HomeMy WebLinkAbout5. NEW BUSINESS 10/17/06
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
VB~
10- l7- ()G;,
~~
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
OCTOBER 13,2006
SUBJECT:
PZ-26-06 - CONDITIONAL USE PERMIT (DRNE - THRU)
1800 S. ELMHURST ROAD
AMCORE BANK - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-26-06, a request for a
Conditional Use permit to allow a drive-thru for the proposed Amcore Bank, as described in detail in the attached
staff report. The Planning & Zoning Commission heard the request at their September 28, 2006 meeting.
The Subject Property is located on the west side of Elmhurst Road, south of Algonquin Road. The site contains a
vacant pizza restaurant and a vacant Mexican restaurant with related improvements. The Petitioner proposes to
demolish the two former restaurant buildings and construct a new, 5,598.92 square foot bank building with five
drive-thru lanes (located on the south elevation of the building). The size of the building is smaller than
previously requested and noted in the attached Staff Memo in order to meet the Village's setback requirements.
The proposal now meets the Village's setback regulations and Variation approval is not required. In order to
develop the site as proposed, the Petitioner is requesting approval of a Conditional Use to allow the drive-thru.
The Planning & Zoning Commission discussed the Petitioner's request in depth. The changes to the site plan
were reviewed and the Petitioner explained modifications to the floor plan and the smaller building footprint. The
Commission noted that the site could accommodate 25 stacking spaces for the drive-thru, which is the amount
required per Village Code. The Petitioner provided background information on Amcore Bank and reviewed the
other bank locations.
The adjacent property owner, Babu Patel, addressed the Commission and presented his concerns about the
project. Mr. Pate1s's concerns related to the vehicles using the drive-thru would cause exhaust fumes to blow on
to his property, that redeveloping the site would eliminate access to his hotel from Elmhurst Road, and that a bank
is not the best use for this location.
After addressing Mr. Patel's concerns, the Planning & Zoning Commission voted 7-0 to recommend that the
Village Board approve the request for a Conditional Use permit to allow a 5-lane drive-thru for the proposed
Amcore Bank subject to the following conditions:
I) Develop the site in accordance with the site plan prepared by Marchris Engineering, Ltd, emailed to Staff
September 25, 2006 that reflects the project meeting all required setbacks including the landscape
setbacks;
2) Develop the site in accordance with the elevations prepared by Larson & Darby Group dated July 20,
2006;
PZ-26-06
October 13,2006
Page 2
3) Develop the site in accordance with the landscape plan prepared by Thomas Graceffa & Associates dated
August 15, 2006 but revised to reflect the required setbacks and include additional landscaping along the
west and south lot lines, and to include additional year-round plants throughout the site;
4) Prior to submitting a building permit application, revise the photometric (lighting) plan to include fixture
information and light levels under the drive-thru canopy; the plan shall comply with Sec. 14.314 &
14.2219 of the Village Code;
5) The development shall meet all Development, Fire, Building, and other Village Codes and regulations,
which include but is not limited to installing automatic sprinklers and fire alarm, and signage that meet
the Village Sign Code regulations.
6) Approval of appropriate permits by I.D.O.T. and M.W.R.D.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
October 17,2006 meeting. Staff will be present to answer any questions related to this matter.
lit H:\PLAATI,PlaIlllmg & Zoning COMM\P&Z 2006\MEJ Mcmos\PZ-26-06 MEJ (1800 S Elmhurst Road).doc
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-26-06
Hearing Date: September 28, 2006
PROPERTY ADDRESS:
1800 S. Elmhurst Road
PETITIONER:
Laura Williamson, Amcore Bank N.A.
PUBLICATION DATE:
September 13,2006
PIN NUMBERS:
08-23-401-028-0000
REQUESTS:
Conditional Use (Drive-thru)
MEMBERS PRESENT:
Arlene Juracek, Chairperson
Joseph Donnelly
Leo Floros
Marl ys Haaland
Ronald Roberts
Richard Rogers
Keith Youngquist
Mary Johnson, Alternate
STAFF MEMBERS PRESENT:
Judith Connolly, AICP, Senior Planner
Ellen Divita, Deputy Director of Community Development
INTERESTED PARTIES:
Laura Williamson, Michael Capusic, Dean Vass, Steve Zalusky, Babu
Patel
Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Richard Rogers moved to approve the
minutes of the August 24, 2006 meeting, as amended, and Joseph Donnelly seconded the motion. The motion
was approved 7-0. Joseph Donnelly made a motion to continue case PZ-17-06 to the October 26,2006 Planning
and Zoning Commission Meeting. Marlys Haaland seconded the motion. The motion was approved 7-0.
Chairperson Juracek introduced Case Number PZ-26-06 at 7:34 p.m.; a request for a Conditional Use for a drive-
thru.
Judith Connolly, Senior Planner, stated the Subject Property is located on the southwest corner of Algonquin and
Elmhurst Roads. She said the site contains a vacant a pizza restaurant and a vacant Mexican restaurant with
related improvements. She stated that the Subject Property is bordered an II Limited Industrial Planned Unit
Development to the west and south, by the B3 Community Shopping and B4 Corridor Commercial zoning
districts to the north, and a variety of commercial uses located within Des Plaines to the east.
Ms. Connolly said the Petitioner revised the proposal since the Staff Report was sent. She stated that the foot
print of the building was scaled back and the site now complies with the 10-foot perimeter landscape setback as
well as the 10-foot foundation landscape requirement. She said the Petitioner is no longer seeking Variations, just
Conditional Use approval for the drive-thru aspect of the bank.
