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Home My WebLink About5. Old Business 06/21/2011Village of Mount Prospect Community Development Department MEMORANDUM TO: MICHAEL E. JANONIS, VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: JUNE 14, 2011 00�. MT� 101 Z I 11 SUBJECT: PZ -10 -11 / 320 E. NORTHWEST HWY. / ACCESS EASEME CLARIFICATION During the June 7 Village Board meeting, residents of the Village Commons development questioned the legality of the existing access drive that benefits the Ravenswood Bank property at 320 E. NW Highway. This easement was granted at the time the Village Commons development was approved. The primary question was whether this easement was granted specifically to the benefit of the previous owner /tenant, Busse Florists, or to the property itself. Staff has subsequently reviewed the historical records and discussed the matter with the Village Attorney to determine how the easement was crafted. We found that the approved Redevelopment Agreement (RDA) between the Village and Home by Hemphill, Inc., lists Busse Florists as the easement benefactor. The RDA is silent on whether the easement would benefit future property owners. The subdivision plat that created multiple lots as part of this development specifically states that the 30' access easement was for Lot #1 (Ravenswood Bank lot). After reviewing these documents, the Village Attorney has opined that the easement granted on the subdivision plat runs with the land, not the original property owner, therefore it continues to benefit the Ravenswood Bank property at 320 E. NW Highway. Please forward this memorandum and attachments to the Village Board for their review and consideration at their June 21 Bt meeting. Staff will be present to answer any questions related to this matter. William J. C oney, Jr., AIC H:\ADMN\BILL\Memos\MEl\20 I 1 \320 E. Northwest H y.dmx KLEIN, THORPE & JENKINS, LTD. Attorneys at Law 20 N. Wacker Drive, Ste 1660 Chicago, Illinois 60606 -2903 T 312 984 6400 F 312 984 6444 DO 312 984 6420 emhillgktjlaw.com MEMORANDUM TO: Bill Cooney, Village of Mount Prospect FROM: Everette M. Hill, Jr. DATE: June 15, 2011 RE: Ravenswood Bank Easement 15010 S. Ravinia Avenue. Ste 10 Orland Park, Illinois 60462 -5353 T 708 349 3888 F 708 3491506 www.ktjlaw.com You have asked that I examine the easement language for the TIF Subdivision #1 to determine whether or not the Ravenswood Bank, current owner of Lot #1 in that subdivision, retains the benefit of the access easement. I have examined all of the appropriate documents and it is clear that the access easement runs with the land. It was not personal to the original owner. Therefore, the easement is still available for use by the Bank. 2705101 J \ S . V r n- 4 IZeneficial interest under a land trust, and stock interest in any corporation). 29. DEDICATION AND EASEMEN'T'S The Developer shall grant and provide all reasonable street dedications and permanent and temporary easements and rights for the development of the subject Property requested by the village, including but not limited to an access easement for Busse Florists into the Subject Property and easements and rights of vehicular access, pedestrian access, parking, sanitary sewers, storm drains, water lines, electrical power, telephone, natural gas and- cable''television cables. 30. INDEMNIFICATION a.) The Developer shall indemnify and hold harmless the Village, its agents, officers and employees against all injuries, deaths, losses, damages, claims, suits, liabilities, judgments, costs and any expenses of consultants, lawyers and other expenses of any type (including any liability under the Illinois Structural Work Act, known as the Scaffolding Act), which are related in any way to this Agreement including but not limited to those which may arise directly or indirectly from the transfer and development of the Subject Property by the Developer, any default or-breach of the terms of this Agreement by the Developer and from the construction of the Development, and from any negligence or from the reckless or willful misconduct of the Developer, general contractor or their employees and agents, or of a subcontractor of the general contractor or his employees, if any, in connection therewith, but excluding those arising from 27 TAX INCREMENT FINANCE SUBDIVISIOAl NO / A Subdivision in the northwest quarter of Section 12, Township 41 North, Range tl East, of the 3rd Principal Meridian. Cjj to' D.. - 4lGIL, 11L.". 6 P491-C MLKMY USMW LOT . .. . ...... --1 .1d 1 r:l k,. ... In Rlr«untlm .. .. . ... ........ . . .. .... ..... . I.w Su • . ...... ...... .. ... llr 11 b— un Ills L,u t1 PI GUN 1 & L . ... ..... C--Al 44 41 — 1. 1 ... — d Ill ... 1 l,. B �fa� Set 111 L01 c e:vl to J (NOT IN.WDED) . ....... .. 41 C--Al 44 41 — 1. 1 ... — d Ill ... 1 l,. B �fa� Set 111 L01 c e:vl to a PE TEW F OL ESEV AND ASSOC/AM', INC. caysix rme EAWERS . ....... .. 41 Wm 7M.,TtT- .1 N. a PE TEW F OL ESEV AND ASSOC/AM', INC. caysix rme EAWERS It tr%j T 5� Z 5. 0 )T I co r--� ju "7"', OAAINAGE AND UTI tu\R EASEMENT, PLUS ACCESS EASEMENT FOR LUT I IN `� o � (NOT INCt- UDE"') ci g L P Q 0 Lo 4L# C5 L! ( A 33 ci g L P Q 0 Village of Mount Prospect Community Development Department MEMORANDUM TO: MICHAEL E. JANONIS, VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: MAY 27, 2011 SUBJECT: PZ -10 -11 1320 E. NORTHWEST HWY.1 CONDITIONAL USE (DRIVE - THROUGH LANES) AND VARIATION (PARKING LOT SETBACK) The petitioner is seeking approval of a Conditional Use to construct drive - through lanes and a Variation to decrease the parking lot setback along the north property line. The Petitioner submitted a revised site plan (attached) and amended the Variation request to decrease the parking lot setback from ten (10) feet to four (4) feet instead of two (2) feet along the north property line. As proposed, two drive - through lanes and a pass -thru lane would be located along the east elevation of the building. The Petitioner's proposal will meet the required parking spaces by providing a total of sixteen (16) parking spaces when fourteen (14) parking spaces are required. The Planning & Zoning Commission conducted a public hearing to review the request on Thursday, May 26, 2011, and by a vote of 4 -1, with two members absent, recommended approval of a Conditional Use to operate a bank with drive - through lanes and Variation to reduce the parking lot setback from ten (10) feet to four (4) feet along the north property line at 320 E. Northwest Highway, Case No. PZ- 10 -11, subject to the conditions listed in the Staff Report and the following additional conditions: Providing a six (6) foot tall privacy fence along the north property line that will be owned by the residential townhome association; and The hours of operation not to exceed from 7am -7pm Monday - Friday, and 7am -3pm Saturdays. Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in the attached minutes. Please forward this memorandum and attachments to the Village Board for their review and consideration at their June 7, 2011 meeting. Staff will be present to answer any questions related to this matter. William J. tooney, Jr., IAICP kkVf11vh1hcd$TLAN0amting &Zoning CONW&Z 20111jAP4 MC .,oAP7,[0- 11]20 E, Nod,w Hwy (Ctj &VAR)4d MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -10 -11 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUESTS: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBER PRESENT: INTERESTED PARTIES: Hearing Date: May 26, 2011 320 E. Northwest Highway Tinaglia Architects May 11, 2011 08 -12- 115- 006 -0000 1) Conditional Use for a drive - through 2) Variation to decrease the required parking lot setback Richard Rogers, Chair William Beattie Joseph Donnelly Leo Floros Keith Youngquist Theo Foggy Ronald Roberts Consuelo Andrade, Development Review Planner Jim Tinaglia, Mike Polanski, Rick Bowman, Joseph Maniscalco, Michael Davey, Jane Shaffer, Judy Schoch, Mary Skittone, Pat Jamieson Chairman Rogers called the meeting to order at 7:30 p.m. The minutes of the April 28, 2011 Planning and Zoning Commission meeting were approved 4 -0 with Mr. Beattie abstaining. Chairman Rogers introduced Case PZ -10- 11, 320 E. Northwest Highway, at 7:32 p.m. Ms. Andrade stated the Petitioner for PZ -10 -11 requested a Conditional Use to construct a drive - through and a Variation to decrease the parking lot setback from ten (10) feet to two (2) feet along the north property line for the property known as 320 E. Northwest Highway. Ms. Andrade said the Subject Property is located on Northwest Highway between Maple and School Street. The Subject Property is zoned B5 Central Commercial and is considered part of the downtown commercial district. The Subject Property is bordered by R3 Low Density Residential to the north, B5 Central Commercial to the east, I2 Railroad to the south, and R3 Low Density Residential to the west. Ms. Andrade stated the Petitioner proposed to