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HomeMy WebLinkAbout5. Old Business 07/07/2015Village of Mount Prospect Community Development Department MEMORANDUM TO: DAVID STRAHL, ACTING VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: JUNE 29, 2015 SUBJECT: PZ -12-15, WESTBROOK SCHOOL At their last meeting, the Village Board questioned the status of the Village staff/IDOT review of the proposed curb cut onto Central Road serving the Westbrook School parking lot. In addition, they raised concerns with rezoning Westbrook Park from CR to R1 as it would open the potential for that property to be redeveloped for residential purposes if the School District chose to sell the land. Below is an update on both issues. Central Road Access Drive Attached is a memorandum from the Public Works Director summarizing the status of both the Village and IDOT review of the proposed curb cut and access drive on Central Road. As the memorandum states, Village staff has completed their review of the proposed parking lot, storm water detention and Central Road access drive and has approved them as proposed. IDOT has asked for further information from the School District regarding traffic counts and capacity analysis and will make the final determination on the driveway design. Rezoning Westbrook Park from CR to R1 I have attached a letter from the School District's attorney offering a proposed compromise solution to their request to rezone Westbrook Park from CR to R1. They are proposing entering into an Intergovernmental Agreement (IGA) with the Mount Prospect Park District and the Village granting both entities the right of first refusal to purchase the property if the School District decides to sell off the property in the future. The School District wants to consolidate all of their properties into one lot to give them the flexibility to pursue future improvements to the school on their property. The IGA would give them that flexibility while the property remains under the ownership of the School District and would give the Park District or the Village the opportunity to preserve the open space if the School District decides to sell off the land in the future. Please forward this memorandum and attached letter to the Village Board for their review and consideration at their July 7th meeting. Staff will be present at this meeting to answer any questions related to this matter. William J. Cooney prrztijxrca Mount Prospect Public Works Department INTEROFFICE MEMORANDUM TO: PUBLIC WORKS DIRECTOR SEAN DORSEY FROM: PROJECT ENGINEER CHUCK LINDELOF DATE: JUNE 26, 2015 SUBJECT: WESTBROOK SCHOOL IMPROVEMENTS On March 3, 2015, School District first submitted plans for improvements to the Westbrook School site. These improvements included expanding and reconfiguring the parking lot, installing a new driveway connection to Central Road, and stormwater detention. It should be noted that the Village has limited jurisdiction over construction on school property. Village authority is limited to items having direct impact to Village systems, such as water & sanitary services, stormwater management, and curb cuts onto Village streets. The improvements proposed include no water or sanitary service improvements, comply with Village stormwater management ordinances, and include no curb cuts onto Village streets. Consequently, on June 20, 2015 Public Works approved the proposed site improvements subject to the conditions that the following approvals also be obtained: ➢ Any other Village department having review authority. ➢ Cook County Highway Department (CCHD) for work within the Busse Road right-of- way. We understand that the school is currently working with CCHD. ➢ Illinois Department of Transportation (IDOT) for work within the Central Road right- of-way. We understand that the school currently working with IDOT. A copy of IDOT's preliminary review from March 18, 2105 is attached. We confirmed that the engineer for the school is in the process of addressing these comments, but has not yet resubmitted to IDOT. ➢ Metropolitan Water Reclamation District of Greater Chicago (MWRD) for the proposed stormwater management. The Village signed the MWRD permit applications on May 12, 2015 and returned them for submittal to the MWRD. ➢ Illinois Environmental Protection Agency for the erosion control measures. This permit has been issued. It should also be noted that during the course of the plan reviews, Staff offered comments and suggestions outside the direct jurisdiction of the Village. These comments, based upon Staff's experience engineering practice, were offered to further improve the site, and included such items as traffic signage & striping changes. During the preliminary discussions with the school's engineer, it was suggested that the driveway onto Central Road be limited to right-in/right-out. The current driveway configuration restricts left turns from the school property, but allows left turns from westbound Central Road onto the property. The school's justification is that only cars will be making this left turn; buses will be required to enter the site from Busse Road. The left turn from Central Road was further justified as a means of reducing congestion on Busse Road. It must be stressed that MOT has sole jurisdiction over the driveway onto Central Road. However, it is Staff's opinion that the driveway provides controlled and safe access to the site, creates no adverse impact to traffic either on site or on Central Road so Staff has no objections to the proposed design. Please let me know if you have any questions. Chuck Lindelof IlllnoLs Department of Transiportatlon Division of Highways/Region One / District One 201 West Center Court/Schaumburg, Illinois 60196-1096 PERMITS Location: Central Road e/o Busse Road Municipality: Village of Mount Prospect, Cook County Re: Westbrook School for Young Learners Driveway Addition Reference No.: 016-65062 March 18, 2015 Mr. Stephen B. Corcoran, P.E., PTOE Director of Transportation Engineering Eriksson Engineering Associates, Ltd. 145 Commerce Drive, Suite A Grayslake, IL 60030 Dear Mr. Corcoran: Thank you for your letter dated February 3, 2015 regarding the driveway addition for the Westbrook School for Young Learners at the above -referenced location. We have completed our review of your engineering plans for the subject location. Our comments are marked in red on the enclosed plan set, which must be returned with your next submittal, and are detailed below: TRAFFIC PERMITS COMMENTS 1. Clearly show and label State right of way lines on all plan sheets of your final engineering plans. 