March 21, 2018

Ms. Kendra Spergel

City of Grove City

4035 Broadway

Grove City, Ohio 43123

Sent via email to: kspergel@grovecityohio.gov

Re: The Ashford of Grove City (Application #201702210006)

Final Development Plan, Response to Comments

Dear Ms. Spergel,

On behalf of Wallick Asset Management LLC, the applicant for Application #201702210006 – The Ashford of Grove City, please

find our responses to the comments/recommendations from the City of Grove City Development Department for our

application enclosed within this letter. We appreciate the opportunity to respond to the comments and look forward to

continuing to work with the City staff and other partners throughout the process.

1. Currently open space does not meet requirements of Section 1101.09(b). Based on staff’s calculations, the

property has 2.91 acres of provided open space that is not within setbacks or the 100-year floodplain. Based on

the proposed number of units in the development and open space requirement calculations for multi-family

sites, 5.824 acres of open space are required making the site 2.91 acres below the required amount. The site will

either need to be modified to meet the open space requirement or have the remaining space be dedicated as a

fee in lieu of.

Response: The Zoning and Development Text establishes a maximum limit on the number of beds (or occupants)

permitted in the building of 170 beds (across both the Assisted Living and Memory Care). This maximum limit is

based on the applicant’s over 30 years of experience operating similar communities where we’ve seen that Assisted

Living units are single occupancy, and most of our Memory Care units are shared occupancy (as is the trend in the

industry).

We would like to propose the 170 beds as the total numerator for the equation – specifically due to the fact that

the drafted Zoning and Development Text for the PUD-R restrict the project to that maximum occupancy.

The modified calculation, based on the total permitted occupancy in the building would be as follows:

170 beds/1000*20 = 3.4 acres. By subtracting the 2.91 that has already been calculated by the city, there is a

difference of 0.49 acres.

2. Staff has concerns regarding the configuration of the proposed entrance off the shared CVS access drive. Because

of visibility and line of sight concerns at the corner, staff recommends this intersection become a three-way stop

with appropriate signage and stop bars. Recognizing that these improvements will partially be on the CVS

property, these improvements should be added to plans with a note stating that this will be coordinated with

adjacent property owners.

Response: Acknowledged. Our team will reach out to CVS to discuss the feasibility of traffic calming options for the

drive, however, because the shared access drive is physically located on the CVS-owned property our team cannot

directly make improvements or alterations to the drive without full consent/coordination. We do commit to

providing a stop sign at the drive on our property that will be accessing the CVS controlled drive, please find the

stop sign on the updated documentation provided with this letter.

3. Remove the sidewalk shown in the Southwest Blvd right-of-way from plans and instead include a note on the plans

indicating that a monetary contribution will be provided to the City for the future construction of a bike path in the

Southwest Blvd right-of-way.

Response: Acknowledged, this change is reflected in the updated documentation provided with this letter. Our team

will work with staff regarding any applicable easements, dedication of land and/or monetary contributions for the

future construction of a bike path along the Southwest Boulevard frontage.

4. Remove the 15’ path easement shown in the Southwest Blvd right-of-way from the plans.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

5. Additional amenities including increased landscaping and a walking path are required around the proposed pond,

per standard drawing C-GC-98.

Response: Acknowledged, our project team has discussed this item with Grove City staff to better understand the

requirements of this section of the Code. The retention pond is located in the rear of the property, away from any

existing, or future, public pathways. The property owner does not want to encourage internal circulation within the

project, as such, the additional pathways and landscaping are omitted from the plans to limit the liability and

maintain safety for proposed residents as well as the greater public.

6. The proposed monument sign is approximately 6’ from the front property line. Please note that ground signs and

all landscaping associated with the sign must be at least 10’ from property lines.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

7. The proposed retaining wall for the southern drive should have a stamped brick or similar character decorative

finish. Details should be submitted for the retaining wall or a note added to plans describing the wall.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

8. Provide lighting spec sheets showing the proposed exterior lighting fixtures to be used on the site. Fixtures should

match the decorative character of those utilized on the adjacent CVS and O’Reilly sites.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

9. The proposed dumpster and enclosure is in a tight space that does not appear to allow the space for a garbage

truck to maneuver. Please clarify how trash collection will occur on the site.

Response: The project will be served by a 6-yard dumpster. On days of service/trash collection, the property

operations team will roll the dumpster out of the enclosure for service and return the dumpster to the enclosure

upon collection, making the maneuverability of the truck easier. An exhibit has been provided to show that a truck

can navigate the site collect the garbage, and exit without impacting the parking.

10. Provide an elevation of the proposed dumpster enclosure. Please note that the enclosure should have walls

matching the brick utilized on the building and have gates that are stained, solid wood that are 100% opaque.

Additionally, landscaping is required around enclosures that meets the requirements of screening of service

structures in Section 1136.08 (which includes plantings at least 36” in height at the time of installation placed no

more than 5’ apart around the enclosure).

Response: Acknowledged. Our project landscape architect discussed this item with staff and has confirmed that the

plantings provided meet the minimum requirements of Section 1136.08.

11. Update sheet C200 to remove the “By Marriott” label in the rear courtyard.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

12. The shrubs along the frontage of the property will need to be an evergreen hedge to be 100% opaque and be 36”

at the time of installation.

Response: Acknowledged, clarification of this item is reflected in the updated documentation provided with this

letter

13. Update the note for screening of service structures on sheet L1.0 to state that all service structures shall be

screened per the requirements of Section 1136.08.

Response: Acknowledged, clarification of this item is reflected in the updated documentation provided with this

letter

14. Please describe how landscaping will be maintained on the property including if and where on the site any

irrigation will be installed. Staff recommends irrigating entry features on the site, including the monument sign

area.

Response: Acknowledged. The limits of the irrigation have been added to the plan on sheet L1.0.