renovate the existing banking facility and construct two drive - through lanes. The northerly portion of the building would be demolished and a new entry canopy and drive - through canopy would be constructed. Two (2) drive - through lanes and a pass - through lane would be located along the east elevation of the building. The proposed bank would require fourteen (14) parking spaces, which would be met since the proposal would provide a total of sixteen (16) parking spaces. The project requires Conditional Use approval for the drive- through lanes and a Variation to the required parking lot setback along the north property line. Richard Rogers, Chair pZ -10 -11 PIanning & Zoning Commission Meeting May 26, 2011 Page 1 of 6 Ms. Andrade said the building is currently constructed out of brick veneer, including aluminum storefronts, and a seam metal roof. Per the Petitioner's elevations, a new entry canopy and drive - through canopy would be constructed to match the existing brick and metal roof. Ms. Andrade stated the new entry and drive- through canopies would also include stone veneer at the base of each column. Ms. Andrade said the Petitioner submitted a landscape plan detailing the proposed plant materials and sizes. As currently drawn, the landscape plan does not comply with the landscape requirements. The landscape plan would need to be revised to provide additional plantings as listed in the Staff Report. Ms. Andrade stated the standards for Conditional Uses are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. The following is a summary of these findings: • The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • And that adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets are provided. Ms. Andrade said the drive- through lanes have been designed to be located on the east side of the building with landscaping located just north of the lanes along the north property line as to not have a detrimental impact on the adjacent properties. Access to the bank would not change from the existing access points. The primary access point would remain off of Northwest Highway. The use as a bank complies with the Comprehensive Plan and would be constructed according to Village Codes. Ms. Andrade stated the standards for a Variation are listed in Section 14.203 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. This slide represents a summary of these findings, which include: • A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; • Lack of desire to increase financial gain; and • Protection of the public welfare, other property, and neighborhood character Ms. Andrade said prior to submittal, the Petitioner discussed the proposal with Staff on numerous occasions. The proposed development was designed to minimize the scope and number of Variations and still create a feasible drive - through bank. The site currently included two parking spaces along the north property line, which have a zero (0) setback to the north property line. The requested Variation to the parking lot setback along the north property line is needed because the Petitioner intends to construct new parking spaces that would be setback two (2) feet away from the property line and still comply with the minimum twenty -four (24) foot two way drive aisle. There is an existing wood privacy fence Iocated along the north property line on the residential property to the north that will remain as is. Also, the Petitioner intended to increase the quantity and quality of the perimeter landscaping along the north property line to mitigate the impact of the parking lot setback. Ms. Andrade stated based staff review, Staff recommended that the Planning & Zoning Commission approve the motions listed in the Staff Report, Chairman Rogers swore in the Petitioner, Jim Tinaglia, Tinaglia Architects, 814 W. Northwest Highway, Arlington Heights, Illinois. Also sworn in were Mike Polanski, Chairman of Village Bank and Trust, Arlington Richard Rogers, Chair PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 2 of 6 Heights, Illinois, and Rick Bowman from Ravenswood Bank, Mount Prospect, Illinois. Mr. Tinaglia explained how Village Bank and Trust would be taking over the bank at the Subject Property. The bank would be changing names and Mr. Bowman would be running the branch. Mr. Tinaglia stated that he has spoken with Staff on several occasions and wanted to address some issues before the Commission. He said the request for the two (2) foot setback along the north property line has been changed to four (4) feet. This would move the drive aisle and increase the landscaping along the north property line. Mr. Tinaglia said there were no other ways to configure a drive - through on the Subject Property other than what was submitted. Mr. Tinaglia stated that the garage along the northwest corner of the Subject Property would be demolished allowing an area for employee parking. Mr. Tinaglia said Village Bank recognized the need for drive - through lanes on the Subject Property. There would be two (2) drive - through lanes and one (1) pass - through lane. Mr. Donnelly asked if an ATM would be installed in the pass - through lane. Mr. Tinaglia stated an ATM would be installed, but not in the third lane. The second drive - through lane would be doubled up as a lane for a teller and a lane for the ATM. Mr. Tinaglia said the pass - through lane was needed to meet the ViIlage's stacking requirements. Mr. Beattie confirmed with the Petitioner that the third lane would remain as a pass - through lane. Mr. Beattie asked what kind of additional landscaping would be installed in the area north of the proposed drive - through lanes. Mr. Tinaglia stated that a landscape architect has been hired to include taller shrubbery that is green all year round. He said Staff required more landscaping than what was originally proposed. Chairman Rogers confirmed with the Petitioner that he would address all six (6) recommendations listed by Staff in its report. Chairman Rogers swore in Joseph Maniscalco, 217 Village Drive, Mount Prospect, Illinois. Mr. Maniscalco stated he opposed the plans as submitted by the Petitioner. He had concerns about the location of the ATM in regards to his property. Mr. Maniscalco compared the ATM with the standards for a Conditional Use. He also mentioned how close car lights would be to his and his neighbor's property. Mr. Maniscalco questioned why the pass - through lane existed and believed it may be utilized by the bank in the future. Mr. Beattie asked how high the fence was that separated the Subject Property with the residential area to the north. Mr. Maniscalco said the fence was five (5) feet high. He stated the fence is slated so there are some areas that can be seen through the fence. Mr. Donnelly asked if a solid six (6) foot fence would be preferred. Mr. Maniscalco said he wanted something that was soundproof and view proof from all sides. He believed that any use at the Subject Property would significantly alter the character of the townhome development to the north. Chairman Rogers swore in Michael Davey, Executive Director and President of Mount Prospect Child Care Center, 406 E. Northwest Highway, Mount Prospect, Illinois. Mr. Davey said his business is located at School Street and Northwest Highway (across the street to the East from the Subject Property). Mr. Davey asked if there were safety measures indicating that there was a child care center in the area. He wanted to know if any signs would be placed to warn motorists. Chairman Rogers swore in Jane Shaffer, 217 College Drive, Mount Prospect, Illinois. Ms. Shaffer said she is a member of the Board of Directors for the Village Commons Condominium Association. She stated there were concerns for lights from vehicles, but a major concern was the driveway. Ms. Shaffer stated that the bank has an easement on the Village Commons property. She believed more patrons of the bank would utilize the easement due to the traffic flow of the site and turn onto School Street, rather than Northwest Highway. Ms. Shaffer also discussed signage for safety reasons. She asked the Commission if the Conditional Use would transfer to any Richard Rogers, Chair PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 3 of 6 other business types. Ms. Shaffer wanted to know if a restaurant with a drive - through could go in if the Conditional Use was approved and issued to the bank. Chairman Rogers said the Conditional Use was only for the bank. Any other proposed use that included a drive - through would be subject to its own public hearing. Chairman Rogers swore in Judy Schoch, 221 Village Drive, Mount Prospect, Illinois. Ms. Schoch stated that she was also on the Board of Directors for the Village Commons Condominium Association. She provided a picture that showed the view outside her front window. Ms. Schoch said the current existing fence would be inadequate for the lights that would come through from