Loading...
Final PDA - L1, B2 Quarry Road Addition FINAL PLANNED DEVELOPMENT AGREEMENT Lot 1,Block 2,Quarry Road Addition THIS PLANNED DEVELOPMENT AMENDMENT AGREEMENT ("hereinafter "Agreement") is made this 143--day of rte, Al, 4r. , 2017, by and between the City of Eagan, a Minnesota municipal corporation (hereinafter the "City"), and Continental 390 Fund, LLC, a Wisconsin limited liability company (hereinafter referred to as the "Owner"). City and Owner are hereinafter collectively referred to as the"Parties". WHEREAS, the City Council of the City of Eagan is the official governing body of the City; and WHEREAS, the Owner is the fee owner of property legally described as Lot 1, Block 2, Quarry Road Addition(the"Property"); and WHEREAS, the development and use of the Property is governed by a Preliminary Planned Development Agreement,dated October 18, 2016 (the"Preliminary Agreement");and WHEREAS, the Preliminary Agreement runs with the land until terminated and is binding upon the successors and assigns of the original owner and developer; and WHEREAS, the Owner did submit plans for Final Planned Development Agreement for a 4-story 127-unit hotel building on the Property; and WHEREAS, the plans are consistent with the Preliminary Agreement; and WHEREAS, the Parties hereby acknowledge that this Agreement and the Exhibits attached hereto as Exhibits B-F shall constitute the Final Planned Development Agreement for the Property. NOW, THEREFORE,it is hereby agreed to by and between the Parties hereto as follows: 1. This Agreement applies only to the use of the Property. 2. This Agreement is intended to supersede and replace the Preliminary Agreement. 3. The Owner shall use and develop the Property in conformance withthe following plans attached hereto as Exhibits B-F. (A full size copy of this exhibit shall be on file with the City's Community Development Department.) Exhibit B—Final Site Plan dated May 10,2017 Exhibit C—Final Building Elevations dated May 10, 2017 Exhibit D—Final Landscape Plan dated May 10,2017 Exhibit E—Final Signage Plan dated May 30,2017 Exhibit F—Final Site Lighting Plan dated May 22,2017 4. This Agreement includes specific conditions to the Property as set forth in Exhibit A attached hereto. 5. This Agreement shall run with the Property until terminated and shall run with the land and be binding upon the owners and assigns of the Owner. IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the date and year first above written. [SIGNATURE PAGES TO FOLLOW] 2 Final Planned Development Agreement Signature Page for the City City of Eagan, a Minnesota Municipal Corporation By: ON 0 kil#9,1114 Mike Maguire Its:: Mayor By: l a►`1 2 ,--/, Christina M. Scipioni ��~� Its: Clerk APPROVED AS TO FORM: APPROVED AS TO CONTENT: , -- /� , . i,t;(-49viteit City Attorney City Planner STATE OF MINNESOTA ) ) ss COUNTY OF DAKOTA ) On this day of , 2017 before me a Notary Public within and ared for said County p rsonally appe 'ke Maguire and Christina M. Scipioni to me personally known, who being each by me duly sworn, each did say that they are respectively the Mayor and Clerk of the City of Eagan, the municipality named in the foregoing instrument, and that the seal affixed in behalf of said municipality by authority of its City Council and said Mayor and Deputy Clerk acknowledged said instrument to be the free act and deed of said municipality. 1 i 1 ' 0 i ��. . JULIE ANITA STRID Notary+' blic t „ Notary Public-Minnesota < rad*,' mN My CanuJon s1 Jan ,aaao 3 Final Planned Development Agreement Signature Page for the Developer Continental 390 Fund,LLC. A Wisconsin limited liability company By: Continental Properties Company,Inc. a Wisconsin corporation,its Manager oLR By: - Orriet Pkinct.l,a.r1 Its: Pre sc4.