15. Update the tree planting typical for the Evergreen Tree to match the language used for the Tree Panting typical (on

number 3) on sheet SD1.0.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

16. Include how existing trees will be preserved during the construction process (i.e. signage, fencing, etc.) on the tree

preservation plan.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

17. Add a note to the landscape plan stating that Hydro or Penn mulch will be used in lieu of straw when sowing grass

seed.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

18. Provide additional site details to sheet C101 including pavement sections, concrete dumpster pad, bollards, and

curbing. More information on requirements can be found in the Grove City Standard Drawings. Please note that

only 18” straight or 12” tilt out curbing is permitted.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

19. Add a note to the plans stating that all pavement striping will be white.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

20. Please note that staff is in agreement with the provided traffic assessment, but an assessment signed and stamped

by a licensed civil engineer will need to be submitted for review.

Response: Acknowledged, a signed and stamped letter is provided with this letter.

21. Staff has concerns regarding the proposed mounding along the east property line that there could be standing

water at the base of the mounds, resulting in maintenance issues for the adjacent landowners and drainage onto

the shared access drive. Storm sewer inlets along with carefully graded swales of sufficient slopes are required at

the base of all mounding.

Response: To clarify, there is no proposed mounding along the eastern property line. The topography that is show

on the grading plan reflects the improvements and grading that will be done in conjunction with the construction of

the new building.

22. The ditch lines along the front of the property are very flat and will result with there being standing water in that

area.

Response: Acknowledged.

23. Please note that installing an endwall in the floodplain will require no-rise certification from FEMA.

Response: Acknowledged. The project team will follow all appropriate actions for any applicable approvals and

certifications for the site work and construction.

24. Update the structure numbers to be in consecutive order.

Response. Acknowledged.

25. Calculation of the critical storm shall use a rainfall depth of 2.20 inches per section 3.0 of the Grove City

Stormwater Design Manual.

Response: Acknowledged, the calculation has been updated and provided with this letter.

26. Prove stormwater profiles and include details for structures that have orifice plates.

Response: Acknowledged, this is reflected in the updated documentation provided with this letter.

Thank you again for the opportunity to respond to the comments and recommendations from the City of Grove City and their

partners. Should you have any questions or wish to discuss any of the line items in more detail, please do not hesitate to

contact me direct at 614-552-5929 or via email at nboyer@wallick.com.

Sincerely,

Nicole Boyer, Vice President

Wallick Asset Management

CC (Via Email): Kim Shields, City of Grove City

Kyle Rauch, City of Grove City

Mary Havener, City of Grove City

1 | P a g e

THE ASHFORD and THE GROVE of GROVE CITY

PROJECT NARRATIVE

Wallick Communities is excited to bring The Ashford and The Grove, our Assisted Living and Memory Care

communities, to Grove City. Wallick has been providing senior living solutions for more than 30 years. In the

Grove City community, Wallick has identified an under-served population of seniors who need greater housing,

assisted living and care options.

The American population is aging at an unprecedented rate; the senior population is expected to nearly double

by 2040. In Grove City, there are more than 4,500 individuals aged 65 and older. As these individuals age their

need for quality senior living environments within the city will increase. Based on Wallicks’ experience in

operating senior living communities we know our typical residents are over 75 years old. Many of them come to

our Assisted Living and Memory Care communities after they have either lost a loved one or have become too

frail to remain at home. They seek a living arrangement that provides high-quality services at a price point this is

financially attainable.

Our commitment and dedication to caring for seniors involves more than just a building. We take a holistic

approach to senior living, incorporating building design, services and activities, resident comfort and cost

considerations. Through this multifaceted approach our communities become a home that can not only sustain –

but also improve – that quality of life for our residents, and provide peace of mind for their loved ones.

Wallick also understands the needs of the families of seniors and the importance and enrichment of their lives

that comes from remaining close to loved ones. Many of our residents have resided in, or have adult children

who live within a five (5) mile radius of our communities. Busy Grove City families, who are raising children and

in the mid-career phase of their lives, want high quality living environments for their senior loved ones close to

home. In this way, the Ashford and the Grove represent amenities for Grove City families of senior residents.

The Ashford and The Grove of Grove City will “Open Doors to Homes, Opportunity and Hope” for senior residents

and their families of Grove City through a high-quality licensed Residential Care facility that will provide housing

and services at a financially attainable price point.

PROJECT NARRATIVE:

Wallick Communities proposes to develop the property containing approximately 7.12 acres located south of

Southwest Boulevard and west of Broadway (the “Property”) as a Senior Living campus featuring Assisted Living

and Memory Care and will provide services to the aging population in the Grove City community at a value-driven

price point.

2 | P a g e

The proposed development will feature an up-to 102,000 square-foot, three-story, licensed Residential Care

Facility that will provide housing and services through Assisted Living and Memory Care platforms as summarized

below (the “Project”):

1) A three-story main building with up-to 130 Assisted Living units in a mixture of studio and one-bedroom

units, called The Ashford of Grove City.

The Ashford of Grove City is a unique take on assisted living pioneered by Wallick Communities. Our

Ashford projects are economically attainable to the people who need it while providing comparable

services to the high-end assisted living communities that are already in the market. The Ashford model

has been celebrated in the Senior Housing community as an innovative way to provide moderate and low-

income Seniors a top quality of life while also keeping costs affordable; our communities empower our

residents to save around 10% to 50% compared to similar options.

Most importantly, our approach to caregiving helps us deeply understand—and adapt—to our residents’

needs, from design to quality of care. At The Ashford of Grove City, our assisted living provides high-

quality care at a price that protects residents and their loved one’s financial health. That’s because, at The

Ashford, the needs of our residents’ define our mission.

2) A connected single-story wing with up-to 30 units of Memory Care providing a mix of private and shared

suites for seniors with Alzheimer’s or other associated dementias affecting memory and other cognitive

skills called The Grove of Grove City.

The Grove of Grove City will be a state-of-the-art community exclusively designed for seniors with age-

related dementias. Visit The Grove, and you’ll see, it’s a new day for memory care. Designed with our

residents’ needs in mind; gone are the nurses’ stations and scrubs, long sterile hallways and bland food

that bore residents. At The Grove, we provide a vibrant homelike experience where residents thrive.

Neighborhoods serve as the cornerstone of The Grove’s revolutionary design. With only 10-16 residents

each, these smaller neighborhoods replicate the feeling of home, are easier to navigate and encourage

interaction.