the proposed drive - through. She knew landscaping was being proposed, but asked about a taller fence. Ms. Schoch stated the four (4) foot request for the setback was more reasonable than the two (2) foot setback that was originally proposed. Mr. Youngquist asked who owned the fence. Ms. Schoch stated that the fence belonged to and was on the Village Commons property. There was additional discussion on replacing the fence and whose property it would be placed on. Mr. Youngquist stated that Ms. Schoch's view would change out her den window with the proposed landscaping. Ms. Schoch was okay with this. Chairman Rogers said the Commission has received letters from neighbors who expressed their concerns regarding the Subject Case. Ms. Schoch stated that there were concerns, but the Association was looking to compromise. Chairman Rogers swore in Mary Skittone, 1503 Oneida Lane, Mount Prospect, Illinois. Ms. Skittone stated that she was speaking on behalf of her parents who reside at 221 University Drive, Mount Prospect, Illinois. She said her parents wrote a letter that was submitted to the Commission. Ms. Skittone wanted to reiterate the Conditional Use standards as stated by Staff. She believed the lights facing north would be detrimental and lower her parents' property value. Chairman Rogers swore in Pat Jamieson, 219 Village Drive, Mount Prospect, Illinois. Ms. Jamieson stated that her unit is located entirely on the second floor that overlooks the parking lot for the bank. She said she would see any headlight coming in from Northwest Highway. Ms. Jamieson asked if vehicles could come in off of School Street and face south towards Northwest Highway. She was concerned with the Variance request for the setback and stated all she would be looking at out of her window would be vehicles. Chairman Rogers asked the Petitioner if he would be willing to install a higher fence. Mr. Tinaglia stated that he would be willing to replace the fence on the Village Commons property. He said the height of the fence could be determined by Staff and the PIanning and Zoning Commission. Mr. Tinaglia stated greenery would help everyone in regards to the concerns. Mr. Tinaglia discussed the easement that runs to School Street and the bank's relationship with the Village Commons Association. Chairman Rogers asked about the operations of the bank. Mr. Polanski stated the drive -up would be opened from 7:30 a.m. to 6:00 p.m. Mr. Bowman said the lobby hours would be 8:00 a.m. to 5:00 p.m. Monday through Thursday, 8:00 a.m. to 6:00 p.m. on Fridays, and 8:00 a.m. to 1:00 p.m. on Saturdays. Chairman Rogers said there would not be a lot of traffic with headlights on Iate in the evening. Mr. Tinaglia stated the only time headlights would be on during bank hours would be in the winter time when the days are shorter. Mr. Polanski discussed the concerns regarding ATM traffic when the bank is closed. He stated the data they have was based on their head office and branch of Village Bank and Trust located at 234 W. Northwest Highway in Arlington Heights, Illinois. Mr. Polanski said the Arlington Heights branch is much larger than the proposed Mount Prospect branch. It has one ATM machine as well. Mr. Polanski said from 11:00 p.m. to 6:00 a.m., the Richard Rogers, Chair PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 4 of 6 bank has averaged one (1) ATM transaction per day. This data was taken from January 2011 through a part of May 2011. From 6:00 p.m. to 11:00 p.m., the bank's ATM averages two and a half (2.5) transactions per day. Mr. Polanski stated the Mount Prospect branch would not be as busy as the Arlington Heights branch and concluded that the ATM activity would not exceed either. Mr. Beattie confirmed with Mr. Polanski that there would only be one ATM at the Subject Property. Mr. Donnelly asked where the ATM would be located on the Subject Property. Mr. Polanski said it would be in the second lane beyond the teller tube. Mr. Polanski stated the majority of the ATM activity is conducted during the day when the bank is open. Mr. Beattie asked what the purpose was of the pass - through lane. Mr. Tinaglia said it is for vehicles that are caught up in the drive - through that no longer want to wait. He stated per Village Code, each active drive - through lane has stacking requirements for four (4) cars. Mr. Tinaglia said he could not meet the stacking requirements for three (3) active lanes. The Petitioner met the stacking requirements for two (2) active lanes and one (1) pass - through lane. Ms. Andrade stated that it is common practice of the Village to request the pass - through lane for any drive - through. Mr. Floros discussed how the Chase Bank on Busse Avenue has ATM traffic that is constant and well into the evening. Mr. Youngquist agreed and stated headlights from vehicles shine on residential single - family homes. He discussed the circulation and traffic flow for the bank and stated that the circulation for the proposed drive - through could not face south because drivers would need to face the teller stations. Mr. Donnelly discussed how landscaping would reduce the amount of light from vehicles. Mr. Polanski stated that the bank would do whatever is necessary. He said that the bank has drawn up the best plan for the site based on existing conditions. Mr. Polanski stated the drive- through is necessary for the bank to be a success. Mr. Donnelly asked if the range of hours of operation be placed within the Conditional Use. Mr. Polanski agreed, but asked for some leeway because the bank just changed its hours trying to determine what works best for them. He would not have any issue if a condition was placed stating that the bank could not be opened past 7:00 p.m. Mr. Maniscalco wanted the Planning and Zoning Commission to consider the noise factor for the subject case in addition to the light issue. He also asked if the Petitioner received approval from the Village Board, when the project would begin. Chairman Rogers said the time table for the project to be completed is not under the jurisdiction of the Planning and Zoning Commission. If the Petitioner received approval from the Village Board, then plans could be submitted to the Building Department and the permit process could begin. Mr. Donnelly stated a bank with its hours of operations creates a lot Iess noise than other uses that could go in at the Subject Property. Chairman Rogers asked if there was anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 8:14 p.m. and brought the discussion back to the board. Mr. Floros asked those in the audience to show by a raise of hands who could live with the additional conditions placed and who could not. Mr. Donnelly made a motion, seconded by Mr. Youngquist to approve a Conditional Use to operate a bank with drive- through lanes and Variation to reduce the parking lot setback from ten (10) feet to four (4) feet along the north property line at 320 E. Northwest Highway, Case No. PZ- 10 -11, subject to the conditions listed in the Staff Report and the following additional conditions: Providing a six (6) foot tall privacy fence along the north property line that will be owned by the residential townhome association; and The hours of operation not to exceed from 7:00 a.m. _ 7:00 p.m. Monday - Friday, and 7:00 a.m. - 3:00 p.m. Saturdays. Richard Rogers, Chair PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 5 of 6 UPON ROLL CALL: AYES: Beattie, Donnelly, Youngquist, Rogers NAYS: Floros Motion was approved 4 -1. The Village Board's decision is final for this case. After hearing two previous cases, Mr. Donnelly made a motion, seconded by Mr. Beattie to adjourn at 9:41 p.m. The motion was approved by a voice vote and the meeting was adjourned. 4 �� Ryan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 6 of 6 Macau Prospec� ew � yk�� x j y X ' fiayg' ® t CS •'� ,s,�� ': - ' stir: s �� 3`- ,a,`Y"+� § 3 }?.. ( � �� '�� M.�'��a-�.r �� • �� 4 a_ � 1 !. •, s """ f � £ z'?a�s,. 