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HomeMy Public PortalAbout08-07-2018 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission Tuesday, August 07, 2018 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda ZONING BOARD OF APPEALS A.CALL TO ORDER, PLEDGE TO THE FLAG, ROLL CALL B.APPROVAL OF MINUTES Approval of the Minutes of the Zoning Board of Appeals held on June 19, 2018. 06-19-2018 ZBA minutes.pdf C.PUBLIC COMMENTS D.DEVELOPMENT REPORT E.OLD BUSINESS F.NEW BUSINESS CASE No.: 1809-071818.VAR REQUEST: Variance (Public Hearing) LOCATION: 15016 S. Center Street APPLICANT: Terry D’Arcy 15016 S. Center St. Staff Report and Graphics.pdf G.DISCUSSION H.ADJOURN PLAN COMMISSION A.CALL TO ORDER, ROLL CALL B.APPROVAL OF MINUTES 1 Zoning Board of Appeals & Plan Commission Page - 2 Approval of the Minutes of the Plan Commission held on July 17, 2018. 07-17-2018 Plan Commission Minutes.pdf C.PUBLIC COMMENTS D.OLD BUSINESS E.NEW BUSINESS TO BE CONTINUED TO AUGUST 21, 2018 PLAN COMMISSION MEETING CASE No.: 1797-060118.AA.REZ REQUEST: Annexation & Rezoning (Public Hearing) LOCATION: South of 143rd Street, west of Steiner Road APPLICANT: Kelli Sanders CASE No.: 1807-070218.SU REQUEST: Special Use (Public Hearing) LOCATION: 24103 W. Lockport Street, Unit 103 APPLICANT: Stacey Sterling Savvy Strands Staff Report and Graphics.pdf CASE No.: 1811-172718.COA.FG.SPR REQUEST: Site Plan Review LOCATION: 24136 W. Lockport Street APPLICANT: Robert Rovito Giabotta Pizza Staff Report and Graphics.pdf CASE No.: 1810-071818.AA/REZ/SU/SPR REQUEST: Annexation, Map Amendment (Public Hearing) Special Use (Public Hearing), Site Plan Review LOCATION: North of 143rd Street, west of Steiner Road (extended) APPLICANTS: Seefried Properties Seefried Properties Staff Report.pdf Plat of Annexation.pdf Boundry Survey.pdf Elevations.pdf Site Plan.pdf Landscape Plan.pdf Photometerics.pdf Truck Routes.pdf Future Transportation Plan.pdf Preliminary Traffic Review.pdf CASE NO.: 1792-052418.CP.REZ.SU.SPR.PP REQUEST: Re-zoning (Public Hearing), Special Use for Planned Development (Public Hearing), Site Plan Review, Preliminary Plat LOCATION: 24950 West 127th Street APPLICANT: AP Homes, LLC 2 Zoning Board of Appeals & Plan Commission Page - 3 Park West Staff Report and Graphics.pdf F.DISCUSSION G.REMINDERS - Next Village Board - August 20, 2018 at 7:00 p.m. Next Plan Commission - August 21, 2018 at 7:00 p.m. H.ADJOURN 3 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Minutes Agenda Section: APPROVAL OF MINUTES Subject: Approval of the Minutes of the Zoning Board of Appeals held on June 19, 2018. Suggested Action: Attachments: 06-19-2018 ZBA minutes.pdf 4 Zoning Board of Appeals Record of Minutes Date: June 19, 2018 Location: Village Hall CALL TO ORDER & ROLL CALL Chairman Kiefer called the Zoning Board of Appeals meeting to order at 7:00 p.m. ROLL CALL: Commissioners Minnis, Renzi, Seggebruch, Womack, and Chairman Kiefer were present. Commissioners Green and Heinen were absent. Plainfield Fire Protection District, Plainfield Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jake Melrose, Economic Development Manager; Kendra Kuehlem, Associate Planner; and Tracey Erickson, Recording Secretary APPROVAL OF MINUTES The minutes of the Zoning Board of Appeals dated May 15, 2018 were approved as amended. PUBLIC COMMENTS Chairman Kiefer swore in Ed Serdar, resident. Mr. Serdar voiced his concerns about the frequency and length of trains. DEVELOPMENT REPORT Mr. Proulx provided an update on cases from the Committee of the Whole meeting on July 11, 2018, which included the following Concept Plan cases: The Fields, Park West, and Indian Oaks Unit 7. Mr. Proulx provided an update on cases from the Village Board meeting on July 18, 2018, which included the following cases: Playa Vista, Driveway variance on Colonial Parkway, and Lansdowne. OLD BUSINESS NEW BUSINESS Case No. 1798-053118.VAR 13524 S. Arborview Cir. D.R. Horton, Inc. This is a public hearing, the notice and mailings were posted and published in accordance with state statute and local ordinance. Ms. Kuehlem stated the applicant is seeking a variance to allow an encroachment of the building foundation into the rear yard setback of approximately two and a half feet. The subject property is a 10,185 square-foot lot located on South Arborview Circle. It is Lot 58 in Neighborhood 16 of the Grande Park subdivision. There was an error during the construction process, in which a small corner of the building foundation was built over the rear yard setback at 27.7 feet from the property line. To date, the basement and foundation have been poured for the building. Further construction on the home was suspended pending the outcome of this variance. Ms. Kuehlem reviewed the findings of fact as noted in the staff report dated June 14, 2018. Ms. Kuehlem stated based on the foregoing analysis, prior to public hearing and discussion from the Zoning Board of Appeals, staff recommends approval. Chairman Kiefer stated the applicant is not present. Chairman Kiefer asked for public comment. 5 Zoning Board of Appeals Minutes June 19, 2018 Page 2 of 2 Commissioner Minnis asked for an explanation on how this error was made. Mr. Proulx indicated the builder failed to re-stake after the Building Department discovered the error. Commissioner Renzi explained how the commission would not be setting to much of a presedence because of the unique shape of the lot and the location of the lot in the subdivision. Commissioner Seggebruch stated the front setback will be greater because of the encroachment in the rear side yard. Commissioner Seggebruch explained why it would be hard to determine if the encroachment would have any effect on the neighbors. Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a building foundation encroachment of up to two and a half feet into the rear yard setback, for the property located at 13524 S. Arborview Circle. Seconded by Commissioner Womack. Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0. DISCUSSION Meeting Adjourned at 7:15 p.m. Respectfully submitted by Tracey Erickson Recording Secretary 6 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Variance Agenda Section: NEW BUSINESS Subject: CASE No.: 1809-071818.VAR REQUEST: Variance (Public Hearing) LOCATION: 15016 S. Center Street APPLICANT: Terry D’Arcy Suggested Action: Attachments: 15016 S. Center St. Staff Report and Graphics.pdf 7 TO: FROM:DATE: REGARDING: REQUEST: LOCATION: APPLICANT: ZONING: COMP. PLAN: DISCUSSION 1i111 .�.;; ..... 111 111111..U ,·. -_-.-. •I 001 I I •1i='■1■=1•11 ,-111 VILLAGE OP PLAINFIELD ZONING BOARD o�· APPEALS ' 11 .@. KENDRA KUEHLEM, ASSOCIATE PLANNERAUGUST 1, 2018 REPORT TO THE ZONING BOARD OF APPEALS 1501§ S. CENTER STREET-PORCH VARIAN CECASltNo. 1809-071818.VAR Variance (Public Hearing) 15016 S. Center Street Terry D' Arey R-1 Low Density Single-Family Residential District Village Residential Michael P. Collins PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Bill Lamb Cally Larson Larry D. Newton Edward O'Rourke Brian Wojowski The applicant is seeking a variance to allow an encroachment of a porch into the front yard setback. The standard front yard setback for R-1 Low-Density Single-Family districts is 30 feet. The proposed front porch/front door entrance would encroach approximately five-feet, and the proposed pergola covered front porch would encroach approximately six-feet. Existing Conditions/Site Context The subject property is a 17,508 square-foot lot located on South Center Street in downtown Plainfield. The lot is improved with a two-story, single family home. The adjacent land uses, zoning, and street classifications are as follows: East: Single-family detached residential (R-1); S. Center Street (Local) West: Single-family detached residential (R-1) South: Single-family detached residential (R-1) North: Single-family detached residential (R-1) ANALYSISThe applicant is doing some home renovations that include installing new windows, doors, siding, and roofing. Currently, the front door of the home is located on the (south) side of the 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org ' _- 8 REPORT TO THE ZONING BOARD OF APPEALS Page #2 of 3 1809-071818.VAR 8/1/2018 15016 S. CENTER STREET- PORCH VARIANCE home. The applicant would like to move the front door to the front of the home, and add a covered front porch entrance. Moving the front door and adding the porch will put the porch inside of the front yard setback. The applicant would also like to add a pergola covered porch in the front yard that would sit at approximately 24feet, an approximate six-foot encroachment. In the R-1 Overlay, front yard setbacks are 30 feet or the setback established by adjoining principal uses within 100 feet, whichever is less. The subject property is the home closest to the front property line within 100 feet, so the 30-foot setback would apply. With the proposed alterations, the applicant’s porch will sit at approximately 25 feet and 2 inches. Moving the front entrance to face the street will also allow the applicant to add a padded driveway on the property. With the current side entrance, the driveway would only be 4-feet 4-inches, as described in the architect’s letter that is also attached. In accordance with Section 9-33 of the Village’s Zoning Ordinance, the Zoning Board of Appeals shall not recommend approval of, nor shall the Village Board grant a variance from the regulations of the Zoning Ordinance unless it makes the following findings based on the evidence presented. The findings are as follows: a) The variance is in harmony with the general purpose and intent of this Zoning Ordinance; As set forth in Section 9-4 of the Zoning Ordinance, the Ordinance is adopted for a number of reasons, including the purpose of protecting the public health, safety and general welfare of the Village; maintaining and promoting orderly land use patterns; protecting the quality of life for Village residents; protecting the character of existing residential neighborhoods; and implementing the Village’s policies and goals, to include those of the Comprehensive Plan. Staff believes that the requested front yard setback encroachment is in harmony with the Zoning Ordinance. Staff believes that the requested encroachment is of minimal modification, and would not alter the quality of life or character of the neighborhood, nor hinder the public health, safety and welfare. b) The plight of the owner is due to unique circumstances and thus strict enforcement of the zoning ordinance would result in practical difficulties or impose exceptional hardships due to the special and unusual conditions that are not generally found on other properties in the same zoning district; Staff finds that this property is unique in that the front door is located on the side of the house, and that is part of the historic downtown lots. These smaller lots create a hardship when trying to modify the original plans of the lot, for a home renovation, garage, or patio. 