The Project contemplates a community focused on resident wellness and will offer multiple social destinations,

restaurant-style dining and spacious private rooms and bathrooms, all under a single roof. The community will

offer health and wellness classes, social activities, healthy flexible meal plan options as well as spiritual and

educational opportunities.

The new PUD-R zoning will allow for the Property to function as a senior campus community with opportunities

for residents to remain active in the City of Grove City community and near their families through financially viable

assisted living and memory care options. The new assisted living and memory care facility will provide an

economical housing option for residents through competitive rent advantages to comparable projects in the

community.

3 | P a g e

As an infill development, the Site Plan provides the best economic value to the City and community using existing

infrastructure and optimizes development potential in ways that benefit current and future citizens. Once

constructed, our community will support up to 170 residents while also creating over 50 new full-time

employment opportunities within the city limits. The development fits as an appropriate transitional use between

the neighboring retail-commercial, industrial and other multi-family uses. Traffic is limited in terms of resident

driving, off-peak visitation patterns and three employee shift changes that dilute traffic impact. With such reduced

traffic per unit, the density of the community “lives quiet” and has limited impact that is well below its unit count,

compared with other types of multi-family living. The Project will promote a better-connected community as well

as healthy and active lifestyles via the onsite sidewalks. Most importantly, the Project will provide a wider variety

of assisted living housing options by providing a new community that is in a desirable central city location and at

a price point that is attainable.

1 | P a g e

THE ASHFORD OF GROVE CITY

ZONING AND DEVELOPMENT STANDARDS TEXT

EXISTING ZONING: C-2 (Retail Commercial)

PROPOSED ZONING: PUD-R (Planned Unit Development, Residential)

EXISTING PROPERTY ADDRESS: West Southwest Boulevard, West of Broadway

EXISTING PARCEL ID: 040-013660-00 (7.2 acres)

CURRENT OWNER: LS Grove City Realty, LLC

APPLICANT: Wallick Asset Management LLC, as the agent for Owner

DATE OF TEXT: February 21, 2018

APPLICATION NUMBER: 201801240003

GENERAL PROVISIONS:

The provisions outlined within these development standards shall apply to the Property unless otherwise modified

by Grove City Council (the “Council”) through the Development Plan process. Provisions of the Codified

Ordinances of Grove City (the “Code”) shall apply only to the extent not otherwise addressed in this Zoning and

Development Standards Text (the “Text”).

For the purposes of this Text, the terms and words contained within carry their customarily understood meanings.

Words used in the present tense include the future tense and the plural words include the singular and the singular

the plural. The word "shall" is intended to be mandatory; "occupied" or "used" shall be considered as though

followed by the words "or intended, arranged or designed to be used or occupied". In case of any conflict between

this Text and the Code, this Text shall control.

All provisions of this Text are severable. If a court determines that a word, phrase, clause, sentence, paragraph,

subsection, section or other provision is invalid or that the application of any part of the provision is invalid, the

remaining provisions and the application of those provisions shall not be deemed affected by that decision.

Any use not permitted herein shall be considered prohibited, except that a use may be permitted if approved by

Council.

Deviations from the standards and requirements set forth herein as well as the Code, Stream Corridor Protection

Policy and Standard Drawings may be approved by Council through the Development Plan process, as long as they

are consistent and harmonious with the overall intent of the development and do not diminish, detract or weaken

the overall compatibility between uses or integrity of proposed construction improvements within or in proximity

of the Property.

2 | P a g e

INTRODUCTION

The property is 7.12 +/- acres of vacant land as depicted on the Final Development Plan dated February 2018 (the

“Site Plan”) and located south of Southwest Boulevard and west of Broadway in Grove City, Jackson Township,

Franklin County, Ohio. The property is currently zoned C-2. The applicant requests the approval of a PUD-R

rezoning and development plans for the construction and operation of a senior living campus which will include

Assisted Living and Memory Care (the “Project”) on the subject property as shown on the Site Plan.

The proposed development contemplates a community focused on resident wellness and will offer multiple social

destinations, restaurant-style dining and spacious private rooms and bathrooms, all under a single roof. The

community will offer health and wellness classes, social activities, healthy flexible meal plan options as well as

spiritual and educational opportunities. The project will serve senior loved ones of Grove City residents and many

long-term members of the community in a high-quality living environment that is close to home.

PERMITTED USES

Uses permitted on the property shall be:

1) A Senior Living Campus that will offer personal and assisted living care services to its residents, as defined

by the Ohio Administrative Code rules 3701-17 to 3701-17-26 and licensed by Ohio Department of Health

at a maximum of 160 units of Assisted Living and Memory Care. Independent senior living may also be

offered.

2) All C-2 uses shall be permitted as alternatives to the Senior Living Campus upon meeting all requirements

and following all approval procedures under the Grove City Zoning Code.

3) Accessory uses shall be regulated in accordance with the Grove City Zoning Code.

ZONING AND DEVELOPMENT STANDARDS:

The development of the Property shall comply with the following development standards and the approved Site

Plan for the property:

SITE SIZE: 7.12 Acres

MAXIMUM PERMITTED DENSITY (Senior Living Campus):

By Unit: 160 units / 7.12 acres = 22.5 units/acres

By Bed: 170 Beds / 7.12 acres = 23.8 beds/acre

MINIMUM BUILDING SETBACKS (As shown on Site Plan):

Front = 80’-0” (from ROW)

Side = 25’-0”

Rear = 25’-0”

Side (from ROW) = 40’-0”

3 | P a g e

MINIMUM OFF-STREET PARKING SETBACKS (As shown on Site Plan):

Front = 50’-0” (from ROW)

Side (adjacent to shared access drive) = 15’-0”

Rear = 10’-0”

Side (adjacent to railroad property) = 20’-0”

LOT COVERAGE / IMPERVIOUS AREA:

Maximum Coverage by Buildings: 45%

Proposed Coverage: 43%

Proposed Impervious Area: 3.06 Acres

Proposed Green Space: 3.53 Acres

OPEN SPACE REQUIREMENTS:

Open space shall be as shown on the approved Final

Development Plan and may be permitted to deviate

from the standards of Code Section 1101.09(b).