-t STATE OF W t ()ilf)( ) )ss COUNTY OFtURLVzS 104 ) The foregoing instrument was acknowledged before me this II`t day of �. , 2017, by ( ,1..7.'t at i ritc V(Gt✓1 , the CAS +Cr& of Con mental Properties Company, Inc., a Wisconsin corporation, the Manager of Continental 390 Fund, LLC, a Wisconsin limited liability company, on behalf of the limited liability company. afr Y pie art - - 1, I • S - kit 76-21-‘1.1(.... JANE L ' No ., Public eENESH 11N9 W C', vikvi =t to-) os THISThikeitiNIE6gAS DRAFTED BY: pi v DOUGHERTY, MOLENDA,SOLFEST HILLS&BAUER,P.A. 14985 Glazier Ave.#525 Apple Valley,Minnesota 55124 (952)432-3136 (RBB)206-34615 4 EXHIBIT A Platting 1. The Property was platted as evidenced by the Quarry Road Addition plat filed in the Office of the Dakota County Recorder on June 22,2017 as document no.3197900. Term 2. The Planned Development shall be completed within 5-years of the date of this Agreement. Issuance of the Certificate of Occupancy is conclusive evidence that the Planned Development conforms to this Agreement. Uses 3. Unless otherwise approved through the Planned Development,CSC zoning standards shall apply to the Property. 4. Uses that are considered conditional uses in CSC zoning districts shall be subject to a Planned Development Amendment and allowed only if such Amendment is approved by the City. Signage 5. All signage shall be subject to City Code standards. For free-standing signs,a Final Sign Plan shall be provided at the time of Final Planned Development for each lot. (Satisfied as shown on attached plans.) 6. All building address numbers shall be determined by the City at the time of Final Subdivision. Building identification numbers shall be installed consistent with the City Code Section 2.78. Buildings 7. Detailed Final Building Elevations shall be provided at the time of Final Planned Development for each lot and building. All buildings are subject to compliance with the City Code standards for design and material finish requirements,which shall be demonstrated at the time of Final Planned Development. (Satisfied as shown on attached plans.) 8. The hotel building shall be subject to compliance with City Code standards, and revised Final Building Elevations provided at the time of Final Planned Development. (Satisfied as shown on attached plans.) 9. All trash storage areas shall be attached to the principal buildings for commercial uses. The trash storage area shall be of a size that can accommodate trash,recyclable materials and (for retail and commercial)composting materials storage,and constructed in accordance with City Code design requirements. 10. All mechanical equipment shall be screened from public view per City Code requirements. New construction shall provide a 30"minimum parapet height for screening of rooftop equipment. Ground equipment and screening shall be shown on the Final Site Plan. Landscaping&Tree Preservation 11. A revised Final Landscape Plan shall be submitted at the time of Final Subdivision. The Final Landscape Plan shall include enhanced foundation plantings and screening of parking lots from public rights-of-way on all lots. Overstory trees shall be planted within parking islands wherever possible to maximize shade coverage of pavement areas. Also,trees shall be placed so as not to conflict with pole lighting or utilities such as water main or hydrants. (Satisfied) 12. A combined Overall Planting Plan, incorporating both the landscape and mitigation plantings, shall be provided at the time of Final Subdivision. (Satisfied) 13. The applicant shall fulfill tree mitigation requirements through the installation of one-hundred sixty-six(166)Category A trees. (Not applicable--Tree Mitigation is provided by master developer and secured through Development Contract) 14. The applicant shall ensure the survival of preserved trees via protection of the tree's critical root zones through the placement of required Tree Protective measures(i.e.orange colored silt