHEREAS, as a home rule unit of government, the City has the authority to adopt ordinances and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, Article VII, Section (6)a of the Illinois Constitution of 1970, • states that the "powers and functions of home rule units shall be construed liberally," was written "with the intention that home rule units be given the broadest powers possible" (Scadron v. City of Des Plaines, 153 111.2d 164, 174-75 (1992)); and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and is 19-0-15 • WHEREAS, 1571 Maple Avenue LLC ("Applicant"), the Applicant for the proposed development located at 1571 Maple Avenue, Evanston, Illinois (the "Subject Property"), legally described in Exhibit A, which is attached hereto and incorporated herein by reference, applied, pursuant to the provisions of the Zoning Ordinance, specifically Section 6-3-5, "Special Uses", Section 6-3-6, "Planned Developments", and Subsection 6-11-1-10, "Planned Developments" in Downtown Zoning Districts, to permit the construction and operation of a Planned Development with accessory parking located at the Subject Property in the D3 Downtown Core Development Zoning District ("D3 District"); and WHEREAS, the Applicant sought approval to construct a new twelve (12) • -story one hundred thirty-three and three tenths (133.3) foot tall mixed -use building consisting of up to one hundred one (101) residential units, with a floor area ratio of 4.8, • approximately three thousand, six hundred ninety-six (3,696) gross square footage of commercial space and twelve (12) open on -site parking spaces; and WHEREAS, construction of the Planned Development, as proposed in the application, requires exception from the strict application of the Zoning Ordinance with regards to the number of dwelling units, height, number of parking spaces provided, floor area ratio, ziggurat street side yard setback from the north property line along Davis Street, ziggurat front yard setback from the east property line along Elmwood Avenue, and ziggurat side yard setback from the northwest side property lines; and -2- 19-0-15 • WHEREAS, pursuant to Subsection 6-3-6-5 of the Zoning Ordinance, the City Council may grant Site Development Allowances from the normal district regulations established in the Zoning Ordinance; and WHEREAS, on November 5, 2014, December 17, 2014, and January 14, 2015, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the application for a Special Use Permit for a Planned Development, case no. 14PLND- 0118, heard extensive testimony and public comment, received other evidence, and made written minutes, findings, and recommendations; and WHEREAS, the Plan Commission's written findings state that the application for the proposed Planned Development meets applicable standards set forth • for Special Uses in Subsection 6-3-5-10 of the Zoning Ordinance and Planned Developments in the D3 Downtown Core Development District per Subsection 6-11-1- 10 of the Zoning Ordinance; and WHEREAS, on January 14, 2015, the Plan Commission recommended the City Council approve the application with conditions; and WHEREAS, on March 9, 2015, the Planning and Development ("P&D") Committee of the City Council held a meeting, in compliance with the provisions of the Open Meetings Act and the Zoning Ordinance, received input from the public, carefully considered and adopted the findings and recommendations of the Plan Commission, and recommended approval thereof by the City Council; and WHEREAS, at its meetings on March 9 and March 23, 2015, held in 0 compliance with the Open Meetings Act and the Zoning Ordinance, the City Council -3- 19-0-15 • considered the recommendation of the P&D Committee, received additional public comment, made certain findings, and adopted said recommendation; and WHEREAS, it is well -settled law that the legislative judgment of the City Council must be considered presumptively valid (see Glenview State Bank v. Village of Deerfield, 213 III.App.3d 747) and is not subject to courtroom fact-finding (see National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124), NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as facts and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance, the City Council hereby grants the Special Use Permit applied for in case no. 14PLND- 0118, to allow construction and operation of the Planned Development for a twelve (12) -story one hundred thirty-three and three tenths (133.3) foot tall mixed -use building consisting of up to one hundred one (101) residential units, with a floor area ratio of 4.8, approximately three thousand, six hundred ninety-six (3,696) gross square footage of commercial space and twelve (12) open on -site parking spaces. SECTION 3: The City Council hereby grants the following Site Development Allowances: (A) Number of Dwelling Units: A Site Development Allowance is hereby granted for one hundred one (101) residential dwelling units, whereas subsection 6-11-4- 4(B) of the Zoning Ordinance allows for a maximum of seventy three (73) residential dwelling units in the D3 District. (B) Height: A Site Development Allowance is hereby granted for a building height of • one hundred thirty-three and three tenths (133.3) feet, whereas subsection 6-11- MR 19-0-15 • 4-8 of the Zoning Ordinance allows for a maximum building height of eighty-five (85) feet in the D3 District. (C) Number of Parking Spaces: A Site Development Allowance is hereby granted for a total of twelve (12) on -site parking spaces, whereas subsection 6-16-3-5 of the Zoning Ordinance requires a minimum of one hundred forty two (142) parking spaces for the proposed Planned Development in the D3 District. (D) Floor