HomeMy WebLinkAbout04-16-18 City Commission Packet Materials - C3. Request for Cash-In-Lieu of Parkland for Icon Apartments Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 1 of 12
Report To: Mayor and City Commission
From: Courtney Johnson, AIA, Senior Planner
Martin Matsen, Director of Community Development
Subject: Request for Improvements and Cash In-Lieu of Parkland Dedication for the Icon
Apartments Master Site Plan, Application 17542.
Meeting Date: April 16, 2018
Project Location: 4555 Fallon Street, Bozeman, MT 59718
MINOR SUB 365, S10, T02 S, R05 E, Lot 3A
Agenda Item Type: Consent (Quasi-Judicial)
Recommendation: That the City Commission approve the request for combined land dedication and cash
donation in-lieu of parkland dedication, with the cash value a combination of money paid
and improvements installed within the dedicated park in the amount of $126,981.76.
Report Date: April 4, 2018
ADVISORY BOARD RECOMMENDATION:
The Recreation and Parks Advisory Board (RPAB) Subdivision Review Committee met on August 17, 2017 and
supported the applicant’s proposal of combined on-site improvements and cash in-lieu of parkland dedication in
the amount of $126,981.76.
BACKGROUND:
The subject property is 19.86-acres, located at 4555 Fallon Street, Bozeman, MT 59718, and zoned RO (Residential
-Office District). The site plan application includes a total of 18 apartment buildings for a total of 336 apartments.
The unit mix consists of 124 one bedroom units, 160 two bedroom units, and 52 three bedroom units.
This development (located with the RO zoning district) has a maximum net residential density of 12 dwellings per
acres for park land dedication. The first 8 dwelling units would require a land dedication or its equivalent of 3.74-
acres. The net residential density in excess of the 8 dwellings units per acre shall be met with a cash donation in-
lieu of the land, unless specifically determined by the review authority, for this project the cash in-lieu
requirement would be $126,981.76.
The applicant is proposing to exceed the equivalent value of the required first 8 dwelling units land dedication by
easement (3.74 acres) with on-site improvements combined with a proposed 1.61 acre privately maintained park.
The easement is for public park access. Then for the excess dwelling units (those greater than 8 dwellings per
acre) the applicant is proposing to pay the cash in-lieu payment, in the amount of $126,981.76. The Parks
Department reviewed the proposed and provided the park calculations for the improvement and cash-in-lieu
amount which the applicant reviewed and approved.
Staff identified several required Unified Development Code (UDC) corrections in advance of the Development
Review Committee meeting on this item, including the necessity of the City Commission’s approval of an
alternative parkland dedication proposal. If the City Commission chooses to not to approve the request for
improvements and cash donation in-lieu of parkland dedication, the project would necessitate a different design
or the elimination of residential dwelling units.
12
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 2 of 12
Section 1 – Map Series
13
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 3 of 12
Section 1 – Map Series
14
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 4 of 12
Section 1 – Map Series
15
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 5 of 12
16
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 6 of 12
17
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 7 of 12
18
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 8 of 12
19
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 9 of 12
There are a number of ways the UDC provides for satisfying the parkland dedication requirements, with the
number one choice being physical land. The applicant must identify if dedicating parkland can be accomplished on
the site, within the surrounding vicinity or through the protection of a unique feature (wetlands, historic location
or other feature). Another alternative is to provide cash in-lieu or improvements in-lieu in conformance with
Commission Resolution 4784.
Sec. 38.27.020. - Park area and open space requirements.
A. The area required by this subsection shall be provided. The required area or its equivalent may be
provided by any combination of land dedication, cash donation in-lieu of land dedication, or an
alternative authorized by section 38.27.100, subject to the standards of this chapter.
1. When the net residential density of development is known, 0.03 acre per dwelling unit of land shall
be provided.
a. When the net residential density of development is known at the time of preliminary plat and
net residential density is in excess of eight dwellings per acre, the requirement for dedication
for that density above eight dwellings per acre shall be met with a cash donation in-lieu of the
additional land unless specifically determined otherwise by the review authority.
b. These requirements are based on the community need for parks and the development
densities identified in the growth policy and this chapter.
c. Net residential density of development is known when a plat or site plan depicts a set number
of lots and the final number of residential units at full buildout can be reasonably determined.
d. When developed as group living, in lieu of 0.03 acres per dwelling unit, an area of 575 square
feet per resident shall be provided up to a limit of 27 persons per net acre.
e. The required area dedication or its equivalent shall not be required for any residential density
in excess of the following:
(1) For development within the R-1, R-2, and R-MH zoning districts, the maximum
net residential density shall be ten dwellings per acre.
(2) For development within the R-3, R-4, R-O, and REMU zoning districts, the
maximum net residential density shall be 12 dwellings per acre.
(3) For development within other zoning districts not previously specified and
developed for residential uses, the maximum net residential density shall be 12
dwellings per acre.
APPLICANT’S PROPOSAL:
The applicant is proposing to exceed the provision of parks. They do so by providing the equivalent value of the
required first 8 dwelling units land dedication (3.74 acres) with on-site improvements, with a proposed 1.61 acre
privately maintained park with a public park access easement. The easement will be acted on by Commission at a
future date for approval and signature by the City Manager prior to final site plan. The proposed improvements
cost for this 1.61 acre park was provided by the applicant in the amount of $475,722.20. The calculations provided
by the Parks Department for the equivalent land dedication equaled $353,950.63.
For the dwelling units in excess of the eight dwellings units per acre, the applicant is proposing to make a cash in-
lieu payment, in the amount of $126,981.76. The Parks Department reviewed the proposal and provided the park
calculations for the cash-in-lieu which with applicant reviewed and approved.
The combination of the onsite park and cash-in-lieu payment to be provided by the applicant, would be a total
value of $584,703.96; which exceeds the Parks Department calculation total of $480,932.39.
20
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 10 of 12
RPAB SUBDIVISION REVIEW COMMITTEE
The Recreation Parks Advisory Board (RPAB) Subdivision Review Committee considered the request at its August
17, 2017 meeting, concurred with the applicant’s request and findings. The motion was supported by the two
RPAB committee members present and recommended that the Commission accept the combined improvements
and cash in-lieu proposal in the amount of $126,981.76. Please see attached RPAB Memo.
Based on the site layout, proposed park development, and the endorsement of the RPAB Subdivision Review
Committee, Staff recommends that the Commission approve the applicant’s request for cash in-lieu of parkland
dedication.
FINDINGS FOR SUPPORT:
The goal of parkland dedication is to provide publicly dedicated land for recreational purposes to mitigate the
impacts of additional residents need for services. The code states that applicants can request to accomplish their
parkland requirements with a cash donation in-lieu of land dedications. Commission Resolution 4784 established
factors to be considered by the review authority in evaluation appropriateness of accepting cash payment or
improvements in-lieu of dedication of parkland. Staff findings were reviewed in accordance with provisions of
applicable code, Commission Resolution 4784 and alignment with the PROST plan as follows:
Sec. 38.27.030. - Cash donation in-lieu of land dedication.
A. The review authority may determine whether the park dedication must be a land dedication, cash donation
in-lieu of land dedication or a combination of both. When making this determination, the review authority
shall consider the following:
1. The desirability and suitability of land for parks and playgrounds based on size, topography, shape,
location or other circumstances; and
The proposed Ferguson Park is suitable for Community use through various amenities provided on site.
2. The expressed preference of the developer.
The developer requested the provision of both on-site improvements and cash-in-lieu, supplying
required documentation and cost estimates.
3. Location of the site and proposed park are within the R-O zoning district.
Commission Resolution 4784
1. Section 1 - Review factors for allowing a request for payment of cash-in-lieu and authorization to
construct improvements in-lieu.
The proposed Ferguson Park is suitable for Community use based on size, topography, shape and
proximately to other public parks and trail systems. It’s surrounded by 18 apartment buildings and will
be a prominent site enhancement to the area. The Applicant has proposed that this park will be
privately maintained and will be available for public use with a public park access easement.
2. Sections 3– Favorable Circumstances for Acceptance of Cash-in Lieu
The proposed cash in-lieu payment aligns with Section 38.27.020.A., the requirement for dedication for
density above eight dwellings per acre. This development has provided a maintenance agreement, and
will privately maintain the park. The proposed 19.86-acre site is able to meet the park development
standards. The development is in close proximity to three public parks, but cannot add land to these
21
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 11 of 12
parks. Of these three parks, only one is within 0.25 miles from the development, Valley West Park. This
proposed development is not mixed-use or an infill site.
3. Sections 4 – Factors for Consideration of Improvements in-lieu
The proposed park improvements are consistent and exceed the City’ approved specifications for park
equipment (Section 38.27.080, BMC). The applicant provided a comprehensive specification book with
the plan sets, which were reviewed by the RPAB Subdivision Committee and the City Parks and
Recreation Department.
Parks, Recreation, Open Space, and Trails Master Plan 8.4.3 Improvements and Cash-in-Lieu Criteria.
1. Proximity to Existing Parkland. Adjacency to existing parks may provide unique opportunities to aggregate
and consolidate parkland into larger and more useful parks.
The subject property is in close proximately to three existing parks; the Bozeman Pond Community Park,
Valley West Park, and Adam Bronken Soccer Complex.
2. Size of Land Available for Parkland. When only small pieces of parkland are available it may be preferable
to get the cash-in-lieu. However, these small parcels might make perfect mini parks if need is
demonstrated by this plan.
The total proposed parkland dedication is 1.61-acres. Utilizing Staff time to maintain a public park of
this size would be a burden on the City. Therefore, the Applicant has proposed to provide a
maintenance agreement and public access easement.
3. Housing Density/Infill Projects. Lower-density development is characterized by lots with yards, whereas
high-density lots typically do not have large yards; high density development may, in fact, have a greater
need for parkland than low-density.
This application is proposing 18 apartment buildings, for a total of 336 apartments. This is a high
density project which has a requirement to provide open space in addition to parkland. The project is
required to provide 44,200 square feet of open space. The proposed open space is provided with
combination of landscaped areas throughout the property and private balcony square footage, for a
total of 50,147 square feet.
4. Trail Connections. Trail connection should be obtained instead of cash-in-lieu.
There is one existing pathways to the east of the proposed development that connects north to the
Valley West Park trail system. City sidewalks, bicycle lanes, and the street network connect this
property to other services and parks.
5. Suitability Factors. The suitability may be diminished due to factors such as steep slopes, extremely high
groundwater (surface ponding), etc.
The location of the park is suitable for the public use. The Master site plan application is still in review
forsite stormwater management.
6. Service Area. State law states that cash-in-lieu funds can be spent only if the “park, recreational area,
open space, or conservation easement is within a reasonably close proximity to the proposed.
The proposed onsite improvements (Ferguson Park) will be privately maintained but will usable to the
public with a proposed public park easement.
22
Commission Staff Report
Icon Apartments at Ferguson Farms
April 16, 2018
Page 12 of 12
UNRESOLVED ISSUE(S)
At the time this report was written this master site plan application was out for corrections. However, there are
no anticipated changes that would alter the number of dwelling units or proposed park plan.
ALTERNATIVES:
1. Support the recommendations and findings to approve the request for improvements in-lieu for the
project per Sec 38.27.020 2b(3);
2. Approve the request for improvements in-lieu proposal in an alternate amount;
3. Deny the request for improvements in-lieu; OR
4. As suggested by the Commission
FISCAL EFFECTS:
Per the applicant proposal, a cash-in-lieu payment of $126,981.76 would be main. Additionally, the 1.61 park
would be privately maintained, enforced with a maintenance agreement, which would therefore not impact City
Parks Department maintenance costs.
ATTACHMENTS
17542 Icon Apartments at Ferguson Farms-Parkland Proposal
17542 Icon Apartments at Ferguson Farms-Park Site Plan
17542 Icon Apartments at Ferguson Farms-RPAB Subdivision Review Committee Memo
17542 Icon Apartments at Ferguson Farms-Maintenance Agreement
17542 Icon Apartments at Ferguson Farms-Public Park Easement
23
April 4, 2018
Ms. Courtney Johnson
Senior Planner
City of Bozeman
20 East Olive Street
Bozeman, MT 59771
Reference: Public Park Narrative and Cash-in-Lieu Calculation
Dear Ms. Johnson:
Please find the following narrative regarding the development of the park within the Icon Apartment Homes at
Ferguson Farm Development:
The Developer for the Icon at Ferguson Farms development has worked extensively with the City parks
department from the outset of this project to work towards a park development that provided maximum benefit to
the general public, the residents of the apartment homes, The City of Bozeman, and the Developer. As such the
following plan was agreed upon by the Developer and City parks staff, and subsequently approved by the City of
Bozeman Subdivision Parks Board:
1. Dedication of 1.61 acres of parkland via a public access easement. With the easement dedication,
maintenance responsibility for the parkland falls entirely on the developer. No park improvements or
maintenance responsibilities of any kind will be required by the City. A park maintenance agreement has
been provided and approved by both City Staff and the Parks Board. This park will be open to the
general public as well as to residents of the Icon Apartment Homes at Ferguson Farm.
2. Park improvements of approximately $475,722.20 will be installed as part of construction improvements
by the Developer. This will result in a fully developed park that will be maintained by the property owner.
Improvements include, but are not limited to: 2 large picnic pavilions; 4 picnic tables; 12 benches; a full
court basketball court; waste containers; a fully developed dog park including synthetic turf, a decorative
fence, and dog agility equipment; trees, shrubs, concrete sidewalks, sod, irrigation, and a large playground
structure.
3. A park cash-in-lieu fee of $126,982.00. This value was based upon a raw land value utilized by the City
Parks Department to determine land value at the allowable 4 units per acre in the City code.
As shown in the attached calculation sheet prepared by the City Parks Department, the Developer responsibility is
approximately $420,268.31 based on a City Parks staff calculation for improvements in lieu and cash in lieu
payments. However, in total, the developer is providing, not including land costs, approximately $602,704 in park
24
improvements and a cash-in-lieu payment. As noted in the maintenance agreement, the maintenance of this park
is the responsibility of the developer and will be no cost to the City of Bozeman.
We appreciate the opportunity to work with City staff and the Subdivision Parks review board to a mutually
beneficial park project that will have significant benefit to the public at no cost to the City. If you have any
questions, please feel free to contact me anytime at (406) 582-8100.