fence or 4 foot polyethylene laminate safety netting),to be installed at the Drip Line or at the perimeter of the Critical Root Zone,whichever is greater. (Satisfied with Grading Permit) 15. The applicant shall contact the City Forestry Division and set up a pre-construction site inspection at least five days prior to the issuance of the grading permit to ensure compliance with the approved Tree Preservation Plan and placement of the Tree Protection Fencing. (Satisfied with Grading Permit) 16. A Final Site Lighting Plan will be required for each of the lots at time of Final Planned Development,and is subject to compliance with City Code standards. Final Site Lighting Plans shall include building mounted lights as well as the pole-mounted lighting. (Satisfied as shown on attached plans.) Grading/Topography 17. All erosion/sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT)training,or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans.Also,all personnel responsible for the installation of erosion/sediment control devices,and the establishment of vegetation for the development, shall have received Erosion/Sediment Control Inspector/Installer certification through the University of Minnesota,or approved equal training as determined by the City Engineer. Stormwater Management/Water Quality(All Stormwater and Water Quality items are provided as part of the development infrastructure through the development contract for the Quarry Road Addition subdivision.) 18. This development shall meet the City's Post Construction Stormwater Management !' Requirements(City Code§4.34)for stormwater management and surface water quality, including Runoff Rate Control and Volume Control(Alternative#2)on the site's new and fully- reconstructed impervious surface area(including effective soil remediation for the site's disturbed soils that are to be revegetated). 19. During sub-surface infiltration chamber gallery system area over-excavation/sub-soil work,the applicant shall ensure that a Certified Soil Scientist will be present to verify and document that practice area sub-soils are suitable for a saturated condition infiltration rate of 0.8-inch per hour or greater(but less than 8.0-inch per hour). If the sub-soil infiltration rates are less than 0.8-inch per hour(or greater than 8.0-inch per hour),the applicant shall immediately notify the City Engineer. Documentation shall be provided to the City within 48-hours after infiltration testing. The applicant shall provide the City Water Resources staff with 24-hour advance notice of the occurrence of infiltration verifications and also prior to any excavation and/or soil backfilling within the infiltration practices(City Water Resources staff contact/instructions shall be clearly/prominently listed on appropriate plan sheets). 20. Prior to receiving city approval to permit land disturbing activity,the property owner shall provide detailed Soil Management Strategies for City review,and acceptance by the City Engineer,that provide clear assurances that by final grading,prior to installation of any irrigation,sod, permanent seeding or plant materials,the disturbed areas that are to be revegetated will have protected and/or restored soil permeability to non-compacted soil conditions in the top 12"of soil with greater than 5%soil organic matter content and less than 200 psi of soil compaction in the top 12"of topsoil,to comply with Volume Control requirements. These graphical details and notes on soil protection/restoration shall be included in the Stormwater Management Plan and prominently included in all applicable plan sheets(e.g. Erosion&Sediment Control Plan,Grading&Drainage Plan, Landscape Plan,etc.). 