'f3'k ' r � � 4 � __5 � t � t v MAIL k Village of Mount Prospect Community Development Department MEMORANDUM 1 TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION RICHARD ROGERS, CHAIRPERSON FROM: CONSUELO ANDRADE, DEVELOPMENT REVIEW PLANNER DATE: MAY 5, 2011 HEARING DATE: MAY 26, 2011 SUBJECT: PZ -10 -11 / 320 E. NORTHWEST HIGHWAY 1 CONDITIONAL USE (DRIVE - THROUGH) & VARIATION (PARKING LOT SETBACK) BACKGROUND A public hearing has been scheduled for the May 26, 2011 Planning & Zoning Commission meeting to review the application by Tinaglia Architects on behalf of Village Bank & Trust (the "Petitioner ") regarding the property located at 320 E. Northwest Highway (the "Subject Property"). The Petitioner is requesting a Conditional Use to construct a drive - through and a Variation to decrease the parking lot setback from ten (10) feet to two (2) feet along the north property line. The P &Z hearing was properly noticed in the May 11, 2011 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250 - feet and posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property (formerly Ravenswood Bank) is located on Northwest Highway between Maple and School Street. The Subject Property is zoned B5 Central Commercial and is considered part of the downtown commercial district. The Subject Property is bordered by R3 Low Density Residential to the north, B5 Central Commercial to the east, I2 Railroad to the south, and R3 Low Density Residential to the west. SUMMARY OF PROPOSAL The Petitioner proposes to renovate the existing banking facility and construct two drive - through lanes. As proposed, the project requires Conditional Use approval for the drive - through lanes and a Variation to the required parking lot setback. The various elements of the proposal are outlined below: Site Plan —The proposed site plan indicates that the northerly portion of the building will be demolished and a new entry canopy and drive - through canopy will be constructed. As currently designed, the bank will include two drive - through lanes and a pass -thru lane located along the east elevation of the building. The parking lot will be reconfigured to allow for the drive- through lanes and incorporate new landscape islands. The four parking spaces currently located perpendicular to Northwest Highway and the six parking spaces located in the center of the lot will be removed. As shown, the Petitioner proposes to construct seven new parking spaces and landbank four parking spaces along the north property line. The overall lot coverage will be reduced from seventy eight (78) percent to seventy six (76) percent. i PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 3 Access to the bank will be provided via the existing entrance /exit drive located on Northwest Highway and the drive located at the northeast corner of the site that leads to School Street. As currently drawn, the site plan will require revisions to address the following Village Staff comments: 1. Handicap accessible ramps should be installed where the proposed sidewalk meets the driveway near the handicap accessible parking spaces, and in the public sidewalk on either side of the driveway onto Northwest Highway. (3 locations total) 2. A stop sign should be installed at the driveway onto Northwest Highway for vehicles leaving the site. 3. If there is no building entrance located on the north elevation, a sidewalk should be installed to direct the customers to the front door. Parking — The Village Code requires three (3) parking spaces per 1,000 square feet of gross floor area for a bank. The proposed 4,606 square foot bank requires fourteen (14) parking spaces. The Petitioner's proposal will meet the required parking spaces by providing a total of sixteen (16) parking spaces. In addition, the Petitioner intends to land bank four (4) parking spaces along the north property line. The Village Code also requires four (4) stacking spaces for each drive through window. Since the Petitioner's proposal includes two drive - through windows, a total of eight (8) stacking spaces are required. The proposal would comply with the required eight (8) stacking spaces. Trash Enclosure - The site plan indicates there is an existing wood fence trash enclosure adjacent to the north building elevation. The Petitioner intends to utilize the existing trash enclosure. Building Elevations - The building is currently constructed out of brick veneer, including aluminum storefronts, and a seam metal roof. Per the attached elevations, the Petitioner proposes to construct the new entry canopy and drive - through canopy to match the existing brick and metal roof The new entry and drive - through canopies will also include stone veneer at the base of each column. Landscaping - The attached landscape plan details the proposed plant materials and sizes. As currently drawn, the landscape plan does not comply with the landscape requirements. The landscape plan shall be revised to address the following Village Staff comments: 1. Providing one (1) additional shade tree along the north lot line. 2. Providing 50% of live coverage, including a mixture of plantings, in the landscape islands at each end of the row of two parking spaces (located just east of the drive - through canopy). 3. Replacing the two Chanticleer Pear trees along the south property line with shade trees. 4. Providing two clusters of shrubs that are a minimum height of three feet (3') and containing seven (7) to nine (9) shrubs per cluster in the perimeter landscape area currently shown with two ornamental trees. 5. Providing at a minimum one shade or ornamental tree in the south foundation landscape area. 6. Providing at a minimum one shade or ornamental tree in the west foundation landscape area. 7. Include a plant material schedule listing botanical names, common names, caliper or height, and quantity of all proposed plantings. Lighting Plan — Per the site plan, three (3) new parking lot lights will be installed. The Petitioner will be required to submit a photometric plan, including fixture cut sheets, for lighting as part of the building permit process. The Petitioner has not requested relief from the lighting regulations and will be required to comply with the Village's regulations. Sig age — The attached drawings indicate the proposed signs for the bank. As proposed, there would be one new wall sign on the south building elevation. The existing freestanding sign would be modified to include a new acrylic sign display. Signage will require separate reviews and permits. 4 PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 COMPREHENSIVE PLAN DESIGNATION Page 4 The Comprehensive Land Use Map designates the Subject Property as Neighborhood Commercial, and notes that the Neighborhood Commercial areas contain a range of office, retail, and commercial service establishments. Residential areas often abut the rear of these commercial properties, as is the case with the Subject Property. The Petitioner's proposal is consistent with the Comprehensive Plan's designation. GENERAL ZONING COMPLIANCE The Subject Property is zoned B5 Central Commercial. The B5 District does not have a required building setback or maximum lot coverage regulations. Therefore, the existing building setbacks and lot coverage are considered conforming. The Village Code requires a minimum ten (10) foot parking lot setback. The existing parking lot setback along the east property line is currently about seven (7) feet. This parking lot setback is considered non - conforming and will not be changing with the Petitioner's proposal. The existing parking lot setback along the north property line is currently zero (0). The Petitioner proposes to construct seven (7) new parking spaces with a two (2) foot setback along the north property line. The Petitioner seeks a Variation approval to reduce the required parking lot setback from ten (10) to two (2) feet along the north property line. CONDITIONAL USE STANDARDS The standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Conditional Use. The following list is a summary of these findings: The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on Village streets; and The petitioner's request to construct drive - through lanes for the existing bank meets the standards for a Conditional Use. The drive - through lanes have been designed to be located on the east side of the building as to not have a detrimental impact on the adjacent properties, and access to the bank will not change from the existing access points. The use or value of the adjacent properties will not be impaired. The use as a bank complies with the Comprehensive Plan and will be constructed according to Village Codes. ►•!1 I&EIVI_[f)►R3..10043 The standards for a Variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. The following list is a summary of these findings: • Would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located; • Lack of desire to increase financial gain; and • Protection of the public welfare, other property, and neighborhood character. PZ -10 -11 Planning & Zoning Commission Meeting May 26, 2011 Page 5 Prior to submittal, the Petitioner discussed the proposal with Staff on numerous occasions. The proposed development was designed to minimize the scope and number of Variations and still create a feasible drive - through bank. The requested Variation to the parking lot setback along the north property line is needed because the petitioner intends to construct new parking spaces. The site currently includes two parking spaces along the north property line, which have a zero (0) setback to the north property line. The proposed parking lot setback for the new parking spaces would be about two (2) feet. Village Staff has reviewed the Variation request and finds that it would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. There is an existing wood privacy fence Iocated along the north property line on the residential property to the north. The fence will remain as is. Also, the Petitioner intends the increase the quantity and quality of the perimeter landscaping along the north property line to mitigate the impact of the parking lot setback. RECOMMENDATION Based on these findings, Staff recommends that the Planning & Zoning Commission recommend approval of the petitioner's requests for a Conditional Use to operate a bank with drive - through lanes and Variation to reduce the parking lot setback from ten (10) feet to two (2) feet along the north property line, subject to the following conditions: 1. Development of the site in general conformance with the site plan prepared by Tinaglia Architects dated April 7, 2011. 