9 REPORT TO THE ZONING BOARD OF APPEALS Page #3 of 3 1809-071818.VAR 8/1/2018 15016 S. CENTER STREET- PORCH VARIANCE c) The property cannot yield a reasonable use if permitted only under the conditions allowed by the Zoning Ordinance; and Staff believes that the property could, and has yielded a reasonable use permitted only under the conditions allowed by the Zoning Ordinance. Since the applicant wants to update and renovate the home, staff believes that this variance request provides a viable layout for the home. d) The variance, if granted, will not alter the essential character of the locality and will not be a substantial detriment to adjacent property. Staff believes that the variance, if granted will actually enhance the character of the neighborhood. The proposed modifications would be consistent with other homes in similar conditions in the neighborhood, including the direction of the front door. The porch encroachment into the front yard setback, staff believes, will not have any negative impacts on the adjacent properties. RECOMMENDATION Based on the foregoing analysis, prior to public hearing and discussion from the Zoning Board of Appeals, staff recommends approval. Should the Zoning Board of Appeals concur, the following motion is offered for your consideration: I move we adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a front yard encroachment of up to six feet into the front yard setback, for the property located at 15016 S. Center Street. 10 N 15016 S. CENTER STREET AERIAL 11 12 13 14 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Minutes Agenda Section: APPROVAL OF MINUTES Subject: Approval of the Minutes of the Plan Commission held on July 17, 2018. Suggested Action: Attachments: 07-17-2018 Plan Commission Minutes.pdf 15 Plan Commission Record of Minutes Date: July 17, 2018 Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. ROLL CALL: Commissioners Green, Minnis, Renzi, Seggebruch (7:03 p.m.), Womack, and Chairman Kiefer were present. Commissioner Heinen was absent. A member of the Plainfield Fire Protection District was present. Plainfield Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Yuchen Ding, Associate Planner; Kendra Kuehlem, Associate Planner; and Tracey Erickson, Recording Secretary. APPROVAL OF MINUTES The Plan Commission minutes dated June 19, 2018, were approved as amended. PUBLIC COMMENTS No Comment. DEVELOPMENT REPORT Mr. Proulx provided an update of the cases that were heard by the Village Board on July 2nd and July 16th, 2018, which included: Stewart Ridge plat consolidation, Grande Park subdivision foundation variance, P3 rezoning and special use, Lansdowne, Springbank subdivision annexation agreement amendment, and GP Transportation. OLD BUSINESS NEW BUSINESS Case No. 1806-062918.SU 24043 W. Oak St., Unit 101 Marvin Jamerson Ms. Kuehlem stated the applicant is seeking special use approval to operate a hair salon at 24043 W. Oak Street Unit 101, downtown Plainfield. The Village’s Zoning Ordinance requires that new salon uses located in the B-5 zoning district be approved through special use. The subject property is located on the southeast corner of Oak Street and Des Plaines Street. The applicant’s business will occupy about 650 sq. ft. of the multi-unit building. The business, Nicole Jamerson Hair Studio will offer hair services only. The applicant will take appointments between the hours of 7 A.M. and 6 P.M. Tuesday through Saturday. The applicant foresees a maximum of 4-5 clients at any given time, in addition to 3-4 employees. Ms. Kuehlem reviewed the findings of fact from the staff report dated July 11, 2018. Ms. Kuehlem stated staff believes that the hair salon will not result in negative impacts to adjacent properties nor property values in the area. The proposed use will complement existing uses in the general area. Based on the foregoing analysis, prior to direction from the Plan Commission, staff recommends approval. Chairman Kiefer swore in Marvin Jamerson, applicant. Mr. Jamerson stated he does not have anything to add. Chairman Kiefer asked for public comment. There was no response. Commissioner Seggebruch asked what type of project would require the owner of the property to pave the parking lot, since it is currently a gravel parking lot. Mr. Proulx stated in the past a special use for an 16 Plan Commission Minutes July 17, 2018 Page 2 of 10 entire property has required the owner to pave the parking lot. Chairman Kiefer indicated another condition for paving is if the customers were to use the parking lot, but that does not seem to be the case. Commissioner Seggebruch stated that we are convinced that the parking lot is used for the residence and customers will parking on street. Commissioner Seggebruch stated it is a great use of the property. Commissioner Renzi asked the applicant if the staff will be parking in the parking lot. Mr. Jamerson stated the staff will be parking on the street. Commissioner Renzi stated that the concept is for the parking lot is not to be used by the applicant. Commissioner Seggebruch made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for the hair salon known as Nicole Jamerson Hair Studio located at 24043 W. Oak Street Unit 101. Seconded by Commissioner Green. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes; Green yes; Seggebruch, yes; Kiefer, yes. Motion carried 6-0 Case No. 1803-062118.SU 13611 S. Route 30 Dayfield Properties LLC This is a public hearing, the notice and mailings were posted and published in accordance with state statute and local ordinance. Mr. Proulx explained why this case is before the commission this evening. Mr. Proulx explained that the use is being categorized as a Truck Terminal but the use will be for truck parking. Mr. Proulx stated the applicant is seeking special use approval to provide parking for semi-trucks at 13611 S. Route 30. This use is most closely related to the Truck Terminal use in the category of uses in the Village Zoning Code. Therefore, a special use permit is required to operate in the I-1 zoning district. The subject property is located on Route 30, just south of 135th Street. The property is approximately 13 acres and is located north of the entrance to the Plainfield Small Business Park and south of the Kuusakoski electronics recycling facility. Mr. Proulx reviewed the findings of fact from the staff report dated July 13, 2018. Mr. Proulx stated that staff believes the truck parking will not result in negative impacts to adjacent properties or uses, nor property values in the area. Based on the foregoing analysis, prior to public comment and discussion from the Plan Commission, staff recommends approval. Chairman Kiefer swore Clayton Olsen, applicant. Mr. Olsen indicated that the truck parking will be temporary and he intends to build on the site. Mr. Olsen explained how the parking lot will be used, and stated he has been observing the site and saw very few trucks arriving and departing. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Michael Kratschmer, resident. Mr. Kratschmer stated his concerns are quality of life, noise, traffic, pollution, safety, and property values. Mr. Kratschmer asked the following questions: if the residents have a say since construction has already started, is there another site that can be used, will there be lighting, will there be overnight parking, how many trucks will be parked on the site, how will the trucks access the site, will there be a fence or a berm, and about Route 30 expansion to four lanes. Mr. Olsen indicated that there will be a berm built on the west side of the site. Mr. Olsen stated there will be no overnight parking and no lights in the lot. Mr. Olsen stated it is short term use until the funding is 17 Plan Commission Minutes July 17, 2018 Page 3 of 10 available to build on the site. Mr. Olsen explained what is currently in the Plainfield Small Business Park site and the future development for the Plainfield Small Business Park. Chairman Kiefer swore in Guy Thomas, resident. Mr. Thomas indicated truck stops bring undesirable people in the area. Mr. Thomas asked if there will be security on site. Chairman Kiefer asked Mr. Olsen if there will be any security. Mr. Olsen stated that the site will not be a truck stop and overnight sleeping is not allowed. Commissioner Renzi asked if staff could clarify if Route 30 will be expanded. Mr. Proulx provided a history of the Plainfield Small Business Park, and that the intersection did not meet the full warrants for a traffic signal but is hoping it will in the future. Chairman Kiefer indicated that the Village would not be able to decide if there is a traffic signal. Mr. Proulx stated correct, it is a State route. Chairman Kiefer swore in Carol Lawrence, resident. Ms. Lawrence asked if the applicant would put a time limit of the temporary use. Ms. Lawrence asked how many trucks will be coming in and out of the site. Ms. Lawrence voiced her concern regarding traffic. Mr. Olsen stated, per his observation, there was never more than 10 trucks per day from the parking rental area. Chairman Kiefer asked the applicant if that is what he anticipates going forward. Mr. Olsen stated yes. Mr. Olsen indicated the plan is to build a building similar to what is to the south. Chairman Kiefer swore in Kevin Bogan, resident. Mr. Bogan voiced his concerns regarding noise, truck traffic, quality of life, hours of operation, house values and who will be parking trucks there. Mr. Bogan asked for a timeframe for the temporary use and to move the parking lot behind the strip mall to the north. Chairman Kiefer swore in Karen Kratschmer, resident. Ms. Kratschmer voiced concerns about noise, the temporary use, and property values. Ms. Kratschemer asked what would be in the potential building. Chairman Kiefer asked staff to clarify if the applicant wanted to turn the temporary parking lot into a truck terminal the applicant would have to come back for approval. Mr. Proulx stated correct. Chairman Kiefer stated that when the applicant decides to build a building the applicant will need to come back to the Village for site plan approval. Chairman Kiefer stated a permanent truck stop is not what is being presented tonight. Commissioner Renzi explained his concerns with the wording of the motion. Chairman Kiefer indicated that he under the impression the applicant is not seeking to build a truck terminal. Mr. Proulx stated correct and explained why the truck terminal was used in the motion. Chairman Kiefer suggested striking “truck terminal” and replacing it with “truck parking.” Commissioner Renzi suggested adding “not occupied truck parking.” Chairman Kiefer swore in Dawn McCartney, resident. Ms. McCartney stated her concerns which include home values, future amount of truck traffic, not having a time limit on the temporary use, lack of security, and safety. Chairman Kiefer asked staff to clarify the zoning, since a rezoning is not being requested. Mr. Proulx indicated that the parcel has been I-1 for roughly the last 40 years. 