21. Prior to receiving a Certificate of Occupancy for any affected construction,Soil Management Strategy implementation documentation (e.g. representative on-site soil samples/soil organic content and pH,and compaction testing results)shall be provided to City Water Resources staff to verify compliance with approved soil management strategy. City Water Resources staff shall be notified,with 24-hour advance notice,for inspection during soil amendment process, prior to installation of any irrigation,sod, permanent seeding or plant materials,to verify soil compliance. Provide plan sheet notes/instructions on all applicable plan sheets. (e.g. Erosion & Sediment Control Plan,Grading& Drainage Plan, Landscape Plan,etc.). 22. Before the city returns any Stormwater-related Performance Guarantee Fees on the development site,the Owner of the parcel with the private sub-surface infiltration/filtration chamber gallery shall enter into a long-term stormwater management system maintenance agreement with the City,detailing the inspection and maintenance required to occur to ensure proper operation and performance of the permanent stormwater management system,in a form acceptable to the City Attorney. 23. Before the city returns any Stormwater-related Performance Guarantee Fees on the development site,the applicant shall provide the City Engineer as-built plans that demonstrate that all constructed stormwater conveyance structures,stormwater management facilities (sumps, pond,sub-surface infiltration chamber gallery,etc.)and soil management strategies conform to design and/or construction plans,as approved by the City. As-built volumes(for pond dead/live storage and retention/infiltration temporary storage)shall be provided for the stormwater storage practices. The applicant shall submit to the City Engineer certification that the stormwater management facilities have been installed in accord with the plans and specifications approved. This certification shall be provided by a Professional Engineer licensed in the State of Minnesota. Utilities 24. This development shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 25. All well and septic systems within the development shall be abandoned in accordance with City and County standards. (Satisfied) Telecommunications 26. The applicant shall submit a proposal/infrastructure plan to be approved by staff to provide telecommunications fiber to the premises(FTTP).This development shall include the installation of fiber optic cable,or a conduit for future installation, in its construction plans at the time of Final Subdivision. (Satisfied) Access/Streets 27. "No Parking/Fire lane"signage shall be installed along all private streets within the development. Easements/Rights-of-Way/Permits 28. The developer shall provide private maintenance agreements and cross-easements for ingress/egress and shared parking,in a form acceptable to the City Attorney,at time of final subdivision approval.(Satisfied) 29. A trail easement shall be provided for any public trail that is not located in public right-of-way. (Satisfied by Trail Easement Agreement dated May 3,2017.) Parks and Recreation 30. This development is subject to cash park dedication for the Property,payable at the time of Building Permit in accordance with the Park Dedication Agreement dated May 3,2017 which is recorded against the property. 31. This development is subject to trail dedication to be fulfilled through a combination of the construction of on-site trails and cash dedication. On-site trails determined to have public benefit will be credited toward the cash dedication otherwise due. The final trail dedication calculations will be performed at the time of final subdivision,with trail construction to be secured through the development contract,and any cash trail dedication amount collected prior to release of the plat for recording.(Satisfied by Trail Easement Agreement dated May 3,2017.) _ EXHIBIT B Tifil—irt. „�v k;=' . LSSy ,i t,t; v Ili R5 - a g . L t ,e. R U kg 53 11l F ;11411011i i1'i }. 