Loading...
HomeMy WebLinkAbout3557_001Next Ordinance No. 4145 Next Resolution No. 12-90 41 A G E N D A VILLAGE CLERK'S OFFICE MUNEWNEWur FEBRUARY 20, 19F VILLAGE OF MOUNT PROSPECT 0 R D E R 0 F B U S I N E S S REGULAR MEETING Meeting Location: Meeting Date and Time: Meeting Room, 1st Floor Tuesday senior Citizen Center February 20, 1990 50 South Emerson Street 7:30 P. M. Mount Prospect, Illinois 60056 I. CALL TO ORDER Il. ROLL CALL Mayor Gerald "Skip" Parley Trustee Ralph Arthur Trustee Leo Floros Trustee Mark Busse Trustee George Van Geem Trustee Timothy Corcoran Trustee Theodore Wattenberg III. INVOCATION - Trustee Corcoran IV. APPROVAL OF MINUTES OF REGULAR MEETING, February 6, 1990 V. APPROVAL OF BILLS AND FINANCIAL REPORT VI. COMMUNICATIONS AND PETITIONS - CITIZENS TO BE HEARD VII. MAYOR'S REPORT A. A RESOLUTION IN SUPPORT OF THE CONSTITUTION BI CENTENNIAL CELEBRATION B. 1st reading of AN ORDINANCE AMENDING CHAPTER 13 OF THE VILLAGE CODE This Ordinance creates a Class 11W11 liquor license for the Mickey's Diner, formerly Arnold's at Busse Avenue and Main Street. VIII. OLD BUSINESS A. Pate Subdivision, 1000 Cardinal Lane The Petitioner is proposing a 7 lot subdivision requiring modifications from the Development Code as follows: Eliminate the requirement for sidewalks on the cul de sac; increase the permitted length of the cul de sac; reduce the minimum lot widths on 4 lots; permit parkway trees to be planted on private property; and, pavement width of 27 feet. Recommendations attached. (Exhibit A) (Exhibit B) B. Mount Plaines Animal Hospital, 888 E. Northwest Hwy 2nd reading of AN ORDINANCE GRANTING MODIFICATIONS FROM THE DEVELOPMENT CODE (CHAPTER 16) This Ordinance grants modifications from the Development Code relative to storm water detention in the proposed paved parking lot. The Plan Commission recommended denying these requests. (Exhibit C) C. ZBA 1-V-90, 103 South Edward 1st reading of AN ORDINANCE GRANTING A VARIATION FOR PROPERTY COMMONLY KNOWN AS 103 S. EDWARD ST. This ordinance grants a variation to permit a zero foot front yard and 41 811 side yard to permit a parking pad. The Zoning Board of Appeals recommended denying these requests by a vote of 2-5. (Exhibit D) D. ZBA 2 -SU -90 and ZBA 3-V-90, 800 Kennicott Place 1st reading of AN ORDINANCE GRANTING A SPECIAL USE AND VARIATION FOR PROPERTY COMMONLY KNOWN AS 800 KENNICOTT PLACE This ordinance grants a Special Use to permit a 3 car garage and variations to permit a garage size of 704 square feet and a driveway width of 291 611. The Zoning Board of Appeals recommended granting these requests by votes of 6-0. (Exhibit E) E. ZBA 4-V-90, 1000 South Na Wa Ta 1st reading of AN ORDINANCE GRANTING A VARIATION FOR PROPERTY COMMONLY KNOWN AS 1000 NA WA TA This Ordinance grants variations to permit a storage shed 10-1/21 high. The Zoning Board of Appeals recommended approving this height variation by a vote of 6-0. (Exhibit F) F. ZBA 9-V-90, 4 North Pine lst reading of AN ORDINANCE GRANTING A VARIATION FOR PROPERTY COMMONLY KNOWN AS 4 NORTH PINE STREET This Ordinance grants variations to permit a 3.5 side yard instead 5 feet and a 23 foot front yard instead of 30 feet. The Zoning Board of Appeals recommended denying the side yard variation by a vote of 0-7 and recommended granting the front yard variation by a vote of 7-0. (Exhibit G) G. Southwest corner of Elmhurst & Algonquin Roads 1. ZBA 81-Z-89 and ZBA 82 -SU -89 The Petitioner is requesting rezoning from B-3 to I-1 and a Special Use in the nature of a Planned Unit Development to permit 3 office/ warehouse buildings. The Zoning Board of Appeals recommended granting these requests by a vote of 6-0. 2. Roger's Plat of Subdivision 3. Request for modification from the Development Code (Chapter 16) to permit storm water detention in the loading dock areas. IX. NEW BUSINESS A. 1st reading of AN ORDINANCE AMENDING ORDINANCE NO. 4029 This Ordinance amends the Ordinance granting variations for property located within the Lake Center Plaza industrial development to extend the effective date from March of 1990 to March 1991. (Exhibit H) B. ZBA 10-Z-90, ZBA ll -SU -90, ZBA 12-V-90, Rand & Euclid The Petitioner has requested the property be rezoned from R -X (Single Family) to B-1 (Shopping Center); a Special Use for a Planned Unit Development to construction an 88,600 square foot shopping center; and, a variation to allow a 20 foot periphery yard instead of the required 30 feet. The Zoning Board of Appeals unanimous recommendation was to deny these requests. I C. ZBA 8 -SU -90, 1641 S. Busse Road (Plaza United Shopping Center) The Petitioner is requesting a special Use to permit an auto service operation in a B-3 District. The proposal is to establish a sales and installation operation of cellular car phones. The Zoning Board of Appeals recommended denying this request by a vote of 3-2. D. 1st reading of AN ORDINANCE AMENDING CHAPTER 18 (TRAFFIC CODE) This ordinance establishes the prohibition of parking any time on Henry between Owen & William. (Exhibit J) X. VILLAGE MANAGER'S REPORT A. Bid results: 1. Demolition of 25 S. Main Street, formerly V & G Printing B. Request to waive bidding procedure and authorize literature to be printed concerning recycling. Xi. ANY OTHER BUSINESS XII. ADJOURNMENT MINUTES OF THE REGULAR MEETING OF THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT FEBRUARY 6, 1990 CALL TO ORDER CALL TO ORDER Mayor Farley called the meeting to order at 7:35 P.M. ROLL CALL Present upon roll call: Mayor Gerald "Skip" Farley Trustee Ralph Arthur Trustee Mark Busse Trustee Timothy Corcoran Trustee Leo Floros Trustee George Van Geem (arrived late) Trustee Theodore Wattenberg INVOCATION The invocation was given by Trustee Arthur. INVOCATION APPROVAL OF MINUTES Trustee Corcoran, seconded by Trustee Arthur, APPROVE MINUTES moved to approve the minutes of the regular meeting of the Mayor and Board of Trustees held January 16, 1990. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floras, Nays: None Pass: Wattenberg Motion carried. APPROVAL OF BILLS Trustee Floros, seconded by Trustee Arthur, APPROVE BILLS moved to approve the following list of bills: General Fund $ 519,472 Motor Fuel Tax Fund 38,548 Community Development Block Grant Fund 4,018 Illinois Municipal Retirement Fund 20,089 Waterworks & Sewerage Fund 286,459 Parking System Revenue Fund 2,353 Risk Management Fund 157,291 P.W. Facility Construction Fund A P.W. Facility Construction Fund B - Capital Improvement, Repl. or Rep -Fund 26,980 Special Service Area Const. #5 Special Service Area Const. #6 Downtown Redev. Const. Fund (1985) Downtown Redev. Const. Fund (1987) Corporate Purpose Improvement 1989 - Debt Service Funds 122 Flexcomp Trust Fund - Escrow Deposit Fund 153,843 Police Pension Fund 43,067 Firemen's Pension Fund 43,091 Benefit Trust Fund $1,295,333 Upon roll call: Ayes: Arthur, Busse, Corcoran, Floras, Wattenberg Nays: None Motion carried. Village Manager Dixon stated that quotes have been requested relative to removing a portion of the asphalt pavement in the parkway on Henry Street. To remove the asphalt and plant seed in the parkway the cost would be approximately $6,800 and $10,000 if the area was sodded instead of seeded. It was suggested that the Village could ask the Mount Prospect Park District, owner of the school property, to share the cost with the Village. Trustee Floros stated that while he supports the removal of the parkway parking, he could not support removing some of the existing parking without an alternate area to park. Mayor Farley stated that this meeting had a lot of items to be discussed, however this subject would be discussed at the Committee of the Whole meeting next Tuesday, February 13th, 315 N.WILLE ST Mr. Short, attorney for the property owner.at 315 North Wills Street, requested the Board to consider removing the Stop Work Order placed on the subject. at the Committee of the Whole meeting on January 23. Mayor Farley stated that inasmuch as this subject was not listed on the agenda it would be discussed later in the meeting under the section of the agenda entitled "Any Other Business". MAYOR'S REPORT EXPO 1990 Mayor Farley presented an Resolution expressing the support of the Village for the annual Mount Prospect Expo, which will be held on March 2 and 3 at Roosevelt, formerly Forest View High School on Goebbert Road. Janet Hansen, Executive Director of the Chamber of Commerce invited everyone to attend this expo. Page 2 - February 6, 1990 COMMUNICATIONS AND PETITIONS - CITIZENS TO BE HEARD SISTER CITY Adelaine Thulin requested the Village Board to PROGRAM authorize paying the $375.00 membership fee in the Sister City International Program. Mrs. Thulin noted that this is a not-for-profit organization and will begin the process of acquiring a Sister City, Mrs. Thulin also stated that there will be a Pot Luck Dinner on March 2nd in order to promote interest in this program. Trustee Arthur, seconded by Trustee Corcoran, moved authorize an expenditure of $375.00 to pay the membership fee in the Sister City International Program, Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried, BUSSE SCHOOL Don Harmon, 16 North William requested information PARKING PROBLEM as to the status of the paved parkway in front of the school building, formerly Busse School, and now used by the Suzuki School, Mr. Harmon also stated that this problem has existed for many years, during which time the building was used as a public school, however the present use is a business and he feels the business should be required to provide parking for its customers and employees and that Village should not provide parking in the parkway which is prohibited elsewhere in the Village. Village Manager Dixon stated that quotes have been requested relative to removing a portion of the asphalt pavement in the parkway on Henry Street. To remove the asphalt and plant seed in the parkway the cost would be approximately $6,800 and $10,000 if the area was sodded instead of seeded. It was suggested that the Village could ask the Mount Prospect Park District, owner of the school property, to share the cost with the Village. Trustee Floros stated that while he supports the removal of the parkway parking, he could not support removing some of the existing parking without an alternate area to park. Mayor Farley stated that this meeting had a lot of items to be discussed, however this subject would be discussed at the Committee of the Whole meeting next Tuesday, February 13th, 315 N.WILLE ST Mr. Short, attorney for the property owner.at 315 North Wills Street, requested the Board to consider removing the Stop Work Order placed on the subject. at the Committee of the Whole meeting on January 23. Mayor Farley stated that inasmuch as this subject was not listed on the agenda it would be discussed later in the meeting under the section of the agenda entitled "Any Other Business". MAYOR'S REPORT EXPO 1990 Mayor Farley presented an Resolution expressing the support of the Village for the annual Mount Prospect Expo, which will be held on March 2 and 3 at Roosevelt, formerly Forest View High School on Goebbert Road. Janet Hansen, Executive Director of the Chamber of Commerce invited everyone to attend this expo. Page 2 - February 6, 1990 Trustee Busse, seconded by Trustee Arthur, moved RES.NO. 7-90 for passage of Resolution No. 7-90 A RESOLUTION SUPPORTING THE MOUNT PROSPECT CHAMBER OF COMMERCE EXPO - 1990 Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. A request was presented to create a Class 11W11 liquor MICFEYIS DINER license for Mickey's Diner (Busse Avenue & Main Street) formerly Arnold's. Trustee Arthur, seconded by Trustee Busse, moved to authorize the creation of a Class "W" liquor license for Mickey's Diner - Main Street and Busse Avenue. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. An Ordinance will be presented for first reading at the next meeting on February 20th. An Ordinance was presented for 2nd reading that would amend Article XV of Chapter 21 of the Village Code to require vacant structures to be boarded up in material similar to that of the major portion of the building. This Ordinance also provides for a permit fee of $25.00. Trustee Corcoran, seconded by Trustee Arthur, moved for passage of Ordinance No. 4140 AN ORDINANCE AMENDING ARTICLE XV ENTITLED "PROPERTY MAINTENANCE CODE" OF CHAPTER 21 OF THE VILLAGE CODE OF MOUNT PROSPECT Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. OLD BUSINESS The Pate Subdivision, 1000 Cardinal Lane. This parcel is the proposed site of a 7 lot subdivision. Also requested for this development are modifications from the Development Code to eliminate the sidewalks on the proposed cul de sac, a cul de sac exceeding the permitted length, parkway trees, and a pavement width of 27 feet. This proposal was continued from a previous meeting in order for the Petitioner to reach a resolution to the question of who would pay for Wildwood to be improved, should the design of the subdivision require access off Wildwood Lane. At the request of the Petitioner, and inasmuch as all the issues have not been resolved, this matter was continued until such time as all the issues have been addressed. The residents in the area will be notified prior to further discussion by the Village Board in order to give them an opportunity to express Page 3 - February 6, 1990 ORD.NO. 4140 PATE SUB. 1000 CARDINAL LANE their opinions. ZBA 69 -SU -89 ZBA 69 -SU -89, 1716 Freedom Court 1716 FREEDOM CT An Ordinance was presented for 2nd reading that would grant a special use in order to permit a 3 car garage. Since the Zoning Board of Appeals recommended denying this request by a vote of 3-2, it requires 5 affirmative votes of the Village Board in order to override the Zoning Board's recommendation. ORD.NO. 4141 Trustee Arthur, seconded by Trustee Busse, moved for passage of Ordinance No. 4141 Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. Trustee Van Geem arrived at this point in the meeting. ZBA 77 -SU -89 ZBA 77 -SU -89 & ZBA 78-V-89, Courtesy Home Center ZBA 78-V-89 740 East Rand Road COURTESY HOME An Ordinance was presented for first reading that would CENTER grant a special use in the nature of a Planned Unit Development to permit a self -storage warehouse, a quick oil change and a proposed fast-food restaurant on this lot. The following residents voiced their concerns relative to the proposal: William Walters, 208 Neil Dick Kessel, 305 Autumn Lane Robin Usery, 222 N. Louis John Batesta, 218 Eric Richard Bensen, 220 Autumn Lane John Balzanto, 216 Eric Dick Hendricks, 1537 E. Emmerson Lane Ira Good, 208 Eric Resident, 303 Neil The concerns expressed by the residents included the visual affect of the proposed single story warehouse building on the single family neighborhood including the storage of RV vehicles, increased traffic, a proposal for traffic signal at the existing Courtesy Home Center entrance way. Residents did express their concerns that there is an existing traffic problem, including vehicles driving over the front lawns of the homes and knocking down the mailboxes. The Petitioner stated that he would use landscaping to screen the warehouse area, however, due to utility easements located along the edge of the property he could not berm the landscaping. Following discussion with the staff it was determined that the possibility would be reviewed as to placement of a berm or sloped area outside the easement area. A 6 foot high chain link fence would also be installed. At the request of the residents of the Harvest Heights Subdivision the staff has requested the Opus Corporation for an easement in order to provide access to the bicycle path within that industrial park off Harvest Lane, which would eliminate the need to access the bike path off Business Center Drive. Staff stated that access off Harvest Lane is a definite possibility. Page 4 - February 6, 1990 A petition was presented with signatures of residents and businessmen in the general area of the subject property, requesting the installation of a traffic signal at the Courtesy Home Center area, due to numerous accidents at that location. Staff noted that they had inquired into the feasibility of a traffic signal and IDOT said that if it met the warrants they would approve such a signal, provided the timing was connected to the signal at Business Center Drive. The cost of the traffic signal, approximately $100,000, would have to be borne by the Petitioner. The Petitioner responded that if the signal was a requirement of the development it might not be financially feasible to produce with the project. Trustee Van Geem stated that he did not support the proposal to store RV vehicles in the warehouse area. The Petitioner responded with the offer to remove the RV storage from his request, noting that if this project was approved and following operation for a period of time, he may come back and resubmit his request for storage of RV vehicles. The subject of the type of brick for the quick oil change was discussed. Trustee Corcoran asked the Petitioner to consider using face brick on the building in order to enhance its appearance. The Petitioner noted that the type and color of brick is a trade -mark of this operation and, in his opinion, eliminating that trade -mark would affect his business. The following changes to the proposed ordinance were suggested: To delete permission for storage of RV vehicles; To permit the split brick, as requested by the Petitioner on the front and face brick on the other 3 sides,, To amend Site plan to reflect Open Space instead Open Storage. Trustee Arthur, seconded by Trustee Van Geem, moved for passage of Ordinance No. 4142, as amended. AN ORDINANCE GRANTING A SPECIAL USE IN THE NATURE OF A PLANNED UNIT DEVELOPMENT FOR PROPERTY COMMONLY KNOWN AS 740 EAST RAND ROAD Upon roll call: Ayes: Arthur, Busse, Van Geem, Wattenberg, Farley Nays: Corcoran, Floros Motion carried. ZBA 66 -SU -89 and ZBA 67-V-89, 1500 S. Elmhurst Rd. An Ordinance was presented for second reading that would amend the Planned Unit Development governing the Venture Store located at 1500 South Elmhurst Road. The ordinance includes an amendment to create 2,new outlots, which will include 2 fast food restaurants, one of which will be a Kentucky Fried Chicken; an expansion to the existing Venture Store building with a 20,000 square foot addition at the north side of the building; to allow a 20 foot parking lot setback, instead of the required 30 feet along Page 5 - February 6, 1990 ORD.NO.4142 ZBA 66 -SU -89 ZBA 67-V-89 1500 S.EINEWr ROAD Elmhurst and Dempster and a zero foot parking lot setback instead of the required 20 feet on the west and north property lines. The Zoning Board of Appeals recommended granting these requests by a vote of 6-0. The proposed ordinance requires a Restrictive Covenant be executed relative to the installation of specified public improvements. The attorney for the Petitioner requested that specific reference to the Kentucky Fried Chicken fast food restaurant be deleted, based on the fact that financial institutions may interpret the Ordinance as applying to a personal use. It was suggested that the appropriate wording would be referred to as Class IV restaurant, noting that the ordinance establishes a Site Plan as an attachment and the Kentucky Fried Chicken fast food is included in that plan. The Dedication of Easement for sanitary sewer from the Mount Prospect Park District to the west through Venture property will be executed following adoption of this ordinance. ORD.NO. 4143 Trustee Arthur, seconded by Trustee Corcoran, moved for passage of Ordinance No.'4143, as amended by deleting the reference to Kentucky Fried Chicken and substituting Class IV restaurant. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. MT.PLAINES Mt. Plaines Animal Hospital, 888 E. Northwest Highway ANIMAL HOSPITAL An Ordinance was presented for first reading that would 888 E. NORTHWEST waive certain requirements of the Development Code HIGHWAY (Chapter 16) relative to sidewalk width and method of detaining storm water. Dr. Dreessen, Petitioner, and Tim Murphy, attorney for the Petitioner, stated that they had met with staff, in an attempt resolve the storm water detention issue in conjunction with paving the parking lot to serve the new animal hospital, 2 doors east of the existing location. The proposed ordinance also allows the 10 foot wide sidewalks to remain at that width, provided the Petitioner installs the required parkway trees in cutout areas. It was the recommendation of staff that this ordinance be presented February 20th for second reading in order to finalize the engineering plans for the storm water detention in the parking lot. The Village Board concurred with the recommendation of staff and asked that the Ordinance be presented for 2nd reading at the February 20th meeting. NEW BUSINESS ZBA 1-V-90 ZBA 1-V-90, 103 South Edward 103 S. EDWARD The Petitioner is requesting a zero foot front yard and 41 811 side yard in order to locate a parking pad in the front yard. The Zoning Board of Appeals recommended denying these requests by a vote of 2-5. Page 6 - February 20, 1990 Following discussion and compromises, Trustee Arthur, seconded by Trustee Corcoran, moved to grant a variation to permit a side yard of 16.811 and to require the water run-off to be retained on the Petitioner's property. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. This ordinance will be presented for first reading at the next meeting on February 20th. ZBA 2 -SU -90 and ZBA 3-V-90, 800 Kennicott Place ZBA 2 -SU -90 The Petitioner is requesting a Special Use to permit ZBA 3-V-90 a 3 car garage and variations to permit a garage size 800KENNICOTT of 704 square feet and a driveway width of 291 6". The Zoning Board of Appeals recommended granting these requests by a vote of 6-0. Trustee Arthur, seconded by Trustee Corcoran, moved to concur with the recommendation of the Zoning Board of Appeals and grant the special use and variations requested. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. ordinances will be presented for first reading at the next Board meeting on February 20th. Trustee Van Geem left the meeting at this point for a short period of time. ZBA 4-V-90, 1000 Na Wa Ta The Petitioner is requesting variations,to permit a storage shed 4-1/21 from the principal structure, 10-1/21 high and setback 2-1/21 from the side property lot line. The Zoning Board of Appeals recommended granting the variation relative to the height of the shed by a vote of 6-0 but to deny the request relative to the separation between structures and the side yard setback by a vote of 2-4. Trustee Corcoran, seconded by Trustee Arthur, moved to concur with the recommendation of the Zoning Board of Appeals in ZBA Case No. 4-V-90. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. An Ordinance will be presented February 20th for first reading. ZBA 4-V-90 1000 NA WA TA ZBA 9-V-90, 4 North Pine ZBA 9-V-90 The Petitioner is requesting variations to permit 4 N. PINE ST * 3.5 side yard instead of the required 5 feet and * 23 foot front yard instead of the required 30 feet. The Zoning Board of Appeals recommended granting the front yard variation by a vote of 7-0 but unanimously voted to deny the side yard variation. Page 7 - February 6, 1990 The Petitioner stated that the plans for his home to be built on this 50 foot wide lot were submitted to the Village. The plans were approved by the appropriate departments of the Village and a permit was issued. Based on that approval the construction commenced and the home is under roof and interior work could begin. Mr. & Mrs. Ward, 2 North Pine, next door neighbors, gave a summary of events relative to the construction process involved with this home, noting that they have informed the Village that it appeared the foundation was located closer to the lot line than the required 5 feet. It was also noted that the location of the construction could cause flooding if adequate drainage plans are not put into place. Mr. & Mrs. Ward expressed their opinions that if the Village administration had responded to their concerns in a timely fashion the construction would not have been at this point. They also requested an internal investigation be made into the events that led up to this point. The Petitioner stated that he would retain an engineer and would take whatever steps recommended to prevent drainage problems to his neighbors property. Trustee Floros suggested the village consider reimbursing both the Petitioner and objecting neighbor for out of pocket expenses incurred as a result of an oversight by Village administration. Members of the Board expressed their support for this suggestion. Trustee Floros, seconded by Trustee Arthur, moved to grant the variations requested in ZBA Case No. 9-V-90. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Kays: None Motion carried. An Ordinance will be presented for first reading. Gil Basnik, Chairman of the Zoning Board of Appeals,Ron Cassidy and Peter Lannon, member of the Zoning Board of Appeals, expressed their concern that an oversight or mistake being the subject of ZBA 4-V-90 for 4 North Pine Street was permitted and asked that the matter be investigated. Trustee Van Geem returned to the meeting at this point. 0 Mayor Farley stated this matter would be discussed during Executive Session at the end of this meeting. Trustee Van Geem left the meeting for a -brief period. The Safety Commission had considered the following items and made the following recommendation BUSSE SCHOOL A request to designate a Fire Lane on Henry Street adjacent to Busse School was considered. Since the Fire Department had determined that no designated Fire Lane was warranted at this site, the Safety commission recommended the request be denied. Don Harmon, 16 N. William, stated that it appears all the schools in the Village have designated Fire Lanes around the school and questioned why Busse School doesn't. Page 8 - February 6, 1990 Trustee Arthur, seconded by Trustee Corcoran, moved to concur with the recommendation of the Safety commission. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. The Safety Commission recommended denyinj the request HUNT CLUB DR for a STOP sign at the 'IS" curve area of Hunt Club Drive. Trustee Arthur, seconded by Trustee Corcoran, moved to concur with the recommendation of the Safety Commission. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros Wattenberg Nays: None Motion carried. ZBA 81-Z-89 and ZBA 82 -SU -89, Southwest corner of ZBA 81-Z-89 Elmhurst & Algonquin Roads (Rogers Subdivision) ZBA 82 -SU -89 The Petitioner is requesting rezoning from B-3 to ROGERS SUB. I-1; a Special Use in the nature of a Planned Unit Development consisting of 3 office/warehouse buildings; an amendment to the Comprehensive Plan to allow industrial/office rather that the existing commercial/office designation; approval of the Roger's Plat of Subdivision, creating one lot of records; and, a request from the Development Code to permit storm water detention in the loading dock areas. Due to the fact that the Petitioner had not received the required approval of the Illinois Department of Transportation (IDOT) relative to driveway location it was requested that this matter be deferred to another meeting. An Ordinance was presented for first reading that JURISDICTIONAL would authorize the transfer of jurisdiction of TRANSFER: Schoenbeck Road from the Cook County Highway SCHOENBECK RD Department to the Village of Mount Prospect. It was the determination of the Village Board that assuming jurisdiction of this roadway would be in the best interest of the Village, and in accordance with the Consent Decree governing the old orchard Colony Country, a portion of Schoenbeck Road will be realigned at Rand Road. Trustee Corcoran, seconded by Trustee Busse, moved to waive the rule requiring two readings of an Ordinance. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. Page 9 - February 6, 1990 ORD.NO. 4144 Trustee Corcoran, seconded by Trustee Busse, moved for passage of ordinance No. 4144 AN ORDINANCE AUTHORIZING THE JURISDICTIONAL TRANSFER OF A PORTION OF SCHOENBECK ROAD TO THE VILLAGE OF MOUNT PROSPECT Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Wattenberg Nays: None Motion carried. Trustee Corcoran left the meeting for a brief period at this point. DEPOSITORY: A Resolution was presented that would authorize a FIRST NATIONAL checking account to be opened at the First National BANK OF MOUNT Bank of Mount Prospect for the purpose of Village control on checks issued as part of the medical insurance program. RES.NO. 8-90 Trustee Arthur, seconded by Trustee Busse, moved for passage of Resolution No. 8-90 A RESOLUTION AUTHORIZING THE FIRST NATIONAL BANK OF MOUNT PROSPECT AS A DEPOSITORY Upon roll call: Ayes: Arthur, Busse, Floros, Wattenberg Nays: None Motion carried. MONEY MARKET A Resolution was presented that would authorize a FIRST NATIONAL Money -Market account, in donjunction with the checking BANK OF MOUNT account being the subject of Resolution 8-90. PROSPECT RES.NO. 9-90 Trustee Arthur, seconded by Trustee Busse, moved for passage of Resolution No. 9-90 A RESOLUTION AUTHORIZING A MONEY-MARKET ACCOUNT AT THE FIRST NATIONAL BANK OF MOUNT PROSPECT Upon roll call: Ayes: Arthur, Busse, Floros, Wattenberg Nays: None Motion carried. Trustees Corcoran and Van Geem returned to the meeting. MFT A Resolution was presented that would authorize the appropriation of $613, 000 from Motor Fuel Tax Funds for the 1990 General Maintenance program RES.NO. 10-90 Trustee Arthur, seconded by Trustee Corcoran, moved for passage of Resolution No. 10-90 A RESOLUTION APPROPRIATING MOTOR FUEL TAX FUNDS Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros Van Geem, Wattenberg Nays: None Motion carried. VILLAGE MKNAGERIS REPORT BIDS: Village Manager Dixon presented the following bid results. Page 10 - February 6, 1990 Bids were received as follows for consultants relative to the removal of asbestos from the Senior Citizen Building, 50 South Emerson: Firm Amount ALEX $ 3,675 A.C.M. Inc. $ 4,091 Midwest Asbestos Consultants, Inc. $ 6,930 - $7,930 A.I.M., Inc. $ 8,600 Micro Fibre Laboratories, Inc. Incomplete bid Trustee Arthur, seconded by Trustee Corcoran, moved ALEX: to concur with the recommendation of the administration ASBESTOS and accept the bid received from ALEX in the amount REMOVAL of $3,675 as consultants to recommend asbestos removal CONSULTANT from the Senior Citizen Building. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. Mr. Dixon presented the following bid results for COMPOST BAGS biodegradable paper compost bags based on a quantity of 250,000 bags: Firm Per Bag Amount Mid America Packaging .255 $63,750 Stone Container .2745 68,625 OK Papers, Inc. .281 70,250 Set Point Paper Co., Inc. .285 71,250 International Paper .285 71,250 US Packaging, Inc. .289 72,250 Canover Industries, Inc. .3439 85,975 Trustee Corcoran, seconded by Trustee Arthur, moved MID AMERICA to concur with the recommendation of the administration PACKAGING and accept the low bid submitted by Mid America Packaging for a guaranteed purchase of 150,000 biodegradable paper compost bags at a cost of .255 each. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. Mr. Dixon presented a request to authorize an expenditure of $15,000 to cover the cost involved with the emergency repair required for a section of combined sanitary sewer. The work would be done by Rossetti Contracting. Trustee Arthur, seconded by Trustee Corcoran, moved to authorize an expenditure of $15,000 td Rossetti Contracting for the emergency repair of a combined sanitary sewer in the 400 block of South Wa Pella. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. Page 11 - February 6, 1990 EMERGENCY SEWER REPAIR 400 WA PELLA ROSSETTI CONTRACTING RESURFACING A request was presented to authorize an expenditure of $23,538.75 as the final payment to Arrow Road Construction for the 1989 resurfacing program. ARROW ROAD Trustee Busse, seconded by Trustee Corcoran, moved to authorize $23,538.75 to be paid to Arrow Road Construction as the final payment on the 1989 resurfacing program. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Kays: None Motion carried. NORTHWEST A Resolution was presented that would amend the CENTRAL DISPATCH agreement with the Northwest Central Dispatch System SYSTEM in order to add Prospect Heights as a member. RES.NO. 11-90 Trustee Arthur, seconded by Trustee Wattenberg, moved for passage of Resolution No. 11-90 A RESOLUTION AUTHORIZING EXECUTION OF AN AMENDMENT TO THE NORTHWEST CENTRAL DISPATCH SYSTEM AGREEMENT Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Kays: None Motion carried. Village Manager Dixon noted that the preliminary flood control project plan has been received. ANY OTHER BUSINESS ACCEPT PUBLIC A request was presented to accept the public IMPROVEMENTS improvements installed in conjunction with the BRENTWOOD Brentwood Subdivision (northeast corner Kensington and Wolf Roads). Trustee Floros, seconded by Trustee Corcoran, moved to accept the public improvements of Brentwood Subdivision. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Kays: None Motion carried. 315 N. WILLS Mr. Short, attorney for the property owners at 315 North Wille Street, asked the Board to consider removing the Stop Work Order placed on that property some time ago following discussion at a Committee of the Whole meeting. It was explained that construction on this new single family home was stopped due to the fact that the neighbor to the north, Mr. Rhode noticed the foundation appeared to be too high. Chuck Bencic, Director of Inspection Services and also an Engineer, stated that this entire area slopes towards the north. The new foundation is approximately 911 above ground on the south side and with the natural slope of the ground causes the foundation to be approximately 4011 above ground on the north side. Following a complaint from the resident at 317 N. Wille, the Village's inspection showed the foundation is actually 3" higher than the plans shown. Page 12 - February 6,1990 Mr. Rhode stated that he had retained an engineer who informed him that the height of the foundation would probably cause drainage problems. Mr. Bencic stated that steps can be taken to buffer the visual effect of the foundation and upon completion of the project the natural slope of the land will be restored. Mr. Sencic also stated that the natural flow of storm water is across the rear yards in a northern direction and Mr. Rhode's property would not be adversely effected by this home. Trustee Arthur, seconded by Trustee Wattenberg, moved to remove the Stop Work Order at 315 North Wills street effective immediately. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried.. Trustee Van Geem announced that the Zoning Board of RAND/EUCLID Appeals meeting scheduled for this Thursday will be SHOPPING televised. This is the first time a Zoning Board CENTER of Appeals meeting will be televised. The subject of the meeting is a proposal to rezone a 9 acre parcel at Rand Road and Euclid Avenue for a shopping center. EXECUTIVE SESSION Trustee Corcoran, seconded by Trustee Arthur, moved EXECUTIVE to go into Executive Session for the purpose of SESSION discussing Personnel and Pending Litigation. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. The Board went into Executive Session at 12:25 A.M. The meeting was reconvened at 1:12 A.M. Present upon roll call: Mayor Farley Trustee Arthur Trustee Busse Trustee Corcoran Trustee Floros Trustee Van Geem Trustee Wattenberg Mayor Farley announced that a 3 member Citizens CITIZENS Committee would appointed for the purpose of COMMITTEE: investigating the internal series of events 4 N. PINE ST relative to the construction of a house at 4 North Pine Street. Trustee Arthur, seconded by Trustee Busse, moved PERSONNEL to authorize the Village to enter into a termination SETTLEMENT and settlement agreement with an employee in the Police Department. Upon roll call: Ayes: Arthur, Busse, Corcoran, Floros, Van Geem, Wattenberg Nays: None Motion carried. Page 13 - February 6, 1990 ELK GROVE RURAL Mayor Farley announced that the Village would respond FIRE PROTECTION to the Elk Grove Rural Fire Protection District DISTRICT indicating that the Village is open to further reasonable discussions concerning the upcoming law suit and that we are moving ahead to resolve the matter as soon as possible. ADJOURNMENT ADJOURN Trustee Arthur, seconded by Trustee Busse, moved to adjourn the meeting. Upon roll call: Ayes: Unanimous Motion carried. The meeting was adjourned at 1:15 A.M. Carol A. Fields Village Clerk Page 14 - February 6, 1990 A RESOLUTION DESIGNATING THE JULY FOURTH THEME WHEREAS, the Constitution Bicentennial Commission of the Village of Mount Prospect has the responsibility of continuing the official celebration of this event; and WHEREAS, the first meeting of the United States Supreme Court was held on February 2, 1790; and WHEREAS, 1990 has been designated as the year to honor the Judiciary by the National commission on the Bicentennial of the United States Constitution; and WHEREAS, in conjunction with the National Commission's designation, the Mount Prospect Constitutional Bicentennial Commission in cooperation with the various organizations within the Village , have determined that the theme of the July 4th celebration in Mount Prospect shall be "To Establish Liberty and Justice". NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That pursuant to the celebration of the Constitution Bicentennial it has been established that the theme of the 1990 July Fourth celebration shall be "To Establish Liberty and Justice." SECTION Two: That this Resolution shall be in full force and effect from and after its passage and approval in the manner provided by law. AYES: NAYS: ABSENT., PASSED and APPROVED this day of , 1990. ATTEST: Carol A. Fields Village Clerk r Gerald L. Farley Mayor Village of IN punt Prospect Mount Prospect, Illinois '* . INTEROFFICE MEMORANDUM.. TO: MAYOR GERALD L. FARLEY AND BOARD OF TRUSTEES FROM: VILLAGE MANAGER DATE: JANUARY 25, 1990 SUBJECT: LIQUOR LICENSE REQUEST - CLASS W MICKEY'S DINER (FORMERLY ARNOLD'S) TWO WEST BUSSE AVENUE Mr. Patrick Kane, owner of Mickey's Diner, previously called Arnold's Diner, has requested a Class W Liquor License which is consumption of beer and wine only at dining tables. Mr. Kane indicated that he had not owned a liquor license in the past and this is his first restaurant endeavor. His reason for requesting beer and wine is that he wishes to expand his eating menu so that he would entice more families to eat dinner at his establishment. His present hours are from 11:00 a.m. to 9:00 p.m., Monday through Thursday; 11:00 a.m. to 11:00 p.m. on Friday and Saturday and closed on Sunday. He would keep the hours the same even with the changed menu. Mr. Kane feels that the beer and wine would help his evening trade and allow him to broaden and up -grade his dinner menu. He wishes to start the sale of beer and wine as soon as possible. Mr. Kane indicated that the previous owner had a beer and wine license which they allowed to lapse about two years ago. Mr. Kane's observation was that the previous owner's business had fallen off to such a level that the $1,500 for the License would have been a financial burden. To the best of my knowledge, there were no complaints or problems when Arnold's had a Class W License. JOHN FULTON DI N JFD/rcw attachment Eel S163 I �,k I �* AN ORDINANCE AMENDING CHAPTER 13 OF THE VILLAGE CODE OF MOUNT PROSPECT BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That Subsection A of Section 13, 107 of Chapter 13 of the Village Code of Mount Prospect, as amended, be and the same is hereby further amended by increasing the number of Class "W" liquor licenses by one (1) (Hickey's Diner, Two West Busse Avenue), so that hereafter said Subsection A of Section 13.107 of Chapter 13 shall be and read as follows: Section 13.107, Ntimbgr of Licenses: Three (3) Class A Licenses Two (2) Class B Licenses Ten (10) Class C Licenses One (1) Class D License Two (2) Class E Licenses One (1) Class G License One (1) Class H License One (1) Class M License Two (2) Class P Licenses Fifteen (15) Class R Licenses Eleven (11) Class S Licenses One (1) Class T License Eight (8) Class W Licenses SECTION TWO: That 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 ATTEST: Village Clerk day of cz Village President 1990. Class Establishment A McBride's; Midwest Liquors, Mrs. P & Me 3 B Snuggery Pub; Ye Olde Town Inn 2 C Bolzano Liquors; Dominick's (83 & Golf); Foremost Liquors; Gold Eagle Liquors; The Liquor Shoppe; Mt. Prospect Liquors: Osco Drugs; Phar -Mor; Walgreens (83 and Golf); Walgreens (Mt. Prospect Plaza) 10 D Prospect Moose Lodge 1 E Bristol Court Banquet Hall; Mr. Peter's Banquet Hall 2 G Mount Prospect Park District -Golf Course 1 H Zanie's 1 M Holiday Inn 1 P Arlington Club Beverage; Shimada Shoten 2 R Artemis; DJB Brunetti; Edwardo's; Fellini; Giordano's; Golden Nugget; House of Szechwan; Izakaya Sankyu; Little America; Pepe's; Sakura; Shin Jung; Sunrise; Torishin; Yasuke 15 S Carlisle; Charlie Club; El Sombrero; Evans; Jake's Pizza; Kampai; Old Orchard -Greenview; O'Neil's Sports Cafe; Reunion; Sam's Place; Second Dynasty 11 T Thunderbird Lanes 1 W Mickey's Diner: Pete's Sandwich Palace; Photo's Hot Dogs; Pizza Hut (Algonquin Rd); Pizza Hut (Euclid); Rosati's Pizza; Sizzler's; Wag's 8 58 Village of Mount Prospect Mount Prospect, Illinois INTEROFFICE MEMORANDUM M TO: MAYOR GERALD L FARLEY AND BOARD OF TRUSTEES FROM: VILLAGE MANAGER DATE: FEBRUARY 15, 1990 SUBJECT: PATE'S SUBDIVISION We have met with the engineer for Pate's Subdivision and have reached an understanding which I believe is fair to all parties. There are potentially 10 lots that are affected in this agreement, 5 lots on the cul-de-sac and 5 lots on Wildwood Lane. The southeast corner of Wildwood and Westgate is not included. The lot at Westgate and Wildwood will not bear any expense for this improvement since they have already contributed in the past. Lot 2 to the west, is presently subdivided and there is a street, although partial, in front of it. Lot 3 has a single-family house on it and a partial street that ends at the west lot line. Lot 4 is an open parcel and in all likelihood will be divided into two lots sometime, once the improvements are put in. The remaining lots are all in the new cul-de-sac to be developed as part of this improvement. These are the 10 lots subject to the agreement. Staff is recommending that the Village waive the 29 foot back to curb street width and reduce it to 23 feet along the entire width of Wildwood Lane. The present street is approximately 13 feet wide. The total cost to widen this street from Westgate to Lot 4, which is the vacant lot and where the street ends, would be $38,500. This cost includes the street pavement, undercutting, curbs, catch basin and storm inlets. The owner of the Pate Subdivision will give the Village a $9,000 credit because of the reduction in the width of the street making the Village's obligation $29,500. The Village will end up with an entirely new street with curb, gutter and storm sewer from Westgate, all the way to the end of the, cul-de-sac bulb, and our cost would only be for that section where there is an existing road which needs to be reconstructed. The owner of Pate's. Subdivision is requesting there be a Recapture Agreement for Lot 4. This would be at a cost of $12,984.64, or when this lot is subdivided, it would be $6,492.30 for each of the subdivided lots. Furthermore, the Pate developer will put in the watermain at a cost of $21,000 and each of the lots will pay one-tenth of the cost under another Recapture Agreement at the time they tap on to the water. Mayor and Board of Trustees Page Two February 15, 1990 The Village would be responsible for ensuring that any new lot construction would be responsible for any sidewalks and any parkway work. At the Village's expense, we would run sewer taps prior to the reconstruction of this road to each of the lots not included in the Pate Subdivision, and charge back to individuals once they tap on to our sewer. The owner of Pate Subdivision is also asking for the permit fee for this construction to be waived, however, all Bonds and Letters of Credit would be in place. I find this an acceptable approach. �IIS ,,,I JFD/hg so 47.11rILIT NIFU `11LIAGE OF MOUNT PROSPIECT PUNNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: JOHN F. DIXON, VILLAGE MANAGER FROM: DAVID M. CLEMENTS, DIRECTOR OF PLANNING AND ZONING DATE: FEBRUARY 1, 1990 SUBJECT: MOUNT PLAINES ANIMAL HOSPITAL DEVELOPMENT CODE MODIFICATIONS At the January 16 meeting, the Village Board directed the staff to work with Dr. Dreessen of the Mount Plaines Animal Hospital, to explore alternative methods of stormwater management for a new parking lot. The architect for the project submitted a revised engineering plan for the parking lot. This plan eliminates the stormwater catch basin in the lot, and connection to the storm sewer in Northwest Highway, The new plan provides for stormwater to be held in the parking lot, and released at a restricted rate into the adjacent alley, by a "concrete flume." The Inspection Services Department and Engineering Coordinator have reviewed this alternative plan. Conceptually, the plan meets our stormwater requirements. However, a final detailed plan with calculations would need to be submitted for final approval. Their comments are attached. The attached ordinance is scheduled for first reading. It provides for the 10 foot walks to remain, with cut-outs to be provided for the required parkway trees. However, staff recommends that the sidewalk be reduced to a 7 foot width, as previously stated. The ordinance also addresses the new proposal for stormwater management, with final approval of the design subject to review by the Village Engineer. DMC:hg V6a-� 'kl •S ep.G 'lfi . D •• 6S • 46 y L' t.L 9 (++J�l. Qiv6L/.rG v tS.01 tsah '� �b vv( P+Q.kc.S.aL ►ate vJVu+ LT ,fh Q2 i'l C> tZ i " V4 1 La " Y'CA - tib 2iLN Xi+ rte.- i �ij b ad 1/ t7- LA Rp§, kL. 4ce44 w. nwo,. Village at -Mount Prospect —~ Mount Prospect, Illinois INTEROFFICE MEMORANDUM TO: David Clements, Planning & Zoning Director FROM: Chuck 8en,ic, Inspection Services Director DATE: January 37^ 1990 RE: MT. PLAINES AN114AL HOSPITAL PARKING LOT As requested by the Village Manager, Bob Psounka field checked the area uen`nu the Mt. Plaines Animal Hospital to determine if the latest grading and. drainage plan submitted was acceptab7e. Attached is a cu of Bob s review comments. The first three (3) are informational only and do fall within the limits of our codes. The 4th comment although not against any code, should be pointed out to the developer , because if could cause him a prnblem. One suggestion l would make is that the outlet of the 3" restrictor discharge to the ground so that some water can dissipate before it reaches the alley or the proposed "flume" should be angled so that it directs the discharge in the direction of flow in the alley instead of discharging at 900 to the alley as shown on the proposed plan. Chuck 9e—ncic C8:rm Attach. cc: Engineering File Village of "cunt Prospect Mourit Prospect, Illinois 2Q INTEROFFICE MEMORANDUM TO: Director of Inspection Services FROM: Engineering Coordinator DATE: January 30, 1990 SUBJECT: Mt. Plaines Animal Hospital Parking Lot Pursuant to you request, I have field checked the surrounding properties as to drainage patterns. A revised plan, dated 1/26/90, for paving this gravel lot proposes a discharge restrictor pipe at its northwest corner. There is a 161 wide concrete pavement alley immediately north of this lot. Natural drainage is in a west to east direction towards George St. The alley is v -grooved, about 211 - 311 in 81, and directs overland flow in its natural pattern. There is a single family home located north of this alley on the west side of George St. An approximate 1211 high earth berm, on the north edge of the alley, protects this house from any alley drainage problems. The alley v -groove has cracked and allows water to penetrate below the concrete. An asphalt patch across the width of the alley, approximately halfway to George St., slightly impedes flow in the v -groove. As to the design of the detention in the parking lot, some issues should be addressed. 1.) Volume calculations take into accountonly the parking lot acreage not the contiguous property ownership. No calculations were received to verify volumes. 2.) Using the high-water elevation, the pipe invert, and a 311 dia. pipe, I calculate a release rate of 0.19 cfs. Plans indicate 0.088 cfs or 0.077 cfs. 3.) Proposed plan indicates a maximum ponding depth of about 1011 at N.W. corner of lot. Could be a problem for a parked car at this location! 4.) There could be a problem of cars "bottoming" out at lot entrance. Proposed slope of "drive apron" is about 8%. Remainder of parking lot aisle and alley grade of 3% could cause a problem. Overall this proposed plan would satisfy ordinance require- ments. Bob AN ORDINANCE MODIFYING SECTIONS OF CHAPTER 16 ENTITLED "DEVELOPMENT CODE" OF THE VILLAGE CODE OF MOUNT PROSPECT FOR PROPERTY COMMONLY AS 888 EAST NORTHWEST HIGHWAY WHEREAS, Dr. Donald Dreessen has requested modifications from the Development Code (Chapter 16) of the Village of Mount for property commonly known as 888 East Northwest Highway, as follows: to waive the requirement for storm water detention in the parking lot provided for the subject property; to waive the requirement for curbs and gutters around the perimeter of the parking lot; to permit the sidewalks to remain at the ten foot width rather than reduce them to seven feet in order to provide parkway area for parkway trees; and to waive the requirement for parkway trees; and WHEREAS, the Plan Commission of the Village of Mount Prospect did consider the proposed modifications from the Development Code (Chapter 16) for the subject property and have forwarded that recommendation to the President and Board of Trustees President; and. WHEREAS, the President and Board of Trustees have considered the requests for modifications from the Development Code and recommendation of the Plan Commission and have determined that the best interests of the Village would be served in granting a compromise to the modifications requested herein. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That the recitals set forth hereinabove are incorporate herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: That modifications from the Development Code (Chapter 16) are granted as follows: 1. To permit the existing ten foot wide sidewalks to remain subject to portions of the sidewalk being cutout for the purpose of allowing trees to be planted in the parkway. 2. To waive the requirement that parking lot detention be provided by a catch basin with a connection to the storm sewer in Northwest Highway. However, storm water detention shall be required in the parking lot in such a manner as to restrict flow from the parking lot to the alley by a three inch (311) restrictor in the curb with an outflow to a twelve inch (1211) concrete flume, subject to the approval of the Engineering Coordinator, and in substantially the same design as depicted on the architectual drawing attached hereto and hereby made a part hereof as Exhibit "A". 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 1990. Gerald L. Farley ATTEST: Village President Carol A. Fields Village Clerk VIL'AGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois INTEROFFICE MEMORANDUM TO: JOHN F. DIXON, VILLAGE MANAGER PLANNER 1 �-- _� %k %- FROM: PAUL BEDNAR, - SUBJECT: ZBA-1•V-90, DONALD M. DZIEDZIC LOCATION: 103 SOUTH EDWARD DATE: JANUARY 30, 1990 Mr. Dziedzic is requesting the following variations to allow the construction of a parking pad in front of his garage: 1. Section 14.1102.A to allow a 0' front yard setback instead of 30 feet. 2. Section 14.1102.13 to allow 4.8" side yard setback instead of 5 feet. Mr. Dziedzic originally requested a 14.8" side yard setback and zero foot front yard at a Zoning Board of Appeals meeting in August of 1989. The Zoning Board recommended a 32.5" side yard setback, however, Mr. Dziedzic could not agree to those terms at the Village Board level. He recently re-applied with the smaller side yard setback. Mr. Dziedzic presented this new case before the Zoning Board of Appeals on January 25, 1990. He explained that he needs additional parking space because he has 4 licensed drivers in his family. Mr. Dziedzic told the Board that after the Zoning Board of Appeals meeting in August of 1989, he recalculated the setbacks to the side property line and found that the compromise originally agreed upon of 32 1/2" would not be adequate for his needs. Therefore, he decided to return to the Zoning Board requesting a 4.8" setback from the side property line. He also stated that he did not want to construct the parking pad right in front of his door, on the south side of the driveway. He indicated that he would be willing to slant the new parking pad and driveway in such a way to direct water run-off onto his own property. The Village's position in this case was stated to the Zoning Board. The variation request for the parking pad, in general, is reasonable since the petitioner's driveway is only 9 feet wide and can only accommodate one car. However, the Village recommends a 3 foot setback from the side lot line to avoid any drainage problem and/or damage to the neighbor's property. The 32-1/2" compromise would also be acceptable. It was noted by the Village staff that Mr. Dziedzic's survey of other driveways in this neighborhood indicates that there are many homes in the neighborhood that have side driveways that are located on of near the property line. These driveways lead to detached garages in the rear yards. John Fulton Dixon - Page 2 January 31, 1990 This is not the same situation that Mr. Dziedzic has, where a driveway in the front yard leads to an attached garage. There are not very many similar examples in the neighborhood. Mr. Basnik then read into the record a letter from Mr. George Morris, the affected neighbor to the south, who was not present at the meeting. The letter stated that he opposes the request of the 4.8" side yard setback and re -affirmed his willingness to abide by the compromise of 32-1/2" reached back in August of 1989. The Board members discussed the validity of the survey presented to them, the potential drainage problems, the possibility of slanting the driveway for drainage and the aesthetics of the proposed driveway. The majority of the Board members felt that because Mr. Dziedzic agreed to a 32 1/2" setback in August, he should abide by it now. The Board then voted 2-5 to deny this request, There were no neighbors in attendance to voice their concerns of this case. PB:hg Approved: kt'�4 /Y1, ctiw�-11� David M. Clements, Director a s a ti a�L M er W VI) 7 1A p Ic FRpM TIE fopon &.14 S'SIP EwALK C s T_ �XIS7rrJG- 4RI�E+wA� q.a 1wT, ?OtAI. wiD?H �Gm, S' I ci 3,a» EO+af1R..S� -; „r,lpie yap ' S' w ia ons j sit �o 1 j :5 SIDE 04 LI E f7 Gibe �Prz.t; l.I Nc =1DE ! stce ? s' SIDE g' t— s 9 1 - "Je IDEv f 9I bf.' ? J � „9 � �IqE • 04 t Of. 5M L APPR,O)(, pe WIDTH - D IZ-1 V p, Ll P4 6 HOUSE L 10 N) ilii CN L INS 5 Kb N T 10 N) ilii S -P "JC. 'SpV"r Nt��.��'^fi' w i1� 1 Sit) ? 5 CW£N l S F ick 9 s►bt 3 9 VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois INTEROFFICE MEMORANDUM TO: Gil Basnik, Zoning Board of Appeals Chairman FROM: Paul Bednar, Planner" SUBJECT: ZBA-1-V-90, Donald M. Dziedzic LOCATION: 103 South Edward DATE: January 16, 1990 REQUEST: Mr. Dziedzic appeared before the Zoning Board of Appeals on August 24, 1989 and received approval for a 0' front yard and a 32-1/2" side yard in order to install a parking pad next to his driveway. The Zoning Board also granted final approval for a 16-1/2' wide driveway. At the Village Board level, Mr. Dziedzic requested a side yard of less than 32- 1/2" for the parking pad, The Village Board directed this case back to the Zoning Board of Appeals for a re -hearing, The matter was originally republished for the October 26 Zoning Board of Appeals meeting, However, after that notice, the petitioner revised the request to include a 4.8" side yard. At that point, it was determined that the request would be scheduled for the January meeting. Therefore, variations are requested to Section 14,1102A to allow a 0' front yard and Section 14.1102.13 to allow 4.8" side yard for the parking pad. VILLAGE STAFF COMMENTS: Village staff cautions that surface drainage must not be affected by the proposed parking pad. No fill shall be placed along this property line. If the parking pad is allowed, the surface must be at or below the existing grade. The Engineering Department states that many of the homes in this neighborhood have what is called a settling basin in their front yard for the sanitary sewer system. Over the years, many homes have had this basin disconnected. It is not known whether the Dziedzic's settling basin is still operable without inspecting the plumbing in the home. In any case, whether the settling basin is being used or not, the Engineering Department is of the opinion that driveway pavement could cover up some of the basin if constructed properly. Another option is to just disconnect the settling basin which is now unnecessary. ZBA-1-V-90 January 15, 1990 Page Two PLANNING & ZONING COMMENTS: As you may recall from the first hearing, the Dziedzic have a one -car attached garage with a 9' wide driveway leading to it. Mr. Dziedzic expressed the desire to park a total of three cars on his property. Therefore, he was requesting a parking pad off of the north side of his driveway. The driveway width was also proposed to be 16-1/2' instead of 15', which was subsequently approved by the Zoning Board. As for the parking pad, it was staff s recommendation that a minimum 3' separation from the property line to the edge of the drive be maintained mainly for drainage reasons. Widening of the existing driveway in order to park an additional car was a reasonable request, if setback from the side property line adequately. Neighbors were present at the hearing to voice their objections with the original 14-1/2" setback from their property line. Mr. Dziedzic offered compromise which was agreed to by Mr. Morris, the effected neighbor. The Board then voted to approve a 32-1/2" setback from the north property line. After that hearing Mr. Dziedzic did some additional measurements and determined that the 32-1/2" setback from that property line would not give him adequate space. Therefore, at the Village Board level Mr. Dziedzic requested his original 14-1/2" setback. The Village Board did not vote on the case but, rather, decided to send it back to the Zoning Board level for further review. Subsequently, Mr. Dziedzic has modified the setback request to 4.8" from the side property line at the closest point. Current Proo.Do al_ It f's still staff's recommendation that a side yard setback of approximately 3' is preferred in this instance. By applying this rule, Mr. Dziedzic could add almost 5' of pavement to the north side of his existing driveway and approximately 2-1/2' to the south side of his existing driveway for a total of 16-1/2' in width. The original compromise agreed to at the ZBA hearing by Mr. Dziedzic and the neighbor, Mr. Morris, of 32-1/2" setback would also be acceptable to us. Mr. Dziedzic has included a survey showing the distances of driveway from property lines in his neighborhood. Out of all the addresses listed on this survey, the only driveways that are either located on the property line, or close to the property line, are those driveways which run up the side yard for access to a detached garage. There are not many instances listed on this survey which match Mr. Dziedzies situation of having a driveway/parking pad in the front yard. Copies of the Zoning Board minutes from August 24, 1989, memos and subsequent letters from neighbors are attached for your review. PB:cl MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. I -V-90 Hearing Date: January 25, 1990 PETITIONER: Donald M. Dziedzic SUBJECT PROPERTY: 103 South Edward Street PUBLICATION DATE: January 9, 1990 REQUEST: Variations from: Section 14.1102.A to allow a zero foot front yard instead of 30 feet; and Section 14.1102.13 to allow a 4.8" side yard instead of 5 foot, in order to allow a parking pad. ZBA MEMBERS PRESENT: OBJECTORS/INTERESTED PARTIES: Gilbert Basnik, Chairman Robert Brettrager Lois Brothers Peter Lannon Ronald Cassidy Marilyn O'May Len Petrucelli Chairman Basnik introduced this case as being a request for a zero foot front yard instead of 30 feet and a 4.8" side yard instead of 5 feet in order to allow a parking pad. Mr. Dziedzic, petitioner, spoke on his own behalf explaining that he would like to widen his driveway to 16 1/2 feet to the north edge of his current driveway for a parking pad. The edge of the driveway would be 4.8" from his property lot line. He further explained his need for this additional parking space because he has four licensed drivers in his family. He emphasized the fact that he was not setting a precedent and presented a survey to the Board members showing the number of residents in his neighborhood who had driveways and/or pads similar to the one he is requesting. Mr. Cassidy questioned Mr. Dziedzic as to his reason for returning to the Zoning Board of Appeals with the same variation request that he had requested in August of 1989. At that time he had accepted a compromise of a 0' front yard and a 32-1/2" side yard. Mr. Dziedzic explained that after he went home and re -measured the entire area, he found that his home was closer to the lot line than he thought so he would not have enough room for a car on that pad. Therefore, he was not be able to accept the compromise he had agreed to. He also felt he could not construct the pad on the south side of his home because this would place his drive right in front of his door. He mentioned that he would be willing to slant the driveway in such a way to direct water runoff. ZBA-1-V-90 January 25, 1990 Page 2 of 2 Paul Bednar, Planner, representing the Village, explained that the variation request for a parking pad is reasonable since the petitioner's driveway is only 9 feet wide. However, a 3 foot setback from the side lot line would be recommended by the Village to avoid any drainage problems and/or any damage to the neighbor's property. Mr. Bednar commented on the survey presented by Mr. Dziedzic, noting that the similar examples of driveways indicated on the survey are side access driveways to detached garages located in the rear yards. Whereas, Mr. Dziedzic has a driveway leading to an attached garage. Chairman Basnik then read into the record, a letter from George Morris, 101 South Edward, a next door neighbor who was not able to attend the meeting. Mr. Morris attended the former meeting and agreed to the 32 1/2" side yard compromise. His letter reflected his opposition to this request of a 4.8" side yard and re -affirmed his willingness to abide by the compromise reached in August. Some discussion ensued regarding the validity of the survey, the aesthetics of the driveway if placed in front of the front door, the distance between the driveway and the neighbor's home, the potential drainage problems, and possibility of slanting the driveway for drainage purposes. Mr. Lannon addressed the Board on the importance of establishing a definition of "parking pad" within the Zoning Ordinance. Driveways are currently exempt from side yard requirements, and he felt there was no difference between a parking pad and driveway. Mr. Bednar noted that staff has never interpreted a parking pad to be the same as a driveway because the purpose of a parking pad is different from that of a driveway. Therefore, when a parking pad is located in a required yard, then a variation is necessary. Mention was also made regarding the on -street parking restriction, and the three -car garages allowed in the Village. However, the majority of the members felt that because Mr. Dziedzic agreed to a 32 1/2" setback, he should abide by it. Mr. Lannon, seconded by Mrs. Brothers, moved to grant variations from Section 14.1102.A to allow a zero foot front yard and Section 14.11023 to allow a 4.8" side yard in order to allow a parking pad in Case ZBA-1-V-90 as per Exhibit No. 1 Upon Roll Call: AYES: Petrucelli, Lannon NAYS: Brothers, Cassidy, Brettrager, O'May, Basnik Motion denied by a vote of 2-5. This recommendation will be forwarded to the Village Board for their consideration. Helen Giordano, Recording Secretary, ­vILLAGE OF MOUNT PROSrecr PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: GIL BASNIK, ZONING BOARD OF APPEALS CHAIRMAN FROM: RICHARD J• JOHNSON, PLANNING INTERN SUBJECT: ZBA-53-V-89, DONALD DZIEDZIC LOCATION: 103' SOUTH EDWARD STREET DATE: AUGUST 17, 1989 REEL The applicant is requesting variations from: 1. Section 14.3016 to allow a 16 1/2 foot wide driveway for a one -car garage. 2. Section 14.1102.A to allow a zero foot front yard in order to construct a parking pad. 3. Section 14.1102.B to allow a 14.5" side yard for the parking pad. The Engineering Division cautions that surface drainage must not be affected by the proposed parking pad. A 3 foot setback from the property line is recommended to allow for drainage. They also suggest installing the structure at the existing elevation. No additional comments or objections were received from the Village staff. The Dziedzic's live in a single family home similar to other homes in the neighborhood. There is a one -car attached garage which is at grade. There is also a 9 foot wide driveway leading into the garage. Mr. Dziedzic is requesting to widen the existing driveway to 16 1/2 feet to accommodate an additional parked automobile. Technically, the Code allows a 15 foot wide drive, if centered in front of a one -car garage. Presently, the one -car attached garage is 6.5 feet from the north property line. If the Dziedzic's require additional parking, the staff feels their alternatives are limited due to: 1. Limited area for garage expansion/reconstruction 2. Limited side yard required for driveway access Gil Basnik - Page 2 August 17, 1989 ZBA-53-V-89 Widening of the existing driveway in front of the house may be the most practical way to provide an additional parking space. The question the Board must address is whether an additional space is warranted and if so, should it be placed 14.5" from the north property line. The neighbor to the north maintains landscaping right to the property line. A separation of a little more than I foot between this landscaping and the new pavement will probably not be adequate to ensure the health of the neighbor's landscaping. Upon a field inspection of similar homes in the neighborhood, we found none had parking pads similar to that proposed here. Only one, possibly two other homes, had driveways wider than 12 feet. The current garage and driveway space on the described property will permit at least two vehicles to park off-street. The petitioner should address whether a 15 foot width will help solve his problem. If a variation is granted for the driveway width and setbacks, a hardship must be established. In summary, the Dziedzic's don't have many reasonable alternatives other than an expanded driveway width, if they are to provide additional parking on their property. However, the question the Board must answer is whether or not an additional parking space is necessary and if so, how close should it be to the north property line. The precendent has not been set for a similar parking pad in this neighborhood. We would recommend a 3 foot minimum setback from the north property line if the Board considers approval. RJJ:hg Approved: MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE 53-V-89 Hearing Date: August 24, 1989 PETITIONER: Donald and Elaine Dziedzic PUBLICATION DATE: August 9, 1989 SUBJECT PROPERTY: 103 South Edward Street REQUEST: Variations from Section 14.3016 to allow a 16h' driveway, Section 14.1102-A to allow a zero foot front yard for a parking pad, and Section 14.1102.B to allow a 14h" side yard for a parking pad. ZBA MEMBERS PRESENT: Gil Basnik, Chairman Peter Lannon Ronald Cassidy Robert Brettrager Marilyn O'May Len Petrucelli (8:15 p.m.) ABSENT: Lois Brothers OBJECTORS/INTERESTED: George Morris Carl Maas Barbara Paulus Michael DeShore Mr. Donald Dziedzic, 103 South Edward, Mount Prospect, Petitioner, stated he would like to widen his driveway in order to allow parking for the four licensed drivers in his family. There is currently a one car garage and three cars cannot be parked on the drive and parking is not allowed in the street. Mr. Richard Johnson, Intern Planner for the Village, indicated that the Petitioner owns a single family home with a one -car attached garage with a 91 wide driveway. The request is to widen the driveway to 16k, to accommodate an additional parked vehicle. The garage is currently 6.5 feet from the north property line. The alternatives to this request are limited due to area and side yard space. The proposed plan seems to be the most practical. Precedent has been set within the neighborhood with Mr. Dziedzic recording approximately 12 other similar situations. It was noted that the neighbor to the north does not agree with the 14' side yard. Z311 53-V-89 Page Two Mr. Basnik,introduced several letters fro* neighbors objecting to this proposal. They are from: Mr. Hollis, 102 S George: Mr. Morris, 101 S. Edward; Mr. Van Dyke, 22 S. Edward; Mr. McGiilicat, 105 S. George; and Mrs. Seegersall, 100 S. George. Mr. George Morris, 101 South Edward, neighbor to the north, urged that the variation be denied or significantly modified prior to approval. Mr. Morris suggested that Code be followed as the proposed plan would be unsightly and out of character with the neighborhood. The objection is to all the widening taking place to the north and encroaching to within 1' of his property line directly beneath his bedroom window. Mr. Carl Maas, 117 South Edward Street, Mount Prospect, agreed with all letters of objection indicating that it will be a long-lasting solution to a short-term problem. Mr. Barbara Paulus, 102 South George Street, stated her objection to this proposal. She had solved a similar situation of too many cars by renting a garage in the neighborhood. Mr. Michael DeShore, 100 South Edward, voiced his objection to the proposal. Two letters of approval from neighbors directly across the street were presented to the Board. Mr. Dziedzic explained that he currently has two cars with four drivers, -but expects to add another car. Mr. Lannon stated that this case is an over -application of zoning laws. Zoning Code does allow for drives in side yards. Side yards are measured from the applicable lot line to the building; a driveway does not constitute a building or a structure. The driveway does not meet the Village's definition of a structure or building which are specifically prohibited in required setbacks in yards, Mr. Bednar stated that the drive isnot what is being located in the side yard. a parking pad will be located there which has been interpreted as a structure. When parking a car on a pad, it is different then just having an access drive from the 'garage to the street. Mr. Lannon ,read the Zoning definition for structure as follows: "any construction or any production or piece of work artificially built up or composed of Pants joined together in some definite manner." Mr. Lannon argued than a parking pad does not meet the common definition for a structure nor does it meet the Zoning definition for structure. Mr. Dziedzic offered to bring his driveway in 1h, from the proposal. Setback will now be 218ho from the lot line. ZBA CASE 53-V-89 Page Three rt was the consensus of the Board that Mro Dziedzicts offer was reasonable. The proposal will now allow for almost 3* of Side yard. Mr. Brettragor suggested that the 1h, taken from the north side be allowed on the south side of the drive in order to give the Petitioner a useable driveway. The Board approved allowing a 320 setback from the north lot line and at the option of the Petitioner, allowing the IhI to be added to the south side of the drive. Mr. Basnik noted the hardship of the Petitioner in having only a one -car garage. Mr. Lannon, seconded by Mt. Brottrager, moved to grant a variation from Section 14.3016 to allow a 16h' driveway instead of 15, normally allowed for one car garages as shown on Petitioner's amended Exhibit *1, provided it is as in conformance with Village specifications. Upon roll call: Ayes: Petrucelli, Lannon, Cassidy, Brettrager O'May, Basnik Nayes: None By a vote of 6-0, the motion for the driveway width passed. The Zoning Board is final on this portion. Mr. Petrucelli, seconded by Mr. Brettrager, moved to enter this case as Z-53-89. Upon roll call: Ayes: Petrucelli, Lannon, Cassidy, Brettrager, O'May, Basnik Nayes: None Upon motion by Ms. O'May and seconded by Mr. Brettrager, it was moved to grant a variation from Section 14-1102.A to allow a zero foot front yard for a parking pad instead of 30 feet and from Section 14.1102.8 to allow a 32k inch side yard for a parking pad instead of 5 feet normally required by Code as shown in Petitioner's Exhibit *1. Upon roll call: Ayes: Petrucelli, Cassidy, Brettrager, O'May, Basnik Nayes: Lannon By a vote of 5-1, the motion passed. Village Board action will be required for this section. Mr. Lannon indicated his no vote was due to his disagreement with the interpretation being applied in this case with respect to parking pads in side yards and front yards. Eileen M. Reinhard Recording Secretary CAF/ ORDINANCE NO. AN ORDINANCE GRANTING VARIATIONS FOR PROPERTY COMMONLY KNOWN AS 103 SOUTH EDWARD STREET WHEREAS, Elaine E. and Donald M. Dziedzic (hereinafter referred to as Petitioners) have filed an application for variation from Chapter 14 of the Village Code of Mount Prospect, Illinois, for property commonly known as 103 South Edward Street (hereinafter referred to as Subject Property), legally described as: Lot 21 in Block 12 in Busse's Eastern Addition to Mount Prospect in the East Half of Section 12, Township 41 North, Range 11, East of the Third Principal Meridian, and WHEREAS, Petitioners seek variations from Section 14.1102.A to permit a zero foot front yard instead of the required 30 feet and from Section 14.1102.B to permit a 41 811 side yard setback instead of the required 5 feet, which would allow a parking pad in the front yard; and WHEREAS, a public hearing was held on the variation requested being the subject of ZBA Case No. 1-V-90 before the Zoning Board of Appeals of the Village of Mount Prospect on the 25th day of January, 1990, pursuant to due and proper notice thereof published in the Mount Prospect Herald on the 9th day of January, 1990; and WHEREAS, the Zoning Board of Appeals has submitted its findings and recommendation to the President and Board of Trustees of the Village of Mount Prospect and the President and Board of Trustees of the Village have given further consideration to the variations requested. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect hereby grant to the Subject Property the following variation: 1. A Variation from Section 14.1102.A to allow a zero foot (01) front yard rather than the required thirty feet (301), and A variation from Section 14.1102.B to allow a side yard setback of 16.8" The variations granted herein will permit the construction of a parking pad in the required front yard, subject to the Petitioner creating a slope in the driveway that will provide for the maximum water run-off to be detained on the subject property rather than his neighbors property. SECTION THREE: Except for the variation granted herein, all other applicable Village of Mount Prospect Ordinances and regulations shall remain in full force and effect as to the Subject Property. SECTION FOUR: In accordance with the provisions of Section 14.604 of Chapter 14 of the Village Code, the variations granted 'D1 ZBA 1-V-90 - CAF Page 2 of 2 herein shall be null and void unless permits are issued and construction begins within one (1) year from the date of passage of this ordinance. 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 Gerald L. Farley Village President F.VWVW*M Carol A. Fields Village Clerk MV*RIIM '__�qLLAGE OF MOUNT PROSP-E"CT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: JOHN F. DIXON, VILLAGE MANAGER FROM: PAUL BEDNAR, PLANNER SUBJECT: ZBA-2-SU-90, ZBA-3-V.90, COURTYARD CONSTRUCTION CO. LOCATION: 800 KENNICOTT PLACE, LOT #20 DATE: JANUARY 30, 1990 The applicant has requested the following: 1. A special use per Section 14.1101.C.6 to allow a three -car garage of 704 square feet; 2. A variation from Section 14.3016.A-3 to allow a drive width of 29'6" at the garage instead of a maximum 21 feet. Mr. Michael Schwartz of Courtyard Construction presented this case to the Zoning Board of Appeals on January 25, 1990. He explained that this was to be the last new home in the 20 -lot Courts of Kennicott Subdivision. A three -car garage is being requested since the size and price of the proposed house are more marketable, if a larger garage is part of it. He noted that there are already two homes in this subdivision with three -car garages and wider driveways, similar to the one requested. He further explained that the wide portion of the drive is located only nearest to the garage as it is the turn -around area for the three - car garage. The main driveway approaching Kennicott will only be 20 feet wide. The Village has no objection to this case. It was noted that if the three -car garage is justified then a wider driveway width is necessary. Clarification was requested by a Board member regarding the lot surface coverage, to which the staff stated the entire lot is 36% covered, well under the maximum allowed by Code. The Board then approved both the Special Use and variation by an unanimous 6-0 vote. There were no neighbors or objectors present to voice their concerns in this case. Approved: OF LOT 20 14 'COUP' OF KOMOTr, 004 A AXOMSM 04 TW_ T HALF OF THE MORTME"T QUARTER OF SECTION 15, TOWM% . CORDW TO THE PLAT THNORTK RAMM 11 EAST OF THE THM "I MOWtA#4 IN COOK COUNTY, WNW% AC- OCTOeM 30, MOF FLO W THE OFF KZ OF THE REe,$TRAR OF MLeS OF COWL =MTY, LLNOIS, ON 196*7' A$ OOCUMW MO- LR -3663784, KNOWN AS 800 KENNICOTT PLACE. NOTES 1; TOTAL IMPERVIOUS AREA OF LOT - 3&3% TOTAL IMPERVIOUS SURFACE' 457C SO FT TOTAL LOT AREA' 12,602 SO FT 21 TOTAL IMPERVIOUS AREA FRONT YARD- 20 9% DRIVE IN FRONT LAWN' 540 50 F' TOTAL FRONT YARD' 2576 SOFT SCALE 20' o ---L-ON#40UIST- - - n^i is m--tik r -A m"s4 � fi,,:�`C ga•6�� rL0�66} `\`^„ �� `r' a..�}�V . ....... .. 26L02* -W —D KEW COTT R IZE w 3o OO1. 0 i ca ' TOP OF FOUNDATION 689 10 1 FINISHED 70MIL GRADE AOADEWT M 20 FOUNDATION 6" 40 1 I 4 3X00 607 Y c "0 f (I -, S 1147.66 89. w O-e;w- V 2V ��ELKMCWTS FOR PLUX UTILITIES L DMINAGE TES - LOC e- TE LOT O.� //< C. S. —I IAT s.aewsr­T MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. 2 -SU -90,3-V-90 Hearing Date: January 25, 1990 PETITIONER: Courtyard Construction SUBJECT PROPERTY: 800 Kennicott Place PUBLICATION DATE: January 9, 1990 REQUEST: A Special Use per Section 14.1101.C.6 to allow a three -car, 704 square foot garage and a variation from Section 14.3016.A.3 to allow a drive width of 29'6" at the garage instead of a maximum 21 feet. ZBA MEMBERS PRESENT: Gilbert Basnik, Chairman Robert Brettrager Ronald Cassidy Peter Lannon Marilyn O'May Len Petrucelli ABSENT: Lois Brothers (Left At 10:00 p.m.) OBJECTORS/INTERESTED PARTIES: None Chairman Basnik summarized the requests in this case as being a special use request for a three -car, 704 square foot garage per Section 14.1101.C.6 and a variation from Section 14.3016.A.3 to allow a drive width of 29'-6" instead of the maximum 21 feet. Mr. Michael Schwartz, Vice President of Courtyard Construction, 1655 N. Arlington Heights Road, Arlington Heights, IL was sworn in and presented the case to the Board. He explained this was a new home in their 20 -lot subdivision where a three -car garage was requested. There are already two homes in this subdivision with three -car garages and wider driveways and this is the last home to be constructed. He further explained that the 29%6" portion of the driveway would fall behind the front yard as it is the turn -around area for the three -car garage. The main driveway coming from the curb to the 30 foot setback line is 20 feet which is less than the 21 foot requirement, Mr. Paul Bednar, Planner, stated the Village had no concerns with this request. He re- affirmed the granting of similar requests to two other cases in this subdivision. He emphasized that the special use request must meet the special use standards. ZBA-2-SU-90, ZBA-3-V-90 January 25, 1990 Page 2 of 2 Ron Cassidy inquired about the impervious lot surface coverage on this property and was informed that the entire lot coverage, with the proposed garage and driveway, would be 36%. Mention was made that the driveway will taper to less than 20 feet at the curb. Mr. Cassidy, seconded by Mr. Brettrager, moved to grant the petitioner's request in Case ZBA-2-SU'.90 for a special use per Section 14.1101.C.6 to allow a three -car, 704 square foot garage, per petitioner's Exhibit No. 1. Upon Roll Call: AYES: Lannon, Petrucelli, Cassidy, Brettrager, O'May, Basnik NAYS: None Motion carried by a vote of 6-0. Mr. Cassidy, seconded by Mrs. O'May, moved to grant the petitioner, in Case ZBA-3-V- 90, a variation from Section 14.3016.A.3 to allow a drive width of 29'-6" at the garage, per Exhibit No. 1. Upon roll call: AYES: Lannon, Petrucelli, Cassidy, Brettrager, O'May, Basnik NAYS: None Motion carried by a vote of 6-0. These recommendations will be forwarded to the Village Board for their consideration. Helen Giordano, Recording Secretary, VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: GIL BASNIK, ZONING BOARD OF APPEALS CHAIRMAN FROM: PAUL BEDNAR, PLANNER rj SUBJECT: ZBA-2-SU-90, ZBA-3.V-90, COURTYARD CONSTRUCTION Co. LOCATION: 800 KENNICOTT PLACE, LOT #20 DATE: JANUARY 16,19" REQUEST The applicant is requesting .the following: 1. A special use per Section 14.1101.C.6 to allow a three -car garage of 704 square feet; 2. A variation from Section 14.3016.A-3 to allow a drive width of 29'6" at the garage instead of a maximum 21 feet. YI—LLAGE ffA—FF COL4MENI$ The Engineering Department notes that the large driveway must not block drainage from adjacent lots. No other comments or objections were received regarding this case. PLANNING ANL ) ZONING._COMMENIS This lot is one of the 20 single family lots in the Courts of Kennicott Subdivision. it is located on the southwest comer of Lonnquist and Kennicott. The requests presented are very similar in nature to those approved for 903 and 801 Kennicott Place, directly across the street. The principal request is that of a special use for a three -car garage. The special use standards must be reviewed for this application. For your information, a special use permit and variations were approved for both 801 and 903 Kennicott Place for the following: 1. Three car garages, 730 sq. ft. in size; 2. Wider driveways similar to the one proposed in this case. Gil Basnik - Page 2 January 17, 1990 If a three -car garage is granted by special use, a variation for the driveway width will be necessary. Since this is a side load garage, the extra wide width for the driveway will be required as indicated on the site plan. The proposed 704 square feet in size of the garage would not necessarily be required for a three -car garage, therefore the petitioner must justify this size. For your information, the total impervious lot surface coverage proposed is 36.3%. The impervious surface of the required front yard is proposed to be 20.9%. Both percentages fall within allowed ranges. In summary, the petitioner must meet the standards set forth in the special use section for the three -car garage. If the three -car garage is approved, it necessitates a wider than allowed driveway. However, the size of the garage of 704 square feet must be justified. PB:hg CAF/ AN ORDINANCE GRANTING A SPECIAL USE FOR PROPERTY COMMONLY KNOWN AS 800 KENNICOTT WHEREAS, Courtyard Construction Company (hereinafter referred to as Petitioner) has filed a petition for a Special Use with respect to property commonly known as 800 Kennicott (hereinafter referred to as the Subject Property); and WHEREAS, the Subject Property is legally described as follows: Lot 20 in Courts of Kennicott, being a subdivision of the West Half of the Northeast Quarter of Section 15, Township 41 North, Range 11, East of the Third Principal Meridian, in Cook County, Illinois, according to the plat thereof filed in the Office of the Registrar of Titles of Cook County, Illinois on October 30, 1987 as Document No. LR -3663764; and WHEREAS, Petitioner seeks a Special Use for the Subject Property, pursuant to Section 14.1101.C.6, to permit a 3 -car garage; and WHEREAS, a public hearing was held on the request for Special Use (designated as ZBA Case No. 2 -SU -90) before the Zoning Board of Appeals of the Village of Mount Prospect on the 25th day of January, 1990, pursuant to proper legal notice having been published in the Mount Prospect Herald on the 9th day of January, 1990; and WHEREAS, the Zoning Board of Appeals has submitted its findings and recommendations in favor of the proposed Special Use to the President and Board of Trustees; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given further consideration to the requests herein and have determined that the same meets the standards of the Village and that the granting of the proposed Special Use would be in the best interest of the public. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: 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. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant to the Subject Property a Special Use to permit a 3 -car garage, which Special Use is granted in conjunction with the variations being the subject of Ordinance No. SECTION THREE: With the exception of the Special Use granted herein and the variations granted in Ordinance No. , the Subject Property shall comply with all other applicable Village of Mount Prospect Ordinances and regulations pertaining thereto. SECTION FOUR: This Ordinance shall be in full force and effect 11 ZBA 2 -SU -90 Page 2 of 2 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 Gerald L. Farley Village President ATTEST: Carol A. Fields Village Clerk 1990. ACTUAL CAF/ ORDINANCE NO. AN ORDINANCE GRANTING A VARIATION FOR PROPERTY COMMONLY KNOWN AS 800 KENNICOTT PLACE WHEREAS, Courtyard Construction (hereinafter referred to as Petitioner) has filed an application for a variation from a provision of Chapter 14 of the Village Code of Mount Prospect, Illinois, for property commonly known as 800 Kennicott Place (hereinafter referred to as Subject Property), legally described as: Lot 20 in Courts of Kennicott, being a subdivision in the West Half of the Northeast Quarter of Section 15, Township 41 North, Range 11 East of the Third Principal Meridian in Cook County, according to the plat thereof filed in the Office of the Registrar of Titles of Cook County, Illinois on October 30, 1987 as Document No. LR 3663764 and WHEREAS, the Petitioner seeks variations from the following sections of Chapter 14 of the Village Code: Section 14.1101.C.6 to allow a 704 square foot garage, instead of the permitted maximum of 600 square feet. Section 14.3016.A.3 to allow a maximum driveway width of 291 611, instead of the permitted maximum of 21 feet. WHEREAS, a public hearing was held on the variations requested being the subject of ZBA Case No. 3-V-90 before the Zoning Board of Appeals of the Village of Mount Prospect on the 25th day of January, 1990, pursuant to due and proper notice thereof published in the Mount Prospect Herald on the 9th day of January, 1990; and WHEREAS, the Zoning Board of Appeals has submitted its findings and recommendation to the President and Board of Trustees of the Village of Mount Prospect and the President and Board of Trustees of the Village have given further consideration to the variations requested and have determined that the same satisfies the standards set forth in Section 14.605 of Article VI of Chapter 14 of the Village Code and the Board of Trustees further find that it would be in the best interests of the Village to grant the variations as specified herein. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect hereby grant to the Subject Property the following variations: 1. A variation from Section 14.102.B.4 to allow a garage 704 square feet in size to be a 3 -car garage as authorized in Ordinance No. 2. A variation from Section 14.1101.C.6 to allow a driveway width of 291 611. SECTION THREE: Except for the variations granted herein, and the Special Use authorized by Ordinance No. , all other applicable r ZBA 3-V-90 Page 2 of Village of Mount Prospect ordinances and regulations shall remain in full force and effect as to the Subject Property. SECTION FOUR: In accordance with the provisions of Section 14.604 of Chapter 14 of the Village Code, the variations granted herein shall be null and void unless permits are issued and construction begins within one (1) year from the date of passage of this Ordinance. 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: ABSENT: PASSED and APPROVED this day of '1990. Gerald L. Farley Village President 0196 -DOW Carol A. Fields Village Clerk CAF/ ORDINANCE NO. AN ORDINANCE GRANTING VARIATIONS FOR PROPERTY COMMONLY KNOWN AS 1000 NA WA TA WHEREAS, Cleo and James Athans (hereinafter referred to as Petitioners) have filed an application for variations from certain provisions of Chapter 14 of the Village Code of Mount Prospect, Illinois, for property commonly known as 1000 Na Wa Ta (hereinafter referred to as Subject Property), legally described as: Lot 52 in Kaplan -Braun's Fourth Addition to Mount Prospect Unit No. 1, being a subdivision of part of North 1/2 of Section 14, Township 41 North, Range 11 East of the Third Principal Meridian, Cook County, Illinois For WHEREAS, the Petitioners seek a variation from Section 14.102.B.1 of Chapter 14 of the Village Code of Mount Prospect to allow a detached storage shed to be located four feet six inches (41 611) from the principal structure; a variation from Section 14.102.B.2 to permit a detached storage shed to be located two and one-half feet (21 611) from the side lot line rather than the required 51; and, a variation from Section 14.102.B.3 to permit a detached storage shed ten feet six inches in height rather than the permitted 101 height; and WHEREAS, a public hearing was held on the variations requested being the subject of ZBA Case No. 4-V-90 before the Zoning Board of Appeals of the Village of Mount Prospect on the 25th day of January, 1990, pursuant to due and proper notice thereof published in the Mount Prospect Herald on the 9th day of January, 1990; and WHEREAS, the Zoning Board of Appeals has submitted its findings and recommendation to the President and Board of Trustees of the Village of Mount Prospect and the President and Board of Trustees of the Village have given further consideration to the variations requested. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect hereby grant to the Subject Property a variation from Section 14.102.B.3 to permit a storage shed ten feet six inches (101 611) in height, subject to relocating the shed to a conforming location no later than July 1, 1990. SECTION THREE: Except for the variations granted herein, all other applicable Village of Mount Prospect ordinances and regulations shall remain in full force and effect as to the Subject Property. SECTION FOUR: In accordance with the provisions of Section 14.604 of Chapter 14 of the Village Code, the variations granted a ZBA 4-V-90 Page 2 of herein shall be null and void unless permits are issued and construction begins within one (1) year from the date of passage of this Ordinance. 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: ABSENT: PASSED and APPROVED this day of '1990. Gerald L. Farley Village President ATTEST: Carol A. Fields Village Clerk —VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: JOHN F. DIXON, VILLAGE MANAGER FROM: PAUL BEDNAR, PLANNER SUBJECT: ZBA-9-V-90, JOSEPH AND JANE REIBEL LOCATION. 4 NORTH PINE STREET DATE: JANUARY 31, 1990 The applicants are requesting variations from the following: 1. Section 14.1102.13.1 to allow a 3.5 foot side yard for an 11 foot long wall projection instead of 5 feet normally required. 2. Section 14.1102.A to allow a front yard setback of 23 feet for a porch and a 28 foot front yard setback to the building wall instead of the required 30 feet. Mr. Reibel, the owner of the property, appeared before the Zoning Board of Appeals on January 25, 1990 to present his case. He testified that he received a permit from the Village to build this two-story house. The permit was issued with the front yard and side yard encroachments. After the foundation was poured, the Village became aware of the encroachments. The variation application was necessary to allow the encroachments to remain. Mr. Reibel stated to the Zoning Board that if he had to change the plans and reconfigure the foundation and walls at this point it would cause him financial hardship. He pointed out that he is within the Code as far as the height of the home and only in violation of the side yard setback for an 11 foot wall projection. This 11 foot wall section provides a 3 1/2 foot setback from the property line. Mr. Reibel noted that, as far as the front yard setback was concerned, his home was set back as much as his other neighbors' in the block. In fact, his home is set back further than his neighbor's home at 2 North Pine. The staff memo sent to the Zoning Board of Appeals was summarized at the meeting. It was noted that the building permit showing these encroachments was originally issued in error. It was further stated that, when the error was detected, measures were taken to schedule a hearing to consider the variations as soon as possible. The staff pointed out that the requests were reasonable as the 11 foot wall section in the side yard is 12 1/2 feet away from the neighboring house at 2 North Pine. Two 50 foot wide lots such as these, 2 and 4 North Pine, could each have 5 foot side yards, making the distance between homes John Fulton Dixon - P;.,e 2 January 31, 1.990 a minimum of 10 feet. Whereas, in this case, the distance is 12 1/2 feet. It was emphasized that the variation was for an 11 foot section of a wall and not the entire 48 foot wall length of the structure. Two similar cases were approved in 1989, indicating similar circumstances in the Village. These two cases involved expansions of attached garages to be located 3 1/2' and 3'-4" from their respective side property lines. These cases, and other similar requests, are noted in the attached memo. As for the variation from the front yard setback, it was pointed out that this home is not any closer to the street than the other homes on Pine Street and therefore, conforms with the existing pattern of the block and character of the neighborhood. Neighbors from 2 North Pine and 6 North Pine were present at the hearing to voice their objections to these requests. Mr. & Mrs. Ward of 2 North Pine presented a letter to the Board outlining their concerns. They were objecting to this request on the basis of lack of light, drainage problems, lack of fresh air, potential placement of utility units in the side yard, noise echoing between the buildings, and a fire hazard having buildings too close together. After a lengthy discussion, the Zoning Board members felt that action should have taken by the Village to stop the work until the Zoning Board outcome was determined. Mr. Lannon did not have a problem with the substance of the case but had a concern with the handling of the matter by the Village. This was the general opinion of the other Board members. The Zoning Board members felt that a negative vote by the entire Zoning Board would send a message to the Village Board regarding the handling of the case. The Board then voted 0-7 denying the 3.5 foot side yard as requested. The Board voted unanimously 7-0 to approve the front yard setback of 23 feet to a porch and 28 feet to the front building line as per Exhibit No. 1. PB:hg Approved: David M. Clements, Director VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: DAVID M. CLEMENTS, DIRECTOR OF PLANNING AND ZONING FROM: PAUL BEDNAR, PLANNERe'-' DATE: JANUARY 30, 1990 SUBJECT: PRECEDENT ZONING CASES FOR SIDE YARD ENCROACHMENTS The following is a list of other Zoning Board cases for the last five years in which a variance was granted for a side yard encroachment involving a principal structure. From the log books it did not appear that there were any similar requests during this period that were denied by the Village Board, 1. * 51-V-89, 128 Waverly Lane - A variation to permit a 3'6" side yard instead of 6.5' for a garage addition. 2. * '29-V-89, 805 S. WaPella - A variation to allow a 3'4" side yard instead of 7.5' for an expansion of the garage. 3. I -V-89 on Rosetree Lane - The original request was for a 5.75 foot setback from the lot line for a room addition, normally 10 foot would have been required. Ordinance No. 4034 granted the variation, 4. 59-V-86, 701 CanDota - A variation allowed a 6 foot side yard instead of 10 foot for a garage addition. Ordinance #3720 5. * 5-V-86, 219 South Elmhurst - A variation allowed a 3 foot side yard on a 50 foot lot instead of 5 feet for a new house. Ordinance #3630 6. 59-V-85, 1507 Park - A variation allowed a 5'8" setback instead of 7 1/2 feet for an addition. Resolution No. Z-59-85 7. 55-V-85, 121 N. Fairview - A variation allowed a 17 1/2 foot side yard instead of 20 feet for a new home. Ordinance #3575 8. - 45-V-85, 903 S. WeGo - A 3 foot side yard was approved instead of 6 1/2 feet in order to build a room addition. Ordinance #3569 9. 56-V-84, 1825 Magnolia - A 4'8" side yard instead of 5 feet was allowed for a room addition. Ordinance #3503 PB:hg * Variations similar in nature to 4 North Pine Street MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. 9-V-90 Hearing Date: January 25, 1990 PETITIONER: Joseph and Jane Reibel SUBJECT PROPERTY: 4 North Pine Street PUBLICATION DATE: January 10, 1990 REQUEST: Variations from: Section 14.1102.B.1 to allow a 3.5 foot side yard for an 11 foot long wall section instead of 5 foot normally required; and Section 14.1102.A to allow a front yard of 23 feet for a porch and 28 feet to the front building wall, instead of the required 30 feet. ZBA MEMBERS PRESENT: OBJECTORS/INTERESTED PARTIES: Gilbert Basnik, Chairman Robert Brettrager Lois Brothers Ronald Cassidy Peter Lannon Marilyn O'May Len Petrucelli Eileen Ward, 2 N. Pine St. Steve Ward, 2 N. Pine St. Larry Kucera, 6 N. Pine St. Chairman Basnik introduced this case as being a variation to allow a 3.5 foot side yard for an 11 foot long wall section instead of 5 foot normally required, and to allow a front yard of 23 feet for, a porch and 28 feet to the front building wall, instead of the required 30 feet. Mr. Reibel, petitioner, was sworn in and testified that he received a permit from the Village to build his two-story house assuring him that hisp lans were in compliance with Code requirements of the Village. He went on to say that after the foundation was poured and the walls erected, he was told be was in violation of the Zoning Ordinance and had to get variations to correct the violations. Chairman Basnik questioned Mr. Reibel as to whether he received a "Stop Work" order from the Village, to which he replied that be did not. He further stated that to stop the work at this point in time would have not only been costly to him, but also very unreasonable on the part of the Village since he did have a permit giving him the permission to build his house. ZBA-9-V-90 January 25, 1990 Page 2 of 3 Mr. Reibel gave a short background of this lot prior to his building his home. Heexplainedthat for many years it has been vacant and served as a small"parka" for the neighbor's children. He also said that his neighbor had a downspout running out onto a galvanized sheet which was directed to this vacant lot thereby directing the flow of water onto the, vacant property. When the property was excavated by his contractorthe pipe was removed. He went on to say that he can appreciate his neighbor"s resentment having a two-story structure built on land where their children played, and which absorbed much of the water, however, he now wanted to utilize his land and build his home. He pointed out that he was within Code as far as the height of the home was concerned, and only in violation of an 11 foot wall projecting into the side yard by 18"" which he interpreted as a 'bay" projection allowed by Code. As far as the front yard setback was concerned, he felt that his home was set back as much as the neighbor's in the block. Dave Clements, Director of Planning and Zoning, represented the Village. He reiterated the variation requests explaining that the permit was originally issued in error. He further staters that, when the error was detected, measures were taken to schedule a hearing to authorize the side yard reductions. He further pointed out that the Village felt the request was reasonable as the 11 foot wall for the bathroom is 12-1/2 feet from the house at 2 North Pine. He indicated that the side yard setback for a 50 foot lot in an R-1 Single Family District is 5 feet making the distance between homes in many places only 10 feet, Whereas, in this case the distance between the homes is 12 1/2 feet. He emphasized that the variation is only for an 11 foot section of the wall and not the entire wall of the structure. Mr. Clements then noted two similar cases in the past which were approved by the Zoning Board and Village Board. He believed that this precedent was important in this case. Staff recommended approval of the variations. As to the variation for front yard setback, Mr. Clements pointed out that this home is not any closer to the street than the other homes on Pine Street, and therefore, conforms with the existing pattern of the block and the character of the neighborhood. Chairman Basnik then opened the hearing to the public for any comments and Eileen and Steve Ward of 2North Pine Street, spoke in opposition. Mrs. Ward gave an account of her many unheeded calls and complaints to the Village to have this construction stopped. Along with their frustration of the construction continuing, they listed the following objections` 1. The lack of light; 2. Lack of adequate drainage 3. Lack of fresh air 4. Potential placement of utility units between buildings 5. Inner city appearance between the buildings making' it look like a "gangway" f. Extra noise echoing between the two buildings; 7. Fire hazard having buildings too close together h. Roof that is less than 3 feet from the lot line. ZBA-9-V-90 January 25, 1990 Page 3 of 3 Larry Kucera, 6 North Pine had an objection because it looked like a gangway in the inner city. He also felt that the Village did not heed resident's concerns and allowed the construction to continue. The Zoning Board members theirdiscussed the different aspects of the case. 1) A drainage plan will need to be submitted to direct the flow around that side yard of the house; 2) The 24 foot height of the bouse seems to reduce open space, however, the height of the home is within Code, and removing the 1.1 foot encroachment will not increase the amount of light and air to the adjoining home; 3) The house meets the 45% impervious lot surface coverage requirement of the Code. After a lengthy discussion, the Zoning Board members felt that action should have been taken by the Village to stop the work until a Zoning Board and Village Board hearing could have determined the approval or denial of this request, regardless of any repercussions. Mr. Lannon did not have a problem with the substance of the case, but instead with the handling of the matter by the Village. The Zoning Board members felt that action was needed by the entire Village Board to weigh the allegations and make a just decision, in this case. They also noted that the Zoning Ordinance should be amended to include a better description, of "projection" to avoid future misunderstandings. Chairman Basnik then read the variation standards. Mrs. O'May, seconded by Mr. Brettrager, moved to grant a variation from Section 14.1102.8.1 in Case ZBA-9-V-90 to allow a 3.5 foot side yard for an 11 foot long wall section per petitioner's Exhibit No. 1. Upon Roll Call: AYES: None NAYS: Brettrager, Brothers, Cassidy, Lannon, O'May, Petrucelli and Basnik Motion denied by a vote of 0-7. Mr. Lannon, seconded by Mrs. Brothers, moved to grant the petitioner's request for a variation from Section 14.1102.A in Case ZBA-9-V-90 to allow a front yard of 23 feet for a porch and 28 feet to the front building wall as per Exhibit No. 1. Upon Roll Call: AYES: Lannon, Petrucelli, Brothers, Cassidy, Brettrager, O'May, Basnik NAYS: None Motion carried by a vote of 7-0. These recommendations will be forwarded to the Village Board for their consideration. Helen Giordano, Recording Secretary VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: GIL BASNIK, ZONING BOARD OF APPEALS CHAIRMAN FROM: PAUL BEDNAR, PLANNER I?Af�Uk.. SUBJECT: ZBA-9-V-90, JOSEPH AND JANE REIBEL LOCATION: 4 NORTH PINE STREET DATE: JANUARY 18, 1990 REQUEST The applicants are requesting variations from the following: 1. Section 14.1102.B.1 to allow a side yard of 3.5 feet side yard instead of 5 feet for wall projection 11 feet in length. 