2. If a traffic study was prepared, please submit two (2) copies for our review. 3. Submit a Sight Distance Study and Plan sheet In accordance with the IDOT Bureau of Design and Environment Manual Section 33-4 Vertical Curves for your proposed access location. TRAFFIC OPERATIONS — ARTERIALS COMMENTS 1. In your final engineering plans, label the material, color, line width, and spacing of all pavement markings, and include a legend. 2. Clearly show and label the placement of raised reflective pavement markers (RRPMs), PROGRAMMING — GEOMETRICS COMMENTS 1. Provide engineering plans of both the roadway improvements and onsite improvements of the parking lot expansion. 2. As stated above, provide traffic counts for Central Road at Busse Highway, Central Road at Weller Road, and Busse Highway at the Westbrook School Entrance. 3. Provide capacity analyses for Central Road at Busse Highway. 4. Provide a map of the school boundaries. 5. If you have any questions on the above comments, feel free to contact Mr. Jason Salley at (847) 705-4085. Location: Central Road e/o Busse Road Date: March 18, 2015 Page 2 Please revise your plans in accordance with the above comments and resubmit three (3) revised 11 "x1 T' copies of full engineering plans along with a written disposition to all comments to continue the review process. If you have any questions regarding this matter, please contact Jonathan Karabowicz at (847) 705-4149. Very truly yours, John A. Fortmann, P.E. Deputy Director of Highways Region One Engineer By: � Thomas G. Gallenbach, P.E. Traffic Permit Engineer Cc: Jeff Wulbecker, Village of Mount Prospect SCARIANO, HIMES AND PETRARCA ATTORNEYS AT LAW • CHARTERED KEVIN B. GORDON Ext. 272 kgordon@edl awyer.com June 25, 2015 TWO PRUDENTIAL PLAZA, SUITE 3100 180 NORTH STETSON CHICAGO, ILLINOIS 60601-6702 PHONE 312-565-3100 FACSIMILE 312-565-0000 W WW.EDLAWYER.COM VIA U.S. MAIL & ELECTRONIC MAIL-RCoonev(d?mount I•os ect.or Mr. Bill Cooney Director of Community Development Village of Mount Prospect 50 South Emerson Street Mount Prospect, Illinois 60056 Re: Mount Prospect School District 57 Zoning Petition (P2-12-15) Dear Mr. Cooney: Currently pending is a petition to rezone a portion of the land that comprises the Westbrook School site. As you recall, at the request of the Village staff, the School District filed the petition to rezone Lots 1420 & 1421 W. Central Road from C-R to R-1, and Lots 101 and 103 S. Busse Road from R -X to R-1. At the Village Board meeting on June 16, 2015 several Village trustees expressed some concern regarding the future development of the open space comprised by Lots 1420 and 1421 should the School District decide to sell them in the future. Reportedly, these lots were re -zoned C-R around 1993 so that the Village could qualify for grant funding. As this action predates any of the current School District administrators and members of the Board of Education, and the School District has been unable to locate any documentation regarding this action, the School District was unaware of the current C-R designation. The School District believes that the R-1 designation for Lots 1420 and 1421 is appropriate for the reasons endorsed in the Village staffs recommendations to the Village Board, and will enable the School District to utilize the property for school purposes. It will also enable the School District to utilize potions of the lots for a school building addition, should one be necessary to serve the students of the community. The School District does not have any plans to sell Lots 1420 or 1421 in the foreseeable future. Furthermore, student enrollment is not projected to significantly decline. Should the lots be re -designated R-1, the School District administration is willing to recommend to the Board of Education that it enter into an intergovernmental agreement with the Village and/or Park District to provide a right of first refusal to purchase Lots 1420 and 1421 at fair market value. Such an agreement would address the Village Board's concerns regarding future development of the lots for non -school purposes. Mr. Bill Cooney June 25, 2012 Page 2 of 2 If you have any questions or wish to discuss this matter further, please do not hesitate to contact me. Very truly yours, SCARIANO, HIMES AND PETRARCA, CHTD. 1 KEVIN B. GORDON KBG/emm cc: Karen Najdl, Board of Education President Dr. Elaine Aumiller, Superintendent Dale Falk, Assistant Superintendent for Finance and Operations A. Lynn Himes, Esq. GAWP51\COMMOMSDO\SD057C\LTR\COONEY LETTER - ZONING LTRHD,DOCX Village of Mount Prospect M-IRntPr°spert Community Development Department MEMORANDUM TO: DAVID STRAHL, ACTING VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: JUNE 1, 2015 SUBJECT: PZ -12-15 / 101 & 103 S. BUSSE ROAD AND 1420 & 1421 W. CENTRAL ROAD / ZONING MAP AMENDMENT The Subject Property is located on the east side of Busse Road and south side of Central Road, and consists of two parcels that are a part of the overall area occupied by Westbrook School and related improvements. A total of seven (7) parcels, including the Subject