11141 1 & § g l EP, ft i x" l + r; +3 11' gil uti gg al P0=1 E 1 s lipli igg 3 el I:I 1 u :Igo. .R 8„ i r 1 i p£ Ri$gg3R3r31 1111 R eirgA4 E �il 4 sp ;_1 asfi ° 1 R1 . s `g`g1 ; p;.§ 5aa twig& LI a ! � i i � i� £ a1 �� 9�t � 1�.� 'g114 g� 1 �y�� §SSttt• E RR11g- i +.n �� 11 ig z 1 :alae° ' i; le 1i{[ 41Rg( jji hi a ° jj1 ta1lI1> eix9qI + 1 1f .1. s1 9 g . $¢ gpx iiIR � 8a �Qry�8 is 31 a 1x4 / at 111a 1 ;11 -ZL3'1 0111ygf�1 Ipg11 . giti�� . s g � I nil IIA i q 11111111K 4 e k 4 'a nS 1 !Pig 1. :lig i i e ! bi 11111 ;' _ , ., a . , 5,la 5 i i 1 €IIS �1�17G7G '�i3 £ x 1q $ ae iS1 1 ` + 1 �R d S R e [ 3 F f 3 if a 3 Vic# 3 t if c : Sa s g$ zg 1 � 1e1 1 1 11 i 111 1! 1[7 111 1[ 111 1 1111 119 2•E g I; ig ag i :!11:g 111° eilg 1 1 i / -i 011 ifs Fel i /l °i € asg 1?1 1 e ggril 1t 1a ' 1 y fig! is s1g1 6$ I 1 ! final !!! .111/1111,6111 !1,3 $ I1 1{{' Yq- ee$$gppg g 1 1 e1: ji lc 11 1 3 1i a III fill i P i 1+f1 1111 :l 8E 114 1111 ill illifi it 1 EE'11 IIS t¢ i qI g 1 ie=i igi, iy51; f, 1 I ill rill 1111 iii° i 11111,1;1 ; a 1 6 lia.Ea =s �� 1 is € i8� 1.11 _ 1' Y � � t �� 1� g�1�R � � z 4 c ill 1 i � � 1 s s- o ��� � P. 11t 1111' I 1 r x3 1 t a 1 13 311 1+1a 9 :x„14 , � xe ■Y � 1� i � i h + a ` 734 = E 4�01 Ye 3 3� 3�1 1t I Il 111 111 g, I lg.ii=g _0 It < i'l iy 8� it !Ili ,111 ieRi=tl1 Ili!a 1 1t $, z 3-. L- .. . N 1 i+g 1511 111£1 g$1y ig.gill I !fill, i e 1 Y pa .4 g. i-!il3R Alta# 4g z .! L .x W � 1: S °R! 11111 �t i �11 -Ii1gggA 2 �1s °C H1'j£8 E 1 a�y � ���e1�9i �e S1�a$13 k 1R t �$ r b �x g its 9 : 1: a ,11 i_ a 11$1 1� _5 at e1 E1 '1& ' 'i1 i/11111 1 B a1 •ff a9 L -` '. 11B4e 111 44 ailI. g! 1 lag 'l 111 t1 _g"'-i` 1 �.,..., gg #}# 1 11 1 ha,. 1 y !. sI /I1 to +!g ;: ! .11:g�£ 4 - a . . '� ``p - 1 of 1}( JyT jj( (q� `i ji '.' ! r 4 �N00f=1..; il�It i� fkR,ll !I , 1 1 \,..c. I ; I I I 111 Y t ° \. 1‘--\--2-;-r:::---------_=„,.,, —� — s - — _1.0011111.1 11 lei .1 1€1 ���141 -- - - -— — j 0411Twill 4� id i• 11 ���0 m e o— i F '! I} \tai FS k �—Tam!'- sD � 1,... • I � �!� � j! } _t E 1 P. \ 1 m 11 i I 1 5 a :' , R CC 1 At CI O j i 1 R1it vC CI 114 @1 1& . Ili 41 .1 t \ Y /1 r 1 1a� i c -_ H ,/#b1 12 li p '� `fir '7 RI: ia { 1 r`' 1 `s AF 2!iilii ' i:FL ! I /1 II 1 4 1 i 1 I 3 % I IlIII" 1 + 1 ; 177,11 t --- — ' =— —m — 1 . c I I i �1- -t-ft --i , - :j- H f f-H t—F+1-f—�- ; ":"--`--/-41” I —- -- --}--- — -t J SITE PLAN ,,.xs,,3,,,, saw,amr voaonm9IWWt,a w.•a�n,naittrW:r,+�k .... r. s, sp r.,‘..r EXH I BIT C y a„ sk s} sego; a •t. .. � f �, Q� �6i" of, q .-- �� .. „lilt' 2 N ID t!, „, 77-1 i t4 1+1Yr �+, e �>d i....z.w..u... .. ,�A '#3r- _"soh . k h s y. a �4' Irrreil ' g 3 '� } Yi ril x i sx Np —) m W !'ism mYY it " Q ill MI 1 ''`:i r is st .�� l : a_ o rl i t`! U cc Lu t ' ' il.Pai,/{y(mak INN' E mw IN' W u.. Y 0 c w r ” W o y t gyral MSE > '` -, - ''-161 ere W re i:,.• ea vest t -- IgID l�,1� t '� III. F. 4i ,-77-.7.7.. r ,..- 3,,,,w; = F '.°' i IM�zIRt`j Yit i i bail bili;' Inst S i ", , t _...t ,.;_ ,..,. H•. i CTV ELEVATIONS • I SW. nO 09SI, —1 ,,,,36,,,,Nelv.. , .-.7: "PM 'ciiiiptiD 11109 NviN,2'sv3.,KII 29N2CIIS34 _ 1,•91/I vIN-1\1'7" 01N31X3 ,,,,,,_ r t ---7-'-,...c-7--7-....;1 „sc,.....................,„...e.,, .,,I101;14: sN0,.,:,..v:„ _:3_,., i , „ , ,,,„.„1„, ...,........ I, ift 1 III i 110 111(ill p /ill 111!:In :II, 111: :1 [LI ,. . • 1 ii 10 11'tigIllfg I liall if illip iii , .,:l id If 1111 li li lig 1 ill .0 i ; ,r, • — •i 1 " ! i 1 iii-; ! 111 i 11-1..1:1 ; 11' I 1 ; hi'lLir,1111,11.,1011111 .!!!!!!!hlit. . . p ' i ` I -Iil I 1 );,' ' 1 tjg a 1 ,e1 , i ii,li:i ' ti I d g ;is, ,t 1 ...71 . , . . --...•,,,, 4, ,.. .. . IN-sC--,,,,..14..."‘:6-1,1!"'—' 1 1 . I -, I " t;?' I 's TT " T' I ° ,:. , -- - 1 p . ?46.•"-- , . I 1....;;,,i.' ; '11121 1— ! rvi C- ''t -- • ',.^3-1' !, • , i?, t• , , , - r r I ,.:'. -atalififalr,4 ' $ 's,,r V.'.7Ln•._1Erzrr-r;1.r IItl':::. t ,-...., ,E,L,„• c,1 ,......