18 Plan Commission Minutes July 17, 2018 Page 4 of 10 Chairman Kiefer swore in Victoria Fuesz, resident. Ms. Fuesz asked if the trucks will contaminate the ground water since it will be a gravel parking lot. Ms. Fuesz indicated she would like to see the truck entrance be moved to the south. Chairman Kiefer swore in Jerry Hoganson, resident. Mr. Hoganson asked if the applicant has the permit since the applicant has already graded the property and is using it for truck parking. Mr. Hoganson voiced concerns about noise, pollution, traffic, and quality of life. Chairman Kiefer swore in Laura Akhtar, resident. Ms. Akhtar voiced concerns about noise, pollution, and traffic. Chairman Kiefer reminded Guy Thomas that he is still under oath. Mr. Thomas asked how the Village will handle prostitution if there is no security.. Chairman Kiefer state the Police Department would investigate. Chairman Kiefer asked the applicant to respond to the concerns about hours of operation and 24-hour parking. Mr. Olsen indicated there is the ability to run 24 hours at DuKane, and the noise from connecting and disconnecting of the trucks is from DuKane. Mr. Olsen stated most of the trucks are there for DuKane. Chairman Kiefer asked if background checks are conduct for people leasing a parking space. Mr. Olsen stated he has staff that runs background checks on all employees and truck parking renters. Chairman Kiefer asked if the parking can be moved south. Mr. Olsen stated that there is a pad already on the parcel to the south and they will be building there soon. Mr. Olsen explained the future plan for the Plainfield Small Business Park. Chairman Kiefer asked if the applicant will still use the east side of the parcel for truck parking, after the building is built. Mr. Olsen stated he would stop the truck parking. Commissioner Minnis asked the applicant to explain the terms and expectation of the lease with the truck drivers. Mr. Olsen explained the expectations of the lease and stated the lot is monitored closely. Mr. Olsen stated that DuKane can run 100 trucks a day and that is the truck traffic the residents are seeing. Commissioner Minnis asked if the lease is monthly. Mr. Olsen stated it is a 3-month lease. Commissioner Renzi asked at what point does staff take at look at the temporary use to review possible groundwater contamination. Mr. Proulx stated that staff invites direction from the commission and that the lot will not be gravel, it will be asphalt grindings. Mr. Proulx stated that asphalt grindings are a harder surface so water run off should be directed to the detention area. Mr. Olsen stated the temporary parking lot is 12 inches of gravel with asphalt grindings on top and eventually there will be a proper permanent parking lot. Commissioner Renzi asked staff if there should be a time limit set on the temporary use and the temporary parking lot. Mr. Proulx explained staffs’ position. Mr. Proulx explained the asphalt grinding would be equivalent to a hard surface and explained what code requires. Mr. Proulx indicated that the Village has not received any noise complaints regarding this property in the last 12 to 18 months. Chairman Kiefer suggested for parking to be allowed for 1 year and then subject to review. Chairman Kiefer indicated he is not comfortable with a 5-year temporary use. Commissioner Renzi stated all the normal special use conditions that could be added such as landscaping, berms or fences does not apply because the use is temporary. Commissioner Renzi suggested third condition regarding parking lot requirements being reduced for a specified period of time in which staff and/or Plan Commission reviews. Commissioner Renzi also suggested a specific time period for the interim use. 19 Plan Commission Minutes July 17, 2018 Page 5 of 10 Chairman Kiefer asked the commission for feedback on putting a time period on the use. Commissioner Womack indicated he would agree with a time period and explains why. Commissioner Green stated a temporary approval under the right conditions may be possible. Commissioner Seggebruch indicated having a time limit is the only way he will consider approving the special use. Commissioner Seggebruch asked if the applicant would be agreeable to setting a time limit. Commissioner Womack stated he agrees with the commissioners with tying a temporary time limit to the special use. Mr. Olsen stated he is open to a temporary time limit of maybe 2 years at which time he would come back for review. Commissioner Green asked staff what would be the tax income for the Village for the proposed use. Mr. Proulx stated property taxes are assessed by Plainfield Township Assessor. Mr. Olsen stated he has been using the parcel for parking the last two years and explained why he feels he has a right to continue use the property for parking. Mr. Olsen stated with the improvements he has made his property taxes went from $500 to $15,000 this year and could get as high as $35,000 per year. Commissioner Green asked what portion of the property taxes the Village receives. Mr. Proulx indicated the Village recieves 5 cents for every dollar, which is less than 6%. Commissioner Green asked if the DuKane property is incorporated into the Village. Mr. Proulx stated DuKane and the entire Plainfield Small Business Park is in the Village. Commissioner Green asked how many people DuKane employs. Mr. Olsen stated there are three plants and when they are running it is about 50 people. Mr. Olsen stated the Plainfield plant has not been running for some time because of the economy but the plant is running now and the truck noise being heard is from DuKane. Commissioner Green stated he lives in Harvest Glen Subdivision. Commissioner Green stated he asked a couple years ago if the Village had staff or consultants to conduct a traffic study of the area and explained why. Mr. Proulx summarized his discussion with Public Works that the traffic volume at this time would not warrant a traffic signal. Commissioner Green asked if IDOT was the road authority and what the process is work with IDOT to see if there can be a traffic signal. Mr. Proulx explained how the Village works with IDOT. Mr. Proulx stated a traffic signal can be unsafe if it is not warranted. Commissioner Green suggested adding a stipulation for traffic study and explained why. Commissioner Green asked if the Village has issues with higher occupancies than should be allowed in buildings or homes. Mr. Proulx stated on occasion there are code enforcement concerns. Commissioner Green asked if it is difficult to enforce occupancy. Mr. Proulx stated yes, it is a challenge. Commissioner Green voiced his concern regarding people sleeping in the trucks and police not being able to enforce overnight sleeping. Commissioner Green indicated he does not think renting parking spaces, even with background checks is a safe idea and explained why. Commissioner Green suggested the parking lot only be used for DuKane owned trucks. Commissioner Green implied that if a traffic study was completed it would show that a traffic signal is warranted. Commissioner Green stated he would not be able to support this without a traffic study and if public access was allowed. Commissioner Seggebruch asked if the trucks are assigned a specific space. Mr. Olsen stated yes. Chairman Kiefer asked how many parking spaces are currently there and how many does the applicant have to rent. Mr. Olsen stated currently there are 80 parking spaces and anticipate 160 parking spaces. Commissioner Seggebruch explained how the commission is in a difficult position with this case because of the temporary nature of the request. Commissioner Seggebruch stated the only way he would consider the use is because it is temporary but the commission can’t ask the applicant to make the typical 20 Plan Commission Minutes July 17, 2018 Page 6 of 10 improvements such as landscaping, berm, and parking lot materials. Commissioner Seggebruch indicated he would suggest supporting it with an annual review. Commissioner Minnis agreed with making the special use have a review period. Commissioner Minnis asked if there will be signage. Mr. Olsen stated no. Commissioner Womack asked if the parking lot will be a center drive aisle with trucks on either side. Mr. Olsen stated correct. Commissioner Womack asked how far the lot setback is from Route 30. Mr. Olsen stated he will need 250 feet of frontage of Route 30 for the future building. Commissioner Womack asked if the parking lots are already there. Mr. Olsen stated yes and he is building them up to grade. Commissioner Womack asked the applicant to clarify if 50 out of the current 80 parking spaces are being used for DuKane. Mr. Olsen stated DuKane will always require at least 50 of the parking spaces available and if DuKane were to do to a second shift it could be as much as 100 parking spaces. Commissioner Womack stated he agrees with Commissioners Minnis and Seggebruch’s comments. Commissioner Womack indicated he would like a maximum 1-year stipulation added and to limit the number of parking spaces to 75. Commissioner Womack asked if the parking lot will be 150 parking spaces as stated in staff report or 160 spaces per the applicant’s testimony. Mr. Olsen stated 160 parking spaces. Commissioner Renzi asked if the basin has been cleared of debris. Mr. Olsen stated he is in the process of clearing the stock pile of gravel. Commissioner Renzi asked in the future if the gravel can be stored elsewhere. Mr. Olsen stated he will not be storing gravel there in the future. Commissioner Renzi asked staff if there is an issue with increasing the parking spaces to 160. Mr. Proulx stated no. Commissioner Seggebruch asked the applicant to clarify who will be using the parking spaces reserved for DuKane. Mr. Olsen stated the parking spaces will be utilized for DuKane trucks and trailers. Commissioner Seggebruch asked of the 160 parking spaces, what is the maximum number that will be used for DuKane. Mr. Olsen stated 60 parking spaces of the 160 parking spaces. Chairman Kiefer indicated he understands the applicant wanting to generate revenue from the property and that the applicant is entitled to make use of his land in a legally conforming matter. Chairman Kiefer stated he is uncomfortable with the temporary nature and explained why. Chairman Kiefer stated that this site is zoned Industrial and the future use will be industrial. Chairman Kiefer reviewed the stipulations suggested by the commission which include; stipulation on what temporary means and number of trucks allowed. Commissioner Renzi made a motion to adopt the findings of fact of the staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for the non-occupied truck parking of up to 160 trailers for the property located at 13611 S. Route 30, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Granted as interim special use approval, to be reviewed annually, on the anniversary date of approval by the Village Board. Seconded by Commissioner Womack. Vote by roll call: Womack, yes; Seggebruch, no; Green, no; Minnis, yes; Renzi, yes; Kiefer, no. Motion did not carry 3-3 