Area Ratio ("FAR"): A Site Development Allowance is hereby granted for an FAR of 4.8, whereas subsection 6-11-4-6 of the Zoning Ordinance requires a maximum FAR of 4.5 in the D3 District. (E), Ziggurat Street Side Yard Setback from the North Property Line Along Davis Street: A Site Development Allowance is hereby granted for a ziggurat setback of twenty-four (24) feet at a height of thirty seven and three tenths (37.3) feet, whereas subsection 6-11-1-4 of the Zoning Ordinance requires a ziggurat setback of forty (40) feet for a structure above forty two (42) feet along Davis Street. (F) Ziggurat Front Yard Setback from the East Property Line Along Elmwood Avenue: A Site Development Allowance is hereby granted for a ziggurat setback of four (4) feet at a height of thirty seven and three tenths (37.3) feet, whereas subsection 6-11-1-10(C)(1)(c) of the Zoning Ordinance requires a ziggurat is setback of thirty (30) feet for a structure above forty two (42) feet from any front lot line or side lot line abutting a street in the D3 District. (G) Ziggurat Side Yard Setback from the Northwest Side Property Lines: A Site Development Allowance is hereby granted for a ziggurat setback of nine and nine tenths (9.9) feet at a height of thirty seven and three tenths (37.3) feet, whereas subsection 6-11-1-4 of the Zoning Ordinance requires a ziggurat setback of twenty-five (25) feet for a structure above forty two (42) feet from an interior side lot line in the D3 District. SECTION 4: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted hereby, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (A) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in • substantial compliance with the following: the terms of this ordinance; the Site -5- 19-0-15 • and Landscape Plans in Exhibit B and C, attached hereto and incorporated herein by reference; all applicable City Code requirements; the Applicant's testimony and representations to the Site Plan and Appearance Review Committee, the Plan Commission, the P&D Committee, and the City Council, and the approved documents on file in this case. (B) Construction Management Plan: The Applicant shall sign and agree to a Construction Management Plan (CMP) with the City of Evanston prior to issuance of the Building Permit. The CMP shall include but is not limited to the following: construction staging plan, on -street and on -site construction parking restrictions, hours of operation, a plan including cross sections showing pedestrian access around the site with the use of curb ramps, signage and/or striping, foundation survey of surrounding structures including weekly reporting of seismographs for the duration of construction, submittal of environmental testing report prior to construction, visibility diagram for all construction site access points, proposed schedule for street opening for utility connections with cross section details, and project updates via monthly newsletter and project website. (C) On -Site Parking Spaces: The on -site parking spaces must be available to the public for short term use with a maximum two (2) hour time limit. The public parking must be available between the hours of 10:00 a.m. and 5:00 p.m. on any given Monday through Friday. The on -site management company must manage the parking lot and arrange for any violators not in compliance with the parking is restrictions to be towed. (D) Maple Avenue Signage: A "Public Parking" Sign must be installed near the parking entrance at Maple Avenue. (E) On -Site Electric Charging Station: One on -site electric charging station must be installed and available to the public and be free of charge. (F) Mechanical Equipment Located on the Roof: The Applicant agrees to install sound -abating fences or enclosures around the mechanical equipment area on the roof of the Planned Development. (G) Landscaping on Elmwood Avenue: Applicant must install and maintain the landscaping materials on the east side of Elmwood Avenue along the railroad embankment directly across from the Subject Property, as depicted in Exhibit C. (H) Maintenance Plan: Applicant must provide a three (3) year maintenance plan for the landscaping materials installed on the green roofs prior to issuance of a building permit by the City of Evanston. (1) On -Site Car Share Spaces: Two on -site car share spaces must be available through an arrangement with a common third party commercial car -share company. Applicant must also fully subsidize one car share membership per unit • for all residential units. 19-0-15 (J) Bicycle Parking Facilities: The Applicant must install a minimum of sixteen • (16) reverse "U"-shaped bicycle parking facilities near the intersection of Maple Avenue and Elmwood Avenue for public use. (K) Sidewalk Streetscape Work: All sidewalk streetscape work must be constructed of concrete with a brick paver band at the curb in accordance with the downtown streetscape standards. (L) Glass Exteriors: The Applicant must either demonstrate that the external materials will be of a bird -safe nature or install bird -safe finishes to the glass exteriors. (M) Loading Space: One parking space within the on -site parking lot must be designated a short-term loading space for the Residents. (N) Landscape Design: The Applicant shall install and maintain all landscaping materials as depicted in Exhibit C. (0) Streetscape Improvements: The Applicant shall construct the streetscape improvements inclusive of new street trees along Elmwood Avenue and Maple Avenue per proposed development plans and landscape plans in Exhibit B and Exhibit C. (P) Affordable Housing Contribution: The Applicant shall pay a one-time is contribution of four hundred