2. Development of the building in conformance with the elevations prepared by TinagIia Architects dated April 7, 2011. 3. Development of the site in general accordance with the Iandscape plan prepared by Tinaglia Architects, but revised to comply with Code 4. The third lane remains as a pass -thru lane. 5. Submittal of a photometric (lighting) plan and fixture cut sheets that indicate the site will comply with Village Code requirements. 6. Compliance with all Development, Fire, Building, and other Village Codes and regulations including signage that meet the Village Sign Code regulations. The Village Board's decision is final for this case. I concur: William J. Cooney, AICP Director of Community D velopment H:4PLANftuuung & Zoniag COMM%P&Z 2R111Sta9'ReporlsTZ -la -r 132a & Nonhwesi Highway(CU F1rive- rkuougE).docr ------------- - - - -- -- O X. ONE 5TOR BANK BRANCH 1 9 I V -- - - -- ----- . . . . . ......... ............ N C R T H H E 5 T H 1 0 H H A Y EX15TIN5 ARCHITECTURAL 51TE PLAN ---- --------- -------------- Ili- 353511 11 a . EX. I NuCV W Mtl�1CCtlIIY' BI4 W. NOQONIOIIIYWfMAY ILIlGF011119G1115.0. (4004 Yf11:E.dIITSlOffi3 CNA•&] 2519069 YIINI.tlrnp�][Ml SIfl6'6 ®® � --- 77 JY t O O . , SfYd2A1L4� rx wwar 5� VILLAGE BANK & TRUST 774WE9W*TWMHQHAY ARWGf9NMGIflS,WimWOW VIUAGE BANK &TRUST MOMPKSWWAND 320 EWBT HW .MJ PR06W EXISTING FLOOR PLANS II o ~ ixww � -ua 00511 N EXISTING 8A5EMENT PLAN, 9wn Oro' . nn 2�A 5F. N EXISTING FLOOR PL,* SCAR V6' • no• s8W 5i. +� 353511 5 �'" K 2 ' nNA311AMClIlEC1f•XC ' 61 � W. XgRI1MH1 XIGIff1AY ' ARl%.'i0N XBGIfVS.R <4064 ' VgCE•M]Yd00O3 ' MiA.Wl51]M - - w.rx.4yiugn I N xY s x :aim., �W;1 " EX15TfNO 5OUTH ELEVATION EXI5TING EA5T ELEVATION `FNE. iPo'. f9' VILLAGE BANK & TRUST 131WSI HGRMM81AMWAY AUGIONf EMIII Mf4101 YILIAGE BANK & TRUST K MoEneEOaeEaxAw�1 im; +,c � . � � � �"` "s Y61EMYBtNWY,iA1FR(SPECI �y v a i'v4 " 2 h°- . 6° " " ae<r' a .� -: " ,. EXISTING ELEVATIONS EXI5TINO NORTH ELEVATION EXISTING KE-5T ELEVATION xrat w• • �a XAK ms. YAAw H � oue a�n ,i�RA YE;N>5411Qp _ Hr1Nh p Iro�nxAr 4 __ 353511 EXf5TIN5 GROUND 51ON = — - xxe�w••ra ' �: �.!"� `"� 31' 55' E - r — — T X-4 W W� *V 00 W 7 U7 L ONF STO BANK 5R NCH I? rrrlobsxa (OD aFY MEE, - --------- ---------- ------------------- ruPRu L wllF6f]5 19061 VILLAGE BANK & TRUST 234YOWMWMOAY AaWNHUMM"m Wr,EMW&lRU9 MOMM=00 3NEWAYMPMM PROPOSED SITE PLAN — WCH — vAll 11 NORTHKF5T dlr--HNAY BULK DATA o _ MM 3symSlwo Z• UAW. zom WA 22.4% N Mfw-lvza O-S(aTM 4"MW OW9Z PaDORlALFn RAW WA 3 21 11 4 % Joe NL� 53511 PROPOSED ARCHITECTURAL 51TE PLAN A>A Z4.�,'� 5Y. I bb fvwlW U4q 5F s 5mi 5f. 22§L% m • 51" 0 00 V-v "W 5 f. ungmm a e w PLCCR - VA 6 : MWWM / 5TOPAM - 2,�W Sf. MFOMDW AREA 6966 S.F. :fkwlS" 50rismT 5" , 46T WA WA 11• 9 04 3' 10 LNETNO &RL11fJ FLOOR gp06 5F. � REAR/Mfl WA V-0 4-W vjq� P B&5&" 1570RA9 73W PAM% 3MMD 25 51ALL5 Rr 5TA b I 6R4W HM QTLY k5TAL5 45 PER VW • 95 PRN" W1A.EV1VYM9 �•bglFiwn IP Iml LPlE 4B� VILLAGE BANK & TRUST zu warrrounMMW,MAY AWFN' Iql NBGlili ItN05l00.7r VIILAGE BANK & TRUST MWM po ECI 9.40 ?Al EHN$f 4Vlt, Mf PA.^�CI aA+�wome __ PROPOSED FLOOR PLAN n�hwn m —bull [cb�cbYf�l� PROP F:D FLOOR PLAN L I sNffruo. /}.[� P w is I 4WG 5F. m�w.xoan�wa wpnr�r n�w�w�reu�rsaenu vor�.ivass000: wun.auuaeoea PROPOSED GROUND 516N wu. w• . iw VILLAGE BANK & TRUST ZN WNWOMfAY3B"AY /JlU CNNBGM LM tOUJI VILIAGE BANK 6 TRUST MOBNf fYMmPAYWwom B!d W OYhiM)N PROP05ED ELEVATIONS 11— mot — mll "NO. 353511 11 Q L-- `.! OF PROPOSED SOUTH ELEVATION w•. r.v PROPOSED EAST ELEVATION u m•. PROP05ED NORTH ELEVATION PROP05E7) NE5T ELEVATION uxc ve ra• s c? C.: z� %I LAGE BAW d TRL5T 7iIHSH[vlpairow ovRws��qul a` D1fMS71M IIfFY�%[7 LAN05CAK PLAN 11= I. - . li 'sea NORTHWEST H'4,RAAY 11 L9! 1 W TKK WCxfnLly rwME SLBCM9W MIIW3Fd ,, BEUp n b�RO'wN W r ilrt Mk11InEST GwvlLx aF atc nCV .L TpM61P xowrn IX+nos 1�. L"br ar IIE nwm PaxnwL .wwlw. r� �T ivEAEOf REGI6TEAEOWInE Offk�OF1� �a* �rv�wau, ok wveneen Ic Isea�oowMeIXrwm wws se. <ee.v.T.x e rn ywti, vw.on ��. as ao.,e,rc+nE�aex mon,dnirn�".: w..., Lelm twne.Wwml n1 u �ehleem�p •w�on� ya E[1m� m NORTH umva. a Pde d W � riww. s � HYSOOOOOOO h y � ° -- W1 � Q ° 5 e zW � - � G _ Ewa.a,.a....l...m...... . >e.,�, ,�.,.�. 0 z °: � 5 ° - - -.. - 60 z -. � w N ;xan.n,.c"..ROa �: 915 -M9� + is virvu v ♦ vac iu�enuu um .•dr�m�" iwG I.q�w� nln l,•on: 01 'SMty zowNc [prr•mx.•r Fs, c.nn•IC.nma..od P,—.d Zoning: 0.5.[•nl Camm .I w, Cp.Mnian•IA pr•r•I Hrp Se- Nate lA•n•r9 np wlbpak r .quir.m•fm b. prirlsrpnl h•Raia,p .na.r es :pnirp. bWEitVIC1LS5 AREA Tunl Sif. 0.va ............. .... �.,.,., .............. ,. 31 10.57-1 Wuin9lmp•mwn: W i lain............ _ ..... ..........................5.690 al PorFirN E w ................. ........ .............. 15,1se d wale.,a9f .... ............ ............. ........ ..,.ass.+ s,h W S..N . ............ ..........ASp TOTAL " ERWGUS ......................... 9,670A PERY— S ............... ..........................5.910 .f x pr19EAWOUx ......... .......................:..pe.px Prepm•d Imp•an•u.; bpi reinp— ............. ...........................a605 a ft,w: LM..._ ... ........................ .. .4,Sd0 sl rrelywaysJMia .. ................ ............ I.M 9 OF.. m Say91371. nmin.......195:E 'Lpn66onF•d Per •inp...I ...................560 sF TWA IPNERYIDUS . .........................18.980 J ""'00 .......... ... ..... .............. ....�...6.9W sl % VNEAYrOVS ......... .... .... .............. ....r6,mc N21..m. mdimp.n n6a. E, i. b.i� tlpy69..d; IhnNOM .t p rm wer.f Mlw:Ken a ml rpailN. MLM Storm S.w•ry al..d.�:n ana.m,wr..Innrl r•md. nna I» r• „md •.o - p aAiwp. nn:nar.•..imi:a ppr.nanl af•a 6IIM dI.NMnhrnooPpr•pei.l. lwmn a ywlui and shall M rcrs•MOnm.d u ms•..pry. Spnwry 5•n•r: Th..dHinp sunilpry wniw Yn.sh011 r.main. rh•n nr. nu prep a wnilarTawrx ImPraawn.r:l.. Wm•r rcuin: Th. •aissiny watir s•rAw li n.slwll -main. rh•n an rw A,aw.d w•I•r main imprprwl.lm. 11:• aW rpclor .fill K•la .r.l}91h. Ipsplion d Ih• wi0i:q I.rviw. d'ARIONC Smrd•fd Ss• IN ................ ..............................1 s Hmd" Lpne.Bmk.d Sln rls...._.. .................. .. ..... .....1 s ............... ...... A •+•: al smlls u:. T -fl Wr by 16+h a••P. vill•p•Cpa• pll - 16.A a•plh.n.mll. aj- 1•lurnl s.py � \ 1 � Le"I uESMMON uw� pu yl�Eq 0 feCrWn�; ien n 0.11ll 9Af1 ; p lla! lxlp➢ rrungru m.4pwH, ur rxE40p 4GISYE.E9 m rile ema or rNl v, IllW01S On nWawl. 14 19..uppor.pNr le sipvp., w c�•cpuntt, IuMGS. LEGI �a9N9YnNNE 0.anlp,n Q r n —c - - tt �� 9 � rw.•a • +rrrr.wul PAYWG LEGEND F:dM9pA Bpurn6wua�m.mxA w ;l, n luaro.w�ew Conu•n wa0a.svespefvrGWlynl9l Pea I �I p ow 6" R y” ZIe Z F K W � � F z W s of W azv z o 0Z gw 0 NOIN Se. ROAe9rpPhi<SUn•f pr•pOr•a US xP•eai Frginxrinp LLC br..isfn0 il•m:�pcn. � tL _ � E f•tia 11[FI).ESOGE 1 uSG r.y.n iLfolc Le"I uESMMON uw� pu yl�Eq 0 feCrWn�; ien n 0.11ll 9Af1 ; p lla! lxlp➢ rrungru m.4pwH, ur rxE40p 4GISYE.E9 m rile ema or rNl v, IllW01S On nWawl. 14 19..uppor.pNr le sipvp., w c�•cpuntt, IuMGS. LEGI �a9N9YnNNE 0.anlp,n Q r n —c - - tt �� 9 � rw.•a • +rrrr.wul PAYWG LEGEND F:dM9pA Bpurn6wua�m.mxA w ;l, n luaro.w�ew Conu•n wa0a.svespefvrGWlynl9l Pea VILLAGE OF MOUNT PROSPECT COMMUNITY DEVELOPMENT DEPARTMENT — Planning Division 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone 847.81$.5328 FAX 847.818.5329 Zoning Request Application ZONING REQUEST (s): ;, Conditional Use for ❑ Variation from Sec. ❑ Zoning Map Amendment: From to 0 Text Amendment: Section(s) 14 Other: Apb t> jZ%Vjg T 4Wu "M 4 Name AAMV5 l�A�w � 7. Telephone (day) X53- c�ooz Corporation Telephone (evening) Street Address 8N W c�tZY w s-r �w Fax . 7 - 50( o �D Q ' City ,"y4402j State ! L Zip Code �000 Email J J �1 �+C�I A GAT W A Interest in Property Mount Prospect Department of Community Development 50 South Emerson. Street, Mount Prospect Illinois www.mountprospect.org 1 Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 9 JL%VLV I"? ` Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org d •a 43 Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 �K F O — Prop erty owner same as applicant i Name pC�LAm Telephone (day) 0 � Z CA � 8 44 - 7 . Co'70 lC7 C r O Cor o ation Q%,LL-ACOG '?Z>A'0'JV- - Ir7'kAJ 4 -P1r Telephone (evening) p o r; gE Street Address . 