21 Plan Commission Minutes July 17, 2018 Page 7 of 10 Case No. 1804-062618.AA & 1783-032818.AA/SU/PP/FP North of 127th St., West of Van Dyke Rd., East of 248th Ave. Pulte Home Company, LLC Mr. Ding stated the applicant is requesting annexation by annexation agreement, to annex the 2.73-acre land parcel at 12445 S. 248th Avenue into the Village boundary. The applicant is also requesting approval of a special use for planned development and preliminary and final plat of subdivision to permit a revised residential development on approximately 65.4 acres north of 127th Street, west of Van Dyke Road, and east of South 248th Avenue. The revised Northpointe residential development consists of 184 single- family detached dwelling units, 11.59 acres of stormwater management and landscape buffers space, and a 1.82-acre park site. The current request involves annexing the subject parcel into the larger proposed development in order to achieve the recommended alignment of Prairie Grove Boulevard at 248th Avenue. Mr. Ding and Mr. Proulx reviewed the findings of fact from the staff report dated July 13, 2018. Mr. Proulx explained the progress of case 1783-032818.AA/SU/PP/FP and the vote of this case when it was previously before the Plan Commission. Mr. Proulx stated staff believes the updated proposed project is a logical extension of the Village’s boundary and supports the proposed annexation. The proposed planned development offers a number of enhancements that exceed the Village’s minimum code requirements in exchange for certain bulk relief sought. The preliminary and final plats are consistent with the proposed planned development and additional requirements of the subdivision code. Both the annexation and special use requests require a public hearing and staff welcomes input from the public on the proposed project. In advance of such public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer indicated the issues the Plan Commission had with the case during the first hearing including access drive, traffic, and density. Chairman Kiefer swore in Dave Cumming, Pulte Homes. Mr. Cumming stated he is here for questions and does not have anything to add at this time. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Melissa Wilson, resident. Ms. Wilson asked if an additional left turn lane will be added to 248th Avenue for south bound traffic to turn into the subdivision. Mr. Proulx indicated the road improvements as it currently is does allow for an additional turn lane, and accommodating a turn lane should not be a problem. Commissioner Green asked if there is medical district area proposed to the south of the Edward facility. Mr. Proulx stated yes, the Bronk farm property does have medical district area in the comprehensive plan. Commissioner Minnis thanked the applicant for making the changes based on the suggestions of the Commission and Village Board. Commissioner Minnis indicated he still has concerns regarding density and traffic, and explained why. Commissioner Seggebruch thanked the applicant for listening to his recommendation regarding the alignment of the access drives. Commissioner Seggebruch indicated that a left turn lane on 248th Avenue is a must and gave his opinion about traffic in the area and what could possibly help traffic. Commissioner Seggebruch stated with the changes made by the applicant he could support the development. Commissioner Renzi asked staff if they were able to get a response from the school district regarding the path stated in the staff report. Mr. Proulx stated no and explained the path’s location. 22 Plan Commission Minutes July 17, 2018 Page 8 of 10 Commissioner Renzi asked for clarification from staff regarding page 5 letter (f) of the report “Attention is required to ensure that big lots and small lots are evenly allocated…” since the commission will be voting on final plat tonight. Mr. Proulx stated staff is comfortable with the mix of lots but there could be a different allocation at final plat for future phases. Commissioner Seggebruch clarified that final plat for phase one is what they will be voting on this evening. Commissioner Renzi asked for clarification on how the applicant will exceed code requirements as noted on page 3 of the report “…the development commits to exceeding the Village’s Zoning Code requirements…” Mr. Proulx explained what is required per the code and how the builder is exceeding them. Commissioner Renzi asked what the minimum is for keys lots per code. Mr. Proulx stated code calls for approximately 10% of the lots. Commissioner Renzi asked if the additional architecture requirement for the 5 through lots is required or being added. Mr. Proulx stated it is consistent with Planned Development guidelines. Commissioner Renzi asked the applicant if they are comfortable with the voluntary contribution toward future off-site path connection made by staff in the staff report. Mr. Cumming stated it depends on the circumstances and explained what those may be. Commissioner Renzi asked the applicant if they are comfortable with staff suggesting that there are potential architectural design improvements that the applicant may wish to consider. Mr. Cumming explained how the elevations have been enhanced on the key lots and through lots. Chairman Kiefer asked if this is a change from the last time they have appeared before the commission. Mr. Cumming stated no. Commissioner Renzi asked if there have been any changes to the design specifications to the 160 plus lots. Mr. Cumming stated there have been a few changes to the Abbeyville (ranch) based on the Board’s feedback. Mr. Proulx stated, in general staff is comfortable with all elevations but the Board has some issues with the ranch elevation. Mr. Proulx stated that staff will continue to work with the applicant. Commissioner Seggebruch asked where the through lots are. Mr. Cumming identified the through lots on the plat. Commissioner Renzi asked staff if there is still a need for a 10-foot side yard public utility and drainage easements that is required in locations where storm sewers cross between lots, as noted in the staff report. Mr. Proulx indicated the applicant is aware of it and the applicant is working on modifications to the subdivision or engineering. Commissioner Renzi asked if the typical engineer stipulation covers this concern. Mr. Proulx stated yes. Commissioner Renzi asked when the fence will be constructed. Mr. Cumming stated part of the fence will be put up in phase 1 and the remaining fence will go up in phase 2. Commissioner Renzi asked the applicant if they are working with staff on the recommendation for landscape clusters such as ornamental grasses, or an architectural element such as a masonry fence column. Mr. Cumming explained why he feels it is not necessary. Commissioner Renzi asked about the east and south property line with the existing buildings. Mr. Cumming stated they would install a 6-foot fence and additional landscaping if necessary. Commissioner Renzi asked the applicant if they are comfortable with the reduced front yard setback of 25 feet for the east lots to provide flexibility for enhanced rear yard landscaping/buffering to screen these homes from the existing commercial development. Mr. Cumming stated they are open to it but he does not feel they need it. Commissioner Renzi asked if the relief should be granted or will it be included in 23 Plan Commission Minutes July 17, 2018 Page 9 of 10 other modifications. Mr. Proulx stated the applicant is not petitioning for it so it can be omitted or put in the annexation agreement and planned development agreement. Commissioner Renzi asked the applicant if they will have a dormant special service area. Mr. Cumming stated yes. Commissioner Renzi asked about the recapture amount in the motion. Mr. Proulx stated the majority of the recapture owed is by the applicant to the applicant for improvements that were for Canterbury Woods. Commissioner Renzi asked about recommendations for symbols noting key and through lots on the final plat. Mr. Cumming stated it may be already on the plat but they have no issue adding symbols. Commissioner Renzi asked the applicant if they will be able to provide staff with a recorded copy of the subdivision convents. Mr. Cumming stated yes. Commissioner Womack asked the applicant to describe what has changed with the addition of adding the new parcel and relocating the access drive. Mr. Cumming stated the changes that were made. Commissioner Womack indicated he did not like the frequency of the smaller lots and explained why. Commissioner Green stated he likes that the access drive has been moved, the layout of the roads, and how the smaller lots border the green space. Commissioner Green indicated that he did not like the size of the smallest lots. Commissioner Green indicated that the preliminary plat configuration could change when the other phases come for final plat. Chairman Kiefer stated correct, that the commission is only voting on the final plat for phase 1. Commissioner Green made a motion to recommend approval of the annexation of the property commonly known as 12445 S. 248th Avenue (Parcel Identification Number 07-01-28-300-016-0000), as a logical extension of the Village of Plainfield. Seconded by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes; Seggebruch, yes; Green, yes; Kiefer, yes. Motion carried 6-0 Commissioner Seggebruch made a motion adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for planned development to permit a single-family-detached development of up to 184 homes, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Minnis, no; Womack, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-1 Commissioner Seggebruch made a motion to recommend approval of the Preliminary Plat of Subdivision for Northpointe, a single-family-detached development of up to 184 homes, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 24 Plan Commission Minutes July 17, 2018 Page 10 of 10 Seconded by Commissioner Womack. Vote by roll call: Renzi, no; Minnis, no; Green, no; Womack, no; Seggebruch, yes; Kiefer, yes. Motion did not carry 2-4 Commissioner Renzi made a motion to recommend approval of the Final Plat of Subdivision for Northpointe – Phase 1, subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Formation of a dormant special service area (DSSA); and 4. Payment of applicable recapture fees, if any, prior to release of final plat for recording. Seconded by Commissioner Seggebruch. Vote by roll call: Minnis, no; Green, no; Womack, no; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion did not carry 3-3 Case No. 1797-060118.AA.REZ South of 143rd St., West of Steiner Rd. Kellie Sanders Commissioner Minnis made a motion to continue the public hearing to the August 7, 2018 meeting of the Plan Commission. Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Minnis, yes; Kiefer, abstained. Motion carried 5-0 DISCUSSION Commissioner Green thanked CN Railroad for fixing the crossing at 127th Street. Chairman Kiefer read the reminders. Meeting adjourned at 9:50 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary 25 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: NEW BUSINESS Subject: TO BE CONTINUED TO AUGUST 21, 2018 PLAN COMMISSION MEETING CASE No.: 1797-060118.AA.REZ REQUEST: Annexation & Rezoning (Public Hearing) LOCATION: South of 143rd Street, west of Steiner Road APPLICANT: Kelli Sanders Suggested Action: Attachments: 26 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: NEW BUSINESS Subject: CASE No.: 1807-070218.SU REQUEST: Special Use (Public Hearing) LOCATION: 24103 W. Lockport Street, Unit 103 APPLICANT: Stacey Sterling Suggested Action: Attachments: Savvy Strands Staff Report and Graphics.pdf 27 TO: FROM: DATE: SUBJECT: REQUEST: LOCATION: 1i111 rrilli .... 111 1111•�.!l._ .-.--•I---.-. l•1i:•1•=••11T111 VILLAGE OP PLAINFIELD PLAN COMMISSION KENDRA KUEHLEM, ASSOCIATE PLANNER AUGUST 1, 2018 REPORT TO THE PLAN COMMISSION SAVVYST!lANDS CASE No. 1807-070218.SU APPLICANT: Special Use (Public Hearing) 24103 W. Lockport Street, Unit 103 Stacey Sterling CURRENT ZONING: B-5 Traditional Business District COMP. PLAN: Mixed use DISCUSSION / Michael P. Collins PRESIDENT Michelle Gibas VJLLAGE CLERK TRUSTEES Margie Bonuchi Bill Lamb Cally Larson Larry D. Newton Edward O'Rourke Brian Wojowski The applicant is seeking special use approval to operate a hair salon at 24103 W. Lockport Street in Unit 103 downtown Plainfield. The Village's Zoning Ordinance requires that new salon uses located in the B-5 zoning district be approved through special use. Existing Conditions/ Site Context The subject property is located on the southwest corner of Lockport Street and Des Plaines Street in the old gas station building. The salon will be in a 144-sq. ft. unit in an approximately 3312 sq. ft. retail building. The property is currently zoned B-5 Traditional Business District. Other uses in the building include office and retail. The adjacent land uses, zoning and street classifications are as follows: North: Capri Sogno (B-5); Wine and Cheese (B-5); Lockport Street (Collector) East: HopScotch & Vine (B-5); Des Plaines Street (Local) South: Art Cube Studios (B-5) West: Plainfield Chamber of Commerce (B-5) 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org 28 REPORT TO THE PLAN COMMISSION Page #2 of 2 1807-070218.SU 8/2/2018 24103 W. LOCKPORT ST., UNIT 103- SAVVY STRANDS HAIR SALON ANALYSIS The applicant is requesting special use approval to operate a hair salon in the B-5 zoning district downtown Plainfield. The applicant’s business will occupy 144 sq. ft. of the old gas station building. The business, Savvy Strands will offer hair services only. The planned hours of operation for the business are 12 PM- 8PM on Wednesdays and Thursdays, 10 AM- 5PM, on Fridays, and 10 AM- 4PM every other Saturday. The applicant will be the only employee for the first year of business, possibly hiring 1-2 additional employees at a later date. The applicant foresees a maximum of 2 clients at any given time. The property abuts the Village public parking lot with 27 existing parking spaces, which staff believes to be adequate to service this business, the other businesses in the building, and surrounding downtown businesses. In order for the Plan Commission to recommend approval of a special use, it must make two findings of fact, as follows: a.) The special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor substantially diminish property values with the neighborhood; and Staff finds that there will be no negative impacts to the surrounding commercial properties. The proposed use will fill a vacant unit in the building, and complement existing uses on site. Staff finds that the on-street and public parking will be sufficient for this business, and the surrounding downtown businesses. Additionally, staff finds that the hours of operation and nature of the business will complement the downtown business district. b.) The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. Staff finds that if permitted, the special use will not disrupt the orderly development of adjacent properties, because the adjacent properties are already developed. Staff believes that the proposed business is an appropriate tenant for the proposed location. CONCLUSION/ RECOMMENDATION In conclusion, staff believes that the hair salon will not result in negative impacts to adjacent properties and property values in the area. The proposed use will complement existing uses in the downtown area. Based on the foregoing analysis, prior to direction from the Plan Commission, staff recommends approval. Should the Plan Commission concur, the following motion is offered for your consideration: I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for the hair salon known as Savvy Strands located at 24103 W. Lockport Street, Unit 103. 29 N 24103 W. LOCKPORT STREET AERIAL 30 31 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Site Plan Review Agenda Section: NEW BUSINESS Subject: CASE No.: 1811-172718.COA.FG.SPR REQUEST: Site Plan Review LOCATION: 24136 W. Lockport Street APPLICANT: Robert Rovito Suggested Action: Attachments: Giabotta Pizza Staff Report and Graphics.pdf 32 VILLAGE CLERK 33 REPORT TO THE PLAN COMMISSION Page #2 of 3 GIAMBOTTA PIZZA RENOVATIONS 8/1/2018 CASE # 1811-172718.COA.FG.SPR North: Townhome Residences (R-3) East: AT&T Building (B-5) South: (B-5); W. Lockport Street (Collector); S. Fox River Street (Local) West: (B-5); Multi-Family Residences (R-4) ANALYSIS Elevations/ Façade/ Architecture The applicant is proposing exterior modifications of the southern/front elevation of the subject building that include removing the window awnings, replacing the windows, painting the siding and shutters, new signage and lighting, and reconfiguring the front patio seating area. Currently, the Volar façade features four black awnings above the windows that the applicant will remove. The applicant is also proposing to remove the three single windows on the left of the entrance, and replace them with one large horizontal window. This large window will feature divisions/muntins to break up the scale of the window, and promote a similar aesthetic to the other windows. The applicant would like more natural light in the dining room, and to provide a clear view of the wood-fired pizza oven to passersby. It is the applicant’s intent to update the building for a new business, while retaining the historic residential charm of the building. As previously mentioned, the Historic Preservation Commission will consider this case on its August 9th meeting, and the Village Board will act on both the Historic Preservation and Plan Commission’s recommendations concurrently. Staff believes that the Historic Preservation Commission can provide a strong recommendation on the proposed windows specifically. Currently, the building is a mustard-tan color, and the applicant will paint all elevations white. The black window shutters on the second level of the building will be painted green. Not shown on the drawing, but suggested by the applicant would be to add stone onto the exposed concreate foundation. The applicant would like to create a more commercial entrance to the building using two glass paned doors with residential framing. Lighting/ Signage The applicant has not submitted a photometric plan, as the renovation only includes the southern elevation. Due to the downtown location, the applicant is proposing to install decorative “Gooseneck” accent lights. The south wall will also feature a new wall sign and projecting sign that say “Giambotta.” Patio/ Fencing Volar’s existing patio encroaches a small amount into the public sidewalk along Lockport Street, so the applicant will push Giambotta’s patio back, as shown on the existing and proposed patio plans. The patio will be enclosed by a treated wood lattice fence with stone cladding to match the streetscape, 3ft-10in in height. The ground material of the patio will be concrete stamped with 34 REPORT TO THE PLAN COMMISSION Page #3 of 3 GIAMBOTTA PIZZA RENOVATIONS 8/1/2018 CASE # 1811-172718.COA.FG.SPR cobblestone texture. An arbor trellis will cover the righthand side of the patio to create a more intimate setting. CONCLUSION/RECOMMENDATION In conclusion, staff is confident that these modifications will preserve the historic integrity of the building, while modernizing it for a commercial use. Staff would like to note that the applicant has been very receptive to staff recommendations, and is open to any further suggestions. Staff supports the applicant’s proposed exterior modifications and site plan review. Should the Plan Commission concur, the following motion is offered for your consideration: I move we recommend approval of the site plan review for Giambotta Pizza located at 24136 W. Lockport Street, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 35 N 24136 W. LOCKPORT STREET AERIAL 36 HISTORIC URBANIZED CORE SURVEY Plainfield Historic Preservation Commission ADDRESS 24136 W. Lockport St. PIN/Property Index Number #06-03-09-403-019-0000 Historic Property Name(s) Common Name(s) Lazy Lizard Lounge & Grill Architectural Style Greek Revival Vernacular Building Type Gabled Ell Construction Date c. 1850 Architect/Builder Historic Use(s) Single Family Residential Present Use(s) Commercial/Restaurant History (associated events, people, dates) Assessor’s Subdivision. Appears on the 1931 Sanborn map as 525, with an extending reentrant angle porch, as is extant, and a 1 story rear wing roughly centered. A 1.5 story rectangular garage with a 1 story full-elevation rear wing was to the NW/rear of the house. The house and garage appear the same on the 1944 Sanborn map, as the address was changing to 701. Description See reverse side/Continuation Sheet. Integrity/Major Physical changes from original construction Windows replaced. Wall material appears to have been replaced. Porch enclosed with modern materials. Long rear 1 story wing. Subsidiary Building(s)/Site Front lot concrete with outdoor dining. Aluminum fence (in iron appearance) outlines front setback. Asphalt driveway west, double width. Large rear parking lot. Registration & Evaluation National Register of Historic Places: Currently Listed: ___yes X no If not currently listed, recommend: Individually ___yes X no; historic district X yes no Contributing X or non-contributing Significance statement: One of a number of Gabled Ell Greek Revival houses which remain in the Village, contributing to the Early Settlement Thematic despite materials changes and the front porch enclosure. This house is still easily interpreted as being from this period, and retains the significant proportions, scale, and cornice detailing that is indicative of these early Village houses. VP, Comm, VG&Comm, AA; EST. Village of Plainfield designation: Currently Listed: ___yes X no If not currently listed, recommend: Historic Landmark yes X no; Historic District X yes no Contributing X or non-contributing Form prepared by: ArchiSearch Historic Preservation Consultants (Alice Novak) Date of Field Survey: 11.06.05 - 321 701 W. Lockport St. 37 HISTORIC URBANIZED CORE SURVEY Plainfield Historic Preservation Commission ADDRESS PIN/Property Index Number #06-03-09-403-019-0000 Description Parged foundation; walls appear to be replacement wood or fiber cement siding; architectural asphalt shingle gable roof; cornice with deep returns; water table. 