Sincerely,
Will Ralph, PE, LEED AP
Director of Development
Bozeman Apartment Group, LLC
25
$16#0+%#.0#/'
%1//100#/'
#%'42.#6#01+&'5*'.'0#
*'.'0#0149#;/#2.'
0146*'40#%%.#+/*10';.1%756
/#.75:524+0)5019
524+0)5019%4#$#22.'
2470758+4)+0+#0#%#0#'&
%#0#'&%*1-'%*'44;
37'4%75/#%41%#42#
$7441#-
514$75*;$4+&#
1#-Ä.'#(/1706#+0#5*
36;
5;/$1./#674'
*Z9
:
:
:
:
:
:
9#6'4Ä
5/#46
01
;'5
01
;'5
;'5
;'5
5+<'
%#.
%#.
%#.
%#.
%#.
%#.
$16#0+%#.0#/'
%1//100#/'
2+%'#270)'05).#7%#$#$;$.7'';'5
$#$;$.7'';'5%1.14#&1$.7'5247%'
36;
5;/$1./#674'
*:9
:
9#6'4Ä
5/#46
01
5+<'
6#..
$16#0+%#.0#/'
%1//100#/'
#4%6156#2*;.1578#Ä745+
-+00+-+00+%-
36;
5;/$1./#674'
*:9
:
9#6'4Ä
5/#46
;'5
5+<'
)#.
$16#0+%#.0#/'
%1//100#/'
%14075#.$#$#+.*#.1
+814;*#.1&1)911&
52+4#'#$7/#.&#)1.&(.#/'
)1.&(.#/'52+4'#
52+4#'#,#210+%#.+66.'24+0%'55
.+66.'24+0%'55,#2#0'5'52+4'#
36;
5;/$1./#674'
*:9
:
:
:
9#6'4Ä
5/#46
01
01
01
5+<'
)#.
)#.
)#.
$16#0+%#.0#/'
%1//100#/'
('#6*'44'#&)4#55
*'/'41%#..+5:56'..#&141
56'..#&141&#;.+.;
674($.7')4#55
-'067%-;$.7')4#55Ä/+08#4+'6+'5
36;
5(
5;/$1./#674'
*:9
:
Z
ÄÄ
9#6'4Ä
5/#46
;'5
;'5
01
5+<'
)#.
)#.
51&
6;2'1(.#0&5%#2'36;2'4%'06#)'
2#4-+0).16.#0&5%#2+0)
12'052#%'.#0&5%#2+0)
.#0&5%#2'1765+&'2412'46;$170
616#..#0&5%#2'#4'#
9#6'4''#
616#.5+6'#4'#
616#.2#4-+0).16#4'#`
×
×
×
×5(
×5(
×0#
×
×0#
×
016' #4'#%#.%7.#6+10616#.5#4'#%1/$+0#6+101(#4'#616#.52418+&'&$;6*'
#4%*+6'%6#0&'6'4/+0'&$;6*'.#0&5%#2'#4%*+6'%6%1064#%614+54'52105+$.'61
8'4+(;37#06+6+'5
5''.#0&5%#2'016'#$18'
%1064#%614612418+&'#0;&4#9+0)55647%674#.%#.%7.#6+10514%76Ä5*''651(#..#%%'5514;
5647%674'557%*#52#8+.+10552146%17462.#;)4170�&&1)2#4-
%1064#%614612418+&'5#/2.'51((+0+5*'5(14('0%+0)2#8'452174'&Ä+0Ä2.#%'574(#%+0)
#46+(+%+#.674('6%61190'4(14#22418#.24+1461%105647%6+10
5''#4%*+6'%652.#05(145610'/#6'4+#.61$'75'&102#8+.+10%1.7/05
%1064#%614612418+&'+44+)#6+105.''8+0)70&'4#..5+&'9#.-524+1461+056#..#6+101(
*#4&5%#2''.'/'0655''+44+)#6+102.#05(14/14'+0(14/#6+10
5'''.'%64+%#.2.#05(14#...+)*6+0)#0&'.'%64+%#.0''&5+06*'2#4-5'''.'%64+%#.2.#05
(14219'4(14524+0-.'4%10641..'4#0&219'4(149'..27/2
5+6'(740+5*+0)52.#;)4170&'37+2/'06&1)2#4-'37+2/'06+0%.7&+0)&1)Ä+Ä21661$'2418+&'&
$;6*'190'4#0&$'+056#..'&$;6*'%1064#%614
.#0&5%#2'$17.&'4561/#6%*&'%14#6+8'41%-
57$/+65#/2.'61190'4(14#22418#.24+1461
&'.+8'4;$17.&'455*#..$'+056#..'B*'
8#4+1755+<'5#5016'&
&'26*1(Ä&'%14#6+8'%475*'&41%-+0#..
2.#06'4#4'#557$/+6#5#/2.'1(41%-616*'
190'4(14#22418#.#(6'4#9#4&1(%1064#%65''
&'6#+.
x %1.14#0&6;2' #0)7.#4+05*#2')4#;5$41905
$7((5+0%1.14%1.145*#..%1/2.+/'066*'
$7+.&+0)#4%*+6'%674'
01.+/'5610'
x +056#..&'9+661<9''&$#44+'4(#$4+%70&'4
41%-
x 41%-5*#..$'5%4''0'�&&17$.'9#5*'&51#5
61$'(4''1(#..&+4651+.14)#0+%/#66'414
16*'4/#6'4+#.5
.5
616#.+44+)#6'&.#0&5%#2'#4'#
537#4'(''6
:
#007#.'6(14.#0&5%#2''#
+0%*'52'4;'#4
:
.#0&5%#2'9#6'4#..19#0%'
)#..1052'4;'#4
616#.
&'%14#6+8'41%-#4'#+02.#06'4#4'#
537#4'(''6
010+44+)#6'.+(+%+#.674(#4'#
537#4'(''6
616#.010+44+)#6'&.#0&5%#2'#4'#
537#4'(''6
#..914-5*#..$'+0#%%14�%'9+6*#22.+%#$.'%+6;#0&14%1706;%1&'56*'%1064#%6145*#..#22.;#0&2#;(14#..0'%'55#4;2'4/+65
%1064#%6145*#..*#8'#..76+.+6+'5$.7'56#-'&$'(14'&+))+0)#0;&#/#)'616*'76+.+6+'55*#..$'4'2#+4'B*'':2'05'1(%1064#%6149+6*01':64#%156616*'190'4
2418+&'#0#5Ä$7+.64'241&7%+$.'&4#9+0)61190'45*19+0)#..&4#+05*'#&58#.8'5#0&2+2'52418+&'+05647%6+10561/#+06'0#0%'2'45100'.(149+06'4+<#6+10524+0-.'45;56'/61$'
$.1901769+6*#0#+4%1/24'5514'#%*(#..
%1064#%6145*#..10.;75'%1//'4%+#.)4#&'241&7%65#0&+54'52105+$.'(14'0574+0)#%%74#6'%17065#0&37#06+6+'51(#..+44+)#6+10/#6'4+#.5(14$+&&+0)#0&+056#..#6+10274215'5
%1064#%6145*#..$7+.&+44+)#6+105;56'/9+6**'#&61*'#&%18'4#)'(14#...#90#4'#58#0#0&147Ä5'4+'501<<.'55*#..$'75'&9*'4'0'%'55#4;612418+&'&*'#&61*'#&%18'4#)'
#0&1461/+0+/+<'18'4524#;1061564''655+&'9#.-5#0&14$7+.&+0)5
.#0&5%#2'%1064#%614
.% 5*#..2418+&'#0&+056#..5.''8'5(14#..2+2'5#0&9+4'570&'42#8'/'06#0&5+&'9#.-55.''8'55*#..$'5+<'5.#4)'46*#02+2'+05+&'#..9+4'5*#..$'+0
5'2#4#6'5.''8'5
0165*190 #..%10641.9+4'5*#..$'+056#..'&+0%.#552+2'2.#%',70%6+10$1:'59*'4'0'%'55#4;61/+0+/+<'.10)470514#6&+4'%6+10#.%*#0)'5#50'%'55#4;
#..5.''8'5+056#..'&5*#..$'&7%66#2'&6124'8'06&+461416*'4&'$4+5'06'4+0)2+2'#..5.''8'55*#..$'+&'06+(+'&$;911&1428%56#-'5#0&$'524#;2#+06'&9+6*/#4-+0)2#+06
4'/18'56#-'510%'+44+)#6+105;56'/+5%1/2.'6'
/#+0.+0'5*#..$'.#6'4#..+0'55*#..$'015/#..'46*#070.'55016'&102.#02+2'55*#..%#44;01/14'6*#06*'(1..19+0) /#:)2/2+2'/#:)2/2+2'/#:)2/
Ä2+2'/#:)2/Ä2+2'/#:)2/2+2'/#:)2/#&,756.1%#6+101(/#+0.+0'#0&.#6'4#..+0'5#50'%'55#4;+014&'461#81+&2.#%+0)$17.&'4564''5#0&5*47$5&+4'%6.;18'4
/#+0.+0'#0&.#6'4#..+0'5
/#+0.+0'55*#..$'&''2/+0#0&.#6'4#..+0'5&''2/+00141%-)4'#6'46*#0&+#/'6'45*#..$'#..19'&+064'0%*'5
2.#%'2+2'58#.8'$1:'5#0&#..16*'4524+0-.'4%105647%6+10+0.#0&5%#2'#4'#5#..2+2'55*#..$'102412'46;1(190'4/1&+(;.1%#6+101(8#.8'$1:'5#50'%'55#4;+014&'461#81+&
64''5#0&5*47$52'42.#06+0)2.#0&1016.1%#6'8#.8'$1:'5+0.#90#4'#5+(2155+$.'
#6190'454'37'56#0&(14#0#&&+6+10#.(''.#0&5%#2'#4%*+6'%65*#..8+57#..;+052'%6#..64'0%*'524+1461$#%-(+..+0)%1064#%6145*#..)+8'.#0&5%#2'#4%*+6'%6/+0*4016+%'
$'(14'+052'%6+10+561$'/#&'%1064#%6145*#..24'5574'6'56/#+0.+0'(14.'#-524+1461$#%-(+..+0)
#..524+0-.'455*#..$'#&,756'&10Ä5+6'#50'%'55#4;61#81+�9#6'4524#;+0)1061564''655+&'9#.-5#0&14$7+.&+0)5
#%67#.+056#..#6+101(+44+)#6+105;56'//#;8#4;51/'9*#6(41/2.#05%1064#%614+54'52105+$.'61/#-'0'%'55#4;#&,756/'06561'0574'2412'4%18'4#)'1(#...#0&5%#2''#5
.#0&5%#2'%1064#%6145*#../#6%*24'%+2+6#6+104#6'5#5/7%*#52155+$.'(14#...#0&5%#2''#5
+056#..#..*'#&5#9#;(41/#..9#.-5#0&9#..58#.8'$1:'55*#..$'+056#..'&537#4'&61#0&/+0#9#;(41/9#.-5#0&9#..5
&4+2.+0'55*#..$'(.':+$.'#428%67$+0)$;)2*(14&4+2#4'#54'37+4+0)Ä)2/75'67$+0)(14&4+2#4'#54'37+4+0)Ä)2/75'67$+0)#0&(14&4+2#4'#54'37+4+0)Ä)2/75'
67$+0)%1064#%614618'4+(;2.#0637#06+6+'510'#%*&4+2.+0'#0&5+<'2+2'#%%14&+0).;
%1064#%61461+056#..4#+0$+4&:(&ÄÄ10Ä574(#%'&4+2.+0'(1464''5#55*190+06*'&'6#+.5/1&+(;&4+2<10'5#50'%'55#4;612418+&'#&'37#6'%18'4#)'61#...#0&5%#2''#5
219'461%10641..'461$'2418+&'&$;'.'%64+%#.%1064#%614190'46152'%+(;':#%6.1%#6+101(%10641..'4%10641..'461$'/1706'&+09'#6*'42411(.1%-+0)9#../1706'&14
2'&'56#.%#$+0'62'4/#07(#%674'45+05647%6+105.#0&5%#2'%1064#%6145*#..'0574'6*'%10641..'4+5)4170&'&2'4.1%#.%1&'#0&2'4/#07(#%674'452'%
+(6*'56#6+%24'5574'#66*'21+061(%100'%6+10':%''&525++056#..#$4#5524'5574'4'&7%'42'4/#07(#%674'452'%5#0&#&,75624'5574'#54'37+4'&(14014/#.12'4#6+101(6*'
+44+)#6+105;56'/
6*'+44+)#6+105;56'/5*#..$'%100'%6'&61#9'..10Ä5+6'6*'/#:(.194#6'(146*'9'..5*#..$')2/6*'9'..27/25*#..$'%#2#$.'1(27/2+0))2/#625++(#$#%-(.19
24'8'0614+54'37+4'&$;$1<'/#0%+6;6*'06*'24'5574'%1/+0)1761(6*'9'..*'#&9+..0''&61$'#6.'#5625+6*'%1064#%6145*#..%10(+4/9+6*$1<'/#0%+6;+(#$#%-(.19
24'8'0614+54'37+4'&14016
6*'%1064#%6145*#..6'566*'9#6'4#66*'9'..61&'6'4/+0'+(#(+.6'4+54'37+4'&14016(146*'+44+)#6+105;56'/6112'4#6'#5&'5+)0'&+(#(+.6'4+50''&'&6*'%1064#%6145*#..
2418+&'#%156616*'190'461274%*#5'#0&+056#..#(+.6'46*#6+5%#2#$.'1((+.6'4+0)6*'9#6'42'44#+0$+4�&0'6#(+/52'%5(146*'52'%+(+'&'37+2/'06%#..'&176+06*'2.#05
#..*'#&55*#..$'9#6'4%105'48+0)9+6*24'5574'4')7.#6+10
+056#..6*'245Ä&126+10(14524#;8#.8'5+(6*'56#6+%24'5574'#6524#;*'#&5':%''&525++056#..245Ä&(1441614<10'5+(6*'56#6+%24'5574'':%''&525+
2'4'00+#.5)4#55'5 )256%8/
)2*
#..5*47$5 )256%8/
)2*
64''5+02.#06'45 2%Ä
)2*
64''5+0.#90#4'#5 2%Ä
)2*
016'
'/+66'45.+56''#8#+.#$.'(41/)2*#0&4#+0$+4&
'/+66'45#4'0160'%'55#4;(1464''5+0.#90#4'#5
+056#..0'6#(+/6.%8+0#&&+6+10612%Ä'/+66'452'4
&'6#+.5105*''6.5
+056#..2%Ä&+((75'4%#210#..2%Ä'/+66'45
+056#..2%Ä'/+66'4+04#+0$+4&41169#6'4+0)
%#0+56'4+056#..