LANDSCAPING:

Senior Living Campus: Landscaping and buffering for a Senior Campus use shall

be as shown on the approved Final Development Plan

and may be permitted to deviate from the standards of

Code Chapter 1136.

C-2 Uses: Landscaping and buffering for C-2 uses shall meet the

requirements of Code Chapter 1136, as applicable.

OFF STREET PARKING / DRIVES:

Minimum Parking Requirement: 1 space/2 units

(160 units / 2 = 80 units)

The parking calculation is based on the operational

experience at similar facilities and expectation that:

(1) the number of residential vehicles will likely be less

than 20% (or 30) of the total number of beds, and

(2) the maximum number of employees on site will be

no more than 20 during three shift changes.

(3) most visitor traffic and parking occur on weekends

and evenings that “off-peak” from normal rush hour

traffic.

Standard Parking Stall: 9’ x 20’

ADA Parking Stall: 9’ x 20’

Minimum Drive Isle Width: 24’

4 | P a g e

SIDEWALKS: Sidewalks shall be constructed as shown on the

approved Final Development Plan; this includes but is

not limited to minimum width, location, and materials.

SITE LIGHTING: All site light fixtures shall be cut off fixture with a

maximum pole height of 20’-0”.

Exterior lighting fixtures shall match the character of site

lighting fixtures used on adjacent properties.

Any C-2 uses shall be required to light all vehicular and

pedestrian areas on the property to at least 0.5 foot-

candles.

FENCING: Fencing shall be limited to the areas as shown on the

Final Development Plan.

RETENTION PONDS: Retention ponds shall comply with and be constructed

in accordance with the Grove City Stormwater Design

Manual

SIGNAGE: Signage shall meet the provisions of the City Sign Code.

The property shall have a primary monument

sign along the Southwest Boulevard frontage.

The property may be allowed as secondary

monument sign along the shared access drive

along Route 62 provided that necessary

easements and agreements are submitted

showing that het adjacent property owners is

agreeable to the proposed sign. The size, design

and placement of all monument signs shall be

approved through the development plan.

Wall Signage for C-2 Use: Wall signage shall be permitted on a C-2 permitted use,

so long as it meets the requirements of Code Chapter

1145 or as otherwise approved by Council or the Grove

City Board of Zoning Appeals.

BUILDING AREA: Maximum building square-footage on site shall be

102,000 Square-Feet

5 | P a g e

BUILDING HEIGHT / STORIES:

Maximum Building Height

(Senior Living Campus):

3 Stories for a Maximum Building Height of 50’-0”

(Measured to the Building Peak)

Maximum Building Height

(C-2 Use):

Uses other than the Senior Living Campus shall conform to the C-2 development standards in Section 1135.12 and Table 1135.12-II of Code unless otherwise approved by Council or the Grove City Board of Zoning Appeals.

EXTERIOR MATERIALS:

Building elevation drawings and completed construction shall demonstrate a consistent level of

quality of architectural design and materials on all sides of the building, as shown on the Building

Elevations and Material List/Board as approved and further defined below.

Building Materials: Building elevation materials shall include:

Full, thin set and synthetic brick

Fiber cement siding and trim

Vinyl siding, trim and accessories

Metal and aluminum siding, trim and accessories

Asphalt, metal and membrane sheet roofing

At least 50% of the building frontages along Southwest

Boulevard and Broadway shall consist of masonry as

well as additional architectural details that help break

up the mass of the building.

Exterior Colors:

Siding: Natural earth tones and or warm neutral colors,

including white. High-chroma colors are not permitted

Trim: Natural earth tones and or warm neutral colors,

including white. Complementary or contrasting to

siding color. High-chroma colors are not permitted.

Roof: Single colors shall be from the color range of natural

materials.

ACCESSORY STRUCTURES: The project shall be permitted to have one detached

shed for the entire site. Structure shall utilize materials

similar to the primary structure(s) on the site and shall

be at a maximum height of no greater than 15’.

Note: All architectural features shall be as described within this text or depicted on the Final

Development Plan.

PHASING: The property shall be developed as a single phase.

DESCRIPTION OF 7.198 ACRES

Situated in the State of Ohio, County of Franklin, City of Grove City, being located in Virginia Military

Survey Number 1388, and being a part of that 8.567 acre parcel described in a deed to LS Grove City

Realty, LLC, of record in Instrument Number 200812300185704, all records referenced herein are on file

at the Office of the Recorder for Franklin County, Ohio, and being more particularly bounded and

described as follows:

BEGINNING at a 5/8 inch iron pin found at the intersection of the south right-of-way line for Southwest

Boulevard and the east railroad property line for CSX Transportation, of record in Official Record 13276

B15 and Deed Book 592, Page 1, being the northwest corner of said 8.567 acre parcel;

Thence South 70 degrees 40 minutes 56 seconds East, along the south right-of-way line for said

Southwest Boulevard, along the north line of said 8.567 acre parcel, a distance of 141.47 feet to a point;

Thence South 63 degrees 06 minutes 53 seconds East, continuing along the south right-of-way line for

said Southwest Boulevard and the north line of said 8.567 acre parcel, a distance of 189.61 feet to a point;

Thence South 62 degrees 55 minutes 39 seconds East, continuing along the south right-of-way line for

said Southwest Boulevard and the north line of said 8.567 acre parcel, a distance of 31.56 feet to the

northeast corner of said 8.567 acre parcel, being the northwest corner of a parcel of land described in a

deed to CVS 1223 OH, LLC, of record in Instrument Number 200601060003601;

Thence South 34 degrees 11 minutes 41 seconds West, along an east line of said 8.567 acre parcel, along

the west line of said CVS parcel, a distance of 320.35 feet to a southeast corner of said 8.567 parcel, being

a southwest corner of said CVS parcel;

Thence South 55 degrees 48 minutes 19 seconds East, along a north line of said 8.567 acre parcel, along

the south line of said CVS parcel, a distance of 31.70 feet to a northwest corner of that 1.368 acre parcel

described in a deed to Falls Advance LLC, of record in Instrument Number 201612130171457;