Property, make up Westbrook School and the related improvements. The Petitioner would like to consolidate the parcels into a lot of record and expand the existing parking lot, and is seeking to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R1 Single Family Residence. The parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) are zoned RX Single Family Residence and CR Conservation Recreation respectively. The remainder of the parcels that make up Westbrook are zoned R1 Single - Family Residence District. The Subject Property borders the R1 Single -Family Residence District to the west, south, and east sides, and borders the CR Conservation Recreation to the north. The Planning & Zoning Commission conducted a public hearing to review the requests on Thursday, May 28, 2015, and by a vote of 7-0, recommended approval of a Zoning Map Amendment to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence. Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in the attached minutes. Please forward this memorandum and attachments to the Village Board for their review and consideration at their June 16, 2015 meeting. Staff will be present to answer any questions related to this matter. �� � William'J. Cooney, 41CP H:\PLAN\Planning & Zoning COMM\P&Z 2015\Vi11age Manager Me s\PZ-12-15 101-103 S. Busse & 1420-1421W. Central Rd. (ZMA).dmx MOUMTp �0 5T�0� �Un ti00k DIS_R, June 3, 2015 Mr. William J. Cooney Director of Community Development Village of Mount Prospect 50 South Emerson Street Mount Prospect, IL 60056 Dear Mr. Cooney, ADMINISTRATION BUILDING 701 West Gregory Street - Mount Prospect, Illinois 60056 P (847) 394-7300 1 F (847) 394-7311 1 www.d57.org The Planning and Zoning Commission recommended approval of Case PZ -12-15 by a 7-0 vote which included a Zoning Map Amendment to rezone the parcels known as PIN 08-11-100-021- 0000 and PIN 08-11-100-006-000 to R-1 Single -Family Residence. Our request is scheduled to go before the Village Board for the ordinance's first reading on June 16, 2015. In order to reduce administrative burden and preserve resources for both the Village and School District, we are requesting that the Village Board waive the second reading, tentatively scheduled for July 7, 2015, and take final action at the June 16, 2015 meeting. I appreciate your assistance in facilitating this request. Should you have any questions, feel free to contact me at (847) 394-7300 ext. 1003. ilic re y Dale Falk Assistant Superintendent for Finance and Operations Enclosure c: Dr. Elaine Aumiller, Superintendent of Schools Mr. David Torres, Nicholas & Associates, Inc. MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -12-15 Hearing Date: May 28th, 2015 PROPERTY ADDRESS: 101-103S. Busse Rd. & 1420-1421 W. Central Road PETITIONER: Board of Education Mount Prospect School District 214 PUBLICATION DATE: May 13, 2015 PIN NUMBER: 08-11-100-021-0000; 08-11-100-006-0000 REQUEST: Rezone the parcels known as PIN 08-11-100-021-0000 & PIN 08-11-100-006-0000 to R1 MEMBERS PRESENT: Sharon Otteman Thomas Fitzgerald William Beattie Keith Youngquist Jeanne Kueter Norbert Mizwicki Joseph Donnelly, Chair Agostino Filippone - Associate MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Consuelo Andrade, Deputy Director of Community Development Janet Saewert, Neighborhood Planner INTERESTED PARTIES: Dale Falk - Mount Prospect School District 214 Nick Papanicholas Junior - Construction Manager for District 214 William Millar Susan O'Boyle Chairman Donnelly called the meeting to order at 7:31 p.m. Commissioner Youngquist made a motion to approve the minutes of the April 23, 2015 meeting; Commissioner Beattie seconded the motion. The minutes were approved 3-4 with four Commissioners abstaining. After hearing one case from old business, Chairman Donnelly introduced Case PZ -12-15, 101-103 S. Busse Road and 1420 & 1421 W. Central Road and stated it was Village Board final. Ms. Andrade stated the Petitioner for PZ -12-15 is the Mount Prospect School District 57 and is seeking to rezone the parcels known as 101 & 103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R1 Single -Family Residence. Ms. Andrade explained the Subject Property is located on the south side of Central Road and east side of Busse Road, and consists of two parcels that are occupied by Westbrook School. Overall, Westbrook Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair School and the related improvements sit on 9 acres of land consisting of seven (7) parcels, including the subject parcels. The existing improvements cross lot lines and are considered nonconforming. Ms. Andrade stated with the exception of the Subject Property, all of the parcels are zoned R1 Single - Family Residence District. The parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) are zoned RX Single Family Residence and CR Conservation Recreation respectively. The Subject Property borders the RI Single -Family Residence District to the west, south, and east sides, and borders the CR Conservation Recreation to the north. Ms. Andrade stated that the Petitioner would like to consolidate the seven (7) parcels into a lot of record and expand the existing parking lot, and is seeking rezone the parcels known as 101 & 103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 &1421 W. Central (PIN -08-11-100-006-000) to RI Single Family Residence. Ms. Andrade summarized the standards for Map Amendments as the following: • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; • The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and • Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village. Ms. Andrade stated that Staff is supportive of the Petitioner's request to rezone the parcels known as 101 &103 S. Busse Road and 1420 & 1421 W. Central Road to R-1 Single -Family Residence. Ms. Andrade explained the R-1 zoning classification is consistent