4952'4'#%*64''.1%#6'&+0
.#90#4'#5
2.#066;2''/+66'436;'/+66'46;2'
5;/$1./#07(#%674'4Ä/1&'.07/$'42#64&25+<10'8#.8'
24'5574')2/
5+<'
)2/
36*6663(&'6#+.54'/#4-5&4+2
)2*
ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ (
,7/$18#.8'$1:&4+2%10641.<10'-+6 4#+0$+4&:%<ÄÄ24$%1/
0165*190
0165*190
.#6'4#..+0' 28%5%*
5+<'2'42.#0
,7/$18#.8'$1:4#+0$+4&2'$Ä245˹/#6+%%10641.8#.8'
5+<'#5016'&102.#0 +056#..245Ä&126+102'4+(4'32'452'%5&'6#+.5
ÄÄ
5.''8'
5+<'61$'#/+01(69+%'6*'&+#/'6'41(6*'/#+0.#6'4#.
4176'9+6*/#+0.+0'
4#+0$+4&37+%-%172.'48#.8'/1&'..4%(14+44+)#6+105;56'/$.19176#..56#+0.'5556''.(+66+0)5 2+2'
%114&+0#6'9+6*#..64#&'5
ÄÄ ÄÄ ÄÄ
4#+0$+4&Ä2.Ä4Ä559+6*5'4+'501<<.'5 ÄÄ ÄÄ ÄÄ
36*(
36*(
ÄÄ
ÄÄ ÄÄ ÄÄ ÄÄ
36*(
#&,756#4%#50''&'&
9'..9+6*21+061(%100'%6+0+056#..9'..*'#&#$18')4#&'#0&5.12')4#&'#9#;(41/9'..2'4%1&'
9+4'%*#5'5+<'61$'69+%'6*'&+#/'6'41(6*'9+4'$70&.'9+6*+0&+#9%+56*'/+0+/7/5+<'&#..19'&%114&+0#6'9+6*#..64#&'5
4#+0$+4&Ä2.Ä4Ä559+6*5'4+'501<<.'5
0165*190
4#+0$+4&Ä2.Ä4Ä559+6*5'4+'501<<.'5
#&,756#4%#50''&'&
#&,756#4%#50''&'&#&,756#4%#50''&'&
4#+0$+4&Ä5#/Ä245212Ä72524#;5'4+'5 3*(*'Ä8
)#7)'5+0).'564#0&51.+&%122'4%10641.9+4'
)2*+0%)25%8/&4+2'/+66'4
#&,756#4%#50''&'&ÄÄ
5''+44+)#6+10&'6#+.5
ÄÄ #&,756#4%#50''&'&
%114&+0#6'':#%6.1%#6+10
9+6*190'4
(.75*8#.8' 28%$#..8#.8'+056#..#6'0&1(#..&4+2.+0'5+04170&8#.8'$1:4'('4'0%'&'6#+.5
4#+0$+4&4ÄÄ2416#4;01<<.'ÄÄÄ3*(8#0 ÄÄÄÄ
ÄÄÄ3*(8#0 ÄÄÄÄ4#+0$+4&4ÄÄÄ2416#4;01<<.'
&4+2.#6'4#. 28%5%*1456+%-;Ä564+228%*15'$;)2*%1064#%6145*#..5+<'2+2'2'4&'6#+.5#0&52'%5
5%*28%/#+0.+0'70.'5516*'49+5'016'&#../#+0.+0'5/#..'46*#05*#..#.51$'5%*28%
$765*#..*#8'5%*(+66+0)5
ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ (0165*190 ÄÄ4#+0$+4&2%Ä'/+66'49+6*&+((75'4%#2 5''+44+)#6+10&'6#+.5
5''+44+)#6+10&'6#+.5
5''+44+)#6+10&'6#+.5
5''+44+)#6+10&'6#+.5
5''+44+)#6+10&'6#+.5
4#+0$+4&Ä5#/Ä245212Ä72524#;564+25'4+'5 4%5.%5556 :#&,756#4%#50''&'&ÄÄ ÄÄÄÄÄÄÄÄ
%10641..'4 4#+0$+4&'52Ä.:/'
5+<'%10641..'45#54'37+4'& .1%#6+106$&$;190'4+056#..
4#+0$+4&4#+05'0514%100'%6610'6#(+/*;&41/'6'4
4#+0$+4&Ä5#/Ä245212Ä72524#;5'4+'5
4#+0$+4&Ä5#/Ä245212Ä72524#;5'4+'5
3*(*'Ä8
8#0
ÄÄ
ÄÄÄÄ
ÄÄ
ÄÄÄÄ
ÄÄ
ÄÄ
ÄÄ
ÄÄ
ÄÄ
#&,756#4%#50''&'&
#&,756#4%#50''&'&
0165*190 &4+2.+0' 0'6#(+/6.%8Ä(ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ ÄÄ 5''+44+)#6+10&'6#+.5
0'6#(+/&4+2(14.#90#4'#5 5''+44+)#6+10&'6#+.5
41169#6'4+0)5;56'/&'6#+.5''+44+)#6+10&'6#+.5
5;/$1.&'5%4+26+1036;
#.7/+07/2+%0+%6#$.'5''5*''6.5&'6#+.(14
&'6#+.5
$'0%*5''5*''6.5&'6#+.(14&'6#+.5
2+%0+%$$3 +410/1706#+0(14)'$$3/1&'.Ä:%11-'4
#8#+.#$.'6*417)*.'#2#4-#0&2.#;
&1)9#56'$#)&+52'05'456#6+109+6*5+)0&1)+2162'6
56#6+105''5*''6.5&'6#+.(14&'6#+.5
64#5*4'%'26#%.'5''5*''6.5&'6#+.(14&'6#+.5
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6('4)75102#4-2.#06+0).')'0&.5
Ä
ÄÄ
ÄÄ
5'9%$9
5'9%$9
26
674(
674(674(
&1)2#4-9+6*'37+2/'06
+056#..'&10#46+(+%+#.
674(
674(02.#;&'5+)0'4*
674( 5''5*''6.5&'6#+.
(14&1)2#4-'37+2/'06
674(
2+2
2174'&+02.#%'
47$$'4574(#%+0)
2+2
2.#06'4
2.#06'4
2.#06'4
2.#06'4
674(
674(
674(
674(
674(
674(
674(674(
674(
2155+$.'(7..5+<'674(
81..';$#..#4'#
674(674(
674(674(
674(
674(
674(
674(
674(674(
674(
674(
2#4-5+)0#)'
&1)2#4-
('0%+0)
6#..9+6*
9+&'%74$+0)
6;25''5*''6
.5&'6#+.
:2#8+.+109+6*&'%14#6+8'94#22'&
%1.7/0561/#6%*%.7$*175'2418+&'
Ä#&#
2+%0+%6#$.'5$$3#0&64#5*4'%'26#%.'5'6%
Ä9+&'&'%14#6+8'2#4-$'0%*6;2
:2#8+.+1061/#6%*.#4)'4
2#8+.+109+6*&'%14#6+8'%1.7/0
94#25
Ä#+%0+%6#$.'$$3
#0@#5*4'%'26#%.'
#)'5Ä2.#;)4170&
(7..%1746$#5-'6$#..
%10%4'6'
*'&.+0'4'24'5'06/170&+0)Ä6#..
$'4/5*#..$'#6.'#56 10$#5-'6$#..5+&'
#0& (#%+0)2#4-+0).16
(+$'44'+0(14%'&%10%4'6'2#6*
9#;59+6*#/'&+7/61*'#8;
$411/(+0+5*(149+06'464#%6+10
(+$'44'+0(14%'&%10%4'6'2#6*9#;5
9+6*#/'&+7/61*'#8;$411/(+0+5*
(149+06'464#%6+10
9+&':&''2%10%4'6'&74#$.'
/19%74$+0)5%14'1%#0&
':2#05+10,1+06'8'46;22418+&'
':2#05+10$'69''0$#%-1(%74$#0&
)766'4#0&5+&'9#.-'&)'6;2
2#.+5#&'&4+8'
4'5146&4+8'
2#.+5#&'&4+8'
674(
674(
674(
674(
674(
674(
674(674(
674(674(
50195614#)'#4'##.10)2#.+5#&'
&4+8'$'69''0$#%-1(%74$#0&
9#.-9#;6;250195614#)'#4'#
#.10)2#.+5#&'&4+8'
$'69''0$#%-1(%74$
#0&9#.-9#;6;2
674(
674(
%1$$.'
41%-
%1$$.'
41%-
241&70-&+#/10&$#5-'6$#..5;56'/
5+6'64+#0).'5
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6('4)75102#4-/#56'42.#02#4-5+6'.5
Ä
ÄÄ
ÄÄ
5'9%$9
5'9%$9
5%#.'
Ä10:5*''6
.#4)'2#8+.+10 :
9+6*5610'%1.7/0561/#6%*%.7$*175'
#..%1.145#0&/#6'4+#.561/#6%*5/#..2#8+.+10
5/#..2#8+.+10 :
9+6*5610'%1.7/0561/#6%*%.7$*175' #..%1.145
#0&/#6'4+#.561/#6%*.#4)'/#..2#8+.+102+%0+%$$3 +410/1706#+0(14)'$$3/1&'.Ä:
%11-'4#8#+.#$.'6*417)*.'#2#4-#0&2.#;/#6%*.+0'/#6%*.+0'27
674(
2
.
#
0
6
'
4
2.#06'4
2.#06'4674(
674(
674(
674(
674(
674(
674(
674(
674(
2155+$.'(7..5+<'674(
81..';$#..#4'#
:2#8+.+1061/#6%*.#4)'42#8+.+10
9+6*&'%14#6+8'%1.7/094#25
Ä#&#
2+%0+%6#$.'$$3#0@#5*4'%'26#%.'
(7..%1746$#5-'6$#..
%10%4'6'
*'&.+0'4'24'5'06/170&+0)Ä6#..$'4/5*#..$'
#6.'#56 10$#5-'6$#..5+&'#0& (#%+0)2#4-+0)
.16
2#4#..'.2#4-+0)564+2+0)
2'4%+8+.&4#9+0)56;2%74$#0&)766'42'4%+8+.
&4#9+0)56;2
(+$'44'+0(14%'&%10%4'6'2#6*9#;5
9+6*#/'&+7/61*'#8;$411/(+0+5*
(149+06'464#%6+10
(+$'44'+0(14%'&%10%4'6'2#6*9#;5
9+6*#/'&+7/61*'#8;$411/(+0+5*
(149+06'464#%6+102#.+5#&'&4+8'
674(
674(
674(
674(
674(674(
50195614#)'#4'##.10)
2#.+5#&'&4+8'$'69''0$#%-1(
%74$#0&9#.-9#;6;2
674(
674(
%1$$.'
41%-
241&70-&+#/10&$#5-'6$#..5;56'/6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6ÄÄÄÄ('4)75102#4-2.#06+0)2.#0.5
Ä
ÄÄ
%$9
5'9%$9
5%#.'
Ä10:5*''6
5''5*''6.55''5*''6.528
674(
674(
674(
&1)2#4-9+6*'37+2/'06+056#..'&10#46+(+%+#.
674(
674(02.#;&'5+)0'4*674( 5''5*''6.5
&'6#+.(14&1)2#4-'37+2/'06
674(
51((#.574(#%+0)
2.#06'4
674(
674(
674(674(
674(674(
674(
674(
674(
674(
674(
674(
674(
674(
2#4-5+)0#)'5''
#4%*+6'%65&4#9+0)5
&1)2#4-('0%+0)6#..
9+6*9+&'%74$+0)6;2
5''5*''6.5&'6#+.
:2#8+.+109+6*&'%14#6+8'94#22'&
%1.7/0561/#6%*%.7$*175'
5''
#4%*+6'%652.#05 2418+&'
Ä#&#
2+%0+%6#$.'5#$$3#0&64#5*
4'%'26#%.'5'6%
Ä9+&'&'%14#6+8'2#4-$'0%*6;2
#)'5Ä2.#;)4170&
(+$'44'+0(14%'&%10%4'6'2#6*9#;5
9+6*#/'&+7/61*'#8;$411/(+0+5*
(149+06'464#%6+10
9+&':&''2%10%4'6'
&74#$.'/19%74$+0)5%14'
1%#0&':2#05+10,1+06
'8'46;22418+&'
':2#05+10$'69''0$#%-1(
%74$#0&)766'4#0&
5+&'9#.-'&)'6;24'5146&4+8'2#.+5#&'&4+8'
674(
674(
674(
674(
&1)2#4-$'0%*5'#6+0)6;2
50195614#)'#4'##.10)
2#.+5#&'&4+8'$'69''0$#%-
1(%74$#0&9#.-9#;6;2
%1$$.'
41%-
%1$$.'
41%-
)#/'6+/'/+0+#674'9*+4.
/1&'.
)#/'6+/'6+.6'&5-;4700'4
/1&'.
)#/'6+/'9*+4.9+0&
5'#6/1&'.
)#/'6+/'5+0).'$#;2156
59+0)/1&'.
)#/'6+/',70).'612
5647%674'/1&'.
26
5+6'64+#0).'5
&1)+2165''&'6#+.105*''6.56*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6('4)75102#4-2.#06+0)2.#0.5
Ä
ÄÄ
ÄÄ
5'9%$9
5'9%$9
5%#.'
Ä10:5*''6
5''5*''6.55''5*''6.529
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6%.+'060#/'('4)75102#4-&'6#+.5*#4&5%#2'.5
Ä
;17
/'
$'0%*&'6#+.
5%#.' 065 64#5*4'%'26#%.'&'6#+.
5%#.' 065 2+%0+%6#$.'&'6#+.
5%#.' 065
%1.14$;190'4 %1.14$;190'4 %1.14$;190'4 2#8'4'&)'4'564#+06&'6#+.
5%#.' 065
016' $'0%*+561$'#4.+0)6105'4+'5$'0%*
/1&'.7(#8#+.#$.'6*417)*)#/'6+/'
9*'4'$'0%*+5016+056#..'&10#%10%4'6'
2#&+056#..#(116+0)
5+<'#54'37+4'& 61
*1.&6*'$'0%*+02.#%'
0'#46*'2.#;)4170&
#0&+06*'&1)2#4-#4'#5 %1.1461$'$.#%-
5%#.' 065
$'0%*212176&'6#+.