Thence South 34 degrees 11 minutes 44 seconds West, across said 8.567 acre parcel, along a west line of

said 1.368 acre parcel, a distance of 160.49 feet to a west corner of said 1.368 acre parcel;

Thence South 01 degree 24 minutes 20 seconds East, continuing across said 8.567 acre parcel and along

a west line of said 1.368 acre parcel, a distance of 131.38 feet to a southwest corner of said 1.368 acre

parcel, being a southeast corner of said 8.567 acre parcel, and being a northwest corner of that 0.933 acre

parcel described in a deed to Nancy Jo Taylor and Hal Herbert Taylor, Trustee of the Nancy Jo Taylor

Revocable Living Trust Dated October 15, 2009, of record in Instrument Number 201001050001369;

Thence South 35 degrees 07 minutes 03 seconds West, along an east line of said 8.567 acre parcel, along

the west line of said 0.933 acre parcel, a distance of 136.96 feet to the southeast corner of said 8.657 acre

parcel, being the southwest corner of said 0.933 acre parcel, and being on the north line of a parcel of

land described in deeds to Broadway Grove Apartments LLC, of record in Instrument Number

200810030148335 and Instrument Number 200911200167610;

Thence North 79 degrees 44 minutes 31 seconds West, along the south line of said 8.567 acre parcel,

along the north line of said Broadway Grove parcel, a distance of 481.10 feet to the southwest corner of

said 8.567 acre parcel, being the northwest corner of said Broadway Grove parcel, and being on the east

railroad property line for said CSX Transportation;

Thence North 32 degrees 42 minutes 34 seconds East, along the west line of said 8.567 acre parcel and

the east line of said CSX Transportation, a distance of 552.29 feet to a point;

Thence North 32 degrees 40 minutes 30 seconds East, continuing along the west line of said 8.567 acre

parcel and the east line of said CSX Transportation, a distance of 303.45 feet to the POINT OF BEGINNING

for this description, containing a total of 7.198 acres and being all of Franklin County Auditor’s Parcel

Number 040-013660.

Bearings described herein are based on Grid North, referenced to the Ohio State Plane Coordinate System

(South Zone) and the North American Datum of 1983 (2011 Adjustment), as established using a GPS survey

and NGS OPUS solution.

This description was prepared based on an actual field survey of the premises performed by American

Structurepoint, Inc. and is intended for zoning purposes only.

T/SLAB 1ST FL.0' - 0"

GALV. STEEL POST & FRAME

STAINED WOOD GATE

CULTURED STONE WALL CAP

7'-4"

4"

BRICK VENEER

7'-8"

VARI

ES

T/SLAB 1ST FL.0' - 0"

CULTURED STONE WALL CAP

BRICK VENEER TO MATCH BUILDING

MEMORY CARE BUILDING

LANDSCAPING. SEE LANDSCAPE PLANS

GRADE. SEE CIVIL PLANS

RDL ARCHITECTS, INC16102 Chagrin Blvd. Suite 200Shaker Heights, Ohio 44120T: 216-752-4300 F: 216-752-4301www.rdlarchitects.com

rdla: # COPYRIGHT © 2018

03/20/18 SK-1

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State of Ohio, County of Franklin, City of Grove City,Virginia Military Survey No. 1388

Location MapNot to scale

BASIS OF BEARING

Bearings described hereon are based on the bearing of South 63 degrees06 minutes 53 seconds East for the south right-of-way line for SouthwestBoulevard, as measured from Grid North, referenced to the Ohio StatePlane Coordinate System (South Zone) and the North American Datumof 1983, as established utilizing a GPS survey and an NGS OPUSsolution.

LegendGENERAL PROPERTY INFORMATION

Owners of Record: LS Grove City Realt, LLC

Tax Information: Land Use - 400, Vacant Land; Tax District - 040 - City of Grove City School District - 2511, South Western CSD

Current Tax PIDs: 040-13660-00

Current Address: Southwest Boulevard, Grove City, Ohio

Current Deed Reference: Inst. No. 200812300185704

To: LS Grove City Realty, LLC; and Chicago Title Insurance Company; and/or their successors and/or assignsas their interests may appear:

This is to certify that this map or plat and the survey on which it is based were made in accordance with the2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established andadopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 6, 7, 8, 9, 10, 11, 13, 14, 16, 17, 18, 19, 20 ofTable A thereof. The field work was completed on November 13, 2017.

Date of Plat or Map: December 04, 2017This document is not valid unless imprinted with a land surveyor's seal.

Brian P. Bingham DateProfessional Land Surveyor 8438

SURVEYOR'S NOTES

1. This plat of an ALTA/NSPS LAND TITLE SURVEY is based upon the Chicago Title InsuranceCompany commitments for title insurance having Commitment No. 28160383, dated December 30,2008 at 4:15 pm.

2. No comment is made regarding the following Exceptions in Schedule B - Section II of thecommitment for title insurance: A-E, AA, W, U, V.

3. The following notes are keyed to the Exceptions in Schedule B - Section II of the above referencedcommitments for title insurance.

Item H: Easement of record in Official Records Volume 10204, Page I17, Recorder's Office,Franklin County, Ohio.Surveyor's Note: Does not affect subject property.

Item K: Easement of record in Official Records Volume 10204, Page J03, Recorder's Office,Franklin County, Ohio.Surveyor's Note: Does not affect subject property.

Item L: Easement of record in Official Records Volume 12691, Page E03, Recorder's Office,Franklin County, Ohio.Surveyor's Note: Does not affect subject property.

Item M: Easement of record in Deed Book 3349, Page 668, Recorder's Office, Franklin County,Ohio.Surveyor's Note: Affects subject property, see plat.

Item N: Easement of record in Official Records Volume 11157, Page A04, Recorder's Office,Franklin County, Ohio.Surveyor's Note: Does not affect subject property.

Item P: Easement of record in Deed Book 3307, Page 353, Recorder's Office, Franklin County,Ohio.Surveyor's Note: Does not affect subject property.