_,„ . jp-7 .---ini:,.. ,,; 1 ' I r'':Errl'; t ' 1:—(1) ..-, '''.. ,.• re e.i "l' --'' -- .:v-II if 141,41:A. , o 4,, ,s, i 1 = 1; il . , 1 , el ". &•*1 - )1 1 , .. I r I r, -- 4'14! ' .'" ,'_.'* c T.' .: ,•••,. ,- . It 1 iJ t k , ,pi.- ,i T-i'.-. , ,°, 1.1,;.'IPJINIZI, . it ''''•°,61°M I.- °I/ I A-- '.. . ..? •' frliti—tr3tr, ' ' - . 01' k°1-14',i'III, g • . 'f/:1 - -' ., il (7'•:°: lj 1,11-*1 1 ••." 1 g.— g:1, r..,,,RalaJ• ( ., ,'" "f t r''' ' 111'''''illi--, A*''' 1-1-1-if ,,), ,°°._ , _3 leo.' / g ,,, _ - , ....— _,L, . .:1 1 II 1 I C 0 f ,,-,_ . . ......„1.,,,:.i„. _ail), f. .. :,,,„,„,. ,I 1-1 —I s I' ' -I all. I I •H-73 35;)1% 13).! -,11fr, I i I) l',;;..-., rt, Ans. , I ,,,. L' . , . • siaNti — ..• yr::, „°-!--1 -.,,, ::'4....IN „*.°•°° ' j'il zef-1,/ 4 , . r ,4 ,LA ki°1 4 ' ,s..„ ,, . , e•I ,,4 , i c 1 1 E ,. . i , I.„ , 1, „ ;•21, 1/I ii 1 11!1 lit Ii r :7 1 (f l il E, 11,40„..g.,, -,,, , -m,-. 1,Iii 1 il Is i I . , 1,11/111 11: 11 --.... ; tl 1 ,, ,,,,„.1, ...,,,,, ,.,. .„„,.,.,;...... , . , , _ . , T •-', ' ° „It -_.. •.,,v,.• _.., IFfi ` l' ., ..... loy,F, I i a aaa a, EXHIBIT D ' it V sw 1• fnt11,p1$u p ' iillliti,.1 �g ,,,E.5 �: i ' �`' D gg-1 la 1 !,.0 :31 jt ; 3 ink - , E, fIj s Wf s� }}I .. x. E 1dl 1}711tlE. a f, $c 8 '�.�u .6'3'3.. �' fl 'of glil i sa l; Atic-1 - 132xxt A.,17� Tei : = 33333 3333 333 :33333 '333333 UJ JJJttJ („) 1 ; $ $ i3 aas 00006oi v a <1 .gym. a .: d" ¢ qq w s §4i gg Ii33t8g 1831183 N`nai l ° «a s « R_ 41 hi $_ e .,N $ '� y I V °fibB g2_ _� we §fid1 ;i It ti t f, I��If a33- z I= aiii g 11314 Wil)6. )2i 'al, 'moi 'ii i. ,1-.....ti_• k 0# III ? g9. 3 c$ I . 1 ri 117. 1..1 ' l' ik �I : -IJ ill H � a : i - • 1. �' s 1 4t S ., a25= :n1 Pr. ;ti g y.ai4� 33�9i `2 -.pOd r": u a s 1 § l0 :. \\\` , t., ,s ‘ \\\\,\�— _,•'." �t:09-0 — —>-.--=_-�,:—_--z -ii • // 'r1 _A Ira \ \ �� ,�,��' , It �Y' \\ IQ�O� •IN v-/ e t L. •t\r\\\\\ ` "-y�., 1 ." syr It,, a , --:;i4;31761%;,-.17:1� —7 / gli '1\i•1111 , ` Iffi , t 14 4C f,. Qh @C X ` 1 ` l\, j r...N 3, Q . 0f.tll , -.igo� s,i'. —\ s Li i j \ '� l1411',V, i t '' i� 0:21,1"..--"„Lo +�3.. 4� l ,N{.. ` ice p A r•q- -ii4k,'-' 't-,,,01 D j !. / '" d, f a ®.. Ic tt� P-aFi 9x0. Fart 1 / , /„1 0 ,,; "l'r , „,, Ct 1 e� 1::_,,...,;,,,,,,,i::�•�€.„c'� �0' 1 rr ,y�� .� ,.Ef �* s' �� Ce/,> / t CSC ± i r E. : P�� rw y-d //. i,, �t '/ kri'r. 4 Yt r. 'I _ 1_ ^ rp�j 'A& E _ - .� it i /� / 4 s. ' o q ty.. . r� _-,1 C /l / // // z • / / F 't m�l 7 ` E � i� ,/ /% `o' �fr 5� i .iI_C€C CD C4 C CD C,<�rn ;I, I C 1 a lit ,, ,,, ,, , ,..,„,-, ,,„1 '' '/ R` yl r ■� r6:'' xis �ed` &. :,.,4. -„J„-,--.-a-,,s,'• ,4,'i , ' -.:r 5il ,, 'l ...,;1'7A.1.-','` &. ,xr t mr ra,eava .'A �. f i�afb_ ...""�. ,-.7,7fww9€�►.,.° 6'ii`Iif [ 9�M.,_�it. vim' 1S 3 ' ”' A ICJ P 'r tom. iw I -\ is 1 - : :* h .” ; , _,'!a `r .h ry I�:ii, -u .1u ter 113 C. G ,�� �+ ,;� I 'I F_-V— — ' f'- CE-- `Y;/� I/i -� I 'I- ----- / �� \1\\ (,( �I , I r \\ \\\_\ i :,,9,*..1111.Mt ft,o: LANDSCAPE PLAN z, •. '^�r ; a Y }1111 1111 ftif1r;IMi rt£ liii a za ,7700,1 ii � e4ftg� =§ii s + "- ot: d i ♦ 1 i ai� d sr ii f ' Iii a w s �^ & • 9 k k z 0 Ew s y1r11ak>1sx in £ g8 A _ , y'i '� r' r0 iii i, 4 .. ,� o �t ff ~ , t.,`...._ _ .;�,.: C'! €s�:,at1�#d hit s' tiao d$.3s aou3 ♦ Vi G Yv�y - I y fir: T .<:::-.L7 �� Ed. ZZ `` \% :e j' O i P 11 1 1 1 I I 1 1 III 1 1 {{ii WW �/ q 1,1,1 111,11.. 1 ',111,1 1 I'I 1 11 11.1 ' I 1 1 1 1 1 1 i �•• 1 1 1 1 1 1 1 T/ ✓ "1 e4;:, 1' i 4 1 m' 11'1'IO ,111, 1 A••./• 11s11 11$11 _i1 ryQ'� ,. )' 1 , 'V� • • 1 I 1.I I 1 1'I 1 1 1 1 1 1 ,'1' 1 1 1 , �iyG!• 1 .�"�" 1 1 � ;. 1 1 1 1 1 1 1�1 1 ' 11 / • • III', I'1 1 i , -I k• • ,c. 7' 1 1111 ••, ! I 11 �� W 1111 I '111 II • I 1 'I 1 � I/ I 1 1 I r s• ,11 1 , I 111 1 . 1 I�1:1 ti 1••::••��f 11 Ili "�,.. ,i ••• ' 11 1' 111 I,I' ' 1' !NOVA') ♦ll 1"1'1'1'1'1' •••� wl� 11,' \ _llifir •• 11111 1 r � I I1 „ •••„! y�11 1111 I '1 t • •• ''� 1 li 1 l ' I ♦ P ., i�'•�(i 1 1 it 1 ' ••.