70&+5674$'&51+.#0&14
%1/2#%6'&$#5'5 57$
)4#&'#54'37+4'&
2'4/#0'06
/1706$'0%*
/1706+0)2156
&'26*%10%4'6'106121(
&'26*1(%1/2#%6'&
)4#8'.6;2
#&,#%'065+&'9#.-
$'0%*(116+0)2'4
/#07(#%674'4
4'%1//'0+105 57$)4#&'/#6'4+#.%1/2#%6'&61
%1064#%6145*#..2418+&'241%6146'565
(14#..#4'#54'37+4+0)%1/2#%6+10
/+0&'26*1(5%4''0'�&9#5*'&
)4#8'.$#5'%1/2#%6'&61
(+0+5*)4#&'
016'
2418+&'%10641.,1+065"Ä
1% ':2#05+10,1+065"Ä
1%5''&'6#+.&6*+55*''6
':2#05+10$1#4&
%10%4'6'5.#$10)4#&'
4#&+75
6;2
%10%4'6'5.#$10)4#&'
4#&+75
6;2
%10641.,1+06&'6#+.
':2#05+10,1+06&'6#+.
25+&#;564'0)6*%10%4'6'
5%#.' 065
5+&'9#.-&'6#+.5%#.' 065
%10641. ':2#05+10,1+06&'6#+.
'.#561/'4+%5'#.#06
%#7.-%106+07175
2+%0+%6#$.'(4#/'
2.#08+'9
5'%6+108+'9
:.#)$1.6
5'6+0'21:;
5%#.' 065
2+%0+%6#$.'%100'%6+1061%10%4'6'
%10%4'6'
:
.#)$1.6
016' #0%*146#$.'5
10#..(1745+&'5
2'69#56'
.'#5*#0&%.'#0
72#(6'4
;1742'6
2.'#5'-''2
6*+5#4'#%.'#0
2.'#5'%.'#072#(6'4;174&1)
&1)+2162'65+)0
#.7/+07/&1)+216,4$#)
&+52'05'4
6'.'5%12+0))#.8#0+<'&
56''./1706+0)2156
56''.64#5*4'%'26#%.'9+6*
.+&
(+0+5*'&)4#&'
%10%4'6'(116+0)
&'26*Z9+&6*
6*+5&'6#+.+5(14&'5+)0
+06'06#0&4'('4'0%'10.;
%1064#%61461+056#..2'4
/#07(#%674'45
4'%1//'0+105#0&
52'%+(+%#6+105
#.6'40#6'2'69#56'56#6+10
#8#+.#$.'(41/<'419#56'
75# /1&'.5'064;&1)9#56'
56#6+10,,$
&1)+216&'6#+.
5%#.' 065&1)2#4-('0%'Ä(1464'55('0%'
5%#.' 065
<KPE2JQURJCVG%QCVKPI
'NGEVTQFGRQUKVKQP2TQEGUUQH.GCF
CPF6KP(TGG'RQZKFG4GUKP2TKOGT
#TEJKVGEVWTCN)TCFG2QN[GUVGT2QYFGT
%QCV6)+%CPF.GCF(TGG
)Ä2TGÄ)CNXCPK\GF
5JGGV
:24'55'&
&1/'%#2
537#4'67$+0)
6;2+%#.#..2+%-'65
::)#
7Ä%*#00'.6;2+%#.
#..4#+.5
4#+.126+105
10.;1(('4'&9+6*4#+.5
016'
&1)2#4-('0%'61$'*+)*
+056#..2'4/#07(#%674'45+05647%6+105#0&
4'%1//'0+105#.6'40#6'('0%+0)#8#+.#$.'(41/
#/'4+56#4 /106#)'56;.'9+6*/#,'56+%2#0'.
+056#..9+&'
6*+%-%74$70&'4('0%'
0165*190+0&'6#+.
#22.+%#$.'$4#%-'65
':Ä':9Ä':9Ä':5Ä
&1)2#4-(1464'55)#6'
5%#.' 065
:24'55'&
&1/'%#2 )4#8+6;.#6%*
::)#
7Ä%*#00'.6;2+%#.
#..4#+.5
4#+.126+105
016'
&1)2#4-)#6'61$'*+)*9+&'2'4+/'6'4)#6'61$'
*+)*9+&'
+056#..2'4/#07(#%674'45+05647%6+105#0&
4'%1//'0+105#.6'40#6')#6'#8#+.#$.'(41/
#/'4+56#4 /106#)'56;.'9+6*/#,'56+%2#0'.
+056#..&1)2#4-)#6'+0%10%4'6'2#&5''&'6#+.105*''6
.5(14/14'+0(14/#6+10
537#4'67$+0)
6;2+%#.#..2+%-'65
*+0)'
*+0)'
/19%74$5'%6+10
Ä5%#.'
016'5
2418+&'%10641.,1+06+0/19%74$#6+06'48#.5
2418+&'':2#05+10,1+065'8'4;#.10)/19%74$
%1$$.'41%-1414)#0+%
/7.%*2'42.#0
:%10%4'6'
/19%74$9+6*5/116*
(+0+5*2'42.#05
0'9674(5''52'%5
#/'0&'&61251+.2'4
52'%5
6;2
%1/2#%6'&$#5'
70&'4%74$+0)
30
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6%.+'060#/'('4)75102#4-&'6#+.5*#4&5%#2'.5
Ä
;17
/'
016(14%105647%6+10
6'05+104+0)
':6'05+10
$'#/
:%1.7/0
(#5%+#$'#/
%1/24'55+10
4+0)
2'4+/'6'4
$'#/
/#+0$'#/
/+&$'#/
)#1%
56#0&+0)5'#/
56''.411(
%/75744170&5
$;16*'45
%1/2#%60#6+8'51+.561
016'
2418+&'%10641.,1+065"
1% ':2#05+10,1+065
"1%
(1744'$#4%106+07175
%'06'4'&
%1/2#%657$)4#&'
61
9+&'Z6#..%10%4'6'
%74$9/'&+7/$411/(+0+5*
&'9+661<9''&
$#44+'4(#$4+%
2.#;)4170&/19%74$
5%#.' 065
5.12'61%'06'4
1(2.#;#4'#
674(
61251+.&'26*+0.#90#4'#5
4#&+756;2
$#5'/#6'4+#.
%1/2#%661
%10%4'6'
6*+%-0'552'4%+8+.
52'%5
016'
+056#..6*+%-'0'&5+&'9#.-'&)'9*'4'5+&'9#.-#$7652.#;#4'#
5+&'9#.-9+6*2174'&+02.#%'574(#%+0)
0655%#.'
2174'&+02.#%'574(#%+0)
2.#08+'9:&'08'4/1&'.
016(14%105647%6+10
%/75744170&5
$;16*'45
:%1.7/0 (#5%+#
$'#/
6'05+104+0)
)#1%56#0&+0)
5'#/56''.411(
53
Ä'.'8#6+10:&'08'4/1&'.
'&)'1(%/7
%641((6)%/7'/$'&
2.#6'#Ä$1.6
%1.7/0
%641('.'%%10&7+6
ÄÄÄÄÄÄ6;2.#;1762.#0:&'08'4/1&'.
25+%10%4'6'
$;%1064#%614
4'$#4
'#%*9#;
612 $6/
NON-EXPANSIVE,
UNDISTURBED OR 95%
COMPACTED SUBGRADE
(+0+5*
)4#&'
)4170&
(+0+5*)4#&'
5.#$
ADJUST FTG DEPTH FOR
LOCAL FROST CONDITIONS
016' (14+..7564#6+1010.;
(116+0)5+<'/#;%*#0)'Y
5647%674#.'0)+0''4+0)
::%/7
+056#..5610'
8'0''461/#6%*%.7$*175'Ä
0165*190
8Ä$#45+0%'..5
6+'51%6+)*6#)#+056
8Ä$#45Y*11-56+'2'4+$%6+'5/756'0)#)'
#Ä$1.65 8Ä$#45
4'/18'%/79'$$+0)
#54'3& )417651.+&
:/#5104;%1.7/0
%/7 H25+
8Ä$#45"%'..5
)417651.+&Y25+)4176
4'$#4 25+
6+'51%
4'$#4 25+ .#2/#:ÄÄÄ53
6;2
567$'.'%%10&7+6
2'4.1%#.%1&'
5''%1.&6.2.#0
(14.1%#6+10
'.'%%10&7+6
(116+0) %1.7/0&'6#+.
'&)'1((6)
%641((6)
#Ä$1.6
%1.7/0%641('.'%
%10&7+6+(4'3&
411(.+0'
ÄÄ
Ä
ÄÄÄÄ
)#(#5%+#
64+/
)#*4Ä
56''.411(
2'4+/'6'4
$'#/
/+&$'#/
4+&)'$'#/
%1/24'55+10
4+0)
/#+0$'#/
%/7$;16*'45
:567$
%1.7/0
':6'05+10
$'#/
%/7$;16*'45
)#(#5%+#
64+/
:567$
%1.7/0
)#*4Ä
56''.411(
)#*4Ä
56''.411(
)#(#5%+#
64+/
:567$
%1.7/0
%/7$;16*'45
5%#.' 065
5%#.' 0655%#.' 065
5%#.' 065
2.#08+'9:&'08'4/1&'.5%#.' 065
.#;1762.#0:&'08'4/1&'.5%#.' 065
'0&'.'8#6+10:&'08'4/1&'.5%#.' 065
5+&''.'8#6+10:&'08'4/1&'.5%#.' 065
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*17.&2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4
#0%*+6'%6(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*17.&2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4
#0%*+6'%6(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*#..2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4#0&
%+6;2#4-5&'26(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*17.&2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4
#0%*+6'%6(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*17.&2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4
#0%*+6'%6(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*#..2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4#0&
%+6;2#4-5&'26(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*#..2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4#0&
%+6;2#4-5&'26(14#22418#.24+1461%105647%6+10
016'5
6*+5&'6#+.+5(14&'5+)0+06'0610.;%+8+.#0&5647%674#.&'6#+.5$;16*'45
%1064#%6145*#..2418+&'%765*''65%1.14#0&241&7%65#/2.'561190'4#0&
%+6;2#4-5&'26(14#22418#.24+1461%105647%6+10
31
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6%.+'060#/'('4)75102#4-&'6#+.5*#4&5%#2'.5
Ä
;17
/'
2+2
2174'&+02.#%'
47$$'4574(#%+0)
2+2
2+2
2+2
674(
#)'5Ä2.#;)4170&
2.#;)4170&
5%#.' 065
5%#.' 065
2'4+/'6'40#+.'4
64': $1#4&
#66#%*'&61%10%4'6'9+6*
6#2%105%4'95144#/5'60#+.5
#&,#%'06%10%4'6''&)'
%475*'&#))4')#6'
Ä/'5*%47/$47$$'4
#22.+'.$25(
%1/215+6'74'6*#0'#0&
)'1Ä6':6+.'$#%-+0)9+6*
2'4(14#6'&&4#+0#)'*1.'5
&'26*1(/+075%475*'4
(+0'5%1/2#%6'&61
(14'8'4.#90+0%
$1)#0#8'0'
#.$737'437'0/
61..(4'' ÄÄÄ
2*10'
Ä
(#:
Ä
016'5
+056#..#6+1061$'%1/2.'6'&+0#%%14�%'
9+6*/#07(#%674'4552'%+(+%#6+105
0#+.'4$1#4&%#0$'64':1416*'4#22418'&
241&7%6$;6*'/#07(#%674'414190'4
5''%+8+.&4#9+0)5(14&4#+0#)'5;56'/
70&'4#46+(+%+#.674(2.#;#4'#
YYYHQTGXGTNCYPEQO
6121(0#+.'4561$'5'6.19'46*#0
(+0+5*'&)4#&'1(#&,#%'06%10%4'6'
61#%%1//1'6*+%-0'551(674(
/#6#59'..#5&'26*1(47$$'4+0(+..
+056#..2'4/#07(#%674'45
4'%1//'0+105+056#..56#2.'5#6
/#:Ä1%52#%+0)
4
016615%#.'
016615%#.'
%#$.'5
'&)'1(6'00+5
%17465.#$
'&)'1(6'00+5
%17465.#$
#54'37+4'&
Ä6;2+%#.
Ä6;2+%#.#54'37+4'&
%#$.'#0%*14
Ä6;2+%#.
4'$#4
%106+071756+'&
+0#6#0%*14
#$18'#0&$'.19
%#$.'5
%*#+4"'8'4;%#$.'
%4155+0)
%#$.'5
016' #..%#$.'5
&#/#)'&&74+0)
%105647%6+105*#..
$'4'2.#%'&
10'.#;'4/+.8#214$#44+'4
%1/2#%6'&7064'#6'&$#5'%1745'.#;'4
18'4%1/2#%6'&57$)4#&'
016' 5.#$)4#&+'065*#..$'10'+0%*2'46'0(''6Ä5''2.#0
5'%6+10#
(.75*%10%4'6'/146#42#6%*#..
%#$.'#0%*145#(6'4(+0#.6+)*6'0+0)
6*'5'$#5-'6$#..%1746&'6#+.5#4'&'5+)0+06'06&'6#+.510.;#0'016(14
%105647%6+10274215'5$1<'/#0%+6;#0&6*'190'49+..#9#4&6*'+056#..#6+101(6*'
$#5-'6$#..%1746
5 $#5'&10#&'5+)0$7+.ࣁ#%*6*'%1064#%614%*15'0(14
%105647%6+101(6*'$#5-'6$#..%1746
5 9+..$'4'52105+$.'612418+&'(7..5*12
&4#9+0)5+0%.7&+0)'0)+0''4+0)#0&%1/2.'6'94+66'052'%+(+%#6+105616*'%+6190'4
#0&.#0&5%#2'#4%*+6'%6(14#22418#.24+1461$')+00+0)%105647%6+10
6*'274215'1(6*'5'&'5+)0+06'06&'6#+.5+561#+&6*'%+6;#0&190'4+01$6#+0+0)
%1/2'6+6+8'$+&5(146*'$#5-'6$#..%1746+056#..#6+10'#%*%1064#%6145*17.&$#5'
6*'+4$+&5106*'+0(14/#6+102418+&'&+06*'5'&1%7/'065
57$56+676+105#0&14&+(('4'06/'6*1&51(%105647%6+10/#;$'%105+&'4'&$;6*'%+6;
14190'4*19'8'46*+59+..10.;$'&10'#(6'4#9#4&1(#24+/'%1064#%6
6*'914-5*#..$'&10'+0#6*1417)*914-/#0.+-'/#00'4$;%1064#%61451(6*'
#/'4+%#0521465$7+.&'45#551%+#6+10
#5$# #0&21566'05+10+056+676'
26+ #0&5*#..