Ms. Connolly said the Petitioner proposes to demolish the two former restaurant buildings and construct a new,
5,598.92 square foot bank building with five drive-thru lanes (located on the south elevation of the building). She
stated that the size of the building is smaller than previously requested in order to meet the Village's setback
requirements. She said the building's exterior will be constructed from a combination of materials, but primarily
face brick. The building will have a peaked roof.
Arlene Juracek, Chair
Planning & Zoning Commission Meeting September 28, 2006
PZ-26-06
Page 2
Ms. Connolly said although the site currently contains two separate buildings, the site is one lot of record. She
stated that subject to IDOT approval, the Petitioner proposes to close existing curb cuts and reconfigure access to
the site. She stated that a 'right-in/right-out' driveway will provide access from Algonquin Road, and Elmhurst
Road will have one driveway located towards the south end of the Subject Property. She said the driveway
closings will improve traffic flow to/from the site. She stated that as previously noted, the proposal noW meets
the Village's setback regulations and Variation approval is no longer being sought.
Ms. Connolly stated that the site plan illustrates the proposed parking lot layout for the bank. She said the site
plan indicates 25 stacking spaces will be provided, which meets zoning regulations. The site exceeds the
minimum off-street parking requirement of 3 spaces per 1,000 square feet and provides 39 parking spaces.
Ms. Connolly said the landscape plan details the proposed plant materials and sizes. She stated that the proposed
plant list includes a variety of plant materials and trees. However, the perimeter of the site lacks sufficient year-
round materials and should be revised to provide adequate coverage and interest for all four seasons.
Ms. Connolly stated that the Village's Traffic Engineer reviewed the proposed project and agreed with the
Petitioner's decision to close the existing driveways and reconfigure access to the site. Also, the number of
proposed stacking was found to be adequate for the site.
Ms. Connolly said the Petitioner submitted a preliminary lighting plan that indicates light levels will comply with
the Village's lighting regulations. She stated that fixture details were not included, but can be addressed at time
of Building Permit application. She said the site is required to use full cut-off fixtures and drive-thru canopy
lights need to be installed flush with the canopy and may include the use of directional surface mount lights, as
cited in the Village Code.
Ms. Connolly stated that the Petitioner submitted a sign package for the Subject Property. She said the proposal
depicts the types of signs to be installed and each signs' location. Since the Staff report was sent, the Petitioner
verified the correct elevations and the size of the proposed wall sign. In fact, the size of the wall sign was reduced
to less than 20 square feet, which continues to comply with the Village's Sign Code regulations. Ms Connolly
stated that the Petitioner's sign package calls for a freestanding sign to be located along the Algonquin Road
frontage and for another freestanding sign to be located along the Elmhurst Road frontage. She said the number
of signs and the size of the proposed signface complies with Sign Code regulations. She stated that the Petitioner
has worked with their sign installer to verify that the freestanding signs will not be located within the 10-foot sight
triangle. Therefore, the sign proposal meets Village Code requirements.
Ms. Connolly said the revised proposal meets the current setback regulations. Since the Petitioner is no longer
seeking Variations, that section of the Staff report is no longer applicable and will not be reviewed. However, the
Petitioner's request to construct a drive-thru bank requires Conditional Use approval for the drive-thru lanes. She
said the proposed bank has been designed to meet current Village Code requirements and the overall site
development will meet all Building, Fire, and Development Code requirements. She stated that access to the site,
the drive-thru lanes, and parking spaces have been designed according to Village regulations.
Ms. Connolly stated that the Petitioner's request to construct a drive-thru bank meets the standards for a
Conditional Use. She said the bank will not have a detrimental impact on the adjacent retail center and the
manner in which the parking lot will be reconfigured will not impair the use or value of the adjacent properties.
The bank-use complies with the Comprehensive Plan and will be constructed according to Village Codes.
Ms. Connolly said based on these findings, Staff recommends the following revised motion; the Planning &
Zoning Commission approve the following:
Arlene Juracek, Chair
Planning & Zoning Commission Meeting September 28, 2006
PZ-26-06
Page 3
To approve the Petitioner's request for a Conditional Use permit to operate a bank with a drive-thru subject to the
following conditions:
1) Develop the site in accordance with the site plan prepared by Marchris Engineering, Ltd, revision
date September 25, 2006 which reflects all the required setbacks including the landscape
setbacks;
2) Develop the site in accordance with the elevations prepared by Larson & Darby Group dated July
20, 2006;
3) Develop the site in accordance with the landscape plan prepared by Thomas Graceffa &
Associates dated August 15, 2006 but revised to reflect the required setbacks and include
additional landscaping along the west and south lot lines, and to include additional year-round
plants throughout the site;
4) Develop the site in accordance with the signage proposed by Sign Productions, Inc, revision date
September 25, 2006;
5) Prior to submitting a building permit application, revise the photometric (lighting) plan to include
fixture information and light levels under the drive-thru canopy; the plan shall comply with Sec.
14.314 & 14.2219 of the Village Code;
6) The development shall meet all Development, Fire, Building, and other Village Codes and
regulations, which include but is not limited to installing automatic sprinklers and fire alarm, and
signage that meet the Village Sign Code regulations.
7) Approval of appropriate permits by I.D.O.T. and M.W.R.D.
Ms. Connolly stated that the Village Board's decision is final for this case.
Chairperson Juracek called for questions for Staff. Joseph Donnelly asked if this property is one lot of record
now. Ms. Connolly confirmed that this is one lot of record. There were no additional questions for Staff.
Chairperson Juracek swore in Laura Williamson, representing Amcore Bank, 501 ih Street, Rockford, Illinois.
Chairperson Juracek asked Ms. Williamson if they agree to all of the conditions of the Staff Report. Ms.