Item Q: Restrictions of record in Instrument Number 200601060003613, Recorder's Office,Franklin County, Ohio, and amendments/supplements of record, if any, but omitting any covenantor restriction based on race, color, religion, sex, handicap, familial status or national origin unlessand only to the extent that said covenant (a) is exempt under Chapter 42, Section 3607 of TheUnited States Code or (b) relates to handicap but does not discriminate against handicap persons.Surveyor's Note: Affects subject property, see plat.

Item R: Notice of Commencement, filed March 14, 2006, of record in Instrument Number200603140047683, Recorder's Office, Franklin County, Ohio.Surveyor's Note: Does not affect subject property.

4. The purpose of this survey was to prepare an ALTA/NSPS Land Title Survey for the site.

5. This plat of an ALTA/NSPS LAND TITLE SURVEY represents the conditions of the site on:November 13, 2017 (date of latest field activity).

6. The accuracy of any flood hazard data shown on this survey is subject to map scale uncertainty and toany other uncertainty in location or elevation on the referenced Flood Insurance Rate Map. FloodInsurance Rate Map having Community-Panel Number 39049C0314K (effective date June 17, 2008)of the National Flood Insurance Program indicates this site to be within zone “X” (areas determined tobe outside 500-year floodplain), within the 500-year floodplain, within the 100-year floodplain andwithin the floodway.

7. No encroachments were observed on the subject property.

8. The subject property is adjacent to the south right-of-way line for Southwest Boulevard (a public road)and the east right-of-way line for CSX Railroad.

9. Discussion of Certain ALTA Table A Items:

Item 6: No zoning information per client provided report:

Item 9: No parking spaces are present on site.

Item 10: No party walls designated by client.

Item 16: Observed evidence of current earth moving work or construction is not present on site.

Item 17: The undersigned has not been made aware of any proposed changes to the publicright-of-way width or location. There is no evidence of recent sidewalk construction.

Item 18: No wetlands areas were delineated by appropriate authorities. This survey only certifiesthat the undersigned was not made aware of any wetlands.

10. The locations of any underground utilities shown on this plat are based upon above ground evidence(including, but not limited to, manholes, inlets, and marks made on the ground by others) and arespeculative in nature. There may be underground utilities for which there is no above ground evidenceor for which the above ground evidence was not observed (i.e. buried or paved over).

Observed evidence of Telecommunications (which may or may not include telephone, cable TV andfiber optic lines), Sanitary Sewer and Storm Drainage exist on or adjacent to the subject property.

11. American Structurepoint, Inc. makes no warranty, either expressed or implied, as to our staking,findings, recommendations, plans, specifications, or professional advice except that the work wasperformed pursuant to generally accepted standards of practice and degree of care exercised bymembers of the same profession on projects of comparable size and complexity. As used in thissurvey, the word certify (certified, certification, and/or certificate) shall be interpreted as meaning aprofessional opinion regarding the conditions of those facts and/or findings which are the subject ofthe certification and does not constitute a warranty or guarantee, either express or implied.

12. This Plat of an ALTA/NSPS LAND TITLE SURVEY represents a survey made under mysupervision and in compliance with the Minimum Standards for Boundary Surveys as established byChapter 4733-37 of the Ohio Administrative Code with corners established as shown and is true andcorrect to the best of my knowledge.

1 of 1

LEGAL DESCRIPTION

PARCEL I:

SITUATED IN THE STATE OF OHIO, COUNTY OF FRANKLIN, CITY OF GROVE CITY ANDVIRGINIA MILITARY SURVEY NUMBER 1388, AND BEING AN 8.567 ACRE PARCELCOMPRISED OF PORTIONS OF THE ORIGINAL 3.4023 ACRE TRACT CONVEYED TO CVS1223 OH, L.L.C. IN INSTRUMENT NUMBER 200601060003601 AND THE ORIGINAL 8 1425ACRE TRACT CONVEYED TO CVS 1223 OH, L.L.C. IN INSTRUMENT NUMBER200601060003602, WITH ALL RECORD REFERENCES HEREIN CITED BEING TO THERECORDS OF THE FRANKLIN COUNTY RECORDER'S OFFICE, COLUMBUS, OHIO, ANDSAID 8.567 ACRE PARCEL BEING MORE PARTICULARLY BOUNDED AND DESCRIBED ASFOLLOWS:

BEGINNING FOR REFERENCE AT A POINT AT THE CENTERLINE INTERSECTION OFBROADWAY (U.S. ROUTE 62) (VARIABLE WIDTH) AND SOUTHWEST BOULEVARD(EAST) (VARIABLE WIDTH), AND ON THE WESTERLY LINE OF THE 6.395 ACRE TRACTCONVEYED TO THE CITY OF GROVE CITY, OHIO IN DEED VOLUME 3734, PAGE 238;

THENCE S 34° 14' 12“ W. , ALONG THE CENTERLINE OF BROADWAY, A DISTANCE OF65.00 FEET TO A POINT AT THE ORIGINAL NORTHEASTERLY CORNER OF SAID 3.4023ACRE TRACT, THE SOUTHEASTERLY CORNER OF SAID 6.395 ACRE TRACT AND THENORTHEASTERLY CORNER OF THE 0.0667 ACRE TRACT CONVEYED TO THE STATE OFOHIO AS PARCEL NUMBER 11-WD IN OFFICIAL RECORD VOLUME 12418, PAGE G20;

THENCE N. 56° 00' 00" W., LEAVING SAID CENTERLINE OF BROADWAY AND ALONG ANORIGINAL NORTHERLY LINE OF SAID 3.4023 ACRE TRACT, A SOUTHERLY LINE OF SAID6.395 ACRE TRACT AND A NORTHERLY LINE OF SAID 0.0667 ACRE TRACT, A DISTANCEOF 30.00 FEET TO A POINT ON THE ORIGINAL WESTERLY RIGHT-OF-WAY LINE OFBROADWAY, AND AT A SOUTHERLY CORNER OF SAID 6.345 ACRE TRACT AND ANORTHERLY CORNER OF SAID 0.0667 ACRE TRACT;