2 stories, L-shaped front. Left/west gable front with three 1/1 double-hung sash on 1st story, 2 shorter 1/1 on 2nd. Octagonal attic sash, modern. 1st story of side gable section concealed by porch. Shed roof porch extends past gable front facade plane, as shown on 1931 Sanborn map; left/west modern door with four fixed? sash right; 3 side/east windows. Wood deck with benches on either side, open rail, at entrance bays. 2nd story with 3 frieze windows interrupting the cornice. West side of gable front with 3 symmetrically placed 1/1 windows each story. 1 story long rear gable wing with small west side gable extension. 701 W. Lockport St. 24136 W. Lockport St. 38 39 40 41 42 43 44 45 46 47 48 49 50 51 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: NEW BUSINESS Subject: CASE No.: 1810-071818.AA/REZ/SU/SPR REQUEST: Annexation, Map Amendment (Public Hearing) Special Use (Public Hearing), Site Plan Review LOCATION: North of 143rd Street, west of Steiner Road (extended) APPLICANTS: Seefried Properties Suggested Action: Attachments: Seefried Properties Staff Report.pdf Plat of Annexation.pdf Boundry Survey.pdf Elevations.pdf Site Plan.pdf Landscape Plan.pdf Photometerics.pdf Truck Routes.pdf Future Transportation Plan.pdf Preliminary Traffic Review.pdf 52 53 54 55 56 57 58 Project Jupiter Plainfield, Illinois 143RD STREETSTEINER ROADLEGAL DESCRIPTIONPROJ. NO.:18.0261ACLIENT1 OF 1PROJECT SCALE: 1" = 500'KIMLEY-HORN AND ASSOCIATES, INC. 1001 WARRENVILLE ROAD, SUITE 350 LISLE, IL 60532 2631 GINGER WOODS PARKWAY, STE. 100 AURORA, IL 60502 PHONE: (630) 820-9100 FAX: (630) 820-7030 EMAIL: ADMIN@CLSURVEYING.COM PLAT OF ANNEXATIONABBREVIATIONSLINE LEGENDEXCEPTIONK:\Psdata\2018 Projects\18.0261\18.0261 POAnnex.dwg, 7/31/2018 1:27:17 PM, DWG To PDF.pc359 ONLY EXCEPTIONONLY ONLY PROJ. NO.:16.02611 OF 1LEGAL DESCRIPTIONSCALE: 1" = 200'BOUNDARY SURVEYALTA SURVEYS l TOPOGRAPHY l CONSTRUCTION STAKING 2631 GINGER WOODS PARKWAY, STE. 100 AURORA, IL 60502 PHONE: (630) 820-9100 FAX: (630) 820-7030 EMAIL: ADMIN@CLSURVEYING.COM Project Jupiter CLIENT Plainfield, Illinois PROJECT ©ABBREVIATIONSLINE LEGEND(NO BUILDINGS OBSERVED)LEGEND143RD STREETSTEINER ROADDETAIL143RD STREETSTEINER ROADCERTIFICATIONAREA SUMMARYK:\Psdata\2018 Projects\18.0261\18.0261 BNDY.dwg, 7/31/2018 12:32:06 PM, DWG To PDF.pc360 WEST BUILDINGMATCH LINE B-BEAST BUILDINGMATCH LINE A-AMATCH LINE B-BCONNECTING LINK MATCH LINE A-AWEST BUILDING PROPOSED OFFICE/WAREHOUSE FACILITY FOR:W. 143rd STREET & S. STEINER STREET, PLAINFILED, ILLINOISPROJECT JUPITERA2.0 61 WEST BUILDING MATCH LINE D-DWEST BUILDING MATCH LINE C-CMATCH LINE D-DWEST BUILDING MATCH LINE C-CPROPOSED OFFICE/WAREHOUSE FACILITY FOR:W. 143rd STREET & S. STEINER STREET, PLAINFILED, ILLINOISPROJECT JUPITERA2.1 62 MATCH LINE F-FWEST BUILDINGMATCH LINE E-EMATCH LINE F-FCONNECTING LINK MATCH LINE E-EEAST BUILDING PROPOSED OFFICE/WAREHOUSE FACILITY FOR:W. 143rd STREET & S. STEINER STREET, PLAINFILED, ILLINOISPROJECT JUPITERA2.2 63 MATCH LINE H-HEAST BUILDINGMATCH LINE G-GMATCH LINE H-HEAST BUILDING MATCH LINE G-GEAST BUILDING EAST BUILDING PROPOSED OFFICE/WAREHOUSE FACILITY FOR:W. 143rd STREET & S. STEINER STREET, PLAINFILED, ILLINOISPROJECT JUPITERA2.3 64 7-30-2018217423KPH 0'50'150'300'600' SITE PLAN(104) TRAILER STALLS1,050,280 SF DISTRIBUTION CENTER (35) DOCKS(55) DOCKS(35) DOCKSDETENTIONFENCED.I.D. 620'(150) TRAILER STALLS1694'OUTBOUND ACCESS W/GUARD SHACK AND GATEBUILDING EXPANSION 383,160 SF 618'5,000 SF SUPPLY OFFICE OPS. MGR./ MAIN OFFICE 20,000 SF D.I.D.(35) DOCKS(35) DOCKS(35) DOCKS(35) DOCKS(35) DOCKS949,840 SF DISTRIBUTION CENTER DETENTIOND.I.D. (26) FLEET TRACTORS CONNECTOR 44,000 SF 1532'GEN. PAD(142) TRAILER STALLS620' 2,000 SF FLEET OFF. 5,000 SF SHIPPING/(104) TRAILER STALLSW. 143RD STREET S. STEINER STREET(187) CAR PARKING REPACK 40,000 SF D.I.D. 40' DRIVE AISLE (188) CAR PARKING FUTURE TRAILERSFUTURE ACCESS GUARD SHACK QUEUING14 INBOUND14 OUTBOUNDGEN. PAD SPRINK/ELEC MONUMENT SIGN/ FLAGS 195'195'195'195' 50'325' SITE AREA (±137.44 AC.)DRIVE IN OVERHEAD DOORS 4 DOORS TOTAL EXTERIOR DOCKS 300 DOCKS ±5,986,791 S.F. TRAILER PARKING 500 STALLS CLEAR HEIGHT 36'-0" PLAINFIELD, ILLINOIS PROJECT JUPITER CONCEPTUAL NEW FACILITY FOR: FLEET TRACTOR PARKING 26 STALLS BUILDING AREA (INC. CONN.)2,044,120 SF DETENTION (±18.51 AC.) PARKING 375 CARS ±806,513 SF 65 W. 143RD STREET S. STEINER STREET©PROJECT JUPITERNWC W 143RD ST. & S STEINER RD.PLAINFIELD, IL 60544L1.0OVERALLLANDSCAPE PLAN1-800-892-0123 Call Before You Dig NORTH NOTE: LANDSCAPE PLANS ARE PRELIMINARY, QUANTITIES MAY CHANGE AS SITE PLAN MODIFICATIONS ARE MADE. 66 PARKWAY TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL AA 12 ACER FREEMANII `AUTUMN BLAZE`AUTUMN BLAZE MAPLE B & B 3" CAL MIN AM 9 ACER MIYABEI `MORTON` TM MIYABEI MAPLE B & B 3" CAL MIN CC 10 CELTIS OCCIDENTALIS `CHICAGOLAND`COMMON HACKBERRY B & B 3" CAL MIN GS 10 GLEDITSIA TRIACANTHOS `SKYLINE`SKYLINE HONEY LOCUST B & B 3" CAL MIN QM 9 QUERCUS MACROCARPA BURR OAK B & B 3" CAL MIN QR 5 QUERCUS RUBRA RED OAK B & B 3" CAL MIN TC 5 TILIA CORDATA `CHANCELLOR`CHANCELLOR LINDEN B & B 3" CAL MIN TC2 5 TILIA CORDATA LITTLELEAF LINDEN B & B 3" CAL MIN TL 5 TILIA AMERICANA AMERICAN LINDEN B & B 3" CAL MIN UA 5 ULMUS X `ACCOLADE`ACCOLADE ELM B & B 3" CAL MIN PLANT SCHEDULE OVERALL TREES QTY 128 OVERSTORY SHADE TREE 2.5" CAL 166 EVERGREEN TREE 6FT HT 32 INTERIOR PARKING LOT TREE SHRUBS QTY COMMON NAME 172 FOUNDATION LARGE SHRUB 522 FRONT AND CORNER SIDE YARD SHRUB - 24" HT CONCEPT PLANT SCHEDULEGROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING TS -TURF SEED/SOD SEED/SOD SEED/SOD ALL DISTURBED AREAS ©PROJECT JUPITERNWC W 143RD ST. & S STEINER RD.PLAINFIELD, IL 60544L2.0LANDSCAPENOTES ANDDETAILSNOTE: LANDSCAPE PLANS ARE PRELIMINARY, QUANTITIES AND PLANT SPECIES MAY CHANGE AS SITE PLAN MODIFICATIONS ARE MADE. NTS TREE PLANTING 1 1.INSPECT TREE FOR DAMAGED BRANCHES, APPLY CORRECTIVE PRUNING. 2.SET ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. TOP OF ROOTBALL SHALL BE TWO INCHES ABOVE SURROUNDING GRADE WITH BURLAP AND WIRE BASKET INTACT. 3.REMOVE WIRE BASKET AND BURLAP DOWN FOUR TO SIX INCHES BELOW TOP OF ROOT BALL. REMOVE ALL TWINE AND (IF USED), SYNTHETIC MATERIAL. REMOVE OR CORRECT GIRDLING ROOTS. 4.TAMP EXCAVATED SOIL AROUND BASE OF ROOTBALL. 5.BACKFILL REMAINDER EXCAVATED SOIL TAMPED LIGHTLY. HIGH CLAY OR POOR SOIL SHALL RECEIVE SOIL AMENDMENT PER LANDSCAPE NOTES. 6.WATER THOROUGHLY WITHIN TWO HOURS USING 10 TO 15 GALLONS OF WATER. 7.APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. 8.FINAL LOCATION OF TREE TO BE APPROVED BY OWNER. NOTES: 2X ROOT BALL WIDTH SHREDDED HARDWOOD MULCH EXCAVATED BACKFILL SUBGRADE TAMPED BACKFILL NTS SHRUB PLANTING2 1.APPLY CORRECTIVE PRUNING. 2.SET ROOT BALL OR CONTAINER ON UNEXCAVATED OR TAMPED SOIL. TOP OF ROOTBALL (CONTAINER) SHALL BE ONE INCH ABOVE SURROUNDING GRADE. FOR LARGER SHRUBS WITHIN PLANTING BED DIG A DEEPER PIT ONLY FOR THOSE SHRUBS. 3.REMOVE BURLAP FROM TOP HALF THE LENGTH OF ROOTBALL. TWINE AND (IF USED) SYNTHETIC MATERIAL SHALL BE REMOVED FROM PLANTING BED. FOR CONTAINER GROWN SHRUBS, REMOVE CONTAINER AND LOOSEN ROOTS PRIOR TO INSTALLATION. 4.REMOVE OR CORRECT GIRDLING ROOTS. 5.PLUMB AND BACKFILL WITH AMENDED SOIL PER LANDSCAPE NOTES. WATER THOROUGHLY WITHIN TWO HOURS. 6.APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH LIMITS FOR SHRUBS EXTEND TO ALL LIMITS OF PLANTING BED, SEE PLANS FOR BED LAYOUTS. NOTES: SHREDDED HARDWOOD MULCH AMENDED SOIL SUBGRADE MINIMUM 6" BEYOND ROOT BALL NTS PERENNIAL PLANTING3 SECTION PLAN VIEW O.C. SPACING, SEE PLANS FOR DETAILS SHREDDED HARDWOOD MULCH AMENDED SOIL SUBGRADE SPADED BED EDGE 1.EXCAVATE PLANTING BED. 2.BED HEIGHT IS TO BE 2" ABOVE FINISH GRADE AND WELL DRAINED. 3.REMOVE CONTAINER, SCORE SOIL MASS TO REDIRECT AND PREVENT CIRCLING ROOTS. CORRECT GIRDLING ROOTS. 2.PLANT MATERIAL SHALL BE LAID OUT BY FOLLOWING THE BED EDGE, WORKING TOWARDS THE CENTER OF THE BED USING TRIANGULAR (STAGGERED) SPACING AS PLAUSIBLE. 3.PLUMB AND BACKFILL WITH PLANTING MIX AS SPECIFIED IN LANDSCAPE NOTES. 4.APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH LIMITS FOR PERENNIALS/GROUNDCOVER EXTEND TO ALL LIMITS OF PLANTING BED, SEE PLANS FOR BED LAYOUTS. 5.SPACING TO BE AS SPECIFIED IN THE PLANT LIST. PERENNIALS SHALL BE PLACED WITH THEIR CENTER 24" FROM EDGE OF BED. NOTES: 1.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING MATERIALS AND PLANTS SHOWN ON THE LANDSCAPE PLAN. THE CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC AND PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR'S OPERATIONS DURING INSTALLATION OR DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONS PRIOR TO ANY EXCAVATION. 2.THE CONTRACTOR SHALL REPORT ANY DISCREPANCY IN PLAN VS. FIELD CONDITIONS IMMEDIATELY TO THE LANDSCAPE ARCHITECT, PRIOR TO CONTINUING WITH THAT PORTION OF WORK. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OR EXCAVATIONS THAT SETTLE. 4.ALL NURSERY STOCK SHALL BE WELL BRANCHED, HEALTHY, FULL, PRE-INOCULATED AND FERTILIZED. DECIDUOUS TREES SHALL BE FREE OF FRESH SCARS. TRUNKS WILL BE WRAPPED IF NECESSARY TO PREVENT SUN SCALD AND INSECT DAMAGE. THE LANDSCAPE CONTRACTOR SHALL REMOVE THE WRAP AT THE PROPER TIME AS A PART OF THIS CONTRACT. 5.ALL NURSERY STOCK SHALL BE GUARANTEED, BY THE CONTRACTOR, FOR ONE YEAR FROM DATE OF FINAL INSPECTION. 6.AMENDED SOIL SHALL BE PROVIDED AND GRADED BY THE GENERAL CONTRACTOR UP TO 6 INCHES BELOW FINISHED GRADE IN TURF AREAS AND 18 INCHES IN PLANTING AREAS. 7.PLANTING AREA SOIL SHALL BE AMENDED WITH 25% SPHANGUM PEATMOSS, 5% HUMUS AND 65% PULVERIZED SOIL FOR ALL SHRUB, ORNAMENTAL GRASS, PERENNIAL AND ANNUAL BEDS. AMENDED TURF AREA SOIL SHALL BE STANDARD TOPSOIL. 8.SEED/SOD LIMIT LINES ARE APPROXIMATE. CONTRACTOR SHALL SEED/SOD ALL AREAS WHICH ARE DISTURBED BY GRADING WITH THE SPECIFIED SEED/SOD MIXES. 9.CONTRACTOR SHALL INSTALL SHREDDED HARDWOOD MULCH AT A 3" DEPTH TO ALL TREES, SHRUB, PERENNIAL, AND GROUNDCOVER AREAS. TREES PLACED IN AREA COVERED BY TURF SHALL RECEIVE A 4 FT WIDE MAXIMUM TREE RING WITH 3" DEPTH SHREDDED HARDWOOD MULCH. A SPADED BED EDGE SHALL SEPARATE MULCH BEDS FROM TURF OR SEEDED AREAS. A SPADED EDGE IS NOT REQUIRED ALONG CURBED EDGES. 10.WEED FABRIC SHALL ONLY BE APPLIED UNDER DECORATIVE STONE APPLICATIONS. 11.INSTALLATION OF TREES WITHIN PARKWAYS SHALL BE COORDINATED IN THE FIELD WITH LOCATIONS OF UNDERGROUND UTILITIES. TREES SHALL NOT BE LOCATED CLOSER THAN 5' FROM UNDERGROUND UTILITY LINES AND NO CLOSER THAN 10' FROM UTILITY STRUCTURES. 12.DO NOT DISTURB THE EXISTING PAVING, LIGHTING, OR LANDSCAPING THAT EXISTS ADJACENT TO THE SITE UNLESS OTHERWISE NOTED ON PLAN. 13.PLANT QUANTITIES SHOWN ARE FOR THE CONVENIENCE OF THE OWNER AND JURISDICTIONAL REVIEW AGENCIES. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL PLANT QUANTITIES AS DRAWN. 14.THE OWNER'S REPRESENTATIVE MAY REJECT ANY PLANT MATERIALS THAT ARE DISEASED, DEFORMED, OR OTHERWISE NOT EXHIBITING SUPERIOR QUALITY. 15. THE CONTINUED MAINTENANCE OF ALL REQUIRED LANDSCAPING SHALL BE THE RESPONSIBILITY OF THE OWNER OF THE PROPERTY ON WHICH SAID MATERIALS ARE REQUIRED. ALL PLANT MATERIALS REQUIRED BY THIS SECTION SHALL BE MAINTAINED AS LIVING VEGETATION AND SHALL BE PROMPTLY REPLACED IF THE PLANT MATERIAL HAS DIED PRIOR TO FINAL ACCEPTANCE. PLANTING AREAS SHALL BE KEPT FREE OF TRASH, LITTER, AND WEEDS AT ALL TIMES. LANDSCAPE NOTES 67 620'1694'618'1532'620'W. 143RD STREETS. STEINER STREETX XX X X X X X X X X X X XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X XXX0Date:8/2/2018Footcandles calculated at gradeLayout by: JACOB EDLER1200 92nd Street - Sturtevant, WI 53177 www.cree.com - (800) 236-6800 Illumination results shown on this lighting design are based on project parameters provided to Cree, Inc. used in conjunction with luminaire test procedures conducted under laboratory conditions. Actual project conditions differing from these design parameters may affect field results. The customer is responsible for verifying dimensional accuracy along with compliance with any applicable electrical, lighting, or energy code.Filename: 180730DG1JEE.AGI200 400 800Scale: 1"=200'SR No. 31851FIXTURE MOUNTING HEIGHTS AS SHOWNPOLES TO BE SPECIFIEDADDITIONAL EQUIPMENT REQUIRED:(126) OSQ-DAxx DIRECT ARM(77) WM-DM WALL BRACKET(44) OSQ-HO-DAxx DIRECT MOUNT ARM***CUSTOMER TO VERIFY MOUNTING, VOLTAGE, AND COLOR PRIOR TO PLACING ORDERProject Name: PROJECT JUPITERMH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMOSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMOSQ-4ME_WMMH: 25Tilt: 0MH: 25OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 40Tilt: 0QHO-5ME_2bQHO-5ME_2bTilt: 0MH: 40QHO-5ME_2bMH: 40Tilt: 0MH: 40Tilt: 0QHO-5ME_2bMH: 40QHO-5ME_2bTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 40QHO-5ME_2bTilt: 0MH: 40Tilt: 0QHO-5ME_2bMH: 40Tilt: 0QHO-5ME_2bMH: 40Tilt: 0QHO-5ME_2bMH: 40Tilt: 0QHO-5ME_2bMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25OSQ-4ME_WMTilt: 0OSQ-4ME_WMMH: 25Tilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMOSQ-4ME_WMMH: 25Tilt: 0MH: 25Tilt: 0OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMOSQ-4ME_WMMH: 25Tilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMQHO-5ME_2aMH: 40Tilt: 0QHO-5ME_2aTilt: 0MH: 40MH: 25Tilt: 0OSQ-3MEMH: 25OSQ-3METilt: 0OSQ-3MEMH: 25Tilt: 0MH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25OSQ-3METilt: 0OSQ-3MEMH: 25Tilt: 0MH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3METilt: 0MH: 25OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3MEMH: 25OSQ-3METilt: 0MH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0Tilt: 0MH: 25OSQ-4ME_WMOSQ-4ME_WMMH: 25Tilt: 0MH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25OSQ-4ME_WMTilt: 0MH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-4ME_WMOSQ-3MEMH: 25Tilt: 0MH: 25OSQ-3METilt: 0MH: 25OSQ-3METilt: 0MH: 25OSQ-3METilt: 0MH: 25Tilt: 0OSQ-3MEMH: 25Tilt: 0OSQ-3METilt: 0MH: 25OSQ-3MEMH: 25Tilt: 0OSQ-3MEOSQ-3METilt: 0MH: 25OSQ-3MEMH: 25Tilt: 0MH: 25OSQ-3METilt: 0OSQ-3METilt: 0MH: 25MH: 25Tilt: 0OSQ-3MEOSQ-3MEMH: 25Tilt: 0OSQ-5ME_2Tilt: 0MH: 25OSQ-5ME_2Tilt: 0MH: 25Tilt: 0OSQ-5ME_2MH: 25MH: 25OSQ-5ME_2Tilt: 0OSQ-5ME_2Tilt: 0MH: 25MH: 40Tilt: 0QHO-5ME_2bQHO-5ME_2bMH: 40Tilt: 0Tilt: 0MH: 40QHO-5ME_2bTilt: 0QHO-5ME_2bMH: 40Tilt: 0MH: 40QHO-4METilt: 0MH: 40QHO-4METilt: 0MH: 40QHO-4MEMH: 25Tilt: 0OSQ-4ME_WMMH: 25Tilt: 0OSQ-3METilt: 0MH: 25OSQ-3METilt: 0MH: 40QHO-4METilt: 0MH: 40QHO-4MEQHO-4MEMH: 40Tilt: 0Tilt: 0MH: 40QHO-4METilt: 0QHO-4MEMH: 40Tilt: 0QHO-4MEMH: 40Tilt: 0MH: 40QHO-4METilt: 0QHO-4MEMH: 40MH: 40QHO-4METilt: 0MH: 25Tilt: 0OSQ-4ME_1MH: 25Tilt: 0OSQ-4ME_1Tilt: 0MH: 25OSQ-4ME_1OSQ-4ME_1MH: 25Tilt: 0MH: 25Tilt: 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1.9 2.6 4.2 6.5 5.65.02.84.21.9 1.4 1.3 1.23.6 3.42.03.72.30.8 1.0 1.4 2.1 3.3 3.3 3.22.33.82.71.5 1.1 0.9 0.8 1.4 3.9 3.83.21.83.30.9 0.9 1.4 2.2 5.85.61.72.32.72.1 2.8 4.3 4.3 4.5 3.8 2.83.11.02.1 2.2 2.7 6.25.4 2.7 1.71.10.84.61.5 2.4 2.7 2.3 2.3 2.3 2.61.02.40.95.4 3.6 2.5 1.9 2.2 2.74.45.54.11.7 1.0 0.9 1.0 1.3 1.9 2.76.23.22.2 4.35.5 3.0 2.3 1.9 2.26.23.44.43.2 4.1 3.1 2.6 3.1 4.6 4.03.23.42.8 2.3 2.6 2.3 1.9 1.94.24.34.84.82.5 1.9 2.2 4.4 4.13.91.75.15.81.83.0 2.1 1.4 1.0 0.9 0.93.62.24.75.8 2.8 2.3 1.8 2.0 2.7 4.25.21.54.31.41.1 1.2 1.4 1.5 2.0 4.31.14.04.51.7 0.8 0.7 0.7 0.8 0.8 0.84.22.02.35.95.5 3.3 2.2 1.9 2.41.12.10.82.1 2.4 2.9 2.8 3.1 4.5 5.22.51.02.2 2.7 3.2 3.7 5.4 5.20.90.80.91.51.0 1.3 1.9 2.5 5.95.7 2.40.93.90.90.8 0.8 0.8 0.7 0.7 0.81.83.81.54.3 4.7 2.3 1.7 1.8 1.7 1.60.81.40.92.41.7 1.5 1.4 1.5 1.7 1.81.41.11.01.0 1.5 2.2 4.25.2 3.0 2.41.62.40.91.4 1.32.3 2.2 2.3 2.61.82.43.52.7 4.54.9 2.6 1.7 1.0 0.93.11.15.2 2.9 1.6 0.9 0.8 0.9 1.12.01.12.21.1 1.1 1.1 1.2 1.1 0.9 0.81.22.62.13.0 2.8 2.9 3.4 3.3 2.66.23.22.92.51.6 1.5 1.5 1.7 2.0 2.12.42.95.70.81.0 1.0 1.1 1.2 1.4 1.93.14.93.12.5 1.7 1.0 0.8 0.9 1.3 1.42.51.12.53.3 4.54.7 4.1 2.0 1.31.01.11.21.1 1.1 1.2 1.3 1.7 2.6 3.71.11.31.3 1.4 1.9 2.6 4.2 5.7 4.21.41.21.11.4 1.6 1.8 2.2 2.6 5.31.51.32.20.71.2 1.3 1.4 1.3 1.0 0.81.21.51.14.65.9 2.8 2.1 1.4 1.2 1.11.30.90.71.30.7 0.7 0.8 0.8 0.8 0.70.70.70.70.7 0.8 1.4 3.0 5.05.0 3.90.71.11.8 1.3 1.2 1.10.8 0.8 0.80.70.91.31.6 3.3 5.34.8 3.5 1.6 0.90.81.04.84.5 3.8 1.6 0.9 0.7 0.82.10.91.11.0 0.9 0.9 1.0 0.9 0.9 0.80.91.81.71.2 1.2 1.2 1.2 1.3 1.53.62.01.71.6 1.50.8 0.8 0.9 0.9 0.91.41.70.93.32.9 4.3 4.0 4.2 3.1 2.11.31.11.00.9 1.4 2.8 5.45.2 3.7 2.21.52.25.84.7 5.82.7 2.5 2.6 3.02.02.22.83.3 5.74.9 3.3 1.6 0.9 0.93.14.25.2 2.6 1.7 1.1 0.9 1.0 1.31.92.72.36.7 4.6 3.0 2.1 1.3 1.00.71.96.13.02.4 2.3 2.3 2.7 3.3 3.04.64.02.74.34.3 4.4 4.5 3.8 2.6 2.12.43.11.84.02.2 1.6 1.5 1.4 1.3 1.36.11.55.02.4 3.1 3.8 5.0 5.91.8 1.81.32.01.0 0.8 1.0 1.5 2.2 2.1 1.82.81.82.42.2 1.6 1.1 0.9 0.9 1.5 2.21.81.81.1 0.9 0.8 1.4 3.5 4.24.51.82.23.21.9 1.9 1.7 1.6 1.7 1.9 2.44.40.81.02.2 2.2 4.0 4.54.3 4.01.60.92.61.0 1.5 2.3 3.4 2.7 2.5 2.62.01.70.92.91.3 2.1 3.9 9.2 8.9 3.11.90.62.62.1 5.5 6.7 5.2 2.1 0.8 0.61.53.77.91.0 1.1 1.3 1.7 2.5 4.21.35.69.02.8 2.5 2.9 4.0 6.1 4.24.36.42.00.8 0.9 1.2 1.9 2.7 4.4 4.51.52.93.21.3 1.0 0.8 0.7 1.3 2.51.84.45.21.28.8 3.0 1.4 0.6 0.9 2.10.86.71.62.1 0.8 0.6 1.6 3.5 9.0 8.93.45.40.91.24.2 4.4 3.0 2.1 1.4 1.02.70.71.91.4 1.51.1 1.3 1.4 1.4 1.80.81.31.73.5 3.3 3.3 3.0 3.1 2.14.51.74.91.6 1.4 1.0 0.7 0.7 0.9 1.31.74.61.0 0.7 0.7 0.9 1.2 1.8 2.72.67.01.32.9 2.1 1.3 0.9 0.8 0.7 0.94.12.94.54.7 3.6 2.7 2.4 2.9 4.51.43.83.34.2 5.4 4.3 2.5 2.0 1.4 1.24.23.85.85.82.3 1.5 1.0 0.8 0.8 1.52.95.42.74.3 2.2 1.0 1.0 2.1 4.2 5.73.11.87.32.5 1.1 0.9 1.8 3.9 5.63.83.71.40.9 0.8 1.0 1.3 2.1 3.5 3.05.52.65.9 4.4 2.4 1.2 1.1 1.4 2.15.32.91.42.7 3.3 3.4 3.0 3.2 3.8 4.93.31.04.90.8 1.4 3.0 5.2 5.7 4.25.31.03.12.1 4.2 5.7 5.3 3.0 1.4 0.93.02.27.94.97.9 7.3 2.3 1.1 0.6 1.11.97.20.74.7 2.3 1.1 1.0 1.3 1.8 2.72.30.51.9 0.7 0.7 1.9 4.4 7.9 7.34.41.14.61.1 2.3 7.1 7.8 4.5 1.9 0.72.33.81.2 2.7 4.9 5.8 4.9 2.5 1.14.21.83.75.5 5.4 3.6 1.7 0.8 1.2 2.60.93.02.23.8 3.0 2.9 3.2 3.9 4.70.94.01.72.0 1.5 1.4 2.3 4.1 5.7 5.54.35.90.83.60.8 0.8 0.8 0.8 0.7 0.70.70.70.71.3 3.0 5.05.0 3.9 2.0 1.40.73.31.34.80.7 0.8 0.8 0.8 0.90.71.71.15.34.8 3.5 1.6 0.9 0.7 0.71.11.03.8 1.6 0.8 0.7 0.8 0.9 1.01.21.03.71.0 1.0 1.0 0.9 0.8 0.71.71.04.52.81.2 1.2 1.3 1.4 1.8 2.74.54.84.80.9 0.9 0.9 0.9 1.0 1.2 1.81.14.52.45.71.5 1.4 1.3 1.3 1.2 1.32.81.85.93.0 4.0 4.7 5.40.7 0.8 0.81.50.65.90.6 0.6 0.6 0.7 0.7 0.72.20.71.20.6 0.6 0.7 0.9 1.5 2.2 5.60.71.20.7 0.9 1.5 2.2 4.35.7 2.90.81.40.61.1 1.1 1.2 1.2 1.3 1.5 2.12.10.63.31.8 2.5 4.65.4 2.5 1.70.60.70.60.6 0.6 0.6 0.7 0.7 0.7 0.60.91.01.90.82.4 2.8 2.4 2.3 2.3 2.62.02.52.61.3 1.2 1.12.7 2.2 2.2 2.23.21.60.81.5 2.3 2.3 2.0 1.9 2.01.82.42.01.1 0.8 0.8 1.2 2.0 4.85.82.23.10.7 0.9 2.4 3.53.4 3.1 1.62.62.11.53.5 3.3 3.3 4.1 3.0 2.4 2.51.51.40.82.9 3.53.6 2.9 1.1 0.70.81.01.02.2 3.6 2.8 2.6 2.7 3.6 2.42.60.71.61.01.2 1.3 1.6 2.1 2.7 5.01.12.41.20.9 0.8 0.9 1.3 1.5 1.5 1.35.61.34.54.7 4.1 2.1 1.5 1.4 1.31.11.31.41.5 1.6 1.9 2.6 2.7 2.2 2.21.31.82.3 2.0 1.5 1.3 1.21.7 1.51.31.51.62.1 2.3 2.6 5.25.7 2.3 1.51.45.80.91.5 1.4 1.0 0.8 0.8 1.42.24.61.82.8 2.2 1.8 2.0 1.9 1.7 1.61.32.1Luminaire Schedule / "Did you know that utility rebates can cover 25% or more of a products cost? Email rebates@cree.com to get help on your project!"SymbolQtyLabelCalculation SummaryLabelUnitsAvgArrangementLumens/LampLLFMaxMinAvg/MinMax/MinCalcPtsFc2.36Lum. WattsDescription9.50.123.6095.00Center DocksFc1.986.80.63.3011.33Drive LanesFc3.499.50.56.9819.00East DocksFc2.596.50.55.1813.00Future Trailer ParkingFc2.515.60.212.5528.00South Parking AreaFc2.088.80.63.4714.6734OSQ-3MESINGLE271031.000215OSQ-A-NM-3ME-U-57K-xx-xx5OSQ-4ME_1WALL MOUNT271031.000215OSQ-A-NM-4ME-U-57K-xx-xx77OSQ-4ME_WMWALL MOUNT271031.000215OSQ-A-NM-4ME-U-57K-xx-xx5OSQ-5ME_2BACK-BACK250951.000215OSQ-A-NM-5ME-U-57K-xx-xx12QHO-4MESINGLE686911.000550OSQ-HO-A-NM-4ME-65L-57K-xx-xx2QHO-5ME_2a2 @ 90637511.000550OSQ-HO-A-NM-5ME-65L-57K-xx-xx14QHO-5ME_2bBACK-BACK637511.000550OSQ-HO-A-NM-5ME-65L-57K-xx-xxTrailer Entrance GatesFc3.136.41.12.855.82West DocksFc2.476.40.73.539.1468 69 70 71 72 73 74 75 76 77 78 79 80 Agenda Item No: Zoning Board of Appeals & Plan Commission Agenda Item Report Meeting Date: August 7, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: NEW BUSINESS Subject: CASE NO.: 1792-052418.CP.REZ.SU.SPR.PP REQUEST: Re-zoning (Public Hearing), Special Use for Planned Development (Public Hearing), Site Plan Review, Preliminary Plat LOCATION: 24950 West 127th Street APPLICANT: AP Homes, LLC Suggested Action: Attachments: Park West Staff Report and Graphics.pdf 81 82 83 84 85 86 87 88 89 90 91 92 PARK WEST AERIAL SUBJECT SITE N 93 3S701 WEST AVENUE, SUITE 150WARRENVILLE, ILLINOIS 60555PHONE (630) 393-3060FAX (630) 393-215210 S. RIVERSIDE PLAZA , SUITE 875CHICAGO, ILLINOIS 60606PHONE (312) 474-7841FAX (312) 474-60992416 GALEN DRIVECHAMPAIGN, ILLINOIS 61821PHONE (217) 351-6268FAX (217) 355-1902RESOURCE ASSOCIATESENGINEERINGNOT TO SCALE94 95 96 97 98 99 100 3S701 WEST AVENUE, SUITE 150WARRENVILLE, ILLINOIS 60555PHONE (630) 393-3060FAX (630) 393-215210 S. RIVERSIDE PLAZA , SUITE 875CHICAGO, ILLINOIS 60606PHONE (312) 474-7841FAX (312) 474-60992416 GALEN DRIVECHAMPAIGN, ILLINOIS 61821PHONE (217) 351-6268FAX (217) 355-1902RESOURCE ASSOCIATESENGINEERING101 3S701 WEST AVENUE, SUITE 150WARRENVILLE, ILLINOIS 60555PHONE (630) 393-3060FAX (630) 393-215210 S. RIVERSIDE PLAZA , SUITE 875CHICAGO, ILLINOIS 60606PHONE (312) 474-7841FAX (312) 474-60992416 GALEN DRIVECHAMPAIGN, ILLINOIS 61821PHONE (217) 351-6268FAX (217) 355-1902RESOURCE ASSOCIATESENGINEERING102 EXISTING ORNAMENTAL TREE (TYP)EXISTING SHADE TREE (TYP)SEE L2 FOR PARK AREA DETAILSSEE L3 FOR PROTOTYPICALUNIT PLANSNORTH BUFFER22 EXISTING SHADE TREE18 EXISTING ORNAMENTAL16 EVERGREENEXISTING EVERGREEN TREE (TYP)SEE L3 FOR PROTOTYPICALUNIT PLANSPARKWAY TREES (TYP)PARKWAY TREES (TYP)SEE L2 FOR ENTRANCEAREA DETAILS127TH