�/Y� 1 1 1 I • • I I i -1 1 1 I 11 �♦*{••. :Ili: ' 1 1! ••``yy.� \\rili ' 11'1 �i :. �' II�- • I iI 1 1 ''1 t ♦ M i I�'i s'•�•;1��� � a w�l�3 1'1'1'' J�N�r ... �• .•S ;1�i I,11. I 1::r11i 1 �.L 3�*'••v : ill` •• ��j"'- r 111 II t',( 11 '�i• 11•• •• 11'1'1! 11 11'1 ' T, �ti•�1 �c, ,, ' ' I 1,.4 1 1 1 'R • 1111'1 •1'•��+ 4- v��l�. >+ J •�N I'�, •1 '' ','1'1'111 I 1 Y'11 1 , f ��• ' ' ♦• , t 6L L• W '� J�!/lC. 1 u •N•/ ' 11 111 i i 1 I 1 1 •� •� /�' iri. 111 III 1 r t ♦ •»., 11�. • III � 1 I;A ' '1 1'111 1 1 I ;J g 7 1, 1j .'` • 111 1111 111111 � w i ' ••��Y r I��ylr" ,111.11,1 � ��.G���'�'�. 11 1'llli,�� i;l 1 I i' l l l 11 I ,'I I I 1 ell ili••�t, ` ' 7 1'111 1;1 1 ,Q til C.. .�.. 11't' II 6 r�''i:J��,� )tLI. ''i1 1 I'�1.� `/`� ! �r��= 1 a l l C' •1,x37 TRh I1i1111;1 l:,,', h :C' : ,4341 : R1 11IIY 1;,�' ••moi{ S 1 '111 ISI ''1 Lig:11,11 W r�1i I 'I• ���� 1 i '' I I, � V1 •M�I 'C 4 R 'I', 11i ' 111I:' 111'••1" 4�`, i1;111 ''m 1; '1' ,E'-' Z 11'11' I •j 41 Ir0. 1 1II1 ''1 ' I,, yl 1,1 11HI!•F ,MSLIll 11,1i ilYIII Q \ F ,u�I'1 i1'i 1 ' 1'i II11II = •/ sZia t, 1\ ,1 ,� +- 11 'I 1 111,1�'I I'1 II 'I'1 H 0� ,I'I 1 '1;C �- ,I;I;I I'1 1 1111I'1,1�I11�)111 1'1 1 /• N 1:::.:.::.:1:11!':'I7'(11''F 9 111 1 I 1: Ill,l,1 11 ' 1 1'11�,I �....� w � .11111 o I'1. I I 1'�.l I.it V.1 1 z N II'I ... �../ ,.. ,111 I 4 4_,...turow , _ _ _ _ _ _ ___ _ _ __ ___ _ __ _-„,storgoo i„ ,...________.: isulpi �I�i ill } € 4 ;,;, _ ■.... J �.2 Q G 1f hili �. '1 i• , •11 \N•...♦•��.♦..♦�.'�;111,1�11i'1 r it I'' ; I' l,l I;ib1 I y r♦.. .ill'' I'g•11'I'1 ''1'11 1 ,' , ,.:.4:4,: :: 1'111` ;;;;; `1 :'�' ttG I ,Ilii 11111 11.,1 1;111111 1L I ,�,� YF � 1 I ,,i 1 1 ' il,l; iCy:�i� 111 I I..X171 1'Illi ,II I,il 1111 ISI 1� I I 1 D t.y,�!)��{{�]�{1�1 1r1'Li/'J {r✓11111,'1 a'irllll 1 11111 1111 1 111; 1 1111,, ,1,1111�1�./ �0.�x.RS. J/1 ,��C�IM^ Vf• i l' C� 1`. 1 1 1 111111 111 i 1.t l� 1'1 A W L!I II 'Y 111 C (. 1 ,,111 LI-H: •N� , ,..,,.L.,,,,-7.,.„ ..„,,,y, 1,1 1 ' 'I' �N`•'y I I I I I I I'I'I 1 1 ' I, � i'1 1 ' I I I h I 1 1 � 1 1 1 1 1,0„,,::,., � 111'1 111 1'1'1 I I 111'1 11111'1 I'll 111'111 1 I Ili �i I I ' I' J1 1 11II1111 , 111 , III 1111 '' II ,v, , ♦ IIII 1'111't'I'1 11'1 111�111'I'I11111 I I 1 � 1.11. Ir'II ' n Irli '111'111 111 I I RR 1 I,1 1 1 1 ,I I I 1 1 1 T 1 1 (q 1 1 1 1 1 1 11 �Cpa.:! it 1a 11� Il 1111 I ,11.1 �'. 1'� 1 •Y 111 8111111 1 ��'�I,yy�y,,(�'I I �' � i 11 1 1'111 bN,4r 111 Y I 40iA � Iw . J V • I I I'I,'• ! 1 1 �i � ti*q IiTiTt= T '� `�•� 1 1 I �� s 11 ,I�••a H•��• 1 ,,‘,04.„ r � '7,F.4' � „-1, !�'`^�t+r� 1 i 11,,44; 1 ♦ •• "• l,'111 �1�� A � �� 11'111 ---'-�� aicatir ,14.01%, - 'N at, an :z, , 1 . r - 1-10,101p,,,, am,♦ � :', •o NI t '� yAj .!I,3,,i 11 Ji•@'. /■1. tip 1' di': I i::14.!:::::4' G .,' P ` ��V(( ►,�.�iCa I,;1 li�,( F.0 4� IL kx1 iii 1lr •� • IXCl 1 . I P a Z m '1'1;1 • , I'! 1 I 1111' i tl I / 11�'' 1 1 Ii1''I rl l i t ' ' i Ii 11 I II , ' 1 .' 11 .1 (1 l: I fl II 11 1 ' I i l I ,. 1 1 I 1 1 1 1 1 � .• � 'l I I I' i,1111�,I I ' l l l i i 1 1 1 I I 11 `� � /}��/,,},�1 I i l I I i '. 1 I s 1 1 I t� i' 1'- ' 1 ''1'1 1 1 1'111 •'1'1'1' �i'1'''�' I1 ' �''i11i_1'1 .'�:h 11i!�1 �f'� � 1 I ij I'll I'1 / I'III111'1 /� 1 'ill ~ / 1 11111 1 1,I I 1 I I1 ' ltvvl 1-a(,�TlTr wT�ii "•tot' l I1i,'I11 ' 11'11111'1'1''111! t1'l'I '1'i'I1' 1 1111��� I ♦�� �l� ftj `'rte1Ii111 '11fI'1 ' 1,1 'l 1 1 1 1 1 1 1 1 1 1 yJ 111, �i 1 1 II II I11�11 I 1 1 Q 1 1 1 1 1,i i 11 1 , I I I 1 I 1 1 1 1 Ili 1� 11 t 1 11 I 1 1I'I 11'1 �I 11'1'1'1 Ili 1 I 1 m���� � ''� � �•'1 I'I 1't I'I'I 1 1 1'1'1'1 1 I 1 i;l I'!' I' 1 iillitl I �� II11 11111 I1t 1 p Ilil I 1111 I �� 1 1 1 1 1 Ill I'1 11 E � 'J11I��..,�1�I� I I I I I i'I I i 1 ' I I'1'i I'I'I 11 11111 ,''1,''i''I '11'1;''' 1' 111. r. 1 •1_3°. ' 1111'1 . 