1 2-1:4 \A) • IV OQ•T 1#%4Je96-( Ow Fax &4 . &7 0. - 77(4q � City AR•N 1J IDUA ltrg State � L. Zip Code (A 0(0 Email JL%VLV I"? ` Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org d •a 43 Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 �K Address(es) (Street Numbe , Street) 1 M ty FA CA Let T ZC3 �• o�+c�Wt w Request Approval (attach additional sheets if necessary) Lot Area (Sq.Ft) Zoning District Total Building Sq. Ft. Sq. Ft. Devoted to Proposed � Z44 `7 Use S (00 Setbacks. z H Front OM Rear J 1 O da Side S Q Building Height =Co Lot Coverage ( %) Standard Parking Spaces Accessible Parking Spaces 7,5 ZZ•&I Z3 Z Adjacent Land Uses: North � � * South � � East West 1- 3 Property Index Number(s): YY (attach additional sheets if necessary) Legal Description (attach additional sheets if necessary 1 ti T S.3 bD1M5lywt �aN TMt� 1SolIXl4wtC3T C TR. nF Sic I Z _ "TL!iqS6w 4 41 A Q.,i4�►1 � �� '�w� �� M Awi JL%VLV I"? ` Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org d •a 43 Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 �K Proposed Use (as listed in the zoning district) 1 M ty FA CA Let T Describe in Detail the Buildings and Activities Proposed and How the Proposed Use Meets the Standards for the Zoning Request Approval (attach additional sheets if necessary) A � 17�25yry�rc. �r c.�.�►+wtNC.u��. Rs�.t.�tit- tiw1(. �l�+�t'5► o �4 y..c.K C,VNc -V.«tV -- � � �z �o c.� a Hours of Operation LeMy M r 1 5 V SA v•�SPO — 9 - JL%VLV I"? ` Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org d •a 43 Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 �K Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 Addresses) (Street Number , S , treet) N &;N W es.'t AGVV. O Cn A Lot Area (Saq.ft)) Z L ``CJ� Zoning District rj'� Total ilding Sq. Ft. �G ��GEO Sq. Ft. Devoted to Proposed Use w Setbacks: 0 O P. Front f � , Rear H ~ g Side �j r�l�' 8 & f - Side Building Height Z,.��. Lot Coverage ( %) r 8 Standard Parking Spaces 15' Accessible Parking Spaces r Developer Name Telephone (day) Fax Email Address Attorney Name Telephone (day) Fax Email Address O I D O rte. o z� Surveyor Name Telephone (day) Fax Email Address �a A C CL A d � Engineer Name pa�(��lZ r�� (7 Telephone (day) . 63y7.y.�� Fax �l 39 (o Email Address � � �' ?+..� l� . �7Gtrkt4uM i�+1GCO t L. Co O1 71 Architect A AA Name It td AL u A� zcA t TL , VC 5 Address iJ ✓� > C1R.Tif►�1�1L5�T ��W Telephone (day) �`] . Z �3' d OdL Fax 017. VTI-x, A b d* Email _ Landscape Architect Name APn, L..?,Dg Telephone (day) +547,, 87. COTO Fax 847. Email Address L NDww14R- R oRaz�lTLom1�= ! L [m C�]OCfi7 -_ Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org Phone 847.818.5328 Fax 847.818.5329 TDD 847.392.6064 Please note that the application will not be reviewed until this petition has been fully completed and all required plans and other materials have been satisfactorily submitted to the Community Development Department's Planning Division. Incomplete submittals will not be accepted: It is strongly suggested that the petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy and completeness at the time of submittal. In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all informat' n provided "her in and in all materials submitted in association with this application_ are true and accurate to the besi of my knov, edge. Applicant f Date /� �► /�! (si at�tre) Print Name �••� A'OA `•• 1 1 PAMOL t A If applicant is not property owner; I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the associated supporting material. c Property Owner Date (signature) Print Name lh Gkcl & Z , 4^ , SIK/ • H I/ , 114 T i3-T'N C. Mount Prospect Department of Community Development Phone 847.818.5328 50 South Emerson Street, Mount Prospect Illinois Fax 847.818.5329 www.mountprospect.org 4 TDD 847.392.6064 0 Affidavit of Ownership COUNTY OF COOK �VI 0 OWN" R11j.I;•at , under oath, state that I am the sole } an ) owner of the property ::�a authorized officer of the ) commonly described as 3 /J /�J6 / t / and that such property is owned by as of this date. a M Sigriature Subscribed and sworn to before me this f 3 .__ day of 20 J1 Notary Publ c Mount Prospect Department of Community Development 50 South Emerson Street, Mount Prospect Illinois www.mountprospect.org ""000 "OFFICIAL SEAL" KATM V GANJANI Icy Public, State of III My Commimlon Exdm 081( 12 11 Phone 847.818.5328 Fax 847.919.5329 TDD 847.392.6064 FEDERAL RESERVE BANK OF CHICAGO Maroh 18, 2011 Mr. John S. Fleshood Executive Vice President Wintrust Financial Corporation. 727 North Bank Lane Lake Forest, Illinois 60045 Dear Mr, Fleshood: The Federal Reserve Bank of Chicago, having considered the relevant statutory factors, hereby approves the fling by Village Bank & Trust Company, Arlington Heights, Illinois, ( "Applicant "), to purchase certain assets and assume certain liabilities of the Mount Prospect, Illinois, banking office of Northbrook Bank & Trust Company, Northbrook, Illinois, pursuant to Section 18(c) of the Federal Deposit Insurance Act ( "FDI Aet" ), and incident thereto, to establish a branch at 320 East Northwest Highway, Mount Prospect, Illinois, pursuant to Section 9 of the Federal Reserve Act. In approving this application, the Federal Reserve has considered the record of this application in light of the factors set forth in Section 18(c) of the FBI Act, as well as all of the representations and commitments made in connection with the application and related correspondence. All of the commitments and representations relied upon by the Federal Reserve System in reaching its decision are conditions unposed in writing in connection with the Federal Reserve System's findings and decisions and, as such, may be enforced in proceeding under applicable law. Additionally, approval is subject to the obtainment of all other necessary. approvals from the appropriate regulatory agencies. The transaction may be consummated immediately, or within three months from the date of this letter, unless such period is extended by the Federal Reserve System. Please advise this office in writing upon consummation of the transaction. In addition, a completed Form FR Y -10 (Report of Changes in Organizational Structure — copy enclosed.), should be submitted by AppIicant's parent holding company, Wintrust Financial Corporation, Inc., Lake Forest, Illinois, to this Reserve Bank within 30 days of consummation of the transaction. Please contact Lynette Grizzle at (312) 322 -6058 to discuss the report and other reporting requirements, 230 SOUTH LA SALLE STREET CHICAGO, ILLINOIS 60604-1413 %Yww checagofed.org f Mr. John S. Fleshood Page 2 • If you have any questions, please contact Thomas J. Naughton at (312) 322 -8294 or Amy Hofher at (312) 322 -5884. Respectfully, Colette A. Fried Assistant Vice President f Paula S. Armstrong Assistant Vice President Enclosure — FR Y -10 Cook County Treasurer's Offi *roperty Tax & Payment Information • a FR € " i Click ` °' Office of Cook County Treasurer - Maria Pappas icon to Property Location Cook County Property Tax & Payment Information send Mailing Informat page to ° s' "� Printed Copies of this information may not be used as a tax bill. printer Payments must be submitted wit€) original tax bOl. Property Index Number iPIN): 08-12-115-006-0000 Page 1 of I 2010 Tax Year Information - Payable in 2011 T Year. 2010 Tax Type: Current Ta Volume: 049 PCL: 5 -17 P 5 - Property Location Property Location 320 E NORTHWEST HWY MOUNT PROS IL 60056 -336 Mailing Informat RAVENSWOODBK 2300 W LAWRENCE CHICAGO, IL 60625 -1914 MOUNT PROSPECT, IL 60056 -3361 Exemption Informat Exemptions do not become effeclive until the second installment. Tax Payment Information RAVENSWOOD BK Installment Tax Amount Billed Tax Due Date 1st $28.660.92 04/0112011 Balance Due: $0.00 Last PaymentDa to Received Received - $26.660.92 03124111 2300 W LAWRFNCF ThL halanne E'IFI& inclu4inrg any pvaP lty, hs as of, 4448 201 € =ay €Yreniy parocessed are poster! through: 4 2009 Tax Year Information - Payable in 2010 Tax Year: 2009 Tax Type: C u rr ent Tax Volume: 049 P 5 - Property Location 320 E NORTHWEST HWY MOUNT PROSPECT, IL 60056 -3361 Mailing Information RAVENSWOOD BK 2300 W LAWRFNCF CHICAGO, IL 60 625 -1 91 4 Ex Inf Homeowner Exemption Received- NO Senior Citizen Exemption Received: NO Senior Freeze Exemption Received: NO T P ayme n t I nfo r mation Installment Tax Amount Billed Tax Due Date Last Payment Da to Received Received 151 $17,373.60 03/02/2010 $17,373.60 01/27/14 2nd $34,737.17 12/13/2010 $34,737.17 11/23110 Balance Due: $0.00 7 €tn balance roue, including any pmai£y, i5 as of: 411412€11 Payments Pr6Ce9Sed are postad through: 4. Printed copies of this information may not be used as a tax bill. Payments must be submitted with original tax bill. http: / /www. cook countytreasurer .com /paymentprintout.aspx ?type= current &pin =0812115 0... 