%10(14/616*'+456#0&5(14$#5-'6$#..%1746%105647%6+10%1064#%6145*#..
*#8'##5$#%'46+(+'&$#5-'6$#..%1746$7+.&'4 #0&26+%'46+(+'&(+'.&6'%*0+%+#0 10
56#((2411(1(%'46+(+%#6+105*#..$'4'37+4'&1(57%%'55(7.$+&&'4
%1064#%6145*#..2418+&'6*'(1..19+0)
5722.;#0&+056#..
´ #22418'&41#&$#5')4#&'#0&%1/2#%6
5722.;#0&+056#..
.#;'41(/+.21.;8#214$#44+'4
(14/2.#%'#0&2174
´ +0%*'5%10%4'6'5+:
$#)/+:9+6*(+$'4/'5*'&)'56*+%-'0'&61
´ +0%*'54'+0(14%'&9+6*É´56''.6'0&1052.#%''0)+0''4'�&':'%76'4'4
52'%+(+%#6+105
5722.;#0&+056#..
51/'5'4+175*112$#5-'6$#..56#0&5#52'42.#0#0&52'%+(+%#6+105
#(6'4&#;%74+0)2'4+1&#%+&9#5*%10%4'6'6*'0#22.;6+Ä%1#6'21:;$10&+0)#)'06
#22.;10'
%1#61(#%4;.+%574(#%'49+6*5+.+%#5#0&
#22.;691
%1#651(#%4;.+%%1.149+6*5+.+%#5#0&%1.14561$'%*15'0$;190'4
2#+062.#;+0).+0'5#52'42.#05
%.'#072,1$5+6'
417)*)4#&'61$'&10'$;)'0'4#.%1064#%614
32
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6%.+'060#/'('4)75102#4-&'6#+.52.#06+0).5
Ä
;17
/'
(+0+5*'&)4#&'
2.#%'4116$#..10
70&+5674$'&51+.
016'5
5%#4+(;5+&'51(2.#06'42+624+14
612.#06+0)64''51#561#81+�
).#<+0)14*#4&'0''#56*#6
9+..$'&+((+%7.6(144116561
)4196*417)*
#/'0&'&51+.2'452'%561$'75'&
+0#..2.#06'42+65
4'/18'#..41%-5.#4)'46*#0(41/2.#06'42+6#0&*#7.41%-1((
5+6'+0.')#./#00'4
64''55*#..$'2.#06'&516*#651+.
*#557((+%+'06&4#+0#)'
%1064#%6145*#..2'4(14/
2.#06'42+6&4#+0#)'6'562'452'%5
':%#8#6'2.#06'42+652'452'%5
41%-14911&/7.%*5*#..016
617%*#0;2#461(6*'6470-1(6*'
64''6;2
4116(.#4'1(64''5*17.&$'
2.#%'&#$18'':+56+0))4#&'2'4
'#%*1(64''%#.+2'461#
/#:+/7/1(
41%-/7.%*14911&
/7.%*2'42.#05
+056#..(+.6'4
(#$4+%10.;70&'4
41%-/7.%*
$#%-(+..2'451+.
016'552'%5
9#6'4$#5+0
10.;
4'37+4'&+(4'37'56'&$;
.#0&5%#2'#4%*+6'%6
&'%+&717564''2.#06+0)
5%#.' 065
:4116$#..9+&6*
#..56#-'55*#..$'&4+8'01765+&'
6*''&)'1(6*'4116$#..
#4$146+'6;256#-'55*#..$'
+056#..'
#0).'5#4170&
64''#55*190
2.#08+'9
016'5 +(64''56#-+0)+54'37+4'&6*'(1..19+0)+54'%1//'0&'&
#..19(1451/'6470-/18'/'06#66#%*#4$146+'6164''#0&56#-'
4'/18'#..94#22+0)/#6'4+#.(41/4116$#..24+14612.#06+0)
+056#..6*4''56#-'52'464''52#%'&'8'0.;#4170&6*'6470-
4'/18'#..56#-+0)#55110#56*'64''+556#$.'
%1064#%6145*#..2418+&'64''56#-+0)#52#461(6*'$#5'$+&
%1064#%614614'/18'0745'4;64''56#-'(41/4116$#..#66+/'1(2.#06+0)
6;2
#4$146+'
0#+.'&61
56#-'
#4$146+'
(1.&'0&51(#4$146+'$#%-5'%74'
6156#-'9+6*)#.8#0+<'&411(+0)
0#+.1475'#-016
&'%+&717564''56#-+0)
5%#.' 065
Ä56#-'6;2
.1&)'21.'56#-'6;256#-'
61$'Ä6#..6;2
(+0+5*'&)4#&'
2.#%'4116$#..10
70&+5674$'&51+.
$#%-(+..2'451+.
016'552'%5
9#6'4$#5+0
10.;4'37+4'&
+(4'37'56'&$;
.#0&5%#2'
#4%*+6'%6
41%-/7.%*14
911&/7.%*
2'42.#05
+056#..(+.6'4
(#$4+%10.;70&'4
41%-/7.%*
016'5
5%#4+(;5+&'51(2.#06'42+624+14
612.#06+0)64''51#561#81+&
#0;).#<+0)14*#4&'0''#5
6*#69+..$'&+((+%7.6(144116561
)4196*417)*
#/'0&'&':+56+0)51+.2'452'%561
$'75'&+0#..2.#06'42+65
4'/18'#..41%-5.#4)'46*#0(41/2.#06'42+6#0&*#7.41%-
1((5+6'+0.')#./#00'4
64''55*#..$'2.#06'&516*#651+.
*#557((+%+'06&4#+0#)'
%1064#%6145*#..2'4(14/
2.#06'42+6&4#+0#)'6'562'452'%5
':%#8#6'2.#06'42+652'452'%5
/7.%*5*#..016617%*#0;2#461(
6*'6470-1(6*'64''6;2
4116(.#4'1(64''5*17.&$'
2.#%'&#$18'':+56+0))4#&'2'4
'#%*1(64''%#.+2'461#
/#:+/7/1(
'8'4)4''02.#06+0)
5%#.' 065
:4116$#..9+&6*
2.#%'4116$#..10
70&+5674$'&51+.
2.#%'6121(4116$#..
(.75*9+6*(+0+5*'&)4#&'9#6'4$#5+075'
9*'00'%'55#4;
2'4.#0&5%#2'
#4%*+6'%65
4'37'56
41%-14/7.%*2'42.#05
/7.%*5*17.&016617%*
#0;2#461(6*'6470-1(
6*'5*47$
(+0+5*'&)4#&'
$#%-(+..2'451+.016'5
#0&52'%5
016'5
5%#4+(;5+&'51(2.#06'42+624+14612.#06+0)5*47$)4#5551#561#81+�
).#<+0)14*#4&'0''#56*#69+..$'&+((+%7.6(144116561)4196*417)*
+/2146'& #/'0&'&61251+.2'452'%561$'75'&+0#..2.#06'42+65
4'/18'#..%1/2#%6'&%.#;1441%-;51+.5(41/2+6#0&*#7.1((5+6'+0#
.')#./#00'4
%1064#%6145*#..2'4(14/2.#06'42+6&4#+0#)'6'562'452'%5
':%#8#6'2.#06'42+652'452'%5
5*47$ 140#/'06#.)4#552.#06+0)
5%#.' 065
':+56+0)51+.
41%-14911&/7.%*2'4
2.#0/7.%*5*17.&016
617%*#0;2#461(6*'
2'4'00+#.
016'5
5%#4+(;5+&'51(2.#06'42+624+14612.#06+0)2'4'00+#.551#5
61#81+�).#<+0)14*#4&'0''#56*#69+..$'&+((+%7.6
(144116561)4196*417)*
4'/18'#..%1/2#%6'&%.#;1441%-;51+.5(41/2+6#0&*#7.
1((5+6'+0.')#./#00'4
%1064#%6145*#..2'4(14/2.#06'42+6&4#+0#)'6'562'452'%5
':%#8#6'2.#06'42+652'452'%5
&'26*1(#/'0&'&
51+.2'452'%5
2'4'00+#.2.#06+0)
5%#.' 065
2.#0652#%+0)
2'42.#0
(+0+5*)4#&'9*'4'
$17.&'44'6#+05)4#&'
$17.&'4
(+0+5*)4#&'
$17.&'46;2
(+0+5*)4#&'
)4172$17.&'4551#5
61#22'#40#674#.
%76(#$4+%516*#6
$17.&'4%#04'5610
6121((#$4+%&1016
4'/18'(#$4+%(41/
70&'46*'$17.&'45
$17.&'42.#%'/'06
5%#.' 065
016'5
2.#%'#..$17.&'4557%*6*#6
1(6*'616#./#551('#%*
$17.&'4+5$'.19(+0+5*)4#&'
.#0&5%#2'#4%*+6'%65*#..
#22418'#..$17.&'4.1%#6+10
#0&14+'06#6+10105+6'
016'5 +(64''56#-+0)+54'37+4'&6*'(1..19+0)+54'%1//'0&'&
#..19(1451/'6470-/18'/'06#66#%*#4$146+'6164''#0&56#-'
4'/18'#..94#22+0)/#6'4+#.(41/4116$#..24+14612.#06+0)
+056#..6*4''56#-'52'464''52#%'&'8'0.;#4170&6*'6470-
4'/18'#..56#-+0)#55110#56*'64''+556#$.'
%1064#%6145*#..2418+&'64''56#-+0)#52#461(6*'$#5'$+&
'8'4)4''064''56#-+0)
5%#.' 065
Ä56#-'6;2
56#-'55*#..$'
+056#..'
#0).'5#4170&
64''#55*190
2.#08+'9
#4$146+'
0#+.'&61
56#-'
#4$146+'
(1.&'0&51(#4$146+'$#%-5'%74'
6156#-'9+6*)#.8#0+<'&411(+0)
0#+.1475'#-016
#..56#-'55*#..$'&4+8'01765+&'
6*''&)'1(6*'4116$#..
.1&)'21.'56#-'6;256#-'
61$'Ä6#..6;2
#4$146+'6;2
/19%74$5'%6+10
Ä5%#.'
016'5
2418+&'%10641.,1+06+0/19%74$#6+06'48#.5
2418+&'':2#05+10,1+065'8'4;#.10)/19%74$
#0&9*'4'%74$/''659#.-9#;5%74$#0&)766'414
16*'4*#4&5%#2'574(#%'
+056#..'.#561/'4+%5'#.#06(14#..':2#05+10,1+065
%1$$.'41%-1414)#0+%
/7.%*2'42.#0
:%10%4'6'/19%74$
5/116*(+0+5*2'42.#05
2418+&'
4'$#4
%106+07175+0(41/5+&'5
%'06'4'&61261$1661/
0'9674(5''52'%5
#/'0&'&61251+.2'4
52'%5
6;2
%1/2#%6'&$#5'
70&'4%74$+0)
(+0+5*'&574(#%'1(#&,#%'06%10%4'6'
5+&'9#.-%74$1416*'4*#4&5%#2'
'.'/'062'42.#0
41%-2'42.#055''.')'0&102.#06+0)
2.#05*''65(146;2'5#0&&'26*5
.#0&5%#2'9''&$#44+'4(#$4+%
70&+5674$'&51+.
9''&(#$4+%016'
+056#..51+.56#2.'+09''&$#44+'4(#$4+%#61%64+#0)7.#4
52#%+0)+056#..51+.56#2.'#61%#.10)#..9''&$#44+'4
(#$4+%5'#/518'4.#2(#$4+%/+01(#6#..5'#/5#55*190
$'.19+056#..51+.56#2.'1%#.10)'&)'5 #6'#%*%140'4
(+0+5*)4#&'24+1461+056#..+0)9''&
$#44+'4(#$4+%#0&41%-
9''&$#44+'4(#$4+%
51+.56#2.'#61%
#.10)5'#/
41%-/7.%*#0&9''&$#44+'4(#$4+%
5%#.' 065
016'5
41%-5*#..$'5%4''0'& &17$.'9#5*'�&$'(4''1(&'$4+524+14
61+056#..#6+10+(41%-5722.+'4&1'5016*#8'#9#5*2.#066*'
.#0&5%#2'%1064#%6145*#..56+..$'4'52105+$.'(14&17$.'9#5*+0)
#..41%-#0&$17.&'4524+1461+056#..#6+10
+056#..41%-#(6'4+056#..#6+101(9''&$#44+'4(#$4+%#0&2.#06
/#6'4+#.
%1064#%61461'0574'6*#66121(9''&$#44+'4(#$4+%+5(4''1(51+.5
#0&&'$4+524+14612.#%+0)41%-
$'(14'2.#%+0)9''&$#44+'4(#$4+%#0&41%-#22.;#24'Ä'/'4)'06
*'4$+%+&'6151+.#(6'42.#%+0)9''&$#44+'42.#065#0&41%-4#-'
41%-5/116*9'641%-61'06+4'&'26*#..1961&4;6*'0#22.;#
5'%10#22.+%#6+101(24'Ä'/'4)'06*'4$+%+&'616121(41%-
-''26121(41%-$'.19#&,#%'069#.-5#0&%74$5
&1016#..1941%-61617%*6*'6470-1(#0;2.#06
5''.#0&5%#2'2.#05(1441%-6;2'#0&&'26*
(+0+5*)4#&'1(41%-61$'$'.196121(
#&,#%'06%10%4'6'5+&'9#.-%74$1416*'4
*#4&5%#2''.'/'062'42.#0
016'5
'0574'(+0+5*)4#&'+5$'.196121(%74$9#.-14'&)+0)%1057.69+6*190'4
(142412'4&'26*
5''51&52'%5(14#&&+6+10#.+0(14/#6+101051&&+0)#0&5''&+0)4'37+4'/'065
'&)+0)1(51&61$'5*18'.%769*'00160':661%10%4'6'5+&'9#.-142#6*
674(+56*'/156*'#.6*;#0&9#6'4'((+%+'069*'0/19'#/+0*'+)*61(Ä
%10%4'6'%74$5+&'9#.-
2#6*14'&)+0)Ä5''2.#0
51&$#5'144116#4'#
#/'0&'&51+.52'452'%5
%41554+2146+..57$)4#&'
2'452'%5
#))4')#6'$#5'
0162#56
1470&'4'&)+0)
57$)4#&'%1/2#%6'&61
51&.#;+0)#0&'&)'
5%#.' 065
33
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6%.+'060#/'('4)75102#4-&'6#+.5+44+)#6+10.5
Ä
;17
/'
%10&7+6(+66+0)5#0&59''2'..