with the adjacent parcels' land use and zoning designation. Other schools are zoned residential. Further, it would allow for the consolidation of the property to a lot record, which would eliminate the nonconformity consisting of existing improvements crossing lot lines. Ms. Andrade stated that there would be no changes to the existing land use of the property, which is consistent with the Village's Comprehensive Plan. The Village Comprehensive Plan designates the property as institutional. This land use designation is appropriate for educational facilities. The Subject Property's existing land use is consistent with this designation. Ms. Andrade stated that Staff finds the standards for a map amendment have been met; Staff recommends that the Planning and Zoning Commission make a motion to adopt staffs fmdings and approve the following motion: "To recommend approval of: A Zoning Map Amendment to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100- 021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence." Ms. Andrade stated that Village Board's decision is final for this case. Chairman Donnelly asked if there is a minimum requirement of open space available on a school property. Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Ms. Andrade stated that the maximum permitted lot coverage is seventy-five percent 75% for a non- residential use in a residential district. Commissioner Beattie asked why the proposed request hadn't been done a long time ago. Ms. Andrade stated that historically the property has consisted of multiple parcels. She further explained that the parcel currently zoned CR was zoned RI Single Family Residential; however, the parcel was rezoned to CR in 1993 when the Village re -zoned parcels throughout the Village. She further stated, the Village Comprehensive Plan was adopted in 2007 and classified the parcel as institutional which is compatible with the R1 district. Chairman Donnelly swore in Dale Falk, Assistant Superintendent for School District 57; and Nick Papanicholas, Jr. 300 N. Oak Mount Prospect, construction manager for the district. Mr. Papanicholas stated the district acquired the residential property to the north to alleviate safety concerns. Cars stack on Busse Road during drop-off time at the school and there isn't enough capacity in the existing lot. Mr. Papanicholas stated as the property became available the School District acquired it and has since razed the property with anticipated development of expanding the current parking lot and bus traffic. He further explained the zoning issue came up to their attention when they were looking into a plat of resubdivision to consolidate all of the parcels. The south parcel has been a parking lot for 40-60 years. The north parcel has been park district use granted by the School District for the 40 or 50 years that was rezoned in the early 1990's. The proposal to consolidate the property is to get it cleaned up as a matter of housekeeping. Chairman Donnelly clarified that the Petitioner would not be coming in front of the Commission again for any variations once the zoning issue was cleaned up. Mr. Papanicholas responded no Variations will be requested; everything will be in conforming use. Chairman Donnelly asked if the board had any questions for the Petitioner; hearing non he opened discussion up to the public regarding this case. Chairman Donnelly swore in William Millar 1619 W. Central Road. Mr. Millar asked why the Petitioner would need to change the zoning district from RX -RI and CR -RI. Chairman Donnelly stated it was for the purpose of consolidating the parcels to one lot of record which is required by the Village. Mr. Millar listed his concerns as the following: • What will prevent people from using the new road as a pass through from Busse to Central? • What will stop westbound traffic from Central Road turning left on to the new road? • He stated his concern regarding cars using his circle drive as a drop-off point for the baseball diamond. • He is concerned about the smell and loud noise of the school buses. • Safety concerns regarding the close proximity of Busse Road access and the new road access. • He asked if a road with street lights and sewers allowed in R-1 zoning. • Is the baseball diamond allowed to remain in an R-1 zoning district? Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Chairman Donnelly asked if the Petitioner will be coming back before the Planning and Zoning Commission for any of the proposed work. Ms. Andrade stated that the proposed parking lot expansion and related improvements do not require zoning approval as long as it requires with the zoning regulations. Chairman Donnelly stated the commission is only approving the consolidation and can't address any of Mr. Millar's concerns. Ms. Andrade clarified that the only matter before the board was the rezoning of the two parcels; the parking lot improvements are subject to Village zoning review and approval as well as review and approval from IDOT and the Cook County Highway Department. Chairman Donnelly stated that the Planning and Zoning Commission is not addressing the improvements taking place on the property, they are only able to address the rezoning of the two subject parcels. He explained the Commission has no jurisdiction over the proposed improvements at this time. Ms. Andrade stated that if the parking lot and related improvements comply with the Village's zoning code then the project would not come before the board for approval. The project would be subject to comply with IDOT and the Cook County Highway Department regulations Chairman Donnelly swore in Susan O'Boyle 9 S. Busse Road, Mount Prospect. Ms. O'Boyle stated that her property line boarders Westbrook School and that her concerns are similar to Mr. Millar's. She further explained that the addition of the road and