Williamson stated that they are in agreement with the conditions and thanked Staff for working closely with them
in revising the project. Ms. Williamson showed exhibits demonstrating what the exterior of the building will look
like. She stated that she was here to answer any questions the Commissioners may have for her.
Richard Rogers stated that the project calls for 25 stacking-parking spaces; however the plan only shows 23
spaces. Ms. Connolly stated that the revised plan does account for all 25 spaces. Leo Floros asked for more
information on Amcore Bank. Ms. Williamson showed a map with over 70 branches located in Wisconsin and
Illinois, showing expansion into the Chicago-land area. She stated that the key market for Amcore is the mid-size
business and middle-market customers. Chairperson Juracek asked what the capitalization of the bank is; Ms.
Williamson said she was not sure, but did state that the bank is publicly traded. There were no further questions
for the petitioner.
Chairperson Juracek stated that the Commission did receive two letters of support for the project. She then asked
for comments from the audience. Chairperson Juracek swore in Babu Patel, 3730 West Devon, Linco1nwood,
Illinois. Mr. Patel is the owner of the AAA Tower Inn located at 303 West Algonquin Road. He stated that they
oppose the project because it would eliminate access to the hotel from Elmhurst and westbound access from
Algonquin. Mr. Patel also stated that exhaust and pollution from the stacked cars in the drive-thru is a concern for
the hotel guests. He said another concern is future development of the site; with the bank going into this property,
it eliminates the opportunity for future development of restaurants or other tax generating businesses.
Arlene Juracek, Chair
Planning & Zoning Commission Meeting September 28, 2006
PZ-26-06
Page 4
Chairperson Juracek stated that she understands Mr. Patel's two primary concerns as pollution from stacked
vehicles and his property's access to Elmhurst. As to his first concern, she stated that the revised plan includes a
lO-foot landscape buffer between his hotel and the drive-thru to reduce the impact on the hotel property. As to his
second concern, she said that as the sole owner of the hotel property, and without a legal agreement preserving
access through another property, he would be responsible for ensuring access for his own property. Chairperson
Juracek stated that his request to ensure access to his property is beyond the scope of the Planning and Zoning
Commission. She suggested that Mr. Patel submit his proposal and work with staff to address his concerns
regarding the access points to his property.
Chairperson Juracek called for additional questions, hearing none, the public hearing was closed at 7:56 p.m.
Richard Rogers made a motion to approve a Conditional Use for a drive-thru as presented, with the conditions
presented by Staff, for the property at 1800 South Elmhurst Road, Case Number PZ-26-06. Marlys Haaland
seconded the motion.
UPON ROLL CALL:
AYES: Donnelly, Floros, Haaland, Roberts, Rogers, Youngquist, Juracek
NAYS: None
Motion was approved 7-0.
After hearing one additional case, Joseph Donnelly made a motion to adjourn at 10:37 p.m., seconded by Richard
Rogers. The motion was approved by a voice vote and the meeting was adjourned.
H:\PLAN\Ptanning & Zoning COMM\P&Z 2006\MillUtCS\PZ-26-06 Amcorc 1800 S. Elmhurst.doc
CASE SUMMARY - PZ-26-06
Village of Mount Prospect
Community Development Department
LOCATION:
1800 S. Elmhurst Road
PETITIONER:
Laura Williamson, Amcore Bank N.A.
OWNER:
ATG Trust Company
PARCEL #:
08-23-401-028-0000
LOT SIZE:
1.07 acres
ZONING:
B4 Corridor Comrrtercial
LAND USE:
Restaurants (vacant)
REQUESTS:
Conditional Use (Drive-thru) & Variation (perimeter landscape setback)
LOCATION MAP
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Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
FROM:
JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE:
SEPTEMBER 21, 2006
HEARING DATE:
SEPTEMBER 28, 2006
SUBJECT:
PZ-26-06 - CONDITIONAL USE & VARIATION
1800 S. ELMHURST ROAD
BACKGROUND
A public hearing has been scheduled for the September 28, 2006 Planning & Zoning Commission meeting to
review the application by Amcore Bank (the "Petitioner") regarding the property located at 1800 S. Elmhurst
Road (the "Subject Property"). The Petitioner has requested the following approvals: 1) Conditional Use to
construct a drive-thru bank, and 2) a Variation for the proposed landscape setback. The P&Z hearing was
properly noticed in the September 13, 2006 edition of the Journal Topics Newspaper. In addition, Staff has
completed the required written notice to property owners within 250-feet and posted a Public Hearing sign on the
Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located on the southwest comer of Algonquin and Elmhurst Roads. The site contains a
vacant a pizza restaurant and a vacant Mexican restaurant with related improvements. The Subject Property is
bordered an 11 * Limited Industrial Planned Unit Development to the west and south, by the B3 Community
Shopping and B4 Corridor Commercial zoning districts to the north, and a variety of commercial uses located
within Des Plaines to the east.
SUMMARY OF PROPOSAL
The attached materials outline the Petitioner's proposed bank facility in detail. The various elements of the
proposal are outlined below:
BuildiD2 Desi2D - The Petitioner proposes to demolish the two former restaurant buildings and construct a new,
5,928 square foot bank building with five drive-thru lanes (located on the south elevation of the building). The
building's exterior will be constructed from a combination of materials, but primarily face brick. The building
will have a peaked roof.