2. Section 14.1102.A to allow a front yard setback of 23 feet to the front porch and 28 feet to front building line. Code requires a 30 foot front yard. VILLAGE STAFF COMMENTS The Inspection Services Department notes that a building permit was issued for this home reflecting the requested setback variations with only a minor difference. The front building line extends an extra 6" further into the front yard than what the original building plan indicated. The Engineering Department notes that a grading plan will have to be reviewed to ensure that the side yard drains properly. The Village Manager gave authorization to Mr. Reibel in order to continue construction on the house prior to the outcome of this request. No other comments or objections were received regarding this case. PLANNING AND ZONINGCONMENTS This home is presently under construction. This has been a vacant lot in an established neighborhood. The lot is a narrow 50' wide by 157' deep, typical of the other lots on Pine Street. Building plans indicating the subject side yard and front yard projections were reviewed and approved by the Village in November, 1989. The dimensions shown on the original site plan were misinterpreted and the permit was issued in error. Unfortunately, this error on our part was not discovered until an inspection of the foundation was made. The applicants are requesting these two variations so they can complete their house without having to revise plans or remove walls. Gil Basnik - Page 2 January 18, 1990 The minimum separation between this new house at 4 North Pine and the existing home at 2 North Pine is 12-112' to the wall projection and 14' for the remainder of the wall. With two adjacent 50' wide lots, having 5' minimum side yards, the separation between two dwelling units could be as little as 10 feet. Also to be noted, the front building line setback of 2 North Pine is approximately 23 feet, similar to that proposed for the porch setback at 4 North Pine. Other existing homes north of 4 North Pine are set back approximately 28' to 30', similar to the front building line of this house. For your information, the Zoning Board reviewed and approved two side yard variation cases in 1989 similar to this case. The expansion of an attached garage was approved at 128 South Waverly with a 3'-6" side yard instead of 6-6", and also at 805 South Wapella Avenue, with a variation allowing a 3'-4" side yard setback instead of 7 1/2'. The difference between these two cases and the subject case is that'4 North Pine has an 11 foot long wall projection, not a 20 foot long garage wall in the required yard. In summary, the variations requested are minimal and should have no significant impact on the neighborhood. As indicated in this text, the building separation between 2 and 4 North Pine and the front yard setback will not be out of character with the neighborhood. The Reibel's hardship is that they proceeded to construct this residence on the basis that plans were approved and would have to go through great expense to change the plans in order to meet Code. The staff recommends approval of the request. PB:hg CAF/ ORDINANCE NO. AN ORDINANCE GRANTING VARIATIONS FOR PROPERTY COMMONLY KNOWN AS 4 NORTH PINE STREET WHEREAS, Joseph and Jean Reibel (hereinafter referred to as Petitioners) have filed an application for variations from certain provisions of Chapter 14 of the Village Code of Mount Prospect, Illinois, for property commonly known as 4 North Pine Street (hereinafter referred to as Subject Property), legally described as: Lot 9 on Block 3 of the Ernest Busse Addition to Mount Prospect a subdivision of the south 543 feet of the east one half of the southwest 1/4 of Section 34, Township 41 North, Range 11 east of the Third Principal Meridian as recorded on Document 5708075 and WHEREAS, Petitioners seek variations from Section 14.1102.B.1 of Chapter 14 of the Village Code of Mount Prospect to permit a three foot six inch (31 611) side yard setback instead of the required 51 and a variation from Section 14.1102.A to permit front yard setbacks of 23.1 feet (23.11) for a porch and 28 feet to the building wall instead of the required 301; and WHEREAS, a public hearing was held on the variation requested being the subject of ZBA Case No. 9-V-90 before the Zoning Board of Appeals of the Village of Mount Prospect on the 25th day of January, 1990, pursuant to due and proper notice thereof published in the Mount Prospect Herald on the 10th day of January, 1990; and WHEREAS, the Zoning Board of Appeals has submitted its findings and recommendation to the President ,and Board of Trustees of the Village of Mount Prospect and the President and Board of Trustees of the Village have given further consideration to the variations requested. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect hereby grant to the Subject Property a variation from Section 14.1102.B.1 to allow a three foot five inch (31 511) side yard and a variation from Section 14.1102.A to permit front yard setbacks of 23.1 feet (23.11) for a porch and 28 feet to the building wall instead of the required 301. Such variations are subject to the following conditions: 1. A drainage plan be prepared by a registered engineer for a swaile along the south line of the property. 2. The Village of Mount Prospect Engineering Division inspect and approve the drainage swaile prior to occupancy of the house. 3. There shall be no temporary or permanent sump pump discharge into the south side yard. ZBA 9-V-90 Page 2 of 2 SECTION THREE: Except for the variations granted herein, all other applicable Village of Mount Prospect ordinances and regulations shall remain in full force and effect as to the Subject Property. SECTION FOUR: In accordance with the provisions of Section 14.604 of Chapter 14 of the Village Code, the variations granted herein shall be null and void unless permits are issued and construction begins within one (1) year from the date of passage of this Ordinance. 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: ABSENT: PASSED and APPROVED this day of Gerald L. Farley ATTEST: Village President Carol A. Fields Village Clerk '1990 VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: JOHN F. DIXON, VILLAGE MANAGER FROM: PAUL BEDNAR, PLANNE R' SUBJECT: ROGERS INDUSTRIAL PARK LOCATION: SOUTHWEST CORNER OF ELMHURST AND ALGONQUIN ROADS DATE: JANUARY 31, 1990 The applicant is requesting a rezoning of the subject property, from B-3 to I-1, Light Industrial. They also are requesting a special use for a Planned Unit Development in order to permit three office/warehouse buildings for tight industrial use in a business park setting. The total building square footage will be 114,038 square feet. It has been almost one year since the Rogers Company first appeared before the Zoning Board of Appeals and the Plan Commission. After receiving recommendation for approval from the Zoning Board and Plan Commission of their respective requests, a review by the Illinois Department of Transportation delayed the processing of this case to the Village Board level. As a result of the long review process by I.D.O.T. the Rogers Company once again appeared before the Zoning Board of Appeals on December 21, 1989 to present the same proposal. The findings of both the Zoning Board of Appeals and Plan Commission are itemized below. The Rogers Company first appeared before the Zoning Board of Appeals on February 23, 1989 to request rezoning and a Special Use/Planned Unit Development for this industrial park. The Company described their history and indicated that they have other industrial and/or office parks located in the nearby suburbs. The subject parcel was shown on an area map along with the adjacent land uses. All adjacent parcels are zoned B-3, B-4 or 1-1. This property is currently zoned B-3, which would allow for commercial uses including fast-food restaurants. The property is vacant. Representatives of the Rogers Company noted that the project is compatible with the neighboring uses and meets all Zoning Ordinance requirements. Approximately 30 individual tenant spaces will be provided for light industrial, assembly and office. The users in this park will primarily be high-tech operations, selected by the Rogers Company and will comply with Village performance standards. A brief overview of the landscape plan was presented by the landscape architect. Another representative of the Company, indicated that 8 to 13 trucks are predicted to enter the project on a daily basis. It is estimated that this project will generate between $148,000 and $171,000 in real estate taxes annually. John Fulton Dixon - Page 2 January 31, 1990 The staff pointed out that an office development had been approved for this site in 1985, but was never built. The Rogers project is somewhat similar in appearance, but because of the warehouse area, requires an I-1 zoning. The staff indicated that this proposal is compatible with the surrounding land uses and is complimentary to what the Alter Company is marketing across Algonquin Road. It was noted that the Rogers Company has worked closely with the staff to arrive at this site plan and landscape design. The Board discussed the Planned Unit Development/Special Use standards in the Zoning Code and it was determined that this project meets all those standards. The Board then voted unanimously 4-0 to rezone the property from B-3 to I-1 and also to grant a Special Use/Planned Unit Development for 114,038 square feet of office and warehouse assembly space as shown in petitioner's Exhibits 1 and 2. There were no objectors present at this hearing to voice any concerns. After this initial Zoning Board meeting, the Rogers Company approached the Illinois Department of Transportation for approval of curb cuts on Algonquin Road. It took many months working with I.D.O.T. to resolve a problem with the driveway on Algonquin Road and as a result, the site plan had been slightly revised. Therefore, since so much time had elapsed from the first meeting, this case was sent back to the Zoning Board for a re- hearing. On December 21, 1989, the Rogers Company once again appeared before the Zoning Board with virtually the same plan. The Rogers Company has satisfied I.D.O.T. by providing a shared driveway arrangement off of Algonquin Road for both their neighbor to their west, Keolyn Plastics, and the new Rogers Industrial Park. This required a minor change in the landscape plan. The Zoning Board of Appeals, without discussion, moved to approve the rezoning and a Special Use/ PUD subject to additional landscaping on the site approved by staff, in an attempt to increase landscaping along the perimeter of the site. The vote was unanimous 6-0 in favor of recommending approval, and no objectors were present at this hearing to voice any concerns. mrmssi The Rogers Company appeared before the Plan Commission on Wednesday, March 1, 1989. They requested both a Comprehensive Plan change and a plat of subdivision approval from the Commission. It was noted by staff at this meeting, that the proposed office industrial/office designation would be appropriate for these parcels. A similar designation was recently approved for Lake Center Plaza just north of this property. The existing general commercial/office designation, in staff's opinion, may not be the best land use classification considering the trend of development in the area. Staff also had no objections to the subdivision plat. The Plan Commission voted unanimously 6-0 to recommend approval of both. John Fulton Dixon - Page 3 January 31, 1990 On January 17, 1990, the Rogers Company once again appeared before the Plan Commission to request a Development Code modification in order to permit water detention in truck dock areas to accumulate storm water in excess of 1 foot in depth. This depth would be necessary in order to provide adequate detention for the 100 year flood plain requirements. Staff had two concerns relating to soil saturation and freezing and thawing effects of the building foundation and footings. At this hearing, the applicant responded to those concerns noting that the soils and the freezing and thawing effects will not have a negative impact on the buildings. The Plan Commission then voted unanimously 5-0 to recommend approval of this Development Code modification. There were no neighbors or objectors present at this hearing to voice any concerns. Summaa In summary, the Rogers Company is requesting the following: 1. Rezoning from B-3 to 1-1, Light Industrial for the subject property 2. A Special Use/Planned Unit Development allowing 114,038 square feet of office/warehouse space as shown in petitioner's revised site plan (subject to increased landscaping on site to be approved by staff). 3. A change in the Comprehensive Plan in order to allow industrial and office rather than general commercial/office. 4. Plat of Subdivision. 5. A Development Code modification regarding storm water detention in the loading docks. PB:hg Approved: 0wtF. I I 'As .1777= AUGON©UIN PC4D MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS CASE NO: ZBA-81-Z-89 & 82 -SU -89 HEARING DATE: December 21, 1989 PETITIONER: Arthur J. Rogers PUBLICATION DATE: December 5, 1989 SUBJECT PROPERTY: The southwest comer of Elmhurst and Algonquin Road REQUEST: The applicant is requesting to rezone a subject vacant property from B-3 to 1-1 and also a special use for a planned unit development in order to permit three office/warehouse buildings for light industrial use. ZBA MEMBERS PRESENT: Gil Basnik Robert Brettrager Lois Brothers Ron Cassidy Peter Lannan Marilyn O'May ABSENT: Len Petrucelli OBJECTORS/INTERESTED: None Kathy Rogers, of the Arthur Rogers Group, presented her case stating that they were asking for approval once again from the Zoning Board of Appeals for an office/warehouse park on this site. Since Zoning Board approval of virtually this same plan on February 23, 1989, the Rogers Group has been working with I.D.O.T. to resolve a problem with the driveway on Algonquin Road. It has taken many months to resolve this issue and, as a result, the site plan has been revised slightly. The Rogers Group has satisfied the Illinois Department of Transportation by providing a shared drive arrangement off of Algonquin Road for both Keolyn Plastics and the Rogers Industrial Park. Mr. William Schmitz, of the Rogers Group, identified the area along the west property line where they have deleted a 10' landscape buffer from the original plans. This was necessitated because of the shared driveway arrangement. The Rogers Group has tried to compensate for this loss of green space by adding landscape areas to the west of their building and to the east of the Keolyn Plastics building. Mr. Martin Patterson, of the Rogers Group, explained that the users in this park will be small type warehouse and office/warehouse mix. The building arrangement is absolutely the same as it was at the original approval. The brick color has been slightly revised from the original intent. ZBA 81-Z-89, 82 -SU -89 Page Two Paul Bednar, Planner for the Village, stated that the Village is in support of the shared drive arrangement and understands that the 10' landscape buffer along the west property line had to be eliminated. In the Village's opinion, more landscaping is required along the perimeters of this site. Lake Center Plaza, across Algonquin Road, has already planted a heavy landscape buffer which should be the standard for the Rogers Group. The Village staff recommends that any approval of this rezoning and PUD be conditioned upon the Rogers Group increasing the landscaping on the perimeter to meet staff's approval. The Zoning Board of Appeals, without discussion, moved to approve the rezoning a special use PUD subject to additional landscaping approved by staff. The vote was unanimous 6- 0 in favor of recommending approval. Village Board action will be required on these requests. The case will be heard January 2, 1990. Paul Bednar Planner PB:cl VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: GIL BASNII!, ZONING BOARD F APPEALS HAIRMAN f FROM: PAUL BEDNAR, PW SUBJECT: ZBA-81-7,89, ZBA-82-SU-89, ARTHUR J. ROGERS & COMPANY LOCATION: SOUTHWEST CORNER OF ELMHURST AND ALGONQUIN ROADS DATE: DECEMBER 13, 1989 The applicant is requesting to rezone the subject vacant property from B-3 to 1-1 and a special use for a Planned Unit Development in order to permit three office/warehouse buildings for light industrial use. BACKGR!QM: This request, in virtually the same form, was heard by the Zoning Board on February 23, 1989. After receiving the Zoning Board's recommendation for approval, the Rogers Group needed I.D.O.T. approval for an access easement on Algonquin Road. The approval from I.D.O.T. has taken many months to resolve and has resulted in a slightly revised site plan along the west property line. The Rogers Group has satisfied the Illinois Department of Transportation by providing a driveway easement onto Algonquin Road. Keolyn Plastics and the Rogers Industrial Park will have a shared drive arrangement off of Algonquin Road, Because of this long delay and the small change, the Zoning Board of Appeals must act upon the proposal before it is sent to the Village Board. Attached for your review are copies of the February 23, 1989 Zoning Board hearing minutes along with the Village staff memo regarding this case. The comments included in this memo along with the support of the proposal still pertains today. By creating a shared driveway aisle, a 10' landscape buffer has been deleted along the west property line. The Rogers Group has tried to compensate for this loss of green space by adding landscape areas to the west of their building to the east of the Keolyn Plastic building. In our opinion, this helps but more is needed. The median at the entrance should be landscaped attractively. Also, the perimeter of this park should have an increase in landscaping similar to that of Lake Center Plaza across Algonquin Road. We --za emmend that any approval be conditioned upon the Rogers Group, increasing the landscaping to meet staff's approval. PB:hg MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE 10-Z-89, 11 -SU -89 Hearing Date: February 23, 1989 PETITIONER: Arthur J. Rogers PUBLICATION DATE: February 7, 1989 SUBJECT PROPERTY: Southwest Corner of Elmhurst and Algonquin Roads REQUEST: Rezone the subject property from B-3 to 1-1 Light Industrial. A Special Use Planned Unit Development is also requested to allow 114,038 square feet of office/warehouse space in a business park setting. ZBA MEMBERS PRESENT: Gilbert Basnik, Chairman Ronald Cassidy Peter Lannon Robert Brettrager ABSENT: Marilyn O'May Lois Brothers Len Petrucelli OBJECTORS/INTERESTED: None Stephen H. Malato, Attorney for the developer, stated that the request is to rezone the subject property from B-3 to I-1 Light Industrial and to approve a Special Use/Planned Unit Development. Those associated with the firm who will be speaking in favor of this development were introduced by Mr. Malato. Mr. William Schmitz, Executive Vice President and Chief Operating Officer for Arthur J. Rogers and Company, presented a slide show to give a brief overview of the company's history. The company was established in 1946 and has been active in the full spectrum of corporate real estate services, including, commercial, industiral, and residential properties. The company has in-house design and architecture, space planning, construction, property management, general brokerage, sydication and development. Employees and properties owned and managed were discussed. The subject property was shown and surrounding zoning discussed. All were in the B-3, B-4 and 1-1 areas. The property is currently zoned B-3, -allowing for fast-food restaurants, etc. The developer feels that the last thing this area needs is another fast food ­1-ta'brltshment. The property is currently and has been vacant. The project proposed is compatible with existing Village land use plans. ZDA 10 -Z -a91 11-sU-61 PAGE TWO John Schraw, Architect, indicated that the proposed building will be compatible with neighborhood uses. The site consists of 7,447 acres and the floor area ratio will be 5%. All yard requirements will be met and the proposed height will be 18 feet. Thirty units will be provided on the site for light industrialand assembly. usage. Users will be high-tech, sorted out by Arthur J. Rogers and will comply with performance standards. Loading dock space store than complies with the Village ordinance and there are no problems with drainage. The architect feels the building will age well and remain stylish, since there is nothing trendy about it. Neil Carter representing The Brickman Group, Landscape Architect for the developer, gave'a brief history of the firm and explained the plan for the proposed site. It was noted that some of the plant material proposed and described might be hard to obtain due to last summer's drought. Shade and ornamental trees will be used throughout, right of ways will be sodded and edges of :property would be seeded and hydromulched and flowers will be used at all entrances. Martin Kennelly, Corporate Real Estate Services, addressed the marketing and traffic issue. The users will be a mix of sales', service organizations, light assembly and possibly some Eight warehousing. Eight to thirteen trucks coming and going on a daily basis were predicted. It is estimated that this project will generate between $148,000 and $171,000 in real estate taxes annually. Mr. Basnik questioned what the timetable was for breaking ground on this project. Mr. Schmitt indicated that it was proposed for this year. Paul Bednar, Planner for the Village, submitted a rendering to the Board of a previously approved office complex from 1985. It consisted of four one story office buildings encompassing approximately 91,000 square feet and parking space for 325 cars. A 10 foot front yard setback instead of 30 feet and a 10 foot rear; yard setback instead of the normal 20 feet were approved. Eight loading spaces rather than nine required were also approved. Driveway cuts were reduced from two to one along Algonquin and limited to one on Elmhurst. This project was never built. The proposal from Arthur Rogers is similar in design, look of office park type, the height, and the size. The difference is that a mix of assembly -warehouse and office is now requested. Less vehicle traffic will occur into this development, however, there will be an increase in truck traffic. The I-1 rezoning is requested to accommodate the assembly -warehouse use and a Special Use -Planned Unit Development will tie down any approval to this specific site plan. Staff has worked closely with the Rogers Group during the past seven months. The concern was for the Elmhurst Road frontage. After refining the initial ,plans, the design of the buildings and use of landscaping now bides the truck court, minimizing the impact that `.-dustrial users will have on the Elmhurst corridor ZBA 10-A-89, 11 -SU -89 PAGE THREE Mr. Bednar stated that the proposal was compatible with the surrounding land uses and is complimentary to vhat the Alter Group has proposed across the street. with inclusion of Village staff comments included in the memo of February 16, staff endorses this project. Considerable discussion ensued on the proposal meeting the standards set by the Village. Both the PUD Standards and the Special Use Standards were reviewed by the Zoning Board. It was determined that this project meets all standards. Mr. Basnik suggested that the fees for commercial level applicants be reviewed to more accurately reflect staff time involved in such cases: Dave Clements, Director of Planning and Zoning, stated that he did not believe that the fees should be set in such a way. The filing fee should cover public notices and some of the staff time incurred in preparation for Zoning Board meetings. As professionals, a service to the community is provided as the "guardians of good development." Mr. Basnik suggested that possibly a bond could be set, if the project is built, the bond is returned. Otherwise, the Village is compensated for its wasted time and effort. Mr. Bednar stated that the Arthur Rogers proposal is going before the Plan Commission next week for a Plat of Re -Subdivision approval and is also going for a Comprehensive Plan change since the area is currently slated for general commercial office use. Mr. Cassidy questioned whether the developer was in agreement with all staff comments. The comments were reviewed and Mr. Malato stated that they were in agreement with the various comments, subject to Plan Commission requirements, and would votk with various departments to comply. Mr. Cassidy, seconded by Mr. Brettrager, moved to grant the rezoning of the subject property from B-3 to I-1 Light Industrial. Upon roil call: Ayes: Lannon, Cassidy, Brettrager, Basnik Nayes: None By a vote of 4-0, the motion passed. Mr. Cassidy, seconded by Mr. Brettrager, moved to grant a Special Use Planned Unit Development to allow 114,038 square feet of office and warehouse/assembly°space in a business park setting as shown in Petitioner's Exhibit 1 and 2. I Upon call call. Ayes: Lannon, Cassidy, Rrettraiger, Basnik Nayeez None By a vote of 4-0, the notion passed. 'pillage Board action will be required on this case.. Eileen M. Reinhard Recording Secretary Village of Mount Prospect Mount Prospect, Illinois INTEROFFICE MEMORANDUM TO: GIL BASNIK, ZONING BOARD OF APPEALS CHAIRMAN FROM: PAUL BEDNAR, PLANNER SUBJECT: ZBA-10-Z-89, ZBA-11-SU-89, ARTHUR J. ROGERS LOCATION: SOUTHWEST CORNER OF ELMHURST AND ALGONQUIN ROADS DATE: FEBRUARY 16, 1989 REQUEST The Rogers Company is requesting to rezone the subject property from B-3 to I-1 Light Industrial. A Special Use/Planned Unit Development is also requested to allow 114,038 square feet of office/warehouse space in a business park setting. VILLAGE STAFF COMMENTS Comments received from the staff relate to the construction of the project and the layout of the site plan. The items are as follows: 1. Any work on Elmhurst or Algonquin Roads will require IDOT approval. It is expected that IDOT may have concerns on the location of the Algonquin Road driveway. They may require it be shifted further west as a shared driveway, with a neighboring property in order to line up with the existing median cut and the Wall Street driveway across Algonquin Road. IDOT may also require traffic signals to be installed on either Algonquin or Elmhurst which will be the responsibility of the developer. 2. The developer will be responsible for all the maintenance of the interior driveways. 3. The nearest sanitary sewers are located on the north side of Algonquin at the west end of this property, and also on the east side of Nordic Drive, approximately 400 feet west of this property. 4. An IDOT permit will be required to connect sewers to the storm sewers on Algonquin and Elmhurst Roads. Gil Basnik - Page 2 February 16, 1989 ZBA-10-Z-89, ZBA-11-SU-89 5. A grading plan must be submitted as part of the engineering documents. Detention will be required per the Development Code. Drainage from areas to the west and north must not be impeded. 6. The 12 inch watermain at the southeast corner of the property and the 16 inch watermain on the north side of Algonquin Road at the west corner of this subject property, will have to be looped around the property, according to Code. 7. The developer should make himself aware of all Development and Building Code requirements. All public improvements on both Elmhurst and Algonquin Roads, will be required, such as, street lights, sidewalks, parkway trees, etc. It is possible that a covenant be recorded that will ensure street lighting be installed when the entire roadway is completed. Alternatively, funds could be put into escrow to ensure the installation of'the lights. As the Board members may recall, this subject property was rezoned from B-1 to B-3 late in 1985. The Northwest Partners Group had proposed four 1 -story office buildings to be constructed on this site. Approximately, 91,000 square feet of office space was approved as part of a site plan; 325 parking spaces for cars were provided. Variations were also approved for a 10 foot front yard setback instead of 30 feet normally required; and a 10 foot rear yard setback instead of the normally required 20 feet. A variation also allowed 8 loading spaces rather than 9 required for the buildings. Driveway cuts were reduced from the two proposed to one along Algonquin and limited to one on Elmhurst. PLANNING- D ZONING90MMENTS This proposal is very similar in scope to the previously approved office park by Northwest Partners. The size, height and design of the buildings are almost identical. The main difference is that the previously approved plan was limited to offices whereas, the Rogers Group is proposing a mix of office and warehouse/assembly. The fact that the Rogers Group proposes a mix of office and varehouse, 'reduces the parking space requirement on the site. Whereas the previously approved office park required 325 parking spaces, this proposal by the Rogers Group will provide 207 parking spaces. Less vehicle traffic into this development will occur; less autos but more trucks. Gil Aasnik - Page 3 February'16, 1989 ZBA-10-Z-89, ZBA-II-SU-89 These uses require an 1-1 Light Industrial zoning. A Special Use - Planned Unit Development, as requested, will tie down any approval to this specific site plan. The subject property is currently vacant. It is surrounded to the south by retail, to the west by industrial, to the north by both commercial and light industrial uses, and to the east by commercial. This proposed office/light industrial development will compliment the expected future development of the Lake Center Plaza property across Algonquin Road to the north. Staff has worked closely with the Rogers Group during the past seven months on this proposal. Our concern, after reviewing the initial plans, was that the Elmhurst Road frontage should be as an office or possibly retail type use, designating the back of the property for the I-1 uses. After refining the initial plans by Rogers Group, we are more comfortable that the Elmhurst Road frontage is properly treated. It is very similar to the office park previously approved. The design of the buildings and the layout of the truck court, hidden from view by placement of buildings and use of landscaping, will minimize the impact that industrial users will have upon the Elmhurst corridor. We anticipate the building space along Elmhurst Road will be sought primarily by office users rather than the warehouse users just because of the placement, design, and rental rate of the space. We concur with all comments as presented by the various staff departments and encourage the Rogers Group to review them further. In summary, this proposal is compatible with the surrounding land uses and will be an asset to this general area. Subject to the Village staff comments, we endorse this project. PS:hg ORDINANCE NO. AN ORDINANCE NO. 4029 WHEREAS, the Alter Group did seek variations from certain requirements of Chapter 14 (Zoning) of the Village Code, which variations were the subject of Zoning Board of Appeals Case No. 8-V-89; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect did on March 7, 1989, adopt ordinance 4029, granting certain variations to property commonly known as Lake Center Plaza Subdivision; and WHEREAS, pursuant to the regulations of the Village Code of Mount Prospect, SECTION FOUR of Ordinance No. 4029 provides that permits must be issued and construction begun within one year following the passage of said Ordinance; and WHEREAS, while the Petitioner is desirous of building the industrial park being the subject of Ordinance No. 4029, permits will not have been issued within the one year required; and WHEREAS, the Petitioner is requesting that Ordinance No. 4029 be amended to provide for a one year extension to the effective date of said ordinance, which one year extension would provide for the variations to be effective through and including March 7, 1991. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That the recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: That the President and Board of Trustees of the Village of Mount Prospect do hereby amend ordinance No. 4029 by extending the effective date for the variations granted therein for a period of one year, so that said variations shall valid for a period through and including March 7, 1991. SECTION THREE: That this ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this _ day of 1990. ATTEST: Carol A. Fields Village Clerk , 9910W Gerald L. Farley Village President " 1RI AGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: JOHN F. DIXON, VILLAGE MANAGER W FROM: DAVID M. CLEMENTS, DIRECTOR OF PLANNING AND ZONING SUBJECT: ZBA-10-Z-90, ZBA-II-SU-90, ZBA-12-V-90, FIDELITY DEVELOPMENT CORPORATION LOCATION: SOUTHEAST CORNER OF RAND AND EUCLID EXCLUDING THE SHELL STATION DATE: FEBRUARY 15, 1990 The Zoning Board of Appeals transmits for Village Board consideration their recommendation on an application filed by Fidelity Development Company. The application includes the following items: 1. A rezoning of the property from an R -X, Single Family Residential District to a B-1, Shopping Center District. 2. A Special Use permit for a Planned Unit Development to permit the construction of an 88,600 square foot shopping center with a variation of the 30 foot periphery yard requirement on Euclid, to allow a 20 foot yard. The Zoning Board of Appeals considered this request at their meeting of February 8, 1990. At the meeting, Mr. John Sfire of Fidelity Development Company presented evidence and testimony in support of the request. Mr. Sfire stated that his prior request had been a rezoning to a B-3 District to allow a %,000 square foot shopping center. He indicated that he refiled the request and reduced the shopping center size because he believed he could better address the concerns of residents and the Zoning Board. Changes to the plan are as follows: 1. The reduced size to 86,600 square feet. 2. More open space and detention provided on-site. 3. A list of uses for the shopping center that depicts the only occupants to be in the shopping center (see attached). 4. Truck loading docks are screened by a brick wall. John Fulton Dixon - Page 2 February 15, 1990 Mr. Sfire also pointed to other design features of the initial proposal. 1. The building will be face brick on all four sides. 2. All garbage enclosures are inside the building. 