PARKWAYCALC: 828 LFREQ: 1 TREE PER 40 LF(20 TREES TOTAL)PROVIDED: 20 TREESEAST INTERIOR SIDE VEHICLE USECALC: 5505 SFREQ: 30 UNIITS PER 1000 SF(165 UNITS)PROVIDED: 177INCLUDING EXISTING TREES5 SHADE (5 pu) = 2511 EVG. TREE (4 pu) = 4454 LARGE SHRUBS ( 2 pu) = 108INTERIOR PARKWAY TREESCALC: 1400 LFREQ: 1 TREE PER 40' X 2( 70 TREES)PROVIDED: 70 TREES127TH FRONTAGECALC: 828 LFREQ: 1 TREE 10 SHRUBS PER 30 LF(27 TREES AND 270 SHRUBS TOTAL)PROVIDED: 34 TREES 275 SHRUBSPARK WEST4'+/-8'W E S TPARKPlainfield , ILDATE: 7.19.18JOB: P-SCALE: 1"=40'BY:MT/PG/EBSHEET L1 OF 4SHEET TITLE:PRELIMINARYLANDSCAPEPLAN0REVISIONS:Copyright Wingren Landscape, allrights reserved. The design and anyand all ideas contained herin are thesole property of Wingren landscape.Reproduction of the design or conceptembodied herin in any form, in whole orin part, without the consent of WingrenLandscape is prohibited.5126 Walnut Ave.Downers Grove, IL 60515TEL 630.759.8100www.wingrenlandscape.comPark West SubdivisionPRELIMINARY LANDSCAPE PLANSCALE: 1" = 40'-0"408020All base information & dimensions areapproximate only. All layout to be verified inthe field.This plan is PRELIMINARY ONLY. It issubject to change pending final design andreview with Owner.LEGENDEXISTING TREESEVERGREEN TREEORNAMENTAL TREEUPRIGHT EVERGREENSEVERGREEN SHRUBSBOXWOOD HEDGEDECIDUOUS SHRUBSSHRUB ROSESPERENNIALS, ORN. GRASSESGROUNDCOVERS & ANNUALSOrnamentalEvergreenShadePRELIMINARY ENTRANCE SIGNAGELANDSCAPE CALCULATIONSSCALE: 3/8" = 1'-0"SEE L2 FOR DETAILED LANDSCAPE PLANSSEE L3 FOR PROTOTYPICAL UNIT PLANSSEE L4 FOR EXISTING TREE SURVEYGATEWAY ENTRANCE DETAILSCALE: 3/8" = 1'-0"103 PICNICSHELTER (2)PAVER SITTING AREASW/ 4 BENCHESTOT LOTGATEWAYENTRANCEGATEWAYENTRANCEORNAMENTAL PEAR TREES (TYP)SIGNAGEPIERSIGNAGEPIERCOLUMNAR SHADE TREE (TYP)PERENNIALS/ ORN. GRASSES (TYP)DECIDUOUS SHRUBS (TYP)EVERGREEN SHRUBS (TYP)ORNAMENTAL TREE (TYP)EVERGREEN TREES (TYP)PARKWAY TREE (TYP)Plainfield, ILDATE: 7.19.18JOB: P-SCALE: 1"=20'BY:MT/PG/EBSHEET L2 OF 4SHEET TITLE:PRELIMINARYLANDSCAPEPLAN DETAILS0REVISIONS:Copyright Wingren Landscape, allrights reserved. The design and anyand all ideas contained herin are thesole property of Wingren landscape.Reproduction of the design or conceptembodied herin in any form, in whole orin part, without the consent of WingrenLandscape is prohibited.5126 Walnut Ave.Downers Grove, IL 60515TEL 630.759.8100www.wingrenlandscape.comPark West SubdivisionPARK AREA DETAILSCALE: 1" = 20'-0"204010All base information & dimensions areapproximate only. All layout to be verified inthe field.This plan is PRELIMINARY ONLY. It issubject to change pending final design andreview with Owner.SITE AMENITIES0ENTRANCE AREA LANDSCAPE PLAN DETAILSCALE: 1" = 20'-0"204010TOT LOT BY LANDSCAPE STRUCTURESLEGENDEXISTING TREESEVERGREEN TREEORNAMENTAL TREEUPRIGHT EVERGREENSEVERGREEN SHRUBSBOXWOOD HEDGEDECIDUOUS SHRUBSSHRUB ROSESPERENNIALS, ORN. GRASSESGROUNDCOVERS & ANNUALSOrnamentalEvergreenShadePICNIC SHELTER (12x12) BY DDFDFDF104 Courtyard UnitsORNAMENTAL TREE (TYP.)PERENNIALS, GROUNDCOVERS, & GRASSESLARGE DECIDUOUS SHURBSEVERGREEN SHRUBSDWAFT DECIDUOUS SHRUBS & ROSE SHUBSDRIVEWAYSTownhome UnitsORNAMENTAL TREE (TYP.)PERENNIALS, GROUNDCOVERS, & GRASSESDWAFT DECIDUOUS SHRUBS & ROSE SHUBSLARGE DECIDUOUS SHURBSEVERGREEN SHRUBSUPRIGHT EVERGREENSPlainfield, ILDATE: 7.19.18JOB: P-SCALE: 1"=10'BY:MT/PGSHEET L3 OF 4SHEET TITLE:PROTOTYPICALUNITPLANS0REVISIONS:Copyright Wingren Landscape, allrights reserved. The design and anyand all ideas contained herin are thesole property of Wingren landscape.Reproduction of the design or conceptembodied herin in any form, in whole orin part, without the consent of WingrenLandscape is prohibited.5126 Walnut Ave.Downers Grove, IL 60515TEL 630.759.8100www.wingrenlandscape.comPark West SubdivisionPROTOTYPICAL UNIT PLANSCALE: 1" = 10'-0"10205All base information & dimensions areapproximate only. All layout to be verified inthe field.This plan is PRELIMINARY ONLY. It issubject to change pending final design andreview with Owner.NOTE: THESE PLANS AREBASED ON PRELIMINARYARCHITECTURE ONLY.FINAL PLANS SUBJECT TOFINAL ARCHITECTUREAND ENGINEERING.18/24" BB18/24" BBNeon Flash SpireaSpiraea j.'Neon Flash'Compost (Yard Waste or Mushroom)Shredded Hardwood BarkKentucky Bluegrass Blend (mineral base)DESCRIPTIONBowles Periwinkle SpeedwellSunny Border Blue Spike Silver Carpet Lamb's EarAutumn Joy StonecropBlack-Eyed SusanRussian SageHusker Red BeardstongueJapanese SpurgeKobold GayfeatherSiberian irisPlantain-LilySummer Sun False SunflowerBulgarian IvyBlood-red GeraniumPurpleleaf WintercreeperConeflowerMoonbeam CoreopsisAstilbePurple Dome New England AsterLady's MantleMoonshine YarrowDwarf Fountain GrassSwitch GrassFeather/Maiden GrassBlue FescueBlue Lyme GrassBronze Tufted Hair GrassFeather Reed GrassHicks YewDense YewYoungstown JuniperAndorra JuniperGreen Sargent JuniperBlue Rug JuniperBlue Chip JuniperSea Green JuniperCompact Pfitzer JuniperKally's Compact JuniperOld Gold JuniperChina Girl HollyChina Boy HollySarcoxie EuonymusEmerald Gaiety EuonymusEmerald & Gold EuonymusGlossy Leaf EuonymusSnowmound SpireaShibori SpireaNorman SpireaEuonymus f.'Coloratus'MulchCYMATERIAL & LABOR LIST:GROUNDCOVERS 2" pot1 GAL.Veronica s.'Sunny Border Blue'Stachys b.'Silver Carpet'MulchITEMCYSodSYVinca m. 'Bowles'Sedum 'Autumn Joy' Rudbeckia f.'Goldstrum'Perovskia atriplicifoliaPenstemon d.'Husker Red'Pachysandra terminallisIris siberica (cultivars)Hemerocallis cultivarsHeliopsis s.'Summer Sun'Hedera helix 'Bulgaria'Geranium sanguineumLiatris s. 'Kobold'Hosta cultivarsDaylilyJuniperus h.'Youngstown'PERENNIALS1 GAL.Panicum species and cultivarsEchinacea purpurea (cultivars)Coreopsis v.'Moonbeam'Aster n-a.'Purple Dome'PERENNIALS & GROUNDCOVERS Pennisetum a. 'Hameln'Astilbe cultivarsAlchemilla mollisAchillea 'Moonshine'Miscanthus species and cultivarsDeschampsia c.'Bronzeschleier'Calamagrostis a.'Strictus'ORNAMENTAL GRASSTaxus m. 'Densiformis'Festuca o. glaucaElymus glaucusTaxus m. 'Hicksii'18-24"Euonymus f. 'Sunspot'Juniperus h. 'Andorra'Juniperus c. 'Sargentii Viridis'Juniperus c. 'Blue Rug'Juniperus c. 'Blue Chip'Juniperus c. 'Sea Green'Juniperus c.'Pfitz. Compacta'Juniperus c. 'Kallay's Compact'Juniperus c.'Old Gold'Ilex m.'China Girl'Ilex m.'China Boy'Euonymus f.'Emerald Gaiety'Euonymus f. 'Emerald Gold'Euonymus f.'Carrierei'Buxus m. var. koreana 'Wintergreen'EVERGREEN/BROADLEAF SHRUBSSpiraea j. 'Snowmound'Spiraea j.'ShiboriSpiraea j.'Norman'2" Pot2" Pot2" Pot2" Pot1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.2" Pot2" Pot1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.2" Pot2" Pot1 Gal.1 Gal.18/24" BB18/24" BB1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.1 Gal.18/24" BB18/24" BB18/24" BB18/24" BB5 Gal.5 Gal.18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB2 Gal.2 Gal.2 Gal.2 Gal.Wintergreen Boxwood5 Gal.5 Gal.5 Gal.5 Gal.5 Gal.5 Gal.2 Gal.2 Gal.18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BBGold Flame SpireaGoldmound SpireaFroebel's SpireaAnthony Waterer SpireaGrefshiem SpireaThe Fairy Shrub RoseFlower Carpet Pink Shrub RoseNearly Wild Shrub RoseKnockout Shrub RoseCarefree Wonder Shrub RoseCarefree Delight Shrub RoseGreen Mound Alpine CurrantAlpine CurrantGro-Low SumacSunburst HypericumKalm St. John's WortDwarf FothergillaEmerald Gaiety EuonymusGlossy Leaf EuonymusCranberry CotoneasterCrimson Pygmy BarberryDWARF DECIDUOUS SHRUBS & SHRUB ROSESRed Prince Old Fashion WeigelaMohican Nannyberry VibunumJudd ViburnumChicago Lustre ViburnumMiss Kim Dwarf LilacAnnabelle HydrangeaDwarf Burning BushPeking CotoneasterBailey Redosier DogwoodGrey DogwoodVariegated DogwoodBrilliant Red ChokeberryEmerald Green ArborvitaeBlack Hills SpruceColorado Blue SpruceColorado Green SpruceNorway SpruceBlackhaw ViburnumJapanese Tree LilacAristocrat Callery PearFlowering Crabapples Vernal WitchhazelThornless Cockspur HawthornRiver BirchPrincess Diana ServiceberryAutumn Brilliance ServiceberryShadblow ServiceberryEuropean Black AlderAmur MapleThe following is a general listing of quality plant material from which final plant species assignments may be selected.Plans to be used in heavy shade locations (North Sides of Buildings)18-24"Rosa 'Carefree Delight'Spiraea b.'Gold Flame'Spiraea b. 'Goldmound'Spiraea b.' Anthony Waterer'Spiraea x c. 'Grefshiem'Rosa 'Carefree Wonder'Rosa 'The Fairy'Spiraea b.'Froebeli'Rosa 'Noatraum'Rosa 'Nearly Wild'Rosa 'Knockout'Ribes a.'Green Mound'Hypericum f. 'Sunburst'Hypericum kalmianumEuonymus f. 'Emerald Gaitey'Euonymus f. 'Carrierei'Cotoneaster apiculataBerberis t. 'Crimson Pygmy'Fothergilla gardeniiRibes alpinumRhus a.'Gro-Low'3'BB6'BBWeigela f. 'Red Prince'Viburnum d. 'Synnestvedt'Hydrangea a. 'Annabella'Euonymus a. 'Compatus'Cotoneaster acutifoliaViburnum l. 'Mohican'Viburnum x juddiiSyringa p.'Miss Kim'Cornus s. 'Baileyi'Cornus a. 'Argenteo-marginata'Aronia a. 'Brilliantissima'LARGE DECIDUOUS SHRUBSCornus racemosaThuja Occidentalis 'Smaragd'Pinus Glauca 'Densata'Picea p. 'Glauca'Picea pungensPicea abies6' BBSIZEKEYAmelanchier g.'Princess Diana'Malus species and cultivarsCrataegus crus-galli v. inermisPyrus c.'Aristocrat'EVERGREEN TREESViburnum prunifoliumSyringa reticulataHamamellis vernalisCercis canadensisBetula nigraPlans to be used in shade or sunAmelanchier g.'Autumn Amelanchier canadensisDECIDUOUS ORNAMENTAL TREESAcer ginnala Brilliance'Alnus glutinosaPLANT LIST -FOUNDATIONS PLANTINGS3 Gal.3 Gal.18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB3 Gal.3 Gal.3 Gal.3 Gal.3 Gal.3 Gal.3 Gal.3 Gal.3 Gal.3 Gal.18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB18/24" BB5 Gal.5 Gal.5 Gal.5 Gal.18/24" BB18/24" BB18/24" BB18/24" BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB3' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BB6' BBSIZE/PROTOTYPICAL COURTYARD PLANSCALE: 1" = 10'-0"PROTOTYPICAL TOWNHOME PLANSCALE: 1" = 10'-0"Techny ArborvitaeThuja Occidentalis 'Techny'6' BB6' BB105 #1#2#3#4#5#6#7#8#9#10#11#12#13#14#15#16#17#18#19#20#21#22#23#24#25#26#27#28#29#30#31#32#33#34#35#36#37#38#39#40#41#42#43#44#45#46#47#48#49#50#51#52#53#54#55#56#57#58#59#60#61#62#63#68#64#65#66#67#69#70#71#72#73#74#75#76#77#78#79#80#81#82#83#84#85#86#87XXPlainfield , ILDATE: 7.19.18JOB: P-SCALE: 1"=40'BY:MT/PGSHEET L4 OF 4SHEET TITLE:TREE SURVEY0REVISIONS:Copyright Wingren Landscape, allrights reserved. The design and anyand all ideas contained herin are thesole property of Wingren landscape.Reproduction of the design or conceptembodied herin in any form, in whole orin part, without the consent of WingrenLandscape is prohibited.5126 Walnut Ave.Downers Grove, IL 60515TEL 630.759.8100www.wingrenlandscape.comPark West SubdivisionTREE SURVEYSCALE: 1" = 40'-0"10205All base information & dimensions areapproximate only. All layout to be verified inthe field.This plan is PRELIMINARY ONLY. It issubject to change pending final design andreview with Owner.LEGENDEXISTING TREESEVERGREEN TREEORNAMENTAL TREEUPRIGHT EVERGREENSEVERGREEN SHRUBSBOXWOOD HEDGEDECIDUOUS SHRUBSSHRUB ROSESPERENNIALS, ORN. GRASSESGROUNDCOVERS & ANNUALSOrnamentalEvergreenShade106