Site Lavout - Although the site currently contains two separate buildings, the site is one lot of record. Subject to
IDOT approval, the Petitioner proposes to close existing curb cuts and reconfigure access to the site. A 'right-
in/right-out' driveway will provide access from Algonquin Road, ~Elmhurst Road will have one driveway
located towards the south end of the Subject Property. The driv.-eway closings will improve traffic flow to/from
h . ~
t e SIte. -
PZ-26-06
Planning & Zoning Commission Meeting September 28, 2006
Page 3
The proposed bank building and drive-thru will comply with the Village's setback regulations. However, the
Petitioner is seeking a Variation for the proposed landscape setback along the west lot line. The attached site plan
indicates a 7.8' perimeter landscape setback along the west lot line and an 8-foot foundation landscaping around
the west elevation of the building. The Village Code requires a 10' perimeter and foundation landscape setback;
therefore the Petitioner is seeking a Variation to approve the site plan with the substandard landscape setbacks as
shown on the proposed site plan.
Parkint?: - The attached site plan depicts the proposed parking lot layout for the bank. The site plan indicates 25
stacking spaces will be provided, which meets zoning regulations. However, the Petitioner notes in the enclosed
application that the banking industry has found that customers are not likely to wait in a drive-thru lane that
contains more than 2 or 3 cars.
The site exceeds the minimum off-street parking requirement of 3 spaces per 1,000 square feet and provides 39
parking spaces. The following chart summarizes parking requirements and shows that the site will exceed the
Village's parking regulations.
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Required Parking 18
Proposed Parking 39 (includes 2 hie)
Required Stacking 25
Proposed Stacking 25
Lit?:htint?: Plan - The Petitioner submitted a preliminary lighting plan that indicates light levels will comply with
the Village's lighting regulations. Fixture details were not included, but can be addressed at time of Building
Permit application. Please note that the Petitioner has not requested relief from the Village's lighting regulations
and will be required to comply with the Village's regulations. The site is required to use full cut-off fixtures and
drive-thru canopy lights need to be installed flush with the canopy and may include the use of directional surface
mount lights, as cited in the Village Code.
Landscapin2 - The attached landscape plan details the proposed plant materials and sizes. The proposed plant
list includes a variety of plant materials and trees. However, the perimeter of the site lacks sufficient year-round
materials and should be revised to provide adequate coverage and interest for all four seasons.
Traffic - The Village's Traffic Engineer reviewed the proposed project and agreed with the Petitioner's decision
to close the existing driveways and reconfigure access to the site. Also, the number of proposed stacking was
found to be adequate for the site.
Sit?:na2e - The Petitioner submitted a sign package for the Subject Property. The proposal depicts the types of
signs to be installed and each signs location.
Wall Signs: Staff reviewed the proposal and found discrepancies between the elevations prepared by Sign
Production, which were included with the sign proposal package, and the elevations prepared by Larson & Darby
on Sheet A-2. The Petitioner confirmed that the correct elevations will include a red panel, not white as shown on
the Larson & Darby exhibit, and will have the letters On a raceway. The size of the proposed text is less than 24
square feet and complies with the Village's Sign Code regulations.
PZ-26-06
Planning & Zoning Commission Meeting September 28, 2006
Page 4
Freestanding Signs: The Petitioner's sign package calls for a freestanding sign to be located along the
Algonquin Road frontage and for another freestanding sign to be located along the Elmhurst Road frontage. The
number of signs and the size of the proposed signface complies with Sign Code regulations. However, the
location and dimensions shown on the Petitioner's plan indicates the signs will be located in the 10' sight triangle.
The Petitioner explained that the 'arm' of the sign points in, towards the bank, and that the solid part of the base
would be closest to the road. The proposal does not comply with the Village's Sign Code regulations which
prohibit structures in the 10' setback (Sec.7.801). The Petitioner was made aware of this and is in the process of
verifying the exact location of the sign and agreed to revise the freestanding sign and/or relocating it to meet Sign
Code regulations.
The following table summarizes the information shown on the Petitioner's exhibits and the Village's Sign Code
regulations.
.. CQde tJrilitl;ltiQj1;. '.
50% of signable area
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43.2 sq. ft. 1.75'x13.67'=23.92 sq. ft.
Freestanding Sign
75 sq. ft. / 12 60 sq. ft. / 12' from
from grade grade 10' from lot line
.'- '.:PIPP6seclSetPack'-
Varies, but less than 10'
shown on exhibit
GENERAL ZONING COMPLIANCE
The proposed building and drive-thru meets the current setback regulations. However, sections of the proposed
landscape setback do not comply with the minimum 10-foot setback required by the Zoning Ordinance. The
Petitioner is seeking a Variation to allow less than a 10' perimeter landscape setback and foundation landscape
setback along portions of the west lot line and west elevation of the building.
VARIATION STANDARDS
The standards for a Variation are listed in Section l4.203.C.9 of the Village Zoning Ordinance and include seven
specific findings that must be made in order to approve a Variation. The following list is a summary of these
findings:
. A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not
generally applicable to other properties in the same zoning district and not created by any person
presently having an interest in the property;
. Lack of desire to increase financial gain; and
. Protection of the public welfare, other property, and neighborhood character.
Variation for perimeter and foundation landscaping: Initially, the Petitioner's proposal called for a 3.8' landscape
setback along the west lot line and a 6.2' landscape setback along the south lot line. The Petitioner worked with
Staff to revise the site plan so minimal relief from Village regulations would be requested; the only Variation
being sought now is to allow a 7.8' perimeter landscape setback and an 8-foot foundation landscape setback. The
Petitioner explains in their application that the "conditions... are unique to the property in that the sizing of the
property and the placement and required sizing of site elements requires the variations." In addition, providing
the bypass lane along the west lot line to allow a safe traffic flow requires 10' of pavement.