parking lot is going to drastically change the character of the neighborhood. She also stated she didn't understand why they couldn't discuss the concerns regarding the parking lot and related improvements. Chairman Donnelly explained that Commission has no jurisdiction over the proposed improvements at this time. Ms. O'Boyle asked what the differences are between the RX and R1 zoning districts. Ms. Andrade gave a brief explanation of the difference. She stated the Subject Property is adjacent to the RI zoning district; not the RX District. She explained the Village doesn't allow spot zoning and that the parcel zoned RX is legal nonconforming as it completely surrounded by the R1 District. Ms. O'Boyle asked about the lot coverage characteristics for both zoning districts. Ms. Andrade stated the maximum lot coverage permitted is forty-five percent (45%) for residential uses in the RI district. The maximum lot coverage permitted for non-residential uses in the RI district is seventy-five percent (75%). Commissioner Beattie asked Staff if the zoning needs to be changed from CR and RX to R1 in order for the District to construct the road in question. Ms. Andrade clarified the road is an access drive that would connect to Central Road. The proposed parking lot expansion would take place north of the existing parking lot. Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Commissioner Otteman asked if the access drive will be restricted to the use of buses or for parents picking up and dropping off of students. Ms. O'Boyle stated her concern was that part of the conservation area that would be eliminated to make room for the road and stated her concern with the road's proximity to the Central Road and Busse Road intersection. Chairman Donnelly asked the Petitioner to address the comments of the concerned citizens. Mr. Falk gave a brief history of how the school district came to the conclusion of the proposed plan. He stated that he worked with the Public Works department to come up with a solution to help the traffic flow on Busse Road during the morning and afternoon drop-off and pick up times. Mr. Falk further explained that the best solution would be to have multiple exits out of the parking lot. The drive is designated for both bus and car traffic. Mr. Papanicholas explained that the access drive will be only open during peak hours and will be blocked off when the school is closed. He also stated that IDOT is governing the decisions regarding the traffic into and out of the property off of Central. He further stated that he believes it will be a "right -in right - out" off of Central Road. Mr. Falk explained that Westbrook is an early learning center and some of the buses are ran based on a half day schedule and will have the access drive opened during school hours only. He stated that the access drive will be gated during non -school hours to discourage the use of a pass through from Busse to Central. Mr. Papanicholas stated that the two T -Ball fields will remain on the property, in response to the citizen's comment regarding the elimination of green space. Commissioner Otteman stated her concern for the added traffic on Central and asked if there were any traffic studies done. She referred to the Downtown Plan which referenced Central as one of the busiest streets in the Village. Mr. Papanicholas stated that there have been various traffic studies since the re -opening of Westbrook and a current one that was required by various agencies. He also stated that the Village has conducted its own traffic studies which have all stated the proposed access road will alleviate the dangerous issues on Busse during peak hours. Commissioner Beattie confirmed asked if Westbrook has plans to house additional students besides early childhood. Mr. Falk stated they currently don't have any plans to house additional students. He doesn't believe there is enough room to take on more students at this time. He further stated the proposed improvements are to help address the immediate safety concern on Busse Road during arrival and dismissal times. Mr. Millar stated that the proposed improvements will only create a traffic issue on Central Road. Chairman Donnelly stated that IDOT and the Village traffic engineer have both agreed that the proposed plan is better than the current situation. Mr. Millar suggested putting the road near Weller Creek. Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Mr. Falk stated that if the road was constructed further east by the creek they would lose both baseball fields. Mr. Falk further stated there is an existing playground that is located along the creek, which they would like to keep traffic as far as possible away from the playground. Mr. Papanicholas also stated that the MWRD has an easement that runs along the west side of Weller Creek, which they claim they own part of the property. Commissioner Youngquist gave a brief description of the nonresidential uses that can occur in RI such as churches, parks, schools and fields. Mr. Millar stated that he didn't agree a park is considered RI and asked the board if he could build a baseball field on his property if that was the case. Chairman Donnelly asked if there were any other citizens to be heard. Hearing none, he closed the public portion of the meeting and brought the discussion back to the board. Hearing no further discussion from the board Commissioner Beattie made a motion seconded by Commissioner Fitzgerald to approve the following motion: To approve: "A Zoning Map Amendment to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100- 021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence." UPON ROLL CALL: AYES: Otteman, Fitzgerald, Beattie, Youngquist, Kueter, Mizwicki, Donnelly NAYS: NONE Chairman Donnelly stated this is Village Board final. Commissioner Youngquist urged the concerned