THENCE N. 22° 39' 34“ W. , LEAVING SAID ORIGINAL WESTERLY RIGHT-OF-WAY LINEOF BROADWAY AND ALONG AN ORIGINAL NORTHERLY LINE OF SAID 3.4023 ACRETRACT, A PORTION OF A SOUTHERLY LINE OF SAID 6.395 ACRE TRACT AND ANORTHERLY LINE OF SAID 0.0667 ACRE TRACT, A DISTANCE OF 14.96 FEET TO AN IRONPIN SET ON THE EXISTING WESTERLY RIGHT-OF-WAY LINE OF BROADWAY;

THENCE S. 34° 14' 12" W. , ALONG SAID EXISTING WESTERLY RIGHT-OF-WAY LINE OFBROADWAY AND THE WESTERLY LINE OF SAID 0.0667 ACRE TRACT, AND ALONG THEWESTERLY LINE OF THE 0.0322 ACRE TRACT CONVEYED TO THE STATE OF OHIO ASPARCEL NUMBER 10-WD IN OFFICIAL RECORD VOLUME 12691, PAGE D-17 AND APORTION OF A WESTERLY LINE OF THE 0 2652 ACRE TRACT CONVEYED TO THE STATEOF OHIO AS PARCEL NUMBER 7-WD IN OFFICIAL RECORD VOLUME 12691, PAGE E-03,AND CROSSING PORTIONS OF SAID 3.4023 ACRE TRACT, THE ORIGINAL 0.283 ACRETRACT CONVEYED TO CVS 1223 OH, L.L.C. IN INSTRUMENT NUMBER 200601060003610AND SAID 8.1425 ACRE TRACT, A DISTANCE OF 334.85 FEET TO AN IRON PIN SET AT THETRUE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED;

THENCE S. 34° 14' 12“ W. , CONTINUING ALONG SAID EXISTING WESTERLYRIGHT-OF-WAY LINE OF BROADWAY AND A PORTION OF SAID WESTERLY LINE OFTHE 0.2652 ACRE TRACT, AND CROSSING A PORTION OF SAID 8.1425 ACRE TRACT, ADISTANCE OF 127.41 FEET TO AN IRON PIN SET AT AN ANGLE POINT IN SAID EXISTINGWESTERLY RIGHT-OF-WAY LINE OF BROADWAY AND AT A WESTERLY CORNER OFSAID 0.2652 ACRE TRACT;THENCE N. 86° 40' 15" W. , CONTINUING ALONG SAID EXISTING WESTERLYRIGHT-OF-WAY LINE OF BROADWAY AND A WESTERLY LINE OF SAID 0.2652 ACRETRACT, AND CROSSING A PORTION OF SAID8 1425 ACRE TRACT, A DISTANCE OF 32.05 FEET TO AN IRON PIN SET AT AN ANGLEPOINT IN SAID EXISTING WESTERLY RIGHT-OF-WAY LINE OF BROADWAY AND AT AWESTERLY CORNER OF SAID 0.2652 ACRE TRACT;

THENCE S. 34° 14' 12" W. , CONTINUING ALONG SAID EXISTING WESTERLYRIGHT-OF-WAY LINE OF BROADWAY AND A WESTERLY LINE OF SAID 0.2652 ACRETRACT, AND CROSSING A PORTION OF SAID 8.1425 ACRE TRACT, A DISTANCE OF 10.00FEET TO AN IRON PIN SET ON A SOUTHERLY LINE OF SAID8.1425 ACRE TRACT AND THE NORTHERLY LINE OF THE ORIGINAL 0 933 ACRE TRACTCONVEYED TO HAL H. JR. AND NANCY K. TAYLOR IN OFFICIAL RECORD VOLUME28035, PAGE G14, AND AT THE SOUTHWESTERLY CORNER OF SAID 0.2652 ACRE TRACT;

THENCE N. 86° 54' 20" W. , LEAVING SAID EXISTING WESTERLY RIGHT-OF-WAY LINE OFBROADWAY, AND ALONG SAID SOUTHERLY LINE OF THE 8.1425 ACRE TRACT ANDSAID NORTHERLY LINE OF THE 0.933 ACRE TRACT, A DISTANCE OF 219.37 FEET TO ANIRON PIN FOUND AT THE NORTHWESTERLY CORNER OF SAID 0.933 ACRE TRACT;

THENCE S. 35° 09' 34" W. , ALONG AN EASTERLY LINE OF SAID 8.1425 ACRE TRACT ANDTHE WESTERLY LINE OF SAID 0.933 ACRE TRACT, A DISTANCE OF 136.96 FEET TO ANIRON PIN FOUND AT THE SOUTHWESTERLY CORNER OF SAID 0.933 ACRE TRACT ANDON THE NORTHERLY LINE OF THE 0.415 ACRE PARCEL II CONVEYED TO LNGRESOURCES, LLC IN INSTRUMENT NUMBER 200508040157605;

THENCE N. 79° 42' 00" W. , ALONG A SOUTHERLY LINE OF SAID 8.1425 ACRE TRACT ANDSAID NORTHERLY LINE OF PARCEL II, AND ALONG THE NORTHERLY LINE OF THEORIGINAL 3.135 ACRE PARCEL CONVEYED TO LNG RESOURCES, LLC IN INSTRUMENTNUMBER 200508040157605, A DISTANCE OF481.10 FEET TO A ONE-HALF (1/2) INCH IRON REBAR FOUND AT THE NORTHWESTERLYCORNER OF SAID PARCEL I, AND SAID IRON REBAR FOUND ALSO BEING ON THEEASTERLY RIGHT-OF-WAY LINE OF THE CSX RAILROAD (FORMERLY THE BALTIMOREAND OHIO RAILROAD);

THENCE N. 32° 45' 05“ E., ALONG THE WESTERLY LINE OF SAID 8.1425 ACRE TRACTAND SAID EASTERLY RIGHT-OF-WAY LINE OF THE CSX RAILROAD, A DISTANCE OF552.29 FEET TO ATHREE- EIGHTS (3/8) INCH REBAR FOUND AT THE NORTHWESTERLY CORNER OF SAID8.1425 ACRE TRACT AND THE SOUTHWESTERLY CORNER OF SAID 3.4023 ACRE TRACT;