PZ-26-06
Planning & Zoning Commission Meeting September 28, 2006
Page 5
Staff found that the size of the Subject Property and the location of the building could make it somewhat
challenging to develop a drive-thru bank that would meet all zoning regulations. However, the proposed bank is
new construction, so the Petitioner has the ability to reduce the size of the building footprint and meet the required
setbacks. Increasing the amount of landscaping and including more year-round materials may minimize the
impact of the proposed landscape setback, but the setback Variation request fails to meet the standards for a
Variation because the Petitioner has not demonstrated the request is based on a hardship.
CONDITIONAL USE STANDARDS
The standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a Conditional Use. The following list is a summary
of these findings:
· The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or
general welfare;
· The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the
vicinity or impede the orderly development of those properties;
· Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on
Village streets; and
· Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and
other Village Ordinances.
The Petitioner's request to construct a drive-thru bank requires Conditional Use approval for the drive-thru lanes.
The proposed bank has been designed to meet current Village Code requirements and the overall site development
will meet all Building, Fire, and Development Code requirements. Access to the site, the drive-thru lanes, and
parking spaces have been designed according to Village regulations.
The petitioner's request to construct a drive-thru bank meets the standards for a Conditional Use. The bank will
not have a detrimental impact on the adjacent retail center and the manner in which the parking lot will be
reconfigured will not impair the use or value of the adjacent properties. The use (a bank) complies with the
Comprehensive Plan and will be constructed according to Village Codes.
RECOMMENDATION
Based on these findings, Staff recommends that the following motions:
1. That the Planning & Zoning Commission deny the following motion,
"To approve the Petitioner's requests for Variations to allow a 7.8' perimeter landscape setback along the west lot
line and an 8' foundation landscape setback along the west elevation of the building.
2. That the Planning & Zoning Commission approve the following motion:
To approve the Petitioner's request for a Conditional Use permit to operate a bank with a drive-thru subject to the
following conditions:
1) Develop the site in accordance with the site plan prepared by Marchris Engineering, Ltd, revision
date September 20, 2006 but revised to reflect all required setbacks including the landscape
setbacks;
PZ-26-06
Planning & Zoning Commission Meeting September 28, 2006
Page 6
2) Develop the site in accordance with the elevations prepared by Larson & Darby Group dated July
20, 2006;
3) Develop the site in accordance with the landscape plan prepared by Thomas Graceffa &
Associates dated August 15, 2006 but revised to reflect the required setbacks and include
additional landscaping along the west and south lot lines, and to include additional year-round
plants throughout the site;
4) Revise the proposed sign age to comply with the Village's Sign Code regulations;
5) Prior to submitting a building permit application, revise the photometric (lighting) plan to include
fixture information and light levels under the drive-thru canopy; the plan shall comply with Sec.
14.314 & 14.2219 of the Village Code;
6) The development shall meet all Development, Fire, Building, and other Village Codes and
regulations, which include but is not limited to installing automatic sprinklers and fire alarm, and
signage that meet the Village Sign Code regulations:
7) Approval of appropriate permits by I.D.O.T. and M.W.R.D."
The Village Board's decision is final for this case.
I concur:
oney, AICP, DIrector of Community Development
/jrnc H:\PLAN\PlatUling & Zoning COMM\P&Z 2006\StaffMemo\PZ-26-06 MEMO (1800 S ElmluU"sl- conditional use amcore).doc
Page 1 of 1
Connolly, Judy
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From: Kathryn Bruno [KathrynBruno@msn.com]
Sent: Tuesday, September 19, 2006 9: 10 PM
To: Connolly, Judy
Subject: 1800 S. ELmhurst Road
September 19, 2006
Mount Prospect Planning & Zoning Commission
Attn: Arlene Juracek, Chairperson
50 S. Emerson Street
Mount Prospect, IL 60056
RE: 1800 S. Elmhurst Road
Case # PZ-26-06
Dear Ms. Juracek:
I am the owner of Avanti Cafe & Sandwich Bar, Inc. located at 1900 S. Elmhurst Road in Mt.
Prospect.
I am writing to encourage you to please approve the above mentioned property for bank use. We
feel this will bring additional business to our restaurant as well as our many neighbors on
Elmhurst Road.
Thank you in advance for your consideration.
Sincerely,
Kathryn Bruno
Preseident/Owner
Avanti Cafe & Sandiwch Bar, Inc.
847-437-6640
1145-65 Elmhurst Property, LLC
Clayton Court Apartments, LLC
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l/ i<
September 13,2006
Mount Prospect Planning & Zoning Commission
Attn: Arlene Juracek, Chairperson
50 S. Emerson Street
Mount Prospect, IL 60056
RE: 1800 S. Elmhurst Road
Case # PZ-26-06
Dear Ms. Juracek:
I am the owner of the commercial property located at 1145 S. Elmhurst Road (dba
"Grandma Sally's", and 1165 S. Elmhurst Road (dba "Dairy Queen") in Des Plaines.
I am also the owner of 148 apartment units located on Algonquin Road 250 feet east of
the intersection of Elmhurst Road and Algonquin road known as Clayton Court
Apartments.
I have owned and managed these locations for over 30 years. Although I have not
reviewed the site plan and therefore cannot comment on the particulars, I encourage you
to approve a bank use for the above referenced location.
GCI/jf
730 W. Algonquin Road · Des Plaines, IL 60016
Telephone: 847/439-7300. Facsimile: 847/439-7318
marchris
. .
engineering
limited
AMCORE BANK
SW CORNER ELMHURST ROAD & ALGONQUIN ROAD
(1800 S. Elmhurst Road)
.Mount Prospect, lllinois
APPLICATION FOR CONDITIONAL USE APPROVAL
Prepared By:
Marchris Engineering, Ltd.