citizens to attend that meeting and state their concerns in front of them as well. After hearing one additional case Commissioner Otteman made a motion seconded by Commissioner Beattie and the meeting was adjourned at 9:30 pm. Jenna Moder Jenna Moder, Community Development Administrative Assistant Planning and Zoning Commission- May 28, 2015 PZ -12-15 Joseph Donnelly, Chair Village of Mount Prospect t r,,,,c,rc Community Development Department _M� CASE SUMMARY — PZ- 12-15 LOCATION: 101 & 103 S. Busse Road and 1420 & 1421 W. Central Road PETITIONER: Board of Education Mount Prospect School District 57 OWNER: Board of Education Mount Prospect School District 57 PARCEL #: 08-11-100-021-0000, 08-11-100-006-0000 SIZE: 4 acres ZONING: R -X Single -Family and C-R Conservation Recreation LAND USE: School REQUESTS: Rezone the parcels known as PIN 08-11-100-021-0000 and PIN 08-11-100-006-000 to R-1 LOCATION MAP Village of Mount Prospect Mount Prospect Community Development Department MEMORANDUM TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION JOSEPH P. DONNELLY, CHAIRPERSON FROM: CONSUELO ANDRADE, DEPUTY DIRECTOR OF COMMUNITY DEVELOPMENT DATE: MAY 20, 2015 HEARING DATE: MAY 28, 2015 SUBJECT: PZ -12-15 / 101 & 103 S. BUSSE ROAD AND 1420 & 1421 W. CENTRAL ROAD / ZMA (RX TO R1 & CR TO R1) BACKGROUND A public hearing has been scheduled for the May 28, 2015 Planning & Zoning Commission meeting to review the application by the Board of Education Mount Prospect School District 57 (the "Petitioner") regarding the property located at 101 & 103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11- 100-006-000) (the "Subject Property"). The Petitioner is seeking to rezone the Subject Property to RI Single - Family Residence. The P&Z hearing was properly noticed in the May 13, 2015 edition of the Daily Herald Newspaper. In addition, written notice to property owners within 250 -feet was provided and Staff posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the east side of Busse Road and south side of Central Road, and consists of two parcels that are occupied by Westbrook School. Overall, Westbrook School and the related improvements sit on seven (7) parcels, including the Subject Property. The existing improvements cross lot lines and are considered nonconforming. With the exception of the Subject Property, all of the parcels are zoned RI Single -Family Residence District. The parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) are zoned RX Single Family Residence and CR Conservation Recreation respectively. The Subject Property borders the RI Single -Family Residence District to the west, south, and east sides, and borders the CR Conservation Recreation to the north. SUMMARY OF PROPOSAL The Petitioner would like to consolidate the seven (7) parcels into a lot of record and expand the existing parking lot, and is seeking to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to RI Single Family Residence. COMPREHENSIVE PLAN DESIGNATION The Subject Property's existing land use is consistent with the Comprehensive Plan's designation. The Village Comprehensive Plan designates the property as institutional. This land use designation is appropriate for educational facilities. PZ -12-15 Planning & Zoning Commission Meeting May 28, 2015 MAP AMENDMENT STANDARDS Page 3 The standards for Map Amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to, but not limited to, the following matters: • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; • The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and • Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village. Staff is supportive of the Petitioner's request to rezone the parcels known as 101 &103 S. Busse Road (PIN 08- 11-100-021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence. The R-1 zoning classification is consistent with the adjacent parcels' land use and zoning designation. Further, it would allow for the consolidation of the property to a lot record, which would eliminate the nonconformity consisting of existing improvements crossing lot lines. There would be no changes to the existing land use of the property, which is consistent with the Village's Comprehensive Plan and permitted in the R-1 District. RECOMMENDATION Staff finds that the standards for a map amendment have been met. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff s findings as the findings of the Planning and Zoning Commission and approve the following motion: "To recommend approval of- A. £ A. A Zoning Map Amendment to rezone the parcels known as 101 &103 S. Busse Road (PIN 08-11-100- 021-0000) and 1420 & 1421 W. Central Road (PIN 08-11-100-006-000) to R-1 Single -Family Residence." The Village Board's decision is final for this case. I concur: William J. Cooney, AICP Director of Community Development HAPLAMPIanning & Zoning COMM\P&Z 2015\SIalT Repotls\PZ-12-15 101-103 S Busse Rd and 1420-1421 W. Central Rd (ZMA) docs ZONING PLAT LEGAL DESCRIPTIONS VTT.T.AGF. OF MOUNT PROSPECT PARCEL A THAT PART OF LOTS F AND J. IN KIRCHHOFF'5 SUBDIVISION OF THE NORTH WEST OUARTER OF THE NORTH WEST OVARTER AND THE NORTH 10 CHAINS OF THE SOUTH WEST QUARTER OF THE NORTH WEST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN. DESCRIBED AS FOLLOWS COMMENCING AT A POINT IN THE WEST LINE OF SAID LOT F, 560 FEET NORTH OF THE SOUTH WEST CORNER THEREOF. THENCE EAST ON A LINE ESO FEET NORTH OF AND PARALLEL TO THE SOUTH LINE OF LOTS F AND J AS MEASURED ON TH E WEST IT OF OF LET F ' '21 " FEET TO 'HE CENTER OF 1ELLE1 CREEP, THENCE NORTHERLY ALONI THE CENTER OF SELLS R CREEK 120 2 FEET TD A LINE 6 SAID LOT F. THENCE WEST ON SAID PARALLEL LINE 713.95 FEET TO THE MST LINE OF SAID LOT F THENCE SOUTH ON THE WEST LINE OF SAID LOT F. 120 FEET TO THE PLACE OF BEGINNING (EXCEPT THE WESTERLY 16.5 FEET THEREOF) IN COOK COUNTY, ILLINOIS, PARCEL B: EN (11), TO - NE (41) NORTH, ON is ), E THE THIRD PRINCIPAL MERIDIAN OE ED AS FOLLOWS COMMENCING AT POINT IN THE NORTH LINE 11711 ST OF THE NORTHWEST CORNER THEREOF; THENCE WEST TOO THE NORTHWEST CORNER TNEREOTHENCE SOUTH A DISTANCE OF 34013 FEET THENCE EAST A DISTANCE OF 15750 FEET, THENCE NORTH TO THE PLACE OF BEGINNINC, IN O AND THAT PART OF LOT "J' IN KIRCHHOFF'S SUBBI GIION IN THE NORTHWEST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT IN THE NORTH LINE OF SAID LOT "J" 157.80 FEET EAST OF THE N O'THTT CONE' THE'EOF, THENCE EAIT ALONI THE NORTH L NE THEREOF '5' FE ET TO TH E CENTS' L OF OF VALLEI CREEP 1EIN1 A POINT ON 'HE N.11H L NE OF SAD SECIOUN 'I , ". 