THENCE N. 32° 43' 01" E. , ALONG THE WESTERLY LINE OF SAID 3.4023 ACRE TRACTAND SAID EASTERLY RIGHT-OF-WAY LINE OF THE CSX RAILROAD, A DISTANCE OF303.45 FEET TO A ONE-HALF (1/2) INCH REBAR FOUND AT THE NORTHWESTERLYCORNER OF SAID 3.4023 ACRE TRACT AND A SOUTHERLY CORNER OF SAID 6.395 ACRETRACT, AND ON THE EXISTING SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWESTBOULEVARD;

THENCE S. 70° 38' 25" E. , LEAVING SAID EASTERLY RIGHT-OF-WAY LINE OF THE CSXRAILROAD, AND ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWESTBOULEVARD, A NORTHERLY LINE OF SAID 3.4023 ACRE TRACT AND A SOUTHERLYLIME OF SAID 6.395 ACRE TRACT, A DISTANCE OF 141.47 FEET TO A ONE-HALF (1/2)INCH IRON REBAR FOUND AT A SOUTHERLY CORNER OF SAID 6.395 ACRE TRACT;

THENCE S. 63° 04' 22" E. , CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY LINEOF SOUTHWEST BOULEVARD, A NORTHERLY LINE OF SAID 3.4023 ACRE TRACT ANDA SOUTHERLY LINE OF SAID 6.395 ACRE TRACT, A DISTANCE OF 189 61 FEET TO AONE-HALF (1/2) INCH IRON REBAR FOUND AT A SOUTHERLY CORNER OF SAID 6.395ACRE TRACT;

THENCE S. 62° 53' 08“ E. , CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAYLINE OF SOUTHWEST BOULEVARD, A NORTHERLY LINE OF SAID 3.4023 ACRE TRACTAND A SOUTHERLY LINE OF SAID 6.395 ACRE TRACT, A DISTANCE OF 31.56 FEET TOAN IRON PIN SET;

THENCE S. 34° 14' 12" W. , LEAVING SAID SOUTHERLY RIGHT-OF-WAY LINE OFSOUTHWEST BOULEVARD, SAID NORTHERLY LINE OF THE 3.4023 ACRE TRACT ANDSAID SOUTHERLY LINE OF THE 6.395 ACRE TRACT, AND CROSSING PORTIONS OF SAID3.4023 ACRE TRACT AND SAID 8 1425 ACRE TRACT, A DISTANCE OF 320.35 FEET TO ANIRON PIN SET;

THENCE S. 55° 45' 48" E. , CONTINUING ACROSS A PORTION OF SAID 8.1425 ACRE TRACT,A DISTANCE OF 323.44 FEET TO THE TRUE POINT OF BEGINNING OF THE PARCELHEREIN DESCRIBED, CONTAINING 8.567 ACRES, MORE OR LESS AND SUBJECT TO ALLRIGHTS-OF-WAY.

THE BASIS OF BEARINGS FOR THIS DESCRIPTION IS THE SOUTHERLY RIGHT-OF-WAYLINE OF SOUTHWEST BOULEVARD, BEING S 62° 53' 08" E. , AS INDICATED IN THEDESCRIPTION OF THE ORIGINAL 3.4023 ACRE TRACT CONVEYED TO CVS 1223 OH,L.L.C. IN INSTRUMENT NUMBER 200601060003601, FRANKLIN COUNTY RECORDER'SOFFICE, COLUMBUS, OHIO.

THE "IRON PINS SET" ARE THREE-QUARTER (3/4) INCH INSIDE DIAMETER, THIRTY(30) INCH LONG HOLLOW IRON PIPES WITH A YELLOW PLASTIC CAP STAMPED "P & LSYST.“. THE "IRON PINS FOUND" ARE THREE-QUARTER (3/4) INCH INSIDEDIAMETER PIPES IN GOOD CONDITION UNLESS OTHERWISE NOTED.

THIS DESCRIPTION WAS PREPARED BY P & L SYSTEMS, INC. IN MARCH OF 2006 FROMPUBLIC RECORDS AND A FIELD SURVEY OF THE PREMISES CONDUCTED BETWEENJANUARY 2005 AND FEBRUARY 2006.

PARCEL II:

BENEFICIAL EASEMEMT RIGHTS OF RECORD IN INSTRUMENT NUMBER200601060003613, RECORDER'S OFFICE, FRANKLIN COUNTY, OHIO

*Note: Floodplains shown are basedon graphical interpolation only

WALLICK COMMUNITIESThe Ashford of Grove City

OPTION 1

This design is the property of Morrison Sign Company, Inc and remains our property until sign is purchased. Design may be purchased for a sum of TwoHundred and Fifty dollars ($250.00) and is protected by U.S. copyright law. Any attempt to reproduce this design or use by others for any purpose, withoutwritten consent is subject to prosecution to the fullest extent allowed by law.

PMS 378

PMS 7495

Black

PMS 5743

10'-0"

1'-10"1'-6"

1'-10"1'-6"

1'-6"1'-10"

4'-0"5'-6"

PMS 7495 at 35%

Black at 30%

Externally Illuminated Double Face Monument Sign

MAIN I.D. CABINET: 8” deep custom fabricated aluminum cabinet with 1.5” aluminum angle frame with (2) single face 1.5” HDU sign panels with raised border and graphics all painted to match corporate colors. Sign has ground illumination.

BASE: Custom fabricated brick base and columns with lime stone caps.

Revised Morrison drawing February 18, 2018by RosierDaines Inc. for Wallick Communities

M E M O R Y C A R E C O M M U N I T Y

TheAshford.com

MATERIALS

ASPHALT ROOF SHINGLECERTAINTEED - WEATHERED WOOD

FACE BRICK: COLOR 1GLEN-GERY - RUSTIC BURGUNDY

FACE BRICK: COLOR 2GLEN-GERY - MADISON

VINYL BOARD AND BATTEN SIDINGCERTAINTEED - COLONIAL WHITE

VINYL SHAKE SIDINGCERTAINTEED - FLAGSTONE

HORIZONTAL VINYL SIDINGCERTAINTEED - HERRINGBONE

S55°48'19"E

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Project Site Pole Fixtures

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Project Building Wall-Mounted Fixtures