3. The east setback abutting the single family homes in Wedgewood Terrace is 24 feet in width. This setback indicates a berm, a 6 foot board fence and landscaping to minimize any impact. 4. The landscape plan includes the saving of a number of existing trees along the perimeter yards. Mr. Sfire then presented Mr. Al Madden, Director of Planning for Rolf Campbell, and Mr. Ken Poluch, a real estate appraiser with McCann and Associates. These experts' testimony is detailed in the attached minutes. Mr. Dave Clements, Director of Planning and Zoning of the Village, summarized the request and indicated that the Village Manager had authorized the hiring of experts to examine the impact of the shopping center. Their opinions are also in the minutes, and copies of their reports are attached. Approximately 250 residents attended the meeting. Mrs. Jane Conrad served as an initial spokesperson, and made a number of points, briefly summarized below: 1. There is no proof that the existing residential zoning is not appropriate for this property. 2. There are too many shopping centers and many retail vacancies in properties nearby. 3. Traffic from the proposed shopping center would adversely impact the intersection of Rand and Euclid, and nearby residential streets. 4. The shopping center would adversely effect property values. 5. The Mount Prospect Comprehensive Plan promotes and maintains single family neighborhoods. 6. Legal precedent for this area and other areas indicates that residents have a right to rely on existing zoning, and that a commercial rezoning of this area would be injurious to the neighborhood. 7. The trend of development on Rand Road is residential. Mrs. Conrad concluded that 1746 residents had signed a petition objecting to the rezoning. Approximately 10 other residents spoke in opposition to the request. John Fulton Dixon - Page 3 February 15, 1990 The Zoning Board of Appeals discussed the request, and reviewed the rezoning standards of the Zoning Ordinance. The Zoning Board generally found that the request did not meet the standards of the Zoning Ordinance. Each standard and the findings of the Board are summarized in the minutes. The Zoning Board of Appeals voted unanimously 7-0 to deny the rezoning and special use request. Considering this recommendation, and the petition submitted by owners of 20% of the frontage directly opposite the property to be rezoned, the request "shall not pass except by a favorable vote of 2/3 of all members of the President and Board of Trustees, present and voting." (Section 14.806.C.) DMC:hg 3 Requested Uses Art gallery; art studio sales Bakery Beauty shop Bicycle shop Bookstore Camera shop Clothing store Craft store Drug store/Pharmacy Dry goods store, retail Fish market, retail Florist sales Furniture sales, new Gift/Card shop Grocery store, retail Hardware store, retail Health food store Hobby shop Home decorating Jewelry, retail Laundry, cleaning and dying, retail Leather goods Electronics store Meat market Music, instrument and record store Office equipment and supplier sales Paint and wallpaper store Photography studio Picture frame shop Professional offices Professional doctor office Real estate office Sporting goods Shipping/wrapping service Shoe and hat repair Stationery store Toy store Vacuum sales Travel agency Video store Watch and clock - sales and repair Designated food uses - no drive-thru Bank Day care center Pet store Savings and loan association y MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. 10-Z-90, 11 -SU -90, Hearing Date: February 8, 1990 12-V-90 PETITIONER: Fidelity Development Corporation SUBJECT PROPERTY: Southeast Corner of Rand and Euclid PUBLICATION DATE: January 24, 1990 REQUEST: Rezoning from R -X, Single Family Residential to B-1, Shopping Center District, in order to develop these parcels as a Special Use/Planned Unit Development for an 88,600 square foot shopping center. A variation from the Planned Unit Development standards (Section 14.2501) of a 30 foot setback along Euclid is requested to allow a 20 foot setback. ZBA MEMBERS PRESENT: Gilbert Basnik, Chairman Robert Brettrager Lois Brothers Ronald Cassidy Peter Lannon Marilyn O'May Len Petrucelli OBJECTORS/INTERESTED PARTIES: Full Audience Chairman Basnik introduced this request as being Case No. ZBA-10-Z-90, 11 -SU -90, and 12-V-90, and stated that this was a request filed by Fidelity Development Company for a rezoning from the R -X, Single Family District to a B-1 Shopping Center District with a Special Use for a Commercial Planned Unit Development. Mr. Basnik asked if the petitioner was present and would proceed. Mr. John Sfire introduced himself to the Zoning Board as President of Fidelity Development Company. He stated that he had refiled the shopping center request in order to address concerns of the neighbors, Zoning Board and the Village Board from the application that was processed last fall. Mr. Sfire indicated that his comments would primarily address those issues. He began his presentation by discussing a major point with the earlier request about the need for an additional shopping center. Mr. Sfire agreed that there is substantial shopping center construction in the area but that this indicates that this is a response to the demand ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 2 of. 11 in the region. He also pointed out that the shopping center is about 80% to 90% pre- leased with the Eagle Super Market being the anchor tenant, and that pre -leasing of a center indicates that there is a substantial market and need He also pointed out that the tenants who, with letters of commitment, were national tenants. Mr. Basnik asked if Mr. Sfire could comment on who had signed letters of commitment and Mr. Sfire responded that he could not indicate who his tenants were until a lease was signed. Mr. Sfire then: addressed the issue of traffic. He indicated that he had read a traffic impact report prepared by Barton & Aschman and that this expert would be providing an opinion for the Village. Mr. Sfire indicated that he agreed to all the conditions and findings in the Barton & Aschman report concerning, deceleration lanes and turning lanes, and limits on turning movements for the shopping center. Mr. Sfire then addressed a question concerning potential uses in the shopping center. He indicated that one of the basis for filing the new request was to limit uses in the shopping center so that nearby residents would know exactly the types of stores to expect on the property. He submitted a list of 50 uses to the Zoning Board that emphasized retail uses that were bound to be, in Mr. Sfire's opinion, uses that would not be objectionable to the neighborhood. He then addressed the issue of stormwater. Mr. Sfire indicated that the site plan had been revised to increase the detention area and that at this time, the site plan provides for approximately 150% of the Village's detention requirement. He indicated he was certain that this project would help stop dverland"stormwater flow to properties to the east and would reduce flooding in Wedgewood Terrace. He then addressed the issue of landscaping and pointed out that a tree survey had been done at the suggestion of the staff and that this is noted on the landscape plan and includes the saving of a number of substantial trees along the periphery of the property. Mr. Sfire then addressed the question of garbage and refuse from a shopping center and noted that all garbage locations are inside the building. He further pointed out that the truck loading docks are screened on the east side by a brick wall. He then discussed lighting at the shopping center and pointed out that lights at the rear of the °building would be down -lights with no spill-over onto adjoining properties. Next he discussed the design of the shopping center and Mr. Sfire indicated that the building would be of all face brickconstruction on all four sides and there would be no exposed block walls with this project. Mr. Sfire indicated that the shopping center had been reduced in size from 96,000 square feet to, 88,600 square feet, and that this reduction in area had allowed him to increase the detention and provide more open space. -5r ZBA-10-Z,90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 3 of 11 Chairman Basnik asked how many shopping centers Mr. Sfire had developed and he indicated he had done two shopping centers in the last 2 1/2 years, and has five proposed for 1990. Mr. Sfire then introduced Ken Polach, an appraiser with McCann & Associates, at 414 N. Orleans in Chicago. Mr. Sfire read a summary of qualifications for Mr. Polach and submitted a copy of his qualifications to the public hearing file. Mr. Polach indicated that he had been requested by the developer to prepare an opinion on the impact of the shopping center on surrounding property values. He indicated he had inspected the subject property, the surrounding homes, looked at trends and development in the area, existing zoning, the site plan, traffic information and market data from the area. Based on his analysis of the subject property and surrounding uses, he indicated an opinion that the 9 acre subject site is under-utilized and that a commercial development would be appropriate. He stated that he had studied similar areas to determine the impact of a shopping center on adjoining single family homes, and pointed to the Northpoint Shopping Center in Arlington Heights, Plaza Del Prado in Northbrook, and many other cases that were physically similar to this application. He indicated that the results of his findings found that appreciation rates for homes adjacent to shopping centers were similar, if not identical. He concluded that the proposed development will have no detrimental impact on adjoining homes. Mr. Basnik asked if Mr. Polach had a written report to submit to the Zoning Board. Mr. Polach responded that he did not have this information in a written report. Chairman Basnik indicated that he would need to see those written findings before he would feel comfortable accepting that testimony, inasmuch as it was not documented. Mr. Cassidy asked if all of the properties Mr. Polach mentioned were in newer areas, and if homes were built after the shopping center. Mr. Polach indicated that in the cases he had mentioned, shopping centers were built after the homes, but made reference to the North Riverside Mall, and stated that this shopping center was constructed adjacent to existing homes. Mr. Cassidy asked if single family, homes could be marketed better if they were adjoining a shopping center, and Mr. Polach responded that in most cases shopping centers are bufft on arterial streets, and that the arterial street provides more detrimental impact on adjoining homes than a shopping center. Mr. Petrucelli questioned Mr.Polach about appraising single family homes next to shopping centers and asked if this would have an impact on value. Mr. Polach indicated that many people like to be near shopping centers, and that a proximity of a shopping center would not necessarily reduce buyers of adjoining single family homes. Mr. Polach made reference to the Fidelity site plan with its emphasis on larger setbacks and landscaping, and pointed out that this is a case where there would not be any detrimental impact. Mr. Sfire then introduced Mr. Al Madden, Director of Planning for Rolf Campbell and Associates at 3500 Western Avenue in Highland Park. Mr. Madden addressed the Zoning ZBA-10-Z-90, ZBA 11 -SU -90 ZBA-12-V-90 February 8, 1990 Page 4 of 11 Board of Appeals and stated that his company serves approximately 5091o' public agencies and 50%b private developers. He indicated that his company has recently completed comprehensive plans for Hawthorn Woods, Hinsdale, Lake Zurich and other comprehensive plans in progress for; Gurnee and several other municipalities. Mr. Madden presented an stated that this is a 9 acre a feet on Euclid. He stated corner site. He described I single family homes to the c course. Heindicatedthat this from sur forms mall to the east, with t: Palatine Road serving a: is a neighborhood cente, type of shopping center nature of Randhurst or t Prospect has a good opl development that would he subject property and surrounding uses and rproximately 1,000 feet on Rand Road and 600 C the shape of the site, it is very similar to a and uses in zoning and made reference to the .th townhomes to the north adjacent to the; golf very defined boundaries. This site is set apart td and Euclid and that the east line of the u'y within the overall triangle. He stated that ung unit and that it ,is a unified shape with area. He noted that the nearby. Randhurst Mall is a regional two shopping center in Arlington Heights at Rand Road and ib -regional malls. He indicated that the proposed development ith an emphasis on groceries and consumer goods, and that this rves a different type of market than a'shopping center in the developments in Arlington Heights. He pointed out that Mount tunity to deal with this 9 acre assembled site and do a unified we no adverse impact on surrounding ,properties. Mr. Madden also indicated that he had analyzed other uses for this property and found that he did not believe single family homes would be the best use. He stated that properties along Rand and Euclid are beginning to deteriorate, and that over, longer periods of time, this condition would get worse. He also considered a multi -family project for this area and stated that many developers da multi -family projects on such sites of approximately 10 to 12 units per acre. However, he indicated that withthissmall size, certain amenities, expected with townhome developments could not be provided.' Mr. Madden; sated that this type sof shopping center could provide a good development for a community in terms of a coordinated development on a difficult parcel and that the community might benefit from the increased sales dollars. Mr. Basnik asked about sales tax revenue and indicated that he remembered a comment of about $300,000 in revenues coming to the Village. He asked if this was new sales tax revenue or if it was merely dividing up existing tax. dollars. Mr. Basnik asked if the existing Jewels and Do ` "cks in Mount Ptospect would be hurt or if this development would generate only new revenue dollars for the community. Mr. ;Basnik also asked Mr. Madden's opinion if the existing single family homes were deteriorated to the point where they needed to be torn down. Mr. Madden indicated that this project has a good location on Rand and Euclid and that pass -by traffic would visit the center and help generate sales tax ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 5 of 11 dollars. Mr. Madden also stated that this shopping center could provide competition for others in the area and that this could be good in giving the community increased shopping opportunities. Concerning the condition of the single family homes, Mr. Madden stated that, while several of the homes are in good 'condition, this 9 acre parcel serves as a transitional area and he recommended that the Village not wait until further deterioration became a problem. Mr. Petrucelli questioned the need for amenities in small in -fill townhome projects and pointed to several recent townhome developments in Mount Prospect, and how that these did not have amenities. Mr. Petruce ii also mentioned single family developments in Des Plaines along Rand Road and how Rand Road has not seemed to have provided an adverse impact on these homes. Mr. Lannon asked if the 5 acre parcel in the middle of the site could be done with in -fill housing and the existing single family homes on Euclid not be demolished. Mr. Madden stated that he did not believe an in -fill development as described by Mr. Lannon would be successful. Mr. Basnik then asked Mr. Clements to present a summary of the staff report. Mr. Clements introduced himself as Director of Planning for the Village of Mount Prospect, and stated that this request had been filed- for a rezoning from an R -X District to a B-1 Shopping Center District with a Special Use for a Planned Unit Development to allow an 88,600 square foot shopping center. Mr. Clements noted that an earlier request considered by the Zoning Board was for a rezoning to a B-3 District and a 96,000 square foot shopping center. Mr. Clements stated that the, application had been refiled by Fidelity Development in hopes of addressing concerns of adjoining property owners and the Zoning Board, and hoping to get a more favorable recommendation.- Mr. Clements stated that Mr. Bednar will provide some summary details on specifics of the site plan. The Village had hired a real estate appraiser to present an opinion on any impact on real estate values of single family homes, and a traffic engineer to prepare a report on traffic impacts of a shopping center. Mr. Clements stated that these experts were brought on with concurrence by the Village Manager in order to provide the Zoning Board of Appeals with as much information as possible on the advantages and disadvantages of the request. Mr. Paul Beer, Planner for the Village, then presented a brief summary of the site plan and indicated that the proposed shopping center met all appropriate standards of the B-1 District. He indicated that the petitioner was requesting a variation of the 30 foot front yard requirement on Euclid to permit a 20 foot yard. Mr. Bednar also pointed out that the Rand Road setback was conforming and that the landscaping setback to the east adjoining Wedgewood Terrace was in excess of the minimum of the Ordinance. Mr. Bednar stated that the site plan provided more parking than required by Ordinance and that 42 spaces could be deleted from the shopping center and potentially provide additional open space, and still meet the parking requirements of the B-1 District. ZBA-10-Z-90, ZBA-11-SU-90 ZBA-I2-V-90 February 8, 1990 Page b of 11 Mr. Ed Czaja then introduced himself to the Zoning Board as a real estate appraiser with Neil King and Associates. Mr. Czaja stated -that he had been hired by ,the Village, to provide an opinion on the impact of the shopping center on adjoining properties. He stated that he had reviewed and examined a number of similar shopping centersin the northern and northwest suburbs and foundthat shopping centers adjoining single family homes have not produced a negative impact on property values. Mr. Czaja pointed to the Northpoint Shopping Center in Arlington Heights with homes across the street from the Cub Foods Grocery Store, and stated that these homes are appreciating at a value consistent with other homes in the nearby area. Mr. Czaja noted that, in his opinion, any adverse impact in the vicinity of the Fidelity Development request has already been caused by Rand Road and Euclid and the heavy traffic that these arterial streets carry. Mr. Czaja stated that if there was any buyer resistance to homes in these single family neighborhoods, it would be due to these heavy traffic arterial streets. Mr. Czaja noted that, in his opinion, the best use of this property is for a well-designed and controlled shopping center that could serve area residents and provide a service to the community. Mr. Basnik pointed out that, in the examples cites by Mr. Czaja, the shopping center was developed first, and that new single family homes were constructed after the shopping center. He indicated that this was not comparable to this request and that he believed he would only be interested in considering a circumstance where anew shopping center is constructed in an existing single family neighborhood. Mr. Basnik examined each case submitted by Mr. Czaja and noted that homes that were constructed after the shopping center. Mr. Basnik made reference to the example of the new single family home across from Randhurst Shopping Center, and stated that this helps demonstrate how there is a market for single family +homes across from shopping centers. Mr. Cassidy summarized his observation of the cases presented by the appraiser and concurred that he did not believe these were comparable to the Fidelity request. Mr. Basnik stated that he believed there was a reason why the appraiser could not find a real similar example and that is that most communities do not allow shopping centers to be built adjoining existing single family homes. Mr. Steve Corcoran then introduced himself to the Zoning Board as a Traffic Engineer from the firm of Barton & Aschman in Evanston. Mr. Corcoran stated that he had studied existing traffic patterns along Rand Road and Euclid and conducted traffic counts at peak weekday and weekend periods. He =indicated that he had reviewed the proposed shopping center plan and prepared traffic generation figures for the development. Mr. Corcoran indicated that, in his opinion, most of the traffic to the shopping center would be drawn from Euclid Avenue. Concerning the traffic impact on adjoining neighborhoods, Mr. Corcoran statedthat, without restrictions on the shopping center driveways, approximately 15% of new traffic generated by the center would proceed down Prospect Manor Drive. He stated that this figure is reduced to 5% with controls on the shopping center driveway to discourage through traffic and to prohibit certain turning movements. Concerning the I ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 7 of 11 number of vehicles on Prospect Manor Drive, he stated that at peak hours the number of cars on Prospect Manor Drive generated by the shopping center would be approximately 15 to 25, and that in his opinion, these would be mostly residents of Prospect Manor Subdivision, not cut -through traffic driving through the neighborhood to Kensington. Chairman Basnik then asked for comments from: members of the audience and Jane Conrad introduced herself as a representative of the homeowners from Wedgewood Terrace, Prospect Manor and Wimbolten Drive. Mrs. Conrad indicated that these groups of residents have the same concerns about the 88,600 square foot shopping center that they did with the prior request. She stated that residents were concerned about traffic impact from the proposed development and that 5% of the new traffic on Prospect Manor Drive was still too much traffic and this could lead to increased maintenance and costs for the Village in terms of street improvements. She also noted that she had a video tape of flooding in Wedgewood Terrace that was submitted as evidence in the first public hearing and that this was available, if the Zoning Board were interested. Mrs. Conrad noted that lighting from the shopping center would shine into adjoining single family homes and that the proposed grocery store would generate noisy truck traffic and odors that would be detrimental to adjoining homes. She also made reference to the tree survey on the landscape plan and noted that this was not sufficient in documenting trees to be saved or trees that could substantially minimize the impact of the shopping center. Mrs. Conrad stated that she also has a concern for vacancies in retail centers and made reference to many other shopping centers nearby with vacancies. Mrs. Conrad further stated that all of the testimony by the experts concerned lessening the impact of the shopping center on single family homes and noted that, in her opinion, there should be no negative impact to start with, from any development in this area. Therefore, there should be no need to lessen any adverse effect. Mrs. Conrad stated that residents in this area do not want to live by a shopping center and she believes that realestate professionals should talk about Mount Prospect and not other communities. Mrs. Conrad made reference to several legal cases that stated precedents for single family homes concerning commercial rezoning requests. She indicated that single ',family homeowners have a right to rely on zoning in place and their rights should be protected by a municipality. She further stated that the trend of development on Rand Road is to residential and not to commercial and used the example of single family homes in Des Plaines and multi -family projects by Lexington and Blue Jay Builders. Mrs. Conrad noted that, in her opinion, tearing down 8 good homes to accommodate the shopping center development made no sense. She further indicated the strength of the residential market along Rand and Euclid. She stated that the request is unjustifiable and that there is no clear and convincing evidence to justify the application being approved. ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 8 of 11 acerning sales tax dollars, Mrs. Conrad noted that revenues would not be increased b reference to a petition with 1746 names in opposition to the request and substantial number of letters submitted to the Village Hall stating residents were unhappy with the application, and newspaper articles in opposition to the development. With a number of mounted exhibits, Mrs. Conrad pointed to the fact that there is no geed for additional shopping in this area and located existing shopping centers on maps of Mount Prospect and adjoining communities. She stated that this development would only dilute existing businesses to the detriment of the entire community: Mrs. Conrad made reference to the Mount Prospect Comprehensive Plan and stated that one of its goals was to maintain and protect single family neighborhoods. Mrs. Conrad noted that the Zoning Board had recommended denial of this request last fall, and that this is still the same development. She noted that resubmitting the shopping center and down- sizing it such a minor amount should not change any grinds. Lastly, Mrs. Conrad stated the Village had experience with a rezoning case along Rand Road and noted an application filed for a 4 lot rezoning on Rand Road at Meadow. She this matter and- that this indicated that a commercial rezoning along Rand Road was incompatible with adjoining single family homes. She noted that this is an important case and that this was a precedent for the entire Village when considering commercial redevelopment. Mr. Dick Hendricks,, 1537 E. Emmerson Lane, stated that he objected to the request and questioned the Village hiring experts to provide an opinion. Mr. Brettrager commented mdtduals are not luredto promote, a specific point of view. He noted that it is the job of the Zoning Board to evaluate the request and make a' decision on all information at hand. Beverly Korns,1427'' Larkdae, objected to the request because of traffic concerns and the fact that there are many children in this neighborhood. Mr. John Czerechow cz, 1105 Wedgewood, indicated that he has a concern for the rezoning based on increased' traffic. Robert Marchetti, 3' W. Euclid, indicated an objection and a concern about land' values. Mr.` Edward James, 603 West Rand, stated that he would prefer to see a redevelopment of townhomes or condominiums and had a concern with traffic from the site. 9 ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 9 of 11 Mr. Jerry Miller, 612 Oriole Lane, had questions about turning lanes for the shopping center. Clarence Bobiehicze, indicated a concern for flooding and drainage. Mr. George Watanabe, 607 Prospect Manor Drive, objected to the request based on traffic concerns and had questions about improvements to turning lanes for the development. Mr. Basnik then asked Mr. Sfire if he would like to rebut comments from the audience and Mr. Sfire indicated that he had refiled the request because he believed his project was a good development that would be beneficial for the entire community and that he would ask the Zoning Board of Appeals to consider sworn testimony from the experts as their opinion, and that it is not necessary for expert's opinions to be substantiated by documented proof for a Zoning Board hearing. Chairman Basnik then stated he would bring the matter back to the Zoning Board of Appeals for their discussion. Mr. Cassidy noted that he did not have any further questions and that most issues were discussed earlier through the public hearing and he believed it would be appropriate to read the standards for a rezoning and have the Zoning Board focus their discussion on those standards. Chairman Basnik then began a discussion of the standards from Section 14.805 of the Mount Prospect Zoning Ordinance. A. Ile existing uses and zoning of nearby properties. The Zoning Board found that the existing uses in zoning of this subject property and nearby properties are all single family in nature and that commercial would not be consistent with this existing zoning. B. The extent to which property values are diminished by the existing zoning. Members of the Zoning Board discussed this standard and it was determined that there was no evidence that the existing zoning had diminished the property values. C. The extent to which the existingzoning promotes the general health, safety, and welfare of the citizens of the Village. The Zoning Board noted that concerning this standard, residents seemed to support the existing zoning, therefore, agreeing that single family helps promote their health, safety and welfare in this location. D. The relative gain to the public as compared to the hardship imposed upon the petitioner. Members of the Zoning Board discussed this standard and noted that the rezoning would not promote a relative gain to the public, and indicated that single family zoning classification seemed to better serve the residents and meet their goals. ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 10 of 11 E. The suitability of the particular property for the purposes for which it is presently zoned. Concerning this standard, members of the Zoning Board found that there were other single family and condominium developments nearby and that the existing zoning would be suitable for residential development. F. The length of time that the property has been vacant as presently zoned, considered in the context of the land development in the area in which the property is located. Zoning Board members noted that a number of homes exist on the subject site and this indicates the viability of single family homes on Rand Road and Euclid. Also, there is new development in the area. G. The compatibility of existing zoning with the Comprehensive Plan in the Village. Members of the Zoning Board found that the proposed commercial zoning is not consistent with the Comprehensive Plan. H. The evidence or lack of evidence of community need for the use proposed by the petitioner. Zoning Board members discussed this standard and found that residents were strongly opposed to this rezoning request and that it would not serve the community need in this location. Zoning Board members generally commented on the request as follows: Mr. Lannon noted that any positive revenue from the shopping center would benefit the entire Village and that to some extent, the proposed shopping center could control storm water management in this neighborhood. He also noted that many of the properties were not deteriorated and it was not necessary to remove existing homes that were in good condition. Mr. Brettrager noted that this area consists of two neighborhoods, an interior neighborhood and a perimeter neighborhood. In his opinion, the perimeter area is not good for single family development. . I Mr. Lannon noted that the intersection of Rand and Euclid in the traffic report is rated as a D in tion and that, this is marginal in terms of improvements. He noted that traffic in the area: is increasing and this intersection Will always be heavily travelled. He stated that neighborhood streets were unimproved and any traffic impact from the shopping center would be heavy and have an impact on streets in single family neighborhoods. Mr. <<Brettrager indicated that he did not believe that traffic from the shopping center was significant. ZBA-10-Z-90, ZBA-11-SU-90 ZBA-12-V-90 February 8, 1990 Page 11 of 11 Mr. Petrucelli stated that the appraisers did not address the negative impacts of this application. Mr. Lannon and Mr. Petrucelli noted that the example cited by appraiser in this case are not similar to the Fidelity request. Mr. Lannon stated that the shopping center is a good design, but that in his opinion, it is in the wrong location. There being no further discussion, Chairman Basnik asked for a motion. Mr. Cassidy moved to approve the request by Fidelity Development for a rezoning from an R -X Residential District to a B-1 Shopping Center District. The motion was seconded by Mrs. Brothers. Upon Roll Call: AYES: None NAYS: Brettrager, Brothers, Cassidy, Lannon, O'May, Petrucelli and Basnik Motion denied by a vote of 0-7. Mr. Basnik then asked for a motion on the request for a special use for a Planned Unit Development classification and the variation of the 30 foot required yard on Euclid to 20 feet. Mrs. Brothers moved that the motion be approved. It was seconded by Mr. Lannon. Upon Roll Call: AYES: None NAYS: Lannon, Petrucelli, Brothers, Cassidy, Brettrager, UMay, Basnik Motion denied by a vote of 0-7. These recommendations will be forwarded to the Village Board for their consideration. The meeting was adjourned at 12:05 9-m. Respectively submitted, . D" (4. uhowt- DavidM. Clements, Director of Planning and Zoning 1 VILLAGE OF MOUNT PROSPECT PLANNING AND ZONING DEPARTMENT Mount Prospect, Illinois TO: MOUNT PROSPECT ZONING BOARD OF APPEALS GIL BASNIK, CHAIRMAN W41 FROM: DAVID M. CLEMENTS, DIRECTOR OF PLANNING AND ZONING SUBJECT: ZBA-10-Z-90, ZBA-11-SU-90, ZBA-12-V-90, FIDELITY DEVELOPMENT CORPORATION LOCATION: SOUTHEAST CORNER OF RAND AND EUCLID EXCLUDING THE SHELL STATION DATE: FEBRUARY 1, 1990 F -M Fidelity Development Corporation is requesting a rezoning of this property from an R -X Single Family Residential District to B-1 Shopping Center District, with a Special Use Permit for a Commercial Planned Unit Development. The application includes a variation of the 30 foot required front yard on Euclid, to allow a 20 foot setback. The shopping center is proposed to be 88,600 square feet. The applicant was before the Zoning Board of Appeals on September 28 and November 9, 1989 with an earlier request. This application was a rezoning to a B-3 District and a Planned Unit Development classification. The shopping center was to be 96,000 square feet. This request was denied by the Zoning Board of Appeals. With this recommendation from the Zoning Board, five votes were required for Village Board approval. The application received a 3-3 vote from the Village Board. Authorization to File New Request After Fidelity Development expressed an interest in resubmitting their proposal, staff looked closely at the administrative section of the Zoning Ordinance. There is no section that would prohibit a -zoning case from being refiled after a denial. This was confirmed by Village Attorney Everette Hill. With the new application, the petitioner is hoping that the more restrictive B-1 Zoning District, and a limitation on uses, and reducing the shopping center size from 96,000 to 88,600 square feet, will help the application on approval. However, it should be noted that the proposal is essentially the same as the earlier request. Minor site plan changes are summarized later in the report. Gil Basnik - Page 2 February 1, 1990 ns n All Village Departments have reviewed the request, and have the following comments: 1. Single family homes to the east of this property are at a lower elevation. Detention will be required on the shopping center site at the rear of the building. There is no Village storm sewer in the area. Permits will be required for any storm sewer connection to either the State or Cook County systems. 