4 FEET E AST OF 'HE NORTHWEST CO 'NE, OF SAD SECIION 1 1 THENCE SOUTHERLY ST LINE CTLON ONT DIASTY PAIALLIL TO 'HE SOUTH LINE IF LOTS A `0CORNER 0 POINT ON SAID WEST INE OF SECTION 11SADLOT F , THENCE SOUTHERLY 27.53 FEET 0 A POINT 690.50 FEET EAST OF THE WEST LINE OF SAID SECTION 11. 10050 FEET NORTH OF THE SOUTHWEST CORNER OF LOT "F'; THENCE WEST ON SAID LINE PARALLEL TO THE SOUTH LINE OF LOTS "F' AND "J" 210 FEET: THENCE NORTH TO THE PLACE OF BEGINNING IN COOK COUNTY, ILLINOIS. EXCEPTING THEREFROM THE NORTHERLY 50 FEET TAKEN FOR ROAD PURPOSES BY THE COUNTY OF COOK IN CASE 58 S 19739. .o SHE NO111 urvL O1 g��1N -„�-o.a'(D) I• 08-11-IUO-U06 - 14'20 & 14"21 W. CENTRAL ROAD P.LN. 08-11-100-U21 - 101 & lU3 S. BUSSE ROAD GRAPHIC SCALE ( Ix teem ) a EXISTING ZONING R1� P�nRCE oosB HEREBY ZONED LRJI \\\ 2.244 ACRLS Ne,05z,1re NoSPNEnsunEo ILNI IF IND PPALUL .Rn,IF 1.11 •nE X51 �w� 4r nO�ory 5088 IS (D) 1.mrvu LOr .rvoPASELLILLmum LwL1 L.36"8'(M) 21 O'(D) --988'17'55"E M 2]2./9 26 D)) 69D. ao `gy N88'17'S5"E(M) ' n u e P.I.N. os -11-100-023 0 - 23 P.I.N. O8-11-100-022 wnx 1xc mule uws cr w / 0 ; £ 322.8 (D)eC��x fns rvL�sLrem ulxa�x 700 P1 �X � EXISPNG, ZONING R1 gP.I. N. "-TOP REB / .E 1re1 Z oslnm P+n+LLa rn o11n uws Cr Lot r A; 1xL L.r urvL u1 Lu, -rIA nL wm UNE OF LO, , P LN 08-11-1-024 aO N-11 0' uF. 1rem w1 .Ls -F 11 ..D P.renLLEL x„x ,n1 swlx urvc ur Lo1 -21\ A„_,Oo-D PA CE L A Y ZONED RI PI s1—HERE 1.9 i2� a RES s 1NC Ox xNO .x ,xL 1.111 NNL IF LO, F J A S L LreO NOre u 72171(M) I. D -74. y I\ N 8817'5 "E M 705.24' A - - A-R3--`s�w,G a.w„ ff..,L«o.a 1.xLre11a.1 �u,6u 1.1� �TF,I�EEA"E 139,65 (R) II m II I as $: AAP E�RISTA ES 21 111 3 4 5 6e EXISTING ZONING RI IR OUTLET B T =gam 1-• I IIfi I I o V RI SO 7S COM— ® WESTBROOK CAMPUS Noss. oa� a. QF SURVEYIN?11L 17 LTD "ei 1 rm W m..ars 1s .r v^' aT5 no NICHOLAS & ASSOCIATES a, below. b „Nx. .1 x . 1111. ..1 .1x1 x,tnn ,mL x., uawe KxOCell nrel 1.l atg. ALTAIACSM LAND TITLE AND TOPOGRAPHIC SURVEY -� Ii,Oh Bi 1Y. CIlTRh[. Rfi.1l1. PFN 4R 11-Ir/�11rxe :l �.IILSYt Ko a .�a P.1� 0N-I I-115(1-1141 101511("51: R1AII 1 — P.6 \.0 ! MMI 101 & Illli W11 MAD PF\.f1%FI IrfHl IV5 R[ISSER A[1 PP O 11 IrXW I WLI II:RIM1-'F PIN O1l1-I,S. ffiNsr R.lB P.I.N. OR. k 1. llp.q '-i S. A 11.1ER 1..Ati L r sec-wm-c[ wlea n] ffNTF AL— `. - - - ---ROAD _ rs e.y,.• .... PARCEL'.. 1 _ $` I,. Itt x 4 'cam IMSF. A✓[;NLII' ,:.,�d--^ . _•""�" Ill ,��� , � p; PARCEL 5 `�-pPAR�CEL 6�. "g"• i ....�,..,.. ,. •.-e•...n.. m,..�..., ..r. m.u....n. ..... `an.. L ifm x I�� PPP"'""PARCEL 4 PAxcet 3 111 tta PARCEL cx, c- 4 POD"R(ELS2 R3 CiF> t[u1 a.naw ua +. sa•�v `..., .- 1, uhn Yalf $ T Y..rra eµa ..x ,ew...•m.�^ - ........, .e...�m.• .Kr ,.� ., ' -- 1 � ®', I . � ' "d "' - - � � i . 1 _. PARCEL I 'i� � 1 r a .. I '� ..• � -- ''.. xee,>•55 y,u1 axl.afTo.u1 ..,. i I No i ,m RrslnrR*�+ � sr�xs-rvr1R R-m lr.nlxv O~ s Z A I m — -�VnLMY VATEMEW [ ARFASUMMARY r - v_ IOF3 ALTA/ACSM LAND TITLE AND TOPOGRAPHIC SURVEY rK vp z� r� n ^ n 6• s GRAPHIC SCALE BIISSH AVENUE ~ y •® —— — —� / � ERIK55❑N ENGINEERING ASSOCIATES, LTD. S—f, 1 -40' T o 11 LB' -<e A 1 I RI a USSE AVElUE A H Z � W Lci � U > 1 p 1 E 1x I W U 1 — o I LOT ,eCa,o.,eoO — ❑ — a £f ❑ b t { PB - I _ Q I 4 o ERAGE ��a cl) O r_^J 'VL Lr mO =UNaO WWU)' NU3l Y cl) J (h Y O z O 0 O m t SETBACK F EWLIIREMENTS I �A ol� 3 I s SII o ® ® ❑ I i a Fee, U W Lo N I 1 p t li I I I P I ' I 0 0 ,, o I Q Ir— Q �Wreuoe Dale: F� II A gl R e �I I -77— '2-1021o9 umwm. 2a,siozio9� mVi mu Q '--------------- ----- — - - - - - e 00 ----- ---- ------------� _.-- _ QIONS ,H M PROPOSED SITE CONDIT Q Q jI B r CO.GO ORDINANCE NO. AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE VILLAGE OF MOUNT PROSPECT FOR PROPERTY LOCATED AT 101 AND 103 SOUTH BUSSE ROAD AND 1420 AND 1421 WEST CENTRAL ROAD WHEREAS, rezone certain property located at 101 and 103 South Busse Road and 1420 and 1421 West Central Road and legally described as follows: PARCEL A: OF THE NORTH WEST QUARTER AND THE NORTH 10 CHAINS OF THE SOUTH WEST QUARTER OF THE NORTH WEST QUARTER OF SECTION 11, TOWNSHIOP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT IN THE WEST LINE OF SAID LOT F, 560 FEET NORTH OF THE SOUTH WEST CORNER THEREOF, THENCE EAST ON A LINE 560 FEET NORTH OF AND PARALLEL TO THE SOUTH LINE OF LOTS F AND J AS MEASURED ON THE WEST LINE OF SAID LOT F, 721.75 FEET TO THE CENTER OF WELLER CREEK, THENCE NORTHERLY ALONG THE CENTER OF WELLER CREEK 120.12 FEET TO A LINE 680 FEET NORTH OF AND PARALLEL TO THE SOUTH LINE OF SAID LOTS F AND J AS MEASURED ON THE WEST LINE OF SAID LOT F, THENCE WEST ON SAID PARALLEL LINE 713.95 FEET TO THE WEST LINE OF SAID LOT F THENCE SOUTH ON THE WEST LINE OF SAID LOT F, 120 FEET TO THE PLACE OF BEGINNING (EXCEPT THE WESTERLY 16.5 FEET THEREOF) IN COOK COUNTY, ILLINOIS. PARCEL B: THAT PART OF LOT "J" IN KIRCHHOFF'S SUBDIVISION IN THE NORTHWEST QUARTER OF SECTION ELEVEN (11), TOWNSHIP FORTY-ONE (41) NORTH, RANGE ELEVEN (11), EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT A POINT IN THE NORTH LINE 157.60 FEET EAST OF THE NORTHWEST CORNER THEREOF; THENCE WEST TO THE NORTHWEST CORNER THEREOF; THENCE SOUTH A DISTANCE OF 340.13 FEET; THENCE EAST A DISTANCE OF 157.60 FEET, THENCE