thousand dollars ($400,000) to the City's Affordable Housing Fund. The contribution will be made in two (2) installments. The first installment shall be made within ten (10) business days of the issuance of the Final Certificate of Occupancy (FCO) and the second installment shall be made within one (1) year of the FCO issuance date. (Q) Affordable Housing in the Development: The Applicant shall provide two (2) one (1) bedroom on -site affordable housing units (with a goal of one (1) one - bedroom unit and one (1) two -bedroom unit) to households earning at or below one hundred percent (100%) of Area Median Income (AMI). The units provided shall be equal in size to the market -rate units within the building. The period of affordability for the units shall be for ten (10) years. The Applicant must submit a compliance report by January 31 st of each year to the Housing and Grants Division of the Community Development Department showing the following: (1) unit number; (2) number of bedrooms; (3) tenant name; (4) number of persons in each affordable household unit; (5) annual gross income of each household occupying each affordable housing unit; (6) date of income certification; and (7) monthly unit rent. The compliance report must also include the list of any utilities included in rent. (R) Divvy Sponsorship: The Applicant shall pay a one-time Divvy sponsorship contribution in the amount of fifty six thousand dollars ($56,000). -7- 19-0-15 (S) City of Evanston Employment: The Applicant agrees to employ at least five (5) is Evanston residents, with a goal of ten (10) Evanston residents, during construction. (T) Commercial Space: The Applicant agrees to incorporate the commercial space along Davis Street to enhance the commercial and pedestrian character of the area per development plans in Exhibit B. (U) LEED Silver Certification: The Applicant agrees to comply with the City of Evanston Green Building Ordinance and obtain a LEED Silver Certification Rating or higher for the Planned Development on the Subject Property. (V) Pervious Parking Lot: The Applicant agrees to install a pervious parking lot on the Subject Property. (W) Green Roof Construction: The Applicant shall construct multiple green roofs as depicted in the development plans in Exhibit B and landscape plans in Exhibit C. (X) Landscaped Seating Areas: The Applicant agrees to install two landscaped seating areas along Maple Avenue per landscape plans in Exhibit C (Y) Easement: The Applicant agrees to prepare and record an easement for a six- foot wide area along the north edge of the on -site parking lot for the use of commercial properties at the southeast corner of Maple Avenue and Davis Street to accommodate trash pick-up on Maple Avenue rather than Davis Street. A copy of the recorded easement document must be submitted prior to issuance of a building permit by the City of Evanston. (Z) Parking Lease: The Applicant must agree and sign a long-term parking lease agreement with the City of Evanston to lease one hundred one (101) parking spaces based on the standard current monthly parking fee from the Maple Avenue Parking garage located at 1800 Maple Avenue. The lease agreement will mandate that the Applicant pay any increases in the rental rate structure through the term of the lease agreement. The long-term lease agreement shall initially be set for a minimum period of seven (7) years. For the lifetime of the project, the Applicant must require all Residents to disclose their vehicle ownership and conduct periodic reviews to ensure that all vehicles owned by Residents of the building are accounted for within the Maple Avenue garage. The Applicant must provide the certified vehicle ownership report to the City of Evanston annually by January 31 st of each calendar year during the first seven (7) year period from the issuance of the Final Certificate of Occupancy. The City of Evanston's Department of Administrative Services will monitor the .Applicant's certified vehicle ownership reports and the costs incurred by the City of Evanston for such oversight shall be paid for by Applicant's parking lease fees. If at any time during this initial seven (7) year period such annual vehicle ownership report • indicates that the Residents of the building own more than one hundred one SsZ 19-0-15 (101) cars and require more than one hundred one (101) parking spaces, the Applicant agrees to amend the parking lease agreement with the City and lease the additional parking spaces necessary. The Applicant also agrees to deny apartment leases to potential Residents who own vehicles until such time as the number of vehicles owned by the Residents of the building and required to park in the Maple Avenue garage by terms of this Ordinance falls below one hundred one (101) or until the surplus parking spaces can be accommodated in the revised lease agreement with the City of Evanston. Following the seven (7) year anniversary of the initial parking lease agreement date, the parking lease agreement may be amended. The number of parking spaces leased from the City may be reduced to match the highest number of vehicles owned by the Residents and required to park in the Maple Avenue garage by the terms of this Ordinance in any year during the initial seven (7) year period per the annual parking reports. The number of parking spaces leased by the City may not be reduced in the first seven (7) years and any reduction after the seven (7) year anniversary shall be approved by the City Council as an amendment to the parking lease agreement. Following the expiration of the seven (7) year anniversary of the parking lease agreement, the agreement can be modified every five years