2. Water is available to serve this site at three different locations. Sanitary sewers are also adjacent to the site. The Engineering Division should be contacted concerning locations. 3. All Development Code and Building Code requirements must be met. These include, but are not limited to street lights, sidewalks and approximately 28 parkway trees. 4. Engineering plans and building plans will be required prior to any construction. 5. The service aisle at the rear of the building is sufficient for emergency vehicle use. 6. The Police Department notes that exiting traffic southeast bound on Rand Road might experience delays at peak traffic times. On the current plan, the main shopping center driveway prohibits left -turns. The Police Department notes that the Euclid Avenue driveway better allows east -bound traffic. Planning and Zoning Comment Many of the following comments are from the original September 20 staff memo, and a memo to the Plan Commission, and revised for the current request. The petitioner has assembled a number of parcels along Rand Road and Euclid for this proposal. All of these properties are zoned single family. All individual parcels are under contract to purchase. Seven single family homes are slated for demolition for the purposes of this redevelopment. Fidelity Development proposes to rezone this single family residential property to B-1 Shopping Center District in order to construct a 88,600 square foot shopping center including a grocery store, and other retail shops. The 9.0 acre site is located just south of the Euclid/Rand intersection. A Shell Gas Station is located to the west. Single family homes surround this parcel on the east and south. A multi-family/golf course Planned Unit Development is located on the opposite side of Euclid. All such property is zoned residential. The General Land Use Map of the Comprehensive Plan designates the subject property for single family development. Findings for this area along Rand Road indicate that residential is the preferred land -use, and that "several re -use possibilities for this area have been considered. It is recommended that it be maintained in a single family use for the near future. In general, existing homes are in good condition and are adequately screened and Gil Basnik - Page 3 February 1, 1990 buffered from arterial traffic. In addition, the rear of these properties also abut other single family lots and are not separated by alleys. Isolated conversion or redevelopment of one or two of these lots for office or commercial use would have a major impact on other homes along this strip, and should not be permitted. Numerous other parcels along Rand Road and in other parts of the Village are both more appropriate and more readily available for office and commercial use." A staff analysis of this statement is that the plan envisions other parcels along Rand Road as being better suited for commercial development at this time. However, the developer has assembled as large a parcel of property as possible. This would allow a more coordinated redevelopment, minimizing adverse impact on adjoining properties and setting a standard of property assembly for future development in the area. In this way, staff believes the developer has adequately addressed the concerns of this section of the plan. For additional information, please see the attached 1987 memo from Planning Consultant, Pete Pointner, of Planning Resources. Further, staff points out that additional commercial redevelopment along Rand and Euclid would be difficult due to the limited 200 foot lot depth. Any such redevelopment would require variations of setback requirements. Concerning the rezoning, the major concern with this proposal is the rezoning request, and if a commercial use is the best use of the property at this time. The petitioner should address the rezoning standards, and prove why the existing residential zoning is obsolete, and bow a commercial zoning will have no adverse impact on adjoining properties. Also, a PUD shall be compatible with existing land uses, and designed and operated so that the public health, safety and welfare are benefitted. A PUD must be responsive to a demonstrated need within the community. As at the prior hearing, the petitioner will provide expert witnesses to help indicate how these standards are met. Expert Tntimpn Village of N0111 EMsmt At the November 9 meeting, there were many questions for the petitioners real estate expert and traffic engineer. Because of the sensitivity of the current request, the staff does not believe that the Zoning Board of Appeals should only rely on the testimony of the petitioner's witnesses. In order to provide the Zoning Board of Appeals with as much information as possible to measure the advantages and disadvantages of the proposed shopping center, the Village Manager authorized experts to provide an opinion on the development These experts will testify on the Village's behalf at the February 8 meeting, as follows: 1. Rcal Estate Appraiser - N il KiM I The Village has used the services of Mr. King in a number of appraisal matters, primarily in the Central Business District. Mr. King's associate, Ed Czaja, was given a copy of the Orchard Green site plan, and asked to prepare an opinion on the shopping center's impact on the value of adjoining single family homes. Gil Basnik - Page 4 February 1, 1990 2. Iraffic Emrt - Barton Awhman Barton Aschman was given a copy of the plan, and asked to present an opinion about traffic generation, with an emphasis on how much traffic the shopping center might generate in the Prospect Manor Subdivision. As of this date, reports from these experts are not complete. They will be submitted February 5, and distributed to the Zoning Board of Appeals as soon as possible. Site Plan Review The proposed site plan generally complies with all bulk requirements of the B-1 Shopping Center District and PUD standards, as follows: 1. Required Yards: A PUD requires a periphery setback equal to the adjacent zoning district. These standards would be a 30 foot front yard on Rand and Euclid, and a 25 foot setback to the east. The Orchard Green plan meets these requirements, with the exception of a proposed 20 foot setback on Euclid Avenue. The applicant notes that the rear building setback is 76 feet, and this extreme setback helps justify the variation on Euclid Avenue. 2. Parking Setbacks: Required parking setbacks are 30 feet for Rand and Euclid. The 20 foot variation for Euclid includes this parking setback- The rear parking setback is 20 feet. The proposed setback is 24 feet. 3. Density - Building Coverage: 27.5% building coverage is permitted in a B-1 District with a PUD. The site plan provides 22.5%. 4. Parking: The shopping center would require 398 spaces. A PUD classification requires an additional 10%, or 438 spaces. There are 440 parking spaces proposed. Staff recommends that 398 spaces be designated, believing the 10% PUD requirement is not necessary for this proposal. The deletion of 42 spaces from the plan will increase the green space, especially at the perimeters. Also, there is a set- aside for future parking behind the building. This could easily be deleted to increase the rear setback an additional 18 feet. 5. I)raffic Plan: The main shopping center drive on Rand Road only allows right - turns. This limitation will prohibit left -turns across busy Rand Road, and discourage crossing traffic to Prospect Manor Drive. 6. Lot Size: A PUD shall be a minimum lot size of 60,000 or 1.4 acres. The Orchard Green site is 9 acres. Building/Landscape Design The building is to be finished in face brick on all sides. This treatment on the rear of the building is intended to lessen the impact on the adjoining single family homes. Also, truck /t Gil Basnik - Page 5 February 1, 1990 docks are screened by a brick wall, and all dumpsters are located inside the building. Related to this, the landscape plan includes a 6 foot fence or a berm to help screen the building. A number of existing trees are to remain along this east property line, with other plantings added. The landscape plan notes a number of trees to remain along the periphery of the site. SummaIX As with the November hearing, the main question is the change of land -use from residential to commercial. Staff has pointed to successful multi -family developments along Rand Road, such as Old Orchard Country Club Village. Also, the Zoning Board of Appeals reviewed and approved a townhome request at 400 East Rand Road on February 1. The petitioner must demonstrate why the property is not suited for residential development, and prove that the shopping center will have no adverse impact on adjoining property values. Lastly, staff notes that the shopping center design and landscape plan are well prepared, and take into consideration the sensitive location of the project. DMC:hg .014A December 14, 1987 Mr. Steve Park Village of Mount`Prospect 100 S. Emerson Mount Prospect, IL 60056 RE: Redevelopment Potential Rand Road/Euclid/Route 83 Triangle Dear Steve: P8737-00 The following is a letter report on the above -referenced project. As per your direction, I am focusing on what I perceive to be the issues and the development opportunities for the above -referenced area. Basic Issues 1. The quality of the residential environment is compromised by the following factors: o Approximately 76 homes are surrounded by major arterial traffic which creates noise, air pollution, access, and privacy intrusion impacts; and o Residential driveways entering onto the major arterials produce a negative impact on traffic operations and safety. 2. Within the area there are two small parks, but the surrounding arterials represent significant barriers to pedestrian linkages to other public services and facilities. 3. The heavy commercial uses on the west side of Rand Road and the east side of Elmhurst Road reduce the desirability of single family residential use for the properties facing these non-residential developments. 1. A site has been proposed along Rand Road for auto sales. In a relatively mature and developed community such as Mount Prospect, this type of development represents a significant potential source of new revenue, Auto Ace magazine's 1986 sales tabulation indicates that the average dealership's new -car revenue was $33.9 million, used -car revenue was $7.1 Plonning Resources Inc. Telephone: (312) 668-3788 615 West Front Street Wheaton, Illinois 601187 Mr. Steve Park Page 2 P8737-00 12/14/87 million and parts and service business produced an average of $5 million. The Village receives 1 percent of all sales tax and therefore, benefits substantially from auto sales establishments. 2. Regardless of the scale of any future redevelopment plan, the Village should develop and consider detailed information on the following: o What is the realistic market for proposed uses; o What is the economic return, both to the Village and private investor, for the capital investment required; o What is an appropriate phasing which will minimize impacts to existing property owners and land use patterns, as well as be responsive to absorption rates and market potentials; o If land is to be rezoned, are there any permitted, conditional or special uses which should be specifically excluded due to the nature of the existing land uses; o What will be the impact on traffic operations and safety; o Are the requirements for public and private sector participation politically and institutionally feasible? 3. The comprehensive redevelopment of the overall triangle for non-residential uses does not appear to be a practical approach due to the following: o Based upon my experience with proposals in Oak Brook Terrace, Oak Brook, and Lombard, the number, size and distribution of privately -owned single family properties, makes a private leveraged buy-out unlikely. This is due to the relatively high cost of such a-cquiettion and the relatively -small market pressure within the triangle compared to the I-88 corridor; o Based upon my experience with the previously referenced projects and with Wheaton Park Manor in Wheaton, Illinois, the magnitude of public effort for the Village to acquire all of the properties through purchase and condemnation does not appear to be Mr. Steve Park Page 3 P8737-00 12/14/87 warranted by the redevelopment potential and would encounter severe political and institutional resistance; 3. Given the previously -noted factors, assemblage and redevelopment would be an exceedingly time-consuming and costly operation and a unified development plan would likely involve reconfiguration of public rights-of-way and utilities as well as major efforts to reconfigure access off of the surrounding arterials. 1. If the entire triangle is not to be redeveloped, it is important to maintain as many of the existing single family properties as possible so that there is a "critical mass" of dwelling units and the predominantly residential character of land use is maintained; 2. Allowing non-residential infill on the existing vacant single family lots would create a deteriorating and blighting influence on all of the adjacent developed single family properties due to the noise, traffic, visual intrusion, and the break in the residential fabric of the street frontage; 3. Single family homes are the most appropriate residential dwelling type for these individual vacant lots because there is a greater opportunity to maximize the setback of the residential unit from the major arterials. It also avoids the possibility of incompatible changes of scale and intensity of residential use which might occur with apartments or townhouses; 4. The street frontage within the triangle which has the least continuity of existing single family uses, the most vacant properties, (coupled with major commercial development on the opposite side of the right-of-way) is the frontage adjacent to Rand Road; S. Based upon the pattern of developed and undeveloped properties, assemblage and redevelopment in a unified package represents some of the same economic and institutional constraints as noted above in considerations relative to redevelopment of the entire triangle; I't Mr. Steve Park Page 4 P8737-00 12/14/87 6. Piecemeal redevelopment of the vacant properties along Rand Road for commercial use would create the negative impacts on existing residential properties noted above; 7. The largest vacant parcel at the north end of the Rand Road frontage could be redeveloped as a planned unit development for non-residential purposes without substantial negative impact to residential properties due to the following: o The scale of the parcel, considered as a planned unit development, contains adequate room to incorporate effective buffers and barriers along the perimeter; o Unified development would provide for effective access control (possibly opposite the link to Bobolink Road on the west side of Rand -- thereby improving access to Rand Road for residents south and west of the triangle); o There is existing commercial use of the property north of this area; and o Well planned commercial development along Rand Road (one lot deep) could be used to create a buffer between the traffic of Rand Road and the single family homes within the interior of the triangle. 8. If economic evaluations demonstrate a substantial market which would produce significant revenues to the Village from redevelopment of all of the Rand Road frontage, the Village could consider taking a proactive role to guide implementation in three phases:, the large vacant parcel on the north end; the remaining properties running from that large vacant parcel south to Wedgewood Lane; and from Wedgewood Lane south to the commercial development at the intersection of Rand Road and Elmhurst Road. o The existing West Wedgewood Park should remain and be buffered from the commercial development and possibly doubled in size so that it would have squared off #Tantage along Rand Road, and o Tax increment financing and other techniques should be evaluated to finance such development. o Any non-residential development within the triangle should proceed on the basis of a special use planned unit development of not less than five acres subject to Mr. Steve Park Page 5 P8737-00 12/14/98 specific design guidelines prepared to protect the integrity and quality of the remaining residential parcels. Such guidelines should include recommend- ations for access control, perimeter buffers, setbacks, parking lot and parkway landscaping, and lighting (color, intensity and shielding). In conclusion, my observations and professional judgement wit and investigations. Soweve triangle for non -reside a land use standpoint institutional standpoi Rand Road frontage for planned and buffered, i existing land use patte are based upon personal experience bout the benefit of detailed data r, redevelopment of the entire to be undesirable from from an economic and redevelopment of the use if properly phased, nsideration, based upon or revenue generation. ntial uses appears and impractical nt. Comprehensive non-residential us s worth further co rns and potential f If you have any questions or would like additional information, please let me know. gJPMntner to� II AIA, AICP Presi ent NJP/ner 0 md N February 5, 1990 Mr. David Clements, Director Planning Department Village of Mount Prospect 100 South Emerson Street Mount Prospect, Illinois, 60056 Re: Proposed 9.02 acre Orchard Green Plaza Southeast corner of Rand Road and Euclid Avenue, Mount Prospect, Illinois Dear Mr. Clements: At your recent request I have examined the proposed Plot Plan, inspected the immediate and general neighborhood, sought illustrative shopping center - residential configurations4 re- searched my files and queried residential Realtors. Based on this work and my background and experience and the existing impact of the neighborhood's principal land use, Rand Road, it is my opinion that the proposed retail development will not have an adverse effect on neighboring and nearby properties. Five north suburban illustrative shopping centers adjacent and/or across the street from single family residences are dis- cussed in the following paragraphs. Photographs, location maps and neighborhood use maps are attached. The first set of exhibits is of the subject property and its immediate neighbors on Prospect Manor Avenue which will be across from the main Rand Road entrance to the plaza. PLAZA DEL PRADO SHOPPING CENTER Both the Westfield and the Quail Lane Subdivision sout an east adjoining respectively were constructed after and during construction of this much larger shopping center. In each case these speculative relatively ex- pensiv* bows sold out successfully. The few resales have taken place a* similar price increases to houses in the Village of Glen- view go -morally and was thus unaffected by I the contiguity with the shopping center. Incidentally there is no landscaping or berm between the backyards of these residences and the center, but merely a wood stockade fence. 5120 Oikton Street, Box 598, Skokie, Illinois 60077 3121673-1234 or 5834040 page 2 NORTLUM CORNER OF GREENWOOD AND GLENVIEW ROAD IN NORTHWEST GLENV New single family hoiies in the $210,000 - :5275t racket are being built and rapidly sold across the street from a small retail center and north and adjacent to a branch bank with drive-in. RANDHURST CENTER An unusually large contemporary style re- sidence has recently been completed on the west side of Elmhurst Road at 1108 across from one of the principal entries to Rand- hurst. This indicates that at least in the mind of this owner that there was no adverse impact caused by the shopping center across the street. There are a number of attractive well main- tained mostly brick single familyresidenceson Elmhurst Road nearby. NORTHPOII�N�T gCENyTjE;=R 1111ftLIT CENTER AND K -MART The single family sidencdt on the west side of Pi 4 Tree Drive, separated from the much larger Northpoint Center only by a wood stockade fence, are as much in demand and appreciate at the same rate as the Ivy Hill homes on, say, Eastwood and Burke Drives directly east. Similarly the homes on Charles Street, Dorothy Avenue and those back up on Rand Road are unaffected by the com- plex of these three very busy shopping centers. Directly north of the 1,000,000 square foot Old Orchard Regional Shopping Center, on the north side of old Orchard Road (which leads directly into an Edens Highway interchange) a number of expensive two flats with two car built-in garages were built for investment purposes long after the shopping center. These buildings, despite the traffic (Old Orchard Road does have a land- scaped parkway at this point) and huge size of the center have continued in high demand and are now valued in $275,000 area with scarcely ever a vacant apartment. Perhaps more dramatically, across Lawler Avenue from the southwestern part of the old Orchard Shopping Center, then some of the most expensive homes in the vil- lage were constructed directly across 'the street from the landscaped bermed Montgomery Ward Automotive Center and these houses, too, have appreciated in value similarly to those generally in the vil- lage. Our office was able to analyze every sale and resale of houses three cul-de-sacs backing up,to the five story Chalet office lZilding on Skokie Highway east and across the street from the Ed*nt Plaza Shopping Center and found the rates of increase to closely parallel those in Wilmette generally during the 1965 - 1985 study - despite the fact that these properties were only se- parated from the blacktop parking lot of the mid -level -office building by a stockade fence with neither berm nor landscaping. page 3 A similar study was made of Walden Road homes in Winnetka, which back up to $550,000, separated only by a stockade fence from a massive 3h story apartment building that fronts Green Bay Road with similar results. Another type of use sometimes considered detrimental to single family home values is a college dormitory. A study of our office of all seven Garrison Street homes in northeast Evan- ston separated only by a 161 alley from the 3h story National Coll6ge of Education dormitory at Sheridan Road and Isabella found that six of the resales had been at faster rates of increase than those in Evanston generally during the same time periods. In southwest Wilmette a row of six $400,000 homes were start- ed on a speculative basis at the same time that a massive 4 story congregate housing facility was under construction west and ad- jacent to the rear lot lines of the houses. All six of the houses sold as the housing facility was topped out - and at prices high- er than those in the nearby west Wilmette area illustrating again that another often feared neighbor does not necessarily have an adverse impact on value. A study conducted by our office in the immediate vicinity of the huge 3 to 5 story Elmhurst Hospital where all of the sales and resales and average sale prices of all sales were compared showed that those houses in the hospital neighborhood increased at almost twice the rate of Elmhurst houses generally and at about a 108 increase over those in a control neighborhood despite the bulk and type of traffic developed by this and most hospitals. The attractive townhouses in Downers Grove's Mistwood Sub;-�' division on the west side of Highland Avenue about a block north of the 1-88 Interstate Highway had their prices increased while the 3200 glass faced Highland office building was under construc- tion. The north row of these townhouses are separated from the office building's macadam parking lot by only about 70 feet of grade level landscaping and there is, just northwest of the town- houses within plain sight, a two level concrete parking deck. These last eight examples are not cited as being directly similar to the subject situation but are analogous generally where neighbors initial concerns are understandable. I have borne in mind that there are only 11 stores proposed for this center, that a deceleration lane will be provided to minimize traffic concerns and that right turns only will be allowed. I suggest that extensive landscaping, with a berm if possible, and that the center's sign should have no moving letters. page 4 Lastly it should be pointed out that the nature of a supe pEand its typical sallelite stores is such that a convis , d a 3 very definitely provided to the neighborhood would tainly add some though difficult to measurp value to each of the homes. And of course there will be/Tar better net gain from a real estate and sales tax viewpoint from a shopping center than there would be from viftually any other use on the subject property. In conclusion I repeat based on my experience and the data in this report that there will not be an adverse affect on the neighborhood nor on the immediate neighbors of the subject pro- perty if it is developed as proposed. Two houses on both sides of Prospect Manor Drive at Rand Road will have any possible dam- age minimized by the deceleration lanes, traffic control, set- back landscaping, hopefully bermed and by virtue of the already busy Rand Road. Respectfully submitted, ARMOND D. KING, INC. Gr Edward R. CzAjaPV Reliewe -d-by V Nell JY King ERC:rl J I These home. -shopping wo ti n"t on vmur Tv By Ilyce R. Gllnk These days, house -hunters are not looking dust for homes. They also want to know the logtion also ruar�t video rent - A. dry cleaners, hardware and ice ream =And. if ible, they •vould tike to lnry a near a few gourmet and spocialty shops, ;oo, thank . And the builders arc listening. Whether in the city, near the city ,r fkr from the the city, they are resting convenient shopping as well as comfortable homes. Arrtortg the new residential-plus- urtrmercud projects arc: • Saufanash Village in Chicago: I his mtaed-use development on Vest Peterson Avenue festuress a 6.500-square-f0ot service-oriented etail center next to 144 ownhouses. ranging from 177 000 to 5295,000, Most of the +withouses have boon sold, artd all f the omnnm'Cial space tither has been leased or is under negotia- tion. • Seven Aridg in "ridge:Plans for this 395 -acct devtlop ment include 304 si e -family houses geed betwee ;2 ,00f1 and $4{10.000, an undetermined number of multifamily homes, a golf course forest preserve and 95 acres for ot#ices, retail stores and a hotel/resort. Construction -on 35 acres of commercial Wed to begin this year riling to the developer, Forest. y Har- ris Group, ,which is aiming for small specialty shops. • Sporlein Farms/Sporlein Com- mons in buffalo Grove. Midwest Development will break ground this spnngg on the final portion of the 50.Qt10-square-foot Sporlein Commons mail and office devel- opment, which adjoins tie 176 townhouses at Sporlein Commons, Priced originally from $65,900 to See Shopping, pg, IJ i --••vP--w . 1tor was outn as an Integral townhouses On the Northwest Side. The store Pa rt of Sauganash Village, a devebpmertt of 144 and homes use the same architectural design. V `M 4 -0 N- ZI Tft_ ^_ OV M� S.&M atub" Rmwtw 'At. ran doesn't appear to be pan of the at ft MkVW aw, and #*A* it is risar. r4l 0 man, vice 1 4 t 0 *rest 18a "What homes,* she said. M1111 opping H were =v is back to the *Actually the mail doesn't V.s* took hkc it is owned by Continued from Page I co the u but we've new realized it In act (Lexi touj, to rut, if you went out the maw entrance too S95.9DO, the res"J." develo Joe jug about anywhm.* Buffalo Grove Road), you 'It in at sold out -Junt, 19$r M: Of the commercial 11- ready is leaved to suit = 41 ACCOrdiag to ftermis, the io- sphation lor a suburban urban - - the cr neighborhood: 'able wouldn't even set it.' "Unless a dev=dt builds an up by Iii he his to 'Wait Subway, Creative Combs, Palmer ,W .in ri�. idea *I being to until there are enough Video and Always in Bloom. walk or take a bus to almost any- homes in the area before com- e Stonebridge Y*u tisma Beed to do. Like to to mercial tenants will consider Aurora;ACSotaotbnrie Min Your or to the store Or to the leasing space,* said Ed Ule, Aurora Venture, the developer, octjg, . And it eliminates the president of the Zak Group. piece approxims 1,700 boma est problem of an. Tlic auto. Z a l e is developing the =I from S24,000 to mom 1 ,Mo. At the 435.. 2,400 Lexington Homes' Arlington Clubin suburbanWbitchAll bas Woodlands of Fiore, Is to Oakhurst site, a total of townhouses and condominiums.heft '' c e d from $105,000 to ='Pirod. 119 development includes con. b Grove that intlt i68 0011 square -foot shopping Owner. "It's the typical neighborhood 225,000. is planned. At each site there are plant for scrvlc*• domittiums, townhouses and rental units. Lexington built an shops that am aceded--tht food man, hardware, video, ice cream, oriented retail shops, such as a pharmacy or hardware Kom 1,4haped strip center on the Part of the site that (routs Dundee restaurant, bt,,, beauty, clean. ere Zak said. 'And it's definite - * Wood lands of Fiore /- Rost Shops will ioclu(� "aWbitc y Hen LOW store, beauty dry ly & sales feature that ufi, Woodland Commons in Buffido Grove. Of the 440 -am site, 25 cleaners, video Maud, and eight ty sbopting is wilbl=luax distance, acres will, be devoted to the other storm "Pan of the idea behind a mul- "Wt're very pleased with the I 75,000-squarc-foot Woodland Commons rew MU, which win tiplo-use community is the recos- Zak is doing," said Bill[Bal- ig�, Buffalo Grove village mark - be anchored b Dominick's ninon that streets like Dundee and Illuffal. Grove Roads have a 4w6i'Ll, who added that the "llailln Foods. Although construction hardy has begun, more than -75 lot of tmflic. and we were at- not necessarily, mixed-testplifapprove a an even the intend =I of this space either has tempting to provide a better "via$ environment for People is more than 100 term 1cel or is under Segatis, tica, socor4mil; to developer Ed zala, wisoillands of l5ore c"1101- ! , mating out homes," L4,,bson, Lexingroop s V�Fof What we're trying to do is do more in term of bolancin ser" Aft 40WAiO 429 sink-lami- ly and 450 multi family homes overtism; and met- chsadisiti&- didn't want vice Opportunities in the 8211i said, *We've already trived from $128,09 to 273AM. them to h;41Z*c on high traf- fic wads for evit"hing,- out where we want tom- $Pace to so.* 'What the "When I started to look for W we're sea, Oda form =4 ends Why Popularity Of cOm- bming residential and retail? place to move 216 years ago, I drove out lwm and 1`1 *MY Of OPmim4 is a growing interest in 'Residential developments amthat when I Its having the environment Millect so competitive today that the de- = I would a me tar. said this d—ct" and feelOf the 111111- vdoom ve,40 AM Untaitim* ha Bun Dun Friedman. a Mal estate Sartars Ractenber san Artistic, Club residn" "I �� the denial development,* said Nor - Wait Hitimallar, Chairmset Of Has - consultant and "i" vim do development looked. It = singer CoL, of which Hoffman dent of U.S. Equities, a = an entrance and looked Like a H0400 is 4 Sub4i4iM- 'IV$ *= tate development complete commooity ,dw than a natural evolution for 0 to ton - tnad farm, fts include such a bunch of little houses set next 090 ourselves to commercial be- thiap as health clubs and retail to each Other.* cause the space is be facilities to service the residents But Rottenbeg said she did not more traditional in turns[ and of the development, be it in the choose to live in Arlington Club making use of like material rusel city or suburbs.* because of the promised retail houses today.* 'Work, live, shop, play: People stores. Hoffman recently finished want to be able to do it all and 'I don't think they told me building Ssgsanasb Ville on have the option of never gpc= about the commercial aspect ile the city's orthw4st Sidi. It in their cars," said Fred when I was looking at the combines riesUleatud with a retell C ChicaW Trib". SwAfty, F*Wuwy 4, ISM Sect in Ij 100010 *4040" T, 4-0*00 =rk= buil) White HW, Club component two minutes. That" $owl*.IOA am well -reward that nommen ci*,, otted Ow land for OV=1 ed on the bottom hat. 1=1 to residendo dead- cial j3paccl. It be *— — =:=r -We've r= only natural wbesi­!, =4 speeds up gone that extra step of is located in an easy -' According who bought at An. , 01141trIdiAS I *PcrtY into the is 11440" area. to the rats UJW Oakhurst, SW she uir 1 Ommututy, a the net result marketing # informatioa o which and her husband were attracted a really tertific-looking Hoffman Homes relied f0t the development, to the Planned communities by which we leavd=- howill solea some 26,000 = the prormses or amenities such a er and at anrither price," Sinned pie Pon by UK strip center open space and a community said. "Residential lots are geoct- day. center. ally used to build enthusiasm for Devel ers recognize that c But , she slid, they believe the the comas where the real people today have gas time,' additional commercial! space was Obey in is r -d- ;!-e ment of r yers dV Pir rcduodswvim that Fox Valley "kabout five minutes Mmaaoy is y A, Marc Neuerman, president and they have loss of time . Their shopping experience has be OW the onl is y about " of Forest City Harris Gr, it: ce rmi'm out in ='put 411 efFoitttt one, and want e ility to the to haands two minutes away7.1.1 when it's built, I'M "If orbs, if its not convenient for you to pick up a bag of proccries Tbraerorenet$ an , services the thaw t � need' w3ut., noted. it's MOM cOuveltient, well use it" or the dry cleaning, you re going to think twice before buying that continue to mixit For the extra wort, Smeed house." �r=will and demands of this "out II UI III ^ p Mill - v7 W "" The�x, family.' uganash Village at L %,�IIKAIAIVlITIII D 7 �ITI dente center was to mesh 4,p r-first No low" r row of The center mirrors the pitch UW design of the mxio denial development sad is bulk of the same brick. piny 10614.44 PARK .