1 '11,;111 I I',11' ' ak'l1 I 3 �' Ilf 1111 I ill �/�t' 1 .111 1 1 i 11..l 6 ,-A L 1 - �a,.Y.t,,, fJITj,J� ', 1111 1� JiI ' 111,',' ' '' 1 i'IFr UIP.'111' 1'W , 1 I . a K 41 sR!1{�w.lMSrN'!r µ l i''; 1111 �1 ('I'1'''i 1'�'if I'I'1ii'i I i ' ISI 1, 1':'1� 1 1 , IWZI,li • ��., , yP+t 111 i 1 I 1 1 f l 1 I . �� 'y¢ ' 1 I I' 1 ''1' ' 1'11 I'I' '11111'' I'I'I 1111 IiI'1'1'I I'1' I 'G LI 0:•‘,I,,,,, 1 1 1 1.111,1 1 1 1 V I I 1 1 1 ' 1 1 1 1 1 I 11 ,111 I I 1 1 11 111111;i 1 1 I ' `k1' I 111 11 1 I I1`��• • 11 1 14:::*„:: t111 !, 111111 '1111111111, �I'1' brl W 9 1l r 11 1,,11 11 II/I* I •� •••: , ,1111, , 1,1;:11 ill 1111' �11 � Y`, Eu 1I1I'" 11 1k • •\1 a ''I1' 1:111 r:l 1 :: 11 11 I,,!11 ,1I' 1;1 11 •• •• '1I' . 1I1I1111'1lal111'1 •• • IIl,1 1 '1a111•. 4!p••�, �•- G '1,1 ,0~C Ill• '1 1 ``�' . Z 0,1111i!!!!;0;',,::: :::111,; II 4,:, - 'j `` 71 Q � I '1 O ,i, c_r. ' "1"\\` � ak��.Ti1.1J4�ia'�l�.ya II � U {€1 • • ► ` • • fir yip , 11 1 :::•♦Ir1 `�■j1/l/• W � I 1 1,1�I'IQI'l l l 11 1 11 111 1'111 1 c� • It1`\� •II 1 1' , I I I I I I ' 1 1 1 I m 115 \� 1,+1 11 ' all , ' 1 1 IF. {{{{ 4I •♦ • G•♦ 111 ,1111 11:1 11111 ,10,,:.; ;1 111 11 1 1 W �© 'sk:72 ���tl �O� t 1 - i' 1 '111 H . tc it. �.�pv�/'i 1' Tom. 1 1'1' i' ♦ \•! '1 'I i 1 IifI'1't 11'1'111111!'1' 1'a[ Z 'i11''1!1!iiiir!'!L Ii l!i'I'Iil!'11!Ii'1' .!' m �.+.,"�arsvlr••a n.lslwr-sznr�mmaraowmm.'w1ara:.a w.s.:e umisx+mrvna - . ii �4 ra.` " U i o ii:1 1111 M k t °`L'0 IPI #tyt(I li $i {i :lap b y 14,1111 ii i r .' - ,,,,- U© ,.3t,1 ie a �± 5a bio33.3.3. d�3;y v 11 € Q y ig g: 6 d i `a a t hj s jJb1 E ;:[ 14811 g 2 1 3 Y 1 ' g ! .1 II ll ligi i it g i iI _1it i 1G W � i� it1 R = 1 15° q itRt � 5 � � � i �Y3 � � �� � g �3� 8 y R � $ �3mI Y ��� � 6 t� � .': f t g i : I osli b 4 1 : 11111 i i ill li - 1 3 I e1141 1gglisp tg@g@1pR1 1 !II ip1 i =Eg - ; 8E § 1.4 e. Sgt ill h ill1 v'..g a l Ib Nb 9 i 11 yIf !fl 2' gxg Ed _l 14 ' 4 g@@t l igi<S ! lisp 111 sii 14 e1! 111/1 1 1e B i2 s S ! it R g1 - 3 gill; g ie K ton R It a 8 2Ii i,tJ 6x� a �$ �: x;a �l 11 �� 7 e4 t & a� � �� u � `l �. a I__� lig 11 111 i' q I i iff I ill• 1 * it !I 11 y R it 11 !( i ig Jib iIi�� fi I2 F1 d g` l W axhA $ gee' Y, �8b 1Q; iiR itt'm ;� � : s ��, xt�� � � R � � � " s 11 4 l® a lay = .� i g m 1� i a h l 8 $§ o 8 , i 1 @ � fl 1 �x g g g� � E 1 I;5 g§ is g3 ala e 3 s � € � a � �Fg a ;Ix dg e S �ae3 s a€€ a s §s 11 11 1 R SR 11 5g t , b R iR 1/ 1 111 IRil ilt 11 1 11111 1 ill 1 I111 1. 1 8 i 11 Id gx s ; yr * R 8 I.. gI gq � qa Pg g!, IIIf ix 1111 $1 giti t g3 i111 x ! i55x i 111 li 3s E I151ll p�51 v 1.1 fig. 1.1'gwWIIP el V1211 g19g ' _ 4 i i i1 i 8 R $c1 lx 1 ill of Igg il III3Ing _ 5IlihiI b && Y gR a el gE5 P E lgg 1111 t lg 5 It h gI! ' :_I gi 1111 r 41 tB1 Il I go,hw 2 3� aid _�4. d III[I z IITT �■•w� 2 F � - — �' frk lig 'mai DN 1Pga 11 Rgi it 11 410 I x 42 OE d gppu $16 S g g 8 = ;a I g g IiiRip 6W{� ti" a !lin 1 I w x €! i €lIb 11 3 i i [ho!!! z Q� Y"6d'1.1 L gim i liggpvg1 o rf 1 ' I��1 o AIVI , ir-Ti u H N ':-A I cf 8 j 3 f �L�� Tr IIS m ,44� 1• , U- m �i nran�ramine . *r-,-„a.9,x.,�•w:�vwrrw+auvaoa an,s.,o.mwn_fl (MM.Scum, EXHIBIT F -- __w_ C OCN + O Az E0 gvIg ga' 41i25-1. 9. m is in,~p m' :r § Ki. ,. 3 11I 0 .T� a�11 Ib«s .. #� N 2Aii r I .Ny z . IriNmNa x 55g Sm rc., '. ! NtOMMINN NNW < I i Mgggihgffil 1rura mmmmia' gr TNIWi r1°G ._,g 60:::,q OOOOOfj n i +4.0b°$i'o.cli uro a, .R. iS $ ^Y3g .';IFF 2i. mm 00000000.00 m +, +,In o=S= 's > c \ r c Jp ° & ?z f . rereerrrrrerrs - rr rrre AP. !.£ + 5' e4 _ _ � 5' rtr i PPPPPPIPPPPp■pp v rrrrpcerrraiimcnm[ [is Z� r "ice l rrr co ca ,4 err it r r :el [r� j yy g ^ r c i t l a r i yi '/ m N' p J o $ .C)'1 • g ; f• 1 r ii r r r I - 1 t r r f r f f r r r ��® , r' I 1/' • [ tttttt r t 1 1 1,r [ rtr[[ Qi •sz j , 1 „i,y' rr 'C��7 ` ` r f • „re. `1' 1} r r rr , N e i e r e r rr er r rer re 4.4r r ` S 3 ). � OflHH ' \ i 1 CO• 1 • Brawn By SAN ==6� `,aM1 m QUARRY RD HOTEL °h�etlBy:"RE"T - --- (IPULSE new cs+ tory. Scale:AS NOTED 111111..1® SITE LIGHTING