4/14/2011 Cook County Treasurer's Offiwroperty Tax & Payment Information 0 Click Office of Cook County Treasurer - Maria Pappas icon to a F,,,�,y7 z Cook County Property Tax & Payment Information send Mailing I nformat ion page to �, `�- Printed copies of this information may not be used as a tax b €I1. printer Payments must be submitted s+rith original Pax fait!. Property Index Number(PIN): 08 -12- 115 -005 -0000 Page I of 1 2014 Tax Year Information - Payable in 201 Tax Year: 2010 Tax Type: Current Tax Volume: 049 PCL: 1 -00 PCL: 1 -00 Property Location Property Location 320 E NORTHWEST HWY MOUN PRO IL 60056 -3361 Mailing I nformat ion TAXPAYER OF 322 E NORTHWEST HWY MT PROSPECT, IL 00000 -0000 MOUNT PROSPECT, IL 60056 -3381 Exemption Information Exemptions do not become effective until the second installment. Tax Payment Information TAXPAYER OF Installment Tax Amount Billed Tax Due Date 1 st $0.00 04/01/2011 Balance Due: $0.00 Last Payment Received Da ke Received $0.00 322 E NORTHWEST HWY The baFapr, er due. inclWinq any pevatty, is as ur: X1412011 P ayrnams larocessLd are pnsted through; WV2011 2000 Tax Year Information - Payable in 2010 Tax Year: 2009 Tax T ype: Current Tax Vo l u me: 049 PCL: 1 -00 Property Location 320 E NORTHWEST HWY MOUNT PROSPECT, IL 60056 -3381 Mailing Information TAXPAYER OF 322 E NORTHWEST HWY MT PROSPECT, IL 00000 -0000 Exemption Information Homeowner Exemption Received: NO Senior Citizen Exemption Received: NO Senior Freeze Exemption Received: NO Tax Payment Information Installment Tax Amount Billed Tax Due Date Last Payment Da to Received Received 1st $0.00 0310212010 $0.00 2nd $0.00 12/13/2010 $0.00 Balance Due: $0.00 The balance due, including any penally, is as of: Vf&201 PaynovWv processed are posed flifough: 4113/2011 Printed copies of this information may not be used as a tax mill. Payments must be submitted with original tax bill. http:// www. cookcountytreasurer .com /paymentprintout.aspx ?type= eurrent &pin = 08121150... 4/14/2011 Andrade, Consuelo From: Sharon Hahn [sharon@planethahn.com] Sent: Tuesday, May 17, 2011 2:27 PM To: Andrade, Consuelo Subject: Village Bank & Trust request; Case no. PZ -10 -11 To Mount Prospect Planning and Zoning Commission: My name is Sharon Hahn and I've lived at 219 University Drive, Mt. Prospect, Village Commons 211/2 years. My patio is approximately 4' -5' from Village Commons property fence and on the other side is Village Bank and Trust approximately 2' from the fence. My view of the bank is part green lawn and part the bank's back wall (garage). I understand this building would betaken down to accommodate drive through, parking lot and turn around. The parking lot and turn around would be directly on the other side of the fence replacing green lawn and building. I use my patio throughout the year and would be sitting within feet of their expanded parking lot. That is also the view I would have from my eating area and living room.. Having cars parked within 2 ft. of the property line from the University, Village and School Street buildings would put the bank and parking lot nearly on top of us. They would be infringing on our quiet residential area. Of critical importance is the negative effect the proximity of the bank drive through would have on the values of our homes; our quality of life and our privacy. The unpleasant view and extreme closeness would be very unwelcome. Our homes and living space are very personal. Who would want to buy my home with a parking lot just feet from my patio? I know I wouldn't. I understand the bank's desire to put in a drive through, but not at the expense of homeowners' property values and quality of life. I STRONGLY OPPOSE TINAGLIA ARCHITECTS REQUEST ON BEHALF OF VILLAGE BANK AND TRUST TO BUILD A BANK DRIVE THROUGH AT 814 W. NORTHWEST HIGHWAY. Thank you for considering my comments. Sharon Hahn 219 University Drive Mt Prospect, IL 60056 This email has been scanned by the MessageLabs Email Security System. For more information please visit http: / /www.messagelabs.com /email T0: Mt. Prospect Planning & Zoning Commission FROM: The Board of Directors of Village Commons of Mt. Prospect Condominium Association DATE: May 19, 2011 RE: Case No. PZ -10 -11 Conditional Use for Drive -thru Bank and Zoning Variance It is our understanding that the Bank located at 320 E. Northwest Highway is seeking a Conditional Use for a drive -thru bank on its.property as well as Zoning Variances including one that would permit it to have parking spaces within 2 feet of our shared property line. As representatives of the unit owners of Village Commons, the townhome project located directly north and west of the property in question, we find it necessary to inform you of our concerns about these requests. We believe that as proposed, the drive -thru lanes project will serve to reduce both the quiet enjoyment and the long term value of the units located at the end of Village Drive and School Street for several reasons. 1. As designed, it is more likely than not that the cars leaving the drive -thru lanes will exit via the easement on our driveway leading out to School Street rather than out the bank's entrance on Northwest Highway. This will create heavy commercial traffic on this driveway of a type not envisioned when the easement was granted for normal B5 use. The easement brings cars within 10 feet of some homeownes' front porches. Headlights will be flashing through windows located on that side of the building. In addition, this is a driveway used as the only access for some homeowners' driveways and front porches. This plan would effectively change their access to their homes through the drive as well as limit or endanger normal pedestrian access to their homes. 2. The increased use of the easement will also create additional wear and tear on the driveway which is maintained and cleared by Village Commons— 3. 3. Although it does not appear on the plan shown to us by the city, we have been told by bank employees that they plan to include an ATM machine in these drive -thru lanes which means that there will be cars driving in all night long. This would extend all of the traffic issues stated above not to only business hours, but twenty four hours a day Please note especially that this means the homeowners affected by lights would be subject to them at any time of day or night. This also creates security issues of bringing the public onto our private property around the clock. We are also concerned about the request for the Zoning Variance that would permit parking spots to be within 2 feet of the property line. We believe this variance would both infringe on the privacy of the homes close to the property line and will result in potential damage to our privacy fence which is located just north of the property line. Currently, there are three parking spots in the bank's lot that are within a foot of our fence. That section of our fence has been repeated ly hit by cars creating permanent damage to the fence. We believe that any variance granted should require either a curb or roll stop far enough from the fence that even the largest cars cannot reach and further damage it. Andrade, Consuelo From: John & Madeline Fate Omfote @comcast.net] Sent: Wednesday, May 18, 2011 4:31 PM To: Andrade, Consuelo Subject: Tinaglia Architects: Case No. PZ -10 -11 SUBJECT: Tinaglia Archiects: Case No. PZ -10 -11 We oppose Tinaglia Architects request to expand the parking lot with additional parking spaces and a drive- through at 320 East Northwest Highway. The parking lot and turn- around could be as close as 2 feet to the property line putting cars and traffic within a few feet of our patio. The commercial driving activities of the bank customers would adversely affect our residential quality of living and lower the resale value of our home. John and Madeline Fote 221 University Drive Mt Prospect, IL 60056 Telephone: 847 -749 -2476 Fax: 847-749-3817 Email: 'mfote comcast.net This email has been scanned by the MessageLabs Email Security System. For more information please visit hqg, / /www.messagelabs.com/email I Andrade, Consuelo From: ady315 @aol.com Sent:, Wednesday, May 18, 2011 8:06 PM To: Andrade, Consuelo Subject: Case PZ -10 -11 TinagIia Architects/Viliage Bank This letter concerns the proposed rezoning of the above property at 320 E Northwest Highway, MP. My husband and I are 22 -year residents of Village Commons, the condo community adjacent to the proposed zoning changes. We feel that the addition of a drive- through banking facility to the existing building would push the limits of reasonableness in regard to the neighboring residents, especially those at the ends of the University and Village Drive.. The proximity to the fence (lot lines), the increased traffic (especially consideing headlights), and the mutual use of the School Street exit from the parking lot are all negative factors that affect the entire Village Commons community. We certainly do not want to discourage