& "We have a bask in $20 million in dMonna the first week. & v4bwsy sandwich shop, a centers,- K" said. last "M win =.i 'We 4efisthely use the stores," said William Pekin, a Sougannab, resident. to Auvn*, the desire for busby shopping also i:c, paramount V=4-1-14n't come to S neigh- borbood where they cant Set I' baric conveniences,"raid H?b Sinned, direct" Of martettog or Aurora Venture, which is build� int two master -plats mixed -we 00mmunifics in Aurora. *Wbik' 4apia is different in the V* "What's wall inj distance lot me is different chum for a mothies with two children" Smeed said. .Perhaps; I'm WtO4, but it's nice a kms, SUBJECT PROPERTY EAST OF THE SOUTHEAST CORNER OF RAND ROAD AND EUCLID AVENUE, MOUNT PROSPECT, ILLINOIS Looking northwesterly at subject from Rand Road and Prospect Manor Avenue. Looking northeasterly at subject ject from Rand Road and Prospect Manor Avenue. Looking southeasterly along Rand Road from subject site. Rear facade of 1002 Rand Road. Looking south at ecospe Manor Avenue from sub- ject. 04 00010scs ,xljwrT RITUT It cu. a soma sauols lalsa'd di'dis N sa,ivNoa ow Y SaDuapTsau I ATTmea s 113m3r OGYdd qH(3 VZV'ld N 916UTS 3 ri aTbu,rs ,xljwrT RITUT It cu. 00010595 soma sauols lalsa'd di'dis sa,ivNoa ow ooso M aNy s 113m3r OGYdd qH(3 VZV'ld 00010595 04 000lool't :abuvu ao-rad M SODUOPTSO'd s ATTMVJ N 916UTS 3 iN UTUIA 14077IM l4oantlD uva9T44n2 AxasanN slaxed .4s SMI IT M *SIONI'1'11 '1011AN3Z9 'aVO'd N31s9Ki3d aNY avov "I 14077IN 80 V2NIIO:) ISVZH.LOOS 0 3 N S 00010SEt of 000ls4z$ aAi,da . All O ISD a'1�MS a s, uyvr fS' •-` Is am SO40M w, l� yl a Y W!"71 "� .S .......... im4aie4f _ r M31ANV 15 31""m s demrva,9 a { 113 S400M r...., iwaMsri IP0 iHwB° " 3 h ♦ 3 A V 1, _ - Z i Irj—C x Yn ij � "PYPH P paPy *uw paw : y,,,. N05111 Y •, .,, MM � W4�M f I LJ (d �I 'ku✓ � �/I�hrN."'Vr� d p1 + Y7 x 0 94e Pe4M fo... � t 49 s = .., rya. ,tom-r ` �I 3na3S3aa .,oda 1r o "'ropa�wfiva� °} c a°'r 9 d)I rr vM v WooWSH1aoN iaN11� +� -'� Y PEwa9M o , imp a4rtWYV ragas uap e" *•Pµ� �.,, tl auryagw�,y C 40 41n +�#r W b f '� A44niy, f •. - m 4 a ti Z P4 k AAhcPY "V*k4=@<r 413 4� a O Yb�,r �PO�1l� y aslnoD boo uolssi rt; P 8 11 I bit PH arA 4-0 aa. J 11 wV '..T¢t awl's +4a aoau4uqu� S 000 M PRaaaY� a p . .. L i 14 ^*.1 t 3 0'meed t. l O M W V O , oew w '- t y —yS 11`Va14 M)wsaJ wu+atwOS a a s+ �4 •` Y 'b.* ,e,»..y , ^ i o •,u� ��pN191Y *.f a44a4{ 44M\ I uerf ou a3aMno 4 : ¢ Z a ,b ,fig pMy4.upN ,Y� ut a4w,,,_._ uF I Fk j ^" -a'� � } / %'`` � G Mr..M i +eJ o 'y"• � a aWdpaa .4 41 Mw� f ,r b aupYp#�+MM b "E �loft � I •oos0-Tamar jo appo -VJ ZVOI PUP S9Ou9PTs9a Ouva TTVnO ugamqaq Apm xied PUP eouej appXooqS *PVO'd AOTTTM ul0l; OPvld as PZVTd BUTUTOCPV OUVq TTVnO UO saOU9PTsql 4e ATIS-4samq4nos Bu25[ool -UeTD PUP 9UPq Pj9T34Sqm :aam-49q JBUTOU9; PUP 4.Taq -qnaqs Avm%avd lsaao4s 30 9PPOV; IP9J '9ATaG 90TAlaS 4V 4SP9 BUT31 OCrj -saaoqs dTa4s OPvld T9C Pzvld PUP S90u9PTs9a 9PVzb qbTq 4P PPO -d U94SBUT;d U10a3 9UPq PT9T34S3M buOTP AT294s9m buTNO07 dOHS HOIM°NYS 32i3NY37:) xYMgnS N aYox 53HOIS diNIS SNYunYSS3N NYI'IYSI YSS3SYD 93IANS70 3arm xaaIr a NolsJa v -HISHOO waam 0 )INYs 93IANZ75 N - HJNvus M3N 000'SLZ$ oa 3 000'SLZ$ Y22Id a N SHZSY30 32Z1I7 000lovz$ Y OIL 0 O M `39NYli az)iud 000'SZZ$ N :30N" 3 N0ISJn2usm) a aoidd 3 N N SaaNa Y HOSHHor S30N3aIsau H D xa ZZing x'IIWY3 I SaDN3aIS3d H x'IIWY3 370NIS M3N 370NIS SIONIZZI 'M32AN3'I9 40VON a0Oftmazu9 aNY aY0''d !►3IAN27D JO 213NXO0 SS314HISON �r �" Nf r w, w Y �rsaooM « W"auoa, ww notlodwro milro41 eu Is OA <+ e- A. ```.,. W txv6i:"�i64�V' 'r Y +dN � �.::�,�-;� � k \"` �'.,"`"""" qN r"•"�ill�q�gglW�x� ili"�_.I�+& `4"k'b i` DS • "'° ruaS al .'7dYS:i$""' `yawner maC�X'tl"1'-�`'`,�.�'ti E r �__,,,^',`S'yi aR,.nenntnne7 °ii fmuvawv kl rr wW ed ut teams, x 3 �y ": �y x .° 10 f NI Vis' ...0 Al5 15 Y3NrStl 11 l""a � «.n � g i� u.� � y. 4id. dy �raa. 1, '•. 3 +�yu� f- 3001H �w�"'"..M� � .•...._........,�.�..,. L.... � R Y . � _ � .,«.,. ��fug, ewerµl� ����41r a 6 gno-„I[.._...f,_s;..:_:� aue"1 IT ` I�.�. ,.., lit 5 q Ar”,> YWwrw 4y s. t� « r. > � yy k.y P.,"". a f ,,,r,•^ 011 .. .. — all td qq Nlgl l a i """"' .nt aa.sa Y f ron � r'�rj �y «u+xrt,aw �nuar«'� waw S S i 0 �� • � ««� /e'e.+'�✓Y rd a 3 ul i d� wr+�ra.,� I4H16hM01 3 rVw w' _ f1¢+ dl. MOl 013rdH1tlON Rm m�qw ltlw1N3��" •^� v I r3 e+tmywR .A, « �W / .f r ,�ryy .as i x Q ;, .,Cdwxt wary a....ep A. M31 -A wrn� x ,.w x 3Atl353Nd i 't M3U1N3Vi ldJ p as7 17 :.11 s000w j l ` SIONrd 150yi. It ONVO ,w 3Av 3rrv1 153�. Lssr s coM�'i `MAV' IWW1�;.. - UOT-4 On J-4 S -uoo xapun 5juvE[ m9TAU9TO qoupaq mau oanu9AY pooh -U99JO PUP PIPOU MaTAU9TE) ;o louloo qsamTT4-T0N *qoT buTXzpd s,aaspaD 9TI47I U101; s9uIOq m9u P A1194SaMq4IOU bUTXOOrl —401 BUTNIvd g,z9sv9D 9T44TI mo2; anueAv poomuaaaD ;0 480m 99OU9PTS91 m9u 49 AT39469m 6UTXOQ7 * anuGAV poomu9aao pup PPO'd M9TAUaID 30 Xaujoo 4spaqqaou 4P eqnq Aj;Tr ' s:tau -PaTo pup doqS 40TMPULDS ApmcrnS ls,aasavo 9T4qTq 4P A1194SP9 bUTXOOq *UOT4P4S 030urV '9nuaAV POOMU9a2D PUP PVOU M9TA uaTD ;o a9uloo 4spaqqn0s -qnUqAv Poo&. -Ua9lD PUP PPO -d M9TAU9TC jo jaujoo 4samq4nos saaasoxa lKnow anxaer aizana s avow 'NoxoNZsNax Naaxsas avow ssunawza ° X54 � . ^r � ai► . +a""/1." � ' ,q a' cY �t " w. 7M�` � ,. w I!. P ' 1" ' f .. a I *S93u9PTS92 ATT -UlV; 9TBUTS UlOJ; SsOaDv put E 8 -94g uloij 194 -ua:) 4sintlpup-d o4 Aa4ua -qsznqpupu 0:4 Ajqua Ui0a; sawoq IV Alaaqsamqqnos BUT�OOq -.79-4 -uao SuiddoqS qsinqpuvU qp Alaaqspaqqnos buTXooq 'bUT -PTTnq 90T3;O pup XUVq qu AT19tpaou BUINOCrI - ooso -Tamer pug laqvqq4 q? ATa94SPaq4lou BUTXOOq CTO z 000'szzt 04 000,01715 0 z se Dua PTs all OTBUTS IHIOHOG 0 HSV14 VVo s,HVX 'alsau s3jjH3 smnTu-cmopuoo xaauv!) aAiio 29-4U83 -x sGo03 silo s4uvual IUTOdqqnoS QVO"d 3NILy2yd NOISIAICRnS 77IH AAI > OOOIGZZS 04 0001.". asquao :Obuieu 90T.2d 0 :tuTod%jjxoN 2c saouspTse-d x E+ ra AITUI91 OTbu'tS a 0 z H —1711 'SIH!)I3H NO.IONVIVY avc)H aNyd aNy ayo*d aNizvivd •4oT bul -xapd (spooj qno) quTod -.-4rlOS UIOJJ S9Ou9PTS9J 4P PPO -d 9uT4PTPd 90 q4lOu lATj@qspqqqlou 5UTNOO2 SS9169 PUP ssaaBui quTodq4noS uloa; SaDLIaPTS91 9ATIQ POOM -4sp3 qp qqlou BuTxooq 'PVOE 9UT4pTPd JO q4aou '94u9Z) -4u4odq4aoN 9T4,4 ;o ;Spa PUP jaqueo BuTddoqS 4UTOdq4nOS 9tp ;o t142OU S9=9PTS92 4V BUTNOCYI -autZ axang moa; qutzntgsag s,aTTgD put 4utznt4s9g gouezg aaTTO Ispoog qna qe ATa94SOmg4nos SuTxOOZ •aa4uao quTodggnog put gspM aro s,zpx 4t aut2 axing moi3 ATa94staggnos buTxooZ .4sam eqq 04 s4uamqavdp unTuTwOPUOD pule qaeW X aoj apsor; IP91 4s q4IOU buTXOOq *SqqBTeH U04BUTTly Manu aAv Aqqoaoa pup SqTzQqD UIOZJ 294U90 4uTod%4-4nog pup appor; lega 4jew x AT294SV9442OU 5UTXOOI •44aadoad 4aw x uloa3 saouap -Tsai abaEZ Ie anuanV ,7,u-4oaoQ uo 4saM buTxooZ •Agaad -oad 4apW x uroa3 anuany satapgD buote saouaptsaa IV 4saMg4nos buTxooZ umJ6oJd uop onP3 &Mnupuoo sJasleJddV alels3189W Jo 40!DOS a g Japun poWso ACpuauno NOLLVOHILU30 JauolsslwuJoo Ad Pue lu9wss8M leloadS Jauuod 'e*auuM 10 a6ell!A • Jagwe" Jauuod `slou!111 `a!)IO)G uolsslwuJop ou!uoZ • JagWG" Jauuo3 'saxel uo uolsslwuwo NoslApy s,JowaAaE) • aaulwwoo lesleJddy Jagwayy ,auuod 'uoppomV sioNueg 96e6tion sloullll • AIMWS SNWOu033 Puel /UBJouoH a41'leu04ewalul eOV epgwel • um(Un • saau!wumo uo!teonP3 Pue uoyenleA Jagwayy Jauuod 'sJolle)W 10 4O • Pue 6uluoZ 'ueuul840 :Jed (sJeax l4) A ayI }o JolieSti Pue ivaP!seJd iced '�Wle•kl to pJeog' 40oN • 'ueuule43 "A :aaulw emep!6a ueuu_ aeuogerjonuumo V. s!o x3 �'J l ` �4� :JotoeJ!p lsed `sJolleali to uo4B!oossV swullll • AePol alels3 leali 'Piece le1Jmn aeqwatN Pue Jotosilp Ised 'SAMewd 10 uopelooSW leuMeN • I9)Pen 'ueuule43 lsed :Johan Jaid aall % 10 spueJl p eyo eaJy �ea!4O '(V3dS) s,asleJddy atets3 leak Io kalooS • Ise �Ueo uno� 941 `19140-ul-Jo4!P3 Pue luaplsaJ d d '(3Npi sJolasunop alels3 lead Io �lalooS eolJawV • SNOLLY[IL4" IVNOISS3dOUd OEJE)) sloullll to elni!isul sJolleaa 'alenpeJO sJolleau to pJeoe o6e0143 s,oileaa 10 uopelaossV sloullll s,otleOU to uopeloossV IeuMN s,alloJS alels3 le% 10 alnlpsul R^. 8N sJasleJddV alels3 lean 10 kalooS sJasleJddv to atnlpsul ueotimv SJqosunaJ aleis3 leow Io kopoS usauawV Aq pejosuods sJewwas Pue sawnoa leuolssalOM • 6uuaaul6u3 Io 100435 '/4!SJanlun ale k '•S•e • Nouvon0:3 svno"J IeJaPaj 941 ul Pue SIMOO kuno3 96ednp Pue *X* 'a)fLq w ssaullM lJadx3 se Pay!mlo 104ueg 08e6POW Pue lue6V 6ulseel 'JadoleAea 'Ja6eueW 'Jolesunoo 'JameJddV 'J8MOJS se 0tels3 lead lepuap►satl pug leulsnpul 'Jupiewwoo u! aouepefte ,siva,( any-At441,aAo SNOIavownvno 0001-£8S (ate) b£Z t-£/-8 (8061 LLM WANI ' . m x0e 'taaJ1S Lowo OZ t5 SeWi•S 44vts3 I•ald '01 tl '0 P00uliV luopowd Yin "Mo `oNol •r 113N . sJadolOASO Pue sJolasunO3 elels3 leeN 'sjemddV 'sAawouy 'sa4!led!o!unn 'slo!Jls!Q ONMJd MJ03 Pue )P8d 'uo4eonP3 M sPiwe Potts le!oadS pue 06e1oo 1I0040S 461H 'tieluowe13 snaawnN :ueAuV "00 uow!S 'n'3 '#,OJo llawweJl 'uo4%jodsueJl 10 luawlJedea s!ou!III 'uo!1e!oosw luawso Pue4Jod '19"114 `mem 'n81 'lsrul wowoN 'deo!4O 10 Mue8 MuO4eN rdl:j *98 s!ou!III IelusupuOO 7srul Pue a141 06emO IJewOH 'aoueJnsul 919MIV 'l wmNo Pue sleJawn leuo4ewelul 'aowes leuelen ''o,J )IM '8'V '4deAeft Pue 9uO4dejej. leuo4ewalul `e"on 'stolon Riouao ''o,J Jam Wod SM3110 1VS1VIrlddV gINV 1NV1 v1N3S3kld3kl Jagwan Jauuo3 'WWB fJos!APV yry0 a JOPOM issd '/4unoO *100 WON 10 uo4 v99H a sgwul Je4Je40 'uo4ePunod a6alloO Munwux* um)RO a Jegwan Ja wo3 'sele!oo8sy 10 PJB%'uo4emP310 96ello3 Ieuo4eN • luaPOQJd iced 'aploxS $o gnlo /uelod o G%srul,alJe40'uaJPll40 PaWelaa jol Ioo4oS We4oJo • aalsrul 'Ghia leo!Pen aio4S WON 4snb • JoloaJ!0 'aplon 08N • S3WALLOW 3IA13 (sJolly% 10 We08 9JO4S WON 8W;O ualeo!Ignd le'OWO) iollead ayl a Jo>)ead s www ayl • (siolesurwo alels3 leas l to Aa!ooS ueouGWV ayl 10 u04eo!lgnd le!o41o) Jolasunoo aril • (sJolleaa 10 u04eroosw Ieuo4eN ail la uo4ea!lgnd leloylo) Aepol alels3 leay o Q3HSI1and S310"V weJ6ad ua4eanP3 IInPV d30VNOW (snoueA) SJOIJ99W 10 spJe% • sJolle% 10 PJ" GJ04$ WON • sJolleaH 10 PJ" o6eol40 r SJolIv% 10 uo4e!oossV IMORN a s!oullll 10 almAwl 2JMGd 'weJ6wd slenPOM • s!ou!IU 10 QVUWA swlleaa a (3131) uo4eonP3 R6016ul ll • �iClLNMli311l�1 om •r Im '686T 'TE laqwaoaa qBnozqq weaboad aq4 aepun POTJT429D we I 'POTJT439091 9Aeq 04 PO'aPTSUOD alp meaboad oq4 ;o sparp.Ue4s 944 49aw oqm asoqj -szaqmam pa4pubTsep loj uoxqec)npe butnUT4uoa jo meiboad xlo4vpuem e seq sa'Tasead -dv 993 4uapuedepuj ;0 UOT4STOOsBY TvuOT,4pN,eq.L :NoilvoiailldS33H -STOUTTTI ;0 -4UauiqiPd9c 'UOTB9q UPOTIOMY '28pUlemmoo e4v4s pup (A4unoo N000) uoTsTATO 4sT PUP 4OT24STa q4L 4SPd Noojqq4aoN ;0 OBPTTTA 4oadsoad 4unoW ;0 abvTTTA UOISUPA3 ;0 A4TD 4UOWOSCYH ;0 96VITTA AurdmoD 4snal uj9tj4aoM -OUI 4;vz)l A:tTnbamOH uOT!Zr3OT9V tiOuA7 TTT"OW *saasTpaddy 94p4s3 TV04 jo 94n4T4SUI uvoTxamV pup siasTraddy 99a wepuadepul UOT4VTOOSSV"TVUOT4RN Aq pajosuods sipuTwOS Pup sasznOD TRUOTSSB;Oad STOUTTII 'ObPDTqo 'A4TSIOATun Tnedea 'bUT4UnOOOV ;0 TOOqOS 'a9lb9Q aOuaTOS ;0 lOT9qOP8 :Noilvonaz S204TPBE ;0 PIV09 alOqS q4ION UOTIVTDOSSV S19NUPR ab9bWON 05POTlqD E961# 'DqwOW (Vai) SIOSTeadft aaj 4uapuedapuj UOTIRTOOSSV TVUOTIVN *Auiedwoo aoupinsuI TVT4uapnid 'JOSTAxednS UOT4 -onpoad lwaur4aedaa uvoq 9bPb4lOW -*ZS6T - 866T *ObeoTqo ;0 Xueg TRuOT49H 4SITJ 991 - ureaboad zaoT;';o UVOI - UOTSTA a UPOI T TPTDIaUAUOD - E96T - Z961 * aaanspeal pup Alv4ajoas "OUI 16UTX -0 PUoUllv - 4 ueaznD - 6561 'Tvx4uaPTsaV Pup TeTOZOUIMOD 'TvT2-4snPuI 'bUTPUaj Obvb4low pup 6trTsp, arl "4UqwabvUI44 , sbul -sOTO 94e4S3 Tvald lbuTstradde 04v4S2 TvaV buTpnTD' :3014aiu3dxs -uT Aa4snpuT at;4 uT 'ou a uaiiadxa savaA ino;-A ilru TvIdaNao 'SIOXuvg abvb4zOW 'SIOSTPaddV '9304Tv9H OUI 'bUT)l 'a pUOMXV joinsveal pup Alr4aloeS :SSSNISflg SNOIIVDI317ynO aNy aNnOVDXDVS qVSIVVdw (Itm am& TM 11 7 -sawnloA Bulislxa ayi of peppe ale ivaw -dolanap pasodoid ayi Aq peiejeueB sawnlon ogiell ayi ue4m sAennanup pasodoid ayi pue suoll -omalul eej43 a4i;o eoueuuo;gad ainin; ayi aulwwalep of paionpuoo mann sesAleue Alloedeo •L •sAempew eaje ayi of peuBlsse ajam pue (311) sJ99ul5u3 uopeliodsuejl;o alnilisul ayl Aq pe4sllgnd sale] uolieiaueB dlai uo paseq 'palew -!isa mann luawdolanap pasodoid 941 Aq paiejeueB eq ll!m ie4l sewnloA olyeji moy)lead a41 •g •uogliedwoo llelaj Bulislxa;o uoliewl 041 Pto no w44 u! uolinq -uislp uollelndod ayi uo paseq'poulwielop sem of;;ejl ails einin;;o uolingNia '',." loaj!P e41 •S •suo!i -omaiul aai43 941 j soueuUo;gad luaLno ayl amuialep of peimpuoo ejem sesAleue Alloedeo . 17 jaiueo BulddoyS pasodoid 'slstleuy ioedwl oli4e1l ailS 'anlJd uollogwlM pue anuany Plion3 Pue 'anuq Joueyy load `anuany -sold pue peoy pu% Pllon3 pue Ped pueH;o suollomelul 941 le spoiled dead step :31Va mieS pue iry d ,(ep�laann ayi Buunp uewyosy-uopee dq peionpuoo ejam slunoo al;;ejl lenueyy •E •oul 'seieloossy uewyosy-uovea veje ayi ul sluawanoid -wl Aempew pasodoid jo pauueld Sue uo uolieuuo;ul ulelgo of paloeluoo ejam slelol;;o ollgnd •Z sk walsAs dempeoi ayi;o soppeloejeyo leuoliejado pue JeZ N 'y wPUeS leolsAyd Bulislxa ayi A4!4uspl of paionpuoo sem sAempew eaje ayi pue ails 941 ;o Apnis plel; y 1, :ueMel.iepun ejem sesAleue pue sAeAans Bulmollo; ayi `suolilpuoo 0!;jlm Buaslxe'uo luawdolanap pesodwd 941 ;o ioedwl ayi ssesse 01 sivawalO wea •eeje llelaa ;o lae; ejenbs y09'gg uleluoo Illm luawdolanap pasod `pauueld -anuany -wd ayi sy pllon3 pue peohl puea;o uolioesialul ayl;o luejpenb isomylnos ayi ul Paleool sl ails ajoe-Zpg 0U1 sloullll `loadsokl -iyy ul aalueo Bulddoys pasodoid a jo; palonpuoo slsAleue ioedwl of;;eji ails a;o suollepuewwooei pue sBulpul; ayi suiesaid wnpuejowaw s141 sloullll `ioedswd •ipy jaiueo BulddoyS pasodoid 'slstleuy ioedwl oli4e1l ailS 1031'9f1S 0661 'Z tiewga3 :31Va •oul 'seieloossy uewyosy-uovea uewzRs MOD JeZ N 'y wPUeS :WOw_A loadsoid 'lW;o aBelllA sivawalO wea :Ol r4nCNVUOW3W ydw oz ;0 1!w!I paads palsod a seU PUe pooyJogyBlau 180018 owl span; anua Joueyy i0adsoJd •AleAgoodseJ 'sJnoy ysnJ Buluana pue Bu!wow ayi 6uunp PalOulsei aJe aAu(] Jouew ioedsoJd;o;;o suJn11491 pue oluo swni lUBp `pe% PUea 4pm uo!l0asia4w paz1leuB!sun sl! ly 'Peoij pued uo soueJlue u!ew s,11ew 6ulddoys posod -Oid ayi W04 ssoJOe Alloomp pale0o! JolOapoo jowl aue!-oml. a s! ansa iouepy ;oadsoid '138% PU'a LIPM uall -oasJelui pez!leu6ls slt le spuels! wnl-146u Jo sauel wnl-491 aAey Al no lou scop enu -aAy pll0n3 •AleAl4oadsaJ `peoa puea ;o isam pue lsea ge pue ()t ;0 !I paods pelsod qpm AempeoJ suel-Jno; a sl anuany pllon3 'ai!s 044 ;0 441UIOIA ayl W ' Jd 'lW ;o a6el -I!A 041 PUe AlunoO )I000;o uollo!ps!Jnf ayi Japun leuape isom-We ue s1 anuany pyon3 •suelpaw alaJ0000 se IleM se `sau81 wn;-i}al pue spuels! wnl-ly6li aney AlluaLno pe% pu%jo say0eoidde ylnos pue 41Jou 9141 `anuany pllon3 yllm uolloasiom paz!leuBls ayi iy'AlanpOadsaJ'anuany p!lon3 ;o ylnos pue 41Jou ydw cy pue pq ;o s4!w11 paads palsod yl!m Aem4614 auel-Jno; a s! peoa puea 'ails 041 j Allu101n 0141 ul '(10f]I) uollelJodsueJl;o luawliedaa sloullll a4i;o uoll0lps!Jnf ayi Japun RPM Ja!ew iseaylnos-lsamLIVOu a s! (Zl alnoa •s•n) peoa puea •molaq passnos!p aie ails ayi Aq pe0uenqu! AlloeJ!p isow aJe leyl solnoa -1 aJn -61d ui paleJisnll! asle s! Jaluao Bulddoys pasodoJd 014110 Allu!OlA ayl u! laupeoJ BaJe ayi sAempeoa eery► •1 amBld ui paleJisnll! se `anuany pllon3 Pue peoa puea;o uolloesJalu! ayi;o JawoO iseayinos ayi ui poleoOl si fol aJOe-Zp•g ayi, •sloullll'l0edsoJd 1114 u! 13818001 sl Jaluao 6ulddoys posodoJd ayi;o ails ayi U0111e001 ails •oJ1ayy Aq tiodai ayi ui papnl0ul lou slam `wnpueJowow slyl ui s0!dol leuo14lppe eeJy; ayi se Ilam se uLwyosV-uoj.mq Aq s!sAleue loedw! 0l;;eJl ails ayi Jo; pal0npuo0 sesAleue pue sAeAJns Jeylo ayi •sluawaJlnbeJ 6ulWed pue ssa00e ails a41 ;a uolssnoslp a pue `sawnloA 0l;;eJl pa4eJeuo6.ells ayi;o 4uawu6lsse pue uo!lelnOleO 8'uomqulslp Ieuoimi1p ayi;o uoll8lnoleo a `anuany P!lon3 PuB PeOa Puea;o u01409sJ91 ul ayi le luno0 Ol;;8J3 a `Apn1s pial; a sapnlou! ;JodeJ s!41 •peme!AaJ sem `tel 'pZ Jag0100 uo ails s!4l Ja; paJedaJd `dnoJO uollelJodsuBJl oJlayy Aq ;iodai slsAleue ;oedwj o!;;eJ1 y sluawaJlnbaJ AJlawo96 6ulNJed pue ssa008 ails ayi •£ •Jadolanap ayi Aq pasodoJd Alsno!Aaid sem 1841 iaa; aJenbs 58Z`g6;o JelueO 6ulddoys a pue Jaluao bu!d -dogs loo;-aJenbs-1 pg`gg posodoJd Alluanno ayi Aq peleJau96 OI;;eil ui souaJe;;!p ayi •Z OlyeJl paluemun s!Ul aseaJOap of papaou saJnseew ayi pue antro Joueyy lOadsoJd Jeeu ogy6leu ayi 46noJyl BulAup olgeJl;o lunoum ayi uo Jaluao 6ulddo4s posodoid r;o l0edw! ayi '1 :papnl0u! Apnis slyl ui passaJpple e0!dol leuORIPPY 3anoid Q NoItrf)nl m i is *sosAjeue Alloadeo eqj U, pasn Guam s6uiseqd 18U6!s pue AilaW096 Aempeoj PGAcudwi 84I'GJ0JGJeLLL 'Jelueo 6uiddo14s 0143;o uoil oldwoo posodoid at4) so quill aures a44 Ajojew' -!Xojdde ILI pajaldwoo aq Ipm anueAV p1jon3 uo uoilezil. siuewaAoidwi . . eu6is pue PeCU 041 SoLunloA ologi .L J5U1jsrx3 10 SGSAI" Apedeo '0ijayy Aq pejunoo asot4l of o1qejedwoo aie 9nuaAV p11on3 PuL, WOU PueH 10 u01I0Osi9Iu1 aw joi polunoo sawnJOA 311plil eta -,7 ainBiq ui pejL*i4snjj! Bile slInsaj inotl-meed as941-py-d 00:z 01'YY*V 00U W04 sin000 jno4 4ow PUBNOOM at4l pue 'VY*d 00:9 0100:6 woj; sin000 inoq mead y4 -d Aep4eam 941 M44 Gleopu! sjunoo oij;ejl aLLL -xipueddV at4l ui papnjoui si emp junoo oijjeij a41 -yy-d 00:Z 01'W -V 00:tt wojj,066t 'LZ Aienuer'AapinjeS uo pue ,,y4*d 00:9 of 00:6 wOjj'066t'6Z Aienuer'Aepuoyy uo anueAV p!lon3 pue eAli(i uolloqwiM pue,peoH PUBIJ pue SAIJ(3 JOuePY IC)adsOJd 'anuaAv p!lon3 pue peow pue tA jo stiolloo . SJOlul 94118 ueUjq0sV-uojieS Aq pelonpuoo aiam slunoo oillei.L sawnloA *11pil Supsi)(3 -oinjnj peau aql ui poluaw aides! aq 11!m pue .L001 10 uoiioipspn1 oqj japun si lueuiewidwi slL1'uolssai6oid jallaq J01 m011004 PeOU PuBU pue'peoH Aipunoj 'peoU lsjnl4wl3 P uOIIDOSJ94ul P86581 -XIS OtA le u0'Iez11Bu6's 941;o u0JIBOIRPOW 841 S! 941s OLIJ I091je AM le(41 luawaA*ojdwi jat44ouV *Jelueo Buiddo14s posodoid 94110 U01191dwoo poutield at4l se OLU'l Owes 0144 A19lewix0idde IV paloldwoo aq p1no4s siuewaA'ojdwi eqj os I)ijom pea 941 io; jewwns sp4l U8484 aq 111m SPM 'P90kj pue8 pue anueAV p!lon3 jo uoipasialui eqJ jo 1101 8M .1MUMS 043 BUIAcudwi pue ue!paw ujnl-4al a alepoww000e of anuOA'V plion 3 10 WGUJ69S IJ0t4S 8 6uivapim sapnjout'luouiliede(3 AeM461H Ajunoo N000 a43Io uoijolp -sunf 0144 Japan I;uaw OAoidwi s!t41 °enuaAV pj1on3 JO Buluapm eqi si juawsAoidw! luau -!lied ZSOLU 041'909 044 jo AIIUIO!A a43 U! sluawoAoidwj Aempeoi posodoid jo pautield Aue uO uO!IVWJOIUI uielqo of PaIMU00 QJOm slepljo ollqnd alels pue 'Alunoo 'Allo SIUOWGAOJCIWI ABMPO% POUUeld *91!s 0141 W04 Jet4liTal sluawdolpAep I!eiaj jetiolIppe 4pm 'sesnot4 Alpej-916tils pue swniuiwopuoo jo Al!jewijd lslsuoo ails 941 jo Ap" U101A clle!PGWWI 041 U1 sesn-peel 94110 ISOJ OLLL wouidolft9p posodoid at4l jo Isee, ayu quo ueql sse', 11,ew' Buiddo14s 1eu016GJ 06M AiaA e'jjev4 jsinqpueEj pue U01jels 1!qoW e43 p Isom Allosip Ajejewoo e apnjoui sesn-puel je4lo -qnlo Aijunoo e Aq peumo si sieuioo Is9m,41jou pug IseeLlIjou a4l UO pue! 94110 ISOW 'JOW03 MM144JOU 9144 uo Puels jamoll jetioseas e jo uo!ldeoxe a4l 441M UaLU00 Isami4inos 943 uo uollels I!qoVy e pue jewoo jseo4)nos 9141 uo uoilels 11945 e'suOlMls s06 0ml OR ejet4l lanUGAV p!lon3 Pule PeOU PueU 10 U0,100siolu, 9141 IV sesn-puei sunsn -papleubis -un si anU,9AV p!lon3 tMm QAu(3 uolloqwlM jo u014009JOlul aLU 'anuGAV P110n3 LUCUJ ssOO .0e seq Aluo pue of jallejed sums le4l jojD9jjo0Bu'ej-omj boys AjaA v S! aAlj(7 U0110(7WIM s3wmOA DlzlzlVUi DNIISIX3 3AIWO SS300W 3115 03SOdOWd WNSIS 01:IJVHI MUM lol� of tL�Xf •— Ea *3AW Or*n3 eoal 311 S .J* 1 1 4—(098)064-1909)90S (991P los't Va "Mospow tL�Xf •— Ea *3AW Or*n3 9 -Ilene sdeB lueio!jjns eje eja4.L 'GAIja joueyq loadscud Pup 9AUO uOlIOqLUI ;o;;o swnj 491941 are ISGUGIUI 10 S4UOWOAOW 6uiwn4 at4l 'peon PURkj 41!M OAUCI Jouey4 pedsOJd pup anueAV p!lon3 144m OAUCJ uolloqwjm JO SuO'l38SJelu' 8444 and 'P94088i sl Apoed -eO QUOIN u011oesiolui awl Aq POAJOS eq UeO S910114aA Amu mot4 uo poseq sl pup 4uew -eAow Buiwnj qoee ol pou6isse s, 901AJOS 10 lanai 944 'SuO'lOGsJaluI pezileu6isun joj *JGilGq JO (3 931AJOS ;0 19A91 ILI ateiedo HIM S9140ecudde pup sluaweAow fle'SIUOWOAojdwi "Ol Alm' .0114uji enueAV pjjon3 punoqlsam jol pappe aq Ism euel =4-146ij 9 pug 014ej4 peok, pupa punoqqlnos joj pappe aq jsnw auel ujn4.4el PuO38s B'90'AJ9S ;O RASI 041 eAoidwi of 0 3 PBOU puiebi punoqqlnoS a +3 PeOH pupH punoqWIJON +(3 +q anueAV p!lon3 punoqlsaM +(] +0 enueAV p!lon3 punoqlsE3 jnOH Nv8d PUGN98M jnOH Need AePMOOM qoeoiddV OOIAJOS ;O JOAG-1 S31NnJOA OIJ=I"I DNIISIX3 '3nN3AV (111063 aNV aVOH ONVU JO N0II03SU3INia3ZIIVNE)IS 3HI UO:J 301AU3S3O 13A31 t e1qej algeldaooeun sl uoiloasialul st4l jo soumiolied eqj Pue'Ajoloeispesun sl sIta -j ODIAJOS 10 JOA91 ILI emuado of punol ejem 9wos pue'paui -LU8X9 GUSM OSIB SaLloecudde eq4 jo qo1ea le sluawaAow t46noj44l pup ujnj-7491'wn4-4t4bu a4l JOJ ODIAJOS JO SIGAOI GtU -19A9) siql molaq 6uilejado set4oeoidde s94 ino44 Need Aep -)jaem atU,ALIap e1qvid000e jo pwil 844 P8J9P!SUOO SI (3 801AJaS 10 ISAO-1 p'SUOIlOGSJal -Ul p9zlieu6is and -L alqe.L ui pezijewwns eje anueAV p!lon3 pue pvoH pueH jo uoijoes -JGlu! 841 jo; palonpuoo sisAjeue Apoedeo awl ;o slInsaj 941 -uoi4oasialui lew wbnojql buis � Sed aloweA 4oea Aq Paoueijedxg Aviep 96VJ8Ae 941 UO poseq sl pup se4oeoid -de ono; awl jo 4089 of pqu6!sse S1 90,Ajes 10 jaAqj 9141 Suo,loasjq4u( pez!,LuBs jo:j '08101 Pies S! U01409sialui eq4'sde6 u8W PUVLU9P GUOLU S! GJOql U9qm PUB 'Aelop aql jejeeiB awl 'Sde6 qqj jamaj 841 'SJUOLUSAOLU 6uiujnl GlePoww000e of alqel!eAe sde6 jo jaqwnu 9141 oi eouetujoijad uoijoesiazu! 9L4; S011el -9J SU01408SJOlui pez!jeuBisun jol s!sAILue Apovdeo aq.L -Isiom qqj * j pup Iseq 9141 6u' -eq'd 1=1 01 V LUOJJ 6UI6UeJ (801AJOS 10 JeA91 POIjeo osle) oleos apeir) e sesn suo!IOOSIOIU! WHRUBIS Joj SISAI'eue Apoedeo aq.L -lenveky Aj!oedeo AemyAiH S%t qtjj uo poseq axe pasn sainp000id awl pue,suollogsglul paz!leu6lsun jol auo pup quolloosialu! paz!ieu AS 101 euo'sesAlour Al!oedeo jo sadAl om4 eje qjqLU *suol4!puoo oWvjl ogloods jgpun bu!uuojjad eje suolloosisjul 119M mow au!wja)gp of polonpum eiv ses4leue Aj!oedeO rl 1 -pe s!41 "peoa puey uo llxe llew 141aou pesodad ayi of sluawanow 46na41 llq!yad of anuQ Joueyy loadsad 10 41x8 944 le pe4sod aq u6ls a leyi popuawwooei osle sl 1! 'uo!l -!ppe ul -alglseal isow a41 aq of pau!wialap seen y uolldo pue 'loadsad 'IVY to a6ell!A 944 to sle!0410 LIPM passnoslp aiaM uolldo pee to s96eiuenpeS!p pue sa6eluenpe 9U1 'Ilew 844 wal pue of sluawanow 46naU1 i 41glyoad of anup Joueyy loadsad 4e pueis! Ino-wn4-146u pue ul-wnl-l46u a llelsul •Q 'antr(3 JoueW loadsad wal ollleil Aq Ilew 9144 o4ul swn4 1491 pq q -ad 04 peoa puey uo eouejlue Ilew 4lnos pasodad 941 le Puels! UNW446u a llelsul •0 peoa puey wal swnl 4al pue anuQ Jouew loadsad wal sluawanow 46na411!q!y -ad o4 peoa puey uo aouejwa llew 41iou posodad 944 w pUels! wn4.446u a llelsul .g peoa puey oluo sluawanow wnl-1491 pue anuq joueyy loadsoad 01 sluawanow 46nayl llgl4oid of PeOa puey uo 1!xa llew 4ijou posodad aql le pueisi wn1-146u a llelsul •y :P8ZAIeue mann ollleil s!U1 aseeloop of suolldo 6ulMollol ayi •algel -daooeun poweap seM'llew 6u!ddoys pesodad ayi Aq pelejeua6 o!lleil 4o moy ls9y6!4 a4l u! 6uwn000 Aluo 46no411e'poo4jog46!9u ayi 46na41 sjeo 01 to lelol wnw!xew a41 •1! pone eldoed leool ayi to Auew pue 'se(elop 6uol sl! jol eaje eyl ui uMouN sl uo!Ioosialu! slyl -Isom ayi wal peoa puey 01 ssaooe sMolle leyl Joueyy loadsad 10 41nos uolloaSIOlul lsJll a41 sl uolloaSJalu! peoa uo46u1su9){/peoa Aipuno_glpeoa puey a4l'osly *yinos ayi wal anusAV p!lon3 01 ssao -oe aney 1e41 spew yinos-yliou to jegwnu a43 slouisai anuany pllon3 pue peoa puey uo uo!lels I qow ayi 04 ixau Itialowoo ayl le41 Joel ayi wal swels s!41 -(Ino ge pue ul g£ to wnwlxew e) inoy dead ayi 6uunp poo4jogy6!au a14l 46na41 anup pinoM Ilew 941 to Ino pue olu! 0111LJI Mau ayi to lu9aad Sl se 4onw se Ie14l (suo!loes oM) ixau e4l ul passnoslp) sesAleue uolleiau96 olllea4 pus uo!lnquis!p Iewpowip a4l wal paulwielap Senn 11 'anud Jouew loadsad peau pooyao446!au a4l 46nayl 6ulAup ollleil 4o iunowe ayi uo jalueo 6u!ddo4s posodad a4l to loedwl ayl inoge passejdxa uaaq seq uaaouao P004Ja146iaN Ie00'1 uo 10edwl o!;;e41 -Aluo Ino pue ul swn4 146u of antro Jouew loadsoad uo sluawanow ayi 6upoulsai isa66ns am pue'amin4 lueis!P -004-lou 8144 ul paloaLoo aq of aney IIIM swalgad aseyl -aMew ol'snaa6uep lou 101no !44!P We anud joueyy 4oadsad oluo suint 446u ayi 'osld -aininl ayi ui sde6 lua!o!llns aq lou Il!M aaayl `flew ayi lnoU1!M uan9 `ajolajaU1 `6u!Mcu6 sl ease 844'Mou anup Joueyy loadsad oluo swnl 491 jol ls!xe sde6 lualo!llns y6noyile le4l Ino polulod aq pino4s ll -Ilei of uolloasialul 8141 asneo Ioel u! Aew 0111eil leuoll!ppe .sAelap 6uol 6ulsneo 'puewap slenbe Apeou algel!ene sde6 to jagwnu ayi 'walgoad e asod op'46no41 `slaajIs ase4l 4o 4lo swn41491 a41 °suolloasaa4u! as944 belle AIlueo!4!u -61s lou IIIM pew posodad aw woa4 ollleil .lAvlop 4o Iunowe alcIeWSOM ue yi!M eleaado 01 suo!loasialul ayi sol spew oMl asaU4 oluo swn41491 pue to llo swnl 146u 941 X04 elge *s9zis pew Buiddoi4s oml at4l UGGMIGq 01118JI P9leJGUOB U, 9ouejaillp IqBils e Aluo sl ejeLLL -flew Buiddoqs loo;-aienbs -%Z'96 pasodoid AisnoiAajd v jol sawnloA 941 41!m Buole C alqe.L ut palsil ale sawnloA m1pail pallejaueB-aps ftlinsai asetU -Ijew 6uiddo4s-loo;-ajT3nbs-I;,09'89 uB JOI 311 Aq pa4sllqnd sale] uo paseq siam pesn sales uoijejeueB diij 941,tuawdoleAep a4l jo azis pule ads l 944 uo spuadep smog Mead ay; Buijnp ails v Aq pajejeuO sdiii jo jaqwnu 9LU ucqiejeueE) dp.L % peoH pueW uo ism4inos 941 LUCUI PUB 01 of PROW PUBW UO ISOM41JOU 94) LU04 PUB 01 0c enueAV pljon3 uo isee a4l wojj PUB of Ov anusAV pq=3 uo Isam at4i wojj PUB of %9 9AIJ0 JOUeyy joadsOJd uo isam4inos at4l wojj PUB of IU90JOd UOIIDGJI(] NounewisialVISIOUO3HICI (]31VVYIiS3 Z 91CIBI *uoijoes snOlAejd aqj ui passnos!p SjU9UJGAojdwj eqj of anp luso -jed 9 of peonpej sem 9A!j(3 joueVy loadsOJd uo oilleil jo juatuad qt sqj leql pajou aq p1noqs 11 -C sin5i._q ui palL jjsnll! PUB e algal u! pelsll aye ails et4l ol luaoe[pe Alale!Pew -wi Ban eqj jol s!sAleue uoiinq!jlslp jeuogoeulp eqj jo sjlnsaj 941 'P8uOlIU9UJ IsnI selqB -IJIBA a4l PUB elep snsueo uoileindod 996L uo paseq 'paletullse imam ails sqj liedep PUB tpeoidde Illm suoiled qoiilm wojj suoi4o9ilp 941 -uoijsa6uoo buijalunooue Inoql!M wal -sAs pea aqj jo suotms snOIJVA JOAO IOABJI UeO SJGAlJP 4014M ql!M MO 944 PUe'U011 -!Iadwoo l!elGJ Bullsixe 10 uoileool et4j 'welsAs jeeils aq4 jo soilspajoeie4o leuolleja -do eqj'aouan1jui jo ease sjuawdoleAep at44 uiLlllm uoilnq!jis!p uoileindod eqj 6uipnio -Ul'selqei,jeA jejaAas jo uoilounj e s! sdpj pelejeue6-alls jo uoilnq!jislp leuoizc)ojlp 941 uomwism pmoipeuia -9A!jeuielle alq!seal e jou s! leubis ogled e 'ejojejeqj *Sluej -jem aseqi i9ew of sewnlOA oillei4 e4enbape aAeq lou scop 9A!j(3 joueV4 jo9dsOJd'9A!J0 joueVy joaclsMd Pus PeOU PuRIJ uo sewnloA at44 Buissaippe asot4l Idsoxe 'pelldde siuej -JBm OG941 10 GuON -low aq 4snw sao/maa loiluoo aglaiL wjoj!un uo jenuen at4l UJO4 slue,uem ii ;o ajow jo auo 'joiluoo leubis ol;jejl jo uoliellelsul at4l joi 14!lenb oL,OoueJl -us Ilew qljou pasodoid aqj le peoeld aq leu6is oijjej4 v 4e4j pelseMns ueaq SeLl Osie 11 -sesAleue Bulmollo; 9141 ul suoillpuoo pasodoid so psiviodimul aq ll!m sluewaAojdwi qjoe -sselat4lauou oigeil 10 lunowe eql aSM0 -ep Illm 11 inq 'puelsl ue se vans jaujeq leolsAqd e se amloalle so lou 91 sinseaw leuO'VP s c 3unold NounaimisIG 'IVNOII03UIG 3ARi0 SS30W 3115 03SOdOUd --- T/NOIS 01:1"U1 ONt1SIX3 [7 OL I -jallaq io p aolAaaS 10 IOAOJ le aleaado of anu1luao 1pm s943eoidde pue stuawaAow Ile `passnoslp Alsn01Aajd uolloasialul 941 of sluawanoid -wl 941411An 1nq `sawnloA ol;lejl 6ullslxe i01 ue41 jejeai6 sl Aelop a41.9 Opel. w pazuew -wns aje (sauel wnl-l4Bu pue -1191 popuawwooei 941 Bulpnloul lou) anuany pllon3 pue peon pued to uono9siatul pazlleuft a4i jol silnsei 941 •sawnloA olttpjl Bullslxe jot slsAleue Alloedeo a41 jol pasn jauuew awes a41 u1 sawnloA ino4-dead pua)Iaann pue step -){aann paloefoid 941 jol suo1loesialul amyl 941 jol palonpuoo sena slsAIeue Alloedeo y sawnloA oiljejl pejoefoid iW 9WjwV At!oede3 •9 am613 ul peleilsnIll we (Aq-swd pue `nnau '6u11slxa) sawnloA allteJl patoefoid lelol 041 •9 ejn61d w palejlsnlll aie sllnsai asaU1 *flew Bulddo4s posodad a41 to lual ul anuany pllon3 pue pe% pued uo 04leil to uollnqulslp aU1 of Bulpi000e sawnloA 6ullslxe a41 olid Moeq pappe pue wojl paloeilgns We (luawad 9b) Will Aq-ssed 941-b ain613 ul peleiisnlll aie pue uollnqulslp leuolloailp 941 01 BulpJOooe speoi 941 01 pauBlsse ajaM (lelol 041 to luawad gg) sdul nnau 941 In 06L 961 9£l 0£l A8-ssed O£i Obi 991. 99L MON punoglnO punoqul punog4n0 punoqul adA1 di,1 puaalaOM AepmeaM Shc»l ,A8-SS`dd (INV M3N U04 S3Wft90A GNf1081f10 oNV CINnO8Nl b algel 'b algel u! pazu -ewwns are silnsaj 941 pue `311 w04 paulelgo mann sunnopXeajq asa41 jol sa6elua3jad 9U1 •(uolleullsop ja4loue of Aem a41 uo s111 asneoeq Ilew a41 le dols leyl walsAs hails a41 uo Apeeile sdul) sdul Aq-ssed pue nnau se Ilem se `flew 6ulddo4s posodad 9416u!t!xe pue Buualue sdul olid unnop uaMojq ja4pn1 aq ueo sawnloA 31;leJ1 paiWaua6-1911s 941 ;uewu6lssy dijl 006 01.9 tool aienbs 9ge'96 l 999 gg9 tool aienbs "'So jnoH Vad puaMaaM jnoH dead AepoeM 8zIS IIeW 6ulddo4S S3Wf1-i0A 0I3dyb103lV83N30-311S £ algel IE v 3anow e' 4 ffm 3AW 301AU38 ( 1 IL S3WniOA 01JAVd1 311S M3N SWIM a 0310RI18311 SLN3w3" * SIPM-Wi 91,40 OWM Y43d ON YWIA (00) ('PPd OOV-004) 91dWUi AC" WJ AVCe3$A 00 3AW0 SMOV UIS 03S -•-- WNW 01AMI 9i1UM3 (5 aN3939 toclo► --�"' --IOv)OE 4-19910E (coot -- 10919E —{► ' � (0(19 I at S 3unow S3nniOA OIddVHI 3ilS ABSSVd SMW103M1 AS 03101 I83H SM3M13AOW �(c CM *d S►xt- W'v 6itU) Old"HI WU ON3A3M (00) CW'd 0032-0041 OIANNI WU 'W'd AVCM3M 00 3A110 SS30OW 3115 03SOdONd --- wMals 31""1 ONUMX3 e) Ct. 3anow S3wniOA 01de1Vb1 03103POad IV1O1 SNVW" AS 03101WIS3U SM3MI3AOY I MI'd ":U -*"'V "40 OIddVHl MV3d 0N3A33M (00) ('MPd 008-00:1) Oi "Uj Wad 'MI d AVOX331A 00 3ARI0 SS30W XIS 03SOdOUd --- WNOIS OIddVNl ONIWX3 CL AL 014391 e� .Ile 311 s 3AW 3OW30 I I I n � 1 � t0StN111 4-- (4ti)0LL 14tt14L -.� 19CU0=tt� a qo 3'1VO8 of low 4D 1-- (094)4L4 - (4L10L WSW --� � '>tAr 0nom 1909)90L--* i0tt104t e aqj olui swn4 4al jol Aeq 4001 -OL e 'Oouejlua liew anueAV p!lon3 a4l Olul suinj 1415P JOI pej!nbei st Duel u011eJO1900P 1001 -OL e'eAoqe pelsll sjuawaiinbei 941 ' 9191dwoo 01 'PeOW Pue8 uo soumus liew winos 941 olui suint 146P JOI 416ual paipoodsun jo OURI U'011VIOPO9P 0 PUe'PWU PUe8 UO OAIJP 41JOU eqj 0jul swnj lqblj Dol Duel uoijejeloo9p 4001 -Mt e,peoW puet, uo qAjjp 4ljou 9144 uo ue!pew wnj-jqdij e aye papnjou i OsIV -anuoAV p!lon3 uO OAIJP QOIAM a4i pue sAemaAijp 9OJ44 841 jo pea ie Duel punoqtno Duo -pue punoqui Duo apnioui sueld luejjno a41 *JBAIJP 96ejeAe at44 Aq poolsiopun Allsee aq pino4s walsAs ss000e ails at4.L -C luawdolanap 941 WCUI pue 01 SJGAIJP to ac)uep!nb jadoid pue Apecleo 9BeJOIS a10140A ejenbape MOIR 04 pau6lsap aq pinoi4s Boupilue 94!s 941 -Z -ssaiba pue ssajB -U'ales s'eIlam seAlloedeoalenbapemolleo4pauBisapeqpinoqsluiodss000et4C)e3 'l. 'e!jaluo u6isap olseq bulmoilol aqi A;s!les pinot4s sop -Illovj asa4j.,SAempeoi Jugoe0e 041 pue 01!s ail uaamlaq oilleil jo obuepialul jualo* 49 Pue'IuO!uSAuoo'ajes Buip!Aoid jo amloo U . !qo aqj lljjlnj isnw saiplloej ssaooe ails et4.1 sjuawaiinball builied pue ss000V 911$ *Aelap jo slaAal alqv4cle3ov jol sdeB juejoijIns eAeq SJUGLUBAOLU 6uiwnl mou jqj4jo 9141 pule 'Po6uet4oun AllenjJIA SUIeWOJ sluaLLJaAOuj Bullsixe ist4jo ay; Aq peouaijadxe Aelap to 19A91 otaftluo suinj 1q'6ij of anu -eAV pll3n3 uo AemeAlip llvw oi44 wojj olgeil 6ujjjxq 13,11sai o; ARsseoeu Diolgiaqj sl 11 1181 HIM UO4O8SJajUI SApa UOIIOqWf M 9qj'sdv6 juapilIns sew U011389JOlUl aAIJO JOUBVY 109dsOJd ot4i al!4m 4et4i pue Aulep jejesiO eouaijedxe Illm qAp(] jouevy joedsOJd pue 9AIJO uoIloqwIM to Mo swnj 491 OUlMeW S910114GA W41 seleopui sisAleue M 9141 -IlPw 94110 U011iod 41nos 941 jol AeMaAIJP 944 pue PeOU PuIeU 10 uoilomajui eqj pue stem -OAUP liew Buiddo4s 941 snld'possnoslp AlsnOiAejd suoiloosialu! omi 941'apnioui aseLLL of suolloasi9p pazileubsun aajt44 ajB ' Siat4i'llew 6uiddo4s posocloid aM '41 LI 0 +3 peoU pueW punoqWlnoS (3 3 peoU pueH punoqWIJON +0 +3 anueAV p!lon3 punoclisom +0 +3 9nuaAV p!lon3 punoqlse3 jnOH Need PuOMOGM jnOH M88d AepMeaM SOIAJOS 10 JOAS-1 s3vyn,10A 31JAVU1 G3103rOdd'3nN3AV cir10n3 ONV OVOU ONVU:10 N01103SH31NI 03ZI-IVN61S 3HI 1:10:1 3OlAH3S:10 -13AFI 5 elciel 9t *I[ew Buiddo4s posodoid 944 Aq A144611s Aluo peseajo -ul aq ilim Poo4Joq46iau Aqjeau 944 46noj44 BUIAIIP 0!;jej4;o junowe a4; pue lopeldeo -OB Gq ll!m SAOmPeOJ 04110 GOugtUJOpsd 941 'Pepuawwooei sluawaAoidwi AemqAuP Pug UOIIO9SJ94u' 0144 10 lie 441M -uOijoesialui 944 ;o fijewooB Bullsixe a4l un4pm all mq'ilow aql Aq pe4ejau96 oi;jqjj of anp jou sie pew 941;o uoi4aldw*oo 941 ja7p anueAV plion3 Pue P9% PueW 10 uO'4O9wG4u' 9441441m poleposse swelqojd Aelep jofew OLLL uoisnimoo 'enusAy p!lon3 uo pe pew at41 jot Mpow wnj-446jj e pue 'GOMWO P" PURU W'Ou aw olid swnj 1;al Jo; Aeq loo; -pg 9 `a ;u9 anusAv pllon3 9L xipueddd 61TT 6988 SO4747 9TE47 SOT+± ES -I" 598E 1t+1,Gl 1NI cITT !3S T T EETT COOT ivEO T ?+Y6 BLOT ST8 1H101 1NI 6TTI OG I T EETT COOT OEOT 2,476 BL13 T STB 11+101 IN T2 LST- E8 476 6L2 '9£ TS e6E 69 2L LTS LL 99 2479 99 L9 929 6L 09 47ES 98 Sr. 0647 476 11 Hl 18 H3VMJddH-M 6E 962 9 9L L99 91 COT 9201 T2 881 1961 L2 12T ESET 22 21T 84781 LT ETT 47BTI T8 60T sx_xaaasaaasa 4780T 08 11 Hl id H3HO+tddy-S Ll 99 BT 2T2 OL 247 E247 94T OS 4729 888 8S 6LL S96 479 O47L 6LE 847 669 4747E ES T2L 826 SS 604 L T E __axsasssxssx 1 i Hl 18 HOVMiddV-3 99 86T ET S474 60T LLE 47E OEL. T 47L TSS 89 STLT LT2 82L 9L OOLT 202 T69 TB S479T 602 069 SL OE9T E6T 969 99 ST9T E61 EL9 E9 0O9T a+s:ssassasa as xsass 11 Hl 1A 3W I 1 H0WDaddd-N N I 838 S1H1O1 1N3W3AOW :S1Nn03 3wn10A 31nNIW-09 - 3HdVBI/SWjni 4792 6E8 682 1-2E 692 9T2 SL1 0647 292 SO2 68T LB -47 861 E02 89T 47E47 E22 98T 47E2 LBE ET2 LT2 T9T TSE S92 822 S8T 13047 08T T61 £2T T2E M S 3 -N _ 292 ass sasasxsaasasaa SIV1O1 lIX3 0091 TO2 T476 OfJE - -LL2 - S47GT 847T 8T47 T 47 6472 DELT 6ST 06E T2E E92 STLT BST L9E 0472 BE2 DOLT 802 12E T L2 062 5479 T L47T 662 ES2 E472 OE9T L9T TEE SEE 24.2 ST91 02T -._-__ 292 ass sasasxsaasasaa 6T2 47T2 0091 M S 3 s__a N _ -ass 3w II S1H101 H3dMJddt+ N I938 S7VIO1 lIX3/H3VWAddV :S1Nn03 3wn"ion 31nNIW-ST - 3VdV31/SNdnl _sasasxssxs== T2 LST E2 ET 22T ET LT 6TT E2 T2 6TT 8T ST 28T TT 471 90T L2 OT L8T OE 6T SL 92 11 Hl ld H3V0Ud8V-M esx 6E asasxsx=__ 962 9 LE TLE OT L2 BSE S S2 9EE 9 2E 8B8 T Be 992 S Be 4762 6 T8 962 S 1 1 Hl l�J H3HOdddV-S --=aasaasssaa ST 2T2 OL 472 TT2 90T 8 TO2 2TT 8 SST LL 47T ELT 478 2T OLT IL 6T E22 96 OT aaaaxaasassaa E47T 99 11 Hl l�! H3HOdddH-3 99 661 ET S47LT 647 6LT T2 OELT S9 47L 472 STLT 647 LLT 8T OOLT TS I9T ST 54791 k?S 8LT ST 0E9T 647 6LT 47T ST9T E47 sassaa SST sxaasxs 91 009T 11 Hl 1`d sxsxx 3W I.1 HOV06ddH-N NIS38 S1ti1O1 1N3W3AOW-S1Nn03 3Wn10A 31nNIW-ST - 3VdV31/SNanl 06/62/T AvaNOW Iona 7 'a8 QNVN -w 1133dsoNd '1W 6TTT 6922 2047E 504747 91E47 BOT47 ESO47 �9SE xxxaa 147101 1NI xxxxxxxxxaaaxxaxxxxxxaxxaaxx 4792 662 622 LBE EES SS47 47047 LLS SSG 099 E69 479E EB6 E98 T9L 86LT 2476 OTB 99L 86LT 988 ITS 2SL 61=19I 668 47ES 847L 2LST TSS 228 EOL 6S47I xxaxssxaxxccaxxxaacs:xcxxxsx M S 3 N S-IH101 l I X3 SL xsxxx xxcasxxxaaxxx:sxxaaaaax 102 147E ME LL2 647E 62L 1479 02S 80S 64711 296 EBG 999 9TST 2021 T20T EL9 9647T BLTI 47L6 2L9 LLET S80T 47L6 089 STET 20TT ES6 2479 E121 TROT 626 cxaxsaxaaxxxsxxx:cxxxxxaxxxa M S 3 N SIV101 H3HOdddH e-- S47LT OUT SILT 00LT S479T OE9I ST9T 0091 xsxxx 3WI1 NI938 SIVID1 lIX3/H3VOdddV tS1Nno3 3wnioA 3111NIW-09 - 3HdV31/SN8m 06/62/T AVGNOW Grl33n3 1 'Qd ONV}l -U 6133dS08d '1W B66 ESS 47r�Cs T GIb SO6 5.476 G 2 6 996 996 EBB TBB 808 saa sa salol 1NI BE6 ESB 47007 LT6 S06 9476 S26 996 996 688 T88 BOB sasaa '1a101 1NI ss xss xsaxxssasaa:aaaaaasaxaa GST 0472 622 2TE 947T 081 GBT 047E L91 2S2 47472 147E OST GT2 9E2 47TE 92T BEE 9T2 See 47ST 0472 4702 L47E 2ET 962 ST2 282 4791 GS2 9T2 62E 99T BG2 992 992 TET GS2 68T 90E Sat ES2 5.22 BLE! 9ET 661 002 47G2 asxaaaasaaxsaasaa sxs==sass== M S 3 N SlViDl S"1a101 l I X 3 6L aasxs==sa=aaaaxxaaaaaaaasaxs GGT 2S2 96I 47TE 2471 092 E6T 892 28T 992 222 476E E9T TS2 GBT 9TE Bet 0472 4761 E82 99T 282 IT2 982 47G 2T2 2GI GSE 2LT L82 47GT E2E 212 68T £02 296 GET GE2 TBT 132E TGT L22 847I SEE £91 aaaassassxsaaa 022 47ST TG2 M S sassasa:aasxss 3 N SlViDl HOV08dda saxaa S47EI OEEI G I E I 0061 S472I OE2T ST2T 0021 S47TI OETT ST TT kiOT i saasa 3W!1 N 193 S'1a101 lIX3/HOV08dda :SlNn03 3Wf110A 31nNIW-ST - 3ada31/SN6ni a:c=aaa:asasx 8T GET 22 BT GOT GT ST 09T LT, LT 82T ST GT 747T 0E GT LaT 22 8T GOT 62 91 22T 47E 22 891 22 IT ITT ST BT 9ET GT 91 82T 6T xsaaaxsaassss 1'1 Hl la HOaOddda-M 2T G472 E OE OE2 9 472 4722 £ 81 ' GT2 S E2 6472 OT 9T 8131 B EE OSE 47 ST 99T 6 GT E12 G 472 TOE 2 12 961 47 saaaaaaaaaaaa S 11 Hl la H3aOddda-S xsaaaasaaaass 2 227 TG 2 4771 GG 47 22T 96 47 OTT EG 8 96 T6 2T BTT I8 2 476 9L S 90T E9 8 9TT 6G IT 88 28 G 28 6S S 98 E9 aa�aaaaaaaa_-..a 1'1 Hl la HOV08dda-3 xasaas-a-s-s- SB 9T2 ET GG T9T 02 813 IE2 ST SOT 5.61 91 OG 002 ET G9 902 ET 001 992 22 06 ST2 ST 68 8472 s2 TG TE2 92 G8 622 6T 5.9 aiaa'.