100 East State Parkway
Schaumburg, a 60173
847.885.8357
847.885.2252 FAX
August 17,2006
CONSULTING CIVIL TRAFFIC AND ENVIRONMENTAL ENGINEERS
100 East State Parkway Schaumburg, IL 60173
847-885-8357 FAX: 847-885-2252 mel@marchris.net
marchris
. .
engineering
limited
August 17,2006
Mr. William Cooney, Director
Village of Mount Prospect
Community Development Department - Planning Division
50 S. Emerson Street
Mount Prospect, IL 60056
Subject: Application for Conditional Use Approval
Proposed AMCORE Bank Development
SW Corner Elmhurst Road at Algonquin Road
MEL Job 06-060
Dear Sir or Madam:
On behalf of AMCORE Bank, Marchris Engineering, Ltd. submits the Application for Conditional Use
Approval for the subject property.
The attached Application and supporting materials are prepared according to the Application for
Conditional Use Approval application packet received from the Village. Fifteen (15) copies of the property
survey and the proposed development plans are attached, as well as the compact disc (exhibits in .pdf
format) for your use, as specified.
Considering the above, we look forward to your timely and expedited review and approval of this proposed
development. If you have need of additional information regarding this project or any of the exhibits,
please do not hesitate to contact us.
Sincerely,
Marchr' Engineering, Ltd,
CONSULTING CIVIL TRAFFIC AND ENVIRONMENTAL ENGINEERS
100 East State Parkway Schaumburg, IL 60173
B47-885-8357 FAX: B47-AR5-??5? mAI@m:ur.hri!: nAt
DEVELOPMENT TI<' t\.M
MEL Job: 06-060 - , ':ORE Bank Mount Prospect
OWNER Owner
Maureen Thompson
1529 S. Surrey Ridge Drive
Arlington Heights, IL 60005
OATTY Owner Attomey
Regas, Frezados & Dallas LLP
III West Wasington Street, Suite 1525
Chicago, IL 60602-2709
William D. Dallas - wdd@rfd-Iaw.com
312.236.4400312.236.1129 FAX
DEV Lessee/Developer
AMCORE Bank N.A.
510 Seventh Street
P.O. Box 1537
Rockford,IL 61110-0037
Laura Williamson -lwilliamson@amcore.com
815.961.7941815.961.7193 FAX
DATTY Developer Attornev
Hinshaw & Culbertson, LLP
100 Park Avenue
P.O. Box 1389
Rockford, IL 61105-1389
Maureen Flanagan
815.490.4947815.490.4901 FAX
CIVIL Civil Engineering
Marchris Engineering, Ltd.
100 Last State Parkway
Schaumburg, IL 60173
Michael J. Caldwell - mjc@marchris.net
847.885.8357847.885.2252 FAX
ARCH Architect
Larson Darby Group
4949 Harrison A venue, Suite 100
P.O. Box 5207
Rockford, IL 61125-0207
Burt S. Andrews IV, AlA - bandrews@larsondarby.com
815.484.0739815.229.9867 FAX
LA Landscape Architect
Thomas Graceffa and Associates, Inc.
4777 East State Street
Rockford, IL 61108
Thomas Graceffa or Matt - tglandarch@aol.com
815.229.4000815.229.9090 FAX
SIGN Signage
Sign Productions, Inc.
1010 First Street NW
Cedar Rapids, IA 52405
Virginia Barnes - vbarnes@signproductions.com
319.364.6697319.363.8034 FAX
VILLAGE OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT - Planning Division
SO S. Emerson Street
Mount Prospect. Illinois 60056
Phone 847.818.5328
FAX 847.818.5329
Application for Conditional Use Approval
Mount Prospect
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Address(es) (Street Number, Street)
1800 - 1802 Elmhurst Road
Site Area (Acres) Property Zoning Total Building Sq. Ft. (Site)
1.069 B-4 6,075 (2 Bldgs)
Setbacks:
Front Rear Side Corner Side
Z 30 20 30 10
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1= Building Height Lot Coverage (%) Number of Parking Spaces
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0_ Amcore Bank N.A. 815/520-4808
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Developer
Name Amcore Bank N.A. Telephone (day) 815/961-4941
Address 501 Seventh Street Fax 815/961-7193
P.o. Box 1537
Rockford, IL. 61110-0037 Email
-"
Attorney Hinshaw & Culbertson, LLP
Name Maureen Flanagan Telephone (day) 815/490-4947
Address 100 Park Avenue Fax 815/490-4901
P.O. Box 1389
Rockford, Illinois 61105-1389 Email mflanagan@hinshawlaw.com
Surveyor
Z Name TKD Land Surveyors, Inc. Telephone (day) 847/702-1845
9,
~ on Address P.O. Box 1463 Fax 847/429-1608
~1 Arlington Heights. IL. 60006
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;:> e Name Marchris Engineering Limited Telephone (day) 847/885-8357
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Architect
Name Larson & Darby Group Telephone (day): 815/484-0739
Address 4949 Harrison Ave. Fax 815/229-9867
Suite 100
Rockford. IL. 61108 Email Idg@larsondarby.com
Landscape Architect
Name Thomas Graceffa and Associates. Inc. Telephone (day): 815/229-4000
Address 4777 East S'fate Street Fax
Rockford. Illinois 61108
Email
Mount Prospect Department of Community Development
SO South Emerson Street, Mount Prospect Illinois
www.mountprospect.org 2
Phone 847.818.5328
Fax 847.818.5329
TDD 847.392.6064
proposed Conditional Use (as listed in the zoning district)
Drive Thru Bank
Describe in Detail the Buildings and Activities Proposed and How the Proposed Use Meets the Attached Standards for
Conditional Use Approval (attach additional sheets if necessary)
B-4' Co~ido~COmmercial District Bank With Drive Up Windows
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Hours of Operation
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Address(es) (Street Number, Street)
\;ol'Z, 1800 Elmhurst Road
t::O Site Area (Acres) Property Zoning Total Building Sq. Ft. (Site) Sq. Ft. Devoted to Proposed Use
00- 1.069 B-4 5.767
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ooi Setbacks:
~O Front Rear Side Corner Side
Or- 30 20 30 10
~'Z,
/:lo- Building Height Lot Coverage (%) Nwnber of Parking Spaces
30 ' 12.4% 40
Please note that the application win not be reviewed until this petition has been fully completed and an required plans and other
materials have been satisfactorily submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly
suggested that the petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy
and completeness at the time of submittal.