thereafter but not before, to match the highest number of vehicles owned by the Residents and required to park in the Maple Avenue garage by the terms of this Ordinance • during any calendar year in the preceding five (5) year term per the annual parking report. Any amendments to the number of parking spaces leased from the City of Evanston or any other amendments to the lease agreement, including term extensions, shall be approved by the City Council as an amendment to the parking lease agreement. • The Applicant must hold a valid long-term parking lease agreement with the City of Evanston for the lifetime of the project unless this condition is amended by the City Council of the City of Evanston as an amendment to the Planned Development. (AA) South Elevation of Development: Applicant will exercise reasonable commercial efforts to work with City staff and the Winthrop Club Condominium Association to modify the south elevation to maximize privacy for the residents in condominium units which will face the development and to minimize the impact on their building located at 1570 Elmwood Avenue. (BB) Construction Schedule: Pursuant to Subsection 6-11-1-10(A)4 of the Zoning Ordinance, the Applicant shall obtain a building permit within twelve (12) months of the passing of this Ordinance. Additionally, the Applicant must complete the construction of this Planned Development within twenty-four (24) months from the date the Applicant receives its building permit. M00 19-0-15 (CC) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with. the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant's tenants, agents, assigns, and successors in interest." SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said • documents conflict with the terms herein, this ordinance shall govern and control. SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled unconstitutional or otherwise invalid, such invalidity shall not affect other provisions or applications of this ordinance that can be given effect without the invalid application or provision, and each invalid provision or invalid application of this ordinance is severable. SECTION 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. -10- 19-0-15 • • Introduced: 1 Vbh ai) , 2015 Adopted: k 1 \?) , 2015 Approved: GG�� 12015 f Eli eth B. Tisdahl, Mayor Atte Approved as to form: Rodney/Greene4(City Clerk UJO W. Gra(n Farrar, Corporation Counsel -11 19-0-15 • EXHIBIT A Legal Description PARCEL 1: THE SOUTH 50 FEET OF THE NORTH 200 FEET OF THE WEST 120 FEET OF BLOCK 63 IN EVANSTON (EXCEPT SO MUCH OF SAID PREMISES, IF ANY, WHICH LIES NORTH OF THE SOUTH 300 FEET OF SAID BLOCK 63) TOGETHER WITH THE SOUTH 10 FEET OF THE NORTH 200 FEET OF SAID BLOCK 63 (EXCEPT THEREFROM THE WEST 120 FEET THEREOF AND EXCEPT THAT PART THEREOF DEDICATED FOR STREET PURPOSES); ALSO THAT PART OF SAID BLOCK 63, IF ANY, LYING BETWEEN THE NORTH 200 FEET AND THE SOUTH 250 FEET 1 '/2 INCHES OF SAID BLOCK 63 MEASURED ALONG THE WEST LINE OF SAID BLOCK AND LYING WEST OF THE WESTERLY LINE OF ELMWOOD AVENUE ALL IN EVANSTON, A SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, AND PART OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: THE NORTH 150 FEET OF THAT PART OF BLOCK 63 IN EVANSTON WHICH LIES WEST OF THE RIGHT OF WAY OF THE CHICAGO AND MILWAUKEE RAILROAD (KNOWN AS THE CHICAGO AND NORTHWESTERN RAILROAD) • (EXCEPT THEREFROM THE WEST 83 Y/2 FEET AND EXCEPT THAT PART THEREOF DEDICATED FOR STREET PURPOSES) SAID BLOCK 63 BEING SITUATED IN THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS PARCEL 3: THE SOUTH 40 FEET OF THE NORTH 190 FEET OF THAT PART OF BLOCK 63 IN EVANSTON WHICH LIES WEST OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILROAD COMPANY (EXCEPT THEREFROM THE WEST 120 FEET THEREOF AND EXCEPT THAT PART THEREOF DEDICATED FOR STREET PURPOSES) SAID BLOCK 63 BEING SITUATED IN THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 4: THE WEST 83 Y2 FEET OF THE SOUTH 20 FEET OF THE NORTH 150 FEET OF BLOCK 63 IN THE VILLAGE OF EVANSTON, BEING A SUBDIVISION OF PARTS OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, AND IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 5: THE EAST 20 FEET 10 INCHES OF THE WEST 83 FEET 5 Y/2 INCHES OF THE NORTH 130 FEET OF BLOCK 63 IN THE VILLAGE OF EVANSTON IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, • IN COOK COUNTY, ILLINOIS. -12- 19-0-15 • PINs: 11-18-310-004-0000 11-18-310-006-0000 • 11-18-310-007-0000 11-18-310-008-0000 11-18-310-019-0000 11-18-310-020-0000 COMMONLY KNOWN As: 1571 Maple Avenue, Evanston, IL 60201 0119c • EXHIBIT B • El Development Plans -14- 19-0-15 AL TA 1A CSM LAND TITLE SURVEY IM& Parcel l: The South 50 feet of the North 20O feet of the West 120 fast of • Bock 63 in Evanshnn (except o and Bock of void ms preeany, which lies North of the South 3D0 feet of mBl63) togetherr with the South I test of the North 20D feet of mid Black 63 (arept therefrom the West 12D feet thereof and except that pad thereof dedicated for street purpose); also that part of mid Block 63, 6 any, lying between the North 200 feet and the South 250 feet 1 14 inches of said Bieck 63 measured clang the West fins of mid Black and lying West of the Westerly fire of Elmwood Aveme oil in Evanston, o subdivision of the East ha8 of the Southeast quarter of Section 13, Township 41 North, Range 13, East of the Third Principal Meridian, and pad of Section 18, Township 41 North, Range 14, East of the Third Primipal Yeri1.1, in Cook County, Iltme. sm No Axe = 22,112 eq. f. Bearings are assumed, based an the East fine of Maple Avenue being due North -South. Flood Zone Designator: Per Flood Insurance Rate Map No.1703100270 J. Effective