NORTH TO THE PLACE OF BEGINNING, IN COOK COUNTY, ILLINOIS. AND THAT PART OF LOT "J" IN KIRCHHOFF'S SUBDIVISION IN THE NORTHWEST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT IN THE NORTH LINE OF SAID LOT "J" 157.60 FEET EAST OF THE NORTHWEST CORNER THEREOF, THENCE EAST ALONG THE NORTH LINE THEREOF 150 FEET TO THE CENTER LINE OF WELLER CREEK, BEING A POINT ON THE NORTH LINE OF SAID SECTION 11, 630.4 FEET EAST OF THE NORTHWEST CORNER OF SAID SECTION 11, THENCE SOUTHERLY 306.97 FEET TO A POINT 688.58 FEET EAST OF THE WEST LINE OF SAID SECTION 11 ON A LINE DRAWN PARALLEL TO THE SOUTH LINE OF LOTS "F" AND "J" FROM A POINT ON SAID WEST LINE OF SECTION 11, 1032.18 FEET NORTH OF THE SOUTHWEST CORNER OF SAID LOT "F", THENCE SOUTHERLY 27.53 FEET TO A POINT 690.80 FEET EAST OF THE WEST LINE OF SAID SECTION 11, 1005.0 FEET NORTH OF THE SOUTHWEST CORNER OF LOT "F"; THENCE WEST ON SAID LINE PARALLEL TO THE SOUTH LINE OF LOTS "F" AND "J" 210 FEET; THENCE NORTH TO THE PLACE OF BEGINNING IN COOK COUNTY, ILLINOIS. Property Index Nos. 08-11-100-021-0000 and 08-11-100-006-0000; and WHEREAS, the Petitioner has requested Parcel A be rezoned from RX Single-Family Residence to R1 Single-Family Residence and Parcel B be rezoned from CR Conservation Recreation to R1 Single-Family Residence; and WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ-12-15, before th the Planning and Zoning Commission of the Village of Mount Prospect on the 28 day of May 2015, th pursuant to proper legal notice having been published in the Daily Herald Newspaper on the 13 day of May, 2015; and WHEREAS, on May 28, 2015, the Planning and Zoning Commission recommended the approval of the map amendment set forth below to the Mayor and Board of Trustees; and WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have considered the request being the subject of PZ-12-15 and have determined that the best interests of the Village of Mount Prospect would be served by granting said request. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the Mayor and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Official Zoning Map of the Village of Mount Prospect, Illinois, as amended, is hereby further amended by reclassifying the Property being the subject of this ordinance from RX Single-Family Residence and CR Conservation Recreation to R1 Single-Family Residence. SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of July, 2015. _______________________________ Arlene A. Juracek ATTEST: Mayor ____________________________ M. Lisa Angell Village Clerk Village of Mount Prospect Mount Prospect, Illinois INTEROFFICE MEMORANDUM TO: MAYOR AND VILLAGE BOARD MEMBERS FROM: ACTING VILLAGE MANAGER DATE: JULY 1, 2015 SUBJECT: FOLLOW UP INFORMATION VILLAGE WEB SITE REDESIGN At the Village Board meeting on June 16, several Village Board members requested staff follow up with the two qualified vendors regarding some additional information prior to a final determination. Among the information requested was the following: 1. Determine if there is an expiration date on the price quote as to how long the vendor would hold the offered price? 2. Reach out to CivicLive in an attempt to gather reference information that was not provided during the previous review of qualifications that generated the initial staff recommendation. 3. Determine whether there are significant distinctions between the two vendors to warrant the recommendation with the more expensive vendor. Responses: CivicLive offered to hold their prices for 120 days from April 30, 2015 and Vision Internet offered to hold their prices for 180 days from April 30. Staff was able to get feedback from two of the three references contacted on behalf of CivicLive. The references were sufficiently positive and were similar to other reference responses from Vision Internet. Therefore, the references from both vendors reflected strong customer service and good product management. The distinctions between the two vendors were not a major difference, but were more related to ease of use, social media linkages, staff time upload time savings, and long term costs favored Vision Internet. While the contract price for the web site development varied between CivicLive ($57,000) and Vision Internet ($70,265) the annual hosting fee of $9900 (CivicLive) and $6600 (Vision Internet) will bring the price of both vendors to be virtually equal after 5 years of hosting and Vision Internet continuing on as a less Re: FOLLOW UP INFORMATION VILLAGE WEB SITE REDESIGN July 1, 2015 Page 2 expensive option beyond that point. The staff feels that remote hosting is critical for updates and security. The web site redesign has been in discussion for several years and the available funding this fiscal year made moving forward with the redesign possible this year. Among the concerns and limitations that have been identified and would be corrected by the redesign were improving the search capabilities, reorganize the data to reduce the data mining needed by the typical user, improve upload capability and reducing staff time for such uploads. In addition, the Content Management Software (CMS) used by Vision Internet is a better product overall compared to CivicLive based on past experience and references confirming the new software addresses several Village concerns. Recommendation: Staff is recommending accepting the proposal from Vision Internet for web hosting and redesign in the amount not to exceed $70,265. DAVID STRAHL c: PIO Marianthi Thanopoulos H:\\VILM\\IT\\Follow up Web Site VB Memo.docx Village of Mount Prospect Mount Prospect, Illinois INTEROFFICE MEMORANDUM UP;!!BDUJOH!WJMMBHF!NBOBHFS!EBWJE!TUSBIM! GSPN;!!QVCMJD!JOGPSNBUJPO!PGGJDFS!! ! EBUF;!!KVOF!:-!3126! ! TVCKFDU;!XFCTJUF!IPTUJOH-!SF.EFTJHO-!EFWFMPQNFOU!BOE!JNQMFNFOUBUJPO!! CBDLHSPVOE! 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