In consideration of the information contained in this petition as well as all supporting documentation. it is requested that approval be
giv,," to mi, "'IU"', The 'P!'h."" i, the own" 0' authorimd """",,"tative of the own" of the P'opertY. The petition" and the
owner of the property grant employees of the Village of Mount Prospect and their agents permission to enter on the property during
reasonable hours for visual inspection of the subject property,
1 hereby affmn that all inf9.PJlation provided ,her:Jn and in..all materials submitted in association with this application are true and
h ~/ 1700 ,'7' //
accurate to t e be~ ...: .~o ge. / / /" / --., ..
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Applioan'" >,Y;j''/. A ,P- /:/ . Date 8, / ~ () (,
(Myt,(,..1 c~weU/ Ma'" .ineerin. on behalf of Am ore Bank)
If applicant i~ not property,hwner:
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1 hereby designate the applicant to act as my agent for the purpose of seeking the Variation(s) described in this
application and the associated supporting material.
Mount Prospect D artment of Community Dev lopment
SO South Emerson treet, Mount Prospect Illinois
www.mountprospect.org 3
Date
:? / IS/O (-.
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Property Owner
Phone 847.818,5328
Fax 847.818,5329
TDD 847.392.6064
marchris
. .
engineering
limited
August 17, 2006
STANDARDS FOR CONDITIONAL USE APPROVAL
VnLAGE OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT - Planning Division
When considering its recommendation regarding a proposed Conditional Use, the Planning & Zoning
Commission is guided by seven standards listed in Zoning Code Section 14.203.F.8. Those standards relate
to the potential effects on nearby properties. The standards for Conditions Use approval are:
I. That the establishment, maintenance, or operation of the conditional use will not be detrimental to,
or endanger the public health, safety, morals, comfort, or general welfare.
The subject property is at the southwest comer of Algonquin Road and Elmhurst Road in Mount
Prospect. Similarly zoned parcels characterize the immediate surrounding commercial area. Uses
on these parcels include automobile filling station, motel, and other commercial establishments. The
proposal would redevelop a vacant building into a thriving business serving the surrounding property
owners and the community at large. The project function within the existing context is intended to
provide a positive use for the area and will not endanger the public health, safety, morals, comfort, or
general welfare.
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair property
values within the neighborhood in which it is to be located.
The proposed redevelopment has the potential of stimulating other development and improvements
in the immediate surrounding area. In addition, the nature of usage of a bank by its customers and
employees would appear to make this Conditional Use a most desirable fit with the surrounding
properties and will not be injurious to the uses and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values
within the neighborhood in which it is to be located.
3. That the establishment of the conditional use will not impede the normal and orderly development
and improvement of the surrounding property for uses permitted in the district.
CONSULTING CIVIL TRAFFIC AND ENVIRONMENTAL ENGINEERS
100 East State Parkway Schaumburg, IL 60173
847-885-8357 FAX: 847-885-2252 mel@marchris.net
The nature of usage of a bank by its customers and employees make this Conditional Use a most
desirable fit with the surrounding properties and will not be injurious to the uses and enjoyment of
other property in the immediate vicinity for the purposes already permitted, nor substantially
diminish and impair property values within the neighborhood in which it is to be located.
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be
provided.
The developers of the AMCORE Bank are proposing a new building that is in compliance with all
zoning requirements for the Village of Mount Prospect. As such, all village requirements having to
do with utilities, access, drainage, lighting, signage, etc. shall be met.
5. That adequate measures have been or will be taken to provide ingress and egress so designed as to
minimize traffic congestion in the public streets.
The proposed redevelopment provides 39 parking spaces. The Mount Prospect Zoning Ordinance
"Off-Street Parking and Loading" reads that the number of off-street parking spaces for commercial,
retail, services (freestanding stores, etc) shall be: 4 spaces per 1,000 square feet gross floor area.
This would establish a requirement of 24 parking spaces onsite. This proposed number of parking
spaces will accommodate the peak number of employees and peak number of customers projected to
be in the bank at anyone time.
6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive
Plan for the Village;and
The parcel in question is located within an area that is zoned B4 Business Retail & Service.
Surrounding this B4 zone is an II Limited Industrial PUD. The design, location of the proposed
building on the property, the architecture and signage, and the use of landscaping are all being
established in a way that maximizes the sensitivity to the surrounding areas with the intent of
providing a development that is compatible with the surrounding properties. The proposed
redevelopment will enhance the neighborhood and could well have an increasing effect on property
values in the surrounding area. The new facility will be an added convenience for the customers and
commuters in the vicinity.
7. That the conditional use shall, in all other respects, conform to the applicable regulations of the
district in which it is located, except as such regulations may, in each instance, be modified pursuant
to the recommendations of the Planning & Zoning Commission.
The design of the proposed AMCORE Bank development is intended to conform to the applicable
regulations of the Village, lllinois Department of Transportation (IDOT), Metropolitan Water
Reclamation District (MWRD), and any other required jurisdictional agencies.