date August 19, 2008. The Surveyed Property is located in Zone X', an area determined to be outside of the 02% annual chance Ooodplain. Rafe serf For matters of title we have relied on Chicago title Insurance Company's Commitment for Title In umme, Order No. 1410 NW1700686 HL Effective Date December 27, 2013, for all recorded documents affecting the described parcel. Note Due to excessive snow and ice cover at the time field work was performed, some ground features and utiflies may not be shown GEN]= NOTBB: All information provided to the surveyor is shown or noted hereon. Prior to excovotion call toll free J.U.LI.E. 1-800-992-0123 (for suburban) The description on this plat was provided to us by the dent, and does not guarantee ownership, and should be Parcel 2: The North 150 feet of that part of Black 63 in Evanston which flea West of the right of way of the Chicago and Milwaukee Railroad (known as DAVIS ST. 3 the Chicago and Northwestern Railroad) (except therefrom the West 83Yv feet DETAIL OF and except that part thereof dedrcated for street purposes) said Black 63 being situated in the Southeast quarter of Section 18, Township 41 North, ; PARCELS Range 14. East of the Third Principal Median, in Cook County, Illinois f (NOT TO SCALE) Parcel 3: The South 40 feet of the North 190 feet of that pad of Block 63 in Evanston which has West of the right or way of the Chicago and 1 Northwedem Railroad Compay (except therefrom the West 120 feet thereof I and crept that pad thereof dedhcaled for street purposes) mid Black 63 \ tieing attracted in the Southwest quarter of Section 18, Township 41 North, Range 14, East the Third Principal Meridian, in Cook County, Illinois. SAL of !JJ eo 76 = Parcel 4: The West a3 X fat of the South ZD feet of the North 150 feet of Bock 63 m the Village of Evanston, being o subdivision of pod, of Section L;n ry a ls Z I !M._Ul e Q 13, Township 41 North, Range 13, East of the Third Principal Meridian, and LJJ in Section 18, Township 41 North, Range 14, Eost of the Third Principal Q Meddler, in Cook Courtly, Illinois. Parcel 5: The et o 2 l feet 10 inches of the West st feet S)f into, d the North 130 tat of Bock 63 in the VilMge of Evanston in Section 1& Township 41 North, Range 14, Ece of the Third Principal Meridian, o Cook b PARCEL -1 l serif a d mQM +s 2 � 9� 2 G County, Illinois. I as sub' �� hose rah 11 Commonly known as 1571 Maple Avenue; Evanston, Illinois. PARCEL 4 am' imp, m' era' 14 `-__—'fore ?i- use c sac lsR nL"ahoex' PARCEL 1 I: Nw nx sans E w aE err Mcox as y_________ a --- PARCEL 3 sans to a' ,ewe �x,� DAVIS ST. 1 _ ME or ) _ `1°'"' a _ _ _ _ _ PARCEL T _ _ (577 Aww.A 6 e� s ��g I ���` hstEwawc sins \ / a'� 9wfIC mlewll nal�r m'� —__— 19aM e0dT Res compared to your Deed, Abstract or Certificate of Title, l RIb7[ ' swlx a au FAti7 I _ All bolding restrictions, building line and easements may t, or may not be shown, check your Deed, Abstract, Title l Q Report, and local ordinances, no responsibTtly is assumed by Surveyor. g Compare all points before building by some and report ^e5 any discrepancy at once. a $A Dimensions are shown in feet and decimal ports thereof, era dimension rs to be assumed by scafing. is 4 IH!, L ,;✓1; jL�-A l TOT NOT TOO 9CAIE MAP '. (..1.....'- _N 1 SURVEY SRE�t. _. ' I.,� i� $$ BB$ �� pZiT6 PARCEL 2 'g � 2 STORY � � asnc rtNa ash' - o II B aaaH a EA5 -- araoss LW hwI4le1L n�_ _ a�' Soinx 6f /iiecuo eo �.. 62.63 nw' nw �R-R EEa1l fEYJdP110M LLJ 1 Y �FGxa PX N1l oaf' . 'a PARCEL 4 EARN ME v Naall ,sac --------- ME asounl any ---- Pncl � A9YRL7 a aa9E0 s7anE MIA I _ —• PARCEL 1 mates -------121- — — — — — — — - - - - - - - - - PARCEL 3 1L Qg is P. I ME 6 Manx -o Q8 j-----------' M� MEormini W PARCEL 1 T i< ,r , 9 GRAPHIC SCAU SOVt; I' = 20 n. �r , BQ59°1Y w �� /�— — — — — 201.86 - nie(v,n i ✓/ / /nrxrfiE aaAa/ // TIE Imlx ear I $ BULDOC +\ we"ME "" l STATE OF IWNOIS sac COUNTY OF COOK o a =:M w w To Centmm Partners, LLC; Chicago Title I=mnm Company: This is to certify that this map or pie and the survey on which it is based were made in accordance • R. R. NAN9EN 9aeYeY® scum» riot P,.A..d.wl o.aw ram with the 2011 Minimum Standard Detail Requirements for ALT ems 840 CUSTER AVENUL. EVANSTON. ILLINOIS W202 M®%^ta��a f�/ACSM Land T'Ne Surveys, jointry establishedTEL(947) 96<di15 / FAX( fkD esa-934] and adopted by ALTA and NSPS, and includes hems 1, 2. 3, 4, 7(a), 8. 11(a), and 14 of Table A thereof. �sY' Emma: SURVEYOR@NRSUIDLCOM The field work was completed on February 10. 2014. w9P1 LOCATHO 1571 MAPLE AVENUE u, F'EBRUARY 10, m 14 Dated at Evanston. III., this -day of A.D., 20_ aRDER No. 14-28 Ida .�...... s...r.,... �.. o BY CENTRUM PARTNERS, LLC PRELIMINARY 2/12/14 dyeom R R® amen. rhdeeEos.E U,e4 san..>Q u® Nam,c see-OCEN& LghYlm fete H/Sbi • • • 1571 Maple Avenue E v a n s t o n I I( I i n o i s 26 September 2014 Centrum Partners LLC Hirsch Associates LLIC- Architecture + Planning 1 41, TAP . . . . ....... , *4 + W, S Z r t it �v t i Ann li u r - .......... ,;ow tan,u rfr ' S 1N1 fp afiY 77, a� n n Nut{!!r dw �u,tiu�i �I�kmn w n • - y — � r .,. lr it 41 Uu UL t,. 9 OF' j� Oil, s m„ 46 �.. 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'x J».v?�� 4� S x Ns��,��4��i4 uk��?yak � +i�`i�•'����} ,...�.,,,,.,,� ........... ........ . 7 3? 77: n�prnatk.. ........ "Awl" 1 000 q! Ol eU2! t Ogg ............ 54 Ell UAW WhA EEL LU it 4k MaimI. . . . . . . . . . . II ...................... ............. • • • WIN tjU14 za, .............. . . . . . . . . . . . . . . . . ... . • • • Hirsch Associates LLC Architecture + Planning • • • Hirsch Ass ocic.fl,es LLC Architecture + planning # ................ . �; �mm���������nm ��rnm,���;;��� �� ��nnn�immid�. T�y k kkkk; MAPLE AVENUE I E Hirsch Associote-os LAC 1.1 Architecture + Planning A 5;o Q01). 0 0 0 POTENTIAL CURB EXTENSION 15,826 GSF /,i,�/�•/�.�'/,�'/i!/'�%%,/,'i is/,,;:%',� - 'i. — `i:/,' ,i/,., x:rr;=;� � 25'-0" 176-41/2^ 1 BR + 1 BA 2 B + BA CONV. + I BA 7 788 SF 85 F 610 SF , n-2 ED ® 24' jJ in ED Imom - ® A-1 ELEC19 1,458 SFTIT EB s R 65 1g;: . — G 0 0 0 0 dLzlo „Yk y• 2 BR + 2 BA: 1 BR + I BA %CONY•. + 11A / �\ v ; ` : g 3'r \v g.. ri 1,126 SF 761 SF "D u8b SF ` n L•. ''`_ b',•.°`' 2 9,019 GSF UNIT MIX 1,458 SF CORE CONVERTIBLE: 2 w". 7,561 SF RENTABLE ONE BEDROOM: 3 ' 83.83%EFFICIENCY TWO BEDROOM: 4 R 840 SF AVE UNIT TOTAL: 9 176--41/2-:. 2 BR + 2 BA, �iCONV.+ B I BR + I BAI A 788 SF 085 SF SF - 0 0 24' A-2 0" EH R 7 A-1 ELEC F P 0 k. 0 2.0 II® ED 11, EH [I ti�RkbSF oxl=Qo �7 0 o[Lpo 2 BR + 2 Ilk. I B + 1 BA CONV. +.,IBk- I 126 SF l SF 566 SF 5' 4 9,019 GSF UNIT MIX 1,458 SF CORE CONVERTIBLE: 2 7,561 SF RENTABLE ONE BEDROOM. 3 83.83% EFFICIENCY TWO BEDROOM: 4 840 SF AVE UNIT TOTAL: 9 Hirsch Associates LLC Architecture + Planning Rx 0 C. it 9,920 GSF 1,557 SF CORE 8,363 SF RENTABLE 84.30% EFFICIENCY 836.3 SF AVE UNIT UNIT MIX CONVERTIBLE: 2 ONE BEDROOM: 4 TWO BEDROOM: 4 TOTAL: 3z A 788 061. 51 610 SF wig Co ... ... .... EB ME 25-0" 21R.21 1 ,1265F 1� 2 1 :1 L (94:1b 'NI.ISA Co..I IA " 5F 9,019 GSF UNIT MIX 1.458 SF CORE CONVERTIBLE' 2 7,561 SF RENTABLE ONEBEDROOM: 3 :3.83% EFFICIENCY TWO BEDROOM 4 40 SF AVE UNIT TOTAL: IT Hirsch Associates LLC Architecture + Planning • xx x z , , i 25'-0" „ f. 175' 4 1/2^'::::.. ....::.� .....:......... o 3 I' ; 1 i ' 24 0 I El El El .......... : f ❑ ❑ ❑ _,.... ❑ ❑ ❑ ❑ ❑ ❑ ... _ .. .._ .... ........... !i ❑ ❑ ❑ ❑ El - 11 El El nnn nnn nnn • • • 25'-0" I� PROPERTY LINE i i i BRICK 78'-9' 27'-0* 46'-8' 24'-0' I�-PROPERTY LINE T/ PENTHOUSE EL +143- 4 J, T/SLAG ROOT -'` EL. +133 -4- i "OOF TERRACE 'I i ^ARAPET WALL T/SLAB LVL 12 -�7 EL. +122 -8- •i T SLAB LVL 11 i EL. +112 -0 .i I "LAtl Lvl 10 i ' 1ETAL PANEL GLASS AND 'o METAL WINDOWS J, T/SIAB LVL 9 � EL. +90 =8 All LVL 8 I EL +Y eo -U — I 'i - TT SLAB4 LVL 7 EY L +6- i J� TLA /SB LVL 6 Y EL +58 -B STAIRS T SLAB LVL 5 EL +48 -0 T SLAB LVL 4 -BRICK -CLASS AND 0 METAL WINDOWS EL +26 T SLAB LVL 3 1 _ -8 T SLAB LVL 2 EL. T SLAB LVL 1 EL. yy Architecture + Planning A R 0 is 0 STONE COPING PROPERTY LINE BRICK GLASS ... MITAILWINDOW1 METAL PANEL STONE LINTEL STONE SILL RECESSED BRICK REVE AL U U 80'-3" 25-6 1/8- DECORATIVE BRICK PATTERN 9 FIR 1 � 46'-7 7/8* 24'-0 PROPERTY LINE ONE COPING "TRICK VENEER GLASS AND METAL ENTRANCE DOORS 'IETAL PANELS GLASS AND METAL WINDOWS IETAL PANELS METAL PANELS CORNICE CLASS AND METAL WINDOWS STONE SILL DECORATIVE BRICK PATTERN I 6mij I fmN I H I FM I IM4) 1 17 1 1 1 1 1 1,7 t M DAVIS STREET 11JL joa� 7�7 / 111r,, C " ;-11-, 1' 111., � , .1 0 GLASS AND VERHEAD DOORI GIL SS ANDI METALI BRICK E ORATIVE CLASS AND METAL NTRANCE TO LOADING DOCK WINDOWS BRICK PATTERN ENTRANCE DOORS CANOPY METAL WINDOWS ;irsch Ass,xJc�i,�s LLC Architecture + Planning 11 24'-0' 46'-8' PROPERTY LINE I STONE COPING RECESSED BRICK COURSE I i METAL PANEL GLASS AND METALWINDOWS—� METAL PANEL—� SPANDREL — i GLASS I — I I CONCRETE MASONRY S71TONE COPING 27'-0' 78 y rY GLASS AND METAL WINDOWS a — DAVIS STREET" - .. .. .,, ,.. .'�" � •, c !. �.:. '"✓,�1. r •.dA: *,' .r ...L:� ,Z<i. .,,.0 Y:; v ,.� .:�,ri. i•%�P.: vx.ci".•'Y•Y'a !� BRICK VENEER CONCRETE MASONRY (HIDDEN FROM VIEW BY ADJACENT BUILDING) 25-0 X f",j I —PROPERTY LINE / STONE C INI_ rE S EONE COPING RECESSED lid BRICK REPEAL BRICK I/ Ell 1- GLASS 0 METAL WINDOWS -_— -- METAL PINELS STONE SAIL ' /r Sl"ONE FOPING BALCONY W/ _ WIN0O4{'BEVOND i' •.Z. _:���<.'cNr '/.. : �-. . �, ..:.,Z,V' •: ,i'R. • i"v la<' � ': �X �-: ,cY. • • ,,. •r. F STONE LINTEL STONE LINTEL - RECESSED BRICK $ < 3 ^r Hirsch AssociatesI. LC 11 Architecture + Planning .� • • • 59' 1" 1 1 30' 3' �13' 1" r 26 -11" 9 -9 --PROPERTY LINE / -- --I STONE COPING BRICK VENEER GLA55 AND � I - - METAL WINDOWS T i_TT it _ I METAL PANELS - I I - - - I METAL PANELS 1 _ i GLASS AND METAL WINDOWS I I I STONE COPING BRICK �y..S.I i�}p- f(} I.. �..,.J,.. tl I L,.;; ,.,.. _ _ - I :TONE LINTEL I_, { ��v1 % t b^^:�^^j}•;xz+�.,.fjj,.�-., R'. d3 •'� Y �� i� ....') IE -. PL __ _ DECORATIV {{€�yy. BRICK PATTERN I GLASS AND �,.'.'[Low- _ - METAL WINDOWS 1 ............ _: t�.v :.S_•. �,.�`,. �_ x : I � : [ - .... :- . fF' �I METAL PANEL ? i i ` L L ? GLASS AND BRICK VENEER GLASS AND METAL WINDOWS METAL WINDOWS 9'-9" 40'-0" 30'-3" 59' 1"% PROPERTY LINE / ?RICK STONE COPING ::Y.S L - ::i•::•r - — _ •.... �: :ail _ :v:% :•:.fig' � :: •: •:.: y.... ""..". ...".... _ DECORATIVE EL7. +YT�12� 0" •o 7(SiAA iVL to I - EL +101 -a" so c J� 'x--- "(as 9,- •i � ^� EL. +Y^ 0- 00� _ I r EL +69 -4 I •1 o' EL. +S1+ 8-8 4— I P, MEM .,.-........ 'x-- EL +37 -4 � - •O _ EL. +�F8 � 'k--- EL +YTt6'LO •o 7SLA.Q Lyi 1 - GLASS AND � ��pp METAL WINDOWS 4.' S BRICK VENEER BRICK PATTERN —CLASS AND METAL WINDOWS — BRICK —DECORATIVE BRICK PATTERN — RECESSED BRICK REVEAL _- --- CSTONE COPING � i}•ri? I CONCRETE MASONRY (HIDDEN FROM VIEW BY ADJACENT BUILDING) Hirsch Associates LLC Architecture + Planning 0 • . • CENTRUM PARTNERS LLC .1571 MAPLE AVENUE - 26 SEPTEMBER 2014 - AREA CHART HIRSCH ASSOCIATES FAR USED 4.79 ISITEAREA: I22,112SF IFAR PROPOSED I I.$S PER CITY OF EVANSTON ZONING ANALYSIS APPLICATION, SECTION 10 nFLR USE JELEVATION FLR/FLR n#0 GRO55IEXCLUDED AREA ENCLOSED PARKING/ HALLWAYS/ELEV/ MECHANICAL/ qABOVELOBBY LOADING STAIRS/LOBBY ACESSORY UPPER ROOF ROOF 12 APARTMENTS/ROOF 11 11 APARTMENTS 10 10 APARTMENTS 9 9 APARTMENTS 8 8 APARTMENTS 7 7 APARTMENTS 6 6 APARTMENTS 5 • 5 APARTMENTS 4 4 APARTMENTS 3 3 APARTMENTS 2 2 APARTMENTS 1 1 LOBBY/COMMERCIAL 143'- 4" EL.