businesses who wish to locate in Mount Prospect, but serious evaluation of the effects on the established neighborhood must be a high priority of the Planning and Zoning Commission, and eventually the Village Board. We regret we are unablae to attend this meeting on May 26, but wish our comments to be included among those from other homeowners who do plan to attend. Sincerely, Nancy and Bob Ady 315 E Evergreen Ave, Mt Prospect, IL This email has been scanned by the MessageLabs Email Security System_ For more information please visit http://www.messagelabs.com/email TO: Village Board of Mount Prospect From: Bob Christian 222 S. School St Mount Prospect, IL 60056 847- 749 -4675 RE: Ravenswood Bank ATM P2 -10 -11 To whom it may concern: > K MAY 2 7 2011 Village of € ' I- PrusPG:ct Com[nunify DeiOiOPInent I was at the meeting on May 26, 2011, and feel I should summarize my thoughts before you make your final decision. I am a member of the Village Commons Board, and my townhome directly faces Re/Max and Ravenswood Bank. When Judy Schoch spoke last night, she made a lot of sense. Putting a 6 foot fence right at the property line would be a great solution and resolve the whole thing. The arguments of this bringing down the property value are totally ridiculous. I owned Century 21 Langos and Christian until 1996, and have had my broker's license since 1974. The townhouses that face Re/Max and the bank were already of lesser value because they were purchased when that commercial real estate already existed. Ravenswood Bank did not hurt the value when it took over Pesche's Flowers, it was already a commercial business. Adding an ATM would not hurt the value in any way. To be honest with you, .I think it will be a great addition because they are going to beautify the exterior appearance. The townhouses of some of the people that wrote in live in a location that will be minimally affected by the addition of a drive through. One of the people that spoke last night about the lights lives 2 doors in, and I cannot see how lights would affect him at all. The woman worrying about keeping her shades down should lower her shades anyhow if she has concerns about privacy. Judy Schock and my wife and I will be closest to the headlights, and all of us would welcome a 6 foot fence. If you look at the survey, the existing fence is one foot inside of our.property. A new fence should be positioned closer to the lot line. Many of the individuals at the meeting last night repeatedly oppose our association board despite efforts to make them happy. It is likely that you have encountered similar individuals in the community. This correspondence is meant to reflect my views on this matter. I would prefer that this letter not be made public as I value my position on the board. Some of the unhappy homeowners would not want us supporting for the bank's position. I have been a customer of Ravenswood Bank since they opened, and have known them.to be good people. I feel they would. do anything to make the association happy. These are the kind of people Mount Prospect needs as business partners. In summary, I am completely in favor of the Village allowing the plan for the Ravenswood Bank ATM assuming they are willing to put a new fence all along the property line. Sincerely, Bob Christian ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE (DRIVE- THROUGH LANES) AND VARIATION (PARKING SETBACK) FOR PROPERTY LOCATED AT 320 EAST NORTHWEST HIGHWAY. MOUNT PROSPECT. ILLINOIS WHEREAS, Tinaglia Architects (Petitioner) has filed a petition for a Conditional Use permit to operate a bank with drive - through lanes for property located at 320 E. Northwest Highway (Property) and legally described as: LOT 1 IN TAX INCREMENT FINANCE SUBDIVISION NUMBER 1, BEING A SUBDIVISION IN THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE OFFICE OF THE REGISTRAR OF TITLE OF COOK COUNTY, ILLINOIS, ON NOVEMBER 16, 1988 AS DOCUMENT LR 3753804, IN COOK COUNTY, ILLINOIS. Property Index Number: 08 -12- 115 - 006 -0000; and WHEREAS, the "Petitioner" seeks a Conditional Use permit to construct drive - through lanes and a Variation to allow a two foot ( 2') setback along the northern property line as shown on the "Petitioner's" site plan prepared by Tinaglia Architects, date stamped received by the Village of Mount Prospect, May 26, 2011, attached as Exhibit "A "; and WHEREAS, a Public Hearing was held on the request for a Conditional Use permit and a Variation being the subject of PZ -10 -11 before the Planning and Zoning Commission of the Village of Mount Prospect on the 26 day of May, 2011, pursuant to proper legal notice having been published in the Mount Prospect Journal & Topics on the 11 day of May, 2011; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees of the Village of Mount Prospect in support of the request being the subject of PZ- 10 -11; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request and have determined that the request meets the standards of the Village and that the granting of the proposed Conditional Use permit to operate a bank with drive - through lanes and a Variation to reduce the the parking lot setback from ten feet (10') to four feet (4') as shown on the Petitioner's site plan; attached as Exhibit "A" would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE The recitals set forth hereinabove are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use permit to operate a bank with drive - through lanes and Variation to reduce the parking lot setback from ten feet (10') to four feet (4') along the north property line as shown on the site plan, a copy of which is attached and made a part of as Exhibit "A." SECTION THREE Approval of the Conditional Use and Variation is subject to compliance with the following conditions: 1.Development of the site in general conformance with the plans prepared by Tinaglia Architects dated April 7, 2011; and Page 2/2 PZ -10 -11 2. Development of the building in conformance with the elevations prepared by Tinaglia Architects dated April 7, 2011; and 3. Development of the site in general accordance with the landscape plan prepared by Tinaglia Architects but revised to comply with Code; and 4. The third (3 d ) lane remains as a pass -thru lane; and 5. Submittal of photometric (lighting) plan and fixture cut sheets that indicate the site will comply with Village Code requirements; and 6. Compliance with all Development, Fire, Building and other Village Codes and regulations including signage that meet the Village Sign Code regulations; and 7. Provide a six foot (6') tall privacy fence along the north property line that will be owned bythe residential townhome association; and 8. The hours of operation not to exceed from 7:00 a.m. — 7:00 p.m. Monday — Friday, and 7:00 a.m. — 3:00 p.m. Saturdays. SECTION FOUR The Village Clerk is hereby authorized and directed to record a certified copy of this Ordinance with the Recorder of Deeds of Cook County. SECTION FIVE This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED AND APPROVED this day of June 2011. Irvana K. Wilks Mayor ATTEST: M. Lisa Angell Village Clerk H: \CLK0\WIN \0RDINANCE2 \C USE, VAR- pz10- 11320eNorthwestHwymay11.doc / b IOIED. Rd' / FE510EMIN.IRD / / � �� v\pA� / fn5�I�1e LPM�iO ' O - - - - - - -- - - - - - - - - - - - - - - - _- NUT o- 5 58' 3T 5B E I I I q 1 O O I I wm,rmveu -- � xaay.wu I r- e•-r v�o e-o• 55 +v rm' se•.o• � / e' -1• 7 . C ll b'4 ]I•P T — L° -7 I 1 1E;. Av O O \ 104410 • Rte• 7 20tFD • &5 LOiFOFI&R I I � I_ 9 I� P.ORRA1 RC5IWRI/�FIA) b 41t1ERLIAI ❑ QI IN ONE STORY rv I I BANK BRANCH ( I lawn 9 1 5 1 I I _ 1 � 1 ' i I I / _ fA511i0rYFI NI LLCAl1a1A1 NORTH HE 5T HIGHWAY PROP05ED ARCHITECTURAL SITE PLAN SCNF. r . vo 11RAUxAKC121 MANC 0141NA W RR rMRT l W I AVAT AxuNPION10,cMn•ieml VOICE•eSF=m M 0waoeT WMVJNeolk— VILLAGE BANK L TRUST 2UW151 NOpIny HGHWAY VILLAGE BANK 61RUS1 MGUtnFRmeECleuulex ]2)ENW81xW1',MfPYO1PECl PROPOSED SITE PLAN 1— Na am. owl 11 IND. 353511 Y 2 2011 M WO. CGIliliitll;lll I.: , r Ali wLww . BULK DATA EIOSm PROP05EW 1 20MN9 0 s CORRAL (g9f/fOW ER52E.•h wwrulantonesFLlsln 3sTRwESr�w' 2se• ss•a• OOSM1a FRd10'�07AANb &S CEMRAL CaRWWw. t150655 l- [OMFA61 FILOWAREA RAW WA WA 2216 31M WAS 21.96 WT AREA 249DO SF.I M AfNa PIA.VII 56 • 1299 SF. 21.4% • 5.144 SF. 7356 • s 5F. WIM MOM AREA 13"0 5F. �. W D 016 5HOUK5 - 69= FLOOR SL00 5F. - OASEtW lISTORA6 -• W5F. - EMNI 1501M /EAST WA WA a'-0• 112'4' 6 b'4• DIIGARE bp665F. FRo"?WaAA .50E WARE AFEST WA 9'-10' 9 6 SF. - OA'.f1fA1 TORAEf EA SEMM I STORW ' 79E05F. .REMIWRIN WA O' -0' N'-a' PAFKRVi 9 1/MD 75 5TRL9 le 574415 - 690].4 ftDOR OILY STALLS - 45 PER IWPO = 39 FFR 1000 11RAUxAKC121 MANC 0141NA W RR rMRT l W I AVAT AxuNPION10,cMn•ieml VOICE•eSF=m M 0waoeT WMVJNeolk— VILLAGE BANK L TRUST 2UW151 NOpIny HGHWAY VILLAGE BANK 61RUS1 MGUtnFRmeECleuulex ]2)ENW81xW1',MfPYO1PECl PROPOSED SITE PLAN 1— Na am. owl 11 IND. 353511 Y 2 2011 M WO. CGIliliitll;lll I.: , r