-2-
CONSULTING CIVIL TRAFFIC AND ENVIRONMENTAL ENGINEERS
CORE Bank
October 4, 2006
William J. Cooney, AICP
Director of Community Development
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, II... 60056
RE: l800 S. Elmhurst Road
Dear Mr. Cooney,
The Planning and Zoning Commission recommended approval of my request for a
conditional use permit (PZ-26-06) by a 7 - 0 vote. Our case is scheduled to go before
Village Board for the ordinance's first reading October 17, 2006.
I am requesting that the Village Board waive the second reading, tentatively scheduled
for the second Village Board meeting, and take final action at the October 17th meeting.
AMCORE Bank would like to finalize our plans so that we can demolish the vacant
buildings and start the project as soon as possible.
I appreciate your assistance in facilitating this request. Should you have any questions,
feel free to contact me at 815/961-7941.
Sincerely, .
~~:fnl0~
YP. Real Estate & Construction
AMCORE Bank
501 Seventh Street
Rockford, II... 61110
AMCORE Bank N.A.
501 Seventh Street, Post Office Box 1537, Rockford, Illinois 61110-0037 Toll Free 1-888-4-AMCORE www.AMCORE.com
jc
10/10/06
mla
10/05/06
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT 1800 SOUTH ELMHURST ROAD
WHEREAS, Amcore Bank ("Petitioner) has filed a petition for a Conditional Use permit with respect
to property located at 1800 South Elmhurst Road, ("Property') and legally described as follows:
The East 250 feet of the North 300 Feet (as measured along the East and West lines thereof) of the
northeast quarter of the southeast quarter of Section 23, Township 41 North, Range 11, East of the
Third Principal Meridian, (except the East 50 feet thereof and also except that part of Algonquin
Road used for public purposes also except that part taken by Condemnation in Case Number
97L50515 described as follows: Commencing at the northeast corner of the northeast quarter ofthe
southeast quarter of Said Section 23; thence on an assumed bearing of South 0 degrees 48
minutes 00 seconds East along the East line of Said southeast quarter 26.648 meters (87.43 feet);
thence South 89 degrees 12 minutes line of Elmhurst Road (Illinois Route 83) according to the Plat
of Dedication thereof recorded February 2, 1933 as Document 11195787; thence North) 0 degrees
48 minutes 00 seconds West along Said West Right-of-Way line 2.054 meters (6.74 feet); thence
northeasterly along Said Right-of-Way line being a curve, concave to the West having a radius of
7.620 meters (25.00 feet), having a central angle of 38 degrees 29 minutes 41 seconds for a
distance 5.12 meters (16.80 feet) to the South Right-of-Way line of Algonquin Road; thence South
88 degrees 08 minutes 47 seconds West along Said Right-of-Way line 10.229 meters (33.56 feet);
thence South 61 degrees 43 minutes 06 seconds East 13.597 meters (44,61 feet) to the point of
beginning in Cook County, Illinois,
Property Index Number: 08-23-401-028-0000
WHEREAS, the Petitioner seeks a Conditional Use permit for the construction of a bank with five (5)
drive-thru lanes, as provided in Section 14.203.F.7 of the Village Code; and
WHEREAS, a Public Hearing was held on the request for a Conditional Use permit being the
subject of PZ-26-06 before the Planning and Zoning Commission of the Village of Mount Prospect
on the 28th day of September 2006, pursuant to proper legal notice having been published in the
Mount Pros/Ject Journal & TO/Jics on the 13th day of September, 2006; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and a positive
recommendation to the President and Board of Trustees in support of the requests being the subject
of PZ-26-06; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given
consideration to the requests herein and have determined that the requests meet the standards of
the Village and that the granting of the proposed Conditional Use permit would be in the best
interest of the Village,
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS IN THE EXERCISE OF THEIR
HOME RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the
President and Board of Trustees of the Village of Mount Prospect.
Amcore Bank
Page 2/2
SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby
grant a Conditional Use permit to allow the construction of a drive-thru banking facility; and
SECTION THREE: Priorto the issuance of a building permit relative to the Conditional Use permit
the following conditions and/or written documentation shall be fulfilled:
1, Develop the site in accordance with the site plan prepared by Marchis Engineering, Ltd.,
e-mailed to Staff September 25, 2006 that reflects the project meeting all required
setbacks including the landscape setbacks;
2, Develop the site in accordance with the elevations prepared by Larson & Darby Group dated
July 20, 2006;
3. Develop the site in accordance with the landscape plan prepared by Thomas Graceffa &
Associates dated August 15, 2006 but revised to reflect the required setbacks and include
additional landscaping along the west and south lot lines, and to include additional year-
round plants throughout the site;
4. Prior to submitting a building permit application, revise the photometric (lighting) plan to
include fixture information and light levels under the drive-thru canopy; the plan shall
comply with Sections 14,314 and 14.2219 of the Village Code of Mount Prospect.
5. The development shall meet all Development, Fire, Building, and other Village Codes and
regulations, which include but are not limited to installing automatic sprinklers and fire
alarms, and signage that meet the Village Sign Code regulations.
6, Approval of appropriate permits by Illinois Department of Transportation (lOOT),
Metropolitan Water Reclamation District (MWRD), and Cook County Highway Department
(CCHD).
SECTION FOUR: The Village Clerk is hereby authorized and directed to record a certified copy of
this Ordinance with the Recorder of Deeds of Cook County.
SECTION FIVE: 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:
PASSED and APPROVED this day of October 2006,
Irvana K. Wilks
Mayor
ATTEST:
M. Lisa Angell
Village Clerk
H:\CLKO\fiIes\WIN\ORDINANC\C USEamcoreBank, ocl2006,doc