+ 133' - 4 " 10' - 0" EL.+ 122' - 8 " 10' - 8 " EL.+ 112' - 0 " 10' - 8 " EL.+ 101' - 4 " 10' - 8 " EL.+ 90' - 8 " 10' - 8 " EL.+ 80' - 0 " 10' - 8 " EL.+ 69' - 4 " 10' - 8 " EL.+ 58' - 8 " 10' - 8 " EL.+ 48' - 0 " 10' - 8" EL.+ 37' - 4 " 10' - 8" EL.+ 26' - 8 " 10' - 8 " EL.+ 16' - 0 " 10' - 8 " EL.+ 0' - 0 " 16' - 0 " OSF USF 5 6,2485F OSF 9 9,019SF OSF 9 9,019SF OSF 9 9,019SF OSF 9 9,019SF OSF 9 9,019SF OSF 9 9,019SF OSF 9 9,0195F OSF 9 9,019SF OSF 12 13,453SF OSF 12 13,453SF OSF 0 15,864SF 2,338SF 1011 121,1705FI l 2,338 SFI 105,956 SF APARTMENTTYPES I APART RETAIL CORE/ EFFIC. PSPACES TOTAL 1� MI I I +01 BA + 1 BA 2 BA 2 BA I TOTAL FAR GSF AREA COMM. LOBBY SPACES 2.5 BA B.O.H (ON SITE) (OFF SITE) AMENITY OSF OSF OSF OSF _ 4235F 136SF 559SF 5,689SF 4,269SF 1,979SF 68.33% 8545F 423 SF 213 SF 636 SF 8,383 SF 7,561 SF 1,458 SF 83.83% 840SF 423 SF 213 SF 636 SF 8,383 SF 7,561 SF 1,458 SF 83.83% 840 SF 423 SF 213 SF 636 SF 8,383 SF 7,561 SF 1,458 SF 83.83% 840 SF 423 SF 213 SF 636 SF 8,383 SF 7,561 SF 1,458 SF 83.83% 840 SF 423 SF 213 SF 636 SF 8,383 SF 7,561 SF 1,458 SF 83.83% 840 SF 423 SF 2135F 636 SF 8,383 SF 7,561 SF 1,4585F 83.83% 840SF 423 SF 213 SF 636 SF 8,383 SF 7,561 Sr 1,458 SF 83.83% 840 SF 423 SF 213 SF 636 SF 8,383 SF 7,561 SF 1,458 SF 83.83% 840 SF 4235F 302SF 725SF 12,728SF 11,523SF 1,9305F 85,65% 960SF 423 SF 302SF 725SF 12,728SF 11,523SF 1,930SF 85.65% 960SF 1,993SF 3,786SF 8,117SF 7,747SF OSF 3,7025F 4,045SF 13 101 6,6465FJ 6,230SFJ 15,214 SFJ 1105,9565E 1 87,803SF 3,6965E 121,5485E 75.51% 1 2 2 5 2 3 4 9 2 3 4 9 2 3 4 9 2 3 4 9 2 3 4 9 2 3 4 9 2 3 4 9 2 3 4 9 2 5 2 3 12 2 5 2 3 12 21 36 38 © 101 20.79% 35.64% 37.62% 5 E 100.0% Hirsch Associales LLB. 1- Architecture + Planning A • EXHIBIT C Landscape Plans • 19-0-15 e '*"fit1 ON n1l 't. Mr ........ . ..... lA Tpl. wn. 77,1Hb 1V .............. ILI ksr. Yr � RS�h€`r �f F 3 .4A ^r�i' *«', �y�.x �� .�? ., RR •3i^ - +`' � - Bj "a. 1Z'i * ,A'4' _ + ^ a: x i �{ 'k.. ,r� } X . ..rl *+. { 1� "t J� a • ran r a Fw ef ^,s��ik �! r watt: wxm ", " " x>s ' t ., . • 0 • MAPLE AVENUE SPECIAL PAVING THROUGH DRIVEWAY r-2 �G I IS STREET TREE IN RAISED PLANTER SHRUB, PERENNIALS AND BENCH PARKLET AREA W/ ORN. TREE PARKLET AREA W/ ORN. TREE, SHRUB, PERENNIALS AND BENCH .. . ...................... ... .... ..... ....... .. .. .. . ....... . . 'CC ............... F_ Lu SHRUB HEqb H E . ..... . .... > t9 X I PCC (E BRICK PAVER BANDING . :..__..........NEW .......NEW STREE F T TREES IN SX 10 TREE GRATE, I T'P. BIKE RACKS L . .... OUTDOOR DINING 0 OPPORTUNITY .. .. ........ . I u art k ENTAifT'RE S TT 0 m ",WI H ' MIXED PLANTING AA 3 PCC EXISTING ING PARALLEL PARKING SPACES L6 P� ov 140 Yl� kwulikulla Qm siv"W­, -LAY-BY ZONE FOR DROP-OFF WOLFF LANDSCAPE ARCHITECTURE 0 0 0 P',`Pl F AVFNl!F 1,VP21IF. is is D E­�T H_ GREEN _''- 'ROOF , AREA W/ PERENNIALS AND ORNAMENTAL GRASSES .... . ..... iu MIN La 'xx orli 1I 6" DEPTH GREEN ROOF ,AREA — W/ PERENNIALS AND ORNAMENTAL GRASSES,.: 12'-0" HEIGHT ORNAMENTAL TREE halm, a 6.1a �_1111­ - _*�-Jw0_1m_kiw_ia WOLFF LANDSCAPE ARCHITECTURE 0 . ..... ........ Li f is t7i ..... . . .. .... 6": DEPTH GREEN ROOF AREA' • I PERENNIALS AND OKNAMENTAL-GF(AssEs I i-0" HEIGHT .,,,-"bRNAMENTAL TREE LMIN. 36 DEPTH �j J 3 LIGHTWEIGHT PLANTING MEDIA FIB 6" DEPTH GREEN RO0, AREA W/ PERENNIALS AND ORNAMENTAL GRASSPS IT-b" HEIGHT ORNAMENTAL,fREE MIN. 36D, ,PTH HfIME`IGHT PLANTING MEDIA WOLFF LANDSCAPE ARCHITECTURE 0 0 r\ ^� ! � MI._] FREESTANDING PLANTER, TYP;t ITO" Hr. ORNAMENTAL TREE WITH PERENNIALS AND GROUNDCOVER OUTQj0OR KITCHEN WITH GAILL OUTDOOR DINING AREA pm L-pUNGE,SEATING Y,.VIfH FIRE ;IT ArIN WOLFFLANDSCAPE ARCHITECTURE r- -I L -.A C] Van q li 4. am W. a On W, t 2 -4 M� VIm a L. 3 11 0 4" DEPTH GREEN ROOF AREA W/ SEDUMS AND ACCENT PLANTS 4" DEPTH GREEN ROOF 7 uu u AREA Wl SEDUMS AND ACCENT PLANTS ci --i nii I '04 "N"VI PLANTING PALETTE CODE u I FCC 1 GTIS F I DS 1 ICSG I pip I POS 7 I ME S I MGL „ I RPKO I RRKO I SBG I TMW CAKF M I MST, I PVs O I PAH I SH ail EFC <>Q� EFM Z p HSM �? NF r PQ O BOTANICAL NAME COMMON NAME IQTY CAL[TISPRD ROOTI REMARKS PYRUS CALLERYA14A'CHANT ICLEER' CHANTICLEER PEAR 6 4 - B&B SINGLE STMIGM TRUNK. SPECIMEN QUALITY GLEDITSIA TRIACANTHOS INERMIS'SKYLINE SKYLINE HONEYLOCUST B 4' DIERVILLA SESSILIFOLIA SOUTHERN BUSH HONEYSUCKLE - - lli 4'4" ON CENTER IUNIPERUS CI IINENSIS SEA GREEN SEA GREEN IUNIPER - - - $15 4'4' ON CENTER LUNIPERUS HORIZONTALLS ANDORM COMPACTIUNIPE.R - - #5 3'-0" ON CENTER PHYSOCARPUS OPULIFOLIUS'SEWARD' SUMMER WINE NINEBARK - - - - #5 4'-0" ON CENTER RIBES ALPINUM ALPINE CURRANT - - - #5 4'4'0N CENTER RHUS AROMAI ICA'GRO-LOW GRO-LOW SUMAC - - - #5 3'-0" ON CENTER ROSA X 'PINK KNOCK OUT' PINK KNOCKOUT ROSE - - - - #3 3'-0" ON CENTER. ROM X 'RED KNOCK OUT' RED KNOCKOUT ROSE - - - - #3 T-0' ON CENTER SPIREA X BUMALDA'GOLDFLAME GOOFIAME SPIRM - I - - - 13 11" ON CENTER TAXUS X MEDIA WARDII' WARDS YEW - 1 - - - B&B 3'-0' ON CENTER CALAMAGROSTIS ACLITIFLOM'MRL FORESTER' KARL FORESTER FEATHER REED GRASS - - - - #3 l'-0'ON CEMER MISCAN I HUS SINENSIS'PURPURASCENS PURPLE MAIDEN GRASS - - - - #3 ON CENTER PANICUM VIRGATUM'SHENANDOAH' SHENANDOW RED SWITCH GRASS - - - - #I 2'-0' ON CENTER PENNISETUM ALOPECUROIDES HAMELN' IIAMELN DWARF FOUNTAIN GRASS - - #1 2'-0'ON CENTER SPOROBOLUS HETEROLEPIS PMIRIE DROPSEED - - - - #I I'-6" ON CENTER DJOPIYMUS FORTUNEI'COLOMTUS' PURPLELEAF WINTERCREEPER - - - - OF I'-0' ON CENTER ECHINACEAPURPUREATIAGNUS' MAGNUS PURPLE CONEROWER - - - - Ill 1'-6'ON CENTER HEMEROCALLIS SPECIES MIX DAYLILY - - - - MI I'-1' ON CENTER NEPETAXFAASSENII CATMINTNI I'-6"ON CENTER PARTI IENOCISSUS QUINQUEroUA VIRGINIA CREEPER - I - - - #1 3'-0"ON CENTER MULTI -STEM SPECIMEN FREE (DO NOT PRUNE, STAKE, OR WRAP TREES UNLESS DIRECTED TO DO SO BY THE LANDSCAPE ARCHITECT) TREE WATERING BAG (SEE SPECIFICATIONS) INSTALL SAME DAY TREE 15 PLANTED. MG TO REMAIN ON TREE AND KEPT FULL THROUGHOUT THE GROWING SEASON DURING FULL WARRANTY PERIOD CROWN OF ROOT BALL FLUSH WITH FINISH GRADE LEAVING TRUNK FLARE VISIBLE AT THE TOP OF ROOT BALL REMOVE ALL TWINE, ROPE. WIRE. Bl1RLAP. AND PLASTIC WMP FROM TOP HALF OF ROOT BALL. (IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT MLL CUT WIRE IN FOUR PLACES AND FOLD DOWN B' INTO PLANTING HOLE) 3" DEPTH MULCH LAYER. AFTER SETTLEMENT. IN AV DIAMETER RING DO NOT PLACE MULCH IN CONTACT WITI4 TREE TRUNK ROUGHEN EDGES OF PLANTING PFF PLANTING MIXTURE MCKFILL UNEXCAVATED OR EXISTING SOIL TAMP PI ANI ING MIXIURF AROUNU BASE AND LINDFR ROOT BALI. TO STABILIZE TREE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL R -- EXCAVATE TREE PIT TO BE 3 TIMES WIDER I' THAN ROOT BALL DIAMETER VARIES SEE PLANT LIST FOR PROPER SPACING OF --- MATERIAL ,JyII O t Y �-�CI'I����� cQ ut \ \ U � / g° 00�(J E--- SHADE TREE WITH STRONG CENTRAL LEADER (DO NOT PRUNE. ST AKE, OR WMP TREES UNLESS DIRECTED TO DO SD BY I HF LANDSCAPE ARCHI I FCT) - 1 REF WA I EKING RAG (SEE SPFCIFICATIONS) INSTALI / SAME 0AY TREE IS PLANTED, MG TO REMAIN ON TREE THROUGHOUT WARRANTY PERIOD CROWN OF ROOT BALL FLUSH WTI FINISH GRADE LEAVING T RUNK FI ARE VISIBL F A I"I HF. 1 OP OF ROOT BALL REMOVE ALL TWINE. ROPE. WIRE. BURLAP AND PLASTIC WMT FROM TOP I IALF OF ROOT BALL (IF PLAIJT IS SHIPPED WITH A WIRE BASKET AROUND I HE ROOT BAIL. CIJT WIRE IN FOUR PLACES AND FOLD DOWN W IW O PLAN TING HOLE, 3" DEPTH MULCH LAYER. AFTER SF.TI LE.MENT. IN A 6' DIAMETER RING. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK ROUGHEN EDGES OF PLANTING PIT ;X Z (III r -PLANTING MIXTURE: RACKHLL o O UNEXCAVATED OR EXISTING SOIL. `'�, TAMPFD PLANTING MIXTURE AROUND RA. FE OF ROOIBALL 22 31 ROOT MLL ON UNEXCAVATED OR TAMPED 5011 ROOT BALL EXCAVATE TREE PIT TO BE 3 TIMES WIDER THAN THE DIAMETER OF THE ROOT BALL DECIDUOUS TREE INSTALLATION DETAIL SCALE: I14"=1'-0" ORNAMENTAL GRASS / PERENNIALS / G0.OIINDCOVER I" DEPTH MULCH LAYER AFTER SETTLEMENT, TO TOP DRESS PLANTING BED DO NOT PLACE MULCFI IN CONTACT WITH PLANT MATERIAL STEMS RAISE FINISH GRADE OF PLANTING BED 4- FOR ADEQUATE DMINAGE PLANTINGMIXTURE SEESOILDEPTH CHART UNEXCAVATFD OR MSIING SOIL O� �O SHRUB (DO NOT PRUNE. STAKE, OR WMP SIIRUBS UNLESS DIRECTED TO DO SO BY LANDSCAPE ARCHITECT) CROWN OF ROOT BALL FLUSFI WITH FINISH GRADE INNING TRUNK FLARE VISIBLE AT THE TOP OF THE ROOT MLL - REMOVE ALL TWINE, ROPE. WIRE BURLM I AND PLASTIC WMP FROM TOP HALF OF ROOT BALL (IF PLANTFRPPED WITH A V1 wIBASKET AROUNDD IHF ROOT MI I. CUT WIRE 114 TOUR PLACES AND FOLD DOWN B" INTO PLANTING HOLE) 1- DEPTH MULCH LAYER, AFTER SETTLEMENT TO EDGE OF PLANTING RED. DO NO PLACE MUI C14 IN CONTACT WITH SFIRUB __. �— FINISH f.RAIJF. ORNAMENTAL GRASSES / ORNAMENTAL TREE INSTALLATION DETAIL PERENNIALS DETAIL SHRUB INSTALLATION DETAIL SCALE: L14"=1'-0" SCALE: NOT TO SCALE SCALE: NOT TO SCALE PLANTING MIXTURE BACKHL L ROUGHEN EDGES OF PLANTING PIT TAMP PLANTING MIX FORE AROUND BASE AND UNDER ROOT BALL TO SI ABILIZ.E SHRUB UNEXCAVATED OR EXISTING SOIL ;?•.8 ;<.r m Rd`' w �a�`='�„'"� � ,. � •� z.:.� „. ��r-`S; +tip, `y"�'`�, ,� '�� � �'� � ,}` ,` �€ a-� � • .,T�"` �' \ WOLFF LANDSCAPE ARCHITECTURE 1571 Maple Avenue Green roof narrative The green roof areas for 1571 Maple Avenue will be a mix of intensive and extensive green roof systems. Intensive green roofs have increased growing media depths and allow for a wider variety of plant material s and uses while extensive green roofs are thinner in soil depth, lighter in weight and have a limited plant palette. Intensive green roof areas will be located on the 2nd, 4m and 11 th floors. These areas will contain a built up green roof system that will range in soil .depths from 6" in the majority of the areas to 36" at areas where small ornamental trees will be planted, typically at parapet wall locations. The soil used will be a lightweight soil media such as Midwest Trading's PM-35 or an approved equal. The 6" depth areas will contain a mix of perennials, ornamental grasses and groundcovers. The 36" depth area will have 12'-0" multi -stem ornamental trees. This plant palette allows for seasonal interest all throughout the year. The layers of the green roof system will consist of the following, starting from the top: vegetation, growing media, drainage mat with filter fabric, Styrofoam (as needed), and root barrier. These layers sit atop the waterproof membrane and structural slab. The green roof area on the 1 11h floor will also have outdoor use spaces such as an • outdoor kitchen with countertops, barbeque grill stations and outdoor sinks. Seating areas in various sizes will also accommodate users for dining, small group seating and lounging around a fire feature. Freestanding planters with annual plantings will also be located in this area. Extensive green roof areas will be located on the 121h floor. These areas will contain a built up green roof system that will have a soil depth of 4". The soil used will be a lightweight soil media such as Midwest Trading's PM-35 or an approved equal. The 4" depth areas will contain a sedum carpet mat planted with a mix of sedums varying in height and colors. This plant palette allows for seasonal interest all throughout the year. The layers of the green roof system will consist of the following, starting from the top: vegetation, growing media, drainage mat with filter fabric, Styrofoam (as needed), and root barrier. These layers sit atop the waterproof membrane and structural slab. •