176614#+0$+4&4#+05'0514
%10&7+6(+66+0)5#0&59''2'..
61219'45722.;
9#../1706'&4#+0$+4&%10641..'4
%10&7+6(+66+0)5#0&59''2'..176
61#&,#%'06.#90142.#06'4#4'#
(148#.8'%100'%6+105
016'5
/1706%10641..'42'4/#07(#%674'4594+66'0
+05647%6+105#0&+0#%%14�%'9+6*#...1%#.
%1&'5':#%6.1%#6+1061$'#22418'&$;190'4
)4170&%10641..'42'4/#07(#%674'45
4'%1//'0+10#0&52'%+(+%#6+105'.'%64+%#.
%1064#%6145*#..)4170&%10641..'4.#0&5%#2'
%1064#%6145*#..2418+&'5.''8+0)(41/
#&,#%'062.#06'4#4'#61%10641..'4.1%#6+10
%100'%6%10641..'461219'4#0&8#.8'5
4'('46152'%5(14#&&+6+10#.+0(14/#6+10
/17065'05149+6*+0(''61(%10641..'42'4
/#07(#%674'44'%1//'0+105
%10641..'49+6*5'0514
5%#.' 065
28%5%*('/#.'#'4
28%/#+0.+0'
(+0+5*)4#&'
6121(/7.%*41%-
+&6#) 24'Ä24+06'&
28%.#6'4#.
28%5%*0+22.'
Ä+0%*.'0)6**+&&'0
#0&28%5%*6''14'..
Ä+0%*/+0+/7/&'26*1(
Ä+0%*9#5*'&)4#8'.
8#.8'$1:9+6*%18'4
9#6'42411(%100'%6+10 4#+0$+4&
52.+%'Ä
1( 14&$;4
Ä+0%*.+0'#4.'0)6*1(
9+4'%1+.'&
28%5%*0+22.'
6;2+%#..'0)6*
#54'37+4'&
28%5%*'..
4#+0$+4&:%<Ä24$ÄÄ%1/
%10641.<10'-+6
+0%.7&'5$#..8#.8'9+6*
2'5$8#.8'#0&24'5574'
4')7.#6+0)
25+ $#5-'6(+.6'4
/+0
&4+2%10641.<10'-+6
5%#.' 065
$4+%-
1( 0164'37+4'&+(4#+0$+4&
$1:+575'&
(+0+5*)4#&'
%7$+%(1162'#)4#8'.57/2
8#.8'$1:9+6*%18'4
28%$#..8#.8'5+<'2'4.+0'
':64#.'0)6*1(#41467$+0)
#8#+.#$.'6*47)2*241&7%65 .+0'%1+.'&+0
8#.8'$1:+056#../+5%(+66+0)5#54'37+4'&
&4+2.+0'(.75*%#2
5%#.' 065
$4+%-
1( 4'37+4'&+(
4#+0$+4&8#.8'$1:+5
01675'&
016'5
75'+259'.&10).7'#0&224+/'42'4)2*+0%52'%+(+%#6+105
&1016+056#..2+2'(+66+0)514).7'+06'/2'4#674'5$'.19&')4''5
5''/#07(#%674'452'%+(+%#6+105(41//14'+0(14/#6+10
016'5
'/+66'452#%+0)5*#..$'$#5'&102.#0652#%+0)+056#..#..+44+)#6+1075+0)6*'%1/210'065&'5%4+$'&#$18'
+44+)#6+10'37+2/'065*#..$'%1/2.'6'.;+056#..'&24+14612.#06.#;1765
#&,756+44+)#6+1052#%+0)61#%%1//1'(+0#.2.#06.#;176
28%(.':*15'5*#..016':%''&)2/28%(.':*15'5*#..016':%''&)2/#0&28%(.':*15'5*#..016':%''&)2/
#6190'45&+5%4'6+10#.'55':2'05+8'&4+25;56'//#;$'+056#..'&%1064#%6145*#..2418+&'5*12&4#9+0)557$/+66#.%76
5*''65#0&216'06+#.%1565#8+0)561190'4*19'8'46*'190'4#0&.#0&5%#2'#4%*+6'%6/756#22418'#..%*#0)'5+0
/#6'4+#.5#0&%105647%6+1024#%6+%'5+(&+(('4'06(41/6*'2.#0
5/#..'8'4)4''064''5/#;0''&('9'4'/+66'45%1057.69+6*6*'.#0&5%#2'#4%*+6'%610Ä5+6'24+1461+056#..+0)+44+)#6+1061
&'6'4/+0'37#06+6;1('/+66'45
5''+44+)#6+105*''6(14&4+2'/+66'4.')'0&
75'+259'.&10).7'#0&224+/'42'4)2*+0%52'%+(+%#6+105
&1016+056#..2+2'(+66+0)514).7'+06'/2'4#674'5$'.19&')4''55''/#07(#%674'452'%+(+%#6+105(41//14'+0(14/#6+10
28%5%*1456+%-;Ä564+228%
*15'$;)2*5+<'2'42.#0
28%614'&7%6+106''
5*47$2'4'00+#.14)4#55
6;25''2.#06+0)2.#0#0&
'/+66'4.')'0&
61(.':+$.'28%*15'/#07(#%674'&$;)2*
%1064#%6145*#..5+<'
2'4016'
52'%Ä%*'%-2%%*'%-8#.8'
'/+66'46;2
5%*'&7.'%4155
).7'(+66+0)
5%*'&7.'6''
).7'(+66+0)
8#4+'52'42.#0
/#:
)2*&4+2'/+66'42.#08+'9
5%#.' 065
4116$#..6;2
(142.#0654'37+4+0)10.;10''/+66'4
+056#..6*''/+66'4#66*''&)'1(6*'
4116$#..
(142.#0654'37+4+0)691'/+66'45
+056#..10''/+66'4#66*''&)'1(6*'
4116$#..#0&6*'16*'4106*'12215+6'
5+&'1(6*'4116$#..*#.(9#;$'69''0
6*'2.#0656470-#0&+65':2'%6'&
/#674'%#012;
(1464''5+056#..'/+66'45+056#..
Ä)#.'/+66'45#66*''&)'1(6*'
4116$#..1012215+6'5+&'51(6*'64''
#0&6*'16*'4Ä)#.'/+66'4524'#&176
61241/16'(7674'4116)4196*
':2'%6'&/#674'%#012;6;2
28%5%*6''61
5'%10&'/+66'4(14.#;176+0(14/#6+105''&'6#+.
&4+2'/+66'4
5%#.' 065
0655%#.'
6912%Ä&4+2'/+66'4#6
574(#%'#66#%*&+4'%6.;61
0'6#(+/&4+2.+0'
/#674'%#012;1(&'%+&7175
14'8'4)4''064''
6470-1(64''
0'6#(+/6.%8Ä&4+2.+0'
67$+0)9+6*(+66+0)556#46
176(41/6470-1(64''6*'0
52+4#.176(41/6470-6164''5
%#012;'56+/#6'&/#674'
&+#/'6'4/#-'52+4#.18#.
5*#2'5+00#44192.#06'45
5%*28%.#6'4#..+0'2'42.#0
016'5
.#;1765*190+56;2+%#.105+6'/1&+(+%#6+1059+..$'4'37+4'&&7'618#4;+0)5+<'1(
2.#06'4+5.#0&5%1057.69+6*.#0&5%#2'#4%*+6'%610Ä5+6'24+1461+056#..#6+1061
&'6'4/+0'*19/7%*&4+20''&561$'+056#..'�&9*#6%10(+)74#6+10+5#224124+#6'
+056#..0'6#(+/&4+267$+0)70&'49''&$#44+'4(#$4+%75'6*+5&'6#+.(14#..64''5
2.#06'&+0%1$$.'41%-#4'#5%1064#%6145*#..$'%#4'(7.01661&#/#)'142+0%*
67$+0)9*'02.#%+0)%1$$.'41%-#0&$17.&'45
64''52.#06'&+0.#90#4'#59+..016$'9#6'4'&$;&4+2$769+..$'9#6'4'&$;6*'
.#90524+0-.'45
6*+5&'6#+.+5(14&'5+)0+06'0610.;#0&+5016615%#.'%1064#%614/756+056#..&4+2
.+0'2'46*+5&'6#+.176616*'&4+2.+0'1(6*'64''5/#674'5+<'
(14.+0'#42.#06'459+6*64''5+056#..0'6#(+/+0564#+)*6.+0'54#6*'46*#0#
%+4%7.#42#66'40#4170&6*'64''
+056#..#(.75*8#.8'
0165*190 #66*''0&1(#..&4+2.+0'52'42.#0
64''&4+29+6*1762.#06570&'4(7..%#012;0655%#.'
016'5
.#;1765*190+56;2+%#.105+6'/1&+(+%#6+1059+..$'4'37+4'&&7'618#4;+0)5+<'1(
2.#06'4+5.#0&5%1057.69+6*.#0&5%#2'#4%*+6'%610Ä5+6'24+1461+056#..#6+1061
&'6'4/+0'*19/7%*&4+20''&561$'+056#..'�&9*#6%10(+)74#6+10+5#224124+#6'
+056#..0'6#(+/&4+267$+0)70&'49''&$#44+'4(#$4+%75'6*+5&'6#+.(14#..64''5
2.#06'&+0%1$$.'41%-#4'#5%1064#%6145*#..$'%#4'(7.01661&#/#)'142+0%*
67$+0)9*'02.#%+0)%1$$.'41%-#0&$17.&'45
64''52.#06'&+0.#90#4'#59+..016$'9#6'4'&$;&4+2$769+..$'9#6'4'&$;6*'
.#90524+0-.'45
6*+5&'6#+.+5(14&'5+)0+06'0610.;#0&+5016615%#.'%1064#%614/756+056#..&4+2
.+0'2'46*+5&'6#+.176616*'&4+2.+0'1(6*'64''5/#674'5+<'
(14.+0'#42.#06'459+6*64''5+056#..0'6#(+/+0564#+)*6.+0'54#6*'46*#0#
%+4%7.#42#66'40#4170&6*'64''
+056#..#(.75*8#.8'
0165*190 #66*''0&1(#..&4+2.+0'52'42.#0
6912%Ä&4+2'/+66'4#6
574(#%'#66#%*&+4'%6.;61
0'6#(+/&4+2.+0'
/#674'%#012;1(&'%+&7175
14'8'4)4''064''
6470-1(64''
0'6#(+/6.%8Ä&4+2.+0'
67$+0)9+6*(+66+0)556#46
176(41/6470-1(64''6*'0
52+4#.176(41/6470-6164''5
%#012;'56+/#6'&/#674'
&+#/'6'4#&,7560'6#(+/+0
#0၊&5*47$5
5%*28%.#6'4#..+0'
2'42.#0
5+&'9#.-1416*'4*#4&5%#2'
/#6'4+#.
+(#0; 6;2
64''&4+29+6*2#46+#.2.#06+0)70&'4%#012;
0655%#.'
016'5
%1064#%6145*#..$'%#4'(7.01661&#/#)'142+0%*
67$+0)9*'02.#%+0)%1$$.'41%-#0&$17.&'45
64''52.#06'&+0.#90#4'#59+..016$'9#6'4'&$;
&4+2$769+..$'9#6'4'&$;6*'.#90524+0-.'45
+056#..#(.75*8#.8'
0165*190 #66*''0&1(#..
&4+2.+0'52'42.#0
6914#+0$+4&2%Ä&4+2
'/+66'45#6574(#%'9+6*
&+((75'4%#2
/#674'%#012;1(&'%+&7175
14'8'4)4''064''
6470-1(64''
5%*28%14(.':+$.'28%
.#6'4#..+0'2'42.#0
5+&'9#.-1416*'4*#4&5%#2'
/#6'4+#.
+(#0; 6;2
64''&4+29+6*(7..2.#06+0)70&'4%#012;
5*47$5
0'9Ä%7.+0#4;9#6'4/'6'4#0&21%(14241,'%6
(+'.&8'4+(;':#%6.1%#6+105612#0&9#56'61$'
.1%#6'.1921+06+0.+0'$'69''042<#0&/'6'4
)'0'4#.%1064#%614615722.;9#6'4/'6'4#0&5612#0&
9#56'
28%/#+0.+0'618#.8'5
)7#4&5*#%-$#%-(.19'0%.1574'
5+<'#50'%'55#4;
+056#..2'4/#07(#%674'454'%1//'0+105
5''&'6#+.
/#07#.&4#+08#.8'.+0'5+<'&5''&'6#+.
5612#0&9#56'8#.8'%1064#%61461'0574'9#6'4
&4#+052412'4.;6124'8'06(4''<+0)
9/
21+061(%100'%6+10
5%#.' 065
42<$#%-(.1924'8'06149+6*0'%'55#4;(+66+0)5#0&
'0%.1574'42<61+0%.7&'$4#5524'5574'4'&7%'42'4
6*'+44+)#6+10016'55''+44+)#6+102.#0(14
#2241:+/#6'.1%#6+10(+'.&8'4+(;':#%6.1%#6+109+6*
190'45''&'6#+.
/#4.':
%.#5528%2+2'
;'..19507)%#2
(+0+5*)4#&'
016'5
+056#../#07#.&4#+05#621% +51.#6+108#.8'5
2418+&'190'49+6*
8#.8'-';5
#6%1064#%6145&+5%4'6+106*'/#07#.&4#+0#59'..#56*')#6'
8#.8'5/#;$'+056#..'&+0
&+#/'6'428%2+2'9+6*#%#56+410
.+&+056#../+0&'26*1()4#8'.+0$#5'1(&+#/'6'45.''8'
%1064#%6145*#..'0574'6*#66*'/#07#.&4#+05#4'
+056#..'B*'.1921+06'0574'2412'4&4#+0#)'
$4#550+22.'