�aaaa-a:a 47LT 62 1"1 Hl 18 HOHOadda-N ease S47EI OEEI STET OOEI 94721 OE2I STET 0021 SbTI O£II STTT OOTI 3WIl NIS38 S'1a101 1N3W3AOW :SlNn03 3wn lOA 31nNIW-ST - 3ada31/SN8ni 06/L2/ T AvadfllaS QI on3 I QNaa `11 `133dSO6d 1Nf10W SE6 T6GT S6L2 2T/ -E 669E TLLE 269E TELE 26LE OEGE 989E SEGE -1d101 LNI xaxss 866 T6LT G6L.2 2TLE 6G9E ILL£ 269E TELE 261.E OEGE 989E BELE xoxxx nt1101 1NI =xxaxaaasxxxxxxxaa=axaxxxx== GST 0472 622 2TE EOE 0247 9147 259 OL.47 2L9 099 E66 I7329 688 968 LOET 68S L88 EBB 02ET L62 G476 006 1.2ET 29S 166 TL8 B92T 99G MOT TSB EB2T 96S TLOT 106 47221 ELS 880T 988 ESIT 99S SNOT 968 6GTT 8475 986 088 472TT axxx xxxassxaaxaxxaaxxxxaxxxx S M S 3 N S1H101 1IX3 =xxaxaaasxxxxxxxaa=axaxxxx== GGT 252 SbT 471E 6TE 2TS 88B 2LG Tog SGL OT9 906 4799 620T G61. 222T GG9 GTOT 96L 161 669 6EOT 47TB 6T2T T G9 S86 479L 2L21 089 T20T TSL 6G2T 470L OL6 09L SSET SG9 S26 OEL 0047T 269 0476 901- "ET 689 aaaax==xxaa==x==____-=a=xx ELS 989 962T M S 3 xx N S1H101 HOt10}JddV 547E T DEET STET OOET G472 OE2T ST2T 002T q471 OETT GT TT OOTT 3W I.1 NI939 S1H101 lIX3/H3VD8ddV=SLNn00 3wn10n 31nNIW-09 - OddV31/SNunl sxxx sxaaxxaxx BT GET 22 9E 47472 6E TS 476E 99 89 229 47L L9 929 28 99 9475 G8 69 EOG 66 89 L647 STT EG 4729 LOT L9 BOG OOT G9 ,LEG Be G9 6479 EG 11 Hl 1�J HOHO8ddH-M =saaxxaxxxaxx 22 E22 G 47S 8947 01 479 869 9T Be 226 6T 478 916 LT 96 026 472 T8 8G8 92 06 4706 L2 G8 298 TE T8 918 82 68 628 22 GL 47LL xxx:xxaasx:a: 22 11 HL 16 H3H02iddH-S aaaaxxsaaasa: 2 221 TG 47 9E2 847T 8 BSE 47472 2i 8947 GTE BT T4747 GEE 82 S" T 47E 92 GTh TEE G2 ET47 TTE G2 47E47 662 92 47047 OOE TE 26E E82 TE 2GE E82 axxaaa=xxaaaa HOHOaddH-N 11 Hl 18 H3VD8ddV-3 -asxaxxxxxxxs SB 9T2 ET 29T LGE EE 092 809 847 SSE £O8 479 047E G8G 479 0EE 2EB GS 247E 998 479 GEE 688 E9 947E GE6 SG OSE 296 88 GEE 926 98 GTE saxaxasxxaxxx 288 66 1"1 Hl 18 HOHOaddH-N x:cxa S47EI DEET STET OOET S472 OE2T ST 2T 0021 S47TT OETI STTT OOTT xxa== 3WI1 NIS38 S'1H101 1N3W3AOW :S1Nn00 3wnlOA 31nNIW-09 - 3ddV31/SN8nl 06/L2/1 1.HQLin1HS Q I10n3 i QNtO8 '1I `103dSO6d LNnOW --axx aaasxxasxa�as 0 aasaaassaaxaa 0 aaaasasxxaxa_ 6 BSr- 47 0 0T T 82E 0 6LOI L 0 471 1 969 0 6891 B 0 12 1 L201 0 47022 8 0 472 T L T E T 13 1+702 r- 0 02 0 9E2T 0 9ET2 2 0 E2 0 LB2T 0 T2T2 T 0 92 0 T62T 0 6ET2 s =ass 8 sassxaaasssax 0 L2 2 Leel 0 1H101 1'1 Hl 18 asaaasx 1-1 asaas a Hl l"J 1.N2 HOV06ddv-M HOVMJddV-S Hl 18 11 Hl SIV101 iN3W3AOW =_xsa BSS a_ssaaasaxxacaaoxs OT N I J3B 9T2 xasaxaasxa 0 ZEE T2r- 471 961 0 ITE 609 471 E02 0 26E 91S IT ST2 0 062 S6E OT LET 0 8+72 9T9 SI 2472 0 6 S +76r- 2T L472 0 SEE +76r- 61 222 0 662 1tj101 M S 3 N 1NI S"ltil0l lIX3 SIV101 lIX3/H3VMJddV s xsas sxxaaaxaaxasa saaaaasasaaax B=S 47 0 OT T Bee 0 T2S E 0 47 0 WE 0 609 1 0 L 0 T6E 0 9Tr- 0 0 E 0 062 0 r -6E T 0 9 0 4472 0 9T9 0 0 G 0 6SE 0 476r- 0 0 OT 0 SEE 0 tier- L 0 47 2 982 0 _a_a_ aassaaaaaaaxx saaaaaaaa asaa -1viol 1"1 Hl 16 1-1 Hl lu 1NI H3VO:lddV-M HOV08ddH-S SIV101 1NAW3AOW lL a xas=sassaasa 0 0 0 aasaaassaaxaa 0 902 6 uwssxa S47GT 0 0 0 0 86E E2 OELT 0 0 0 0 4769 LE ST LT 13 0 r-3 0 906 8+7 13041 0 0 0 0 TEL 647 S479I 0 0 0 0 47LL 09 OE91 0 0 0 0 STB 847 S19T 0 0 0 O 128 ha 009T __aasxxasxaaa la asass 3WI1 ma :aaassass xca-- 1-1 Hl 18 11 Hl 1'J 3W I l� H3VM:lddV-3 H3tdD8ddtl-N N I J3B o S1Nf10O 3Wf110A 31f1N IW -09 - 3VdV31 /SN6ni ==axa_aaaaaaxaaxaaaxaxaa=aax 471 62E 0 912 _axaa S+7LI L BOE 0 902 DELT 8 T66 0 OT2 STLT E 062 0 E22 DOLT L L+72 0 Thi 54791 L 6SE 0 or -2 OE9T 01 SEE 0 6472 S19T IT x__s___s 882 ss asaxssas__xaxaaax 0 SE2 0091 M S 3 a N saass 3WI1 G62 SIV101 H3VMJddd 0 ___saaxasaaxa N1938 :S1NIl0O 3wmOA 3111NIW-ST - OH8ti31/SN8ni s___sasaa xx as _sxssssaxsaxa assns 0 0 0 0 902 6 S474T 0 0 0 0 261 471 DELT 0 0 0 0 961 471 SILT 0 0 0 0 2T2 IT OOGT 0 0 0 0 TET OT g479 0 0 0 0 SE2 r-1 OE91 0 0 0 0 G62 2T ST9T 0 ___saaxasaaxa 0 0 0 BT2 LT 0091 11 Hl 1�j saaaaxasaaasa 1"i Hl la asass 3WI1 HOVMJddV-3 HOHO»ddH-N NIS38 !S1Nf103 3wnlOA 31nNIW-ST - 3WdV31/SN`J111 06/62/1 AWUNOW HONVW 103dSO`Jd a QNHa "1I °133dSO8d '1W -axax `BSS 61 -OT 8891 47022 T 4702 9ET2 T2T2 6ET2 1ti101 1NI xxasaaassasssaaxasaasasxxasa OT 9T2 0 ZEE 472 2T47 0 E479 BE ST9 0 SEDT 647 0E8 0 SEET 647 TSG 0 14721 0S LbG 0 682T B47 T47B 0 2E2T 9S 847B 0 SE2T a:sasxssas:aaasxasxsasssscsa M S 3 N SG8 S1H101 lIX3 xssas S1H101 lIX3/HOb08ddH bZ 06/62/1 AHQNOW WNW 133dSOad 7 QNHZI "ll ' 133dSOUd '1.W asaosaaaacsresasassssasaas:ss axs:a 47T 626 0 ST2 947LT T2 LE9 0 1247 OEL7 68 8207 0 TE9 SILT 2E BTET 0 4798 00LT S2 9E21 0 OBG C479 S2 L82T 0 472B OE9T 42 7627 0 E9B S19T SE 622T 0 SG8 0091 :xxx:sassxa::saexssassaaassaa xssas M S 3 N 3WI1 S1H101 HOWONddH NIS38 :SlNn03 3wnlOA 3inNIW-09 - 3VJV31/SN8ni 06/62/1 AHQNOW WNW 133dSOad 7 QNHZI "ll ' 133dSOUd '1.W 2SET ETBT TSBT 8476T SE61 SSB1 896T 686 OPE6T -Id101 1NI EE 0 OT 247 0 ET BE 0 2T 6E 0 OT BE 0 9T 47E 0 SI 2E 0 6T LE 0 22 BE 0 9T ==a=xxa==x=aa 11 Hl la HOV08ddV-M 0 959 0 T 28B 0 SZ T 926 0 1 2L6 0 T 146 0 T L76 0 2 296 0 2 9E6 0 2 OE6 ==aaaxsa==xaa 0 1`1 Hl 1�j H3V0addtl-S as la 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 asssssaaaxx 1'i Hl as la HOVOaddV-3 0 929 82 0 2ES E47 0 L28 847 0 LLB 64 0 068 64 0 948 24 0 026 E4 0 9E6 OS 0 sxmaxssas 268 29 1'1 Hl s.: ss 1�J 0 add'/ -N STET 006T S472T OE2T ST21 0021 5411 OETT ST TT 3WI1 N I 93x3 SIV101 1N3W36OW : S1Nf103 awn lOA 31nNIW-09 - OVaV31/SM:ini o xssa aaxssaasssssaasssaxxcaaaasss saasxsx-aa---_=,scs=a===s=== 47T 0 E a.=a=s OS47 TT O62 0 602 LT 96T 0 862 S47ET 9GE B 99T 0 202 TT 4761 0 TLT OEET 929 6 0472 0 LL2 S T 992 0 5472 S T E I T947 9T 602 0 9E2 2T 822 0 I22 OOET 984 9T 4722 0 8472 2T BEE 0 BEE S472T CL47 6 47T2 0 OS2 OI T472 0 222 OE2T CTS 6 6S2 0 5472 02 9E2 fn 852 ST2T TBE 6 479T 13 802 L 4702 0 OLT 002T T09 BT 20E 0 T82 47T 47L2 0 STE 947TT ee47 9T EEE O 6E2 8T S22 0 5472 OETT 7.9947 TT 602 0 0472 9 T 622 0 9 T 2 STIT 1'/101 M S 3 N =M S 3 N 3WI1 1NI SIV101 lIX3 S1H101 HOVOaddH NI93S S'IV101 lIX3/H3HOdddV :S1NIl0O 3Wf1 m 31f1NIW-ST - 3'VdV31/SNuni _x--- asassxacassaa OS47 47T 0 E 9GE 8 0 E 92S TT 0 47 1947 6 0 E 88h OT 0 2 EL47 6 0 T ESS OT 0 OT TBE S 0 2 T09 8 0 9 BB47 47 T 0 4 094 T1 0 4 l)J xaaxa 3WI1 1'1101 1"i Hl 16 1NI HOVOaddtl-M ==sxxxs sxxasa 0 96T 0 0 4761 0 0 992 0 1 L22 0 0 BE2 0 0 1472 0 0 SEE 0 T 602 0 T E4.2 0 0 S22 0 0 622 0 _sa:aaaxaaaax 11 Hl 1�:l H3VM:lddW-S HOV06dd'/-3 sssss sass a=.xa 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ssssssaxasaaa 1'1 Hl la HOV06dd'/-3 a sxaasxsxass= 0 L22 T T _s sco 947E T 0 E9T 8 DEET 0 9E2 6 STET O 902 9T OOET 0 222 91 54721 !n STE 6 OEET 0 642 6 ST 2T 0 291 8 002T 0 962 LT 54TT 0 622 9T OETT 0 502 TT ST1T x=aaxaax==a== 1"I H1 l)J xaaxa 3WI1 H3WMdd'!-N N 1932 SIV101 1N3W3AOW :S1Nf10O 3wnlOA 3lnNIU--S l - 3tidH31/SNuni 06/L2/1 Avaaf11'/S 80N'/W 133dSOad V QNHa "ll `103dS08d 1Nf10W 'J OS47 928 2CIET ETBT TSBT B476 SE6T =SBT 896T EB6I OE6I "IH101 1NI eases axx=axaxaaaaaasaaaaax asxxsax TT OE2 0 602 6T 96E 0 TT47 B2 9E9 0 889 4747 5478 0 4726 647 6E8 0 E96 0S LBB 0 TIOT OS 906 0 6G6 E47 T98 0 T96 S47 6E6 0 4786 2S BS6 0 EG6 47S B06 0 896 aaaxssa--._aaasaasxaaasaaxasa M S 3 N 3 S7li101 l I X3 S1FJ101 oz aaaaaaxaaaxsaaaxaaaassaaasaa GT S6T 0 BE2 82 6BE 0 6047 647 sr -9 0 4759 SS EBB 0 SGB 0S 926 0 SGB 647 EG6 0 926 47S 2476 O 6E6 647 ST6 0 BBB TS 4756 0 696 69 B66 0 9B6 47S 2E6 0 4746 aaaaaasaaaxaaaaxaaaaaaa=axes M S 3 N S1FJ101 H3HO8ddH saao 947E DEET STEI OOET S472T OE2I ST2T 002T S47TT OETT STTT 3WI1 NI93d S'7H101 lIX3/HOV08aaW :S1Nno3 3Wf110ft 31nNIW-09 - 3WdV31/SNum 06/G2/ T Ava8f11HS 8ONb►W 103dSOUd '8 GNV8 '11 `103dS08d 1Nnow xsasaaasaax ss ass®sxssssas-axaaasasasax aaaassx saaxas s:ass 2S3S SLB EBTT 6681 B64T B66 LST2 47LBT "11+.101 !.NI 200. EGE BSE 0 T L L s f++ ELS /947 vlol 1NI 20S BELE 806 OTL L047 ELS L947 L247 1ta101 lNI T ET2 0 E 479E 0 E EOS 0 E 06L 0 47 47EL 0 E 626 0 47 EBB 0 S sasssassx=___ S9L 0 11 Hl 1a HOV08ddV-M la 5z xssxGassasxa s 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 x---CxaCxs --- 11 Hl la HOVOaddV-S sssxasxsax:sa 0 082 2 0 S647 2 0 4799 2 0 980T E 0 ESOT 2 L%1 09 T T 2 0 E921 2 0 960T 2 --...xxxsxsssaa 11 Hl la HOW08ddV-3 --..x E ss-xasssx 0 E Gxs ss 547LT S 0 9 OEL T S 0 9 STLT S 0 9 001-T 2 O E 54791 0 0 47 OE9T 0 0 S ST9T 0 12; 9 sift##x 0091 1-1 xxsxxxx Hl la GxxxG 3W I1 H3HOaddV-N NI93E S1ti101 1N3W3AOW :S1Nn03 3Wn10A 31nNIW-09 - 3VdV31/SN6nl 682 0 9T2 E BT2 0 EST 2 69T 0 6ET 0 2247 0 1-82 T 4472 0 LST E 92E 0 9472 T EL2 0 66T 1 9S2 ssxGxsGssaxsssasxsasss 0 691 2 M S 3 ssssss N 0 S1ti101 1 I X 3 009T 47T2 0 282 9 S47LI EST 0 ST2 S DELT 6ET 0 69T 0 S T L T LBa 0 E247 0 00LT 69T O 8472 0 S479T L472 0 22E 47 OE9T 476T 0 2L2 T ST9T OLT CG-xG--------x-- 0 9S2 T 009T M S CxxxxaxGxxaC 3 N - C --G 3WI1 S'IV101 HOV08ddV N1938 S1tl101 lIX3/H3ti0addti :S1Nn03 3Wn'10A 31nNIW-ST - OVdV31/SN8nl saasasaxaaxsa T ET2 0 2 TST 0 0 6ET 0 0 482 0 2 LST 0 T 9472 0 T E6T 0 T 69T 0 -s-GssGGssxxa 11 Hl 18 H3WMJddV-M 009T -------.xaGGx 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 xGsssxsssssxa 1'1 Hi la H3HOaddV-S xGGxx CCx�.SC 0 082 2 0 ST2 0 0 69T 0 0 2247 T 0 L472 T 0 22E 0 0 21-2 0 0 SS2 T Gxxaxassxsxxx S479T 11 Hl Id HOHOaddH-3 6 0 E S471 -T 2 0 E DELT 0 0 0 SILT 0 0 0 DOLT 0 0 0 S479T 0 0 47 0E9T 0 0 T ST9T 0 0 T G#xx---GCCxCx 009T 1-1 Hl la xaaxx 3WI1 H3VOUddV-N NI838 SIV101 1N3W3AOW :S1NnOO 3WnioA 3inNIW-ST - 3VdV31/SNanl 06/62/T AVONOW N01108WIM 9 QI13n3 '11 ` 133dSOad 'IW xazc 209 SGB EBTT 6661 86LI 866T LST2 bLBT lldl0l 1NI 9t xaxzzxxxxzxxxaxxazaazzz:zsca E82 0 9T2 E T0S 0 69E S 0L9 0 809 S 260T 0 961. 9 9907 0 9EL 9 479TT 0 628 S 89ZT 0 EBB 9 201I 0 S91- L xaxxxxxxxxxxxxxxxxxxxaxaxxxx M S 3 N 0 S'IH101 l I X3 S S'IH101 lIX3/H3HO8ddH :S1NnD3 3wn IO6 31nNIW-09 - OHdt/31/SNaini 06/62/T AvaNOW Noil0@WIM v QI'IOf13 *II 1103dSOad ' 1W szzsassaxxmxsaxxsxxaaaaaazxx xxaza 4772 0 2B2 9 SdLI L9E 0 L647 IT OELT 909 0 999 IT SILT E6L 0 680T IT OOL T BEG 0 SSO T S S4h9 T 268 0 29TT b OE91 LBB 0 992T S S19T OLL 0 860T 9 009T xa:azasxaaxxaxaxsaaaxaaaaaxa x�xxx M S 3 N 3WI1 S'IH101 HOHOaddH NI939 S'IH101 lIX3/H3HO8ddH :S1NnD3 3wn IO6 31nNIW-09 - OHdt/31/SNaini 06/62/T AvaNOW Noil0@WIM v QI'IOf13 *II 1103dSOad ' 1W 2SE1 EiBT TSBT 84761 SE6T SSBT 8961 E86 O -E61 11+101 1N O SS9 0 T 288 0 LZ 247 0 ET BE 0 2T 6E 0 OT BE 0 91 47E 0 ST 2E 0 61 LE 0 22 BE 0 91 1-I Hl ld H3VD8adV-M O SS9 0 T 288 0 LZ T S26 0 T 2G6 0 T 1476 0 T L16 0 2 2S6 0 2 9E6 0 2 0£6 0 xsxxxxxxxxxs= 1'1 Hl 18 H3VD8ddd-S Hl 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ll Hl 16 H3VO8ddH-3 f1 929 B2 0 2E8 E47 0 L26 847 0 US 647 0 068 647 0 9478 247 0 026 E47 -0 9E6 09 0 268 2S 1'l Hl 18 HOW08ddti-N T947 ,_ I., I- STET OOEI S472T 0E21 STET 0023,. S47TI OETI ST TT 3WI1 N 193 SIV101 1NBW3nOW tS1NnO3 3wn10n 31nNIW-09 - OV8V31/SNdnl xx-as 0G+7 xxxsxxxxxxxssx== IT OE2 xxssxxxxxxxx 0 602 sxxxxxxxaasxaxaxax G T S6 T xsxxxxxxxx 0 SEE xsxxx S47E I 9/-E 8 991 0 202 IT 4761 0 11-1 OEET 929 6 0472 13 LG2 ST 992 0 5472 STET T947 9T 602 0 9E2 2T 822 0 T22 00£1 8847 9T 4722 0 8472 2T BEE 0 SEE S4721 F'L47 6 4712 0 092 01 1472 0 222 OE2T ETS 6 6G2 O 5.472 02 SEE 0 Bat ST21 TBE 6 4791 0 802 G 4702 O OLT 002T 1139 8T 20E 0 T82 471 47LE 0 ETE S4711 8847 91 EE2 13 6E2 8T 5.22 O 5472 OETT £3947 IT 602 O 0472 ST 622 O 912 ST TT "14101 M S 3 N M S 3 N 3WI1 1NI SIV101 lIX3 SIV101 HOHO»ddH NI933 0547 9GE 925. 1947 BB47 EI -47 ETS TBE T09 BB47 0947 1VID1 1NI SIV101 lIX3/HOV08ddV :S1Nn03 3wnl06 31nNIW-ST - 3Vdd31/SNdm xxxxxxxxaaaxs 471 0 E 8 0 E I1 0 47 6 0 E OT 0 2 6 0 1 OT 0 OT S 0 2 8 0 9 47T O 47 IT 0 47 aasxxxssxxxxx 1'1 Hl ly HOHO8ddH-M 0 96T 0 0 476T 0 0 992 0 T L22 0 0 8E2 0 0 1472 0 0 SEE 0 T 602 0 T EL2 0 0 S22 0 0 622 0 xxxxxxsxsxax= 1'1 Hl is HOH02iddH-S 16 - -xx==xxxxxxx 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 xxxxxx:xz=xzs 1"1 Hl 16 HOHOaddV-3 ==-xxaxxxxaxx zx:== 0 L22 IT S47ET 0 69T 8 DEET 0 9E2 6 STET 0 902 ST MET O 222 9T S472T 0 ET2 6 OEET 0 6472 6 ST2T 0 29T B 0021 0 962 LT S47TT 0 622 9T OETT 0 SO2 IT STTT z==ssxsaaxxx: 11x11 11 Hl 18 3WI1 HOtlObddt!-N NIS38 SIV101 1N3W3nOW :S1NnO3 3Wn1On 31nNIW- T - 3VdH31/SNMnl 06/G2/ T J VG8nlVS aONVW 1334SMIa I CtWU "1I 103dsow 1NnOW -asxx OS47 928 ME T ET8T TSBT 8476T SE6T SSBT 9961 6861 OE61 aacxx 1H101 1NI -aasaaasssasaxaaaaxssaassass TT OE2 0 602 6T 966 0 TT47 BC 9E9 0 889 4747 S47B 0 4726 64 6EB 0 E96 09 1 -BB 0 TTOT OS 906 0 61-6 647 T9B 0 T96 947 666 0 4786 2S BS6 0 E1-6 479 B06 0 B96 aaaxxxaaa:asx xaaaxxaxaaxxaas M S 3 N S1H101 l I X3 S 8Z ssxxxxaaaxxaaaxaaxxaaaaaxaas GT S61 0 SE2 82 6BE 0 6047 Eh 9S9 0 4759 S9 EBB 0 SGB OS 926 0 SGB 647 E1-6 0 926 47S 2476 0 666 647 816 0 8BB TS 4756 0 E96 69 SE6 0 986 47S 2E6 0 47476 aazasx:asaaassssxsaasxsasxaa M S 3 N SIVIO1 HOHOaddV {-- 947ET DEET STET 00E 9472T OE2T 9T2I 0021 S47TI OETT ST TT xxxxx 3WI1 NI93a S1H101 12X3/H3HOdddH SS1Nf100 3wnio1 31nNIW-09 - 3VdV31/SNwi 06/1-2/T Avc8nlHS HOWW 103dS08d i QNV6 '1I " `103dS0ad 1NnOW asses ssssaax:axzaz - axzazaxssas xsazasaassaas asaxacassssss' as sss Zr 4+ 4. T A F, .x C!. T M 01 T T w*q.CT a W16) :* MIUMN :panoiddV -Suueaq aqi le ivasaid sioiaafgo ou mann ajaq,L molspop sTgl umuaeo o; aloe f4uoft,ui jadns a paau pinom pnog a8slpA ag,L •isonbax aqi paluop goRm `s&= Z pue soAr £ sem aloe, aq,L •Surpllnq oql umj3 panouiai Suioq coop peagjaeo agl q;Inn fle;aj of 3[arq uoAoi vagi pinom ands s[ql `ant,al lana pinom isLmD `;l ;t,gi put, Aluo auogd = of pailiulj oq uout,fleism put, sores wili uourpuoa ag; g;im ;sanbaj asn lt,faads aq; uo p oA uag; preog aq,L asea s. pro ouabain agl uT lsojolu[ ,rue mops jo sujaauoo km ssajppe of Suusaq oql lie mosaid lou oiom sanxieluosajdw fayncD aql lt,gl sjaquiauj preog lsoui Suouie ujoauoa autos sem ajagi osld 'asn 3o add slgi Suimoffe Aq paum oq of luauaq ou sem aiagl lt,gl lra; sjaquiaui autos sanlasmagi Suouie sans[ oql passnaslp uagl pjsog SuluoZ ag,L -souogdolai no isnf urgl ojoiu ffelsu[ AMId;4 suollsjado jag;o aq,L •sialuaa llsiaj iou pus sllsui oint, m paleaol on Aaq; `io amoq `agelpA aql ul pal -cool suollsjado anuos no, jelpuIs ars ojagl legl preog oql of ino polurod sem 11 •joluoa rleloj pollen mold slit; 3o lualut leulSuo aqi uioij oSut,ga s oq pinom pee rsnsnun oq pinom uollells;sul oaLuos 3o a" slgl `luoijojois llsiaj s se moddu rr[m la,LmD gSnoglyd •jaluaa aqi ul slusual llslaj jagio oql gilnti asn pasodojd srq; Io :il.Uqueduioa;o ujoauoa uiuui nNi poslsj aSslllA aq,L laulsfQ SuiuoZ £-g aqi ul iriu od asn reloads u sajmba.i sasTwoid aqi uo pooLuos aq 1p^ sjea aq; lt,gl fat,; aq,L •ears uollsrrelsul et, olul some 8uuq of jopjo uT aat,ds lueuai W ;o rear aqi ie joop aSsjsS psagjaeo us rit,lsul of umsumod isanbaj ,iaq •panloAui osis si souogd asag; 3o uoi;srrsism `iaD amoq `sauogd na jelnllaa;o uollejodo sales Imaj s gfusuiud sr joInD iuq; pa;els soAllmuosaidaj monWja -;uosa.id jou wom -aul °lo j eO ;o soAlie;uoso ida-d '0661 `1 kmruga3 uo sreaddd;o preog SuluoZ oql oio;aq panoddr `iaiva0 SulddogS paiiufl ezu[d 3o pio[piTer oql `uour iodjoD laanWI(I aq; ,lo sanut,luasajdaj aq,L -jaluaa Sulddogs llt,laj £-g srgi ul squall poluraj pue °souogdoloj minllaa;o sales lreiaj gjjm uollaunfuoa ul `sauogd no nlnllaa Sugfelsul aoLuos aniiouioint, ue a;ejado of Iapjo ui asn Ieiaads t, Sulisanboi sl ouj `IayjeD 0661 `£1 AH VM199A :ZLd(j WUN33 JNIddOHS a31INf1 VZV1d WOUV301I "3NI "IML-EV3 `06-flS-8-'VgZ Ujafgas aNNV'ld `2IVNa39 9nVd :NONA M3'DVNVW H0VT11A `NOxI(l '3 NHOf :01 sfougll ';aadswd ;unoW 1KWU1Ivd3a !)M NOZ aNv DMINNYId ipmiSOlId ,I,Kaow 30 af)V'1.11A Aur ,Io solquunnugal jo s1to IsomS ou aq p1nom waip se 'osn jo odA4 Isnru si.q i ioj poUt n sem si I Ilaj Aoqj letp Suipuls Aq Ilan op ul moisAs ogujds a BuT lcisu! jo uot sog2ns sJJt'ls POss;DJPPr OH 'OuO ul OMOT 01 lq" lou sOOP laLJVD Pug 118lu OATIOTUOinic ur of ROSI! PuOl lOu SOOP SsOmsnq J!Oql JO OJM'cu OT 110111 POIOu JOWN OH 'lq2!u joAo sasnuoid oqi uo ummoi iou ppm sm" aiLL -joluo:) BuTddoqs oqj ul siumol i2qjo oqi uo lvedmi aAgusou au st ojoqi os looils oqj wog olq!su jou si Arq oELL -Arp .rad sjua jnqj of oo4 Aluo avedogim AouL -ands SugoAnoum old= sl ojacp oioqm lojols otp jo not oqi of OA!Jp ULM 'polMM ouoqd v OAN q U!m wqi &= oELL -ssomsnq oAllomoint, uu olqmosoi jou mp pim 'iuoijojois imai lvuuou v seq f4qov3 looj omnbs oot,'z oqi imp porms jaqljnj OH asn jumv otp of Imuopput st sopqomoln-c u! souoqd jo uoprIpisui oqj pun ssouisnq pgiai q:)ol-qgi .q -e si sa p jrqj polou oH -smolqoid &m alrdpmm jou pT.P puR osn Tmioi jlcaicD4 v sem it Ila; Ao qi osnu:)oq 'i!mjod osfl TepodS e Supsonbai *.xojaq julcuol ST .qj poiwos iuouidojoAo(j jaanW!a aqi reip Sup'ns Aq uou muosaid sit uWbq 31:)ulelg -jW lawell Ur paArlap inq oinojuo mm lajLjeD mot oAqvivasajdaj oqi imp P90unOUEM OHq Isanbai st I u! la,LxeD Supsisse wom Aoqi wip pug 'joivaa Suiddoqs otp jo sioumo oqj ojam juamdoloAa(I RDnW!Cl lt'ql PDUTeldxO OH *aur 'Iol=D xoj asm aiR pamasaid luamdoloAOG ponW!(j jo aAlirluosoidoi v 'SIOU!TU 'OURETOd 'QAP(I UOSJQPUV LIVI 'Nouglg oaniq wpist(j i2juaD gMddoqS C -El 2qj ut ssouisnq uourlIvIsul pun solus Ilmoi ouoqd lea olnu we mops of 2sn Irloods v joj imbai ti, Supq se rima sr qj poonpoilu! 3[msleg umumqD -Supoom sl7aoddV jo pirog SuraOZ 0661 15Z Amnimf oxp wo43 ponuiRu 03 SUM OM ST RL ouoN :saLLdvj ausauaLm/suojoarao T .ponijoa u7 -I Amssva PIVU0,8 sialpoia STO-I demo ukmw uouurl Jolo'l jogleglaig uoqoll ueuLrl,aqD 13psug uoqp -ssouTsnq uopVjpSEq/sora Moi ouoqd xw v joj sT uopejodo onuos oinv oqL -pL ust(i ioluoZ) iulddoqS C -S oqj ul uoptiodo oapuas olm, ue ,,AoiTe of I *D,Iooz,tl uonaoS lad osfl TepodS V 0661 '6 kmnugf -jjD SuiddoqS polfall rmld lossng *S jV91 'Oui lovvo 0661 '1 kvnJqQd 0661 '9Z kmnulgf :OTOG 2ulnOH 0 Vill; &V V. F. I&T. (a V. 120 1 An wIll. 0 :,Lsanoa,d :alva NOLLVDnand :Alldadoldd J.D31mS :uallouiaad 06-flS-8 *ON aSVO V9Z S'MddV AO CINVO9 OMNOZ J33dSOWd'JNaOW mu3()!)Nuam Imnoam am ao SaLIKIN ZBA-8-SU-90 January 25, 1990 Page 2 of 2 kind stored on the premises. He compared CarTel to an A T & T Cellular Phone Store. He also noted that this is not the first service store in Plaza United, and alluded to Wave Printing and Business World Int., as an example of service oriented uses. operation when installation of service may not be coral system must be installed as Fire and Inspection Service were questioned by phone ; into the rear of the store, tl Mr. Bednar further noted t. Village which are located ft similar operations (car phon, auto malls. He emphasized I this shopping center should I Discussion ensued a These included: the creating overnight p� burglar alarms, the classification for the representative from Mr. Brettrager, seco tge of Mount Prospect. He explained that the permit was because it becomes an automotive remises. He expressed a concern that this type other retail users in the center. A sprinkler garage stall to avoid a fire hazard, as per the He noted that when CarTel representatives ►ility of cars remaining in the fire lanes to get ssible, especially on weekends. ) comparable automotive operations in the centers. He mentioned that there are two s and stereos), however, they are located in )ifity of this use with the other retail users in be the basis for a recommendation. iong the Zoning Board members regarding their various concerns. parking behind the building, the possible increase in future sales king, the potential increase in future services, such as, installation of impact of this use on future retail users, and the special use parcel should CarTel vacate the premises. They also felt that a 'arTel should have been present. by request for a itornotive car abiect to the foLtowing: 1. The special use permit be limited to the installation of cellular car phones in conjunction with retail sales of cellular telephones and related items in said premises. 2. Ile special use permit use to become null and void when this tenant vacates the premises. Upon Roll Call: AYES: Lannon, PetruceK Brettrager NAYS: O'May, Basnik, A motion to approve the request resulted in a 3-2 vote, not gaining the 4 votes necessary for approval. Approval by the Village Board will require a super -majority of 5 votes. These recommendations will be forwarded to the Village Board for their consideration. Helen Giordano, Recording Secretary -pop!Ao.id oro se;;jlo Sugeol put, samel aig Wuipilnq aEp jo xew otp IV 'salols Otp jo luoij ui si popmoidSur �4 -SI;Dsn 11'ejoi Ojrpo�tuoaae of q2noua sr qalqm p-op!Aoid we sovedi SulAxed 1 -ed oql Iry Axed *Ay put, pojpunq ouO -loo; ombs 000'92 Ajoivuqxojdd-e jojoina dgis Ijejoi L, *q of p-apuoluiAlltmigU o Sm jojuaa 2uiddoqs siqL -smdumo souqjr-alduioa jumurdv V pal!ufl oqi ST isles 2qi of put x uL, st jowoo guiddoqs st qj to quou oqj o -spro-d ujnbuo2fV pus ossng jo sioujoa o&4 uo palleaol axle U -9w segs pule u0pris oapuos/svS le qjoq -peoS ulnbuoRrV uo womq1nos oqj of osis pus pco-d 2sma uo Isam oqi of polml siomoo guiddoqs on ojoqj -loon, IuL) otuwoa padolQAOP XPLIOjiv, uv jo o2pa aqj it pareaol si iowa:) guiddoqS pollufl mld *LIL w!jisi.p Suraoz C -q sy . . qi ul ijuuad osn relaods v sojTnbai sosimoid oql uo paaLuos aq Ilytk silos jvqj 1,,)gj gqL TOJE uOlivii'Mu! ue olul owil r re om, ouo 2uuq of japio ui 2uipl!nq oqi jo mi O(P 110 JOOP ORRIO PrOql-4Aou'8 Msut of uotsmwod Wun.sonbaj air sweallddt oiLL 'POATOAU! Osre sl souoqd osoql jRig o uo ' 11eisuz. 'J'OAOMOq Isouoqd na mlnlloa jo sol -es Im ioj AlLmuilid sl SsOuTsnq s,jojjrj -spuo-d 2ssn-a pue uTnbuoSIV jo JOU103 Oql is joiuoD SmddoqS polTufl mldwou oql ul ojois r undo of soiisop LWO, iiiii I ''Ell i'i'l I 1)111411 11 11 111(ii wwos oint, of Imoi Alpu!2110 setA mqm tuoij asn ul ogutqa st 1 joj iow oq isms sopoa &npl!'nq ioqio ffV -wmAsioRaTids oqi olinlIp'ej of 1 aplo ul POSTOJOUT oq of onq Am Ruifinq oql of aapuas joj% 'fflns ogiang oqi jo llnsai r, w 2a"eds juruo .P i siqi ui pollmsm aq isnw woisAs jaRulids V waunndo(j olid oqi nod pomolle oq jou IIYA oaulgiluo loop 02iong xeoi posodoid atp ve Siva jo,,Wutft s. jo 2ur qied atLL -walqoid ail vii -a mmli phos siql veqi soiou wotumdo(l soapuos uopiadsul aELL 'BaiP I!nq oql Sullfxo pus 2uilmuo siva qIyanluo3 Saiddoqs oqi ul ouo Xfuo oqj oq pinom juruol stql 'potAottv jj -swall polelol puv 'souoqdojoi.iL,Injjoo jo solus ITejoj q4m uollaunfulDa ui 'souoqd iro nin1loo Sui ' 'Isul mjos omtumm looinv uv odo of 1-3-10OZ, [It , Oa . tj uopooS lad osn jej:*ds u guilsanbai si Weal Iddv oq.L 0661 '91 AXVfMf :3.Lya U91M33 f)NIddOHS GUM VZV'ld Wouviorl 'JNl "13,L-RV3 '06-f1S-8-VgZ ujams HaNNYId %VNG39 'MVd :Nolda NVMHIVHD V3ddV AO MM09 ONINOZ NINSVU JjD :OJL sloullU ljoadsWd junoW Jw3vii"d3a ONUNOZ CLNv lamLqNvlld L'IgclSOHd lNflOW AO 3f)VrlrlXA Gil Basnik - Page 2 January 16, 1990 The most important question the Zoning Board must address is that of the compatibility of the proposed use with the other retail tenants in the center. CarTel will operate a retail storefront, but car telephone installation, or the service aspect of the business, is unusual in a retail center. However, there are instances in the Village where car service operations are located in a freestanding building, as part of a shopping center. The Ward's Auto Service Center at Randhurst is an example. Also, there are two businesses in the Village where car telephones are installed. These businesses specialize in auto related items such as stereos, alarms and telephones. These uses are in auto malls. CarTel is somewhat different than the uses described above. The Company has a retail storefront, and items are sold that do not require installation on an automobile. Installation at CarTel is a service to a customer, an accessory use to retail sales. However, floor area devoted to car telephone installations is significant, and this serves as an important part of the business. As stated, compatibility of this use in a retail center is important. Plaza United is a recently developed retail center, and a use such as CarTel with a significant service business is somewhat different than the staff envisioned for this property. The petitioner must demonstrate how this use will be beneficial for Plaza United, and not cause any adverse effect on other uses. Also, the property owner must discuss re -use potential for this space should CarTel relocate. Because of these issues, a use such as CarTel, might be better placed in a more appropriate B-4 District, where the compatibility question is not a factor. The tenant mix at Plaza United might be better left to businesses with an emphasis on retailing. go *066T ' D 4u9PTsOad 8bPTTTA AaT-lva "I PT9190 SIJBTD 9bPTTTA SPT9Td -V TOaP0 : Isaliv 90 Asp --'-:— ST144 C[aAo-dd(IV Pule ClaSSVd : Ixas9v : SAVN MK04VIA 'MPT Aq 9PTAOad a9uupm aqq maoj 49Tqdmpd UT uOT4POTTqnd Pup TvAoaddie l9bvssed s4T a9WR Pule mO.1-4 409999 PUP 9oaOJ TTnJ UT aq TTlelqs 90UPUTP.10 STIq4 :4PIqLL -"-aAIa Nbl-159-s Is -s4S MPTTTTM PUP u9mO 'm4g punocrq4noS I q4aON '49 Aau9H UOT4dTlossa 499149 JO apTS .499 -T4s jo auipN :bUTMOTTOJ aq4 apnTOuT TTRTAs 9-VOOZ-8T UOTq0aS PTPS -l9qjPUT9a9l4 4914-4 OS !,,S:48a.X-4S MPTTTTM PUP U9MO m -4q Opunoqiq4noS pup 144aoM '49 Aau9H,, aouanbas TQ0T-49qpiqdTP madoad UT 'aaO;9Jaq4 bUT4n4T4sqns pup I&S49aa4S MVTTTTM pup uamo m4q lq4noS "-4S A-lu9H,o buT49T9P Aq papuamle a9T44.xn3 Aqaaaq sT 1p;apu;amL:, se l4oadsoad -4unol4 jo i9POD 9bvTTTA 9lq4 30 (OPOD D-T;;PJL) 8T -T9-4dv'4z) ;o ,,9UXTI AUV bUT3[aPd ON,, 900Z'8T UOT40 PaT4TWO . 9S 4P'41 :aNO NOIlOaS :SIONIqUI 'AINnOD NOW '109dSOHd INnOW dO aDVqqIA alll aO SHaISMI aO allVOS GXV MHUISaUd alll Ag CIaNIVGUO II aq --159 JO aaoo aDVTIIA alll aO saGOD DIdJVHli UTIIIINa 8T IlaMVHD dO IA all0IIUV DNIGNOM aDNVHI(I*dO KV *ON aomvNia*ao /avo P4/MrTH *00'OVE'TT$ P99:)Xa 04 4ou junoum up uT SaSTadaa4uZ 4qO9JqTV Aq p944plcrns 99 PTq 4s9mOT 9q4 90 aoup4daoop pueuluo0al I -Xiom pasodoad STlq4 aOj SE08-Z9-LLO-SS apoo qun000p a9pun qabpnq 4uaiano 9q4 UT P94POOTTP alp spuna 00'000'6E 00*000's UOT4DnX4SUOZ) UIR42PPq 00*OOZ'6,Z 00*OOL'E -OZ) UOT-4TTOLu9a a4-4auTqO-d 00*VL9'8Z 00-006's •oo BUT5(Dalt4 4samPTW 00,000'zz 06-00018Z OZ) BUTTneH -a-f 00,0V911Z 00*006,z oz) quatudolaAa(j I UOT-4TIOulaa 00'et8,8T 00'006'LT -dioz) 4U9tu9T4u'eu'STCj *S*n 00*O6E'TT$ 00*08E'L S;DSTad:Eaqua qTqooaqTV TTT;XOP9 (plqxq) -';DPPT9 APTO BUTSn aspil ;9U04S nOT/M PTE aspe PTS TPUOT,4do :SMOTTOJ SP S4Tnsal PTS * ean4n; 9q4 UT 4OP24UOD 40T BUTXzpd aq4 o4 4T ppp 'jaq4pa l4nq 4opaq -UOD UOT4TTOmaP 944 To qzpd sp ui94T STq4 J9PTSUOO 04 you UOT4 --epueurmo0al Aw Oq PTnOm 4T 4vq-4 9tua.7-4x9 OS OJP UOTqdo STq4 BUT -ZGAOO 99OU928;JTP OOTad '94OU TTTm nOA 9V *P9AOlUal SSM 5UTPTTnq 9144 294;v TTT; APTO PIPPUP4s To n9TT UT auo4s paqsnao TO Saq3UT u94 PPP 04 PTq TPUOT4do up 4TuIqns 04 P94SOnb9l SEM 29PPTq qOPH 'M9TA91 a9pUn ATquasaad 4nOAPT bUTNard pabaplua up ;o qjpd 9q 04 PaTnP9qDs St "00 Za4UT2d DIA PasnO4 ATIaULIO; RDTqM 'BUTPTTnq STq4 TO 94TS 941 'UTP14 'S 9Z 4P bUTPTTnq POUMO-9beTTTA v 90 UOT4iTOUMP pasodoad aq4 zoj a4PP STq4 •W 'V 00:OT 4p pauado 919m SPTq P9TPaS UTVW 'S SZ 4V BUTPTTna 90 uOT4TTOtu9CI :joarens 066T 'tT Aapnaqaj :Hlvcl SNIOM DTTcrnd 2040a2TC :Noua laBRUPW PBPTTTA :C)l wnCNVUOW3W 331:IAOU31NI M AJD nU !juamliedea s)ljoM oilqnd !IoodsOJd %unoW 3U3 .4soo alqTssad 4SOMOT gq4 is 13@dsOJd qunoW jo abBTTTA Ot4l JO s4u8PTsaJ @4q 04 SaOTAJaS AJBSS8OaU aPTAojd 04 4uawqTwwoo bUTnUTqUOO aqj Sa4SJ4SUOWap UOTIeWJDJUT AaAjns aqj aAOTlaq I 'J@A8mOH -A4Tunwwoo o4 A-4Tunwwoo wojj AJeA SaTITJoiad PUB spaou jet4l qzT"ubo3aj ITe aM - -sai4Tunwwoo gql TT8 JO @68J9A8 Gq4 UBql SSOT Vq$ 6UTAsd ATTwel joadsoaj 4unoW Te3TdAj Oql smOqs PUB GTTqm44JOm ST UOSTjedwoo aqq 'JaAGAOH. *sa3anos anUgAaJ Jag To jo eauanTJuT aqq, jo asneoeq sailTunwwoo aTdwes aqj uT sajnjTpusdxa ueqj sluawAed loajTp aaedwoo of qTnoijjTp OJOW ST I IT qeqq }no qUTod PTnoqs I -sailTunwwo3 U9aj9UTU a4q UT qlJTaml sluBJ joadsOJd 4unoW -saxel AITTT4n PUB (saxeq A4a@doid wojj 94eiedas dT) saaj do-MOTd abeqjeb lsabjeqo jamas PUB jalem Isaxal A4jadojd 's8suaOIT 60P PUB GTOTqaA apnTOUT s4u@wAed jOaJTP 9SO41 -pToqasnOq TBOTdAq e wOJJ AT13aJTP SaAT@OaJ AI!TedTOTunw t4aea qei44 sanUGAaJ Tenuue aqj smogs Z 9TnpaqoS ' SOTITunwwoo TTe jo abeJgAe 9q4 U8qq SsaT 170Z$ GWOS PUB 'Slq6TGH uoqbUTTJV Ueq4 SsaT OCZ$ 'SOUTBId sap Ueq4 SsaT 175$ 8Je qoadsDJd junoW ui sajn4Tpu@dxa eqTdeo jad SgS$ aqj -GaTI -Tunwwoo UaajaUTU 9q4 JO 4samOT 9144 UTabe aie sainqTpuadxa eqTdea jad s,4oadsold 4unoW leqq uaas aq ueo IT 4aTnpot4os aqj woj3 *sqoaCojd TOJIuOJ POOTJ PUB sloaCoad 4UBJD MOOTO 4u@wdOT@Aao AlTunwwoj sapnloxe ATTeOTiToads PUB A4TTedlOTunw L43ea UT SGOTAJ9S JBTTWTS quasajdai oq pajsnCpe uaaq aA8t4 Sjunowe qabpnq 'L aTnpaq3S uj *sjunowe qabpnq 06/686L WOJJ uaMUl sem PUB 066L AjenueC paqap sl AaAjns at4l *A4TTedTOTunw at4q of ATIODaip samew (suosiad B -Z) ATTw83 TEz)TdA4 e jet4l sluaw4ed smogs Z aTnpaqoS PUB STSBq e'40eo jad e uo sajn,4Tpuadxa jabpnq paqsnCpe JO UOSTiedwoo e s -t t @TnpaqoS . AaAans qeq4 woaj UOM84 8Je S@Tnpaqos paqae44e oml @41 -SaTqTUn'wwoo aTqejed -WOO U881OUTU WDJJ sanUaAaJ P9409TOS PUB sainqTpuadxa qabpnq jo A@Ajns lenuue qlqbTg SIT POIaTdwoo ATjuao@j abpT8 MJBd JO A4TJ 941 40 quawlieda() @JU8UT3 at4l AaAans anUaA88 PUB sajnjTpuadx3 AqTunwwoj OTqejedwoj :133cens 066L IZL Ajeniqaj :31V0 0109JI0 aOUBUTJ guosdaC 'j PTAB() :Wodj jabeuaw ab8TTTA 'UOXT(] uoqTnj ut4oC :01 wnONY*SOW3W 3DISJONUMI 5?oullil Imkftld lunow :tosdwojc:j aunoL#j kc 860111A *OOTAJ9S J96U9ABOS .30J SPToLlasnoL4 IT8 Aq PTad qunowe aL44 JOJ S9TITO OS841 JOJ p8SBOJOUT uaaq SeL4 qabpnq aql (C) -sesinoj JTOO PUB SaTJGIaWa3 'sPaGDOJd T034uO3 POOTJ '90TAJgS snq 'slUL-JO IDOT9 quawdOT8Aa() AlTunwwoj 'SqOTJ4STO Aje4TuBS IA4TTT,4n DTJ'40GT3 'IDTJIST() MJBd 6UTpnT3xa PUB abeqjeE) lAjpjqTj ljjW 6uipnToul q96pnq AqTj Tel0l sapnTOul 196pnq peqsnCpV (Z) abpTa >IJBd jo AqTj - aoinoS W 6£'69L 899'1717 9Z17'17£C'CC$ NV3W S17'S% OWIK SWOWOC loadsOJd qunoW 6L 817*685 SZO'LC 807'SZ8' LZ a6pT8 >IJBd OL 90*1709 c9cloc Z66'0'7f'8L sGTTN LL SV*17L9 LS8'S17 LLO'CLL'8Z (C) GADJO SJaUMO(j 9L LS*6L9 SLO'8S 9U'9L6'SC S@UTeTd sap SL 9C17S9 OS'07 0908W9Z 4sint4wT3 17L 17Z' 899 00009 890W'Ot 8T>10>IS cl LL'9L9 OOL'17C C90'17817'CZ (f) MGTAUaTO ZL Z L 'i7t7L 0001179 L8L'R9'L17 (C) 6jnqwnet4oS, LL LZ*88L 000lz8 17517'ii9'179 9TTTAjad8N OL Z9*W OSVOL L00'Z69'SS (C) sqt4619H uo-46UTTJV 6 80*L6L 00018Z voc,qWzz a4qawTTM 8 SL*Zoo uq'a 6LZ'9W17Z (C) loojqqlJON L 951508 90L'CL S07'17L06S UOjSUeA3 9 OVLO8 00018L tqc,Lc5,17L PTa'3Ja90 09*L99 009,95 600'6C6'8'7 >IJBd >JRo 17 VG*OLO'L 009,0C 9179'ZZ6'0C (C) MJed Pu8Tq6TH c VS'LCO'L ooe,ZL 07L'COZ'iL 8M4aUUTM z 6Z*ZBL'L$ 000,qL 9LZILBZ,Lzs qsaioj 9>181 L elTde:) J9d UOT'48TndDd (Z) 3a6pn8 X4TT8dTOTunW >IU88 sajnqTpuadx3 paqsnCpV 066L AjenuaC NOSINVdWOJ 38nilON3dX3 VlJdVJ 83d W NOS18VdW03 AlINnww03 319VHVdW03 L 9Tnpaqog z CD CD t1i i i rj P,) N N W Or W r) N W W 4-1 X, cJ C) CD 0 O O O 0 0 0 0 0 0 0 c 0 0 0 0 0 C7 Ln O z V LO Z Z X m a m x r- = n x v = M U7 CD 0 -J N m X, 0 W 0 C, N4- 0) 0 t -,J CD< D) Cl) m ::r w 0 c a ;7 C) I �O C71 X* a) U) P' a) 3 CD X J-' 41 X' 41 CD 7 3 > H rlj :3 c 4-1 a� - c 11 M cr < _0 " m = — -n w ro m — CD a Cr (A 00 co (*r 0 =1 m 77 CD "1 0 CD c W. n " O O m H O i m T. D -n co D 0 0 =1 z A, CL \.n O 0 m X" CD Cb CD (1) -0 3 0 0 CD CD li cn < rt =r pi CD "I 0) z CD CD t1i i i rj P,) N N W Or W r) N W W 4-1 X, cJ C) CD 0 O O O 0 0 0 0 0 0 0 c 0 0 0 0 0 C7 11.1 N rl) Ili 1.4 41 W 11.) N �.n \A Vm -i CN N M �O 1,0 41 �o rl) w I -M C, - 0 N �n li CN w P,3 ON CO C) 41 J-' 4-' 4' V+0hC�, CN C, -j -4 -4 -j m w M �o 4- 01 -J N \-n N) C, N4- 0 t -,J a, C) I �O C71 N�O M P' C7, wj J-' 41 0 41 CN P, rlj C:) co 4-1 a� - ro CD A, v+ \.n O -m CD li rt CD (71,CD 'D < m O co w W mw c cr CY, a, a, Cy, 4- 4 - CD LO CD r-) r7� < -4 4-1 C) 0 N CD 0 CN CD w < 41 W F r,,., 41 41 � a, CD w �o 0 0 ro 11.1 N rl) Ili 1.4 41 W 11.) N �.n \A Vm -i CN N M �O 1,0 41 �o rl) w I -M C, - 0 N �n li CN w P,3 ON CO C) 41 J-' 4-' 4' V+0hC�, CN C, -j -4 -4 -j m w M �o 4- 01 -J N \-n N) C, N4- 0 t -,J a, C) I �O C71 N�O M P' C7, wj J-' 41 0 41 CN P, rlj C:) co 4-1 a� - 0 0 m 0 = m ro 7-W M. > C, m :r U) w ID ;E m CD 11 z z z > LO m L.J w 71 C) 3a D Ln CD M z M wowdinbo uonvalununwo kmiodwal -sojiT .piqj ;):)qoj Amodwal jo uollwo-I -sj;)IIL,ll juawindo(I oaqod joj qluow sad Isoo puu IoqwnN .IU;Dwdtnbo pus loaumiod I uoi .1ejS puic sioinTibpu;)q luounndo(I oji .j oqj ampourw000r of 2u!plmq laoilS ou!,l oql jo uolj-eAouo-d :opnlaui of sluomIjudo(I ox!j put, a:)qolioj sopT 3iej kmodwol guipiuSai sisa) puL, UOI L'UUOJUI Pol!vlocf -SISOO u011qOuuQa -onssi uoqTTw I -L,$ u uo Stiunuu-c 000ggs-owoni Ppv Prnoo (iow iou sum Olup uanpuojajo-a 0661 'qmW oqj jT sl 1,eql) loafoid oqj 2u!pplq ul hlop v ILql pol-euLqlso onqouo(I '6861 '1 joqwooa(l up 'saT0uLqISQ 1661 Ru!sn sisoo uoTpnilsuoD :2uimolToj oqi 'oi paipu!l aq jou inq lopnlau-i pinoqs ol-epdn oEU moilsonb wnpua,iojoN oqj jo SuT.p iotA oqi jo T uo1vuluunap aqj Qjojoq pu7o OJOA ILIIUJOJ oql ojojoq polupdn sjunotuic oql on p1nom I -liodoi jToql jo 9Z ;DSLd uo anqouo(I Xq pada uoillitu 991'L$ Qql Qslt'l pinotA jvqj possnasi p so2uuqz, ILioAQs uaoq ovaq oioqL -sisoo pajuwijsa ll,e uo 'pinom pluoE[ oqj jo lsoi oqj oins we I su [Igm ss 'ompdn uv o3IT .1 p1nom I Iguipl!nq j3ofqns mm oqj jo uoTIL13ol -aqi uo oprua uozq sTq ummop QAjjvjuoj t, Itql MoN 0661 'OT XHVfl'dgad 'JLDafgnS SIRL 'DNLLHaW :aU DM=H Alaivs Dilqnd :JDgfqfls 0661 'OZ AdVflllggA :alv(l UMUHV *M Hd-IVd HUMUL :WOHA SUMMILL 140 uldvog aw XTIdVj "I GWUHD *doAlvw :Oj wn4NYbOW3W 331:1:101131NI aosdooj siouilll '13*dsoJd 2unoK, d auncW jo 88ell!A sluaujolD pieta Wuruoz Pule gurumm jo -iopona uosdar 'Z) plAv(j ioloanC[ moutuT UoxlG U011nd UqOf JQBUutW 02BI11A :01 A'OJ/VAkU 2MIUUV A HdJV'd woes reug v of ioud zoofold sTqj jo IsoD OUTI -ujolloq oqj mo" isnui am '.i-aAoAioq poloolos uo;aq seg Xluo uopraol oqj laztroUlwns o 'gulpllnq jumn-elsa-d nwAH 01 Ajddv suollsonb otuts atLL ijinoD ui owil oqi se Ham se Uolleauiopoa jo isoo oqj si IPqm 'XvmO!H ISOM110N ISI -4 001 jo joumo oqj st oq jvqj Iruinor 0661 $1 farruqoj. zqi ul luoWairis s,qouo[iqo )m W* .1w uo post"a :sIsoc, Puvj [Buollipple ATS' 1jussoom jj polsnfp-e sisoo Put patuig oq Ismu stqi jo IfV Aturi [aAol (Z) OAU v pouopuow aq 191 kwTuqoj ,hplia Isel 'JoRvuvW ioafoicl anqouo(l ls"IeIS svmN qllm uoll*esjoAuoo ouoqdolal r. ul -possnOsip sem pind aqi 'S,101 G uRA 30 09V ST [[am se gut nd punoA [OA01 oAoqle 12mloo * .1 . LU P0OUQl0`j0J aql It '1QAOMOH 11e bogs "DO 9L V oAvol ppom si .0 '[QAOI punoiS It gui led fuuot i 1 pu qilm AMA punoi2j;pun uv sapnjam v uoudo ioj oju= u0TllRu 99L OU