.'0)6*#54'37+4'&
$4#55/#07#.&4#+0
8#.8'
%74$5612
(#$4+%$#44+'4.+0'4
+44+)#6+10/#+0
.+0'(+66+0)
+44+)#6+10
/#+0.+0'
%7$+%(1161(
/+075)4#8'.57/2
/#07#.&4#+0
5%#.' 065
4#+0$+4&8#.8'$1:9+6*
%18'45+<'#50'%'55#4;
$4+%-
1( 4'37+4'&+(
4#+0$+4&8#.8'$1:+5
01675'&
4#+0$+4&.4%37+%-%172.'48#.8'
016'5
(.75*#..2+2+0)24+1461+056#..+0)8#.8'
94#2#..6*4'#&59+6*6'(.106#2'6194#25/#:+/7/
%1/2#%651+.5#4170&8#.8'$1:611(14+)+0#.&4;&'05+6;
+056#..)'1(#$4+%70&'48#.8'$1:'5#0&6#2'612+2'0+22.'5#0&8#.8'$1:
$1:%1.14Ä)4''0+0674(#0&6#0+02.#06'4#4'#5
+44+)#6+105;56'/61$'$.1901769+6*#+4%1/24'55146*417)*6*'42<#0&37+%-
%172.'45$'(14'(4''<+0)6'/2'4#674'51%%746;2
5%*28%6''14'..5%#0$'75'&10#..37+%-%172.'45':%'26#621+061(
%100'%6+10
+(37+%-%172.'4
5 #4'+056#..'B*'21+061(%100'%6+10 #..
37+%-%172.'4(+66+0)5#0&0+22.'5#621%37+%-%172.'4
5 61$')#.8#0+<'&
8#.8'$1:
5+<'#54'37+4'& 9+6*
':6'05+105+(0'%'55#4;
+056#..6121(8#.8'$1:#$18'
(+0+5*)4#&'+0.#90#4'#5#0&(.75*
9+6*6121(/7.%*+02.#06'45
*'#8;&76;)#.8#0+<'&(#56'0'45
4'37+4'&
5%*0+22.'5
/+0)4#8'.$#5'
5%*564''6'..
/#0+(1.&5%*6''
5%*'..#0&564''6'..
:)#.8#0+<'�).'+41056#-'
37+%-%172.'48#.8'
5%#.' 065
$4+%-
1( 0164'37+4'&+(
4#+0$+4&8#.8'$1:+575'&
34
6*+5&4#9+0)+56*'+06'..'%67#.2412'46;1(+0Ä5+6'&'5+)0)4172&1016%12;144'241&7%'+0#0;9#;9+6*1766*'':24'5594+66'02'4/+55+101(+0Ä5+6'&'5+)0)4172%12;4+)*6architects@in-sitedesigngroup.comÄÄ$1<'/#0/6%.+'060#/'('4)75102#4-&'6#+.5+44+)#6+10.5
Ä
;17
/'
016'5
+056#..416145Ä#9#;(41/*#4&5%#2'2#8+0)#0	#;
(41/9#..5$7+.&+0)5('0%'51416*'45647%674'5
#..41614561*#8'56#+0.'5556''.4+5'45
(144161459+6*(.195.'556*#0)2/564''6'..56''5#0&
0+22.'5/#;$'+05+<'.#6'4#..+0'55*#..$'-'26/+0(41/#..5+&'9#.-5#0&%74$5
5+&'8+'9
6128+'9
9+6*56#+0.'5556''.4+5'45
28%.#6'4#..+0'
/#4.':564''6'..5
41614212Ä72524+0-.'4
(+0+5*)4#&'
5%*
564''6'..5
%1/2#%6'&
51+.
28%5%*'&7.'
0+22.'.10)/+0
01661':%''&
&')#0).'
41614*'#&
5%#.' 065
2452'4.')'0&
.#6'4#..+0'9+6*
28%6''14'..
28%564''6'..14
/#.'$#4$'&'.$19
28%(.':*15'14
59+0)2+2'
28%564''6'..14
/#.'$#4$'&'.$19
(+0+5*)4#&'
5'6*'#&(.75*9+6*
(+0+5*)4#&'
.#90212Ä72524#;*'#&
'&)'1(2#8+0)
016'
75'8#014*'8#001<<.'5#50''&'&61
-''29#6'41((5+&'9#.-#0&$7+.&+0)
.#6'4#..+0'55*#..$'-'26/+0(41/
#..5+&'9#.-5#0&%74$5
+056#..5#/('#674'(145.12'&.#90#4'#5
9*'4'.19*'#&&4#+0#)'/#;1%%74
Ä/+0
212Ä72524#;
5%#.' 065
28%/#+0.+0'
%1/2#%6'&$#%-(+..
9''&$#44+'4(#$4+%70&'4
41%-/7.%*2'42.#05
&'26*1(5#0&1441%-(4''
51+.10612$1661/#0&5+&'5
1(/#+0.+0'
.#6'4#.28%.+0'
61251+.5''.#0&5%#2'2.#0
#0&&'6#+.5(14&'26*5
(+0+5*)4#&'
41%-14911&/7.%*+0
2.#06'4#4'#911&14674(
+0.#90#4'#5''.#0&5%#2'
2.#0#0&&'6#+.5(14&'26*5
%10641.9+4'+056#..$'5+&'
$'.196121(/#+0.+0'+056#..
+0%10&7+69*'09+4'.'#8'5
/#+0.+0'64'0%*
64'0%*5'%6+10
5%#.' 065
016'5
2418+&'5.#%-+0%10641.9+4'5#6#..%*#0)'5+0&+4'%6+10
/#+0.+0'&'26*5*#..$'&''2':%'2670&'4#52*#.6 %10%4'6'
2#8+0)#0ɭ%5*#..$'/+01( /#:1(+056#..#&&+6+10#.
(+66+0)5 4'564#+065#54'37+4'&
/#+0.+0'#0&.#6'4#..+0'55*#..$'-'26/+0(41/#..5+&'9#.-5
#0&%74$5
6+'#Ä+0%*.112+0#..
9+4+0)#6%*#0)'51(
&+4'%6+101(14
)4'#6'4706+'#(6'4
#..%100'%6+105*#8'
$''0/#&'
#..51.8'069'.&
2.#56+%2+2+0)61$'
50#-'&+064'0%*#5
5*190
4709+4+0)$'0'#6*
#0&$'5+&'/#+0.+0'
6#2'#0&$70&.'#6
Ä(116+06'48#.5
016'5
5.''8'$'.19#..*#4&5%#2''.'/'065
9+6*%.#55145%*145%*2'4
52'%5 69+%'6*'&+#/'6'41(6*'2+2'149+4'$70&.'9+6*+0
(142+2'#0&9+4'$74+#.&'26*55''016'5#0&52'%5
01.+0'81.6#)'9+4+0)5*#..$'#..19'&+0+44+)#6+1064'0%*'5
/#+0.+0'.#6'4#.
#0&9+4+0)+06*'
5#/'64'0%*/#+0.+0'
2+2'
.#6'4#.
2+2'
9+4+0)+0
%10&7+6
.#6'4#..+0'
/#+0.+0'
9+4'
2+2'9+4'#0&64'0%*
5%#.' 065
28%%#2
6;2
2#8+0)
2#8+0)
&+6%*
28%%#2
6;2+%#.
2#+06'0&52+0-#0&
.#$'.#5+445.''8'
%.#555.''8'514)4''0#$52+2'
5+&'$;5+&'
016'
9*'4'6*'4'+5/14'6*#010'5.''8'':6'0&6*'5/#..'45.''8'61
Ä+0%*'5/+0+/7/#$18'(+0+5*)4#&'
#..5.''8'5+056#..'&5*#..$'&7%66#2'&6124'8'06&+461416*'4&'$4+5
'06'4+0)2+2'#..5.''8'55*#..$'+&'06+(+'&$;911&1428%56#-'5#0&
$'524#;2#+06'&9+6*/#4-+0)2#+064'/18'56#-'510%'+44+)#6+10
5;56'/+5%1/2.'6'
/+0
/+061
(+0+5*)4#&'
/+0
/#:
5.''8+0)
5%#.' 065
/#0+(1.&2+2+0)5+<'
2'42.#0
/#0+(1.&
5''&'6#+.
016'5
/#:+/7/8#.8'52'48#.8'$1:
/1&+(;#54'37+4'&&'2'0&+0)10
9*'6*'46*'8#.8'5#4'2#4#..'.14
2'42'0&+%7.#461/#+0.+0'
75')4''0$1:'5+0.#90#4'#5 6#0
$1:'5+02.#06'4#4'#5
$1:'59+6*Ä8#.8'55*#..$'#,7/$15+<'&$1:
14$+))'42'4.#0&5%#2'#4%*+6'%65&+4'%6+10
.+0'#4.'0)6*1(
9+4'%1+.'&
9#6'42411(
%100'%6+10
1(
8#.8'$1:9+6*%18'4
5+<'#50'%'55#4;
(+0+5*)4#&'6121(/7.%*
4'/16'%10641.8#.8'
5''.')'0&(14/1&'.
28%5%*70+10
.+0'5+<'
28%5%*0+22.'
28%5%*0+22.'
.'0)6*#54'37+4'&
$4+%-
1( 4'37+4'&
+(4#+0$+4&8#.8'$1:
+501675'&
5%*0+22.'
.'0)6*
*+&&'0 #0&5%*'..
28%5%*70+10
28%
%172.'40165*190
28%.#6'4#.2+2'
/+0+/7/&'26*1(
/+0759#5*'&)4#8'.
28%5%*'..
/+0
24'Ä24+06'&%*4+56;
8#.8'+&6#)6;2
%10641.8#.8'
5%#.' 065
016'5
6*'245126+10(14%10641.8#.8'5%#0$'
&'.'6'&+(6*'56#6+%24'5574'#66*'8#.8'+5
.'556*#025+10524#;<10'5#0&.'556*#0
25+105'4+'541614<10'5
245126+10+54'37+4'&(14(#.%10<10'5
016'
#&&24'Ä24+06'&%*4+56;+&6#)561#..0'9%10641.8#.8'5
#0&%10641.<10'-+65%114&+0#6'#0&.#$'.#..%10641.
9+4'#6%10641..'49+6*'#%*8#.8'+06*'(+'.&6;2
8#.8'#55'/$.;
5%#.' 065
016'5
2418+&'190'49+6*
12'4#6+0)-';5
+056#..(.#0)':$'..#'461%100'%628%2+2'61.''/%18#.8'
.+0'5+<'+51.#6+108#.8'5#0&(+66+0)
.''/%1(.#0)'&)#6'
8#.8'#0&0'%'55#4;
(+66+0)5
4#+0$+4&56#0&
14,7/$18#.8'$1:
28%5.''8'
5+<'#0&
.'0)6*#54'37+4'&
/#+0.+0'2'42.#0
$4+%-
1( $4+%-5
0160''&'&+(4#+0$+4&
$1:+575'&
5%#.' 065
/#+0.+0')#6'8#.8'
.#6'4#..+0'
5%*28%.#6'4#.2+2'2'4
2.#05+<'2'42.#0
8#.8' (+66+0)5
8#.8'$1:2'42.#0
5%*6''14'.$19
5%*6''9+6*176(.1961
37+%-
37+%-%172.'4+04170&
8#.8'$1:
5%*'&7.'28%6;2+%#.
.'0)6* 5+<'#54'3
5%*'&7.'28%6''14'..
5+<'#54'37+4'&
.#6'4#..+0'
.#6'4#..+0'
016'5
#..8#.8'/#0+(1.&2+2+0)#0&(+66+0)561$'5%*(+66+0)570.'556*'4'+5#
&4+2<10'#..$;+65'.(+09*+%*%#5'6*'2+2+0)5*#..$'5+<'&2'46*'(.191(
6*'&4+2<10'
/1&+(;/#0+(1.2'%'55#4;&'2'0&+0)10*19/#0;8#.8'5#4'+0#%.756'4
/1&+(;#54'37+4'&&'2'0&+0)109*'6*'46*'8#.8'5#4'2#4#..'.14
2'42'0&+%7.#461/#+0.+0'
/#+0.+0'
8#.8'/#0+(1.&
5%#.' 065
5''&'6#+.
#0&
35
MEMORANDUM
TO: Community Development - DRC
FROM: Recreation and Parks Advisory Board Subdivision Review Committee
CC: Mitch Overton – Director of Parks and Recreation
DATE: August 17, 2017
SUBJECT: Recommendations for Proposal 17379 – Icon Apts (“Ferguson Park”)
Committee Members Present: Brian Close (chair), Beth Thorsen
Staff: Carolyn Poissant – Parks
Applicant: Rick Leuthold (Sanderson Stewart); developer
Discussion Points / Questions / Areas of Concern:
The committee expressed support for improvements in lieu as a means of getting parks with
amenities and recognized that affordable rental housing is needed. However, some concerns
were raised as follows:
Are we are keeping up with our standard of park acreage / 1000 residents?
“Overflow use” from such a large development will likely impact Valley West, especially
dog users since the dog run is so small
The amenities are nice, but with so many residents, will it be enough? IT might be so busy
all the time that no one outside the development would bother going there.
More criteria would be helpful in evaluating what is acceptable for this type of proposal
The following motion was supported by the two committee members present.
Having considered materials and information presented to date, I hereby move to recommend
that the City Commission approve Proposal No. 17379 - ICON Apartment Homes for a park
easement with amenities as shown on the plans.
36
Return to:
Sanderson Stewart
106 East Babcock
Bozeman, MT 59715
FERGUSON PARK DEVELOPMENT AND
MAINTENANCE AGREEMENT
By and Between
Delaney and Company, Inc. and
Ken LeClair Und 1/2 Interest
and
The City of Bozeman
DATED this _____ day of _________________, 20___
37
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 2 (07/18/17) RDL/hav
FERGUSON PARK DEVELOPMENT AND MAINTENANCE AGREEMENT
This Agreement, made and entered into this _____ day of _________, 2017, by and
between DELANEY AND COMPANY, INC., of 101 E Main Street, Suite D, Bozeman,
Montana 59715 and KEN LECLAIR UND 1/2 INTEREST, of 2422 Highland Boulevard,
Bozeman, Montana 59715 (OWNERS) and the CITY OF BOZEMAN (CITY), a municipal
corporation of the state of Montana, with offices at 121 North Rouse Avenue, Bozeman,
Montana 59715.
RECITALS
1. Owners presently own the land, known as Lot 3A of Minor Subdivision No. 365,
being an amended plat of Lot 3, Minor Subdivision No. 295, The Spring Creek
Village Resort, and Lot 2A, Minor Subdivision No. 338, The Spring Creek Village
Resort, located in the SW1/4 of Section 10, Township 2 South, Range 5 East,
P.M.M., City of Bozeman, Gallatin County, Montana, according to the official plat
thereof on file and of record in the office of the County Clerk and Recorder of
Gallatin County, Montana.
2. Lot 3A is zoned as Residential Office and the proposed development is required to
provide 0.03 acres of park land per unit for up to of 12 units per acre. Park area
dedication, improvements in-lieu and cash in-lieu have been provided to satisfy this
requirement.
3. The park area is 1.6 acres and will be known as Ferguson Park.
4. OWNERS are responsible for developing and maintaining Ferguson Park as
associated with the development of Icon Apartment Homes at Ferguson Farm.
5. Pursuant to the City of Bozeman Site Plan approval, dated, ________, and Section
38.27.080 of the City of Bozeman Unified Development Code, the public park shall
be provided, located developed and maintained in accordance with the Parks,
Recreation, Open Space, and Trails Plan (PROST) and shall be known as Ferguson
Park, as shown on Exhibit “A” hereto.
6. OWNERS and the CITY enter into this Agreement in order to address the
development and maintenance of: the public park as associated (Ferguson Park)
with the development of the multifamily development known as Icon Apartment
Homes at Ferguson Farm.
38
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 3 (07/18/17) RDL/hav
AGREEMENTS
OWNERS and the CITY agree:
1. Development Standards. The public park within the subdivision shall be
developed, over time, to a minimum standard consistent with the level of
landscaping required by the City of Bozeman Parks and Recreation requirements
or City of Bozeman ordinances. OWNERS may, in their discretion, develop the
public park to higher standard consistent with the Landscaping Plan for Icon
Apartment Homes at Ferguson Farm. However, nothing herein shall obligate
OWNERS to do anything more with respect to the public park than to plant and
maintain the public park to a minimum level that is consistent with the level of
landscaping for park developments within the City of Bozeman.
2. Park Master Plan. OWNERS intend to develop the Park Master Plan, as approved
by the City of Bozeman on ________, to satisfy the park dedication requirements
for Icon Apartment Homes at Ferguson Farm. The Park Master Plan is intended to
present a uniform plan for both Icon Apartment Homes at Ferguson Farm and
Ferguson Park described herein.
3. The Timing of Development. OWNERS shall develop and Landscape the public
park as part of the First through Eleventh Phases of development of Icon Apartment
Homes at Ferguson Farm. The landscaping described herein shall be completed
within six months (6) of the issuance of the final certificate of occupancy for the
Eleventh Phase of Icon Apartment Homes at Ferguson Farm.
4. Maintenance. OWNERS shall maintain Ferguson Park and the landscaped
boulevards adjacent to the park along Resort Drive and Palisades Drive at no cost
to the CITY. OWNERS shall maintain these areas to a standard consistent with the
level of maintenance afforded other public parks in the City of Bozeman, as
outlined in the PROST Plan.
5. Weed Control, Garbage Collection, Snow and Leaf Removal Plan. In
accordance with the City of Bozeman Subdivision Regulations, OWNERS shall
prepare for submittal and approval by the Park and Recreation Department and City
of Bozeman staff that addresses Weed Control, Garbage Collection, Snow and Leaf
Removal. This plan shall be submitted, reviewed and approved prior to final
acceptance of Ferguson Park and its improvements.
6. Public Park. OWNERS shall maintain all improvements, including furnishings,
facilities and landscaping, as shown on the Park Master Plan, in accordance with
this Agreement. In the event that the landscaping is not maintained to the standards
provided herein or in the event that any of the landscaping becomes a safety issue,
39
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 4 (07/18/17) RDL/hav
then the CITY shall provide written notice to OWNERS identifying the problem
and the correction that is being requested. OWNERS shall take prompt action to
correct any deficiencies and safety issues. If maintenance and safety issues are not
resolved within thirty (30) days. The CITY reserves the right to perform any
maintenance in the public park that the CITY determines is necessary for public
safety. The CITY shall provide written notice of any safety concerns to OWNERS
before the CITY performs any maintenance unless the CITY determines that an
emergency condition exists and that immediate action is required. In such event,
the CITY shall provide written notice to OWNERS as soon as possible after the
CITY has taken corrective action.
7. Indemnification and Insurance. OWNERS agree to indemnify, defend, and save
CITY, its officers, agents, and employees harmless from any and all claims, losses,
damages and liability occasioned by, growing out of, or in any way arising or
resulting from any intentional or negligent act or omission by OWNERS or its
agents, contractors or employees.
CITY agrees to indemnify, defend and save OWNERS, its officers, agents and
employees harmless from any and all claims, losses, damages and liability
occasioned by, growing out of, or in any way arising or resulting from any
intentional or negligent act or omission by CITY or its agents, contractors or
employees.
OWNERS shall provide CITY with evidence of Commercial Liability insurance
issued by a reliable company or companies, or though self-insurance for personal
injury and property damage, in an amount not less than $1,500,000 million per
occurrence and naming the CITY as an additional insured. The insurance must be
in a form reasonably acceptable to CITY and shall be annually renewed during the
terms of this Agreement.
8. Term of Agreement. The terms of this agreement shall be binding upon owners
and CITY until such time as it is modified by amendment or OWNERS no longer
own and control the lands contained within and identified as Ferguson Park under
the terms and conditions of the Public Park Easement that is associated with Icon
Apartment Homes at Ferguson Farm development.
9. Notices. All notices given pursuant to this Agreement must be in writing and shall
be given by facsimile, by personal delivery, by United States Mail or United States
Express Mail postage or delivery charge prepaid, return receipt requested, or by an
established delivery service, such as Federal Express or United Parcel Service (sent
to the person and address or facsimile number designated below) but if facsimile
notice is used such facsimile notice will only be effective if the written notice and
40
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 5 (07/18/17) RDL/hav
confirmation of transmission is sent to the addressee by an established express
delivery service. All notices shall be sent to the following:
Owners: Delaney and Company, Inc.
101 E Main Street, Suite D
Bozeman, Montana 59715
Ken LeClair Und 1/2 Interest
2422 Highland Boulevard
Bozeman, Montana 59715
City of Bozeman: City of Bozeman
121 North Rouse Avenue
Bozeman, Montana 59715
10. Interpretation. This Agreement shall not be construed in favor of or against either
party. It shall be construed neutrally.
11. Amendment. This Agreement shall not be modified or amended, except by a
written amendment executed by and on behalf of both the CITY and OWNERS.
12. Recording. The CITY and OWNERS agree that this Agreement shall be recorded
against the real property described on Exhibit “A” hereto.
41
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 6 (07/18/17) RDL/hav
DATED this day of , 20 .
By:
Ken LeClair
STATE OF MONTANA )
: ss
County of Gallatin )
On this day of , 20 ___, before me, the undersigned, a
Notary Public for the State of Montana, personally appeared Ken LeClair, known to me
to be the person whose name is subscribed to the within instrument, and acknowledged to
me that he/she did execute the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial
Seal the day and year first above written.
Notary Public for the State of Montana
42
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 7 (07/18/17) RDL/hav
Delaney and Company, Inc.
By:
Title:
STATE OF MONTANA )
: ss
County of Gallatin )
On this day of , 20 , before me the undersigned, a
Notary Public for the State of Montana, personally appeared
, known to me to be of Delaney and Company, Inc. and the person
whose name is subscribed to the within instrument and acknowledged to me that he
executed the within instrument for and on behalf of Delaney and Company, Inc.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial
Seal the day and year first above written.
Notary Public for the State of Montana
43
P:17007.02_BKCP_Ferguson_Park_Dev_Maintenance_Agreement 8 (07/18/17) RDL/hav
ACCEPTED BY:
CITY OF BOZEMAN
By: ________________________
Dennis Taylor, City Manager
ATTEST:
Robin Crough, City Clerk
STATE OF MONTANA )
: ss
County of Gallatin )
On this ________ day of ___________________, 20 , before me, a Notary
Public for the State of Montana, personally appeared DENNIS TAYLOR and ROBIN
CROUGH, known to me to be the City Manager and City Clerk, respectively, of the City
of Bozeman and the persons whose names are subscribed to the within instrument, and
acknowledged to me that they executed the same for and on behalf of the City of Bozeman.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial
Seal the day and year first above written.
Notary Public for the State of Montana
44
BOZ:17007.02_BKCP_Park_Easement_072517 1 (07/25/17) RDL/hav/tc
Return to:
Sanderson Stewart
106 East Babcock
Bozeman, MT 59715
PUBLIC PARK EASEMENT
For Ferguson Park Associated with
the Icon Apartment Homes at Ferguson Farm
Delaney and Company, Inc., and Ken LeClair UND 1/2 Interest, GRANTORS, in consideration
of $ 1.00 and for other and valuable considerations, receipt of which is acknowledged, grants to
The City of Bozeman, a municipal corporation of the State of Montana, with offices at 121 North
Rouse Avenue, Bozeman, Montana 59715, GRANTEE, its successors and assigns, a perpetual
public park easement for the use of the public, in, through, and across a parcel of land situated in
Gallatin County, Montana, for Palisades Street and Stafford Drive, pursuant to the attached Exhibit
A and Metes and Bounds description, Exhibit B, as located on the following described real
property:
Lot 3A of Minor Subdivision No. 365, being an amended plat of Lot 3, Minor
Subdivision No. 295, The Spring Creek Village Resort, and Lot 2A, Minor
Subdivision No. 338, The Spring Creek Village Resort, located in the SW1/4 of
Section 10, Township 2 South, Range 5 East, P.M.M., City of Bozeman, Gallatin
County, Montana, according to the official plat thereof on file and of record in the
office of the County Clerk and Recorder of Gallatin County, Montana.
The easement is more particularly described on the attached Exhibits A and B, which by
this reference are made a part hereof.
The GRANTORS agree and acknowledge:
(1) To construct public park improvements including grading, seeding, plantings, irrigation,
sidewalks lighting, hardscape and amenities as identified in the Park Landscaping Plan at
their own expense in accordance with relevant Park and Recreation requirements and City
Ordinances.
(2) To allow the Park and Recreation Department of the City of Bozeman to make any and all
inspections of improvements as noted in item one (1) above as the Parks and Recreations
Department of the City of Bozeman reasonably deems necessary.
(3) That upon inspection, approval, and acceptance by the Park and Recreation Department of
the City of Bozeman of improvements noted in item one (1) above, that the OWNERS shall
become responsible for all major and minor operation and maintenance of said
improvements, according to the Ferguson Park Development and Maintenance Agreement,
including all services as are typically afforded dedicated public parks within the City of
Bozeman.
(4) The GRANTORS state that they lawfully possess the real property described above and
that they have a lawful right to grant an easement thereon or any part thereof and that they will
45
BOZ:17007.02_BKCP_Park_Easement_072517 2 (07/25/17) RDL/hav/tc
forever defend the title to this property against and claims by all persons.
The GRANTORS further agree that the GRANTEE may peaceably hold and enjoy the
rights and privileges herein granted without any interruption by the GRANTORS.
The terms, covenants, and provisions of this easement shall extend to and be binding upon
the heirs, executors, administrators, personal representatives, successors, and assigns of the parties
hereto.
DATED this day of , 20 .
By:
Ken LeClair UND 1/2 Interest
STATE OF MONTANA )
: ss
County of Gallatin )
On this day of ,20 ___, before me, the undersigned, a Notary
Public for the State of Montana, personally appeared Ken LeClair UND ½ Interest known to me
to be the person whose name is subscribed to the within instrument, and acknowledged to me
that he/she did execute the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the
day and year first above written.
Notary Public for the State of Montana
By:
Delaney and Company, Inc.
STATE OF MONTANA )
: ss
County of Gallatin )
On this day of , 20 , before me the undersigned, a Notary
Public for the State of Montana, personally appeared , known to
me to be of Delaney and Company, Inc. and the person whose name is
subscribed to the within instrument and acknowledged to me that he executed the within
instrument for and on behalf of Delaney and Company, Inc.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the
day and year first above written.
Notary Public for the State of Montana
46
BOZ:17007.02_BKCP_Park_Easement_072517 3 (07/25/17) RDL/hav/tc
ACCEPTED:
CITY OF BOZEMAN
By: ________________________
Dennis Taylor, City Manager
ATTEST:
Robin Crough, City Clerk
STATE OF MONTANA )
: ss
County of Gallatin )
On this ________ day of ___________________, 20 , before me, a Notary Public for
the State of Montana, personally appeared DENNIS TAYLOR and ROBIN CROUGH, known to
me to be the City Manager and City Clerk, respectively, of the City of Bozeman and the persons
whose names are subscribed to the within instrument, and acknowledged to me that they
executed the same for and on behalf of the City of Bozeman.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the
day and year first above written.
Notary Public for the State of Montana
47
BOZ:17007.02_BKCP_Park_Easement_071117 4 (07/11/17) RDL/hav/mdb48
BOZ:17007.02_BKCP_Park_Easement_071117.docx 5 (07/11/17) RDL/hav/mdb
EXHIBIT B
Metes & Bounds Description:
A tract of land situated in the SW1/4 of Section 10, Township 2 South, Range 5 East,
P.M.M., in the City of Bozeman, Gallatin County, Montana, being a portion of Lot 3A of Minor
Subdivision No. 365, as recorded in the office of the County Clerk and Recorder of said County,
being more particularly described as follows, to wit:
Beginning at a point on the east line of said Lot 3A, whence said point bears S 00°08’31” W
along said east line, a distance of 364.16 feet from the northeast corner of said Lot 3A;
thence, from said Point of Beginning, S 00°08'31" W along said east line, a distance of
122.48 feet; thence, leaving said east line, along a curve to the right with a central angle of
73°13’40”, a radius of 17.79 feet, and a length of 22.73 feet (chord bears S 36°50’48” W a
distance of 21.22 feet); thence N 89°25’21” W a distance of 490.84 feet; thence
N 00°34’39” E a distance of 139.61 feet; thence S 89°25’21” E a distance of 502.46 feet to
said Point of Beginning,
having an area of 1.611 acres, more or less.
49